LOCKED Jul 2026: Partial roofs only · open palm court · PEMB + light-gauge steel (no containers) · drywall middle (Mirage + event) — no two PEMB buildings · no full atrium roof · concierge · P-S guest south · P-W staff west · PLS #8387.
| Zone | Stalls | Where on lot | Who |
|---|---|---|---|
| P-S | 40 | South rows of main bowl · Manhattan-visible | Guests · hotel · Mirage · spa · court |
| P-N | 28 | North double-loaded rows · main bowl | Shop staff · hall AM prep |
| P-M | 14 | Center spine between aisles | Employee overflow · shift change |
| P-E | 18 | East strip · west of 12′ pole band | Employee · Sat peak |
| P-W | 20 | West edge by P4 tower · BOH drive | Hotel overnight · vendors · ugly edge |
| Neck | 0 | Manhattan mouth · drive only | §40-444 · no stalls |
| TOTAL | 120 | 104 code min · full south bowl + west strip | Crushed concrete · PE stripe |
Loop: Enter east → neck ↑ → T-30 peel RIGHT into P-S → clockwise P-M → P-N → P-E → staff peel P-W optional → walk to concierge → exit west. North palm court + neck = never striped.
LOCK: Shops on west leg + south/east flanks — not a full Manhattan strip. South gap = 40′ @ CO (PLS south split ~153′ buildable). West leg matches `site_geometry_lock.py`. Rooms stack L2+ — PE catwalk detail.
| Option | Width | When |
|---|---|---|
| 1 bay missing ★ | 40′ | Default @ CO · south split ~153′ · concierge · §40-665 |
| 2 bays missing | 80′ | North bowl ~203′ only · ALTA chainage proof |
L2–L4: containers continue around ring · catwalk over opening or leave void above portal — PE detail. Shops flank the gap on south + east sides.
| Guest type | Concierge sends them |
|---|---|
| Hotel check-in | Elevator → room module · key · Wi-Fi · late checkout |
| Restaurant / bar | Through atrium → Mirage · section · bottle · court |
| Spa / salon | Out to Manhattan-face shop · or escort via internal path |
| Event ticket | Hall floor · wristband · parking validation |
| Vendor / staff | West service · P-W stall assignment · BOH |
Guest checks in at L1 concierge, rides elevator through the **lit void**, exits at their floor into the **container ring corridor**, room door faces **inward** to the atrium — boutique resort moment without a second building.
Authority: 1705-MANHATTAN-CONCEPT-2C-CODE-COMPLIANCE-LOCK.md · PLS #8387 · FEMA 22051C0220F · MU-CD Article XL
| Code | Requirement | Plan shows | Status |
|---|---|---|---|
| §40-447(k) | Permanent · no temporary structures | PE slab · welded modules · one roof · one CO | By-right path |
| §40-447(j) | Retail ≥500 SF | 6 modules @ 640 SF (40′×16′) | Exceeds min |
| §40-447(h) | Finished metal faces | Slat + glass all public elevations | Required @ CO |
| §40-444(b)(1) | 20′ front yard · no neck parking | Zero stalls in neck · landscape + drive | Survey + AE band |
| §40-444(b)(2) | 10′ side yard west | West wall @ x=10 build line | PLS lock |
| §40-445(b) | Forward-out exit | West exit throat · no ROW queue | L0.2 Rev C |
| §40-665 | 15′ sight triangles | Enter east + exit west · monument ≤18″ @ 3′–8′ | Entrance lock |
| §40-662 Item 22 | Hotel parking | 48 keys + 7,200/200 restaurant = 84 | +20 retail = 104 min |
| §40-662(j) | All-weather surface | Engineered crushed concrete / PICP · PE letter | C-1.3 |
| §40-443 | Height ≤65′ by right | 4-story ring ~48–52′ eave | Under cap |
| §40-448 | One detached sign | 25′×25′ west lip · ≥10′ setback | Not cell tower |
| Hotel def. | Interior lobby access | Atrium + concierge + elevator | Not motel |
| Zone X | Occupied program in bowl | No build in AE neck · 50′ north buffer | Flood truth doc |
| P4 pad | 65′×50′ lease | Excluded from build + stripe | Cell tower lock |
PRE-APP ONE-LINER (read verbatim): Permanent mixed-use building on MU-CD: prefabricated modular guestrooms and retail on engineered slab, one long-span roof, open atrium, partial-height partitions for Group A-2 dining/assembly — not temporary storage per §40-447(k). Hotel (48 keys, interior lobby). 120 striped stalls (104 code min). Zero neck parking. §40-447(h) finish on all public faces.
Do not submit: 150 stalls · 80′ opening @ south split · 86-min worksheet with 48 keys · raw containers · parking in neck · build on P4.
| Side | L2 | L3 | L4 | Total | Notes |
|---|---|---|---|---|---|
| Front (south) | 4 | 4 | 4 | 12 | Flank 40′ void · nearest parking |
| Back (north) | 4 | 6 | 6 | 18 | Palm court view · premium ADR |
| West leg | 2 | 3 | 3 | 9 | Skip over P4 / grease · L1 retail |
| East | 4 | 3 | 3 | 9 | Elevator core · 12′ pole band |
| Per floor | 16 | 16 | 16 | 48 | 40′ HC · 1 container = 1 key |
| Level | Program | Keys |
|---|---|---|
| L1 | Shops · Mirage · portal · concierge · core | 0 |
| L2 | First guest floor · catwalk + rail | 16 |
| L3 | Court-view deluxe · enhanced light | 16 |
| L4 | Top floor quiet · rail “moment” | 16 |
Path: Lobby → east elevator → catwalk → room door (inward). Not 24/floor — south only ~153′ with 40′ opening; north ~203′ carries the most keys.
Each block = one 40′ guest module · doors face atrium · §40-447(h) on outer faces to parking/neighbor where exposed.
| ✅ Build | ❌ Reject |
|---|---|
| One roof steel + TPO | Second roof over Mirage or hall |
| Container ring 48 rooms + shops | Stick hotel skin · PEMB retail strip |
| Drywall middle Mirage + event + kitchen block | Two PEMB buildings on slab |
| Concierge lobby one loop | Ten separate hotel entries |
| P-S guest · P-W staff west | Guest parking by tower |
MIDDLE FIT-OUT BUDGET · ~$180k–$280k (not ~$450k+ two shells) Kitchen block (hood) ~$60k–$90k ← solid walls only here Event platform + roll-ups ~$40k–$70k ← drywall partial Mirage bar/dining drywall ~$50k–$80k ← partitions + finish Concierge lobby ~$25k–$40k SAVE vs Concept #1 two PEMB: ~$250k–$450k → stays @ ~$3M cap
Authority: 1705-MANHATTAN-CONCEPT-2C-LOCK.md · Concept #1 PEMB permit set remains valid path until pre-app confirms hybrid.
| Zone | Stalls | Who |
|---|---|---|
| P-S | 40 | Guests · hotel · Mirage · spa clients |
| P-N + P-M | 42 | Suite staff · vendors AM |
| P-E | 18 | Employee overflow east |
| P-W | 20 | Hotel overnight · BOH · west tower edge |
| TOTAL | 120 | 104 code min · §40-662 Item 22 + retail |
| Measure | Feet | What it is |
|---|---|---|
| BUILD_W | 203′ | Max build width @ north bowl (10′ W setback → 12′ E pole) |
| South @ mouth | ~153′ | Narrow wedge @ portal / neck — not the main hotel mass width |
| PARK_FULL | 203′ × 155′ | Main south bowl · parking + building footprint band |
| West retail leg | 50′ × 150′ | L1 shops · guest rooms stack above on west ring |
| Bowl depth (west line) | 367′ | Full lot N–S · ring uses ~150′ west + ~203′ north cap |
| Portal @ L1 | 40′ | One missing container bay @ concierge · ADA path |
| Guest module | 40′ × 8′ HC | 1 container = 1 key · long side runs along ring wall |
Rule: Count keys by dividing each ring wall length by 40′. Portal subtracts from south @ L1 only — L2/L3 still stack over retail flanking the void.
| Wall | Length | Math | Keys / floor |
|---|---|---|---|
| North (palm court) | 203′ | 203 ÷ 40 = 5.08 → use 6 bays @ 33′-10″ (203÷6) for premium court view | 6 |
| South (over retail) | 203′ @ main mass | Flanks: (203 − 40 portal) ÷ 2 = 81′-6″ each → 81.5 ÷ 40 = 2 per flank × 2 = 4 + 2 corners | 6 |
| West leg (over shops) | 150′ | 150 ÷ 40 = 3.75 → 4 full 40′ + 1 short bay @ 30′ (150÷5) | 5 |
| East (elev side) | ~155′ − 20′ core | 135 ÷ 40 = 3.38 → 3 full + 2 above/north of core | 5 |
| Corner infill | — | Counted in south row (SW + SE @ Manhattan face) | (in 6) |
| Per guest floor | — | N 6 + S 6 + W 5 + E 5 = 22 ring bays · +2 corner wrap (SW/SE count as south · NW/NE as north) → 24 | 24 |
| L2 + L3 | — | 24 × 2 guest floors | 48 keys |
153′ vs 203′: The 153′ number is the narrow neck @ portal. The hotel ring sits on the 203′ PARK_FULL width — same line as retail @ y=212. That is how you get 6 south keys, not 2.
MANHATTAN (south) · looking north · each [ ] = one 40′ container bay L3 [K][K][K] ··· void not repeated ··· [K][K][K] ← 6 guest @ south (over L1 shops) L2 [K][K][K] ··· catwalk over atrium ··· [K][K][K] ← same stack · doors face inward L1 [S][S][S] ══════ 40′ PORTAL ══════ [S][S][S] ← retail · concierge · §40-447(h) face WEST LEG (150′ deep · N–S along x=10′ setback) L3 [K] ← 5 keys/floor north-to-south on west ring L2 [K] L1 [S] ← shop containers · storefront faces east to parking MIDDLE (all levels): Mirage + event + kitchen stick · OPEN to roof · no L2/L3 slab in center
| Level | Height band | Program | Keys |
|---|---|---|---|
| L1 | 0′–14′ | 6 shops · portal · Mirage · event · concierge · core | 0 |
| L2 | 14′–27′ | First guest floor · catwalk + guardrail @ atrium | 24 |
| L3 | 27′–40′ | Top guest floor · court-view premium north row | 24 |
| Roof | ~40′ eave | One TPO/steel roof over ring + middle · ~52′ max peak | — |
3 stories total (not 4): same 48 containers as the old L2–L4 plan — you pack 24/floor instead of 16/floor. Save ≈ $150k–250k on one less catwalk level · rail · vertical MEP.
| Their 240×150 box | Our PLS wedge | |
|---|---|---|
| North / floor | 8 | 6 (203′ ÷ 6 bays) |
| South / floor | 6 | 6 (203′ mass · not 153′ neck) |
| West / floor | 5 | 5 (150′ leg) |
| East / floor | 5 | 5 (155′ − core) |
| Total / floor | 24 | 24 |
| Guest floors | L2 + L3 | L2 + L3 |
| Total keys | 48 | 48 |
Park P-S → walk to 40′ portal @ L1 → concierge → EAST ELEVATOR → L2 catwalk (open to atrium) → turn WEST on north catwalk → room N-4 door (inward-facing) · ~90′ walk max · no enclosed corridor Staff: P-W west → service door → west ring laundry module → same elevator core
Source: Cargo88 full tour (YouTube) · cargo88-hotel.com · 88-key container stack · monochrome rooms · MEP visible on purpose — not hidden behind drywall.
Mirage rule: Honest systems inside the ring + atrium · polished public face outward to Manhattan/parking per §40-447(h).
| Zone | Cargo88 move | Mirage 2C lock |
|---|---|---|
| Guest room | No drop ceiling · spiral/linear duct · conduit on surface · monochrome | 40′ HC · exposed painted duct · matte black or warm grey · king + rain head · container wall one feature wall |
| Atrium + catwalk | Industrial volume · systems readable | Open to roof · cable tray + sprinkler main visible · grating catwalk · one roof structure exposed |
| Lobby / concierge | Big modern lobby · arrival ritual · welcome drink | 40′ portal · concierge desk · seating in void · not a mall corridor |
| Corridor substitute | Enclosed halls (skip) | Catwalk only · guardrail · weathering steel or black steel · cheaper + more dramatic |
| Lighting | Track / pipe-mount / industrial pendants | Surface-mounted on container soffit · no grid ceiling · warm 2700K |
| MEP | Everything part of the look | Exposed spiral supply · black iron sprinkler · conduit runs painted · mini-split / DOAS with visible line sets in soffit pocket only |
| Palette | Monochrome · raw + plush contrast | Charcoal · warm white bedding · Mirage gold accent · polished concrete L1 public |
| Story | Repurposed containers · sustainability | Owner build · one roof · adaptive reuse narrative for pre-app + social |
| Item | Why not @ 1705 |
|---|---|
| Raw rust exterior @ Manhattan | §40-447(h) · slat + glass public faces · finished street wall |
| Enclosed mall corridors | Cost + dead air · catwalk + atrium is the Mirage move |
| 88 keys | Cap + wedge · 48 keys · owner-operated |
| Tiny bath @ standard | US guest expectation · keep wet bath pod in container · still compact |
| Mall-embedded site | You are the destination · palm court + parking loop |
| Exposed grease / kitchen MEP in guest view | Type I hood stays commercial BOH west · not romanticized |
ONE ROOF / deck above ───────────────────────────────────────────────────────── [ spiral duct or slot diffuser ]─────── black steel · insulated internally [ sprinkler branch ]────────────────── painted black · heads pendant [ LED track on container rib ]──────── warm light · no ceiling grid ┌ corrugated container wall ────────┐ ← one accent wall (raw paint or matte) │ KING · desk · mini-fridge │ │ ┌──────── wet bath pod ────────┐ │ ← prefab bath · not Cargo88-tiny │ │ rain · vanity · exhaust run │ │ exhaust duct visible in bath zone OK │ └──────────────────────────────┘ │ └───────────────────────────────────┘ [ door to catwalk ] ← inward · container box frame visible at threshold HC interior ~8′-6″ clear — drop ceiling would eat 8–12″ · exposed MEP = taller feel + cheaper
═════ ONE ROOF (TPO on steel) ═════
│ main supply trunk │ ← visible · painted
│ sprinkler main │
┌─────┴───────────────────┴─────┐
│ L3 catwalk ═════════════════ │
│ L2 catwalk ═════════════════ │ open volume
│ MIRAGE / EVENT L1 │
└───────────────────────────────┘
· Cable tray along atrium long axis for power/data
· One accent fan coil or DOAS drop at core — don’t hide it · paint it
· String lights or industrial pendants @ catwalk level for “arrival moment”
| Topic | Effect |
|---|---|
| Cost | Skip drop ceilings + soffits in 48 keys · faster MEP rough-in · est. $80k–$120k vs finished ceiling approach |
| Height | HC ceiling is low — exposed keeps 7′+ clear under duct · feels bigger |
| Maintenance | Hotel ops can access duct/valve without ripping ceiling |
| Fire | Exposed sprinkler OK · listed heads · mains per NFPA 13 · dampers at rated walls only |
| Acoustics | Lined duct + silencer at fan · rug + bed soft goods · container insulation |
| Public face | Outward: slat/glass · Inward/atrium: honest industrial — split is intentional |
Direction lock Jul 2026 · Rev 5: Destination first — NOT hotel-first lobby. One PEMB shell · zones inside one roof: Six Chef Hall 60×60 west · Event Hall 75×60 · 299 seated east (LOCKED · separate from chef hall) · Grand Arrival Hall @ Manhattan with 35′ glass · concierge in east side alcove · event lawn + LED north · cloud kitchen 42×30 NW BOH.
Some people want a DJ. Some want quiet dinner. Two separate roofs solve it — not one room where everyone is stuck with the same vibe.
| Zone | Music | Guest |
|---|---|---|
| West restaurant | Quiet dining · optional acoustic violin @ low volume | “No club” · families · date night |
| East event · 299 seats | DJ · band · wedding violinist + playback | Weddings · quince · corporate · buyouts |
| Open court · event lawn | 200+ on turf · fire pits · DJ faces north LED | Saints · weddings · hotel balconies watch north |
| Hotel keys | Quiet Keys (back/north) vs Event View (court) | Guest picks at booking |
@ 5 PM events start east · restaurant stays open west · roll-ups seal sound between pavilions · Saints/LSU/UFC = court HQ nights (game on court + east · quiet west) · Full sound lock →
Destination moment: Guest walks through 35′ glass into Grand Arrival Hall — cocktails · bar · court vista · Six Chef Hall left · Event Hall right · concierge off to the east side.
Hotel guests step out of their room onto an open-air catwalk overlooking the court — Bal Harbour / Surf Club energy, not enclosed corridor hotel.
Reference vibe: Bal Harbour / Four Seasons Surf Club twilight courtyard — white stone, gold Mirage sign, palms, strings, dine/lounge/bar spilling into the court.
| 2C · one roof | 2D · open court ★ | |
|---|---|---|
| Roof area | ~28–32k SF entire ring | ~22–26k SF pavilions only |
| Center | Enclosed atrium void | Event lawn · LED @ north · pool backdrop |
| Feel | Hotel-atrium / mall | Resort courtyard |
| Steel + TPO | Higher | −$80k–$120k |
| MEP in void | Full HVAC + sprinkler | −$70k–$130k (outdoor court) |
| Total save | — | ~$150k–$250k |
| Land @ $425k | Pushes cap | Save covers bump |
| Reinvest | — | Pergola · palms · pool · sign · screen |
Redesign the building around budget — do not phase. L1: restaurant pavilion 60×60 + event pavilion 75×60 (299 seated) + lobby/core + retail (LGS). L2–L3: 24 keys each · PEMB + repeating LGS bays. Open court center · palm court north. One elevator · one kitchen. No containers.
→ Stretched 3-story dimensioned schematic
→ $3M line-by-line cost model (owner-build vs market)
→ PEMB prefab engineering packet (13 sheets · specs · CA)
→ Build lock doc
PALM COURT · LED → POOL
┌────────────────────────────────────────────┐
│ Hotel Rooms (Back) · L2–L3 │
│ Six Chef Hall │ Open Court │ Event Hall │ L1 · one shell
│ 60×60 west │ event lawn │ 75×60 · 299 │
│ Hotel L2–3 │ Grand Arrival│ Hotel L2–3 │ bar · concierge east
│ Retail · Retail · Retail · Retail │
└────────────────────────────────────────────┘
MANHATTAN · 35′ glass · destination first