1 · The site (flag lot PLS #8387 · 1705 Manhattan Blvd)
- Zone X bowl holds all occupied program + parking; the AE neck is drive + landscape + monument only (no buildings, no parking, no fill).
- Parking @ open: 100 striped (86 code min hall + retail) · optional hidden valet reserves — see
1705-MANHATTAN-VALET-HIDDEN-RESERVE-LOCK.md. - One curb cut on Manhattan Blvd · 50′ canal no-disturb buffer at the north · 20′ east buffer.
- Strip on the WEST, hall in the CENTER, palm court behind (north of) the hall, parking fronts both buildings.
2 · Buildings (both prefab steel · openings pre-cut · shells ~$100k)
| Building | Footprint | Eave | Program |
|---|---|---|---|
| Mirage social hall | 120′×60′ = 7,200 SF (rev Jul 2026) | 16′ | cloud kitchen (NW) + 34′ bar + dining/lounge + dance floor + stage + RR |
| Retail strip | 150′×50′ = 7,500 SF | 12′ | 10 units @ 750 SF (15′×50′), storefronts face east onto parking |
Both are PEMB prefab steel (standing-seam roof + insulated panel), delivered as shells with rough openings cut, ready for windows + doors. The ~$100k figure is the two steel kits only — slab, erection, MEP, HVAC, kitchen core, drainage, parking, permits are separate (see GC Build Budget sheet).
3 · Cloud kitchen (inside the hall, NW corner)
- 42′×30′ = 1,260 SF, 6 cubicles @ 7′×25′ (six independent operators).
- One continuous 28′ Type I hood over the 4 center cubicles (P2–P5); end bays P1/P6 no hood. Single duct straight up through the roof (roof-up exhaust), not horizontal/west.
- 34′ bar runs N–S on the kitchen’s east wall. 6 pickup windows on the NORTH wall serve the court; dine-in expo opens east to bar + dining.
- Goods-in / waste-out at the west service door. Wet functions stack on the west spine.
- ~150 everyday indoor occupant load · posted design cap 299 (deliberate — see §6) · all-electric / induction · DCKV · grease interceptor on the spine.
4 · MEP & cost basis (cheapest compliant)
- One west wet spine (kitchen, 6 cubicle sinks, hall RR, shared retail RR) · one water + one sewer + one grease.
- All-electric, no gas. One service + sub-meters per unit/cubicle.
- HVAC: ductless mini-split heat pumps (retail) + heat-pump packaged unit(s) (hall) + tempered make-up air w/ DCKV (kitchen).
- Foundation: slab-on-grade, thickened turn-down footings (Zone X — no flood piers; pile allowance pending geotech).
- Retail kept dry: shared 4-stall common RR for all 10 units + court (no RR per unit).
- Full self-perform ROM ≈ $615k–$1.17M; plan ~$750k–$850k (GC Build Budget sheet).
5 · What is DEAD (purge on sight)
| KILL (old / wrong) | REPLACE WITH (new plan) |
|---|---|
| Portable storage · pop-up modules · REV-H district layouts · Lot Z drawings | Two prefab-steel (PEMB) buildings |
| 8 shells / 8 bays · ~960 SF/shell · strip on the EAST | 10 units @ 750 SF · strip on the WEST fronting parking |
| 80′×60′ / 100′×48′ Mirage | 120′×60′ Mirage hall (16′ eave) · 7,200 SF |
| 30×48 / 48×30 / 50×30 kitchen · 36′ bar | 42×30 kitchen · 34′ bar |
| 42′ hood / “exhaust west” | 28′ Type I hood (P2–P5) · roof-up exhaust |
| “Hall on the west” · shops in the courtyard | Hall center · court behind hall · shops on the west out of the court |
Public-facing language: say prefabricated steel modular commercial building or permanent prefab-steel (PEMB) construction — not portable storage or temporary structures.
6 · Occupant load — capped at 299 (deliberate · Jul 2026)
- Mirage Hall posts a maximum occupant load of 299. This is a chosen design ceiling, not a limitation for someone to “fix” later. Applies regardless of final hall footprint.
- Why 299: it keeps the hall in the small-assembly tier. At 300+, code (IBC 907.2.1 / NFPA 101) forces a full manual fire-alarm + occupant-notification system, wider/more egress, and trained crowd managers — and the Fire Marshal stops tolerating the single curb-cut neck and demands a second exit.
- Everyday program fits easily: ~150 comfortable; a full Brunch & Ball ≈ 300 (≈150 seated + 150 standing) sits right at the cap.
- What it saves: ~$30k–$50k in avoided systems (alarm, egress step-up, added fixtures) plus $50k–$150k+ by avoiding the forced second exit on the single access — order $75k–$200k all-in, plus the permit schedule.
- Future step-up (rough-in only): run spare alarm conduit + frame an east egress knockout so that if the NE cross-access easement lands (second exit + shared parking), the hall can be re-posted above 300 without a teardown. Do not build the 300+ systems now.
Owner decision recorded Jul 4 2026. 299 is the everyday operating ceiling; anything above 300 is a phase-2 move gated on the NE easement.
7 · Charrette fixes applied (Jul 2026)
- Site geometry:
scripts/site_geometry_lock.py→ hall 120×60 · kitchen 42×30 NW - Parking: 86 code min (48+38) · 100 striped @ open — Executive + Exhibit 0 updated
- Egress @ 299:
docs/1705-MANHATTAN-EGRESS-OL-299-LOCK.md - Phasing (Planning-safe):
docs/1705-MANHATTAN-PHASING-PLANNING-LOCK.md - Landscape concept:
docs/1705-MANHATTAN-LANDSCAPE-CONCEPT-LOCK.md - Panel record:
1705-DESIGN-CHARRETTE-RESPONSE-LOCK.html
9 · Capital · REV H7 (Jul 2026 lock)
- Land: $350,000 max purchase · financed in A&C loan (draw 1)
- Construction to CO + Mirage Grand Arrival: ~$721,000 · same loan · draws 2–n
- One A&C loan total: ~$1,071,000 · sponsor cash ~$50k earnest/soft only
- Loan 2 · open program: ~$194,000 · deferred · not in A&C loan
- All-in @ open: ~$1,265,000
- Entrance: Mirage Grand Arrival ~$45k @ CO · banner pre-open only
- Full buildings: 120×60 hall + 10 retail @ CO — no shrink
Authority: docs/1705-MANHATTAN-CAPITAL-STACK-REV-H7-LOCK.md · Investor GC ROM $1.8M remains separate audience.
8 · Document authority chain
| Topic | File |
|---|---|
| Interior / seats | 1705-MIRAGE-HALL-ZERO-WASTE-LAYOUT.html |
| Floor plan A1.1 | 1705-MIRAGE-HALL-A1-1-FLOOR-PLAN.svg |
| Mirage Grand Arrival | 1705-MIRAGE-GRAND-ARRIVAL-INVESTOR.html · 1705-GLOW-THROAT-GRAND-BUILD-SHEET.html · ~$45k @ CO |
| Capital REV H7 | docs/1705-MANHATTAN-CAPITAL-STACK-REV-H7-LOCK.md · ~$1.265M all-in · land $350k max |
| Turn-in visuals | 1705-TURN-IN-WINNER.html · legacy internal renders |
| Jefferson stamp-only hub | 1705-JEFFERSON-STAMP-ONLY-COMMAND-CENTER.html |
| Code enforcement red team | 1705-CODE-ENFORCEMENT-RED-TEAM-AUDIT.html |
| Full permit set (18 sheets · Rev 4) | 1705-MIRAGE-HALL-PERMIT-DRAWING-SET.html |
| Building engineering H2 | 1705-BUILDING-CODE-SCALED-SKETCH.html |
| Building relock doc | docs/1705-MANHATTAN-BUILDING-RELOCK-H2.md |
| Parking engineering BA | 1705-PARKING-CODE-SCALED-SKETCH.html |
| Site + civil handoff | 1705-CIVIL-AOR-FULL-LAYOUT-HANDOFF.html |
| Drainage / stormwater lock | docs/1705-MANHATTAN-DRAINAGE-STORMWATER-LOCK.md |
| Pre-app story | pre-app-send/html/00-Executive-Package.html |