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PLANNING
PRE -APPLICATION DESIGN REVIEW COMMENTS
MAJOR USE SPECIAL PERMIT
SOUTH BAYSHORE TOWER(SUBSTANTIAL MODIFICATION)
1390 BRICKELL BAY DR
6-29-2004
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.
Project Modifications
The acquisition of the additional corner lot results in a more cohesive development for this block, as the entire
block will now maintain a consistent scale. The retail establishment proposed for the northwest comer is
appropriate and will provide a good urban frontage along Brickell Bay Drive.
Garage Elevations
• With the addition of the comer parcel the project now fronts on three streets with ten levels of
exposed garage, which is inappropriate. In the previous Major Use Special Permit submittal, the
parking pedestal was acceptable because of the challenging site condition and the fact that some of
the garage were concealed by the existing building to remain in the northeast corner of the site.
Modify the garage pedestal plan to provide residential units in the southeast corner of the parcel, on at
least the first five levels, in order to reduce the amount of garage area adjacent to city streets, and
provide active uses and eyes on the street.
• The appearance of the rest of the garage base of the building should be re -studied to produce a more
aesthetic solution. Consider continuing the pattern of window and balcony openings from the tower
portion of the building into the garage area so that the garage becomes integrated into the framework
of the design, or consider an artistic treatment for the garage facades.
• Consider providing garage openings which are more similar in scale and shape with the typical
window openings in the residential levels, rather than either of the two -proposed solutions, which
consist of the horizontal garage openings and the continuous vertical louvers.
• It is critical that parked cars and mechanical systems within the garage be hidden from view. Provide
screening materials in order to cover garage openings, and provide details of the materials to the
committee, indicating how all vehicles and vehicular ramps will be concealed from public view.
Note
The tandem parking spaces in the garage only count as one space for satisfying the required parking spaces per
the City of Miami Zoning ordinance. Indicate in the drawings the total number of regular parking spaces and
additional tandem spaces provided.
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.