2 - Dover Kohl's Plan for the West Lots (Adopted 6-22-18)06.22.2018
THE PLAN FOR
WEST LOTS
What We Heard 1
Introduction
The North Beach Master Plan (Plan NoBe) was adopted by the City of
Miami Beach in 2016 following an extensive public process and has
served as a catalyst for numerous initiatives in the North Beach area.
An initial plan for the West Lots was a part of this larger planning effort.
This detailed planning for the West Lots follows from this initial planning
process that laid out numerous possibilities for this public asset.
Planning Area
The West Lots are eight city owned development parcels fronting Collins
Avenue between 79th Street and 87th Street. The lots lie between the
North Shore Historic District which was adopted in January 2018 and the
North Beach Oceanside Park which fronts the ocean. The lots currently
hold three parking lots, Ocean Rescue services, and a new skate park.
There are certain considerations for whatever these lots become due to
their proximity to these assets.
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86th Street
85th Street
84th Street
83rd Street
81st Street
80th Street
79th Street
82nd Street
87th Street
North
Beach
Oceanside
Park
West Lots Boundary
North Shore Historic District
Altos Del Mar Historic District
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8
half city owned blocks
9.43
approximate development acres
2
adjacent historic districts
300
public parking spaces within the
lots
2 Miami Beach West Lots
Designing in Public
The City of Miami Beach hired town planning consultants, Dover, Kohl &
Partners to follow up on their work begun on the West Lots during the
creation of Plan NoBe.
From April 30 through May 3, 2018, the team set up a week-long public
engagement events at the Miami Beach Rowing Club. The design process
centered around a Charrette, an intensive, open planning process that
combines hands-on community brainstorming with “designing in public.”
The team met with numerous interested residents and stakeholders over
the course of a week including property owners, neighbors, merchants,
developers, environmental specialists, historic preservationists and
community leaders.
Prior to the charrette, Dover-Kohl reviewed the successes that came out
of Plan NoBe, previous and current planning efforts both locally to North
Beach and citywide, as well as temporary activation of the West Lots
themselves.
What We Heard 3
Planning Context
Due to the success of other initiatives within Plan NoBe, there is a
high hope from the community that what comes from this West Lots
planning focus will directly steer future development and use of the area.
The following are some of the successes and planning initiatives that
came from Plan NoBe.
Rue Vendome road closure
Rue Vendome has been closed
between 71st Street and
Normandy Drive as a way to
create a pedestrian friendly
environment and activate the
plaza space. Future improvements
will join the street with the plaza
for a larger harmonious center to
the community.
Approval of new historic
districts
In January 2018, the City of Miami
Beach commission unanimously
approved the creation of two new
local historic district, North Shore
Historic District and Normandy
Isles Historic District. In April
2018, two additional districts
were added.
Town center referendum
Plan NoBe called for 71st Street
to become a real town center. A
city wide referendum passed in November 2017 to increase FAR
and height limits along 71st Street
to encourage development and
create a walkable main street in
North Beach.
4 Miami Beach West Lots
North Beach Oceanside
Park
The 28-acre park will be
undergoing a 6 million dollar renovation, to include more
walkways and trees. There will
be new gateways, signage, and
program enhancements such
as shade structures, restroom facilities and picnic shelters.
Construction to start winter 2018.
Byron Carlyle: cultural arts
center
In March 2018 a public discussion
on the future of the Byron Carlyle Theater was held. The site is
envisioned to be a catalyst project
for town center development with
potential uses including a cultural
center, a community theatre, a teen center, among others.
72nd street parking lot
A grand vision for the 72nd Street
parking lot transforms the surface
lot into a mixed-use center
potentially including a new library,
a parking garage, community
pool, and park space with a focus
for all development to focus on
learning and innovation uses.
Not planning in isolation
In addition to the results already achieved, there is a lot of focused
planning in the North Beach area as well as citywide. It is important to
consider North Beach as a whole and not just the West Lots in isolation. Numerous public uses were mentioned as potential uses for the West Lots
in Plan NoBe, but they may be better positioned closer to the town center
on 71st Street. The following are some of the major city projects in the
North Beach area that are also moving forward, recent citywide studies
that should be considered, as well as recent activity within the West Lots themselves.
What We Heard 5
North Beach Yard
A five-year lease is approved for the North Beach Yard by
Miami Beach commissioners on
a city-owned lot at 81st Street
and Collins Avenue. The North
Beach Yard will be a gathering space that would include food
trucks, small retail businesses, a
bar, and various education and
entertainment programs.
Skate park
One of the recommendations of Plan NoBe was to create a skate
park. A temporary skate park has
been created on the public parcel
by 82nd Street. It gained popularity
immediately and provides a place for amateurs and athletes to
gather, practice and showcase
their skills.
Recent Activities on West Lot
Harvard Study
Students at Harvard completed
a study of sea level rise with a
focus on Miami Beach. One key
question is how can open public
space become an adaptation
strategy?
mbrisingabove.com/?s=harvard
ULI Study
A recent ULI study discussed ways
other cities have learned to live
with water, the unique challenged
facing Miami Beach and the
efforts the City has already
undetaken.
mbrisingabove.com/?s=ULI
Recent Studies for Miami Beach
176 177
Recommendations Scenarios
A New Public Realm in Miami Beach Pumping Miami Beach | Chris Merritt
Fig. 79. View of elevated plaza at the bayfront. In this scenario, the pump station is contained within a glass pavilion.
17
Beach, Bowl, Bay
North Beach
Neighborhood Greenways
A series of studies concerning
neighborhood greenways was
conducted for the North Beach
area. The plans suggest the
addition of protected bike lanes
by the West Lots along 77th, 78th,
81st and 85th streets.
p 11
NEIGHBORHOOD GREENWAY
77TH STREET
82ND STREET
81ST STREET
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79TH STREET
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81ST STREET
85TH STREET
84TH STREET
PROPOSED NORTH BEACH NEIGHBORHOOD GREENWAYSProposed Streets included in Feasibility Study
1. 85th Street between Hawthorne Avenue and Collins Avenue2. 81st Street between Hawthorne Avenue and Canal (One Way East, Segment 1)3. 81st Street between Byron Avenue and Collins (Two-Way)4. 82nd Street between Hawthorne Avenue and Canal (One-Way, West)5. 77th Street between Dickens Avenue and Collins Avenue (One-Way East)6. 78th Street between Collins Avenue and Tatum Waterway (One-Way West)
7. Tatum Waterway Drive between Byron Avenue / 81st Street and 77th Street (One-Way)
Existing Bike Lanes Bi-DirectionalProtected Bike LanesNeighborhood Greenways
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MIAMI BEACH IS THE ICON
•The City of Miami is taking a forward-thinking approach to climate adaptation.
•The City should implement “Living with Water” pilot projects that involves the City and its residents to suggest that resiliency strategies are a common cause. This will create enthusiasm for the plan.
Learning to Live with Water –Through Pilot Projects
p 11
NEIGHBORHOOD GREENWAY
77TH STREET
82ND STREET
81ST STREET
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79TH STREET
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81ST STREET
85TH STREET
84TH STREET
PROPOSED NORTH BEACH NEIGHBORHOOD GREENWAYSProposed Streets included in Feasibility Study
1. 85th Street between Hawthorne Avenue and Collins Avenue2. 81st Street between Hawthorne Avenue and Canal (One Way East, Segment 1)3. 81st Street between Byron Avenue and Collins (Two-Way)4. 82nd Street between Hawthorne Avenue and Canal (One-Way, West)5. 77th Street between Dickens Avenue and Collins Avenue (One-Way East)6. 78th Street between Collins Avenue and Tatum Waterway (One-Way West)
7. Tatum Waterway Drive between Byron Avenue / 81st Street and 77th Street (One-Way)
Existing Bike Lanes Bi-DirectionalProtected Bike LanesNeighborhood Greenways
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6 Miami Beach West Lots
Site Tour
To further understand the planning area and surrounding context, the
team toured the area on April 30, 2018. The Dover-Kohl team was joined
by Kirk Pascal, a local community advocate as the team walked through
North Beach Oceanside Park out to the beach, explored the North Shore
Historic District, crossed Tatum Waterway and traveled on foot back to
through the West Lots. The tour enhanced the team’s understanding of
current issues, concerns, and development and conservation prospects of
the area.
An observation
When looking from the beach
toward the West Lots, height
exists to the north with Surfside
and a new tower on 87th Terrace,
and to the south with Ocean
Terrace and the town center.
In between everything seen is
natural and open.
Charrette
What We Heard 7
Kick-off Presentation & Hands-on Design Session
On the evening of Monday, April 30 the community was invited to join
the Dover-Kohl team at the Miami Beach Rowing Club for a Hands-On
Design Session, an important part of the Charrette process. The team presented and listened to a full room, with more than 60 members of the
community including residents, local stakeholders, city officials and media
representatives.
As people entered the room they reviewed several informational boards and
exercises where they placed red and green dots to express some of their ideas for this part of the community and begin to think deeper about their
concerns.
Michelle Huttenhoff, Economic Development Manager with the City of
Miami Beach provided an introduction to the planning process, and the
role of the public in creating a plan tailored to the needs of the community. Dover-Kohl principal Jason King discussed the projects’ goals, what was
hoped to be achieve over the course of the week, and what efforts
were already in progress. He discussed various topics and opportunities
including sea level rise adaptation, vertical farms, and a market study. The
presentation was interactive and included keypad polling to gauge the attendees priorities with real-time results displayed on the screen.
The dot exercise
Michelle Huttenhoff addressing the crowd at the Kick-Off
8 Miami Beach West Lots Representative presents the 3 big ideas from the group
The event continued with a hands-on design exercise where small groups
of eight to ten people gathered around tables to share their varied ideas
for the future of West Lots. Each table was equipped with a map of the
study area, markers, a flip chart, and questions to consider. Citizens drew
on the maps and wrote comments on the flip charts to illustrate how they
might like to see the West Lots used in the future.
At the end of the session, a spokesperson from each table presented
their table’s big ideas to the entire assembly. The vision for the future
development of West Lot varies; some view them as sites for development,
some see them as opportunities for parks and recreation area, some
envision residential development, while others see them as an opportunity
for resilience, innovation, and education.
What We Heard 9
41%
No
59%
Yes
64%16% 3% 0% 3% 0%8%11%
RESIDENT
LOCAL PROPERTY OWNER
LOCAL BUSINESS OWNER
DEVELOPER
CITY EMPLOYEE
CONSULTANT
HISTORIC PRESERVATION
OTHER
What we Heard
Feedback was solicited from participants in a number of ways including
keypad polling, one word cards, exits surveys, small conversations and the
table discussions.
Keypad polling
During the kick-off presentation, a series of keypad polling questions were
asked of the 60+ people attending.
How long have you lived
or worked in
Miami Beach?
Did you participate
in the Plan NoBe Public Process?
Do you go to North
Beach Oceanside Park?
16%No4%
Not Sure
80%
Yes
22%12%32%12%10% 0%12% 0%
0%
LESS THAN 5 YEARS
5 TO 10 YEARS
11 TO 20 YEARS
21 TO 30 YEARS
31 TO 40 YEARS
41 TO 50 YEARS
51 TO 60 YEARS
MORE THAN 60 YEARS
I DON’T LIVE OR WORK HERE
My primary interest
in the West Lots is...
What is the most important thing to protect
or enhance
about North Beach?
6%18% 3% 3% 3% 3%12% 3%48%
ARCHITECTURE
ACCESS TO THE BEACH
FEWER TOURISTS
PLACES TO PARK
THE MONEY YOU SAVE
ITS GOT AN EDGE
THE BOARDWALK
AFFORDABLE RESTAURANTS
THE PEOPLE; SMALL TOWN FEEL IN A BIG CITY
10 Miami Beach West Lots
One Word Cards
Participants at the kick-off presentation and hands-on design session were
asked to complete an a “one word” card. Participants simply wrote down
one word that came to mind about West Lots “Now” and “In the Future.”
From these responses a word cloud was created. The more respondents
used a word, the larger that word appeared.
In one word, respondents described West Lots “Now” as “underutilized,”
“parking,” “green,” “barren” and “preservation.” In one word, respondents
described West Lots “In the Future” as “green,” “active,” “community,” “family-focused,” “preservation,” and “public use.” Other words were used
and they are all important, but these are the words that were expressed
the most.
now:
in the future:
What We Heard 11
Preferred uses in West Lots
Participants were given four green dots and one red dot to choose most
appropriate or not preferred uses for the West Lots.
Teen Center
Botanical Conservancy & Vertical Farm
North Beach Yard
Café with Outdoor Dining
Park
Beach Restoration/Park Improvements
Kid’s Play Area
Nightlife & Entertainment
Restaurant
Parking Lot and Garages
Library
Grocery Store
Coffee Shop
Dog Park
Museum or Gallery
Movie Theatre
Retail Store
Event Venue
Performing Arts & Cultural Facility
Police Station
Lawn & Garden Store
Townhomes
College Campus
Transit Station
Pharmacy
Co-Work Office Space
Day Care Facility
Apartments
School
Hotel
Affordable Units
Furniture & Home Furnishing Store
Suite Hotels
Pubic Use
Private Use
Most appropriate use
Not appropriate use
12 Miami Beach West Lots
Log cabin relocation & treatment
The removal of the log cabin from the West Lots is a great concern to
the community. Boards were created to solicit feedback on a preferred
final location for this beloved structure within the community. Options for preferences of preservation, restoration, and reconstruction based on
costs and other examples was also asked.
A focused discussion on the log cabin based on the input received was
discussed on May 16 with a decision made to place it in North Beach
Oceanside Park centered at the entrance on 81st Street.
Where should the Log Cabin be located?
Which scenario is preferred for the preservation, restoration, or reconstruction
of the Log Cabin?
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OPTION 1
OPTION 2
OPTION 3 16%
64%
20%
31%
46%
8%
15%
What We Heard 13
Summary of Public Input
This summary combines the information gathered from table big ideas,
notes and exit surveys.
21%mentioned
PARKS & PUBLIC SPACE
More trees and green space
Open space
Kid’s play, all wet park, splash pad
Make West Lot complement the park
17%mentioned
PUBLIC PROGRAMS
Botanical garden/nursery
Teen center & skater park
Ocean preservation center, sanctuary
Education facility
Olympic pool
Hydro farm
10%mentionedMOBILITY & PARKING
dedicated bike lane
Parking
Sidewalk improvement, wider and more shade
Walkability mentioned
ECONOMIC GROWTH19%
Café and local high end/unique restaurant
Parking garage with first floor retail
Boutique hotel
Retail, Convenience store, grocery store
Movie theater
Single family homes
Consider naming rights, roof rights & other income scenarios
mentioned
PLANNING RESTRICTIONS
23%
Low height, low density
Noise control, no loud music
Public use only
No food trucks, fast food chains
Height should be pushed to the edge
Smaller lots, tiny house development
10%mentionedRESILIENCY
Flooding control
Sea level rise
Eco-services, rain water management
Habitat for birds, pollinators
14 Miami Beach West Lots
Open Studio
Tuesday, May 1 and Wednesday May 2 the planning team continued to
work with the community in an open design studio at the Miami Beach
Rowing Club. Residents and local leaders were encouraged to stop by the studio throughout the week to check the status of the plan, provide
further input, and to make sure the design team was on the right track.
The table drawings and plans from the Monday night’s hands-on design
session were placed around the room for continual review. While
community members visited the studio, the design team continued to analyze the information gathered from the community to formulate the
concepts for the plan.
Victor Dover and Joseph Kohl, principals of Dover, Kohl & Partners
joined the team on Tuesday and Wednesday in order to attend technical
meetings and weigh in on the plan as it developed.
In addition to the public design studio, members of the planning team
met with city staff and staff recommended industry representatives on
a range of topics elected officials, City departments, and local residents
in scheduled technical meetings open to the public. Scheduled technical
meetings included meetings with historic preservation, climate change and resilience, university and education, economic development and
jobs, housing and affordability, transportation, and parks and recreation.
During the meetings the team answered questions and discussed their
ideas to gain further input to ensure that any ideas being developed were
balanced by many viewpoints.
What We Heard 15
Work-in-Progress Presentation
The charrette week ended with an evening “Work-in- Progress”
presentation on Thursday, May 3 at the Miami Beach. Over 40 citizens
gathered for the presentation. After introductions by Michelle Huttenhoff, Jason King began the presentation with a summary of the week’s events.
Jason walked through the concepts gathered from the public at the Hands-
on design session and throughout the week.
Since the Charrette
Following the charrette the planning team met with commissioners, city
staff and focus groups to discuss what we had heard and gather additional
ideas and input. A word cloud was created for the terms we heard most.
Some of the words heard most included “temporary”, “experimental”,
“beachy”, “parking”’ and “resilience.”
Town Center first
Grow slowly
Low-impact,
active, civic/
social uses
Higher edges
Keep West Lots and North
Beach Oceanside Park
linked and uses complementary
16 Miami Beach West Lots
The Plan
Design Principles for the West Lots
Five “Big Ideas” form the key recommendations of this plan. These five
ideas (and many others) came from conversations held in Miami Beach
during and after the Charrette week and became the guiding principles for the design process. Although specific details may change as the plan is
implemented, the “Big Ideas” should remain intact.
Big Ideas
1. Grow with consensus in ways that enhance
North Beach’s uniqueness
2. Provide active uses to support the passive
park
3. Higher-height (if needed) and revenue-
generating uses, on edges
4. Showcase resilience and sustainability
5. Don’t lose parking but improve transit
access
What We Heard 17
The West Lots are the seam
between two of North Beach’s
arguably most important
features, North Beach’s historic
districts and the North Beach Oceanside Park. Any plan for the
West Lots must respect both the
neighboring historic districts and
the park while also bridging the
two together.
The week-long public engagement
process demonstrated that
there is a diverse range of
ideas envisioned for the West
Lots. However different those
ideas may have been, they all
shared the common thread of
maintaining North Beach as a
unique place in Miami Beach and
to build upon what makes the
area special without losing its
character.
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86th Street
85th Street
84th Street
83rd Street
81st Street
80th Street
79th Street
82nd Street
87th Street
North
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Oceanside
Park
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West Lots Boundary
North Shore Historic District
Altos Del Mar Historic District
North Beach Oceanside Park
1. Grow with consensus in ways that enhance
North Beach’s uniqueness
18 Miami Beach West Lots
Active Uses
The middle four of the West Lots are ideal locations for active uses to
support and supplement the passive park. The City is already providing
temporary active uses in the West Lots to supplement the passive uses of
the North Beach Oceanside Park.
Temporary Uses
Temporary uses are a low-cost, low-risk method to test out new ideas. If
popular, these temporary uses can become permanent. Some portions
of the West Lots may be suitable for a continuous and always changing
program of temporary events and activities.
A Case Study in Park-Side Temporary Uses
The lots north of the Tulleries in Paris are kept available for temporary,
rotating uses. The changing scene in this area adds a dynamic element
to the static, unchanging formal park to the south. The two areas
complement one another and provide a broad range of attractions to
meet the needs of area residents and tourists.
2. Provide active uses to support the passive park
ACTIVE USES FOR
THE
PASSIVE
PARK
What We Heard 19
City Market
A city market is a building
or covered space where
independent vendors operate
stalls to sell food and other
items. The lower startup costs for renting a stall space versus a
shopfront lower the barrier for
entry. City Markets can be an
incubator for new businesses.
Splash Pad
These recreational fountains
can be a visual feature and also
provide a recreational function.
Splash pads are popular in hotter
climates where they can provide
a playful opportunity for children
and also a means of cooling off.
Botanical Gardens
North Beach is home to a variety
of native vegetation and a botanical garden can showcase
the area’s native flora.
Monstrum Destination Art/
Play Park
A kids play area rated highly
during the Charrette as a use
appropriate for West Lots.
Monstrum produces unique
playgrounds with a focus on
artistic and architectural quality
that can become a destination
piece for North Beach.
Low-impact, active, civic and social uses which compliment the
passive park can be located on West Lots.
20 Miami Beach West Lots
More on City Markets
City markets, also known as market halls or food halls,
provide a continuous series of one-story market stalls
with a mix of small-scale, independent and locally-
owned restaurants and retailers. The varied experience
and casual sociability of city markets is why they
continue to thrive in an era of online shopping and
grocery delivery services. Historic city markets like
Faneuil Hall in Boston; City Market in Charleston; Pike’s
Place in Seattle; and San Francisco’s Ferry Building
marketplace have led the way for new city markets
like DeKalb Market Hall in New York, and Ponce City
Market and Krog Street Market in Atlanta.
A temporary city market on North Beach could
showcase local vendors who reflect the cultural and
ethnic diversity of South Florida and the Caribbean.
A city market could help raise Miami Beach’s profile
as a hub of dining experiences. Cocktail bars,
daily live programming, enticing aromas, cooking
demonstrations, maker spaces, artist studios, kitchens
exploring the latest trends in cuisine, and locally-
raised agriculture meats are all part of the city market
experience.
The Miami Food and Wine Festival offers a similar experience with hundreds of chefs flying in from
around the world to cook at the fest’s various dinners
and parties. A commitment to local businesses and
restauranteurs, the kind of commitment that can only
be made when a municipality owns the site, could make a North Beach City Market something quite
different from the festival.
While historic city markets tend to be located in
landmark historic structures newer city markets are found in inexpensively constructed buildings with high
ceilings, exposed trusses, clerestory glass windows, and
industrial materials.
St. Roch Market
New Orleans, LA
What We Heard 21
Faneuil Hall(Quincy Market)
Boston, MA
Charleston City Market
Charleston, SC
Pike Place Market
Seattle, WA
Ponce City Market
Atlanta, GA
City Market examples
22 Miami Beach West Lots
Art Space
Many of Miami’s most iconic
destinations emphasis local
artists. This theme can transfer to
North Beach with the West Lots
providing a location to showcase
the work of North Beach artists.
Eco-Hotel
With a location adjacent to the largest park space in Miami
Beach, the West Lots could be
home to an eco-hotel, offering a
vacation experience specifically
tied to the natural environment of Miami Beach, an experience not
available elsewhere on the island.
Outdoor Dining
The warm and sunny weather in
South Florida permits outdoor
dining year round. Dining “al
fresco” is an enjoyable social
experience that connects
people to each other and their
environment. Outdoor dining can
also be coordinated with a City
Market.
Bike Shop/Coffee Shop
Miami Beach has one of the
highest walking and bilking rates
within Florida. A bike shop can
encourage North Beach residents
and visitors to opt for two wheels
instead of four for getting around.
More trips made by biking reduces
the number of cars on the road
and can also be a healthy and fun
way to see the area.
What We Heard 23
Resilience Labs
While FIU and other area
universities have classrooms in
Miami Beach, there is a need
for wet labs and other research
facilities. West Lots could provide
a location for these uses on the
northern or southern most lots.
Innovation Campus
Local universities and schools
could open an innovation
campus on the West Lots with a
focus on resilience and marine
sciences. The research done
here can benefit coastal areas
worldwide while also serving as
a local educational center with
a focus on the South Florida
environment.
Stormwater Bio-Park
Stormwater and flooding are
a concern in North Beach.
The West Lots could support
stormwater bio-parks, such
as the one shown here from
Atlanta, that functions both as a
stormwater mitigation feature as
well as recreational amenity.
Water Square
This water square in Rotterdam functions similarly to the
stormwater bio-park. Typically,
the square is dry and functions
as a civic space. During periods
of rain, the square becomes a retention area for water.
3. Showcase resilience and sustainability
24 Miami Beach West Lots
More on Water Squares
Water squares serves two functions: an environmental
function, as water infrastructure, and as an amenity in the form of natural parks which showcase a willingness
to live-with-water in the era of rising seas. Both
purposes help to increase resilience. Water squares are
a kind of blue-green infrastructure which uses the blue
(water) and green (nature) to protect against flooding and other effects of climate change. Examples of
water squares can be found at Confluence Park, in San
Antonio; Buffalo Bayou Park in Houston; and Tanner
Springs Park in Portland.
Water squares work best environmentally in highly-
urbanized areas, with high-flood-risk, in places that
are likely to be inundated by stormwater during
rain events because there is no natural relief system
during peak-rain events. Water squares alleviate
flooding caused by heavy rainfall by collecting water
run-off that is trapped in the impervious hardscape
of the urban environment, and slowly allowing water
to infiltrate back into the groundwater. Most water
squares are miles from natural relief systems like rivers
and oceans.
West Lots, however, is less than a mile from both the
Tatum Waterway and the Atlantic Ocean. The water
table, the upper surface of the zone of saturation, is
also relatively high in West Lots and a slow-release
seepage into the groundwater may not occur as it does
in other places. Questions remain as to how much
environmental benefit a water square would provide in
Miami Beach and more study is needed.
The amenity value of a water square would be
high. Water squares serve a symbolic purpose,
communicating that a city is prepared to live with water in the future. Holding water where it falls,
slowing the flow of water across the landscape, and
storing large volumes of rainfall for infiltration and
other uses may become an important part of Florida’s
overall resilience strategy. Miami Beach, then, would continue to showcase innovative adaptation strategies.
Making space for water and making it visible across
the urban landscape allows Miami Beach to showcase
the region’s diverse flora and fauna. Symbolically, it
may be valuable to provide a place where visitors can see natural processes along with mechanical systems,
each working to enhance the function, beauty, and
resilience of the region.
What We Heard 25
TALL
TALL
LOW
The view from the beach
The large natural area in North
Beach sets this beach experience
apart from all others in Miami
Beach. When looking from the
beach toward the West Lots, the
scene is primarily natural and
open while elsewhere on the
island the view is of high rise
buildings.
Protecting the view from the
beach should be a primary goal
of the plan for West Lots. The
middle lots should have low
heights for any buildings that
may be located there. Any taller,
revenue-generating uses (if
needed) should be located on the
two northern and two southern
blocks, adjacent to existing taller
structures.
4. Higher-height (if needed) and revenue-
generating uses on edges
26 Miami Beach West Lots
Hydroponic Farm
Hydroponic farm grows food
without soil, instead a nutrition
rich solution is used to supply
plants with water and essential
minerals. It is eco-friendly and can
reduce the transportation cost
and nutrition loss.
Carousel
Carousel is a family friendly facility, the equipment can be
utilized both at day and night.
If placed properly, it can revive
community.
Teen Center
Teen center is a desirable use
mentioned by the community. It
could be developed on an entire
block or a proportion of a lot. It
provides the teenagers a place to
participate in various educational
and recreational activities.
Convertible Parking
The advancement of driverless
cars technology can make a
fair amount of current parking
structures obsolete. Any proposed
parking structure should have a
future-proofed design that make it
easy to be converted to different
uses.
What We Heard 27
Three of the West Lots are
currently surface parking for
the beach. These lots, along
with on-street parking total
approximately 650 spaces. Any
plans for the West Lots should
replace the loss of surface parking
and increase the total number of
spaces.
Transit access to the West
Lots should also be improved.
Enhanced bus stations or a transit hub could create a more pleasant
experience for those traveling by
transit.
C
o
l
l
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n
s
A
v
e
n
u
e
H
a
r
d
i
n
g
A
v
e
n
u
e
86th Street
85th Street
84th Street
83rd Street
81st Street
80th Street
79th Street
82nd Street
87th Street
North
Beach
Oceanside
Park
T
a
t
u
m
W
a
t
e
r
w
a
y
C
r
e
s
p
i
B
o
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v
a
r
d
B
y
r
o
n
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e
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e
A
b
b
o
t
t
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e
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u
e
B
y
r
o
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e
C
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l
y
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e
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e
Tatu
m
W
a
t
e
r
w
a
y
D
r
i
v
e
West Lots Boundary
Existing Surface Parking Lots
Bikeshare Station
5. Don’t lose parking but improve transit access
28 Miami Beach West Lots
Overall Map
Lot 1
Parking Garage
& Cafe
Lot 2
Eco-Park & Active
recreation
Lot 3
North Beach Yard
Lot 4
Water Square
Collins Avenue
8
0
t
h
s
t
8
1
s
t
s
t
8
2
n
d
s
t
7
9
t
h
s
t
What We Heard 29
Overall Map
North Beach
Oceanside Park
Lot 5
Eco-hotel &
City Market
Lot 6
Tropical Gardens
& Playground
Lot 7
Bohemian Village
Lot 8
Community
Eco-Tech Center &
Teen Center
8
2
n
d
s
t
8
3
r
d
s
t
84
t
h
s
t
85
t
h
s
t
86
t
h
s
t
87
t
h
s
t
30 Miami Beach West Lots
Lot 1 Parking Garage & Cafe
Cafes & Restaurants
Collins Avenue
7
9
t
h
s
t
When asked to decribe North Beach most people differentiate it from other parts of the island with the words “bohemian”,
“artistic,” and “beachy.” This could provide another aesthetic different from the avant-garde of the Yard.
What We Heard 31
Lot 1 Parking Garage & Cafe
Cafes & Bars
Parking Garage
Local shops
Collins Avenue
8
0
t
h
s
t
32 Miami Beach West Lots
Lot 2 Eco-Park with Active Recreation
Collins Avenue
Splash Fountain
Outdoor
gym Stormwater
detention pond
80
t
h
s
t
An active eco-park with hills of grass for informal picnics also provides a winding pond which also provides water retention.
What We Heard 33
Lot 2 Eco-Park with Active Recreation
Stormwater
detention pond
Parking
Collins Avenue
Picnic Park
8
1
s
t
s
t
34 Miami Beach West Lots
Lot 3 North Beach Yard
Bar
Food
truck
Ship container retail
8
1
s
t
s
t
The Yard will be a spaces offering food trucks, a stage for music, small-scale retail, exhibitions of urban gardening. Spaces can
be rented for private parties and events.
What We Heard 35
Lot 3 North Beach Yard
Ship container retail
Collins Avenue
Outdoor
Seating
Picnic Park
82nd s
t
36 Miami Beach West Lots
Water retention
pond
Laboratory
Collins Avenue
Lot 4 Water Square
Main Entry
Path with
seating and
lighting
8
2
n
d
s
t
A Water Square demonstrates comfort with “Living With Water”: the idea that some areas will need to return to nature
in the era of climate change and sea level rise. The Water Square also provides water retention during storm events.
“resilience amenity”
What We Heard 37
Laboratory
Lot 4 Water Square
Parking
Boardwalk
Main Entry
Path with
seating and
lighting
Collins Avenue
8
3
r
d
s
t
38 Miami Beach West Lots
Lot 5 Eco-hotel and City Market
Bikeshop
Coffee
Shop
Dining
Eco-Hotel
Rooftop
Weddings City
Market
Dining
Collins Avenue
Outdoor
Art Space
8
3
r
d
s
t
North Beach Yard utilizes an edgy-casual aesthetic with shipping containers, aluminum bins, rustic tables, Edison bulbs,
polished concrete and wire mesh. MIami Beach could also showcase other styles, like Mediterranean Revival, to create a
contrast. The more formal, gentile, and sophisticated aesthetic speaks to the island’s early history.
What We Heard 39
Lot 5 Eco-hotel and City Market
Parking
City
Market
Collins Avenue
Picnic Park
8
4
t
h
s
t
By mixing revenue-generating uses like an eco-hotel and City Market with publicly owned active parks “West Lots pays for
West Lots” with a balance of public costs and private support.
40 Miami Beach West Lots
Innovation
Campus
Concessions &
Rentals
(water, souvenirs,
kayaks and boards)
Splash
Pad
Collins Avenue
Lot 6 Tropical Gardens & Playground
Playground
8
4
t
h
s
t
Botancial Gardens showcase both local and exotic plants. Indoor tropical gardens can be home to trees and shrubs from
south of the Equator. Food could be sold, recreational equiptment rented, and kids entertained.
What We Heard 41
Splash
Pad
Lot 6 Tropical Gardens & Playground
Parking
Botanical
Garden
Tropical
Gardens
Playground
Collins Avenue
8
5
t
h
s
t
42 Miami Beach West Lots
Lot 7 Bohemian Village
Lawn
Event Hall
Collins Avenue
Artist & local
food village
8
5
t
h
s
t
When asked to decribe North Beach most people differentiate it from other parts of the island with the words “bohemian”,
“artistic,” and “beachy.” This could provide another aesthetic different from the avant-garde of the Yard.
What We Heard 43
Lot 7 Bohemian Village
Plaza
Fire pits &
seatingEvent Hall
Pavillion
Parking
Surf shop
Collins Avenue
Artist & local
food village
8
6
t
h
s
t
44 Miami Beach West Lots
Lot 8 Community Eco-Tech Center & Teen Center
Pocket Park/Gateway
to West Lots
Community Technology and
Eco-sustainability
Labs Center
Green
roof
Outdoor seating
& dining
Closer to Town Center buildings may be higher and uses more intense. Revenue-generating uses like cafes and shared
workspaces at the bottom floor can be mixed with civic uses like a Teen Center or satellite college campus.
Parking Garage
86th s
t
What We Heard 45
Lot 8 Community Eco-Tech Center & Teen Center
Community Technology and
Eco-sustainability
Labs Center
Collins Av
e
n
u
e
Green
roof
Community & Teen
Center
Green
roof
Outdoor seating
& dining
Rain Garden
Parking Garage
87
t
h
s
t
46 Miami Beach West Lots
LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 TOTAL
Retail & Mixed Use 50,240 - 8,992 - 14,870 1,575 7,416 123,000 32,853
Café & restaurants 20240 8992 8,992
Market hall 8890 8,890
Bikeshop & coffeeshop 0 5980 0 5,980
Bohemian Artist & local food village 7416 7,416
Concessions & Rentals 1575 1,575
Retail & entertainment 30000
Community Technology & eco-sustainability Center 123000 123,000
Civic 109,935 46,014 45,048 48,648 32,148 44,769 39,880 38,704 418,211
Community & Teen Center 20000 20,000
Public restroom and other amenities 1,000 500 500
Open Space 3,335 45514 40308 46,848 32148 34094 39880 18704 257,496
Vertical Farm 4740 4,740
Eco-Laboratory 1800 1,800
Tropical Gardens 9100 9,100
Innovation Campus 1575
Parking SF 105,600
Parking Units 260
Eco - Hotel - - - 8,590 - - 8,590
46680 46022
Lot Area 3335 46014 46340 48648 45738 46344 47296 18704 373,082
Total Open Space (sq ft) 156,840 45514 40308 46848 32148 43194 39880 143,000 266596
Total Building Square Footage 161,175 500 13,732 1,800 23,460 12,250 7,416 161,704 202,158
Open space percentage 7%99%87%96%70%93%84%41%
For Proposed UsesLand Use Data
What We Heard 47
LOT 1LOT 2LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 TOTAL
Retail & Mixed Use 50,240 - 8,992 - 14,870 1,575 7,416 123,000 32,853
Café & restaurants202408992 8,992
Market hall 8890 8,890
Bikeshop & coffeeshop 0 5980 0 5,980
Bohemian Artist & local food village 7416 7,416
Concessions & Rentals 1575 1,575
Retail & entertainment30000
Community Technology & eco-sustainability Center 123000 123,000
Civic109,935 46,014 45,048 48,648 32,148 44,769 39,880 38,704 418,211
Community & Teen Center 20000 20,000
Public restroom and other amenities 1,000 500 500
Open Space 3,335 4551440308 46,848 32148 34094 39880 18704 257,496
Vertical Farm4740 4,740
Eco-Laboratory 1800 1,800
Tropical Gardens 9100 9,100
Innovation Campus 1575
Parking SF 105,600
Parking Units 260
Eco - Hotel - - - 8,590 - - 8,590
46680 46022
Lot Area33354601446340 48648 45738 46344 47296 18704 373,082
Total Open Space (sq ft) 156,840 4551440308 46848 32148 43194 39880 143,000 266596
Total Building Square Footage 161,175 500 13,732 1,800 23,460 12,250 7,416 161,704 202,158
Open space percentage7%99%87%96%70%93%84%41%
For Proposed Uses
48 Miami Beach West Lots
Implementation
The phasing of improvements for the West Lots is a question for the
Commission, and residents of the City and North Beach. Presently, the
North Beach Oceanside Park offers picnic tables and grills, three pavilions
for picnicking and party rentals, play structures for children and water
fountains with WOOSH water dispensers. The Park is also scheduled for a
major upgrade. However, the North Beach Oceanside Park will only reach
its fullest potential with the addition of active uses on the West Lots.
Short-term implementation of the Plan for West Lots can be facilitated
by General Obligation Bonds (G.O. Bonds). G.O. Bonds are loans the City
receives to pay for major infrastructure projects. The City of Miami Beach is
considering a bond referendum on the November 6, 2018 ballot to approve
a tax increase so that the city can borrow. This report provides preliminary
cost estimates for the purposes of inclusion in the G.O. Bond discussion.
In the short-term and mid-term it may be advisable to keep some lots
undeveloped and reserved for future purposes unforeseeable at this time.
Purposes related to resilience and adaptation were recommended by the
community.
In the long-term, West Lots should be improved upon. They present too
much of an opportunity to be relegated to providing 300 surface parking
spaces only. They could easily become the showpiece of a new Miami
Beach.
01 02 03 04 05ProcessEducate the public Shared sense of authorship Evolve vision Finalize vision Inspire implementation
Temporary Skate Park
at West Lots
What We Heard 49
Facilitate Temporary Use
Temporary Urbanism
North Beach Yard, Miami Beach’s proposed version of the hip
Wynwood Yard, will host outdoor gathering spaces including
food trucks, small retail businesses, a bar, live entertainment and
various other programs. North Beach Yard would be a temporary
development constructed with storage containers and tents intended to occupy the lot for five years.
The current city regulations do not have provisions for such
temporary construction. Implementation of the Yard would need
several variances, waivers and other approvals before the project could break ground. These review processes could take several
months. Redesign and scrutiny from multiple city boards could
significantly stall the project. This could defeat the purpose of
building a temporary structure meant for only a five-year lease.
Fearing that slow-moving administrative processes could kill the
plan, some Miami Beach commissioners have proposed easing the current requirements in order to fast track temporary projects At
the same time, noise restrictions and hours of operation must be
built into all land use agreements, the support of the neighbors is
essential for the project to succeed.
The City already has temporary use permits. The purpose is to
allow a land use that would not otherwise comply with zoning
requirements on a temporary basis. Increasingly, “Temporary
Use Chapters” are being added to zoning and land development
regulations. These chapters provide an administrative approval process whereby the city may permit uses to locate within clearly
identified areas on an interim basis without requiring full compliance
with the development standards for the applicable zoning district.
Temporary Use Chapters allow new structures that comply with the most essential aspects of the health and safety code, fire code, and
hurricane code. Under these chapters, less is required compared
to permanent structures. “Nuisance issues” like noise and traffic
are handled with the adoption of a single “Temporary Installation”
zoning district. Once the district is adopted performance measures are set and all uses are allowed administratively as long as they stay
within the thresholds established by the performance measures.
Inspire implementation
50 Miami Beach West Lots
Applying a Pink Zone
The concept of a Pink Zone could be applied as a tool to facilitate
the implementation of a temporary project like the yard. A Pink Zone
is an area where red tape is lightened with the goal of removing
impediments to economic development and community building. Pink Zones (which have comparatively less “red tape” than other zones) are
created after an assessment of the impediments and assets inherent
within a community.
Pink Zones...
• Identify existing thresholds for small projects below which review
is not required and code provision not triggered. This information
should be made clear and assessible to the development
community.
• Reduce burdens for small and temporary development where regulations allow for interpretation.
• When fees for permitting are identified as an impediment, Pink
Zone projects have reduced fees or that do not overly burden
small projects.
Pink Zone
Implementation in Detroit
Cut the
Red Tape
Overall implementation assumptions
• City will issue an RFP for any parcel with commercial viability• RFP will provide any constraints for social mission, as needed• Results do not include capital stack or financing
• Ground leases set at between 6-7.5% of estimated or appraised land value• NOI for ground lease calculation based on private sector NOI only• Land value uses a discount rate between 8-15%, depending on use
and risk
• Until final sizing, costs and other factors that are currently unknown are determined, ground leases reflect industry
knowledge and judgment, but will swing widely in value should key
inputs change• Assumed lease rates are net to the developer. rates paid by users
would be the developers rate plus ground lease plus expenses passed through (insurance, taxes, utilities and CAM)• The financial and economic analysis evaluates cashflow generation
potential for the lots as developed in concert with the city and
public. With the exception of Lot 8 (the Teen and Technology
Center), the land values and associated potential ground lease values reflect the net present value of the cashflows, not appraised
values
*The analysis is not final, additional
validation is required to finalize the
figures.
51Miami Beach West Lots
*The analysis is not final, additional validation is required to
finalize the figures.
- City issues an RFP for identified uses for a fee
developer for the parking garage and developer
owner for wrapped uses
- City retains parking structure and operations;
private developer leases land for wrapped uses
from city
- Parking assumptions are stalls * 365 days * 24
hours/day * $1 hour * 50% utilization
Economic Projection
Lot Data
KEY ASSUMPTIONS
LAND USE TYPES LOT 8
Retail & Mixed Use 20,240
Café & restaurants 20240
Market hall
Bikeshop & coffeeshop
Bohemian Artist & local food village
Concessions & Rentals
Retail and entertainment 30000
Civic 4,335
Community Technology & eco-sustainability Center
Community & Teen Center
Public restroom and other amenities 1,000
Open Space 3,335
Vertical Farm
Eco-Laboratory
Tropical Gardens
Innovation Campus
Parking SF 105,600
Parking Units 260
Eco - Hotel
Lot Area 46022
Total Open Space (sq ft)3335
Total Building Square Footage 20,240
Open space percentage 7%
Lot 1 Implementation
Value Created in Private Sector: $ 6,530,000
Investment in Public Sector: $ 10,330,000
Lot Data
52 Miami Beach West Lots
Economic Projection
*The analysis is not final, additional validation is required to
finalize the figures.
- Non-revenue use. Event uses not calculated.
- City develops and maintains.
KEY ASSUMPTIONS
Lot 2 Implementation
LAND USE TYPES LOT 2
Retail & Mixed Use -
Café & restaurants
Market hall
Bikeshop & coffeeshop
Bohemian Artist & local food village
Concessions & Rentals
Civic 46,014
Community Technology & eco-sustainability Center
Community & Teen Center
Public restroom and other amenities 500
Open Space 45514
Vertical Farm
Eco-Laboratory
Tropical Gardens
Innovation Campus
Eco - Hotel -
Lot Area 46014
Total Open Space (sq ft)45514
Total Building Square Footage 500
Open space percentage 99%
Value Created in Private Sector: -
Investment in Public Sector: $1,260,000
Lot Data
53 Miami Beach West Lots
Economic Projection
*The analysis is not final, additional validation is required to
finalize the figures.
- Non-revenue use. Event uses not calculated.
- City develops and maintains.
KEY ASSUMPTIONS
Lot 4 Implementation
LAND USE TYPES LOT 4
Retail & Mixed Use -
Café & restaurants
Market hall
Bikeshop & coffeeshop 0
Bohemian Artist & local food village
Concessions & Rentals
Civic 48,648
Community Technology & eco-sustainability Center
Community & Teen Center
Public restroom and other amenities
Open Space 46,848
Vertical Farm
Eco-Laboratory 1800
Tropical Gardens
Innovation Campus
Eco - Hotel -
Lot Area 48648
Total Open Space (sq ft)46848
Total Building Square Footage 1,800
Open space percentage 96%
Value Created in Private Sector: -
Investment in Public Sector: $ 1,640,000
LAND USE TYPES LOT 1
Retail & Mixed Use -
Café & restaurants
Market hall
Bikeshop & coffeeshop 0
Bohemian Artist & local food village
Concessions & Rentals
Civic 161,704
Community Technology & eco-sustainability Center 123000
Community & Teen Center 20000
Public restroom and other amenities
Open Space 18704
Vertical Farm
Eco-Laboratory
Tropical Gardens
Innovation Campus
Eco - Hotel -
Lot Area 46680
Total Open Space (sq ft)18704
Total Building Square Footage 161,704
Open space percentage 40%
Lot Data
54Miami Beach West Lots
*The analysis is not final, additional validation is required to
finalize the figures.
- City issues an RFP to develop a hotel; likely
separate RFP for food hall
- Assumed to be sold for NPV of uses proposed
- Because hotel is very small (25 rooms) and
development intensity low,
land value is low. A larger hotel (possibly includ-
ing coffee and bike retail)
would increase land value
- Hotel operations based on 29 rooms * 365 days
* $225/night * 75% occ; rooms expense and
G&A estimated at 50% of achieved revenue
KEY ASSUMPTIONS
Economic Projection
Lot 5 Implementation
LAND USE TYPES LOT 5
Retail & Mixed Use 14,870
Café & restaurants
Market hall 8890
Bikeshop & coffeeshop 5980
Bohemian Artist & local food village
Concessions & Rentals
Civic 32,148
Community Technology & eco-sustainability Center
Community & Teen Center
Public restroom and other amenities
Open Space 32148
Vertical Farm
Eco-Laboratory
Tropical Gardens
Innovation Campus
Eco - Hotel 8,590
Lot Area 45738
Total Open Space (sq ft)32148
Total Building Square Footage 23,460
Open space percentage 70%
Value Created in Private Sector: $ 6,910,000
Investment in Public Sector: $ -
Lot Data
55 Miami Beach West Lots
Economic Projection
*The analysis is not final, additional validation is required to
finalize the figures.
Miami Beach West Lots
- City issues an RFP for identified uses for a fee
developer.
- City retains land and building ownership.
Leases buildings to operators for below market
rates (as close to market as possible)
- Concessions building may pay highest rents,
innovation center may as well. Tropical garden is
highly specialized, may need subsidy for feasibil-
ity.
KEY ASSUMPTIONS
Lot 6 Implementation
LAND USE TYPES LOT 6
Retail & Mixed Use 1,575
Café & restaurants
Market hall
Bikeshop & coffeeshop
Bohemian Artist & local food village
Concessions & Rentals 1575
Civic 44,769
Community Technology & eco-sustainability Center
Community & Teen Center
Public restroom and other amenities
Open Space 34094
Vertical Farm
Eco-Laboratory
Tropical Gardens 9100
Innovation Campus 1575
Eco - Hotel -
Lot Area 46344
Total Open Space (sq ft)43194
Total Building Square Footage 12,250
Open space percentage 93%
Value Created in Private Sector: -
Investment in Public Sector: $ 5,530,000
LAND USE TYPES LOT 1
Retail & Mixed Use -
Café & restaurants
Market hall
Bikeshop & coffeeshop 0
Bohemian Artist & local food village
Concessions & Rentals
Civic 161,704
Community Technology & eco-sustainability Center 123000
Community & Teen Center 20000
Public restroom and other amenities
Open Space 18704
Vertical Farm
Eco-Laboratory
Tropical Gardens
Innovation Campus
Eco - Hotel -
Lot Area 46680
Total Open Space (sq ft)18704
Total Building Square Footage 161,704
Open space percentage 40%
Lot Data Economic Projection
56Miami Beach West Lots
*The analysis is not final, additional validation is required to
finalize the figures.
- City issues an RFP for identified uses for a de-
veloper/owner
- City retains land. Developer owns buildings.
Buildings are leased to operators at market rate.
- This parcel doesn’t pencil out under likely de-
velopment costs or potential rental rates
- Will need additional iterations to find a path to
viable financials
- Operations may require city subsidies to be
commercially attractive to developers
KEY ASSUMPTIONS
LAND USE TYPES LOT 7
Retail & Mixed Use 7,416
Café & restaurants
Market hall
Bikeshop & coffeeshop
Bohemian Artist & local food village 7416
Concessions & Rentals
Civic 39,880
Community Technology & eco-sustainability Center
Community & Teen Center
Public restroom and other amenities
Open Space 39880
Vertical Farm
Eco-Laboratory
Tropical Gardens
Innovation Campus
Eco - Hotel
Lot Area 47296
Total Open Space (sq ft)39880
Total Building Square Footage 7,416
Open space percentage 84%
Lot 7 Implementation
Value Created in Private Sector: $ 970,000
Investment in Public Sector: $ -
Lot Data Economic Projection
57Miami Beach West Lots Miami Beach West Lots
KEY ASSUMPTIONS
*The analysis is not final, additional validation is required to
finalize the figures.
LAND USE TYPES LOT 8
Retail & Mixed Use -
Café & restaurants
Market hall
Bikeshop & coffeeshop 0
Bohemian Artist & local food village
Concessions & Rentals
Community Technology & eco-sustainability Center 123000
Civic 38,704
Community & Teen Center 20000
Public restroom and other amenities
Open Space 18704
Vertical Farm
Eco-Laboratory
Tropical Gardens
Innovation Campus
Eco - Hotel -
Lot Area 46022
Total Open Space (sq ft)18704
Total Building Square Footage 161,704
Open space percentage 40%
- The city of Miami Beach will own and operate
the Community & Teen center portion of the
development
- To justify development at this scale, market
paying tenants are needed for the majority of
the space
Lot 8 Implementation
Value Created in Private Sector:$ 27,360,000
Investment in Public Sector: $ 7,420,000