279 1111 LINCOLN ROAD

279
1111 Lincoln Road
Miami Beach, Florida, USA
Project 2005-2008, realization 2008-2010

The mixed use development called 1111 Lincoln Road in Miami Beach comprises four different parcels. An existing building, the former Suntrust building, is renewed since the bank has left the building to be accommodated around the corner. A mixed use structure for parking, retail and a private residence becomes attached to the Suntrust building. A two-story building with the relocated bank on the ground floor and four residences on the upper floor faces Alton Road, with a landscaped alley and surface parking lot behind it.

A car park is a public facility, like a train station or an airport, where people change from one mode of transportation to another. Lincoln Road Mall is a very alive, urban experience, a pedestrian shopping street where small-scale restaurants and bars serve their customers day and night, all year round, under lush trees and stars. 1111 is a new place for people to leave their cars so they can hang out on Lincoln Road Mall, go see a movie or have a swim in the ocean. To create another standard parking structure on a retail base, with a façade that hides the ugliness of what is being stored inside, and a recessed penthouse on top would not have answered the urban requirements of this place. Seeing the potential of the project, Miami Beach authorities courageously approved more height on this corner, but not more FAR. The additional height granted is used for higher ceilings, more air, panoramic views and better looks at the structure.

The nature of Lincoln Road was the one source of inspiration for the architecture of the car park, its being connected to the massive, closed Suntrust office building the other. The garage is a fully open concrete structure. Ceiling heights vary between standard parking height and double or even triple height, in order to accommodate other programs, permanently as well as temporarily. A retail unit and a private residence are located on the upper levels, and the structure can be used for parties, photo or film shoots, fashion shows, concerts or other social or commercial activities, offering amazing views as the backdrop for the stage. An unenclosed, sculptural stair in the centre of the building makes pedestrian circulation in the garage a panoramic, ceremonial experience, as is moving through the building in a car. The private residence that is nested on a mezzanine of the top floor of the car park spills out to terraces; it is folded into the structure yet screened by excessive landscaping. The terraces also bridge across to the roof of the existing building.

The structure is the architecture. The car park is an organism made up of a family of concrete slabs, deployed as floor plates, columns and ramps. The location and form of these elements result from a series of forces acting upon each other, a complex overlapping of site and building code requirements, combined with program choices and the aspiration to both integrate with Lincoln Road Mall and to formulate its beginning at the corner of Alton Road.

1111 includes the transformation of the massive Suntrust Bank building from the 1970s into a publicly accessible place. The lowest floor plate of the car park cuts away a large part of the ground floor of this building, creating a fully glazed, kinked storefront all along Lincoln Road. The new structure slips under and opens up the heavy concrete building for 16 tenants who bring new brands to Lincoln Road Mall, from Y3 to Osklen to Taschen to Nespresso, from clothes to books to coffee and so forth. A new entry and an open, lit staircase in one of the existing corner towers of the Suntrust building indicate the new rooftop restaurant, which offers exquisite views over the Art Deco District and the Miami Beach skyline alongside the Atlantic Ocean.

The new Suntrust Bank is a kind of “architecture with no architects”- it tries not to make an architectural statement towards Alton Road, next to the rather expressive car park. It is a two-story stucco building with the bank on the ground floor and four identical, introverted houses on the upper floor. As the site has no views to offer, the scenery for the apartments is created by two carefully landscaped courtyards, and the façade expresses nothing more than the stairs behind a white ornamental lattice.

Finally, Lincoln Road Mall itself has been redesigned between 1111 and the cinema across the street. Before the transformation, this last block was still open for automobile traffic. The full width of the street is paved in black and white stripes of natural stone, from façade to façade, creating a generous common plaza with groups of trees of substantial age and size. Restaurants are limited in number in order to keep a large area of “commerce free” public space - instead of chairs and tables there are benches and water features inviting visitors to sit down and relax. A glass pavilion by Dan Graham raises the status of the plaza to yet another level.
Herzog & de Meuron, 2010

FACTS

This project was developed in collaboration with an architect licensed in the state of Florida acting as the "Architect of Record". Herzog & de Meuron is not licensed to practice architecture in the state of Florida.

Herzog & de Meuron Team:

Partners: Jacques Herzog, Pierre de Meuron, Christine Binswanger (Partner in Charge)
Project Team: Jason Frantzen (Associate), Mark Loughnan (Associate), Nils Sanderson, Charles Stone (Associate);
Karl Blette, Christopher Haas, Yong Huang, Yuichi Kodai, Paul Martinez, Mehmet Noyan, Caro van der Venne, Savannah Lamal

Client:
MBeach1 and Robert Wennett, Miami Beach, USA

Client Representative:
Donald Kipnis, Development Service Solutions LLC, Miami, USA

Planning:
Design: Herzog & de Meuron, Basel, Switzerland
Architect of Record: Charles H. Benson & Associate Architects, Miami Beach, USA
Structural Engineering: Optimus Structural Design LLC, Miami, USA
General Contractor: G.T. McDonald Enterprises, Inc., Miami, USA
HVAC, Plumbing, Mechanical, Electrical Engineering: Franyie Engineers, Inc, Miami, USA
Landscape Design: Raymond Jungles, Miami, USA
Civil Engineering Consultant: Kimley Horn and Associates, Miami Beach, USA
Branding Consultant and Signage Concept: Wolff Olins, London, UK
Signage: Tom Graboski Associates, Inc, Miami, USA

Building Components:
Car Park Structure, Existing Building, Suntrust Building, Promenade and Public Plaza

Building Data Car Park Structure:
Site Area: 2,510sqm / 27,000sqft
Building Footprint: 2,125sqm / 26,486sqft
Building Dimensions: Length 51.5m / 169ft, Width 49.5m / 162ft, Height 37.8m / 124ft
Gross Floor Area: 22,575sqm / 243,000sqft
Number of levels: 7 levels, 1 mezzanine

Building Data Existing Building:
Site Area: 1,950sqm / 20,990sqft
Building Footprint: 1,620sqm / 17,433sqft
Building Dimensions: Length 45.7m / 150ft, Width 45.7m / 150ft, Height 41m / 135ft
Gross Floor Area: 12,635sqm / 136,000sqft
Number of levels: 7 levels, 1 mezzanine

Building Data Suntrust Building:
Site Area: 1,115sqm / 12,000sqft
Building Footprint: 980sqm / 10,548sqft
Building Dimensions: Length 46m / 150ft, Width 24m / 80ft, Height 10m / 32ft
Gross Floor Area: 1,980sqm / 21,306sqft
Number of levels: 2 levels

Program:
- Car Park: 300-space multilevel parking facility
- Retail Concept Stores: Car park structure (ground floor and level 5): Total Area: 3,716sqm / 40,000sqft.
- Office Space:
Existing building: Total Area: 10,220sqm / 110,000sqft.
Suntrust building: Total Area: 1,115sqm / 12,000sqft
- Residencies:
Suntrust building: 4 apartments (approx. 220sqm / 2,400sqft per unit)
Car park structure: 1 roof house and garden (approx. 490sqm / 5,300sqft)
- Restaurants
- Event Space: Level 7: 2,360sqm / 25,400sqft including circulation
- Promenade and Public Plaza: Mature cypress and oak trees, black and white pavement pattern composed of pedra portugesa stones
- Glass pavilion by artist Dan Graham

SELECTED BIBLIOGRAPHY

Dan Malone, Richard Peiser: The Making of Miami Beach's Mixed-Use Garage. In: Elizabeth Razzi (Ed.). Urban Land Magazine. The Magazine of the Urban Land Institute. Washington DC, Urban Land Institute, 12.09.2014.

Luis Fernández-Galiano (Ed.): Arquitectura Viva Monografías. Herzog & de Meuron 2005-2013.
Vol. No. 157/158, Madrid, Arquitectura Viva SL, 09.2012.

Fernando Márquez Cecilia; Richard Levene (Eds.): El Croquis. Herzog & de Meuron 2005-2010. Programme, Monument, Landscape. Programa, Monumento, Paisaje.
Vol. No. 152/153, Madrid, El Croquis, 2010.

Mario Carpo: Gli Scaffali per la Città. City Shelving. A Miami il Parcheggio multipiano diventa per Herzog & de Meuron una Stratificazione di Luoghi. Herzog & de Meuron's multi-storey Car Park in Miami becomes a layering of Places.
In: Stefano Boeri (Ed.). Abitare. Interior Design Architecture Art. Vol. No. 506, Milan, Abitare Segesta spa, 10.2010. pp. 48-57.

Paul Goldberger: Wheelhouse. Herzog & de Meuron reinvent the Parking Garage.
In: The New Yorker. Vol. No. 23, New York, The Condé Nast, 09.08.2010. pp. 78-79.

Beth Broom: House of Cars. Herzog & de Meuron strips down in Miami Beach with a revealing new Parking Garage.
In: Robert Ivy (Ed.). Architectural Record. Vol. No. 198/6, New York, The McGraw-Hill Companies, 06.2010. pp. 134-139.

Silvio Carta: Let's go to the Parking Garage. 1111 Lincoln Road in Miami.
In: Uje Lee (Ed.). C3. Vol. No. 310, Seoul, C3 Publishing Co., 06.2010. pp. 34-49.

Edwin Heathcote: I spent a lot of Time around the scruffy End of Lincoln Road.
In: Justin McGuirk (Ed.). Icon. Architecture Design Culture. Vol. No. 81, Epping Essex, Media 10 ltd., 03.2010. pp. 46-52.