PlanNoBe_Adopted101916_smPLAN NOBE
PROPOSED NORTH BEACH MASTER PLAN
ADOPTED Version: 10/19/2016
The City of Miami Beach Mayor &
Commissioners
Mayor Philip Levine
Commissioner Micky Steinberg
Commissioner Michael Grieco
Commissioner Joy Malakoff
Commissioner Kristen Rosen Gonzalez
Commissioner Ricky Arriola
Commissioner John Elizabeth Aleman
The Mayor’s North Beach Master Plan
Steering Committee Members:
Margueritte Ramos (Chair)
Brad Bonessi
Carolina Jones
Nancy Liebman
Kirk Paskal
Betsy Perez
Daniel Veitia
Tourism, Culture and Economic
Development Department, Economic
Development Division
Dover, Kohl & Partners
planning team lead | town planning & urban design
The Street Plans Collaborative
transportation
JSK Architectural Group
historic preservation
Goodkin Consulting
economic analysis
Chen, Moore and Associates
civil engineering
ARCADIS Engineering
resilience
The North Beach Master Plan
was created by:
... and hundreds of participants from the North Beach community!
Table of Contents
How to Use this Plan
Chapter 1 - Background
Introduction
North Beach Neighborhoods
Looking Back… And Ahead
Previous Plans
Physical Conditions
Analysis Maps
Economic Analysis Overview
Public Process
Chapter 2 - Five Big Ideas
Five Big Ideas
Make a Town Center
Provide More Mobility Options
Protect & Enhance Neighborhoods
Better Utilize Public Land
Build to Last
Furthering Local Efforts
Chapter 3 - Action Steps
Introduction
Action Steps
Design Guidelines
Key Implementation Items
i.3
1.2
1.4
1.6
1.10
1.12
1.13
1.24
1.33
2.2
2.4
2.14
2.42
2.66
2.80
2.108
3.2
3.4
3.12
3.30
[i.2]North Beach Master Plan Report | Adopted 10/19/2016
Plan Implementation
Plan NoBe is intended to play a pivotal role in shaping the
future of North Beach in the following ways:
• Annual Work Plans & Budgets: The City Council and
individual departments should be cognizant of the
recommendations of Plan NoBe when preparing
annual work programs and budgets.
• Development Approvals: The approvals process for
development proposals, including rezonings and
increases of Floor Area Ratio, should be a central
means of implementing the Plan.
• Capital Improvement Plans: The City’s capital
improvement plans and long range utility and
transportation plans should be consistent with
Plan NoBe’s land use policies and infrastructure
recommendations.
• Economic Incentives: Economic incentives should
seek to accomplish plan goals. Illustrative projects
identified in the plan should have high priorities for
incentives and public/private partnerships.
• Private Development Decisions: Property owners
and developers should consider the strategies
and recommendations of Plan NoBe in their own
investment decisions. Public decision-makers will be
using Plan NoBe as a guide to their development-
related decisions.
Intent
The North Beach Master Plan (Plan NoBe) provides the
basis for public policy in the North Beach area of the City
of Miami Beach regarding physical development. Plan
NoBe establishes priorities for public-sector action while
at the same time providing direction for complementary
private-sector decisions. The Plan and its guidelines
serve as a tool to evaluate new development proposals,
direct capital improvements, and to guide public policy
in a manner that ensures North Beach continues to be
the community that its residents want it to be. The Plan
contains illustrative plans, diagrams, maps, and pictures
to make concepts clear and accessible to City officials,
residents, developers, community groups, and other
stakeholders.
Relationship to Other Plans
The City of Miami Beach makes periodic updates to its
Comprehensive Plan and has developed specific plans
for North Beach that deal with a range of issues from
transportation to climate change. Plan NoBe has been
developed in close coordination with existing plans and
does not supersede those plans. Plan NoBe attempts
to integrate social, economic, transportation, climate
change, aesthetic, preservation, and environmental
goals from a variety of plans and initiatives into one
framework.
How to Use This Plan [i.3]
How to Use this Plan
1.2
1.4
1.6
1.10
1.12
1.13
1.24
1.33
Introduction
North Beach Neighborhoods
Looking Back… And Ahead
Previous Plans
Physical Conditions
Analysis Maps
Economic Analysis Overview
Public Process
Chapter 1
Background
A Single Island of Distinct Areas
The City of Miami Beach is one of the most popular
tourist destinations in the world, attracting millions of
visitors every year. The name immediately brings to mind
visions of idyllic beaches, memorable architecture, and a
slower pace of life. At the same time, many residents of
Miami Beach have lived on the island for decades, and it
is not uncommon to find families that have lived here for
generations. Residents of Miami Beach value the beach
town character, while still enjoying the amenities and
resources of a complete city.
The three districts of Miami Beach are North Beach, Mid-
Beach, and South Beach and each has its own character
and identity. In many ways South Beach has become
known as the hip and trendy part of both Miami Beach
and Miami in general. Mid-Beach consists of a blend
of single-family to large-scale residences and tourist
destinations. North Beach, by contrast, has seen a lot
less development than Mid or South Beach, growing
up organically, driven by the needs of its residents. As
a result, the neighborhood is diverse, with a small town
feel. Throughout this planning process, members of the
community made it clear that they wanted to retain
this “small town” feel, while developing strategically to
remain economically competitive.
Study Area
The North Beach study area stretches from the Atlantic
Ocean to Biscayne Bay, and from 63rd Street to the border
with the Town of Surfside on 87th Terrace.
The study area is characterized by a mix of single-family,
multi-family, low- and high-rise condominiums, as well
as a mix of neighborhood parks, a golf course, the North
Shore Open Space Park, hotels, access to Biscayne Bay,
and two miles of beachfront.
It includes the neighborhoods or sections known as
Normandy Shores, Normandy Isles, Biscayne Point,
Stillwater Drive, Biscayne Beach, North Shore, Altos del
Mar,
, Parkview Island and Atlantic Heights.
North Beach includes two National Register Historic
Districts: the North Shore and Normady Isles. It also
includes the Resort District, the Harding Townsite, and
Altos del Mar, which are locally designated historic
districts.
Park/Open Space
Ocean to Bay Corridors
Main Transportation Corridors
Right: A map of the study area depicting its neighborhoods.
Below: A diagram illustrating the major park and open spaces, main
transportation corridors, and east to west, ocean to bay connections.
Town Center
Introduction
[1.2]North Beach Master Plan Report | Adopted 10/19/2016
North Beach
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Chapter 1 | Background [1.3]
Biscayne Point
Biscayne Point includes a gated community of single
family homes on mid-size lots, many with bay views, on
the west side of Biscayne Beach.
Biscayne Beach
Biscayne Beach, known to some locals simply as
“Crespi”, is separated from the North Shore by the
Tatum Waterway. A portion of the area, along the Tatum
Waterway, has already been nationally designated as a
historic neighborhood, and is currently the subject of an
effort to attain local historic designation as well.
North Shore
The North Shore neighborhood includes the North Shore
Open Space Park, and extends from the Town Center to
the northern border of North Beach at 87th Terrace.
Parkview Island
Parkview Island sits at the geographic center of North
Beach, connected to the main island only by 73rd Street
and a pedestrian bridge on the north end. It is entirely
composed of multi-family buildings.
North Beach Neighborhoods
[1.4]North Beach Master Plan Report | Adopted 10/19/2016
Normandy Shores
Normandy Shores is the northern half of the Island
of Normandy, with the Normandy Shores Golf Club
occupying the center of the island. Homes and lots in this
area range in size.
Normandy Isles
Normandy Isles is the southern half of the Island of
Normandy, composed mostly of single family homes,
small apartment buildings, and low rise commercial
spaces. The eastern one quarter of Normandy Isles is
listed on the National Register of Historic Places, with
efforts under way to attain local historic designation.
Town Center
The Town Center District runs from 69th Street to 73rd
Street, from the ocean to Normady Isle. Composed
mostly of commercial and civic spaces, the Town Center
is intended to be the center of activity for North Beach.
Atlantic Heights
Atlantic Heights extends from the Town Center to
the southern border of North Beach at 63rd Street.
Atlantic Heights features a large concentration of high
rise condominiums and historic hotels, and acts as a
transitional district between the large scale of Mid-
beach development and the generally neighborhood
scale of the North Shore neighborhood.
Chapter 1 | Background [1.5]
Going Way Back...
In May 1919, the platting of what would one day become North Beach began
when prominent Miami Beach developers the Tatum Brothers formed the
Tatum Ocean Park Company with the objective of developing the Barrier Island’s
north shore. They would develop and sell six subdivisions named Altos del Mar,
numbered one through six. Then in 1921, President Warren G. Harding ordered
surplus government tracts of property between 73rd and 75th Streets be sold at
auction. Meanwhile, private development continued as the Islands which would
eventually come to be known as Normandy Isles were purchased in 1923 from
AP Warner and the Mead Brothers (for a quarter of a million dollars) by the Levy
and Grymzmish families. It took two years to make the island livable through
dredging, planting, and constructing sea walls.
In 1924, the border of Miami Beach was expanded north to 87th Terrace.
With this legal expansion, the construction of homes in the study area could
commence, and North Beach finally began to rise out of the sand in 1925. This
year marked the first construction in Altos Del Mar as well as Normandy Isles.
There was a rush to build Hotel casinos (for bathing, not gambling), apartments,
and single family homes. The 1926 hurricane slowed the growth, and the 1929
stock market crash effectively stopped building activity in North Beach.
Top Right: View of 63rd Street looking North, 1925
Right: Aerial Images of North Beach, 1941
Below: Normandy Fountain, 1925
Source: Altos del Mar Historic Preservation District Designation Report
Looking Back... And Ahead
[1.6]North Beach Master Plan Report | Adopted 10/19/2016
Top Left: Postcard for Miami Beach featuring the Deauville Hotel
Left: Composite of Aerial Images of North Beach taken in 1954
Below: Temple Menorah, Remodeled in 1962 by Morris Lapidus
Not So Long Ago...
North Beach began developing again after WWII, when the economic
boom of returning service members resulted in a surge of building
activity. Much of this was done in the style of tropical interpretation
of modernism today known as Miami Modern (MiMo), forming the
basis for future historic districts. Many architects contributed to this
stylistic tone with their hotels and apartment buildings.
Melvin Grossman designed the Deauville in 1957, with participation
from Morris Lapidus who also remodeled the Temple Menorah in
1962. Norman Giller designed both the Carillon Hotel and North
Shore Bandshell. Harry Nelson designed the Days Inn (formerly
Ocean Terrace Hotel), and the Baltic Hotel. Robert Swartburg built a
number of apartment buildings on Normandy Isles, but was dwarfed
by the prolific work of architects Gilbert Fein and Gerard Pitt, who
collaborated on more than 135 buildings in the North Shore and
Normandy Isles neighborhoods.
Source: North Beach Resort Historic District Designation Report
Chapter 1 | Background [1.7]
More Recently...
The early development of North Beach set the foundation
for the community we know today. In the 1970s, a large
swath of single-family residential structures known as
the Altos del Mar 2 project, between 79th Street and 87th
Terrace, were recommended for demolition in order to
create additional park land on Miami Beach. Those blocks
became what is now the North Shore Open Space Park.
In 1987, North Beach stakeholders obtained Local
Designation for the remainder of Altos Del Mar, in order
to prevent further demolition of the historic structures
within that area.
In 2008, 14 blocks of multi-family housing and commercial
buildings on the east end of the island, mostly built in
the style of Miami Modern, obtained National Register
designation. In 2009, the majority of the North Shore
neighborhood obtained National Register designation, a
bold move to preserve the large stock of structures built
in the Miami Modern vernacular. The issue of balancing
historic preservation with new development is further
detailed in chapter two of this report.
Top : A historic structure within the Altos Del Mar
Historic District
Right: Normandy Fountain, a key feature of
Henri Levy’s Normandy Isles Plan
Below: Typical Garden Style Apartment in the
North Shore area
[1.8]North Beach Master Plan Report | Adopted 10/19/2016
Chapter 1 | Background [1.9]
Over the last 25 years, several plans were created that
present compelling ideas about how to revitalize the
North Beach district. It is important to highlight some of
the main points that have been proposed in the past, and
that still have the potential today to improve the quality of
life for the residents of North Beach.
In 1994, Duany Plater Zyberk (DPZ) created a Development
Plan and Design Guidelines for the North Beach
neighborhood, which sought to redevelop the area into
a vibrant mixed-use community. This plan included the
idea of creating the North Shore Youth Center, which
was completed in 2004. The plan also included the
concept for turning Collins and Harding avenues into
two-way streets, with three-story multifamily residential
rowhome development on the West Lots. The thought
was that “development of an active urban edge on Collins
overlooking the park can contribute greatly to residents’
use of it and to safety in adjacent public space.” This plan
had community support but failed to materialize due
to lack of agreement with the Florida Department Of
Transportation (FDOT) on the traffic plan.
In December 2003, The North Beach Town Center Master
Plan was completed after extensive public input, including
a Public Charrette. The Master Plan envisions a revitalized
Town Center along 71st Street stretching north to 72nd
Street and south to 69th Street, with active street level
retail, restaurant and cultural uses as well as significant
new office and residential uses on upper floors. A public
garage was recommended to provide adequate parking
as street level parking was not sufficient to support
envisioned activities. A second Charrette was held so that
this document could be updated in 2007.
In August 2007, The Coastal Communities Transportation
Master Plan (CCTMP) was prepared as a joint effort
between most of the coastal barrier communities between
Miami Beach and Aventura. The purpose of the plan
was to “produce short, mid, and long term multi-modal
solutions to transportation issues on a sub-regional basis.”
The plan includes a lengthy list of recommended actions,
many of which have already been accomplished. Many
recommended projects are still viable ideas, such as:
• Water taxis,
• Enhanced bus amenities,
• Enhanced bike / pedestrian / transit linkages, including
consolidating the existing 14 Miami Beach bus routes
into one local and one express route, running North/
South, connected to an East/West bus service, and
• Advanced parking management systems.
MIAMIBEACH
North Beach
Town Center Plan
Update 2007
Planning Department
Previous Plans
[1.10]North Beach Master Plan Report | Adopted 10/19/2016
CITY OF MIAMI BEACH
BLUEWAYS
MASTER PLAN
FINAL MASTER PLAN BOOKLET
NOVEMBER 2014
Shulman Associates
NORTH BEACH:
Town centre
district
Intensity Increase Study
1 October 2014
Shulman + Associates for the
City of Miami Beach
100 NE 38 Street Miami, FL 33137T 305 438 0609 F 305 438 0170shulman-design.comAA 26001090
Design · architecture urban interior graphic
In 2007, the City of Miami Beach developed a concept
plan for what is now known as the Town Center, elements
of which are further detailed in the Town Center section
of this report. A number of the key concepts contained
within this plan have been repeated often in the recent
public input workshops; the lack of implementation for
many of these concepts has often been the source of
resident frustration. Some of these ideas include:
• Relocation of the library to a more central location,
• Inclusion of more mixed use projects,
• The potential for public plazas on a new 71st Street,
• Complete streets with pedestrian and bicycle
improvements that make the area more attractive for
non-motorized transportation, and
• The inclusion of cultural amenities that would serve to
drive restaurant and retail patronage.
In 2014, Mayor Philip Levine created the Mayor’s Blue
Ribbon Panel on North Beach Revitalization, composed
of North Beach residents, and property and business
owners who were eager to push into action the
revitalization of North Beach. They met twice a month at
the Normandy Shores Golf Club to discuss a wide range
of North Beach revitalization issues. One of the panel’s
first recommendations was that a Request for Proposals
be issued for the creation of a North Beach Master Plan,
so as to chart a path forward for revitalization throughout
the North Beach district.
In July 2014, Shulman & Associates was commissioned
with studying and modeling potential up-zoning and
height increases within the Town Center as well as Ocean
Terrace. The report was delivered in October 2014, and
was a powerful tool as it enabled the City to visualize
what different levels of additional FAR and height could
look like.
In December 2014, the staff-authored North Beach
Revitalization Strategies Plan was adopted by the City. This
plan did not envision a major re-design of North Beach
with expansive alterations to zoning, instead it outlines
projects and programs that could potentially lead to a
North Beach that will become more livable and vibrant.
The document also contains recommendations for longer
term efforts that will require additional study and planning,
and much longer time frames for implementation.
In 2014, the Blueways Master Plan was completed by the
City for the purpose of better connecting its people and
waterways in a manner that offers diverse recreational,
environmental, placemaking, and quality of life
opportunities. For North Beach, specific proposed Master
Plan improvements included the review of street ends
for kayak launches, and the development of waterfront
pocket parks and watercraft facilities at six locations.
These improvements could include the following elements
as determined suitable for specific locations:
• Living shorelines,
• Mangrove habitats,
• Kayak/SUP launches,
• Pedestrian promenades, and
• Signage and branding.
Chapter 1 | Background [1.11]
North Beach
The North Beach District is characterized as a mixture of
different neighborhoods of varying scales, ranging from
the dense hotel areas along Collins Avenue, to the mixed-
use area known as the Town Center. The single family
neighborhoods of Normandy Isles, Normandy Shores, and
the mixed single and multi-family areas of North Shore,
Biscayne Beach, Altos del Mar and the Harding Townsite
also contribute to the character of North Beach.
Diversity of heights and styles
Beach access
A large stock of Miami Modern (MiMo) structures
Single family home in Normandy Isles
Tatum Waterway
Collins Avenue within the Resort district between 65th and 67th Streets
North Beach also offers recreational opportunities
including access to the Ocean, Biscayne Bay and various
waterways. The North Shores Golf Club, and a number
of neighborhood parks (including the North Shore Open
Space Park, which is the last park on Miami Beach that
is reminiscent of the native flora that were found on the
barrier island prior to development) are examples of
other areas of recreation.
Physical Conditions
[1.12]North Beach Master Plan Report | Adopted 10/19/2016
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Existing Conditions
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Study Area Boundary
Existing Buildings
Parks/Open Space
North Beach is characterized by a mix of single-family homes, townhouses, and multi-family residences,
with pockets of commerce along Collins Avenue, 71st Street, and Normandy Drive. Most residences
in the area are within a five minute walk to Biscayne Bay or the Atlantic. For people seeking the
waterfront on foot, the layout of the blocks and density of construction along the commercial streets
more often presents a stark urban condition than the kind of “beachy” resort town one would expect
to find on an island community.
North Beach also has almost two miles of beach, an 18-hole golf course, the North Shore Bandshell,
and the 36 acre North Shore Open Space Park which contains the only remaining coastal tree hammock
in the City. Many of the most picturesque places in Miami Beach are located in North Beach.
Analysis Maps
Chapter 1 | Background [1.13]
Study Area Boundary
Existing Building Footprints
N
Building Footprints
The study area is densely covered by buildings. There
are few remaining unbuilt parcels. In general, North
Beach still retains an interconnected mix of small,
walkable blocks and relatively small buildings.
[1.14]North Beach Master Plan Report | Adopted 10/19/2016
The majority of the study area, generally west of Collins Avenue, is within what the Federal
Emergency Management Agency has determined to be a special flood hazard area subject to
inundation by the 1% annual chance flood. These are the areas labeled AE. The Base Flood
Elevation is generally 8 feet. However, the areas closest to the bay and waterways can be as low
as 2 feet above sea level.
The areas between Collins Avenue and the Beach are outside the 0.25 annual chance floodplain,
but could experience 500-year floods. The areas labeled VE are areas that are vulnerable to
storm surges, or wave action produced by tropical storms.
N
FEMA Flood Zones
X - Areas outside the 0.2% annual chance floodplain.
X-500 - Areas of 500-year flood
VE-10 - Coastal flood zone with velocity hazard (wave action; base
flood elevation 10 ft)
VE-11 - Coastal flood zone with velocity hazard (wave action; base
flood elevation 11 ft)
AE-8 - Base Flood Elevation 8 Ft
AE-9 - Base Flood Elevation 9 Ft
AE-10 - Base Flood Elevation 10 Ft
Open Water - Water Bodies (colored in green)
Chapter 1 | Background [1.15]
Topography
Study Area Boundary
Elevation (Feet)
0.00 – 2.50
2.51 – 4.50
4.51 – 7.50
7.51 – 12.50
12.51 – 31.00
N
The ocean side of North Beach, east of Collins Avenue,
is generally higher in elevation than the Bay side, due
to natural dune formation. The area stretching from
North Shore Open Space Park to Altos del Mar Park,
between Collins Avenue and the beach is one of the
highest points in Miami Beach.
[1.16]North Beach Master Plan Report | Adopted 10/19/2016
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84TH ST
83RD ST
82ND ST
81ST ST
BY
R
O
N
A
V
E
RU
E
G
R
A
N
V
I
L
L
E
80TH ST
NO
R
E
M
A
C
A
V
E
G
A
R
Y
A
V
E
R
U
E
N
O
T
R
E
D
A
M
E
R
U
E
B
O
R
D
E
A
U
X
TAT
U
M
W
A
T
E
R
W
A
Y
D
R
WA
Y
N
E
A
V
E
A
T
L
A
N
T
I
C
W
A
Y
S BISCAY
N
E
P
O
I
N
T
R
D
87TH ST
N BIS
C
A
Y
N
E
P
O
I
N
T
R
D
B
O
N
I
T
A
D
R
T
R
O
U
V
I
L
L
E
E
S
P
L
A
N
A
D
E
O
C
E
A
N
T
E
R
MAIMONIDES ST
79TH TER
BEAT
R
I
Z
C
T
63RD ST
87TH TER
EVER
G
L
A
D
E
S
C
T
V
E
R
D
U
N
D
R
67TH ST
79TH ST
65TH ST
R
A
Y
S
T
VA
R
D
O
N
S
T
BA
Y
S
I
D
E
L
N
S
A
R
A
Z
E
N
S
T
MI
T
C
H
E
L
L
S
T
NORMANDY CT
AB
B
O
T
T
C
T
JO
N
E
S
S
T
H
A
G
E
N
S
T
SHORE LN
HE
N
E
D
O
N
A
V
E
FO
W
L
E
R
S
T
BRE
S
T
E
S
P
L
A
N
A
D
E
GR
A
N
V
I
L
L
E
C
T
VE
R
S
A
I
L
L
E
S
C
T
82ND TER
KEN
N
E
D
Y
C
S
W
Y
79TH ST
83RD ST
86TH ST
81ST ST
DAYTONIA RD
80TH ST
CA
R
L
Y
L
E
A
V
E
AT
L
A
N
T
I
C
W
A
Y
84TH ST
AB
B
O
T
T
A
V
E
BY
R
O
N
A
V
E
82ND ST
82ND ST
H
A
R
D
I
N
G
A
V
E
BY
R
O
N
A
V
E
Study Area Boundary
National Register District
Local Register Districts
a
b
i
ii
iii
Local and National Historic Districts
North Shore National Register District
Normandy Isles National Register District
Altos Del Mar Historic District
Harding Townsite Historic District
North Beach Resort Historic District
i
ii
iii
a
b
N
Chapter 1 | Background [1.17]
GU
RM-1
RS-4
RS-4
GU
GU
RM-1
RS-2
RS-4
RM-1
GC
RS-3
RS-4
RS-4
RS-3
RM-3
RS-3
RM-2
RS-2
RS-3
RM-1
RS-4
TC-1
CD-2
RM-1
CD-2
RS-3
RM-1
RM-3
RM-1
TH
CD-2
TH
RM-3
RM-1
RM-2
RS-3
TC-3
RS-2
GU
GUCD-1
RS-3
GU
RO
GU
RO
GU
RM-2
RM-2
GU
TC-3(c)TC-3
GU
GU
GU
TC-2
GU
GU
RS-3
RM-PRD-2
MXE
GU
RS-4
GU
RM-2
GU
GU
TC-3(c)
TC-3(c)GUGUGU
RO TC-2
GU
TC-3
GU
GU
GU
RS-4
Study Area Boundary
Zoning
RS-2 Single family residential
RS-3 Single family residential
RS-4 Single family residential
TH Townhome residential
RM-1 Residential multifamily,
low intensity
RM-2 Residential multifamily, medium intensity
RM-3 Residential multifamily, high intensity
CD-1 Commercial, low intensity
CD-2 Commercial, medium intensity
Zoning Map
MXE Mixed use entertainment
GU Civic and government use
RM-PRD-2 Multifamily, planned residential
development district
RO Residential office
GC Golf course
TC-1 North Beach Town Center core
TC-2 North Beach Town Center mixed use
TC-3 North Beach Town Center residential/office
TC-3(c) North Beach Town residential/office with
conditional neighborhood commercial N
[1.18]North Beach Master Plan Report | Adopted 10/19/2016
Five-Minute Walking Circles
N
Study Area Boundary
Quarter Mile (Five-Minute Walking Distance)
Existing Buildings
Parks/Open Space
The five minute-walking circles illustrated on the map are
equivalent to roughly a 1/4 mile, which is typically the
average distance that people are willing to walk before
they consider using another mode of transportation. One
could walk the length of the study area from 63rd Street
to 87th Street in about 20 minutes and from the ocean to
the bay in approximately five minutes, key elements that
make this a very walkable community.
Chapter 1 | Background [1.19]
71ST ST
CO
L
L
I
N
S
A
V
E
BAY
D
R
BIARRITZ
D
R
S SHORE D
R
N SHORE DR
FAIRWAY DR
NORMANDY DR
85TH ST
MARSEILLE DR
77TH ST
73RD ST
I
N
D
I
A
N
C
R
E
E
K
D
R
CLEVELAND RD
75TH ST
CALAIS DR
78TH ST
DI
C
K
E
N
S
A
V
E
76TH ST
CRE
S
P
I
B
L
V
D
DAYTONIA RD
69TH ST
72ND ST
CA
R
L
Y
L
E
A
V
E
74TH ST
HA
W
T
H
O
R
N
E
A
V
E
HA
R
D
I
N
G
A
V
E
STILLWATER DR
AB
B
O
T
T
A
V
E
86TH ST
84TH ST
83RD ST
82ND ST
81ST ST
BY
R
O
N
A
V
E
RU
E
G
R
A
N
V
I
L
L
E
NO
R
E
M
A
C
A
V
E
80TH ST
G
A
R
Y
A
V
E
R
U
E
N
O
T
R
E
D
A
M
E
R
U
E
B
O
R
D
E
A
U
X
TAT
U
M
W
A
T
E
R
W
A
Y
D
R
W
A
Y
N
E
A
V
E
A
T
L
A
N
T
I
C
W
A
Y
S BISCAYNE POINT RD
87TH ST
N BISC
A
Y
N
E
P
O
I
N
T
R
D
T
R
O
U
V
I
L
L
E
E
S
P
L
A
N
A
D
E
B
O
N
I
T
A
D
R
O
C
E
A
N
T
E
R
MAIMONIDES ST
79TH TER
BEAT
R
I
Z
C
T
63RD ST
87TH TER
EVER
G
L
A
D
E
S
C
T
RU
E
V
E
R
S
A
I
L
L
E
S
V
E
R
D
U
N
D
R
67TH ST
79TH ST
65TH ST
R
A
Y
S
T
VA
R
D
O
N
S
T
CE
C
I
L
S
T
BA
Y
S
I
D
E
L
N
S
A
R
A
Z
E
N
S
T
W 74TH ST
MI
T
C
H
E
L
L
S
T
V
I
C
H
Y
D
R
NORMANDY CT
AB
B
O
T
T
C
T
JO
N
E
S
S
T
H
A
G
E
N
S
T
SHORE LN
HE
N
E
D
O
N
A
V
E
FO
W
L
E
R
S
T
BRE
S
T
E
S
P
L
A
N
A
D
E
GR
A
N
V
I
L
L
E
C
T
82ND TER
KEN
N
E
D
Y
C
S
W
Y
RAYMOND ST
84TH ST
79TH ST
81ST ST
86TH ST
BY
R
O
N
A
V
E
83RD ST
AT
L
A
N
T
I
C
W
A
Y
CA
R
L
Y
L
E
A
V
E
DAYTONIA RD
AB
B
O
T
T
A
V
E
BY
R
O
N
A
V
E
82ND ST
82ND ST
HA
R
D
I
N
G
A
V
E
80TH ST
Street Network
N
Study Area Boundary
Primary Thoroughfares
Street Network
Parks/Open Space
The majority of streets in North Beach are locally serving and
operated by the City, but controlled by Miami-Dade County. These
roads intersect the primary thoroughfares, including Normandy
Drive, 71st Street, and Collins and Harding Avenues, which are
controlled by the Florida Department of Transportation.
As part of resilience measures that the City plans to implement,
all of these roads will be raised. This topic is further explored in
the “Build To Last” section of this report.
[1.20]North Beach Master Plan Report | Adopted 10/19/2016
71ST ST
CO
L
L
I
N
S
A
V
E
BAY
D
R
BIARRITZ DR
S SHORE D
R
N SHORE DR
FAIRWAY DR
NORMANDY DR
85TH ST
MARSEILLE DR
77TH ST
73RD ST
I
N
D
I
A
N
C
R
E
E
K
D
R
75TH ST
CLEVELAND RD
CALAIS DR
78TH ST
DI
C
K
E
N
S
A
V
E
76TH ST
CRE
S
P
I
B
L
V
D
DAYTONIA RD
69TH ST
72ND ST
CA
R
L
Y
L
E
A
V
E
74TH ST
HA
W
T
H
O
R
N
E
A
V
E
HA
R
D
I
N
G
A
V
E
STILLWATER DR
AB
B
O
T
T
A
V
E
86TH ST
84TH ST
83RD ST
82ND ST
81ST ST
BY
R
O
N
A
V
E
RU
E
G
R
A
N
V
I
L
L
E
80TH ST
NO
R
E
M
A
C
A
V
E
G
A
R
Y
A
V
E
R
U
E
N
O
T
R
E
D
A
M
E
R
U
E
B
O
R
D
E
A
U
X
TAT
U
M
W
A
T
E
R
W
A
Y
D
R
WA
Y
N
E
A
V
E
A
T
L
A
N
T
I
C
W
A
Y
S BISCAY
N
E
P
O
I
N
T
R
D
87TH ST
N BIS
C
A
Y
N
E
P
O
I
N
T
R
D
B
O
N
I
T
A
D
R
T
R
O
U
V
I
L
L
E
E
S
P
L
A
N
A
D
E
O
C
E
A
N
T
E
R
MAIMONIDES ST
79TH TER
BEAT
R
I
Z
C
T
63RD ST
87TH TER
EVER
G
L
A
D
E
S
C
T
V
E
R
D
U
N
D
R
67TH ST
79TH ST
65TH ST
R
A
Y
S
T
VA
R
D
O
N
S
T
BA
Y
S
I
D
E
L
N
S
A
R
A
Z
E
N
S
T
MI
T
C
H
E
L
L
S
T
NORMANDY CT
AB
B
O
T
T
C
T
JO
N
E
S
S
T
H
A
G
E
N
S
T
SHORE LN
HE
N
E
D
O
N
A
V
E
FO
W
L
E
R
S
T
BRE
S
T
E
S
P
L
A
N
A
D
E
GR
A
N
V
I
L
L
E
C
T
VE
R
S
A
I
L
L
E
S
C
T
82ND TER
KEN
N
E
D
Y
C
S
W
Y
79TH ST
83RD ST
86TH ST
81ST ST
DAYTONIA RD
80TH ST
CA
R
L
Y
L
E
A
V
E
AT
L
A
N
T
I
C
W
A
Y
84TH ST
AB
B
O
T
T
A
V
E
BY
R
O
N
A
V
E
82ND ST
82ND ST
H
A
R
D
I
N
G
A
V
E
BY
R
O
N
A
V
E
Bus Routes
79
S
H
120
117
115
L
North Beach is generally well served by public transit that is operated by
Miami-Dade County Transit. There are routes that connect beach dwellers and
commuters to the main land, such as the 79, which provides connections to
Metrorail, as well as the 120 and S, that travel to Downtown Miami. Routes
117 and 115 provide connections between South, Mid and North Beach.
In 2015, the City initiated North Beach Trolley was launched as a free circulator
that largely follows the main bus routes illustrated within North Beach; the
Trolley service ends at 63rd Street and the bridge to North Bay Village.N
Study Area Boundary
Existing Buildings
Parks/Open Space
Bus Routes
Trolley
Chapter 1 | Background [1.21]
Scale Comparisons
The urban grids below, all drawn at the same scale for
comparison, serve to put in context the overall scale and
size of the study area. While North Beach is moderately
dense, many of the buildings are detached but have
narrow spaces between them.
North Beach Town Center
Seaside, Florida Barcelona, Spain
South Beach
Nearly all buildings in Miami Beach are street oriented;
however, significant voids within the street grid of North
Beach, present incredible opportunities for development
or re-purposing of uses. The orientation of buildings to
the street and short distances to the water contribute
to the distinct walkable and compact character of the
beach.
[1.22]North Beach Master Plan Report | Adopted 10/19/2016
Different building heights pictured at 77th Street and Harding Avenue.
Chapter 1 | Background [1.23]
B l u e C o l l a r
S e r v i c e s
W
hite Collar
50.7%
Employment
by Industry
33.9%
15.4%
Goodkin Consulting performed an analysis of existing demographic and economic conditions within North Beach, as
well as an overview of the residential and commercial markets within neighborhoods.
Demographic Profile
The percentage of owners to renters for the area is 21.1% vs. 59.6%. The
ratio is opposite of the national trend which is 64.9% owners vs. 35.1%
renters. While the census housing profile indicates that 18.3% of properties
being vacant, the figure seems high, and may be indicative of properties that
are owned as second homes or seasonal rentals.
Immigration rates will also play a role in rental demand. Immigrants are
more likely to rent than own and tend to concentrate in certain “gateway”
metropolitan areas such as Los Angeles, New York, Miami and Houston.
41.8
Median Age
14.0%
15.2%
16.1%
13.5%
8.3%
25 - 34 (the renter group)
35 - 44
45 - 54
55 - 64
65 - 74
Population by Age
Renter
Occupied
59.6%
Source: Goodkin Consulting, 2016
The demographic profile by age indicates that 14% of
residents in the study area are between 25- to 34-years
old. This group is characterized as the renter group, as
this group has been priced out of the ownership market.
The median age for the area is 41.8. Meanwhile the
largest age group, at 21.8%, is the population over the
age of 55.
Economic Analysis Overview
[1.24]North Beach Master Plan Report | Adopted 10/19/2016
44.1% of households have incomes below $25,000.
Under federal affordable housing guidelines,
families should not spend more than a third of their
income on housing, which equates to roughly $667
per month (This is lower than the average of $833
per month that low income households can afford
according to Miami-Dade County standards).
There is a net loss every year of more locals moving out of
the county than moving in.
The only thing that accounts for population increase is the
average net immigration (people moving from outside of
the county into the area) increase of 48,645.
That keeps the actual average population per year (2011–
2020) at 32,155, which is consistent with all the previous
growth rates of the county.
With respect to
household incomes,
the largest percentage is
lower than $15,000 per year
(highest is 28% in Normandy Isles).
26%
18.1%
<$15,000/year
$15,000-
$25,000
The second largest
income group is
$15,000 to $25,000.
More than a quarter of
residents in North Beach are
renters who earn between
$25,000 to $35,000. 27.3%
Source: Goodkin Consulting, 2016
Per Capita Income
in North Beach
is estimated at
$22,253, compared
to $46,011 for the
rest of Miami Beach.
Similarly, median
household income
in North Beach
is estimated at
$28,848, compared
to $43,427 for
Miami-Dade and
$38,410 for the rest
of Miami Beach.
Chapter 1 | Background [1.25]
29,392ABOUT
PEOPLE LIVE IN NORTH BEACH
*based on 2010 US Census data
44.1%
of individuals
live below poverty level
in North Beach
*based on 2010-2014 data
North Beach is a re-emerging
neighborhood in Miami Beach.
*based on 2010-2014 data (This number may not reflect post Affordable Care Act figures)
[1.26]North Beach Master Plan Report | Adopted 10/19/2016
MEDIAN
HOME
PRICE
in North Beach
Florida: $170,800
US: $181,400
TRAVEL TIME to work
*based on 2008-2012 data minutes
*based on 2008-2012 data
Median
Household
Income
in North Beach
$31,890
Florida: $47,309 • US: $53,046 • N Beach $31,890
ABOUT
Florida: 25.8 • US: 25.4
FOR SALE
$291,425*
*based on 2008-2012 data
in North Beach
North Beach is
the northernmost
section of Miami
Beach, roughly
bounded by 63rd
Street to the south
and 87th Terrace
to the north,
and between the
Atlantic Ocean
to the east and
Biscayne Bay to
the west.
*The Median Home Price
represents the midway point
of all houses/units sold at
market price over a set peri-
od between 2008 and 2012.
Chapter 1 | Background [1.27]
Residential Market
Miami-Dade remains primarily a renter’s market due
to generally lower incomes for working-class residents.
Accordingly, low apartment vacancy and steady rent
growth will persist in the near future while demand
drivers continue to strengthen.
With respect to rental apartments, the county-wide
vacancy rate was expected to rise 80 basis points in 2015
to 3.9% as construction picks up.
Housing Units by
Units in Structure
22.5%
18.9%17.2%
13.4%11.3%
The percentage of homeown-
ers in the 25-34 age group is
dramatically low at 7.6%.
The percentage of housing units
owned by the age group from 45 to 74
is the highest at 55%,
with 18.7% owned by Generation X (35-44).
Homeownership for these age groups are
highest in the Biscayne Point, Stillwater
Drive, the resort district, Normandy Isles and
Normandy Shores areas.21.3%
18.7%
35 - 44
y
e
a
r
s
o
l
d
45 - 54
y
e
a
r
s
o
l
d
65 - 74 y
e
a
r
s
o
l
d
55 - 64 y
e
a
r
s
o
l
d
19.0%
14.7%
Owner Housing Units
by Household Age
13.7%
3 or 4 5 to 9 10 to 19 20 to 49 50 or moreDetached
Source: Goodkin Consulting, 2016
[1.28]North Beach Master Plan Report | Adopted 10/19/2016
$700-$750
21.5%Renter Occupied
Housing Units
$750-$799 $800-$899 $900-$999 $1,000-
$1,249
$1,250-
$1,499
$1,500-
$1,999
11.8%19.8%6.2%7.9%
6.6%3.3%
Source: Goodkin Consulting, 2016
FOR SALE
$248,000*
Median Single-Family Home Price
Housing values in North Beach
below $250,000
represent 42%
of all owner occupied housing.
However, the Biscayne Point and Stillwater
Drive areas have only 19.3% below
$250,000, but 63.6% over $500,000.
$100,
0
0
0
-
1
4
9
,
9
9
9
$150,
0
0
0
-
1
9
9
,
9
9
9
$2
0
0
,
0
0
0
-
2
4
9
,
9
9
9
16.6%
14.8%
10.6%
$
1
,
0
0
0
,
0
0
0
+
$
7
5
0
,
0
0
0
-
9
9
9
,
9
9
9
$500,000-749,999
$400,000-499,999
$3
0
0
,
0
0
0
-
3
9
9
,
9
9
9
$2
5
0
,
0
0
0
-
2
9
9
,
9
9
9
Owner
Occupied
Housing by
Value
The median price of an existing single-family home
rose 21% over the past year to $248,000, a level
that is affordable to households earning a minimum
$63,400 annually. Households earning the current
median household income can afford homes priced
at roughly $170,000.
The market remains on course for a 6.5% increase in the average effective rent this
year to $1,331 per month.
10.4%
5%
8.5%
6.9%
9.4%
6.4%
*The Median Home Price represents the mid-
way point of all houses/units sold at market
price over a set period between 2008 and 2012.
Chapter 1 | Background [1.29]
Commercial Market
In existing conditions, the retail market in North Beach
lags behind both Miami-Dade and Miami Beach in a
number of metrics.
Source: Goodkin Consulting, 2016
As of the 3rd Quarter 2015, the vacancy rate for retail
space in North Beach is estimated at 9.3% and above
10% if only speculative space is considered.
By comparison, the vacancy rate for retail in Miami-
Dade is estimated at 3.4% and 5.1% for the rest of
Miami Beach.
M
i
a
m
i
B
e
a
c
h
w
i
t
h
o
u
t
N
o
B
e
M
i
a
m
i
B
e
a
c
h
N
o
r
t
h
B
e
a
c
h
M
i
a
m
i
-
D
a
d
e
C
o
u
n
t
y
Vacant Commercial
9.3%
5.1%
5.6%
3.4%
Source: CoStar, ESRI,
Miami-Dade Property Appraiser,
Goodkin Consulting
The North Beach district has 27.5% of
the population for Miami Beach, but
only 7.4% of retail sales. This reflects
a lack of available retail to serve
the low and moderate income
households in the study area.
Retail sales per capita is estimated
at $5,552 in North Beach, compared
to $12,759 for Miami-Dade, and
$26,522 for the rest of Miami Beach.
$5,55
2
Retail s
a
l
e
s
p
e
r
c
a
p
i
t
a
[1.30]North Beach Master Plan Report | Adopted 10/19/2016
The demand potential/supportable square feet for retail
in North Beach is estimated at +77,000 square feet. This
includes +39,000 square feet for convenience retail such
as grocery stores and drug stores; +15,000 for restaurants;
+16,000 for apparel, furniture and miscellaneous retail;
and +7,000 for miscellaneous services such as hair and
nail salons, doctors’ offices and other personal services.
Supportable Square Feet (based on retail sales in the area)
Convenience Goods 2015 2020 Change
Food & Beverage Stores 80,644 95,909 15,265
Health & Personal Care Stores 124,564 148,149 23,585
Food Services & Drinking Places 78,086 92,871 14,785
Convenience Goods Subtotal 283,294 336,929 53,635
Comparison Shopper Goods
Furniture & Home Furnishings stores 7,575 9,009 1,434
Electronics & Appliance Stores 9,443 11,231 1,788
Clothing & Clothing Accessories Stores 16,079 19,124 3,044
Sporting Goods, Hobby, Book, & Music Stores 10,751 12,786 2,036
Department Stores 22,476 26,731 4,256
Miscellaneous Store Retailers 6,540 7,778 1,238
Building Material & Garden Equipment 14,094 16,763 2,669
Comparison Shopper Goods Subtotal 86,957 103,421 16,464
Total Non-Auto Retail Sales 370,251 440,350 70,099
Non-Retail Services @ 10%37,025 44,035 7,010
Total Supportable Retail Space 407,276 484,385 77,109
Source: Goodkin Consulting, 2016
The demand potential/supportable square feet estimates
in this “existing conditions” scenario assume that a
portion of this new retail demand includes absorption of
existing vacant space, as well as support for a reposition
of existing tenants that may shift out of the market as
rental rates increase to more stabilized levels. It also
takes into consideration the lack of land available for
new development in North Beach. It is calculated by
comparing consumer expenditures made by local area
residents with the total value of retail sales in the area.
A grocery store and drug store is in demand for North Beach
Chapter 1 | Background [1.31]
Stakeholders were introduced to some initial urban design con-
cepts at the February 11th Hands-on event
[1.32]North Beach Master Plan Report | Adopted 10/19/2016
Designing in Public
The best plans are those that reflect the wants and needs
of the community. Direct community input shaped the
ideas and recommendations found in Plan NoBe. The
public process began in November 2015, with a kick-
off session to introduce the community to the project
and the consultant team. The design process centered
around a Charrette, an intensive, open planning process
that combines hands-on community brainstorming with
“designing in public.” In February 2016, the team set up
a week-long Open Design Studio at the Byron Carlyle
Theater. The team met with over 1,000 interested residents
and stakeholders over the course of a week including
property owners, neighbors, merchants, developers,
environmental specialists, historic preservationists and
community leaders.
Charrette Preparation
Dover, Kohl & Partners began the planning process by
gathering base information and studying the existing
physical and economic conditions of the area, including
reviewing previous plans and studies and becoming
familiar with the City’s regulatory documents. A series of
analysis maps were created in order to better understand
the existing conditions.
Public Outreach
A key element in preparing for the Charrette was
generating public awareness. City staff spread the word
about the North Beach planning process through bilingual
“save the date” cards, e-mail blasts, news articles both
online and in print, flyers, public notices, updates on the
City’s website, and extensive use of social media outlets
such as Facebook and Twitter.
Project Kick-off
In the months leading up to the Charrette, the Dover-
Kohl team engaged a variety of stakeholders. The team
met with long-term residents, City staff, and every
member of the steering committee, gathering input from
all sides. The meetings and interviews helped the team
to better understand the dynamics and developmental
factors of North Beach and gain full appreciation for the
challenges facing the community.
The November 2015 kick-off session, held at the North
Shore Youth Center, attracted over 150 residents, all
of whom were interested in learning more about the
project and providing their input throughout the duration
of the planning process. The project kick-off was widely
covered by media outlets, including the Miami Herald
and Miami New Times.
Bus Tour
To fully gain an understanding of the study area, the
team embarked on a series of tours, exploring North
Beach via different modes of transportation.
On January 30, 2016, the City of Miami Beach organized a
trolley tour through the study area, where the consultant
team and members of the community learned more
about the context and history of North Beach, and the
neighborhood’s vision for the future. The three hour
long tour was streamed live and recorded, and can be
found on the www.PlanNoBe.org website.
Residents gathered at the kick-off meeting on November 23, 2015
Stakeholders rode the school bus to tour the area on January 30, 2016
Public Process
Chapter 1 | Background [1.33]
Charrette
Hands-on Design Session
On Thursday, February 11 at the UNIDAD Senior
Center, the team held the Hands-On Design Session,
an important part of the Charrette process. The team
presented to a full room, with over 220 members of the
community, local stakeholders, city officials and media
representatives attending for an evening presentation
and design sessions.
Jeff Oris, Economic Development Director and project
manager for Plan NoBe at the City of Miami Beach,
provided an introduction to the planning process, and
the role of public involvement in creating a plan tailored
to the needs of the community. Dover-Kohl principal
Jason King, and project director Hernan Guerrero,
discussed the team’s goals, what they hoped to achieve
over the course of the Charrette, and what efforts were
already in progress. Victor Dover presented background
information on traditional town building, describing
many of the goals of urban design in a “Food for
Thought” presentation. The team also addressed the
issues of resilience, a concept on the minds of many
members of the community.
The presentation included audience polling, using
keypad devices, to gauge the priorities of the audience,
with real-time results displayed on the screen. Questions
ranged from simple demographic queries, to finding out
who was in the room, to more complex discussions of
land use, walkability, and how the Master Plan might
eventually be adopted.
A community image survey showed images from around
Miami Beach, as well as some peer communities around
the country. People were asked to rank each image as
“Love it”, “Hate it”, or “No Opinion.” The results of the
survey helped give the design team a sense of the types of
places residents would like to see more of in North Beach.
The event continued with a briefing to explain the goals
for the table session portion of the evening, introducing
participants to the base maps, and setting ground
rules. Working in small groups of eight to ten people,
participants gathered around tables to draw and share
their varied ideas for the future of North Beach.
What is a Charrette?
Charrette is a French word that translates to “little
cart.” At the leading architecture school of the
19th century, the École des Beaux-Arts, students
would be assigned a tough design problem to
work through under the pressure of time. They
would continue sketching as fast as they could,
even as little carts carried their work away to be
judged and graded. Today, “Charrette” has come
to describe a rapid, intensive and creative work
session in which a team focuses on a particular
design problem and arrives at a collaborative
solution. Charrettes are product-oriented. The
public Charrette is fast becoming a preferred
way to face the planning challenges confronting
American communities, encouraging all the
voices in the room to have their say.
Jason King presents the week’s agenda at the hands-on design
session held at the Unidad Senior Center on February 11.
Nearly 250 members of the community filled the room and
participated in the hands-on session.
[1.34]North Beach Master Plan Report | Adopted 10/19/2016
Residents also ranked their overall priorities, determining
what was most important to them. Sixty-one members
of the community said that they wanted to prioritize
adding retail and entertainment into the community,
and fifty-nine wanted to create walkable, bikable places.
A member of the design team or City staff was present
at every table to hear discussions and help facilitate the
conversation.
At the end of the session, a spokesperson from each
table presented their table’s map and big ideas to the
entire assembly. Numerous ideas emerged. Some of
the big ideas mentioned repeatedly include focusing on
developing the Town Center, a redevelopment of the
72nd Street parking lot, improving access to the beach,
and streetscape and mobility improvements.
In addition to the table maps and group presentations,
participants were asked to fill out an exit survey and
“one word” cards as an additional way to express their
ideas, hopes and visions for North Beach.
CitiBike Tour
During the week of the Charrette, the team conducted
a bike tour, with bikes provided by CitiBike. Bike rentals
were free for those who wanted to join the team as
they rolled around the study area, evaluating safety and
accessibility for cyclists. Members of the community
brought their families, and pets, along on Saturday,
February 13.
Walking Tour
On Monday, February 15, the team went on a walking
tour, led by business operator, and property owner,
Daniel Veitia. This tour concentrated on the Town Center,
giving the consultant team an idea of how active the
densest part of the community is.
Attendees discussed the study area with their neighbors and
suggested how they would like to see the community develop.
City staff and members of the consultant team were present at
each table to facilitate discussions and hear ideas first-hand.
The team went on a number of tours of the study areas, including a
bike tour with cycles provided for the public by CitiBike.
The team also explored the area on foot, trying to experience the
neighborhood as a resident would.
Chapter 1 | Background [1.35]
Open Design Studio
From Friday, February 12 to Wednesday, February 17,
the design team worked with the community in the
Byron Carlyle Theater, an existing landmark located in
the heart of North Beach. Its convenient location, and
extensive public outreach/promotion efforts, led to
hundreds of people participating throughout the week.
Table drawings and plans from the Hand-on Design
Sessions were placed around the room for easy review
as new people became involved.
While community members visited the studio, the
design team began by synthesizing the information
gathered at the Hands-on Design Session into a single
Synthesis Plan of the many ideas heard. The Synthesis
Plan included physical design elements, such as sidewalk
improvements, beach amenities, bike paths, planting
trees and moving buildings up to the street. Larger
concepts were also addressed, including parking
structures, converting Harding Street and Collins Avenue
into two-way thoroughfares, moving the library, and
concepts for the West Lots. Over the course of the
Charrette, the team worked through each of the ideas,
testing their feasibility and using plans and visualizations
to illustrate how varying concepts could be applied.
The individual maps used during the Hands-On
Session were also posted, allowing those who hadn’t
participated on Thursday to give their input in the same
manner as their neighbors.
The ideas from all of the maps at the Hands-on Session were
synthesized into a single map.
Of the many potential goals to pursue, which are MOST IMPORTANT TO YOU?
include a variety of hous-
ing types and tenancies
add new retail and enter-
tainment for residents
provide better connectivity utilize green building &
site design systems (for
water, energy, etc...)
add new residents that
help support North Beach
businesses
adapt public infrastructure
ad buildings to sea level rise
increase access to the
beach, parks, and open
space
add new workplaces and
service for residents
create walkable and
bikable places
maintain the neighborhood
scale in residential area but
increase density in the town
40 61 31 20 23
53 32 27 59 57
[1.36]North Beach Master Plan Report | Adopted 10/19/2016
The Open House, held at the studio, allowed the community to see
what work had been done so far, including diagrams and sketches.
Technical Meetings
In addition to the public design studio, members of the
design team met with stakeholders in a series of scheduled
technical meetings, and additional informal interviews.
The meetings were used to answer design questions,
discuss the Master Plan, and gain additional input. The
technical meetings included sessions with City staff, the
steering committee, historic preservationists, housing
specialists, economic analysts, and environmental and
resilience experts. The technical meetings helped to
refine the ideas that were being mentioned, and evaluate
how concepts were influenced by the wide range of
opinions within North Beach.
Open House
On Tuesday, February 16, the team held an open house.
Numerous members of the public came into the studio
to see how ideas were evolving. Residents were able
to preview early stages of the draft plan. Diagrams,
drawings, computer visualizations, and draft plans were
pinned up around the room, giving attendees the chance
to see where the plan was headed and how their ideas
had been incorporated into the vision. Members of
the team continued to work through the open house,
allowing visitors to watch renderings and modeling done
in real time.
Focus on Resilience
Immediately after the Open House, Robert Daoust of
ARCADIS, the Dutch engineering company with expertise
in climate change, held a lecture on sea level rise,
resilience, and how certain tactics might be used in
North Beach. Sea level rise is necessarily a major concept
within the plan, with flooding already occurring in many
locations, and levels only expected to rise.
Technical meetings went on through the duration of the charrette,
with the team meeting with a wide range of interest groups.
Computers were also set up, where designers and illustrators
worked to create renderings and visualizations in real-time.
Robert Daoust expanded on the conversation of resilience with an in-
depth discussion of Dutch engineering concepts, after the open house.
Chapter 1 | Background [1.37]
What We Heard
The advantage of setting up a studio within the study
area was that the consulting team was able to experi-
ence the area firsthand. It also enabled stakeholders to
easily stop by the studio and participate in the process
at various times throughout the day. In order to record
people’s statements we set up two feedback formats, the
one word card and the survey.
The one word card asked participants to use one word
to describe the study area today and another word to
describe how the area would be in the future. The results
of that exercise are listed in the following pages of this
report as word clouds.
The survey asks three key questions. First, “Of the many
ideas discussed, which are most exciting to you? Second,
“What questions or suggestions do you have? “And the
third is an open-ended question: “Please write any ad-
ditional comments”.
The survey elicited a vast array of diverging opinions
about what should happen in North Beach that can be
grouped into several categories.
The first category of comments were generally from the
preservationists who believe that all historic structures
should be preserved, and new development should be in
the character of the existing building stock.
The second category included mostly property owners,
members of homeowners’ associations and developers
who felt that there is a lot of opportunity to create new
and successful real estate development projects, but felt
that current zoning is preventing them from developing
the types of projects that would yield a high enough re-
turn on investment.
The third consisted of stakeholders who love the quaint
and low-density character of the area, but also felt that
improvements are necessary to increase the diversity of
offerings for dining and retail; this group would also like
to see new development that is not completely out of
scale with the existing conditions in the area.
These three categories are the general themes that came
up most frequently. However, there were many other in-
dividual suggestions that did not fall within those catego-
ries. Some of those suggestions include the following:
“A balance must be made between development and
Quality of Life.”
“A skate park. It will provide athletic, entertaining fun
and yet “healthy; activities for young people K-12 and
beyond.”
“A more ‘attractive library’. It will serve the community
so well.”
“Bayfront connectivity to Town Center and East West
access points along main streets; retail should line
parking garages.”
“Waterfront dining”
“More transportation like the trolley”
“If we have all the retail needed, and safe non-car al-
ternatives, the city is small enough that a car would not
be required. Uber once a week for large grocery shop-
ping.”
A sample of additional comments, statements and
questions are featured on the adjacent page.
A snapshot of the one word cards completed during the charrette.
[1.38]North Beach Master Plan Report | Adopted 10/19/2016
Survey Responses
Chapter 1 | Background [1.39]
Work-In-Progress Presentation
The Charrette ended with a Work-in-Progress presentation
on the evening of Thursday, February 18, at the North
Shore Youth Center. Over 75 attended the event to hear
and see the vision for the future of North Beach. For a
full 33% of the audience, the Work-in-Progress was the
first Charrette event they had attended.
Jeff Oris opened the meeting, addressing the work
completed by the planning team over the past week.
Following the introduction, the Dover-Kohl team
presented a summary of many of the ideas developed
during the Charrette. The presentation included a
series of drawings and visualizations of what type of
development the Plan could create. Maps and diagrams
highlighted potential key development sites, and street
sections illustrated potential mobility and walkability
improvements.
Jorge Kuperman of JSK Architectural Group provided an
overview of how a Transfer of Development Rights (TDRs)
program can be used as a tool to preserve sensitive areas,
such as historic buildings, by redirecting development
potential to suitable areas. Donald Shockey, a planner
with considerable experience in Miami Beach, addressed
the unique quality of architecture in Miami Beach, and
how it can be preserved to maintain the Neighborhood’s
unique character. Gregory Mendez of Chen, Moore &
Associates presented an overview of parking conditions
in the study area suggesting that new garages could
help relieve current parking issues in key areas of North
Beach.
At the end of the presentation, the audience was asked
if they felt the plan was on the right track. Overall, 70%
of the audience felt that the plan was headed in the right
direction, with 28% undecided.
Victor Dover began the work-in-progress presentation by
highlighting what the team had worked on over the course of the
week, along with the main ideas of the plan.
Yes
42%
Proba bly Yes
28%Can’t T
e
l
l
Y
e
t
27%
No
3%
Is the Plan on
the right track?
[1.40]North Beach Master Plan Report | Adopted 10/19/2016
One Word that comes to mind about North Beach:
Today:
Tomorrow:
Chapter 1 | Background [1.41]
80%
46%
Love it
No opinion
Dislike it
13%
8%
7%
46%
86%
73%
11%
20%
4%
6%
Love it
No opinion
Dislike it
Community Image Survey Results
[1.42]North Beach Master Plan Report | Adopted 10/19/2016
52%
4%
25%
5%
23%
90%
52%
32%
38%
59%
10%
10%
Love it
No opinion
Dislike it
Love it
No opinion
Dislike it
Chapter 1 | Background [1.43]
Chapter 2
Five Big Ideas
2.2
2.4
2.14
2.42
2.66
2.80
2.108
Five Big Ideas
Make a Town Center
Provide More Mobility Options
Protect & Enhance Neighborhoods
Better Utilize Public Land
Build to Last
Furthering Local Efforts
Five big ideas to revitalize the North Beach community emerged as part of the public process. These five consensus
ideas provide an outline of the plan that follows.
North Beach Master Plan Report | Adopted 10/19/2016 [2.2]
Five Big Ideas
MAKE A
TOWN CENTER
MORE MOBILITY
PUBLIC LANDS
BUILD LAST
PROTECT & ENHANCENEIGHBORHOODS
PROVIDE
TO
BETTER UTILIZE
OPTIONS
Chapter 2 | Five Big Ideas [2.3]
North Beach needs a compact, pedestrian-friendly town center that is vibrant, dynamic, and includes a
mix of uses. The town center needs to be an attractive residential living environment with compatible
office uses and neighborhood-oriented commercial services. The center must be tall enough to be the
most vibrant place in North Beach while avoiding the overwhelming scale found in other places in the
Miami area. All buildings must continue the tradition of fronting the street with windows, storefronts,
and awnings to ensure a pedestrian experience that is welcoming and interesting.
An interconnected network of walkable streets is vital to the health of neighborhoods and cities.
The City of Miami Beach recently adopted a new Transportation Master Plan that combines a Bike &
Pedestrian Plan with a Transit Improvement Plan. The plan demonstrates the City’s commitment to
prioritizing walking and biking over other forms of mobility.
Building great streets means creating places where people want to be, places that are safe, comfortable,
interesting, and beautiful. Existing streets can be retrofitted with wider sidewalks, world-class bike
infrastructure, shade trees for sidewalks, better lighting, and buried or relocated overhead utilities. The
best streets offer residents and visitors a variety of ways to get around town.
North Beach has many of the elements that make a community successful, including walkability, a mix
of uses, generous amounts of open space, and an appealing architectural style. The quality of life in
North Beach can best be improved upon by capitalizing on these core assets.
North Beach should take pride in its large stock of Miami Modern (MiMo) structures and use their
restoration as a tool for economic development. Historic structures in North Beach must be preserved.
Preservation is the soundest long-term economic development strategy. As much as possible, new
construction should occur in vacant or underutilized spaces and complement the existing building stock
architecturally.
The City of Miami Beach owns or controls numerous properties throughout North Beach including
streets, public rights-of way, parks, a golf course, parking lots, the North Shore Community Center,
Ocean Rescue, Shane Watersports Center, and the North Beach Bandshell. The City should enhance
and utilize its properties and streets in order to support the surrounding community and attract new
investment. From streets to open space, there should be no loss of public lands in the future.
The City of Miami Beach has weathered many climate challenges in its first 100 years. It made a
successful recovery after the 1926 hurricane and many since. While the potentially negative impacts of
sea level rise and climate change on the South Florida economy as a whole are real, and alarming, the
City has begun taking measures to adapt. Yet more adaptation in the form of updated regulations and
infrastructure investment is needed.
Miami Beach has made a commitment to improving its ability to deal with sea level rise and climate
change by introducing larger stormwater pipes, installing backflow preventers, adding pump stations,
and by raising streets, buildings, and sea walls to new elevation standards. An increased commitment
to these approaches, with special emphasis on North Beach, is now required.
Make A Town Center
The center of community life in North Beach is found
along 71st Street from Collins Avenue to Normandy
Isles and includes a block in either direction down the
cross streets. 71st Street is one of Miami Beach’s limited
connections to the mainland and the only one in North
Beach.
A 2007 plan designated the area into the Town Center
District. The intent of the plan was to:
• “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 that will help to support transit usage
and town center businesses;
• Provide opportunities for live/work lifestyles and
increase the availability of affordable office space in
the North Beach area;
• Promote the health and well-being of residents
by encouraging physical activity, alternative
transportation, and greater social interaction;
• Create a place that represents a unique, attractive
and memorable destination for residents and
visitors; and
• Enhance the community’s character through the
promotion of high-quality urban design.”
In addition to this plan, the Planning Department adopted
the Town Center Design Review Standards in 2010,
which included a regulating plan depicting where new
development should occur and what form it should take.
However, North Beach’s Town Center District has seen
little new development since the concept was adopted by
the Mayor and Commission in 2007.
Why Has It Not Happened?
Economic Factors
A combination of factors have prevented the Town
Center concept from realization. A worldwide economic
downturn followed shortly after the adoption of the
plan in 2007 and this stalled plan implementation.
However, at the same time, other parts of the City saw
development after the downturn. The reasons for the
stall are more nuanced than macro-economics.
One impediment is that it is difficult to secure financing
from banking institutions for mixed-use projects in North
Beach. In order to secure private financing, the developer
would have to ensure that the profits were high enough
to benefit both the investor as well as himself. Although
foreign buyers have flocked to South Florida in the last
five years, purchasing units in cash, North Beach has not
benefited from that type of investment. Those buyers
are looking for amenities and other attractions that are
currently not found in North Beach like ample dining,
shopping, and access to the airport.
Property Ownership and Physical Layout
One challenge in North Beach is the small size of lots in
the Town Center, generally 50 by 100 feet deep. Excessive
parking requirements - reflections of our history of over-
reliance on one-person car trips - should be questioned;
they make the small lots hard to use. Today’s parking
requirements, require parking to be built on site, which
would turn ground floor spaces into parking rather than
the retail that would encourage a walkable environment.
Traffic
71st Street sees rush hour and peak time congestion
making it difficult to get around by car. The car-centric
design of the roadway can also make walking and biking
unpleasant, and even fatal. This restricts the number of
visitors the area can accommodate.
71st Street looking east from Abbot Avenue
Each color used in the graphic above represents a different property
owner. The red properties are City owned parcels. Also notice how the
narrow side of parcels fronts the street as discussed in this section.
North Beach Master Plan Report | Adopted 10/19/2016 [2.4]
a
b
c
d
e
Key
Redevelop 71st Street into a walkable main street
Front the street with new mixed use buildings
Consider building one or more public parking garages
Redevelop the Byron Carlyle Theater property
Reimagine 72nd Street parking lot (see Better Utilize
Public Lands for more information)
71st Street
73rd Street
68th Street
72nd Street
69th Street
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Town Center Boundary
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The Town Center Vision
An active town center requires 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.
Therefore, a balanced and flexible transportation network
with accommodations for all modes of travel is essential.
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 district so the Town
Center becomes a destination in itself instead of a place
people pass through to get somewhere else.
The Illustrative Plan for the Town Center district
recommends one way for the Town Center to develop
including revitalized street sections, buildings, and public
spaces. It depicts street design concepts, proposed new
shade trees, parking garages, pedestrian crosswalks, new
and improved parks and open spaces, and locations for
new infill buildings.
Chapter 2 | Five Big Ideas [2.5]
71st Street...A Walkable Main Street
Turning 71st Street into a walkable main street will physically and psychologically
transform the Town Center from an uninviting street to a vibrant environment
where people will want to spend time.
The streetscape is re-designed to work not only for cars, but also for pedestrians,
bicyclists and transit riders. An additional ten foot setback for new buildings (at
key locations) accommodates wider sidewalks for outdoor dining. The center
turn lane is eliminated to provide enough room for dedicated transit lanes, and
a pair of separated bike lanes, or cycle tracks. The transit and bike lanes are
separated from pedestrians with a row of street trees on one side of the street
and on the other side by a lane of parallel parking and a low curb. New street
trees provide shade and comfort for all users.
Traffic and congestion along 71st Street is further calmed by narrowing the
travel lanes, and tightening curb radii at intersections. All of these changes still
allow cars through, while signaling to drivers that they have entered a multi-
modal environment where speeds are low, and cars are not the only priority.
Slowing cars can help to encourage pedestrians and cyclists. Providing better
transit brings more choices to more people.
First, the common perception of 71st Street must be changed, then people can
use the street in new and better ways. Making 71st Street a place people want to
be will help catalyze new private investment and redevelopment opportunities.
Private investment follows public investment.
A vision for a multimodal 71st Street at Byron Avenue
Existing conditions
North Beach Master Plan Report | Adopted 10/19/2016 [2.6]
Existing Conditions
Step 1
Step 2
Building the 71st Street Vision
The transformation of 71st Street into a
vibrant Town Center will happen over time.
The following “change-over-time” illustrates
one way that gradual transformation can
occur, beginning with public investment that
is followed by private development.
Existing Conditions
The aerial view looks northeast along 71st
Street at the intersections with Abbott,
Harding, and Collins Avenues all the way to
the ocean. The street is an active arterial
lined with buildings of heights varying from
one to five stories, except for the Burleigh
House, a residential tower by the ocean
(which is seventeen stories). The building
fabric is occasionally interrupted by empty
and surface parking lots.
Step 1 | Mid Term
A redesigned 71st Street 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.
Step 2 | Mid Term
A catalyst project utilizing the public parking
lot next to the Byron Carlyle Theatre helps to
further reset the expectations for mixed-use
development in the Town Center.
The portions of buildings closest to 71st
Street should be limited to four stories,
with any taller portions of the buildings
setback, starting twenty-five feet from the
sidewalk. This opens the street to the sky,
allowing additional light and air, while still
accommodating density. It also allows for
rooftop terraces, which softens the transition
between building and sky while adding value
to the residential real estate.
Chapter 2 | Five Big Ideas [2.7]
Step 3 | Mid Term
Shopfronts instead of parking lots begin to
fill in the gaps in the streetscape and attract
pedestrians and activate the sidewalk. This
avoids the blank walls and parking areas
that create gaps and discontinuity in the
pedestrian experience. Screening parking
garages and surface lots from view on the
street allows for an activated street scene.
Step 4 | Long Term
Non-historic, under-performing, one-story
structures are being redeveloped over time,
replaced by multi-story mixed-use, resilient
and LEED certified or energy-efficient buildings
that can better support a healthy town center.
Step 3
Step 4
North Beach Master Plan Report | Adopted 10/19/2016 [2.8]
A Complete Town Center | Long Term
Retail, dining, and other storefront uses occupy the first
floor, with higher floors dedicated to office space and/or
residential uses. This creates more destinations and points
of departure within the Town Center, giving priority to local
trips over drive-through traffic and increasing pedestrian
activity.
The architecture envisioned for the 71st Street corridor is in
keeping with local precedents, including utilizing the MiMo
aesthetic. Furthermore, the private market has responded
to the challenge of sea level rise and climate change by
designing new buildings to be taller at ground level, so as
to resist sea level rise and be at a minimum LEED certified,
which will reduce residential production of greenhouse
gases.
The iconic MiMo structure at 301 71st Street is a landmark
of the area, originally built to hold an electronic sign
displaying the date and time. It now acts as a sculptural
representation of the stylistic spirit of Miami Modern. The
plan envisions this structure reclaimed as part of a new
building on the same site, using a similar strategy to the
identical structure which was preserved atop the Rockwell
night club in South Beach.
A fully built out Town Center could look like this
Chapter 2 | Five Big Ideas [2.9]
Ocean Terrace: The Street and Building Relationship
The interrupted streetscape pattern at 73rd Street should be
extended north.
The dashed red line in the image above illustrates the common
frontage line shared by adjacent structures, while the shaded red
area identifies underutilized sidewalk that could be used to create
additional offerings for visitors and residents alike.
Ocean Terrace stretches two blocks from 73rd to 75th
Street in North Beach and is one of the only streets
providing curbside access to the Atlantic Ocean in North
Beach. This presents a unique opportunity to create a
world class walkable street.
During the charrette, North Beach stakeholders stated
that new development on Ocean Terrace should create
a premium beachfront street that could include dining
and retail at ground level. Participants did not want to be
excluded from Ocean Terrace, they wanted more access
and more destinations.
Encourage Pedestrian Activities
The east to west streets 73rd, 74th and 75th, provide
pedestrian connectivity from Biscayne Bay to the
Atlantic Ocean. Creating additional shade and activating
commercial spaces fronting the east-west streets, could
encourage pedestrians in this part of the study area.
In order to create an attractive array of storefronts, the
fronts of new buildings should continue to face the fronts
of existing buildings. New buildings, especially parking
facilities, should not present a back or side to existing
fronts. As illustrated on the map on the adjacent page,
storefronts face Ocean Terrace and Collins Avenue but
very few active storefronts can be found on the side
streets from 73rd to 75th Streets, except at the corners
intersecting Collins and Ocean Terrace. Activating retail
spaces along these streets could serve to create additional
dining or retail offerings that would encourage more
people to visit the area.
Additionally, a standardized setback from the street edge
to the front of the building creates visual clarity that
encourages pedestrians to continue walking down the
street.
The commercial spaces at the St Tropez building have
additional setbacks, illustrated in the image below
(shaded in red) beyond that of its surrounding neighbors
to the south and north. This extra space presents a
unique opportunity to create retail or sidewalk cafes that
would draw in visitors and residents alike.
In Miami Beach shade is critical to pedestrian activity.
Shade can be provided with a mix of plantings, awnings
or creatively designed shade systems. Planting new
shade trees or planters could help reduce ambient heat
by allowing sun rays to permeate the soil, rather than
bounce off of the sidewalk and back in to the atmosphere.
Finally, a uniformity of streetscaping helps to create
a common identity for the area. The promenade that
stretches from South Beach and ends at the beginning
of 73rd Street should be extended northward to provide
visual continuity.
Implementing these concepts would benefit the entire
neighborhood while creating an additional destination for
visitors and residents after going to the beach, enjoying
events at the band shell, enjoying the new Town Center,
or even after a daily exercise routine taking advantage of
the swimming, running or cycling opportunities available
in the area.
North Beach Master Plan Report | Adopted 10/19/2016 [2.10]
O
c
e
a
n
T
e
r
r
a
c
e
73rd Street
74th Street
75th Street
C
o
l
l
i
n
s
A
v
e
n
u
e
Manolo’s Sazon
Roni’s by
the Ocean
Walgreens Venetian
Nail Spa
Burgers &
ShakesCVS
Bank of
America
Christal
Food Store
Aromi
Days Inn
This map serves to illustrate how the front of buildings
should face the street. When fronts face fronts the
streetscapes become more active. This could serve to
enhance east to west connectivity from Biscayne Bay
to the Atlantic Ocean.
“Fronts face fronts”
East-West Connections N
Chapter 2 | Five Big Ideas [2.11]
Just as the City can help spark redevelopment by
changing the streetscape, the City can create and anchor
development project that embodies the vision for the
Town Center.
The Byron Carlyle, could be that catalytic project. The
theater opened as an independent movie theater in
1968 and later expanded into a Regal Cinema which shut
down in 2002. The City acquired the property and leased
the space out, most recently to O Cinema, a non-profit,
independent cinema which utilizes one theatre. Due to
the nature of its use, the building has expansive blank
walls with few doors and no windows.
This site presents a unique opportunity for the City to
create a catalyst project to help facilitate the vision of a
pedestrian main street. The building occupies the entire
street frontage along 71st Street from Byron Avenue to
Carlyle Avenue. The site also has more depth than most
of the lots along this street. The simple ownership and
size of the property make the site easier to redevelop
than others along this street.
By carefully conceptualizing the redesign of this property,
the City could begin to implement the Town Center
concept with mixed-use, multi-story development
and encourage further development along 71st Street.
Some of these uses could include a library, an economic
incubator to spur entrepreneurship in the area, or a
welcome center. The new building could include office
spaces and/or civic uses in to the upper floors.
Key Recommendations
• Rebuild 71st Street as a walkable Main Street
• Encourage the consolidation of lots in the
Town Center District, by reducing parking
requirements.
• Ensure Design Guidelines include:
• Setback new buildings ten additional feet
from the property line along 71st Street to
accommodate wider and active sidewalks.
• Allow taller buildings up to 12 stories in the
Town Center, provided that floors above the
first four stories, fronting 71st Street, step
back at least 25’.
• Create a Beach Plaza at the start of 71st Street.
• Utilize the Byron Carlyle Theatre site as a catalyst
building project.
• Raise 71st Street to become resilient to sea level
rise.
Byron Carlyle Theatre
North Beach Master Plan Report | Adopted 10/19/2016 [2.12]
Chapter 2 | Five Big Ideas [2.13]
Provide More Mobility Options
26.2% of residents
are car-free
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 done 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 main land, being stuck in traffic can
be a daily occurrence during peak times.
As with most places, people get around using their
personal vehicle. However, census statistics from
2010 show that North Beach has a high percentage of
residents, 26.2%, that do not own cars. The high rate of
people seeking alternate modes of travel is a good thing,
but their transit needs must be addressed.
This section further discusses the existing conditions
related to mobility and suggests potential solutions.
The consultant that worked with the City to create
the 2016 Bicycle and Pedestrian Plan and the Street
Design Guidelines, was a part of the Plan NoBe team.
The recommendations listed in this section generally
match the adopted 2016 Transportation Master Plan
(TMP). Any discrepancies with the TMP illustrated here
were produced during the Plan NoBe Charrette as a
means to improve walkability and mode shift in North
Beach. Turning both Collins and Harding Avenues into
two-way streets, for instance, is an idea that will require
coordination between the City, the Florida Department
of Transportation and the administration of adjacent
municipalities like the Town of Surfside.
72 %
2 %
19 %
2 %
3 %
MODE SPLIT: EXISTING VS. FUTURE
2 %
42 %
10 %
29 %
2 %
3 %
12 %
Balancing Mode Share
The City of Miami Beach is entering an exciting period in
its history. In March 2015, the City Commission made the
historic decision to establish a modal hierarchy for the
City’s transportation network. As a result, the design of the
public right-of-way should prioritize bicyclists, pedestrians,
and transit riders over automobile traffic.
Following that decision, the 2016 Transportation Master
Plan and the Bicycle and Pedestrian Plan both set specific
mode-share goals based on current transportation
patterns. These goals will help guide transportation
investments over the course of the next twenty-five years,
and will help provide a better balance of transportation
options available to people. These plans envision a 30%
reduction in automobile travel over the next twenty-five
years.
Existing deficiencies in the bicycle, pedestrian, and transit
network must be addressed with short term, inexpensive
fixes, as well as an eye toward long term change.
A substantial increase in the number of crosswalks
throughout North Beach is envisioned, in addition to
upgrading existing bike lanes into protected bike lanes.
The bike recommendations build upon many of the good
ideas included in the 2016 Transportation Master Plan and
Bicycle Pedestrian Master Plan by providing more details
about projects in the North Beach area.
Today a majority of trips are taken by car, but the future mode split
will reflect a greater reliance on walking, biking and taking transit.
Source: This is an extrapolation of North Beach specific data from
the 2014 Miami Beach Community Satisfaction Survey (PP81-84).
North Beach Master Plan Report | Adopted 10/19/2016 [2.14]
Filling in the Gaps
An important part of making North
Beach more livable will involve
simple pedestrian improvements
like new crosswalks.
The North Shore neighborhood is
lacking crosswalks at the majority
of its intersections. Similarly,
crosswalks are missing along 79th
Street, Normandy Drive, and Collins
Avenue. In all, over 100 new marked
pedestrian crossings are proposed.
108 NEW
PEDESTRIAN
CROSSINGS
Proposed New Crosswalks
Proposed Pedestrian Crossing
Park
72ND STREET
It should be
noted, however,
that the addition
of unnecessary
crosswalks must
be avoided. New
crosswalks often
necessitate a
loss of parking
and parking is
already limited
in multi-family
neighborhoods.
Chapter 2 | Five Big Ideas [2.15]
6.31
MILES
EXISTING
BIKEWAYS
Existing Bicycle Facilities
North Beach has a mix of 6.31 miles of
dedicated bike facilities that include bike
lanes, sharrows, and the beachwalk multi-
use path.
Bicycle Facilities
Shared Path
Bike Lane
Neighborhood Greenway
Park
North Beach Master Plan Report | Adopted 10/19/2016 [2.16]
6.42
MILES
NEW
BIKEWAYS
Proposed Bicycle Facilities
The existing bike network should be enhanced
by filling in the missing segments to connect
the existing bike infrastructure. The boardwalk
should be extended to link to the path farther
south and some of the existing bike lanes
should be converted to protected bike lanes
along the major through routes. Additional
east/west connections should be made in
order to facilitate people moving through the
neighborhoods to Collins Avenue and beyond
to the beach. In addition to conversions, 6.42
new miles of bike infrastructure are envisioned.
Shared Path
Protected Bike Lane
Bike Lane
Neighborhood Greenway
Existing Bike Facility
Park
Safe Crossing Needed
On both the
Biscayne Point
Road bridge and
the 85th Street
bridge bicycle
facilities are
needed.
Chapter 2 | Five Big Ideas [2.17]
The existing conditions plan illustrates
several key bus routes cutting through
North Beach. Their ridership is high
considering the long waiting periods (all 15
minutes or more).
ROUTE RIDERSHIP
117 754
115 824
108/H 850
120 7,575
79/L 7,993
119/S 17,046
Bus Route
Transit Route
Park
Transit
Source: 2015 Miami Beach
Transportation Master Plan
North Beach Master Plan Report | Adopted 10/19/2016 [2.18]
7+
MILES
NEW
EXCLUSIVE
TRANSIT
LANES
The main transit recommendation
of this report is to provide exclu-
sive bus transit lanes along four
of the main corridors: 79th Street,
Normandy Drive, Collins Avenue,
and Harding Avenue.
The map below also illustrates sites
that can be investigated for their
use as water taxi stations as out-
lined in the Blueways Master Plan.
One day those exclusive bus transit
lanes could become light rail lanes
and link North Beach to the City’s
light rail system.
Water Taxi Sites
Exclusive Transit Lane / Potential Light Rail Lanes
Park
Chapter 2 | Five Big Ideas [2.19]
117
115
STILLWATER
PARK
CRESPI
PARK
TATUM
PARK
NORTH
SHORE
OPEN
SPACE
PARK
NORMANDY SHORES
GOLF COURSE
FAIRWAY
PARK
NORMANDY ISLE
POOL & PARK
LA GORCE
PARK
LA GORCE
TOT LOT
LA GORCE
GOLF COURSE
NORTH
SHORE
PARK
BRITTANY
BAY PARK
ALLISON
PARK
NORTH SHORE
PARKING LOT
CITY BOUNDARY LINE
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Lack of parking is a particular concern for
residents of Biscayne Beach and Normandy
Isles. The map below illustrates locations
where parking structures could be built.
They should be designed with the ability to
retrofit them for other uses in the future.
Parking
Potential Locations for New Parking Structures
North Beach Master Plan Report | Adopted 10/19/2016 [2.20]
The parking structure above is located at 76th Street and Harding Avenue/Indian Creek Drive
Parking Garages
Parking is a critical part of the discussion about mobility.
The mode of transportation we choose impacts land use
in the places we like to visit. For every person driving a
personal vehicle, a parking space is needed at the end
destination and this has serious, often unfortunate,
implications for urban design and placemaking.
With more and more people opting to take ride share
services (such as Lyft or Uber), to get to work or to go out
for entertainment, some transportation professionals
argue that the demand for parking may drop over the
next five to ten years. Additionally, Miami-Dade and
Broward counties are testing self-driving vehicles,
including commercial trucks and personal vehicles, which
may further reduce the demand for parking. For these
reasons, parking garages could be designed in such a way
that they can be re-purposed for office space, commercial
retail or housing in the near future.
Increasingly, communities around the country are
opting to reduce or eliminate parking requirements
for new construction near transit. This will result in the
construction of more pedestrian-friendly, ground floor
spaces that could be occupied by new restaurants or
retail.
On the other hand, parking is still necessary for residents
and visitors alike. And while the number of people using
cars may go down as a percentage of the population
we must keep in mind that the number of Miami Beach
visitors and residents is increasing, and thus the need
for parking may still go up. Miami Beach has also begun
to charge significantly more for on-street parking than
parking in garages to encourage garage usage.
Whether demand goes up or down, by lining parking
structures, such as the one above, with usable space,
we can provide new parking opportunities without
detracting from the pedestrian experience.
The City should also investigate residential area
parking structures following these design-sensitive
recommendations in areas where parking for residents
is unavailable and problematic. Should it be necessary to
build them, they should be lined or screened with plantings.
Chapter 2 | Five Big Ideas [2.21]
Raising Streets
The need to raise select streets to adapt to rising
seas presents an additional consideration for new
development. The map on the adjacent page
illustrates the existing height of streets throughout
the study area compared to sea level (which is at 0
feet). The legend shows a color code for height ranges
between 0 feet (sea level) to 7 feet.
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. Streets have already been raised in
Sunset Harbour and at the intersection of 10th Street
and West Avenue in South Beach. 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 on
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. The City must
continue to ensure that streets are raised strategically
where new development is planned. More on this
issue is illustrated in the Build to Last section of this
report.
At the same time, buildings do not necessarily need
to be raised immediately. At the intersection of 10th
Street and West Avenue in South Beach existing
businesses include a coffee shop and grocery store
which have successfully contended with a higher
street by use of ramps and elevated patios.
Currently, the Florida Department of Transportation
has not coordinated with the City to begin
investigating the impact of how raising streets will
affect future road maintenance projects or the built
environment adjacent to state controlled roads.
Better communication is necessary moving forward
to understand and tackle this issue.
Stores along 20th Street are now 3’ below the newly raised street.
The entrance to the Publix, highlighted in red, is situated two steps
above the Base Flood Elevation (BFE) or approximately 14 inches.
North Beach Master Plan Report | Adopted 10/19/2016 [2.22]
C
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77TH
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48
T
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57TH
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¯
0 0.3 0.60.15 Miles
Elevation data from LIDAR survey dated Nov 3rd 2015, supplyed by Miami Dade County.
Aerial Photo in BW dated from 2014.
Road Elevation < 1.2 f.< 2.7 f.< 3.2 f.< 3.7 f.< 5.4 f.Legend < 7 f.
C
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52ND
84TH 83RD
53RD
82ND
48
T
H
60
T
H
51ST
57TH
58TH
¯
0 0.3 0.60.15 Miles
Elevation data from LIDAR survey dated Nov 3rd 2015, supplyed by Miami Dade County.
Aerial Photo in BW dated from 2014.
Road Elevation < 1.2 f.< 2.7 f.< 3.2 f.< 3.7 f.< 5.4 f.Legend < 7 f.
C
O
L
L
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SHORE
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MARSEILLE
DAYTONIA
T
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57TH
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TATUM WATERWAY
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F
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52ND
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W
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59TH
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BI
A
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56TH
B
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A
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46TH
53RD
BISCAYNE POINT CARLYLE 86TH 82ND
47TH
B
Y
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O
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46TH
52ND
84TH 83RD
53RD
82ND
48
T
H
60
T
H
51ST
57TH
58TH
¯
0 0.3 0.60.15 Miles
Elevation data from LIDAR survey dated Nov 3rd 2015, supplyed by Miami Dade County.
Aerial Photo in BW dated from 2014.
Road Elevation< 1.2 f.< 2.7 f.< 3.2 f.< 3.7 f.< 5.4 f.Legend< 7 f.
Source: This map was produced by the City of Miami Beach GIS Department. Aerial Photo in Black and white dated from 2014.
Elevation data from LIDAR survey dated 11/3/2015, supplied by Miami-Dade County
N
Generally, streets shaded dark
blue (below 1.2 feet), light blue
(between 1.2 and 2.7 feet) and
yellow (2.7-3.2 feet) are being
considered for raising to a mini-
mum height of 3.7 feet within
the next 5-10 years.
Chapter 2 | Five Big Ideas [2.23]
Street Upgrades
Designing More Multi-Modal Streets
The street sections in the pages that follow include over 30
different intersections and roadway segments calibrated
using the City’s adopted Street Design Guidelines.
This analysis seeks to significantly improve bicycle and
pedestrian safety and access. Proposals are described
with typical plans, sections, and intersection conditions
for the following areas:
• 71st Street
• 72nd Street (between Dickens and Collins Avenues)
• 73rd Street (between Dickens and Collins Avenues)
• 81st Street (between Byron and Collins Avenues)
• Harding Avenue
• Collins Avenue
• Ocean Terrace
The bicycle lanes along 71st Street can be retrofitted by flipping the
existing parking location with the protected bike lane. Image: Miami
Bike Scene
Lack of crosswalks at 79th Street and Collins Avenue is a safety issue
at all times, but even more so when it rains. As any bicyclist or pedes-
trian who has been stuck in the rain can tell you, looking for a place
to cross is not a pleasant experience. The City is actively researching
the right crossing signal to implement at this location.
North Beach Master Plan Report | Adopted 10/19/2016 [2.24]
What is Premium Bus Transit?
Many of the street upgrades that follow feature Premium
Bus Transit. Premium Bus Transit is a way of describing
bus transit service that combines the convenience and
reliability of rail transit with the cost effectiveness and
flexibility of rubber tire systems. Creating this type of
service is consistent with the adopted 2016 Transportation
Master Plan.
One of the main elements of a premium bus network are
travel lanes that are designated as ‘bus only’ lanes. These
exclusive transit lanes are accompanied by several other
important amenities, some of which are listed below and
shown on this page.
• Minimal transit headways (5 to 7 minutes)
• Pre-paid ticketing
• Enclosed stations
• Level boarding
• Signal priority
Premium bus transit includes exclusive bus lanes, wide pedestrian
platforms, protected bicycle facilities fronting the street, and low
speed vehicular lanes.
Stations can be enclosed or open air, as in these examples. In either
case, level boarding and pre-paid tickets are critical.
The bus station condition above illustrates where the protected bike
lane runs at street grade behind the bus platform.
The bus station alternative illustrated above shows a condition where
the bike lane runs at street level and ramps up to the sidewalk level as
it approaches the stop.
Exclusive Transit Lanes and Premium Bus Transit
Chapter 2 | Five Big Ideas [2.25]
12’5’10’10’ 10’10’8’5’
70’
52’
7’10’ 10’10’6’
43’
39’
PL PL
PL PL
PL PL
71st Street at Byron Avenue:
Existing Conditions
71st Street, between Normandy Fountain and Collins
Avenue, is North Beach’s main street. As the spine of
the Town Center, it encompasses a mixture of retail and
residential uses, and is the appropriate scale for a slow
speed, transit friendly corridor.
Two main bus routes and a local circulator currently use
this corridor, with a combined ridership of over 7,000
people boarding a day.
The corridor currently has conventional bike lanes
adjacent to traffic. There is also a center turn lane and
on-street parking on both sides of the street.
71st Street
N
North Beach Master Plan Report | Adopted 10/19/2016 [2.26]
B
U
S
A
N
D
B
I
K
E
O
N
L
Y
BUS AND
BIKE ONLY
B
U
S
A
N
D
B
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K
E
O
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Y
BUS AND
BIKE ONLY
BUS AND
BIKE ONLY
B
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S
A
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D
B
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K
E
O
N
L
Y
12’1’10’10’ 11’8’11’5’
70’
52’
52’
1’
1’10’10’ 11’8’11’1’
PL PL
PL PL
PL PL
71st Street: Step 1
A Multimodal Street
Dedicated Transit Lanes
Two-Way Car Travel
On-Street Parking
Much can be accomplished within the existing curb-to-
curb dimensions within the next three years provided
there is continued strong City support for the removal of
the center turn lane.
Within the existing 42’ dimension, the street section can
accommodate exclusive bus lanes that will operate with
short head-ways, of less than 10 minutes, and will have
signal priority at intersections. In the proposed street
section on-street parking is provided on the north side
of the street while wide sidewalks and ample street
trees with wide canopies that will produce needed
shade for pedestrians are on the south side of the street.
Decreased transit headways will make this an easy
and convenient transportation option for the growing
population of North Beach. With these improvements,
ridership along this corridor will grow substantially.
N
Chapter 2 | Five Big Ideas [2.27]
B
U
S
O
N
L
Y
BUS
ONLY
B
U
S
O
N
L
Y
BUS
ONLY
PARKING
PARKING
B
U
S
O
N
L
Y
BUS
ONLY
7’10’ 10’11’7’2’7’
90’
76’
7’4’11’2’4’8’
7’10’ 10’11’7’2’7’
76’
7’4’11’2’4’8’
PL
PL
PL
PL
PL
PL
PL PL
71st Street: Step 2
A Multimodal Street with a Premium
Cycle Facility
Dedicated Transit Lanes
Two-Way Car Travel
Parking Protected Bicycle Lanes
Over time, as buildings are redeveloped on 71st Street
with an additional 10’ setback, the 71st Street Corridor
could accommodate both exclusive transit lanes and
protected bicycle facilities.
N
North Beach Master Plan Report | Adopted 10/19/2016 [2.28]
BUS
ONLY
B
U
S
O
N
L
Y
BUS
ONLY
B
U
S
O
N
L
Y
BUS
ONLY
B
U
S
O
N
L
Y
PARKING
PARKING
PL PL
PL PL
7’10’ 10’8’3’2’7’
90’
58’
6’3’11’6’11’6’
7’10’ 10’8’3’2’7’
58’
6’3’11’6’11’6’
PL PL
PL PL
71st Street: Step 3
A Multimodal Street with a Premium
Cycle Facility as Part of an Extended
Sidewalk System
Dedicated Transit Lanes
Two-Way Car Travel
Sidewalk-Level Protected
Bicycle Lanes
On-Street Parking
This additional option for 71st Street maintains on-street
parking, and has grade-separated protected bike lanes.
This proposal has the added element of an additional
tree-lined median between the bus lane and the on-
street parking. The “sidewalk” on the north side of 71st
Street is made large enough to become a signature public
space.
N
Chapter 2 | Five Big Ideas [2.29]
In addition to showing the typical street section, a comparison of existing and proposed
options for 71st Street are shown from the ocean to Dickens Avenue.
71st Street: Step 1
O
N
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B
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7’
7’
4’
11’
2’
10’
10’
2’
11’
4’
8’
7’
7’
90’
7’
7’
4’
11’
2’
10’
10’
2’
11’
4’
8’
7’
7’
90’
7’
7’
4’
11’
2’
10’
10’
2’
11’
4’
8’
7’
7’
90’
7’
7’
4’
11’
2’
10’
10’
2’
11’
4’
8’
7’
7’
90’
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.
71st Street71st Street
71st Street: Step 2 and 3
O
N
L
Y
B
U
S
O
N
L
Y
B
U
S
O
N
L
Y
B
U
S
O
N
L
Y
B
U
S
O
N
L
Y
B
U
S
O
N
L
Y
B
U
S
ONLY BUS
ONLY BUS
O
N
L
Y
B
U
S
O
N
L
Y
B
U
S
O
N
L
Y
B
U
S
O
N
L
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B
U
S
ONLY BUS
ONLY BUS
O N L Y
B U S
O
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L
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B
U
S
O
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L
Y
B
U
S
O
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L
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B
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O N L Y
B U S
O N L Y
B U S
O N L Y
B U S
O
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L
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B
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L
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B
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O N L Y
B U S
O N L Y
B U S
O N L Y
B U S
O N L Y
B U S
O N L Y
B U S
O N L Y
B U S
O N L Y
B U S
O N L Y
B U S
O N L Y
B U S
O N L Y
B U S
O N L Y
B U S
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L
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B
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L
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B
U
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L
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B
U
S
O
N
L
Y
B
U
S
O
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L
Y
B
U
S
PL PL
6’
7’
3’
11’
2’
10’
10’
8’
6’
11’
3’
6’
7’
90’
6’
7’
3’
11’
2’
10’
10’
8’
6’
11’
3’
6’
7’
90’
6’
7’
3’
11’
2’
10’
10’
8’
6’
11’
3’
6’
7’
90’
6’
7’
3’
11’
2’
10’
10’
8’
6’
11’
3’
6’
7’
90’
D i c k e n s A v e n u e
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A b b o t t C t
A b b o t t A v e .
H a r d i n g C t .
H a r d i n g A v e .
C o l l i n s A v e .
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71st Street71st Street
71st Street: Existing Conditions
D i c k e n s A v e n u e
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71st Street71st Street70’70’70’70’
North Beach Master Plan Report | Adopted 10/19/2016 [2.30]
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7’
7’
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90’
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71st Street71st Street
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PLPL
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90’
Dickens Avenue
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Carlyle Ave.
Abbott Ct
Abbott Ave.
H a r d i n g C t .
H a r d i n g A v e .
C o l l i n s A v e .
Byron Ave.
71st Street71st Street
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71st Street71st Street70’70’70’70’
N
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N
Chapter 2 | Five Big Ideas [2.31]
10 ’
62’
9’5’43’8’
74’
PL PL
11.5’
36’
4’11.5’8’8’12’10’10’
74’
PL PL
s e tb
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The adjacency to both North Shore Park and the 71st
Street commercial district makes the 72nd Street and 73rd
Street pair an important east-west axis connecting Park
View Island, Carlyle Avenue, Harding Avenue, Collins
Avenue and the beachwalk.
The traffic does not justify the amount of space wasted
on asphalt. The dimensions of the right-of-way on
72nd Street and 73rd Street allow for several different
variations of protected and unprotected bicycle facilities
and green features on both 72nd Street and 73rd Street.
One 10’ wide travel lane in each direction allows cars
to flow while freeing enough street space for improved
bicycle and pedestrian accommodations. A two-way
grade separated bike lane can be added to the north side
of the street along with a tree lined median to separate
the bikes from the pedestrians on the 11.5’ sidewalk.
72nd Street @ Dickens Avenue
Existing Conditions
NN
72nd Street @ Dickens Avenue
Two-way Grade Separated Bike Lane
72 nd Street
North Beach Master Plan Draft June 7 th [2.26 ]
10 ’
62’
9’5’43’8’
74’
PL PL
11.5’
36’
4’11.5’8’8’12’10’10’
74’
PL PL
s e tb
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s e tb
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The adjacency to both North Shore Park and the 71st
Street commercial district makes the 72nd Street and 73rd
Street pair an important east-west axis connecting Park
View Island, Carlyle Avenue, Harding Avenue, Collins
Avenue and the beachwalk.
The traffic does not justify the amount of space wasted
on asphalt. The dimensions of the right-of-way on
72nd Street and 73rd Street allow for several different
variations of protected and unprotected bicycle facilities
and green features on both 72nd Street and 73rd Street.
One 10’ wide travel lane in each direction allows cars
to flow while freeing enough street space for improved
bicycle and pedestrian accommodations. A two-way
grade separated bike lane can be added to the north side
of the street along with a tree lined median to separate
the bikes from the pedestrians on the 11.5’ sidewalk.
72nd Street @ Dickens Avenue
Existing Conditions
NN
72nd Street @ Dickens Avenue
Two-way Grade Separated Bike Lane
72 nd Street
North Beach Master Plan Draft June 7 th [2.26 ]
se
t
b
a
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k
The adjacency to both North Shore Park and the 71st
Street commercial district makes the 72nd Street and 73rd
Street pair an important east-west axis connecting Park
View Island, Carlyle Avenue, Harding Avenue, Collins
Avenue and the beachwalk.
The traffic does not justify the amount of space wasted
on asphalt. The dimensions of the right-of-way on
72nd Street and 73rd Street allow for several different
variations of protected and unprotected bicycle facilities
and green features on both 72nd Street and 73rd Street.
One 10’ wide travel lane in each direction allows cars
to flow while freeing enough street space for improved
bicycle and pedestrian accommodations. A two-way
grade separated bike lane can be added to the north side
of the street along with a tree lined median to separate
the bikes from the pedestrians on the 11.5’ sidewalk.
72nd Street at Dickens Avenue
Existing Conditions
72nd Street at Dickens Avenue
Two-way Grade Separated Bike Lane
72nd Street
N N
72nd and 73rd Streets also provide east to west connec-
tions and may see new building construction projects
within the next two to five years in addition to the re-
design of the streets illustrated below that will serve to
improve mobility for pedestrians and cyclists. This makes
these streets candidates for becoming some of the first
streets to be raised in North Beach.
The City should use this as a pilot area to research and
implement strategies for restricting new higher roads
with the existing urban fabric and new projects that may
be built moving forward.
North Beach Master Plan Report | Adopted 10/19/2016 [2.32]
73rd Street at Byron Avenue
Existing Conditions
73rd Street at Byron Avenue
Widened Sidewalks
Median + Street Trees
8’
61’
5’4’18’8’9’18’5’
75’
PL PL
12’
47’
12’4’11 ’8’9’11 ’8’
75’
PL PL
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The proposal for 73rd Street involves widening the
sidewalks to 12’, and adding street trees, while correcting
the width of the travel lanes.
NN
73rd Street
Chapter 2 | Five Big Ideas [2.33]
81st Street is a short 4 block east-west segment that
connects North Shore Open Space Park and the Atlantic
Trail with the neighborhood of Biscayne Point. Because
81st Street connects the existing pedestrian bridge to
Biscayne Point and the Atlantic Trail, it is a natural bicycle
and pedestrian connection. The most recent Bicycle
and Pedestrian Master Plan designates this corridor as
a “Heavy Greenway”. As detailed in the Street Design
Guide, a heavy greenway is a low volume neighborhood
street with closely spaced shade trees.
10’6’
56’
12’6’12’10’5’5’
66’
11 ’5’15’
56’
11 ’8’ 6’
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PL PL PL PL
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N N
81st Street
81st Street between Collins Avenue and Harding Avenue
Existing Conditions
This section of 81st Street has two travel lanes (one in
each direction, with on-street parallel parking on both
sides. While most buildings meet the sidewalk at the
property line, others are within five feet of the property
line.
81st Street between Harding Avenue and Dickens Avenue
Existing Conditions
This section of 81st Street has two travel lanes (one in
each direction) with on-street parallel parking on the
north-side of the street and angled parking on the south-
side of the street. Most buildings meet the sidewalk at
the property line, or within 5 feet of the property line.
North Beach Master Plan Report | Adopted 10/19/2016 [2.34]
Proposed Conditions
Heavy Greenway = Traffic Diversion + Street Trees
In the context of 81st Street, a heavy greenway will involve
the following elements:
• Build a traffic diverter at the southeast corner
of Tatum Waterway Drive, Dickens Avenue, Byron
Avenue, and 81st Street intersection to lower the
volume of traffic on 81st Street and limit the right
turns from Tatum Waterway Drive onto Dickens
Avenue and to 81st Street.
• Convert 25 angled parking spaces to parallel parking
spaces.
10’6’
56’
8’ 4’ 6’10’8’ 4’5’5’
66’
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PL PL
N
• Narrow the travel lanes to ten feet and create eight
foot sidewalks with street trees spaced 25 feet apart
in a landscape strip.
• Add a traffic circle at the intersection of 81st Street
and Abbot Avenue.
• Create a large bulb-out / traffic diverter on the
northwest side of the intersection of 81st Street and
Collins Avenue to divert cut-through traffic on 81st
Street coming from Collins Avenue.
Chapter 2 | Five Big Ideas [2.35]
44’
10’5.5’
55’
7’10’10’7’5.5’
59’
11 ’11 ’
80’
12’11 ’5’5.5’14’5’5.5’
Harding Avenue between 71st Street and 75th Street
Existing Conditions
This section of Harding Avenue has three travel
lanes heading south with on-street parking on both
sides of the street. Sidewalks are typically five feet
wide and there are street trees within a consistent
planting strip.
Harding Avenue between 85th Street and 75th Street
Existing Conditions
This portion of Harding Avenue is a narrower
condition, but maintains three southbound lanes
with on-street parking on both sides of the street.
Occasionally trees are present within the setback.
Cities all over the country are reassessing the use of one-
way streets. More often than not, they are the result of
an antiquated planning paradigm that prioritizes high
speed, high-volume car travel through cities, instead of
slow speed, and transit alternatives that move higher
volumes of people.
The Harding Avenue-Collins Avenue one-way pair can
be better designed and function with improved mobility
if they are each restored to two-way travel. Harding
Avenue, north of 71st Street, has two distinct conditions
(shown below).
N N
PL PL PL PL
Harding Avenue
North Beach Master Plan Report | Adopted 10/19/2016 [2.36]
23’
10’1 1.5’
55’
10’12’1 1.5’
54’
9’
80’
10’3’13’12’13’10’10’
B
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7’
80’
7’2’10.5’11 ’11 ’10’10’10.5’2’
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59’
7’
80’
7’2’10.5’12’11 ’10’10’10.5’
Harding Avenue at 71st Street
Proposed Protected Bike Lanes
One-Way Travel
Harding Avenue at 71st Street
Bike Lanes, South Bound Transit
Two-Way Travel
Harding Avenue at 71st Street
Exclusive Transit Lanes + Parking
Two-Way Travel
Harding Avenue at 85th Street
Proposed Protected Bike Lanes
One-Way Travel
N N
PL PL PL PL
N
PL PL PL PL
NN
Chapter 2 | Five Big Ideas [2.37]
Collins Avenue
B
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A
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B
I
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B US
AND
BIKE
ONLY
48‘
10’11 ’10’6’6’3’
60’
3’11 ’
48’
11 ’11 ’6’8’6’11 ’7’
60’
48’
3’3’6’6’10’11 ’
60’
BUS
ONLY
B
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S
O
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10’11 ’
40’
1 10’10’10’8’
60’
BUS
ONLY
10’11 ’’
Collins Avenue at 85th Street
Existing Conditions
Collins Avenue at 85th Street
Two-Way Travel On- Street Parking
Dedicated Transit
Collins Avenue at 71st Street
Two Way Travel & Dedicated Transit
Collins Avenue at 71st Street
Two-Way Travel & Dedicated Transit
N N
PL PL PL PL
N
PL PL PL PL
NN
North Beach Master Plan Report | Adopted 10/19/2016 [2.38]
20’
110 ’
Existing Conditions
The existing condition of Ocean
Terrace is one with angled parking on
both sides of the street, few shade
trees and a very wide pavement area
to cross.
15’18’19’14’18’13’13’
110 ’
varies
62’
Shared Space
Designed as a curbless shared space,
Ocean Terrace can become an elegant
public space. The pavement design can
subtly indicate primarily pedestrian
space from space that cars may occupy.
At certain key times, such as during
festivals and street fairs, the street
can be closed to cars completely with
simple metal bollards.
Alternatively, participants in the plan
creation process expressed an interest
in an exclusively pedestrian space
similar to Ocean Drive or Española
Way but with a greater emphasis
on trees and plantings, pedestrian
amenities, and views of nature.
This approach must still maintain
access to parking entrances located
on Ocean Terrace, and either find
an alternative location for removed
parking or compensate for the loss of
vehicular access by increasing access
by bike, on foot, or from transit.
PL PL
PL PL
N
N
Ocean Terrace
Chapter 2 | Five Big Ideas [2.39]
Visitors and residents alike would be able to park
their vehicle and comfortably complete their journey
throughout the district via trolley, bus, bicycle or on foot,
and avoid the hassles associated with finding additional
parking elsewhere and for multiple destinations.
There are several parcels in the study area that could
be used for this purpose. Further study by the City will
identify the most suitable location for such a facility.
Intercept and District-Wide Parking
District-wide parking, intercept parking and improved
local circulators can be used to address parking concerns
in the North Beach areas.
Parking may seem scarcer than it is, if a space is not
found directly in front of one’s destination, even though
parking may be available a short distance away. A district-
wide parking solution should be utilized within the busier
areas of North Beach; the emphasis should be on letting
people know about underutilized nearby spaces by using
signage and modern smartphone applications.
Intercept parking allows people to park as they enter
North Beach from the west, north and south. By providing
garages along with easy transit options to get around
North Beach, visitors can park once and utilize other
modes of travel to get around the area. Additionally,
it is used to improve the ability of the users to shift
transportation modes while reducing the demand for
parking elsewhere in area.
In addition to an intercept parking hub, the intra-coastal shoreline also presents an opportunity for the creation of a new waterfront esplanade
at the Western entrance to Normandy Isles, from the 79th Street causeway. This walkway could link across multiple properties and be broader
in places, narrower in others. Some spots could feature quiet garden paths and others lively terraces for waterfront outdoor dining. This
esplanade, visible as one enters the city from the west across the causeway, could be one of the signature public spaces of North Miami Beach.
Future Mobility and Parking Facilities
North Beach Master Plan Report | Adopted 10/19/2016 [2.40]
Recommendations
Short-Term
Connect the dots:
• Create a trolley service that
connects the North Beach Trolley
to Mid-Beach and South Beach;
• Create dedicated bus lanes;
• Convert bike lanes into
protected bike lanes;
• Create new public parking
structures;
• Reduce parking requirements;
• Synchronize traffic lights;
• Install electric charging stations
• Plant shade trees.
Mid-Term
Become Truly Mobile:
• Create intercept parking garages
and require the use of trolleys
and buses to get around North
Beach;
• Create bike parking stations;
• Plant shade trees; and
Long-Term
Full Range of Options:
• More frequent buses that are
faster due to dedicated transit
lanes;
• Pay before you board options
for transit;
• Create more protected bike
lanes; and
• Plant more shade trees.
New Technology and Getting Around
As the automobile industry shifts away from fossil fuel
dependence, parking garages are increasing the supply
of electric vehicle charging stations to support the
growing number of hybrid and fully electric vehicles.
Parking structures are also being re-invented to serve
as energy production sites. Solar panel infrastructure
is being installed in garages that have the top floor
open to the sky. The electricity generated can supply
enough energy to power the parking structure alone or
expanded to supply the needs of adjacent properties.
As North Beach grows these types of solutions should
be integrated as part of a comprehensive strategy to
maximize energy efficiency.
Car share companies like Zipcar, ride share companies
like Lyft or Uber, bike share and self-driving cars affect
our need for parking and the infrastructure needed for
transit. Self-driving trucks are being tested in Miami-
Solar charging at an Arizona State University garage An example of bicycle parking garage in Geneva, Switzerland
Dade County by the Metropolitan Planning Organization
(MPO), the entity responsible for planning long-term
transit needs, and self-driving personal vehicles are
being tested by the Broward County MPO. This is
significant because it means that the time-frame for
implementing self-driving technologies may be close
at hand and should be considered as part of decision-
making moving forward.
Bike Parking
Parking has traditionally been considered the domain
of the automobile, but more and more people are
opting to ride their bicycles or motorcycles instead.
Bicycle parking stations should be built to accommodate
them throughout North Beach. Some should be located
within parking garages so as to promote shifting of
transportation modes, while others should be located on
sidewalks near retail, parks and public services in order
to encourage more cyclists to visit the area.
Chapter 2 | Five Big Ideas [2.41]
North Beach has a character and identity that is unique;
both the people that live there and the structures
they occupy are distinct. Without a vision for the
future, the past can easily be erased, one building at a
time. Strategies for achieving the desired physical and
economic revitalization, through the protection of the
existing neighborhoods and assets, are essential.
Learning from the Art Deco Revival
Redevelopment strategies that prioritize historic
preservation and related improvements have been
successful all around the world. Preserving historic
buildings provides a cultural and visual connection to
the past, but also ensures desirable diversity in the
urban design of a place and allows for an organic and
incremental revitalization process. While there are
hundreds of examples of this approach, South Beach
illustrates a successful, local example.
The preservation and adaptive reuse of Miami Beach’s
Art Deco District, which includes the Flamingo Park
neighborhoods, served as a catalyst for reinvestment
and desirable development in an area that as recently as
the 1980s was full of blight. The success of preservation
and adaptive reuse in South Beach has led Miami Beach
to become a sophisticated and sought after living and
hospitality destination. A 2010 case study of Miami Beach
and the impacts of historic preservation by the Center for
Urban Policy Research at Rutgers University noted that
“Few historic preservation efforts in the United States
have achieved the outstanding economic success of
South Beach.”
As was the case with the Art Deco buildings in South
Beach, the significance of the North Beach MiMo
buildings, and the street level impact, are enhanced by
the large collection of a similar style in one location.
Protect & Enhance Neighborhoods
Historic Districts
North Beach Master Plan Report | Adopted 10/19/2016 [2.42]
Preservation and Economic Growth
Historic preservation creates continuity with history and
provides a reminder that great accomplishments are
timeless. Nevertheless, the economic effects of historic
preservation are critically important. Arguably, in South
Beach, economic development from preservation and
tourism resulted in real estate development that led to a
necessary rebirth of Miami Beach.
In 1979, the process of preserving Miami Beach began
when the Miami Beach Architectural Historic District
(also known as the Art Deco District) was listed on
the National Register of Historic Places due to the
efforts of the Miami Design Preservation League. The
following decade would build needed public awareness
and support for historic preservation to be successful,
starting in 1984 with the hit TV show Miami Vice, which
featured Miami Beach as the primary setting.
In 1986 the first Local Historic Districts were declared: the
Española Way Historic District and the Ocean Drive/Collins
Avenue Historic District. North Beach had its own locally
designated historic district just one year later, when the
Altos Del Mar Historic District was declared in 1987.
In 1990, South Beach locally designated the Flamingo
Park Historic District and the Museum Historic District, at
which point the majority of South Beach was composed
of Locally Designated Historic Districts. In the following
years, additional historic districts would become
designated.
Chapter 2 | Five Big Ideas [2.43]
In Miami Beach, the combination of affordability,
beachfront location, stylish architecture and acceptance
of diversity, began to attract new demographics through
the late 80s and 90s. This revitalized the art scene and
consequently, the nightlife scene.
There are several ways that preservation can help to
create economic benefit including the following:
• Job creation: Restoring and preserving historic
structures creates new spaces for businesses and
can subsequently create job opportunities.
• Property values: Many people place personal value
on historic buildings, others simply value uniqueness.
Restored historic structures typically have a positive
effect on the local market.
• Property Taxes: Federal tax breaks of up to 20%
of expenses are available for properties that are
restored within national districts. Historic properties
within a locally designated district can receive a
Miami-Dade County property tax abatement of up
to 10 years.
• Tourism: The historic quality of Miami Beach sets it
apart from most other beach vacation destinations,
attracting both those interested in history and those
avoiding generic places.
• Localization: Repair and preservation keep money
in the local economy. Also, smaller buildings attract
small, local businesses rather than large chains.
Types of Historic Designation
There are multiple types of historic designation and it is
important to distinguish between them.
National Register Historic District
The National Park Service’s National Register of Historic
Places is a part of a national program to coordinate
and support efforts that identify, evaluate, and protect
America’s historic resources. There are no protections
against local demolition or alterations of structures,
but there are some federal tax benefits and incentives
associated with the National Register.
Locally Designated Historic District
Patterned after the National Register, the Miami Beach
historic designation ordinance (Sec. 118) seeks to preserve
and protect those properties that have special significance
to Miami Beach, the State of Florida, and the United States.
There are protections against demolition or alterations
as well as various local tax benefits and incentives for
contributing structures within Locally Designated districts.
Neighborhood Conservation District
A Conservation District is a more flexible way to protect
a neighborhood than a Local Historic Designation. It can
protect an area from inappropriate development by
instituting regulations with regard to scale, character,
massing, alterations, lot sizes, block sizes, and rights-of-
way, as well as limited protection from demolition.
Contributing Structures
Contributing Structures are defined as buildings and
structures that demonstrate the significance of the
district through architectural expression, time of
construction, historic contribution and association with
people of civic and cultural importance.
Noncontributing Structures
Noncontributing structures are the buildings and
structures that have been recently built, or have been
changed to such a degree that they are no longer
recognizable from the time in which they were built.
Existing National Historic Districts
Within the North Shore and Normandy Isles National
Register Historic Districts and the North Beach Resort
Local District, an impressive 722 buildings – out of a
total of 826 – are designated as contributing buildings.
The designation process, completed in 2009, included a
rigorous architectural and historical analysis to determine
which buildings were contributing structures. Some
alteration to historic structures has happened since then
and the City should survey which of these structures
deemed contributing should remain as such today.
Local
Historic
District
Conservation
District
National
Historic
District
Protection from
Demolition &
Alteration
Yes Limited No
Tax Benefits and
Incentives Local No Federal
Preserved Scale,
Massing & Lot Size Yes Yes No
Controlled
Architectural Character Yes Yes No
Protection from
Federal Government
Actions
No No Yes
Protection from Local
Government Actions Yes Some No
North Beach Master Plan Report | Adopted 10/19/2016 [2.44]
The Normandy Isles National Register District contains 201
historically significant or contributing structures.
The North Shore National Register District contains 473 historically
significant or contributing structures.
The Normandy Isles Historic District encompasses
approximately 82 acres, 14 block areas with 237
buildings included within its boundaries. Of those 237
buildings, 201 are considered as contributing to the
historic character of the district. The remaining 26 non-
contributing structures are either less than 50 years old,
or have been so altered that they are no longer true to
their original character.
The North Shore National Historic District covers an
area more than double that of Normandy Isles, at 175
acres, and is often referred to as the RM-1 area, short
for the “Residential Multi-family, low-intensity” zoning
district. It includes 569 buildings of which 473 are
considered contributing and 96 non-contributing. The
predominant architectural typologies represented in the
area are single-family dwellings, modern hotels, modern
apartment buildings, bungalow courts, postwar hotels,
postwar motels, garden apartment buildings, modern
commercial buildings, postwar commercial buildings and
religious and public buildings built between 1935 and
1963.
Although development began in 1925, the construction
that occurred was relatively limited by both the end of
the Florida boom in 1926, and the Stock Market crash
in 1929 that effectively stopped building activity. The
majority of the buildings within this historic district
were built after World War II, and as a result, reflect the
characteristics of a “Modern” age.
The majority of the contributing buildings in North
Beach can be considered examples of Miami Modern,
or MiMo, which is the predominant architectural style
that originated in the Miami area as a local adaptation
of the global modernist architectural movement. MiMo
buildings include both the glamorous resort hotels like
the Fontainebleau and Eden Roc as well as more modest
garden style apartments and hotels. Both categories
include the whimsical architectural flourishes like sharp
angles, delta wings, boomerangs, curved walls, pylons,
and metal and concrete sun screens which are MiMo’s
characteristic elements.
There are no single-family residences in the Normandy
Isles Historic District, rather it is made up of apartments,
commercial and retail establishments and office buildings.
The platting of the district in the 1920s produced a series
of small individual lots (50 foot lots) continued after the
war. As a new world emerged, many of the buildings in
the historic district reflect characteristics that are best
described as Modern.
Chapter 2 | Five Big Ideas [2.45]
Local Historic Districts
Designating an area as a Local Historic District affords it the highest
level of protection available. Contributing structures in a Local
Historic District become harder to demolish or significantly alter,
and the methods for accomplishing this are customized to fit the
needs of the individual district. Local design review guidelines are
established to regulate any new construction or adaptive reuse, and
a preservation commission is created to oversee the district. Once
established, the district can only be undone by voter referendum.
The Miami Beach Historic Preservation Board has been charged by
the Commission to ensure that the City recognizes the important
reminders of its past. In neighborhoods like North Beach, the
objective is to revitalize the area while ensuring that the “character-
defining” features are not destroyed. Too frequently critics of historic
preservation share some anxiety about the designation of their
property. There is a misconception that no changes to the property
can be accomplished under local designation. In fact, the Historic
Preservation Board routinely reviews applications for changes and
new construction, but never reviews routine repairs where the
replacement components are the same.
Existing Local Historic Districts
The Altos Del Mar Historic District was designated in 1987, comprised
of six blocks from the The Altos Del Mar No. 1 subdivision, which was
platted in May of 1919 by prominent Miami-Dade County developers,
the Tatum Brothers. This was one of the first residential developments
in North Beach, initiating a wave of growth that lasted until the end
of the Florida boom. Most of the original structures have been lost to
time, while those that remain are hidden from the public along Atlantic
Way, now a private gated street. All of the properties along Collins
Avenue have built walls and hedgerows to obscure them from view.
The Harding Townsite/South Altos Del Mar Historic District was
designated in 1996 and includes the site of the first inhabited
settlement on Miami Beach, the Biscayne House of Refuge. In 1921
the land would be returned to the public domain by president Warren
G. Harding, and was subsequently platted and sold at auction, but
due to the Great Depression it took until the 1950s for construction
to be completed. As a result, this district includes numerous historical
architectural styles including Art Deco, Streamline Modern, and MiMo.
The North Beach Resort District, which stretches along the east side
of Collins Avenue, from 71st Street to 63rd Street, became a Locally
Designated Historic district in 2004. Many of the resort hotels built
here in the postwar period embody the MiMo style at a very different
scale from the low rise examples found elsewhere in North Beach.
Some of the most notable hotels in this district are the Deauville,
the Carillon, the Casablanca, and the Sherry Frontenac. The Beatles
broadcast their second appearance on the Ed Sullivan Show from
the Deauville, which was also a favorite performance locale for the
famous Rat Pack, as well as entertainers such as Bing Crosby, Judy
Garland, and Jerry Lewis.
Legend
Existing Historic Districts
Altos Del Mar
Local Historic District
North Beach Resort
Local Historic District
North Shore National
Register Historic District
Harding Townsite /
South Altos Del Mar
Local Historic District
North Beach Master Plan Report | Adopted 10/19/2016 [2.46]
1950 artists rendering of the Lincoln Terrace Villas
Lincoln Terrace Villas today
The Gilbert M Fein Neighborhood Conservation District in 2015, surrounded on all sides by high rise development
Capri South Beach Condominiums
Neighborhood Conservation Districts
As a result of the high standards and sometimes difficult
requirements for creating a historic district, municipalities
must often seek other ways to protect and enhance the
neighborhoods they see as historic. One method of doing
this is through the creation of Conservation Districts.
A relevant local example can be found in South Beach.
The Gilbert M. Fein Historic Neighborhood Conservation
District was established in October 2005. Fein was a
prominent architect of the Post War Modern movement,
with more than seventy low-scale apartment buildings
built in Miami Beach. Because of its proximity to the bay,
several properties around the area had already petitioned
for up-zoning. These properties were threatened with
being demolished and rebuilt in 2008 as the Capri South
Beach Condominium Complex. In reaction to these
applications the neighborhood held a meeting which
was attended by over 70% of the property owners and
the decision was made to pursue a Conservation District.
As a Neighborhood Conservation District, the scale and
character of the neighborhood could be used as criteria
to evaluate future upzoning requests.
Chapter 2 | Five Big Ideas [2.47]
Create Two New Local Historic Districts
Two new local historic districts are recommended: The
North Shore Local Historic District and the Normandy
Isles Local Historic District. Without the creation of local
historic districts there is no way to preserve historic
structures from demolition.
However, Local Historic Districts are, at this time, only
recommended for the portions of the National Register
Districts where the most historically significant structures
are concentrated and where contiguity with the South
Altos Del Mar and Harding Townsite Local Historic District
can be established. The remainder of the National Register
Districts would have essential qualities such as scale,
massing, and height preserved through the creation of
two new Neighborhood Conservation Districts.
In South Beach, local historic districts grew physically in
size as their benefits were realized beginning with the
Española Way Historic District and the Ocean Drive/Collins
Avenue Historic District and then expanding to include the
Flamingo Park Historic District and the Museum Historic
District. Should the new local historic districts in North
Beach prove popular and realize the benefits to property
values, tourism, and quality of life that are expected then
the local historic districts could be expanded.
Create Two New Neighborhood
Conservation Districts
A neighborhood conservation overlay district is a zoning
tool used to preserve, revitalize, protect, and enhance
significant older areas within a community beyond
what is specified in the standard code. The Gilbert M
Fein Historic Neighborhood Conservation District in South
Beach, is an example of a neighborhood conservation
district that has preserved essential qualities while still
allowing redevelopment.
Finalizing Boundaries
The map on the opposite page shows recommended
starting points for new local historic districts and
neighborhood conservation districts. Since the creation
of the two National Register Districts in North Beach,
new development has occurred and both historically
significant and contributing structures have been altered.
For this reason further study may be necessary to
determine the exact boundaries of any new local historic
districts and Neighborhood Conservation Districts.
Recommended Historic Districts
Historic Preservation Fund (HPF)
The City should consider the creation of a Historic
Preservation Fund (HPF) that would enable owners of
historically contributing properties, in the North Shore
and Normandy Isles historic districts, to restore historic
details on their property, or for implementation of sea
level rise adaptation projects. Developers could pay a
fee to the City in exchange for additional FAR or height
on their proposed projects. The fees would go in to the
HPF and eligible property owners could apply to receive
grants from the fund.
In order to make this program successful the following
steps should be taken:
• The City’s planning, building and economic
development departments should coordinate to
fully flesh out how such a program could best be
implemented.
• The City should consider additional FAR and/or height
be used by developers to supply below market rate
units.
• The City should create a selection committee that
would review applications from property owners.
This committee would be charged with reviewing
improvement plans, before the use of funds are
approved.
• The selection committee would make their
recommendations to the City Commission, who in
turn would approve or deny the application for funds.
• Property owners would be required to use all
requested funds for historic preservation or
adaptation to sea level rise and will be required to
relinquish any unused FAR on the funded property.
TDR and HPF
The more tools North Beach has for preservation the
better. The benefit of a TDR program is that it would
enable an equitable transfer of FAR from contributing
structures to the Town Center, the area where
stakeholders agree additional new construction should
happen. The advantage to the HPF may be that it is
simpler to administer than a TDR program. Added to the
creation of local historic districts, these three options
should help to preserve North Beach.
North Beach Master Plan Report | Adopted 10/19/2016 [2.48]
Approximate Boundary
for New Locally Desig-
nated Historic Districts
Recommended
Historic Districts
Approximate
Boundary for New
Neighborhood
Conservation Districts
South Altos Del
Mar and Harding
Townsite Local
Historic District
Existing National
Register Historic
Districts
The
Proposed
North
Shore Local
Historic
District
The
Proposed
Normandy
Isles Local
Historic
District
Chapter 2 | Five Big Ideas [2.49]
Transfer of Development Rights (TDR)
There has been substantial discussion and support for
increasing development intensity in the Town Center along
71st Street provided the measure was coupled with local
historic protection of the National Register Historic Districts
through the creation of a Transfer of Development Rights
(TDR) districts.
A TDR program tends to be composed of sending and
receiving districts. Development rights are transferred from
the sending to the receiving district. A TDR strategy aims to
utilize private market forces to accomplish two objectives.
First, to protect open space and architectural character
within the sending district by transferring inherent
development rights to more suitable locations. Secondly,
receiving districts are enabled to become more vibrant
and successful by receiving the transferred development
potential from the sending district.
In the fall of 2014, the Mayor’s Blue Ribbon Panel on North
Beach recommended the creation of a TDR overlay district
for the Town Center. The City’s Planning Department
analyzed the contributing structures in the North Shore
and Normandy Isles National Register Districts and found
an excess of developable floor area of 657,382 square feet
within these potential sending districts.
Create Local Historic Districts, Neighborhood Conservation
Districts, and TDR Districts
The existing National Register Historic Districts could be
used to create new Locally Designated Historic Districts
and Neighborhood Conservation Districts. The City charter
should be amended to create sending districts with
boundaries based on the National Register Historic Districts,
and a receiving area with the same boundaries as the Town
Center. This change will require a voter referendum.
Legend
RM-1 FAR Analysis
Square Feet Remaining
No FAR Remaining
1 - 1,000
1,001 - 2,500
2,501 - 5,000
5,001 - 10,000
10,001 - 15,000
15,001 - 25,000
25,001 - 40,000
40,001 - 55,000
55,001 - 86,000
North Beach RM-1 FAR Analysis
Development rights from multiple properties in a sending district can
be purchased and combined in a receiving district within TDR areas.
Legend
RM-1 FAR Analysis
Square Feet Remaining
Locally Designated
Historic District
Legend
Proposed TDR Districts
Neighborhood
Conservation District
S. Altos Del Mar &
Harding Townsite
Local Historic District
Altos Del Mar
Local Historic District
North Beach Resort
Local Historic District
National Register
Historic District
Town Center
Receiving District
North Beach Master Plan Report | Adopted 10/19/2016 [2.50]
New Construction in Historic Districts
When Noncontributing Structures reach the end of their
life cycle, or even when historic buildings are destroyed by
natural disaster, new infill building will occur. Additionally,
an owner’s right to improve their property and adapt it
to changing times must also be acknowledged. In these
cases, the City must have strong and specific design
guidelines to ensure that new construction is in keeping
with the historic character of its surroundings. This can
be accomplished by identifying the features, dimensions,
materials, and arrangements of parts which give the
district its character and requiring new construction or
alterations to be in keeping with them.
This practice must be balanced, however, as modern
materials, construction techniques and technologies
cannot be ignored. North Beach does not need to look
far for examples as Miami Beach already features a large
number of context sensitive infill buildings. Sea level rise
should be taken in to account in determining how new
construction is regulated in historic districts.
Regulate new construction in the Historic Districts
It is recommended that Miami Beach Ordinance
Section 142-155 (a) (Development Regulations and
area requirements) be amended to include provisions
to guide new construction and rehabilitation within
the Historic Districts. These should be modeled on
Section 142-155 (a)(3) (which guides new construction
in the Flamingo Park Local Historic District) with specific
requirements and measurements adjusted to match the
specific characteristics of North Beach. The purpose of
these regulations is to ensure that future construction
will match the character, common dimensions, and
other common features of the surrounding historic
architecture.
This infill building in the Flamingo Park Historic District replaced a
two-story structure. While some elements of the architecture were
conext-sensitive, others, such as the change in orientation from facing
the street to placing the building’s side toward the street, were argued
to be at odds with the historic context. Despite the controversy about
the design, the new building shows that new construction is possible
within Local Historic Districts.
New construction, at 9th Street and Jefferson Avenue, that mimics existing setbacks, heights and frontage.
Chapter 2 | Five Big Ideas [2.51]
This image graced the April 2015 cover of the Real Deal, a South
Florida Real Estate News source. The issue explored MiMo revival.
Embrace and Capitalize on MiMo
With well over 700 historically significant MiMo buildings,
North Beach has the largest concentration of MiMo
buildings anywhere.
By comparison, the City of Miami MiMo Historic District
on Biscayne Boulevard has several dozen contributing
MiMo buildings. There are dozens of renovation and new
construction projects in the Miami MiMo District. The
unassuming, but carefully renovated Vagabond Motel
and Restaurant has experienced significant popularity
based in large part on its landmark MiMo sign.
Why has North Beach been slower to achieve
redevelopment success given its huge MiMo assets? The
question is complicated. Comparable to the early days of
the Art Deco preservation movement, some members of
the community still feel that the MiMo architectural style
and buildings aren’t historic, while others feel that many
of these buildings are a first priority for preservation
efforts.
Much of the reasoning for preservation is that MiMo, the
prevailing design aesthetic exhibited by North Beach’s
historic buildings, is a local variation of one of the most
popular historic design styles, Mid-century Modern.
Today, Mid-century Modern is prevalent in popular
culture, furniture, design products, magazines, web sites,
movies, television shows, art, advertising, and more. The
design and real estate web site, Curbed, published an
article “Why The World Is Obsessed With Mid-century
Modern Design” (2015) that explored the deep cultural
reach of the design and the reasons behind its popularity.
The term “MiMo” gained traction after being coined
by South Florida urban planner and activist Randall C.
Robinson and interior designer Teri D’Amico.
MiMo Architecture and Design
Appreciation of architectural styles is a subjective matter
and there will always be varying opinions on the merits
of a particular style. MiMo is a distinct and recognizable
style that defines the identity of the community. North
Beach’s MiMo heritage is an enormously valuable asset
that can be strongly embraced in redevelopment and
economic revitalization strategies.
As much as possible, MiMo should be promoted, as Art
Deco has been on South Beach, by creating signage, tours
and even a welcome center that would inform visitors
about the history and architectural style of the area.
The Seaside Hotel at 75th Street and Collins Avenue is characteristic of the MiMo style
North Beach Master Plan Report | Adopted 10/19/2016 [2.52]
An example of a garden style MiMo multi-family building located at 6490 Collins Avenue
Chapter 2 | Five Big Ideas [2.53]
Building in North Beach Now
During the Plan NoBe Charrette, a number of developers
and property owners expressed that it was unprofitable
for development to occur without substantial increases in
existing development rights.
With the possibility of future changes to development
rights still in question, it is helpful to examine recent
development projects that have made it through the
approval process based on existing regulations to see
how historic preservation, adaptive reuse, and new
construction is currently accomplished on North Beach.
7500 Collins Avenue
At 7500 Collins Avenue, developers converted a run-down
garden apartment building into a boutique hotel. The
project was completed in early 2015, featuring 40 fully
furnished rooms with original restored pine wood floors
and full kitchens. The hotel enjoys high ratings on various
hotel reservation sites. The hotel was approved with very
limited on-site parking.
8204 Harding Avenue
At 8204 Harding Avenue, the developer obtained Design
Review Board approval in March 2015 and Planning
Board approval in April 2015 for the construction of a
new four-story, 13-unit residential building that includes
mechanical lift parking for 20 cars.
The project required variances to waive the required
width for a two-way driveway, the minimum pedestal
front, and the interior side and some of the side setbacks.
The new structure will also be connected to the courtyard
of an existing two-story Art Deco building at 8200 Harding
Avenue that will have three residential units.
The project has received support because it allowed the
preservation and reuse of the adjacent historic building.
However, the project was later submitted to the Design
Review Board for revisions which were denied.
8204 Harding Ave
7500 Collins Ave
Adaptive Reuse and New Construction
North Beach Master Plan Report | Adopted 10/19/2016 [2.54]
8521 Harding Ave
Improving the Existing Development
Process
As recent project approvals demonstrate, it is possible to
move forward on projects in North Beach with existing
development rights and within the existing development
approval process. Understanding lessons learned from
both successful and unsuccessful development projects
could give new investors the knowledge and confidence
to move forward with their own projects.
A North Beach Property Development Workshop is
recommended; this will help property owners discuss
techniques and best practices for redevelopment within
the historic North Beach neighborhoods. For example,
several North Beach projects that have received recent
approval have utilized mechanical lift systems as a parking
solution. Sharing information about these complex
systems with other property owners may be useful. A
workshop of this sort could also highlight the substantial
federal, state, and local incentives that exist for historic
preservation projects.
In this new era of climate change, resilient design must
be part of every new project, both private-sector and
public, and a Property Development Workshop could
also help educate residents and investors on the latest
adaptation strategies.
Inviting a visionary developer to speak at a North Beach
Property Development Workshop would also help to
provide general insights on how to successfully move
through the project application process. In addition,
the City could partner with a local university or an
organization like the Urban Land Institute to bring expert
advice to the workshop.
Developers of historic renovation and reuse projects
often encounter obstacles because the development
process is intended for new construction. The City has
a detailed existing ordinance that describes Practical
Difficulty and Hardship Criteria, which can be used by
City staff to recommend minor variances for projects.
It is recommended that the City create a workshop for
planning, zoning, resilience and historic preservation
staff, as well as developers, architects, and attorneys
in order to review the City’s development approval
process, specifically as it relates to rehabilitating historic
structures. A workshop of this sort will help to identify
any additional reasonable and warranted approval
process changes.
8521 Harding Avenue
In April 2014, at 8521 Harding Avenue, construction
began on a 24-unit boutique condominium project that
involved completely renovating and adding onto three
buildings on three adjacent lots. There was extensive
marketing for the project which was named NoBe House.
However, construction stalled and the property was
eventually sold to a new owner in January 2016.
However, the story of 8521 Harding is not a success story.
The historic structures were demolished and have since
become vacant lots. Without historic protection controls
North Beach continues to lose architectural assets.
Chapter 2 | Five Big Ideas [2.55]
Affordable Housing
Providing a diversity of housing types at a range of prices
is both a goal and a major challenge for many cities.
The City of Miami Beach aims to balance the desirable
physical and economic revitalization of North Beach with
the retention of needed affordable housing.
Mixed housing types and mixed incomes are companions
to the concept of mixed use within a building, which is
intended to promote social diversity, transportation
efficiency and urban vibrancy. A mix of uses in a location
means that different user groups will visit the location at
different times, for different purposes, which creates a
more stable and vibrant neighborhood.
Cities typically pursue economic development and
redevelopment strategies; economic strategies need
to be coupled with adequate local housing policies in
order to retain existing residents. If economic strategies
and housing initiatives are not pursued simultaneously,
residents may find that the improvements that have
resulted from economic development have created higher
property values -- that in turn make housing unaffordable.
This process is particularly acute when moderate to low
income areas are subjected to sociocultural factors which
result in an area being perceived as trendy and desirable,
bringing a wave of dramatic housing cost increases and
accelerated redevelopment. Without advanced housing
policies that protect existing residents, the introduction
of a single well-designed high income project in a low
income area can start a rapid trend for higher income
housing. This process of gentrification results in social
justice concerns, as long time residents are priced out of
a neighborhood.
When considering affordable housing strategies, cities
should keep in mind the complexity of the problem and
the options available to address the concerns, including
subsidies, acquisition, and regulatory mechanisms.
Market conditions will always set rent prices, and people
have to make individual choices based on the market.
This means that as cities redevelop and become more
attractive places to live, and as developers improve their
buildings and build higher quality buildings, rental prices
will inevitably increase. In this situation, progressive
housing policies are required so that increased rents do
not exceed the means of some current residents whose
only option will be to move to a less expensive area. As a
luxury resort destination, this is especially true in Miami
Beach. Cities can set a reasonable achievable target for
affordable housing, a certain percentage of the total
housing, for instance, and work to achieve it.
Affordable Housing in Miami Beach
Affordable housing is a major issue for the entire South
Florida region. As the recovery from the 2008-2009
recession gained traction in 2012, developers again
began building a substantial number of new buildings
in Miami Beach, but almost all of them targeted upper
middle to very high income buyers and renters. The trend
continues while high unit purchase records are broken
every week.
Increasing rents have made South Florida one of the
country’s most expensive regions to find housing, and
Miami Beach is one of the most expensive cities in the
region. Real estate website Zillow released a report
on 2015 rental rates, noting that Miami Beach renters
allocate more than 56% of their monthly income to rent.
South Beach in the 1980s had a high concentration of
blight and poverty. While North Beach never experienced
the lows of poverty that South Beach reached, it has
remained a lower to moderate income neighborhood
for a longer period of time. This has meant that housing
rates remained relatively low compared to surrounding
neighborhoods, but that the appearance and condition
of some buildings have suffered.
The traditionally affordable concentration of two-story
apartment buildings in the North Shore area of North
Beach are now experiencing increases in rent. In addition,
high income, high-rise development south of 71st Street
and north of 87th Terrace is also in progress. As buildings
within the low-rise areas of North Shore, Biscayne Beach,
and Normandy Isles have been slowly redeveloped, rental
prices have also slowly increased. The reality of housing
rental cost increases and gentrification have become
major concerns for many of the residents in North Beach.
Typical moderate income apartment building in North Beach
Workforce/Affordable Housing
North Beach Master Plan Report | Adopted 10/19/2016 [2.56]
Current Workforce/Affordable
Housing Strategies and Practices
Protecting and Assisting Renters
Most cities have laws that provide protections for renters
specifically, eviction schedules, procedures, and building
conditions. Currently, tenants are fairly well protected in
Miami Beach.
The primary strategy for assisting renters is providing
federally funded housing vouchers through the Housing
and Urban Development Section 8 program. The Housing
Authority of the City of Miami Beach (HAMCB) manages
the Section 8 housing voucher program in Miami Beach;
there are few opportunities for increasing the supply of
vouchers. While the vouchers can be used anywhere for
a unit that meets requirements, the voucher can only be
used for a limited amount of money, and as rent prices
increase, apartments may not be affordable even with
the voucher assistance.
Increasing the Supply of Affordable Housing
Increasing the supply of affordable housing is the most
direct way that cities can provide more affordable
housing for residents. This can be achieved through a
variety of options.
The City of Miami Beach is also actively pursuing the
construction of workforce housing. The Mayor and
Commission established workforce housing income
levels as 120 to 140% of Area Median Income (AMI)
with a preference for educators, public safety personnel
and municipal workers via Resolution 2014-28794. This
preference was approved in conjunction with the City ’s
efforts to develop the Barclay Plaza Apartments in South
Beach as dedicated workforce housing site.
1. The Housing Authority of the City of Miami Beach
(HACMB), Owns, and Operates Affordable Housing
One of the main ways the City of Miami Beach has worked
to provide affordable housing to date, has been through
the efforts of the HACMB, which is one of the ten largest
housing agencies in Florida.
HACMB operates a variety of programs with different
income level requirements, service locations, and target
groups including the elderly, families, the disabled,
and people with AIDS. HACMB also operates dedicated
affordable housing at a number of South Beach locations
including the historic Blackstone Apartments on
Washington Avenue, and the Rebecca Towers elderly
complex in South Point.
More recently HACMB has renovated and constructed
several new projects, including the 30 unit Steven
E. Chaykin Apartments and 21-unit Leonard Turkel
Residences in South Point. These historic renovation
and new construction HACMB properties feature the
same high quality design and construction standards of
adjacent luxury developments.
Another option cities also use for creating more funding
for affordable housing, is the passing of a bond to fund
the effort. For example, in November 2015, San Francisco
passed a $310 million bond to build new and preserve
subsidized apartments. The City of Oakland is currently
considering a $50 million dollar housing bond. The City of
Miami Beach should explore the City’s ability to handle a
modest affordable housing bond.
Additionally, the City should avoid competing with the
private development market for land and construction
resources during boom periods.
2. HACMB owns several properties on North Beach,
but does not have financing to develop them.
HACMB should seek out partnerships with private
developers in order to continue providing quality
affordable housing.
3. Encourage Non-Profit Housing Developers to
Operate in the City of Miami Beach
The City should coordinate with regional Non-Profit
housing providers to determine the possibility for the
development of affordable and mixed-income housing.
4. The City Contributes Funding or Property for the
Construction of Affordable Housing by an Affordable
Housing Developer
This approach is the most widespread for creating
affordable housing in the United States. With this
Rendering of the HACMB Leonard Turkel property in South Beach
Chapter 2 | Five Big Ideas [2.57]
strategy, a city works with designated for-profit and
non-profit affordable housing developers in bundling
federal, state, and local affordable housing funds, along
with private sector affordable housing funds to finance a
project. If a project is located within a CRA district then
CRA funds can also be utilized (this is the case with The
Plaza at the Lyric in Miami).
Most of the large scale affordable housing projects
in Miami-Dade County have been built using the
affordable housing developer strategy. Without proper
management, however, this strategy can be ineffective.
There have been a number of instances in recent years in
which developers have illegally profited from affordable
housing projects. In 2015, four prominent Miami
developers were convicted in federal court for the theft
of government funds. Careful oversight of affordable
housing developers is a critical requirement.
Many projects developed with this approach are usually
located in transitional neighborhoods and are fairly large.
Perhaps, for these reasons, there has not been a large
development proposed in Miami Beach that utilizes this
strategy. However, the City should consider examining
the feasibility of using this approach.
5. The City Requires Developers to Dedicate a
Percentage of Units for Affordable Housing in New
Construction Projects
Under this approach, known as Inclusionary Zoning, a City
requires developers to set aside a percentage of units for
low to moderate income renters. The strategy has been in
practice around the country since the middle 1970s.
Hundreds of communities now have some sort of
inclusionary zoning provision. Miami-Dade County is
currently considering an ordinance that would mandate
such practices for developments of a certain size with
incentives to include increased density and/or alternate
building sites options. The County is looking to require
10% of units to be sold at below market rates. This
does not ensure that those units will be attainable for
existing residents earning between 50-140% of AMI.
Other communities around the country have pursued
more aggressive rates. The Denver Housing Authority,
for instance, is requiring that 30% of new construction
projects target, 30% Below Market and 30% Low to
Moderate Income homebuyers.
There is often disagreement about inclusionary zoning.
Property owners have argued that it is a taking of their
basic rights. Critics have argued that the provisions are
often weak, requiring only a few units to be set aside,
which encourages existing older affordable housing with
many units to be replaced with new luxury projects.
In some cases, dramatic increases in development rights
have been added as a bonus for including affordable units.
New York City has utilized this approach and is dramatically
expanding the program as the only feasible way to produce
the large amount of housing needed.
Additionally the City could require major employers and/or
developers to pay an equivalency or linkage fee that would
help subsidize housing development for their employees.
6. The City Regulates the Size of Units to Reduce
Construction and Housing Costs
The concept of reducing the minimum size of apartments
has been around for a long time. Reducing the minimum
size of units can make them more affordable to build and
rent. Units in big cities have typically been smaller due
to the need to create more housing on smaller parcels
of land.
Micro-units, which are small apartments typically
around 200 to 300 square feet and include a small living/
bedroom area, bathroom, and kitchenette, emerged in
the early 2000s as way to provide affordable housing
for younger people in cities such as San Francisco and
Seattle. Seattle has seen an increase in micro-units and
allows apartments as small as 220 square feet.
The micro-unit trend has swept the country with many
cities and developers exploring variations of the strategy.
In West Palm Beach, a developer has submitted plans for
a 12-story downtown apartment building with 400 units
of about 450 square feet or half the size of a typical one
bedroom unit.
A problem with micro-unit buildings is that they can easily
be perceived as being chic and trendy and high rents can
Affordable housing developer project in Wynwood
North Beach Master Plan Report | Adopted 10/19/2016 [2.58]
still be charged for them. For a micro-unit policy to truly
create affordable housing, the variances needed to build
them must be tied to an affordable rental index. This is
not rent control, but the cost of the developer receiving
a special City benefit for being allowed to build smaller
units than would normally be required.
Some micro units are being designed as co-living spaces,
where amenities, such as a living room or kitchen are
shared by several tenants. The City should take care to
ensure that these types of units are carefully regulated
so that they do not become sub-standard housing.
Another potential problem with micro-units is the higher
transportation and parking demand they can generate.
Consideration should be given to locating them near
adequate transit. Some of the potential negative impacts
of micro-unit permits can be mitigated by allowing a
percentage of micro-units within regular buildings rather
than entire micro-unit buildings.
While precautions and careful planning need to be
undertaken for allowing micro-units, it is a feasible
strategy that the City of Miami Beach should explore.
Like other affordable housing, well designed, constructed
and maintained micro-unit projects could be a real
housing asset.
7. Appoint more North Beach residents to the City’s
Affordable Housing Advisory Committee or consider
creating an Affordable Housing task force for North
Beach residents to advocate for affordable housing
to target existing low and moderate income
homebuyers.
Many cities around the country grapple with how
to regulate the amount of affordable housing that
should be created in new developments. This involves
Typical micro-unit interior layout
looking at existing rents and may require a group
of local stakeholders to work in unison with the City
administration and the development community to strike
the right balance of development incentives, subsidies
and regulatory mechanisms.
The City of Miami Beach already has an Affordable
Housing Advisory Committee which is mandated for
municipalities receiving State Housing Initiative Program
(SHIP) funds. The City should consider adding additional
North Beach stakeholders to that committee, consider
changing its structure to better address neighborhood
specific concerns or create a North Beach affordable
housing advisory group that could report to AHAC.
These measures could ensure that as new market rate
units are built, below market rate units are also. Likewise,
it should aim to preserve as many low and moderate
income households in existing below market rate units.
8. Understand that short-term, vacation rentals may
exasperate the affordable housing situation.
On Miami Beach the high nightly rates of short-term
rentals as advertised on services like AirBnB have
given property owners a lucrative, though typically
illegal, alternative to traditional rental arrangements.
Anecdotally, former tenants of Miami Beach have
reported being evicted in favor of nightly, weekly, and
monthly rentals to vacationers. Homes bought for
the sole purpose of generating income have limited
the local inventory of affordable rentals and inflated
real estate markets in major cities around the country.
Municipalities also depend on the taxes placed on hotels
which often fund infrastructure in high tourism zones and
short-term rentals do not pay the same rate of taxes as
hotels. Creating regulated hotels out of short-term rental
properties is beneficial to both renters and city tourism.
London House, at 1975-1965 Washington Avenue is a workforce
housing project being developed by the Miami Beach Housing Authority.
Chapter 2 | Five Big Ideas [2.59]
The Normandy Isles fountain area can 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.
The street sections for Normandy Drive and 71st Street
should include wider sidewalks for pedestrians, on-street
parallel parking, two traffic lanes, dedicated transit lanes,
and protected bike facilities. A potential change over
time of the area is illustrated on the following pages.
71 st Street
Normandy Drive
Maimonides Street
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Normandy Fountain
Rue Vendome becomes a pedestrian street creating a
large plaza connecting to the Normandy Fountain
An access path is created within existing buildings in
order to provide access to Maimonides Street
Maimonides Street becomes an active street instead of
an alley
Existing historic buildings remain
Vacant lots get developed creating a more continuous
street frontage
Parking garage off of Rue Versailles Drive creates a bank
of parking for users visiting Normandy Isles
Normandy Drive and 71st Street get restriped with
protected bike and dedicated transit lanes
Existing Pump station gets redesigned or incorporated in
to a new structure.
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North Beach Master Plan Report | Adopted 10/19/2016 [2.60]
Existing Conditions
EXISTING CONDITIONS
The Normandy Fountain was recently restored;
however, crosswalks providing safe passage to it
only exist on the 71st Street side. The fountain
is currently framed by vehicular right of ways
including Rue Vendome on the west, 71st Street
to the south, Normandy Drive on the north, and
a turn around at the east end of the fountain.
Phase 1
PHASE 1
Phase one enhances the Normandy Isles Fountain
by attaching it to the block. The Chase Bank
building and parking lot are also redeveloped to
include retail, office and residential.
Phase 2
PHASE 2
Redevelopment occurs on the other side of
a new pedestrian street that connects to
Maimonides Streets with shopfronts on the
ground floor and residences above.
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Chapter 2 | Five Big Ideas [2.61]
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The pedestrian passage extends through the
rest of the block by converting the existing
Maimonides Street alleyway into a narrow,
pedestrian-friendly street with active ground
floor businesses.
PHASE 4
A final phase extends the redevelopment of
nearby underutilized sites. All new development
should respect the existing mix of uses, and
include office buildings, residential apartment
buildings, and retail. The addition of residential
and office development are critical to the
success of ground floor retail in Normandy Isles.
Historic buildings should be preserved, and new
buildings should respect the scale and character
of the existing neighborhood. It is important
that the historic character of Normandy Isles be
preserved with compatible urban architecture
that defines the street and engages the
pedestrian. Parking in Normandy Isles can be
accommodated in mid-block parking structures
lined with habitable spaces.
Phase 4
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North Beach Master Plan Report | Adopted 10/19/2016 [2.62]
MAIMONIDES STREET
Maimonides Street has the possibility to become one
of the truly magical places in North Beach. Its hidden,
narrow, winding route leads directly to the heart of
Normandy Isles. Today this street functions mostly
as an alley providing rear service access to adjacent
properties. With coordinated effort over time, the street
could become a much more inviting space for people.
This could happen in stages. First steps might focus
on artfully enlivening adjacent building surfaces with
lower cost techniques such as wall murals. Trees
could be added to provide pockets of shade. The
street surface could even become a canvas for
artistic treatment with colorfully patterned pavers.
Over time, Maimonides Street could continue its
transformation into a space less for cars and more for
people. Kiosks and pavilions could house restaurants,
shops and art spaces. Existing businesses could
enhance their patio spaces, facing the street with
seating and dining areas. New buildings should be
built to the City’s recently approved LEED standards
(more detail about LEED is available in the Build to
Last section of this chapter). Additional trees can be
added to create more continuous shade. Whimsically
designed lighting could help transform Maimonides
Street into an especially enchanting place at night.
Chapter 2 | Five Big Ideas [2.63]
The City should consider the creation of a Business
Improvement District (BID) in North Beach that would
serve to assist business operators and property owners
in implementing a unified identity for the area.
Merchants can create a self-taxing district that would
create a funding source to pay for such items as street
cleaning, graffiti removal, private security services, facade
or streetscape improvements. This entity could also pay
for a small staff whose job would be to coordinate the
implementation of a revitalization strategy for the area.
Typically a Merchants Association would be created first
and would meet regularly to establish a set of common
goals. Its stakeholders can elect a board of directors
who will be responsible for managing the administrative
duties of the BID. The members would have to identify
all the parcels on a map in order to establish the BID
boundaries, at which time they would work with Miami-
Dade County and the City administration to establish the
self-taxing district.
COLLINS AVENUE BETWEEN 73RD STREET & 75TH STREET
The two blocks of Collins Avenue between 73rd and 75th
Streets serves as an example of what could happen in
a BID. This strip of roadway has neighborhood serving
retail including restaurants, convenience stores, bars, a
bike/skate shop, a Kosher deli, pharmacies, a bank, and
nail and hair salons. It has a mix of one and two story
buildings built in the MiMo style.
Below: A snapshot of some of the facades along the east side of
Collins Avenue.
Business Improvement District
In the last decade the City received a CDBG grant
to fund streetscape enhancements such as signage
improvements, installation of awnings and facade
restoration. However, not all buildings were able to take
advantage of that program.
There are at least three types of street lights installed
along the corridor and a variety of signage styles. This
“mish mash” of styles and levels of restoration results
in a lack of cohesion that could be resolved by creating
a unified character for this strip. This type of project
is something that a BID would be instrumental in
championing and implementing.
North Beach Master Plan Report | Adopted 10/19/2016 [2.64]
Recommendations
Historic Districts
• Create Local Historic Districts, Neighborhood
Conservation Districts, and TDR Districts or a
Historic Preservation Fund.
• Regulate new construction in the Historic Districts.
MiMo Architecture and Design
• Preserve valuable MiMo design assets.
• Legal historic building protection should be
extended to the National Register Historic Districts.
• Promote the MiMo Districts through wayfinding
and signage.
• Continue to develop an understanding and
appreciation of MiMo design.
• Develop and hold an annual MiMo signature event.
Adaptive Reuse and New Construction
• Hold a North Beach Property Development
Workshop to share development lessons about
how to build profitably in accordance with both
the wishes of residents and the realities of climate
change.
• Hold a City Development Process Enhancement
Workshop to identify procedural changes to
the development approval process which could
facilitate historic preservation and adaptive reuse
projects.
Affordable Housing
• Continue to slowly expand the properties owned
and operated by the HACMB.
• Consider Funding Affordable Housing Construction
by Affordable Housing Developer.
• Implement inclusionary housing zoning programs.
• Consider reducing the minimum size of apartments
when tied to affordable housing provisions.
• Encourage regional non-profit housing developers
to operate in the City of Miami Beach.
Normandy Isles Fountain Area
• Transform the Normandy Isles fountain area into a
vibrant, pedestrian-oriented shopping district with
a combination of protection and enhancement of
existing buildings.
• Redesign Normandy Drive and 71st Street to include
wider sidewalks for pedestrians, on-street parallel
parking, two traffic lanes, dedicated transit lanes,
and protected bike facilities.
Business Improvement District
• Create a BID to help coordinate streetscape
improvements.
Chapter 2 | Five Big Ideas [2.65]
Better Utilize Public Lands
The City owns numerous properties throughout North Beach. Many of
these properties are already well-utilized and they include park lands,
public rights-of-way, parking facilities, the North Shore Youth Center,
Ocean Rescue, Shane Watersports Center, and the North Shore Bandshell.
The sheer amount of public land is an asset to the City as a whole as well
as to North Beach. The City should commit to a “no net loss of public
spaces” policy in North Beach.
Many of the city-owned parcels are zoned Government Use (GU). The
GU district permits the development of government buildings and uses,
including but not limited to parking lots and garages; parks; schools;
performing arts and cultural facilities; monuments and memorials.
Additional uses may be permitted by the City Commission following a
public hearing. In addition, private or public-private partnership uses
may also be permitted following the additional approval of the planning
board.
The development regulations for GU parcels (including setbacks, floor area
ratio, signs, parking, etc.) is determined by the average of the requirements
contained in the surrounding zoning districts; however, development
regulations may be modified, waived, or variances permitted.
In the past several years, many of the parks in North Beach have had
improvements and enhancements. Other parks are still in various stages
of larger design and implementation of improvements such as Altos Del
Mar Park and the North Shore Open Space Park. Altos Del Mar Park is
beginning construction to include public bathrooms, sand volleyball,
bocce court, multi-use walkways, and amphitheater seating, among
other features. North Shore Open Space Park is in the design stage for
improvements which will include preservation of natural habitat, new
picnic shelters, improved playgrounds and paths, and a new building and
garage for park service vehicles.
Streets are also public lands. Numerous streets have stubs that end
on the waterways. Some of these street ends have been turned into
neighborhood green spaces. The ones that have not been improved
should be so that every street end is best utilized as a public amenity for
the surrounding neighbors. For instance, kayak launches could be created
as recommended in the Blueways Master Plan.
Some of the public properties, however, could be better utilized to
facilitate reinvestment in North Beach, to increase public usage, and to
help fund improvements within the neighborhoods. These properties
include the Byron Carlyle Theater, the 72nd Street parking lot, and the
eight blocks across from North Shore Open Space Park known as the West
Lots.
Stillwater Park
Pump Station
Crespi Park
81st Street Footbridge
Tatum Park
Biscayne Elementary Park
Park View Island Park
Water Tank Farm
Normandy Shores Golf Course
Normandy Isles Pool
Normandy Isles Park
Parking Lot
West Lots
North Shore Open Space Park
Altos Del Mar Park
Ocean Terrace Park
Bandshell Park
72nd Street Parking Lot
North Shore Park Community Center
Byron Carlyle Theatre
Fire Station #4
Shane Watersports Center
Allison Park
Indian Creek Park
Park at Street End
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North Beach Master Plan Report | Adopted 10/19/2016 [2.66]
63 rd Street
71st Street
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Chapter 2 | Five Big Ideas [2.67]
72nd Street Parking Lot
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In its current formation, the 72nd Street parking lot
contains 320 parking spaces, one of the largest surface
lots in Miami Beach. Two entrances are on 72nd and 73rd
Streets, with green buffers along Collins Avenue and
Abbott Avenue. Despite the accommodation of a large
number of cars while retaining a modicum of green
space, the 72nd Street parking lot is rarely full and only
reaches capacity during peak hours on the weekend.
During business or evening hours, the lot tends to have
ample parking.
Civic Use
Residents of densely populated cities typically do not
have a substantial private yard. As such, they depend
upon public parks and trails for their connection to nature
and for their recreational needs. A great park system can
provide relief from an intense urban environment, thus
making a city more livable.
Converting a large portion of the parking lot into green
space allows for an unbroken stretch of public land along
Collins Avenue. By replacing the parking spaces with a
valet lot, the connection is enhanced between the town
center and neighborhoods to the north.
A prominent civic building could be located along 73rd
Street, terminating the vista down Harding Avenue. The
building is illustrated in the image on the right with MiMo
architecture, supporting the unique historic character of
the surrounding neighborhoods. The specific use of this
structure could be a public library branch (replacing and
enhancing the one currently located at 75th Street and
Collins Avenue) or community center.
Currently, pedestrian activity along Collins Avenue is
interrupted by a lack of active uses or buildings between
72nd Street and 73rd Street. Given the proximity to the
beach and the town center main street on 71st Street, the
corner of 72nd Street and Collins Avenue can be turned
into a hardscape plaza. With improved landscaping
for shade, spaces for commercial kiosks, and outdoor
seating, the corner would become a popular gathering
place.
In addition, a skate park, all wheels park or pump
track could be incorporated, a desire expressed by
the community numerous times as the most desirable
location was sought. Locating a skate park at this location
builds on the public uses established by the youth center,
tennis center, and North Shore Bandshell.
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North Beach Master Plan Report | Adopted 10/19/2016 [2.68]
73rd Street
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The first phase of the redesign would convert a large
portion of the parking lot into public space, while still
retaining surface parking. With conversion to valet
parking, most of the existing parking spaces could be
condensed into a much smaller footprint. A small portion
of the new green space along 72nd Street would be made
available as overflow parking to make up any deficit in
a one-for-one replacement of spaces from the existing
parking lot.
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Chapter 2 | Five Big Ideas [2.69]
Mid-term Improvements
In the near future, on-demand car sharing and transit
use are anticipated to increase. A balanced mix of
transportation options, including efficient buses,
a connected bike network, walkable streets and a
connected street network for cars will further decrease
the need for abundant parking at all hours. Self-driving
vehicles may also further change the mobility needs of
the community.
A parking strategy that accommodates current and
future demand should be developed. The plan should
balance on-street and off-street options, and provide
for easy access and efficient use of space. The City
can also require new development projects to prepare
and implement a transportation demand management
plan to reduce parking demand and greenhouse gas
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emissions. These development standards and rules
can reduce Vehicle Miles Traveled (VMT) and promote
transit, car sharing, bicycle parking, and other VMT-
reduction strategies.
As mobility options improve, and fewer parking spaces
are required, the remaining spaces can be converted into
additional green space, creating a complete public space
within the Town Center. With improved pedestrian,
cyclist, and trolley/transit facilities, on-street parking,
smaller surface lots will provide ample parking options
to meet existing demand, while encouraging foot traffic.
A bus transfer station could also be created using a small
footprint within the parking lot. Such a facility could
further encourage the use of mass transit over cars.
Mid-term Improvements
North Beach Master Plan Report | Adopted 10/19/2016 [2.70]
73 rd Street
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General Recommendations
Commercial kiosks activate the public space
An all-wheels skate park offers an amenity
to the neighborhood
A recreational field can be used for a variety
of sports including soccer
A civic use such as a library, community
center or other, further builds on the public
uses on the adjacent blocks
Green space serving the surrounding
businesses and residences
Compatible new buildings face the street
and locates parking in the rear
Street trees enhance the pedestrian
environment
Convert Collins Avenue to two-way traffic;
include a dedicated bus lane and on-street
parking
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Long-term possibilities
Long-term
Possibilities
Someday, the city might
also consider the option of
constructing a mixed-use parking
garage, with retail, commercial,
and office or residential units
lining the garage on all sides. The
scenario illustrated here holds
open the option of building a
public parking garage as a last
resort, in the distant future,
should it ever actually prove
necessary.
N
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Chapter 2 | Five Big Ideas [2.71]
The West Lots consist of eight half blocks fronting Collins
Avenue across from North Shore Open Space Park,
from 79th Street to 87th Street. These blocks provide
parking for North Shore Open Space Park and the beach
beyond. The West Lots are large enough to accommodate
parking, as well as additional uses that are desired by the
community. They have the potential to provide parking,
open space and buildable area. The Lots provide the
largest continuous civic/commercial oceanfront adjacent
development opportunity in the City.
The West Lots present a wonderful opportunity to spatially
shape a robust edge to the North Shore Open Space
Park. These sites boast valuable addresses that could
accommodate a broad range of potential uses. In places
where buildings front the sidewalk, raised terraces could
accommodate further outdoor dining while gracefully
helping to satisfy building flood elevation requirements.
New buildings, if carefully designed, can seamlessly
complement the City’s MiMo architectural heritage.
Emphasis should be placed on slender, deeply cantilevered
eyebrows, and sleekly streamlined detailing. Colors of
new buildings should be light or white to reflect the hot
South Florida sun and reduce heat island effect.
West Lots
In the illustration below, Collins Avenue is shown
reconfigured within the right-of-way to accommodate
two-way travel as discussed in the Mobility section. On
the side of the street adjacent to the North Shore Open
Space Park, a northbound dedicated bus-bike lane is
included, which would make this an important segment
in the future multi-modal transportation network in
Miami Beach. On the side of the street away from the
park, on-street parking and regularly spaced shade trees
are shown protecting wide sidewalks. Shade could be
further augmented by closely-spaced umbrellas in areas
with sidewalk dining.
The City should take the time to carefully define an
identity for the West Lots with the community, as
it further defines the rest of North Beach to ensure
redevelopment of these lots is in conformance with that
vision. The City should not rush to develop these lots.
The West Lots are zoned General Use and are separated
from the RM-1 neighborhood district to the west by
an alley. These parcels are of a relatively consistent
size of approximately 175 feet by 300 feet. The lots
are currently a mix of undeveloped open blocks, public
surface parking lots, Ocean Rescue operations, and the
log cabin site that includes a mix of other city uses.
North Beach Master Plan Report | Adopted 10/19/2016 [2.72]
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West Lots Boundary
As consensus on appropriate development opportunities
emerges, a single block or set of blocks could be developed,
while the other blocks remain unchanged if consensus for
a larger strategy for all eight parcels is not identified.
The answer to what the West Lots should be is not an
all or nothing question. At the Charrette, the community
developed a collective list of how they might like to see
the West Lots utilized. The list consists of the following:
• Library
• Skate Park (All Wheels Pump Track)
• Fitness Complex
• 50 Meter Competition Swimming Pool
• Boutique Hotel
• Commercial Uses (Storefronts)
• Residential
• Restaurants/Cafe
• Parking
• Grocery Store
• Education tied to a University
• Nature Conservancy & Botanical Gardens
• Hold for Future Use
• Recreate the House of Refuge
• Preserve the Log Cabin
• Community Gardens
Chapter 2 | Five Big Ideas [2.73]
Parking Garage & Sidewalk Cafes
The West Lots currently contain 327 parking spaces. If
development occurs, these spaces can be preserved in
addition to accommodating parking for any new uses, if
additional parking is required. One method for achieving
this involves creating a parking garage that is lined,
at least on the ground level, with commercial space,
including cafes. The garage could be a city garage where
commercial space is leased or it could be developed as a
public-private partnership.
Boutique Hotel
Half of a block or an entire block can be used to develop a
hotel. A height of up to seven stories could be considered
an appropriate height to be able to develop an adequate
number of units and include a parking structure within a
three story podium.
It has been suggested that if some blocks have more
height, then they should be located further toward the
northern edge of the City, closer to the taller buildings
that have been developed in Surfside.
Institutional Use
Several institutional uses were mentioned as desirable
for the site including an educational facility (preferably
tied to a university), medical uses, and a teen center. This
type of use could develop on an entire block, or a portion
of a block. Depending on the size of the facility, it could
accommodate parking on the same block or could be next
to a new parking garage on an adjacent lot.
It is worth noting that the institutional uses identified
may be better located elsewhere in North Beach such as
adjacent to the Youth Center or in the Town Center on
71st Street.
Collins Avenue
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Some of the uses proposed for West Lots and described in greater detail below could be located within the West Lots
while others may be more appropriately located closer to the Town Center, along 71st Street. At the same time, many of
the desired uses can be accommodated on a portion of a block, a single block, or as two blocks combined.
New Building
Civic Building
Parking Court
Sidewalk
Pool
Green Space
Community Garden
Trees
LegendImmediate Improvements
The West Lots are likely to be developed as part of a specific
master plan, however, in the short-term improvements
could be made to improve the visitor experience
including refreshment sales from the Log Cabin structure
between 81st and 82nd streets, the dedication of an
area for a teen center, and the installation of temporary
community gardens. Improvements to the lot’s current
parking function could include additional landscaping,
repaving, restriping, and cosmetic improvements.
North Beach Master Plan Report | Adopted 10/19/2016 [2.74]
Fifty Meter Competition Pool
During the North Beach Charrette, members of the
community requested that the West Lots accommodate a
pool that can be used by the community and supplement
its maintenance by also being a competition pool. A
fifty meter pool, viewing stands and dive pool fit on a
single block. Offices, locker rooms, and snack bars can
be located under the stands. This pool can be combined
with other blocks and could be used to form a larger
fitness complex. The pool illustrated here is just an
example of what could be sited here.
Mid-Rise Condo
Half of a block or an entire block can be used to create
a mid-rise condominium building. The ground floor of
these structures could be dedicated to neighborhood
serving retails space.
A height of up to seven stories could be considered an
adequate height to develop an appropriate number of
units and include a parking structure within a three-story
podium. Alternatively, parking could be located close
by,on one of the adjacent lots.
Preserve Lots
Perhaps the least controversial use for the West Lots is
for the City to continue to hold the lots as they are in
order to have them available for future unknown needs.
Although this is an option, planning for the future use of
the lots is important as both public and private entities
are considering the future use of the sites. The City
should develop a community-supported vision for the
West Lots before an outside proposal pressures the City
in some other manner.
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Residential Use - 3 Stories
Another idea that was expressed for the future of the
West Lots is that the lots should be developed at the
same scale as the RM-1 neighborhood to their immediate
west. One option with this scenario involves lots that
are developed with fee-simple, park-under townhomes.
Condo buildings that match the existing buildings with
parking accommodated in small mid block lots would also
work well in this scenario. This development scenario
would privatize the lots, but they would be of a similar
scale as the surrounding community.
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Chapter 2 | Five Big Ideas [2.75]
Putting It All Together
The future composition of the West Lots can take
on numerous forms. The following are two potential
scenarios for a mix of development.
SCENARIO 1: MID-RISE HOTEL & RESIDENTIAL
DEVELOPMENT
Developing the lots with mid-rise buildings (primarily
seven-story towers on a three story podium with parking,
either in the form of boutique hotels or residential
buildings), has the potential of raising tax revenue for the
area. This revenue can be used to preserve the historic
assets in the RM-1 neighborhood to help fund sea level
rise mitigation efforts, or for other priorities yet to be
determined by the City and the citizens.
This scenario has four blocks used for public use and four
blocks that utilize public-private partnerships.
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Hotel (3 story podium, 7 story tower)
Residential (3 story podium, 7 story tower)
Public Parking, Cafes & Retail (3 stories)
Residential (3 story podium, 7 story tower)
Residential (3 story podium, 7 story tower)
Civic, Community Gardens, Log Cabin, Soccer Field,
All-Wheels Park Center (1 story)
Civic, Teen Center (3 stories)
Public Parking, Cafes & Retail (3 stories)
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North Beach Master Plan Report | Adopted 10/19/2016 [2.76]
SCENARIO 2: PRIMARILY PUBLIC USES
The West Lots could host a number of civic uses.
Although North Shore Open Space Park is located across
Collins Avenue from the West Lots, it serves primarily
passive uses. The West Lots could be used for more
active recreation and structured parking uses.
Although not illustrated, one of the east-west streets
could potentially be closed to create a pedestrian-
dominant space. As illustrated, the blocks can also
remain separate, which greatly enhances connectivity
throughout this portion of the beach.
Even with the majority of the lots being utilized for
the public good, there is still an opportunity for the
remaining blocks to accommodate other desired uses,
such as a hotel. Private development or a public-private
partnership could help fund the development of the lots
other blocks that have a primarily civic use.
This scenario includes six blocks allocated for public
use and two blocks that would utilize public-private
partnerships.
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Hotel (3 story podium, 7 story tower)
Public Parking, Cafes & Retail (3 stories)
Civic: Fifty Meter (50 m) Competition Pool (2 stories)
Civic: All-Wheels Park, Teen Center (3 stories)
Public Parking, Cafes & Retail (3 stories)
Civic: Community Gardens, Log Cabin (1 story)
Public Parking, Cafes & Retail (3 stories)
Institutional Use (3 stories)
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Chapter 2 | Five Big Ideas [2.77]
North Shore Branch Library
One of the key recommendations made by North
Beach stakeholders who participated in the Mayor’s
Blue Ribbon Panel on North Beach in 2014 and
2015 was to “Relocate the library from its current
location at 7501 Collins Avenue, to a more centrally-
located and modern site in the Town Center” (cited
from North Beach Revitalization Summary Report,
November 20, 2014).
A couple of questions arise: Where should the library
be relocated ? What should happen with the current
library site?
Relocating the Library
The North Shore library’s proximity to the beach
makes this public asset unique, as it is the only facility
of its type located in such a desirable location, steps
from the beach. However, one of the complaints
about the current library facility is that it is out-
dated and does not meet the functions or have the
selection of books that one finds at larger regional
facilities like the Miami Beach Regional Library in
South Beach.
Town centers should host City offices, banks, post
offices, and other public services. These types of
institutions, both public and private, give a “center”
its primacy. North Beach’s post office is currently
located on 71st Street across from the Byron Carlyle
Theater. If the Byron Carlyle Theater is one day to
be redesigned, one of its potential new uses could
be the creation of a ‘21st Century library’ that could
consist of a media center and community space that
would provide Wifi access and computers that could
be used by local residents to access the Miami-Dade
County Library System’s Online database.
Re-purposing the Current Library Site
It is important to note that the library site is a
public facility owned by the City and that a portion
of the current library is situated east of the Coastal
Construction Line. This line makes it difficult for any
buildings larger than the current footprint to be built.
Any new uses would likely be smaller in size. New
buildings east of the Coastal Construction Line are
intended to have a lighter environmental footprint
than what they replace.
New public uses could include outdoor dining
under a public pavilion. South Point Park in South
Beach includes a popular coffee and non-alcoholic
frozen drink concession alongside a space that can
be rented by members of the public for events.
Similar low impact, community-serving, City-owned
opportunities should be investigated.
Another public use to explore is an Ocean Rescue
Station. The City of Miami Beach Ocean Rescue
Division provides for the safe swimming and beach
protection to all Miami Beach residents, visitors and
tourists in designated areas.
The plan recommends establishing an advisory group
which would include neighbors and stakeholders to
explore the possibilities for relocating the Library
to the Town Center and re-purposing its current
location for either public concessions, Ocean
Rescue, a combination of the two, or some other
appropriate use.
North Beach Master Plan Report | Adopted 10/19/2016 [2.78]
North Beach stakeholders would like to see the North Shore
Library located at 7501 Collins Avenue relocated closer to the
Town Center.
Source: Google Earth
Recommendations
West Lots
• Make immediate landscape and streetscape
improvements on the West Lots. Consider allowing
food concessions from the Log Cabin or elsewhere.
• Issue a Request for Proposals to assess what the
private market would be willing to build in the
West Lots in accordance with plan principals.
North Shore Library
• Establish an advisory group that includes neighbors
and stakeholders to explore the possibilities for
relocating the Library and re-purposing its current
location.
Chapter 2 | Five Big Ideas [2.79]
A Changing World
The climate is changing, the ocean is rising, storms are
becoming more intense, and Miami Beach is part of
an international conversation on how to both adapt to
a changing world and mitigate the negative effects of
change.
Sea Level Rise
Higher sea levels cause recurrent flooding. High tides
raise the freshwater table underground. This shallow
water table reduces the available space for stormwater
and increases surface runoff causing flooding.
The chart below illustrates the projections of three
different institutions who measure and project sea level
rise. The most conservative projection comes from the
Intergovernmental Panel on Climate Change (IPCC).
According to the IPCC seas will rise six inches from
current levels by 2030 and 31 inches by 2100. The United
States Army Corps of Engineers (USACE) estimates sea
levels rising up to ten inches by 2030, and 61 inches
by 2100, which is nearly double the IPCC projection.
The National Oceanic and Atmospheric Administration
(NOAA) projects the highest rise, with 12 inches of rise
by 2030 and 81 inches by 2100.
These projections are used by City of Miami Beach
engineers, architects, and planners in their calculations
for all new construction, freeboarding (raising the ground
level finish floor height inside a building above predicted
flood elevations), and street raising projects. Which
projection is used depends on the scale and projected
lifespan of the project. Currently, for instance, public
street projects in the City’s lowest neighborhoods are
raising streets by 2 to 3 feet, and private properties are
typically building to an elevation 1 to 5 feet above Base
Flood Elevation.
Projections change. For the most up-to-date projections
refer to the latest South Florida Climate Change Compact
Sea Level Rise Projections.
Source: Southeast Florida Regional Climate Compact
Unified Sea Level Rise Projections
Year IPCC AR5 Median
(inches)
USACE High
(Inches)
NOAA High
(inches)
2030 6 10 12
2060 14 26 34
2100 31 61 81
80
70
60
50
40
30
20
10
0
1992 2000 2010 2020 2030 2040 2050 2060 2070 2080 2090 2100
10”
6”
26”
14”
USACE Interme
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31”
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Build to Last
The Challenge
North Beach Master Plan Report | Adopted 10/19/2016 [2.80]
+1 foot (12 inches)+2 feet (24 inches)+3 feet (36 inches)
What Happens If We Do Nothing?
The analysis maps below illustrate how up to six feet of
sea level rise would impact North Beach. The method
used to produce these maps follows a typical “bath tub
model” which does not account for the pump stations,
raising streets, and stormwater projects that the City of
Miami Beach is in the process of implementing.
This serves to illustrate the severity of the challenge the
City faces if investments in resilient infrastructure do not
continue. Most of Miami Beach stands at only a couple of
feet above the current sea level.
Chapter 2 | Five Big Ideas [2.81]
SALT WATER
UPWARD, UNDERGROUND,
REGARDLESS OF SEA WALLS
from the ocean
is moving
whether or not
there are
SALT WATERSEA FLOOR
SEA LEVEL INTERFACE FRESH WATER
WATER TABLELAND SUR
F
A
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z
h
source:
Up Under Our Feet
South Florida is in a different situation compared to
other major coastal cities and regions because of its
unique geology and low topography. Most of our region
was built along a narrow strip of porous limestone
known as the Atlantic Coastal Ridge which only reaches
approximately 24 feet above current sea levels. Much of
South Florida sits just above the current sea level which
makes our region vulnerable not only from potential
Highly porous and permeable Oolite Limestone occurs at or near the surface in southeastern Florida from Palm Beach County to Miami-Dade
and Monroe Counties. It forms the Atlantic Coastal Ridge and extends beneath the Everglades where it is commonly covered by thin organic
and freshwater sediments.
storm surges that can accompany major tropical storms,
but also from water coming from the Everglades and
Biscayne Bay.
In addition, the porous substrate limestone below our
feet enables water to bubble up through the ground.
While levees would help mitigate the effects during
storm events, the slow rise of water may come up below
our feet.
North Beach Master Plan Report | Adopted 10/19/2016 [2.82]
Hurricane Andrew
1
9
9
2
193
5
Source : National Oceanic and Atmospheric Administration
191
9
192
6
192
8
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Hurricane Betsy 1965
Hurricane J
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Hurr
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5
Hurricanes
Florida has been hit more times by
hurricanes than any other state. When
we look to the future, the effects of
climate change may be uncertain but
our history with hurricanes is not.
Between 1851 and 2005, there were
35 major hurricanes that struck Florida.
Because the state is near the tropics
and westerly winds blow off the African
coast along the equator, the state will
always be especially vulnerable. Florida
must retrofit through building codes
and infrastructure upgrades, reinforce
low-lying areas of high investment
and, in some cases, retreat from areas
that cannot be safely or cost-efficiently
defended.
Source : South Florida Sun-Sentinel
Category 5
Category 4
Category 3
Category 2
Category 1
Chapter 2 | Five Big Ideas [2.83]
Resilience
Urban Resilience is the capacity of individuals,
communities, institutions, businesses, and systems within
a city to survive, adapt, and grow no matter what kinds
of chronic stresses and acute shocks they experience.
Historically in Miami Beach this meant recovery from
major and minor storm events. Now the word has taken
on a new meaning. Resilience now means the ability
to adapt to worldwide climate change and to mitigate
its effects. As the Earth warms and the seas rise, the
“natural state” of Miami Beach may be a changing one.
A History of Resilience
Between 1976 and 1981 the 10-mile long shoreline
fronting South Beach was replenished. The project cost
$64 million and it revitalized the area’s economy. Prior to
nourishment, in many places the beach was too narrow
to walk, especially during high tide. Today, the sandy
beach is home to festivals and concerts year-round.
The beach system also provides a critical barrier against
storm surge and sea level rise.
Hurricane Andrew in 1992 was a turning point in
Southeast Florida’s history. The most destructive
hurricane in United States history at the time had its
greatest impact on South Florida, where it made landfall
as a Category 5 hurricane with wind speeds up to 165
miles per hour.
After Hurricane Andrew, extensive changes were made to
the building codes that strengthen structural resilience.
Southeast Florida built back stronger and safer.
During the hurricane seasons of 2004 and 2005 several
storms caused power outages. Back-up generators were
required at critical public services such as gas stations,
grocery stores, and other major gathering places.
In 2010 the Southeast Florida Regional Climate Change
Compact was ratified. Since adoption, Miami-Dade
County, Broward County, Monroe County and Palm
Beach County have supported implementation of the
Compact which provides the groundwork for a unified
response to adaptation and mitigation.
In 2015, the City of Miami Beach began working on a
Resiliency Plan that analyzed the City’s current capacity
to adapt and make specific recommendations about how
to further prepare itself for future challenges.
South Beach’s beach is in many ways a “built” structure which
reduces the intensity of waves and buffers buildings and streets from
flooding events while at the same time providing an economically
valuable amenity.
The City of Miami Beach has committed more than $400
million for stormwater upgrades as well as additional
funding for adaptation projects ranging from raising
streets, installing new pump stations, modifying existing
pump stations to include backflow preventers, and raising
buildings in an effort to meet the challenges presented
by rising sea levels.
The adoption of the Stormwater Management Master
Plan (SWMMP) is also a milestone of Resiliency. The
SWMMP is the first municipal plan of it kind to take into
account Sea Level Rise.
North Beach Master Plan Report | Adopted 10/19/2016 [2.84]
A view across the waterway on Normandy Shores and toward the
site of a new home reveals changes in the way North Beach builds.
Notice that the floor of the building is much higher than that of the
surrounding neighbors and the sea wall is both higher and better
fortified.
A New Challenge
Elevated roads and homes, cutting-edge stormwater
systems, new beaches, and around-the-clock pumping
are not new to Southeast Florida. Western Broward and
Miami-Dade Counties were “underwater” in the 1850s
and were essentially part of the Everglades. Miami Beach
itself is largely the result of dredge-and-fill activities that
built a habitable island where there was previously a thin
barrier island covered mostly by mangroves.
The new challenge, especially in North Beach, will be to
maintain and increase the quality of life while the City
adapts. The future described by residents as part of
the plan-creation process includes a waterfront that is
accessible to the public, a less carbon-intensive mobility
system, historic districts that provide a human-scaled
environment, a sense of uniqueness, and an affordable
place to live for a diversity of people as well as a connection
to the past.
Chapter 2 | Five Big Ideas [2.85]
There are many challenges associated with climate
change including the loss of natural water systems,
increased numbers of invasive and exotic species, and
the erosion of land, however, the three main problems
to solve (or at least mitigate) at the local level in North
Beach are sea level rise, stormwater, and storm surge.
Sea Level Rise
There are two main mechanisms that contribute to sea
level rise. Thermal expansion occurs because increased
heat in the atmosphere warms the oceans and water
expands as it warms. The melting of glaciers and ice
sheets is the second cause, as water contained in ice
melts and raises water levels globally.
Due to warming oceans, a slowing gulf stream, and the
loss of ice from Greenland and Antarctica, the oceans
are rising faster than initial predictions according to
researchers at Florida Atlantic University Center for the
Environmental Studies, a contributor to the Climate
Compact.
North Beach is most vulnerable on its western edge along
the bay where the land is low-lying (generally between
zero and five feet) and sea walls are low. On the eastern
edge the land is naturally higher (between six feet and
ten feet) and is buffered, in part, by the coastal dune
system.
Stormwater
Stormwater is water that originates during rain events.
Stormwater stays on land until it can soak into the
soil, evaporate, or becomes runoff into nearby water
bodies. Stormwater is a major cause of urban flooding
in Miami Beach. Urban flooding is the inundation of
land or property caused by stormwater overwhelming
the capacity of drainage systems, such as storm sewers.
Although triggered by single events such as flash
flooding, urban flooding is a condition characterized by its
repetitive, costly, and systemic impacts on communities.
In Miami Beach backflow valves and other infrastructure
have been installed to mitigate tidal inundation. The
retrofit of buildings, raising of streets, and addition of
new pumping infrastructure are all intended to lower
stormwater levels during major events.
Storm Surge
A storm surge is a coastal flood of rising water commonly
associated with low pressure weather systems (such as
tropical storms and hurricanes). The severity of surge is
largely affected by the timing of the tides. Most casualties
during tropical storms and hurricanes occur as the result
of storm surges.
A hurricane is an intense weather system of strong
thunderstorms with a well-defined surface circulation
with sustained winds of 74 mph or higher. Dangerous
storm surges and flooding are also associated with
hurricanes. Hurricane season is from June 1 through
November 30. Although hurricanes have occurred
outside of these six months, these dates were selected
to encompass over 97% of tropical activity according to
the National Hurricane Center.
Though direct strikes from hurricanes are rare (Miami has
experienced only two direct hits from major hurricanes
in recorded weather history – the 1926 Miami hurricane
and Hurricane Cleo in 1964), the area has seen indirect
contact from Hurricanes Betsy (1965), Andrew (1992),
Irene (1999), Michelle (2001), Katrina (2005), and Wilma
(2005). Storm surge was a factor in each of these storms
and to varying degrees streets, property, and beaches,
were inundated for brief periods.
Other Issues
Miami Beach has other issues to contend with associated
with climate change including decreasing the “heat
island effect”, the modification of land surfaces that
result in urban areas that are significantly warmer than
its surrounding rural areas; retaining and creating animal
habitat (especially for endangered species); creating
“microgrids” of alternative energy with solar and wind in
order to provide secondary energy systems after storms;
and retaining and reusing water, especially as salinity
levels increase in Southeast Florida aquifers due to rising
seas.
Three Issues to Adapt to...
North Beach Master Plan Report | Adopted 10/19/2016 [2.86]
Sea
Level
Rise
Stormwater Storm
Surge
Chapter 2 | Five Big Ideas [2.87]
Existing
Requirements
Proposed
Requirements
Base Flood
Elevation (BFE)
5.44 ft NAVD
(7 ft NGVD)
6.44 ft NAVD
(8 ft NGVD)
Freeboard 0 ft above BFE +1 to 3 ft above BFE
Seawall Elevation
(Private)
3.2 ft NAVD
4.76 ft NGVD
4 to 5.7 ft NAVD
5.56 to 7.26 ft NGVD
Seawall Elevation
(Public)
3.2 ft NAVD
4.76 ft NGVD
5.7 ft NAVD
7.26 ft NGVD
Minimum Required
Yard Elevation
No minimum
required
5.0 ft NAVD
(6.56 ft NGVD)
What is Base Flood Elevation?
Base Flood Elevation (BFE) is the computed elevation
to which floodwater is anticipated to rise during a base
flood. BFEs are shown on Flood Insurance Rate Maps
(FIRMs) that the Federal Emergency Management
Agency uses. The BFE is the regulatory requirement for
elevation or the flood proofing of structures.
Threat:
Sea Level Rise
EXISTING
Sea levels are rising globally and are projected to
continue to rise at an increasing rate for the foreseeable
future. Low-lying coastal communities like Miami Beach,
which currently experience occasional isolated flooding,
are likely to experience increased flooding frequency and
severity. Mitigation for this growing threat requires a City-
wide response through aggressive adaptation strategies,
starting with revisions and updates to building and land
development codes.
The most recent addition to Miami Beach’s regulatory
approach is Miami Beach’s Resiliency Plan, which is still
in development. The draft plan recommends changes
that would increase the height of the land that new
development sits upon, the height of sea walls, the
height of bottom floors, and the height of streets and
public spaces, among other changes. In order to qualify
for reduced flood insurance premiums, existing structures
will be required to raise their structures up to the newly
established Base Flood Elevation (BFE).
City of Miami Beach Resiliency Plan Initial Recommendations (Simplified)
City of Miami Beach Resiliency Plan
Initial Recommendations (Approved)
Sea Level Rise
Note: NAVD = North American Vertical Datum
NGVD = National Geodetic Vertical Datum
North Beach Master Plan Report | Adopted 10/19/2016 [2.88]
PROPOSED
Structures: 1’ Higher
Bottom Floors (BFE): 3’ Higher
Sea Walls: 2.5’ Higher
Water Below the Surface Will RiseSea Levels Will Rise
Sea Walls
A sea wall 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 sea wall 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, sea walls remain the simplest and most cost-
efficient way to control coastal flooding.
Challenges of Sea Walls
In Miami Beach, the implementation of sea walls 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 ownership.
Transferring the ownership may be an option in order to
build a complete a sea wall in Miami Beach. Obligations
may also be passed to the City for improvements.
Integrating other features will enhance the functionality
of public and private sea walls.
New private sea wall at Flamingo Way - Biscayne Bay
Chapter 2 | Five Big Ideas [2.89]
Today (2016)
Basements can be converted into cisterns to retain
stormwater. Retained water during a storm can be
discharged when the flooding subsides.
Recommended waterproofing beneath the
building in anticipation of sea level rise.
The first floor of a new building can be built today with
the finished floor a minimum of one foot above base
flood elevation.
8 feet BFE +1
New Structures
Imagining Buildings That Can Last
Discussions with the development community as part
of the plan-creation often involved “thought exercises”
about how buildings could be constructed to withstand
sea level rise.
The following series of diagrams show one concept.
A building designed to last 60 years is shown adapting
while the island around it changes.
Mezzanine
1st Floor
2nd Floor
3rd Floor
Alternative: Cistern for Stormwater Storage
8 feet BFE +1
Mezzanine
1st Floor
2nd Floor
3rd Floor
Existing Structures
Raising Existing Structures
Existing buildings in the City may remain in place at
the elevation they are located. However, substantial
modification of buildings will require that structures be
raised by 1 to 3 feet above Base Flood Elevation (6.44 ft
NAVD, 8 ft NGVD). The point of “substantial modification”
is reached when 50% of the value of the structure is
modified, or if the building is destroyed by a natural
disaster.
The cost of raising buildings could be very expensive
and may only make sense at the point where a total
rehabilitation of that structure is carried out, as in the
case of a purely rental building becoming a condominium
with multiple owners.
North Beach Master Plan Report | Adopted 10/19/2016 [2.90]
Mezzanine
1st Floor
2nd Floor
3rd Floor
1st Floor
2nd Floor
3rd Floor
The building owner can add steps and ramps outside to
retain the existing facade, or modify the front facade and
step or ramp down on the inside of the space.
The building owner can add “fill”, which raises the
finished floor and reconstruct the storefront above the
new base flood elevation. In some situations such as
the presence of a mezzanine, this could reduce ceiling
heights below eight feet, in which case the mezzanine
level would be removed. Adding fill in the privately
owned yards also helps to remove “mushy” ground.
~30 years in the future (~2046)
Raising the street with an increase by FEMA of the Base Flood Elevation
New BFE 13 feet + 1
When the street is raised above the previous sidewalk
height, the building owner has to decide what to do
about the change in the street frontage.
New Fill
Removed Mezzanine
Street Raised 8’
Mezzanine
1st Floor
2nd Floor
3rd Floor
New BFE 13 feet + 1
Street Raised 8’
New BFE 13 feet + 1
Street Raised 8’
Mezzanine
1st Floor
2nd Floor
3rd Floor
Exterior Stairs and RampsInterior Stairs
and Ramps
Chapter 2 | Five Big Ideas [2.91]
1st Floor
3rd Floor
New BFE 18 feet +1
Street Raised 13’
1st Floor
3rd Floor
1st Floor
3rd Floor
Looking further into the future, eventually the building
owner must decide when to make additional adjustments
and what particular adjustments are appropriate for their
building. Should they once again raise the first finished
floor, or add stairs and ramps either inside or outside the
building to match the new public sidewalk height?
Eventually the building owner must raise the first floor
and modify the facade again. The second floor slab might
need to be removed and rooms reconfigured, if the
second floor does not simply become the new first floor.
At some point in time, flooding will
become a problem in back yards
and side yards. Once again filling the
privately-owned yards will remove
the flooding.
~60 years in the future (~2076)
Raising the street AGAIN with an increase by FEMA of the BFE.
New BFE 18 feet +1
Street Raised 13`’
1st Floor
3rd Floor
New Fill
2nd Floor
North Beach Master Plan Report | Adopted 10/19/2016 [2.92]
New stair cases allow residents of Condo buildings along 20th Street in Sunset Harbour to climb up to the new street level.
Chapter 2 | Five Big Ideas [2.93]
Threat:
Stormwater
The City of Miami Beach is approximately 7 square miles
of urban development built on a barrier island comprised
of dredged sand fill over mangrove and salt flats. The vast
majority of the island is located within a FEMA special
flood hazard area with an average ground elevation
around four to five feet. Due to the low elevation across
much of Miami Beach, especially where elevations are
less than two feet, flooding occurs frequently.
Spring tides, king tides, and wind driven waves cause
seawater to back up into the stormwater system through
outfall pipes and flooding streets and areas adjacent
to stormwater inlets. Intense rainfall events, especially
during the summer months (May through October)
occasionally drop up to eight inches of rainfall over a
very short period of time. This exceeds the stormwater
systems’ capacity and causes stormwater flooding.
The Public Works Operations Division of Miami Beach is
responsible for maintaining stormwater lines; installing
catchment filter basins (also known as pollution control
boxes) to reduce and eliminate polluted stormwater
run-off; complying with National Pollutant Discharge
Elimination System (NPDES) permit requirements; and
relieve flooding conditions.
The Division’s 2012 plan overhauled the antiquated
stormwater system that relied on gravity to drain water
into the bay. Higher tides have caused tidal water to back
flow into the stormwater system, causing tidal flooding in
the lowest drainage basins. The problem has been largely
mitigated in many of the lowest areas of Miami Beach.
Additions to the Stormwater Plan involve the installation
of 70 to 80 pumps to keep streets free of water. The first
new pumps have been installed in some of the City’s most
flood-prone areas including Alton Road, West Avenue,
Sunset Harbour, and Crespi Boulevard in North Beach.
The pumps have been successful at keeping streets dry
after the fall tides of 2015. New vacuum trucks also help
clear clogging materials and pollutants from drainage
structures.
Stormwater
North Beach Master Plan Report | Adopted 10/19/2016 [2.94]
This raised street at the corner of West Avenue and 10th Street both lifts the street above projected sea level rise and makes room for new
stormwater drainage and sewer improvements.
20th Street in Sunset Harbour was raised by three feet.
Higher Streets
City crews in Miami Beach have begun to elevate streets
in an effort to prepare the area for sea level rise. The
project coincides with stormwater drainage and sewer
improvements which include the installation of more
pumps to prevent flooding from rain and high tides.
The images on this page illustrate some of the challenges
that North Beach will face as adaptation projects are
implemented. Streets in North Beach have been proposed
to be raised between 6 and 24 inches (or more). Elected
officials are working with the City ’s resilience, planning,
buildings, public works, capital improvements and GIS
staff to determine a detailed plan for how the streets will
be modified in the near future.
Chapter 2 | Five Big Ideas [2.95]
Multiple Layers of Defense
Along the coast, storm surge is often the greatest
threat to life and property from a hurricane or
major storm event. In the past, large death tolls
have resulted from the rise of the ocean associated
with major hurricanes that have made landfall.
Wider beaches and high dune systems, along
with elevated structures built to tested building
code standards, can provide significant protection
and sustainability of our coastal infrastructure.
Multiple layers of defense are inherently more
resilient than one single strategy.
Lines of defense are natural or man-made features that contribute to the abatement of storm damage. Notice how the diagram includes much
more than just the barrier islands. North Beach is many ways the “front line” of a larger system of resilience infrastructure.
SOURCE: ARCADIS ENGINEERING
South Beach’s “built” beach is nearly a quarter mile wide and provides protection as well as an amenity.
Storm Surge
Threat:
Storm Surge
North Beach Master Plan Report | Adopted 10/19/2016 [2.96]
A Wider Beach
Wide beaches, high dunes, and reef enhancements protect
people and property from flooding and unexpected storm
surge. Even in areas where the beaches and dunes
are lost, wide beaches provide a line of defense and
help minimize the amount of damage that occurs. They
absorb wave energy and storm surge. Where the beach
is narrow, studies show that waves overtop other coastal
protections, flood upland homes and structures and can
push beach sand into the streets.
One of the reasons for a wide beach is to create a buffer
so that the sand will help protect the uplands. Similarly,
high dunes behind the beach serve as a natural levee
and prevent inland flooding. Throughout Florida and
the Gulf Coast beach renourishment projects and beach
expansions are underway to protect the shore.
Beach renourishment is a costly and lengthy endeavor
that must be coordinated between Miami-Dade County,
Miami-Dade County, the US Army Corps of Engineers, and
the Florida Department of Environmental Protection. For
beach renourishment projects in Miami-Dade County, the
County is the local sponsor and is responsible for planning,
funding and implementing projects.
Beach erosion, the process by which ocean currents shift
sand away from the coast line, makes renourishment a
regular maintenance issue to contend with. The Miami-
Dade County Beach Erosion Master Plan (2005) lists
63rd Street in Miami Beach as an area necessitating
renourishment.
Inner Layer of Defense
Local inner layers help protect critical infrastructure
and integrate water management in urban planning.
Hybrid systems integrate water management and urban
planning efforts, including reconstruction, and upgrading
of infrastructure such as bridges, tunnels, buildings,
utilities, waterfronts, and transportation networks.
Middle Layer of Defense
Middle layer defenses encompass sustainable coastlines
and waterways and combine wide beaches, dunes,
coastal wetlands, marshes, barrier islands and mangroves
with engineered structures such as barriers, beach
fortification, and multifunctional levees.
By using natural water systems, low lying areas can be
used as flood capacity to reduce the effects of storm
surges in urbanized areas. Engineering with nature also
can reduce construction costs. Small scale nourishment
of beaches and foreshore with new sand allows wind,
tides, and waves to distribute sand over beaches and
dunes.
Outer Layer of Defense
Outer layer defenses include large engineered solutions,
such as sea gates, pump station and offshore structures.
These also use natural barriers to mitigate flooding.
Coastal and delta areas across the globe are evaluating
solutions to reduce their vulnerabilities to flooding and
storm surge.
Chapter 2 | Five Big Ideas [2.97]
Dutch Coastal Flood Protection Examples
In Noordwijk, a Dutch coastal resort town, a simple dike was incorporated into
the dune. (Above)
In Kalwijk, a parking garage was built behind the dike and can double up as water
retention during extreme weather events. (Above)
In Scheveningen, a park with high, waterfront views that provides residents a
chance to see the ocean was built as part of their dune system. (Above)
In De Panne, Belgium (Below), a parking structure is located under a boardwalk
that also hosts restaurants and a carousel. Sand dunes and an extended built
beach that have become a regional destination help to pay for the investment.
Dunes-as-Walls
Miami Beach leaders have sought advice from
representatives from the Netherlands where
much of the population already lives below
sea level. The Dutch are kept safe and dry by
towering natural sand dunes and over 2,000
miles of dikes, dams, and locks. However,
unlike in the Netherlands, Southeast Florida’s
geology allows water to rise up below the
surface. The Netherlands has also never faced
hurricanes.
One idea perfected in the Netherlands that
can be utilized in South Florida is applicable
to storm surge and hurricane events. While
Miami Beach has replenished its beach in
various places it has never inserted hard
infrastructure within a dune system such as
dikes, levees, sea walls, and even parking
structures that could remove velocity from
wave events. The feasibility of such an
approach for North Beach would require its
own site-specific study.
Next Steps for a Dune-as-Wall
Concept in North Beach
A specific study of the concept should
investigate possibilities at the North Shore
Open Space Park for a reinforced dune
system without the additional residential or
commercial development. The typical Dune-
as-Wall approach involves a beach extension,
dunes, parking under the dune system, a
large boardwalk, and additional development
closely fronting the boardwalk. This approach
could be considered in specific areas along the
NoBe shoreline like Ocean Terrace and Altos
Del Mar which have already been improved
and developed.
North Beach Master Plan Report | Adopted 10/19/2016 [2.98]
A typical plan for a parking structure within the dune on the Netherlands coast. Notice how far down the protective wall extends. This wall is
designed to both never wash away and to provide a structural foundation to elevate the entire coastal zone.
SOURCE: ARCADIS ENGINEERING
Chapter 2 | Five Big Ideas [2.99]
Building with Nature
Sometimes the best approach to resilience is to work with
nature. “Soft” engineering solutions integrate natural
and engineered systems to achieve coastal protection
goals. For example, combining mangroves and sea walls
could create a stronger water’s edge.
Restoration and improvement of natural systems can
create sustainable coastlines and waterways. Restoring
and strengthening the coastal mangrove ecosystem with
hybrid solutions is an approach that incorporates hard
and soft engineering infrastructure.
Miami-Dade County Artificial Reef Program, Major Reef Locations
Protecting and strengthening coral reefs and sea grass
meadows also offers natural and effective ways to prevent
coastal erosion. These coral reefs will also enhance
other ecosystem services and provide opportunities for
fisheries and recreation.
Developing artificial coral reefs will help to strengthen the
natural underwater landscape and reduce erosion with
sinking suitable objects, deploying rubble or construct
them from PVC or concrete. This has successfully been
done with oyster reefs as part of the Miami-Dade
County’s Artificial Reef Program.
North Beach Master Plan Report | Adopted 10/19/2016 [2.100]
Mitigation:
Reducing the City’s Carbon Footprint
In a comprehensive effort to reduce its carbon footprint
,the City adopted Leadership in Energy Environmental
Design (LEED) as a baseline benchmark in new
construction.
LEED is a designation granted by the United States Green
Building Council (USGBC) that requires projects to go
through a rigorous certification process. Using a point
system, it accounts for items such as a construction
project’s siting, construction, and operation by qualifying
a project’s solar orientation, how close it is to mass
transit, proximity to other uses, where materials are
sourced, and how much energy the building consumes.
The process requires an independent consultant to review
the project from conceptual design through completion of
construction.
Many of the metrics that the LEED system is intended
to measure are based on the recognition that each
construction project impacts the global climate beyond
the confines of its geographic location. While a project
may be built in Miami Beach, for instance, the materials
used on the project can come from many different sources.
The greenhouse gas (GHG) emissions that arise from the
transportation of these materials to the construction
site is something that is not typically measured by local
building codes.
In addition to considering the impact on the environment
during construction, LEED also looks at the operating
lifespan of a project. It does this by requiring a review of
elements such as the types of windows that are used, the
efficiency of appliances and cooling systems, etc.
While several other municipalities in South Florida have
implemented LEED, in April 2016, the City of Miami
Beach adopted the most stringent law, by requiring that
all projects over 7,000 square feet be certified LEED Gold
or better. By comparison the City of Miami requires that
buildings over 50,000 square feet be LEED Silver certified,
one step below.
Developers may choose to opt out of this program
by paying an impact fee, which is calculate based on a
project’s total buildable area.
What may seem like an extreme requirement is a way for
the City to ensure that new construction meets the City’s
long term sustainability plan or pay into a fund that will
enable the City to implement its own measures.
The four levels of LEED and points required to achieve them
Certified Silver Gold
Platinum
40-49 Points 50-59 Points 60-69 Points 80+ Points
LEED Credit Categories
Source: USGBC
Chapter 2 | Five Big Ideas [2.101]
Historic Preservation
Is historic preservation compatible with resilience
in North Beach? Yes. Due to Florida’s relatively flat
topography, over a long enough timeline, every historic
district from Key West to the bungalow neighborhoods of
Orlando are vulnerable. These assets must be protected.
North Beach’s historic structures are just as vulnerable
as the ones in South Beach. When the North Beach
community was asked about historic preservation
and resilience the residents, business owners, and
stakeholders responded overwhelmingly that historic
preservation is essential to North Beach’s culture,
economy, and quality of life.
Resilience is cultural. Architecture is a direct
representation of history and place and so preservation
is the direct conservation of cultural identity. MiMo
architecture is known throughout the world and North
Beach has the island’s best collection of buildings.
Resilience is economic. Historic buildings help create
vibrant downtowns and neighborhoods that draw
tourism, new residents, and activities that boost
investment and economic growth. North Beach is
increasingly being discovered as a place to live, shop,
and recreate; preservation can be a tool for maintaining
the quality of life people are seeking.
Resilience is also physical, and in the era of climate
change the physical survivability of North Beach is a
serious concern.
Physical Resilience
Resilience planners must take into consideration the
flood risk to both lives and property when making
determinations about historic preservation. Flood risk is
unique to each structure and depends upon factors such
as the elevation of the property relative to predicted
flood levels, the construction methods of the building,
and the flood risk zone.
The Federal Emergency Management Agency (FEMA)
publishes flood hazard maps that show predicted flood
levels and flood risk zones based on historical climate
information and the best available science. Almost all of
North Beach is in an area with flood risk.
The construction method of buildings is key in
determining the resilience of a structure. Historic
buildings were not intended to withstand sea level rise
and flooding because those threats were not foreseeable
at the time of construction. Many multi-family buildings
have first floors that are not raised above the street
level. Risk-reduction strategies in highly vulnerable areas
found both in FEMA guidelines and the Climate Compact
call for limiting additional buildings and additional stories
in places prone to sea level rise effects, stormwater
inundation, and storm surge. In this sense the historic
districts of North Beach reduce the risk of lives and
property by leaving a smaller “footprint” than larger,
taller, buildings.
Specifically, the historic districts of Miami Beach maintain
a predominantly two- to five-story environment which
is preferable to a six- to forty-story environment from
the perspective of reducing the number of people
in danger when storm events occur. The number of
people on barrier islands also affects evacuation times,
the cost to taxpayers to rebuild, and ultimately the
safety of residents. According to the Climate Compact
which Miami Beach has adopted, the best long-term
response to climate change is to limit exposure and risk;
historic districts further that goal.
Insurance Rates
In 2012, a law took effect that made significant reforms
to the National Flood Insurance Program (NFIP). Among
other things, this law requires FEMA to take immediate
steps to eliminate a variety of existing flood insurance
subsidies. Under the new law, flood insurance premium
rates on many properties in special flood hazard areas
may increase.
The new rates will reflect the full flood risk of an insured
building. Some insurance subsidies and discounts will
be phased-out and eventually eliminated. Rates on
almost all buildings that are, or will be, in special flood
hazard areas will be revised over time to reflect full flood
risks. Based on various conditions set forth in the law,
subsidies and grand-fathered rates will be eliminated for
most properties in the future. Subsidies will be phased
out for properties that are non-primary residences,
severe repetitive loss properties, business properties,
and properties that have incurred flood-related damages
where claims payments exceed the fair market value of
the property.
Owners of rental properties have already felt the impact
of these changes. It is foreseeable in the future that
these owners in these buildings will opt to create a
condominium ownership structure. Increasing home-
ownership (including condominium ownership) stabilizes
and improves neighborhoods. A larger ratio of owners
to renters also creates additional customers for local
businesses. While higher insurance premiums have an
adverse effect on many, not all of the effects are
incommensurate with North Beach’s goals.
Historic Preservation and Resilience
North Beach Master Plan Report | Adopted 10/19/2016 [2.102]
The facades of multiple buildings in Miami Beach are being
preserved and raised to comply with new standards.
Preservation on Miami Beach
Residents and preservation experts attest that the
architecture of North Beach embodies the distinctive
characteristics of Miami Beach’s MiMo period, possesses
high artistic values, represents the work of famous
architects, and presents a high degree of aesthetic
interest and architectural heritage worth protecting.
Many property owners have recognized the value of
preservation and increasingly extensive remodels have
involved raising the height on historic building facades.
This approach may not be feasible on all buildings. The
structure and the site conditions of each building will
have to be evaluated on a case by case basis. However,
the interest in preserving these structures shows the
level of value placed on historic structures of all kinds by
both residents and investors.
Additionally, the City should investigate creating a
preservation development fund (similar to the City’s
parking fund) where developers will pay into the grant
fund to achieve added development rights in a planned
receiving area. The fund would be used to assist
contributing buildings in local historic districts including
resiliency projects.
Chapter 2 | Five Big Ideas [2.103]
Adaptation Summarized
Existing Conditions
The City of Miami Beach saw an increase
in recent years in flooding during King
Tide and regular full moon events. Over
the last couple years the City has begun
raising streets, and installing new pump
systems and backflow preventers in
order to keep streets and properties
dry. While there is often a high fiscal
cost to resilience infrastructure the cost
of inaction would be higher. Without
adaptation flooding and storm events
will result in a higher loss of property
values and a pose a safety threat to
residents.
Without Adaptation
Sea level rise may first affect the
western, bayside of the island, which is
much lower than the City’s oceanfront
to the east. The eastern side of the
island, which faces the open sea, is the
most vulnerable to storm surges during
a major storm or King Tide event. Tidal
events may continue to erode the City’s
beaches, making buildings facing the
ocean more vulnerable to flooding.
Underground water could continue to
rise through the porous limestone that
makes up the substrate that the City is
built atop. This would negatively impact
the City’s stormwater and sewer systems.
Over time water may arrive at the surface
from under residents’ feet.
With Adaptation
With higher sea walls, bayside properties
would become less vulnerable to water
come up from the bay. Increasing
on-site energy generation and increasing
reliance on mass transit and alternate
modes of transportation contribute to
reducing green house gas emissions.
Beach Replenishment, dike-in-dune
reinforcement, pumps, pipelines and
backflow preventers provide increased
protection from storm surge events.
Today
The Challenge: Sea Level Rise
High Tide
Tomorrow
Raised Sea
Walls &
Buildings
Biscayne Bay
Biscayne Bay
Biscayne Bay
Bay level during a storm
surge or tidal event.
Bay level
Bay level during a storm surge
or tidal event after adaptation.
Greenhouse gases
Greenhouse gases
Greenhouse gases
Historic Districts
Historic Districts Preserved
Sea walls
Storm
surge &
sea rise
top the sea
walls
Higher
sea walls,
rip-rap,
and living
shorelines
Existing Conditions
Without Adaptation
With Adaptation
Historic Districts
Historic Districts
Historic Districts
North Beach Master Plan Report | Adopted 10/19/2016 [2.104]
Storm Surge
Dike in Dune
Enhanced Reefs
Sea level
Sea level during a storm
surge or tidal event.
Sea level during a storm surge
or tidal event after adaptation.
Atlantic Ocean
Atlantic Ocean
Atlantic Ocean
North Beach
North Beach
North Beach
Greenhouse gases
Greenhouse gases
Greenhouse gases
Beach replenishment
Pumps, pipelines & backflow preventers
Chapter 2 | Five Big Ideas [2.105]
Adaptation, Mitigation &
Transition
Through its adaptation measures Miami
Beach is preparing for a changing climate.
Through its mitigation efforts North
Beach is doing its part to reduce the
levels of heat-trapping greenhouse gases
in the atmosphere. Over long enough a
timeline, the strategy for Miami Beach
may shift to one of transition off-island.
Short-Term: Adaptation
Make North Beach a priority when
making resilience investments and
implementing capital improvement
projects, including beach replenishment,
developing stormwater infrastructure,
building dikes-in-dunes, raising streets,
raising sea walls, and raising buildings.
Mid-Term: Mitigation
North Beach should continue to reduce
greenhouse gas emissions related
to buildings. New buildings should
incorporate alternative energy systems,
recycle, and collect water to reduce
the impact on stormwater infrastructure
and consumption of potable water, and
reduce the City’s carbon footprint by
recycling building materials and sourcing
materials locally.
As North Beach becomes more multi-
modal and less dependent on the
automobile the island will be a producer
of less of the green house gas emissions
that are causing climate change.
Long-Term: Transition
In the short- and mid-terms the City must
do its best to ensure that all residents
and businesses get to stay on the island.
However, should the most dire climate
change predictions become a reality
North Beach must prepare for a period
of transition. In general, development
in the region should be focused on the
most defensible areas and be limited in
more vulnerable areas. Low-lying fill areas may be the first to be converted back to natural
systems as coastal residents retreat to historically upland terrain.
Improved mass transit and mobility relieve congestion and reduce
green house gas emissions
Pump systems of some kind have been used for nearly a hundred
years in Southeast Florida to keep the land dry.
Short-Term: Adaptation
Mid-Term: Mitigation
Long-Term: Transition
North Beach Master Plan Report | Adopted 10/19/2016 [2.106]
The smaller the structure the less damage to property and the less
threat to lives should sea level rise prove faster than projected.
The more pedestrian-friendly North Beach becomes the less carbon
pollutants it discharges into the environment.
On-site energy generation makes the electrical grid more resilient
while at the same time reducing the City’s carbon footprint.
Natural waterways convey water from one side of the island to the
other, thus mitigating a surge that might rise higher on one side.
Sea walls must be raised to protect the coast from both storm surge
and the gradual rise of the seas.
Backflow preventers keep seawater out of stormwater systems
when seas rise due to tidal events.
Chapter 2 | Five Big Ideas [2.107]
Furthering Local Efforts
North Beach residents describe their home as a place
which has, despite all the many changes in the Miami
region, remained a rare small town, beach community
feel. Throughout North Beach local efforts, both public
and private, continue to enhance that kind of character.
Continue to Capitalize on Assets
North Beach already has its loyal share of locals and
visitors who favor going to the beach or staying in the
areas boutique hotels over other areas of the island.
Residents often say that they enjoy day time and evening
activities but do not want the late night bars and clubs
found elsewhere on Miami Beach.
Over the last couple of years, the Rhythm Foundation,
with the support of local sponsors, has successfully
reactivated the North Beach Bandshell into a premiere
venue for homegrown and internationally acclaimed
musical acts. The facility is unique as it is the only
permanent beachfront performance venue in Miami-
Dade and is truly a local gem.
A Food Truck Night has also become a popular event,
which is used to promote Bandshell events and local
businesses. These type of events could help continue to
draw more people to the area.
In Spring of 2016, Friday Night Live at the Fountain was
launched and happens every first Friday of the month.
It is a free event that draws in local residents. It has the
potential to draw in more people, particularly as 71st
Street turns in to a true main street in which the Town
Center vision comes to fruition.
When Rue Vendome becomes a fully pedestrian street
it will allow for the Fountain area to become a fully
pedestrian plaza, which will serve to improve the
experience for Farmer’s Market and Friday Night Live
visitors. It will have the potential to draw in locals and
people from around the region alike who will be able
to enjoy a multiplicity of activities in the district ranging
from dining to shopping and going to the beach.
A picture of the digital billboard which advertises all Bandshell events.
A promotional flyer for events at the Normandy Fountain on the first
Friday of the month.
North Beach Master Plan Report | Adopted 10/19/2016 [2.108]
North Beach is Not South Beach
One of the most frequently heard themes during the
creation of this report is that North Beach is its own
neighborhood and “Not South Beach.”
While North Beach seeks to preserve its stock of MiMo
buildings, much like South Beach sought to preserve its
Art Deco buildings, it is the scale of construction south of
5th Street and the construction of high rises along the Bay
on Collins Avenue which locals point to as what they do
not want to see happen in their neighborhood.
North Beach has recently been seeing more and more
MiMo style structures being renovated and turned in to
short term rentals and boutique hotels, such as the one
located at 6945 Abbott Avenue.
There is a market for tourists looking for a quieter side
of Miami Beach. North Beach also has its small share of
taller hotel structures lining Collins Avenue. Residents
and visitors patronize the businesses along Collins
Avenue and help sustain the businesses in the area.
Branding, Gateways and Signage
One should know when they arrive in North Beach. This
can be done by creating memorable gateway signage at
major entry points in to the area such as the western
entrance to Normandy Isles from the JFK Causeway,
the entrance along Harding Avenue at the border with
Surfside, entering the area from the southern boundary
before 63rd Street or from the western entrance at the
63rd Street bridge. Signage should be placed in such a way
that it does not get lost in the landscape as is the case of
some existing signs, such as the one North Beach Town
Center signage along 71st Street.
This boutique hotel at 6945 Abbot Avenue is one of many that exist
throughout North Beach.
Existing signage on 79th Street in the Town Center
Collins Avenue between 69th and 71st Streets has a number of small
storefronts that front cater to the many tourists and local workers.
Chapter 2 | Five Big Ideas [2.109]
3.2
3.4
3.12
3.30
Introduction
Action Steps
Design Guidelines
Key Implementation Items
Chapter 3
Action Steps
This chapter is organized into two sections: Action Steps
and Design Guidelines. First, the action steps discuss both
general and specific action items for local ordinances; next,
an essential design guide, critical for maintaining context
sensitive urban design in North Beach, is described and
illustrated.
Based on the plan principles and ideas discussed in
the previous section of this report, the following pages
describe recommended actions, changes to local policies,
and key urban design guidelines for North Beach.
Implementing Plan NoBe will require multiple actions
from civic leaders and stakeholders. Several of the overall
themes for implementation are highlighted below while
specific topics are discussed in more detail throughout this
section.
Development Regulations
During the Plan NoBe Charrette, developers expressed
a need for increased development rights in the Town
Center to make development feasible. Residents in the
low density historic area expressed a desire to preserve
the historic buildings and keep new development at a
small scale. The recommendation to create legally-binding
protections for contributing historic buildings, while at
the same time creating a transfer of development rights
program, attempts to address both of these issues. The
increased density could also be coupled with zoning
ordinances that require a number of affordable rental
units within the bonus density. These steps will require
significant legislative action and new regulations on the
City’s part and possibly a voter referendum.
Catalyst Development Projects
A range of capital improvement projects will be needed to
widen sidewalks, plant trees, and improve parks and street
ends. Streetscape projects will be needed to create the
envisioned east-west connections throughout the study
area and possibly to raise targeted low-lying streets.
The City should consider revising North Shore
Neighborhood Capital Improvement Projects to ensure
they are implemented to meet the goals of Plan NoBe
outlined elsewhere in this document. The City should
work with the Florida Department of Transportation
(FDOT) to get into their work program as soon as possible
for improvements to streets that they maintain, including
the turning of Harding and Collins Avenues into two-way
streets.
In addition, the vacant West Lots and 72nd Street lot
are enormous assets that the City can utilize in order
to create the kind of ideal development projects that
meet the City’s complex needs regarding sustainability,
affordable housing, civic spaces, economic development,
and mixed uses. Harnessing the development potential
of these lots remains essential for revitalizing North
Beach and implementing Plan NoBe goals. Further, the
City has direct control over catalyst projects on these lots
rather than having to rely on incentives and regulations
to shape private development.
71st Street looking east from Byron Avenue
Introduction
North Beach Master Plan Report | Adopted 10/19/2016 [3.2]
Mechanisms for Implementation
It is clear that North Beach needs dedicated advocacy
and services to succeed. There are a number of ways that
this could be accomplished and result in implementation.
The simplest and most direct way would be to create
a City staff position ideally at the level of the City
Manager’s Office. The position title could be North Beach
Development and Services Director (or similar). It’s
important that the person filling the role be empowered
to act as a true advocate for North Beach.
Another strategy to create a North Beach advocacy entity
would be to establish a Business Improvement District
(BID). The City may wish to participate as a partner in a
BID to help create a critical mass to get the BID up and
running.
Implementation of Past Plans
During the Plan NoBe Charrette, many residents
expressed frustration that previous plans had not
been implemented; “make it happen” was a consistent
comment. It’s important to note that many elements
of the previous plan for North Beach, the Town Center
Plan (2007), were implemented. Planning and zoning
regulations were amended according to the Town Center
Plan, and at least one project, the Chase Bank at Collins
Avenue and 69th Street, was constructed in accordance
with the Plan. The project features an attractive small
urban plaza as required in the Plan. Unfortunately,
shortly after the Town Center regulations were adopted,
the 2008/2009 real estate recession took place and no
other projects were proposed in the Town Center district.
However, the regulations are still in place and will
shape any new development that occurs. Many of the
ideas included in previous planning studies have been
incorporated into Plan NoBe. Specific regulatory changes
to the Town Center Design Standards will be addressed
later in this chapter.
Looking Ahead
It is clear that a variety of techniques will be required
to implement the vision outlined for the future. These
concepts, coupled with the recommended changes to
the land development regulations, the implementation
of key action steps, and the interpreting of the design
guidelines, each explained on the following pages, will all
be necessary in order to achieve the desired results.
Chapter 3 | Implementation [3.3]
General
Action Steps
Historic Preservation
Preserve the historic assets in North Beach by implementing
changes to local policies and advancing best practices for
context sensitive design.
• Create Local Historic Districts, Neighborhood
Conservation Districts, and Transferable Development
Rights (TDR) Districts. The boundaries for the proposed
locally designated Historic Districts and Neighborhood
Conservation Districts, shown in Chapter 2, are based
on an analysis created by the Historic Preservation
Board in 2014 and should be used as a starting point
for this endeavor. The existing TDR ordinance Section
118-223, “Procedures pertaining to the transfer of
development rights (unused floor area)”, can be
amended to create sending districts with the same
boundaries as the National Register Historic Districts,
and a receiving area with the same boundaries as the
Town Center. Such a program would require voter
approval via a referendum.
• Modify existing regulations for new construction in the
North Beach Historic Districts. Miami Beach Ordinance
Section 142-155 (a), “Development regulations and
area requirements” which regulates new construction,
can be amended to include provisions to guide new
construction and rehabilitation within the Historic
Districts. These should be modeled on Section 142-
155 (a)(3), which guides new construction in the
Flamingo Park Local Historic District, with specific
requirements and measurements adjusted to match
the specific characteristics of North Beach. The
purpose of these changes in regulation is to ensure
that future construction will match the character,
common dimensions, and other common features of
the surrounding historic architecture.
• Preserve valuable MiMo design assets. Legal historic
building protection should be extended to designated
portions of the National Register Historic Districts.
This should be coupled with the creation of a TDR
program, like the one that has been successful in the
City of Miami’s MiMo Historic District, to protect the
financial interests of property owners and provide
an incentive and financial mechanism for renovating
historic buildings. The City should investigate whether
provisions within a TDR program could be designated
to enable property owners to receive financial
assistance to meet sea level rise challenges.
• Promote the MiMo Districts through wayfinding
and signage. Directional and identity signage for the
North Beach MiMo Districts is currently not adequate.
“North Beach MiMo Historic Districts” signs should
be installed at the I-95 79th Street exit and at a few
key locations along 79th Street, the John F Kennedy
causeway, entering North Bay Village, and 71st Street
on Normandy Isles. Over the last couple of years, 79th
Street in Miami has experienced increased traffic as
a revitalized corridor. A wayfinding signage system
should be expanded to include all of the North Beach
historic and MiMo destinations.
• Continue to educate the residents and visitors by
offering them an understanding and appreciation of
MiMo design. Efforts like the City’s MiMo on the beach
website and the Miami Design Preservation League’s
walking tours, should be supported and expanded. A
physical home for a MiMo Design Center, like South
Beach’s Art Deco Welcome Center, should be created.
The Center could be incorporated into an existing civic
facility, such as the Unidad Senior Center, and function
as a visitor information center with exhibit and lecture
space.
• Art Deco weekend is an excellent local example of
what could take place in North Beach. Establish and
hold an annual MiMo signature event. Palm Springs,
Los Angeles, Ft. Lauderdale and other cities hold
popular and successful festivals that celebrate Mid-
Century Design. With entertainment, corporate
design sponsors, exhibits, speakers, movies, vintage
markets, and other elements, the North Beach MiMo
Days could become a signature event that generates
needed economic activity and showcases North
Beach.
• The City should consider the creation of a Historic
Preservation Fund (HPF) that would enable owners
of historically contributing properties, in the North
Shore and Normandy Isles historic districts, to
restore historic details on their property, or for
implementation of sea level rise adaptation projects.
North Beach Master Plan Report | Adopted 10/19/2016 [3.4]
Development Process
The following recommendations are intended to improve
the development process in North Beach.
• Hold a North Beach Property Development Workshop
to share development lessons and incentive
information. The City should hold a special workshop
of the Planning and Zoning and Historic Preservation
staff, developers, architects, and attorneys to share
strategies for success that promotes the many local,
state, and federal incentives for redeveloping historic
buildings.
• The City should hold a special workshop of the Planning
and Zoning and Historic Preservation staff, developers,
architects, and attorneys to carefully review all steps
of the development approval process and determine
if there are opportunities to streamline the process for
priority areas like North Beach.
Mixed-Income Housing
In accordance with the vision outlined in the previous
chapter, ensure that mixed-income housing is a part of all
North Beach neighborhoods in the future.
• Continue to encourage the properties owned and
operated by the Housing Authority of the City of
Miami Beach (HACMB). In recent years, the HACMB
has developed and begun operating a number
of first class properties for special needs housing
groups. These buildings meet the highest design
and operating standards and would be an asset to
any neighborhood. All are in South Beach. The City
should work with HACMB to explore opportunities
for developing on parcels owned by HACMB in North
Beach. Given that the city is in a boom real estate
cycle, this is not an efficient time to be competing for
land or construction resources. The City should set
aside funding to be used to buy a distressed property
in the next down cycle. Alternatively, the City could
build on City-owned property.
• As an alternative to HACMB developing new
affordable housing, the City should also explore
the possibility of more public-private ventures by
financing an affordable housing developer who will
build appropriate smaller-scale projects in acceptable
locations.
• Miami-Dade County is considering creating an
inclusionary housing program. The City should explore
adopting the County’s inclusionary housing zoning
initiatives, and the possible application in the most
suitable form in the City. The City should also consider
whether the 10% allocation being considered by the
County will suffice to meet the North Beach needs.
• Explore reducing the minimum size of apartments
when tied to affordable housing provisions. Micro-
unit housing offers potential for developers to build
housing at a lower cost and still generate an acceptable
return at regulated prices. This is an option that adds
to the strategy of having a multi-faceted affordable
housing approach.
• Add additional North Beach residents to the City’s
Affordable Housing Advisory Committee (AHAC) or
consider creating a North Beach affordable housing
advocacy that could work with the AHAC to identify the
right mix of incentives, regulatory and development
programs to maintain as many affordable units in the
area as possible.
• The City could allocate funds from the sale of public
lands to build affordable housing in North Beach and
other areas of the city that need it.
• Create a Tax Increment Funding Program that would
help finance affordable housing development.
Public Lands
Protect public ownership of properties and enhance public
properties by adding additional uses in a way that supports
the surrounding community and attracts new investment.
• All changes in use of public properties should involve
a deliberative process that is inclusive of public input.
• There should be no net loss of publicly owned lands to
private entities. Leases can be used to accommodate
new uses and amenities instead of sale.
• Streets should not be closed for the purposes of
development. A City’s streets are its most valuable
public spaces, and on an island a network of streets
is especially important to accommodate traffic and
mobility.
• The West Lots properties could be enhanced to better
serve local needs as well as to create destinations
for visitors. For specific blocks, the City should issue
a Request for Proposals (RFP) from developers and
community organizations to realize the public’s vision
for the lots based on Plan NoBe and determine what
the highest and best use is for the area.
• The City should entertain the potential for selling these
properties, while ensuring that the development that
takes shape matches resident’s vision as identified
earlier in this document.
Chapter 3 | Implementation [3.5]
8 to 14’
15’ to
25’
Encouraged
Climate Change Strategies
Continue to adapt to climate change in a way that
protect’s North Beach’s historic assets and mitigates
carbon pollution which causes climate change.
Short-Term: Adaptation
• Make North Beach a priority when making resilience
investments and implementing capital improvement
projects, including beach replenishment, developing
storm water infrastructure, building dikes-in-dunes,
raising streets, raising sea walls, and raising buildings.
• In order to accommodate for new resilience measures
that the City of Miami Beach is implementing,
modifications to existing zoning requirements for
ground floor heights should be codified. As roads and
buildings get raised, new construction and existing
height restrictions should change accordingly.
• Explore the possibility of Community Redevelopment
Agency (CRA) funding. City and county governments
create state authorized CRA districts to direct
incremental property-tax increases to improvement
projects within the districts. But the proposed CRA
district must first meet complex demographic and
physical condition requirements that characterize the
district as an officially-designated “slum and blight”
area. County approval is also required, which may be
difficult to secure, as the study area may not meet the
poverty level required under County guidelines for the
program. If in the future the area is negatively affected
by sea level rise and corresponding disinvestment
and deterioration occurs, the City may be in a better
position to designate the area as a “slum and blight”
area. Perhaps at some point, the CRA process may
be revised to cover “sea level rise at-risk districts” in
addition to or instead of “slum and blight” districts.
• To help incentivize adaptation to sea level rise, the
City should consider implementing a low-cost loan or
subsidy program that is available to property owners
who meet a specific set of criteria. The City is increasing
the required height of new sea walls on public and
private property. Higher seawalls and elevations will
protect new construction but not neighborhoods. It’s
in the City’s interest for all property owners to raise
their seawalls. Therefore, a City operated low cost loan
program for raising private seawalls would encourage
homeowners to undertake these improvements.
• Today, the current zoning for the Town Center allows
for 7 stories to be built to a maximum height of 75
feet. The City should consider raising the height
requirements for ground floor new construction to
between 15 feet minimum and 25 feet maximum. This
change would coincide with a change to the permitted
height of buildings.
Mid-Term: Mitigation
• North Beach should continue to reduce greenhouse
gas emissions related to buildings. New buildings
should incorporate alternative energy systems,
recycle, and collect water to reduce the impact
on storm water infrastructure and consumption
of potable water, and reduce the City’s carbon
footprint by recycling building materials and sourcing
materials locally.
• As North Beach becomes more multi-modal and
less dependent on the automobile, the island will
produce less of the carbon pollution that is causing
climate change.
• Long-Term: Transition
In the short- and mid-terms the City must do its best
to ensure that all residents and businesses get to stay
on the islands. However, should the most dire climate
change predictions become a reality, North Beach
must prepare for a period of transition. In general,
development in the region should be focused on
the most defensible areas and be limited in more
vulnerable areas.
Workforce Housing
• The City should consider zoning, land development
regulations, and permitting incentives to assist the
creation of non-subsidized workforce/ affordable
housing, that include additional building height,
reduction in minimum unit sizes, reduction (or even
elimination) of parking requirements and potential
FAR bonuses. Specific areas near transit should be
prioritized for workforce/ affordable housing.
North Beach Master Plan Report | Adopted 10/19/2016 [3.6]
Mobility
Improving the ability for residents to move around Miami
Beach safely and effectively is an ongoing effort that will
continue to be implemented over time.
• The City should continue to pursue creating a trolley
service that connects North Beach trolley riders to
South Beach. The City launched a free North Beach
circulator trolley in 2015. Since its inception, ridership
has continued to grow steadily. As of February 2016,
the City reported ridership at 3,000 passengers per day
or roughly 6% of the area’s residents (approximately
29,392). The Mid beach trolley will roll out in Fall
2016.
• Create dedicated bus lanes in the Town Center:
Dedicated lanes will enable buses to transport riders
much more frequently.
• Better synchronized lights will improve the flow of
traffic for both cars and buses.
• Build protected bike lanes and implement planned
bike infrastructure improvements: Painted bike
lanes do not provide adequate protection for cyclists
from motorized vehicle drivers on wide, fast moving
streets. Following the recommendations outlined
in the recent Bicycle and Pedestrian Master Plan,
protected bike lanes, sharrows and traffic-calming
techniques should be implemented.
• Build residential parking structures in specific areas of
North Beach, such as Biscayne Beach and Normandy
Isles, where the demand for parking is high. Parking
structures in residential areas can help reduce the
amount of developable land necessary to dedicate
to this use by concentrating it all on one site over
multiple levels. They should be designed to maintain
a character similar to the residential area. Parking
impact fees for developers or property owners are
one method to finance these projects. The City should
explore creative and practical funding mechanisms to
address this need.
• Centralize Parking Structure(s): with one centralized
parking structure or two smaller ones within or at the
edges of the Town Center, parking requirements can
be reduced for new buildings. The centralized garages
would need to be within walking distance to major
activity points. Similarly, parking garages could be
constructed to serve other areas in North Beach such
as on the West Lots and on Normandy Isles.
• An intercept parking strategy is recommended for
North Beach. Vehicular traffic can be “intercepted” at
the edges of North Beach and at the edge of North
Beach’s walkable districts before it adds to local traffic.
Parking structures and surface parking lots at the edges,
for instance near the entrance to Normandy Isles off
of the JFK Causeway or at the northern entrance to
the City at Harding Avenue near 87th Terrace, can then
be serviced by shuttles, buses, and trolleys. On the
edge of walkable areas the drivers and passengers
of “intercepted” traffic often can be persuaded to
become pedestrians if the streets are walkable. When
streets are safe, comfortable and interesting, people
often opt to “park once” when shopping, dining and
visiting an area. Drivers can be persuaded to become
cyclists if dedicated on-street bike facilities are made
available. These facilities are also good for employee
parking.
• Require electric charging stations: As electric vehicle
technology continues to improve, more drivers are
making the switch from gas-powered vehicles. Miami
Beach can require them as part of a parking facility
in private development or by contracting to a service
provider at on-street spaces or in municipal parking
lots or structures.
• Build bicycle parking stations: These can be thought
of as a small parking structure for bikes. The Parking
stations are attended by a person who takes your bike
for a fee and locks it into an enclosure or room. Many
commuter cyclists find comfort to know that they
can leave their bicycles in a secure location. These
are new amenities in most US cities and have been
recently implemented in Berkeley, CA and Oakland,
CA. They can be run by a private vendor or a not-
for-profit organization as a fund raiser and be paired
with intercept parking to maximize effectiveness.
Some should be built within Parking garages so as to
promote transportation alternatives.
• Plant shade trees: In an area 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 two years after
completion of the project. Canopies and balconies on
shopfronts can also provide shade and shelter from
the weather.
Chapter 3 | Implementation [3.7]
The North Beach trolley pulling in to a bus stop at Stillwater Park.
North Beach Master Plan Report | Adopted 10/19/2016 [3.8]
In order to stimulate redevelopment of the Town Center,
the following changes are recommended to the land
development regulations. The recommendations are
arranged by topic in the subsequent text.
Town Center Design Review Standards
and Parking
During the public meetings held as part of the Design
Charrette in February 2016, some members of the
community stated strongly that as new buildings are
added, new parking solutions must come also, so as not
to put an undue burden on the existing residents and
businesses in the Town Center. Because the commercial
lots are small, only 100 feet deep for most, and the
ownership pattern from lot to lot is like a ‘mosaic’ of
various owners, there is no additional room for surface
parking lots.
Property owners who have planned parking structures
on the Town Center’s 100 foot deep lots have found that
there is not an efficient way to build given that a normal
parking aisle is 60 feet wide, and 24 more feet of depth is
required for a ramp between levels. Most of the existing
buildings were constructed when the City of Miami Beach
did not have a requirement for off street parking spaces.
Concern about parking, whether from the owner, the
community, or from the development financiers, is one
of the reasons no new redevelopment has taken place.
Regulatory Changes in Town Center
The following changes, related to the Town Center and
parking, are recommended for local ordinances, including
the Design Review Standards for the Town Center.
• Consider removing requirements tied to the
provision of easements for alleys within the Design
Review Standards for the Town Center zoning
districts. The reasons for removing this provision is
that implementing this requirement may cause the
undesirable effect of cutting into the rear of older and
possibly historic apartment buildings if the owners
are planning on the re-purposing of those buildings.
In addition, the alley might interfere with the layout for
an efficient parking garage as part of a redevelopment
project. Further limiting the dimensional space for a
parking deck makes it probable that no contributive
new development will occur there, at least given
current high parking requirements.
These alley requirements are in Section 3 of the
Design Review Standards for the TC zoning districts
and should be removed from the diagram in Section
1, Infill Regulation Plan.
• Consider removing parking requirements for projects
less than 25,000 gross square feet and reducing
parking requirements to 0.5 from the current 1.25
per dwelling unit for projects larger than 25,000
square feet.
• As additional transit services and options are added
to the neighborhood, consider reducing parking
requirements further. For every new parking space
that is added in the neighborhood there will be
another car on the nearby roadways, at least two
times per day, adding to congestion. To keep auto-
traffic congestion from impeding the economy and
diminishing the quality of life, make transit, walking
and biking far more attractive and convenient than
driving. If transit is fast, reliable and pleasant to use,
more residents and patrons will use it as an option,
especially if the frustration of searching for a parking
space exceeds the comfort level of using transit. The
future prospect of autonomously driven vehicles
could have a substantial effect on places like North
Beach, by eliminating the need for parking. Ride
share programs such as Uber and Lyft are already
reducing the need for employee parking at hotels
in South Beach, as both employees and visitors
opt out of driving or renting personal vehicles. It
is recommended that this idea be re-visited in not
longer than three years (2019).
• Currently for buildings with parking levels, only
the first floor is required to have usable, habitable
space along the street frontage. If that requirement
extended to all floors, such as in the land development
regulations for Miami and for the Downtown Kendall
District in Miami-Dade County, the character of the
streets and safety for pedestrians in Miami Beach
would be better than with the existing rule.
• Remove the civic space requirements from the
Design Review Standards for the TC zoning districts.
If it is desired to have additional parking spaces and
to have parking garages lined with usable space, the
civic space requirement is further cutting into the
small area left for leasable/sell-able area that pays
for the new construction. Section 9 of the Design
Review Standards contains a lot of required details
that offer excellent guidance for the design of public
Specific Action Steps: Town Center
Chapter 3 | Implementation [3.9]
• An extensive public review process that requires
payment for the fees of architects, lawyers and
other experts. The more meetings and revisions to
the design, the more professional fees there are that
must be paid by the developer. Miami Beach is known
for its tough review process that requires many
meetings and presentations for project approval.
• Purchase of additional properties to provide parking.
Each of the neighboring owners of older apartment
buildings are generating income for themselves
from those buildings. Why should they sell theirs
for a low price? It might be easier for the developer
if negotiating a price with just one neighbor, but in
some cases on the blocks along 71st Street, the lots
of four to six individual property owners might be
needed for a parking structure, each with a separate
conception of their property’s worth. With multiple
negotiations, the cost of the land becomes higher.
• Developers often say that a project has to “pencil
out.” This means that the income generated by the
sale or lease of the floor area has to exceed, by some
amount of profit, the cost of the land, constructing
the building, and all additional costs for design,
approval process, and fees. The reason they say
they are not building on 71st Street today is that
the buildings don’t “pencil out.” If there are no new
incentives or adjustments in existing regulations, it is
unlikely that there will be new construction.
Changes to Height and FAR
The following changes, related to height and FAR, are
recommended for local ordinances, including the Design
Review Standards for the Town Center.
• Consider increasing the height limit for properties
within the Town Center. To begin with, height should
be increased to 125 feet; this will allow a slender
tower. Keeping the height lower will yield “boxy”
buildings that block out a large portion of the sky as
opposed to a smaller vertical portion of the sky.
• As an alternative to height as measured in feet,
consider changing the height requirement as
measured in the number of stories. A height limit
measured in feet may penalize a developer who
wants to provide luxury units with a higher floor to
ceiling height. Other communities such as Miami
and Miami-Dade County have ordinances that define
a story as no taller than 14 feet, and then there is
cap in the number of stories. If a building has a floor
taller than that, it counts as two stories. Most codes
spaces. It would be fine to leave them and require
them if an applicant decides to provide an urban
plaza, but remove the requirement that makes
them mandatory for development sites over 20,000
square feet (refer to the Town Center Design Review
Standards).
• Land uses in the study area should be reviewed to
determine what should be encouraged, allowed, or
prohibited, to create an optimal mix of uses that
both services local needs and retains local small
businesses while attracting regional attractions. For
instance, office uses would contribute to improving
the local economy by adding additional patrons
for local businesses. An increase in both daytime
and nighttime occupants that would come from an
increase in office and residential units respectively
would help to create what is known as a 24-hour
community, where there is a constant flow of people
in the streets and patronizing businesses throughout
the day.
Height and Floor Area Ratio
During the public meetings throughout the February
2016 Charrette, the developers/property owners who
participated explained why they had reservations about
building in the Town Center. Some communicated that
the current FAR requirement is too restrictive. When
considering all of the comments, it is clear that the core
issue is a ‘disconnect’ between the allowable FAR and
the height limit. Both are utilized to limit the volume of a
building. The floor area is a vague control that offers no
sense of what the final form will be. Building height and
the limits of the property’s setbacks ultimately limit the
maximum volume of the building.
To finance the construction of a building, the floor
area is the commodity that provides the income. The
parking does not. The architectural embellishments and
landscaping of the grounds only add value to what is
being sold or rented. Although the floor area taken up by
the parking decks of the building does not count towards
the FAR limit, to maximize the floor area and provide
the required parking spaces, there is not enough space
within the height limit to do so.
It is easy to be dismissive and simply say that there is
no reason for a developer to maximize the potential.
However, there are several additional requirements for
development in North Beach, making it more difficult to
develop. The additional requirements include:
North Beach Master Plan Report | Adopted 10/19/2016 [3.10]
that regulate height in this manner allow at least
one story to have a higher floor to ceiling height to
accommodate retail spaces on the ground floor.
• Change the restrictions to enable larger buildings
in the Town Center. Since FAR is used as a massing
limit that does not describe building form in any
way, most communities that want more control over
the form of future growth remove it as a criteria
and use only limitations in height accompanied by
setbacks on the ground, and vertical setbacks on
upper floors. Based on the heights shown in the
‘North Beach: Town Centre District Intensity Increase
Study’ conducted by Shulman + Associates in 2014,
the community should consider using parameters
based on this study. Heights could be increased to
12 stories maximum along 71st Street. If FAR must
remain as a criteria in the zoning ordinance, then it
should be increased to 3.5. A regulatory change of
this kind will require a referendum.
• If the community is increasing the FAR, then at the
same time the boundaries of the zones: TC-1, TC-2,
and TC-3 could be combined into one ‘Town Center
(TC)’ district.
The primary difference between these zones is a
variation in FAR and height limits, yet almost all of the
other rules are the same, irrespective of a property’s
TC designation. Given that some of the boundaries
are very close together, simplifying the design
parameters will save time for both applicants and
the City. If the community still feels that there should
be some variation in height based on geographic
location, then a separate regulating map can be
created to identify height limits within the combined
Town Center District.
• Consider standardizing FAR limits for all lot sizes.
In Sec. 142-737. (a), “Development Regulations”,
of City’s Code of Ordinances, Chapter 142, Zoning
Districts, Division 20, there is a table that specifies FAR
limits. In TC-1, the FAR varies based on lot size. This
is a system that rewards those who have aggregated
multiple parcels and penalizes the small lot owner. If
changes to the heights are modified, then this table
will need to be adjusted accordingly. And, if the TC
zones are consolidated, the table could be collapsed
into a paragraph of text or into a smaller table.
• Consider using a TDR program to transfer surplus air
rights from historic properties to the Town Center.
This will require a revision to the City’s existing code of
Ordinances, Sec. 118-222, “Transfer of Development
Rights”, to list the Town Center as a receiving district.
• The City could consider attaching requirements for the
use of a Transfer of Development Rights program. For
instance, the City can create an inclusionary zoning
mechanism, that would require a developer to allocate
a certain percentage of units at below market-rate in
exchange for the additional FAR, so as to increase the
supply of affordable housing. This is one example of
how a transfer of development rights might work;
there are several other options. It is recommended
that the exact system for implementing a transfer
of development rights is studied further, in order to
incorporate the system into local ordinances.
• The City could use a Historic Preservation Fund to
sell bonus FAR to developers, and use those funds
to fund grants to property owners to help restore
historic elements of their buildings or help adapt the
structures for SLR.
Action Items for the Town Center
Advocating for North Beach redevelopment should be a
priority.
• Create a position or entity to advocate for North
Beach redevelopment and services as soon as
possible.
• Investigate the feasibility of creating a North Beach
BID with City participation. Business Improvement
Districts have been successful in revitalizing
thousands of urban centers around the world.
• Create detailed criteria for developing the City-
owned West Lots and 72nd Street lot. This must
balance and include all of the competing community
and City interests in a way that the projects will enjoy
broad community support and political support.
• Immediately reissue the planning and design of
the North Shore Neighborhood GO Bond project
to include all of the capital improvement measures
validated in the Plan NoBe process.
Chapter 3 | Implementation [3.11]
Design Guidelines
Introduction
Adopting and enforcing design guidelines in North Beach
is the best way to direct new growth in the community in
a manner that lets North Beach retain the character that
everyone loves and enjoys. During the public sessions
that led to the preparation of this report, many people
identified and expressed the good qualities of North
Beach. The physical qualities identified and the existing
architectural character are the aspects that can be
framed into a few sets of rules.
The photos on this page and the next show the typical
physical characteristics of buildings found in North Beach,
and the appearance of the streets in front of them.
The buildings are predominantly apartment buildings,
condominiums or hotels, and some also have commercial
uses on the bottom floors. The older buildings tend to
be two- to three-stories in height. Newer buildings are
taller. By studying at the photos, it is easy to organize
the elements that give the scenes character into a few
headings that can serve as an outline for the future set
of guidelines:
Within the public rights of way:
* Sidewalk widths
* Street trees and landscaping
* Curb widths
* On-street parking, and lane widths
On private property:
* Building Façade composition: overall design,
decorative elements, placement of doors and windows
in the design of the building, the ratio of window to
walls, and the size of windows, and configurations for
multiple windows
* Building height
* The wall materials and colors
* The color of glass used in the windows
* Landscaping and fencing in yards visible from the
street
* Parking locations.
The guidelines should also apply to existing buildings
when renovations take place. The reason to include in
the set of rules for the design of streets is that sometimes
the developers of new buildings will reconstruct their
half of the street. Guidance will be needed for the sake
of consistency in the neighborhood. Miami Beach Public
Works can also use the guidelines for public projects
that may include the raising of the streets in light of sea
level rise. The guidelines can also direct modifications to
buildings and their yards over time to accommodate sea
level rise adaptation.
ABOVE: The photos above show the older 2 and 3-story apartment
buildings. Noticeable design details include:
• Roofs are typically flat. The older buildings have very low attic
spaces that are vented by scuffers visible within the parapet.
• Windows openings are vertically oriented, and sometimes ap-
pear side by side in groups of two.
• Above the window are the distinctive “eye brows” which is a
concrete shading device that extends over the window.
• The top two photos show how two buildings form courtyards
between them with identical detailing in the building facades.
• The bottom photo shows how entrances to buildings are some-
times emphasized with vertical architectural detailing above
and surrounding the door.
North Beach Master Plan Report | Adopted 10/19/2016 [3.12]
Neighborhood Character
ABOVE: Noticeable design details from the photos above include:
• The hotel in the upper photo has curved corners in what is
referred to as “streamline modern.” The lobby in the front has
larger windows that mimic a similar curvature at the corner and
offers the occupants access to terrace above it. Architectural
embellishments include medallions at the parapet lines.
• The newer buildings in the bottom photos show that the trend
for private balconies and roof terraces is more popular now
than during the very first wave of construction in North Beach.
• The photo at the bottom shows a commercial use with doors
and windows that face the sidewalks.
• With ground floor commercial uses, the sidewalk typically ex-
tend to the building frontage with minimal landscaping.
ABOVE: Noticeable design details from the photos above include:
• If it were not for the tropical art deco detailing on the hotel
building in the top photo, the facade would be very plain and
boring.
• The newer and taller buildings along the beach and along
Collins Avenue vary in their height and overall design, but are
consistent with a modern building style.
• The middle photo shows how the massing of a large building
was “broken up” by creating vertical setbacks on the upper
floors and providing more “ins and outs.” The floor plans vary
from floor to floor.
• In the bottom photo it is possible to see that the floor plans
remain fairly consistent between floors.
Chapter 3 | Implementation [3.13]
Building Orientation
To create a high quality public realm, buildings must be
sited so that the primary facade – including active doors
and windows – is oriented to face the street.
• Building orientation is the first step in making great
streets and public spaces that define great neigh-
borhoods. Buildings have fronts, sides, and backs;
the appropriate and most carefully designed faces
of buildings should front streets and public spaces.
Building rears or sides, which often incorporate a
building’s service functions and typically have less
doors and windows, should not face the public
realm. The front façade of all buildings should be
built parallel to a front lot line or to the tangent of a
curved front lot line.
• Re-establishing the relationship between the fronts
and backs of buildings to ensure that public spaces
have natural surveillance is another best practice
for good neighborhood design. This will avoid the
blighting influence of the backs of buildings that
face public spaces. Building fronts display a build-
ing’s principal façade and should face either streets
or public spaces. Fronts of buildings should also
face fronts of other buildings. Fronts may face sides
where necessary; however, fronts should never face
the backs of buildings.
• Buildings with frontage on two thoroughfares, shall
have their building front on the thoroughfare most
likely to accommodate pedestrian traffic.
Fronts facing Fronts Acceptable (Preferred)
Backs facing Backs Acceptable (Preferred)
Fronts facing Sides Acceptable
Sides facing Backs Acceptable
Fronts facing Backs Not Permitted
Above: Building orientation configurations.
Above: A new building in Flamingo Park matches the massing and scale of
existing buildings. A setback accommodates additional height.
Guidelines for all of North Beach
Lot Assemblage and Building Metrics
In order to preserve the unique character of the distinct
neighborhoods in North Beach, new development should
match the existing scale and character.
• New buildings should be designed to reflect aspects
of the general massing and height of neighboring
buildings. The architecture of the new building
should use massing tools such as setbacks, common
roof lines, and the like, to optimize compatibility with
the neighboring structures. Use the City’s Post War /
MiMo Design guidelines for the design of buildings.
• In general, streets, other rights-of-way and other
public lands should not be conveyed to private
interests to facilitate development. In the past,
Miami Beach streets were lost to condominium and
municipal projects resulting in a loss of connectivity
and allowed for projects that were out-of-scale with
the historic fabric. All streets should stay open to
the public. However, there may be opportunities to
trade public spaces, or lease public spaces, in order
to achieve public goals.
• New projects should be contained to original lot lines
as often as possible in order to maintain the historic
scale of the street and neighborhood.
Encouraged Upper Floor Setback
North Beach Master Plan Report | Adopted 10/19/2016 [3.14]
Above: Parking located behind structures, ideally along an alley, and
shared among businesses.
Above: Functional entries at short intervals allow activity at many street
segments and keep spaces safe.
Parking Locations
Site all buildings along streets, not set within parking lots.
Parking should be located behind or to the sides of all
buildings, and shielded from view of adjacent sidewalks
and public spaces.
• In the future, necessary parking within the Town
Center should be located off site in a parking struc-
ture, that is centrally located within a short walking
distance.
• Where parking garages are necessary, the structure
should be concealed from public view, or lined by
usable building space along the street frontage.
• As more multimodal improvements take place,
required parking ratios can be reconsidered and
potentially reduced or eliminated, as more patrons
will be also arriving by foot, bike, and transit.
Frontages
Build high quality frontages that define streets and public
spaces as places of shared use.
Frontage is the privately-owned layer between the fa-
çade of a building and the lot line. The combination of
the private frontage, the public streetscape and the na-
ture of the thoroughfare defines the character of the ma-
jority of the public realm. The frontage of a building is a
primary contributor to pedestrian activity.
• In the Town Center area and along Collins Avenue,
new projects should have functional doorway entries/
exits so buildings have doorways at an average of 75
feet or less along nonresidential or mixed use build-
ings or blocks.
Above: Parking structure liner buildings can also be detached structures.
Liner Buildings
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Chapter 3 | Implementation [3.15]
Street Design
Streets should be shaped spatially by buildings, and com-
fortable for the cyclist and the pedestrian.
• Key attributes of good street design include a defined
street facade, lined by buildings that are located close
to the street. In the Town Center, the existing 5-foot
setbacks are encouraged to remain in order to shape
the central streets. The exception is along 71st Street
(to have a 15-foot setback) in order to widen the
sidewalk and provide a protected bike lane on each
side. A typical street edge in a compact residential
neighborhood is shallow, ranging from 5 feet to 10
feet. Parts of Normandy Isles has setbacks of 15 feet.
• A defined street edge, wide sidewalks, street trees,
inviting shopfronts and accessible residences
create an environment where the pedestrian
feels comfortable. Coupled with improved bike
infrastructure and transit access, the street becomes
a place for people, not just for cars.
Streets should be safe for all modes of travel including
pedestrians, cyclists, transit users, and motorists.
• Generous sidewalk space for pedestrians throughout
the study area is required in order to increase
walkability. In addition, separated cycle tracks, narrow
streets with slow moving car traffic, and sharrows are
necessary upgrades for cyclists in North Beach (refer
to the Mobility section in the previous chapter for
specific street improvements). Incorporating these
improvements into the right-of-way will make it safer
for those traveling throughout the study area on foot
or by bike. “Last mile” transit connections, or bike
and pedestrian street improvements located near
transit, should be a priority; this will enable safe and
easy access to transit.
Streets should be connected and memorable components
of the public realm.
• Streets should connect as many destinations as
possible, for as many modes of transportation as is
possible. In addition to taking people where they
need to go, the architectural design of the buildings
and the shape of the street should be inviting.
Streets should be raised to sustain mobility as sea levels
rise.
• In low-lying areas of North Beach vulnerable to
inundation from sea level rise, streets should be
raised. 72nd and 73rd Streets could be the first streets
raised as they are major east to west connectors
on the barrier island and may soon see new
development.
Parking Availability
The redesign of streets should add parking whenever
possible and not eliminate it.
• While bulb-outs reduce pedestrian-crossing times
across local streets they should be sized appropriate-
ly as to not eliminate needed parking spaces.
• The City should limit the use of curb-cuts which re-
duce on-street parking. Where possible, the City
should seek to reclaim curb-cuts from interested
property owners.
Above: Dedicated scooter parking.
North Beach Master Plan Report | Adopted 10/19/2016 [3.16]
Street Trees and Sidewalks
Street trees and wide sidewalks are critical street
elements in any neighborhood.
All of the components of street design are important;
however, street trees and sidewalks are basic urban
infrastructure, and are necessary requirements for
pedestrian activity. If there are places in the study area
that are not wide enough to fit these elements within
the public right-of-way, trees and sidewalks should be
implemented through easements or as part of new
development on private properties. In the Town Center,
sidewalks should be a minimum of 10 feet wide; if dining
is to be accommodated on the sidewalk, the minimum
sidewalk width should be 20 feet.
Above: Sidewalks and street trees provide a sense of enclosure on street.
Facade Transparency
Building facades, specifically those that define the primary
street edge, need to have a high degree of transparency.
• Transparency in building facades is essential for
creating high quality street spaces, by adding visual
interest for pedestrians, as well as safety and aes-
thetic appeal. A good rule of thumb is for the first
story of a shopfront building to have a minimum of
70% of the façade consist of doors and windows. For
residential or office uses, as well as upper stories
on shopfront buildings, the amount of surface area
devoted to doors and windows can be lower.
• Walls should not be placed behind windows. The
intent of transparent facades is for people to be able
to look inside a business.
Shopfronts
Create outdoor ‘rooms’ lined by storefronts for people to
enjoy, specifically in the Town Center.
• Retail frontage storefronts, or shopfronts, should
be functional and attractive. Projects within the
Town Center should be designed so that 80% of the
ground floor is built to the front setback line.
• The entrances to all shopfronts should be covered,
either by an awning, canopy, second floor balcony,
cantilevered eyebrows, arcade or colonnade, or by
being inset into the main body of the building.
• Shopfront windows should not be made opaque by
window treatments (excepting operable sunscreen
devices within the conditioned space). Reflective
(mirrored) and frosted glass should be prohibited on
shopfronts.
• Storefront windows: the bottom sill should be no
more than 24 inches above the sidewalk; top should
be between 8 feet & 14 feet above the sidewalk.
Above: Shopfronts should include shade.
Chapter 3 | Implementation [3.17]
Signs
Signs should enhance the character of the public realm,
provide orientation to pedestrians and motorists, and
help to give identity to the street.
• Signs should be designed and scaled for use by the
pedestrian.
• In pedestrian-oriented areas, like the Town Center,
signage is typically placed on the building; large free-
standing monument signs along the roadway are no
longer needed when patrons are arriving by foot,
bike or transit. Review the Post War/MiMo Design
Guidelines for more suggestions.
Above: Pedestrian scaled sign.
Above: Wayfinding sign.Above: Tree grates in an urban neighborhood.
Landscaping
Landscaping should complement the experience
of moving through the neighborhood. Appropriate
landscaping is essential to providing a pedestrian friendly
environment.
• Planting the landscape is one of the most cost
effective design elements that can provide shade,
texture, and color to public spaces, creating visual
interest and encouraging pedestrian activity within
the pedestrian realm. In addition to providing visual
interest, well planted spaces in the pedestrian realm
provide significant benefits to the urban environment.
• Adequate shade should be provided along all paths,
walkways and roads in order to create a comfortable
environment for pedestrians. Landscape design
should respect and enhance the surrounding
architectural elements and buildings. Avoid having
“blank walls” along building facades.
• When planting the study area, non-invasive, drought
and salt tolerant species that are suited to coastal
conditions should be utilized. Specifically in the Town
Center, tree grates can be used along urban streets.
• Street trees should be planted in a row and should
be the same (or similar) type. Shade trees, or canopy
trees, should be used in pedestrian environments
and need to be planted 30 feet, on center. Palm trees
can be used to help define public spaces and should
be planted in a row, 20 feet apart, from the center of
one tree to the next.
• The Post War/MiMo Design Guidelines recommend
raised planters.
North Beach Master Plan Report | Adopted 10/19/2016 [3.18]
Awnings
Awnings provide shade and shelter from the elements for
pedestrians that are walking along the sidewalk.
• Minimum awning depth: 5 feet (measured
perpendicular to the wall face)
• Recommended length: 75 to 100 percent of shopfront
frontages (to shelter pedestrians)
• The above requirements apply to first-floor awnings.
There are no minimum requirements for awnings
above the first floor.
• Awnings should occur forward of the setback line, and
typically encroach within the right-of-way with special
easement permission, but do not extend closer than
two feet to the curb line.
• Awnings are to be made of durable fabric and may be
either fixed or retractable. High-gloss or plasticized
fabrics should not be allowed.
Applicability
The guidelines for building elements and
appurtenances on the following pages can
be applicable for both renovations and new
development.
The guidance is intended to implement and
enhance the existing character of North Beach as
new development and property improvements
occur. The uniqueness of North Beach as a
destination as well as a place to live and work,
should be reinforced with every detail while
improving the livability as a complete mixed-use
environment.
The building elements are organized by topic.
No buildings are intended to have all of the
architectural details contained in this section. For
example, if a proposed building does not have a
balcony in its design, then that set of guidelines
is not applicable since there is no balcony in the
design. However, some topics are universal and
will appear in all buildings.
This section does not regulate style but provides
guidance as to what is appropriate for the
common architectural style found in North
Beach. That said, North Beach contains a mix of
architecture, reflective of an area developed over
several decades. Accordingly, these guidelines are
intended to be flexible, permitting a variety of
architectural styles.
For a better understanding of the MiMo style,
please refer to the City’s Post War/MiMo Design
Guidelines.
Building Elements & Appurtenances
Chapter 3 | Implementation [3.19]
Eyebrows & Canopies
Eyebrows and canopies provide shade and shelter; they
are also a distinct architectural feature of Miami Beach
architecture.
• Minimum depth: 3 feet (measured perpendicular to
the wall face).
• Recommended length: 75 to 100 percent of the
building frontage on the ground level (eyebrows and
canopies typically run along continuous lengths of
the building facade).
• The above requirements apply to first floor canopies
and eyebrows only.
Balconies
Balconies provide a place to step outside, while also
creating architectural interest on a facade. On the
ground level, balconies that extend from the facade, with
an adequate depth, are used for shade and shelter for
pedestrians.
• Minimum balcony depth: 5 feet for 2nd floor balconies;
3 feet for all other floors.
• Balconies may occur forward of the setback line and
typically encroach within the right-of-way with special
easement permission, but should not extend closer
than two feet from the curb line.
• Balconies should be permitted to have roofs, but are
required to be open, unconditioned parts of buildings.
• On corners, balconies should be permitted to wrap
around the side of the building facing the street.
North Beach Master Plan Report | Adopted 10/19/2016 [3.20]
Stoops
Stoops should match the architectural language of the
primary building and use similar materials and details.
• Minimum stoop depth: 4 feet (measured from face of
building to inside column face)
• Suggested minimum stoop length: 6 feet
• Minimum finished stoop floor height: at or 8 inches
maximum below the first interior finished floor level
• Stoops typically occur forward of the setback line
and typically extend into the right-of-way with
special easement permission; a minimum five feet of
clearance should be maintained on the sidewalk for
pedestrians in residential neighborhoods.
• Stoop stairs may run to the front or the side. Stoops
should be covered, either with a roof or area inset into
the main body of the building.
• Stoops could be used to reconcile the height of front
doors with any additional elevation created by the
raising of streets.
Railings
Decorative railings are both functional and aesthetically
representative of Miami Modern architecture in North
Beach.
• Minimum railing height: Per building code
• Railings should match the architectural character and
detailing of the primary structure, and should be finished
to match other trim elements, such as door and window
frames.
• The top rail shall be 2.75 inch minimum diameter.
• On historic structures, railings should match the
character and style of the existing building.
Chapter 3 | Implementation [3.21]
Arches
Arches should be configured such that their thickness and
detailing appear to support the weight of the building
above.
• Arches may be constructed of concrete with stucco
finish, brick, stone or other appropriate materials,
including those that are found in historic structures.
• Arches are typically half-round or segmental. Arches
should be configured such that their thickness and
detailing appear to support the weight of the building
above.
Parapets
Parapets are recommended around the perimeter of flat
roofs and are a defining architectural detail of local style.
• Parapets should be a minimum of two feet in height
above the roof, or as required to conceal mechanical
equipment (whichever is taller).
North Beach Master Plan Report | Adopted 10/19/2016 [3.22]
Courtyards
A typical characteristic of Miami Modern residential
architecture is a central courtyard.
• Courtyards, surrounded by residential units, allow
efficient circulation while also providing functional
open space. Courtyards may be formed by a single
building that surrounds an outdoor space, or they can
be created with a pair of individual buildings that face
one another.
• Courtyards should be designed with an entrance
that is inviting along the street; an open facade will
allow ventilation in the outdoor space, making it
comfortable for users.
• Adequate vegetation should be planted in the central
courtyard. Shade trees are recommended; however,
circulation paths must also be functional.
• Gates and fences placed in courtyards, as in the picture
above, should be designed in such a way that they still
allow visual connectivity between the building and
the street.
• Gates and fences should be designed to match the
architectural style of the building. Property owners
or managers of MiMo-style buildings can reference
the ‘Post-War Modern/MiMo Design Guidelines’ for
guidance on the type of gate to use.
Chapter 3 | Implementation [3.23]
Key Guidelines for the West Lots
Appropriate Heights
Appropriate heights in any given community depends
upon the surrounding context. Adjacent to West Lots
are neighborhoods predominately composed of two- to
four- story structures. Seven stories is recommended to
maximize public benefit while still providing a transition
from the historic scale.
• New structures on West Lots shall be no higher than
seven stories in order to provide a contextual scale.
• Seven-story structures would not intrude on one’s
experience of the North Shore Open Space Park and
beach. The park provides a respite from the dense,
urban environment of Miami Beach. The park provides
an immersing experience of nature which is lacking in
places like South Pointe Park where the most dominant
visual image is of towers.
• Mid-size structures of four to seven stories allow an
experience of open sky and sunlight on the street.
Collins Avenue is envisioned as a place for pedestrian
activity. It is envisioned as a street known for the sun
and loveliness characteristic of Southeast Florida’s best
places.
• One knows they have arrived in a “beach town” or
“seaside city” by the lower heights of buildings. The
expectation of lower heights reflects the fact that
one has moved from the center of a place to its edge.
One expects that edges are physically different from
centers, they provide a transition from the man-made
environment to the natural one.
Introduction
The West Lots are eight half blocks located on Collins
Avenue from 79th Street to 87th Street across from North
Shore Open Space Park. Currently the lots provide
parking for the park and beach but the public expressed
an interest in seeing the lots do more than simply provide
surface parking. While parking is critical to park and
beach access and must remain, in the future the West
Lots could host a variety of uses from upscale residential
and affordable residential, to restaurants and cafes,
boutique cafes and a variety of public uses from a public
swimming pool to medical services.
Three design principals were identified as part of the plan
creation process. New development should maintain an
appropriate height to provide a transition between the
low-scale neighborhoods and the park; cafes and stores
catering to local needs should be located at the corner
of Collins and 85th Street, and Collins and 81st Street;
and setbacks should be required to create enough of a
sidewalk space to host a vibrant street life.
When the time comes to redevelop the West Lots
additional guidelines are expected; however, these are
the three most important guidelines given the goals and
purposes of this plan.
North Beach Master Plan Report | Adopted 10/19/2016 [3.24]
Provide Setbacks and Trees to Create
a Great Street Along Collins Avenue
Setback all buildings at least 15 feet from the right-of-
way to create generous sidewalks. The west side of Collins
Avenue currently has only 5 feet dedicated to sidewalks
and the street is unshaded. The goal for new development
should be 15 foot wide sidewalks, at minimum, with
shade trees provided. 20 foot wide sidewalks with trees
would be ideal.
• The minimum setback depth should be 15 feet from
Collins Avenue (measured from the right-of-way to
the face of new buildings or inside column faces). This
should provide twenty feet between the front of any
buildings to the curb as it is today. The space can be
used for outdoor dining (potentially), 7 foot of passing
space and room for street trees, benches, and trash
receptacles.
• With the 15-foot front setback, there is plenty of depth
in the lots for possible future buildings, including
enough space for efficient parking structures with a
125 foot wide layout of two parking aisles side by side.
• New trees should be shade-producing canopy
trees like oaks (and not palms). Palm trees do not
create enough shade to provide the protection that
pedestrians require in Southeast Florida. Additionally,
new plantings as much as possible should be salt
tolerant.
Require Cafes and Stores on the 81st
and 85th Street Intersections
81st Street and 85th Street lead from the neighborhoods
of Biscayne Beach through to Collins Avenue and see the
most local, pedestrian traffic. These are ideal locations
for neighborhood-serving dining and shopping services.
Presently, the neighborhoods of Biscayne Beach are
singularly residential and lack dining and shopping
destinations between homes and the beach.
• All new development on the intersections of Collins and
81st Street, and Collins and 85th Street, must contain
either cafes with outdoor seating or shops. The shops
must provide the kind of health and wellness products
and groceries that are needed to make this area of North
Beach a more complete place, with daily and weekly
needs within a walking distance to neighborhoods.
• All shops and cafes should extend to the edge of
the property line, provide continuous shopfronts or
transparent glass walls, and provide shade in the form of
awnings, arcades, or galleries to ensure that pedestrians
have a comfortable and interesting experience.
• Shops and cafes must provide at least seven feet of clear
passageway for pedestrians along sidewalks. Outdoor
dining shall not make movement difficult for pedestrians.
Chapter 3 | Implementation [3.25]
Key Guidelines for Designating New
Historic Districts
Background
Members of the community have been
working for years to create local historic
districts in portions of North Beach. In
2008 and 2009, the Miami Beach Historic
Preservation Board (HPB) surveyed and
documented properties they believed con-
tributed to the post World War II MiMo ver-
nacular in Normandy Isles and the North
Shore neighborhoods of North Beach. The
resulting reports were submitted to the
United States Department of the Interior
National Park Service, who approved the
designation of the Normandy Isles and
North Shore National Register Districts.
As detailed previously in the Protect & En-
hance Neighborhoods section, while the
National Registry designation confirms the
historical significance of buildings contrib-
uting to an architectural period or style, in
this case MiMo, it does not protect those
buildings from demolition. Only when a
municipality creates local designation of a
historic district, as is the case for Flamingo
Park, can historic structures be prevented
from being demolished or significantly al-
tered. The guidelines to be created for the
locally designated districts can be custom-
ized to add rules specific for those districts
for future development and renovations.
In 2014, the HPB researched the possibility
of locally designating both the Normandy
Isles and North Shore districts, but the
HPB ultimately determined that only por-
tions of both should be locally designated.
The two maps on this page and the next
identify the boundaries of the two historic
districts with a red line. The areas shaded
in purple within the red lines are the areas
that the City is considering for locally des-
ignated districts:
• North Shore East Side: In the North Shore
National Register District (see map above),
only the structures fronting Harding
Avenue (east and west sides), from 87th
Street to 73rd Street as well as the buildings
between 73rd and 75th Streets from Dickens
Avenue to the alley between Harding and
Collins Avenues were put forth for Local
The map above is derived from a map produced by the City of Miami Beach Planning
Department for the Historic Preservation Board in 2014, as part of an effort to locally
designate portions of the National Register District.
Designation. The North Shore West Side section is a proposed addition
to this designation based on the distinctive character and number of
structures.
• Normandy Isle South Side: In the Normandy Isles National Register
District (see map on adjacent page), local designation was considered
for the structures between Rue Notre Dame and Bay Drive and
fronting Marseille Drive as well as the structures from Rue Versailles
to Normandy Drive to Brest Esplanade fronting both sides of Bay Drive
and from Brest Esplanade to Normandy Drive fronting the Indian Creek
Waterway. The Normandy Isles North Side is a proposed addition to this
designations based on the high quality and high number of structures.
Legend
Existing Historic Districts
North Shore Expanded
Local Historic District
West Side
North Shore Proposed
Local Historic District
East Side
Harding Townsite/
South Altos Del Mar
Local Historic District
North Shore Proposed
Neighborhood
Conservation District
North Beach Master Plan Report | Adopted 10/19/2016 [3.26]
Additional Designations
During the public discussion associated with this project,
there was much interest in including the properties
along the Tatum Waterway within the Locally Designated
District of the North Shore Register District. Similarly
within the Normandy Isles National Register District, the
properties on the north side of the Normandy Waterway
should be added to the Locally Designated District so that
both sides of the waterway will have the same rules. The
Historic Preservation Board and Planning department
staff should continue their work to locally designate
those portions of the National Register District.
This leaves the question as to whether or not guidelines
are needed specifically for the areas within the federally
recognized district that are not within the Locally
Designated Districts. The remaining areas can be
designated as Conservation Districts. The rules for the
conservation districts would be less restrictive than in
the Locally Designated Districts. They would be tailored
to keep similar:
• Heights and massing of the buildings,
• Setbacks,
• Open space, and
• Exterior building materials.
Rules to discourage the demolitions may also be needed.
Preservation and Resilience
The City is preparing to implement Sea Level Rise (SLR)
adaptation measures while preserving historic structures.
• The Historic Preservation Board should be very
sensitive to SLR adaptation strategies and work
closely with the City’s Resilience, engineering,
planning, building, capital improvements, public
works and transportation staff, in order to ensure
that adaptation strategies moving forward are
commensurate with the challenge at hand.
The map above is derived from a map produced by the City of Miami Beach Planning Department for the Historic Preservation Board in 2014,
as part of an effort to locally designate portions of the Normandy Isles National Register District.
Legend
Existing Historic Districts
Normandy Isles Expanded
Local Historic District
North Side
Normandy Isles Proposed Local
Historic District
South Side
Normandy Isles Proposed
Neighborhood Conservation
District
Chapter 3 | Implementation [3.27]
Key Guidelines for New Conservation Districts
The intent of establishing conservation districts is to
encourage the preservation of the scale and character of
the existing neighborhood. Additional Guidelines need
to be established to help with that intent.
Different from Locally Designated Historic Districts, the
Conservation Districts enable development control for
the renovation and replacement of buildings, yet they
allow for more flexibility as they do not give contributing
structures legal protection from demolition as would be
the case within locally designated historic districts.
The retention and preservation of the character of
existing MiMo style buildings in the Neighborhood
Conservation Districts should be encouraged and should
be performed in accordance with the Post War Modern/
MiMo Design Guidelines.
Generally, building modifications should be permitted,
as long as they do not destroy the character of the
existing building envelope. Specifically, when building
alterations are proposed the following elements should
be considered in the approval of the design:
• What percentage of the building envelope should be
allowed to be demolished?
• What type of renovation/addition is being proposed?
• Will the modification alter the roof top?
• How will the proposed design affect existing
appurtenances?
• How will the proposed character alter the integrity
of the building?
• Where catastrophic damage to the existing structures
occurs, the new building proposal should follow the
existing underlying zoning.
• What is the effect of additional uses on the availability
of parking on the street?
When the time comes to create new conservation
districts many new standards shall be created. However,
the following are the three most important guidelines
given the goals and purposes of this plan.
No New Curb Cuts
Curb cuts, the creation of driveways through sidewalks,
shall not be allowed except in cases when alley access
to required parking is not available. Curb cuts provide a
dangerous condition for pedestrians who must confront
vehicles in a space presumed to be for pedestrians. Curb
cuts also eliminate tree canopy and facilitate parking in
the front of lots, making the dominant visual image in
historic neighborhoods one of parked cars.
• No new curb cuts shall be allowed. Sidewalks are to
remain continuous and unbroken by private access
to private parking facilities. Exceptions may be made
in cases when alley access to required parking is not
available.
• Where curb cuts currently exist they shall be allowed
after redevelopment. However, wherever possible, curb
cuts should be returned to sidewalk space as part of
new applications in the Conservation Districts. Parking
in urban neighborhoods is provided on-street, behind
buildings from alleys, and by use of parking garages.
• As the City of Miami Beach raises streets to account for
sea level rise the planting strip and sidewalks can be used
to ameliorate differences in height from public to private
space. Curb cuts and the need to provide vehicular
access to private lots thus create a problem. Curb cuts
will one day become ramps up to streets. Steep inclines
and inadequate turning radii will provide a dangerous
transition. As streets are raised the City shall look for
opportunities to eliminate curb cuts.
North Beach Master Plan Report | Adopted 10/19/2016 [3.28]
Maintain Existing Scale and Orientation
of Surrounding Neighborhoods
New structures must be comparable in height, massing,
and scale to buildings they replace and maintain the his-
toric building-to-street relationships.
• The underlying land development regulations, Floor
Area Ratio requirements, and zoning parameters
provide controls that limit development in the
proposed Conservation Districts. However, where
subjectivity is still required, in general, all new
structures shall be comparable in height, massing,
and scale to buildings they replace.
• Rooftop and other additions to existing structures
are permitted when construction does not require
demolition of a substantial portion of the original
building envelope.
• When a structure has a facade and entryway facing the
street new structures shall continue to maintain that
relationship instead of shifting the primary entryway
to the sides or backs of buildings.
• On-street parking is limited on Miami Beach;
structures with even one additional floor of units
may require more parking than is currently available
on-street in the Conservation Districts. Therefore,
increases of height and increases in the number of
units may necessitate parking fees that could go into
a fund that would help finance the cost of residential
parking facilities.
Avoid the Aggregation of Lots Except
in Exceptional Circumstances
New buildings and building modifications in the
Conservation Districts should maintain the existing
building envelope. To help ensure this, lots should not be
aggregated to create larger structures. In the past, whole
blocks have had all their lot lines eradicated in order
to produce structures that were out of scale with their
context.
• New structures should be contained within their
existing lot lines and observe all applicable setbacks. Lot
lines should not be eliminated and lots should not be
consolidated for the sake of larger buildings.
• No rights-of-way should be lost to create larger
structures. In the past streets have been privatized
to create larger building envelopes for development.
There should be no further loss of public space in the
Conservation Districts.
• Setbacks and parking requirements should not be
waived. When new parking is required to be located at
the rear of a lot on the alley, this parking requirement
should not be waived in the interest of producing a
larger building, with habitable floor area at the rear of
the building.
• Aggregation may be acceptable in cases in which the
new structure which results maintains existing scale
and orientation of the surrounding buildings.
Chapter 3 | Implementation [3.29]
Key Implementation Items
A Summary & Timeline
Immediate Actions
These recommendations can be implemented
immediately:
• Regulatory Changes include:
• Seek to increase residential parking options,
potentially by use of strategically placed
residential parking lots or structures in the North
Beach neighborhoods.
• Consider removing requirements tied to the
provision of easements for alleys.
• Consider removing parking requirements for
projects less than 25,000 gross square feet,
excluding restaurants and bars.
• As additional transit services and options are
added to the neighborhood, consider further
reducing parking requirements.
• In parking garages, consider requiring levels
above the first-floor to be lined with habitable or
leasable space.
• Remove the civic space requirements from
the Design Review Standards for the TC zoning
districts.
• Land uses in the study area should be reviewed to
determine what should be encouraged, allowed,
or prohibited, to create an optimal mix of uses
that both services local needs and retains small
businesses while attracting regional interests.
• Consider increasing the height limit for properties
within the Town Center.
• Change the restrictions to enable larger buildings
in the Town Center.
• If the community is increasing the FAR, then at
the same time the boundaries of the zones: TC-
1, TC-2, and TC-3 could be combined into one
‘Town Center (TC)’ district.
• Consider standardizing FAR limits for all lot sizes.
• Consider using a Transfer of Development
Rights (TDR) program to transfer surplus rights
from historic properties to the Town Center;
or alternatively consider the use of a Historic
Preservation Fund to assist property owners
with historic preservation or SLR adaptation.
• Ensure Design Guidelines include:
• Setback new buildings ten additional feet
from the property line along 71st Street to
accommodate wider and active sidewalks.
• Allow taller buildings up to 12 stories in the Town
Center, provided that floors above the first four
stories, fronting 71st Street, step back at least 25’.
• Create Local Historic Districts, Neighborhood
Conservation Districts, and TDR Districts.
• Regulate new construction in the Historic Districts.
Preserve valuable MiMo design assets.
• Legal historic building protection should be extended
to the National Register Historic Districts.
• Promote the MiMo Districts through wayfinding and
signage.
• Continue to develop an understanding and
appreciation of MiMo design.
• Develop and hold an annual MiMo signature event.
• Create a Business Improvement District to help
coordinate streetscape improvements, marketing
programs and facade improvements.
Near Term
These recommendations can be implemented in the near
term:
• Rebuild 71st Street as a walkable Main Street.
• Encourage the consolidation of lots in the Town
Center District by reducing parking requirements.
• Utilize the Byron Carlyle Theatre site as a catalyst
building project.
• Parking Strategies (to both park vehicles and shift to
more of a multi-modal island mobility):
• Create a trolley service that connects the North
Beach Trolley to Mid-Beach and South Beach,
• Create dedicated bus lanes where possible,
• Convert bike lanes into protected bike lanes,
• Create new public parking structures if needed,
• Reduce parking requirements,
• Synchronize traffic lights, and
• Plant shade trees to encourage walking/cycling.
• Hold a North Beach Property Development Workshop
to share development lessons and incentive
information.
• Hold a City Development Process Enhancement
Workshop to identify procedural changes to the
development approval process which could facilitate
historic preservation and adaptive reuse projects.
North Beach Master Plan Report | Adopted 10/19/2016 [3.30]
• Continue to slowly expand the properties owned and
operated by the HACMB.
• Encourage regional non-profit housing developers to
seek development opportunities on Miami Beach.
• Consider Funding Affordable Housing Construction
by Affordable Housing Developer.
• Implement inclusionary housing zoning programs.
• Create a local advisory group that will work with
elected officials, City staff and developers to
champion affordable housing creation strategies.
• Consider reducing the minimum size of apartments
when tied to affordable housing provisions.
• Make North Beach a priority when making resilience
investments and implementing capital improvement
projects, including beach replenishment, developing
stormwater infrastructure, building dikes-in-dunes,
raising streets, raising sea walls, and raising buildings.
Mid Term
These recommendations can be implemented within the
mid term:
• Parking Strategies (to both park vehicles and shift to
more a multi-modal island mobility):
• Create intercept parking garages and require the
use of trolleys and buses to get around North
Beach,
• Create bike parking stations,
• Plant shade trees to encourage walking/cycling,
and
• Install electric charging stations.
• Transform the Normandy Fountain area into a
vibrant, pedestrian-oriented shopping district with
a combination of protection and enhancement of
existing buildings.
• Redesign Normandy Drive and 71st Street to include
wider sidewalks for pedestrians, on-street parallel
parking, two traffic lanes, dedicated transit lanes,
and protected bike facilities.
• North Beach should continue to reduce greenhouse
gas emissions related to buildings. New buildings
should incorporate alternative energy systems,
recycle, and collect water to reduce the impact on
stormwater infrastructure and consumption of
potable water, and reduce the City’s carbon footprint
by recycling building materials and sourcing materials
locally. Older buildings should be retrofitted to match
new LEED standards for new construction.
• As North Beach becomes more multi-modal and
less dependent on the automobile the island will
be a producer of less of the carbon pollution that is
causing climate change.
• The City should continue to investigate beach
renourishment at 63rd Street.
• The City should monitor new advances in beach
renourishment practices to help prevent ongoing
erosion of the City’s beaches.
Long Term
These recommendations can be implemented within a
longer term:
• Parking Strategies (to both park vehicles and shift to
more a multi-modal island mobility):
• More frequent buses that are faster due to
dedicated transit lanes,
• Pay-before-you-board options for transit,
• Create more protected bike lanes, and
• Plant even more shade trees to encourage
walking/cycling.
• In the short- and mid-terms the City must do its
best to ensure that all residents and businesses get
to stay on the island. However, should the most
dire climate change predictions become a reality,
North Beach must prepare for a period of transition.
In general, development in the region should be
focused on the most defensible areas and be limited
in more vulnerable areas.
• If there isn’t room for trees to be planted within the
right of way, consider the creation of a tree giveaway
program so that homeowners could plant trees
within their property.
Chapter 3 | Implementation [3.31]