HomeMy WebLinkAboutPre-Application Review CommentsCI T Y 0 F M I A M I
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PLANNING AND ZONING DEPATMENT
PRE -APPLICATION DESIGN REVIEW COMMENTS
MAJOR USE SPECIAL PERMIT
BAYVIEW MARKET
NE 2N0 AvE. & NE 17TH ST.
6-8-2004
(UDRB SUBMITTAL)
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.
We thank you once again, for participating in the design review process, and responding to the previous
comments from the Design Review Committee. The following additional comments reflect plans submitted
for review by the conunittee and for the Large Scale Development Committee meeting.
Loading and Service
• The committee would like to commend the applicant for containing most of the required loading bays
within the interior of the garage, and relocating the FPL vault and loading area away from NE 2"d
Ave.
• The loading bay area to the east of the building along NE 17th Terrace shall be screened from view
from the street. Consider providing an attractive gate allowing entry into this area, and provide details
of this elevation to the committee.
Pedestrian Realm
• Provide elevation drawing details, showing all of the building's lower level elevations, at a scale no less
than 1/8"-1', in order for the committee to review how the building meets the ground and the
building's impact on the pedestrian realm.
• The pedestrian sidewalk area shall be maintained with a consistent, recognizable pattern and height,
which shall continue across the vehicular entrances in order to give dominance to the pedestrian realm
over the vehicular areas.
Architecture
The committee appreciates the reconfiguration of the proposal to provide retail space along NE 17th St. and
NE Miami Place, such that all city streets surrounding the proposal are lined with habitable space and
transparency for almost their entire height.
North Elevation
The site is bounded on the north by the City of Miami Cemetery, which is a designated historic site. It is
important to provide an attractive facade facing the cemetery, not consisting of blank walls, since this side will
be visible in perpetuity.
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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Signage/Media Tower
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• The project's narrative description proposed that the building would classify itself as a Media Tower,
per the City of Miami Zoning definition. However, the zoning ordinance specifies that the Media
Tower shall be situated only in the Southeast/Overtown Park West Redevelopment Area (pg. 406), so
this project would not qualify under the Media Tower definition, as it is not within the specified
boundary.
• Refer to the Sign Regulations for the C-2 Liberal Commercial zoning district in which the project is
located (City of Miami Zoning Section 10.5.4.4) for regulations on signage for the project.
• We suggest that you arrange meetings with staff in the City's Planning and Zoning Departments in
reference to possibilities for the building's signage.
• Due to the project's adjacency to the City cemetery, a highly illuminated media -tower type design may
not be appropriate.
Landscaping
• Submit a landscape disposition plan showing existing and proposed plant species, canopies and
locations. Calculate the area (square footage) of canopy to be removed and provide mitigation credits
for proposed tree and palm planting as per DERM formulas.
• The proposed shade trees along NE 2nd Ave. and NE 17th St. are appropriate, as they will provide
adequate shade for pedestrians. Along NE 2nd Ave., consider relocating these shade trees so that they
are aligned close to the edge of the curb in the public right of way (at no greater than 33' on center) to
provide a buffer for pedestrians from vehicular traffic.
• It is important to continue this treatment of shade trees along NE Miami Place as well.
• Along the north side of the site, parallel to the Miami City Cemetary, provide a double planting of
evergreen trees such as green buttonwood or beautyleaf in lieu of the single trunk palms.
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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