Elevate 54 Planned in Brownsville, Miami-Dade Through the Live Local Act
Another multifamily proposal is advancing near Brownsville’s Metrorail Station, as transit orientated development in Miami picks up. Known as Elevate 54, the project intends to serve as a 75-unit multifamily development, developed by 54 St Owner, LLC, an affiliate of Bay Heights Capital. It’s the latest project under the group, which has proposed multiple developments under the ‘Elevate’ branding in Miami-Dade. The development is planned for 2845 NW 54th Street, at the intersection of NW 29th Avenue and NW 54th Street. Plans indicate the project is intended to move forward under Florida’s Live Local Act, a state housing program that allows qualifying residential developments to bypass certain local zoning restrictions in exchange for the inclusion of workforce or affordable housing. Projects approved under the legislation may benefit from increased density, additional height allowances, and other incentives. The development site consists of four assembled parcels totaling 0.702 acres. The properties were acquired in late 2024 for a combined purchase price of roughly $1.225 million. The properties were acquired in late 2024 for a combined purchase price of $1.225 million. The site is currently cleared and operates as a car lot, conditions that are expected to limit the scope of site preparation required prior to ground breaking. Units in the 75-home development will range from studio, one-bedroom, and two-bedroom apartments. One-bedroom units account for the majority of the total, representing more than half of the project’s residential mix. While the project is being submitted under Florida’s Live Local Act, which allows for a maximum residential density of up to 250 units per acre, the proposed development utilizes a substantially lower density of approximately 100 units per acre. In exchange for these zoning changes, the project is required to allocate 40% of its units, or 30 apartments, as workforce housing priced at or below 120% of Area Median Income. At ground level and within the podium, the development will include 1,090 SF of retail space alongside parking for 75 vehicles. Additional ground-floor uses include a residential lobby, leasing office, and expanded sidewalks buffered by landscaped greenery. Under Miami-Dade County code, qualifying workforce housing projects are eligible for reduced parking requirements. Based on the project’s residential square footage, only 36 parking spaces would be required, down from an original requirement of 88. Designed by Caymares Martin Architecture, the development is planned to rise eight stories, reaching 90 FT at its tallest point. For context, the only taller structure in the immediate area is Brownsville Village, where the tallest building rises to roughly 150 FT. The building’s facade will feature a palette of red, white, and gray tones. Exterior materials will include smooth stucco finishes, aluminum railings, impact-resistant glass, and vertically articulated textures across select portions of the elevation. There are no permits submitted to Miami-Dade as of February 2026. It’s unknown if Elevate 54 is being planned for construction, or to be sold with entitlements. However, the application submitted to the county is still under review. Submitted through an Administrative Site Plan Review, the development will move through approvals faster, primarily because the Live Local Act expedites projects by limiting public review.
Construction Begins on Richman Group’s Capri Place II in Miami-Dade
NW 27th Avenue, a major corridor home to multiple commercial hubs, Metrorail stations, and large-scale development proposals, has recently seen construction begin on a new affordable housing project. The development, known as Capri Place II, will deliver an 8-story multifamily building designed by Behar Font. Led by the Richman Group, a national developer with a portfolio spanning both affordable and market-rate housing, the project has been under consideration for several years and was initially envisioned as a 12-story structure. With construction now underway following a groundbreaking, the project will add new affordable and workforce housing to an area that has increasingly benefited from Miami-Dade County’s transit-oriented development framework. The project is located on a 2.6-acre parcel at 8001 NW 27th Avenue, located directly across from Northside Shopping Mall. The site was cleared in the early 2010s and was acquired by the Richman Group in late 2021 for approximately $6 million. Ortega Construction has been recently selected to serve as the project’s general contractor. Although the development was originally expected to break ground in the fourth quarter last year, site activity has now commenced. Recent updates from the contractor indicate that clearing work has been completed and that topsoil removal is complete via multiple excavators. County permitting records show that several approvals have already been granted, with additional permits still progressing through review. View this post on Instagram A post shared by Ortega Construction Company (@ortegaconstructioncompany) Issued permits to date include the site plan, while permits related to temporary construction facilities, a general construction permit, and other supporting work remain under review. The approved site plan permit reflects a construction valuation of $15 million, while the pending general construction permit lists a projected value of $33,572,527. Capri Place II is planned to include 180 residential units, despite zoning allowances that would permit as many as 374 units on the site. The residential mix will consist of one-bedroom and two-bedroom apartments. Along the eastern portion of the property, the parking garage will be partially concealed by a row of two-story townhome-style units. Future residents will have access to a broad amenity package, including a swimming pool, fitness center, yoga studio, clubroom, business center, mail facilities, literacy and library spaces, multipurpose rooms, and an outdoor pavilion with seating. Parking will be provided through a 254-space garage, resulting in a ratio that allows larger units to be allocated more than one parking space. At street level, the development will introduce 2,821 SF of retail space facing NW 27th Avenue. Based on the Richman Group’s previous projects, retail spaces are often leased to local organizations or small businesses rather than national tenants, though leasing plans for Capri Place II have not yet been disclosed. Additional ground-floor elements include landscaped buffers, widened sidewalks, and pedestrian-oriented improvements along the frontage. Architectural elevations prepared by Behar Font indicate the eight-story structure will rise approximately 81 FT, excluding a rooftop crown that brings the overall height to more than 90 FT. The exterior design incorporates smooth and scored stucco finishes, aluminum framing, and impact-resistant glazing. With early foundation activity now underway, Floridian Development anticipates the project reaching completion in late 2026 or early 2027.
546 Foot Tower Proposed West of Downtown Fort Lauderdale Following FAA Filing
While new proposals and active construction have shown signs of slowing in Fort Lauderdale, the city remains far from dormant. Just a few days ago, an FAA height application was submitted for a 546 FT tower planned at 301 SW 2nd Street, signaling continued interest in high-density development near the downtown core. The site is located just west of the existing high-rise cluster in Downtown Fort Lauderdale, marking another project to extend the city’s skyline in a new direction. Although formal plans have not yet been submitted to the city’s Development Review Committee, the FAA filing identifies Integritas Capital as the developer (working in partnership with New York-based Heights Advisors), with FSMY listed as the project’s architect. The development team assembled the site through multiple acquisitions, beginning with the purchase of a surface parking lot at 111 SW 3rd Avenue for approximately $6.6 million in late 2021. This was followed by the acquisition of an adjacent low-rise property in late 2022 for roughly $4.6 million. Together, the purchases give the partnership control of three parcels along the block, while a fourth corner property at 329 SW 2nd Street is incorporated into the development concept but has not yet been acquired as part of the assemblage. The under-review FAA application, which lists a tower height of either 546 FT or 549 FT above sea level, represents a resubmission of an earlier filing from 2022. At that time, the partnership sought approval for a slightly taller 596 FT structure on the site. While the revised proposal reflects a notable reduction in height, the tower would still become the tallest building in Fort Lauderdale if constructed. More detailed plans for a tower at the site first surfaced publicly last year, when The Real Deal reported that the development team was pursuing a 57-story mixed-use project. Early concepts outlined a program consisting of approximately 550 residential units, including roughly 300 condominiums, alongside a 253-key branded hotel and structured parking. In prior statements to The Real Deal, Integritas Capital indicated that construction costs would be partially mitigated through the use of concrete sourced from a company-owned plant in Broward County, a move the firm says could deliver significant per-foot savings. According to Integritas principal, Stephen Palmese, condominium pricing was previously targeted in the $500,000 range, with units not expected to exceed $1 million. Projected apartment rents were cited at $5.50 per square foot. Given the updated FAA filing lists a maximum height of 546 FT, well below what is typically associated with a 57-story tower, it’s likely that the project’s size has been reduced or reconfigured since those early reports. No revised architectural plans have been made public, but that may soon change. If the project has been reconfigured, the development could also qualify for approval under Florida’s Live Local Act, a state-level program that allows eligible projects to bypass local zoning restrictions in exchange for the inclusion of workforce housing (priced at or below 120% of AMI). Developments approved under the legislation may benefit from reduced parking requirements, increased density allowances, and expedited review timelines. Floridian Development is currently in the process of working with the City of Fort Lauderdale to gather proposals submitted under the Live Local Act. Should this proposal appear in the records request, a follow-up report will be published.
UniDos Affordable Housing in Miami’s Omni Neighborhood Announces Groundbreaking Date
A long-anticipated affordable housing project in Miami’s Omni District is set to officially break ground, following a joint announcement by the developer and the City of Miami. Known as UniDos (also branded as Uni + Dos), the tower is planned for 1445 N Miami Avenue and represents the district’s latest addition to its growing affordable housing inventory. Spearheaded by NR Investments, UniDos follows the recent completion of Uni Tower, a 252-unit affordable housing project that marked the firm’s earlier investment in the neighborhood. A ceremonial groundbreaking is scheduled for February 24th at 10:00 a.m., marking one of several milestones required before the tower can begin vertical construction. Recently elected Mayor Eileen Higgins is expected to attend the event, following a campaign where she placed a strong emphasis on expanding affordable housing development across the city. The development site is the result of a multi-year assemblage of nine properties, acquired between 2014 and 2016 for a combined price of just under $9 million. Transactions involved both private property owners and the Omni Redevelopment District Community. Today, the parcel is largely cleared, with only limited landscaping and a surface parking area remaining. UniDos is planned to deliver 398 income- and rent-restricted affordable and workforce housing units. Earlier plans submitted to the city outlined a unit mix consisting of micro-units, one-bedroom, and two-bedroom residences. According to a construction permit filed last year and still under review, the residential portion of the project will add 406,694 SF of new construction, spanning from levels 8 through 31 of the tower. Residents will have access to a dedicated amenity level on the eighth floor, which will include a swimming pool, outdoor lounge areas, and roughly 14,000 SF of indoor amenity space. The project is also planned to accommodate 451 parking spaces, a supply intended to meet anticipated resident demand. At street level, the building adopts a distinctive footprint, forming an S-shaped profile in response to the presence of historic structures along the block. In addition to widened sidewalks and pedestrian improvements, the ground floor will incorporate 8,539 SF of retail space, contributing to street-level activation in the area. Designed by Corwil Architects, the tower will feature a contemporary facade defined by gray balconies and a palette of white and gray tones. The podium will incorporate ventilated mesh elements alongside patterned panels intended to mimic greenery. Once complete, the building is expected to rise approximately 321 FT. While vertical construction is not imminent, as site clearing and additional permitting remain outstanding, a general contractor has already been selected. First Florida is listed as the contractor for the project, and despite remaining pre-construction steps, vertical construction is still anticipated to begin by the end of the year. When it does, UniDos will become the second tower under construction in Miami’s Omni District, following the start of vertical work at Excel Miami.
AHF Breaks Ground on Little River Plaza, a 250-Unit Affordable Housing Community
In Miami’s Little River neighborhood, where housing affordability remains a growing concern, a new development is moving forward with the goal of expanding access to supportive housing. The Healthy Housing Foundation, a subsidiary of the AIDS Healthcare Foundation (AHF), recently broke ground on a 12-story residential project aimed at serving individuals and families in need of housing assistance, including those experiencing homelessness. The project, designed by Glavovic Studio, was marked by a ceremonial groundbreaking held on January 23rd between 10:30 A.M. and noon. The event took place at 7952 NE 3rd Avenue, the site where the building will rise. The 0.9-acre property was acquired by the AIDS Healthcare Foundation for $6 million in 2022 and was previously occupied by a single-story strip mall and surface parking lot. Demolition of the existing structures was completed in 2023, and recent activity on-site, including site work, signals the start of vertical construction. View this post on Instagram A post shared by AIDS Healthcare Foundation™️ (@aidshealthcare) Coined as Little River Plaza, the project will deliver 250 affordable housing units targeted to households earning up to 50% of Miami-Dade County’s Area Median Income and below. The unit mix will consist of micro-studios and one-bedroom residences, with sizes ranging from approximately 380 to 540 SF. The groundbreaking event was attended by Mayor Eileen Higgins, who noted ‘you will not meet anyone in Miami that doesn’t know someone who is struggling to pay the rent’. At the heart of the building, residents will share a large common space, designed as a multi-story open-air atrium. The space functions similar to a hotel-style courtyard, providing lighting and fresh air to circulate throughout the structure. At ground level, the high-rise will include a designated drop-off zone and a total of 205 parking spaces, including five on-street spaces reserved for guest use. In addition to parking, the project will include 2,888 SF of ground-floor retail space designed for a single tenant. While no retailer has been announced to date, the space will be supported by widened sidewalks, on-site landscaping, and other pedestrian-oriented improvements intended to activate the street frontage. Glavovic Studio approached the design with cost efficiency as a core principle, allowing the project to pencil out while maintaining affordability. Architectural elements such as balcony railings are repeated across the podium to limit the need for custom materials and reduce construction costs. The zig-zagging aluminum balconies and parking screens serve a dual purpose, helping to reduce solar heat while adding visual movement and texture to the facade. According to architectural elevations, the building is expected to rise 134 FT at its tallest point. Permitting activity at the site has been active, with a master construction permit, electrical permits, and other required approvals now being issued. Gomez Construction Company is listed as the project’s general contractor. Once complete, Little River Plaza will join a growing pipeline of new development in Little River, much of it centered on affordable and workforce housing. The site was selected in part for its proximity to transit and daily amenities, including direct access to a bus stop along the property frontage.
The Mark, a Long-Debated Student Housing Project Near UM Moves Forward Under County Control
A student housing proposal near the University of Miami that has drawn years of debate is moving again through the approval process, following a recent filing by Landmark Properties with Miami-Dade County. Planned for 1250 S. Dixie Highway in Coral Gables, the project calls for an eight-story student housing project located just steps from the University Metrorail Station. Designed by Behar Font Architecture, the development would mark Landmark’s second student housing project in the city if constructed. The latest submission, filed in mid-January, reopens long-running discussions surrounding allowable height, density, and zoning authority in the area. The proposal was first introduced in 2023 as a two-building concept on a 3.17-acre site, currently occupied by a mid-century shopping center and surface parking. Early versions were reviewed locally by Coral Gables’ Development Review Committee, but stalled amid growing concerns over the project’s scale. As city-level approval became increasingly uncertain, the development team shifted its attention for approval under Miami-Dade County’s Rapid Transit Zone. The designation, which was granted last year, transferred planning and zoning authority to the county, opening the door to higher-density development adjacent to major transit infrastructure, effectively pushing the project beyond the hands of Coral Gables politicians. In response, Coral Gables later pursued its own University Station transit overlay in an effort to retain local design review and architectural control along the corridor. However, by that point, the project had already transitioned into the county approval process, significantly limiting the city’s ability to directly influence the proposal’s scope or configuration. While the proposal has now been formally submitted under Miami-Dade County jurisdiction, the project’s overall density remains unchanged: a silver lining for some concerned residents. Plans first outlined in 2024 called for a total of 393 residential units, a figure that has been carried forward into the current submission. The unit mix will range from studios to five-bedroom residences, with four-bedroom units representing the most common configuration. Residents would have access to a comprehensive amenity program, including a pool deck with outdoor seating and lounge areas, covered terraces, a wellness suite, study lounges, a fitness room, and a centrally located courtyard. The project also proposes 680 parking spaces, despite county code allowing zero required parking for transit-oriented developments. In addition to serving student residents, the parking supply is intended to support eight ground-floor retail spaces totaling 14,960 SF. At street level, the development would introduce widened sidewalks, updated landscaping, and a vehicular entrance to the parking garage accessed from Madruga Avenue, a nearby residential street where most site-related traffic would be directed. One of the more notable changes tied to the county submission involves both the building’s form and height. The project has shifted from a two-building layout to a single, more unified massing. At the same time, the height has increased modestly, rising from the previously proposed eight stories (or 97 FT) to nine stories (102 FT) at its tallest point. Architecturally, the updated design adopts a contemporary palette of whites and light grays, incorporating stucco finishes, score lines, metal balconies, impact-resistant glazing, and trellis elements. The revised approach is a byproduct of the county’s design playbook, which places fewer constraints on setbacks and architectural style than Coral Gables’ code, allowing the project to move away from Mediterranean design requirements and toward a more modern proposal. While the project may be controversial, especially over its visual impact, there is little the city can do. That concern was raised months ago during public discussions, when Vice Mayor Rhonda Anderson warned that prolonged delays would push developers to seek county oversight instead. At the time, she warned that doing so would likely result in larger projects with fewer setbacks, weaker design controls, and diminished opportunities for resident input. With the proposal now firmly under Miami-Dade County’s jurisdiction, that scenario has effectively played out. Plans were submitted only yesterday (January 21st), meaning the approval process is still in its early stages and further design revisions remain possible. According to sources, the property is currently under contract but has not yet changed hands. The most recent recorded sale of the site occurred in 2015, when it sold for approximately $4.2 million.
More Than 9,000 Units in the Pipeline: Data at West Palm Beach’s 2025 Developer Outreach Shows Development Surge
West Palm Beach’s Development Services Department recently held its 2025 Developer Outreach, providing an early look at how the city’s development pipeline is positioned heading into the year. The meeting convened developers, property and business owners, planners, architects, and other industry stakeholders as the city continues to oversee a growing number of projects moving through review, permitting, and construction. The presentation went beyond key figures, but also outlined how the department is responding to current development demand while offering updates on projects recently delivered, those under construction, and proposals advancing through the approval process. Several upcoming developments were also previewed publicly for the first time, offering insight into what may soon reshape the city’s skyline beyond Downtown. Floridian Development takes a look at the upcoming changes in West Palm Beach. Completed, Under Construction, or Planned Residential Projects: Several notable updates were shared regarding the evolution of downtown living and surrounding neighborhoods in 2025. The completion of 512 Clematis added 89 residential units to the downtown core, while Palm Beach Atlantic University’s new dormitory (long the subject of design-related controversy) has moved into the construction phase and is planned to accommodate 990 students. Under Construction: Completed: Planning: In total, 2,800 multifamily units are currently under construction, with an additional 130 recently completed and 6,125 more under review. Altogether, more than 9,000 units are in the pipeline for West Palm Beach in the coming years, an impressive figure for a city that has only recently begun to accelerate its development pace. (Certain projects may have been excluded due to inadequate data or lack of progress). Completed, Under Construction, or Planned Hotel Projects: Hotel development in West Palm Beach are also gaining momentum, fueled by an influx of talent and wealth that has increased both demand and expectations for higher-quality accommodations. Between 2020 and today, the city added 1,641 hotel rooms, including the 215-room property at 695 South Olive which opened in 2022. Looking ahead, the pipeline remains active, with projects such as the planned hotel in the Nora District expected to add 201 rooms and further projects that plan to increase West Palm Beach’s hotel inventory in the coming years. Under Construction: Completed: Planning: While smaller in scale than the multifamily pipeline, hotel development remains one of West Palm Beach’s most active sectors. Currently, 511 hotel rooms are under construction, with another 150 recently delivered and 1,305 more in various stages of planning. Among the more notable proposals are early plans for the PBAU Arkona–Olive Hotel, which would add a new hotel high-rise near the Palm Beach Atlantic University campus. (Certain projects may have been excluded due to inadequate data or lack of progress). Completed, Under Construction, or Planned Office Projects: In the last four years, developers, primarily Related Ross, has added 668,033 SF of new office according to the City of West Palm Beach, representing a large chunk of 1.6m currently of class A office today. The influx of new office construction and proposals in West Palm Beach reflects growing demand for high-quality, Class A space, with strong leasing activity concentrated in the downtown core and sustained interest from major tenants. Office utilization across the market has held above average, and developers such as Related Ross have committed significant capital to new projects. Under Construction: Completed: Planning: Perhaps the most closely watched segment of West Palm Beach’s development pipeline, new office construction now represents one of the largest concentrations of planned Class A space in the Southeast. Currently, approximately 1,834,009 SF of office space is under construction, with an additional 270,000 SF recently delivered and another whopping 1,150,636 SF in the planning stages. (Certain projects may have been excluded due to inadequate data or lack of progress). What Lies in the Future? As West Palm Beach works to manage an influx of new residents alongside rising construction activity, the city is also advancing several land-use initiatives aimed at making better use of existing urban space. In the Broadway Mixed-Use District, height allowances have been increased from three to seven stories, accompanied by an emphasis on enhanced landscaping and wider sidewalks to improve walkability. At the same time, the city is in the process of updating its Downtown Master Plan, introducing revisions to tower massing and, in select areas, higher height and density limits. While permitting activity has slowed across much of Florida, West Palm Beach has moved in the opposite direction, reaching its highest level of permit activity since 2022. Of the permits issued, approximately 52 percent are tied to residential construction, with the remaining 48 percent associated with commercial development.
Floridian Rundown: Alma at FIU Planned in Sweetwater; FAA Permits Filed for Tower 36
Today’s Floridian Rundown spotlights two high-rise projects, both in Miami-Dade. One centers on a largely under-reported development in Sweetwater, where Alma at FIU is moving forward as a major student-oriented tower serving Florida International University, with demolition complete and capital raising underway. The other turns to Miami’s Edgewater neighborhood, where Tower 36 is showing signs of renewed momentum following the filing of a new FAA height application, marking the first substantive update on the project in several months. Floridian Rundown is an experimental article format designed to surface development activity that may not always warrant standalone coverage. Published as a periodic roundup, the series focuses on early-stage proposals, design evolutions, and under-the-radar projects that are quietly moving through the pipeline, offering readers additional context beyond Floridian Development’s traditional weekday reporting. Please take the time to complete a poll at the end of the article to help the site better understand public perception of this publication type. Alma at FIU Sweetwater, already experiencing a surge in student-oriented high-rise development tied to Florida International University, is preparing to add another major project to its skyline. Dubbed Alma at FIU, the multifamily tower is planned for a roughly 0.8-acre site at 300 SW 109th Avenue. The project is being developed by BAI Capital and designed by BKV Group, with plans calling for approximately 561,000 gross SF of construction. Once built, the tower would stand among the tallest developments in Sweetwater. Construction is currently targeted to begin in January 2027, marking the project as the city’s third high-rise to enter construction since 2025, following two recent groundbreakings. As the project moves through Sweetwater’s design and approval process, the development team is also raising capital. Alma at FIU is offering multiple investment tiers, including an EB-5 Immigrant Investor Program. Because the project is located within a Targeted Employment Area (TEA), foreign investors are eligible to participate at the reduced EB-5 threshold of $800,000, while still qualifying for a green card. Alma at FIU is planned to deliver 565 residential units, totaling 644 beds. The development will include ground-floor retail, above which an eight-story parking podium will be constructed and wrapped with residential units to maintain architectural continuity. The podium will provide 644 parking spaces, effectively allocating one space per bed to accommodate student demand. Miami-Dade County permitting records show that a demolition permit for the former retail building on the site was issued months ago. Demolition activity quickly followed in early 2025 and has since advanced to the complete clearing of the property. Construction will be led by HITT Contracting as general contractor, with Kimley-Horn serving as the project’s civil engineer. FAA Application Filed for Tower 36 News surrounding Tower 36, a planned high-rise in Miami’s Edgewater neighborhood, has been relatively quiet in recent months as the project has undergone internal design revisions. That lull appears to be breaking, however, with a new FAA height application recently filed by One Thousand Group, the firm behind 1000 Museum by Zaha Hadid Architects. The project was first presented to Miami’s Urban Development Review Board in 2023 as an office-focused development, proposing 312,058 SF of office space, 28,922 SF of retail, and 691 parking spaces within a 32-story tower rising 635 FT. That concept was later abandoned in favor of a revised program centered on branded residences, a private members club, premium dining, and other hospitality-oriented uses. Detailed plans for the updated vision have not yet been publicly released, as the project is still in the planning phase. Designed by KPF in collaboration with ODP Architecture, the tower is envisioned as one of Miami’s more distinctive recent high-rise designs. The building is largely wrapped in glass, with balconies periodically carved out, giving the facade depth and a modern profile. The tower was filed with the Federal Aviation Administration at a height of 649 FT, or 662 FT above mean sea level. The filing suggests that the project’s height and massing may have changed over time, though it may also reflect a common decision to submit a more generous height for flexibility. In FAA filings, developers often list maximum possible heights rather than finalized numbers, allowing change for future design evolution without requiring a new aviation review. Located at 3601 Biscayne Boulevard, the One Thousand Group acquired the 1.6-acre lot for approximately $53 million in late 2024. The property, formerly occupied by a gas station, was quickly cleared following the acquisition and is now fully vacant. Would you like to see more?
Floridian Rundown: Plans Surface at 1502 NE 1st Ave in Miami; 315 NE 3rd St Returns to Review in Fort Lauderdale
Today’s Floridian Rundown highlights two projects at different stages of the development process. The first focuses on the release of a new design for a long-anticipated redevelopment site in Miami’s Omni District. The second turns to Fort Lauderdale, where plans for the city’s proposed tallest building have returned to the agenda and are now awaiting review by the City Commission. The renewed activity signals renewed momentum for a project that has remained largely quiet since last year. Floridian Rundown is an experimental article format aimed at surfacing development activity that may not always warrant full-length coverage. Published as a periodic publication, the series highlights early-stage proposals, design updates, and lesser-reported projects that are quietly moving through the pipeline, offering readers more insight beyond traditional weekday coverage. If you would like to see more of this article type, which is in an experimental period between last week and tomorrow, please answer on a poll found at the end of the article. 1502 Northeast First Avenue View this post on Instagram A post shared by South Florida QOZ Fund (@sfqoz) A property in Miami’s Omni District, also known as the Arts & Entertainment District, is being pursued for redevelopment by SF QOZ Fund I, an investment group led by David Cohen and Liam Krahe. The fund specializes in projects located within federally designated Qualified Opportunity Zones, areas identified as economically distressed and eligible for certain tax advantages. Those incentives form a key part of the project’s capital strategy, which relies on outside investor participation. Promotional materials indicate that the offering is entering its final phase of fundraising limited to accredited investors. The property is currently going through the approval process with the City of Miami, and is proceeding smoothly. The development team is targeting a six-parcel assemblage at 1502 Northeast First Avenue, a roughly 0.8-acre site acquired from Genting for approximately $20.9 million in early 2025 by A&E District Holding Company, LLC ( an entity affiliated with SF QOZ Fund I). The project would become the neighborhood’s first true skyscraper, defined as a building rising above 492 FT, with the tower planned at 47 stories. The development will include around 10,000 SF of coworking space, 4,000 SF of retail, and 576 residential units. The project is designed by Kobi Karp, in collaboration with Jason Bruges Studio, a London-based practice. Architecturally, the tower features a colorful, multi-story podium paired with a modern facade characterized by floor-to-ceiling glazing and glass balconies. Permitting for the site, including demolition or site work permits, are not in the works right now. However, the development team has indicated that permitting is targeted for May 2026, with groundbreaking anticipated to follow in June 2026. 315 Northeast 3rd Street Plans for what is proposed to become Fort Lauderdale’s tallest tower at 315 NE 3rd Street are advancing to an upcoming City Commission meeting, following revisions to both the project’s height and density. After review by the city’s Development Review Committee and subsequent staff comments, the development team has updated several features of the design as well. Led by Arosa Developers and designed by FSMY, the project is scheduled to appear before the Fort Lauderdale City Commission on January 20th. The revised plans call for a total of 602 residential units, including 135 studios ranging from 400 to 404 SF, 207 one-bedroom units ranging from 462 to 737 SF, 201 two-bedroom units ranging from 637 to 949 SF, 43 three-bedroom units ranging from 953 to 1,032 SF, and 16 four-bedroom units measuring 1,422 SF. The updated unit count represents a slight reduction from the 607 units proposed in the first iteration. The project includes 3,653 SF of ground-floor commercial space and a total of 654 parking spaces, exceeding the 602 spaces otherwise required under the city’s one-space-per-unit code. The additional parking is intended to replace spaces currently serving the neighboring NOLA Lofts, which will forfeit its existing surface parking as part of the development. Due to the tower’s uniquely slender lot, the parking garage will also utilize an automated parking system, incorporating double and triple-stack mechanical lifts to maximize capacity within the garage. Changes to the building’s exterior design in response to Development Review Committee (DRC) comments have also resulted in alterations to the tower’s overall height. The DRC called for greater ‘skyline drama’ above the top habitable floor, resulting in the integration of the elevator overruns and mechanical spaces into the architectural form of the tower. As a result, the roof has been redesigned with a more sloped profile, bringing the final height to 608 FT rather than 603 FT. In addition, DRC comments called for a taller and more prominent ground-floor entrance, especially due to the podium’s massing. The development team responded by increasing floor-to-ceiling heights along the 3rd Street frontage, improving the street-level presence. Would you like to see more?
Design District Condo and Hotel Project at 3995 N Miami Avenue Advances to UDRB
Miami’s Design District high-rise pipeline continues to build momentum as another development team advances plans for a mixed-use project in the neighborhood. The proposal calls for a luxury hotel and a high-end condominium tower positioned between two buildings, which (if built ahead of other proposals) would become the Design District’s first true high-rise, following decades of concepts that either stalled, evolved, or never advanced beyond planning. The development is scheduled for review by Miami’s Urban Development Review Board on January 21st. Planned for 3995 N Miami Avenue, the project spans an assemblage of 15 low-rise structures currently occupied by a mix of office, retail, and leisure uses. The properties were acquired for approximately $170 million in late 2022. The development is being led by a joint venture between Constellation Hotels Holding, Raycliff Capital, Miami Design District Associates, and Fort Partners, with Miami Design District Associates itself formed through a partnership involving Dacra, L Catterton Real Estate, and Brookfield Properties. According to development details submitted to the city, the project would include 143 condominium residences and 105 hotel units, comprising 85 traditional hotel rooms and 20 condo-hotel units that will likely allow short-term rental flexibility. All condominium residences would be located in the shorter building on the northern portion of the site, while the taller tower would house the hotel program, with the condo-hotel units positioned toward the upper floors. Hotel rooms are planned to range in size from 489 SF up to 1,226 SF, while the condo-hotel units would be significantly larger, spanning 1,613 SF to as much as 6,594 SF. Condominium residences in the shorter tower are also on the larger end, with unit sizes ranging from 902 SF to 2,975 SF. Amenities for the hotel and condominium components will be fully separated. Hotel guests will have access to amenities that include a large spa, dining areas, terraces, and a rooftop pool. Condominium residents, meanwhile, will have their own private and shared amenities, including a fitness center and a separate rooftop pool. According to Cube3, the project’s architect, residences in both buildings are ‘arranged to maximize views toward the ocean and sunset by looking past each other in plan’. At street level, the project will introduce 51,840 SF of commercial space spread across the first and second floors, configured as multiple retail slots. Given the site’s location within the Design District, the retail component is likely to feature a mix of designer brands and high-end local tenants. According to a letter of intent, Dacra (a partner in the project) ‘will ensure a curated group of retail tenants’ to fill out the retail units. To accommodate demand generated by the hotel, residential, and retail uses, the development also includes a single-level underground parking garage with 178 spaces, a rare feature given Miami’s groundwater conditions and terrain. Among other changes to the site includes significant upgrades to the pedestrian realm, featuring designated drop-off zones and a large civic space along the southern portion of the site. That public-facing area would be landscaped with substantial greenery, multiple pedestrian pathways, and integrated lighting to enhance walkability and street-level activity. According to the elevations, the shorter condominium tower will rise 12 floors, reaching approximately 185 FT to its tallest point, while the taller tower will rise 24 floors, reaching approximately 309 FT. The facade will feature a palette of glazed terracotta, terrazzo pavers, stone cladding, and complementary materials in beige, white, and light gray tones. These design choices are intentional, drawing inspiration from Miami’s modernist architectural heritage. The site is currently split between T5-O and T6-12 zoning, prompting the developer to require a unified site approach through a Special Area Plan that allows height and density to be distributed across the property. Approval of the SAP is required and falls outside the authority of the Urban Development Review Board; however, the UDRB will still review the project’s design and massing as part of its role. While no naming scheme is confirmed, recent documents call the project MDD-West, short for Miami Design District West.