HomeMy WebLinkAboutSubmittal-Al Dotson on behalf of RCI-RCI Proposal and VA Key Master Plan Comparisonti
RCI PROPOSAL AND VIRGINIA KEY MASTER PLAN COMPARISON
VIRGINIA KEY MASTER PLAN GOALS/PRINCIPLES
RCI'S PROPOSAL
It is the Master Plan's intent to develop viable,
meaningful, beautiful, and functional public
waterfront and public open space areas (pg.5
and 77).
The design regulations have been broken into
four major areas of improvements to
implement the desires of the community for
waterfront access, active and passive
recreation, environmental sensitivity, small
scale commercial with marina, and parking
(pg.104).
RCI's plan facilitates waterfront access, active
and passive recreation, small scale
commercial, and convenient parking in an
environmentally sensitive manner (Section
IV.).
RCI does not over -emphasize retail or
commercial space and all retail will be marine -
related (Section I., pg. 2).
The Master Plan emphasizes the opportunities
for mixed -use waterfront development (pg.5).
RCI will convert the Property into a unified and
integrated campus where the marinas
seamlessly interact with the restaurants,
retail, office, active public uses, and marine -
related uses (Section II, pg.3; Section IV. pg.6).
Protect existing mangroves, hammocks, and
wildlife areas and enhance natural resources
(pg.5,8, and 105).
Enhance and protect historic areas (pg.9).
RCI's plan calls for preservation and
restoration of the landscape (Section IV.,
pg.17). Many existing trees will be preserved
and mangroves would be restored and there
would be native plantings of plants specific to
Virginia Key (Section IV., pg.6; Section IV.,
pg.17). RCI's Preferred Plan eliminates the
need for a parking garage, which allows for
maximum green -space. (Section IV., pg.8-9)
Provide the necessary infrastructure and
traffic flow to serve future improvements to
Virginia Key. (pg.105)
Augmentation of existing circulation networks
RCI's plan incorporates bus, bicycle, and
automobile networks (Section IV., pg.18) and a
service and emergency access plan (Section
IV., pg.23). The transit networks maximize
connectivity between active and passive areas
Submitted into the public
record for item(s) SP.1 & SP.2
kt)-M510 on 07/20/2016, City Clerk
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VIRGINIA KEY MASTER PLAN GOALS/PRINCIPLES
(including vehicular, bike, and pedestrian
trails) to the historic areas (pg.9).
Promote varied public use of site from passive
to active and Island Integration (pg.77).
RCI'S PROPOSAL
and promote integration with other parts of
the Island.
One of RCI's listed goals and objectives is to,
"Sustain and revitalize a historic, underutilized
waterfront site and maximize its potential"
(Section II., pg.3). The extra -wide and continuous
Baywalk that RCI is proposing will allow integration
with activities taking place at Marine Stadium.
Provide for multiple and diverse forms of
activity and recreational activities that range
from the more dynamic sports fields to the
boating amenities, and to the more passive
waterfront parks (pg.104).
RCI's plan incorporates passive green spaces and
renovation of the public boat ramp (Section III, pg.
4; Section IV., pg. 7 and Plans). RCI made a
commitment to host fishing tournaments, sailing
regattas, and recreational activities (Section VI.,
pg.15).
RCI's plan provides for greening of the marina, and
preservation of greenspace (Section IV., pg.6;
Section IV., pg.17).
The Master Plan includes contiguous
waterfront promenades and a pedestrian walk
to facilitate access to the entire water's edge
of the basin from the Rusty Pelican to the
western tip of the Bill Sadowski Preserve
(pg.77).
RCI's plan has thousands of linear feet of
contiguous, uninterrupted promenade along the
entire waterfront that directly connects to other
parts of the Island (Section I, pg.1).
RCI's plan has two levels of continuous path, an
elevated flood -proof public and a commercial
level, and a purely recreational level (Section IV.,
pgs.7 and 11).
One of RCI's listed goals and objectives is to
"Provide a safe, sustainable, and accessible
Baywalk and open areas for the public" (Section II,
pg.3).
RCI's state-of-the-art boat storage system does not
interrupt the continuous path and does not create
a safety hazard for pedestrians (Section IV., pg.13).
Encourage walkability, bicycling, and transit
connections with the necessary infrastructure.
RCI's plans propose extensive overhangs to shade
pedestrians and diners (Section IV., pg.19). RCI's
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Submitted into the public
record for item(s) SP.1 & SP.2
on 07/20/2016, City Clerk
VIRGINIA KEY MASTER PLAN GOALS/PRINCIPLES
Encourage use of biking and pedestrian
circulation through extensive Island -wide trails
(pg.104).
Maximize complete, unrestricted public access
to waterfront areas that are currently
underutilized. (pg. 9, 11, and 77)
All promenade landscaping, furniture, lighting,
planters, etc should be subordinated to
enhance maximum visibility of the water
(pg.116). Connections to public and private
thoroughfares should provide visibility to the
water, include lighting, landscaping, and
signage to clearly indicate publicly accessible
areas (pg.116).
All promenades shall feel public and be
separated from private dining or other
adjacent private uses (pg.116).
All outdoor lighting shall be contained onsite
and provide appropriate shielding from
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RCI'S PROPOSAL
plan has a contiguous, uninterrupted promenade
and safe, dedicated bicycle lanes and shared use
paths (Section IV., pg.21). RCI also provides four
separate north -south pedestrian connections,
which is an improvement on the Master Plan
(Section IV., pg.21).
One of RCI's listed goals and objectives is to
"Develop a pedestrian -friendly campus with direct
access to extensive bay walk systems and an
atmosphere and uses that encourage a vast array
of activities during the day and after working
hours" (Section II, pg.3).
RCI's pedestrian paths lead directly to and provide
visibility of the water (Section IV., pg.21). RCI's
elevated pedestrian paths and steps provide long
views without having to enter a building (Section
IV., pg.14).
RCI's plans described the area lighting fixtures that
will be employed in combination with indirect light
to provide safe lighting levels (Section IV., pg.25).
RCI's proposal provides that light will shine "on the
path and not into the eyes of pedestrians while
meeting all requirements. LED fixtures with low
mounting heights will allow pedestrians to feel
safe without ruining views" (Section IV., pg.25).
RCI's plans identify signage locations and materials
(Section IV., pg.26).
The commercial spaces are elevated in conformity
with FEMA regulations, effectively separating
them from the promenade (Section IV., pg.14).
This also allows two -levels of promenade space
(Section IV., pgs.7 and 11).
RCI's proposal provides for "LED site lighting with
minimal spill" (Section IV., pg.18).
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record for item(s) SP.1 & SP.2
on 07/20/2016, City Clerk
VIRGINIA KEY MASTER PLAN GOALS/PRINCIPLES
spillover effects.
Buildings shall front thoroughfares or
pedestrian passages and be constructed in an
environmentally sensitive manner, such as site
layout, energy efficiency, local building
materials, low water usage, provide public
accessibility to the water, and bicycle parking
facilities.
Small public plazas or other public spaces shall
be incorporated where possible.
Renovation and expansion of the existing boat
storage facilities and improved waterfront marina
to allow for a more user-friendly system that
accommodates the growing demand for boat
storage within the greater Miami area. (pgs. 8-9)
New revenue generating boating facilities. A
state of the art dry dock facility for up to 700
boats that is broken up into four separate
buildings. These are composed of open
structures that emphasize the artful views,
breezes, and skies over Virginia Key while
celebrating, rather than obscuring, the natural
relationship of boats to the maritime site.
A new marina, containing 210 wet slips for
RCI'S PROPOSAL
RCI's buildings shall front thoroughfares or
pedestrian passages, will be constructed in an
environmentally sensitive manner, and will
include bicycle parking (Section IV., pg.21).
The building's light colored roofs will minimize
heat island effect (Section IV., pg.19). Cisterns
will capture rain -water for re -use in irrigation
or boat washing (Section IV., pg.19). The plan's
extensive exterior circulation minimizes area
under air-conditioning (Section IV., pg.19).
The electric boat lift system is more green and
energy efficient than the diesel forklift -based
storage system (Section IV., pg.13).
RCI's plan has benches, seating areas, and passive
parks and green spaces (Section IV., pg.14).
RCI's dry dock storage system is state-of-the-art
and its accompanying mobile phone application
makes it extremely user friendly (Section IV.,
pg.13). RCI's proposed slip sizes accommodate
larger boats, keeping in line with growing trends.
RCI's dry dock will accommodate 973 vessels and
the structure is broken up into three buildings with
pedestrian passageways that intersect and
connect with the public waterfront promenade.
RCI's design was "inspired by the streamlined style
of contemporary yachts and boats" (Section IV.,
pg.5). "The design of the Project mirrors that of a
boat, allowing it to blend in with the landscape
and the water, appearing as if, like a boat, the
building is preparing to embark into the ocean
itself (Section IV., pg.5).
RCI's plan provides for 318 wet slips. The new wet
slips were not developed to the west because
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Submitted into the public
record for item(s) SP.1 & SP.2
on 07/20/2016, City Clerk
VIRGINIA KEY MASTER PLAN GOALS/PRINCIPLES
boats ranging from 40 to 100 feet, is to the
west. The marina is configured for
construction to follow a phasing strategy that
accommodates existing leases.
Efficiently develop and manage the land.
Create an accessible place of heritage,
education and research related to the natural
world and historical interpretation.
Conserving ecologically -sensitive areas with
opportunities for environmental education.
To integrate and preserve the historic Virginia
Key Beach Park and the Marine Stadium.
Limit structure's height not to exceed the
height of the Marine Stadium.
Building floor area shall not exceed 25% of the
lot area.
Sidewalks are to be included along all internal
streets and drives to facilitate handicap access
and pedestrian mobility between the
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RCI'S PROPOSAL
development is not permitted in that area.
RCI's plan will be developed in four phases
(Section XIII). "RCI will initiate permitting
applications in various stages so as to preserve as
much of the revenue -generating business as
possible" (Section V., pg.11).
RCI proposed parking underneath its dry storage
facility so that the site's space could be used
efficiently and economically while providing added
convenience for patrons who will not need to walk
a long distance to access the garage (Section IV.,
pg.8-9).
RCI's plan maximizes conserved greenspace by
keeping to the footprint of existing operations and
refurbishing rather than replacing some existing
buildings (Section IV., pg.17).
"The design of the Project will also complement,
and when necessary, accommodate, the
restoration and use of the Marine Stadium and is
compatible with the height of the Marine Stadium.
The design also allows the Project to be
compatible with the Miami International Boat
Show" (Section IV., pg.6). The continuous
promenade that RCI is proposing connects with
Marine Stadium (Section IV., pg.21).
RCI's project does not exceed 65' (Section IV.,
pg.6).
RCI's plan follows Miami 21 regulations.
RCI's plans detail well -planned sidewalks and
pedestrian passageways (Section IV., pg.21).
RCI's plan incorporates a valet/drop-off area to
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record for item(s) SP.1 & SP.2
on 07/20/2016, City Clerk
VIRGINIA KEY MASTER PLAN GOALS/PRINCIPLES
individual uses and to the waterfront (pg.107).
Provide green alternatives for parking (pg.77).
Any development shall minimize the impact of
vehicular parking and minimize conflict points
between vehicles with pedestrians and
bicycles (pg.107). Where possible, parking
should be located internal to the site with
active space facing roadways (pg.107).
The Plan proposes a parking structure with
retail liner, landscape buffers and green
screening and a parking garden parallel to the
Causeway (pgs.79 and 106). Extensive parking
within Miami -Dade County right-of-way, which
was rejected by the Miami -Dade County Public
Works Department (pg.79).
Two access road bridges across to a verdant
isthmus that becomes the "Rusty Pelican
Island" (pg.77).
Use of best practices for storm water
management (pg. 12). Features may include
bio filtration trenches, rain gardens, bio
swales, pervious concrete, cisterns, and other
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RCI'S PROPOSAL
facilitate easy access to the waterfront (Section
IV., pg.22).
The promenade is accessible via ramps that
connect it to the raised commercial and dining
spaces direct access from the garage at grade
(Section IV., pg.11). The visitor experience from car
to boat is completely convenient using either
water -front valet or walking directly from parking
to Baywalk. No elevators or stairs are needed.
RCI provides efficient and convenient parking by
using the space underneath the dry storage facility
to house all of its parking and eliminating the need
for a parking structure (Section IV., pg.8).
Patrons have direct access to pedestrian pathways
and the promenade from the parking underneath
the dry stack.
RCI's plan will supplement and preserve
existing landscape buffers (Section IV., pg.4
and 38). RCI's plan promotes green building
because it does not require the construction
of a parking garage, thus reducing the amount
of green space that is taken up by structures.
RCI does not propose any parking on the County's
property.
RCI's plan did not follow this recommended design
because it wanted to maximize public access to
the waterfront. The Venetian canals and need for
bridges would restrict direct access to the
waterfront promenade.
RCI's plans integrate storm water management
and improvements (Section IV., pg.18). The
project will be designed "with perimeter grades
and conveyance of runoff with associated paving
and grading" (Section IV., pg.10). "Stormwater will
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record for item(s) SP.1 & SP.2
on 07/20/2016, City Clerk
VIRGINIA KEY MASTER PLAN GOALS/PRINCIPLES
biofiltration methods that treat stormwater
(pg. 122).
Permeable surfaces for trails, parking areas,
and roadways, bio swales, rain gardens, green
roofs and rain cisterns for runoff collection
(pg. 12).
Structures to follow USGBC's LEED criteria for
environmental sustainability standards (pg.
12).
New construction to feature state-of-the-art
sustainability measures, eg., solar panels, wind
turbines, low carbon footprint, LEED
certification (pg.96).
Use of onsite renewable energy resources (i.e.
wind, sun, rain, etc) (pg.12).
Apply sustainable principles such as healthy
activity and alternative transportation and
energy (pg.11).
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RCI'S PROPOSAL
be retained for the required treatment in
accordance with SFWMD guidelines by swales,
exfiltration trenches, or detention boxes as
required" (Section IV., pg.10).
RCI's plan, "to the extent possible, will include bio
swales, rain gardens, and green roofs" (Section IV.,
pg.6).
In RCI's plan, cisterns will capture rain -water for
re -use in irrigation or boat washing (Section IV.,
pg.19).
LEED does not contemplate buildings of this type
and use. Also, LEED criteria are geared toward
temperate climates rather than tropical or sub-
tropical climates such as that of South Florida.
With LEED, many systems that are effective in
temperate climate buildings like green roofs and
heavy insulation are given credit. Tropical climate
appropriate features like exterior seating and
circulation, and lightness of building materials are
not credited or possible. These sustainability
features are included in RCI's plan.
RCI's boat storage facility has a quiet and green
electrical operation (Section IV., pg.13). RCI's boat
storage elevators are extremely efficient
compared to alternative systems (Section IV.,
pg.19).
In RCI's plan, cisterns will capture rain -water for
re -use in irrigation or boat washing (Section IV.,
pg.19). RCI will pursue possibility of mounting PV
panels on roof in conjunction with FPL (Section IV.,
pg.19).
RCI's green initiatives will include: installation of
solar powered, wireless security cameras; electric
car charging station installation throughout
parking Tots; in -slip sanitary pump out systems will
be installed at every in water slip; security guards
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Submitted into the public
record for item(s) SP.1 & SP.2
on 07/20/2016, City Clerk
VIRGINIA KEY MASTER PLAN GOALS/PRINCIPLES
RCI'S PROPOSAL
will ride/patrol their respective properties on foot
or bicycle, not golf cart or auto (Section V., pg.11-
12).
Use of environmentally -friendly products and
practices for maintenance of parks and
recreation areas (pg.12).
There will be xeriscape planting, both drought
and wetland tolerant species (Section IV.,
pg.18).
Destination retail and restaurant operators
will need to drive sufficient traffic and
spending potential for substantially expanded
facilities (pg.47).
One of RCI's listed goals and objectives is to,
"Attract marine professionals and boating
enthusiasts to the City of Miami and encourage
new marine -related businesses to relocate to the
City" (Section II, pg.3).
Related water -oriented concessions such as
sailboard or sea kayak rentals could also be
supported (pg.47).
RCI made a commitment to host fishing
tournaments, sailing regattas, and recreational
activities (Section VI., pg.15). Also, its retail spaces
will be used for marine -related commercial
businesses (Section 1, pg.2; Section 2, pg. 3).
Clean Marina Partnership and best practices
(pg.49).
RCI's plan proposes to seek Florida clean marina
designation (Section IV., pg.18).
New and improved existing restaurants
(pg.48).
RCI seeks to redevelop this uniquely situated
Property into a more vibrant recreational marina
and a premiere waterfront restaurant destination
(Section I., pg.2).
The Marine Exhibition Center would be on an
elevated base five feet tall for flood criteria
(pg.92). The base from 5 feet to 10 feet from
existing grade for vehicle parking on grade.
(pg. 92)
RCI's plan incorporates these same features. It is
elevated at 10 feet and parking is provided at
grade.
Submitted into the public
record for item(s) SP.1 & SP.2
on 07/20/2016, City Clerk
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