HomeMy WebLinkAboutPre-Application CommentsC 1 T Y 0 F 111 I A M I
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PLANNING AND ZONING D E P A R T M E N 'r
PRE -APPLICATION DESIGN REvIF_\V COMMENTS
MAJOR USE SPECIAL PERMIT
MARQUIS
1100 BISCAYNE'. BIND.
11-16-04
(MUSP SLBMITTAL)
The following comments represent the unified vision of the Pre -Application Design Review Committee, zvhieh
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.
Urban Design
• Consider the following modifications to better address the change in grade from the sidewalk level to
the raised terrace: 1. provide wrap -around stairs at the north and south corners of the terrace, in
order to provide entry at these points, and 2. consider a regular pattern of seating areas and stairs,
rather than one continuous stair and one seating area.
• The pedestrian realrn along the north, south and west street frontages of the building is in need of
further design treatment. Any blank wall areas shall be mitigated through the use of any or all of the
following techniques: 1. provide more window openings into the binding (if possible), 2. provide an
artistic treatment to enhance the walls through the use of decorative architectural materials, and/or 3.
use the area between the building and the property line to create terraces, planters, benches or other
features which create a transition between the building wall and the pedestrian realm (particularly on
the west side, where there is significant space between the walls of the loading bay and the base
building line).
• Design the water feature proposed along NE 11 th St, so that it is visible to pedestrians on the street,
instead of the blank stucco wall shown in this area on the south elevation detail page.
• The revised loading proposal, involving a passthrough loading condition, is more appropriate and will
ease traffic congestion in the area.
Future Biscayne Boulevard Alignment Concept
• The proposal involving the future alignment of Biscayne Boulevard will need to be further evaluated
and approved by FDOT and its implementation may depend on the timing of the Biscayne Boulevard
re -alignment project. The concept of an urban plaza featuring benches and large canopy ficus trees,
as illustrated on the landscape drawings, could be appropriate. Because of the fruit -bearing traits of
the ficus trees, a maintenance plan for this area will be critical. Due to the large space created
between the street and the property line under the new alignment, the Planning Department
recommends coordinating with F'DOT in order to explore the possibility- of creating a smooth
transition between the sidewalk level and the building's ground floor level through the use of terraces,
steps, ramps and/or sloping of the plaza area.
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.
• tiArchitecture
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• The tower has an appropriate appearance in the perspective rendering drawings. However, because of
the large scale of the building, the blurry, unclear quality of the elevation drawings, inconsistency
between the perspective and elevation drawings, and the lack of door and window placements within
the floor plans, it is very difficult to determine the actual appearance of the building. Provide floor
plan drawings which accurately indicate the location of all doors, windows, and masonry walls, and
provide line elevation drawings clearly representing the materials of the building. For example, there
is a stair tower on the south setback line, which is a solid wall in plan, but this area is rendered as clear
glass in the south elevation drawing. The elevation drawing should portray this is a stucco wall, or the
floor plan should be reused to indicate the use of glass for this area.
Garage
• Given the project's location on NE 11''' St., at the entrance of the City's Entertainment District, the
proposal for art screens for the garage elevations may he an appropriate solution. However, specific
detail of the art screen facades will be required, including proposed materials, colors, illumination
scheme, etc. A final approval of a design for the exposed garage facades will be required as part of
the proposal.
Landscaping
• The planting plan, indicating the provision of shade trees adjacent to the curb, in order to provide a
buffer between pedestrians and vehicular traffic, is appropriate.
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.
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