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.
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.
“House of Wellness Hotel” Proposed in Brickell Using Rapid Transit Zoning
North at Brickell VI, LLC has submitted a Pre-Application for a new tower in Brickell named “House of Wellness Hotel”. The developer is hoping to gain a Special Exception for the development plan by designating the property as part of the “Metromover Subzone of the Rapid Transit Zone”. Through this path, the developer can achieve higher density/height for the project. It should be prefaced that the site plan, floor plans, building elevations, and overall design of the building is for reference only. The final plans will be submitted later after the developer gains the Special Exception approval. However, the height, density, and zoning parameters used in this application follow what’s allowed under the RTZ Metromover subzone. Additionally, the developer has proposed offering a monetary contribution towards improvements in the Metrorail station area, perhaps to facilitate the approval process. “House of Wellness Hotel” will include 832 hotel rooms, a 3,260 SF lobby, 347 parking spaces (although none are required under the RTZ subzone), and 12 bicycle spots. As per the site plan data, the tower will measure 43 floors or 437 FT. If the developer decides to change the height, RTZ zoning permits unlimited heights with heights only subject to FAA approval. Studio Mc+G Architecture is the main architect. The development will span 3 parcels at 132, 142, and 152 SW 9th Street.
Link at SOMI Proposed on South Miami’s City Hall Property
13th Floor Investment has announced plans for a comprehensive redevelopment of the South Miami City Hall site named Link at SOMI. The process began when the City of South Miami issued a request for proposals on June 3, 2024, selecting five qualified developers to submit plans for the project. These developers included the Related Group, 13th Floor Investments, Integra, Adler Group, and Sonnenblick Development. By the conclusion of the bidding process, 13th Floor Investment emerged as the sole qualified bidder, with the other developers opting to withdraw from the process. An Evaluation Committee convened on August 6, 2024, to assess 13th Floor Investments’ redevelopment proposal. The committee consisted of six members, each with the ability to score up to 600 points, resulting in a total possible score of 3,600. The current proposal received 2,308 points, reflecting several concerns raised by the committee. One significant issue was the estimated $30 million cost for the new civic building, which does not include infrastructure or furnishings. Likewise, it was considered overly generous. In response, 13th Floor Investments assured the committee that the company would absorb any cost overruns and debt can be paid off with the land lease. Below is an economic summary for context. A formal selection and award to the proposal by the City Commission will take place on September 17th, 2024. Members of the public have the opportunity to participate via a phone line or zoom. Link at SOMI will proceed in two distinct phases. The initial phase will feature a 6-story, 70,000-square-foot civic building to accommodate city operations, alongside a 15-story multifamily residential tower containing 335 units and a 7-story parking garage with 360 spaces. The second phase will complete the full build-out of the site, introducing an additional 15-story residential tower with 335 units and a second 7-story parking garage offering 550 spaces. Both parking structures will be topped with 8 floors of residential units, making the majority of the buildings proposed 15 stories. Both phases combined will add 670 units, 910 parking spots, and 27,846 SF of commercial space. As part of the agreement with the City of South Miami, the development will also include several civic improvements to the existing site. These enhancements will feature a dog park, a playground, active retail spaces, a civic plaza, and a 27,500-square-foot park named Jean Willis Park. Central to the project is a 70,000-square-foot civic building, which will be divided into three sections: 30,000 square feet allocated to City Hall, 25,000 square feet for a new police station, and 15,000 square feet dedicated to a public library for Miami-Dade County. 10% of the units are dedicated to workforce housing. This includes 7 studios, 24 one-bedroom units, 34 two-bedroom units, and 10 three-bedroom units. Rents will be priced at 120% of the Area Median Income and housing will be prioritized for essential workers. 13th Floor Investments is proud to propose a program that waives all upfront fees like amenity fees, association fees, and application fees for city workers residing on the property. Corwil Architects is the main architect. RJ Heisenbottle is the historic preservation architect. The project is located at 6130 Sunset Drive.
2157 Flagler Residences Unveiled in Little Havana, Miami
WR Flagler, LLC has submitted new plans under Miami’s Urban Development Review Board for an 8 story residential building. The building coined “2157 Flagler Residences” will be between 2157-2199 W Flagler St Miami. As per site plan data, the building has a proposed 197 units, 14,412 SF of commercial space, and 315 parking spots. To reduce the required parking spaces under code, the developers are requesting 3 waivers regarding parking deductions. Waiver one allows for a 10% reduction in parking for residents, waiver two allows for a 10% reduction in guest parking, and waiver three allows for a 10% reduction for commercial parking. In a letter, developers outlined that lowered parking is acceptable due to sufficient nearby transit. In addition, the development will include 26 bicycle racks. According to elevations, the building will rise 95 FT or 85 FT to the highest occupied floor. Materials chosen by the architects include aluminum picket railings, aluminum frames for doors/windows, a perforated metal screen to properly hide the parking garage, and more. Corwil Architects is the main architect.
Sunset Place Redevelopment Released Featuring Immense Retail, Housing, and Entertainment
Midtown Development, the proprietor of Sunset Place in South Miami, is gearing up for an ambitious redevelopment of the site. Once a thriving mall after its opening in 1998, Sunset Place has faced a prolonged downturn in the 21st century, with numerous redevelopment efforts faltering over the years. Now, the developers are presenting a new vision to the South Miami Planning Board, aiming to breathe new life into the property with immense retail and residential space. The new master-plan will consist of 7 high-rises, ranging from 15 to 33 floors. To contribute to a mixed-use, transit-orientated vision, developers are planning 1,513 units, 287 hotel rooms, a movie theater/performing arts theater that holds a maximum of 1,300 seats, 149,506 SF of retail, and 50,892 SF of office space. Units range from studios, one-bedrooms, two-bedrooms, and three or more bedroom configurations. The developer is also planning 2,418 parking spaces to accommodate for residents and visitors. 213 bike spaces are required under South Miami code, and will be included in the parking garage. The development is entitled to two bonuses (Tier 1 & 2) for increased height, density, and more. Without the bonus, the high-rises would measure between 4-17 floors at the highest. The development is divided into four zones to minimize disruption to existing single-family homes. The Sunset Zone, located along Sunset Drive, is the farthest from US Highway 1. Following it are the Village Zone, Central Zone, and lastly, the Gateway Zone, which is closest to US Highway 1 (also known as South Dixie Highway). The Gateway Zone will feature the tallest buildings, with towers reaching 33 floors, while the Sunset Zone and Village Zone will have buildings up to 15 floors. For a visual overview, please refer to the illustration below. According to elevations, two buildings in the Sunset Zone and Village zone will both rise 15 floors. One is 181 FT and the other is 212 FT (Height difference due to mezzanine level). In the central zone, two buildings will measure a respective 21 floors and 25 floors. The 25 Floor tower is 346 FT and the 21 floor tower is 284 FT. In the Gateway Zone, three buildings are planned to reach a maximum of 33 floors. One building will stand at 357 feet, while the other two will each reach 426 feet. The difference in height, despite all having 33 floors, is due to a mezzanine level at the top of the two taller buildings. If constructed, the 426-foot height will become the tallest point south of the Douglas Road Metrorail Station in Miami. Heatherwick Studio recently unveiled a video showcasing the architecture and design of Sunset Place. The studio emphasized their aim to preserve the character of Sunset Drive while enhancing it by introducing lively storefronts and creating several pedestrian-only streets. The video can be seen here. ODP is the architect of record. The development is located at 5701 Sunset Dive, South Miami, FL 33143.
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.