A developer has plans for a major Miami intersection, bringing new residential housing and a block-long stretch of retail businesses to the area. East Flagler Service Station LLC is the owner-developer of the 27 Flagler project, designed as a 12-story mixed-use building, home to 133 multi-family residential units, about 12,000 square feet of ground floor commercial-retail uses, and parking for up to 217 vehicles. The site is at 2601, 2615, 2695 W Flagler St. 16 NW 26th Ave. The plan met criticism from the city’s Urban Development Review Board, with members suggesting major design changes. The board voted 5 to 1 recommending approval with these conditions: ■Redesign all building elevations to improve the architectural cohesion between the ground level, parking, and tower layers. ■Redesign the building’s corner at West Flagler Street and Northwest 27th Avenue, adding more glazing and removing the cantilevered corners. ■Add more glazing to the West Flagler Street façade to enhance the architecture. ■Improve the architectural integration of the parking layer by incorporating architectural elements from either the ground level or the tower. Board member Gia Zapattini voted no, and she was as critical as most of the board members, calling for redesign. Attorney Brian Dombrowski, representing the developer, said the property has three frontages, West Flagler Street, and Northwest 27th and 26th avenues. The 0.892-acre site now holds a gas station, commercial structures and surface parking. The project is designed by Modis Architects. Robert K. Morisette, of Modis, wrote to the city: “The approach was to create a level of fluidity with the building mass that would break the traditional modern rectilinear form. “The playful mass has created movement all around the building and has led to a series of angled lines expressed in balconies, walls and most importantly rooftops that create a clear transition between building and sky. “Furthermore, the connection to the street level was vital. For this, the core language of the design was brought down to the ground level. Incorporating texture changes and canopy heights at varying moments to enhance the pedestrian experience,” he wrote. The developer is requesting waivers from the city’s zoning code to allow: ■Parking to encroach into the second layer, along the principal frontage, with an art or glass treatment. ■Parking to encroach into the second layer, beyond 50%, along the secondary frontage, with an art or glass treatment. ■A 10% parking reduction for residential parking; 10% parking reduction for residential visitor parking; and a 10% parking reduction for commercial parking. Mr. Dombrowski told the board the overall development will be about 225,000 square feet. “We’re removing a lot of curb cuts along West Flagler Street and we’re putting our access on the northwest corner from 27th Avenue and on the northeast corner on 26th Avenue. This will allow us to have an uninterrupted frontage along Flagler where we are lining that with our commercial uses,” he said. Mr. Dombrowski said, “We are activating our ground floor at both intersections, as well as completely along Flagler. “We are also activating the pedestrian realm where right now you have a gas station and a couple of single-story buildings which don’t really provide that pedestrian experience,” he said. Ivo Fernandez, with Modis, told the board: “We focused vehicular circulation for the project so 27th Avenue is the main corridor.” “We wanted to create the backdrop that emphasizes and highlights the retail. We took the massing of the garage and we made it part of the retail,” he said. “We tried to create a series of frames, vertical fins and fabric to screen elements in-between,” said Mr. Fernandez. Ms. Zapattini said, “What you presented, I don’t really see it. I see three very distinctive sections of the building that seem disjointed to me. “You have a top design development, a middle design, and a retail design element. The proportions are off. And I also have an issue with the points, and the corners and … there’s just a lot going on. “It’s really hard to support a project that seems like three different tiers with lots of design elements disjointed. I also have an issue with the Flagler façade. It’s very long and not broken … the only thing I really liked is the entrance to the lobby … it’s really nice that you used warm color tones and it feels very residential and homey. “I think you really need to redesign a lot of the elements,” said Ms. Zapattini. Board member Agustin Barrera said, “I think Gia touched on the main issue here. It looks like three different buildings … I don’t see a parti that ties it all together. “I really think that you need to go back and really think about the whole façade and the whole treatment of the podium, and how it addresses the street level and how it addresses the residential component, because right now they’re not talking to each other at all,” he said. Board member Ligia Ines Labrada said, “I have a hard time with this corner, and the massing of the podium. This is like a wedding cake.” “You have the corner with little windows, at this chamfered corner with the overhang of an eyebrow – you have a lot of things going on … we’ve seen your scales and your projects. I know what you can do. This is just not there,” Ms. Labrada said. Board member Robert Behar said, “I’m going to start with the positives. The way you have addressed Flagler Street for pedestrians, that’s good.” But Mr. Behar said he agrees with his colleagues that the design “doesn’t match” and “needs something to be more consistent.” Mr. Behar continued, “We’ve seen your work and I think that this is not up to par with what you’re capable of doing … the project needs some tweaking to get it there.” Board member Francisco Perez-Azua said, “It’s three different buildings … do more with those balconies, maybe do more to celebrate the corner. Do some things to unify the design.” Attorney Carlos Lago, also representing the developer, told the board the design team will work with city planning staff to address the board’s concerns. “We can definitely work with the staff,” said Mr. Lago. Board Chairman Ignacio Permuy said, “I concur with most of what was said by my colleagues … we’ve seen what you can do. You’ve presented some very excellent projects to us. Ivo, and your team, you guys know how to resolve the program and you’re excellent designers.” Related Posts:Three-building Flagler Street complex underwayLittle River project seeks city waiversWynwood-Edgewater mixed-use midrise wins backingWest Flagler three-building complex gets go-aheadThird Avenue residential midrise wins OKThe post Review targets many changes in Flagler housing project appeared first on Miami Today.