55-Story Tower Proposed at 1210 NW 2nd Ave in Overtown, Possible Through the Live Local Act

Overtown has just received its tallest skyscraper proposal yet, all made possible with the assistance of the Live Local Act. Spearheaded by David Om, LLC, affiliated with Nadlan Management & Investments, the company is planning a 55-story tower on a compact site. The property, located at 1210 NW 2nd Avenue at the corner of NW 12th Street, will feature 498 residential units. The project represents one of the few Live Local Act proposals submitted in the neighborhood to date and could very well signal the beginning of a broader wave of development across Overtown.

Of the planned 498 units, 200 will be designated as workforce housing. Under the Live Local Act, any project must allocate 40% of units to households earning up to 120% of the area median income (AMI). The development will feature a mix of unit types, including studios, one- and two-bedroom apartments, penthouses, and a unique category of ‘micro-units.’

Similar to other Live Local Act projects, these micro-units are expected to measure around 300 SF, making them some of the smallest residences in the county. With 200 micro-units planned, it is possible that all workforce units will be micro-units, though that has not been officially confirmed.

Despite the site’s relatively compact footprint, the development will offer a wide range of amenities, including two swimming pools, a splash pad, cabanas and resting areas, an entertainment room, a coworking space, and a rooftop deck complete with a lounge and bar. Additionally, the development will provide 154 parking spaces and a hefty 501 bicycle rack spaces.

On the ground floor, the development will feature 1,824 SF of retail space and a residents’ lobby, complemented by substantial sidewalk improvements. The current lot is constrained by narrow sidewalks, utility poles, and illegal parking. The new design will include wider, greenery-lined sidewalks, creating a more pedestrian-friendly environment.

The podium, rising 8 stories tall, features art that represents the ‘brilliance and resilience of Black history and culture’. The podium will highlight artwork from Miami-based artist Yana Volf, dedicated to the people who originally inhabited Overtown. Volf’s artwork is known for the fusion between realism and pixelation, showcasing portraits of neighbors who embody heritage, stories, and the ‘soul of the community’.

According to elevations, the building is expected to top off at 575 FT, not including a potential buckhead that could raise it to nearly 600 FT. In line with several Kobi Karp designs, the tower will showcase a white-and-gray color palette, accented with curtain glass, stucco, and glass balconies.

The property is zoned T6-8-L under Miami code, which allows a maximum of 150 dwelling units per acre along with specific parking requirements and height limits. However, under Florida’s Live Local Act, developers can exceed these restrictions by adopting the highest residential density permitted anywhere in the city: in this case, up to 1,000 units per acre.

The law also allows projects to match the tallest allowable height within one mile of the site. For this property, located just three blocks from a parcel zoned for 60 stories, that height is applicable here as well. Moreover, despite providing parking, the Live Local Act permits developers to build with no parking minimums on qualifying sites.

By pursuing the Live Local Act, developers can bypass lengthy rezoning processes and public hearings. The Act requires all projects to be reviewed administratively, significantly reducing the time needed for approvals.