2004-25681 Reso
RESOLUTION NO. 2004-25681
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA, APPROVING, IN
ACCORDANCE WITH THE PROVISIONS SET FORTH IN SECTION
2.2 OF THE DEVELOPMENT AGREEMENT BETWEEN THE NEW
WORLD SYMPHONY AND THE CITY OF MIAMI BEACH, FLORIDA,
DATED JANUARY 5, 2004, PROJECT CONCEPT PLAN
ALTERNATIVE NUMBER FOUR.
WHEREAS, pursuant to Section 2.2 of the Development Agreement between the
City of Miami Beach and the New World Symphony (NWS), dated January 5, 2004, NWS
submitted three Project Concept Plan altematives for its "Sound Space" Project which were
reviewed by the Administration on March 29, 2004, and subsequently by the Planning
Board at its meeting on May 25, 2004; and
WHEREAS, the initial favored concept plan by the NWS (Concept Plan #3) called
for the closing of Drexel Avenue, between North Lincoln Lane and 17th Street; and
WHEREAS, subsequent to the Planning Board Meeting, the NWS met with the
affected property owners and City staff to discuss the closing of Drexel Avenue and
concerns with the adverse impact it would have, resulting in NWS exploring new options
that would maintain Drexel Avenue open to traffic; and
WHEREAS, on July 29,2004, the NWS presented to the Administration three new
Project Concept Plans (Concept Plan Nos. 4, 5, and 6, respectively), variations of a new
design alternative, leaving Drexel open to traffic, and the Concept Plan Alternative Number
Four (4) was preferred; and
WHEREAS, the NWS presented the revised Concept Plan alternatives (Concept
Plan Nos. 4, 5, and 6, respectively) to the Planning Board at its meeting on August 24,
2004, and the Planning Board concurred and also recommended Project Concept Plan
Alternative Number Four (4); and
WHEREAS, the Design Review Board (DRB) should perform a preliminary design
review and the City Commission should review the preliminary design thereafter; and
WHEREAS, the issue of the park design will be referred to the Finance and Citywide
Projects Committee; and
WHEREAS, the required parking issue will be referred to the Planning Board for a
preliminary review and will be brought back to the City Commission for approval.
NOW, THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that the Mayor and City
Commission hereby approve, in accordance with the provisions set forth in Section 2.2 of
the Development Agreement between the New World Symphony and the City of Miami
Beach, Florida, dated January 5,2004, Project Concept Plan Alternative Number Four.
PASSED and ADOPTED this 8thday of September,
~r p~~
CITY CLERK
JMG/CMC/KOB
T:\AGENDA\2004\SepOB04\Regular\NWS Concept Plan.RES.doc
ATTEST:
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Gehry Partners, LLP
August 24, 2004
New World Symphony SoundS pace
Project Concept Plan Description
New World Symphony plans to develop, construct and operate a new facility in Miami Beach, The project
site is on two city blocks owned by the City of Miami Beach bordered by Lincoln Lane, 17th Street,
Pennsylvania Avenue, and Washington Avenue, The site is across Lincoln Lane from the Lincoln Theatre,
NWS' current facility, The development and evolution of the Project Concept Plan as described below is
visually represented in the attached drawings and photographs,
SoundSpace, as it is currently called, will be a new state-of-the-art facility. It will be used by NWS for
educational activities, musical and related cultural events, rehearsals, Internet transmissions, television and
radio broadcasts, and other uses permitted by the City of Miami Beach, The primary program feature of the
project is an acoustic music space of approximately 700 seats that will be equipped as an Intemet2
classroom and transmission facility and that will also be used for music and cultural performances. NWS
anticipates the new facility will contribute to the cultural life of the City of Miami Beach by creating new
types of performance formats that entertain and educate the community about music, Ideas under
development include attracting pedestrians from Lincoln Road for short performances, incorporating
Internet2 technology into the concert-going experience with greater frequency than has previously been
done, and allowing the public to see live rehearsals and educational sessions from a viewing balcony open
to walk-in traffic,
In addition to the primary music space, other program elements include public lobby spaces, practice and
teaching classrooms, backstage support and additional administrative offices for NWS, The concept design
also includes a new parking structure and a park, Excluding these two items, the preferred building
program comprises approximately 90,000 gross square feet on multiple levels occupying a footprint of
approximately 50,000 square feet, and represents $63 million in hard construction costs and a total
investment by NWS of $90 million, The footprint requirements are within the limitations proscribed in the
Development Agreement, while the magnitude ofNWS' investment far exceeds the amount of its minimum
requirement.
Gehry Partners' design approach connects the project to the urban street life of Lincoln Road and
emphasizes the civic presence of the facility, The design goals include maximizing public parking on the
site and creating a public park on the property for the City of Miami Beach by consolidating the existing
surface parking. The new park will reinforce pedestrian flow from 17th Street to Lincoln Road, and create
an attractive amenity for a variety of public uses, The project will respect the existing scale and
architecture of the surrounding area.
Page 1 of 28
Gehry Partners' has considered several alternatives for the location of the SoundSpace facility with
auxiliary functions and the park within the 2-block site, In addition to the creation of a park and parking
structure on the site, the architect's designs address the functional and practical requirements for the
expansion of the NWS campus. NWS' goals include maintaining close proximity to the Lincoln Theatre
and creating an architecturally prominent facility that relates to Lincoln Road, All of the alternatives
considered provide varying degrees of balance between NWS programmatic requirements, parking needs,
and urban park facilities, The concept designs are described in more detail below.
It is important to note that the project concept plans as described and depicted in this document do not
represent what the architectural building development will look like, These models and drawings represent
conceptual approaches and alternatives for how the project will relate to the urban context and
accommodate the various end-user goals for the city and NWS. These studies show a volume massing for
the building program elements on the site, They are presented to the city for review and approval on an
acceptable approach to the urban design concept at this point in the process. There will be a lO-month
schematic design phase for the project that will determine the design and aesthetic look of the building.
Throughout the design process the project will be presented to the city for review and comment. The next
phase of the project will commence after the city approves the concept plan,
Project Concept Plan #1
Gehry Partners' initial concept approach was to place all the building structures on the lot west of Drexel
A venue, This concept provides for a large park that could comprise the entirety of the east lot and
maintains the current traffic patterns by leaving Drexel Avenue open, The SoundSpace is located in close
proximity to the Lincoln Theatre, creating the opportunity for the two facilities to function together as a
single whole,
The principal entry is a double height atrium space on the east side of the development, with access on the
lobby's south and east comers connecting the project to Lincoln Road. Direct access from the parking
garage can also be explored, As with all concept plan alternatives, the size and volume of SoundSpace will
optimize the acoustic properties of the facility. The design goals of the music space will allow for flexible
seating and acoustic configurations to serve a wide range of educational functions and performance types,
Parking will be on the northwest comer of the site and is set back 40' from the street. This design creates
an attractive pedestrian green corridor connecting Lincoln Road to the Convention Center along
Pennsylvania Avenue, The parking structure can accommodate 296 spaces on two levels of covered
parking plus rooftop parking, In this scheme, SoundSpace is the architecturally prominent building on the
site, and the parking structure is kept to 20' high to minimize the urban density of the structures on the site,
Page 2 of 28
Backstage loading will be on the north side of the building, Classrooms, practice rooms, administrative and
performance support spaces will be located on the south side of the development along Lincoln Lane, A
small outdoor gathering area for students or the public can be incorporated along Drexel at the northeast
comer of the site adjacent to SoundSpace,
All the concept plan alternatives include a park to be developed by the City of Miami Beach, As
envisioned, the park will function as an urban green space with an opportunity to be used in conjunction
with the SoundSpace facility for public gatherings and events. A prominent design feature of the
SoundSpace building in all of the schemes is a large video screen attached to the building, so that images
can be seen throughout the park, The park has a trellis structure to provide shade and opportunities for
electronic sound dispersion and amplification. There is ample open space for public gatherings and events.
Other park features include a fountain and accommodation for public art,
Concept Plan # I maximizes the park by consolidating all the buildings on one dense urban city block. This
alternative maintains traffic flow on Drexel. The architectural connection of SoundSpace is compromised
in this location, however, without a strong visual link to Lincoln Road, In addition, the number of parking
spaces is reduced,
In order to preserve Drexel Avenue, Gehry Partners explored the idea of placing the SoundSpace facility
and the parking garage on the east lot and creating an urban park on the west lot. Another variant would
place SoundSpace and its support structures on the east lot and leave the parking structure on the west lot,
with the park straddling Drexel Avenue, Both ofthese schemes place SoundSpace and its support spaces
too far from the Lincoln Theatre, creating significant logistical hurdles to NWS' effective and efficient use
of both facilities, The added building density along Washington Avenue and the weak link to Lincoln
Road eliminated these ideas as viable alternatives to be explored in greater detail.
The following provides more information for each program element in all three Concept Plans:
SoundSpace and public lobbies
. SoundSpace seating capacity of approximately 700
. Auditorium size approximately 84' long x 68' wide x 52' high with a building footprint of 13,300
Sq.Ft.
. Public spaces, ticketing, box office, reception on multiple levels
. Building footprint for Entry/lobby and other public spaces is 14,300 Sq, Ft.
. Stage Support - Building Footprint is 3,400 Sq, Ft.
Classrooms, administrative and performance support
. Administration - Programmed for 3,480 Gross Sq Ft. 1-2 Levels
Building footprint is 3,120 Sq, Ft.
Page 3 of 28
SoundS pace operations support offices
Administrative offices
. Teaching and Practice Rooms - Programmed for 8,045 Gross Sq, Ft. on 1-2 Levels
Building footprint is 6,650 Sq. Ft,
Multi-use Rooms
7 Ensemble Rooms
15 ensemble practice rooms and 13 individual practice rooms
. Performance Support - Programmed for 5,645 Gross Sq, Ft. on 1-2 Levels
Building footprint is 4,920 Sq, Ft.
Principal Dressing rooms, Wardrobe, Music Library
Green Room Lounge
The following provides more information for the parking and park program in Project Concept Plan # I:
Parking structure
. Footprint 250' x 130'
. Entry and Exit from Pennsylvania Avenue
. Total Parking Spaces - 296
. Ground Level - 96 parking spaces
. Levels 2 and Rooftop - 100 parking spaces per level
Park (to be developed by the City of Miami Beach)
. 103,700 Sq, Ft. (East ofNWS' Facility)
. Open Air Trellis of varying height 33,800 Sq, Ft.
. Public Lawn for civic events, capacity to several thousand
Proiect Concent Plan #2
Gehry Partners developed a second concept plan that assumed Drexel Avenue could be closed and that the
project site stretches completely from Washington Avenue to Pennsylvania Avenue, This concept plan
locates SoundSpace on axis with Drexel Avenue, on the south side of the site, maximizing the connection
to Lincoln Road, The south facade will have a large marquee, to visually connect the new building to the
Lincoln Road street life, The lobby will wrap around two sides of the hall, offering secondary entrances on
the east side of the building.
The classrooms, performer support, practice rooms, and administrative support will be located along
Lincoln Lane wrapping around the corner on Pennsylvania Avenue, An intimate outdoor courtyard is
created by the building configuration for the NWS students and teachers to gather. Backstage loading,
Page 4 of 28
and stage support by necessity, will be along Lincoln Lane, This arrangement creates some logistical
obstacles to efficient loading given the constraints of truck access on Lincoln Lane,
The parking garage is oriented in an east-to-west direction along 17th Street with access on Pennsylvania
Ave, This garage accommodates 402 cars on three levels plus the rooftop, a significant improvement over
Concept Plan #1, The structure is set back 25' from Pennsylvania Ave and 50' from 17th Street with tree
planting along the exterior facades to minimize the visual impact.
In this alternative, the park extends around the east to the north side of the project site, An intimate outdoor
performance area with a video screen is located on the northern side of SoundSpace, The park trellis
structure can be expanded to enhance the visual impact of the development.
The following provides more information for the parking and park program in Project Concept Plan #2:
Parking structure
. Footprint 250' x 130'
. Entry and Exit from Pennsylvania Avenue
. Total Parking Spaces - 402
. Ground Level - 99 parking spaces
. Levels 2,3 and Rooftop - 101 parking spaces per level
Park (to be developed by the City of Miami Beach)
. 77,500 Sq, Ft. east of SoundS pace
. Amphitheater Performance Area 24,500 sq, ft. (North of SoundS pace)
. Open Air Trellis of varying height 69,500 Sq, Ft.
. Public Lawn for civic events, capacity to several thousand
Proiect Concept Plan #3:
Concept Plan #2 was presented to the Commissioners of the City of Miami Beach, members of the city
managers office and administration, and several community leaders in October 2003, This was an informal
opportunity to introduce Frank Gehry and his team to a number of important Miami Beach constituents and
decision makers. Feedback received during this visit, supplemented with additional input from Michael
Tilson Thomas and NWS staff, was incorporated into a third alternative concept plan,
From Concept Plan #2, SoundSpace was pushed northward to the center of the site, creating an attractive
forecourt at the main entrance on the south fa9ade, allowing for vehicular and/or passenger drop off, The
axial terminus to Drexel Avenue is strengthened by the main entrance with a double height atrium space
and a large marquee to visually connect the new building to Lincoln Road, The lobby will wrap around
three sides of the hall, offering secondary entrances on the north end of the building from 17th Street.
Page 5 of 28
As envisioned, SoundSpace will be a separate building from the other program elements, located in the
center of the two-block site, increasing its architectural prominence on the site and optimizing public
accessibility, Backstage loading will be on the north end of the building, Trucks can back up into a
covered loading dock directly off 17th Street The building massing and additional landscaping will
minimize the visual impact of the loading area on the north far,:ade,
The east end of the site will be the park with accompanying trellis structure, fountain and accommodations
for public art, It was determined that the large video screen for outdoor performances should be on the east
far,:ade, facing the large park on Washington Avenue to accommodate larger public events. The streetscape
around the site will be further improved by the addition of greenery and tree planting in the park,
At the west end of the site along Pennsylvania A venue is a parking structure that accommodates up to 644
spaces on four levels plus rooftop parking, Trees and landscaping will be planted along the street to screen
the parking structure, and it will be set back from the street to create a wide promenade on Pennsylvania
Avenue, Concerns have been expressed regarding the density of parking facilities on Pennsylvania. From
a strictly urban design point of view, Gehry Partners would prefer a parking structure that is at most three
levels high, with rooftop parking, for a total of 514 spaces. This concept plan with SoundSpace centrally
located can accommodate the goal of maximizing parking with a larger structure than scheme I or 2,
More design studies and cost analysis will be required to determine the economic feasibility of the number
of parking spaces ultimately provided on the site,
Classrooms, practice rooms, administrative and performance support spaces are located adjacent to the east
side of the parking structure, The building massing for this portion of the school will be smaller in scale
and more in keeping with the surrounding architectural context The support spaces will face SoundSpace
across an intimate outdoor area that could be used as a student gathering location. This space is also a
pleasant landscaped walk across the site from 17th street, and includes pedestrian access from the parking
structure to SoundSpace, There will be a covered walkway, or perhaps an underground passage, that will
provide direct access from the support spaces to SOlmdSpace.
Alternatively, the classrooms, practice rooms, administrative and performance support spaces may be
located adjacent to the west far,:ade of SoundSpace, facing the east wall of the parking structure, Pedestrian
access across the site will then be between the support spaces and the parking structure. This may be more
desirable from a functional viewpoint, and the evolution of the design will consider each alternative in
more detail.
Page 6 of 28
The following provides more information for the parking and park program in Project Concept Plan #3:
Parking structure
. Footprint 320' x 130'
. Entry and Exit from Pennsylvania Avenue
. Total Parking Spaces - 644
. Ground Level- 124 parking spaces
. Levels 2, 3, 4 and Rooftop - 130 parking spaces per level
Park (to be developed by the City of Miami Beach)
. 65,000 Sq, Ft. (East of SoundSpace)
. Open air trellis of varying height 24,000 Sq, Ft.
. Public Lawn for civic events, capacity to several thousand
Gehry Partners proposes that the city encourage the beautification ofthe back facades of the buildings
located along Lincoln Lane across the street from the project, The proposed location of SoundS pace and
the park creates an opportunity for outdoor dining facing the project. The building massing along Lincoln
Lane is set back to create a wider visual corridor. This will also serve to make a more pleasant walkway
for users of the garage heading to or from the eastern end of Lincoln Road,
The proposal for the site is a strong urban design move, creating a prominent terminus at Drexel Avenue
and linking the New World Symphony to Lincoln Road, The park significantly enhances the current site
and preserves public access across the site to Lincoln Road, The new outdoor open space creates a location
for future musical events, film festivals, and other presentations in a central location. This design proposal
necessitates the closure of Drexel A venue from Lincoln Lane to 17th Street. Drexel A venue is not a major
traffic thoroughfare, and the closure of this portion of the street would not adversely impact the traffic
patterns in the area, as indicated in the recently completed traffic study for this project.
Proiect ConceDt Plan #4
Gehry Partners presented the concept plan, Scheme #3 to the City Manager and members of the Planning
Board on May 25th 2004, Due to concerns expressed by the city and community members regarding the
closure of Drexel Avenue, Gehry Partners has proposed a fourth alternative, The new Scheme #4
preserves Drexel Avenue by pushing the Soundspace building to the west against the parking garage, The
building is now centrally located along Drexel, across from the park on the east lot. This alternative also
maximizes the parking structure along Pennsylvania Ave,
Page 7 of 28
The Soundspace music hall has been elevated and the double height lobby space cantilevers out over the
curb line of Drexel Ave, This arrangement gives the building visual prominence from Lincoln Road,
inviting pedestrians to the building entrance. The teaching and performance support program spaces are
located adjacent to the parking garage, and partially under the elevated Soundspace acoustic room.
Loading will be on the south side of the building, off Lincoln Lane, This building configuration may be
more cost effective, as the public portion of the building, is now three sided, Soundspace is also
conveniently located in close proximity to Lincoln Theatre, facilitating a more efficient use of the two
NWS buildings,
Like all the proposed alternates, the building features a video screen facing the park to be used for public
functions and community events broadcast into the park space. The park remains an important aspect of
the project as conceived creating a centralized public gathering space for a variety of community and civic
functions, Drexel Avenue is shown on the site plan as gently curving around the fa<;ade of the NWS
building, creating an entry court. However, the road can also remain straight in the current configuration,
The specific treatment of the streetscape, the building entry, and the connection to the park will be further
developed in the schematic design phase. The key feature of this alternative is that Drexel Ave will remain
open to traffic. For special events and festivals, there is an opportunity to close the street temporarily
connecting the building complex to the park,
The garage structure is four levels with roof parking for a total of 476 spaces, The building is setback 30'
from Pennsylvania Ave, 50' from Lincoln Lane and 70' from 17th Street. The garage setbacks allow the
park landscape to extend west around the Soundspace building and parking garage, Pedestrian traffic from
the convention center can flow along Pennsylvania Avenue, or across the park at Drexel. The parking
structure on the site plan shows the desired building size for the parking capacity on the site. The 476
spaces shown assume that approximately 175 parking spaces will be built on an alternative local site in the
vicinity of Lincoln Road. If required, the parking structure can be maximized on the site to accommodate
644 spaces by eliminating the landscape buffer, The exact arrangement of the relationship between the
parking garage design, the landscape and the connection to the NWS facility requires further development
to balance the urban density on the project site, and maintain a cohesive design for the entire project site
including the park,
This design alternative is the preferred scheme, The concept design respects the current pedestrian and
community uses of the site, The project creates an attractive new facility that expands the New World
Symphony's capacity to continue to provide unique music and cultural opportunities that contribute to the
cultural life of the city of Miami Beach.
Page 8 of 28
The following provides more information for the parking and park program in Project Concept Plan #4:
Parking structure
. Footprint 240'x 130'
. Entry and Exit from Pennsylvania Avenue
. Total Parking Spaces -476
. Ground Level -92 parking spaces
. Levels 2, 3, 4 and Rooftop - 96 parking spaces per level
Park (to be developed by the City of Miami Beach)
. 103,700 Sq, Ft. (East of SoundS pace)
. Open air trellis of varying height 24,000 Sq, Ft.
. Public Lawn for civic events, capacity to several thousand
Page 9 of 28
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CllY OF MIAMI BEACH
COM\llISSION ITEM SUMMARY
~
Condensed Title:
A Resolution approving in accordance with the provisions set forth in Section 2.2 of the Development
Agreement between the City of Miami Beach and the New World Symphony (NWS), project concept
Ian altemative #4 and authorizin the NWS to roceed with the desi n of the conce t Ian.
Issue:
Should the City Commission consider the enclosed alternatives and the recommendations of the
Planning Board and approve a concept plan for the NWS to proceed with development of their
proiect?
Item Summarv/Recommendation:
Pursuant to Section 2,2 of the Development Agreement between the City of Miami Beach and the New
World Symphony (NWS), executed on January 5, 2004, NWS submitted certain project concept plan
alternatives which were reviewed by the Administration on March 29, 2004, and subsequently by the
Planning Board at its meeting on May 25, 2004. The plan initially favored by the NWS called for the
closure of Drexel Avenue. Subsequent to opposition from the Cejas family, owners of the 420 Lincoln
Road building, NWS presented revised concept plan altematives, placing SoundSpace on the west
surface lot and leaving Drexel Avenue open to traffic, The new altematives were presented to the
Administration on July 29, 2004 and to the Planning Board on August 24, 2004. The favored plan
includes a realignment of Drexel Avenue between North Lincoln Lane and 1 ih Street, allowing it to be
integrated into the overall design of the Project and improves the visual corridor between Lincoln Road
and the Convention Center.
Pursuant to the Development Agreement, following the review and recommendation of one of the
concept plan altematives by the City Manager and the Planning Board, the concept plan altematives
shall be submitted to the City Commission for review and consideration. Based on the foregoing, the
Administration recommends that the Mayor and City Commission consider the enclosed altematives
and the recommendations of the Planning Board and approve a concept plan for the NWS to proceed
with.
Adviso Board Recommendation:
Planning Board - Preliminary review, May 25, 2004, follow-up review on August 24, 2004 -
Recommended Conce t Plan Altemative #4
Financial Information:
Source of Funds:
D
T:\AGENDA\2004\SepOB04\Regular\NWS Concept Plan.SUM.doc
AGENDA ITEM
DATE
R'l G--
q-8-0~
CITY OF MIAMI BEACH
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139
www.ci.miami-beach.fl.us
COMMISSION MEMORANDUM
From:
Mayor David Dermer and
Members of the City Commission
Jorge M. Gonzalez ~..~
City Manager ~ 0
A RESOLUTION F THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, APPROVING, IN ACCORDANCE WITH THE
PROVISIONS SET FORTH IN SECTION 2.2 OF THE DEVELOPMENT
AGREEMENT BETWEEN THE NEW WORLD SYMPHONY AND THE CITY
OF MIAMI BEACH, FLORIDA, DATED JANUARY 15, 2004, PROJECT
CONCEPT PLAN ALTERNATIVE NUMBER FOUR.
Date: September 8, 2004
To:
Subject:
ADMINISTRATION RECOMMENDATION
Adopt the Resolution.
ANALYSIS
Pursuant to Section 2.2 of the Development Agreement between the City of Miami Beach
and the New World Symphony (NWS), executed on January 5, 2004, NWS submitted
three project concept plan alternatives which were reviewed by the Administration on
March 29, 2004, and subsequently by the Planning Board at its meeting on May 25,2004.
Generally,
. Project Concept Plan #1 provides for SoundS pace and related support structures,
including the garage, to be concentrated on the surface parking lot west of Drexel
Avenue and for a park to occupy the lot east of Drexel Avenue;
. Project Concept Plan #2, envisions closing Drexel Avenue and placing SoundSpace
on axis with Drexel Avenue on the south end of the site, locating support structures
along Lincoln Lane, wrapping around the corner of Pennsylvania Avenue, locating
the garage in an east-west direction along 17th Street and extending the park
component around the east to the north side of the project site;
. Project Concept Plan #3, also calls for the closure of Drexel Avenue, placing
SoundSpace in the middle of the two-block site. The garage and support facilities
would be located along Pennsylvania Avenue and the park would be located on the
east site of SoundSpace, fronting on Washington Avenue.
At the time, the NWS was recommending Concept Plan #3. While most members of the
Planning Board concurred, concern was raised as to the impact of closing Drexel Avenue.
Board Members were particularly concerned with concurrency issues and the impact the
closing would have on development rights of other properties in the area.
September 8, 2004
City Commission Memorandum
NWS - Project Concept Plan Alternatives
Page 2 of 5
Further, the Planning Board suggested that a traffic study be undertaken, as the proposal
to change Lincoln Lane to a two-way street, would increase traffic on this alley. It should be
noted that NWS submitted an earlier traffic study which evaluated the closing of Drexel
Avenue, and found no material adverse impact of such. The Board also recommended that
the SoundS pace building should be oriented closer to 17th Street, as there was concern
that the proposed location and height of the facility would overshadow buildings on Lincoln
Road. There was also concern that the building's height would impact historic buildings in
the adjacent historic district. The Board also emphasized the importance of sequencing
the construction so that replacement parking is in place before construction takes place on
the surface lots. The Board recommended that the NWS come back before the Board
when the plans have been further developed, as design details would have an impact on
urban planning issues.
Subsequent to the Planning Board Meeting, the NWS met with affected property owners,
namely Paul and Pablo Cejas of PLC Investments, the owners of the 420 Lincoln Road
Building, who opposed the closing of Drexel Avenue due to the adverse impact it would
have on the 420 Building, their proposed project and traffic in the immediate area.
Additionally, Mr. Cejas expressed concern with the loss of the visual corridor to Lincoln
Road.
City staff had consistently raised similar concerns with the proposed closure of Drexel
Avenue and requested further evaluation of alternative concept plans that would maintain
Drexel Avenue open.
As a result, on July 29,2004, a meeting was held in the City Manager's large conference
room, during which Craig Webb of Gehry Partners (Architect-of Record), presented three
new project concept plans and variations of a new design alternative for consideration by
the parties. The meeting was attended by representatives of the NWS, Pablo Cejas and
other representatives of PLC Investments, City staff and interested members of the
community. The new alternatives are generally described as follows, with more detailed
descriptions and drawings included in the enclosed presentation packet:
. Concept Plan #4 - provides for SoundSpace and related support structures,
including the garage, to be situated on the surface parking lot west of Drexel
Avenue and for a park and function/performance space area to occupy the lot east
of Drexel Avenue. The main entrance lobby and drop-off area would be on Drexel
Avenue, with support and classroom space occupying the south side of the lot. The
garage would be located on the west side of the lot, with entrance and egress
located on Pennsylvania Avenue. In order enhance the facility's visibility from
Lincoln Road and the surrounding area, the main entrance is characterized by a 65-
75ft-high glass reader tower. The plan also calls for Drexel Avenue to meander
eastward into the Park between Lincoln Lane and 17th Street, which provides a
unique opportunity to integrate Drexel Avenue into the design of Soundspace,
creating a true public plaza-type feel and providing the ability to close the street
during certain park-related events.
September 8, 2004
City Commission Memorandum
NWS - Project Concept Plan Alternatives
Page 3 of 5
. Concept Plan #5 - provides for the same layout as Plan #4, with the exception that
Drexel Avenue is not altered. In this scenario, the reader tower overhangs Drexel
Avenue, which could pose certain transportation or other code issues.
. Concept Plan #6 - provides for the same layout as Plan #5, with the exception of a
raised function/performance space in the park that connects to the main lobby area
via a pedestrian bridge over Drexel Avenue.
Based on the comments received on July 29,2004, a subsequent meeting was held at the
NWS on August 5, 2004, to present the favored concept plan to Mr. Paul Cejas. The
revised concept plans have met with much greater receptivity as a result of maintaining
Drexel Avenue open. All three concept plans call for widening Lincoln Lane and extending
Lincoln Lane through to Washington Avenue. PLC Investments favors Concept Plan #4 on
account of the visual and aesthetic opportunities provided for Drexel Avenue.
Parkinq Garaqe Comoonent of the Proiect
As described above, by maintaining Drexel Avenue open, discussion focused on the
garage component of the project and the size and massing of the facility. Given the City's
mandate to maximize the number of parking spaces, and minimize any net loss of parking
(506 existing parking spaces on site), the parking structure in the new concept models is
comprised of 5 levels (4 + roof level), containing 644 spaces. This would provide
approximately 476 spaces of replacement parking and 175 spaces of required parking for
the Soundspace project. The proposed parking structure, which would front Pennsylvania
Avenue, may be reduced in massing by scaling back the north and south side of the
structure, reducing approximately 175 spaces, to provide for a reduced parking garage
mass, with approximately 476 spaces.
In an effort to reduce the massing, an alternative proposal was proffered by the Cejas
family to accommodate the NWS required parking, 175 spaces, within the proposed 420
Lincoln Road project. This would provide the opportunity for the City/NWS to scale back
the parking structure, which in turn would provide landscaping opportunities and enhance
the visual corridor between the Convention Center area and Lincoln Road, Additionally,
Mr. Cejas has proposed and agreed to fund the capital cost of the NWS required parking, if
such an arrangement would not adversely impact the Cejas projects' FAR. This would also
address any concern with the City participating in the cost of the NWS required parking.
As a result, City staff and the City Attorney's office evaluated the City's Land Development
Regulations and determined an ordinance amendment would be required to address the
placement of the NWS required parking within an off-site location (the Cejas project)
without adversely impacting that project's FAR. A separate referral item is included in
today's agenda referring an amendment to the City Code to the Planning Board.
September 8, 2004
City Commission Memorandum
NWS - Project Concept Plan Alternatives
Page 4 of 5
Proiected Timeline
Upon approval of the Concept Plan, the NWS will proceed to comply with the additional
requirements set forth in the Development Agreement, which are anticipated as follows (as
outside dates):
Proiected Date
09/08/04
09/08/04
01/08/06
03/08/06
09/08/06
09/08/06
11/08/07
12/08/07
02/08/08
05/08/09
07/08/10 *
Project Concept Plan approval by City Commission
(Default deadline for Commission approval-10/01/05 sec 2.2)
Commence preliminary plans/specs (16 months)
Preliminary plans/specs to Owner (2 months)
Submit preliminary plans/specs to DRB (6 months)
DRB approves preliminary plans/specs
Commence final plans/specs (14 months)
Final plans/specs to Owner (1 month)
Final plans/specs to Planning Board for approval (3 months)
Apply for Building Permit (3 months)
Commence Construction (26 months)
Construction Completion
* While this timeline reflects the timeframes anticipated in the Development Agreement, the New
World Symphony anticipates commencement of construction in May 2007 and completion in
December 2009,
Concurrent and an integral component of the NWS construction timeline, is the City's
planned City Hall Expansion Parking Garage project. On April 14, 2004, City Commission
adopted Resolution 2004-25543 and authorized Perkins and Will, P.E. to proceed with the
planning, architecture, and engineering services required to design and construct the multi-
purpose municipal parking facility project. Perkins & Will is currently in the process of
space planning and developing the project programming for the project. The planning and
Community Design Workshops are anticipated to be completed by November/December
2004. Design and permitting is anticipated to take 15 months (March 2006) followed by an
18 month construction period (November 2007).
CONCLUSION AND RECOMMENDATION
The revised project concept plans were presented to the Planning Board on August 24,
2004, and the Board concurred with Concept Plan #4, allowing for the realignment of
Drexel Avenue, if necessary. The Planning Board unanimously supported a reduced mass
for the parking garage, and further they recommended the entire two blocks, including the
park, be designed to work together.
Pursuant to the Development Agreement, following the review and recommendation
of one of the concept plan alternatives by the City Manager and the Planning Board, the
concept plan alternatives shall be submitted to the City Commission for review and
consideration. Based on the foregoing, the Administration recommends that the Mayor
and City Commission consider the enclosed alternatives and the recommendations of the
Planning Board and approve Concept Plan #4 for the NWS to proceed with.
September 8, 2004
City Commission Memorandum
NWS - Project Concept Plan Alternatives
Page 5 of 5
Frank Gehry Architects and other representatives of the NWS Project will be in attendance
at the City Commission meeting on September 8, to review the concept plan alternatives
and seek further input and guidance from the City Commission. Additionally, it is
recommended that the City Commission discuss the Concept Plan components
presented, such as the proposed park.
JMG/CMC/rar
T:\AGENDA\2004\SepOB04\Regular\NWS Concept Plan.MEM.doc