300 Malaga Proposed in Coral Gables, Bringing 25 Luxury Residences
A new luxury multifamily development is headed to the Coral Gables Development Review Committee, as developers seek approvals for a four-story residential building known as 300 Malaga. Recently submitted by Roger Development Group and designed by Nichols Architects, the project is scheduled to appear before the committee on May 29, 2026. Planned for 300, 310, and 318 Malaga Avenue in Coral Gables, the development would replace three existing single-family homes assembled by the developer in late 2025 for roughly $2.4 million. Zoning documents tied to the proposal reveal that the entire block recently underwent a series of land-use and zoning modifications, with the Future Land Use designation updated to allow a range of residential zones, including Single-Family High Density, Multifamily Duplex Density, and Residential Multifamily Medium Density. The changes were made through a petition process backed by a majority of residents living on the block. Alongside the land-use amendments, the area also received updated height regulations and other zoning revisions intended to accommodate future redevelopment. The changes represent yet another single-family block in the southern portion of Coral Gables for potential redevelopment, as pressure for new housing continues pushing outward from the city’s increasingly constrained core. With large redevelopment sites becoming more difficult to find, smaller residential assemblages like this are beginning to emerge more frequently as viable multifamily investments. According to plans submitted to the city, 300 Malaga will contain 25 residential units consisting of one-bedroom, two-bedroom, and three-bedroom layouts. Units are expected to be notably large, with three-bedroom residences making up the majority of the project. Amenities will be on the rooftop level, where plans call for a pool, cabanas, bathrooms, barbecue areas, fitness space, and additional leisure-oriented amenities overlooking the surrounding neighborhood. Parking will be housed below grade, with 55 spaces planned within a basement garage. At street level, the project incorporates widened sidewalks, added landscaping, and a small residential lobby. According to submitted elevations, the building will rise 56 feet and contain four occupiable floors, plus a rooftop amenity level that gives the structure the appearance of a fifth story. Architecturally, the project leans heavily into the traditional design language favored by Coral Gables, featuring a highly articulated facade composed of precast stone finishes, smooth stucco, and cornice detailing. Describing the inspiration behind the project, Nichols Architects stated that 300 Malaga “pays tribute to the assemblage of rich Architectural styles in Coral Gables. The inspiration for our residential project is French style architecture and several historic French-themed villages around the city.” Approval of the project is widely expected given both its scale and architectural approach. While updated zoning on the block now permits buildings up to five stories, the proposal remains below the maximum allowable height.
Updated Plans for Keystone Midway Submitted in Miami-Dade, Set to Add 489 Units
Fontainebleau could soon receive its first major development filed under Florida’s Live Local Act, as developers have submitted updated plans for a 15-story mixed-use project known as Keystone Midway. Proposed by Keystone Holdings, the project would replace an existing church property with nearly 500 residential units, marking the second iteration of the proposal after an earlier version was filed months ago. Planned for 190 NW 79th Street, the development would redevelop a 2.4-acre site currently occupied by a church building constructed in 1977 alongside a large surface parking lot. The property was acquired in early 2025 by Keystone Midway LLC for $10.2 million from Cathedral Connection Ministry Inc. Recently submitted plans call for a total of 489 residential units, an increase from the 477 units proposed in the project’s original filing. Under Florida’s Live Local Act, developers can access additional development incentives in exchange for reserving at least 40% of a project’s units as workforce housing. In this case, 40% of Keystone Midway’s units would be designated for residents earning up to 120% of Area Median Income. The development’s unit mix will include one-bedroom, one-bedroom plus den, two-bedroom, two-bedroom plus den, and three-bedroom layouts. One-bedroom units are expected to make up the majority of the project, followed by two-bedroom residences. Like many Live Local developments still moving through early approvals, portions of the amenity package remain subject to change. Still, plans already outline a substantial amenity deck located on the seventh floor, featuring a pool, kiddie pool, spa, pickleball court, family lounge, fitness center, business center, and game room. At street level, the project aims to improve pedestrian activity along the corridor through added landscaping, widened sidewalks, and 6,301 square feet of retail space. That figure represents a reduction from the 8,624 square feet of retail included in the original proposal. To support both residents and commercial activity, the development will include 773 parking spaces, slightly below the 779 spaces otherwise required under existing code. According to submitted elevations, Keystone Midway will consist of two tower structures rising above a 6-story podium. Both structures are planned to reach approximately 161 feet at their tallest architectural point. Renderings depict an exterior composed primarily of stucco finishes, metal balconies, and a pastel-toned color palette. Windows are not planned to be floor-to-ceiling, although balconies will line the facade. The project’s proposed height is made possible through the Live Local Act’s zoning regulations, which allow qualifying developments to match the tallest permitted height within a 1-mile radius. In this instance, the development uses zoning tied to a recently proposed 600-unit project by LF Development located roughly 0.64 miles away, where 15 stories are permitted. That mechanism could ultimately create a ripple effect for nearby properties that are seeking similar increases in density and height. The application is currently undergoing administrative review by Miami-Dade County, though approval is expected.
278-Unit Greenzone Development Proposed at The Big Easy Casino in Hallandale Beach
A chunk of Big Easy Casino in Hallandale Beach could soon be redeveloped into apartments, after developers submitted plans for two 8-story residential buildings to the city. Proposed at 501 NE 7th Street, the project will be dubbed Greenzone. Plans call for the redevelopment of an existing surface parking lot into a mixed-use development featuring apartments and retail, adding to an area that has rapidly become a hotspot for new construction activity. The property, originally home to a greyhound racing track before later being rebranded as Big Easy Casino, has seen portions of the larger site gradually sold off for redevelopment over the years. A 12.3-acre parcel was previously sold to JAI Legacy Holdings LLC, which later transferred the 3.09-acre development site to Greenzone Property Hallandale 770 LLC for $12 million. Current plans submitted to the city call for 278 residential units split between 54 efficiency units, 168 one-bedroom units, and 56 two-bedroom units. Efficiency units are planned at 499 square feet, while one-bedroom layouts will average 740 square feet and two-bedroom units approximately 1,050 square feet. Planning documents estimate the project could house around 560 residents at full occupancy. Units are expected to feature floor-to-ceiling windows, private balconies, and access to a broad amenity package centered around a rooftop deck above the parking structure. Proposed amenities include a pool, spa, clubhouse, playground, gym, landscaped open space, and two pickleball courts. At ground level, the development is designed to activate much of the site with 17,745 square feet of retail space lining the south, west, and north portions of the property. The surrounding streetscape is also set to receive pedestrian-focused upgrades, including widened sidewalks, added greenery, and other public realm improvements. To accommodate both residents and retail demand, the development will include 391 parking spaces. The project is being designed by SKLARchitecture, with the two 8-story structures planned to rise approximately 96 feet to the roofline, or roughly 100 feet to their tallest architectural feature. Renderings depict a contemporary facade complemented by white and gray tones, with the parking podium wrapped by active uses and architectural screening intended to minimize its visual impact. Describing the project’s design in a letter submitted to the city, SKLARchitecture wrote, “The architectural design emphasizes a contemporary and cohesive aesthetic, with clean lines, articulated façades, and curved balcony elements that create visual interest while also functioning as shading devices to enhance energy efficiency and occupant comfort. The massing is carefully modulated to maintain a strong street presence while providing appropriate transitions within the site and to surrounding uses.” The development is expected to move through the approval process with relative ease. Unlike many large redevelopment proposals in South Florida, the project requires little demolition, as the site currently functions as surface parking. In addition, the zoning and land-use framework already established for the former greyhound track property anticipates large-scale redevelopment, positioning Greenzone to move forward without major entitlement hurdles.
Miramar Cove Breaks Ground in Miramar, Advancing Massive 125-Acre Mixed-Use Project
A new master-planned community is taking shape in Miramar, where one of South Florida’s last large-scale greenfield sites is now moving into the construction phase. Coined Miramar Cove, the 125-acre project is being led by Sunbeam Properties and is envisioned as a “15-minute city,” blending residential, retail, office, and recreational uses into a single, walkable environment. According to the developer who recently announced ground breaking, site clearing is already underway, with full buildout currently targeted for the first quarter of 2028. The project is planned in two phases, beginning with the southern portion of the site. Sunbeam secured approvals for the master development in 2024, after assembling the land years ago, positioning the firm to move quickly once entitlements were in place. This won’t be the firm’s first large-scale undertaking by the company however. In North Bay Village, Sunbeam has also proposed a multi-tower waterfront development that’s among the more ambitious projects in Miami-Dade County, and has already cleared key approvals as well. What’s Planned? According to project materials, Miramar Cove is set to deliver 2,874 residential units, of which roughly 200 are townhomes, alongside a mix of commercial and hospitality components. Plans call for: Retail leasing is being handled by Katz & Associates. In total, the development is expected to support a population of around 8,000 residents at full buildout, with marketing materials shared by Miramar News indicating a target demographic of renters aged 25 to 45 earning approximately $150,000 annually. Public realm improvements are also a major component. The project will reshape portions of Red Road and Miramar Parkway with new access points, expanded sidewalks, and additional landscaping. Roughly 40 acres of green space is planned across the site, including parks, trails, and a series of waterfront features. Among the more notable elements: The Location Miramar Cove’s location sits within a rapidly evolving region of South Florida. The site sits just north-west of Hard Rock Stadium, where Miami’s Metrorail is set to expand to. As developable land becomes increasingly scarce across South Florida, projects of this scale are becoming rarer.
Mixed-Income Apartments Dubbed The Gem Proposed in Hallandale Beach
A new mixed-income development is working its way through the approval process in Hallandale Beach, where Dragonfly Investments has submitted plans for a 12-story apartment building in the city’s Harlem Village neighborhood. Dubbed “The Gem,” the project is proposed for 411 N. Dixie Highway and would bring 170 units to a nearly one-acre assemblage that the city’s Community Redevelopment Agency has been looking to activate for years. The CRA, which owns the entire assemblage spanning roughly 39,000 square feet, launched a formal request for proposals in 2024 with a clear vision in mind: a mixed-use development with retail, a meaningful residential component, and built-in affordability. Four developers threw their names in, with Dragonfly Investments coming out on top. What emerged from that process is a project where 60% (or 102 units) of units are designated as affordable or workforce housing. The CRA’s original RFP outlined specific income tiers targeting households at 30%, 50% and 60% of Area Median Income, with at least five units set aside for senior housing at 20% AMI. But, those targets may look different by the time the project breaks ground. The developer has since indicated that the income structure is still being worked out, hinting that the brackets laid out during the RFP process are likely to shift as the project moves through approvals. Given the changing nature of affordable developments, notably rising costs, this isn’t unexpected. The 170 units will span studios, one-bedroom, and two-bedroom apartments, averaging 706 square feet per residence. The smallest unit will measure 474 square feet, while the largest stretches to 1,116. Regardless of income level, all residents will have access to the same amenity package, which includes a pool, lounge space, and a rooftop terrace (the latter of which was specifically required by the CRA). At street level, The Gem is designed to engage with the surrounding neighborhood. A total of 12,390 square feet of retail space is planned for the ground floor, with 1,000 square feet specifically for a local business. The surrounding streetscape is set to receive wider sidewalks, added greenery, and a colonnade along the building’s perimeter: offering pedestrians some cover from the elements. The Gem itself will sit atop a three-story podium clad in decorative mesh screening, rising to 137 feet at its tallest point, or about 126 feet to the roofline. Corwil Architect, a locally based firm, is behind the design. The facade is characterized by floor-to-ceiling windows, nearly 10-foot ceilings, private balconies, and a gray color palette that has become something of a Corwil signature. The project will feature 256 parking spaces; while the project’s application did not specify the total parking count dedicated to the public, the CRA’s RFP required that at least 50 spaces be owned by the city and made available for public use. The land conveyance (or disposal/transfer) from the CRA to the developer has been approved, although current county documents still show the assemblage under city control. The project is still in the proposal stage, though approval is expected to follow. If things stay on track, Dragonfly Investments is targeting a groundbreaking in the first quarter of 2027.
Moss Construction Tops Out Elemi at Grove Village Phase 2, Planned to Add 27 Apartments
Construction has topped out on the second phase of Elemi at Grove Village, a five-story luxury development in Coconut Grove that will add 27 apartments to a block that has quietly been taking shape for the better part of two years. The project broke ground at the end of 2025 and hit the milestone toward the end of March, with local general contractor Moss Construction announcing the achievement as the structure reached its full height. Elemi Phase Two is being developed by Silver Bluff Development in partnership with Abbhi Capital, and marks the second project the team has brought to the block. The first phase launched successfully last year, delivering 46 rental units, with Moss serving as general contractor on that project as well. Once phase two wraps up, the developer plans to shift its focus to another parcel in Coconut Grove for a much larger project called Bimini Block. All of the developments sit within an opportunity zone, making them eligible for certain tax benefits. Located at 3384 Grand Avenue, the assemblage fronting the avenue was acquired in 2021 and 2022 for $4.4 million. Recent aerial photos released by Moss show the building’s shell nearly complete, with roof installation now underway. Window installation, balconies, facade work and other finishing touches are expected to follow as the project moves toward a completion date early next year. “Moss is proud to celebrate this milestone alongside Silver Bluff,” said Fernando Del Campo, vice president and project executive at Moss, in a press release. “The topping out of Phase 2 is a testament to the strength of our partnership and the dedication of the team working on the project every day. We remain focused on delivering this luxury community with a keen eye for detail, which Moss is known for.” One of the more distinctive features of the development is its layout. Each of the 27 residences will feature a two-story floor plan, with units ranging from one to three bedrooms and each offering its own private terrace. Shared amenities will include co-working spaces, gathering areas, a fitness center and a pool, and more. Pre-leasing is expected to begin later this year. At street level, the building will include 3,111 square feet of retail space geared toward food and beverage uses, along with wider sidewalks, public seating, and additional street foliage. While official elevations have not been released, the building likely topped out at around 60 feet, consistent with height in the surrounding area. The project has not been without criticism. First reported by Coconut Grove Spotlight, some residents have raised concerns about displacement in what is a historically Black neighborhood, pointing to the market-rate nature of the development. Neither phase one nor phase two includes workforce or affordable housing. The developer has acknowledged the concern, however, and says a separate project aimed at below-market rents is in the works for another site in the West Grove.
West Palm Beach Approves Land Transfer for 100% Affordable Development at 2823 Broadway
A vacant lot on Broadway could soon become home to 151 affordable apartments, after West Palm Beach commissioners cleared a major hurdle for the project this week. The proposal is led by 2823 Broadway QOZB LLC, a partnership between New York-based Procida Development Group and Miami’s Tre Bel Housing Development Group. Their plan calls for a seven-story building delivering entirely affordable units, along with ground-floor retail and new public space improvements along a stretch of Broadway that has long been ripe for investment. At the center of this week’s action was the city’s decision to transfer a series of publicly owned parcels to the development team at no cost, a move that marks a shift from earlier expectations that the land would generate some form of payment. The approval, granted unanimously on Monday, applies only to the conveyance itself, with additional steps including an upcoming site plan review still required before the project can move forward in full. The development footprint is made up of a seven-lot assemblage spanning both city-controlled and privately held land. Five of the parcels, located at 2815 Broadway, 2813 Broadway, 2803 Broadway, 601 27th Street and 611 27th Street, are currently owned by the city, while the developer controls the remaining sites at 2823 Broadway and 610 28th Street, bringing the full project area together. Plans for the nearly $68 million development outline 151 units in a mix of studio, one-bedroom and two-bedroom layouts, all priced at or below 80% of Area Median Income. Affordability is distributed across multiple tiers within that structure, with 27 units reserved for households earning 30% or less of AMI, 85 units targeting those between 31% and 50%, and the remaining 39 units set aside for households earning between 51% and 80%. Rents are expected to range from approximately $614 at the lowest end to $2,104 at the highest. Beyond the residential component, the project is positioned to reshape the ground level of that stretch of Broadway in a meaningful way. Plans call for 5,000 square feet of retail space, wider sidewalks, additional greenery and a 7,500-square-foot pocket park, elements intended to bring both activity and public-facing improvements to the corridor. Retail space and units will be supported by a 166-space parking garage in the back of the development, largely hidden from public view. Unlike most apartment development, this development will not feature a pool deck (given the affordability limitations). The effort to redevelop the site dates back several years, when the City Commission designated the collection of properties as surplus and launched a formal solicitation process aimed at maximizing their development potential. Proposals were expected to deliver mixed-use projects capable of acting as catalysts for the surrounding area, with a particular emphasis on affordable and workforce housing. That process ultimately led to the selection of 2823 Broadway QOZB LLC as the sole developer. Alongside the physical development, the agreement includes a set of community benefit requirements tied to the project’s execution. At least 15% of on-site construction workers must be city residents, and no less than 18% of contractors and subcontractors are required to be small businesses based within the city. As planning continues, the development team is also pursuing multiple avenues to reduce upfront construction costs, including tax credits, loan programs and other financing mechanisms that could come into play as the project advances. Several approvals remain before construction can begin, but the land transfer signals a clear step forward, moving forward a project that has been in the works for years.
Third Phase of Nora District Moves Forward After Key City Approval
Plans for a new rental community in West Palm Beach’s Nora District are moving forward, after developers secured unanimous approval from the city’s Downtown Action Committee. The project, led by NDT, Place Projects, Young Capital Ventures, and Wheelock Street Capital, is marking the next phase in the area’s ongoing, anticipated transformation. Set to deliver 350 residential units to a 2.8-acre site at 456 11th Street, the development is part of a larger five-acre assemblage fully controlled by the project team. This phase follows earlier progress in the district. The first phase, focused on retail, has already opened with rising occupancy. A second phase, which includes a hotel, is nearing completion. The newly approved rental community will be one of two buildings planned for the site. A separate condominium building is still moving through the approval process. Within the approved plans, all 350 units will be rentals, spanning one-, two-, and three-bedroom layouts. Of those, 298 units will be offered at market rates, while 52 will be set aside as income-restricted housing. The workforce component is tiered: 26 units are designated for households earning between 81% and 100% of the area median income, 14 units for those earning between 61% and 80%, and 12 units for households earning 60% or less. That affordability mix is tied to the city’s Downtown Master Plan housing incentive program, which allows developers to increase building size and density in exchange for public benefits such as workforce housing. During the committee meeting, a board member asked about pricing, and a preliminary estimate placed market-rate rents at around $10,000 per month. In terms of design, the project calls for an 11-story building rising about 145 feet, with floor-to-ceiling windows, glass balconies, and high-quality exterior materials. A four-story podium will contain 545 parking spaces, integrating structured parking into the base of the building. At street level, Morris Adjmi and Cube 3, the architect of record, have thoughtfully designed the project around pedestrian activity. Plans include 16,819 square feet of commercial space, along with townhomes facing 10th Street and loft-style units along 11th Street. Wide sidewalks and landscaped edges are intended to create a more walkable environment around the site. The proposal required several approvals to move forward. The development team received variances, site plan approval, and permission to vacate an alley, which will allow for a larger building footprint. While the alley is no longer in use, its historical status and removal triggered additional review. Other adjustments were also approved. These include a reduction in required seating within open-space areas, where meeting code standards would have limited circulation, as well as an increase in shade and weather protection elements beyond what is typically allowed. City staff had recommended approval ahead of the meeting, and the committee ultimately supported the full request. Still, some concerns were raised during the discussion, particularly about landscaping. Board members noted that the proposed palm trees may not provide sufficient shade. In response, the development team said it will continue working with staff to refine the landscape plan and address outstanding details as the project moves forward.
Inspire Sweetwater, a 29-Story Student Housing Tower, Approved in Sweetwater
A 29-story student housing tower is set to rise in Sweetwater after city officials approved a series of key items this week, clearing the way for one of the tallest and most densely planned developments in the area. The project, known as Inspire Sweetwater, is being developed by Aguadulce R.E. Venture. The firm is an affiliate of Capstone Communities, a national developer focused on student housing. Plans call for 400 units, consisting of 1,600 beds, a scale that reflects the growing demand for off-campus housing near Florida International University and the increasing intensity of development in the city. The tower would replace four existing apartment buildings on a site spanning 10720 and 10710 Southwest Second Street, as well as 10725 and 10715 Southwest Third Street. The developer assembled the properties for more than $13 million in 2024, and is expected to demolish the structures ahead of a planned groundbreaking in quarter one 2027. According to plans submitted to the city, the building will offer a wide range of unit types, from studios to six-bedroom apartments. That mix, which allows for a higher number of beds per unit, is common in student housing developments where shared living arrangements are typical. The project will not include ground-floor retail, but it’s designed to incorporate a series of communal spaces. Plans include a nearly 7,000 square foot plaza, multiple lobby areas, a leasing center, and widened sidewalks. Inside, more than 35,000 square feet has been set aside for amenities such as study rooms, lounges, a pool deck and a fitness center, along with outdoor terraces overlooking the surrounding neighborhood. Parking is a defining feature of the proposal. The development would include 1,618 parking spaces and more than 50 bicycle spaces. That ratio, one space per bed with visitor parking, exceeds what is typical in many projects. However, given Sweetwater’s restrictive code and limited transit options, the approach is not entirely unexpected. The building, designed by Niles Boston Associates, is planned as a U-shaped structure rising from a 10-story podium. Elevations show a gray and white facade, with more glass and variation along Southwest Third Street and a larger podium presence along Southwest Second Street. The tower is expected to reach approximately 344 feet, exceeding the city’s standard height limit. To reach that scale, the developer sought several variances, including permission to increase the maximum height from 320 feet to 344 feet, reduce required ground-level open space, and allow up to six beds per unit (above the city’s typical cap of four). The Sweetwater City Commission approved those requests unanimously at a meeting on April 6th. Even so, the discussion drew attention to the project’s impact on current residents. Commissioners raised concerns about the displacement of tenants living in the buildings slated for demolition. A representative for the developer said the units are leased on a month-to-month basis and that residents would be given adequate time to relocate. With those approvals in place, the project is expected to move forward. There are currently multiple highrises planned, completed, or under construction in Sweetwater. About a decade ago, the city had zero.
Continuum Proposes 25-Story Singer Island Gateway at 2525 Lake Drive, Riviera Beach
A prominent waterfront parcel on Singer Island is poised for a dramatic transformation, as a new luxury high-rise proposal begins to move through Riviera Beach’s approval process. The project, led by Continuum Company, would introduce a 25-story residential tower rising roughly 350 feet, making it the tallest proposal yet for the site and one of the most significant additions to the area’s evolving skyline. Known as Singer Island Gateway, the development is planned across a multi-parcel assemblage at 2401, 2405, 2425, 2429, and 2525 Lake Drive. Altogether, the site spans just over three acres. Continuum has already secured ownership of six of the seven parcels, with the final piece expected to close in the near future, completing the footprint needed for the full development. Early plans outline a project exceeding 700,000 square feet, featuring 298 residential units. The offering is designed to span a wide range of product types, from townhouse-style residences to one-, two-, three-, and four-bedroom units. Amenities are a central feature of the development, with proposals including a lap pool, spa, padel court, pickleball court, and 16,872 square feet of indoor amenity space. At the ground level, the project aims to create an active, publicly accessible waterfront edge. Plans call for 2,894 square feet of retail space and 9,247 square feet dedicated to restaurant use, alongside a baywalk that will run along the water and remain open to the public. The surrounding site plan further emphasizes public realm improvements, including expanded sidewalks, extensive landscaping, and a 25,000 square foot civic plaza planned for the southern portion of the property. Above this activated base, a multi-level parking podium will accommodate 663 vehicles, providing more than one space per residential unit. Renderings by Arquitectonica depict a glass-covered tower defined by floor-to-ceiling windows, large balconies, and softened, curved edges. The building is expected to rise 25 floors, with additional floors serving as mechanical floors, bringing the total apparent height closer to 29 stories. The proposal was first reported by Carolyn DiPaolo of Stet News, who noted that the developer has already launched a dedicated project website. According to those materials, the planned civic plaza alone is expected to cost approximately $14 million, highlighting the scale of the public-facing investment. The project is also expected to participate in the city’s Minority Employment and Affordable Housing Opportunity Plan, a framework that, according to Stet News, allows for increased density and height in exchange for targeted community benefits. Even before formal public hearings have begun, the proposal has drawn noticeable opposition from nearby residents. Concerns have focused on potential impacts to the surrounding environment, particularly related to shadows and nearby wildlife impacts. In response, Continuum has conducted a sun and shadow study, concluding that the project would not create adverse effects. The developer has also consulted with environmental experts, who found no expected threat to marine life in the vicinity of the Blue Heron Bridge. From an economic standpoint, the project could become a significant contributor to the city’s tax base, with estimates placing annual tax revenue at approximately $4.5 million. The road ahead, however, remains unknown and public. Before construction can begin, Singer Island Gateway must secure approvals from the Planning and Zoning Board, the city’s Community Redevelopment Agency, and ultimately the City Council. While the site has seen prior development proposals, none have approached the scale or height now being considered, setting the stage ahead.