4 - City Commission Resolution No. 2019-30892 (7-17-19) Adopting Finding of NecessityRESOLUTION NO. 2019-30892
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, ACCEPTING THE PRELIMINARY
REPORT SET FORTH AS AN EXHIBIT TO THE COMMISSION
MEMORANDUM ACCOMPANYING THIS RESOLUTION, CONCERNING
A FINDING OF NECESSITY FOR THE REDEVELOPMENT OF A
CERTAIN GEOGRAPHIC AREA LOCATED WITHIN THE CITY OF MIAMI
BEACH, DESCRIBED GENERALLY AS BEING BOUNDED ROUGHLY
BY 87TH TERRACE TO THE NORTH, 65TH STREET TO THE SOUTH, THE
ATLANTIC OCEAN TO THE EAST, AND RUE NOTRE DAME TO THE
WEST, AS SHOWN ON THE MAP SET FORTH IN "EXHIBIT A" HERETO,
AND REQUESTING MIAMI-DADE COUNTY TO DECLARE SAID AREA
AS SLUM AND BLIGHT AND DELEGATE REDEVELOPMENT POWERS
TO THE CITY OF MIAMI BEACH IN ACCORDANCE WITH PART III OF
CHAPTER 163, FLORIDA STATUTES, SO AS TO PERMIT THE CITY OF
MIAMI BEACH TO ESTABLISH A COMMUNITY REDEVELOPMENT
AGENCY FOR THE AFORESAID AREA.
WHEREAS, the Mayor and City Commission of Miami Beach has adopted as a
primary city-wide goal the economic development of the City and, in particular, the area
north of 63rd Street generally referred to as "North Beach"; and
WHEREAS, there exists a defined geographic area within the corporate limits of
the City which contains a large number of commercial buildings which are deteriorated or
deteriorating, as well as a large number of substandard housing units which contribute to
ill health and pose other potential dangers to the residents, such area being described
generally as being 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, as set forth more particularly in
Exhibit A" hereto (the "Proposed Boundary"); and
WHEREAS, pursuant to the Community Redevelopment Act, Chapter 163 of the
Florida Statutes, a Community Redevelopment Area (CRA) means a slum area, a
blighted area, or an area in which there exists a shortage of affordable housing, or a
coastal and tourist area that is deteriorating and economically distressed due to outdated
building density patterns, inadequate transportation and parking facilities, faulty lot layout
or inadequate street layout, or a combination thereof; and
WHEREAS, in order to reverse the economic decline of said geographic area, it is
necessary to consider redeveloping the defined area and establishing a community
development agency as a catalyst to redeveloping such area, all in accordance with
Chapter 163, Florida Statutes; and
WHEREAS, on June 20, 2018, the Neighborhoods/Community Affairs Committee
NCAC) discussed creative funding options for the North Beach Master Plan and
recommended that the Administration work with Miami-Dade County to move forward with
the potential creation of a CRA in North Beach; and
WHEREAS, on July 25, 2018, the Mayor and City Commission adopted Resolution
2018-30432, accepting the recommendation of the NCAC to commence discussions with
the County to create a CRA in North Beach; and
WHEREAS, following adoption of the Fiscal Year 2019/20 Miami-Dade County
budget, the Administration reached out to the County to discuss approach and steps for
a potential CRA in North Beach, the first of which is a finding of necessity for the area;
and
WHEREAS, the City has retained BusinessFlare Economic Development
Solutions (the "Consultant") to prepare a report concerning a finding of necessity with
respect to the redevelopment of the area set forth in the Proposed Boundary; and
WHEREAS, the Consultant has prepared a "Preliminary Draft—Finding of
Necessity" for the North Beach Redevelopment Area, dated April 2016 ("Preliminary
Report") as set forth in "Exhibit B"; and
WHEREAS, the Preliminary Report concludes that, within the defined target
geographic area, there exist nine of fifteen criteria necessary to designate an area as
blighted; and
WHEREAS, pursuant to Section 163.410, Florida Statutes, the City is required to
receive a delegation of authority from the County as a condition precedent to exercising
redevelopment powers conferred under the Community Redevelopment Act, relative to
the redevelopment area illustrated in the Proposed Boundary; and
WHEREAS, the City Clerk has published notice of a public hearing with respect to
a meeting of the City Commission to consider: (i) the acceptance of the Preliminary
Report, (ii) the findings therein contained and other matters related to the establishment
of a CRA and redevelopment agency pursuant to Part III of Chapter 163, Florida Statutes,
and (iii) requesting delegation of authority from the County to exercise redevelopment
powers within the geographic area set forth in the Proposed Boundary.
NOW, THEREFORE, BE IT RESOLVED BY THE -MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA:
1. The City Commission of the City of Miami Beach hereby accepts the
Preliminary Report(a copy of which is attached to this Resolution as "Exhibit B") prepared
by the Consultant, subject to final findings of necessity to be made subsequent to the
delegation of authority referred to herein below.
2. The Mayor and City Commission of the City of Miami Beach hereby request
that the Board of County Commissioners for Miami-Dade County delegate to the City of
Miami Beach broad authority to exercise redevelopment powers within the geographic
area set forth in "Exhibit A" in accordance with Chapter 163, Florida Statutes.
PASSED AND ADOPTED this 17 day of 74. 2019.
ATTEST:
y4117 L ceit.cil
an Ge r, Mayor
Rafa I E. Granado, City Clerk
P
N ..' ......•• 0 APPROVED AS TO
pi 5- t
FORM &LANGUAGE
011. 1- 0 FOR EXECUTION
i'=•, *tINCORPtRATED) *1
4X...' k -id 401 OV,I .elMiCk4.-
47&....1:i3W
ku-m-kvs,. -
City Attorney 4, Date62.4
Resolutions - R7 B
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Jimmy L. Morales, City Manager
DATE: July 17, 2019
2:30 p.m. Public Hearing
SUBJECT: A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, ACCEPTING THE PRELIMINARY REPORT
SET FORTH AS AN EXHIBIT TO THE COMMISSION MEMORANDUM
ACCOMPANYING THIS RESOLUTION, CONCERNING A FINDING OF
NECESSITY FOR THE REDEVELOPMENT OF A CERTAIN GEOGRAPHIC
AREA LOCATED WITHIN THE CITY OF MIAMI BEACH, DESCRIBED
GENERALLYAS BEING BOUNDED ROUGHLY BY 87TH TERRACE TO THE
NORTH, 65TH STREET TO THE SOUTH, THE ATLANTIC OCEAN TO THE
EAST, AND RUE NOTRE DAME TO THE WEST, AS SHOWN ON THE MAP
SET FORTH IN "EXHIBIT A" HERETO, AND REQUESTING MIAMI-DADE
COUNTY TO DECLARE SAID AREA AS SLUM AND BLIGHT AND
DELEGATE REDEVELOPMENT POWERS TO THE CITY OF MIAMI BEACH
IN ACCORDANCE WITH PART III OF CHAPTER 163, FLORIDA STATUTES,
SO AS TO PERMIT THE CITY OF MIAMI BEACH TO ESTABLISH A
COMMUNITY REDEVELOPMENT AGENCY FOR THE AFORESAID AREA.
RECOMMENDATION
The Administration recommends approval of the attached resolution, which directs the City
Manager to transmit the finding of necessity to Miami-Dade County, initiating the County
process for approval of the North Beach CRA.
BACKGROUND
Pursuant to the Community Redevelopment Act, Chapter 163 of the Florida Statutes, a
community redevelopment area (CRA) may refer to any one of the following: a slum area; a
blighted area; or an area in which there exists a shortage of affordable housing; or a coastal and
tourist area that is deteriorating and economically distressed due to outdated building density
patterns, inadequate transportation and parking facilities, faulty lot layout or inadequate street
layout; or any combination thereof.
Miami Beach Redevelopment Areas
Historically, the City has successfully established two CRAs. The 250-acre South Pointe CRA
was active between 1987 and 2006, during which time the assessed property values increased
from $59 million to approximately $2.5 billion in January 2005. Largely responsible for
transforming the South of Fifth neighborhood from blighted conditions, the South Pointe district
Page 614 of 1502
is widely considered the most successful redevelopment district in the State of Florida and one
of the most notable in the country.
The 332-acre City Center CRA was established in 1993 and witnessed taxable values increase
from $292.6 million to approximately $6 billion as of January 2018. The City Center CRA was
established to promote hotel development and to foster civic, cultural, and entertainment uses
throughout the urban core near the Convention Center. Transformative projects resulting from
public and private CRA investment included: two hotels developed as private/public
partnerships, the 800-room Loews and the 425-room Royal Palm Crowne Plaza; the Anchor
Shops parking garage; the beachwalk extension from 21st Street to Lummus Park; the Frank
Gehry-designed New World Campus; and a Cultural Arts Campus Master Plan, which featured
a new regional library, the Miami City Ballet headquarters, renovation of the Bass Museum, and
restoration of Collins Park.
North Beach
Economic development is a primary citywide goal adopted by the City Commission, with
particular focus on the area north of 63rd Street, which is generally referred to as North Beach.
Within North Beach, there exists a defined geographic area containing a large number of
deteriorated commercial buildings, as well as substandard housing units which pose danger to
residents and harm economic vitality. This area is 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
the proposed boundary), as set forth more particularly in Exhibit A to the resolution
accompanying this memorandum. In order to reverse the economic decline of the area within
the proposed boundary, it is necessary to consider establishing a community development
agency as a catalyst to redevelopment, all in accordance with Chapter 163, Florida Statutes.
On February 14, 2018, the Mayor and City Commission adopted Resolution 2018-30171 with
respect to enhancing North Beach through creative funding options. The resolution directed the
Administration to develop a Quality of Life Plan consistent with the North Beach Master Plan
Dover Kohl, 2016), with such projects potentially funded by a dedicated funding stream for the
benefit of North Beach.
On June 20, 2018, the Neighborhoods/Community Affairs Committee (NCAC) discussed
creative funding options for the North Beach Master Plan and recommended that the
Administration work with Miami-Dade County to move forward with the potential creation of a
CRA in North Beach.
On July 25, 2018, the Mayor and City Commission adopted Resolution 2018-30432, accepting
the recommendation of the NCAC to commence CRA discussions with the County. Following
adoption of the County's FY 2019/20 budget, the Administration reached out to County staff to
discuss the subject matter, the first procedural step being adoption of a finding of necessity for
the area.
Business Flare Economic Development Solutions
To prepare the finding of necessity, the Administration engaged a consultant, BusinessFlare
Economic Development Solutions. Principal Kevin Crowder is an IEDC Certified Economic
Developer (CEcD)who served for 15 years with the City of Miami Beach and the Miami Beach
Redevelopment Agency as the Director of Economic Development and Government Affairs.
He is a prior member of the board of directors of the Florida Council of Public Private
Page 615 of 1502
Partnerships (FCP3) and the Florida Redevelopment Association (FRA), and served as chair
of the FRA Legislative Committee.
In addition to the Miami Beach RDA, Mr. Crowder's redevelopment experience includes the
North Miami CRA Plan and extension, the North Miami Beach CRA Plan and West Dixie
Highway Implementation Plan, the Dania Beach CRA Plan, the Naranja Lakes CRA Expansion
Plan, the Palm Bay Bayfront CRA Implementation Plan, the Cape Coral CRA's Bimini Basin
Revitalization Plan, the Davie CRA P3 Initiative, the Mount Dora Northeast CRA, and the Martin
County CRA Plan.
ANALYSIS
Pursuant to the Community Redevelopment Act, Chapter 163, Florida Statutes, creation of
a CRA requires conducting an economic survey, which results in the finding of slum and/or
blight conditions in the subject area, as documented in a finding of necessity.
Florida law defines a"slum area" as containing at least one of the following conditions:
inadequate ventilation, light, air, sanitation, or open space;
higher density of population compared to adjacent areas; or
the existence of conditions that endanger life or property by fire or other causes.
Blighted area" is defined as containing at least two of the following conditions:
inadequate street layout, parking facilities, roadways, bridges, or public transportation
facilities;
property values that have failed to appreciably increase in the past five years;
faulty lot layout in relation to size adequacy, accessibility or usefulness;
unsanitary or unsafe conditions;
deterioration of site or other improvements;
inadequate and outdated building density patterns;
falling commercial lease rates compared to the city or county;
tax delinquencies that exceed fair value of the land;
residential and commercial vacancy rates are higher than the city or county;
crime rate is higher than the city or county;
fire and emergency calls to the area are proportionately higher than the remainder of the
city;
diversity of property ownership or unusual conditions of title;
government owned property with adverse environmental conditions; or
substantial sinkhole activity.
Formation of a CRA allows for designating a special funding district within its boundaries, where
Page 616 of 1502
the incremental increase in property taxes are used for specific redevelopment purposes within
the boundary area (a process called tax increment financing or TI F). Any TI F funds generated
within the CRA must be used for specific redevelopment purposes in the targeted area, as
outlined in a formal community redevelopment plan that addresses the unique needs and
planned projects for the area.
North Beach Finding of Necessity
The geographic area recommended for designation as the North Beach CRA (Exhibit A)
includes the North Beach Town Center, Ocean Terrace, the Normandy Fountain commercial
plaza, the West Lots, and North Shore Open Space Park. The draft finding of necessity report
prepared by the consultant (Exhibit B) identified the presence of nine of the fifteen criteria
legally necessary to designate an area as blighted and then proceed to formal discussions with
the County.
The nine criteria identified in North Beach by the economic consultant:
1. predominance of defective or inadequate street layout, parking facilities, roadways,
bridges, or public transportation facilities;
2. aggregate assessed values of real property in the area have failed to show
appreciable increase over the five years prior to the finding of such conditions;
3. faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
4. unsanitary or unsafe conditions;
5. deterioration of site or other improvements;
6. inadequate and outdated building density patterns;
7. fire and emergency medical service calls to the area proportionately higher than in
the remainder of the county or municipality;
8. a greater number of violations of the Florida Building Code in the area than the
number of violations recorded in the remainder of the county or municipality; and
9. diversity of ownership or defective or unusual conditions of title which prevent the
free alienability of land within the deteriorated or hazardous area.
Upon completion of a draft finding of necessity, a local government transmits the study to the
County, requesting the County to accept the finding's results and proceed with creation of a
CRA, including its governing body and taxing powers. As required by statute, the City has
provided notice to all taxing authorities who may be impacted by the creation of a special taxing
district. The City's consultant will assist City staff throughout the County approval process, for
which the anticipated steps are as follows:
1. acceptance by City Commission and transmittal to Miami-Dade County;
2. meeting with County staff to review the finding;
3. presentations to County TI F Committee and Commission Committee;
4. presentation to, and acceptance by, the County Commission;
5. preparation of the community redevelopment plan; and
6. negotiation and approval of an interlocal agreement with the County.
CONCLUSION
The analysis identified the presence of nine of the 15 criteria identified by statute as necessary
for establishing a community redevelopment area. The City of Miami Beach has devoted a
Page 617 of 1502
significant amount of policy development and planning to North Beach, including the North
Beach Master Plan, the West Lots Plan, and the Ocean Terrace Master Plan. A CRA is one of
the best tools available for implementation of those plans and North Beach clearly qualifies for
designation. A CRA would play a critical role in the future of North Beach, by leveraging public
and private investment as a catalyst for new development.
The Administration recommends that the City Commission transmit the findings to the County
and seek creation of the North Beach CRA.
Legislative Tracking
Economic Development
Sponsor
Vice-Mayor Ricky Arriola
ATTACHMENTS:
Description
o Attachment A- Proposed Boundary
o Attachment B - Finding of Necessity
Resolution
Page 618 of 1502
EXHIBIT A
PROPOSED BOUNDARY
I U
86th St 7----\-,•':
Bath :Fs:
Stillwater Dr 84th St
83 iri St
a> 62nai St
61.51 St
SI-1.1 i'? sLI-
4
ts.
i N • t..:. — 1 7
Anlip••••••:
1...b
E es- ,lt)SI
i 2.."
78111 St
q-ph St .r.,
P•ii,,t1
a t'-)Jrch
r., .:
ca • -
7....
t:-
4 -4,,,,
Ye. tc41-
i•-, Not tit Sisc,i,,
rart,. : tennFt
r"...,elisz•r 72(.0 si ,i)
L_
n..
L.., GO rCe
Islard Allison
Island
I ..
La Go
a•
Page 619 of 1502
Finding of Necessity
Proposed North Beach Community Redevelopment Area
City of Miami Beach
1,am roiwp
40
4,1 .,
er.--, ',:::
F"
Prepared by
BUSINESS FLARE
Economic Development Solutions
April 23, 2019
Page 620 of 1502
Finding of Necessity for a Potential North Beach CRA
TABLE OF CONTENTS
Executive Summary 3
Legal Requirements 9
Street Layout, Parking Facilities, and Roadways 11
Faulty Lot Layout 14
Unsanitary or Unsafe Conditions 15
Deterioration of Site or Other Improvements 16
Inadequate and Outdated Building Density Patterns 18
Residential and Commercial Vacancy Rates 20
Fire and Emergency Medical Service Calls 22
Florida Building Code Violations 23
Diversity of Ownership 22
Appendix—Additional Information 24
2
Page 621 of 1502
Finding of Necessity for a Potential North Beach CRA
Executive Summary
The North Beach neighborhood of Miami Beach has lagged the redevelopment, revitalization,
and economic growth experienced throughout other parts of the City. There have been
numerous efforts by the City to promote growth and change in North Beach, most recently
including the North Beach Master Plan, the Ocean Terrace Plan, the West Lots Plan, as well as
other citywide planning tools such as the Transportation Master Plan and planning initiatives
focusing on sustainability, economic development and land development regulation
amendments.
A Community Redevelopment Area (CRA) is a tool created pursuant to State Law which
designates an area for redevelopment and authorizes the governing body to exercise certain
powers to implement redevelopment. The North Beach area is an district which would benefit
from the public and private investment that accompanies CRA designation. The City of Miami
Beach has significant experience with redevelopment success through implementation of CRAs:
the Miami Beach Redevelopment Agency was created in 1973, followed by two of the most
successful CRAs in the State of Florida, the South Pointe Redevelopment Area and the City
Center/Historic Convention Village Community Redevelopment Area.
Pursuant to the direction of the Miami Beach City Commission, the City Administration has
implemented steps to conduct a Finding of Necessity (FoN) to evaluate the North Beach area for
designation as a Community Redevelopment Area. The Community Redevelopment Act of 1969,
Florida Statutes Chapter 163, identifies fifteen (15) criteria indicative of blight within a
community, of which two (2) must be present to conclude that an area is blighted. Nine of these
criteria were found in the North Beach area:
Predominance of defective or inadequate street layout, parking facilities, roadways,
bridges, or public transportation facilities.
Aggregate assessed values of real property in the area for ad valorem tax purposes have
failed to show any appreciable increase over the five (5) years prior to the finding of
such conditions.
Faulty lot layout in relation to size, adequacy, accessibility, or usefulness.
Unsanitary or unsafe conditions.
Deterioration of site or other improvements.
Inadequate and outdated building density patterns.
Fire and emergency medical service calls to the area proportionately higher than in the
remainder of the county or municipality.
Greater number of violations of the Florida Building Code in the area than the number
of violations recorded in the remainder of the county or municipality.
Diversity of ownership or defective or unusual conditions of title which prevent the free
alienability of land within the deteriorated or hazardous area.
3
Page 622 of 1502
Finding of Necessity for a Potential North Beach CRA
This firm has conducted research as well as site visits to confirm the presence of blight in the
area, as defined by Florida Statutes. This document includes supporting information for each
criterion listed here, with visual, descriptive, and/or research-based information that supports
the finding of blight.
The proposed boundaries of the North Beach CRA are identified on the map on the following
page:
4
Page 623 of 1502
Finding of Necessity for a Potential North Beach CRA
8e t' :,t
8:At)
Stillwater 7' 84th St
8311i St
v 82nd St 1
r
Q 81 GI St a
f % Z,
1 N z
S
v M l9tn .1
rty 2 78th St
A
dirt!Ka h St Q
Itl' 4:
ate MA* c T.
k'1.140-7,41100111FOCIONL, irk. Trnnr
nt=.r .2ti1 `*
ti ttttitrt.,
00,
00
le ect,—..,
0_
Cbn,
La Gores x-
O
Island Alison
Island gt;on
Aril
La Go lice (•;t1
77
Figure 1: Proposed Boundary for a Community Redevelopment in North Beach
5
Page 624 of 1502
Finding of Necessity for a Potential North Beach CRA
Our evaluation identified the following blight conditions, which are detailed in the appendices to
this report:
Predominance of defective or inadequate street layout, parking facilities, roadways, bridges
or public transportation facilities.
The street layout in the area is faulty in a number of ways, many of which were identified in
Section 2 of the North Beach Master Plan.This includes the one-way street pattern,characteristic
of major roadways, as well as mobility challenges in the area. Additionally, only one roadway
connects the North and South ends of the City, and only one roadway connects the area to the
mainland to the West. Public parking is inadequate,with the parking deficit demonstrated by the
recent Walker Parking Study commissioned by the City. Addressing parking needs is a priority
goal of the North Beach Master Plan. Unlike other parts of the City, there are no City-owned
parking garages in the area, and many private parking lots in North Beach are poorly maintained.
The"Town Center"core of North Beach has 90%parking occupancy,and the lack of loading zones
along Collins Avenue creates traffic backups and pedestrian safety challenges.
Traffic counts in the area are high, roadways are significantly congested,and North Beach's major
thoroughfares operate at failing Level of Service (F) during peak periods. The forecasted traffic
volumes in 2025 and 2035 are projected to grow at a higher rate than in Mid Beach and South
Beach, and North Beach is an area afflicted with significant vehicle-pedestrian conflicts.
Connectivity is a challenge, especially to Parkview Island, at the Indian Creek and 71st Street
intersection, to the Normandy Fountain area and between Collins and Harding Avenues. Public
Transportation is heavily utilized, with additional improvements in the planning stage.
Faulty lot layout in relation to size, adequacy, accessibility, or usefulness.
One of the findings in the North Beach Master Plan was that the prevalence of small lot sizes in
the North Beach Town Center pose an obstacle to redevelopment and revitalization. This also
creates a challenge to lot assemblage, which is necessary in order to achieve efficient land areas
that attract feasible investment and redevelopment. The challenges in attracting investment in
this area are part of the reason that voters have approved zoning incentives like FAR and density
increases, but the zoning envisions higher intensity and larger-scale full-block development. The
number of small lots in the Town Center is antithetical to full-block redevelopment; as such, a
significant amount of effort is needed to aggregate property, which may not be financially
feasible without additional tools, namely, a CRA.
Unsanitary or unsafe conditions.
We identified a number of sanitation and safety related conditions.These included over 757 Code
violations within the proposed boundaries in 2018, of which 205 were sanitation related. Calls
for service due to unsafe conditions were disproportionately higher than other parts of the City
and included shorting/arcing electrical equipment, malicious false alarms, extraction of victims
from vehicles, HazMat investigations, natural vegetation fires, and passenger vehicle fires.
6
Page 625 of 1502
Finding of Necessity for a Potential North Beach CRA
According to the City's Transportation Master Plan, 71st Street is one of the traffic corridors with
the highest density of vehicular crashes in the City involving a bicyclist or pedestrian.Additionally,
the North Beach Master Plan identifies how the area is susceptible to flooding and sea level rise.
Deterioration of site or other improvements.
An on-the-ground inspection of the properties within the proposed CRA boundary identified
significant deterioration of buildings, sites, and property. This includes crumbling concrete,
broken windows, cracked pavers and tiles, and derelict property. Unmaintained vacant lots were
observed, including a number of unsecured buildings that are not boarded up, with exposed
electrical conduit and unshielded from the elements.
Inadequate and outdated building density patterns.
There exists an erratic scale of buildings in the target area in both height and density. As
properties become aggregated and redeveloped,this problem may become more apparent until
redevelopment of the Town Center occurs on a district-wide scale. The goal of the City and that
of the community(as validated in the FAR referendum) is to develop the area with much greater
intensity. This inconsistent building scale and lack of continuity was observed and documented
as part of this analysis but was also highlighted as a salient issue in the North Beach Master Plan.
Residential and commercial vacancy rates higher in the area than in the remainder of the
county or municipality.
This firm conducted research both online, analyzing data through CoStar and Loopnet, as well as
manual survey of real estate and vacancies in the target area. CoStar identified nine (9) vacant
properties in the area, measuring 36,382 square feet. The in-person inspection identified those
properties, as well as an additional 12 vacant properties, measuring 23,000 square feet. There is
currently a total of 60,000 square feet of vacant retail space in the proposed boundary,
representing some 6.6% of the 904,000 total retail square feet. This is higher than the Citywide
vacancy rate of 6.2%, and the Countywide rate of 3.9%.
Residential vacancy rates measure 23.0% within the proposed boundary compared with a
Countywide residential vacancy rate of 11.4%.
Fire and emergency medical service calls to the area proportionately higher than in the
remainder of the county or municipality.
Fire and emergency medical service calls are disproportionately higher than in the rest of Miami
Beach. Furthermore, as previously indicated, calls for emergency services due to unsafe
conditions are disproportionately higher than throughout other parts of the City, for conditions
such as shorting/arcing electrical equipment, malicious false alarms, extraction from vehicles,
HazMat investigations, natural vegetation fires, and passenger vehicle fires.
7
Page 626 of 1502
Finding of Necessity for a Potential North Beach CRA
Greater number of violations of the Florida Building Code in the area than the number of
violations recorded in the remainder of the County or municipality.
Of 2,696 total building violations reported Citywide during a test period, 605 of the building
violations occurred in the proposed CRA boundary. The concentrated hotspots in North Beach
for these types of violations are within the proposed CRA boundary.
Diversity of ownership or defective or unusual conditions of title which prevent the free
alienability of land within the deteriorated or hazardous area.
There is significant diversity of ownership in North Beach, although some assemblage has begun
to take place in the Town Center. However,there remains many smaller, historic buildings, many
of which are condominiums, that would be difficult to assemble. The North Beach area includes
4,321 properties that are not condominiums, which are owned by some 3,549 property-owners,
further demonstrating a diversity of ownership that may prove difficult to overcome for
successful redevelopment.
Conclusion
Although as little as two conditions of blight must be present in order to designate an area as
blighted,"this analysis has identified the presence of nine(9)out of 15 conditions. Despite public
and private initiatives and interest,the North Beach area has long lagged the redevelopment and
economic success experienced by other areas of Miami Beach. The City has implemented
thoughtful planning strategies through community engagement, resulting in the North Beach
Master Plan, the West Lots Plan, the Ocean Terrace Master Plan, and the Transportation Plan,
which have identified initiatives that could successfully revitalize North Beach, provided that the
necessary tools for implementation are present. Designation as a Community Redevelopment
Area is one of the most effective government tools for such implementation, as demonstrated
by the previous success achieved by the City of Miami Beach with previous Community
Redevelopment Areas.
This firm finds that the conditions of blight, as defined by Florida law,are present in the proposed
target area, and that the subject area is appropriate for designation as a Community
Redevelopment Area.
8
Page 627 of 1502
Finding of Necessity for a Potential North Beach CRA
Legal Requirements
Section 163.340, Florida Statutes, establishes the requirements for a CRA Finding of Necessity.
This firm's analysis examined the criteria enumerated below and, accordingly, it is our final
recommendation that the finding of blight exists.
Slum Determination - Chapter 163.340 (7), Florida Statutes (1 condition must be present)
7) "Slum area" means an area having physical or economic conditions conducive to disease,
infant mortality, juvenile delinquency, poverty, or crime because there is a predominance of
buildings or improvements, whether residential or nonresidential, which are impaired by reason
of dilapidation, deterioration, age, or obsolescence, and exhibiting one or more of the following
factors:
a) Inadequate provision for ventilation, light, air, sanitation, or open spaces;
b) High density of population, compared to the population density of adjacent areas within
the county or municipality; and overcrowding, as indicated by government-maintained
statistics or other studies and the requirements of the Florida Building Code; or
c) The existence of conditions that endanger life or property by fire or other causes.
Blight Determination - Chapter 163.340 (8), Florida Statutes (2 conditions must be present)
8) "Blighted area" means an area in which there are a substantial number of deteriorated or
deteriorating structures; in which conditions, as indicated by government-maintained statistics
or other studies, endanger life or property or are leading to economic distress; and in which
two or more of the following factors are present:
a) Predominance of defective or inadequate street layout, parking facilities, roadways,
bridges, or public transportation facilities.
b) Aggregate assessed values of real property in the area for ad valorem tax purposes have
failed to show any appreciable increase over the 5 years prior to the finding of such
conditions.
c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness.
d) Unsanitary or unsafe conditions.
e) Deterioration of site or other improvements.
f) Inadequate and outdated building density patterns.
9
Page 628 of 1502
Finding of Necessity for a Potential North Beach CRA
g) Falling lease rates per square foot of office, commercial, or industrial space compared
to the remainder of the county or municipality.
h) Tax or special assessment delinquency exceeding the fair value of the land.
i) Residential and commercial vacancy rates higher in the area than in the remainder of
the county or municipality.
j) Incidence of crime in the area higher than in the remainder of the county or municipality.
k) Fire and emergency medical service calls to the area proportionately higher than in the
remainder of the county or municipality.
l) A greater number of violations of the Florida Building Code in the area than the number
of violations recorded in the remainder of the county or municipality.
m) Diversity of ownership or defective or unusual conditions of title which prevent the free
alienability of land within the deteriorated or hazardous area.
n) Governmentally owned property with adverse environmental conditions caused by a
public or private entity.
o) A substantial number or percentage of properties damaged by sinkhole activity which
have not been adequately repaired or stabilized.
Additional information regarding the existence of the conditions of blight are provided on the
following pages.
10
Page 629 of 1502
Finding of Necessity for a Potential North Beach CRA
Street Layout, Parking Facilities, and Roadways
The street layout in the area is faulty in a number of ways,
many of which were identified in Section 2 of the North Harding Avenue
Beach Master Plan. This includes the one-way street Cities all over the countryarereassessmgtheuseofone-
way
ne-
pattern characteristic of major roadways as well as ` a streets More often than not,they are the result of
an antiquated planning paradigm that prioritizes high
mobility challenges in the area. Additionally, only one speed,high-volume car travel through cities,instead of
slow speed, and transit alternatives that move higher
road connects the North and South ends of the City, and volumes of people
only one road connects the area to the mainland to the The Harding Avenue-Collins Avenue one-way pair can
be better designed and function with improved mobilityWest. Public parking is inadequate and is a priority goal if they are each restored to two-way travel Harding
of the North Beach Master Plan. The parking deficit is Avenue,north of 71°Street,has two distinct conditions
shown below).
further demonstrated by the recent Walker Parking
Study. Unlike other areas of the City, there are no City-
Harding Avenue between 71"Street and 75'Street
owned parking garages in the area, and many private Existing Conditions
parking lots are poorly maintained.The Town Center has This section of Harding Avenue has three travel
lanes heading south with on-street parking on both
90% parking occupancy, and the lack of loading zones sides of the street. Sidewalks are typically five feet
along Collins Avenue creates traffic backups and wide and there are street trees within a consistent
planting strip.
pedestrian safety challenges.
o ANN
Traffic counts in the area are high, and roadways are C'A
significantly congested. The traffic volumes in 2025 and j j r
2035 are projected to grow at a higher rate than in Mid fit, . > i
r
and South Beach, and North Beach is an area with 1
significant vehicle pedestrian conflicts. Connectivity I'M% a
1 r1 ,
I.
r' ...1 ,
poses a challenge, especially to Parkview Island, and also i; I.
at the Indian Creek and 71St Street Intersection, to the 1 L
Normandy Fountain area and between Collins and
Harding Avenues. Public Transportation is heavily utilized A
but under-provided.
III I I i f III"
5'S 5' 11' II' 12' 11' 14' 5 5'5
Provide More Mobility Options I
S9'
I
Ir.". t7.-.
0.0/())
B0,
7-I !
Figure 1:The North Beach Master Plan identified
a
one-way streets as an issue.
sem i,_ -
eA ., io' Ix
r
1 0'
26.{2°6 i r..;de ts 04 , 41. ix
car-free *.,.i', 11:._ 108 reDeSTY,4N r
r, x .
Figure 2:the NBMP identified Mobility as a significant challenge and need.
11
Page 630 of 1502
Finding of Necessity for a Potential North Beach CRA
The existing condition in the proposed CRA includes deficient pedestrian safety and
connectivity. Contrary to the City's Modal Prioritization adopted by Resolution of the City
Commission in 2015, the streets in the North Beach area are currently designed to prioritize
vehicles over pedestrians, bicyclists, and public transit. North Beach streets lack pedestrian
safety amenities, such as wide sidewalks with a path clear of obstructions, pedestrian curb ramps
that meet ADA standards, an adequate number of pedestrian crosswalks that are signalized or
enhanced with flashing beacons, and the area does not have protected bicycle lanes.
The intersection of Indian Creek Drive/Abbott Avenue is a critical intersection in the North Beach
roadway network that is substandard and lacks capacity. Currently, six (6) southbound lanes
three (3)on Indian Creek Drive and three (3) on Abbott Avenue) are constricted to only three (3)
southbound lanes along Indian Creek Drive. This intersection is a source of frequent congestion
in North Beach. Additionally, the major thoroughfares in North Beach (i.e. Collins Avenue,
Harding Avenue/Abbott Avenue/Indian Creek Drive corridors) currently operate at a failing Level
of Service (F) during morning and afternoon weekday peak periods. In addition to the County
13 L "%II . ..frit " -
9172111
i
Figure 5:Blighted Parking Lot Figure 6:Congestion due to lack of loading zones
t__ .t iij ,
3,..,,, -;''r oc.
P t'l. ;
t4r
t' a.:.
Figure 4:Google Map showing congestion Figure 3:Traffic backup between Normandy Island and the
Town Center
12
Page 631 of 1502
Finding of Necessity for a Potential North Beach CRA
transit service,the City provides the North Beach Trolley Loop with service that extends from 88th
Street to 65th Street and which serves 71'Street and Normandy Drive.
In 2014, the City of Miami Beach engaged Walker Parking Consultants to perform a Parking
Demand Analysis for North Beach.The Study found that there are 20,859 total parking spaces in
the area, of which 65% are private and on-street parking accounts for 27%. Only approximately
6% of the spaces were in city-owned and operated surface lots and that there are no parking
garages operated by the city in the study area.
In the Town Center, there were a total of 9,817 parking spaces.
On-Street 758
City Lots 676
Private Garage Open to the Public 428
Private Lot Open to the Public 11
Private Spaces 7,944
Three growth scenarios were conducted for the analysis, utilizing growth rates of 2.5%, 3.9%,and
6.8%, and included any known developments applied to the observed parking demand for the
Town Center core.
Scenario 1 Scenario 2 Scenario 3
Demand Adequacy Demand Adequacy Demand Adequacy
2015 8,999 197 9,028 168 9,086 110
2016 9,054 142 9,115 81 9,241 45
2017 9,110 86 9,205 9 9,407 211
2018 9,168 28 9,299 103 9,584 388
2019 9,227 31 9,396 200 9,773 577
2020 9,288 92 9,497 301 9,975 779
2021 9,350 154 9,602 406 10,190 994
2022 9,414 218 9,711 515 10,420 1224
2023 9,479 283 9,824 628 10,666 1470
2024 9,456 260 9,942 746 10,928 1732
Source:Walker Parking Consultants
13
Page 632 of 1502
Finding of Necessity for a Potential North Beach CRA
Faulty Lot Layout
One of the findings of the North Beach Make A Town Center
Master Plan was that the prevalence of
small lots in the Town Center poses a The Center of community life In North Beach Is found
along 71•street from Collins Avenue to Normandy
challenge to redevelopment and Isles and Includes a block in either cars-don down the
cross streets 71•Street is one of Miami Beach's limned i
connections to the mainland and the only one m North
revitalization is. This impedes lot Beach
A 2007 plan designated the area into the T Center
assemblage, which in turn creates DigrictTheu,Iemdtheptanwasfo
Promote a di ense no.of residential, business,
efficient land areas that can attract Cu .mace institutional,educational,and 17--c._.,---t,-cultural and entertainment actmhes for workers,
s
feasible investment and
vurmrsn.K`andresid
loa
Encoura{e pedestrian-oriented delopment within
s"e•• 'g raa wen moot annum
ev
walking distance of transit opportunities at densities Why Has It Not Happened?redevelopment. and intensitiesthatwill helpto supporttransit usage goo...di,Nowt,
and town center businesses.
A combination of factors have prevented the Town
Prwde ppportunrtces for hnnfwo4 kkstyles and Centerconceptfromrealization Aworldwide economicThechallengesinattractinginvestmentIncreasetheMailabilityofaffordableoffiCespaceindownturnfollowedshortlyagertheadoptionofthetheNorthBeacharea, plan in 7007 and this stalled plan Implementation
in this area are part of the reason that • Promote the health and well-barns of residents However,at the same tune, other parts of the City saw
by encouraging physical activity, alternative development after the downturn The reasons foe the
voters have approved FAR and density
transportation,and treater social nter«tron, stall are more nuanced than macro-economics
Create a place that represents a unique,altraRme One impediment is that It d difficult to secure financng
and memorable destination for residents and from banking institutions for mimed-use projects in Northincreases, and zoning in the Town viseors.and Beach In order to secure private financing,thedeveloper
Enhance the community's charade,through the would have to ensure that the profits were filth enough
Center reflects that, but the zoning promotion of hrghgueldy urban design-to benefit bate the investor as well as himself Although
laSt
to addition to tilts plan.thePlanning Department adopted fineto
buyers hays flocked to South
rthfloto.
n file
notfiveyears.pure .North beach has not
envisions higher intensity and larger the Town Center Dern Renew Standards in 2010. bens i t type a invest ..se buyer's
which included a regulating Plan depicting where new ng for ale
escalefull-block development. The d "n""t'''0'd«curadwhatformrtshwhitnke currents,not bund in North Beach like amok
pawner,North Beach's Town Center Distort has shooDng.and*cress to the airport
little new development since theconcept was ado. •by
number of small lots in the Town Center the Mayor and Commission in 2007 Property Ownership and Physical layout
One challenge in North Beach n the small size of lots in
is antithetical to full-block5 the Town Center,generally 50 by 100 feet deep Excessive
parking remeremeres-reflections d ow history of ever-a1: 4 -1-3_i\
wiwo®
reliance on one-person car trips-should be questioned.
redevelopment; as such, a significant '`• w.- they male the small lots hard to use Today's Purling
requirements.require parking to be built on site,which
amount of effort is needed to aggregate it would turn ground floor spaces into parking rather thanprytheretailthatwouldencourageawalkableenvironment
property, which may not be financially '' '`-II' B`
71.Street sees rush hour and peak time coneestun
feasible without additional tools, such .
15, `\
q t '. r
malumtddh"'Itoget around acar The Car`
i of the roadway can also make walling . . IKi1010,wea n wepMi Mew rgvo a do.m laaa.m
as those provided through the CRA
of
w"'"'"°"""""°atownweares....r•I'a'"" unpe even fatal This ltR umber
r,w.akdp+rrya..aNstr.es.....ianrmswcmi. .0.-
thou.t•co•. .acorea -..
mechanism.
Figure 7:The NBMP identified ownership and layout as an impediment
to revitalization
14
Page 633 of 1502
Finding of Necessity for a Potential North Beach CRA
Unsanitary or Unsafe Conditions
We identified a number of sanitation and safety related conditions.These included over 757 code
violations within the proposed boundaries in 2018, of which 205 were sanitation related. Calls
for service due to unsafe conditions were disproportionately higher than other parts of the City,
including reasons such as shorting/arcing electrical equipment, malicious false alarms,extraction
of victims from vehicles HazMat investigations, natural vegetation fires, and passenger vehicle
fires.
71St Street is one of the traffic corridors with the highest density of vehicular crashes in the City
involving a bicyclist or pedestrian. Additionally, the proposed boundary area is vulnerable to
flooding and sea level rise, as identified in the North Beach Master Plan.
MI_ 1
xTi .....
L.,
5; P
to
i
i_
f' t
s 44---'
44
Figure 8:Unsanitary and unsafe conditions were observed within the proposed CRA boundaries
15
Page 634 of 1502
Finding of Necessity for a Potential North Beach CRA
1,J r.1
k>, 78'r1 ti. <
c
L, k
qRa a
ea •
aaas
Nonmeds, Sow NosIh
11 *
1_I
crollCWfN a 1 nrt•
10,
u „,
assRI
iji. •
a J a
L,goalie a
a.
de
ra
am ii5""l1 ''r
ai
Oh1h a a aie
J
Figure 9:Heat map of code violations(red=hotspots)
Deterioration of Site or Other Improvements
An on-the-ground inspection of the properties within the proposed boundary identified
significant deterioration of buildings, sites, and property. This includes crumbling concrete,
broken windows, cracked pavers and tiles, and derelict property. Exposed electrical conduit was
observed, as well as unmaintained vacant lots. There are a number of buildings that are not
boarded up or secured, and are exposed to the elements.
41110-5,A
s
I'
Y
a Y
R
y •
MINN.'
r
IF
Figure 11:Crumbling eyebrow along Collins Avenue Figure 10: Vacant lot on Collins Avenue
16
Page 635 of 1502
Finding of Necessity for a Potential North Beach CRA
ice 4 Y.
igiiii144, a
kwllA i
Figure 14:Dilapidated Building Figure 15:Vacant hotel property along Collins Avenue
miljiw
n.w.•t4f..
7..-_i
Figure 13:Vacant building exposed to the elements Figure 12:Fenced in vacant lot on Harding Avenue
S
VZ 1411
4vio
Figure 16:Broken Tiles Figure 17:Dilapidated Property
17
Page 636 of 1502
Finding of Necessity for a Potential North Beach CRA
4--
i 41.,
y
j
r`
P F1
i
1111
Figure 18:Alley conditions Figure 19:Exposed electrical
Inadequate and Outdated Building Density Patterns
The target area is characterized by an erratic scale of buildings in both height and density. As
properties get aggregated and redeveloped, this issue may become more apparent until
redevelopment of the Town Center occurs on a district-wide scale. The intent of both the City's
and residential community (as validated in the FAR referendum) is to redevelop the area with
much more intensity.The erratic scale of buildings was observed and documented as part of this
analysis, but also identified in the North Beach Master Plan.
18
Page 637 of 1502
Finding of Necessity for a Potential North Beach CRA
Buaaing In.7t.SOMA Weibel
res.nedY.nnna..d 11M Asa Ma.
Alen mon Cees wit len as beet . r,,,
l I• f The/retro'domedMnMnb..F iYd1d Lwroat,that p old tn mrbn tan
awn bq.dnd rah bdk•aware the
07 Iµ.. ailmd Nvs+•d met.
v = 0
l1Ir o...0new bob.th..Mob nM
nwtla I fUeet.t by Ywnxcles We eelM
hndq,and Cee.aewes yd t...w A 4
L.I`d the asThe greet s.f.eve.,.lr
r
w
C- • ''7 i
home a fereeleel lord by tete ea. a..ec.w..n
Idol.w semi..n dorm)tl.bulging
1 1 •.4 1 1 • tete s o®to.de interrupted a.nwe.
end sedate orlon{Ma
suet lheld Peon
ubn/nd n• Sown mobs Yr
embeemew d aentroYN balk with
bwaddstl.rmrww4a em bane mar.oh 4. ^..
debuted bo Inn.seemed Moe beet, ---.' t•
era.a.+.....7,ft...n M.M.14,40ed MdbeeOa.l . nen males.Nov 4 4812iii
Ton,TIT-ereN•nl::.wN1Nde min dont MU oloedy.dpwcMr.eoA
wdee.Mara°deanarana 7 ' `
hal
lrnnlwm hoe Toon Conte from an onohni Medlin Mono auionmeo a wand need ltd./•d•o.ee.
r-..,
wne.e pnwie roll wen no+.vnd time de end mwemlable P.be heels..et- Y -ld
rho me.tn[.p nm deersolo w..notmNbaIL Mohoknledmew
beweYltel elw•k ma the nsk wtle 7
M1eKi
of
end
sepeo d
ndrn M dblw ten
Ueda Me end a tom
tat
d need co
d.d.anew
a
see 6,...,1 wtanmeMw.,wee s.k..ds for dedam dining net one
Yr^epre Ace.*d Mai law and
Non w elmbeeel to anile waw nemInt*aged leek tom
edto
y.4
brehoolng to be.ekn..tlyhe.dew.d r. . ,
d..eM ed mn+mebk oho b lel
t*rim
a Yeo d yeve.nd ter YR a bete wigs n.rbeet ed Me ten be wMedeb eel bodes
awnM,ww pdeme•wtth•mdoted lyes m m sideddremwe
Aa71hMAnnadentheeae.ee be abet d genii gees ed•b n.6 Now bat
lees bo..de tot ed comfortb own. obdeyll pant.rgas.e Use OrY•cwrig MleeeaaseK_
frIlt ed t:rye.ewn req cl'Lae IMbar mined by nngwag tN lrnwdruedwm.IYarle,h.te.ef ."*". ' 1
UsedWm.old te.er m cab robs aaenaldse Y d beechop M bdre rem Ma oo.smreb mode. o -
albon Moor whir swig to darn deedry hreast•nM> d.Mdop.edinlMT GM r.
melda tbeteMnt.are Mak we les pe ess me not the twee watts he nortem of l+bs dew.to,dM rata_`_/• - +
Poem me on Mao to swoop edeeke owl arils crooded Mir Lae bard be toned to.me Meme yp m-ir
be.eebcc man cores a mere Meek nett a,y Mole eelwn d the b.dka •'
lidt lemon.neMtaton des'Led swot be domed.then molem Ark debet l.esethe dol hen the ' r
ww.me.yenw•rdMOM ems.imine Lmaybe ewe tre a km*,l6 egos the bedktl.e.Is -
MMhwMettle new poneeembeRrd ek_______ Wmtmen rang MOO*eta MI;0;wlde ell • .--.72,1e '•..! '
r
hese.eesaa MEMMilk.wW.et a®ppo/ese anew_k W Akre b - .'',.-.' W
rooftop broom dab weer the tosbon MGG
between bike ed do oldie dekko who
w term. lee.led edam. e•e
Figure 20:The NBMP identified the need to address building scale to improve walkability
s
e
r
a
e
r. ,
Figure 21:AT&Tfacility in multifamily neighborhood on Figure 22:High density residential adjacent to low rise
Harding Avenue multifamily buildings
I
r
11Ill '
i i 1
s rrl
i
t,, .. w
iiiiiiiiiivitt. .
1 .. .11,- 1i
Figure 23:Erratic building scale near and along 715t Street
19
Page 638 of 1502
Finding of Necessity for a Potential North Beach CRA
Residential and Commercial Vacancy Rates
According to ESRI, residential vacancy rates are 23.0% within the proposed boundary compared
with a Countywide residential vacancy rate of 11.4%.
This firm conducted both online research through CoStar and Loopnet, as well as an on the
ground, manual survey of building vacancies in the target area. CoStar identified nine (9) vacant
properties in the area measuring some 36,382 square feet. The in-person inspection identified
those properties, as well as an additional 12 vacant properties totaling 23,000 square feet.There
is currently a total of 60,000 square feet of vacant retail space in the proposed boundary, of 6.6%
of the 904,000 total retail square feet. This is higher than the Citywide vacancy rate of 6.2%, and
the Countywide rate of 3.9%.
ri$Teli-ANCY air Mena,.41F no.: -
904 K CM 0 IO 650 ® 6.9% ® S38.75 ® $330 ISO 5.9 cm,
as
Availability Inventory Seats ha her DernYN
Vacant SI 20 9 K j Existng 8wim.-.0 i 102 j Asking Price Per SF 5403 12 Mo Net Absorp%ol Inventory 1 796 4
Suael SF 0 t Under Construction Avg SF Site M Aso ng Pose Dieereneal -18 2% 12 MO Lease0 SF 2896 4
Availability Rate 4 0%j 12 Mo Demalahed SF 0 1 Sales Volume S3 74/1 E Malls on Market 6 3 4
Available SF 38 4 K j 12 Mo Occupancy%et Delivery - Properties Sold 2$ Maims to Lease
Available Asking Ren15F S43.17 4 12 Mo Conatructrop Starts SF 0 1 Months toSake 6.0 4 Moneis Vacant
Occupancy Rate 977%4 12 Mo Delivered SF 0 1 For Selo Listings 1 j 24 Mo Lease Renewal Rale 80 7%
Percent Leased Rate 97 8%4 12 Mo Avg Deilvered SF Total For Sale SF 12 7 K 1 PopWation Grower 5 Yrs 34%
Figure 244:Proposed CRA Retail Real Estate Market
Menu 1 0 9,, CoStar-
Retail
Properties Spaces Demographics Changes News
Address Building Nam* Type Asking Reint/yr SF Avail Reed/SF/yr
O C) ., 666 71st St Gerson Preston Petal 30.00'75 00 700 930 00-75 00
0 0 Q 701.715 71st St Retail 48 00 700 948 00
O 0 d 1101 71st St Retail 30.00-40 00 3.000 530 00-40 00
O 0 V 7145 Abbott Ave Retail 44 00 2,750 544 00
Q O c:::, 7100 Collins Ave Retail 55 00 550 S55 00
0 0 CI 7300-7310 Collins Ave Retail 45 00-50 00 3.000 545 00-50 00
U 0 (? 7426-7438 Collins Ave North Beach-74th&Cob Retail 39 00 5.200 S39 00
O 0 d 7441.7455 Collins Ave Retail 2800•33.85 1.890 528.00•33.85
O 0 Q 6782-6804 Collins Ave Retail(Stip Center) 2,040 $52-63(Est I
Figure 25:Vacant Retail space identified in Costar
20
Page 639 of 1502
Finding of Necessity for a Potential North Beach CRA
Vacant Retail Spaces Included in CoStar
1. 666 71st Street 7,600
2. 701 71st Street 700
3. 1101 71st Street 3,000
4. 7145 Abbot Avenue 2,750
5. 6782 Collins Avenue 2,040
6. 7100 Collins Avenue 550
7. 7300 Collins Avenue 12,652
8. 7426 Collins Avenue 5,200
9. 7441 Collins Avenue 1,890
Total 36,382
Vacant Properties Not in CoStar but Identified during Photo Survey
1. 6960 71st Street 1,500
2. 216 71st Street 5,000
3. 6980 Carlyle Avenue 1,369
4. 7443 Collins Avenue 1,000
5. 7424 Collins Avenue 3,000
6. 7405 Collins Avenue 1,000
7. 7314 Collins Avenue 1,000
8. 7319 Collins Avenue 1,200
9. 7349 Collins Avenue 1,000
10. 235 Collins Avenue 2,400
11. 7124 Collins Avenue 1,000
12. 740 71st Street 3,937
Total 23,406
Total Vacant Space 59,788
Total Space 904,000
Vacancy Rate 6.6%
Citywide Vacancy Rate 6.2%
Countywide Vacancy Rate 3.9%
21
Page 640 of 1502
Finding of Necessity for a Potential North Beach CRA
4
404.
f
1
aft
Figure 25:Vacancy along Collins Avenue:Figure 26:Vacancy along 71st Street
Fire and Emergency Medical Service Calls
Fire and emergency medical service calls are proportionately higher than in the rest of Miami
Beach. Furthermore, as previously mentioned calls for service due to unsafe conditions which
were proportionately higher that other parts of the City included shorting/arcing electrical
equipment, malicious false alarms, extraction of victims from vehicles HazMat investigations,
natural vegetation fires, and passenger vehicle fires.
Calls for service due to unsafe conditions are higher in the proposed boundary, representing a
disproportionally high percentage of total calls Citywide:
o 31% of calls for Shorting/Arcing Electrical Equipment
o 44% of Malicious/False Alarms
o 50%of Extraction of Victims from Vehicles
o 75%of HazMat Release Investigations
o 38%of Natural Vegetation Fires
o 31%of Passenger Vehicle Fires
Diversity of Ownership
There is significant diversity of ownership in North Beach, although some assemblage has taken
place in the Town Center. However, there remain many smaller, older and historic buildings,
many of which are condominiums that would be difficult to assemble. The North Beach area
includes 4,321 properties that are not condominiums, with 3,549 owners of those 4,321
properties,further demonstrating a diversity of ownership that may pose difficulty for successful
redevelopment.
22
Page 641 of 1502
Finding of Necessity for a Potential North Beach CRA
Florida Building Code Violations
While the total number of Building Violations in the Proposed CRA Boundary were 605, out of
2,696 citywide, the hotspots in the North Beach area for these types of violations are in the
proposed CRA Boundaries.
sic
11,1•1111M1 Ell MI II Iriu, • i
w,,*
h
a
s012
r _Z
4t_
1113 0
li
L
NoM I.Ng
village f
7
Ir I1 ..m 1
le
Figure 27:Heat Map showing location of building code violation hotspots(red)
23
Page 642 of 1502
Finding of Necessity for a Potential North Beach CRA
Appendix - Additional Information
The following systems, reports and data were utilized in the development of this finding of
necessity and are available upon request.
ArcGIS Online
ESRI Business Analyst
CoStar
Loopnet
Microsoft Access
North Beach Master Plan (2016)
Ocean Terrace Master Plan (2018)
West Lots Plan (2018)
Miami Beach Transportation Master Plan
Miami-Dade Transit Development Plan FY 2018
2014 through 2018 Miami Beach Property Tax Rolls (Miami-Dade Property Appraiser)
Building Code Violations (City of Miami Beach)
Code Violations (City of Miami Beach)
Fire/Emergency Service Calls (City of Miami Beach)
2017 compared to 2018 Crime Statistics (City of Miami Beach)
Attached to this report as Exhibit A is the Finding of Necessity Criteria Tracking Document which
contains notes and observations regarding the criteria that was observed in the area that is
consistent with the blight criteria established in Chapter 163, Florida Statutes.
BUSINESS FLARE
Economic Development Solutions
24
Page 643 of 1502
Exhibit A
Potential North Beach CRA Finding of Necessity - Criteria Tracking Document
444641 A,Witidv.14
s,
14
Inifiallisi. ) 4 lIkliv
1 1 lilt at!&i ‘ IPticNV'
041,tfOlill I ill
i't-,5'
41r4-
061'1' '
Ith Ste4
Ist _
I, 82rvi St 0
P. 3 Ili81stSt -P
0..: 4+ n. ,..) :- -, • - .*
a t. ZIA 80 tii It
Cleve land Rd •
ft 19in St
Daytorto Rd
y ...!
r, .'
re.. .,
tl st .o
7tawayor
cd z-
Vs- t• 7
6 4
Normandy fiote s
t.ti,...,r,-.1
t
00-t - ' 111r1001116001111100060alle
Ow
la*Of y 40,44 ige 0-
1..
NOrrandy 1.
co
Cr
t..1 CAVCV 77
rl
Isl.:1W Clison
Island 4111:nn
rack
La GOite C"0.15 0.3mi P
it
Figure 1:Proposed Boundary for a Community Redevelopment in North Beach
Page 644 of 1502
Finding of Necessity for a Potential North Beach CRA Criteria Tracking Document
Summary of Blight Criteria
Predominance of defective or inadequate street layout, parking facilities, roadways,
bridges, or public transportation facilities.
Street Layout - Only one road in from each direction.
o 2.36 NBMP - One-Way Streets
o 2.14 NBMP - Mobility
o Only one road connects the north and south ends of the City.
Public parking supply is inadequate and a deficit is demonstrated by the Walker Parking
Study. Increased parking supply is a goal of the North Beach Master Plan (NBMP).
o Zero City-owned garages
O 1,267 public parking in surface lots (676)
O 5,678 public parking spaces on-street (758)
O 20,859 total parking spaces in North Beach, of which majority are private (7,944)
o Town Center has 90% occupancy
o Many parking lots are poorly maintained
o Lack of loading zones - double parking exists in 73rd Et Collins district
Roadways are significantly congested
o Traffic Counts
o Google Maps/Traffic Screenshots
o Transportation Master Plan - Miami Beach and Miami-Dade County
O 2025 and 2035 traffic volume projected to grow 1.4%annually, compared to 1.0%
in Mid Beach and South Beach.
Connectivity
o Parkview Island
o Intersection of Indian Creek and 71st Street
o Collins Avenue and Harding Avenue
Public Transportation
o Heavily used but inadequate service levels
o Bus service is planned from the Northside Metrorail station to the convention
center along JFK Causeway. Does this indicate deficit of transit?
o Collins Express Trolley from 88th Street to 65th Street, including 71' Street and
Normandy Drive.
w 1Pridgi
si z -
Page 645 of 1502
Finding of Necessity for a Potential North Beach CRA Criteria Tracking Document
I :r
14-.1 761111115 • it-s :
s+jL'
Yf
1
1.44., +'.
Imp
11.4......`,,l- . vr{Il7S ': _ -c!
lj,, in i 1
pier-
A-
Flet 4'il5,00 t
156.(C • • • : ' t•f-- . IIIM ' .
IA'
Faulty lot layout in relation to size, adequacy, accessibility, or usefulness.
2.4 NBMP - Small lot sizes characterize the Town Center
Voters have approved density and FAR increases, and the Town Center core has been
rezoned to incentivize development, but the zoning envisions higher intensity and larger
scale block development than currently exists. This zoning favors half- and full block
development projects, but the preponderance of smaller lots in the Town Center is
antithetical to such redevelopment. Therefore, significant effort is needed to aggregate
property, which may not be financially feasible for smaller scale investors.
Unsanitary or unsafe conditions.
There were 757 code violations in 2017/2018 within the proposed CRA boundary:
o 205 for sanitation
o 277 for Code violations
o 119 for property maintenance
o 127 for zoning violations
Flooding and sea level rise (NBMP)
Calls for service related to unsafe conditions are proportionately higher in the proposed
boundaries than elsewhere in the City.
o 31% of all calls for shorting/arcing electrical equipment
o 44% of malicious/false alarms
o 50% of extraction of victims from vehicles
o 75% of HazMat release investigations
o 38% of natural vegetation fires
o 31% of passenger vehicle fires
71St Street corridor is one of the City thoroughfares with the highest density of vehicular
crashes and crashes involving bicyclists or pedestrians.
Page 646 of 1502
Finding of Necessity for a Potential North Beach CRA Criteria Tracking Document
l
ellimmi
ifP
Ai N
a :.f.
t
A y
a
f
is
Hu
I ll II11 '
r M11.
Malt., i 1[ i II r s ii .!'
i <
u ne.a.+Poe r...x
nc,.,.»
Th.`
y
a ssio
j„i ii
T`• 1
CZ, •-• .. `i Wh•
ii
i
r
MIMI
Os
hilt --i•J .r
Oh i •1e
ay ii1
ags 1.;rn;e
Page 647 of 1502
Finding of Necessity for a Potential North Beach CRA Criteria Tracking Document
Deterioration of site or other improvements.
o w ,,r i
le
liki4F'
k„:"5
tkii•k .
AiJlir, j
1(0072f
j..U.
ir. ,.' r
LMISanyi30
r
4
d f,
14
i A
diiiii-
1.
Page 648 of 1502
Finding of Necessity for a Potential North Beach CRA Criteria Tracking Document
1
r
ii•. : . ,1 I
41_ 71111.1-- i
k.
Y_ Ira•
1`
II
F./
4116
1
Page 649 of 1502
Finding of Necessity for a Potential North Beach CRA Criteria Tracking Document
Inadequate and outdated building density patterns.
Scale comparisons, as depicted in the NBMP, are erratic and incohesive.
There is an erratic scale of buildings in the target area both in height and density. If
properties are aggregated and redeveloped on a piecemeal basis, this problem may
worsen unless redevelopment of the Town Center can take place on a districtwide scale.
The goal is to redevelop the area with heightened intensity.
N.
N.
A 3 rte""
NI 11.111•.
i
rtef-
p...,,„,,,, ,,,4 ,- , , , till,
1 1 illg I 'e 1 I , ri__,_
Residential and commercial vacancy rates higher in the area than in the remainder of the
county or municipality.
Commercial Vacancy Rates
o CoStar identified nine (9) vacant properties within the proposed boundary, totaling
36,382 square feet.
o Photo survey of the target area identified an additional 12 properties, totaling
23,406 square feet.
o Vacancy data:
Total target area vacant space - 59,788 square feet
Total target area retail space - 904,000 square feet
Target area vacancy rate - 6.6%
Citywide vacancy rate - 6.2%
Countywide vacancy rate - 3.9%
Residential Vacancy Rates
o 11.4% residential vacancy rate in Miami-Dade County
o 23.0% residential vacancy in the proposed CRA boundary
Page 650 of 1502
Finding of Necessity for a Potential North Beach CRA Criteria Tracking Document
i 11.1r1.1110
1 mulliia:iice
is 104'
r
x''16
i i.
r
HICI i 4',:tr‘-''
1
1 tt:
r€ I L'
444141'r'j^1
t.,...
a"waE
i iii
I). ll iii # `- M fair
p
f
Ir 1
t rai
pipipp
x.111111111
1
j 4 -
r_. __
i __
111114111_
T
Fire and emergency medical service calls to the area proportionately higher than in the
remainder of the County or City.
The fire and emergency medical service calls are proportionately higher than in the
rest of Miami Beach - 4.8% compared with 4.0% Citywide.
Calls for service due to unsafe conditions are higher in the proposed boundaries
o 31% of all calls for shorting/arcing electrical equipment
o 44% of malicious/false alarms
o 50% of extraction of victims from vehicles
o 75% of HazMat release investigations
o 38% of natural vegetation fires
o 31% of passenger vehicle fires
Page 651 of 1502
Finding of Necessity for a Potential North Beach CRA Criteria Tracking Document
A greater number of violations of the Florida Building Code within the area than the number
of violations recorded in the remainder of the County or municipality.
While the total number of building violations in the Proposed CRA boundary was 605,
out of 2,696 citywide. However, within North Beach, these types of violations are
concentrated within the proposed CRA boundary.
Ail h
Lam • •..,,.
sill*:
a - ..
ills Wm and,SM..
N1111%.131.1
v cwn cam..
0
mak •
i.
Sal
at
aura 1rap
11 K0, i a ,, ., I
MP,ME •
Diversity of ownership or defective or unusual conditions of title which prevent the free
alienability of land within the deteriorated or hazardous area.
Significant diversity of ownership exists in North Beach; however, some assemblage has
begun to take place in the Town Center. Nevertheless, there remains many smaller,
historic buildings, many of which are condominiums—all characteristics that serve as
barriers or impede the assembly of lots.
North Beach
o 11,175 properties - majority of multiple owners are condominium owners
o 4,321 properties that are not condominiums
o 3,549 property owners
Page 652 of 1502