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LTC 106-2004 New World Symphony Project Update CITY OF MIAMI BEACH Office of the City Manager Letter to Commission No. 106-2004 m To: Mayor David Dermer and Members of the City Commission Date: May 5, 2004 From: Jorge M. Gonzalez U ~.------ City Manager I ~V' I NEW WORLD SYMPHONY - UPDATE LTC # 067-2004 PROJECT CONCEPT PLAN AND TRAFFIC STUDY Subject: As an update to LTC # 067-2004 (attached hereto), the New World Symphony (NWS) submitted the attached Project Concept Plan Alternatives. The Project Concept Plan Alternatives will be presented and reviewed by the Planning Board on May 25, 2004, in accordance with the Development Agreement. Notices will be sent to Lincoln Road Property owners and other interested parties that have participated in prior meetings. After Planning Board Review, the Project Concept Plan Alternatives will be forwarded to the Mayor and City Commission for your approval. We have also asked that Frank Gehry be available for the presentation before the City Commission, when the Project Concept Plan Alternatives are presented. If you have any questions, please contact me. JMG\~brar F:\cmgr\$ALL\L TC-04\NWS-ProjectConceptPlan& TrafficStudy UPDATE.CMC.rar .doc c: Christina M. Cuervo, Assistant City Manager CITY OF MIAMI BEACH Office of the City Manager Letter to Commission No. 067-2004 m To: Mayor David Dermer and Members of the City Commission Date: March 23, 2004 From: Jorge M. Gonzalez " , / '\ 1'- City Manager :~'Vl I U NEW WORLD SYMPHONY PROJECT CONCEPT PLAN AND TRAFFIC STUDY Subject: As reported at the City Commission meeting on March 17, 2004, in accordance with Section 2.2 of the Development Agreement dated January 5, 2004 between the City of Miami Beach and the New World Symphony (NWS), on March 9, 2004 the NWS submitted the attached Project Concept Plan and accompanying Traffic Study. The attached preferred concept plan depicts a combined building footprint of 46,000 sq. ft., encompassing the central part of surface lot and requiring the closure of Drexel Avenue at Lincoln Road. The estimated hard construction cost of the project is now estimated at $63 Million (not including garage structure) compared to the $40 million minimum contemplated in the Agreement. The total cost, including soft costs, is estimated at $90 Million. The proposed concept plan reflects the following: providing an open plaza connection between Convention Center Drive, 17th Street and Lincoln Road; creating multiple access points onto the site by separating the garage and support/classroom facilities from the main SoundSpace component; reorienting the parking garage frontage onto on Pennsylvania Avenue; and the proposed main exterior screen has been shifted from the south side of the building to the east side facing towards the park. At the meeting on March 9, 2004, the NWS stated the design cannot move forward until a decision is made relative to the closing of Drexel Avenue. NWS has also procured a traffic study which evaluated the closing of Drexel and finds no material adverse impacts of such. Certain alternatives were also discussed regarding enhancing Lincoln Lane North, including two-waying the street, opening it to Washington Avenue and widening the right- of-way on the south side of the Project. According to the Public Works Director, the closing of Drexel will require a public hearing process as well as coordination with and approval from the County. The review process will require an understanding of traffic patterns and pedestrian flow generated by the Project and look at current and future transit plans. The NWS indicated that the Traffic Analysis addresses many of these issues. In order to facilitate the City's review process regarding the Project Concept Plan Alternatives and pursuant to the terms of the Development Agreement, an internal meeting has been scheduled for Monday, March 29, 2004 at 2:00 PM, to include the City Manager, Planning, Public Works, RDA, NWS, Gehry's project manager, Bernard Zyschovich and possibly Miami Dade Transit Authority, prior to submitting the Project Concept Plan Alternatives to the Planning Board. March 23, 2004 NWS - Project Concept Plan and Traffic Study - LTC Page 2 of 2 Since the Agreement requires NWS to submit Project Concept Plan Alternatives for the City Manager review prior to submittal to the Planning Board for their review, the NWS will resubmit the attached package to include the earlier concept plans reviewed with Frank Gehry, City staff and members of the City Commission, in October 2003. It is anticipated that the Project Concept Plan Alternatives will be presented and reviewed by the Planning Board on May 25, 2004, in accordance with the Development Agreement. After Planning Board Review, the Project Concept Plan Alternatives will be forwarded to the Mayor and City Commission for your approval. We have also asked that Frank Gehry be available for the presentation before the City Commission, when the Project Concept Plan Alternatives are presented. If you have any questions, please contact me. JMG\cMC\rar F:\cmgr\SALL\L TC.04\NWS_ProjectConcepIPlan&TraffiCSludy.CMC.rar.dOC c: Christina M. Cuervo, Assistant City Manager r l " - ,- .... , ,... Gehry Partners, LLP April 19, 2004 , -- New World Symphony SoundSpace Project Concept Plan Description ,... -- New World Symphony plans to develop, construct and operate a new facility on 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 Internet2 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. ,... ... ,... G:\Projects\Active\2003-00S.Miami\presentation images. sets & books\0404I 4yroject_concept""p1an\NWS_description_for April 19.doc Last printed 4/20/2004 11:0 J AM Page I of7 ,.. - ,.... ~ - 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 has considered a number of options that 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. An of the alternatives considered provide varying degrees of balance between NWS programmatic requirements, parking needs, and urban park facilities, and 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 of 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 comments. The next phase of the project will commence after the city approves the concept plan. 1"'. I' Proiect Concept Plan #1 ," .... Gehry Partners' initial concept approach was to place an structures on the lot west of Drexel Avenue. This concept provides for a large park that could comprise the entirety ofthe east lot and maintains the current traffic patterns, leaving Drexel A venue open. This alternative places the SoundSpace 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 SoundS pace will optimize the acoustic properties of the facility. The design goals of the music space will anow 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, creating an attractive pedestrian green corridor along Pennsylvania Avenue, connecting Lincoln Road to the Convention Center. The parking structure as shown 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. .... G:\Projects\Active\2003-005.Miami\presentation images, sets & books\040414yroject_concept...,plan\NWS_description_for April 19.doc Last printed 412012004 11:01 AM Page 2 of7 ,.. - ,... r ,... 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 corner of the site adjacent to SoundSpace. - -- All concept plans 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, and an open space for public gatherings and events. Other park features include a fountain and accommodation for public art. r 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 SoundS pace is compromised in this location, however, without a strong visual link to Lincoln Road. In addition, the number of parking spaces is reduced due to lack of area for a larger building footprint. r -- 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 of these 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. SoundSpace operations support offices - , ,... G:\Projects\Active\2003-005.Miami\presentatlon images, sets & books\040414.J>rojecl_ conceptylan\NWS _description _for April ] 9.doc Last printed 412012004 11 :01 AM Page 3 of? - .- - 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. (West ofNWS' Facility) . Open Air Trellis of varying height 33,800 Sq. Ft. . Public Lawn for civic events, capacity to several thousand , '-, ,.... Proiect Conceot Plan #2 Gehry Partners developed a second concept plan that assumed Drexel A venue 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 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 comer on Pennsylvania A venue. An intimate outdoor courtyard is created by the building configuration for the NWS students and teachers to gather. Backstage loading, 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 to and on Lincoln Lane. ,.... G:\Projects\Active\2003-OO5.Miami\presentation images, sets & books\040414 yroject_ concept""p1an\NWS _ description _for April 19.doc Last printed 4/2012004 11 :01 AM Page 4 of7 , - - " -- 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 # I. 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: Preferred Scheme 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. This is the preferred scheme. ..... , ,.... " 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 A venue 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 street life. The lobby will wrap around three sides of the hall, offering secondary entrances on the north end of the building from 17th Street. ..... -- ,... ,; ".... G:\Projects\Acti\le\2003~OO5.Miamj\presentation images, sets & books\0404I 4yroject_conceptyJan\NWS_descriptioR_for April19.doc Last printed 412012004 11:0 I AM Page 5 of7 ... - -- ;' - 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 ofT 17th Street. The building massing and additional landscaping will minimize the visual impact of the loading area on the north fa9ade. - ,- 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 fa9ade, 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 Avenue 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 A venue. 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 SoundSpace. Alternatively, the classrooms, practice rooms, administrative and performance support spaces may be located adjacent to the west fa9ade of SoundSpace, facing the east wall ofthe 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 altemative in more detail. ,... ". r ,... .- ". - G:\Projects\Active\2003-005.Miami\presentation images, sets & books\040414 J'foject_ concept...,plan\NWS _ descriplioo_ for April 19.doc Last printed 412012004 11:0 I AM Page 6 of7 "... - , - 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. (west of SoundS pace) . 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 of the 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 A venue 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. - ... .... ... .... ... .... ... - .- - G:\Projects\Active\2003-00S .Miami\presentation images, sets & books\04D414...,project_ concept...,plan\NWS _description Jar April 19.doc Last printed 412012004 11:0 I AM Page 70f7 , \] o J1 ) I'" ) r- 1 ,... ,r I" ) r- I ) r r" J r"- J r l ,..... )- r".,. ) r r 1""'.. (~ )J o {l ......, ~ Concept Plan 1 Site Plan Page 8 \J o (] ~ r- \ ,... ,r r- ) r- ,J ,.r r ,.I I""- ,J r ,""" j r'... I , r r ,..... ,- ) r-... I I ~ ;- IOJ lJ ~ 0) (I) CD tV a.. c o :i:i ro > Q) w ~ ...... :::l o en T'"" c ro a.. 0. Q) u c o () \l 0 (] 0 ..... ~ Q) C> (U a.. re- I \ ,-. ,r I'" ) r- I ,J r c: r 0 +:i I co > r Q) w ... "........ en co ) W I T"'" r c: co a.. ... r a. 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