Urban Development Review Board - Regular Meeting

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My name is Carmen Ayala, I am one of the owners of The Collection Perfumes and we are here on 20th Street in the Alapata area where we have opened our perfume store. We are majoristas and we are also of such. We sell everything that is French brand perfumery. We also have niche perfumery, which are high-end perfumes. And now we are also very much into Arab perfumes, which is what is in trend at the moment. Since we arrived in this country, we have been residing here, but we decided to stay here because it seems to me that this is the area where the majorities are, and it is an access to both tourists and regular people who can buy for their personal use. Initially, this business was the idea of ​​a friend. She proposed the option of the business and I said yes. Currently, my husband and I are in charge of the store. It is something that we are passionate about, every day learning more. Yo me visualizo más inmenso, con mayor capacidad, cada día creciendo, tanto en personal como en productos y, ¿por qué no?, en una sucursal también.

you Thank you. you

Any person with a lobbyist pursuant to Chapter 2, Article 6 of the City Code must register with the city clerk and comply with related city requirements for lobbyists before appearing before the Urban Development Review Board. A person may not lobby a city official, board member, or staff member until registering. A copy of the code section about livers is available in the city clerk's office and online on municode.com. The agenda for this meeting and materials for the items on the agenda were published and made available to the board in advance of the meeting. The materials are also available online at miamigov.com. Please silence all cell phones and other noise-making devices. Any person with a disability requiring assistance, auxiliary aids, or services for this meeting may notify the board liaison. Any person may be heard by the board through the chair in pursuant to the published notice for not more than two minutes on any proposition before the board unless modified by the chair. When addressing the board, the member of the public must first state his or her name, address, and what item will be spoken about. When the board takes action or votes on any proposition, it shall do so by a roll call vote to be recorded and included in the record. Please note, board members may have generally been briefed by city staff on items on today's agenda. The meeting can be viewed live on Miami TV, miamigov.com slash TV, and on Comcast Channel 77. addition to comments provided here at city hall the public may submit comments via the city's online comment form the comments submitted through the comment form if any were distributed to the board members and city administration throughout the day so that the board considered can consider them prior to taking any action additionally the online comment form will remain open during the meeting to accept comments and distribute to the board members up until the chairperson closes public comment all comments received will be included in the public record of the meeting These public comment options established and provided for this meeting comply with Section 286.0114 of the Florida Statutes. Members, are you comfortable with all the notice provisions set forth in these uniform rules and procedures we have established for this meeting?

Yes.

Thank you.

We would please stand for Pledge of Allegiance. I'd like to call the meeting to order. It's 2.05. Please do roll call.

Member Behar. Member Gallardo. Here. Member Lewis.

Yes, present.

Member Perez-Azura. Here. Member Pramui, members Amstis, members Zapatini. Chair Labrada.

Present.

Vice Chair Barrera.

Do we have any requests for absence waivers?

Yes, we do. Member Perez-Azua, Member Pramui, and Member Zamstis all requested absence waivers.

Can we make a motion to approve last month's meeting minutes?

I second the motion.

Yes, I'll make them, did you make it? Or are you second? Make the motion. I'll make the motion to approve last meeting's minutes. I second the motion. Okay.

Meeting approved.

Madam Chair.

Yes.

We need also have a motion for the absent waivers.

Yes.

Second.

Someone needs to make the motion.

Motion to approve. I second the motion.

Member Gallardo?

Yes. Thank you.

Member Lewis?

Yes.

Chair Labrada?

Yes.

Motion of acceptance of waiver approved. Thank you.

We still need to vote on the meeting minutes. Yes, ma'am. So we can start again. Okay.

Member Gerlada? Yes. Member Lewis? Yes. Chair LaBrada?

Yes.

Minutes approved.

Thank you. Do we have any online public comments?

No, ma'am.

Please close them.

Thank you.

Thank you.

All right. I think we're ready for first item.

Item number one, minute track 18013, PZ2317311, property address 280 Northeast 34th Street, project name 3350, Biscayne Live Local Act location, Edgewater. Transit zone, T6-36A-0. Square footage, 752,802 square feet. Number of stories, 47. Residential units, 499. Commercial space, 5,555 square feet. Parking spaces, 620. Application type, waiver. Waiver pursuant to Article 4, Table 4 of Miami-21 to permit up to 30% parking reduction for properties located within a transit corridor area and within an opportunity zone. UDRB requirement pursuant to Article 7, Section 7.1.1.2.1.0, the project is seized 200,000 square feet.

Thank you. Good afternoon, Board.

Just one quick note. They just handed you updated drawings that were not included in the original package that was sent out, as well as the boards that are in front of you. Yeah, everyone has a copy, correct, on the committee?

We have a copy, yes.

Correct. Thank you very much. It's great to see you all again today. Good afternoon, board. Good afternoon, Madam Chair. Carlos Lago and Carlos Diaz with offices at 333 Southeast 2nd Avenue on behalf of the applicant, the Tulip Developments. We're excited to present you today with 3350 Biscayne. We're joined today by project architect, Coby Karp, who's gonna walk you through the plans and the project. I'm gonna start by introducing the property. The site is just under an acre in size and is located at the intersection of Biscayne Boulevard and Northeast 34th Street between Edgewater and Midtown. The property is surrounded by a mix of hotel, residential, office, and commercial uses along the Biscayne Boulevard Commercial Corridor. While Edgewater to the east and Midtown to the west have seen significant new development in recent years, this particular stretch of Biscayne Boulevard has not seen a lot of new development, which is evidenced by the numerous vacant lots in the area. This area today has limited pedestrian infrastructure and broken sidewalks with narrow narrow walkways, limited shade, and few active frontages along this portion of the corridor. The property is currently vacant and underutilized, providing an ideal opportunity for infill development and activation, which will better connect Edgewater and Midtown. So I'm going to introduce you to the project. The project is a 47-story mixed-use tower with 499 residential units and ground floor retail. project is participating in the live local act with 200 units that will be dedicated to affordable housing this will deliver much needed affordable housing to the urban core with immediate access to public transit and proximity to major employment center retail destinations where affordability is most critical and most needed The design emphasizes the pedestrian realm featuring shaded sidewalks, landscaping, active frontages, and a fully lined garage with glass and habitable uses along Biscayne Boulevard that wraps around the building to Northeast 34th Street. Although the project utilizes the Live Local Act, the project's height of 47 stories is well below the maximum height of 60 stories that's permitted under Miami 21. The project is an example of how good design and affordable housing can coexist, transforming a vacant lot into a vibrant, walkable urban space that contributes to the Biscayne corridor. The project will further improve this area by introducing over 5,500 square feet of ground floor retail, bringing activity and energy back to this segment of Biscayne Boulevard. The project fully complies with all the requirements of Miami 21. We're only requesting a single waiver for a 30% parking reduction, which is expressly permitted for properties that are located within a transit corridor and are also in an opportunity zone, which this property is. With that, I'm going to turn this over to Kobe so that he can walk you through the project, and we'll remain to answer any questions you may have. Thank you.

Hi, good afternoon. My name is Kobe Karp, 571 Northwest 28th Street. Thank you so much for being here this afternoon. As was mentioned, this is a unique project. As you can see, we have an opportunity not only to be part of Biscayne Boulevard, but also next door is where the AC Hotel is. So we have a variety of uses. We also have a very nice historic building to the south of us. And so we have the standalone building with a liner facing Biscayne Boulevard. As you can see, I brought a sample material board. If you would allow me, I'll pass it around just to give you an idea of the materials. The developer, Tulip, they're here. They have built quite a lot around the world and in the USA. So they are very heavily involved in the project with us. And specifically, what they're looking to do is create a destination second to none on Biscayne Boulevard to have a mixed-use building. So we have at the ground level, as you can see on the plans, the commercial use. We wrap the corner, and we have the lobbies. Furthermore, we also have the liner of the residences facing Biscayne and wrapping the corner. And then we have amenity areas on top of the roof and also on top of the pedestal. As you can see in your package, it's pretty well detailed. I don't want to bore you too much, right? But I'll just give you a brief example of some of the details that we have ongoing in the project. As was mentioned, the height in this location can be substantially higher. The developer decided not to maximize the height. They decided to maximize the Mix use, which is the residential here, the commercial wrapping around, the entry to the lobbies on the side street, and the loading tucked in all the way back here, ramps up in the back, and then the loading is tucked in right here. Gracious drop off on the inside, beautiful landscaping, trees all the way around with landscaping and seating, as well as the potential here for some kind of a commercial. Right now we're looking at a yoga exercise area. And this is the concept. I don't want to dwell on it because I think you can see from the renderings that are developed on it, they really got involved into the details of it. We have a beautiful amenity area on the roof as well as on top of the parking. So with that, if you have any questions or suggestions, happy to answer them. Thank you so much for your time.

Thank you. Mr. Gallardo, would you like to start?

First of all, I like the building. It looks very slick, very sensual. I think you've broken the building into very simple elements that makes it very kind of light and very attractive. It's a very... I think you... You kind of united the top and the base very nicely in very smooth transition, very attractive. My only question has to do with the parking. Can you kind of explain that? Because I'm not sure if I understand. There's really just no parking requirement, but you guys are putting some parking.

So this property is located in a transit corridor, which is an area that's been identified and designated by the city that is served by mass transit, is uniquely served by mass transit. It's also an opportunity zone. So it's eligible for a 30% parking reduction. But we have 499 units, but we have 620 spaces that we're providing. So even with the reduction, we're still providing more than enough parking.

So you have parking for each unit, is what you're saying?

Yes, yes, more than one.

Okay, I like the way the drop-off, I like the... Yeah, me too. Basically everything that you've done, I think there's nothing for me to criticize. I just had the question with the parking. And something in your letter or something mentioned something about you had to go at the building permit regarding some benefit to the city or something like that, which I don't understand.

Yeah, that's correct. We are participating in the benefit program for some additional, for the additional, I think it's 11 stories of bonus. So we're going to be making a contribution to the public benefits trust fund by building permit. Thank you.

Very good presentation. Thank you.

Thank you very much, Mr. Gallardo.

Mr. Lewis.

Thank you again, Kobi, for working out this site with a comparable project. I think there's a little... More taming of the podium to tower that I would have preferred. I'd like to see that tower come down into the architecture of the podium. So it's a little more traditional in that regard, but definitely well worked out. You have not taken any time to give us an overview of your concepts for the facades. I'd appreciate a moment there. If you could just give me your intentions.

It'll be my pleasure. Yeah, what happened is that the facade, the context of the neighboring buildings have this facade geometries. So we picked that up all the way around. As we ascended up, what we saw is many of the buildings in the neighborhood, former and so forth, have a geometry onto them. So we picked up on that geometry and said, but let's do something more feminine and more... delicate rather than strong masculine geometries. So we studied it both ways. And that's how also the frames in here came copper and curved. So the balconies are curved and the shape of the building is a bit more curved. And that's where it came from. That's the inspiration. Thank you.

Okay, so the vertical strips of glass and those dual with the balconies. I appreciate the articulation in the vertical dimension as opposed to just a simple extruded plan. That's very contemporary and appropriate. Thank you. Thank you. I wanted to ask you on your detailed page, all your rendered façade pages, A125, A20, yeah, starting at A25, 26, 27. We used to enjoy doing it this way as well, where you have your façade materials and references on each page, and eventually the planning department came back and said, no, we'd rather have you give us one full page of material that's larger and, you know, for the next one. That's just a suggestion to you that actually works out. That way, if you change one, you don't have to change all.

Member Lewis, please speak into the mic.

Exactly. Thank you. I got you. This is just an architect to architect moment. You have a nice detailed impact glass resistant balcony railing detail and it looks like you've got an intention to do a metal recessed channel on the outside of every slab edge. Yes. Is that correct?

Yes, sir.

Because I don't see that articulated in the renderings at all. Is there anywhere I can see that other than here? Because that's a great detail, but it comes with a price. And I didn't know if you were intending to do that or it was just to show the glass frameless railing.

I'm showing it as the glass frame and railing. Did you see what I mean? Yeah. And on the renderings, we're showing it because we like the reveal, right? So that's what we're looking at.

Yeah.

Yeah. We have a value engineering company. We're also a company working on it right now. So hopefully they'll let me keep it. Yes, sir. Thank you.

It's nice to fill out the block with your own projects, isn't it?

I didn't do it. Carlos did everything. I'm just a hood ornament. Yeah.

But he gets to continue that design. I think you're right. Yes.

No, hence the modulation. Yes, sir. Yeah. Yes, that's right. So there's some contextualism going on.

Thank you.

And then on your kind of suitcase handles up on the roof there, are you screening or trying to?

Yeah, we're looking to use that.

Celebrate up there a little bit differently.

Correct.

Thank you.

You didn't mention that.

Thank you.

That would be interesting. Yeah. Yeah, because we have the same thing.

I just like to enjoy looking at all your renderings.

Thank you. We have it also on the AC. Next door we have that framing.

You may be able to zip line along the bottom of those into the pool.

Thank you. Okay, thank you so much.

I'll support the project. Thank you.

Thank you. I think this tower, what you've done with the balconies is wonderful. I love how you accentuated the corners. I would have loved to have seen you bring that down somehow with some vocabulary. I like that your balconies wrap around on the corner, but I think there could have been, there's a missed opportunity to somehow relate either the rhythm and or materials to an adjacent historic building that's really right next to you, which we have very few far between along Biscayne. So, you know, I understand that you got the language and the rhythm from the building on the north side. But I think that could have been a nice homage to our city.

It's a good comment. Let me study it and let me see what I can do as well. Thank you.

But other than that, I think the circulation on the ground floor works. Just having the eyebrows around the corner on the ground floor is also important in Miami, especially to start to bring some more walkability in that area. Thank you.

Thank you so much.

Ready to make a vote?

I'll make a motion to approve as presented.

I second the motion.

Item number one, Minute Track 18018. Mover, Member Lewis. Seconder, Member Gallardo. Member Lewis? Yes. Member Gallardo? Yes. Chair Labrada? Yes. Motion passes 3-0. Congratulations. Thank you.

Thank you very much, Board. We appreciate it. Thank you very much.

Item number two, minute track number 18281, PZ 2418772, address 3055 North Miami Avenue, 2905 North Miami Avenue, 3000 Northeast 1st Avenue, 29-31-35 Northeast 29th Street. Project name, Midtown Park. Location, Midtown. Transit zone, T6-24A-0. Square footage, parcel A equals 1,068,804 and parcel B equals 30,165 square feet. Stories, towers one and four equal 48 stories. Powers 2 and 3 equal 18 stories. Residential units, 924. Commercial property, 106,651 square feet. Office space, 48,991 square feet. Parking spaces, 1,118. Application type, major use permit. Pursuant to section 627-2 that 2.3.1 of Appendix C of Miami 21. Class 2 permit pursuant to Section 627.1.15 to permit the maneuvering of trucks within the public right-of-way for the purpose of on-street loading. UDRB requirement pursuant to Article 7, Section 7.1.1.2.10. The permit exceeds 200,000 square feet. Thank you.

We ready? Good afternoon board, Brian Dombrowski, Iris Esquera on behalf of the applicant joined today by Raymond Fort with Architectonica. I want to give a little bit of context before we jump into this one. This project is in Midtown. It is the southwestern most corner of the site. You may remember this was originally slated as a Walmart site that was tied up in litigation for a few years and ultimately died. But I think we have a much better project here for you today to create kind of the continuation of Midtown. Midtown is one of the cities Best neighborhoods, I have a lot of friends that live there. They would not live anywhere else in Miami. It's the one place where you can walk to a Target, you can walk to boutique shops, you can walk to dinner, all without ever having to move your car. It's a real live, work, and play neighborhood. You can see in the center image there, this site kind of is the large vacant site, and then it has kind of two little fangs that come down to hit 29th Street, kind of getting ready for Halloween with its vampire fangs there around that site. So that little piece is excluded, so it kind of wraps around that. Like I said, it is the southwestern most piece of Midtown. um this is a major use special permit you guys probably haven't heard that term in 15 or so years when they abandoned zoning ordinance 11 000 but midtown does have a carryover with the sd 27.2 here on the west so just walk through a couple of the numbers for the project before i turn it over to ray this is 924 residential units just over a million square feet of far We've got about 63% of lot coverage, 18% open space. And when Ray gets into his design, you'll see how the project is oriented towards Midtown Boulevard, which is the easternmost street, while also respecting the westernmost, which is North Miami Avenue. And the height will transition at 300 feet towards the interior of Midtown, down to 200 feet. Those are the regulations in the SC-27. These were done at a time when Wynwood, Wynwood-Norte weren't even thought of. And so you transition down in height to those areas which now are providing similar height. So we have 1,300 parking spaces required, 1,300 provided on site. We also have an easement in the garage directly to the north of us for an additional 200 spaces. With that, I'm gonna turn it, oh, one other thing. It is a two-phase project. So the northern half, the first two towers are going to come in. The second half is gonna be an active recreational use on the south side. It's gonna be an interim paddle court use, which will get incorporated into the project when the second phase comes in. So with that, I'm gonna turn it over to Ray to walk you through the design.

I just wanted to clarify, have you clarify for us, it's a major use special permit, or you've folded it into SAP guidelines? What am I?

It is a major use special. Yeah, it's a major use special permit because we are over 400 units, and that's a requirement under SD 27.2. We also requested a class two permit in order to have our loading maneuverability on the northernmost street, which aligns with the Petco loading there. So that occurs on street, but it's limited to that center space where they're already loading.

So it's a continuation of your major use special permit under 11,000? Exactly. Okay.

Okay, great. My name is Ray Fort. I'm with Architectonica. I'm going to walk you through this project. So I think, yeah, let's do this one here. So I think, as Brian was saying, this sits at the southern end of Midtown. It is a very large site, and it's currently a vacant lot. There's nothing happening. It should be noted that this building is not part of the site plan development. when it comes to the existing street grid that was very important to us when considering the site itself. And so we have North Miami Avenue to the west and Midtown Boulevard to the east. and we have 31st to the north and 29th to the south. So 30th technically comes through the middle of the site, but we felt that we really wanted to find a way to incorporate as much open space into the project as possible. So our site plan really makes the center of the site where 30th Street would have been basically two pedestrian streets that come through between North Miami Avenue and Midtown Boulevard with a plaza on Midtown Boulevard and a low three-story building that is in the middle of that plaza that anchors it. So with that in mind, I'm going to go through a bit more detail of these plans and some context when you look at this site from Midtown Boulevard and 29th Street, it's basically sits at these prominent intersections, but nothing's really happening there. So when we get into the ground floor, and this is where we have a lot of these ideas.

So everything highlighted in pink is retail. We have over 100,000 square feet of retail on this project, and we've

put it in all the frontages, especially the cross-block passages that are occurring at that 30th Street, roughly, zone, as it relates to the street grid. We also wanted to make sure that we were concealing and placing loading and access to parking in areas that made sense to this project. Along 31st Street, there are parking entrances and there are also loading entrances with respect to the buildings that were recently completed, such as the standard residences to the north. So we consider this more of a loading and access street. So we placed the parking entrance here and then loading on either side to serve each end of the project. And we've also added a covered driveway that sits at the back of the property that is on 29th Street. And this gives us the ability to load effectively all the retail and the two buildings that you'll see later in the presentation that are on both the east and west sides. We have a large plaza This is 9,000 square feet, but it's excluding the driveway. We would like this to be a flex driveway that we can close off so that if we want to bring cars as a valet into the site, we can. We have plenty of queuing for it. But also, if it's closed off, it really becomes part of this plaza experience. And you'll see the way we've treated them as a hardscape is flush and becomes very compatible with the pedestrian experience. These are those pedestrian throughways that I mentioned previously. And they flank around this building creating almost a European width street and that proportion and scale for the retail that occurs at the ground level. We've kept that off with another plaza on North Miami Avenue. And that also signals to the pedestrian and passerbys that there's something occurring here that is pedestrian oriented. No vehicular passage through the middle. Purely pedestrian. Let's go to the next slide. As we move up in the project, we do have a second floor of retail and a second floor of amenity that lines the garage. And we've also lined the garage with residential units facing North Miami Avenue. So we've really tried to conceal the garages with active uses, not only towards the pedestrian side of the project that is internalized, but towards the primary frontages that are on the east and west sides. The only areas where you don't have it are on the interior lot lines and the frontage that has the loading and parking access points. We've also, oh, excuse me, yeah, I'm glad you pointed to that. We do have some office uses that are lining these peninsulas that are occurring at the corners of North Miami Avenue and Northeast First Avenue. As we continue to move up, some of the uses change, but we start to add in residential uses as liner along Midtown Boulevard. We actually have a very robust paddle court and paddle club that becomes the roofs of the retail and amenity spaces. The liner units continue on North Miami Avenue as well as the office spaces. Go to the next page. And then once we get above the garage we arrive to the primary amenity decks that have pools for each of the buildings and you'll notice here that this starts to define the current arrangement of buildings in which we push them to the edges of the project to be able to have as much open space in the middle as possible. This also gives us the maximum distance between towers. And it also conveniently allows us to build this as a phase where we can build the plaza and the northern tower first, and then continue to build phase two later, but deliver the public space and the tower as part of phase one. Oh, good. I thought I heard the opposite.

Sorry, the green space plaza is in phase one?

The plaza is in phase one. Okay. And the second half will be, the phase two will be activated with a paddle court use on the south side until the second phase of the project comes in. But the plaza remains in phase one.

So the paddle component. It's actually the paddle. And the paddle eventually becomes the rooftop locations that I showed you.

Makes sense.

So the rooftop location on phase one doesn't get activated until phase two.

Well, that may come in sooner, but Phase 2, when it's all completed, all the paddle courts that essentially are on the Phase 2 lot become replaced with everything on the rooftops of Phase 1 and 2. Yeah. Yeah, there you go.

The heavy lifting is Phase 1 for the plaza, amenity space, and the activities.

That's, I think, important. Essentially, these paddle courts... you'll get these paddle courts delivered in phase one.

Right.

These ones won't come online until phase two. That makes sense. But that being said, phase two will have already had many interim paddle courts in the meantime.

Okay. So the interim plan for phase two is the paddle courts. Correct. Got it. And that will be during phase one.

During phase, once phase one is completed, it will have paddle courts, just to be clear.

Right.

Also.

Also. There will be overlap. There will be overlap between the two. Okay. Okay. So then let's continue going up.

Is there any intention to animate or just keep that vacant grass land? I mean, between phase one and phase two, is there a projection of time that you have a handle on? Before construction begins at all? Yeah, I mean, just an idea.

Well, right now we're trying to activate it on the south with the pedal courts while we're going through construction and everything on the first. That's why we have that interim pedal court at grade while phase one is, if phase one sells out well and everything advances, we advance with phase two, but that's why it's kind of bifurcated. That's why it has that ground floor activation We see this as really a gateway between Wynwood and Midtown. This is actually like the missing piece between two. So we thought that Padel would be a good community sort of use and kind of activate the spot.

That's great. I like it. Thank you for the clarification. Yeah.

The paddle courts, we're probably going to start construction at the beginning of the year. Like the Padel courts are going to be first in line before while we're going through the permitting process on phase one and sales.

So I guess that's the real phase one is just the interim paddle courts in some sense. Yeah. Okay. So for the towers, each of the towers hovers between 200 and 300 units, 280 units, about 200, 200, and about 240 units. So right around the same number but all different average unit sizes between each of them. So there's a variety of types. And when we get to the upper floors, especially of tower one, which is part of phase one, I think there's more planned here, right? We have some double height spaces and penthouse floors that become evident in the facade articulation of the project and is integral to creating somewhat of a skyline effect to the building. So we have some double height spaces and some changes into how the floor plate is shaped. With that in mind, we can start looking at some of the images around. So this is an aerial view that shows you the open space in the middle with the retail pavilion to our 1, 2, 3, and 4. Phase 1 in this case is to the right of the page. Phase 2 is to the south of the page. We have the two office buildings on these corners. And we've wanted to give some architectural variety. So we've kept the towers that are fronting Midtown Boulevard in a similar language, not identical though. And then the two back towers have two completely unique languages to them. Here's a more frontal view of what's happening there. And you'll see that we've treated the podiums with its own character that's distinct from what's happening on the upper floors. And that's consistent with what's occurring on Midtown Boulevard on the western side of the street. If we look at the standard residences and the buildings to the north of that, there is not only a step back that occurs, but an architectural language that establishes that podium level condition. So we've matched that idea. You can see it more evident here. We've chosen to do an articulated, very dark green condition combined with an off-white brick tone with double height frames. And these green elements are really actually I-beam-like in terms of how they've been formed and articulated every other floor, giving it a large opening that makes it feel very breathable and doesn't highlight the quantity of floors that are in that podium. And once we get above that level, we step back to the amenity floor and then we produce a completely different language that becomes the tower that has more of a curvilinear form responding to Midtown Boulevard with the penthouses that are clad with wood ceilings and wood soffits at the double height spaces to give this a feature at the rooftop. This is another look at the plaza. We've really wanted this to be a public space for the area. We know that there are a lot of pet owners in Midtown and we think that having a public space that is really just dedicated to pedestrians is a big part of how we think this can be integrated into the neighborhood. It's really responding to the demographic that already lives there and not just trying to put something that pushes residents out of what could potentially be a public space. So when it comes to how this feels on the ground, this is the pavilion that sits in the middle of the plaza. You can see the two residential towers in the background, completely different languages. Here we've chosen this irregular balcony format with a terracotta toned facade. Here we have a lighter tone of terracotta with corner balcony articulations. And meanwhile, we really honed in on the widths of these streets at being about 20, 25 feet apart facade to facade with a row of trees in the middle. So a slight improvement on what you might see on a typical European street that doesn't have any trees often and bring a more of a Miami flavor to that dimension. We've also included several areas for public art. If you look closely at these renderings, there's an artist that is currently manufacturing these sculptures that have essentially framed metal almost like you're drawing in sculpture format and it maintains its visibility and breathability to the site while adding an artistic gesture to what's happening around the property. This is a view looking down the southern Paseo. This is a view looking at the drop-off zone of the pavilion. Can I get the next view? This is the experience from within one of those passages. It really is intended to have that feel that is at the pedestrian level. And one of the reasons why we chose not to take the retail up the full height of the podium, but keep it at the retail height and then step it back above that so that natural light can get in. And this feels like two, three stories maximum of what we think is appropriate for this type of experience.

This is along North Miami Avenue, right?

This is along, this is perpendicular to North Miami Avenue, looking towards North Miami Avenue. And this one is looking also towards North Miami Avenue, but on the southern side.

Right, looking eastward.

Exactly. This is from North Miami Avenue, in which we have another plaza, about 6,000 square feet. But those passages that you're seeing here actually come underneath these buildings. So they terminate in a covered outdoor space and a little portico. And you can see that we wanted to give this a little bit of an identifiable language in the middle. We gave it a slight wide-angle pitched roof. And in terms of the potential F&B user that's on that second floor, we think it'll be a major draw and a potential... And we think it'll be essentially a destination for Midtown on the southern end.

Elevated food and beverage.

destination this is the new standard residences and this is a view from Midtown Boulevard looking south so this gives you a sense of how we've maintained that podium height from Midtown Boulevard and given our building its own distinct language that is complimentary we feel to the to what's happening along that street So with that in mind, I'd be glad to... Could you show us where that is, sorry, on the site plan? This view? The last one. Yeah. Can you give me one of the site plan images? Yeah, that'll work. That view is taken from here south. This building is now completed. I have a site plan. Yeah, that'll work.

You have the corner... Yeah, the corner architecture that we could look at.

This view here? Yeah. Yeah. We have this view without the building, right?

Yeah.

Perfect. So this is the same view with and without the building.

I got you.

So without the building, we articulated the quarter by wrapping that. that poured in place geometry with the brick cladding. These are actually all units here. And then we continue that pattern with the garage along 31st where we're also fronting a garage.

Yes. Can you touch a little bit on the office buildings on those peninsula?

Yeah, do we need elevations for those? Let's pull those up. They'll be good. Just hone in on that. Hone in on those. Yes, the finishes. So let me, we have all these other boards back here. Well, I'll start with the retail, because this is a good view to start with some of those discussions, is that we are using an articulated painted stucco that is vertically raked for the central building. we wanted to the storefronts to feel distinct, which is one of the reasons why we're not using just one treatment for the ground floor. So we have the green treated poured in place concrete next to the brick treatment that then alternates along those facades. Let's go to the interior elevation. And if you get the zoomed in one of these two. So for the retail component, we wanted to make sure it was varied. So we have a number of different storefront types. There we go, exactly. And it varies from essentially the rake stucco, the decorative brick, the dark gray stucco, that varies throughout. I think from your distance, you might be able to see the tonal range. You can see the green, the dark, the white, the dark, the gray, the dark, and then the white again. And then it alternates on each of those facades. When it comes to the architecture of the buildings, we use a similar material palette that is carried up. So that green, for example, carries up to the corner. The brick carries up to the podium height. and so on and so forth down the building.

When you say brick, are you talking about...

It's like a decorative brick, like a gray brick.

Make-believe, I mean... Is that like a prefab concrete or something like that, or when you say brick?

When I say brick, it's like a concrete brick tile. Like dimensionally, you know, a dimensional brick, but it's not going to be a masonry brick. a load-bearing building. This is a cladding that we use on it.

But it's masonry, it's not actual clay, the brick.

We haven't selected the final product for it, but it would likely be concrete brick that is compatible for being able to stucco it or use a cementitious adhesive to the building.

Like a thin brick veneer?

Like a brick veneer, essentially. Yeah, like a thin brick veneer. It's possible that it would be mechanically fastened, but we're studying which is the right methodology for the usage here.

In larger modules, it's not going to be masonry units. Correct. So it's important how the joints are articulated, but I think that makes sense in this application, don't you?

Okay. For the office buildings... We've carried a module that is also utilizing a grid every other floor. That's more of an enlarged view. And we've also used a gridded window that highlights more of an industrial nature. Given that we're facing Wynwood, we want to pull some of those notes into that corner here. So we respect Wynwood with the aesthetic that they have. We pull some of that, but make it a bit more contemporary. while still respecting our own module of using the double height spandrel condition with the grid that spans every other floor.

Thank you. And the materials for the office?

We're proposing a black, a charcoal-painted grid that utilizes the same detail that we are proposing on this corner. So it's essentially an I-beam-like formed concrete.

Got it, thank you.

The landscape that you're proposing is one that you're following through with?

Yeah, we have the landscape boards.

What he's showing is the office.

The actual landscape board.

Which one do you want to have?

I'm having problems with.

Making sure he doesn't swipe.

Just for example, on the plaza in the front, we're proposing an events lawn that has canopy around the perimeter. and seating underneath those canopies and making sure that the paving pattern is contiguous from what is the drop off zone to the pedestrian zone. That way when it's closed off, this really is treated as one space. The pallet, I would let the landscape architect speak more clearly to this, but it's a diverse color palette that we wanted to utilize here, given that we have a mix of shade trees, but we want to showcase also that this is a Miami project.

Right.

And bring in landscape that shows that we can hold this type of unique character.

Yeah, ornamental midsize.

Ornamental midsize, yeah. And I think just also on the landscape, this is really just showing those planting zones, We are consistent with the Midtown Boulevard streetscape master plan as well as the surrounding streetscape master plans. I think our unique condition is what happens down the middle in which that's up to us in terms of how the planting spacing occurs.

Thank you.

Do we have any comments? Mr. Lewis?

I get to start first? Great. Could you just walk me through the entrances to the lobbies and the elevator sequence? As a pedestrian, I got it as a vehicle, riding in my vehicle and up, but I just wanted to catch that one more time.

Yeah.

And I'm really in appreciation of the project and the structured approach, there's good logic, there's sensitivity to the detailing. Overall, the planning has to work first and then it doesn't get out of focus overall. So I just wanted to have you walk us through that once more.

So because we chose not to make this a mega block, It gives us the opportunity to bring the lobbies to the corners, which is actually unusual. Usually the corners are reserved for retail and we put the lobbies in board at the retail. We've actually dedicated the corners to retail that are fronting especially our Paseo zones. And the main lobby, for example, on Tower 1, does occupy a corner. We have another lobby here, here, and here. Both of these occupying corners. The parking entrances would occur...

Covered street there.

One is through the covered street. This allows for the potential of a drop-off within that zone, if needed. For the residential lobby here, we have a lay-by. And we also have the ability to use... the drop-off that comes into the site. We're showing a canopy there to have it. And then for this residential lobby, it's adjacent to one of the parking entrances. We would also utilize potentially a lay-by.

Yeah, I didn't see enough lay-by over there. I was a little worried on that side over there, but that's a smaller building.

It's a smaller building. This is one of the, it's a lower building as well. And so this one hovers at the lower end of the 200 to 300. It's around 204 units. So generally speaking, we do see this as a very walkable neighborhood once this is completed. It really is the last piece to the southern district of Midtown.

So where would you recommend, say I live in each one of those buildings, for example, the southwest corner tower, where would you recommend my colleague, friend, whomever comes to pick me up waits for me? I'm coming down. I'm going to walk out and meet them.

I would say that that would occur within our covered driveway. We have so much queuing from North Miami Avenue to Midtown Boulevard that we can bring a lot of cars into this zone.

Is that two-way?

This is two-way.

Okay. Okay.

Yeah, because North Miami Avenue has always been identified in county city planning as a lorry travel access.

Yeah, generally speaking, we want to bring things into the site. Yep. Or the drop-off. They can still use the VIP drop-off. Exactly. I think that if it really became, you know, I think that ultimately this could be used as a drop-off for the entire community. It's quite large, and it runs deep into the site. And it isn't inconceivable to have a pickup zone dedicated for the entire block at the plaza on Midtown Boulevard. And it would pull energy away from North Miami Avenue and keep it internalized to the district.

The parking for the retail clientele is a little remote. They have to know where they're going. They've got to go around the southern, again, the covered street, correct? In this zone?

Yes. The distance from North Miami Avenue is close, a bit further from Midtown Boulevard. But we don't mind that necessarily because, again, it gives us, given that we want to have the primaries off of this entrance primarily access from Midtown Boulevard, it gives us the queuing to come into the project.

In most cases, a lot of visitors are going to be using the project. There is a garage right here that we provided an actual passageway.

Yeah, that's important. We're right there in the back where the public parking is for all the retail of Midtown North, if we will, PetSmart, et cetera. And everybody knows that's the primary. There's surplus parking here. The upper north end.

And there's a core on this side as well. And the lighter pink, and we have two elevators you see, that is a crosswalk passage to get through the project.

That's like 200 feet there?

This distance overall?

Yeah. How long is that? It's like 160 feet, given that it's like a 120 plus another 40 feet of depth for the liner.

Gotcha. Okay, and then I circulate up to my upper level, my jewel centerpiece. I want to go up and cocktail up there, and I have, it looks like an elevator core, no escalators.

Here, put it away.

No escalators. Each of the residential cores will have direct access to the garage, but we've also dedicated elevators for the retail. So this bank of two elevators, this bank of two elevators, even this bank of two elevators will have access to the ground floor. You can see here where it discharges, here it discharges, and here it discharges. so that retail users can use either garage and come straight down into the public space.

How many floors of retail?

We have two floors of retail. Oh, yeah.

And then the south parking garage also serves the office, the two office buildings? Correct.

This garage is serving the office buildings. That's the ground floor you're showing us right now, right? This is the ground floor.

Where's the second floor?

This is the second floor.

So how do I get, let's say somebody goes to see the retail on the second floor. Where's the corridor, how do they access?

So we have an elevator bank here that brings you up to the second floor. And then above this level we have a bridge that connects all of the spaces.

Yeah, see pink on the top, right?

It doesn't make sense to connect that corridor through to the other side, right?

This one you're saying?

Yeah, from the ground, get to that elevator lobby from both sides.

If you go up one more level, we have that connection. So the rooftop of this building, we have a connection between the two sides of the project with the elevator bank that gives access to it.

What am I going through here?

This is like a vestibule, like an elaborate vestibule. It's labeled a clubhouse, but it's the vestibule component to it.

I just want to make it evident, right, and obvious. I was thinking on the ground level that you may want to let that lobby, that elevator or lobby go all the way through to the north, so both sides of your pedestrian street.

Oh, you're saying this one coming all the way through.

No, over there. You see where your elevator core is? Yeah.

Oh, I see. This one coming from both sides.

I find it a bit remote. You may want to consider opening it up.

Right. Yeah, I mean, I think the way we see it is if you're parking in either of these garages, you're likely going to a destination. You've got to know where you're going.

You've got to know where you're going, right? How do I get up there?

May I add something? From the retail perspective, we've spoken with all our brokers and retail tenants, and what we wanted to make sure was that those two paseos had the same level of activation. And one of them has the direct access from the public garage, and the other one has a lobby of a destination, which is the paddle club. So we wanted to create traffic on both paseos, same level because if not one storefront was going to be more expensive than the other one in terms of leasing right i gotcha but we wanted to force people basically to walk on the south paseo we forced them to go to the public club i got you the the paddle club access is through these elevators and so this becomes the destination for that floor if someone is going

to a ground floor use, whether they're coming from this elevator or this.

Yeah, you don't want to give them the shortcut. You want them to work their way around so it's all considered front. You want them to circulate around. Retail facade activation. It's a conscious decision.

Do you have a detail or an elevation or a close-up of that bridge?

Is it? I couldn't. We have a rendering of it. I think it's in one of the renderings. Yes.

Is it open or is it enclosed? It's open. It is open. The elevations are tough.

What did you say the total retail square footage is, approximately? Your retail square footage, what is it? 128. This one. And you have both loading on the north half and south half?

There's loading on both sides. From the north, you access from 32nd Street. From the south, from the private road.

We're not trying to cover these passages. So you can see the little bridge there. It has an ideal detail at the edge. Same on this side.

You can help me read this elevation here.

Yeah.

So it's that?

That's correct. That's the bridge in the background. Okay.

And your retail...

floor to floor to the second floor how tall is your ground floor retail are you planning 18 18 and that the paseo or that driveway on the south end of the of the building between the office and your south southernmost parking what's the height there

for the covered driveway that's all from east to west 18 18 also 18 clear clear 18 clear okay so i uh again wanted to underline my uh support of the organization that's what the key in the success of the project and the distribution and you know the expertise that are are here before us have the handle on that as well i want to compliment you in the the structuring and the detailing of thematically to avoid an overall just a singular style. There's a work there. It's balanced, yes, it's biaxial, it's symmetrical in many ways, and sometimes you look and ask, well, where's some more dynamism in the forms of the buildings and what have you, but you're a facade master and you prefer to work it in that degree, which I appreciate as well. So... Congratulations. Thank you. I'll support the project.

The building, the residential, there's two buildings, right, for the residential?

There's three buildings, four buildings for residential.

Four buildings for residential.

Four towers, yeah.

And they're both, I see the one right there on the yellowish, right, and the one on the left, right? Those are two, yeah, those are two buildings.

Two different distinct elevations, right? Two distinct elevations.

And what was your reasoning for that?

We felt that giving the whole project a bit more variety felt more natural and organic and it also separated the phases and also just generally we did do a twin tower similarity already on one side and it was okay to express these differently. We felt that that was a nicer gesture and I think it felt more organic to the neighborhood.

I think you've done a nice, I guess, attempt to create a community inside Midtown, because Midtown is if you walk, I walk. And to get to that open field takes quite a walk, especially on a sunny day, which is most of the days here in Florida. And I like how you kind of broke it up. It could be some places where people can just kind of rest a while and eat or drink or whatever. The internal class is very nice. You mentioned Europe and so forth, and I kind of remember some places in Europe where you have a plaza, but the plaza is not broken up in the middle. And the only thing which is just an opinion, it just seems like it's broken up, or it could have been a little bit, but I understand the development part of it to get the maximum square feet. But it would have been kind of a nicer place to even, have more of a community space, more like an open space, a children's space, or something in the middle.

Well, that's part of the, well, give me the site plan again. Well, this will work. We didn't want to put the public space in a zone that felt like it was private to this project. So we put one on the side facing Midtown Boulevard and another on the space on the side facing North Miami Avenue. That way it felt as open and inviting to anybody, not just this project. This building, being that it has the access to the paddle courts, is also drawing people in. It's telling people this is a public space as a destination. So having this be in the middle of the site, and as you correctly said, it's a very deep site, So by having that energy source or that activation in the middle and having the public spaces on the ends, I think actually maybe confirms what you're saying in terms of making sure that there's a gathering point and it's not too deep into the site and it's accepting of the rest of the neighborhood.

Yeah, I think it's great because, you know, it's the temple in the forum that's all, yeah, well, exactly, or Temple Athena Nike or what have you, or the Madeleine of Paris, and you've understood where and how the geometry works urbanistically already by the time you've reached the emerald, if you will, temple piece, and The scale of these buildings from 300 to 200 feet and the way we're terracing up really frames and sets it up and you're going to understand even more clearly as you inhabit the buildings.

I just think it's very prominent, but that's just my opinion in terms of architecture. It makes this almost like the altar. And then you get there and you have to buy something, eat something. There could be some places more friendly. But that's just my opinion. I understand the financial part of the project.

What's the width, again, of overall in the front there?

Between the two sides, I think we're at 160 feet. Over 100 feet, yeah. It's 150? Yeah, because this is 35. No, I want this.

This is 35, I think, or?

No, that's that, no, give me the site plan.

And then you're about two thirds of height to the top of your podium on either side, is that correct? Yeah. So there's plenty of daylight in there.

It's basically gonna be 140 feet, 150 feet. About 150 feet. 150.

Look, I think the way you've accomplished to break up this mega block, the crosswalks from north to south, east to west, was super responsible urbanistically. The plaza is such a gift back to the community. And I think in addition to it being a gift to the community, it's going to add value. value and foot traffic and excitement to your programming. Your layout for the program was fantastic, very thoughtful. The gateways from the way you've delineated these entrances and these porticos from the west side into the site was... It was lovely. It was great. I think you've added enough interest in language, architecturally, from one building to the other without it being overwhelming. It adds interest. It's one of my favorite projects so far. I hope that the renderings for the landscape and these mature trees that you're putting in is what you guys are going to provide. It makes a project.

It's wonderful. We agree. The terracing garden, the organic effect of that.

We agree. By having all these terrace zones with landscaping, it helps soften those edges.

Everything. I just have one suggestion that I would reconsider the paving pattern. I think the scale of the bands could be reconsidered or looked at. That's the only thing that's got a little too nervous for me.

Coral Gate was two miracle mile or two mile beach, right? The paving.

For example, I'm just not so sure. I think it's over-dimensioned the bands between the dark gray, black, and white. It's a little bit overwhelming, I think.

It's something we can study. What do you think? We can work with our landscape architecture team and look at that.

I'm fully confident you'll get it right. So I'm willing to make a motion unless you have more comments to approve as presented, taking all considerations.

I second the motion. And what are the considerations?

No, just our discussion that we had.

You need more defined?

But as presented, I recommend approval.

So without conditions.

Do you have any conditions? No conditions.

My conditions is just look over the floor and the plaza. Okay. And... I don't know if there's a way to make the central building a little bit less dominant, I guess. Let's say the feature's there, but less... I think I see a roof or something, right? An angle roof or something?

This is a roof, that's right.

If it can be something, I don't know, maybe more neutral, so kind of blend with this whole thing. I agree you have an activity there that people will be attracted to, like a magnet to it. But it seems like, I don't know, like a gable...

i'm not sure is that tell us about the roof and is that that's a metal roof and is that a skylight i see a band or is that an opening this is an opening here i got you retractable zone roof and uh but the intent was that we wanted it to feel like a pavilion at the top of the building right and so you don't really perceive that pitched roof when you're obviously up coat up close but from a distance it is intended to have You can see the little gable there, but this is where you have the club for the racket club, and it basically houses that.

But when you're on the top floors, you're looking at this, what is it, flat roof? I mean, not flat, a gable roof or something without any interest?

Well, it's only for a portion of the building. It's about a quarter of the length of the building, so it's not the entire length. and it's basically just a central zone. We felt it gave that building its own unique character, and it just felt distinct from trying to match its surroundings.

That would be my remark. Just study the roofing and maybe make it a little bit more subtle like you've done on the sides of the buildings and so forth. I don't know, something more integrated. It seems like too Parthenon-looking. But that's just something to look at in the flooring. That's my only two comments.

If I may clarify, is it to look at the materiality of the ground floor pavers and the roofing? Are those the two conditions, to look at the materials of such and work with staff to come?

Yeah, the scale of the paving and pattern. And then I think we have another comment, which is to consider... Is it a different material for the roof in the pavilion?

It just seems odd. It just seems too different from the other ones that will take more attention from the rest of the atmosphere, I think.

Because we can study the roof material between now and building permit. We'll have more of a specificity, and we'll coordinate the staff on that if you want to give us those two recommendations to work on the material of the roof and the materiality of the paving pattern, make it less, or just, I personally like it.

I keep wanting to pull the tip of the gable forward a little bit, give it a bit of a proud, yeah, both ends, and... I'd add signage, but that's just me. Charge it a bit more.

But again, that's up to you.

Okay. Do we have a second?

I second the motion.

And let's, it's probably best to withdraw it and then let's pose a new motion encapsulating all those conditions and we can kind of read off of them just to make sure it's neat.

Okay. A motion to approve. To withdraw first.

Yeah, withdraw.

To withdraw and, okay, motion to withdraw. Previous motion.

Second motion.

Yes. So we need to vote on that? Or can we just go into the reconstruction of the new motion?

New motion. You withdrew the motion. Okay. New motion, yeah.

Okay. So I make a motion to approve as presented with the two conditions to review, reconsider the scale of the paving pattern for... more harmonious relationship, and to advance the detailing of the architecture of the center pavilion.

Roof. Roof in particular.

Well, it kind of all goes together, whether it be the roof, the beanpole, the columns, the articulation, whether it's structural. There's a concern there that that could be more articulated in favor of the overall project.

I second the motion.

UDRB item two, file number 18281, mover Lewis, seconder Gallardo. Member Lewis?

Yes.

Member Gallardo? Yes. Chair LaVrada?

Yes.

Motion passed 3-0. Thank you.

Congratulations. Well done. Good job. Nice to see you, Carlo.

Beautiful presentation. I wish you had a real plaza, but that's .

Item number three, minute track ID 18283, PZ2417588, property addresses 3311 Northwest 2nd Avenue, 3327 Northwest 2nd Avenue, 182 Northwest 34th Street, 169 Northwest 33rd Street. Project name, Wynwood Park. Location, Old San Juan. Transit zone, T5-0 and T4-R. Square footage, 384,292 square feet. Stories, 36. Residential units, 293. Commercial square footage, 8,772. Office space, 1,000. Parking spaces, 196. Application type, waiver. Waiver pursuant to Appendix P, Section 4, Table 2, T5-0 for a 30% parking reduction with a transit corridor. Waiver pursuant to Appendix P, Section S, 2.2, 1.B, one additional lot coverage may be approved up to 90%. by providing micro retail spaces. Waiver pursuant to Article 5, Section 5.6.1G, front setbacks above the eighth floor, excuse me, for lots having a depth of 100 feet or less may be reduced to match the front setback of the podium for that portion of the lot where the depth is 100 feet or less. Waiver pursuant to Appendix P, Section 5.1.4B of Miami 21 to permit parking above first story to extend into the second layer beyond 50% along the primary footage where an art or glass treatment is provided. Waiver pursuant to Appendix P, Section 5.2.4A of Miami 21 to permit parking above the first story to extend into the second layer along the primary frontage where an art or glass treatment is provided. Waiver pursuant to Appendix P, Section 5.2.4.B of Miami 21 to permit parking above the first story to extend into the second layer beyond 50% along the secondary frontage where an art or glass treatment is provided may be reduced to a minimum of 20 feet. UDRB requirement pursuant to Article 7, Section 7.1.1.2.10, the project exceeds 200,000 square feet. Thank you. Good afternoon, board members.

My name is Ivo Fernandez. I'm the principal of Modus Architects. We're at 4955 Southwest 75th Avenue. I guess I'll be doing the whole presentation since I don't have a language attorney here with me. So just to piggyback on what the staff mentioned, we are located in the Windward Norte NRD2 District. The project essentially fronts Northwest 2nd Avenue and resides between 34th and 33rd Street. It sits just across the Roberto Clemente Park to the north. Our zoning designation, even though it's NRD2, we are on the front side facing 2nd Avenue. We're a T5O and the little leg of the property that kicks back to the north is a T4R. We are applying to the project, the Live Local. So this will be a workforce housing project. It is 36 stories. We are using Live Local and we're drawing from the T636, so that's within a mile. The project has 293 units. It has a combination of studios, one bedrooms and two bedrooms, almost a 50-50 mix between twos, ones and studios. The project has 190 parking spaces. we are applying a 30% parking reduction as per the NRD2 workforce housing regulations, and there will be some spaces that will be paid for through the parking fund under the NRD2 regulations. To give you a kind of an overview of the ground floor, ground floor vehicular circulation comes in off of Northwest 2nd through the alley and As per Miami 21, we're always encouraged to use the alleys as part of our accessibility into the project, as well as a driveway cut access from 33rd Street. Yeah, 33rd Street. The main lobby, in our case, sits in the center portion of the site, and we have located retail and micro retail facing Northwest 2nd Avenue and the abutting roads. with a very small secondary lobby off of the north side. We try to locate retail on the corners for higher visibility, more pedestrian activity, and obviously higher rents for our client. Second Avenue retail is going to be somewhere in the neighborhood of 5,000 to 6,000 square feet on the ground floor. The loading is all um push back with all the back of house vault rooms along the uh the western property edges of the building and then we have some convenience parking for the retail and some service areas also located to the uh south southwest corner i'm sorry southeast corner the other portion here at the right side of the property towards the west is that we have created a buffer of sorts against the t4 the adjacent t4 property and that is essentially like a We call it like a dog park or pocket park that is private to the development. As we move to the second level where the podium begins, we have lined the first layer of it with offices to hide the parking at the second layer, I'm sorry, the second floor and then the parking ramp and parking spaces begin as part the podium and you'll see here in red where that lies. Levels three, so the rest of the parking podium is split in two. The front side of it facing northwest second, I'll keep this board here. the parking podium facing northwest second half, which is the T5, extends up to the eighth floor. Whereas the podium parking that sits to the west side that's directly abutting T4 and is a T4 only goes up to the fourth level. So that's a step back from the T4. From that point on, we go to the podium, I'm sorry, to the tower. And so level nine, which is the beginning of the first residential floor plate, is also our amenities deck. And that will have outdoor amenities, indoor amenities, as well as some units lining along Northwest 2nd Avenue. And then finally, the tower element. And as you can see, the tower element gets very condensed because of the setbacks required for a building of this size in the T636 district. along with all the T4s surrounding it. So in essence, the tower is a result of what's left on the property, not necessarily a shape or form that we were looking for. Part of the setback and step-back requirements is that along Second Avenue, we have a 10-foot step-back from the eighth floor in, from the eighth story in, I'm sorry. On 33rd Avenue, on 33rd Street, we have a 30-foot step-back. And on 34th Street, we have a 20-foot step-back. So again, as you'll notice here in, the rendering there are substantial step backs all the way around the perimeter of the building above the podium and then the last floor which I don't have here shown is level 36 and level 36 is essentially a restaurant on this on the roof on the 36 level I'm not calling a roof level because it's the 36 is really the last level and it has an outdoor patio area on on that level as well for for the restaurant as well as some mechanical equipment. So as you can imagine, a building of this scale and size was a little challenging when it came to the exterior design in trying to maintain some scale and some connectability between the podium and the tower. So I want to draw first on the ground level, which is obviously the component really relates to our pedestrian activity along Northwest 2nd Avenue. And so what we did there was we tried to incorporate the second level office space with the retail on the ground floor to create a very nice higher scale pedestrian activity on that level. We extended the architecture and the vertical elements on those floors. We incorporated a new signage band in a gray tone and all. I'll tell you exactly why we did that in a second. We provided substantial glazing and we've identified all the entrances with like a stone material and I'll point that out to you now shortly on the material boards. The element or the canopy element that is above the second floor and then extends into the podium, extends outwards, undulates horizontally. and it's highlighted by wood material that we have also on the rest of the facade as well as a continuous illuminated light element following that path. When we get into the podium, we start to create, really the concept was to create a composition of interlacing horizontal ribbons of undulating corrugated metal mesh panels and then corrugated metal panels. So these panels here are basically Essentially, it'll feel like a curtain that's perforated to allow for ventilation and create some texture. And then the gray panels are perforated, but they're perforated in a way that creates a kind of a foliage type of silhouette along the perimeter. So this becomes very textured, very organic. And then this becomes a little bit more solid looking, but it is still very open. And then it's highlighted by the light. In that stitching of the pattern, we also went with a vertical pattern. And as you can see here, that element starts to incorporate and extend into the vertical portion of the tower. So the gray element extends upward and connects the building vertically with a podium. The white panels then, As you will see here, this image is a little better. The gray extends through the building and then the white, basically it becomes extruded elements in the balconies. So these panels in some way become almost vertical panels extending through the top of the building, extending all the way up to the top. And so this is one pattern, that's one way to look at the pattern from below. The second way to look at the pattern is from afar. As these panels are kind of relating to these undulating pieces horizontally, when you pull away from the building, these elements that are intersecting the white panels or the white volumes of the building then start to relate to the gray in the facade. So there's kind of a combination of things. Depending on how you look at the building, if you look at it from the ground, it relates in one way. If you look at it from a distance, it relates a second way. So at some point, we're always having a symbiotic relationship between the two elements. And then finally, the last piece is our restaurant component, which is up here and outdoor dining. And when you have a building this tall, the idea, we wanted to crown the building subtly and still taking some of the aspects of the undulating, whether it be the balconies or the podium. So we extended that one more element up at the top. We peeled it away from the parapet so it really starts to float. And then somehow it still has a relationship from podium, from the ground floor eyebrow all the way to the top of the eyebrow. If you have any questions, I'll be happy to address them. Thank you.

Thank you. Mr. Gallardo, would you like to start?

I got some questions regarding the horizontal perforated panels. Sure. From here, I don't know, I can see the bottom row right there onto the right.

Yeah, I see some like windows or something or differences in... No, so this material, and I don't have it in 11 by 17, but I can bring it up to you here, is these corrugated panels here that create a vertical element, right? And they're stitched together while the metal, while the dark metal is really a perforated metal that has the organic pattern on it.

So how often do they happen? What's the rhythm, I guess?

So these corrugated panels are basically stitched together, just the white, and then it breaks off and becomes the dark with the organic.

Between the perforated and the solid.

There is no solid. There is no solid. The only solid element is the eyebrows.

Okay.

This is mesh. Even though it's a corrugated metal panel, it's a perforated metal panel. Perforated. Yeah, yeah. So it's almost like a sheer curtain in essence.

Once I saw it, it looked like it was solid.

Yeah, it's hard to render sometimes some of these materials are delicate.

On the other one. That's the only thing that I have, you know, maybe problems or maybe objections.

Change the scale of it maybe so it's a little bit more textured.

It seems like maybe it's just me. It seems like too massive. Okay.

Make sure you talk to the mic.

It looks like blocks, you know.

Mr. Gallardo, if you could please speak into the microphone. It looks like blocks maybe or too solid or too...

I'm not sure if anybody else has that.

I agree. I think, you know, maybe adding some depth and maybe not putting them continuous, maybe, you know, setting some forth and that would give that... Yeah, kind of breaking them apart a little bit. That idea of, you know, I think you mentioned curtain.

Sure.

You know, when the curtain kind of goes back and forth, instead of having it all on one plane might add a little bit of depth and movement and gives that, you know, sort of that... notion that you have in your rendering where you have different planes.

Great suggestion. Thank you.

The vertical on the ground floors, the vertical columns, I guess.

The piers. Yeah, the vertical piers.

Basically, they look like there's no rhythm to them. It just happens whenever it happens, whenever they have to bring a column down, I guess.

I believe there is a rhythm to them. Because the building is symmetrical at the ground level with the alley penetration. So I think there should be fairly... They should be fairly...

The reason I'm saying is I'm looking at the corner one. I guess the 3D. Here. And you see from the corner, it looks like there's two that are real close. The other one's further apart. This one's a little close. Yeah.

Yeah, I see that.

And then on the right, it seems like it's different too. So those kind of things, I'm not sure.

Yeah, we can organize that. We can definitely organize that a little bit better. I don't know why that's like that, but I'll double check on that.

I'm not sure if you can kind of maybe emphasize maybe also the horizontal to de-emphasize the vertical if it's not on rhythm, I guess.

Right. So the horizontal that we were just trying to kind of interweave in the back was the gray that basically extrudes, is extruded through the building, right? So this gray element is extruded and coming, showing back up here in the podium. Maybe this is an opportunity to maybe create a little bit more insulation that takes on a little bit of that. That's my suggestion. Okay. I appreciate that.

Thank you. Mr. Lewis?

I know you're working and wrestling with this language. I just don't see it. I can't get on board with it as a successful language. articulation. I don't see the attraction of the architectural, the attempt on the facades and the little modulation, the Lego-esque pieces. I mean, not to put names or titles or anything. Overall, I'm just So if I step back and I say, okay, so maybe that's just me and what I consider our definition of architecture differs. Let's not dwell too much on that. Let's look at the urban impact. Okay, so the urban impact and the podium and the tower are trying to relate, but at the same time, I just don't see that fluidity in the dialogue that I'm seeking. I see kind of stutter steps and little pieces and I apologize, I'm looking to pull that out of your approach here, but I don't see a Gestalt in your composition. I see you knitting, but not weaving. And I can't see this building here, contextually, in South Florida. And that's kind of where I am. I'd like to be, you know, my colleagues where they position themselves in that degree because I am still only one vote, so.

I agree with what you're saying. Maybe de-emphasize some of these, what you mentioned that you wanted to do is balconies, dark balconies or something. It looks like balconies, right?

I mean, this is live local. Is this also affordable housing? I know it's workforce. I think it's still too severe.

I don't see a, you know, this is a big building.

This is not a corner five-story building.

Right. Look, I think, you know, it's a complicated project with all the overlays that you have. I would say that the way you handled the ground floor, I really like. I would love to see maybe that overhang a little bit further out. I am very familiar with that area. I think you're bringing in a new product and you would be the first of its kind in that area to kind of drive traffic. The notion of bringing a restaurant to the rooftop, I think, is very ambitious for the area.

And the project. Right. That's a surprise. I mean, let alone just get a spa up there. But I don't see any celebration of a destination in the architecture telling me or giving life to a future food and beverage investment either, by the way.

I think the way you handled the corners on the ground floor are successful. I think you're showcasing and delineating that effectively. I really don't mind how you've weaved the podium with the tower. Maybe revisiting the colors on the darker side. I always find that You know, in theory, it looks great, but after a while, these dark colors don't wear. Yeah, they don't wear as well. So maybe playing with that. But I don't have a terrible, like an objection on the project as a whole. Celebrating maybe the top, you know, that rooftop that you have and how it meets the sky, maybe making it a little bit more intentional and going up, you know, for that roof, for the FMB program. And I definitely agree with the corrugated panels on the podium. I think it does necessitate some of the different elevation or different planes rather to give it that movement. I think the way you've worked out the turning into mid block for the parking I think works. It's a tough project.

Well, and podiums are always tough when you're completely, you know, so severely stepped back, right, from the podium. It almost has a life on its own, unfortunately, right? So connecting is always a challenge. And we, at least visually, we try to connect the color massing, extending up the building, right? So you'd have this kind of vertical element while you're still having the weaving of the horizontals at the same time to bring the scale down a little bit so it doesn't seem so tall.

And the double height for the retail and your office, I think kind of brings the scale down a little bit in that area and for the block. I would, you know, take a look at that canopy and see how you can maybe extend it a little bit more to kind of differentiate the retail component from the podium as it gives it the effect that it's stepped back even though it's on the sort of the same plane. Do we have any other comments? Are we ready to make a vote?

Do we have a motion?

Repensive here. Do we have a motion?

Do we have a motion?

I have some conditions.

Would someone like to make a motion?

I guess I have a motion to approve with conditions.

Would you like to add any conditions?

My conditions is that the tower needs to be kind of like, it's too, I think you mentioned kind of Lego looking. So it's got to be a little bit less, less busy I guess. Maybe, maybe play with the balconies or maybe play with the colors.

The podium is kind of too solid looking.

And the ground floor I think needs to be restudied in terms of the vertical columns. Or maybe the vertical grooves on it, I guess. It just seems a little bit.

So we can work with staff on the colors. We can work with staff on the podium. screening as well as the canopy that you proposed.

Yeah, that's my .

And the columns, are you referring to the material?

Yeah, it seems like they're expressed. It seems like they're too emphasized, at least from the photos. And it doesn't really add anything to it, I guess. Maybe even the solid one would even look better than the

corrugated look.

Well, that's my thoughts.

Mr. Lewis? No, I don't second that.

No comments? No conditions?

Well, I think there's more work here than merits approval with conditions. That's the thing. If you want to hear where I'm coming from, I mean, there's a language that's initiated with the podium, right? You have these beveled, shifting planes, these edges, if you will, and he likes that, and he wants to then come up, and we get a very tiny gesture of it in the balconies, but it's too disassociated. It's almost as if I wanted to pull that podium vocabulary or just the edges in a more refined way and spread it up the tower and create a profiling, but a language as opposed to, oh, now we're gonna go to a pierced, small window pierced tube, rectilinear, which is a result, as he said, of the geometry, but not as a commitment to the architectural dialogue and the vocabulary. Architecture and sculpting a building of this scale has a very important urban impact. And I feel that it deserves another strong Look and reconsideration it's not necessarily the only solution and so that's that's where I am, and I think it would be befitting to with with the with the talent that I know inherent in our architect and here and. His ability i've seen i've seen him do it and other projects and I just I don't think it's fair. to try to knit together, try this, try that, and eventually, okay, we'd support it. I think this bridges over that and worthwhile to, you know, the renderings are hesitant, the daylighting, the couple of renderings here that, yeah, they satisfy the requirement of a night view partial, but you just don't see the energy of the exuberance that I think this project could have. So on the urban scale, again, I don't see this in, how does this fit to Miami and the polycultural impact of the styles and the architecture that's present here and, you know, even a restaurant up there on the roof, there's no signage or stimulus or a jet of light or glazing or anything that's, it is very restrictive. and an attempt with these small little module pieces, these hinge elements, the brackets. You heard me understand where I am. I mean, that's where it is, so I'm not willing to support the motion to approve at that level. But like I said, I'm only one vote, so if you two are on board, so be it. It's a majority, it's not a...

So if we have no second. And second the motion.

And are we clear with the conditions? Are the conditions clear? Or do you want to maybe as best to withdraw the motion and go again just to make sure all the conditions are clear for the applicant and they won't hear?

Yes, that'd be helpful. Thank you.

Mr. Gallardo, would you like to withdraw the motion and then make the motion again? I have to withdraw the motion. And restate it with a clear condition.

It may be best if you could withdraw it, and then we can kind of read off the conditions that we do have, and then we could pose a new motion just to make it neater that way.

Okay, I withdraw my prior motion.

Okay, and then we can go over the conditions that we were able to write down.

Conditions we currently have listed approved with conditions one study rooftop architecture does not celebrate or read that a rooftop restaurant is present. To revisit colors and massing of the tower facade to read less blocky and more vertical three extend to ground floor corner slash canopy out further from the facade for study the size and materiality of the columns on the ground floor facades are there any other conditions. or edits to those that were red.

Did you include studying the color of the dark colors in the tower?

Yeah, condition two is revisit colors and massing of the tower facade to read less blocky and more vertical.

I second that. Oh, we didn't make the motion.

Yeah, a motion to add to those conditions, anyone?

The motion is to accept those conditions that you just mentioned.

And you're making a motion?

Would you make the motion?

I'll make the motion. Okay.

And I second.

Mover Girlardo? Yes. Seconder, Chair Labrada? Time to vote. Member Lewis? No. Got it. Member Gallardo? Yes. Chair Labrada?

Yes.

Motion passes 2-1. Thank you. UDRB item number four, minute track ID 18298, PZ2518932. Property addresses, 1210 Northwest 12th Avenue, 211 Northwest 12th Street, 223 Northwest 12th Street. Project name, utilizing the SB 102 Live Local Act. Location, southeast Overtown. Transit zone, T6-8-L. Square footage, 502,574 square feet. Stories, 55. Residential units, 498. Parking spaces, 154. Application type, Warrant waiver. Warrant pursuant to Article 6, Table 13 for micro-dwelling units in a TOD. Waiver pursuant to Section 5.6.4 for parking within the second layer above the first story on primary and secondary. Waiver pursuant to Section 5.6.4 includes a similar requirement related to 50% of the secondary frontages, Northwest 12, with an art or glass treatment. UDRB requirement pursuant to Article 7, Section 7.1.1.2.10, the project exceeds 200,000 square feet. Thank you.

Good afternoon, board members. Carly Koschel, Burkhow Offices at 200 South Biscayne Boulevard. Here this afternoon representing David Ohm, LLC. And with me are Kobi Karp and Sue Salarian with Kobi Karp Architects. We are before you today to present an exciting and modern design that utilizes the Live Local Act to bring new income restricted units to Overtown. As you all know, the Live Local Act is a state preemption that provides additional density, additional floor area, additional heights, and now parking reductions within TOD areas. like this area. This property is located at the northwest corner of Northwest 12th Street and Northwest 2nd Ave. It's just east of a 12-story apartment building, the Island Living Apartments. It's down the block just east of Gibson Park of Frederick Douglass Elementary School and Northwest 3rd Avenue, which is Overtown's Main Street. It's also walking distance to the Arts and Entertainment District and the growing Miami World Center Economic Hub. The property, as staff mentioned, is T6-12, but it is within one mile of T6-80, which means that utilizing the Live Local Act could mean an 80-story as of right could be constructed on the property. The project is 55 stories in height. The project includes less floor area and less density than is permitted by the Live Local Act, but it is still considerably more than would be permissible under the T6 regulations. But even though it's taller and it has more units than Miami 21 would permit, the design team has made an effort to use art and design to enhance the building and to bring life to the project. There has been attention to detail at the ground floor, at the pedestrian level, including activating the corner, which is the most important part from the pedestrian perspective. The team is coordinated with a local artist related to the podium design and the artwork on the podium design. And the tower has been uniquely articulated to segment the levels into groups to help reduce the perception of the number of stories which exist on the tower design. And so with that, I will pass it to Kobe to walk you through the proposed design.

Good afternoon. Um, as was mentioned, we have an opportunity here to really bring the art of Overtown into Overtown. So the artist has taken great care and we brought a sample material board cause we, the owner of the property, uh, who's not here is actually originally from South Africa. The materials that we're using are very, very nice. This is basically the same quality that we would use for a condominium. If you look at the quality of the project, it is, some people said to me, you know, Kobe, we would like to have a quality project in the community which is within the live local. The amenities that we have in the building are, bless you, are the best. The quality of the landscape, of the landscape architect, David O, who's doing the project, is to have all the way around sitting with the ground level retail right there with the lobby. So what we did is we used the inspiration of the neighborhood and the community. Actually, one of our neighbors is here, and I asked him, if he would allow us to bring the art all the way around because it has a zero property line. And if we can bring the art on all four sides, that would be quite nice. And so those are the kind of things that we have and hopefully he'll give me the permission to do so. So that gives us an opportunity to carry it all the way up the building. When you look at the drop off, which is, can you see the board? It has a tucked-in driveway, which curves. And then we have here a screen on the inside that hides the loading. And then the curve of the drive brings you up. This is the bicycles right here. And so the pink right here is the entry. So as you exit, the tree is in front. You come around. You can sit all the way around. The retail is pulled in. So the treatment to the street here is quite nice. And with that, I'll be quiet. And if you have any questions or suggestions, I'll be happy to answer them. Thank you.

Can you continue and kind of walk us through the rest of the tower, like the amenity and the podium?

Thank you so much. Yeah. So this is on page 8305. What we did here is we have an opportunity as the sun rises in the east and sets in the west, to create an outdoor amenity area. So what we did is we created an area that allows us to have indoor and outdoor spaces that connect. And also what we did is we made them as two-story spaces. So when we look at the building, there is... And as Carly mentioned, is that we have the geometry that we're playing with on the building, on the facade. It's quite intricate. And what happens is that we created an outdoor area that lets you have a view all the way around. Because in this area, we've done a number of projects. We've done Overtown Youth Center. We've done the Lyric Theater, where we had an opportunity to create. When you come out of Red Rooster and you see the Lyric Theater, residents, we've done those projects. So these kind of an opportunity with the Live Local to create smaller units that people who work and live in the community can come and be part of this is the exciting part of it. Then once we did that, here it is. Why am I bringing it so far? I'll bring it closer to you so you can see it.

What level is this on?

So this level here is... Level nine.

Level nine. Amenity on top of the podium.

Yes, sir. And then this level here is level 10, right above it. And then what we did is, here, this is the intricacy of the facade that, you know, was created here to break up the massing and create shade and shadow on the facade and then to create the artistic is this is the amenity area as well. So we have worked on this really in detail with this individual for quite a while. It's interesting because, you know, Sue, who did all the work, she, you know, we, she says, Kobe, we've been working on this for two years already. And so what happens is that this is really, uh, a pet project of theirs. This is the materials.

Toby, will the artwork be permanent and change periodically, or is this a digital LED system, or what do you have in mind? What's your plan just to understand?

Right now, the artwork is permanent.

It would be permanent, artist-selected, and this is a stand-in, I understand. I just want to get the idea of how to almost do it. via LED with the technologies available, but maybe that's still a little out of reach.

No, we would and we can do LED. LED is fine for us to do.

Yeah?

Yeah, because then we can also change the faces of the individuals, like teachers in the community, fire people in the community, people, you know, individuals in Overtown or people that we want to highlight at certain days. It could be very cultural.

I think that would be fantastic.

Absolutely. I would have liked to highlight an individual who runs Alonzo Morning's Overtown News Center, like Tina Brown. So many people. So many people. And those are the kind of people that need to be recognized, whether it's special events or even their birthdays or graduation.

Not to neglect the architects.

I would forget all the architects. You know, I have. I have your staff members. You know, I have to tell you, one's named Hemingway, another one Genovese. I know, right? I got to be careful here, you know. Even Mr. Jack. They set us up there. Yes, sir. But no, it's an interesting project.

And then just tell me how you're going to be building the modulation. The three-story vocabulary here to modulate it is perfect. The weave is great. No, I really do appreciate the project. And you get an economy of gesture without overly pushing a formal approach to the solid. It's very efficient. But you're working the facade.

So there's a commitment there. Yeah. And the latticework, creating the shade and shadow on the facade and historically, that's what we have in the district.

The detail that you have on the facade, are those part of the balconies? The weaving? So are those the extrusion for the balconies for all of the, on all sides, or is it just on one facade? All sides. Okay. Because it looks like it's much, it's protruded more on the, I guess, on the east side.

It's on all sides, right, Sue? Yes. Okay.

It's on all sides, and on Northwest 2nd Avenue, it's more prominent. Right.

But it is on all sides. And then can you talk to us a little bit about the treatment that you have on the amenity deck around it? It looks like you have some lattice work.

So what we did is we have the amenity area also with the lattice work continuing because it gives you shade and shadow and lets you see through it too. So we're going to use it as the design pattern on the whole facade.

These are all residential units, right?

Yeah, all residential.

What's the narrowest balcony width on the... It looks like the west facade.

Three feet.

It goes narrowest three and the most is seven. It goes from seven to three, three to seven.

Can you show us the ground floor entrance to the lobby?

Yeah.

Like an elevation or a rendering.

So in plan, it's right here. This is the able to walk around the street, sit under covered area, enter your commercial retail. And then this is the driveway tapers away. And then there's a screen inside to hide the loading. And then to get you close up on this, this is... what it looks like in the retail commercial on the ground level.

And then I also have. That's perforated metal that we see in silver.

Yes, absolutely. Yes, and also your idea about the digital can work, I think can work quite well here.

Maybe not all of them, but I think it would be, it's much more affordable now, as you know, and you build those with a mesh. Yeah, very much so.

Do you have the lobby, that elevation on the ground floor on the east side?

It doesn't have to be screens.

Northwest 2nd?

elevation here, and I also have it. Oh, you're the best.

So you're going to metal-clad your...

Thank you, Sue.

Are you planning to do it with concrete, or how are you going to do your balcony? You're going to articulate your balconies. Those are easy with the horizontal, but your vertical elements also? Concrete. You want to do it all in concrete?

Concrete, we're thinking, yeah. Yeah.

Yeah.

I mean, we could study, like you say, to do the verticals in metal, right? That could be interesting as well. Yeah. Yeah.

Well, they'd be holding themselves. Yeah. So it could be lighter. I was thinking out loud.

That's a good idea. Components. Main entrance. Yes. Let me see.

That's the retail. They can prefabricate those columns.

No, I see it on the floor plan in elevation.

Yeah.

That you don't have trees in front. For a section to kind of see what that overhang in the entrance is.

Oh, yeah.

Like how are you demarcating that that's the main entrance to your building?

Got it. Got it. Well, that's a good point. Yeah, we should have like... There it is. Yeah. So, thank you. So this is the front entrance centered on. And there'll be signage. But the idea is that this is centered. The graphics is centered. And that's the corner treatment. And then that would be the entry right here.

I've got to...

Yes, with the celebration on the corner where the retail is.

I don't see it. I mean, I think your tower is beautiful.

Yes.

And I think there's an opportunity to bring some of that language and kind of

Into the entrance.

Do something with that entrance and celebrate that without going crazy.

One of those modules dropped down. You know, it's my whole argument. You know, we're allowed to bring the tower down. Yes. We're not required to do that.

I love that so much better. Yes. And especially here to bring it down and make it a canopy and signage.

But we have the trees, you know, covering it.

Yes.

You can do something much more.

Absolutely.

I'd like to make a motion to approve with that recommendation, if it's not too early. With the...

I'd make it a condition.

Condition of bringing down a module canopy component to the podium. Yes.

To the main entrance on the ground floor.

Primarily the main entrance. You have to celebrate the main entrance.

Yes. What do you mean by canopy component?

Well, one of his modules of the tower... comes, drops down, you know, the three-story modules he's working with. Pop it out. The hinging frames that can drop down and position itself to celebrate and break the cube a little bit, celebrate the cube of his podium.

Yep. I like how you did the articulation very much. And I wonder if there's any articulation you can bring down just below or a little bit above the... I don't know what you call it, the edge.

The eyebrow?

Yes. I agree. If you can bring that articulation like horizontal or something. Yes.

Over here.

Yes. Yeah. Yes. I don't know. Maybe just a line or maybe a section.

A visual separation from the ground floor and the balance of the podium.

And then the runway will be a little smaller maybe.

Absolutely.

That's my suggestion.

Yep. Absolutely. On the corner and then, but even more so on this point right here where the point of entry is. Yes, sir.

Is there any way you can do some... And make sure you're speaking into the mic.

Yeah.

Yes.

Absolutely. Yeah, with banquets all the way around and sitting areas. Yes, sir. Of course. Yeah. We can even add a concrete so people can sit and eat.

Are you adding that?

We will follow the standard right-of-way improvements.

I'll take it, yeah, absolutely. Those are good comments, absolutely. Yes, sir.

And a suggestion of the LED lighting to have an active artwork as opposed to fixed was agreed upon. Yep.

I think that that's something that we can study with city staff because I know the city has rules that restrict lighting and moving designs. So that's something that we can take as a recommendation and work on with city staff.

But once you do it like once a month, you're outside of that restriction in the flash.

I think we're happy to explore that further with city staff.

If we're allowed to, I'm going to promote it with a developer very much. Yes, that would be nice.

The LED mesh, not the oversized screens, I think is the secret that you're aware of. Yes.

Staff also doesn't love mesh coverings of the garage, so I think that we're going to have to be careful of that one, too.

Well, the concern is that the headlights come through. Yes. And if you have a parapet that blocks the headlights, you're good.

Correct.

Right, staff?

Actually, fabric screenings are not allowed anymore in the code. So it could be a metal mesh, but not like a fabric type mesh.

Right, the fabric is for many reasons. Agreed. Thank you, Paul.

But which complicates the LED conversation.

No, the LED mesh can be metal. But I take what you're describing... It's not fabric. Look at the American Airlines arena, for example. That's a media mesh. It's called media mesh. Yeah. It's a rigid mesh that is circuited. Yeah. And because you're at a certain distance and dimension, you get your images, and it's a beautiful thing. It's...

What we can do just to make sure that I think we should define what the conditions are and then have some recommendations. And if the recommendations are feasible, then the applicant will explore it. If they're not, then, you know, they can't do it.

Okay, so without withdrawing and redoing a motion, because we don't need to do that, I just want to clarify the motion. To approve as presented with the condition to integrate a portion of the tower, three story, module, down over the main entrance of the podium. That's number one.

I think we should withdraw it, go over the conditions, and then have a new motion. Because we have a lot of talk in between, so I just want to make it clear for the applicant and staff to make sure that everyone's on the same page. So it's best that we withdraw the motion. And then we can go over the conditions and the recommendations as well.

Okay. So I withdraw my motion. Okay.

And then we can go over the conditions and we're going to add in any recommendations as well. So we can go over what conditions we have.

My motion is to approve as presented with the following conditions. One, the articulation of the base will include a three-story module from the tower to celebrate more the main entrance.

So the two conditions that we currently have written out are, one, to integrate the three-story module of the tower down towards the entry and ground floor of the building.

The podium, right? Yes, the podium. That's number one, right? Yep.

And number two would be to study live art on the podium via either a projection wall or a digital mesh.

Right, and active as opposed to fixed. And some lower planting on the sidewalk.