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HomeMy WebLinkAboutPre-Application ReviewC T Y 0 F A M PLANNING A N D Z ONING D ili 1' \ R "I` ti E N T PRE- APPLICATION DESIGN REViEw COMMENTS ?yIA oR Us SPEs:IAL PERMIT ONYX 2 NE 28T'°H S"r./N. BAYSIIORE DR. 3-23-2004 The following comments represent the unified vision of the Pre -Application Design Review Committee, which consist of all staff members in the Urban Design and Land Development Divisions. COMMENTS: The following comments are being made in an effort to develop projects to their highest potential and make a significant contribution to improving the quality of our built environment with great architecture and urban design. Context • Because the proposal has a large amount of gross lot area, including benefiting from additional gross lot area because of its adjacency to Biscayne Bay, and the proposal is requesting the maximum amount of FAR on the site, including a 20% increase for a PUD bonus, and a 25% increase for the affordable housing bonus, and the project proposes transferring all of the F.A.R. from the southern parcel onto the northern parcel, the cumulative effect of these conditions creates a building which is out of scale within the context of the neighborhood and the small street on which it is situated. • Although other large scale development is occurring within the Edgewater district, the proposed 50- story height is inappropriate directly adjacent to the small scale residential development on this block. Most of the taller proposals in this area have larger sites to place the building footprint on, while proposals which are only one lot deep, such as this case, tend not to exceed 20 stories in height. In addition, the eight -story garage will tower over the surrounding smaller buildings on the adjacent streets and is inappropriate. • Consider revising the scheme of the project by not including the proposed F.A.R. bonuses, and/or by providing two smaller towers on the parcels on each side of NE 28th St. This will provide a more appropriately scaled project and will provide an opportunity to create a great street section by designing buildings on each side of the street. • Provide a survey of the site as part of the next submittal for review by the Design Review Committee. Vehicular Access /Parking • Combine the circular vehicular turnaround within the southern parcel of the property with the vehicular drop-off in the northern parcel in order to reduce the amount of vehicular circulation in the site. Consider providing one circular drop off on axis with the end of NE 28'h St., in line with the proposed pergola. • Relocate the two parking spaces adjacent to the walk up units on NE 28th St. so that parking for these spaces is contained with the garage, and not accessed from the street. Garage • The committee appreciates the provision of liner apartment units along the garage facing NE 281' St. Consider adding an additional apartment lining the exposed portion of the garage facing NE 28t 1 St, to the west of the stair tower. It is our intention with these comments to aid in expediting Special Permit applications with your voluntary efforts in making the necessary changes; thereby, avoiding any preventable delays particularly prior to a project's submission to the Large Scale Development Committee or the Urban Development Review Board. The west and north portions of the garage which are visible from abutting properties need to be addressed. These facades shall be articulated so that vehicles are completely hidden from public view, and shall appear less garage -like in appearance. Consider continuing the pattern of window and balcony openings from the rest of the facade on this area so that the garage becomes integrated into the framework of the design. Landscaping • Provide a tree survey and a tree disposition plan indicating which trees are t:o remain, be removed or be relocated. The tree disposition plan shall illustrate the location of any overhead or underground utilities, the location of the proposed new construction, and the new locations of existing trees to be relocated on site. • Provide a continuous canopy of shade trees to provide shade for pedestrians along NE 280) St. These shade trees shall be aligned close to the edge of the curb in the public right of way (at no greater than 33' on center) to provide a buffer for pedestrians from vehicular traffic. Palm trees .may be utilized periodically as an architectural accent to the architecture of the building. • The proposed bayfront walk with the double rows of palm trees is a positive contribution and public amenity for this location. Traffic Study • It is critical that the applicant conduct a traffic study and meet with Maly Conway, Transportation Director for the City of Miami regarding traffic circulation and access to the site. She may be contacted at 305-416-1027. It is our intention with these comments to aid in expediting Special Permit applications with your voluntary efforts in making the necessary changes; thereby, avoiding any preventable delays particularly prior to a project's submission to the Large Scale Development Committee or the Urban Development Review Board.