315 NE 3rd Street Proposed in Fort Lauderdale
Arosa Developers, based in Brooklyn, have submitted plans for a slender tower along a linear parking lot at 315 NE 3rd Street. Plans originally called for “Selo Hotel Condo” by H Group Capital, although the project fell through following a $5.75 million dollar foreclosure. The building is being designed by FSMY Architects and is planned to include 607 units, 3,727 SF of commercial space, and 659 parking spaces. Units range from studio apartments, 1 bedroom units, 2 bedroom units, and 3 bedrooms units at a max of 1,416 SF. The property will rise atop a 52 space parking lot built to house cars from “Nola Lofts”, an adjacent high-rise building built in the 2000s. Hence, of the 659 parking spaces will be 52 reserved for Nola Loft’s residents. Additionally, The tower will be the tallest in Fort Lauderdale, reaching heights 54 floors. As per basic Fort Lauderdale code requirements, provided open space is supposed to compose of at least 10% of the site’s area. In this case, the 27,624 SF lot needs at least 2,762 SF of open space. The developer will extend beyond this requirement, with a total of 20,288 SF. The same rule applies for landscaping, with 1,390 SF given on site. According to site plans, the tower will front both NE 2nd Street and NE 3rd Street. A lobby will face NE 3rd Street along with a 816 SF commercial unit equipped with an ADA accesible ramp. On the other side, a large 2,910 SF commercial space is proposed. Elevations feature a high-rise rising 603 FT to the architectural top, with spandrel glass mimicking linear units along both streets. A preceding FAA application filed in August indicated a height of 615 FT, albeit FAA filings aren’t symbolic of a tower’s height as they can go higher than planned elevations. Location: 315 NE 3rd Street
First and Fifth Back to the UDRB with a New Design Following Board Rejection
When multiple developers geared up to showcase their projects to Miami’s Urban Development Review Board last year, approval was not only on the minds of developers: but also architects. One of which was First and Fifth, designed by ODP Architects and led by Oak Row Equities. However, the board rejected the project after presentations concluded, with the ultimate concern being the lack of cohesiveness between the podium and the building’s main facade. The podium, drawn by inspiration from Salvation Army Citadel’s Venetian Gothic Style, was described as “not even close to that” by Anthony Tzamtzis, a board member of the UDRB. ODP is now back to the drawing board with an updated podium, completely dismantling the tower’s unique arches along the podium. “The simplified arches of the historic building have been reimagined to carry a modernized orthogonal geometry in our proposed design”, “the metal screen’s design abstracted from the historic windows of the Citadel, serves both aesthetic and practical purposes” reflected by Kurt Dannwolf, president of ODP architects. The colors and materials used on the new garage screen create a visually cohesive development, drawing inspiration from Miami’s historic past while still retaining separate identities between the old and the new. Despite minor changes in the design, the skyscraper includes the same plans: a height of 517 FT measuring 45 floors. Likewise, it’ll include 526 units, 161 parking spaces, 530 bicycle parking spots, and 6,637 SF of commercial space, virtually unchanged from the previous submission. Elevations on the other hand have changed to reflect the newly unified podium and facade, as well as showcasing the tower’s homage to the Salvation Army Citadel. The project will subsequently face the board again on January 15th, 2:00PM with hopes of approval. However, it’s worth noting UDRB approval isn’t vital to a project’s overall approval. The project’s location is 49 Northwest 5th St, Miami.
Early Live Local Plans Released for ‘Azul at Blue Lagoon’ near Miami International Airport
Keystone Holdings has released preliminary plans for apartments blocks away from Miami International Airport. The development was filed on January 6th, 2025 under a pre-application request. As per a written statement and multiple detailed plans, the plans will progress pursuant to the Live Local Act and Miami-Dade’s Workforce Housing Development Program, adding at least 114 workforce units out of the 284 proposed. The units will range from studios, 1 bedroom/1 bath, 1 bedroom/1 bath + den, and 2 bedrooms/2 baths. The smallest unit size is a 464 SQFT studio. Among the 284 proposed units is 266 parking spaces reduced from a required 439 spaces via a 25% parking reduction. This parking count is entirely possible due to the property being within 660 FT of a smart corridor. In addition, the development includes no retail space or office space, although it’s worth noting the plans are still extremely early regarding stages of design. The developer is requesting 4 administrative changes, ranging from increases in lot coverage from 40% to 50%, to a reduction in the number of parking spaces lower than the 25% reduction already filed. Lastly, elevations and site plans showcase a development measuring 16 floors to 156 FT, with lobby space fronting NW 57th Avenue. These elevations feature a parking podium wrapping around the entire base, totaling 3 floors. The property is positioned at 1200 NW 57 Avenue, Miami, Florida 33126. The official architect is FORMGROUP.
‘The Helm’ Planned in Miami’s Design District With Mixed-Income Units & Office
Helm Equities is planning a 36-story mixed use building in Miami’s Design District according to CityBiz. The development will replace the previously proposed Parterre 42 project, which recently started leasing class A office space at 4201 Northeast Second Avenue. The new building will consist of 278 residential units, 83,338 square feet of office space, 620 parking spots, and approximately 45,000 square feet of retail space. The project will cost 500 million and encompass about 500,000 SF of usable SF. CityBiz also cited a recent Kimley-Horn traffic study, which found a reduction of about 29% to 37% of traffic compared to the previous office space planned. Since the development is taking advantage of the Live Local Act, regulations require that 40% of the units be priced at 120% of the Area Median Income. As a result, the project will have 116 rental units on the lower floors, with condominiums on the upper levels. If the development utilized existing code, the max height would be 5 floors. While official elevations or site plans are not available, the project will add wraparound retail and 35,000 square feet of open space at the ground level to enhance the building’s base. In addition, the tower is split into two sections, with an office portion and a residential portion linked by a courtyard. The building will join a plethora of other developments in Miami by achieving LEED Gold and WELL gold certifications. The Real Deal noted that construction will likely begin in the fourth quarter of 2025, but the date isn’t set in stone. Cube 3 is the official architect. The site is located at 4201 Northeast Second Avenue.
Construction and Tree Permit Filed For 2900 Terrace in Miami
Permitting is progressing for 401 NE 29th St (formally known as 2900 Terrace) in Miami’s growing Edgewater neighborhood. The project filed for a site work permit on October 7th and a tree permit on October 4th. Both permits will prepare the site for vertical construction, likely to commence next year if plans progress smoothly. As per a previous UDRB filing, the tree permit will remove 15 trees of the existing 18 on site. Replacement trees include 38 palms and trees varying from large to medium sizes. Shrubs will be planted as decorative landscape, encapsulating 710 native to imported flora. The project is especially unique in Edgewater due to its emphasis on landscaped open space. While code requires only 6,091 SF of open space, developers intent to build 13,185 SF of landscaped open space. The filed site plan permit will handle excavation, foundation piles, and soil improvements. The general contractor for the project is Coastal Construction. In addition, all permits filed are in the approval process, incorporating both the tree and site plan permit and an additional construction and phased permit. Progress for the tree and site work permit last had activity around Dec 12, 2024. The project was approved by UDRB staff on November 15, 2023, set to feature 324 units, 504 parking spaces, 52 bicycle spaces, and ample retail space in a 32 floor tower. The developer for the site is LNDMRK Development & Oak Row Equities, while the main architect is Arquitectonica.
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.