Continuum Floats Possible 600-Foot Tower at 1855 JFK Causeway in North Bay Village
The Continuum Company, a New York-based developer, is seeking zoning changes for two properties it owns along the JFK Causeway in North Bay Village, including the site of the recently proposed Continuum Club & Residences. The amendments plan to alter existing zoning from T6-30 to the area’s own “Continuum Waterfront District Special Area Plan”. The Special Area Plan will grant The Continuum Company increased heights on both properties, as well as altered density, changes to floorplate limitations, and certain benefits only applicable under the Continuum Waterfront District Special Area Plan. Both properties, 1755 and 1855 JFK Causeway, have already secured rounds of site plan approvals, with construction underway for Continuum Club and Residences at 1755 JFK Causeway. The newly proposed Special Area Plan (SAP), however, alters both site’s previously approved heights and density. For example, the Continuum Club & Residences now proposes 236 residential units (up from the previously approved 198) by reducing the amount of planned non-residential space. On the other hand, a prior proposal for 1855 JFK Causeway that featured 345 residential units and 273 hotel rooms has been revised to include 311 residential units and 200 hotel rooms, making room for expanded non-residential uses such as amenity spaces, offices, and similar functions. Additionally, one of the most significant zoning changes is the increase in height limits: the Continuum Club & Residences can now measure up to 440 FT (40 stories), while the east tower is permitted to rise as high as 600 FT (60 stories). A 600 FT tower would be the tallest in North Bay Village. The development also features expanded open space, civic areas, and pedestrian-friendly elements such as an 18-foot-wide “Island Walk,”: a waterfront sidewalk accessible to both residents and the public. Additional improvements include 60-foot-wide view corridors, made possible by the tower’s respective driveways. As part of the approval, 5% of the total unit pool (28 units) must be provided for non-subsidized workforce housing. If The Continuum Company decides not to build these units, they are required to pay a fee toward workforce housing initiatives. According to documents, all designated workforce housing units are planned within the east tower, the tallest structure. While the decision to pursue the Special Area Plan (SAP) may seem like a surprise given both properties already have approvals and one is under construction, the decision comes after recent changes to North Bay Village’s zoning code. Updated code now allows the Commission to grant allocations in development capacity or height within an SAP to promote “public waterfront access, expanding open space, and enhancing the Village’s public parks to better address the recreational and open space needs of its residents.” If approved, the project must follow a strict timeline. The developer must obtain a master building permit within 2 years of approval, with only 2 additional one-year extensions if requested. This means the developer is given 4 years to break ground after approval, or the project’s approval and subsequent zoning changes are null. According to a staff report, the proposed SAP is “consistent with the redevelopment goals of the North Bay Village Comprehensive Plan, the pillars of the NBV100 Master Plan, and the vision for the Kennedy Boulevard district.” The North Bay Village planning board will review the ordinance and make recommendations, either approving or denying it. The final decision will be made by the Village Commission on June 17, 2025. Although staff can give guidance, the final vote may deviate from recommendations.
Group P6 Updates Their Proposal for ‘The Gateway Residences’ in Ojus: Adding More Density and Height
After gaining final approval for their flagship Ojus/Aventura project coined ‘The Gateway Residences’, Group P6 is resubmitting the project with plans for higher density and other benefits under the Live Local Act. Group P6 is not alone in the rush to secure land or approvals amid the Live Local Act’s impact. In fact, dozens of Live Local Act projects have been submitted in Miami proper alone. Newly submitted plans for ‘The Gateway Residences’ by Idea Architects call for the development to have 365 residential units, 4,300 SF of retail/co-working space, and 443 parking spaces. Units will range from studio, 1 bedroom, 1 bedroom+den, 2 bedroom, 2 bedroom+den, 3 bedroom, and 3 bedroom+den orientations. The majority of the building will be composed of 1 bedroom and 2 bedroom units, making up more than half of the units proposed. As per Live Local Act requirements, the developer must make 40% of the units affordable, hence at least 146 units will have their rents priced at or below 120% of the Area Median Income. This marks a significant change from the original 2023 proposal, which included 195 residential units, 453 parking spaces, more than 18,000 SF of retail space, and approximately 100,000 SF of office space. The revised plan nearly doubles the residential density while significantly reducing the commercial footprint. Thanks to the Live Local Act’s provision allowing developers to apply zoning regulations from within a 1 mile radius, the project could update its tower massing closer to NE 26th Avenue. Previous massing were restricted to the east side of the property, as that side was under relaxed density restrictions unlike the west side. Below shows a comparative analysis of massing changes. The revised development proposal now envisions a 21-story tower reaching 227 FT in height, slightly exceeding the original plan of 17 floors and 208 FT. While current zoning permits high-rises up to 15 stories, the project qualifies for an additional six floors by meeting specific criteria. Likewise, the ground floor which prioritized retail and other uses now features co-working space, a lobby, and more. The project’s pedestrian activation like wide sidewalks and sufficient greenery remained consistent between both proposals. Before moving forward, Group P6 must demolish the existing properties at 2630 NE 203 St and 2600 NE 203 St and gain approval for the project. If built, it will rise among higher density projects currently sprouting in Ojus, Miami-Dade.
Keystone Holdings Proposes ‘Keystone Midway’, a Mixed-Income Live Local Project in Fontainebleau
A developer is proposing a mixed-income housing project in Fontainebleau under Florida’s Live Local Act, continuing a trend of residential developments emerging in commercial and industrial zones. Keystone Holdings plans to build the multi-story high-rise on commercial land near Midway Crossings, a major shopping center home to high traffic and zero high density residential. The project, named Keystone Midway, is making use of improved density, quicker approval times, and other benefits like parking reductions associated with the Live Local Act. If built, the development hopes to establish a mixed-use environment in an environment currently dominated by commercial uses. The development will include the construction of 477 units, with at least 40% of the units designated as “affordable/workforce” housing. This translates to 191 affordable units, priced at or below 120% of the Area Median Income. Units will range from 1 bedroom, 1 bedroom/den, and 2 bedroom apartment orientations. Based on rent cap data from Bilzin Sumberg, developers are allowed to price one-bedroom units at $2,788 and two-bedroom units at up to $3,345, which heightens concerns regarding the true affordability of all Live Local Act projects, not just Keystone Midway. Because the development utilized the Live Local Act, density boosted from an allowable 125 dwelling units per acre to an allowable 250 dwelling units per acre. To house said units, located within the tower’s podium are 639 parking spaces, reduced from the 792 required spaces under code. This reduction was made possible through a 25% parking reduction waiver for workforce/affordable units in Miami-Dade. All parking spaces will be masked from the public with the inclusion of podium-lining units, allowing for enhanced pedestrian activation and aesthetics. The property is also fronted by a bus station, giving residents mobility options. While the plans are still a draft, the developer is proposing a range of uses on the ground floor, from 8,624 SF of retail space to residential amenity space like a pool, hot tub, and more. Existing sidewalks of around 5 FT will be expanded to a maximum width of around 30 FT. Although greenery is not included in the site plan, the developer will likely provide it given code requirements. Lastly, elevations provided by FORMGROUP Architecture, the architect responsible for prelimintary drawings, showcase a tower rising 18 floors or measuring 183 FT. This height not only eclipses the nearby building, but rises akin to a residential tower at 9595 Fontainebleau Blvd: the current tallest in Fontainebleau, FL. Although the Live Local Act allows for increased height limits, this benefit is not needed on this property as current code actually allows for unlimited building height. As of now, no permits have been filed for the site: none for demolition, building, or site planning. While the developer is required to obtain all of these before breaking ground, if this project moves forward, it could become one of the first examples of Live Local development actually taking shape in Miami-Dade, especially in areas farther west where no such projects have broken ground to date.
Kolter Urban Enters the Miami Market With Two Highrises on the Border of Miami’s Design District at 3801 Biscayne Blvd
Kolter Urban, a firm which boasts high-rise developments in multiple Floridian cities, is breaking into the Miami market with a twin tower project on the border of Miami’s Design District. Designed by the infamous Miami-based firm Arquitectonica, the project is planning to bring two 20-story towers with ample ground floor retail space, parking, and condos. More specifically, the development will include a combined density of 164 units, 8,874 SF of commercial space, 374 parking spaces, 2 hotel rooms, and around 50 bicycle parking spaces. Units will be split between 1 bedroom, 2 bedroom, 3 bedroom, 4 bedroom, and penthouse orientations. Units will be generously sized, with 1 bedroom units having an average size of 3,500 SF between both towers, although unit size is preliminary/still in the planning process. Kolter Urban and Arquitectonica will face review of their design considerations on May 21st by the Urban Development Review Board. Located at 3801 Biscayne Blvd and 3883 Biscayne Blvd, the tower is designed to abide by all zoning regulations, hence the tower includes no waivers, variances, or the utilization of the Live Local Act. For example, the tower is split between two zoning designations of T6-12-L and T4-R. T6-12-L boasts increased density and the ability for towers, while T4-R restricts development to low density multifamily housing. This is reflected in the tower’s plans, which features transitional density from high-rises to townhomes. The townhomes are part of a future phase and are not included in the plan’s submission. The planned towers aim to enhance the pedestrian experience along Biscayne Boulevard by incorporating retail spaces that face the major throroughfare. The project also features extensive greenery along the sidewalks, promoting “walkability, sustainability, and the integration of vibrant public spaces”. Additionally, the plans include elevation drawings showing that both towers will measure 293 FT. These elevations showcase a mix of design elements such as glass railings, bronze glass curtain walls, bronze stucco finishes, and other architectural details. Before construction can begin, Kolter Urban must demolish multiple structures on the site, with many dating back to the early 1900s. In total, demolition must encapsulate 8 properties including offices, retail, multiple single family homes, and the iconic Biscayne Medical Plaza building. As of May 19th, 2025, no permits have been filed recently relating to demolition, site preparation, or construction, although that may change in the distant future.
New ‘Sense 22’ Residential Tower Proposed as HA Emprendimientos Grows Edgewater Brand
HA Emprendimientos, headquartered in Argentina, has submitted plans for ‘Sense 22’ to Miami’s Urban Development Review Board (UDRB). Located on the outskirts of Miami’s Edgewater neighborhood, the project comes amid an unprecedented surge in development in Edgewater, sitting just blocks away from the newly announced Braman Motors Campus: a major mixed-use project that will include two new towers, car shows, and more. The developer is planning to utilize the recently enacted Live Local Act, which allows for higher density and height for the exchange of affordable housing. Designed by Anillo Toledo Lopez Architecture, the tower is a continuation of the ‘Sense’ brand in Miami, with projects like Sense Edgewater 28 already rising out of the ground. The project is aiming to move forward on May 21st with a hope for approval by UDRB staff. The project is planned to include 328 residential units, of which 40% are affordable rentals. This translates to 132 units being designated as affordable. In addition, the project will have units split between studio, 1 bedroom, 1 bedroom + den, and 2 bedroom orientations. 1 bedroom and 2 bedroom units make up the bulk of the units, as they consist of about 83.5% of total units. However, despite having a high density of around 449 units per acre, the project is actually entitled to higher: 1000 units/acre, with the possibility for 730 units. Further bonuses are provided to the developer, including parking reductions. Because the development is located in an opportunity zone close to public transportation and located within the Omni Redevelopment Area, it’s entitled to a 30% reduction in parking, bringing down required parking from 525 to 367. The developer will include 372 parking spaces. Although the ground floor does not feature any retail, the pedestrian activation is generally an improvement for the area. For instance, the property will ‘boast a parking structure lined with apartments along the entirety of its street frontage, an open and inviting street-level facade characterized by storefront glass, and tower elevations with varied architectural treatment’ according to the property’s letter of intent. More specifically, the area’s approximately 4-foot sidewalk at 138 NE 22nd Street will extend to nearly 16 FT, along with adequate street parking and greenery. The current pedestrian activation will greatly benefit from this improvement, as current site photos showcase the sidewalks abutting the property facing neglect with trash, overgrown greenery, and crumbling concrete. Elevations feature a 36-story tower rising 381 FT, although the tower could ‘technically’ rise 80 floors within its right as per the Live Local Act, albeit the FAA usually forces towers to comply to around 600 FT in height in Edgewater. Elevations also outline features such as a rooftop sky lounge on floor 36, or an amenity deck on the 9th floor. Amenity spaces include a clubroom, gym, seating areas, wellness room, co-working/podcast areas, and more. To conclude, the project’s specifications are as follows:
Embattled Property at 340 Biscayne Listed for Redevelopment Amid Bankruptcy and Debt Dispute
Following multiple bankruptcies in an attempt to reorganize debts and prevent foreclosure on the property, 340 Biscayne Owner LLC is listing their Holiday Inn property at 340 Biscayne Blvd on the market. The move comes at a time when multiple developers are eyeing land along Biscayne Blvd for redevelopment: primarily ‘supertall’ redevelopment. At both 130 Biscayne Blvd and One Bayfront Plaza, developers have planned two distinct supertalls to rise alongside The Waldorf Astoria Residences Miami. First reported by The Real Deal, Gilberto Bomeny, affiliated with 340 Biscayne Owner LLC, is advertising the site after bankruptcy court Judge Laurel Isicoff approved the marketing of the property under Hilco Real Estate Sales. The site, home to a multi-story Holiday Inn built in 1950, has been battling financial distress since its first Chapter 11 bankruptcy filing in 2021. While a federal court allowed the hotel’s loan to be extended so operations could continue, New York-based Cirrus Real Estate eventually took over both the land and outstanding debt from Kawa Capital, a move 340 Biscayne LLC claims happened without their consent. In 2023, 340 Biscayne regained ownership of the land through a new deal with Cirrus, securing a $70 million loan that went into default in 2024. To complicate matters, 340 Biscayne claimed that Cirrus deliberately backed them into a corner by ignoring a potential parking lot redevelopment that would’ve provided short-term revenue to offset debt. The company also accused Cirrus of charging interest rates above 25%, a rate exceeding Florida’s legal usury limits. In November 2024, Cirrus attempted to foreclose through a UCC filing, but 340 Biscayne responded by filing for Chapter 11 once again, temporarily delaying foreclosure and opening the door to find a buyer or redevelopment partner. While Cirrus is primarily concerned with zero payments made towards the existing debt, the company also believes the filing of multiple bankruptcies is giving the company little leverage. According to marketing material provided by Hilco Real Estate Sales, the property will be called Regalia on the Bay, rising 82 floors: a height allowable under Miami21 zoning. There will be 374 residential units, 120 hotel rooms, and 500 parking spaces in a tower designed by Arquitectonica. The project will be in proximity to multiple parks, retail, and public transit including Miami’s Metrorail and Metromover. The development is one of the many sites along Biscayne Blvd to hit the market. Another site close-by is 400 Biscayne Blvd, which was listed by PMG Development not too long ago. The listing allows interested parties to either partner with the property owner on the redevelopment, refinance the defaulted $70 million loan, or purchase the site. Expressions of interest are due by June 16th. If a deal is made, Cirrus and 340 Biscayne Owner LLC will be one step closure to resolving debt issues.
Phase Two of Adela at MiMo Bay Submitted to Miami’s Urban Development Review Board
Phase two of Adela at MiMo Bay is moving ahead, spearheaded by Atlanta-based ACRE Real Estate. The project took a major step forward after a rezoning and FLUM amendment were approved on November 21, 2024, allowing for greater density than before. The site at 645 NE 64th Street in Miami is now cleared for up to 337 units, with a maximum building height of 75 feet. As part of the agreement, at least 20 units must be set aside as workforce housing, with 16 of them reserved for households earning 80% or less of the Area Median Income. ACRE has previously expressed interest in moving forward on the property, which will prove beneficial given the developers are allowed at most 3 years to obtain building permits. Thus, the UDRB hearing for the development on April 23rd will be one of the first steps in the right direction, with board members approving or denying the design by Corwil Architects. Likewise, the developer has already submitted permits, including a general construction permit, a site work permit for foundation tasks, and a tree permit that includes the removal of multiple palm species, oak trees, a mango tree, banyan tree, and more. As per the covenant, the developer must “preserve, relocate, or replace all on-site trees to the greatest extent practicable”. The developer is following the agreement by planting all necessary trees, such as bald cypresses, palms, and more to compensate for lost greenery. No permits have been approved yet. True to a letter provided in the application, the design is meant to not only express homage to MiMo’s design history, but provide setbacks between the development and Legion Park through a pedestrian-orientated paseo. On the portion of the building facing Biscayne Boulevard, there will be 7,086 SF of commercial at a reduced height of 35 FT in accordance with neighborhood height restrictions. Despite consideration into the development’s height, design, and affordability, residents have expressed concern regarding future traffic and density. Several residents also believe the multifamily building is only the beginning to increased heights granted under the Live Local Act. To accommodate both residents and commercial tenants, the project will include 524 parking spaces: slightly below the 557 required by the Miami21 Code thanks to a 10% reduction granted through a waiver. Plans also include 40 bicycle storage spaces. According to elevation drawings, the building will stand 6 stories tall, measuring a height of 83 FT. The garage will be fully wrapped with residential units, helping to enclose it and create a more pedestrian-friendly streetscape. In addition, the buildings facade will be composed of coral stone cladding, wire mesh railings, aluminum metal cladding, and green walls to enhance the building’s architectural style.
‘The Aurea’ Revealed by The Allen Morris Company & Black Salmon as the First Residential Tower in Highland Park
The Allen Morris Company and Black Salmon have recently paired up to introduce its first residential tower in Highland Park, a development unveiled in 2023 that called for over 1,000 residential units, distinct office space, hotel rooms, and more: all within a 6.4-acre master plan. The first tower, coined ‘The Aurea’, is set to feature 352 units, retail space, and parking using Florida’s recently enacted Live Local Act. Situated in close proximity to rapid transit, the development at 1321 NW 9th Avenue currently features T6-8-O zoning, which entails a maximum building height of 8 floors and 150 units per acre. With the Live Local Act, the property is now granted zoning from within a mile away, with the possibility for 1,000 dwelling units per acre. In the case of ‘The Aurea’, the property will feature density of 416 units per acre, divided into units composed of either studio, 1-bedroom, or 2-bedroom apartments. As is the standard for all Live Local projects, developments must designate 40% of its units as workforce housing, priced for households earning up to 120% of the area’s median income. These units target the “missing middle”: vital workers like teachers, nurses, and first responders who earn too much for low-income housing assistance but still face challenges when affording market-rate rent. ‘The Aurea’ will include 141 of these specialized units, with residents no matter the income level having access to an amenity deck on the top floor, equipped with a liquor lounge, swimming pool, barbecue area, lounge seating, and more. The highrise will incorporate 291 parking spaces and 360 bicycle parking spots within its podium, despite the Live Local Act waiving parking requirements for developments in transit orientated areas. The project also aims to enhance the pedestrian experience through thoughtful street design, including widened sidewalks up to 25 feet and a public courtyard on the east side of the property, complete with art installations and a water feature. The property also features a 3,611 SF retail space on the corner of NW 13th St and NW 9th St. According to elevations, the tower will rise 300 FT at its tallest point, comprised of parking from floors 2 to 6, residential units from floors 7 to 28, and amenity deck on level 29. Designed by Arquitectonica, the project, “draws inspiration from its transit-oriented surroundings by translating that movement directly into thegeometries of the facades of the project. These facades are divided into three zones vertically – the podium,the tower, and the rooftop amenities where each zone displays a distinct yet cohesive language.”
Little Havana Gets One of Its First Live Local Projects at 531 SW 7th Street
22 Liam Properties LLC, a company based in Sunny Isles Beach, is making a splash in Little Havana with one of the area’s first Live Local Act projects. Purchased in 2023 for $3,490,000, the on-site parcel at 531 SW 7th Street will be developed into a 23-story tower home to 166 units, with the company tapping into the design expertise of Steven L Cohen and Associates. Passed in 2023, the Live Local Act makes projects such as 531 SW 7th Street viable under the bill’s unique policy created to spur housing. The current zoning under T5-L, a zoning designation that only allows heights up to 5 stories and density of 65 units per acre, would require a formal rezoning. However, with the Live Local Act permitting zoning regulation from more than a mile away, the property now utilizes T6-24, creating for a maximum height of 24 stories and a maximum density of 1,000 units per acre without government say. Housing will be divided into 114 studios, 33 1-bedroom apartments, and 19 2-bedroom apartments. Since the Live Local Act requires 40% of the units to be workforce housing, 67 of the units are workforce and 99 are reserved for market-rate uses. All of the workforce housing will consist of studio apartments: a common choice among Live Local Act developers aiming to make their projects financially possible. Units will range from 395 SF at the lowest to 1,405 SF at its highest. Tenants no matter the income will have access to the property’s amenities which range from a pool and spa to other smaller uses. On floors 1 through 7, 214 parking spaces are strategically positioned on the back of the building for units to line the facade at SW 7th St, a major thoroughfare. Although code requires 267 parking spaces, the Live Local Act grants developers a 20% reduction in parking spaces if the project is close to transit. In this case, the project is 2616 FT away from the Brickell Metrorail station. In addition to housing, the developer plans to activate the ground floor with 403 square feet of commercial space. The project’s pedestrian friendly design is poised to enhance the pedestrian realm by widening the sidewalk from approximately 7 feet to 17 feet. Currently barren, the sidewalk will be lined with new greenery, adding shade to pedestrians. Elevations feature a podium composed of “sharped-edge shape decorative metal screening panels” that “further enhance the sharp edges characteristic of the building design”, leading up to the main tower which incorporates large balcony space adorned by glass railings. At the top of the building, a decorative crown will top the highrise at 262 FT: the tallest architectural point of the building. Urban Development Review Board members will determine the design efforts for 531 SW 7th Street on April 23rd, 2025 at 2 P.M.
Another Live Local Project Is Coming to Miami: This Time in Allapattah at 1344 NW 22nd Street
Developers have quickly begun to capitalize off of the Live Local Act. Joe Acquisitions, LLC, a company managed by Vertical Real Estate’s Lyle Stern and Kerry Newman, is no exception. The company is tapping into Miami’s recent surge of Live Local Act projects with a proposal to transform a 1.17-acre industrial site in Allapattah, currently occupied by warehouses and parking lots, into a highrise featuring 400 residential units. Of which, 160 units are workforce housing, mandated by the Live Local Act’s 40% affordable housing requirement that necessitates the construction of cheaper housing in exchange for higher density and a quicker permitting process. The developer is also requesting a warrant for the construction of 40 microunits out of the 400 units proposed. Microunits will be in the upper 300 SF range, significantly smaller than studios. Beyond microunits, there will be studio, 1-bedroom, and 2-bedroom apartment orientations. The average unit size comes in at 580 SF, uniquely smaller than other nearby apartments. Because providing smaller workforce units closer to the bottom floor allow developers to profit off of certain Live Local projects, workforce apartments will be added between floors floors 6 to 12, and occasionally throughout floors 13 to 18. More expensive, larger units will be on the higher floors. The 23-story tower, set to rise 276 FT, will bring 17,800 square feet of retail space to the area, spanning two levels at the base. While 335 parking spaces are planned, zoning doesn’t actually require any. A 20-FT-wide sidewalk lined with varied greenery aims to create a more inviting, pedestrian environment. Designed by Built Form architecture, the project will feature a predominantly flat facade, an uncommon design choice in Miami where towers typically include balconies. Portions of the building will be adorned with artwork and screening, including an artistic kinetic wall by Extech on the podium that moves with the wind. Located at 1344 NW 22nd Street, the development sits near Miami’s Metrorail, positioning it as a transit-oriented project.