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PZAB 03-19-14 SAP Binder
BO -RANSOM EVERGLADES ECHtPrl Ransom Everglades School - Upper Campus Special Area Plan Concept Book Coconut Grove, Florida bowie gridley architects ouz TUDI TOUZET STUDIO January 17, 2014 Revised February 28, 2014 SHEET INDEX Section B. Overall Project Description B1. Survey B2. Project Team List B3. Introduction, Vision & History of Ransom Everglades B4.1 Location in the Region & Surrounding Neighborhoods B4.2 Current Site Images B4.3 Special Area Plan Proposed Master Plan Properties B4.4 Special Area Plan Proposed Master Plan Properties and Boundary B4.5 Existing and Proposed Zoning B4.6 Existing and Proposed Future Land Use B4.7 Site Zoning Summary B4.8 Existing Site Condition B4.9 Lot Layers for Existing & Proposed Site Plans B4.10 Architectural Signature & Historic Buildings B4.11 Special Area Plan Proposed Master Plan Key Natural Features B4.12 Special Area Plan Proposed Site Plan B4.13 Special Area Plan Proposed Master Plan B4.14 Special Area Plan Proposed Building Plan B4.15 Special Area Plan Proposed Building Summary B4.16 Existing and Proposed Green Space B4.17 Existing and Proposed Civic Space B4.18 Known Existing Legal Non -Conformities Section C. Thoroughfares and Circulation Cl Site Circulation Plan C2 Existing and Proposed Loading Circulation Plan C3 Proposed Vehicular and Bicycle Parking Plan Section D. Examples and Illustrations D1 Existing and Proposed Sections D2 Existing Section 1 and Proposed Section 1 (E/VV) D3 Existing Section 2 and Proposed Section 2 (E/W D4 Existing Section 3 and Proposed Section 3 (N/S) D5 Existing Section 3 and Proposed Section 4 (N/S) D6 Existing Section 3 and Proposed Section 5 (N/S) D7 Buildings to be Removed and Context Views D7.1 Buildings to be Removed and Context Views (Aerial) D7.2 Context Views A-E D7.3 Context Views F-L D7.4 Buildings to be Removed 1-6 D7.5 Buildings to be Removed 7-8 D8.1 Proposed Details and Materials D8.2 Proposed Details and Materials Section E. Landscape El Special Area Plan Proposed Landscape Concept E2 Existing & Proposed Tree Canopy Cover E3 Existing Site Vegetation & Aesthetics E4 Existing Views Along Main Highway E5 Existing Views within Ransom Everglades E6 Proposed Western Quadrangle Views & Conditions E7 Existing Eastern Quadrangle Views & Conditions E8 Northern Property Boundary Views E9 Landscape Requirements and Regulations El Special Area Plan Proposed Concept Landscape Plan Ell Special Area Plan Proposed Plant List E12 Special Area Plan Proposed Innovative Landscape Solutions E13 Special Area Plan Proposed Front Entrance Rendering E14 Special Area Plan Proposed New Quad Rendering E15 Tree Survey E16 Proposed Tree Disposition Plan E17.1 Proposed Tree Disposition List E17.2 Proposed Tree Disposition List Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida Sheet Index bowie I gridley architects TOUZET STUDIO January 30, 2014 ShubinBass4 blg STUDI E 4 IGN IT T Ransom Everglades School Upper Campus Special Area Plan Team List Ransom Everglades School, Inc. 3575 Main Highway, Miami, Florida, 33133 Ellen Moceri Jim Cowgill Shubin & Bass, P.A.: Land Use Attorneys 46 SW 1st Street, 3rd floor, Miami, Florida 33130 John K. Shubin, Esq. Amy E. Huber, Esq. Bowie Gridley: Master Planners and Architects 1010 Wisconsin Avenue, NW, Washington, DC 20007 a Calvery S. Bowie, AIA Dennis M. Findley, AIA Sebastian von Marschall, RA, LEED Green Associate WALKER Elaine A. Mills LLA, RLA, LEED AP Landscape Consultant Tref Tech ENGINEERING. INC. Touzet Studio: Architects of Record and LEED Consultants 4565 Ponce De Leon Blvd, Coral Gables, FL 33146 Carlos Prio-Touzet Jacqueline Gonzalez Touzet Walker Parking Consultants: Parking and Circulation Consultants 904 Lindgren Blvd. I Sanibel FL 33957 Tom Butcher, P.E. Elaine Mills: Landscape Consultant 3584 Main Highway, Coconut Grove, Florida 33133 Elaine Mills, LLA, RLA, LEED, AP Traf Tech Engineering, Inc.: Traffic Engineer 8400 North University Drive, Suite 309, Tamarac, Florida 33321 Joaquin Vargas, P.E. Arboricultural Consulting Inc.: ConsultingArborist ROBERT DER.ENNA',. 3047 Kirk Street, Coconut Grove, Florida 33133 Robert D. Brennan Studio JEFRE Landscape Architecture ..•:: J EFR E 9838 Poplar Place, Orlando, Florida 32827 Jefre, RLA Trig Q EMoceri@RansomEverglades.org JCowgill@RansomEverglades.org (305) 381-6060 jshubin@shubinbass.com ahuber@shubinbass.com (202) 337-0888 cbowie@bowiegridley.com dfindley@bowiegridley.com smarschall@bowiegridley.com (305) 789-2870 carlos@touzetstudio.com Jackie@touzetstudio.com (239) 472-5470 Tom.Butcher@walkerparking.com coolestblossom@gmail.com (954) 582-0988 Joaquin@traftech.biz (305) 323-7342 treeguru@mac.com (407) 284-0020 j@jefre.org Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida Project Team bowie gridley architects TOUZET STUDIO January 30, 2014 B2 Sketch Hop sLorting location of Cocoanut Grove, Florida. PINE KNOT CAMP, COCOANUT GROVE, FLORIDA. SCALE 200 FEET= ONE INCH. 1 Boat House. 2 School House. 3 The Pagoda, 4 Honeymoon Camp. 5 The Jungalow. 6 Court House. 7 Service Camp. 8 Farm House. 9 Barn. io Lodge. ii Laundry. 12 Water Tanks and Windmill. ID£sea pte The Adirondack- Florida School - Pine Knot Camp Est. 1893 History of Ransom Everglades School Coconut Grove and Pine Knot Camp predate the founding of Miami. In 1893 Paul Ransom first landed in Coconut Grove where he purchased seven and a half acres, next door to Kirk Munroe, famed author, where he could establish a winter residence camp, The Pine Knot Camp, for tutoring the children of some of the most important industrialists of the Gilded Age. It was in this wilderness of pine, oak trees and hammocks of mahogany where Paul Ransom established the first migratory boarding school in the United States, The Adirondack -Florida School, in 1903. A successful lawyer, who graduated from Williams College and founded the Law Review at Harvard University, Paul Ransom's career was cut short when he was diagnosed with Bright's disease. His doctor told him that he needed to leave his native city of Buffalo and seek a more salubrious climate. Mr. Ransom, imbued with the educational philosophies of John Dewey and naturalist John Burroughs, decided to found the school that would be located in the Spring and Fall in the Adirondack mountains at the Meenagha Lodge on Lake Sarnac and would locate for the winter months on Biscayne Bay in Coconut Grove. In 1903 the Pagoda, the central building of the Adirondack - Florida School in Coconut Grove, was constructed to house the entirety of the school — its classroom, its boarding rooms, its dining area, its cold showers and, above all, its marvelous view of the bay. The Pagoda was a perfect residence for the innovative and creative educational philosophies of Paul Ransom. In his acceptance letter to students that had applied to the school Mr. Ransom noted that there were three classes of people in this world — those who cared mainly for themselves and had little concern for the lot of others; those who wanted to have fun and seek amusement in all that they did; and those who thought they were in this world "not so much for what they could get out of it as for what they could put into it." He only accepted those students who represented the third class and created for them an education that would spur them on to be leaders in their communities, filled with civic virtue and commitment to create a better world Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida Much like John Dewey, Paul Ransom felt that students learned best by doing. His teachers used the Socratic method of asking questions and promoting dialogue that not only formed a mentoring relationship between student and teacher, but also instilled critical thinking, problem solving and well reasoned dialogue on the part of the students. Like John Burroughs, Paul Ransom, while a student at Williams, developed a deep respect for nature and man's relationship with nature. He felt that his young men would test their resilience, self-reliance and true mettle in the wilderness of Coconut Grove and the vast expanse of Biscayne Bay. After vespers on Sunday evening his students would climb aboard their schooner and sail to Key West doing experiments with sea animals and the flora and fauna they encountered. Sailing, in fact, was the original sport of Ransom Everglades, the school on the bay, and to this day, all students must learn to sail in order to graduate from the school. The emphasis on interdisciplinary learning and outdoor education remains a mainstay of the school's philosophy and curriculum. After founding the school in 1903, Paul Ransom died in 1907 and his wife Alice Carter Ransom, the daughter of the president of Williams College, saw to the maintenance of the school. In 1926 when the Biscayne Bay campus was decimated by a hurricane that blew away the wonderful boathouse on the bay, Alice rallied "the old boys" to rebuild the school. She appointed a seven -member Board of Trustees in 1928 and they hired Kenneth Wilson to be the Headmaster from 1931-1942. And in 1942, during World War II, the Board voted to suspend the operations of the school because the men who were the professors went off to war. The Adirondack - Florida School re -opened in 1947 under the guidance of Pierre Cameron and the total population of the school was nine boys. In 1949 the Board of Trustees decided to close the Adirondack Campus, thus ending the Adirondack - Florida School. bowie I gridley architects rm TOUZET STUDIO History of Ransom Everglades School January 17 , 2014 B3 The Pagoda View from the School House, Pine Knot Camp Bay View Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida The School House, Pine Knot History of Ransom Everglades School bowie gridley 1 architects • 1, TOUZET STUDIO January 17 , 2014 B3 Dan Leslie Bowden Library and Cameron Hall Dining Hall Ludington Hall In 1950, then, the Ransom School for Boys opened with 52 students imbued with the school's motto of "Obedience to the Unenforceable"-- the notion that ethical behavior is not determined by a school's rules and regulations but by one's inner moral code. The school established itself as one of the pre-eminent independent schools in the State of Florida. The Headmaster, Pierre Cameron, was instrumental in founding the accrediting agency for all Florida independent schools, the Florida Council of Independent Schools, because he wanted the independent schools to represent the high standards of the renowned Eastern independent schools. In 1958 the Board of Trustees hired noted architect Robert Law Weed to plan a long overdue re -vamping of the campus. The Ludington classroom building and Cameron Hall were built at that time. In 1972 the boarding school option was abolished and the Paul C. Ransom School became a day school. And, as in most independent schools of the 70's, the Ransom School for Boys became much more diverse, reflecting the Cuban migration as well as accepting its first African -American student. And in the 70's the first women joined the Ransom School for Boys Board of Trustees. The 70's also represented an era of building on the campus as well as an era of protecting the historic buildings that already existed. A committee of alumni, trustees, friends and parents was formed to oversee the restoration of the Pagoda and to assure its listing on the National Register of Historic Places. At the same time the new Math -Science complex and new swimming pool, designed by renowned architect, Lester Pancoast, was a highlight of the year. It won the Florida Association of Architects 1974 Honor Award. In 1974 the historic merger between Ransom School for Boys and the Everglades School for Girls formed the present Ransom Everglades School. Just as Paul Ransom had founded an educationally innovative school for boys in 1903 and Marie and Ed Swenson had founded an educationally innovative school for girls in 1955, their union in 1974 represented the trend towards co-education and away from single sex education. The Everglades School for Girls was, in the 70's, a more innovative school than the Ransom School for Boys. It had a Humanities program combining History, Art and Literature, a very strong Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida emphasis on the Arts, and a senior outreach program in which the girls volunteered for various social service organizations in Coconut Grove. When the school merged their combined population included 610 students, 64 faculty members and two campuses, the Everglades Campus on Tigertail in Coconut Grove and the Ransom Campus on Main Highway and Biscayne Bay in Coconute Grove. In the merger the school adopted the motto of the Everglades School for Girls — Honor and Excellence. From the merger to the present the history of Ransom Everglades represents an ongoing commitment to excellence in academics, excellence in athletics, excellence in the arts, and excellence in service to the community. To that end both campuses have been the scenes of ongoing building projects. The Student Activity Center on the Upper School campus (the Gymnasium) named for one of our most illustrious alums, Harry Anderson, was opened in 1990. The school broke ground for a second major Upper School building, the Dan Leslie Bowden Library, designed by the Chicago architecture firm of Nagel Hartray, in 1991. The Frank Hogan classroom (the Headmaster at the school) was dedicated on the Middle School campusto house the new sixth grade class which had been added to the 7th-12th grade school. The new Middle School Science Center, designed by internationally acclaimed architect, Laurinda Spear, (Everglades 1968) and her firm Arquitectonica, was opened and named for the Stamps Family. On the Upper School campus, the new Visual Arts building opened in 1998 and the Performing Arts Center, a state-of-the-art facility that seats 1000 people, opened in May 2000 in time for the commencement. The Auditorium was named the Lewis Family Auditorium. And the first thirteen years of the new century have been a whirlwind of building activity. Between 2000 and 2005 Phase One of the complete renovation of the Middle School campus was completed. The architect, Laurinda Spear, designed the state-of-the-art Media Center as well as relocating the school entrance from Emathla to Tlgertail. In 2008, the Ransom Everglades Middle School Community center, a 45,000 square foot marvel, completed on time and in budget, was dedicated. This complex included a gymnasium, administrative offices, athletic offices, conference rooms, a student activities room bowie gridley architects • TOUZET STUDIO History of Ransom Everglades School January 17 , 2014 B3 Aquatics Center Robert E. Walker Field and six state-of-the-art classrooms. Between 2009 and 2013 the Gymnasium on the Upper School campus was completely renovated, field -turf and lights were installed on the Upper School field and field -turf was installed on the Middle School field. The magnificent new Aquatic Center, with an Olympic -size pool and a community outreach pool, was completed in 2012. At its dedication on February 10, 2012, the mayor of Miami Dade County, Carlos Gimenez, declared that day, Ransom Everglades day, because of the school's commitment to use its incredible resources to serve the community — the mission of the school. While this history has emphasized the school's continuous upgrading of its curriculum, and the facilities that enhance that curriculum, the major focus of Ransom Everglades is always on creating a school experience that develops the full potential of its students. In 1998 the school became a part of the Wickenden Study of eighteen independent schools. This study underscored three unique qualities of Ransom Everglades. In comparison with these other schools Ransom Everglades ranked first in the breadth and depth of its athletic program, its offering in the arts, and its diversity. Because Ransom Everglades has the great fortune of being located on Biscayne Bay and being in a state with a very hospitable climate the school offers the ability to play on teams often found in independent schools, but also to be part of teams — water polo, sailing and crew —that are not often offered in independent schools. Because of the extraordinary efforts of many members in our community the school was able to build a state-of-the-art Performing Arts Center and Visual Arts Building. With these acquisitions Ransom Everglades greatly expanded its offering in the Arts to include a vast array of opportunities in music and drama performance. The performing arts center today not only serves an important function of the school, but also acts as a community center for the Florida Philharmonic, the Alhambra Orchestra, dance groups and various community citizen groups. In addition to the athletic and arts offerings the school comprises an extremely diverse student body — 56% would Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida be considered students of diversity. At least 46% of the students are of Hispanic origin, 5% are African -American and 5% are Asian -American. Ransom Everglades is indeed a global village. And the Breakthrough program that serves public middle school students with a summer educational and cultural enrichment program and year -long Saturday program ensures that 100% of their students graduate from high school. By receiving a $3.6MM grant from the Knight Foundation, Ransom Everglades was able to expand its program for 240 students to four other independent schools, and, thus, serve 1000 students. This is the largest Breakthrough program in the country. Because of Ransom Everglades' incredible support of community outreach the school was given the National Association of Independent Schools Leading Edge Award for its support of justice and equity. The school also received the Klingenstein Foundation of Columbia University Education in Leadership Award for being one of 23 schools in NAIS to have a Breakthrough program. In this school's last accreditation, done in 2011 by the Southern Association of Independent Schools, Stewart Gully, the President of Woodward Academy in Atlanta and Chair of the Accrediting Committee, had high praise for Ransom Everglades. "Ransom enjoys a national, if not an international, reputation. The school is a standard-bearer in college prep nationally and regarded for its extracurricular approach and strength in athletics and arts and the quality of its facilities. Ellen is largely responsible both for what Ransom Everglades looks like today as well as for its national reputation. She'sa passionate advocate forcollege prep education." History of Ransom Everglades School bowie gridley architects • TOUZET STUDIO January 17 , 2014 B3 oconut Grove Location in the Region Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida •,.. .11t1 , 04i-rt. • .... • ., '1. ' P. ',..Pit P • , :1111.A.0,1 11 lt,,- , ,' . - . !..1' • • ,.;,,A ':,' ' 111F. , 2-4,di;-4•444. ' %,44-...- • , q,..4 !-- 4.::, 6e ...... . . . '' • . , , : • .. Coconut Grove '`..;.. 2 . , t i , .... • , . .. . • ' li- .. . . , i .•'. . • 7 P • IP • • •-• , 1 . .- •.6 . -!.• '4 ' ‘‘, 't •i' .. '...g.'.•4;14/.`• Surrounding Neighborhoods Location in the Region and Surrounding Neighborhoods bowie gridley architects • • TOUZET STUDIO January 17 , 2014 B4 1 Location Map 1 Historic Entrance 3 Parking Area Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley 1 architects • 1, TOUZET STUDIO 2 Lewis Family Auditorium 4 Ransom Cottage Current Site Images January 17 , 2014 B4.2 5 Ansin Breezeway 8 The Pagoda 6 The Quad 9 Aquatics Center Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley 1 architects • 1, TOUZET STUDIO 7 The Pagoda 10 Harry Anderson Watersports Center Current Site Images January 17 , 2014 B4.2 ey ;: d Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida Special Area Proposed Master Plan Properties bowie I gridley architects iTOUZET STUDIO January 17 , 2014 B4.3 r- •- I 0 ›— N S 1 Z Q i 30.00' PROPERTY LINE SETBACK LINE CO - .▪ • I � CHILLER �L 1429.02' . . 1 O) 1 1 1 t • 1-- _ • oy .A» ROAD 611.97' 809.12' p _1---:'� 0 ) 0 0 o i Ransom Everglades School - Upper Campus Special Area Plan Special Area Plan Proposed Master Plan Properties and Boundary Coconut Grove, Florida bowie I gridley architects ,T'4A TOUZET STUDIO January 30 , 2014 B4.4 jl �11 11111 ir AIM NIIM, )1•11, DESO COKIETII011 POOL MI -nI • i- RO AL RO A cap 0 IN* 0 -0 a o 0 I, •_ 111IIIII�II!M!l�lilllllllllnf r Illllllllllli INIIIIIIIIIIIIIIII+ 1_III_U_ ram. Wir All .."Plit 0 1 U N mi 1. .:. i.6. re . *-1E,t ,arm AUDITORIUM AS' NEIGNT R—W i T Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley architects TOUZET STUDIO COMPETITION POOL Existing and Proposed Zoning January 17 , 2014 B4.5 : I !P!!QIIIIIIIII! — 1111IIIIIMI I R 0IIDmIIII unmuru 1111101111111101 NEW QUAD SI STEM BUILGING I IIIIPN NummRII� IIIIIIiilI�P_ 4� II IMMI IIIIIIIIIIIIIIIII IIf r `. so _, LUDINGTON HALL Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley 'architects TOUZET STUDIO ATHIIIII II.SC7IEN E 1,11IIIII GnIANGTITIGNWOO GYMNASIUM 56 HEIGHT PIAYING FIEIO Future Land Use (Designation will not be amended) January 30 , 2014 B4.6 RANSOM EVERGLADES UPPER SCHOOL : SITE ZONING SUMMARY EXISTING SITE DATA REQUIRED BY ZONING PROPOSED DEVELOPMENT ZONING CLASSIFICATION TOTAL NET SITE AREA (Including Submerged Area 30,795 SF) BUILDING AREA - GSF LOT COVERAGE - BUILDING FOOTPRINT MAXIMUM NUMBER OF STORIES & HEIGHT SETBACKS a. Principal Front - Main Hwy b. Secondary Front - Royal Rd c. Side d. Rear PARKING LOADING BERTHS BICYCLE RACK SPACES CIVIC SPACE (See B4.17) GREEN SPACE (See B4.16) PERVIOUS PAVING (See B4.16) SUBMERGED AREAS (See B4.16) IMPERVIOUS PAVING (See B4.16) 11.45 ACRES 498,792 SF 150,411 GSF* 98,576 SF** 19.8% Aquatics Center 37'-1 " to eave/41'-4"to highest point Gymnasium - 3 stories 24'-6"to eave/56'-6" to highest point 67 ft. +/- to Gate House 30'-2" to nearest existing structure Varies: 27-6" to 5'-1" at grandstands 20 ft. min. 268 Parking Spaces 3 Loading Zones, 480 sf each (12' x 40') * * Loading zones serve: 1) three small dumpsters behind the Dining Hall, 2) area for pool supply deliveries, 3) one dumpster for yard debris at REPA. 14 Bike Rack Spaces 125,324 SF 25.1% 2.88 Acres 141,459 SF 28.4% 3.25 Acres 18,397 SF 3.7% 0.42 Acres 30,795 SF 6.2% 0.71 Acres 170,045 SF 34.1% 3.90 Acres T3-R with NCD-3 Overlay Special Area Plan - Ransom Everglades Upper School Unchanged Unchanged 50% max. first floor Unchanged Unchanged NA 216,451 GSF* ( 66,040 Net New GSF Building Area )* 249,396 SF 50.0% 109,163 SF** 21.9% a. Principal Building: 2 stories and 25 ft. to eave maximum b: Outbuilding: 2 a. 2-Story Zone: 14' per story, 25 ft. eaves*** b. 3-Story Zone: 45' max .height*** c. 56 ft. Height Zone: 56 ft. max. height, 45 ft. to eaves*** 20 ft. min. 10 ft. min. 10 ft. min. 20 ft. min. 30 ft. min. 10 ft. min. 27.5' min. 20 ft. min. 197 Parking Spaces a. Schools - Min. of 1 parking sp for ea. Faculty/Staff (126) b. 1 visitor parking space per 100 students (7 spaces) c. 1 parking space per 5 students in grades 11 and 12. (64) 3 Loading Berths a. 3 berths for building areas of 100,000 sf - 250,000 sf) b. 420 sf each 210 Parking Spaces* * All parking spaces are provided on campus. Additional parking spaces on campus may be provided underground or in a parking garage in the parking zone. 3 Loading Zones, 480 sf each (12' x 40') * * Loading zones serve: 1) three small dumpsters behind the Dining Hall, 2) area for pool supply deliveries, 3) one dumpster for yard debris at REPA. 11 Bike Rack Spaces 14 Bike Rack Spaces a. 1 bike rack space for every 20 car parking spaces 24,940 SF 5.0% 149,637 SF 30.0% * * 30% Min green space for Coconut Grove Neighborhood Conservation District 141,662 SF 151,502 SF 31,092 SF 30,795 SF 144,344 SF 28.4% 3.25 Acres 30.4% 3.48 Acres 6.2% 0.71 Acres 6.2% 0.71 Acres 28.9% 3.31 Acres NOTES I) All existing building mesurements are to face of exterior wall and are approximate for planning purposes. * 2) GSF building areas includes covered, outdoor walkways within the building footprint. ** 3) Footprint areas include covered, outdoor walkways associated with individual buildings but exclude covered sidewalks. *** 4) Rooftop equipment and solar panels not included in maximum height. Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects TOUZET STUDIO Site Zoning Summary March 19, 2014 B4.7 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects 'To TOUZET STUDIO 0' 50' 100' 200' 1(1) Existing Site Condition March 19, 2014 B4.8 LAYER 1 SETBACK 20' FROM BBL BASE BUILDING LINE LAYER 1 SETBACK 30' FROM BBL BASE BUILDING LINE LAYER 1 SETBACK 10' FROM FL &BBL PROPERTY LINE & BASE BUILDING LINE li IIIIIIIIIIIIIIIII lM-�IIIIIIIII �1�IIIID� LAYER 1 SETBACK 10' FROM PL &BBL PROPERTY LINE & BASE BUILDING LINE LAYER 2&3 SETBACK 10' FROM PL &BBL LAYER 2&3 SETBACK 10' FROM PL &BBL = li!jI iiIII� 11�1��1�1�1 �1,1li1iililiiii1ii ,1,1 -i iillll�lojl a L aollllll1011111110111lllul uilll11111 ICE I41111lliiiiiiiiliii ilililllllll►e Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida 0' 50' 100' o o U v*-1) c 0' 50' 100' bowie gridley architects TOUZET STUDIO , 200' 200' Existing Lot Layers (All existing structures comply with Layers 1 and 2) Proposed Lot Layers (All proposed structures comply with Layers 1 and 2) Lot Layers for Existing & Proposed Site Plans March 19, 2014 B4.9 Historic Architectural Features The architecture of historic Ran- som Everglades is one that speaks about its past connection to The Adirondacks, but has been adapt- ed to meet the climate of its place. These features can best be seen in the two original structures- The Pagoda and The Cottage. •Another commonly used material is coral rock, found locally on site, and in most of South Florida. The Cottage The Pagoda Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida WOOD SHINGLES • The use of wood shingles to cover the roof structure is the most common tech- nique employed in the historic buildings. • The historic facades are mainly clad with wood siding. Much of the original building siding and interiors was made of Dade County Pine. STEEP ROOFS, WOOD • Typical of the Adirondacks / Early Florida vernacular is the steeply pitched wood framed roofs. Historic Architectural Features bowie gridley architects • TOUZET STUDIO January 17 , 2014 B4.10 STEMBUILGING ���� 11111111 III° DOMINANT TREE CANOPY Ransom Everglades School - Upper Campus Special Area Plan �,, 0" Coconut Grove, Florida CORAL BLUFF + DELL BISCAYNE BAY Special Area Plan Proposed Master Plan Key Natural Features bowie I gridley architects iTOUZET STUDIO January 17 , 2014 B4.11 111111111111, ,�ailllll�ll(Ii�llllllf,,„ �_IIIIIIIIIIIIIIIIIIIIII AUDITORIUM 45.4 HEIGHT mlm i!I !I i■..In! % 1111111111EAlrait] • ; `►i N' -1.1III0II1I iiiIIII °° nllllllllh11llllll�l " •°°°��°°°�1 : Ill liiiiii iiii i llllll'L18 Id101111 IIIlliiniipiilll 1: STEM BUILDING CHILLER NEW GATED ACCESS NEW GATED EMERGENCY ACCESS Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects TOUZET STUDIO COMPETITION POOL. 0' 50' 100' 200' 1(i) Special Area Plan Proposed Site Plan March 19, 2014 B4.12 PROPERTY LINE--.1 BASE BUILDING LINE BUILDING HEIGHT NOTES FOR NEW AND EXISTING BUILDINGS: - MAXIMUM HEIGHT OF MECHANICAL LIMITED TO 12' ABOVE MAXIMUM HEIGHT OF BUILDING - MECHANICAL EQUIPMENT LOCATED ON A ROOF ABOVE 45' TO BE SCREENED BYA PITCHED ROOF INSTEAD OF PARAPETS - MAXIMUM 10% OF ROOF AREA WITH MECHANICAL EQUIPMENT ZONE E PAGODA PRESERVATION ZONE LAYER 1 SETBACK LAYER 2 & 3 SETBACK EXISTING BAND COTTAGE - PAGODA AND COTTAGE 30' FROM BBL / 10' FROM PL & BBL TO BE PRESERVED I ./� _.._.._.._.._..• SETBACK TBA CK LI._..-.._ � LINE S / LO112 / ' �` ZONE B 1 % - - 39' MAX. BLDG. HT. Il • - 28' MAX. HABITABLE HT. / r 7 EXISTING I. MAIN ENTRANCE •/ • ZONE G2 ■ 1 ZONE G1 TO REMAIN -NEW QUAD 1 - PRESERVED QUAD \\\\\ % z!,• AND • GREEN SPACE (MIN. 14,000 SQ. FT.) "' �d"� i . 7r I • ZONEG3 �' I. y CANOPY PRESERVATION ZONE,... 1 ZONEA .7k..�._�_.�� gig.,. - - ZONED- 45' MAX. HABITABLE HT. in T - FEMA FEMA FEMA ZONEAE ZONE X' ZONE X (EL 13) 45'-4" MAX N 1 BLDG. HT. 1 li - 45'-4"EXIST. POINT OF 1 AUDITORIUM HT. 7 MEASURE FOR 1 1-62.84' NGVD HT BUILDING -43'-7"MAX. EXISTING HOUSE HEIGHTS li ' HABITABLE HT. 11 TO BE REMOVED Iii• . m m mm i.1 ZONEC I I in - 39' MAX. BLDG. HT. LOT 13 ` LOT 11 LOT 10 ' II - 28' MAX. HABITABLE HT. I I P - 56' MAX. BLDG. HT. • ZONE H - PARKING ZONE FEMA FLOOD ZONE DESIGNATIONS (MAP REVISED SEPTEMBER 11, 2009) ZONE VE: COASTAL FLOOD ZONE WITH VELOCITY HAZARD WHERE BASE FLOOD ELEVATION IS THE WATER -SURFACE ELEVATION OF THE 1% ANNUAL CHANCE FLOOD ZONE AE: SPECIAL FLOOD HAZARD AREA WHERE THE BASE FLOOD ELEVATION IS DETERMINED ZONE X: AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT ZONE X': AREA OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN IMIMMIMMMM FEMA ZONE VE (EL 15) ZONE J ATHLETIC FIELD TO REMAIN ATHLETIC RESERVE - 56'-6" EXISTING GYM BLDG. HT. - 62.86' NGVD HT. - 55'-6" MAX. HABITABLE HT. TREE GROVE TO BE PRESERVED AAA Al1..A1.. I ..1111..1111.A1.ALARM_ .EMERGENCY ACCESS MAINTAINED 1I LOT 9 I LOT 8 } IIP i _ SEiBACUUG ffir _. _ZONEF ' MAX. BLDG. HT. AX. HABITABLE HT. LAYER 1 SETBACK NEW GATED LAYER 2 & 3 EXISTING CHILLER NEW GATED 10' FROM PL & BBL SITE ACCESS AVAILABLE FOR EMERGENCY ACCESS BASE BUILDING LINE & & CURB CUT RELOCATION & CURB CUT PROPERTY LINE Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects TOUZET STUDIO EXISTING SETBACK 19.5' MIN. MAINTAINED 0' 50' 100' 200' Special Area Plan Proposed Master Plan March 19, 2014 B4.13 LAYER 1 SETBACK 30' FROM BBL BASE BUILDING LINE PROPERTY LINE 0.5-0MOST NG AUDITORIUM BLDG X 63B0 NGw HT. LAYER 2 & 3 SETBACK 10' FROM PL & BBL _1--71111!!!III 11111111111111, —, �11 111111111I1!IIl,!IIIIIUo�6 ��. 61611111IIiumoillowllg111111111111 0 411 4='IIIIIIIIIII1k i00III111101 el Tan xT I_!I ui,r711911�IIlI���o Io LAYER 1 SETBACK NEW GATED ACCESS 10' FROM PL & BBL A CURBI CUT PROPERTY LINE & y10' 0" BASE BUILDING LINE BUILDING LINE & PROPERTY LINE 1 CHILLER LAn J BUILDING SITES EXISTING BUTES& SLATED FOR UPDATES & BLDG SYSTEM IMPROVEMENTS 111111111111II II111lUl1111!lllll l ll,, 1111111111111111d11110l11f11111 11� NEW GATED EMERGENCY ACCESS 8 CURB CUT 10'-0" 12' 0" COMPETRION POOL .6" EMSTING GYM BLDG. 62B6' NGVD HT. EXISTING BUILDINGS in SLATED FOR FUTURE NEW BUILDINGS DEMOLITION Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects TOUZET STUDIO LA IN€ PI = 0 0' 50' 100' 200' 1(1) Special Area Plan Proposed Building Plan March 19, 2014 B4.14 RANSOM EVERGLADES UPPER SCHOOL - Master Plan Building Area Summary BUILDING SITES AREA (GSF) BUILDING SITE #1 - New Admin Building (2 Stories) Bus Office 1,929 Advancement 3,651 REPA 878 Daycare 2,527 Reception & Security Office 250 Building Systems, Misc Spaces, Exterior Covered Circulation 3,277 TOTALS New Building Area 12,512 1 BUILDING SITE #1A - STEM Building (3 Stories) Remove Business Office (2,445) Remove Timken (4,213) Remove Daycare (1,236) Remove REPA* (1,117) Remove Advancement (2,146) STEM Program Floors 1-3 39,419 Bldg. Systems, Misc Spaces, Exterior Covered Circulation 6,402 Total Removed (11,157) * 2017 GSF REPA total with 900 GSF remaining TOTALS Net New Area 34,664 Total Building Area 45,821 BUILDING SITE #2 - New Humanities Building (3 Stories) Remove Ludington (12,222) English 7,162 Social Science 6,763 World Languages 7,561 IT 1,900 Building Systems & Misc Space 2,700 TOTALS Net New Area 13,864 Total Building Area 26,086 BUILDING SITE #3 - Existing Buildings Re -purposed Math & Science 20,000 3 Stories Marine Science 1,520 1 Story Bookstore 665 1 Story TOTALS - Area for Reprogramming 22,185 7 BUILDING SITE #4 - Dining Hall Addition New Second Floor 5,000 TOTALS Net New Area 5,000 TOTALS (Building. Sites 1, 1A, 2, 3, 4) EXISTING AREA REMOVED EXISTING AREA RE -PURPOSED NEW AREA ADDED (23,379) GSF 22,185 GSF 89,419 GSF NET NEW AREA ADDED 66,040 GSF Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects TOUZETSTUDIO Special Area Plan Proposed Building Summary January 17, 2014 B4.15 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects ouz TUDI TOUZET STUDIO EXISTING SITE AREA: 498,792sf GREEN SPACE 141,459 sf 28.4% 149,637sf 30.0% REQUIRED BY ZONING SUBMERGED AREA 30 795sf 6.2% EXISTING SITE AREA: 498,792sf GREEN SPACE 151,502sf 30.4% 149,637sf 30.0% REQUIRED BY ZONING SUBMERGED AREA 30,795sf 6.2% EXISTING IMPERVIOUS PAVING Existing Green Space Plan 170,045sf 34.1% EXISTING PERVIOUS PAVING 18 397sf 3.7% IMPERVIOUS PAVING 144,344sf 28.9% EXISTING PERVIOUS PAVING 18 397sf 3.7% NEW PERVIOUS PAVING 12695sf 2.5% TOTAL PERVIOUS PAVING 31,092sf 6.2% Proposed New Green Space Plan Existing and Proposed Green Space March 19, 2014 B4.16 1 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida EXISTING SITE AREA: 498,792sf EXISTING LOT COVERAGE 98 576sf 19.8% 249,396sf 50.0% ALLOWABLE MAXIMUM BY ZONING EXISTING SITE AREA: 498,792sf EXISTING LOT COVERAGE 80 632sf 16.2% NEW LOT COVERAGE 28,531sf 5.7% TOTAL PROPOSED LOT COVERAGE 109,163sf 21.9% 249,396SF 50.0%ALLOWABLE MAXIMUM BY ZONING EXISTING CIVIC SPACE 125,324sf 25.1% 24,940SF 5.0%REQUIRED BY ZONING PROPOSED CIVIC SPACE 141,662sf 28.4% 24,940SF 5.0%REQUIRED BY ZONING Existing Civic Space Proposed Civic Space Existing and Proposed Civic Space bowie gridley architects TOUZET STUDIO January 17, 2014 B4.17 26' EXISTING CURB CUT 80' DRIVEWAY 13'-0" 35' DRIVEWAY .18'-0 10' DRIVEWAY 22'-0" GATED EMERGENCY ACCESS Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects 'To TOUZET STUDIO 0' 50' 100' 200' 1(1) Known Existing Legal Non -Conformities March 19, 2014 B4.18 MAIN ENTRANCE AUDITORIUM 06 0" HEIGHT =ll!!!!!!!!!IIIIIIIIII , 9IIIIIIIIIIIII_IP11 " =' ` L �'• �ia�l�l�lr' a9 �= 2IIIIIIIIIIII° 1`'pi 1111llll�ll1114IIII�I _,IlII 1�= _y 6 -oo iiIIIIIIIIDI�I1111111l1 �IIIIIIIIIIIIIII e SEEM BUILDING ---M111111 l 1111llllll llllll�ll l�ll3 - I� CHILLER I 11111111111111011,..0 � I �n1111D�p'�IIIII�I�IG. EW GATED ACCESS MAJOR THOUROUGHFARES - i SECONDARY ROADS PEDESTRIAN AND BICYCLE CIRCULATION* VEHICULAR CIRCULATION ON CAMPUS ROYAL ROAD NEW GATED EMERGENCY ACCESS EXISTING BUILDINGS EXISTING BUILDINGS SLATED FOR UPDATES & SLATED FOR FUTURE BLDG SYSTEM IMPROVEMENTS DEMOLITION 'BICYCLE RIDERS WILL BECOME PEDESTRIANTS, AND WILL WALK THE BICYCLES ONCE INSIDE THE CAMPUS Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects TOUZET STUDIO COMPETITION POOL GYMNASIUM 566"HEIGHT ® NEW BUILDINGS 0' 50' 100' 200' Site Circulation Plan March 19, 2014 01 LOADING ACCESS ON CAMPUS © EXISTING LOADING AREAS DUMPSTER & LOADING ZONE ♦LOADING ZONE 12'x 40' 1x 40' \O DUMPSTER &LOADING ZONE 12'x40' ODUMPSTER & LOADING ZONE °LOADING ZONE 12'x 40' 12'x 40' 9111111' ' il�l�� lllllii_' IIIII■II I!IP�o+u llllllllllllllllllllhin,, . ��ii iiiiolli111111111111111111 ICJIIIIIIIIIIIIIIIIIII� i IIIII.1 , �s•JIIIIIIIm_ 1' 11ll1_' : IIIIIIIIIIIIIIIIfUIlll ili uii, 1.410.E0 ACCESS LOADING ACCESS ON CAMPUS 0 EXISTING LOADING AREAS PROPOSED TO REMAIN t g PlIIIollOk9911 I1II11.111,. 1111III�11011ll4llllliiiiii llial ill►ls DUMPSTER &LOADING ZONE 12'x 40' Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects TOUZET STUDIO - LOW EMMY POOL Existing Loading Circulation Plan Proposed Loading Circulation Plan Existing and Proposed Loading Circulation Plan March 19, 2014 C2 MAIN ENTRANCE MAIN HIGHWAY SEOPITI 66 61 68 69 18 AUMNLIi0J1101.e AUDITORIUM 05'-0" HEIGHT SOM COTTAGE PERFORMING 1 ARTS NEW GATED ACCESS ME CR IS IHRA ET NEW OUAD CAMERON HALL STEM BUILDING OINR:GIIAI,L LUDINGTON HALL ....mm &,p^ OA MARINE TWICE LAD MATH - SCIENCT «..PR°fR'Fi PIAP331--ATTW° eM — ,WT-RM ROYAL ROAD �AIr NEW GATED EMERGENCY ACCESS Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects TOUZET STUDIO HOOK Sr., A-9 BIKES COMP, III ION POOL 0' 50' 100' 200' 1(73 Proposed Vehicular and Bicycle Parking Plan March 19, 2014 C3 5 L, L4 L 101 Ransom Everglades School - Upper Campus Special Area Plan 4wpa° Coconut Grove, Florida 050' 100' Special Area Plan Existing and Proposed Sections bowie I gridley 1 architects TOUZET STUDIO January 30, 2014 D1 &..IIniii IlIlE�111 Illli- SECTION #1. Longitudinal Section from Main Highway to Biscayne Bay (Existing) ?... 1•uuiuuui PIII1111111E1111 3�1•uuuuuui_mA_V i111.........11l dIMM.... SECTION #1. Longitudinal Section from Main Highway to Biscayne Bay (Proposed ) Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida HIGHEST POINTS ON SITE AUDITORIUM 45' -0" (+32 84' NGVD) GYM 5,6) (.286' NGVD) HIGHEST GROUND ELEVATION ON SECTION +1pgNGVD LOWEST GROUND ELEVATION ON SECTION +,_,)D N G VD. PROPOSED HIGHEST POINTS ON SITE NEW STEM BUILDING 56'(+73.11'N G VD) NEW LUDINGTON 58'(,20T N G VD) HIGHEST GROUND ELEVATION ON SECTION +I75'81G VD. LOWEST GROUND ELEVATION ON SECTION +_75'NGVD. Special Area Plan Existing and Proposed Section 1 (E/W) bowie I gridley architects • • TOUZET STUDIO January 17 , 2014 D2 SECTION #2. Longitudinal Section from Main Highway to Biscayne Bay (Existing) SECTION #2 . Longitudinal Section from Main Highway to Biscayne Bay (Proposed ) Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida HIGHEST POINTS ON SITE AUDITORIUM 45'-FM (+8284' NGVD) GYM 56.-6" (+62 86. NGVD) HIGHEST GROUND ELEVATION ON SECTION +125'NGVD. LOWEST GROUND ELEVATION ON SECTION +2 25' N G VD. PROPOSED HIGHEST POINTS ON SITE NEW STEM BUILDING 56'(+23.]]'N G V D) NEW LUDINGTON 58'(+22.0]'N G V D) HIGHEST GROUND ELEVATION ON SECTION +05NEVD. LOWEST GROUND ELEVATION ON SECTION +25'14G VD Special Area Plan Existing and Proposed Section 2 (E/W) bowie gridley architects • ��. TOUZET STUDIO NEWADMINITRATION 39' +5552'NGVD. +1652'NGVD. CROSS SECTION #3. East (Existing Condition) CROSS SECTION #3. East (Proposed ) Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida AUDITORIUM 45'-4 +62B4'NG G.V.D. +17.51' NG V.D. AUDITORIUM +6284'NG VD. +1251' N G V D. Special Area Plan Existing and Proposed Section 3 (N/S) bowie I gridley architects • TOUZET STUDIO January 17 , 2014 D4 CROSS SECTION #4. East (Existing Condition) CROSS SECTION #4. East (Proposed ) Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley architects rm TOUZET STUDIO NEW STEM BUILDING +]3 ]]'NG VD. +1]/]'NGVD. Special Area Plan Existing and Proposed Section 4 (N/S) January 17 , 2014 D5 HIGHEST GROUND ELEVATION ON SITE +10.75'NGVD. 2 0 CROSS SECTION #5. East (Existing Condition) CROSS SECTION #5. East (Proposed) E T Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida NEW LUDINGTON 50' WS OE NGVD. +10.0-5N G VD. Special Area Plan Existing and Proposed Section 5 (N/S) bowie I gridley architects TIDI TOUZET STUDIO January 17 , 2014 D6 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects ouz TUDI TOUZET STUDIO ao Context Views fp Panoramic Context Views r Buildings to be Removed Buildings to be Removed and Context Views January 30, 2014 D7 a, Context Views 40 Panoramic Context Views $ Buildings to be Removed Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects ouz TUDI TOUZET STUDIO Buildings to be Removed and Context Views (Aerial) January 30, 2014 D7.1 View A: Main Highway at Royal Road View B: Main Highway looking Northeast (toward downtown Coconut Grove) View C: Main Highway looking Northeast (toward downtown Coconut Grove) Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida View D: 5-Story Condo on Main Highway, Northeast of Campus View E: Royal Road from Main Highway Context Views A-E bowie gridley architects ouz TUDI TOUZET STUDIO February 28, 2014 D7.2 View F: Royal Road View G: Royal Road toward residential entry across from Campus View H: Royal Road, REPA Building View J: Royal Road, Emergency Access Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects ouz TUDI TOUZET STUDIO View K: Neighboring Property, Royal Road View L: Royal Road looking toward Biscayne Bay Context Views F-L February 28, 2014 D7.3 View 1: Business Office, Built 1969 View 2: Timken Hall, Built 1954 View 3: Advancement Office, Built 1960 View 4: REPA (Partial Removal), Built 1940 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida View 5: Daycare Building, Built 1992 View 6: Ludington Hall, Built 1964 Buildings to be Removed 1-6 bowie gridley architects 'To TOUZET STUDIO January 30, 2014 D7.4 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects ouz TUDI TOUZET STUDIO View 7: Math and Science Building, Built 1973 View 8: Math and Science Pavilion, Built 1973 Buildings to be Removed 7-8 January 30, 2014 D7.5 HISTORICAL PRECEDENT - MATERIALS • Coral rock treated • Coral rock ACCEPTABLE BUILDING MATERIAL STANDARDS WOOD SHINGLES MIlib WOOD SIDING • Wood siding • Metal Cladding Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida STUCCt._- • Stucco application • Paints and finishes are nontoxic and low VOC. Special Area Plan Proposed Details and Materials bowie I gridley 'architects • TOUZET STUDIO January 30, 2014 D8.1 EXISTING CAMPUS- Deep overhangs and covered walkways Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida • Deep overhags, louvers and operable clerestory windows to provide cross - ventilation. •Arcades and covered walkways Special Area Plan Proposed Details and Materials bowie I gridley architects • TOUZET STUDIO January 30, 2014 D8.2 Proposed Landscape Concept for Ransom Everglades School Special Area Plan: When the Adirondack -Florida School was established in Coco- nut Grove by Paul Ransom in 1903, he set it within a wilderness of pine, oak trees and hammocks of mahogany. In striving for excellence, over the intervening 110 years, the School has en- deavored to upgrade facilities while maintaining the landscape. The hammock still provides a magnificent haven for people and wildlife. It is this landscape, and its proximity to Biscayne Bay, that continues to inspire generations of students to think criti- cally, and to seek environmental preservation and justice. Ran- som Everglades celebrates the historic landscape, just as it celebrates the historic Pagoda and Cottage. This proposal seeks to create new green space, and enhance pedestrian circulation by limiting vehicular access. The goal is to provide a safe and serene atmosphere that is conducive to the interdisciplinary learning and outdoor education that is a hallmark of the school's philosophy and curriculum. The following images depict an extraordinary commitment to preserving the environment and the mission of the School, which continues under this Special Area Plan proposal. Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects Elaine A. Mills scope Consultant Special Area Plan Proposed Landscape Concept January 30, 2014 El Existing Tree Canopy Cover Proposed Tree Canopy Cover - Shown with Existing Trees To Remain Ransom Everglades School - Upper Campus Special Area Plan iU:, Coconut Grove, Florida bowie gridley architects Elaine A. Mills Symbols: Existing vegetation Proposed to Remain Proposed Shade Trees for Buffer, Parking and Tree Replacement Proposed Palms and/or Buffer Material Not to Scale Existing & Proposed Tree Canopy Cover January 30, 2014 E2 Existing Site Vegetation & Aesthetics: A tradition of using native materials, and fitting structures gently into the landscape - To Be Preserved Existing Site Materials take inspiration from the native plants and coral rock. The annual student -led Propagules Wall and Mangrove Restoration Project are just one visible combination of Art and Environmental Education that embody Paul Ransom's mission to encourage students to develop a deep relationship with, and respect for, nature. Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects Elaine A. Mills scape Consultant Existing Site Vegetation & Aesthetics January 30, 2014 E3 Existing Views Along Main Highway - To Be Preserved Existing Banyan To Remain to provide significant screening for new Administration Building, which is proposed to be located in Northwest corner of the School property. View North Along Main Highway Main Entrance To Remain Historic Marker and Stone Wall To Remain Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects Elaine A. Mills scope Consultant Existing Auditorium To Remain in Southwest corner of the School property. View South Along Main Highway Existing Views Along Main Highway January 30, 2014 E4 Existing Views from within Ransom Everglades, looking toward Main Highway - To Be Preserved Existing Banyan to be Preserved and Protected During Construction of Administration Building Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects Elaine A. Mills scope Consultant Existing Gate and Live Oak to be Protected Dur- ing Driveway Realignment Existing Views within Ransom Everglades January 30, 2014 E5 Existing Views & Conditions to be Enhanced at Proposed Western Quadrangle: 1 - View from Cameron Hall Breezeway, West through Proposed Quad All visible pavement and parking are proposed to be replaced with groundcover panels and native landscape material to create a multipurpose pedestrian space. Existing View into Proposed West Quad Ex. Fine Arts Bldg Ex. Cameron Hall (in distance) West Quad Proposed View into West Quad East Quad Ex. Cameron Hall (in distance) L2L Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida 2 - View toward Cameron Hall Breezeway, East through Proposed Quad All visible pavement and parking are proposed to be replaced with groundcover panels and native landscape material to create a multipurpose pedestrian space. Proposed West Quad Before & After Landscape Enhancements 111 "IliiiiiiiU' IIIIIIIIII II III iIII hl11II1111 I IIII 11•111111111 9IIIIIIIiIi"= ��►�9 dllliIILI�lllln. View to West Quad Ex. Vegetation to Remain illll[1['1UiuiIIII i II[IIIIIIIIIII11111111FF: ��lllllll,l 1pIII!I I tl li11111111111111111111f L�Illiilllll�lllllll�= Qau nm * v111III�ry= AIIIIR mum.. View to West Quad Ex. & Prop. Vegetation Proposed Western Quadrangle Views & Conditions bowie gridley architects Elaine A. Mills LLA, LEED AP, Landscape Consultant January 30, 2014 E6 Existing Eastern Quadrangle Views & Conditions to be Enhanced: 1 - View East from Cameron Hall Breezeway, through Existing Quad Distant Marine Science Lab and Porch building is proposed to be removed (seen at left and below with tan -colored roof). West Quad 2 - View West toward Cameron Hall Breezeway, through Existing Quad Marine Science building (to immediate left) is proposed to be removed, and ad- jacent Hammock enhanced with native plant material East Quad Existing Quad Area Views Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida Existing Eastern Quadrangle Views and Conditions bowie gridley architects Elaine A. Mills !LA, LEED AP, Landscape Consultant January 30, 2014 E7 North Property Boundary Existing Interior Views: South Property Boundary Existing Interior & Exterior Views: Ransom Everglades School - Upper Campus Special Area Plan W.," Coconut Grove, Florida Photo Location Map Northern Property Boundary Views bowie gridley architects Elaine A. Mills LLA, LEED AP, Landscape Consultant January 30, 2014 E8 Landscape Requirements: Required Buffers Along a Right -Of -Way - South Boundary Adjacent to Royal Road: Existing buffer conditions vary along Royal Road R.O.W. Ransom Everglades will continue to comply with all requirements. Required Buffers Between Dissimilar Land Uses - Northern Property Boundary: Ammlnafflampasszmillakik 'D10�I� I►ii ri a ii' is Illouul ilm p� IIYI� 9Vi11116191I�I _� ;? - _ t 41li -- EIIIIIIIIIIIi!• TIIIIIIIIhI Existing buffer conditions vary along Northern boundary. Ransom Everglades will continue to comply with all requirements. oIIAI n .1,9 PII glum 11 III II Illilmuumll(IIIIIII! ava Ransom Everglades School - Upper Campus Special Area Plan M,.." Coconut Grove, Florida bowie gridley architects Elaine A. Mills ILA, LEED AI', Landscape Consultant Prop. Buffer Enhancement Existing buffer material will be enhanced in accordance with Miami 21 Code Zoning Ordinance Landscape Regulations: Existing trees will be protected in accordance with the City of Miami's Ordinance 13174, Chapter 17 (as may be amended), which regulates Tree Preserva- tion, Tree Removal Permits and Tree Replacement requirements. At the time construction is proposed, a Landscape Plan will be submitted in accordance with the City of Miami's, Miami 21 Code Zoning Ordinance (as may be amended): • Article 9, which establishes minimum Landscape requirements for Landscape Plans; Vegetation Surveys; Irrigation Plans; Tree Removal and Pres- ervation; Landscape Material Type, Quality, Quan- tity and Location; Stormwater Retention/Detention Areas; and Landscape Maintenance, etc.; and • Article 5, which establishes additional Landscape Standards specific to Urban Transect Zone T3, including Shade Tree Location; Pavement Type and Location; and Minimum Green Space. Proposed Plant Material shall be composed of: • A minimum of 30% native species, • A minimum of 50% low maintenance and drought tolerant species, and • A minimum of 80% selected from the Miami -Dade Landscape Manual and/or the University of Flor- ida's Low -Maintenance Landscape Plants for South Florida list. See following pages for potential plant locations and material for use at Ransom Everglades School. Landscape Requirements and Regulations January 30, 2014 E9 Conceptual Landscape Plan: '11111111p 01111l 1111 1111111111111111111110111974 AUDRORRIIII 654. NOW STEM BUILDING CAMERON HALL CHILLER ROAD - DINING HAL LUDINGTON HALL THE PAGODA SCIENCE LAB � 1!?'° min r! ITT' �WIW II LIl llil i111101 Symbols: CRDExisting Vegetation Proposed to Remain Proposed Shade Trees for Buffer, Parking and Tree Replacement Proposed Palms and/or Buffer Material Ransom Everglades School - Upper Campus Special Area Plan iU:, Coconut Grove, Florida bowie gridley architects Elaine A. Mills CD cRD O 0' 50' 100' 200' Special Area Plan Proposed Concept Landscape Plan January 30, 2014 E10 Potential plants for use at Ransom Everglades: Large Trees: Gumbo Limbo Wild Tamarind Allspice Bayrum Live Oak Mahogany Baldcypress Medium Trees: Locustberry Satinleaf Pigeon Plum Seagrape Dahoon Holly Sweetbay Magnolia Lancewood Small Trees: Marlberry Wild -Cinnamon Jamaica caper Rainbow Cassia Coccoplum Autograph Tree Buttonwood Silver Buttonwood Black Torch Holy Wood Firebush Simpson Stopper Wax Myrtle Jamaican Dogwood Myrsine Bursera simaruba Lysiloma latisiliquum Pimenta dioica Pimenta racemosa Quercus virginiana Swietenia mahogany Taxodium distichum Byrsonima lucida Chrysophyllum oliviforme Coccoloba diversifolia Coccoloba uvifera Ilex cassine Magnolia virginiana Ocotea coriacea Ardisia escallonioides Canella winteriana Capparis cynophallophora Cassia fistula x javanica Chrysobalanus icaco Clusia rosea Conocarpus erectus C. erectus var. sericea Erythralis fruticosa Guiacum sanctum Hamelia patens Myrcianthes fragrans Myrica cerifera Piscidia piscipula Rapanea punctata N, H N, ST ST N, ST, H N, ST N, ST, SW N, F, SW N, ST N, ST, H N, H N N N, ST, H N, SW, H N, F N, H F N, SW, H N N, ST, SW, H N, H N, ST N, F N, F, H N, F, ST N N, F, H N, F, ST, SW, H Palms: Paurotis Palm Parlor Palm Silver Palm Acoelorrraphe wrightii Chamaedorea elegans Coccothrinax argentata Barbados Thatch Palm Coccothrinax barbadensis Key Thatch Palm Leucothrinax morisii Sargent's( Buccaneer) Palm Pseudophoenix sargentii Lady Palm Rhapis excelsis Royal Palm Roystonea regia Cabbage Palm Sabal Plametto Florida Thatch Palm Foxtail Palm Shrubs: Dwarf Strongbark Black Torch Thyrallis Joewood Jatropha Moujean Tea Wld Coffee Bahama Senna Groundcovers: Leather Fern Coastal Coccoplum Variegated Flax Lily Elliot's Love Grass Spiderlily Pink Muhly Grass Sunshine Mimosa Blue Walking Iris Cinnamon Fern Plumbago Yellow Walking Iris Fakahatche grass Coontie Rain -Lily Thrinax radiata Wodyetia bifurcata Bourreria cassinifolia Erythralis fruticosa Galphimia gracillis Jaquinia keyensis Jatropha integerima Nashia inaguensis Psychotria nervosa Senna Mexicana Acrostichum danaefolium Chrysobalanus icaco v. horiz Dianella tasmanica Eragrostis ellioti Hymenocallis latifolia Muhlenbergia capillaris Mimosa strigillosa Neomarica caerulea Osmunda cinnamomea Plumbago zeylanica N Trimezia steyermarkii Tripsacum dactyloides Zamia integrifolia (pumila) N, H Zephyranthes atamasca N N, Clumping Shrub layer N N Regionally N N N N, H, From seed nursery source only N N N F N, F F N N, SW, H N, F Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida N N N, SW N N N Buffer Plants: Buttonwood Black Torch Florida Privet Thyrallis Firebush Simpson Stopper Lancewood Wld Coffee Lady Palm Bahama Senna Parking lot Screening Marlberry Buttonwood Black Torch Florida Privet Thyrallis Jatropha Simpson Stopper Wld Coffee Myrsine Conocarpus erectus Erythralis fruticosa Forestiera segregata Galphimia gracillis Hamelia patens Myrcianthes fragrans v Ocotea coriacea Psychotria nervosa Rhapis excelsis Senna Mexicana Plants: Ardisia escallonioides Conocarpus erectus Erythralis fruticosa Forestiera segregate Galphimia gracillis Jatropha integerima Myrcianthes fragrans v Psychotria nervosa Rapanea punctata N N N, ST N, F simpsonii N, F N N N, F N, HTS N, HTS N, HTS N HTS F simpsonii N, HTS N N, HTS From the Miami -Dade County Landscape Manual: N = Native H = Hammock Plant F = Flowering/Ornamental Characteristics ST = MDC Street Tree HTS = Hedge for Screening/Tolerates Sheering SW = MDC Stormwater Detention Capacity Special Area Plan Proposed Plan List bowie gridley architects Elaine A. Mills LLA, LEED AP, Landscape Consultant January 30, 2014 Ell LEED / Sustainability / Educational Opportunities through Innovative Landscape and Stormwater Management Solutions Landscape Elements that could contribute toward LEED and Sustainable Sites Certification, improve the local environment, and offer catalysts for experiential teaching and learning: • Preserve existing vegetation and limit soil compaction dur- ing construction. • Place new vegetation to provide shade to pedestrian ar- eas, cars, vehicles and buildings / utility systems to con- serve energy and enhance views. • Place vegetation for seasonal wind mitigation and chan- neling of cooling breezes. • Limit use of lawns. • Specify primarily native plants, and group according to water needs. • Provide smart irrigation (drip / micro emitters), only until establishment where possible, or by hydro zone. • Enhance stormwater filtration / infiltration through native plants that are both drought and inundation tolerant. • The sloped site offers potential for solar pump recirculation of stormwater through planted weir system for water cleansing and/or fountains and runnels for aesthetics. • Utilize solar panels for shade over parking and walkways. • Place pervious pavement over structural soil adjacent to plant- ing areas in order to increase stormwater storage and tree root capacity, which limits pavement buckle from roots. • Place parking area pervious pavement over stormwater storage vaults for detention / infiltration. • Provide Green Walls with potential for screening, education, and food production. • Provide Green Roof with potential for water detention, educa- tion and food. • Provide Blue Roof and/or cistern with potential for water deten- tion, rain harvesting for irrigation and education. • Utilize A/C unit condensate or other gray water for use in irriga- tion. • Provide artful / educational depiction of local water system in pavers. • Provide visible & artful stormwater elements, such as sculptural downspouts and kinetic sculptures, that activate through wind and water to offer opportunities for education and aesthetics. ASLA Green Roof Demonstration Project Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects Elaine A. Mills scape Consultant The following images courtesy of ArtfulRainwaterDesign - CO CO REM LRCM LRIXEL Figure 3.5 - Cor-Ten weir and river rock hasin. OVUM. RN 0.110* WOE http://www.artfulrainwaterdesign.net/ Special Area Plan Proposed Innovative Landscape Solutions January 30, 2014 E12 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida Special Area Plan Proposed Front Entrance Rendering bowie gridley architects January 17, 2014 E13 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects Special Area Plan Proposed New Quad Rendering January 17, 2014 E14 PROPOSED AREAS WHERE EXISTING LANDSCAPE MAY BE MODIFIED Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida 0' 50' 100' 200' (1) Proposed Tree Disposition Plan bowie gridley architects TOUZ[[T STUDIO January 30, 2014 E16 Ransom Everglades School Upper Campus Special Area Plan Tree Disposition List The existing tree canopy at Ransom Everglades School is of great significance to the school, and accordingly, Ransom Everglades has designed its proposed Master Plan around this existing canopy so that it remains on the campus as it has for over 110 years. Ransom Everglades retained the services of Robert Brennan, a certified arborist, to evaluate the condition of the trees on the campus and provide guidance during the master planning process. Below please find a list of trees that have been identified as trees that must be removed because they are considered hazard trees due to their current condition (i.e. they are sick or decaying). We have also identified other trees on campus that may need to be transplanted to other locations on the campus or mitigated if necessary. Mr. Brennan will continue to work with Ransom Everglades during this process and all provisions of Chapter 17 of the City of Miami Code will be adhered to. Hazardous Trees to be Removed # Common Name Scientific Name DBH (in) Height (ft) Canopy (ft) 20 Pitch apple Clusia rosia 6 16 14 22 Christmas palms Veitchia merrillii 22 15 Clump 34 Gumbo Limbo Bursera Simaruba 18 35 18 41 Seagrape Cocoloba uvifera 40 30 Clump 52 Gumbo limbo Bursera Simaruba 14 25 15 290 Gumbo Limbo Bursera Simaruba 18 15 15 291 Gumbo Limbo Bursera Simaruba 17 15 15 292 Gumbo Limbo Bursera Simaruba 9 15 12 367 Gumbo Limbo Bursera Simaruba 17 20 15 375 Mahogany Swietenia mahagoni 26 30 40 456 Gumbo Limbo Bursera Simaruba 16 15 22 462 Gumbo Limbo Bursera Simaruba 16 22 18 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida Potential List of Trees to be Relocated or Mitigated # Common Name Scientific Name DBH (in) Height (ft) Canopy (ft) 12 Oak Quercus virginiana 12 30 20 13 Buttonwood Conocarpus Erectus 30 10 Clump 14 Alexander palm Ptchosperma elegans 4 30 10 15 Gumbo Limbo Bursera Simaruba 11 22 18 16 Gumbo Limbo Bursera Simaruba 10 22 18 17 Podocarpus Podocarpus macrophyllus 10 10 20 21 Spindle palm Hyphorbe verschaffeltii 9.5 15 12 23 Spindle palm Hyphorbe verschaffeltii 9.5 18 15 24 Magnolia Magnolia grandifloria 6 18 20 40 Sabal Sabal palmetto 12 25 10 42 Sabal Sabal palmetto 10 15 10 50 Chinese Fan palm Ligustrum lucidum 14 18 10 51 Chinese Fan palm Livistonia chinensis 14 18 10 60 Oak Quercus virginiana 4 12 10 61 Oak Quercus virginiana 4 12 8 67 Royal palm hyphorbe lagenicaulis 15 40 20 116 Triangle palm Dypsis decaryi 6 12 8 117 Triangle palm Dypsis decaryi 6 12 10 118 Alexander palm Ptchosperma elegans 22 15 Clump 119 Royal palm Roystonia regia 21 32 18 120 Christmas palms veitchia merrillii 25 18 Clump 121 Hurricane palm Dictyosperma album 8 24 18 124 Alexander palm Ptchosperma elegans 22 22 Clump 128 Bridal veil Caesalpinia granadillo 9 22 32 271 Hurricane palm Dictyosperma album 8 15 10 273 Hurricane palm Dictyosperma album 7 15 12 274 Hurricane palm Dictyosperma album 7 18 12 275 Hurricane palm Dictyosperma album 8 20 12 276 Hurricane palm Dictyosperma album 8.5 15 12 277 Hurricane palm Dictyosperma album 17 22 15 280 Royal palm Roystonia regia 11 20 20 281 Alexander palm ptchosperma elegans 4 22 12 bowie gridley architects TOUZET STUDIO Proposed Tree Disposition List January 30, 2014 E17.1 Potential List of Trees to be Relocated or Mitigated 282 Alexander palm Ptchosperma elegans 4 18 12 283 Alexander palm Ptchosperma elegans 4 20 12 284 Alexander palm Ptchosperma elegans 4 18 12 285 Sabal Sabal palmetto 14 20 10 286 Sabal Sabal palmetto 14 25 10 287 Sabal Sabal palmetto 16 18 10 288 Pencil palm Alexander elegans 2 18 8 289 Royal palm Roystonia regia 13.5 30 15 293 Royal palm Roystonia regia 15.5 35 15 294 Loquat Eriobotrya japonica 9 12 12 338 Hurricane palm Dictyosperma album 7 25 12 340 Hurricane palm Dictyosperma album 8 20 12 341 Hurricane palm Dictyosperma album 6.5 18 12 342 Alexander palm Ptchosperma elegans 3.5 22 12 344 Alexander palm Ptchosperma elegans 4 15 10 347 Sabal Sabal palmetto 12 22 10 348 Sabal Sabal palmetto 14 22 10 372 Oak Quercus virginiana 3 12 10 374 Royal palm Roystonia regia 6 15 12 390 Bismark palm Bismarkia nobilis 11.5 15 14 391 Oak Quercus virginiana 13.5 22 20 392 Oak Quercus virginiana 6 15 12 393 Oak Quercus virginiana 5.5 18 15 394 Oak Quercus virginiana 11 22 20 396 Oak Quercus virginiana 8.5 22 22 397 Oak Quercus virginiana 3 12 6 402 Oak Quercus virginiana 4 15 10 457 Alexander palm Ptchosperma elegans 3 18 12 458 Alexander palm Ptchosperma elegans 3 16 12 459 Alexander palm Ptchosperma elegans 3.5 18 10 460 Alexander palm Ptchosperma elegans 3.5 16 10 461 Alexander palm Ptchosperma elegans 3.5 22 12 463 Alexander palm Ptchosperma elegans 3 18 10 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida Potential List of Trees to be Relocated or Mitigated 464 Alexander palm Ptchosperma elegans 3 18 10 24A Bottle Brush 10 24 20 18A Alexander palm Ptchosperma elegans 18 10 Clump 18B Christmas palm Veitchia merrillii 3 18 10 Proposed Tree Disposition List bowie gridley architects TOUZET STUDIO January 30, 2014 E17.2