HomeMy WebLinkAboutPre-Application Review CommentsC I T Y 0 F M I A MI
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PLANNING DEPARTMENT
PRE-APPL1CATtON DESIGN REVIEW COMMENTS
MAJOR USE SPECIAL PERMIT
PARR LANE TOWER
345 NE 32ND ST.
1-11-05
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/Urban Design
• The committee appreciates the submittal of the project renderings, survey and aerial photographs, in
order to understand the project's relationship to its surroundings.
• The revised location of the urban plaza on Biscayne Boulevard is appropriate. The new location of
the plaza at the northwest corner of the block creates an appropriate urban response to the open
spaces at the northwest and southwest corners of Biscayne Boulevard and NE 33D1St.
• It is inappropriate to provide exposed garage elevations within the main tower feature of the building
on NE 4't' Ave. Consider removing the parking spaces on the east side of the garage, which face the
plaza spaces to the north and south of the lobby. Provide residential units within these spaces, which
would be adjacent to the core and adjacent to the elevator vestibule lobby within the current building
configuration.
• Consider revising the appearance of the garage portion of the elevations on NE 32na St. and NE 33t'
St.. Provide an artistic solution involving architectural articulation, other than the continuous metal
mesh proposed.
• The revised garage vehicular access is appropriate, as the curb cut is of minimum width, and all
loading maneuvering has been located within the garage. However, indicate the turning paths of the
loading vehicles in the plan and confirm with the Public Works that the solution is acceptable per
required turning templates.
• Consider making the vehicular dropoff point on NE 4th Ave. narrower in width and more compact
(shift vehicular entry points away from the north and south comers of the block). This vehicular
entry shall be designed such that vehicles rise to the pedestrian level, and shall provided with a plaza -
like character through the use of a consistent, recognizable paving pattern across the vehicular and
pedestrian area. The vehicle and pedestrian areas may be separated through the use of bollards.
Architecture
• The tower form and design is appropriate, through its innovative massing, floor plan and use of
continuous glass and terraces.
• The use of continuous glass for the retail and office portions of the facade is appropriate.
• Provide elevation drawing details, showing all of the building's elevations at the street level, at a scale
no less than 1/8"=1', in order for the committee to review the building's impact on the pedestrian
realm.
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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Zoning Data
There is no zoning data sheet included in this submittal. Please submit the Zoning tabulation sheet in order for
the Planning and Zoning Departments to be able to complete their reviews of the proposal.
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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