NBNA Statement of Support for Residents’ Right to Know

NBNA enthusiastically endorses Miami Beach United’s Residents’ Right to Know ordinance. This ballot item offers Miami Beach voters an opportunity to promote fair, clear communication between local neighborhoods and the City.

The ordinance pursues these key goals:

clear notice of matters affecting residents’ quality of life targeted for specific areas of the city

timely opportunities for input before, during, or after public hearings as appropriate

procedures that strengthen the ability of neighborhoods to engage in public meetings over time

Thinkstock illustration by evellade.

We are proud every day to witness how much NoBe neighbors care about their communities, and also how challenging it can be to keep up! We encourage you to learn more about these tools for outreach and transparency.

We agree with MBU that the ordinance should address the following issues:

  • Targeted notice: Local impacts should be mapped and grouped by neighborhood or region (south, middle, north). Notices should be complete and accurate.
  • Administrative decisions: Neighborhoods should be alerted to any proposed change related to government-owned land (GU), even if the change of use is not permanent.
  • Development application by private interest: Affected associations should have the right to discuss potential impacts of a project in their local meetings, prior to the first hearing, and to meet with city planning department to express concerns.
  • City processes that do not require hearings: Affected associations should be presented with design and implementation issues and to give periodic opportunities for input and follow-up
  • City-appointed task forces: Committees should be required to include representatives from directly affected residential areas.
  • Right to engage: Representatives of affected associations and residents should have sufficient opportunity to participate at any meeting concerning a targeted quality of life matter, not only in quasi-judicial hearings, and to obtain time certain for public hearings.    
  • Enforcement: In case of a violation, besides options to defer or reconsider the matter at issue, there needs to be a right to address city failures in meeting the requirements of Right to Know.
  • Amendment: There should be 6/7 vote required to dilute the ordinance, but ordinary majority (4/7) required to strengthen it (neighborhood association resolutions determine if a change would dilute or strengthen).   

 

NBNA Scorecard on April 6th North Beach Committee Meeting

Balance of Master Plan Tipping Toward Increased Height & FAR in North Beach & Away from Affordable Housing Options & Preservation in Town Center

What can we say except OMG! And ugh.

If you haven’t heard the latest, Mayor Levine reconvened the North Beach Committee to take a look at the Master Plan recommendations—you know, the thing we spent all that money and time on building consensus around last year—and forward suggestions for Commission review and vote.

A motion passed to expand Town Center, which would mean a larger area with increased height to 12 stories, and another to increase FAR (density) within the expanded area.

Although these suggestions were part of the Master Plan, they were balanced alongside support for local historic districts (we lost the Tatum Waterway), a commitment to bolstering affordable housing options and adherence to the detailed guidelines in the plan (which are currently being debated) for the proposed North Beach conservation districts.

Take a look at our scorecard below for more about the recent actions of this North Beach Committee to see what these seven “representatives” are up to:

Scorecard from April 6th
North Beach Committee Meeting

Wait a minute…  Didn’t we all agree as a community, along with the professionals and experts at Dover & Kohl, to a limited height increase in Town Center as long as the proposed local historic were adopted as proposed (we lost Tatum Waterway… so far) and affordable housing options were integrated?  And didn’t we also agree—again with the professionals—that a FAR increase should be balanced against these protections for the character and diversity of our neighborhoods?

Oh, FYI, the Committee also vetoed the concept of inclusionary zoning in Town Center, which would have required developers to include mixed-income units and encouraged a variety of affordable options (like micro units) for residents.

One positive recommendation was the unanimous support of a historic preservation fund that would provide grants to property owners to help restore or adapt MiMo structures.  Sadly, however, a motion to support finding options for how best to preserve historic structures on 71st failed. This would mean the possible loss of the iconic parabolic arch (NBNA’s trademark!) on 71st.

Folks, it’s time to reach out and show up. Why are parts of the Master Plan getting implemented while others are intentionally undermined and denied? Many in the community consented to concessions they would not have otherwise agreed – because they were promised something in return. Wasn’t that the foundational compromise of the plan? The North Beach Committee needs to hear from us. The Commission and Mayor needs to hear from you (current and running). Let’s begin a dialogue regarding what are sure to be hotly contested issues. See easy to cut and paste email lists below.

Join residents on Thursday, April 27th from 8:00AM to 11:00AM at the Normandy Golf Club when the North Beach Committee will propose changes to the Conservation District ordinance.

Given the motions thus far, we fear these recommendations will not favor clearly expressed resident concerns regarding parking, space between buildings, height and the maintenance of the character and scale of our neighborhood.

If we don’t begin to ask questions and voice our vision, we are allowing 7 handpicked residents to determine the future of North Beach even though hundreds of residents and stakeholders worked side-by-side with Dover & Kohl to hammer out a balanced, compromised vision of the North Beach of the future.

Current North Beach Committee Members Contacts

Margueritte Ramos, Nancy Liebman, Betsy Perez, Brad Bonessi, Daniel Veitia, Carolina Jones & Kirk Paskal

rperez4bullseye@aol.com;carolina@twincribz.com;daniel@urbanresource.com;margmiami@gmail.com;Nanlieb@aol.com;brad.bonessi@gmail.com;KPaskal@gmail.com

Current Mayor & Commission Contacts

Philip Levine, Mickey Steinberg, Joy Malakoff, Michael Greico, John Aleman, Ricky Arriola, Kristen Gonzalez

johnaleman@miamibeachfl.gov;joymalakoff@miamibeachfl.gov;kristenrosengonzalez@miamibeachfl.gov;michaelgrieco@miamibeachfl.gov;micky@miamibeachfl.gov;rickyarriola@miamibeachfl.gov;philiplevine@miamibeachfl.gov

Commission & MayorAL candidates Contacts

Dan Gelber, Michael Grieco, Micky Steinberg, Daniel Kahn, Mickey Steinberg, Zachary Eisner, Robert Lansburgh, Joshua Levy, Rafael Velasquez, Michael Gongora, Adrian Gonzalez, Cindy Mattson

dan@dangelber.com;michael@griecolaw.com;danny@kahnceptgroup.com; micky@palmprop.com;zackelaw@gmail.com;rclmgt@gmail.com;jlevypglaw@gmail.com;rv@rafaformiamibeach.com;Michael@michaelgongora.com;agmb305@gmail.com;cmattson@eeoconsultants.com

Preserve historic districts to protect North Beach’s future.

Our long, hard fight to achieve local designation for North Beach’s historic districts is almost over, but we need you to make another stand.

On December 5 at 3:00, the City Commission is holding a “special meeting” designed to undermine these districts—and the years of collaborative work they represent.

Against the recommendations of the Master Plan, City Planning has suggested eliminating South Shore Drive and the Tatum Waterway from local designation, cutting large chunks out of our National Registry Districts. The Historic Preservation Board reviewed their arguments and rejected these cuts.

Now, Commissioner Aleman, apparently under pressure from outside development interests, has called for a “special meeting” to discuss the boundaries of the local districts. Their arguments focus on sea level rise, but of course that’s not the whole story.

Without preservation of the waterfront, developers would be able to amass plots to build oversized developments in the middle of our historic neighborhoods.

After this meeting, the Commission will decide whether to support the local designation as put forth by HPB and the Master Plan or suggest reduced boundaries.

We know, it feels like we’ve all been working on this for ages… and this is our big moment. Sea level rise cannot be used as a reason to reject local preservation.  What will happen to the already designated areas throughout Miami Beach if this argument wins?

North Beach demands that the Mayor and City Commission stand by their word—and respect the (expensive) expertise of Dover, Kohl & Partners—by confirming designation of our local historic districts as defined by the Master Plan.

We’ve provided some background and talking points below.  Please come out on Monday, December 5 at 3:00 at City Hall (1700 Convention Center Drive, 3rd Floor). Whether you can attend or not, please call and email your Mayor and City Commissioners to make sure they hear from as many of us as possible.  All info for contact below image.

The Mayor and Commissioners are on record in support of the Master Plan and local designations. Now they need to stand by that promise—and we need you to hold them to it.

The Background

  • In 2014, the Historic Preservation Board voted unanimously in favor of local designation. The Commission blocked this, deferring the decision until the Master Plan.
  • The North Beach Master Plan was crafted based on a full year of community engagement and expert evaluation. It calls for local designation of these districts as well as conservation of surrounding areas, with unanimous support by the Steering Committee.
  • In July, the promise of local designation was used to support a height increase in TC-1, the area along 71st street from the Normandy fountain to the beach.
  • In August, the Mayor and Commission unanimously approved the Master Plan and stated (on video) their intention to support local designation.
  • In September, the Historic Preservation Board voted unanimously in favor of local designation as laid out in the Master Plan.
  • Now, in December, the boundaries of the districts are being challenged under the pretense of concern over sea-level rise.

The Talking Points

Respect the Balance of the Master Plan

  • The Master Plan was a genuine consensus among residents and stakeholders regarding where to develop and what to preserve. It’s a good-faith compromise, and local designation is a central feature in that balance to counter height increases that are already being pushed through based on the promise of local designation.
  • The Master Planners dealt extensively with sea-level rise, and they recommended local designation of these entire districts. The plan’s balance of development and preservation are in accordance with FEMA recommendations: Massing should happen in higher areas, like Town Center. Vulnerable areas should have lower density and less new development, not more.

Sea Level Rise: Adapt and Preserve

  • SLR cannot be used to invalidate all local preservation designations. Climate change adaptation is complex and multifaceted. It requires many complementary strategies that are not incompatible with preservation.
  • Yes, areas of our waterfront will need higher and/or stronger sea walls and drainage. But the structures in those areas are reinforced concrete, which is sturdy. Many, if not most, have crawl spaces and there are numerous remedies in practice which can be applied to adapt many or all of the significant architectural components that contribute to the historic allure and authenticity of our National Register districts. What’s needed now are design guidelines that account for the realities of local preservation given the need to adapt for resilience.
  • Again, the Master Plan considered this: FEMA recommends lower density and less new development in vulnerable areas, not more. Massing should happen in higher areas, like Town Center.

Respect North Beach’s Historical Value

  • North Beach has been distinguished by its two National Register District nominations. These districts are unlike any other – with their rich, extensive and cohesive concentration of Mid Century Modernist tropical architecture that is representative of the exuberant postwar golden age of American innovation in one of the nation’s most sublime resort cities.
  • Local designation would give the Historic Preservation Board the authority to ensure that the quality and integrity of these neighborhoods are respected. Without local designation, they’re likely to be demolished and incompatibly overdeveloped under the Design Review Board.
  • North Beach has waited long enough to share in the cultural legacy and economic boom that has made Miami Beach (and the MiMo Biscayne district for that matter) a thriving global destination and an internationally renowned brand by virtue of its preservation efforts. Lack of local designation would threaten the genuine character that comprises the allure and economic viability of our beautiful historic neighborhood.
  • What makes North Beach any less worthy of local historic designation than Flamingo Park, the Art Deco district, MiMo Biscayne, Coral Gables, Savannah, Charleston, St. Augustine, Key West, etc. where adaptation and resilience are no less pressing?

The Big Finale

This is a momentous time for North Beach. The community has talked and listened and compromised and come up with a balanced plan for our future. We can’t lose this opportunity. This last-ditch fear mongering seems like a calculated attempt to undermining the thoughtful outreach, widespread neighborhood engagement, care, advisement and compromise that has gone into developing the Master Plan—and a convenient justification to thwart the interests of the community and subvert this balanced plan in favor of incompatible development.

The Mayor and Commissioners are on record in support of the Master Plan and local designations. Now they need to stand by that promise — and we need you to hold them to it.

Actions (in order of effectiveness)

Come: City Hall Commission Chambers, December 5 at 3:00

Call

  • Mayor Philip Levine: 305.673.7035
  • Commissioner Micky Steinberg: 305.673.7103
  • Commissioner Michael Greico: 305.673.7104
  • Commissioner Joy Malakoff: 305.673.7106
  • Commissioner Kristen Rosen Gonzalez: 305.673.7030 Ext 6854
  • Commissioner Ricky Arriola: 305.673.7030 Ext 6274
  • Commissioner John Aleman: 305.673.7102

Write: philiplevine@miamibeachfl.gov; johnaleman@miamibeachfl.gov; micky@miamibeachfl.gov; michaelgrieco@miamibeachfl.gov; kristenrosengonzalez@miamibeachfl.gov; rickyarriola@miamibeachfl.gov; joymalakoff@miamibeachfl.gov

Share: Forward this information. Circulate posts on Facebook. Get the word out.

High-Stakes City Agenda Items for North Beach, June 8

Reassuring news that should come as no surprise: our collective voices are being heard—and making a difference. We have learned over the past few months how the Commission, Mayor and City take what residents say seriously. You matter.

Please take the time to attend, email, and/or call the Mayor and Commission regarding the items coming up at this week’s Commission meeting—Wednesday, June 8th starting at 8:30AM at City Hall. Click here to access agenda.

Two items—the demolition moratorium ordinance affecting  the historic districts of North Beach and the 2nd public reading of the Ocean Terrace ordinance—have specified discussion times, which makes speaking in support much easier.

A vocal presence sends the most powerful message. But if you can’t come, write and call!

Here’s a rundown of the items important to North Beachers. (In a hurry? Note our suggested request in blue text included with each item.)

Support the temporary Demolition Moratorium for North Beach

ITEM R5G @ 10:30AM, co-sponsored by Commissioners Ricky Arriola and Joy Malakoff, proposes a temporary moratorium on demolitions of contributing historic structures within the North Shore National Register and the Normandy Isles National Register Districts until the in-progress Master Plan by Dover, Kohl and Partners is completed and implemented by the Commission.

We’re seeing strong resistance for this item from members of North Beach Now, including the Chair of the Master Plan Steering Committee. Their position is incomprehensible: Why would they not want to protect the integrity of the Master Plan as well as these local resources?

Whatever their motives, such maneuvers seem to confirm the importance of this protection. Although those who oppose a moratorium state it will slow down development in North Beach, this ordinance will last only 180 days and simply ensure future development is framed by the Master Plan that residents have invested $400,000 to create. Tell the Commissioners and Mayor you value North Beach’s historic buildings and support the demolition moratorium.

Request Revisions that Tighten the Ocean Terrace Ordinance to Prevent a *Third* Tower on 73rd-74th Block

The language of the current ordinance (ITEM R5H @ 5:01PM) would permit yet another tower on the south end of Ocean Terrace. This could be easily prevented by adjusting the aggregation requirements on Ocean Terrace. Whatever your feelings about the current OT plan, it’s important to consider the broader context. Please encourage city officials to call for a revision of the ordinance to include language that limits aggregation on 73rd and 74th blocks to prevent an additional tower.

Request Ocean Terrace Covenant to Secure Project Details

Also worthy of mention within ITEM R5H @ 5:01PM: Many of the most popular elements in the presented plans for Ocean Terrace—street-level activation with cafes and hospitality outlets, retention of hotel use, and preservation of MiMo facades—are not fully addressed within the ordinance.

The developer, as well as city officials, have repeatedly expressed a willingness to include these elements in a binding covenant that would be attached to the deed of the properties so that any future owners are legally obligated to uphold. Please encourage city officials to remain firm on these requests and require covenants that solidify our interest in the activation of shops and restaurants on Ocean Terrace; retention of MiMo facades; and ongoing operation of the Broadmoor/Days Inn and Alcan/Ocean Surf hotels.

Support Residents’ Rights to Know City Charter Amendment

ITEM R9P, put forward by Miami Beach United, is designed to ensure greater transparency on matters that potentially affect residents’ quality of life. Given the rapid pace (and risks) of development and zoning changes in our neighborhoods, this item is an important opportunity to ensure fair, clear, and inclusive procedures for decision-making. (See attached document for details.) Please encourage the Commission to seriously consider this item for the Miami Beach Ballot this November.  Also email any suggestions and feedback to Mark Needle at mdneedle@hotmail.com.

Support Skate Park Proposal and Discuss Location Considerations

ITEM R9L is an exciting proposal to bring a long-awaited skate/pump park to North Beach. During a recent meeting, the emphasis seemed to be on building in North Shore Open Space Park, due, in part, to the lengthy timeframe to building it in the West Lots given funding has already been secured. We’ve heard widespread support for this park, as well as certain key questions:

  • Wouldn’t the West Lots be the best location for this active community space? This seemed to be the consensus during the Master Plan Charrette, as shown in the work-in-progress draft presented by Dover, Kohl. One concern seems to be the timeline, but like NSOSP, the City controls and should be able to manage this land efficiently.  If this portion of the West Lots could be developed quickly, would that change the location conversation?
  • If it goes into NSOSP, how will the City evaluate and minimize environmental impact? Good design will be essential for effective stewardship of this rare, treasured green space.

Ask the Commission and Mayor to consider input from the Charrettes and MP, as well as the community meeting last week to present realistic location options and timelines for our valued pump park.

Your emails and calls truly do make a difference—and your vocal presence at meetings is even more valuable. However you can, please be sure to make your wishes known to your city officials.

Many thanks, as always, for your commitment and care for North Beach!

The Commissioners and Mayor can be reached as follows:

  • Mayor Philip Levine: philiplevine@miamibeachfl.gov Ph: 305.673.7035
  • Commissioner Micky Steinberg: micky@miamibeachfl.gov Ph: 305.673.7103
  • Commissioner Michael Grieco: michaelgrieco@miamibeachfl.gov Ph: 305.673.7104
  • Commissioner Joy Malakoff: joymalakoff@miamibeachfl.gov Ph: 305.673.7106
  • Commissioner Kristen Rosen Gonzalez: kristenrosengonzalez@miamibeachfl.gov Ph: 305.673.7030 Ext 6854
  • Commissioner Ricky Arriola: rickyarriola@miamibeachfl.gov Ph: 305.673.7030 Ext 6274
  • Commissioner John Aleman: johnaleman@miamibeachfl.gov Ph: 305.673.7102

Here is a handy email list to copy and paste:

philiplevine@miamibeachfl.gov, micky@miamibeachfl.gov, michaelgrieco@miamibeachfl.gov, joymalakoff@miamibeachfl.gov, kristenrosengonzalez@miamibeachfl.gov, rickyarriola@miamibeachfl.gov, johnaleman@miamibeachfl.gov

Preserve Our History, Protect Our Future

This is an all-hands-on-deck moment. North Beach is at a critical crossroads, and the future of historic preservation — our strongest safeguard against out-of-place overdevelopment — depends on you.

We have two big opportunities in the coming weeks to protect North Beach’s heritage and character, and we need your help to make the most of them.

Master Plan Meeting on Preservation on Monday, May 23rd @ 6:30PM: Attend and Speak Up

Dover, Kohl & Partners are holding a public workshop about local historic designation options at the North Shore Youth Center next Monday, May 23 at 6:30pm. We need you and your friends, family, and neighbors there. Without historic designation, North Beach will remain powerless to protect our local character and scale against demolition and unsuitable development.

Demolition Moratorium in North Beach: Attend Meeting on Wednesday, June 8 and/or Write Commissioners

Commissioners Ricky Arriola (Sponsor) and Joy Malakoff (Co-Sponsor) have proposed a temporary moratorium on demolitions of contributing historic structures within the North Shore National Register and the Normandy Isles National Register Districts until the in-progress Master Plan by Dover, Kohl and Partners is completed and implemented by the Commission. Please contact the Commission (info below) and/or come to the meeting at City Hall on Wednesday, June 8 (time TBD) to show your support. This evening meeting starts with awards at 5PM.  The demolition item should be up for discussion between 6 and 7PM.

There will be intense, profit-driven pressure against both the moratorium and local historic designation, so your voices are absolutely essential. Too often, these conversations are being dominated by calls for relentless development (often via demolition), without enough emphasis on protection of our local character.

Facebook likes and shares can help spread the word, but they can’t substitute for a powerful, live presence at these events. If you want a balanced plan for North Beach’s future, it’s time to show up and show it.

Based on your input, NBNA placed historic districts at the top of our priority list for the Master Plan back in January:

Priority #1 Historic Designation: North Beach deserves local historic designation of our National Register Districts.

North Beach is already recognized by the National Registry for its cohesive, irreplaceable concentration of mid-century modern tropical architecture–and yet our historic neighborhoods remain nearly completely unprotected locally. Local Historic District designation should be the foundation of the Master Plan. (In fact, this designation was unanimously passed by the Historic Preservation Board in 2014 but delayed by city officials until it could be integrated within this planning process.) With development pressure and aggregation of parcels within our RM-1 districts at an all-time high, historic designation offers the best protections to ensure the compatibility of new development within these areas. North Beach deserves the same local designation that has helped preserve the integrity of South Beach without sacrificing suitable development.

This is the community’s only chance to protect not just our historic structures, but the scale and charm and style that make North Beach special. Don’t let it slip past us.

Mayor & Commission

  • Mayor Philip Levine: philiplevine@miamibeachfl.gov Ph: 305.673.7035
  • Commissioner Micky Steinberg: micky@miamibeachfl.gov Ph: 305.673.7103
  • Commissioner Michael Grieco: michaelgrieco@miamibeachfl.gov Ph: 305.673.7104
  • Commissioner Joy Malakoff: joymalakoff@miamibeachfl.gov Ph: 305.673.7106
  • Commissioner Kristen Rosen Gonzalez: kristenrosengonzalez@miamibeachfl.gov Ph: 305.673.7030 Ext 6854
  • Commissioner Ricky Arriola: rickyarriola@miamibeachfl.gov Ph: 305.673.7030 Ext 6274
  • Commissioner John Aleman: johnaleman@miamibeachfl.gov Ph: 305.673.7102

Let’s Save Ocean Terrace Again

Dear neighbors,

Many thanks to those of you who have shared your responses to the revised Ocean Terrace Overlay and Claro Development’s plan for developing that area. As always, it is a pleasure to see such passionate community investment in the issues that affect us all.

We’ve learned how much you like certain aspects of what Sandor Scher has shared, particularly the proposed preservation of existing facades and street-level activation of Ocean Terrace.  At the same time, we’ve heard your serious concerns about the scale and uncertainty of this vision. The common thread throughout has been the fact that the language of the current OT Overlay ordinance is not strong and clear enough to safeguard the future of this landmark area.

Based on these conversations, North Beach neighbors want to unite behind the following priorities: discover a way to moderate the height increase that was rejected by voters because it was incompatible for the area and pursue binding revisions to the ordinance as well as covenants to guarantee the interests and needs of the community are served.

Below, we’ve outlined an overview of each priority and possible talking points based on your input; we’ve also attached a sample letter to inspire your own.  All of us have our own priorities, and NBNA’s goal is to empower each of us to stand up—with different perspectives united in a shared vision. So please take this opportunity to make your voice heard through emails and calls to Commissioners and through social media to get others involved.

Most importantly, please write and call our Commissioners and Mayor as soon as possible.  It is crucial that as many of us as possible attend the first reading of the OT Overlay Ordinance on May 11th.   In addition, consider asking the City to hold a public meeting in North Beach to generate constructive dialogue among a wide range of community stakeholders.

Information will follow regarding when and where to be on May 11th. In the meantime, if you want to learn more about any of these points or join in the developing conversation with neighbors, please reach out and follow the FB page. We will do our best to keep the community informed and connected—with your help, as always.

In solidarity,
North Beach Neighbors Alliance

We Want to Tighten the Ordinance and Seek Binding Covenants to Guarantee the Interests and Needs of the Community are Served

Remember, the OT Overlay will apply to this area regardless of owner or developer! Although the circulated ideas may be appealing, the ordinance language does not guarantee that the results will be in line with that vision. North Beach cannot simply trust and hope for the best, as we (and many of our current Commissioners) learned all too well from the Biltmore Terrace demolition in 2014. We need stronger assurances that Ocean Terrace will truly be handled with the care it deserves—and we need it in writing.

We request binding agreements in the following areas:

  • Clarify language regarding “important” contributing structures to give the Historic Preservation Board power to protect the integrity and cohesion of this historic district. The existing contributing MiMo and Art Deco facades on Ocean Terrace and Collins Avenue should all be retained, restored and appropriately incorporated within the new development.
  • Adjust aggregation specifications to prevent possibility that aggregation of Olsen Hotel and two or more additional lots within the 73/74 Street block of Ocean Terrace could result in yet another tower.
  • Ensure that if there is a higher variance for the residential tower, there couldn’t also be a higher variance applied to a hotel.
  • Strengthen the “permitted uses” language, with covenants if necessary, to ensure activation of the street-level of Ocean Terrace with storefronts, boutiques, cafes and other hospitality outlets that will serve the community and visitors.
  • Require that existing hotels will continue to function as such.

We Want to Moderate the Height of the Proposed Tower to Better Fit Ocean Terrace and North Beach

New development should be appropriate for and consistent with North Beach’s scale and style; a high-rise would overwhelm Ocean Terrace and its MiMo character.

There are two central threads to this argument:

  • The proposed increase from 75 to 235 feet—a 313% increase in allowable height!—sets a dangerous precedent for North Beach just as we are pursuing a balanced Master Plan. Dover, Kohl & Partners’ draft presentation did not include plans to upzone Ocean Terrace. Instead, it encourages—with broad local support—focusing height and density in the Town Center. Another out-of-place tower on the beach could have a detrimental impact on the neighborhood’s historic charm. The height, design and massing of what would be allowed in the ordinance needs more thoughtful consideration.
  • Miami Beach voters already rejected the near-identical Ocean Terrace Overlay in the November 2015 election. While this vote was technically on Floor Area Ratio, the debate was also always about size. In fact, that word was specifically included by the Commission for the sake of clarity, and everyday voters would have taken that description in good faith. So when they rejected “the overall size” allowed by the previous Ocean Terrace Overlay, they were rejecting more than just density. The City Commission needs to listen to and act on the wishes of their constituents. If officials ignore community objections, we will bear this in mind in the next election, in terms of both candidates and ballot initiatives.

Other questions to consider:

  • If the developer is granted such significant variances in North Beach, should they offer the community designated funds to contribute to local improvements, such as a MiMo Welcome Center, support for preservation efforts, municipal parking fund, integration of workforce housing, etc.?
  • If the City grants a height variance, will the Commissioners simultaneously place items on the November ballot asking that future height variances go to voters and affording local historic district designation to protect at-risk contributing structures in the North Shore? In this way, moving forward, the community will be assured that the wishes of the North Beach community are respected.

Sample Letter to City Officials

Dear _______________:

As a resident of North Beach, I am writing in regards to the new ordinance for the Ocean Terrace Overlay scheduled to come before the Commission on May 11th. Although I have heard of Claro Development’s most recent vision for the area and like certain aspects [explain what you like here if you have things to say], I am concerned about the lack of binding agreements related to the proposed Ocean Terrace Overlay ordinance.

I ask that you seek greater clarity for the public through a revised ordinance or other binding agreements as well as a moderation to the proposed height to ensure its compatibility with the neighborhood prior to the May 11th commission meeting.

Given our collective hopes for the Master Plan, as well as tensions left over the previous Overlay, it seems wise for the City to hold a public workshop to ensure an interactive, inclusive, and transparent process for all residents. I am sure you want to learn what the community wants.

When I voted against the FAR increase on November’s ballot, I did so because [explain your reasons].

Now, I have concerns about the OT Overlay ordinance because [explain your reasons].

As your constituent, I am asking you to stand up for North Beach by respecting the will of the majority of Miami Beach voters. We have repeatedly demonstrated our dislike of overdevelopment for others’ profit, and we will support Commissioners who share our values of suitably scaled development, historic preservation, and striving to serve the wishes of the community.

I hope you are the City Commissioner that North Beach deserves.

Sincerely,

Your name

Contact Information

  • Mayor Philip Levine: philiplevine@miamibeachfl.gov Ph: 305.673.7035
  • Commissioner Micky Steinberg: micky@miamibeachfl.gov Ph: 305.673.7103
  • Commissioner Michael Grieco: michaelgrieco@miamibeachfl.gov Ph: 305.673.7104
  • Commissioner Joy Malakoff: joymalakoff@miamibeachfl.gov Ph: 305.673.7106
  • Commissioner Kristen Rosen Gonzalez: kristenrosengonzalez@miamibeachfl.gov Ph: 305.673.7030 Ext 6854
  • Commissioner Ricky Arriola: rickyarriola@miamibeachfl.gov Ph: 305.673.7030 Ext 6274
  • Commissioner John Aleman: johnaleman@miamibeachfl.gov Ph: 305.673.7102

Help Protect the Harding Corridor from Incompatible Design

We need your support in asking the Design Review Board (DRB) to defer a ruling on variances requested by the architect and developer for a new hotel on Harding Avenue in North Beach (DRB File No. 23248).

The variances, if granted, would allow a setback reduction and ground-level parking on every side of the building. These variances go squarely against the Master Planner’s recommendations for creating traffic easement and making the neighborhood more walkable.

Moreover, the proposed construction includes the demolition of three structures recognized as historically significant in the North Shore National Register. In addition to the deferment request, NBNA asks the architect to celebrate and protect the historic character of the existing buildings in the new construction.

If you value the Harding Corridor and support the balanced vision we hope to achieve between preservation and development in North Beach, we ask that you take the following steps:

  • Write the Design Review Board expressing your support of a deferment of DRB File No. 23248, 8011-8035 Harding Avenue from the developer, Harding Excalibur LLC to ensure walkability, traffic easement and a compatible design;
  • Write or call the Mayor and City Commission requesting their support of the deferment to keep the Master Planning process on track;
  • Come speak at the April 5th Design Review Board Meeting being held in the Commission Chambers beginning at 8:30AM in City Hall in support of your recommendations.

Make it clear to the DRB, Mayor and Commission that what happens to the Harding Corridor is important to you and to the future of North Beach. We have included a listing of the DRB, Mayor and City Commission members and contact information below, as well as the letter NBNA sent them.

Thank you for your support!

North Beach Neighbors Alliance, PC
Steering Committee
Tom Richerson, Allison Park resident
Kathryn Comer, North Shore resident
Franziska Medina, Park View Island resident
Kirk Paskal, North Shore Historic District/Biscayne Beach resident
Glenda Phipps, Fairway Park/Normandy Isle resident

Design Review Board

  • Carol Housen, Chairperson: carolhousen@gmail.com
  • Katie Phang: kphang@bergersingerman.com
  • Annabel Delgado: annabeldh.drb@gmail.com
  • John Turchin: jturchin@turchinserver.com
  • Elizabeth Camargo: ecamargoDRB@gmail.com
  • Michael Steffens: mike@nevillesteffens.com
  • Deena Bell: deenabellllewellyn@gmail.com

Mayor & Commission

  • Mayor Philip Levine: philiplevine@miamibeachfl.gov Ph: 305.673.7035
  • Commissioner Micky Steinberg: micky@miamibeachfl.gov Ph: 305.673.7103
  • Commissioner Michael Greico: michaelgrieco@miamibeachfl.gov Ph: 305.673.7104
  • Commissioner Joy Malakoff: joymalakoff@miamibeachfl.gov Ph: 305.673.7106
  • Commissioner Kristen Rosen Gonzalez: kristenrosengonzalez@miamibeachfl.gov Ph: 305.673.7030 Ext 6854
  • Commissioner Ricky Arriola: rickyarriola@miamibeachfl.gov Ph: 305.673.7030 Ext 6274
  • Commissioner John Aleman: johnaleman@miamibeachfl.gov Ph: 305.673.7102

Letter Sent to DRB on March 28th, 2016

DRB Chairperson and Committee:

We write to ask that the the Design Review Board defer a ruling on DRB File No. 23248, 8011-8035 Harding Avenue from the developer, Harding Excalibur LLC at your next meeting scheduled on April 5th. We are including the Mayor, Commission and City Planners in our request as the variance request comes at a crucial moment for North Beach.

As you know, North Beach is in the process of developing a Master Plan in collaboration with Dover, Kohl & Partners. The neighborhood participation before, during, and since the Charrette demonstrates the community’s commitment to this process, and the preliminary results are promising. The success of a coherent and broadly supported MP rests on everyone working together to strike the right balance between the preservation of North Beach’s historic character and development of its economic potential. This is particularly true along the Harding Corridor, where these 4 parcels are located. Due to the significance of these properties within the North Beach Master Plan, we ask that you defer this item until that plan is complete.

A Coherent Plan is Imperative

Based on our community’s engagement with the North Beach Master Planners at Dover & Kohl and the collaborative and cohesive vision we are all working toward in advancing North Beach, the variance requests that include ground-level parking along every facade and a setback reduction, would make parking the dominant visual image and set a dangerous precedent that would significantly undermine our collective efforts as a community. Such a move would not only work at odds with the Master Planners’ vision of walkability and improved traffic easement, but it could also sidetrack the attention of a neighborhood that is poised to embrace more innovative city planning. The historic character of the Harding Corridor is an integral component of the balanced vision we hope to achieve through the Master Planning process. Help us stay on course and maintain goodwill.

Safeguarding Historic Areas is Key

The review item and variance request contains three contributing structures recognized as historically significant as part of the North Shore National Register District (see a picture of 8035 Harding below), although the area in question has, to date, no local historic protection. Many community members would like to see the architect incorporate the historic facades, a strategy used consistently throughout the historic districts in South Beach and to great effect in North Beach at the Queen Elizabeth development at 67th and Indian Creek (also pictured below). The Harding Corridor has been recognized nationally and by the local HPB for its concentration of Miami Beach’s classic MiMo style. As Dover, Kohl & Partners noted in their presentations, this historic character should become the calling card of North Beach. We should celebrate and protect the architecture that makes our neighborhood special and appealing to residents, tourists, and investors. New developments should fit seamlessly into the future of Harding as well as its past. For this reason, whether or not local historic protections are in place, design decisions should be compatible with the Master Plan’s vision for this historic area. Help us move forward together.

For these reasons, we urge the members of the Design Review Board to defer the item. Commissioners and City Planners please reach out to the DRB members and the community to express support of this deferment.

For our part, we will continue to work with the residents in North Beach to listen and educate them about the request in the Harding Corridor. We will also reach out to the city planning staff and the architect to express our concerns and reach a more agreeable compromise.

North Beach Neighbors Alliance, PC

NBNA Statement of Shared Priorities for the North Beach Master Plan

Based on conversations with our North Beach community, North Beach Neighbors Alliance (NBNA) has identified the following 7 shared priorities for the Master Plan:

#1 Historic Designation: North Beach deserves local historic designation of our National Register Districts.

North Beach is already recognized by the National Registry for its cohesive, irreplaceable concentration of mid-century modern tropical architecture–and yet our historic neighborhoods remain nearly completely unprotected locally. Local Historic District designation should be the foundation of the Master Plan. (In fact, this designation was unanimously passed by the Historic Preservation Board in 2014 but delayed by city officials until it could be integrated within this planning process.) With development pressure and aggregation of parcels within our RM-1 districts at an all-time high, historic designation offers the best protections to ensure the compatibility of new development within these areas. North Beach deserves the same local designation that has helped preserve the integrity of South Beach without sacrificing suitable development.

#2 Government-Owned Parcels: North Beach’s city-owned properties must serve the good of the local community through recreational and educational uses.

All city-owned property, including but not limited to the West Lots and public parks, should be carefully developed to support the public good and not private interest. The West Lots should be used for some combination of efficient parking, green space, and public resources like an expanded library, skate park, educational/research institution, etc. While many are in favor of light commercial use like cafes and small-scale retail, particularly along the Harding Corridor and around the perimeter of (not within) the West Lots, the vast majority oppose profit-driven development of residences, hotels, or large-scale shopping centers.

#3 Green Space & Open Sky: North Beach’s natural beauty and fragile environment needs respect and protection.

Public parks should never become sites for commercial development, nor should special interests be granted land use rights that would endanger our green spaces. The North Shore Open Space Park and Allison Park, as well as our smaller local parks, should be preserved as scarce, valuable resources for residents’ enjoyment and environmental protection.

#4 Land Use Regulations: North Beach’s existing zoning laws should be consistently enforced, particularly when it comes to height.

While the public has the right to vote on density increases, the City Commission can—as it did on Ocean Terrace—offer height variances that undermine the integrity of the neighborhood. We need the Master Plan to call for height certainty: consistent adherence to the current laws. Despite the claims of some developers (and as proven by South Beach), profitable development does not require massive high-rises. The recent vote against the Ocean Terrace upzoning demonstrates locals’ opposition to over-development; that should be formalized in our Master Plan.

#5 Transportation: Creative expertise should be used to improve circulation of traffic.

Improving traffic in North Beach will not be simple, and it will require a combination of solutions. Some suggestions from neighbors include revision of traffic flow to ease pressure on main arteries; expansion of the North Beach Trolley route to include both north/south and east/west routes; the completion of the bike- and pedestrian-friendly beach path between North and South Beach; the addition of water taxis (or better yet, busses); clearer markings and stronger enforcement of existing bike lanes; and critical analysis of possible connections to proposed monorails and other city and county initiatives.

#6 Parking: Enhanced public parking options are needed for local residents and visitors.

The importance of accessible, affordable public parking options cannot be overemphasized for residents or visitors. Rising population in residential areas coupled with a growth in commercial district use requires more parking spaces. Increased public parking options should be considered with a long-term view of future mass transit hubs.

#7 Neighborhood Character: North Beach wants to promote livability for residents, not become a luxury destination.

What we love most about our neighborhood is its quality of life: family-friendly resources, local businesses, accessible rents, natural beauty, and cultural and economic diversity. We choose to live here—and many choose to visit—based on the charm and character of our low-scale and historical beach town feel. North Beach is not South Beach, and we don’t want to be a luxury destination or haven for absentee investors. Planning should prioritize the local community through support of small businesses and the creation of facilities and public spaces that prioritize year-round livability for a mixed-income resident population.

Other commonly expressed wishes for your consideration:

  • Activation of the Harding Corridor through walkable West Lots, allowances for short-term (‘guesthouse’) rentals within restored existing MiMo structures (with the caveat that 24-hour management remain on site at all times) , and light commercial development.
  • Pedestrian-only Ocean Terrace.
  • Parking structures up to 3 stories.
  • Limiting concessionaires on beach.

The consensus on these issues is reassuring and inspiring. If we all get out there and communicate these messages—clearly, civilly, and consistently—with the Steering Committee and Dover & Kohl, we have a real opportunity to craft a Master Plan that serves all of North Beach.

Let’s make North Beach better by keeping what we love the same.

NBNA Statement on the North Beach Master Plan Steering Committee: Excluding the Majority Undermines the Master Plan

Dear Neighbors-

Happy New Year from North Beach Neighbors Alliance! Looking back on 2015, we are proud and grateful for the many community members whose successful commitment to local advocacy inspired this coalition. We are all looking forward to the North Beach Master Planning process that will kick off 2016 on a positive note.

Unfortunately, we have to report a fundamental problem already. Mayor Levine recently announced his appointments to the Steering Committee that will work closely with Dover, Kohl & Partners on the Master Plan: Margueritte Ramos (Chair), Nancy Liebman, Daniel Veitia, Carolina Jones, and Betsy Perez. Sadly, if perhaps not surprisingly, this committee has been designed to exclude a significant portion of North Beach stakeholders.

While these are valued local voices, they are a highly selective (mis)representation of the North Beach community as a whole. The problem is twofold:

  1. Each of these individuals, with the exception of Ms. Liebman, publicly supported the Ocean Terrace upzoning that was defeated by a significant majority of Miami Beach voters in November. The perspective of such an imbalanced group cannot be considered representative of the city or our community.
  2. All of the North Beach residents on the committee live in exclusive, single-family home districts. This committee includes no representation from the multi-family districts which are the largest and most populous in North Beach and will be most directly affected by the Master Plan.

The Mayor’s appointments send a clear message, intentional or not, about the voters he privileges and those he disregards. This divisive decision was made despite the North Beach Neighbors Alliance’s formal requests for fair representation in letters to the City management team and the Mayor, which never received the courtesy of a response.

This move threatens to undermine the integrity of the entire North Beach Master Plan before the process even begins. Although public input will be invited in the scheduled charrettes hosted by Dover, Kohl & Partners, greater influence will be wielded by the selected Steering Committee. We all know that.

But we also know that this is the decision of one person, made in spite of the clear message sent by the Save Ocean Terrace campaign this past November—and perhaps to spite those who contributed to that effort. Such petty politics should not govern this important process. All of us committed to fair representation and democratic decision-making should reject this attempt to divide the community and advocate for healthy dialogue and consensus building. 

To that end, we encourage the following groups to take specific action:

Master Planning Steering Committee

We ask current members to publicly acknowledge the unbalanced committee roster and request the appointment of resident representatives from the RM-1 and other Multi-Family districts of North Beach who shared the majority’s opposition to the upzoning of Ocean Terrace. This would demonstrate your genuine commitment to the community-oriented nature of an ethical Master Planning process.

Dover, Kohl & Partners

We encourage you to inform yourselves about recent debates over planning in North Beach, including the rejected Ocean Terrace FAR increase and the Biltmore Terrace/Eighty-Seven Park bait-and switch, as well as the City Commission’s September 2014 veto of the Historic Preservation Board’s unanimous decision to designate two small local historic districts within the North Shore and Normandy Isles National Register Districts. This will help you recognize and navigate the underlying tensions in this Master Planning process. With this history in mind, we also ask that you take particular care to consider divergent perspectives within the North Beach community.

Miami Beach City Commissioners  

We ask our city leaders to call for the appointment of resident representatives from the RM-1 and other Multi-Family districts of North Beach who shared the majority’s opposition to the upzoning of Ocean Terrace to the Steering Committee. This is an opportunity to demonstrate your commitment to all the diverse residents you serve by modeling inclusive, transparent governance. Please do not allow political prejudice to undermine the effectiveness and credibility of the City Commission.

Neighbors

Please stay vigilant and vocal; the future of your neighborhood is at stake. Write to the Mayor (philiplevine@miamibeachfl.gov) and Commissioners to voice your concerns about the Steering Committee. Participate early and often in the Master Planning process.

Mark your calendars for these events:

  • Mayor’s North Beach Master Plan Steering Committee — Tuesday, January 5 at 8:00am @ Normandy Shores Golf Club
  • Charrette Kick-Off and Hands-On Design Session — Thursday, February 11 at 6:00-9:00pm @ North Shore Youth Center
  • Charrette Design Studio & Technical Meetings — Friday, February 12 to Wednesday, February 17 at 10:00-6:00pm @ Byron Carlyle Theater
  • Charrette Open House — Tuesday, February 16 at 5:00-7:00pm @ Byron Carlyle Theater
  • Charette Work-in-Progress Presentation — Thursday, February 18 at 6:00-8:30pm @ North Shore Youth Center

Participate in relevant networks:

Thank you for your attention and care. We look forward to collaborating productively with all of you in the new year.