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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.