HomeMy WebLinkAboutR-94-0220J-94-180
3/15/94
RESOLUTION NO. 9 4- 220
A RESOLUTION, WITH ATTACHMENT(S),
RECOMMENDING THAT THE CITY COMMISSION ACCEPT,
THE VIRRICK GYM AT DINNER KEY STUDY (MARCH,
1994), ATTACHED HERETO AS "ATTACHMENT 'A'"
AND MADE A PART HEREOF, WHICH PROPOSES REUSE
OF THE VIRRICK GYM, AND THE ADJACENT HANGARS,
FORMERLY KNOWN AS MERRILL STEVENS DRY DOCK
AND THE IMMEDIATE SURROUNDING OPEN SPACE.
WHEREAS, the former U.S. Coast Guard and Pan American
Hangars have been historically designated and the Virrick Gym is
subject to certain deed restrictions and is itself of potential
historic significance; and
WHEREAS, pursuant to City Commission direction at its
meeting of October 14, 1993 (M-93-560), the Planning, Building
and Zoning Department was instructed to conduct a planning study
of the Virriok Gym and the immediate surrounding area in order to
receive input necessary for certain approvals from appropriate
federal and state agencies; and
WHEREAS, the City of Miami sponsored a publicly noticed
all -day charrette at the Coconut Grove Sailing Club on
January 22, 1994, the focus of which was (1) the adaptive reuse
of Virriok Gym, (2) the potential redevelopment of the Virriok
Gym site, (3) the potential reuse of the two hangars (FKA Merrill
Stevens Boatyard), and (4) planning for the immediate vicinity
bounded by Aviation Avenue, South Bayshore Drive, Pan American
Drive and the Biscayne Bay; and
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wr COMMISSION
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AiADkfm No.
94- 220
WHEREAS, nine teams of interested participants discussed the
site, proposed solutions and revised proposals in an open forum;
and
WHEREAS, subsequently, the conclusions of that oharrette
were summarized and presented as the Virrick Gym at Dinner Key
Study (hereinafter the "Study"), attached hereto as "Attachment
'A"' and made a part hereof, at a publicly noticed hearing on
February 18, 1994 in the City Commission Chambers located at City
Hall at Dinner Key; and
WHEREAS, on March 8, 1994, the Study was presented to the
Waterfront Advisory Board; and
WHEREAS, on March 15, 1994, the Study was presented to the
Historic and Environmental Preservation Board; and
WHEREAS, on March 16, 1994, the Planning Advisory Board
pursuant to Resolution PAB 18-94, and by a vote of eight to zero
(8-0), recommended that the City Commission approve in principle
the study and direct staff to implement the goals and objectives
as set forth herein;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the
Preamble to this Resolution are hereby adopted by reference
thereto and incorporated herein as if fully set forth in this
Section.
Section 2. The City Commission hereby accepts, the Virrick
Gym at Dinner Key Study (March 1994), attached hereto as
"Attachment 'A' " and made a part hereof, which proposes reuse of
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the Virrick Gym, and the adjacent hangars, formerly known as
Merrill Stevens Dry Dock, and the immediate surrounding open
spade.
Seotion 3. This Resolution shall beoome effeotive
immediately upon its adoption.
PASSED AND ADOPTED this 24th day of March 1994.
AT T T• STE EN P. CLATd, MAYOR
' s
M TY HIRAI
CITY CLERK
PREPARED AND APPROVED BY:
LINDA KELLY KEA SON
ASSISTANT CITY ATTORNEY
APPROVED AS TO FORM AND
CORRECTNESS:
A.' QUT IN J NE , I I I
CITY ATTO
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94_ 220
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Virrick Gym
at Dinner Key
Study
City of Miami
Planning, Building and Zoning Department
March, 1994
circa 1934
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94- 220
THE VIRRICK GYM AT DINNER KEY STUDY
Proposed Reuse of the Virrick Gym, and the Adjacent Hangars
(Formerly known as Merrill Stevens Dry Dock
and immediately surrounding open space)
Prepared by the City of Miami
Planning, Building and Zoning Department
March 1994
O4_ 220
History of the Site
The U.S. Coast Guard Air Station at Dinner Key (Virrick Gym):
Based on the historic research conducted at the National
Archives and U.S. Coast Guard Headquarters in Washington, D.C.,
the U.S. Coast Guard Air Station at Dinner Key (Virrick Gym) is
believed to be eligible for listing in the National Register of
Historic Places. This property possesses national significance
for its role in the history of Coast Guard aviation.
In 1915, the Coast Guard conceived the idea of using
aircraft for search and rescue missions. An act of Congress in
1916 authorized the establishment of ten Coast Guard air stations
along the coasts of the United States, but no funds were
appropriated. Although the Coast Guard did establish early air
stations in the 1920's on properties borrowed from the U.S. Navy,
the Coast Guard expended no funds for construction. It was not
until the early 1930's that funding was made available for the
construction of an air station, with South Florida being the
preferred location.
Because of the amount of•air traffic in the area, the Coast
Guard viewed Miami as "the logical place for this first air life-
saving station" and began the search for a suitable location.
With no funds available for the purchase of land and only limited
funds available for the construction of a hangar, the Coast Guard
approached the City of Miami and Pan American Airways for
assistance. Pan American Airlines had recently established a
seaplane base at Dinner Key and had sublet the northeastern
section of the property to the City of Miami and Dade County for
the construction of either a municipal airport or park.
Recognizing the benefit to the area that a Coast Guard air
station could provide, the City and County, in turn, agreed to
lease its property on Dinner Key to the Coast Guard.
In June, 1932, the Coast Guard Air Station at Dinner Key was
commissioned, and the construction of the seaplane hangar was
completed. The station was expanded in 1938, when the property
across the street was acquired as a location for a barracks
building. The office annex was added in 1942. During its years
of operation, the Dinner Key air station evolved into the busiest
air -sea -rescue station in the world. After the unit moved to the
Opa Locka airport, its present location, in 1965, the property
was declared to be surplus and was acquired by the City of Miami
in 1972. - Deed restrictions on the property require that the
property:
(1) would be used for the public purposes for which it
was conveyed;
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A. TERMWAI, BUILDWG(ML W CITY HALO
B. HANGAR (GRAVE KEY MARIW •
C. HANGAR (GROVE KEY MARWA)
D. HANGAR (MERRIL EVENS DRY DOCK COJ
•E• MACHINE SHOP (MERRIL STEVENS DRY DOCK Co.) A. CHART HOWE RESTAURANT
G. SCOTTY'S LANDING
H' L41 COAST OJAR;O HANGAR(EUZABET•H VERRICK GYM)
S-TUDY AREA
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VIRRICK GYM
AT DINNER KEY STUDY
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(2) would, within six months of the date of deed
conveyance, erect and maintain a permanent sign or
marker near the point of principal access to the
conveyed area indicating that the property is a
park or recreation area and was acquired from the
Federal Government for use by the general public;
(3) would not be sold, leased, assigned, or otherwise
disposed of except to another eligible
governmental agency that the Secretary of the
Interior agrees in writing can assure the
continued use and maintenance of the property for
public park or public recreational purposes
subject to the same terms and conditions in their
original instrument of conveyance (this was not,
however, to preclude the City from providing
related recreational facilities and services
compatible with the approved application, through
concession agreements entered into with third
parties, provided prior concurrence to such
agreements is obtained in writing from the
Secretary of the Interior);
(4) the City would make biennial reports to the
Secretary of the Interior setting forth the use
being made of the property; and
(5) that the property would revert to the Federal
Government should the government determine it
necessary for the national defense.
Pan American Seaplane Base and Terminal Building (formerly,
Merrill Stevens Boatyard):
The hangar and machine shop which comprise the former
Merrill Stevens Boatyard are included within the boundaries of
the local historic site designation for the Pan American Seaplane
Base and Terminal Building. This property is also listed in the
National Register of Historic Places for its significance in the
history of modern air transportation. The Dinner Key base was
the nation's busiest commercial seaplane terminal during the
1930s. Often described as the "Air Gateway Between the
Americas," the base linked the United States with Latin America
by way of air transportation, opening up major trade and
passenger routes.
Dinner Key, a small island in Biscayne Bay, was joined to
the mainland during World War I to provide a training ground for
the U.S. Navy. In 1930, Dinner Key was selected by the newly -
formed Pan American Airways System as the base for its inter -
American operations. The lack of land -based facilities for
14 1 9A- 220
3
planes in Latin America forced Pan American to utilize flying
boats and amphibious aircraft for its operations.
The facilities at Dinner Key were the first constructed
exclusively for commercial passenger seaplane service and served
as a model for those that followed in Rio de Janeiro, New York,
and San Francisco. The site plan for the seaplane base developed
by Pan American was designed for both the aerial and land view.
The plan called for the construction of a "V" shaped line of
hangars to be used for machine shops, maintenance, operation, and
storage. A terminal building was planned for the apex of the
"V," at the end of a long driveway, thus forming a shape
reminiscent of an airplane. The U.S. Coast Guard followed the
site plan developed by Pan American when constructing its own
hangar on the adjacent property.
During the mid 1930s and early 1940s, approximately 50,000
passengers per year flowed through the Dinner Key terminal. In
addition, the terminal averaged more than 30,0.00 visitors per
month, with as many as 100,000 in the winter months. A third
hangar and machine shop (the former Merrill Stevens Boatyard)
were added during this period to house some of the larger planes
that were being employed.
The appearance of landing fields in Latin America during
World War II decreased the need for seaplanes, and on August 9,
1945, Pan American's last flight to Dinner Key took place.
Dinner Key was purchased by the City of Miami the following year.
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Previous Planning Studies of the Site
The "Dinner Key Master Plan - 1972" (prepared by Russell -
Melton Associates, Architects, Planners, Consultants) recommended
the increase of recreational uses of the Dinner key area both
landside and waterside. The plan proposed to arrive at this goal
through wholesale demolition of most of the existing 'Structures
and the radical alteration of the existing shoreline.
The marina was to be enlarged to a capacity of 1,000 slips.
The Spoil Islands bulkheaded on the marina side and connected to
the mainland by means of bridges thereby increasing the dock
access area and the amount of shoreline available to the public.
On the land side the removal of the existing Dinner Key
Convention Center would create a large open park (Center Park)
which would provide a single open space system from Peacock Park
to Miami City Hall.
Pan American Drive was to be removed with two parking
structures placed directly in front of Miami City Hall. The
present perspective to Miami City Hall would have been blocked.
Although the City Hall building would have been retained for
public use under this plan, most other remaining uses within the
study area, except the yacht club, were to be altered by
demolition and/or relocation to new facilities.
Although not expressed as a specific goal or objective the
preservation of view corridors from north -south streets abutting
Bayshore Drive allowing visual access to the waterfront was
emphasized.
Another goal was to create a continuous accessible
shoreline. The goal was ambitious since it would force the
removal and/or relocation of existing viable uses (i.e., private
boat storage and repair.)
The also proposed a number of goals for the surrounding area
areas. Some of these goals are worth noting even though in many
cases land value, access and development pressures have, to some
extent, predetermined development patterns. These goals and plan
actions included: (1) to connect residential areas'with water's
edge activities; (2) to maintain Bayshore Drive as a two-lane
(single lane in each direction); (3) to avoid the creation of a
highrise wall at the west side of Bayshore Drive; (4) to maintain
the north end of the project as a single family residential zone;
and (5) to create a plan for Coconut Grove.
The Planning Department's 111974 Planning Study for Coconut
Grove" made several recommendations affecting the Dinner Key
5
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Study area including: (1) the creation of an environmental scenic
corridor along Bayshore Drive; (2) the creation of a pedestrian
and bicycle path along Bayshore Drive; (3) the establishment of
"park and recreation" as the land use for City -owned waterfront
property; (4) the preservation of Miami City Hall as a historic
landmark; and (5) the upgrading of 27th Avenue. All of these
recommendations was later implemented.
The 111983 Dinner Key Marina - Conceptual Master Plan"
(prepared by Greenleaf and Telesca) recommended both landside and
waterside improvements at Dinner Key. On the waterside it
proposed the removal of the existing docks with 325 spaces and
its replacement with a new configuration of piers having a total
of 550 moorings. New pier construction was to have been of
concrete and the slips would have had all the necessary
conveniences such as running water, electricity and sewage
connections.
On the landside a number of definite actions were proposed.
In general the recommendations were: (1) the construction of a
principal landside amenity such as a waterfront promenade suited
for several types of activities including landscaping and signage
designed to enhance the area and traffic circulation and parking
improvement with drop-off zones for each pier; (2) improvements
at the Dinner Key launching site (existing trailer boat launching
area near Bayshore Drive and the extension of S.W. 27th Avenue)
including a dockmaster house, launching ramp, seawall renovation,
dinghy dock, auxiliary trailer boat parking, 27th Avenue marina
access and landscaping; (3) improvements to the Dinner Key Marina
including project entrance, supplemental signage, Bayshore Drive
landscape buffer, waterfront promenade, pier drop-off zones,
dockmaster zone, Miami City Hall landscape and promenade; (4) new
vacuum sanitary station at the feature area immediately south of
City Hall; and (5) jitney service for six motorized carts to
chauffeur people and equipment from parking to piers.
The City of Miami's "1980 Coconut Grove Parking Study"
suggested a number of recommendations to achieve better
utilization of the existing parking supply. Several immediate
low-cost capital improvement projects were recommended affecting
the Dinner Key study site including: (1) the encouragement of
peripheral offstreet parking lots for employees and other long-
term uses; (2) an additional 100 parking spaces at the north side
of the exhibition center, on the land previously occupied by the
old World War II barracks, in order to balance the parking layout
and provide additional parking suitable for long-term use
fronting Bayshore Drive; and (3) a shuttle or tram service should
be considered connecting the business district of Coconut Grove
with the parking lots at Dinner Key. Other long-range planning
options included a proposal for a one-story parking facility and
a shuttle operation between Dinner Key and the Coconut Grove
business center.
°4- 220 17
6
The "Dinner Key Master Plan of 1984" (prepared by Bermello,
Kurki, Vera, Inc.) concluded that the site should be advertised
for public proposals to develop a marina, a full service boat
yard, and supportive innovative services through a Unified
Development Proposal. This approach recognized the need for
maintaining full service marine facilities with better
utilization of the land and water resources of Dinner Key,
particularly in relation to the enhancement of public access to
the waterfront, provision of usable open space and more effective
joint utilization of support functions such as boat lifts and
parking.
The concept however, was contingent upon the assemblage of
parcels including Monty Trainer's Restaurant (which has a
leasehold arrangement with the City until the year 2035), Grove
Key Marina (with a leasehold until 2012), the Chart House
Restaurant (with a sub -leasehold until 2012), Merrill Stevens Dry
Dock Boatyard (now managed by the City), Virrick Gym (including
Shake -a -Leg presently on a month -to -month leasehold), and the
City Hall building. A mutual agreement would be required to
carry out the unified development concept so that any future
lease negotiation of the entire tract could not occur prior to
the expiration of the last leasehold.
Specifically, the unified development concept would consist
of the following marine -related facilities: (1) a full -service
marina for boats under and over 28 feet; (2) a minimum of 125
boat slips (108 existing); (3) dry storage for a minimum of 470
boats (same as existing); (4) dock for water taxi and short-term
slips.
The UDP also included a specialty retail facility of
approximately 130,000 square feet of marine -oriented specialty
retail involving restaurants, a fish market, sporting goods, bait
and tackle, marine furniture, marine clothing, arts and crafts,
and similar uses. The gross area specified was based upon a year
2000 market absorption ratio projection.
Additionally, the old Coast Guard Seaplane Hangar building
and annex which presently houses the Virrick Gym in the hangar
and the City of Miami Parks and Recreation Handicapped Division,
Day Care, Cable and Parking Task Force offices at the annex were
proposed to be converted into a 500-seat Performing Arts and
Cultural Center. The annex was to be demolished, with the Parks
and Recreation offices relocated to the Government Center. In
its place a new entry plaza and pedestrian circulation link to
the Dinner Key bay walk would be established. This open space
would also enhance a vista of the bay from Bayshore Drive at this
location.
94- 220
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The Performing Arts and Cultural Center would work in
conjunction with the Working Arts Center which was proposed by
various community groups as an adaptive reuse possibility for the
Naval Reserve Training Center across the street. The Working
Arts Center would accommodate the physical requirements inherent
in the training and development of human resources in the field
of visual and fine arts. This facility would become a hub for
musicians, dance groups, theater groups and artists. The
renovation of the facility into a multipurpose cultural center
would allow for the sharing of space and support facilities
between the City of Miami recreational programs and other
potential tenants such as local dance and children's theater
groups.
In additional to the proposed Performing Arts Center, an
outdoor sloped lawn surface, with an amphitheater configuration,
is to be developed on the waterside of the existing building.
The idea was to complement the internal flexibility of the
Performing Arts Center and create an outdoor activity compatible
with the waterfront Bay Walk.
Adjacent to the amphitheater on City property, part of which
is presently being leased to Merrill Stevens, an open space plaza
would be developed with food kiosk concessions and other informal
activities to complement both the Performing Arts Center and
people -oriented outdoor spaces which would form part of the
interface between the new "Bayshore Promenade" and "Dinner Key
Bay Walk".
The plan recommended that the existing boat ramp adjacent to
the Virrick Gym be converted into a boat dock pier to accommodate
a taxi water taxi, an appropriate feature craft or simply
temporary docking facilities which- were severely lacking
throughout the Dinner Key basin. Because of its wide nature it
would also serve to hold public gatherings and events and would
form part of the complex created at the old Coast Guard Hangar
and be visually and functionally linked to the outdoor
amphitheater and Dinner Key Bay Walk.
The study proposed an additional parking structure in the
Dinner Key area, however; by Resolution 85-70, January 24, 1985,
the City Commission amended the conclusions of the study to
require that no parking structures be built in the Dinner Key
area from Kennedy Park to Peacock Park either between South
Bayshore Drive and the Coconut Grove Exhibition Center or
directly on the waterfront east of Pan American Drive. The
amended study indicated that provision of public parking for
activities within Dinner Key should include joint public -private
arrangements whereby private developers may gain development
incentives for building excess parking spaces as a part of a
development project and assuring the availability of said parking
for public use, particularly on an evening and weekend basis.
94- 22019
8.
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Subsequently three requests for proposal (RFP) were
prepared and circulated for the former Merrill -Stevens site.
Recently, the City Commission rejected a proposal, responding to
the third RFP.
U 0 220
The Existing Situation
The subject of this study includes Merrill Stevens Dry Dock
Boatyard (now managed by the City of Miami), Virrick Gym which
houses the Shake -a -Leg Program (presently on a month -to -month
leasehold with the City of Miami), and the Virrick Annex which
houses the City of Miami Parks and Recreation Handicapped
Division, Day Care, Cable Office and Parking Task Force.
In June of 1993, the City Commission adopted a resolution
authorizing the demolition of the Virrick Gym and Parks and
Recreation Building (Resolution 93-374, June 29, 1993) because of
damage suffered as a result of Hurricane Andrew. The Parks
Department contemplated a plan which would provide a more open
and accessible park with water resource -based and passive
recreational amenities.
However, the Federal Emergency Management Agency determined
that the structure was considerably less than fifty percent
destroyed and therefore would be eligible for federal disaster
funds for rehabilitation costs not covered by the City's private
insurer. It was subsequently, determined that the City's
insurance reimbursement options would include the following:
1. Take the $898,000 and build another gym on another
site. Any costs above the $898,000 would be borne
by the City.
2. Take the $898,000 and repair the existing gym. The
$898,000 is the final negotiated estimate of
hurricane damage to the existing facility. The City
can utilize the $898,000 to repair, but it will be
adjusted to the actual dollars as repairs are
completed. (For instance, if the storm repairs cost
$600,000, we would rebate $298,000 to the insurance
carrier. If, however, the actual storm damage
repairs cost $1.2 million, the carrier would pay the
full amount. The carrier is obligated to pre -storm
conditions, not new or like -new.
3. Take the $898,000 and demolish the existing facility
and build a new gym facility on the same site. Any
costs above the $898,000 would be borne by the City.
4. Take a cash settlement instead of doing any repairs
or construction based on a depreciated amount of
approximately $810,000.
Traffic Concerns
21
94- 220
10
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Average Daily Trips (ADTs) on Bayshore Drive (in both
directions) were 15,780 in 1991; peak hour counts were
approximately ten percent of that figure or 1,578.) Similar
information for Aviation and Pan American Drive is not presently
available. Reliable parking counts at the site are not presently
available.
Eligibility and Requirements of Historic Designation
The entire Dinner Key area is protected by different layers
of federal and local historic designation (see map). The Pan
American Seaplane Base and Terminal Building, including the
Coconut Grove Convention Center, was listed in the National
Register of Historic Places, the federal government's official
list of properties worthy of preservation, in 1993. The Pan
American Terminal Building was designated as a local historic
site under the City of Miami's Historic Preservation Ordinance in
1983. This designation was expanded on November 16, 1993, to
include the entire Pan American Seaplane Base and Terminal
Building, excluding the Convention Center. The Virrick Gym is
not locally designated, but appears to be eligible for listing in
the National Register. The varying historic preservation
requirements for these types of designation are as follows:
National Register of Historic Places
National Register listing imposes no requirements on a
property unless the proposed action were to involve federal
assistance, permitting, or licensing. Any actions affecting the
Pan American Seaplane Base and Terminal Building would be subject
to the provisions of Section 106 of the National Historic
Preservation Act only if there was some type of federal
involvement (e.g., use of federal funds such as FEMA assistance;
projects that require a permit or approval from any federal
agency; etc.)
Local Historic Site Designation
Locally designated historic sites, such as the former
Merrill Stevens Dry Docks, are subject to the provisions of
Chapter 23.1 of the Miami City Code. With this local
designation, exterior alterations, additions, and new
construction are subject to the review and approval of the
Historic and Environmental Preservation Board. Any proposed
demolition would be subject to a possible six month delay. Any
decision of the Historic and Environmental Preservation Board may
be appealed to the City Commission.
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Determination of Eligibility
If the Virrick Gym is determined to be eligible for listing
in the National Register of Historic Places, any actions
affecting the property would be subject to the requirements of
Section 106 of the National Historic Preservation Act. This
requirement is triggered by the deed restriction on the property,
which requires approval by the National Park Service, Department
of the Interior, of any proposed change in utilization.
This federal historic preservation requirement stipulates
that the State Historic Preservation Office (SHPO) in Tallahassee
be given an opportunity to comment on any action that would
affect the property. If the proposed action would have an
adverse affect, the City would be required to consult with the
SHPO and the Advisory Council on Historic Preservation, a federal
agency, to seek agreement on ways to avoid or reduce the adverse
effects. One possible compromise could involve the preservation
of the hangar and the demolition of the Virrick Gym Annex, a
structure that has little architectural value. The National Park
Service must take all comments into consideration before
approving or denying the City's proposal.
24 .
12 94- 220
Results of the Charrette
Pursuant to City Commission direction at its meeting of
October 14, 1993 (M-93-560), the Planning Department was
instructed to conduct a planning study of the Virrick Gym and the
immediately surrounding area. Public input was sought in order
to receive necessary approvals from federal and state agencies
due to historic designation of the hangars and deed restrictions
on Virrick Gym site.
The City sponsored an all -day publicly noticed charrette at
the Coconut Grove Sailing Club on January 22nd, 1994. The
conclusions of that charrette were presented at a publicly
noticed meeting on February 15th at City Hall. Subsequently, the
recommendations of the participants of the charrette are to be
presented to and approved in concept by the Waterfront Advisory
Board on March 8th and the Historic and Environmental
Preservation Board on March 15th.
The charrette focused on: (1) the adaptive reuse of Virrick
Gym; (2) the potential redevelopment of the Virrick Gym site; (3)
the potential reuse of the two hangars (FKA Merrill Stevens
Boatyard); and (4) planning for the immediate vicinity bounded by
Aviation Avenue, South Bayshore Drive, Pan American Drive and the
Bay.
Nine teams of interested participants discussed the site,
proposed solutions and revised those proposals in an open forum.
Their conclusions, attached herewith as Attachment A, provide the
summary of that charrette anci a set of guidelines for the City
Commission and City. Administration regarding the future
development of the site.
Subsequently, during the meeting of February 15th at City
Hall, a proposal was put forward to utilize the Virrick Gym as a
farmer's market; this proposal was rejected by the audience.
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THE PLAN
A. The Virrick Gym would be retained and restored as a sailing
center, ideally as a facility shared by "Shake -A -Leg", a
sailing program for the handicapped; the U.S. Olympic Sailing
Team and the City of Miami Parks Department sailing program.
Using recreational sailing as a common theme, a recreational
program for the general public is also visualized including
an exercise gym, health club and bike rentals. Shake -A -Leg
has a small sailboat dock, also. Parking is available for
handicapped and users.
The office annex, which is contiguous on the north side of
the Virrick Gym building proper is currently partially
occupied by City of Miami offices. If Shake -A -Leg were to be
allowed to follow through with their ambitious program for
reusing the office annex as sailing team barracks, then the
City offices (daycare, handicapped and cable) would have to
be relocated to an unidentified location. Alternatively,
during a long transition period, the use of the office annex
could be divided between Shake -A -Leg and the City.
B. The Hangar (formerly Merrill Stevens Drydock) would be
retained and reused as a full service boatyard capable of
servicing boats over 28 feet in length. This facility would
be augmented by a repaired (or new) boat lift, and room for a
forklift to maneuver. Increasingly stringent environmental
regulations dictate that boat repair activity take place in a
controlled (indoor) environment so that the outside apron is
to be used by boats to be repaired or dry boat storage (28' +
in length). Sufficient parking on the north side of the
building would be available for workers, clients and marina
users.
C. The Machine Shop (formerly Merrill Stevens D dock is
proposed as a Pan American Airways Coast Guard Air Marine
Historical Museum (see letter of interest in Appendix C from
the Historical Museum). This proposal should not be reviewed
in isolation but rather in the context of Coconut Grove's
other historic attractions such as the Barnacle, and City
Hall and the Virrick Gym at Dinner Key. Visitor parking
would be available to the north of the building.'
Alternatively, if the Historical Museum proposal ultimately
is not found to be acceptable to the City, this building
would -be included in the Request for Proposals for the full
service boatyard (see below).
D. The Marina has previously been included with the full service
boatyard. However, it seems that the marina could be
26
14 94- 220
YIRRICK GYM AT .DINNER KEY STUDY
P`` i1 IMr RMiA Mr/#A A� MM1M�I
27
II11`1 1
� M •
4- 220
operated separately if a dedicated parking area for users
were located on the bay side of the machine shop or in part
of the open apron. The marina would include sixty-one (61)
grandfathered slips, and perhaps 25 to 40 more new slips
(which would have to be approved by Metro Dade County). Also
included is a dockmaster's office, on -dock fuel facility
(with onshore fuel storage tanks) and a marine art -in -public -
places feature.
The fuel facility is located to provide maneuverability for
large boats; the continued use of the water area to the
southeast as a "free" anchorage may interfere with this
desired maneuverability of larger boats destined for the
fuel facility or the boat lift.
E. The Boat Launching Ramps need to be renovated to facilitate
launching (and retrieving) boats. A vehicle -and -trailer
parking area, for storage while a boat is in use, is located
south of the Virrick Gym.
F. The Sailing Dock is currently operated by Shake -A -Leg as part
of their concession. The potential to expand the number of
slips here is hampered by the need to provide an ample
maneuvering area for the sailboats. However, the potential
of expanding sailboat slips should continue to be explored.
G. A Baywalk with pedestrian amenities is included, where
appropriate. It is recognized that mangroves on the shore
south of the parking area must be preserved.
H. A New Green Space is located along the eastern edge of the
parking area to provide a "see through" and separation. A
hard court area is included.
I. The Parking Area has been reconfigured. A meter, decal or
other form of parking validation should be considered to
assure that use of the parking area is for patrons of Dinner
Key and not visitors and workers destined for office
buildings on the north side of South Bayshore Drive.
Attention also needs to be given to security needs of the
parking area and the vehicle -and -trailer storage area.
J. The South Bayshore Drive Pedestrian -and -Bicycle Path is
retained. Landscaping in the form of an overhead canopy is
suggested by adding a parallel row of royal poincianas with
adequate spacing to allow for future growth. No understory
landscaping is proposed, for safety and security reasons.
Also to be incorporated is a stop for tram or shuttle service
to accessory parking at the Coconut Grove Exhibition Center
or village center, should this service ever be implemented.
K. The triangular Open Space should only be altered by adding
turf -block or similar "open cell" paving that would allow the
211' use of green ground cover while still providing for overflow
15 994- 220
parking at the Coconut Grove Exhibition center. Preservation
of this green space calls into question continued use of this
area by workers and patrons of establishments on the north
side of South Bayshore Drive.
°4- 220 29
16
THE NEXT STEPS
The City should;
1. Forward this study to the appropriate federal and state
agencies for review.
2. Immediately authorize sufficient repairs to the Virrick Gym
to enclose it and protect it from the elements.
3. Prepare a Request for Proposals (RFP) for the Virrick Gym and
Machine Shop, including boat launching ramp and sailing dock,
to enable public interest non-profit groups to present
proposals utilizing the recently enacted charter amendment.
4. Prepare a Request for Proposals for a full service boatyard
utilizing the large hanger and marina. As a part of this
RFP, an additional optional proposal could be considered, for
the machine shop, as part of a full -service boatyard.
5. Seek a coastal management or open space grant to address the
baywalk segment, preservation of mangroves, and the
installation of the green space and hard court.
30 -i]d
17
ATTACHMENT A
VIRRICK GYM CHARRETTE
GOALS AND OBJECTIVES FOR THE SITE
�4- 220. 31
tia
Virrick Gym/Merrill Stevens Charrette
Goals and Objectives for the Site
A majority of the audience agreed on the following general comments;
other team comments apply to individual structures:
1. Make the conclusions of this charrette the foundation for all
future requests for proposals for the site.
2. Use available FEMA or insurance funds immediately to prevent
further damage to the structures.
3. Preserve all structures; no demolition of historic structures.
4. Area should be reserved for the marine community and water -
dependent uses.
5. No hotels or residential units; no high -intensity "Bayside-type"
tourist facility or more theaters which would contribute to
traffic and congestion problems.
6. Revenues collected from the site should be reinvested there
and not returned to the General Fund.
7. Emphasis on youth recreation, particularly marine -related
recreation.
8. If adequate parking for resulting uses cannot be provided
onsite as surface parking, investigate the possibility of a tram
or shuttle to accessory parking at the Coconut Grove
Exhibition Center or elsewhere.
9. Preserve the existing views of the bay.
10. Preserve the existing mangroves.
11. Landscaping should prevail continuously along South Bayshore
Drive; a marine -oriented feature should be incorporated into
the landscaping design.
Other Team Comments:
Virrick Gym:
1. Preserve the Virrick Gym as a multi -use community center
which might include a water sports training center and sailing
educational center by retaining or expanding the Shake -a -Leg
facility, possibly in conjunction with the U.S. Olympic Training
32 Center.
2. Some indoor recreational facility such as a basketball court
and/or boxing gym should be retained for indoor activity
during inclement weather.
Hangar:
1. Preserve the boatyard as a full -service boatyard including
fueling, lift, drydock and storage facilities; if possible restore
the marina to accommodate vessels up to fifty feet in length,
both motor and sail.
2. Investigate the possibility of an offshore fueling station.
3. Rebuild the adjacent seawall.
4. Boatyard should be privately managed by a company with the
expertise and resources to handle such an operation, not by
the City of Miami.
5. The boatyard should accommodate as many boat slips as
permissible to meet the existing need, make Dinner Key a
facility at least equivalent to the Miami River's boatyard (the
only other functioning boatyard in the area), and make use of
an existing under-utilized, facility in an advantageous location.
Machine Shop:
1. Preserve the building as a possible Pan Am and Coast Guard
aviation/marine museum with retail components including
marine accessories and other shops, a Coconut Grove historic
market and/or farmers' market.
2. Do not locate commercial enterprises which would compete
with existing business; retail should be complementary to the
primary use of the property as a boatyard.
Parking Area at Virrick:
1. Landscape the area for a park and a continuous lighted
baywalk with lighted, low -intensity recreational facilities.
2. Any parking should be landscaped surface parking which is
monitored for security.
Area between South Bayshore and hangars:
1. Area should be retained as landscaped surface parking.
2. Any other use for the area should include lighted, low -
intensity recreational facilities such as basketball or volley
ball courts.
20 33
94- 220
OJ4- 220
Pj4- 220
35
ATTACHMENT B
EXISTING
LAND USE, ZONING, AERIALS
AND SITE LOCATION
37
n4- 220
MEDIUM
DENSITY
NK
m
TPMEDIUM H
DENSITY
MULTI
FAMILY
1�W
MEDIUM m
DENSITY
MULTI
FAMILY I \N
OFFICE
wQ` MAJOR
PUBLIC
FACIL17
OFFICE
,o
y
RECREATION
�\M
V
DUPLEX SINGLE
RESIDENTIAL p� FAMILY
A \ v\\� RESIDENTIAL
OFFICE yy \\�
RECREATION
-:
RECREATION 1 \
39
CONSERVATION
D 4 - 220 >���
a
i
A. TERMINAL BUILOWG(M4 CJTY HALO
8. HANGAR (GROVE KEY MARINA)
Q HANGAR (GROVE KEY MARWA)
D, HANGAR (MERRIL STEVENS DRY DOCK COJ
•E' MACHWE SHOP (MERRIL STEVENS DRY DOCK CO.)
F. CHART HOUSE RESTAURANT
C' SOOTry S LANDWO
H' " COAST GUARD HANGAR(EL12A8E7�1 VERRICK GYM)
;Q STUDY AREA
VIRRICK GYM
AT GINNER KEY STUDY
ATTACHMENT C
CORRESPONDANCE
94- 22o 47
MR. HISTORICAL
%sso(:i.%,ri6N or
5t)I:THF.RN F'LOR19
February 8, 1994
Chairman of the Board
George R. Harper
First Vice Chairperson
Mr. Cesar Odio, City Manager
Ronni W. Bermont
City of Miami
Second Vice Chairperson
City Hall
John C.Harrison, Jr.
3500 Pan American Drive
Secretary
Coconut Grove, Florida 33133
Fernando Garcia-Clwcon
Dear Mr. Odio:
Treasurer
Robert B. Battle
Following the public charette sponsored by the City of
Past Chairperson
Miami planning department on January 22, the museum
Raul L.Rodrlguez
received several calls from individuals who had
Trustees
participated. It was 'reported to the museum that many
Wayman Adkins
of the 7 independent groups who participated believed
Harris R. Teo A.Babun,Jr.
Teo A. Babun, Jr.
the interpretation of the historic significance of the
p 9
Anthony Barthelemy,Ph.D.
site/area should be part of any future use. The word
Francisco Blanco
Stuart Block
museum, I understand, was used over and over.
Miguel A. Bretos, Ph.D.
lgnaciocarrera-Justiz
Please accept this correspondence as a letter expressing
Marianne Devine
Steven Goldberg
our interest in pursuing discussion with the Cityof
Matthew 0. Gorson
Miami concerning the feasibility of a historic museum.
Priscilla M. Greenfield
We believe the site and area are rich in interpretative
Jorge .Gross
David Harper
David
possibilities including, but not limited to, the period
William Ho
prior to and including World War I, the developments of
ThorntonHoelle
the -Pan Am Base and its significance in regard to
Keith Jennings
Susan Johnson
international travel, operations during World War II
Mary Lesko
including the Miami Shipyard testing facility at the
Michael Lewis
current Monty Trainer site, Coast Guard aviation
Mary Stuart Mank
Lvnn A. Monast
g in the important sea rescue activities culminating im air
P /
Charles P. Munroe
work, the maritime history role of the waterfront, and
Anna Price.Ph.D.
many other fascinating stories of Coconut Grove's past.
Janice C. Prvor
Michael B. smith
We hold d significant image and artifactual materials that
Alicia M.Tremois
we believe would be important to developing such a
Lourdesviciedo
Judy Wiggins
museum. In addition, we are ranked by the Florida
Eric Williams
Department of State as the number 1 museum of all large
art, history, natural history, science and children's
President
Randy F. Nimnicht
institutions in the state; that is important because it
gives us the credibility and the contacts to attract
Museum Director
additional historic artifacts and collections that would
1. Andrew Brian
be used in such an interpretation. Furthermore, as a
The Historical Museum
non-profit corporation, we have an excellent track
Cultural Center
t Flaggier Street
101 WesFl
im west
record in working with the local government (Metro -Dade
Miamia33130.1538
3751492
County) in a contractual relationship
._ 2
FAX
0
49
(305) 375-1609
Accredited by the
Amertcan Asiociat toll
I would appreciate your including this letter of
interest as an addendum to the report that will be
published regarding the aforementioned charette, and
would appreciate your designating individuals on your
staff with whom we might discuss such an undertaking in
order to better understand any parameters that will be
important to the City of Miami.
Respectfully,
'g"e" '� A*"�
Randy F. Nimnicht
President
RFN/ f gb
CC: WILLY GORT
ARVA PARKS
SERGIO RODRIGUEZ
50
94- 220
ATTACHMENT D
CHMMTTE ATTENDANCE
�4- 22051
VIRRICK GYM CHARRETTE
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ATTENDANCE SHEET
JANUARY 22, 1994
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58 4- 220
ATTACHMENT E
CHARRETTE TEAM NOTES
I P ,j4- 22
TEAM 1
John Brennan, Team Captain
Virrick Gym
- do not demolish Virrick Gym
- Virrick could house community groups, school for boat repair,
sailing &/or Shake -a -leg. Should not have City offices
- Inside Virrick there could be a marine museum and Pan Am
museum either together or separate
- recommend moving public boat ramp and putting in docks
- the space. in front of the Boatyard and outside the fence
should be -parking for Virrick
Machine shop & large hangar
- Boatyard should be full service including fuel and lift
- redo seawall
- Utilize hangar space for display of boats for yacht brokerage
- group did not have time to address the full interior of the
hangars
- recommend the Marine Trust run the boatyard and maybe Virrick
too
94- 22061
TEAM 2
Mike Cannon, Team Captain
General Comments
- preserve all superstructures if structurally sound
- recommend City contact other cities with marinas and look at
the benefits and assets which complement redevelopment
- have marine oriented landscaping along S Bayshore
- provide lighted walkway along baywalk
- Do not want hotels or residential units (condo, apts)
Hotels should stay on other side of Bayshore Drive
Virrick Gym
Recommended uses:
a) Shake -a -leg
b) museum (all types, maritime & aviation)
c) senior programs
d) youth programs including social clubs which could be
operated under the Parks Dept
e) office for Police Marine Patrol & US Customs
f) site could act as a police substation
Machine shop & large hangar
- restore marina to accommodate vessels up to 500, both motor
& sail
- full service, with assisted & self service travel lift
- boat repairs should take place in large hangar
there should be no large parking areas, instead create large
green areas
- needed parking could be accommodated next to Convention
Center, low level parking structure
- provide tram service along Bayshore
- restore existing hangars, replace sheeting, recapture ambiance
- do not locate commercial enterprises which would compete with
existing business; provide complimentary uses such as an
expanded ships store, mini -supermarket
- boatyard should be privately managed by a financially
qualified team
- investigate possibility of providing off -shore fueling like
that done in Vancouver
- accommodate as many slips as possible; this could be phased
Thelma Altschuler
Bay should be visible to the extent possible
62
94- 220
TEAM 3
Sandy Friedman, Team Captain
Virrick Gym
- Virrick should stay and be improved
- look at closing in the space between the annex and the hangar
by building a wall; this would increase space available and
allow expansion of existing programs
- recommend youth programs; possibly hockey on skates
- integrate museum into Virrick site
- museum could have a plane both in front of Virrick & behind
it. The plane in the rear could be placed as if simulating
a plane ride. Maybe even go inside & see a movie to make you
feel like you were there. Museum should be changing in
orientation in order -to permit continued usage. Noted that
Pan Am Foundation wanted 3,000 s.f.
- Look at building the annex portion of Virrick up to the height
of the gym
- continue to use Virrick parking lot for parking
- indicate crime is a problem in the parking area; parking area
should be controlled but no meters
- preserve mangroves
- put basketball court inside gym
- provide fenced in racks in gym for use by Shake -a -leg
Machine shop & large hangar
- provide open green areas in front of hangars
- the machine shop building could be used for retail space
- retain structure of machine shop but change entrance to face
Virrick. Retail shops should be reasonably priced. Ex.
Century City in San Francisco
- The large hangar would be a first class boatyard facility
targeting short term storage. Dry dock storage would be
primarily for the purpose of repair
- interior of hangar could store approx. 105 boats
- exterior drydock can be used for storage during hurricane
- fix seawall
- construct baywalk all the way from Virrick to drydock facility
(if insurance permits such)
- locate tables and chairs outside machine shop for picnic or
relaxing
- look at locating a restaurant or bait/dock shop on the
peninsula near Charthouse
- use footprint of marina and rebuild dock immediately
- team's drawing depicted parking in front of Grove Key; this
may already be controlled by Grove Key under their lease
63
94- 220
TEAM 4
Bill Harrington, Team Captain
General Comments
- all buildings should be retained and restored with historical
elements
- revenue generated from these sites should be put back into
these sites and not to the general fund
- recommend Shake -a -leg continue
- recommend museum, amphibious aviation, include the Village of
Coconut Grove in museum
Virrick
use for educational, recreational and cultural elements
recognize parking and traffic problems
recommend a traffic plan be performed, possibly under DOSP
(Offstreet Parking)
Virrick parking lot should be green space and park
Machine shop & large hangar
retain full service boatyard
fuel dock is critical as part of boatyard
boatyard should be primary revenue generator for entire site
94- 220
TEAM 5
Richard Heisenbottle, Team Captain
General Comments
- restore and maintain all structures
- engineer on his team alleges buildings are built well and that
many of the repairs are cosmetic. The buildings are on large
matte foundation which provides stability
- landscape everywhere; all around buildings
- look at locating a tram stop at site
Virrick
- permit Shake -a -leg to use all of
facility including training, maybe
- provide Shake -a -leg an opportunity
- maintain public boat ramp
- activities will generate need for
have dedicated parking
Virrick for
dorms
and restore
a watersports
the building
parking; each site should
Virrick lot should become supervised recreation area
Machine Shop
- recommend Aviation museum to be operated by the Pan Am
Historical Foundation
- look into loans from the Air and Space Museum, So Florida
Historical Museum, Pan Am Archives, U of M
- maybe even restore aircraft on the site
- provided example of Train Museum near Metro Zoo
Large Hangar and most of waterfront area including waterfront area
behind machine shop
- provide fuel, 75 ton lift
- target boats 30-501 with the average being 40'
- offer professional services to compliment boatyard
- seek experienced operator
- full -service boatyard
- provide snack bar at boatyard
- provide managed on -grade parking in front of large hangar and
in area near Bayshore in front of Grove Key;- no meters
- new marina should have 100 or more slips; maintain and protect
mangroves
6
94_ 220 645
TEAM 6
John Riordan, Team Captain
General Comments
do not want additional commercial boutiques or theaters
restore all buildings
Virrick Gym
- Shake -a -leg should continue
- day -time activities to be marine oriented
- night time activities could accommodate Grove community, Coast
Guard auxiliary, marine education programs
- part of Virrick parking lot running along old Aviation Ave
should be greened in order to separate activities at Monty's
vs. activities at Virrick
Large hangar
provide full service boatyard with fuel
to meet parking needs you could construct multi -level parking
structure in front of hangars; it should be landscaped so it
does not look like a parking lot (similar to that proposed in
Dinner Key Master Plan)
Machine Shop
site for museum
94- 220
TEAM 7
Lolly Vieth, Team Captain
Brian Bishop, Presenter
General Comments
- No Bayside type facility, no retail center due to traffic
concerns
- keep all buildings and restore them
- maintain area for marine community, water dependent.uses
- provide continuous baywalk
Virrick
rebuild front part for Shake -a -leg and adopt their proposal
for expansion
keep public boat ramp
provide Pan Am, Coast Guard, Navy museum; paint a plane on
each hangar door
Large hangar
- provide full service boatyard and marina
- boatyard should have 100 or more wet slips, fuel, convenience
store, travel lift
- locate a marine type feature (ex. cannon, anchor) on the tip
of the waterfront near Charthouse
- want to see use of FEMA funds immediately to rebuild marina
- use insurance money for gym and hangars
Machine Shop
provide marine accessory shops
Virrick parking????
�31
94- 220
TEAM 8
Jim Wellington, Team Captain
Randy, co -presenter
General Comments
restore all properties
landscape all along S Bayshore
provide continuous baywalk with picnic benches
Virrick
locate Police Marine Patrol, Customs, sailing program, Parks
Dept Handicapped Div and women's defense program in annex
Machine shop
- put lighted basketball court in front of machine shop
- locate air and sea museum in machine shop, Shake -a -leg
- put floating docks behind hangar for the handicapped
- could locate boatyard admin offices in machine shop
- keep existing parking lots in front of hangars
Large hangar
- should have marine store, machine shop
- like the loft and how it overlooks the rest of the hangar;
could accommodate canvas shop
- need travel lift and rack storage
- provide showers, lockers, etc for liveaboards
McKenzie Oerting of this group also suggested skylights in the
hangars, keep hangar doors open in order to permit view to the bay
�4- 220
f
TEAM- 9
Mike Zidziunas, Team Captain
Virrick
provide joint sailing and youth education center
locate both Shake -a -leg & US Olympic Training Center in
building
expand sailing programs
Machine Shop
site for Grove Historic Market; include Pan Am, Grove Historic
groups, kiosks, public access
maybe permit historic activities such as Farmer's Market as
possible revenue generator
Large hangar
full service boatyard; suggest incremental RFPs and recommend
it begin immediately
suggest RFP include requirement that successful proposer
provide youth training in marine industry (trade education)
add fuel dock with fuel access on one side and dockage for
charter boats on the other
General Comments
Green everything remaining and add tennis &/or basketball
courts provide dedicated parking for users of the site
provide continuous baywalk along water
important to develop youth programs in order to help f ight
crime
4- 220 69
PLANNING FACT SHEET PZa 13
APPLICANT City of Miami Planning, Building & Zoning Department.
APPLICATION DATE February 14, 1994
REQUEST/LOCATION Consideration of recommending approval, in principal, of the Virrick Gym at Dinner
Key Study (March, 1994) which proposes reuse of the Virrick Gym, and the adjacent
hangars, formerly known as Merrill Stevens Dry Dock and the immediately surrounding
open space.
LEGAL DESCRIPTION
PETITION Consideration of recommending approval, in principle, of the Virrick Gym at Dinner
Key Study..(March, 1994) which proposes reuse of the Virrick Gym, and the adjacent
hangars, formerly known as Merrill Stevens Dry Dock and the immediately surrounding
open space.
PLANNING Acceptance of study for presentation to City Commission.
RECOMMENDATION
BACKGROUND AND Pursuant to City Commission direction at its meeting of 10/14/93 (M-93-560), the
ANALYSIS Planning Dept. was instructed to conduct a planning study of the Virrick Gym and
the immediately surrounding area. The two FKA Merrill Stevens Drydocks were
subsequently included. Approvals are necessary from federal and state agencies due
to the historic designation of the hangars and deed restrictions on the Virrick Gym
site. Public input was sought: the City sponsored a meeting on December 21 and an
all -day publicly noticed charrette at the Coconut Grove Sailing Club on Jan. 22.
Nine teams ofinterested participants discussed the site, proposed solutions and
revised those proposals in an open forum. The conclusions of that charrette were
presented at a publicly noticed meeting on Feb. 15 at City Hall. Subsequently, the
study is to be presented to and approved in concept by the Waterfront Advisory
Board on March 8 and the Historic and Environmental Preservation Board on March 15.
The study recommends: (1)the adaptive reuse of Virrick Gym as a sailing center;
(2)the redevelopment of the marina; (3)the reuse of the two hangars (FKA Merrill
Stevens Drydock including a full -service boatyard and museum); and (4)planning for
the immediate vicinity bounded by Aviation Ave., S. Bayshore Dr., Pan American Dr.
and the Bay. The study also provides a summary of the charrette and a set of
conceptual guidelines for the City Commission and Administration regarding the
future development of the site.
PLANNING ADVISORY BOARD Approval with changes.
CITY COMMISSION
APPLICATION NUMBER 93-107
03/17/94
04- 220
Page 1
RESOLUTION PAB - 18-94
A RESOLUTION APPROVING THE VIRRICK GYM DINNER KEY STUDY IN CONCEPT
(MARCH, 1994) WHICH PROPOSES REUSE OF THE VIRRICK GYM, AND THE ADJACENT
HANGARS, FORMERLY KNOWN AS MERRILL STEVENS DRY DOCK AND THE IMMEDIATELY
SURROUNDING OPEN SPACE, AND FURTHERMORE DIRECTING THE ADMINISTRATION TO
IMPLEMENT THE GOALS AND OBJECTIVES OF THE CHARRETTE.
HEARING DATE: MARCH 16, 1994
VOTE: eight (8) to zero
ATTEST:!
SERGIO RODRIGUEZ, DIRECTOR
PLANNING, BUILDING AND ZONING
04- 220
t
RESOLUTION NO. HEPB 94-6
A RESOLUTION SUPPORTING THE VIRRICK GYf' AT DINNER KEY
STUDY, DATED MARCH 1994, AND THE F:i.�DINGS OF THE
VIRRICK GYM CHARRETTE AS SET FORTH IN THE GOALS AND
OBJECTIVES; APPLAUDING THE PLANS FOR THE ADAPTIVE
REUSE OF THE THREE HISTORIC BUILDINGS; AND ENCOURAGING
THE CITY COMMISSION TO IMMEDIATELY INITIATE THE
PROCESS TO IMPLEMENT THE STUDY AND REQUEST PROPOSALS
FROM INTERESTED PARTIES FOR THE REUSE OF THE
BUILDINGS.
PASSED AND ADOPTED THIS 15th DAY OF MARCH, 1994.
61""Xe!oe;l
PRESERVATION OFFICER
CHAIRMAN
pi
94- 220
The Waterfront Advisory Board on March 8, 1994, following input from the
public, recommended modifications to the goals and objectives, by a
unanimous vote 8-0.
Waterfront Advisory Board Recommendations
Goals and Objectives for the Virrick Gym/Merrill Stevens Site
1. Preserve all structures; no demolition of historic
structures.
2. Area -should be reserved for the marine community and water -
dependent uses.
3. No hotels or residential units; no high -intensity "Bayside-
type" tourist facility or more theaters which would
contribute to traffic and congestion problems. No parking
structures or offsite parking for other businesses.
4. Revenues collected from the site should be reinvested there
and not returned to the General Fund.
5. Emphasis on youth recreation, particularly marine -related
recreation.
6. If adequate parking for resulting uses cannot be provided
onsite as surface parking, investigate the possibility of a
tram or shuttle to accessory parking at the Coconut Grove
Exhibition Center.
7. Preserve the existing views of the bay.
8. Preserve the existing mangroves.
9. Landscaping should prevail continuously along South Bayshore
Drive and Aviation Avenue; a marine -oriented feature should
be incorporated into the landscaping design.
10. Make the conclusions of this charrette the foundation for
all future requests for proposals for the site.
11. Use available FEMA or insurance funds immediately to prevent
3 further damage to the structures.
f
12. Preserve the Virrick Gym as a multi -use community center
•which might include a water sports training center and
sailing educational center by retaining or expanding the
Shake -a -Leg facility, possibly in conjunction with the U.S.
Olympic Training Center.
13. Some indoor recreational facility such as a basketball court
and/or boxing gym should be retained for indoor activity . 7
1 94- 220
8
14. Maintain boat ramp for use by public.
15. Reserve parking for boat trailers.
Hangar:
1. Preserve the boatyard as a full -service boatyard including
fueling, lift, drydock and storage facilities; restore the
marina to accommodate vessels up to fifty feet in length,
both motor and sail. Increase number of wet slips to 100
with 52 being built now with expansion capability.
2. Repair and rebuild the adjacent seawall.
3. Boatyard should be privately managed by a company with the
expertise and resources to handle such an operation, not by
the City of Miami.
4. The boatyard should accommodate as many boat slips as
permissible and be a state of the art facility
5. Marine related auxiliary services should be located inside
of hangar, i.e., machine shop, carpentry shop.
Machine Shop:
1. The machine shop should not be relinquished for other uses
and should be kept as a part of the boatyard.
Parking Area at Virrick:
1. Landscape the area for a park and a continuous lighted
baywalk with lighted, low -intensity recreational facilities.
2. Any parking should be landscaped surface parking which is
monitored for security and should be designated only for
users of the Virrick Gym, boat ramp or other on -site
facility; said parking shall not be used as off -site
business parking.
Area between South Bayshore and hangars:
1. Area should be retained as landscaped surface parking.
2. Any other use for the area should include lighted, low -
intensity recreational facilities such as basketball or
volley ball courts.
94- 220
Cocoanut Grove Village Council
VIA HAND DELIVERY
TO: Honorable Stephen Clark
Mayor, City of Miami
3500 Pan American Drive
Miami, Fl. 33133
CC: All City Commissioners
Dear Mayor Clark,
Enclosed is a resolution passed by the Cocoanut Grove Village Council regarding
the Virrick Gym Charrette. We look forward to your favorable consideration of our
recommendations.
Sincerely.-'
Michael Y. Can
Treasurer
cc:Howard Weisberg, Chairman
Submitted ii-1 to
Teco,rd hi
ite:
iaai
Cletk
94- 220
Submitted into ffi n- public
record in connection with
item z - ( 3 on _3 �?� _�
-TvIcIft.Y. Hirai
COCOANUT GROVE VILLAGE &0t-*
A RESOLUTION OF THE COCOANUT GROVE VILLAGE COUNCIL,
SPECIFICALLY ADOPTING AND RECOMMENDING IMPLEMENTATION
OF THE FINDINGS OF THE DINNER KEY VERRICK GYM CHARRETTE
AS SET FORTH IN THE CITY OF MIAMI PLANNING, BUILDING,
AND ZONING DEPARTMENT STUDY.
WHEREAS, the Cocoanut Grove Village Council is the
elected body the residents of Cocoanut Grove and acts in an
advisory capacity to the City of Miami Commission on Cocoanut
Grove issues; and
WHEREAS, on January 22, 1994 an all -day city sponsored
Charrette was conducted on the adaptive reuse of the Verrick
Gym and immediate surrounding area; and
WHEREAS, the Charrette was publicly noticed and attended
by a broad spectrum of residents and business owners from
throughout the City of Miami including members of the Cocoanut
Grove Village Council; and
WHEREAS, public meetings on February 15, 1994; before
the Water front Board; before the Heritage Conservation Board
on March 16, 1994 and the Planning Advisory Board on March 16,
1994, all resulted in recommendations to the City Commission
to approve the broad based Charrette recommendations; and
WHEREAS, the Cocoanut Grove Village Council has voted
unanimously to urge the City Commission to approve the City of
Miami: Planning, Building and Zoninq_Deuartment Studv and to
direct the administration to adopt and implement its goals and
objectives,
NOW, THEREFORE, BE IT RESOLVES BY THE COCOANUT GROVE
VILLAGE COUNCIL THAT:
SECTION 1. The Cocoanut Grove Village Council hereby
recommends to the City of Miami: Commission to adopt the
findings contained within the City of Miami; Planning_
Building and Zoning Department Study with specific attention
to:
A. Results of the Charette (on page 13 of the
study attached her to and made a part here of
as Exhibit "A")
B. The Plan (on pages 14-16 of the study,
attached here to and made apart here of as
Exhibit "B")
�4- 220
C. The Next Steps (on page 17 of the study,
attached here to and made apart here of as
Exhibit "C")
D. Goals and Objectives (on pages 19 and 20
of the study attached here to and made a part
here of as Exhibit I'D")
SECTION 2. the Cocoanut Grove Village Council recommends
that the City of Miami Commission authorize the City Manager
to advertise for professional services of qualified Marine,
Architectural, Engineering and Environmental Planning firms to
delineate and design the renovation and development concept
consistent with the recommendations from the participants in
the Charrette as summarized in the City of Miami Planning,
Building and Zoning Department Study.
SECTION 3. The Cocoanut Grove Village Council recommends
that the City Commission direct that the design concept should
be developed prior to the City Managers preparation of an RFP
(request for proposals) in order to avoid a skewed or single
developer design concept that may not necessarily be
consistent with the results of the Charrette.
PASSED AND ADOPTED this March 22, 1994 by Cocoanut Grove
Village Council, Inc. by
U�s�"
WARD WEISBERG, CHAIRMAN
ATTEST:
NEIL SHIVES, SECRETARY
ELECTED COUNCIL MEMBERS
MICHAEL CANNON
DAVID GELL
ROBERT GILMORE
MICHAEL GOLDSTEIN
LEE MARKS
JOYCE NELSON
LYN PARKS
MELANIE THOMAS
CARL PRIME
JIHAD RASHID
NEIL SHIVER
TED STAHL
KEN TOBIN
LAURA VIETH
DENISE WALLACE
HOWARD WEISBERG
Submitted into the public
record in connection with
item Z - 13 on 3 Q
Matty Hirai
City Clerk
A- 220
EXHIBIT "A"
Results of the Charretta
Pursuant to City Commission direction at its meeting of
October 14, 1993 (M-93-560), the Planning Department was
instructed to conduct a planning study of the Virrick Gym and the
immediately surrounding area. Public input was sought in order
to receive necessary approvals from federal and state agencies
due to historic designation of the hangars and deed restrictions
on Virrick Gym site.
The City sponsored an all -day publicly noticed charrette at
the Coconut Grove Sailing Club on January 22nd, 1994. The
conclusions of that charrette were presented at a publicly
noticed meeting on February 15th, at City Hall. Subsequently, the
recommendations of the participants of the charrette are to be
presented to and approved in concept by the 'Waterfront Advisory
Board on March 8th and the Historic and Environmental
Preservation Board on March 15th.
The charrette focused on: (1) the adaptive reuse of Virrick
Gym; (2) the potential redevelopment of the Virrick Gym site; (3)
the potential reuse of the two hangars (FKA Merrill Stevens
Boatyard); and (4) planning for the immediate vicinity bounded by
Aviation Avenue, South Bayshore Drive, Pan American Drive and the
Bay.
Nine teams of interested participants discussed the site,
proposed solutions and revised those proposals in an open forum.
Their conclusions, attached herewith as Attachment A, provide the
summary of that charrette and a. set of guidelines for .the City
Commission and City. Administration regarding the future
development of the site.
Subsequently, during the meeting of February 15th at City
Hall, a proposal was put forward to utilize the Virrick Gym as a
farmer's market; this proposal was rejected by the audience.
Submitted into the public
record in connection with
item P2 - 1 3 on 3 � 4
McAt-y Hirai
City Clerk
94- 220
13
Submitted into the pub? 'n"l
EXHIBIT "B" record in connection with
item 13 on
Malty Hirai
City Clark
THE PLAN
A. The Virrick Gym wou.".d be retained and restored as a sailing
center, ideally as a facility shared by "Shake -A -Leg", a
sailing program for the handicapped; the U.S. Olympic Sailing
Team and the City of Miami Parks Department sailing program.
Using recreational sailing as a common theme, a recreational
program for the general public is also visualized including
an exercise gym, health club and bike rentals. Shake -A -Leg
has a small sailboat dock, also. Parking is available for
handicapped and users.
The office annex, which is contiguous on the north side of
the Virrick Gym building proper is currently partially
occupied by City of Miami offices. If Shake -A -Leg were to be
allowed to follow through with their ambitious program for
reusing the office annex as sailing team barracks, then the
City offices (daycare, handicapped and cable) would have to
be relocated to an unidentified location. Alternatively,
during -a long transition period, the use of the office annex
could be divided between Shake -A -Leg and the City.
B. The Hangar (formerly Merrill. Stevens Drvdock) would be
retained and reused as a full service boatyard capable of
servicing boats over 28 feet in length. This facility would
be augmented by a repaired (or new) boat lift, and room for a
forklift to maneuver. Increasingly stringent environmental
regulations dictate that boat repair activity take place in a
controlled (indoor) environment so that the outside apron is
to be used by boats to be repaired or dry boat storage (28' +
in length). Sufficient parking on the north side of the
building would be available for workers, clients and marina
users.
C. The Machine Shop (formerly Merrill Stevens D2Zydockl is
proposed as a Pan American Airways Coast Guard/Air/Marine
Historical Museum (see letter of interest in Appendix C from
the Historical Museum). This proposal should not be reviewed
in isolation but rather in the context of Coconut Grove's
other historic attractions such as the Barnacle, and City
Hall and the Virrick Gym at Dinner Key. Visitor parking
would be available to the north of the building. '
Alternatively, if the Historical Museum proposal ultimately
is not found to be acceptable to the City, this building
would -be included in the Request for Proposals for the full
service boatyard (see below).
D. The Marina has previously been included with the full service
boatyard. However, it seems that the marina could be
94- 220
14
SubmiVr: ,` 1 into the public
record in connection with
itemP2 -13 on
]batty Hirai
City Clerk
VIRRICK GYM AT DINNER KEY STUDY
O'rt a wr Ar+At yaw M tow. yanwr�ar I I I I
94- 220 N ..
Submitted into the p 'blic
record in connection with
item P7 - 13 on 3 I-A4 (— q.�` —
Matty Hirai
operated separately if a dedicategitiYaPA� area for users
were located on the bay side of the machine shop or in part
of the open apron. The marina would include sixty-one (61)
grandfathered slips, and perhaps 25 to 40 more new slips
(which would have to be approved by Metro Dade County). Also
included is a dockmaster's office, on -dock fuel facility
(with onshore fuel storage tanks) and a marine art -in -public -
places feature.
The fuel facility is located to provide maneuverability for
large boats; the continued use of the water area to the
southeast as a "free" anchorage may interfere with this
desired maneuverability of larger boats destined for the
fuel facility or the boat lift.
E. The Boat Launching Ramps need to be renovated to facilitate
launching (and retrieving) boats. A vehicle -and -trailer
parking area, for storage while a boat is in use, is located
south of the Virrick Gym.
F. The Sailing Dock is currently operated by Shake -A -Leg as part
of their concession. The potential to expand the number of
slips here is hampered by the need to provide an ample
maneuvering area for the sailboats., However, the potential
of expanding sailboat slips should continue to be explored.
G. A Baywalk with pedestrian amenities is included, where
appropriate. It is recognized that mangroves on the shore
south of the parking area must be preserved.
H. A New Green Space is located along the eastern edge of the
parking area to provide a "see through" and separation. A
hard court area is included.
I. The Parking Area has been reconfigured. A meter decal or
other form of parking
assure that use of the
Key and not visitors
buildings on the nor
Attention also needs t
parking area and the vel
I
validation should be considered to
parking area is for patrons of Dinner
and workers destined for office
th side of South Bayshore Drive.
:) be given to security needs of the
1cle-and-trailer storage area.
J. The South Bayshore Drive Pedestrian -and -Bicycle Path is
retained. Landscaping in the form of an overhead canopy is
suggested by adding a parallel row of royal poincianas with
adequate spacing to allow for future growth. No understory
landscaping is proposed, for safety and security reasons.
Also to be incorporated is a stop for tram or shuttle service
to accessory parking at the Coconut Grove Exhibition Center
or village center, should this service ever be implemented.
K. The triangular Open Space
turf -block or similar "open
use of green ground cover
should only be altered by adding
cell" paving that would allow the
while still providing for overflow
15 94- 220
parking at the Coconut Grove Exhibition center. Preservation
of this green space calls into question continued use of this
area by workers and patrons of establishments on the north
side of South Bayshore Drive.
Submitted into the pi.iblic
record in connection with
item PZ - is on _ I� 19 4 .
Matty Hirai
City Clerk
94- 220
16
EXHIBIT "C"
THE NEXT STEPS
The City should:
1. Forward this study to the appropriate federal and state
agencies for review.
2. Immediately authorize sufficient repairs to the Virrick Gym
to enclose it and protect it from the elements.
3. Prepare a Request for Proposals (RFP) for the Virrick Gym and
Machine Shop, including boat launching ramp and sailing dock,
to enable public interest non-profit groups to present
proposals utilizing the recently enacted charter amendment.
4. Prepare a Request for Proposals for a full service boatyard
utilizing the large hanger and marina. As -a part of this
RFP, an additional optional proposal could be considered, for
the machine shop, as part of a full -service boatyard.
5. Seek a coastal management or open space grant to address the
baywalk segment, preservation ' of mangroves, and the
installation of the green space and hard court.
Submitted into the public
record in connection with
item PZ - 13 on 11--)0 Iq4__
City Clerk
94- 220
17
EXHIBIT "D"
ATTACHMENT A
VIRRICK GYM CHARRETTE
GOALS AND OBJECTIVES FOR THE SITE
Submitted into the, public
record in connection with
item P;Z -13 on 31-xq 1G4
M C,AIA- " Hirai
City Clerk
14 220
Submitted into 0---public
record in cc;x+i.Zcc:tiori. with
item P 2 - 13 on
Hirai
Ci; y Clerk
Virrzch GyrnlMerrill Stevens Charrette
Goals and Objectives for the Site
A mg1ority of the audience agreed on the following general comments;
other team comments apply to individual structures:
1. Mahe the conclusions of this charrette the foundation for all
future requests for proposals for the site.
2. Use available FEMA or insurance funds immediately to prevent
further damage to the structures.
3. Preserve all structures; no demolition of historic structures.
4. Area should be reserved for the marine community and water -
dependent, us.es.,..,; ...,.:..
5. No hotels or residential units; no high -intensity. "Bayside-type"
tourist facility or more theaters which would contribute to
traffic and congestion problems.
6. Revenues collected from the site should be reirivested there
and not returned to the General Fund.
7. Emphasis on youth recreation, particularly marine -related
recreation.
8. If adequate parking for resulting uses cannot be provided
onsite as surface parking, investigate the possibility of a tram
or shuttle to accessory parking at the Coconut Grove
Exhibition Center or elsewhere.
9. Preserve the existing views of the bay.
10. Preserve the existing mangroves.
11. Landscaping should prevail -continuously along South Bayshore
Drive; a marine -oriented feature should be incorporated into
the landscaping design.
Other Team Comments:
Virrich Gym:
1. Preserve the Virrick Gym as a multi -use community center
which might include a water sports training center and sailing
educational center by retaining or expanding the Shake -a -Leg
facility, possibly in conjunction with the U.S. Olympic Training
Center.
94- 220
19
Submitted into the pu )lic
N�
record in connection
item. Q 2 ' 13 on
lK tty Hirai
2.
Some indoor recreational facilityCsiitchClassrka basketball court
and/or boxing gym should be retained for indoor activity
during inclement weather.
Hangar;
Preserve the ; boatyard + : as a full -service boatyard including
fueling, li fi,' drydock and •= storage • facilities; if - possible restore
the marina to accommodate vessels up to, fifty feet in length,
j
both motor and sdil.
2.
Investigate the .:possibility of an' ffshore','fueling station.
3.
Rebuild the adjacent seawall.
4.
Boatyard should •, be privately .managed by a company with the
expertise and resources to handle such an operation, not by
i
the. City of Miami.
5.
The boatyard should accommodate as many boat slips as
j
permissible to meet the existing need, make Dinner Key a
facility at' least equivalent to the Miami River's boatyard (the
only other functioning boatyard in_ the area), and make use of
an existing under-utilized facility in an advantageous location.
Machine Shop:
1.
Preserve the building as a possible Pan Am and Coast Guard
aviation/marine . - museum , with' retail components including
marine accessories and other shops, a Coconut Grove historic
market and/or farmers' market.
2.
Do not locate commercial enterprises which would compete
with existing business; retail should be complementary to the
primary use of the property as a boatyard.
Parking Area at Virrick:
1.
Landscape the area for a park and a continuous lighted
'baywalk with lighted, low -intensity recreational facilities.
2.
Any parking should be landscaped surface parking which is
monitored for security.
Area
between South Bayshore and hangars:
1.
Area should be retained as landscaped surface parking,
2.
Any other use for the area should include lighted, low -
intensity recreational facilities such as basketball or volley
ball courts.
20
94- 220