Mirage at Manhattan — 1705

★ Photo render · 25′ bank lip · 6/18/4/22 · 175′ neck · Wrong vs right specs → · Rev C lock →

MANHATTAN → SPLIT MOUTH: EAST ENTER · WEST EXIT · 4-car queue ON SITE
NECK one-way UP (enter) · east lane DOWN (exit) · no parking in neck
BOWL clockwise loop → SOUTH PARK first (visible) → exit west lane
§40-445 no backing to Manhattan · §40-665 sight triangles at split

Parking: current Rev H submit = 70 spaces · 9×18 stalls · 24′ aisles · 6 islands minimum · 70-space plan →

Walk-up: west bank edge walk neck → plaza → patio · separated from enter lane §40-447(b)(3) · Rev A.

Full layout lock doc → · toggle Circulation layer on map below

NECK · MONUMENT · PALMS
        PARKING · PARKING · PARKING  ← full lot = social proof
[T1–T5] west    ╔══ MIRAGE ANCHOR ══╗
[T6–T10] strip  ║ bar · DJ · TVs    ║  4,800 SF hall · A-2
                ╠══ PALM COURT ═════╣
                ╚═══════════════════╝
Tenants: dessert · daiquiri · cigar · beauty · streetwear · sneakers
NEVER: burger · tacos · wings · second kitchen

Guest: birthday · girls brunch · Saints · fight night — 2–4 hr stay · $60 check · $12–18k packed Saturday.

Destination anchor model → · build sheet →

Street view — Manhattan Blvd (looking at entrance)

75′ street face lock: Entire curb width = charcoal PICP terrace + stone cap wall + planting — not a gravel alley. East enter · west exit split lanes · 4-car queue on-site only · monument on west pad · gateway portal with string span · east hedge screens poles · bowl glow visible through portal · circulation lock → · photographer visual →

ONE A&C LOAN ~$1.071M: LAND ≤$350k (DRAW 1) + BUILD $721k (DRAWS 2–n) + ~$50k CASH EARNEST/SOFT
NOT buying land cash · NOT $1.8M raise · defer FF&E to month 90

Minimal close memo →

Item	ROM
Land @ 1705 Manhattan	Under contract
Construction to CO · licensed GC	$1,548,000
FF&E · open program	$252,000
Full investor raise	$1,800,000
Total project @ open	~$2.2M

Underwrite it: full GC ROM on lender memo · recorded comps ~$3.0M @ CO · ~$8M on rent roll.

⚠ AI MOOD ONLY — not a real photo · not for permit · bid from build sheet

Mood — palm court between retail strip and social hall

Palm court: between retail strip west and the social hall · wood slat storefronts · palms and seating · hall opens to court.

Mood — aerial showing two prefab-steel buildings on flag lot

Aerial: Two buildings in the big bowl — retail strip west, hall center · NOT a giant single building · parking · neck · bank west.

Arrival: Human-scaled roof line from Manhattan · sign + neck · glimpse of palm court and string lights beyond bank.

★ Concept #2 · Mirage Social Resort

48 container keys · 4-story enclosed atrium · Mirage restaurant · 6 shops on Manhattan · ~$3M all-in · ~5 min to bridge · ~10 min to Quarter.

Hotel net ~$45k/mo stabilized (Likely) · 64 containers @ $2k · hybrid build.

Open full concept page → · Hybrid spec

Entrance-first (from your photos)

east neighbor stares down your neck. Bank frames west. Poles east — build west. Supper Club forward, village rear.

Sign: MIRAGE → · Live Music · Brunch · Cigars · Cocktails

Master plan → · open On-site photos tab

Three vertical elements — do not conflate

Element	Where	Rule
MIRAGE monument	25′×25′ west bank lip · neck mouth	§40-448 detached sign · you design · not a cell tower
P4 cell pad	65′×50′ west BOH · on 1705 · Stumpf listing	50-yr lease · no build · no footings · ALTA confirm
Center monopole	Target/K&G shared parking · ~300′	Off-parcel neighbor · traffic/visibility only · not P4

Cell pad lock → · Monument Rev C →

Rodeo Drive — Manhattan mouth

Quiet luxury. Grass kept · narrow basalt lane · small bronze MIRAGE in lawn · uplights · no arch · no SHOP DINE billboard · strings only inside bowl.

Rodeo visual ★ → · Lock doc →

Build method — licensed GC ⭐

Two permanent commercial buildings on slab-on-grade. Cloud kitchen = 42′×30′ (1,260 SF). Hall = 120′×60′ (4,800 SF). Retail strip = 150′×50′, 10 units @ 750 SF west.

Build method doc → · Survey layout →

Minimal close · one loan

Land = equity ($350k max). One ~$721k construction loan. ~$50k cash. Full buildings @ CO. Defer FF&E to month 90 — not a $1.8M raise.

▶ Lender memo → · Investors → · Building CDs →

Phase 1 — permitted build

Shopping center + enclosed restaurant/bar. Jefferson lane · not event venue · not nightclub SPU.

Palm court behind hall · charcoal hardscape · palms
10 retail units west · 750 SF each · storefronts face east onto parking
Social hall — bar · DJ · cloud kitchen · ~150 OL · 2 flex VIP
3× ~20′ glass openings south · egress from hall + court + strip
Shared RR · utilities · monument + palms + 70 parking spaces

Download build sheet →

Survey spacing (PLS #8387)

Bowl is 225′×367′ — court at bowl mouth · hall north · promenade west only. East stays clear of utility poles.

Fix vs old render: no pavilion at north rear buffer · no raw metal · slat+glass §40-447(h) · court is the hero.

Guest journey — promenade → court → hall

Jefferson code: commercial shopping center + enclosed restaurant/bar. Not “marketplace” as a zoning use.

        CANAL ↑
┌─────────────────────────────┐
│   CELEBRATION HALL (north)   │
│   3× ~20′ glass opens south  │
├─────────────────────────────┤
│      PALM COURT (hero)       │
│  T1–T10 retail strip west ──►│
└─────────────────────────────┘
        NECK · MANHATTAN ↓

Marketplace lane vs event venue lane

Say to Jefferson: “A commercial shopping center (group of retail stores) with covered accessory commons, plus an enclosed restaurant/bar component, and associated parking.”

Never say: concert venue · entertainment complex · 800+ capacity · weekly concerts.

Phase 1 permit: open · tenants · cash flow · no permanent stage · no giant advertised occupancy.

Slab map — only what’s necessary

Must pour	Decorative aggregate
Column footings	Entire commons under roof
10 retail unit slabs	Vendor aisles
Hall slab-on-grade	Parking (86 code min)
Grease interceptor pit	Stage/lawn — Phase 2
Neck apron · ADA strip

Real savings: no giant enclosed building · no full HVAC · no full slab · no giant kitchen · tenants pay fit-outs.

Spend order (if money is tight)

Entrance — 75′ neck · 35′ sign · palms · gateway
Shells — licensed GC vertical · structural shells · slab-on-grade
Hall — slab-on-grade · 28′ hood · bar build-out
Lighting — string lights · tenants fill in

Four approval worries (not “bank says no”)

Zoning — occupancy · live music · alcohol · outdoor assembly · hours · parking count
Noise — stage faces canal/rear · bank = sound wall on west
Traffic — never use bank parking · no drive-thru stack · valet on big nights
Appearance — bronze monument · PICP neck · black glass + dark IPE slat · lounge court · not picnic fair

Program — Phase 1

Piece	Scale	Role
10 retail units	15′×50′ · 750 SF each · 150′×50′ strip	C-2 retail · §40-447(h) finish · storefronts face east
Great Hall restaurant	120′×60′ · 7,200 SF · 16′ eave	Group A-2 · bar accessory · RR shared · OL per Fire Marshal
Glass openings	3× ~20′ to court	Egress + indoor/outdoor flow · accessory
Palm court	behind / north of hall	Palms · seating · landscape · retail accessory
Neck	75′ · monument sign	Gateway · palms · lights
Parking	86 code min · 100 @ open	32 restaurant + 38 retail · §40-662

Where landlord spends (not on units)

Giant roof — the building
Entrance sign
Landscaping
Lighting
Shared bathrooms

Revenue model — destination anchor

Stream	~Monthly / event
10 tenants @ $1,200–1,500	$12–15k/mo
Mirage · 200 guests @ $60	$12k/night
Mirage · packed 300 @ $60	$18k/night
Operator upside	$50k+/mo profit path

Food = excuse · drinks = profit · atmosphere = full lot. Tenants extend stay — never compete with Mirage menu.

vs 15–20k enclosed ($700k–1.5M more)

Cut	Saved
Full slab	$100–250k+
HVAC throughout	$150–400k+
Framing / drywall	$200–500k+
Sprinklers / fire (maybe)	$100–300k+

All-in budget — full raise

Item (one check)	~Cost
Land @ 1705 Manhattan	Under contract
Construction to CO · licensed GC	$1,548,000
FF&E · open program	$252,000
Full investor raise	$1,800,000
Sponsor cash in raise	$0
Total project @ open	~$2.2M

Station rent pays the note. ARV ~$3.0M @ CO on recorded comps · ~$8M on rent roll.

MU-CD — approval path (1705)

Submit as mixed-use restaurant + retail on Level 1 site plan · AOR/PE plan set · slab-on-grade foundations (Zone X · no flood piers) · §40-447(h) finish on metal faces · Health + Fire Marshal review. Pre-app script · AOR/PE handoff package →

Phase 1 use	Lane
Restaurant (Great Hall · Group A-2)	By-right C-1/C-2 · principal use
Bar (accessory to restaurant)	By-right §33-3.53.4.5 accessory
10 retail units (750 SF each)	By-right C-2 · ≥500 SF §40-447(j)
Shared public restrooms	By-right on site plan · AOR fixture count
Court patio (accessory dining)	Site plan accessory to restaurant
Permanent prefab-steel buildings on slab	Required §40-447(k) · slab-on-grade
§40-447(h) slat+glass on metal faces	Required on elevations · CO
Nightclub · concert venue SPU	Not proposed restaurant path only

Fire Marshal sets posted OL + sprinkler scope at plan review — do not spend on shells until written pre-app responses.

Jefferson — pre-app (written answers first)

“Permanent mixed-use commercial building: Group A-2 restaurant with accessory bar, ten retail units (750 SF each), shared restrooms, slab-on-grade foundations (Zone X · no flood piers), §40-447(h) finish — one MU-CD site plan and one building permit.”

See 1705-MANHATTAN-PRE-APP-SCRIPT.md · 21 questions · get email confirmation before slab pour.

GO — restaurant + retail district Written pre-app · AOR/PE plans · §40-447(h) on drawings · shared RR · Fire Marshal OL letter · 10 units @ CO (750 SF each).

STOP — pop-up / venue lane Temp structures · raw metal to Manhattan · per-unit shortcuts · nightclub SPU · “no sprinklers” without marshal letter · tenant-only code finish.

Phase 2 (after cash flow)

Stage upgrades · bigger events
Additional approvals if needed
Parking expand toward 120+

Brands (locked)

Neck signMIRAGE Public brandMirage at Manhattan Jefferson COMirage Market & Commons RestaurantMirage Great Hall

Layers

Phase 1 hybrid · Pavilion area tab = zoom + detail diagram · Full spec: docs/1705-MANHATTAN-PERMITTED-PHASE-1-BUILD.md