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Property

Image extracted from submitted plans. See full documents in the attachments section below.

DRB26-1161

FKA DRB24-1072, 299 72ND STREET

The following summaries were generated by AI from the official documents linked below. They may contain errors. Please refer to the original documents for authoritative information.

Proposal

The applicant is requesting modifications to a previously approved Design Review Approval for the construction of a new five-story community complex at the site of Parking Lot P92 in North Beach. The complex includes a parking garage, library, community center, aquatics center, fitness center, retail, multi-purpose fields, and jogging track. Specifically, the applicant is proposing changes to the materials, design elements, landscaping, and other architectural features, including revised open space activation on the northeast corner and updated Art in Public Places garage screening colors.

From the Letter of Intent

New construction of a three-story, two-family residential building on a vacant 4,000 SF lot (40' x 100') in the R-PS1 Residential Medium-Low Density District. The building includes two 1,710 SF apartment units (one per floor on the 2nd and 3rd floors), a ground floor with parking and service areas, and a common roof terrace of 3,205 SF. The estimated base construction cost is $3,750,000.

  • New construction of a three-story two-family residential building
  • Ground floor parking garage with 4 tandem spaces screened by aluminum sectional gate and landscaping
  • Ground floor trash room (mechanically ventilated) and bicycle racks
  • Unit #1 on 2nd floor: 1,710 SF, 2 bedrooms, 2 bathrooms, powder room
  • Unit #2 on 3rd floor: 1,710 SF, 2 bedrooms, 3 bathrooms, powder room
  • 6'-8" wide balconies at front and rear for each unit
  • Common roof terrace with built-in planters, irrigation, lighting, and aluminum trellises
  • Mechanical equipment on rooftop racks screened by landscape planters
  • Retaining walls at minimum 7.76' height along sides and rear property boundaries
  • Masonry walls and aluminum picket fences combination for privacy walls (max 7ft at sides/rear, 5ft at front)
  • New 18ft wide driveway approach from 2nd Street
  • Pervious pavers on sand for exterior walkways and driveway
  • Preservation of two existing Gumbo Limbo trees on sidewalk
  • Remodeling of depressed curb and removal of two off-site parallel parking spaces to allow vehicular access
  • Hurricane-proof impact-resistant windows, doors, and railings with champagne-color aluminum frames
  • Facade materials including white painted stucco, composite wood cladding accent walls, light turquoise low-e tinted glass, aluminum vertical louvers, and frameless glass railings
  • Elevator and open (non-air-conditioned) staircase serving 2nd and 3rd floors only
Staff Recommendation
APPROVAL W/ CONDITIONS
In view of the foregoing analysis, staff recommends approval of the design, subject to the conditions enumerated in the attached Draft Order, which address the inconsistencies with the aforementioned Design Review criteria, Sea Level Rise criteria and Practical Difficulty and Hardship criteria.

Compliance Findings:

✗ Sea Level Rise: Not Satisfied ✗ Design Review Criteria: Not Satisfied
Key Issues
  • Activation of open space on the northeast corner of the site
  • Improving connectivity and visibility of the northeast corner of the building
  • Creating seating and community gathering opportunities in the northeast and southeast corners of the site
  • Color selection for the Art in Public Places (AIPP) garage screening, particularly the green colors on the two large triangles — staff prefers Option 2 (medium blue shade)
  • Recycling/salvage plan not yet provided (required at demolition/building permit stage)
  • Water retention systems — additional information needed to determine compliance
  • Variances previously granted for clear pedestrian path, habitable floors, ground habitable floor depth, second and third floor habitable depth, driveway/vehicle access, off-street parking facilities design, and CD-2 parking garages
Project Details
Style Contemporary civic/community complex with V-shaped columns, perforated metal screens on garage openings, anodized aluminum railings with fin pickets, metal fin stair enclosures, painted concrete beams and fins, and an Art in Public Places artistic screen on the west elevation fronting Harding Avenue
Height 66'-4" / 5-Story (previously proposed as 68'-6")
FAR 194,085 SF / 1.2 F.A.R. (previously 187,802 SF / 1.1 F.A.R.); Maximum: 417,613 SF / 2.5 F.A.R.
Zoning GU, Government Use District (with surrounding regulations averaged from TC-C and CD-2 districts)
Lot Size 167,045 SF / 3.83 AC
Setbacks Not specifically detailed in the report beyond variance references to pedestrian path and parking setback requirements
Parking Required: 174 spaces; Vehicle Parking Provided: 590 spaces; Long-Term Bike Parking: 16 spaces; Short-Term Bike Parking: 13 spaces
Applicant City of Miami Beach
Architect WJ Architects
Existing Building
Full demolition proposed
Meeting

Thursday, July 9, 2026

09:00 AM

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