HomeMy WebLinkAboutIDRC Comments (4.18.06)0 F M 1 A
PLANNINC, DEP RTMMEN T
PRE -.APPLICATION DESIGN REVIEV; COMMENTS
MAJOR USE: SPECIAL, PERMIT
1770 N ORTII BAYSHORE DRIVE
1770 NOR'fi 1 BAYSIVITRE DR]. vE
NET DISTRICT: ED G EWA TE R
04-18-06
City of Miami Vision Statement:: 'To Be an International City which .Embodies Diversity, Economic Opportuni(y, .Efictive Customer
..rerpia and a High6, Rated .,(21«dity
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. These 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.
Alley Closure
• Continue to work with the Planning Department towards an appropriate public benefit for this project.
Context/Urban Design
• NE 185 Street is a primary pedestrian connection between Margaret Pace Park and Biscayne Boulevard. In
accordance with the development: of NE 180 Street as a pedestrian connection, the proposed vehicular drop-
off along, NE 18th Street is unacceptable. Eliminate this drop-off and minimize the resulting interruption in the
building frontage.
• The required 21of stairs to access the budding lobby off of 181 Street is acceptable. Push this terraced
entrance forward to meet the sidewalk in order to increase pedestrian connections with the building lobby.
• The corner of North Bayshore Drive and NE 181 Street plays a prominent role in the urban fabric and high
expectations are held for its design. The proposed spandrel glass and 24" stone base along the ground floor of
the building, while more visually pleasing, does little to improve the relationship between the retail and lobby
space of the building and the sidewalk lev:el. Provide terraced steps, like those at the southern side of the
Bayshore Drive frontage, at the corner of North Bayshore Drive and NE 18th Street, in order to provide
greater pedestrian access to the retail spaces.
Parking Garage/Loading
• The proposed parking for this project: is 200 spaces over the required parking for this site. Consider reducing
the parking to the minimum required,
• Confirm the loading dimensions and turning: radius requirements with the Public Works Department in order
to verify the feasibility of die proposed loading arrangement.
• Confirm all parking slopes and standards with the Public Works Department.
Architecture/Materials
• Please include a clear indication of what type of materials are being proposed for all four elevations of the
budding, including windows, balconies, and garage screening, materials. This information can be submitted as a
labeled color rendering. Material samples and precedent photographs are encouraged.
• Ensure that the building complies with Miami -Dade County Ordinance 04-203, Section 33-335. This states
that all building heights reviewed by the Dade County Aviation Department in accordance with the "Airport
Height Zoning .Area Map for Nitiam.i International .Airport."
• The height of the structure. (to the highest point including any architectural treatments) shall be indicated in
both IC,\71) and in above grade formats.
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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Pedestrian Realm
• The committee appreciates the articulation of the street wall with spandrel glass and a 24" stone base in order
to rechice the impact of a blank wall uu the pedestrian realm. Supplement this facade treatment with additional
stepped entrances to the building along the length NE 18' Street and North Bayshorc Drive in order to better
activate the street and provide a stronger connection between the ground floor of the building; and the
sidewalk.
Landscape/Streetscape
• Continue to develop the landscape plan.
The Planning Department reserves the right to comment further on the project as details and/or explanations are
provided and may revise previous corntncnts based on this additional information.
Please note that the Planning Department reviews Special Permit proprisals 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.
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