13-Story Condo Proposed Along Fort Lauderdale’s Intracoastal Called Opus at 701
A new condominium has just been proposed along Fort Lauderdale’s stretch of the Intracoastal Waterway. Located at 623 and 701 Bayshore Drive, the project, known as Opus at 701, calls for a 13-story residential tower designed by Adache Group Architects. The building will replace two existing low-rise structures: one a multifamily rental community and the other a long-standing hotel. The combined parcels were acquired between 2023 and 2025 for $19.5 million, allowing the tower to feature a wide footprint. Led by CNB Contracting of New Rochelle, New York, the project is joining a growing wave of residential developments along Fort Lauderdale’s Intracoastal Waterway: many of which are being driven by out-of-state developers. According to plans submitted to Fort Lauderdale’s Development Review Committee, which convened on October 14, the proposal calls for 54 luxury-oriented residential units, matching the site’s maximum allowable density of 70 units per acre. The residences will include a mix of two-bedroom, two-bedroom plus den, three-bedroom, and penthouse layouts. The most common floor plan, comprising just over half of the total units, will be the three-bedroom layouts. The development will feature a variety of amenity spaces, including a spa, game room, yoga studio, fitness center, and a pool deck, along with a rooftop level with a second pool and clubhouse. In addition, the three-story podium will provide 114 parking spaces, offering residents at least two spaces per unit through a combination of compact, traditional, tandem, and mechanical lift spaces. According to elevations by Adache Group Architects, the building will rise 155 FT from street level to its highest point. The proposed height aligns with Fort Lauderdale Beach’s zoning regulations, which generally caps structures in the area around this height. Unless the developer pursues an exception or invokes the Live Local Act for the site’s commercial zoning designation, 155 FT represents the maximum height permitted for this property. Likewise, the facade will showcase a mix of modern materials and tones, including frosted glass balconies, white brick cladding, white and beige stucco finishes, and metal louvers, among other contemporary design elements. A representative from Adache Group Architects writes, “the parking podium is designed with rhythmic vertical slats, creating a wave-like motion across all four elevations. As the “wave” ascends, a horizontal canopy emerges, providing shade below. The building’s exterior palette combines soft whites on the walls, transparent glazing for unit storefronts, and champagne-colored aluminum finishes on mullions and podium screening. This sophisticated blend of colors and tones harmonizes with the lush greenery of the surrounding landscape.” Before the project proceeds to Fort Lauderdale’s City Commission, the Development Review Committee staff has recommended several changes that the developer must address. These include modifications to the podium’s screening, changes to the articulation of each balcony, and other alterations to the plans.
55-Story Tower Proposed at 1210 NW 2nd Ave in Overtown, Possible Through the Live Local Act
Overtown has just received its tallest skyscraper proposal yet, all made possible with the assistance of the Live Local Act. Spearheaded by David Om, LLC, affiliated with Nadlan Management & Investments, the company is planning a 55-story tower on a compact site. The property, located at 1210 NW 2nd Avenue at the corner of NW 12th Street, will feature 498 residential units. The project represents one of the few Live Local Act proposals submitted in the neighborhood to date and could very well signal the beginning of a broader wave of development across Overtown. Of the planned 498 units, 200 will be designated as workforce housing. Under the Live Local Act, any project must allocate 40% of units to households earning up to 120% of the area median income (AMI). The development will feature a mix of unit types, including studios, one- and two-bedroom apartments, penthouses, and a unique category of ‘micro-units.’ Similar to other Live Local Act projects, these micro-units are expected to measure around 300 SF, making them some of the smallest residences in the county. With 200 micro-units planned, it is possible that all workforce units will be micro-units, though that has not been officially confirmed. Despite the site’s relatively compact footprint, the development will offer a wide range of amenities, including two swimming pools, a splash pad, cabanas and resting areas, an entertainment room, a coworking space, and a rooftop deck complete with a lounge and bar. Additionally, the development will provide 154 parking spaces and a hefty 501 bicycle rack spaces. On the ground floor, the development will feature 1,824 SF of retail space and a residents’ lobby, complemented by substantial sidewalk improvements. The current lot is constrained by narrow sidewalks, utility poles, and illegal parking. The new design will include wider, greenery-lined sidewalks, creating a more pedestrian-friendly environment. The podium, rising 8 stories tall, features art that represents the ‘brilliance and resilience of Black history and culture’. The podium will highlight artwork from Miami-based artist Yana Volf, dedicated to the people who originally inhabited Overtown. Volf’s artwork is known for the fusion between realism and pixelation, showcasing portraits of neighbors who embody heritage, stories, and the ‘soul of the community’. According to elevations, the building is expected to top off at 575 FT, not including a potential buckhead that could raise it to nearly 600 FT. In line with several Kobi Karp designs, the tower will showcase a white-and-gray color palette, accented with curtain glass, stucco, and glass balconies. The property is zoned T6-8-L under Miami code, which allows a maximum of 150 dwelling units per acre along with specific parking requirements and height limits. However, under Florida’s Live Local Act, developers can exceed these restrictions by adopting the highest residential density permitted anywhere in the city: in this case, up to 1,000 units per acre. The law also allows projects to match the tallest allowable height within one mile of the site. For this property, located just three blocks from a parcel zoned for 60 stories, that height is applicable here as well. Moreover, despite providing parking, the Live Local Act permits developers to build with no parking minimums on qualifying sites. By pursuing the Live Local Act, developers can bypass lengthy rezoning processes and public hearings. The Act requires all projects to be reviewed administratively, significantly reducing the time needed for approvals.
Live Local Act Fuels Major Redevelopment of Fort Lauderdale’s Galleria Mall
Fort Lauderdale’s long-struggling Galleria Mall is poised for a major redevelopment following its sale last month. The new owners, a joint venture between GFO Investments and the InSite Group, purchased the property for $73 million from Keystone-Florida Property Holding Group, which had owned it since 1993. The partnership’s proposal envisions a multi-tower mixed-use complex, with each tower rising about 30 stories, integrated into the existing mall site. Because current Fort Lauderdale zoning does not permit such density by right, the developers plan to utilize Florida’s recently passed Live Local Act, which allows projects that include workforce housing to skirt certain local zoning laws. According to documents obtained by the South Florida Sun Sentinel, initial plans were submitted in August, though several elements will need to be revised following feedback from the city. The proposal for 2414 E Sunrise Boulevard divides the Galleria Mall site into two sections: east and west. The east section will primarily feature residential towers, while the west section will include additional residential space alongside a hotel component. Spanning more than 31 acres, the redevelopment would become one of the largest mixed-use projects in Fort Lauderdale’s history. The Galleria East redevelopment will include five 30-story towers, featuring 1,181 market-rate units and 800 workforce housing units. 675,968 SF of the existing mall space will be retained, while an additional 127,966 SF will be devoted to health and fitness uses, as well as retail and restaurants. Designed by Arquitectonica, the five towers will showcase modern, glass-heavy facades complemented by expansive balconies. Amenity spaces will be distributed throughout the development, including rooftop areas offering views across Fort Lauderdale. On the other hand, the Galleria West redevelopment will feature four 30-story towers containing 1,161 residential units (690 market-rate and 473 workforce) along with 170 hotel rooms. The plan also retains 251,765 SF of existing commercial space, complemented by 9,140 SF of new office space and more than 5,000 SF of restaurant space. Because this large-scale redevelopment is being pursued under Florida’s Live Local Act, the partnership can match the maximum building height within one mile: in this case, 30 stories, drawn from nearby plots in Fort Lauderdale Beach. The law also allows for increased density and reduced parking minimums, all aimed at encouraging walkable workforce housing. Within this project alone, there will be 1,273 workforce units, accounting for around 40% of the total residential supply. Despite the inclusion of workforce housing, some opponents of the Live Local Act note that a unit only needs to meet 120% of the area median income (AMI) to qualify. In Broward County, this can translate to rents of $2,421 for a studio apartment. Likewise, as per the Sun Sentinel, opinions on the redevelopment are mixed. Nearby residents feel the towers may be unnecessary given the plan, and while there is general agreement that some redevelopment is needed, many question the proposed density. On the other hand, business owners who have witnessed the mall’s struggles see the project as an opportunity to increase foot traffic and boost prospects for small businesses in the area. Traffic, according to partner Russel Galbut, will also not be an issue: “For people who live and work and play in the same place — you don’t need a car”. While Fort Lauderdale advances with the Galleria redevelopment, nearby properties are also attracting new proposals. Across the street at 1040 Bayview Drive, Sunrise & Bayview Partners LLC has proposed two multifamily buildings, rising 14 and 10 stories. There will be commercial and office space, as well as 180 units. Current progress on the project is unclear, but continued interest in the area signals an impending transformation.
Related Group, LeFrak, and 13th Floor Investments File Plans for Two Multifamily High-Rises at 3650 Bird Road
Three prominent developers, 13th Floor Investments, LeFrak, and The Related Group, have teamed up on a new mixed-use proposal near the Douglas Road Metrorail Station. Named simply 3650 Bird Road, the project envisions a two-tower development on the site at 3650 Bird Road: a property that has seen multiple multifamily proposals over the years. Purchased by the partnership for $35 million, the site is now subject to a redevelopment featuring 793 residential units, parking, retail, and other uses. Planned atop a large two-story automotive service center, the development is expected to rise in two phases. The first phase will deliver the northern tower with 415 units, followed by a western tower in phase two with 378 units. Altogether, the development will comprise 793 residences, including 100 workforce housing units, 46 studios, 288 one-bedrooms, 51 one-bedrooms with dens, 292 two-bedrooms, and 16 three-bedroom units. Units will range from 413 SF at the lowest to 1545 SF at the highest. Residents will also have access to a wide array of amenities, including paddle courts, a 22,600 SF fitness center, multiple pools, expansive outdoor spaces, and more. The development’s podium structure will also integrate 1,053 parking spaces and 48 bicycle racks: well above the zero parking minimum allowed under Miami’s Rapid Transit Zone (RTZ) code due to its proximity to the Douglas Road Metrorail station. On the ground floor, pedestrians will see benefits like street-facing retail totaling 8,273 SF, outdoor dining, and colonnades that protect the sidewalk from the elements. In addition, there will be two lobbies on either side. According to a representative of the project, “the vision behind the proposed mix of uses is to promote residents’ ability to live, work, and play in walking distance to the Douglas Road Metrorail station and the Underline.” According to elevations, phase one will rise 31 stories (350 FT), while phase two will be slightly taller at 33 stories (around 370 FT). Although current code allows a maximum of 25 stories on the parcel, the developer is taking advantage of a provision that permits buildings designed and constructed to LEED Gold standards to reach up to 40 stories. Designed by Corwil Architects, the facade will feature a modern aesthetic with glass balconies, large windows, a gray/white color palette, and other contemporary design choices. Prior to the partnership’s submission, the Shoma Group had proposed a two-tower development for the same site. Initially planned to rise 407 FT, or 40 stories each, the project would have delivered 748 residential units, 23,199 SF of retail space, and 700 parking spaces. Although the previous plan called for significantly taller towers, this new proposal surpasses it in total unit count, retail area, parking capacity, and building width. Unlike Shoma Group’s earlier proposal, Shoma One, which was filed under Florida’s recently enacted Live Local Act, the new development will proceed under the site’s existing RTZ Subzone zoning. RTZ designations encourage transit-oriented development and can offer incentives such as higher allowable density, reduced parking requirements, and other flexibility within designated rapid transit areas. As of October 2025, no construction permits have been filed. If approved, 3650 Bird Road will continue the ongoing historic transformation of the lots surrounding the Douglas Road Metrorail Station.
21 Hollywood Inches Closer to Topping Out in Hollywood’s Royal Poinciana Neighborhood
Construction on Hollywood’s latest multifamily high-rise is commencing, bringing the city’s modest but impressive skyline further north. Known as 21 Hollywood, the luxury rental community has already climbed several floors, with crews now working toward the eighth. The project was first presented to Hollywood’s Planning Board in late 2023 from Bardi VP, affiliated with South Florida–based Starlife Group. When complete, the 14-story building will deliver 200 units, ground-floor retail, parking, and amenity space, marking Starlife Group’s first high-rise development. Vertical construction, according to Florida YIMBY, is being handled by Starlife Builders, a construction subsidiary of Starlife Group. Prior to vertical construction, the developer held a ceremonial groundbreaking in December 2024. Over 480 foundation piles were drilled into the ground, marking several months of preparation before the building could begin vertical ascent. Located at 2100 N Federal Highway, the structure is expected to top off at 154 FT in early November, with completion anticipated in 2026. Construction crews have begun installing the first windows and concrete slabs that will frame the building’s facade, which is planned by Kobi Karp Architecture to feature dark slate and off-white stucco, glass railings, aluminum vertical slats, and other contemporary materials. In a recent post, Starlife Group founder and CEO Gevorg Shahbazyan shared a progress photo of the tower’s ascent. The structure already stands as the tallest building in the surrounding area by far. The photo also highlights the 85 FT pool structure, which was recently completed. View this post on Instagram A post shared by Gevorg Shahbazyan (@gevorg.shahbazyan) According to planning documents from the City of Hollywood, the building will not only include 200 residential units, but 9,977 SF of retail and 299 parking spaces. Planned amenities range from a pool, a yoga/pilates room, a cycle studio, a barbecue area, an outdoor movie theater, a children’s playground, and much more. As 21 Hollywood continues its rise, the densification of Hollywood’s urban core is also underway. In late August, construction crews topped out on the Residences at Beverly Park, an 11-story multifamily development bringing 115 affordable units to the area. With multiple buildings coming online in the following years, Hollywood is shaping out to be one of Broward County’s densest cities, attractive for both incoming residents and developers.
Mixed-Income Apartment Seeks Redesign at 3917 N Nebraska Ave in Ybor Heights, Tampa
Channelside Partners, affiliated with Tampa Bay-based developer Abacus Group, is returning to the drawing board for an apartment project in Ybor Heights. Tentatively called Ybor Heights Apartments, the development was first submitted in September of last year but was unexpectedly withdrawn. The original proposal called for a nine-story building at 3917 N Nebraska Ave, utilizing the Live Local Act. Now, revised plans take a more scaled-down approach, removing the Live Local Act in favor of another pro-development statute recently passed by the Florida Legislature. If permitting and approvals proceed smoothly, the project would be among the first large-scale apartment developments in the neighborhood. Submitted last month, revised plans now call for a seven-story apartment building, two stories shorter than the previous proposal. The project will include 257 units, 27 of which will be designated as affordable, solely in studio, one-, and two-bedroom layouts. Residents will have access to 259 parking spaces, falling short of the 392 spaces required by city code. In addition, the development will provide 26 bicycle parking spaces. These details differ significantly from the original plans, which featured 296 units and 419 parking spaces. However, the commercial component has remained largely unchanged. The original proposal included 2,729 SF of commercial space with outdoor seating, while the revised plans call for roughly the same: 2,649 SF of commercial space accompanied by large sidewalks and outdoor seating. One of the more notable revisions involves the project’s facade, with significant changes to both active use and exterior treatment. Along E 33rd Ave, the originally planned walk-up units have been replaced with parking and mechanical spaces. Architect Baker Barrios has also reworked the facade design, shifting from a mix of dark teal, stone gray, and dark gray tones with large blue windows to a simplified all-white exterior. The altered project plans to cut the Live Local Act component, which would have required at least 40% of units to be designated as affordable (up to 120% of the local AMI). Instead, the developers are now proposing the project under Florida Statutes § 166.04151, also known as the Affordable Housing Statute. This statute only requires 10% of units to be affordable, in exchange for incentives such as allowing housing atop commercial or industrial land. By opting for this approach, the developer is giving up certain benefits available under the Live Local Act, including tax exemptions and access to dedicated funding. The site for the new project was purchased for nearly $2.4 million in 2023, previously occupied by a Walgreens that closed as part of the company’s nationwide downsizing. Any redevelopment will require demolition of the existing structure and new building permits, none of which have been filed as of October 2, 2025. This proposal isn’t unexpected, however; as the neighborhood piques developer interest, just a few blocks away, Robles Park is being cleared to make way for a major mixed-use redevelopment that promises new housing, retail, and community amenities.
Calle 8 Hotel Seeks Rezoning of 710 SW 16th Ave for a Nearly 150-Room Project
A new 8-story hotel is being planned along Little Havana’s iconic Calle Ocho corridor, where developer 1603 SW 8 Street, LLC, tied to North Park Ventures from Chicago, is seeking City Commission approval to rezone a site currently occupied by a surface parking lot. The proposal, designed by Modis Architects, would replace a half-acre assemblage with a 149-room hotel, filling a gap in an area that currently lacks hotel options. While Miami’s Planning, Zoning and Appeals Board has already given the project near-unanimous approval about a month ago, the final decision now rests with the City Commission. Located at 710 SW 16th Ave and 1603 SW 8th St, the developer plans to redevelop both a surface parking lot and two low-rise structures from the early 1900s. The rezoning request only applies to the northern parcel at 710 SW 16th Ave, which would shift from T5-O to T6-8-O and more than double the allowable density. The southern parcel, 1603 SW 8th St, is already designated T6-8-O. According to a representative from the project, ‘Calle Ocho is locally and internationally known as a major tourist destination but lacks lodging options. The project proposed a hotel to incentivize tourists to not only visit but stay on Calle Ocho and, in-turn, stimulate the economic development of the area”. First reported by the South Florida Business Journal, beyond plans for 149 hotel rooms, there will be 17,030 SF of commercial space, a rooftop pool, and 128 parking spaces. The facade, featuring large windows with a white and dark brown palette, is described by Modis Architects as “inspired by architectural elements from Havana and tells a story of grandeur with tropical elegance that celebrates the spirit of Cuba and offers guests an elevated experience. This hotel aims to become not just a place to stay, but a destination that embodies the joy, history, and the vibrancy of Calle Ocho.” The developer will have to obtain permits for both demolition and construction if approved by Miami’s City Commission. As of now, there are no substantial permits pertaining to demolition or site prep for the property. A name for the hotel isn’t finalized but plans hint at ‘Calle 8 Hotel’.
West Palm Beach’s City Commission Unanimously Approves 5400 N Flagler Condo Project
After months of review, a 31-story condo tower planned for 5400 N Flagler has cleared its final hurdle in West Palm Beach. On September 29th, West Palm Beach’s City Commission voted unanimously to approve the condo project from Canada-based Great Gulf. It will be the last step before the developer can begin permitting, considering the project had already secured unanimous support from the Planning Board. Rising on a 2.46-acre site, the tower will bring 97 condominium units and mark Great Gulf’s second condo venture in the city. Designed by Spina O’Rourke + Partners and Safdie Architects, the 380 FT tower (one of the tallest in West Palm Beach) will feature wraparound balconies, a mix of unit types, and extensive resident amenities. For instance, the building will include townhomes, two- to four-bedroom units, and penthouses, with 207 resident parking spaces. Amenities will include a rooftop pool, guest suites, event/fitness rooms, lounges, libraries, and landscaped garden areas. The project has undergone slight revisions since its submission a month ago, particularly along North Flagler Avenue. In response to concerns about a “blank wall effect” at the podium level, the developer has incorporated active residential amenities on the east side of the building, including a dog spa and a bicycle club for residents. A pedestrian sidewalk along N Flagler Drive will also be expanded, while landscaping and open space remain central to the design. The developer is requesting four waivers, covering density regulations, acreage, minimum setback requirements, and driveway requirements. Some of these requests have drawn concerns from both city staff and nearby residents. In particular, waiver 3, which seeks a reduction in minimum setbacks for the proposed high-rise, was flagged as inappropriate by staff given the building’s 380 FT height. The official position is that a structure of such height should maintain a larger buffer from neighboring properties. As a result, staff has recommended denial of this waiver, while the other three are supported. In addition, to address questions and concerns from the surrounding community, the developer held several outreach sessions with the Palm Beach Chamber of Commerce, the Northwood Harbor Association, and residents of Palm Beach House. Representatives of these groups noted that the developer was professional and transparent, was willing to adjust features of the project, and engage in discussions when concerns were raised. Even with these efforts, many residents voiced objections during the meeting. Most came from Palm Beach House, the neighboring condominium, where residents expressed concerns about dust, noise, blocked views, and potential structural damage during construction. The City Commission approved the rezoning of the property from Multifamily High Density Residential to Residential Planned Development, along with the requested waivers, despite some staff and resident concerns. With approvals in place, Great Gulf can now proceed with demolition and permitting. Construction is expected to take approximately three years, not including potential delays.
The William Launches Sales in North Miami Beach with 374 Residences
Sales have officially launched for The William in North Miami Beach, a 25-story condo tower planned by Blue Road Development and Illia Development Group. The project, which is targeting a groundbreaking in the middle of next year, will deliver 374 residences and marks Blue Road’s second condo venture in the city, following the topping out of Nexo Residences. The William is planned on a 1.1-acre site that the development team purchased in late 2022 for $7.5 million. Positioned as one of the first high-rise projects in the neighborhood, it is being marketed by Fortune International Real Estate, with EB-5 investment expected to play a role in funding the development. Units will range from studio, one-, two-, and three-bedroom layouts. According to The Real Deal, sizes will span from 552 SF studios to 1,412 SF three-bedroom condos. What stands out in the permitting documents is the unit mix: of the 374 residences, 30 are categorized as lodging units. The reason for this designation remains unclear, as the developer has stated the project will operate as long-term residences rather than short-term rentals. The building will include a plethora of amenities for residents, including a fitness center, coworking lounge, self-serve market, indoor lounge, kids’ playroom, outdoor bar and terrace, and much more. In fact, over 40,000 SF of the building is dedicated towards amenity use. In addition, the ground floor will feature 4,526 SF of retail space, along with a residential lobby and parking access. The project’s podium will span several levels, providing a total of 448 parking spaces reserved for both residents and retail patrons. Designed by Behar Font and Carlos Ott, the most recent plans submitted to the city show the tower rising 25 stories, reaching a height of roughly 270 FT. This represents a modest increase compared to the original submission, which features a 23-story building designed by Bermello Ajamil & Partners. The updated design incorporates a modern facade with wood paneling, glass balconies, and stucco finishes, giving the project a contemporary look. Because the development was only recently approved by North Miami Beach staff, the next step will involve clearing the site. This will require demolition of the existing low-rise structure as well as removal of the surface parking lots currently occupying the property.
The Satori at Lighthouse Point Planned in Pompano Beach, Set to Deliver 187 Units
Plans have been unveiled for The Satori at Lighthouse Point, an eight-story residential development proposed in Pompano Beach. Led by South Florida–based 4211 N Fed, an affiliate of 1112 Development, the project is aiming to bring 187 units to the North Federal Highway corridor. The site at 4211 North Federal Highway was purchased by the developer earlier this year for $5.89 million, signaling continued investment in the N Federal Highway corridor. The site is currently occupied by the Lighthouse Point Hotel, a cluster of low-rise buildings that would be demolished in order to make room for the new 8-story project. The proposals envision units of various sizes, from studios, one-bedroom, two-bedroom, and three-bedroom apartments. According to a representative of the project, units will be directed towards “young professionals, families, and even seasonal residents”. Apartments will be moderately sized, ranging from 814 SF at the lowest, to 1,811 SF at the highest. One of the more unique features of the complex is that, of the 187 planned units, 27 will be flex units. Flex units are extra units allowed under the county rules, designed to increase residential density and include affordable housing. In addition, the proposal calls for a multitude of amenities from a fitness center, clubhouse, pool area/lounge, and more. Residents will have access to 336 parking spaces, of which 38 are dedicated to guests. Planned as a collection of three eight-story buildings, each rising 90 FT to the mezzanine, the complex is being designed by Delray Beach-based Madsen Design and “embraces a contemporary design while harmonizing with other modern residential buildings in Pompano Beach.” “The composition is articulated through a series of volumes defined by a dynamic interplay of terraces, which shape the façade rhythm and introduce a layered geometry that softens the massing while enhancing visual interest. Their irregular pattern breaks the uniformity of the elevation, creating a sense of movement and individuality across the complex, giving each building its own identity within the overall ensemble” according to an architectural comment. The Development Review Committee is scheduled to convene on October 1st to discuss the proposal. As with many projects in Pompano Beach, the development will likely undergo multiple rounds of review before moving forward.