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| 2302 E. Atlantic Blvd., 2nd Floor Pompano Beach, FL 33062 | 954.695.0754

North Miami Beach Downtown, Biscayne Corridor & Waterfront Mixed-Use Districts

May 22nd, 2017

Agency

North Miami Beach Community Redevelopment Agency

Services Provided

Urban Design & Planning
Ongoing Urban Design Review
Economic Development Implementation Plan
Retail Market Assessment
Demand Analysis
Public-Private Partnerships
CRA Administration
CRA Incentives

Performance Period

2012-Present

North Miami Beach Downtown, Biscayne Corridor & Waterfront Mixed Use Districts

Issue

North Miami Beach was languishing and being strangled by traffic while neighboring cities, such as Sunny Isles and Aventura, experienced unprecedented growth and economic development. Development was stifled by low height and density, even in areas where transit oriented development was desired. Development pressure for more height and density resulted in endless debates and horse trading in commission meetings. Projects that were coming forward were dense yet auto-oriented and did not enhance the character of the city with its well established street, park, and waterway system. The result was more development with no real plan for growth and no control of its remaining valuable assets, such as the Intracoastal waterway parcels. The city was in need of a strategy for encouraging redevelopment while laying out the expected public benefits, providing residents with a comfort level that quality of life would be enhanced. Following leadership changes on the City Council, which in turn led to changes in the city’s administrative leadership, the city embarked on an aggressive program of redevelopment, revitalization, and tax base enhancement. This included RMA’s development of an economic development implementation plan, which began with efforts to change the city’s reputation in the real estate industry and to ensure that city regulations matched market conditions and market potential. RMA assisted the city in the Land Use and Zoning amendment for seven mixed-use districts in the City to include the Downtown area, Biscayne Boulevard Corridor and Waterfront Districts.

Strategy

RMA worked with the city to begin a campaign to “spread the word” about the new opportunities in North Miami Beach, and especially the new attitude toward private sector investment. This began with an analysis of the market demand and potential, a review of development financial feasibility, and the development and implementation of tax increment incentives for new investment Subsequently, the urban design team developed a vision plan for the future growth based on the market study. The vision plan became the base for the proposed land use policies and objectives and zoning map and text amendments.

The planning team conducted a buildout analysis to determine the existing entitlements under the current regulations and the future entitlements under the proposed regulations. Additionally, RMA conducted a concurrency analysis based on the projected entitlements to address infrastructure improvements needed as well as potential impact fees generated for parks and police services. The CRA Tax Increment Recapture Incentive Program was revamped to establish clear and stricter guidelines for giving rebates. Before RMA revamped the program, the CRA gave up to 75% tax rebate for any projects that came in regardless of what they developed in the CRA.

Outcome

The amendments were unanimously approved in March 2015. In less than one year of adopting the regulations, the city received nearly ten applications for site plan approval. Two major development sites that were considered to be a hindrance to redevelopment, a large adult entertainment venue in the waterfront district and a commercial property near the future rail station, were sold for a combined $30 million, making way for mixed use developments. Over $280
million in real estate transactions took place in the target area in the first 18 months, with approval of over 1,000 residential units, 200 hotel rooms, and significant commercial development. The quick change in North Miami Beach’s reputation in the private sector, combined with strong, visionary leadership and RMA’s approach, enabled North Miami Beach to lead Miami-Dade County in property taxable value growth from 2015-2016, at a year over year rate of 17%. Additionally, the taxable value of property within the North Miami Beach Redevelopment Area increased by 46% during the same period. This growth was driven by real estate transactions, and additional, even more significant tax base enhancement, will occur as the projects are completed over the next few years.

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Coral Springs Downtown Master Plan

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CRA Update, Feasibility Analysis, Public-Private Partnerships (P3), & Strategic Marketing Plan Creation

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Dania Beach Branding, Marketing and Business Attraction Plan, Public Relations & Special Events

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Davie Public-Private Partnership (P3) Consulting Services

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Downtown Miami Business Incentive Catalog

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Florida League of Cities (FLC) University Summits

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Martin County Countywide CRA Plan Update

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Miami Beach Economic Development Transition

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Mount Dora Commercial Market Study | Grandview Business District

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North Miami Strategic Marketing Plan Creation & Implementation

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Oakland Park Strategic Plan, Business Attraction, Branding & Marketing

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Palm Bay Market Analysis

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Pompano Beach Brand Strategy | Old Town

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Pompano Beach CRA Management

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Pompano Beach Grand Re-Opening Event

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Pompano Beach Master Plan, Land Use Amendment & Zoning Regulations

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Pompano Beach Pier Project

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Pompano Beach Streetscape Design & Construction Management

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The Lofts on West University – Gainesville

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West Palm Beach Economic Development Strategy

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West Palm Beach Palm Coast Plaza

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West Palm Beach Strategy Development, Business Attraction, Marketing & Communications Plan

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West Palm Beach Visioning & Downtown Master Plan

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Alachua Downtown District

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Avenue Lofts Public-Private Partnership

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Cape Coral Bimini Basin

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CRA Update, Feasibility Analysis, Public-Private Partnerships (P3), & Strategic Marketing Plan Creation

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Davie Public-Private Partnership (P3) Consulting Services

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Downtown Miami Business Incentive Catalog

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Florida League of Cities (FLC) University Summits

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Margate City Center

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Martin County Countywide CRA Plan Update

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Miami Beach Economic Development Transition

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Mount Dora Commercial Market Study | Grandview Business District

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North Miami Beach Downtown, Biscayne Corridor & Waterfront Mixed-Use Districts

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Learn more
Palm Bay Photo Credit: D. Ramey Logan

Palm Bay Market Analysis

, , Learn more

Learn more

Pompano Beach Pier Project

, , , Learn more

Learn more

West Palm Beach Economic Development Strategy

, Learn more

Learn more

Cape Coral Bimini Basin

, Learn more

Learn more

CRA Update, Feasibility Analysis, Public-Private Partnerships (P3), & Strategic Marketing Plan Creation

, , Learn more

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Dania Beach Branding, Marketing and Business Attraction Plan, Public Relations & Special Events

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Margate Strategic Planning, Marketing, Branding & Public Relations

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Martin County Countywide CRA Plan Update

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North Miami Beach Downtown, Biscayne Corridor & Waterfront Mixed-Use Districts

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North Miami Strategic Marketing Plan Creation & Implementation

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Oakland Park Strategic Plan, Business Attraction, Branding & Marketing

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Pompano Beach Brand Strategy | Old Town

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Learn more

Pompano Beach Grand Re-Opening Event

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Learn more

West Palm Beach Strategy Development, Business Attraction, Marketing & Communications Plan

, Learn more

Learn more

Coral Springs Downtown Master Plan

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Learn more

Martin County Countywide CRA Plan Update

Learn more

Learn more

North Miami Beach Downtown, Biscayne Corridor & Waterfront Mixed-Use Districts

, , , , Learn more

Learn more

Pompano Beach Master Plan, Land Use Amendment & Zoning Regulations

, , Learn more

Learn more

Pompano Beach Streetscape Design & Construction Management

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Learn more

West Palm Beach Palm Coast Plaza

, Learn more

Learn more

West Palm Beach Visioning & Downtown Master Plan

, , , , Learn more

Learn more

Alachua Downtown District

, , , Learn more

Learn more

Delray Beach CRA Management

, , , , Learn more

Learn more

Downtown Miami Business Incentive Catalog

, , Learn more

Learn more
Fort Lauderdale Photo by D Ramey Logan

Fort Lauderdale CRA Management

, Learn more

Learn more

North Miami Beach Downtown, Biscayne Corridor & Waterfront Mixed-Use Districts

, , , , Learn more

Learn more

Pompano Beach CRA Management

, , , , , Learn more

Learn more

Pompano Beach Old Town Plaza

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Learn more

1350 Main – Sarasota

, Learn more

Learn more

Cape Coral Bimini Basin

, Learn more

Learn more

Davie Public-Private Partnership (P3) Consulting Services

, , Learn more

Learn more

Martin County Countywide CRA Plan Update

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Learn more

Pompano Beach Pier Project

, , , Learn more

Learn more

The Lofts on West University – Gainesville

, Learn more

Learn more