The Calta Group is bringing a new mixed-use residential tower, Anatomia, to a site near the Miami River in Allapattah and on the edge of Miami’s Health District.
The company said the 30-story high-rise will leverage Florida’s Live Local Act, combining multi-family apartments with luxury condominiums in a single landmark community.
Located on a 1.06-acre site at 1415-1469 NW 13th Terrace, Anatomia will bring 499 residential units, 6,532 square feet of retail space, 498 parking spaces, and a variety of amenities.
The development, designed by Miami-based Corwil Architects, will include 289 luxury condominiums and 210 apartments.
The city’s Urban Development Review Board recommended approval of the project, with these conditions: Study reducing the thickness of the banding elements on the exterior of the building; and replace on the ground level palm trees with shade trees.
The motion passed 5-1, with board member Francisco Perez-Azua voting no.
Brian A. Dombrowski, an attorney representing the development group, said the property is irregularly shaped and fronts Northwest 13th Terrace on the southeast and Northwest 14th Street on the north, both being principal frontages. The site abuts an alley to the northwest.
The property is within the Civic Center Transit Station Transit Oriented Development (TOD) area created by the Metrorail Station at Northwest 12th Avenue and 15th Street.
Anatomia will be a neighbor to the River Landing Shops & Residences along the river.
The development proposes 610,784 square feet of floor area.
In a letter to the city Mr. Dombrowski wrote: “The project seeks to redevelop the property by activating the pedestrian realm and providing a mixed-use structure to replace outdated buildings.
“The project will be located within walking distance of multiple bus routes and City of Miami Trolley routes, providing access to numerous shopping, dining, and cultural options.
“The property’s central location allows easy access to retail centers and city parks within walking distance as well as the Metrorail Station,” he wrote.
Mr. Dombrowski said the project is being built “as of right,” without variances, exceptions or waivers.
The developer plans to utilize development bonuses in the state’s the Live Local Act, in order to incorporate additional height and density beyond what the underlying zoning district permits.
Under the Live Local Act, a qualifying project is located in a mixed-use, commercial or industrial zoning district and commits to restricting at least 40% of its units for residents earning up to 120% Area Median Income (AMI) for 30 years.
In an architectural summary, Corwil Architects wrote that Anatomia’s tower rises above Northwest 13th Terrace, anchoring the site with a distinctive flatiron corner that creates an iconic silhouette for both local residents and those passing along the nearby Miami River.
The summary said: “Encompassing nearly a full city block, the project introduces a vibrant new neighborhood of high-rise residences complemented by an expansive commercial space.
“A double-height residential lobby, mirroring the scale and transparency of the retail frontage, is fully enclosed with floor-to-ceiling glass, fostering a seamless connection between interior and exterior environments.
“The tower is defined by curving vertical bands that rhythmically rib the structure, giving the impression of an exoskeletal support system.
“A lush landscaped pool terrace, elevated above the garage podium, creates a secluded urban oasis, wrapped by a running track that introduces movement and promotes wellness along the building’s edge,” the summary reads.
New review board member Manuel S. Gallardo commended the development team on the design. “I like how you dissected all these spaces, it makes it more livable, practical,” he said.
Board member Mr. Perez-Azua called the site plan interesting.
“I appreciate how you’ve addressed the shape of the site. That’s done very well. And to internalize the traffic is very good,” he said.
However, Mr. Perez-Azua was critical of the exoskeleton frame, saying “it seems very random, having nothing to do with the rest of the building … I don’t see how it adds to it. It just looks very disorganized, very arbitrary.”
Board member Gia Zapattini called it a “very elegant, wonderful design.” But she did suggest reducing the thickness of the banding elements on the exterior.
Board member Anthony Tzamtzis said, “I have some issues. I like the way you integrated two volumes of the building with very horizontal lines, but the lines are kind of floating, arbitrary … there’s no grounding of the lines.”
He did praise the design of the ground floor pedestrian passage.
Board Chair Ligia Ines Labrada said, “I agree with the circulation, you’re spot on.” She suggested replacing palm trees in the landscaping plan with shade trees.
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