HomeMy WebLinkAboutMemoMemorandum
TO: Frank Rollason, Exec Director
SEOPW CRA
Sent via email
FROM: Joseph Kohl
Dover, Kohl & Partners
DATE: October 19, 2004
Frank:
The following changes are being incorporated into the SEOPW CRA Redevelopment
Plan:
1. The goals from the Overtown Empowerment Trust will be referenced in the
redevelopment plan on page 2.2 in a new paragraph following the last one
currently on that page. The goals will also be added as an appendix at the end of
the document.
2. All References to the Project Area H, "7t Street Spine" will be changed to "8t
Street Spine."
3. The shaded area representing Project Area H on the map on page 3.2,
"Conceptual Plan Diagram," will be enlarged to include four more city blocks to
the north, up to NE 10th Street.
Keep in mind that the project areas A-H are not intended to be fixed areas with
boundaries. The text on page 4.2, second paragraph, describes their intent as
starting points to focus redevelopment efforts. The descriptions for each of the
project areas are intended to offer a vision or ideas for the eventual
redevelopment.
4. The illustrative plan focused on Biscayne Boulevard on page 4.32 will be
modified by removing two notes and their corresponding arrows. Those are
"Towers oriented with narrow sides to the bay" and "Base will include habitable
space between parking garage and streets." The plan underlying the notes will
remain the same.
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM pad ON/b//t
.424/0
d �.. DO 72-6 —
Memo to Frank Rollason, SEOPW CRA
October 19, 2004
Page 2 of 3
5. The text for Project Area H, "8th Street Spine" will be changed to:
Project Area H: NE 8th Street Spine
General Boundaries:
North: NE 10th Street
South: NE 6th Street
East: Biscayne Boulevard
West: N. Miami Avenue
Submitted into the public
record in connection with
item ?Z -4, on is -zp -.4
Priscilla A. Thompson
City Clerk
Challenges
• Despite the location, properties between the two Arenas are somewhat separated from the
neighboring downtown. Barriers include the elevated MetroMover tracks on 5th Street and the FEC
railroad right-of-way between 6th and 7th Streets. 7th Street is not a through -street, because it is
blocked by the Miami Arena.
New Opportunities
Recently various property owners in this area have organized a collective effort to coordinate future
dedtlopment across multiple City blocks. They can do this with flexibility if the City designates a zoning
district that would allow transferring certain zoning requirements and entitlements from one block to
another within the district. This flexibility will allow opportunities for a grocery store, additional
commercial anchor stores, and better configurations for parking structures since some of the blocks are
very small for garage.
ZHA, Inc., the CRA's economic feasibility consultants, has identified in its 2003 report to the
SEOPW CRA that there is potential in setting up and attracting a new business market in preventative
medical care to Park West, generally supported by people with greater means, spending more than 19
billion dollars nationally each year. These medical related uses are not necessarily required for the 8th
Street Spine but are offered here as a unique market potential for the area.
Preventative medical care includes health maintenance tests and scans to make sure that customers
are healthy and for early diagnosis of possible health problems. Tests may include EKG (resting and
treadmill), visual acuity testing, audiogram, chest x-ray, spirometry, non-invasive colonoscopy, blood
workup, body composition, and nutrition counseling. Customers will have access to over 100 specialists
and may receive additional diagnostic tests such as calcium -score heart scan, CT lung scans, total body
scan of the heart, lungs and abdomen/pelvis, ultrasound for carotid arteries, dental examination, skin
exams, and cosmetic surgery consultations.
Mingled with the medical services are holistic services that include traditional therapeutic massages,
facials and body treatments, and energy healing (Tai Chi, Yoga and meditation classes, hands-on healing).
Urban Design Solutions
The success of this project depends on the creation of a district of various buildings and businesses
catering to the preventative medical market and to typical residential and commercial markets. The
physical form of this district will not vary from the urban form for Park West described elsewhere in this
Memo to Frank Rollason, SEOPW CRA
October 19, 2004
Page 3 of 3
plan.
Current property owners should be interested in this idea, because if successful, it will provide
demands for leaseable space or land/building purchases in a unique market for South Florida. If this is
slow to implement, conventional market demands can provide tenants.
As in the Promenade Area and elsewhere, the zoning regulations need to be examined and modified,
if necessary, throughout Park West to encourage new multi -story mixed -use buildings and parking
garages. The requirement of windows, doors, and terraces to the existing buildings along streets will
contribute to the natural surveillance making the environment safer. New regulations could:
• increase the FAR and density limits, or eliminating them all together.
• have separate FAR requirements for each use as an incentive to get mixed used buildings.
• allow for transfer of development potential from one property or block to another.
• add flexibility to setbacks and increased greenway setbacks on certain streets connecting major public
facilities;
• swapping public and privately owned land to move public rights -of -way from their existing locations
to new ones. For example, 7th Street could be swapped for land next to 8th Street to make a larger
right-of-way that could include a significant green way between the two arenas.
• include a streamlined the regulatory process and increase MUSP thresholds.
Stakeholders' Roles for Redevelopment
SEOPW CRA:
• The CRA must first approach the hospitals and confirm ZHA's solicitation of the hospital's interest
and the understanding this is a hospital -related real estate venture as part of the regionalization of
medical/health services.
• Set up a long range planning committee devoted to finding a workable manner to construct and
recruit tenancy for the complex. See ZHA's 2003 report for more details regarding this committee.
• Support the City with the effort of revising the land development regulations, by funding the effort
and/or promoting it with the community.
Clip of Miami:
• Economic Development Department validate the economic viability of preventative medical uses and make
recommendations to the CRA board whether to pursue this project.
• Planning and Zoning Department prepare new development regulations for properties in Park West, to
allow an increase in development opportunity
Commercial Property Owners and Developers:
• Collaborate with the CRA to get this project started. Volunteer to participate on the planning
committee devoted to designing a coordinated effort and for recruiting and setting up the potential
preventative medical care market.
• Leasing agents may want to assist with meeting with the hospitals and doctors.
Submitted Into the public
record in connection w'th
item to
Priscilla A. Thompson
City Clerk