Design review recommends adaptive reuse project for Wynwood
A developer who is already making an impact on the Wynwood Arts District with a mixed-use project called Wyncatcher I now proposes a companion project that will fill out the block with more new retail uses and office space.
Wyncatcher II is an adaptive reuse designed to bring new life to an old two-story warehouse at 2150 NW Miami Court.
The Wynwood Design Review Committee voted unanimously to recommend approval with these conditions: No faux vines or plants allowed on building; incorporate wall washing illuminations on façade key art features, consider color lighting; recommend vehicular gate to be 8 feet tall; propose dynamic design for vehicular gate.
Morabito Properties LLC plans to renovate and expand the existing warehouse on the southwest corner of Northwest Miami Court and Northwest 22nd Street.
The property consists of a 14,162-square-foot building on a 23,580-square-foot site. The new project is to expand the building to 49,270 square feet over three stories, with rooftop spaces, a private outdoor terrace, and about 40 covered parking spaces.
Attorney Nicholas J. Barshel, representing the developer, wrote to the city: "Uses at the property varied over the decades as the size and shape of the existing building changed to fit the needs of each user. Like many of its counterparts in the Wynwood Arts District, this building is a utilitarian two-story concrete-block structure with a flat roof that was originally built in the early 1950s.
"Microfilm records from the city indicate that over the subsequent 70 years this building housed various industrial warehouse and storage uses, as well as commercial display/sale of goods," he wrote.
Mr. Barshel said tax records from the Miami-Dade property appraiser also indicate that the original structure was expanded several times.
"The existing two-story concrete structure remains in the same general configuration as the last expansion in the 1950s," wrote Mr. Barshel. "The building is currently vacant with no active users. The overall property now also includes an undeveloped vacant lot to the south of the existing building."
He added, "Wyncatcher II will add a fresh expression of bold design elements, artistic murals, and greenery into the transitioning neighborhood fabric and thereby further the city's goals for revitalization of the Wynwood Arts District.
"The development program includes a ground-level retail space, three stories of office use, and multiple tiers of roof terraces in a mixed-use building."
Mr. Barshel said the project includes parking behind and under the offices on the south end of the property with 42 total spaces, including the relocation of six historic spaces from the existing structure.
He wrote, "All elements of the existing structure and new expansion will be coordinated to create a seamless design that is modernized to include increased glazing and multiple roof terraces that better interact with the street frontages and are inviting to pedestrians."
The developer is requesting waivers to the Miami 21 zoning code that would allow:
Up to 90% lot coverage through provision of a roof terrace and cash contributions.
Up to 30% reduction in required parking due to transit corridor proximity.
Modifications to existing non-conforming off-street parking.
Mr. Barshel wrote, "As with many other sites in Wynwood, the project involves adaptive reuse of an existing industrial building that reflects the building typology and manufacturing heritage of this community.
"The waivers are necessary to accommodate required parking while maintaining this building. In this manner, the project will retain the scale and feel of development that predominates this neighborhood and also make the street front more active for pedestrians through introduction of new retail uses, increased glazing, artistic murals, shady roof terraces, and ground-level landscaping in compliance with the Wynwood Streetscape Master Plan.
"Through approval of the waivers, these elements can all be incorporated into Wyncatcher II to provide new inviting public and private spaces to celebrate the creative spirit and industrial chic vibe Wynwood is known for," he wrote.
Vagabond ARQ is the architect of the project.
Committee Chairman Victor Sanchez said, "It's a very nice project. I appreciate the simplicity of it and the fact that you're not trying to make a statement with it. It fits the neighborhood. It maintains it.
"I think projects like this are crucial ... and the fact that you're not necessarily maximizing the capacity of the site, because I know you can go higher here ... It's a project that can be experienced from multiple levels," he said.
Mr. Sanchez was first to recommend the height of the garage gate be lowered, to help "soften" the look of that entrance.
Committee member Gustavo Berenblum said, "I like this project. You understand that less is more ... it doesn't mean simplistic. It's very clear in the narrative of the project. It's industrial in nature.
"It's a good example of adaptive reuse, and the art that is intrinsic to the project ... landscaping is adding some life to it," he said.
Committee member Marc S. Coleman said, "I think it's a great project. It's refreshing to see projects like these ... this really speaks Wynwood.
The planned artwork on the façade was praised by Mr. Coleman, who called it fantastic.
"That said, I would have liked to have seen more color brought in somehow. We've seen a lot of black-and-white buildings in Wynwood in the last year and a half. Part of Wynwood is exuberance, and that translates into color – art with an edge to it. But I'll take what I can get ... what you've shown here is very good," Mr. Coleman said.
