SITE DOCUMENTATION THE DESIGN DISTRICT BICHEVA, GAYLE, HENDRICKSON, MARSH, WILLIS

Transcription

1 SITE DOCUMENTATION THE DESIGN DISTRICT BICHEVA, GAYLE, HENDRICKSON, MARSH, WILLIS

2 POLITICAL ORGANIZATION Pioneer-investor: Craig Robins, CEO Dacra (real estate company) Other investors: general growth properties, lvhm NEIGHBORHOOD REGULATIONS: the design district is a place of business for the amusement and recreational needs of the community. LANDSCAPE New buildings in Miami Design District retail street shall conform to LEED ND certification. Preserve existing vegetation and/or geological features whenever possible Use landscaping and landscape materials to enhance building design and continuity of streetscape Provide landscaping that screens undesirable elements, such as parking lots, and that enhance open space and architecture LODGING REQUIREMENTS Minimum of 1 parking space for every 2 lodging units Minimum of 1 additional parking space for every 10 lodging units Minimum of 1 bicycle rack space for every 20 vehicular spaces required Parking may be provided by ownership or lease offsite within 1000 feet The design district is comprised of an eclectic group of people, architecture, and lifestyles. The goal is to offer a luxury experience through retail, food, design, and events. From the street signs to the interior design, there will be cohesiveness but also a personal touch, throughout the neighborhood. This project has the potential to be very successful. The main concern is whether or not the residents of Miami are included in these plans. The Design District is a sign that urban shopping districts are coming back, according to Richard Florida.Miami s Design District a tipping point back toward urban downtowns, not just here but nationwide: After years of neglect, decline, and abandonment, downtowns across the United States are poised to come back and not just as redoubts for hipsters, artisanal food, indie music, and trendy boutiques, but as major shopping destinations. - Richard Florida music, and trendy boutiques, but as major shopping destinations. - Richard Florida

3 POLITICAL ORGANIZATION The Design District in Miami is just a pretty idea, for those who come visit Miami, I would quickly pass them by through the design district because I frankly can not afford anything in the area the design district has nothing to offer besides to those people who can afford to shop and eat there I wish for more connectivity between residents and their environment, and more connection between neighborhoods. The design district and Wynwood are only separated by one street but they feel worlds apart. - Carlos The Design District now is not the same as before. I have a feeling that this will be a big success and there will be more projects not less. Once just a couple of the buildings under construction are done, you will see people flock here. - Qq456 MIAMIAN CONCERNS THESE ARE COMMENTS FROM NEWS ARTICLES PERTAINING TO THE DESIGN DISTRICT. THE COMMENTS ARE BOTH GOOD AND BAD. THEY GIVE INSIGHT INTO HOW MIAMIANS FEEL ABOUT THE DESIGN DISTRICT. Mixed emotions, crossed opinions but, at this point, a net positive so far. The core of the city has gotta be solid, needs density. Next level is to see some sort of affordable housing/native resident initiative take root, YEARS down the road but at some point it must be at the forefront of the redevelopment agenda. Barry The problem with place making, or whatever developers call it nowadays, is that you can t make a place and expect it to feel organic. Miami neighborhoods are developing as niches: Wynwood is for the arts/hipsters, Design District is for the upscale crowd, Midtown is for young families. It all feels very staged. I m not against niche districts across the board, but in the long term I think it diminishes the potential of the various neighborhoods. People start to identify as Wynwood types as opposed to Midtown or DD types, let alone Brickell types. Better for all, including the developers, if people feel more comfortable to cross boundaries, no? - Jordan Melnick

4 ECONOMIC ENVIRONMENT In the 1920 s there was NO COMMERCE happening in what we know now as the Design District, instead it was more of an area of agriculture. The Moore Building was built as a factory and furniture show room to promote the development of the area as a commercial zone (Hooks, 2011). According to the New York Times, in the 1970 s and 80 s the Miami Design District was a RUN DOWN NEIGHBORHOOD that mostly cosisted of furniture showrooms and warehouses (Madigan, 2014). Figure 1: GIVENCHY STORE FRONT PAST In the mid-90 s DACRA BEGAN BUYING PROPERTIES in the Design District with the intentions of redeveloping it into a DESTINATION OF COMMERCE, such as Miami Beach (Madigan, 2014). According to the Miami Herald, since the mid-90 s properties in the Design District have been continuously bought by Dacra, a realtor company involved with the redevelopment of Miami Beach and the Design District. PRESENT - Dacra and L Real Estate, a LVMH (Moët Hennessy Louis Vuitton) luxury company together hold a 20% stake in the Miami Design District, while Miami Design District Associates holds the remaining 80% (Paiva, 2014) The Design Disctrict is already home to luxury brands, such as Louis Vuitton, Hermès, Cartier, Celine, Prada, Berluti, and Lanvin, and is still expanding in terms of luxury retail. The Design District is also home to luxury furniture and design show rooms such as Max Alto, Flos Lighting, and Vercace Home. According to the Miami Herald, the MIAMI DESIGN DISTRICT IS CURRENTLY WORTH $1.4 BILLION (Paiva, 2014). Figure 2: ORNARE STORE FRONT Figure 3: HERMES STORE FRONT

5 ECONOMIC ENVIRONMENT FUTURE According to the Miami Herald, by 2016 the Miami Design District is expected to be comprised of over 120 luxury-brand stores, restaurants, furniture show rooms, and galleries(paiva, 2014). Dacra s goal is to ensure that the Miami Design District is South Florida s #1 destination for luxury retail (Madigan, 2014). FUTURE According to The Real Deal,luxury residential condos are also to be expected in the next coming years. One of these is the Sweetbird South Residences located at 92 NE 40th St. and contain 76 rental units. 5 more luxury residentaial condos have been anounced (Zalewski, 2014). Luxury Hotel projected a block away from The Moore Building. Residences projected across from the project luxury hotel. Figure 4: PROPOSED HOTEL Figure 5: PROPOSED RESIDENCES RESIDENCES HOTEL

6 CULTURAL & SOCIAL UNDERPINNINGS 1 2 The design district is all about unity, commitment and creativity. The community is full of entreprenuers, creative and business people. These people include directors, artists, philanthropists, designers and publishers. They are considered the ambassadors of the Design District because they embody the spirit of the district. The culture is stylish, creative, innovative and vibrant. It is considered a hotspot for contemporary design and luxury shopping in Miami, FL MIAMI S STYLISH AND CREATIVE SHOPPING DESTINATION -MIAMI DESIGN DISTRICT 3 4 Public art and international architecture are making the Design District a destination for not only luxury shopping but a hangout spot for creatives, the curious, tourists and visionaries. According to the Miami Design District website, The Miami Design District embodies a singular dedication to the unity of design, fashion, art and architecture, and a commitment to encourage a neighborhood comprised of creative experiences.

7 GEOGRAPHIC CHARACTERISTICS ZONING THE DESIGN DISTRICT CONSISTS OF ALL PROPERTIES BOUNDED ON THE EAST BY BISCAYNE BOULEVARD; ON THE SOUTH BY NE 36TH STREET; ON THE WEST BY NORTH MIAMI AVENUE; AND ON THE NORTH BY NE 41ST STREETS. FIGURE 1: Miami Design District Map and Zoning

8 GEOGRAPHIC CHARACTERISTICS LITTLE HAITI FROM AIRPORT FROM MIAMI BEACH MIDTOWN MIAMI DESIGN DISTRICT ACCESS MAP THE DESIGN DISTRICT CAN BE ACCESSED VIA BOTH THE i95 AND THE i195. IT CAN BE EASILY ACCESSED FROM MIAMI BEACH AND THE AIRPORT AS WELL AS DOWNTOWN AND BRICKELL.

9 GEOGRAPHIC CHARACTERISTICS SUMMER SUNPATH THIS DIAGRAM REVEALS THAT THE SOUTHERN PART OF THE BUILDING WILL RECEIVE THE MOST NATURAL LIGHT DURING THE SUMMER MONTHS. THE EAST AND THE WEST RECEIVE LITTLE TO NO SUN.

10 GEOGRAPHIC CHARACTERISTICS WINTER SUNPATH THIS DIAGRAM REVEALS THE WINTER MONTHS GIVES THE MOST SUN EXPOSURE TO THE SOUTH PART OF THE BUILDING. THE EAST PART OF THE BUILDING WILL RECEIVE THE LEAST AMOUNT OF NATURAL LIGHT DURING THE WINTER MONTHS.

11 GEOGRAPHIC CHARACTERISTICS WIND PATH THIS DIAGRAM EXPLAINS THE WIND DIRECTIONS AND DISTRIBUTION THROUGHOUT THE YEAR IN %. FROM THE DIAGRAM WE CAN GATHER THAT EAST-SOUTH-EAST WIND IS PREVAILING THROUGHOUT THE YEAR, AND THAT EAST WINDS ARE MORE ACTIVE IN GENERAL. THE LEAST ACTIVE WINDS ARE FROM WEST DIRECTION..

12 GEOGRAPHIC CHARACTERISTICS SUMMER SUN DIAGRAM SECTIONS

13 GEOGRAPHIC CHARACTERISTICS WINTER SUN DIAGRAM SECTIONS

14 GEOGRAPHIC CHARACTERISTICS TRAFFIC PATTERNS AND PARKING

15 GEOGRAPHIC CHARACTERISTICS VIEWS

16 New Tropical Modernist Architectural mixed with Native Miami DESIGN DISTRICT ARCHITECTURE STYLE 1st LEED ND Gold Certified Project in Miami-Dade & 33rd in the United States Juxtaposition of Functional Design & Decorative Superficies Innovative Retailers Open Unique Store Fronts to Reflect Collections Eloquent Presentation Historic Structures Transformed Old Florida Charm New Building Erected Creative Design Figure 2: Proposed Parking Garage Paradise Court The architecture of the Design District is not of one style. It s a combination of many styles that provides juxtaposition for lots of visual interests. Because the community is diverse in it s lifestyle, it is apparent the district should be just as diverse in its architecture. LEED Figure 1: Palm Court Design District FIGURE 3: Design District Store Fronts NE 41st Street

17 DESIGN DISTRICT ARCHITECTURE Figure 5: EXISTING ARCHITECTURE Figure 4: LOUIS VUITTON ARCHITECTURE Figure 6: PALM PLAZA CEILING DETAIL Figure 7: PROPOSED PARKING GARAGE Figure 8: PROPOSED LUXURY HOTEL FIGURE 9: PROPOSED PARKING GARAGE FACADE

18 TEAM ASSESSMENT MIAMI S STYLISH AND CREATIVE SHOPPING DESTINATION The Design District is an distinctive destination in Miami offering an abundance of creativity and innovation through the architecture, interior design, and its luxury retail. Because the Design District is very much a community, it is important that we hone in on the creative, stylish, and innovative culture to create a boutique hotel that is both guest and public friendly. Being that the Moore Building is a historic landmark, it is vital that the design honors the existing architecture while introducing a fresh perspective that incorporates local and international design influences. This boutique hotel will be the first of our client s new hotel brand therefore it will serve as a prototype in which success is extremely important. Based on the latter, we have concluded the following factors will be of major importance to our client in guiding the design efforts: Sustainability & Adaptive Reuse Miami Architecture and Design Miami Culture The Design District Culture Retail Restuarants Retreat and Relaxation Art -MIAMI DESIGN DISTRICT

19 DESIGN GUIDELINES POLITICAL ORGANIZATION Incorporate landscape design and materials on any outdoor space of the project. Consider residential patrons when developing the space and its program. Use innovative and sustainable design to reflect the character of the neighborhood. Incorporate luxury retail and design brands into the retail environments of the hotel. Consider services and amenities that cater to the retail experience of the design district. Such as, personal shoppers and packing and shipping services. Create luxurious designs, using high quality materials and furnishings. ECONOMIC ENVIRONMENT/ SUPPORT CULTURAL /SOCIAL UNDERPINNINGS Incorporate stylish and innovative design features that will appeal to the luxury lifestyle aesthetic that the design district attracts. Consider designing spaces that give access to guests as well as the public. Create a design that encourages social gatherings where music, food and art are incorporated. MIAMI S STYLISH AND CREATIVE SHOPPING DESTINATION -MIAMI DESIGN DISTRICT Consider sun paths and sun exposure in design decision, such as use of appropriate shading system if needed. Minimize the affect of unpleasant or restricted views through appropriate space planing and design applications. Redesign entrance of the building creating more attractive environment for guests and pedestrians. ARCHITECTURE OF THE AREA GEOGRAPHIC SUPPORT Use the architecture to influence an luxury space that is innovative and juxtaposes architecture type/periods. Consider infusing the space with native miami aesthetics. Give spaces within the design their own character while incorporating a common thread.

20 SUSTAINABILITY ANALYSIS Y? N LEED v4 for ID+C: Hospitality Project Checklist Credit Integrative Process 2 Project Name: Date: Location and Transportation Indoor Environmental Quality Y Credit LEED for Neighborhood Development Location 18 Y Prereq Minimum Indoor Air Quality Performance Credit Surrounding Density and Diverse Uses 8 Y Prereq Environmental Tobacco Smoke Control Credit Access to Quality Transit 7 Credit Enhanced Indoor Air Quality Strategies Y Credit Bicycle Facilities 1 Credit Low-Emitting Materials Credit Reduced Parking Footprint 2 Credit Credit Construction Indoor Air Quality Management Plan Indoor Air Quality Assessment Water Efficiency 12 Credit Thermal Comfort Y Prereq Indoor Water Use Reduction Required Y Credit Interior Lighting Credit Indoor Water Use Reduction 12 Y Credit Credit Daylight Quality Views Energy and Atmosphere 38 Y Credit Acoustic Performance Y Prereq Fundamental Commissioning and Verification Required Y Prereq Minimum Energy Performance Required Innovation Y Prereq Fundamental Refrigerant Management Required Credit Innovation Credit Enhanced Commissioning 5 Y Credit LEED Accredited Professional Credit Optimize Energy Performance 25 Credit Advanced Energy Metering Regional Priority Credit Renewable Energy Production 3 Credit Regional Priority: Specific Credit Credit Enhanced Refrigerant Management 1 Credit Regional Priority: Specific Credit Credit Green Power and Carbon Offsets 2 Credit Regional Priority: Specific Credit Credit Regional Priority: Specific Credit Materials and Resources 13 Y Prereq Storage and Collection of Recyclables Required TOTALS Possible Points: Y Prereq Construction and Demolition Waste Management Planning Required Certified: 40 to 49 points, Silver: 50 to 59 points, Gold: 60 to 79 points, Platinum: 80 to 110 Credit Long-Term Commitment 1 Credit Interiors Life-Cycle Impact Reduction 4 Credit Building Product Disclosure and Optimization - Environmental Product Declarations 2 Credit Building Product Disclosure and Optimization - Sourcing of Raw Materials 2 Credit Building Product Disclosure and Optimization - Material Ingredients 2 Credit Construction and Demolition Waste Management 2

21 21, M. (n.d.). Design District Regulating Plan. Retrieved October 1, 2015, from Attachments/67539.pdf SOURCES Hooks, Kisa, and Sara E. Eaton. Buena Vista Post Office / Moore Furniture Building: Designation Report. Historic Preservation Miami. Historic Preservation Miami. Web. < pdfs/2011designationreportsupdates/buena_vist a_post_office_designation_ Report.pdf>. Melnick, J. (2012, June 4). Is Miami s Design District leading an urban shopping revival? Retrieved October 4, 2015, from Madigan, N. (2014, December 5). In Miami, Luxury Knows No Limits. The New York Times. Retrieved October 1, 2015, from rowsnav&contentcollection=fashion & Style&action=keypress ion=fixedleft&pgtype=article Paiva, I. (2014, October 28). Joint venture buys minority share in Design District. Miami Herald.Retrieved October 1, 2015, from Properties, G. (n.d.). Miami Design District Investor Presentation. Retrieved October 1, 2015, from com/sites/ggp.investorhq.businesswire.com/files/doc_library/file/miami-design-district-investor-presentation. pdf Zalewski, P. (2014, October 31). Will high-end condos in Miami Design District catch on? Retrieved October 30, 2015, from highend-condos-in-miami-design-district-catch-on/ Zalewski, P. (2014, October 31). Will high-end condos in Miami Design District catch on? Retrieved October 1, 2015.

22 ECONOMIC ENVIRONMENT FIGURE 1: Retrieved from: FIGURE SOURCES FIGURE 2: Retrieved from: FIGURE 3: Retrieved from: FIGURE 4: Retrieved from: FIGURE 5: Retrieved from: GEOGRAPHIC CHARACTERISTICS FIGURE 1: Retrieved from: ARCHITECTURE FIGURE 1: FIGURE 2 : Retrieved from: FIGURE 3: Retrieved from: FIGURE 4: Retrieved from: FIGURE 5: Retrieved from: FIGURE 6: Retrieved from: Design-District.asp FIGURE 7: Retrieved from: FIGURE 8: Retrieved from: FIGURE 9: Retrieved from: