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Street Plans Collaborative | transportationJSK Architectural Group | historic preservation

Goodkin Consulting | economicsChen, Moore & Associates | civil engineering

ARCADIS Engineering | resilience

NORTH BEACH MASTER PLAN

PUBLIC DESIGN CHARRETTE



plannobe.org

• welcome

• why we are here

• what happened this week

• the plan: ideas so far

agendaagenda

charrette week events:charrette week events:Kick-off Event & Hands-on Design SessionUnidad Senior Center | 7251 Collins AvenueThursday, February 11 | 6 pm – 9 pm

Open Design Studio & Technical MeetingsByron Carlyle Theatre | 500 71st StreetFriday, February 12 – Saturday, February 13 & Monday, February 15 – Wednesday, February 17 | 10 am – 6 pm

Open HouseByron Carlyle Theatre | 500 71st StreetTuesday, February 16 | 5 pm – 7 pm

Lecture on Resilience by Robert DaoustNorth Shore Youth Center | 501 72nd StreetTuesday, February 16 | 7:30 pm – 9 pm

Work-in Progress PresentationNorth Shore Youth Center | 501 72nd StreetThursday, February 18 | 6 pm – 8:30 pm

4

3

2

1

5

2015

November 23

February 11-18

2016

December

project timeline

January Spring Summer/Fall

October

Fall

To create an economic & revitalization strategy plan for the North Beach district of

Miami Beach

To build on the work that has been done before and to assist

all the great initiatives on the beach

study area

63rd

88th

71st

November

project kick-off

January Film at plannobe.org

bus tour

1. Enter Answer Text

Enter Question Text

220+ participants

hands-on design session

2.11.16

220+ participants

hands-on design session

2.11.16

NoBe bike tour

90+ visitors

open design studio

85+ visitors

open house

resilience presentation

20+ attendees, Robert Daoust, ARCADIS

goals poster

goals poster

40

53

61

32

31

27

20

59

23

57

NoBe Today (in one word)

NoBe Tomorrow (in one word)

meetings

meetings

Steering Committee

Neighborhood Associations

Residents

Hotel Owners

Business Owners

Property Owners & Companies

Local Religious Leaders

FDOT District 6

City Planning Staff

Historic Preservationists

Bandshell Operators

Public Safety Officials

Home Owner Associations

Law Enforcement

Housing Experts

Parks & Recreation Officials

Environmentalists

Chamber of Commerce

meetings

960+ studio visitors,

meeting attendees, hands-on participants

plannobe.org

5,155+ visitors

press

Beth

quick poll

Have you attended any other charrette week events?

1. Yes2. No

Yes No

34%

66%

Next Question

How long have you lived or worked in North Beach?

1. Less than 5 years2. 5 ‐ 9 years3. 10 ‐ 19 years4. 20 ‐ 29 years5. 30 – 39 years6. 40 – 49 years7. 50 or more years8. I do not live or work

in NoBe Less

than

5 ye

ars5 ‐

9 ye

ars10

‐ 19 y

ears

20 ‐ 2

9 yea

rs30

– 39

years

40 –

49 ye

ars

50 or

more

years

I do n

ot liv

e or w

ork in

NoBe

33%

8%

22%

12%

2%

5%7%

12%

Next Question

Have you ever been through a South Florida hurricane?

1. Yes2. No

Yes No

27%

73%

Last Question

How did you get here tonight?

1. I walked2. I rode a bike3. I came by car4. I took the trolley5. I took a bus6. Other

I walk

edI ro

de a

bike

I cam

e by c

arI to

ok th

e trol

leyI to

ok a

bus

Othe

r

34%

5%1%

5%2%

53%

• focus on town center71st is the center of town, infill on empty lots, upgrade buildings, add retail, housing, hotels, co-work spaces, cafes, offices to create a “downtown”

• provide more mobility optionscomplete the streets, add bike & pedestrian infrastructure, shade sidewalks, light for security, activate street fronts, Baylink to NoBe, improve traffic

• protect & enhance neighborhoodshistoric preservation incentives & safeguards, add parking

• better utilize public landempty lots could provide more parking, civic uses (pool, skate park, youth center), private-public partnerships, commercial destinations, a mix of uses

• build to laststreets, buildings, and public spaces (new and existing) must be adapted for a changing climate & rising seas

big ideas big ideas

focus on town center

big ideas

Focus on the town center (15 of 18 tables)


Enter Question Text


Enter Question Text

71st street

Existing

71st street

Proposed

71st Street

Existing

Buffered Bike Lanes

71st Street

72nd St Surface Lot

72nd St Surface Lot

72nd St Surface Lot

Existing

time to be a town

Proposed

time to be a town

Early 20th Century Lot layout

The lot configuration was adjusted back in the day to be a classic main street

Residential lots facing the streets that connect to the main commercial street

Commercial lots are located on the short side of the block, and oriented to the Main Street


Parking was intended for the streets; not on the lots with the buildings.

On-Street Parking


No parking requirement explains why the older buildings occupy almost all of their lots

If the lots had been intended for parking, their widths would have been 60 ft or more, instead of the existing 50 ft.

The increment of development was smaller: one owner, one lot, one building

Areas that show the building placement tradition in Miami Beach

On-Street Parking

Mid to Late 20th Century ‘Car Culture’

Commercial Tenants and Financial Institutions demand parking.

The lack of a consistent built edge to the streets erodes the sense of enclosure, causing a weaker pedestrian shopping environment.

The Parking Configuration on these lots is not ideal because an efficient parking bay is 60 feet wide and lots are 50 feet wide.

Older Buildings were demolished by owners for parking lots.

Additional lots were privately purchased to provide parking lots. (I Hop Restaurant)

Traditional Miami Beach Block Pattern

Auto-oriented culture’s effect on the traditional block pattern

Area devoted to parking

City purchased lots to help with parking demand

A fragmented Lot Ownership Pattern

Today’s ownership pattern is a bit like a checkerboard pattern

Each color represents one owner of multiple lots

Lots without color are separate individual owners

Property Ownership based on recent search of Miami Dade County Property Appraiser’s website

A fragmented Lot Ownership Pattern

Only two blocks currently have the land available for an efficient parking garage

Property Ownership based on recent search of Miami Dade County Property Appraiser’s website

It may take a while, but eventually, with time, lots will be aggregated, and someone will build a large building that meets the parking requirements.

53 spaces/level.64 spaces/level.

139 spaces/level.

The outlines show are the smallest footprints at 53 spaces/level.

Development Regulations & Approvals

These are key reasons why there has not been new development on 71st.

What we heard from the development industry:

• High Administration Costs (“soft” costs) for both small and large projects due to city approval process, ….Therefore more worthwhile to build a large project.

• Although Parking does not affect the FAR, it does take away from the height, and therefore it is impossible to get both parking and useable space within the volume.

• To acquire enough land for a parking garage, the land is more expensive when each lot is purchased from a different individual land owner.

• Although it might be possible to put parking underground (and underwater) it is costly and doesn’t make sense in light of future sea level rise.

Development Regulations & Approvals

What we heard regarding 71st Street:

Uniform desire for 71st Street to become a real Main Street.

Buildings on 71st should have a mix of uses: retail, office, and

residential.

Any new construction would need to provide additional parking for

the users.

The street needs to be welcoming and beautiful.

Now, moving forward….

71st Street currently


71st Street currently: this is the Main Street for North Beach ???

Narrow sidewalk

Parking Lot where a building should be.

Wide travel lanes allow speeding cars when no congestion

No Retail Storefronts within this View

Big Boring Blank Facade


71st Street currently: this is the Main Street for North Beach ???

Narrow sidewalk

Parking Lot where a building should be.

Wide travel lanes allow speeding cars when no congestion

No Retail Storefronts within this View

Big Boring Blank Facade


71st Street currently


71st Street re-imagined



Protected Bike Lane

Retail Storefronts

Slower moving vehicles in narrower lanes

“infill” Buildings

Wider Sidewalks

Shade trees




71st Street re-imagined: What about rebranding 71st street with a name?


A framework to use in exploring changes to the development regulations.

Don’t put parking under the buildings that face 71st Street:• provides flexible footprints for courtyards and plazas• Avoids long building facades that extend along the entire block edge

Allow parking structures behind the original lots that face 71st Street. These would be lined with useable space, for market rate or affordable retail, offices, or residential. The size of these would depend on how many lots can be acquired for the project.

Parking structures could be provided by the private sector as part of a development project, or the City could undertake the construction of the parking garage to spur redevelopment of other properties by the development community by providing their parking for them.

71st Street


A framework to use in exploring changes to the development regulations.

Allow parking structures behind the original lots that face 71st Street. These would be lined with useable space, for market rate or affordable retail, offices, or residential. The size of these would depend on how many lots can be acquired for the project.

Two Strategies: 1. Parking structures could be provided by the private sector as part of a development project, or 2. the City could undertake the construction of the parking garage to spur redevelopment of other properties by the development community by providing their parking for them.

71st Street

Areas for Structured Parking

Areas for Structured Parking

Ideas for Town Center Neighborhood….

Neighborhood wide amenities: Shade trees


Neighborhood wide amenities: Safer intersections for Pedestrians


Neighborhood wide amenities: “Creek Walk,” serves as a sea wall

Creek Walk


Neighborhood wide amenities: “Creek Walk,” serves as a sea wall

Creek Walk

A sea wall but with a walkway on top


Neighborhood wide amenities: Beachfront Plaza, at the end of 71st Street

Beachfront Plaza

Creek Walk?

Water Taxi?






Neighborhood wide amenities: A distinctive “shaded loop,” Unique streetscape

Beachfront Plaza

Creek Walk?

Water Taxi?

Normandy Isle

North Beach

Normandy Isle

mainomedes st – potential redevelopment(drawing courtesy of Reines & Straz Architecture)

normandy fountain - existing

what if?

normandy fountain – change over time

what if?


what if?


mainomedes – existing

what if?

mainomedes – new paseo

North Beach Master Plan 2016

Implementation Options

“Make It Happen” a consistent comment

Implementation typically a mix of regulations, incentives, and catalyst projects

North Beach needs advocacy and services to succeed

Possible options include CRA, BID

BID most technically feasible


Implementation Options: BID

Majority of property owner’s agree to a modest additional property tax

Funds administered directly by BID representatives within the BID area

Services include security, sanitation, promotion, marketing, special events

Process requires property owners to be financially able and willing, North Beach may not be there yet


Implementation Options: BID

A number of local examples

Many ways to structure districts, do not have to be exclusively commercial

Property owners must be financially able and willing, North Beach may not be there yet

protect & enhance neighborhoods

Protect & enhance neighborhoods (12 of 18 tables)

big ideas

existing condition

entrance to Normandy Isle


public improvements: bus lanes & streetscape improvements


private investment: intercept parking garage, Bay Walk

different perspectives on the RM-1

preservationists say…

• preserve the buildings. make local districts of the national register districts

• human-scale and walkability characterize life in the RM-1

• historic preservation = economic development (like in SoBe)

different perspectives on the RM-1

developers say…

• allow 2 story buildings to become 12 (esp. on the water)

• the neighborhoods have higher poverty & crime rates than the rest of the city

• it’s affordable housing but is it fair that so much of the island’s affordable housing is in NoBe?

RM-1

preservationists see

RM-1


RM-1


RM-1


RM-1

developers see

RM-1

developers see

RM-1

developers see

RM-1

developers see

RM-1

developers see

for discussion…

• more tools are necessary to preservehistoric structures

• more tools are necessary for developers to improve upon

• the plan recommends investigating - Local Historic Districts- Transferable Development Rights (TDR) - Neighborhood Conservation Districts - Streamlined development approvals- More logical regulations

sending areas receiving areasNational Historic Districts Town Center

transferable development rights

63rd

88th

71st

historic districts

national historic districts

Normandy Isles National Historic District

North Shore National Historic District

national historic districts



Does not protect structures

local historic districts



Protects structures

a mix of solutions



a mix of solutions

national register districts

localhistoricdistricts

conservation districts

tdrstdrs

Town Center

conservation districts protect

• scale• character• lot sizes• block sizes• rights-of-way• emphasis on contributing structures

without all the regulations of a local historic district

FLORIDA CITIES & COUNTIES WITH TDRs ORDINANCE

TDR = Transfer of Development Rights

TDR’s is a tool used to preserve sensitive areas such as historic buildings, by redirecting development potential to more suitable areas.TDR’S are transferred from a sender to a receiver

Alachua CountyBay CountyBay Harbor IslandsBrevard CountyClearwaterCoral GablesCrystal RiverDelray BeachFort l LauderdaleFort Myers

Highlands CountyHillsborough CountyHollywoodIndian River CountyLake CountyMiamiMonroe CountyOkeechobee CountyOrange CountyOsceola County

Polk CountySarasota CountySt. Lucie CountySt. PetersburgSunny Isles BeachTarpon SpringsWest Palm Beach

Subtitle – Title Case Arial 20 pt

square-format pictureSENDER: LA PALMA RESTAURANT RECEIVER: ALHAMBRA TOWER

SENDER: MULTIPLE SMALL SITES RECEIVER: 2020 SALZEDO , (Coral Gables)

SAMPLES OF PROJECTS DEVELOPED USING TDRs

ADAPTABILITY & ADDITIONS to HISTORICAL BUILDINGS – MIAMI BEACH

2911 INDIAN CREEK

GOLDEN SANDS HOTEL

embrace MiMo


Embrace and Capitalize on MiMo

Mid‐century modern design is hugely popular

The coining of the term MiMo helped build the movement

North Beach has one of the largest collections of MiMo structures in the world


Embrace and Capitalize on MiMo Pushback against MiMo , not

significant or worthy of preservation – same thing happened in early days of Art Deco preservation

Different opinions about the value of architectural styles

MiMo has been objectively and popularly validated and should be cherished and capitalized on


Embrace and Capitalize on Mimo MiMo is a valuable community brand ‐

other cities with far more modest MiMo assets doing more to capitalize on them

Preservation efforts with adaptive reuse provisions should continue

MiMo should be celebrated in events, marketing, tours, graphics ‐ North Beach MiMo Design Center


Redevelopment Strategy: Working Within the System

Input: Needed redevelopment won’t happen without expanded zoning/development rights

A number of projects have been approved or developed within current zoning and design regulations



Innovation and persistence can yield a good design that also makes financial sense



Developer conferences can share lessons learned in project design and approval process

parking, parking, parking

Overview

Parking

• Existing Parking Inventory

– Off-Street Parking

– On-Street Parking

– Available Parking Spaces

• Parking Utilization

– Peak Hour Inventory

• Weekday & Weekend– Available-vs-Occupied

– Occupancy Rate

Areas of Study – Town Center

Town Center

Less than 250 Spaces

250 - 1,000 Spaces

1,000 – 2,000 Spaces

More than 2,000 Spaces

Areas of Study - North Shore

North Shore


250 - 1,000 Spaces

1,000 – 2,000 Spaces


Areas of Study - Biscayne Beach

Biscayne Beach


250 - 1,000 Spaces

1,000 – 2,000 Spaces


120

Areas of Study - Normandy Shores & Normandy Isle

Normandy Shores

Normandy Isle


250 - 1,000 Spaces

1,000 – 2,000 Spaces


potential parking opportunities

63rd

88th

71st

build to last

big ideas

Build to last (6 of 18 tables)

analysis maps

Sea Level Rise – 1 feet

analysis maps


analysis maps


analysis maps


analysis maps


analysis maps


resilience

Storm Water Storm SurgeSea Level Rise

Different areas, different challenges

resilience



building more resiliently

Existing conditions

The sea is rising, between 9” and 4’ by 2050

sea rising up 9” to 4’


Seawalls raised 2.5’, freeboard (floor) up 3’, base flood elevation (ground) up 1’

seawallup 2.5’

base flood elevation

up 1’

freeboardup 3’



Seawalls raised 2.5’, freeboard (floor) up 3’, base flood elevation (ground) up 1’

seawallup 2.5’

base flood elevation

up 1’

freeboardup 3’



sea level rise

The island is rising one building, one wall, at a time

what about the historic buildings?

won’t we need to tear a lot of buildings

down, in this new age of climate change?

not necessarily…

for investigation…

After the facadectomy, can we raise the façade? Our 1st conversations suggest we can





but a local historic district needs to

happen first

what about insurance costs?

Data from FEMA

flood insurance costs

4’ below BFE = $790 a month

At BFE = $120 a month

3’ above BFE = $35 a month

Full-risk, unsubsidized rates

Currently flood insurance rates for pre-FIRM homes are subsidized.

However, legislation has been passed (BW-12) that will increase flood insurance rates causing

significant increases.

resilience



stormwater

Raised streets, bigger pipes, more pumps, water storage, backflow preventers

resilience



Hurricaneshurricanes

beach barriers

1St Street: SoBe Beach replenishment: $64m, 10 miles, 1976–1981 (500’)

5St Street: SoBe Beach replenishment: $64m, 10 miles, 1976–1981 (500’)

beach barriers

41st Street: Beach narrows

beach barriers

South Beach North Beach

beach barriers

we may need a bigger beach

we’ll need more offshore reefs

Miami-Dade County Artificial Reef Program


dike/dunes

existing

the challenge: sea-level rise

the plan:adaptation

raised sea wallshigher

enhanced reefs

storm surge


better utilize public land

big ideas

Better utilize public land (14 of 18 tables)

big ideas

Better utilize public land (14 of 18 tables)

west lots potential uses

Skatepark (pumptrack)

Boutique hotels

Parking garage

Commercial uses w/ storefronts

Fitness complex

50m competition pool

Urgent care services complex

Restaurants & cafes

Education (tied to university)

Preserve log cabin

Hold for future use

House of refuge

Grocery store

Ocean Rescue

West LotsExisting Conditions

• 8 blocks of City-owned property across Collins from North Shore Park

• 3 surface parking lots

North Sho

re Park

West LotsScenario 1: Improve Existing8 blocks public

• 8 blocks of City-owned property across Collins from North Shore Park

• 3 surface parking lots & multiple greenspaces turned to greens

North Sho

re Park

West LotsScenario 2: Residential1 blocks public, 7 block public-private

• Multi-story residential units• DPZ Plan

Residential

Residential

Residential

Residential

Residential

Residential

Residential

All-Wheels Park, Community Gardens

West LotsScenario 3: Mix of Uses 4 blocks public, 4 blocks public-private

• 87 to 86: Hotel (7 stories)

• 85 to 86: Residential (7 stories)

• 84 to 85: Public Parking, Cafes & Retail (3 stories)



• 81 to 82: Civic, Community Gardens, Log Cabin, All-Wheels Park Center (1 story)

• 80 to 81: Civic, Teen Center (4 stories)


Hotel

Residential

Parking Garage

Residential

Residential

Education or Teen Center

Parking Garage

All-Wheels Park, Community Gardens

West LotsHotel

Parking Garage

Competition Pool

Wheels ParkTeen Center

Parking Garage

Parking Garage

Education Building (?)

Scenario 4: Mix of Uses 6 blocks public, 2 blocks public-private

• 87 to 86: Hotel (7 stories)


• 84 to 85: Civic, 50 Meter Competition Pool (2 stories)

• 83 to 84: Civic: All-Wheels Park, Teen Center (4 stories)


• 81 to 82: Civic, Community Gardens, Log Cabin (1 story)


• 79 to 80: Education Building or Urgent Care? (5 stories)

Civic Plaza,Community Gardens

West Lots

Existing Conditions

Log Cabin Parking Lot

Parking Lot

Scenario 1 – Improve Existing

Log Cabin, Community Gardens, & All Wheels Park

Improved Parking Lot

Improved Parking Lot

West Lots

Scenario 2 – Residential (DPZ Plan)


Residential (3 stories)

West Lots

Scenario 3 – Mix of Uses

Parking Garage & Residential (7 stories)





West Lots

Scenario 4 – Mix of Uses

Parking Garage & Residential (7 stories)

50 M Pool (1 story)


CivicResidential (3 stories)


West Lots

provide more mobility options

big ideas

Provide more mobility options (16 of 18 tables)

NoBe recon

Running Riding

one-way to two-way

63rd

88th

71st

one-way to two-way

63rd

88th

71st

questions remain

quick poll

Should we build a more intensive town center (with mid-rise and tall buildings)?

1. Yes2. No

Yes No

26%

74%

Next Question

Should we use a Transfer of Development Rights program, tied to Historic Preservation,

to build the town center?

1. Yes2. No

Yes No

24%

76%

Next Question

Should the National Historic Districts in North Beach become Local Register Historic

Districts in their entirety?

1. Yes2. No

Yes No

34%

66%

Next Question

Should only portions of the National Historic Districts in North Beach become Local Register Historic

Districts?

1. Yes2. No

Yes No

32%

68%

Next Question

Should the 1 way north (Collins Avenue) and 1 way south (Harding Avenue) corridors both

become 2 way streets?

1. Yes2. No

Yes No

41%

59%

Next Question

Would you be willing to concede higher density (more than 4 stories) in the West Lots,

in exchange for public parking garages, mixed-use residential & commercial uses & civic uses like an

All-Wheels Park?

1. Yes2. No

Yes No

51%49%

Next Question

What is your top priority for the future of North Beach?

1. Build A More Complete Town Center Along 71stStreet

2. Provide More Parking in Neighborhoods

3. Increase Transit Options4. Build with Resiliency

(build new streets & public spaces)

5. Convert 1‐ways to 2‐ways (Collins & Harding)

6. Create Local Historic Districts

Build

A Mo

re Co

mplet

e Tow

...

Provid

e Mor

e Park

ing in

Ne...

Increa

se Tra

nsit O

ption

s

Build

with

Resili

ency

(build

...

Conv

ert 1‐

ways

to 2‐

ways

(Co...

Create

Local

Histo

ric Di

strict

s

43%

10%

16%

1%

19%

10%

Last Question

Is the plan generally headed in the right direction?

1. Yes2. Probably Yes3. Can’t Tell Yet4. No

Yes

Proba

bly Ye

s

Can’t

Tell Y

et No

42%

3%

27%28%

Street Plans Collaborative | transportationJSK Architectural Group | historic preservation

Goodkin Consulting | economicsChen, Moore & Associates | civil engineering

ARCADIS Engineering | resilience





plannobe.org

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