HomeMy WebLinkAboutSubmittal-AIA Miami American Institute of ArchitectsAIA MIAMI
.r.... ON, �YA. A Chapter of The American Institute of Architects
oN.
06 -Alii�Statement on Behalf of the American Institute of Architects Miami Chapter
My name is Martin A. Diaz-Yabor, President of the Miami Chapter of the American
Institute of Architects.
2007 Board of Directors
President Good afternoon, Mr. Chairman and distinguished members of the City of Miami
Martin A. Diaz-Yabor, AIA Commission, Honorable Mayor Many Diaz and Staff.
President -Elect
Bernard N. Horovitz, AIA Again, I would like to commend our Mayor and all of those involved in the enormous
effort in bringing "Miami 21" to fruition.
ice -Presidents
Daphne Gum, AIA
Kricket Snow, AIA After many meetings and countless hours of work together with the Mayor and many of
our peers, we have managed to review and improve to some extent the draft of "Miami
Secretary-7Yeasurer
Natividad Soto, AIA 21"
Directors We have also presented and met with DPZ, the City Code Consultants, in several
Ramon L. Arronte, AIA
Virgilio Campaneria, AIA occasions and have brought forward 18 or so points of concern, of which, approximately
Hector C. Fernandez, AIA 13 have been addressed, corrected or resolved.
Thom Grafton, AIA
Leonard O. Townsend, Esq.,
AIA As architects and experts on the field of zoning, planning and design, we believe that the
"Miami 21" Code is a step in the right direction, a must for a progressive City. We know
Past- President that given adequate time to finalize reviewing the entire draft, a good and sound Code can
Jorge S. Kuperman, AIA $� �1 g
be achieved, but the time to do so, is what we are asking and seeking for.
State Directors
Jaime Canavcs, FAIA
Juan crespi, AIA It is of utmost importance that the steps we are about to take, which will shape the future
John Forbes, AIA of this City, are taken with great care, integrity, prudence, consideration and sensibility to
Javier F. Cruz, AIA all.
Associate Directors
Yovanna M. Alvares, Assoc, Hence, we would humbly request from all of you, Elected Members of this Commission,
AIA
Rick D. Ruiz, Assoc. AIA not to defer but to allow the "Miami 21" draft to move forward in the direction of progress
and leadership that all great cities take, thus allowing us to continue working hands on
Honorary Members with the Mayor, the City Consultants and Staff towards a final version of the "Miami 21"
Juan A. Bueno, ASLA
Elizabeth Plater-Zyberk, Code. This will ensure that the final version of the Code is clear, comprehensive,
FAIA manageable, practical and especially fair to all before it comes again before you for the
Executive Director second reading. This will allow for all the pending points to be resolved in its entirety and
Mike Brazvalsky for the code to carry the endorsement of all who look after the best interest of this Great
City and its people.
We thank you for giving us the opportunity to address you and voice our opinion and
humbl est your endorsement in the passing of the "Miami 21" Draft, in this First
R ding with conditions we have presented to you in this statement. Thank you and
God Bless.
Y _ j _
H 0 1��
m i-Yabor,�
ml
�.`+ � iav� � l '..�' i ♦ �. Mgr
275 University Drive ORD FU,
Coral Gables, Fla. 33134
Phone: 305-448-7488 ITEM ^7 CA"
PLQ I
Fax: 305-448-0136
AIA MIAMI
A Chapter of The American Institute of Architects
ZIP
Position Paper Pertaining to MIAMI 21 requesting modifications to the Draft based
on the meeting of May 3, 2007 with DPZ and City Staff together with the American
Institute of Architects Miami Chapter and Members.
The following were items discussed with DPZ and City Staff, during the meeting
2007 Board of Directors
mentioned above that needed to be addressed in order to clarify, correct, modify, further
President
study or delete pertaining to the Draft dated March 16, 2007 of the MIAMI 21 Code.
Martin A. Diaz-Yabor, AIA
1. In the case where the Base FLR (Floor Lot Ratio) is not exceeded, the owner
President -Elect
Bernard N. Horovitz, AIA
of the lot shall be able to build to the "Maximum Benefit Height" without
or any additional cost.
Vice -penalty
Daphne Gurri, AIA
2. Likewise, clarify that for the FLR Bonus pertaining to LEED'S and the Public
"cket Snow, AIA
Space Benefit shall be considered earned and not payable.
3. T6-24 "O" shall be revised to have an FLR of 8 to be consistent with the T6 -
Secretary -Treasurer
Natividad Soto, AIA
12 and T6-36.
4. We suggest the following revisions as illustrated in your tables pertaining to
Directors
all T6 Transect Zones under article 5.6. Please see attached revised tables.
Ramon L. Anonte, AIA
Virgilio Campaneria, AIA
5. This to ensure that the Hi -rise portion of the building be permitted to arrive at
Hector C. Fernandez, AIA
the street level uninterrupted by setback at principal and secondary street
Thorn Grafton, AIA
Leonard O. Townsend, Esq.,
frontage. Please see attached revised tables.
AIA
6. Floor Plate for residential and lodgigg uses is to be increased from 15,000
square feet to 20,000 square feet in order to accommodate required programs
Past- President
Jorge S. Kupetrnan, AIA
and economies of scale. Office Plate at 30,000 square feet is adequate.
�l q
7. It was also suggested for your consideration a 15% to 20% of the building
State Directors
footprint to use a ."Flex Encroachment" into setback as other Municipalities
Jaime Canav6s, FAIA
Juan Crespi, AIA
are doing. Hence, allowing for buildings or residences to shift slightly forward
John Forbes, AIA
and back for portions of the building, such as porches, garages, entries, back
Javier F. Cruz, AIA
rooms, etc.
Associate Directors
8. Allow for the obtainment of the building Certificate of Occupancy (C.O.)
Yovanna M. Alvares, Assoc,
prior to receiving the LEED Certification in order to allow full occupancy of
AIA
Rick D. Ruiz, Assoc. AIA
the once completed prior to obtainment of Certification, but if
P project
Certification is not obtained within reasonable time, a fiduciary penalty will
Honorary Members
be imposed to the owner for failing to comply on a per day basis until
Juan A. Bueno, ASLA
Elizabeth Plater-Zyberk,
Minimum Certification Requirements by the code are meet and a final
FAIA
Certification is obtained.
Executive Director
9. All buildings under fifty (50) thousand square feet which do not require
Mike Brazvalsky
LEED Certification under the code, but the owner on its own achieves a
minimum of LEED Silver Certification shall receive a 5% FLR bonus.
10. To allow below grade parking structures to raise above grade towards the rear
of the property a maximum of 42" to provide for the required mechanical and
ventilation systems and equipment.
11. The Pedestrian Passage Break shall be further studied to ensure that these
passageways do not become unused pedestrian thoroughfares due to lack of
proportion, light, financial success of the activation, security and
maintenance.
12. Although we agree that defining the urban edge is essential in our opinion to
avoid monotony a certain rangeof deviation from the proposed min./max. 10'
foot setback should be allowed. SUBMITTED INTO THE
275 University Drive
Coral Gables,
PUBLIC RECORD FOR
Phone:305-448- 488
Phone: 305-448-7488
Fax: 305-448-0136
ITEMrz-,-)-kwlo-7 0
AIA MIAMI
A Chapter of The American Institute of Architects
711009"o
y
13.
Floor Area definition shall read: the floor area within the inside perimeter of
the outside walls of the building envelope. Including hallways, closets, interior
thickness of walls, columns, and other features, parking and loading areas, and
excluding balconies, stairs towers, shafts, elevator cores, floor penetrations,
arcades, loggias, atriums, trellises and below grade levels.
14.
Floor Lot Ratio definition shall read: The multiplier applied to lot area that
determines the maximum floor area allowed in a given transect zone above
grade. (That the definitions of both the Floor Area and Floor Lot Ratio must be
consistent in the way a building is measured).
15.
Under Mezzanine it may be allowed to a maximum of 33% of the floor area
any mezzanine extending beyond the 33% shall be counted as an additional
floor area.
16.
Parapet Walls shall extend a minimum of 5 feet above the roof height to
properly screen roof top equipment.
17.
Under 5.6.2 Building Configuration (h). Other ornamental building features
may extend Lip to 25% of the building height as measured to the top of the roof
slab of the last habitable floor. Trellises may extend above the maximum
building height up to 14' feet. Extensions above the maximum height for
stairs, elevators and mechanical enclosures or decorative purpose only shall be
permitted up to 30% of the roof area and height shall be controlled as described
above.
18.
We consider that the height of buildings along the Biscayne Boulevard
Corridor urbanisticaly and architecturally, shall be controlled by the width of
the right-of-way, compatible with the proper height and density of adjacent
zoning classifications. We believe that by the appropriate setbacks and
architectural treatment of the envelope of the building a balance can be
achieved between the urban scale of Biscayne Boulevard and the low scale
intensity of adjacent districts.
We thank you for the opportunity of participating in the review of the latest draft and hope
to be able to meet with you and the City Staff in order to help in reviewing and aiding you
in the process of putting together and implementing MIAMI 21.
Yours truly,
Martin A. Diaz-Yabor, AIA
President AIA Miami Chapter
MAD SUBMITTED INTO THE
PUBLIC RECORD FOR
Enclosures ITEMPz> ONS—ag—u,.
275 University Drive
Coral Gables, Fla. 33134
Phone: 305-448-7488
Fax: 305-448-0136
AIA MIAMI
A Chapter of The American Institute of Architects
MIAMI 21 ARTICLE 5. SPECIFIC TO ZONES
DRAFT IN PROGRESS 03.16.07 5.6 URBAN CORE TRANSECT ZONES (T6.8)
DUh- DING DISPLWI)CIN
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25 SUBMITTED INTO THE
PUBLIC RECORD FOR
275 University Drive)7e
Coral Gables, Fla. 33134 ITEM?z-3- ON
Phone: 305-448-7488
Fax: 305-448-0136
AIA MIAMI
A Chapter of The American Institute of Architects
MIAMI 21 ARTICLE 5. SPECIFIC TO ZONES
DRAFT IN PROGRESS 03.16.07 5.6 URBAN CORE TRANSECT ZONES (T6-12)
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27
275 University Drive
Coral Gables, Fla. 33134
Phone: 3051348-7488
Fax: 305-448-0136
PARMING P1 AC(:MP11
SUBMITTED INTO THE
PUBLIC'RECORD FOR
ITEM Pz_z ON&,n-b-7 .
AIA MIAMI SUBMITTED INTO THE
A Chapter of The American Institute of Architects
275 University Drive
Coral Gables, Fla. 33134
Phone: 305-448-7488
Fax: 305-448-0136
PUBLIC RECORD FOR
ITEM rz.;L ON & 3e -o-7.
MIAMI 21 ARTICLE 5. SPECIFIC TO ZONES
DRAFT IN PROGRESS 03.16,07 5.6 URBAN CORE TRANSECT ZONES (T6.24)
Will DING DISPOI IMo1rl
Lf/f OCCUPATION
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AIA MIAMI
A Chapter of The American Institute of Architects
JXFYJ/�
MIAMI 21 ARTICLE 5. SPECIFIC TO ZONES
DRAFT IN PROGRESS 03.16.07 5.6 URBAN CORE TRANSECT ZONES (T6.36)
BUILDING OISPC)S11ION
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SUBMITTED INTO THE
275 University Drive
PUBLIC RECORD FOR
Coral Gables, Fla. 33134 ITEM?z-d-
Phone: 305-448-7488 ON
Fax: 305-448-0136 �'��
"DAWN"
AIA MIAMI
A Chapter of The American Institute of Architects
275 University Drive
Coral Gables, Fla. 33134
Phone: 305-448-7488
Fax: 305-448-0136
MIAMI 21 ARTICLE 5. SPECIFIC TO ZONES
DRAFT IN PROGRESS 03,16.07 5.6 URBAN CORE TRANSECT ZONES (T6.48)
BUILDING OISPOS71 10i*.,
1-01 OCCUPATION
a W Area
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SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM Fz
SUBMITTED INTO THE
DUANY PLATER-ZYBERK & Cp %tC RECORD FOR
ARCHITECTS AND TOWN PLANNER SITEM n,,)- ON(. -n -o,7,
Position Paper Pertaining to MIAMI 21 requesting modifications to the Draft based on the meeting of
May 3, 2007 with DPZ and City Staff together with the American Institute of Architects Miami
Chapter and Members.
DPZ comments in red in response to first meeting (May 3, 2007).
DPZ comments in blue in response to second meeting (May 24, 2007).
The following were items discussed with DPZ and City Staff, during the meeting mentioned above that
needed to be addressed in order to clarify, correct, modify, further study or delete pertaining to the Draft
dated March 16, 2007 of the MIAMI 21 Code.
1. In the case where the Base FLR (Floor Lot Ratio) is not exceeded, the owner of the lot shall be able
to build to the "Maximum Benefit Height" without penalty or any additional cost. DPZ disagrees —
must retain incentive for City to ensure use of public benefit program. DPZ still disagrees and firmly
believes the City needs proper amenities as well as an adequate civic infrastructure to keep up with
the anticipated growth of the City.
2. Likewise, clarify that for the FLR Bonus pertaining to LEED'S and the Public Space Benefit shall
be considered earned and not payable. Done in Code. No additional changes.
3. T6-24 "O" shall be revised to have an FLR of 8 to be consistent with the T6-12 and T6-36. DPZ
disagrees, an FLR of 6 is sufficient. DPZ showed how an FAR of 1.72 for office would generously
become 2.0 habitable space plus 4.0 FLR parking. Juan Crespi offered to several projects that
demonstrate that they do not have adequate FLR. We are awaiting these.
4. We suggest the following revisions as illustrated in your tables pertaining to all T6 Transect Zones
under article 5.6. Please see attached revised tables.
This to ensure that the Hi -rise portion of the building be permitted to arrive at the street level
uninterrupted by setback at principal and secondary street frontage. Please see attached revised
tables. DPZ agrees to the following changes for # 4 & 5 (table markups)
a. Remove additional 10' setback at 8"' floor on primary and secondary frontages. However,
retain all other side rear setbacks as is, especially for T6 properties abutting T4 and T3. DPZ
added the following language into the Code, Section 5.6.1.h: "For a Frontage facing a Civic
Space or a Thoroughfare 100 feet or greater, the Frontage Setback above the eighth story shall
not be required."
b. Retain tower setback at 30' min, but allow a Waiver for up to 25' min. separation in cases
where it can be ascertained that the next tower will be 60' away. Waiver written into Code,
Article 7, Section 7.1.2.5 as follows: "Adjustments to setbacks above the eighth floor for lots
having one dimension less than 100 feet as follows: frontage setbacks may be a minimum 0
feet; side and rear setbacks may be a minimum 20 feet".
MIAMI WASHINGTON CHARLOTTE KUALA LUMPUR
1023 Southwest 25th Avenue, Miami, Florida 33135 Tel: (305) 644-1023 Fax: (305) 644-1021 www.dpz.com
SUBMITTED INTO THE
DUANY PLATER-ZYBERK & CPxW@C"f" RECORD FOR
ARCHITECTS AND TOWN PLANNERSITEM vz- a- ON u7 .
6. Floor Plate for residential and lodging uses is to be increased from 15,0 sq—uWar—eTeN to 2 ,
square feet in order to accommodate required programs and economies of scale. Office Plate at
30,000 square feet is adequate. DPZ suggests 18,000 s.f. maximum for residential floor -plates.
This should not grow anymore especially if the 8h floor setback disappears. DPZ made the following
changes: 18,000 sf maximum for residential floor -plates in T6-36 and T6-48, 15,000 sf maximum
for all other T -zones.
7. It was also suggested for your consideration a 15% to 20% of the building footprint to use a "Flex
Encroachment" into setback as other Municipalities are doing. Hence, allowing for buildings or
residences to shift slightly forward and back for portions of the building, such as porches, garages,
entries, back rooms, etc. DPZ disagrees. As stated in #5, allow a Waiver for decreased tower
separation (from 30' to 25'). No flex -encroachments allowed for now. Note that T3 has specific
encroachments like a porch or bay window allowed and T6 allows entry canopies. Note the waivers
list includes 10% additional deviations.
8. Allow for the obtainment of the building Certificate of Occupancy (C.O.) prior to receiving the
LEED Certification in order to allow full occupancy of the project once completed prior to
obtainment of Certification, but if Certification is not obtained within reasonable time, a fiduciary
penalty will be imposed to the owner for failing to comply on a per day basis until Minimum
Certification Requirements by the code are meet and a final Certification is obtained. Done,
language inserted into Code. No additional changes.
9. All buildings under fifty (50) thousand square feet which do not require LEED Certification under
the code, but the owner on its own achieves a minimum of LEED Silver Certification shall receive a
5% FLR bonus. Language has been added to Code to allow for an additional 2% FLR bonus. No
additional changes.
10. To allow below grade parking structures to raise above grade towards the rear of the property a
maximum of 42" to provide for the required mechanical and ventilation systems and equipment.
DPZ disagrees, this can be done, but it will count as one story. DPZ also added the following
language into the code in Section 5.6.2.i: "Exhaust air fans and louvers may be allowed on the fagade
only above the fust floor on the Secondary Frontages".
11. The Pedestrian Passage Break shall be further studied to ensure that these passageways do not
become unused pedestrian thoroughfares due to lack of proportion, light, financial success of the
activation, security and maintenance. Language exists in code to require frequent doors and windows
along pedestrian passages. Property owners will be allowed to secure passages at night. Security
and maintenance are code enforcement issues, not zoning code issues. Cross block passages
requirements changed from 300' or greater to 340' or greater.
12. Although we agree that defining the urban edge is essential in our opinion to avoid monotony a
certain range of deviation from the proposed min./max. 10' foot setback should be allowed.
Minimum frontage requirements are established at 70% min, therefore some deviation will be
possible for the remaining 30%. DPZ believes additional deviations should not be allowed. There
are provisions for an additional Waiver of up to 10% of any standard. The Code is designed to
encourage a continuous street wall to establish character of the public realm. The discussion focused
MIAMI WASHINGTON CHARLOTTE KUALA LUMPUR
1023 Southwest 25th Avenue, Miami, Florida 33135 Tel: (305) 644-1023 Fax: (305) 644-1021 www.dpz.com
SUBMITTED INTO THE
DUANY PLATER-ZYBERK & PUBLIC RECORD FOR
ARCHITECTS AND TOWN PLANNERINN YS `ON -o-7
on need for establishing street space — we are not New York Cit yet! DPZ made one additional
change in Section 5.6. 1. f to allow for corner deviations of frontage lines of up to 20%, instead of 5%.
13. Floor Area definition shall read: the floor area within the inside perimeter of the outside walls of the
building envelope. Including hallways, closets, interior thickness of walls, columns, and other
features, parking and loading areas, and excluding balconies, stairs towers, shafts, elevator cores,
floor penetrations, arcades, loggias, atriums, trellises and below grade levels. DPZ disagrees and has
suggested that the GFA include everything in an attempt to simplify everyone's work (for the
applicant and the code reviewer too). The development capacity has been calculated this way. There
was a discussion to add atriums to exclusion from calculations, but DPZ is has concerns of
neighborhood reaction to less of predictability so we did not add atriums.
14. Floor Lot Ratio definition shall read: The multiplier applied to lot area that determines the maximum
floor area allowed in a given transect zone above grade. (That the definitions of both the Floor Area
and Floor Lot Ratio must be consistent in the way a building is measured). FLR has already been
redefined to reflect this comment. No additional changes.
15. Under Mezzanine it may be allowed to a maximum of 33% of the floor area any mezzanine extending
beyond the 33% shall be counted as an additional floor area. DPZ agrees and has made this change
in the Code. No additional changes.
16. Parapet Walls shall extend a minimum of 5 feet above the roof height to properly screen roof top
equipment. DPZ agrees and has made this change in the Code. No additional changes.
17. Under 5.6.2 Building Configuration (h). Other ornamental building features may extend up to 25%
of the building height as measured to the top of the roof slab of the last habitable floor. Trellises
may extend above the maximum building height up to 14' feet. Extensions above the maximum
height for stairs, elevators and mechanical enclosures or decorative purpose only shall be permitted
Lip to 30% of the roof area and height shall be controlled as described above. DPZ suggests the
following language.
a. Ornamental features can extend 10 `in T5, T6-8 and T6-12, and up to 10% for T6-24. There
shall be no height limitations for decorative elements for T6-36 and T6-48. No additional
changes.
b. OK for trellis height extension up to 14' for T6's, but up to 8' high for T5. No additional
changes.
18. We consider that the height of buildings along the Biscayne Boulevard Corridor urbanisticaly and
architecturally, shall be controlled by the width of the right-of-way, compatible with the proper
height and density of adjacent zoning classifications. We believe that by the appropriate setbacks
and architectural treatment of the envelope of the building a balance can be achieved between the
urban scale of Biscayne Boulevard and the low scale intensity of adjacent districts. This will
ultimately be a political decision the City will have to make. DPZ has suggested a range of Transect
zones (T4, T5 and T6-8) along Biscayne Boulevard. DPZ explained position on maintaining map as
is, given extensive meetings with neighbors and Commissioners on this topic.
MIAMI WASHINGTON CHARLOTTE KUALA LUMPUR
1023 Southwest 25th Avenue, Miami, Florida 33135 Tel: (305) 644-1023 Fax: (305) 644-1021 www.dpz.com
SUBMITTED INTO THE
DUANY PLATER-ZYBERK &IUBLIGRECORD FOR
ARCHITECTS AND TOWN PLANNERS
ITEM,p7-..)- ON(v-6
Position Paper Pertaining to MIAMI 21 requesting modifications to the Draft based on the meeting of
May 3, 2007 with DPZ and City Staff together with the American Institute of Architects Miami
Chapter and Members.
DPZ comments in red in response to first meeting (May 3, 2007).
DPZ comments in blue in response to second meeting (May 24, 2007).
MAR comments to AIA group (June 7, 2007)
The following were items discussed with DPZ and City Staff, during the meeting mentioned above that
needed to be addressed in order to clarify, correct, modify, further study or delete pertaining to the Draft
dated March 16, 2007 of the MIAMI 21 Code.
1. In the case where the Base FLR (Floor Lot Ratio) is not exceeded, the owner of the lot shall be able
to build to the "Maximum Benefit Height" without penalty or any additional cost. DPZ disagrees —
must retain incentive for City to ensure use of public benefit program. DPZ still disagrees and firmly
believes the City needs proper amenities as well as an adequate civic infrastructure to keep up with
the anticipated growth of the City.
2. Likewise, clarify that for the FLR Bonus pertaining to LEED's and the Public Space Benefit shall
be considered earned and not payable. Done in Code. No additional changes.
T6-24 "O" shall be revised to have an FLR of 8 to be consistent with the T6-12 and T6-36. DPZ
disagrees, an FLR of 6 is sufficient. DPZ showed how an FAR of 1.72 for office would generously
become 2.0 habitable space plus 4.0 FLR parking. Juan Crespi offered to several projects that
demonstrate that they do not have adequate FLR. We are awaiting these.
4. We suggest the following revisions as illustrated in your tables pertaining to all T6 Transect Zones
under article 5.6. Please see attached revised tables.
This to ensure that the Hi -rise portion of the building be permitted to arrive at the street level
uninterrupted by setback at principal and secondary street frontage. Please see attached revised
tables. DPZ agrees to the following changes for # 4 & 5 (table markups)
a. Remove additional 10' setback at 8`h floor on primary and secondary frontages. However,
retain all other side rear setbacks as is, especially for T6 properties abutting T4 and T3. DPZ
added the following language into the Code, Section 5.6.11: "For a Frontage facing a Civic
Space or a Thoroughfare 100 feet or greater, the Frontage Setback above the eighth story shall
not be required."
b. Retain tower setback at 30' min, but allow a Waiver for up to 25' min. separation in cases
where it can be ascertained that the next tower will be 60' away. Waiver written into Code,
Article 7, Section 7.1.2.5 as follows: "Adjustments to setbacks above the eighth floor for lots
having one dimension less than 100 feet as follows: frontage setbacks may be a minimum 0
feet; side and rear setbacks may be a minimum 20 feet".
MIAMI WASHINGTON CHARLOTTE KUALA LUMPUR
1023 Southwest 25th Avenue, Miami, Florida 33135 Tel: (305) 644-1023 Fax: (305) 644-1021 www.dpz.com
SUBMITTED INTO THE
DUANY PLATER-ZYBERK & COMRECORD FOR
ARCHITECTS AND TOWN PLANNER SITEM -�- ON
6. Floor Plate for residential and lodging uses is to be increased from 15,000 square feet to 1.0,0uu
V
square feet in order to accommodate required programs and economies of scale. Office Plate at
30,000 square feet is adequate. DPZ suggests 18,000 s.f. maximum for residential floor -plates.
This should not grow anymore especially if the 8' floor setback disappears. DPZ made the following
changes: 18,000 sf maximum for residential floor -plates in T6-36 and T6-48, 15,000 sf maximum
for all other T -zones.
7. It was also suggested for your consideration a 15% to 20% of the building footprint to use a "Flex
Encroachment" into setback as other Municipalities are doing. Hence, allowing for buildings or
residences to shift slightly forward and back for portions of the building, such as porches, garages,
entries, back rooms, etc. DPZ disagrees. As stated in #5, allow a Waiver for decreased tower
separation (from 30' to 25'). No flex -encroachments allowed for now. Note that T3 has specific
encroachments like a porch or bay window allowed and T6 allows entry canopies. Note the waivers
list includes 10% additional deviations.
8. Allow for the obtainment of the building Certificate of Occupancy (C.O.) prior to receiving the
LEED Certification in order to allow full occupancy of the project once completed prior to
obtainment of Certification, but if Certification is not obtained within reasonable time, a fiduciary
penalty will be imposed to the owner for failing to comply on a per day basis until Minimum
Certification Requirements by the code are meet and a final Certification is obtained. Done,
language inserted into Code. No additional changes. This is an un -necessary penalty, we should
be incentivizing energy efficient design rather than penalizing it. The fact is that LEED
certification takes a significant amount of time and is dependent on USGBC capability to
conduct their reviews, something that is out of the control of the owner/developer AND the
City. Inserting penalties of any kind put the owner at risk without any control or ability to
mitigate it. Further, the cost of certification itself is steep and will be injurious, in my opinion,
to smaller owners particularly. The cost of certification would be better spent in improving the
building for even greater efficiency. And what happens when a "better" system comes along?
OR, if a higher standard of ASHRAE is built into building codes? What happens when ANSI
establishes its own standards based perhaps on GBI or some other method?
It should be sufficient to accomplish the Mayor's stated goals to require that:
"new buildings OR substantial renovations to buildings shall meet the performance standards
(requirements) established to achieve a LEED Silver rating or it's equivalent."
All buildings under fifty (50) thousand square feet which do not require LEED Certification under
the code, but the owner on its own achieves a minimum of LEED Silver Certification shall receive a
5% FLR bonus. Language has been added to Code to allow for an additional 2% FLR bonus. No
additional changes. Again, as in #8 above, don't require certification, give performance
standards.
10. To allow below grade parking structures to raise above grade towards the rear of the property a
maximum of 42" to provide for the required mechanical and ventilation systems and equipment.
DPZ disagrees, this can be done, but it will count as one story. DPZ also added the following
language into the code in Section 5.6.2.i: "Exhaust air fans and louvers may be allowed on the fagade
only above the first floor on the Secondary Frontages".
MIAMI WASHINGTON CHARLOTTE KUALA LUMPUR
1023 Southwest 25th Avenue, Miami, Florida 33135 Tel: (305) 644-1023 Fax: (305) 644-1021 www.dpz.com
SUBMITTED INTO THE
DUANY PLATER-ZYBERK &RALIG RECORD FOR
ARCHITECTS AND TOWN PLANNE�$�EM
I w � - bi •
11. The Pedestrian Passage Break shall be further studied to ensure that these passageways do not
become unused pedestrian thoroughfares due to lack of proportion, light, financial success of the
activation, security and maintenance. Language exists in code to require frequent doors and windows
along pedestrian passages. Property owners will be allowed to secure passages at night. Security
and maintenance are code enforcement issues, not zoning code issues. Cross block passages
requirements changed from 300' or greater to 340' or greater. I agree that they are code
enforcement issues, but Zoning Codes that propagate and expand on the opportunities to create
problem spots ARE NOT GOOD PUBLIC POLICY! The mere requirement of frequent doors
and windows does not ensure use. These public passages will become de -facto homeless shelters
if (when) they don't work as intended.
12. Although we agree that defining the urban edge is essential in our opinion to avoid monotony a
certain range of deviation from the proposed min./max. 10' foot setback should be allowed.
Minimum frontage requirements are established at 70% min, therefore some deviation will be
possible for the remaining 30%. DPZ believes additional deviations should not be allowed. There
are provisions for an additional Waiver of up to 10% of any standard. The Code is designed to
encourage a continuous street wall to establish character of the public realm. The discussion focused
on need for establishing street space — we are not New York Cit yet! DPZ made one additional
change in Section 5.6.1.f to allow for corner deviations of frontage lines of up to 20%, instead of 5%.
Continuous street wall = monotony and this is not by any definition, good design. The
requirement that 70% of every building he parallel to and on the frontage line is un -necessarily
restrictive and is not responsive to the needs of specific sites or uses. I agree that we are not yet
NYC and that may not necessarily be a bad thing! The fact is that we do not have the public
transportation systems nor the WILL to use them that New Yorkers have and will,
unfortunately, not have them anytime soon. To define a city around those parameters — applied
immediately — means that many projects will not move forward and many more that do will not
succeed simply because they do not address the need to transition from the car -centric society
that we now are to a more pedestrian oriented society that we all strive to become. This will
not happen overnight — BUT THIS CODE WILL!
Further, this "parallel alignment" requirement is not consistent with good sustainable design
practices in that it eliminates "siting" options to take advantage of energy efficiencies available
through the proper response (use) of prevailing breezes (passive cooling) and/or solar angles,
especially since Miami is on a strict N/S grid. These code requirements might work when we're
designing cities from scratch and can determine the angle of the grid to take advantage of
sustainable design principles but DO NOT WORK HERE, where the grid is already
determined.
13. Floor Area definition shall read: the floor area within the inside perimeter of the outside walls of the
building envelope. Including hallways, closets, interior thickness of walls, columns, and other
features, parking and loading areas, and excluding balconies, stairs towers, shafts, elevator cores,
floor penetrations, arcades, loggias, atriums, trellises and below grade levels. DPZ disagrees and has
suggested that the GFA include everything in an attempt to simplify everyone's work (for the
applicant and the code reviewer too). The development capacity has been calculated this way. There
MIAMI WASHINGTON CHARLOTTE KUALA LUMPUR
1023 Southwest 25th Avenue, Miami, Florida 33135 Tel: (305) 644-1023 Fax: (305) 644-1021 www.dpz.com
SUBMITTED INTO THE
DUANY PLATER-ZYBERK &, C RECORD FOR
ARCHITECTS AND TOWN PLANN S
was a discussion to add atriums to exclusion from calculations, ITLMIs has connceri % �� •
neighborhood reaction to less of predictability so we did not add atriums.
14. Floor Lot Ratio definition shall read: The multiplier applied to lot area that determines the maximum
floor area allowed in a given transect zone above grade. (That the definitions of both the Floor Area
and Floor Lot Ratio must be consistent in the way a building is measured). FLR has already been
redefined to reflect this comment. No additional changes.
15. Under Mezzanine it may be allowed to a maximum of 33% of the floor area any mezzanine extending
beyond the 33% shall be counted as an additional floor area. DPZ agrees and has made this change
in the Code. No additional changes.
16. Parapet Walls shall extend a minimum of 5 feet above the roof height to properly screen roof top
equipment. DPZ agrees and has made this change in the Code. No additional changes.
17. Under 5.6.2 Building Configuration (h). Other ornamental building features may extend u� to 25%
of the building height as measured to the top of the roof slab of the last habitable floor. Trellises
may extend above the maximum building height up to 14' feet. Extensions above the maximum
height for stairs, elevators and mechanical enclosures or decorative purpose only shall be permitted
Lip to 30% of the roof area and height shall be controlled as described above. DPZ suggests the
following language.
a. Ornamental features can extend. 10 `in T5, T6-8 and T6-12, and up to 10% for T6-24. There
shall be no height limitations for decorative elements for T6-36 and T6-48. No additional
changes.
b. OK for trellis height extension up to 14' for T6's, but up to 8' high for T5. No additional
changes.
18. We consider that the height of buildings along the Biscayne Boulevard Corridor urbanisticaly and
architecturally, shall be controlled by the width of the right-of-way, compatible with the proper
height and density of adjacent zoning classifications. We believe that by the appropriate setbacks
and architectural treatment of the envelope of the building a balance can be achieved between the
urban scale of Biscayne Boulevard and the low scale intensity of adjacent districts. This will
ultimately be a political decision the City will have to make. DPZ has suggested a range of Transect
zones (T4, T5 and T6-8) along Biscayne Boulevard. DPZ explained position on maintaining map as
is, given extensive meetings with neighbors and Commissioners on this topic.
19. With respect to the establishment of "minimum" building heights in the Urban Center and
Urban Core zones (T5 & T6); the prescribed method is too restrictive without need.
This proposed code does not give due consideration to the needs of specific building uses/types
that are not compatible with multiple story configurations and limits an owner's property rights
by forcing them into building types that are not consistent with their needs. Understanding
what the stated goals are, there should be alternative methods to provide for minimum heights
without requiring a minimum number of stories.
MIAMI WASHINGTON CHARLOTTE KUALA LUMPUR
1023 Southwest 25th Avenue, Miami, Florida 33135 Tel: (305) 644-1023 Fax: (305) 644-1021 www.dpz.com
DUANY PLATER-ZYBERK & COMPANY
ARCHITECTS AND TOWN PLANNERS
For instance, these requirements are not consistent and do not address the needs of "stand-
alone" retail uses where second floors just don't work. Yet, through good design, a retail
building can be created that addresses the urban look that this code strives to achieve without
penalizing an owner with useless or under-utilized building area for the sake of obtaining a
"look" which is, at the end of the day, what this is all about.
�UBMITTEDINTO THE
PUBLIC RECORD FOR
iTEMpu ON& —,-tt —o a
MIAMI WASHINGTON CHARLOTTE KUALA LUMPUR
1023 Southwest 25th Avenue, Miami, Florida 33135 Tel: (305) 644-1023 Fax: (305) 644-1021 www.dpz.com