Historic Preservation Board continues Basecamp school plans after detailed compatibility debate
Loading...
Summary
The board continued the application for a new Basecamp education facility at 245 & 251 Washington Avenue to the September meeting after extensive discussion about scale, setbacks and rooftop projections; staff and the applicant agreed to further design work on massing, stair placement and fence/landscape treatment.
The Historic Preservation Board on July 12 continued review of a proposed new educational facility for Basecamp 305 at 245 and 251 Washington Avenue to the board’s September meeting following substantial discussion about massing, rooftop projections and compatibility with adjacent contributing buildings.
Staff described revisions submitted since the June meeting, noted a unanimous conditional‑use approval from the planning board and recommended approval of the design with a reduction in rooftop height exceptions. The applicant team from Architectonica presented a multi‑story design with terraces intended for outdoor teaching, a double‑height covered play area and rooftop gardens. The applicant said they would reduce their requested rooftop bulkhead projection from 20 feet to 17.5 feet if the board preferred; during the meeting the applicant offered additional flexibility to work with staff on further reductions.
Public speakers and board members praised the school concept but debated compatibility at the sidewalk and the southwest corner of the building, which is adjacent to a two‑story contributing structure. Miami Design Preservation League said it supports a school but urged lowering rooftop exceptions and further refinements to the street‑facing composition. Board members raised concerns about the visual impact of the front‑facing stair/elevator bulkhead and the extent and design of fencing around the playground; several suggested options including stepping back rooftop projections, pushing mechanical bulkheads further from the street or mirroring the plan so the vertical massing faces a taller neighbor.
After extended discussion the board voted 5–1 to continue the application to September to give staff and the applicant time to refine the design on those points. The applicant and staff said they will explore options including lowering the forward stair element, setting back rooftop bulkheads, and minimizing visible fencing with landscaping and removable netting for the play area. The board also discussed, separately, sending a recommendation to the city commission to reexamine the code’s 50‑foot side‑setback requirement for schools in mixed urban contexts; members agreed to consider that later in the agenda.
Why this matters: The site is in a sensitive historic district and the design will establish an institutional presence on a prominent Washington Avenue block; the board’s continued review aims to balance the school’s operational needs with historic‑district compatibility and sea‑level‑rise considerations.
Votes at a glance
- HPB220513 (245 & 251 Washington Avenue, Basecamp 305) — Motion to continue to September: passed, roll‑call tally 5 yes, 1 no.
Next steps: Applicant to work with staff on massing alternatives, rooftop projection reductions and fence/landscape treatments and return to the HPB in September with revised plans.
