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HomeMy WebLinkAboutR-83-0275J-83-188 6 a.' 1. RESOLUTION NO. .�+3� 01., d u A RESOLUTION APPROVING IN PRINCIPLE THE PLAN FOR GRAND AVENUE, AUGUST 1982, AS A GENERAL POLICY GUIDELINE FOR CITY DEPARTMENTS, AGEN- CIES AND BOARDS FOR THE PHYSICAL IMPROVEMENT AND ECONOMIC DEVELOPMENT OF GRAND AVENUE FROM MCDONALD TO BROOKER STREETS IN COCONUT GROVE; AND FINDING THAT SAID PLAN IS CONSISTENT WITH THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN. WHEREAS, the Miami Planning Advisory Board, at its meeting of March 2, 1983, Item No 4, following an advertised hearing, adopted Resolution No. PAB-26-83 RECOMMENDING AP- PROVAL in principle of the Plan for Grand Avenue, as here- inafter set forth; WHEREAS, the City Commission deems it advisable and in the best interest of the general welfare of the City of Miami and its inhabitants to grant this approval in principal of the Plan for Grand Avenue; NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The Plan for Grand Avenue, August, 1982, is hereby approved as a general policy guideline for City depart- ments, agencies and boards. Section 2. Said Plan is found to be consistent with the Miami Comprehensive Neighborhood Plan. PASSED AND ADOPTED this 24tii day of TTEST : / \RALPH G. ONGIE CITY CLERK PREPARED AND APPROVED PY: JOEL E. MAXWELL ASSISTANT CITY ATTORNEY JEM:ia March , 1983. Maurice A. Ferre MAURICE A. FERRE, MAYOR APPROVFQ AS 0 FORM AND CORRECTNESS: luy ISE GARCIA-PED ITY ATTORNEY Ci y COr� 1%11SSION .L'1111I1JG 0.10 MW 21 1983 0 0 Howard V. Gary City Manager a- urel io E. Perez-Lugones Director Planning and Zoning Boards Administration Department D AT .11: r [s. March 9, 1983 FILE RESOLUTION - RECOMMENDED APPROVAL PLAN FOR GRAND AVENUE COMIMISSION AGENDA - MARCH 24, 1983. PLANNING AND ZONING ITEMS "It is recommended that approval in principle be granted for the Plan for Grand Avenue as a general policy guideline for City departments, agencies and boards, which is con- sistent with the Miami Comprehensive Neighborhood Plan." The Planning Advisory Board, at its meeting of March 2, 1983, Item 4, following an advertised hearing, adopted Resolution PAB 26-83 recommending approval in principle of the Plan for Grand Avenue, August, 1982, as a general policy guide- line for City departments, agencies and boards, which is consistent with the Miami Comprehensive Neighborhood Plan. Five proponents present at the meeting. Backup information is included for your review. A RESOLUTION to provide for the approval in principle of the Plan for Grand Avenue has been prepared by the City Attorney's Office and submitted for consideration of the City Commission. GF:111 cc: Law Department NOTE: Planning Department recommendation: APPROVAL 83- 2 7", 1 PLANNING FACT SHEET APPLICANT: City of Miami Planning Department: December 8, 1982 PETITION: 4. Consideration of recommending approval in principle of the Plan for Grand Avenue, August, 1982, as a general policy guidelines for City departments, agencies and boards consistent with the Miami Comprehensive Neighborhood Plan. REQUEST: To approve the Plan for Grand Avenue. s ANALYSIS: The Plan for Grand Avenue identified the following issues as retarding economic revitalization of Grand Avenue (from McDonald to Brooker Streets): --Crime and Lack of Security --Poor Quality of Environment --Loss of Local Market --Lack of Black and Local Ownership --Lack of Expansion Space --Lack of Parking --Indeterminate Sense of Place --bleak Promotion Efforts The following objectives were identified as necessary to economic revitalization: --Increase Security --Improve Quality of Environment --Attract Local Shoppers Increase Black and Local Ownership and Control --Develop New Retail and Office Space --Develop Public Off -Street Parking Facilities --Promote a Special Positive Identity --Protect Residential Neighborhoods to the North and South of Grand Avenue RECOMIMEN DATION: PLANNING DEPT.: Approval. PLANNING ADVISORY BOARD: Approval by a 4 to 0 vote; March 2, 1983. E3---27 0 . .... 0 . . I .__ . ...• . •I . • _ .. . _ . ....%.... _t;•.... .s _ February 18, 1983 ME`t0RAND UK TO:_ planning and Administration Board City of Miami, Florida o "'_ • rn Honorable Maurice Ferre, Mayor City of Miami Board of City Crsnissioners r y City of Miami, Florida I CO c, FROM: Owners of Real Estate at Florida Avenue and .= cn Hibiscus Street {` SUBJECT: PAP_KING We, the undersigned homeowners of Coconut Grove, Florida, do oppose off-street parking and cow.nercial parking lots on Florida Avenue and Hibiscus Street. _ We are deeply concerned that if there is a breakdown in zoning as it stands, later there will be further requests for parking priviledges on Florida Avenue and Hibiscus Street. We would like to further emphasize that parking on Florida Avenue for the Farmers Market and Grove Cinema Theater has turned some of the residential blocks into dangerous, hazardous blocks. Parking is too close to our homes and the air is filled with carbon monoxide and other poisonous gases from automobiles. Homeowners living in these blocks are also forced to pay extra to have the litter and garbage picked up, left by people who park here. This is very unfair to us as tax paying citizens and it is not legal. We urge the City of Miami Planning Department to withdraw the proposal .for parking on Florida Avenue and 'Hibiscus Street suggested in the • Grand Avenue Plan for Improvement. 41 PETITION This petits n signed by home Inners opposed to off-s rect parking at lorid Avenue and s �j, $Street 0 2. oln(ry}� — 3. 4. �!�t/V11/Y�1/L i�'JLL�.✓ t 5, ��.,Sv' `/� Y/7i��. /%�i1 ��,�1/l/ ���� /i�. 5 . , + / i / �, `T�Q_ i `� C• c ,. /r. G �Y- �� ,L-ti�i2L� 6. rX a, 7. �Q 7 6 4 7 10. ^3�}-�� . U' Ott ( �l 33 y 11. 37 v 12. 13. 14. '0 Yoe 16. 6 tr 3 yea 17. l 18. 9 -1 , V".z t & ��- z 20. 21.1 3 22. ��'% V✓�� 3 �'1�'ls�l!l� ' /.dam •> 23. v y t 24. 25. 26. 1 A- y7 JL Q 3--275 27./` 28. �n�2.�., ,t. ram. PETITION This petition is signed by homemmers opposed to off-street parking and dommercial perking t Fldzida= ytnue.and Hibiscus Street. 2. 3. 4. 13 5 . • 'mil 6. 7. 8. • ram. 10.Oe Cis' /l 1 �t /J /LLI�/ C�Ci� • �Ct1�T1ti� —�../ • =��3-3 11. �G�(/ �C �,�CL.I(,3- �—rl� t �1 �E'.�L� `L ' %I . -+ C. �fC •3 5� 12. 13. 14. 15. 16. 17. 18. 19. - 20. - i 21. 22. I 23. 24. 25. 26. 27. 28. A PLAN FOR ITS RENEWAL, GROWTH & IMPROVEMENT Is c� IIIIIIIIII 9111111111111111 ����������� �����ulllllllu�°� IIIIIIIIIIIIIIIIIIIII �������������� ■IIIIIII IIII■ IIIIIIII II � "' ' " A PLAN FOR GRAND AVENUE AUGUST, 1982 Prepared by the City of Miami Planning Department Joseph W. McManus, Acting Director Jack Luft, Project Planner Sabrina Baker, Planning Technician TABLE OF CONTENTS MAPS & ILLUSTRATIONS ` INTRODUCTION PAGE I LAND USE PAGES 2-4 ISSUES 5 DEVELOPMENT SUSCEPTABILITY OBJECTIVES 9 & OWNERSHIP PATTERNS 6-8 SECURITY 12 RETAIL MARKET AREA 14 STRATEGIES 13 STRATEGIES 16-18 Business Assistance 13 EXISTING PARKING 20-22 Redevelopment 15 DEVELOPMENT CONCEPT Parking 19 ALTERNATIVE # 1 26-28 Special Activity 19 ILLUSTRATIVE DEVELOPMENT PLAN 30-32 Housing Rehabilitation 24 DEVELOPMENT CONCEPT DEVELOPMENT CONCEPTS 25 ALTERNATIVE #2 34-36 38 Alternative Concept #1 25 SIDEWALK PAVING CONCEPT Alternative Concept #2 33 SIDEWALK PAVING DETAIL 39 DESIGN GUIDELINES 37 EXISTING MERCHANTS 42 Street Improvements 37 Architectural Guidelines 37 Landscaping 41 40 PRO-FORI"4A FINANCIAL ANALYSIS 45 GraphAPPENDIX 42 TABLE OF CONTENTS 0 I M U0 ■IIIIII I111111111111111 INTRODUCTION Grand Avenue is the heart of the Black community in objectives, type of development, scale of development, what ' Coconut Grove. It is the most visible, most accessible and is to be saved and what should change before we worry most vulnerable part of the Black Grove community. In the exactly how a certain project will pencil out on paper. past ten years, the residential neighborhoods north and south of Grand Avenue have seen substantial improvement of Other assumptions include: housing, residential streets, sanitation and parks, yet Grand Avenue has remained essentially unchanged. Today, however, 1) The City and other governmental sources have limited as the billion dollar Metrorai) transit systein and million amounts of money and therefore the renewal of Grand dollar condominiums continue to rise at each end of Grand Avenue will be primarily through private investment. Avenue, there is a growing sense that this Black Grove be community may either benefit from or be consumed by the 2) Some public financial and packaging assistance will mounting economic forces that have so dramatically affected necessary to make development projects economically the rest of Coconut Grove. The immediate need therefore is attractive. This might include financing assistance frorn to define the issues, objectives and a course of action that local public agencies, UDAG assistance or a partnership will channel external economic forces into positive change between public and private interests in ownership, assem- for Grand Avenue and allow full black participation in the blage, infrastructure costs, etc. economic mainstream of a prosperous and growing community - Coconut Grove. 3) The project is incremental. An ideal end -state of what a completely revitalized Grand Avenue might look like is This study is not intended to be an urban renewal plan, not pictured. Rather, the plan looks at several project complete with a detailed description of lot by lot redevelop- ideas that could happen in the next several years, which, ment with specific disposition policys and objectives. It is if successfull, would create jobs, better services for the intended to open "the discussion about what Grand Avenue is, community, a stabilized business sector and a better could be, should be and what it wants to be five, ten or quality of life on Grand Avenue. twenty years from now. The plan attempts to present ideas and a philosophy for development with the assumption that 4) It is assumed that this plan will change with time as new the specifics of what is built and how will follow. It is opportunities and expectations arise. important that the Grand Avenue community of interests have some degree of mutual understanding and agreement on i ' I Ii El LAND USE- EXISTING SINGLE FAMILY /DUPLEX CHURCHES :.: MULTI -FAMILY PARKING RETAIL /SERVICE"r PARKS OFFICE 'A PLAN FOR IT S RENEWAL GROWTH AND IMPROVEMENT 2 i ! I I + ! I I 1 • • • • • •• 1 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 1' �• : : : : •, ': : : • •?• : ••: • : : : : : • i 1• .... �. 1 ............I t :::::.'1.......� ••• •1••••••••.•.•••••••• • • • • • • • • • • • • • • •• • • • • • • • • • • • • • • • • • • •� 1• I�,f .. ... .. - • • • • f • • • • • •ID 00.0. • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 00. • . . .• .. . . ..t. . . . • II • • • • • • . . . . . . . . . . . . . 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M . �. . . . • ;oo. . . . . �t....••• . . .••• . a •.•• a. s .• .••• • •.• • • a+ •• ..•.• .• •.•.• . .•.••• • ••.• • ••• ••• ••• • •• • ••••i ••• •• •• •••• ••• • •• •• ••i• •••••• •.+• •.. •.••• a •••••••• .•• • • + • •• •• • •••• • + •f••• • • • •.0 • •••• • • • • • • • a ••• •••• a • • • •ii • • •• ••i• i • •••••�•• % +•i + + ........................ ••• rU_ -- ................. 1 L a _._. `_ J t _ - • A • M O • V t �17 I ( i i i 1 LAND USE - EXISTING SINGLE FAMILY /DUPLEX :: CHURCHES • ::' MULTIFAMILY PARKING RETAIL /SERVICE 'ia PARKS OFFICE AI A PLAN FOR IT S RENEWAL ���� I&' i aM�►YYRK [�►.!_ �iiHL.�AF��%�'�F•'�(� .Z.. :1W�ILWMK:'!!rd4�nw�i riRiO�+.MMIM/Iii1lK1/✓A.ti�txr.�'6a�!'i`�+'++R�sYL: �+ �i.Nl� w:r•c•c;rs.'M-�.I�! 0 ��d�/y.ay�,oa6,racYetr..sdw�+w..r-=3^-�w•a.a�.��....r.r c....rr..:va..r..nr. .s�.�r�..,vsc�..�c•K:.�►.�:..rrwrrwra�ew+av�r+w..► ISSUES Confronting the economic and physical revitalization of Grand Avenue are several problems and opportunities; some typical of most disadvantaged areas and some unique to Grand Avenue. Crime and Security - The over-riding issue affecting all other aspects of Grand Avenue is the reality and percep- tion of crime on the street. The reality is bad enough; Grand Avenue is consistently ranked a high crime area by the Miami Police Department. The perception is worse. Many black residents and most whites will not go to Grand Avenue for any reason at any time due to fear of crime. Unless both the reality and the perception are changed, Grand Avenue will remain marginal for both businesses and residents. Quality of Environment - Grand Avenue west of McDonald Street looks hard, unkempt, and hostile. Barren planters, massive trash dumpsters, boarded up windows, blank walls, litter and overgrown vacant lots contribute to the perception that Grand Avenue is a place to avoid. Contrasted to the brick sidewalks, flowering trees and gas lamps east of McDonald Street, the Black Grove business area is in need of significant amenities and quality i mprovements. Loss of Local Market - The total estimated income of local residents that might be expected to shop on Grand Avenue is over $40,000,000 annually. Over 90% of that total is not spent on Grand Avenue but in fact leaves the community to be spent elsewhere. Grand Avenue must attract more purchases from local residents if it is to survive. To do so it must have more shops with a wider selection of merchandise, more advertising and additional consumer services. Lack of Black and Local Ownership - The majority of Ca block merchants rent floor space from absentee (non- j local) land owners. The irony of future success in strengthening the Grand Avenue/Douglas Road business area is that land speculation, redevelopment, and intro- duction of chain store or corporate retail outlets will increase rents and threaten existing small merchants with economic displacement. Lack of Expansion Space - Less than 10% of the space in existing retail and office buildings on Douglas Road or Grand Avenue is vacant. Small local businesses have no Place to expand and potential new businesses have no building space to rent. Lack of Parking - Virtually no existing business on Grand Avenue or Douglas Road has off-street parking. The few parking lots that exist are not lighted or paved. Central- ized, secure, off-street public parking is essential for the economic development of Grand Avenue. Sense of Place - Grand Avenue wears the faceless mask of a hundred other inner city streets. The rich cultural and ethnic background of the historic Black Grove community is nowhere evident, and the unique qualities that make Coconut Grove a special place are missing along Grand Avenue and Douglas Road. Increasingly the success of any shopping area is tied to it's ability to create a unique image or quality that sets it apart from competitors. Grand Avenue and Douglas Road can and must project the best of what it is and has to offer. Promotion - Virtually no advertising, joint promotional event or special festival activities outside of the success- ful summer Goombay event have been initiated by Grand Avenue merchants. Identification with and loyalty to local merchants is weak among neighborhood residents and unlikely to strengthen without advertising by the busi- nesses. yiy..�q.rq+ G a A N D L - r � ImBMW .mossl1111isoll1Bill .1010.r1 rSINGLE OWNERSHIP HIGH SUSCEPTABILITY MODERATE TO HIGH SUSCEPTABILITY MODERATE SUSCEPTABILITY BLACK OWNERSHIP DEVELOPMENT SUSCEPTABILITY & OWNERSHIP PATTERNS( JULY 1981 ) [I I 'MERINO � r■�+� ---_ �■r■r�r■r■ ■r■■�■rr■r r■r.i■r*�r�t�grTsr� • r � ■op �a�nr� �r■r■� ■�. r� SINGLE OWNERSHIP HIGH SUSCEPTABILITY i _ N MODERATE TO HIGH SUSCEPTABILITY i a MODERATE SUSCEPTABILITY � BLACK OWNERSHIP a.r■r■r■■�■ I ■r■r■r■r■r■■�.r► DEVELOPMENT SUSCEPTABILITY & mAthlg:Rgl4lP PATTERNS (JULY 1981 ) �-i A PLAN FOR IT S RENEWAL GROWTH AND IMPROVEMENT 7 I I ova �aa�. �ls a.I" a mome. mil ■ 1 � � Li L-1 A V E m low small I� 1 I� r *si�s�a�as.>•�.�•� i SINGLE OWNERSHIP HIGH SUSCEPTABILITY MODERATE TO HIGH SUSCEPTABILITY \� MODERATE SUSCEPTABILITY BLACK OWNERSHIP DEVELOPMENT SUSCEPTABILITY & OWNERSHIP PATTERNS (JULY 1981 ) memo E A PLAN FOR ITS RENEWAL GROWTH AND IMPROVEMENT u Lj N cl x 0 It OBJECTIVES 1 Listed below are the primary objectives of an economic i revitalization plan for Grand Avenue: 1) Security - Crime rate reduced to level not greater than Grove Village Center. - Loitering significantly reduced from Grand Avenue sidewalks. - Visible security personnel along street during business hours. - Secure parking for business customers. - Improved internal security for businesses with- out creating "fortress" image. - Eliminate drug dealing, and other open forms of harassment and confrontation of shoppers and visitors to Gran Avenue. 2) Quality of Environment - Provide Tropical landscaping and flowers along public and private properties on Grand Avenue. • - Provide for better trash collection. - Improve sidewalks to standard of Village Cen- ter. - Utilize special streetscape design features to showcase the cultural and historical qualities of Black Grove. - Rehabilitate Apartment on Grand Avenue. - Develop series of banners and special graphics to convey theme of Bahamian/Caribbean iden- tity for Grand Avenue. - Develop Architectural Review Standards for design of new buildings and renovation of existing structures on Grand Avenue. - Provide rehabilitation loan assistance to com- mercial properties. - Create murals, painted on tile, on walls of selected buildings on Grand Avenue. Attract Local Shoppers - Stimulate new businesses providing new local services not currently existing. - Aid in expansion of existing businesses to provide better product selection. - Develop outreach program to serve South Grove and North Grove population. Develop advertising and promotion materials and strategies for Merchants Association. - Provide support services and governmental functions on Grand Avenue to attract residents to shopping area. - Provide sidewalk vending that will attract business from through -traffic on Grand Avenue and Douglas Road. C1 X f Increase Black & Local Ownership/Control Identify redevelopment opportunities that will permit land assemblage and facilitate minority investment opportunities. - Develop retail and office space that can be sold to minority businesses as condominiums. - Increase local property owner and merchant participation on the CBO Board of Directors. - Structure redevelopment opportunities that allow existing minority property owners to obtain equity positions via land contributions. - Provide technical training and assistance to merchants and businessmen. Develop New Retail and Office Space - Identify two or more redevelopment sites proximate to existing retail concentrations. - Define redevelopment strategies including po- tential land assemblage, financing assistance, management options and subsidies for support facilities. - Solicit Developer interest. - Provide market analysis and feasibility study back-up for prospective development oppor- tunities. - Provide guidelines for architectural and site development design. Develop Public Off -Street Parking Facilities - Identify parking needs for Grand Avenue and Douglas Road retail areas. - Located an optimum site for public parking to serve Douglas Road and Grand Avenue busi- nesses. - Def ine management structure and operation of parking facility. - Assess off-street parking needs for apartment buildings along Grand Avenue. Promote A Special Positive Identity For Grand Avenue - Develop physical improvements to Grand Ave- nue and Douglas Road that convey the theme of a Bahamian and Caribbean culture and image. - Provide ways that local residents, school chil- dren, artists and civic groups can contribute to and participate in the design and creation of physical improvements. - Link the physical improvements on Grand Avenue to the brick sidewalks in the Village Center to reinforce the continuity of Coconut Grove while maintaining a special identity for Grand Avenue. Initiate a small winter street festival to focus tourist attention on Grand Avenue and attract specialty trade. a LI) 40 • Protect Residential Neighborhoods to the North and South of ran venue - Prevent commercial zoning of properties fac- ing Florida Avenue or Thomas Avenue. - Limit use of vacant lots on Florida Avenue or Thomas Avenue to surface parking if part of contiguous commercial ownership on Grand Avenue. - Limit vehicular access to parking lots from Grand Avenue or side streets, not Florida or Thoams Avenues. CO 00 - �1 E SECU-RITY a SECURITY UO At present, Grand Avenue has the benef it of relatively �intensive patrol car surveillance (4 vehicles crossing the area) and two foot patrolmen assigned to the Grand Avenue business area. It is not realistic to expect an increase in police activity despite the continued problerns identified earlier in this study. The biggest problem on Grand Avenue is the virtual 24 hour presence of small groups of men who linger at the corner of Plaza and Grand (primarily) and according to police accounts are the source of most thefts, assaults, drug deals and confronta- tions with passerby. To eliminate this problem in the short run may be impossible given the high unemployment and apaprently lucrative illicit trade with passing traffic on Grand Avenue. To reduce or disperse the problem may be possible if: 1) Concerted and persistent action is taken by abutting merchants to move offending individuals out. The reason the problem seems confined to two or three points on Grand Avenue is simply that several mer- chants on Grand Avenue do not tolerate loitering outside their shops and keep people moving. If a functioning merchants association were to adopt as a top priority the elimination of the loitering problem, an improvement would likely occur. 2) The police must reinforce merchant pressure (and vice -versa) to keep loitering from occurring. It is important to recognize that increased police pressure on illicit activities along Grand Avenue can lead to unfair charges of police harassment by those targeted. Unless actively supported by the merchants, police action to clean-up Grand Avenue will be limited by politically sensitive counter -charges frorn the very people creating the existing problern. 3) Concrete planters, which effectively serve as shaded benches, thus, inviting groups to sit for long periods, should be removed from Plaza Street at Grand Avenue and other corners if necessary. 4) No loitering signs should be posted as fair warning that enforcement will respond to abuses. Improved security for merchants on Grand Avenue can be provided during business hours with a simple and relatively inexpensive electronic alarm interconnection between adjoining businesses. It would thus be possible for any merchant to easily signal neighboring merchants in event of a crime, thereby, greatly enhancing contact with police and visual surveillance. Police assited security seminars and security appraisals of existing businesses should be a priority for the Grand Avenue Merchant Association. M X �� ca o� Lrl 0 STRATEGIES A practical, achievable, affordable economic development strategy must be defined and agreed upon. Basic strategic objectives are; First -Attract significantly more customers from the primary market area of Black Grove; Second - Attract consumer purchases frorn through traffic on Grand Avenue; and Third -Increase patronage for specialty retail and services from secondary market area of Coconut Grove and the Greater Miarni Black Community. Principal elements of such an approach are as follows: I. Business Asssistance Grand Avenue will not change overnight. The Black Grove community will not change, if at all, for many years. If some economic progress is to be made relatively quickly, the logical place to start is with existing businesses. An intensive program of business assistance must be offered to strengthen shops and services already on Grand Avenue and Douglas Road. Before extensive efforts are made to attract outside business interests to Grand Avenue, the chance to expand, diversify and/or combine present businesses to achieve long range growth potential must be provided. An existing grocery may well become the needed supermarket, an existing mens store might be the basis for a needed womens clothing store, or a small cafe could expand to include an ice cream franchise. With the potential markets clearly explained and technical assistance offered, if existing entrepreneurs choose not to participate, then no one has any call to feel threatened by outside development that may corne later. Technical assistance should include improved book- keeping, accounting, tax management, investment, inventory control, advertising, promotion, display of merchandise, product diversification, marketing and customer relations. M The kind of local business opportunities that existing Io Grand Avenue and Douglas Road merchants and busi- nessmen should be informed of include: I. a moderate sized supermarket 2. ladies ready-to-wear 3. real estate office 4. harware and variety goods S. ladies specialty goods 6. yard goods 7. radio, T.V, and hi-fi electronics 8. ice cream parlor 9. fast food carry out 10. family shoe store 11. jewelry store 12. flower shop 13. legitimate, quality entertainment or night club. 14. furniture store. There are three ways existing local merchants can participate in the new business opportunities listed above. 1) As sole owner and entrepreneur, present business owners may seek financing to expand existing businesses. 2) Existing merchants may seek a franchise from a local or national chain that would provide major technical assistance in starting and operating the new venture virtually all of the above business opportunities are available through franchising. 3) Then may seek a partnership with outside investors or businesses willing to located on Grand Avenue but in need of local personal contact with custo- mers that an existing merchant can provide. Out- let stores for existing South Florida Manufacturers may be a good example. 13 - ��,��:_ ;� � _I_-_-' �C-J --U-� OCR �l C� C�0 CJ C_ Lj =0 TU-j D F F-- QW 71 7 L-7 d — !o XULLLhU I I Li I = - 1, E7= m F9 -0 0 �CC� I '' � O,O OO E= E:0 (j�,f _ a Fl i, IFT 11 1 LM D L frLUE-A5 LJ�� LD . ....... E-7 RAJ U omm 91 ma /ALLAGE CENTER SHOPPING 16 GRAND AVENUE RETAIL MARKET AREA A PLAN FOR ITS RENEWAL GROWTH & IMPROVEMENT 0 3 LI Of these three, the franchise option may be the best for Grand Avenue. Sophisticated expertise in setting - up, managing and operating the business plus wider product recognition will enable the Grand Avenue merchant to compete with more established commer- cial centers in Coconut Grove, Coral Gables, Dixie Highway and on Coral Way. Given the significantly lower land costs and floor rents enjoyed on Grand Avenue west of McDonald Street, the third option, outlet stores, may be an important opportunity. Two or three large sites along Grand could easily accommodate the space intensive needs (but low rent requirements) of outlet stores. Fast disappearing from throughout the Center City, these buisnesses include: - home furnishings - building supplies - appliances - Miami garment industry outlet stores. - a bakery - marine equipment (which may be displaced frorn27th Avenue before long). - carpeting or flooring - fabrics or draperies - electronic or electrical supplies - lighting fixtures and equipment - paint and wallcoverings - discount drug stores - sporting goods and specialty apparel. - equipment rentals - warehouse type food stores -cash & carry. II. Redevelopment All the above business development opportunities are meaningless without good quality commercial space available to set up in. There is very little currently available now on Grand Avenue. Shown on the Strategies maps are several locations that redevelop- ment could and should occur. Existing factors such as deteriorated structures, vacant lots, land ownership assemblages, and non -conforming uses all contribute to the susceptibility of a property for development, (see appendix map Development Susceptibility). Any strategy for redevelopment of Grand Avenue must recognize that for investment to occur, and just as importantly, for it to continue, there has to be a sizeable project to start with. How big? Two or preferrably three sizes shown on the Strategy map should be pushed initially, and they should be grouped together. The critical block is between Plaza Street and Douglas Road on Grand Avenue where the present retail concentration exists. By simultaneously starting with two or three retail or mixed use projects, the net impact of the positive change will be greater than any negative inertia presently existing. One small shop or a few apartments will simply not be enough to create the necessary momentum for investment to continue. A large outlet stroe type development further east on Grand Avenue near Hibiscus or Margaret Streets could have the same effect as two or three smaller projects. Several needs and objectives must be responded to in attempting to implement the physical redevelopment of specific Grand Avenue Sites: 1) Several forms of subsidy (including front-end con- struction financing, long term development financ- ing, second mortgage assistance, lease rates, land write -down, loan guarantees and/or tenant rent subsidies) will be required from the public sector to 15 m II n I I o it I 1 I I 1 m STRATEGIES E•:::.•R MR �F::Fi s» 'r isEll ���FFl;;ttrs�'sF�tt{;�«•' ...... ITT v.3.3,.ss:•::::....i::s� 3 j :.sj F?' iii i•FF :•.sr; • �..u. �• z� ....��, ..23i� a�r�:� ::�••� F�ii�si:i«�.Fiz� .� . ::s � : ••�_:.:g!„Iz'e,;;::::.s •i-s:•.... :..es.: „•s,:• iil=ii3. itt: ::i::i:ii=1 • ''>;ii: 2 � »"•• •• i it"'I' i• �:' 4iiii:+i9fe2«!»i• i 5::;;• . �i t:i::::E Feiiiiiisli •it F .. » • F i i:ilt::F�• ;� ii� iti" ' "F F:s s::::: ti?t�� s iflu; IN 'ii:F.4..:: i .�... _ s • I �u:ri?' ii•..i ip:: � niig:9:2��:'s�s::�— ..tt;,z:� �i•�:. ��Fit: Fti� F i Fii t i."•"»mid » ss s....... q:; • _.. xx q z!..! ttF,; _ •,2.li.. }},�wi..Fii;.F.lit':;:: 3FF• i{':.2ii: t•Zli: I£.ii•• -�:«.. �2:••. �."' ':�:.�� ! �7»2 � :,2'iz �1.:=�3 : „��•»»s?iz x �F FFF:: �•' i SS ii'.:'i...i z7• p i �i�;i�� " i....s :::s•• F: F,F�.si'�i:�s3�•{si.ssF3F'F' i.•s� :?F �z#3:::t�-- ;•�•..:�z �•: 5 �.i-'r: »;� 2� 2 �::::: z»..i.e:"i's•::e: Y `�r»'�, �S= �zi�•^ 1. "! �' J = • . NOR i Fit FFRI. OR •It t ia�F'i ' :s:: tii e::s •'» . FY SF i I I i REDEVELOPMENT HOUSING REHABILITATION PARKING CONCENTRATION SPECIAL ACTIVITY BUSINESS ASSISTANCE I • II II J m Ctly L%2%km Lb-b-%-Iq I i � I --- I -- I I I II A PLAN FOR ITS RENEWAL GROWTH AND IMPROVEMENT 16 I i � I I � �� '� � I II � I � I I I I Eli I I a REDEVE'-OPMENT HOUSING REHABILITATION PARKING CONCENTRATION RATEGIES SPECIAL ACTIVITY •BUSINESS ASSISTANCE QT %no .0 a low /- —11 it II A PLAN FOR ITS RENEWAL GROWTH AND IMPROVEMENT .1 17 STRATEGIES i i I REDEVELOPMENT HOUSING REHABILITATION PARKING CONCENTRATION • • • SPECIAL ACTIVITY • ... BUSINESS ASSISTANCE • coo s I I I ! I 1 ' I I I i � ! I t• __ A PLAN FOR ITS RENEWAL GROWTH AND IMPROVEMENT It make it profitable for private investors to partici- pate. (see pro -forma analysis in appendix). 1 2) Black ownership of land is to be maintained and expanded, if possible. 3) Equity positions in new development for local Black residents/businessmen. 4) Businesses should have an opportunity to purchase ` space in a retail or office condominium as long tern protection against escalating rents and the only practical way to increase black property ownership by small businessmen. 5) Assurances that minority contractors, construction workers and material suppliers are a part of redevelopment efforts. 6) Detailed market analysis and financial feasibility studies for each development site must be done as a prerequisite to marketing the properties to attract investment. 7) A development prospectus that identifies public objectives, incentives and assistance for each site should be prepared. 8) All development sites should have ground level retail facing Grand Avenue with multiple entrances directly to the public sidewalk. Mixed use projects with residential or office over retail space should be a major objective where financing permits. III. Parking Most of the present development on Grand Avenue was constructed prior to the City requiring parking on -site, thus, a serious parking shortage exists, particularly for commercial uses. Approximately 70,000 square feet of retail business along Grand Avenue and Douglas Road exists today without benefit of improved off-street parking. This is a shortage of 170 spaces by current ordinance requirements. Since the majority of trade is walk-in, the lack of parking is not as critical as under normal circumstances but if expanded markets and interseption of traffic are economic development objectives, additional centralized, secure off-street parking will be essential. The greatest need for parking exists at the corner of Douglas Road and Grand Avenue where twenty five businesses within one block to the north, east and west have no off-street parking. A public parking lot on the north side of Grand Avenue between Douglas Road and Plaza Street should be a development priority. It will be difficult to develop adequate on -site parking as a part of small lot redevelopment along Grand Avenue due to the shallow ninety foot depth of many properties. In locations along Florida Avenue just east of Douglas Road and at Hisbiscus Street, surface parking for commercial uses fronting on Grand Avenue should be considered, even though the zoning is R-1, single familyresidential. IV. Special Activity Identified on the Strategies Map are five special activity locations within the block from Douglas Road to Plaza Street. It will take more than new buildings to revitalize Grand Avenue. To assure there will be the retail shops and offices necessary to occupy any new development on Grand Avenue, additional means Of attracting visitors, customers and special user 19 .o EXlSIT1NG PARKING c...:.;: I IL , I _ _ I 1 l L i 1 I- I I I 61 i j A N 0 ! Y / \ I ui 16 i I I • I I � I j � u 1 p i �- PAVED _ UNPAVED ( + I APPROXIMATE AVAILABLE PARKING SPi,CES I A PLAN FOR ITS RENEWAL GROWTH AND IMPROVEMENT tj❑Ili- - 9n v 0 0 i I I '> 13AVED �D LnJ I Eli I I I UNPAVED Lid , I APPROXIMATE AVAILABLE PARKING SPACES EU I I I I 1 I ' I I �I III LEI I 4 ,EICISITING PARKING A PLAN FOR ITS RENEWAL GROWTH AND IMPROVEMENT 9 21 Lj .... L .. ...... . -.. • r. - --- --- ----- - - �I I i I i i it I � PAVED UNPAVED APPROXIMATE AVAILABLE PARKING SPACES EXISTING PARKING 2.., I( I II II ij `£ :::•:::. A PLAN FOR ITS RENEWAL GROWTH AND IMPROVEMENT 22 Lt1 00 groups to Grand Avenue must be found. The following concepts would bring a variety of new people to Grand Avenue, residents and visitors alike: A. Along the Grand Avenue edge of the proposed public parking lot at Douglas Road, it is proposed that a vendors market be established. This would consist of specialty items such as flowers, fresh seafood, prepared foods, vegetables and fruit, and other goods that local Grand Avenue merchants could offer. The concept is simple. Five days a week over 1000 automobiles pass along Grand Avenue westbound during rush hour. Few, if any, of these potential custorners stop to patronize Grand Avenue Merchants, and therefore, represent a sizeable loss of revenue. Any fast food franchise knows that a corner location on the some size of the street as outbound rush hour traffic is a prime location. Properly presented, existing Grand/ Douglas Merchants could prepare their goods for vending on this corner and capture a share of retail sales that are now completely lost. As a project, this market could be a source of revenue for the Development Authority. B. The vacant Ace Theatre could well become a studio for Miami's new Cable Television Public Access Corporation. Presently under consideration by the Miami Ameri Cable Television Franchise is a plan to create public access studios for neighborhood and community origination of Cable T.V. program- ming. In other cities these studios have become activity centers for several neighborhoods, and as such have generated important economic impacts around them. Serving Coconut Grove, Shenandoah, Douglas Park and Coral Way neighborhoods a franchise funded public studio on Grand Avenue could anchor private retail, entertainment and office uses at this location. C. There is presently a small private medical clinic and drug store on Grand Avenue that of fords medi- code and medi-care treatment for area residents. Currently, located in Virrick Park is the Primary Health Care Facility funded by various governmen- tal agencies. Consideration should be given to relocating and combining these facilities on Grand Avenue at the private clinic. An average of 700 patients a month would be brought to Grand Avenue that would further add activity and econo- mic support to the area. D. Located at 3635 Grand Avenue is an outstanding example of a coral rock pioneer home that is eligible for the Miami Register of Historic Sites. This structure should be seriously considered for preservation through adaptive reuse as a restau- rant, professional offices or even a guest house (with addition of rooms to the rear of the site). Tax benefits available for investors in commercial restoration of historic sites would provide on important incentive and economic advantage to developers of this property. E. Located within a new development should be one or more service offices for utilities (bill payments), auto tag agencies, credit unions, etc., that would regularly attract hundreds of residents each week to Grand Avenue. The Local Development Authori- ty should provide the major effort to obtain these activities as a part of a specific redevelopment scheme. The intention again, as with activities described above, is to provide a unique service that will draw patrons irrespective of location and who then become potential custorners for Grand Avenue businesses. 1a 11 f Housing Rehabilitation Shown on the Strategies Maps are existing apartment buildings recommended for moderate rehabilitation loans under the City Community Development Program. These apartments should be improved in terms of moderate cost repairs that will upgrade basic living conditions and extend the useful life of the housing by ten to fifteen years. Implicit in this recommendation is the policy that further displacement of apartment residents through government renewal actions (as along Douglas Road) is not warrented along Grand Avenue. Apart from the shortage of affordable housing and the lack of relocation resources, over 1000 residents of apartments along Grand Avenue represent a sizeable market for local services and businesses. To sanction the purposeful or benign loss through neglect of these housing resources would be unacceptable in human or economic terms. Economic pressures from escalating land costs and development Slopmtnt encroaching from the east may, as many suggest, he ultimate doom of this housing, but this is not likely within the next ten years. In the interim, efforts to stabilize housing conditions and the quality of life for apartment residents should be made with public assistance. X1 24 0 U L U DEVELOPMENT CONCEPTS To further refine the basic strategies for development and redevelopment of Grand Avenue; two alternative concepts for the location and amount of commercial, office, and residen- tial space are described below. The purpose in suggesting development concepts is simply to provide possible frame- works for consideration of what scale and mix of development might be appropriate for Grand Avenue. By no means are these two concepts to be considered the only possibilities. Furthermore, detailed market analysis and financial feasibi- lity sus commitments tmentach sto any parroject will tichave ulartsscheme cancompleted be made. re serious c It is felt, however, that a realistic and supportive mix of uses is provided by either of these two alternatives. Certain concepts are basic to both alternatives; 1) Retail uses should occur at ground level in virtually all developments and orient primarily to Grand Avenue sidewalks. 2) Upper level retail will not succeed with the possible exception of restaurant or entertainment uses. tified Grid hould 3) A small amount pf office space vels within'thesDouglas osPlaza be located at upper le block of retail activity. 4) Residential is particularly desirable as a second use over ground level retail. 5) Development should reinforce continuous street side activity. Parking lots that front Grand Avenue should be kept to a minimum. 6) Small to medium sized developments with minimum dislocation of existing businesses and residents are more practical and beneficial to what should be a neighborhood commercial center. Major redevelop- ment of entire blocks with sizeable tenant displace- ments are not desirable. 7) Vacant and underdeveloped land should be the prime focus for development activity for the next several years. 8) The majority of existing buildings, while certainly in need and shouldoha some useful life well beyond the improvement, are not ten year me should frame of this study. Alternative Concept #1 Shown on the Alternative #1 map as sites A and B, this site would require public acquisition and demolition of the gas station and TIKI Club properties (A). The objective is con- struction of a public parking lot to serve existing businesses on Grand Avenue and along Douglas Road that have no off- street parking. The B portion would involve private construc- tion of a two to three story retail/office project. Approxi- mately 5,000 to 7,000 sq.ft. of retail on the first level with 5,000 to 10,000 square feet of office above would be serviced by parking to the rear accessed by Florida Avenue. Site "C" provides a 9,000 square foot site that could support a mix of retail and residential. Approximately 5,000 square feet of retail on the first level with four to eight apartments above would provide an active mix of uses. On site parking would be limited to residential spaces with retail parking leased from the public parking lot mentioned above. This would provide for better site design and improved construc- tion economics. 25 V�OV5 NN g i V06A Ve%-iVAiEk 1AAl'YA Vei;JIil .......... ZAOFZ'f $l �b� �� Sivdio/�►i�.��w►IMPMfi e If Itia V, OPMENT CONCEPT 64, NEW CONSTRUCTION REHABILITATION / REUSE DEVEL Al TERNATIVE PARKING Ili 1 � 1 CC A PLAN FOR ITS RENEWAL GROWTH AND IMPROVEMENT 26 -�(aM,c�nise nt-J Ve-U L 1 56 0 ®����� ?Jr,NEW CONSTRUCTION EVE��iEI�T REHABILITATION / REUSE ALTERNATIVE PARKING iii i � I C- IF i � AEJ IL _tail outVi' sfave- A PLAN FOR ITS RENEWAL GROWTH AND IMPROVEMENT E 27 DEVELOPMENT CONCEPT MLm I L01■.i-. 0 0 . ( it Y I° i. c�wti�%d Ye`�ar; t /�iGe� c - — - li i I i I I j I I w�a �✓' Ye�l� Ov�{ef" sfor� A PLAN FOR IT S RENEWAL NEW CONSTRUCTION WTM AND IMPROVEMENT E REHABILITATION / REUSE GRO om PARKING PEI 0 Site "D" would also consist of a mixed use project with retail accounting for 5,000 square feet at grade and six to ten dwellings on a second and possibly third level. Sites "E" and "F" include the vacant ACE Theatre and an adjacent site with four duplex residences. Redevelopment of the duplexes (F) could yield one level of retail shops (7,000 square feet) and one level of offices. A rooftop terrace that could serve as an extension of an ACE Theatre redevelopment featuring entertainment, a restaurant and club might be a part of the redevelopment concept. Site "G" to the east is currently vacant property to the rear of several existing shops. This area could provide substantial parking for both the existing shops and redevelopment of site F, with the balance of parking needs for the ACE project leasable from the public parking lot at Douglas and Grand (site A). Redevelopment opportunities exist also along Grand Avenue at Hibiscus Street and at Margaret Street. Shown on the accompanying Illustrative Development Plans for the respec- tive blocks are schemes "H", "1" and "J" that suggest retail development with adjacent parking will suited to franchise businesses. Site "K" is the larger vacant tract along Avenue and could be ideal for a major retail "outlet" type store described in the strategy section. Site "L" is also sizeable and directly across from o newly committed office/retail project between Mar- garet and McDonald Streets. This should enhance its developability for a regional outlet seeking a Grove location. To give some idea of how these concepts might look if constructed, an Illustrative Development Plan based on concept alternative #1 is shown on the accompanying maps. Kr EU ' A5, -- v1e_471 II 11 /►. •• • - . I I � A PLAN FOR ITS RENEWAL GROWTH AND IMPROVEMENT u f, J 30 a,. ....... fill. • ............................. - --------- ILLUSTRATIVE DEVELOPMENT PLAN ( DEVELOPMENT CONCEPT ALTERNATIVE #1 ) 31 W ° 3 ^. :Y -r.. r`��H• ltAlA�� � . - �i�A,i isl.LiilZ� I = •: SS s:«:r.:zu:r �•.z:: ::::t::a I •«:.«:::: t .�, '�.�:►`� ,z�� �� ♦ i� � J 1 r ILLUSTRATIVE DEVELOPMENT PLAN ( DEVELOPMENT CONCEPT ALTERNATIVE * 1 ) z: ■ A PLAN FOR ITS RENEWAL GROWTH AND IMPROVEMENT E 32 Alternative Concept #2 One of the most attractive retail sites on Grand Avenue is the northeast corner of Douglas Road and Grand Avenue which is exposed directly to traffic going to Coral Gables and South Miami in the afternoon rush hour, and both morning and evening traffic to and frorn the Douglas Road transit station soon to open in 1983. Site A is a prime retail franchise corner and every effort to attract a quality retail operation for this corner. Likewise, the small remnant parcel on the northeast corner would be an ideal vendors market outlet for local business (see Special Activity Section, Strategies). Site B, currently the TIKI Club, is one of the larger structures on Grand Avenue and, if structurally sound, might be rehabilitated for a supermarket (expansion of existing grocery in area?) but would require parking to the rear on Florida Avenue. Site C is 9,000 square feet and with the proper mix of uses to complement the supermarket, i.e. a drug store, notions or cleaners, could share the parking lot to the rear. Residential or possibly office uses would be a compatible second story use for both sites C and D. Parking directly accessible to Grand Avenue is still needed and might be located at site E as a public facility. Adjacent to the public parking facility would be an excellent opportuni- ty for small retail condominium shops and residential that could lease parking fronn the public lot. This arrangement would help the economics of providing public parking, and reduce front end investment costs for the retail/residential development. To soften the vacant stretch of sidewalk frontage created by the parking lot, a vendors market could be incorporated in a fifteen foot deep setback area. Private development of the ACE Movie Theatre site (F) could incorporate movies catering to younger audiences by day (as 4'? do theatres in Little Havana) and live entertainment and 'a dining in the evening. Development of shared parking to the east behind existing retail uses would be essential. An active entertainment center would create support for retail fran00 - chise at site G (ice cream, pizza, video arcades). Sites, H, I, and J could support infill development of small condominium shops and offices with shared parking on Florida Avenue as shown on Alternative #2 map. A large merchan- dise outlet combined with offices for professional services or medical clinic could be appropriate for site K. Finally, site L could take advantage of its corner location and proximity to the only gas station on Grand Avenue likely to remain for the long term (Phillips 66 is committed to renovating and expanding the station on Margaret Street) and locate several food and service franchises. Significant numbers of rush hour cars stop at the gas station and would find the nearby shops convenient. Y611 'E1(�nc�t�se vevtc�ovs I I i IL 0 I �I i I VA 1 xed �ebd l5kops/v�:5'J tat ver Agc,s IMaY�CC�' WllXec� VG-�'dl��l%sid��� iEfo I - - B-- C D • v E r it E G R • M D G T ti., .•. � � � { I i I � i :% ,�:r_ ' `.ter: f}:;,•.f: 'r��:�Yri�:'�r�'•_:;::.• �:•"-:'... ,. • r . t � i I i i --``, r::: ���e�� •frti ��1('�`• .' r�rl ft .w� xe: �- � I I ._.. -- - - - — - - -- - -- ' lhrr.+ Jri-Vw. - r. _ riL'S(F :r '{ tihiC✓h I i I I i m i WIo1/I� -�eatre/Pivtitl��dLvl�llP� YG'�Y� c�l�tcbl►SeS , W,4 NEW CONSTRUCTION A PLAN FOR IT S RENEWAL DEVELOPMENT CONCEPT REHABILITATION / REUSE GROWTH AND IMPROVEMENT Di_TERIVATIVE #2 ��, PARKING 34 jaidit iv;?, cvl -w 21 • cl s WN I I IEl DEVELOPMENT CONCEPT NEW CONSTRUCTION REHABILITATION / REUSE ALTERNATIVE #2 ; PARKING 1 A PLAN FOR ITS RENEWAL GROWTH AND IMPROVEMENT .1q / -AIAA&,A Grp+C:,l /l/\\,ce c6etopimmt ------- --- _ _ O A_- v _ Leofp-r —_ - - - oks st-Al"" N-Ll sX ---- —I L3 Ll Li I :t,M,31( sl�►o�s / Yeta'� -WXAC[tiS-S I DEVELOPMENT CONCEPT 0� NEW CONSTRUCTION r_ REHABILITATION / REUSE ALTERNATIVE --P2 �'r; �,�, PARKING p PLAN FOR IT'S RENEWAL GROWTH AND IMPROVEMENT 36 in 0 Is DESIGN RECOMMENDATIONS/GUIDELINES The appearance of Grand Avenue can be significantly improved and should be as a vital part of an economic development strategy. Four principal design objectives for improvements to Grand Avenue are: 1) Improving the public street, particularly the sidewalks to a level of quality equal to the Grove Village Center improvements. 2) Provide specific architectural design guidelines for new development and rehabilitation of existing pro- perties. 3) Landscaping of private properties along Grand Avenue, both residential and commercial, to emphasize a coordinated tropical landscape theme. 4) Special graphic effects to reinforce the cultural dimension of Grand Avenue. I. STREET IMPROVEMENTS To do a meaningful level fo quality street improvements it will be necessary to secure approximately $200,000 in street improvement bond funds. There are approximately 5,000 lineal feet of sidewalks for which it is proposed that a brick pattern similar to that used in the Grove Village Center be installed. In addition, special landscaping with palms and tropical flowering trees is recommended along sidewalk areas between existing Black Olive trees in curbside planters. The City would be obligated to pay 75% of the front foot costs of the improvement with the property owners paying the balance, over a ten year amortization if desired. This would rneon tht for an average 100 foot wide lot on Grand Avenue the cost would be approximately $1,200 or $120 per year for ten years. A special feature for the walkway improvement is recommended as a means of introducing local identity and emphasizing commercial businesses. Shown on the accom- panying graphics, Sidewalk Paving Concept, and Sidewalk Paving Detail, this feature would consist of hand painted tiles depicting relevant cultural or environmental images, set within a matrix of bricks. These tile insets would occur only in front of business entrances and would have a different tile for each business location. The painted patterns could be of flowers, fish, shellfish, abstract wave motifs, or other designs symbolic of the Bahamian and Caribbean cultural heritage of Black Grove. Contests among school children or local artists to create the tile patterns would allow community involvement. The same the used in front of each shop could also be set in a border around the doorway to give added visibility and emphasis to this special feature. Funding for one design and creation of the tiles would come from the $20,000 in 7th year Community Development funds set aside for beauti- fication of Grand Avenue. 2. ARCHITECTURAL GUIDELINES The C-2A zoning district that covers much of Grand Avenue already provides substantial urban design and development controls consistent with the pedestrian oriented retail character of Grand Avenue. In addition the delicate issue of achieving architectural continuity and a semblance of culturally relevant design in new development must be addressed. This is not to say that all project designs must look essentially the some or that historic, cute or charming accents are desired. The need is to suggest certain elements that can be combined and/or repeated through architectural designs for new structures and rehabilitated structures that will evoke characteristics of traditional building designs and forms native to Island cultures. The ensemble or collective image that creates a cohesive street scene is the I I I 1 11 1 1 11 111111111111��= m TILE BORDERS AT DOORWAYS ulau mm) I I rri Cl r U 92 Li l] ���1Qd F dDD D p n.l. n _[ � � o. D D D D p � 00 noas D ,,po-mnC a ��a�Dp�, EOQD ADD � �► � � N����o1w �© mr 1-1 C1 �ap01Do�D, I Val IN I 00EQ00 0 'loci 0 ci a00 DD n _' t: 1 J7 7." 45 PAVING IN FRONT OF SHOPS SIDEWALK PAVING CONCEPT ; �: A PLAN FOR ITS' RENEWAL GROWTH & IMPROVEMENT I Ila SIDEWALK PAVING DETAIL A PLAN GROWTH FOR ITS RENEWAL IMPROVEMENT 30 Ln objective, and architecture can achieve this while project- j) Pavers for plazas and front setback areas to be ing contemporary and individually distinct designs. identical or similar to tho se used in public sidewalk �Specifically it is suggested that several or all of the improvements. following architectural elements be adapted to the design k) Maximize external exposure of ground level retail of new buildings and rehabilitated structures: space with individual entrances to shops; as op - a) The use of pitched roofs but not projecting mansard posed to internal corridors with only one main roofs struck to the front of flat building tops. entrance to street. i) b) Consideration of interlocking metal roof material Use private balconies on external facades ofstructure as often as practicable. similar to tin roofs in Nassau or Key West and as opposed to asphalt shingles. Tile is also desirable. 3. LANDSCAPING c) Arcades over sidewalks or setback plazas - cast or For relatively little cost, a coordinated and targeted wrought iron structural elements may be effective- landscaping program can make a substantial improvement ly used. in the appearance of private properties facing Grand d) Increased window height, particularly at the first Avenue. It is recommended that: floor level - avoid use of jalousie type windows. a) Private property owners, particularly of the resi- dential apartments, be approached by the Local e) Use of canvas for awnings or along railings. Development Corporation with specific landscaping f) Use of the lattice for screening or separation. The proposals for each property. Landscape designplans, plat material specifications and quality wood lattice is distinctly Caribbean and an effec- discounts form suppliers should be provided and tive device to produce shade yet let breezes encouragement from the Local Businessmen's Asso- through; to provide privacy within while allowing ciation and Community Development Task Force occupants to see out; to introduce texture into emphasized to these owners. often dominant flat stucco wall planes. b) Planting schemes that emphasize cluster plantings g) Use of Keystone or coral rock (coquina) rather than of broad leaved tropicals should be encouraged. brick or field stone for wall veneers. h) Wall colors of bright pastel hue or white. Such a plant list might include: --banana trees i) Maintenance of a street front wall height of not --traveler palms more than 35 feet above grade with additional --ginger levels if needed to be set back at least twenty feet.--haliconias 40 C'7 6 --shefflera --fan palms --seagrape --philodendron --spider lilys All of these are hardy, low maintenance, disease resistant and showy tropicals that are rarely used for accent effect in landscaping of commercial or multi -family properties. Most are low cost yet could give a unique quality image to Grand Avenue if wide landscaping participation along Grand Ave- nue were achieved. Most importantly, they would effectively mask or soften the bare concrete sidewalks and asphalt parking lots that currently create such a harsh streetscape. 4. GRAPHICS Three specific graphic programs could give Grand Avenue a very special image and promote pride among residents and visitors alike: a) Historic makers should be developed that depict on anodized coated aluminum, scenes (photographs or sketches) from Black Grove's past along with brief descriptions of significant events, personalities, anecdotes or civic changes, and which are attached to the fronts of businesses. A relatively small Communit Development program allotment of $5,000 to �l0,000 could accomplish this. b) Banners, pennants and/or flags that promote a logotype design for the shopping district should be developed. Just as Dadeland, Omni or any other shopping center aggressively promotes its identifi- cation with shoppers through the repetition of logos symbols or trademark images, so too should Grand Avenue develop its own logotype to signal the emergency of a cohesive business community. Nylon banners, for instance, attached to utility poles would present an animated, translucent and vivid image to Grand Avenue traffic. This should be a special project of the local development corporation in cooperation with the Merchants Association. c) Wall murals done in a tile mosaic could be placed for strategic visual effect on two or three key side walls facing Grand Avenue traffic. Like the Edificio Jose' Marti Mural along 8th Street, these should be dramatic statements of the cultural richness and heritage of Black Grove that would add another dimension yet reinforce the graphic identity of Grand Avenue. to L"I Ul's 5kog REPAIR TIKI CLUE5 Ma IKEs F)DD 51OP\E f)ArAE5 CA E NEW MEW DEL I F,;6 --Food5,rbRE I WNLTS LAVAJPRO MT toll"- 41' t --lair GRAND .4-j k:,Aw .4-4 -7 Fri DWI T, tr i MN EXISTING, ... -' . r k. MERCHANTS 6IL!5'5F0T5AF\ GLOVE C150 LE0JN),A9,D5 CL11 T11 I MVKF\AYc, F15H MKT nOKNEY F001D S-rmc sjplwm Ufut, 04UR6A NrN6 F00f?\ (:ORtJF-R WE FAMILY HOME FQU)P 5aVLTZ) 5"L 'RE(-OfTS GRAND PR06S 1 CLINIC GROVE DELI 1.4 1 LLIF- mATTS WE 42 0 0 EXISTING MERCHANTS INN jaArZ S FER BUTWEcr suY- R�� r�EATs KH -- -- e -.. _ _--'--- I —. - - - � . _. -� ..b ..� .. r '- - r+• ` ,fit I t. - sa J��^ ',"L. 'is �-'el �•: .:k.. e; � �r' � *• ,�. � t .. ..J''.:i® �rr � $ 'f . 7 � 1 •'- �n�-i.,. yi• 1iT � �..; � K �.�,yy nab i. � i K�"� h y `� ems.# •- � , yuZ,r y'. 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