HomeMy WebLinkAboutIDRC Comments (5.9.06)0 F M i A
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P R - A P P I, I C A 'I' ION DkSION RivItw(uMMINIS
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CITY SQUARE
1431-1451 NORTH BAYSHORE 1)RI VE
N iI DISTRICT: DOWNTOWN
05-09-06
City of Miami 'Vision Statement: 'To Be an International City which Embodies Diversity, Economic Opportunity, (live Customer
Sernice and a Highly lUed Quality of Lift"
COMMENTS:
The following comments represent the unified vision of the Pre -Application Design Review Committee, which consists
of all staff members in the Urban Design and Land Development Divisions. 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 1 prosperous city for all residents to enjoy.
"The application package is missing critical items, marked in bold below. The applicant may not proceed to the UDRB
until these items are submitted to the Pre -Application Design Review Committee. All other comments may be
addressed as conditions of the Major Use Special Permit.
Urban Design/Context
• While the committee appreciates the applicant's attempts to develop the project with ground floor retail liner
and streetscaping, the project 'as proposed still consists of a superblock that internalizes most activity within
private corridor and elevated walkways. These areas are incorporated into the mass of the complex., thus
drawing activity off of the street, and they do little to promote a diverse and lively urban environment.
Shoppers will have little need to reach the public street level and engage with the revitalized Arts District,
• As stated previously, develop NE 14th Street as a "public" street to provide for the highest level of connectivity
with neighboring CR;\ areas and future connectivity with the waterfront. We understand that the current
segment of Nfi; .14th Street between Bayshore and Herald 'Plaza Drive is not public right of way, but we urge
the project to develop the area as a fully operational public street with a seamless connection to the existing city
street grid. ',this would include that the street be fully open to the sky, open to typical vehicular traffic, and be
developed at street level with a high percentage of active uses that promote pedestrian activity.
• As previously stated, chamfer the southwest corner of the building to respond to the existing urban form
(Performing Arts Center) developed at the intersection of NE Bayshore and NE .13h Street. This edge does not
react to the surrounding properties.
• As previously stated, consider parallel parking on all exterior streets.
• Confirm the design and implementation of the circular plaza on Bayshore Drive with the Public Works
.Deparanent.
• Provide dimensions of all vehicular entries and curb cuts in this project.
Architecture
• While the committee appreciates the developments in the massing and materials of the project, the arch. tectural
treatment continues to bear little relationship to the human scale. It presents a superblock of 100' tall blank
walls along all sides of two critical blocks within the Performing Arts District, and is unacceptable.
• The proposed facade solution, consisting of large panels which vary slightly in height, setback, and material,
while an improvement over the original submittal of the project (09-27-2005) continues to be unacceptable.
These panels continue to be out of scale with the pedestrian environment that is envisioned for the Performing
Arts Center. Their dimensions, which vary from 100'x30' to 1.00'x120', are too large and dominate the
streetscape.
• Indicate the depth and dimensions of all facade treatment in 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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• The scale of the proposed louvers, metal panels, window openings, awnings, and other architectural
embellishment on the building is too large. 'fhese treatrnents create an unrealistic facade and an uncomfortable
pedestrian environment. Continue to develop these architectural treatments with the proper human scale.
• The vehicular ramp at the north side of the parking garage serves as an important termination to the view south
down North Bayshore Drive. Provide a more architectural solution to this moment of the building rather than
the proposed 90' tall advertisement.
Materials
• 'clic architectural treatment, consisting of large blocks of varying materials, shall be further developed to
include a wider range of materials, such as stained concrete and spandrel glass
• Provide dimensions of all facade modulations and commercial panels on the elevations, so that the
committee has a better sense of the impact of this project on the pedestrian realm.
• The proposed use of metal louvers and mesh along much of the facade of the two blocks is unacceptable.
• The committee is concerned that the metal with green lighting will appear a typical gray during the
day and will blend with the adjacent panels, creating an unbroken wall of metal that will become
monotonous.
• The metal grille. work (sheet A-3.05) consists of panels that are nearly a story high, which is unacceptable.
Reconsider the scale and articulation of these panels and consider a more humm-scale solution.
• The "Aluminum Frame with Inset Mesh Panels" (sheet A-3.04) is rendered to appear as the same
material as the "clear glazing" of the retail storefronts. Please update these renderings to accurately
depict the character of the material.
• Clarify whether the white wall depicted on sheet A-3.06 is stone cladding or scored stucco.
• The awning treatment located on the east and west facade of the building (sheet A-3.06) is nearly 20' high and
bears little relationship to the pedestrian scale of the street. Continue to refine the scale and articulation of
these awnings and consider a more human -scale solution.
• Update all plans and elevations to include the water feature depicted on sheet A-5.08, if applicable.
• Provide additional information regarding the details of the interior corridor, including the elevator,
escalator, materials, art sculpture, catwalks, roofing and railings.
Signage
• Confirm the use of large-scale advertisement panels with the Zoning Department.
• The proposed Commercial Panels on the North and 1..tist elevations of the building are out of scale with the
context and are inappropriate. The precedent example (sheet /X-3.08) depicts a panel that is around 20' high
and has a powerful impact on the pedestrian realm. The proposed panels in this project, however, will be
nearly 90' high will have an impact on the pedestrian realm that is inappropriate. Reduce the size of these
panels to be more in keeping with the human scale.
• The retail signage for the first floor (sheet A-3.05) is nearly a story high and is unacceptable. Reducethe size of
this signage to be more in keeping with the pedestrian scale. Meet with the zoning department to confirm the
size of this signage.
• 'Fhe quantity and locations of signage in the project •is excessive and does not meet current Zoning Code.
Parking Garage
• It is critical that parked cars and mechanical systems within the garage be hidden from view. Provide
details of the materials proposed to cover the garage openings, and indicate how all vehicles and
mechanical systems within the garage will be concealed from view. Include wall sections and
precedent photographs so that the committee can better understand the garage treatment.
• ..Provide architectural treatment or a rooftop garden on thetop floor of the parking garage, as it will be highly
visible from the surrounding high-rise buildings. In particular, ensure that all cars on the top level of the garage
will be hidden from view from above.
• Consider lining the second floor of the parking garage with office space along Bayshore Drive, and if possible,
Flerald Plaza.
• Consider providing second floor retail liner along the interior street. This will create a more dynamic and active
retail space, and will enhance the experience of the interior street.
• Reduce the width of the truck loading entrance and exit to the minimum permitted by zoning. Detail these
entrances and exits so that the building frontage, streetscape, and pedestrian realm of the sidewalk are as
continuous as possible.
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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Provide additional details of the treatment of the loading space located off of 1-lerald Plaza. If possible, this
loading space should be relocated so that Herald Plaza has a more continuous pedestrian realm.
Landscape/ Pedestrian Realm
• All landscaping and streetscaping must conform to the Performing Arts Center and the Omni
streetscape guidelines, and should reflect the existing streetscape improvements that are located in
the right of way. The proposal to match the pavings of the Performing Arts Center is unacceptable.
Please consult Mr. Frank Rollason (305) 679-6800, for more information.
• Provide shade trees and landscaping along Herald Plaza in the saline manner as proposed along North Bayshore
Drive.
• .Articulate the pedestrian sidewalk to give dominance to the pedestrian realm over the vehicular areas. Achieve
this by providing a sidewalk with a consistent pattern and height that continues across vehicular areas. Vehicles
shall rise to the sidewalk. level with ramping beginning at the outer edge of the curb, with the ramp slope being
the maximum allowed by Public Works. As part of your details and materials sheet in the final submittal,
please include a detail of this vehicular ramping.
• Clarify whether the planters at the bases of the columns and in the facade openings, depicted on sheet A-3.04
and A-5.05, will be included in the landscape plan for the site.
• 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.
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. This package is currently considered
incomplete and comments are preliminary.
- 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 requirements of the
other sections such as Building, Mechanical, Public Works, Zoning, etc.
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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