HomeMy WebLinkAboutPre-Application Design Review CommentsC I T Y 0 F NI 1 A M
PLANNEN Cr DEP ARTMENT
PRE-APPL!CATtON DESIGN REVIEW COtvfNENTS
MAJOR USE SPECIAL PERMIT
1490 B ISCAYNE
(FKA 1400 B ISCAYNE)
1400 BISCAYNE BOULEVARD
NET DISTRICT: DOWNTOWN
11-1?-2005
City of Miami Vision Statement: To Be an International City which Embodies Diversity, Economic Gpportunitv, Effective Customer
Service and a Ili h!y RatedQualit or Lift"
COMMENTS:
The following comments were generated following the UDRB meeting on November 16, 2005 representing the
Planning Department and LUDAB member's conditions for Major Use Special Permit approval. The City of Miami
strives to achieve diverse pedestrian -friendly distinct neighborhoods, promote transit connections, and provide
contextual, safe, and comfortable buildings, blocks, streets, and parks that contribute to a prosperous city for all
residents to enjoy.
FAR
• Provide more details explaining the FAR calculations for this project.
Architecture/Urban Design
• Please provide a perspective or rendering along NE 15th Street so that the committee can better understand the
public realm's relationship to the building, landscape, fountains and Metro -Mover overhead
• The vehicular drop-off on NE 15th Street interrupts the pedestrian realm along NE 15`h Street. Mimrnize its
impact by providing continuous pavers across the entire public right of way and ramp the entrances to the
sidewalk allowing a 12' minimum flat sidewalk space across each entrance.
• The stairwell located on the corner of Biscayne Boulevard and NE 15'h Street seems to interrupt the cafe space
and is not suitable for a prominent corner location.
• Please provide a detailed color enlarged view of a typical portion of the building including railings, windows,
doors, building skin, etc. labeling all materials, colors, designs incorporated, etc.
• Please provide a detailed color enlarged view of the treatment to be provided along the NW building corner
facing NE 15th Street to hide the loading docks within the ground floor. Please consider using a human scaled,
local material that matches other areas in the building. (A suggestion was to include using oolitic limestone
diamonds for the wall surface and raised planters/ fountains. This will complement the PAC pavers specified
for these areas which are earth tone shell aggregate.)
• Please provide a detailed color enlarged view of the treatment to be provided along the western ground level
facade facing NE 2hd Avenue. Please provide details of the color, materials, design, etc for the facade, loading
dock openings/doors and garage entrance. NE 2"d Avenue will include a proposed trolley line in the future.
Please look at adding some detailing to the ground level interior wall (recessing from the street edge to the
garage entrance) visible as a blank wall for pedestrians. (ideas may include- color change contrast to street
facade, mosaic as signage to garage, scored stucco, tile or other material change, wall fountain, , etc.)
• The garage ventilation treatment is not reflected in the corresponding elevation drawings (Ex. A-1.2).
Parking/Garage
• The applicant is proposing almost double the number of parking spaces required (896 required/ 1536
provided). This condition leads to a podium structure that is extremely bulky and undercuts the principles of
quality urban design. Additionally, staff is concerned with the use of public transit land as gross lot area and
using this additional FAR and accompanying parking to undercut the use of this mass transit facility. The
parking garage, while well articulated and lined in most areas, should be reduced in size and a portion of the
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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spaces buried underground (enhances efficiency utilizing a rectilinear layout) to reduce its impact on the
surrounding streets and enhance the quality of the building's architecture to be enjoyed by everyone. (Section
605.10.3.4 of the Zoning Code allows a 10% reduction of parking spaces for any building within 600 feet of a
Metcorail or Metromover stop.)
This condition is further extrapolated by other proposed projects in the blocks adjacent to the Performing Arts Center
leading to over 8,000 proposed extra spaces cumulatively.
Using proposed SF, units, calculations-
36,689 SF retail space/ (1/1000 SF) = 37 spaces
6,851 SF cafe space/ (1/800 SF) = 9 spaces
404- 1 bedroom units * 1.0/ unit = 404 spaces
288- 2 bedroom units * 1,3/unit = 375 spaces (0.3/unit can be tandem)
158- 2 bedroom+den units 1.5/ unit = 237 spaces (0.5/ unit can be tandem)
1062 total spaces. Please revise the parking layout and spaces to reflect these values and reduce the parking impact.
This will reduce the podium by 2.75 elevated floors (6-7 floors total) and could be further reduced by installing
underground parking for the retail, cafe, visitor and handicap spaces.
Note: Underground parking is more efficient and the current site 382', 348', 40', 145', 345', 227' will allow 6 dbl. loaded
rows of parking (18.6',23',18.G') oriented N/S and perimeter parking containing a total of 308 spaces per level without
tandem spaces. Compared to the proposed layout of 160/52 or 141/31 (single/tandem) the underground system is 33%
or 45% more efficient without using tandem (tandem would significantly raise the efficiency greater). Please include all
tandem spaces in your total calculations. Tandem or vertical lift spaces are appropriate for 2 bedroom units.
• The committee is concerned with the treatment of the NE 1 5`h Street elevation of the garage. It is important
that this facade reflect the vibrancy of the developing area, Provide habitable liner units on as many1evels of
the garage podium fronting NE 15th Street as possible, and provide material samples and precedent
photographs of the architectural treatment of the garage on the second through fourth levels, including the
"perforated metal panels" and the "fiber optic lighting" depicted on sheet A2.1B.
• The vertical circulation of the garage is unclear between the ground and second floor. (The location of the
ramp is along the southern edge on the ground floor, however there is no ramp on the second floor in this
location.) Please revise to allow both vertical circulation to upper and basement levels.
• Provide further information on the "perforated panel details" used on the North elevation of the garage (see
sheet A2.1B)
Streetscape
• As previously mentioned, NE 15'h Street is a major thoroughfare/ connection to the Venetian Causeway, and
the south side of the project along NE 14t5 Street fronts the Performing Arts Center. Special attention shall be
given to the design, landscaping, materials and pedestrian environment of both streets.
• rlll right-of-way improvements along Biscayne Boulevard must be consistent with FDOT improvements north
of NE 14'h Street. The Department agrees with parallel parking on the Boulevard and supports this idea,
however it is not identified in the FDOT Biscayne Boulevard street section. Please coordinate with FDOT.
• Provide sidewalks of at least 12' width in order to accommodate active street life.
• Please provide typical details of a water feature incorporating urban low seating walls and composed of similar
materials throughout each. Please consider oolitic limestone or granite or other natural material.
• Please consult Mr. Frank Rollason (305) 679-6800, Performing Arts and Entertainment District CRA Director
to coordinate the streetscape planting, lighting, paver surface, dimensions, etc. with the Zyscovich streetscape
guidelines.
• Submit a detailed landscape plan that specifies th.e 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 specifications.
• The City of Miami has a tree removal application form and instructions that will need to be acquired Please
submit a survey of existing landscape. The City uses a method of "sum of inches" diameter at breast height to
calculate replacement values vs. the county's method of sq. footage. Please refer to the City of Miami tree
protection ordinance passed January 2005 and show necessary tables/ replacement species and sizes.
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 3
Please note that the Planning Department reviews Special Perrot 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 rnaking 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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