Dual mixed-use residential towers, the tallest reaching 55 stories, are coming to Edgewater.
The applicant is 17 Plaza LLC, which is planning to build the project, Biscayne 18, at 331 NW 18th St.
The development is to include the towers, home to 1,178 residences, nearly 25,000 square feet of commercial-retail uses, and a parking podium for 1,363 vehicles.
The city’s Urban Development Review Board unanimously recommended approval with these conditions:
■Break up the architectural massing and scale of the podium on all elevations to soften the building’s massing and scale and to unify the design of the podium and the tower.
■Add color or texture to the fenestration of the garage on all elevations to create a more architecturally playful and visually organic façade.
■Increase the height of the first floor, particularly along Biscayne Boulevard, to make the ground floor grander in scale from the pedestrian perspective looking up to the tower.
■Add shade trees where possible along all frontages to add shade canopy and to enhance the pedestrian experience.
Iris Escarra, an attorney representing the developer, said the property consists of an entire city block in the Edgewater neighborhood bounded by Biscayne Boulevard to the west, Northeast 18th Street to the south, Northeast Fourth Avenue to the east, and Northeast 19th Street to the north.
In a letter to the city Ms. Escarra wrote: “The project’s design responds primarily to human scale and pedestrian interests and will be a positive addition to the Edgewater neighborhood.”
The developer is requesting waivers to requirements in the Miami 21 zoning code to allow:
■Up to a 10% reduction in the minimum frontage setbacks above the eighth story from 10 feet to 9 along all frontages above the ground floor.
■Up to a 30% parking reduction for properties within a Transit-Oriented Development (TOD) area, for residential parking, visitor parking, and commercial parking requirements.
Biscayne 18 was designed by architectural firm G3AEC.
Arturo G. Griego, principal architect, wrote about details of design in a report: “The proposed project, Biscayne 18, is situated at 1825 Biscayne Boulevard within a T6-36 Zoning District. The lot spans approximately 1.57 acres and is strategically located between 18th and 19th Streets, directly across from Publix and adjacent to Margaret Pace Park.
“The development consists of two striking residential towers … with 589 rental units per tower, contributing to Miami’s evolving skyline. Biscayne 18 is designed to harmonize with its surroundings while maximizing views of Biscayne Bay and the cityscape.
“One tower is oriented toward the vibrant Biscayne skyline, appearing as a grand glass screen reflecting the city, while the second tower faces Margaret Pace Park, seamlessly integrating green spaces into its design.
“The architectural language of the towers is defined by long glass balconies and elegantly rounded corners on all four sides, creating a softened and less massive corner to the building and block.
“The varying heights of the towers provide a visually interesting and varied skyline, while the tower elements themselves are strategically positioned to break up the mass of the parking structure at the base…
“Additionally, balconies are used throughout to address and humanize the scale of the larger building, reinforcing a sense of rhythm and residential character,” it reads.
Board member Robert Behar said, “It’s a very big, massive project. I appreciate a lot of the movement, the architecture,” but he cited a couple of major concerns dealing with the massing and suggested changes to the façades to help break up the “continuous base to that block.”
Board member Gia Zapattini said, “I think the building doesn’t read very residential. It reads commercial to me. That’s the overall look and feel of the building.
“It seems cold and commercial … maybe more could be done with the landscaping. The ground floor perception just doesn’t feel residential … and maybe that’s OK with you, maybe that’s your intent.
“My suggestion would be to figure out how to make it warmer and more homey, and maybe add more palms in the pedestrian realm,” said Ms. Zapattini.
Board member Anthony Tzamtzis said, “My comments are very similar to my colleagues’. There is a very monolithic aspect, a monolithic tone to the building.
“I definitely think the ground floor needs more oomph, more height, especially with how it relates to the tower above. There is a dissimilarity between the one tower and the other tower and the podiums … they look like three different projects.
“The seriousness, the monolithic aspect of the building, the monotone color that doesn’t change, all of these are issues that we discussed,” he said.
Acting Board Chair Agustin Barrera said, “I love the paseo going through the street. You do set back so I think that helps break up the façade.
“I think there’s an incredible opportunity along Biscayne Boulevard to maybe just move the façade of the retail in and out a little bit so it’s not, you know, 300 feet of façade. Just open it up. You have some canopies there already, so that softens it a little bit.
“I like that the tower goes to the ground floor. I’m not so much against the monolith of the tower.
“For me, at the parking garage, there’s a place you could actually add warmth. If it’s more green, the way the garage is treated it is monolithic, it’s just like this big block of concrete that you could carve out some spaces on it and add some green,” he said.
Ms. Escarra addressed the board saying, “We appreciate those comments and take them wholeheartedly. We will work on the undulation and the massing and so forth, as mentioned by Board member Mr. Behar.”
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