Resolution 2021-31709 RESOLUTION NO. 2021-31709
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, APPROVING THE NORTH BEACH
COMMUNITY REDEVELOPMENT AGENCY REDEVELOPMENT PLAN,
FOLLOWING A DULY NOTICED PUBLIC HEARING, AS REQUIRED BY
SECTION 163.360(7) OF THE FLORIDA STATUTES; AND FURTHER
AUTHORIZING THE CITY MANAGER TO TRANSMIT THE ADOPTED
REDEVELOPMENT PLAN TO THE MIAMI-DADE COUNTY BOARD OF
COUNTY COMMISSIONERS FOR ITS CONSIDERATION AND
APPROVAL.
WHEREAS, the Community Redevelopment Act, Chapter 163, Part Ill, Florida
Statutes, provides for community redevelopment by the creation of a community
redevelopment agency if certain conditions of blight exist, as defined in Section 163.340,
Florida Statutes; and
WHEREAS, on July 17, 2019, via Resolution No. 2019-30892, the Mayor and City
Commission adopted a Finding a Necessity, declaring that a blighted area (as such term
is defined in Section 163.340, Florida Statutes) exists within the area generally bounded
by 87th Terrace to the north, the Atlantic Ocean to the east, 65th Street to the south, and
Rue Notre Dame to the west; and
WHEREAS, the Mayor and City Commission further declared in Resolution No.
2019-30892 that the rehabilitation, conservation, redevelopment, or a combination
thereof, of the North Beach Redevelopment Area is necessary in the interest of the public
health, safety, morals, or welfare of the City and the residents within the North Beach
Redevelopment Area; and
WHEREAS, on July 8, 2020, the Board of County Commissioners of Miami-Dade
County, Florida, adopted Resolution No. R-619-20, accepting the Finding of Necessity
and delegating to the City the powers to create the North Beach Community
Redevelopment Agency (the "North Beach CRA") and to prepare and adopt a community
redevelopment plan for the North Beach Redevelopment Area; and
WHEREAS, on February 10, 2021 , the Mayor and City Commission adopted
Resolution No. 2021-31596, creating the North Beach CRA and further declaring the
Mayor and City Commission to be the governing body of the North Beach CRA; and
WHEREAS, pursuant to the delegation of authority from Miami-Dade County via
Resolution No. R-619-20, the Administration engaged Daedalus Advisory Services,
together with subconsultants Dover Kohl and Partners and Redevelopment Management
Associates, to prepare the North Beach CRA Redevelopment Plan (the "Plan"); and
WHEREAS, the Administration sought resident and stakeholder participation and
solicited public input for the Plan via multiple bi-lingual mailers to 22,000 households and
commercial properties in North Beach, website, social media posts, email blasts, a
weeklong virtual public design charrette and other public meetings; and
WHEREAS, the Administration sought additional input for the Plan during public
meetings of the Ad Hoc North Beach CRA Advisory Committee, established by the Mayor
and City Commission via Resolution No. 2021-31560, and amended via Resolution No.
2021-31594; and
WHEREAS, on March 17, 2021 , the Chairperson and Members of the North Beach
CRA Board adopted Resolution No. 001-2021 , transmitting the draft Plan to the City's
Planning Board, acting as the Local Planning Agency pursuant to Section 163.3174,
Florida Statutes and Section 118-51(7) of the City Code, for review and recommendations
as to its conformity with the City's Comprehensive Plan, as required by Section
163.360(4), Florida Statutes; and
WHEREAS, on April 27, 2021, the Planning Board unanimously approved
Resolution PB 21-0434, finding that the proposed Plan is in conformance with the goals,
objectives, and policies of the Miami Beach 2040 Comprehensive Plan; and
WHEREAS, the Chairperson and Members of the North Beach CRA Board
adopted the Plan and transmitted the Plan to the Miami Beach City Commission for
approval, as required by Section 163.360(5) of the Florida Statutes.
WHEREAS, the Mayor and City Commission approve the Plan, as set forth more
particularly in Exhibit "A" hereto, as required by Section 163.360(7), Florida Statutes;
and
WHEREAS, the Mayor and City Commission desire to transmit the adopted Plan
to the Miami-Dade County Board of County Commissioners for consideration and
approval.
NOW, THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that the Mayor and City
Commission hereby approve the North Beach Community Redevelopment Agency
Redevelopment Plan, following a duly noticed public hearing, as required by Section
163.360(7) of the Florida Statutes; and further authorize the City Manager to transmit the
adopted Redevelopment Plan to the Miami-Dade County Board of County
Commissioners for its consideration and approval.
PASSED and ADOPTED THIS /� day of fil4r 2021 .
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MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Alina T. Hudak, City Manager
DATE: May 12, 2021
3:00 p.m. Public Hearing
SUBJECT:A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, APPROVING THE NORTH BEACH
COMMUNITY REDEVELOPMENT AGENCY REDEVELOPMENT PLAN,
FOLLOWING A DULY NOTICED PUBLIC HEARING, AS REQUIRED BY
SECTION 163.360(7) OF THE FLORIDA STATUTES; AND FURTHER
AUTHORIZING THE CITY MANAGER TO TRANSMIT THE ADOPTED
REDEVELOPMENT PLAN TO THE MIAMI-DADE COUNTY BOARD OF
COUNTY COMMISSIONERS FOR ITS CONSIDERATION AND
APPROVAL. JOINT CITY COMMISSION AND NORTH BEACH
COMMUNITY REDEVELOPMENT AGENCY
(ITEM TO BE SUBMITTED IN SUPPLEMENTAL)
SUPPORTING SURVEY DATA
tbd
FINANCIAL INFORMATION
Amount(s)/Account(s):
Applicable Area
North Beach
Is this a "Residents Right Does this item utilize G.O.
to Know" item. pursuant to Bond Funds?
City Code Section 2-14?
Yes No
Strategic Connection
Prosperity- Revitalize targeted areas and increase investment.
Legislative Tracking
Economic Development
Page 479 of 859
Agenda Item f 7 O
Date
MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive,Miami Beach, Florida 33139,www.miamibeachfl.gov
COMMISSION MEMORANDUM
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY
COMMISSION
FROM: Alina T. Hudak, City Manag
DATE: May 12, 2021
SUBJECT: A RESOLUTION OF THE MAYOR AND CITY COMMISSION
OF THE CITY OF MIAMI BEACH, FLORIDA, APPROVING
THE NORTH BEACH COMMUNITY REDEVELOPMENT
AGENCY REDEVELOPMENT PLAN, FOLLOWING A DULY
NOTICED PUBLIC HEARING, AS REQUIRED BY SECTION
163.360(7) OF THE FLORIDA STATUTES; AND FURTHER
AUTHORIZING THE CITY MANAGER TO TRANSMIT THE
ADOPTED REDEVELOPMENT PLAN TO THE MIAMI-
DADE COUNTY BOARD OF COUNTY COMMISSIONERS
FOR ITS CONSIDERATION AND APPROVAL.
RECOMMENDATION
This is a Consolidated City Commission and North Beach Community
Redevelopment Agency (North Beach CRA) Board Memorandum related to the
adoption and approval of the North Beach CRA Redevelopment Plan and
transmittal of the North Beach CRA Redevelopment Plan to the Miami-Dade
County Board of County Commissioners (Agenda Items R7 D and NBCRA 1) and
the approval and execution of an interlocal cooperation agreement by and among
the City of Miami Beach, the North Beach CRA, and Miami-Dade County, and
transmittal of approved interlocal cooperation agreement to the Miami-Dade
County Board of County Commissioners for its consideration and approval
(Agenda Items R7 E and NBCRA 2).
The Administration recommends adoption and approval of the North Beach CRA
Redevelopment Plan and Interlocal Agreement and transmittal of the
Redevelopment Plan and Interlocal Agreement to Miami-Dade County.
BACKGROUND/HISTORY
The City of Miami Beach is recognized and admired regionally, nationally, and
internationally as a dynamic and vibrant destination. Between the warm climate,
sprawling beach and various cultural and lifestyle amenities, Miami Beach has
distinguished itself as a thriving hospitality and tourism mecca. The City's
significant investment in the arts, aesthetics, recreation, public safety and climate
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resiliency coupled with the depth and quality of residential and educational
offerings, have made the City an ideal live-work-play environment. With
tremendous quality of life characteristics and strategic, measured development
and preservation over the years, the City has, overall, maintained and improved
its status as a major driver of the Miami-Dade County economy and brand.
Notwithstanding, in comparison with other areas of the City, the North Beach area
has trailed in the level of redevelopment, revitalization, economic growth and
investment. Substantial commercial vacancy, obsolete housing stock, limited new
development, environmental and resiliency challenges, depressed household
income, and divergent stakeholder perspectives are among the challenges facing
North Beach. There have been several efforts by the City to encourage growth and
investments in North Beach, including but not limited to the North Beach
Revitalization Plan, the North Beach Master Plan (Plan NoBe), the West Lots Plan,
as well as other citywide planning tools such as the Transportation Master Plan
and other initiatives focusing on climate resiliency, environmental sustainability,
economic development, affordable housing, historic preservation and land
development regulations. The residents, Mayor and City Commission have also
approved General Obligation Bond (G.O. Bond) funding for major improvement
projects in the North Beach area.
North Beach Master Plan — Plan NoBe (2016)
In recognition of the need for enhancements and improvements, over the years,
the City Commission has authorized multiple master planning processes for the
North Beach area, defined as the portion of the City of Miami Beach north of 63rd
Street, excluding those portions on Allison and La Gorce Islands. In 2016, in
furtherance of the most recent master planning effort, the City actively engaged
the North Beach community, including residents, property owners, and business
owners, in a process of public input to determine the needs and desires of the
North Beach area. This planning process revealed the desire of the public to create
a town center, preserve certain historic resources, improve traffic congestion and
flow, activate public spaces, and move forward with responsible development of
City-owned property.
The North Beach Master Plan (Plan NoBe) outlined various planning and
implementation strategies including the creation of a community redevelopment
agency (CRA) to provide a funding mechanism for execution of the master plan.
The Mayor's North Beach Master Plan Steering Committee played an active role
in determining the final vision for Plan NoBe and ultimately recommended that the
City Commission adopt the master plan. On October 19, 2016, the North Beach
Master Plan was adopted by the Mayor and City Commission pursuant to
Resolution No. 2016-29608 and reaffirmed by Resolution No. 2017-30013
identifying use of a CRA as a potential funding mechanism for the numerous
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planning and improvement initiatives identified by residents as necessary for North
Beach.
Since then, the Administration has implemented many Plan NoBe strategies
including creation of historic districts, a Town Center district, a community
redevelopment area and a CRA (as described further below).
Finding of Necessity and North Beach Redevelopment Area (2019)
On June 20, 2018, the Neighborhoods/Community Affairs Committee (NCAC)
discussed creative funding options for the Plan NoBe and recommended that the
Administration work with Miami-Dade County to move forward with the potential
creation of a CRA in North Beach. In an effort to build on previous North Beach
planning efforts and the recognition of the success of the previous South Pointe
and current City Center CRAs, on July 25, 2018, the Mayor and City Commission
adopted Resolution 2018-30432,accepting the recommendation of the NCAC to
commence discussions with the County to create a CRA in North Beach. Following
adoption of the FY 2019/20 Miami-Dade County budget, the Administration
reached out to the County to discuss necessary steps for creating a CRA in North
Beach.
Pursuant to the Community Redevelopment Act, Chapter 163 of the Florida
Statutes, a "Community Redevelopment Area" is defined as a slum area, a blighted
area, or an area in which there exists a shortage of affordable housing, or a coastal
and tourist area that is deteriorating and economically distressed due to outdated
building density patterns, inadequate transportation and parking facilities, faulty lot
layout or inadequate street layout, or a combination thereof.
At the direction of the City Commission, the Administration implemented steps to
conduct a Finding of Necessity report, as required by the statute, in order to
evaluate the North Beach area for designation as a Community Redevelopment
Area. The Community Redevelopment Act identifies fifteen (15) criteria indicative
of blight within a community, of which two (2) must be present to conclude that an
area is blighted, according to the statute. Nine (9) of these criteria were found in
the North Beach area as follows:
1. Predominance of defective or inadequate street layout, parking facilities,
roadways, bridges, or public transportation facilities.
2. Residential and commercial vacancy rates higher in the area than in the
remainder of the county or municipality.
3. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness.
4. Unsanitary or unsafe conditions.
5. Deterioration of site or other improvements.
6. Inadequate and outdated building density patterns.
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7. Fire and emergency medical service calls to the area proportionately higher
than in the remainder of the county or municipality.
8. Greater number of violations of the Florida Building Code in the area than
the number of violations recorded in the remainder of the county or
municipality.
9. Diversity of ownership or defective or unusual conditions of title which
prevent the free alienability of land within the deteriorated or hazardous
area.
The Finding of Necessity determined that there exists a blighted geographic area
within North Beach, with such area being described generally as being bounded
by 87th Terrace to the north, the Atlantic Ocean to the east, 65th Street to the
south, and Rue Notre Dame to the west. This area covers 326.4 acres (0.51 square
miles). The area described was proposed as the Community Redevelopment Area.
On July 17, 2019, via Resolution No. 2019-30892, the City Commission accepted
the Finding of Necessity, a statutorily required step in order for the City to request
that the County delegate authority to create a CRA. On October 31, 2019, the City
of Miami Beach presented the Finding of Necessity to the Miami-Dade County Tax
Increment Financing ("TIF") Committee, which accepted the declaration of
necessity contained in the Finding of Necessity, and made a motion to recommend
that the City consider extending the boundary to include the Crespi and North
Shore areas to provide for economic opportunities for these residential areas. City
staff revised the Finding of Necessity to include the areas recommended by the
County TIF Committee. However, after a series of community meetings and
resident feedback in opposition to an expanded boundary, the City decided to
move forward with the original boundaries as delineated in Resolution No. 2019-
30892.
Delegation of Authority (2020) and North Beach CRA Creation (2021)
By adopting the Finding of Necessity in 2019, the Mayor and City Commission
declared a need for a CRA to carry out community redevelopment and reverse the
economic decline in North Beach. The Mayor and City Commission declared in
Resolution No.2019-30892, that the rehabilitation, conservation, redevelopment,
or a combination thereof, of the North Beach Redevelopment Area is necessary in
the interest of the public health, safety, morals, or welfare of the City of Miami
Beach and the residents within the North Beach Redevelopment Area.
Further, via Resolution No. 2019-30892, the Mayor and City Commission,
requested that the Miami-Dade County Board of County Commissioners delegate
to the City the broad authority to exercise redevelopment powers within the
Redevelopment Area boundaries. On July 8, 2020, the Board of County
Commissioners of Miami-Dade County, Florida, adopted Resolution No. R-619-20,
accepting the Finding of Necessity and delegating to the City the statutory authority
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North Beach CRA Redevelopment Plan and Interlocal Agreement
May 12, 2021
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to create the North Beach CRA and to prepare and adopt a community
redevelopment plan for the North Beach Redevelopment Area.
On February 10, 2021, by adopting Resolution No. 2021-31596, the Mayor and
City Commission officially created the North Beach CRA pursuant to section
163.357, Florida Statutes, and declared the Mayor and City Commission to be the
governing body of the North Beach CRA. The Mayor and City Commission also
designated the City Manager as the Executive Director of the North Beach CRA,
and the City Attorney as the General Counsel for the North Beach CRA. Although
the CRA was created in 2021, the base year of the CRA, for purposes of TIF, is
determined at the time that the forthcoming Trust Fund is established and
approved by the County.
ANALYSIS
Redevelopment Plan Preparation
With the delegation of authority to prepare a redevelopment plan, the City
Administration engaged prequalified vendor, Daedalus Advisory Services together
with subconsultants Dover Kohl & Partners and Redevelopment Management
Associates to prepare the North Beach CRA Redevelopment Plan
(Redevelopment Plan) with said Redevelopment Plan attached here, as Exhibit
"A". The grouping of consultant and subconsultants provided the City with subject
matter experts in economic and financial analysis, land use and planning and
community redevelopment. The preparation and content of the Redevelopment
Plan was guided by Florida Law as contained in the Redevelopment Act.
A. Community Charrette and Public Outreach
The general public has had considerable opportunity to learn about the North
Beach CRA and Redevelopment Plan and contribute feedback on an ongoing
basis. Following a December 15, 2020 public kick off meeting to introduce the
Redevelopment Plan's proposed format and field questions from 80 participants,
the City then invited the North Beach community to participate in a week-long
public design charrette. In addition to extensively promoting the week-long event
online and through email newsletters, care was exercised to reach diverse
households and those who may not subscribe to City news online, by mailing a
bilingual postcard flyer to over 22,000 North Beach households and commercial
properties to promote the event. The City also offered to provide in-person
accommodations, by request, to residents with limited capacity to participate
virtually.
As a result, the January 2021 public design charrette was attended by 580
participants during six (6) interactive public sessions and eight (8) thematic focus
group sessions representing various stakeholder interests. The focus groups were
organized to listen to and collate views from a diverse group of participants,
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North Beach CRA Redevelopment Plan and Interlocal Agreement
May 12, 2021
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including: 1) Residents and Neighborhood Advocates, 2) Business Organizations,
3) Regional Groups, 4) Historic Preservationists, 5) Affordable and Workforce
Housing Advocates, 6)Industry/Workforce/Economic Development Organizations,
7) Real Estate and Development Community, and 8) City Staff.
The charrette revealed overarching concepts and ideas of importance to the public
audience, which were incorporated in the drafting of the Redevelopment Plan.
During the public design charrette, members of the public articulated five
overarching concepts which have been explicitly incorporated into strategies within
the Redevelopment Plan:
1. Use the CRA and TIF to implement existing plans;
2. Focus on short-term successes that build confidence;
3. Increase resilience;
4. Attract investment that is transformative, but respectful of context; and
5. Build staff capacity to represent North Beach.
B. Redevelopment Plan Goals and Concepts
The Redevelopment Plan generally envisions a vibrant, resilient community with a
Town Center, increased housing density, preservation of historic structures,
access to recreational amenities, available public parking, and additional
restaurant and retail offerings to support new and current residents. The
Redevelopment Plan concepts and approaches cover a range of project types
across several implementation dimensions such as scale, scope, cost, time
duration, and potential impact outcomes. Together, the guiding principles and the
regulatory framework governing CRAs resulted in the proposed Redevelopment
Plan. The Redevelopment Plan presents goals and strategies which may be
implemented using funding from tax increment revenue derived from within the
designated boundary over the 30-year life of the North Beach CRA.
The Redevelopment Plan proposes six (6) major categories of redevelopment
goals and opportunities, as shown in the table below:
No. Redevelopment Goal Description
1 Provide Economic This goal highlights opportunities to improve physical
Development structures, create programs to increase occupancy, and
Opportunities for increase the variety of business
Businesses, Property offerings, as well as access to labor and training
Owners, and
Residents resources.
2 Invest in Climate These are cross-cutting goals and address
Resilience, improvements necessary to support and implement the
Sustainability & goals of the whole Redevelopment Plan, but focus on
Infrastructure
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urban and landscape design, engineering and blue
green stormwater infrastructure to build climate
resilience to reduce risks from flooding, sea level rise,
storms, high tides, and extreme heat.
3 Strengthen Cultural This expands on the"unique features"of the district and
Arts, Branding & begins with asset identification and market positioning.
Marketing, and Sample activities include heritage tourism, branding,
Communication marketing and communications, and signature
promotional events.
4 Protect and Enhance This goal builds on the look, feel, and movement within
the Neighborhood a residential area. It involves all aspects of land use, lot
Character size, structure heights, and greenery, while also looking
at business uses, walkable main streets, safe
alleyways, and traffic flow. Sample areas include: Town
Center, Normandy Isles Fountain Area, West Lots and
North Shore.
5 Improve the Quality of Quality of Life measures can be highly subjective, but
Life of Residents and almost always include measures related to access to
Visitors parks and public spaces, health and well-being, and
neighborhood quality. Sample activities include
community spaces and enhanced public safety.
6 Leveraging Resources Funding is achieved through many means including the
for Community North Beach CRA Trust Fund, grants, and financing.
Redevelopment The CRA may need to leverage its annual funding to
implement largescale capital projects. Should the CRA
choose to bond or incur other debt to complete capital
projects, a dedicated revenue source in the annual
budget will need to be identified for debt service. The
CRA can also utilize the full range of state, local, federal
and other funding mechanisms for redevelopment
depending on the project under consideration.
C. Draft Redevelopment Plan Available to the Public
Subsequent to the public design charrette, the City Administration and its
consultant team actively solicited input from the public regarding the contents of
the draft Redevelopment Plan. Since March 8, 2021, the draft Redevelopment Plan
has been available on the City's website for review, along with an embedded public
comment suggestion box, whereby, in addition to email messages, members of
the public could submit feedback directly to City staff concerning the
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May 12, 2021
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Redevelopment Plan's contents. On March 8,2021, the City conducted another
virtual public meeting to present a summary of the draft Redevelopment Plan and
conduct a public discussion with the community. The virtual event was attended
by over 100 participants. In addition to social media and email announcements,
the City again mailed a bilingual postcard flyer to over 22,000 North Beach
households and commercial properties, inviting them to attend the public meeting,
and encouraging them to review the draft Redevelopment Plan online and provide
comment. The draft Redevelopment Plan and recordings of all the City's virtual
meetings remain available for viewing at www.miamibeachfl.qov/NorthBeachCRA.
D. Ad Hoc North Beach CRA Advisory Committee & Recommendations
On January 13, 2021, the Mayor and City Commission created the Ad Hoc North
Beach CRA Advisory Committee (Advisory Committee) via Resolution No. 2021-
31560 (subsequently amended via Resolution No. 2021-31594) in order to ensure
the continued participation by residents, business owners, and community
representatives of the Redevelopment Area in connection with the North Beach
CRA.
The Advisory Committee is tasked with advising the City Commission and
Administration in connection with the North Beach CRA and proposed
Redevelopment Plan. In accordance with the resolutions creating the Advisory
Committee, the 7-member committee includes three members who live either
within the Redevelopment Area or within 300 feet of its boundaries; a resident of
North Beach outside of the Redevelopment Area; an owner of a business located
within the CRA; a Miami Beach real estate industry professional; and a Miami
Beach attorney (former City Attorney Jose Smith was appointed by the City
Commission and has since been elected by the Advisory Committee as the Chair).
Since the members were appointed by the City Commission, the Advisory
Committee has convened five times during publicly noticed virtual meetings.
During the meetings, City staff and consultants have provided in depth
presentations regarding the elements of the Redevelopment Plan and provided the
Advisory Committee members the opportunity to ask questions and make
recommendations, which by motion have been incorporated into the
Redevelopment Plan. At every meeting, an opportunity is provided for the public
to provide comment. Recordings of the meetings and all related agenda materials
are available for viewing online at: www.miamibeachfl.gov/northbeachcra.
On May 5, 2021, the Advisory Committee adopted two motions in support of the
North Beach CRA. The Advisory Committee voted unanimously to provide a
favorable recommendation that the City Commission adopt the
Redevelopment Plan. In addition, the Advisory Committee unanimously
adopted a motion to provide a favorable recommendation that the City
Commission approve the Interlocal Agreement (described in detail below).
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May 12, 2021
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E. Planning Board Recommendation
As part of the process of preparing a redevelopment plan, the Community
Redevelopment Act requires the North Beach CRA to submit the plan to the local
planning agency for review and recommendations as to its conformity with the
City's Comprehensive Plan for the development of the municipality as a whole.
Pursuant to Section 163.360, Florida Statutes, only after receiving
recommendations from the local planning agency may the CRA take action to
adopt its redevelopment plan. Pursuant to Section118-51(7) of the City's Land
Development Regulations, the local planning agency is the City's Planning Board.
On April 27, 2021, the Planning Board adopted Resolution No. PB 21-0434, finding
that the proposed Redevelopment Plan is in conformance with the Goals,
Objectives, and Policies of the Miami Beach 2040 Comprehensive Plan, as
required by section163.360, Florida Statutes.
F. Preliminary Review by Miami-Dade County
The City Administration has provided the draft Redevelopment Plan to Miami-Dade
County staff for review and comment. Upon preliminary review, County staff
suggested recommendations for inclusion in the Redevelopment Plan based on
statutory requirements. The recommended changes were incorporated and
discussed with the Advisory Committee and the Planning Board during public
meetings.
Interlocal Cooperation Agreement
Simultaneous with the City's preparation of the Redevelopment Plan, in order to
delineate their respective areas of responsibility with respect to the redevelopment
of the Redevelopment Area, the City, North Beach CRA and County
Administrations have negotiated an interlocal cooperation agreement, by and
among the City of Miami Beach, the North Beach CRA, and Miami-Dade County
(Interlocal Agreement), with said Interlocal Agreement attached hereto, in
substantial form, as Exhibit "B".
The material terms of the Interlocal Agreement are as follows:
• One member of the County Commission, or a County Commission
designee, may be appointed to serve on the North Beach CRA's Board of
Commissioners (in addition to the other members appointed to the North
Beach CRA's Board of Commissioners (i.e., the City Commission). Said
County Commissioner, or designee, shall be vested with the same rights,
duties and obligations as any other North Beach CRA Board member; and
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• No more than twenty percent (20%) of the total tax increment funds
deposited annually into the trust fund by the City and the County shall be
used for total administrative expenses (including indirect and overhead
expenses which may not exceed six percent (6%) of the total contemplated
administrative expenses to be spent under the Redevelopment Plan); and
• The County shall charge, and the North Beach CRA shall pay to the County,
no later than March 31, an annual administrative fee ("County
Administrative Fee"). This County Administrative Fee shall be 1.5% of the
County's payment to the North Beach CRA. The County Administrative Fee
shall not be included in the (20%) limit on administrative expenses defined
in this section; and
• The City and the County hereby agree to contribute 60 percent (60%) of the
tax increment funds derived from the Redevelopment Area on an annual
basis. Such contribution levels comply with County Commission Ordinance
No. [ ]; and
• In each year in which the County and City shall make the tax increment fund
contribution required by of the interlocal agreement, the North Beach CRA
budget for expenditures funded by tax increment revenues shall be capped,
so that an amount equal to the TIF revenues paid into the Trust Fund by the
County and the City attributable to 10 percent (10%) of the incremental
value in the Area, shall remain un-appropriated and un-expended, except
for the purpose of funding projects associated with affordable and workforce
housing and infrastructure improvements; and
• The North Beach CRA shall not budget in any fiscal year more than ten
percent (10%) of the value of the City and County tax increment payment
for that year on capital maintenance activities or community policing,
respectively; and
• Beginning FY 2049-50, the County, North Beach CRA, and the City will
negotiate an interlocal agreement to account for the sunset of the North
Beach Community Redevelopment Agency and Area.
SUPPORTING SURVEY DATA
Consistent with the goals articulated in the North Beach Quality of Life Plan, the
most recent City of Miami Beach Resident Satisfaction Survey noted that, among
participants' highest priorities, are the condition and cleanliness of streets and
efforts to manage stormwater drainage and flooding. Over 580 people participated
during the charrette process and 74% of those who responded to polling
expressed high interest in seeing North Beach CRA funds spent on resilience
measures such as higher roads, drainage systems and pumps, and shoreline
defenses.
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May 12, 2021
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FINANCIAL INFORMATION
The adopted boundaries of the Redevelopment Area delineate the area within
which tax revenue will be generated and captured during the 30-year life of the
North Beach CRA, for expenditure on investments and projects that address the
needs of the Redevelopment Area identified in the Finding of Necessity.
Contributions by the City to the North Beach CRA Trust Fund will impact the
General Fund by focusing tax increment revenue on the Redevelopment Area.
Although the Redevelopment Plan provides insight into preliminary projections for
tax increment revenue increases based on baseline assumptions, the
Administration is hopeful that the tax increment revenue will be buoyed and then
accelerated by economic development resulting from CRA initiatives. The
Interlocal Agreement provides for material financial terms agreed upon by the
City, North Beach CRA and Miami-Dade County.
CONCLUSION
Significant effort and considerable public engagement have been devoted to
developing the North Beach CRA Redevelopment Plan. Pursuant to Florida law,
adoption by the North Beach CRA Board and City Commission is the required next
step in order to proceed with implementation of the North Beach CRA. The
Interlocal Agreement must be negotiated in order to create a trust fund that will
make possible the Redevelopment Plan strategies in furtherance of the North
Beach CRA's purpose.
Accordingly, the Administration recommends approval of the resolutions adopting
the Redevelopment Plan, for ultimate transmittal of the Redevelopment Plan to
Miami-Dade County. Further, the Administration recommends approval of
resolutions authorizing the execution of the final, negotiated Interlocal Agreement,
to then be transmitted for review and consideration by the Miami-Dade County
Board of County Commissioners.
Attachments
Exhibit A North Beach CRA Redevelopment Plan
Exhibit B Interlocal Agreement
EXHIBIT A
North
Community Redevelopment Agency
Redevelopment Plan
May 2021
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The North Beach Community Redevelopment Agency Plan
Disclaimer
The information in this document was provided by a variety of external parties that Daedalus Advisory
Services,Dover Kohl&Partners and Redevelopment Management Associates("the Consultant Team")have
no control over,but that are believed to be reliable sources of information(such as the US Census Bureau,
the City of Miami Beach and local real estate professionals).As such,the consultants take no responsibility
for the accuracy of the underlying figures presented in this report but believe that they are fair and accurate
descriptions of North Beach conditions as of the date of this report.
The information in this document is provided for informational purpose only. It does not constitute any
offer,recommendation or solicitation to any person to enter into any transaction or adopt any investment
strategy, nor does it constitute any prediction of likely future changes in prices, rates, figures or any
representation that any such future movements will not exceed those shown in any illustration. Users of
this document should seek advice regarding the appropriateness of making any investment strategies based
on information in this document and should understand that statements regarding future prospects may
not be realized.Opinion,projections and estimates are subject to change without notice.
No member of the Consultant Team is an investment adviser, and is not purporting to provide you with
investment, legal or tax advice.The Consultant Team accepts no liability and will not be liable for any loss
or damage arising directly or indirectly(including special,incidental or consequential loss or damage)from
your use of this document,howsoever arising,and including any loss,damage or expense arising from,but
not limited to,any defect,error,imperfection,fault,mistake or inaccuracy with this document,its contents
or associated services,or due to any unavailability of the document or any thereof or due to any contents
or associated services.
2
The North Beach Community Redevelopment Agency Plan
TABLE OF CONTENTS
1. Executive Summary 5
2. Introduction 8
2.1. Background to the North Beach CRA 8
2.2. Redevelopment Area's Location 8
2.3. The Redevelopment Planning Process 11
3. Administration&Governance 15
3.1. Power and Authority of the Community Redevelopment Agency 15
3.2. Time Requirements to Complete Redevelopment Projects 20
3.3. Conformity with the City of Miami Beach's Comprehensive Plan 20
3.4. Safeguards for Redevelopment Carried out Pursuant to the Plan 21
3.5. Policy Guidelines for CRA Activities 22
4. Existing Conditions 24
4.1. Population and Households 24
4.2. Age Characteristics of the Population 25
4.3. Race and Ethnicity 26
4.4. Income, Employment& Education 27
4.5. Housing Characteristics 29
5. Real Estate Analysis 32
5.1. Miami Beach Real Estate Market Overview and Trends 32
5.2. Redevelopment Area Real Estate Trends and Drivers 33
6. Neighborhood Analysis 39
6.1. Town Center 39
6.2. Normandy Isles 41
6.3. West Lots 41
6.4. North Shore 42
7. Beautification and Infrastructure Analysis 43
7.1. Public Realm Improvements 43
7.2. Traffic and Pedestrian Safety 46
7.3. Multi-Modal Access 47
7.4. Parks,Gardens and Green Spaces 48
7.5. Adaptation Planning 48
8. Redevelopment Plan Concepts 50
8.1. Economic Development Drivers 50
3
The North Beach Community Redevelopment Agency Plan
8.2. Land Use and Zoning 52
8.3. Neighborhood Projects and Impacts 52
8.4. Resilience&Infrastructure 55
8.5. Regional Collaboration and Intergovernmental Coordination 57
9. Goals and Implementation Strategies 58
9.1. Redevelopment Goal 1: Provide Economic Development Opportunities for Businesses, Property
Owners,and Residents. 59
9.2. Redevelopment Goal 2: Invest in Climate Resiliency,Sustainability&Infrastructure 60
9.3. Redevelopment Goal 3:Strengthen Cultural Arts, Branding& Marketing,and Communication 62
9.4. Redevelopment Goal 4: Protect and Enhance the Neighborhood Character 65
9.5. Redevelopment Goal 5: Improve the Quality of Life for Residents and Visitors 68
9.6. Redevelopment Goal 6: Leveraging Resources for Community Redevelopment 69
10. Financial Analysis 73
10.1. A Tax Increment Financing(TIF)Overview 73
10.2. Projected TIF Proceeds Over Time 75
11. Appendices 80
11.1. Appendix 1: Miami-Dade County Resolution No. R-619-20 declared an Area in the City of Miami Beach
to be blighted and accepted the Finding of Necessity Study 80
11.2. Appendix 2: City Commission Resolution No. 2021-31596 created the North Beach Community
Redevelopment Agency. 81
11.3. Appendix 3:Resolution No. delegated certain powers conferred on the County Commission by the
Act to the City and the North Beach CRA to implement the Plan for the Redevelopment Area.82
4
The North Beach Community Redevelopment Agency Plan
1. Executive Summary
In 1969, the Florida Legislature enacted the 6. Industry/Workforce/Economic Development
Community Redevelopment Act, which appears in Organizations,
Chapter 163 Part III of the Florida Statutes (the "Act"). 7. Real Estate and Development Community, and
The legislative intent of the Act was to allow a 8. City Staff.
municipality or county to create community During the public design charrette, the team
redevelopment agencies (CRAB) to assist in the condensed feedback from more than 165 of 580
elimination of slum and/or blighted conditions. Slum attendees and also incorporated initiatives derived
and blight are defined in the Act and must be from previous studies, reports, and master plans of
established within a "finding of necessity" report relevance.The combined effort resulted in a consensus
according to the statute. The findings determine the set of five guiding principles for planning purposes
need for redevelopment and provide the foundation which are as follows:
for the creation of a redevelopment plan to address
slum and/or blighted conditions. Use the CRA to implement existing plans;
Focus on short-term successes that build
The City of Miami Beach, in July 2019,and Miami-Dade confidence;
County, in July 2020, approved a Finding of Necessity Increase resilience;
to create the Community Redevelopment Agency in Attract investment that is transformative, but
North Beach the ("North Beach CRA" or the "CRA"). respectful of context;and
The North Beach CRA Redevelopment Plan (the"Plan")
Build staff capacity to represent North Beach.
is a required component in the creation of the CRA, as
it is a legal guiding document that defines authority Together, the guiding principles and the regulatory
and parameters, while also highlighting restrictions framework governing community redevelopment
and limitations. agencies resulted in the proposed Plan,which presents
redevelopment goals and implementation strategies
The North Beach CRA is designated to cover the area within a legal mechanism for identified methods to
generally described as bounded on the north by 87thutilize CRA funding via tax increment revenue derived
Terrace, on the south by 65 Street,on the east by the from within the designated boundary.
Atlantic Ocean, and on the west by Rue Notre Dame.
These redevelopment goals cover a range of project
Preparation of the Plan was initiated with an extensive types across several implementation dimensions such
process of public engagement,which included a public as scale, scope, cost, time duration, and potential
town hall kick-off meeting followed by a virtual, week-
impact outcomes.
long public design charrette, both of which were
intended to obtain public participation and feedback. Overall,the Plan generally envisions a vibrant, resilient
During the charrette, several thematic focus groups community with a Town Center, increased housing
were organized to listen to and collate views from a density, preservation of historic structures, access to
diverse group of participants, including: recreational amenities, available public parking, and
additional restaurant and retail offerings to support
1. Residents and Neighborhood Advocates,
new and current residents.
2. Business Organizations,
3. Regional Groups, In summary,the Plan proposes six major categories of
4. Historic Preservationists, redevelopment goals and opportunities, as shown in
5. Affordable and Workforce Housing Advocates, the table below.
5
The North Beach Community Redevelopment Agency Plan
No. Redevelopment Goal Description
1 Provide Economic This goal highlights opportunities to improve physical
Development Opportunities for structures, create programs to increase occupancy, and
Businesses, Property Owners, increase the variety of business offerings,as well as access
and Residents to labor and training resources.
2 Invest in Climate Resilience, These are cross-cutting goals and address improvements
Sustainability& Infrastructure necessary to support and implement the goals of the
whole Plan, but focus on urban and landscape design,
engineering and blue green stormwater infrastructure to
build climate resilience to reduce risks from flooding,sea
level rise, storms, high tides, and extreme heat.
3. Strengthen Cultural Arts, This expands on the "unique features" of the
Branding& Marketing, and Redevelopment Area and begins with asset identification
Communication and market positioning. Sample activities include heritage
tourism, branding, marketing and communications, and
signature promotional events.
4. Protect and Enhance the This goal builds on the look, feel, and movement within a
Neighborhood Character residential area. It involves all aspects of land use, lot size,
structure heights, and greenery, while also looking at
business uses, walkable main streets, safe alleyways, and
traffic flow. Sample areas include: Town Center,
Normandy Isles Fountain Area,West Lots and North Shore.
5. Improve the Quality of Life for Quality of Life measures can be highly subjective, but
Residents and Visitors almost always include measures related to access to parks
and public spaces, health and well-being, and
neighborhood quality. Sample activities include
community spaces and enhanced public safety.
6. Leveraging Resources for Funding is achieved through many means including the
Community Redevelopment North Beach CRA Trust Fund, grants, and financing. The
CRA may need to leverage its annual funding to implement
largescale capital projects. Should the CRA choose to bond
or incur other debt to complete capital projects, a
dedicated revenue source in the annual budget will need
to be identified for debt service. The CRA can also utilize
the full range of state, local, federal and other funding
mechanisms for redevelopment depending on the project
under consideration.
6
The North Beach Community Redevelopment Agency Plan
The Plan contemplates the use of tax increment Figure 1 below shows Projections of Tax Increment
financing (TIF) as a tool to stimulate economic Growth in the Redevelopment Area over the next 30
redevelopment and fund the goals and strategies years for three TIF revenue sharing rates to estimate
shown above. The TIF approach estimates the future the potential revenues for the CRA:50%, 75%and 95%
tax revenue to the City resulting from new real estate of the increment (after administrative fees). The TIF
development along with increases to property values analysis uses a simple 3% property value growth rate
for existing properties. At present, the "base year" across the 30-year TIF projection period.
taxable value for the CRA Trust Fund is estimated at These forecasts are not predictions as market
$1.477 billion USD(2020) based on Property Appraiser conditions and property values shift in unpredictable
data. Future revenue projections are based on a 3%
ways. The projections may be updated to reflect
average annual growth rate of the Taxable Value (%); appropriate market conditions and millage rates as of
and current City and County millage rates ($/$1,000 in the time the projections are made.
value).
FIGURE 1:PROJECTED TAX INCREMENT GROWTH IN THE REDEVELOPMENT AREA
95% -75% 50%
$25,000,000
$20,348,799
$20,000,000
" 6,064,841
$15,000,000
$10,709,894
$10,000,000
$5,000,000
$-
N V CO CO O N V CO CO O N V CO CO O
N N N N C) CO CO CO CO �Y In
O O O O O O O O O O O O O O O
N N N N N N N N N N N N N N N
Depending upon which revenue sharing option the Finally,this Plan has been prepared in accordance with
taxing authorities ultimately select, the CRA may the Act. The adoption of this Plan and any subsequent
generate $142 million dollars if the CRA receives 50% modifications or amendments shall follow the required
of the increment, $213 million dollars if the CRA procedures through public hearings and the adoption
receives 75% of the increment or as much as $270 of the necessary resolutions and ordinances.
million dollars if the CRA were to receive 95% of the
increment.
7
IV The North Beach Community Redevelopment Agency Plan
2. Introduction
2.1. Background to the North Beach CRA
Over the last 25 years,several planning tools were created that presented compelling ideas about how to revitalize
the North Beach area in the City of Miami Beach (North Beach is generally considered as the part of the City north
of 63rd Street). Some of the main opportunities that had been proposed in the past still have the potential today
to improve the quality of life for the residents of North Beach. One of the most recent plans for North Beach is
the 2016 Plan NoBe, a master plan that identified projects to revitalize the area.
Since the adoption of Plan NoBe,the City has executed some of the recommendations,such as establishing historic
districts and identifying North Beach
projects in the 2018 General Obligation '� f '' ,
1
(G.O.)Bond.One of the most important .r y .�' . -'tli,�4 $
recommendations the City has !eft _
implemented from the 2016 Plan NoBe } " ��. I►..
was to establish a community ow ,'ir ;7+ _Id":,
redevelopment agency, which the City ,a:., -.-,r. r;::...,.. ,r ._: 4 ',
prioritized in 2019 with the approval of J....Li.
'" iyjy1 ' �'"`►' �' = w -At
the Finding of Necessity for the North • : ."' x = ' ti
Beach CRA. o., 4.._
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2.2. Redevelopment N ' " A� � i 1 • w
� y a � l
Area's Location c''� -;• . . ... r
+.
The following legal description '0". rt : "1 #, 3r
describes that certain geographic area a �a ' { >ri -R
of the North Beach CRA in the City of .77.':;!:-..,,- �° ''�`=r � 0 -y' r--- 'C
Miami Beach, which area is referred to '' ?f,► �. 4 l� ` e
as the Redevelopment Area and is 1, ,j ""' - ' '}1
generally described as bounded on the J., ...,` 3''' • 4+� ►'4
north by 87th Terrace, on the south by ;•\,
65th Street, on the east by the Atlantic 4.''r -° . .. , t t-_--r►+. `"
Ocean, and on the west by Rue Notre ' '�•"' .f li.;A, . ' ./; rf.,
Dame.The Redevelopment Area covers,' a ,, g �. • ‘,..-r•-•_41.--,. ,"
326.4 acres (0.51 square miles). � ,- �. �• ei �.,�� 'Y
u e
. ,,, __, . ,.,
r
5
.. t't'•,s 1� ' .
FIGURE 2:THE REDEVELOPMENT AREA'S A • 7'
Y
BOUNDARIES n ! "': �Glti-r1' ei,' 1t ` S►'
8 ' '7.":".:°='-'
o-.w,....e... ........,.wM Legend 1,. �•'og
_ oa.Mort Beau,CMa
The North Beach Community Redevelopment Agency Plan
Legal Description
Being a parcel lying in a portion Section 2,Township 53 South, Range 42 East, Miami-Dade County,City of
Miami Beach, Florida.
Begin at the intersection of the North line of said Section 2 said line also being the Northern Limits of the
City of Miami Beach with the Erosion Control Line, according to the plat thereof as recorded in Plat Book
105, Page 62 of the Public Records of Miami-Dade County Florida; Thence Southerly along the said
Erosion Control line to the intersection with the extension of the northerly right of way line of 79th Street
(Eulalla St as labeled on plat) Altos Del Mar No.2 according to the plat there as recorded in Plat Book 8,
Page 41 of the public records of Miami-Dade County Florida; Thence Westerly along the northerly right
of way line and its extensions of said 79th Street to the intersection with the Easterly right of way line of
Collins Avenue according to said plat; Thence Southerly along the said easterly right of way line and its
extensions of Collins Avenue to the intersection with the northerly right of way line of 77th Street
(Clematis Street as labeled on said plat); Thence Easterly along the northerly right of way line of said 77th
Street and its extensions to the intersection with the said Erosion Control Line; Thence Southerly along
the Erosion Control Line to the intersection with north line of a 20 foot side alley "Atlantic Heights"
according to the plat thereof as recorded in Plat Book 4, Page 146, of the public records of Miami-Dade
County Florida; Thence westerly along the northerly line of said 20 foot alley to the intersection with the
easterly right of way line of Collins Avenue according to said plat; Thence Southerly along the said easterly
right of way line of Collins Avenue to the intersection with the northerly line of Lot 44 Block 1"Amended
Plat of 2nd Ocean Front Subdivision" according to the plat thereof as recorded in Plat Book 105, Page 62,
of the public records of Miami-Dade County Florida; Thence Easterly along the north line of said Lot 44
to the intersection with the Erosion Control Line; Thence Southerly along the Erosion Control Line to the
intersection with the southerly line of said Lot 44 Block 1; Thence Westerly along the said southerly line
of Lot 44 to the intersection with the easterly right of way line of Collins Avenue according to said plat;
Thence Northerly along the said easterly line of Collins Avenue to the intersection with the easterly
extension the northerly right of way line of 67th Street; Thence Westerly along the said northerly right of
way line of 67th Street to the intersection with the easterly right of way line of Indian Creek Drive; Thence
Northwesterly along the said easterly right of way line of Indian Creek Drive to the intersection with the
south line of Block 15, "Normandy Beach South" according to the plat thereof as recorded in Plat Book
21, Page 54 of the public records of Miami-Dade County Florida; Thence Westerly along the southerly
lines and the extensions of Blocks 15, 16 and 17 to the intersection with the easterly boundary of Block
1, "Ocean-Side Section of the Isle of Normandy", according to the plat thereof as recorded in Plat Book
25, Page 60, of the public records of Miami-Dade County, Florida; The following Ten (10) courses are
according to said "Ocean-Side Section" plat; (1)Thence Southerly along said easterly line of Block 1 to the
intersection with the south line of Lot 17 of said Block 1; (2)Thence Westerly along the said southerly line
of Lot 17 and its extension to the intersection with the westerly right of way line of Bay Drive: (3)Thence
Southerly and Westerly along said right of way and its extension of Bay Drive through the transition to the
easterly right of way line of Rue Versailles; (4)Thence Northerly along the said easterly right of way line
9
The North Beach Community Redevelopment Agency Plan
and its extension of Rue Versailles to the intersect with the northerly right of way line of Biarritz Drive;
(5) Thence Westerly along the northerly right of way line of said Biarritz Drive through the transition to
the easterly right of way of Rue Notre Dame; (6)Thence Northwesterly along the said easterly right of
way and its extensions of said Rue Notre Dame through the transition to the southerly right of way line
of Marseille Drive; (7) Thence Easterly along the said southerly right of way and its extensions to the
transition to westerly right of way line of Bay Drive; (9)Thence southerly along the westerly right of way
of said Bay Drive to the intersection with the southerly line of Lot 10, Block 2; (10)Thence Northeasterly
along the southeasterly extension and the southerly line of said Lot 10 to the easterly line of Block 2 of
said "Ocean-Side Section of the Isle of Normandy"; Thence Northwesterly to the intersection with the
north line of Block 1, "Normandy Beach South" according to the plat thereof as recorded in Plat Book 21,
Page 54 of the public records of Miami-Dade County Florida; Thence Easterly along the southerly lines
and the extensions of Blocks 1, 2 and 3 to the intersection with the easterly Mean High line of a Canal, as
shown on "Park View Island" according to the Plat thereof as recorded in Plat Book 60, Page 6, of the
public records of Miami-Dade County Florida; Thence Northerly along said easterly Mean High Water
Line to the intersection the northerly Mean High Water Line of said Canal'; Thence Westerly along said
northerly Mean High Water Line of said Canal and through transition to the easterly Mean High Water
Line of Tatum Waterway as shown on "Tatum Waterway Subdivision" according to the plat thereof as
recorded in Plat Book 46, Page 2, of the public records of Miami-Dade County Florida; Thence Northerly
along said easterly Mean High Water Line to the intersection with the northerly right of way line of 77th
Street; Thence Easterly along said northerly right of way line and its extensions to the intersection with
the westerly right of way line of Dickens Avenue (Fifth Avenue as labeled on plat) "Altos Del Mar No.3"
according to the plat thereof as recorded in Plat Book 8, Page 41, of the public records of Miami-Dade
County Florida; Thence Southerly along said westerly right of way line and its extensions of Dickens
Avenue to the intersection with the southerly right of way line 75th Street (Allamanda Street as labeled
on plat); Thence Easterly along said southerly right of way line of and its extensions of 75th Street to the
intersection with the westerly right of way line of Collins Avenue "Corrected Plat of Altos Del Mar No.1"
according to the plat thereof as recorded in Plat Book 31, Page 40 of the public records of Miami-Dade
County Florida; Thence Northerly along said westerly right of way line and its extensions of Collins Avenue
to the intersection with southerly right of way line of 79th Street(Eulalla Street as labeled on plat); Thence
Westerly along the southerly right of way line of said 79th Street and its extensions to the intersection
with the westerly right of way line of Collins Court;Thence Northerly along the westerly right of way line
of said Collins Court and it extensions according to said plat of"Altos Del Mar No.3", Plat of Hansworth
Beach Subdivision" according to the plat thereof as recorded in Plat Book 41, Page 2 and Beach Bay
Subdivision" according to the plat thereof as recorded in Plat Book 44, Page 25 of the public records of
Miami-Dade County Florida to the intersection with the northerly right of way line 87th Terrace
(Nasturtium Street as labeled on said plat of"Altos Del Mar No.2" said line also being the North line of
said Section 2 and the Northern Limits of the City of Miami Beach; Thence Easterly along said northerly
line to the intersection with the Erosion Control Line to the Point of Beginning.
10
The North Beach Community Redevelopment Agency Plan
2.3. The Redevelopment Planning Process
The planning process for the North Beach CRA Virtual Public Design Charrette
Redevelopment Plan included extensive public
engagement as detailed below. The comments From Monday, January 11, 2021 through Friday,
received from city staff and the public during this January 15, 2021, the consultant team hosted a series
process informed the recommendations in this Plan to of meetings to engage the community in a public
ensure the community has a voice in the vision for the charrette.
North Beach CRA.
Kick-Off Presentation
2.3.1. Public Engagement
The charrette week started with 150 virtual attendees
Public Town Hall and Kick-Off Meeting to the January kick-off presentation to orient the public
Prior to the public design charrette, the team to the project with similar presentations to the
conducted a public kick-off meeting to introduce the December project kickoff meeting for those that didn't
public engagement portion of the project to the attend,and an overview of the upcoming events of the
community and gain momentum for the upcoming week, as well as a small group exercise to get more
virtual charrette. On December 15, 2020, the City direct feedback. The small group exercise consisted of
hosted a virtual public town hall and kick-off meeting groups of less than eight (8) participants sorted into
attended by over 80 participants. The Administration Zoom breakout rooms hosted by the consultant team
introduced to the public the City's consultant team to lead participants through two exercises. First,
engaged to prepare the Plan, Daedalus Advisory participants were asked which of the following
Services, Dover Kohl & Partners, and Redevelopment categories of potential CRA projects and initiatives are
Management Associates. The consultant team most important: Infrastructure and Resilience,
delivered a presentation that covered background, Transportation and Mobility, Housing and Historic
procedure, and process about the CRA and Preservation, Community Revitalization and Economic
Redevelopment Plan, including the timetable for Development,and Parks and Recreation.The results of
adoption of the Plan in Spring/Summer 2021. which are shown below, with Community
Revitalization and Economic Development as the most
Meeting presentation topics included the powers and important among the majority of participants,
limitations of the CRA, the relationship between the followed by Infrastructure and Resilience. Second, the
Plan and Plan NoBe (2016), and the participatory role participants were asked to identify specific project
of the community that will be instrumental in crafting ideas within the category that was most important to
a Plan that transforms North Beach. Much of the them. These project ideas helped inform the
informational meeting was interactive, consisting of consultant team about content for the Plan.
audience engagement polls and public comment.
During the question-and-answer segment, members of
the public expressed a shared goal for revitalization of
North Beach and the desire for transparency
throughout the process.
11
The North Beach Community Redevelopment Agency Plan
FIGURE 3:AUDIENCE VIEWS OF THE IMPORTANCE OF VARIOUS CRA AREA INITIATIVES
What Categories Are Most Important to You?
40
30
N
20
O
a
0
E
2 10
0
Infrastructure and Transportation and Housing and Historic Community Parks and Recreation
Resilience Mobility Preservation Revitalization and
Economic Development
Project Categories
Charrette Week
During the week-long public design charrette, the consultant team and City staff lead eight (8) focus group
meetings and four (4) open studio sessions, while working on potential design and policy solutions for the
Redevelopment Area.
Virtual Open Studio
Following the kick-off presentation, the consultant team lead virtual open studios available to the public to join
via Zoom and also made accommodations for in-person participation by request. The public was invited and
encouraged to join the team from 11 am to noon and 5pm to 6pm on both Tuesday and Thursday to listen to an
overview of the work produced so far, engage in discussions about the potential solutions, and bring suggestions.
The goal during this time was to identify key priorities and to build consensus on a vision and direction for the
future of the Redevelopment Area and North Beach at-large. The open studio sessions allowed the public to
engage with designers(who could share their screens to show draft work-in-progress)as well as interact with city
officials and other consultants. Residents, business owners, advocates, and developers visited the open design
studio sessions with ideas to further improve the Plan. With almost 60 registrants to each of the four (4) virtual
open studios, generally 20 members of the public participated in the virtual meeting at one time, as the public
could come and go throughout the studio time based on the flexible discussion format.
12
The North Beach Community Redevelopment Agency Plan
Focus Group Meetings
During the charrette week, the consultant team held virtual meetings with specific focus groups to learn about
how current efforts, concerns, and future goals might be included as a part of the Plan.The Focus Groups were
1. Residents and Neighborhood Advocates,
2. Business Organizations,
3. Regional Groups,
4. Historic Preservationists,
5. Affordable and Workforce Housing Advocates,
6. Industry/Workforce/Economic Development Organizations,
7. Real Estate and Development Community, and
8. City Staff.
Focus group participants represented the following groups and organizations:
• Miami Beach United • Miami-Dade County • Miami Beach Adult&
• Stillwater Drive HOA Department of Regulatory and Community Education Center
• Normandy Shores HOA Economic Resources • Greater Miami and the
• Altos del Mar HOA • Miami Design Preservation Beaches Hotel Association
• Miami Beach Chamber of League • Mt. Sinai Medical Center
Commerce • Neighborhood Organization to • CareerSource South Florida
• Normandy Fountain Business Save North Beach • Urban Centric Analytics
Association • Affordable Housing Advisory • Lambert Advisory
• Lincoln Road Business Committee • Kahunah Properties
Improvement District • Miami Beach Community • Claro Development
• Washington Avenue Business Development Corporation • Turnberry
Improvement District • Housing Authority of Miami • Terra Group
• South Florida Regional Beach • Pacific Star Capital
Planning Council • The Beacon Council • FWD Group
• City of Miami Beach • PACE Equity
• Lease Florida
Work-In-Progress Presentation
The charrette week culminated with a "Work-in-Progress" presentation on Friday,January 15, 2021 to summarize
the week's events, present the ideas gathered from the community, show how many of these same ideas were
implemented in other CRAs throughout Florida, and discuss how these ideas would be incorporated into the Plan
going forward.
13
The North Beach Community Redevelopment Agency Plan
ONE word that comes to mind about North Beach NOW
sunshinedelayed
locallife y
acep ote n t i
P a hustratingodern
to rgotte nfamily-focused
corruption funky
charminga,decaying
dilapidateduhurry
�disappointmen`t
colonialoppression slower
neighborhood
ONE word that comes to mind about North Beach IN THE
FUTURE
beautiful walkable ove•built L
FOren'renovated live u ' :I tJ youthful .
S safe re n ovation creative
unique =affordable
impossible venire a�state rising family
destroyedby greedf ri e n d ly scale welcoming
u rise affordablehousing
thriving
The overall goal of the Plan became: "To craft a widely-supported redevelopment plan for the CRA that inspires
residents, investors and public officials with what is possible for Miami Beach's North Beach." The emphasis was
on the phrase "widely-supported." The five (5) guiding principles of the Plan which came out of the charrette
were:
1. Use the CRA/TIF to implement existing plans: The community wanted to see public monies used to
implement community-endorsed existing plans including Plan NoBe, and various park plans, mobility
plans, affordable housing plans, and resilience plans.The community wanted to see funds utilized to help
build the Town Center and make Town Center the "Downtown"for North Beach.The community wanted
to see CRA monies used to upgrade water and sewer infrastructure, stormwater infrastructure and to
support development in the Town Center.
2. Focus on short-term successes that build confidence: Start with "low-hanging fruit" like facade
improvements on historic buildings, repaired storefronts, added awnings, replanted street trees, new
trash receptacles,and new benches. Participants mentioned wanting to improve the look of the area with
signage upgrades to welcome signs, business signs and wayfinding. The community wanted to support
temporary uses, pop-up retail and restaurants, whether in vacant shopfronts or on vacant lots.
3. Increase resilience: Charrette participants talked about how Miami Beach faced major sustainability and
resilience challenges and how CRA funds should not just be limited to beautification. Participants
14
The North Beach Community Redevelopment Agency Plan
expressed a desire to see the City and CRA elevate streets, parks, and buildings, build seawalls and
replenish beaches. Participants wanted stormwater stored under streets and public lands temporarily to
avoid flooding. Some expressed wanting the City to invest in new pumps and pipes to keep North Beach
dry. They talked about "greening up" the neighborhood with more landscaping and trees that could
perhaps be used to mitigate minor rain events. Many talked about making North Beach a complete, multi-
modal place where people are less reliant on cars in order to reduce the island's carbon footprint.
4. Attract investment that is transformative,but respectful of context:Participants requested that the plan
spur business attraction, retention, expansion, and entrepreneurship. Charrette participants wanted to
see the plan increase homeownership as well as business ownership. They wanted to improve the multi-
family districts but also to protect the Naturally Occurring Affordable Housing (NOAH) and continue to
build affordable and workforce housing stock(especially for families).The community expressed wanting
to keep North Beach a family-friendly, unique, beach community that was artistic, chic, and authentic.
Participants wanted the CRA to facilitate the adaptive reuse and resilience of historic structures. They
wanted more entertainment and cultural options and a range of shops and restaurants.
5. Build staff capacity to represent North Beach:The public wanted to see the CRA dedicate staff to attract
investment, connect tenants with empty spaces, interact with business owners and coordinate projects,
programs and initiatives. Participants wanted staff to work with the Regional Planning Council and County
on joint projects in order to leverage local monies to secure matching grants. The public imagined City
staff marketing the neighborhood to investors who would recognize the value of and potential of North
Beach.
3. Administration & Governance
Understanding what is legally allowed and required, impacts CRA implementation strategies and initiatives. The
Administration &Governance section provides guidance as to the functional mechanics of the CRA, its authority,
duties, responsibilities, and policy guidelines that protect and restrict how funds can be used and how decisions
are made.
3.1. Power and Authority of the Community Redevelopment Agency
On July 17, 2019, via Resolution No. 2019-30892, the On February 10, 2021,the Mayor and City Commission
Mayor and Commission of the City of Miami Beach of the City of Miami Beach, via Resolution No. 2021-
adopted a Finding of Necessity, declaring that a 31596 (Appendix 2), established the North Beach CRA.
blighted area exists in North Beach (the North Beach This Community Redevelopment Plan for the North
Redevelopment Area). On July 8, 2020, the Miami- Beach CRA will give the City of Miami Beach the power
Dade Board of County Commissioners via Resolution to implement the Plan, while confirming that the City,
No. R-619-20 (Appendix 1) accepted the Finding of the County, and the North Beach CRA have entered
Necessity and delegated to the City of Miami Beach the into an Interlocal Agreement which provided for a time
powers to create the North Beach CRA and to prepare certain for completion of redevelopment activities and
and adopt a community redevelopment plan (the delineate responsibilities of the North Beach CRA, City
Plan). of Miami Beach, and Miami-Dade County with respect
to redevelopment. Resolution No. (Appendix 3)
15
The North Beach Community Redevelopment Agency Plan
delegated certain powers conferred on the County this Plan or by the Interlocal Agreement between
Commission by the Act to the City and the North Beach Miami-Dade County, the City, and the North Beach
CRA to implement the Plan for the Redevelopment CRA.
Area. The resolution provided for Miami-Dade County Although not required by state statute, an Ad Hoc
to retain specific powers as follows: North Beach CRA Advisory Committee was also created
• Pursuant to section 163.357 of the Act, one to make advisory recommendations to the
member of the County Commission, or a County Administration and the City Commission,from a macro
Commission designee, may be appointed to serve perspective, regarding the North Beach CRA. This
on the North Beach CRA's Board (in addition to the Advisory Committee has certain powers, which can be
other members appointed to the North Beach CRA modified by City Commission:
Board of Commissioners (the "North Beach CRA 1. Providing advisory recommendations regarding
Board" or"Board") the initial creation of the proposed
• The County Mayor or the County Mayor's designee Redevelopment Plan; and
shall designate a Redevelopment Area Coordinator 2. Providing advisory recommendations regarding
(the "Redevelopment Area Coordinator"). The the public projects which would be included in
Redevelopment Area Coordinator shall serve as the proposed Redevelopment Plan for the North
the County's liaison to the North Beach CRA for the Beach CRA, including recommendations relative
Redevelopment Area; to the overall timing, cost efficiencies, and
• All proposals related to amendments to the Plan prioritization of proposed public projects in the
and proposals for indebtedness, loans or bond North Beach Redevelopment Area; and
financing pledging tax increment revenues shall be 3. Provide advisory recommendations regarding
subject to review and approval first by the City the proposed interlocal agreement with Miami-
Commission and then by the County Commission; Dade County relating to the North Beach CRA,
and and all related matters pertaining to the initial
• The City Commission's and the County establishment of the North Beach CRA.
Commission's approval as to amount, duration,
and purpose of bonds, notes, or other
indebtedness,and advances pledging or obligating
tax increment revenues, must be obtained prior to
issuance of any such bond, note, or other form of
indebtedness and advances pledging or obligating
tax increment revenues.
Powers
The powers of the North Beach CRA shall comply with
Chapter 163, Part Ill, Florida Statutes (F.S.) and the
Interlocal Agreement between the North Beach CRA,
the City of Miami Beach, and Miami-Dade County.
All powers provided by the governing statute shall be
granted to the CRA unless specifically prohibited by
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The North Beach Community Redevelopment Agency Plan
Interlocal Agreement Delegation of Powers d. The power to dispose of any property acquired in
the Redevelopment Area at its fair value as
A. With the exception of the community provided in section 163.380 of the Act, for uses in
redevelopment powers that continue to vest with accordance with the Plan;
the County Commission pursuant to section
163.358 of the Act,the North Beach CRA shall have e. The power to carry out plans for a program of
the right and sole responsibility to exercise the voluntary or compulsory repair and rehabilitation
following redevelopment powers specifically of buildings or other improvements in accordance
delegated by the County Commission pursuant to with the Plan;
section 163.370 of the Act, as may be amended f. The power to acquire real property in the
from time to time: Redevelopment Area by purchase, lease, option,
1. The power to make and execute contracts and gift, grant, bequest, devise, or other voluntary
other instruments necessary or convenient to method of acquisition which, under the Plan, is to
the exercise of its powers pursuant to the Act. be repaired or rehabilitated for dwelling use or
related facilities, repair or rehabilitation of the
2. The power to disseminate information structures for guidance purposes,and resale of the
regarding slum clearance and community property, or otherwise put to use for the public
redevelopment. good as set forth in the Plan;
3. The power to undertake and carry out g. The power to acquire any other real property in
community redevelopment and related the Redevelopment Area by purchase, lease,
activities within the Redevelopment Area, option, gift, grant, bequest, devise, or other
which redevelopment may include: voluntary method of acquisition, when necessary
a. Acquisition of a slum area or a blighted to eliminate unhealthful, unsanitary or unsafe
area or portion thereof by purchase,lease, conditions; eliminate obsolete or other uses
option, gift, grant, bequest, devise, or detrimental to the public welfare; or otherwise,to
other voluntary method of acquisition; remove or prevent the spread of blight or
deterioration or to provide land for needed public
b. Demolition and removal of buildings and facilities;
improvements;
h. The power to acquire, without regard to any
c. Installation, construction, or requirement that the area be a slum or blighted
reconstruction of streets, utilities, parks, area, air rights in an area consisting principally of
playgrounds, public areas of major hotels land over highways, railway or subway tracks,
that are constructed in support of bridge or tunnel entrances, or other similar
convention centers, including meeting facilities which have a blighting influence on the
rooms, banquet facilities, parking garages, surrounding area and over which air rights sites are
lobbies, and passageways, and other to be developed for the elimination of such
improvements necessary for carrying out blighting influences and for the provision of
in the Redevelopment Area the housing (and related facilities and uses) designed
community redevelopment objectives of specifically for, and limited to, families and
the Act in accordance with the Plan; individuals of low or moderate income;
17
The North Beach Community Redevelopment Agency Plan
i. The power to construct the foundations and 7. The power to hold, improve, clear or prepare for
platforms necessary for the provision of air redevelopment any property within the
rights sites of housing(and related facilities and Redevelopment Area acquired by the North Beach
uses) designed specifically for, and limited to, CRA;
families and individuals of low or moderate
8. The power to mortgage, pledge, hypothecate, or
income. otherwise encumber or dispose of any real
4. The power to provide, or to arrange or contract property within the Redevelopment Area;
for, the furnishing or repair by any qualified,
9. The power to insure or provide for the insurance
licensed person or agency, public or private, of of any real or personal property within the
services, privileges, works, streets, roads, bridges, Redevelopment Area or operations of the North
public utilities, or other facilities for, or in Beach CRA against any risks or hazards, including
connection with,the Plan;to install,construct,and the power to pay premiums on any such insurance;
reconstruct streets, bridges, utilities, parks,
playgrounds, and other public improvements; and 10. The power to enter into any contracts necessary to
to agree to any conditions that it deems necessary effectuate the purposes of the Act;
and appropriate, which are attached to federal 11. The power to solicit requests for proposals for
financial assistance and imposed pursuant to redevelopment of parcels of real property within
federal law relating to the determination of the Redevelopment Area contemplated by the
prevailing salaries or wages or compliance with Plan to be acquired for redevelopment purposes
labor standards, in the undertaking or carrying out by the North Beach CRA and, as a result of such
the Plan and related activities, and to include in requests for proposals, to advertise for the
any contract authorized by the North Beach CRA in disposition of such real property to private persons
connection with such redevelopment and related or entities pursuant to section 163.380 of the Act,
activities, provisions to fulfill such of the conditions prior to acquisition of such real property by the
as it deems reasonable and appropriate; North Beach CRA;
5. The power to enter into any building or property in 12. The power to invest any community
the Redevelopment Area in order to make redevelopment funds held in reserves or sinking
inspections, surveys, appraisals, soundings, test funds or any such funds not required for
borings, or contamination tests, with the immediate disbursement in property or securities
permission of the owner(s)and to request an order in which savings banks may legally invest funds
for this purpose from a court of competent subject to their control and to redeem such bonds
jurisdiction in the event entry is denied or resisted; as have been issued pursuant to section 163.385 of
6. The power to acquire by purchase, lease, option, the Act,at redemption price established therein or
gift, grant, bequest, devise or otherwise any real to purchase such bonds at less than the
property within the redevelopment area (or redemption price, all such bonds so redeemed or
personal property for its administrative purposes), purchased to be canceled;
together with any improvements thereon;
13. Subject to prior approval of the City Commission discretion of the City Commission and County
and the County Commission, which approval or Commission, the power to borrow money and to
disapproval shall be in the sole and absolute apply for and accept advances, loans,
18
The North Beach Community Redevelopment Agency Plan
contributions, and any other form of financial 15. The power to develop, test, and report methods
assistance from the Federal Government or the and techniques,and carry out demonstrations and
state, county, or other public body or from any other activities, for the prevention and the
sources, public or private, for the purposes of the elimination of slums and urban blight and
Act, and as a condition of the award of such loan developing and demonstrating new or improved
or contribution, to give such security as may be means of providing housing for families and
required and to enter into and carry out contracts persons of low income; and
or agreements in connection therewith; and to 16. The power to apply for, accept, and utilize grants
include in any contract for financial assistance with of funds from the Federal Government for such
the Federal Government for or with respect to
purposes;and
community redevelopment and related activities
such conditions imposed pursuant to federal laws 17. The power to prepare plans for and assist in the
as the Agency deems reasonable and appropriate relocation of persons (including individuals,
which are not inconsistent with the purposes of families, business concerns, nonprofit
the Act. It is the expressed intent of the North organizations, and others) displaced from the
Beach CRA not to issue bonds or use any other Redevelopment Area and to make relocation
form of indebtedness until such time as required payments to or with respect to such persons for
by a development when bonding or indebtedness moving expenses and losses of property for which
is required to complete the project. reimbursement or compensation is not otherwise
made, including the making of such payments
14. The power to make or have made all surveys and financed by the Federal Government; and
plans necessary to the carrying out of the purposes
of the Act; to contract with any person, public or 18. The power to appropriate such funds and make
private, in making and carrying out such plans; and such expenditures as are necessary to carry out the
to adopt or approve, modify, and amend such purposes of the Act; to make a request to rezone
plans,which plans may include, but are not limited any part of the City or the County or make
to: exceptions from, or revisions to, building
regulations; and to enter into agreements with a
a. Plans for carrying out a program of voluntary housing authority, which agreements may extend
or compulsory repair and rehabilitation or
over any period, notwithstanding any provision or
buildings and improvements; and rule of law to the contrary, respecting action to be
b. Plans for the enforcement of state and local taken by such county or municipality pursuant to
laws, codes, and regulations relating to the any of the powers granted by the Act; and
use of land and the use and occupancy of 19. The power to make a request to the appropriate
buildings and improvements and the authority to close, vacate, plan, or replan streets,
compulsory repair, rehabilitation, demolition, roads,sidewalks, ways, or other places and to plan
or removal of buildings and improvements: or replan any part of the City or the County; and
and
20. The power to provide funding to support the
c. Appraisals, title searches, surveys, studies, development and implementation of community
and other plans and work necessary to policing innovations, subject to any budgetary
prepare for the undertaking of community limitations set forth in the Interlocal Agreement;
redevelopment and related activities; and and
19
The North Beach Community Redevelopment Agency Plan
21. The right to exercise any other power that the part, with funds on deposit within the
Florida Legislature grants to community community redevelopment trust fund.
redevelopment agencies after the date of the 3. General government operating expenses
Interlocal Agreement, subject to approval of unrelated to the planning and carrying out of
the exercise of such power by the City the Plan.
Commission, and if approved by the City
Commission, subsequent approval by Miami In addition, Florida Statute section 163.370, Powers;
Dade County. counties and municipalities; community
redevelopment agencies, states: A community
22. Nothing in the Interlocal Agreement is redevelopment agency shall procure all commodities
intended to prohibit the County and the City and services under the same purchasing processes and
from exercising their sovereign powers as requirements that apply to the county or municipality
prescribed by law.
that created the agency.
B. The following powers may not be paid for or
financed by increment revenues: Authority to Undertake Redevelopment
1. Construction or expansion of administrative The Plan has been prepared in accordance with the
building for public bodies or police and fire Act. The adoption of the Plan and any subsequent
buildings, unless each taxing authority agrees modifications or amendments shall follow the required
to such method of financing for the procedures through public hearings and the adoption
construction or expansion, or unless the of the necessary resolutions and ordinances.
construction or expansion is contemplated as
part of a community policing innovation.
3.2. Time Requirements to
Complete Redevelopment
2. Installation, construction, reconstruction,
repair or alteration of any publicly-owned Projects
capital improvements or projects, if such The time certain for completion of redevelopment
projects or improvements were scheduled to projects included in the Plan is 30 years from adoption.
be installed, constructed, reconstructed, The time certain for the completion of redevelopment
repaired, or altered within three years of the projects pursuant to the adopted Plan shall be
approval of the Plan by the County consistent with the Plan,the Interlocal Agreement with
Commission pursuant to a previously Miami-Dade County and Florida Statutes.
approved public capital improvement or 3.3. Conformity with the City of
project schedule or plan of Miami-Dade
County as the governing body which approved Miami Beach's Comprehensive
the Plan, or the City, unless and until such Plan
projects or improvements have been removed An analysis of the Plan's conformity with the City of
from such schedule or plan of Miami Dade Miami Beach Comprehensive Plan (2019) was
County or the City and three years have conducted by City staff and the Local Planning Agency,
elapsed since such removal or such projects or the City of Miami Beach Planning Board, which
improvements were identified in such concluded that the Plan is in substantial conformance
schedule or plan to be funded, in whole or in with the City's Comprehensive Plan.
20
The North Beach Community Redevelopment Agency Plan
3.4. Safeguards for Redevelopment 3. Include a finding by the auditor as to whether
the community redevelopment agency is in
Carried out Pursuant to the compliance with subsections (6) and (7) of s.
Plan 163.387 Redevelopment trust fund.
The North Beach CRA shall be subject to the Florida The audit report for the North Beach CRA must
Sunshine Law and will meet as necessary to carry out accompany the annual financial report submitted by
the business of the Agency. The North Beach CRA the county or municipality that created the agency to
Board has publicly adopted by-laws or procedures to the Department of Financial Services as provided in s.
govern its activities and ratify its administrative 218.32, regardless of whether the agency reports
policies. The by-laws or procedures are the separately under that section and the agency shall
administrative documents by which the North Beach provide a copy of the audit report to each taxing
CRA operates.
authority.
The North Beach CRA shall provide adequate On March 31 of each year, the North Beach CRA shall
safeguards to ensure that all leases, deeds, contracts, file an annual report with the County and City and
agreements,and declarations of restrictions relative to publish the report on the agency's website.The report
any real property conveyed shall contain restrictions, must include the following information:
covenants running with the land and its uses, or other
such provisions necessary to carry out the Goals and A. (The most recent complete audit report of the
Implementation Strategies of this North Beach redevelopment trust fund as required in s.
Community Redevelopment Plan. 163.387(8). If the audit report for the previous
year is not available by March 31,a community
The North Beach CRA shall maintain adequate records redevelopment agency shall publish the audit
to provide for a financial audit each fiscal year by an report on its website within 45 days after
independent certified public accountant or firm. Each completion.
financial audit conducted pursuant to the statute must
be conducted in accordance with rules for audits of B. The performance data for each plan
local governments adopted by the Auditor General, authorized, administered, or overseen by the
and as required by Florida Statues as may be amended community redevelopment agency as of
from time to time. The audit report must: December 31 of the reporting year, including
the:
1. Describe the amount and source of deposits
into, and the amount and purpose of 1. Total number of projects started and
withdrawals from, the trust fund during such completed and the estimated cost for each
fiscal year and the amount of principal and project.
interest paid during such year on any 2. Total expenditures from the
indebtedness to which increment revenues redevelopment trust fund.
are pledged and the remaining amount of such
indebtedness. 3. Original assessed real property values
within the community redevelopment
2. Include financial statements identifying the agency's area of authority as of the day the
assets, liabilities, income, and operating agency was created.
expenses of the CRA as of the end of such fiscal
4. Total assessed real property values of
year.
property within the boundaries of the
21
The North Beach Community Redevelopment Agency Plan
community redevelopment agency as of C. A summary indicating to what extent, if any,
January 1 of the reporting year. the CRA has achieved the goals set out in its
5. Total amount expended for affordable Redevelopment Plan.
housing for low-income and middle- The North Beach CRA shall file all reports necessary
income residents. each year to comply with the "Special Districts"
requirements of the state of Florida.
3.5. Policy Guidelines for CRA 5. The North Beach CRA shall pursue compliance with
the goals, objectives, and guidelines that are
Activities established by the City's development review
The North Beach CRA shall be empowered to take all boards for all development and redevelopment
actions necessary to ensure the successful activities it supports or initiates.
achievement of the Plan goals. Specific activities
recommended to achieve the goals are highlighted in 6. The North Beach CRA shall work towards
Implementation Strategies. More general direction is leveraging the maximum amount of financing
provided by the Concept Plan and the Guiding resources possible to assist in the redevelopment.
Principles. 7. The North Beach CRA shall actively pursue the
The following policy guidelines are provided to assist purchase and/or redevelopment of vacant or
the North Beach CRA and its staff in the abandoned properties in the redevelopment area
implementation of redevelopment programs and as a priority.
activities. 8. The North Beach CRA shall identify and actively
1. The North Beach CRA shall work together with the pursue successful projects in its earliest stages to
City and all of its departments towards the shared increase public awareness and support for its
goals of improving the quality of life for all citizens, longer range challenges and programs.
businesses, and property owners in the 9. The North Beach CRA will actively partner with
Redevelopment Area. both public and private sector entities towards the
2. The North Beach CRA shall work with the private achievement of its redevelopment goals and to
sector, financial institutions, and interested gain the maximum leveraging of assets and
investors to the fullest extent it deems reasonable cooperation.
to facilitate the maximum investment of private 10. The North Beach CRA, in cooperation with local
funds in the Redevelopment Area. residents, businesses, property owners, and
3. The North Beach CRA shall work and communicate development interests, shall seek to identify and
with all interested community groups towards the rehabilitate significant historical and cultural
successful realization of all redevelopment goals elements of the community if viable.
and the successful implementation of all 11. Where appropriate, the North Beach CRA shall
redevelopment programs. encourage and facilitate an integrated system of
4. The Plan shall serve as the primary policy guide and pedestrian circulation, parks, and open space in
provide the primary tools for the City's the Redevelopment Area with special emphasis on
redevelopment efforts within the North Beach providing residents with easy and safe access to
Community Redevelopment Area. commercial locales.
22
The North Beach Community Redevelopment Agency Plan
12. The North Beach CRA shall support and participate 18. The North Beach CRA shall undertake annual
in the provision of an efficient parking system continuous improvement programs and other
throughout the Redevelopment Area. activities that are designed to prevent the
13. The North Beach CRA shall encourage that water recurrence and spread of negative conditions.
distribution systems, wastewater conveyance 19. The North Beach CRA, in cooperation with the
systems, and stormwater drainage systems Miami Beach Police Department, Miami Beach Fire
accommodate present and future demands in a Department, and Code Compliance Department,
timely, cost-efficient, and equitable manner while shall work to create a safe,quality environment for
protecting the health, safety, and welfare of the residents and businesses.
system users and the environment. 20. The North Beach CRA shall work with citizen
14. The North Beach CRA shall support in groups, the School Board of Miami-Dade County,
environmental clean-up activities where and vocational and higher education institutions to
environmental problems are an obstacle to identify opportunities for additional or improved
successful redevelopment. educational facilities, structures, and sites within
15. The North Beach CRA shall provide for priority to the Redevelopment Area.
be given to residents of the redevelopment area, 21. The North Beach CRA shall assist the City and other
and secondly to those of City of Miami Beach, to governmental entities to promote alternative
purchase or lease homes or dwelling units modes of transportation and maximize transit
developed under the North Beach Community facilities and related economic and community
Redevelopment Plan to the extent the law allows. uses.
16. The North Beach CRA shall consider providing a 22. The North Beach CRA shall implement programs
priority to local business entities for their that assist in removing the financial obstacles that
participation in all redevelopment programs to the may occur and prevent otherwise successful
extent it deems legal and in the public interest. redevelopment projects and activities.
17. The North Beach CRA, with the assistance of 23. The North Beach CRA will work in concert with the
neighborhood-based organizations, housing goals of the City of Miami Beach 2040
finance agencies, financial institutions, Comprehensive Plan, in addition to those
government, development interests, and real established by Florida Statutes as they relate to the
estate representatives,shall preserve and enhance Plan.
existing residential areas to provide a variety of
housing opportunities for all income levels.
23
The North Beach Community Redevelopment Agency Plan
4. Existing Conditions
The Existing Conditions section provides a starting point for measuring future success. It identifies the conditions
and/or assets the North Beach CRA should preserve and protect while also identifying conditions to mitigate
and/or improve. It shows changes in demographics, households, and income distributions within the
Redevelopment Area - information that supports later North Beach CRA strategies and tactics. The graphs and
data used in this section apply to only the Redevelopment Area, and all data contained within the section comes
from ESRI, which aggregates date from various government sources, such as the Census Bureau, Bureau of
Economic Analysis and Bureau of Labor Statistics into comprehensive reports for specified geographies.
4.1. Population and Households
The Redevelopment Area is home to
approximately 7,100 individuals, 3,700 FIGURE 4: POPULATION,HOUSEHOLDS&HOUSING UNITS
households and approximately 4,750 (ESRI 2020)
housing units as of the end of 2020 (See
Figure 4). Population — •Households — — Housing Units
g7,300 4,900 b
Looking back over the past decade, — _ _ _ L
population actually peaked in 2018 at nearly 7'200 _ _ _ _ _ _ 4'700
7,200 persons, 3,800 households and just 7,100 4,500
over 4,700 housing units. That said, the 7.000 4300
population in 2020 is higher than at the start 6,900 4,100 g
of the decade and does show growth (albeit 6,600 3,900
in a wave-like fashion, with growth and
6,700 i - 3,700
decline periodically alternating). In fact, the
6,600 3,500
2010-2011 period showed minor decline, 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
followed by roughly three years of very slow
population growth (2012-2015) before a
distinct growth period began from 2016- FIGURE 5:TOTAL CHANGE 2010-2020 BY CATEGORY
2018.
(ESRI 2020)
As shown in Figure 5, isolating just the
absolute growth between 2010 and 2020 224
shows that the Redevelopment Area has
grown by only 224 individuals and 90
146
households over this period. Housing units
increased by 146(net).
90
Although the Redevelopment Area is
geographically small (roughly a half square ;•; -
mile), its population growth remains lower
than would be expected in a similarly sized \
area of a major American city. Households
24
The North Beach Community Redevelopment Agency Plan
4.2. Age Characteristics of the Population
Figure 6 shows the age profile and structure of the population within the CRA's boundaries. The projected
population in 2025 skews older(above age 25),with the largest individual age segments being the 25-34-year-old
and 35-44-year-old groups. Only 21%of the population is under age 25,whereas 30%of the population are in the
two largest age groups. Half
of the population is aged 45 FIGURE 6:THE AGE STRUCTURE OF THE POPULATION AND RECENT CHANGES
or older.
(ESRI 2020)
Looking at the change in the
age structure of a '2075 SCh 1ea0i01'
population can often be o 1,200
more insightful than looking 1'0®
at only the aggregate 800
change in a population in 600
isolation because the age 400
bands that are growing 200 9 0 o
shrinkingprovide clues � JA01
about the area's S 8
-200 -166 -170
attractiveness for families,
-40C
singles, youth and elderly -. 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85+
residents. No set of Age Brackets
population changes by themselves is good or bad, but
generally areas without growth in the younger age FIGURE 7:THE RATIO OF MALES TO FEMALES
cohorts (under 45 years old) are more likely to reflect (>1=MORE FEMALES)(ESRI 2020)
less attractive economic and social conditions than areas
where there is strong growth among those same age 85+ 1111111 iliill111111il11111111 111111111111111111
groups. 8o-84 11111111111111111111111111111 "11111111111111
75-79 11111111111111111111111111111 '111WH1111111
The changes over the 2010-2025 projections (which 70-74 11111111111111111111111111111 1 16
65-69 11111111111111111111111111111 1.4
simply continue the 2020 actual trends out a further five 60-64 11111111111111111111111111111 1.05
years) show that the vast majority of the population 55-59 11111111111111111111111111111 1.02
growth within the Redevelopment Area has occurred in Y 50-54 111111111111111111111111141� o.
45-49 111111111111111111111111 0.79
the 55+age group, with a slightly smaller sized group of m 40-44 IhI111111III11111I11I11h o.
residents leaving in the 25-54 year-old age brackets.Them 3530 3s34 11111111111111111111111111116 o a
- Ilht1111111i11111111I11111111
age groups under 25 years old show very limited growth 25.29 11111111111111111111111111N6 .093
over the 15-year analysis period. 20-24 1111I1111111111111111111111IC 0.96
15-19 11I1111I111111i1I1111Ii111111 .92
The changes shown here indicate that the area is not 10-14 1111111111IIU1111111111N111 1.01
growing or retaining young families,but it is growing and 5 9 lilllllllllllllillilllililll6 0.98
0-a IIIlilllllllllilili1111111111 too
retaining its late middle age to elderly population. Total IHI1111111III1111I11111111111.01
Among age groups 14 and younger,there is a fairly even 050 1.00 1.50
male to female ratio (Figure 7). Males then outnumber Male Female Ratio
females within the CRA's boundaries from age 15 until
25
The North Beach Community Redevelopment Agency Plan
age 54,then females become a majority for all ages above 55,with the female to male ratio becoming increasingly
imbalanced as age increases. For example, by the age of 80+,there are more than 50%more females than males.
4.3. Race and Ethnicity
FIGURE 8:POPULATION:HISPANIC/ NON-HISPANIC ORIGIN
The Redevelopment Area is overwhelmingly
Hispanic in origin (Figure 8) and this share has (ESRI 2020)
increased from 72%in 2010 to 79%in 2020 and
o ■Hispanic Ongin Non-Hispalic origin
a projected 82% in 2025. While other groups
are present and are life-long residents, much of 10i'
90% 20.8% 18.1%
the recent change shows a higher percentage 80% 27.3%
of Hispanic ethnic origin individuals in the area. 70%
60%
Hispanic ethnic origin or heritage does not 50%
specify any particular race. Looking at the racial 40%
identification of residents within the 30%
Redevelopment Area(Figure 9)shows that 85% 20%
10%
of residents identify as white alone, 5.3% 0%
identify as some other race, 4.8% identify as 2010 2020 2025
black alone, 2.9% identify as mixed race and
the remainder are Asian alone or American FIGURE 9:POPULATION:SELF-IDENTIFIED RACE(ESRI 2020)
Indian alone. There is little expected change in
this racial distribution over the 2025
Two or More Races '2.9%
projections.
Some Other Race Alone 11115.3%
Pacific Islander Alone 0.0%
Asian Alone 11.1%
American Indian Alone 10.5%
Black Alone .4 8%
White None 85.5%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90%
26
The North Beach Community Redevelopment Agency Plan
4.4. Income, Employment & Education
4.4.1. Income
Household incomes in the
Redevelopment Area are skewed to FIGURE 10:RESIDENT INCOME BY BRACKET(ESRI 2020)
the lower end of the income band. In .
2020, median household income was .2 2020 �10`
.i 25%
$35,500 and in 2025 it is projected to 20% 22%,
be$38,000. Note that for Miami-Dade =
0 15% 17% 17%
County Area Median Income(AMI)for i 10% 13%
10%i 1
2020 is$59,100. 5% j 6%m 1, 1 ,. ssro6
o% '
As shown in Figure 10, nearly 39% of § § i 0) I I. E ,
all households in 2020 earn under `
$25,000 per year, but a slight § § S § S
improvement is anticipated by 2025, ui r 3 vi w 8
with 36%of households earning below Income Brackets
that amount. In 2020, the largest
number of households within a single
income band are those that earn between $15,000 and$24,999 annually.
Roughly 10% of households in both 2020 and 2025 (estimated) earn $100,000 or more each year. While the
income data in Figure 10 shows a fairly common household income curve above $25,000 per year, the cluster of
households under the $25,000 per year level indicates that the area includes a substantial percentage of
households that would typically be considered to be economically distressed.
27
The North Beach Community Redevelopment Agency Plan
4.4.2. Educational FIGURE 11:RESIDENT EDUCATIONAL ATTAINMENT(ESRI 2020)
Attainment
Educational attainment in the
Graduate/Professional Degree 13.2%
Redevelopment Area is higher than
incomes would suggest. Figure 11 shows Bachelor's Degree 19.1%
that just over 55%of the population have Associate Degree 11.4%
had some college education, and nearly a Some College, No Degree 11.7%
third have a bachelor's or graduate /
professional degree. GED/Alternative Credential 1-2.4%
High School Graduate 30.1%
On the other side of the educational
attainment scale, 30% of Redevelopment 9th 12th Grade, No Diploma 6.0°
Area residents have completed up to a Less than 9th Grade 6.0°
high school diploma, 2.4% had a GED or 0% 5% 10%15%20%25%30%35%
equivalent, and a further 12% have some
or no high school education. Of the total population, then, roughly 45% have a high school diploma or less and
SS% have some college or more.
4.4,3 Unemployment & Employment
At this time, the area's unemployment rate is
FIGURE 12:UNEMPLOYMENT BY AGE BRACKET(ESRI 2020)
higher than the national average - at 7.6%
compared to 6.7%nationally.The disaggregated 2020 Civilian Population 16+in Labor Force
unemployment rates by age shown in Figure 12 Civilian Population 16+ 4,313
provide more insights: young people under the Population 16+Employed 92.4%
age of 24 are unemployed at twice the area's Population 16+Unemployment rate 7.6%
Population 16-24 Employed 8.3%
average: 15.6%. This group, while not
16-24 Unemployment rate 15.6%
numerically large, skews the overall number Population 25-54 Employed 67.6%
and indicates that the Redevelopment Area is 25-54 Unemployment rate 6.8%
either not preparing its young people for Population 55-64 Employed 15.6%
employment or not creating sufficient jobs to 55-64 Unemployment rate 6.7%
absorb its youngest job market participants. Population 65+Employed 8.4%
65+Unemployment rate 7.2%
28
The North Beach Community Redevelopment Agency Plan
Figure 13 shows occupations of employment within the Redevelopment Area with 48% of all employees in the
"white-collar" occupations, 33% in "services" and 19% "blue-collar."
The area's white-collar employment is largely in the
professional and management occupations (16% and FIGURE 13:EMPLOYMENT BY MAJOR INDUSTRY SECTOR
12%, respectively), while sales and administrative (ESRI 2020)
support provide the balance of the white-collar
occupations. White Collar 48.0%
Management/Business/Financial 11.8%
Retail trade is the largest component of the services Professional 16.2%
industry nationally.While not disaggregated here,it is Sales 10.0%
Administrative Support 10.1%
safe to assume that the majority of employment Services 32.9%
within the services industry in Figure 13 is also retail Blue Collar 19.1%
employment. Farming/Forestry/Fishing 0.0%
Construction/Extraction 5.6%
Blue-collar employment is primarily in the Installation/Maintenance/Repair 1.6%
transportation occupations (7.6%), followed by Production 4.3%
Transportation/Material Moving 7.6%
construction (5.6%), then maintenance and repair
occupations.
4.5. Housing Characteristics
The Redevelopment Area household distribution (Figure 14) shows the pattern of habitation among family and
non-family households.
Among non-family FIGURE 14:HOUSEHOLDS BY TYPE&SIZE(ESRI 2020)
households, the vast majority
(79%) are one-person 1,800
Family •Non-Family
households.21%of non-family 1,600
households include two
persons. There were no three 1,400
or more-person non-family 1,200
households in the 2014-18 -°
0 1,000
1,019
dataset ESRI has taken from
the Census Bureau's American 800
2
Communities Survey(ACS). 600
Among families, the 400
353
household sizes ranged 200 235
between two person 0 0 0 78 0 0 0 1 0
households (60% of the total), 0
1-Person 2-Person 3-Person 4-Person 5-Person 6-Person 7+Person
three-person households
(21%),four-person households
(14%)and five-person households(5%). Because of the relatively older population average of the Redevelopment
Area, it is a safe assumption that some high portion of the family households include extended family members.
29
The North Beach Community Redevelopment Agency Plan
Figure 15 shows that rental units in 2020 FIGURE 15:HOUSING UNITS BY TENURE(ESRI 2020)
are the dominant form of housing units in
the Redevelopment Area (63% of all 5,000 4,754 4,817 5,000
4,627
occupied units), with owner occupied 4,500
units being 15%of the total housing stock. 4,000 931 1,017 1,051 4,500
The data shows that 21% of the housing 3,500 4,000
units in the Redevelopment Area are 3,000
2,500 3,500
vacant.This number may be accurate, but 2,000
it may also be a reflection of data 1,500 2,867 3,024 3,037 3,000
reporting inconsistencies. Such a high 1,000 2,500
number of vacant units is rarely seen in a 500
market with even moderately attractive 0 2,000
2010 2020 2025
structural features.
•Renter 41 Owner Vacant
Figure 16 reflects the distribution of
values among owner-occupied housing
units showing a slightly leftward skewed
bell-shaped curve, with the largest single FIGURE 16:OWNER-OCCUPIED HOUSING UNITS BY VALUE
value grouping of units (18%) being (ESRI 2020)
valued between $300,000-399,000.
20%
While the valuations above and below m 18%
this level are similar in shape, there are E4%
few units valued at under$100,000 (10% 0112%
N 10%
of all owner-occupied units) and even o a%a%
% Eli i III
fewer valued over$1 million(roughly 6%).
3 2% % - IIiIih 0%
That said, there are a large number of O o%
0 0) 0) 0) 0) 0) a) a) a) aI +
owner-occupied housingunits valued c o a) a) lr a) a) a) a) a) a) o m o m o
P
0 0
3 0 ai ai ai a; ai ai ai of a 4 a 4 a o
over $500,000: nearly 25% of the total o ifl a) 2 a) 2 a 0) o 8 r o
8
owner-occupied housing stock is valued o ""''�'
�
0 0 0 0 0 0 0 0
at this level or higher. � o 0 0 U) o 0 g o
69 69 69 3 U
30
The North Beach Community Redevelopment Agency Plan
The owner rental ratio by age group can be FIGURE 17:OWNER-RENTAL RATIO BY AGE BRACKETS
assessed using U.S. Census data from 2010
(provided by ESRI), which is less recent but (ESRI 2020)
likely to remain directionally true. This ratio
1.00
compares the number of owners with the 088
0.90
number of renters within a given age bracket. .
0.80
A value of 1.0 would mean that there are an \ 0.69
0.70
equal number of owners as renters, while a
oso
value less than 1.0 would indicate more 0.47 `
renters than owners. A value over 1.0 would 050
\ \
show that there are more owners than 0.40 029 0.35 \ \
renters. 0.30 0.23 024
020 0.12
Typically, in the U.S., the home ownership 0.10 0.07 1/4w
rate rises with age. As seen in Figure 17 the • N `S 'N. „\ \ \ ,"1
ratio of renters to owners in the CRA area also Total 15-24 25-34 35-44 45-54 55-64 65-74 75-84 85+
grows with age, and peaks in the 75-84 year-
old age bracket at 0.88(meaning there are almost as many owners as renters in this age bracket). In the Under 45
year-old age brackets, owners never exceed more than 23%of the relevant age brackets. Homeownership tends
to add stability to neighborhoods, even in areas with long-term rental populations.
Finally, looking at gross rents paid by
FIGURE 18:GROSS RENT AS A PERCENTAGE OF HOUSEHOLD INCOME
renters over the past twelve months, the
data shows that over one-third (36%) of IN THE PAST 12 MONTHS(ESRI 2020)
renter households pay 50%or more of their 40% 35.8%
income as rent (Figure 18). Since federal 35%
30%
guidelines approximate renter housing 25%
stress as paying more than one-third of 20%
12.9%
income towards rent, this high proportion 15% 9.8% 9.8% 9.2% 9.5%
10% 6.5%
of households paying such a high 5% 0.7% 3.9% 1.8%
percentage of their income would clearly 0% FF FF
E Fd 3 S Fd o
qualify as income stressed or cost g 8 z
U
C C C C C C C C C C B
burdened. 'a r, 's o o o 0 a
cf, of, a en o at a,, o ¢ g
Roughly one-third of the households in the a N NA , F Tg U
a.
Redevelopment Area pay rents that are b - o N M C a
e5
under the 30% of income level and would
not be considered income stressed, but 61%of all renter households within the CRA's boundaries pay at least 30%
of their income for rent. Measures to improve rental housing affordability, likely in combination with economic
development efforts that aim to increase income levels, could produce positive impacts on the Redevelopment
Area's residents.
31
The North Beach Community Redevelopment Agency Plan
5. Real Estate Analysis
The Real Estate Analysis section is key to understanding market forces for the area's inventory, availability,
classification, and rates. It also provides a review of real estate trends that will likely impact the baseline demand
and future outlook for various real estate uses within the Redevelopment Area. Implementation strategies related
to the Real Estate Analysis section would involve the CRA's authority to acquire, dispose of, and/or redevelop
properties in pursuit of Plan goals.
5.1. Miami Beach Real Estate Market Overview and Trends
Every real estate market across the country was impacted by the COVID-19 pandemic. Related government
emergency orders issued across every state all but shut down real estate markets, and Miami-Dade County was
no exception. Employment trends among regional and local economies are generally correlated to long-term real
estate trends.According to data from Track the Recovery' (https://www.tracktherecovery.org), as of October 22,
2020, Miami-Dade County employment rates among workers in the bottom wage quartile decreased by 12.2%
compared to January 2020(not seasonally adjusted).
FIGURE 19:ECONOMIC IMPACTS FROM COVID(TRACKTHERECOVERY.COM 2020)
Oct z2,2020 oct 22.2020
+2.8%
+3.99/0 y ♦—s„.
High Wage -2.7%
('SOON) t ra,am,
-1.3% 5.8%
Middle Wage 2.tkaenvnt.
(521N-S6010
-12.2%
• Low Wage
(<S21g)
Aug t Oct 1
>O en
tan as Jun 1 Aug 1 Oct
2010 ,10-x.. ..,. o ,79
Ayr 25
Jan 20• stimulus Payments
First U.S.COVID-10.Case scare
Apr 15
Stimulus Payments
Start
1 Opportunity Insights Research and Track the Recovery are projects based at Harvard University,where a team of researchers and
policy analysts work together to analyze new data and create a platform for local stakeholders to make more informed decisions.
32
The North Beach Community Redevelopment Agency Plan
Development and leasing activity are returning to the Miami-Dade County real estate market after suffering from
various government mandated shutdowns and other restrictions. Miami's overall employment rates decreased
by-2.7%compared to January 2020 (not seasonally adjusted) after a strong rebound in the third quarter of 2020.
According to analysis by the U.S. Bureau of Labor Statistics, Miami-Miami Beach-Kendall had an unemployment
rate of 7.9%in December 2020, down from 15.2% in July 2020.
Despite the steep economic downturn following the COVID-19 pandemic,the Miami real estate market including
North Beach and the Redevelopment Area has been stable during a time of relative uncertainty. In discussion with
brokers from Cushman & Wakefield and real estate research reports from Colliers, a number of factors are
impacting the real estate market currently: job losses in leisure and hospitality, trade, transport and utilities,
education and even health care. However,some positive trends can be seen with employment sectors to gain jobs
year-over-year (YoY) in manufacturing, adding 2,600 new positions and in Construction and Financial Activities
with 1,300 and 200 new jobs respectively(Cushman &Wakefield Miami-Dade Office Q4 2020 market report).
The Greater Miami economy has experienced a significant slowdown in new lease deals. In particular, the office
market has been deeply impacted: new lease deals totaled approximately 1.4 million square feet in 2020,a 47.3%
decline from year prior and the lowest amount since 2003. Approximately 34% of the total leasing volume
occurred in the first quarter of 2020 before the pandemic mandated shutdowns.
Within the 12 major sub-markets in the Miami-Dade area,most new office activity remains centered in the Brickell
Avenue,Coral Gables and Airport West sub-markets where amenities such as mass or rapid transit,contemporary
retail, fitness and athleisure outlets are
more accessible. On the retail front, the
Miami Beach sub-market has also been
impacted. North Beach reports some 79 St,awate,Park
vacant stores. i"SCAYNE PO
5.2. Redevelopment Area
Real Estate Trends and
B sc., Po.ni
Drivers
Based on a Cushman & Wakefield 1111#w�1�'^ :
assessment of the Redevelopment Area • 4,04474
boundaries shown in Figure 20, the 0)*`. S�
Park View
current real estate mix seen in the Island *•'1+^,
LI ra f„ �1 �'A���$��* �ry
designated area was analyzed for keyr►>> ��,•' o��� %�?l yrA\
g Y :�1►? � 1"it♦1^ 0417,
insights about the Redevelopment Area's 00,04* r� 4i�
real estate market. ( %)
Normandy Isar dk,c�•
Park 8 Poop.
FIGURE 20:CRA MARKET DATA(CUSHMAN f,
&WAKEFIELD 2021) LaGorce
Island o
-Allison.Park
33
The North Beach Community Redevelopment Agency Plan
5.2.1. Overview
AJanuary 2021 CoStar-generated real estate profile for the
Redevelopment Area provided the following real estate FIGURE 21: REDEVELOPMENT AREA BUILDING
composition: COUNTS(CUSHMAN&WAKEFIELD 2021)
There are an estimated 309 properties with a total rentable Categories Total Number
building area (RBA) of 3.9 million square feet currently. 1 Total MF apartment unit: 3,078
Note that the number of individual properties does not 2 MF Buildings 191
3 Office 15
necessarily correspond to taxable entities. Most of the RBA 4 Retail 98
(nearly 60%) listed in the Redevelopment Area is Class C 5 Retail Strip Center 5
real estate. Generally, Class C is the lowest classification
available for real estate. Typically, Class C real estate describes building stock that is more than 20 years old,
located in areas that are removed from the central business district, and residents fall within lower area median
incomes. Such buildings often lack building components and amenities associated with Class A or B real estate,
such as central climate control, elevators, and parking options. Note that these classifications can be subjective
and vary widely among markets.
FIGURE 22:RENTABLE BUILDING AREA BY CLASS(CUSHMAN&WAKEFIELD 2021)
A B C (blank) Grand Total
Multi-Family 292,000 1,003,496 1,733,102 8,612 3,037,210
Office 92,750 92.199 184,949
Retail and Strip Centers 48,725 225,380 438.902 11,601 724,608
Grand Total 340,725 1,321,626 2,264.203 20,213 3,946,767
The North Beach CRA Finding of Necessity conducted in 2019 (pre-pandemic) reported residential vacancy rates
at 23% within the proposed boundary compared with a countywide residential vacancy rate of 11.4%. In 2019,
CoStar identified nine (9) vacant properties in the area measuring some 36,382 square feet. This vacancy rate is
higher than the citywide vacancy rate of 6.2%, and the countywide rate of 3.9%. The office stock as of 2020
remains small at some 185,000 square feet or 5%of the total rentable area.The Miami Beach submarket including
the CRA area saw no significant new office construction during 2020.
There is only one major affordable housing complex in the Redevelopment Area funded by the City of Miami
Beach---the Lottie Apartments located at 530 75th street, comprised of 9 rental units and where affordability is
preserved through 2050 (see Figure 23).
34
The North Beach Community Redevelopment Agency Plan
FIGURE 23:AFFORDABLE HOUSING DEVELOPMENTS WITHIN MIAMI BEACH
Affordable Housing
- City Boundary
- CRA Boundary
• Affordable Housing Units
••
••
•
NE 79th ST
•
•
j
II
•
I- 1 9
•
••
I' ' • •
•18 O
•
•
••
• •
.
i
A
35
The North Beach Community Redevelopment Agency Plan
5.2.2. Residential
Today, the Redevelopment Area has more than FIGURE 24:NORTH BEACH CRA RESIDENTIAL SUMMARY
180 residential buildings that include more than (CUSHMAN&WAKEFIELD 2021)
3,000 apartments (Figure 24). The class
distribution is skewed heavily towards Class C Multi-Family Units by Building Class
properties with some 74%in this category. Units %of Total
Class A 242 7.9%
As the largest component of the Redevelopment Class B 555 18.1%
Area's real estate stock, residential properties Class C 2270 74.0%
(and future development) are critical Total 3067 100.0%
components to the area's tax base.
As the majority of the residential housing stock is considered to be at the Class C level,there are likely a number
of initiatives that could improve the quality and taxable value of the existing housing stock, whether through
improved maintenance or renovations.
Although there are a number of sizable mixed-use residential developments working their way through the
permitting and development process,the overall residential development pipeline remains less active than would
be expected for Miami Beach. Beneficially, however, most of the anticipated projects fall within or near the 71st
Street area,which will help to enhance that area as a center of gravity for new development.
5.2.3. Retail and Office
Countywide
The office market is driven by business demand for employee and customer service functions. It tends to house
corporate and administrative staff whose co-location facilitates meetings and productivity(though this is changing
post-COVID).
Recent changes in the overall office market in Miami-Dade County are shown in Figure 25.
FIGURE 25:CHANGES IN THE MIAMI-DADE COUNTY OFFICE MARKET(CUSHMAN&WAKEFIELD 2021)
SPACE DEMAND/DELIVERIES OVERALL VACANCY&ASKING RENT
$45
AI :: Ififflflfflfflfflhj ::
�•
Se si
ri 2C1g ,'D 2020
2016 2017 2018 2019 2020
• ... an c �' • ..,: , , , moms Asking Rent,$PSF Vacancy Rate
36
The North Beach Community Redevelopment Agency Plan
Looking first at new construction and market absorption, a key takeaway is that, through Q3 2020, there was a
net loss of nearly 400,000 SF in the Miami-Dade County office market as tenants either let leases expire or actively
exited the office market.
Office vacancies are particularly troubling because office tenants often maintain their own ecosystems of retail
operations around large corporate tenants.When the office tenants leave,the retailers may not be able to survive
if the office space remains vacant for more than a few months.
Additionally, office landlords will lower asking-rents or offer incentives to new tenants to fill vacant spaces,which
tends to dampen the overall rental growth market,as existing tenants are often unwilling to accept strong rental
growth rates when new tenants are getting much better economic terms.
While the current Miami-Dade County office market is estimated to be 15%vacant with rents stable in the mid-
$30s per square foot range, the impacts of COVID are far from over and many corporate tenants are actively
looking to maintain a large portion of their workforce as remote staff, at least on a flexible basis.
These forces will work against largescale office development in the Redevelopment Area until or unless a large
corporate anchor establishes a presence in the area (or commits to a sufficiently long-term lease to allow for new
development to be financed).
Redevelopment Area
Real estate investment in the Miami metro area has remained firm throughout 2020-2021 amid the COVID-19
economic crisis, with entrepreneurs, investors, and developers setting their sights on Miami's office, retail and
even residential markets. Many of these "new-to-market" firms that have made Miami their home are in the
technology or financial services industries, retail conglomerates,and other corporate tenants with needs that are
generally Class A buildings with larger floorplates.
North Beach and the Redevelopment Area have not been attractive to such tenants for a variety of reasons. The
existing office market is very small, with 15 buildings, characterized mostly as Class C and a few Class B buildings.
This amount is insufficient to create the critical mass necessary to attract mainstream tenants or entrepreneurs
seeking a "cluster effect". Additionally, Class B and C properties generally lack the type of amenities that the
technology or tech-related workforce have come to expect.
FIGURE 26::REDEVELOPMENT AREA OFFICE AND RETAIL RENT SUMMARY(CUSHMAN&WAKEFIELD 2021)
Rent From $ - $20.01 $30.02 $40.03 $50.04 $60.05 $70.06
Rent To $ 20.00 $30.01 $40.02 $50.03 $60.04 $70.05 $80.06
Office 3 7 5
Retail&Strip Centers 11 54 26
Totals 2 14 61 31 5 4 1
Brokers convey that overall asking rents within the CRA's boundaries remain steady for existing properties across
the real estate mix — most landlords have postponed improvements and price escalations for now. Class B
properties are at the higher end of the pricing range with peak rates in the category still more competitive than
South Beach or other districts on the mainland.
37
The North Beach Community Redevelopment Agency Plan
Retail offerings in the Redevelopment Area remain pandemic levels of travel and tourism have yet to
varied. Recently, retail closings (from both COVID-19 return and, nationally, hotel average daily rates(ADRs)
related impacts and structural changes impacting the and vacancy rates remain at levels below their
retail market in general)are forcing cities and retailers historical trends (Figure 27).
to think creatively about how best to reimagine the That said, North Beach does have fantastic beaches
retail experience and retail shopping districts. that are far less crowded than those in South Beach.
People still crave social interaction and the tactile It's ability to provide a unique hospitality experience
aspects of retail therapy remain as attractive as ever, for residents and visitors should not be discounted.
but maintaining competitive cost structures with Examples of hotels within the North Beach
enhanced safety measures does create a challenge for Redevelopment Area are:
retailers.
Baltic Hotel: 12 guestrooms;ADR $80+
The projects mentioned previously (in the residential
discussion) may help to kickstart a wider retail genesis Carillon Wellness Resort: 110 guestrooms;
in the area as both landlords and retailers become ADR$500+
more innovative in their retail experience offerings. The Broadmoor Hotel: 87 guestrooms; ADR
5.2.4. Hospitality $110+
Compared with the remainder of Miami Beach, the The Deauville Beach Resort: shuttered
Redevelopment Area's hotel offerings are limited and following an electrical fire in July 2017, the
generally not in competition with the hotels in Mid oceanfront property is a historical gem with
Beach and South Beach. For the most part,vacationers viable development potential. Its future
looking for the Miami Beach experience look to the remains undetermined.
Architectural District in South Beach,with North Beach Economically, the hospitality industry employs large
attracting a different clientele that desires its low-scale numbers of Miami-Dade County workers(though often
and laid-back neighborhood character or friends and at moderate wages), but supports a broader tourism
relatives visiting residents who live in North Beach. ecosystem that impacts nearly every other business
Similar to the office and retail markets, the hospitality industry in the area.
industry remains under pressure as much of the pre-
5.2.5. Industrial
FIGURE 27:NATIONAL ADR AND REvPAR TRENDS There are no industrial properties within the
(HORWATH 2020) Redevelopment Area at this time. Land prices in the
North Beach submarket are relatively high compared
with property typically suitable for industrial
5135.00
development. Rather, North Beach real estate appeals
5170.00 I
to residential and retail developers given the
$105.00
neighborhood's access to beaches and recreation. In
590.00
addition, the North Beach submarket is less suited for
575.00 industrial development given the relative distance
560Ao{ from interstate access and nearby competition from
54600 existing industrial property clusters near Miami
53000-' ----- -------- International Airport and Doral.
2011 2012 2013 2014 2015 2016 2017 2016 2019 C0 dP
38
The North Beach Community Redevelopment Agency Plan
6. Neighborhood Analysis
The statutory requirement that a redevelopment plan include a neighborhood impact analysis underscores the
reality that redevelopment impacts the surrounding neighborhood. In order to assess potential and unanticipated
impacts, it is necessary to understand the character and dynamics of the underlying neighborhood. The Plan's
Neighborhood Analysis section will address four neighborhoods within North Beach, all of which contain portions
located within the Redevelopment Area. Each neighborhood has its own character and contributes to the
uniqueness and vibrancy of North Beach. Based on these attributes, each neighborhood will have its own set of
Redevelopment Implementation Strategies as discussed further in section 8.4.
6.1. Town Center
The center of community life in North Beach is found along 71st Street and includes the surrounding areas from
69th Street north to 73rd Street and extending from Normandy Isle to the ocean. The primary east-west
thoroughfare,71"Street,is considered the"main street"of Town Center. It serves as one of Miami Beach's limited
connections to the mainland and the only such connection located in North Beach. Composed mostly of
commercial and civic spaces,the Town Center is intended to be the center of activity for North Beach.The entirety
of the Town Center area lies within the North Beach CRA boundary.
In the 2016 Plan NoBe, the following vision was contemplated for an active Town Center: a balanced mix of
transportation options, including efficient buses, a connected bike network, walkable streets, and a connected
street network for all modes of travel, including cars. Revitalized and new efficient buildings will help to build
enough critical mass of mixed-income residents and businesses to support new dining and shopping along 71st
Street. In addition, more public uses and commercial amenities can be brought into the Redevelopment Area so
the Town Center becomes a destination instead of a place people pass through to get somewhere else. During the
public engagement process of the Plan,the design ideas from Plan NoBe were still largely supported by the public
as initiatives to be funded by the North Beach CRA.
Following Plan NoBe,the critical element necessary to plan for creation of a Town Center was seeking legislative
approval of a floor area ratio (FAR) increase, which was approved by the electorate in a November 2017
referendum. In addition to enacting a FAR increase to 3.5 in Town Center, the City Commission enacted a series
of amendments to the City's Land Development Regulations with the goal of enabling development of larger
buildings in Town Center with 71St Street serving as a main street. See the current zoning map with the North
Beach CRA boundaries shown in Figure 34.
39
The North Beach Community Redevelopment Agency Plan
FIGURE 28:AREA-WIDE ZONING MAP WITH CRA BOUNDARY IN RED
Road elevation,
stormwater, water and ' " a`
sewer and other __
infrastructure
improvements may
need to be undertaken ,�
in order to stimulate
investment from ■
developers, not only in IJ
Town Center, but also
in the remainder of
II
North Beach.
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1111111)TC-2 North Beach Town Center mixeduseencourage other
-TC-1 North Beach town Center resIdemlal/amce
modes of access to TC 3Iq North Beaty awn Center residential/u,Bce wiM coMTonal
Town Center have yet
to be implemented. Rush hour and peak time congestion along 715` Street make ordinary travel around North
Beach more difficult.The car-centric design of the 71'Street roadway also contribute to an unpleasant experience
for commuters on bike or on foot. These factors restrict the number of visitors the area can accommodate. If
modes of mobility and access are diversified, and biking and walking are rendered safer and more enjoyable to
undertake,traffic and short car trips for daily needs will be reduced.
40
The North Beach Community Redevelopment Agency Plan
6.2. Normandy Isles
Normandy Isles is the southern half of the Island project helped improve an important gathering space
of Normandy, composed mostly of single-family for Normandy Isle, the plaza still lacks optimal
homes, small apartment buildings, and low-rise pedestrian and bike-friendly access. For example,
commercial spaces. The eastern quarter of increasing the number of pedestrian crossings to the
Normandy Isles is listed on the National Register north across Normandy Drive would help residents and
of Historic Places and attained local historic visitors navigate the Fountain area.
designation following a strong recommendation in In general, the lack of shade, narrow sidewalks, and
Plan NoBe. The Normandy Isles Historic District speed of traffic along 715` Street from Indian Creek
encompasses approximately 82 acres and contains 14 Drive to Normandy Drive is a hinderance to walkability
blocks with 237 buildings.Of the 237 buildings,201 are between Normandy Isle and Town Center.West of Rue
considered as contributing to the historic character of Versailles Drive along 715`Street and Normandy Drive,
the historic district.The remaining 26 non-contributing the accommodation for bicycle travel consists of one
structures are either less than 50 years old or have shared lane along one of the busiest roadways in North
been significantly altered such that they are no longer Beach, which creates an inhospitable environment for
true to their original historic character. In addition to cyclists. While focusing on improvements to
the Normandy Isles Local Historic District, Plan NoBe commercial and civic spaces centered around the
also recommended creation of a neighborhood fountain, there should also be adequate focus on
conservation overlay. The easternmost portion of multi modal access between Town Center and
Normandy Isle is within the CRA boundary, from Rue Normandy Isle.
Notre Dame on the west and the 715` Street bridge to 6.3. West Lots
the east; and a northern boundary of Marseille Drive �h
The West Lots consist of eight blocks, from 79 Street
to Biarritz Drive on the south, between Rue Notre
Dame and Rue Versailles Drive, and even further south to 87th Street, which front along Collins Avenue across
from the North Beach Oceanside Park. Some of these
to that portion of Bay Drive between Rue Versailles
blocks serve as municipal parking lots for North Beach
Drive east to the water's edge.
Oceanside Park and the beach beyond. The West Lots
The Normandy Fountain area,also known as Vendome are large enough to accommodate parking, as well as
Plaza,serves as the community and commercial center additional uses that are desired by the community such
of Normandy Isle and could develop into a vibrant, as open space and/or redevelopment opportunities.
pedestrian-oriented shopping district with a strategic The West Lots could provide the largest, continuous
combination of protection and enhancement. To oceanfront-adjacent development opportunity in the
accomplish this, the Normandy Fountain area must City. If redevelopment of the West Lots involves a sale
transition from its current automobile-centric layout in or lease of ten years or more, voter referendum
order to accommodate pedestrian movement and approval is required. G.O. Bond project #29 includes
transit connectivity. Upon completion of this report, funding for repurposing the West Lots as cohesive
the Normandy Fountain and Rue Vendome Plaza mixed-use space for recreational/civic/neighborhood
underwent redevelopment to create an open and activity.
grade-level public plaza.The City improvement project
The West Lots present an unparalleled opportunity to
included associated traffic signalization adjustments,
construction of the public plaza, landscaping, lighting spatially shape a robust edge to the North Beach
Oceanside Park close to the ocean. These sites boast
and other improvements necessary to encourage
valuable addresses that could accommodate a broad
public use as a gathering place for civic use. While the
41
The North Beach Community Redevelopment Agency Plan
range of potential uses providing tremendous public 6.4. North Shore
benefit and use.The West Lots are zoned Government The North Shore neighborhood is partially within the
Use and are separated by a narrow alleyway from the Redevelopment Area and is situated between the
adjacent RM-1 (Residential multifamily, low intensity) ocean and the Tatum Waterway, extending from the
zoning district to the west. These parcels are of a Town Center up to the northern City limit at 87th
relatively consistent size, approximately 175 feet by Terrace. North Shore is characterized by multifamily
300 feet. The lots are currently a mix of undeveloped housing of relatively low height —two to four stories.
open blocks, public surface parking lots,Ocean Rescue In 2009,the majority of the North Shore neighborhood
operations,and the former site of the historic log cabin obtained National Register designation,a bold move to
that now includes a mix of other city uses. preserve the large stock of structures built in the
A major component to developing the West Lots will Miami Modern vernacular; and as a result of Plan
be Collins Avenue as a major mobility corridor, also NoBe, in 2017, a portion was designated as a local
addressing how it currently acts as a barrier between historic district, which affords it the highest level of
North Beach Oceanside Park and the West Lots. In Plan protection available. Lots and blocks within North
NoBe, Collins Avenue was depicted as a multi-modal Shore are fairly regular, with larger development lots
street and an important segment in the future multi- and more density concentrated along the Harding
modal transportation network in North Beach. Avenue and Collins Avenue corridors. North Shore is
Connectivity can be achieved with additional the home of a significant proportion of the lower-
crosswalks and other methods to increase mobility, income workforce, and how it develops was a point of
concern for participants of the Public Design Charrette.
Many were concerned about maintenance of the
current housing stock in North Beach both in terms of
affordability and resilience.
42
The North Beach Community Redevelopment Agency Plan
7. Beautification and Infrastructure Analysis
The Beautification and Infrastructure Analysis section identifies existing conditions of infrastructure, how they
have been addressed and improved since Plan NoBe, and what improvements are still needed for enhancement
of the North Beach CRA.This section plays a pivotal role in strategies for branding, marketing, quality of life, and
business attraction. All images with potential improvements that are shown in this section are indicative to
provide visual examples and are not meant to be literal examples of what the North Beach CRA will create in the
places shown.
7.1. Public Realm Improvements
Public realm improvements are a common theme for North Beach CRA funded projects.The streets are important
interfaces between the public and private realm. A good streetscape has a positive impact on the quality of life
for the residents, visitors, and business owners. Walkable environments improve the mental and physical health
of the residents. Increased foot traffic potentially boosts the sales of businesses. In the era following the COVID-
19 crisis,outdoor public space has become especially important, because a lot of common activities are restricted
from being indoors and have moved out to the street. During participant polling conducted in the charrette kick-
off public meeting presentation, the majority of participants indicated that they were interested in seeing CRA
funds spent on facade improvements. As walkability and pedestrian and bike access will be addressed in
subsequent sections,streetscape improvements will refer to the beautification of the public realm—the sidewalk
—and how it can work to support economic development.
FIGURE 29:EXISTING CONDITION OF A STREETSCAPE
7.1.1. Signage -- ,"`
Tactical improvements _.
such as adding new
signage, banners, and
awning requires very
minimal effort but
P„�y
significantly changes =
people's visual perception II I•
of a place. Signage and
banners help strengthen ' r
I, 114
the identity and sense of ' '� � '~
place. Well-designed
signage can reflect the111 j
style and context of the a� ' - ” ...;;;;0010
community. Banners can
be integrated on lighting -posts to provide
opportunities to publicize community events.
43
The North Beach Community Redevelopment Agency Plan
FIGURE 30:SIGNAGE AND PERCEPTION IMPROVEMENTS TO STREETSCAPE
Lighting and Banner
Improve lighting and
marketinggopportunities
for community events
101111
New Signages
Or improve existing
signage,styles consistent 9
Awnings
with the context Provide shade for
pedestrians
Furnishing
There is often enough space on the streets for social and physical distancing. But the spaces are often
disproportionately devoted to motor vehicles. Repurposing individual parking spaces or a curbside parking lane is
one way to find more room for people space. An outdoor dining parklet can be created with modest outdoor
furnishings such as planters, tables and chairs, and shade structures. In certain conditions, the entire street can
be closed to vehicles for special events.
FIGURE 31:SHORT-TERM TACTICAL IMPROVEMENTS TO PROVIDE OUTDOOR DINING
,„„
_orgies
Jill 1t '
1111416. I1111=1111
New Paint
Refreshing the look
of facades
_
Parklet for Outdoor Dining /
Tables and chairs,planters,and F
umbrellas to create a more pleasant pI'
outdoor dining space �i�;l,�
44
0 The North Beach Community Redevelopment Agency Plan
7.1.3. Climate Resiliency
The rising sea level and rapidly changing climate are issues that Miami Beach must plan for today. Some of the
buildings have high ground floor ceilings which makes raising the ground floor elevation a possibility.This strategy
for responding to imminent climate challenges can be applied to preserve certain buildings with high historic
values. Designing streetscapes, parks and public spaces with enhanced tree canopy will reduce heat island
impacts, mitigate rain events, and increase walkability. Green infrastructure should be used to compliment grey
infrastructure to help store and treat stormwater before being discharged into Biscayne Bay.
FIGURE 32:LONG-TERM IMPROVEMENT TO ADDRESS SEA LEVEL RISE
{.ri
,, N
1�1.,
Raising ground floor
II5
Raising the ground floor i `�
I�
elevation,designing for
. resiliency [ ::4iiiiht. _ i
111111111111 ___1_ _gid__
t
' — 'IN, ' --LN...,,,..,1,wv....ii—.—.1_ , '
I
x = `
•
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I / 1011
Sidewalk clearance min 6' r
-i f
7.1.4. Outdoor Dining
Even before the COVID-19 pandemic, many restaurants have come to rely on outdoor dining to serve customers
who enjoy the South Florida climate. With physical layout limitations, outdoor seating most often occurs on the
sidewalk. Moving forward,the CRA should look for ways to ensure that streetscape improvements consider space
for outdoor dining or adaptability to outdoor dining in major commercial corridors,such as 71st Street and Collins
Avenue. The immediate action may be to adopt a guidebook or utilize the existing Street Design Guide for how
businesses could adapt existing conditions to allow for outdoor dining. This may include urban design guidelines
for sidewalk or parklet dining, as well as clear instruction on how to apply for permits and work with the City to
get approval for sidewalk or on-street dining.
7.1.5. Street Lanopy
In a locality as sun-drenched as Miami Beach, shelter from constant sun is necessary and encourages people to
walk. Future streetscape projects should require a minimum percentage of tree canopy within the time frame of
45
The North Beach Community Redevelopment Agency Plan
two years after completion of the project. Canopies and balconies on shopfronts can also provide shade and
shelter from the weather(Source: Plan NoBe).
The 2018 G.O. Bond Program aims to increase the tree canopy as part of the planned neighborhood improvement
projects in the North Shore neighborhood.G.O. Bond project#44 intends to beautify and upgrade the North Shore
neighborhood, including lighting, landscaping, and tree canopy. This project is planned between the years 2025-
2028. Additionally, the G.O. Bond Program includes a Street Tree Master Plan to be implemented citywide by
2025. The Street Tree Master Plan project has a $5 million G.O. Bond budget to fund the planting of up to 5,000
trees across Miami Beach. The sole purpose of this project is to expand the city's overall tree canopy footprint
which is critical to the city's plan to reduce its heat island index, CO2 and soil erosion (Source: G.O. Bond).
In October 2020, the City adopted the Urban Forestry Master Plan as part of its Miami Beach Rising Above
initiative. The Urban Forestry Master Plan identifies the following challenges to increasing the street canopy:
competition with multi-modal access for ground surface area, and growth restrictions vertically, due to overhead
powerlines; horizontally, due to minimal building setbacks; and depth, due to underground utilities. Increasing
tree plantings in areas with maximized development potential may not be suitable due to shade conditions.Collins
Avenue and 71st Street have been identified as areas where shade tolerance of trees is not ideal (Source: Miami
Beach Urban Forestry Plan 2020).As strategically planned with the GO#44 project,street tree plantings will need
to be planned in coordination with stormwater, seal level rise, development potential, as well as streetscape
mobility designs. In looking to make public realm improvements such as lighting and signage, the CRA should
prioritize street trees as a function of walkability and creating shade to attract pedestrian traffic and visitor
retention within the CRA boundary.
7.2. Traffic and Pedestrian Safety
One of the biggest impacts on quality of life throughout South Florida is the difficulty in traveling around the
region, or in one word, 'mobility'. Mobility has a diverse definition, depending on the user. To the out-of-town
visitor who is here on vacation (and who is likely in no particular rush to get from point A to point B), mobility is
typically about how to get from Miami International Airport to Miami Beach.This can be accomplished by getting
in a taxi, an Uber or Lyft, using mass transit, or renting a car.
To local residents, mobility likely refers to sitting in traffic, and how long it takes to get somewhere,whether they
are in a car or on a bus. In North Beach,which has one main point of access to the mainland, being stuck in traffic
can be a daily occurrence during peak times. As new business and development occurs in North Beach, business
owners will have to consider how their employees and customers will get to their business, and if they choose to
drive their own private vehicle, and where will they park. Residents will want to see that, by adding new business
and development, these new trips will not affect their own commute times. Although close to three-quarters of
trips(among North Beach residents)are taken by personal vehicle,a relatively high percentage, roughly a quarter,
of North Beach residents do not own cars. During the Public Design Charrette, residents of North Beach expressed
that they are reliant on their car for meeting their daily basic needs (food, pharmacy, household items)and more
often that requires leaving North Beach.
In Town Center, 71' Street sees rush hour and peak time congestion, resulting in several negative effects on
commuters, safety levels and economic competitiveness. The car-centric design of the roadway can also make
walking and biking unpleasant, risky and even sometimes fatal. This restricts the number of visitors the area can
46
The North Beach Community Redevelopment Agency Plan
accommodate. Providing walkable environments and basic needs within a walkable distance of residents will
greatly reduce the traffic from local car trips throughout North Beach.
Traffic calming measures can improve pedestrian and cyclist safety. The public plaza has been renovated at
Normandy Fountain, but there still remains issues around pedestrian safety in crossing to get to this public plaza.
The 2018 G.O. Bond Program is planning to implement traffic calming measures in the Normandy Isle
neighborhood. This project is anticipated to complete construction in 2022 (Source: G.O. Bond#42). While traffic
may be calmed through Normandy Isle, as 71St remains the main entrance into North Beach, traffic calming
measures are still needed in Town Center.
Outside of major traffic corridors where traffic calming has led to improvements in safety, there is still a lack of
crosswalks at many locations. Plan NoBe proposed 108 new pedestrian crossings with a majority in the more
residential North Shore neighborhood. Of the planned pedestrian crossings at Collins Avenue between the West
Lots and North Beach Oceanside Park,5 of 14 have been implemented with a spacing of 500 or more feet between
them. This large distance between pedestrian crossings often leads to jaywalking and pedestrian-auto collisions.
Despite relatively wide public rights-of-way, walkability is hindered because some sidewalks are narrow and
interrupted by utility poles, boxes, and traffic signage.
7.3. Multi-Modal Access
The City of Miami Beach has adopted a modal hierarchy for the design of the public right-of-way that prioritizes
bicyclists, pedestrians, and transit riders over automobile traffic. This is reflected in the 2016 Transportation
Master Plan and the Bicycle and Pedestrian Plan; both of which set specific mode-share goals based on current
transportation patterns.The Transportation Master Plan envisions an approximately 20%reduction in automobile
mode share citywide by 2035.
This goal for multi-modal access is illustrated throughout Plan NoBe.Plan NoBe envisioned a redesigned 71'Street
that creates an environment of controlled traffic with added accommodations for transit, such as dedicated bus
lanes, separated bike lanes, and additional street trees creating a more pedestrian-oriented environment. A
separated and raised cycle track creates a safe and comfortable space for bicyclists. Between the sidewalk and
the cycle track is a continuous planting strip which allows for the regular placement of street trees and landscaping
to transform the sidewalk into a shaded and comfortable place for both pedestrians and bicyclists.
Since these plans were adopted in 2016,there has been a completed green bicycle lane on Dickens Ave from 71St
Street to 79Th Street within the Redevelopment Area. From where the Dickens Avenue bike lane ends at 79th Street
to where it starts again on Byron Avenue at 82"d Street, it shows the fragmentation of the bike network, with
similar quarter-mile breaks in bike access along the Boardwalk. Protected bicycle lanes are being planned for 72nd
and 73rd Streets between Dickens Avenue and Collins Avenue to create more east-west connectivity in the bike
network. In 2016, the City was awarded FDOT funding for design and construction of Safe Routes to school
elements,which includes Biscayne Elementary School within the CRA Boundary.
As a result of Plan NoBe,trolley service was extended to connect the North Beach trolley to Mid-Beach and South
Beach, in order to better connect the neighborhood to the rest of Miami Beach.The City replaced the Collins Link
trolley service with the Collins Express trolley service.The Collins Express limited-stop service reduces the number
of transfers and travel time. The new service is extended to Washington Avenue, at Lincoln Road on the south
side and 88th Street on the north side. Frequency of Collins Express trolley service is approximately 20 minutes.
47
The North Beach Community Redevelopment Agency Plan
Plan NoBe and the 2016 Transportation Master Plan point to providing exclusive transit lanes along 79th Street,
Normandy Drive,Collins Avenue, and Harding Avenue to improve multi-modal access.The proposed North Beach
Intermodal Hub on Collins Avenue and Harding Avenue between 71 Street and 72 Street is recommended in Plan
NoBe and the Transportation Master Plan. Additionally, a series of Neighborhood Greenways are proposed in
North Beach on 85th Street,Tatum Waterway Drive,82nd Street,81st Street, Hawthorne Avenue,Crespi Avenue,
and Byron Avenue.
7.4. Parks, Gardens and Green Spaces
Residents of North Beach generally live within a half-mile,ten-minute walk of a park, primarily the North Beach
Oceanside Park or North Shore Park. This is a huge benefit to residents of a densely populated area, as they
typically do not have a substantial private yard and,as such,depend on public parks for their connection to nature
and for their recreational needs.This park system can provide many physical and mental health benefits to offset
the negative effects of an urban environment, as well as environmental benefits of CO2 reduction and more.
During the public design charrette, participants did not point to a need to add more park space, but rather to
improve existing parks/green spaces and add more cultural and arts spaces to the available civic uses within North
Beach. Many pointed to the availability of West Lots to serve new needs. Additionally, there was discussion of
events that would attract families, cultural tourism, and celebrate the area. One example given was a MiMo
Weekend to celebrate Miami's Mid-Century Modern architecture unique to North Beach.
7.5. Adaptation Planning
During the public design charrette, almost 90% of participants polled that they are interested in seeing North
Beach CRA funds spent on resilience. In recent years,the City of Miami Beach has made climate resilience a high
priority. Resilience is "the capacity of a city's systems, businesses, institutions, communities, and individuals to
survive, adapt, and grow no matter what kinds of acute shocks and chronic stresses they experience." In Miami
Beach, resilience is generally associated with climate resilience due to the city's geographic vulnerability to
flooding from sea level rise and storms. The Miami Beach Rising Above initiative convenes plans, programs,
policies, and projects that address both climate adaptation and mitigation. A part of North Beach's climate
resilience strategy will be increasing the urban tree canopy and green infrastructure which is part of the City's
climate mitigation planning, as is described as part of the streetscape improvements above. Other tasks will
include climate adaptation—strengthening North Beach's ability to adjust to different and fluctuating conditions
—through seawalls, road elevations, utility improvements and building improvements.
7.5.1. Seawalls
A seawall is a form of coastal defense constructed where open water impacts directly upon the landforms of the
coast. The purpose is to protect built areas, conservation, and leisure activities from the fluctuations and actions
of tides and waves.As a seawall is a static feature,it may conflict with the dynamic nature of the coast and impede
the exchange of sediment between land and sea. However, seawalls remain the simplest and most cost-efficient
way to control coastal flooding.
In Miami Beach,the implementation of seawalls is a challenge given that North Beach only has ownership of three
miles along the western water edge, while sixty miles is privately owned. The cost of sea-wall modifications can
be excessive for private owners.Transferring the ownership may be an option in order to build a complete seawall
48
The North Beach Community Redevelopment Agency Plan
in Miami Beach. Obligations may also be passed to the City for improvements. Integrating other features will
enhance the functionality of public and private seawalls.
The G.O. Bond Program is working to raise public seawalls to the updated minimum height standard (5.7 NAVD)
in areas most vulnerable to sea level rise and street flooding, and will incorporate living shorelines with natural
vegetation, native species and other green infrastructure. The first part of implementation of the public seawall
and shoreline resilient infrastructure began in January 2020 and aims to be completed by April 2022, with full
implementation by 2025. This first phase includes areas within the Redevelopment Area, including Rue Notre
Dame,Trouville Esplanade,and 7150 Indian Creek.Additional locations are to be determined upon completion of
a prioritization matrix. (Source:GO#39: Seawalls&Shorelines).
7.5.2. Road Elevation
The need to elevate or raise select streets to adapt to rising seas presents an additional consideration for new
development. Many streets that are currently below 3.7 feet are being considered for elevating to match the new
Base Flood Elevation (BFE) standards of 6.44 feet NAVD or 8 feet NGVD. In North Beach, Collins and Harding
Avenues, the main thoroughfares closest to the Atlantic Ocean, are typically the highest streets, while streets
adjacent to Biscayne Bay and the waterways are often the lowest.
Newer buildings such as the Publix Super Market at 6876 Collins Avenue have been built with extra height to help
ensure that, in the event of a major storm,the interior of the building remains dry.At the same time, buildings do
not necessarily need to be raised immediately. Existing businesses have successfully contended with a higher
street by use of ramps and elevated patios.
In 2019, Jacobs Engineering Group Inc. was engaged to review and update the road elevation policy and
prioritization to reflect new observations and projections and provide flexibility to accommodate private property
harmonization (Source: Road Elevation Strategy and Recommended Sea Level Rise/Tidal Flood Adaptation
Projects by Jacobs).
7.5.3. Building Adaptation
Resilient design can also be implemented through residential, commercial and business facade improvement
programs.The programs would aim to help the Redevelopment Area to address facades and building systems to
properly anticipate and accommodate future extreme weather patterns and natural events.This incentive-based
program could also encourage building owners to invest in green infrastructure.
49
The North Beach Community Redevelopment Agency Plan
8. Redevelopment Plan Concepts
Redevelopment Plan Concepts provide a data-supported framework for implementation strategies to respond to
existing and/or future market dynamics.As with other CRAs,the Plan is not static and requires future updates in
consideration of changes in funding, assets, priorities and market forces.
8.1. Economic Development Drivers
In creating a redevelopment plan to preserve the best parts of the
Redevelopment Area - while stimulating future investment to remove
blight, it is important to understand the relevance of the five key drivers Land
for economic development: Land, Labor, Markets,Capital,and Regulation.
Understanding whether and how to enhance or mitigate drivers is key to
Labor iff lir capital
creating an implementable plan to address and prioritize resident and .
DeveloEtonomitpment
stakeholder aspirations. Previously outlined in Sections 3
and 5 - Real Estate Analysis, North Beach's determining constraints and 111110 11111111
opportunities are re-emphasized in the below investment drivers: Land, r, tis Regulation
Labor, Markets, Capital, and Regulation.
8.1.1.
The 2019 Finding of Necessity identifies and evaluates land conditions impeding and impacting outside
investment. Some of these same land issues also contribute to conditions of blight. It is the interplay between
these conditions that creates the framework for strategies related to land, including preservation, development,
acquisition, and disposition.
North Beach CRA land issues/opportunities:
Predominance of defective or inadequate street layout;
Inadequate parking facilities and lack of loading zones;
Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
Inadequate building density patterns leading to erratic scale of buildings;
Alleyway hazards and unsafe conditions;
Diversity of ownership with 4,321 non-condominium properties (many smaller, older, historic buildings)
having 3,549 owners, leading to a lack of critical mass of property for redevelopment assemblage for
residential or commercial projects;
Property control includes 18 owners accounting for 25%of total building area in the North Beach CRA;
The Deauville hotel,at roughly 595,000 square feet, represents the largest privately owned land/property
opportunity to positively impact the CRA;
The West Lots, at 9.43 acres, represent the largest publicly owned land opportunity to positively impact
the CRA; and
50
The North Beach Community Redevelopment Agency Plan
Parks and open space allow critical mass of area for green resiliency infrastructure.
8.1.2. Labor
In terms of the economic health of the residents, economic indicators related to income are much lower within
the North Beach CRA compared to Miami-Dade County. Within the Redevelopment Area, the 2020 household
median income is $35,500 compared to the Miami Dade County median income at $59,100. The area's
unemployment rate is higher than the national average at 7.6% compared to 6.7% nationally. Occupations of
employment within the district show that 48%of all employees are in the "white-collar" occupations, 33%are in
"services" and 19% are "blue-collar." Increasing employment opportunities should be factored into business
attraction efforts, keeping in mind that half of the existing population is aged 45 or older.
8.1.3. Market-
Overall, the area's economic picture is on the upswing following COVID-19 closures, as indicated in the market
analysis,within the retail, hospitality, residential, and office sectors.
Retail
Opportunities exist for business attraction and retention in the retail and restaurant space, with a focus on
recruiting retailers and service providers for existing residents by identifying where select leakage is occurring -
when residents leave North Beach to shop, dine, and/or secure personal or medical services. A variety of
recruitment tools would play a role, ranging from small business incentives to larger investment support for new
initiatives. In the meantime, the largest retail private investment within the North Beach CRA is the Publix
Shopping Plaza at 6876 Collins Avenue with roughly 114,00 square feet of development.
Hospitality
The Redevelopment Area currently has approximately 210 hotel rooms among three properties. Retention and
preservation of North Beach's hospitality sector impacts neighborhood stability given the high percentage of area
residents working in hospitality.
Residential
The district has more than 180 residential buildings that collectively include more than 3,000 apartments. The
majority(74%) of the residential housing stock is at the Class C level.There are likely several measures that could
improve the quality and taxable value of the existing housing stock, whether through improved maintenance,
renovations, or resiliency additions.
Office
Office product within the CRA is limited compared to retail and retail strip center square footages, with most of
the rentable building area for office space classified as Class C real estate. Class C is typically older than 20 years,
and usually in areas that are removed from a central business district.
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The North Beach Community Redevelopment Agency Plan
8.1.4. Capital
While most areas of Miami-Dade County saw an increase in revenues and commercial development during the
past five years, the North Beach CRA has not experienced capital investment on par with either surrounding
market areas and/or the County. The number of vacant structures and absence of destination retailers has
resulted in existing businesses not being able to capitalize on increased foot traffic. There is a critical capital gap
missing for retail attraction.With vision, a plan,and committed implementation,the CRA could step in and fill the
capital gap to recruit destination retail to capitalize on traffic counts and adjacent market areas.
Where banks have been seeking public sector commitment on projects in the form of housing subsidies,the CRA
is well-positioned to partner with area financial institutions on retail recruitment and attraction. The key is to
target projects with the most community impact.
8.1.5. Regulation
Communities must provide professional responses and expedited solutions to issues presented by residents,
business owners, developers, and investors. The key for the CRA and City to encourage redevelopment and
rehabilitation projects is to remove or lower barriers for entry and prohibitive regulations that add additional time
and money for residents, businesses, and developers.
A review of regulations regarding commercial development and signage in the Redevelopment Area is needed to
create the nucleus required for North Beach's commercial corridors to survive and thrive given the existing high
vacancy rates.
8.2. Land Use and Zoning
The Redevelopment Plan maintains and protects neighborhoods and areas of lower-density residential while
encouraging higher-density mixed-use corridors along 71St Street and Collins Avenue. Establishing a land use
pattern that reflects the diverse interests of residents, businesses, and stakeholders while also promoting
compatibility of land uses will be important. As an example, public input included concerns regarding the storage
of City of Miami Beach vehicles adjacent to-and within sight lines from- beachfront recreational areas.
Although the North Beach CRA doesn't have regulatory or administrative authority over land use and zoning
policies, CRA funds may be used to influence and capitalize on land use and zoning items within the following
Redevelopment Goals: Economic Development, Resiliency&Infrastructure, Neighborhood Character,and Quality
of Life.
8.3. Neighborhood Projects and Impacts
Growth and redevelopment have both positive and negative neighborhood impacts. As mentioned in Section 3.4
Safeguards to Ensure Community Redevelopment Follows the Redevelopment Plan, considerations of future
neighborhood impacts including: Relocation of Displaced Residents and Businesses, Traffic Circulation,
Environmental Quality, Availability of Community Facilities and Services, and Effect on Schools have been
incorporated in the Plan.
Neighborhood Impact Summary
The following describes the potential impacts of future redevelopment on the residential neighborhoods within
the North Beach CRA. While neighborhood impacts have been considered in the identification of the
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The North Beach Community Redevelopment Agency Plan
Redevelopment Goals, it should be noted that no redevelopment projects have yet been planned.Specific impacts
resulting from implementation should be further identified as individual projects begin the design phase.
Relocation of Displaced Residents and Businesses
The possibility of residential relocations is contemplated by this Plan in connection with future redevelopment
projects.While no,or only extremely limited relocation is anticipated, it is important to note that implementation
of Redevelopment Goals, strategies and initiatives may result in residential and/or business displacement. In the
event that existing or future CRA projects do require the relocation of residents or businesses, a relocation plan
must be included as a component of the project as part of the official approval by the CRA Board. It is also
anticipated that the CRA and the County,as well as private developers,will expand the housing stock and housing
variety. This will provide additional opportunities if it becomes necessary to relocate residents within the
redevelopment area boundaries. Additionally, any private development project which receives CRA incentives,
and which displaces residents must submit a relocation plan for approval prior to the approval of CRA incentives
for the project. To protect the residents and businesses within the redevelopment area,the CRA should formally
adopt a relocation policy containing procedures for relocation. If required because of redevelopment, the
relocation of residents and businesses within the redevelopment area will follow the officially adopted
procedures. Expenses and financial assistance required by these procedures will become the responsibility of the
CRA and its partners in the project which results in the need for relocation.
Traffic Circulation
Although successful redevelopment can increase overall traffic, the redevelopment area is part of an existing
roadway network that serves eastern Miami-Dade County. As part of this redevelopment effort, it is anticipated
that the City of Miami Beach, Miami-Dade County and the State of Florida will make a significant investment in
improving roadways, including street reconstructions, lighting, beautification, landscaping, traffic calming, and
pedestrian walkway enhancement, improvements that may be supplemented with CRA support. These
improvements should result in better traffic flow and enhanced mobility for pedestrians and non-motorized
transport. Implementation of individual redevelopment projects may require improvements or modifications to
the existing roadway network.These localized impacts will be reviewed when specific projects are approved. It is
also recommended that architectural and site-specific design solutions be considered to mitigate potential traffic
and parking impacts of specific projects on adjacent residential neighborhoods.
Environmental Quality
The Redevelopment Goals and Initiatives proposed in this Plan are intended to improve the environmental quality
within the Redevelopment Area. Several initiatives, such as rehabilitation/beautification grants, will provide
funding for businesses and property owners in the CRA to make interior and exterior improvements to their
properties. It is anticipated that improvements resulting from these programs will foster a new sense of
community pride and spur additional revitalization efforts throughout the area, further reducing blighted
conditions. Streetscape and landscape improvements associated with redevelopment projects will, when
completed, upgrade the overall appearance of the area. Future redevelopment will improve the appearance of
the commercial and residential areas throughout the CRA.
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The North Beach Community Redevelopment Agency Plan
Availability of Community Facilities and Services
The Redevelopment Area contains a range of community services and facilities. These facilities contribute to the
success of the Redevelopment Plan and support cultural, neighborhood, social and educational enhancement.
Implementation of individual redevelopment projects and public improvements may require modifications to
existing systems by both the public and private sector. Implementation of this Plan will supplement City, County
and State infrastructure projects to encourage private development in the area. Any existing community facilities
within the boundary of the redevelopment area may benefit from the economic improvement of the area by the
implementation of the redevelopment initiatives, and the physical improvements of the surrounding area that
will create economic revitalization with the advent of new businesses and job opportunities. Community services
such as innovative policing and code enforcement can be expanded utilizing the programs included in the
Redevelopment Plan.
Effect on Schools
The Miami-Dade County School Board plans no other major actions affecting existing school facilities within the
redevelopment area, in the near future. Residential development anticipated within this Plan will likely represent
only a small percentage of overall County population growth and therefore not have a significant effect on school
population.All CRA initiatives are subordinate to the Comprehensive Plan,the Land Development Regulations, or
any countywide concurrency guidelines. The CRA should enhance its relationship with the public and private
schools in efforts to activate key parcels and community events.This would be part of an ongoing effort to increase
communication and outreach with North Beach area stakeholders, and support programs which enhance
education where realistic. Given area assets and the strength of select industries, leadership should also explore
and encourage charter schools and/or vocational programs linked to the culinary arts, hospitality, and tourism
among other emerging industries.
CRA funds may be used to encourage neighborhood preservation and mitigate development impacts within the
following Redevelopment Goals: Economic Development, Resiliency & Infrastructure, Neighborhood Character,
Quality of Life, Branding& Marketing and Leveraging Resources.
While the North Beach area has a housing affordability advantage comparatively with the City and County, the
relatively low level of homeownership, amount of deferred maintenance, and aging infrastructure each pose
challenges to neighborhood stabilization without additional City and CRA investment. Programming to encourage
infill development, rehabilitation of the existing housing stock,and resiliency of Class C retail structures should be
a priority. In addition, given homeownership provides and reinforces neighborhood stability, efforts should be
made towards increasing homeownership numbers.
CRA funds may be used to encourage neighborhood preservation and mitigate development impacts within the
following Redevelopment Goals: Economic Development, Resiliency & Infrastructure, Neighborhood Character,
Quality of Life, Branding& Marketing, and Leveraging Resources.
8.3.1. Housing Rehabilitation and Historic Preservation
Many of the older buildings and historic structures were not designed for the climate impacts experienced today.
Key to both rehabilitation and preservation efforts will be identifying and providing resources to incorporate
resilience modifications into rehabilitation and restoration projects. In addition, programs and strategies related
to adaptive reuse of residential structures along major corridors for commercial uses, housing rehabilitation,code
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enforcement and homeownership assistance programs all move toward a more sustainable methodology of
redeveloping residential neighborhoods, while maintaining size and scale.
Investments in upgrading utilities and lighting, ensuring pedestrian connectivity, and the provision of landscaping
and open space, support accessibility and environmental resiliency in terms of climate change and hazard
mitigation. However,just as important are land development regulations that allow for a range of housing types.
Examples include the ability to construct townhomes, live-work residential and high-rise development along the
major urban corridors. This will also support North Beach's ability to retain residents by providing options within
the CRA to age in place and transition housing choice throughout a person's life cycle.
CRA funds may be used to encourage Housing Development and Accessibility, Housing Rehabilitation and Historic
Preservation initiatives within the following Redevelopment Goals: Economic Development, Resiliency &
Infrastructure, Neighborhood Character,Quality of Life,and Leveraging Resources.
8.3.2. Parks and Open Space_
The Plan is mindful of the need to protect, preserve, and enhance its neighborhood assets while increasing
accessibility to recreation and open space.As new development occurs,there will be an additional need to provide
open spaces for new residents.Conversations and concerns around preservation of the West Lots for green space
can be addressed through resiliency efforts and sustainable development. Incorporating open space, landscaping,
and additional tree canopy provide environmental benefits such as reduction of pollution, providing shade,
reducing the "urban heat island" effect while providing additional areas for stormwater retention which also
improves longer term water quality.
CRA funds may be used to create, preserve and enhance parks and open space within the following
Redevelopment Goals: Economic Development, Resiliency & Infrastructure, Neighborhood Character, Quality of
Life, and Leveraging Resources.
8.4. Resilience & Infrastructure
At the core of this plan is the concept of Resilience, with a sustainable development component. Sustainable
Development is defined as balancing community growth so that it meets the social,economic,and environmental
needs of an existing population while ensuring that the same resources and infrastructure are available to meet
the same needs of future generations. In short, it is a balancing act to ensure that no single activity related to
development negatively impacts another.
8.4.1. Climate Change Adaptation
North Beach has always been at the forefront of climate change discussions and efforts, with representatives at
the table in 2019 during the creation of the City of Miami Beach's Blue & Green Stormwater Infrastructure
(BGSI) Concept Plan.The BGSI Plan is bolstered by the City's proposed commitment to address sea level rise,with
five street-raising projects contemplated within the North Beach CRA at Marseille Drive—Normandy, North Shore-
A AlA West Lots, North Shore-B-72' Street — Town Center, and North Shore-C A1A. Additionally, the CRA
encompasses six (6) Neighborhood Improvement Projects, as defined in the City's Neighborhood Project Priority
List: Normandy Isles A, North Shore A, North Shore B, North Shore C, North Shore D, and North Shore D.
The BGSI Plan provides a holistic "living with water" approach involving blue (water) and green (plant-based)
elements. Many of the proposed elements will become fundamental components for all new development
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The North Beach Community Redevelopment Agency Plan
projects, including new projects in North Beach. Elements range from green stormwater infrastructure such as
green roofs, bioswales, vegetation selection, dunes, suspended pavement and structural soils to treat, hold, and
reduce stormwater flows to blue stormwater infrastructure that temporarily store and treat stormwater. The
resilience benefits to the CRA, aside from the obvious flooding mitigation, include better air quality, biodiversity,
and urban heat island mitigation.
CRA funds may be used to bolster the BGSI infrastructure and climate change efforts by targeting public spaces,
existing Class C commercial and office structures, historic properties, and single-family residences within the
following Redevelopment Goals: Economic Development, Resilience & Infrastructure, Neighborhood Character,
Quality of Life,and Leveraging Resources.
8.4.2. Water Pollution
Polluted waterways were a concern of many residents. Stormwater runoff is a contributing factor to waterway
pollution and a major concern with the prospect of future buildings and other structures proposed for the area.
Incorporating and requiring project elements to mitigate stormwater runoff can move the CRA towards mitigating
stormwater runoff and polluted waterways. Examples of such initiatives include(but are not limited to):additional
treatment designed into the grey infrastructure system, permeable pavers, vegetated green roofing, enhanced
green spaces, living shorelines, bioretention gardens, residential rain gardens, stormwater planters, and tree
canopy.
CRA funds may be used to supplement larger Stormwater,Water&Sewer,and Urban Forestry efforts by targeting
public spaces, existing Class C and new commercial and office structures, historic properties, and single-family
residences within the following Redevelopment Goals: Economic Development, Resiliency & Infrastructure,
Neighborhood Character, and Quality of Life.
8.4.3. Traffic Mitigation
Sustainable Development considers traffic flows and impacts for existing and future residents. Town Center
projects in the Redevelopment Area are uniquely positioned to be within walking and biking distance of the area's
recreation, entertainment, and shopping amenities. Potential exists to exemplify the concept of the "15-Minute
City" where residents can navigate their communities and access amenities and resources within 15 minutes.
Sometimes,that is accomplished through safety measures such as additional bike lanes,dedicated walking paths,
and alley (paseo) activations. Other times, that 15-minute goal is accomplished through business attraction
activities such as recruiting retailers, restaurants, and service providers that residents ordinarily leave the
neighborhood in order to access.
CRA funds may be used for traffic mitigation initiatives within the following Redevelopment Goals: Economic
Development, Resiliency& Infrastructure, Neighborhood Character, and Quality of Life.
8.4.4. Resource Reuse and Energy Efficiency
The Plan is a"Green" plan which encourages green building techniques that reduce energy consumption, promote
renewable energy sources, and utilize sustainable technologies and practices as well as resource reuse in public
and private development. The Plan itself provides for specific implementation strategies related to resource reuse
and energy efficiency and recommends that all public improvements are constructed within this manner and
consistent with Chapter 133 of the City Code:Sustainability&Resilience,which requires all new construction over
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The North Beach Community Redevelopment Agency Plan
7,000 square feet or ground floor additions over 10,000 square feet to be LEED Gold or International Living Future
Institute Petals, or Net zero Energy Certified. Doing so leads to lower maintenance and replacement costs in the
long run. However, the Plan also identifies opportunities for energy efficiency to be incorporated into all its
implementation strategies, including future housing, economic development, and neighborhood programs. Land
development regulations also encourage this through private redevelopment by providing incentives for green
building techniques in all new development.
CRA funds may be used for Resource, Reuse,and Energy Efficiency initiatives within the following Redevelopment
Goals: Economic Development, Resiliency& Infrastructure, Neighborhood Character, and Quality of Life.
8.5. Regional Collaboration and Intergovernmental Coordination
Within this plan there is a strong emphasis on Intergovernmental Coordination. Many of the larger scale
infrastructure improvements, such as water quality, waterway cleanup, and resiliency improvements will require
the City and CRA to coordinate efforts and advocate for improvements. Therefore, many of the implementation
strategies addressed require collaboration with specific agencies and organizations that the CRA should continue
to work with to see results.
CRA funds may be used for Regional Collaboration and Intergovernmental Coordination initiatives within the
following Redevelopment Goals: Economic Development, Resilience & Infrastructure, Neighborhood Character,
Quality of Life, and Leveraging Resources.
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The North Beach Community Redevelopment Agency Plan
9. Goals and Implementation Strategies
The North Beach CRA Redevelopment Goals and Implementation Strategies include many initiatives derived from
resident suggestions and best practices as well as those pulled from previous studies, reports, and master plans.
In doing so,this Plan provides the legal mechanism for previously and recently identified strategies to receive CRA
funding via tax increment revenue. When reviewing Implementation Strategies, keep in mind that they vary in
cost, duration, impact, complexity, and boldness.
Little Costs versus Significant Costs
There are many actions which can be implemented at little cost, resulting in significant movement towards the
accomplishment of redevelopment goals in the CRA. There are also several actions which may require significant
costs to effect visible change, especially when strategies to remove conditions of blight, deterioration and
economic stagnation cannot be reversed in a diminutive way.
Short-term versus Long-term
Short-term strategies range from "immediate" (one to five years) to "long-term" (five years to the 30-year term
of the Plan). CRA actions involving code enforcement, or marketing and branding initiatives would typically fall
into the short-term category. Conversely, many large-scale goals and strategies are expected to take place over
a protracted period. Long-term implementation strategies are typically ongoing or are projects for which funding
is not currently available. It is unrealistic to think the conditions that led to the creation of the CRA can be quickly
overcome.
Routine Approaches versus Bold Approaches
While several recommendations cover the required approaches routinely undertaken by most CRAs,this Plan also
includes and recognizes the need for bold, localized approaches. Bold approaches, when implemented,
significantly change the face of a community redevelopment area. All recommended projects are implementable
and essential to the CRA Redevelopment Plan.
The Redevelopment Goals are:
Redevelopment Goal 1: Economic Development
Redevelopment Goal 2:Climate Resilience,Sustainability& Infrastructure
Redevelopment Goal 3 Cultural Arts, Branding&Marketing,and Communication
Redevelopment Goal 4: Neighborhood Character
Redevelopment Goal 5: Quality of Life
Redevelopment Goal 6: Leveraging Resources
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The North Beach Community Redevelopment Agency Plan
9.1. Redevelopment Goal 1: Provide Economic Development Opportunities
for Businesses, Property Owners, and Residents.
Economic development opportunities center on collaborating with stakeholders and residents to improve physical
structures through preservation, rehabilitation, and development, while also creating programs to increase
occupancy, variety of offerings, and access to labor and training resources. Bringing employment opportunities,
new industries, and mixed-use projects including new office, commercial, and residential is important to
revitalizing a community. This is accomplished through a variety of activities, including but not limited to all
activities associated with business attraction and retention, workforce development, real estate, land
development, etc. The recommendations outlined below are intended to impact the economic viability of area
businesses and opportunities for residents.
9.1.1. Business Attraction & Retention
Inventory existing businesses to identify complementary businesses for attraction to fill the retail gap
identified in the market analysis.
Create a Leasing and Sale Opportunities brochure and assist applicable property owners with leasing
packages.
Host "Banker/Broker/Developer" events to highlight available land, retail,and office space.
Engage with existing business owners to assess and support small business needs, including marketing,
rehabilitation, resiliency improvements, labor needs, and employment training.
Collaborate with workforce partners to identify targeted job classifications, feature growing industries,
post nearby job openings, and conduct job training and workforce development programs for CRA
residents.
Implement a "Shop Local" program.
Create a periodic "Business Spotlight"to build community awareness of local business assets.
Develop incentive programs to help existing or new property and business owners with aesthetics,repairs,
rehabilitations, improvements, land acquisition,and resiliency modifications.
Initiate an emergency business assistance program in the event of a declared emergency with significant
adverse economic impacts.
Work with City to allow temporary uses, pop-up activations, retail and restaurants, whether in vacant
shopfronts or on vacant lots.
Engage with the artist community to create coverings or displays for vacant storefronts.
Create collateral and incentive programs to attract neighborhood services like medical uses as well as
entertainment options and popular public-good types of business such as food halls, coworking spaces,
incubators, breweries/brewpubs, commercial kitchens, and ghost kitchens.
Partner with appropriate providers, educational or vocational institutions and industry organizations to
provide or support workforce training initiatives.
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The North Beach Community Redevelopment Agency Plan
Real Estate
Identify priority areas for redevelopment and associated property acquisition needs related to
replacement housing, infill redevelopment, parks, greenspace, parking, and resiliency efforts.
Utilize statutory authority to acquire, dispose of, and develop property in furtherance of the purpose of
the CRA.
Engage in public- private partnerships to achieve redevelopment goals.
Identify and secure additional local, state, and federal funding sources based on CRA goals, potential
project impacts,and benefits related to housing, historic preservation,job creation,and resiliency efforts.
Include restrictions and covenants on publicly-owned, acquired, and disposed of properties to ensure
specific public purposes are met.
Establish protective measures to safeguard housing for existing residents within the CRA consistent with
federal requirements
Conduct a North Beach Property Development Workshop regularly for property owners and developers
to share best practices, information and resources and invite relevant City staff to attend.
Develop a "how to"guide for new and existing development.
Better utilize public lands,especially vacant property and surface parking lots,for highest and best use, in
a way that supports the surrounding community and attracts new investment.
9.2. Redevelopment Goal 2: Invest in Climate Resiliency, Sustainability &
Infrastructure
Infrastructure, sustainability and climate resiliency improvements are necessary to support and implement the
goals of the Plan, specifically within commercial areas and to improve conditions in neighborhoods. Climate
resiliency and infrastructure strategies are accomplished through a variety of activities, including but not limited
to all activities associated with resiliency,sustainability,infrastructure,transportation,etc.The recommendations
outlined below are to increase area resiliency and associated infrastructure.
9.2.1. Climate Resiliency & Sustainability
Coordinate with the City of Miami Beach on communication strategies and traffic mitigation efforts
related to CRA-located sea-rise projects.
Develop a climate resiliency incentive program to assist residential and commercial property owners with
applicable capital improvements.
Create developer, property owner, and homeowner incentives for certified green building design
elements, energy efficiency upgrades, and the incorporation of renewable energy sources.
Encourage "adaptive reuse"for existing buildings to attract new markets and investment.
Establish CRA project goals for U.S. Green Building Council LEED and/or International Living Future
Institute Petals Certification.
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The North Beach Community Redevelopment Agency Plan
Support initiatives such as the City's Strategic Plan through the Lens of Resilience, Resilient 305 Strategy,
Road Elevation, and Neighborhood Improvement Project and Neighborhood Prioritization Concept Plans,
Urban Forestry Master Plan,Climate Action Plan, Energy Economic Zone Work Plan, BGSI Plan,and overall
resilience planning efforts.
Implement adaptation projects to address environmental change including raising streets and seawalls,
ecosystem restoration and enhancements including dune restoration, and constructing pump systems.
Work with City, County, and other utility providers to increase awareness on utility usage surveys and
assessments.
Encourage water reuse systems for irrigation when available and economically feasible.
Recruit financial institutions to provide financing options for residential and commercial energy and water
efficiency, renewable energy and water quality projects with applicants adhering to the financial
institution's requirements.
Work with housing organizations to encourage energy saving measures in their projects.
9.2.2. Infrastructure & 1 ransportation
Partner with the City's Department of Transportation to fund and implement projects in the 2016
Transportation Master Plan and Bicycle/Pedestrian Master Plan related to the existing street grid gaps
and proposed mobility enhancements. Funding may used to implement projects resulting from future
updates to these plans.
Undertake streetscape improvement projects to have multi-modal streets and include bicycle lanes which
may be protected, pedestrian lighting, on-street parking, wide sidewalks, shade trees, landscape, site
furnishings,ADA improvements, in-pavement crosswalk lighting, and other Complete Street elements.
Partner with the City to identify on-street parking spaces for temporary or permanent conversion to
parklets for commercial or recreational space.
Reconfigure, redesign or remove street front surface parking lots and explore funding parking structures
and garages at locations identified in Plan NoBe or otherwise.
Implement design restrictions and guidelines for parking garages to encourage future adaptability and/or
repurposing.
Partner with entities, organizations or agencies to fund electric vehicle charging stations with a focus on
Level II or faster.
Work with the City to identify opportunities for underground utilities, and increase in water and sewer
capacity.
Expand green spaces and tree canopy along corridors to manage stormwater while also improving quality
of life through cooling streets and sidewalks to promote walkability and bikeability
Partner to fund utility, drainage and street elevation projects for major thoroughfares.
Create more mobility options including but not limited to adding new crosswalks, protected bike
lanes/ways, and bike parking.
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The North Beach Community Redevelopment Agency Plan
Work with Miami-Dade County Transit and the City to construct new exclusive/dedicated transit lanes(for
buses), study mass transit options, and implement other traffic flow improvements or traffic reduction
initiatives, and ensure bus stops have shade cover,seating, weather protection, and lighting.
Coordinate with FDOT (Florida Department of Transportation), the City, and the County on streetscape
improvements to major thoroughfares.
Partner on renovations or enhancement to bridge.
Partner with the City to identify and secure appropriate storage for city vehicles and equipment or
beautify existing storage area.
Contract with ride share and other mobility vendors to provide short distance rides from North Beach to
places of employment, entertainment, education, recreation, shopping, and other important
destinations.
Support the City's capital improvement plan, Blue/Green Plan and Urban Forestry Master Plan as allowed
by statute.
Encourage connectivity between the CRA's sub-areas.
Install landscaping as needed to improve an area's attractiveness.
9.3. Redevelopment Goal 3: Strengthen Cultural Arts, Branding & Marketing,
and Communication
The key to accomplishing the CRA's goals begins with asset identification and positioning to tell the story of what
makes the Redevelopment Area unique and ripe for investment. Given the area's proximity to other destination
locations, it is critical to develop and communicate an authentic brand featuring the area's unique assets. This is
accomplished through a variety of activities, including but not limited to all activities associated with arts and
cultural heritage, branding, marketing, communications, etc.
9.3.1. Cultural Tourism
Cultural & Heritage Tourism is an economic driver for communities. Destination cultural assets present
opportunities for rehabilitation, restoration, investment, and development. The North Beach CRA can capitalize
on North Beach's history and cultural assets to position the district for additional cultural tourism.The CRA has an
opportunity to capitalize on these assets through a variety of activities, including but not limited to the
recommendations outlined below to impact cultural tourism.
Leverage arts and culture as a key community development strategy and a core sector of comprehensive
community planning and development.
Understand, access and engage community members who are not traditionally included in cultural
community development projects.
Employ arts and culture as an agent in creating equitable community development.
Work with the City's Art in Public Places program to bring public art to key gateways and corridors.
Support and enhance cultural facilities,venues, and assets through cultural tourism and programming.
Preserve and protect Miami Mid-Century Modern (MiMo)structures.
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The North Beach Community Redevelopment Agency Plan
Work with and support the City in the creation of development and architectural guidelines to support
brand identity.
Encourage and support the development and/or rehabilitation of cultural facilities including galleries,
artist incubators, studios, performing art spaces, a cultural center and other public spaces.
Encourage and support the recruitment of cultural partners and performing arts organizations.
Invest and assist in cultivating, preserving and enhancing the artist community.
Partner on city, county, and state tourism co-op marketing programs.
Develop Investment Tourism marketing materials and cultural guides for visitors who may be potential
business owners, homebuyers, and redevelopment project investors.
Explore opportunities to partner or collaborate with cultural organizations with emphasis on those based
in Miami Beach.
Promote hotels, restaurants and retailers with area cultural tours and food fairs or other similar programs.
9.3.1. branding
Defining and communicating the North Beach CRA brand is crucial for the successful implementation of the Plan
to address the needs of residents and stakeholders. Developing the brand identity involves tactics and tools,
including but not limited to the below recommendations.
Develop a logo, campaign strategy, and signage including for outreach and relationship-building to
multilingual stakeholders and residents.
Produce a full marketing campaign that "tells the story" of the North Beach CRA's aspirational identity,
brand, position, and opportunities.
Host a brand launch for the community.
Design and install branded light-pole banners in strategic areas.
Design and implement a comprehensive wayfinding signage program, including but not limited to, lighted
street name signs, entry and exit wayfinding signs visible at night, and lighted public art that serves as
wayfinding and district identity. Temporary banners may supplement or provide an alternative to
wayfinding.
Identify locations for"district identity" physical landmarks and gateways.
Work with the City to develop branded development and construction signs to highlight CRA-funded
projects and initiatives.
9.3.3. Marketing & Communications
Strategies to effectively communicate the vision for the Redevelopment Area as a vibrant destination for culture,
arts, and activities should be implemented to broaden the appeal of living, working, and shopping in the North
Beach CRA. It is recommended the CRA execute a variety of activities, including but not limited to the
recommendations outlined below to drive communication efforts.
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The North Beach Community Redevelopment Agency Plan
Develop an annual strategic marketing plan that identifies goals and objectives for a comprehensive
marketing and communications plan supporting the specific redevelopment projects and programs
outlined in this Plan.
Design collateral materials for events, cultural and public assets, leasing packages, opportunity site
brochures, etc.
Attend national and regional real estate and tradeshow events to market opportunities within the CRA.
Actively market and promote stories, milestones, community events, opportunities, and successes from
within the CRA's boundaries to residents and stakeholders through newsletter(printed and digital),social
media, press releases and website.
Communicate with the City, County, and other organizations to advocate the CRA's vision and brand
promise.
Launch a comprehensive social media campaign on Facebook, Instagram, Twitter and YouTube or other
social media platforms that exist or may come into existence or trend during the implementation of this
plan.
Update the CRA's website per Florida Statute 189.069 and increase digital presence utilizing new brand
standards guide, keywords and comprehensive messaging strategy.
Build and maintain a resident and visitor database (at events, online, etc.)for CRA communications.
Include a multilingual and multicultural communications program for outreach and relationship building
to the various North Beach CRA stakeholders and communications outlets including, but not limited to
residents, homeowner associations, neighborhood associations, business owners, tourist attractions and
tourists, regional and statewide welcome centers, government leadership, law enforcement offices, real
estate owners and developers, bankers, and financial institutions,etc.
9.3.4. Implement Neighborhood Program to spur community engagement and
collaborations, Promotional Activities and Events
The CRA should produce events and activities that further the work outlined in this Plan to increase awareness
about the Area's aspirational brand and position itself to attract new investment, businesses, development, and
cultural arts venues through a variety of activities, including but not limited to the recommendations outlined
below for activities and events.
Develop signature community events that promote community pride, especially related to Miami Mid-
Century Modern (MiMo) architecture, the arts, culture, music and history, and encourage resident
participation throughout the Redevelopment Area.
Create economic development opportunities for local businesses to increase their client bases during
community celebrations.
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The North Beach Community Redevelopment Agency Plan
9.4. Redevelopment Goal 4: Protect and Enhance the Neighborhood
Character
Neighborhood character involves the look,feel, and movement within a residential area. It involves all aspects of
land use, lot size, structure heights,and greenery,while also looking at business uses, walkable main streets,safe
alleyways, and automobile traffic flow. Implementation strategies must work to preserve and enhance what
residents value in the neighborhood,while also working to improve on or add what is missing.This is accomplished
through a variety of activities, including but not limited to all activities associated with protecting and enhancing
the neighborhood character. Strategies related to neighborhood character are those including but not limited to
the recommendations below.
Develop incentive programs to rehabilitate and preserve existing housing stock and/or develop new
housing stock.
Create infill housing programs to increase residential projects on existing residential sites.
Support affordable homeownership opportunities through first-time homebuyer, down-payment and
utility assistance programs.
Create programs and incentive to increase affordable and workforce housing, mixed-income projects,
mixed-use projects.
Create programs and incentives to mitigate the costs of historic preservation and rehabilitation.
Create programs and incentives to promote age in place opportunities for existing and new housing stock.
Capitalize on and preserve Miami's Mid-Century Modern (MiMo) prevailing design aesthetic exhibited by
North Beach's historic buildings.
Partner with the Miami Beach Housing Authority and the City's Housing and Community Services
Department to protect existing residents and provide affordable housing and homeownership
opportunities.
Work with the City to ensure property owners are meeting code compliance standards and implement
remedies.
Partner with the City to explore creation of Transfer of Development Rights(TDR) Districts noting that any
such action would require voter referendum approval.
9.4.1. Key Sub-Areas for Phase I Redevelopment
As noted earlier in the Neighborhood Analysis section, there are a few neighborhood sub-areas that have key
commercial hubs or real estate assets in the North Beach CRA where a critical mass of improvements will indicate
the area is changing for the better. These sub-areas include Town Center, Normandy Isle Fountain Area, North
Shore and the West Lots.The following high-level overviews and associated implementation strategies are critical
for revitalization of these sub-area or neighborhoods.
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The North Beach Community Redevelopment Agency Plan
Town Center
The creation of a Town Center was first presented in a 2007 concept plan and then further developed in the 2016
Plan NoBe. The vision is to take the existing commercial hub of North Beach and transform it into a compact,
pedestrian-friendly town center that is vibrant, dynamic, and includes a mix of uses with an attractive residential
living environment, compatible office uses, and neighborhood-oriented commercial services in medium-scale
density. There are a number of short-term and long-term strategies to bring the Town Center concept to fruition.
Promote a diverse mix of residential, business, commercial, office, institutional, educational, and cultural
and entertainment activities for workers,visitors, and residents.
Encourage pedestrian-oriented development within walking distance of transit opportunities at densities
and intensities to support transit usage and Town Center businesses.
Partner with the City and County to provide a balanced mix of transportation options, including efficient
buses,a connected bike network,walkable streets,and a connected street network for all modes of travel.
Provide opportunities for live/work/play lifestyles and increase the availability of affordable residential
and Class A office space.
Create a place that represents a unique, attractive, and memorable destination for residents and visitors.
Enhance the community's character through the promotion of high-quality urban design and creative
placemaking.
Support creation of a walkable main street.
Enhance and expand canopy tree coverage.
Encourage and support street raising for resiliency to sea level rise.
Design and construct streetscape improvement projects along major streets and corridors in the Town
Center to create walkable streets and provide dining, activation, and retail at ground level.
Utilize City assets for productive development purposes.
Work with development community to bring infill projects that remove gaps and discontinuity in the
pedestrian experience.
Partner with property owners to screen parking garages and surface lots from view on the street.
Work with banks, developers, and property owners to redevelop non-historic, under-performing, one-
story structures with multi-story mixed-use, resilient, and energy-efficient buildings.
Work with the City to:
o Establish Design Guidelines.
o Set additional ten-foot setback for new buildings (at key locations) to accommodate wider
sidewalks for outdoor dining.
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The North Beach Community Redevelopment Agency Plan
o Prevent new buildings, especially parking facilities, from presenting a back or side to existing
street fronts.
o Maintain limited or reduce parking requirements.
Normandy Isles - Fountain Area
The 2016 Plan NoBe set the vision for the Normandy Isles Fountain Area to become a vibrant, pedestrian-oriented
shopping district with a combination of protection and enhancement.The Fountain area needs to transition from
its current automobile-centric layout to accommodate pedestrian movement and transit connectivity.
Redesign Normandy Drive and 715t Street to include wider sidewalks for pedestrians, on-street parallel
parking,two traffic lanes, dedicated transit lanes, additional crosswalks, and protected bike facilities.
Support redevelopment of sites around the fountain to include retail,Class A office space,and residential.
Integrate the fountain parcel with the rest of the block.
Encourage shopfronts on the ground floor and residences above.
Enhance Maimonides Street to upgrade it from alleyway to inviting space with elements like murals,trees,
kiosks, areas for outdoor dining,whimsical lighting, art installations, and other beautification efforts.
West Lots
As explained in Neighborhood Analysis section, the West Lots are eight city-owned parcels encompassing 9.43
acres that contain vacant sites, surface parking lots, a skate park, and the City's Ocean Rescue Headquarters
among other temporary uses.The June 2018 Plan for the West Lots envisioned low-impact,active,civic,and social
uses along with public art, resiliency, and sustainability elements on the parcels. The G.O. Bond project#29 has
allocated funding for this purpose.
Support development of active public uses like green spaces, splash pads, athletic fields, exercise
equipment, and other recreation facilities and amenities.
Engage in public-private partnerships to produce revenue generating uses to increase residential,
commercial, and recreational opportunities.
Provide active uses like markets, commercial village, and hospitality facilities to support the
neighboring passive park.
Incorporate resilience and sustainability elements.
Improve parking and transit access.
North Shore
The final highlighted sub-area is the North Shore neighborhood, situated between the ocean and the Tatum
Waterway and extends from the Town Center to the northern border of Miami Beach at 87th Terrace. North Shore
is characterized by multifamily housing of relatively low height —two to four stories. Given that the majority of
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The North Beach Community Redevelopment Agency Plan
the North Shore neighborhood falls within the National Register designation, preservation and restoration
strategies will be critical, along with workforce housing initiatives.
Create incentive programs for owners to preserve, restore, and rehabilitate historic structures.
Incorporate historic assets in branding and marketing initiatives.
Partner with multifamily property owners to retain affordable and workforce housing offerings.
Work with the private sector or public partners, like the City of Miami Beach Housing Authority to
construct new workforce housing and affordable housing.
9.5. Redevelopment Goal 5: Improve the Quality of Life for Residents and
Visitors
Quality of Life measures are highly subjective, but almost always include measures related to access to parks,
health and well-being, and neighborhood safety.This is accomplished through a variety of activities, including but
not limited to all activities associated with quality of life, community spaces, safety, etc. The recommendations
outlined below impact the Quality of Life for residents and visitors.
9.5.1. Community Spaces
■ Partner with the City to implement projects identified in the 2020 Parks and Recreation Master Plan
to define the North Beach recreation corridor.
Partner with horticultural organizations to construct community gardens in parks throughout the
Redevelopment Area.
Promote the health and well-being of residents by encouraging physical activity, alternative
transportation, and greater social interaction.
Improve pedestrian pathways along waterways.
Explore the feasibility of restoring the Log Cabin in the North Beach Oceanside Park, with funds from
G.O. Bond project#27.
Develop green space throughout the CRA,such as parks, parklets, plazas,alleyways,and pocket parks.
Work with the City to ensure streets are maintained and cleaned regularly.
Work with the City to ensure landscaping is maintained on a regular basis.
9.5.2 Safety
Work with the Miami Beach Police Department (MBPD) or ambassador programs to develop and
implement community policing innovations.
Support and adopt safety programs and activities through CPTED (Crime Prevention Through
Environmental Design).
Work with neighborhood groups, residents, and the Miami Beach Police Department to establish or
reignite a Neighborhood Watch program.
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The North Beach Community Redevelopment Agency Plan
Work with the Miami Beach Code Compliance Department to highlight opportunities and address
code-related concerns.
Install lighting to encourage activation and enhance public safety.
9.6. Redevelopment Goal 6: Leveraging Resources for Community
Redevelopment
Redevelopment activities can be funded through many means including the North Beach CRA Trust Fund, grants,
and financing. This is accomplished through a variety of activities, including but not limited to all activities
associated with funding redevelopment.The CRA may need to leverage its annual TIF funding to implement large
scale capital projects.Should the CRA choose to bond or incur other debt to complete capital projects,a dedicated
revenue source in the annual budget will need to be identified for debt service. The CRA can also utilize the
following funding mechanisms for redevelopment:
Private Investment: Many CRAs and other districts design business attraction programs with
developer entitlements and financial incentives in mind to fund public improvements and
infrastructure with private investment.
Community Benefits Agreements: Municipalities routinely partner with developers to encourage
design and/or construction of parks and other public facilities and infrastructure projects providing
community benefit.
Revenue Sharing:Through Public Private Partnerships,CRAs frequently participate in revenue sharing
projects for long-term benefits and self-sustainability.
Transit Oriented Development (TOD) Funding: Transit-Oriented Development funding is available
through state and federal sources for mixed-use development projects tied to increasing use of public
transit, providing greater access to retail offerings, increasing access to job centers, and providing
affordable housing in close proximity to employment centers.
Community Development Block Grants:CDBG funding is available for eligible projects through Miami
Dade County and the City.The program funds can be used:to build community facilities, roads, parks;
to repair or rehabilitate housing;to provide new or increased public services to residents; or to fund
initiatives that generate or retain new jobs.
Housing and Urban Development Grants and Loans: The U.S. Department of Housing and Urban
Development (HUD) provides low-interest loans to local governments for the implementation of
capital projects for revitalization and economic development,including streetscape and infrastructure
improvements. These loans can be supplemented by Economic Development Initiative (EDI) grants
from HUD.
Department of Economic Opportunity Grants: The Florida Department of Economic Opportunity
(DEO) provides grants to local governments for the planning and implementation of economic
development initiatives. Grants are usually in the$40,000 range.
Business Improvement District:This is a long-term goal. With a BID in mind down the road,the CRA's
business retention and attraction program should focus on existing businesses and building
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The North Beach Community Redevelopment Agency Plan
relationships for implementation. A BID can provide funding support for the continuity of some CRA
programs after the CRA sunsets and increment revenue is no longer available.
New Markets Tax Credits: This federal program incentivizes business and real estate investment in
low-income communities of the United States via a federal tax credit. It is administered by the U.S.
Treasury Department's Community Development Financial Institutions Fund and allocated by local
Community Development Entities across the United States.
Economic Development Agency: Public Works program investments help facilitate the transition of
communities from being distressed to becoming competitive by developing key public infrastructure,
such as technology-based facilities that utilize distance learning networks, smart rooms, and smart
buildings;multitenant manufacturing and other facilities;business and industrial parks with fiber optic
cable; and telecommunications and development facilities. In addition, EDA invests in traditional
public works projects, including water and sewer systems improvements, stormwater system
improvements, industrial parks, business incubator facilities, expansion of port and harbor facilities,
skill-training facilities, and brownfields redevelopment.
Economic Development Transportation Fund: The Economic Development Transportation Fund,
commonly referred to as the "Road Fund," is an incentive tool designed to alleviate transportation
problems that adversely impact a specific company's location or expansion decision. The award
amount is based on the number of new and retained jobs and the eligible transportation project costs,
up to$3 million.The award is made to the local government on behalf of a specific business for public
transportation improvements.
Brownfield Incentives: Florida offers incentives to businesses that locate on a brownfield site with a
Brownfield Site Rehabilitation Agreement (BSRA).
The following projected costs for redevelopment projects conceived for the Redevelopment Area do not reflect a
ranked listing of projects to be budgeted using TIF revenue exclusively. Rather,the projects(capital and otherwise)
outlined below include identified redevelopment opportunities in addition to the strategies and initiatives
outlined within the Plan.
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The North Beach Community Redevelopment Agency Plan
The projects listed in Figure 33 are to illustrate all known redevelopment opportunities at this time, including City
projects, but may change in the future depending on market conditions and community priorities.
FIGURE 33: PROJECTED REDEVELOPMENT COSTS
Project Name Location Project Cost
Infrastructure and Resiliency
Normandy Isle resiliency:elevate roads.storrnwater. Nomlandy Isle $ 50,000,000
neighborhood improvements
Town Center resiliency:elevate roads,storrnwater pumps, Town Center S 30,000,000
capacity Improvements
Landscape Improvements(above ground) 71st St Street $ 10,000,000
Water Towers replacement/pump stations 75th Street and Dickens Ave 5 10,000,000
Public seawalls(Living Shoreline) Seawall(72nd to 77th Street) 5 6,000,000
North Beach Oceanside Park enhancement and improvements North Beach Oceanside Park 5 5,000,000
Landscape (underground)water storage and street protection North&South of 71 Street 5 5,000,000
(suspended pavement)
Neighborhood design and traffic measures CRA dstrictwide 5 4,000,000
North Beach Oceanside Park Beachwalk(w/G.O.Bond) North Beach Oceanside Park $ 2,200.000
Unidad facility improvements Senior Center 5 3,000,000
Bandshell renovations and Improvements 73rd Street 5 2,000,000
Beachwalk security cameras 63rd-8700 Block $ 1,900,000
Seawalls(private property) waterfront TBD
Canal dredging 72nd-77th TBD
Waterway restoration CRA distrtctwide TBD
G.O.Bond Projects
North Shore Park and Youth Center North Shore Park and Youth Center 5 5,725,000
North Beach Oceanside Park Beachwalk North Beach Oceanside Park $ 2,000,000
Log Cabin West Lots 5 1,076,000
72nd Street Community Complex 72nd Street 5 53,800,000
West Lots West Lots $ 5,000,000
Skate Park West Lots 5 750,000
Ocean Rescue North Beach Facility North Beach Oceanside Park 5 5,000,000
North Shore Neighborhood Tree Canopy&Lighting North Shore $ 8,000,000
Transportation and Mobility
Transit lanes Collins AvenueAndian Creek Drive and 5 13,200.000
Harding/Collins Ave
West Lots Temporary Parking Lot West Lots TBD
West Lots parking garage West Lots 79-87th Streets $ 35,000,000
Internodal facility North Beach Intermodal Facility $ 10,000,000
Street Smart lighting CRA districtwide $ 7,600,000
Neighborhood traffic calming,protected bike lanes and CRA distnctwide $ 8,600,000
pedestrian-friendly streets
Paving of streets and sidewalks CRA distnctwide $ 6,000,000
Neighborhood Greenways North Beach and Biarritz Drive $ 4,900,000
71st Street bridge enhancement 71st St Bridge $ 4,000,000
Street intersection improvements Dickens Avenue and 71st Street 5 700,000
Housing&Historic Preservation
Attainable housing program Building acquisition,development and physical $ 41,104,000
improvements to existing
Historic Preservation measures Facade preservation,resilience,ADA and life safety $ 15,000,000
upgrades
Resilient design:commerical facade improvement program Normandy Isle. 63-72nd and Collins $ 10,000,000
Code Compliance Initiatives CRA districtwide $ 2,700,000
Economic Development and Community Revitalization
Economic Development initiatives Business attraction and Investment programs $ 25,000,000
Cultural asset Investment(I.e.the Byron Carlyle theater) CRA districtwide TBD
Community Policing initiatives CRA distnctwlde $ 4,350,000
72nd Street Community Complex(w/G.O.Bond) 72nd Street $ 10.000.000
TOTAL $ 408,805,000
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The North Beach Community Redevelopment Agency Plan
Financing and Implementation Plan
Although the CRA is required by the Act to produce an annual budget for expenditures from the CRA Trust Fund,
it is recommended to develop a five-year or multi-year implementation strategy with corresponding funding as
part of the budgeting process to help guide the redevelopment program. Implementation of the CRA's programs
and execution of the CRA Redevelopment Plan Goals and Implementing Strategies will be accomplished through
the powers and authority vested to all CRAs by state law, the Interlocal Agreement, and through regulatory
language adopted specifically for this Plan.
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The North Beach Community Redevelopment Agency Plan
10. Financial Analysis
This section provides an analysis of possible TIF revenue available to the North Beach CRA as its income over time
under conservative, but reasonable, estimates of incremental real estate tax values growth within the
Redevelopment Area. Note that this assessment only includes projections based upon the existing stock of taxable
real estate and does not include real estate projects in the development or permitting pipeline (because those
projects may never actually be built).
10.1. A Tax Increment Financing (TIF) Overview
The tax increment that Tax Increment Financing ("TIF") uses to fund economic development initiatives in the
Redevelopment Area is based on the growth over a base year taxable value for real estate within a defined area.
The simplest way to understand how TIF financing works is to assume that an example property has a tax bill in
2020 of$1000, but$1100 in 2021.The 2020 tax bill of$1000 is the base year.Any growth above this value is what
is shared with the CRA for its funding stream. In the example above,the$100 more paid in 2021 is the increment
in that year. This process multiplied by all of the properties in the established Redevelopment Area is what
provides the funding source for the CRA's activities over the 30-year term of the agency.
The positive growth in real estate values within the designated CRA area is then allocated by formula to the CRA
and the taxing authorities. The available increment in a given year is reduced by an administrative fee and the
remainder is shared between the city, county and Redevelopment Area by a percentage that has yet to be
determined for the North Beach CRA.
FIGURE 34:RECENT TAXABLE VALUE HISTORY IN THE REDEVELOPMENT AREA
B86e Year
lbe 2014 2015 2016 2017 2018 2079 2020
BUNNGROU'O OR VAULT:REPAIRS-NON AUTOMOTIVE $ 1,530.650 1,683.715 $ 1.852088 5 2037,294 5 1,445,010 S 1.589500 5 1.748,450
COOPERATNE-RESIDENTIAL'.100769ATNE-REBSIDENRAL 5 226.895 248,566 5 254.775 5 279.882 5 307,315 5 761.729 $ 836.661
EIXXY1T1O64A1JSOE TFIC-EX:EDUCATIONAL-PRNATE $ 143,156 157,471 $ 175218 5 181,476 5 181.431 5 199,574 5 214,296
NANJAL INSTITURON:OFFICE 131.51.09C131.51.09C5
R 8,201,728 8.993,167 5 9.892,452 5 12,322,321 5 14,988,886 5 15,849,751 5 16.564.872
HOTEL OR MOTEL:COMMERCIAL-TOTAL VALUE 5 400.000 400,000 $ 400,000 5 400.000 E 400.000 S 400,000 5 403.000
HOTEL OR MOTE-:CONDOMINL8,l-TIMESHARING S 9,720,123 10,889,922 5 11.745.792 5 12990,074 5 14,471,177 5 15,917,723 5 16,334.877
6833E.,OR MOTE-'.FIOTEL 5 126.510.801 128,492,879 5 129.595.427 $ 138,789.893 6 107,295.411 $ 116.460,916 $ 117,699,440
UGM MANI.FACRXRNG:LIGNT MFG 4 FOOD PROCESSING 5 496,137 545,750 5 600,325 5 645,012 5 543,306 5 815,788 5 544.060
MIXED USE-STORE'RESIOENTIAL:MIXED USE.COMMERCIAL 5 7,741,570 8.232.725 5 9.700,693 $ 10.157.974 5 10,668.011 S 11,452,996 5 12,003,837
MIXED USE-STORF/RESIOE4TIAL:MO®USE-RE5106071AL 5 4,486,017 7,055,338 5 7530,977 5 7,971,142 6 7,456.329 S 8,233.938 $ 8.654.833
MIXED USE-STORE'RESIOBIT0L:FETAL OUTLET $ 1.255.650 5 1,381815 5 1.519.336
MULTIFAMILY 10 LMB PLUS MLLTFAMLY 3 0111 MORE MIS5 61,823,843 70,860.044 6 77,868,143 S 66.455,440 S 134743,106 5 148,800,439 5 759,409.377
MLILrFAMILY 2-9 LAPS:2 LNR43 UNITS 5 682.101 1.159.501 $ 1.262.119 S 1,327.189 5 1.403.700 5 1529.737 5 1.683,606
MILTFAMILY 2-9(NTS:MLLTFAMLY 3 OR MORE ANTS $ 38,498.180 43,934911 5 47,468,959 5 51,055.735 $ 70,887.691 $ 77588.964 5 53.527,217
OFFICE BILD943-'Awns-ORY:OFFICE BUILDING $ 7,013,530 8,518.878 $ 10.205,590 5 14,074,376 5 12.623.292 5 13,871,720 5 14.641.947
OFFICE BUILDING-ONE STORY:OFFICE BUILDINGS 8.018.384 6,611,997 5 9,109.096 5 9.501.886 S 8.732.242 5 9,970.878 5 10.442.599
PARKING LOT/MOBLE HOME PARI(:PARKING LOT 5 14,445,889 15,643,706 5 20,197,926 5 25,906,782 5 32,030.790 $ 34,261,736 5 36.782.432
PROFESSIONAL SERVICE BLDG:OFFICE BUILDING 5 2,108,882 2,368,775 $ 2.517.329 $ 2.630.458 6 2.723.719 5 2,870,681 5 2.886,565
RE510E4T161-SNGLEFAMLY 1 LI-IT S 2.417,117 2.995587 5 3,170,841 5 3,272,514 $ 4.527,310 5 4,739.809 5 4.938,942
8E515E8)116L-TOTAL VALUE:0061008498630-RESL)E4TWL S 296,115,410 330.595,678 5 360.960.805 5 384.192,028 S 414.443.975 5 707.216,445 5 750.163.241
RFSIDETI AL-TOTAL VALUE:CO6OOMNAIA4-TIMESNARINO S 75,798 76,678 0 79.338 0 82,054 $ 84,563 $ 87.657 S 89.584
RESTAURANT OR CAFETERIA:RETAIL OUTLET S 9,531,126 11.245,979 $ '2,421,682 5 13,559,428 0 17.498,270 5 18.012,711 S 18.544.361
SERVICE STATION:SERMCE STATION•AUTOMOT1W 9 5,411,777 5,952.953 0 6,471.656 5 7.092,674 5 1.637,368 $ 4401.103 5 9.241.211
STORE:COMMERCIAL-TOTAL VALUE $ 1,532,252 1.585,477 5 7,854,024 5 2,039,428 5 2.243.368 5 2,467,704 5 2,714,474
STORE:COIDOMNUM-COMMERCIAL 5 5,109,983 5,291.112 $ 9.432.528 5 9,515,312 5 9.198,518 $ 10,760,667 5 11,247.492
STORE RETAIL OUTLET S 42,628,218 50,135.069 0 52,935,689 $ 56,784,092 6 100.924.462 $ 107,487,013 5 112,331,829
SUPERMARKET:RETAILOUTLET 5 16.204000 17.820,000 0 17,521.265 5 19.273,391 5 21.200.730 5 21.814,000 5 21.814.000
LJT1UTY-.U ILITY $ 7,091.315 7.800.446 0 8,580.989 S 9,235,803 5 9.608,483 $ 10,489,180 S 10,920.122
VACANT LAM-COMMERCIAL:EXTRA FEA OTHER THAN PARKING $ 19,132,235 19,165,240 9 19,218.387 S 19,255,882 $ 19.308,066 S 19,365505 9 19,428,691
VACANT LAND'COMMERCIAL:VACANT LAND S 11594,045 12,485.728 $ 13.786.044 5 14280,366 S 16014.158 5 20.959.979 5 23.229,005
VACANT RESIDENTIAL COMO S 2820,466 5 2.820466
WAREHOUSE TERMINAL OR STG:WAREOUSE OR STORAGE $ 2,700,000 2,970,000 6 2843,500 $ 127 860 3,440.635 5 3,784,698 5 4,163,167
Grind Total 8 714,394,922 784,102,270 S 849.761,185 $ 918 440.256 $ 1.050,388,982 5 1,400,232,242 5 1,477,620,886
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The North Beach Community Redevelopment Agency Plan
For the Redevelopment Area,the recent comparative history of the area's taxable values shows a varying growth
pattern of taxable value that the recent COVID-induced economic slowdown has likely exacerbated (see Figure
34). For 2020,the total taxable value of all real estate in the Redevelopment Area is$1.47 billion USD. Projections
of tax increments shown in this plan begin from this base year and value'.
Annual property tax assessments are generally based on market data, such as sales, income information and the
condition of the property.
Understanding the composition of the taxable basis is important for a variety of reasons, but primarily because it
shows where economic development initiatives may have the most immediate and far-reaching impacts on the
tax increment's size and growth rate.
The 2020 taxable values by use (Figure 35)show that 83%of all property taxes in the Redevelopment Area come
from just five uses, and nearly half of the taxable values are derived from residential condominiums.
FIGURE 35:TAXABLE VALUE CONTRIBUTIONS BY REAL ESTATE USES
Incremental Cumulative
Use _ _ _ _ _ Value
RESIDENTIAL-TOTAL VALUE:CONDOMINIUM RESIDENTIAL
RESIDENTIAL 50.6% 50.8%I
MULTIFAMILY 10 UNITS PLUS:MULTIFAMILY 3 OR MORE UNITS $159,409,377 10.8% 61.6%
HOTEL OR MOTEL:HOTEL $117,699,440 8.0% 69.5%
STORE:RETAIL OUTLET $112,331,829 7.6% 77.1%
MULTIFAMILY 2-9 UNITS MULTIFAMILY 3 OR MORE UNITS $83,527,217 5.7% 82.8%
PARKING LOT/MOBILE HOME PARK:PARKING LOT $36.782,432 2.5% 85.3%
VACANT LAND-COMMERCIAL:VACANT LAND $23,229,005 1.6% 86.8%
SUPERMARKET:RETAIL OUTLET $21,814,000 1.5% 88.3%
VACANT LAND-COMMERCIAL:EXTRA FEA OTHER THAN PARKING $19,428,691 1.3% 89.6%
RESTAURANT OR CAFETERIA:RETAIL OUTLET $18,544,361 1.3% 90.9%
FINANCIAL INSTITUTION:OFFICE BUILDING $16.564,672 1.1% 92.0%
HOTEL OR MOTEL:CONDOMINIUM-TIMESHARING $16,334,877 1.1% 93.1%
OFFICE BUILDING-MULTISTORY:OFFICE BUILDING $14,641,947 1.0% 94.1%
MIXED USE-STORE/RESIDENTIAL:MIXED USE-COMMERCIAL $12,003,837 0.8% 94.9%
STORE:CONDOMINIUM-COMMERCIAL $11,247,492 0.8% 95.7%
UTILITY:UTILITY $10,920.122 0.7% 96.4%
OFFICE BUILDING-ONE STORY:OFFICE BUILDING $10,442,599 0.7% 97.1%
SERVICE STATION:SERVICE STATION-AUTOMOTIVE $9.241,211 0.6% 97.7%
MIXED USE-STORE/RESIDENTIAL:MIXED USE-RESIDENTIAL $8,654.833 0.6% 98.3%
RESIDENTIAL-SINGLE FAMILY:1 UNIT $4,938,942 0.3% 98.7%
WAREHOUSE TERMINAL OR STG:WAREHOUSE OR STORAGE $4,163.167 0.3% 98.9%
PROFESSIONAL SERVICE BLDG:OFFICE BUILDING $2,886,565 0.2% 99.1%
VACANT RESIDENTIAL:CONDO $2,820,466 0.2% 99.3%
STORE:COMMERCIAL-TOTAL VALUE $2.714,474 0.2% 99.5%
BURIAL GROUND OR VAULT:REPAIRS-NON AUTOMOTIVE $1,748,450 0.1% 99.6%
MULTIFAMILY 2-9 UNITS:2 LIVING UNITS $1.663.696 0.1% 99.7%
MIXED USE-STORE/RESIDENTIAL:RETAIL OUTLET $1.519,336 0.1% 99.9%
COOPERATIVE-RESIDENTIAL:COOPERATIVE-RESIDENTIAL $836,661 0.1% 99.9%
LIGHT MANUFACTURING:LIGHT MFG&FOOD PROCESSING $644,060 0.0% 100.0%
HOTEL OR MOTEL:COMMERCIAL-TOTAL VALUE $400,000 0.0% 100.0%
EDUCATIONAL/SCIENTIFIC-EX:EDUCATIONAL-PRIVATE $214,296 0.0% 100.0%
RESIDENTIAL-TOTAL VALUE:CONDOMINIUM-TIMESHARING $89,584 0.0% 100.0%
2 Note that the final determination of the Base Year for the North Beach CRA has yet to be made. If the Base year is
determined to be 2021,versus 2020 (as shown here),then the figures and projections would change to reflect growth
from that baseline.
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The North Beach Community Redevelopment Agency Plan
Summing the three different residential types (condominiums, multi-family of 10 or more units and multi-family
of 9 or less) to give a total residential value in the top five provides 67.3% of all property taxes. Hotels provide
8.0%and retail a further 7.6%.
Expanding and broadening the tax base in the Redevelopment Area is a worthwhile goal on its own and a proven
mechanism to add to the tax increment by adding new and renovated properties to the existing stock of buildings.
10.2. Projected TIF Proceeds Over Time
10.2.1. Base Year Amount
Examination of the Base Year amount of the Redevelopment Area begins with a review of the Property Appraiser
data for all parcels located within the boundaries.
These properties have a current Taxable Value of$1.477 billion based on Miami-Dade County Property Appraiser
data for 2020. When the Trust Fund for the new CRA is established, the relevant property tax values at that time
will be used for CRA's Base Year.
10.2.2. Future Revenue Projections
The estimate of the future revenues is based on two factors:
An annual growth rate of the Taxable Value (%)
Millage rates ($/$1,000 in value)
The average valuation growth rate for existing properties within the Redevelopment Area used for this study is
approximately 3.0% per year. This rate reflects the increase in value of all properties in the Redevelopment Area
and is appropriate for planning purposes in order to provide a conservative projection of revenue over the CRA
time horizon. Note that taxable values over time are based on both the growth rate the taxable base as well as
the applicable millage rates in the Redevelopment Area. Millages have been held constant across the TIF's lifetime
in these projections.This assessment does not include real estate projects in the development or permitting stages
as potential projects may never be built.
10.2.3. Millage rates:
These rates are adopted annually and for 2020 are as follows for unincorporated Miami Beach:
County millage rate=0.0046669
City millage rate= 0.0057288
Total annual millage rate=0.0103957
These figures exclude millage rates for debt service, misc. millage, schools, regional and county-wide and other
uses.
75
The North Beach Community Redevelopment Agency Plan
Figure 36 shows projections of property FIGURE 36:PROJECTED PROPERTY VALUE AND PROPERTY TAX
value and property tax growth (including the o
INCREMENT GROWTH(AT 100%) IN THE REDEVELOPMENT
tax increment at 100% of its value) in the
Redevelopment Area over the next 30 years. AREA
These forecasts can and will be updated in increment
Taxable values Property taxes Taxable values Property taxes
the future to reflect appropriate market Base year $ 1,477.620,886 $ 15,360.903 $ - $ -
TIF YR 1 $ 1,521,949,513 $ 15.821,731 $ 44,328,627 $ 460,827
conditions and millage rates. TIF YR2 $ 1,567,607,998 $ 16.296.382 $ 89.987,112 $ 935.479
TIF YR 3 $ 1,614,636,238 $ 16,785.274 $ 137.015,352 $ 1,424,370
TIP YR 4 $ 1,663,075,325 $ 17,288,832 $ 185,454.439 $ 1,927,929
In this case,the scenarios used a single 3.0% TIF YR 5 $ 1,712.967,585 $ 17,807,497 $ 235.346,699 $ 2,446,594
TIP YR 6 $ 1,764,356,612 $ 18,341,722 $ 286,735,726 $ 2,980,819
average annual growth rate to reflect a TIF YR 7 $ 1,817,287,311 $ 18.891.974 $ 339.666,425 $ 3,531,070
TIF YR 8 $ 1,871,805,930 $ 19,458.733 $ 394.185,044 $ 4,097,829
simple (but conservative) estimate for TIF YR 9 $ 1.927,960,108 $ 20,042,495 $ 450.339,222 $ 4,681,591
TIF YR 10 $ 1.985,798,911 $ 20,643,770 $ 508,178,025 $ 5,282,866
property value increases over the TIF's TIF YR 11 $ 2,045.372,878 $ 21,263,083 $ 567,751.992 $ 5,902,179
TIF YR 12 $ 2,106,734,065 $ 21,900.975 $ 629,113,179 $ 6,540.072
lifetime, knowing that actual values will be TIF YR 13 $ 2,169,936,087 $ 22,558,005 $ 692.315,201 $ 7.197,101
TIF YR 14 $ 2,235,034,169 $ 23,234,745 $ 757.413,283 $ 7,873,841
different, as the economy rises and falls. TIF YR 15 $ 2,302,085,194 $ 23,931,787 $ 824,464.308 $ 8,570,884
TIP YR 16 $ 2,371,147,750 $ 24,649,741 $ 893.526,864 $ 9,288.837
TIP YR 17 $ 2,442,282,183 $ 25,389,233 $ 964,661,297 $ 10,028.329
Since market conditions are difficult to TIF YR 18 $ 2,515,550,648 $ 26,150.910 $ 1.037.929,762 $ 10.790.006
TIF YR 19 $ 2,591,017,168 $ 26,935,437 $ 1,113,396,282 $ 11,574,534
forecast over 30 years this projection TIF YR20 $ 2,668,747,683 $ 27,743,500 $ 1,191,126,797 $ 12,382,597
TIF YR 21 $ 2,748,810.113 $ 28,575,805 $ 1,271,189,227 $ 13,214,902
baseline allows for a reasonable discussion TIF YR22 $ 2,831,274,417 5 29,433,079 $ 1,353,653,531 $ 14,072.176
TIF YR 23 $ 2,916,212,649 $ 30,316.072 $ 1,438.591,763 $ 14.955,168
of potential tax increment uses. TIF YR 24 $ 3,003,699,029 $ 31,225.554 $ 1,526,078,143 $ 15,864,651
TIF VR 25 $ 3,093,810,000 $ 32,162.321 $ 1.616.189,114 $ 16,801,417
TIP YR 26 $ 3,186,624,299 $ 33,127,190 $ 1,709.003,413 $ 17,766,287
The forecasts shown in this section allow for TIF YR27 $ 3.282,223.028 $ 34,121,006 $ 1.804,602,142 $ 18,760,102
TIF YR 28 $ 3,380,689,719 $ 35,144,636 $ 1,903,068,833 $ 19,783,733
three different potential revenue options for TIP YR 29 $ 3,482,110,411 $ 36,198.975 $ 2.004,489,525 $ 20,838,072
TIF YR 30 $ 3,586,573.723 $ 37,284.944 $ 2.108.952,837 $ 21,924,041
the CRA.The three options depend upon the
Totals $ 752,725,408 $28,078,754,165 $291,898,305
final increment share after administrative
fees that the CRA receives: 50% (the most conservative option); 75% (the base case); and 95% (the most far-
reaching option). Each option assumes that of the total increment, the city and county take out administrative
fees,then provide the CRA with 50%, 75%or 95%of the remaining revenue as the CRA's income source.
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The North Beach Community Redevelopment Agency Plan
Under the growth assumptions discussed earlier, FIGURE 37:PROJECTED TAX INCREMENT PROCEEDS IN THE
the CRA Area would see year one revenue for the
50% case of $225,000, for the 75% case of REDEVELOPMENT AREA
$337,000 and for $427,000 for the 95% case (as
CRA Revenues by 111 Capture Rate
seen in Figure 37). 50% 75% 95%
TIF YR 1 $ 225,114 $ 337,671 $ 427,717
TIF a56,s62 $ 665,472 $ a66,26s
By the end of the TIF's life, annual revenues $
TIF YR 3 S 895,805 $ 1,043,707 $ 1,322,029
would be just over$10 million dollars in nominal TIF YR4 E 941,793 $ 1,412,690 $ 1.789,407
TIF YR 5 $ 1,195,161 $ 1,792,742 $ 2,270,806
terms for the 50%option, $16 million dollars for TIF YR 6 $ 1,456.130 $ 2,184,195 $ 2,766.647
TIF YR 7 $ 1,724,928 $ 2,587,392 $ 3,277,363
the base case of 75% and just over $20 million TIF YR8 $ 2,001,790 $ 3,002,685 $ 3,803,400
TIF YR 9 5 2,286,957 $ 3,430,438 $ 4,345,219
dollars in the 95%case. TIF YR 10 $ 2,580,680 $ 3.871,020 $ 4,903,292
TIF YR 11 $ 2,883,215 $ 4,324,822 $ 5,478,108
Figure 38 below shows the graphical flows of the TIF YR 12 $ 3,194,625 $ 4,792,238 S 6,070,168
TIF YR 13 $ 3,515,784 $ 5,273,676 $ 6,679,989
CRA revenues in nominal dollars over 30 years to TIF YR 14 $ 3,846,371 $ 5.769,557 $ 7,308,106
TIF YR 15 $ 4.186,877 $ 6.280,315 $ 7,955,066
the Redevelopment Area for the three TIF 'OF YR 16 $ 4,537,597 $ 6,806,395 $ 8,621,434
TIF YR 17 $ 4,898,839 $ 7.348,258 $ 9,307.794
revenue sharing cases. TIF YR 18 $ 5,270,918 $ 7,906,377 $ 10,014,744
TIF YR 19 $ 5,654,180 $ 8,481,240 $ 10,742,903
TIF YR 20 $ 6,048,899 $ 9,073,348 $ 11.492,907
TIF YR 21 $ 6,455,480 $ 9,683,219 $ 12,265,411
TIF YR 22 $ 6,874,258 $ 10,311,387 $ 13,061,090
TIF YR 23 $ 7,305,600 $ 10,958,400 $ 13,880,640
TIF YR 24 $ 7,749,882 $ 11,624,823 $ 14,724,775
TIF YR 25 $ 8,207,492 $ 12,311,238 $ 15,594,235
TIF YR 26 $ 8,678,831 S 13,018.247 $ 16,489,779
TIF YR 27 $ 9,164,310 $ 13,746,465 $ 17,412,189
TIF YR 28 $ 9,664,353 $ 14,496.530 $ 18,362,271
TIF YR 29 $ 10,179,398 5 15.269,097 $ 19,340,856
TIF YR 30 $ 10.709,894 $ 16,064.841 $ 20.348.799
Totals $ 142,692,322 $ 213,888,483 $ 270,926,411
FIGURE 38:PROJECTED NOMINAL TAX INCREMENT PROCEEDS IN THE REDEVELOPMENT AREA FOR THREE
REVENUE SHARING OPTIONS
95% 75% -50%
$25,000,000
$20,348,799
$20,000,000
16,064,841
$15,000,000
$10,709,894
$10,000,000
$5,000,000
$-
N M V LI) C0 I"- 00 O) O r N CO (() (D N- CO O) O .- N V u7 CO N. CO 0) O
N N N N N N N N CO CO CO CO CO CO CO CO CO CO V V V V V V V V V ' CC) to
C) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 C) 0 0 0 0 0 0 0 0
N C\I N N N N N N N N N N N N N N N N (V N N N N N N N N N N N
77
The North Beach Community Redevelopment Agency Plan
Estimating future inflation using inflationary information from the recent past as a guide, the Redevelopment
Area's revenues can be estimated in present value terms so that the total shown in a given year is equal to today's
dollars.
In present value terms(and assuming a 2.1%average annual inflation rate across the projection period),the CRA's
30-year revenues for each case are as follows:
50% Case: starting year revenues of$225,000, growing to $5.8 million dollars by year 30 and with total
present value revenues of$94 million dollars;
75% Case: starting year revenues of$338,000, growing to $8.7 million dollars by year 30 and with total
present value revenues of$142 million dollars;
95%Case: starting year revenues of$428,000, growing to $11.1 million dollars by year 30 and with total
present value revenues of$180 million dollars.
FIGURE 39:PROJECTED PRESENT VALUE TAX INCREMENT PROCEEDS IN THE REDEVELOPMENT AREA FOR
THREE REVENUE SHARING OPTIONS
—95% —75% 50%
$12,000,000
$11,137,616
$10,000,000
$8,792,855
$8,000,000
$5,861,903
$6,000,000
$4,000,000
$2,000,000
$-
N CO V LC) O N CO Cr) O N M V U) CO N CO O) O .- N CO V CC) CO N- CO Q) O
N N N N N N N N CO CO CO CO CO CO Cr) CO CO CO V V V d' V V V If) Cn
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
N N CV N N ('40.4 04 ('40.4 0.4 N N N N N N N N N N N N N N N N N N N
In both of the earlier examples, the projected growth rates are based on a continuously growing economy and,
hence increasing taxable values for properties within the TIF area. Since economic recessions happen and often
result in declines in taxable property values, an ever-growing upward TIF calculation likely overstates potential TIF
revenues.
Next,a scenario is modeled for the 75%Case (as an illustrative example of how revenues change from recessions)
for a single recessionary event in the year 2024.This recession results in property values declining by 10%in 2024,
78
The North Beach Community Redevelopment Agency Plan
followed by a single year of zero property value growth as the economy recovers,then returns to the exact same
3%growth rate used in the prior estimates.
The resultant impacts on the CRA's potential annual revenues for the 75%Case are substantial.After an initial set
of small, positive revenues, the Redevelopment Area generates no real income until 2028, then grows to a
maximum nominal value in year 30 of$11.9M and a cumulative total of$135M in income($87M in present value)
over the term (Figure 40). This single recessionary scenario reflects a 37% decline in nominal revenues from the
continuous growth scenario presented in Figure 38.
FIGURE 40:PROJECTED EXAMPLE RECESSION TAX INCREMENT PROCEEDS IN THE REDEVELOPMENT AREA—
75%CASE WITH 20%ERROR BARS
$16,000,000
$14,000,000
$12,000,000
$10,000,000
$8,000,000
$6,000,000
$4,000,000
$2,000,000
$-
C`") Lc) CO r CO (3) O N M V (f) (O N- CO 0) O N CO 'a Cn (D N- CO 0) O
N N N N N N N N C'") M CO C`') CO CO CO CO C'') Cn V V V V yr V Ch (C) LU
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
N (N N N N N N N N N N N N N N N N N N NNNNNNNNNN N
Also,future CRA TIF growth will likely include new, mixed-use development within the Redevelopment Area. Such
developments can meaningfully increase the total incremental property tax revenue generated.The value of new
investments of this type directly drives the property tax increment generated, with the CRA's income rising along
with each new project's incremental addition to the tax rolls.
79
The North Beach Community Redevelopment Agency Plan
11. Appendices
11.1. Appendix 1: Miami-Dade County Resolution No. R-619-20 declared an Area in the City of Miami
Beach to be blighted and accepted the Finding of Necessity Study.
80
0 The North Beach Community Redevelopment Agency Plan
11.2. Appendix 2: City Commission Resolution No. 2021-31596 created the North Beach Community
Redevelopment Agency.
81
The North Beach Community Redevelopment Agency Plan
11.3. Appendix 3: Resolution No. delegated certain powers conferred on the County Commission
by the Act to the City and the North Beach CRA to implement the Plan for the Redevelopment Area.
82
EXHIBIT B
INTERLOCAL COOPERATION AGREEMENT
AMONG THE CITY OF MIAMI BEACH, FLORIDA,
THE NORTH BEACH COMMUNITY REDEVELOPMENT AGENCY,&
MIAMI-DADE COUNTY,FLORIDA
THIS INTERLOCAL COOPERATION AGREEMENT (the"Interlocal Agreement"),
made this day of , 2021, by and among Miami-Dade County, Florida, a political subdivision
of the State of Florida(the"County"),the City of Miami Beach, a municipal corporation under
the laws of the State of Florida (the "City"),and the North Beach
Community Redevelopment Agency,a public body corporate created pursuant to Section 163.357,
Florida Statutes(hereinafter, referred to as the"NBCRA"); and
WHEREAS,the Florida Legislature enacted the Community Redevelopment Act of 1969,
which is presently codified in the Florida Statutes at Part III of Chapter 163, Sections 163.330
through 163.463, as amended, (the"Act");and
WHEREAS, the Act provides "the governing body of any county which has adopted a
home rule charter may, in its discretion,by resolution delegate the exercise of the powers conferred
upon the county by [the Act] within the boundaries of a municipality to the governing body of
such a municipality;"and
WHEREAS, the Act further provides that "[s]uch a delegation to a municipality shall
confer only such powers upon a municipality as shall be specifically enumerated in the delegating
resolution;"and
WHEREAS, on July 7, 2019,the City Commission adopted Resolution No. 2019-30892,
approving the Finding of Necessity for the North Beach Area (the "study"), and subsequently
submitted the study to the County for consideration to create the NBCRA, which area is generally
bounded on the north by 87th Terrace, on the west by Rue Notre Dame, on the south by 65th Street
and on the east by the Atlantic Ocean, which is referred to as the North Beach Community
Redevelopment Area("Redevelopment Area"); and
WHEREAS, on July 8, 2020, the Miami-Dade County Board of County Commissioners
(the"County Commission"),adopted Resolution No.R-619-20,accepting the Finding of Necessity
for the Redevelopment Area, declaring the Redevelopment Area as slum or blighted,as defined in
section 163.340 (7) and (8) of the Act, and delegating the power to create the NBCRA to the City
for the purpose of adopting a redevelopment plan to be presented to the County Commission for
consideration; and
WHEREAS, the City Commission through Resolution No. 2021-31596, adopted on
February 10, 2021, created the NBCRA;and
WHEREAS,additionally,the North Beach Community Redevelopment Agency Board of
Commissioners adopted a redevelopment plan ("the Plan") for the Redevelopment Area through
Resolution No. , on May 12, 2021; and
1
WHEREAS, on , the City Commission adopted Resolution
No. ,approving the Plan and transmitting the Plan to the County
Commission; and
WHEREAS, the County Commission, in accordance with the Act, wishes to delegate
certain powers conferred on the County Commission by the Act to the City and the NBCRA to
implement the Plan for the Redevelopment Area, as described in the Plan;and
WHEREAS, the County, the City, and the NBCRA desire to delineate their areas of
responsibility with respect to the redevelopment of the Redevelopment Area, as described in the
Plan;and
WHEREAS, on , the County Commission also enacted
Ordinance No. ,which among other things,established a trust fund("Fund"or"Trust Fund")
to fund improvements in the Redevelopment Area; and
NOW, THEREFORE, in consideration of the premises and the mutual covenants
recorded herein,the County,the City, and the NBCRA agree as follows:
I. Delegation of Powers
A. With the exception of the community redevelopment powers that continue to vest in
the County Commission pursuant to section 163.358 of the Act, the NBCRA shall have the right
and sole responsibility to exercise the following redevelopment powers specifically delegated by
the County Commission pursuant to section 163.370 of the Act:
(1) The power to make and execute contracts and other instruments necessary or
convenient to the exercise of its powers pursuant to the Act.
(2) The power to disseminate information regarding slum clearance and community
redevelopment.
(3) The power to undertake and carry out community redevelopment and related
activities within the Redevelopment Area, which redevelopment may include:
(a) Acquisition of a slum area or a blighted area or portion thereof by purchase,
lease, option, gift, grant, bequest, devise, or other voluntary method of
acquisition;
(b) Demolition and removal of buildings and improvements;
(c) Installation, construction, or reconstruction of streets, utilities, parks,
playgrounds, public areas of major hotels that are constructed in support of
convention centers, including meeting rooms, banquet facilities, parking
garages, lobbies, and passageways, and other improvements necessary for
carrying out in the Redevelopment Area the community redevelopment
objectives of the Act in accordance with the Plan;
(d) The power to dispose of any property acquired in the Redevelopment Area
at its fair value as provided in section 163.380 of the Act, for uses in
accordance with the Plan;
2
(e) The power to carry out plans for a program of voluntary or compulsory
repair and rehabilitation of buildings or other improvements in accordance
with the Plan;
(f) The power to acquire real property in the Redevelopment Area by purchase,
lease, option, gift, grant, bequest, devise, or other voluntary method of
acquisition which, under the Plan, is to be repaired or rehabilitated for
dwelling use or related facilities,repair or rehabilitation of the structures for
guidance purposes, and resale of the property, or otherwise put to use for
the public good as set forth in the Plan;
(g) The power to acquire any other real property in the Redevelopment Area by
purchase, lease, option, gift, grant, bequest, devise, or other voluntary
method of acquisition, when necessary to eliminate unhealthful, unsanitary
or unsafe conditions; eliminate obsolete or other uses detrimental to the
public welfare; or otherwise to remove or prevent the spread of blight or
deterioration or to provide land for needed public facilities;
(h) The power to acquire, without regard to any requirement that the area be a
slum or blighted area,air rights in an area consisting principally of land over
highways, railway or subway tracks, bridge or tunnel entrances, or other
similar facilities which have a blighting influence on the surrounding area
and over which air rights sites are to be developed for the elimination of
such blighting influences and for the provision of housing (and related
facilities and uses) designed specifically for, and limited to, families and
individuals of low or moderate income;
(i) The power to construct the foundations and platforms necessary for the
provision of air rights sites of housing (and related facilities and uses)
designed specifically for, and limited to, families and individuals of low or
moderate income.
(4) The power to provide, or to arrange or contract for,the furnishing or repair by any
qualified, licensed person or agency, public or private, of services, privileges,
works,streets,roads,bridges,public utilities,or other facilities for,or in connection
with, the Plan;to install,construct, and reconstruct streets, bridges, utilities, parks,
playgrounds, and other public improvements; and to agree to any conditions that it
deems necessary and appropriate, which are attached to federal financial assistance
and imposed pursuant to federal law relating to the determination of prevailing
salaries or wages or compliance with labor standards, in the undertaking or carrying
out the Plan and related activities, and to include in any contract authorized by the
NBCRA in connection with such redevelopment and related activities, provisions
to fulfill such of the conditions as it deems reasonable and appropriate;
(5) The power to enter into any building or property in the Redevelopment Area in order
to make inspections, surveys, appraisals, soundings, test borings, or contamination
tests, with the permission of the owner(s) and to request an order for this purpose
from a court of competent jurisdiction in the event entry is denied or resisted;
3
(6) The power to acquire by purchase, lease, option, gift, grant, bequest, devise or
otherwise any real property within the redevelopment area(or personal property for
its administrative purposes),together with any improvements thereon;
(7) The power to hold,improve,clear or prepare for redevelopment any property within
the Redevelopment Area acquired by the NBCRA;
(8) The power to mortgage, pledge, hypothecate, or otherwise encumber or dispose of
any real property acquired by the NBCRA within the Redevelopment Area;
(9) The power to insure or provide for the insurance of any real or personal property
acquired by the NBCRA within the Redevelopment Area or operations of the
NBCRA against any risks or hazards, including the power to pay premiums on any
such insurance;
(10) The power to enter into any contracts necessary to effectuate the purposes ofthe Act;
(11) The power to solicit requests for proposals for redevelopment of parcels of real
property within the Redevelopment Area contemplated by the Plan to be acquired
for redevelopment purposes by the NBCRA and, as a result of such requests for
proposals, to advertise for the disposition of such real property to private persons
or entities pursuant to section 163.380 of the Act, prior to acquisition of such real
property by the NBCRA;
(12) The power to invest any community redevelopment funds held in reserves or sinking
funds or any such funds not required for immediate disbursement in property or
securities in which savings banks may legally invest funds subject to their control
and to redeem such bonds as have been issued pursuant to section 163.385 of the
Act, at redemption price established therein or to purchase such bonds at less than
the redemption price, all such bonds so redeemed or purchased to be canceled;
(13) Subject to prior approval of the City Commission and the County Commission,
which approval or disapproval shall be in the sole and absolute discretion of the
City Commission and County Commission,the power to borrow money and to apply
for and accept advances, loans, contributions, and any other form of financial
assistance from the Federal Government or the state, county, or other public body
or from any sources, public or private, for the purposes of the Act, and as a
condition of the award of such loan or contribution,to give such security as may be
required and to enter into and carry out contracts or agreements in connection
therewith; and to include in any contract for financial assistance with the Federal
Government for or with respect to community redevelopment and related activities
such conditions imposed pursuant to federal laws as the NBCRA deems reasonable
and appropriate which are not inconsistent with the purposes of the Act. It is the
expressed intent of the NBCRA not to issue bonds or use any other form of
indebtedness until such time as required by a development when bonding or
indebtedness is required to complete the project.
(14) The power to make or have made all surveys and plans necessary to the carrying
out of the purposes of the Act; to contract with any person, public or private, in
4
making and carrying out such plans; and to adopt or approve, modify, and amend
such plans, which plans may include, but are not limited to:
(a) Plans for carrying out a program of voluntary or compulsory repair and
rehabilitation or buildings and improvements; and
(b) Plans for the enforcement of state and local laws, codes, and regulations
relating to the use of land and the use and occupancy of buildings and
improvements and to the compulsory repair, rehabilitation, demolition, or
removal of buildings and improvements:and
(c) Appraisals, title searches, surveys, studies, and other plans and work
necessary to prepare for the undertaking of community redevelopment and
related activities;and
(15) The power to develop, test, and report methods and techniques, and carry out
demonstrations and other activities, for the prevention and the elimination of slums
and urban blight and developing and demonstrating new or improved means of
providing housing for families and persons of low income; and
(16) The power to apply for, accept, and utilize grants of funds from the Federal
Government for such purposes; and
(17) The power to prepare plans for and assist in the relocation of persons (including
individuals, families, business concerns, nonprofit organizations, and others)
displaced from the Redevelopment Area and to make relocation payments to or
with respect to such persons for moving expenses and losses of property for which
reimbursement or compensation is not otherwise made, including the making of
such payments financed by the Federal Government;and
(18) The power to appropriate such funds and make such expenditures as are necessary
to carry out the purposes of the Act; to make a request to the City or the County to
rezone any part of the Redevelopment Area or make exceptions from, or revisions
to, building regulations; and to enter into agreements with a housing authority,
which agreements may extend over any period, notwithstanding any provision or
rule of law to the contrary, respecting action to be taken by such county or
municipality pursuant to any of the powers granted by the Act;and
(19) The power to make a request to the appropriate authority to close, vacate, plan, or
replan streets,roads, sidewalks,ways,or other places and to plan or replan any part
of the City or the County located within the Redevelopment Area;and
(20) The power to provide funding to support the development and implementation of
community policing innovations, subject to any budgetary limitations set forth in
this Agreement; and
(21) The right to exercise any other power that the Florida Legislature grants to
community redevelopment agencies after the date of this Agreement, subject to
approval of the exercise of such power by the City Commission, and if approved
by the City Commission, subsequent approval by Miami-Dade County.
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(22) Nothing in this Agreement is intended to prohibit the County and the City from
exercising their sovereign powers as prescribed by law.
B. The following powers may not be paid for or financed by increment revenues:
(1) Construction or expansion of administrative building for public bodies or police
and fire buildings, unless each taxing authority agrees to such method offinancing
for the construction or expansion, or unless the construction or expansion is
contemplated as part of a community policing innovation.
(2) Installation,construction,reconstruction,repair or alteration of any publicly owned
capital improvements or projects, if such projects or improvements were scheduled
to be installed,constructed,reconstructed, repaired, or altered within three years of
the approval of the Plan by the County Commission pursuant to a previously
approved public capital improvement or project schedule or plan of Miami-Dade
County as the governing body which approved the Plan,or the City,unless and until
such projects or improvements have been removed from such schedule or plan of
Miami-Dade County or the City and three years have elapsed since such removal
or such projects or improvements were identified in such schedule or plan to be
funded, in whole or in part, with funds on deposit within the community
redevelopment tTrust Fund.
(3) General government operating expenses unrelated to the planning and carrying out
of the Plan.
II. Miami-Dade County or Other Taxing Authority Representation
Pursuant to section 163.357 of the Act, one member of the County Commission, or a County
Commission designee, may be appointed to serve on the NBCRA's Board (in addition to the other
members appointed to the NBCRA Board of Commissioners(the"NBCRA Board"or"Board"). Said
County Commissioner,or designee,shall be vested with the same rights,duties and obligations as any
other NBCRA Board member. Said membership on the NBCRA's Board shall be considered an
additional duty of office as prescribed by section 163.357(1)(d) of the Act. Such appointment by the
County Commission shall be immediate and will become part of the NBCRA's Board without
requiring further action from the NBCRA. [Note to County: City requests that County please
specify the County Commissioner/District to be appointed to the NBCRA]
III. Implementation of the Plan
A. The redevelopment powers listed in Section I herein may be exercised only with
respect to the Redevelopment Area and only with respect to the Plan as approved by the County
Commission, together with any supplements or amendments to the Plan, provided that any
amendments and supplements to the Plan must also be approved by the County Commission.
Notwithstanding anything in the Plan to the contrary, it is agreed that the Plan as approved by the
County Commission pursuant to Resolution R- is approved and effective through
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B. For purposes of this Interlocal Agreement, tax increment funds are such funds or
revenues as defined by section 163.387(1)(a) of the Act.
C. No more than twenty percent (20%) of the total tax increment funds deposited
annually into the trust fund by the City and the County ("NBCRA TIF") shall be used for total
administrative expenses allowable under section 163.387(6)(c) of the Act (including indirect and
overhead expenses which may not exceed six percent(6%)ofthe total contemplated administrative
expenses to be spent under the Plan). Administrative expenses include all compensation, including
benefits, paid to or for the NBCRA's Executive Director and its employees. All expense items
chargeable to the twenty(20%)administrative expense cap shall be shown as individual line items
in the annual budget prepared by the NBCRA and submitted to the Board of County Commissioners
with sufficient detail on individual salaries, etc. The twenty percent (20%) cap on administrative
expenses shall be calculated based on the NBCRA TIF funding for that particular year and shall
not include any carryover or other funding or revenue sources for this calculation. The County
shall charge, and the NBCRA shall pay to the County, no later than March 31, an annual
administrative fee("County Administrative Fee"). This County Administrative Fee shall be 1.5%
of the County's payment to the NBCRA. The County Administrative Fee shall not be included in
the (20%) limit on administrative expenses defined in this section.
D. The City and the County hereby agree to contribute 60 percent (60%) of the tax
increment funds derived from the Redevelopment Area on an annual basis. Such contribution
levels comply with County Commission Ordinance No. [ ].
E. In each year in which the County and City shall make the tax increment fund
contribution required by paragraph III D of this interlocal agreement,the NBCRA shall budget for
expenditures funded by tax increment revenues shall be capped, so that an amount equal to the TIF
revenues paid into the Trust Fund by the County and the City attributable to 10 percent (10%) of
the incremental value in the Area, shall remain un-appropriated and un-expended, except for the
purpose of funding projects associated with affordable and workforce housing and infrastructure
improvements.
F. The NBCRA shall ensure that the staffofthe NBCRA shall be racially and ethnically
diverse, in accordance with applicable law.
IV. City/County Coordination
A. The County Mayor or the County Mayor's designee shall designate a
Redevelopment Area Coordinator(the "Redevelopment Area Coordinator"). The Redevelopment
Area Coordinator shall serve as the County's liaison to the NBCRA for the Redevelopment Area.
The Redevelopment Area Coordinator shall carry out the day-to-day County responsibilities for
the Redevelopment Area and shall be the designated person to receive all data and reports
pertaining to the Plan. Additionally,the NBCRA shall provide prior notice for all NBCRA Board
meetings to the Redevelopment Area Coordinator, and shall deliver copies of all NBCRA Board
meeting agendas and agenda items to the Redevelopment Area Coordinator prior to each NBCRA
Board meeting. Additionally, on a yearly basis the NBCRA shall transmit to the County a copy of
the NBCRA's annual report and certified financial statements.
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B. The NBCRA shall be responsible for implementing and conforming to the Plan,
including developing and implementing proposals for indebtedness and bond financing which has
received the prior approval of the City Commission and the County Commission, acquisition,
disposition and relocation activities, coordination and implementation of the design and
construction of public improvements necessary to support the redevelopment of the
Redevelopment Area, and such other projects and activities as are contemplated by the Plan. The
NBCRA shall deliver copies of all accepted proposals for the Redevelopment Area to the
Redevelopment Area Coordinator.
C. All proposals related to amendments to the Plan and proposals for indebtedness,
loans or bond financing pledging tax increment revenues shall be subject to review and approval
first by the City Commission and then by the County Commission. No such amended plan or
indebtedness, loan or bond financing shall be considered approved until the NBCRA Board, the
City Commission and the County Commission have taken official legislative action in accordance
with the Act approving the plan or indebtedness. The Redevelopment Area Coordinator shall
submit all proposals related to amendments to the Plan and proposals for indebtedness and bond
financing to the County for review and recommendation and the Mayor or the Mayor's designee
shall submit said recommendation to the County Commission for its final approval. The
Redevelopment Area Coordinator shall review all proposals prior to review by the County
Administration and the County Commission.
D. After approval by the NBCRA's Board and the City Commission, and in
accordance with state law,the annual budget and progress report shall be submitted to the County.
Such budget shall be submitted by the NBCRA and the City to the County within 10 days after the
adoption of such budget and NBCRA and the City shall submit amendments of its annual budget
to the County within 10 days after the adoption date of the amended budget in accordance with
section 163.387(6)of the Act. Such budget shall be submitted in a format approved by the County
with sufficient detail including a description of any proposed project, grant, loan or any other
program anticipated to be funded by the NBCRA in that fiscal year. Additionally,the budget shall
include a section outlining the accomplishments of the prior fiscal year. The annual budget for the
NBCRA shall be subject to review and approval by the County Commission. The annual budget
shall be submitted to the County no later than October 15th of each fiscal year. With the exception
of the debt service payment on current bond obligations financed by tax increment revenues(only
if such obligations have been approved by the City Commission and County Commission), no
funds on deposit in the fund may be expended by the NBCRA based on the new budget until the
annual budget has been approved by the County Commission. However, as long as the NBCRA's
annual budget which has been adopted and approved in compliance with the terms of this Interlocal
Agreement is submitted to the County no later than October 15th, the NBCRA may continue to
make expenditures provided they do not exceed the fund appropriation in the previous year's budget.
However, if expected revenue decreases from the previous fiscal year, the prior year's budget
appropriation shall be reduced accordingly for the purpose of limiting expenditures until the new
annual budget is approved by the County. At the request of the County, the NBCRA shall submit
additional progress reports on the Plan and Redevelopment Area activities. The annual budget
must be accompanied by official legislation from the NBCRA and the City approving the budget
and including a statement that all NBCRA expenses are in accordance with the approved Plan and
State law.The City and the NBCRA shall transmit such legislation to the County.
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E. The NBCRA shall not budget in any fiscal year more than ten percent(10%)of the
value of the City and County tax increment payment for that year on capital maintenance activities
or community policing, respectively.
F. Should the NBCRA Board, the City Commission and the County Commission
approve and/or adopt any amendments and modifications to the Plan, such amendments and
modifications shall become a part of the Plan and the powers delegated to the NBCRA pursuant
to this Agreement shall be exercisable with respect to such amendments and modifications.
G. Beginning FY 2049-50, the County, NBCRA and City will negotiate an interlocal
agreement to account for the sunset of the North Beach Community Redevelopment Agency and
Area. Such agreement shall include but not limited to the methodology for disbursement of Trust
Fund revenues remaining in the Trust Fund on the sunset date to the taxing authorities(County and
City), the disposition of real and personal property purchased with NBCRA funds, and any other
issues associated with the dissolution of the NBCRA. In FY 2049-50, the NBCRA will not fund
any new projects, grants, initiatives, etc. in order to complete all previously funded projects, etc.
to provide for the proper closeout of the NBCRA prior to the sunset.
V. Land Disposition
Any disposition of land by the NBCRA shall be accomplished in accordance with
applicable provisions of federal, state and local laws, the Plan and this Agreement pursuant to the
Act. The provisions of the City Charter and City Code regarding the sale or lease of City property,
including, without limitation,the provisions of Section 1.03 of the City Charter, shall apply to the
NBCRA in the same manner as such provisions apply to the City.
VI. Project Financing
A. The City, either directly or through the NBCRA, shall establish and maintain the
Trust Fund, as required by applicable law.
B. The City, either directly or through the NBCRA, shall develop and promulgate
rules, regulations and criteria whereby the Trust Fund may be promptly and effectively
administered, including the establishment and the maintenance of books and records and adoption
of procedures whereby the NBCRA may expeditiously and without undue delay,utilize such funds
in accordance with the County Commission approved budget for the NBCRA.
C. The NBCRA, only if approved by the City Commission and the County
Commission, may sell bonds and execute notes and other forms of indebtedness, as well as
collateral documents, to finance capital improvements deemed necessary for the Redevelopment
Area;however,the City Commission's and the County Commission's approval as to amount,
duration,and purpose of such bonds,notes,or other indebtedness,and advances pledging or
obligating tax increment revenues,must be obtained prior to issuance of any such bond,note,
or other form of indebtedness and advances pledging or obligating tax increment revenues.
Notwithstanding any provision of this Interlocal Agreement, the duration of such bonds, notes, or
other indebtedness and advances pledging or obligating tax increment revenues which may be
approved by the City Commission and the County Commission, shall not extend past the last day
of the fiscal year of the NBCRA's legal existence.
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The County's and the City's obligation to annually appropriate to the Fund shall continue
until all properly approved loans, advances, and indebtedness, if any, and interest thereon, if any,
of the NBCRA incurred as a result of redevelopment activities in the Redevelopment Area, have
been paid, or for as long as required by applicable law, whichever is later. In no year shall the
County's and the City's obligation to the Fund exceed the amount of that year's tax increment as
determined pursuant to Ordinance No. . On the last day of the last fiscal year of the
NBCRA, any money which remains in the Fund after payment of expenses pursuant to section
163.387(6) of the Act, for such year shall be: (1)returned to each taxing authority which paid the
increment in the proportion that the amount of the payment of such taxing authority bears to the
total amount paid into the Fund by all taxing authorities within the Redevelopment Area for the
year;(2)used to reduce the amount of any indebtedness to which increment revenues are pledged;
(3) deposited into an escrow account for the purpose of later reducing any indebtedness to which
increment revenues are pledged; or (4) appropriated to a specific redevelopment project listed
herein pursuant to the Plan.The funds appropriated for such project may not be changed unless the
project is amended, redesigned, or delayed, in which case the funds must be re-appropriated
pursuant to the next annual budget adopted by the NBCRA Board, subject to approval by the City
Commission and the County Commission.
VII. Community Benefits Agreements,Contracting and Procurement,
A. Community Benefits Agreement. All entities or contractors contracting with or
receiving grants, property, or other consideration from the NBCRA, for new commercial and/or
residential developments to be constructed within the Redevelopment Area, in an amount of
$200,000.00, or more, or such other amount as may be established by the County Commission,
shall enter into a community benefits agreement with the NBCRA which will benefit primarily the
residents of the Redevelopment Area. To the extent allowed by law, a community benefits
agreement shall include provisions for hiring qualified labor workforce for the project financed by
the grant or agreement from residents of the Redevelopment Area that are qualified but
unemployed or underemployed. Depending on the worker or employee to be hired, the NBCRA
will be required to ensure that such entity or contractor complies with wage requirements, as
applicable, established by Miami-Dade County's Living Wage or Responsible Wage Ordinances,
pursuant to Section 2-8.9 and 2-11.16, respectively, of the Code of Miami-Dade County, Florida
(the"Code")or pay higher wages and benefits,as are feasible.
B. Contract Requirements. All entities or contractors contracting with or receiving a
grant, property, or other consideration from the NBCRA in an amount of$500,000.00 or more,or
such other amount as may be established by the County Commission, shall comply with the
following Miami-Dade County ordinances contained in the Code, as may be amended, as if
expressly applicable to such entities:
(1) Small Business Enterprises(Section 2-8.1.1.1.1 of the Code);
(2) Community Business Enterprises(Section 2-10.4.01 of the Code);
(3) Community Small Business Enterprises(Section 10-33.02 of the Code;
(4) Conflict of Interest and Code of Ethics Ordinance(Section 2-11.1 of the Code);
and/or
(5) Living Wage Ordinance
(6) Responsible Wage Ordinance(Section 2-1 1.16 of the Code)
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C. Procurement. Pursuant to section 163.370(5)of the Act,the NBCRA shall procure
all commodities and services pursuant to the same purchasing procedures and requirements that
apply to the City, including provisions of the City Charter and any procurement ordinances, as
modified to reflect that such requirements are applicable to the NBCRA.
VIII. Recovery of Grant Funds
A. The NBCRA shall include in their contracts or grant agreements a "clawback"
provision that will require the NBCRA or the City to"claw back"or rescind and recover funding
from any entity or contractor to which it provides funding which does not substantially comply
with the provisions of its agreement.The clawback provision shall provide that the NBCRA shall
demand repayment of such funds in writing, including recovery of penalties or liquidated
damages, to the extent allowed by law, as well as attorney's fees and interest,and authorizing the
collection of such funds, or legal action,to the fullest extent allowable by law, if feasible.
IX. Required Reasonable Opportunity to Be Heard and Project Related Findings
A. The NBCRA Board shall delegate authority to its Executive Director or his or her
designee to oversee projects and shall set the amount of the Executive Director's or designee's
authority. If the NBCRA proposes to fund a proposed new or rehabilitated commercial or
residential project and such project amount is above the delegated person's authority for approval
thus requiring approval of the NBCRA Board, a duly noticed public meeting must be held where
the public has a reasonable opportunity to be heard, and a finding by the NBCRA Board must be
made that:
(I) The proposed project or program will primarily and substantially benefit
residents or business owners within the Redevelopment Area for the
purpose of raising the viability and strength within the NBCRAboundary.
(2) The non-public entity or contractor requesting funding may,with approval
of a funding agreement by the NBCRA Board, use the NBCRA's funds to
fill in any financial gaps when all other funding has been identified for the
project and that, but for the NBCRA's funding, the project cannot be
undertaken.
X. Safeguards for Residents from Displacement and Affordable Housing
A. In the event the NBCRA funds a redevelopment project authorized by the Plan that
may displace persons (including individuals, families, business concerns, nonprofit organizations
and others) located in the Redevelopment Area, the NBCRA shall prepare plans for and assist in
the relocation of such persons, including making any relocation payments under the Act and
applicable laws and regulations.Further,the NBCRA shall make or provide for at least a"one-for-
one"replacement of each affordable housing unit demolished pursuant to a redevelopment project
to ensure that such demolished unit is replaced by a new comparable, affordable housing unit.
However,the before-mentioned requirement shall not apply to substandard affordable housing that
has been declared unsafe by a governmental entity and subsequently demolished. The NBCRA
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shall ensure that individuals and families who are displaced from affordable housing units have a
right of first refusal to return to comparably priced affordable housing units located within the
Redevelopment Area.
B. Subject to compliance with Paragraph (A) above, to the extent that the NBCRA's
Redevelopment Plan has a housing component, the NBCRA shall serve an income mix of
extremely low, very low, low, moderate, and workforce housing up to 140 percent of area median
income,as may be defined by the U.S.Department of Housing and Urban Development.Developer
incentives may be established by the County Commission that may assist in accomplishing these
housing goals. If, however,this Board adopts guidelines for mixed income housing, such projects
shall comply with the adopted guidelines. Further, the NBCRA shall ensure that prior to funding
any non-housing project authorized by the Redevelopment Plan, priority shall be given to
rehabilitation, conservation or redevelopment of housing for extremely low, very low, low or
moderate income persons that is authorized by the Plan, subject to compliance with the applicable
comprehensive development plan for the area.
C. The NBCRA shall include a statement in its annual budget that describes its
expenditures for the provision of affordable housing in the previous year and that are anticipated
in upcoming fiscal years, if applicable.
XI. Project Management.Administration, and Coordination
A. The City/and or the NBCRA shall consider any reasonable request of the County
with respect to implementing any plan of action related to the Plan. The City/and or the NBCRA
shall develop implementation schedules and timetables for all significant Redevelopment Area
activities as determined by the City/and or the NBCRA, copies of which shall be delivered to the
Redevelopment Area Coordinator beginning one year from the implementation of this Agreement.
The City/and or the NBCRA shall also deliver additional interim reports to the County upon
request.
(1) The Redevelopment Area Coordinator shall receive from the City/and or the
NBCRA advance notice of all public meetings and materials related to development
of projects pursuant to this Agreement and on a regular basis, information regarding
the progress of all such development through the design and construction of such
projects.
(2) During construction, the County shall have the right to attend all such public
meetings and inspect the projects being developed at all reasonable times subject
to reasonable restrictions imposed by the contractor.
(3) The City/and or the NBCRA shall consult regularly with the Redevelopment Area
Coordinator in order to keep the County reasonably informed throughout the
duration of the planning, design and construction of such redevelopment projects.
The City/and or the NBCRA shall be required to have an outside independent audit
on an annual basis to monitor and investigate compliance with the terms of this
Agreement. The right of the auditor to investigate, monitor, inspect, copy,review,
verify and check operations and records of the NBCRA shall include, but not be
limited to, all of its employees, consultants, agents or authorized contractors and
12
subcontractors, as well as all administrative and operational facilities used by the
NBCRA and the County in connection with all matters arising under this
Agreement. Records include, but are not limited to, construction, financial,
correspondence, instructions, memoranda, bids and contract documents, as well as
all other records pertaining to the planning, development and construction of
projects pursuant to this Agreement. Any rights that the County has under this
provision shall not be the basis for any liability to accrue to the County from the
NBCRA or third parties for such monitoring or investigation or for the failure to
have conducted such monitoring or investigation.
XII. jndemnificatioa
To the extent permitted by law, the City and NBCRA shall indemnify and hold harmless
the County and its officers, employees, agents, and instrumentalities from any and all liability,
losses,or damages,including attorney's fees and costs of defense,which the County or its officers,
employees, agents or instrumentalities may incur as a result of claims, demands, suits, causes of
actions or proceedings of any kind or nature arising out of, relating to, or resulting from the
performance of this Agreement by the City and NBCRA or its employees, agents, servants,
partners principals or subcontractors.The NBCRA,on its behalf and on behalf ofthe City,shall pay
all claims and losses in connection therewith and shall investigate and defend all claims, suits, or
actions of any kind or nature in the name of the County, where applicable, including appellate
proceedings,and shall pay all costs,judgments, and attorney's fees which may be issued thereon.
In the absence of the NBCRA, the City shall be responsible for such expenditures, provided,
however, this indemnification shall only be to the extent and within the limitations of section
768.28,Florida Statutes,as may be amended from time to time. Specifically,the City and NBCRA
are entitled to the protections of sovereign immunity,and shall not be held liable to pay a personal
injury or property damage claim or judgment by any one person which exceeds the statutory
maximum,or any claim or judgment or portions thereof,which,when totaled with all other claims
or judgment payable by the City or NBCRA arising out of the same incident or occurrence,exceed
the statutory maximum from any and all personal injury or property damage claims, liabilities,
losses or causes of action which may arise as a result of the negligence of the NBCRA or City.
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XIII. Inspector General Review and Ethics Training
A. The County shall have the right to retain, at its sole cost, the services of an
independent private sector inspector general whenever the County deems it appropriate to do so,
in accordance with Miami-Dade County Administrative Order No.3-20. Upon written notice from
the County, the NBCRA shall make available to the independent private sector inspector general
retained by the County all requested records and documentation for inspection and reproduction.
Additionally, the NBCRA shall submit to the County's Inspector General's review in accordance
with Section 2-1076 of the Code. The County's Inspector General shall be empowered to review
the NBCRA's past, present and proposed contracts, transactions, accounts, records, agreements
and programs and audit, investigate, monitor, oversee, inspect and review operations, activities,
performance and procurement process, including but not limited to,project design, specifications,
proposal submittals, activities of the NBCRA, its officers, agents and employees, lobbyists, staff
and elected officials to ensure compliance with contract specifications and to detect any fraud
and/or corruption.
B. The NBCRA agrees to comply with Miami-Dade County's Conflict of Interest and
Code of Ethics Ordinance (Section 2-11.1 of the Code). Additionally, upon their appointment or
reappointment, all NBCRA Board members, all of the NBCRA's advisory board members, and
the persons who staff the NBCRA Board or the NBCRA's advisory boards shall be required to
complete ethics training to be conducted by the Miami-Dade Commission on Ethics and Public
Trust, and comply with any other ethicstraining requirements in accordance with section 163.367
of the Act.
C. The City shall have the right to utilize the services of the City's Inspector General,
at its sole cost,whenever the City deems it appropriate to do so in accordance with Section 2-276,
of the City's Code of Ordinances. Upon written notice from the City, the NBCRA shall make
available to the City's Inspector General all requested records and documentation for inspection
and reproduction.The City's Inspector General shall be empowered to review the NBCRA's past,
present and proposed contracts, transactions, accounts, records, agreements and programs and
audit, investigate, monitor, oversee, inspect and review operations, activities, performance and
procurement process, including but not limited to, project design, specifications, proposal
submittals,activities of the NBCRA,its officers,agents and employees,lobbyists,staff and elected
officials to ensure compliance with contract specifications and to detect any fraud and/or
corruption.
XVI. Miscellaneous
A. Third Party Beneficiaries. None of the parties intend to directly or substantially
benefit any third party by this Agreement.Therefore,the parties agree that there are no third-party
beneficiaries to this Agreement and that no third party shall be entitled to assert a claim against
either of them based upon this Agreement.
B. Construction of Agreement. All parties have substantially contributed to the
drafting and negotiation of this Agreement and this Agreement shall not, solely as a matter of
judicial construction, be construed more severely against one of the parties than any other. The
parties hereto acknowledge that they have thoroughly read this Agreement, including all exhibits
and attachments hereto,and have sought and received whatever competent advice and counsel was
14
necessary for them to form a full and complete understanding of all rights and obligations herein.
C. Jurisdiction.This Agreement shall be interpreted and construed in accordance with
and governed by the laws of the State of Florida. Venue for litigation concerning this Agreement
shall be in Miami-Dade County, Florida.
D. Severance. Should any clause or provision of this Agreement be determined to be
illegal, invalid, or unenforceable under any present or future law by final judgment of a court of
competent jurisdiction, the remainder of this Agreement will not be affected thereby. It is the
intention of the parties that if any such provision is held to be illegal, invalid, or unenforceable,
there will be added in lieu thereof a legal, valid, and enforceable provision that is as similar as
possible in terms to the illegal invalid or unenforceable provision,which is agreed to by all parties.
E. Waiver. No consent or waiver by a party to, or of, any breach, or default, by the
other party in the performance by such other party of its obligations under this Agreement will be
deemed or construed to be a consent or waiver to, or of, any other breach or default in the
performance by such other party ofthe same or any other obligations of such other party hereunder.
No action or inaction shall be construed as a consent or waiver and all consents and waivers must
be in writing signed by the party against whom enforcement of the consent or waiver is sought.
Failure by a party to complain of any act, or inaction, of the other party or to declare the other
party in default, irrespective of how long such failure continues, will not constitute a waiver by
such party of it rights hereunder. The giving of consent by a party in any one instance will not limit
or waive the necessity to obtain such party's consent in any future instance.
F. This Agreement may be amended only by the written agreement signed by the
NBCRA,the City, and the County.
G. This Agreement, or any part thereof, is not assignable by the NBCRA without the
express written consent of the County.
H. The recitals in this Agreement are incorporated in the Agreement.
[SIGNATURES APPEAR ON THE FOLLOWING PAGE]
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IN WITNESS WHEREOF,the parties hereto caused this Agreement to be executed in their
names by their duly authorized officers and the corporate seals to be affixed hereto, all as of the
day and year first above written.
CITY OF MIAMI BEACH MIAMI-DADE COUNTY
By: By:
Dan Gelber
Mayor Mayor
ATTEST ATTEST
By: By:
City Clerk Deputy Clerk
Approved for form and legal sufficiency Approved for form and legal sufficiency
By: By:
City Attorney Assistant County Attorney
CITY OF MIAMI BEACH
NORTH BEACH COMMUNITY
REDEVELOPMENT AGENCY
By:
Chairperson
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By:
Executive Director
ATTEST:
By:
Secretary
Approved for form and legal sufficiency
By:
NBCRA General Counsel
17