DFRE™ Begins The Triangle, A $35 Million Workforce Housing Development Designed by ODP Architects in Miami’s Health District

Miami-based development firm DFRE™ has revealed The Triangle, a $35 million mixed-use workforce housing development bringing 112 rental residences to Miami’s Health District, one of the city’s largest employment hubs. Located at 1750 NW 15 Street Road, the eight-story, 121,636-square-foot project is currently under construction and will provide thoughtfully designed, attainable housing within close proximity to the district’s major employers and transit connections.

The development comes as Miami-Dade County faces a need for approximately 35,000 additional workforce housing units to address the growing gap between housing costs and local incomes, a challenge particularly relevant in the Health District, which supports more than 46,000 jobs across healthcare, institutional and other essential sectors. The Triangle is being developed under Florida’s Live Local Act, with all 112 rental residences income-restricted to households earning up to 120% of Area Median Income (AMI).

“Our responsibility extends far beyond developing real estate,” said Daniel Dias, principal at DFRE. “With The Triangle, we’re turning a site in the heart of the Health District into attainable, well-designed housing for the people who serve this community. It’s about giving Miami’s workforce the opportunity to live closer to where they work while creating a place that strengthens the neighborhood for the long term.”

Designed by ODP Architects—the Miami-based firm behind high-profile developments including Villa Miami—The Triangle brings a luxury-caliber design approach to workforce housing. Its articulated façade of projecting balconies, recessed glazing, vertical screening elements, and warm soffit accents create depth, privacy, and a strong indoor-outdoor connection. Generous glazing and integrated planting bring natural light and greenery directly into the residential experience. These features also provide shade and reduce solar exposure, demonstrating that thoughtful design and affordable housing can go hand in hand.

The development will feature:

• 112 rental, 450-square-foot studio units with private balconies and club membership included

• A landscaped 10,000-square-foot pool terrace located on the fifth level, featuring private cabanas, an outdoor television, dedicated gathering spaces, and a fully equipped outdoor grilling area

• A 3,500-square-foot ground-level fitness center featuring a health food and juice bar, complemented by private fitness studios and dedicated cardio rooms across the second through fourth levels

• Direct access to green space designed to promote wellness and community connection

• Additional amenities include dedicated parking, secure bicycle storage, resident club room, in-residence laundry facilities, full-time on-site staff, and a dedicated package room

Ground-floor uses will activate the streetscape, while the project’s walkable location connects residents to Jackson Memorial Hospital, the University of Miami Health System, public transit, neighborhood services and retail throughout the Health District. Local artists will also be incorporated throughout the development, reinforcing Miami’s cultural identity and creating a distinctive sense of place.

The Triangle reflects DFRE’s distinct approach to urban infill: transforming an overlooked, irregular “odd lot” parcel into a transit-oriented community designed around how residents live, work and connect. The triangular site, with a single point of ingress and egress along NW 15th Street Road, presented unique design and construction challenges. Through close collaboration between design and structural teams, DFRE transformed these constraints into opportunities, optimizing the building footprint, circulation, structural systems, and overall site functionality while creating a compelling design.

“Some developers see difficult sites. We see opportunities,” said Laura Weinstein-Berman, principal at DFRE. “The Triangle proves that workforce housing does not mean compromising on design or quality. We’ve approached the architecture, residences and shared spaces with the same level of intention you would expect from a high-end development, because thoughtful design should not be determined by price point. We want to create a place that residents are genuinely proud to call home.”

The Triangle is anticipated to top off in mid-2027, with completion slated for early 2028.

Unlike a traditional build-and-exit development model, DFRE owns, develops, operates and programs its properties, staying invested from acquisition and design through long-term operations. This model gives the firm a direct role in how its properties serve residents and contribute to their neighborhoods long after construction is complete.

The Triangle builds on a development model DFRE has already implemented across Miami. In Little Havana, El Jardín Inn transformed a collection of historic Art Deco buildings near Calle Ocho through adaptive reuse and historic preservation, introducing boutique hospitality, cultural programming and partnerships with local artists and businesses. In Overtown, Peach on 14th reimagined an underutilized urban site through a public-private partnership as a mixed-use neighborhood hub combining affordable work-live residences, commercial and civic uses, public space and an exhibition gallery.

Looking ahead, DFRE plans to expand its South Florida pipeline with additional workforce housing and mixed-use developments grounded in affordability, design, sustainability and long-term neighborhood investment.

Past PROFILEmiami articles about The Triangle:

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Housing Trust Group Delivers Flagler Station Affordable Apartment Community in West Palm Beach

Housing Trust Group (HTG), a developer of market-rate and affordable housing, has completed Flagler Station, a new $33 million affordable apartment community located in downtown West Palm Beach, Florida. It is the first new affordable apartment community to be built in the city’s downtown in 30 years.

A public-private partnership between HTG, the City of West Palm Beach and Palm Beach County, Flagler Station features 94 apartments reserved for residents earning no more than 30, 60, 70 or 80 percent of area median income, with rents ranging from $393 to $1,689. The property is ideally located just one block from the Florida TriRail/Amtrak station and five blocks from the Brightline commuter rail station connecting West Palm Beach with the cities of Miami, Fort Lauderdale, and Orlando.

The developer hosted a grand-opening ceremony with partners to commemorate the milestone on Monday, August 7. Speakers included Matthew A. Rieger, President and CEO of HTG; City of West Palm Beach Mayor Keith A. James and District 3 Commissioner Christy Fox, State House Representative Jervonte ‘Tae’ Edmonds; District 88, Executive Director Jonathan Brown from Palm Beach Housing & Economic Development Department, and Board Chairman Mario Facella of Florida Housing Finance Corporation.

“With a thousand people moving into Florida each day, investment in affordable housing has never been more essential,” said Rieger. “Flagler Station will provide much-needed housing for West Palm Beach’s service workers, first responders, teachers, and other lower-wage workers who play vital roles in the city’s economic success, but simply can’t find adequate, well-priced apartments near their jobs.”

According to Marcus and Millichap, the average rent in West Palm Beach jumped by more than 40 percent since the end of 2020, to $2,432 per month in March 2023. Sticking to the 30 percent rule, an individual or family would need to earn close to $100,000 per year to comfortably afford rent in the city.

"We extend our heartfelt gratitude to Housing Trust Group for their unwavering commitment to bringing affordable housing to the City of West Palm Beach. This partnership marks a significant milestone in our journey towards a more inclusive and vibrant community. We eagerly anticipate the positive impact this development will have on the City and its residents," said City of West Palm Beach, Mayor Keith A. James.

Located at 991 Banyan Boulevard, Flagler Station is an eight-story, high-rise property with a mix of one-, two- and three-bedroom apartments. Community amenities include a 3,200-square-foot, double-high multi-purpose clubroom, a computer/business center, a rooftop pool, a state-of-the-art fitness center, and on-site parking.

Named after Henry Flagler, the 19th-century industrialist who built the Florida East Coast Railway (FECR), Flagler Station’s site includes some of the original, now defunct FECR tracks, which have been incorporated into the development as part of a linear park featuring original artwork and murals. The City’s intent is to build out this park along the rest of the rail right of way to make it a true “rails to trails” conversion. This supports a transportation and mobility plan that the City adopted in 2018 featuring an integrated system of bike lanes, busways, train stations, trolley routes, sidewalks, and roads to reduce car traffic and make the city more pedestrian-friendly.

The building’s architectural design echoes the “brutalist” style that characterized the Old West Palm Beach City Hall, now demolished, and the Federal Courthouse buildings. With its partner, Corwil Architects, along with city officials, HTG delivered a design that is both contemporary and historic in its aesthetic. Archways were incorporated into the building facade to showcase structural elements, while giving reference to the Beaux Arts architecture of Grand Central Terminal.

Financing sources for Flagler Station include $23.27 million in 9% low-income housing tax credits through the Florida Housing Finance Corporation (FHFC) that were purchased by CREA; a $20.3 million construction loan from KeyBank; an $8.93 permanent loan through Freddie Mac; a $75,000 City of West Palm Beach loan; a $314,446 Palm Beach County grant; and a $550,000 HOME loan from Palm Beach County.

The project team for Flagler Station is general contractor Rinaldi Construction, engineer and landscape designer WGI, Inc., architecture firm Corwil Architects, and interior designer B. Pila Designs.

Images via Tony Tur

Aimco Partners with Camillus House and Provides $1 Million Contribution to Advance Workforce Development

Apartment Investment and Management Company (“Aimco”), a diversified real estate investment company, has pledged $1,000,000 to Miami-based Camillus House to support expanded workforce development programs. 

In discussions with Miami’s civic and community leaders it became clear that despite a strong job market, many of Miami’s residents don’t possess the necessary skills or experience to obtain better-paying jobs and are, therefore, unable to benefit from Miami’s rapidly growing economy.  As a major investor in South Florida, it is important to Aimco that those at all levels of the economic spectrum have the opportunity to excel and in turn, contribute to the broader community. 

Since its founding in 1960, Camillus House has been a pillar of the Miami community. Created to provide meals and spiritual comfort to homeless Cuban exiles and other poor and hungry Miamians, Camillus House has grown steadily into one of the largest providers of services to the most vulnerable population in the community. Camillus House houses more than 1,700 people nightly through its 11 residential facilities and scattered-site apartments across Miami-Dade County. Some of its programs include Day Center services, Specialized Street Outreach programs, Homeless Prevention initiatives, and comprehensive workforce development and life skills programming. 

“Many people experiencing homelessness want to work, but without the necessary training and skills it’s extremely difficult for them to earn enough income to move forward,” explained Hilda M. Fernandez, Camillus House CEO.  “Thanks to this critical and very generous multiyear grant from Aimco, we can now expand our workforce development program to provide the guidance, support, and vocational training that can help prevent homelessness and change the lives of the great many men and women we serve throughout Miami-Dade County.” 

In partnership with Aimco, the Camillus House Workforce Development Initiative will provide opportunities to Camillus House residents such as participation in construction trade programs operated by Florida International University and funded by Southeast Overtown/Park West Community Redevelopment Agency, an eight-week culinary certificate through the Miami-Dade College Culinary Arts Program, and employment opportunities with the Downtown Enhancement Team through the City of Miami’s Downtown Development Authority and Omni Community Redevelopment Agency.

In addition, through its Aimco Cares program, Aimco will sponsor scholarships to individuals in the Camillus House program designed to remove barriers to employment for those looking to obtain or maintain a job. The scholarships will cover job-related costs, such as bus passes, licensing fees, uniforms, classes, and similarly required ancillary costs crucial to succeed in gainful employment opportunities.

“Aimco Cares’ mission is to empower the most vulnerable by giving them the tools required to improve their quality of life,” said Jennifer Johnson, Aimco’s Executive Vice President and Chief Administrative Officer. “Being able to obtain and maintain higher-paying jobs is the building block for a long-term and sustainable solution for many Miami residents. As a real estate developer, it is our responsibility to give back to the communities in which we are active and passionate. Aimco is thrilled to be part of the Miami community and looks forward to future investments in the City and its residents.” 

Boynton Beach City Commission Approves Public-Private Partnership Project, The Pierce, In Partnership With Affiliated Development

Boynton Beach City Commission has voted unanimously to approve all agreements between the City, the Boynton Beach CRA and Affiliated Development in order to advance highly anticipated $80+ million mixed-use, mixed-income workforce housing project, The Pierce.

Located in west of Federal Highway between Ocean Avenue and Boynton Beach Boulevard, The Pierce will offer 16,800 square feet of restaurant and commercial space, a minimum of 236 apartment units and a parking garage that will include 150 public parking spaces. Affiliated Development was the only proposer that had an agreement with longtime Boynton Beach restaurant, Hurricane Alley, which secured the business’ future in Boynton Beach.

Fort Lauderdale-based Affiliated Development outbid 4 other firms that responded to a RFP in Decemeber 2021 issued by the Boynton Beach CRA, including Related Group. Negotiations have been ongoing since that time and all agreements have been finalized and approved by the CRA Board and City Commission.

“We are community builders and have a track record of working alongside our City and CRA partners to create a transformative projects that increase the quality of life for the city’s residents,” says Jeff Burns, CEO of Affiliated Development. “We have had our eye on Boynton Beach for a while and strongly believe that Boynton Beach is poised to reach its full potential.”

With housing affordability at unprecedented levels, The Pierce will offer 50% of the project’s units at varying workforce housing levels in order to accommodate the overwhelming demand for Class A living at attainable rents. The Pierce’s 8-story apartment building will offer luxury finishes, features and amenities including a resort style pool with private cabanas, state of the art fitness facility, co-work collective and keyless Bluetooth door entry. The Pierce will be built and certified to national green building standards.

Boynton Beach leaders have been setting the stage for this moment for many years. The CRA had assembled over 2 acres of property and received many unsolicited suiters over the years. Instead of moving forward with those proposals, the CRA underwent a competitive process that not only vetted the merits of the project, but the strength of the developer. Affiliated Development specializes in public-private-partnership development and has several completed projects in Broward and Palm Beach Counties.

Affiliated Development’s next step is to begin the land use entitlement process. “If all goes smoothly, we anticipate getting underway during the mid 2023,” says Burns.

Coral Rock Development Group Announces Mixed-Use Workforce/ Affordable Housing Project Buena Vida In Little Havana

Coral Gables-based Coral Rock Development Group today unveiled plans for Buena Vida, a Little Havana-based workforce/affordable housing mixed-use project. Located at 22nd Avenue and Flagler Street, Buena Vida will encompass 175 units of workforce and affordable housing boasting a compelling mix of one, two and three-bedroom floorplans ranging in size from 471 to 1,105 square feet along with structured parking. The eight-story project will also include 15,000 square feet of retail space.

Full-service featured community amenities will include a gym, dog park, conference center, pool and BBQ area. The retail space will include a medical wellness center for the benefit of residents and the surrounding area, along with a mix of retail shops and restaurants designed to enrich the neighborhood.

Buena Vida was designed by RSP Architects. Groundbreaking on the project will begin in 2022 and is scheduled for completion in 2023.

“We are very pleased to announce Buena Vida and create a high-quality workforce/affordable housing offering for families and seniors,” said Michael Wohl, principal of Coral Rock Development Group. “We are grateful for the support of Commissioner Joe Carollo in seeing our vision come to life to add to the growth and development in the Little Havana neighborhood. His endorsement has been critical in bringing this forward. As we’ve seen throughout the pandemic and the disruption of livelihoods for so many members of our community over the past year, now more than ever there’s an overwhelming need to provide apartments for those who cannot afford the high current market rate and are as a result paying a high percentage of family income for rent.”

Coral Rock Development Group is also developing Pura Vida Hialeah, a nine-acre major mixed-use development set to be the first of its kind in more than 20 years. Pura Vida Hialeah topped off earlier this year and is on schedule for completion in Q1 2022.

Rendering via RSP Architects/ Coral Rock Development Group

Affiliated Development Closes On $53 Million Loan And Begins Construction On West Palm Beach Workforce Housing Project

Fort Lauderdale-based Affiliated Development has started construction on the highly anticipated mixed-income workforce housing project, The Grand, after closing on financing. The Grand was capitalized by a $53 million first mortgage from Bank United and an investment from Affiliated Housing Impact Fund, LP and a private family office.

Located in downtown West Palm Beach between 2nd and 3rd Street along Rosemary Avenue, The Grand is walking distance to the city’s newest office complexes, shopping, dining, and entertainment venues, as well as the Brightline and Tri-Rail stations. Fit with luxury finishes, features and amenities, the 8-story building will offer 301 one and two-bedroom apartments and 9 three-bedroom townhomes with ground floor commercial space.

The Grand is being constructed by Moss & Associates and was designed by MSA Architecture. Expected completion is slated for Spring 2023.

The Grand celebrates a successful collaboration between public and private entities to address both redevelopment and housing. In December 2019, the West Palm Beach CRA and city’s Housing & Community Development department awarded the developer $15 million in various funding incentives to bridge the funding cap and help finance the project.

“Our goal is to work with our city and CRA partners to create a transformative project that ignites redevelopment activities within the CRA target area and increases the quality of life for the city’s residents,” says Jeff Burns, Co-Founder and CEO of Affiliated Development. “West Palm Beach’s leadership and staff have been amazing to work with, and we are excited to play a role in this city’s evolution.”

The project will offer downtown class-A living and rents the average resident can afford. As part of the city and CRA funding incentives, the developer agreed to restrict 2/3 of the units at various income levels starting at 80% of AMI.

“Affiliated Development’s $81 million investment into the city’s historic Northwest community represents the single largest private investment in this neighborhood’s history and will deliver much needed workforce housing for our city’s residents,” said West Palm Beach Mayor Keith A. James. “This project supports the city’s efforts to build stronger neighborhoods and to provide better connections for residents between their home and their job.”

The project supports Mayor Keith James’ “500 in 3” initiative, an effort to create 500 workforce and/or affordable housing units in West Palm Beach within three years.

West Palm Beach is experiencing a wave of new residents and economic development as the city is quickly becoming a prime financial center for firms relocating from New York and other U.S. markets.

“Recent job growth has exacerbated the housing need,” explains Nick Rojo, Co-Founder and President of Affiliated Development. “As a longtime resident, it’s especially meaningful for me to help deliver such an impactful and transformative project to the city.”

In December 2020, Affiliated Development announced the successful closing of their $125 million housing impact fund to capitalize the company’s projects and tackle the region’s workforce housing crisis, largely comprised of local public pension plans. Affiliated Development has found a niche in public-private-partnership development and have over one-thousand workforce units in the pipeline throughout South Florida.

New Urban Development Proposes View 29 With Affordable And Workforce Housing In Wynwood

New Urban Development, an affiliate of non-profit organization The Urban League of Greater Miami, has proposed View 29 in Wynwood. The residential project is located at 2901 NW 2nd Ave. and will offer a mix of affordable and workforce housing to help address the shortage of affordable housing in Miami. The 27,717 SF site was deeded by the county to New Urban Development in 2020 in exchange for the development of affordable and workforce housing.

View 29 is designed by MC+G Architecture and will rise 12-stories, offering 116 apartment units, 105 parking spaces and 6,910 SF of ground floor retail. The unit mix is expected to offer 30 studios, 18 one-bedroom units, 58 two-bedroom units and 10 three-bedroom units. Residences would range from 650 SF to 1,200 SF. Amenities will feature a pool, community room, childrens’ room, fitness center, yoga room, business center and a rooftop terrace with a solar panel canopy. The Wynwood Design Review Committee is scheduled to review the proposal on May 12.

Terra Unveils Master Plan for CentroCity Mixed-Use Development in Miami and Signs 77,000 SF Lease with Target

Terra, one of South Florida’s most active residential and commercial development firms, has announced plans for the redevelopment and repositioning of what is currently known as Central Shopping Plaza into a 38-acre mixed-use project in the center of Miami-Dade County. The master plan for the newly reimagined community, CentroCity, includes up to 1,200 market-rate residential apartments, green space for residents, an office building, and a revamped shopping center with 300,000 square feet of lifestyle-oriented retail and restaurant space anchored by a 77,000-square-foot Target store.

Located in Miami’s West Little Havana neighborhood, CentroCity will come alive in multiple phases, beginning with the redevelopment of the property’s retail component with a newly re-imagined façade, common areas, landscaping, and signage. The project’s first phase of residential development will follow, encompassing three 8-story multifamily buildings with 460 garden-style rental apartments. Future phases with additional multifamily units and a 250,000 square foot class A commercial office building are also planned. Construction is expected to commence in Summer 2021.

The plan’s residential component has been designed by Arquitectonica, while the retail upgrades have been conceived by RSP Architects. The vision includes seven new multifamily buildings lining the perimeter of the property behind the L-shaped Target-anchored shopping center. The residential buildings will feature a series of courtyards, pool decks and lushly landscaped sidewalks. Units will range from one- to three-bedroom apartments measuring between 500 and 1,250 square feet in size. Community amenities will include multiple pools, poolside cabanas, barbecue grill areas, a children’s playground, a dog park, resident lounges, game rooms, and more.

“Our mission at Terra is to improve communities through developments that fill a void in the market, and that’s exactly what we plan to do at CentroCity,” says David Martin, CEO of Terra. “Our goal is to enhance this underutilized asset and make it a more positive contributor to the community through low-impact infill development that will enhance the property while bringing much needed market-rate housing to the neighborhood.”

The property’s central location – bounded by Northwest 37th Avenue on the east, Northwest 7th Street on the south, Northwest 39th Avenue on the west and Northwest 11th Street on the north – is near some of Miami’s largest employment centers, including Miami International Airport, the Coral Gables Business District and Blue Lagoon office complex.

Miami-Dade County And Related Urban Development Group Break Ground on Three Round Towers

Miami-Dade County Mayor Carlos A. Gimenez,  Chairwoman Audrey M. Edmonson and Related Urban Development Group (RUDG) have celebrated the ground-breaking of Three Round Towers B&C and Brisas del Este, an affordable housing development encompassing three buildings for a combined total of 383 units in the Allapattah area of Miami-Dade County. They were joined by a special guest on this occasion, the Honorable Dr. Benjamin S. Carson, Secretary for the U.S. Department of Housing and Urban Development.

The Three Round Towers development was originally built in 1970 on approximately 6.98 acres and included three towers (Towers A, B and C), a Community Center and parking for residents. Tower A was substantially renovated in 2018 by Related Urban. The current renovations are focused on the major rehabilitation of Towers B and C along with the construction of Brisas del Este, a new 120-unit affordable housing project. RUDG, the affordable housing arm of prolific developer Related Group, will serve as Miami-Dade County’s developer partner. 

The rehabilitation of the two existing towers and the new construction of Brisas Del Este will result in stylish, well-appointed residences tailor made to serve a primarily senior population through elevated accessibility options. The projects will serve residents from 30% area median income (AMI) up to 80% AMI and will be completed in the beginning of 2022.

“By fully leveraging multiple financing sources, our County is paving the way more for smart projects that create vital affordable housing for our residents,” said Miami-Dade County Mayor Carlos A. Gimenez. “Miami-Dade’s public-private partnership with Related Urban Development Group has been a key component leading to the success of this particular project, and I look forward to the County’s continuing wise use of P3’s moving forward.”

The total development cost for the three buildings is more than $106 million. The layering of financing makes this development the largest of its kind in the nation  utilizing Opportunity Zone Funds ($24 million) in combination with other federal and HUD resources, such as Low-Income Housing Tax Credits (LIHTC), Rental Assistance Demonstration funding (RAD), Home Investment Partnerships (HOME) from the City of Miami, and a Purchase Money Mortgage (PMM) of $18 million from Miami-Dade County to the developer. County and State surtax funds are also being invested in the project. More importantly, the Opportunity Zone investment of $24 million was made by personally by Related Group CEO Jorge M. Peréz.

“The redevelopment of Three Round Towers and the addition of Brisas Del Este leverages the widest range of financing available in affordable housing development,” said Albert Milo, Jr President of RUDG. “It is truly a first-of-its-kind project made possible by our partners at the County, who we have worked with over a dozen times to create transformative affordable housing solutions across Miami-Dade. Through collaborations like this, we are able to continue making a real difference for the residents of the communities we build in.”

“With this project we are proving that Opportunity Zone funding is scalable for major affordable housing developments,” said Michael Liu, Director for Miami-Dade Public Housing and Community Development (PHCD). Liu continued, “With a visionary like Jorge Perez and extraordinary builder in Albert Milo, our plan to transform all of our public housing with private sector partners will succeed.” 

Related Group Reveals The Gallery On The River Designed By SR Architects Proposed For Overtown

Related Group has revealed The Gallery On The River, a 12-story affordable and workforce housing project which they have recently proposed for Miami’s Overtown neighborhood. The proposal, which was designed by SR Architects, has been submitted to the Urban Development Review Board (UDRB) for review on September 18 and will be built on county-owned land across the street from the popular Garcia’s, Casablanca and Seaspice riverfront restaurants. The Gallery On The River will offer 160 units which will be offered at affordable price points, 11 of which will be set aside for public housing. The project will also bring a 4-story parking garage with 304 parking spaces. Related Group will pay $40,000 per year rent for 75 years with 4% annual rent increases in addition to a $400,000 one-time payment.