Related Group Scales Down Apogee West Palm Beach After Board Rejection
The Related Group is back with a re-imagined proposal for its luxury condominium development, Apogee West Palm Beach, located at 4906 N. Flagler Drive. After facing unanimous rejection from the West Palm Beach planning board on December 19, 2023 due to concerns over its height, massing, and impact on neighboring single-family homes, the developer has returned with an adjusted proposed aimed at addressing city requirements. On top of this, multiple nearby community members expressed concern regarding the height of the development along such a constrained lot size, making approval seem ill-sighted. The Related Group showcased the redesigned project at a Planning Board Meeting on January 22nd, 2025. The revised plans now feature a slender 21-story tower with 39 condo residences (4 fewer than the maximum allowed) along with 99 parking spaces. Standing at 255 feet to the mechanical floor, the new structure is 52 feet shorter (an 18.15% reduction) than the original proposal, reducing massing impacts for nearby residents and complying with necessities outlined by the City of West Palm Beach. Part of the new proposal comes different waivers. Of the 6 waivers previously requested, 1 was removed. Waiver 3 which initially presented an around 3 FT deviation from a required 20 FT setback was slashed. Likewise, staff findings found the new proposal to comply with development standards. Despite complaints still arising by some residents, the project was recommended approval by the City of West Palm Beach’s planning board. “We have to balance a lot of needs here. Needs for the whole city, not always just individual neighborhoods”, “there is a huge demand in the city for housing, there is a need for investment in the north end”, “city staff’s issues were addressed, so they have done what we asked of them” according to Steven A. Mayans, chairperson of the board who originally called for denial of Apogee West Palm Beach. Site plans by the project’s architect, Arquitectonica, outline new sidewalks, greenery, public art, and a street-facing garage that aims at blocking the tower’s elevation from pedestrian view. The development is located at 4906 N. Flagler Drive, blocks away from Related’s newly constructed Icon Marina Village
Preliminary Plans Revealed for a Hotel Building at 111 N Meridian Ave in Channelside, Tampa
A rezoning application was recently filed on January 20th, entailing a proposed hotel featuring extensive retail space along N Meridian Avenue and hotel amenities and rooms. An original rezoning plan was approved by the Tampa City Council in 2019, outlining a first phase that later constructed 330 units and a phase two featuring a mini warehouse facility with ample commercial space. As per a new rezoning application, phase two will instead create a close to 500,000 square feet building (495,132 SF) developed by McKibbon Equities. According to the property’s site data, the project will include 304 hotel rooms, 35 parking spaces, 13,000 SF of retail on the bottom floor, and a 4,800 SF ‘AC Cafe’ along East Washington Street and North Meridian Avenue. Likewise, a large sidewalk lining newly planned landscaping will compliment the project’s massing. The development will request no waivers, with close to zero setbacks along any portion of the development. Uniquely, the site plan hints at the hotel being an ‘AC Hotel’ with the projects name being ‘MHG Tampa DT ACH-MX, LLC’ and the site plan showing an ‘AC Cafe’, albeit it’s all speculative and naming isn’t confirmed. Elevations draw out a 13 floor tower measuring 164 FT to the building’s parapet or 148 FT to the roof. Because the project is preliminary, rendering unfortunately aren’t available. Current processing status indicates the project is in its earliest stage: application review and traffic analysis, with closure occurring in the distant past. The project is located at 111 N Meridian Avenue.
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
‘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.
‘One W12’ Moves Forward With Submission to Miami’s UDRB
Property Markets Group is progressing with plans for One W12, a residential tower set to redevelop an entire block of vacant land in Overtown, previously used to house construction equipment for nearby infrastructure projects. The property was originally granted a City Center MUSP for a 25 floor tower containing 412 residential units and 23,000 SF of retail space. Presently, developers will amend the MUSP to instead feature a 22 floor tower with 372 dwelling units, 208 micro units, 816 parking spaces, and 380 bicycle parking spaces. The development will additionally include an immense array of ground floor uses including town home-style units, bike storage, amenity space, a lobby, and 4,892 SF of commercial space. The original MUSP included three waivers that will be continued onto this project. Of the waivers, most notably is a waiver for a 30% reduction in parking. However, the developer is using none of the benefits because a 30% reduction in parking would mean 196 parking spaces required: the developer is adding more than 800. Elevations feature a 246 FT highrise, shorter than previously approved. The tower’s podium will measure 8 floors of the 22 existing floors. Likewise, the design of the podium is attempting to break up its immense mass by adding a diverse selection of materials, colors, and visual breaks pictured below. Large sidewalks along the project will adorn native greenery and reduce the imposing effect of the podium. Miami planners originally called for balconies, but the architects politely declined, citing balconies reducing the overall feel of the project. The site is located at 1129 NW 1st Court with proximity to the metrobus, the metrorail, the metromover, and the brightline station all within walking distance. Cube 3 is the main architect on record.
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.
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.
1414 Brickell Ave Supertall Proposed Rising a Staggering 1010 FT.
1414 Brickell, LLC has submitted a pre-application to Miami-Dade County for a proposed development located at 1414 Brickell Avenue and 1421 S. Miami Avenue. The proposed mixed-use development would be situated within the RTZ Metromover subzone of Miami-Dade, helping encourage the county’s vision for mixed-use, dense projects near transit. The project would consist of an 81-story tower with 560 residential units, 84 hotel rooms, 117,310 square feet of usable office space, 6,038 square feet of retail space, and 1,226 parking spaces. While renderings and final designs have not been released, preliminary drawings show a decidedly tall tower at 1,010 feet. Along a portion of the tower is green space, and the podium is 10 floors of parking. Office space will sit closer to the ground floor, followed by a hotel, and then residential units. The Miami-Dade County Board of County Commissioners designated the 1414 Brickell Avenue and 1421 S. Miami Avenue as within the RTZ Metromover subzone on February 21, 2024. The Properties are subject to the planning and zoning jurisdiction of Miami-Dade County despite being located in the City of Miami. For that reason, the lot mainly follows county planning and zoning jurisdiction.
New Renderings Revealed For Banco Santander’s Flagship Office
Banco Santander has unveiled updated renderings for their planned 40-story office tower at 1401 Brickell Avenue, which will be named Santander Tower. It will replace the current 14-story structure on the site. Earlier renderings didn’t include the tower’s logo or depict it within the Miami skyline. The new renderings, however, showcase significant ground-floor activation, immense greenery, a spacious lobby, and a view of the building at dusk and day. A video was also released showcasing a dynamic fly-around view of the office spaces, amenities, and what appears to be solar panels integrated into the building’s façade. The video highlights the sleek design and sustainable features of the tower. According to the Bank, construction will have the highest international standards for sustainable construction as well. According to plans released in February, the building will include 612,918 SF of office space, 107,953 SF of commercial space, and 1,496 parking spaces. It will rise 765 FT, around the same height as the adjacent building named, “Four Seasons Hotel Miami”. According to the bank, total demolition of the existing structure will occur in the next few weeks. BG Demolition, a company based in South Florida, will handle the demolition. As construction and demolition progresses, Banco Santander will move their employees to temporary office space in Brickell and Coconut Grove. Handel Architects and Bernadi & Peschard Arquitectura are the architects.