A proposal for a 55-story mixed-use tower has been submitted for a site in Overtown, Miami. If approved, the 575-foot building at 1210 NW 2nd Avenue would become the tallest structure in the historic neighborhood, introducing a significant change to its skyline.
The project, designed by Kobi Karp Architecture & Interior Design, utilizes Florida's Live Local Act to achieve its proposed height and density. This legislation requires that 40 percent of the residential units be designated as workforce housing.
Key Takeaways
- A 575-foot, 55-story tower is proposed for Overtown, Miami, which would be the tallest in the area.
- The development plans include 498 residential units, with 40% reserved for workforce housing under the Live Local Act.
- The design by Kobi Karp features a distinctive woven concrete frame and a podium with large-scale public art by Yana Volf.
- The project is located near major transit hubs, including MiamiCentral station and the Metrorail.
A New Scale of Development for Overtown
Plans for a new high-rise building could dramatically alter the landscape of Overtown. The proposal was officially submitted by developer David Om, LLC on October 15, 2025, for a site located at the corner of NW 2nd Avenue and NW 12th Street. The total project size is approximately 495,000 square feet.
The development site consists of three parcels covering a total of 22,500 square feet. Its proximity to Downtown Miami and key transportation links like Brightline’s MiamiCentral station makes it a prime location for transit-oriented development.
Understanding the Zoning Impact
The property is currently zoned T6-8-L, which typically limits buildings to eight stories and a density of 150 units per acre. However, the developer is using Florida's Live Local Act, a state law designed to encourage affordable housing. This act allows for an administrative approval process to increase height up to 60 stories and density to 1,000 units per acre, provided the workforce housing requirements are met.
While Miami has taller skyscrapers in its Downtown and Brickell districts, the 575-foot height of this proposed tower would make it a prominent landmark in Overtown’s predominantly low- and mid-rise environment. Such a project could also act as a catalyst for similar large-scale developments in the neighborhood, especially under the provisions of the Live Local Act.
Architectural Design and Community Focus
The tower's design, created by Kobi Karp Architecture & Interior Design, features a unique exterior. A white concrete frame is crafted in a woven pattern that wraps around the glass and stucco façade. This element creates undulating forms that also serve as balconies with glass railings.
This sculptural frame is intended to soften the building's rectangular shape, giving it a more fluid and dynamic appearance. The design culminates in a contoured crown at the top of the structure.
Podium with Public Art
The eight-story podium at the base of the tower has a separate architectural identity. It is designed to feature large-scale public art by Miami-based artist Yana Volf. The artwork aims to celebrate the "brilliance and resilience of Black history and culture" through pixelated portraits of local residents displayed on perforated metal panels.
The integration of public art on the podium is a key feature, designed to connect the new development with the cultural heritage of the Overtown neighborhood.
The base of the building will also include streetscape improvements. These enhancements include wider sidewalks, new landscaping, and better lighting along NW 2nd Avenue and NW 12th Street, contributing to a more pedestrian-friendly environment.
Project Details: Units, Parking, and Amenities
According to planning documents, the building will contain 498 residential units distributed across 47 floors. The project offers a diverse range of apartment sizes to cater to different needs.
Residential Unit Breakdown
- Micro-units: 200 units (292 to 310 sq ft)
- Studios: 252 units (400 to 550 sq ft)
- One-bedroom: 38 units (546 to 793 sq ft)
- Two-bedroom: 7 units (659 to 867 sq ft)
- Duplex Penthouses: 3 units (2,461 to 2,789 sq ft)
The development includes 154 parking spaces for vehicles and 501 bicycle racks, promoting alternative transportation options. Residents will have access to a wide array of amenities located on the ninth, tenth, and rooftop levels.
The ninth floor is planned as an expansive outdoor deck featuring two swimming pools, a splash pad, private cabanas, and lounge areas. The tenth floor will offer indoor amenities, including a coworking lounge and an entertainment room, along with outdoor terraces. A lounge and bar are planned for the rooftop level, providing panoramic city views.
Utilizing the Live Local Act for Increased Density
The project's scale is made possible by Florida’s Live Local Act. To proceed, the developer is seeking specific approvals, including a warrant to permit micro-dwelling units. The proposed 200 micro-units, starting at 292 square feet, exceed the minimum size of 275 square feet allowed in Transit-Oriented Development (TOD) areas under the Miami 21 zoning code.
The development team has also requested waivers related to the design of the parking garage. Due to the site's compact size, these waivers are needed to accommodate the internal garage configuration. The proposed design will conceal the parking areas behind an undulating metal façade with artistic screening.
The project team includes David O. Inc. Landscape Architecture, which will handle the landscape design, and URBN Design Group, which is serving as the civil engineer.