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Miami skyline could reach new heights!
Two mega-skyscrapers are designed to break through the 1,000-foot threshold, making them among the tallest in the world.
Posted on Wed, Feb. 27, 2008
By ANDRES VIGLUCCI
aviglucci@MiamiHerald.com
You think those new towers rising in downtown Miami are tall?
Well, you ain't seen nothing yet.
Get ready for the Great Leap Upward -- a new class of super-tall skyscrapers that would make those big new high-rises seem like relative pygmies.
Undeterred by the real estate downturn, and aided by a little-noticed relaxation of downtown height limits protecting Miami International Airport's flight paths, two local developers want to take you higher -- over the 1,000-foot threshold, rare heights in the United States outside of New York and Chicago.
On Thursday, the Miami City Commission will consider Maclee Development's proposed Empire World Towers, a pair of rounded residential cloud-busters that would rise 93 stories over Biscayne Boulevard across from Bayside Marketplace. The city's planning board has recommended approval.
Already approved by the commission: veteran Miami developer Tibor Hollo's One Bayfront Plaza, a 1,010-foot glass office tower resembling a twisting, billowing mainsail. The $1.8 billion project, which also includes a shorter hotel tower, would replace an existing 19-story ''high-rise'' at 100 S. Biscayne Blvd., across from Bayfront Park.
Both developers say they fully intend to build. Because of their size and complexity, both projects would take years to design, review, and construct. They wouldn't be finished until the mid-2010s, allowing plenty of time for the sagging market to rebound, the developers say.
Both mega-towers would exceed Miami's current height champ, the 4-year-old, 789-foot Four Seasons Hotel & Tower on Brickell Avenue, by more than 200 feet. That's roughly 20 stories, or what used to be considered a skyscraper in Miami.
`LEGACY'
But why so tall?
''It's begging for it, the site,'' said Hollo, chairman of Florida East Coast Realty, developer of the Omni complex, Venetia and the new Opera Tower. ``We are talking about creating a signature building for the city of Miami. I am laboring here for 52 years, and I wanted to leave a legacy to the city.''
Hollo, 81, says he's spending $35 million on 18 contractors who are working on the plans, including designers Terra Architecture of Coral Gables. So massive is the undertaking that Hollo estimates it will take two years to finish the plans, and as long as two years more for city building officials to review the 8,000-plus pages he expects to generate.
For Maclee chief executive Leon Cohen, going tall is no case of skyscraper envy but of land economics, location and Miami's increasing affinity for urban living.
''We have had to face a lot of resistance to the concept of such a tall building,'' Cohen said. ``Why would anyone want to be up there on the 90th floor?
``It's no longer the Miami you and I knew in 1990. It's metropolitan. There is an opera house nearby, new activity downtown. There is unique interactivity of land and water. People will continue coming here. And there is nowhere else you can be at 1,000 feet and looking directly at the water.''
The $1 billion Empire World Towers, designed by Miami architect Kobi Karp, would wrap around the back and side of the Holiday Inn at Northeast Third Street and Biscayne. Karp said the towers, to be sheathed in blue-green glass to recall Biscayne Bay and connected by three sky bridges, do not strain to be iconic.
''We wanted to keep it simple and sleek and elegant,'' Karp said.
At a time when some local trophy projects have been going to bigger or imported designers, landing such prominent commissions has also been a boon to Karp and Terra principal Ignacio Permuy.
Terra is only 2 years old. Karp's firm, founded in 1996, has extensive projects under way across the world -- including a private city on an island off Belize, a new town in Romania and a monument in Baku, Azerbaijan, that would include the world's tallest flagpole -- but no landmarks of this scope or significance in his hometown. Still, he said he's not taking construction for granted.
''It would be a real honor and pleasure to have these buildings move ahead,'' Karp said. ``Right now, we have to have a kind of wait-and-see attitude.''
OTHER BIG BUILDINGS
If finished today, both towers would be among the 35 tallest in the world, according to Emporis.com, a website that tracks and ranks buildings. Atlanta, Houston, and Los Angeles each have one building taller than 1,000 feet.
But while Empire World Towers would be among the very tallest residential buildings in the United States, it would pale next to the 2,000-foot, 150-floor Chicago Spire, now under way at the mouth of the Chicago River.
And neither Miami mega-tower would approach the height of the world's current tallest, Taipei 101 in Taiwan, which exceeds 1,600 feet.
Until last year, 790 feet was as high as a Miami skyscraper could go because of regulations meant to keep tall buildings from interfering with MIA's flight paths, which go over downtown Miami. Developers and city officials complained that the rules, supported by airlines serving MIA, were overly restrictive.
After long negotiation, airport officials reached a compromise that slightly broadened the area where the tallest buildings would be allowed and increased the top height to 1,010 feet, while lowering heights in some adjacent areas along the Miami River. That means the local rules will more closely mirror federal aviation rules. The Federal Aviation Administration approved the new plan.
''We came to a happy medium,'' said Jose Ramos, chief aviation planner at MIA. ``But 1,010 is it. There will be no requests for variances. The FAA was adamant.''
Designs for both mega-towers are slightly over that threshold. Hollo would like to crown One Bayfront with a 39-foot spire that would bring the building to 1,049 feet. Both must still be reviewed by MIA and the FAA, and the developers said they will comply with height regulations.
If successful, the mega-projects could inspire other super-tall towers nearby, real-estate professionals say.
But areas where current zoning would allow them are limited to Biscayne Boulevard south of Interstate 395 and the West Brickell area, said Miami land-use attorney Lucia Dougherty, who represents Empire World Towers. Since most of the boulevard frontage has new buildings under construction or already approved, it's unlikely to be converted into a forest of super-tall buildings.
The projects have raised few objections aside from concerns over increased traffic. Both are designed to be pedestrian-friendly, concealing massive parking garages and service areas behind screens of shops and offices, and with active storefronts opening to sidewalks. Hollo's project would be certified as green.
''I'm not going for the tallest building,'' Hollo said. ``I was looking for a lasting design. I'm hoping, I am trusting, we have done that.''
Posted on Wed, Feb. 27, 2008
By ANDRES VIGLUCCI
aviglucci@MiamiHerald.com
Well, you ain't seen nothing yet.
Get ready for the Great Leap Upward -- a new class of super-tall skyscrapers that would make those big new high-rises seem like relative pygmies.
Undeterred by the real estate downturn, and aided by a little-noticed relaxation of downtown height limits protecting Miami International Airport's flight paths, two local developers want to take you higher -- over the 1,000-foot threshold, rare heights in the United States outside of New York and Chicago.
On Thursday, the Miami City Commission will consider Maclee Development's proposed Empire World Towers, a pair of rounded residential cloud-busters that would rise 93 stories over Biscayne Boulevard across from Bayside Marketplace. The city's planning board has recommended approval.
Already approved by the commission: veteran Miami developer Tibor Hollo's One Bayfront Plaza, a 1,010-foot glass office tower resembling a twisting, billowing mainsail. The $1.8 billion project, which also includes a shorter hotel tower, would replace an existing 19-story ''high-rise'' at 100 S. Biscayne Blvd., across from Bayfront Park.
Both developers say they fully intend to build. Because of their size and complexity, both projects would take years to design, review, and construct. They wouldn't be finished until the mid-2010s, allowing plenty of time for the sagging market to rebound, the developers say.
Both mega-towers would exceed Miami's current height champ, the 4-year-old, 789-foot Four Seasons Hotel & Tower on Brickell Avenue, by more than 200 feet. That's roughly 20 stories, or what used to be considered a skyscraper in Miami.
`LEGACY'
''It's begging for it, the site,'' said Hollo, chairman of Florida East Coast Realty, developer of the Omni complex, Venetia and the new Opera Tower. ``We are talking about creating a signature building for the city of Miami. I am laboring here for 52 years, and I wanted to leave a legacy to the city.''
Hollo, 81, says he's spending $35 million on 18 contractors who are working on the plans, including designers Terra Architecture of Coral Gables. So massive is the undertaking that Hollo estimates it will take two years to finish the plans, and as long as two years more for city building officials to review the 8,000-plus pages he expects to generate.
For Maclee chief executive Leon Cohen, going tall is no case of skyscraper envy but of land economics, location and Miami's increasing affinity for urban living.
''We have had to face a lot of resistance to the concept of such a tall building,'' Cohen said. ``Why would anyone want to be up there on the 90th floor?
``It's no longer the Miami you and I knew in 1990. It's metropolitan. There is an opera house nearby, new activity downtown. There is unique interactivity of land and water. People will continue coming here. And there is nowhere else you can be at 1,000 feet and looking directly at the water.''
The $1 billion Empire World Towers, designed by Miami architect Kobi Karp, would wrap around the back and side of the Holiday Inn at Northeast Third Street and Biscayne. Karp said the towers, to be sheathed in blue-green glass to recall Biscayne Bay and connected by three sky bridges, do not strain to be iconic.
''We wanted to keep it simple and sleek and elegant,'' Karp said.
At a time when some local trophy projects have been going to bigger or imported designers, landing such prominent commissions has also been a boon to Karp and Terra principal Ignacio Permuy.
Terra is only 2 years old. Karp's firm, founded in 1996, has extensive projects under way across the world -- including a private city on an island off Belize, a new town in Romania and a monument in Baku, Azerbaijan, that would include the world's tallest flagpole -- but no landmarks of this scope or significance in his hometown. Still, he said he's not taking construction for granted.
''It would be a real honor and pleasure to have these buildings move ahead,'' Karp said. ``Right now, we have to have a kind of wait-and-see attitude.''
OTHER BIG BUILDINGS
But while Empire World Towers would be among the very tallest residential buildings in the United States, it would pale next to the 2,000-foot, 150-floor Chicago Spire, now under way at the mouth of the Chicago River.
And neither Miami mega-tower would approach the height of the world's current tallest, Taipei 101 in Taiwan, which exceeds 1,600 feet.
Until last year, 790 feet was as high as a Miami skyscraper could go because of regulations meant to keep tall buildings from interfering with MIA's flight paths, which go over downtown Miami. Developers and city officials complained that the rules, supported by airlines serving MIA, were overly restrictive.
After long negotiation, airport officials reached a compromise that slightly broadened the area where the tallest buildings would be allowed and increased the top height to 1,010 feet, while lowering heights in some adjacent areas along the Miami River. That means the local rules will more closely mirror federal aviation rules. The Federal Aviation Administration approved the new plan.
''We came to a happy medium,'' said Jose Ramos, chief aviation planner at MIA. ``But 1,010 is it. There will be no requests for variances. The FAA was adamant.''
If successful, the mega-projects could inspire other super-tall towers nearby, real-estate professionals say.
But areas where current zoning would allow them are limited to Biscayne Boulevard south of Interstate 395 and the West Brickell area, said Miami land-use attorney Lucia Dougherty, who represents Empire World Towers. Since most of the boulevard frontage has new buildings under construction or already approved, it's unlikely to be converted into a forest of super-tall buildings.
The projects have raised few objections aside from concerns over increased traffic. Both are designed to be pedestrian-friendly, concealing massive parking garages and service areas behind screens of shops and offices, and with active storefronts opening to sidewalks. Hollo's project would be certified as green.
''I'm not going for the tallest building,'' Hollo said. ``I was looking for a lasting design. I'm hoping, I am trusting, we have done that.''
Views: 6
Replies to This Discussion
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Permalink Reply by Mike P on
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I'm so glad the FAA made an exception and raised the height limits.
This is exactly what Miami needs to be a world class city! I can't wait to see these monster towers go up.
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Permalink Reply by Alex (MUL) on
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Sarnoff knocks down skyscraper idea
The proposal for two immense 1,010-foot Empire World Towers did not get approval from the city Thursday, because of what Commissioner Marc Sarnoff believes are equally massive implications.
BY JOSE PAGLIERY
jpagliery@MiamiHerald.com
After extensive questioning by City Commissioner Marc Sarnoff, the commission refused to approve the two proposed Empire World Towers, instead delaying them for further review.
The $1 billion, 1,010-foot towers would be located across from Bayfront Park at Northeast Third Street and Biscayne Boulevard, replacing an existing 19-story ``high-rise.''
Sarnoff's doubts about Maclee Development's project stemmed from possible traffic jams caused by residents arriving or departing from the 1,557 condo spaces.
Land-use attorney Lucia Dougherty, representing Empire World Towers, said the design was already seen by the city's Internal Design Review Committee a year ago.
That was not enough to deter the commissioner.
What the project's designers call an innovative solution to traffic includes valet-only service and a Metromover passing through a building's lobby. Sarnoff found problems with both.
The commissioner first rejected the idea of a successful indoor mass transit center, citing Miami's long preference of car use.
Chris Heggen, an engineer for consulting firm Kimley-Horn and Associates, did a traffic study for Empire's developer, Leon Cohen. He believes people will use the transit service. Heggen said if people used public transportation, then it would validate having fewer parking spaces than condos -- 236 fewer.
Dougherty said additional condo floors could be converted to parking to make up for the shortfall.
The commissioner also questioned whether one point of entry -- into the large garage that makes up the bottom of both buildings -- was enough. Heggen estimated that at peak morning and evening hours, there would be 645 trips taken in or out of the garage at a time. Cars would be stored in a ''lift'' system for parking, in which two cars are stacked above one another in each space. A mandatory valet service also would create a 10- to 15-minute wait.
Sarnoff found the entire system inefficient, and he thought the 1,010-foot buildings would create unforeseen problems.
Coconut Grove Realtor Nathan Kurland echoed Sarnoff's sentiments.
''I just wonder whether we should build another tall building before we've understood whether or not we have the capacity to deal with buildings we've already built,'' Kurland said.
Geological and traffic studies, Sarnoff explained, would not be able to accurately use other buildings as examples because nothing is currently the size of the twin Empire towers.
Architect Kobi Karp, who designed both buildings, thought the unrivaled size and unique proportions were its most fascinating features.
''We created a very slender, elegant and sleek kind of building,'' Karp said.
The two towers would dwarf all others that make up the famous skyline of Miami, which would join New York and Chicago as having the nation's tallest skyscrapers.
''That's pretty unique, even in downtown,'' Dougherty said.
She and Karp hope their project will return to the commission for approval next month.
Original Article:
http://www.miamiherald.com/news/miam...ry/438524.html
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"Geological and traffic studies, Sarnoff explained, would not be able to accurately use other buildings as examples because nothing is currently the size of the twin Empire towers."
Ohhh come on! Downtown Miami needs this!! I think people will use more public transportation when there is more combined residential and commercial space within a small area.
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