Loading...
HomeMy WebLinkAboutDesign Review CommentsC I T 0 P M 1 A M I • • • PLANNING PRE -APPLICATION DESIGN REVIEW COMMENTS MAJOR USE SPECIAL PERMIT CARDINAL SYMPHONY 1650 BISCAYNE BLVD. 3-15-2005 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 following comment reflects the information discussed in a meeting between the applicant and the committee on 3/22/05: If the Public Works Department requires an additional 12'-6" dedication on the south side of the property along NE 16th St., the committee understands that this would make the provision of ground floor retail space on the south side of the loading bays on NE 16th St. infeasible. In this case, consider providing enclosed retail display areas with clear glass, approximately 5' in depth. This will continue the pattern of ground floor retail spaces from the other street frontages, and will allow stores within the building to display their products. Submittal The committee appreciates the submittal of this proposal during the early stage of design development, and the inclusion of design sketches and massing models indicating the design intent for the site. Urban Design The committee would like to commend the urban design characteristic of this proposal. The development incorporates many of the planning ideas recommended by the Planning Department, including: • The provision of an active urban plaza on Biscayne Boulevard, • The location of all vehicular dropoff and service functions within the building, with minimal curb cut widths, • The provision of active retail space on all four street frontages of the project, • The provision of active live/work, residential and office space lining the entire garage height on all four street frontages, • The massing of the west side of the building responds to the scale of the historic 4-story building adjacent to the proposal. Architecture • The proposal exhibits an interesting variety of architectural forms and provides a good amount of transparency through windows, balconies and terraces. As the floor plans become more developed, please submit floor plans which correspond to the architectural massing shown in the tower elevations and renderings. 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 Pedestrian Realm The location of the retail spaces at the same height as the sidewalk and plaza level is appropriate, and the committee appreciates the street level elevation details, which reveal a large amount of glass and transparency to allow for visual connection between the public space and the retail areas. • In order to enhance the pedestrian character of the site, implement the following: - The pedestrian sidewalk realm shall remain at a consistent height throughout. Vehicles shall rise to the sidewalk level with ramping beginning at the outer edge of the curb, with the ramp slope being the maximum allowed by Public Works. - The pedestrian sidewalk area shall be maintained with a consistent, recognizable pattern, which shall continue across the vehicular entrances in order to give dominance to the pedestrian realm over the vehicular areas. Landscaping • Subrnit a landscape plan that specifies the species (common and botanical names), sizes (height x spread and/or container size) at time of planting, quantities, and proposed locations of all plant materials, existing and proposed. The landscape plan shall include planting details and planting specifications. Additional landscape comments will be provided upon review of this plan. • The provision of shade trees placed between the royal palm trees in the Biscayne Boulevard sidewalk right-of-way, is appropriate in order to provide shade for pedestrians. The location of shade trees close to the edge of the curb on the other three street frontages is appropriate in order to provide shade for pedestrians and serve as a buffer between vehicles and pedestrian areas. DRI Please note that the project is located within the downtown DRI district; the Planning Department can inform you as to the requirements which the project must comply with as a result of its location within this boundary. 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.