R7G-Request Final Negotiations Town Center-West Lots - Master Plan For N Bch Dim.* *"*I-r-ftmreffi
tffiffi
* : .-.-.-:..fj ji-.:.,:.: ::...
] r":,:' ; tl. i- ;., ,.* -
OFFICE OF THE MAYOR AND COMMISSION MEMORANDUM
TO: Jimmy L. Moroles, City Monoger
FROM: Joy V. W. Molokoff, Commissioner
DATE: luly 22, 2015
SUBIECT: Request for Finol Negoiiotions ond Approvol of Tier I Finol Controct
odding Economic Anolysis ond Recommendotions for Town Center ond
West Lots with Dover, Kohl ond Portners for Moster Plon for North Beoch
District
Pleose ploce the obove item on the July 31 , 2015 City Commission Awords ond
Presentotions Agendo.
lf you hove ony questions, pleose contoct me ot extension 6622.
JVWM
We ore commiffed to providing excellent public service ond sofenT rc oll who live, work, and ploy in our vibranf , t,.r,r",, n,tt{;,;"{f,;rt1em
fr,-l koate ?-jl_tf369
Dovrn, K*HL {g FgnrNERs
town planning
June 18, 2015
Alex Denis, Director
Department of Procurement
1700 Convention Center Drive
Miami Beach, FL 33139
RE: tr.FQ2{il5-086-yG MASTER I'IANNEII OF THE NORTH I}EACH DISTIITC'r
Dear Members of the Evaluation Committee:
Thank you for the opportunity to amend our initial cost proposal. This new proposal better utilizes existing plans and plans that
are under way and avoids duplication of work. Thank you for your input.
The enclosed proposal outlines the overall strategy for the development of the Master Plan vision in three phases, followed by a
Project Timeline, three separate fee proposals and a fee comparison sheet. You may contact me or Hernan Guerrero, Project
Director, at 305-666-0446, if you have any questions.
Thank you for the opportunity; we look forward to working with you.
n. Konl & P,tnr:re nsIL...,n r \_(ins, AJC,ffC\U-A
,al & Seniffirbjed Director
doverkohl.com
Dover, I(ohl & Partners ' fune
RFQ 2015-086-YG . Master
lB,20l5 . DRAFT Scope and Budget
Planner of the North Beach District
370
PROIE,CT PROPOSAL
The follor,ving proposal outlines our recommended approach for creating the North Miami Beach Master Plan.
How this Proposal is Structured
The enclosed proposal outlines the overall strategy for the development of the Master Plan vision in three
phases, followed by a Project Timeline, three Fee Proposals and a Tier Comparison sheet. Please refer to the
fee proposal and fee comparison sheets for reference as to the level of analysis and deliverables included in
each tier.
PFIASE l: Review, Inventory & Assessment of Existing Conditions: As part of Phase I, Dover-I(ohl will
coordinate with City of Miami Beach staff to establish a steering committee made up of key individuals that
will help guide the development of the master plan. This will include the review of all relevant information
including previous plans and studies and background information on the North Beach District supplied by
the City, as well as the inventory and analysis of urban design,land use, building conditions, building heights,
building locations, density and/or intensity of development, the condition of the built environment, and
transportation issues that affect the Master Plan area.
PI{ASE 2: Create the Master Plan Area Vision: This phase will involve the creation of the future vision for
the Master PIan Area in accordance with public input and stakeholder involvement during an intensive, week-
long planning Charrette held on-site in North Beach at a Iocation to be determined with City Staff.
PHASE 3: Final Master Plan and Recommendations: This phase includes recommendations, revisions and
completion of the Master PIan Document, and public presentations of the final Plan.
Dover, I(ohl & Partners . lune
RFQ 2015-086-YG . Master
lB, 2015 . DRAFT Scope and Budget
Planner of the North Beach District
371
PHASE I: Rrvrpw, INvpNroRv &AssrssuENr oF ExsrrNc CoNorrroNs I Morurrrs .l-5
Phase I rvill include the review of all relevant information including previous plans and studies and
baclground information on the North Beach District supplied by the City, as well as the inventory and
analysis of urban design, land use, building conditions, density and/or intensity of development, historic
preservation, transportation and sea level rise issues that affect the Master Plan area. It will include meetings
with the City staff, the public, stakeholder interviews, meetings with steering committee and on-site analysis
by Dover-I(ohl team members.
ilitliiF iiii
Dru-.ii.E
Preliminary Conference Call
At the start of the project, a Principal and Project Director from
Dover-I(ohl r,vill schedule a conference call or meeting with City
staff to review base information needs, identify stakeholders, and
strategize on the public participation process.
Review of Existing Plans & Studies
The team will become familiar with the details of previous plans,
studies, and regulating documents related to the master plan area and
Y= surrounding parts of North Beach including baclground information
==:i: on the district supplied by the City, and other studies including the
= Intensity Increase Study, the Coastal Communities Tiansportation
Master Plan, the North Beach Town Center, and others. These plans
current applicability to the master plan study area and how they will affect
,\lNN\\il.::i-\i:ir:r::r::::t:.:: :=,;::,=. :1;1;;;;;;;;;;;;:=N\:gnF=ttEi
p rocess adverti se me ritS-
3. Pioiect information fcii
$i+=
*,cb*]ta
S - t'.m-di**ateri i
and studies lvill be assessed to their
future outcomes in the area.
Documentation of Neighborhood Character
The team rvill survey the study area, coordinate with City staff and the public to identi$z buildings, stylistic
elements and locations symbolic of the study area. This survey will be included as part of the Site Visit Report and
can inform the development of specific design guidelines or suggestions that can be include in the final Master Plan.
Analysis Maps
The team r,vill utilize ArcMap GIS or similar base data mapping service, aerial and ground level photography,
land use surveys, and expertise provided by the City to acquire the necessary information to create a series
of Analysis Maps for the plan study area. Information to be mapped may include existing land uses, open
space, zoning, planned land uses, utility easements, property boundaries, olr,rrership, topography, natural
resources, environmental conditions including floodplains, cultural and historic resources, existing vacant or
underutilized buildings, building height as well as buildings available for adaptive reuse, and a transportation
system map. Maps will be field verified during an initial site visit.
Utilizing this information Dover-I6hl will produce base maps of the planning area to be used throughout the
Charrette in Phase 2 bv the desi.qn team and members of the public.
Public Outreach
Dover-I(ohl and City staff will strategize on the best mechanisms for outreach to individuals and groups. A
strategy for soliciting community input, and establishing on-going public outreach throughout the process
will be addressed. Dover-I(ohl will assist in the design of flyers, posters, banners, postcards, mailers, and press
releases to be distributed to the media, neighborhood associations, business associations, and community
organizations (among others).
Throughout the planning process Dover-I(ohl will provide information for the City of Miami Beach's website
and updates can be posted on a proiect Facebook page to keep the community informed of public meetings and
help them follor,v the planning process. Information to be provided will include project updates, photographs,
maps, renderings, images, and other submitted deliverables.
Dover, I(ohl & Partners . )une
RFQ 2015-086-YG . Master
IB,20l5 . DRAFT Scope and Budget
Planner of the North Beach District
372
Initial Site Visit
I(ey members of the Dover-I(ohl team will conduct a 2 to 3 day site visit in North Beach. The team rvill work
closely with City staff and r,vill conduct initial intervier,vs with key stakeholders. Descriptions of tasks that can
be completed during the site visit are as follows:
Project Initiation Meeting
The Dover-I(ohl team will meet with City staff to refine the goals and objectives of the planning process.
Together we will review the existing characteristics of the Master Plan Area including information compiled
to create analysis maps. I(ey elements and recommendations from existing plans and reports that affect
the study area will be discussed as to their relevance with the future potential for the Master Plan Area.
From these discussions key issues, opportunities, and constraints for the Master Plan Area will be outlined.
Initial planning principles and objectives for the area will be developed. These planning principles will later
be explored and tested against the publics' desires during Phase 2 of the planning process.
Stakeholder Meetings, Interviews & Meetings with Staff
The team will hold additional meetings during the site visit with key stakeholders including property owners,
community groups, and other local stakeholders to discuss their goals and obiectives for the Master Plan.
Area Tbur
Dover-I(ohl will tour and examine the existing urban form and analyze the network of streets, blocks
and lots, building types, and building patterns with City staff. The analysis will include a review of the
existing land use, density, transportation issues, existing streetscape characteristics, urban design elements,
and development issues affecting the study area. The team will assess, measure, and document existing
building types, building placement relative to the street, building massing, scale, height, primary facade
transparency, density and intensity of land use including vertical and horizontal mixing, sidelvalks,
plantings, lighting, signage, spacial enclosure, and level of street life activity
IGck-Of Pres s Conference (Optio nal )
Dover-I(ohl rvill be available to participate in a press conference along with the City to inform the
community of the upcoming public planning process.
PUASE, 2: Cor-E rHE MasrEn PraN Anse VrsroN I MoNru 6
The centerpiece of Phase 2 will be the creation of the future vision for the Master Plan Area in accordance
with public input and stakeholder involvement during an intensive, roughly week-long planning Charrette held
on-site in North Beach at locations to be determined with City Staff.
During the Charrette, Dover-I(ohl will lead a series of public meetings, design sessions, stakeholder interviews,
and technical meetings to quicldy engage the community and form the frame',vork for the Plan, including
phr.'sicai cJesigr-i fe;.tni e s, ti-.tii:puii.,iiurl, infiiistrLic-LLrrc, liousing, lrisioi'ic pi-csci-\';'ition, slistiiinribiiitr,' antl
resilient redevelopment goals and obiectives along with the community's values and aspirations for the plan
area. The hands-on nature of the Charrette and the opportunity to interact with differing perspectives allows
issues to be quicldy identified and resolved. City staff and officials will be involved throughout the lveek at
various meetings, workshops, and presentations. Updates will be provided to the project website and Facebook
page periodically throughout the charrette.
Dover,
RFQ
I(ohl &partners. fune
20I5-086-YG. Master
lB, 2015 . DRAFT Scope and Budget
Planner of the North Beach District
373
Design the Charrette Format
Dover-I(ohl will work with City Staff to structure the format of the charrette to best meet the needs of the com-
munity Emphasis will be placed on establishing a community vision for the plan area, and creating methods to
make that vision a reality The charrette will include multiple opportunities for people to offer input, including small
group conversations, exit surveys, keypad polling, one word cards, and one-on-one conversations. A preliminary
format for the charrette follows.
Charrette
On mutually agreeable dates, the entire Dover-I(ohl team will be in
North Beach to work on-site with the community for a charrette.
Given the seasonal nature of Miami Beach we recommend hosting
the Charrette after the Columbus Day weekend holiday (October l2)
when most of North Beach's residents are back on the island. Ideally,
all major project meetings will occur after Columbus Day to ensure
the maximum possible public involvement.
The following tasks will be completed during the charrette:
Symposium
On or before the first day of the Charrette, Dover-I(ohl will organize
an event structured in a lecture format with time for questions and
answers. The symposium will allow North Beach stakeholders to hear
national exper[s present best practices on topics such as transporta-
tion, economic development, sustainability and revitalization. This
rvill inspire participants to think about the issues they are interested
within the context of what makes the most sense for the future of
North Beach overall.
IGck-0ff Event & Hands-on Design Session
On the first official day of the charrette, Dover-I(ohl will lead a
Community ICck-off Event to mark the official start of the public
planning piocess. The event will feature a "Food For Thoughi" p.e-
sentation to educate the public on best practices in mixed-use, mixed-
income development, livable transporlation, traditional urban design,
sustainability, community character, and adaptation to sea level rise,
especially how they apply to peer beach communities with a large
tourist industry. In addition, the inventory and analysis of existing
conditions lvill be presented to the public to inform and educate them
on the numerous planning challenges that must be dealt with during
the planning process.
Follorving the IGck-off )resentation, the meeting will transition to
the Hands-on Design Session. Participants will divide into small table groups around the room, oriented
to base maps of the plan area, and a set ground rules and goals for the session will be laid out. Each table
will have a facilitator from the Dover-I(ohl team or City staff to assist participants in a number of design
exercises. During the first part of the table sessions, the community will identify the important issues
associated with the future of the master plan area and discuss them in small groups. Participants will then
continue to work together and draw on base maps to illustrate how they might like to see the area evolve
in the future by describing the uses, open spaces, building design and type, landscaping, street design,
housing options, parking, and services, as well as key transportation concerns.
ii
iii:::l
::l!-:.::
4.
5;
Dover, I(ohl & Partners
RFQ 2015-086-YG .
. fune 18, 2015 . DRAFT Scope and Budget
Master Planner of the North Beach District
374
At the end of the workshop, a spokesperson from each table will report the findings and major points to the
entire assembly. The goal of the Hands-on Design Session is to forge a community consensus and develop
a short- and long-range vision for the future of the study area.
IGypad polling, exit surveys, and one word cards may be incorporated throughout the event to calculate
and present public opinion on selected topics identified during Phase l.
Open Design Studio
Following the Hands-on Design Session, the planning team will set-up an Open Design Studio, preferably
in a storefront location in or near the master plan area for the duration of the Charrette week. The team
will work on-site to integrate the information gathered during the analysis of existing conditions phase and
Initial Site Visit with the input gained during the Hands-on Design Session to create an overall vision for
the area while continuing to gather community input.
I(ey stakeholders, City staff and the community will be encouraged to stop in tlroughout the week as new issues
come to mind and to check on the project's status. The following tasks will be completed in the Open Design Studio:
Tbchnical Meetings
While working on-site, the Dover-I(ohl team will lead technical meetings with government agencies and
local experts to address housing, open space, mobility, historic preservation, sea level rise and other rele-
vant topics. The purpose of these meetings is to review the emerging vision and receive immediate focused
feedback from all stakeholders. Additional meetings with key stakeholders such as property owners, devel-
opers, neighborhood associations, the Chamber of Commerce, the Mayor's Blue Ribbon Panel and local
merchants may be held to ensure their plan obiectives are reflected in the overall plan.
Draft Illustrative Plan
During the Charrette week, the design team will create an illustrative plan illustrating urban design char-
acteristics such as massing, density and land use, transporlation options, open space and recreation, and
economic development opportunities. Scenarios will likely include varying degrees of density, intensity,
and building variety.
While the master plan is being developed issues concerning the growth of the district and development will
be addressed and solutions studied. The assessment of the current built environment begun during Phase
I will test existing regulations as they address the interface between different land uses, the surrounding
neighborhoods, and current built conditions.
Visunlizntions
Visualizing change is a key component of Dover-I(ohl's planning methodology. Illustrations often com-
municate ideas better than words, and are valuable tools to test or confirm plan concepts and gather
meaningful input. Illustrations, ground level and aerial perspective drawings, and diagrams that present
emerging planning concepts r,vill be created in the Open Design Studio to obtain immediate feedback from
Cirr,'staff ancl the cotnr.tLr-ri.tit\: 't'isuiilizations u,'i11 pi:or,ride "change ovci'tinie" scLlLrclrces oi intili proposals,
redevelopment strategies, and streetscape improvements. The draft Illustrative Plan and Visualizations will
be accessible throughout the week to allow casual feedback, and will be presented at the end of the lveek
for more formal community input.
Ti' an s p o rt ati o n An aly s i s
Street Plans Collaborative will examine transportation opportunities throughout the Master Plan Area
and how they connect to the surrounding community from the perspective of all modes of travel: walk-
ing, biking, transit, and driving. This holistic approach to transportation needs will reveal new methods
of recovering lost connections. The transportation analysis r,vill inform improved pedestrian and vehicular
Dover, I(ohl & Partners . June
RFQ 2015-086-YG . Master
lB, 2015 . DRAFT Scope and Budget
Planner of the North Beach District
375
connectivity, improved access to open spaces and the beach, and streetscape improvements. Tiansportation
improvement strategies will be integrated with streetscape design, based on the belief that successful
streets have a duel role of moving people and providing great addresses. Team members Chen Moore will
can assist with transportation or civil engineering specific concerns related to transportation.
Work-in-Progress Presentation
At the conclusion of the Charrette, the planning team will present the week's work at a "Work-in-Progress"
presentation. At this presentation, the team will present ideas generated for the Plan including the draft
Illustrative Plan and Visualizations. A summary of transportation, revitalization and housing strategies will
be presented, highlighting the opportunities for quality development.
During the Work-in-Progress presentation, keypad polling will be utilized in order to generate real-time survey
results and opinion polls from members of the audience. We can track response information and view results
during the presentation. I(eypad polling can help us understand if the plan is on the right-track.
Prmsr 3 FtNat- Mnsrsn Pr-aN &RrcorrauENDATroNS I MoNrrus 7 - 12
The draft illustrative plan, visualizations, and transportation concepts begun during the Charrette will be
refined to best illustrate the community's short- and long-term goals for the Master Plan Area. Graphics and
text will be used to demonstrate the common vision and show what is possible by describing the mix of uses,
building types, transitions to the surrounding neighborhoods, and street details.
Refine Illustrative Plan & Visualizations
The Illustrative Plan will be refined based on feedback received from City staff, elected officials and the public
following the Work-in-Progress presentation. The illustrative plan will illustrate both short- and long-term
development prospects and will designate development intensity and the appropriate mix of uses.
The team will also refine the numerous visualizations, based on input received after the Work-in-Progress pre-
sentation and in the follorving weeks. Renderings of key design concepts r,vill demonstrate the possibilities for
future development as well as suggested recommendations for height, scale and scope of building construction
that will be proposed in ner,v regulations.
Recommendations & Implementation
Based on the preferred vision for the community, recommendations and implementation steps to make the
community's vision a reality will be drafted. These may include suggested revisions to land development regu-
lations, comprehensive plan amendments, and/or the creation of an overlay district for the master plan area.
Implementation strategies will include steps to implementing the vision within the 5 year terms that the City
has been using to gauge development time-lines. Short-term steps that the City can immediately begin rvill be
highlighted to give the community confidence that their vision will come to fruition.
Dover,
RFQ
I(ohl &partners. fune
2015-086-YG . Master
lB, 2015 . DRAFT Scope and Budget
Planner of the North Beach District
376
Plan Report
Dover-I(ohl lvill create a concise plan document that incorporates and refines portions of the inventory and
assessment reports and describes the details of the preferred community vision for the Master Plan area.
Clear planning principles developed by the community throughout the charrette, rvill guide the Master Plan.
Recommendations and implementation steps will also be detailed within this document. The Master Plan report
including recommendations will be completed within an agreeable time-frame to be determined with City Staff.
The Master Plan report will detail the following. Note that Tier I and Tier 2 may not include each of these sec-
tions. The differentiation between the Tiers is made at the end of this proposal.
r Historic Preservation Plan
. Analysis of National Register Areas
o Local Designation Report
. Land Development Regulations
. Design Guidelines
r Infrastructure
. Tiasnsportation Plan
. Parking Plan
. Open Space Plan
o Existing Open Space Improvements
o Opportunities for new Open Space
. Civic Improvements
o Existing Civic Facilities Assessment
o Civic Facilities Plan
. Sustainability
. Tovrm Center
. Economic Analysis and Recommendations
. Land Development Regulations/FAR Study
. Design Guidelines
r West Lots
. Economic Analysis
. Development PIan
. Land Development Regulations/FAR Study
. Design Guidelines
r Single Family Home Areas
. Land Development Regulations
. Other Areas
. Land Development Regulations
. Design Guidelines
Dover, I(ohl & Partners . |une lB, 2015 . DRAFT Scope and Budget
RFQ 2015-086-YG . Master Planner of the North Beach District
377
,.,....F,ffiE $;",-.
De=trrnnarrES
lli Master Plan Components in Detail
iritlii The following is a detailed account of what the elements outlined
,a$i above may entail:
l, Historic Preseruation Plan: All of the elements of Historic Preservation
.'-." ' will be considered by team member |SI( architectural in order to pro-
^-€$
mote the tools and incentives for the rehabilitation of the distinctive+fiiii$ architecture of North Beach.
,1,' Design guidelines, existing regulations and incentives will be applied
in order to promote the success of the plan by retaining, reprogram-
' ming and rehabilitating those sites, structures and buildings that have
,,,, been deemed "historic" and listed in either or both the Miami Beach
i1i Designated and Contributing Historic Buildings or the National
LNf$ Register of Historic Places.
,1,
2.;,J;
The Dover-I(ohl team will identify areas and individual structures
that are included within the existing historic districts (and opportunities for possible new designations) in
order to apply pre-existing incentives established by the City of Miami Beach with the follorving objectives,
tools and available incentives:
Recommend Potential Adaptive use of proiects
Assist Owners in Comprehending the Incentives:
o Tiansfer of Development Rights (TDRs)
o Ad Valorem Thx Credits
o Investment Thx Credits (for depreciable properties)
Identifu, create and promote potential ideas for the reinvigoration of North Beach through its
Historic resources.
To that end, the Dover-I(ohl team may address isolated structures that are better suited to a new use and pos-
sibly require a conditional use or special use per the Zoning Code. For example, multi-family residential areas
which border commercial uses might be rehabilitated for smaller boutique hotel use.
InjlastnLcture: Consultant shall provide an infrastructure analysis for the project including utilities such as
roadlvay, water, selver, and stormwater management for the Tolvn Center, West Lots, Ocean Terrace/Collins
Corridor, and other areas to be determined with the oumer and client.
Tiansportation Plan: A detailed streetscape plan incorporating the principles of Complete Streets, multiple
modes of transportation, traffic calming, detailed vision for hardscape, landscape, and other site elements
typical of the public realm such as street furnishings and pedestrian lighting.
P,i;'l:i 13,Pl.rrr: Lr coo',:dination u,'ith Citv staff, :rvailable plrking r.,'ithin tht public r:igllt of u'ar.' and the
irrfluence of private parkingfacilities in the districtrvill be ana|yzed to develop a plan thatwili suitthe
needs commensurate with the details of the Master Plan. The parking plan is expected to rely on data
previously collected by the City.
Dover, I(ohl &Partners. fnne
RFQ 2015-086-YG . Master
18, 2015 . DRAFT Scope and Budget
Planner of the North Beach District
378
Open Spnce Plan: Existing open space rvili be analyzed in coordination with City staff. The goal will be
to identify opportunities for open space acquisition, and develop an overall design strategy for the design
of the public realm r,vith regards to theming and developing an identity for the proiect area.
Civic Improvements: The Dover-I(ohl team will inventory the locations of Civic facilities within the
proiect area such as parks, museums, libraries, and other facilities to be determined with City staff, and
North Beach stakeholders in order to develop a strategy for the physical locations of future facilities.
Sustainabilifl: The Dover-I(ohl team will coordinate with City Staff and North Beach stakeholders to
analyze current strategies for adaptation to Sea Level fuse (SLR).
Economic Analysis and Recommendations: In order to get a solid foundation upon which to develop
an overall vision for the study area, the Dover-I(ohl team will prepare a detailed analysis of study area
demographics, and market conditions for residential and commercial uses.
I.) Demographic Information and Analysis: This analysis will include an overview of the North Beach
Primary Market Area (PMA) and metro market trends, as well as specific research and analysis of the area
housing market and surrounding competitive areas. This analysis will include such factors as:
. Identification of competitive market area. Population trends and projections. Household formation (trends and proiections)
. Demographic analysis of PMA
. Tiends and analysis of household tenure
. Household composition (size, age, children, etc.)
. Existing and proiected households by income range
2.) Residential Market Analysis
Residential Competitive Supply Analysis:
. Identification of the competitive supply (existing and planned residential for-sale, and multi-family
rental projects)
. Area occupancy patterns and sales or rental rates (if required)
. Profile of competitive development activity and trends. Evaluation of selected competitive projects in terms of (if required)
Residential Site and Location Analysis: Location and physical characteristics of the subject site and
surrounding area represent important considerations impacting the project's competitive position and
market potentials. An evaluation of the proposed re-development area and features of the surrounding
area will be performed to address the extent to rvhich such factors 'r,vill influence the competitive
positioning and market potentials of the property. This evaluation will include:
. Pin'sicrii fe-atu;.es,'cstiretics ot' the site
. Area amenities
. Access/transportation
. Development trends in the area. Impacts of surrounding and adjacent land uses
. Proximity to area activity generators. Support facilities (schools, shopping, medical, etc.)
. Image/reputation
. Others, as identified
Residential Market Potential: Based on the results of the foregoing tasks, conclusions and
l0
Dover, I(ohl & Partners . June lB, 2015 . DRAFT Scope and Budget
RFQ 2015-086-YG . Master Planner of the North Beach District
379
recommendations for each of the various residential components will be developed concerning the
following key planning factors:
. Competitive framelvork
. Absorption time frame
. Achievable rental and/or sales prices
Project Planning Guidelines: With respect to each of the residential components that we may
recommend, we will review market and development planning guidelines for the proiect, as appropriate
based on our analysis, our conclusions and recommendations will include such factors as:. Unit design
. Unit mix and sizing. Sales pricing or rental rates of base units (if required). Thrget market profile. Critical amenities and features
ResidentiaVMarket Position Analysis: We will be examining the program in terms of any features
and amenity development that should be considered. We will be providing you with an analysis that
documents the market potentials for either condominiums, the market rate low or mid-rise rentals, or for-
sale residential and townhomes within the PMA. We will also translate the findings of our research on
the market, competitive, and the economic environments into specific conclusions and recommendations
for a course of action which indicate the most attractive marketability prognosis.
The report will include an analysis of current and future economic and market opportunities in North
Beach overall with paragraphs/sections describing conditions specifically in the:. Tor.r,n Center
. West Lots. Single Family Home areas
. Other areas TBD
3.) North Beach Retail Market Analysis: The purpose of this section of the study is to assess the market
demand potential for retail development within the North Beach District. The assessment rvill include
an analysis of retail supply and demand that is based on the follorving scope of work.
a.) Supply:
Market Overview - The Dover-I(ohl team will review and quanti$z the current inventory of retail
in the North Miami District with comparison for Miami-Dade and other competitive submarkets
covering total inventory as well as trends for occupancy/vacanry and rental rates.
Competitive Audit - The supply analysis will include a competitive audit of significant shopping
centers in the study area covering:
. Location
. Sire
. Year Built
. Tenant Mix
. Occupanry/VacancyRates
. Rental Rates & CAM
. Parking
b.) Demand
Retail Sales - Retail sales trends in the greater Miami-Dade market, including resident and tourisVvisitor
shares to gain perspective on spending patterns by consumer categories will be reviewed.
u
Dover, I(ohl & Partners . lune lB, 2015 . DRAFT Scope and Budget
RFQ 2015-086-YG . Master Planner of the North Beach District
380
c.) Economic & Demographic Overvielv - Dover-I(ohl will research and analyze local and regional
economic/market trends focusing on the economic and demographic determinants of retail demand.
d.) Estimating Retail Demand in the North Beach District -Goodkin will apply a retail demand model
for estimating retail demand by major retail category in the North Beach District. The model will be
based on estimates and assumption derived from the analysis of economic and demographic determinants
of demand as well as productivity factors (sales per square foot) and capture rates by retail category to
estimate projections of retail demand by major category over a five- to ten-year horizon. The analysis will
also include estimates of inflow (retail expenditures flowing into the area) from residents living outside
the study area as well as tourists and visitors and outflow (retail expenditures leaking out of the area) by
North Beach residents.
Deliverable - Dover-I(ohl will prepare a final draft report of findings and conclusions prior to the planned
Charrette date. The final draft report will address the demand potential for retail in the North Beach District
by maior retail category including total and annual average demand potential over and five- and/or ten-
year horizon. The final report will be delivered two to three (2-3) weeks after the charrette to incorporated
revisions or changes as lvarranted.
Land Development Regilations; The creation of a new Vision for the North Beach District will require the
modification of existing regulations that reflect the aspirations of the area's stakeholders. The Dover-I(ohl
team will worh with City staff to review existing regulations and determine how to incorporate changes so
as to ensure that the physical details of the Master Plan are translated in to built reality. This will involve
the fine-tuning of existing regulations or creating a form-based code that will outline the desired character of
buildings and public spaces through their individual volume, scale, and detailing.
Design Guidelines: Dover-I(ohl will work with City Staff to develop guidelines aligned r,vith the goals of
the Master Plan. These guidelines r,vill enable the City to have a solid framework witihin which to evaluate
proposals for new development applications. They will serve as metrics for details such as how the building
meets the street, a provision for uniformity of signage, landscaping, frontage, parking and other elements to
be determined.
Public Presentations of the Plan & Recommendations
A Principal and Project Director from Dover-IGhl and key members of the Dover-I(ohl team will be on-site
in North Beach to present the Master Plan Report and Recommendations to the public. This presentation
could be a special meeting or at an official public hearing for the commission and/or City Council. The team
members will be available to answer questions and explain the details of the plan, overlay district, plan amend-
ments and other recommendations. Additional meetings with the public and City Staff follor,v to insure plan
consensus with the number of meetings determined by the City's selected Tier.
A Principal and Project Director from Dover-IGhl and kev members of the Dover-I(ohl team be available to
the City tbr additional City Council or other pr-rblic rneetings ior the approval of the .fr'l:ister Plan anci master
plan amendments.
t2
Dover, I(ohl & Partners . June
RFQ 20I5-086-YG . Master
IB, 2015 . DRAFT Scope and Budget
Planner of the North Beach District
381
Pnolncr Trvr,LrNE
Puese I - Rrvrr,w, INVENToRY
& AsspssvENT oF ExrsrrNc
CoNorrroNs
Preliminary Conference Call
Public Awareness
(outreach strategy & materials; create
website)
Review Existing Plans/Studies
Site VisiVReport
(interviews & meetings; area on-site analysis;
press conference; site visit report)
Psasr,2 - Cru,errNc THE Mesrsn
Pr-aN Anr,e VrsroN
Kick-off Presentation
Hands-on Design Session
Open Design Studio
(define vision; produce draft plans & design
concepts, technical analysis of design
concepts; meetings with Steering Committee,
stakeholders and experts; open house)
Work-in Progress Presentation
Pnasr 3 - FrNar MasrrR PmN &
Rrponr
Refine lllustrative Planfuisualizations
(illustrate the vision)
Master Plan Recommendations Report
(updated analysis, vision and guiding
nrinciples: land use and urban design
recommendations; hultimodal transportation
and stormwater improvements; implementation
strategy, including funding options)
Review & Revise the North Miami
Beach Master Plan
Final Presentation
Meetings with City and Public
months
1-3
n:lonths
4,- 6
mdnths
=..i..r- g.
mohths
1A'' -12
I
w-
mrereH
.:::::::::.
::j
tr
I3
Dover, I(ohl & Partners
RFQ 2015-086-YG .
. fune lB,2015 '
Master Planner of
DRAFT Scope and Budget
the North Beach District
382
FEr ScgroulE
Every project is customized in close consultation with our clients. We recognize the need to maintain
a reasonable budget while at the same time creating a useful and detailed Master PIan. The budget
summary identifies three (3) fee tiers comprised of the necessary major phases to create a Master PIan.
RsrHagunsABLE ExpENsE s
Typical reimbursable expenses include travel (including transportation, food, and lodging), reproduction expenses,
mailing, long-distance telephone, or any other miscellaneous or out-of-pocket expenses reasonably contemplated by
the scope of services for this proiect.
TIER 1
PsesE I - REvrEw, lNvrNToRy &AssEssrvrENT oF ExsuNc CoNutroNs $38,500
Preliminary Conference Call; Establising a Steering Committee; Public Awareness;
(outreach strategy & materials; create website); Review Existing Plans/Studies;
Site Visi{Report (interviervs & meetings; area on-site analysis; press conference; site visit report)
Prnsr 2 - CnEauNG THE Mesrr,n PraN AnEe VrsroN $ I 14,000
. 5-day Charrette Process. 3 Community Meetings. 4 Public Hearings. Meetings with Citv Staff as needed
IGck-off Presentation; Hands-on Design Session; Open Design Studio
(define vision; produce draft plans & design concepts, technical analysis of design concepts; meetings rvith
Steering Committee, stakeholders, and experts; open house); Work-in Progress Presentation
Master Plan Recommendations Report (updated analysis, vision and guiding principles;
land use and urban design recommendations; multimodal transportation and stormwater
improvements; implementation strates/, including funding options) ;
Review & Revise the North Miami Beach Master Plan (to include the follorving elements):
Historic Preservation Plan (Analysis of National Register Areas for Local Designation;
Land Development Regulations; Design Guidelines) . Infrastructnre . Tiansportation Plan. Tolr,rr
Center (Land Development Regulations/FAR Study; Design Guidelines) . West Lots (Development
1'1an; Liuirl Dcvelopnren'. F-egr-llaiiors,'F,Ul Sir.i.11'; L)csicn Gr,iiilelines) . Oil'r.I ,Lciis (Design
Guidelines)
Final Presentation
Prmsn 3 - FlNar MesrEn PraN & Rrponr
Refine Illustrative Plarflisualizations ; (illustrate the vision) ;
Reimbursable Expenses
Total Fee
$89,750
$22,750
$20s,000
l4
Dover, I(ohl & Partners o )une
RFQ 2015-086-YG . Master
lB, 2015 . DRAFT Scope and Budget
Planner of the North Beach District
383
TIER 2
Prnss I - Rr,vrr,w, lxvrNronv & AssEssurNT oF Exsrwc CoNoIuoNs
Preliminary Conference Call; Establising a Steering Committee; Public Awareness;
(outreach strategy & materials; create nebsite); Review Existing Plans/Studies;
Site VisitfReport (interviews & meetings; area on-site analysis; press conference; site visit report)
Psesn 2 - CnreuNG THE Mesrr,n PreN AREA VIstoN
. 5-day Charrette Process
. 4 Community Meetings
. 5 Public Hearings
. Meetings rvith City Staff as needed
IGck-off Presentation; Hands-on Design Session; Open Design Studio
(define vision; produce draft plans & design concepts, technical analysis
of design concepts; meetings lvith Steering Committee, stakeholders,
and experts; open house); Work-in Progress Presentation
Pnesr 3 - Fmer Mesrsn PreN & Rrponr
Refine Illustrative Plan/Visualizations; (illustrate the vision);
$48,500
$134,000
$t3o,ooo
Master Plan Recommendations Report (updated analysis, vision and guiding principles;
land use and urban design recommendations; multimodal transportation and stormwater
improvements; implementation strategy, including funding options); Review & Revise the North
Miami Beach Master Plan (to include the follorving elements):
Historic Prcservation Plan (Analysis of National Register Areas - Local Designation Report)
Land Developn-rent Regrrlations, Design Guidelines) . Infrastructure . Tiansportation Plan '
Parking Plan . Open Space Plan (Existing Open Space Improvements; Oppor-tunities for new Open
Space) . Sustainability . Town Center (Economic Analysis and Recommendations; Land Development
Regulations/FAR Study; Design Guidelines) . West Lots (Economic Analysis; Development Plan, Land
Development Regulations/FAR Study; Design Guidelines) . Other Areas (Design Guidelines as needed)
Final Presentation
Reimbursable Expenses
Toial Fee
$22,7sO
$335,250
I5
Dover, I(ohl & Partners
RFQ 2015-086-YG .
. June lB,2015 .
Master Planner of
DRAFT Scope and Budget
the North Beach District
384
TIER 3
Prmsr I - RrvrEw, h.trvENTony &Asssssl,rENT oF Exsrwc CoNorrroNs $58,500
Preliminary Conference CaIl; Establising a Steering Committee; Public Awareness;
(outreach strategy & materials; create website); Review Existing Plans/Studies;
Site Visit/Report (interviews & meetings; area on-site analysis; press conference; site visit report)
PnasE 2 - CnEeuNG THE Masrr,n PreN AREA VrsroN $ t 70,000
. 5 *-day Charrette Process. B Community Meetings. 6 Public Hearings. Meetings r,vith City Staff as needed
IGck-off Presentation; Hands-on Design Session; Open Design Studio
(define vision; produce draft plans & design concepts, technical analysis
of design concepts; meetings with Steering Committee, stakeholders,
and experts; open house); Work-in Progress Presentation
PuasE 3 - FrNar MesrEn PraN & Rrponr $179,000
Refine Illustrative PlarWisualizations; (illustrate the vision);
Master Plan Recommendations Report (updated analysis, vision and guiding principles;
land use and urban design recommendations; multimodal transportation and stormwater
improvements; implementation strategy, including funding options); Review & Revise the North
Miami Beach Master Plan (to include the following elements):
Historic Preservation Plan (Analysis of National Register Areas - Local Designation Report)
Land Development Regulations, Design Guidelines) . Infrastructure . Tiansportation Plan .
Parking Plan . Open Space Plan (Existing Open Space Improvements; Opportunities for new Open
Space; Design and Landscape Architecture) . Sustainability . Toum Center (Economic Analvsis and
Recommendations; Land Development Regulations/FAR Study; Design Guidelines) . West Lots
(Economic Analysis; Development Plan, Land Development Regulations/FAR Study; Design Guidelines). Other Areas (Land Development; Reg.ilations Design Guidelines)
Final Presentation
Reimbursable Expenses
Total Fee
$22,7s0
$430,250
t6
Dover, I(ohl & Partners . )une IB, 2015 . DRAFT Scope and Budget
RFQ 20I5-086-YG . Master Planner of the North Beach District
385
TIER COMPARISON
Funding Tiers : E E E] Funding Tiers describe the relative amount of focus available based on funding.
Steerin[{ommit@Level of Consultant Staffi ng
Hi sto dC Prewv-6'tion PIa n
. Analysis of National Register
Local Designation Report
Land Development Regs
. Design Guidelines aa
. Resiliency Plan
Infrastructure
. Transportation Plan
General Streetscape Plan
Detailed Streetscape Plan
Landscape Architecture
Complete Streets,Atretwork Plan
Trafflc Calming Plan
Open Space Plan a
Existing (Improvements)
New Opporhrnities aa
Design and Landscape Arch
Civic Improvements aa aaa
Existing Civic Facilities Assessment a
Civic Facilities Plan
Sustainability aa
Sea Level Rise Mitigation Plan
Sustainability Plan
Economic Analysis & Recommendations (Tti*n
Center, West Lots)
t aa
Land Development Regulations/FAR Stud;
(Town Centcr, West Lots)
a !
Development Plan (West Lots)a
Design Guidelines (AIl Areas)
Public Proccss
Charrette
Symposium (Big Ideas)
Duration of Charrette 5 days 5 days 5 days
Community Meetings
Public Hearings
Meetings with Staffas needed a aa aaa
t7
Dover, I(ohl & Partners . June lB, 2015 . DRAFT Scope and Budget
RFQ 2015-086-YG . Master Planner of the North Beach District
386