LTC 191-2009 Convention Center Master Plan - Arquitecttonica and Zyscovich Comparison2~C9 J:i 15 f~Fi 3~ 39
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OFFICE OF THE CITY MANAGER
NO. LTC # 191-2009 LETTER TO COMMISSION
To: Mayor Matti Herrera Bower and Members of the C~yCommission
FROM: Jorge M. Gonzalez, City Manager ~i~-
DATE: July 14, 2009
SUBJECT: Convention Center Master Plan - Arquitectonica and Zyscovich Comparison
Pursuant to your request during the July 6, 2009. Finance and Citywide Projects Committee meeting, the
following describes the scope of work for the pending Convention Center Expansion and Enhancement
Master Plan and the previous City Center Redevelopment Area (RDA)Master Plan.
Zyscovich, Inc.
On October 17, 2001, the City Commission approved (in concept) a 'Preliminary Proposed Master Plan"
produced by Zyscovich called the "17`"Street Study Proposed Redevelopment Plan." The Zyscovich Plan
essentially was an update to the City Center RDA Master Plan produced in 1993, and was developed to
analyze the entire RDA area from an urban planning perspective. A copy of the Zyscovich Plan was
provided to the Mayor and Commission via LTC on May 15, 2009. The task assigned to Zyscovich was to
put together a master plan for the surrounding 17`"' Street area, which would then be planned and designed
for individual components. For example, key projects identified by Zyscovich included the New World
Symphony Expansion, the Multi-Purpose Parking Facility behind City Hall, the Drexel Avenue connection to
Espanola Way (now designed in the Flamingo Neighborhood), the potential garage/ballroom on the P-Lot,
and the Botanical Garden. To be specific, and as noted on page 6 of the Plan, the Zyscovich Master Plan
looked at the following:
• Regeneration of commercial and pedestrian activity within certain derelict blocks of the RDA
area
• Alleviate traffic congestion
Link retail and tourist corridors to the Cultural Campus, Convention Center, various performing
arts venues, and the ocean front hotels
Identify opportunities for "gateway' features in the City
Evaluate the need and location of an Intermodal Center
• Complement the adjacent urban and historic neighborhoods.
In order to accomplish this, the Zyscovich Master Plan developed an Action Plan that identified the following
Primary and Secondary Issues:
Primary Issues
1. Proposed Urban Park at the 17`" Street Site
2. New World Symphony Soundspace Location
3. Drexel Avenue Improvements
4. Convention Center Expansion Location
5. Bus Route Changes
6. Lincoln Road Extension
7. Elimination of Intermodal Options and Identification of Shuttle Charging Station
8. Pennsylvania Avenue Market and 17`" Street Garage Modification
9. City Hall Expansion
Convention Center Master Plan LTC
Arquitectonica and Zyscovich Comparison
Page 2 of 3
Secondary Issues
1, Buffer Zone for the Holocaust Memorial
2. Extension of Espanola Way and Plaza
3. 16"' Street Improvements
4. 17°i Street Improvements
5. 21s' Street Community Center Improvements
6. Implementation of Dade Boulevard Traffic Circles
7. Phase II Expansion of the Bass Museum
Of these items, the Master Plan devotes two pages specifically to the Convention Center expansion (pages
42-43), and that is limited to addressing an expansion through the use of the Preferred Parking Lot (P-Lot):
and proposes additional exhibition space and a four story parking structure. Subsequently, the plan
discussed the potential relocation of the Botanical Garden (pages 44-49) and provides some alternatives for
its relocation. At no time did the Zyscovich plan provide a detailed description of the Convention Center
needs.
Arquitectonica International Corp-
At the direction of the Convention Center Stakeholders (City of Miami Beach, Global Spectrum, GMCVB,
Miami-Dade County, VCA, CCAB, and GMABHA), the City (through the GMCVB) contracted Convention,
Sports and Leisure, Inc. (CSL) to conduct a new study focused on, among other things, identifying current
industry trends, competitivelcomparablefaci!ity analysis, existing and projected utilization at the convention
center, and a market demand analysis. CSL would then work jointly with an architectural firm, and with the
Stakeholders, in developing a proposed master plan that would incorporate research-driven improvements
focused on making the convention center competitive and marketable and identify project costs.
CSL presented preliminary results on September 3, 2008, to the stakeholders. Additional research was
requested and a final report was presented on April 30, 2009. The Stakeholders agreed to recommend a
phased plan that would use the $55 million available now from GOB funds to address short-term
needs/projects' 1) add a roof top venue; 2) refinish the Center's existing ''ballroom:" 3) add meeting space;
4) install exterior signage; and 5) address other identified site upgrades/improvements/needs, such as those
identified in Global Spectrum's updated list of unfunded capital needs (e.g. fire alarm control system
upgrades; replace leaking glass blocks; install solar energy alternatives; replace carpet; renovate west
kitchens; upgrade meeting rooms; waterproofing, etc.). The stakeholders discussed pursuing the second
phase. a longer term project that requires additional funding and would address the larger (40,000-50,000
sq ft)multi-purpose use/ballroom space that has been previously discussed, possibly in conjunction with an
adjacent convention center hotel project: expanded parking, etc., and that would be part of the greater
master plan improvements for the campus that would be identified by the architectural firm.
On May 22, 2008, the City issued an RFO for architectural services to design the master plan for the
convention center campus. The campus in the master plan would encompass the Convention Center,
Botanical Gardens, Fillmore: P-Lot. surface lots, and nearby amenities (such as Lincoln Road). The RFQ
was awarded to Arquitectonica on September 10: 2008. The City negotiated an agreement and had been
waiting for County approval of our interlocal in order to bring the agreement to Commission for approval.
Staff negotiated a fee with asix-month timeline for completion; GOB funding for this activity is currently
available. On May 13, 2009, the City Commission authorized the Mayor and City Clerk to execute a
professional services agreement with Arquitectonica, in an amount not to exceed $573,643, for the design
of a Miami Beach Convention Center Campus Master Plan pursuant to RFQ No. 31- 07!08, pending
execution of an interlocal with the County.
Convention Center Master Plan LTC
Arquitectonica and Zyscovich Comparison
Page 3 of 3
Comparison of the two Plans
In contrast to the Zyscovich City Center Master Plan, Arquitectonica's Convention Center Expansion and
Enhancement Master Plan's primary focal point is the Convention Center Campus. They have been
provided a copy of the Zyscovich City Center Master Plan to serve as a basis of reference as it relates to
other elements of the master plan, including those related to the Convention Center, but their scope of work
is specific to the Convention Center needs. Arquitectonica will progress well beyond what Zyscovich
fundamentally outlined for the Convention Center expansion (expansion to P-Lot and new parking).
Arquitectonica will develop a campus master plan for the Miami Beach Convention Center and surrounding
area, focused on their relationship to the Convention Center, and not the other way around. This master
plan is intended to consider possibilities to make the Miami Beach Convention Center facility competitive in
today's convention and meeting business climate, especially to the extent that features external to the actual
facility can help ensure this. As discussed by the Stakeholders; Arquitectonica would use the CSL study
results: and the priorities identified by the Stakeholders: to conceptualize the enhancements as they would
be implemented. The primary purpose of the master plan is to look at existing site conditions (electrical,
structural, mechanical, fire safety; etc.) and analyze potential site amenities, physical renovations to the
interior and exterior; expansion of exhibit space (to include necessary multi-purposelballroom space),
engineering recommendations, technology upgrades, parking, and other aspects. These results include the
need for aMulti-Purpose/Ballroom Space, an addition of approximately 25,000 square feet of meeting
space, unique space additions such as plazas, terraces and roof-top gardens, the identification of potential
locations and options for an adjacent or attached headquarter/Convention Center hotel, destination planning
and the development of a Convention Center "District" that creates visual and pedestrian linkages in the
area to create a sense of "place" for the facility.
Attached, please find a copy of the scope of services required in the RFQ for the development of the
Convention Center Master Plan.
Arquitectonica's Convention Center Master Plan goes well beyond identifying locations where facilities can
be located, which was the primary urban planning purpose of the Zyscovich plan. The Convention Center
Master Plan will determine whether the various elements that have been identified as having the potential to
improve the quality and competitiveness of the Convention Center, whether these improvements can
functionally work in the space identified, what types of services are needed to support the facility and what
other modifications might be required. Multi-disciplined engineering recommendations will also be
developed and will serve as the fundamental guidelines for the ultimate designers of record. This Master
Plan is intended to serve as the Basis of Design Report (BODR) for the proposed improvements.
Finally, regarding overall design fees associated with a project projected to cost at least fifty-five million
dollars, an estimated total A/E fee of approximately 7% to 10% of the project costs, falls well within industry
standards. The proposed Arquitectonica fee of $573,643 represents approximately 1% of the overall
anticipated project costs associated with the GOB allocation ($55 million) and, needless to say, is a much
lower anticipated percentage of overall improvement costs (including external site improvements) which can
potentially exceed $100 million.
Please feel free to contact me should you have any questions
JMG/HMF/mas
F?.info••~SALUMaxi7CD\LTCWrquitectonica antl ZyscovicF Comparison LTC.tloc
SECTION III -SCOPE OF SERVICES:
The following details the proposed scope of services for the subject RFQ:
Review current Miami Beach Convention Center facilities and develop future Master
Plan for the campus to include:
Current MBCC site, bounded by Convention Center Drive on the west,
Washington Ave. on the east, Dade Canal on the north, and 18`" Street on
the south.
o Current City of Miami Beach 5C metered parking lot, bounded by 18`" St. on
the north, 17'" St. on the south, Convention Center Dr. on the west, and
Fillmore Miami Beach at the Jackie Gleason Theater loading dock lot to the
east
Current City Preferred Parking Lot (P-Lot}, bounded by 18`" St. on the south,
19`" St. on the north, Convention Center Dr. on the east, and Meridian Ave.
on the west
o Opportunities for reuse of current Convention Center Dr., in part or in full,
between 18`" St. and Dade Boulevard, and associated effects of such reuse
:, Review should include infrastructure needs, including parking, marshaling,
general traffic, proximate hotel options within defined campus area
Review of current facility with regard to functionality with suggested phased
improvements. Parameters should include:
_~ Function spaces
~. Meeting rooms
Exhibit Halls
~• Concourses
Registration
o Box Offices
•~ Storage
Technology
~: Plenary Session options
Banquet space options
;, Ballroom/Multi-purpose space
Kitchen facilities
Offices
~• Other current trends
Review of current facility with regard to finish and design, to include:
Floor coverings
Wall coverings
~• Ceiling treatments
Lighting
~: Rigging
-> Other current trends
Review of facility with green initiatives contemplated
Review of capital improvement needs, both with existing and proposed structure
General funding estimates for presented options
June 20.2008 RFC No: 0'~-C?:08
Cih of Miami eeacn ' 0 d 38