Ultimate Wynwood Proposing 524 Affordable Units Using The Live Local Act
Ultimate Equity, LLC has presented plans for a dual high-rise development in Wynwood called “Ultimate Wynwood”, designed by Kobi Karp Architects. The project aims to be built on an 83,492 square foot lot near I-95, and will take advantage of development bonuses provided by the Live Local Act, allowing for greater density and height under the existing zoning regulations. Planning data indicates that the high-rises will feature a total of 1,300 residential units, 1,099 on-site parking spaces, and 21,601 square feet of commercial space. Thanks to the Live Local Act, which allows 40% of the proposed units to be designated as affordable, 524 units will be affordable housing and 776 units are market-rate. Affordability will be maintained for 30 years. On top of Live Local Act benefits, the developers will include multiple waivers such as two 30% parking reductions for commercial uses and residential uses, a waiver to allow one industrial berth to substitute two commercial berths, and a waiver to permit up to “ten percent waiver related to drive aisle width”. Parking reductions are allowed because the property is under a Transit Corridor area as dictated by the City’s Transit GIS layer. According to elevations, the project will include “seamlessly integrating art and nature to honor the neighborhood’s vibrant character”. These artistic elements are lined along the project’s podium. Likewise, both towers will rise 36 floors to 395 FT at its bulkhead. Elevations also uniquely show two basements parking levels. The project is located at 590 NW 26 St
1175 NE 125 Street Proposed in North Miami With 348 Units
Tate NM 125, LLC is planning to build a 17-story highrise in the heart of North Miami’s Transit Station Overlay District. Designed by Behar Font Architects, the project aims to secure a Conditional Use Permit to increase the site’s density to 150 dwelling units per acre, with a maximum height of 200 FT and various commercial uses. The developer intends to use most of these benefits. For instance, the development will include 348 units, around 40,000 SF of commercial space, and rise 167 FT. While North Miami code requires the proposal to have 674 parking spaces, the developer lowered it by 5.64% by incorporating bicycle and hybrid parking spaces. Hence, with added reductions, there will be 636 parking spaces. Residents will also benefit from 172 bicycle spaces on the ground floor, promoting pedestrian activity. In term of design, the highrise will feature public art consisting of green walls and decorative metal grill panels on the podium. Abstract art may be included on the western portion of the property. Additionally, the development looks to be prioritizing expansive sidewalks, ranging from a minimum of 21 FT to a maximum of 40 FT. A significant aspect of the development is the inclusion of a large retail space suitable for a grocer or a large retailer. This is vital for the local community, as the USDA indicates the development is under a tract where more than 100 households don’t have access to a vehicle and is farther than 1/2 mile from a supermarket. However, the development has some potential concerns including its focus on providing only market-rate housing, especially considering the census tract’s significant population of low-income individuals. The development is located at 1175 NE 125 Street.
Ombelle Moves Forward With New Renderings and Facts
Ombelle, a two tower development in the heart of Fort Lauderdale, is moving forward with new renderings, a sales site, and more. The news was broken by Vince (@Vince_954) on X, and attached was an image of the new sales site at 5 NE 3rd Ave CU#103. Originally designed to be apartments, the development now features 775 condos in two 43-floor towers. Both towers will rise 525 FT. According to a DRC submission around 2 years ago, Ombelle will likewise include 11,217 square feet of commercial space and 1,100 parking spaces (although parking is likely reduced due to lower units). Units range from studios, 1 bedrooms, 2 bedrooms, 3 bedrooms, and penthouses. All residents will have access to 100,000 SF of amenities both inside and outside the tower. Ombelle is designed by ODA with sales & marketing by Douglas Elliman. The tower comes at a time where Fort Lauderdale is experiencing an increase of residents, and in turn, density in the downtown core. The development features wide sidewalks, liner units along the podium, close distance to the nearby Brightline station/bus stations, and active corner retail entry. These pedestrian-orientated features are meant to increase walk-ability in Fort Lauderdale. The tower is located at 300 NE Third Ave. The website is ownombelle.com
2501 Galiano Proposed in Coral Gables Reaching 177 Feet
2501 Galiano Holdings has submitted plans for a residential tower in Coral Gables. The development, designed by Bermello Ajamil & Partners, will include 93 units (85 condos and 8 lodging units), 117 parking spaces, 33 bicycle spaces, and 7,863 square feet of retail. Bermello Ajamil and partners notoriously designed the tower with an ornamental crown, tall ceilings, and a generous base that makes the tower measure as tall as 177 feet (13 floors). For higher density and floor counts, the development is requesting a comprehensive plan map amendment, changing the property from Commercial Medium Rise Intensity to Commercial High Rise Intensity. Likewise, to grant the property cohesive zoning, a zoning map amendment will change the property designation from MX2 to MX3. Developers are also proposing two design variances. One is to reduce the parking structure setback from 20 feet to 0 feet while the other is to allow the setback height to start at 48 feet, not 45. Developers in Coral Gables commonly buy TDR’s, or development rights, to obtain higher FAR. In this case, the developer increased the site’s FAR by 25% to 4.375. Around 19,000 SF was purchased. The Site’s location is 2501 Galiano Street, Coral Gables.
516 Feet Tower Proposed in Miami’s Omni District at 1315 NE Miami Ct
1315 Partners LLC has submitted a 50 floor tower in Miami’s growing Omni District. The tower, designed by Behar Font Partners, will be the tallest tower in the Omni District if built. The developer recently had the property added to the Metromover Subzone RTZ. Under section 33C-15 of the county code of ordinances, notable development parameters are required in the development like 12.5% of the units being workforce housing, elderly housing, certain density bonuses, and no parking requirements. In total, the project will include 378 units (of which 48 are workforce), 1,150 square feet of commercial space, 321 parking spaces, and 12 bicycle parking spaces. Units range from studios, 1 bedrooms, and 2 bedrooms. The development will rise 516 feet to the highest occupied floor, not including mechanical space making the tower measure around 530 feet. A generous pedestrian realm is included with a 10 foot sidewalk and a 15 foot colonnade, creating 25 feet of sidewalk space. The parking podium is screened from outside elements, although Miami-Dade code stresses the importance of residential units lining podiums. A large lobby is also added between NE 13th Terrace and NE Miami Court. The site’s location is 1315 NE Miami Ct.
Empire Brickell Moving Forward With Construction Permitting
Empire Brickell, a 26-story tower by the Swiss-based Empira Group, is advancing rapidly towards construction. When finished, it will join the growing number of multifamily developments near key transit nodes such as the Metrorail. This transit-focused project will include 310 residential units, 2,450 square feet of commercial space, and 380 parking spots. Three significant construction permits have already been applied to Miami’s permitting software, indicating swift progress to meet the expected 2026 opening date. Of the three permits are a phased vertical construction permit, a site plan improvements permit, and a master building permit. The three permits aren’t final and still need time for approval. Thus, the site work permit is awaiting applicant corrections, the phased permits need applicant uploads, and the master building permit is still in-review. The building can move forward with construction in conjunction with JAXI Builders (the project’s General Contractor) once approved. Demolition has already finalized on the site weeks ago as per recent photos and google satellite imagery. Corwil architects is the main architect. The project is located at 901 Southwest 3rd Avenue.
1414 Brickell Ave Supertall Proposed Rising a Staggering 1010 FT.
1414 Brickell, LLC has submitted a pre-application to Miami-Dade County for a proposed development located at 1414 Brickell Avenue and 1421 S. Miami Avenue. The proposed mixed-use development would be situated within the RTZ Metromover subzone of Miami-Dade, helping encourage the county’s vision for mixed-use, dense projects near transit. The project would consist of an 81-story tower with 560 residential units, 84 hotel rooms, 117,310 square feet of usable office space, 6,038 square feet of retail space, and 1,226 parking spaces. Update: Renderings revealed featuring a new design. While renderings and final designs have not been released, preliminary drawings show a decidedly tall tower at 1,010 feet. Along a portion of the tower is green space, and the podium is 10 floors of parking. Office space will sit closer to the ground floor, followed by a hotel, and then residential units. The Miami-Dade County Board of County Commissioners designated the 1414 Brickell Avenue and 1421 S. Miami Avenue as within the RTZ Metromover subzone on February 21, 2024. The Properties are subject to the planning and zoning jurisdiction of Miami-Dade County despite being located in the City of Miami. For that reason, the lot mainly follows county planning and zoning jurisdiction.
Updated Plans for The Valley at 22nd in Miami-Dade Expand Workforce Housing & Units
The Valley at 22nd by VMS Architecture and Ballybunion Investments is moving forward with new density/heights according to a recent Pre-Application filing. The proposal is located at 5712 NW 22nd Ave in unincorporated Miami-Dade (Brownsville). The project was originally submitted as an 8-story apartment complex with 67 units, 24 parking spots, and 1,850 SF of commercial space. The developers, however, are planning to increase those numbers. The new project will measure 17 floors and include 150 units, 1,052 SF of commercial space, and 47 parking spots. This will measure out, in total, to 126,787 SF of build-able space. Likewise, the highest occupied point will be 176 FT, making the tower the tallest in the area if built. The units will be a mix of workforce housing and market-rate units ranging from one to two bedroom apartments. One bedroom units are 550 SF and two bedroom units are 810 SF. Meanwhile, the low parking requirements are due to reductions allowable under Miami code. For instance, the required 190 parking spaces are reduced 25% if the project includes workforce housing, 20% if its within 1/4 mile of a bus stop, and 60% for parcels between 15,000 and 30,000 SF. This project meets all those requirements, meaning 0 parking spaces can be built if needed. As per Miami-Dade property records, the developer acquired the lot for $490,000 in 2021. The developer will most likely sell the property according to for-sale signs captured by google imagery in August, 2024. The lot currently houses an abandoned grass lot, creating limited environmental impacts in the case of demolition.
Broward County Transit Operations Facility Revealed in Pompano Beach
Broward County Transit has unveiled redevelopment plans for the COPANS Transit Facility at 3201 W. Copans Road, which currently services as a key operational facility for the county’s bus fleet. The project will involve five buildings, with three existing structures— the refueling building, the bus wash building, and the operations building—being renovated. Planned upgrades to the operations building include a new exterior facade, enhanced CCTV access, and other improvements for departments like IT. Building 1 is set to be demolished to make way for a new 200,000-square-foot maintenance facility. This facility will feature electric bus technology, charging stations, and office space. Its roof will house additional bus charging stations, and the building’s eastern side will include ramps for continuous bus circulation during charging. Solar panels will cover the rooftop, providing an efficient, sustainable, and cost-effective way to charge the buses. A new two-story, 16,900-square-foot training facility will soon be constructed to enhance bus driver training, featuring state-of-the-art driving simulators and in-person learning spaces. As part of this development, the facility’s entrance will see upgrades with proximity card readers, improved guardhouse security, and better access throughout the site. To ensure the property is prepared for future weather events, two on-site lakes and an enhanced drainage system will be added. Additional improvements include expanded bus maintenance parking, pedestrian-friendly pathways, utility upgrades, and fresh landscaping to improve the site’s overall appearance. Spanning approximately 27 acres (or 1.1 million square feet), the property will feature 261,360 square feet of gross industrial space. To accommodate staff and visitors, there will be 514 parking spaces along with 20 bicycle parking spots. In a project narrative, Arcadis, the prime consultant, emphasized that these upgrades reflect ongoing activity and pride in the property’s value to the community. The site is also expected to act as a catalyst for future transit expansions, paving the way for growth in the years to come.
“House of Wellness Hotel” Proposed in Brickell Using Rapid Transit Zoning
North at Brickell VI, LLC has submitted a Pre-Application for a new tower in Brickell named “House of Wellness Hotel”. The developer is hoping to gain a Special Exception for the development plan by designating the property as part of the “Metromover Subzone of the Rapid Transit Zone”. Through this path, the developer can achieve higher density/height for the project. It should be prefaced that the site plan, floor plans, building elevations, and overall design of the building is for reference only. The final plans will be submitted later after the developer gains the Special Exception approval. However, the height, density, and zoning parameters used in this application follow what’s allowed under the RTZ Metromover subzone. Additionally, the developer has proposed offering a monetary contribution towards improvements in the Metrorail station area, perhaps to facilitate the approval process. “House of Wellness Hotel” will include 832 hotel rooms, a 3,260 SF lobby, 347 parking spaces (although none are required under the RTZ subzone), and 12 bicycle spots. As per the site plan data, the tower will measure 43 floors or 437 FT. If the developer decides to change the height, RTZ zoning permits unlimited heights with heights only subject to FAA approval. Studio Mc+G Architecture is the main architect. The development will span 3 parcels at 132, 142, and 152 SW 9th Street.