LTC 236-2022 Summary of Community Outreach regarding upcoming Request for Letters of Interest for Mixed-Use Development on City-Owned Property near 41st Street236-2022
MIAMI BEACH
OFFICE OF THE CITY MANAGER
NO. LTC# LETTER TO COMMISSION
TO:
FROM:
DATE:
SUBJECT:
Honorable Mayor Dan Gelber and Members of the City
Commission
Alina T. Hudak , City Manager
June 16, 2022
Summary of Community Outreach regarding upcoming Request for
Letters of Interest for Mixed-Use Development on City-Owned
Property near 41 st Street
The purpose of this Letter to Commission (L TC) is to provide information regarding the
community outreach conducted on Wednesday, April 27, 2022 and Wednesday, May 18,
2022 for the upcoming Request for Letters of Interest ("RFLI") for mixed-use development
on city-owned property near 41 st Street.
The 41 st Street commercial corridor is a major east-west thoroughfare and gateway to the
City of Miami Beach . The corridor is largely flanked by low-scale, commercial properties
featuring street level retail, schools, and houses of worship. The 41 st Street business
community is primarily comprised of medical and professional services offices, restaurants,
and other retail establishments.
The Mayor's 41 st Street Blue Ribbon Committee (the "Committee"), created in 2018 pursuant
to the Mayor's authority to establish Mayor's board and committees under Section 2-27
(b)(2) of the City Code, serves to study and make recommendations to improve the
experience for residents and visitors on 41 st Street, a main Mid-Beach arterial roadway . The
Committee convenes monthly at publicly noticed meetings and their accomplishments
include advocating for ( 1) decorative tree lighting along 41 st Street, (2) artisan/farmer's
market on Pine Tree Drive, and (3) initial efforts to form a 41 st Street Business Improvement
District, among others.
Request for Letters of Interest
At its March 25, 2021 meeting, the Committee adopted a motion to support methods to
incentivize future development of the 41 st Street corridor, including the potential up-zoning
of adjacent city-owned parking lots . On April 6, 2021, the Committee also adopted a motion
recommending issuance of a Request for Proposals to repurpose parking lots near 41 st
Street. The latter motion was referred to the Finance and Economic Resiliency Committee
("FERC"), where on February 25, 2022 the FERC discussed and recommended to the City
Commission the issuance of a RFLI to gauge interest from the development community to
develop mixed-use projects, including but not limited to Class A office, residential, and/or
commercial spaces .
On March 9, 2022, the City Commission accepted the FERC recommendation (Resolution
No. 2022-32087) and authorized the City Manager to issue a RFLI for mixed use
1
developments on city-owned parking lots near 41 st Street, including the following five (5)
parking lots to the rear of properties abutting 41 st Street, including :
1) P58 -4049 Royal Palm Avenue;
2) P59 -525 West 40 Street;
3) P60 -4000 Chase Avenue ;
4) P62 -836 West 42 nd Street; and
5) P63 -4166 Royal Palm Avenue.
In addition, the City Commission directed the Administration to:
• conduct robust public outreach that augments the outreach conducted by the
Committee;
• highlight traffic and parking impact as critical quality of life concerns; and
• request that the private sector emphasize and focus on addressing key quality of life
issues.
Community Outreach
Accordingly , the Adm inistration partnered with the Committee to coordinate and facilitate
two (2) community outreach meetings; (1) a virtual meeting held on Wednesday, April 27 ,
2022 at 9:00 am, and (2) an in-person meeting held on Wednesday , May 18 , 2022 at 6:00
pm at the Miami Beach Golf Club.
To ensure proper notice and to garner robust community engagement, the Administration
utilized several promotional strategies:,
1) Meeting information was sent to the City Clerk and posted on City meeting notice
channels, including publication in the Miami Herald, on the online City Calendar, and
physically throughout City Hal l;
2) The meetings were promoted in City e-newsletters and shared via City of Miami
Beach social media ;
3) Meeting invitations were sent to:
a . a total of ten (10) schools: two (2) public schools and eight (8) private schools
around 41 st Street, including North Beach Elementary and Nautilus Middle
School;
b . Registered citywide neighborhood associations and homeowner
associations including: Alton Road Homeowners Association, Bayshore
Associations, Garden District Neighbors , La Goree/Pine Tree Association,
Lakeview Association, Middle Beach Neighborhood Association, Nautilus
Association, and North Bay Road Middle Association;
c . Committee members, who shared the virtual meeting link with their contacts;
d . 175 businesses, near and along 41 st Street, with email contact information
within the Miami Beach Business Tax Receipt (BTR) database;
e. 65 businesses within the Miami Beach Chamber of Commerce 41 st Street
database ;
f . Roasters 'N Toasters, La Provence, Tasty Beach Cafe, and Latin Cafe; and
g. Prior to the in-person outreach meeting, 15 ,000 residential and commercial
addresses in the 33140 zip code.
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The virtual community outreach meeting, was held, via Zoom and attracted approximately
seventy-five (75) participants. The in-person community outreach meeting drew eighty-two
(82) attendees. The attendees viewed a project overview presentation which included
background information and an update regarding the G.O . Bond 41 s Street streetscape
project (see Exhibit A). Below is a summary of the public comments received :
• Parking:
o Remove on street parking and expand the sidewalk on 41 st Street.
o Don't remove on-street or other parking needed by residents and
businesses.
o Any development should replace public parking at a minimum .
o Parking mitigation plan should accompany any project to limit disruption for
neighboring residents and businesses.
• Transportation/Safety:
o Reduce the speed on 41 st Street.
o Promote biking as a mode of transportation in the area .
o Concerned about proposed development impact on the current traffic .
o Potential solutions to improve traffic: traffic signal timing, additional turn lane,
and/or reversible lane .
• Parks and Recreation :
o Add a resident amenity such as a padel court, potentially at the waterfront
parking lot.
• Roosevelt Theater/P60 :
o Allow public access behind the Roosevelt Theater at P60.
o Redevelop the Roosevelt Theatre .
• General:
o Work with existing businesses and property owners to promote
redevelopment.
o Public property should stay public property.
o Not supportive of redevelopment.
o Redevelop all parcels.
o Develop a Miami Beach Museum on 4 pt Street.
o Improve community communication.
o Proposed 41 st Business Improvement District will address the concerns of all
businesses and residents.
o Not supportive of cobblestones on 41 st Street.
o Concerned that Mid-Beach will become like South Beach.
o Concerns about limited budget for G .O . Bond project.
o Current business model on the street is failing.
Next Steps
The Administration will continue to informally engage with 41 st Street residents, businesses,
and stakeholders to obtain additional feedback. The RFU for mixed-use development will
be prepared and incorporate insights and perspectives gleaned from the community
3
meetings. The RFLI is slated to be issued in Fiscal Year 2023, no sooner than October 1,
2022 . Any questions regarding the foregoing may be directed to Rickelle Williams, Economic
Development Director, rickellewilliams@miamibeachfl .gov or Diana Fontani-Martinez ,
Redevelopment Specialist, DianaFontani@miamibeachfl.gov .
4
MAYOR 1 S 41st STREET BLUE RIBBON
COMMITTEE
COMMUNITY OUTREACH SESSION #2
Discussion on Mixed-Use Development on
City-Owned Property
Wednesday, May 18, 2022 -6:00 pm
Miami Beach Golf Course Clubhouse
J\~IA CH
I. Welcome
2.Overview of Mayor's 41st Street Blue Ribbon
Committee Mission and Accomplishments
3. Overview of the 41st Street Corridor Streetscape
G.O. Bond Project
4. Discussion of Mixed-Use Development on City-
Owned Property
5. Public Comments
6. Closing Remarks
MIAMI BEACH
The Mayor's 41st Street Blue Ribbon
Committee was created pursuant to the
Mayor's authority to establish Mayor's
boards and committees under Section 2-27
(b)(2) of the City Code in 2018.
The purpose of the Committee is to study
an,d make recommendations as to how to
improve the experience for residents and
visitors on 41st Street, which is one of the
major gateways to the City of Miami Beach.
MIAMI BEA
• Vacant Storefront Cover Program
• Festive tree lighting along 41st Street
• Artisan/Farmer's Market on Pinetree Drive
• Distribution of business "No Trespassing" signs
• Initial efforts to form a 41st Street Business
Improvement District
• Various city department commercial tours and
problem solving
• Alta-Gehl 41st Street Vision Plan (2018)
• Traffic mitigation activations/interventions
MIAMI BEACH
Office of Capital Improvement Projects
(CIP)
MIAMI BEAC
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On January 13, 2021 the City of Miami Beach
Commission made the following motion
to be carried forward into future phases
of design development for the 41 st Street
Conceptual Design.
Commission approves the AECOM plan
with the following amendments:
1) Approve that no more than 15% of the
royal palm trees are removed .
2) Every royal palm removed on 41 st street
must be replaced with a royal palm on a
side street within 2 block in either direction
of the corridor.
3) Concept plan must take into
consideration that seating be designed not
to entice vagrancy or loitering.
0 1',AL CONC,f'TUAL orsIGI,I F[ATUR r s
Streetscape ma ter ials should u11lize b randed
pavement on 4 1 st S t,eet with upgraded
sidewalk materials on side streets that
coordmate aesthetically with 4 1 st Street.
Most Roya l Palm should trees remam with
new canopy trees 111cc, porated to increase
shdde and comfortability along the cor 11dor.
A ma..<.1mum 15% reduction of Royal Palms
removal/relocation must be addressed during
the design development phase.
Enhanced landscaping should be incorporated
as understory trea tment throughout design
Th,s should consider th e t1urnan -scale and
min11n1ze sitting water m response to Zika.
Removal of 18 o n-st reet park.1119 spaces
on 4 1 sl Strcel arc uscci to widen si dewa lk
environment wh ile maIntaI nI ng ·grab-and-go·
parking needs for the business e;om rnunrty
Removal of 9 on-s treet parking spaces on side-
s treets are used to alleviate pinch poIms or
make way for bicycle parking corrals
Remaining on-street par king on both 4 l st
Street and tt1e s1de·st ,eets st1ould have a
textured condition t hat may allow for potential
expanded areas for pedeslnan acllVlty w l11le
used to visually calm traffic.
No parking 1s to be removed west of the canal/
bndge. w1thIn the site boundaries
lncorporat1on of City programmed t)icycle hn ear
1ac1hties are incorporated on Pra irie Avenue
and Roya l Palm Avenue, within the p roJect
boundaries, and assu me a 5' bik~ lane w 1l h 2·
buffer. per City recommendations.
Incorporation of Cit y programmed l)icycle
parkrng fac1 ln1es include a l)1cycle corral on
Prairie Avenue and add1t 1onaI b1cycIe parking
on side streets lhroughoul (location lo be
determined during fu l ure design phases).
ln teg1dted hxed sedtmg shoul d be designed
to hmit loitering where expanded sidewalks
ell m1ctb loch.hntersect1ons are poss1ble This
treatment may also be used as inlegrated.
decorative re tain in g leature
Goteway element(s) design and location sl1ould
be devP.loped during future design phases
Widened Sidewalks
on 41st Street and
hybrid c ondition on
side s treets
Branded sidewalk
pavement design on
41st Street and side
streets
Enhanced human-
scale landscaping .
i ncreased canopy
cover i ntegrated with
royal palms
Bicycle amenItIes
i ncluding bicycle
lanes and parking
Gateway feature
as entrance t o the
district
A:COM
MIAMI BEACH
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MARCH 25, APRIL 6, APRIL 29,
2021 2021 2021
Mayor's 41st Street Blue Letter to Commission Mayor's 41st Blue
Ribbon Committee (L TC ) issued on the Ribbon Committee
adopted a motion to Mayor's Blue Ribbon made .a motion to i ssue
incentivize future Committee motion Request for Proposals
development of the 41 st made at the March 25, (RFP) for re purposing
Street Corridor including 2021 meeting parking lots near 41 st
upzoning. regarding incentivize Street for Class A office
f uture development space.
including upzoning.
MAY 2 ·1, OCT. 13, FEB. 25,
2021 2021 2022
Lette r to Commission City Commiss ion T'he Fina nce and
( L TC) issued a motion refe rs a discussio n
Economic Resiliency
Commitlee.
to issue Re qu est for regar d ing Request for unanimously
Pro posals (RFP) for Pro posals (RFP) for recommended thal a
repu rposing parking repurposing pa rking RFU be devetoped
lots near 41 st Street lots near 4 1st Street and Issued to gauge
for Class A office for Class A offl,ce inlerest from the
deve lopment
space. space to the Fi nance communit y.
and Eco nom ic
Res llie ncv Committee.
MAR 1CH 9,.
2022
Cit-y Commission
adopts Reso lu tion
2022-3 2087 to Issue a
IA F LI with the followj ng
addit ions: (1) robust
p u blic out re,ac h, and (2J
hrg hlighl traffic and
parking as major q u ality
of life Issues .
APRIL 27,
2022
Community Outreach
S&sslon Number 1 on
D iscussion on Mixed-
Use Development on
Ci1y-Owned
Properties Via Zoom.
MAY 18, 2022
Community Outreach
Sess io n Number 2 on
Discussion on Mixed-Use
Dev,eloprnent on C ity-
Owne,d Properties In
person meeting.
Locations of the lots:
1) PSS -4049 Royal Palm Avenue,
2) P59 -525 West 40 Street,
3) P60 -4000 Chase Avenue,
4) P62 -836 West 42nd Street, and
5) P63 -4166 Royal Palm Avenue
03 dNl\'IHifr\fri ·•iiMiii 0 # , P58
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4049 Royo l Polm Ave
Porki ni:i Spaces 44 I
Lot Area 22,500 SF I
Maximum FAR 1.6 25 • I
Permitted FAR 3 6 ,56 2 SF !
40 feet I
Permitted (OR B may allow an l
Height add ition al ss feet lar l
re siliencv meos uresl I
SWOT ANALYSIS RECOMENDATIONS
(/ STRENGTHS \
\
• Abutl in g CD-3 zoning
fronting 4 1 st Street
• Approximately I /2 ocre,
regular shaped site
·-------------
/ OPPORTUNITIES \ r
• Po te ntial assemblage with I.
two CD-3 parcels front ing on i
41st St,eet.
• If upzoned, potential for I
small residen tia l development
or medic al and/or corporate
office
City
"·
CHALLENGES
• Viability of investor
acquiring this lot and
abutting re tail build ings
unknown
• Existing tenant leose (s)
may encumber
redevelopment ___ _.
THREATS
• Referendum would
be required to
upzone the site
•C lose prox1m1ty to
garage
'-_/ ·, -· ,/
• To the nonh, the property is odiacent to
CD-3 Zoning District (wh ich provides
maximum FAR of 2 .25 fo, lots not
exceeding 45 ,000 SF ), but 1t a lso abuts
CD-I Zon ing District (1 .0 FAR) to the
east . A cons ervoftve estimate assumes on
average of both districts to to provide
1.625 FAR for P58
Although not factored above, pe r City
Code Section I 42-277(d), CD-I
properties containi ng res idential/hotel
moy receive additional 0 .25 FAR bonus
Therefore , if o redevelopment qualified
for the bonus , the applicable maximum
ond pe rmitt ed FAR would increase
ADJACENT TO TASTY BEACH CAFE
P59
525 West 40 Street
Porkina Scoces 74
Lot Area 33,800 SF
Maximum FAR 1.625 •
Permitted FAR 54,925 SF
40 fe et
Permitted DRB moy allow up to on
Height add itional 5 feet of height,
to occounr for resiliency
measures
SWOT ANALYSIS RECOMENDATIONS
STRENGTHS
• Abuts desirable CD-3
zoned properties that
ore fronting on 4 1 s1
Street
'--
)'
CHALLENGES
• Wide and shallow
parcel
•CD-I zoning provides
for low densit y site
• Abutting re tail
buildings with multiple
owners makes site
assemblage
challenging
"'-----
O~ODUNmB \ ,
• If zoning allows, I
THREATS
possib le potential for
residential
redevelopment
proIec1 I
• Re fe rendum requi red
to upzone sit e
• Evaluate site feos,b1lrty for workforce housing
development Parcel may be too shallow , wi th on
alleyway separating development from rerod
fronting 4 I ·1 Street
• Determine overage annual parking revenue pre-
COVID co ,npored to annual expense. Sub1ect to
clontv on the prcccd,ng, continue to own end
operate parking lot
• Nore from Adm1n1strar ,on P59's annual
revenues have Ir ended do"""nword (2D I 7
560.153 2018 $56,076, 2010
SS0,860)
• To the north , the property is ad1acent to CD-3
Zoning District (which provides maximum FAR of
2.25 for lots not exceeding 45,000 SF), but it also
abuts CD-I Zoning District ( 1.0 FAR) to the eosl.
A conservati ve es11mole assumes on overoge of
both d;s tn ct s lo prov,de I 625 FAR for P59
Although not foctored above, per Cry Code
Secr,on I ~2-277(d) CD-I propert,es containing
res1dent1ol/hotel moy receive odd1r1onol 0.25 FAR
bonus Therefore. ,i a redevelopment qualified for
Inc bonus. the applicable mm:1mum and
pe,m11ted FAR would ,ncreose
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P60
4000 Chase A venue
Parki na Soaces 96
lot Area 41,420SF
Maximum FAR 1.25 •
North .
I
Maxi mum FAR, l .625 (CD-l /CD -3)
lot Sp lit South :
0.5 (RS-3)
Permitted FAR 51.775 SF
40 feet
Permitted (ORB may allow S 5 feet
Height additional, for resiliency
measures}
SWOT ANALYSIS RECOMENDATIONS
/ STRENGTHS
• Abutting CD-3 site on
4 I st St reet controlled
by investor seeking to
redevelop projed
• Lorge waterfront parcel
'----------
OPPORTUNITIES
• Possible mult,fom,ly
use on northern half of
site (agg regated with
abutting parcel to the
north), w,th potenhal
food & beverage use
fronting the waterway
( CHALLENGES
.'\
• Abutting single-family 1
home(s)
• Toking the overage of
CD-1, CD-3 , and RS-3 to
achieve FAR lim,ts the
viability of development
'--------· _./
,
1
( THREATS "\
I
• Referendum required
to upzone site
• Neighborhood
resistance
·, /I \..__
• Evoluore community and City Comm ission
resistance, and feasibility of up-zon ing and
referendum approval
• Evaluate separating P60 into 2 separate lots
to moxim,ze development value of northern
half of parcel. Most log1col buyer ,s likely the
Q\1.mer of Roosevelt Theatre , in otder to
enhance viability of redeveloping this site
• If feasible, cons,der selling southern half of
parcel to developer of single-family homes
'Per Planning Director, FAR calculated by the
overage of the S1ngle-Fam1ly Res ,dent1al
District (RS-3) to the south , which is limited by
maximum unit size, and the CD-3 District
,mrn ediately north and CD-1 District to the
east, wh ich are limited by max,mum FAR
Although not factored above , per l 42-
277(d). CD-1 properties containing
residenha l/hotel may rece,ve add,honol 0.25
FAR bonus
BEHIND ROOSEVELT THEATRE
P62
836 West 42 nd Street
Parkino Spaces 32
Lot Area 17,777SF
Maximum FAR 1.75·
Permitted FAR 31 ,1 10 SF
Permitted 50 -75 feel•• Heiaht
SWOT ANALYSIS RECOMENDATIONS
1/ -STRENGTHS -~
• Viable redevelopment I
site
• Potent ial fo r multi-
family residentia l or
medica l office
development
f OPPORTUNITIES \
• Potential reve nue
genera tion via tee
simple sale o r ground
lease
CHALLEN~;;-\
• N / A subiect l o
zo ning in terpretation
and abi lity to increase
density, potentially via
refe rend um
THREATS
• N/A
l _) '----
• Explore possibility of increasing
rcs1dent1ol density 10 RM-3 or RM-4 in
order lo moxim,ze value lo the City
· Per Planning Directo,, development
standards achieved by averaging the
od1ocent CD-3 {2 25 FAR) and RM-1
{1 25 FAR), to provide a maxunum FAR
limitaflon ol 1. 75. However, FAR vanes
depending on Lot Size and a survey would
be necessary 10 confirm
·' Maximum height in the RM-1 Zoning
Distric t ,s 50 fee t and maximum he,ght ,n
CD-3 ,s 7 5 feet
BY FASTCARE URGENT CARE
P63
4 16 6 Royal Palm Avenue
Parkina Soaces 199
Lot Areo 74 ,245 SF
Maximum FAR 1.625 •
Permitted FAR 120,648 SF
I Permitted 75 feet Heioht
SWOT ANALYSIS RECOMENDATIONS
STRENGTHS
• Sizable parcel to
provide for planning
and density flexibility
'\
OPPORTU ~/
• Potent ial for high-end
ground floor grocer to
serve community, with
medical oHice, or market
rate or workforce resi
above
• Any development to
incorporate flex parking
for North Beach
Elementary /
I
CHALLENGES
• Oevelopmenl
regulations require
overo91ng CD-3 (2.25-
2 75 max imum FAR )
and RS-3 d,stnct (0.5
max unit size)
' THREATS
• Potential commun,ry
pushbock dependent on
scole of pro1ect and
proposed uses
• Most viaole and potentially lmanc101iy
attractive City-owned lot along 1he 4 l •·
Street corridor
• Expl ore level of community engagement
and neighboring stakeholder views on
costs/benefits of upzonmg s,te
• Evaluate monet1Z1ng osse · -fee simple
sole or g1ound lea se
' Per Planning Director, FAR calculated by
th e overage ol the Single-Family
Resident,ol District (RS -3) lo th e no ut h,
which 1s lim ited according to maximum
un11 me, and the CD-3 Distncr
1mmediotely south, which is l1m1ted by
maximum FAR
BEHIND ROASTERS 'N TOASTERS
For more information, please contact
Diana Fontani Martinez
at dianafontani@miamibeachfl.gov