Plans have been submitted to Miami’s Urban Development Review Board (UDRB) for Sense 22, a 36-story residential tower proposed for 114–138 NE 22nd Street on the edge of the Edgewater and Omni districts. The project is being developed by New Sense, LLC, an affiliate of Argentina-based HA Emprendimientos, with design by Anillo Toledo Lopez Architecture.
The tower is planned to rise 381 feet and yield 328 residential units, 40 percent of which (132 units) will be designated as affordable rental housing under Florida’s Live Local Act. Unit layouts will include studios, one-bedrooms, one-bedrooms with dens, and two-bedrooms, with the latter two making up roughly 83.5 percent of the total.
Credit: ATL Architecture.
Credit: ATL Architecture.
Credit: ATL Architecture.
Although the site is zoned T6-8, the proposed height of 36 stories aligns with nearby zoning allowances along NE 2nd Avenue, where 36 stories are permitted by right and up to 60 may be achieved through community benefit bonuses. The Live Local Act grants the site eligibility for up to 80 stories, as it lies within one mile of a T6-80 zoning district along Biscayne Boulevard. However, the development team elected to adopt a scale that reflects the surrounding urban context.
Credit: ATL Architecture.
Credit: ATL Architecture.
Credit: ATL Architecture.
Parking incentives are also being leveraged under the Live Local Act and Miami 21. The property is located within a Transit Oriented Development (TOD) area, an Opportunity Zone, and the Omni Community Redevelopment Area. These designations entitle the project to a 30 percent reduction in required parking, lowering the minimum from 525 to 367 spaces. The developer will provide 372 parking spaces within a podium structure wrapped with residential units along all street frontages.
While no ground-floor retail is planned, pedestrian activation will be achieved through residential liner units, storefront-style glazing, and architectural articulation. The existing four-foot sidewalk along NE 22nd Street will be widened to nearly 16 feet and complemented by landscaping, parallel parking, and hardscape upgrades. Current site conditions are in disrepair, and the redevelopment is expected to enhance the public realm significantly.
Credit: ATL Architecture.
Amenities will be located on the ninth and 36th floors, including a rooftop sky lounge, fitness center, wellness room, co-working and podcast studios, clubroom, pool deck, and lounge seating. The building’s total floor area exceeds 200,000 square feet, which triggers review by the Urban Development Review Board.
Credit: ATL Architecture.
Sense 22 is HA Emprendimientos’s latest South Florida project, following the firm’s ongoing development of Sense Edgewater. The project site is located near several high-profile proposals, including the Braman Motors Campus, which is set to bring new mixed-use towers to the neighborhood.
Credit: ATL Architecture.
Credit: ATL Architecture.
Credit: ATL Architecture.
Credit: ATL Architecture.
The UDRB is scheduled to review the proposal on May 21, 2025.
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