18-story residential tower seen as Design District gateway

A developer has plans to construct a multi-family residential tower with enough commercial space to accommodate a grocery store at 3600 Biscayne Blvd.

The developer is 3600 Biscayne JV OZNF LLC, the owner of the properties at 3600 Biscayne Blvd. and 221 NE 36th St. The owner is an affiliate of Pacific Star Capital LLC.

The project is planned for a busy area where Edgewater, Midtown and the Miami Design District meet.

The city’s Urban Development Review Board is recommending conditional approval of the project.

The new building is to include 18 stories with 175 dwellings and 36,682 square feet of commercial space including one 26,386-square-foot space designed for larger format retail, such as a grocery store. The parking podium levels can handle up to 366 vehicles.

Attorney Edward Martos, representing the developer, said the property is a 1.17-acre parcel that stands out for its location.

In a letter to the city he wrote, “It sits at the intersection of three of Miami’s most vibrant neighborhoods – the Design District immediately north, Edgewater immediately south, and Midtown southwest of the site.

“Fronting Biscayne Boulevard and I-195, the property also offers immediate access to the beaches, the Health District and Miami International Airport, and to Downtown Miami,” wrote Mr. Martos.

The developer is requesting waivers of the Miami 21 zoning code that if approved would allow:

■Parking to extend into the second layer above the first story along Biscayne Boulevard and Northeast 36th Street with an art or glass treatment, of a design approved by the planning director and UDRB, provided for 100% of that portion of the pedestal façade.

■Vehicular access along a principal frontage (Northeast 36th Street) where only principal frontages are available.

■Up to 88% lot coverage where 80% is permitted (plans propose 87.3%); reduce aisle width from the required 23 feet to up to 20.7 feet (plans propose 22 feet); increase floorplate length above the eighth story from 180 feet to up to 198 feet (plans propose 184 feet); reduce the interior side (west) setback above the eighth story from 30 feet to up to 27 feet (plans propose 27 feet 1 inch); and reduce 70% build-to frontage requirement along Northeast 36th Street from 70% to 63% (plans propose 63.3% or 164 feet).

Project architect Alfonso Jurado told the board the site plan provides a park on the western edge for building residents, including a dog park and run, with access from the residential lobby.

He spoke of the work to create the art element for the screening of the garage.

He said, “The articulation of the screen is important. We thought a lot about it and chose as a solution a series of aluminum tubes to create a pattern, 3D and relief. Additional mesh behind the tubes will obscure visibility into the garage,” said Mr. Jurado.

Acting Chairman Robert Behar asked the developer to address items reported by city staff including: lack of cohesiveness of the podium with the tower; pedestrian realm on the south elevation; residential entry in south elevation; and the screen includes a business ID.

Mr. Jurado said the address of the building was to be carved into the garage screening but has been removed.

Mr. Behar said the vocabulary of the podium and the tower are two different articulations.

Mr. Jurado said, “We tried to link (the podium and tower) with materials, like wood in the balconies … the tower has a more subdued reading to it.”

Board member Ligia Ines Labrada said, “I did find that the project overall seemed a little bit disjointed.” Of a planned plaza she said, “I didn’t see it as a plaza.”

Ms. Labada added, “The materiality, I like the exposed concrete.”

She agreed with others about the podium and the tower, stating, “We’re looking at two separate projects.”

Board member Gia Zapattini said, “I personally think that it’s very important that you tie the materiality of the (podium) screening to the rest of the building, and if not, it’s going to really appear disjointed.”

She said, “I like the screening, I think it’s very modern. I like the materiality, the concrete, the colors. It’s very nice.”

Ms. Zapattini said, “I don’t understand the retail space on the second floor and the fifth floor.”

Mr. Martos said the commercial space on the fifth floor might be a restaurant or a gym, and the developer is leaning toward a gym.

Board members noted an open area leading to that fifth floor commercial space and suggested the pathway be covered.

The architect said the space could be covered.

Board member Anthony Tzamtzis suggested design changes to the tower to make it more compatible with the podium.

He said, “It seems that if you articulate the tower a little bit, change the position of balconies to avoid this monotonous line, you’d be much more in harmony with your podium.”

Mr. Jurado responded, “Yes. We can look at that.”

Mr. Behar said, “You started your presentation saying this is a very important location. I’m going to hold you to that because a lot of the things brought up (suggestions by the board) will make this project that much better.”

Mr. Behar added, “What I find odd is that the articulation of the tower is so drastically different from the podium. And I think we all feel that way.”

Mr. Martos said the developer agrees with all the conditions, including consideration of ways to make the tower and podium more harmonious.

The motion to recommend approval includes several conditions: The developer revisit the corner entrance and make it into a prominent plaza; integrate green space more meaningfully at the ground level; get rid of a planned ramp by installing flood panels at ground floor; cover the walkway on fifth floor; and integrate (more cohesive) architectural language between tower and podium.

The vote was unanimous.