HomeMy WebLinkAboutSubmittal-Correspondence-Arthur J. MarcusARTHUR J. MARCUS ARCHITECT P.A.
1450 LINCOLN ROAD * MIAMI BEACH, FLORIDA 33139 * T:305.674.8945
February 28, 200* �r
Miami City Commission
Miami City Hall
3500 Pan American Drive
Miami, Florida
Re: 5101 Biscayne Boulevard
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SUBMITTED INTO THE
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As a professional Architect for over thirty years with a far ranging practice encompassing all
types of building and urban design, I am supporting the appeal by the Morningside Civic
Association, of the City of Miami's decision to permit the residential tower project proposed
to be constructed at 5101 Biscayne Boulevard.
I have worked diligently for many years in Miami Beach, not only as an Architect, but also
as a citizen activist and as a member and Chairman of the Miami Beach Design Review
and Historic Preservation Boards, dealing repeatedly with this issue of ensuring that new
buildings in historic neighborhoods fit into the existing architectural context.
And I was also part of the team behind the 'Save Miami Beach' movement educating the
public about rational development in South Beach. In that campaign we argued that over-
development is truly detrimental to a community's health and well-being.
Through my involvement with numerous city committees, we have learned in Miami Beach
that critical issues such as building height, building massing, open space between
buildings, contextual scale and the ability to see the sky, matter deeply to our residents and
can have long ranging effect upon the quality of life in our neighborhoods.
The existing predominantly one and two story scale of this charming residential
neighborhood, zoned as R-1, will be irrevocably altered by the abrupt intrusion of this
approximately 100 foot tall building along its immediate periphery.
New construction, especially in such a low scale neighborhood, should always respect and
take cues from the existing surrounding urban context. Through the use of a series of
stepped building blocks, the transition from one and two story residential neighborhoods to
high-rise structures lining a commercial corridor should indeed form a gradual transition;
and not a virtual wall of building.
This proposed project fails to respond adequately to the architectural context of the
Morningside neighborhood by failing to create an urban design transition of building mass
and scale which respects the existing surrounding streetscape, rather than smothering it.
CITY of MIAMI CITY COMMISSION
February 28, 2008
Page two
This urban design principle of transitioning building mass and scale is supported not only by
commonly accepted contemporary urban design practices, it is also supported by your own
governmental advocacy:
• The Miami -Dade County Planning Department's `Urban Design Manual' has already
illustrated 3 stories as the example of the proper scale for the juncture of such
residential and commercial corridors.
• The MiMo Historic District, which was designated after this application was filed,
nevertheless confirms that this stretch of Biscayne Boulevard has historic buildings
and a scale worth preserving.
• The Miami 21 plan is recommending 3 stories for this location.
• Florida case law has supported a 35 -foot height limitation in order to preserve and
protect the integrity of residential neighborhoods adjacent to similar large scale
development.
It is unfortunate that the City of Miami has overlooked its very own criteria with respect to
relative building scale. Thus I recommend that you not only listen to the arguments of your
own residents and constituents; listen to your own governmental zoning experts, in limiting
the maximum building height to 35 feet, as the appropriate height for buildings proposed to
be sited adjacent to these historic single family residential neighborhoods.
Please remember that the precedent for this was set on May 25, 2006, when the Miami
City Commission unanimously decided to allow two very similar projects at 5301 and
5501 Biscayne Boulevard on the condition that they be no higher than 35 feet.
In closing, I strongly recommend that you follow your previous example.
Z
truly,r J. Mar us AIA