A 575-foot-tall tower poised to anchor and redefine the Overtown skyline could soon rise at 1210 NW 2nd Avenue, introducing a new scale of vertical development to one of Miami’s most historic neighborhoods. Proposed by David Om, LLC and designed by Kobi Karp Architecture & Interior Design, the 55-story mixed-use tower would encompass 495,000 square feet of floor area, marking the tallest building ever envisioned for the neighborhood. The proposal was officially submitted for review on the afternoon of October 15, 2025, under Florida’s Live Local Act, which enables developments to exceed standard zoning limits in exchange for designating 40 percent of units as workforce housing.
The property consists of three parcels totaling 22,500 square feet at the northwest corner of NW 2nd Avenue and NW 12th Street in Overtown. Located within walking distance of Downtown Miami, Brightline’s MiamiCentral station, and the Metrorail corridor, the site is well-positioned for transit-oriented development. Zoned T6-8-L, it would ordinarily be limited to eight stories and 150 units per acre, but the Live Local Act allows developers to increase height and density up to 60 stories and 1,000 units per acre through an administrative approval process.
Credit: Kobi Karp Architecture & Interior Design.
Architecturally, the tower features a woven white concrete frame that wraps the glass façade and stucco walls in a series of sweeping, undulating forms. These sculpted elements serve as balconies lined with glass railings, further defining the building’s contours and producing a layered play of depth, shadow, and reflection. The concrete frame’s geometry helps soften the tower’s otherwise boxy rectangular profile, creating a more fluid and visually cohesive silhouette as it ascends toward a subtly contoured crown.
Credit: Kobi Karp Architecture & Interior Design.
Although Miami is home to much taller buildings concentrated in the Downtown and Brickell districts, the 575-foot height of this tower will make it appear especially prominent within Overtown’s low- and mid-rise landscape, standing out across the skyline for as long as there are no comparable structures nearby—a condition that may prove short-lived. Projects of this magnitude often serve as a catalyst for further development activity, particularly under the expanded allowances of the Live Local Act.
The eight-story podium presents a notable visual departure from the tower above. Rather than continuing the same design language, it adopts its own architectural identity through large-scale public art by Miami-based artist Yana Volf, celebrating the “brilliance and resilience of Black history and culture.” The façade features perforated metal panels in light and dark gray finishes, serving as a backdrop for Volf’s pixelated portraits of local residents. The base also includes streetscape enhancements, such as widened sidewalks, landscaping, and lighting improvements, along NW 2nd Avenue and NW 12th Street.
Credit: Kobi Karp Architecture & Interior Design.
According to the planning documents, the project will comprise 498 residential units, spread across 47 residential levels. The unit mix comprises 200 micro-units ranging from 292 to 310 square feet, 252 studios between 400 and 550 square feet, 38 one-bedroom units between 546 and 793 square feet, and seven two-bedroom units between 659 and 867 square feet. Three duplex penthouses occupy the uppermost levels, ranging from 2,461 to 2,789 square feet. The project will provide 154 parking spaces and 501 bicycle racks.
Credit: Kobi Karp Architecture & Interior Design.
Residents will have access to a comprehensive suite of amenities spanning the ninth, tenth, and rooftop levels. The level 9 deck features two swimming pools, a splash pad, cabanas, sun decks, and bar and lounge areas, complemented by landscaped terraces and outdoor seating. The level 10 amenity floor includes a coworking lounge, an entertainment room, exterior terraces, and additional restrooms, offering both indoor and outdoor recreational spaces connected by open city views. The rooftop level will feature a lounge and bar.
Below are elevation drawings accompanied by material boards illustrating the expected exterior finishes for the tower. The materials reflect those commonly used in contemporary high-rise construction, including anodized aluminum and glass storefront systems, clear glass balcony railings, and smooth stucco surfaces painted in white and dark gray. The podium is expected to incorporate perforated aluminum panels in light and dark gray with integrated artwork, establishing a distinct visual break from the tower above rather than a complementary continuation.
Credit: Kobi Karp Architecture & Interior Design.
Credit: Kobi Karp Architecture & Interior Design.
Credit: Kobi Karp Architecture & Interior Design.
Credit: Kobi Karp Architecture & Interior Design.
To implement the project, the applicant is seeking review and approval for several requests. These include a warrant to permit micro dwelling units and two waivers related to parking design. The first waiver would permit parking within the second layer above the first story, along the principal frontage (NW 2nd Avenue), with an art or glass treatment. The second option would allow parking within the second layer above the first story, extending beyond fifty percent of the secondary frontage (NW 12th Street), and would also feature an art or glass treatment.
Under Article 6, Table 13 of the Miami 21 zoning code, T6 transects permit micro dwelling units as small as 275 square feet when located within a Transit-Oriented Development (TOD) area and not abutting a T3 zone. The property qualifies as being within a TOD, as confirmed by the City’s GIS layer, and is not adjacent to a T3 district. While units may be as small as 275 square feet, each of the project’s 200 micro-units exceeds this minimum threshold.
The requested parking waivers are intended to accommodate the project’s internal garage configuration, given the compact size of the site and the reduced dimensions resulting from required right-of-way dedications. The development team notes that the garage façade will feature an undulating metal treatment with artistic screening, providing visual interest while concealing the interior parking areas from public view.
The project team includes David O. Inc. Landscape Architecture, led by David O. of Coconut Grove, serving as the landscape architect, and URBN Design Group of North Miami as the civil engineer.
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Well, this is what happens when you have poorly written laws. With 100k people moving to Florida every year, the State, County and City legislatures should make better zoning, design, urban planning and building codes a priority. The building itself is not horrible, and has a quite interesting tower. The parking podium is way too tall and an eyesore even with the beautiful murals. But it totally does not fit in with the context of the neighborhood or the rest of the City. It will always stand out as a phallic symbol in the skyline of Miami.
It will stand out at first but it will blend in once more alike buildings are up. I personally love it and I hope for more high rises to come to Overtown.
I can only hope that this project eventually becomes a reality. The reason why I say this I because for many years util the past 10-20 years, Miami was largely a low-scale city, with a very moderate skyline. Now with high-rise projects all over Downton, Brickell, Edgewater, and Park West, it’s only time that other neighborhoods get similar projects within their borders, and this Overtown project is the best high-rise project that I’ve ever seen for that neighborhood. Their are mid and high-rise projects being either built or planned to built in Harlem, and since Overtown is Miami’s Harlem, the same should apply for Overtown. The sooner that it gets built, the better!
Anyone ever performed a traffic analysis, we keep seeing bigger buildings and the same two lane roads? The guys making all the money and selling these towers once they are built are not locals and also destroying the quality of life.
Zoning gone wild. Lipstick on a podium does not make the building beautiful. The mass will look massive in this neighborhood. This development would look good in another location.
Gentrification?
Overtown?!?! Hahahaha. Nobody with money is gonna want to move to one of the worst ghettos in Miami.
Far too much going on with the facades here. Try harder, because a unimaginative box is still a box.