Loading...
HomeMy WebLinkAboutPre-Application Review CommentsI T Y 0 F M I A M I • • PLANNING PRE -APPLICATION DESIGN REVIEW COMMENTS MAJOR USE SPECIAL PERMIT 700 BISCAYNE 700 BISCAYNE. BLVD. 2-8-05 (UDRB SUBMITTAL #2) 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. The committee appreciates the applicant's participation in the design review process, and response to comments by the Design Review Committee and the Urban Development Review Board, Urban Design • The extension of the retail lining to cover more of the northwest and southwest corners of the building, and to further conceal the loading bay area, is appropriate. However, it is important to provide a similar treatment of continuous retail space along Biscayne Boulevard at the northeast corner of the site. The breaks in the retail frontage are inappropriate, as they allow views into the vehicular dropoff circle from Biscyane Boulevard. • The committee approves of the revised loading solution which allows loading functions to occur internally within the garage and loading vehicles do not have to reverse to or from the public right of way. • As the architect stated in the meeting with the design review committee, all ground floor service - related function rooms will be provided with spandrel glass, in order to blend these spaces with the actual glass material used for the retail and lobby spaces. • The provision of retail space lining the garage ramp along the ground floor level on NE 2" d Ave. is an appropriate design solution in order to conceal the ramp and provide active uses at the pedestrian level. • The committee appreciates the revised garage podium plan in which the circular opening to the dropoff area has been removed, and active habitable liner units have been provided on the entire north and south sides of the garage, as well as the Biscayne Boulevard side. This will create a more activate facade on these streets. • The design of the retail terrace and steps 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. 1 Architecture • • Provide material samples or photographs indicating the different types of glass proposed for the Biscayne Boulevard retail and office elevation. • The detail of the west elevation indicates the use of glass for the garage facade. Please clarify if glass is intended to be used for the entire garage elevation, and if clear glass or spandrel glass is proposed. • The design concept allowing each of the three tower elements to be expressed all the way to the street level is appropriate. • The use of a large amount of windows, balconies and terraces in the units in the building is appropriate. Landscaping • The placement and location of shade trees at the edge of curb along NE 2°s Ave., NE 7th St. and NE 8th St. is appropriate. Consider the addition of more shade trees along NE 76 St. and NE 8th St. near Biscayne Boulevard. • Consider providing a more lush landscaping treatment for the amenity level terrace. 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.