From the Clevelander to Collins Avenue: Tracking Miami Beach’s Live Local Development Boom
Miami Beach faces a turning point in its development future. After passing in the State’s legislator and undergoing multiple revisions, the state’s Live Local Act, designed to fast-track workforce housing, has catalyzed a wave of development proposals across the city. From North Beach, Normandy Isle, South Beach and other iconic neighborhoods, developers have proposed buildings ranging from 8 to 31 floors. While the law aims to address Miami Beach’s workforce housing needs following a historic and recent population decline, it has also fueled heated debates over balancing growth with historic preservation, creating pushback from both neighbors and local politicians. Foreshadowing a Future Controversy first arose after the Live Local Act began with a heated proposal: plans to redevelop the Clevelander with a high-rise. Owned by the Jesta Group, the project originally called for a high-rise building featuring workforce housing, immense commercial space, and residential units above. The plan immediately drew pushback from preservationists, anti-development activists, and local officials concerned about the scale and impact on the iconic Art Deco corridor. In fact, former Mayor Dan Gelber called it the “worst idea ever,” adding that “the Jesta Group should be ashamed.” In response, Jesta Group revised the proposal, lowering the height while retaining the affordable housing component, though controversy continues over the project’s compatibility with the surrounding historic neighborhood. Despite the backlash, the Clevelander was a pioneer regarding the Live Local Act, signaling the beginning of a new wave of development in Miami Beach’s most well-known neighborhoods. Following the lead, developers like Russell Galbut and his firms GFO Investments and Crescent Heights, as well as multiple out-of-state developers, have begun proposing high-rise projects along Alton Road and other major corridors. Whether these developers succeed depends on the approval process, as well as compatibility with historic preservation. The Incentives Behind It All The influx of development proposals is not coincidental. The Live Local Act offers developers several incentives to promote workforce housing across Florida. For one, qualifying projects can move through the approval process administratively, avoiding lengthy public hearings as long as they comply with standard regulations. Developers can also take advantage of the maximum density allowed in any municipality, utilize certain height bonuses, and build up to 150% of the highest FAR permitted in the jurisdiction. Beyond zoning benefits, the state may grant tax incentives to projects that meet affordable housing requirements. These benefits are key to the influx of developments, as they allow multiple projects to pencil. In exchange for these advantages, developers must designate at least 40% of units as workforce housing, defined as units restricted to households earning no more than 120% of the area’s median income. Additionally, at least 65% of the building must be devoted to residential uses, with the remaining 35% available for non-residential uses such as commercial or office space. Critics, however, have argued the lack of affordability seen in these projects According to Bilzin Sumberg, developers in Miami-Dade can charge as much as $2,604 for a studio apartment or $3,867 for a three-bedroom unit: prices that remain out of reach for many households. This rent limits come entirely from the act’s laxed income limits placed at 120% AMI. On the other hand, supporters of the Live Local Act have strongly argued that increasing the housing supply and situating units closer to jobs will ultimately reduce traffic, ease housing costs, and improve overall quality of life in local communities. Because the Act allows projects on industrial, commercial, or mixed-use parcels, developers have focused on Miami Beach’s major corridors, including Collins Avenue and Alton Road. In a public records request to Miami Beach, here are the most recent Live Local Act projects submitted to the city thus far, beginning with 740 Alton Road. 740 Alton Road Plans by GFO Investments, affiliated with developer Russell Galbut, call for a 28-story building along Alton Road. There will be 100 units, 1,494 SF of retail, 2,134 SF dedicated to a private club, and 106 parking spaces for residents and retail patrons. 40% of the units will be workforce, translating to 40 out of the 100 proposed units. The building, designed by RSP Architects, will be among the tallest on Alton Road, measuring 410 FT to the highest point. 1826 Collins Avenue Developers Lefferts and Crescent Heights are moving forward with plans for 1826 Collins Avenue, a 15-story, 223 FT tower that will bring 29 residential units to the area. Twelve of the units will be designated as workforce housing, meeting the Live Local Act’s 40% affordability threshold. The project also calls for 3,500 SF of office space and 37 parking spaces. The official architect is Built Form Architecture. 7401 Harding Avenue Currently owned by Calvin Gaeta Development Co. Inc., the property is slated for a 170-unit high-rise, with 72 units (42%) designated as workforce housing. The building, designed by Urban Robot Associates, will rise 23 stories and stand 243 FT tall. On the ground floor, plans include 7,699 SF of commercial space, along with 174 parking spaces in the tower’s podium. Just months before proposing this high-rise, the developers presented to Miami Beach’s planning board a five-story mixed-use building with only eight units. 42 Collins Avenue Proposed by Brooklyn-based 42 Collins Avenue LLC, plans filed with the city outline a 180-unit tower, with 72 units (about 40%) designated as workforce housing. All workforce units will be studio floor plans, a format common among Live Local Act projects. Designed by Built Form Architecture, the building is set to rise 28 stories and reach 374 FT in height. The ground floor will feature 3,700 SF of commercial space, with 194 parking spaces housed in a multi-story podium. 1575 Alton Road Also proposed by Crescent Heights, 1575 Alton Road is planned as an 18-story tower with 92 residential units. 37 units, or around 40% of the units are workforce housing. The project will include 8,549 SF for either office or fitness center use, along with 87 parking spaces. While not the tallest Live Local Act proposal on Alton Road, the
New Tower Proposed at 6985 Collins Ave, Replacing Normandy Plaza and Crystal Beach
Miami Beach’s Historic Preservation Board is set to review plans for yet another residential tower along Collins Avenue. Developers BHK Crystal Beach, a partnership affiliated with the BH Group and the Kolter Group, are seeking approval for a 17-story luxury residential tower at 6985 Collins Avenue. The project would require the demolition of two existing landmarks: the Crystal Beach Suites Hotel and the historic Normandy Plaza Hotel. In their place, plans call for a modern glass tower designed by Kobi Karp Architecture, spanning the 1.1-acre oceanfront site at Collins Avenue and 71st Street. Plans recently submitted to the city indicate the partnership is seeking a luxury addition to Miami Beach, with only 37 residential units spanning from floors 5 to 17. This equates to just two to three units per floor, keeping the project well below the maximum allowable density. Likewise, the average unit size per home will be 2,911 SF, but penthouses on the top floors reach up to 4000 SF. Residents will have access to a range of amenities, including a pool, lounge areas, and additional facilities. The ground floor of the building is designed with pedestrian safety and street activation in-mind. Large sidewalks, retail space, a concealed drop-off zone, and bicycle parking on the ground floor are all designed to create a more pedestrian-friendly environment. Above that, two podium levels of parking will be concealed from public view, providing 86 spaces: ensuring at least two parking spaces per residence, retail parking, and guest parking. The proposed tower will reach 225 FT, rising 17 floors with an additional rooftop deck on the 18th level, a height typical for North Beach. In addition, its facade will combine curtain glass, glass balconies, and white finishes, giving the building a modern look. In a letter to the City of Miami Beach, the developer’s attorney described the project as a “beautifully designed residential building that will add positively to the surrounding neighborhood.” Unfortunately, preserving the Normandy Plaza Hotel structure is not in the cards for the developer, as demolition is now permitted for the property. For context, the building was declared unsafe in 2018 after sitting vacant for nearly five years. In the summer of 2019, the City of Miami Beach suggested multiple plans for the property, including full demolition and the selective preservation of certain facade elements. Although the process of finding a demolition contractor occurred later that year, the work never proceeded. The developers behind the current project, however, plan to follow the city’s earlier recommendations. Significant portions of the facade will be carefully removed and donated to a university, museum, or other civic institution. In addition, an organization will have the opportunity to laser scan and document the exterior for educational purposes, ensuring that the architectural legacy of the Normandy Plaza Hotel will live on. The design of the new building’s facade will also incorporate elements that pay homage to the historic structure. Regarding the Crystal Beach Suites Hotel, constructed in 1950, the building is classified as non-contributing within the North Beach Resort Local Historic District. Although it undergoes the same historic review process as other district buildings, its lack of historical significance to the area means demolition or alterations are typically less controversial. In contrast, the Normandy Plaza Hotel dating back to 1936, is a contributing structure, making any proposed changes subject to further scrutiny due to its historical importance. The Historic Preservation Board is set to review the proposal on September 16th, 2025 at 9 A.M. Like multiple projects put forth for the board, multiple revisions and reviews are typically required before moving forward. This project is likely no exception.
‘Federal Apartments’ Proposed in Fort Lauderdale at 845 NW 11th Avenue
A new affordable housing project has just been announced in Fort Lauderdale’s Homes Beautiful Park neighborhood. Called ‘Federal Apartments’, it’s being spearheaded by Boca Raton-based MRK Partners, a firm with extensive experience in attainable housing construction. Located at 845 NW 11th Ave, plans include the construction of 164 affordable housing units. While this announcement is one of the first major developments for the Homes Beautiful Park neighborhood, it comes amid a pivotal wave of housing investment in the area. Both the nearby Progresso Village and Dorsey Riverbend neighborhood have overseen the construction of dozens of affordable housing units in recent years, stemming from investments like Mount Hermon Apartments or even The Arcadian. Plans released a few days ago offer some insights into the project’s plans. The development, for one, will be split between two buildings. In addition, both buildings will contain around 80 units, with units spanning between 2-bedroom, 3-bedroom, or 4-bedroom floor plans. The minimum unit size is also 767 SF: much higher than the floor of 400 SF. While both buildings won’t include retail space, rather opting for units, residents will have access to around 3,000 SF of amenity space on the ground floor, including a business center, community room, and more. Residents can also make use of the 173 parking spaces and 18 bicycle parking spaces on-site, ensuring at least 1 parking space for each resident. Around the property will be extensive greenery and sidewalk space for both pedestrians and residents, featuring playgrounds, a courtyard, and benches. Designed by TAT (The Architectural Team), renderings and elevations depict two five-story buildings rising 54 FT, taller than most surrounding structures. The development will feature a modern architectural style with “painted stucco in yellow, white, gray, and brown tones, accented by white aluminum windows, doors, and rooftop screening. These materials are arranged to create visual variety and transitions across the façades.” Before construction can begin, the developer must demolish 23 low-rise structures containing 88 residential units, along with a two-story leasing office. Built in the 1950s, these buildings are now considered dated. It remains unknown whether displaced residents will be given priority for the new affordable units, as plans are still in the preliminary stage.
$60 Million in Federal Funding Killed for Miami’s ‘I-395 Underdeck and Heritage Trail’
Funding for Miami’s Underdeck and Heritage Trail project has been wiped out. Last week, the city learned that the entire $60 million allocation for the project would be rescinded. The cut originates from the passage of the “One Big Beautiful Bill” in Congress, which eliminated all unobligated funds from the Neighborhood Access and Equity Program: now renamed “Reconnecting Communities.” In Miami’s case, the money was considered unobligated because construction had not officially begun. In a letter provided by Loren Smith Jr, deputy assistant secretary for policy at the DOT, he wrote, “Connecting Miami: I-395 Underdeck and Heritage Trail will undergo and unobligated balance recission of $60,353,730.00”, “H.R. 1, One Big Beautiful Bill” rescinds all unobligated balances from the NAE Program”. The Underdeck was planned as a way to reconnect residents and businesses in Overtown on both sides of the highway, transforming 33 acres into public open space with walking and biking paths, plazas, children’s play areas, water features, spots for food and drink, and so much more. The funding cut couldn’t come at a worse time. Weeks before, news was announced that the Underdeck and Heritage Trail secured the last pieces of financing needed for the project. To unlock the $60.3 million federal grant, the city needed to chip in $10.8 million of its own financing and sign an agreement with FDOT. Earlier this year, $3.8 million from the city was committed, and this week commissioners were approved $3.5 million each from the Omni and SEOPW CRAs, covering the rest of the local share. Together with $11.5 million recently received from FDOT, the project’s total budget was expected to reach about $82.7 million. With the federal funding now off the table, the city will have to find a way to replace the $60 million shortfall before it can even tap into the money already committed by the City of Miami and FDOT. Speaking to the Miami Herald, Commission Chair Christine King, whose district includes the park, said “I am not discouraged”, “If we have to do only a section at a time, that space will be representative of our struggles, our culture, and our resiliency.” Adding to the irony, plans and construction for Miami’s Signature Bridge project, which includes highway upgrades, is still moving forward. Its budget has swelled to $866 million, and the completion date has slipped from fall 2024 to late 2027, and now to late 2029. Far from being just a road improvement project, the bridge features six towering arches that serve both as structural supports and aesthetics. Yet, unlike the Heritage Trail, its funding comes entirely from the State of Florida. However, Miami is not alone. Multiple cities across the U.S. have had funding cut on projects, including Austin. In a similar fashion, Austin’s I-35 cap-and-stitch program lost $105 million in federal funding. The project would’ve delivered above-ground parks and recreation facilities that hid I-35 from public view. Both the Underdeck and the I-35 cap-and-stitch program have one thing in common: both were designed to reduce the harm historically done from highway projects.
Live Local Act Spurs High-Rise Proposal at 824 Alton Road in Miami Beach
Miami Beach is set to review another Live Local Act proposal, this time from 824 Alton Road, LLC, an affiliate of Crescent Heights. Recently obtained through a public records request, plans submitted in September 2024 call for a high-density residential project on a surface parking lot along Alton Road. The proposal features a 31-story tower designed by RSP Architects and will add to a growing list of tall, high-density developments in Miami Beach’s West Avenue neighborhood. According to plans, the development will include 120 residential units. Because the Live Local Act requires workforce housing in exchange for certain development benefits, this project will include 48 workforce units (priced at 120% AMI and below) and 72 market-rate units. The residences will range from studios, one-bedroom, two-bedroom, three-bedroom, and four-bedroom layouts, with all workforce housing units designated as studios. Residents will enjoy an extensive range of amenities, featuring a dedicated sixth floor for amenities with a pool, lounging deck, and additional facilities. The rooftop will also offer a large pool, expansive terrace, and a private club spanning nearly 3,000 square feet. Meanwhile, on the ground floor of the development, there will be 2,931 SF of retail space, a spacious lobby, and dedicated bicycle parking. Above this level, a four-story parking podium will provide 119 vehicular spaces serving both retail customers and residents. Designed with breeze block cladding, the podium will ensure proper ventilation while maintaining a hidden appearance from public view. According to elevations submitted to the city, the tower will rank among the tallest residential buildings in the area, rising 31 stories and reaching 404 FT at its highest point. The building’s facade will be fully clad in glass, complemented by curved glass railings that soften the rectangular form of the tower. However, the project is not without challenges. Live Local Act projects in Miami Beach have sparked controversy since the law took effect locally. City leaders have publicly criticized the legislation, warning that “without critical protections, the Senate version of the bill could open the door to the bulldozing of Miami Beach’s world-famous Art Deco Historic District — replacing iconic, low-scale, two- and three-story historic buildings with modern high-rise towers and forever erasing the architecture that defines the city’s identity and drives its economy.” While the proposal at 824 Alton Road would not demolish any historic structure, rather just a surface parking lot, some residents and officials remain concerned that the Live Local Act is eroding neighborhood character by allowing high-rise development in areas historically protected from such development. The law enables developers to bypass traditional zoning, permitting greater height and density than otherwise allowed in exchange for workforce housing. Because the site contains no historic building, the project avoids the intense preservation battles that have long surrounded other Live Local proposals. As a result, its approval will fall largely on whether its design is deemed compatible and compliant with the Live Local Act. Plans received indicate the design does not meet the city’s compatibility standards. The South Florida Business Journal has reported the same thing. Editor’s note: This story is ongoing. Plans obtained by Floridian Development are the most recent available, but they still require revisions. It’s unknown when the developer will update plans.
Cranes Rise as Construction Begins at Ambar Station in Naranja, South Miami-Dade
Construction is fully underway at Ambar Station, a multifamily development led by Jacksonville-based Vestcor. The project recently broke ground after Miami-Dade County commissioners approved up to $128 million in financing, made possible through the Housing Finance Authority (HFA). The HFA raised the funds by issuing special revenue bonds, which will help cover both the acquisition and construction costs of the development. Located at 27860 S. Dixie Highway, the project is being managed by general contractor First Florida Constructors, with L&R Structural Corp serving as the shell contractor. According to a recent Instagram post by L&R, construction crews have already begun foundation work and have erected five tower cranes to support the multiple multifamily buildings planned for the site. As per a comment provided by L&R Structural Corp, all five tower cranes were installed in an impressive 10 calendar days. At this current pace, construction is expected to go vertical quickly, with multiple structures topping off in the near future. View this post on Instagram A post shared by L&R Structural Corp. (@lrstructural) The development received administrative site plan approval in late 2024 and is currently awaiting substantial compliance approval from Miami-Dade County. According to the latest documents, the project will include 576 units spread across four buildings. All units will be reserved for low-, moderate-, or middle-income individuals and families, with a mix of one-, two-, and three-bedroom layouts. On the ground floor, Ambar Station will offer 839 parking spaces, well above the 244 spaces required. These additional spots will accommodate residents as well as support 5,800 SF of commercial space planned for the ground floor. Designed by Anillo Toledo Lopez Architecture, building 1 will rise eight stories (approximately 86 FT), building 2 will also be eight stories (about 88 FT), while buildings 3 and 4 will each be three stories tall (around 36 FT). The facade will feature a blend of colors atop stucco and concrete, including paint colors such as Whea, Superwhite, and Alsea. Ambar Station joins a burgeoning trend of multifamily developments in South Miami-Dade. Just blocks away, the Richman Group recently completed Vista Sur, an eight-story apartment community. However, this is not Vestcor’s first multifamily project in Miami-Dade County or South Miami-Dade: the company has previously completed developments like Ambar Trail, Ambar Key, and The Ambar within the county.
HueHub, a Nearly $1B Attainable Housing Development, Advances Under Live Local Act
More than two years after Florida passed its landmark Live Local Act, the largest development under the legislation has been officially approved. Known as HueHub, the project will rise at 8400 NW 25th Avenue in Miami-Dade County, transforming the corridor with seven high-rise towers and thousands of “attainable” housing units. Spearheaded by Pablo Castro, through 27th Avenue Hollandpark Ecoresidences, LLC, the development secured approval in early July and is targeting a groundbreaking in late 2025. According to final plans submitted to Miami-Dade, HueHub will deliver 4,032 residential units, along with 20,742 SF of retail, 14,480 SF of office space, and 5,037 parking spaces across two garages. The residential mix will include fully furnished studios, one-bedrooms, and two-bedrooms, with rents aimed at affordability: $1,300 for studios, $1,600 for one-bedrooms, and $1,900 for two-bedrooms. In a statement to the South Florida Business Journal, Castro framed the project as a community-focused initiative: “HueHub is of course a real estate development, but that is actually secondary in my mind to helping solve our community’s biggest challenge – access to attainable housing.” His team aims to provide a price point for new housing often out of reach for many in Miami-Dade. Residents of HueHub will have access to a broad range of amenities designed to meet both lifestyle and professional needs. Planned amenities include coworking spaces, podcast studios, pickleball courts, a lap pool with a pool bar, childcare facilities, a library, learning center, art gallery, and even a two-acre park. One of the biggest resources to tenants is the proximity to Miami’s Metrorail, which will allow residents different options of travel beyond the vehicle. Designed by Arquitectonica, the development will feature seven towers rising 35 stories, reaching 320 FT to the roof and 350 FT to the mechanical top. The design features art-lined elevator cores, metal balconies, and other design and material choices to soften the feel of the otherwise high-density district. On the ground floor, pedestrians can expect to see added improvements to the streetscape, with wider sidewalks and greenery. Although the project secured zoning approval in July, no construction permits have been filed as of early August, according to Miami-Dade records. Before the planned 2025 groundbreaking, the developer will need to demolish 65 existing structures on the 14-acre site: buildings constructed between 1950 and 1990. The estimated total cost of the development stands at $880 million, making HueHub one of the largest private residential investments in the region’s recent history.
Embassy Suites to Add 17-Story ‘Tampa Hotel’ Tower in Downtown Expansion
A second tower may soon rise at the site of Embassy Suites by Hilton in Downtown Tampa. Located at 513 South Florida Avenue, adjacent to the Tampa Convention Center, the expansion will rise atop the existing tower’s parking structure. While this expansion will be the first for the property, the original tower, owned by RLJ Lodging Trust and a fixture in the area since opening in the 2000s, recently completed millions in renovations. The upgrades included improvements to both the tower’s interior and exterior. Now, this new expansion will almost double the number of hotel rooms on the property, bringing it from 360 to 575 with the addition of 215 new hotel rooms. According to plans submitted to the City of Tampa, the new tower will be coined ‘Tampa Hotel’ and include 10 floors of hotel rooms, amenity spaces, and a check-in area, all built atop a 7-story parking podium. The amenity spaces will include a fitness center, meeting rooms, and a rooftop pool with a sun deck, which will be among the tallest rooftop pools in the city. The project will also yield 4,500 SF of new cafe and restaurant space, bringing the total across the property to 8,532 SF when combined with the existing hotel. No additional parking is planned as part of the expansion. The existing parking structure, which contains 237 spaces, already exceeds the minimum required under Tampa’s zoning code. For lodging uses, the code requires just one parking space per 8 rooms, meaning only 72 spaces are needed to accommodate both the existing and proposed towers. The planned expansion includes extensive renovations to the ground floor of the existing parking garage, transforming the current parking area into a dedicated drop-off zone and an elevator lobby designed to efficiently handle the anticipated increase in guest traffic. There will be 3 vehicular exits/entrances on the ground floor. Designed by Allen + Philp Partners, the new tower will rise 17 stories, reaching a total height of approximately 217 FT: nearly matching the height of the original Embassy Suites building. The facade is planned to incorporate a blend of modern materials, including metal panels, granite coatings, glass, and stucco accents. As this is the initial design submission, the tower is expected to undergo multiple revisions throughout the planning and construction phases, meaning its final appearance may evolve. Before construction can begin, the project must go through several approval steps, with the City of Tampa’s Design District Review being a key step. While a construction timeline hasn’t been shared as of now, it’s estimated construction won’t begin until 2027 or later.
River District 14 in Allapattah Reaches 4th Floor, Construction Webcam Now Live
River District 14 is officially rising, and progress appears to be moving swiftly. Eight months after breaking ground, the 16-story residential tower in Miami’s Health District has moved beyond site work and into full vertical construction. Spearheaded by Alta Development and designed by Behar Font & Partners, the building has reached its fourth floor as of late July, signaling a steady pace towards completion. In fact, crews are now averaging a new floor every 10 to 12 days, with the tower well on track to topping off by late 2025 to early 2026. Located at 1420 NW 14th Avenue, River District 14 will join a growing trend of multifamily development reshaping Miami’s Health District, an area once characterized by medical campuses but now changed from incoming residential projects. Just blocks from the recently completed mixed-use River Landing, the project will yield 283 residential units, 326 structured parking spaces, and a long list of amenities, including a pool deck, coworking lounge, indoor pickleball courts, and more. Construction is being overseen by Jaxi Builders, which is currently managing several multifamily projects across South Florida. According to City of Miami permitting, River District 14 is anticipated to cost over $80 million, with financing supported by a $77.8 million loan secured from Forman Capital in 2024. The project also marks the first collaboration between Forman Capital and Alta Development. As per the project’s official website, a live construction webcam is also now active, offering the public and prospective buyers a live feed of the tower’s rise. The feed includes a timeline feature, allowing viewers to scroll through previous construction dates. You can view the live stream here. Once completed, River District 14 will stand 16 floors and 180 FT tall, akin in scale with nearby residential projects like Modera Skylar, Somerset Tower, and other buildings. While Miami’s Health District, and frankly Allapattah as a whole, has long been characterized by an uninviting pedestrian environment, River District 14 is aiming to reduce that. The project includes substantial enhancements to the public realm, such as widened sidewalks, new greenery, and improved streetscape design. The development will also feature ground floor walk-up residential units.
Hillcrest Village, a Proposed Affordable Housing Development in Hollywood, Moves Forward
Hillcrest Village, a development by Tobin and the Housing Trust Group, is reaching one of the final stages of approval. After going through minor design variations and changes with the city of Hollywood for years, the development is awaiting final planning board approval. The long-awaited project will be located at 1101 Hillcrest Drive in the Hillcrest subdivision, which currently serves as a mixed-density community catering towards apartments, single family homes, or townhomes. Hillcrest Village will be fully affordable: all 110 planned units will be priced at 80% of the Area Median Income and below. According to the developers, there will be 71 one-bedroom units, 31 two-bedroom units, and 8 three-bedroom units. Of the 110 total units proposed, 15% (17 units) will be put aside for households earning no more than 30% of the Area Median Income, 47% (52 units) for those earning up to 60% AMI, 28% (31 units) for those at 70% AMI, and the remaining 9% (10 units) for households earning up to 80% AMI. This mixed-income distribution ensures a blend of both deeply affordable and affordable units. The Housing Trust Group aims to prioritize leasing for existing Hillcrest residents, as well as local teachers, city employees, and other essential workers. The demand for affordable housing in South Florida remains exceptionally high, driven by a widening gap between wages and the region’s rising cost of living. When Pinnacle Housing opened a lottery in 2024 for just 113 affordable units in Hollywood, more than 21,000 people applied. Tenants will have access to a range of amenities, including a swimming pool, fitness center, business center, outdoor playground for families, and a management office. The ground floor will feature 157 parking spaces for residents. Because the development replaces an existing parking lot used by a nearby charter school, 24 of those spaces will be reserved for school faculty and staff during school hours and made available for building guests during non-school hours. Designed by Realization Architects, the building will rise 8 stories and reach a height of 94 FT. Its exterior will feature a combination of stucco, brown-toned finishes, aluminum and glass railings, and other modern materials. Before the project can officially move to permitting and construction, the Tobin Group and Housing Trust Group must gain approval from Hollywood’s planning board on August 12th, followed by final approval from the City Commission at a later date.