CRA Resolution 001-2021 RESOLUTION NO. 001-2021
A RESOLUTION OF THE CHAIRPERSON AND MEMBERS OF THE
NORTH BEACH COMMUNITY REDEVELOPMENT AGENCY
TRANSMITTING THE DRAFT NORTH BEACH REDEVELOPMENT PLAN
TO THE CITY'S PLANNING BOARD FOR REVIEW AND
RECOMMENDATIONS AS TO ITS CONFORMITY WITH THE CITY'S
COMPREHENSIVE PLAN, AS REQUIRED BY SECTION 163.360(4) OF
THE FLORIDA STATUTES.
WHEREAS, Chapter 163, Part III, Florida Statutes, provides for community
redevelopment by the creation of a community redevelopment agency if certain conditions
of blight exist, as defined in Section 163.340, Florida Statutes; and
WHEREAS, on July 17, 2019, via Resolution No. 2019-30892, the Mayor and City
Commission adopted a Finding a Necessity, declaring that a blighted area (as such term
is defined in Section 163.340, Florida Statutes) exists within the area generally bounded
by 87th Terrace to the north, the Atlantic Ocean to the east, 65th Street to the south, and
Rue Notre Dame to the east; and
WHEREAS, the Mayor and City Commission further declared in Resolution 2019-
30892 that the rehabilitation, conservation, redevelopment, or a combination thereof, of
the North Beach Redevelopment Area is necessary in the interest of the public health,
safety, morals, or welfare of the City of Miami Beach and the residents within the North
Beach Redevelopment Area; and
WHEREAS, on July 8, 2020, the Board of County Commissioners of Miami-Dade
County, Florida, adopted Resolution No. R-619-20, accepting the finding of necessity and
delegating to the City of Miami Beach the powers to create the North Beach Community
Redevelopment Agency (the "North Beach CRA") and to prepare and adopt a community
redevelopment plan for the North Beach Redevelopment Area; and
WHEREAS, the Mayor and City Commission find that there is a need for a
community redevelopment agency to carry out community redevelopment and reverse
the economic decline in North Beach; and
WHEREAS, Section 163.357, Florida Statutes, authorizes the City's governing
body to declare itself to be the members of the community redevelopment agency; and
WHEREAS, on February 10, 2020, pursuant to Resolution No. 2021-31596, the
Mayor and City Commission created the North Beach CRA pursuant to Section 163.357
of the Florida Statutes, declaring that the members of the City Commission shall serve as
the members of the North Beach CRA, in the same manner as is currently structured for
the City's existing community redevelopment agency, the Miami Beach Redevelopment
Agency; and
WHEREAS, the City has prepared a draft North Beach CRA redevelopment plan
with public input and guidance from several existing planning documents, including the
North Beach Master Plan, which draft redevelopment plan is attached as Exhibit "A"
hereto (the "draft Redevelopment Plan"); and
WHEREAS, the Chairperson and Members of the North Beach CRA Board desire
to transmit the draft Redevelopment Plan, pursuant to Section 163.360 of the Florida
Statutes, to the City's Planning Board, acting as the local planning agency, for review and
recommendations as to the draft Redevelopment Plan's conformity with the City's
comprehensive plan.
NOW, THEREFORE, BE IT DULY RESOLVED BY THE CHAIRPERSON AND
MEMBERS OF THE NORTH BEACH COMMUNITY REDEVELOPMENT AGENCY, that
the Chairperson and Members of the North Beach Community Redevelopment Agency
hereby transmit the draft Redevelopment Plan for the North Beach CRA to the City's
Planning Board for review and recommendations as to its conformity with the City's
Comprehensive Plan, as required by section 163.360(4) of the Florida Statutes.
PASSED and ADOPTED THIS I/ day of YhGrck 2021.
ATTEST:
-3/4,,ritst_
RAFA L E. GRANADO, SECRETARY-- `"""'... DAN GELBER, CHAIRPERSON
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Approved as to Form and
Legal Sufficiency:
North Beach CRA General Counsel
NBCRA 1.
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Raul J.Aguila, Interim City Manager
DATE: March 17, 2021
SUBJECT:A RESOLUTION OF THE CHAIRPERSON AND MEMBERS OF THE NORTH
BEACH COMMUNITY REDEVELOPMENT AGENCY TRANSMITTING THE
DRAFT NORTH BEACH REDEVELOPMENT PLAN TO THE CITY'S
PLANNING BOARD FOR REVIEW AND RECOMMENDATIONS AS TO ITS
CONFORMITY WITH THE CITY'S COMPREHENSIVE PLAN, AS
REQUIRED BY SECTION 163.360(4)OF THE FLORIDA STATUTES.
RECOMMENDATION
Adopt the Resolution which transmits the draft Redevelopment Plan, in substantial form, for
review by the Planning Board, as required by Florida law.
BACKGROUND/HISTORY
On February 14, 2018, the City Commission, via Resolution No. 2018-30170, accepted the
recommendation of the Finance and Citywide Projects Committee (FCWPC) and authorized
the Administration to discuss creation of a North Beach Community Redevelopment Agency
(NBCRA)with Miami-Dade County..
On February 14, 2018, the City Commission, via Resolution No. 2018-30171, accepted the
recommendation of the Neighborhoods & Community Affairs Committee (NCAC) and
authorized development of a "Quality of Life Plan" consistent with the North Beach Master Plan,
with such projects to be funded by a dedicated funding stream such as a Community
Redevelopment Agency(CRA).
On July 25, 2018, the City Commission, via Resolution No. 2018-30432, accepted the
recommendation of the NCAC to commence CRA discussions with Miami-Dade County, in
order to fund projects contained in the "Quality of Life Plan" and originating from the North
Beach Master Plan.
On July 17, 2019, the City Commission, via Resolution No. 2019-30892, adopted a Finding a
Necessity, declaring that a blighted area (as defined in Section 163.340, Florida Statutes) exists
within the area generally bounded by 87th Terrace to the north, the Atlantic Ocean to the east,
65th Street to the south, and Rue Notre Dame to the west (the "North Beach Redevelopment
Area").
Page 2149 of 2284
On July 8, 2020, the Board of County Commissioners of Miami-Dade County adopted
Resolution No. R-619-20, accepting the Finding of Necessity and delegating to the City of
Miami Beach the powers to create the North Beach Community Redevelopment Agency (
"NBCRA") and to prepare and adopt a community redevelopment plan for the North Beach
Redevelopment Area within one year.
On February 10, 2021, City Commission Resolution No. 2021-31596 formally established the
agency known as the North Beach CRA, and declared the Mayor and City Commission to be its
governing body, with the City Manager and City Attorney serving as the NBCRA's Executive
Director and General Counsel, respectively.
ANALYSIS
The Community Redevelopment Act of 1969, Chapter 163, Florida Statutes, governs CRAs
and the use of a portion of existing property taxes for economic revitalization purposes. By
adopting the Finding of Necessity in 2019, the Mayor and City Commission declared a need for
a CRA to carry out community redevelopment and reverse the economic decline in North
Beach. Upon accepting the Finding of Necessity, Miami-Dade County Resolution R-16-20
delegated statutory powers to the City to create a CRA, for which the City Commission took
formal action in February 2021.
As part of the process of preparing a redevelopment plan, the Community Redevelopment Act
requires the CRA to submit the plan to the local planning agency for review and
recommendations as to its conformity with the City's Comprehensive Plan for the development
of the municipality as a whole. Pursuant to Section 163.360, Florida Statutes, only after
receiving recommendations from the local planning agency, in this case the City's Planning
Board, can the CRA take action to adopt the plan. Subsequent to the week-long public design
charrette in January 2021, the City Administration and its consultant team have prepared a draft
Redevelopment Plan for the North Beach CRA, which is attached as Exhibit "A" of the
Resolution accompanying this Memorandum (the "Redevelopment Plan or"Plan").
As documented in recent Letters to Commission (LTC 434-2020 and LTC 456-2020), the
public has been invited on several occasions to learn about the Plan and contribute feedback.
Following a December 15, 2020 public kick off meeting to introduce the Plan's format and field
questions from 80 participants, the January 2021 public design charrette was attended by 580
participants over six (6) interactive public sessions and eight (8) focus group sessions
representing diverse stakeholder interests.
During the public design charrette, members of the public articulated five overarching concepts
which have been explicitly incorporated into strategies within the Redevelopment Plan:
1. Use the CRA/Tax Increment Financing to implement existing plans;
2. Focus on short-term successes that build confidence;
3. Increase resilience;
4. Attract investment that is transformative, but respectful of context; and
5. Build staff capacity to represent North Beach.
At a March 8, 2021 virtual meeting, the City presented a summary of the draft Redevelopment
Plan and hosted a public discussion for over 100 participants. In addition to social media and
email announcements, the City mailed a bilingual postcard flyer to over 21,000 North Beach
households and commercial properties, inviting them to review the draft Plan online, provide
comment, and attend the March 8 virtual meeting. Since the March 8 virtual meeting date, the
Page 2150 of 2284
draft Plan has been available online for review and public comment on the City's website, as well
as recordings of all of the foregoing public virtual events and related public presentations, at
www.miamibeachfl.gov/NorthBeachCRA.
It is anticipated that the Ad Hoc North Beach CRA Advisory Committee will provide input on the
draft Plan, but the timeline for the Committee's involvement cannot be estimated until
Committee members are appointed by the City Commission and meetings commence. It is
currently projected that in May 2021, the City Commission and CRA Board will formally adopt
and transmit the Redevelopment Plan to Miami-Dade County for approval by the Board of
County Commissioners.
SUPPORTING SURVEY DATA
Consistent with the goals articulated in the North Beach Quality of Life Plan, the most recent
City of Miami Beach Resident Satisfaction Survey noted that, among participants' highest
priorities, are the condition and cleanliness of streets and efforts to manage stormwater
drainage and flooding. Over 580 people participated during the charrette process and 74% of
those who responded to polling expressed high interest in seeing CRA funds spent on
resilience measures such as higher roads, drainage systems and pumps, and shoreline
defenses.
FINANCIAL INFORMATION
The adopted boundaries of the CRA delineate the area within which tax revenue will be
generated and captured during the 30-year life of the CRA, for expenditure on investments and
projects that address the needs of the North Beach Community Redevelopment Area identified
in the Finding of Necessity. The Redevelopment Plan will provide insight into preliminary
projections for tax revenue increases, which hopefully will be accelerated by economic
development resulting from CRA initiatives.
CONCLUSION
Following the delegation of authority by Miami-Dade County and creation of the NBCRA by the
City Commission, approval of the Resolution transmitting the Redevelopment Plan to the local
planning agency is a formality required by statute. The Resolution declares that the Chairperson
and Members of the North Beach CRA Board transmit the draft Redevelopment Plan to the
Planning Board for review with conformity with the City's Comprehensive Plan.
Applicable Area
North Beach
Is this a "Residents Right Does this item utilize G.O.
to Know" item. pursuant to Bond Funds?
City Code Section 2-14?
Yes No
Strategic Connection
Prosperity- Revitalize targeted areas and increase investment.
Legislative Tracking
Economic Development
Page 2151 of 2284
ATTACHMENTS:
Description
❑ Resolution
❑ Attachment A- Draft NBCRA Redevelopment Plan
Page 2152 of 2284
RESOLUTION NO.
A RESOLUTION OF THE CHAIRPERSON AND MEMBERS OF THE
NORTH BEACH COMMUNITY REDEVELOPMENT AGENCY
TRANSMITTING THE DRAFT NORTH BEACH REDEVELOPMENT PLAN
TO THE CITY'S PLANNING BOARD FOR REVIEW AND
RECOMMENDATIONS AS TO ITS CONFORMITY WITH THE CITY'S
COMPREHENSIVE PLAN, AS REQUIRED BY SECTION 163.360(4) OF
THE FLORIDA STATUTES.
WHEREAS, Chapter 163, Part III, Florida Statutes, provides for community
redevelopment by the creation of a community redevelopment agency if certain conditions
of blight exist, as defined in Section 163.340, Florida Statutes; and
WHEREAS, on July 17, 2019, via Resolution No. 2019-30892, the Mayor and City
Commission adopted a Finding a Necessity, declaring that a blighted area (as such term
is defined in Section 163.340, Florida Statutes) exists within the area generally bounded
by 87th Terrace to the north, the Atlantic Ocean to the east, 65th Street to the south, and
Rue Notre Dame to the east; and
WHEREAS, the Mayor and City Commission further declared in Resolution 2019-
30892 that the rehabilitation, conservation, redevelopment, or a combination thereof, of
the North Beach Redevelopment Area is necessary in the interest of the public health,
safety, morals, or welfare of the City of Miami Beach and the residents within the North
Beach Redevelopment Area; and
WHEREAS, on July 8, 2020, the Board of County Commissioners of Miami-Dade
County, Florida, adopted Resolution No. R-619-20, accepting the finding of necessity and
delegating to the City of Miami Beach the powers to create the North Beach Community
Redevelopment Agency(the "North Beach CRA") and to prepare and adopt a community
redevelopment plan for the North Beach Redevelopment Area; and
WHEREAS, the Mayor and City Commission find that there is a need for a
community redevelopment agency to carry out community redevelopment and reverse
the economic decline in North Beach; and
WHEREAS, Section 163.357, Florida Statutes, authorizes the City's governing
body to declare itself to be the members of the community redevelopment agency; and
WHEREAS, on February 10, 2020, pursuant to Resolution No. 2021-31596, the
Mayor and City Commission created the North Beach CRA pursuant to Section 163.357
of the Florida Statutes, declaring that the members of the City Commission shall serve as
the members of the North Beach CRA, in the same manner as is currently structured for
Page 2153 of 2284
the City's existing community redevelopment agency, the Miami Beach Redevelopment
Agency; and
WHEREAS, the City has prepared a draft North Beach CRA redevelopment plan
with public input and guidance from several existing planning documents, including the
North Beach Master Plan, which draft redevelopment plan is attached as Exhibit "A"
hereto (the '`draft Redevelopment Plan"); and
WHEREAS, the Chairperson and Members of the North Beach CRA Board desire
to transmit the draft Redevelopment Plan, pursuant to Section 163.360 of the Florida
Statutes, to the City's Planning Board, acting as the local planning agency, for review and
recommendations as to the draft Redevelopment Plan's conformity with the City's
comprehensive plan.
NOW, THEREFORE, BE IT DULY RESOLVED BY THE CHAIRPERSON AND
MEMBERS OF THE NORTH BEACH COMMUNITY REDEVELOPMENT AGENCY, that
the Chairperson and Members of the North Beach Community Redevelopment Agency
hereby transmit the draft Redevelopment Plan for the North Beach CRA to the City's
Planning Board for review and recommendations as to its conformity with the City's
Comprehensive Plan, as required by section 163.360(4) of the Florida Statutes.
PASSED and ADOPTED THIS day of 2021.
ATTEST:
RAFAEL E. GRANADO, SECRETARY DAN GELBER, CHAIRPERSON
Approved as to Form and
Legal Sufficiency:
ti 3 —9,-2v
North Beach CRA General Counsel
Page 2154 of 2284
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Redevelopment Plan
Public Draft - March 2021
Page 2155 of 2284
The North Beach Community Redevelopment Agency Plan
Disclaimer
The information in this document uses information provided by a variety of external parties that
Daedalus Advisory Services,Dover Kohl&Partners and Redevelopment Management Associates("the
Consultant Team") have no control over,but that are believed to be reliable sources of information
(such as the US Census Bureau,the City of Miami Beach and local real estate professionals).As such,
the consultants take no responsibility for the accuracy of the underlying figures presented in this
report,but believe that they are fair and accurate descriptions of the North Beach conditions as of the
date of this report.
The information in this document is provided for information purpose only. It does not constitute any
offer,recommendation or solicitation to any person to enter into any transaction or adopt any
investment strategy,nor does it constitute any prediction of likely future changes in prices,rates,
figures or any representation that any such future movements will not exceed those shown in any
illustration.Users of this document should seek advice regarding the appropriateness of making any
investment strategies based on information in this document and should understand that statements
regarding future prospects may not be realized.Opinion, projections and estimates are subject to
change without notice.
No member of the Consultant Team is an investment adviser,and is not purporting to provide you
with investment,legal or tax advice.The Consultant Team accepts no liability and will not be liable for
any loss or damage arising directly or indirectly(including special,incidental or consequential loss or
damage)from your use of this document,howsoever arising,and including any loss,damage or expense
arising from,but not limited to,any defect,error,imperfection,fault,mistake or inaccuracy with this
document,its contents or associated services,or due to any unavailability of the document or any
thereof or due to any contents or associated services.
2
Page 2156 of 2284
vV The North Beach Community Redevelopment Agency Plan
TABLE OF CONTENTS
Executive Summary 6
1. Introduction 10
1.1. Background to this CRA 10
1.2. CRA District's Location 11
1.3. The Redevelopment Planning Process 15
2. Administration & Governance 21
2.1. Power and Authority of the Community Redevelopment Agency 21
2.2. Time Requirements to Complete Redevelopment Projects 29
2.3. Conformity with the City of Miami Beach's Comprehensive Plan 29
2.4. Safeguards for Redevelopment Carried out Pursuant to the Plan 29
25. Policy Guidelines for CRA Activities 31
3. Existing Conditions 34
3.1. Population and Households 35
3.2. Age Characteristics of the Population 36
3.3. Race and Ethnicity 37
3.4. Income, Employment&Education 39
3.5. Housing Characteristics 41
4. Real Estate Analysis 45
4.1. Miami Beach Real Estate Market Overview and Trends 45
4.2. CRA District Real Estate Trends and Drivers 47
5. Neighborhood Analysis 56
5.1. Town Center 56
5.2. Normandy Isles 59
5.3. West Lots 60
5.4. North Shore 61
6. Beautification and Infrastructure Analysis 62
3
Page 2157 of 2284
0 The North Beach Community Redevelopment Agency Plan
6.1. Public Realm Improvements 62
6.2. Traffic and Pedestrian Safety 66
6.3. Multi-Modal Access 68
6.4. Parks, Gardens and Green Spaces 69
6.5. Adaptation Planning 69
7. Redevelopment Plan Concepts 72
7.1. Economic Development Drivers 72
7.2. Land Use and Zoning 75
7.3. Neighborhood Projects and Impacts 75
7.4. Resiliency& Infrastructure 77
7.5. Regional Collaboration and Intergovernmental Coordination 79
8. Goals and Implementation Strategies 81
8.1. Redevelopment Goal 1: Provide Economic Development Opportunities for
Businesses, Property Owners, and Residents. 82
8.2. Redevelopment Goal 2: Invest in Resiliency& Infrastructure 84
8.3. Redevelopment Goal 3: Strengthen Cultural Arts, Branding&Marketing,
and Communication 86
8.4. Redevelopment Goal 4: Protect and Enhance the Neighborhood Character89
8.5. Redevelopment Goal 5: Improve the Quality of Life for Residents and
Visitors 93
8.6. Redevelopment Goal 6: Leveraging Resources for Community
Redevelopment 94
9. Financial Analysis 97
9.1. A Tax Increment Financing(TIF) Overview 97
9.2. Projected TIF Proceeds Over Time 100
10. Appendices 105
Appendix 1: Resolution No. R-619-20 declared an Area in the City of Miami Beach
to be Blighted and accepted the Finding of Necessity Study. 105
Appendix 2: City Commission Resolution No. 2021-31596 created the North Beach
Community Redevelopment Area (NBCRA) 106
4
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(j) The North Beach Community Redevelopment Agency Plan
Appendix 3: Resolution No. established the NBCRA Trust Fund. 107
Appendix 4: Resolution No. delegated certain powers conferred on the
County Commission by the Act to the City and the NBCRA to implement the Plan
for the Redevelopment Area. 108
5
Page 2159 of 2284
The North Beach Community Redevelopment Agency Plan
Executive Summary
In 1969, the State of Florida's Legislature authorized creation of the Community
Redevelopment Act, which became Chapter 163 Part III of the Florida Statutes (the
"Act"). The legislative intent of the Act was to allow a City or County to create
Community Redevelopment Agencies (CRAs) to assist in the elimination of slum
and/or blighted conditions, utilizing legal definitions of"slum and blight"as defined
in Finding of Necessity reports. Those findings determine the need for redevelopment
and provide the foundation for the creation of a Redevelopment Plan to address slum
and/or blighted conditions.
The City of Miami Beach in July 2019 and Miami-Dade County,in July 2020,
approved a Finding of Necessity to create the Community Redevelopment Agency
(CRA) in North Beach. The North Beach CRA Redevelopment Plan (the "Plan") is a
required component in the creation of the CRA.This Plan is a legal guiding document
that defines authority and parameters,while also highlighting restrictions and
limitations,given the Plan will be implemented with tax increment revenue.This
CRA is designated to cover the area generally described as bounded on the north by
87th Terrace, on the south by 67th Street, on the east by the Atlantic Ocean, and on the
west by Rue Notre Dame as the North Beach Community Redevelopment Area.
The plan was initiated through an extensive process of public engagement,which
included a public town hall kick-off meeting and a virtual, week-long charrette, both
designed to invite public participation and feedback. Several thematic focus groups
were organized to listen to and collate views from a diverse group of participants,
including: 1) Residents and Neighborhood Advocates, 2) Business Organizations, 3)
Regional Groups, 4) Historic Preservationists, 5)Affordable and Workforce Housing
Advocates, 6) Industry/Workforce/Economic Development Organizations,7) Real
Estate and Development Community, and 8) City Staff.
During the Public Design Charrette, the team condensed feedback from more than
165 attendees and also incorporated initiatives derived from previous studies, reports,
and masterplans that were considered valid and relevant. This effort resulted in a
consensus set of five guiding principles for planning purposes which are as follows:
• Use the CRA to implement existing plans;
• Focus on short-term successes that build confidence;
• Increase resilience;
• Attract investment that is transformative,but respectful of context;
6
Page 2160 of 2284
The North Beach Community Redevelopment Agency Plan
■ Build staff capacity to represent North Beach.
Together, the guiding principles and the regulatory framework governing CRAB
resulted in the proposed Plan, which presents redevelopment goals and
implementation strategies within a legal mechanism for identified methods to utilize
CRA funding via tax increment revenue derived from within the designated
boundary.
These redevelopment goals cover a range of project types across several
implementation dimensions such as scale, scope, cost, time duration, and potential
impact outcomes.
Overall, the CRA Plan generally envisions a vibrant, resilient community with a
Town Center, increased housing density, preservation of historic structures, access to
recreational amenities, available public parking,and additional restaurant and retail
offerings to support new and current residents.
In summary, the plan proposes six major categories of redevelopment goals and
opportunities, as shown in the table below.
ent
1 Provide Economic Opportunities around improving physical
Development Opportunities structures, creating programs to increase
for Businesses, Property occupancy, increasing variety of business offerings,
Owners, and Residents and access to labor and training resources.
2 Invest in Resiliency& These are cross-cutting goals and address
Infrastructure improvements necessary to support and implement
the goals of the whole CRA Plan, but focus on civil
engineering and climate change adaptations.
3. Strengthen Cultural Arts, This expands on the "unique features" of the
Branding&Marketing, and district and begins with asset identification and
Communication market positioning. Sample activities include
heritage tourism,branding, marketing and
communications, and signature promotional
events.
4. Protect and Enhance the This goal builds on the look, feel, and movement
Neighborhood Character within a residential area. It involves all aspects of
land use, lot size, structure heights, and greenery,
while also looking at business uses, walkable main
streets, safe alleyways, and traffic flow. Sample
7
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• The North Beach Community Redevelopment Agency Plan
areas include: Town Center, Normandy Isles
Fountain Area, West Lots and North Shore.
5. Improve the Quality of Life Quality of Life measures can be highly subjective,
for Residents and Visitors but almost always include measures related to
access to parks and public spaces, health and well-
being, and neighborhood quality. Sample activities
include: community spaces and enhanced public
safety.
6. Leveraging Resources for Funding is achieved through many means
Community including the North Beach CRA Trust Fund,
Redevelopment grants, and financing. The CRA may need to
leverage their annual funding to implement
largescale capital projects. Should the CRA choose
to bond or incur other debt to complete capital
projects, a dedicated revenue source in the annual
budget will need to be identified for debt service.
The CRA can also utilize the full range of state,
local, federal and other funding mechanisms for
redevelopment depending on the project under
consideration.
This CRA Plan contemplates the use of tax increment financing(TIF) as a tool to
stimulate economic redevelopment and fund the goals and strategies shown above.
The TIF approach estimates the future tax revenue to the city resulting from new real
estate development along with increases to property values for existing properties. At
present, the "base"taxable value for the CRA Trust Fund is estimated at$1,477 billion
USD (2021) based on Property Appraiser data. Future revenue projections are based
on three factors: 1) an annual growth rate of the Taxable Value (%); 2) increased
Taxable Value from new development ($); and 3) millage rates ($/$1,000 in value).
Figure 1 below shows Projections of Tax Increment Growth in the CRA district over
the next 30 years.
These forecasts are not predictions as market conditions and property values shift in
unpredictable ways. The projections may be updated to reflect appropriate market
conditions and millage rates as of the time the projections are made.
8
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The North Beach Community Redevelopment Agency Plan
In this case, the following
Figure 1:Projected Tax Increment Growth in the CRA District
assumptions have been
made:
- In«ement
■ Year 1-5: the taxable
Tease.values taxes Taxacle values Property toes
BeBasyeer $ 1,477,.820,868 $ 15,380,903 $ S
TIF YR 1 S 1,499,785,199 S 15,591,317 $ 22,184,313 S 230,414
values have been
TIF YR 2 S 1,531,280,688 S 15,918,735 S 53,659,802 S 557,831
forecasted to TOW TIF YR 3 $ 1,573,084,651 $ 16,353,316 $ 95,463,765 $ 992,413
b TIF YR 4 $ 1,824,818,904 $ 18,889,051 $ 146,998,018 S 1,528,147
from 1%for the first TIF YR 5 $ 1,873357,472 S 17,395,722 $ 195,738.588 S 2,034,819
TIF YR 6 $ 1,723,558,196 $ 17,917,594 $ 245,937,310 $ 2,556,690
five years of the TIF YR 7 S 1,775,284,942 S 16,455,122 S 297,644,056 $ 3,094,218
TIF YR 8 $ 1,828,522,890 S 19,008,775 S 350,902,004 $ 3,847,872
CRA's existence up to TIF YR 9 $ 1,883,378,577 S 19,579,039 $ 405,757,891 $ 4,218,135
TIF YR 10 $ 1,939,879,934 $ 20,166,410 $ 462,259,048 S 4,805,506
the 3%growth rate in TIF YR 11 S 1,978,677,533 $ 20,689,738 S 501,056,847 $ 5,208,835
TIF YR 12 $ 2,018,251,083 S 20,981,133 $ 540,630,197 $ 5,620,229
years 5-10 TIF YR 13 $ 2,058,616,105 $ 21,400,755 S 580,995,219 S 6,039,852
TIF YR 14 5 2,099,788,427 S 21,828,771 S 622,187,541 S 6,487,867
T1F YR 15 $ 2,141,784,195 $ 22,285,346 $ 864,163,309 S 6,904,443
• Year 5-10: maintain a TIF YR 16 $ 2,184,619,879 S 22,710.653 $ 706,998,993 S 7,349,749
3%growth rate as T1F YR 17 t 2,228,312,277 S 23,164,886 S 750,691,391 $ 7,803,962
71F YR 18 $ 2,272,878,522 $ 23,828,183 S 795,257,838 $ 8,267,260
CRA initiatives create T1F YR 19 $ 2,318,336,093 S 24,100,727 5 840,715,207 S 8,739,823
TIF YR20 $ 2,364,702,815 S 24,582,741 $ 887,081,929 $ 9,221,838
meanin ful im acts TIF`0121 S 2,411,996,871 $ 25,074.396 $ 934,375.985 S 9,713,492
g P TIF YR 22 $ 2,460,238,809 $ 25,575,884 S 982,815,923 $ 10,214,980
on the area's ro ert T1F YR 23 S 2,509,441,545 S 26,087.401 $ 1,031,820,858 S 10.726,498
P p }' TIF YR 24 S 2,559,630,376 $ 26,809,149 S 1,082,009,490 S 11,248,246
values TIF YR 25 $ 2,610,822,983 S 27,141,332 $ 1,133,202,097 $ 11,780,429
T1F YR28 S 2.683,039,443 $ 27,884,159 $ 1,185,418,557 $ 12,323,258
TIF YR 27 $ 2,716,300,232 S 28,237,842 S 1,238,679,346 S 12,876,939
• Past Year 10: decline TIF YR 28 $ 2,770,626,236 S 28,802,599 S 1,293,005,3,0 $ 13,441,696
TIF YR 29 $ 2,826,038,761 S 29,378,801 $ 1,348,417,875 S 14,017,748
to a steady state that TIF YR 30 $ 2,682,559.536 $ 29,966,224 $ 1,404,938,850 $ 14,805,321
is set to 2.0%. Tot S 877,065,612 $20,800,764,593 $216,238,506
Finally, this CRA Redevelopment Plan has been prepared in accordance with the
Community Redevelopment Act, Chapter 163, Part III, F.S. ("the Act"). The adoption
of this plan and any subsequent modifications or amendments shall follow the
required procedures through public hearings and the adoption of the necessary
resolutions and ordinances.
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The North Beach Community Redevelopment Agency Plan
1 . Introduction
1.1. Background to this CRA
Over the last 25 years, several planning tools were created that presented compelling
ideas about how to revitalize the North Beach area in the City of Miami Beach, which
is generally known as the part of the City north of 63rd Street. Some of the main
opportunities that had been proposed in the past still have the potential today to
improve the quality of life for the residents of North Beach. One of the most recent
plans for North Beach is the 2016 Plan NoBe, a master plan that identified projects to
revitalize the area.
Since the adoption of Plan NoBe, the City has executed some of the
recommendations, such as establishing historic districts and identifying North Beach
projects in the 2018 General Obligation (G.O.) Bond. One of the most important
recommendations the City has implemented from the 2016 Plan NoBe was to
establish a Community Redevelopment Agency(CRA),which the City prioritized in
2019 with the approval of the Finding of Necessity for the North Beach CRA.
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• The North Beach Community Redevelopment Agency Plan
1.2. CRA District's Location
The following Legal Description describes that certain geographic area of the North
Beach CRA in the City of Miami Beach, Florida, which area is generally described as
bounded on the north by 87th Terrace, on the south by 67th Street, on the east by the
Atlantic Ocean, and on the west by Rue Notre Dame as the North Beach Community
Redevelopment Area or the Redevelopment Area. This Area covers 326.4 acres (.51
square miles).
Figure 2:The CRA District's Boundaries v
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11
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The North Beach Community Redevelopment Agency Plan
Legal Description
Being a parcel lying in a portion Section 2, Township 53 South, Range 42 East,
Miami-Dade County, City of Miami Beach, Florida.
Begin at the intersection of the North line of said Section 2 said line also being the
Northern Limits of the City of Miami Beach with the Erosion Control Line, according
to the plat thereof as recorded in Plat Book 105, Page 62 of the Public Records of
Miami-Dade County Florida; Thence Southerly along the said Erosion Control line
to the intersection with the extension of the northerly right of way line of 79th Street
(Eulalla St as labeled on plat) Altos Del Mar No.2 according to the plat there as
recorded in Plat Book 8, Page 41 of the public records of Miami-Dade County Florida;
Thence Westerly along the northerly right of way line and its extensions of said 79th
Street to the intersection with the Easterly right of way line of Collins Avenue
according to said plat; Thence Southerly along the said easterly right of way line and
its extensions of Collins Avenue to the intersection with the northerly right of way
line of 77th Street (Clematis Street as labeled on said plat); Thence Easterly along the
northerly right of way line of said 77th Street and its extensions to the intersection
with the said Erosion Control Line; Thence Southerly along the Erosion Control Line
to the intersection with north line of a 20 foot side alley"Atlantic Heights" according
to the plat thereof as recorded in Plat Book 4, Page 146, of the public records of
Miami-Dade County Florida; Thence westerly along the northerly line of said 20 foot
alley to the intersection with the easterly right of way line of Collins Avenue
according to said plat; Thence Southerly along the said easterly right of way line of
Collins Avenue to the intersection with the northerly line of Lot 44 Block 1
"Amended Plat of 2nd Ocean Front Subdivision"according to the plat thereof as
recorded in Plat Book 105, Page 62, of the public records of Miami-Dade County
Florida; Thence Easterly along the north line of said Lot 44 to the intersection with
the Erosion Control Line; Thence Southerly along the Erosion Control Line to the
intersection with the southerly line of said Lot 44 Block 1; Thence Westerly along
the said southerly line of Lot 44 to the intersection with the easterly right of way line
of Collins Avenue according to said plat; Thence Northerly along the said easterly
line of Collins Avenue to the intersection with the easterly extension the northerly
right of way line of 67th Street; Thence Westerly along the said northerly right of
way line of 67th Street to the intersection with the easterly right of way line of Indian
Creek Drive; Thence Northwesterly along the said easterly right of way line of
Indian Creek Drive to the intersection with the south line of Block 15,"Normandy
Beach South" according to the plat thereof as recorded in Plat Book 21, Page 54 of the
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The North Beach Community Redevelopment Agency Plan
public records of Miami-Dade County Florida; Thence Westerly along the southerly
lines and the extensions of Blocks 15, 16 and 17 to the intersection with the easterly
boundary of Block 1, "Ocean-Side Section of the Isle of Normandy", according to the
plat thereof as recorded in Plat Book 25, Page 60,of the public records of Miami-Dade
County, Florida; The following Ten (10) courses are according to said"Ocean-Side
Section"plat; (1)Thence Southerly along said easterly line of Block 1 to the
intersection with the south line of Lot 17 of said Block 1; (2) Thence Westerly along
the said southerly line of Lot 17 and its extension to the intersection with the
westerly right of way line of Bay Drive: (3)Thence Southerly and Westerly along
said right of way and its extension of Bay Drive through the transition to the easterly
right of way line of Rue Versailles; (4)Thence Northerly along the said easterly right
of way line and its extension of Rue Versailles to the intersect with the northerly
right of way line of Biarritz Drive; (5) Thence Westerly along the northerly right of
way line of said Biarritz Drive through the transition to the easterly right of way of
Rue Notre Dame; (6)Thence Northwesterly along the said easterly right of way and
its extensions of said Rue Notre Dame through the transition to the southerly right of
way line of Marseille Drive; (7)Thence Easterly along the said southerly right of
way and its extensions to the transition to westerly right of way line of Bay Drive; (9)
Thence southerly along the westerly right of way of said Bay Drive to the intersection
with the southerly line of Lot 10, Block 2 ; (10)Thence Northeasterly along the
southeasterly extension and the southerly line of said Lot 10 to the easterly line of
Block 2 of said "Ocean-Side Section of the Isle of Normandy"; Thence Northwesterly
to the intersection with the north line of Block 1, "Normandy Beach South" according
to the plat thereof as recorded in Plat Book 21, Page 54 of the public records of
Miami-Dade County Florida; Thence Easterly along the southerly lines and the
extensions of Blocks 1, 2 and 3 to the intersection with the easterly Mean High line of
a Canal, as shown on "Park View Island" according to the Plat thereof as recorded in
Plat Book 60, Page 6, of the public records of Miami-Dade County Florida; Thence
Northerly along said easterly Mean High Water Line to the intersection the
northerly Mean High Water Line of said Canal'; Thence Westerly along said
northerly Mean High Water Line of said Canal and through transition to the easterly
Mean High Water Line of Tatum Waterway as shown on"Tatum Waterway
Subdivision" according to the plat thereof as recorded in Plat Book 46, Page 2, of the
public records of Miami-Dade County Florida; Thence Northerly along said easterly
Mean High Water Line to the intersection with the northerly right of way line of
77th Street; Thence Easterly along said northerly right of way line and its extensions
to the intersection with the westerly right of way line of Dickens Avenue (Fifth
Avenue as labeled on plat) "Altos Del Mar No.3" according to the plat thereof as
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The North Beach Community Redevelopment Agency Plan
recorded in Plat Book 8, Page 41, of the public records of Miami-Dade County
Florida; Thence Southerly along said westerly right of way line and its extensions of
Dickens Avenue to the intersection with the southerly right of way line 75th Street
(Allamanda Street as labeled on plat); Thence Easterly along said southerly right of
way line of and its extensions of 75th Street to the intersection with the westerly
right of way line of Collins Avenue "Corrected Plat of Altos Del Mar No.1" according
to the plat thereof as recorded in Plat Book 31, Page 40 of the public records of
Miami-Dade County Florida; Thence Northerly along said westerly right of way line
and its extensions of Collins Avenue to the intersection with southerly right of way
line of 79th Street (Eulalla Street as labeled on plat); Thence Westerly along the
southerly right of way line of said 79th Street and its extensions to the intersection
with the westerly right of way line of Collins Court; Thence Northerly along the
westerly right of way line of said Collins Court and it extensions according to said plat
of"Altos Del Mar No.3", Plat of Hansworth Beach Subdivision" according to the plat
thereof as recorded in Plat Book 41, Page 2 and Beach Bay Subdivision" according to
the plat thereof as recorded in Plat Book 44, Page 25 of the public records of Miami-
Dade County Florida to the intersection with the northerly right of way line 87th
Terrace (Nasturtium Street as labeled on said plat of"Altos Del Mar No.2"said line
also being the North line of said Section 2 and the Northern Limits of the City of
Miami Beach; Thence Easterly along said northerly line to the intersection with the
Erosion Control Line to the Point of Beginning.
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1.3. The Redevelopment Planning Process
The planning process for this North Beach CRA ("NBCRA") Redevelopment Plan
included extensive public engagement as detailed below. The comments received
from city staff and the public during this process informed the recommendations in
this Plan to ensure the community has a voice in the vision for the NBCRA.
1.3.1. Public Engagement
Public Town Hall and Kick-Off Meeting
Prior to the Virtual Charrette, the team conducted a public kick-off meeting to
introduce the public engagement portion of the project to the community and gain
momentum for the upcoming Virtual Charrette. On December 15, 2020, the City
hosted a virtual public town hall and kick-off meeting attended by over 80
participants. The Administration introduced to the public the City's consultant team
engaged to prepare the Redevelopment Plan, Daedalus Advisory Services, Dover Kohl
& Partners, and Redevelopment Management Associates. The consultant team
delivered a presentation that covered background, procedure, and process about the
CRA and Redevelopment Plan, including the timetable for adoption of the Plan in
Spring/Summer 2021.
Meeting presentation topics included the powers and limitations of the CRA, the
relationship between the Redevelopment Plan and Plan NoBe (2016), and the
participatory role of the community that will be instrumental in crafting a
Redevelopment Plan that transforms North Beach. Much of the informational
meeting was interactive,consisting of audience engagement polls and public
comment. During the question and answer segment, members of the public expressed
a shared goal for revitalization of North Beach and the desire for transparency
throughout the process.
Virtual Public Design Charrette
From Monday, January 11, 2021 through Friday, January 15, 2021, the consultant
team hosted a series of meetings to engage the community in a public charrette.
Kick-Off Presentation
The Charrette week started with 150 virtual attendees to the January kick-off
presentation to orient the public to the project with similar presentations to the
December project kickoff meeting for those that didn't attend, and an overview of the
upcoming events of the week, as well as a small group exercise to get more direct
feedback. The small group exercise consisted of groups of less than eight (8)
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The North Beach Community Redevelopment Agency Plan
participants sorted into Zoom breakout rooms hosted by the consultant team to lead
participants through two exercises. First, participants were asked which of the
following categories of potential CRA projects and initiatives are most important:
Infrastructure and Resilience, Transportation and Mobility, Housing and Historic
Preservation, Community Revitalization and Economic Development, and Parks and
Recreation. The results of which are shown below, with Community Revitalization
and Economic Development as the most important among the majority of
participants, followed by Infrastructure and Resilience. Second,the participants were
asked to identify specific project ideas within the category that was most important to
them. These project ideas helped inform the consultant team about content for the
Redevelopment Plan.
Figure 3:Audience Views of the Importance of Various CRA Area Initiatives
What Categories Are Most Important to You?
40
30
o ai 20
0
0
d
E --
z 10
0 ;
Infrastructure and Transportation and Housing and Historic Community Parks and Recreation
Resilience Mobility Preservation Revitalization and
Economic Development
Project Categories
During the week-long Public Design Charrette, the consultant team and City staff
lead eight(8) focus group meetings and four (4)open studio sessions, while working
on potential design and policy solutions for the Redevelopment Area.
Virtual Open Studio
Following the kick-off presentation, the consultant team lead virtual open studios
available to the public to join via Zoom and also made accommodations for in-person
participation by request. The public was invited and encouraged to join the team from
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The North Beach Community Redevelopment Agency Plan
11 am to noon and 5pm to 6pm on both Tuesday and Thursday to listen to an
overview of the work produced so far, engage in discussions about the potential
solutions, and bring suggestions. The goal during this time was to identify key
priorities and to build consensus on a vision and direction for the future of the
Redevelopment Area and North Beach at-large. The open studio sessions allowed the
public to engage with designers (who could share their screens to show draft work-
in-progress) as well as interact with city officials and other consultants. Residents,
business owners, advocates, and developers visited the open design studio sessions
with ideas to further improve the Plan. With almost 60 registrants to each of the four
(4) virtual open studios, generally 20 members of the public participated in the virtual
meeting at one time, as the public could come and go throughout the studio time
based on the flexible discussion format.
Focus Group Meetings
During the Charrette week, the consultant team held virtual meetings with specific
focus groups to learn about how current efforts, concerns, and future goals might be
included as a part of the Plan. The Focus Groups were 1) Residents and Neighborhood
Advocates, 2) Business Organizations, 3) Regional Groups,4) Historic
Preservationists, 5)Affordable and Workforce Housing Advocates, 6)
Industry/Workforce/Economic Development Organizations, 7) Real Estate and
Development Community, and 8) City Staff. Focus group participants represented the
following groups and organizations:
Miami Beach United Miami-Dade County Department of
Stillwater Drive HOA Regulator and Economic Resources
Normandy Shores HOA Miami Design Preservation League
Altos del Mar HOA Neighborhood Organization to Save
North Beach
Miami Beach Chamber of Commerce
Affordable Housing Advisory
Normandy Fountain Business Committee
Association
Miami Beach Community
Lincoln Road Business Improvement Development Corporation
District
Housing Authority of Miami Beach
Washington Avenue Business
Improvement District The Beacon Council
South Florida Regional Planning City of Miami Beach
Council
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The North Beach Community Redevelopment Agency Plan
Miami Beach Adult& Community Kahunah Properties
Education Center Claro Development
Greater Miami and the Beaches Hotel Turnberry
Association
Terra Group
Mt. Sinai Medical Center
Pacific Star Capital
CareerSource South Florida
FWD Group
Urban Centric Analytics
PACE Equity
Lambert Advisory
Lease Florida
Work-In-Progress Presentation
The week culminated with a"Work-in-Progress"presentation on Friday, January 15,
2021 to summarize the week's events, present the ideas gathered from the
community, show how many of these same ideas were implemented in other CRAs
throughout Florida, and discuss how these ideas would be incorporated into the
Redevelopment Plan going forward.
ONE word that comes to mind about North Beach NOW
sunshindelayed
locallife shabby •
P otentialmodernm
ace frustrating
rgotte flTky
charming diIapidatedT
ng
d isa ppoi ntmen`t
colonialoppression slower
neighborhood
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The North Beach Community Redevelopment Agency Plan
ONE word that comes to mind about North Beach IN THE
FUTURE
overbuilt .i
beautiful walkable •
community
-a renovated live youthful
safe Z e nov a t ) o n creative
unique =affordable
impossible venice
destroyedbygreedl ri 'n d !ya'tState riningfamily
aJ �, a, scale welcoming
o, rise ga ffordablehousing
t thriving
The overall goal of the Plan became: "To craft a widely-supported redevelopment
plan for the CRA that inspires residents, investors and public officials with what is
possible for Miami Beach's North Beach."The emphasis was on the phrase "widely-
supported." The five (5) guiding principles of the CRA Plan which came out of the
charrette were:
1. Use the CRA/TIF to implement existing plans: The community wanted to see
public monies used to implement community-endorsed existing plans
including Plan NoBe, and various park plans, mobility plans, affordable
housing plans,and resilience plans. The community wanted to see funds
utilized to help build the Town Center and make Town Center the
"Downtown"for North Beach. The community wanted to see CRA monies
used to upgrade water and sewer infrastructure and to support development in
the Town Center.
2. Focus on short-term successes that build confidence: Start with"low-hanging
fruit"like facade improvements on historic buildings, repaired storefronts,
added awnings, replanted street trees, new trash receptacles, and new benches.
Participants mentioned wanting to improve the look of the area with signage
upgrades to welcome signs, business signs and wayfinding. The community
wanted to support temporary uses, pop-up retail and restaurants, whether in
vacant shopfronts or on vacant lots.
3. Increase resilience: Charrette participants talked about how Miami Beach
faced major sustainability and resiliency challenges and how CRA funds
should not just be limited to beautification. Participants expressed a desire to
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see the City and CRA elevate streets, parks, and buildings, build seawalls and
replenish beaches. Participants wanted stormwater stored under streets and
public lands temporarily to avoid flooding. Some expressed wanting the City
to invest in new pumps and pipes to keep North Beach dry. They talked about
"greening up" the neighborhood with more landscaping and trees that could
perhaps be used to store water. Many talked about making North Beach a
complete, multi-modal place where people are less reliant on cars in order to
reduce the island's carbon footprint.
4. Attract investment that is transformative,but respectful of context
Participants requested that the plan spur business attraction, retention,
expansion, and entrepreneurship. Charrette participants wanted to see the
plan increase homeownership as well as business ownership. They wanted to
improve the multi-family districts but also to protect the Naturally Occurring
Affordable Housing (NOAH) and continue to build affordable and workforce
housing stock (especially for families). The community expressed wanting to
keep North Beach a family-friendly,unique,beach community that was
artistic, chic, and authentic. Participants wanted the CRA to facilitate the
adaptive reuse and resilience of historic structures. They wanted more
entertainment and cultural options and a range of shops and restaurants.
5. Build staff capacity to represent North Beach: The public wanted to see the
CRA dedicate staff to attract investment, connect tenants with empty spaces,
interact with business owners and coordinate projects, programs and
initiatives. Participants wanted staff to work with the Regional Planning
Council and County on joint projects in order to leverage local monies to
secure matching grants.The public imagined City staff marketing the
neighborhood to investors who would recognize the value of and potential of
North Beach.
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2. Administration & Governance
Understanding what is legally allowed and required, impacts CRA implementation
strategies and initiatives. The Administration& Governance section provides
guidance as to the functional mechanics of the CRA, its authority, duties,
responsibilities, and policy guidelines that protect and restrict how funds can be used
and how decisions are made.
2.1. Power and Authority of the Community Redevelopment Agency
The Miami Beach Redevelopment Agency (RDA) was originally created in 1973
under the authority of Florida's Community Redevelopment Act of 1969 (the "Act"),
which sought to encourage economic development in blighted areas. The South Shore
Community Revitalization Area (also known as South Pointe) was designated in 1976.
In 1993, the city designated a second CRA, the Historic Convention Village
Redevelopment and Revitalization Area(also known as City Center). In 2005, the
South Pointe CRA was discontinued.
On July 17, 2019, via Resolution No. 2019-30892, the Mayor and Commission of the
City of Miami Beach adopted a Finding of Necessity, declaring that a blighted area
exists in North Beach(the "North Beach Redevelopment Area"). On July 8, 2020, the
Miami-Dade Board of County Commissioners via Resolution No. R-619-20 (Appendix
1) accepted the Finding of Necessity and delegated to the City of Miami Beach the
powers to create the North Beach Community Redevelopment Area (the "North
Beach CRA") and to prepare and adopt a community redevelopment plan.
On February 10, 2021,the Mayor and City Commission of the City of Miami Beach,
via Resolution No. 2021-31596 (Appendix 2), established the North Beach
Community Redevelopment Agency (NBCRA) and County Resolution No.
(Appendix 3) established the NBCRA Trust Fund. This Community Redevelopment
Plan for the NBCRA will give the City of Miami Beach the power to implement the
Plan,while confirming that the City,the County, and the NBCRA have entered into
an Interlocal Agreement which provided for a time certain for completion of
redevelopment activities and delineate responsibilities of the NBCRA, City of Miami
Beach, and Miami-Dade County with respect to redevelopment. Resolution No.
(Appendix 4) delegated certain powers conferred on the County Commission
by the Act to the City and the NBCRA to implement the Plan for the Redevelopment
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The North Beach Community Redevelopment Agency Plan
Area. The resolution provided for Miami-Dade County to retain specific powers as
follows:
• Pursuant to section 163.357 of the Act, one member of the County
Commission, or a County Commission designee, may be appointed to serve on
the NBCRA's Board (in addition to the other members appointed to the
NBCRA Board of Commissioners (the "NBCRA Board" or"Board")
• The County Mayor or the County Mayor's designee shall designate a
Redevelopment Area Coordinator (the "Redevelopment Area Coordinator").
The Redevelopment Area Coordinator shall serve as the County's liaison to the
NBCRA for the Redevelopment Area;
• All proposals related to amendments to the Plan and proposals for indebtedness,
loans or bond financing pledging tax increment revenues shall be subject to
review and approval first by the City Commission and then by the County
Commission; and
• The City Commission's and the County Commission's approval as to amount,
duration, and purpose of bonds, notes, or other indebtedness, and advances
pledging or obligating tax increment revenues, must be obtained prior to
issuance of any such bond, note, or other form of indebtedness and advances
pledging or obligating tax increment revenues.
Powers
The powers of the North Beach Community Redevelopment Agency shall comply
with Chapter 163, Part III, Florida Statutes (F.S.) and the Interlocal Agreement
between the NBCRA, the City of Miami Beach, and Miami-Dade County approved
through Resolution No.
All powers provided by the governing statute shall be granted to the CRA unless
specifically prohibited by this Plan or by the Interlocal Agreement between Miami-
Dade County,the City,and the NBCRA.
Although not required by state statute, an Ad-Hoc North Beach CRA Advisory
Committee was also created to make advisory recommendations to the Administration
and the City Commission, from a macro perspective, regarding the North Beach CRA.
This Advisory Committee has certain powers, which can be modified by City
Commission:
(1) Providing advisory recommendations regarding the initial creation of the
proposed Redevelopment Plan; and
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The North Beach Community Redevelopment Agency Plan
(2) Providing advisory recommendations regarding the public projects which
would be included in the proposed Redevelopment Plan for the North Beach
CRA, including recommendations relative to the overall timing, cost
efficiencies, and prioritization of proposed public projects in the North Beach
Redevelopment Area; and
(3) Provide advisory recommendations regarding the proposed interlocal
agreement with Miami-Dade County relating to the North Beach CRA, and all
related matters pertaining to the initial establishment of the North Beach CRA.
Interlocal Agreement Delegation of Powers
A. With the exception of the community redevelopment powers that continue to vest
with the County Commission pursuant to section 163.358 of the Act, the NBCRA shall
have the right and sole responsibility to exercise the following redevelopment powers
specifically delegated by the County Commission pursuant to section 163.370 of the
Act:
(1) The power to make and execute contracts and other instruments necessary
or convenient to the exercise of its powers pursuant to the Act.
(2) The power to disseminate information regarding slum clearance and
community redevelopment.
(3) The power to undertake and carry out community redevelopment and
related activities within the Redevelopment Area, which redevelopment may
include:
(a) Acquisition of a slum area or a blighted area or portion thereof by
purchase, lease, option, gift, grant, bequest, devise, or other voluntary
method of acquisition;
(h) Demolition and removal of buildings and improvements;
(c) Installation,construction,or reconstruction of streets,utilities, parks,
playgrounds, public areas of major hotels that are constructed in support
of convention centers, including meeting rooms, banquet facilities,
parking garages, lobbies, and passageways, and other improvements
necessary for carrying out in the Redevelopment Area the community
redevelopment objectives of the Act in accordance with the Plan;
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The North Beach Community Redevelopment Agency Plan
(d)The power to dispose of any property acquired in the Redevelopment
Area at its fair value as provided in section 163.380 of the Act, for uses
in accordance with the Plan;
(e) The power to carry out plans for a program of voluntary or
compulsory repair and rehabilitation of buildings or other improvements
in accordance with the Plan;
(f) The power to acquire real property in the Redevelopment Area by
purchase, lease, option, gift, grant, bequest, devise, or other voluntary
method of acquisition which, under the Plan, is to be repaired or
rehabilitated for dwelling use or related facilities,repair or rehabilitation
of the structures for guidance purposes, and resale of the property, or
otherwise put to use for the public good as set forth in the Plan;
(g) The power to acquire any other real property in the Redevelopment
Area by purchase, lease, option, gift, grant, bequest, devise, or other
voluntary method of acquisition, when necessary to eliminate
unhealthful,unsanitary or unsafe conditions;eliminate obsolete or other
uses detrimental to the public welfare;or otherwise to remove or prevent
the spread of blight or deterioration or to provide land for needed public
facilities;
(h) The power to acquire, without regard to any requirement that the
area be a slum or blighted area,air rights in an area consisting principally
of land over highways, railway or subway tracks, bridge or tunnel
entrances,or other similar facilities which have a blighting influence on
the surrounding area and over which air rights sites are to be developed
for the elimination of such blighting influences and for the provision of
housing (and related facilities and uses) designed specifically for, and
limited to,families and individuals of low or moderate income;
(i) The power to construct the foundations and platforms necessary for
the provision of air rights sites of housing(and related facilities and uses)
designed specifically for, and limited to, families and individuals of low
or moderate income.
(4) The power to provide, or to arrange or contract for, the furnishing or repair
by any qualified, licensed person or agency, public or private, of services,
privileges, works, streets, roads, bridges, public utilities, or other facilities for,
or in connection with, the Plan; to install, construct, and reconstruct streets,
bridges, utilities, parks, playgrounds, and other public improvements; and to
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CDThe North Beach Community Redevelopment Agency Plan
agree to any conditions that it deems necessary and appropriate, which are
attached to federal financial assistance and imposed pursuant to federal law
relating to the determination of prevailing salaries or wages or compliance with
labor standards, in the undertaking or carrying out the Plan and related
activities, and to include in any contract authorized by the NBCRA in
connection with such redevelopment and related activities, provisions to fulfill
such of the conditions as it deems reasonable and appropriate;
(5)The power to enter into any building or property in the Redevelopment Area
in order to make inspections, surveys, appraisals, soundings, test borings, or
contamination tests,with the permission of the owner(s)and to request an order
for this purpose from a court of competent jurisdiction in the event entry is
denied or resisted;
(6) The power to acquire by purchase,lease, option, gift, grant, bequest, devise
or otherwise any real property within the redevelopment area (or personal
property for its administrative purposes), together with any improvements
thereon;
(7) The power to hold, improve, clear or prepare for redevelopment any
property within the Redevelopment Area acquired by the NBCRA;
(8) The power to mortgage, pledge, hypothecate, or otherwise encumber or
dispose of any real property within the Redevelopment Area;
(9) The power to insure or provide for the insurance of any real or personal
property within the Redevelopment Area or operations of the NBCRA against
any risks or hazards, including the power to pay premiums on any such
insurance;
(10) The power to enter into any contracts necessary to effectuate the purposes
of the Act;
(11)The power to solicit requests for proposals for redevelopment of parcels of
real property within the Redevelopment Area contemplated by the Plan to be
acquired for redevelopment purposes by the NBCRA and, as a result of such
requests for proposals, to advertise for the disposition of such real property to
private persons or entities pursuant to section 163.380 of the Act, prior to
acquisition of such real property by the NBCRA;
(12) The power to invest any community redevelopment funds held in reserves
or sinking funds or any such funds not required for immediate disbursement in
property or securities in which savings banks may legally invest funds subject
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nThe North Beach Community Redevelopment Agency Plan
to their control and to redeem such bonds as have been issued pursuant to
section 163.385 of the Act, at redemption price established therein or to
purchase such bonds at less than the redemption price, all such bonds so
redeemed or purchased to be canceled;
(13) Subject to prior approval of the City Commission and the County
Commission, which approval or disapproval shall be in the sole and absolute
discretion of the City Commission and County Commission, the power to
borrow money and to apply for and accept advances, loans, contributions, and
any other form of financial assistance from the Federal Government or the state,
county, or other public body or from any sources, public or private, for the
purposes of the Act,and as a condition of the award of such loan or contribution,
to give such security as may be required and to enter into and carry out contracts
or agreements in connection therewith; and to include in any contract for
financial assistance with the Federal Government for or with respect to
community redevelopment and related activities such conditions imposed
pursuant to federal laws as the Agency deems reasonable and appropriate which
are not inconsistent with the purposes of the Act. It is the expressed intent of
the NBCRA not to issue bonds or use any other form of indebtedness until such
time as required by a development when bonding or indebtedness is required to
complete the project.
(14) The power to make or have made all surveys and plans necessary to the
carrying out of the purposes of the Act; to contract with any person, public or
private,in making and carrying out such plans;and to adopt or approve,modify,
and amend such plans, which plans may include, but are not limited to:
(a) Plans for carrying out a program of voluntary or compulsory repair
and rehabilitation or buildings and improvements; and
(b) Plans for the enforcement of state and local laws, codes, and
regulations relating to the use of land and the use and occupancy of
buildings and improvements and to the compulsory repair,
rehabilitation, demolition, or removal of buildings and improvements:
and
(c) Appraisals, title searches, surveys, studies, and other plans and work
necessary to prepare for the undertaking of community redevelopment
and related activities; and
(15) The power to develop, test, and report methods and techniques, and carry
out demonstrations and other activities, for the prevention and the elimination
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• The North Beach Community Redevelopment Agency Plan
of slums and urban blight and developing and demonstrating new or improved
means of providing housing for families and persons of low income; and
(16) The power to apply for,accept, and utilize grants of funds from the Federal
Government for such purposes; and
(17) The power to prepare plans for and assist in the relocation of persons
(including individuals,families,business concerns,nonprofit organizations, and
others) displaced from the Redevelopment Area and to make relocation
payments to or with respect to such persons for moving expenses and losses of
property for which reimbursement or compensation is not otherwise made,
including the making of such payments financed by the Federal Government;
and
(18) The power to appropriate such funds and make such expenditures as are
necessary to carry out the purposes of the Act; to make a request to rezone any
part of the City or the County or make exceptions from,or revisions to,building
regulations; and to enter into agreements with a housing authority, which
agreements may extend over any period,notwithstanding any provision or rule
of law to the contrary, respecting action to be taken by such county or
municipality pursuant to any of the powers granted by the Act; and
(19) The power to make a request to the appropriate authority to close, vacate,
plan, or replan streets, roads, sidewalks, ways, or other places and to plan or
replan any part of the City or the County; and
(20) The power to provide funding to support the development and
implementation of community policing innovations, subject to any budgetary
limitations set forth in the Interlocal Agreement; and
(21)The right to exercise any other power that the Florida Legislature grants to
community redevelopment agencies after the date of the Interlocal Agreement,
subject to approval of the exercise of such power by the City Commission, and
if approved by the City Commission, subsequent approval by Miami Dade
County.
(22) Nothing in the Interlocal Agreement is intended to prohibit the County
and the City from exercising their sovereign powers as prescribed by law.
B. The following powers may not be paid for or financed by increment revenues:
(1) Construction or expansion of administrative building for public bodies or
police and fire buildings,unless each taxing authority agrees to such method of
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vV The North Beach Community Redevelopment Agency Plan
financing for the construction or expansion, or unless the construction or
expansion is contemplated as part of a community policing innovation.
(2)Installation,construction,reconstruction,repair or alteration of any publicly
owned capital improvements or projects,if such projects or improvements were
scheduled to be installed,constructed,reconstructed,repaired,or altered within
three years of the approval of the Plan by the County Commission pursuant to
a previously approved public capital improvement or project schedule or plan
of Miami-Dade County as the governing body which approved the Plan, or the
City, unless and until such projects or improvements have been removed from
such schedule or plan of Miami-Dade County or the City and three years have
elapsed since such removal or such projects or improvements were identified in
such schedule or plan to be funded, in whole or in part, with funds on deposit
within the community redevelopment trust fund.
(3) General government operating expenses unrelated to the planning and
carrying out of the Plan.
In addition, Florida Statute section 163.370, Powers; counties and municipalities;
community redevelopment agencies,states:
(5) A community redevelopment agency shall procure all commodities and services
under the same purchasing processes and requirements that apply to the county or
municipality that created the agency.
Authority to Undertake Redevelopment
The NBCRA Redevelopment Plan has been prepared in accordance with the
Community Redevelopment Act, Chapter 163, Part III, F.S. ("the Act"). The adoption
of this Plan and any subsequent modifications or amendments shall follow the required
procedures through public hearings and the adoption of the necessary resolutions and
ordinances.
In recognition of the need to prevent the spread of and eliminate the existence of
blighted conditions within the community, the Act confers upon counties and
municipalities the authority and powers to carry out community redevelopment.
Severability
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Should any provision, section, subsection, sentence, clause or phrase of this CRA
Redevelopment Plan be declared by the courts to be invalid or unconstitutional such
declaration shall not affect the validity of the remaining portion or portions of this plan.
2.2. Time Requirements to Complete Redevelopment Projects
The time certain for completion of redevelopment projects included in the North Beach
Community Redevelopment Plan is 30 years from adoption. The time certain for the
completion of redevelopment projects pursuant to the adopted North Beach
Community Redevelopment Plan is anticipated for , 2051.
2.3. Conformity with the City of Miami Beach's Comprehensive Plan
An analysis of the North Beach Community Redevelopment Plan's conformity with the
City of Miami Beach Comprehensive Plan (2019) was conducted by City staff and the
Local Planning Agency, the City of Miami Beach Planning Board, which concluded
that the North Beach Community Redevelopment Plan is in substantial conformance
with the City's Comprehensive Plan.
2.4. Safeguards for Redevelopment Carried out Pursuant to the Plan
The CRA shall be subject to the Florida Sunshine Law and will meet as necessary to
carry out the business of the Agency. The CRA Board has publicly adopted by-laws to
govern its activities and to ratify its administrative policies. These are the
administrative documents by which the CRA operates.
The CRA shall provide adequate safeguards to ensure that all leases, deeds, contracts,
agreements,and declarations of restrictions relative to any real property conveyed shall
contain restrictions, covenants running with the land and its uses, or other such
provisions necessary to carry out the Goals and Implementation Strategies of this North
Beach Community Redevelopment Plan.
The CRA shall maintain adequate records to provide for a financial audit each fiscal
year by an independent certified public accountant or firm. Each financial audit
conducted pursuant to the statute must be conducted in accordance with rules for
audits of local governments adopted by the Auditor General. The audit report must:
1. Describe the amount and source of deposits into, and the amount and
purpose of withdrawals from, the trust fund during such fiscal year and the
amount of principal and interest paid during such year on any indebtedness to
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The North Beach Community Redevelopment Agency Plan
which increment revenues are pledged and the remaining amount of such
indebtedness.
2. Include financial statements identifying the assets, liabilities, income, and
operating expenses of the CRA as of the end of such fiscal year.
3. Include a finding by the auditor as to whether the community
redevelopment agency is in compliance with subsections(6)and(7)of s. 163.387
Redevelopment trust fund.
The audit report for the CRA must accompany the annual financial report submitted
by the county or municipality that created the agency to the Department of Financial
Services as provided in s. 218.32, regardless of whether the agency reports separately
under that section and the agency shall provide a copy of the audit report to each taxing
authority.
On March 31 of each year,the NBCRA shall file an annual report with the County and
City and publish the report on the agency's website. The report must include the
following information:
(a) The most recent complete audit report of the redevelopment trust fund as
required in s. 163.387(8). If the audit report for the previous year is not available
by March 31, a community redevelopment agency shall publish the audit report
on its website within 45 days after completion.
(b) The performance data for each plan authorized, administered, or overseen
by the community redevelopment agency as of December 31 of the reporting
year, including the:
1. Total number of projects started and completed and the estimated
cost for each project.
2. Total expenditures from the redevelopment trust fund.
3. Original assessed real property values within the community
redevelopment agency's area of authority as of the day the agency was
created.
4. Total assessed real property values of property within the boundaries
of the community redevelopment agency as of January 1 of the reporting
year.
5. Total amount expended for affordable housing for low-income and
middle-income residents.
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The North Beach Community Redevelopment Agency Plan
(c) A summary indicating to what extent, if any, the CRA has achieved the
goals set out in its Redevelopment Plan.
The CRA shall file all reports necessary each year to comply with the"Special Districts"
requirements of the state of Florida.
2.5. Policy Guidelines for CRA Activities
The CRA shall be empowered to take all actions necessary to ensure the successful
achievement of the North Beach Community Redevelopment Plan goals. Specific
activities recommended to achieve the goals are highlighted in Implementation
Strategies. More general direction is provided by the Concept Plan and the Guiding
Principles.
The following policy guidelines are provided to assist the CRA and its staff in the
implementation of redevelopment programs and activities.
1) The CRA shall work together with the City and all of its departments towards the
shared goals of improving the quality of life for all citizens, businesses, and property
owners in the Redevelopment Area.
2) The CRA shall work with the private sector,financial institutions, and interested
investors to the fullest extent it deems reasonable to facilitate the maximum
investment of private funds in the Redevelopment Area.
3) The CRA shall work and communicate with all interested community groups
towards the successful realization of all redevelopment goals and the successful
implementation of all redevelopment programs.
4) The North Beach Community Redevelopment Plan shall serve as the primary
policy guide and provide the primary tools for the City's redevelopment efforts within
the North Beach Community Redevelopment Area.
5)The CRA shall pursue compliance with the goals, objectives, and guidelines that
are established by the City's development review boards for all development and
redevelopment activities it supports or initiates.
6)The CRA shall work towards leveraging the maximum amount of financing
resources possible to assist in the redevelopment.
7) The CRA shall actively pursue the purchase and/or redevelopment of vacant or
abandoned properties in the redevelopment area as a priority.
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8) The CRA shall identify and actively pursue successful projects in its earliest stages
to increase public awareness and support for its longer-range challenges and
programs.
9) The CRA will actively partner with both public and private sector entities towards
the achievement of its redevelopment goals and to gain the maximum leveraging of
assets and cooperation.
10) The CRA, in cooperation with local residents, businesses, property owners, and
development interests, shall seek to identify and rehabilitate significant historical and
cultural elements of the community if viable.
11) Where appropriate, the CRA shall encourage and facilitate an integrated system of
pedestrian circulation, parks, and open space in the Redevelopment Area with special
emphasis on providing residents with easy and safe access to commercial locales.
12) The CRA shall support and participate in the provision of an efficient parking
system throughout the Redevelopment Area.
13) The CRA shall encourage that potable water,wastewater treatment, and
stormwater drainage systems accommodate present and future demands in a timely,
cost-efficient,and equitable manner while protecting the health, safety, and welfare
of the system users and the environment.
14) The CRA shall support in environmental clean-up activities where environmental
problems are an obstacle to successful redevelopment.
15) The CRA shall provide for priority to be given to residents of the redevelopment
area, and secondly to those of City of Miami Beach, to purchase or lease homes or
dwelling units developed under the North Beach Community Redevelopment Plan to
the extent the law allows.
16) The CRA shall consider providing a priority to local business entities for their
participation in all redevelopment programs to the extent it deems legal and in the
public interest.
17) The CRA,with the assistance of neighborhood-based organizations,housing
finance agencies, financial institutions, government, development interests, and real
estate representatives, shall preserve and enhance existing residential areas to provide
a variety of housing opportunities for all income levels.
18) The CRA shall undertake annual continuous improvement programs and other
activities that are designed to prevent the recurrence and spread of negative
conditions.
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19) The CRA, in cooperation with the Miami Beach Police Department, Miami Beach
Fire Department, and Code Enforcement Department, shall work to create a safe,
quality environment for residents and businesses.
20) The CRA shall work with citizen groups, the School Board of Miami-Dade
County, and vocational and higher education institutions to identify opportunities for
additional or improved educational facilities, structures, and sites within the
Redevelopment Area.
21)The CRA shall assist the City and other governmental entities to promote
alternative modes of transportation and to maximize transit facilities and related
economic and community uses.
22) The CRA shall implement programs that assist in removing the financial obstacles
that may occur and prevent otherwise successful redevelopment projects and
activities.
23) The CRA will work in concert with the goals of the City of Miami Beach
Comprehensive Plan, in addition to those established by Florida Statutes as they relate
to the North Beach Community Redevelopment Plan.
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3. Existing Conditions
The Existing Conditions section provides a starting point for measuring future success.
It identifies the conditions and/or assets the CRA should preserve and protect while
also identifying conditions to mitigate and/or improve. It shows changes in
demographics, households, and income distributions within the Redevelopment Area
- information that supports later CRA strategies and tactics. The graphs and data used
in this section apply to only the North Beach CRA Redevelopment Area, and all data
contained within the section comes from ESRI,which aggregates date from various
government sources, such as the Census Bureau, Bureau of Economic Analysis and
Bureau of Labor Statistics into comprehensive reports for specified geographies.
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3.1. Population and Households
The North Beach CRA Redevelopment Area is home to approximately 7,100
individuals, 3,700 households
and approximately 4,750 Figure 4:Population,Households&Housing Units(ESRI 2020)
housing units as of the end of
2020 (See Figure 4). .Population — •Households Housing Units
9 7,300 4,900 a
Looking back over the past $ 7,200 4,700
decade, population actually 7100 4,500
N
peaked in 2018 at nearly 7,200
7,000 4,300
persons, 3,800 households and
6,900 4,100
just over 4,700 housing units.
6,800 3,900
That said, the population in _— _ 3,700
2020 is higher than at the start — -
6,600 3,500
of the decade and does show 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
growth (albeit in a wave-like
fashion, with growth and
Figure 5-•Total change 2010-2020 by Category(ESR1 2020)
decline periodically
alternating). In fact, the 2010- 250
224
2011 period showed minor
decline, followed by roughly 200
three years of very slow 150 14s
population growth(2012-2015)
before a distinct growth period100 90 _-_
began from 2016-2018.
As shown in Figure 5, isolating so
just the absolute growth o
between 2010 and 2020 shows Population Households Housing Units
that the district has grown by
only 224 individuals and 90 households over this period. Housing units increased by
146 (net).
Although the CRA district is geographically small (roughly a half square mile), its
population growth remains lower than would be expected in a similarly sized area of
a major American city.
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3.2. Age Characteristics of the Population
Figure 6 shows the age profile and structure of the population within the CRA's
boundaries. The projected population in 2025 skews older(above age 25),with the
largest individual age segments being the 25-34 year-old and 35-44 year-old groups.
Only 21%of the population is under age 25, whereas 30%of the population are in the
two largest age groups. Half of the population is aged 45 or older.
Looking at Figure 6:The Age Structure of the Population and Recent Changes(ESRI 2020)
the change
In the age ■2025 •Change 2010-25
1.200
structure of a
1,000
population $
600
can often be
600
more
400 275
insightful
than looking ,g11 ,o II:311o I 37 ssk, 41
at only the
200 •,66 -170
aggregate
-400
change in a 0-4 5-9 10-14 15-19 20-24 25-34 35-44 45.54 55.64 65-74 75-64 65r
population Age Brackets
in isolation
because the age bands that are growing or shrinking provide clues about the area's
attractiveness for families, singles,youth and elderly residents. No set of population
changes by themselves is good or bad,but generally areas without growth in the
younger age cohorts (under 45 years old) are more likely to reflect less attractive
economic and social conditions than areas where there is strong growth among the
those same age groups.
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The changes over the 2010-2025 projections (which simply continue the 2020 actual
trends out a further five years) show Figure 7:The Ratio of Males to Females(>1=more females)
that the vast majority of the (ESRI 2020)
population growth within the district
has occurred in the 55+age group, 85+ 1.55
with a slightly smaller sized group of 85.89 1.6;
residents leaving in the 25-54 year-old 70-74 1.16
65-69 1.43
age brackets. The age groups under 25 60-64 1.05
years old show very limited growth 55-59 1.02
m 50-54 0.8
over the 15-year analysis period. ' 45-49 0.79
- 40-44 0.25
CO
The changes shown here indicate that m 35-39 0 {8
the area is not growing or retaining 30 34 C1190
25-29 1.93
young families, but it is growing and 20-24 0.96
retaining its late middle age to elderly 15-19 .92
10-14 1.01
population. 5-9 0.98
0-4 1.00
Among age groups 14 and younger, Total 1.01
there is a fairly even male to female - 0.50 1.00 1.50
ratio (Figure 7). Males then Mala Famala Ratin
outnumber females within the CRA's boundaries from age 15 until age 54, then
females become a majority for all ages above 55,with the female to male ratio
becoming increasingly imbalanced as age increases. For example,by the age of 80+,
there are more than 50%more females than males).
3.3. Race and Ethnicity Figure 8:Population:Hispanic/Non-Hispanic Origin(ESRI 2020)
The CRA district is
.Hispanic Origin Non-Hispanic origin
overwhelmingly Hispanic in 100%
origin (Figure 8) and this share 90"h21111% AVM
has increased from 72%in 2010 80%
70%
to 79%in 2020 and a projected ,
0
82%in 2025. While other groups 50%
are present and are life-long 40% 72 7% 792% 81 9%
30%
residents, much of the recent 20%
change shows a higher percentage 10%
Hispanic ethnic origin 0%
of
2010 2020 2025
individuals in the area.
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Hispanic ethnic origin or heritage does not specify any particular race. Looking at the
racial identification of residents
Figure 9:Population:Self-Identified Race(ESRI 2020)
within the district (Figure 9)
shows that 85%of residents
identify as white alone, 5.3% Two or More Races '2.9%
identify as some other race, 4.8% Some Other Race Alone .5.3%
identify as black alone, 2.9% Pacific Islander Alone 0.0%
identify as mixed race and the
Asian Alone 11.1%
remainder are Asian alone or
American Indian Mone 10.5% •
American Indian alone. There is
little expected change in this Black Alone 4.8%
racial distribution over the 2025 White Mone 85 5%
projections. 0% 10% 20% 30% 40% 50% 60% 70% BO% 90%
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3.4. Income, Employment & Education
3.4.1. Income
Household incomes in the CRA district are skewed to the lower end of the income
band. In 2020, Figure 10:Resident Income by Bracket(ESRI 2020)
median household
income was
0 2020 .2025
L
$35,500 and in y 25%
2025 it is projected = 20% %' '
0 15% t7% 17%
to be $38,000. Note t 10% 13% .
101 Mir
that for Miami- 5%
69411 1% 1% 3%r1
Dade County Area °%
c 31
cn
Median Income tg
(AMI) for 2020 is v . o g g . I $ u
$59,100. ul
w
As shown in Figure Income Brackets
10, nearly 39%of all households in 2020 earn under$25,000 per year,but a slight
improvement is anticipated by 2025,with 36%of households earning below that
amount. In 2020, the largest number of households within a single income band are
those that earn between$15,000 and $24,999 annually.
Roughly 10%of households in both 2020 and 2025 (estimated) earn $100,000 or more
each year.
While the income data in Figure 10 shows a fairly common household income curve
above $25,000 per year, the cluster of households under the $25,000 per year level
indicates that the area includes a substantial percentage of households that would
typically be considered to be economically distressed.
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3.4.2. Educational Attainment
Educational attainment in the district is higher than incomes would suggest. Figure 11
shows that just over 55%of the population have had some college education, and
nearly a third have a bachelor's or graduate/professional degree.
On the other side of the Figure 11:Resident Educational Attainment(ESRI 2020)
educational attainment
scale, 30%of district Graduate/Professional Degree 13.2%
residents have completed
Bachelor's Degree 191%
up to a high school
diploma, 2.4%had a GED Associate Degree 11.4%
or equivalent, and a Some College, No Degree 11.7%
further 12%have some or GED/Alternative Credential .—2.4%
no high school education. High School Graduate 30.1%
Of the total population, 9th- 12th Grade, No Diploma . c'
then, roughly 45%have a
high school diploma or Less than 9th Grade s.o°
less and 55%have some 0% 5% 10%15%20%25%30%35%
college or more.
3.4.3. Unemployment&Employment
At this time, the area's unemployment rate is higher than the national average - at
7.6%compared to 6.7%nationally. The disaggregated unemployment rates by age
shown in Figure 12 provide
Figure 12:Unemployment by Age Bracket(ESRI 2020)
more insights: young people
under the age of 24 are 20 Civilian Population 1e+In tabor Force
Civilian Population 16+ 4,313
unemployed at twice the
Population 16+Employed 92.4%
area's average: 15.6%. This Population 16+Unemployment rate 7.6%
group, while not numerically Population 16-24 Employed 8.3%
large, skews the overall 16-24 Unemployment rate 15.6%
Population 25-54 Employed 67.6%
number and indicates that 25-54 Unemployment rate 6.8%
the district is either not Population 55-64 Employed 15.6%
preparing its young people 55-64 Unemployment rate 6.7%
Population 65+Employed 8.4%
for employment or not
65+Unemployment rate 7.2%
creating sufficient jobs to
absorb its youngest job market participants.
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Figure 13 shows occupations of Figure 13:Employment by Major Industry Sector(ESRI
employment within the district with 2020)
48%of all employees in the "white-
White Collar 48.0%
collar"occupations, 33%in"services" Management/Business/Financial 11.9%
and 19% "blue-collar." Professional 16.2%
Sales 10.0%
The area's white-collar employment Administrative Support 10.1%
is largely in the professional and Services 32.9%
Blue Collar 19.1%
management occupations (16%and Farming/Forestry/Fishing 0.0%
12%, respectively), while sales and Construction/Extraction 5.6%
Installation/Maintenance/Repair 1.6%
administrative support provide the
Production 4.3%
balance of the white-collar Tr,,nennriohinn/KA-, ,, l kAnuinn 7 aoi
occupations.
Retail trade is the largest component of the services industry nationally.While not
disaggregated here, it is safe to assume that the majority of employment within the
services industry in Figure 13 is also retail employment.
Blue-collar employment is primarily in the transportation occupations (7.6%),
followed by construction (5.6%),then maintenance and repair occupations.
3.5. Housing Characteristics
The North Beach CRA Redevelopment Area household distribution (Figure 14) shows
the pattern of habitation among family and non-family households.
Among non Figure 14:Households by Type&Size(ESRI 2020)
family
households, 1,800
Family ■Non-Family
the vast 1,600
majority(79%) 1,400
are one-person
1,200
N
households. -p
21%of non- 0 1,000 ,,o,s
family o 800
households = 600
include two 400
persons. There I 353
were no three 200 235
0 0 0 7e 0 0 0 1 0
or more-person 0
1-Person 2-Person 3-Person 4-Person 5-Person 6-Person 7+
non-family -
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households in the 2014-18 dataset ESRI has taken from the Census Bureau's American
Communities Survey (ACS).
Among families, the household sizes ranged between two-person households (60%of
the total), three-person households (21%), four-person households (14%) and five-
person households (5%). Because of the relatively older population average of the
district, it is a safe
assumption that some high Figure 15:Housing Units by Tenure(ESR1 2020)
portion of the family
5,000 4,754 4,817 5,000
households include 4,627
4,500
extended family members. 4,000 931 1,017 1,051 4,500
3,500 ` = 4,000
Figure 15 shows that 3,000 ;._ ..:
rental units in 2020 are 2,500 3,500
the dominant form of 2,000
1,500 2 867 3,024 3,037 3,000
housing units in the 1,000
district(63%of all 500 2,500
occupied units), with 0 2,000
2010 2020 2025
owner occupied units
being 15%of the total ■Renter Owner Vacant
housing stock. The data
shows that 21%of the housing units in the Redevelopment Area are vacant. This
number may be accurate,but it may also be a reflection of data reporting
inconsistencies. Such a high number of vacant units is rarely seen in a market with
even moderately attractive structural features.
Figure 16 reflects the
distribution of values Figure 16:Owner-Occupied Housing Units by Value(ESRI 2020)
among owner-occupied 20%
housing units showing a > 16%
slightly leftward skewed E 14%
0112%
bell-shaped curve, with the TA 10%
8%
a
largest single value 2 B%
grouping of units (18%) 62% 2% dIibh
o% ,.
being valued between o 0% o �, 2 �, �,
g a a, a) rn m a) a) rn C 8m o� 0
$300,000-399,000. 3 6 m 0) ' 0) C) 0) m o $ o
While the valuations above
C 0 p C C 8 C
and below this level are U) o g 0 g g g 0
similar in shape, there are `" "' `" '" `" `" "'
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The North Beach Community Redevelopment Agency Plan
few units valued at under$100,000 (10%of all owner-occupied units) and even fewer
valued over$1 million (roughly 6%).
That said, there are a large number of owner-occupied housing units valued over
$500,000: nearly 25%of the total owner-occupied housing stock is valued at this level
or higher.
The owner-rental ratio by age Figure 1Z Owner-Rental Ratio by Age Brackets(ESRI 2020)
group can be assessed using U.S.
Census data from 2010 (provided 1.00 0.88
0.90
by ESRI), which is less recent but
0.80
likely to remain directionally 0 70 0.69
true. This ratio compares the
0.60
number of owners with the 0.50 0.47 •
41
number of renters within a given 0.40 0.35
age bracket.A value of 1.0 would 0.30 0'29 0.23 024 _
mean that there are an equal 020 0.07 0.12
0.10
_- • � �.��
number of owners as renters,
The North Beach Community Redevelopment Agency Plan
stress as paying more than one-third of income towards rent, this high proportion of
households paying such a high percentage of their income would clearly qualify as
income-stressed or cost-burdened.
Roughly one-third of the households in the CRA district pay rents that are under the
30%of income level and would not be considered income stressed, but 61%of all
renter households within the CRA's boundaries pay at least 30%of their income for
rent. Measures to improve rental housing affordability, likely in combination with
economic development efforts that aim to increase income levels, could produce
positive impacts on the district's residents.
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4. Real Estate Analysis
The Real Estate Analysis section is key to understanding market forces for the area's
inventory, availability, classification, and rates. It also provides a review of real estate
trends that will likely impact the baseline demand and future outlook for various real
estate uses within the CRA district. Implementation strategies related to the Real
Estate Analysis section would involve the CRA's authority to acquire, dispose of,
and/or redevelop properties in pursuit of Redevelopment Plan Goals.
4.1. Miami Beach Real Estate Market Overview and Trends
Every real estate market across the country was impacted by the COVID-19
pandemic. Related government emergency orders issued across every state all but shut
down real estate markets, and Miami-Dade County was no exception. Employment
trends among regional and local economies are generally correlated to long-term real
estate trends. According to data from Track the Recovery'
(https://www.tracktherecovery.org), as of October 22, 2020,Miami-Dade County
employment rates among workers in the bottom wage quartile decreased by 12.2%
compared to January 2020(not seasonally adjusted).
Figure 19:Economic impacts from COVID(TracktheRecovery.com 2020)
-. Oct 22.2020
Oct 22.2020
+2.8%
+3.9% TATO.
-. trick Wage
('SWK) ,
- _ - _. -5 8%
- -- lackSO4WiW.
-12.2%
LOW Wage
(.$2Tk)
Apr is
Jan 20
Apr 15
1 Opportunity Insights Research and Track the Recovery are projects based at Harvard University,where a team of
researchers and policy analysts work together to analyze new data and create a platform for local stakeholders to
make more informed decisions.
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eThe North Beach Community Redevelopment Agency Plan
Development and leasing activity is returning to the Miami-Dade County real estate
market after suffering from various government mandated shutdowns and other
restrictions. Miami's overall employment rates decreased by -2.7%compared to
January 2020 (not seasonally adjusted) after a strong rebound in the third quarter of
2020. According to analysis by the U.S. Bureau of Labor Statistics, Miami-Miami
Beach-Kendall had an unemployment rate of 7.9%in December 2020, down from
15.2%in July 2020.
Despite the steep economic downturn following the COVID-19 pandemic, the Miami
real estate market including North Beach and the Redevelopment Area has been
stable during a time of relative uncertainty. In discussion with brokers from Cushman
&Wakefield and real estate research reports from Colliers, a number of factors are
impacting the real estate market currently: job losses in leisure and hospitality, trade,
transport and utilities, education and even health care. However, some positive trends
can be seen with employment sectors to gain jobs year-over-year(YoY) in
manufacturing, adding 2,600 new positions and in Construction and Financial
Activities with 1,300 and 200 new jobs respectively (Cushman&Wakefield Miami-
Dade Office Q4 2020 market report).
The Greater Miami economy has experienced a significant slowdown in new lease
deals. In particular, the office market has been deeply impacted: new lease deals
totaled approximately 1.4 million square feet in 2020, a 47.3%decline from year prior
and the lowest amount since 2003.Approximately 34%of the total leasing volume
occurred in the first quarter of 2020 before the pandemic mandated shutdowns.
Within the 12 major sub-markets in the Miami-Dade area, most new office activity
remains centered in the Brickell Avenue, Coral Gables and Airport West sub-markets
where amenities such as mass or rapid transit, contemporary retail, fitness and
athleisure outlets are more accessible. On the retail front, the Miami Beach sub-
market has also been impacted. North Beach reports some 79 vacant stores.
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CDThe North Beach Community Redevelopment Agency Plan
4.2. CRA District Real Estate Trends and Drivers
Based on a Cushman&Wakefield assessment of the CRA district boundaries shown
in Figure 20 the current real estate mix seen in the designated area was analyzed for
key insights about the CRA district's real estate market.
Figure 20:CRA Market Data(Cushman& Wakefield 2021)
Biscaya island
•
Stell,]ter Park h
BISCAYNE POINT' -
a` I al,t71
„F.r Nate A V
' Z
rted.
Biscayne Point 9.
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,,p, itt,,40,406, Ap,
TA
k..1...rydli1% 'A_'.4„1 1.14
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Normandy isle '
park&Pnnf t E;` '"
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• The North Beach Community Redevelopment Agency Plan
4.2.1. Overview
A January 2021 CoStar-generated real estate profile for the District provided the
following real estate composition: Figure 21:CRA District Building Counts(Cushman&
There are an estimated 309 Wakefield 2021)
properties with a total rentable Categories Total Number
building area (RBA) of 3.9 million 1 Total MF apartment units 3,078
2 MF Buildings 191
square feet currently. Note that the 3 office 15
number of individual properties does a Retail 98
5 Retail Strip Center 5
not necessarily correspond to taxable MF=Multi-family
entities. Most of the RBA(nearly
60%) listed in the District is Class C real estate. Generally, Class C is the lowest
classification available for real estate. Typically, Class C real estate describes building
stock that is more than 20 years old, located in areas that are removed from the
central business district, and residents fall within lower area median incomes. Such
buildings often lack building components and amenities associated with Class A or B
real estate, such as central climate control,elevators, and parking options. Note that
these classifications can be subjective and vary widely among markets.
Figure 22:Rentable building area by class(Cushman& Wakefield 2021)
A B C (blank) Grand Tote)
Multi-Fa1ily 292,000 1,003,496 1,733,102 8,612 3,037,210
Office 92,750 92,199 184,949
Retail and Strip Centers 48,725 225,380 438,902 11,601 724,808
Grand Total 340,725 1,321,626 2,264,203 20.213 3,946,767
The North Beach CRA Finding of Necessity conducted in 2019 (pre-pandemic)
reported residential vacancy rates at 23%within the proposed boundary compared
with a countywide residential vacancy rate of 11.4%. In 2019, CoStar identified nine
(9) vacant properties in the area measuring some 36,382 square feet. This vacancy rate
is higher than the citywide vacancy rate of 6.2%, and the countywide rate of 3.9%.
The office stock as of 2020 remains small at some 185,000 square feet or 5%of the
total rentable area. The Miami Beach submarket including the CRA area saw no
significant new office construction during 2020.
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There is only one major affordable housing complex in the CRA.District funded by
the City of Miami Beach---the Lottie Apartments located at 530 75th street, comprised
of 9 rental units and where affordability is preserved through 2050 (see Figure 23).
49
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W,4)) The North Beach Community Redevelopment Agency Plan
r�
Figure 23:Affordable housing developments within Miami Beach
Affordable Housing
- City Boundary
.... . CRA Boundary
• Affordable Housing Units
essmermateff4 iiii ,
NE 79th ST
4111‘
if C_
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50
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The North Beach Community Redevelopment Agency Plan
4.2.2. Residential
Today, the district has more than 180 residential buildings that include more than
3,000 apartments (Figure 24). The class distribution is skewed heavily towards Class C
properties with some 74%in this category.
As the largest component Figure 24:NBCRA Residential Summary(Cushman&Wakefield
of the CRA district's real 2021)
estate stock, residential Mufti-Family Units by Building Class
properties (and future Units % of Total
development) are critical Class A 242 7.9%
Class B 555 18.1%
components to the area's Class C 2270 74.0%
tax base. Total 3067 100.0%
As the majority of the residential housing stock is considered to be at the Class C
level,there are likely a number of initiatives that could improve the quality and
taxable value of the existing housing stock,whether through improved maintenance
or renovations.
Although there are a number of sizable mixed-use residential developments working
their way through the permitting and development process, the overall residential
development pipeline remains less active than would be expected for Miami Beach.
Beneficially, however, most of the anticipated projects fall within or near the 715t
Street area, which will help to enhance that area as a center of gravity for new
development.
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4.2.3. Retail and Office
Countywide
The office market is driven by business demand for employee and customer service
functions. It tends to house corporate and administrative staff whose co-location
facilitates meetings and productivity(though this is changing post-COVID).
Recent changes in the overall office market in Miami-Dade County are shown in
Figure 25.
Figure 25:Changes in the Miami-Dade County office market(Cushman& Wakefield 2021)
SPACE DEMAND 1 DELIVERIES OVERALL VACANCY&ASKING RENT
600 - $45 20%
'., :: fflffljjffffflfflft :
200
100 SO • 5
2016 2D17 2016 2019 YTD 2020 2016 2017 2018 2019 2020
•Net Absorption.SF ■Consttudan Completions,SF ri Asking Rent $PSF Vacancy Rale
Looking first at new construction and market absorption, a key takeaway is that,
through Q3 2020, there was a net loss of nearly 400,000 SF in the Miami-Dade
County office market as tenants either let leases expire or actively exited the office
market.
Office vacancies are particularly troubling because office tenants often maintain their
own ecosystems of retail operations around large corporate tenants. When the office
tenants leave, the retailers may not be able to survive if the office space remains
vacant for more than a few months.
Additionally, office landlords will lower asking-rents or offer incentives to new
tenants to fill vacant spaces, which tends to dampen the overall rental growth market,
as existing tenants are often unwilling to accept strong rental growth rates when new
tenants are getting much better economic terms.
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• The North Beach Community Redevelopment Agency Plan
While the current Miami-Dade County office market is estimated to be 15%vacant
with rents stable in the mid-$30s per square foot range, the impacts of COVID are far
from over and many corporate tenants are actively looking to maintain a large portion
of their workforce as remote staff, at least on a flexible basis.
These forces will work against largescale office development in the CRA district until
or unless a large corporate anchor establishes a presence in the area (or commits to a
sufficiently long-term lease to allow for new development to be financed).
CRA District
Real estate investment in the Miami metro area has remained firm throughout 2020-
2021 amid the COVID-19 economic crisis, with entrepreneurs, investors, and
developers setting their sights on Miami's office,retail and even residential markets.
Many of these "new-to-market" firms that have made Miami their home are in the
technology or financial services industries, retail conglomerates, and other corporate
tenants with needs that are generally Class A buildings with larger floorplates.
North Beach and the CRA district have not been attractive to such tenants for a
variety of reasons. The existing office market is very small,with 15 buildings,
characterized mostly as Class C and a few Class B buildings. This amount is
insufficient to create the critical mass necessary to attract mainstream tenants or
entrepreneurs seeking a "cluster effect". Additionally, Class B and C properties
generally lack the type of amenities that the technology or tech-related workforce
Figure 26::NBCRA Office and Retail Rent Summary(Cushman& Wakefield 2021)
Rent From $ - $20.01 $30.02 $40.03 $50.04 $60.05 $70.06
Rent To $ 20.00 $30.01 $40.02 $50.03 $60.04 $70.05 $80.06
Office 0 3 7 5 0 0 0
Retail&Strip Centers 2 11 54 26 5 4 1
Totals 2 14 61 31 5 4 1
have come to expect.
Brokers convey that overall asking rents within the CRA's boundaries remain steady
for existing properties across the real estate mix—most landlords have postponed
improvements and price escalations for now. Class B properties are at the higher end
of the pricing range with peak rates in the category still more competitive than South
Beach or other districts on the mainland.
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CDThe North Beach Community Redevelopment Agency Plan
Retail offerings in the Redevelopment Area remain varied. Recently, retail closings
(from both COVID-19 related impacts and structural changes impacting the retail
market in general) are forcing cities and retailers to think creatively about how best
to reimagine the retail experience and retail shopping districts.
People still crave social interaction and the tactile aspects of retail therapy remain as
attractive as ever, but maintaining competitive cost structures with enhanced safety
measures does create a challenge for retailers.
The projects mentioned previously (in the residential discussion) may help to
kickstart a wider retail genesis in the area as both landlords and retailers become
more innovative in their retail experience offerings.
4.2.4. Hospitality
Compared with the remainder of Miami Beach,the North Beach CRA Area's hotel
offerings are limited and generally not in competition with the hotels in Mid Beach
and South Beach. For the most part,vacationers looking for the Miami Beach
experience look to the Architectural District in South Beach, with North Beach
attracting a different clientele that desires its low scale and laid-back neighborhood
character or friends and relatives visiting residents who live in North Beach.
Similar to the office and retail markets, the hospitality industry remains under
pressure as much of the Figure 27.:National ADR and RevPAR Trends(Horwath 2020)
pre-pandemic levels of
travel and tourism have 513500
yet to return and, 511003- ""°""
nationally, hotel average 510500
daily rates (ADRs) and 59000
g
vacancy rates remain at 57.00
levels below their 560.00
historical trends (Figure 54500
27). 53000
2011 2012 2013 2014 2015 2016 1017 2019 2019 CAMP 2021P
That said, North Beach
does have fantastic
beaches that are far less crowded than those in South Beach. It's ability to provide a
unique hospitality experience for residents and visitors should not be discounted.
Examples of hotels within the North Beach Redevelopment Area are:
■ Baltic Hotel: 12 guestrooms;ADR$80+
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The North Beach Community Redevelopment Agency Plan
• Carillon Wellness Resort: 110 guestrooms; ADR$500+
• The Broadmoor Hotel: 87 guestrooms;ADR$110+
• The Deauville Beach Resort: shuttered following an electrical fire in July 2017,
the oceanfront property is a historical gem with viable development potential.
Its future remains undetermined.
Economically, the hospitality industry employs large numbers of Miami-Dade County
workers (though often at moderate wages), but supports a broader tourism ecosystem
that impacts nearly every other business industry in the area.
4.2.5. Industrial
There are no industrial properties within the Redevelopment Area at this time. Land
prices in the North Beach submarket are relatively high compared with property
typically suitable for industrial development. Rather, North Beach real estate appeals
to residential and retail developers given the neighborhood's access to beaches and
recreation. In addition, the North Beach submarket is less suited for industrial
development given the relative distance from interstate access and nearby
competition from existing industrial property clusters near Miami International
Airport and Doral.
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5. Neighborhood Analysis
The statutory requirement that a Redevelopment Plan include a Neighborhood
Impact Analysis underscores the reality that redevelopment impacts the surrounding
neighborhood. In order to assess potential and unanticipated impacts, it is necessary
to understand the character and dynamics of the underlying neighborhood. The
Plan's Neighborhood Analysis section will address four neighborhoods within North
Beach, all of which contain portions located within the North Beach Redevelopment
Area. Each neighborhood has its own character and contributes to the uniqueness and
vibrancy of North Beach. Based on these attributes, each neighborhood will have its
own set of Redevelopment Implementation Strategies as discussed further in section
8.4.
5.1. Town Center
The center of community life in North Beach is found along 71's Street and includes
the surrounding areas from 69th Street north to 73rd Street and extending from
Normandy Isle to the ocean. The primary east-west thoroughfare, 71"Street, is
considered the "main street" of Town Center. It serves as one of Miami Beach's
limited connections to the mainland and the only such connection located in North
Beach. Composed mostly of commercial and civic spaces, the Town Center is
intended to be the center of activity for North Beach. The entirety of the Town
Center area lies within the NBCRA boundary.
In the 2016 Plan NoBe, the following vision was contemplated for an active Town
Center: a balanced mix of transportation options, including efficient buses, a
connected bike network,walkable streets, and a connected street network for all
modes of travel, including cars. Revitalized and new efficient buildings will help to
build enough critical mass of mixed-income residents and businesses to support new
dining and shopping along 71st Street. In addition, more public uses and commercial
amenities can be brought into the district so the Town Center becomes a destination
instead of a place people pass through to get somewhere else. During the public
engagement process of the CRA Redevelopment Plan, the design ideas from Plan
NoBe were still largely supported by the public as initiatives to be funded by the
CRA.
Following Plan NoBe, the critical element necessary to plan for creation of a Town
Center was seeking legislative approval of a floor area ratio (FAR) increase, which was
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The North Beach Community Redevelopment Agency Plan
approved by the electorate in a November 2017 referendum. In addition to enacting a
FAR increase to 3.5 in Town Center, the City Commission enacted a series of
amendments to the City's Land Development Regulations with the goal of enabling
development of larger buildings in Town Center with 715 Street serving as a main
street. See the current zoning map with the CRA district boundaries shown in Figure
34.
Figure 28:Area-wide zoning map with CRA boundary in red
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The North Beach Community Redevelopment Agency Plan
Zoning Map
i= • •
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ao !" y'' )* �• ` i iiii
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CRA Boundary /
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TC-3 i
TH
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Road elevation,stormwater,water and sewer and other infrastructure improvements
may need to be undertaken in order to stimulate investment from developers, not
only in Town Center,but also in the remainder of North Beach.
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• The North Beach Community Redevelopment Agency Plan
Traffic remains an impediment to the Area's walkability and attracting a greater
number of visitors on foot. The reduction of parking requirements for private
development is reliant upon enhanced multi-modal access to the area. Although
adoption of a Town Center zoning overlay included a reduction in required parking
for new development, street design recommendations that would encourage other
modes of access to Town Center have yet to be implemented. Rush hour and peak
time congestion along 71st Street make ordinary travel around North Beach more
difficult. The car-centric design of the 7151 Street roadway also contribute to an
unpleasant experience for commuters on bike or on foot. These factors restrict the
number of visitors the area can accommodate. If modes of mobility and access are
diversified, and biking and walking are rendered safer and more enjoyable to
undertake, traffic and short car trips for daily needs will be reduced.
5.2. Normandy Isles
Normandy Isles is the southern half of the Island of Normandy,composed mostly of single-
family homes, small apartment buildings,and low-rise commercial spaces.The eastern
quarter of Normandy Isles is listed on the National Register of Historic Places and attained
local historic designation following a strong recommendation in Plan NoBe. The Normandy
Isles Historic District encompasses approximately 82 acres and contains 14 blocks
with 237 buildings. Of the 237 buildings, 201 are considered as contributing to the
historic character of the historic district. The remaining 26 non-contributing
structures are either less than 50 years old or have been significantly altered such that
they are no longer true to their original historic character. In addition to the
Normandy Isles Local Historic District, Plan NoBe also recommended creation of a
neighborhood conservation overlay. The easternmost portion of Normandy Isle is
within the CRA boundary, from Rue Notre Dame on the west and the 71st Street
bridge to the east; and a northern boundary of Marseille Drive to Biarritz Drive on
the south,between Rue Notre Dame and Rue Versailles Drive,and even further south
to that portion of Bay Drive between Rue Versailles Drive east to the water's edge.
The Normandy Fountain area, also known as Rue Vendome Plaza, serves as the
community and commercial center of Normandy Isle and could develop into a
vibrant, pedestrian-oriented shopping district with a strategic combination of
protection and enhancement.To accomplish this, the Normandy Fountain area must
transition from its current automobile-centric layout in order to accommodate
pedestrian movement and transit connectivity.Upon completion of this report, the
Normandy Fountain and Rue Vendome Plaza underwent redevelopment to create an
open and grade-level public plaza. The City improvement project included associated
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The North Beach Community Redevelopment Agency Plan
traffic signalization adjustments, construction of the public plaza, landscaping,
lighting and other improvements necessary to encourage public use as a gathering
place for civic use. While the project helped improve an important gathering space
for Normandy Isle, the plaza still lacks optimal pedestrian and bike-friendly access.
For example, increasing the number of pedestrian crossings to the north across
Normandy Drive would help residents and visitors navigate the Fountain area.
In general, the lack of shade, narrow sidewalks, and speed of traffic along 71st Street
from Indian Creek Drive to Normandy Drive is a hinderance to walkability between
Normandy Isle and Town Center. West of Rue Versailles Drive along 71St Street and
Normandy Drive,the accommodation for bicycle travel consists of one shared lane
along one of the busiest roadways in North Beach, which creates an inhospitable
environment for cyclists. While focusing on improvements to commercial and civic
spaces centered around the fountain, there should also be adequate focus on multi-
modal access between Town Center and Normandy Isle.
5.3. West Lots
The West Lots consist of eight blocks,from 79th Street to 87th Street, which front
along Collins Avenue across from the North Beach Oceanside Park. Some of these
blocks serve as municipal parking lots for North Shore Open Space Park and the
beach beyond. The West Lots are large enough to accommodate parking, as well as
additional uses that are desired by the community. such as open space and/or
redevelopment opportunities.The West Lots could provide the largest, continuous
oceanfront-adjacent development opportunity in the City; however, the City Charter
would likely require a redevelopment project be subject to a public referendum.
The West Lots present an unparalleled opportunity to spatially shape a robust edge to
the North Shore Open Space Park close to the ocean. These sites boast valuable
addresses that could accommodate a broad range of potential uses providing
tremendous public benefit and use. The West Lots are zoned Government Use and are
separated by a narrow alleyway from the adjacent RM-1 (Residential multifamily, low
intensity) zoning district to the west. These parcels are of a relatively consistent size,
approximately 175 feet by 300 feet. The lots are currently a mix of undeveloped open
blocks, public surface parking lots, Ocean Rescue operations, and the former site of
the historic log cabin that now includes a mix of other city uses.
A major component to developing the West Lots will be Collins Avenue as a major
mobility corridor, also addressing how it currently acts as a barrier between North
Shore Open Space Park and the West Lots. In Plan NoBe, Collins Avenue was
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0 The North Beach Community Redevelopment Agency Plan
depicted as a multi-modal street and an important segment in the future multi-modal
transportation network in North Beach.
5.4. North Shore
The North Shore neighborhood is partially within the Redevelopment Area and is
situated between the ocean and the Tatum Waterway, extending from the Town
Center up to the northern City limit at 87th Terrace. North Shore is characterized by
multifamily housing of relatively low height—two to four stories. In 2009, the
majority of the North Shore neighborhood obtained National Register designation, a
bold move to preserve the large stock of structures built in the Miami Modern
vernacular; and as a result of Plan NoBe, in 2017, a portion was designated as a local
historic district, which affords it the highest level of protection available. Lots and
blocks within North Shore are fairly regular, with larger development lots and more
density concentrated along the Harding Avenue and Collins Avenue corridors. North
Shore is the home of a significant proportion of the lower-income workforce, and
how it develops was a point of concern for participants of the Public Design
Charrette. Many were concerned about maintenance of the current housing stock in
North Beach both in terms of affordability and resilience.
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6. Beautification and Infrastructure Analysis
The Beautification and Infrastructure Analysis section identifies existing conditions of
infrastructure, how they have been addressed and improved since Plan NoBe, and
what improvements are still needed for enhancement of the CRA. This section plays a
pivotal role in strategies for branding, marketing, quality of life, and business
attraction.
6.1. Public Realm Improvements
Public realm improvements are a common theme for CRA funded projects. The streets
are important interfaces between the public and private realm. A good streetscape has
a positive impact on the quality of life for the residents, visitors, and business owners.
Walkable environments improve the mental and physical health of the residents.
Increased foot traffic potentially boosts the sales of businesses. In the era following the
COVID-19 crisis, outdoor public space has become especially important, because a lot
of common activities are restricted from being indoors and have moved out to the
street. During participant polling conducted in the charrette kick-off public meeting
presentation, the majority of participants indicated that they were interested in seeing
CRA funds spent on façade improvements. As walkability and pedestrian and bike
access will be addressed in subsequent sections, streetscape improvements will refer to
the beautification of the public realm—the sidewalk—and how it can work to support
economic development.
Figure 29:Existing condition ofa streetscape
As
•
- a
•
.2
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61.1. Signage
Tactical improvements such as adding new signage, banners, and awning requires
very minimal effort but significantly changes people's visual perception of a place.
Signage and banners help strengthen the identity and sense of place. Well-designed
signage can reflect the style and context of the community. Banners can be integrated
on lighting posts to provide opportunities to publicize community events.
Figure 30:Signage and perception improvements to streetscape
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There is often enough space on the streets for social and physical distancing. But the
spaces are often disproportionately devoted to motor vehicles. Repurposing individual
parking spaces or a curbside parking lane is one way to find more room for people
space. An outdoor dining parklet can be created with modest outdoor furnishings
such as planters, tables and chairs, and shade structures. In certain conditions, the
entire street can be closed to vehicles for special events.
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Figure 31:Short-term tactical improvements to provide outdoor dining
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6.1.3. Resiliency
The rising sea level is an issue that Miami Beach must address in the long term. Some
of the buildings have high ground floor ceilings which makes raising the ground floor
elevation a possibility.This strategy for responding to imminent climate challenges
can be applied to preserve certain buildings with high historic values.
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Figure 32:Long-term improvement to address sea level rise
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6.1.4. Outdoor Dining
Even before the COVID-19 pandemic,many restaurants have come to rely on
outdoor dining to serve customers who enjoy the South Florida climate. With
physical layout limitations, outdoor seating most often occurs on the sidewalk.
Moving forward, the CRA should look for ways to ensure that streetscape
improvements consider space for outdoor dining or adaptability to outdoor dining in
major commercial corridors, such as 71st Street and Collins Avenue. The immediate
action may be to adopt a guidebook for how businesses could adapt existing
conditions to allow for outdoor dining. This may include urban design guidelines for
sidewalk or parklet dining, as well as clear instruction on how to apply for permits
and work with the City to get approval for sidewalk or on-street dining.
6.1.5. Street Canopy
In a locality as sun-drenched as Miami Beach, shelter from constant sun is necessary
and encourages people to walk. Future streetscape projects should require a minimum
percentage of tree canopy within the time frame of two years after completion of the
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project. Canopies and balconies on shopfronts can also provide shade and shelter from
the weather (Source: Plan NoBe).
The 2018 G.O. Bond Program aims to increase the tree canopy as part of the planned
stormwater/water and sewer projects in the North Shore neighborhood. GO#44
intends to beautify and upgrade the North Shore neighborhood, including lighting,
landscaping, and tree canopy as part of the planned stormwater/water and sewer
projects. This project is planned between the years 2025-2028. Additionally, the G.O.
Bond Program includes a Street Tree Master Plan to be implemented citywide by
2025. The Street Tree Master Plan project has a$5 million G.O. Bond budget to fund
the planting of up to 5,000 trees across Miami Beach. The sole purpose of this project
is to expand the city's overall tree canopy footprint which is critical to the city's plan
to reduce its heat island index, CO2 and soil erosion(Source: G.O. Bond).
In October 2020, the City adopted the Urban Forestry Master Plan as part of its
Miami Beach Rising Above initiative. The Urban Forestry Master Plan identifies the
following challenges to increasing the street canopy: competition with multi-modal
access for ground surface area, and growth restrictions vertically, due to overhead
powerlines; horizontally, due to minimal building setbacks; and depth, due to
underground utilities. Increasing tree plantings in areas with maximized development
potential may not be suitable due to shade conditions. Collins Avenue and 71st Street
have been identified as areas where shade tolerance of trees is not ideal (Source:
Miami Beach Urban Forestry Plan 2020). As strategically planned with the GO#44
project, street tree plantings will need to be planned in coordination with stormwater,
seal level rise, development potential, as well as streetscape mobility designs. In
looking to make public realm improvements such as lighting and signage, the CRA
should prioritize street trees as a function of walkability and creating shade to attract
pedestrian traffic and visitor retention within the CRA boundary.
6.2. Traffic and Pedestrian Safety
One of the biggest impacts on quality of life throughout South Florida is the difficulty
in traveling around the region, or in one word, `mobility'. Mobility has a diverse
definition, depending on the user. To the out-of-town visitor who is here on vacation
(and who is likely in no particular rush to get from point A to point B),mobility is
typically about how to get from Miami International Airport to Miami Beach. This
can be accomplished by getting in a taxi, an Uber or Lyft, using mass transit, or
renting a car.
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To local residents, mobility likely refers to sitting in traffic, and how long it takes to
get somewhere, whether they are in a car or on a bus. In North Beach, which has one
main point of access to the mainland,being stuck in traffic can be a daily occurrence
during peak times. As new business and development occurs in North Beach, business
owners will have to consider how their employees and customers will get to their
business, and if they choose to drive their own private vehicle, and where will they
park. Residents will want to see that, by adding new business and development, these
new trips will not affect their own commute times. Although close to three-quarters
of trips (among North Beach residents) are taken by personal vehicle, a relatively high
percentage, roughly a quarter, of North Beach residents do not own cars. During the
Public Design Charrette, residents of North Beach expressed that they are reliant on
their car for meeting their daily basic needs (food, pharmacy, household items) and
more often that requires leaving North Beach.
In Town Center, 71st Street sees rush hour and peak time congestion, resulting in
several negative effects on commuters, safety levels and economic competitiveness.
The car-centric design of the roadway can also make walking and biking unpleasant,
risky and even sometimes fatal. This restricts the number of visitors the area can
accommodate. Providing walkable environments and basic needs within a walkable
distance of residents will greatly reduce the traffic from local car trips throughout
North Beach.
Traffic calming measures can improve pedestrian and cyclist safety. The public plaza
has been renovated at Normandy Fountain,but there still remains issues around
pedestrian safety in crossing to get to this public plaza. The 2018 G.O. Bond Program
is planning to implement traffic calming measures in the Normandy Isle
neighborhood. This project is anticipated to complete construction by the end of 2021
(Source: G.O. Bond #42). While traffic may be calmed through Normandy Isle, as 71st
remains the main entrance into North Beach, traffic calming measures are still needed
in Town Center.
Outside of major traffic corridors where traffic calming has led to improvements in
safety,there is still a lack of crosswalks at many locations. Plan NoBe proposed 108
new pedestrian crossings with a majority in the more residential North Shore
neighborhood. Of the planned pedestrian crossings at Collins Avenue between the
West Lots and North Shore Open Space Park, 5 of 14 have been implemented with a
spacing of 500 or more feet between them. This large distance between pedestrian
crossings often leads to jaywalking and pedestrian-auto collisions. Despite relatively
wide public rights-of-way,walkability is hindered because some sidewalks are narrow
and interrupted by utility poles, boxes, and traffic signage.
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6.3. Multi-Modal Access
The City of Miami Beach has adopted a modal hierarchy for the design of the public
right-of-way that prioritizes bicyclists, pedestrians, and transit riders over automobile
traffic. This is reflected in the 2016 Transportation Master Plan and the Bicycle and
Pedestrian Plan; both of which set specific mode-share goals based on current
transportation patterns. These plans envision a 30%reduction in automobile travel
over the next twenty-five years.
This goal for multi-modal access is illustrated throughout Plan NoBe. Plan NoBe
envisioned a redesigned 71st Street that creates an environment of controlled traffic
with added accommodations for transit, such as dedicated bus lanes, separated bike
lanes, and additional street trees creating a more pedestrian-oriented environment. A
separated and raised cycle track creates a safe and comfortable space for bicyclists.
Between the sidewalk and the cycle track is a continuous planting strip which allows
for the regular placement of street trees and landscaping to transform the sidewalk
into a shaded and comfortable place for both pedestrians and bicyclists.
Since these plans were adopted in 2016,there has been a completed green bicycle
lane on Dickens Ave from 71st Street to 79th Street within the Redevelopment Area.
From where the Dickens Avenue bike lane ends at 79th Street to where it starts again
on Byron Avenue at 82nd Street, it shows the fragmentation of the bike network, with
similar quarter-mile breaks in bike access along the Boardwalk. Protected bicycle
lanes are being planned for 72nd and 73rd Streets between Dickens Avenue and Collins
Avenue to create more east-west connectivity in the bike network. In 2016, the City
was awarded FDOT funding for design and construction of Safe Routes to school
elements,which includes Biscayne Elementary School within the CRA Boundary.
As a result of Plan NoBe, trolley service was extended to connect the North Beach
trolley to Mid-Beach and South Beach, in order to better connect the neighborhood
to the rest of Miami Beach. The City replaced the Collins Link trolley service with the
Collins Express trolley service. The Collins Express limited-stop service reduces the
number of transfers and travel time. The new service is extended to Washington
Avenue, at Lincoln Road on the south side and 88th'Street on the north side.
Frequency of Collins Express trolley service is approximately 20 minutes. Plan NoBe
and the 2016 Transportation Master Plan point to providing exclusive transit lanes
along 79th Street, Normandy Drive, Collins Avenue, and Harding Avenue to improve
multi-modal access.
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6.4. Parks, Gardens and Green Spaces
Residents of North Beach generally live within a quarter-mile, five-minute walk of a
park,primarily the North Shore Open Space Park or North Shore Park. This is a huge
benefit to residents of a densely populated area, as they typically do not have a
substantial private yard and, as such, depend on public parks for their connection to
nature and for their recreational needs. This park system can provide many physical
and mental health benefits to offset the negative effects of an urban environment, as
well as environmental benefits of CO2 reduction and more.
During the Public Design Charrette, participants did not point to a need to add more
park space,but rather to improve existing parks/green spaces and add more cultural
and arts spaces to the available civic uses within North Beach. Many pointed to the
availability of West Lots to serve new needs. Additionally, there was discussion of
events that would attract families, cultural tourism, and celebrate the area. One
example given was a MiMo Weekend to celebrate the Miami Modern architecture
unique to North Beach.
63. Adaptation Planning
During the Public Design Charrette, almost 90%of participants polled that they are
interested in seeing CRA funds spent on resilience. In recent years, the City of Miami
Beach has made resilience a high priority with its Miami Beach Rising Above
initiative that looks at both climate adaptation and mitigation. A part of North
Beach's resilience strategy will be increasing the urban canopy which is part of the
City's climate mitigation planning, as is described as part of the streetscape
improvements above. Other tasks will include climate adaptation—strengthening
North Beach's ability to adjust to different and fluctuating conditions—through sea
walls, road elevations, and building improvements.
6.5.1. Sea Walls
A sea wall is a form of coastal defense constructed where open water impacts directly
upon the landforms of the coast. The purpose is to protect built areas, conservation,
and leisure activities from the fluctuations and actions of tides and waves. As a sea
wall is a static feature, it may conflict with the dynamic nature of the coast and
impede the exchange of sediment between land and sea. However, sea walls remain
the simplest and most cost-efficient way to control coastal flooding.
In Miami Beach, the implementation of sea walls is a challenge given that North
Beach only has ownership of three miles along the western water edge,while sixty
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miles is privately owned. The cost of sea wall modifications can be excessive for
private owners. Transferring the ownership may be an option in order to build a
complete sea wall in Miami Beach. Obligations may also be passed to the City for
improvements. Integrating other features will enhance the functionality of public and
private sea walls.
The G.O. Bond Program is working to raise public seawalls to the updated minimum
height standard (5.7 NAVD) in areas most vulnerable to sea level rise and street
flooding, and will incorporate living shorelines with natural vegetation, native species
and other green infrastructure. The first part of implementation of the public seawall
and shoreline resilient infrastructure began in January 2020 and aims to be completed
by April 2022,with full implementation by 2025. This first phase includes areas
within the CRA district, including Rue Notre Dame, Trouville Esplanade, and 7150
Indian Creek. Additional locations are to be determined upon completion of a
prioritization matrix. (Source: GO#39: Seawalls& Shorelines).
6.5.2. Road Elevation
The need to elevate or raise select streets to adapt to rising seas presents an additional
consideration for new development. Many streets that are currently below 3.7 feet are
being considered for elevating to match the new Base Flood Elevation (BFE) standards
of 6.44 feet NAVD or 8 feet NGVD. In North Beach, Collins and Harding Avenues,
the main thoroughfares closest to the Atlantic Ocean, are typically the highest streets,
while streets adjacent to Biscayne Bay and the waterways are often the lowest.
Newer buildings such as the Publix Super Market at 6876 Collins Avenue have been
built with extra height to help ensure that,in the event of a major storm, the interior
of the building remains dry. At the same time,buildings do not necessarily need to be
raised immediately. Existing businesses have successfully contended with a higher
street by use of ramps and elevated patios.
In 2019, Jacobs Engineering Group Inc. was engaged to review and update the road
elevation policy and prioritization to reflect new observations and projections and
provide flexibility to accommodate private property harmonization (Source: Road
Elevation Strategy and Recommended Sea Level Rise/Tidal Flood Adaptation Projects
by Jacobs).
6.5.3. Building Adaptation
Resilient design can also be implemented through commercial and business facade
improvement programs. The programs would aim to help Miami Beach businesses
prepare and address facades and building systems in order to properly anticipate and
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accommodate future extreme weather patterns and natural events. This incentive-
based program could also encourage businesses to invest in green infrastructure.
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7. Redevelopment Plan Concepts
Redevelopment Plan Concepts provide a data-supported framework for
implementation strategies to respond to existing and/or future market dynamics. As
with other CRAs, the North Beach Redevelopment Plan is not static and requires
future updates in consideration of changes in funding, assets, priorities and market
forces.
7.1. Economic Development Drivers
In creating a Redevelopment Plan to preserve the best parts of the North Beach
Redevelopment Area - while stimulating future investment to remove blight, it is
important to understand the relevance of the
five key drivers for economic development:
Land, Labor, Markets, Capital, and Regulation.
Understanding whether and how to enhance
eta t - , cow
or mitigate drivers is key to creating an •
implementable plan to address and prioritize
resident and stakeholder aspirations.
Previously outlined in Sections 3- Existing
Markets c.I
Conditions and 4-Real Estate Analysis, North
Beach's determining constraints and
opportunities are re-emphasized in the below investment drivers: Land, Labor,
Markets, Capital,and Regulation.
71.1. Land
The North Beach CRA 2019 Finding of Necessity identifies and evaluates land
conditions impeding and impacting outside investment. Some of these same land
issues also contribute to conditions of blight. It is the interplay between these
conditions that creates the framework for strategies related to land, including
preservation, development, acquisition, and disposition.
North Beach CRA land issues/opportunities:
• Predominance of defective or inadequate street layout;
• Inadequate parking facilities and lack of loading zones;
• Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
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• Inadequate building density patterns leading to erratic scale of buildings;
• Alleyway hazards and unsafe conditions;
• Diversity of ownership with 4,321 non-condominium properties (many
smaller, older,historic buildings) having 3,549 owners, leading to a lack of
critical mass of property for redevelopment assemblage for residential or
commercial projects;
• Property control includes 18 owners accounting for 25%of total building area
in the NBCRA;
• The Deauville hotel, at roughly 595,000 square feet, represents the largest
privately owned land/property opportunity to positively impact the CRA;
• The West Lots, at 9.43 acres, represent the largest publicly owned land
opportunity to positively impact the CRA;
• Parks and open space allow critical mass of area for green resiliency
infrastructure.
71.2. Labor
In terms of the economic health of the residents, economic indicators related to
income are much lower within the CRA compared to Miami-Dade County. Within
the CRA district, the 2020 household median income is$35,500 compared to the
Miami Dade County median income at$59,100. The area's unemployment rate is
higher than the national average at 7.6%compared to 6.7%nationally. Occupations
of employment within the district show that 48%of all employees are in the "white-
collar" occupations, 33%are in"services"and 19%are "blue-collar." Increasing
employment opportunities should be factored into business attraction efforts, keeping
in mind that half of the existing population is aged 45 or older.
71.3. Markets
Overall,the area's economic picture is on the upswing following COVID-19 closures,
as indicated in the market analysis, within the retail, hospitality, residential, and
office sectors.
Retail
Opportunities exist for business attraction and retention in the retail and restaurant
space, with a focus on recruiting retailers and service providers for existing residents
by identifying where select leakage is occurring- when residents leave North Beach
to shop, dine, and/or secure personal or medical services. A variety of recruitment
tools would play a role, ranging from small business incentives to larger investment
support for new initiatives. In the meantime, the largest retail private investment
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within the North Beach CRA is the Publix Shopping Plaza at 6876 Collins Avenue
with roughly 114,00 square feet of development.
Hospitality
The CRA district currently has approximately 210 hotel rooms among three
properties. Retention and preservation of North Beach's hospitality sector impacts
neighborhood stability given the high percentage of area residents working in
hospitality.
Residential
The district has more than 180 residential buildings that collectively include more
than 3,000 apartments. The majority (74%)of the residential housing stock is at the
Class C level. There are likely several measures that could improve the quality and
taxable value of the existing housing stock, whether through improved maintenance,
renovations, or resiliency additions.
Office
Office product within the CRA is limited compared to retail and retail strip center
square footages, with most of the rentable building area for office space classified as
Class C real estate. Class C is typically older than 20 years, and usually in areas that
are removed from a central business district..
71.4. Capital
While most areas of Miami-Dade County saw an increase in revenues and commercial
development during the past five years, the North Beach CRA has not experienced
capital investment on par with either surrounding market areas and/or the County.
The number of vacant structures and absence of destination retailers has resulted in
existing businesses not being able to capitalize on increased foot traffic. There is a
critical capital gap missing for retail attraction.With vision, a plan, and committed
implementation, the CRA could step in and fill the capital gap to recruit destination
retail to capitalize on traffic counts and adjacent market areas.
Where banks have been seeking public sector commitment on projects in the form of
housing subsidies, the CRA is well-positioned to partner with area financial
institutions on retail recruitment and attraction. The key is to target projects with the
most community impact.
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71.5. Regulation
Communities must provide professional responses and expedited solutions to issues
presented by residents,business owners, developers, and investors. The key for the
CRA and City to encourage redevelopment and rehabilitation projects is to remove or
lower barriers for entry and prohibitive regulations that add additional time and
money for residents, businesses, and developers.
A review of regulations regarding commercial development and signage in the
Redevelopment Area is needed to create the nucleus required for North Beach's
commercial corridors to survive and thrive given the existing high vacancy rates.
7.2. Land Use and Zoning
The Redevelopment Plan maintains and protects neighborhoods and areas of lower-
density residential while encouraging higher-density mixed-use corridors along 71st
Street and Collins Avenue. Establishing a land use pattern that reflects the diverse
interests of residents, businesses, and stakeholders while also promoting compatibility
of land uses will be important. As an example, public input included concerns
regarding the storage of City of Miami Beach vehicles adjacent to - and within sight
lines from -beachfront recreational areas.
Although the NBCRA doesn't have regulatory or administrative authority over land
use and zoning policies, CRA funds may be used to influence and capitalize on land
use and zoning items within the following Redevelopment Goals: Economic
Development,Resiliency&Infrastructure,Neighborhood Character,and Quality of
Life.
7.3. Neighborhood Projects and Impacts
Growth and redevelopment have both positive and negative neighborhood impacts.
As mentioned in Section 2.4 Safeguards to Ensure Community Redevelopment
Follows the Redevelopment Plan, considerations of future neighborhood impacts
including: Relocation of Displaced Residents and Businesses, Traffic Circulation,
Environmental Quality,Availability of Community Facilities and Services, and Effect
on Schools have been incorporated in the North Beach CRA Plan.
Redevelopment projects, in the early stages of planning, should identify and plan to
mitigate any potential negative neighborhood impacts. In the meantime, residents
and stakeholders expressed concerns regarding the following potential negative
development impacts:
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• Preservation and upgrades of existing parks and open spaces;
• Mitigation of traffic with new developments;
• Creation of safe walking and bike paths;
• Coordination with City and County on waterway cleanup;
• Mitigation of flooding; and
• Preservation of historic districts and structures.
While the North Beach area has a housing affordability advantage comparatively with
the City and County, the relatively low level of homeownership, amount of deferred
maintenance, and aging infrastructure each pose challenges to neighborhood
stabilization without additional City and CRA investment. Programming to
encourage infill development, rehabilitation of the existing housing stock, and
resiliency of Class C retail structures should be a priority. In addition, given
homeownership provides and reinforces neighborhood stability, efforts should be
made towards increasing homeownership numbers.
CRA funds may be used to encourage neighborhood preservation and mitigate
development impacts within the following Redevelopment Goals: Economic
Development,Resiliency&Infrastructure,Neighborhood Character,Quality of Life,
Branding&Marketing,and Leveraging Resources.
73.1. Housing Rehabilitation and Historic Preservation
Many of the older buildings and historic structures were not designed for the climate
impacts experienced today. Key to both rehabilitation and preservation efforts will be
identifying and providing resources to incorporate resilience modifications into
rehabilitation and restoration projects. In addition, programs and strategies related to
adaptive reuse of residential structures along major corridors for commercial uses,
housing rehabilitation,code enforcement and homeownership assistance programs all
move toward a more sustainable methodology of redeveloping residential
neighborhoods, while maintaining size and scale.
Investments in upgrading utilities and lighting, ensuring pedestrian connectivity, and
the provision of landscaping and open space, support accessibility and environmental
resiliency in terms of climate change and hazard mitigation. However,just as
important are land development regulations that allow for a range of housing types.
Examples include the ability to construct townhomes,live-work residential and high-
rise development along the major urban corridors. This will also support North
Beach's ability to retain residents by providing options within the CRA to age in place
and transition housing choice throughout a person's life cycle.
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CRA funds may be used to encourage Housing Development and Accessibility,
Housing Rehabilitation and Historic Preservation initiatives within the following
Redevelopment Goals: Economic Development,Resiliency&Infrastructure,
Neighborhood Character,Quality of Life,and Leveraging Resources.
73.2. Parks and Open Space
The North Beach CRA Redevelopment Plan is mindful of the need to protect,
preserve, and enhance its neighborhood assets while increasing accessibility to
recreation and open space. As new development occurs, there will be an additional
need to provide open spaces for new residents. Conversations and concerns around
preservation of the West Lots for green space can be addressed through resiliency
efforts and sustainable development. Incorporating open space,landscaping, and
additional tree canopy provide environmental benefits such as reduction of pollution,
providing shade, reducing the "urban heat island" effect while providing additional
areas for stormwater retention which also improves longer term water quality.
CRA funds may be used to create, preserve and enhance parks and open space within
the following Redevelopment Goals: Eoonoomic Development,Resiliency&
Infrastructure,Neighborhood Character,Quality of Life,and Leveraging Resources.
7.4. Resiliency & Infrastructure
At the core of this plan is the concept of Resiliency, with a sustainable development
component. Sustainable Development is defined as balancing community growth so
that it meets the social,economic, and environmental needs of an existing population
while ensuring that the same resources and infrastructure are available to meet the
same needs of future generations. In short, it is a balancing act to ensure that no single
activity related to development negatively impacts another.
74.1. Climate Change Adaptation
North Beach has always been at the forefront of climate change discussions and
efforts, with representatives at the table in 2019 during the creation of the City of
Miami Beach's Blue & Green Infrastructure (BGI) plan. The Blue/Green Plan is
bolstered by the City's proposed commitment to address sea level rise,with five
street-raising projects contemplated within the North Beach CRA at Marseille Drive—
Normandy, North Shore-A AlA West Lots, North Shore-B-72nd Street—Town
Center, and North Shore-C AlA.
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The Blue/Green Infrastructure Plan provides a holistic "living with water" approach
involving blue (water) and green (plant-based) elements to "keep Miami Beach above
water". Many of the proposed elements will become fundamental components for all
new development projects, including new projects in North Beach. Elements range
from green stormwater infrastructure such as vegetation, dunes, and soils to treat and
reduce stormwater flows to blue stormwater infrastructure that temporarily store and
treat stormwater. The resiliency benefits to the CRA, aside from the obvious flooding
mitigation, include better air quality, biodiversity, and urban heat island mitigation.
CRA funds may be used to bolster the Blue/Green infrastructure and climate change
efforts by targeting public spaces, existing Class C commercial and office structures,
historic properties, and single-family residences within the following Redevelopment
Goals: Economic Development, Resiliency&Infrastructure,Neighborhood Character,
Quality of Life,and Leveraging Resources.
74.2. Water Pollution
Polluted waterways were a concern of many residents. Stormwater runoff is a
contributing factor to waterway pollution and a major concern with the prospect of
future buildings and other structures proposed for the area. Incorporating and
requiring project elements to mitigate stormwater runoff can move the CRA towards
mitigating stormwater runoff and polluted waterways. Examples of such initiatives
include (but are not limited to):permeable pavers, vegetated green roofing,
bioretention gardens, residential rain gardens, stormwater planters, and tree canopy.
CRA funds may be used to supplement larger Stormwater/Water&Sewer and Urban
Forestry efforts by targeting public spaces, existing Class C and new commercial and
office structures, historic properties, and single-family residences within the
following Redevelopment Goals: Economic Development, Resiliency&
Infrastructure,Neighborhood Character,and Quality of Life.
74.3. Traffic Mitigation
Sustainable Development considers traffic flows and impacts for existing and future
residents. Town Center projects in the North Beach Redevelopment Area are
uniquely positioned to be within walking and biking distance of the area's recreation,
entertainment, and shopping amenities. Potential exists to exemplify the concept of
the "15-Minute City"where residents can navigate their communities and access
amenities and resources within 15 minutes. Sometimes, that is accomplished through
safety measures such as additional bike lanes, dedicated walking paths, and alley
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(paseo) activations. Other times, that 15-minute goal is accomplished through
business attraction and recruitment activities such as recruiting retailers, restaurants,
and service providers that residents ordinarily leave the neighborhood in order to
access.
CRA funds may be used for traffic mitigation initiatives within the following
Redevelopment Goals: Economic Development,Resiliency&Infrastructure,Branding
&Marketing,Neighborhood Character,and Quality of Life.
74.4. Resource Reuse and Energy Efficiency
The Community Redevelopment Plan is a"Green" plan which encourages green
building techniques as well as resource reuse in public and private development. The
Plan itself provides for specific implementation strategies related to resource reuse
and energy efficiency and recommends that all public improvements are constructed
within this manner. Doing so leads to lower maintenance and replacement costs in
the long run. However, the Plan also identifies opportunities for energy efficiency to
be incorporated into all its implementation strategies,including future housing,
economic development,and neighborhood programs. Land development regulations
also encourage this through private redevelopment by providing incentives for green
building techniques in all new development.
CRA funds may be used for Resource, Reuse, and Energy Efficiency initiatives within
the following Redevelopment Goals: Economic Development, Resiliency&
Infrastructure,Neighborhood Character,and Quality of Life.
7.5. Regional Collaboration and Intergovernmental Coordination
Within this plan there is a strong emphasis on Intergovernmental Coordination.
Many of the larger scale infrastructure improvements, such as water quality,
waterway cleanup, and resiliency improvements will require the City and CRA to
coordinate efforts and advocate for improvements. Therefore, many of the
implementation strategies addressed require collaboration with specific agencies and
organizations that the CRA should continue to work with to see results.
CRA funds may be used for Regional Collaboration and Intergovernmental
Coordination initiatives within the following Redevelopment Goals: Economic
Development,Resiliency&Infrastructure,Neighborhood Character, Quality of Life,
and Leveraging Resources.
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8. Goals and Implementation Strategies
The North Beach CRA Redevelopment Goals and Implementation Strategies include
many initiatives derived from resident suggestions as well as those pulled from
previous studies, reports, and master plans. In doing so, this Plan provides the legal
mechanism for previously and recently identified strategies to receive CRA funding
via tax increment revenue. When reviewing Implementation Strategies, keep in mind
that they vary in cost, duration, impact, complexity, and boldness.
Little Costs versus Significant Costs
There are many actions which can be implemented at little cost, resulting in
significant movement towards the accomplishment of redevelopment goals in the
CRA. There are also several actions which may require significant costs to effect
visible change, especially when strategies to remove conditions of blight,
deterioration and economic stagnation cannot be reversed in a diminutive way.
Short-term versus Long-term
Short-term strategies range from "immediate" (one to five years) to "long-term" (five
years to the 30-year term of the Plan). CRA actions involving code enforcement, or
marketing and branding initiatives would typically fall into the short-term category.
Conversely, many large-scale goals and strategies are expected to take place over a
protracted period. Long-term implementation strategies are typically ongoing or are
projects for which funding is not currently available. It is unrealistic to think the
conditions that led to the creation of the CRA can be quickly overcome.
Routine Approaches versus Bold Approaches
While several recommendations cover the required approaches routinely undertaken
by most CRAs,this Plan also includes and recognizes the need for bold, localized
approaches. Bold approaches, when implemented, significantly change the face of a
community redevelopment area. All recommended projects are implementable and
essential to the CRA Redevelopment Plan.
The Redevelopment Goals are:
• Redevelopment Goal 1:Economic Development
• Redevelopment Goal 2:Resiliency&Infrastructure
• Redevelopment Goal 3 Cultural Arts,Branding&Marketing,and
Communication
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• Redevelopment Goal 4:Neighborhood Character
• Redevelopment Goal 5: Quality of Life
• Redevelopment Goal 6: Leveraging Resources
8.1. Redevelopment Goal 1: Provide Economic Development
Opportunities for Businesses, Property Owners, and Residents.
Economic development opportunities center on collaborating with stakeholders and
residents to improve physical structures through preservation, rehabilitation, and
development, while also creating programs to increase occupancy,variety of
offerings, and access to labor and training resources. Bringing employment
opportunities, new industries, and mixed-use projects including new office,
commercial, and residential is important to revitalizing a community. This is
accomplished through a variety of activities, including but not limited to all activities
associated with business attraction and retention,workforce development, real estate,
land development, etc. The recommendations outlined below are to impact the
economic viability of area businesses and opportunities for residents.
8.1.1. Business Attraction &Retention
• Inventory existing businesses to identify complementary businesses for
attraction to fill the retail gap identified in the market analysis.
• Create a Leasing and Sale Opportunities brochure and assist applicable
property owners with leasing packages.
• Host"Banker/ Broker/Developer" events to highlight available land, retail,
and office space.
• Engage with existing business owners to assess and support small business
needs, including marketing, rehabilitation, resiliency improvements, labor
needs, and employment training.
• Collaborate with workforce partners to identify targeted job classifications,
feature growing industries,post nearby job openings, and conduct job training
and workforce development programs for CRA residents.
• Implement a"Shop Local"program.
• Create a periodic "Business Spotlight" to build community awareness of local
business assets.
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• Develop incentive programs to help existing or new property and business
owners with aesthetics, repairs, rehabilitations, improvements, land
acquisition, and resiliency modifications.
• Initiate an emergency business assistance program in the event of a declared
emergency with significant adverse economic impacts.
• Work with City to allow temporary uses,pop-up activations, retail and
restaurants, whether in vacant shopfronts or on vacant lots.
• Engage with the artist community to create coverings or displays for vacant
storefronts.
• Create collateral and incentive programs to attract neighborhood services like
medical uses as well as entertainment options and popular public-good types of
business such as food halls, coworking spaces, incubators, breweries/brewpubs,
commercial kitchens, and ghost kitchens.
• Partner with appropriate providers, educational or vocational institutions and
industry organizations to provide or support workforce training initiatives.
8.1.2. Real Estate
• Identify priority areas for redevelopment and associated property acquisition
needs related to replacement housing, infill redevelopment, parks, greenspace,
parking, and resiliency efforts.
• Utilize statutory authority to acquire, dispose of, and develop property in
furtherance of the purpose of the CRA.
• Engage in public- private partnerships to achieve redevelopment goals.
• Identify and secure additional local, state, and federal funding sources based
on CRA goals, potential project impacts, and benefits related to housing,
historic preservation,job creation, and resiliency efforts.
• Include restrictions and covenants on publicly-owned, acquired, and disposed
of properties to ensure specific public purposes are met.
• Establish protective measures to safeguard housing for existing residents
within the CRA consistent with federal requirements
• Conduct a North Beach Property Development Workshop regularly for
property owners and developers to share best practices, information and
resources and invite relevant City staff to attend.
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■ Develop a"how to" guide for new and existing development.
• Better utilize public lands, especially vacant property and surface parking lots,
for highest and best use, in a way that supports the surrounding community
and attracts new investment.
8.2. Redevelopment Goal 2: Invest in Resiliency & Infrastructure
Infrastructure and resiliency improvements are necessary to support and implement
the goals of the CRA plan, specifically within commercial areas and to improve
conditions in neighborhoods. Resiliency and infrastructure strategies are
accomplished through a variety of activities, including but not limited to all activities
associated with resiliency, sustainability, infrastructure, transportation,etc. The
recommendations outlined below are to increase area resiliency and associated
infrastructure.
8.2.1. Resiliency&Sustainability
• Coordinate with the City of Miami Beach on communication strategies and
traffic mitigation efforts related to CRA-located sea-rise projects.
• Develop a resiliency incentive program to assist residential and commercial
property owners with applicable capital improvements.
• Create developer, property owner, and homeowner incentives for certified
green building design elements, energy efficiency upgrades, and the
incorporation of renewable energy sources.
• Encourage"adaptive reuse" for existing buildings to attract new markets and
investment.
• Establish CRA project goals for U.S. Green Building Council LEED and/or
Florida Green Building Coalition certifications.
• Support initiatives in the City's Sustainability Plan, Energy Economic Zone
Work Plan,Blue/Green Plan,and Resilience Planning.
• Implement adaptation projects to address environmental change including
raising streets and sea walls, dune restoration, and constructing pump systems.
• Work with City, County,and other utility providers to increase awareness on
utility usage surveys and assessments.
• Encourage water reuse systems for irrigation when available.
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• Recruit financial institutions to provide financing options for residential and
commercial energy and water efficiency, renewable energy and water quality
projects with applicants adhering to the financial institution's requirements.
• Work with housing organizations to encourage energy saving measures in
their projects.
8.2.2. Infrastructure& Transportation
• Partner with the City's Department of Transportation to fund and implement
the Transportation Master Plan related to the existing street grid gaps and
mobility enhancements.
• Undertake streetscape improvement projects to have multi-modal streets and
include bicycle lanes which may be protected, pedestrian lighting,on-street
parking,wide sidewalks, shade trees, landscape, site furnishings, ADA
improvements, in-pavement crosswalk lighting,and other Complete Street
elements.
• Partner with the City to identify on-street parking spaces for temporary or
permanent conversion to parklets to for commercial or recreational space.
• Reconfigure, redesign or remove street front surface parking lots and explore
funding parking structures and garages at locations identified in Plan NoBe or
otherwise.
• Implement design restrictions and guidelines for parking garages to encourage
future adaptability and/or repurposing.
• Partner with entities,organizations or agencies to fund electric vehicle
charging stations.
• Work with the City to identify opportunities for underground utilities,
transition from septic, and increase in water and sewer capacity.
• Partner to fund utility, drainage and street elevation projects for major
thoroughfares.
• Create more mobility options including but not limited to adding new
crosswalks, protected bike lanes/ways, and bike parking.
• Work with Miami-Dade County Transit and the Cityto construct new
exclusive/dedicated transit lanes (for buses), study mass transit options, and
implement other traffic flow improvements or traffic reduction initiatives, and
ensure bus stops have shade cover, seating, weather protection, and lighting.
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• Coordinate with FDOT, the City, and the County on streetscape
improvements to major thoroughfares.
• Partner on renovations or enhancement to bridge.
• Partner with the City to identify and secure appropriate storage for city
vehicles and equipment or beautify existing storage area.
• Contract with ride share and other mobility vendors to provide short distance
rides from North Beach to places of employment, entertainment, education,
recreation, shopping and other important destinations.
• Support the City's capital improvement plan and the Blue/Green Plan as
allowed by statute.
• Encourage connectivity between the CRA's sub-areas.
• Install landscaping as needed to improve an area's attractiveness.
8.3. Redevelopment Goal 3: Strengthen Cultural Arts, Branding &
Marketing, and Communication
The key to accomplishing the CRA's goals begins with asset identification and
positioning to tell the story of what makes the North Beach Community
Redevelopment Area unique and ripe for investment. Given the area's proximity to
other destination locations, it is critical to develop and communicate an authentic
brand featuring the area's unique assets. This is accomplished through a variety of
activities,including but not limited to all activities associated with arts and cultural
heritage,branding, marketing,communications, etc.
8.3.1. Arts&Cultural Heritage Tourism
Cultural&Heritage Tourism is an economic driver for communities. Destination
cultural assets present opportunities for rehabilitation, restoration, investment, and
development. The NBCRA can capitalize on North Beach's history and cultural assets
to position the district for additional cultural and heritage tourism. The CRA has an
opportunity to capitalize on these assets through a variety of activities, including but
not limited to the recommendations outlined below to impact the arts and cultural
heritage.
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■ Work with the City's Art in Public Places to bring murals, sculptures, and
other public art to key gateways and corridors.
• Support and enhance the North Beach Bandshell and neighborhood MiMo
structures.
• Work with and support the City in the creation of development and
architectural guidelines to support brand identity.
• Encourage and support the development and/or rehabilitation of cultural
facilities including galleries, artist incubators, studios,performing art spaces, a
cultural center and other public spaces.
■ Encourage and support the recruitment of cultural partners and performing
arts organizations and assist in cultivating,preserving and enhancing the artist
community.
• Partner on city, county, and state tourism co-op marketing programs.
• Develop Investment Tourism marketing materials for visitors who may be
potential business owners, homebuyers, and redevelopment project investors.
• Explore opportunities to partner or collaborate with cultural tourism and
cultural heritage organizations.
• Promote restaurants and retailers with area cultural tours and food fairs.
8.3.2. Branding
Defining and communicating the North Beach CRA brand is crucial for the successful
implementation of the Redevelopment Plan to address the needs of residents and
stakeholders. Developing the brand identity involves tactics and tools, including but
not limited to the below recommendations.
• Develop a logo, campaign strategy, and signage including for outreach and
relationship-building to multilingual stakeholders and residents.
• Produce a full marketing campaign that"tells the story" of the North Beach
CRA's aspirational identity, brand, position, and opportunities.
• Host a brand launch for the community.
• Design and install branded light-pole banners in strategic areas.
• Design and implement a comprehensive wayfinding signage program,
including but not limited to, lighted street name signs, entry and exit
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wayfinding signs visible at night, and lighted public art that serves as
wayfinding and district identity.
• Identify locations for "district identity"physical landmarks and gateways.
• Work with the City to develop branded development and construction signs to
highlight CRA-funded projects and initiatives.
8.3.3. Marketing&Communications
Strategies to effectively communicate the vision for the Redevelopment Area as a
vibrant destination for culture, arts, and activities should be implemented to broaden
the appeal of living,working, and shopping in the North Beach CRA. It is
recommended the CRA execute a variety of activities, including but not limited to the
recommendations outlined below to drive communication efforts.
• Develop an annual strategic marketing plan that identifies goals and objectives
for a comprehensive marketing and communications plan supporting the
specific redevelopment projects and programs outlined in this Plan.
• Design collateral materials for events, cultural and public assets, leasing
packages, opportunity site brochures, etc.
• Attend national and regional real estate and tradeshow events to market
opportunities within the CRA.
• Actively market and promote stories,milestones, community events,
opportunities,and successes from within the CRA's boundaries to residents
and stakeholders through newsletter (printed and digital), social media, press
releases and website.
• Communicate with the City, County, and other organizations to advocate the
CRA's vision and brand promise.
• Launch a comprehensive social media campaign on Facebook, Instagram,
Twitter and YouTube or other social media platforms that exist or may come
into existence or trend during the implementation of this plan.
• Update the CRA's website per Florida Statute 189.069 and increase digital
presence utilizing new brand standards guide, keywords and comprehensive
messaging strategy.
• Build and maintain a resident and visitor database (at events, online, etc.)for
CRA communications.
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• Include a multilingual and multicultural communications program for
outreach and relationship building to the various North Beach CRA
stakeholders and communications outlets including, but not limited to
residents, homeowner associations, neighborhood associations, business
owners, tourist attractions and tourists, regional and statewide welcome
centers, government leadership, law enforcement offices, real estate owners
and developers, bankers, and financial institutions, etc.
8.3.4. Implement Neighborhood Ambassador Program to spur community
engagement and collaborations, Promotional Activities and Events
The CRA should produce events and activities that further the work outlined in this
Plan to increase awareness about the Area's aspirational brand and position itself to
attract new investment, businesses, development, and cultural arts venues through a
variety of activities, including but not limited to the recommendations outlined below
for activities and events.
• Develop signature community events that promote community pride,
especially related to MiMo architecture,the arts,culture, music and history,
and encourage resident participation throughout the district.
• Create economic development opportunities for local businesses to increase
their client bases during community celebrations.
8.4. Redevelopment Goal 4: Protect and Enhance the Neighborhood
Character
Neighborhood character involves the look, feel, and movement within a residential
area. It involves all aspects of land use, lot size, structure heights, and greenery, while
also looking at business uses, walkable main streets, safe alleyways, and automobile
traffic flow. Implementation strategies must work to preserve and enhance what
residents value in the neighborhood, while also working to improve on or add what is
missing. This is accomplished through a variety of activities, including but not limited
to all activities associated with protecting and enhancing the neighborhood character.
Strategies related to neighborhood character are those including but not limited to
the below recommendations.
• Develop incentive programs to rehabilitate and preserve existing housing stock
and/or develop new housing stock.
• Create infill housing programs to increase residential projects on existing
residential sites.
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• Support affordable homeownership opportunities through first-time
homebuyer, down-payment and utility assistance programs.
• Create incentive programs to increase workforce housing, mixed-income
projects, mixed-use projects, and mitigate the costs of historic preservation and
rehabilitation.
• Capitalize on and preserve the Miami Modern (MiMo) prevailing design
aesthetic exhibited by North Beach's historic buildings.
• Partner with the Miami Beach Housing Authority and the City's Housing and
Community Services Department to protect existing residents and provide
affordable housing and homeownership opportunities.
• Work with the City to ensure property owners are meeting code compliance
standards and implement remedies
8.4.1. Partner with the City and explore creation of Transfer of Development Rights
(TDR)Districts. Key Sub-Areas for Phase I Redevelopment
As noted earlier in the Neighborhood Analysis section,there are a few neighborhood
sub-areas that have key commercial hubs or real estate assets in the North Beach CRA
where a critical mass of improvements will indicate the area is changing for the
better. These sub-areas include Town Center,Normandy Isle Fountain Area, North
Shore and the West Lots. The following high-level overviews and associated
implementation strategies are critical for revitalization of these sub-area or
neighborhoods.
Town Center
The creation of a Town Center was first presented in a 2007 concept plan and then
further developed in the 2016 Plan NoBe. The vision is to take the existing
commercial hub of North Beach and transform it into a compact, pedestrian-friendly
town center that is vibrant, dynamic, and includes a mix of uses with an attractive
residential living environment, compatible office uses, and neighborhood-oriented
commercial services in medium-scale density. There are a number of short-term and
long-term strategies to bring the Town Center concept to fruition.
• Promote a diverse mix of residential, business, commercial,office,
institutional, educational, and cultural and entertainment activities for
workers,visitors, and residents.
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• Encourage pedestrian-oriented development within walking distance of transit
opportunities at densities and intensities to support transit usage and Town
Center businesses.
• Partner with the City and County to provide a balanced mix of transportation
options, including efficient buses, a connected bike network, walkable streets,
and a connected street network for all modes of travel.
• Provide opportunities for live/work/play lifestyles and increase the availability
of affordable residential and Class A office space.
• Create a place that represents a unique, attractive,and memorable destination
for residents and visitors.
• Enhance the community's character through the promotion of high-quality
urban design and creative placemaking.
• Support creation of a walkable main street
• Encourage and support street raising for resiliency to sea level rise.
• Design and construct streetscape improvement projects along major streets and
corridors in the Town Center to create walkable streets and provide dining,
activation and retail at ground level.
• Utilize City assets for productive development purposes.
• Work with development community to bring infill projects that remove gaps
and discontinuity in the pedestrian experience.
• Partner with property owners to screen parking garages and surface lots from
view on the street.
• Work with banks, developers, and property owners to redevelop non-historic,
under-performing, one-story structures with multi-story mixed-use, resilient,
and energy-efficient buildings.
• Work with the City to:
o Establish Design Guidelines.
o Set additional ten-foot setback for new buildings (at key locations) to
accommodate wider sidewalks for outdoor dining.
o Prevent new buildings, especially parking facilities, from presenting a
back or side to existing street fronts.
o Maintain limited or reduce parking requirements.
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Normandy Isles -Fountain Area
The 2016 Plan NoBe set the vision for the Normandy Isles Fountain Area to become a
vibrant, pedestrian-oriented shopping district with a combination of protection and
enhancement. The Fountain area needs to transition from its current automobile-
centric layout to accommodate pedestrian movement and transit connectivity.
• Redesign Normandy Drive and 71st Street to include wider sidewalks for
pedestrians, on-street parallel parking, two traffic lanes, dedicated transit
lanes, additional crosswalks, and protected bike facilities.
• Support redevelopment of sites around the fountain to include retail, office
and residential.
• Integrate the fountain parcel with the rest of the block.
• Encourage shopfronts on the ground floor and residences above.
• Enhance Maimonides Street to upgrade it from alleyway to inviting space with
elements like murals, trees, kiosks, areas for outdoor dining, whimsical
lighting, art installations, and other beautification efforts.
West Lots
As explained in Neighborhood Analysis section,the West Lots are eight city-owned
parcels encompassing 9.43 acres that contain vacant sites, surface parking lots, a skate
park, and the City's Lifeguard Headquarters among other temporary uses. The June
2018 Plan for the West Lots envisioned low-impact, active, civic, and social uses along
with public art, resiliency, and sustainability elements on the parcels.
• Support development of active public uses like green spaces, splash pads,
exercise equipment,and other recreation facilities and amenities.
• Engage in public-private partnerships to produce revenue generating uses
to increase residential,commercial and recreational opportunities.
• Provide active uses like markets, commercial village, and hospitality
facilities to support the neighboring passive park.
• Incorporate resilience and sustainability elements.
• Improve parking and transit access.
North Shore
The final highlighted sub-area is the North Shore neighborhood, situated between the
ocean and the Tatum Waterway and extends from the Town Center to the northern
border of Miami Beach at 87th Terrace. North Shore is characterized by multifamily
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housing of relatively low height—two to four stories. Given that the majority of the
North Shore neighborhood falls within the National Register designation,
preservation and restoration strategies will be critical, along with workforce housing
initiatives.
• Create incentive programs for owners to preserve, restore and rehabilitate
historic structures.
• Incorporate historic assets in branding and marketing initiatives.
• Partner with multifamily property owners to retain affordable and
workforce housing offerings.
• Work with the private sector or public partners, like the City of Miami
Beach Housing Authority and Miami Beach Community Development
Association, to construct new workforce housing and affordable housing.
8.5. Redevelopment Goal 5: Improve the Quality of Life for
Residents and Visitors
Quality of Life measures are highly subjective,but almost always include measures
related to access to parks, health and well-being, and neighborhood safety. This is
accomplished through a variety of activities,including but not limited to all activities
associated with quality of life, community spaces, safety, etc. The recommendations
outlined below impact the Quality of Life for residents and visitors.
8.5.1. Community Spaces
• Partner with the City to implement projects identified in the 2020 Parks
and Recreation Master Plan to define the North Beach recreation corridor.
• Partner with horticultural organizations to construct community gardens
in parks throughout the district.
• Promote the health and well-being of residents by encouraging physical
activity,alternative transportation, and greater social interaction.
• Improve pedestrian pathways along waterways.
• Explore the feasibility of restoring the Log Cabin in the North Beach
Oceanside Park.
• Develop green space throughout the CRA, such as parks, parklets, plazas,
alleyways, and pocket parks.
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• Work with the City to ensure streets are maintained and cleaned regularly.
• Work with the City to ensure landscaping is maintained on a regular basis.
8.5.2. Safety
• Work with the Miami Beach Police Department (MBPD) or ambassador
programs to develop and implement community policing innovations.
• Support and adopt safety programs and activities through CPTED (Crime
Prevention Through Environmental Design).
• Work with neighborhood groups, residents and the Miami Beach Police
Department to establish or reignite a Neighborhood Watch program.
• Work with the Miami Beach Code Enforcement Department to highlight
opportunities and address code-related concerns.
• Install lighting to encourage activation and enhance public safety.
8.6. Redevelopment Goal 6: Leveraging Resources for Community
Redevelopment
Redevelopment activities can be funded through many means including the North
Beach CRA Trust Fund,grants,and financing. This is accomplished through a variety
of activities, including but not limited to all activities associated with funding
redevelopment. The CRA may need to leverage its annual TIF funding to implement
large scale capital projects. Should the CRA choose to bond or incur other debt to
complete capital projects,a dedicated revenue source in the annual budget will need
to be identified for debt service. The CRA can also utilize the following funding
mechanisms for redevelopment:
• Private Investment Many CRAs and other districts design business
attraction programs with developer entitlements and financial incentives
in mind to fund public improvements and infrastructure with private
investment.
• Community Benefits Agreements: Municipalities routinely partner with
developers to encourage design and/or construction of parks and other
public facilities and infrastructure projects providing community benefit.
• Revenue Sharing: Through Public Private Partnerships, CRAs frequently
participate in revenue sharing projects for long-term benefits and self-
sustainability.
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• Transit Oriented Development (TOD)Funding:Transit-Oriented
Development funding is available through state and federal sources for
mixed-use development projects tied to increasing use of public transit,
providing greater access to retail offerings, increasing access to job centers,
and providing affordable housing in close proximity to employment
centers.
• Community Development Block Grants: CDBG funding is available for
eligible projects through Miami Dade County. The program funds can be
used: to build community facilities, roads, parks;to repair or rehabilitate
housing; to provide new or increased public services to residents; or to
fund initiatives that generate or retain new jobs.
• Housing and Urban Development Grants and Loans: The U.S. Department
of Housing and Urban Development(HUD) provides low-interest loans to
local governments for the implementation of capital projects for
revitalization and economic development,including streetscape and
infrastructure improvements. These loans can be supplemented by
Economic Development Initiative (EDI) grants from HUD.
• Department of Economic Opportunity Grants: The Florida Department of
Economic Opportunity(DEO)provides grants to local governments for the
planning and implementation of economic development initiatives. Grants
are usually in the$40,000 range.
• Business Improvement District: This is a long-term goal. With a BID in
mind down the road, the CRA's business retention and attraction program
should focus on existing businesses and building relationships for
implementation. A BID can provide funding support for the continuity of
some CRA programs after the CRA sunsets and increment revenue is no
longer available.
• New Markets Tax Credits: This federal program incentivizes business and
real estate investment in low-income communities of the United States via
a federal tax credit. It is administered by the U.S. Treasury Department's
Community Development Financial Institutions Fund and allocated by
local Community Development Entities across the United States.
• Economic Development Agency: Public Works program investments help
facilitate the transition of communities from being distressed to becoming
competitive by developing key public infrastructure, such as technology-
based facilities that utilize distance learning networks, smart rooms, and
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smart buildings; multitenant manufacturing and other facilities; business
and industrial parks with fiber optic cable; and telecommunications and
development facilities. In addition, EDA invests in traditional public works
projects, including water and sewer systems improvements, industrial
parks, business incubator facilities, expansion of port and harbor facilities,
skill-training facilities, and brownfields redevelopment.
■ Economic Development Transportation Fund: The Economic Development
Transportation Fund, commonly referred to as the "Road Fund," is an
incentive tool designed to alleviate transportation problems that adversely
impact a specific company's location or expansion decision. The award
amount is based on the number of new and retained jobs and the eligible
transportation project costs,up to $3 million. The award is made to the
local government on behalf of a specific business for public transportation
improvements.
• Brownfield Incentives: Florida offers incentives to businesses that locate on
a brownfield site with a Brownfield Site Rehabilitation Agreement (BSRA).
Financing and Implementation Plan
Although the CRA is required by the Act to produce an annual budget for
expenditures from the CRA Trust Fund, it is recommended to develop a five-year or
multi-year implementation strategy with corresponding funding as part of the
budgeting process to help guide the redevelopment program. Implementation of the
CRA's programs and execution of the CRA Redevelopment Plan Goals and
Implementing Strategies will be accomplished through the powers and authority
vested to all CRAs by state law, the Interlocal Agreement, and through regulatory
language adopted specifically for this Plan.
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9. Financial Analysis
This section provides an analysis of possible TIF funding amounts over time under
conservative, but reasonable, estimates of increment growth within the
Redevelopment Area.
9.1. A Tax Increment Financing (TIF) Overview
The tax increment that Tax Increment Financing ("TIF") uses to fund economic
development initiatives in the CRA Area is based on the growth over a base year
taxable value for real estate within a defined area.
The simplest way to understand how TIF financing works is to assume that an
example property has a tax bill in 2020 of$1000,but $1100 in 2021. The 2020 tax bill
of$1000 is the base year. Any growth above this value is what is shared with the CRA
for its funding stream. In the example above, the$100 more paid in 2021 is the
increment in that year. This process multiplied by all of the properties in the
established CRA Redevelopment Area is what provides the funding source for the
CRA's activities over the 30-year term of the agency.
The positive growth in real estate values within the designated CRA area is then
allocated by formula to the CRA and the taxing authorities. The available increment
in a given year is multiplied by a fraction of the total increment, which is 96.2%for
North Beach, (with the 3.8%reserved amount being used for administrative overhead
costs associated with the program), then shared between the city, county and CRA
district by a set percentage.
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For the North Beach CRA Redevelopment Area,the recent comparative history of the
area's taxable values shows a variable pattern of taxable value growth that the recent
COVID-induced economic slowdown has only exacerbated. With an assumed base
year of 2021, the total taxable value of all real estate in the CRA district is $1.47
billion USD. All projections of tax increments will begin from this base year and
Figure 33:Recent Taxable Value History in the CRA District
8696 Yes
2014 2016 2011 2010 2019 2600 201
DURALGROUN0 ORVAI.T:FERMIS-NON AUTOMOTVE $ 1,570,650 6 7583,715 S ¶,652.066 t 2,037,294 t 1445,000 1,589,500 1.748550
C00PE ATNF-RBOEIRAL COOPERMAN-RFSCEMIW, 8 226.695 6 216.566 3 254,775 S 279,652 6 307,315 761.729 636.661
EDUCATION4/8CENT1RC-FX EDUCAT10744L-PFNATE t 143,156 6 157,471 $ 173.218 t 181.476 $ 161,431 199,574 714,296
F492 ILL 96TITU710N:OFCE BUILDING 1 5,201,726 1 5,993.167 6 5.692.462 $ 12.322,321 S 74.908,668 15.649.751 16.564,672
NOTA OR MOTEL COMUEgAL•TOTAL VALUE 1 400,000 $ 400,000 $ 400,000 f 400.000 8 400,000 400,000 100,000
NOTE_OR MOTE_:COM:06O1J4-TIMESHARING 9 5.720.123 $ 10.699,522 $ 11.745,792 t 12,990,074 1 14.471,177 15,517,7.21 15.334,977
IOTA 00MO1E_:N451E_ $ 128,610.601 $ 128,452,679 $ 129.595427 $ 136.719583 1 107,255,411 114460,916 117,999,440
110117 46421-FAGTLI6O:40/47 MFG 6 7000 PROOE58115G t 496,137 $ 545.750 $ 000.325 3 645,012 1 643,306 945,199 644,060
16649 L6&ST0 OB47HL:WED USE-COMMERCIAL $ 7.741.570 1 6,232,125 $ 5,700.993 1 10.157.974 1 10,599,011 11,452,996 12.003,837
MGM 18E-STORET64W41W-:MO®USE-RBO947141 $ 4.494017 $ 7.056.338 3 7539977 $ 7.974,142 9 7,456,329 5.233.4 6.664,673
(AOM U52-5113M4105136141141:PETAL OUTLET 1 1255650 1,381,215 1,519,336 i
MILTFAMLY 10 L NRS PLU6:MLLTFAMLY 3 OR MORE 11475 $ 64.823,643 $ 70.580.044 $ 77.164143 $ 64465440 S 134,743.106 144,800,430 549,409.377
MILTFAMLY 2-9 UMTS-217190 1)1015 5 592,101 5 7,159,501 3 1,262,119 9 7,321,169 $ 1,407,700 1,524737 1,663,696
MU.T25AMLY 2.9114475:MILTFAMLY 3 OR M01E UMTS 6 36.484180 $ 43,934,91) 8 47,456,959 $ 51565,735 $ 70.607.691 77,664964 03,527,217
OFFICE 6ULO•43-M 2.1097O57:OFFICE N109O 9 7,013,570 8 9.515.676 9 10.205590 $ 14,074.376 $ 12,023,282 13,671.720 14,641,847
OFFICE SI1D640.CME STORY OFFICE 131.180240 $ 6,014364 $ 4617,997 9 9,109,016 5 9.501,960 $ 9.732,242 9,970,678 10,442.509
PAI9017G 0.0746094E NOME PARK:PRIMO LOT S 14,445,699 $ 15,643,706 5 20,197,926 5 25,904762 6 32,030.790 34,261,736 34782,432
PROFPSSIONAL SERVICE 99155 OFFICE BULLING t 2,1(4662 $ 2,399.775 t 2.517.329 t 2.630,459 6 2.723,719 2,670,651 2566.565
166840N2.-SNGLE FAMILY:1 IMT 1 2,417.117 1 2,956,567 3 3.170.641 $ 3.272.514 3 4,527.310 4.739.900 4.4.942
494941114.-TOTAL VALUE:O33I/]OMNLM-49494150L $ 294115,410 t 334595,679 $ 36440,105 3 394.192,028 6 414,443,975 707.216.445 750,163,247
14245350141-TOTAL VALUE:005469P&94-76403/49144 3 75.796 1 76.676 5 79.338 1 62,054 5 84.563 67.067 99.564
RESTAURANT OR CAFE11374:PETAL OUTLET 5 5,531,126 $ 11,245,979 5 12,421.682 $ 13,551,428 $ 17,44,270 18.012.711 16344,361
SEVIDE STATION:SERVICE STA1gN-AUTOMOTIVE 1 5,411,771 9 5,962,663 S 5.471,666 1 742,674 9 7,637,368 6,401,103 5,241,211
STOW:OOA04EApAL-TOTAL VALLE 9 1,532,252 1 154,477 5 1554024 $ 2,109,425 5 2,243,34 2,467,104 2,714,474
STORE:OO/ODI140.112-COMMERCIAL 3 5.14,961 5 5.291.112 $ 9,432,526 9 9.515,312 $ 414,519 10.764687 11.241.492
5101E:FETAL OUTLET f 42,625,215 5 50.135.0 3 52.4.699 S 56.784.492 $ 100,924462 107,467,013 112,331.629
$1,64624.14451-.PETAL OUTLET 9 15.200.000 t 17620,500 $ 17521,265 1 15,275381 5 21.200,730 21.814.((0 21,614,49
0141748:14711.777 6 7,091.315 1 7609446 6 1.54.44 6 9,235607 9 9.606.483 10,44,160 10,920,132
VACANT LAND.O0MMERC84.:EXTRA FFA 07461 T IAN PMQG 6 19.132,235 1 19.166,240 t 19,24,367 1 19.256,652 6 16,34.066 19,366,505 19,424991
VACANT 1/10-005665 9-:VACANT 1AN) 5 11.384.045 1 12,44,725 t 1774,044 9 1628E134 1 15,014.156 20,959,979 23.228036
VACANT PE591E47ML COAOO 2.920.44 2.820.186
w67455011601 7E61*OL OR SIG.WAR SOUAE OR STORAGE $ 2.700.400 9 2,970,000 6 2.843.500 9 7127,650 5 3.440.635 3,784.64 4,163,157
Olnd 1650 $ 714,394922 $ 784,102,270 $ 049,761,185 $ 918,440256 $ 1,050,386,962 1,400232,242 1477.620.886
value.
Annual tax assessments are based on market data, such as sales, income information
and the condition of the property.
Understanding the composition of the taxable basis is important for a variety of
reasons,but primarily because it shows where economic development initiatives may
have the most immediate and far-reaching impacts on the tax increment's size and
growth rate.
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The 2021 taxable values by use show that 83%of all property taxes in the CRA
district come from just five uses, and nearly half of the taxable values are derived
from residential condominiums. Summing the three different residential types
(condominiums, multi-family of 10 or more units and multi-family of 9 or less) to
give a total residential value in the top five provides 67.3%of all property taxes.
Hotels provide 8.0%and retail a further 7.6%.
Figure 34:Taxable Value Contributions by Real Estate Uses
Incremental Cumulative
Use Value
RESIDENTIAL-TOTAL VALUE:CONDOMINIUM-RESIDENTIAL $750,163,247 50.8% 50.8%
MULTIFAMILY 10 UNITS PLUS:MULTIFAMILY 3 OR MORE UNITS $159,409,377 10.8% 61.8%
HOTEL OR MOTEL:HOTEL $117,699,440 8.0% 69.5%
STORE:RETAIL OUTLET $112,331,829 7.6% 77.1%
MULTIFAMILY 2-9 UNITS:MULTIFAMILY 3 OR MORE UNITS $83,527,217 5.7% 82.8%
PARKING LOT/MOBILE HOME PARK:PARKING LOT $36,782,432 2.5% 85.3%
VACANT LAND-COMMERCIAL:VACANT LAND $23,229,005 1.6% 86.8%
SUPERMARKET:RETAIL OUTLET $21,814,000 1.5% 88.3%
VACANT LAND-COMMERCIAL:EXTRA FEA OTHER THAN PARKING $19,428,691 1.3% 89.6%
RESTAURANT OR CAFETERIA:RETAIL OUTLET $18,544,361 1.3% 90.9%
FINANCIAL INSTITUTION:OFFICE BUILDING $16,564,672 1.1% 92.0%
HOTEL OR MOTEL:CONDOMINIUM-TIMESHARING $16,334,877 1.1% 93.1%
OFFICE BUILDING-MULTISTORY:OFFICE BUILDING $14,641,947 1.0% 94.1%
MIXED USE-STORE/RESIDENTIAL:MIXED USE-COMMERCIAL $12,003,837 0.8% 94.9%
STORE:CONDOMINIUM-COMMERCIAL $11,247,492 0.8% 95.7%
UTILITY:UTILITY $10,920,122 0.7% 98.4%
OFFICE BUILDING-ONE STORY:OFFICE BUILDING $10,442,599 0.7% 97.1%
SERVICE STATION:SERVICE STATION-AUTOMOTIVE $9,241,211 0.6% 97.7%
MIXED USE-STORE/RESIDENTIAL:MIXED USE-RESIDENTIAL $8,654,833 0.6% 98.3%
RESIDENTIAL-SINGLE FAMILY:1 UNIT $4,938,942 0.3% 98.7%
WAREHOUSE TERMINAL OR STG:WAREHOUSE OR STORAGE $4,163,167 0.3% 98.9%
PROFESSIONAL SERVICE BLDG:OFFICE BUILDING $2,886,565 0.2% 99.1%
VACANT RESIDENTIAL:CONDO $2,820,468 0.2% 99.3%
STORE:COMMERCIAL-TOTAL VALUE $2,714,474 0.2% 99.5%
BURIAL GROUND OR VAULT:REPAIRS-NON AUTOMOTIVE $1,748,450 0.1% 99.6%
MULTIFAMILY 2-9 UNITS:2 LIVING UNITS $1,663,696 0.1% 99.7%
MIXED USE-STORE/RESIDENTIAL:RETAIL OUTLET $1,519,336 0.1% 99.9%
COOPERATIVE-RESIDENTIAL:COOPERATIVE-RESIDENTIAL $836,661 0.1% 99.9%
LIGHT MANUFACTURING:LIGHT MFG&FOOD PROCESSING $644,060 0.0% 100.0%
HOTEL OR MOTEL:COMMERCIAL-TOTAL VALUE $400,000 0.0% 100.0%
EDUCATIONAL/SCIENTIFIC-EX:EDUCATIONAL-PRIVATE $214,296 0.0% 100.0%
RESIDENTIAL-TOTAL VALUE:CONDOMINIUM-TIMESHARING $89,584 0.0% 100.0%
Broadening the tax base in the CRA district is a worthwhile goal on its own and a
functional mechanism by which to add to the tax increment by adding new properties
to the supply and renovating or enhancing the existing stock of buildings.
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9.2. Projected TIF Proceeds Over Time
9.2.1. Base Year Amount
Examination of the Base Year amount of the proposed CRA area begins with a review
of the Property Appraiser data for all parcels located within the boundaries.
These properties have a current Taxable Value of$1.477 billion based on Miami-Dade
County Property Appraiser data for 2021. When the Trust Fund for the proposed new
CRA boundaries is established, the current Taxable Value, at that time,will be the
Base Year for the CRA.
9.2.2. Future Revenue Projections
The estimate of the future revenues is based on two factors:
• An annual growth rate of the Taxable Value (%)
• Increased Taxable Value from new development($)
• Millage rates ($/$1,000 in value)
The average valuation growth rate for existing properties within the Redevelopment
Area used for this study is approximately 2.25%per year. This rate reflects the
increase in value of properties that are already built. This rate is appropriate for
planning purposes in order to provide a conservative projection of revenue over the
CRA time horizon. Note that taxable values over time are based on assumptions in
growth of the taxable base and millage rates in the Redevelopment Area.
9.2.3. Millage rates:
These rates are adopted annually and for 2020 are as follows for unincorporated
Miami Beach:
• County millage rate=0.0046669
• City millage rate =0.0057289
• Total annual millage rate =0.0103958
These figures exclude millage rates for debt service, misc. millage, schools, regional
and county-wide and other uses.
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Figure 35 shows Projections of Tax Figure 35:Projected Tax Increment Growth in the CRA District
Increment Growth in the
Redevelopment Area over the next 30 Increment
MI Taxable values Property taxes Tamble values Property taxes
years. Base year $ 1,477,620,886 S 15,360,903 $ $ •
TIF YR 1 $ 1,499,785,199 $ 15,591,317 $ 22,164,313 $ 230,414
TIF YR 2 $ 1,531,280,688 $ 15,918,735 $ 53,659,802 $ 557,831
These forecasts can and will be
TIF YR 3 $ 1,573,084,851 S 18,353,318 $ 95,483,785 $ 992,413
updated to reflect appropriate TIF YR 4 $ 1,624,818,904 $ 18,889,051 $ 146,998,018 $ 1,528,147
regularly
P TIF YR 5 $ 1,673,357,472 $ 17,395,722 $ 195,738,586 $ 2,034,819
{Te rates.
TIF YR6 $ 1,723,558,198 $ 17,917,594 $ 245,937,310 $ 2,558,690
market conditions and millage TIF YR 7 $ 1,775,284,942 $ 18,455,122 $ 297,844,058 $ 3,094,218
TIF YR 8 $ 1,828,522,890 S 19,008,775 $ 350,902,004 $ 3,647,872
In this case, the following assumptions TIF YR 9 $ 1,883,378,577 $ 19,579,039 $ 405,757,691 $ 4,218,135
TIF YR 10 S 1,939,879,934 S 20,166,410 $ 462,259,048 $ 4,805,506
have been made: TIF YR 11 $ 1,978,677,533 $ 20,569,738 $ 501,056,647 $ 5,208,835
TIF YR 12 $ 2,018,251,083 S 20,981,133 $ 540,630,197 5 5,620,229
TIF YR 13 $ 2,058,818,105 $ 21,400,755 $ 580,995,219 $ 6,039,852
■ Year 1-5: the taxable values have TIF YR 14 S 2,099,786,427 $ 21,828,771 $ 822,167,541 $ 8,467,867
TIF YR 15 5 2,141,784,195 $ 22,285,348 $ 864,163,309 $ 8,904,443
been forecasted to grow from 1.0% TIF YR 16 $ 2,184,819,879 S 22,710,853 $ 708,998,993 $ 7,349,749
for the first five years of the CRA's TIF YR 17 $ 2,228,312,277 $ 23,164,886 $ 750,691,391 S 7,803,962
TIF YR 18 $ 2,272,878,522 $ 23,628,163 $ 795,257,636 $ 8,267.260
existence upto theyears 5-10 TIF YR 19 $ 2,318,336,093 $ 24,100,727 $ 840,715.207 S 8,739,823
TIF YR 20 $ 2,364,702,815 $ 24,582,741 $ 887,081,929 $ 9,221,838
growth rate TIF YR 21 $ 2,411,996,871 $ 25,074,396 $ 934,375,985 $ 9,713,492
TIF YR 22 $ 2,480,236,809 IS 25,575,884 $ 982,815,923 $ 10,214,980
TIF YR 23 $ 2,509,441,545 S 28,087,401 $ 1,031,820,859 $ 10,728,498
■ Year 5-10: maintain a 3.0%growth TIF YR 24 $ 2,559,630,378 $ 28,808,149 $ 1,082,009,490 $ 11,248,248
11F YR 25 $ 2,810,822,983 $ 27,141,332 S 1,133,202,097 $ 11,780,429
rate as CRA initiatives create TIFYR26 S 2,663,039,443 $ 27,884,159 5 1,185,418,557 $ 12,323,256
_ TIF YR 27 S 2,716,300.232 $ 28,237,842 $ 1,238,679,346 $ 12,876,939
meaningful impacts on the area's TIF YR 28 $ 2,770,626.236 S 28,802,599 $ 1.293.005,350 $ 13,441,696
TIF YR 29 $ 2,826,038,761 $ 29,378,651 $ 1,348,417,875 S 14,017,748
property values TIF YR 30 $ 2,882,559,536 $ 29,966,224 $ 1,404,938,650 $ 14,605,321
Totals S 877,085,812 $20,800,784,593 $216,238,508
• Past Year 10: decline to a steady
state that is set to be 2.0%.
This differentiated growth rate structure approximates market-wide changes during
the different phases of impacts from the CRA's lifespan. However, market conditions
are difficult to forecast and hence projection of taxable values will likely include
periods of property value equilibrium and possibly declines, but this projection
baseline allows for a reasonable discussion of potential tax increment uses.
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Figure 36:Projected Tax Increment Proceeds in the CRA District
County C1/ - - CRA Source Contributions
base Immanent _ Total *or Ytomw6t County Coy Total
Bre yaw $ 6,895.909 8 $ 6595509 $ 8,164}88 1 - $ 85484.998 $ - $ - S -
TIF YR 1 3 8895.909 $ 50,944 $ 8946,852 4 8,184,995 8 86,61 $ 8884681 $ 50,944 $ 61,613 $ 112,557
TIF YR 2 3 8595,909 $ 123,334 $ 7.019.243 6 6,484,985 8 166,910 $ 9.86x,886. 9 123,334 S 149,166 S 272,501
TfF YR 3 $ 8895,909 $ 219.419 $ 7.115,327 8 6A44,896 $ 267,816 6- *MUM $ 219,419 $ 265,375 $ 484.794
T1F YR 4 $ 6,883,908 S 337.867 S 7233.176 S 6.884,986 8 448,400 8 988816164 S 337581 $ 408.633 S 746,500
TIF YR 5 i.___._...__8,885,909 $ 449.090 $ 7.345.799 $ 8,464,906 S 577,217 6 9,086,186 S 449.890 S 544,119 S 994,009
117 YR 6 S __ 8895,909 S 565,274 S 7.461,183 $ 8464,906 S 126.267 $ 9,106,16$ S 565,274 5 683.669 S 1.248.943
11FYR7 $ 8,895,909 S 884.119 } 1.580,028 8 8464,065 S 8*7737 S 9541761 S 884,119 5 827,408 5 1,511,526
TIF YR 6 $_ 6,895,909_ S 806,530 $ 7,702,439 8 4464.688 $ 1,034,792 $ 0.4 411011, S 808,530 5 975,455 S 1,781,985
TIF YR 9 5 6 895 909 5 932,813 $ 7,828.522 $ 8.884885 8 1,196386 $ 9.88ii886 5 932,813 5 1.127.946 S 2,060,559
71F YR 10 $ 6 895 909 S 1,082.478 5 7,958,387 4 4764,898 4 1,969.179 t 9,111,171' $ 1,062,478 S 1,285,011 S 2,347,490
T1F YR 11 $ 6 895 909 $ 1,151,653 $ 8,047.562 8 8484,888 $ 1087.690 T, 9.94236- S 1,151,653 $ 1,392,883 5 2,544,516
117 Y1112 S 6895909 S 1,242,611 $ 8,138,519 1 8.4646616 $ 1.99401 MOWNS 1,242,611 5 1,502,872 S 2,745,482
117 YR 13 S 6,895,909 S 1,335,387 5 8,231,296 6 8.464,966 $ 1,71'$,S15r-.$_10.478:694 S 1,335,387 $ 1,615,080 $ 2,950,458
T1F YR 14 S 6.896,909 $ 1,430,020 8 8,325,929 $ 8,46695 8 1„694.740 6 10,288.788 S 1,430,020 S 1,729,533 $ 3,159,553
TIF YR 15 $ 6895,900 S 1,526.545 $ 8.422,454 $ 6.468416 $ 1,968,664 4 16,43!,676 S 1,526,545 $ 1,846,275 S 3,372,820
11F A:116 $ 6,895,909_S 1,625,001 5 8.520,910 $ 4688,088 8 2,064.104 650.1411114f 5 1.825,001 5 1,985,352 5 3,590,353
TIF YR 17 $ 6._895.909 S 1,725,425 S 8,621,334 4 4861 $ 2,05.766 $.--16f/o!r<.'41t S 1,725,425 $ 2,086.810 S 3,812.236
117 YR 18 $ 5,695,909 $ 1,827,859 $ 8,723.787 -4 4698886 $ 2.144174 4 '86.614166.5 1,827,859 $ 2,210,698 $ 4,038,556
TIF YR 19 $ 8,895,909 1 1,932240 S 8,828249 4 MOW 6 2,ataane 1 -11,16'16* S 1,932,340 S 2,337,063 S 4,269,404
TIF YR 20 $ 8.895,909 $ 2238,912 S 8,934921 6 $08119.1.58 2.09$59 4-ISMS* S 2,038,912 S 2,465,956 $ 4,504,868
TIF YR 21 $ 5 895,909 $ _2,147,515 S 9,043,524 1 164184.15 $ 2.78841,7' _•'.-.-T4, ,ss 5 2,147,815 5 2,597,426 S 4,745,041
TIF YR 22 $ 6 595 909 $ 2.258,492 S 9,154,401 4 IOWA* $ 4 w * $ 2,258,492 $ 2,731,526 5 4,990,018
117 YR 23 S 6595 909 5 7,371.585 $ 9,287,495 8 8.405886 $ 317 788: $4t ,765 $ 2,371,586 S 2,866,308 $ 5,239,894
117 YR 24 S 8,895,909 5 2.488,943 S 9,382,852 1 memo 8 3,166, a $ 1t ,766 5 2,486,943 5 3,007525 5 5,494,788
T1F YR 25 $ 6.895,909 $ 2,604,606 $ 9,500,515 S moms S 3.5551.M-.41.-11881 461E S 2.604,606 S 3,150,133 $ 5,754,740
T1F YR 26 5 6895,909 5 2,724623 $ 9520.532 4 aotaaalla S 3/40*-S stale:MI-S 2,724,523 5 3295,287 $ 6,019910
T1F YR 27 S 6,895,909 S 2547,040 $ 9,742.949 6 8-,491.119 $ simast S 16„111767 5 2,847540 S 3,443,344 5 8290,385
TIF YR 28 56,895,909.8 2.971,906 $ 9.857,815 4 10166965 $ 3,144.$, 4.1$J70.864 5 2971,906 5 3,594,382 S 8.586,268
TIF YR 29 5 5,695,909 $ 3.099,269 S 9,995,178 $- MAIMS */1/441911-E-12 $,416 S 3.099,269 5 3,748,401 S 8,847,670
TIF YR 30 6 895 909 S 3229.179 5 10.125,088 5-- goon 8 4;144966 $17694,667 $ 3,229.179 $ 3,905,520 $ 7,134,699
Totals nIMMEIMEEMI=EIMME=11$211.11811.019 8 61.38$.8.8 1314.988x6 S 47,809.481 S 57.823,030 S 105.832,511
Under these assumed growth assumptions,the CRA Area would see year one revenue
of$112,000, but by the end of the TIF's life,annual revenues would be just over
$7,000,000 in nominal terms. Because of the uncertainty involved in long-term
projections, the figure below includes 20%error bars to better approximate the
potential spread of actual revenues over time. The cumulative total of all CRA
revenues over 30 years to the North Beach district would be $105 million in this
projection.
Figure 37,•Projected Nominal Tax Increment Proceeds in the CRA District-with 20%Error Bars
$10,000,000
$9,000,000
$8,000,000
$7,000,000
$6,000,000
$5,000,000
$4,000,000
$3,000,000
$2,000,000
$1,000,000
$- Page 2256 of 2284
0 0 0 0 0 0 0 op0 0 so0 0CD 0 0CO 0 0 o 0 0 $ oin 0 0N. 0CO 0CO
0 0
NNNN N NNNNNNCVNNNNCV N N N N N NN NCV N N N N
• The North Beach Community Redevelopment Agency Plan
But future dollars are not valued the same as dollars today because of inflation.
Without performing extensive re-forecasting of inflationary scenarios in the future
and relying on reasonable estimates of future inflation that look much like the past,
the Redevelopment Area's revenues can be estimated in present value terms so that
the total shown in a given year is equal to today's dollars. Under this view of the
CRA's 30-year revenues, the starting year revenues remain at just$112,000 but grow
to nearly$4,000,000 per year by year 30. Total present value revenues equal$71
million in this projection.
Figure 38:Projected Present Value Tax Increment Proceeds in the CRA District—with 20%Error Bars
$6,000,000
$5,000,000
$4,000,000
$3,000,000
$2,000,000
$1,000,000
$-
CV CO V U) fO N- CO 0) 0 .- N CO O V) CO N- CO 0) 0 N M O U) CO N- CO CA 0
N CO N N N N ON N O O p 0 M 0 0 0 0 0 0 0 CV CV CV S 0 U0 U)
N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N
In both of the earlier examples, the projected growth rates are based on a
continuously growing economy and, hence increasing taxable values for properties
within the TIF area. Since economic recessions occur periodically, an ever-growing
upward TIF calculation likely overstates potential TIF revenues.
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Next, a scenario is modeled that comprises a single recessionary event in the year
2024 resulting in property values declining by 10%, followed by a single year of zero
property value growth as the economy recovers, then returns to the exact same set of
growth rates as seen in the prior estimates.
The resultant impacts on the CRA's potential annual revenues are substantial. After a
small initial set of positive revenues,the district generates no real income until 2028,
then grows to a maximum nominal value in year 30 of$4.9M and a cumulative total
of$59M in income ($38M in present value) over the term (Figure 39). This single
recessionary scenario reflects a 43%decline in nominal revenues from the always
growing scenario presented in Figure 37.
Figure 39:Projected Example Recession Tax Increment Proceeds in the CRA District-with 20%Error Bars
$7,000,000
$6,000,000
$5,000,000
$4,000,000
$3,000,000
$2,000,000
$1,000,000
(7 V Uf) (O I" CO 0) 0 N C) R Io tD CO 0) 0 N (7 R In to N- co C)) O
N NO NO N N N N O O M M M O O 8 O 8 8 O 8 O O 8 8 8
N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N
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10. Appendices
Appendix 1: Resolution No. R-619-20 declared an Area in the City of Miami Beach to be
Blighted and accepted the Finding of Necessity Study.
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( The North Beach Community Redevelopment Agency Plan
Appendix 2: City Commission Resolution No. 2021-31596 created the North Beach
Community Redevelopment Area(NBCRA).
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• The North Beach Community Redevelopment Agency Plan
Appendix 3: Resolution No. established the NBCRA Trust Fund.
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(. The North Beach Community Redevelopment Agency Plan
Appendix 4: Resolution No. delegated certain powers conferred on the
County Commission by the Act to the City and the NBCRA to implement the
Plan for the Redevelopment Area.
•
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