LTC 281-2007 Shuttered or boarded-up properties on Ocean TerraceFc.~.C;~l~(F~
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OFFICE OF THE CITY MANAGER
NO. LTC # 2si-zoo? LETTER TO COMMISSION
TO: Mayor Matti H. Bower and Members of the City Commission
FROM: Jorge M. Gonzalez, City Manager ^~
DATE: December 17, 2007 /~
SUBJECT: Shuttered or boarded-up properties on Ocean Terrace
During the October 17, 2007 Commission meeting, Commissioner Libbin stated that at some
point he would like to refer to the Land Use and Development Committee a discussion regarding
the properties which are shuttered or boarded-upon Ocean Terrace. Following is a description
of recent activities concerning Ocean Terrace by the Planning Department and the
Neighborhood Services Department.
The Code Compliance Division has issued citations for property maintenance violations on 7400
and 7420 Ocean Terrace. The property owner of 7400 Ocean Terrace is currently in the process
of repairing the deteriorated front balcony (where the window is shuttered), to be followed by
repainting the entire building. The vacant, boarded-up building is 7420 Ocean Terrace. This
owner was cited on 10/26/07 for failure to comply with the required recertification of buildings 40-
years old, Miami Dade County Ordinance Section 8-11(f).
The Planning Department held two Ocean Terrace workshops with the Planning Board, one on
June 27, 2006 and another on May 22, 2007. These workshops resulted from questions raised
by the Planning Board and North Beach residents concerning why the area has failed to
revitalize, in light of it's excellent oceanfront location. Research by the Planning Department, as
well as discussions during the workshops, resulted in the following conclusions.
Opportunities
• Oceanfront location
• Attractive streetscape with wide sidewalks
• Parks on north and south ends of the street
• Historic Art Deco and MiMo architecture
• Mixed-Use Entertainment (MXE) zoning
Impediments:
• Lack of critical mass of businesses combined with lack of visibility to vehicular and
pedestrian traffic makes it difficult for restaurants and shops to survive
• St. Tropez condo tower with vacant ground floor space creates "dead" zone along the 7300
block
• Oceanfront location drives up expectation of land value that exceeds realistic development
potential
• Existing historic buildings are not configured for ocean views and modern conveniences
• 50-ft lots under individual ownership
• Land owners unwilling to invest in rehabilitation and/or unwilling to sell to investors who wish
to assemble larger sites
Shuttered or boarded up properties on Ocean Terrace
December 17, 2007
Page 2 of 2
• Lack of an alley to gain service access and/or construction access to the rear of properties
• Uncertainty over redevelopment opportunities due to the design review process with the
Historic Preservation Board
• High concentration of homelessness, drug dealing and intoxicated loiterers in the area
Goal:
As the only beachfront street in North Beach, the shared vision for Ocean Terrace is for it to
become aloes-key destination for residents and visitors, a place for eating, drinking, meeting
people, where you can buy beach-related goods and services, a place with a comfortable,
casual flow of pedestrians and a place to host community events.
Possible Actions to Promote Revitalization
• Construct the Beachwalk along the east side of Ocean Terrace to bring people and activity
to the street (in process)
• Complete installation of the Wayfinding Signage System to improve visibility of the street (in
process)
• Physical improvements and programming for Bandshell Park and Altos Del Mar Park (in
process)
• Code enforcement (ongoing)
• Increase enforcement efforts on vagrancy and illegal activities
• Upgrade the level of street lighting
• Develop a weekend arts and crafts market on the west sidewalk
• Locate temporary portable food service kiosks with tables and chairs in the plazas on the
north and south ends of Ocean Terrace
• Waive fees for sidewalk cafe permits
• Offer special Right-of Way Permits to existing uses to place tables, chairs and umbrellas on
the sidewalk without food service
• Encourage additional special events similar to Festival of the Arts.
• Enhance the connections between Ocean Terrace and Collins Avenue (73, 74, 75 Streets)
with wider sidewalks, sidewalk cafes and storefronts.
• Improve the adjacent commercial district on Collins Avenue (see LTC #249-2007)
• Encourage dedication of land for a service alley
• Require commercial uses on the ground floor facing Ocean Terrace
• Create incentives to attract an anchor tenant that could attract other restaurants and
commercial activity
• Adopt design guidelines for partial demolition and new additions to historic buildings to
reduce the uncertainty for investors in the design review process
With regard to the last action item, the Planning Department held a workshop with the Historic
Preservation Board on April 10, 2007, and reached an agreement in principle on design
guidelines that would permit demolition of the rear portion of buildings in order to construct new
rear additions that could take advantage of unused FAR and ocean views. Practically speaking,
this opportunity can only be realized if several lots can be aggregated into one development site.
This is illustrated in the attachment. Individual buildings could theoretically take advantage of
the one story addition permitted in the existing code, but it would be extremely difficult due to
limited construction access.
Attachm nt
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F:\PLAN\$ALL\Meyers\Ocean Terrace\Ocean Terrace LTC.doc
Ocean Terrace
Existing Zoning
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North Block (74t" - 75t" St. )
Oceanfront Ocean Kensu Ptnr. Ocean Way Ocean Surf Days Inn
Apts Terrace Apts Apts Hotel Hotel Hotel
16 units 39 units 20 units 39 units 49 units 100 units
FAR 1.1 FAR 1.4 FAR 1.4 FAR 1.4 FAR 2.2 FAR 3.3
Additional floor area capacity
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Afteraction
October 17, 2007 City Miami Beach
Commissioner Libbin regarding Ocean Terrace stated that at some point he would like to refer to the
Land Use and Development Committee a discussion regarding the properties which are shuttered or
boarded up on Ocean Terrace.
Jorge Gomez, Planning Director, stated that he would get him some information about what the
Planning Board is doing relative to Ocean Terrace.
Wayne Pathman, Pathman and Lewis spoke.
Tom Mooney, Planning Department, spoke.
Daniel Veitia, spoke about the Golden Sands Hotel.
Bill Farkas, MDPL Executive Director, spoke.
12:20:50 p.m.
R5R Ocean Front Height Requirements -Architectural District
An Ordinance Amending The Land Development Regulations Of The Code Of The City Of Miami
Beach, By Amending Chapter 142, "Zoning Districts And Regulations," Article II, "District
Regulations," By Amending Division 3, "Residential Multifamily Districts," By Amending Subdivision V,
"RM-3 Residential Multifamily High Intensity," To Modify The Maximum Building Height Requirements
For Properties Located In The Architectural District; Providing For Repealer, Codification, Severability
And An Effective Date. First Reading.
(Planning Department)
ACTION: Ordinance approved on First Reading. Motion made by Commissioner Gross;
seconded by Commissioner Steinberg; Ballot vote: 6-0; Absent: Commissioner Cruz. Second
Reading and Public hearing scheduled for December 12, 2007. R. Parcher to notice. Lilia Cardillo to
place on the Commission Agenda. Jorge Gomez to handle.
Prepared by the City Clerk's office Page 35 of 58
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