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HomeMy WebLinkAboutPre-Application Design Review CommentsI T Y 0 F M I A M I • • PLANNING D Fi 1' A R TMEN PRE -APPLICATION DESIGN RI VIENV COMMENTS MAJOR USE SPECIAi, PEIRMIT OASIS ON THE BAY (FKA: P ELICAN BAY SITE) NE 79TH STREET AT NE ls.'. AVENUE NET DISTRICT: UPPER EAST SIDE 11-22-05 City of Miami Vision Statement: To Be an International City which Embodies Divers0,, Economic Opportunity, Effective Customer Service and a Highly Rated ,Quality of Life" COMMENTS; The following comments were generated following the UDRB meeting on October 16, 2005 representing the Planning Department and UDRB member's concerns for Major Use Special Permit approval. The UDRB denied the current application and the developer stated at the October 16, 2005 meeting that they were going to redesign the building considering comments received from the UDRB Board and Planning Department's staff. These comments ate designed to further describe the intent of the Department and Board. This item was sent back to the Internal Design Review Committee on November 22, 2005 at the discretion of the director of the Planning Department. Context/Urban Design • The proposed buildings are out of scale with the existing low density neighborhood. The building's bulk, mass, intensity, and height are inappropriate for this site. The proposed building heights do not have enough variability for the size of the block and to create a transition to the low density neighborhood to the north and west. • Provide greater articulation within the building towers projecting vertical elements and recessing others. • The existing tower's height/length is overly bulky leading to an intensity and massing that is perceived from the ground as large concrete structures blocking light and views. Consider creating an additional lower tower on the NW corner or along the northern border just west of the gatehouse and lowering/ undulating/ skinny the existing towers creating a "complex" of interacting towers. The building's parking base heights would compose the remaining street level as an additional lower level at a pedestrian scale with the townhouses/ live -work units. • Consider covering the top level of the parking garage for visual aesthetics —as would be viewed from the upper levels of the high-rises as well as a means of providing protection from the elements. Consider this area as a common space or additional recreational deck. The smaller bulk of the towers will allow more light into this space. • The proposal indicates vacating a public right-of-way (portion of Bayshore Court). This requires a permit from the Public Works Department and if granted, the applicant must show a public benefit. Please look at allowing a pedestrian access along the old Bayshore Court axis and a Baywalk connecting 79th Street to 80th Street. These could be great spaces for residents and the public alike allowing a pedestrian to walk to the proposed restaurant and break up the large block. • Please include the context of urbanism to the existing building edges for the existing conditions across the street/ property line on all sides of the proposed project. This allows one to see where roadways align and how building setbacks, sidewalks and public spaces interact. • Please include the site across the street in the ground floor plan and surveys. This site is transferring the development rights frown the proffered site to the proposed development site. Show any improvements planned for this site. (improved sidewalks/ addition of street trees, etc.) • Please show details of the garaged door along 80th Street. • Coordinate any planned improvements along 79'h Street with the FDOT regional office. 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. Page I of 2 Architecture • The Department appreciates the clean architecture, detailing, cornice lines and the use of multiple heights near the top of the buildings. The corner of SW' Street and Bayshore Drive is well articulated with a round tower element on the corner this area could be accentuated even more. • The garage elevation along Bayshore Drive is well articulated with an undulation separating individual units. Please continue these liner units and architecture with the undulations along NE S{J'h Street. Consider creating some entry porch terraces in front of the units along Bayshore Drive. Loading • Confirm the loading dimensions and turning radius requirements (Page A.1) with the Public Works Department in order to verify the feasibility of the proposed loading arrangement. Landscaping • Provide a continuous canopy of shade trees along the perimeter of the project. These shade trees shall be 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. balm trees may be utilized periodically as an accent to the architecture of the building. • Consider adding additional trees and landscape layers along the waterfront access park. This area should include small hardscape areas to sit and enjoy the bay views. Please include a rendering that shows this space including landscaping, hardscape, lighting, etc. • Provide a public Baywalk connecting the sidewalk along 79'h Street with 80lt' Street. Please refer to the city's Baywalk/Riverwalk design standards for typical surface changes, plantings, etc. Parking • The treatment of the garage facade along 8011' Street is unacceptable. • Active uses with permeable windows will be required along 79'h / 80th Streets and Bayshore Drive. • Consider continuing the pattern of window and balcony openings from the facade in order to create a more attractive rear facade elevation. • Consider adding one-half level of underground parking and raising the site one-half level. This can accommodate 2 levels of proposed parking and separate the restaurant, visitor, handicap and valet spaces from residential spaces. It will also raise the ground floor elevations and liner townhouses from street level and flood hazard. Reduce your parking to the minimum necessary for the project. • Specify details of proposed aluminum grills, louvers, Bahamian shutters, awning, etc. designed to hide the parking. The Planning Department reserves the right to comment further on the project as details or explanations are provided and may revise previous comments based on this additional information. - Please note that the Planning Department reviews Special Permit proposals based on architectural design, site planning and urban design issues. The project still needs to be reviewed and comply with other department's requirements. 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. Page 2 of 2