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C I T Y 0 F M t A M
PL A N N INC A N D ZONING DEP AR TMENT
PRE -APPLICATION DESIGN REVIEW COMMENTS
MAJOR USE. SPECIAL PERMIT
THE ELLIPSE
1776 BISCAYNF. B1.V[),
7-6-2004
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 duality of our built environment with great architecture and urban
design.
We thank you for participating in the design review process, and responding to the committee's previous
comments regarding the project. We recognize that the applicant's continued active participation is an
indication of a shared interest 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.
Submittal
As in the previous submittal, a zoning data sheet was not included with the drawings. Please provide this
information in order for the committee to conduct a complete review of the proposal.
Urban Design/Pedestrian Oriented Development
• The provision of active habitable space on Biscayne Boulevard, NE 18'h St. and NE 17'h Terrace
provides positive urban street frontage for the project.
• The adjusted proposal properly addresses the committee's concerns regarding site planning and
pedestrian connectivity.
West Elevation/Garage
• Consider the use of glass instead of the recessed stucco panels on the west garage facade. The
recessed stucco panels are given the appearance of windows in the elevation drawing, and it would be
more appropriate if they were actual windows.
• It is critical that parked cars and mechanical systems within the garage be hidden from view. Provide
details of the perforated metal panels and metal louvers proposed to cover the garage openings, and
indicate how all vehicles and vehicular ramps will be concealed from public view.
• Consider providing further emphasis to the northwest comer of the building through the use of more
fenestration and/or architectural articulation.
Landscaping
• The landscape plan and mitigation plan have been reviewed and found to be sufficient.
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 Roar&