36 Floor Highrise Proposed in Edegwater With an X-Bracing Design at 422 NE 29th St
Black Salmon is proposing a 36 floor residential building in Edgewater, all atop a decently sized 44,491 SF lot adorning abandoned parcels, homes, and a church. The church, constructed in 1997 and coined Mission San Francisco and Santa Clara, will be preserved for future use according to site plans. The developer will also purchase a Bonus Floor Area to build the 552,326 SF project that exceeds applicable FLR. When developers purchase Bonus Floor Area, they must contribute to Miami’s Public Benefit Trust fund, which aims to improve infrastructure, transit, affordable housing, or parks. Likewise, the developer is planning density above permitted use. The applicant will pursue excess density via the Attainable Mixed-Income Housing Transfer of Development Density Program. The project will feature 229 residential units, 4,416 SF of retail space, and 397 structured parking spaces. Units range from 1 bedroom, 2 bedroom, 3 bedroom, and 4 bedroom configurations. According to site plan drawings, the church will maintain surface parking while lobby and retail space will front NE 29th St. Although the tower is a generous 36 floors, heights will rise even taller with the highest measurable point reaching 406 FT. The tower’s design is unique with its cross-bracing design extending across the entire facade. Unfortunately, the project proposes a hefty podium with little architectural or artistic flare. Black Salmon is proposing 4 waivers, including a waiver to reduce frontage, side, and rear setbacks above the tower’s 8th story; a waiver to allow parking within the 2nd layer on the principal frontage; and a waiver reducing spacing of vehicular entires, specifically lowering it from 60 feet to 23 feet. The project’s main architect is Arquitectonica. The address is 422 N.E. 29TH ST Miami.
Eight Floor Apartment Building Proposed in Princeton, Miami-Dade
Aconcagua Developers, LLC is proposing a new apartment building in Princeton under a recent pre-application request. The development, designed by Caymares Martin, will measure 8 floors and include 162 units and 307 parking spaces, although only around 209 are required without reductions. The development is proposing no waivers or conditional use permits to increase density, instead solely utilizing the zoning already on the site. After the pre-application is completed, an administrative site plan review will take place. The 2.7 acre lot is located under Miami Dade’s “Princeton Community Urban Center District (PCUC)”, formed to promote density in the growing South Miami-Dade region. Lawmakers adopted the PCUC in 2006 following calls for increased walkability, sustainable development, and residential growth to meet the expanding population. The PCUC and this development itself is safely in the County’s Urban Development Boundary (UDB), which conserves agricultural land to create a buffer between urban areas and the Everglades for environmental conservation and smart development. Because the lot is zoned into two portions, R (lower-density up to 2 floors) and RM (higher density of up to 12 floors), a 2 floor parking garage will be on the R portion and an 8 floor building will be on the RM portion. According to site plan drawings and elevations, the tower will rise 78 floors and include a fairly uniform facade with glass balconies extending about 6 FT. Large sidewalks will also be included, generously extending 28 FT from the lobby to the street. Native greenery will line the sidewalks and street parking. Units range from 2 bedroom or 1 bedroom configurations shown below. The property is located at 12867 Southwest 248th Street, Miami-Dade.
Miami Beach’s “First Street & South Pointe Stormwater Improvements Project” Progresses to Bring Much Needed Flooding Relief
Miami Beach is continuing their progress on a comprehensive stormwater improvements project in the South of Fifth Neighborhood. The project was recently highlighted in a Hybrid Meeting on November 12, 2024 to discuss the latest developments, along with updates on the project’s development phase. The First Street & South Pointe Stormwater Improvements project originally began when its conceptual layout was proposed in 2022. Since then, multiple public meetings were held to incrementally present the design to the community. The design is now mostly complete, with construction commencement likely happening soon. The goal of the project is to decrease flooding while enhancing the walkability, safety, and aesthetics of the neighborhood. A PowerPoint from April, 2024 highlights such improvements for Washington Avenue and 1st Street. An underground water treatment and pump station will be constructed at the intersection between Washington Avenue and First Street. By the pump station will be a newly-built station for above-ground electrical components, such as a generator in case of power outages. All electrical components will be shielded from the public via an enclosure wrapped in greenery and perforated metal. 1st Street will be entirely reconstructed, both for pedestrian safety and road raising. The road will be raised by around 1.5ft to protect homes and businesses from rising waters, while widened sidewalks and native greenery will be included for expanded pedestrian improvements. As per a graphic from early 2024 that’s likely been updated, the road will be cut to 2 lanes: a 50% reduction from the original amount of lanes. Parking will not significantly reduce for 1st Street or for the adjacent Jefferson Ave. In total, proposed infrastructure improvements include 4 drainage wells, with 2 along Alton road and 2 along Washington Avenue. Pictures below show the improvements done to flooding after construction is completed. Ideally, once all planned South of Fifth Neighborhood upgrades are completed, flooding will cease to exist. The project will begin in 4 phases, with the first phase including the underground pump station for $80M, the second phase constructing improvements for 1st street at $24M, and phase 3 and 4 building improvements to both Washington Avenue and Alton Road at $34M and $40M respectively. The total construction timeline is 51 months, or 4 years and 3 months, with the longest phase being phase 4. Construction on 1st Street will close westbound traffic, though one eastbound lane will remain open during the work.
Gasworx’s First Phase Moves Forward With Permitting in Ybor City
Gasworx Tampa, a development aimed at historic restoration and revitalizing southern Ybor City with housing, retail, and office, is progressing with extensive permitting. Gasworx was touted in early 2020 as a “development that will reconnect a community with its rich cultural heritage and to restore Ybor City to its rightful place as one of America’s truly great neighborhoods.” Developers now have an opportunity to deliver on that promise. The project’s first phase began construction in early 2020 with La Union, a 317 unit apartment building, and later W2, a 390 unit apartment building that broke ground in early 2024. The remaining parcels in phase one are now moving forward with 516 units, 108,000 SF of office space, and 87,000 SF of retail space. Additionally, phase one will feature a new TECO Streetcar station next to a proposed park, all part of the development. The permitting covers three new blocks: E1, E2, and E3. All three blocks have respectively filed their demolition permits, utility permits, construction permits, and site work permits. Block E1, located at the northern end, will feature 140 residential units along with 18,000 square feet of retail space. This block is already prepared for construction following a demolition permit issued in 2020, which demolished a two-story building surrounded by vacant lots that were previously used for parking. Block E1 already has a filed utility permit to add four wastewater service connections and a site/foundation permit, both pending a client response to proceed. Additionally, a construction permit has been requested for a parking deck to provide parking spaces for both the retail and residential units. Block E2 is somewhat complicated, with parts of the existing warehouse being torn down to make way for an office building featuring 108,000 SF of office space and 12,000 SF of retail space. The Gasworx team is dedicated to honoring Ybor’s historic roots in their development, translating into the brick warehouse constructed in 1952 being repurposed to house unique retail spaces. Block E2 has a construction permit submitted for the office building, as well as a utility permit, a demolition permit, and a site/foundation work permit in process, all awaiting client response. Block E3, set to be the tallest building in phase one with 376 units and 29,000 SF of retail, is moving quickly. Crews have already demolished the existing structure on the site, thanks to a demolition permit obtained in 2023. The removed building was a three-story office constructed in the 90s. Lot E3 is the quickest moving parcel, with a complete construction permit, utility permit, and site/foundation permit already submitted. While the construction and utility permits are still under review, the site/foundation work permit has been granted. According to Businesswire, Suffolk Construction will break ground on the rest of phase one this summer.
New Design and Specifications Revealed at Earlington Heights Workforce Housing
Earlington Heights, a transit-orientated development in Brownsville, is moving forward with new facade treatments and floor plans. The development was originally proposed in June of 2024 by Vivian Dimond, a principal at Bayshore Grove Capital. Plans showcased two 15 floor towers containing 856 workforce units, 33,827 SF of retail space, and 0 parking spaces due to transit reductions. The development is working to keep most of the original specifications, but with changes to the retail space and parking. The updated plans are reducing the retail space to 29,009 square feet. Reduced retail space derives from lowering the grocery store from 23,590 SF to 20,063 and replacing a front-facing retail space with a leasing center. Included among retail is a daycare center and space for a non-profit. Additionally, there will be 41 additional parking spaces. The 856 units are still 100% workforce, ranging from studios, 1 bedrooms, 2 bedrooms, and 3 bedrooms. Workforce Housing according to Miami-Dade is housing that’s within 60% to 140% of the county’s area median income “($42,600 to $99,400, respectively, for a family of four)”. Elevations showcase two 175-foot, 15 floor buildings that underwent some value engineering. Rather than incorporating large floor-to-ceiling windows along parts of the facade, with white and brown accents, the development will feature a new color palette of white, gray, and red. Both buildings are designed in a U-shape, framing around a central courtyard that hosts a swimming pool and other amenities.The park-and-ride garage, used also by the two towers, will keep its original design. The garage will be wrapped in a facade of blue and purple, along with red stairwells and added landscaping. The development is extremely transit-orientated, flanked by a metrorail station leading to Downtown Miami and a Metrobus depot. Unfortunately, the amount of bus drop-off stations at the depot will be slashed by around half, reduced from 15 to 6, creating future dents in bus-ridership near the Earlington Metrorail station. In all, the developer is hoping housing nearby the Earlington Metrostation will spur not only transit ridership, but further capital investment in the area. The development is designed by Arquitectonica. The location is 2100 NW 41 Street.
1175 NE 125 Street Proposed in North Miami With 348 Units
Tate NM 125, LLC is planning to build a 17-story highrise in the heart of North Miami’s Transit Station Overlay District. Designed by Behar Font Architects, the project aims to secure a Conditional Use Permit to increase the site’s density to 150 dwelling units per acre, with a maximum height of 200 FT and various commercial uses. The developer intends to use most of these benefits. For instance, the development will include 348 units, around 40,000 SF of commercial space, and rise 167 FT. While North Miami code requires the proposal to have 674 parking spaces, the developer lowered it by 5.64% by incorporating bicycle and hybrid parking spaces. Hence, with added reductions, there will be 636 parking spaces. Residents will also benefit from 172 bicycle spaces on the ground floor, promoting pedestrian activity. In term of design, the highrise will feature public art consisting of green walls and decorative metal grill panels on the podium. Abstract art may be included on the western portion of the property. Additionally, the development looks to be prioritizing expansive sidewalks, ranging from a minimum of 21 FT to a maximum of 40 FT. A significant aspect of the development is the inclusion of a large retail space suitable for a grocer or a large retailer. This is vital for the local community, as the USDA indicates the development is under a tract where more than 100 households don’t have access to a vehicle and is farther than 1/2 mile from a supermarket. However, the development has some potential concerns including its focus on providing only market-rate housing, especially considering the census tract’s significant population of low-income individuals. The development is located at 1175 NE 125 Street.
Tampa’s TECO Streetcar Has Been Free Since 2018: That May Soon End
Fare-free ridership on the TECO Streetcar Line is quietly coming to an end, ending close to 6 years of free service. The Florida Department of Transportation’s final grant to maintain fare-free service will last until January 5, 2025. The news comes as ridership reaches record highs. A report from July shows that ridership hit 112,999, contributing to around 1.43 million trips in 2024 so far. The Streetcar Line introduced fare-free riding in 2018 thanks to a $2.7 million grant from FDOT, funding the service until 2021. Afterward, an additional grant of $1.4 million was provided to continue the service from 2021 to 2023. Concerns about the end of fare-free ridership resurfaced in 2024. FDOT has committed to a $700,000 grant for this year, but no promises have been made for the future. The team behind Tampa’s TECO Streetcar is working to change that. A Public Hearing on potential fare adjustments is scheduled for November 7, 2024, from 5:30 PM to 7:00 PM, providing opportunities for public comments and survey feedback. The leaders are eager to hear from community members and potentially gather insight into reinstating fare-free ridership. Additionally, seven stations will host Q&A sessions for residents to voice their concerns directly. Fare-Free ridership has been vital for Tampa’s economy. Dense neighborhoods like Tampa’s Water Street District, Channelside, or Ybor, have relied on the streetcar both for tourists and local passenger travel. If fare-free ridership ends, community investment is feared to dwindle. If you’re concerned about fares ending and can’t attend in-person sessions, there’s also an available online survey: TECO Streetcar Survey.
Ombelle Moves Forward With New Renderings and Facts
Ombelle, a two tower development in the heart of Fort Lauderdale, is moving forward with new renderings, a sales site, and more. The news was broken by Vince (@Vince_954) on X, and attached was an image of the new sales site at 5 NE 3rd Ave CU#103. Originally designed to be apartments, the development now features 775 condos in two 43-floor towers. Both towers will rise 525 FT. According to a DRC submission around 2 years ago, Ombelle will likewise include 11,217 square feet of commercial space and 1,100 parking spaces (although parking is likely reduced due to lower units). Units range from studios, 1 bedrooms, 2 bedrooms, 3 bedrooms, and penthouses. All residents will have access to 100,000 SF of amenities both inside and outside the tower. Ombelle is designed by ODA with sales & marketing by Douglas Elliman. The tower comes at a time where Fort Lauderdale is experiencing an increase of residents, and in turn, density in the downtown core. The development features wide sidewalks, liner units along the podium, close distance to the nearby Brightline station/bus stations, and active corner retail entry. These pedestrian-orientated features are meant to increase walk-ability in Fort Lauderdale. The tower is located at 300 NE Third Ave. The website is ownombelle.com
2501 Galiano Proposed in Coral Gables Reaching 177 Feet
2501 Galiano Holdings has submitted plans for a residential tower in Coral Gables. The development, designed by Bermello Ajamil & Partners, will include 93 units (85 condos and 8 lodging units), 117 parking spaces, 33 bicycle spaces, and 7,863 square feet of retail. Bermello Ajamil and partners notoriously designed the tower with an ornamental crown, tall ceilings, and a generous base that makes the tower measure as tall as 177 feet (13 floors). For higher density and floor counts, the development is requesting a comprehensive plan map amendment, changing the property from Commercial Medium Rise Intensity to Commercial High Rise Intensity. Likewise, to grant the property cohesive zoning, a zoning map amendment will change the property designation from MX2 to MX3. Developers are also proposing two design variances. One is to reduce the parking structure setback from 20 feet to 0 feet while the other is to allow the setback height to start at 48 feet, not 45. Developers in Coral Gables commonly buy TDR’s, or development rights, to obtain higher FAR. In this case, the developer increased the site’s FAR by 25% to 4.375. Around 19,000 SF was purchased. The Site’s location is 2501 Galiano Street, Coral Gables.
516 Feet Tower Proposed in Miami’s Omni District at 1315 NE Miami Ct
1315 Partners LLC has submitted a 50 floor tower in Miami’s growing Omni District. The tower, designed by Behar Font Partners, will be the tallest tower in the Omni District if built. The developer recently had the property added to the Metromover Subzone RTZ. Under section 33C-15 of the county code of ordinances, notable development parameters are required in the development like 12.5% of the units being workforce housing, elderly housing, certain density bonuses, and no parking requirements. In total, the project will include 378 units (of which 48 are workforce), 1,150 square feet of commercial space, 321 parking spaces, and 12 bicycle parking spaces. Units range from studios, 1 bedrooms, and 2 bedrooms. The development will rise 516 feet to the highest occupied floor, not including mechanical space making the tower measure around 530 feet. A generous pedestrian realm is included with a 10 foot sidewalk and a 15 foot colonnade, creating 25 feet of sidewalk space. The parking podium is screened from outside elements, although Miami-Dade code stresses the importance of residential units lining podiums. A large lobby is also added between NE 13th Terrace and NE Miami Court. The site’s location is 1315 NE Miami Ct.