Crescent Heights is planning NEMA, a two-tower mixed-use development with 1,030 apartments at 3180 Biscayne Boulevard in Miami’s Edgewater neighborhood. Designed by RSP Architects, the proposal would rise on a 2.63-acre assemblage bounded by Biscayne Boulevard, NE 2nd Avenue, NE 32nd Street, and the former NE 31st Street. The project was scheduled for review by Miami’s Urban Development Review Board on September 16, 2026.
Plans call for two residential towers rising from a shared podium, with the eastern tower reaching 49 stories and containing 618 market-rate apartments. The western tower would contain 412 income-restricted rental units, accounting for 40 percent of the development’s total residential program.
The proposal is being advanced under Florida’s Live Local Act. According to the filing, the 412 income-restricted apartments would be reserved for households earning up to 120 percent of area median income for a minimum of 30 years. The site is zoned T6-36A-O, which permits mixed-use and multifamily development.
Approximately 105,000 square feet of commercial space is planned throughout the podium, including additional commercial uses on the ninth floor. Ground-level active uses and storefronts would line the development’s frontages, including portions of the southern interior property line.
The towers would rise above a shared parking podium containing 932 off-street spaces, supplemented by nine on-street spaces for a total of 941 parking spaces. Residential liners are planned along the Biscayne Boulevard and NE 2nd Avenue elevations to conceal the garage from the two principal frontages.
Additional portions of the podium would be screened by perforated metal panels incorporating large-scale artwork. The architectural filing describes the screens as a series of perforated surfaces with varying aperture sizes designed to create tonal patterns across the façade. The artwork shown in the current renderings remains conceptual and is expected to be further developed for the site.
The tower façades are characterized by projecting balconies, broad expanses of glazing, horizontal bands, recessed vertical sections, and articulated corner conditions. The two towers employ related exterior treatments while differing in scale, with the taller eastern structure rising prominently above the podium and western tower.
A 25-foot-wide fire access easement runs along the southern portion of the property and has influenced the placement of the towers and podium. The filing states that existing access points along Biscayne Boulevard and NE 2nd Avenue would be utilized in connection with the required emergency accessway.
The application also includes a series of waiver requests related to parking placement, parking reductions, pedestrian entrance spacing, tower setbacks, and build-to-zone requirements. The applicant is seeking a combined 50 percent reduction from the otherwise required parking count through a combination of Miami 21 waivers and provisions available under the Live Local Act.
Under the Live Local Act, the property could accommodate substantially greater residential density than what is currently proposed. The filing states that the site could support more than 2,662 dwelling units based on a maximum density of 1,000 units per acre, compared with the 1,030 apartments included in the current plans.
The application also states that Crescent Heights is not relying on a nearby comparator development to establish additional building height. The T6-36A-O zoning designation permits 36 stories as of right, with additional height available through Miami’s public benefits program.
The property has undergone a series of platting and easement actions in preparation for redevelopment. The larger Biscayne North Assemblage plat received City approval in 2020, while a companion fire access easement was subsequently approved and recorded. A separate replat covering the northeastern portion of the assemblage was also completed.
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