The permit stage, dated 22 October 2026
Filings with the City of Miami list multiple demolition permits, a phased vertical construction permit, a site work permit and a master construction permit for Fouquet's Miami at 3995 North Miami Avenue. The demolition applications cover more than a dozen low-rise structures in retail, office and leisure use. The phased vertical, site work and master permits remain pending approval. Mobius Construction is the general contractor on the filings.
The ownership group bought the properties for approximately $170 million in late 2022. The joint venture runs Constellation Hotels Holding, Raycliff Capital, Miami Design District Associates and Fort Partners. David Chipperfield Architects designs the buildings and CUBE 3 is architect of record.
What the permit drawings carry
Two buildings rise 12 and 24 stories, reaching 185 and 309 feet. Plans submitted to the Urban Development Review Board list 143 condominium residences, an 85-key hotel and 20 condo-hotel units. The same plans carry more than 50,000 square feet of ground-floor retail and 178 parking spaces in a subterranean level serving residents and hotel guests. The development team targets completion in 2030.
The project tracker reads the same site as 39 NE 39th Street, 25 floors, 143 residences and 85 keys. The building count splits between the two records. Use the permit filing for the tower count and the tracker for the delivery date.
The record's own correction
The tracker carries a correction note on the project's own page. Delivery moved from 2027 to 2030. The note records the project as pre-construction, with sales launched in April 2026 and prices from $1.8 million. The status field reads Announced, and the same page carries a March 2026 groundbreaking headline from a trade report.
Permits filed is a different milestone from a groundbreaking. The demolition set is filed. The construction set waits on approval.
Eighty-five keys against the district count
The tracker counts 32,648 residences and keys across the projects in its Design District set. Eighty-five keys is 0.26 percent of that count. The keys compete for the same guest nights as every other unit in the pipeline, and the residences feed short-term rental supply in the same blocks.
Eighty-five keys at 365 nights is 31,025 room-nights a year at full occupancy. At 70 percent occupancy that is 21,718 room-nights to sell.
What the building would offer a day-use programme
The amenity list for the development names a rooftop pool with an adjoining bar, a rooftop lounge, a spa with a hammam and cold plunge, a fitness centre with a private training studio, a golf simulator, an entertaining suite, an executive lounge and a children's playroom. It names five dining concepts and hotel services including housekeeping, pantry stocking, event planning, chauffeur service and a 24-hour concierge.
Those are the facilities a day-use programme is built from. The record publishes no day-use plan, no hourly rate and no hotel operator.
The projects around it
The tracker lists ten projects within two miles with a date and a status. Frida Kahlo Wynwood Residences sits 0.7 miles out for 2029. JEM Private Residences sits 2.0 miles out for the fourth quarter of 2027. Delano Residences Miami sits 2.4 miles out for 2031. Jean-Georges Miami Tropic Residences sits inside a tenth of a mile for 2029. Sweetbird North sits inside a tenth of a mile for 2028. The Ursa sits at 0.2 miles for 2029. MIRAI Design District sits at 0.2 miles for 2028. Kempinski Residences Miami Design District sits at 0.3 miles for the fourth quarter of 2029. Anantara Miami Resort & Residences sits at 0.3 miles for 2030. ELLE Residences sits at 0.3 miles for 2028.
Three of the ten carry an under-construction label: Sweetbird North, MIRAI Design District and JEM Private Residences. The other seven carry an announced label, and an announced date can move.
Kempinski Residences Miami Design District is the nearest listed project with a hotel brand and a dated opening, in the fourth quarter of 2029.
What the record does not carry
No room rate, no competitive set for the hotel, no occupancy forecast and no absorption figure for the 143 residences. The delivery year and the key count are the two dated numbers. A rate assumption on top of them sits outside the record.