Two new residential towers joined by a parking podium topped with commercial space are planned for a city block in Miami, hugged by Northeast Second Avenue and Biscayne Boulevard. NEMA is a two-tower design fronting 32nd Street, with the towers home to 1,030 multi-family apartment units and ancillar y amenities, and a parking structure for 932 vehicles. The owner-developers are Crescent Heights and its affiliate entities, and the site plan was prepared by RSP Architects. The city’s Urban Development Review Board unanimously recommended approval with two conditions: ■Study changes to the parking podium coverage so it looks less like a parking garage, with more detail in the perforations. ■Place shade trees along Biscayne, and have no artificial trees or plants. Ethan B. Wasserman, an attorney representing the development team, said the property is bounded by Biscayne Boulevard on the east, Northeast Second Avenue on the west, the former Northeast 31st Street on the south, and Northeast 32nd Street on the north. In a letter to the city Mr. Wasserman said the developer plans to utilize the state’s Live Local Act in order to incorporate additional height and density beyond what the underlying zoning district permits. Under the Live Local Act, a qualifying project must be in a mixed-use, commercial or industrial zoning district and commit to restricting a minimum of 40% of its units to serve residents earning up to 120% Area Median Income (AMI) for 30 years. He said the project proposes a minimum of 40% of the proposed 1,030 total residential dwelling units, or 412 residential rental dwelling units, as affordable at 120% of the Area Median Income. The project will contain 65% or more residential use by square footage, and 105,011 square feet of commercial uses. The ground floor contains active uses along all frontages, including along the southern interior property line. The developer is requesting waivers to the Miami 21 zoning code to allow: ■Reduction of required residential, commercial and guest parking for projects close to public transit options. ■A 10% reduction in the 70% façade. ■Parking along a secondary frontage to extend into the second layer beyond 50% of the length of the frontage, if an art, glass, or architectural treatment is provided for that part of the façade. ■A single floor level exceeding 14 feet may count as one story. ■A 10% reduction in the tower setback along Northeast 32nd Street. ■Changes to the minimum pedestrian entrance requirement. The tower on the east will rise 49 stories and the tower on the west end of the block will be 21 stories. The project also has nine on-street parking spaces. Mr. Wasserman wrote, “The project is centrally located in the Edgewater area which includes easy access to multiple functions of daily life, including various employment centers, restaurants, entertainment, and commercial establishments. “Further, the project is strategically located near a grocer use which will provide a much-needed service to the vast and expanding residential neighborhood,” he wrote. An architectural narrative for the project reads, “Two refined and elegant architectural towers establish a strong presence along Biscayne Boulevard and Northeast Second Avenue, showcasing a sleek, contemporary design. “Balconies and expanses of glass create a dynamic composition of horizontal bands, vertical cutouts, and articulated corner conditions that lend hierarchy and visual interest to the façades. “The towers’ clean, modern lines complement and elevate the surrounding design trends of the area.” The towers are unified by a shared podium clad in a perforated metal screen, featuring a large-scale mural inspired by organic patterns and commissioned from a local artist, it reads. Board member Manuel S. Gallardo said, “I commend you; you’ve done an exceptional job … So much articulation, so interesting. I just adore the project.” Board member Gia Zapattini questioned the developers on the quality of the pedestrian experience throughout the project and was critical of the design of the garage and façade. She said, “I’m a bit concerned, a large majority of the face feels like a parking garage.” Ms. Zapattini said it’s great to see such elegant buildings “but the parking area looks like a parking garage, very flat, almost 9 stories – a giant flat wall with perforated metal … we don’t like parking garages to look like a parking garage.” Mr. Gallardo disagreed, saying, “I love the podium … it’s such a nice transition from one building to the other. This podium is very elegant.” Board member Francisco Perez-Azua said, “Amazing building, very nice, with a lot of nice features” He agreed the façade of the parking podium “could be an intimidating wall if not handled correctly.” Board Chair Ligia Ines Labrada said, “I agree on the towers, the way you handled the towers meeting the sky is very successful.” “I have a harder time with the entrances on the ground floor,” she said, in reference to better identifying the entrances. “If you’re walking you could miss the main entrances on all sides,” she said. Ms. Labrada also mentioned a more pleasurable experience for pedestrians who are offered shade, and she suggested more shade trees for the project and to have no artificial trees or plants. The post Biscayne Boulevard towers in Edgewater to add 1,030 residences appeared first on Miami Today. ...read more read less