Redefining Coastal Living C o m p r e h e n s i v e M a s t e r p l a n
INTRODUCTION Luxury On The Coast RW Development Brings it all Together RW Development is a visionary developer specializing in premier residential, retail, hospitality and commercial properties in the Gulf Coast Region. RW s comprehensive expertise in all aspects vital to successful real estate development spans the range of project visioning, land acquisition, marketing, and coordination of the urban planning, architectural, engineering and construction teams. RW s vision of strategic investment in coastal Mississippi has brought together a portfolio of outstanding development sites. The current redevelopment of the Gulf Coast offers unprecedented investment opportunities. RW s land portfolio is strategically positioned in Biloxi s beachfront Convention and Entertainment District. The Gulf Coast Opportunity Zone Act 2005 and the potential for utilizing the Federal New Market Tax Credit Program further enhances the value of RW s Biloxi holdings. Redefining Coastal Living As Biloxi is on the threshold of significant expansion and growth, this is a prime opportunity to bring a new vitality to the market with a master planned resort-style destination development. The Mississippi Gold Coast will encompass the best of local coastal flavor with a new dimension of cosmopolitan style to make the most of your Biloxi experience. To learn more about RW Development and its Mississippi Gold Coast opportunities including condominium sales, retail and office leasing, and potential joint venture partnerships; please contact our executive offices. TABLE OF CONTENTS Introduction 2 Site Diagrams 4 Location 4 Properties 5 Concept Studies 6 Master Plan 7 Massing Models 8 Detailed Master Planning 10 Area One Diagrams 10 Area Two Diagrams 12 Area Three Diagrams 14 Development Renderings 16 2
The Centre of Biloxi The Gulf is the heartbeat, it brings the area to life, it brings people together. The beach is the magnet, the priceless amenity space. The beauty and power of such a natural setting shall be celebrated, protected, and shared, for all to enjoy. South Beach Resort & Spa 3
SITE DIAGRAMS - LOCATION LOUISIANA MISSISSIPPI ALABAMA FLORIDA GEORGIA Mobile, AL Baton Rouge, LA Mandeville, LA LAKE PONTCHARTRAIN Gulfport, MS Bay St. Louis, MS LAKE BORGNE Biloxi, MS Pascagoula, MS MOBILE BAY DAUPHIN ISLAND Gulf Shores, AL Pensacola, FL Orange Beach, AL Destin, FL Miramar Beach, FL Panama City, FL Tallahassee, FL New Orleans, LA CHANDELEUR SOUND GULF OF MEXICO BRETON SOUND Venice, LA Downtown Biloxi not to scale St. Petersburg, FL REGIONAL LOCATION RW Holdings Beau Rivage GULF OF MEXICO not to scale AREA LOCATION 4
SITE DIAGRAMS - PROPERTIES Area One RW Properties - A Wealth of Opportunities RW Development has made a long-term commitment to the Mississippi Gulf Coast by devoting the investment capital and strategic resources to pursue this extraordinary opportunity. Pass Rd. Area Two Area Three Having assembled approximately 50 acres of prime real estate, RW envisions a resort quality collection of landmark developments. This high-profile transformation will further stimulate the economic development potential of the Mississippi Gold Coast. AREA ONE RW s South Beach Resort and Spa, a 326-unit beach front condominium development, is currently underway with completion scheduled for Summer 2008. South Beach is the first in a series of RW Developments that will redefine Biloxi as a world-class destination of coastal beauty, entertainment and gaming, and resort-style living. RR Tracks Veterans Ave. potential future acquisition Irish Hill Dr. 400 200 100 50 0 Beau Rivage Casino McDonnell Ave. AREA THREE Gulf Of Mexico AREA TWO Beach Blvd. US 90 Rodenberg Ave. Veterans Ave. Azalea St. 5
SITE DIAGRAMS - CONCEPT STUDIES VISTAS internal views High visibility of a destination development is key to attracting and obtaining optimal brand recognition, and to luring potential tenants, residents, and guests to join a newly constructed development. Our sites are situated in a prime location for sweeping vistas of the back bay to the North and the Gulf of Mexico to the South. Situated along Highway 90/Beach Boulevard at the corner of Veterans Avenue running north/south, our Master Plan will greatly enhance these major access ways into grand view corridors, and create a new visual landmark along the coast. LAND USE beach views primary views mixed use, multi-family residential programs mixed use, residential & retail programs P rear parking P rear parking Our Master Plan brings together a broad variety of mixed uses and is organized according to the proximities of the specific sites to the beachfront, traffic zones, and environmental considerations. Our plan groups project type all the while making sure that all projects help to support one another. With an emphasis on beach front proximities, the amenity-rich condominium, retail and entertainment area is located closer towards the intersection of Highway 90 and Veterans Ave. beach views condo/hotel programs leasable space addresses street and pedestrian way PARKING VISTAS LAND USE PARKING Our plan allows for all developments to optimize the streetscape views by carefully positioning and screening structured parking areas. The ability to reside, work & play all within a walkable distance are prime concepts in this plan. With buildings directly addressing the street, the structured parking is maintained in the rear or center of the building massing. This alignment will conceal the prototypical parking structure for a more attractive street character. secondary approaches pass rd. irish hill dr. SITE ACCESS Our sites are positioned to become a new epicenter of commercial energy along an already prime east / west traffic corridor. Situated along Hwy 90 / Beach Boulevard at the corner of Veterans Avenue running north / south, the sites command prominent views and serve as a landmark gateway to traffic being funneled towards and from downtown Biloxi. The primary access is along the Beachfront Boulevard, the secondary access is from the north along Pass Road, and the tertiary access is along Irish Hill Drive. Each of these site access points will be developed as signature gateway entrance features to mark the sense of arrival. primary approaches veterans ave. tertiary approach irish hill dr. beach blvd./hwy 90 veterans ave. heavy public usage, destination development beach blvd./hwy 90 high density, walkable development PUBLIC REALM Our Mississippi Gold Coast Master Plan provides Biloxi an engaging public place to enjoy the best of coastal living. The streetscape focus of the development will create a sequence of pedestrian-friendly amenity spaces with a main-street character along a major destination drive. The Veterans Avenue corridor will be widened by adding twenty seven feet to the existing right of way, creating a grand boulevard of lush landscaping and building frontages featuring shaded colonnades, plazas, shopfronts, galleries, and fountains. This continuous fabric of pedestrianscaled amenities will offer a colorful streetscape of upscale shopping, dining, and nightlife. BLOCK FRAMEWORK The urban design strategy utilizes an infill development pattern to create a cohesive built environment within an individual block framework. Each block is positioned to address and enhance the pedestrian experience as well as serve the traffic infrastructure. Within the master plan, each block will be linked by elements of similar scale, street frontage, and design quality to form a richly integrated neighborhood character. This close-knit urban fabric creates the commercial synergies of successful mixed-use environments. SITE ACCESS PUBLIC REALM BLOCK FRAMEWORK Good design and smart growth builds on and enhances the inherent strengths of a site such as this. As the beach is the natural amenity of the area, the public spaces of the streetscape will be the urban centerpiece. Blending the 2 distinctive characteristics together to optimize the synergy is the overall place-making strategy; creating great places to live, work, and play 6
SITE DIAGRAMS - MASTER PLAN Pass Rd. Master Plan RW Development has captured a rare opportunity to bring forth an exciting new vision for Biloxi. This vision of a resort-quality lifestyle development district is incorporated into the Mississippi Gold Coast Master Plan. As planned by Architecture, the Master Plan will enhance the overall beachfront experience in Biloxi with a coordinated collection of premier mixed-use developments, integrating a rich mixture of design themes. The sum value of each development component; condominiums, retail, condo-hotel, and multi-family; will add to its collective quality, economic vitality, and market appeal. By optimizing the development potential of each site with a common focus on streetscape scale and character, the plan envisions a high-profile urban oasis of residential options, commercial uses, and entertainment amenities. This mixed-use planning principle reinforces the lifestyle quality theme of what will grow to be a must-see coastal attraction. Master Plan reflects a bright future of growth for Biloxi as a prime resort community in which to live, work, and play. RR Tracks Veterans Ave. Irish Hill Dr. 400 200 100 50 0 Overall Masterplan Totals Residential Multi-Family Units One Bedroom 1,028 Two Bedroom 294 Hotel 141 Condo-Hotel Rooms 1,301 Condominiums 934 Amenity 162,340 sf Total Residential Units 3,699 Commercial Area One Azalea St. McDonnell Ave. The Palms at South Beach Beach Blvd. US 90 South Beach Resort & Spa Rodenberg Ave. Retail / Office 229,468 sf Area Two NOTE: these numbers are approximate, based on overall square footage calculations and the following modules: 1bedroom residence 850sf; 2 bedroom residence 1150sf; hotel room 425sf; condominium 850sf Area Three 7
MASSING MODELS 1 The Palms at South Beach 2 1 2 3 South Beach Resort & Spa 3 Perspective looking Northwest from Gulf of Mexico The site massing diagrams represents overall building placement, scale, and densities. The architectural character will vary from Area 1, 2, and 3; providing a natural variety of contexts, mixed-use expressions, visual landmarks, and experiences. A rich coastal contemporary style will provide a crisp, fresh, and colorful mix of buildings to create a distinctive neighborhood within this gulf coast community. 8
MASSING MODELS The redevelopment of Veterans into a grand landscaped boulevard will initiate its transformation into a vibrant mixed-use corridor. The boulevard is enriched with a Main Street commercial vitality of the continuous array of shopfronts, sidewalk dining, fountains, and plazas. 2 1 1 2 The Palms at South Beach Perspective looking North from Gulf of Mexico 9
DETAILED MASTER PLANNING - AREA ONE 1 AREA ONE LOCATION The property is located on the west side of Veterans Avenue in Biloxi, MS midway between the beach and the back bay on the Biloxi peninsula. The property has excellent frontage on Veterans Avenue to Highway 90, Pass road and Irish Hill Drive. PROPERTY DESCRIPTION An approximate 19 acre vacant land parcel with approximately 1,531 feet of frontage on Veterans Avenue. MARKET OPPORTUNITY Gulf Opportunity Zone Act of 2005 potential tax incentives Area One Details Residential Multi-Family Units One Bedroom 877 Two Bedroom 246 Hotel Rooms 141 Total Residential Units 1,264 Commercial Retail / Office 93,452 sf Eligible for Federal New Market Credits; located in qualified census tract Multifamily site with mixed use potential for retail, office, hotel, etc. ZONING Mixed Zoning: B-4, B-3 & B-2 Subject to the City of Biloxi Land Development Ordinance More information is available at Biloxi s web site: http://www.biloxi.ms.us UTILITIES: All utilities available at the site NOTE: these numbers are approximate, based on overall square footage calculations and the following modules: 1 bedroom residence 850sf; 2 bedroom residence 1150sf; hotel room 425sf; condominium 850sf MAX BUILDING HEIGHT 110 TO 170 (Keesler Flight Zone) 10
1 Area One DETAILED MASTER PLANNING - AREA ONE KEY Retail/Office Amenity Multi-Family Pass Rd. Condo-Hotel Condominiums retail Parking Terrace Level 4 levels of multi-family retail terrace level 2 levels of multi-family multi-family to level 14 multi-family 2 levels of retail/office multi-family Veterans Ave. 2 levels of multi-family terrace level retail & hotel lobby hotel hotel on 8th floor only detention pond multi-family 4 levels of multi-family Level 1 Levels 2-3 Levels 4-7 Levels 8-13 400 200 100 50 0 11
DETAILED MASTER PLANNING - AREA TWO 1 2 AREA TWO LOCATION The property includes three corners (Southeast, Northeast and Northwest) of the intersection of Hwy 90 (beach blvd.) Veterans Avenue, extending east to McDonnell Ave on the North and South sides of Hwy 90, in Biloxi, MS. PROPERTY DESCRIPTION The property consists of contiguous parcels of vacant, approximately 19 acres with beach view frontage on Hwy 90 and Veterans Avenue. 2 Area Two Details NOTE: these numbers are approximate, based on overall square footage calculations and the following modules: 1 bedroom residence 850sf; 2 bedroom residence 1150sf; hotel room 425sf; condominium 850sf 3 Residential Multi-Family Units One Bedroom 151 Two Bedroom 48 Condo-Hotel Rooms 634 Condominiums 691 Amenity 100,719 sf Total Residential Units 1,524 Commercial Retail / Office 136,016 sf 1 2 3 The intersections are as follows: Northwest Corner - Acreage of approximately 5.14 acres - Beach view on Hwy 90 of approx. 356 feet. - Frontage on Veterans Ave. v approx. 631 feet Northeast Corner - Acreage of approx. 7.84 acres - Beach view on Hwy 90 of approx. 491 feet - Frontage on Veterans Ave. of approx. 831 feet Southeast Corner - Acreage of approx. 5.95 acres - Beachfront of 487 feet frontage on Hwy 90 MARKET OPPORTUNITY Gulf Opportunity Zone Act of 2005 potential tax incentives Eligible for Federal New Market Credits; located in qualified census tract ZONING All parcels currently zoned B-3 More information is available at Biloxi s web site: http://www.biloxi.ms.us UTILITIES: All utilities available at the site MAX BUILDING HEIGHT 110 (Keesler Flight Zone) 12
DETAILED MASTER PLANNING - AREA TWO 2 Irish Hill Dr. Area Two retail retail Veterans Ave. multi-family multi-family KEY Retail/Office retail retail terrace level condominiums Amenity Multi-Family Condo-Hotel Rooms retail retail condominiums terrace level Condominiums Parking anchor retail anchor retail McDonnell Ave. amenity condo-hotels pedestrian cross-over condo-hotels Terrace Level Beach Blvd. - US 90 condominiums condo-hotels lobby amenity lobby pedestrian cross-over 2 levels pool terrace level The Palms at South Beach condominiums Level 1 LEVELS 2-3 LEVELS 4-7 400 200 100 50 0 13
DETAILED MASTER PLANNING - AREA THREE LOCATION This property is located on the north and south sides of Hwy 90 (Beach Blvd.) in Biloxi, MS at the corner of Travia Ave. Phase I of the South Beach Condominium development scheduled to be completed in Summer 2008 3 PROPERTY DESCRIPTION The site consists of 3.7 acres on the North side of Hwy 90 and 8.0 acres on the beach (south side of Hwy 90). Area Three Details Area Three Residential Condo-Hotel Rooms 667 Condominiums 243 Amenity 61,622 sf Total Residential Units 1,524 NOTE: these numbers are approximate, based on overall square footage calculations and the following modules: 1 bedroom residence 850sf; 2 bedroom residence 1150sf; hotel room 425sf; condominium 850sf There is 730 feet of beach frontage on the southside of Hwy 90 and 193 feet on the northside of Hwy 90. There is approval for 326 units in the initial phase with ample on-site amenities including: decked parking, pools, lobby/check-in area, restaurant/cafe, fitness rooms and spa. MARKET OPPORTUNITY Gulf Opportunity Zone Act of 2005 potential tax incentives Eligible for Federal New Market Credits; located in qualified census tract Located approx. 3 miles from the Beau Rivage Casino and Resort. ZONING 326 Condotel Units in Phase I subject to the approved site plan Future phase and density approximately 532+/- condotel units subject to plan approval More information is available at Biloxi s web site: http://www.biloxi.ms.us UTILITIES: All utilities available at the site MAX BUILDING HEIGHT 110 (Keesler Flight Zone) South Beach Resort & Spa 14
DETAILED MASTER PLANNING - AREA THREE 3 Area Three deck KEY Retail/Office Amenity amenity condo-hotel Multi-Family Condo-Hotel Rooms Beach Blvd. - US 90 terrace level pedestrian cross-over condo-hotel condo-hotel condo-hotel Condominiums Parking Terrace Level amenity amenity condominiums condominiums condominiums condominiums Levels 1-2 LEVEL 3 LEVELS 4-7 400 200 100 50 0 South Beach Resort & Spa 15
Eastern View Along the Railroad Illustrating the Full Length of Development Along Veterans Boulevard Gulf View Up Veterans Boulevard South Beach 1 Beach Boulevard / U.S. 90 South Beach 2 The Mississippi Gold Coast 16
The Centre of Biloxi 17
Gulf View Beach Boulevard / U.S. 90 View South Beach 1 Condominiums 18
Pool Terrace View Nighttime Entry View Entry View South Beach 2 Condo - Hotel 19
South Beach Resort & Spa 20
2 Canal Street Suite 2925 New Orleans, LA 70130 T. 504.595.8900 F. 504.522.9797 234 Caillavet Street Suite 100 Biloxi, MS 39530 T. 228.435.7200 F. 228.435.7207 C o m p r e h e n s i v e M a s t e r p l a n