Miami’s growing Design District is set to gain needed affordable housing for the city with the planned Helm Design District project.
Not only is the mixed-use project bringing 278 residential units to the site but also about 56,000 square feet of commercial-retail uses, about 101,000 square feet of office space, parking for up to 613 vehicles, and plenty of amenities.
Owner-developer 4201 NE 2nd Ave LLC plans the new building at a property at 220 NE 43rd St.
The city’s Urban Development Review Board voted to recommend approval with these recommendations: Revisit the design of the corner with an eye toward bringing portions of the tower all the way down to anchor to the ground level; better activate the ground floor with more depth in design, to help break up the massing; and make sure renderings more accurately depict the glazing on the second level.
Approval passed by a 5-to-1 vote, with newest board member Manuel S. Gallardo voting no.
Mr. Gallardo was critical of the design.
“I think there is a lack of cohesiveness … lack of intent. I don’t understand the architecture of it. The units look like they were designed by three different people. It doesn’t excite me,” he said.
Javier E. Fernández, an attorney representing the developer, said the 80,980-square-foot (1.89 acres) property is part of the Miami-Design District Retail Street Special Area Plan (SAP).
“This design is consistent with the underlying standards” of the SAP, he told the board.
Mr. Fernández said the 278 dwellings will be in a 36-story tower. Of those, 116 will be affordable rental housing, utilizing the state’s Live Local Act, and 162 will be for-sale condominium units.
The project includes a western tower of eight stories, for the office uses and commercial-retail.
In a letter to the city Mr. Fernández wrote, “The project will be supported by a total of 613 parking spaces located in a single underground level and structured parking within the easternmost building, both of which are accessible from NE 4th Avenue. The maximum height of the eastern building is 36 stories [412 feet] and the western building is eight stories [125 feet].”
The Live Local Act is employed when a developer wants to incorporate additional height and density beyond what the underlying zoning district permits.
Under the Live Local Act, a qualifying project must be in a mixed-use, commercial, or industrial zoning district and commit to restricting at least 40% of its units to residents earning up to 120% Area Median Income (AMI) for 30 years.
Mr. Fernández said the project will provide 6,235 square feet of open space and 13,687 square feet of ‘Civic Space’ consistent with the SAP’s regulations.
The project was designed by architectural firm CUBE 3.
An architectural narrative reads, “Emerging from the core of Miami’s vibrant Design District, Helm stands as a testament to visionary urban living; an architectural composition of sculptural elegance and cultural vibrancy.
“The building is inspired by the vision of connecting ground and sky in singular, cohesive architectural expression that uses a series of elegant setbacks and layers that shape the building’s ascent.
“Terraces create a gentle transition from the intimate pedestrian scale of the district to the curated lifestyle above. These outdoor spaces act as bridges, visual and experiential, linking Helm’s users to the vibrant paseo below and to the surrounding luxury boutiques, art installations, and bustling street life that define the Design District,” it reads.
“Helm is not merely a building, it is a sculpted urban experience, a fusion of culture, design, and aspiration that stands poised to become an iconic symbol of Miami’s ever-evolving skyline,” it concludes.
Board member Agustin Barrera said, “The view from 42nd Street, with the parking garage, you tried to use the same module as on the tower. It’s just so monolithic. That’s the only issue I have, that view of those bands of perforated metal.”
Board member Ignacio Permuy said, “Beautiful project. Beautiful design. I like the scale, proportions, and the massing … great job.”
He did, however, have a suggestion to bring the tower or part of it down to the ground, to anchor the building.
He said, “I think it’s a missed opportunity for anchoring the tower. You’re 90% there – it’s such a powerful corner,
“It’s a very powerful statement, if you bring that tower or some major elements down. It’s just a different thought,” said Mr. Permuy.
Board member Gia Zapattini said, “There’s a lot going on in this project – it’s a lot.”
She said she understood the unique design, calling it “cool,” but suggested there’s so much going on that perhaps simplifying the design would be better.
She said, “Try to simplify it. I don’t know if you need all these balconies and arches. It’s a very ornamental building. A lot of complicated details.”
Board member Francisco Perez-Azua said, “I really like the massing, and that you created public civic space.”
He added, “I happen to like all of the multiple uses, the office component… It is a bit eclectic and you do have a lot going on, but I think it’s a nice project.”
Board Chair Ligia Ines Labrada said, “I think you’ve nailed the branding of the Design District. It’s very sophisticated.”
She said she agreed with suggestions to revisit the design of the ground floor façade and look for more ways to help break up mass.
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