HomeMy WebLinkAboutPre-Application Design Review•
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C I T Y 0 F 1 A
PLANNING DEP ARTMENT
PRE-aPPLtCAT1ON DESIGN REVIEW COMMENTS
MAJOR USE SPECIAL PERMIT
600 B ISCAYNE
600 BISCAYNE BLVD.
3-15-05
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 then highest potential and make a
significant contribution to improving the quality of our built environment with great architecture and urban
design.
Context
• The committee appreciates the provision of a context plan showing the plans and elevations of
existing and proposed buildings in the vicinity of this project.
• Clarify the proposed building layout for the property on the block to the south of the site, shown on
the context plan.
Freedom Tower Issues
• It is critical to develop this proposal in a way which is compatible with the existing Freedom Tower,
which is one of Miami's most important historic landmark buildings.
• Provide a 3-D rendering of the proposal as viewed from the pedestrian level looking from the north
to the south, in order to determine the appearance of the Freedom Tower and the proposed building,
as viewed from Biscayne Boulevard. It is appropriate to provide an open plaza space between the
building front and Biscayne Boulevard in order to preserve views to the Freedom Tower.
• The plaza spaces along Biscayne Boulevard and between the rear of the Freedom Tower- and the
lobby and dropoff area of the new proposal along NE 6th St. need further design treatment. The
plaza behind the Freedom Tower does not connect to the sidewalk well, as it is 5' above the level of
the sidewalk, and the NE 6th St. sidewalk is fronted with a vehicular ramp, stairs, retaining walls and
handicapped ramps. In addition, the plaza will frequently be in shadow because of its narrow depth
compared to the height of the new proposed building, and the palm trees within the plaza are not
appropriately positioned; they should follow a regular grid.
• Consider collaborating with the Burle-Marx firm in order to incorporate the Burle-Marx paving
pattern from Biscyane Boulevard's sidewalk into the site and to design a great cohesive urban plaza
space, incorporating such elements as fountains, benches, landscaping, sculpture, etc.
• Indicate the proposed use for the Freedom Tower square footage, and indicate if the required parking
for this use is proposed to be included in the garage.
• The addition of a glass curtain wall system to the rear base portion of the Freedom Tower is
inappropriate. This portion of the building should be maintained with the existing historic window
pattern.
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.
Urban Design
• The revised loading bay configuration is in improvement over the previous proposal, as loading
functions have been internalized within the building. However, the ground floor of the proposal still
provides an excessive amount of service functions facing NE 6th St., NE 2°6 Ave. and NE 7th St..
Consider providing a design which allows some active retail, amenity or lobby spaces on the ground
floor facing these streets, while internalizing service room functions within the center of the building.
• The location of the north garage ramp away from Biscayne Boulevard is an improvement over the
previous submittal.
The committee appreciates the provision of liner residential units facing NE 7a' St. However, given
the small depth of these units, provide actual floor plans of these apartments to ensure that they are in
fact feasible, and clarify if these are single -height or loft spaces.
• Despite this addition, the proposal still includes an excessive amount of exposed garage facing NE 6th
St, NE 7th St. and NE 2na Ave. Consider attempting to provide additional habitable commercial or
residential liner spaces on at least the first three levels of the garage podium.
• Given the importance of the site, the portions of the proposal which face the streets with garage and
blank wall surfaces shall be treated with an exceptional level of design. Consider an artistic treatment
and/or incorporating some of the materials and articulation of the residential tower into the base of
the building.
Verifications
• Clarify the method by which the building is proposed to be built over the FEC Railway right-of-way.
• The proposal is encroaching over the setback line on NE 6th St. Indicate if the project is seeking a
variance for this portion of the site.
• The central core of the tower does not connect to the ground floor or other corridors within the
building. Clarify how this vertical circulation is proposed to be resolved.
Architecture
• The committee cannot provide a complete set of comments on this proposal due to the preliminary
nature of the drawings. In the next submittal, provide elevation drawing details, showing all of the
building's elevations at the street level and showing typical tower levels, at a scale no less than
l/8"=1', in order for the committee to review the building's impact on the pedestrian realm. In
addition, indicate all proposed building materials on the elevation drawings.
• Provide a drawing of the east building elevation without the Freedom Tower in front, in order to view
the appearance of the portion of the building directly behind the Freedom Tower.
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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