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HomeMy WebLinkAboutPre-Application Design Review CommentsC I T Y 0 F M I A M 1 • PLANNING A N t) ONi N G D Ls P A R T M I. N .I YitI—API'I.IC?_II C)N DI SIGN RI(VI 0asv.1N?t'.N'rs CLASS It SP1_t_in€. F'r.rt��["r THE MILE (KEY CORAL WAY CONDO) 3622 CORAL WAY 2-8-2005 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 committee appreciates the revised proposal, which responds to the majority of the comments which were addressed in the previous set of comments for this project. However, the committee cannot provide a complete design review of the proposal because of the following code issues which may effect the design of the project: 1. The project as proposed exceeds the allowable FAR for the site. The project data table indicates that the maximum FAR allowed on the site, including the affordable housing bonus is 106,425 SF, while 180,122 SF is being proposed. Confirm the FAR calculation with the Zoning Department, including verifying which areas of the building are being included in the FAR total, and revise the project to comply with the FAR limit. 2. Confirm the dimension and turning radius requirements of the loading bays with the Zoning and Public Works Departments. One of the building columns will need to be adjusted in order for the loading maneuvering to occur as shown in the ground level plan. 3. Confirm the upper level height setbacks with the Zoning Department. 4. Confirm the project's parking requirements, and include the required spaces for the retail square footage, as well as for the residential units. Context The revised massing of the proposal more appropriately responds to the site context than the previous drawings submitted for review. The shifting of the tower towards Coral Way and away from the low -scale residential district to the south is appropriate. Site Plan/Vehicular Access • The provision of only one curb cut for the enure project, with no curb cuts provided along SW 22"d Terrace, is appropriate. Architecture • The south and north elevations are appropriate, as they provide a good amount of glass, articulation and variety within the facades, • Consider the provision of an arcade along Coral Way. Under the newly revised SD-23 ordinance, arcades may be built to the property line in this district. 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. • The provision of townhouse units along SW 22" Terrace is appropriate. However, provide the units with an elevated floor level (at least 3' above the sidewalk height) allowing for individual steps and stoops, to create an appearance more in keeping with the townhouse typology. • Since the east and west garage elevations remain visible from the abutting properties, consider providing more architectural design features to the exposed garage portions. The garage portion of the elevations shall be articulated so that vehicles are completely hidden from public view. Landscaping • Provide a cornplete tree survey including species, height, diameter and spread. Include all trees in the rights -of -way. Proposed curb cuts may not interfere with any trees in the right-of-way along Coral Way, or a public hearing before the Historic and Environmental Preservation Board will be required, as Coral Way is a designated Scenic Transportation Corridor. 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.