AGENDA FOR NB WORKSHOPr915.20t5
MIAMIBEACH
clTY coMMrssroN woRKSHop (NoRTH BEAGH)
November 20,2014
1755 Meridian Avenue, Fifth Floor
Tourism, Gulture & Economic Development Department Gonference Room
Mayor Philip Levine
Vice-Mayor Joy Malakoff
Commissioner Michael Grieco
Commissioner Micky Steinberg
Commissioner Edward L. Tobin
Commissioner Deede Weithorn
Commissioner Jonah Wolfson
City Manager Jimmy L. Morales
City Attorney Raul J. Aguila
City Clerk Rafael E. Granado
Visif us at www.miamibeachfl.gov for agendas and video "streaming" of City Commission Meetings.
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Special note: ln order to ensure adequate public consideration, if necessary, the Mayor and City Commission
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Mayor and City Commission may, at their discretion, adjourn the Commission Meeting without reaching all
agenda items.
Call to Order - 10:30 a.m.
WORKSHOP ON NORTH BEACH AGENDA
1. The North Beach Revitalization Plan
2. a) Town Center; and b) Ocean Terrace Massing Studies
3. Public lnput
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MIAMIBEAGH
City of Miomi Beoch, 1700 Convention Center Drive, Miomi Beoch, Florido 33,l39, www.miomibeochfl.gov
COMM]SSION MEMORANDUM
TO: Mayor Philip Levine and Members the City Commission
FROM: Jimmy L. Morales, City
DATE: November 18,2014
SUBJECT: Gity Commission Wo
ADMINISTRATION RECOMMENDATION
NA
BACKGROUND
The North Beach Revitalization Plan
ln January 2014, the City Administration began efforts to develop a North Beach Revitalization Plan.
The purpose of this effort was to create a document that provided key recommendations as to projects
and programs that would promote revitalization in North Beach and promote private sector investment
in the area. The ultimate goal of this Plan is to bring vitality to North Beach through enhanced
residential, recreational, entertainment, and business opportunities for residents, property owners,
business owners, and visitors, as well as generating new economic opportunities for all.
The initial steps of the plan focused on gathering public input to serve as the foundation. Four general
public input workshops were held. Approximately 130 persons attended the first two workshops which
were geared toward the general public, 40 persons attended the third workshop which was open to the
public but geared towards commercial property and business owners issues, and approximately 40
people attended the final workshop where top issues were determined. ln addition to the public
workshops, a "North Beach Revitalization" Facebook page and a dedicated email address,
NorthBeach@miamibeachfl.gov, were created as additional avenues for the public to share their
thoughts, ideas, and suggestions regarding North Beach. lnput from these methods was incorporated
with that gathered from the public meetings.
A final avenue for public input was initiated when Mayor Levine created the Mayor's Blue Ribbon Panel
on North Beach Revitalization and appointed three (3) members to the Panel in March of 2O14.The
Blue Ribbon Panel has met 21 times to date. These meetings have been both a forum for Panel
members to discuss items of general concern, as well as an opportunity for all members of the North
Beach community to join the discussion, and raise any issue of concern and express their thoughts on
all items relevant to North Beach.
Formal Panel agenda topics initially included short term items and were instrumental in initiating the
rehabilitation of the Normandy Fountain, creation of a North Beach brand (which was incorporated into
the North Beach Trolley design), the inclusion of key locations for kayak launches in the soon-to-be-
completed City of Miami Beach Blueways Plan, activation of the North Shore Bandshell, the return of
the 4th of July celebration, and the creation of a dedicated grant program by the Visitor and Convention
Authority for North Beach events. Longer term items discussed by the Panel included a review and
endorsement of the draft North Beach Revitalization Plan.
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North Beach lssues
City Commission Workshop
November 18,2014
Page 2 of 3
Utilizing all of the input collected through public workshops and investigations, staff prepared a North
Beach Revitalization Plan to address the issues raised and provide recommended projects and
programs the City could undertake to enhance livability and improve economic conditions in North
Beach. Also taken into consideration during the authoring of the Plan was the Blue Ribbon Panel's
continued desire to engage a master planner to address a number of the more complex issues in North
Beach, such as land use, use of the West Lots and transportation connectivity. The staff authored plan
does not address many issues that would be included in a master plan. The Plan focuses its review of
and recommendations for beneficial projects and programs on three major functional categories and
their subcategories:
1) lnfrastructure needs of the area.
a. Roadways
b. Sidewalks and Crosswalksc. Bridges
d. Streetscaping
e. Parking
f. Drainage
g. Water and Sewer
h. Lighting
2) lmprovements and needs of public property.
a. Parks
b. Street Ends
c. Parking Lots
d. Various City-owned Properties
3) Private prope(y and activities thereon that the City should seek to encourage.
a. Subcategories vary based on needs of each individual district.
ln addition to general recommendations that apply to all of North Beach, the Plan divides North Beach
into six districts that have some commonality of needs and provides more specific recommendations for
each district within the categories and subcategories outlined above. These districts are not based on
generally known and established neighborhoods but are instead created through the grouping of
adjacent areas with similar and/or interconnected needs. These areas are:
1) Lower North Shore - 63'd Street to 69th Street.
2) Town Center/71st Corridor - 69th Street to 72nd Street on the barrier island (not on Normandy).
3) Upper North Shore -72nd Street to the northern City limits at 87th Terrace and Parkview lsland.
4) Biscayne Point - the neighborhoods of Biscayne Point, Stillwater Drive, and Biscayne Beach.
5) Normandy Fountain - from the lndian Creek west to Rue Notre Dame between 71st Street and
Normandy Drive including all properties fronting on these roads.
6) Normandy lsles and Normandy Shores - all of the Normandy area except the Normandy
Fountain area.
Please note that the Draft North Beach Revitalization Plan goes into much greater specifics on all of the
above items as well as a number of other topics. A presentation has been prepared for the
Commission Workshop in order to provide more detailed information to the Commission.
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North Beach lssues
City Commission Workshop
November 18,2014
Page 3 of 3
Town Center and Ocean Terrace Massinq Studies
ln addition to the North Beach Revitalization Study, two massing studies were completed for the City.
On July 23,2014, the City Commission directed the Administration to retain a professional architect
from the rotating list of professionals. Shulman and Associates was retained and began work on the
initial massing studies for 71't Street and Ocean Terrace to review the potential for an increase in FAR
for each of these two areas.
The final FAR and Massing Analysis for the 71't Street and Ocean Terrace areas were submitted by
Shulman Architects. These studies were made available to the public, and distributed on September
19,2014.
On October 1,2014 the Land Use Committee discussed the item, and was presented the final North
Beach Analysis prepared by Shulman and Associates. The Land Use Committee continued the item to
a date certain of November 5, 2014 at which time the Committee passed a motion to remove
consideration of transfer of development rights (TDRs) from the study and requested an update be
provided to the Committee at their December meeting.
On October 2, 2014 the Mayor's Blue Ribbon Panel on North Beach passed a motion expressing
support for the Town Center Massing Study in the North Beach Analysis and for the ability to add FAR
in the Town CenterArea. The panel also passed a motion requesting that the Ocean Terrace Massing
Study be expanded to include adjacent properties on the eastern side of Collins Avenue and support
for additional FAR for hotel uses.
GONGLUSION
The Administration requests the Mayor and City Commission review and discuss the Draft North Beach
Revitalization Plan and the Town Center and Ocean Terrace massing studies to provide direction for
future City actions.
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DRAFT
NORTHilEAC'1 .
REVITALIZATION
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city of Miami Beach
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Economic Development Department
Economic Development Division
September 22,2014
Agenda ttem fout @-/c(7
1.0 TNTRODUCTION
The purpose of this revitalization strategy document is to guide the City of Miami Beach and the
residents, property owners, and business owners of North Beach in the types of projects and
programs that will begin a transformation of North Beach. North Beach is generally defined as
that area of the City of Miami Beach lying north of 63'd Street and south of the City limits
(generally located at97fr Terrace) except for any parts of Allison and La Gorce Islands.
This strategy document is not intended to be a major re-design of North Beach with expansive
alterations to zoning in the hopes that the private sector will redevelop the area with different
building tlpes or to act as a long term plan. It is intended to be the initial plan of efforts to
initiate long term rcvitalization by outlining projects to be undertaken in the short run to
eliminate the area's "tired and run down" feel and appearance while simultaneously adding
activity to the area. This document outlines prqdts and programs, the majority of which would
be initiated and undertaken by the City of Mismi Beach on property it owns and/or controls, that
should lead to a North Beach that will become more livable and vibrant with an increasing
number of shopping, dining, entertainment and iecreational opportunities for residents and
visitors. The document also contains recommendation$:::fui longer term efforts, some of which
are more conceptual in nature, that will require additional study and planning and much longer
timeframes for implementation including a Nonh Beach rniSter plan which should be designed
to address zoning, park planning, transportation:,connections, ,and other long term planning
Implementation of the plojects, programs and recommendations of this strategy plan should also
lead to a "handoff' of redewelo-pment efforts to the private sector. What is meant by this
"handoff is that,fire City wiii nave inv"JteA and will be properly maintaining infrastructure, both
capital and human, that will attract significant private investment in private properties. This
private inlestment will iesult in more commercial activity, upgraded residential properties, and a
safer more athactive overall North Beach.
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l.l Organizafion
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This document does notrftllod'a standard strategy or plan format, instead, it is designed for ease
of use by the reader. The Plan itself will consist of short synopses of each area, issue, or needs to
be followed by a listing of significant informational points and action items. The plan is then
appended with significant and in-depth description of the various components of the Plan as well
as justifications for the action items. Again, this format is designed so that the reader is
immediately exposed to the actions that need to be taken without the need to wade through
significant discussion, though the discussion and all justifoing information is a part of the overall
plan for those that wish to understand the Plan's recommended actions.
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1.2 Districts
For ease of use, this document shall separate the North Beach area into six (6) distinct districts
with similar needs and/or characteristics:
1) Lower North Shore - the area from 63d Street to 69ft Street
2) Town Center/7l't Street Corridor - the area from 696 Street to 72"d Street on the barrier
island (not on Normandy)
3) Upper North Shore - the area from72"d Street to the northern city limits at approximately
87h Terrace on the barrier island and all of Parkview Island.
4) Biscayne Point - that area that includes the two fingef -xtensions of the Biscayne Point
and Stillwater Drive neighborhoods along with,the,Crespi Boulevard area (Biscayne
Beach) r.:,:
5) Normandy Fountain Area - the area bounded on the east by the Indian Creek, on the west
by Rue Notre Dame, on the north, the northem property line of properties with frontage
along Normandy Drive from Rue Notre Dame to Rue Versailles and_.then a line along
Marseille Drive to Bay Drive and fu,$r perty with frontage oo 7t" Street from Bay
Drive east to the Indian Creek, on the $UUth, the southern prope{ty line of all of the
properties with frontage on 7f"t Street from Rue Notre Dame the Indiin Creek
6) Normandy Isles and Normandy Shores - all of the"Normandy area except the Normandy
Fountain area as described in #5.
The use of these districts-will,be of greatiim-oortance in the disdssion on existing conditions and
in the sections containing aCtion items.
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. Biscayre Point
BISCAYNE PO-,N'I..
Normandy Isles and Normandy Shores
Path M\SCMB\GS\Prolects\T4_NonhBeacnArea Disrcls\ArcMap\NonhBeach_Dstctsmxd
Legend
City of Miami Beach
: .: " North Beach Area Districts .@ ,-
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2.0 DOCUMENT REVIEW
One of the key objectives of this strategy plan was incorporate findings and recommendations of
previous plans and studies that were done for North Beach or for which North Beach was part of
the study or implementation area. This section is designed to identifu some of those plans along
with their current and/or future relevance to North Beach.
A number of previous studies were reviewed. For a more in-depth review of these plans and
studies than what follows, please see the corresponding section of the appendix to this document.
2.1 Coastal Communities Transportation Master Plan (AFgust 2007)
The Coastal Communities Transportation Master Plan (CCTMP) was prepared as a joint effort
between the costal barrier island communities of Miami Beach, Aventura, Sunny Isles Beach,
Bal Harbour Village, Surfside, and North Bay,.., llage. The purpose of the plan was to "produce
short, mid, and long term multi-modal solutionslo transportation issues on a sub-regional basis."
The plan includes a lengthy list of recommended actions broken down into'four categories: 1)
Altemative Mode; 2) Corridor Enhancements; 3) Capq$ PmjOcts; and 4) Policy Projects.
As this plan is almost seven (7) years old at this point in time, a number of the projects outlined
have already been accomplished. After a review of the Plan, the City's Transportation
Department identified the projects that shoqld remain in North B 's work plan for the future.
These projects include (with corresponding project numbei from the CCTMP:
1) Enhanced bus amenities (Ai3) ,
2) WaterTaxis (,4,-6),.,:.,:,:,:,,,,, i.
3) Pedestrian Circulation and Safety Study (A-12)
4) Enhance bicycle/pedestrian/transit linkages (A-l 3)
5) Causeway and east/west flow enhancements (CA-1)
6) Intersection Level of Service irnprovements (CA-5)
7) 63'd StreeJ travel pattems (CA-b; .,i1.1,
8) Advanced,parkine -r*,flil*, syStems (CA-1 l)
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While not specifically,mentioddd in the titles listed, many of the components of these projects
are discussed in Section 6 - lnfrastructure Strategies of this document.
Current relevance to North Beach: MINIMAL - MODERATE
2.2The Coastal Communities Transit Master Plan
The Coastal Communities Transportation Master Plan was prepared for Miami Dade Transit and
the City of Miami Beach with participation from the neighboring communities of Aventura,
Sunny Isles Beach, Bal Harbour Village, Surfside and North Bay Village. The purpose of the
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plan was to analyze "existing transit services in the Coastal Communities, assess current and
future needs, and determine if and how existing bus transit services can be streamlined to provide
the same or improved service levels with fewer routes along the A1A Corridor". The plan
includes a list of recommendation and an implementation plan.
Much as like the Coastal Communities Transportation Plan, this plan is seven (7) years old.
Significant shifts in the way Miami Dade Transportation is currently operating the local bus
systems as well as changes already made including the soon-to-be launched North Beach
circulator trolley system, have limited the current viability of this plan. The City's
Transportation Department identified the concepts and strategies that should remain in North
Beach's workplan for the future. These projects have been integrated into Section 6 -
Infrastructure Strategies.
current relevance to North Beach:
ry
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2.3 Miami Beach Municioal Mobili.t-v Plan '" '",,',-..,
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Much like the previous plans, ttre mob,'ility plan is outdatid and is currently being updated. It is
believed the existing mobility plan is outdated and thus notrelevant at this time. The new
mobility planning effort coupled with separate efforts that are underway by the City's
Transportation Department to create a bicycle master plan, a new mobility master plan will have
modernized projects and programs for North Beach that will enhance mobility through all modes
of transportation including: automotive, mass transit, pedestrian, bicycle and other alternative
methods. These plans are anricipated to be completed in or about August 2015.
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Relevance to N$ea h of existing Mobility Plan - MINIMAL
Relevance of completed Mobility Plan Update - HIGH
*r*q1,*6,g.irif to-be-completed Bicycle Master Plan - HIGH
2.4 Miami Beach Stor{n}yafer Manaeement Master Plan
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.
The City's Stormwater Management Master Plan presentedn2Ol2 outlines a number of project
types to be undertaken throughout the City to reduce flooding throughout the City due to rainfall
and tidal flooding due to sea-level-rise. The plan identified stormwater improvements to be
undertaken in North Beach in the 20 years after the report date (now 18 years).
Due to new drainage criteria and sea level rise data, the Public Works Department will be
updating these projects to conform to new conditions. It is critical to North Beach that any
remaining projects outlined in the Stormwater Master Plan and projects on any list updated due
to new standards (as adjusted from time-to-time) are undertaken to protect the area from
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flooding. Consideration for stormwater projects should be considered when any other capital
projects are undertaken in North Beach and every effort should be made to incorporate
stormwater components into these projects.
Current relevance to North Beach: HIGH
Relevance of updated project list to North Beach: HIGH
The City's Capital Improvements Plan is of great importance to North Beach as it is the list of
projects the City desires to undertake. There are a significant amount of projects outlined for the
North Beach area. These projects, ranging from stormwater tO $eawalls to installation of new
playground equipment and improvements at the bandshell, should b'e undertaken, however, these
projects are not an exhaustive list of necessary p--.,rojects for the area. Itis hoped that the City will
see fit to include projects outlined in later sectionS:of this p]aa ro future updags of the CIP.
The single most important project for North Beach i" tfr at the time of tn. authoring of this
plan is the North Shore Neighborhd Jmprovement ?mgram. This project, designed to
undertake infrastructure improvementi",,bn the main barrieiifud from 63'd Street north to the
City limits at 87ft Terrace (the project excludes Normandy Isle and the Biscayne Point
Neighborhood area and areiss.o-uth of Ztql',iiil$tregt,.and on,Parkview Island have already been
substantially completed)
2.6Infrapfub iiiC,,,Igrprove eif Frosram ; No{fh Shore Neiehborhood Basis of Desien
report (BODR)
The current Basis of Design Repofi;{tsODR) foi this project area was completed over l1 years
:
ago. Few of the individuals involVed in the preparation of this document (both staff and
members of the,,putlic), are still active with the City or in North Beach. There is a concem that
the designs in this document are no longer current and/or what the residents are seeking and that
implementation of fu project according to these BODR's will raise issues from the public. The
Mayor's Blue Ribbon Pane|,on North Beach Revitalization has asked that the BODR be utilized
only as a guideline and that iall aspects of the North Shore project be redesigned.
Current relevance to North Beach: HIGH
Relevance of nedupdated desigus: HIGH
2.7 CMB Parkins Demand and Utilization Studv
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The current Parking Demand and Utilization Study is another document in the City's library that
is aged and is currently being updated in two phases. Phase 1 of the study includes the area from
63d Street to 73'd Street and Phase 2 will include all of the remainder of North Beach. At the
time of this document, data for both studies have been collected and were under analysis with
delivery of final reports anticipated in late 2014.
As new studies are underway, the existing studies are outdated and irrelevant to the discussion in
this plan. Once completed, however, the new parking studies will be important tools to begin
discussions to assess the size and location of future parking and will assist the City in preparing
for this future need. ::
Current relevance to North Beach: MINIMAL
".
Relevance of new/updated Study: HIGH'.',.
2.8 Miami Beach 2013-2017 Consolidated Plan '
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The City's Consolidated Plan (CP) assesses community r for affordable housing, economic
opportunity, and other community servicesfulow-to-modeiate income individuals and families.
Additionally, the CP provides a justification an$ outline fur the expenditure of Community
Development Block Grant (CDBG) entitlement funds distributed through the U.S. Department of
Housing and Urban Developmcnl (HUD). Consolidated Plans are prepared for a five year
timeframe.
The City's currgnt CP wls,idopted.for the periodl,,o f 2013-2017 and it identifies North Beach as a
target arga futfuding due to the high concentrations of low to moderate income persons within
the areas:eensus tracis. The CP further indicates some of the key needs for North Beach which
includes:: -,,,.,., irr:.,iii ,. 'l'li'l'r..........,
2) General pub,lic services '.
3) Senior serviCes
4) Code enforcemenf:. ,ri :
5) Economic Development'
6) Homeless outreach' '.
It is important for North Beach to insure that the areas of North Beach with high concentrations
of low to moderate income persons remain a target area and that certain high-priority services
remain eligible for CDBG funding in future incarnations of the City's Consolidated Plans.
Current relevance to North Beach: HIGH
Relevance of future Consolidated Plans: HIGH
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2.9 North Beach Oceanfront Parks Concept Revitalization PIan (2006)
With the exception of the potential for a sculpture garden at Altos Del Mar Park, no portion of
the Oceanfront Parks Concept Revitalization Plan was brought up by the public during input
meetings for this document. This leads one to believe that it has been forgoffen by the public
since its creation h2006.
At the time of this document's creation, efforts by Terra Group to rehabilitate and construct
condominium units at the former Deezerland Hotel site at the northemmost parcel in the City
along the beach may also render this plan moot. The Tena Group has engaged the West 8 design
consulting firm to design upgrades to their site as well4,forNorth Shore Open Space Park. The
City has also finalizing a master design plan for Altos Del Mar Park and preparing to implement
the final phase of capital improvements to Bandshell Park.
All of the new development ideas, individdal plans and completed and contemplated
improvements along the beachfront have rendered the Oceanfront Parks'Plan irrelevant. Its
concepts are strong, however, and while its current relevance is minimal, it should remain as a
source document for future projects shodd the current Terra G:oup efforts for North Shore Open
Space Park cease prematurely and in the event the City doe$ t implement the Altos Del Mar
master plan.
current relevanceto-xoftilBp,,art,'i'.MnvlM,lr, "'',,
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2.10 Town Center Plan (2007)
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The Town Center Plan, authored b,y City staff ,mi1 adopted in 2007, is well known among the
residents, business o*r".i arrd n.opi*y..,o*ners in North Beach. A number of the key concepts
contained within this plan were repeate{,,6ftsn in the recent public input workshops and the lack
of implementatton,;f these concepls was often the source of resident frustration.
The Plan will require iome "tweaking". The transformation of office space to retaiVresidential
may not be in the areds best interest as one of the most limiting factors to North Beach is the
lack of daytime restaurant and consumer activity. Additionally the existing, mostly single, or
two story development can be significantly augmented by properties being developed to
maximize current floor area ratio (FAR) available to them.
Two other concepts outlined in the plan may also be in need of review. The reuse of the existing
Byron-Carlyle Theater in its current building configuration is not ideal as this site can act as a
very strong anchor for a high-traffic cultural or retail use while also maintaining potential for
other civic uses if redeveloped.
Page 9 of53
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The other concept that needs review is subterranean parking under a grassy park at what is now
the 72"d Street parking lot. This area should be reviewed for commercial liner along Collins to
connect the 71't Street business district and the businesses south of 71't on Collins Avenue to the
businesses north of 72"d Street. Additionally due to sea level rise and the high cost of
subterranean parking, it is unlikely that this type of structure would provide an appropriate cost-
benefit.
Other projects promoted and contemplated by the Town Center Plan continue to be desirable and
need to be included as part of this revitalization plan including:
1) Relocation of the library to a more central location
2) lnclusion of more mixed use projects, particularly at highly visible locations
3) The potential for public plaza's within the fabric of newly designed buildings on 71't
Street.
4) Complete streets that would promote p-edestrian and bicycle improvements making the
area more attractive for non-motorized transportation.
5) The inclusion of cultural amenities th6i' ould serve to drive restaurant and retail
patronage..rrlll
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Overall, most of the components of the Town Center Plm.iemain viable and will be included intherevitarizatio:::,";#il:*:ffilu'
""",.,
Page 10 of53
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3.0 EXISTING CONDITIONS
It is important for the reader of this document to understand the conditions as they existed at the
time the document was authored (summer of 2014) as base knowledge to justiff action items
contained within this plan. However, the detailed description of these conditions is not key to
the presentation of action item, as is the stated purpose of this plan. Therefore, in-depth,
detailed descriptions of conditions as they existed as of the authoring of this report have been
included only as Section III of the Appendix to this document.
iiiiii:i:.!i:,,
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4.0 PUBLIC INPUT
The Economic Development Division of the City's Tourism, Culture and Economic
Development Department (TCED) reached out to the public for input on the needs of North
Beach through a variety of methods. The Division staff made every effort to gather the widest
scope of thoughts, suggestions, concerns and issues from the public. Methods utilized included:
informal conversations, a dedicated project email address, a project page on Facebook, open
public workshops, a public workshop specifically directed at commercial property and business
owners, and input obtained through publicly noticed meetings of the Mayor's Blue Ribbon Panel
on North Beach Revitalization. Additionally, staff held informal discussions when meeting with
or visiting North Beach community members to gather information to be used as background
information by staff in preparation for public sessions and as a continuous source of topics for
discussion at public workshops.
The City held four public outreach meetings.io:ii" early monthr'diZOt+. While all of the
meetings were open to anyone wishing to attend, fhe first two meetings *eie designed towards a
general audience and the third meeting was geared towards commercial property owners.
Meetings were held in20l4 on January 29ft. February',i3ft; March 22"d, andefdt ZZd.
NOTE: A full listing of compiled comments from the putlic input methods (open public
meetings, information conversations, etc.) is included in Section IV of the Appendix to this
4.1 Other Input Methods .-,.
It should be noied the other i@ *etfrods: the dedicated email address, Facebook page, informal
discussions,'telephone contacts, and input at meetings of the Mayor's Blue Ribbon Panel on
North Beach Revitalization, were not numerous enough to be distinguished. Nonetheless, some
input was received through these methods and included in the discussions during the open public
workshops so thfi,.it was made a part of the overall list of issues and thus was part of the final
ranking of issues atllre last meeting.
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5.0 DEMOGRAPHIC AND MARKET OVERVIEW
When preparing plans for redevelopment, scenarios are created for revitalization that typically
includes new and more vibrant uses than currently exist within the area to be revitalized. The
public is often consulted as to their desired uses and those uses which will bring about the
greatest perceived turnaround in the local economy are often considered. This may insure a clear
vision for the area but if the redevelopers do not understand the area's demographics, market and
the demand for goods and services, the potential exists that redevelopment efforts will stall and
not come to fruition'
,..,"...
The analysis of demand is essential for the location of any potential use in North Beach as this
evaluation determines the tlpe of business that has the best chance of success. A detailed
analysis of market characteristics and demand can be fouhd in Section V of the Appendix.
5.1 Summary
Based on the data collected, there is demand at the time o{$ publication of this document for
retail establishments of various types in North Beach. The demand for square footage for each
various retail types is not great for a number of the retail sub-categories. It is however important
that the demand spans almost all of ttre reiait slb-categories. Data shows the potential for
between 487,929 and 609,910 additional square feet of retail space can be added during this time
of economic recoveryl [t is most likely that this demand will,Brow as the national and worldwide
economies continue to recover from the recent recession and as North Beach becomes a more
reliable regional and tourist draw and as residents gain more disposable income.
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6.0 INFRASTRUCTURE IMPLEMENTATION PROGRAM
The purpose of this Study is to provide for project and programs to enhance the economics,
appearance, and overall livability of North Beach. In order to meet the goals previously outlined
and to transform the North Beach of 201,4 into the North Beach envisioned by community
members during the public input meetings conducted for this study, a clear implementation
strategy must be put forth.
The two most important issues that came to light from on-site investigations, public input
workshops, emails, and other feedback from the residents, property owners and business owners
were the following:
l) Commercial areas need more vib@cy and a befter mix of office, retail and
restaurants.
2) North Beach is "tired" looking and needs attention to the delail of appearance.
This is not to say there are no other issues in North B4 but these two items are umbrella
statements under which 90% of all concerns are covered. While the projects and programs of
this section will affect the first item, they wrll be more direqtly related to the second.
6.1 The Area
't..
'.:, =',,,,,,,,
, iiir,.
tl."
:
As previously mentioned andltilised, North:tseac-h is a si2eable area so for discussion purposes,
it will be separated into.its six (6) distinct n-ighborhood districts as described earlier in this
document. The discussion will further break these areas into sub-districts to better describe areas
6.2 'General North Beach Inkaitructure Action Items
.:::: =.This sub-section will providf,.:.s recommended action item list with which the City of Miami
Beach "* uaa*s items of concern in North Beach related to infrastructure and rights-of-way.
A more detailed jdfication and description of these items can be found in Section VI of the
Appendix to this document.
::r:,: .
Overall Area Infrastructuie and Righfof-way Action Items:
1) City should devise and implement a Pavement Management System to appropriately
maintain roadways and to have a basis for scheduling of future roadway improvements
and maintenance programs.
2) Work with FDOT to insure pavement surfaces and pavement markings are maintained
within the North Beach area
3) Seek to reduce the impact of sidewalk wear on appearance by replacing sections of
sidewalk rather than repairing a small area or a single block of sidewalk when required.
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20
4) Continue to monitor materials technology to seek ways to better maintain coloring of the
Miami Beach Red sidewalks.
5) City needs to create more comprehensive and consistent palate of crosswalk designs to
serve all levels of crosswalks.
6) City should undertake a sidewalk conditions survey to identify minor issues such as
broken in-sidewalk utility box covers as well as other potential safety issues.
7) Plantings in North Beach should be reviewed for their impact on the quality of sidewalk
appearance and replaced where appropriate.
8) All plantings and landscaped areas in the public realm should have adequate irrigation
9) A conceptual design for bridge lighting and beautification should be prepared for all
bridges in North Beach with the North Beach branding a consideration.
10) Waterways should receive a one-time cleaning that is more:,ex,tensive than the removal of
debris for which the City current has a contract.
1 1) The City should seek to create a reserve account and begin allooatlng funding for future
dredging efforts of all the waterways in North Beach.
12)A master streetscape design,should be created:,,16.= ise a slate of therned streetscape
elements and a theme for right-of-way landscape plantings.
13)Entrance features should be designed and installed at the three identified entrances to
North Beach.
14) A wayfinding system based on current City #ayfrnding, biut slightly altered to be North
Beach specific should be,,designed and installed to diiect the public to key area points of
interest.
l5) Seek opportunities to sitg.Fublic parking structures in or adjacent to commercial districts.
l6)Rqgqlarlyr.,,ieview the,,,,,need to,implelnent.3 residential parking permit system and
l7)Plan for and seek opportunities to obtain land and construct residential surface lots and
resideltial parking structures if necessary.
l8)When an;t, public imprb*ement iS:undertaken in North Beach, the City should follow
design gui{dires outlined-in the adopted Stormwater Master Plan in place at the time of
project design or with guidelines exceeding such Plan and City should encourage all
other entities undertaking such projects (i.e. FDOT) to do the same.
19) The City should implCment all projects in North Beach outlined in the City's Stormwater
Master Plan as amended from time to time
20) The City should undertake a comprehensive review of all water and sewer facilities in the
North Beach area and plan for upgrading and/or replacement facilities in conjunction
with any other anticipated above ground improvements.
21) The City should undertake a complete review of lighting in North Beach and add lighting
in areas that currently have too little or no lighting keeping in mind modem CPTED
principles.
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21
22)The City should investigate various modern lighting technologies to find street,
pedestrian, and parking lot lighting fixtures that reduce glare, direct light downward to
the street, sidewalk, or parking lot surface.
23) The City should endeavor to find more suitable coastal lighting that will provide lighting
that maintains safety and perception of security for humans that is not detrimental to
turtle hatchlings or other area wildlife.
6.3 Lower North Shore Infrastructure Action Items
This area is the southernmost portion of North Beach. The ba:rier island in this area is somewhat
narow and dominated by the north-south roadways of Indian Creek Drive and Collins Avenue.
6.3.1 Roadways ,""
' i
l) Both the city-owned streets of 67n and 09fi Streets should include more plantable islands
and medians. Both of these inclusions would allow for more landsCaped areas and will
bring the areas into a more h.,q* scale, adding a moie intimate atmosphere.
6.3.2 Sidewalks and Crosswalks
l) Create a better design for crosswalks on Indian Creek Drive South of 71't that are
complicated !X..the conv-e{gence of 4lrgled #q,y&-.
2) Create clear identifiable crosswalk locations on Collins Avenue to prevent unsafe
pedestrian croSsings outside of marked Ciosswalk areas.
3) Sidewalks should be replaced where neCessary in roadways areas that may be rebuilt
acclidrne to,the BODR's (current,or future designs).
6.3.3 Bridges ,:,:
l) While technically not#ittrin N#thB"u"h, the 63'd Street Bridge from Allison Island to
the banier beach shouldt'b considered for beautification with a North Beach theme.
6.3.4 Waterways
' i, r':
'il ir .i i1) Indian Creek should reCbive a one-time deep cleaning along its banks.
6.3.5 Streetscaping
1) An effort should be undertaken to locate street trees, preferably shade trees, in areas that
are plantable.
2) Locations that may be identified for the installation of islands should include plantings
and irrigation.
3) Street ends at the west side of both 65ft and 69ft streets should be made more park-like
with green space, benches, trash receptacles and appropriate lighting.
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4) Standard spacing and additional opportunities for street tree plantings along Indian Creek
Drive should be reviewed.
5) Similar trees as those utilized along the roadway should be included along the frontage of
the City's Brittany Bay Park at the lower end of lndian Creek Drive.
6) Collins Avenue should be reviewed for the opportunity for a more comprehensive
streetscape program that would include public benches, bicycle racks, and additional
landscaping. Areas where sufficient space exists outside of the roadway should include
additional landscaped areas.
7) Lighting on Collins Avenue should include fixtures thal both light the roadway and those
that are at a more pedestrian level to insure safety for pedestrians at night.
8) The 63d Street/Indian Creek Intersection should also be reviewed for the appropriate
location for a themed, bold, iconic, North Beach:entrance sign/feature.
9) Once the sign is installed, appropriate lighling, landscaping.and possibly public art or
other design element(s), should be designed and installed around the sign to create a full
entrance feature.
10) The central portion of area, the City-owned streets north of 67ft St ::eould have more of
an intimate neighborhood feel,yith addition.ladscaping within plaiitable islands and
medians which are recommended,syfhe BODR ruf fZs and 69tr Streets.
6.3.6 Parking
:, ,;;::;,;,;,,, L ,,, ,ll l',,: '
l) A potential erists for,,,,Ihe City to $articipate in:a public-private venture to include a
parking strucfure'in the southeast c@'area of 65ft Street and Indian Creek Drive to
incentivize to havs a density of residential and provide more parking for customers of
Collinr Awenue businesses.
6'3'7 water and Sewer "" ='""""
1) In absence of an updated Water/Sewer Master Plan, replacement should be made as
outlined in the BODR if not already completed.
54--lf
This corridor includes thfusiness core of North Beach and it is the most visible sub-area. The
71't Street/Town Center district has the area's most urban design and is essentially the "front
porch" of North Beach, thus improvements in this area should be of the high priority for the City.
6.4.1 Roadways
1) Portions of Byron and Carlyle Avenues near 72"d Street are beginning to deteriorate and
need repair.
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2)
3)
72'd Avenue is in poor condition with spots of signifrcant deterioration and is in need of
repair.
72od Street is outlined for improvements in the North Shore BODR that includes a
reduction in travel land width to include angled parking in the middle of the roadway.
This righrof-way should be considered for a redesign to include a landscaped median
with the northem parallel parking considered for alteration to angled parking.
Sidewalks and Crosswalks
The sidewalks on 71't Street are distinct through this sub-area as they are not Miami
Beach Red concrete but instead, are of colored concrete. The design of the sidewalk on
7l't Street, a mix of colored cement pavers and colored cement, while unusual for the
area, does not make much of as much of a visual impact as it should and should be
redesigned. This redesign should draw more attention to thearea and take into account
extreme variations in sidewalk width through the corridor
Sidewalks along Byron and Carlyle Aveaues near 7l't Street thii are now either level
with the street surface or only slightly above causing impassible conditions in periods of
rain should be raised.
A pedestrian crosswalk is needed at the "T" intersection of Byron Avenue and 72"d
Street. While it is not a signalized intersection, this area sees significant pedestrian traffic
from children traveling to and from the Nodh Shore Park and Youth Center.
:::
Bridges
FDOT's bridge'd[ 1t$ StrCet currently'has no design features and it is poorly lit. This
bridge;should be of a signature design in conformance with the North Beach Branding
efortt'i A ihould invite pedestrians to cross from the 7l't Street Corridor sub-area to
Normandy by adding intefEiting and attiaCtive elements.
Streetscaping
An appropriate streetscape plan should be developed for 71't to replace the existing
elements which e of poor quality and design and not of a common theme.
As the "frontlorch"i,b North Beach, this corridor should have a streetscape and
landscape design that makes a statement that one has arrived in North Beach and it
should highlight the North Beach branding elements and concepts.
The area of this Corridor that is along Collins Avenue should be part of any streetscape
design for the remainder of Collins to the South of this area for consistency.
72"d Street should be considered for landscaped medians and other streetscape elements
that would be appropriate in this location such as bus shelters, benches, trash receptacles
due to the nature of the street with a large area park and the North Shore Youth Center.
Street ends at northern ends of Bonita and lndian Creek Drives should be reviewed for
potential improvements.
6.4.2
r)
6.4.3
l)
6.4.4
1)
2)
2)
3)
3)
4)
s)
Page l8 of53
24
6)The street end on Indian Creek Drive includes a grassy area that could be made into a
small pocket park with a bench, landscaping, and waterway views.
Parking
It is critical for the City to seek opportunities to construct significant parking structures in
this area.
The best opportunities for such construction of parking will be for the City to parmer
with property owners adjacent to existing City parking lots which would provide
sufficient space for parking structures allowing for reta{l or other activation of the ground
floor. : ,, '
The City should continue to upgrade its public parking lots to include resurfacing and
restriping as well as inclusion of landscaping wheie possible to soften lot appearance and
have a cooling effect on what is otherwise,ra very hot asphatrt,,,surface.
Drainage
Drainage issues exist on Byron Avenue as the sid&lks at street ieVel and stormwater
seeks to flow to the private property flooding the sidewalks. Sufficient drainage facilities
exist on the block but sidewalks,would need to be rajsed with curbing that would direct
water to the existing drainage sffuctures.
On Carlyle Avenue,lhe Post Office has complained that due to the crown of the road and
the lower curb elevatl rr":'heavy rains cause stormwater to top the sidewalk and flow into
their parking and loading dock area.
6.4.5
6.4.6
l)
2)
3)
l)
2)
6.5..
This aiea includes all of the area on the barriei iiiand north of 72"d Street as well as Parkview
Island. It corrtains a significant amount of multi-family properties, the oceanfront, and a number
of parks. This area includes the largest area in which the neighborhood infrastructure
improvement piogram has not been implemented to date and thus it has some very significant
infrastructure needs.
6.5.1 Roadways ".".'
l) Most of the City owned roadways through the area are generally in very poor shape with
cracks and wear quite obvious and are in need of the neighborhood infrastructure
improvements that have been on hold for over a decade.
2) A number of areas are in need of landscaped islands to improve safety and bring some
areas into a more human-scaled environment due to street widths, though parking needs
should be considered.
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3) The majority of the streets in need of landscaping are located in the center of the North
Shore between Harding and Dickens Avenues (the intersections already include bulb-outs
with landscaping).
4) Many existing bulb-outs are detached with an uncovered gutter between the bulb-out and
curb, grate coverings may not be feasible due to the width of the guffer, however,
wherever possible, grates should be placed on existing bulb-outs and included in any new
installations.
5) All locations with wide gutters should be evaluated for future drainage redesign,
enhancement, and./or re-construction that would eliminate or reduce the size of the large
gaps between bulb-outs and curbs for both aesthetic and safety concerns.
6) It is recommended that the City review the potential for landscaped islands in appropriate
locations to be designed as natural drainage areas much like a traditional non-curbed
swale with landscaping that would be water tolerant and able to withstand dry periods.
7) The Byron Avenue right-of-way between 73d and 75tr Streeis includes sufficient width to
add a landscaped median in this area with significant shade trees.
8) Carlyle Avenue between 74rd and ZStr Siibet should,be reviewed for tt " potential to add
width to the sidewalk area,;.,:foJ street trees, or the potential to replace several parking
spaces with mid-block, landsCapd islands.
9) The east-west corridors of 73'd, ?+ft and ZStr Streeilr*lso upp.ur to have sufficient width
to reduce open roadrvay space ana inctuae plantable iledians (part of 73d Street already
includes landscaped medians which are in need of rehabilitation between Dickens and
Harding Avenues. If sufficient widths do not exist or is not desired, these corridors
should be evaluated for the inclusion of angled parking.
10)It is also importantthat all of the alleyways in this area including Harding Court, Collins
Court, tsgon Court, are evaluated and repaved if necessary.
6.5.2 Sidewalks and Crosswalkg,:::;, ,.
1) The S6n,Street needs'tobe redeiigned to include sidewalks though the City should have a
plan for',the West Lots before moving forward with installing them between Harding and
Collins Avenue.
2) The appearanoe of sidewalks in this area is quite poor as most have been worn to the
aggregate or are MkEn, cracked, or otherwise damaged sidewalks and should be
replaced.
3) Sidewalks along Harding Avenue that were damaged when utility poles and signs were
relocated and the holes left were filled in with asphalt instead of concrete need to be
repaired.
4) Many water utility boxes in the sidewalks on Harding have also been damaged or
depressed and need to be repaired as they present dangerous conditions for pedestrians.
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s)
6)
7)
8)
Crosswalks through the residential center of the neighborhood, intersections between but
not including Harding and Dickens Avenue, either don't exist or have worn to a point of
no longer being noticeable and need to be installed or replaced.
Many of the crosswalks along Harding and Collins Avenues are worn to an underlying
base asphalt roadway surface and are in need of replacement.
The City needs to work with FDOT to increase the number of crosswalks on Harding and
Collins Avenues north of 76s Street where there is significant traffic and few intersection
crossings for pedestrians heading to North Shore Open Space Park.
The walkway behind Biscayne Elementary School, w,,1.i,,1 h leads from the end of 75ft
Street to Lehrman Dt'rvel77ft Street should be shored up u. erosion has led to some
degradation, and consideration should be giv,En to :replacing this asphalt path with
concrete sidewalk due to the amount of use it r ves. ,: ':,'
Bridges
The appearances of both sides the vehicuimbridge to,,Parkview Island on73'd Street and
the pedestrian bridge to Parkview should b6:,enhanceil cording to a to-be-created bridge
The pedestrian bridge to Par@e* Island should bE,evaluated for security and aesthetics
as the chain link fencing placed on and arolnd this bridge is unsightly; a better long-term
design for security caute designed and implemented.
One side of thret other bridges; the 776 iStreet and 85s Street vehicular bridges to
Biscayne gehh/glscayne,Point and the Dedestrian::biidge across the Tatum walkway
should all be enhanced to the appearance,and lighting design that will be set through the
u'iae; bi"lYioq p44 Eehtinsrla"-' '," .,,,
Streetscaping
Collios Avenue in Upper North Shore should be designed in a manner consistent with the
remai4der of Collins Aven-ue throqgh other areas of North Beach including greater use of
street ture in the comtnercial area betweenTZ"d and76h Streets.
Light poles that are simjlar in design to those located in the commercial district of this
area should b" plg O north of 76tr Street to provide for a continuous, but not identical,
appearance along the road.
An appropriate slate of tree and plant species should be utilized through the entire Collins
Corridor and should be incorporated into the edges of North Shore Open Space Park, the
West Lots, Bandshell Park and the parking lot at72"d Street and Collins Avenue.
All elements of the Streetscape should be consistent with the North Beach branding
concept.
Similar streetscaping elements should be utilized on Harding Avenue as well to provide
for a consistent look along this half of the Collins AvenueAlarding one-way, paired
streets.
6.s.3
1)
6.s.4
1)
2)
3)
2)
3)
4)
s)
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6) The City entrance sign previously located at 87e Street should be replaced with a sign
and feature designed to be consistent with the North Beach branding concept as well as
the entrance sign to be placed at 71't Street and the North Beach entrance sign to be
placed in the 63'd StreeUlndian Creek Drive area.
7) Area identification/wayfinding signage needs to be installed to identify key North Beach
attractions including signage directing the public to Ocean Terrace, the beach, and Altos
del Mar Park.
8) Signage identifying the North Shore National Register District would assist in giving this
historic district an identity to visitors and those driving ffuough the area.
9) Streetscape elements for this area should be of consistent design utilizing the North
Beach branding.
l0)Landscaping should be placed in the publicii:ights-of-way wherever there is sufficient
space and it should conform to the North Beach palate, maximize shade, and enhance
area wide appearance
6'5'5 Parking ,t.,,,,,,,,
,,i
1) The City must continuously reviqw th" .r".d::fur riiidentiat permit parking in the area as
the need for additional residential rlots and parking structures both in the commercial
2)
3)
4)
s)
6)
areas and residential areas. '.:,,
All potential locations to expand the number of on-stieet parking through the use of
angled parking owr Barallel parking should be furflrer explored.
Green spaces .between angled parking should be maintained to provide a more
aesthetically pleasing appearance in the neighborhoods.
Off-.9.tr=9,"9r!...n-ublic parking Currently includes ten (10) public parking lots in Upper North
Shore;.61*6rt all of whifi are in need ofgfurbishment and addition of landscaping
etrements for beautification however IotS that are part of the West Lots should not be
rehabilitated before a mastei plan for these lots is completed.
Wtren,;.pqeparing a plut fo. the West Lots, appropriate lots should be retained and
designdd{oinclude a parking structure(s) to accommodate parking needs for North Shore
Open Space'Fark including additional parking spaces that rnay be desired and necessary
to support furwE,areauses and increased use of the Park.
P106, the beachfront,lot at the library, should be considered for the location of a parking
structure as a long-term option.
P92 should be considered location for a parking structure due to its size and location.
Landscaping atP92 should be redesigned as it has grown woody and a bit unsightly and
provides a security risk due to the limited view areas they provide and the existing wall
adds to the limited view area leading to this lot having a high rate of vehicle break-ins.
7)
8)
9) The four lots that compose the CVS parking lot at the northeast corner of Harding
Avenue and 74e Street should be pursued as a location for a parking structure through a
partnership between the City and the lots' owners.
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6.6 Biscavne PoinUStillwater DrivelBiscavne Beach Infrastructure Action Items
This area includes the Biscayne Point, Stillwater Drive and Biscayne Beach/Crespi
neighborhoods. This area includes single family, mostly waterfront homes in Biscayne Point and
on Stillwater Drive and mostly multi-family units in the Biscayne Beach/Crespi area. All of
these areas have received major infrastructure improvements in recent years so there are few
infrastructure needs in this sub-area.
i i,
6.6.1 Roadways '
All of the roadways in this area have been repaired in recent years and no major improvements
are required . -. '..,,, ' ,,,,,
ii
1) The City should review the extensive usi of bulb-outs in thi Biscayne Beach/Crespi area
to determine if there are any that can be removed or reduced in size to accommodate
additional on-street parking.
6.6.2 Sidewalks and Crosswalks
l) Sidewalks in the Biscayne Be[ch/CrEspi area are lfieV uneven in color as replaced
sidewalk is interspersed with seCtions that were not replaced and are worn to an extent
that large rocks in the aggregate are visible, The City needs to find a way to address this
issue.
2) Installation of sidbwalks on the east side bf Bayside Lane south of Lehrman Dnvel77fi
Street would present a more appealing look to this small stretch of roadway.
3) Tha,.intarioi,,bridge loc on Hendon,,Avenue in Biscayne Point should be redesigned
and reconstructed to incl@agcessible Si$ewalks.
6.6.3 ,"169"1,,, : 1'.,.
1) All of the,bridges in this area should be part of the design plan for North Beach bridges,
however, fu dges interior to Biscayne Point should be of the lowest priority for
appearance upg,ades as they are used and seen by a very limited number of people.
2) Due to their proximately to single family homes, potential lighting on the bridges in this
area should be subjebt to safety needs and the desires ofadjacent residents and should not
seek to make the bridges stand out as they might be designed in other locations of heavier
traffic.
3) The entrance bridge to Biscayne Point can be designed to a higher standard, although
should still meet the desires of the homeowner's association for Biscayne Point.
6.6.4 Streetscaping
1) Additional landscaping would be desirable in the Biscayne Beach area.
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2) Bus shelters and benches may be required in certain limited areas at bus stops on
Hawthorne Drive.
3) The City should keep watch to insure that landscaping planted along Stillwater Drive
survives over time and that trees planted are healthy and provide the maximum shade
possible as this area is currently quite open and contains little if any shade.
6.6.5 Parking
1) Bulb-outs in the Biscayne Beach/Crespi area should be reviewed for the potential to be
reduced in size or removed for additional parking.
.,,,,:.,2) The City should look for two or three strategically located locations that have the
potential to be centrally located residential parking lots in the Biscayne Beach/Crespi
area.
6.7 Normandv Fountain Area Infrastrucfure Action Items
This area is essentially the commercial district'loeated4und the Normandy Fountain on
Normandy Island. This area is treated separately from the residential area due to its unique
needs and relative segregation from the@er residential are,g
6.7.1 Roadways
,.
1) The edge of.BaVementaa Mai Monides'Street shq,n-u-ld be monitored to determine if
deficiencies in the pavement are damaging to the roadway.
2) The City should work to req$aplish a consistent ROW width along Mai Monides Street
even if it requires conveying area to the adjacent property owner.
3),, h tity should seek to ciose R.re Vendome between Normandy Drive and 71't Street to
extend plaza at theNormandyfountain to the adjacent storefronts and create an area fully
open fpr use by the public.
4) If Rue bendo-" cannot be closed permanently, the City should seek methods to block it
off,, at least for weekends, to be used a public gathering/outdoor dining location.
6.7.2 Sidewalks and C.ros,swalks
.:::::]:
:::
1) The sidewalks on 7'1*t Street and Normandy Drive through the areas that are commercial
are composed of the same materials with the same look as those on 71't Street through the
Town Center district and thus should be redesigned as recommended for 7l't Sh'eet
through Town Center.
2) No sidewalks exist along the eastem half of Mai Monides Street between Vichy Drive
and Versilles Court, if the City were to be able to get more consistent ROW width in the
area, it should evaluate the potential to extend the sidewalks that exist along the street to
the west.
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3) While there are sufficient crosswalks throughout this relatively small area, there needs to
be a common design for these crosswalks to assist pedestrians in understanding the tlpe
of roadway they are crossing.
6.7.3 Bridges
l) The 71't Street Bridge should be enhanced as described in subsection 6.4.3 of this section.
6.7.4 Streetscaping
1) 71't Street and Normandy Drive need a more comprehensive streetscape program than
what currently exists in the area and it should be similar to those that will be in the Town
Center area but yet have subtle differences that will givc the area a distinct appearance.
2) There is sufficient sidewalk width to add landscaping in the area and to add appropriate
street furniture such as decorative bike racks, trash receptacles and other items designed
within the North Beach branding theme.
3) The City should make every effort to'insure appropriate streei furnishings exist in
locations of bus stops or of stops for the North Beach Circulator Trolley to service the
needs ofriders.
4) The City should insure light poleS in the area match adesired streetscape scheme as well
as making sure the poles are sufficient to support decoiative banners.
5) The sidewalk landscape areas on the south side of 7l't Street and the north side of
Normandy Drive in front of residential properties sho,uld have a consistent landscape
design to include shade trees with landscape material between the trees.
6) The Deco Bike rack located on Rue Notre Dame is in the roadway and should be
redesigued to be protected &om motor vehircular traffic and with trash receptacles and
oth{,.e1ements in the immediate area.
7) Streetscape elements should be highligbted at a newly renovated Vendome/Fountain
plaza, as they will be particulariy visible in this area, and they should flow from the plaza
through the remainder of the ar"a.
:l
6.7.5 Parking
.i :.
1) On-street part ing is.well utilized in this area and parking overall is in demand. There do
not appear to be any real options to increase on-street parking in the arca. In fact, the
proposal to close Rue Vendome for a public plazawill eliminate nine (9) parking spaces.
This means off-street, public parking will be crucial for the area in the future.
2) Adjacent to the west side of P88 is a drive-thru banking facility associated with the Chase
Bank located at the northwest corner of 71't Street and Rue Vendome to the east side of
lot P88 that presents an opportunity for a joint public-private project to build a parking
structure constructed with drive-thru facilities for the bank incorporated into its design.
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3)
4)
s)
An opportunity for another parking sffucture exists just adjacent to this sub-area at the
site of a private surface lot currently exists one block off Normandy Drive at southwest
corner of the intersection of Rue Versailles and Marseille Drive.
If the lot described in item 3 above can be developed with sufficient spaces, lot P89
should be abandoned and developed with a commercial building to provide a continuous
building frontage on the sidewalk.
All potential locations to expand the number of on-street parking through the use of
angled parking over parallel parking should be fuither explored.
The City should review locations where sidewalks do not exist in this area for potential
inclusion of such to complete a pedestrian network.
There are some corners (sidewalks off the roadway surface) along both Normandy Drive
and 71$ Street that include large areas of concrete pavement that should include green
6.8 Normandv Isle and Normandy Shores Infrastructure Action Items
This area includes the area on the Normandy Is that are not a part of the Normandy
l
Fountain area. This includes almost all the residential (single-family.and multi-family) areas as
well as the relatively small commercial district:located at the westem'eide of the area around the
convergence of 7l't Street and Normandy Drive prior to the JFK Causeway Bridge.
6.8.1 Roadways
1) The City should discuss *itf, udjaceii:residential o#1r"., Fverglades Court, an unpaved
alleyway west of Maj Monides Street to explore the positivcs and negatives of paving of
the alley and determine the long-term future of the alley.
2) The City should level and re-compact Everglades Court and should monitor this alley to
insure the surface remains even so as to make sure that vehicles can comfortably traverse
the area and that the alley does not become a magnet for illegal dumping.
3) The City should work with FDOT,to detrffiine if landscapable islands can be placed
along Normandy Drive and 71't Street af intersections that are within safety and sight
triangles. These areas are currently hashed with paint indicating that there is no parking
in these:,::areas, landscaped islands would to add to area aesthetics and provide traffic
calming.
4) Driveway aprq.q should bC installed in ROW in the single family residential areas south
of 71't Street to insure a clean appearance of the neighborhood and prevent muddy
patches without green space during the rainy season.
5) The City should review the potential to redesign the area of the intersection of Biarritz
Drive, and Brest Esplanade to make the area function more efficiently for public use.
6.8.2 Sidewalks and Crosswalks
1)
2)
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3)
4)
space cut-outs to reduce the harshness of the environment and improve area aesthetics if
appropriate.
Crosswalks in this area are a mix of different designs that should be standardized for the
area with a more decorative crosswalk that includes a different color for the pedestrian
area than the roadway.
The City should review pedestrian activity in the two multi-family areas south of 71't
Street to insure that pedestrians are not crossing streets at mid-block and should install
crosswalks at locations where warranted.
The City should continue to work with FDOT to ,place crosswalks that traverse
Normandy Drive and 71't Street, particularly at Rue Granville.
The two city bridges that cross the Normandy Waterway at either end of Normandy
should be enhanced according to the bridge painting and lighting plan to be designed.
While not necessarily contemplated by the North Beach branding for bridge painting and
lighting, the City should open a dialogue with FDOT about enhancing the appearance of
the eastern landing of the JFK Causeway bridge in an effort to upgrade this landing to
include a treatment consistent with.the.appearance theme and lighting schemes that will
be designed and ultimately implemenied for afl otherbrid.ges in North Beach.
Streetscapiry ,,..,....,::''=,,,..,,... 'i
The City should,work with FDOT to continue streetsCaping in the Town Center and
Normandy Fodlin areas through the TlslStreet and Normandy Drive in this area.
On Nolmqqay Oriie ,aa
-,,il't Street, a program of evenly spaced trees should be
iffilemented with an aprpiorpriate sp ,oies that will add shade to the area but which are
suited to this environment of timiteA planting space and vehicular traffic.
It is not recommended that decorative sidewalk pavers or designs be continued through
the blocks between Rue Notre Darne and Rue Granville, though there may be benefit in
repeating,,fte sidewalk design of the commercial districts of 71't Street on the 71't Street
and Normandy D:ive areas from the JFK Causeway bridge to Rue Granville to announce
entry to the City.
The existing City,i..entiance feature and sign located at the eastern foot of the JFK
Causeway Bridge should be replaced with a sign and feature designed to be consistent
with the North Beach branding concept as well as other recommended entrance signs at
87ft Street/Harding Avenue and in the 63d Street/Indian Creek Drive area.
Within the multifamily area on the West of Normandy Island south of 71't Street, the City
needs to find a way to add additional trees to this area and some pedestrian-scale lighting.
Landscaped islands interspersed within parking along most of the streets north of
Normandy Drive are an excellent compromise between the provision of parking and
s)
6.8.3
l)
2)
6.8.4
1)
2)
3)
4)
5)
6)
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appropriate street landscaping and should be used as an example of this type of design for
other areas of North Beach and of the City in its entirety.
7) The City should also review the potential to better design Brest Esplanade into a true
esplanade as the ROW in this area is much wider than the roadway itself. It may be
possible to redesign the area to add a small median and/or street trees that would give this
short, one-block stretch in the middle of this multi-family are1 a very unique look.
6.8.5 Parking
1) The City needs to make certain that single family properties in this area that have paved
swales have received appropriate approvals from the City.
2) It is further recommended that paving of swales and the replacement of grassy swales
with stone or other landscape materials be.forbiddeil as it negatively impacts the
neighborhood aesthetics and leads to erosion at the edge of pavement.
3) The City should continue to explore plportunities to acquire.'lots for surface lots within
the multifamily zones of this area as *ell as consider residential parking structures to
meet long-term needs.
4) This area includes parking,,tOl P87 that 'is in1eeO of improve-"rt, including a
resurfacing and design to includilandscaping,o roft"l,,,lhe appearance of the lot.
There are several lots along South Shore DriVell ed by the Housing Authority of the City
of Miami Beach. The City should workwith the Housing Authority to determine if the
Authority needsalltif the lotS and/or the potential for a joipl.,nroject that would meet the
needs of the Authority's affordable housing nrission and the City's need to provide additional
parking in the area. 'i,,,,,,,,
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7.0 PUBLIC PROPERTY IMPLEMENTATION PROGRAM
This section will explore recommendations for the use of public properties in the various sub-
areas of North Beach. The purpose of this section is to provide recommendations that will
maximize the use of public properties to facilitate use by the public and the stimulating of other
desired activities by the public and private entities. Recommendations will focus on parks as
well as other properties owned by the City. lnitially presented will be needs of the entire North
Beach area which will be followed by recommendations for the six (6) sub-areas utilized
throughout this document. ..-,::-
7.1 North Beach Areawide Public Propertv Neq,f,p :.,,,
There are several overall needs/possibilities tho City must addresi for the entire of the North
Beach Area. These needs will be outlined below. Needs and poSsibilities of individual sites
within the sub-areas will be addressed by sub-area later in this section.
1) The City should engage an e.Sperienced and rgputable master planning firm to prepare
long range plans to include zonirrg and land use modifications as well as long range
targets for transportation, park;'and other related North Beach issues.= ,ill,
7 'l'2 Parks
"...t.,...
=i'::
"".'
1) It is.""o-*d[dea tnut tfr" CitV cause to b" pr"pur"J a Master North Beach Parks Plan to
investigate recreational needs of the Nofth Beach public and visitors and plan how these
needs will be met givea jhe existing parks in North Beach.
2) The-,$aster North Beach,,Parks Plan:.should ,also address the physical needs of each park
bbth for use and beautification. Parks should be programmed to include appropriate
activity spaces and facilities (courts, fields, play areas, a skateboarding area, teen center),
along w.ith appropriate landscaping, hardscape and other needs.
7.1.3 Street Ends
1) Where possible, street ends should be landscaped in a manner that creates a park-like
setting which may simply mean a defined termination of street pavement and inclusion of
grass and trees to an area.
2) Street ends on watetways should be considered as locations for kayak/canoe/paddleboard
launches or stops where appropriate given adjacent property use, whether parking would
be required and the amount of space available for public use.
7.1.4 Streets and Rights-of-Way
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For purposes of this document, improvements to streets and other rights-of-way including ideas
for streetscaping, have been included in the previous section on infrastructure strategies and will
not be discussed in this section.
7.1.5 Parking Lots
Parking lots and the need for parking structures is covered in the previous section on
infrastructure strategies and will not be discussed in detail in this section. It is important to
suggest in this section however, the potential for public-private partnerships to facilitate the
construction of parking structures in North Beach.
1) In any location where the City owns a parkinglnt or other land where a parking lot or
:H:,ffiili:rut*:'*: seek out partnershipi with the adacent land owner to create
2) Thehighest likelihood for a paftnership $fulO be in the Town Center/7l't Street Corridor
area as City National Bank owns and is seeking to sell a number of
developable/redevelopable lots in this area, many of which are adjacent to existing city
surface parking lots.
3) While Town Center/7l't Sd$et'presents the greatest potential for these collaborations,
opportunities to partner with private entities are availatle in all of the areas of North
7.2 Lower North Shore Public Pronertv Needs
The City owr,rs ser/eral parcels in,,this aroa, at this time however, all of these parcels have distinct
uses and are t available for 6ther use. Recommendations for each property will be outlined
bglow '' --.,-'
7.2.1 Brittany Bay Park
1) The sedwall along the entire of the park is in a poor state of repair and in need of
replacement.
2) The seawall plgject shodtrd be designed to include a kayak launch.
3) Landscaping should be maintained and upgraded including: missing trees should be
replaced, irrigation pipes are visible due to floating or breaks should be replaced and/or
reburied, and lower level groundcover/shrubbery with color should be added.
4) Some lighting was not installed or removed with at least once concrete base with
extruding bolts and wiring conduit exposed that should be used for its intended purpose
or removed.
5) A dumpster at the site should be placed in an enclosure and the paved surface around it
should be better delineated from the open area to prevent unauthorized vehicles intruding
into the park.
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6) The existing pump station at the site should be landscaped if possible to blend into the
natural landscape of the park.
7) The small parking lot at the north end of the park is in need of resurfacing and the City
should review the potential to expand the lot slightly (less than eight (8) spaces) to
accommodate addition vehicles should the kayak launch be included at the site.
7.2.2 65th Street
l) The 65ft Street roadway between Indian Creek Drive and Collins Avenue does not apear
to be a dedicated righrof-way. If there is no unusual circumstance of title or deed, this
roadway and adjacent sidewalks should be dedicated to the public and included as public
right-of-way to insure the area traffic pattem remains as is and the potential for access
problems to future projects in the area will be nullified.
7.2.3 The Ronald W. Shane Watersport Center .'.
,,,,,,
1) The City should work with the tenant oil,site, the Miami Beach Rowing Club, as well as
the Miami Beach Visitor and Convention Authority io find ways to attract more northern
college crew teams to the site particularly during spring break.
2) The City can produce an attrac brochure and woik with the Club and its membership
to make recruitment calls to other schools and potential rowing club users to fill the
calendar.
3) All the parties should work together to explore if new events around rowing or kayaking
that will bring ,in additional consumers of food, beverage and room nights would be
desirable at the Site.,::: ,-,
,:,::::..,'.
7.2.4 Poliie Department's North End Sub Station (NESS)
:::::::
1) Should a satellite City Uall be located in ttorth Beach in the future, and city facilities
located in North BeaCh, the Police Department should consider relocation of the sub-
stationitp,the new site to insure all municipal facilities will be in a centralized location.
2) lf the NESS were to be relocated, its current site would need to be evaluated for its future
use as a waterfront park open to the public.
3) Whatever happens on the site, it remains a good location for a launch site for kayaks,
canoes, and paddletoards if installation of such is appropriate with the Police
Department's continued use of the site.
7.3 Town Center/7l$ Street Corridor Public Propertv Needs
This area contains eight (8) properties, six (6) of which are parking lots. These properties
include:
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7.3.1 Parking Lots
Lots in the area include the following:
Parking lot P-80 (southeast comer of Byron Avenue and 7l't Street)
Parking lot P-83 (approximately 6941Harding Avenue)
Parking lot P-84 (approximately 6970 Harding Avenue)
Parking lot P-85 (approximately 6981 Carlyle Avenue)
Parking lot P-86 (t'wo side-by-side properties: approximately 6980 lndian Creek Drive and
6981 Bonita Drive) ,,,,..
Parking lot P-90 (northeast corner of Bonita Drive and 71$t Street)
1) All of the parking lots in this area are potential=fu6lic-private partnership lots. If adjacent
property owners desired to build additional square footage or to replace existing
buildings, the City should discuss a uartnership with the property owner to include
parking structures or the reconfiguration of the public lot to eipand public parking
capacity while addressing nar!18 needs ofpotential tenants. i
,,:,:,:,
7.3.2 Property" at the Blue North Beach Condominium
This property ownership is limited to the area on which a bus shelter is placed at the northeast
portion of the property on Abbot Avenue. Other than redevelop the bus shelter, there is nothing
that can be done at this site.
1) The City shotitrd ,,insure that ttre bus shelter is in conforrnance with any adopted
streetscape theme or plan-
7.3.3 The Byion Carlyle Theater
1) If ttre city-owned parking ioi,U"fri"A the theater site were to be included in a new
development, the site could potentially include several floors of parking in addition to
retail, offiCe.,or other such space. Given this development potential, this property should
be consid for the Cify to place a needed anchor use in the Town Center/7l't Street
2) An anchor use that would draw people to Town Center that will not only visit the user on
the site, but will visit other businesses in the area should be attracted to the site. This
may be a user that draws based on employment (an office user), the placement of a
destination retailer (i.e. a deparlment store or unique, high traffic store), attraction of
educational facilities (an institution of higher education with significant on-site
enrollment), or entertainment/creative activities (theater, music hall, art gallery).
3) The best use of the site might be enteftainment uses such as theater and/or creative space.
Revitalization in many areas around the country has been anchored by strategies that
included art and the creative class and such uses will generally require a generous
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7.4 Upper North Shore Public Propertv Needs
,i
This area contains the largest number of public properties in all ofNorth Beach.
The number of parcels will not be outlined as most of the city owned properties contain
numerous parcels of many different current uses. The properties will instead be group as they
are known: These properties the following:
7.4.1 Parking Lots =.',,..
Several of the parking lots in this area are excellent locations to do -or" ih* have surface
parking. Several will be explored in greater depth to describe,,other opportunities that exist with
or adjacent to them.
_ ^; ,..
:' "':,,;;,',,,;,,,.,,,
,
7.4.1.1Parking Lot P-91 ,' :i:i;-, ::
This lot is part of the North Shore,Park and Youth Center. It is not in need of improvement at
7.4.t.2raixlng iiip.gz ,,,,t,i '' ... '!
1) There are several possible uses for ihis site other than a surface-only parking lot
mentioned in the public input workshops:
a. .The site could be used as,a green space, with a soccer or other type of field, atop
suhterranean parking as envisioned by the Town Center Plan though it could be
someur!4t costly to provide subteffanean parking at this site due to its low
elevation and there would probably be a reduction in the overall number of
parking spaces that could be provided due to the need for structural elements for
the roof.
b. The site for a mixed use center; brought up by a majority of those commenting on
the site. A voter referendum would be required to transfer ownership or to have a
long term lease for a mixed use center however.
2) A combination of both of the previous options provides a third and preferable third
option; utilization of the eastern half of the property for a multi-story parking structure
with ground floor retail uses on Collins Avenue and an open green space suitable for
active field on the western half fronting on Harding Avenue. This would both increase
partnership (so would be unlikely to inhabit privately owned space) but such investment
can have large return on investment.
4) The Byron Carlyle Theater site is a key piece of the revitalization of North Beach and the
City needs to think past the existing use and building and prepare a vision for the site that
would include an anchor user for a building that would maximize the development
potential of the site and draw people to the area.
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the number of parking spaces and provide a continuous commercial frontage on Collins
Avenue providing a needed connection between commercial districts on Collins Avenue.
3) Whatever the use of the site, the effect any use of the site would have on noise emanating
from the North Shore Bandshell during any use utilizing sound amplifying equipment
needs to be considered.
7.4.1.3 Parking Lot P-l10
l) Should any lots adjacent to P-110 be marketed for snle, the City should immediately
evaluate the potential for construction of a residential parking sffucture on an expanded
lot and react accordingly.
7.4.1.4 Parking LotP-ll} . ,,,.,i.ri
1) The City should continue negotiations,,With developers seeking to redevelop the Howard
Johnson's Hotel located at 8701 Collinq Ar/enue for the transfer of this lot so that the
developer could build a parking structure on the block.
2) Should this project not come:tu fruition, the Cityjhould rebuild this'larking lot and
expand it to include space on the western side of the city's lot (currently vacant) so that
sufficient landscaping can be incorporated into the lot
7.4.2 Parks j
There are a number oiparks in the North Beach. Where improvements are recommended they
are listed below. '':'.
"',
7 .4.2.1 Noith Shore Bandshell, Pail</Unidad S enior C enter
The bandshell isfu need ofmore diverse and more frequent programming as requested
aut$ prrblic input workshops._ The public indicated that the bandshell is a special and
uniqud'a.thaction in North Beach and it should be a prominent feature utilized to provide
entertainment to the residenJs of the area and to attract visitors to the area.
The City should,procure an individual or firm to manage the bandshell and be responsible
for programming,'of the venue including performers that will provide a diversity of
entertainment and'musical genres and this entity can assist in providing more control of
performances to insure they do not extend beyond the allowed time or exceed allowable
noise limits.
The City should maintain more control over bandshell sound through the installation and
maintenance of a house sound system at the bandshell and a review of other measures
that would direct sound away from neighboring properties or absorb the sound before
reaching these properties.
It is critical that Unidad and the selected bandshell management work together to prevent
conflicting events between the Senior Center and the bandshell.
l)
2)
3)
4)
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7.4.2.2 Altos Del Mar Park
l) The master plan approved for this site in 2014 should be fully implemented in an
expeditious manner to include all elements outlined in the plan.
7.4.2.3 North Shore Open Space Park
1) The park is in need of upgrading to make it more attractive and to add more amenities
that would attract users, provide more recreational opportunities within the park, and curb
the occurrence of undesirable activity.
2) The City should take the conceptual plan for the park, as has been prepared by West 8, a
design consultant engaged by a developer seeki4g to redevelop the Howard Johnson
Hotel site, and hire a design consultant to convert it into an implementable plan with
community input.
3) Designs for the Park should include-.additional areas of activity, safety and security
measures that will provide for visitois,,,,,,to the Park and will prevent the site from
remaining an opportunity for the homelesi to encamp.
4) As part of the overall redesigc,,dthe park, the City should consider a name change that is
descriptive of the site and/or isi1,,,a name that is easily marketed.
5) Proceeds from the sale of 87th Terrace to the developers of the Howard Johnsons site, or a
portion thereof, have the potenAial tb;' should ,be used to fund significant
improvements to North Shore Open Space Park.
1) There lemains spaoe for,,,,$idditional activities in the park, however, what, if anything,
should,,be inCluded in the park should be a subject for a North Beach parks master plan as
prwiously recommended in,fe Area lVide Needs subsection.
7.4.2.s ParF1i Island Palk,
1) This small park space on Parkview Island is an underutilized site that could be improved
with a playground, more seating, and more inviting landscaping. Specific future
amenities should be programmed as part of the afore recommended North Beach parks
master plan.
7.4.2.6 Biscayne Elementary Park
1) This park, a field and playgrounds adjacent to Biscayne Elementary School, should be
considered for a partnership bet'ween the City and the School Board to enhance the park
to better serve both the school during school hours while striving to open the park to the
public in the evenings and weekends.
2) The pathway along the waterway on this site should be improved and shoreline of the
waterway secured to prevent collapse of the pathway. Particulars of improvements and
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potential programming for the public outside of regular school hours should be a part of
the aforementioned North Beach parks master planning effort.
7.4.2.7 North Shore Park and Youth Center
1) Any additional improvements or changes to this park should be explored as part of the
area wide parks master planning effort.
7.4.3 Roadway Parcels
1) Several city-owned parcels in this area are actually utilized as rights of way. These
parcels should be dedicated to the public made ri$htsrof-way rather than individually
owned parcels to insure no future issues with these roadways. This includes:
a. 85ft Street from the Tatum Waterway to byron Avenue (8480 Byron Avenue)
b. 77ft Street from Dickens Avenue.pcf0ss the Tatum Waterway ,c. Eastern Portion of Ocean Terrace (Oiean Terrace bei*ien 73nd and 75ft Streets)
7.4.4 Mixed Projects = , ,,
Properties described below include sites,that are of multiple uses such as a parking lot and the
library site or parking lot and vacant, undesignated land.
7.4.4.181't Street Pedestrian Bridge Approach (S060 Tatum Waterway Drive)
l) Upgrades to thi$ site*ere discussed in the Infrastructure Section of this document and
in"tuO"a landscaping upgrades, other minor site improvements, and inclusion in the
bridge painting and lighting program.
7,4.4.2 W Ci Tank I',arm/1.{oith Beach Community Gardens and Park/Parking Lot P-93
This area includes the water tanks and all of the land west of Dickens to the Tatum Waterway
including thal land south of 73'd Street'io 72'd Street.
l) The soUdb- portion south of 73'd Street includes the P-93 parking lot which is in need of
complete rehabilitation to include Trash receptacles and landscaping installed at the
parking lot perimeter 10 act as a trash barrier to catch trash that might otherwise blow into
the mangroves or thewaterway.
2) that part of the southern portion of this area as well as the portion of the land north of
73'd street that is not enclosed by the fencing around the water tanks should be considered
as park space in a North Beach Master Parks Plan and planned accordingly.
3) The existing community garden as well as the potential to site a kayak launch in this area
should be included as part of this master plan as should a funded, but not yet
implemented, project to install a pedestrian path around the water tanks that would link to
the path along Biscayne Elementary Park and linking to the Parkview Island pedestrian
bridge.
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4) The area around the water tanks needs to be better secured with the gates closed and
locked to prevent the public from wandering the area around this facility.
5) The tanks are in need of pressure washing/painting on a regular basis and the dumpster in
the enclosure built into the chain link fencing on 74ft Street needs to be better policed as
trash is regularly overflowing this dumpster.
6) Additional landscaping should be installed along the Dickens and 75ft Street to better
shield the tanks from the public view and present a more park-like view of the property.
7.4.4.3 The North Shore Branch of the Miami Dade Library and ParkingLot P-106
l) It would be best if the library was relocated to the Town Center area or perhaps as one of
the ground floor uses in a parking structure elsewhere in North Beach and the existing
building removed from the beachside site.
2) Once unburdened by the library building, the City should'leview three options for the
site;
a. The existing P-106 lot could be E$anded onto the old library site
b. A new building that lined the frontage, but was not of significant depth could be
constructed to provide a building to screen-the parking from genefal view
c. A parking structure wi& soTe,,,minimal grouqi floor retail could be constructed
on the site.
7.4.4.4The West Lots : ,t 't,, ',r,tt.,-,=.
The 31 parcels on the west side of Collins Avenue east of Collins Court from 79ft Street to 876
Street are collectively referred to as "the West Lots". These lots are all city-owned, though they
have differer:t.uses. This area includes parking lots P-107, P-108, P109, and Pl11, the site of the
Log Cabi4 and'ieveral vacant lots. In addition, the City's Ocean Rescue Division is currently
occupying a portion of P-107 with:the City's sipshop to occupy the site temporarily in the near
future. The West Lots are the last major development site in North Beach and the only vacant
developable land currently owned by the City.
1) Due to the importance of this area and the reluctance of the public in the open workshops
to discuss these lots, it is recommended the City engage a professional planner to prepare
a master plan for the "Iffest Lots.
2) A hired master plaffier for the West Lots should consider public sentiment on all
potential uses and should explore developments of differing tlpes and sizes, whether
additional floor area ratio (FAR) would be appropriate and desired for these lots and
should create basic graphic representations of each potential use and/or development
option to insure the public understands each option and the potential impact each would
have on the area.
3) The master plan should also include the amount of public parking necessary to
accommodate visitors to North Shore Open Space Park at the time of the plan and into
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the foreseeable future, as well as the t)pe, amount and location of this needed parking
and any other parking that may be required for the various proposed uses.
7.5 BiscavnePoinUStillwaterDrivelBiscavneBeach
There are only four city-owned properties within this sub-area. These properties include:
7.5.1 Crespi Park and Stillwater Park
1) Potential future improvements to these parks should be considered as part of the North
Beach parks master planning effort. i
7.5.2 8I't Street Pedestrian Bridge Access Lot ..."
l) This site should be treated not only as acces-s to the pedgslgian bridge, but as a pocket
park with appropriate landscaping and any neighborhood desired amenities. Upgrades,
be they landscaping, benches, or other equipment should be subject to the aforementioned
North Beach parks master planning effort.
7.5.3 Pump Station Site at North Biscayne Point noril=inO Hawthorne aneooe
l) The City needs to better landscape,.the southern &ontage of the parcel along North
Biscayne Point Road. On this side".the public "* r"" into the site and see all the stored
2) The City should eValuatb:the need foi,the vacant portion of the lot and if it is not expected
to be required for an expansion of the pump station use or any other such use,
consideration of the site as a surface parking lot or pocket park is in order.
7.6 @"',,
There are four&-owned lots in this sub-area. These lots include:
7.6.1 Parking Lots ?-88 and P-89
1) Potential scenarios for;uie of both the P-88 and P-89 parking lots were examined in detail
in the Infrastructure Strategies Section. Please see that section for recommendations for
future potential for these lots.
7.6.2 Roadway Parcels
1) The two remaining parcels in this area are both utilized for part of the Vichy Drive
roadway. Efforts should be made to dedicate these parcels to the public and include them
as rights-of-way. This will insure continuity of the roadway in perpetuity.
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7.6.3 Vendome Plaza
1) The City should seek to close Rue Vendome between 71't Street and Normandy Drive,
reclaim this area into the plaza and reduce the entirety of the plaza (minus the pump
station and perimeter knee walls) down to grade level. The plaza should then be
reconstructed to function as a public plaza including outdoor dining areas.
2) Reconstruction would include a grade level, designed surface that would include tables
and chairs for the public to use in relaxing and/or having meals at the Fountain.
3) The pump station should remain cordoned off and,,,,,g,,,,,,,,,,,,,,,1rpu1d be the subject of an art
intervention through the City's Art in Public Places program
4) With the inclusion of the small portion of Rue Vendome into the plaza, there would be
space to include a performance area as well ,as outdoor seating for the adjacent
storefronts.
5) Outdoor dining would promote the location of additional restaurants and could assist in
attracting uses such as craft brew pubC,and wine bars that would be complimentary to a
cultural anchor at the Byron Carlyle site. ,l'.,,
6) It is recommended that all necessary steps ,u*e irri$ediately initiated to undertake the
previous five recommendati$ns,'for this area to jnclude discussions with the Florida
Department of Transportation iegarding the bridge beautification and the closure of Rue
Vendome, as well as how to undertak" the.project while insuring overall pedestrian and
7.7 Normandv Iilp 4nd Noimqndv ShoreE .-:,. ::
This area is mostly residential in nature and thus there are few parcels of public land. These
parcels rrfqffifld,ll,. ,= -
7.7.1 Paiking Lot P-87 ,,.,.,
l) This lot is in need of rehabilitation and the inclusion of landscaping.
2) The Cig should monitor the availability of the adjacent multi-family properfy. Should
the property become available, the City should evaluate the potential to expand the
parking lot and iqq,fude a parking structure on an expanded space.
: :::.::-
7.7.2 Normandy Isle Patkand Pool
1) The City should alter entrances on the southern side of the park, particularly the main
southern entrance mid-block on 71't Street between Rue Granville and Trouville
Esplanade, in order to orient entrances in such a way to encourage neighborhood
pedestrians coming from and going to the park to cross 71't Street and Normandy Drive
at locations where pedestrian crosswalks exist.
7.7.3 Normandy Shores Golf Course and Normandy Park
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Normandy Shores Golf Course has seen some significant rehabilitation in previous years and
is not in any need of any alteration at this time. The site, like any other park in North Beach
should be included in any North Beach park master planning effort.
l) At the time of the creation of this document, additional improvements that should be
continued are underway at the site.
2) This park could include in the future a kayak launch area as it is located directly on
Biscayne Bay. Future improvements to the site however, should be subject to a North
.11t::=
Beach park Master plan.
1t,;.,:17.7.3 Fairway Park
1) This park has also seen significant investmeni'ii"r"".n years and any potential future
improvements or changes to programming.ihould be inCluded as part of a North Beach
park master plan.
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8.0 PRIVATE ACTIVITY IMPLEMENTATION PROGRAM
This section will explore recommendations to promote activity or changes that must be
undertaken by private owners, businesses, or individuals to enhance the North Beach area. More
specific recommendations for the direction of private activity, as well as the ways the City can
promote such activity should come through a more detailed and long term, North Beach master
plan.
8.1 General North Beach Areawide Needs I',
1) The City should engage an experienced and rgputable master planning firm to prepare
long range plans to include zonrng and land use modifications as well as long range
targets for transportation, park, and other related North Beffi issues.
8.1.1 Increased Aesthetic Standards ""d d[d; Compliance
l) Better area aesthetics - this includes "general p-ioperty upkeep and maintenance.
Standards for North Beach should be higher. Community expectationi need to be raised
2) To raise the standard to meet ,Cxpecta,[orrs of other ]axeas, the City should update its
property maintenance and other aesthetics-related city codes where needed.
3) The City's Building Department needs to remain vigilant over property owners that allow
their properties io fall inio disrepair including continuation of its aggressive campaign to
utilize the Miami-Dade County Unsafe Struqtures Board and demolish unsafe buildings.
4) The Cily needs to ..insure'=,,there is sufficient means to communicate to the public
informationrabout city Codes and any amendments to them through the use of social
, msdia, flyers to affected':pi,..qperty-t)apes, distribution of an updated guide to city codes,
and other such methods.
=5) Additional enforcemert resources from all regulatory departments need to be dedicated to
North Beagh to fully implement new and existing codes.
6) Additional Code Compliance officers and personnel dedicated solely to North Beach
would assist the delll,hnent be able to spend more time being proactive with enforcement
rather than more reaetive.
,.,
8.1.2 Historic Preservation
1) As part of a more comprehensive North Beach Master Plan, historic preservation should
be explored in more depth with a full review of existing and potential historic districts. A
full prograrn to promote the area through historic preservation should be a key part of this
master plan.
2) The City needs to find away to promote visitation to the area's five historic districts.
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3)
4)
The City should highlight North Beach's MiMo architecture in a comprehensive manner
to provide visitation.
The City should review all options to encourage private property owners to maintain
MiMo and other historic structures and their original elements in the North Beach area
this could include the following:
a. The City should further promote existing tax relief programs of Miami-Dade
County and the Federal Government.
b. The City could create a tax relief program similar to Miami-Dade County's
(though this might not be financially feasible for the City).
c. Fee and Cost Elimination: The City could reduce the cost of various fees for
services provided to historic propertie.s.,,,,,,.gcA as those associated with planning
services, are locally authorized and could be reduced by the City Commission for
d. A method to fund and standards for a grant that could pay certain impact or other
fees on behalf of the property oWner could be devised where such fees could not
be legally waived.
e. Transfer of Development Rights (TDR) Program: The City has been exploring
the potential of a program to transfer unused development rights on properties
containing contributing histodc properties in Certain areas of North Beach.
8.1.3 Attraction of High Tech Industry
North Beach has a lo{, of the basic building bl s to attract figh tech start-up businesses. The
community has a relaxed,'beach !{,qtyle, relativeiy affordable housing, access to the burgeoning
local high.tcch boqlnlnity,.pote ial investors, and a diverse, creative area talent base. What
does not exist irNorth Beach-' the creative ,acilities and cohesive programs to bring
1) The Cityshould host a one-day high tech workshop to gather local high tech leaders for a
discussidn on elements would be needed in North Beach to make it more attractive to
the industry.
2) The City should seek to attract a private or non-profit, high-tech, business accelerator that
would cater to small start-up businesses by providing them space and access to mentors,
financing, and intellectual networks. Attraction of such a facility may require the City to
provide a building or portion of a building for the accelerator's work space at no or
reduced cost.
8.1.4 Inducements for Desired Activity
l) The City should consider various inducement methods to encourage the attraction of
desired development and business tlpes. Allowances for additional developable space or
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8.2
the abatement or elimination of various fees, costs, or other expenses would reduce costs
for desired activity.
LOWER NORTH SHORE
8.2.1. Between Collins Avenue and Indian Creek Drive South of 67th Street
1) There are several vacant buildings within this area that are prime sites for redevelopment.
Specifically in the area between Collins Avenue and Indian Creek Drive south of 67ft
Street, these properties are smaller, older, mutti-family UUtAing.. New construction
around them has been of more modern and taller condominiums which should set the
pace for new construction in this area.
2) The City should be open to partnering with an area dffiof. to construct a public
parking structure in conjunction with area development to facjfitate redevelopment and
assist businesses located on Collins Avenue north of 65s Street,
8.2.2 Commercial District Collins,Alenue between 65e-and 69th Street-=
,,,,,,,
1) The promotion of a change iii tlt" area to include more mixed use facilities with upper
level residential or office uses'.rvithin the confines"'tlf, existing development regulations
2) Agah, the Citr,,Bhould make it known it is willing to enter into mutually beneficial
partnerships with prope*rrswners dnd,d elopers to.provide public parking structures
that could elimiqq, g,area parking cons@s.
8.2.3 neach=:F,i4e frop".Ueffi Coilins Avenii,iiLiii.
l) Beach-side properties aiong Collins Avenue in this area that are redeveloped or
developed should be encouriged to have hotel uses rather than residential condominiums
to in sedaytime and retait spending.
8.2.4 AT&T racll i
,':::::: :
1) The City should rnonitoi;the AT&T facility at 6780 Harding Avenue to make sure that it
is alerted should the company look to sell the property for any reason. If the property
comes to the market for sale, the City should be prepared to work with any new owner to
redevelop the site into a more compatible use.
8.3 Town Center/7l$ Street Corridor
8.3.1 71* Street
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1) In order to provide for a more vibrant economy, the City should encourage a denser
commercial district in the Town Center area including the development of taller buildings
with a more diverse goal of attracting larger retail users and office users.
8.3.2 City National Bank Properties
l) It is also important for the City to work closely with whomever ultimately gains control
of the lots owned (at the time of the creation of this document) by City National Bank
within the Town Center area to insure development of these lots in a manner that is in the
best interest of the City and the North Beach communiry
2) The City shoutd encourage the development of relail and/or office space along the 71't
Street frontage of these properties. This would allow for a high-intensity employment
zone contemplated by the 2007 Town Center Plan and the Town Center (TC) land use
and zoning districts created by the City to fa*ilitate the recbmmendations of that plan.
3) The City should seek to partner with agry:6eveloper of these sites utilizing several City-
owned, surface parking lots in the immediate vicinity of the Bankd's,trots
8.3.3 The post office iirt,,:,,.,,;,,,,,,,, ,- -. ',,;';"1
1) A multi-story development ;ith""'a' rger footprini-at this site would provide a more
pedestrian-friendly street f ont, additiooal employnlerrt opportunities, and could
compliment the firture=us€s on the Byron Carly.le Theater site and the City National sites.
2) The City should'work:.to,relocate th€,Post Officeto a moie suitable site within North
3) The City would need to work with and potentially provide some assistance to the existing
propgrty,o,wners to faoili,1.,4e redevelopmentpf the site into a site that better contributes to
,,,,,t0*
Cehter and North,Beach overall. .i.ii
8.3.4 Dwelopment and Busiless {,.t11ction
1) The Oity, should work:,with tha commercial property owners to devise appropriate
inducemei rograms to attract the desired types of retail and office space and users
(large retaileis d offices providing more than 10 jobs paylng at least 120% of the area
median office wage) to this area.
2) The City, again, should work with area developers to increase the amount of available
parking in the area as an inducement to attract new users.
8.3.5 Beautification
1) Code compliance and aesthetic concerns are also key for this area to insure existing
properties in the area are regularly cleaned or painted and residential properties maintain
balconies and other exterior spaces free from unsightly clutter.
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2) To enhance appearances, the City must include a mix of regulatory efforts (refinement of
the City's property maintenance codes), inducements (awards for the best maintained
property, waiver of code compliance fines), and merely communicating the vision for the
appearance of North Beach to residents and property owners (meetings, flyers,
newsletters, direct communications).
8.4 Upper North Shore Needs
This area is covered by several historic districts including the North Shore National Register
District and the Altos Del Mar and Harding Township Histodd,:Districts. All of these areas are
unique in their own way and require vigilant review by the City to maintain their historic natures.
8.4.1 Multifamity Areas ',,"'i"tt''",,
1) The City should work with the owners of historic properties to promote their restoration,
prevent significant alterations that cause them to lose their histbric character, and prevent
their complete demolition. ';1
2) The City needs to seek ways.to assist these n eay bwners in upgad{$g,the appearance
of their properties. Particularly address if there is any way the City can encourage these
owners to enhance landscaping on their sites.
3) The City should work to develop a partnership between the property owners, the City,
and the Florida,,,,,Intgryational University Landscape Architecture program to provide
landscape design assiitance to property owners.
4) The City could create a master contraCt,with a nursery or other landscape contractor to
provide low cost landscape materials',,and/or installation of these materials to area
r".u1,g,..
.L,1,,ltopertv
orc red,ce r,*t "*
8.4.2 'Ocean Terrace .and Collins Commercial District (Harding Township Historic
District)
1) In ordef to effectuate fu desired'iedevelopment of both streets, the City should be open
minded to,,.,new projects in the area, particularly on Ocean Terrace though historic
guidelines should be followed so that the historic character is not compromised.
2) The historic nature of the area should also be a consideration in current efforts by the City
to review allowable flDor area ratio for development.
3) Any changes to FAR should be allowed only to an extent that will promote development
that will integrate new development and redevelopment into the existing character of the
area and not in such a way that would change the way the area interacts with its
surrounding nei ghborhood.
4) Changes to FAR or other development regulations may be appropriate however any such
alterations should promote hotel uses along Collins Avenue and not permanent or part-
time residential units.
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5) Ocean Terrace is a prime location for the addition of small boutique hotels and
restaurants of the like found along Ocean Drive in South Beach (albeit on a much smaller
scale).
6) Changes to FAR or other development regulations should promote building massing that
would not be intrusive into the existing ground level character of the area.
7) The City's Community Development Block Grant (CDBG) facade improvement program
should continue to provide inducements to private building owners to upgrade storefronts
with new windows, wall repairs and painting, awnings, and new signage.
8) Vigilant code compliance efforts should be maintainedr:tp. insure the level of appearance
in the area is not only improved but that it is maintained moving into the future.
9) If any assemblage or redevelopment of a single site is proposed that is welcome by the
community and of design that will promote a better be$h experience for both residents
and visitors that would include the addjtign'of hotel 16o s, restaurant, entertainment
facilities, beach-related retail, and additional parking, the City should consider potential
inducements or partnerships to assist in making the project a reality. ,
8.4.3 Harding Avenue Hotel Distfict "'''';ti',t
, 'lll..,,
::
1) The City should actively markgJ to developers and property owners the ability to convert
multifamily properties on Harding Avenue from the STs,Street City limit to 73fr Street to
provide the economic return o#n.rr *;ia need to fully renovate a property and to
enhance additionil eodsumer spendrng in the area.
2) The City needs to work with property owners to find a more streamlined method for these
conversions from multi-faql]lly to hotel.'l
3) The City should cbnv.e.ne:rH wor-kshop of ciqy officials and property owners to discuss
the#iiiue$ and develop u p.ogr* to facilitate these conversions and to develop a
potbntial slate of inducements to fuither encourage them such as zoning bonuses, parking
r*id;:r, delayed fte,a"d fffiit payments and the like.
8.5
1) The residential propertirs on the eastern side of Crespi Boulevard along the Tatum
Waterway are part of the North Shore National Register Historic District and any historic
preservation incent: es or inducements should be available to the owners of these
properties.
2) Programs to assist property owners to upgrade multi-family projects, or to promote such
upgrades and/or maintenance, should be rnade available to this area.
8.6 Normandv Fountain Area
1) While there is opportunity to add additional developable space to the commercial area of
this area, the City should not make any effort in the early years after this plan is adopted
to induce such development as existing lower level of development is consistent with the
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surrounding area and at this time there is no great demand for additional space of any
kind.
2) Redevelopment should be encouraged for the senior day care center site at Rue Notre
Dame and 71't Street as it occupies a building that is a suburban-styled convenience store
design not compatible with any other building in the area.
3) The drive thru for the Chase Bank at Versailles Court and 71't Street is not compatible
with the vision outlined for this area either. The City could work with the bank to
relocate the entire facility to a more desirable location or, as outlined previously in this
document, the City could parbrer with the bank to develop a parking structure at this
location that could incorporate the drive-thru in a waythat was not as intrusive to the
continuity of the pedestrian and street experienc€;::,' ,. ,4) The City should undertake improvements and alterations to the plaza and general area
around the Normandy Fountain as contemplated in the Public Spaces Strategies section of
this and then seek to attract appropri-{glUseis to the commercial spaces around the plaza
such as restaurants/small entert"T_"1",,ti.r:,..lr.
s,:,,,,,,,,,
i'.'-
:,:,,.9.7 ', , ,,E.,.
' .
,,:
1) The City, as in other residentialseas, should be vigilant with code compliance in the
single family neighborhoods.
2) The City needs to review situations that have led to homes in the Normandy Sud area to
have significant portions of their front yards designed for parking of vehicles including
paving over a large portio..,piof thg front yard, or a stabilized stone or earthen base to park
on apd.deteq11" ii s.rch
"onOitions,,,,,q"
appr,opriate in light of aesthetics and drainage
,needs of the area.
3)' th; multi-family areas of Norma.rdy are in need of code compliance.
4) The e{rstern side of th ltrsland in Normandy Isles is in need of conservation of the historic
multi- ly properties ir -urry of the structures in the Normandy Isles National Register
District aie constructed quite close together and many are in need of updating and repair.
5) Much like the Upper North Shore area and as mentioned in the general statements about
historic propertles; the City should work with the owners of the historic properties to
promote their restoiation, prevent significant alterations that cause them to lose their
historic character, and prevent their complete demolition.
6) The City should seek opportunities for residential area public parking in the multi-family
areas if additional parking is found to be warranted due to existing residential need, or
future creep into the residential area from a revitalized Normandy Fountain area.
8.7.2 The Entry Area to Normandy From the JFK Causeway.
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1)
2)
The International Inn has a vacant portion its lot against the edge of the bridge that needs
to be landscaped or otherwise improved aesthetically. The lot is not landscaped or
maintained appropri ately.
The convenience store location is a detriment to the area and the City should initiate
discussions with the property owner to ascertain their interest in redeveloping the site. If
desired by the owner, the City could assist in some manner to upgrade the site or
construct a more appropriate building on the site through the use of various development
inducernents or assistance in finding an investor or buyer for the site.
The multi-family property located at 7l"t Street and Bidrritz Drive is a former motel site
that is poorly designed for use as multifamily, rental faCility. The best option for this site
is to remove the existing structues and redevelop the site in its entirety into a modern
residential facility. To this end, the City could assist in this through various development
inducements such as including the site as a receiving area t['n future TDR program or in
any future effort to do a straight FAR increase in North Beach.
The strip of commercial buildings east Of..the Walgreens along Tls.Street is relegated to
neighborhood businesses or businesses that do not require visibility which has led to the
storefronts on these buildings have been redesignd so that most of fum are walls and
not windows. The City should s€ek to provide fagade assistance to these property owners
to restore the storefronts.
The Atlantic Broadband facility'found in this area is ''not only an industrial looking
facility, it is muclii:more of more of an industrial-style use that is not compatible with the
surrounding uses, efforts should be made'to find a more appropriate location for this
facility and redevelop this site into another allowable business or residential use that is
more cdmpatible withthe, surrounding useS.r:t
3)
4)
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Various tlpes of inducements can reduce an owner's, investor's and/or lender's risk or cost in
undertaking various projects and activities. As the private capital market utilizes measurements
of the existing marketplace as well as performance of existing projects in their determination of
whether to finance a new project, it is often challenging for the owners or developers of potential
projects to obtain f,rnancing due to the overall costs. Thus, the provision of inducements that
reduce cost and/or risk makes it more likely that private market will participate in desired
projects increasing the chance that the project will have a suffrcient return on investment to
justiff its undertaking. i,
If inducements are considered for any recommended pfJate redevelopment project, the project
should be reviewed by the City in terms of the value of the pioject to the area. This critical
review should include all benefits such as increase {fl tax base, number ofjobs created, levels of
pay of jobs created, potential spin-off effects and other governmental revenues generated by the
project. The review should also include the need to provide additional inceatives beyond what
may already be available and whether these incentives should be in a monetary form or some
other form.
This discussion is not intended to be an exhaustive list of inducements that can be utilized. The
purpose of these inducements is to lower the cost to the developer/property owner/business
owner so the city-desired project is more frnancialty feasible. The City should be creative and
determine where it may be able io lower the costs in a desirable project to make sure the project
can be built. Any cost to the developer that can be mitigated, delayed or covered by the City
could be the difference betweeq H project moving forward and the owner/developer walking
away. It ist: portqlt to be iisponliUt" in th" offering of City funds to private projects however.
Care shOuld be taken to' r theqost cost-ffictir1e methods which serve as an invesfinent with
a clear retum in activity aud additioual future revenue to the City.
9.I Development Inducements
A number of induceme*s will be listed. It is important for the reader to review the expanded
explanations of each inr.$sg1i6, IX of the Appendix to this document in order to better
understand the positive and negative aspects of each.
9.0 REVITALIZATION INDUCEMENTS
Direct Cash - a direct monetary amount to a business or developer to be paid at one time
or over a period of time. The payment is not necessarily associated with any aspect of the
consffuction or a business, but is merely a payment for building or locating in the City.
Loan Guarantees - The City could guarantee a portion of loans or all or a portion of the
interest on loans by developers or businesses from banking and other financial
institutions. A guarantee by the City to pay a portion of a loan or its interest would
r)
2)
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reduce the risk to the lender and thus bring down the interest rate or other fees/costs
associated with the loan.
Land Assembly - If the City desires to promote the future use of the study areas as
illustrated, it can begin to purchase land appropriate for the assembly with the intent of
selling it to a developer at a later time.
Land Assembly Coordination (Self Assembly) - The City may also coordinate the efforts
of one or more land owners in assembling parcels or getting the parcels developed by a
third party in a manner consistent with the suggested development. This is done by
getting one or more land owners to agree to a sales price or other terms and then the City
releasing a Developer Request for Proposals (RFP).
FundingAJndertaking of Roadway or Other Infrastructure Improvements - The City could
undertake improvements to infrastructure such* roadways, water, sewer, or stormwater
projects and work with its Utility Fund or o1l!9r impact feelffiF4 to create a pool of credits
based on value of the improvements or increased capacity to the infrastructure system.
Payment of lmpact, Permit, or Plan Review Fees -Payment of these types of fees are
usually done by reimbursement of fees paid and is a method to measure a potential grant
to write down costs. The payfn€nt of impact or service fees can be advantageous when
trylng to attract certain users that have a high impact on infrastrucfure.
Zonng Bonuses - The City could d@e zoning incentives or create overlays or zoning
districts specific..to North Beach or some portion thereof, to promote desired
development/redeVelopment in targeted areas. This zoning or overly would allow
regulatory relief (setbacklreductions, unit:,size reduetioos, parking reductions) or other
benefits through the code if City-desired elements, such as public spaces, or certain other
design ["-qto..r or business users are included in the project.
TrsriS ,Development ehts {TDR) piogram - A program could be devised that
would allow the ftansfei of,,square fu"6tgg ,. from lots where the allowable FAR has not
been realized and such realization is undesired to areas where additional FAR over what
exists would be appropriate and desirable.
Other inducement, ur" urtii[ille through the provision of City services to the development. The
following explains some of these inducement concepts:
1) City Development Liaison - The provision of a staff person from the City acting as the
liaison or "point" person for projects to insure that City reviews or permits were moving
as quickly as possible through the approval process and would communicate
informational needs to the developer/business and their representatives. This type of
program has a greater effect on the bottom line than most any cash inducement and can
be done with existing city staff.
3)
4)
s)
6)
7)
8)
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2) Marketing Assistance - City staff can also be instrumental in assisting a property owner
in signing tenants through a united front with the property owner when pitching to a
prospective tenant. If the City can offer development liaison services in North Beach and
be available for any questions a prospective tenant might have; this can often be the
difference between a tenant deciding to locate in North Beach rather than elsewhere.
9.3 Aestheticlmprovementlnducements
1) Property Improvement Grants - Programs to assisl,,ri*isting businesses or residential
property owners in upgrading the appearance of their:Property, such as the City's existing
North Beach CDBG Commercial Facade Improvement Program, are a staple program of
revitalization programs across the country
2) Community Development Block Grant (CDBG) and State Hbusing Initiatives Partnership
(SHIP) Programs -These programs c?l be utilized to assist'low and moderate income
homeowners to rehabilitate their homes. Grants for home repaii can be made to either
single-family home owners or condominium owners. Repairs muit be made to meet
Federal housing standards, comply with local UuiiOi"g codes and local zoning code
requirements.
3) Landscape Design and Planting,,,AsSistaace Progrdfii $ program can be designed to
utilize the services of Landscape Architecture students from Florida International
University (FItl), or a-nother local ,, institution,:: to help propefty owners design a
landscaping program foi'their property that would utilize plant species that would have
the best chance of survival on the barrier island and within the space available on the
prope.rty, while providing maximum aesthetic properties with minimum maintenance
4) Master Landscape Purchasing Contract - The City can prepare an RFP or other
negotiation for a local nuisbry or landscape provider/installer to provide landscape
materiatrs and installatiolr at a fitEd rate that would be beneficial to the property owner.
Materidl csg! lists can be bid or negotiated based on a pre-determined palate of plants and
materials all designs will utilize.
9.4 Business Attraction and Expansion Inducements
l) Enterprise Zones - Certain census tracts in the Norlh Beach Area (most of the commercial
districts) are part of a Miami Dade County administered Enterprise Zone. Businesses that
create new jobs within this alea are eligible for certain tax credits and refunds.
2) EcoZones - The City also administers an Environmental Enterprise Zone or EcoZone
within the boundaries of the entire City (and thus all of North Beach). This EcoZone
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extends the same benefits as an Enterprise Zone to environmentally friendly businesses
that expand or locate to the area creating newjobs.
3) The State's Qualified Targeted Industry Tax Refund program - allows for the refunding
of certain state-collected taxes for businesses that provide high-wage jobs in certain
industries. Tax refunds are based on the number ofjobs created and the salary of the jobs
over the average wage of the area. Potential incentives for job creation can also double in
North Beach due the existence of the Enterprise Zone.
9.5 lnducement Program Summarv
There are a number of different methods for the City to provide inducements to get the desired
development and business users. These methods include land assembly, lease of city-owned
land, credits for infrastructure improvements made by the City, rejm-bursement for development
fees, cost of public amenities on private property and assistance with the permitting and project
review process. Most inducements should be granted on a reimbursddent basis so no funds are
expended by the City until they are collected in,enharced property tax rev.Cnrres frst. No matter
the form of the inducement, it is important for the City to have clear pro$am guidelines as to
what is expected in the projects and:what the City is willing to expend for inducements. Any
recipient of inducements should sigp an4reement with,,:thc City that can be filed as a lien
against the property to insure that all conditions are met or funds will not be granted.
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1O.O FUNDINGREVITALIZATION
There are a number of mechanisms available to fund the revitalization of North Beach outside of
the City's General Fund or Quality of Life Funds. The below cited funding methods should be
explored and considered by the City to assist in funding projects in in the North Beach area.
10.1 Special District Creafion
One or more types of special districts could be created to provide funding mechanisms for
revitalization activities. These include:
1) Community Redevelopment Agency - Tax Incr;ment - A North Beach Redevelopment
Area could be created as part of the City's,eiisting Redwelopment Agency (RDA).
Miami-Dade County would have to approve the expansion of the RDA into North Beach.
2) Home Rule Tax Increment District ,- ,Under this rnethod a non{RA Tax Increment
District is created. This program would require County approval like a CRA, however,
no special blight finding would need to be created.
3) Special Assessment District * ection 170.01(1), Fla. Stat. - Such a district could be
created for capital improvements. rlt would allowilhe City to make improvements and
levy assessment against benefited prope4fy,lOwners tU,,,pay for the improvements. This
could be beneficial r roadway, streetscape, and other infrastructure improvements
outlined in the Public lmprovements section.
4) Special Assessment DistriCt Section 170.01(3), Fla. Stat. (Business Improvement
District) - Florida Statutes allows any municipality, subject to the approval of a majority
o1 1fi6-,,affbcted property owners to create what is generally referred to as a Business
forpian Af* District. Such a districr the'City would be allowed to levy and collect
sp"iiul assessments against property berrefited within a defined area for certain purposes.
5) Local Governmeni Nbighboihobd Improvement District 163.506, Fla. Stat. - The City,
after:':certain steps ari taken, may create local government neighborhood improvement
districts sist in various revitalization activities. Such districts are authorized to levy
an ad valoiem tax on real and personal property of up to 2 mills annually and,/or use
special assessments to support planning and implementation of district improvements
pursuant to the provisions of s. 163.514(16), Fla. Stat.
6) Special Neighborhood Improvement District 163.511, Fla. Stat. - Substantially similar to
Local Government Neighborhood Improvement District except its governing board can
be three (3) persons appointed by the creating local government and creation required
referendum.
7) Municipal Services Taxing Unit (MSTU) - A taxing district authorized by State
Constitution Article VII and Florida Statute 125.01. The MSTU is a legal and financial
mechanism for providing specific services and/or improvements to a defined
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59
geographical area. An MSTU may levy ad valorem taxes to provide funds for the
improvements. May require County approval.
8) Municipal Services Benefit Unit (MSBU) - A special assessment district authorized by
Florida Statutes 125.01 to provide for improvements and/or services to a specifically
defined area of the county and financed by a special assessment on only those properties
receiving benefits of those improvements or services. May require County approval.
10.2 -{r'ailable Grant Fundins
There are a few long standing grant programs that could dssist the City in funding some of the
recommended North Beach improvements. These programs include:
1) Florida Department of Transportation Highwatleautification Grants - Grants from this
program can be utilized to beautify S,.tj ibadways. As Collins Avenue, 7l't Street,
Normandy Drive, and portions of Indianqeek Drive and Harding Arenue are part of the
State highway system, improvements to these roadways would be eligible.
2) Transportation Enhanceme*1..,,,Fynding - Funding:'for transportation enhancements is
available by authorization of any Comprehensive transportation funding act in place at the
time. Authorized Federal funding is then made av$ilable to local jurisdictions through
the Florida Department of Transportation and may be used for streetscape, landscaping,
and other amenities along State Roadways",.,,,,,,Funding is subject to ranking and other
criteria by the local Metropolitan Planning Organization.
3) U.S. Economic Development Administration (EDA) -'Limited grant programs to assist
localities in economically di5tressed area of which several census tracts in North Beach
may,..qualiff,, Various programs are available to fund economic development related
pl@ing efforts as well as progrry/projects as infrastructure improvements, and
business incubators.
4) Comulunity Development Block Grants - This is a Federal grant program from which the
City of.Miami Beach ii entitled to an annual allocation of funds. Funds from this block
grant program must be used to meet one of three national objectives: 1) Elimination of
Slum and Blight;.2) Asp.lStl{.ow to Moderate Income Persons; or 3) To meet Urgent Need
5) Other Grant Oppq.rtunities - Other grant opportunities may be available for various
projects and programs recommended in this report. The City should monitor known
funding sources and seek funding announcements for new or unknown grant programs to
assist in providing funding for projects and activities that would conform to the goals and
intent of the North Beach revitalization efforts.
Page 54 of53
60
DRAFT
APPENDIX
NORTHBEACH
REVITALIZATION
STRATE,GIES
City of Miami Beach
Tourism, Culture and Economic Development Department
Economic Development Division
September 9,2014
61
APPE,NDIX
NORTHBEACH
REVITALIZATION
STRATE,GIES
City of Miami Beach
Tourism, Culture and Economic Development Department
Economic Development Division
September 9,2014
62
1.0 INTRODUCTION
The purpose of this revitalization strategy document is to guide the City of Miami Beach and the
residents, property owners, and business owners of North Beach in the types of projects and
programs that will begin a transformation of North Beach. North Beach is generally defined as
that area of the City of Miami Beach lying north of 63d Street and south of the City limits
(generally located at 87fr Terrace) except for any parts of Allison and La Gorce Islands.
This strategy document is not intended to be a major re-design of North Beach with expansive
alterations to zoning in the hopes that the private sector will redevelop the area with different
building tlpes or to act as a long term plan. It is intended to be the initial plan of efforts to
initiate long term revitalization by outlining projects to be undertaken in the short run to
eliminate the area's "tired and run down" feel and appearance while simultaneously adding
activity to the area. This document outlines projects and programs, the majority of which would
be initiated and undertaken by the City of Miami Beach on property it owns and/or controls, that
should lead to a North Beach that will become more livable and vibrant with an increasing
number of shopping, dining, entertainment and recreational opportunities for residents and
visitors. The document also contains recommendations for longer term efforts, some of which
are more conceptual in nature, that will require additional study and planning and much longer
timeframes for implementation including a North Beach master plan which should be designed
to address zoning, park planning, transportation connections, and other long term planning
issues.
Implementation of the projects, programs and recommendations of this strategy plan should also
lead to a "handoff' of redevelopment efforts to the private sector. What is meant by this
"handoff is that the City will have invested and will be properly maintaining infrastructure, both
capital and human, that will attract significant private investment in private properties. This
private investment will result in more commercial activity, upgraded residential properties, and a
safer more attractive overall North Beach.
1.1 Orsanization
This document does not follow a standard strategy or plan format, instead, it is designed for ease
of use by the reader. The Plan itself will consist of short synopses of each area, issue, or needs to
be followed by a listing of significant informational points and action items. The plan is then
appended with significant and in-depth description of the various components of the Plan as well
as justifications for the action items. Again, this format is designed so that the reader is
immediately exposed to the actions that need to be taken without the need to wade through
significant discussion, though the discussion and all justifying information is a part of the overall
plan for those that wish to understand the Plan's recommended actions.
63
1.2 Districts
For ease of use, this document shall separate the North Beach area into six (6) distinct districts
with similar needs and/or characteristics:
l) Lower North Shore - the area from 63d Street to 69ft Street
2) Town Center/7l't Street Corridor - the area from 69ft Street to 72"d Street on the barrier
island (not on Normandy)
3) Upper North Shore - the area from72"d Street to the northern city limits at approximately
87ft Terrace on the barrier island and all of Parkview Island.
4) Biscayne Point - that area that includes the two finger extensions of the Biscayne Point
and Stillwater Drive neighborhoods along with the Crespi Avenue area (Biscayne Beach)
5) Normandy Fountain Area - the area bounded on the east by the Indian Creek, on the west
by Rue Notre Dame, on the north, the northem property line of properties with frontage
along Normandy Drive from Rue Notre Dame to Rue Versailles and then a line along
Marseille Drive to Bay Drive and the property with frontage on 71't Street from Bay
Drive east to the Indian Creek, on the south, the southern property line of all of the
properties with frontage on 71't Street from Rue Notre Dame the Indian Creek.
6) Normandy Isles and Normandy Shores - all of the Normandy area except the Normandy
Fountain area as described in #5.
The use of these districts will be of great importance in the discussion on existing conditions and
in the sections containing action items.
64
Biscayne Point
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65
SECTION II
Document Review
il-1 North Beach Revitalization Plan
66
l!. Document Review
2.0 DOCUMENT REVIEW
Over the course of the last 10 years or so, a number of studies and plans have been
prepared related to various issues in the North Beach area. Some of these studies have
been prepared by the City or its consultants, others have been regional plans which
included specific components in North Beach. This section will briefly describe the
stafus of each known sfudy and its current relevance to North Beach's future. The reader
should note that where there are still relevant projects or programs that have not yet been
undertaken, these projects and programs will be integrated into the relevant
recommendations of in later sections of this Plan.
2.1 Coastal Communities Transportation Master Plan (August 2007)
The Coastal Communities Transportation Master Plan (CCTMP) was prepared by The
Corradino Group as a joint effort betrveen the costal barrier island communities of Miami
Beach, Aventura, Sunny Isles Beach, Bal Harbour Village Surfside and North Bay
Village. 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 broken down into four (a)
categories:
1) Alternative Mode - Projects that promote use of alternate modes of transportation
2) Corridor Enhancements - Projects that promote casual flow, improve functional
operations and enhance pedestrian safety
3) Capacity Projects - Projects that satisfy Level of Service standard, improve
safety, facilitate evacuation, enhance East/IVest mobility, and improve the driving
experience
4) Policy Projects - Projects that focus on enhancing mobility, provide a more
balanced modal split, coordinate multi-jurisdictional issues/projects, and are
consistent with growth management policies
As this plan is almost seven (7) years old at this point in time, a number of the projects
outlined have already been accomplished. These projects include bus shelters, a number
of corridor studies including portions of a Collins Avenue corridor plan. A number of
other projects contained in this study have been abandoned during the interim period as
they have been deemed either to longer contribute to the desired results or that they are
not feasible given limited right-of-way or public space, can be solved through other
means, or too costly (i.e. a multi-modal transportation center at 72"d Street).
The age of this Plan, along with some of the changes in direction of governmental
structures as the City emerges from the recent recession and real estate collapse, have
rendered this Plan as somewhat dated and obsolete. There are, however, still a few
projects outlined with it that are viable and appropriate as North Beach evolves. After a
review of the Plan, the City's Transportation Department identified the projects that
should remain in North Beach's workplan for the future. These projects include (with
corresponding project number from the CCTMP:
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67
ll. Document Review
l) Enhanced bus amenities (A-3)
2) Water Taxis (4-6)
3) Pedestrian Circulation and Safety Study (A-12)
4) Enahnce bicycle/pedestrian/transit linkages (A- 1 3 )
5) Causeway and east/west flow enhancements (CA-l)
6) Intersection Level of Service improvements (CA-5)
T $'d Street travel patterns (CA-9)
8) Advanced parking management systems (CA-l1)
While not specifically mentioned in the titles listed, many of the components of these
projects are discussed in Section XX Infrastructure Strategies of this document.
Current relevance to North Beach: MINIMAL - MODERATE
2.lThe Coastal Communities Transit Master Plan
The Coastal Communities Transportation Master Plan was prepared by the Center for
Urban Transportation Research at the University of South Florida for Miami Dade
Transit and the City of Miami Beach with participation from the neighboring
communities of Aventura, Sunny Isles Beach, Bal Harbour Village, Surfside and North
Bay Village. The purpose of the plan was to analyze "existing transit services in the
Coastal Communities, assess current and future needs, and determine if and how
existing bus transit services can be streamlined to provide the same or improved service
levels with fewer routes along the A1A Corridor".
The plan includes a list of recommendation and an implementation plan" The
implementation plan delineates the recommendations into three (3) phases:
actions broken down into four (4) categories:
l) Projects that can be implemented in a one to three year timeframe
2) Projects to be implemented within three to five year timeframe
3) Projects to be implemented f,rve years and beyond from the date of the plan.
Much as like the Coastal Communities Transportation Plan, this plan is seven (7) years
old. Significant shifts in the way Miami Dade Transportation is currently operating the
local bus systems as well as changes already made including the soon-to-be launched
North Beach circulator trolley system, have limited the current viability of this plan.
There are, however, still a few concepts and strategies outlined in the plan that can still be
viable. The City's Transportation Department identified the concepts and strategies that
should remain in North Beach's workplan for the future. These projects can be found in
Exhibit "XXX".
Current relevance to North Beach: MINIMAL
2.2lsliami Beach Municipal Mobility Plan
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68
ll. Document Review
Much like the previous plans, the mobility plan is outdated and is currently being
updated. Coupled with the bicycle master plan, an effort also being currently undertaken
by the City's Transporation Departrnent, a new mobility master plan will have
modernized projects and programs for North Beach to enhance mobility through all
modes, automotive, mass transit, pedestrian, bicycle and other alternative modes. These
plans are anticipated to be completed in XXXXXXXX
(ADD MORE SPECIFICS OF MOBILITY PLAN)
Current Relevance to North Beach- MINIMAL
Relevance of completed Mobility Plan Update - HIGH
Relevance of to-be-completed Bicycle Master Plan - HIGH
2.3 Miami Beach Stormwater Management Master Plan
The City's Stormwater Management Master Plan presented, in2012 outlines a number of
project types to be undertaken throughout the City to reduce flooding throughout the City
due to rainfall and tidal flooding due to sea-level-rise. The plan identified approximately
$48 million in stormwater improvements to be undertaken in North Beach in the 20 years
after the report date (now l8 years). These project costs were broken down as follows:
5-10 years - North Shore - $7 million
10-15 years - North Shore (72'd St.) - $10 million
10-15 years - Normandy Isle - $20 million
15-20 years - Biscayne Point - $l I million
Due to new drainage criteria and sea level rise data, the Public Works Department will be
updating these projects to conform to these new conditions. It is critical to North Beach
that any remaining projects outlined in the Stormwater Master Plan and projects on any
list updated due to new standards (as adjusted from time-to-time) are undertaken to
protect the area from flooding. This in turn, will insure continued investment in North
Beach and will prevent flooding, whether rain, tidal, or sea level rise based, from
impacting commerce, mobility, property values and overall quality of life in North
Beach. Consideration for stormwater projects should be considered when any other
capital projects are undertaken in North Beach and every effort should be made to
incorporate stormwater components into these projects.
Current relevance to North Beach: HIGH
Relevance of updated project list to North Beach: HIGH
2.4 Cis[B Capital Improvements Plan
The City's Capital Improvements Plan is of great importance to North Beach as it is the
list of projects the City desires to undertake. There are a significant amount of projects
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69
l!. Document Review
outlined for the North Beach area. These projects, ranging from stormwater to seawalls
to installation of new playground equipment and improvements at the bandshell, should
be undertaken, however, these projects are not an exhaustive list ofnecessaryprojects for
the area. It is hoped that the City will see fit to include projects outlined in later sections
of this plan in future updates of the CIP.
The single most important project for North Beach in the CIP at the time of the authoring
of this plan is the North Shore Neighborhood Improvement Program. This project,
designed to undertake infrastructure improvements on the main barrier island from 63*
Street north to the City limits at 87ft Terrace (the project excludes Normandy Isle and the
Biscayne Point Neighborhood area and areas south of 7l't Street and on Parkview Island
have already been substantially completed).
2.5Infrastructure Improvement Program - North Shore Neighborhood Basis of
Design report (BODR)
The current Basis of Design Report (BODR) for this project area was completed over I I
years ago. Few of the individuals involved in the preparation of this document (both staff
and members of the public), are still active with the City or in North Beach. There is a
concern that the designs in this document are no longer current and/or what the residents
are seeking and that implementation of the project according to these BODR's will raise
issues from the public. The Mayor's Blue Ribbon Panel on North Beach Revitalization
has asked that the BODR be utilized only as a guideline and that all aspects of the North
Shore project be redesigned.
Current relevance to North Beach: HIGH
Relevance of a new/updated designs: HIGH
2.6 CMB Parking Demand and Utilization Study
The current Parking Demand and Utilization Study is yet another document in the City's
library that is aged and utilizes assumptions from a period before the major effects of the
recent recession were felt. This caused the assumptions for future parking needs to be
skewed as they were based on previous rates of community growth. To this end, the City
has commissioned a new parking study for all of the North Beach area. The data
collection stage of Phase 1 of the study (that area of North Beach from 63'd Street to 73'd
Street) has been collected. The expansion of the consultant's contract for Phase 2 of the
project (the remainder of North Beach not addressed in Phase 1), has just been approved
by the City Commission and thus the data has not yet been collected. No final
conclusions have been prepared for either phase as of the date of this document.
Once completed, the Parking Study will be important to begin discussions on future
parking needs in the area. Even without the study, it is known that commercial parking
garages will be needed to insure sufficient parking to allow more vibrant uses to survive.
Additionally, recent zoning changes that will allow maximization of development on
properties containing contributing structures in North Beach's two districts on the
National Register of Historic Places (Normandy Isles and North Shore) without having to
provide parking spaces, will also contribute to a need for more parking in residential
il-5 No(h Beach Revitalization Plan
70
ll. Document Review
areas. The study will be instrumental in assessing the size and location of future parking
and will assist the City in preparing for this future need.
Current relevance to North Beach: MINIMAL
Relevance of new/updated Study: HIGH
2.7 Miami Beach 2013-2017 Consolidated Plan
The City's Consolidated Plan (CP) assesses community needs for affordable housing,
economic opportunity, and other community services for low-to-moderate income
individuals and families. Additionally, the CP provides a justification and outline for the
expenditure of Community Development Block Grant (CDBG) entitlement funds
distributed through the U.S. Department of Housing and Urban Development (HUD).
Consolidated Plans are prepared for a five year timeframe.
The City's current CP was adopted for the period of 2013-2017 and it identifies a North
Beach as a target area for funding due to the high concentrations of low to moderate
income persons within the areas census tracts.
The CP further indicates some of the key needs forNorth Beach which includes:
Youth Programs
General public services
Senior services
Code enforcement
Economic Development
Homeless outreach
The City is actively seeking providers of low to moderate income housing to undertake
projects in North Beach, providing significant homeless outreach in the area, working to
enhance code enforcement efforts, and providing for a commercial fagade improvement
program in the Collins Avenue business district north of 71't Street. All of these projects
have a positive impact on the revitalization of North Beach and they are expected to
continue through to the expiration of the current CP.
It is important for North Beach to insure that the areas of North Beach with high
concentrations of low to moderate income persons remain a target area and that certain
high-priority services remain eligible for CDBG funding in future incarnations of the
City's Consolidated Plans.
Current relevance to North Beach: HIGH
Relevance of future Consolidated Plans: HIGH
2.8 North Beach Oceanfront Parks Concept Revitalization Plan (2006)
1)
2)
3)
4)
5)
6)
]t-5 North Beach Revitalization Plan
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ll. Document Review
With the exception of the potential for a sculpture garden at Altos Del Mar Park, no
portion of the Oceanfront Parks Concept Revitalization Plan was brought up by the
public during input meetings for this document. This leads one to believe that it has
been forgotten by the public since its creation in 2006. The plan has a number of valid
ideas and concepts for North Shore Open Space Park and some for Ocean Terrace
however, the concepts for a sculpture garden at Altos Del Mar proved to be too difficult
to raise funds for and a number of the ideas for Bandshell Park have been negated by the
construction of the Senior Center behind the park.
At the time of this document's creation, efforts by Terra Group to rehabilitate and
construct condominium units at the former Deezerland Hotel site (currently the Howard
Johnsons) at the northernmost parcel in the City along the beach may also render this
plan moot. The Terra Group has engaged the West 8 design consulting firm to design
upgrades to their site as well as for North Shore Open Space Park. The public is anxious
for the project to move forward and for West 8 to complete more detailed design
drawings for the park. The City has also finalized a master design plan for Altos Del Mar
Park and is constructing the final phase of capital improvements to Bandshell Park.
All of the new development ideas, individual plans and completed and contemplated
improvements along the beachfront have rendered this plan somewhat irrelevant. Its
concepts are strong and while its current relevance is minimal, it should remain as a
source document for future projects should the current Terra Group efforts for North
Shore Open Space Park not proceed and in the event the City does not accept or
implement the Altos Del Mar master plan.
Current relevance to North Beach: MINIMAL
2.9 Town Center Plan (2007)
The Town Center Plan, authored by City staff and adopted in 2007 , is well known among
the residents, business owners and property owners in North Beach. The Town Center
Plan was well conceived and was created with significant public input and thus, the
public has considerable "ownership" of it. A number of the key concepts contained
within this plan were repeated often in the recent public input workshops and the lack of
implementation of these concepts was often the source of resident frustration.
The City made strides to prepare North Beach for implementation of the plan with the
adoption of amendments to the City's Comprehensive Plan and the creation and
implementation of Town Center zoning districts and a Town Center Design Standards.
These regulatory adoptions however, went fairly unnoticed by the public as no visible
improvements took place as a result of the plan's adoption. This lack of visible
improvements was not entirely the fault of the plan, itself grounded in potential, but was
mostly derailed by the real estate crash of 2007, the same year the plan was created.
Reduction in real estate values triggering a significant nationwide (leading to worldwide)
recession made implementation of the plan virtually impossible from the time of its
I-7 North Beach Revitalization Plan
72
!1. Document Review
authoring until today. The development market is beginning to rebound for pioneering
projects of the type contemplated in the plan.
The Plan itself is built on a strong foundation, however, some of the concepts will require
some "tweaking". Certain concepts such as the transformation of office space to
retaiUresidential may not be in the area's best interest as one of the most limiting factors
to North Beach is the lack of daytime restaurant and consumer activity. Over the years a
number of the oceanfront hotels have converted to condominium and others have not
been improved so as to attract a higher income clientele, leaving a need for daytime
visitors. This need can be fulfilled by the attraction of higher-paid office workers.
Additionally, the plan does not openly advocate for the maximization of development
potential within the commercial districts. The existing, mostly single, or two story
development can be significantly augmented by properties being developed to maximize
currently available floor area ratio (FAR) available to them.
Two other concepts outlined in the plan may also be in need of review. The reuse of the
existing Byron-Carlyle Theater in its current building configuration is not ideal as this
site can be a major anchor to the area, but the building design (interior and exterior) is not
ideal for the area and the site, not currently developed to its maximum FAR, can act as a
very strong anchor for a high-traffic cultural or retail use while also maintaining potential
for other civic uses.
The other concept that needs review is creation of subterranean parking under a grassy
park at what is now the 72"d Street parking lot. While greenspace is always a desirable
amenity in a downtown, the significant, one-block stretch of green on both sides of
Collins Avenue at a curve in the roadway tends to isolate the businesses located on
Collins north of 73'd Street. This isolation is preventing the free-flow of customers from
the 71't business district and from the businesses south of 71't on Collins. Additionally
there is a need for more parking in this area, due to sea level rise and the high cost of
subterranean parking, it is unlikely that this type of structure would provide an
appropriate cost-benefit.
Projects contemplated by the Town Center Plan that continue to be desirable and need to
be included as part of this revitalization plan include, but are not limited to:
l) Relocation of the library to a more central location
2) Inclusion of more mixed use projects, particularly at highly visible locations
3) The potential for public plaza's within the fabric of newly designed buildings on
71't Street.
4) Complete streets that would promote pedestrian and bicycle improvements
making the area more attractive for non-motorized transportation.
5) The inclusion of cultural amenities that would serve to drive restaurant and retail
patronage.
Overall, most of the components of the Town Center Plan remain viable and will be
included in the revitalization strategies contained in this document.
Current relevance to North Beach: VERY HIGH
il-8 North Beach Revitalizatioo Plan
73
SECTION III
Existing Conditions
ilr-1 North Beach Revitalization Plar
74
lll. Existing Conditions
3.0 EXISTING CONDITIONS
The North Beach study area is sizeable; for ease of use, this document shall separate the
area into six (6) distinct districts with similar needs and/or characteristics:
1) Lower North Shore - the area from 63d Street to 69tr Street
2) Town CenterlTl't Street Corridor - the area from 69ft Street to 72"d Street on the
barrier island (not on Normandy)
3) Upper North Shore - the area from 72od Street to the northern city limits at
approximately 87ft Terrace on the barrier island and all of Parkview Island.
4) Biscayne Point - that areathat includes the two finger extensions of the Biscayne
Point and Stillwater Drive neighborhoods along with the Crespi Avenue area
(Biscayne Beach)
5) Normandy Fountain Area - the area bounded on the east by the Indian Creek, on
the west by Rue Notre Dame, on the north, the northern property line of properties
with frontage along Normandy Drive from Rue Notre Dame to Rue Versailles and
then a line along Marseille Drive to Bay Drive and the property with frontage on
71't Street from Bay Drive east to the Indian Creek, on the south, the southern
property line of all of the properties with frontage on 7l't Street from Rue Notre
Dame the Indian Creek.
6) Normandy Isles and Normandy Shores - all of the Normandy area except the
Normandy Fountain area as described in #5.
The discussion will further break these areas into sub-districts to better describe areas
with similar conditions and concerns.
3.1 LowerNorth Shore
This area, which includes the area from 63'd Street to 69ft Street is primarily a mix of
condominium/rental units along Indian Creek Drive, condominiums and commercial
properties along the west side of Collins Avenue (generally residential south of 65m
Street and commercial north of 65th Street), condominiums and hotels along the east side
of Collins Avenue, and mostly rental, multifamily units in the interior roadways of
Carlyle, Byron, Abbott and Harding Avenues south of 7l't Street. This area includes
Brittany Bay Park, a passive park along Indian Creek Drive and Allison Park, an
oceanfront beach park, each with a city owned and maintained parking lot. Fire Station
#4 and the Police Department's Northeast Sub-Station (NESS) are located along lndian
Creek Drive just south of 69ft Street. Generally the uses follow the zoning of the area,
properties are zoned Residential Multifamily-Medium Intensity (RM-2) along the west
side of Indian Creek Drive and between Collins and lndian Creek south of 65tr Avenue,
Residential Multifamily-High Intensity (RM-3) along the east side of Collins Avenue,
and Commercial-Medium Intensity (CD-2) between Collins and Harding nonh of 65ft
Avenue. With few exceptions, these zoning categories correspond appropriate with the
underlying future land use.
The major roadways through the area are owned/maintained by the Florida Department of
Transportation (FDOT) including Collins Avenue, lndian Creek Drive (from 63d Street
to Abbott Avenue) and Abbot Avenue. The streets in the area are in good conditions with
lt -2 North Beach Revitalization Plan
75
ll!. Existing Conditions
sidewalks generally in good condition as well. A limiting factor on Collins Avenue in
this area is the limited pedestrian crossing opportunities. This limitation does have the
effect of separating the east from the west sides. This can prevent residents and visitors
staying in hotels or condominiums on the east side from easily patronizing the businesses
which are almost all located on the west side.
Public property in the area is in fairly good condition. The two parks are in fair condition,
though Brittany Bay Park could use some basic maintenance, replacement of and
additional landscaping, a new sea wall (which is currently being designed) and some
upgrading to its parking lot. The fire station is relatively new and in good appearance
and the NESS is in a good state of repair.
Private properties in this area are generally in acceptable shape though several are
boarded up and there are several vacant lots; these lots are ripe for development and/or
redevelopment. Some of the multi-family properties could use some painting and yard
clean-up. While a majority of the area is well landscaped, the multifamily units are
inconsistent when it comes to sufficient greenery. While some are well maintained, others
contain plants that are clearly unhealthy, are sparse or have become woody, and have
large areas that should be grassy, but are nothing but sandy dirt indicating irrigation
systems in disrepair. The poorly landscaped sites are clearly one of the biggest
influences to making the area have a worn and tired appearance.
Commercial facilities in this area, most of which are found along Collins Avenue, include
mostly single or two story buildings generally in a good state of repair, though some
could use fagade improvement. This area includes some new commercial construction/
rehabilitation including a new Publix grocery store and a Walgreen's pharmacy. There is
also a large industrial-style, AT&T switching facility on Harding Avenue just south of
the Publix which is somewhat incompatible with the residential character of the
surrounding properties (Publix not withstanding as Harding Avenue is the rear of the
Publix facility).
The properties on the east side of Collins Avenue include hotels, condominiums and
some limited commercial offerings. These properties are close to the roadway and thus
their automobile drop-off areas are close to the sidewalk leading to less than aesthetically
pleasing entrances and/or some parking vehicles either on locations not designed for
parking on which lead to a very unsightly line of vehicles in front of the building. It
should also be noted that the entire of the east side of Collins Avenue, from 63'd Street to
71't Street is part of the North Beach Resort Historic District.
3.2 Town Center/71$ Street Corridor
This area, located between 69ft Street and 72"d Street, has the lion's share of commercial
properties in the North Shore district. This area is the location in North Beach with the
greatest potential for redevelopment. Almost all the properties in this area are zoned
either North Beach Town Center Core (TC-l) or North Beach Town Center Mixed Use
(TC-2) and have corresponding Town Center future land uses, or they are zoned
Government and Civic Use (GU) properties (North Shore Park, the Byron-Carlyle
Theater). Both the TC zoning and land use categories were created to promote the Town
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tll. Existing Conditions
Center Plan and revitalization of the area. Existing commercial properties are for the
most part, one or two stories with the exception of the City National Bank Building at the
southwest corner of Harding and 71't, one condominium building at the northeast corner
of Byron and 71st and the buildings on the beach east of Collins Avenue. Most of the
properties in this area are not maximizing their on-site development potential.
The roadway network in the area is mixed with 71't Street, Harding and Collins part of
the FDOT network and the remaining streets part of the City's network. Harding Avenue,
Collins Avenue, 7l't Street, and the roadways to the south are generally in a good state of
repair, however landscaping is minimal along these areas. Of particular note is the need
to add signifrcant landscaping to 7l't Street and have better maintenance of this
landscaping than is currently the case. Design-wise, there is also a block on the north
side of 71't Street, between Indian Creek Drive/Dickens Avenue and Bonita Drive that
has an overly-wide sidewalk area with minimal landscaping or street furniture. Its width
and lack of character is quite stark compared to other blocks where the sidewalk area is
nuurower. The 71't Street Bridge to Normandy Isle is also somewhat stark and not
inviting for pedestrians to cross. The sides of the bridge are made of $pical "Jersey-
style" concrete barriers, there is no design landscaping to soften the appearance of the
area, and while the bridge has some length to it, there is no lighting on the bridge itself to
provide a sense of security.
The City-owned street network, consisting of 72"d Street and the perpendicular roadways
between 71't and 72"d is not in the same condition as the State network. 72nd is in
desperate need of repair with significant deterioration of the roadway surface.
Additionally, there is little landscaping within the right of way on this street even though
it is of significant width. In fact, the roadway is probably wide enough to support a
landscaped median and/or additional on-street parking. Byron and Carlyle Avenues,
between 7l't and 72'd Streets, contain significant areas with no curbing or raised
sidewalks. The sidewalks that are raised are of limited height off the roadway surface.
This condition has led to complaints about drainage on these blocks. Complaints on
Byron Avenue include flooding of sidewalks which is of particular concern due to the
location of a large daycare center on the block. On Carlyle Avenue complaints have been
raised by the Post Office that when there is heavy rain, stormwater floods the street and
travels down the Post Oflice's driveway and floods their parking lot which is
significantly below the grade of the road.
The City owns and operates six (6) parking lots in this area (P's 80, 83, 84, 85, 86, and
90). The majority of these lots are in need of sealing and striping and many are devoid of
any significant landscaping (though for some there may be insufficient space for
significant greenery).
The City owned Byron-Carlyle Theater is a key property on the 7l't Street corridor. At
the time of the authoring of this document, the user of the facility, the State Door Theatre
had just relinquished its contract to operate at the facility and the facility is currently
empty. The area in which the facility is located does not promote pedestrian movement
as the theater, even when in operation, is only active at night and the building itself has
few windows and doors. This means the building is predominately a blank wall for an
entire block. To exacerbate the situation, the exact opposite exists on the other side of the
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lll. Existing Conditions
street where the Normandy Branch of the United States Post Office, is deactivated at
5pm. The post office is also a single story building occupying the entire frontage of a
block so while it is activated, the activation is minimal through most of the year. Both
sites are also lacking in quality landscaping though planting areas exist and are lacking in
lighting, leaving the area dark and unfriendly.
The private properties in this corridor are also in significant need of fagade rehabilitation.
Most of the properties are in need of cleaning and minor repair with several needing
fairly extensive repair. As many of these buildings are older and were designed to serve
the neighborhood and not a larger area, the spaces are smaller which do not lend
themselves to modern retail users space requirements. Additionally, building methods
used during the period of construction for most of these buildings do not often allow for
easily moved interior walls making it difficult or impossible to combine bays within a
single building. This has led to a situation where there really are no anchor tenants in this
commercial corridor. The corridor is generally a compilation of small, local, retail spaces
with minimal office users. These users are not adding significant traffic to the area to
assist in promoting additional business and a complete self-sustaining business corridor.
A number of the commercial buildings west of Carlyle Avenue contain minimal
storefront-style facades with large windows and glass doors. Instead, these buildings
have small windows, solid doors, and large areas of wall leading to conditions that are
not inviting to pedestrians (like the Byron-Carlyle Theater). Blank walls with minimal
interesting characteristics to a pedestrian create situations where pedestrians are not
inclined to continue on their walk unless they have a destination in mind. Windows with
displays or interesting building designs hold the pedestrians interest and encourage them
to view the displays or buildings and thus promote shopping (hence the term "window
shopping").
Much like the Lower North Shore area, the residential properties in this area are a mix of
good and bad. The majority are in reasonable condition though their grounds could use
maintenance. One glaring exception is the multi-family building on the northeast
approach to the 7l't Street Bridge. This property is in poor appearance, the residents
have overly populated balconies with rugs, drying laundry, and other clutter. As there is
no landscaping or embellishments that "soften" the building's appearance, it is a severe
distraction to the overall area.
3.3 UpperNorth Shore
This area contains the remainder of this area north of 72"d Street to the northern city
limits at 87tr Terrace including Parkview Island. The area contains a few commercial
blocks along Collins Avenue between 72"d and 76ft Street, hotel and condominium uses
with ground floor retail/restaurant space on Ocean Terrace, and a significant,
predominately multi-family residential arca north of 73'd Street west of Collins Court
including Parkview Island. This area also contains Biscayne Elementary School,
Lehrman Day School, and several houses of worship. Predominate zoning in the area is
RM-l and GU which are generally consistent with the underlying future land uses. A
significant amount of the GU zoned parcels are park space and thus they are located on
land with a future land use of Recreation and Open Space (ROS). It is important to note
ilt-5 North Beach Revitalization Plan
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lll. Existing Conditions
that the only Mixed Use Entertainment (NfiE) zoned/land use property in North Beach
exists on Ocean Terrace, though few are taking advantage of this designation at this time.
Smaller areas with other zoning categories that are also consistent with the underlying
future land use are also found in this zone particularly the commercial zone on Collins
Avenue and the edge of Parkview Island. This area also contains three historic districts;
the North Shore National Register of Historic Places District which is generally all of the
multi-family areas between Collins Court and the western edge of this sub-district
(excluding Parkview Island); the Altos Del Mar Historic District which includes the
single family home district east of Collins Avenue between 776 and 79ft Streets; and the
Harding Township Historic District that generally includes the properties between Collins
Court and the beach between 73'd Street and,77h Street and includes Altos Del Mar Park,
Ocean Terrace, and the Collins commercial district.
The City owns a significant amount of land in this area including a utility site which
includes two water storage tanks near Biscayne Elementary, ten (10) parking lots, four
(4) of which are located within a number of lots on the west side of Collins Avenue from
79't Street to 876 Street, collectively known as the West Lots. This City also has alarge
network of parks in this area including: Parkview Island Park, Bandshell Park, North
Shore Park and Youth Center, North Shore Open Space Park, Altos Del Mar Park and
Tatum Park.
The roadway network includes the FDOT controlled Collins and Harding Avenues with
the remainder of the roads City-owned and controlled. As with other areas of Harding
and Collins, roadway surfaces are in a decent state of repair. Pedestrian facilities are
lacking in this area however. There are limited crosswalks traversing Collins and
Harding Avenues and the crosswalks traversing east-west side streets are made of
stamped asphalt which has begun to wear since installation. Additionally, the sidewalks
along Harding Avenue are not in a good state of repair as a number of utility poles and
roadway signage that were removed in the area by cutting the concrete walks were
patched with asphalt. This has left depressions in the sidewalk that are not only
aesthetically unappealing, but may pose unsafe conditions for pedestrians.
The City owned roadway network in the area is also significantly lacking. This area has
not seen a repaving/reconstruction of its neighborhood roadway in quite some time. The
roadway surfaces are significantly deteriorating in some areas. Some safety "bulb-outs"
have been placed near intersections in this area. However, these bulb-outs were often
designed with no irrigation and thus now each generally contains a small tree surrounded
by weeds. Additionally, the bulb-outs were built so as not to interfere with drainage thus,
they are separated from the original curb by a gap of up to a foot or more in some areas.
Some of the bulb-outs have grates that cover these drainage gaps; these areas are much
more appealing to look at and help the bulb-out look as if it is a part of the street-side
greenspace rather than a segregated island in the roadway.
Several streets in this area are also of significant width (such as that noted for 72"d Street
in the previous section on the 7l't Corridor) that they can support significant angled-
parking and landscaped medians. Byron and Carlyle Avenues between 73'd and 75fr
Streets are currently wide stretches of asphalt with no right-of-way landscaping. These
roadways are hot and uninviting. Similar conditions also exist on the side streets between
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lll. Existing Conditions
Harding and Collins between 73d and 75ft Streets in the commercial district. Again, this
width is uninviting, hot and detrimental to the commercial concems. Significant width
exists to consider the addition of angled parking and landscaped islands that would
reduce lane widths, add parking, and soften the look of the area with green.
Public properties in the area are in various states of repair and condition. The Parks
Department is currently in the process of upgrading facilities and spaces at Bandshell
Park, North Shore Park and Youth Center, and Tatum Park, thus these parks are currently
under some form of construction or rehabilitation. A master plan is currently being
prepared for Altos Del Mar Park, which is currently an unimproved two acre site, and
minimal upgrades are planned for Parkview Island Park is a passive green space in a
good condition with no additional alterations currently planned. North Shore Open Space
is an almost 35 acre park and beach front that is currently seeing some environmental
restoration of its dune system. This park is in need of major activation. One of the
largest parks in the City, it is underutilized at most times and lacking in amenities. It
should be noted that the Terra Group, a development firm, is currently seeking to
redevelop the Howard Johnsons hotel site at the northernmost beachfront lot adjacent to
the north end of North Shore Open Space Park. As part of their development program,
they have hired West 8, a design consulting firm, to design improvements to North Shore
Open Space Park. Additionally, Terra Group is seeking to purchase a street end adjacent
to their site. It is anticipated if the project moves forward, the cost to the developer of the
street end would be sufficient to fund improvements to the park.
The West Lots are in various states of condition. The lot between 79't and 80m Streets,
also known as parking lot P107, has a public parking lot on the southem half and is
currently used as the headquarters of the City's Ocean Rescue Division. Additionally,
the lots between 8l and 82'd Streets contains the former City nursery and the "log cabin"
site which has had a number of uses over the years and will soon be a temporary site (for
approximately two years) for the Parking Department's sign and meter shop. Lots
between 85tr and 87tr Streets are currently vacant space and the remaining lots are City
parking lots (P108, Pl09 and Plll). The parking lots in this group are all in need of
rehabilitation and beautification. The vacant lots are also devoid of significant
landscaping.
There are other parking lots in the area that are not part of the West [ots. Lot Pll2,
which is adjacent to the Howard Johnson Parking lot, at the northem most edge of the
city, is one of these lots. Pl12 is in poor condition as is in need of significant
rehabilitation, however, at the time of this document's creation, the lot is being
considered for a public-private partnership through which the owners of the adjacent
parking lot would purchase the lot and construct a parking structure. This structure
would include private parking for additional residential/trotel units at the Howard
Johnson's site, residential units atop the parking structure, ground floor retail space, and
public parking in excess of spaces that would be lost in the area due to new construction.
Another lot, P110, is an entirely residential lot serving a multi-family area on 83d Street.
This lot is in poor condition and in need of resurfacing, repairs and beautif,rcation. The
City also has lots serving Parkview Island Park (P93), the beach and County Library
(P106) which like most other lots are in need of rehabilitation and beautification, and lots
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lll. Existing Conditions
P91 at the North Shore Park and Youth Center andP92, a large lot taking up an entire
block on72"d Street which seryes beach goers, North Shore Park, Bandshell Park, and the
commercial district along Collins Avenue. Both of these lots are in acceptable condition
though theP92lot is in need of additional landscaping.
Many of the private, multifamily properties are in need of rehabilitation that may include
one or more of the following: significant overall renovation, painting and/or additional
landscaping or landscape maintenance. This is not to say all of the properties in the area
are in need of attention; a significant amount of properties in the atea are in excellent
condition. Many of the properties are maintained well and have maximized appearance
through excellent paint color selection and appropriate use of landscape materials.
Throughout the multifamily area, it is easy to see that parking is a major challenge as few
of the properties have sufficient on-site parking. MiMo architecture is prevalent
throughout this district and many of the multi-family structures are contributing
structures in the North Shore National Register of Historic Places District.
Parkview Island consists of entirely multi-family structures, one being a large, multi-
story condominium tower, the remainder being mostly two story structures. While
recently having seen significant roadway and infraskucture work, there are significant
challenges related to very narrow rights-of-way through the south side of the island.
Tight on-site parking, which in a number of areas, extend into the right-of-way, a lack of
landscapable areas in front of buildings, and a known dumping problem on the island are
just some of the challenges. Most of the properties on the island are also in need of
significant rehabilitation and/or maintenance.
The private commercial parcels, primarily located on Collins Avenue, are also a mix of
the good and bad of maintenance. Generally the newer properties such as the Bank of
America and the Walgreens are in excellent condition, but the area businesses are not
thriving, thus basic maintenance has been deferred in many instances. Many of the
businesses are locally-owned "mom and pop" businesses that have a long history in the
area. Most cater more to a local clientele than to a regional base, though some of the
unique restaurants do bring customers to the area. Additionally, several of the businesses
do not have identifying signage which even further reduces their potential to attract pass-
by traffic. The City is currently offering a fagade improvement program through its
Community Development Block Grant program in this area to assist property owners in
alleviating some of the negative physical conditions.
3.4 Bisca),ne Point/StillwaterDrive/Biscayne Beach
This area is actually comprised of the three distinct neighborhoods made up of the islands
to the west of the Tatum Waterway north of Parkview Island; Biscayne Point, Stillwater
Drive, and the Crespi Avenue area. Biscayne Point and Stillwater Drive are gated
neighborhoods while the Crespi area is not. The gated areas are still open to the public
but the guard houses at each neighborhood's single access point are staffed with guards
recording tag numbers of the automobiles passing through the gates.
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lll. Existing Conditions
These areas are exclusively residential though there are two small parks in the area,
Stillwater Park and Crespi Park and one parcel owned by the City with a pump station
and limited materials storage yard. Biscayne Point and Stillwater Drive contain single
family homes, while the Crespi area is predominately multi-family with some limited
single family homes primarily on the northern and western waterways.
All of the roadways in this area are city-owned and maintained and all have seen major
neighborhood capital improvements including bridge repair, roadway resurfacing,
sidewalk repair and other such projects. The roads and sidewalk overall, are in excellent
condition in this area. Biscayne Point is full of mature landscaping that provides for a
shady, cool, and park-like atmosphere in the neighborhood. This is not the case in the
other two areas. Due to the newness of the Stillwater Drive improvements, street trees in
the area are still immature and provide no shade at this time. The area is quite open and
hot in the sun. This should improve overtime as the trees mature. Areas of the Crespi
neighborhood are also short on landscaping and are somewhat uninviting to pedestrians
due to the lack of shade, there are minimal opportunities for plantings in the area rights-
of-way. Landscaping was installed as part of the neighborhood capital improvement
project however they are still immature and provide little shade. The one portion of this
area that stands out as in need of maintenance is the Lehrman Divel77fi Avenue Bridge
and the east side of the southernmost block of Bayside Lane. Pavers along the edge of
the sidewalk on the bridge are broken and missing. Additionally, there is an area of
railing along the northern bridge wall on Bayside Lane that is rusting. ln addition to the
bridge issues, the area along the bank of the Tatum Waterway on the east side of Bayside
Lane south of the bridge is overgrown, peppered with non-native plants, and there is a
significant non-native, iguana population in this area.
3.5 Normandy Fountain Area
This area is the relatively small, predominately commercial area around the Normandy
Fountain. This includes all the properties fronting 71't Street to the ones fronting on
Normandy Drive from Rue Notre Dame eastward to the 71't Street Bridge.
The area contains a mix of commercial properties consisting of mostly in-line storefronts
on both sides of 7l't Street and the south side of Normandy Drive, and a mix of single
user buildings and inline-stores on the north side of Normandy Drive. The area also
includes multi-family housing on the south side of 7l't and the north side of Normandy
Drive and two City parking lots (P88 and P89). This area is anchored by the Normandy
Fountain, located just to the west of the where 7l't and Normandy Drive converge.
Zonrng in the area matches the description above closely with areas of in-line stores and
single user buildings located in CD-2 zoning, the residential properties however, are all
zoned Residential Office (RO) though few office users exist in this area. The parking lots
and Normandy Fountain area are zoned Government Use (GU) with respective future
land uses of Parking (P) or Recreation and Open Space (ROS). The entire of this area is
located within the Normandy Isle National Register of Historic Places District.
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lll. Existing Conditions
The dominating factor in this area is the roadway network. A block after 71't Street
crosses the bridge from North Shore, traffic splits into two, one-way roadways. 7ft
Street traffic flows eastward while Normandy Drive traffic flows westbound. Both roads
are in a good state in the area, however, they both lack a cohesive streetscape of matching
streetlights, benches, trash cans, bicycle racks, and quality landscaping. There are street
shade trees in the areas ofresidential and tall, unevenly spaced (anywhere fromZ3 to 47
feet apart) Washingtonia palms in the rights-of-way in front of most of the businesses,
standard green metal trash cans, a mix of non-matching pedestrian-scale and roadway
lighting, and small aluminum "{J" shaped bicycle racks. The landscaping in front of the
businesses does not create any canopy for shading. This creates an uncomfortably warn
condition for pedestrians on hot, sunny days and provides no protection from rain or wind
on days of inclement weather.
Mai Monides Street, located between 7l't Street and Normandy Drive, is an interesting
public area as it is part street, part alley. The street acts more as an alley as it is nilrow
on either end with some private buildings that come all the way to the edge of the right-
of-way, while in other areas is a fuIl street-width, right-of-way with on-street, metered
public parking. A1l of the buildings in the area have their rear to this street with
dumpsters in the area and those that have adequate space, have on-site parking. The rears
of these buildings, and the private rear yards and/or parking areas along this right-of-way
are generally in poor condition. The majority of publicly maintained pavement in the
area is in fair condition though the edges are in poor condition with noticeable cracks and
patches. At the east end of Mai Monides, there is a large city-owned and operated pump
station. While the pump station housing itself is in good condition, the grounds in this
area appear to attract a significant amount of trash.
The Normandy Fountain area is in a well-kept state. The fountain, while not in working
order, is currently awaiting rehabilitation to repair the plumbing and electrical systems
and to repaint and make minor repairs. The area around the fountain includes a limited
pathway and raised grassy areas. Additionally, at the northwest of the fountain area is a
large underground pump station. This pump station is unfortunately located in this very
open and public space. The Fountain area is isolated as it is surrounded on all three sides
by roadways and a sidewalk only exists on the western side along Rue Vendome.
City parking lot P88, located between 71't Street and Mai Monides Street, has minimal
landscaping and is in need of some resealing and restriping. Lot P89, located along
Normandy Drive has significant landscaping and its surface is in acceptable condition.
This lot also has sections of fencing in its rear that are in poor shape and in need of
replacement.
Private property in the area is of mixed condition though only one is in exceptionally
poor condition. The former Tropicaire Hotel, located at the southeast corner of 71tt and
Bay Dr. is an historic structure that has been left to deteriorate for some time. Currently it
is boarded up and under a demolition order from the County Unsafe Structures Board.
Another building in the area, located at the southeast corner of Rue Notre Dame and 71't
street is also boarded up and in poor repair. Other buildings in the area are generally in
need of maintenance including minor repairs and painting.
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lll. Existing Conditions
3.6 Normandy Isles and Normandv Shores
For ease of the reader's use, the Normandy Isles and Normandy Shores area will be
reviewed as its two component areas in this section.
3.6.1 Normandy Isles
This area consists of the portion of Normandy south of the Normandy Waterway with the
exception of the Fountain Area.
Normandy Isle is dominated on the east and west ends by multifamily housing and in the
center by single family homes. Biaritz Drive and Bay Drive both have landscaped and
curbed barriers that physically separate the areas of multi-family buildings from single
family areas creating very distinct sub-neighborhoods with very different feels to them.
The multi-family and single family areas of this district north of Normandy Drive do not
contain the same physical separators as the areas to the south. While distinct, the
transition from multi-family to single family blocks is smooth. The area also contains a
small commercially zoned district where 71't Street and Normandy Drive converge to
approach the bridge to the JFK Causeway. The area has a small stretch of stores, a more
industrial yard for Atlantic Broadband, and a Walgreens pharmacy. The highly visible
property at the convergence of 71't and Normandy Drive just east of the bridge contains a
City entrance sign with a gasoline station directly behind the sign property. While not
within a cofirmercial zone, the lnternational lnn sits prominently at the north east base of
the bridge along the bay. South of the commercial area is also a residential property that
appears as if it is a former motel. The area also contains one public parkrng lot, P87
located on Bay Drive a block south of the Fountain and one park, the Normandy Isle Park
and Pool.
A significant portion of this area is zoned residential though it is divided between multi-
family zoning of RM-l with a single RM-2 property, and single family, RS-3 zoning.
Each of these areas has the appropriate underlying future land use as well. The small
commercial district is appropriately zoned and land used as CD-l and the park and
parking lot have the appropriate GU zoritg and ROS and Parking (P) future land use
respectively.
The roadway network in this area contains the two FDOT roadways, 71't Street, which is
one way eastbound in this area, and Normandy Drive, which is one way westbound.
Both of these roadways are in acceptable condition. Landscaping is sparse with minimal
street trees or palms in some areas. The remaining roadways, which are City-owned,
have undergone major work within the last few years through the City's neighborhood
capital improvement programs and thus, have minimal deficiencies. An alley, Everglades
Court, runs for one block between Rue Bordeaux and Rue Notre Dame to the east and
west and 71't Street and Normandy Drive to the North and South. This alley is not paved
and could benefit from re-grading; pavement is probably not the best course of action for
this alley due to the type of traffic it receives. While not pristine, the alley is relatively
clear with minimal trash for an unimproved alleyway. The City roadway network in this
area also includes a number of street ends on the south side of the area that have been
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lll. Existing Conditions
turned into pocket-parks. These street ends provide public space with vistas over the
water and in some cases benches and limited walkways.
The Normandy Isle Park has recently seen some improvements and has some limited
construction continuing at the time of this plan. The park overall is in good shape. The
parking lot in this area, P87, is physically in this sub-district, but it tends to serve the
Fountain area as it is less than a block away. The lot is in need of resurfacing, restriping
and some beautification with landscaping.
The private properties in this area are in varying states. The majority of the multifamily
properties are in acceptable shape, a number are in need of basic maintenance such as
painting and minor repair. Many are in need of re-landscaping as the landscaping
materials have become woody, overgrown, or have simply died. Several multifamily
structures, most of which are located towards the east side of Bay Drive, are boarded up
and in a poor condition. Conditions in the multifamily areas are quite tight with little
open space between buildings and parking is at a premium. Much of the limited on-site
parking for the multifamily buildings is in poor shape and in need of repair, repaving, and
restriping.
Overall, the single family neighborhoods are in good condition with one exception,
parking. Many of the properties have minimal-sized front yard and many either don't
have garages or the garages have been incorporated into living space over the years.
Additionally, many homes do not have fully paved driveways nor do they have paved
driveway aprons. This situation has led to a number of issues; a few homes have front
yards that are almost entirely paved for parking, some properties over park on the swales
in front of their homes leading to damaged street edges and limited green cover, others
have created dirt or crushed stone driveways which often throw stones into the roadway
or have weeds/grass overgrowing some of the areas. Many of these conditions, while a
positive for stormwater drainage, do lead to unsightly conditions in the neighborhood.
The area within one block of the separation of 7l't Street and Normandy Drive in the
western portion of this area is of greatest concern however. Insuffrcient righrof-way
exists to the north and south for attractive landscaping to be placed on public property.
To exacerbate the situation, the private properties, a residential property on the south of
the bridge approach, as well as the Intemational Inn, at the north approach and the
convenience store and former motel site on the south side of 71't Street are all severely
lacking in landscaping and overall attractiveness. This has led to a very uninviting
entrance to the City (and North Beach). Parking lots for these properties are also in very
poor shape aesthetically. Other than the Walgreen's, which is relatively new, the
commercial properties in this area are in poor condition. The Atlantic Broadband
property located on Normandy Drive in this area is also much more of an industrial style
use with commercial vehicle parking, communication antenna and dishes, and that is
inconsistent with surrounding uses.
3.6.2 Normandy Shores
This neighborhood encompasses the area north of the Normandy Waterway. Most of the
area, with the exception of the multifamily areas to the southeast is part of the Normandy
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lll. Existing Conditions
Shores Safe Neighborhood District. This special taxing district maintains gates on the
northern side of the Biarritz Drive Bridge crossing the Normandy Waterway, at South
Shore Drive and Ray Street, and at the entrance to Fairway Drive off North Shore Drive.
The area is not closed to the public as the Biaritz Drive gate includes a staffed guard
house where auto tag numbers are recorded before entry. The other two gates are not
staffed and are only available for entry/exit by residents of the area with access
transmitters.
The area is dominated by the North Shores Golf Club, a city-owned public course in the
middle of the area. Most of the course is surrounded by single-family homes with the
exception of a Normandy Shores Park which is located directly across the street from the
golf course clubhouse on Biarritz Drive, Fairway Park, located at the southeaster edge of
the golf course, and a multifamily district located to the south and east of Fairway Park
on North Shore Drive and South Shore Drive. Each area has appropriate zoning which
includes GU for the golf course and parks, RM-l for the multi-family district, and a mix
of RS-3 and RS-4 in the single family areas. The zoning corresponds appropriately with
the underlying future land uses of ROC, RM-l and RS. The multi-family properties on
South Shore Drive between Ray Street and Bay Drive are located within the Normandy
Isles National Register of Historic Places District.
The roadway network has been maintained and upgrading through the neighborhood
capital improvements progtam. Few if any real deficiencies exist in the area. The golf
course has recently undergone some significant repairs and upgrades and is currently in
good condition. Normandy Shores Park is in very poor shape though it is currently in a
state of flux as improvements are planned an imminent, though they have not yet been
initiated. Fairways Park has seen recently improvements and is good shape.
Private properties in the area are overall in good shape. There are no major concerns
with properties in the single family neighborhoods. New multi-family buildings havelare
being constructed along the end of Bay DriveArlorth Shore Drive on the eastern side of
the neighborhood. There are older multi-family buildings on South Shore Drive between
Bay Drive and Ray Street (in the historic district), that are fairly well maintained
compared to their counterparts in the Normandy Isles sub-districts though, as is generally
the case for North Beach multi-family areas, parking is at a premium.
ilt-13 North Beach Revitalization Plan
86
SE,CTION IV
Public Input
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87
IV. Public lnvolvement
A.Public Involvement
The Economic Development Division of the City's Tourism, Culture and Economic
Development Department (TCED) reached out to the public for input on the needs of North
Beach through a variety of methods. The Division staff made every effort to gather the widest
scope of thoughts, suggestions, concerns and issues from the public. Methods utilized included:
informal conversations, a dedicated project email address, a project page on Facebook, open
public workshops, a public workshop specifically directed at commercial property and business
owners, and input obtained through publicly noticed meetings of the Mayor's Blue Ribbon Panel
on North Beach Revitalization.
In addition to the above referenced methods of direct input, Economic Development Division
staffheld informal discussions when meeting with or visiting North Beach community members
to gather information to be used as background information by staff in preparation for public
sessions and as a continuous source of topics for discussion at public workshops.
All of the methods were promoted through flyers for public input meetings and at the public
input meetings particularly as a method for those who could not attend the meetings or those that
had additional or more detailed thoughts once the meetings had ended. Over 2,000 flyers were
distributed that included open public meeting dates, a dedicated email address,
NorthBeach@miamibeachfl.gov, a Facebook page, www.facebook.comA.IorthBeach
Revitalization, and Economic Development staff telephone numbers. The email address and
Facebook page were active and accepted input from the public through the entire five month
input process.
The most successful method of input was the public workshops. The open public workshops
were very well attended by the standards of public input meetings. Significant discussion took
place at all of the public input meetings. A significant amount of information was obtained and
recorded for use in preparation of the remainder of this report.
A fuIl listing of all comments from the open public meetings is attached to this document as
EXHIBIT XXXX
B. Public Input Meetings
The City held four public outreach meetings in the early months of 2014. While all of the
meetings were open to anyone wishing to attend, the first two meetings were designed towards a
general audience and the third meeting was geared towards commercial property owners. Time,
location and purpose of the meetings were advertised through the City's website, newsletters, the
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IV. Public lnvolvement
project's Facebook page, targeted email, and through delivery of flyers to a number of
homeowners/condo associations and to every storefront business in North Beach.
The First Public Input Workshop
The fust public meeting was held in the evening of January 29, 2014 at the Nonh Shore Youth
Center. Approximately 130 people attended this meeting to express their views. There was no
set agenda for this meeting, as it was intended for the attendees to relate their views regarding
what were the issues of greatest concern for the residents, property owners, and business owners
ofNorth Beach.
This meeting began with an introduction to the project, a description of the end product report
that would be created as a result of public input and staff investigations, and other methods to
contact staff should participants have comments or thoughts they might have after the conclusion
of the meeting.
The participants were then separated into groups of approximately 10. Each group was given a
pad of paper and writing instruments and asked to discuss and list the issues that most concern
them in North Beach. The groups were given approximately 20-25 minutes to discuss and then
each group presented their list to the entire gathering with some description, if necessary, of any
item(s) on the list. During this portion, staff recorded the items/issues listed and posted them on
the auditorium walls for all to see.
This meeting was veryproductive. Approximately 136 separate issues of concern were recorded
during the meeting (see Appendix A for list). Of these issues, there were several that arose
repeatedly and were therefore assumed to be of greatest concern to the participants of this
workshop. Of these issues two overriding concepts were immediately agreed upon by the
participants:
1) North Beach is, and should be, family-friendly
2) North Beach is not and should not become South Beach.
Beyond these concepts, the most often raised issues include (NOTE: items on this list may
generalize two or more issues recorded):
l) Getting the Normandy Fountain operating
2) Activating the North Shore Bandshell
3) Synchronization of Traffic Lights
4) Better Lighting throughout North Beach
5) Something should be done about abandoned buildings
6) Ocean Terrace should be a hub of activity
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tV. Public lnvolvement
The Second Public Input Workshop
The second public meeting was held in the evening of February 13, 2014 at the North Shore
Youth Center. Again, approximately 130 people attended this meeting to express their views.
In preparation for this workshop, staffgrouped the 136 items generated in the first workshop into
functional topic areas. These topic areas were;
1) Crime/Safety/Code Enforcement
2) Physical Appearance and Function
3) Parks, Recreation, Events, and the Arts
4) Business/Jobs/Activity
5) Infrastructure and Transportation
6) Community, Non-Profit, and Government Services
7) Public Spaces and the West Lots
8) Miscellaneous (topics that were not related to any others)
Attendees were divided into groups of 8-10 people. Each group was assigned trvo topic areas to
discuss so that staff could get a deeper understanding on each topic than was collected at the first
workshop. The groups did an excellent job of reviewing issues with some minimal additions to
the list of issues raised in the first workshop. Most of the discussion from each group was a
reworking of the existing list but with more focused discussion on each topic.
The participants informally indicated some items of priority during this meeting. This listing of
priority items was slightly different and more numerous than the list of most often mentioned
issues generated from the first workshop. The list of informal priority items (not in any specific
order) included:
1) Better programming at the Byron-Carlyle - not being more utilized
2) More family friendly activities
3) Landscape Normandy Fountain, and make sure it is maintained and working
4) There is no attractive entry signage into North Beach from north or south
5) Clean the canals
6) A bus or other transportation that goes from North Beach to South Beach (with a stop
or two in Mid Beach)
7) Synchronize traffic signals
8) Site multiple small kayak/canoe launches in North Beach
9) More bandshell events
l0) Parks should be beffer maintained
I 1) More programming of Ocean Terrace
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lV. Public lnvolvement
12) Rezone Ocean Terrace to allow 5 stories
13) Police need a more visible presence (particularly a beach patrol)
14) Code Enforcement needs to increase and deal with violations
15)Do something about buildings abandoned for years, take possession for
redevelopment
l6) Force owners of abandoned buildings to clean up properties and lease them
17) Go to a decal system and provide free parking for residents
18)Homeless problem needs to be addressed
The Third Public Input Workshop
This meeting was held in the morning of March 22, 2014 at the Ronald W. Shane Watersports
Center in North Beach. Unlike the first two public input meetings, this meeting was open to the
general public but was geared to commercial property and business owners. Approximately 40
people were in attendance for this meeting.
The idea behind a separate meeting for this group of the community was that they were more
likely to be interested in process items. Items such as permitting, licensing, and development
approvals from the City as well as obstacles that interfere with conduction business tend to be the
concern of the targeted group. These issues are much more important to them than neighborhood
issues such as parks, cultural offerings and residential roadway conditions that tend to be the
concern ofresidents.
The number of participants in this meeting allowed for a group discussion rather than a
delineation into smaller groups. The discussion was facilitated by staff and issues raised were
recorded and posted on the walls of the meeting room for all to see. The top issues for this
group included (the entire list of issues can be found in Appendix A):
1) Homeless that drive away business
2) Need for more attractive landscaping of public spaces
3) Walkability of North Beach (ability of customers to easily get to the businesses)
4) Aneed for more parking
5) An amnesty period to cure code violations on a newly purchased property
6) Public safety issues (crime)
7) More support from the City of the business community
8) Better coordination between planning, building and fire on approvals
9) The need to hire a lobbyist to get answers from the City.
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lV. Public Involvement
With property and business owners in attendance the group was asked to list obstacles to doing
business in North Beach and concerns from a property owner standpoint. The end product of
this meeting was a list of concerns and issue from the owner perspective.
The Fourth Public Input Workshop
The fourth public meeting was held in the evening of April 22,2014 at the North Shore Youth
Center. Approximately 60 people attended this meeting.
In preparation for this meeting, Economic Development staff consolidated the list of issues
generated in all three previous workshops (the two open public workshops and the commercial
property and business owner's workshop) down to a list of 87 issues. The purpose of this fourth
and final public workshop was to identify the key priorities to the community. The attendees
were asked to identify three top concerns from the list of issues. Once this had taken place, staff
reviewed the top 10 issues and asked the attendees to expand upon why these issues were
important.
The top identified items, in order of priority and with participant explanations were:
1) Appearance of North Beach should be more like Delray, Boca, or Palm Beach - the
public felt North Beach needs additional landscaping in public places, and buildings
should have improved facades and be painted more frequently
2) Control short term rentals - concern was raised that many people were illegally
renting units and that was detrimental to the community. This should not happen in
single family areas, and hotels are permitted on Harding, people should take
advantage ofthat and do rentals legally.
3) Encourage appropriate development on Ocean Terrace - this area should be
activated (see #10 below). The public indicated a desire to promote additional
development (slight easing of height restrictions) to encourage new hotel and
restaurant development in this area.
4) Hotel, shops, condos for West Lot - there was consensus from the participants that
something should happen on these City-owned lots. Discussion was focused on
limited size development consistent with the area and that shops placed here should
cater to the beach crowd, such as a surf shop or caf6.
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92
5)
6)
7)
8)
lV. Public Involvement
Connect Beachwalk through all of North Beach - residents were adamant that the
Beachwalk should connect South Beach to the 87ft Terrace (the northem most street
in Miami Beach). It is believed that a complete Beachwalk will encourage
recreational use and promote visitors utilizing the walk to move between the regions
of the City.
Go to a decal system and provide free parking for residents - participants have
concerns that non-North Beach residents are parking in their neighborhoods,
particularly in those areas near bus stops, to avoid paytng for parking. It was
explained that residential parking can be difficult to find in North Beach and
residents believe a decal program, like in South Beach, would benefit them. It was
also agreed upon that there should be no cost to the residents for the decals.
Revisit historic districts and determine whether to keep them or toeliminate them -
Discussion focused less on the determination of whether or not to keep the historic
districts and more on the potential to offer incentives to give financial relief to
owners so the properties are maintained and preserve their historic nature. There
was strong consensus in the room that MiMo architecfure should be preserved, that it
is important to North Beach, but that it retention should be incentivized.
MIMO Architecture needs to be promoted/trighlighted to attract
visitors/investment. - Much like #7, the participants agreed that MiMo
buildings can be utilized to attract visitors and tourists to North Beach. It was
further suggested the MiMo buildings could be used to attract a university
architecture program to locate in North Beach.
9) Encourage more events in North Beach (5k runs, art events, food trucks) -
Participants continue to express a belief that more events and programs in
North Beach are good, not only for residents, but that they will attract visitors
that will then want to live, work, invest in North Beach. Additionally, it was
felt that events are beneficial for families in the area.
l0) Encourage location of restaurants on Ocean Terrace - As explained in #3 above, the
participants want an activation of Ocean Terrace. They would like to see more
restaurants located in this two block stretch along the beach.
ll)Need public restrooms at the beach. - Participants continued to express a need for
more public restrooms at the beach based on two concerns: l) there are none and it is
inconvenient; 2) without restrooms many people just go in the dunes, leaving an
unsanitary situation. Some of the concem was allayed when it was confirmed that
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93
lV. Public lnvolvement
public restrooms were included in the new Senior Center at the end of 72od Street,
however, the participants still desired additional restrooms along the beach north of
that location.
In addition to this exercise, staff asked the public to specifically address several item of on-going
concern, though not necessarily top issues to the attendees. These items included: whether a
skate park should be built in North Beach and if so, where it should be located; where attendees
shopped for daily items and what tlpe of users they would like to see open in North Beach;
What, if anything the public would like to see on the West Lots (those lots on the west side of
Collins Avenue between 79ft and 87ft streets. None of these questions produced a consensus
from the public to create a clear direction for these topics.
C. Other Input Methods
It should be noted the other input methods: the dedicated email address, Facebook page, informal
discussions, telephone contacts, and input at meetings of the Mayor's Blue Ribbon Panel on
North Beach Revitalization, were not numerous enough to be distinguished. Most of these input
methods became more of avenues to advertise the public meetings and for members of the public
to ask questions rather than submitting their input.
Nonetheless, some input was received through these methods. This input prior to the second
public meeting was included in the functional topic areas discussed in that meeting.
Additionally, input received prior to the fourth and final meeting was included in the back-up
materials for the meeting. This information was discussed by attendees at the meeting and thus
was part of the final ranking of issues at the last meeting.
rv-8
94
SE,CTION V
Demographic and
Market Overview
v-1 North Beach Revitalization Plan
95
V. Demographic and Market Overview
A.Purpose
When preparing plans for redevelopment, scenarios are created for revitalization that tlpically
includes new and more vibrant uses than currently exist within the area to be revitalized. The
public is often consulted as to their desired uses and those uses which will bring about the
greatest perceived turnaround in the local economy are often considered. This may insure a clear
vision for the area but if the redevelopers do not understand the area's demographics, market and
the demand for goods and services, the potential exists that redevelopment efforts will stall and
not come to fruition.
It is critical for the City and North Beach community to understand the characteristics of the
existing population and the marketplace and economics of the arca at the initiation of the
revitalization envisioned by this document. The most successful of developers and businesses
will be those that understand how to work with the existing demographics and market conditions
and further understand how existing pressures will positively influence these conditions over
time. The following analysis will provide a basic description of demographics of the area but
then will focus on the demand for goods and services in the market area that is served by
businesses in North Beach. The analysis of demand is essential for the location of any potential
use in North Beach as this evaluation determines the type of business that has the best chance of
success.
NOTES:
1) The City and any reader of this document must take into account that this Market
Overview is a "snapshot" of the reviewed marketplaces at the time of the base data was
collected. The base data utilized for this section was 2013 market information supplied by
The Nielson Company. This data is collected by The Nielson Company each year for the
previous year, thus the 2013 information was the most recent available for analysis and
incorporation into this document. It is recommended that each year (or as otherwise
appropriate) the City update the Market Overview in order to have the most up-to-date
information on which to attract new users or on which base any decisions.
2) The overview is of potential customers of retail establishments within North Beach.
These potential customers come from the areas outlined on the marketplace maps and
include persons who reside outside of North Beach and outside of the City, but are likely to
shop within the area if the products/services they seek can be purchased there. These
potential customers also have options to purchase products outside of the marketplace.
The goal for North Beach is to affract spending by these persons to the North Beach area
and to preferably attract those whose spending would otherwise be at retail establishments
outside of the City.
3) The boundaries of North Beach are consistent in this section with the remainder of this
documents; that area of the City of Miami Beach north of 63'd Street and South of 87th
Terrace, excluding all parts of La Gorce and Allison Islands.
v-2 North Beach Revitalization Plan
96
V. Demographic and Market Overview
B. Market Areas
Historic analysis of market demand has always considered the distance any potential customer
has to travel to patronize the business. This measurement had been identified in miles from a
centroid (usually the site of a single business or central location in an area being analyzed). In
more recent years, the measurement has shifted to "drive time," or the distance one could drive a
car from their home in a specified time considering routes, traffic, and traffic signage and
signalization, to better reflect the tendencies of customers. In today's society, people like
convenience in shopping unless there is a special attraction or "brand" that they desire.
Convenience is usually measured in time. In a review of the North Beach area, itwas found with
centralization on a barrier island, the market is more dynamic than a distance or time
measurement might provide.
As a barrier island community, there are significant limitations on the marketplace. It is unlikely
that residents of the mainland will travel to the barrier island to shop or regularly dine. Even
when products or services they desire are available on the barrier island, this group is more likely
to drive elsewhere on the mainland, even if it is a greater distance away, to make their purchases.
There are several reasons for the unwillingness to come to the island. One reason for this
reluctance is that bridges are a psychological barrier; customers feel more isolated and thus are
less likely to cross a bridge for shopping purposes. Another reason is that there are significantly
more retail possibilities, particularly for larger so-called "big box" stores, within a comfortable
travel distance on the mainland. This is because this mainland area surrounding the consumer
simply includes more land mass with more commercial opporhrnities. North Beach also has two
other limitations that are obstacles to mainland visitors: traffic and parking. With limited access
to the barrier island, vehicular traffic can be slow during high times of the day such as early
evening hours. Additionally, mmy businesses do not have their own off-street parking and with
limited public parking (both in public lots and on-street), potential patrons may not be able to
find a parking spot as close to their destination business as they would like. This frustration may
cause them to abandon a visit and/or to avoid future visits.
There are two marketplace areas that will be reviewed for this analysis. A Barrier Island Market
Area will be shown along with a North Beach Market Area so that the reader can fully
understand the market forces and the influences of both market areas on the Redevelopment
Area.
The Barrier Island Market Area was drawn with the boundaries as follows:
To the East:
To the West:
To the North:
To the South:
the Atlantic Ocean;
Biscayne Bay
Haulover Inlet
41tt Street
This area includes all of the municipalities of Surfside, Bal Harbour, Bay Harbor Islands, North
Bay Village, Indian Creek Village and it includes that part of the City of Miami Beach from the
northern city limits at 87ft Terrace southward to 4l't striet.
v-3 North Beach Revitalization Plan
97
V. Demographic and Market Overview
These boundaries were determined after a review of the geography of the area as well as
competing commercial areas, t5ryes of commercial offerings available, distance from those
competing commercial offerings, and a review of the transportation network. Some of the basic
justifications for these boundaries include:
East: There are no marketplace consumers east of the ocean shoreline.
West: This boundary assumes consumers from the mainland will not cross the causeway
to make North Beach a regular retail destination. The islands of North Bay
Village were included due to their physical proximately to North Beach and the
nature of the commercial districts on the western edge of the JFK Causeway.
North: The bridge over the Haulover Inlet and the fact that the northern side of the bridge
is a large park offer that barrier that would prevent barrier island residents from
traveling further northward for products/services. Additionally, Bal Harbour
Shops in Bal Harbour provide a significant retail destination for wealthier
residents ofthis area.
South: It is believed that customers north of 41't Street could be lured to North Beach to
shop, however, those further south might be more likely to travel to South Beach
or to Midtown Miami to shop.
The Barrier Island market area will be shown along with data for North Beach (as previously
defined), so that the reader can fully understand the market forces and the influences of both
market areas on commercial districts of North Beach. When North Beach becomes more
successful and attracts additional residents and visitors, the area will become a regional
destination, not just for the beach, but for the other area offerings. This success will draw
customers from a larger marketplace than either of those analyzed for this document. For the
current period however, it is best to look more closely at the more limited North Beach and
Barrier Island Market Areas.
Maps depicting the two market areas are found on the following pages as Map X-l and Map X-2.
C. Area Demographics
Baseline demographic information for the North Beach Market Area and the expanded Barrier
Island Market Area are presented in this subsection. Select information is presented to give the
reader an opportunity to understand the immediate population of North Beach and the wider
area. The analysis will be divided in to four (4) key groups: Population, Households, Housing
Units and Workforce Statistics.
v-4 North Beach Revitalization Plan
98
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lll. Market Overview
1. Base Population Data
Base population information is presented in Table 5-1. This data shows basic characteristics of
the overall population including age, sex, race, martial, and educational attainment. Additionally
the table provides population figures for Hispanic or Latino persons; this information is
presented due to the signif,rcant presence of Hispanics and Latinos in the area and the potential
for this presence to influence the demand on products and/or services in the market areas.
TABLE 5.1
Base Population Data
Source: The Nielsen Company; City of Miami Beach Tourism, Culture and Economic Development Department
Information of note in this table includes a 9%o drop in population between 2000 and 2013 in
North Beach (while the population of the larger Barrier Island Area, which also includes the
smaller North Beach Area, increased 4%o). Also of note is the 20%o of the population of North
Beach that did not graduate from high school, this is a significant percentage for the area. The
final statistics that could influence the marketplace are the high percentage,70.5o/o, of residents
identified as Hispanic or Latino and a population of non-married/divorced/widowed persons over
the age of 15 (approximately 60%). All of these statistics have shaped the existing market place
and retail offerings in the area and have potential to significantly influence the marketplace in the
Cateqory North Beach Barrier Island
Population 2013 27,767 64.279
Growth 2000-2013 -9.00%4.00%
Growth 2013 -2018 (Proiected)2.70o/o s.29%
Median Ase 42.80 42.00
Sex (% of Population)
Male 49.610/o 48.75%
Female 5039%51.2s%
Race (Yo of Pooulation)
White 84.88%88.39%
Black or African American 6.05o/o 4.25%
American Indian and AlaskaNative 0.37%0.24%
Asian r36%t.74%
Native Hawaiiar/Other Pacific Islands 0.06%0.04%
Some Other Race 4A8%3.00%
Two or More Races 2.79o/o 2.34%
Hisoanic or Latino (% of Pooulation)
Not Hispanic or Latino 29.s0%42.60%
Hispanic or Latino 70.s0%s7.40%
Marital Status (Age 15+)
Total over 15 population 24,011 54.571
Married (% of 15+ p6prluliorr)39.91%45.7t%
Not Married/Divorced/Widowed (o/o of
l5+ P6Pul311.r1 60.09%54.29%
v-7 North Beach Revitalization Plan
101
tt!. Market Overview
future as each group has various needs and wants and changes to these demographics will drive
future uses and offerings
2. Household Data
Household data provides another window into the current marketplace. This data allows the
reader to begin to interpret the potential market for family-based products and services,
particularly those that are oriented to families with children and to understand household-based
income and spending potential.
TABLE 5.2
Household Based Data
Source: The Nielsen Company; City of Miami Beach Tourism, Culture and Economic Development Department
Data of particular note in this set includes the Average Household Income versus Median
Household Income, which shows the influence of the highest income households. The greater
the spread between these two numbers, the greater the disparity in income between the highest
income households and lowest in the area. This figure is important in trying to establish the
buying power of most of the market versus the higher end of the market. The final statistic of
interest is the relatively high number of residents with no vehicle(s). These residents are much
more likely to seek their goods and services within the neighborhood. These residents will have
limited choices in what they can purchase and at what price point than those with vehicles who
can freely move about to increase their choices.
3. Housing Unit Data
Housing Unit Data provides information that can be the basis for an analysis of additional
potential in the area. This information can also allow for some assumptions about the market for
building construction and maintenance services in the area.
Catesorv North Beach Barrier Island
Total Households 2013 13.587 30.555
Growth 2000-2013 -r.t9%6.30%
Growth 2013-2018 0roiected)3.s7%5.77%
Average Household Size 2.04 2.10
Household bv Tvoe
Familv Households 48.89%st.96%
Nonfamily Households 5t.tt%48.04%
Averaqe Household Income $50.r91 $76.62s
Median Household Income $30.708 $4r.976
Households ByNumber of Vehicles
No Vehicles 25.81o/o 16.97%
l Vehicle 47.44 47.30%
2 Vehicles 22.84 30.74o/o
3 Vehicles or more 3.91 4.98%
Estimated Number of Vehicles 14,538 38,500
v-8 North Beach Revitalization Plan
102
lll. Market Overview
TABLE 5.3
Housing Unit Data
Source: The Nielsen Company; City of Miami Beach Tourism, Culture and Economic Development Department
The gap between the total number of housing units and the number of occupied units is
significant. This gap can be attributed to several possibilities in North Beach and on the Barrier
Island; Older properties that are vacant during rehabilitation, units utilized for short-term rental
properties, or, what is most likely in the case of these two market areas, the units are 2'd homes
and the owners/renters do not live in the units for a majority of the year. These factors can all
influence the marketplace, specifically if the occupation of housing and thus area business may
have major seasonal cycles. Additional study would be needed to determine exactly the facts
behind this situation.
The age of the housing units is also a potential factor for the marketplace. The need for repair
services and building materials to maintain older units and supply homeowners seeking to
upgrade buildings can be significant. Additionally, the presence of units older than 50 years
indicates the potential for designation as historic properties (much of which is the case in North
Beach) which can influence the value of the property and depending on the promotion of the
area, may influence the tlpe of residents in these units and the ability to attract visitors to the
area. The influence of historic properties can be based on their condition, location and
regulatory structure for maintenance, appearance, demolition, and construction of additions.
4. Basic Workforce Characteristics
Data provided on the workforce can be utilized to assist in determine whether certain skilled or
unskilled oflice uses would be able to attract local workers. Labor force data, therefore, is often
used in determining where to site an office use or certain tlpes of knowledge-based retail.
TABLE 5.4
Basic Workforce Characteristics Data
Catesorv North Beach Barrier Island
Total Housine Units 1,7,432 45.348
Total Occupied Housins Units 13,587 30.555
Owner Occuoied 31.52%46.90%
Renter Occuoied 64.48%53.r0%
Median Value of Owner-Occupied Units sr72.6t3 $251,490
Housins Units Built 1959 or Before 53.72%38.18%
Housins Units Built 1960 or After 46.28o/o 6t.82%
Median Year Structure Built 1959 t96s
Catesorv North Beach Barrier Island
Educational Attainment (Ase 25+)
Total25+ oooulation 2r.321 48-9t4
DidNot Graduate Hish School 20.960/o t499%
Hish School Graduate (or GED)24.66%22.21%
v-9 North Beach Revitalization Plan
103
Attended College (Aee 25+\t6.16%1595%
Received Collese Desree 38.22%46.85%
Total Pooulation Ase 16+23.78r 54.025
Employment Status (Aee 16+)
ln Armed Forces 0.05o/o 0.14%
Civ lian - Emoloved s9.9s%59.80%
Civ lian - Unemoloved 5.680/o 4.560/o
Not in Labor Force 34.32%35.49%
Occupation Bv Classification
Blue Collar 14.16%10.10%
White Collar 5449%67.14%
Service and Farm 31.35%22.76%
Estimated Travel Time to Work 34.60 minutes 31.20 minutes
lll. Market Overview
Source: The Nielsen Company; City of Miami Beach Tourism, Culture and Economic Development Department
Data presented here shows a high percentage of persons out of the labor force. There are several
potential reasons for this condition. The economy is just beginning to rebound from one of the
worst recessions the Country has ever experienced; many individuals could not find employment
for such a long period of time that they are now considered to no longer be participating in the
labor force even though they may still be actively seeking employment. Probably a more
significant reason for low labor force participation however, is that the area is a desirable place
to locate once retired. Many of these workers may not be participating in the labor force simply
because they have already retired and are no longer seeking work.
Also of note in this data is the number of Service and Farm workers. It is assumed most of these
workers are service workers and not farm workers (there are few farms within reasonable travel
distance). This is to be expected given the Barrier Island Area and other areas to the South are
heavily dominated by tourist uses which rely heavily on service providers. There is great need
for service workers in this tlpe of economy.
D. Demand for Specific Goods and Services (Major Categories)
To determine the demand for specific types of products in the Market Area, a review of the
spending patterns of the population as well as the current supply of product types was conducted.
This review examined the "Opporlunity Gap" as expressed by research from The Nielson
Company, a nationally recognized source of demographic and market data. All data in this
section is sourced from The Nielson Company data. (The source data is attached as Exhibit A)
Opportunity Gap is measured by The Nielson Company by defining the demand by Consumers
which equates to the amount that they spend annually on each product. This figure is determined
through an identification of the spending pattems of the households in the area. The
Expenditures are matched against the amount of Retail Sales in the same area. This figure is
drawn from reported sales activity. If Expenditures exceed Sales, there is a "Gap" indicating that
the population goes outside of the market area to spend on these products. If the Expenditures
are less than Sales, there is a "Surplus" which means people are coming into the area to purchase
the products.
v-10 North Beach Revitalization Plan
104
lll. Market Overview
For the examination of the North Beach Area, the Opportunity Gap was determined for the
market areas which identified the products where there is the most demand or a shortage of
establishments.
The following tables reflect the Opportunity Gap for each of the two market areas reviewed. A
negative gap, or what can be referred to as an "Opportunity Surplus", is shown in parenthesis ( ).
The reader should note that there are sub-categories within each category that may show a
positive gap and thus demand in the area. Such subcategories will be addressed later in this
section.
"Opportunity Surplus" is also often described as "leakage." That is this figure equates to the
amount of dollars that are "leaked" from the market area into another market area. It is shown
by having the consumers in the market area spending more dollars on a product than the amount
sold in that market area. These dollars are spent by the folks within and available to your
marketplace, but their dollars are going somewhere else.
NOTE: In understanding the information and analysis presented, the reader should keep in mind
that data for several categories/sub-categories of stores can be skewed by the presence of the
high-end, luxury stores at the Shops of Bal Harbour. This shopping destination is contained
within the larger Barrier Island Marketplace's boundaries. Sales of high end (expensive)
products such as clothing, jewelry, perfume and other such items at this property may produce
opportunity surpluses as the amount of expenditure at these shops may include significant dollar
expenditures by non-residents of the marketplace..
TABLE 5.5
Opportunity Gap/(Opportunity Surplus)
Major Categories
These figures show that both the North Beach and the Barrier Island Market Areas have capacity
for significantly more sales within the market areas. Review of the sub-categories in each of the
Store Catesorv North Beach Area Barrier Island Area
Motor Vehicle and Parts Dealers $ s1,6r9.559 $119.339.384
Furniture and Home Furnishinss $ 7.559.255 $ 20,210,527
Electronics and Aooliances $ 1.255.815 s 8.0ss.698
Buildins Material. Garden Equinment s 31.875.514 $ 93,798,680
Food and Beverase $ 37.858.960 $ 60.480.887
Health and Personal Care (s 19,i08,987)($ 14,108,921)
Gasoline Stations s 18.518.s40 s 70.773.337
Clothins and Accessones $ 13,707,627 ($l6l,088.812)
Soortins Goods. Hobbies- Books- Music $ s.t72.675 $ 16.599.408
General Merchandise g 43,228,534 $ 84,294,138
Miscellaneous Store Retailers $ 4.s82.726 s t2.699.994
Foodservice (Restaurants) and Drinkins Places s 1 1.842.840 ($ 744.1t6)
v-11 North Beach Revitalization Plan
105
lll. Market Overview
in Table 5-5 tends to uphold this initial conclusion. It is important to note that these figures do
not tell the entire story as they consist of the sum total of all of the sub-categories. There are
sub-categories with opportunity gaps are negated by sub-categories with opportunity surplus.
Given this, a more in-depth review will be presented of the sub-categories within each category.
D. Sub-Category Demand Analysis
A sub-category analysis shows the more specific demand for various products. This analysis is
shown, with a table for each category showing its sub-categories and the opportunity
gaplopportunity surplus for each. Where the titles of the sub-categories are not self-explanatory
as to the tlpes of the businesses they indicate, an explanation will be provided.
TABLE 5.6
Opportunity Gap/(Opportunig Surplus)
Motor Vehicle and Parts Dealers
There is a clearly an opportunity gap for this category. However, given the overall cost of
automobiles and the distribution system for new cars, these figures tend to show more of a gap
for used cars and auto parts/accessories/and tires. These uses, while in demand are probably not
the highest and best uses for North Beach.
TABLE 5.7
Opportunity Gap/(Opportunity Surplus)
Furniture and Home Furnishings Stores
There is an opporrunity gap and thus a demand within both the North Beach and Barrier Island
Market Area for Furniture Stores. These tlpes of uses are very much lacking in market areas.
This may be due to the overall size of most Furniture and Home Furnishings Stores. There are
few spaces within North Beach or on the Barrier Island that can accommodate the larger average
size of the major retailers in this category.
Category North Beach Area Barrier Island Area
Automotive Dealers $ 44,468,381 s 97.667.094
Other Motor Vehicle Dealers $ 2.239.387 $ 6,309,139
Automotive Parts/Accessories/Tires s 4.9tt.t9t $ rs,363.1sr
TOTALS s 51.619.ss9 $119,339,384
Category North Beach Area Barrier Island Area
Furniture Stores $ 3.962.229 $ 11,225,805
Home Furnishine Stores $ 3,597,026 $ 8.894.722
TOTALS $ 7.s59.255 g 20,210,527
v -12 North Beach Revitalization Plan
106
lll. Market Overview
Based on this analysis, specialty furniture or home furnishings retailers would be appropriate and
desirable within North Beach as they can be scaled to fit the more walkable nature of North
Beach and can include unique offerings. If a developer could assemble a space large enough for
a larger retailer, this might be feasible by the numbers, however, such a space would probably be
more profitable a department store site so competition would dictate the potential to site a larger
facility.
TABLE 5.8
Opportunity Gap/(Opportunity Surplus)
Electronics and Appliance Stores
This is a need, albeit not significant, for stores in this category. The exception to this is
Computer and Software Stores where a relatively small opportunity surplus exists.
While small specialty stores within each sub-category may be appropriate in North Beach, the
numbers indicate a demand that is not significant for these user t1pes.
TABLE 5.9
Opportunity Gap/(Opportunity S urplus)
Building Materialo Garden Equipment Stores
Demand for stores of the sub-categories of Building Material, Garden Equipment is high but
overshadowed by the significant demand for Home Centers. There are few stores within this
category existing within North Beach or anywhere with the Barrier Island. Paint and Wallpaper
Stores are the sole exception in this category showing significant opportunity surplus. A
justification for this may be the relatively small retail stores with no special space requirements
for this sub-category as compared to the storage (including outdoor storage space) that is
generally required for the other sub-category qpes.
Sub-Catesorv North Beach Area Barrier Island Area
Household Appliance Stores $ 779,258 $ 2,360,271
Radio, Television, Electronics Stores s 929.180 s s.340.244
Computer and Software Stores ($ 656,893)($ 220^428),
Camera and Photosraphic Equioment Stores s 204.270 $ s7s,6l I
TOTALS $ 1,255,815 $ 8,055,698
Store Catesorv North Beach Area Barrier Island Area
Home Centers s 1.3,669,777 $ 39,785,893
Paint and Wallpaper Stores ($ 2,9s8,810)($ 2.663.943\
Hardware Stores $ 3,586,232 s 3.752.14t
Other Buildins Materials Dealers $ 14,542,251 s 43.366-419
Lawn, Garden Equipment. Supplies Stores $ 3,036,064 $ 9,558,170
TOTALS $ 31,87s,514 $ 93.798.680
v-13 North Beach Revitalization Plan
107
lll. Market Overview
It should be possible to attract small scale hardware stores to the North Beach areathat,like paint
and wallpaper stores, can operate within a traditional, small-sized retail storefront. Large home
centers are unlikely to build in the area due to their large space and parking needs. If the major
home centers had a small-scale, urban store model, this would be ideal for North Beach.
TABLE 5.10
Opportunity Gap/(Opportunity Surplus)
Food and Beverage Stores
Again, one tlpe of store is over-shadowing the entire category. Supermarkets and grocery stores
dominate this category and overwhelm the potential demand for Convenience stores and Beer,
Wine and Liquor Stores in the North Beach Market Area as well as Specialty Food Stores in the
Barrier Island Market Area even though there is a clear demand for all of these sub-categories
A second supermarket may be appropriate and provide additional choice for the residents of
North Beach. These figures clearly show demand for additional Specialty Food Stores such as
additional ethnic specialty stores or gourmet food shop.
TABLE 5.11
Opportunity Gap/(Opportunity Surplus)
Health and Personal Care Stores
In this category Pharmacies and drug stores are clearly oversupplied in the North Beach Market
Area. In fact this is one sub-category where the surplus is larger than the surplus for the entire
Barrier Island market. This indicates that the North Beach Pharmacies and Drug Stores are
supplying the consumers throughout the entire Barrier Island Market. There is some demand for
the other sub-categories in North Breach and the Barrier Island.
Sub-Cateeorv North Beach Area Barrier Island Area
Supermarkets, Grocery Stores s 30.769.ts2 $ 42,727,409
Convenience Stores $ 1,552,398 $ 3,324,766
Soecialtv Food Stores s 3.747.913 $ 7.277.31s
Beer. Wine and Liquor Stores $ 1,789,497 $ 7,151,398
TOTALS s 37.858.960 $ 60.480.887
Sub-Cateeorv North Beach Area Barrier Island Area
Pharmacies and Drus Stores ($ 25.009.011)($ 17,187,497)
Cosmetics, Beauty Supplies, Perfume Stores $ 2,222,918 (s 2.392.756\
Ootical Goods Stores $ 1.182,s48 s 1.198.235
Other Health and Personal Care Stores $ 2,494,558 s 4.273.097
TOTALS ($ r 9.r 08.987)($ 14,108,921)
v -L4 North Beach Revitalization Plan
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lll. Market Overview
The importance here is that the non-Pharmacies and Drug Stores sub-category show potential
demand while the Pharmacies and Drug Store sub-category makes it appear as none of these
tlpes of stores would be appropriate for North Beach if one were just reviewing the Master
Health and Personal Care Stores category.
Within the appropriate areas of North Beach several small stores in the minor sub-categories
would have an opportunity to thrive.
TABLE 5-12 Gapl (Opportunity Surplus)
Gasoline Stations
A clear need for gasoline stations is evident through these figures. This is no surprise as it is
very difficult to site such a use on a barrier island due to environmental considerations, space
requirements, and overall land costs coupled with low profit on gasoline sales for station owners.
While there is a demand for these types of uses, it is not recommended that the City pursue
additional gasoline stations for North Beach.
TABLE 5-13
Opportunity Gap/(Opportunity Surplus)
Clothing and Clothing Accessories Stores
Clothing and Clothing Accessories is the category with the greatest difference between the two
market areas analyzed. This is the category where the influence of the Shops at Bal Harbour is
most felt as Clothing is one of the high dollar staple offerings at the property. Even with this in
Category North Beach Area Barrier Island Area
Gasoline Stations with Convenience Stores s 8.651.793 $ 42,297,627
Other Gasoline Stations $ 9,866,747 $ 28,475,710
TOTALS $ 18.518.s40 g 70.773.337
Sub-Catesorv North Beach Area Barrier Island Area
Men's Clothins Stores $ 885,494 (s 4.248.3s 1)
Women's Clothine Stores $ 728,076 (s 78,331,758)
Children's Clothins Stores s 813.061 $ t.266.447
Familv Clothine Stores $ 7,590,513 ($ 22,442,635\
Clothine Accessories Stores $ 2s9.4s2 (si 6.303.290)
Other Clothine Stores $ 917,268 ($ 1,273,433\
Shoe Stores s 2.571.091 (s 1.743.300)
Jewelry Stores ($ 230,768)($ 44,526,9t21
Lussase and Leather Stores s 173.440 m 3.48s.580)
TOTALS g 8,242,42r (s161,088,812)
v-15 North Beach Revitalization Plan
109
lll. Market Overview
mind, there is only a small demand potential for Clothing and Clothing Accessory Stores within
the North Beach Market Area. The one significant stand out however, is in Family Clothing
Stores. North Beach is a more family friendly area than the remainder of the Barrier Island area
and thus this could be expected. Additionally, a significant demand also exists for Shoe Stores in
North Beach.
The potential for Shoe and Family Clothing Stores within the North Beach Market Area is a
positive provide such stores can be lured to the area. Both of these sub-categories are showing a
surplus in the Barrier Island Area indicating North Beach residents are able to obtain these
products within a relatively short drive of their homes.
TABLE 5.14
Opportunity Gap/(Opportunity Surplus)
Sporting Goods, Hobby, Book, Music Stores
The data on these sub-categories shows a strong opportunity for Sporting Goods Stores and a
moderate opportunity for Hobby, Toys and Games as well as Book Stores.
The potential for Sporting Goods Stores is a plus to North Beach as branding efforts promoting
the area as a place for an active lifestyle have been adopted. Additionally, demand for Book
Stores is beneficial to the area as they are often destination uses but also have great appeal to
pedestrian pass-by traffic which can serve to keep shoppers in the area longer.
TABLE 5.15
Opportunity Gap/(Opportunity Surplus)
General Merchandise Stores
Sub-Catesorv North Beach Area Barrier Island Area
Sporting Goods Stores $ 2,326,920 $ 5,965,470
Hobbv. Tovs and Games Stores s 1.834.176 $ 4.289.923
SewA.{eedlework/Piece Goods Stores $ 725,017 $ 1,895,847
Musical Instrument Stores $ 662,249 $ 1.761.690
Book Stores s r,448,920 $ 4,118,746
News Dealers and Newsstands (s 8s.321)($ 313.602)
Prerecorded Tapes, CDs. Record Stores ($ 1,739,286\(s l,l 18,665)
TOTALS $ s.r72,675 s 16.599.408
Category North Beach Area Barrier Island Area
Department Stores $ 20.94r.499 $ 26.647.342
Other General Merchandise Stores s 22.287.03s $ 57,646,796
TOTALS $ 43.228,s34 $ 84.294.138
v-16 North Beach Revitalization Plarr
110
lll. Market Overview
Stores in this category are of the kind most lacking in North Beach. The Department Stores sub-
category addresses sales and demand for sales at retailers such as Target, Marshall's or Sears and
the General Merchandise Stores represents such retailers as Dollar General.
North Beach could use a larger retailer such as Target to anchor 71't Street. This would bring
necessary items for sale in North Beach that residents now need to leave the area to obtain.
Additionally, such an anchor use would attract other retail stores due to the traffic the anchor
would generate.
TABLE 5-16
Opportunity Gap/(Opportunity Surplus)
Miscellaneous Store Retailers
While there is demand for Florists and Used Merchandise Stores, the demand is mostly likely
insufficient to offer strong support for the survival of these types of stores. There is potential for
Office Supplies and Stationery Stores as well as Gift, Novelty and Souvenir Stores within the
Barrier Island Market Area but not the North Beach Market Area.
The unique retailers in this category show potential for the more tourist/pedestrian type area
retailers that exist in the Collins Avenue corridor of North Beach as this area is more visitor
oriented.
TABLE 5-17
Opportunity Gap/(Opportunify Surplus)
Food Service and Drinking Places
Sub-Catesory North Beach Area Barrier Island Area
Florists $98.895 $ s82.276
Office Supplies. Stationery Stores $ 1,281,418 $ 4,764,088
Gift, Novelty and Souvenir Stores $ 1,017,477 s 2,096,221
Used Merchandise Stores $ 915,616 $ 1,891,117
Other Miscellaneous Store Retailers $ r.269.320 $ 3.366.292
TOTALS s 4,582,726 s 12.699.994
Sub-Cateeorv North Beach Area Barrier Island Area
Full Service Restaurants ($ 3,410,610)($ 14,998,434)
Limited Service Eatins Places s 14.510.306 s 12.050.02s
Special Foodservices $ 2,s02,804 $ 6,512,241
Drinkine Places - Alcoholic Beverases (s 1,759,660)($ 43A7.947\
TOTALS ($ 3"410.610)(s 744.rt6)
v -17 Nortr Beach Revitalization Plan
111
lll. Market Overview
Full Service Restaurants are those that offer sit-down, table service. Limited Service Restaurants
are those where the customer pays for the food at the time it is delivered, usually a counter-
service such as fast-food. Special Foodservices includes banquet halls and street vendors.
Drinking Places is self-explanatory. On its face, data is positive for Limited Service Eating
Place and Special Foodservices. The data does not appear as positive for Full Services
Restaurants and for the Drinking Places sub-categories. Data for the desirable Full Service
Restaurant is not as negative as it may seem on first glance. There is high-tumover in this sub-
category, as these types of restaurants are most susceptible retail to personal preference and
changes in quality/service. The data does not necessarily indicate that a restaurant ofthis type
would not be successful. These tlpes of restaurants are also those most significantly impacted
by the economy. Continued economic recovery will enhance this sub-category's potential
quickly.
Food service and drinking establishments are often the anchors for entertainment-t1pe and
destination areas. It is hoped that North Beach can become more of a destination area to drive
additional customers to the local North Beach market. The full-service restaurant sub-category
shows there will be significant competition, but the destination-nature of the area will assist in
affracting these users, which will then athact more customers for all businesses in North Beach.
It is important that the City work to insure a fully-diversified marketplace in the area. Food
service and drinking establishments should be fully integrated into the marketplace and not be of
a type designed exclusively for night+ime activity. An overabundance of night+ime uses that
are closed or have minimal traffic during the day will diminish the opportunities to cater to
families and will limit customer traffic to other users.
E. Conversion to Demand for Square Footage
The next step in the process is to determine the amount of square footage that can potentially be
supported within the market area. This figure can be determined by dividing the amount of Sales
in the Gap by a factor reflecting the amount of Sales per Square Foot. Based on current sales
activity in the area and the location, a factor of between $400 per square foot and $500 per
square foot is deemed generous for determining the amount of demand. The following tables
measure the demand for square footage in the market area by product sub-category where an
opportunity gap in the respective market areas reviewed.
TABLE 5.18
Square Footage Demand
North Beach Market Area
Sub-Catesorv Opportuni8 Gap
Demand @
3400/sq.ft.
Demand @
$500/ss.ft.
Automotive Dealers s 44.468.381 I I1.171 88,937
Other Motor Vehicle Dealers $ 2.239.387 5,598 4,479
Automotive Parks/Accessories/Tires s 4.911,.791 t2.279 9.824
Furniture Stores $ 3.962.229 9,906 7,924
Home Furnishins Stores $ 3,597,026 8,993 7.194
Household Aooliance Stores s 779.2s8 1.948 1.559
Radio, Television, Electronics Stores $ 929.180 2,323 1.858
v-18 North Beach Revitalization Plan
112
Ill. Market Overview
Data shows "leakage" of $243,963,41,7 by residents of the North Beach Market Area in the 43
sub-categories showing a potential demand. The overall potential demand for 609,910 additional
square feet of commercial space exists if all of the potential demand for products was to be
fulfilled. This assumes the need for revenue of $400 per square foot. At $500 per square foot an
additional 487,929 square feet could be accommodated. This does not take into account any of
the categories in which more product is provided within the North Beach Market Area than
demand dictates. The analysis is specific only to these sub-categories where potential demand
exists.
Camera and Photoeraohic Equioment Stores s 204.270 511 409
Home Centers $ 13.669.777 34.174 27.340
Hardware Stores s 3.586.232 8.966 7.172
Other Buildine Materials Dealers s 14.s42.2sr 36.356 29.085
Lawn, Garden Equipment, Supplies Stores s 3,036,064 7.590 6.072
Supermarkets, Grocery Stores g 30,769,152 76.923 61,538
Convenience Stores s 1.552.398 3.881 3.105
Specialtv Food Stores $ 3.747.913 9.370 7.496
Beer. Wine and Liquor Stores s 1.789.497 4.474 3.579
Cosmetics, Beauty Supplies, Perfume Stores $ 2,222,9L8 5,557 4,446
Ootical Goods Stores $ t,t 82.s48 2.9s6 2.365
Other Health and Personal Care Stores $ 2,494,558 6,236 4,989
Gasoline Stations with Convenience Stores $ 8.651.793 21.629 17.304
Other Gasoline Stations $ 9,866,747 24,667 19,733
Men's Clothine Stores $ 885,494 2.214 t.771
Women's Clothins Stores $ 728,076 1,820 1.456
Children's Clothins Stores $ 813.061 2.033 t.626
Familv Clothins Stores $ 7,590,513 18,976 ls.l8r
Clothins Accessories Stores $ 2s9.4s2 649 519
Other Clothins Stores $ 917,268 2,293 1.835
Shoe Stores $ 2.571.09r 6.428 5.142
Lussase and Leather Stores $ 173,440 434 347
Soortins Goods Stores $ 2.326.920 5.817 4.654
Hobby, Toys and Games Stores $ 1,834,176 4,585 3.668
SewArieedlework/Piece Goods Stores $ 72s.017 1.813 1.450
Musical Instrument Stores $ 662,249 1,656 1,324
Book Stores s 1.448.920 3.622 2.898
Department Stores $ 20,941,499 52,354 41.883
Other General Merchandise Stores $22.287.03s 55.718 44.574
Florists s 98,895 247 198
Office Suoolies- Stationerv Stores $ 1,281.418 3.204 2.s63
Gift, Novelty and Souvenir Stores 8 r,0r7,477 2,544 2,035
Used Merchandise Stores $ 915,616 2.289 1.831
Other Miscellaneous Store Retailers $ 1,269,320 3,173 2,539
Limited Service Eatins Places s 14.s10.306 36.276 29.02r
Special Foodservices s 2,502,804 6.257 5,006
v-19 North Beach Revitalization Plan
113
lll. Market Overview
TABLE 5-19
Square Footage Demand
Barrier Island Market Area
Data shows "leakage" of $513,305,345by residents of the Barrier Island Market Area in the sub-
categories showing a potential demand. The overall potential demand is I,283,266 additional
.qrrui" feet of commercial space, if all of the potential demand for products was to be fulfilled
assuming the need for revenue of $400 per square foot and 1,069,109 square feet of additional
space at $500 per square foot. This does not take into account any of the categories in which
Sub-Catesorv Onnortunitv Gap
Demand @
$400/sq.ft.
Demand @
$500/so.ft.
Automotive Dealers s 97,667,094 244,168 19s.334
Other Motor Vehicle Dealers $ 6.309,139 15,773 12.618
Automotive Parks/Accessories/Tires $ 15,363,151 38.408 30,726
Furniture Stores $ 11.22s.80s 28,065 22.452
Home Furnishing Stores s 8,894,722 22.237 17,789
Household Apoliance Stores $ 2.360.27r 5,901 4-7221
Radio" Television, Electronics Stores $ 5,340,244 13,351 10,680
Camera and Photosraphic Equipment Stores s s75.611 t.439 1,151
Home Centers $ 39,785,893 99,46s 79,572
Hardware Stores $ 3,752,141 9.380 7,504
Other Buildine Materials Dealers s 43,366,419 108,416 86,733
Lawn. Garden Eouioment. Suoplies Stores $ 9.ss8.170 23,895 19.1 16
Supermarkets, Grocery Stores $ 42,727,409 106,819 85.455
Convenience Stores $ 3,324,766 8,312 6,6s0
Soecialtv Food Stores s 7.277.31s r8,193 14,555
Beer. Wine and Liquor Stores s 7.151.398 t7.878 14.303
Optical Goods Stores s 1.198.235 2.996 2.396
Other Health and Personal Care Stores $ 4.273.097 10.683 8,546
Gasoline Stations with Convenience Stores $ 42,297,627 r05,744 84,595
Other Gasoline Stations $ 28.47s.710 7t.r89 s6.951
Children's Clothine Stores $ 1,266,447 3.t66 2,533
Soortins Goods Stores $ 5.96s.470 L4,914 I I,931
Hobbv. Toys and Games Stores g 4,289,923 10.725 8,580
SewA.{eedlework/Piece Goods Stores $ 1.895.847 4,740 3.792
Musical Instrument Stores $ 1,761,690 4.404 3,523
Book Stores $ 4.118.746 10,297 8,237
Department Stores $26,647,342 66,618 53,295
Other General Merchandise Stores s s7.646.796 l44,l17 1t5.294
Office Supplies. Stationerv Stores s 4.764.088 11.910 9,528
Gift. Noveltv and Souvenir Stores s 2.096.221 5,241 4,t92
Other Miscellaneous Store Retailers s 3,366,292 8.41,6 6,733
Limited Service Eatine Places $ 12.0s0.02s 30,125 24.100
Special Foodservices $ 6,512,241 r6.281 13,024
v -20 North Beach Revitalization Plan
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lll. Market Overview
more product is provided within the Barrier Island Market Area than demand dictates. The
analysis is specific only to these sub-categories where potential demand exists.
F. Summary
Based on the data collected, there is demand at the time of the publication of this document for
retail establishments of various tlpes in North Beach. The demand for square footage for each
various retail types is not great for a number of the retail sub-categories. It is however important
that the demand spans almost all of the retail sub-categories. Data shows the potential for
between 487,929 and 609,910 additional square feet of retail space can be added during this time
of economic recovery. It is most likely that this demand will grow as the national and worldwide
economies continue to recover from the recent recession and as North Beach becomes a more
reliable regional and tourist draw and as residents gain more disposable income.
NOTE: Complete demographic data and retail demand and supply data is attached as Exhibit A.
This data and the overview in this section is time-specific and should be updated when the
information is to be used as base information to attract new development or users, or when it will
be relied upon for decision making. New data is available on an annual basis.
v -2L North Beach Revitalization Plan
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SE,CTION VI
Infrastructure
Implementation Program
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6.0 INFRASTRUCTTJREIMPLEMENTATIONPROGRAM
The purpose of this Study is to provide for project and programs to enhance the
economics, appearance, and overall livability of North Beach. ln order to meet the goals
previously outlined and to transform the North Beach of 2014 into the North Beach
envisioned by community members during the public input meetings conducted for this
study, a clear implementation strategy must be put forth.
The two most important issues that came to light from on-site investigations, public input
workshops, emails, and other feedback from the residents, property owners and business
owners were the following:
l) Commercial areas need more vibrancy and a better mix of office, retail
and restaurants.
2) North Beach is "tired" looking and needs affention to the detail of
appearance.
This is not to say there are no other issues in North Beach, but these two items are
umbrella statements under which 90Yo of all concerns are covered. While the projects
and programs of this section will affect the first item, they will be more directly related to
the second.
The Area
As previously mentioned and utilized, North Beach is a sizeable area so for discussion
pulposes, it will be separated into its six (6) distinct neighborhood districts:
l) Lower North Shore - that portion of the area from 63d Street to the northern city
limits at 87ft Terrace on the easternmost barrier island (including Parkview
Island).
2) Town CenterlTl"t Street Corridor - that area from the Atlantic Ocean on the east
to the lndian Creek on the west, and from 69ft Street on the south to 72od Street on
the North.
3) Upper North Shore - that area from the Atlantic Ocean on the east, to the lndian
Creek/Tatum Waterway on the west, from 72nd Street on the south and the City
Limits (approximately 87tr Terrace) on the north, and including Parkview Island.
4) Biscayne Point - that area of islands west of the Tatum Waterway that includes
the two finger extensions of the Biscayne Point and Biscayne Beach (the
Stillwater Drive neighborhood and the Crespi Avenue area)
5) Normandy Fountain - That area around the Normandy Fountain from the 71't
Street Bridge on the east, to Rue Notre Dame on the west, and from the rear of
properties fronting on 71't Street on the south to the rear of properties fronting on
Normandy Drive to the north.
6) Normandy Island - All of the Normandy area except the Normandy Fountain area
The discussion will further break these areas into sub-districts to better describe areas
with similar conditions and concerns.
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INFRASTRUCTURE ENHANCEMENTS AI\D ROW BEAUTFICATION
This sub-section will outline some of the area-wide issues or concern with the basic
infrastructure in the North Beach area. It will address only basic infrastructure needs
within the area. Issues such as beautification of rights-of-way including streets and
sidewalk areas will be addressed in a later sub-section.
Roadwavs
Roadways in North Beach are either under the control of the Florida Department of
Transportation (FDOT) or the City of Miami Beach. FDOT controlled roadways include:
Indian Creek Drive (from 63'd Street to Abbott Avenue), Abbott Avenue (from Indian
Creek Drive to 73'd Street), Harding Avenue (from 73d Street to the northern city limits),
Collins Avenue, 71't Street, and Normandy Drive. All other public roadways are city-
owned and controlled.
The FDOT roadways are all fairly well maintained with the exception of some regular
wear on pavement markings including crosswalks. These roadways are not in any great
need of improvements at this time. City controlled roadways are a mix of newly
reconstructed roadways in good shape, maintained roadways that are in good shape, and
poorly maintained, not recently resurfaced or reconstructed roadways in poor shape.
As many of the roadways in North Beach have been reconstructed or resurfaced through
the Neighborhood Capital Projects Program and as the North Shore area (both lower and
upper) are expected to see their improvements within the next five years, it is
recommended that the City devise and implement a pavement management program.
Such a program will create timelines for the micro-surfacing, resurfacing, ffid
reconstruction of all roadways in a manner that can extend roadway lifetimes, ensure
roadway integrity, and provide for more certain budgeting of roadway expenses.
Timelines can be adjusted based on actual wear and tear on the roadways or other
considerations in a manner that provides for the most efficient use of resources. Such a
program would go a long way in preventing poor roadways conditions inNorth Beach.
The major north-south, one way pairs of Collins Avenue (northbound) and Harding
Avenue/Abbott Avenue (southbound) is of concern through this area. While one-way
pairs facilitate movement of vehicles through an area, they have significant adverse
effects on business districts and the ability of local traffic to easily move through an area.
These pairs have created conditions that encourage highway-like driving behavior on
local roadways. This is of particular concern along Collins Avenue where this traffic
pattem interferes with pedestrians crossing east-west from hotels and residences to
businesses south of 71't Street and those crossing Collins Avenue to get back and forth
from North Shore Open Space Park to parking lots. With this in mind, the City should
revive efforts to return two-way traffic to these roadways. This will involve significant
discussion with the Florida Department of Transportation as well as the Towns of
Surfside and Bal Harbour as these municipalities will also be affected but such a traffic
pattern modification.
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Sidewalks and Crosswalks
Sidewalks in North Beach are for the most part well maintained. Additionally, Miami
Beach does have its signature Miami Beach Red sidewalks. While attractive and unique,
the use of the red sidewalks does pose one problem, uneven wear. As the sidewalks are
repaired, replaced, or just receive regular wear from use, the color becomes uneven.
Regular power-washing of sidewalks in high traffic areas also strips the sur ce of the
sidewalks down to the aggregate in the concrete which is natural stone and thus not red in
color, leading to whitish spots in the red sidewalks. In locations where broken blocks of
sidewalks have been replaced, this uneven coloring between new and old can lead to
unsightly aesthetic conditions. Due to this, the City should continue to seek out new
materials and technology that can reduce the color and wear disparity between each
section of sidewalk. It is also important that sidewalks not receive minor repair but that
the entire affected section of sidewalk be replaced.
It has been noted as well that many of the sidewalks in the North Beach area appear dirty
due to droppings of certain species of trees and palms (one of specific note is date palms).
The effect on sidewalks of various plantings should be investigated prior to installation of
such species and existing plantings found to be of issue should be considered for
replacement with species that would complement existing plantings left in place.
Crosswalks in the area are mostly simple white stripping at intersections, though some
are stamped asphalt. The City should work to prepare a hierarchical slate of crosswalk
designs (which may or may not provide for a lower level white stripe only design)
utilizing new technology and/or different materials with a greater contrast to the roadway
surface. Such crosswalks would be beneficial in identifying crossing locations for the
pedestrians and to heighten driver's awareness of the potential for pedestrians in the
ioadway at these locations. Major intersections such as Collins Avenue and 71't Street,
may include easily seen reflectors or active lighting, a mid-level design for intersections
with lesser congestion such as the north-south crosswalk traversing 79th Terrace at
Collins Avenue, may include a highly contrasting pain!, paver or other material, and the
lowest level crossings such as Abbott Avenue and 78tr Street may remain simple white
striping.
Bridses
It is the desire of the Mayor's Blue Ribbon Panel on North Beach Revitalization as well
as a recommendation of this Plan to beautifu North Beach bridges through painting,
lighting and other improvements. Design on all vehicular and pedestrian bridges north of
63d Street should be of a common design theme created with the North Beach branding
theme and elements incorporated into the design. As soon as branding elements have
been created, the City should prepare basic conceptual designs for North Beach bridges
and prepare full design and construction drawings as the improvements can be funded.
The
-trvo
bridges mosivisible bridges in the area, the 63d and 71't Street bridges are under
FDOT control and thus, the City would need to work with the Department on future
beautification improvements on these structures. All other bridges in the area are under
City control.
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Streetscaping
Streetscaping is a term utilized to describe beautification and increased functionality of
the public rights-of-way. Elements in the rights-of-way should be designed to provide an
identity to the area while clearly providing3+ component to them that beautifies the area
and maintains.
North Beach is in desperate need of increased streetscaping both for quality and quantity.
Throughout the area there is a lack of beautification and functional elements in the rights-
of-way or in private areas adjacent to the rights-of-way. Steetscape concepts for the
various areas of North Beach should be prepared although they should all tie into a
master theme for North Beach which should be designed based on the selected branding
forNorth Beach of active words utilizing an alliteration of the letter "B" (i.e. beach, bay,
boats, bikes). While most important along heavily traveled roadways (the FDOT
controlled roads) and commercial areas, there is also a need for some streetscape
elements in more residential areas as well.
Elements of streetscaping that should be included in these plans include, but are not
limited to: light poles, street trees and landscaping themes, bicycle racks, trash
receptacles, sidewalk materials (i.e. pavers, concrete), locations for public art, areas that
may be appropriate and have sufficient size for gathering spaces or public plazas, street
signage, wayfinding signage, and the design of any other items placed within the right-of-
way. Additionally, a review should be undertaken to determine if existing bus shelter
designs are compatible with future streetscape plans or whether shelters should be
redesigned. These streetscaping plans should be specific as to the design and location of
all elements to insure continuity of placement taking into account obstacles in the rights-
of-way such as driveways, crosswalks, overhead and underground utilities, private
property, parking, and the need to keep certain views open so that both pedestrians and
visitors have views of business signage.
The Deco-Bike program appears to be quite successful in its implementation since
inception and thus, it appears these bikes will be in the City for some time. Current
facilities are bicycle racks usually placed within the ROW on roadway surface and are
obtrusive and do not blend in to their surroundings. Given this, the City should work
with the bicycle vendor to design a functional and aesthetically pleasing bicycle stations.
Each station should include elements such as, but not limited to, trash receptacles,
lighting, signage, and landscaping that are consistent with streetscaping elements in the
area where each station is located.
In addition to the issue of the Deco Bike rack appearance, the location of these facilities
should be considered when completing the City's Mobility Plan, Master Bicycle Plan,
and any other future transportation studies. The reason to consider Deco Bike facilities is
to integrate this transportation option into the overall future of transportation in the City.
These rental bike facilities should be placed within a reasonable distance from other key
transportation locations such as bus and trolley stops, and parking facilities. This would
insure a smooth transition from one mode of transportation to another, encouraging the
use of these alternative modes.
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For purposes of this Plan, entrance features will be included in the Streetscape sub-
section. There are three locations for entrance features to North Beach: at the foot of the
JFK Causeway bridge on the west side of Normandy; at Harding Avenue at the
convergence of Collins Court (the alleyway between Collins and Harding Avenues) at
87ft Street; and at the intersection of 63'd Street and Indian Creek Drive (this is the only
entrance to North Beach that is not also an entrance to the Ciry). Entrance signage that is
consistent with the North Beach branding theme and elements should be designed for
these areas. Features could include; fountains, other monuments, landscaping, signage,
lighting and public art.
Wayfinding signage distinct to North Beach, but consistent with City-wide wayfinding
signage should also be designed and installed. A number of key components in the North
Beach area are not including on the minimal number of such signs that currently exist in
North Beach. Locations such as the Normandy Fountain, Normandy Shores Golf Club,
the North Shore and Normandy Isles National Register Districts, Ocean Terrace, the
North Shore Bandshell and other area points of interest are not sufficiently highlighted.
Parkine
Parking is a major concern in the North Beach. Even though there are 2l paid public
parking lots in the area (alI but one of which primarily serve commercial areas), growth
in business as well as any new commercial construction will trigger a need for public
parking structures in or adjacent to commercial districts. The City needs to keep an eye
to locations which would be appropriate for such structured parking. Opponunities for
public-private partnership with owners of property adjacent to existing parking lots are
expected in the future and are the best opportunities to increase available parking while
incentivizing desired commercial construction.
In the residential areas, on-street parking is available and is generally free and
unregulated. Throughout the public input workshops, residents repeatedly brought up the
idea of residential parking zones and permitting as it is believed that the free parking
attracts people who do not reside in the neighborhood who park in residential areas to the
detriment of those that live in the area. A parking study of North Beach is underway at
the time of the authoring of this document. If the parking study finds a deficit of parking
in residential areas, consideration of residential permitting should be evaluated
immediately. If the study does not find a current deficit, the City should monitor a
number of area conditions and be prepared to implement such a system when it may be of
value. Conditions that may change demand for parking include: the implementation of
the North Beach Circulator Trolley, elimination of the need for off-street parking for
limited residential building expansion of historic properties, increased attendance at
functions at the North Shore Bandshell, an increase in business activity, particularly in
later hours of the day, that increases demand for the limited commercial area parking.
It is anticipated that the North Beach Parking Study will show potential space deficits
moving toward the future. As on-street space for parking is limited, the City should have
plans for other residential parking options. During the public input workshops, attendees
indicated it was appropriate for the City to obtain land in residential areas for public
surface parking lots and possibly for residential parking structures.
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Drainage
Citywide, there is a great concern for sea-level rise and its impact on the ability of the
City to manage stormwater and drainage. The City has recently increased its base flood
elevations to account for anticipated sea level rise. This will have a significant impact on
the future of drainage in North Beach. Appropriate locations for pumping stations will
need to be considered as will roadway and drainage system design. This document is not
suited to deal with significant issues related to sea level rise and flood elevation levels
and thus will not deal with particulars of long-term drainage but instead recommends the
City look to its adopted Stormwater Management Plan, as amended from time-to-time, to
seek recommendations to alleviate long term flooding concerns. Additionally, as the
Stormwater Management Plan is currently under review, discussion of drainage in the
sub-area analysis that follows will focus solely on limited areas that experience drainage
problems upon heavy, but somewhat regular, rain events irrespective of tidal conditions.
Water and Sewer
It is known that water and sewer lines in the area of an advanced age and in need of
replacement except in areas that have received reconstruction under the Neighborhood
Capital Projects Program. It does not serve North Beach for individual recommendations
to be for each sub-area. lnstead, it is recommended that a comprehensive study of all
water and sewer lines, particularly of main transmission lines, be performed to determine
repair/replacement needs throughout North Beach. Areas where utility lines were
replaced as part of a Neighborhood Capital Project may not need to be included in this
overall study. This project should be a high-priority as all of these lines are underground
and repair/replacement needs will significantly affect roadways and above ground
conditions. Knowing the needs of the underground systems will allow improvements to
be made in conjunctions with other above ground and roadway/sidewalk projects saving
both time and money. Additionally, situations may be prevented where recently installed
roadways or above ground improvements need to be disturbed to gain access to the
underground lines.
Lishtine
The lighting on public streets, sidewalks, and parking lots overall in North Beach is
substandard. There are still streets throughout the area that have no lights or minimal
lighting. Additionally, the majority of lighting that the City has installed in North Beach
are acorn-style lights. These lights provides significant glare and lighting is directed
more to an area around the bulbs than downward to the street and sidewalk. These lights
tend to light the second story of adjacent buildings more than the area that people and
cars travel. Modern lighting technology allows for more directional lighting and brighter
white LED bulbs that provide a greater sense of security without spillage and at a
significant savings in long term energy and maintenance cost.
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The City should undertake a comprehensive lighting review of all North Beach's publicly
lit spaces. This review should indicate where additional lighting is required and the tlpe
of fixtures that would be appropriate given the need to provide more directional light
downward where the lighting source is not as visible from a distance to reduce glare.
This review should be undertaken with Crime Prevention Through Environmental Design
(CPTED) principals in mind to maximize safety.
Lighting fixtures and posts should be designed so that they are different than the
remainder of the City to set apart North Beach or at least to distinguish the historic
districts so that they are identified as unique areas. Lighting should be different enough
in appearance, but should also take into utilizing similar technology from similar or the
same vendor so that the City does not need to stock a large variety of parts to maintain
city-wide lighting.
As much of North Beach is near the water and there are significant regulatory issues with
lighting that would disturb turtle hatchlings. The City should work closely with the State
Department of Environmental Protection (DEP) to find lighting schemes that can work
better than the most recently approved amber lighting schemes. These amber lights do
not provide sufficient lighting to humans traverse these areas and do not provide a
sufficient sense of security. With the advancement in directional LED lighting in recent
years, there must be other methods that will not disturb the hrrtle hatchlings, but would
allow for more secure lighting for the human population.
Modern lighting technology allows for more directional lighting and brighter white LED
bulbs that provide a greater sense of security without spillage and at a significant savings
in long term energy and maintenance cost.
Action Steps:
Overall Area Infrastructure Goals
l) City should devise and implement a Pavement Management System to
appropriately maintain roadways and to have a basis for scheduling of future
roadway improvements and maintenance programs.
2) Work with FDOT to insure pavement surfaces and pavement markings are
maintained within the North Beach area
3) Seek to reduce the impact of sidewalk wear on appearance by replacing sections
of sidewalk rather than repairing a small area or a single block of sidewalk when
required.
4) Continue to monitor materials technology to seek ways to better maintain coloring
of the Miami Beach Red sidewalks.
5) Plantings in North Beach should be reviewed for their impact on the quality of
sidewalk appearance and replaced where appropriate.
6) All plantings and landscaped areas in the public realm should have adequate
irrigation systems.
7) A conceptual design for bridge lighting and beautification should be prepared for
all bridges in North Beach with the North Beach branding a consideration.
8) Waterways should receive a one-time cleaning that is more extensive that the
removal of debris for which the City current has a contract.
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9) The City should seek to create a reserve account and begin allocating funding for
future dredging efforts of all the waterways in North Beach.
10)A master streetscape design should be created to devise a slate of themed
streetscape elements and a theme for right-of-way landscape plantings.
11)Entrance features should be designed and installed at the three identified
entrances to North Beach.
12)A wayfinding system based on current City wayfrnding, but slightly altered to be
North Beach specific should be designed and installed to direct the public to key
area points of interest.
13) Seek opportunities to site public parking structures in or adjacent to commercial
districts.
l4)Regularly review the need to implement a residential parking permit system and
implement one when beneficial.
l5)Plan for and seek opportunities to obtain land and construct residential surface
lots and residential parking structures if necessary.
l6)When any public improvement is undertaken in North Beach, the City should
follow design guidelines outlined in the adopted Stormwater Master Plan in place
at the time of project design or with guidelines exceeding such Plan and City
should encourage all other entities undertaking such projects (i.e. FDOT) to do the
same.
17)The City should implement all projects in North Beach outlined in the City's
Stormwater Master Plan as amended from time to time
18)The City should undertake a comprehensive review of all water and sewer
facilities in the North Beach area and plan for upgrading and/or replacement
facilities in conjunction with any other anticipated above ground improvements.
19)The City should undertake a complete review of lighting in North Beach and add
lighting in areas that currently have too little or no lighting keeping in mind
modern CPTED principles.
20) The City should investigate various modern lighting technology to find street,
pedestrian, and parking lot lighting fixtures that reduce glare, direct light
downward to the street, sidewalk, or parking lot surface.
2l)The City should endeavor to find more suitable coastal lighting that will provide
lighting that maintains safety and perception of security for humans that is not
detrimental to turtle hatchlings or other area wildlife.
STJB AREA INFRASTRUCTURE
The above sub-section indicated some of the issues with infrastructure that affect all of
the North Beach area. The below will break these issues down fuither for each of the six
sub-areas of North Beach (general boundaries of these areas are described above). If one
of the analysis areas: roadways, sidewalks and crosswalks, water and sewer or drainage
are not listed in the sub-area analysis, then no specific action is required in that area,
although general improvements outlined in the Overall Area Analysis above may still be
required or need consideration.
It is important to note that the North Shore Neighborhood (which in this sub-area analysis
is further divided into Lower North Shore, 71't Street Corridor and Upper North Shore)
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has a number of projects outlined in the neighborhood's Basis of Design Report (BODR).
The Mayor's Blue Ribbon Panel on North Beach Revitalization passed a
recommendation, echoed by this study, that the adopted BODR be abandoned as it was
prepared 11 years ago and conditions have since changed. It is fuither recommended that
a new design team be selected and areas subject to the BODR be redesigned. The basis
of this recommendation is a function of the BODR's being designed to maximize parking
at the expense of aesthetics and the potential to add landscapable medians and planters.
Current belief expressed by the Mayor's Blue Ribbon Panel and by attendees at public
input workshops was that a more balanced approach to the parking-landscaping tradeoff
be designed. It is suggested that the City make this a priority project as the North Shore
Infrastructure Improvement Program is scheduled to enter the construction design phase
with construction to begin in 2015. This being said and recommended, analysis below
will take into account the adopted BODR for these sub-areas and will indicate where
recommendations may vary from such. It should be assumed that projects outlined in the
BODR for the North Shore Neighborhood that are not specifically mentioned in this
section should be undertaken as outlined in the BODR.
Lower North Shore
This area is the southemmost portion of North Beach. The barrier island in this area is
somewhat narrow and dominated by the north-south roadways of Indian Creek Drive and
Collins Avenue.
Roadways
Roadways in Lower North Shore are in acceptable condition. The roadway network in
this area is dominated by the FDOT controlled roadways of Indian Creek Drive, Collins
Avenue and Abbott Avenue and thus improvements to these areas are the purview of
FDOT.
Both the city-owned streets of 67n and 69ft Streets should include more plantable islands
and medians as recorlmended in the BODR. Both of these inclusions would allow for
more landscaped areas and will bring the areas into a more human scale, adding a more
intimate atmosphere.
Sidewalks and Crosswalks
Some of the crosswalks in this sub-area could benefit by an improved crosswalks design.
Of particular note are the crosswalks are on lndian Creek Drive South of 71't where the
intersections complicated by the convergence angled roadways rather than perpendicular
roadways. Crosswalks on Collins Avenue could also benefit from improved crosswalk
design, but for a different reason. Collins Avenue has limited crosswalks connecting the
uses on the east side of the roadway, mostly residential and hotel uses, to the west side of
the roadway, which contains most of the business establishments. Clear identifiable
crosswalk locations could prevent mid-block crossings leading to greater safety for both
pedestrians and motorists.
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While no major sidewalk issues appear in a review of this sub-area, sidewalks should be
replaced where necessary in roadways areas that may be rebuilt according to the BODR's
(current or future designs). Additionally the City should undertake a sidewalk conditions
survey to identiff minor issues such items as broken in-sidewalk utility box covers as
well as other potential safety issues (i.e. a guywire for an adjacent utility pole anchored to
the ground in the middle of a sidewalk ramp to street level on the north side of the west
street end of 69fr Street). Items found through the survey should be resolved.
Bridges
Only one bridge exists in this sub-area, the 63'd Street Bridge from Allison Island to the
barrier beach island. Technically the bridge is not within North Beach but is an entrance
to North Beach and thus, it should be considered for beautification with a North Beach
theme. This bridge was recently upgraded and is under the control of FDOT, thus it
should not be a high priority for beautification, but again, it should be considered and if
the opportunity arises to include it in the overall North Beach bridge program, the City
should include it.
Waterways
The waterways in North Beach including Tatum Waterway, Normandy Waterway, the
canals through Biscayne Point and others should receive major cleanup. There is quite a
bit of visible trash along the shallow areas of these waterways. While the City has a
contract with a private business to remove trash and debris including shopping carts,
there is a signifrcant amount of man-made materials visible in the water (specifically
piping and similar debris).
Additionally, it does not appear as if the City has provided for future dredging of these
watenvays. If these waterways become difficult or impossible to pass through, this will
affect area boating. Inability to access the bay by boat through these waterways will have
a significant impact on property values. Additionally emergency funding mechanisms
can rely on large assessments or contributions from adjacent property owners. The City
should review funding mechanisms for dredging long before needed potentially creating
a fund for such activities. This will insure that the waterways will remain passable,
adjacent property owners will not be overburdened with significant assessments, and that
the City would have potential matching funds if grants are available for this purpose.
Such funding could come from any combination of funds available for this purpose
including on-going assessments, ad-valorem funds, quality of life funds (if appropriate).
As these issues are the same for all the North Beach waterways, this topic will not be
further explored in the any of the sub-area analysis that follow.
Streetscaping
There are few opportunities for streetscaping in the more residential areas between Indian
Creek Drive and Collins Avenue however, an effort should be undertaken to locate street
trees, preferably shade trees, in areas that are plantable. Additionally, any locations that
may be identified for the installation of bulb-outs should be utilized to include plantings
and irrigation should be included in these areas where possible.
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Street ends at the west side of both 65ft and 69ft streets should be reviewed for aesthetic
improvements where possible. The inclusion of a more park-like atmosphere with green
space, benches, trash receptacles and appropriate lighting would reduce the harshness of
streets ending at the waterfront and provide additional areas of respite for the public.
Standard spacing and additional opportunities for street tree plantings along Indian Creek
Drive should be reviewed. Similar trees as those utilized along the roadway can be
included along the frontage of the City's Brittany Bay Park at the lower end of the Street.
Collins Avenue should be reviewed for the opportunity for a more comprehensive
streetscape program that would include public benches, bicycle racks, and additional
landscaping. Areas where sufficient space exists outside of the roadway should include
additional landscaped areas. Lighting in this area should include fixtures that both light
the roadway and those that are at a more pedestrian level to insure safety for pedestrians
at night.
The 63d Street/Indian Creek Intersection should also be reviewed for the appropriate
location for a themed North Beach entrance sign/feature. The sign should be a bold,
iconic sign similar in design to the entrance signs to be placed at the 7l't Street and
Harding Avenue/87ft Street entrances to the City. Once the sign is installed, appropriate
lighting, landscaping and possibly public art or other design element(s), should be
designed and installed around the sign to create a full entrance feature.
The central portion of area, the City-owned streets north of 67ft Street, also includes the
lower density, multi-family housing buildings. The area does not have an intimate
neighborhood feel, though such a feel could be furthered with addition of more
landscaping. Landscaping could be placed within plantable islands and medians which
are recommended by the BODR for 67m and 69ft Streets, as mentioned previously. The
City should seek to include these facilities as presented in the BODR to beautify the area,
control vehicular speeds and bring a more human-scaled environment to the area.
Parking
This area includes two (2) public parking lots, P82 at the Shane Rowing Center and P81
at Allison Park. Neither of these lots are in need of significant redesign and both serve
specific users and thus are not candidates for expansion or major improvements other
than regularly scheduled resurfacing and/or restriping.
A potential exists for the City to participate in a public-private venture to include a
parking structure in the southeast comer area of 65* Street and lndian Creek Drive.
Redevelopment of vacant property at this site could be incentivized to have a density
more consistent with other residential properties in the area if a public parking were to be
included. A parking structure would provide additional area parking particularly for
customers of the businesses along Collins Avenue not far from the site.
Water and Sewer
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Waterline replacements are addressed in the BODR's but generally refer to needs
outlined in the 1997 Water System Master Plan. These needs should be updated to reflect
current conditions of the water distribution system (as noted in the Overall Area
recommendations). [n absence of an updated Master Plan, replacement should be made
as outlined in the BODR.
Z1s Street/Town Center C
This corridor includes the business core of North Beach and it is the most visible sub-
area. The 71tt Street/Town Center district has the area's most urban design and is
essentially the "front porch" of North Beach, thus improvements in this area should be of
the high priority for the City. Complicating these improvements is the fact that 71't
Street, Abbott Avenue and Collins Avenue are FDOT controlled rights-of-way. FDOT
would be happy to allow the City to undertake a number of desired improvements within
the corridor however, it is likely the Department would include conditions to any
approval. Standard conditions in FDOT agreements for such improvements include a
transfer of maintenance responsibility for improvements to the City; a condition that
could provide costly and may ultimately not be in the City's best interest.
Roadways
71't Street and the roadways between 71't and 69tr Street are generally in acceptable
conditions. North of 71't Street several streets have issues. Portions of Byron and Carlyle
Avenues near 72"d Street are beginning to deteriorate (other issues along these streets will
be outlined in the Sidewalks and Drainage sub-sections). Additionally, 72no Avenue is in
poor condition with spots of significant deterioration. 72'o Street is outlined for
improvements in the North Shore BODR that includes a reduction in travel land width to
include angled parking in the middle of the roadway between the east and west travel
lane. While additional parking is needed in the area, this right-of-way should be
considered for a redesign to include a landscaped median with the northern parallel
parking considered for alteration to angled parking.
Sidewalks and Crosswalks
The sidewalks on 71't Street are distinct through this sub-area as they are not Miami
Beach Red concrete but instead, are of mix of colored cement pavers and colored,
designed cement. The design, while unusual for the area, does not make much of as
much of a visual impact as it should. Additionally, sidewalk widths through this corridor
vary. In fact, the sidewalk area in front of shops between Bonita Drive and Indian Creek
Drive/Dickens Ave. are approximately 20 feet or larger in width. The bulb-out at Indian
Creek and 71't Street is actually more the size of a mini-public plaza. These sidewalks
should be considered for a redesign that draws more attention to the area and provides a
more crisp and distinct appearance.
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Much like most of North Beach, sidewalks off of 71't Street itself are colored Miami
Beach Red and show significant signs of wear. Sidewalks along Indian Creek Drive just
south of 71't Street are cracked and significantly worn to the point that they should be
replaced. Other areas should be considered for replacement based on wear and lack of
coloring.
Concerns also exist for sidewalks along Byron and Carlyle Avenues near 71't Street. [n
both of these areas, sidewalks are either level with the street surface or only slightly
above. This is causing impassible conditions in periods of rain. This is particularly a
problem for parents and children in front of a daycare business on Byron Avenue where
the sidewalk in front of the business is level with the sidewalk. Not only is stormwater an
issue here, but the potential barrier of a curb between motor vehicles and pedestrians
would be an excellent safety measure.
A pedestrian crosswalk is also warranted at Byron Avenue and 72"d Street though one
does not currently exist in this area. While a "T" intersection (Byron Avenue does not go
through to 73d Street at this location), that is not signalized, this area sees significant
pedestrian traffic from children traveling to and from the North Shore Park and Youth
Center. This condition has been noted as a safety concern by the Police Department.
Bridges
This area includes one bridge, the 71't Street Bridge. As previously mentioned this
bridge is under the control of FDOT and any improvements or beautification made to the
bridge will require the Department's approval.
This bridge is probably the most visible bridge in North Beach. Currently it has no
design features to it and it is poorly lit. This bridge should be of a signature design
similar to the 41't bridge in Mid-Beach. The design should take into consideration the
North Beach branding elements and theme. Further, the design should invite pedestrians
to cross from the 71't Street Corridor sub-area to Normandy by adding interesting and
attractive elements. The bridge also contains significant surface area that is not used for
sidewalk or for vehicular lanes. This area should be designed to somehow activate this
area, be it through a widening of the sidewalk, a painted design element, or another use to
minimize the bulk of the structure and roadway surface.
Streetscaping
An appropriate streetscape plan should be developed for 7l't. While streetscape elements
are present in this corridor, they are of poor quality and design and the various elements
are not of a common theme. Existing decorative light poles, traffic signal mast arms,
bicycle racks, and trash receptacles are all of different colors and styles, and the sidewalk
materials are dull and provide little aesthetic value to the area. Landscaping is minimal in
the corridor though there is room for much more. As the "front porch" to North Beach,
this corridor should have a design that makes a statement that one has arrived in North
Beach and it should highlight the North Beach branding elements and concepts.
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The area of this Corridor that is along Collins Avenue is mostly commercial in nature.
This area should be part of any streetscape design for the remainder of Collins to the
South of this area. This may be difficult as sidewalks in this area and the overall right-of-
way area appear to be narrower than areas of this road to the South.
As mentioned previously, 72"d Street should be considered for landscaped medians.
Other streetscape elements may also be appropriate in this location such as bus shelters,
benches, trash receptacles due to the nature of the street with a large area park and the
North Shore Youth Center. Both of these uses cater to children that may wait for pick-up
by parents or utilize public transportation to travel to and from home.
Street ends at northern ends of Bonita and lndian Creek Drives should be reviewed for
potential improvements. The street end on Indian Creek Drive includes a grassy areathat
could be made into a small pocket park with a bench, landscaping, and waterway views.
Parking
Due to minimal right-of-way width, 71't Street contains only limited amounts of on-street
parking. Such parking is available on intersecting side streets and on 72od Street (though
much of the 72nd Street parking is utilized by users of North Shore Park and Youth
Center). The City owns and operates five (5) public surface parking lots in this sub-area
(as well as two just north of 72"d Avenue). While a number of spaces are provided, they
are certainly not in sufficient supply should there be further activation of, and additional
commercial space consffucted within, the corridor. It will be critical for the City to seek
opportunities to construct significant parking structures in this area. The best
opportunities for such construction will be for the City to partner with property owners
adjacent to existing City parking lots. Such partnership would provide sufficient space
for parking structures given the area needs of such facilities and will allow retail or other
activation of the ground floor. Such retail activation will insure an unobstructed visual
experience for pedestrians and passing motorists.
As many of the properties adjacent to City-owned parking lots are owned by City
National Bank, which is currently seeking a buyer for these holdings, opportunities may
present themselves within a relatively short period after the preparation of this Plan. The
City's Parking Department currently has plans to upgrade a number of these lots and even
though opportunities may present themselves in the near future, the City should continue
with efforts to upgrade these lots. Currently, most of the lots are unsightly. Upgrading of
the lots should include resurfacing and restriping as well as inclusion of landscaping
where possible to soften lot appearance and have a cooling effect on what is otherwise, a
very hot asphalt surface.
Drainage
As previously mentioned drainage issues exist in the areas of Carlyle and Byron Avenues
between 71't and 72nd Streets. On Byron, sidewalks at street level contribute to the issue.
Stormwater seeks to flow to the private property flooding the sidewalks. Sufficient
drainage facilities exist on the block but sidewalks would need to be raised with curbing
that would direct water to the existing drainage structures.
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On Carlyle Avenue, the Post Office has complained that due to the crown of the road and
the lower curb elevation, heavy rains cause stormwater to top the sidewalk and flow into
their parking and loading dock area. This is exacerbated by the design of their lot/loading
area which has a significant slope to their on-site drainage structure located significantly
below street level. Thus, the street drains into the Post Office's lot. This situation needs
confirmation as well as a solution if found to be accurate.
Upper North Shore
This area includes all of the area on the barrier island north of 72'd Street as well as
Parkview Island. It contains a significant amount of multi-family properties, the
oceanfront, and a number of parks. This area includes the largest area in which the
neighborhood infrastructure improvement program has not been implemented to date and
thus it has some very significant infrastructure needs.
Roadways
The large majority of these roadways through the area are city roadways with the
exception of Collins and Harding Avenues, both FDOT-owned, one way streets. Collins
and Harding Avenues are in acceptable shape. The remainder of roadways through the
area are generally in very poor shape with cracks and wear quite obvious. These
roadways are in need of the neighborhood infrastructure improvements that have been on
hold for over a decade. Striping throughout the entire is not readily evident which is of
concern where the striping is for cautionary purposes. This area included a significant
amount of roadways repairs and re-designs in the existing BODR for the North Shore
Neighborhood including areas of additional paving. These areas have only degraded
since the BODR's 2003 authoring.
A number of areas are in need of landscaped islands to improve safety and bring some
areas into a more human-scaled environment due to street widths, though it should be
mentioned the placement and size of which should be carefully considered so as to not
overly impact the number of parking spaces in the area. The majority of the streets in
need of such improvements are located in the center of the North Shore between, Harding
and Dickens Avenues. The intersections at Harding and Dickens generally include bulb-
outs but the blocks in between them do not. Many of the existing bulb-outs are detached
with an uncovered gutter between the bulb-out and curb (the detached design is
implemented to significantly reduce drainage re-design and significantly reduce to open
existing drainage permits). There is a marked difference in appearance between those
areas where the gutter is grated and those where it is not. There are a number of areas
where grate coverings may not be feasible due to the width of the gutter, however,
wherever possible, grates should be placed on existing bulb-outs and included in new
ones. All locations with wide gutters should be evaluated for future drainage redesign,
enhancement, and/or re-construction that would eliminate or reduce the size of the large
gaps between bulb-outs and curbs for both aesthetic and safety concerns. Additionally,
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bulb-outs should contain irrigation and appropriate landscaping to enhance neighborhood
appearance and reduce the harshness of environmental conditions. It is recommended
that the City review the potential for landscaped islands in appropriate locations to be
designed as natural drainage areas much like a traditional non-curbed swale with
landscaping that would be water tolerant but also able to withstand dry periods.
The Byron Avenue right-of-way between 73d and 75tr Streets includes sufficient width to
add a landscaped median in this area. This would go a long way toward enhancing the
appearance of the area (which will increase values), bringing the area to appropriate scale
and reducing the potential for vehicular conflicts. This ROW is sufficiently wide enough
to accommodate significant shade trees in the median, or for the city to investigate the
potential to reduce the median width but widen the sidewalk areas to be able to include
sidewalk trees giving this stretch of road more of a boulevard appearance. This can all be
done without sacrificing the significant amount of angled parking that currently exists on
the roadway.
Carlyle Avenue between 74rd and 75ft Street is also a wide ROW though it does not
appear to have the width of Byron Avenue. Like Byron however, this stretch of roadway
is severely lacking in greenery. The City should investigate the potential to add width to
the sidewalk area for street trees, or the potential to replace several parking spaces with
mid-block, landscaped islands.
The east-west corridors of 73'd,74fi ard 75ft Streets also appear to have sufficient width
to reduce open roadway space. 73'd Street already includes landscaped medians (which
are in need of rehabilitation) between Dickens and Harding Avenues. These ROWs
should be evaluated for the ability to support medians through their entire length, or for a
portion in the more residential interiors (between Dickens and Harding Avenues). As
contemplated, but not fully designed in the BODR, if sufficient widths do not exist or is
not desired, these corridors should be evaluated for the inclusion of angled parking
though where possible, landscaped islands should be inserted for reasons previously
mentioned for the inclusion of such.
It is also important that all of the alleyways in this area are evaluated and repaved if
necessary. Harding Court, Collins Court, Byron Court and other publicly owned alleys
are heavily used by pedestrians and in the case of Collins Court, by heavy delivery trucks
and need to be properly maintained.
Parkview Island has recently undergone its course of neighborhood improvements.
While there is limited ROW throughout most of the island, there is also issues with the
location of right-of-way edges and the potential need in some locations to encroach on
private property to fully implement the improvements in the BODR. The City needs to
address this issue in preparation for future enhancements to Gary Avenue, lower Wayne
Avenue, Michael Street and Raymond Street. These areas have limited roadway width
and no ROW amenities at all but whether two or thirly years from now, the City should
work to make an appropriate project happen.
Sidewalks and Crosswalks
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Sidewalks exist in almost all of this area with the exception of 86s Avenue, the east side
of Harding Avenue from 86ft Street to 87ft Street, and much of Parkview Island
(Parkview will be addressed later in this section). The inclusion of sidewalks on 86e
Street would be useful though, the City should have a plan for the West Lots before
moving forward with installing them between Harding and Collins Avenue.
Additionally, roadway will require significant redesign to accommodate the parking that
is currently serving the users in this sffetch of roadway. Most likely, the roadway would
need to be converted to one-way with a single travel lane to push parking further towards
the center so sufficient sidewalks can be installed; A program that is not without
precedence in this area. It is unlikely the entire stretch of Harding between 86tr and 87ft
Streets could include a sidewalk as there is insufficient right-of-way in this area at this
time. The City, nevertheless, should keep this stretch in mind if the property owners seek
to redevelopment in the future.
Sidewalks on Parkview Island are constrained by the limited ROW, the need for parking,
and the difficultly of working with adjacent property owner to determine edges of the
ROW and appropriately include needed amenities on private property in some locations.
Inclusion of safe pedestrian routes in this area is important. The BODR for North Shore
made an effort at creating pedestrian sidewalks as well as adding other amenities.
Whether or not this can be implemented logistically or politically, is unknown, however,
the City should make every effort to implement this ROW design or to create another that
meets with the approval and needs of the property owners and residents to accommodate
all of the needs of the area.
The appearance of sidewalks in this area is also quite poor. Most have been wom to the
aggregate and thus are not the desired Miami Beach Red color. Many areas include
broken, cracked, or otherwise damaged sidewalks. Damaged sidewalks are scattered
throughout the area but are more likely to exist in the core of the neighborhood between
Dickens and Harding Avenues. Sidewalks on Harding Avenue are also of concem.
Utility poles and signs have been relocated from the front of the sidewalk to back. When
relocated, many of the holes left from these poles and signs were filled in with asphalt
instead of concrete. These areas have compacted and settled leaving depressions in the
sidewalks. Additionally, several in-sidewalk, water utility boxes have broken covers
leading to dangerous conditions for pedestrians and some of the areas around these boxes
are also cracked.
Crosswalks through the residential center of the neighborhood, intersections between but
not including Harding and Dickens Avenue, either don't exist or have wom to a point of
no longer being noticeable. The City should insure these crosswalks are part of any
roadway reconstruction or resurfacing project. Additionally, many of the crosswalks
along Harding and Collins Avenues are worn to a underlying base asphalt roadway
surface. These are aesthetically unattractive and are getting to a point where they may no
longer serve their intended safety purpose of providing a contrasting surface designating
a pedestrian crossing location. As these are FDOT roadways, the crosswalks may be a
little more diflicult to reconstruct, however it should be a priority
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Harding and Collins Avenues have significant traffic and few traffic signals, this has led
to a limited number of intersection crossings north of 76fr Street on both roadways. The
City needs to work with FDOT to increase the number of crosswalks where appropriate.
North Shore Open Space Park is a local and regional draw thus, a sizeable number of
visitors to the park cross Collins Avenue on foot either because they have walked from
their home, taken a bus that deposited them on the west side of Harding Avenue, or they
drove and parked in the area known as the West Lots (located on the west side of Collins
Avenue). Consideration should be given in this corridor to the location of parking and
the ultimate destination of the drivers of the parked cars, be it the beach, residences, or
businesses, so that crosswalks can be placed in areas that reduce pedestrian distance from
car to destination and which will appropriately funnel pedestrians to the safest crossing
locations.
The walkway behind Biscayne Elementary School, which leads from the end of 75ft
Street to Lehrman Dive/77h Street should be shored up as erosion has led to some
degradation, and consideration should be given to replacing this asphalt path with
concrete sidewalk due to the amount of use it receives.
Bridges
Upper North Shore only contains both sides of two (2) bridges, those being the vehicular
bridge to Parkview Island on 73'o Street and the pedestrian bridge across the waterway
from a piece of parkland at the intersection of Wayne Avenue and Michael Street to an
area behind Biscayne Elementary School. Both of these bridges appear in sound
condition though their appeirances should be enhanced according to the bridge
beautification and lighting plan for North Beach. Additionally, the pedestrian bridge
should be evaluated for security. Chain link fencing has been placed on and around this
bridge to secure various areas around the bridge and to be used to close the bridge. This
fencing is unsightly and a better long-term design for security can be designed and
implemented.
The area also includes one side of three other bridges; the 77fi Street and 85ft Street
vehicular bridges to Biscayne Beach/Biscayne Point and the pedestrian bridge across the
Tatum walkway from a point just south of the intersection of Tatum Waterway Drive and
806 Street. All of these bridges should be enhanced to the appearance and lighting
design that will be set through the master bridge beautification plan. Additionally, the
approach to the pedestrian bridge should be better lit and should beautified; a plan for
such is included in the North Shore BODR.
Streetscaping
Collins Avenue in Upper North Shore should be designed in a manner consistent with the
remainder of Collins Avenue through other areas of North Beach. This design should be
adjusted to include greater use of street furniture in the commercial area between 72"d and
76ff Avenues, but should include appropriate furniture north of this stretch as well, albeit
not in the same abundance. Light poles that are similar in design to those located in the
commercial district of this area should be placed north of 76s Street to provide for a
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continuous, but not identical, appearance along the road. An appropriate slate of tree and
plant species should be utilized through the entire Collins Corridor and should be
incorporated into the edges of North Shore Open Space Park, the West Lots, Bandshell
Park and the parking lot at 72"d and Collins Ave. All elements of the Streetscape should
be consistent with the North Beach branding concept. Similar streetscaping elements
should be utilized on Harding Avenue as well to provide for a consistent look along this
half of the Collins Avenue/Harding one-way, paired streets.
The City entrance sign previously located at 87ft Street and Harding Avenue (at the time
of the authoring of this document the sign had been destroyed by a vehicular accident and
had not yet been replaced) should be replaced with a sign and feature designed to be
consistent with the North Beach branding concept as well as the entrance sign to be
placed at 7I"t Street and the North geach entrance sign to be placed in the 63'd
Street/Indian Creek Drive area.
Area identihcation/wayfinding signage would also be appropriate for area. Residents
indicated a desire to promote activity and new business on Ocean Terrace, however, this
Street is only two blocks long and is not a pass-thru area, it is a destination. Signage
directing the public to Ocean Terrace, the beach, and Altos del Mar Park would help in
these efforts. Additionally, signage identifying the North Shore National Register
District would also assist in giving this historic district an identity to visitors and those
driving through the area.
Streetscape elements for most of this area, other than on perhaps Collins, Harding should
be of consistent design utilizing the North Beach branding. Landscaping should be
placed in the public rights-of-way wherever there is sufficient space. Landscaping should
conform to the North Beach palate of species and should be designed to maximize shade,
enhance area wide appearance, and to bring the feel and appearance of the area into a
more human-scale.
Parking
On-street parking is at a premium throughout North Beach. The Upper North Shores area
is not immune to this problem. As businesses begin to thrive, more visitors come to
experience the beach, and more residential units are added to the area, parking will
become more and more scarce. Additionally, with the inclusion of landscaped islands in
areas of angled parking, an increase in the overall number of on-street parking cannot be
assured. The City will need to continuously review the need for residential permit parking
in the area as well as the need for additional residential lots and parking structures both in
the commercial areas and residential areas.
All potential locations to expand the number of on-street parking through the use of
angled parking over parallel parking should be further explored. A number of streets
have already been transformed to include angled parking and in some instances made
one-way streets to accommodate such parking. While the entire area should not be
converted to one-way streets, it may be inevitable to consider this in some locations with
significant parking issues and limited ROW (ie. the aforementioned 86ft Street sidewalk
item). As previously mentioned however, green spaces between angled parking should be
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maintained to provide a more aesthetically pleasing appearance in the neighborhoods.
This will come at the expense of a few parking spaces, but it is critical to insuring an
attractive desirable neighborhood. As the neighborhood roadways undergo
transformation through the Infrastructure Improvement Program, angled parking should
be introduced where feasible
Off-street, public parking currently includes ten (10) public parking lots in Uppe{ North
Shore; P91 serves North Shore Park and Youth Center, P92 is the large lot at 72"" Street
and Collins Ave which serves Bandshell Park, the North Shore Park and Youth Center,
the beach and the commercial diskicts. Pl06 serves the library beach, and commercial
district, P107, P108, P109, and Pl11 are part of what is known as the West Lots on the
west side of Collins Avenue and generally serve North Shore Open Space Park, Pl12 is a
small lot at Collins and 87s Terrace serving the beach and Pl10 is a residential lot west
of Harding on 83'd Street. All of these lots, are in need of refurbishment and addition of
landscaping elements for beautification.
The lots should be reviewed before undergoing any renovation however. Lots that are
part of the West Lots should not be rehabilitated before a master plan for these lots is
completed. It would not make sense to proceed with projects if there is a short-term
intent to sell or lease the lots for development. While the West Lots may be developed
further, there will still be a need for parking for North Shore Open Space Park and
potentially for any development that occurs on the West Lots. As part of the master plan,
appropriate lots should be retained and designed to include a parking structure(s) to
accommodate any lost parking as well as any additional parking spaces that may be
desired and necessary to support future uses and increased use of the Park.
P106 should be considered for the location of a parking structure. As this is a beachfront
lot, it is not desirable to have a parking structure at this site, but the long-term potential
for such should remain in the mix in the event that no other appropriate locations can be
secured. This should be a long-term option and not something the City, should have to
consider in the immediate 10-15 years following any adoption of this plan.
P92 is also a potential location for a parking structure due to its size and location.
Additional discussion will be had about this site and other potential uses in the later
section on use of public space. No matter the use for the lot, a re-landscape of the Collins
Avenue side of the lot should be undertaken. The existing landscaping has grown woody
and a bit unsightly and provides a security risk due to the limited view areas they provide.
The wall adds to the limited view area leading to this lot having a high rate of vehicle
break-ins. If the wall and landscaping can be removed, they should be, with the entire
frontage re-designed with appearance and safety concern considered.
In addition to the existing public parking lots, there is another clear and evident parking
structure opportunity. The four (4) lots that compose the CVS parking lot at the northeast
corner of Harding Avenue and 74fi Street would be an ideal location for a parking
structure. This facility could serve the commercial district on Collins and provide some
space for beachgoers. The lot is ofsuflicient size, it has good access, is centrally located
along the limited business area north of Bandshell Park, and it would not utilize prime
commercial land better suited for another commercial use. The City should pursue a
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partnership with the land owners and CVS for this location or seek to outright purchase
the site.
Biscayne Point/Stillwater Drive/Biscayne Beach
This area includes the Biscayne Point, Stillwater Drive and Biscayne Beach/Crespi
neighborhoods. This area includes single family, mostly waterfront homes in Biscayne
Point and on Stillwater Drive and mostly multi-family units in the Biscayne Beach/Crespi
area. All of these areas have received major infrastructure improvements in recent years
so there are few infrastructure needs in this sub-area.
Roadways
All of the roadways in this area have been repaired in recent years and no major
improvements are required. The City should, however, review the extensive use of bulb-
outs in the Biscayne Beach/Crespi area to determine if there are any that can be removed
or reduced in size to accommodate additional on-street parking. ln addition, a number of
residents complained about an abundance of stop signs throughout the area, many of
which did not exist prior to the infrastructure project and do not appear to be warranted.
Sidewalks and Crosswalks
Sidewalks were replaced during infrastructure projects and thus most are in a good state
of repair. Sidewalks in the Biscayne Beach/Crespi area however are very uneven in color
as replaced sidewalk is interspersed with sections that were not replaced and are worn to
the aggregate. This does not present an aesthetically pleasing appearance to the
neighborhood which is already aesthetically challenged. Sidewalks in Biscayne Point
and on Stillwater Drive are the only areas in North Beach where the sidewalks are not
colored and thus color continuity is not an issue in these locales.
There are no sidewalks on the east side of Bayside Lane south of Lehrman D./rvelTTh
Street. While they may not be critical to be in this area, they would present a more
appealing look to this small stretch of roadway.
Lastly, the interior bridge located on Hendon Avenue in Biscayne Point does not have
sidewalks. Sidewalks lead up to the bridge, however the concrete edges across the bridge
are of insufficient size to be called sidewalks and would not meet accessibility
requirements for a sidewalk. These areas should be redesigned and reconstructed to
include sidewalks.
Bridges
This sub-area contains eight (8) bridges, most of which are located in Biscayne Point.
Three bridges connect this area to Upper North Shore and were discussed previously.
The remaining five (5) are all located in Biscayne Point. Four (4) are bridges on interior
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roadways in the neighborhood and one (1) is located at the only entrance to Biscayne
Point at Lehrman DivelTTn Street. With the exception of the bridge at the Biscayne
Point entrance, the bridges see minimal local traffic and were subject to repairs during
previous infrastructure programs, no current work is required on these bridges.
All of the bridges however, should be part of the design plan for North Beach bridges.
The bridges interior to Biscayne Point should be of the lowest priority for appearance
upgrades as they are used and seen by a very limited number of people. Due to their
proximately to single family homes, potential lighting on these bridges should be subject
to safety needs and the desires of adjacent residents and should not seek to make the
bridges stand out as they might be designed in other locations of heavier traffic. The
entrance bridge to Biscayne Point can be designed to a higher standard, although should
still meet the desires of the homeowner's association for Biscayne Point.
Streetscaping
This area is exclusively residential in character and thus there is no need for extensive
streetscapes. Additional landscaping would be desirable in the Biscayne Beach area,
special amenities such as benches, trash receptacles and wayfinding signage is not in
great need in this area. Bus shelters and benches may be required in certain areas along
bus routes along Hawthorne Drive but not elsewhere.
The City should keep watch to insure that landscaping planted along Stillwater Drive
survives over time and that trees planted are healthy and provide the maximum shade
possible as this area is currently quite open and contains little if any shade.
Parking
Parking is not an issue in Biscayne Point and on Stillwater Drive as both neighborhoods
are exclusively single-family homes with suflicient off-street parking. The Biscayne
Beach/Crespi area is a different story. On-street parking is at a premium in this area as
the multi-family units here have little off-street parking. As previously mentioned, bulb-
outs in this area should be reviewed for the potential to be reduced in size or removed.
Additionally, the City should look for two or three strategically located locations that
have the potential to be centrally located residential parking lots if more units are added
to this area or if the parking study, underway at the authoring of this report, indicates
significant future need in this area.
Normandv Fountain Area
This area is essentially the commercial district located around the Normandy Fountain on
Normandy Island. This area is treated separately from the residential area due to its
unique needs and relative segregation from the larger residential area.
Roadways
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Almost all of the roadways in this area are in acceptable condition. The area is
dominated by Normandy Drive, the northem, westbound-only roadway and 7l't Street,
the southern, eastbound-only roadway. Both of these major roadways are owned and
controlled by the FDOT. Additional roadways are only short, less than one-block,
portions of the side streets that intersect Normandy Drive and 7l't Street, though all are
city-owned. The one exception to this is Mai Monides Street, a city-owned street located
behind the commercial buildings between Normandy and 71't and which operates more as
an alleyway than a street.
Mai Monides Street is again, a bit of an exception. While the roadway in generally in
decent shape, the edges of the roadway are mixed. It is difficult to determine where the
edge of the ROW is in some instances as the ROW width varies at several properties.
Additionally, most of the properties in the area have parking along this street whether it is
public parking or parking on private property. In some instances parking traverses the
property line and vehicles are parking partially on private property and partially within
the ROW. Some areas have no curbing or smooth transitions from the private paving to
the public street. In these areas there are deficiencies in the edge of the pavement. These
ROW edges should be monitored to determine if deficiencies in the pavement are
damaging to the roadway. If this is found to be detrimental the City should consider
appropriate action. It would also be in the best interest of the City to make an effort to
establish a consistent ROW width along this street. As it is unlikely a large
redevelopment ln locations where there is less ROW width but one or two properties are
not as deep as the others, leaving a wider area of ROW, the City should look to conveyed
some of the excess area to the adjacent property owner. This would alleviate liability and
maintenance from the City and provide for some additional collection of property taxes,
while allowing the property owner to either expand their building, in a manner consistent
with adjacent buildings, or provide clearly marked parking.
Rue Vendome between Normandy Drive and 71tt Street is a short roadway with a 9
parking spaces. This is the only City road of the three roads on which Vendome Plaza
(a.k.a. Normandy P\aza or the Fountain Plaza) which includes the Normandy Fountain,
fronts. It is desired to close this roadway to extend the plaza to the adjacent storefronts
and create a public plaza that can be utilized by the public. If the roadway cannot be
closed permanently, the City should seek methods to block it ofl at least for weekends, to
be used a public gathering/outdoor dining location. As this project would be more of a
public space than a roadway project, the larger project will be described in a later section
of this document that will discuss the use of public properties.
Sidewalks and Crosswalks
The sidewalks on 7l't Street and Normandy Drive through the areas that are commercial
are composed of the same materials with the same look as those on 7l't through the Town
Center district. They are not Miami Beach Red concrete but instead, are of mix of
colored cement pavers and colored, designed cement. As in the Town Center area, the
design, while unusual for the area, does not make much of as much of a visual impact as
it should. The sidewalks in the area should be of a material and look that makes more a
visual impact and conveys the sense of being in someplace different and special rather
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than just being a different style. Additionally, the sidewalks in this area should not be
identical to those on 7l't in Town Center. They can be similar and perhaps of the same
theme, but the feel of this district is different and its design elements should convey this.
No sidewalks exist along the eastern half of Mai Monides Street between Vichy Drive
and Versilles Court. This is the area of inconsistent ROW edges. As the street functions
more as an alleyway and given the uneven ROW widths, there is no room to install
sidewalks without signihcantly compromising existing parking. If the City were to be
able in the future to get more consistent ROW width in the area, it should evaluate the
potential to extend the sidewalks that exist along the street to the west.
It should be noted that no sidewalk facilities exist only on the westem side of the
VendomelFountain plaza tiangle along Rue Vendome. This is by design as the north
and south sides of theplaza along Normandy Drive and 71$ Street, respectively, lead
across the u-turn lane for eastbound 7l't Street taffic to revert to westbound on
Normandy Drive; this lane has no capacity to allow vehicles to stop for a pedestrian.
Crossing this u-turn lane to the middle of the Bay Drive/7l't Street/Normandy Drive
intersection would put one in a very unsafe area for pedestrians. It is assumed with no
pass through, pedestrians wishing to travel eastward would cross to the north or south at
Rue Vendome to continue eastward through the aforementioned intersection. This
condition should not change, though additional information on the plaza will be presented
later.
While there are sufficient crosswalks throughout this relatively small area, there are three
different styles of crosswalks. On the eastem end there are stamped asphalt crosswalks,
the walk across Normandy Drive are white striped "ladders" with wider stripes through
the entire crosswalk, and those at the intersection of 71't and at most walks parallel to the
roadways are just white two stripes running across the roadways. All of the walks in this
area should be of the same construction. Preferably more like the stamped asphalt
crosswalks to the eastern portion of the area and the crosswalks should have some
relation to the design of the sidewalks. They should be easily distinguished from
sidewalks, but the design should be similar enough to understand the crosswalks are an
extension of pedestrian area.
Bridges
While the western edge of the 71't Street bridge is in this area, it has been discussed in the
discussion on Town Center so the reader should refer to that section for more. There are
no other bridges in this sub-area.
Streetscaping
71't Street and Normandy Drive need a more comprehensive streetscape program that
what currently exists in the area. Landscaping in the area should, like other sub-area
elements, be similar to those that will be in the Town Center area but yet have subtle
differences that will give the area a distinct appearance. There is sufficient sidewalk with
to add this landscaping in the area and to add appropriate street furniture such as
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decorative bike racks, trash receptacles and other items designed within the North Beach
branding theme. The City should make every effort to insure appropriate street
fumishings exist in locations of bus stops or of stops for the North Beach Circulator
Trolley to service the needs of riders of these methods of mass transit. There are existing
decorative, pedestrian scale light poles in the area. The City should review if a
streetscape design can be designed with these existing poles in mind, however, it should
not be afraid to completely redesign light poles to match a desired streetscape scheme as
well as making sure the poles are sufficient to support decorative banners if the existing
poles are not found to be compatible with a desired theme of streetscape elements.
The sidewalk landscape areas on the south side of 71't Street and the north side of
Normandy Dr in front of residential properties should be reviewed as well. Large
planting areas were designed into the sidewalk separating the sidewalk from a walkway
for passengers exiting cars parked on the street. This planting area on 71't Street contains
mature shade trees though in most instances the area between the trees contains no
landscape material leaving dirt exposed. Similar areas on Normandy Drive contain grass
and have little if any areas of dirt exposed. The City needs to have a consistent pattem of
landscaping in both areas. A suitable plant material that will grow in this limited size
area that receives minimal daylight due to existing shade trees, should be selected and
utilized in these areas. This may just be grass for 71't to match the Normandy plantings
or it may be other ground cover or shrubbery. Either way, consistent plantings should be
maintained to insure a consistent appearance and to reduce the potential for issues related
to uneven surfaces presented by the unplanted, non-paved space.
There is a Deco Bike rack located in this area on Rue Notre Dame. As mentioned
previously, this use is expected to remain for a significant enough period of time that this
rack unit should be upgraded to a permanent fixture; one that is not simply a rack placed
in the ROW, but a designed area protected from motor vehicular traffic and with trash
receptacles and other elements in the immediate area.
Streetscape elements should be highlighted at a newly renovated Vendome/Fountain
plaza, as they will be particularly visible in this area, and they should flow from the plaza
through the remainder of the area. This item will be explored further in the section on
public spaces.
Parking
On-street parking is well utilized in this area and parking overall is in demand. There do
not appear to be any real options to increase on-street parking in the area. In fact, the
proposal to close Rue Vendome for a public plaza will eliminate nine (9) parking spaces.
This means off-street, public parking will be crucial for the area in the future.
The City currently has two (2) public parking lots within this area, lots P88 and P89, as
well as one lot adjacent to this area,P&7. None of these lots are of sufficient size to add
significant parking through expansion with a parking structure. There are two
opportunities in the area however. Adjacent to the west side of P88 is a drive-thru
banking facility associated with ttre Chase Bank located at the northwest corner of 71't
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Street and Rue Vendome to the east side of lot P88. This is an excellent opportunity for a
joint public-private project to build a parking structure. If Chase will participate, a
parking structure could be constructed with drive-thru facilities for the bank incorporated
into its design.. This would allow the bank to maintain these facilities while allowing
parking on additional floors above the facility. This structure could also be designed to
maximize area parking while minimizing appearance of the structure to pedestrians at
ground level. It may be possible, although unlikely due to the lot depth, to add some
retail space at the ground level of the structure to facilitate pedestrian movement. The
ability to add this space would be contingent on the ability to design sufficient access to
the structure and the height limitations in the area.
The second opportunity for the area is also outside of, butjust adjacent to this sub-area.
A private surface lot currently exists one block offNormandy Drive at southwest corner
of the intersection of Rue Versailles and Marseille Drive. This lot could be another
location for a public parking facility either after purchase of the lot or in partnership with
the private property owner (the lot currently serves as parking for the adjacent retail
building that fronts Normandy Drive south of the parking lot. Additionally, if lots to the
east of this site can be obtained, more spaces could be accommodated in this structure. It
would be ideal if enough spaces could be built into a parking structure to accommodate
additional area parking (above and beyond what currently exists) and enough to be able
to develop the site on which P89 currently sits. The spaces in P89 are necessary for the
area, however, if they can be replaced in the parking structure, a building here would
insure a continuous building frontage on the sidewalk. This would provide for a better
neighborhood design, enhance pedestrian flow, and provide for better pedestrian and
vehicular safety by containing parking to the parking structure and its limited access
points.
All potential locations to expand the number of on-street parking through the use of
angled parking over parallel parking should be further explored. A number of streets
have already been transformed to include angled parking and in some instances made
one-way streets to accommodate zuch parking. While the entire area should not be
converted to one-way streets, it may be inevitable to consider this in some locations with
significant parking issues and limited ROW (i.e. 86ft Street where including sidewalks
would limit the number of on-street spaces). As previously mentioned however, green
spaces between angled parking should be maintained to provide a more aesthetically
pleasing appearance in the neighborhoods. This will come at the expense of a few
parking spaces, but it is critical to insuring an affractive desirable neighborhood. As the
neighborhood roadways undergo transformation through the lnfrastructure Improvement
Program, angled parking should be introduced where feasible
Off-street, public parking currently includes ten (10) public parking lots in Uppe{ North
Shore; P91 serveJNorth Shore Park and Youth Center, P92 is the large lot at 72"d Street
and Collins Ave which serves Bandshell Park, the North Shore Park and Youth Center,
the beach and the commercial districts. P106 serves the library, beach, and commercial
district, P107, P108, P 109, and P111 are part of what is known as the West Lots on the
west side of Collins Avenue and generally serve North Shore Open Space Park, Pl12 is a
small lot at Collins and 87ft Terrace serving the beach and Pll0 is a residential lot west
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of Harding on 83d Street. All of these lots are in need of refurbishment and addition of
landscaping elements for beautification.
The lots should be reviewed before undergoing any renovation however. Lots that are
part of the West Lots should not be rehabilitated before a master plan for these lots is
completed. It would not make sense to proceed with projects if there is a short-term
intent to sell or lease the lots for development. While the West Lots may be developed
further, there will still be a need for parking for North Shore Open Space Park and
potentially for any development that occurs on the West Lots. As part of the master plan,
appropriate lots should be retained and designed to include a parking structure(s) to
accommodate any lost parking as well as any additional parking spaces that may be
desired and necessary to support future uses and increased use of the Park.
P106 should be considered for the location of a parking structure. As this is a beachfront
lot, it is not desirable to have a parking structure at this site, but the long-term potential
for such should remain in the mix in the event that no other appropriate locations be
secured. This should be a long-term option and not something the City, should have to
consider in the immediate l0-15 years following any adoption of this plan.
P92 is also a potential location for a parking structure due to its size and location.
Additional discussion will be had about this site and other potential uses in the later
section on use of public space. No matter the use for the lot, a re-landscape of the Collins
Avenue side of the lot should be undertaken. The existing landscaping has grown woody
and a bit unsightly and provides a security risk due to the limited view areas they provide.
The wall adds to the limited view area leading to this lot having a high rate of vehicle
break-ins. If the wall and landscaping can be removed, they should be, with the entire
frontage re-designed with appearance and safety concern considered.
In addition to the existing public parking lots, there is another clear and evident parking
structure opportunity. The four (4) lots that compose the CVS parking lot at the northeast
corner of Harding Avenue and 74n Street would be an ideal location for a parking
structure. This facility could serve the commercial district on Collins and provide some
space for beachgoers. The lot is ofsufficient size, it has good access, is centrally located
along the limited business area north of Bandshell Park, and it would not utilize prime
commercial land beffer suited for another commercial use. The City should pursue a
partnership with the land owners and CVS for this location or seek to outright purchase
the site.
Normandv Isle and Normandv Shores
This area includes the area on the Normandy Islands that are not a part of the Normandy
Fountain area. This includes almost all the residential (single-famiy and multi-family)
areas as well as as the relatively small commercial district located at the westem side of
the area around the convergence of 71't Street and Normandy Drive prior to the JFK
Causeway bridge.
Roadways
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The area consists of a number of city-owned streets as well as the FDOT-owned 7l't
Street and Normand Drive. The FDOT roadways are in acceptable condition.
Additionally, the City streets are also generally in acceptable condition as all have been
maintained and/or rebuilt through the area's neighborhood capital improvement projects
which have been implemented within the last few years. Roadway surfaces are generally
smooth with no major deficiencies with the exception of a roadway patching along
Bianitz Drive east of Rue Versaille due to an underground utility repair. There are no
major recommendations for roadway improvements in this area other than the potential
for a micro-resurfacing of the repaired stretch of Biarritz to insure the patch blends with
remainder of the roadway.
In the rear of the single family homes between Normandy Drive and 71$ Street, west of
Rue Notre Dame is an unpaved alleyway, Everglades Court. This alley is essentially the
western extension of Mai Monides Street. Due to ttre limited service nature of this
alleyway and existing drainage conditions, it would be costly to pave this roadway and
paving would probably lead to the area being used as more of a local roadway rather than
a service alley. The City should discuss with the adjacent property owners the positives
and negatives of paving of the alley to determine the long-term future of the alley. Given
the existing conditions however, the alley is in good shape, though there are some small
areas that could benefit from leveling and compaction and paving is not recommended at
this time. The City does need to make sure it monitors this alley to insure the surface
remains even so as to make sure that vehicles can comfortably traverse the area and that
the alley does not become a magnet for illegal dumping.
The City should work with FDOT to determine if landscapable islands can be placed
along Normandy Drive and 71't Street where areas at intersections that are within safety
and sight triangles exist. These areas are currently hashed with paint indicating that there
is no parking in these zones, however, the potential to add raised landscaped islands
would present an opportunity for greenspace that could have a traffic calming effect as
well. This could help reduce speeding issues along these roadways. Speeding appears to
be aparticularproblem on 71't onthe western side of the island as there is a significant
length without any traffic control devises and minimal crosswalks. Additionally, this
stretch of 7l't Street is quite open with minimal shade trees or other such items giving the
roadway more of a highway feel and inadvertently promoting drivers exceeding the speed
limit.
Additionally, while not necessarily roadways, but as an extension of roadway, driveway
aprons (that area connecting a driveway on private property to the roadway pavement)
aie generally lacking in the area of single-family homes south of 71't. While this
condition may have slight benefit for drainage, it is quite unsightly as most every
property without an apron has a patch of dead or missing grass in the area where residents
drive over. Driveway aprons should be installed within this portion of the ROW to insure
a clean appearance of the neighborhood and prevent muddy patches without greenspace
during the rainy season.
The is a potential to redesign the area of the intersection of Biarritz Drive, and Brest
Esplanade to make the area function more efficiently for public use. This will be
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explored below in the Streetscapes sub-section for this area as well as in the section on
use of public spaces/properties.
Sidewalks and Crosswalks
The City should review locations where sidewalks do not exist in this area for potential
inclusion of such to complete a pedestrian network. Single family homes on the
waterfront side of Bay Drive (with the exception of those between Rue Versailles and
Rue Bordeaux), those on the waterfront along North Shore Drive, and homes in a the
residential pocket east of Biarritz Drive north of the Normandy Waterway all are devoid
of sidewalks.
There are some corners (sidewalks offthe roadway surface) along both Normandy Drive
and 71't Street that include large areas of concrete pavement. These areas are imposing
and devoid of green. Where there is sufficient space in these locations, the sidewalk
should have gteen space cut-outs to reduce the harshness of the environment and improve
area aesthetics.
Much like the condition that exists in the Normandy Fountain area, crosswalks through
the remainder of Normandy are a mix of stamped asphalt (found mostly in the single-
family neighborhood south of 71't Street), "ladder" crosswalks, and crosswalks of t'wo
parallel white lines. Crosswalk design should be standardized for the area. It is
recommended that a more decorative crosswalk be designed that includes a color change
for the pedestrian area be implemented to match with Streetscape deigns for the area.
It is interesting that the areas that contain the most population density, the multi-family
areas south of 7l't Street, are also the areas with minimal roadway intersections and thus
limited crosswalks. The City should review pedestrian activity in these two multi-family
areas to insure that pedestrians are not crossing streets at mid-block. If it is found that
sufficient numbers of pedestrians are crossing at un-protected areas, crosswalks should be
installed at these locations where warranted.
It is also recommended that the City continue to work with FDOT to place crosswalks
that traverse Normandy Drive and 71't Street, particularly at Rue Granville. Rue
Granville is a key location as the western end of Normandy Park is near these two
intersections. Users of the park, particularly children, cross at these locations to get to the
park which has an entrance on Rue Granville and another at the mid-block location on
71't Street between Rue Granville and Trouville Esplanade.
Bridges
This area contains two bridges on city-owned streets as well as the landing area for the
JFK Causeway Bridge which is owned by FDOT and the western half of the FDOT
owned 71't dtreet n.iAg" connecting the Normandy Fountain area with the 7l't
StreeVTown Center area.
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The two city bridges cross the Normandy Waterway at either end of the island. The
bridge in the east carries Bay Drive over the waterway in an area of multi-family homes
and the east side of Fairway Park. The western bridge carries Biaritz Drive from a
mixed residential area of multi and single family homes across the waterway to the
security gate into the Normandy Shores area of single-family homes. Both bridges have
undergone some restoration and cosmetic improvement. The Biraritz bridge to the gated
residential area has additional design elements that should be considered when these
bridges are subject to design to be consistent with the North Beach branding theme of
design and lighting that is to be implemented for all bridges in the North Beach area.
While not necessarily contemplated by the North Beach branding for bridge painting and
lighting, the City should open a dialogue with FDOT about enhancing the appearance of
th" .uri"- landing of the JFK Causeway bridge. This end of the bridge has no special
design or any amenities whatsoever as it drops pedestrians, bicyclists and drivers into the
westirn areas of North Beach. Treatment consistent with the appearance theme and
lighting schemes that will are designed and ultimately implemented for all other bridges
in North Beach should be considered for this bridge. Ideally, a beautification program
that leads to the entrance feature at the foot of the bridge should present a consistent
appearance announcing ones arrival in the City of Miami Beach and the North Beach
area.
For a discussion on the 71't Street Bridge refer to the previous Town Center sub-section
of this document.
Streetscaping
The City should work with FDOT to continue streetscaping in the Town Center and
Normandy Fountain areas through the 71't Street and Normandy Drives in this area,
though there may be a lesser need for certain street furniture (i.e. benches and trash
receptacles) through the blocks along each roadway that are only residential unless bus
stops are located in these blocks. There are some shade trees along Normandy Drive
though there are not as many as there could be and those that exist are very unevenly
placed. A program of evenly spaced trees should be implemented with an appropriate
species thatwill add shade to the area but which are suited to this environment of limited
planting space and vehicular traffic.
It is not recommended that decorative sidewalk pavers or designs be continued through
the blocks between Rue Notre Dame and Rue Granville, though there may be benefit in
repeating the sidewalk design of the commercial districts of 71't Street on the 7l't Street
and Normandy Drive areas from the JFK Causeway bridge to Rue Granville to announce
entry to the City.
The existing City entrance feature and sign located at the eastern foot of the JFK
Causeway Bridge should be replaced with a sign and feature designed to be consistent
with the North Beach branding-concept as well as the entrance sign to be placed at 87ft
Street/Harding Avenue and tie North Beach entrance sign to be placed in the 63d
Stree/lndian Creek Drive area. The sign should be a bold, iconic sign that clearly
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announces arrival in the City of Miami Beach while simultaneously identifying one is in
the North Beach area of the City.
There is no overriding need to do major streetscaping/landscaping in the single-family
portions of the Normandy Islands area as landscaping, crosswalks and some lighting was
addressed during previous neighborhood capital improvement projects. Additionally,
landscaping and general conditions were addressed in the multi-family in the Normandy
Isles area north of Normandy Dive/7l"t Street. The multi-family section in Normandy
Isles south of 7l't Street has a significant tree canopy, whether from trees in the ROW or
on private property and thus landscaping need not be addressed. Within the multifamily
area on the West of Normandy south of 7l't Street, the City needs to find a way to add
additional tree to this area and some pedestrian-scale lighting. All of the lighting here is
cobra-style heads that light the area more as if it were a parking lot than to have sufficient
lighting on the sidewalk areas that would make a pedestrian feel comfortable. Additional
elements such as trash receptacles and benches are not necessary in these areas due to
their residential nature.
It is important to note that the landscape islands interspersed within parking along most
of the streets north of Normandy Drive are an excellent compromise between the
provision of parking and appropriate street landscaping. These roadways should be used
as an example of this type of design for other areas of North Beach and of the City in its
entirety.
The City should also review the potential to beffer design Brest Esplanade into an
esplanade. The ROW in this area is much wider than the roadway itself and it may be
possible to redesign the area to add a small median and/or street trees that would give this
short, one-block stretch in the middle of this multi-family area, a very unique look.
Additionally, use of the intersection of Brest Esplanade, Bianitz Drive and Rue Vendome
will be discussed in the later section on Public SpacesiProperties.
Parking
There is sufficient ROW within the single-family only sections of this area to
accommodate parking for the residents of these neighborhoods. A concern exists
however in the number of homeowners that have paved over swale areas to increase the
paved parking surfaces in these areas. The City needs to make certain that properties that
have paved swales have received appropriate approvals from the City. It is further
recommended that such paving of swales and the replacement of grassy swales with stone
or other landscape materials be forbidden. This condition negatively impacts the
neighborhood aesthetics and encourages removal of grassy areas that stabilize the soil
and prevent erosion at the edge of pavement. While not part of the public area, there is
also a concem for a number of single-family homes, particularly south of Tlst Street, that
have paved a majority of their front yards for the purposes of enlarging their parking area
as several of these have also paved over a large portion or all of the swale in the front of
these homes to act as driveway aprons for the paved front yards.
Much like the Upper North Shore area, the multi-family areas of Normandy are lacking
in parking. Many of the multi-family properties in these areas either have little or no on-
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site parking. The City has installed significant on-street parking and installed angled on-
street parking in these areas where feasible to maximize parking opportunities. The City
should continue to explore opportunities to acquire lots for surface lots within these
multifamily areas as well as consider residential parking structures to meet long-term
needs.
This area includes one (l) public parking lot, P87 which is located on Bay Drive just
south of the Beafrz Court alleyway. This lot was previously mentioned in the Normandy
Fountain section as it serves that commercial area more than the residential areas to the
south and west of the lot. This lot is in need of improvements including a resurfacing an
design to include landscaping to soften the appearance of the lot. This lot is not of
significant size and thus is not a good candidate for the location of a parking structure.
Better signage on 71't Street/Normandy Drive directing the public to this lot may assist in
educating the public on its existence.
There are several lots along South Shore Drive that are potential targets for acquisition or
partnerships to add surface parking the surrounding multi-family neighborhood. All of
these lots are owned by the Housing Authority of the City of Miami Beach. The City
should work with the Housing Authority to determine if the Authority needs all of the
lots and/or the potential for a project that would meet the needs of the Authority's
affordable housing mission and the City's need to provide additional parking in the area.
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SECTION VII
Public Property
Implementation Program
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5.0 PUBLIC PROPERTY IMPLEMENTATION PROGRAM
This section will explore recommendations for the use of public properties in the various
sub-areas of North Beach. The purpose of this section is to provide recofilmendations
that will maximize the use of public properties to facilitate use by the public and the
stimulating of other desired activities by the public and private entities.
Recommendations will focus on parks as well as other properties owned by the City.
Initially presented will be needs of the entire North Beach area which will be followed by
recommendations for the six (6) sub-areas utilized throughout this document.
Area Wide Needs
There are several overall needs/possibilities the City must address for the entire of the
North Beach Area. These needs will be outlined below. Needs and possibilities of
individual sites within the sub-areas will be addressed by sub-area later in this section.
Parks
While the City has undergone a real push to upgrade the activity spaces of the parks in
North Beach, the park system still appears a bit disconnected. It is recommended that the
City cause to be prepared a Master North Beach Parks Plan. The purpose of this plan
would be to investigate recreational needs of the North Beach public and visitors and then
plan how these needs will be met given the existing parks in North Beach. The plan
should also address if additional park space is needed in the area and identify potential
locations for new parks if a need is found. The plan should outline if new activities and
programs are warranted. The plan should further recommend a work program to insure
all of these new activities and programs, as well as existing programs to be retained, are
distributed in a manner that maximizes each park's potential and insures activities and
programs across the North Beach park system in a way that puts them as close as possible
to potential users.
The Master North Beach Parks Plan should also address the physical needs of each park
both for use and beautification. Parks should be programmed to include appropriate
activity spaces and facilities (courts, fields, play areas, a skateboarding area, teen center),
along with appropriate landscaping, hardscape and other needs.
Street Ends
Several street ends within the Normandy area have been transformed into small pocket
parks over the past few years. This program should be expanded to all of the North
Beach Area. Where possible, street ends should be landscaped in a manner that creates a
park-like setting. This may simply mean a defined termination of street pavement and
inclusion of grass and trees to an area. Long term consideration to natural accumulation
of trash and debris should also be considered when designing these areas.
Street ends on waterways should be considered as locations for kayak/canoe/paddleboard
launches or stops. Such launches should be placed where appropriate consideration has
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been given to adjacent property use, whether parking would be required (parking would
be needed for areas too far from residential properties for a user to carry their kayak), and
the amount of space available for public use. It is expected that the Citywide Blueways
Plan, which is being prepared as of the authoring of this document, will identify the
appropriate street end locations for launch and stop facilities. The City should insure this
plan is completed and its recommended North Beach street end launch/stop locations are
constructed.
Streets and Rights-of-Way
For purposes of this document, improvements to streets and other rights-of-way including
ideas for streetscaping, have been included in the previous section on infrastructure
strategies and will not be discussed in this section.
Parking Lots
Parking lots and the need for parking structures is covered in the previous section on
infrastructure strategies and will not be discussed in detail in this section. It is important
to suggest in this section however, the potential for public-private partnerships to
facilitate the construction of parking structures in North Beach.
ln any location where the City owns a parking lot or other land where a parking lot or
structure is desired, it should seek out partnerships with the adjacent land owner. These
partnerships can take the form of shared use of land (either the City's or the private
property, or both) to design integrated and workable space that provides additional public
parking while expanding opportunities for the private property owner (i.e. attracting
tenants with expanded parking needs), or they can simply be attracting a developer who
will own and operate ground floor retail space in the garage.
The highest likelihood for a partnership would be in the Town Center/7l't Street Corridor
area. The potential is high here as City National Bank owns a number of
developable/redevelopable lots in this area, many of which are adjacent to existing city
surface parking lots. If and when these lots are sold, the buyer(s) will want to maximize
the development potential of each lot. If they can partner with the City to provide
parking for their projects in a new parking structure rather than on-site, and if the City
canrealize a net gain in public parking spaces after accounting for additional need due to
the new development, such partnerships will make sense and will most likely come to
fruition.
While Town Center/7l't Street presents the greatest potential for these collaborations,
opportunities to partner with private entities are available in all of the areas of North
Beach.
Lower North Beach
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The City owns several parcels in this area, at this time however, all of these parcels have
distinct uses and are not available for other use.
These properties include:
Brittany Bay Park (6444Indian Creek Drive)
Allison Park and Parking lot P-81 (6475 Collins Avenue)
65th Street between Indian Creek Drive and Collins Avenue (this are of roadway is
not designated as a right-of-way part includes two individual city-owned parcels)
Ronald W. Shane Watersport Center and parking lot P-82 (6500 Indian Creek Drive)
Fire Station #4 and the Police Department's Northeast Sub-Station (6489 Indian
Creek Drive)
Several recommendations regarding several of these sites will be put forward below. If a
site is not mentioned, no improvements or changes are recommended.
Brittany Bay Park
This park is located along the Indian Creek and it has significant water frontage and equal
roadway frontage making the park edges quite visible. Due to this visibility, the park's
appearance should be upgraded and some necessary repairs need to be made.
The seawall along the entire of the park is in a poor state of repair and in need of
replacement. A project to undertake this repair is in the City's Capital Improvements
Plan (CIP). It should be undertaken as a priority repair. Recent discussions have also
requested the inclusion of a kayak launch in the park and the City has indicated the
seawall will be designed to include such a facility.
The park also has some basic maintenance needs. Some trees in the park have clearly
been removed and not replaced, irrigation pipes are visible due to floating or breaks.
These landscaping needs should be addressed along with the addition of some other
levels of landscaping (the park is mostly trees with little or no ground cover or
shrubbery). As this park is generally a passive park (with the exception of a fitness trail),
such additional landscaping would make the park more appealing for its intended
audience.
In addition to the landscaping, there appears to have been some lighting not installed or
removed with at least once concrete base with extruding bolts and wiring conduit
exposed. This base should be used for its intended purpose or removed. A dumpster at
the site is also placed on a gravel area just off a paved drive. The dumpster should be
placed in an enclosure and the paved surface should be better delineated from the open
area to prevent unauthorized vehicles intruding into the park; perhaps a low lying hedge
would provide this delineation. The existing pump station at the site should be
landscaped if possible to blend into the natural landscape of the park. Finally, the small
parking lot at the north end of the park is in need of resurfacing and the City should
review the potential to expand the lot slightly (less than eight (8) spaces) to accommodate
addition vehicles should the kayak launch be included at the site.
65th Street
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The situation that led to the 65ft Street roadway between Indian Creek Drive and Collins
Avenue not being within a dedicated right-of-way should be investigated. If there is no
unusual circumstance of title or deed, this roadway and adjacent sidewalks should be
dedicated to the public and included as public righrof-way. This will insure the area
traffic pattern remains as is and the potential for access problems to future projects in the
area will be nullified.
The Ronald W. Shane Watersport Center
This facility does not need any major physical improvements. This facility draws a
number of visitors to the City during its annual rowing event as well as bringing a
number of college crew teams from more northern states to practice at the facility during
their spring break period. These visitors generally stay in the City and spend their tourist
dollars in the City. This tlpe of tourism has great benefit and every effort should be
made to expand it.
The City should work with the tenant on site, the Miami Beach Rowing Club, as well as
the Miami Beach Visitor and Convention Authority to find ways to attract more of these
users to the site. The Club has done an excellent job of attracting college crew teams
though there is still an ability to accommodate more. The City can produce an attraction
brochure and work with the Club and its membership to make recruitment calls to other
schools and potential rowing club users to fill the calendar. Additionally, all the parties
should work together to determine if new events around rowing or kayaking that would
attract local and out-of-are participants can be explored. Any event that will bring in
additional consumers of food, beverage and room nights would be desirable at the site.
Police Department's North End Sub Station (NESS)
The City has been considering the placement of a satellite City Hall in the North Beach
area. No site has been found as of the creation of this document that is sufficient for a
long term facility. Should one be found in the future, and city facilities located in North
Beach, the Police Department should consider relocation of the sub-station to this
satellite site to insure all municipal facilities will be in a centralized location.
If the NESS were to be relocated, its current site would need to be evaluated for its future
use. It may be difficult to sell or lease the site to an outside entity as by the City's
Charter, such a sale or lease would require a city-wide referendum to approve. This leads
to a determination that the site would then be best used as a waterfront park open to the
public. Due to the site size, unless the building were removed, the location would not be
ideal for a boat ramp or a marina, though it could be appropriate for a dock with limited,
temporary use (not ovemight use) slips.
Whatever happens on the site, it remains a good location for a launch site for kayaks,
canoes, and paddleboards. The City and its Police Department will have to review the
site through the current blueways planning effort if installation of a launch site is
appropriate with the Police Department's continued use of the site.
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Town Center/7ls Street Corridor
This area contains eight (8) properties, six (6) of which are parking lots. These properties
include:
Parking lot P-80 (southeast comer of Byron Avenue and 71't Street)
Parking lot P-83 (approximately 6941Harding Avenue)
Parking lot P-84 (approximately 6970 Harding Avenue)
Parking lot P-85 (approximately 6981 Carlyle Avenue)
Parking lot P-86 (two side-by-side properties: approximately 6980 lndian Creek
Drive and 6981 Bonita Drive)
Parking lot P-90 (northeast comer of Bonita Drive and 71't Street)
The Byron-Carlyle Theater (500 7l't Street)
Property at the Blu North Beach Condominium containing a bus shelter (the
shelter is located at the north east portion of the property on Abbot Avenue)
Parking Lots
All of the parking lots in this area are potential public-private partnership lots. If adjacent
property owners desired to build additional square footage or to replace existing
buildings, the City should discuss a partnership with the property owner. The addition of
parking structures or the reconfiguration of the public lot to expand public parking
capacity while addressing parking needs of potential tenants in the new or expanding
private space would certainly be of benefit to the adjacent owners and would be in the
best interests of the public in general.
Property at the Blue North Beach Condominium
This property ownership is limited to the area on which a bus shelter is placed at the
northeast portion of the property on Abbot Avenue. Other than redevelop the bus shelter,
there is nothing that can be done at this site. The City should insure that the bus shelter is
in conformance with any adopted streetscape theme or plan.
The Byron Carlyle Theater
The Byron Carlyle Theater site was a topic of the public input meetings and other
discussions with the public leading up to the creation of this document. At the time of
this input, the Byron Carlyle was still being used by a theater company that presented live
theater works. While efforts to expand discussion regarding the site were made during
these meetings, public discussion focused on the current use. A majority of the public's
comments were that shows should be better programmed to include plays of greater
appeal to the residents of the neighborhood. Very little discussion included whether other
uses should inhabit the existing building and there was no discussion suggested the site
be redevelopment with new construction.
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Several weeks after the end of the public input period, but prior to the creation of this
document, the theater company abandoned use of the facility leaving it with no user.
Investigation into the site has found its current land use would allow a facility at least
twice the size of the current building. Additionally, if the city-owned parking lot behind
the site were to be included in a new development, the site could potentially include
several floors of parking in addition to retail, office, or other such space. Given this
development potential, this property presents an excellent opportunity for the City to
place a needed anchor use in the Town CenterlTlti Street Corridor.
An anchor use in this case, would be one that has the ability to draw people to Town
Center that will not only visit the user on the site, but will visit other businesses in the
area. At the Byron Carlyle site, this may be a user that draws based on employment (a
office user), the placement of a destination retailer (i.e. a department store or unique, high
traffic store), attraction of educational facilities (an institution of higher education with
significant on-site enrollment), or entertainment/creative activities (theater, music hall, art
gallery)
It is unlikely that an office user could be found if this were to be one of the first projects
to happen in North Beach's revitalization efforts (as is expected). There is little market at
this time for office space in the area. In addition, to be of benefit to the area, an offrce
user would need to bring in significant employment (200+ employees) to make an
economic difference in the area. Office could work in conjunction with a large retailer.
An anchor retailer such as a mid-level department store such as Target or Marshall's
would draw customers from a larger area, adding additional consumers to the area. These
consumers would then seek other shopping in the area. Small offices and small retailers
could also be able to be incorporated into such a project to provide additional energy as it
is unlikely the anchor retailer would utilize all the available space in the building.
An institution of higher education could provide an appropriate anchor to the area as
well. This type of user is only an anchor that would benefit the corridor if it included
significant numbers of students that would purchase goods and services in the area. If it
were to be a laboratory or other use that would have a low square foot-to-student/faculty
member ratio there would not be enough consumers drawn to the area to attract more
retail and service businesses to the corridor.
Entertainment uses would be an excellent the anchor for this space. A theater and/or art
galleries would also be appropriate for anchor tenants on the site. Revitalization in many
areas around the country has been anchored by strategies that included art and the
creative class. One need only to look to Lincoln Road in South Beach or the Wynwood
area of Miami to see the effect of art on revitalization locally. If a strategy based on
creative uses were to be desired, it is likely to only happen through this site. This is
because creative endeavors tend not to be lucrative in initial stages and thus they require
less expensive space. The City has the ability to write down costs of development to
provide (relatively) inexpensive space for creative uses that would anchor an area and
draw additional uses. A private property owner would seek to maximize return on their
investment on a single property and thus would be highly unlikely to provide space for
such creative endeavors at a rate that could support such users.
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In sum, the Byron Carlyle Theater site is a key piece of the revitalization of North Beach.
The City needs to think past the existing use and building and prepare a vision for the site
that would include an anchor user for a building that would maximize the development
potential of the site and draw people to the area. The people drawn to the anchor should
be able to support the on-site use as well as attract and support existing and new
businesses in all ofNorth Beach.
Upper North Shore
This area contains the largest number of public properties in all of North Beach.
The number of parcels will not be outlined as most of the city owned properties contain
numerous parcels of many different current uses. The properties will instead be group as
they are known: These properties include (with approximate addresses):
Parking Lot P-91 (501 72"d Street)
Parking Lot P-92 (7251 Collins Avenue)
Parking Lot P-93 (7251Dickens Avenue)
Parking Lot P106 (7515 Collins Avenue)
Parking Lot P-110 (351 83'd Street)
Parking Lot P-ll2 (226 87th Terrace)
The West Lots/Parking Lots P-107, P-108, P-109, and P11l (7900 - 8698 Collins
Avenue)
Parkview Island Park (800 block of Bruce Street)
Water Tank Farm/ North Beach Community Garden & Park (75 Dickens
Avenue)
North Shore Park & Youth Center (50172"d Street)
North Shore Bandshell Park & Unidad Senior Center (7251 Collins Avenue)
Eastern Portion of Ocean Terrace (Ocean Terrace between 73"d and 75ft Streets)
Miami-Dade Library - North Shore Branch (7515 Collins Avenue)
Altos Del Mar Park (7625 Collins Avenue)
North Shore Open Space Park (7901 - 8699 Collins Avenue)
85ff Street from the Tatum Waterway to Byron Avenue (8480 Byron Avenue)
81't Street Pedestrian Bridge Approach (8060 Tatum Waterway Drive)
Tatum Park (8017 Tatum Waterway Drive)
77ft Street from Dickens Avenue Across the Tatum Waterway
Biscayne Elementary Park (870 77th Street/Lehrman Drive)
Parking Lots
Several of the parking lots in this area are excellent locations to do more than have
surface parking. Several will be explored in greater depth to describe other opportunities
that exist with or adjacent to them. Lots will be described in numerical order unless the
lot is potentially part of a larger project with an adjacent non-parking property which will
be described as part ofthe adjacent property later in this sub-section.
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Parkine Lot P-91
This lot is part of the North Shore Park
improvement at this time.
Parkins Lot P-92
and Youth Center. It is not in need of
This lot presents a number of possibilities. It is the largest public parking lot in North
Beach with 320 spaces and it serves the beach, the bandshell, both the Collins and 71't
Street commercial districts, and North Shore Park and Youth Center. It should be noted
the lot was originally tansferred to the City from the Federal Government, thus there
may be some restrictions as to the lots use (the City Attorney's Office is investigating
potential restrictions but has reached no conclusions at the time of this document).
Recommendations contained herein will assume no significant restrictions exist.
The large empty space created by this lot and North Shore Bandshell Park across Collins
Avenue from the lot present an uninteresting space for pedestrians walking Collins
Avenue. The lack of continuous interest for pedestrians has essentially made the 72"d to
73d Street block a barrier that pedestrians do not wish to cross. This has severed the
commercial areas south of 72nd Street from the small two block commercial area of
Collins Avenue north of 73d Street and from any potential commercial users on Qcean
Terrace. A way must be found to keep some continuous visual stimulation for
pedestrians to connect these areas.
There are several possible uses for this site other than a surface-only parking lot. During
public input sessions, the public indicated two possible uses for this site. One use was as
a green space, with a soccer or other type of field, atop subterranean parking; favored by
a majority of those mentioning the site. It would be somewhat costly to provide
subterranean parking at this site due to its low elevation and there would probably be a
reduction in the overall number of parking spaces that could be provided due to the need
for structural elements for the roof. The other was as a site for a mixed use center;
brought up by a majority of those commenting on the site. A voter referendum would be
required to transfer ownership or to have a long term lease for a mixed use center
however.
A combination of both of the previous options provides a third and preferable third
option; utilization of the eastern half of the property for a multi-story parking structure
with ground floor retail uses on Collins Avenue and an open green space suitable for
active field on the westem half fronting on Harding Avenue. The parking structure
would both increase the number of parking spaces and provide a continuous commercial
frontage on Collins Avenue. The green space would provide the community's desired
active field space adjacent to North Shore Park and Youth Center.
No matter which option is selected several items must remain at the forefront in the
City's decision making process, the need for more area parking and the effect any use of
the site would have on noise emanating from the North Shore Bandshell during any use
utilizing sound amplifring equipment.
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Parkine Lot P-110
This lot is the only residential serving parking lot in this sub-area. There is no need to
change its current use. The City should monitor availability of adjacent properties.
Should any adjacent lot be marketed for sale, the City should immediately evaluate the
potential for construction of a residential parking structure on an expanded lot and react
accordingly.
Parking Lot P-112
This lot is not part of the West Lots as it is separated from them by a privately held parcel
to the south along 87ft Street. At the time of this document, the City was in negotiations
with developers seeking to redevelop the Howard Johnson's Hotel located at 8701
Collins Avenue. These negotiations were for the transfer of this lot so that the developer
could build a parking structure on the block. The current plan for the site would include
spaces in the structure to be owned by the City in order to maintain existing spaces that
would be lost due to new development and to expand the number of City-owned spaces
in the area.
Should this project not come to fruition, the City should rebuild this parking lot and
expand it to include space on the western side of the city's lot (currently vacant) so that
sufficient landscaping can be incorporated into the lot. As an option, the City could
redevelop the parking lot within its current configuration and add a small pocket park to
the vacant half of this parcel. Though unlikely to get much use as a park, the site would
add significant aesthetic value to the site which is the first property one would see as they
entered the City from the North.
Parks
There are a number of parks in the North Beach. Where improvements are recommended
they are listed below.
North Shore Bandshell Park/Unidad Senior Center
Bandshell Park has seen capital improvements (including a number of improvements
underway at the time of this document). No such projects are recommended for the
future, however, the bandshell is in need of more diverse and more frequent
programming. Activation of the bandshell itself was one of the most mentioned action
items during public input meetings. The public indicated that the bandshell is a special
and unique attraction in North Beach and it should be a prominent feature utilized to
provide entertainment to the residents of the area and to attract visitors to the area.
To this end, it is recommended that two major initiatives spearheaded by the Mayor's
Blue Ribbon Panel on North Beach receive follow through and be implemented in the
near future. The first is the procuring of an individual or firm to manage the bandshell
and be responsible for programming of the venue. Currently the venue is a rental facility
available to any individual or group willing to pay the rental fee or to those providing free
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performances to the public. With an entity managing the facility and seeking performers
that will provide a diversity of entertainment and musical genres, the bandshell will
become a performance venue with appeal to a wider audience. Additionally, with a
management entity in place, more control of performances is expected that will insure
performances do not extend beyond the allowed time.
The second item is for the City to maintain more control over bandshell sound. This
would include an effort to acquire, install, and maintain a house sound system at the
bandshell and a review of other measures that would direct sound away from neighboring
properties or absorb the sound before reaching these properties. Currently renters of the
facility generally bring and set up their own sound systems which are set up with no
regard to sound effects on neighbors. There are no sound barriers in the park that would
deflect or absorb sound currently either. These two initiatives should make the bandshell
not only a more vibrant venue, but a much better neighbor to nearby residential
properties.
The Unidad Senior Center's opening has been delayed due to construction issues as of the
creation of this document. The public is anticipating the opening of the facility as it will
provide services lacking in the area. No major recommendations can be made regarding
this facility as it is not known how its operations will affect neighboring properties. It is
anticipated that the facility will be available for rental at certain times. It is critical that
Unidad and the selected bandshell management work together to prevent conflicting
events between the Senior Center and the bandshell.
Altos Del Mar Park
This site has sat as unimproved land for a long time. The only use currently on the site is
a temporary sand volleyball court. A master plan for the site was approved by the City
Commission in the sufllmer of 2014 and an implementation strategy is under
consideration at the time of this document. The master plan was devised with input from
area residents (including the residents of the one and only single family home on the
blocks that make up the park). As consensus was reached regarding improvements to be
made, it is recommended that the City seek to fully implement the master plan as
presented and accepted.
North Shore Open Space Park
North Shore Open Space Park one of the largest parks in the City and probably one of the
most underutilized. The park is in need of upgrading to make it more attractive and to
add more amenities that would attract users, provide more recreational opportunities
within the park, and curb the occurrence of undesirable activity. A conceptual plan for
the park has been prepared by West 8, a design consultant engaged by a developer
seeking to redevelop the Howard Johnson Hotel site to the North of the park. The City
should take this conceptual design and hire a design consultant to convert it into an
implementable plan with community input.
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Any design of the Park should include additional areas of activity, safety and security
measures that will provide for visitors to the Park and will prevent the site from
remaining an opportunity for the homeless to encamp. Entranceways to the park should
be exaggerated to direct the public to these access points. As part of the overall redesign
of the park, the City should consider a name change. North Shore Open Space Park is
neither descriptive of the site nor is it a name that is easily marketed. A more simplistic,
descriptive, or easily remembered name should be found. For example, a name such as
North Beach Park would be more in conformance with marketing efforts and more
descriptive by including the word "beach". (North Beach Park is just an example to
make this point and it is not a suggestion or recommendation of the authors).
If the developers are successful in obtaining appropriate approvals, it is anticipated the
City will sell the developer the eastern street end of 87ft Terrace east of Collins Avenue.
The proceeds from this sale, or a portion thereof, have the potential to fund significant
improvements to North Shore Open Space Park. This would be an ideal situation as the
funds would remain in the area and the Park would see immediate improvements that
would put it on track to being an important draw of local residents and visitors to the
area.
Tatum Park
This park is currently undergoing improvements at the time of this document though
needed improvements to the existing building on site are not part of the current program
of work. There remains space for additional activities in the park, however, what, if
anything, should be included in the park should be a subject for a North Beach parks
master plan as previously recommended in the Area Wide Needs subsection.
Parkview Island Park
This is a small park space on Parkview Island. It is an underutilized site with walkways,
several benches and sparse landscaping. Improvements to this park might include a
playground, more seating, and more inviting landscaping. Specific future amenities
should be programmed as part of the afore recommended North Beach parks master plan.
Biscayne Elementary Park
This park is actually the field and playgrounds adjacent to Biscayne Elementary School.
This area is currently used exclusively by the school. The City should work with the
School Board to enhance the park to better serve both the school during school hours
while striving to open the park to the public in the evenings and weekends. Additionally,
the pathway along the waterway should be improved and shoreline of the waterway
secured to prevent collapse of the pathway. Particulars of improvements and potential
programming for the public outside of regular school hours should be a part of the
aforementioned North Beach parks master planning effort.
North Shore Park and Youth Center
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This park was recently upgraded to rehabilitate fields and tennis courts. Some
improvements to the Youth Center building are still programmed in the Crty's Capital
Budget for upcoming years. Again, any additional improvements or changes to this park
should be explored as part of the area wide parks masterplanning effort.
Roadway Parcels
Several city-owned parcels in this area are actually utilized as rights of way. These
parcels should be dedicated to the public made rights-of-way rather than individually
owned parcels to insure no future issues with these roadways.
The following areas are city-owned parcels that are part of roadways:
85ft Street from the Tatum Waterway to Byron Avenue (8480 Byron Avenue)
77ft Street from Dickens Avenue across the Tatum Waterway
Eastem Portion of Ocean Terrace (Ocean Terrace between 73nd and 75ft Streets)
Mixed Projects
Properties described below include sites that are of multiple uses such as a parking lot
and the library site orparking lot and vacant, undesignated land.
Els Street Pedestrian Brid
Upgrades to this site were discussed in the Infrastructure Section of this document and
included landscaping upgrades, other minor site improvements, and inclusion in the
bridge painting and lighting program.
Water Tank FarmA.{orth Beach Community Gardens and Park/Parking Lot P-93
This area includes the water tanks and all of the land west of Dickens to the Tatum
Waterway including that land south of 73'd Street to 72"d Street.
The southern portion south of 73d Street includes the P-93 parking lot. This lot is in need
of complete rehabilitation. Trash receptacles are needed across this parcel as there is a
significant amount of trash that accumulates in the mangroves at the water's edge.
Landscaping should be installed at the parking lot perimeter to act as a trash barrier to
catch trash that might otherwise blow into the mangroves or the waterway.
That part of the southem portion of this area as well as the portion of the land north of
73'd street that is not enclosed by the fencing around the water tanks should be considered
as park space in a North Beach Master Parks Plan and planned accordingly. The existing
community garden as well as the potential to site a kayak launch in this area should be
included as part of this master plan as should a funded, but not yet implemented, project
to install a pedestrian path around the water tanks that would link to the path along
Biscayne Elementary Park and linking to the Parkview Island pedestrian bridge.
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The area around the water tanks needs to be better secured with the gates closed and
locked to prevent the public from wandering the area around this facility. The tanks are
in need of pressure washing/painting on a regular basis and the dumpster in the enclosure
built into the chain link fencing on 746 Street needs to be better policed as trash is
regularly overflowing this dumpster. Additional landscaping should be installed along
the Dickens and 75ft Street to better shield the tanks from the public view and present a
more park-like view of the property.
The North Shore Branch of the Miami Dade Library and Parkins Lot P-106
Since the adoption of the North Beach Town Center Plan in 2007, it has been the desire
of the City and its residents to relocate the library into the center of the Town Center area.
The library's current location is a bit away from most residents of the area. [n addition,
the building that currently houses the library is quite "bunker-like" with almost no
windows so it does not even take advantage of its beachside location. It would be best if
the library were relocated to the Town Center area or perhaps as one of the ground floor
uses in a parking structure elsewhere in North Beach and the existing building removed
from the beachside site.
Once unburdened by the library building, the City should review three options for the
site; 1) The existing P-106 lot could be expanded onto the old library site; 2) A new
building that lined the frontage, but was not of significant depth could be constructed to
provide a building to screen the parking from general view; 3) a parking structure with
some minimal ground floor retail could be constructed on the site.
Option one, while probably the easiest to implement would not provide a signif,rcant
amount of additional parking spaces. Option two could provide a building that might
have a small enough footprint to add some additional spaces to the lot while providing
building space for a use of community benefit (i.e. a visitor's center, a relevant
governmental office) or general retail space. Option three would provide significant
additional parking spaces both for area businesses and for beach-goers, though use of a
beach-side lot for a parking structure may not be desirable by the public.
These options, as well as other potential uses, should be considered at the time a new
location for the library can be found. The City along with its residents and area business
owners should evaluate area needs and select a use that is more in conformance with
needs at that time in the future when the area is available.
The West Lots
The 3l parcels on the west side of Collins Avenue east of Collins Court from 79ft Street
to 87ft Street are collectively referred to as "the West Lots". These lots are all city-
owned, though they have different uses. This area includes parking lots P-107, P-108,
P109, and Pl11, the site of the Log Cabin, and several vacant lots. In addition, the City's
Ocean Rescue Division is currently occupying a portion of P-107 with the City's sign
shop to occupy the site temporarily in the near future.
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The West [,ots are the last major development site in North Beach and the only vacant
developable land currently owned by the City. As so, the City has full control over the
site's future use(s). Moderators at the public input meetings brought the West Lot issue
up repeatedly during the meetings in an effort to solicit public input on the future of the
lots. The West [,ots turned to be a topic not many were prepared to discuss though in the
end, the public indicated a desire to develop the sites though with light intensity uses such
as bed and breakfasts, a caf6 or sandwich shop that would serve beach-goers, or
watersports shop. Additionally, other members of the public indicated the lots were an
excellent site to locate facilities, specifically classrooms, for a satellite campus of Florida
International University, Miami-Dade College, or some other institution of higher
education. Yet another group of residents suggested the City leave the lots just as they are
and not consider development at this time.
Development of these lots is of critical concern to North Beach's future. What, if
anything, happens on these lots will influence all the surrounding properties and the
commercial districts of the area. Given this critical concern and the difficulty in
engaging the public for a full discussion on the future of the West Lots while so many
other North Beach topics were under discussion, it is recommended that the City engage
a professional planner to prepare a master plan for the West Lots.
The selected planner should host public input workshops to gather public sentiment on all
potential uses. Additionally, the planner should explore developments of differing types
and sizes, whether additional floor area ratio (FAR) would be appropriate and desired for
these lots. Basic graphic representations of each potential use and/or development option
should be prepared by the planner and presented to insure the public understands each
option and the potential impact each would have on the area. The master plan should
also include the amount of public parking necessary to accommodate visitors to North
Shore Open Space Park at the time of the plan and into the foreseeable future, as well as
the type, amount and location of this needed parking and any other parking that may be
required for the various proposed uses.
Once the West Lots Master Plan has been completed. The City would need to formulate
if it wants to proceeds with any development of the West Lots and if proceeding further
would require a referendum on any related issue. Transfer of title or leases exceeding l0
years on any or all of the parcels that comprise the West Lots would require a city-wide
referendum to approve said transaction. Additionally, if a selected development option
required an increase in FAR for the site or the area as a whole, this would also require a
city-wide referendum to approve the FAR increase. Once the need for referendum was
decided, the City could proceed to a Request for Proposal (RFP) process to select a
private developer for the site, or simply proceed with design and development if all or
one of the sites were to be developed by the City.
Biscavne PoinUStillwater Drive/Biscayne Beach
There are only four city-owned properties within this sub-area. These properties include
(with approximate address) :
Crespi Park (7821 Hawthorne Avenue)
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Stillwater Park (8440 Hawthorne Avenue)
81't Street Pedestrian Bridge Access Lot (8075 Crespi Boulevard)
Pump Station Site (8100 Hawthome Avenue)
Crespi Park and Stillwater Park
Both of these parks have seen improvements in recent years and there are improvements
underway in Stillwater Park at the time of this document. These sites should remain
parks and future improvements in both of these parks should be considered as part of the
North Beach parks master planning effort.
El$ Street Pedestrian Bridee
This site should be treated not only as access to the pedestrian bridge, but as a pocket
park with appropriate landscaping and any neighborhood desired amenities. Upgrades,
be they landscaping, benches, or other equipment should be subject to the aforementioned
North Beach parks master planning effort.
Pump Station Site
About half of this lot contains the pump station and a paved surface. In addition to the
pump station, the paved half of the lot is used to store utility poles, signage, and other
such materials. The remaining portion of the lot is vacant and grassy. At minimum, It is
unsightly. It is almost impossible to determine what is on the site by viewing it from the
Hawthorne Avenue frontage as the perimeter landscaping on this side screens the use
well. However, the City needs to better landscape the southem frontage of the parcel
along North Biscayne Point Road. On this side, the public can see into the site and see all
the stored materials.
The City should also evaluate the need for the vacant portion of the lot. This is not an
ideal site to be storing materials and thus an expansion of storage is not encouraged. If
the vacant portion is not expected to be required for an expansion of the pump station use
or any other such use, perhaps consideration of the site as a surface parking lot or pocket
park may be in order.
Normandv Fountain Area
There are four city-owned lots in this sub-area. These lots include (with approximate
addresses):
Parking Lot P-88 (1047 71't Street)
Parking Lot P-89 (921 Normandy Drive)
The South One-HaIf of Vichy Drive (1165 71't Street)
The West Side of the North One-Half of Vichy Drive (1190 Normandy Drive)
Vendome Plaza(7l00 Rue Vendome)
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Parkine Lots
Potential scenarios for use of both the P-88 and P-89 parking lots were examined in detail
in the Infrastructure Strategies Section. Please see that section for a description of future
potential for these lots.
Roadway Parcels
The two remaining parcels in this area are both utilized for part of the Vichy Drive
roadway. Efforts should be made to dedicate these parcels to the public and include them
as rights-of-way. This will insure continuity of the roadway in perpetuity.
Vendome Plaza
This site is not a separate parcel of land but shows on the Miami-Dade Property
Appraiser's website as part of the 7l't Street/Normandy Drive right-of-way. This is a
very important piece of land for the future of the Normandy Fountain area and thus it was
felt that it required discussion in this section.
Currently this plaza houses the Normandy Fountain as well as a sanitary pump station.
The area around the Fountain contains a walkway from Rue Vendome that goes around
the Fountain but the area off the walkway is raised about two feet above ground level.
Along the walkway and along the perimeter of the plaza a knee wall of about two feet
was constructed and then the areas between the wall was filled with earth with grass
planted on top. Thus, the pathway is the only ground level space around the fountain.
The northwest portion of the plaza however, was not filled in as the area contains the
sanitary sewer pump station. This design has effectively isolated the Fountain and the
plaza area from the neighborhood and from significant use by the public.
The City should seek to close Rue Vendome between 71't Street and Normandy Drive,
reclaim this area into the plaza and reduce the entirety of the plaza (minus the pump
station and perimeter knee walls) down to grade level. The plaza should then be
reconstructed to function as a public plaza.
This reconstruction would include a grade level, designed surface that would include
tables and chairs for the public to use in relaxing and/or having meals at the Fountain.
The perimeter knee walls would serve to protect users from errant vehicular traffic on the
roadways as well as prevent children or others from inadvertently entering the roadway.
The pump station should remain cordoned off and should be the subject of an art
intervention through the City's Art in Public Places program. This art intervention would
engage an artist to transform the visible equipment of the pump station into an interesting
piece ofpublic art that serves to engage the public and present an interesting feature to
the plaza rather than being and element that detracts from the user's experience.
With the inclusion of the small portion of Rue Vendome into the plaza, there would be
space to include a performance area as well as outdoor seating for the adjacent
storefronts.
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This redesign of the plaza to include it back into a publicly useable space would
transform the Normandy Fountain sub-area. Outdoor dining would promote the location
of additional restaurants and could assist in attracting complimentary uses such as craft
brew pubs and wine bars. These tlpes of uses would attractusers with disposable income
that could then support other mom-and-pop sized business uses in the area. Additionally,
these types of use would also be quite complimentary to a cultural-based anchor at the
Byron Carlyle Theater just a few blocks to the east (if this was the desired use for the
theater). A connection between the theater and the Fountain would invigorate this area as
well and promote new development and business attraction along 71't Street in the
western Town Center Area. The inclusion of an interesting design and lighting on the
7l't Street bridge would only enhance the public's experience along this corridor.
It is recommended that all necessary steps be immediately initiated to undertake such a
project. These steps would include discussions with the Florida Department of
Transportation regarding the bridge beautification and the closure of Rue Vendome, as
well as how to undertake the project while insuring overall pedestrian and vehicular
safety in the area.
Normandv Isle and Normandy Shores
This area is mostly residential in nature and thus there are few parcels of public land.
These parcels do include (with approximate address):
Parking Lot P-87 (6950 Bay Drive)
Normandy Isle Park and Pool (7030 Trouville Esplanade)
Normandy Shores Golf CourseArlormandy Shores P ark (2401 Biaritz Drive)
Fairway Park (200 Fairway Drive)
Parkine Lot P-87
This lot appears to serve the commercial district of the Normandy Fountain area more
than the Normandy Isle area. The lot is in need of rehabilitation and the inclusion of
landscaping. It is somewhat small and unlikely to be of sufficient size to house a parking
structure. The City should monitor the availability of the adjacent multi-family property.
Should the property become available, the City should evaluate the potential to expand
the parking lot and include a parking structure on an expanded space. This expansion
potential should consider the potential historic nature of the structure on this adjacent
parcel and the effect on the Normandy Isles Historic District if this structure was
removed.
Normandy Isle Park and Pool
This park has recently been upgraded and seen significant improvements. The only
immediate recommendation for this park is for the City to review the entrances to the
park on the southern side of the park. The entrances, particularly the main southern
entrance mid-block on 7l't Street between Rue Granville and Trouville Esplanade should
be oriented in such a way to encourage neighborhood pedestrians coming from and going
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to the park to cross 7l't Street and Normandy Drive at locations where pedestrian
crosswalks exist. If a redesign or relocation of the entrances can promote pedestrian
safety, such a project should be considered.
Normandy Shores Golf Course andNormandy Park
While separated by a street, the golf course, North Shores Park and intervening section of
Biarntz Drive are all part of a single parcel owned by the City.
Normandy Shores Golf Course has seen some significant rehabilitation in previous years
and is not in any need of any alteration at this time. The public course is an excellent
amenity in the area and should be maintained. The site, like any other park in North
Beach should be included in any North Beach park master planning effort.
Normandy Shores Park has seen improvements to its tennis courts in the recent past.
Additionally, at the time of the creation of this document, additional improvements are
underway at the site. This park could include in the future a kayak launch area as it is
located directly on Biscayne Bay. Future improvements to the site however, should be
subject to a North Beach Park Master Plan.
Fairway Park
This park, while operated and programmed by the City of Miami Beach, is on land
owned by the State of Florida. ln as such, the park is not subject to any change of use,
sale, or lease. This park has also seen significant investment in recent years and any
potential future improvements or changes to programming should be included in a North
Beach park master planning effort.
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SE,CTION VIII
Private Activity
Implementation Program
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6.0 PRIVATE ACTIYITY IMPLEMENTATION PROGRAM
This section will explore recommendations to promote activity or changes that must be
undertaken by private owners, businesses, or individuals to enhance the North Beach
area. Such strategies may include incentive strategies,
Area Wide Needs
Better area aesthetics - this includes general property upkeep and maintenance.
Standards for North Beach should be higher. Community expectations need to be raised
to a level commensurate with the rest of the City. There are many conditions in North
Beach, on both public and private land, that the public would not stand for if they were
found in South Beach or Mid Beach but for some reason are tolerated in North Beach.
This must change.
The easiest method to raise the standard to meet expectations of other areas is through
property maintenance and other aesthetics-related city codes. Codes set the minimum
standards for the City, once an area fully realizes a minimum standard, there will always
be those that wish to excel and will push the standard upward. When a minimum
standard is not adhered or enforced, there will always be those that try to push the
envelope on the minimum they have to perform until required to do more.
To this end, there are several recommendations regarding code compliance:
1) The City should review its property maintenance and other aesthetics-related codes.
This review should determine if existing codes address the aesthetic issues of concern to
the community both in North Beach and city-wide. The review should further investigate
how implementable the codes are. Codes are often drafted as quick responses to new
conditions the public does not like. In the haste to insure these conditions are prevented
in the future, codes are drafted without sufficient time to work out details, account for
unintended side effects, or to fully distinguish the desired from the undesired. Lastly, the
review should consider if existing codes meet all the needs of North Beach and the City
as a whole (i.e. are there conditions which should not be allowed that are not addressed
by existing codes?).
2) The City's Building Department needs to remain vigilant over property owners that
allow their properties to fall into disrepair. In 201,3 the Building Department began an
aggressive campaign to clean up structures that have been in disrepair and have been the
site of criminal activity and vagrancy that included bringing these buildings that
constituted a major blight to the area and a threat to the safety of the general public to the
Miami-Dade County Unsafe Structures Board. If an appropriate program to rehabilitate a
structure is not agreed to with the Building Department the Board will issue an order to
demolish the structure.
Continued use of this process is critical for North Beach. Compelling property owners to
maintain their properties will encourage others to properly maintain theirs without the
need of intervention by the City. Further, demolition of structures in disrepair and a
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course of compulsory maintenance will further remove and prevent blighting influences
that negatively affect the area.
The City needs to insure there is sufficient means to communicate its codes to those that
are affected by them or any changes. The public should be made aware of aesthetic-
related codes through the use of social media, flyers to affected property-types, sitribution
of an updated guide to city codes, and other such methods. Generally the public wants to
adhere to community standards, however, this is impossible if they are not known.
3) Additional enforcement resources need to be dedicated to North Beach. These
resources need to be from all departments with regulatory responsibility as all of these
departments would work with Code Compliance to fully implement new and existing
codes. Most importantly, additional Code Compliance officers and personnel dedicated
solely to North Beach would assist the department be able to spend more time being
proactive with enforcement rather than more reactive.
Historic Preservation
One defining characteristic of North Beach is the concentration of buildings designed in
the Miami Modern or "MiMo" style of architecture. MiMo buildings define a good
portion of North Beach and these buildings should be preserved and the style promoted.
Much like what has been done in South Beach with the Art Deco architecture, North
Beach needs to find a way to promote visitation to the area through architecture.
There are currently five historic districts within the North Beach area, most of which are
defined by their MiMo architecture. Three (3) historic districts are a local designation
(North Beach Resort, Harding Township, Altos del Mar) and fwo (2) are historic districts
on the National Register of Historic Places (North Shores and Normandy Isles). At the
time of creation of this document, the two National Register of Historic Places districts
were under consideration by the City's Historic Preservation Board for creation of local
historic districts with concurrent boundaries.
The City should review all options to encourage private property owners to maintain
MiMo and other historic structures and their original elements in the North Beach area.
There are several methods that could be used to promote this desired activity.
Tax Relief Programs: The City should further promote existing tax relief programs.
Miami-Dade County already has in place an incentive program that essentially abates
County property taxes on the value of qualified improvements to historic properties.
Under this program the County will exempt 100% of the assessed value of qualified
improvements to historic properties for up to 10 years. This only applies as an
exemption to certain County-levied property taxes. The City could also adopt a similar
program if it were desired and financial feasible given the extent of historic preservation
throughout the City.
There is a Federal historic presewation incentive program, the 20Yo Rehabilitation
Federal Income Tax Credit is available for rehabilitation of income producing structures
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for commercial, industrial, agricultural or rental residential puryoses, including rental
single family homes and apartment buildings. Tax credits provide a dollar-for-dollar
reduction of income tax owed. The 20% rehabilitation tax credit equals 20%o of the
amount spent in the rehabilitation of a certified historic building. This program could be
effective in North Beach as a large number of the historic properties are for-rent, multi-
family properties.
Fee and Cost Elimination: The City could reduce the cost of various fees for services
provided to historic properties. Fee reductions, discounts, waivers or reimbursement
programs could be devised that would reduce the cost of any fee or cost associated with
the rehabilitation of an historic structure. The City should evaluate the various types of
fees and ways to reduce them to provide a menu of cost reductions to historic property
owners. It is important to note that the authorization and other legal conditions by which
the City charges fees for services varies by the type of services provided. Some fees,
such as those associated with planning services, are locally authorized and could be
reduced by the City Commission for historic properties.
Other costs may be more difficult to waive or reduce. Impact fees for instance must be
based on the impact of development on a particular service regardless of the status of the
user or property. This does not rule out methods to remedy this cost to an historic
property owner however. A method to fund and standards for a grant that could pay the
fee on behalf of the property owner could be devised. Either an allocation from the
City's general fund, or other legally allowable sources of revenue, could be set aside to
create a grant that could directly pay for or reimburse an owner for the cost of impact
fees, permit fees, or other required City costs.
Transfer of Development Rights (TDR) Program: The City has been exploring the
potential of a program to transfer unused development rights on properties containing
contributing historic properties in the North Shore National Register Historic District to
other locations in North Beach including: the West Lots, Ocean Terrace, and 71't Street.
This program could allow increased FAR in areas where it is desired and appropriate for
additional development density to take place. This would be most beneficial in the Town
CenterlTl"t Street area. There is a need for more commercial space in this area then
current development potential may not allow or provide sufficient economic incentive to
construct. The program could be devised for owners of contributing historic structures to
sell their excess development rights to developer/owners in one of the areas where
additional development is appropriate. Regulations could be developed that require the
seller of these development rights to invest the sale proceeds into rehabilitation of the
historic property. Through this program, the owner and future owners of an historic
property would no longer be able to increase the size of their building (thus reducing the
potential to demolish an historic structure to build a larger building or significantly alter
the existing building so that it is no longer considered contributing) while simultaneously
providing an income stream to fund rehabilitation of the existing building.
Attraction of the High Tech Industry
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North Beach would appear to have a lot of the basic building blocks to attract high tech
start-up businesses. The community has a relaxed, beach lifestyle, relatively affordable
housing, access to the burgeoning local high+ech community, potential investors, and a
diverse, creative area talent base. What does not exist in North Beach are the creative
facilities and cohesive programs to bring everything together.
In the past, the strategy for a government to facilitate such an industry would be to set up
a business incubator with the assistance of a local university for the purposes of providing
inexpensive space for individual entrepreneurs along with basic business seminars. In
today's high tech world, things are much more complicated and thus more likely to be
provided by specialized high-tech incubator/accelerator programs that may be subsidized
in some way by local government, but not operated by the government.
Current strategies to promote the location of high tech start-up companies include little
government intervention. As many start-up companies in this field need liffle other than
a computer and creative people to program, most are able to start on their own and don't
really need incubators. These start-ups have a high return on investment potential thus,
private and non-profit organization have been formed to create high tech business
accelerators. These organizations provide a creative environment where the high tech
entrepreneurs interact and assist one another, access to industry financing and business
networks, assistance in marketing and promotion, access to a computer-skilled
workforce, and other aspects of the industry that accelerate the individual business.
The City's involvement in attracting such an industry can be limited to attracting a
private or non-profit business accelerator. The City may be able to encourage the
location of one or more of these facilities by providing a building or portion of a building
for the accelerator's work space at no or reduced cost. Additional inducements, as may
be provided to any other desired business, should also be considered.
Inducements for Desired Activity
The City should consider various inducement methods to encourage the attraction of
desired development and business types. Allowances for additional developable space or
the abatement or elimination of various fees, costs, or other expenses would reduce costs
for desired activity. Reduced costs make the undertaking of the activity more financially
feasible and thus more likely to happen. Inducements will be explored further in a later
section of this document.
Lower North Shore
There are several vacant buildings within this area that are prime sites for redevelopment.
Specifically in the area between Collins Avenue and Indian Creek Drive south of 67m
Street, these properties are smaller, older, multi-family buildings. New construction
around them has been of more modern and taller condominiums which should set the
pace for new construction in this area. One potential obstacle to area development is
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parking. The City should be open to partnering with an area developer to construct a
public parking structure in conjunction with another area development. This would not
only facilitate redevelopment, but if placed in the right location, could assist businesses
located on Collins Avenue north of 65fr Street.
Commercial District Collins Avenue betrveen 65$ and 6# Streets
The commercial district along Collins Avenue from 65ft Street to 69ft Street is also in
need of upgrades. Most of the commercial buildings in this area are low-level, single
story retail structures. The promotion of a change in the area to include more mixed use
facilities with upper level residential or office uses within the confines of existing
development regulations may be appropriate. This modification would facilitate a change
that would add additional consumers to the immediate area to support the existing
commercial space. Additionally, this could promote the conversion of several sites that
contain more suburban-styled shopping centers into mixed use buildings that front near
the property line. This would certainly be much more pedestrian-friendly and promote a
return to this more urban design style.
Much like other changes in North Beach, parking is probably the single most difficult
obstacle to overcome to promote this desired development pattem. Again, the City
should make it known it is willing to enter into mutually beneficial parhrerships with
property owners and developers to provide public parking structures that could eliminate
this obstacle.
Beach-Side Properties on Collins Avenue
Beach-side properties along Collins Avenue in this area that are redeveloped or
developed should be encouraged to have hotel uses rather than residential condominiums.
The North Beach area is prone to residential condo development as it is not the same
tourist draw as other parts of the City. This however, is not beneficial to the North Beach
economy as permanent residents do not share the same spending habits as visitors.
Tourist spending would better support the tlpes of businesses generally found in barrier
islands and those types likely to exist or locate within the North Beach area (i.e.
restaurants, personal services, boutique retail stores).
AT&T Facilitv
The City should monitor the AT&T facility at 6780 Harding Avenue. This facility is not
compatible with the surrounding neighborhood. The site would be better suited as a
location for multi-family housing. While it is not anticipated that the company will
abandon the site in the near future, the City should make sure that it is alerted should the
company look to sell the property for any reason. If the property comes to the market for
sale, the City should be prepared to work with any new owner to redevelop the site into a
more compatible use.
Town Center/7 1$- Street Corridor
7l$ Street
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The Town Center area's most major need is additional developable space. Commercial
buildings in this area are generally single or two stories at most. The area was well
designed to service the area as it existed 50 years ago. At that time, residents and visitors
were less likely to leave the barrier island to shop or seek personal services. This area of
7l't street essentially acted as downtown North Beach with the local movie theater, the
post office, groceries, restaurants, and small specialty retailers.
Today, residents are more mobile and tourists are not as numerous. North Beach has less
hotel rooms than it had in the past, smaller retail spaces, and no regional draws. The
existing commercial space does not allow for large regional retail users that atffact
customers and consistent traflic from outside North Beach, nor does it have any office
space for large office users that would bring significant numbers of employees to the
area. Thus, the space in the area is not of the right type and flexibility to house the
modern business needs of the neighborhood alone, and it is too small to house for
regional retail users or office employers.
In order to provide for a more vibrant economy, the City should encourage a more dense
commercial district in the Town Center area. Developers should be encouraged to
develop taller buildings in the Town Center area with a more diverse goal of attracting
larger retail users and office users. Larger retail users would better support the needs of
the area; needs which are only filled by residents that travel to larger retail stores on the
mainland. The attraction of office users would increase the number of higher-paying jobs
available to those who live in the area and would attract those from outside the area to
these new jobs. These new office employees would add to the daytime consumers in the
area patronizing restaurants at lunch time, utilizing local dry cleaners, and purchasing
other miscellaneous good and services near their workplace.
City National Bank Properties
It is also important for the City to work closely with whomever ultimately gains control
of the lots owned (at the time of the creation of this document) by City National Bank
within the Town Center area. The Bank's holdings are generally concentrated in the area
between Byron Avenue and Harding Avenue one block south of 71't Street and include
office buildings, parking lots and a freestanding bank drive thru facility. These holdings
are located in the heart of the Town Center area and they have substantial development
potential.
The City should encourage the development of retail and/or office space along the 7l't
frontage of these properties. Development could occur that would contain retail space
with sufficient size and flexibility to provide for any retailer's need and/or it could be
developed with larger office spaces. Both uses would allow for a high-intensity
employment zone contemplated by the 2007 Town Center Plan and the Town Center
(TC) land use and zoning districts created by the City to facilitate the recommendations
of that plan.
As mentioned previously in the Public Spaces Strategies section, the City should seek to
partner with any developer of these sites utilizing several City-owned, surface parking
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lots in the immediate vicinity of the Banks's lots. Creation of one or more public parking
structures would benefit the developer, potential users, and the public in general. The
creation of additional parking would facilitate the attraction of larger users to the new
development and add more needed public parking to the Town Center area.
The Post Office
While the local branch of the Post Office is a desired amenity in the North Beach area,
the current facility on 71't Street between Byron and Carlyle Avenues is of poor site
design and it inefficiently takes up a large portion of land. The City should work with the
United State Postal Service (USPS) and the property owner (the site is leased by the
USPS, not owned by them) to rectify this situation. A multi-story development with a
larger fooprint at this site would provide a more pedestrian-friendly street front,
additional employment opportunities, and could compliment the future uses on the Byron
Carlyle Theater site and the City National sites.
It might be possible to design a facility that could incorporate the Post Office, though
parking of their delivery vehicles may prove to be challenging, or the City could work
with the USPS to find a suitable site to relocate the facility within North Beach.
Additionally, the City would need to work with and potentially provide some assistance
to the existing property owners to facilitate redevelopment of the site into a site that
better contributes to Town Center and North Beach overall.
Development and Business Attraction
The City should work with the commercial property owners to devise appropriate
inducement programs to attract the desired types of retail and office space and users
(large retailers and offices providing more than 10 jobs payrng at least 120% of the area
median office wage) to this area. It will be important to insure that the ability to
construct space of needed size and configuration is built within the City's land
development and land use regulations. Additionally, it will be critical to insure sufficient
parking will ultimately exist in this area to support these desired users. (Potential
inducements will be discussion in Section XXX).
Beautification
Code compliance and aesthetic concerns are also key for this area. A number of
beautification recoflrmendations related to streetscaping, particularly landscaping in the
right-of-ways. While these recommendations are critical to appearance, without private
property owners maintaining their buildings, the effort will not be complete. A number
of existing properties in the area are not being regularly cleaned or painted and some
residential properties in which the residents are failing to keep their balconies and other
exterior spaces free from unsightly clutter. The City must take a multi-pronged approach
to working with these private property owners to eliminate these conditions. This
approach should include a mix of regulatory efforts (refinement of the City's property
maintenance codes), inducements (awards for the best maintained property, waiver of
code compliance fines), and merely communicating the vision for the appearance of
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North Beach to residents and property owners (meetings, flyers, newsletters, direct
communications).
Upper North Shore
This area is covered by several historic districts including the North Shore National
Register District and the Altos Del Mar and Harding Township Historic Districts. All of
these areas are unique in their own way and require vigilant review by the City to
maintain their historic natures.
Multifamily
This area is dominated by multi-family properties, many of which are of MiMo design
almost all of which are part of the North Shore National Register District. As mentioned
in the general statements about historic properties, the City should work with the owners
of the historic properties to promote their restoration, prevent signihcant alterations that
cause them to lose their historic character, and prevent their complete demolition. The
City also needs to seek ways to assist these property owners in upgrading the appearance
of their properties, of particular note in this is any way the City can encourage these
owner to enhance landscaping on their sites. Landscaping is a relatively inexpensive way
to enhance appearances and many of the area properties are under-landscaped or the on-
site landscaping is overgrown or has become woody and sparse.
The City should work to develop a partnership between the property owners, the City,
and the Florida International University Landscape Architecture program to provide
landscape design assistance to property owners. Additionally, the City could create a
master contract with a nursery or other landscape contractor to provide low cost
landscape materials and/or installation of these materials to area residents/property
owners to reduce potential costs.
Ocean Terrace and Collins Commercial District (Hardine Township Historic District)
The area that comprises the Harding Township Historic District, Ocean Terrace and the
commercial district of Collins Avenue bet'ween 73d Street and 76ft Street, may also
require some intervention by the City. While one area whose futures are intertwined,
Ocean Terrace and the Collins commercial area currently operate somewhat separate and
distinct from one another. If Ocean Terrace were to redevelop with more vibrant hotel
and restaurant entertainment uses, Collins Avenue would see a significant increase in
business. With this increase in business, Collins Avenue would also experience a change
that would include a more varied tenancy and a better quality of retail and service
offerings.
In order to effectuate the desired redevelopment of both streets, the City should be open
minded to new projects in the area, particularly on Ocean Terrace. Historic guidelines
should be followed so that the historic character is not compromised. The historic nature
of the area should also be a consideration in current efforts by the City to review
allowable floor area ratio for development. Any changes to FAR should be allowed only
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to an extent that will promote development that will integrate new development and
redevelopment into the existing character of the area and not in such a way that would
change the way the area interacts with its surrounding neighborhood.
Changes to FAR or other development regulations may be appropriate however any such
alterations should promote hotel uses along Collins Avenue and not permanent or part-
time residential units. Ocean Terrace is a prime location for the addition of small
boutique hotels and restaurants of the like found along Ocean Drive in South Beach
(albeit on a much smaller scale). The promotion of additional visitation to the area would
boost economic activity and make the Collins Avenue commercial district, as well as
other commercial areas of North Beach, more viable. In addition, any changes to FAR or
other development regulations should promote building massing that would not be
intrusive into the existing ground level character of the area.
The Commercial district on Collins Avenue is viable, but the uses found in this corridor
are more neighborhood qpe retail products and services that are fairly isolated from the
remainder of the Collins commercial corridor to the south and to the 7l't Street
commercial district. This district needs to be coupled with significant changes on Ocean
Terrace to insure its future vitality. Additionally, the commercial buildings in this area
need upgrades and continuous maintenance moving into the future. The City's
Community Development Block Grant (CDBG) fagade improvement program has
provided inducements to private building owners to upgrade storefronts with new
windows, wall repairs and painting, awnings, and new signage. This effort should be
continued for a few more years to encourage more upgrading that cleans up the look of
the corridor making it more inviting to potential business patrons. This effort should be
coupled with vigilant code compliance efforts to insure the level of appearance in the area
is not only improved but that it is maintained moving into the future.
As previously mentioned, an addition of visitor accommodations will bring more
consumer spending to North Beach than would residential units. This additional
spending is critical to the economic viability of the adjacent Collins Avenue businesses as
well as all the businesses in North Beach. Coupled with an effort to connect this
commercial area with those on Collins Avenue South of 72"d Street and on 71't Street (as
previously mentioned for the 72"d Street parking lot), the Collins Avenue business district
in this area should become less isolated, more vibrant, and impact a larger area of North
Beach and the barrier island.
At the time of this document, it appears as if an entity is attempting to assembly parcels
that will combine these areas for that block between 74h and 75tr Streets. Such
assemblage here or in any other portion of these areas could be of great benefit. The
City, however, needs to be vigilant and insure that the historic nature of the area is not
compromised through new construction. If any assemblage or redevelopment of a single
site is proposed that is welcome by the community and of design that will promote a
better beach experience for both residents and visitors, the City should consider potential
inducements or partnerships to assist in making the project a reality. This better beach
experience might include the addition of hotel rooms, restaurant, entertainment facilities,
beach-related retail, and additional parking.
Harding Avenue Hotel District
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The City currently allows hotel uses in RM-l districts fronting on Harding Avenue.
Several owners have taken advantage of this zorirg allowance. Legal overnight
accommodations are limited in the North Beach area even though they are desired due to
the consumer spending that comes with overnight visitors (as previously mentioned).
Given this condition, the City should actively market to developers and property owners
the ability to convert multifamily properties on Harding Avenue from the 87m Street City
limit to 73d Street. Such use could provide the economic return owners would need to
fully renovate a property and would provide the aforementioned additional consumer
spending. Promotion of these more boutique style facilities as a tourist destination would
also provide an experience that would be unique to North Beach and add an additional
draw to the City.
The City however, needs to work with the property owners to find a more streamlined
method for these conversions from multi-family to hotel. Several property owners have
attending public input meetings and meetings of the Mayor's Blue Ribbon Panel to
mention some of the initial difficulties in renovating for this use. The City should
convene a workshop of city officials and these owners to discuss these issues and develop
a program to facilitate these conversions and to develop a potential slate of inducements
to further encourage them. These inducements can take the form of zoning bonuses,
parking reductions, delayed fee and permit payments and the like.
Biscavne PoinUStillwater DrivelBiscavne Beach
This area is exclusively residential. There is little need for the City to intervene in this
area. The residential properties on the eastem side of Crespi Avenue along the Tatum
Waterway are part of the North Shore National Register Historic District and any historic
preservation incentives or inducements should be available to the owners of these
properties. In addition, any programs to assist property owners to upgrade multi-family
projects, or to promote such upgrades and/or maintenance, should be made available to
this area.
Normandv Fountain Area
While there is opportunity to add additional developable space to the commercial area of
this area, the City should not make any effort to induce such development at this time.
The lower level of development is consistent with the surrounding area and at this time
there is no great demand for additional space of any kind. This is not to say the City
should discourage any property owner that wishes to develop, just that there is no need to
induce more buildable space in the foreseeable future.
Redevelopment of certain buildings in the area would be desirable however. The senior
day care center at Rue Notre Dame and 7l't Street is occupying a building that is a
suburban-styled convenience store design. This building is not compatible with any other
building in the area and would be an excellent candidate for redevelopment.
Additionally, the drive thru for the Chase Bank at Versailles Court and 7l't Street is not
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compatible with the vision outlined for this area. The City could work with the bank to
relocate the entire facility to a more desirable location or, as outlined previously in this
document, the City could partner with the bank to develop a parking structure at this
location that could incorporate the drive-thru in a way that was not as intrusive to the
continuity of the pedestrian and street experience.
The City should undertake improvements and alterations to the plaza and general area
around the Normandy Fountain as contemplated in the Public Spaces Strategies section of
this report. Once these improvements are made and the plaza agait becomes a useable
public space, then the City should seek to attract appropriate users to the commercial
spaces around the plaza.
These appropriate uses would include restaurants/small entertainment venues. Users that
would promote outdoor dining as well as live entertainment would quickly turn this area
from an afterthought for most of the traffic that passes by into a destination location. The
character of the area would lend itself to the location of uses such as a craft brew pub or
wine or whisky bar that may provide live evening entertainment. These types of uses are
not clubs and should not stay open until the early morning. These uses would attract
more diners to the area and would be an excellent mix should the Byron Carlyle Theater
site be redeveloped with a cultural anchor rather than a retail anchor.
Again, the best inducement to attracting these types of uses would be the transformation
of the plaza at the fountain into a ground level plaza with open tables and chairs for
dining as well as prografirmed events in the area (live music or activities in the plaza
sponsored by the City). Additionally, it would be critical for the City to increase public
parking in the immediate area in order to attract the new users as well as customers to the
area (several options for increased parking are outlined in previous sections).
Normandv Isle and Normandv Shores
There are not a lot changes to private properties that the City should seek in this area.
Most of this area is comprised of single family homes and the city-owned Normandy
Shores Golf Club. There is also a small area of commercial structures at the west end of
the island and which includes the Lrternational Inn.
The City, as in other residential areas, should be vigilant with code compliance in the
single family neighborhoods. Several homes in the Normandy Sud area have a
signifrcant portion of their front yards designed for parking of vehicles. Whether the
owners have paved over a large portion of the front yard, or designed a stabilized stone or
earthen base to park on. Additionally, a number of properties have paved or created a
stabilized earthen base within the swale in front of their homes. ln addition, few homes
have driveway aprons leading to paved driveways or the aforementioned front yard
parking areas. While there are very few, if any, examples of this in Normandy Shores,
the conditions are pervasive on the southern portion of the island.
The City needs to review these conditions, particularly their effect on area drainage and
respond accordingly to maintain a green environment in this area. This response may be
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in the form of limitations on front yard parking, required installation of driveway aprons,
or requirements to maintain a grassy front yard except where there is allowable driveway
areas.
The multi-family areas of Normandy are in need of code compliance and on the eastern
side of the Island in Normandy Isles, conservation of the historic multi-family properties.
Structures in the Normandy Isles National Register District are constructed quite close
together and many of the properties are in need of updating and repair. Much like the
Upper North Shore area and as mentioned in the general statements about historic
properties, the City should work with the owners of the historic properties to promote
their restoration, prevent significant alterations that cause them to lose their historic
character, and prevent their complete demolition.
The City should also seek opporhrnities for residential area public parking in the multi-
family areas if additional parking is found to be warranted due to existing residential
need, or future creep into the residential area from a revitalized Normandy Fountain area.
The Final area of concern in Normandy is the entry area to Normandy from the JFK
Causeway. Particularly of note are the commercial properties on the western end where
7l't Street and Normandy Drive converge.
Three of the more uninviting properties in Normandy are visible almost immediately
upon arrival. The Intemational Inn, the convenience store at 7l"t Street and Bay Drive,
the multi-family residential property at southeast intersection of 7l't Street and Biarritz
Drive.
The Intemational Inn itself is not unsightly. The structure is unique and the exterior of
the property is in decent shape. The problem with this site is the vacant portion of the lot
against the edge of the bridge. The lot is not landscaped or maintained appropriately.
The City should encourage the property owner to use this portion of land for landscaping,
a properly design and landscaped parking lot, or if appropriate, to construct additional
rental rooms. The potential for additional rooms may be an excellent way to encourage
the owners to utilize this space. The obstacles to this however, appear to be a lack of
development capacity on the lot. Land sloping up to the bridge edge and an expansion or
re-configuration of the existing parking lot that would shift spaces to this side and allow
for additional landscaping along the property's frontage on Bay Drive.
The convenience store location is a detriment to the area as the building itself has little
architectural appeal, it is a very low profile and minimally sized building on a sizeable
lot, and the lot is almost completely paved with little room for landscaping. Additionally,
the paved area needs to be resealed and striped, and what little landscaping exists on the
property is of poor quality. This property has potential to be much more efficiently
utilized and a much more attractive "front porch" property for North Beach. The City
should initiate discussions with the property owner to ascertain their interest in
redeveloping the site. If desire by the owner, the City could assist in some manner to
upgrade the site or construct a more appropriate building on the site through the use of
various development inducements or assistance in finding an investor or buyer for the
site.
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The multi-family property located at 7l't and Biarritz Drive is a former motel site that
includes buildings designed for motel use, and al area that clearly housed a pool at one
time. Past widening of 7l't Street has led to conditions where a sizeable area of parking
alongside of one of the buildings includes no landscaping and a lengthy driveway apron
onto 71't Street. Due to the current design, vehicles parked along this stretch of the
property back out directly onto 7l't Street. This is a very unsafe condition.
This site is poorly designed for use as multifamily, rental facility. The best option for this
site is to remove the existing structures and redevelop the site in its entirety into a modern
residential facility. The City could assist in this through various development
inducements. Additionally, since the lot is has a land use and zorirrg designation of RM-
1, low intensity residential, which may not allow for an economically feasibility
redevelopment, the site may be an appropriate one to include as a receiving area in a
future TDR program or in any future effort to do a straight FAR increase in North Beach.
Any such effort to increase development potential of this site should be clearly thought
out and designed to have maximum compatibility with neighboring residential properties.
Lr additional to these three properties, the commercial land between 71't Street and
Normandy Drive just east of the bridge is also of some concern. While Walgreens has
recently constructed an architecturally appealing building with rooftop parking, the
remaining commercial properties are severely lacking in aesthetic appeal. Due to their
location, this strip of commercial east of the Walgreens along 7l't Street is relegated to
neighborhood businesses or businesses that do not require visibility. The storefronts on
these buildings have been redesigned so that most of them are walls and not windows.
This has led to a strip of stores that look more industrial in character than retail. The City
should seek to provide fagade assistance to these property owners to restore the
storefronts. Additionally the Atlantic Broadband facility found in this area is not only an
industrial looking facility, it is much more of more of an industrial-style use that is not
compatible with the surrounding uses. Every effort should be made to find a more
appropriate location for this facility and redevelop this site into another allowable
business or residential use that is more compatible with the surrounding uses.
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SECTION IX
Revitalization
Inducements
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REVTTALIZATION INDUCEMENTS
A. Overview
The City desires to find ways to attract desired development as well as desired business
tlpes to expand offerings to residents, attract tourists and bring greater employment
potential to the North Beach area. Additionally, the City is seeking to enhance aesthetic
conditions within North Beach both on public property and on private property. The
previous analysis of desired activity on private property includes a number of activities
that the City cannot undertake because to do so would infringe on the rights of private
property owners. While the City cannot make these recommended changes happen, it is
appropriate for the City to encourage and promote these desired activities through
financially prudent inducements as the completion of these activities will promote overall
revitalization of North Beach including an enhanced livability, more vibrant business
environment, and enhancement of the City's tax revenues.
Various tlpes of inducements can reduce an owner's, investor's and/or lender's risk or
cost in undertaking various projects and activities. As the private capital market utilizes
measurements of the existing marketplace as well as performance of existing projects in
their determination of whether to finance a new project, it is often challenging for the
owners or developers of potential projects to obtain financing due to the overall costs.
Thus, the provision of inducements that reduce cost and/or risk makes it more likely that
private market will participate in desired projects increasing the chance that the project
will have a sufficient return on investment to justifo its undertaking.
If inducements are considered for any recommended private redevelopment project, the
project should be reviewed by the City in terms of the value of the project to the area.
This review should include all benefits such as increase in tax base, number of jobs
created, levels of pay ofjobs created, potential spin-off effects and other governmental
revenues generated by the project. The review should also include the need to provide
additional incentives beyond what may already be available and whether these incentives
should be in a monetary form or some other form.
This discussion is not intended to be an exhaustive list of inducements that can be
utilized. The purpose of these inducements is to lower the cost to the developer/property
owner/business owner so the city-desired project is more financially feasible. The City
should be creative and determine where it may be able to lower the costs in a desirable
project to make sure the project can be built. Any cost to the developer that can be
mitigated, delayed or covered by the City could be the difference between a project
moving forward or the owner/developer walking away. It is important to be responsible
in the offering of City funds to private projects however. Care should be taken to offer
the most cost-effective methods which serve as an investment with a clear retum in
activity and additional future revenue to the City.
There are several means by which the City of Miami Beach can offer inducements to
private projects to encourage the development of desired projects or location of desired
businesses qrpes to North Beach. All of these methods should be considered with various
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private redevelopment/revitalization projects or business locations within the area. These
inducements may include (but not be limited to):
B. Development Inducements
Direct Cash
Through this method, the City would offer a direct monetary amount to a business or
developer to be paid at one time or over a period of time. The payment is not necessarily
associated with any aspect of the construction or a business, but is merely a payment for
building or locating in the City. This tlpe of incentive is not advisable as risk levels are
high. The City is not actually purchasing anything or taking ownership of anything
through this type of incentive. A retum might still happen with new construction due to
the payment of property taxes, but there would be no return if granted to a business that
does not ultimately open or stay open within the district.
This tlpe of inducement reduces the cost of a project for the developer or business thus
making it more likely they will build and/or locate where desired.
Loan Guarantees
The City could guarantee a portion of loans or all or a portion of the interest on loans by
developers or businesses from banking and other financial institutions. A guarantee by
the City to pay a portion of a loan or its interest would reduce the risk to the lender and
thus bring down the interest rate or other fees/costs associated with the loan.
Loan guarantees could be used as an inducement to attract developers to desired projects
or to assist desired business types to locate within the City.
Land Assemblv
Several of the projects illustrated in this document may not be viable without sufficient
land. Often parcel assembly makes a desired project viable. If the City desires to
promote the future use of the study areas as illustrated, it can begin to purchase land
appropriate for the assembly with the intent of selling it to a developer at alater time. In
some cases, assembled land may have a lower market valuation than the sum of the
purchasing of all of the individual parcels. This might require a write-down of the total
parcel cost, which may be undesirable or politically unpalatable.
Land can also be assembled through a City negotiation of price with a City obtained and
transferrable options to purchase. An option to purchase is just that; an agreement that
the City can purchase the property at a fixed amount at a later date. The transferrable
nature of these means the City could assign their option to another party at any time
without jeopardizingthe deal. This would allow the City to have the purchase committed
at a set price, but not have to actually come up with the funds to purchase the property.
The private party to which the options are transferred would be responsible for the actual
purchase. This can be a risky method as payment is usually made to the property owner
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for the exclusive right to purchase the property and the options would expire. This type
of program is not a necessity in Miami Beach at this time. Property assembly is often an
expected part of doing business in the City and thus there is little need for the City to
contemplate such a project unless absolutely necessary.
Land Assembly Coordination (Self Assemblv)
The City may also coordinate the efforts of one or more land owners in assembling
parcels or geffing the parcels developed by a third party in a manner consistent with the
suggested development. This is done by getting one or more land owners to agree to a
sales price or other terms and then the City releasing a Developer Request for Proposals
(RFP). This RFP would seek developers that would be willing to develop a project as
envisioned and would be willing to pay the agreed upon price for the land and other
conditions (i.e., a restaurant owning the large parcel it occupies might put a price on the
land and require that they have a 50 year lease for 8,000 square foot ofrestaurant space in
the new project). The City would take on the expense of the legal work necessary and the
search for a developer.
This is a method by which business owners can sell their land but still remain on the
property. Additionally, they can downsize or upsize the space they currently have and
put their own conditions on other uses. It also allows the potential for single-use
properties to be rebuilt with multiple users that would attract more potential customers.
The City only has costs of performing the legal work, advertising and staff time. The
land assembly process can be time consuming but such a process could be a vital
inducement to completing a project. The City could choose to add any other inducement
into the project, but taking on the assembly process may prove to be all that is neaessary.
Such a program of desired assembly could be beneficial for a project like the
redevelopment of the Byron Carlyle Theater. The City could work with adjacent
property owners to the south to participate in a future RFP for the site. The additional
property could produce a more viable project with more space for parking.
Fundins/Undertaking of Roadwav or Other Infrastructure Improvements
The City could undertake improvements to infrastructure such as roadways,water, sewer,
or stormwater projects and work with its Utility Fund or other impact fee fund to create a
pool of credits based on value of the improvements or increased capacity to the
infrastructure system. These credits could then be transferred at no or reduced cost to
developers or businesses to offset impact fees or other requirements related to those
infrastructure systems. This could be utilized in areas where improvements to utility
lines, transportation infrastructure, or public parking may be required and ultimately
retumed to public ownership, will be part of the project (i.e. the potential transfer of
parking spaces for public use in a privately constructed parking garage).
The granting ofreduced-cost or no cost credits reduces up-front costs to the developer or
business while insuring infrastructure maintains capacity to serve existing and new users.
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The City could put restrictions or conditions upon projects or businesses that are offered
credits through this program. The credits could be offered for specific types of
development or specific types of users.
Pavment of Impact. Permit. or Plan Review Fees
Payment of these tlpes of fees are usually done by reimbursement of fees paid and is a
method to measure a potential grant to write down costs. The payment of impact or
service fees can be advantageous when trying to attract certain users that have a high
impact on infrastructure. This is particularly the case with restaurants as they have high
water-sewer impacts and connection charges and fees for these utilities can be a
significant up-front cost for these users.
The payment of these costs reduces up-front cost to the developer or business owners
allowing for greater working capital when first occupying a new development or working
capital for a business. The City can induce specific users through this type of inducement
potentially making them available to certain business types or for specific development
programs. Conditions and restrictions can be placed upon any development or business
as a condition of any agreement to pay.
Zoning Bonuses
The City could devise zoning incentives or create overlays or zoning districts specific to
North Beach or some portion thereof, to promote desired development/redevelopment in
targeted areas. This zoning or overly would allow regulatory relief (setback reductions,
unit size reductions, parking reductions) or other benefits through the code if City-desired
elements, such as public spaces, or certain other design features or business users are
included in the project.
The City is assured of getting specific elements for public use, enhanced appearances, or
that would vary that it desires while also allowing for projects that would have a greater
taxable value due to the enhanced use of the land. Resffictions and conditions over and
above what the zoting bonus program requires can be made a part of development
approvals.
One clear program that would be included in this category would be a transfer of
development rights (TDR) program as is currently under review by the City. A program
could be devised that would allow increased FAR in areas where it is desired and
appropriate, for additional development density to take place. This would be most
beneficial in the Town Center/7l't Street area, but could be expanded for other areas
deemed appropriately. There is a need for more commercial space in the Town Center
area then current development potential may allow or which current potential may
provide sufficient economic incentive to construct. In this case the program could be
designed for owners of contributing historic structures to sell their excess development
rights to developer/owners in one of the areas where additional development is
appropriate. Regulations could be developed that require the seller of these development
rights to invest the sale proceeds into rehabilitation of the historic property. Through this
progrnm, the owner and future owners of an historic property would no longer be able to
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increase the size of their building (thus reducing the potential to demolish an historic
structure to build alarger building or significantly alter the existing building so that it is
no longer considered contributing) while simultaneously providing an income stream to
fund rehabilitation of the existing building.
C.Staff Development and Marketing Assistance
Citv Development Liaison
One of the few inducement items to have the highest cost-benefit ratio for the City and
still have significant benefit to business owners, property owners and developers in the
district is the provision of a staff person from the City acting as the liaison or "point"
person for projects. This individual, who should have knowledge of the development
process, would be responsible for coordinating permit reviews and approvals from the
local govemments. The liaison would insure that such reviews or permits were moving as
quickly as possible through the approval process and would communicate informational
needs to the developer/business and their representatives. This process can save an
property owner, business owner, or developer tens of thousands of dollars at very
minimal expense to the City. This type of program has a greater effect on the bottom line
than most any cash inducement and can be done with existing city staff.
Businesses, property owners and developers benefit by having a single point for
questions and understanding of past interpretations of codes and other regulations.
Projects move through the review process smoother and much quicker with this system.
This can significantly reduce review times and save the petitioner tens of thousands of
dollars in lost productivity and/or carrying costs.
The City sees projects happen quicker with decreased tension between project owner and
government staff. This promotes the City as a location to get a project done quickly and
with minimal unanticipated obstacles. This service is an excellent public relations tool
when it works correctly and as anticipated.
Marketinq Assistance
City staff can also be instrumental in assisting a property owner in signing tenants. This
can be done through a united front with the property owner when pitching to a
prospective tenant. If the City can offer development liaison services in North Beach and
be available for any questions a prospective tenant might have; this can often be the
difference between a tenant deciding to locate in North Beach rather than elsewhere.
With these tlpes of services, it is important insure the City can deliver what is promised;
otherwise it can get a poor reputation for service that will actually hinder the attraction of
new tenants rather than assist in the effort.
D. Aestheiclmprovementlnducements
Propertv Improvement Grants
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Programs to assist existing businesses or residential property owners in upgrading the
appearance of their property is a staple program of revitalization programs across the
country. This type of program is also one of the few available to existing businesses/
property owners. ln most instances, there are standards set for the level of improvements
such as to meet updated or improved codes or to meet specific guidelines. This may
include items such as increased landscaping, or fagade improvements that come as close
as possible to current design standards. Property and business owners get enhanced
appearances with their properties becoming more marketable due to a cleaner more
desirable "curb appeal".
The City gets enhanced appearances and pressure on other property owners to upgrade.
Value increase slowly over time though it is difficult to measure the dollar impact of such
programs. The City can also utilize such a program in North Beach to facilitate the
upgrading of existing properties to meet desired standards they would not otherwise be
required to meet.
Communitv Development Block Grant (CDBG) and State Housing Initiatives
Partnership (SHIP) Prosrams.
These programs can be utilized to assist low and moderate income homeowners to
rehabilitate their homes. Grants for home repair can be made to either single-family
home owners or condominium owners. Repairs must be made to meet Federal housing
standards, comply with local building codes and local zoning code requirements.
Landscape Desiqn and Planting Assistance Prosram
A program can be designed to utilize the services of Landscape Architecture students
from Florida Intemational University (FIU), or another local institution, to help property
owners design a landscaping program for their property that would utilize plant species
that would have the best chance of survival on the barrier island and within the space
available on the property, while providing maximum aesthetic properties with minimum
maintenance needs.
This program could bring these services as a class laboratory assignment or under a low-
cost services agreement between the City and the school. Services can be provided a no
or low cost to the property owner as an inducement to their participation.
The City can also prepare an RFP or other negotiation for a local nursery or landscape
provider/installer to provide landscape materials and installation at a fixed rate that would
be beneficial to the property owner. Material cost lists can be bid or negotiated based on
a pre-determined palate of plants and materials all designs will utilize.
E. Business Attraction and Expansion Inducements
Certain census tracts in the North Beach Area (most of the commercial districts) are part
of a Miami Dade County administered Enterprise Zone. Businesses that create new jobs
within this area are eligible for certain tax credits and refunds. This includes a refund of
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taxes paid on certain building materials, machinery purchases, and tax credits for a
portion of payroll of new hires. Additional percentage increases in these incentives are
granted for hiring persons who live in an Enterprise Zone (be it in North Beach or
elsewhere in the County or State).
The City also administers an Environmental Enterprise Zone or EcoZone within the
boundaries of the entire City (and thus all of North Beach). This EcoZone extends the
same benefits as an Enterprise Zone to environmentally friendly businesses that expand
or locate to the area creating new jobs. To meet EcoZone eligibility, a business must
meet one of the following environmental standards: LEED certified projects, a business
which achieve an Energy Star Rating of at least 50; Green Lodging Establishments as
designated by the State of Florida Department of Environmental Protection; or Green
Businesses as verified through the Miami-Dade Green Business Certification Program.
The State's Qualified Targeted Industry Tax Refund program allows for the refunding of
certain state-collected taxes for businesses that provide high-wage jobs in certain
industries. Tax refunds are based on the number ofjobs created and the salary of the jobs
over the average wage of the area. Potential incentives for job creation can also double in
North Beach due the existence of the Enterprise Zone. It is important to note that the
City would be required to contribute 20o/o of the cost of these incentives. While this
incentive would be available in rare instances, it certainly could assist the City in
attracting an anchor office user.
F. Awarding Inducements
Protecting the public's interest and the City's investment in redevelopment is key to the
success of inducement programs. It is important that the City only (except in
exceptionally unique and rare instances) provide financial incentives, other than staff
time or improvements that are owned by the public or subject to an easement to the
public or other perpetual public use, after the granting of a certificate of occupancy for a
building (i.e. parking or a public plaza). Further, inducement payments should only be
paid after value is added to a property and the City begins to realize increased property
tax collections due to the development. These provisions insure that the City will not pay
for anything that does not add value to the community and that there is no additional cost,
either direct (payment for improvements) or indirect (inability to undertake another
project as funds were allocated to the incentive) prior to the revenue being collected by
the City.
There are few exceptions to this potential policy. Parking structures and other publicly
owned projects are an exception, as value has been added that will presumably be utilized
by the public even if the private development project is never completed or fails to attract
users. Another exception would be the granting of the fagade, landscaping or other small
property improvement grants. These improvements are made to private property owners
for improvements to their private property. They are done to enhance area values and
encourage other owners to upgrade at their own expense. These grants should be paid on
a reimbursement basis though with payment made only after the completion of the
tx-8 North Beach Revitalization Plan
189
lX. Revitalization lnducements
project and submiffal of proof of payment of associated costs (contractors, materials,
permits, etc.) by the property owner.
The best inducement programs for North Beach would be those that are clear in what is
required of the applicant and what the City is willing to offer to businesses, developers or
property owners. Guidelines with clear goals for the programs and clear requirements on
eligibility should be adopted and utilized. Review standards should be defined and
reviews completed by persons with full knowledge of North Beach programs and intent.
The City should work to be flexible in the manner in which it provides inducements
(whether they be in the form of impact fee payment, transfer of credits or property, etc.)
but should have a standard as to the value of the inducements they are willing to provide
(i.e. up to 50%o ofthe anticipated enhanced property tax generated each year due to the
project for a set period of years). For example, the dollar amount the City is willing to
provide should be defined on a scoring basis (like a zoning bonus program) where if the
applicant provides X, they are granted up to Y% of the increase in property tax revenues
created or a clear set of financial standards that must be met in order for the City to fund
a"gap" in the project financing.
Any inducement offered should have an agreement for performance. Any and all
conditions for the reimbursement of funds or granting of credits should be clearly
delineated with timelines for specific achievements. Penalties for non-compliance should
be clearly stated and adhered to. All agreements should be written so that they can be
filed as liens against projects to insure that they are constructed or operated in a manner
outlined in the agreement. This protects the City from abuse of its inducements and
insures proper use of public funds. All transfer of funds should be on a reimbursement
basis, happening only upon the collection of increased property taxes by the City after the
first year in which the improvements to property are on the tax rolls (except in the
instance of property improvement gtants which should be paid on a reimbursement basis
after the presentation of fully paid bills for the work completed).
F. Inducement Program Summary
There are a number of different methods for the City to provide inducements to get the
desired development and business users. These methods include land assembly, lease of
city-owned land, credits for infrastructure improvements made by the City,
reimbursement for development fees, cost of public amenities on private property and
assistance with the permitting and project review process. Most inducements should be
granted on a reimbursement basis so no funds are expended by the City until they are
collected in enhanced property tax revenues first. No matter the form of the inducement,
it is important for the City to have clear program guidelines as to what is expected in the
projects and what the City is willing to expend for inducements. Any recipient of
inducements should sign an agreement with the City that can be filed as a lien against the
property to insure that all conditions are met or funds will not be granted.
lx-9 North Beach Revitalization Plan
190
SE,CTION X
Fundin g Revitali zatio n
X - 1 North Beach Revitalization Plan
191
X. Funding Revitalization
FUNDING REVITALIZATION
There are a number of mechanisms available to fund the revitalization of North Beach
outside of the City's General Fund or Quality of Life Funds. The below cited funding
methods should be explored and considered by the City to assist in funding projects in in
the North Beach area.
Communitv Redevelopment Agencv - Tax Increment
A North Beach Redevelopment Area could be created as part of the City's existing
Redevelopment Agency (RDA). Miami-Dade County would have to approve the
expansion of the RDA into North Beach. It may be a diffrcult endeavor to get the County
to approve an RDA expansion given the County's current budget situation. The City
could always seek approval for the expansion with a tax increment contribution only
from the City without requirement that the County contribute at the inception. Such a
scheme would probably be approved and would provide a source of dedicated funding to
borrow against.
Home Rule Tax Increment District
Under this method a non-CRA Tax lncrement District is created. Such a program has
been deemed valid by the State Supreme Court in the Strand v. Escambia County case as
a source of revenue that could be bonded. The municipal structure in Miami-Dade
County is unique and thus it would require County approval and would face the same
uphill effort as expanding the CRA, however, no special blight finding would need to be
created.
Special Assessment District - Section 170.01(1). Fla. Stat.
Such a district could be created for capital improvements. It would allow the City to
make improvements and levy assessment against benefited property owners to pay for the
improvements. This could be beneficial for roadway, streetscape, and other infrastructure
improvements outlined in the Public Improvements section.
Special Assessment District Section 170.01(3). Fla. Stat. (Business Improvement
District)
Florida Statutes allows any municipality, subject to the approval of a majority of the
affected property owners to create what is generally referred to as a Business
Improvement District. Such a district the City would be allowed to levy and collect
special assessments against property benefited within a defined area for the purpose of
stabilizing and improving:
(a) Retail business districts,
(b) Wholesale business districts, or
x-2 North Beach Revitalization Plan
192
X. Funding Revitalization
(c) Nationally recognized historic dishicts,
or any combination of such districts, through promotion, management, marketing, and
other similar services in such districts of the municipality. Between the commercial areas
and the two National Register Historic Districts, a large area of North Beach could be
included in a business improvement district(s).
Local Government Neighborhood Improvement District 163.506. Fla. Stat.
The City, after certain steps are taken, may create local government neighborhood
improvement districts to assist in various revitalization activities. Such districts are
authorized to:
a) levy an ad valorem tax on real and personal property of up to 2 mills annually.
b) use special assessments to support planning and implementation of district
improvements pursuant to the provisions of s. 163.514(16), including community
policing innovations.
(c) Designate the local governing body as the board of directors of the district.
The City can then authorize the board of any neighborhood improvement district to be
empowered to:
(1) Enter into contracts and agreements and sue and be sued as a body corporate.
(2) Have and use a corporate seal.
(3) Acquire, own, convey, or otherwise dispose of, lease as lessor or lessee, construct,
maintain, improve, enlarge, raze, relocate, operate, and manage property and facilities of
whatever tlpe to which it holds title and grant and acquire licenses, easements, and
options with respect thereto.
(4) Accept grants and donations of any tlpe of property, labor, or other thing of value
from any public or private source.
(5) Have exclusive control of funds legally available to it, subject to limitations
imposed by law or by any agreement validly entered into by it.
(6) Cooperate and contract with other governmental agencies or other public bodies.
(7) Contract for services of planning consultants, experts on crime prevention through
community policing innovations, environmental design, environmental security, or
defensible space, or other experts in areas pertaining to the operations of the board of
directors or the district.
(8) Contract with the county or municipal govemment for planning assistance, and for
increased levels of law enforcement protection and security, including additional
personnel.
(9) Promote and advertise the commercial advantages of the district so as to attract new
businesses and encourage the expansion ofexisting businesses.
(10) Promote and advertise the district to the public and engage in cooperative
advertising programs with businesses located in the district.
(l l) Improve street lighting, parks, streets, drainage, utilities, swales, and open areas,
and provide safe access to mass transportation facilities in the district.
x-3 North Beach Revitalization Plan
193
X. Funding Revitalization
(12) Undertake innovative approaches to securing neighborhoods from crime, such as
crime prevention through community policing innovations, environmental design,
environmental security, and defensible space.
(13) Pivatize, close, vacate, plan, or replan streets, roads, sidewalks, and alleys, subject
to the concurrence of the local governing body and, if required, the state Department of
Transportation.
(14) Prepare, adopt, implement, and modifr a safe neighborhood improvement plan for
the district.
(15) Identify areas with blighted influences, including, but not limited to, areas where
unlawful urban dumping or graffiti are prevalent, and develop programs for eradication
thereof.
(16)(a) Subject to referendum approval, make and collect special assessments pursuant
to ss. 197.3632 and 197.3635 to pay for improvements to the district and for reasonable
expenses of operating the district, including the payment of expenses included in the
district's budget, subject to an affirmative vote by a majority of the registered voters
residing in the district. Such assessments shall not exceed $500 for each individual parcel
of land per year. Notwithstanding the provisions of s. 101.6102, the referendum to
approve the special assessment shall be by mail ballot.
This gpe of district could be quite beneficial to funding the tlpes of activities
contemplated by the recommendations of this document. The raising of a millage may be
politically unpopular however. Particularly since this district can be created and may
levy the millage without a vote of the affected property owners.
Snecial Neiehborhood Improvement District 163.511. Fla. Stat. - Substantially
similar to Local Government Neighborhood Improvement District except its governing
board can be three (3) persons appointed by the creating local govemment and creation
required referendum.
Municinal Services Taxine Unit (MST[I) - A taxing district authorized by State
Constitution Article VII and Florida Statute 125.01,. The MSTU is a legal and financial
mechanism for providing specific services and/or improvements to a defined
geographical area. An MSTU may levy ad valorem taxes to provide funds for the
improvements. May require County approval.
Municipal Services Benefit Unit (MSBU) - A special assessment district authorized by
Florida Statutes 125.U to provide for improvements and/or services to a specifically
defined area of the county and financed by a special assessment on only those properties
receiving benefits of those improvements or services. May require County approval.
GRANT PROGRAMS
There are a few long standing grant programs that could assist the City in funding some
of the recommended North Beach improvements. These programs include:
Florida Department of Transportation Highway Beautification Grants
x-4 North Beach Revitalization Plan
194
X. Funding Revitalization
Grants from this program can be utilized to beautify State roadways. As Collins Avenue,
71't Street, Normandy Drive, and portions of lndian Creek Drive and Harding Avenue are
part of the State highway system, improvements to these roadways would be eligible.
The caveat however is that funds may only be used for landscape, irrigation and other
similar "softscape" materials. They may not be used to construct/reconstruct sidewalks,
place benches, trash receptacles, lighting, pavers, or other such "hardscape" materials. [r
addition, improvements made by the City under such a grant would transfer the
maintenance responsibility for these area (not of the roadway or sidewalks themselves) to
the City.
Transportation Enhancement Funding
Funding for transportation enhancements is available by authorization of any
comprehensive transportation funding act in place at the time. Authorized Federal
funding is then made available to local juridictions through the Florida Departrnent of
Transportation and may be used for streetscape, landscaping, other amenities along State
Roadways. Funding is subject to ranking and other criteria by the local Metropolitan
Planning Organization.
U.S. Economic Development Administration (EDA)
Limited grant programs to assist localities in economically distressed area of which
several census tracts in North Beach may qualify. Various programs are available to fund
economic development related planning efforts as well as programs/projects as
infrastructure improvements, and business incubators.
Any projects the City may wish to fund in North Beach should be contained in the local
Comprehensive Economic Development Strategy (CEDS) document. This would require
amending the local CEDS to include desired projects. The South Florida Regional
Planning Council is the local entity that creates and maintains the South Florida CEDS
document and would need to approve of any amendment or inclusion of projects in North
Beach.
Communitv Develonment Block Grants
This is a Federal grant program from which the City of Miami Beach is entitled to an
annual allocation of funds. Funds from this block grant program must be used to meet
one ofthree national objectives:
1) Elimination of Slum and Blight
2) Assist Low to Moderate Income Persons
3) To meet Urgent Need
Such funds have been used to undertake a fagade improvement program in North Beach.
Funds from this program, subject to a need identified in the City's Federally mandated
Consolidated Plan and Annual Action Plan, can be utilized for such programs as:
x-5 North Beach Revitalization Plan
195
X. Funding Revitalization
Providing incentives for certain job creation
Creation of affordable housing
Infrastructure improvements
Rehabilitation of housing occupied by low to moderate income persons
Provision of various social services to persons of low to moderate income
Others Grant Opportunities
Other gant opportunities may be available for various projects and programs
recommended in this report. The City should monitor known funding sotuces and seek
funding announcements for new or unknown grant programs to assist in providing
funding for projects and activities that would conform to the goals and intent of the North
Beach revitalization efforts.
X - 6 North Beach Revitalization Plan
196
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