Dezer Eyes High-Density Redevelopment at 1890 NE 146th Street in North Miami
A major multifamily development proposed by South Florida developer Dezer Development could bring one of North Miami’s first large-scale high-density residential projects to an industrial corridor long overlooked by developers. Plans submitted to the city call for a 600-unit, two-building residential development at 1890 NE 146th Street, spanning two parcels totaling approximately 4.44 acres. The proposal is scheduled for review by North Miami’s Planning Commission at an upcoming June 2 meeting. If approved and ultimately built, the project would mark a significant shift for the surrounding industrial district, where large-scale residential development has historically lagged behind nearby growth centers such as Sole Mia, located blocks away. Rather than seeking a traditional rezoning or land-use amendment, the applicant is pursuing a Conditional Use Permit, or CUP, through North Miami’s Special Development and Transit Oriented District framework. The city’s SDTOD regulations allow developers to unlock substantially higher density and height allowances without a rezoning/land use change, permitting projects of up to 150 units per acre and building heights reaching 200 feet. To achieve the requested density, Dezer is seeking allocation of 600 residential units from the city’s SDTOD density pool. Only 808 units currently remain available within that pool, making the request a significant draw from the remaining capacity. According to submitted plans, the development would be divided across three residential components totaling 600 units. A 14-story building containing 269 units and an 8-story building featuring 317 units would occupy the larger northern parcel. A separate two-story townhome project containing 14 units would be on a southern parcel. The project’s tallest structure would rise approximately 144 feet, while the 8-story building would reach roughly 85 feet. The townhomes would rise approximately 22 feet. In addition, parking would be concentrated within an 8-story garage serving the larger parcel. Plans call for 940 structured parking spaces, supplemented by four on-street spaces, bringing the total parking count to 944 spaces. At ground level, the development would include walk-up residential units, approximately 4,526 square feet of retail space, amenity areas, lobby space, and integrated parking. Plans also call for streetscape upgrades including widened sidewalks and additional landscaping aimed at improving pedestrian conditions along the corridor. The project also introduces a secondary redevelopment involving Dezerland across the street, where plans outline the replacement of several parcels with a three-building development proposed under the Live Local Act. Further details on that portion of the proposal are expected at a later date. The project is designed by locally based MSA Architects. While renderings have not yet been publicly released, submitted elevations offer a clear indication of the project’s appearance, showing a design language centered around stucco finishes and white, gray, and brown exterior color palettes. The proposal’s future now rests with the Planning Commission. City staff has recommended approval of all applicant requests ahead of next week’s hearing. If approved, the project would still need to proceed through an additional review phase, requiring submission of a site plan application to the Development Review Committee before ultimately advancing to City Council. The city’s approval timeline also includes a sunset provision. Failure to submit permits within one year following City Council approval would result in expiration of the project’s approved Conditional Use Permit. According to economic benefit materials submitted to the city, the development is projected to create approximately 2,831 short-term construction jobs, generating an estimated $151 million in wages. The applicant also cites 40 to 50 permanent jobs, the long-term transformation of the area from a warehouse-oriented district into a denser mixed residential destination, and sustainability goals including pursuit of LEED certification. Although groundbreaking does not appear imminent, Dezer Development carries an established development track record in South Florida. The firm is currently overseeing vertical construction on Bentley Residences in Sunny Isles Beach. Once construction begins, the North Miami project is expected to be delivered in phases due to its overall scale.
Jeff Greene Proposes Florida’s Tallest Mass Timber Tower at 120 South Dixie Highway in West Palm Beach
A record-setting mass timber tower has just been proposed in West Palm Beach, marking what would become the tallest building of its kind in Florida. Proposed by billionaire developer Jeff Greene, the project calls for a 25-story residential tower at 120 South Dixie Highway, built above a preserved historic fire station. The development is designed by Carlo Ratti Associati and would introduce a modern mass timber high-rise to downtown West Palm Beach. The proposal combines an emerging construction method with one of Florida’s fastest-growing development mechanisms: mass timber construction and the state’s Live Local Act. Together, the two approaches are intended to reduce costs and accelerate project timelines. The Live Local Act has become a common mechanism for developers seeking to bypass zoning restrictions and lengthy entitlement processes. Projects utilizing the law proceed administratively, avoiding public hearings that often delay or derail proposals, particularly in West Palm Beach. Just last week, members of the city’s Planning Board rejected a proposed 30-story waterfront condominium tower, citing concerns over height and bulk. The project’s construction method could also reduce costs and timelines. Unlike conventional concrete towers, mass timber buildings rely on prefabricated structural components manufactured off-site and assembled in place. The specialized construction effort will be led by Nexus Systems alongside Carlo Ratti Associati. The proposal marks the second major redevelopment plan for the site. An earlier concept advanced by Greene envisioned a shorter multifamily tower designed by Kobi Karp. That proposal also preserved the historic fire station but instead called for a 12-story building containing 159 residential units. The latest version substantially increases density. Plans call for 366 residential units, according to reporting from The Real Deal. Because the development is utilizing the Live Local Act, at least 40% of units must qualify as workforce housing for households earning up to 120% of area median income. Under current plans, the tower would include 148 workforce units. The unit mix is planned to include 75 studios, 199 one-bedroom apartments, 72 two-bedroom units, and 20 three-bedroom residences. Greene said workforce housing units would be distributed across multiple housing types rather than concentrated in smaller apartments, an approach that has become increasingly common among some recent Live Local Act projects. “They will all use one lobby, one entrance,” Greene said. At street level, plans call for approximately 7,550 square feet of retail space. Above that, the project would include a parking podium containing 236 spaces, representing a parking ratio below one space per residential unit. West Palm Beach’s Plans and Plats Review Committee reviewed the proposal on May 14, requesting revisions. Greene said the meeting was generally positive and said no major obstacles emerged during the review process. Although the proposal would become Florida’s tallest mass timber building, it would not be the state’s first. In Fort Lauderdale’s FAT Village district, developers Hines and Urban Street Development are nearing completion on the city’s first mass timber office building, a six-story, 180,000-square-foot project currently under construction.