UDRB backs 499‑unit Live Local project ‘Anatomia’ with design conditions; members ask for slimmer façade banding and shade trees

The Urban Development Review Board at its September meeting recommended approval, 5–1, for Anatomia, a Live Local housing project proposed across multiple parcels on Northwest Thirteenth Terrace. The board’s recommendation included conditions asking the design team to reduce the visual thickness of a proposed exterior banding element and to replace proposed palm plantings with shade trees.

The applicant described the proposal as a Live Local project intended to provide workforce‑affordable housing next to the city’s hospital district. Brian Nombrowski and Carlos Lago presented the application; architect Albert Cordovis described the scheme as a compact, podium‑plus‑tower solution on an irregular, sub‑acre site. The project listed on the agenda as item 18053PZ25‑19035 shows 610,784 square feet, 30 stories, 499 residential units, 498 parking spaces and 178,225 square feet of commercial space. The team said they will provide 42% affordable units (210 of 499) to meet and slightly exceed the Live Local 40% requirement.

Albert Cordovis said the design uses a ‘‘flat‑iron’’ podium anchor at the main corner, a counterclockwise internal vehicular loop and liner units that wrap the podium: ‘‘we count with 100% Ground floor active spaces for for this project,’’ he said. The architect described an elevated amenity program with enclosed fitness and wellness spaces and an exterior amenity deck, including an elevated pool and running track.

Several board members praised the project’s handling of the difficult site and its internalized service circulation. At the same time, multiple members raised concerns about an exterior “exoskeleton” or ribbed banding the architect proposed to wrap the tower. Member comments described the ribs as visually heavy and sometimes arbitrary in placement; the board asked the design team to study thinner or metal banding and to show more detailed attachment/fixity details. Board members also recommended replacing the project’s proposed palm perimeter plantings with canopy/shade trees to increase pedestrian comfort.

The motion (mover recorded in the minutes as Member Zamstis; seconder recorded as Member Zapatini) recommended approval with the two conditions: study reducing the thickness of the banding element (including exploring metal) and replace palms with shade trees. The roll call recorded a 5–1 recommendation for approval; Member Perez Azula was recorded as voting no. The applicant accepted the conditions.

What’s next: staff will include UDRB recommendations in the administrative record. The project is by‑right under Miami ’21 and proceeds through building permit and the Live Local implementation process; required technical reviews (utilities, traffic and drainage) will be completed during permitting.