HomeMy WebLinkAboutPre-Application Design Comments® P M I A M I
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PLANNING A N D ZONING DEPARTMENT
PRE -APPLICATION DESIGN REVIEW COMMENTS
MAJOR USE SPECIAL PERMIT
ONE BRICEELL PLAZA (SHERATON BISCAYNE BAY REDEVELOPMENT)
495 BRICKELL AVE.
3-8-05
(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.
Submittal
The most recent submittal responded to some of the concerns raised by the committee in the previous design
review comments. However, this submittal fails to address several of the issues raised, and creates additional
concerns and questions. Due to the various factors involved in this proposal, the committee cannot provide a
complete set of comments for the project at this point. The initial concerns and comments are addressed
below.
Site Planning
• The project as presented incorporates the Brickell Park into the proposal. Clarify the relationship
between the site and the adjacent Brickell Park.
• The site has important frontages on all four sides: Brickell Ave. on the west, Biscayne Bay on the
East, the Brickell Park on the south, and the future Miami Circle Park on the north. If the Brickell
Park is incorporated into the project as green space, the project shall be designed to better address the
Brickell Park land. Part of the park is being paved to provide for the site's vehicular access, which is
inappropriate. It is necessary to create a proper connection between the green space and the building
edge by providing active liner uses such as townhouses, retail spaces and residential amenities fronting
the entire length of the park.
• The revised loading area, which provides a landscaped trellis to enclose the loading bays, is an
improvement over previous submittals. However, it is preferable to provide a site plan which allows
some ground floor program opposite the Miami Circle because of the importance of this site and its
potential future use. Consider shifting the location of the loading entrance further south and
requesting a reduction in the dimensions of some of the loading bays by Class II Special Permit, as a
possible way to allow for some program to occur within this area.
• The provision of residential units fronting Brickell Ave. and Biscayne Bay for the entire height of the
building is appropriate. Given the large site dimensions, consider providing building program on the
north and south garage facades in order to provide active habitable space facing the parks to the north
and south of the site.
• The proposed planter wails facing the parks to the north and south of the site could be appropriate as
a means of concealing the garage and unifying the building and the parks through landscaping.
However, it is critical to provide a mesh or screening for the garage openings, which will allow for the
plant species to grow on, in order to provide a more complete screening for the garage. Specify the
proposed screening material and plant species for the garage elevations.
• The ground floor site plan is heavily dominated by building program and vehicular travel lanes.
Consider a site plan which includes pedestrian activity, green space, landscaped areas and allows for
It is our intention with these comments to aid in expediting Special Permit applications with your 1
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.
pedestrian connections from the building to Brickell Ave., Biscayne Bay and the park
north and south of the site, while preserving existing specimen trees within the site.
pedestrian access along the Brickell Ave. side of the site between Brickell Park and the
Circle Park., and from Brickell Ave. to the south tower lobby on the south side of
driveway.
• The combined dropoff area for the two towers, located within the center of the
appropriate than the two dropoff areas in the earlier version of the proposal.
Archeological Issues
spaces to the
Provide for
future Miami
the vehicular
site, is more
• The property is located within an Archeological Conservation Area and approval by the HEPB is
required —an archeological management plan must be submitted for approval.
Landscaping/Hardscape
• Submit a tree disposition and mitigation plan, which includes the Brickell Park parcel, if this parcel is
to be included in the plan. There are large specimen trees on the south side of the site, between the
entry drive and the Brickell Park, which shall be preserved as part of the development, as they help to
provide a buffer between the park and the vehicular lanes entering the site.
• When developed, submit 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.
• The treatment of the Baywalk and the area between the building and the Bay needs further
development and details. Provide floor plan and section drawings of this area (at no less than
1/8"=1') in order for the committee to better interpret the treatment of this area. The massive
central staircase is inappropriate ---in order to provide a better connection between the vehicular
dropoff level and the Bay walk level, render the upper and lower levels with the same material, and
provide more gradual transitions between the levels through the use of landings and more variety in
forms. The area adjacent to the Bay Walk shall be provided with a hardscape treatment to allow
pedestrian connection to the Bay Walk (shown as green on the ground floor plan).
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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