boardname
ARCHITECTURAL APPEARANCE COMMITTEE
Meeting Date: OCTOBER 3, 2023
title
BRINY RESIDENCES
projectinfo
Request: Building Design
P&Z# 21-12000043
Owner: 305 Briny Ave, LLC
Project Location: 305-317 Briny Avenue
Folio Number: 494306060400
Land Use Designation: Medium-High (25 du/ac)
Zoning District: RM-30/AOD (Multiple-Family Residence / Atlantic Overlay District)
Commission District: 1 (Andrea McGee)
Agent: Andrew Schein (954-617-8919)
Project Planner: Diego Guevara (954-786-4310 / Diego.Guevara@copbfl.com)
otherinfo
Summary:
This agenda item is for a revision of a previously approved project. The project is to construct a 9-story mixed-use development with a total of 40 residential units and 2,700 square feet of ground-floor commercial space. The footprint of the proposed building is 45,201 sq. ft. on a 58,100 sq. ft. (1.334 acre) site. Lot coverage is 77.8%.
The Committee reviewed and approved the Building Design and granted Vernacular or Superior Design Alternative approval on August 2, 2022.
The applicant is requesting a new review and approval by this Committee to modify the exterior building elevations. The floor plans have not changed significantly. The modifications are evident in the building elevations, where windows with individual window frames replaced the continuous vertical glass curtain system. The original window design extended continuously over the concrete slabs from the third floor to the top floor, making the building look taller and slender. The proposed exposure of the concrete slab on every floor makes the building look wider, providing a “layer cake” pattern. It also eliminates the characterized uniqueness of the original façade design. The number of vertical metal fins was reduced, and the distance between the remaining elements was increased, losing the brise soleil effect and impact on the elevations.
Another significant exterior change is the perforated metal screening removal from the North Elevation. The purpose of the proposed screening was to make a large elevation appealing for the abutting property view and the parking garage users. It also provided additional ventilation. The façade became a solid, windowless elevation without the metal screening. To offset the blank wall impact, the applicant should provide a superior design approach, including but not limited to a superior landscaping design to be reviewed and approved by the City’s Arborist.
The Committee approved the Vernacular or Superior Design Alternative to modify the following Atlantic Overlay District Design Standards:
1. Table 155.3703.F.7.a Allowed Architectural Substyles:
The Atlantic Overlay District has three architectural substyles to use for the design of buildings within the District (Table 155.3703.F.7.a Allowed Architectural Substyles). The substyles allowed are:
a. Tropical Old Florida.
b. Tropical Contemporary.
c. Nautical Moderne.
The Vernacular or Superior Design Alternatives selected to use for the deviation of this section of the Code was option number 2, which states: “The project portrays a superior design or development that celebrates, honors and pays visual tribute to specific style or theme”.
According to the narrative submitted by the applicant at the previous review of the AAC, “the design is in a Coastal Contemporary style with architectural elements that are compatible, consistent and complementary to the design standards established for the Atlantic Overlay District. The proposed “Coastal Contemporary style” is in lieu of complying with the regulations of the allowable architectural substyles.
2. §155.3703.F.d.ii: Additional Standards for Specific Building Façade Articulation Elements:
The elements included in this provision of the Code are:
a. Front Porch.
b. Stoop.
c. Basic Storefront.
d. Canopy Storefront.
e. Gallery Storefront.
f. Arcade Storefront.
The Vernacular or Superior Design Alternative selected to use for the deviation of this section of the Code was option number 1, which states: “The proposed feature(s) or element(s) contributes to the overall design and helps the project to achieve excellence by creating a project of distinction, and thus exceeds the deviation from the Code requirement in terms of aesthetic quality.”
According to the narrative submitted by the applicant, “the proposed features and elements in a variety of materials and details provide a dynamic texture and façade articulation that create a project of distinction and help to achieve design excellence exceeding the deviation from the code in terms of aesthetic quality.”
The Site Plan was reviewed by the Development Review Committee on February 2, 2022 and was reviewed by the Planning and Zoning Board on the July 29, 2022, meeting.
The proposed building is located north of SE 4 Street, west of Briny Avenue and east of South Ocean Boulevard.
Pursuant to Section 155.2205, Code of Ordinances, the Architectural Appearance Committee may require such changes in plans and specifications as, in its judgment may be requisite and appropriate to ensure that the exterior appearance of buildings and structures enhances the aesthetic character of the surrounding development by complying with the architectural appearance standards of this Code and approved design guidelines.
Zoning | Existing Uses
A. Subject property (Zoning | Existing Use): RM-30 (Residential Multiple Family 30 | Partially occupied by low density residential buildings.
B. Surrounding Properties (Zoning District | Existing Use):
North: RM-30 (Multiple Family Residential 30) -AOD (Atlantic Overlay District) | Low rise hotel
South: RM-20 (Multiple Family Residential 20) -AOD (Atlantic Overlay District) | Condominium
East: RM-20 (Multiple Family Res. 20) -AOD (Atlantic Overlay District) | Condominium+Vacant
West: RM-20 (Multiple Family Res. 20) -AOD (Atlantic Overlay District) | Single Fam+ Low rise hotel
Staff Conditions:
If approved by the Architectural Appearance Committee, staff recommends to include the following conditions:
1. Revise the East Elevation, sheet A3.13. The square columns between the second and third floor on the central terraces must be visible on the facade. From the third floor to the top, the columns on the central terraces are circular, as illustrated in the drawings.
2. Revise the North Elevation, sheet A3.14. The circular columns must be visible (two at the east side terrace, and one at the west side terrace from third to seventh floor). The shadows on the columns shall correspond to the shape of the architectural element.
3. On all color elevation drawings, add a different color shade to the exposed columns to make them visible.
4. On all color elevation sheets, provide specific material manufacturer, specifications, description, and commercial reference of each product on the material legend.
5. Provide and 11”x17” Color and Material Sample Board with samples of the proposed materials and original paint chips must be provided.
6. Comply with all outstanding conditions of the Development Order.
The approval is contingent to the elevation modifications only. No other parameters or modifications are approved with this application.