25-Story Mixed-Use Tower Planned at 11011 SW 170th Terrace in Goulds, Miami-Dade County
By Oscar Nunez for Florida YIMBY
A 262-foot-tall mixed-use tower has been proposed for 11011 SW 170th Terrace in Goulds, a neighborhood in southern Miami-Dade County. The development, led by RCC Developers and designed by Modis Architects, would become the tallest building in the immediate area and a prominent addition to the South Miami-Dade Busway corridor.
The project calls for 300 residential units with a mix of studios, one-bedroom, two-bedroom, and three-bedroom layouts. One-bedroom units make up 37 percent of the total inventory. Enabled by Florida’s Live Local Act, the development exceeds typical density limits, with up to 320 units permitted on the 1.42-acre site. In exchange, 120 units will be designated as workforce housing, reserved for households earning up to 120 percent of the Area Median Income.
A six-story podium will contain 290 parking spaces, divided between on-street options and structured parking. The site qualifies for multiple parking reductions, including a 25 percent reduction for workforce housing and a 30 percent reduction for being within a quarter-mile of a bus stop. The podium will also host 5,919 square feet of commercial space, a lobby and leasing area, a bike room, and other support functions. Sidewalk expansions and new landscaping are planned along South Dixie Highway to improve pedestrian safety and comfort.
Renderings depict a tower clad in alternating bands of white and black stucco, arranged vertically staggered, and framed by concrete outlines. The six-story podium shares somewhat of the same architectural language as the tower above, featuring a more checkered composition of rectangular sections, long white horizontal fins, and mesh screening across select parking garage openings. Beginning at level seven, the residential levels introduce a repetitive fenestration pattern of windows and sliding glass doors. Signage above a corner entrance to one of the retail spaces suggests the project could be named The Gould.
The site is currently vacant and located within Miami-Dade County’s Rapid Transit Zone. Under the Live Local Act, developments are permitted to match the tallest approved height within a one-mile radius. A nearby parcel, situated 0.57 miles away, allows buildings up to 25 stories, providing the legal precedent for the proposed height. If constructed, the tower would represent a significant shift in scale for the Goulds area and underscore the growing influence of the Live Local Act on development patterns across South Florida.
External Source: 25-Story Mixed-Use Tower Planned at 11011 SW 170th Terrace in Goulds, Miami-Dade County – Florida YIMBY