Urban Development Review Board - Regular Meeting

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I have been actively searching almost all of my life. I need to know what happened.

I just find it hard to believe a 13-year-old girl in 1979 just goes missing and no one ever sees her again. I believe that somebody out there knows something.

you Thank you. Thank you. you you Thank you.

To the Urban Development Review Board, today is February 18th. We can get started with our lobbyist note.

Any person who is 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 by lobbyists is available in the city clerk's office and online on municode.com. The agenda for this meeting and the 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 on... 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 pursuance of 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. This meeting can be viewed live on miamitv.com and on Comcast Channel 77. In addition to comments provided here at City Hall, the public may submit comments via the city's online comment forum. 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 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 of procedure we have established for this meeting?

Yes.

Thank you.

Thank you. If we can please rise for a Pledge of Allegiance. I'd like to call this meeting to order. It is 2.05. Do we have any requests for absence waivers?

Yes, we do. Member Lewis, Member Perez-Azul, and Member Pamoui?

Motion to approve.

Second. Ready to vote. Member Barrera? Yes. Member Behar? Yes. Member Gallardo?

Yes.

Member Zamstis? Yes. Vice Chair Zapatini? Chair Lady Labrada?

Yes.

Motion passes. Thank you.

Thank you. We do roll call now, please.

Roll call. Member Barrera.

Present.

Member Behar. Present. Member Gallardo.

Here.

Member Lewis. Member Perez-Azura. Member Pamoui. Member Zamstis. Vice Chair Zapatini.

Here.

Chair Lady Labrada.

Present.

Roll call complete.

Madam Chair, at this time, I will excuse myself because the item coming up is from our office, and then I'll come back after completion.

Let's just do the minute approval. Okay, I'm sorry. We have a motion to approve.

Make a motion to approve.

Second.

Thank you. Minutes call. Member Barrera? Yes. Member Gallardo?

Yes.

Member Behar?

Yes.

Member Zamses? Yes. Vice Chair Zappatini?

Yes.

Chair Leda-Librada?

Yes.

Minutes approved. Thank you.

Thank you. Do we have any public comments?

As of 8.30 this morning, there were no more online public comments. Can we close them?

Yes, please.

Thank you very much.

Okay, if I recuse myself now. Yes.

All right, we can please get started with item number one.

UDRB, item number one, minute track 18877, property address 1000 Northwest 42nd Avenue, project name, Regency Park and Residences, Black Ami Lejeune Gardens, transit zone T680, square footage 396,718 square feet, six stories, number of residential units 208, 88 hotel units, 2,765 square feet of commercial space, 443 parking spaces, application type is waiver. Waiver pursuant to Section 5.6.4.E of Miami 21, parking may extend into the second layer with an art of glass. Waiver pursuant to Section 7.1.2.5 of Miami 21 to permit an up to 10% relaxation from the requirement of providing a facade for 70% of the frontage. waiver pursuant to section 5.6.1 F of the Miami 21 to allow for the first story facades along the Northwest 43rd Avenue frontage to have pedestrian entrances occurring at the maximum spacing of greater than 25 feet, excuse me, greater than 75 feet. UDRB requirement pursuant to Article 7, Section 7.1.2.10. The project exceeds 200,000 square feet. Thank you.

Thank you.

Good afternoon. Benjamin Sherry, Burke, Everydale, Fernandez, Larkin, and Toppenes, offices at 200 South Biscayne Boulevard. We're here representing MG Developer Miami LLC with regard to the property located at 1000 Northwest 42nd Avenue. Here with me today is our client, Ariel Gutierrez and Sean Pound, on behalf of MG Developer Miami, our architect, Alexandra Ramos from Behar Font and Partners, and my colleague, Melissa Tapanez. We're here before you today to present this exciting residential infill project with Workforce Housing, introducing two new contemporary residential buildings designed as an apartment hotel-style residential environment, thoughtfully integrated around the existing Regency Airport Hotel, which will be renovated and preserved. The property is located on the southeast corner of Lejeune Road and Northwest 11th Street, just southeast of the Miami International Airport, east of the Waterford Business District at Blue Lagoon, and south of the 836 Expressway. The property is 3.79 acres in size and is currently improved with the Regency Airport Hotel. The property's future land use designation is restricted commercial and general commercial, and the zoning is T68 open. As you can see here, the property is currently improved with the existing six-story, 176-unit Regency Airport Hotel and has a significant amount of surface parking and grass and minimal landscaping surrounding it. Here are some street view context photos from Lejeune facing south and north. As you can see, the property currently maintains two curb cuts on Lejeune. This is an existing condition. dating back to the original development of the property as shown in the microfilm from 1981. Here's a photo of the property looking southeast from the corner of Northwest 11th Street and Northwest 43rd Avenue. As you can see, there's a significant amount of space occupied by surface parking and grass, and there's currently no existing frontage on either of these roads. This is what we're proposing for the property and the reason we're before you all today. As you can see, the existing hotel will be preserved and renovated, The surface parking will be removed and replaced with two new residential buildings and a connected parking garage. The project's about 396,000 square feet of FLR. Our architecture team is here to walk you through the design of it, so I'll just give you a brief overview. The project proposes two new residential buildings, five and six stories in height. It contains 208 dwelling units, In addition to the existing 176 lodging units, 32 of those dwelling units will be dedicated to workforce housing. And of those workforce housing units, half of them will be given priority to Miami airport workers. And 10% of the market rate units will also be given priority to those MIA airport workers. Liner units are provided on Northwest 43rd Avenue and Northwest 11th Street with direct street access. There's significant amenity space, art wall treatments, and streetscape improvements. and 443 parking spaces, and all of the parking and loading will be internalized within the site. This is the site plan for the project. Just a brief overview on the north side, you'll see Building 1, which is five stories tall and contains 163 units and has various residential amenities, including meeting rooms and a business center and cafe. Building 1 also has the liner units on Northwest 11th Street and Northwest 43rd Avenue, and it has the fully integrated parking garage on the south side connected that contains 384 parking spaces. Building two is on the east side of the property and is six stories tall and has 45 residential units and includes 2,765 square feet of ground floor retail square footage in order to activate that frontage along Lejeune. And finally, as the staff stated, the reason we're before you today, the project exceeds 200,000 square feet in size, and also we're including an art treatment along Northwest 43rd Avenue pursuant to section 5.6.4 of the code, which requires an art treatment to be provided where parking along a primary frontage extends into the second layer above the first story by waiver. And with that, I'll hand it over to the architecture team to walk you through the design.

Good afternoon, members of the board. My name is Guillermo Fuentes from Bejar Font and Partners, office at 4533 Ponce de Leon Boulevard, Coral Gables. I'm going to be presenting the architectural part of this project. As Benjamin mentioned before, this is a design that is composed by three different buildings. One is the existing Regency Hotel and two proposed new buildings. One is facing 42nd Avenue. It's a six-story building, and the other one is right in the corner of Northwest 11th Street and Northwest 43rd Avenue, which is a five-story building. As you can see, that's the location of the site, southeast of the airport. Site plan, we have the ground floor for the building number one. We got a few units and commercial space. And building number two, which is the one to the east side of the property, has a full retail on the ground floor, which helps to activate the ground floor and circulation through the northwest 42nd Street. The building is conceived as a campus-like design, and it shares this beautiful and very landscaped and open courtyard, which has a small building, which is going to be a coffee cafe. which is gonna be serving the area. We have the two pools, the existing for the existing hotel, and the new proposed pool for the rest of the development. This is a space that unifies the entire campus with different views for different points inside of it, facing the existing hotel and the new proposed building one. This is a typical floor. You have the typical unit layout on the enclosed parking garage, which goes all the way from the ground floor up to the fifth floor on building number one, which is the one on the left hand, and six stories on the right hand side, which is building number two. These are some views of the development. As you can see, the entire design wraps around the existing Regency building, the Regency Hotel. We have the small building facing Leung Road and the building number one wrapping around that corner. Another view from the same development where you can see the courtyard right in the middle in between those two buildings. Another view that's from the southwest corner. And this is from the northwest corner facing the building number one. What we can see right now on the screen, it's the main facade of building number one, which is the five-story building. You see the facade is broken down in several steps to break the length of the building in something more articulated and passive for the landscape and the environment of the street. It also provides the main access of the building. This is building number two, the one facing Leung Road. As you can see, using the same scheme of breaking down the facade of the building, stepping back, using frames at the corner, frames in the middle, different colors, configurations, and the glaze on the ground floor, which is the commercial, and the main access of the building. This is building number two. facing from the south of the Yume Road, where we are providing this artistic paint on the wall. That's to be determined in the future. It's going to be selected. So we can treat that blank wall, and we don't have that kind of eyesore facing the main view of the street. This is building number one. This view is from the Northwest 11th Street where we have one of the access to the existing surface parking of the hotel, and then we have the building on top. As you can see, we're showing all the step backs of the building, different colors, the language. It's simple. It's very contemporary. And the walk-up units that we have also in that building, so you can access either through the main lobby of the building or directly through Northwest 11th Street or Northwest 43rd Avenue. Same view from the Northwest 43rd and Northwest 11th corner, where we have a combination of landscape, the entrances, colors of the building. And this is a view through Northwest 43rd Street where you can see the treatment that we are using for protecting the parking from the view from the street. It's a combination of artwork and a match. Some night view renderings of the building number one. You can see the treatment, how it's going to look, the building at night, and some views for building number two. And this is an aerial view from the project. This is the courtyard that we were talking about, the one that it's unifying all the main campus and developing all the activities around this space. It's very... unique it's designed with landscape uh screen for protection privacy the pool canopies and integrating the view of all of the units towards the uh the discord yard another view and that's it that's my presentation for today just to briefly conclude

The proposal is the type of project that enhances the area. It adds needed workforce and market rate housing and ground floor retail for greater pedestrian activation. The development represents an encouraged shift in providing new residential housing options, including workforce housing, and activates street frontages in this area of the city. With all that in mind, we respectfully request your recommendation for approval of the design, and our entire team is available for any questions. Thank you.

Thank you.

Before you proceed, we brought the materials board. So if you have any questions, we can proceed right now and start presenting all materials that we're using on this project.

Yeah, maybe you can put it up on the site.

No? Yes.

you have the aerial don't block that one if you just put it on that board if you don't mind where the aerial is yeah that's right there okay that's okay you can place it on the floor so basically this is uh our materials board this is the type of glazing that we're going to be using for the building it's a it's a gray uh

great glazing that we're going to be using, all three colors for the stock that we're going to be using, like the white, light gray, and then the wet gray, which is going to be for emphasizing some parts of the building. The concrete pavers, we want to use a different combination, so we're going to be using, I mean, it's the same material, different colors to create a more attractive view of the landscape and the hardscape of the building, where you can see here. We have the volumes with the framing for the windows and the colors that we're going to be using. And so the aluminum, the material and colors for the aluminum railings. And that's part of the idea that we have for the screening of the parking garage, which is going to be, as you can see, it's going to have some perforations, which are going to help with the flow of the wind and the conditions inside the parking garage. And at the same time, we're going to be using a type of art that is going to be printed in like a vinyl surface as it's going to be placed on top of this screen of the parking garage. So it can be easily replaced and easily maintained.

Thank you.

Thank you.

I'd like to get started to our right, Mr. Gallardo.

How are you? I have some things that, for example, that I have questions on. The loading zones. Is there just one loading zone in the whole property?

No. We have a loading area inside of the parking garage.

Can you show us on the site plan over there or something? By hand? Yeah, there. So we have the loading zone for the hotel, which would be over here.

And then, sorry.

The loading zone for the hotel, which would be in this area, and then the loading zone for the new proposed residential, which would be in this area inside of the parking garage.

So let's say you have to get some furniture into the commercial area. Which loading zone would you use?

Into the commercial area? It would be this one over here.

So you would have to take it all the way through the parking lot to the commercial building?

Yeah, I mean...

Basically, that's the existing loading area of the hotel right now. We are trying to respect the layout of the parking. And maybe for this is the main access, the service access of the building is right back here. Maybe we can pull over and download some furniture or whatever and then proceed to the parking area. area of the building.

It's quite a trip, I guess. The question that I also have on the garage, you have rooftop parking, correct?

Basically, yeah. The last floor is open. It's not to the sky.

You're counting the parking on the top, right?

Correct.

I see on the elevations, I'm not sure if it's true or not, because sometimes the renderings are different, that you have some railings on the top.

Some railings?

On the safeguard or the parking garage.

Yes, that's the treatment that we're giving to the top of the parking garage. We have some ratings and the parapet. And one of the main things on this is that we have an FAA restriction for buildings one and two. That's why building five is lower than building two. And that's kind of the design intent that we were trying to achieve not violating the FAA rules, but to proceed with some treatment at the end of the parking garage.

You see, I don't have problems with the garage itself, but I just don't want to see any cars.

I don't know if you can... No, you're not going to see the cars. The cars are on a slope.

I just want to know, can you just increase the rock wall all the way up and hide the car as much as possible? Hold on a second. I'm not sure, you know, I don't see how high the railing is. Oh. I'm sure it has to be at least three foot six, I guess.

It seems adequate.

Yeah. I mean, that little railing, nobody's gonna see anyway. No, no, you're not gonna be able to see the cars from the street, no.

Because there's concrete up to four feet. So then you wouldn't be able to see the cars, especially from the street.

Yeah, I just, you know, the more you can hide the cars, to me, the better. It is. But the railing is insignificant at that height anyway. I have questions regarding the elevation of 42nd Avenue. To me, I've lived here for a long time, many years, many decades, and I've seen the transformation of the airport and so forth when it was completely different. And to me, that area is basically almost like the gateway to Miami from the airport. I mean, you come in down the dune and there it is. And that's very significant frontage. And the buildings on the, I don't know if it's the same block or further down to, let's say, Flagler, these buildings are a little bit more exciting. They're a little more jagged. They're a little more interesting. And this, the facade is just very plain. I don't know if you can break, create some, maybe, I'm just suggesting, I'm not saying this is the way to do it, but some motion, because it just looks like a facade in Flagler. You know, when I say Flagler, it's like, you know, not the highest place, you know, not the best place in Flagler, but it looks like a development somewhere inside a not prestigious avenue, like 42nd, which is almost like the gateway to me. You could put like an arch there, you know,

Make sure you're speaking to the microphone.

You can put like almost like the Paris arch there or something in that entrance to, let's say, down to south, to Miami area Coral Gables. I just, I'm just suggesting maybe some more movement, so maybe instead of making like a whole flat hallway or something like that on the top units, maybe like some alternate jagged areas or something, or or step up, something to make it a little bit more, less flat. More typical or more consistent with the buildings that have been built on the corner of Flatiron and Dune and the one just to the north of that. And on the other one, on the other street, I think it was 11th Avenue? 11th Street. 11th Street. It seems that you have these entrances to these units, and they seem like wells, you know, like water wells, or they seem like splash, you know, from the roof or something. It looks like mechanical areas. I don't know how you can make that less bulky to look a little bit more residential instead of a little bit less mechanical. And I also think that, you know, I think you did a real nice job in the middle. And I think you can, I don't know, maybe, I don't want to say raise it because you say you have concerns with the FAA, but maybe with a balcony, some balconies maybe just come out a little bit and just, you know, create a little more interest. These are my comments.

Thank you. Like I said before, and I mentioned both of the buildings, we were working with the facade of the building. At all times, there's a movement in the facade of the building. It's not a flat facade. And we also have the frames of the building, the ones at the corner, the ones at the center, at the balconies. There's also change in the parapets of the building. The restriction, the most restriction that we have is for building number one. But there's some movement on the parapets of the building. So basically, we are creating a 3D movement in the building. It's not like flat. The way you're perceiving that, that's not the way it is. I mean, if you can see, you have the gray facade of the building. It's forward, and it's beyond the ones that is coming on the side. And it's stepping back. little by little and then the other frame it's for one of the corners and there's a breaking between volumes of the building so at all times and that's the same intent of intent for building number one you're never gonna see a flat facade there's movement there's movement background there's a break the breakup in the middle of the building. And like you said, and I mentioned before, we have a kind of a restriction for the height, and we were trying to take advantage of, say, at least five stories of the building. But maybe, I don't know, we can take a look at it, but...

I just think those flat areas, as always, are just too long. It kind of reminds me of these old Apartment buildings, you know, they're just long and, you know, and then they're repetitive. I think you did an excellent job, like you say, all those other fenestrations and back and forth in the corners and some of, but just that, those middle areas is the only ones I'm concerned about. The rest is fine. And if you can do something to those lower entry, I don't know what you, you know. concrete areas or something or entrances. But that's about it.

All right.

Thank you. Mr. Barrera?

Thank you. I think overall for being such a long building and restricted in height, it's a good job of breaking up the elevations. What I do see on 42nd Avenue is in the middle of the building you are recessing the building there and the door just stepping back, I think what would help is if that expression also comes out to the railings and also to the ledge that's going across the top. Because then that would break up the elevation. Right now, it's so subtle because it's just recess in the middle that if you express that somehow, with the railing either stepping back or something different, I think that would add to what was brought up by the previous member. I do like the fact the way that it's laid out with the courtyards being internal, being that Lejeune is so heavily trafficked and right there next to the expressway, hopefully that'll help a little bit with the noise congestion that the residents and the people visiting the hotel will help with that. I think overall, I think it's a good design. I would just look at the fact that you've already expressed breaking up the front elevation, but you didn't express it in either the railings or the ledge going over the top, just to take a look at that and kind of maybe bringing that forward.

Other than that, I'm in support.

Ms. Zapatini?

I think in general, you guys did a really great job on the party, in my opinion, surrounding the existing building. I really like the building on 42nd Street, the fact that you were able to break the length and you created a center section that brings natural light to the corridor. To me, that was done very successfully. On that particular design and elevation, my only suggestion would be to change those palm trees to actual trees. You did it very successfully. I think it feels very residential and the scale is great. It's just the palm trees don't really help you create that neighborhood feeling that you are 99% there, in my opinion. And I really like the steps leading into the residences. I think that's very successful. So all the great things that you did in this building, to me, don't necessarily translate to the one on Lejeune. I agree with my colleague that the one tiny building on Lejeune is not as successful as the one you did here, because you did a great job in this one. It feels to me, can you go to the one on Lejeune? The facade feels a little long, and it's just like, it's not like a great, incredible success like you did in the other one. I'm not sure... If you could look into, you know, potentially breaking that long section of the facade, perhaps adding more trees or, you know, something so you can borrow from the great design that you did on the other street. Then my last suggestion would be, you were showing artificial green wall in one of your south elevations. I think there's a note saying artificial green wall. I personally suggest not using artificial green grass. I think it's in page A202. You're basically combing.

Oh, that's the, yes. The parking garage?

Yeah, the parking garage. Maybe you can do the same artwork, or it just looks very fake and doesn't really last a very long time.

We took out all the fake vegetation. Yeah, it was removed.

Okay. It was still shown in your elevation, in your A202.

When you say you removed it, are you replacing it with the screen?

Replacing it with artwork. Yes, we're going to be replacing that.

So can you go to A202 and just confirm that the section that has artificial green grass, that would now be artwork?

That's internal of the building. Yeah, we can work with that one, this one. We can work with that one and replace that with some artwork and some treatment instead.

And then in the 43rd Street where you have the parking garage, if... Right now, the parking garage is a little bit forward from the residential tower by maybe five feet. It would be great if you can continue that green buffer zone that you had all along the perimeter. So you have it in 42nd Street. If you could turn the corner on 43rd, that would be great. Just to add another layer of buffer to the parking garage with landscape, just planting trees. It seems to me that there's just a sidewalk there with no vegetation.

Yeah, we added some landscape in front of the building. If you can see this on our screen.

Well, it's confusing because it's shown in your rendering, but when I look at the site plan and I look at the distance that you have between the sidewalk and and that I don't see it. But okay, that would be my one comment on that. Thank you. Mr. Sanchez.

Thank you very much for your presentation. It's an interesting infield project in an area that is very dense and very active and with extremely high traffic and parking needs and a lot of activity because of the airport and the density. I will repeat a little bit the same comments that I heard from my colleagues. I have some issues with that building on Lejeune. It seems forced on that site, and the facade with the balconies overlooking You know, a multi-laned, highly traveled arterial road with a lot of noise and stuff. Who would like to have a balcony over there? But I would have seen that facade in a more urban, with a more urban character. I think that building is out of character with the nature of that highly traveled arterial road of Lejeune. perhaps the building should have the majority of the uses or the majority of the views on the other side, overlooking that courtyard and stuff. Otherwise, it's a well-executed project. I like the parking and the arrival that the hotel will share with the residents. But I have some issues about the building on Lejeune that you already have heard. I think that it's a little bit out of character with the nature of Lejeune as a highly traveled, noisy, full of dust. Some of your elevations show trees along Lejeune, but on this rendering, you don't show any. So I don't know if the intent is to do them or not. I don't know if the trees would solve it, but are there any trees on the zone? I don't recall.

That was a comment from zoning that we had to remove all those trees. We did have them originally, but we were told we had to remove them.

Thank you very much.

Just one comment regarding the- Speak into the microphone. Just one note regarding the units with the balconies on Lejeune. There's a lot of single family homes nearby, further south. So it's a better transition. And also I think we're anticipating that it would have a nice view of the skyline downtown in Brickell. So the immediate below on the street may not have Yeah, and it provides privacy to the hotel as well. So we think that those units will be desirable to have balconies right there.

Okay, just an opinion. Thank you.

Thank you.

Why would they not have trees on the June?

Well, the ones inside of the property, we had to remove them because of the required 6.5 clear path on the first layer. And then there was no distance reminder between those 6.5 feet and the building. And on the public right-of-way, I think there is a DOT because of the, there's a condition from DOT that we cannot have trees on that section of the road. And so we have, we also received a comment from Unzoning. That's why you see we have no trees whatsoever in front of the building.

Well, you can have hedges, right? I mean, planting hedges?

Oh, hedges.

Hedges of planting instead of trees?

We tried to propose them as planters, and they said no.

You have two trees on both sides of the, on both the north and south side of that east building, yes? Yes, because that is not- That's not on the right of way?

Does that include the 6.5 feet for the pedestrian circulation in front of the commercial? No.

Well, in the meantime, I would say that the way you've laid out your site I think was fantastic. Just placing the parking garage in the back southwest corner I thought was thoughtful and keeping it out of the way. In hindsight, and I don't know if it's a big deal, being that your east building seems a little bit on the retail side or on the pedestrian side kind of unsolved, not as successful as your north and west elevation. You know, the idea of maybe flipping it. You know, I think your stoops on the north and west elevation were fantastic. I would say, you know, I loved that you raised your building on the east side on this Pilates sort of party. It made it airy, especially with, you know, the existing building that you have behind. It just seems very massive, very heavy. I don't know if you're planning on refinishing the, is it stone or on the existing building? Are you painting it, refinishing? We're still in discussions about that. Okay. You know, again, I would echo what our colleagues mentioned today on the commercial elevation. Maybe even addressing with hardscape and kind of bringing, changing the patterns for the entrances on the commercial side. You know, I notice that you have parking directly on the other side, so it's not like you're facing it on the interior. unless you can flip the parking onto the existing building and then maybe internalize the commercial space. Could be another option. But other than that, I think you guys have been very successful in this info project. Those would be my comments and also just to clarify that the artificial greenery that you have shown on your renderings have been removed and the intention is to put artwork yes. I don't have any other comments we're ready to make a motion.

I make a motion that we approve the recommendation that they revisit the elevation along June to create a little bit more articulation to reflect the indentation that currently exists on the facade.

I would like to add conditions.

I'd like to increase the parapet to concrete on the garage. I'd like to emphasize that the The June elevation needs some work to make it a little bit more compatible to the buildings just to the south. I like, if you guys can basically study these entrances to the units on the ground floor. It seems a little bit too mechanical looking to make it a little bit more residential whether it's a little more treatment or or something to make a little bit less i don't know what you call it less brutalistic i guess it's a word so that's my only comments thank you i

Can I add trees?

Yeah, go ahead.

I just want to add trees instead of palms.

Okay.

In the site plan. Replace the palm trees at the entrance with regular trees.

So I accept the... The amendment for the trees, I'm good with 11th Street the way it is. I don't have a problem with the entrances, so I don't accept that amendment to my motion. I'm good with that elevation. So my motion was basically guided towards Lejeune, looking at that elevation, and I'll accept the friendly amendment for the trees, but revisiting the entrances along the side street, I don't accept that friendly amendment, so... Do you have anything else you want to add?

He's speaking to the mic. He's speaking to the mic.

I'm sorry. My primary concern was already expressed about the building on Lejeune, so it has been addressed.

Yeah, we've all expressed concerns on the building on Lejeune. I think they've heard that we're concerned with the building on Lejeune, loud and clear.

I don't know if the motion has been seconded, but I am second the motion.

Okay. The motion has been... Madam Chair?

Do you mind repeating the conditions?

The motion is to revisit the elevation of Lejeune to break up the center mass. There's currently a step back in the facade that is not articulated in neither the parapet nor in the railings and possibly incorporating that like they did along the side street and to remove or add palm trees. I forgot which one it was. Remove the palm trees.

Replace them with regular trees.

Replace with regular trees. That's the motion. And do we have a second for that? I'm not concerned with seeing the cars from the ground because of the position that you're seeing them from. So whether you add another foot to it or not, you're still not going to see the cars. So I don't think there's a need to increase a parapet.

And there is an existing parapet that will block the cars. They won't be seen.

So we have a motion and we have a second.

Ready to vote?

Yes.

Member Barrera? Yes. Member Gallardo?

No.

Member Zamses? Yes. Vice Chair Zappatini?

Yes.

Chair Lady Labrada?

Yes.

Motion passes five to one.

Congratulations. Thank you very much.

I also want to add that your presentation was excellent. Thank you for clearly documenting the whole project very clearly for us to review super quickly and for bringing the material board. It's excellent. Thank you so much.

Thank you very much.

UDRB item number two, minute track ID 18900. Property address is 2340 Southwest 23rd Avenue, 3232 Southwest 23rd Street, 3224 Southwest 23rd Street. 3231 Southwest 23rd Terrace. 3219 Southwest 23rd Terrace. 3209 Southwest 23rd Terrace. Project name, Cancel Coral Way. Location, Coral Way. Transit zone T68-0T4L. Square footage, 302,958 square feet. Number 8 stories, 166 residential units, 242 parking spaces, application type waiver. Waiver pursuant to Article 7, Section 7.1.2.5.29C for a 10% parking reduction. Waiver pursuant to Section 7.1.2.5.829 Miami 21 for a 10% deviation from the minimum parking requirements. for the multifamily residential use set forth in the T680 and T4L transit zone. UDRB requirement, pursuant to Article 7, Section 7.1.1210, the project exceeds 200,000 square feet.

Thank you. Thank you, Madam Chair, members of the board. My name is Steve Warnick, with Dave Pitney, offices at 396 Alhambra Circle, and here on behalf of the applicant, Conso Coral Way. With me today is Carlos Livano from my office, also Mark Schreiber and Micah Kahn from Avalon Bay, the developer, and we have Wayne Dunkelberger and his team from Baker Berrios, and also Andres Arcila from Natural Official, who's the landscape architect on the project. I'm just gonna give you a brief background on the property and an overview of the project and our waiver application, and then I will turn it over to Mark Schreiber from Avalon Bay to speak for a few minutes before we go into the design presentation. So the site, this is a property that's two blocks south of Coral Way on 32nd Avenue, 2340 Southwest, 32nd Avenue is the primary address. It's a site that was a former banquet hall, Renaissance at Coral Gables, which has been closed for a short period of time. The site is, clearly at a nexus between the Coral Way corridor and an existing residential neighborhood. It has very unique zoning. You can see on the screen that the eastern part of the site is T680. The western parcels are T4L. So, of course, that informed the design of the project, and that's kind of where we start. So there's a transition in the scale of the project that will be very prominent in our presentation, but we think it also speaks to one of the important goals here, which was to design a building that has a successful transition between that corridor and the existing residential neighborhood. So you can see in this aerial, I'll just use this to talk a little bit about the project. So there's, as I've said, an intentional effort on contextual design. The eastern part of the project has an eight-story apartment building, which is wrapping the parking garage. There's also a fourth-level pool deck and amenity space, which has created some privacy there with the building wrapping around it. On the west side, there's a three-story typology to respond to the zoning, which also allows us to create a kind of garden entrance to those ground floor units. The amount of open space on the site, although when you look at 32nd Avenue, you'll see a very urban building. Overall, it's roughly 25% open space. And on the western partials, the T4 parts of the site, it's 43% open space. We do have one waiver for parking reduction. It's slightly less than 10% request. It's about 9%. So compared to some other projects in the city of Miami, it's fairly modest. and in part intentional because of the neighborhood. There is a number of different unit types. We want to make sure we have sufficient parking, but we are within walking distance of Coral Way, which has bus service that qualifies as a transit corridor. It's also a short bike ride and walk from Metro Rail and the underline, which is now under construction and nearing completion. With that overview, I will turn it over to Mark Schreiber from Avalon Bay, talk a little bit about the developer's perspective, and then we'll go into the design presentation.

Good afternoon, Mark Schreiber with Avalon Bay. The developer offices at 200 East Broward Boulevard, Florida, Florida. Before we dive into design, I just wanted to provide a little bit of context around the brand and how this project is positioned, because that really kind of directly informs a lot of the design decisions that the architect made. Avalon Bay is a national owner-developer of rental housing. We own about 95,000 apartments across the country, including ones in operation and ones under construction. We do that work in our development offices out of 10 regional offices, obviously South Florida being one of those. Important to note, we're long-term holders, so we'll own our assets on average 20, 30, 40 years. And that allows us to think a little bit different, not having as many constraints in terms of the financing and the sale. And so we think about design, construction, operations, trash management, et cetera, but Also very importantly for this one, brand. And so we have four now five different brands in our portfolio. And this one is gonna be developed as a Conso, so hence the name Conso Coral Way. The ethos of the Conso brand is simplicity without sacrifice. And what that means is we are looking for a renter that wants a beautiful home, great unit but maybe doesn't use or doesn't care for the frills of all of the other interior amenities so one to provide this context you probably picked up on the fact in the plans that we don't have any interior amenities space a fitness center or clubroom we do have a very nice pool and pool deck and outdoor grilling space but the purpose for doing that is to be able to offer at the end of day an apartment unit for less than what it would otherwise rent for in a fully-manitized building. So we think this is a great urban infill location for that brand, where, as Steve mentioned, there's retail amenities on Coral Way. You could walk to a fitness center that you could belong to. Maybe you belong to one in the neighborhood already. You're not gonna use the fitness center. This is a brand that we've built successfully in other markets. It'll be our first one in South Florida. And so just wanted to provide that backdrop and explanation since we figured that would be a question. And I will turn it over to Wayne.

Thank you, Mark. Good afternoon, everyone. My name is Wayne Dunkelberger, 121 Alhambra Plaza. I'm here and pleased to present to you a Kanso project on Coral Way. I did want to just zoom back here for a minute. Mark mentioned that the design was understated in some ways. It's calming. And when we looked at this project, we thought we had a real opportunity here on this site to do the same thing. And so our goal was simple, to design a building that belongs here on this site. and really apply materials, texture, and context that works both with the 32nd and also the neighborhood. And so as we walk through this, I'll be able to explain the design concepts and the actual massing and the pedestrian edge. So as you can see by the site, this area, and I'll zoom in, this site is great because it does not have a back door. There's four sides to this project. They're all front doors. We looked at this project this way, and as we go around the entire building, you'll see how this thing complements, this building complements each side of the site, and also complements the neighborhood and fits into Coral Way. Now, we like to say that all projects are seen from the urban edge, the pedestrian view, and so you're looking at most projects from the ground up. And so we thought we'd start here. This one is on 23rd, and this is a great example of how this building is massed. It starts to step back because of zoning, but we took advantage of that step back by adding layers of massing. And then also we really wanted to inform the pedestrian view, the walking down the sidewalk with materiality. couldn't glue the stow board, it would not stay. But we really were inspired by the coral historical reference in Miami. We thought this would work really well as a calming effect, as a connection to the history of the area, but also a soothing material that pedestrians can connect with. So the tactile experience of this was important. So along the base of of the project as we wrap around the building, you'll notice the coral is on all base elements. And then the other important part of this view is that we really wanted to enhance the building because of the neighborhood. So you start to see the rhythm in the back. And I'm going to walk around this project. One of the other important things, and really going back to the idea of Conso, is this is really a civic place on the, most important intersection of this property. And so we wanted to not make a monument here, but we wanted to open up the pedestrian view, what people see from the street. So there's a lot of transparency. And on this corner, on 23rd and 32nd, is where we placed the lobby. We created arches. And as we go through the elevations, you'll see we created that arch rhythm to really start to break up the mass, to reinforce the base of the project. And then we also prepared layers in the vertical elements with horizontal fenestration as we go up the building to really fit this neighborhood. In addition to that, as I mentioned, we have four sides and they're all front doors. We looked at the parking garage and cladding that. and we made sure that you would not see any cars from the parking deck. We took the expression of the champagne metal. We created louvers so that they hide the garage itself, and it expresses an architectural feature that enhances the building itself. And then this perspective is a really good one as well. This one also reinforces the idea of the horizontal datum that runs across the building, base, middle, and then we lightened the top by stepping it back. And once again, the color palettes are very subtle and we're letting the building massing do the work by stepping back in planes. And then we really made sure that all of the balconies were articulated in vertical rhythms to start to break up the facade of the building and interplay with the resident units. And then once again, we're going back to the 23rd Street, the back side, the west side of the project, where the building starts to step back to the neighborhood. And then we have four-story elements. And it was really important to the design that we make walk-ups, that it feels like an urban but also a residential area. And so what we've done is we've made walk-up units in the back. And then this is a really good view. arches reinforced, rhythm that walks down the west side of the building. And then this is the back half and to the left of that is the greenscape that separates it from the neighborhood. Once again, this is, it actually works with the residential behind it. And then we did this night rendering to show the transparency of the corner and the walkability of the street. So this invites you into the building creates a civic presence on the corner, on the important corner of the intersection. And then I'm going to skip the site plan for a minute. Well, actually, let me zoom in real quick. On the site plan itself, as I had mentioned, on 23rd, on the west side of the building, we created stoops. We separated the building with green space from the neighborhood, and it has this residential feel. And as... Steve had mentioned we also have an amenity deck on top of the garage where the pool is, which is quite nice as well. I do want to point out that also in the front of the building, and we'll see it in this elevation when I come to the next elevation, we also provided stoops and low walls to break down the mass on the 32nd Avenue. In addition to that, you can start to see the rhythm, the breakdown of the arches, and really started to work in planes and vertical lines expressions to create a step in the building and to really create it to make it work in the neighborhood itself. And then, as I said, we've got understated materials. I don't know if you want me to hand these to you, but we have understated materials. We have white and a light beige. And it's really a way to reinforce the shadow lines in the buildings, the score lines, and then also to play off of the horizontal planes that are working in the elevation of the building to create shadow lines. And so once again, this is that understated idea of what Canso is and what it can mean. But I also think it contextually fits a neighborhood that transitions from an urban street to a residential area. And so we were really cognizant about how that could work. And let me go to the next one. And so in the back, you can see that we've limited the balconies in the back that look over the pedestrian, excuse me, the residential area. And the balconies that are there are actually lower scale in the T4 district, which I think helps greatly. Once again, reinforcing the arches, the rhythm, the pattern, the step backs. And then the colors that are listed here that I have are once again subtle, But I think fit the character of the neighborhood overall. So it's a soft palette and really letting them the architecture do the work and not the colors themselves. And then we do have on the north elevation. Once again, we looked at every elevation very carefully because every elevation is a front door. And on the north elevation, we do have the trash and loading area, which we've hidden in the garage. And then we've also cladded that garage to feel like it's part of the architecture itself. And this also happens on the south as well, where you enter the garage itself. So once again, stating the architecture, making it feel pedestrian friendly, making it feel walkable, and inviting as a project as a whole. And then I did have some smaller blowups of the elevations, which I have also in sheets as well. We're excited about this project. We think that this design fits the Coral Way neighborhood, and we also think it fits the urban street, and it also steps back into the residential neighborhood. If you have any questions, I'll be glad to answer them.

Thank you. This time I'll start on my left, Mr. Zamses.

Thank you very much for your presentation. It's not an easy job to be sitting here critiquing your project, especially a project like this one. First of all, this area desperately needs improvement. It's an area that I'm very familiar with for many years, and I'm very happy that you're doing something with it. I like the articulation along the street because the in and out, but there is an architectural vocabulary mixture of elements that I find difficult to interpret. The cornice of the top, the arches, the flatness of the facade on 32nd Avenue. The massiveness of the volume, it doesn't read well to me. The building needs to have more articulation, more ins and outs. It's a little bit flat and massive. So I don't know how to express, in other words, the thing. I mean, I think it's well... laid out, you know, the parking, the blah, blah, blah, the transition to the neighborhood, I like that recess that you have, but I don't see that at the main building, the high building, it's massive, it's flat, and it has too many elements that are, some are modern, I mean, the vertical picket at the balconies, uncalled for in a building like this. I mean, I don't know. I mean, it's just something that doesn't belong to, I know you mentioned that you wanted the verticality, but you can achieve that with different ways. So there's traditional elements like the big cornice at the top, then modern on the other side. I have some issues with the vocabulary, but I appreciate your effort. Thank you.

Ms. Zapatini?

I think this sets a really high bar for rental properties. So if I put myself into the budget that you're working for and the business model that you're trying to attract, I think it's a very successful project, especially in the areas where you have the stoops and the walk-up units in the back. I think you were able to achieve exactly what you are mentioning, which is breaking up the facade and creating a neighborhood feeling and designing for the pedestrian. I would agree that on the main elevation, you weren't as successful. It feels still a little bit flat and massive. But in general, I really like the materiality. I think it's very soft and elegant and really beautiful, very contextual for Florida. And I like a lot of the elements, but I do agree with my colleague that the one area where I would perhaps look is into the main elevation to see if you can bring some of the elements that you did so successfully in the back and on the side street.

Thank you. Mr. Barrera?

Thank you. I think overall the party, the way the building is laid out on the site is very positive, and some of the innovations are very articulated. To me, the arches kind of seem to have just been dropped in, like almost at the last second. It's like, oh, maybe we could use some arches. It doesn't really seem to tie in with the rest of the party. That's just my opinion. But I think it's a really interesting approach. Never thought about the fact that different brands apply to different markets and the fact that yes, there are people that that I'm more interested in. It's like hotels now. There are some that just have a little room and very little amenities because it's what people can afford that night. In the same way, you're providing a product that probably is needed in the market and in this location. So I agree with my colleagues with regards to that one particular elevation that seems like it's just a little flat and needs to be articulated. And again, my issue was the arches just seemed to have come out of nowhere. don't really seem to tie into anything else in the party. And I do like the introduction of the stone. I think that's a very South Florida material, and I think the way it's been used here was used very nicely. Those are my comments. Thank you. Thank you.

Mr. Behar.

Thank you. I agree with the comments that my colleagues have expressed already, but I do have some major concerns. Put that elevation on 32nd. How wide is this building? I don't have the plans. How wide did you say this building is from 21st, you know, from street to street? Yeah. Okay.

Let me go to the plan real quick.

Okay. And how tall is this? Because what you have is one facade, one plane elevation that is...

230 feet.

So you have 230 feet by what, a story nine?

111.

Okay, of really one plane with very, very little articulation. Go back to that elevation, which I find it urbanistically, the biggest concern that I have, zooming in there, you're creating a barrier, which is not inviting for the pedestrian That wall, those walls are what, five, six-foot walls that I am ignoring and not responding to my street, okay? Because then I say, you know, and I'm surprised that you guys so far without a comment like that where you're not allowing, inviting the public to come in. There's a barrier here, and from the sidewalk in, don't want to know anything about you, and I think that's a mistake, especially this I agree with the archers I don't think the archers here they were just thrown in and and and and you know for just to say that you're in South Florida if that makes any sense when I look at the elevation look at the day outside look how beautiful it is and what we have this reminds me of an affordable housing project I know that your client wants to keep it within a budget But we have a lot of punch openings where we're not taking advantage of our climate. And to me, it reminds me of, you know, and there's a time and place for everything. I don't think this location really is, you know, you're going to be or your client is going to be pleasantly surprised that the rent is going to get there very good. You know, the lack of the amenities, that's not my, you know, privilege to tell you. You know, your competition, it is going to be providing amenities. And in today's world, the buyers, not the buyers, the residents are smart. And they're going to go around and say, look, this building is offering me this and this building. You know what? And they're going to select. They used to be years ago. you know, a clothing store that remembers as an educated consumer is the best customer. Well, your educated, you know, potential residents are going to dictate that. To me, I have a problem with your massiveness, without the articulation, the breaking of the mask. You know, paint color doesn't do it for me. And I think that you have tried to, with the paint, to achieve that. I think this building, you know, I will agree with one of my colleagues, you know, this is good for the area because this location, and I looked at this location 17 times and nobody, and I'm glad that your client is moving forward with it because it really needs it. But I think that... The massiveness of this project, to me, I have very much concern. And the relationship to the urban fabric, to the street, I think you turn your back to it. I don't think that's the right approach. Those are my comments.

Thank you. Mr. Gallardo?

I feel like opposite of everything everybody said. I think you remind me of Philip Johnson. When he did the library in downtown, he was sensitive to historical, he was sensitive to the materials, he was sensitive to the Spanish, and I think you have provided great sensitivity to this project. I did the building right to the north of your building, on the corner, and you have done exceptional, you have done super, I mean, everything, I cannot find anything that I don't like. The green area to the west, those townhomes, I think they're townhomes, right? The street landscaping is, out of this world, is exceptional. You have a 13-foot sidewalk. I mean, people can just hold hands, kids, strollers. One can go and bike, and the other one can go on a stroller. I think the landscaping, I think you have your landscaping architect here, exceptional. If I was in the Olympics, I will give you like an architectural medal. I think you have been so sensitive of this area. I know this area very well. And this will be like, I mean, you can put this building in Coral Gables. You can put it in South Miami. You can put it anywhere. It's an exceptional looking building. And I'm 100% thrilled with your achievement. Thank you.

Thank you. Thank you for your presentation. Look, I appreciate your approach to the neighborhood. I think the west side of the project is very successful in the town homes. I think the scale is great. Aside from it being a zoning imposed, your execution It was very successful. On the east side, am I saying that right? Along 32nd, I don't mind that separation between the sidewalk However, you know, I would consider maybe lowering those low walls and maybe putting, you know, fence a little bit higher and shrubbery behind it to give that kind of openness. But I do have to say your long elevation along 32nd and even on the north side does look like, you know, just you have a lot of punched windows. So I think you've been very sensitive with your detailing. I would look into maybe breaking that up a little bit more. I see you have scoring in your stucco. I don't have exactly an answer for you. And then The cornice, what material are you thinking for along the edge of the building? Because I see you have a cornice.

Yeah, so let me go to the, you're talking up here, the top cornice. So what we were trying to do is actually break this into three base middle top. So the base is coral. And then what we did is we did a middle band, which has a smaller cornice, and then we create a larger cornice at the top. The other thing that it did, we felt, is that on the corner element and the middle element, it started to break the three masses up. If you looked at it in elevation, what we have is we have three elements. We have the one that says Kanso on the far right, a little higher. and really articulated that corner so that it really makes the corner statement. But we wanted to bring that across to the middle piece as well, but lower it. And then on the far left, as you turn the corner into the neighborhood, we really wanted to step it down and not adorn it as much. But on the corner, we eroded it with balconies. So the cornice was really the top off of the element of the last two floors. as a capital, as a top.

No, and I can see that. And I think, you know, just being so close to Coral Gables, you know, you're kind of bringing in that language, more of a classical party. Yeah. But my concern is the material that you use. A lot of these Ephus cornices, day one, look amazing. And then as the project starts to age... you start to have issues. So that's more of the question. What material are you looking to address that?

Yeah, you're right. It would have to be like a precast.

Precast.

Okay. Excellent. Good answer. All right. Other than that, I don't have any other comments. We're ready to...

I have one more question. On 32nd Avenue, what is the use on the ground floor? Is that all just walk-up units?

It is here. Let me go to the plan. Sorry. I'll pull it in for you. Yes, there's units, a lobby. So there's the lobby on the corner. But yes, these are actual loft units, and these provide a private step up. So the wall is a handrail when you're there, but it's actually to hide the steps walking up to the unit. You know, they're really like a traditional... New Orleans Stoop or somewhere else. That's what it's doing.

Yeah. I realize. Up in the New Orleans Stoop, you have the steps from the sidewalk. So it's not like here you're trying to create a little private yard or something.

Yes. Value for the resident that lives on the first floor with the high-moving traffic was the desire for that unit. Yes.

Thank you.

Thank you.

We don't have any other comments. We're ready to make a motion.

I can make a motion to approve as presented with one condition to look into breaking the length or the articulation of the east building elevation on 32nd.

We can also add to just confirm that the cornice detail will be precast.

Okay. That's fine.

Yes. Thank you. Do we have a second?

I second the motion.

We have a motion and a second for ID 18900. Member Barrera? Yes. Member Behar?

I move a yes, but I will urge you to reconsider some of those comments. Yes.

Member Gallardo? Yes, with a gold medal. Member Zamstis? Vice Chair Zapatini?

Yes.

Chair Labrada?

Yes.

Motion passes. Thank you all.

Congratulations.

Thank you all for your comments. Appreciate it.

Does that conclude our meeting today?

Make a motion to adjourn.

Do we have a second?

Second.

Thank you. Thank you.

Hello everyone Captain Freddy Cruz of the City of Miami Police Department's Public Information Officer and today we want to discuss a little bit about pedestrian safety. So basically as you can see we have an intersection here within a residential neighborhood and what we want to let everyone know is to please if you live mid-block or if you're visiting the area don't cross mid-block Use these intersections, as you can see here, to cross from one side to another. We've seen too many accidents, too many fatalities. We don't want to see another one. So basically, we just want everyone within the city of Miami to do the right thing, cross at the appropriate area, cross at the crosswalks, and utilize them. Don't cross mid-block, because that is where we have seen the majority of our accidents.

MPA is protecting you.

If you do scan it, you may compromise your personal and banking information. We are being more vigilant. We are removing the QR codes from our parking signs. And we urge you to use the pay by phone app to make the parking payment.

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