Loading...
HomeMy WebLinkAboutM-78-01871 1 1 1 1 1 1 1 1 1 •*; . , ( • ; t ) 7 1 - •.1. 1 1 , IVIZZIMIC411,WAV4044KWAVV., T.1c:iory tic • T, 9 `,'•.','I. :I? ,rg Poh,:rt5 and Todd 7 1 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ri itf��3 rt►r.-:,;.;;�„�.r�;, rl ot)pi iJfl3,l: !lent ' t' t" l.;l .,10.1 • (71-.) 91 t1 kh r i't:tlt 1') y 111:1 ti , ; { l 1,1y r mein O I' Lh1r� L�, j��rt�t , .1-,„. t)1 1.t:,lti,.ti 0 3. 17,.t�)itli','rci.v`t�is;i.i.wia�u, �11f11'n' 1, 1. 4 �i` C]l.�.� xr irtAAi 17.�'`i'�•=.'�`�•�'"1,'�.',�,�e ��?��'1z�C� ; `�'�,� Y T ,'ky 1'1.R-irin4.n ., n ohun1ir'aty'1•c!d 1 r,jied $:11.1 ace; , MO 1rc t' Fio1ir.r. t and 3tr -:i on( p1 iil'1ner l f :1nd 1 Conomi.0 itr,rlt,`;r l Ar - Biverront OoveioPrt ir1IC.-t ii 8 f;.r'r,Ct i 1 rltle Lit tho.:rlouth' (,r)dttt)t'J,sed Of ,th �,:' , , =� � _L %i user `_ �(#�. y:'_ � '� r- .° <; ,, j_;` A:;- -r; . �`.-t . xT;'`t p c il . ioc td�.n aY;:' ,�,,: 1, :::, -,,; .• � ...; , .. , y'^<rx•e ! aver and' C 1 �1. ��:�Ji�. s`�].S"'iI'tt3.�} / t_� --'� •. J. 'M1 � I• c}.]:s } t.or the 1 n it,'�r,'c�„`;'ti�;�1:•'%.�:.'a.=,t)ii': , .i't:'t'.,'l.,it'1,�' �,�;';�, `fi3 �l?1• (.C?, '3' (.) � C::i t d ': hi'=• ra'. Trl' ;rr<t1'i,ti( rl, tx�lit centers ar:ta'built upon a theme .,hich Capitalizes on the, unique historical, cultural and physical qualities of the area. A substantial portion of the, area forthe specialty center is devoted to pedestrian open r-pace and plazas and a unique public ambience is created. In Ibis way, the specialty c.nt:cr becc�y ics an interesting place i:.o visit 03 well as to shop and dine. Although few have been built in Florida, examples of specialty centers exist throughout the United States. The most notable .among them are (;hi.'r,adel1 i. Square and The Cannery in San Fran- cisco, Ports O'Cal1. in Tos ;snd Faneuil Hall in Boston. All of these are waterfront r.ont oriented centers which have helped Lo bring activities to previously underutilized areas and thus have been instrumental in revitalization efforts. f''1'iC'?( i ci atd re.qr'ativeiinsensitive t.(3`(?Ve al l i Y Yt}t_�ri].�..t�rt-:(1t=i C•``'C3IlCi1.t1o11§ because the primarymotivation I:.� r . r �.. visit t le canter 1. not tb shop, but to (i) nr i.n noV(r._ ;nt=� r-oundinyi .rid partake of whatever recreational expe1:)('nceg rice offered, with merchandise pllr(:11ases largely of the t%'1t)1use variety, Tt iS (111. s (+11ornet t''rl.'>t1.0 that enables the t".0 dr 'ri rrom a witlo r"�?hills of 50 itli1('i, a5 t.r y; y � •t�}tt1�11't+rl {toIthe1t1�'1 1 1,lt3iq Oof1 5 � t.o 20 miles (...i t [) t <"r11.�% _ .: t r'•(1 :'ri t h t ho convenience -influenced .re,ji ti'l;i1. !i�il 1_► t')1tl:i Be cause it: i a di •it inctive r( ereas attract tourist . support,1•. t i t1nal de t: 1.na tion and not ';i 3i'a71.y anot.1' er ';hopping r'rrnter, i i ma t �')t?1 •.It i (7ri :i 1 and i..'l F"tt(,s immune ((i certain m + cant"t'll"irt?:�, :;t,3•ll i.lri the trend toward�:illhlir'1N3'1117;tiL1C1J'l, that depress f"ss L)erfor n:: uce of convent:1.ona1. .ret:ai1. 1.'u 1,1 it'•lt'Ss tti. 7 t::r•n'LerS generally have higher •iver�lfje ';ales pot . rl(. ( 1 .i 1. �.� ;till li'0 root than shopping centers, rn idd1 t,'1.on, they do Jolt ,_9Ve11 if an area 1..:7 already saturated with 1-(:t; i_onal shop pl ilrJ centers. t tirt:he•t wr)re, a I (:"'(l i on (",an easily y ;'IIF)C";r)r{ ` 6V-.:� t'r"ral :per.4 t 1: L ' (oi'l"t'..C.'r: .t ;IS exemplified 1,t td by i i o Lwoi'vn ` )C t:'i a .i s.ii(:01 i`s re,,l i ona ti%i3 i}ot: �,lnK�. �'t I1t r'r•� which li� +7ta, ,�)ilt e� for the Los s � (-t•..ts(,t i-n(j for t.(1('. r,on ;j r�.3.;7t'i 15(Jr) rC:{j1onal j •,•1(r.('ts '"actors 1'ia1.'ch typi.('i31 l.y :3t_ r'1:Li i1 t''.s. pt''r 1 t)r:':iarice include 'thc':'. •(opula:ri t y'"of the a'lri jor resL.lur.Int';:, the )tti and of t d1 :-,hops,,'( onvt nient ,')szt'li1.ng, inne, alive eli n and recreational', it iontal i(�r:a1`o(i on �' it t.rfl C� Yt; �•(?)lit 11t:s In addition, specialty r t`•llta t T .� ,.ient ral.ly perform better than.those 'located inland 'due to they :-t; ni.0 amenities and the recroal onal, potonLi.al of the wat & r oni-. 1 e i t cl('tlti:?L( lilrar (�t support 't)r` t.C)r \'fl t. , K 1(=gin;=blc �rto `-(r T.A.) to 1980, Oct.,,ti1 :1 t? t t.t�-t (.fit: •(�1 { q �. i � (o� a, 8.5,000 t,ryt.l_3r.e trot of (`..T.J . t.:,o 195. The 5'1,000 square root of (;.L.A. will int_urn'.rc(3uirc :space for. 570 cars, or_ 230, 000 square feet, and a minimum Of 50,000 square feet of (:epliron area and open space. The total site requirements tor;. i.he proposed specialty centeris approximately s ;iC7Ct'S. Content Of t:he total 67,000 square feet of G.L.A., 40 percent should be devoted to restaurants and eating establishments, 15 Percent to apparel stores, with the remaining 45 percent being for specialty :shops. The center may be comprised of fourLy-five or more differ- ent establish,lents ranging in size from 7,300 square feet for , the largest establishment to 500 square feet for artisans. 11 1 1 1 1 1 1 J 1 1 1 1 1 1 1 1 1 1 1 1 11 1 1 1 _1 1 1 1 1 f 1 The t:.,,...._., uni.cpi t 'I. i.-1tir�t:i .'�111ci tl'ult,t'I1°t1" front sottl.hgs 'This 't ho TO sh.0 7;1 1, o1'. 1:ho is Ui 1(' 1_Il(J and opc11 ;)r(T jY.11n r The :;pcc 1.fi.'.ya,f': lt1%iT111f�1: ci `IIt er t 1 fi (.., el optwd, FiC C':(°!{Jf"_'1'.', Will i ilc :(1a1: k'(?t 1 t:( i' hii.t1 I;11( (. i Tn')(,i1 t:]:'t311, �!t? tj7'i`,}1;rLlsec i t � )1. f'i1t1.1.`1. ' t31 -P"0"1:l:ll7�i::'.�i.hf cail l)r;1" xt'yfnfa111aloA i o :3c('oltt111,(7dfite the' Prt.7p6 e4 315r`! ;l.orf 1:(. nt: 't���:j�r�i 11re of t i '� ,t wide f:?r(.Outjh to, ;at' c('( �(";"t.5citi1.l:i: 1 i i10 and fry, 1. rb.'a i (7 T,1.1mt1'i Paa`t aad )n• ;Jl.1.21(3 1.Jctt"!1',(1 ri'l,fi ir.?.tC3 J -9t� �•: Xli t'0 :'. ...i Fe: .'3xd ":bl). t riC1 i.S.:A i2:S.. 7`i.l i ii ite t?i Li on 1.t. is .w1,i.::11i71" "f:o11t:- Park . Xu7 i1k+"'--ges JO, :he .1.ffi ltiiieu1:.at.i Ofl . ar'.'t'l' ', '1,1:t1( r.:. the Wa tu01"fl,t'�nt. (l t .'Vt3 0pj;1(.'n't o "`t e . tr t i i1t? sAirro6nAh4f,reSido-..... 1: 1vo,r`.rrOnt. 7 ua ri1i? t:C? '0.:0',.` as a joint p voli. 1 ::ie its .k o,. cvo,14 'tico land can ty.lit operate i.he .T;0C1. eat Y,y (, ��;st:,�b]_1.$)1c�d with i 21t��,)"t``a c.. 3 in ( creasing success of the center.. The a great extent depend on the, quality Fore the return on equity 13i\%('-:ati.113t'. lt 1`:96i :1`1`S"ttt 1 �: rtie' ty � 1410 t`.(",11 (7A..t: '.:-i.t.0,12':tt11 11CJ1% i;h( 'C10,31. tho :3pec to :pond upon oqg '1Fi'a r a.. o .f . "`t'.'J ..:W. 0.11 t:.110 :111.0 l f` s , :11C3 tvt'1` a..Cy 7t:�„trt�f :a11 i'I1,1taii� r0111- bot:.L r l:.t)1 +112 shut 1 1_e 1_ve to' L:erl in lzi.ver t"ftfld n tJ1 l_1. l to 3r wl)az:dt:ion. will build 1)aywt1't .•,i.11 be . [ c n ts contingent on the iI - A .huccoss of the pl:ojcct will to of the ticvelepliont and thtere- 11a i to n'Ltr':lt'.t an c;=xperi.enced (?k,;v 1ouor. 'gin ?titllt:iC',S131 ('(:tnsi.(lel:ii1:ion is l:hat the equity i..nvcst::'.p_'n1: bo (_.:lough so that local. :ti 4(11.1 as. national developers can he attracted to the project. Total oroiect cost is estimated to be $9'z million when the project is fully completed in 1985. Of the total cost, $4'2 irlill.i-on i.s for lend ..1c,st?rlhl.y and sit-0 1,rt'1, :(ill:ion and represents the public i nvciit:rent which will be required. potential sources of funds include tax 5.nc:rcment revenue 1t;,:o r.ic11,:,rg floborts arid Todd 1 1 1 1 1 1 1 1 J 1 1 r rout wo1. ag federal :.:1'(ronomId`'DeVTi?ot:(ltient 11('1rnini(it'rat:ioh (FDA) million t (t''c111t:!; : '.rh( rt:m<a i n i. ncj $ 5 . andC1Gltiiirtl_tV �J(:.v'(_i_(1t�rr1(�3it.: �i1i~�r1 of the total cost iS rot tlt_`W (;on`7tAnct;ior1{ and r(:p1:t�seni:s the private invost:rncilL which will be 1'(',(1t1i1' .1�(1: C'v(`! estimate that t y 1110 developer select:('T1 t'o bni.ld ,1n(i operate the ttl)t�(:1.F11.ty centet:' wi].l have to man a ,.8501000 ini.t:.ia1. (1trlity i nve:,trnf nt which Will increase to $1million `dtlt.'rl 11(o (:(:lit (''r is ('::pir(1(1(>rl, Met ('iiti11 t�I1 1 lim flout i11r. ('tilt i" is i•:it't<lt ((1 at; `,� 1 09,00() to 1.980, increasing �y (i to $ 318, O00 to 1185. `1'1r(7 ti(it('llti" a 1. r'('t.lrl'n to 1.he (_'veloper i t 1 t�( nt t o 1 94 1 :t.('1 rlt 22�;t'.1` '' `;�, r I1l`.'(t'�1:i1 Ilt� c)n his a.11 Jl.:� t Iir(_!n 1: 1 � t:`.y -1 .,.<. to 31. (''_1'c' ant to 1-tl8ll (� a r,a:;l, .( (.,nl�'t t (.i :' to the ei.t�y ror land ( :;t.11.:±1.1i.,(1 , t tI 1.2,000 to 1'),'0�, i(il (-111 to $11.1,000 to 1985.. ;oriy the public b(=nefi.t: ilevelopM nt, of the specialty' :et'te A 11(:'w ktnd of (`ntortaii'ttint ,`12 i"Lla';f ent1.'1 r(ti'tn4 anywhere .1.11 Sou W:A-Ohs Wi.1:l. ;)'0 (. i 11: I.li'Li�l'ti';',;i1'l f J: i, €l.ta_ f _ ;, c,c 1 a 1'.1 't' i'71:r,:(':i 1.(). i^7.1 t. l; 'i l t' 1: r t;]_y :'}lt't'-i.1• i 1i0 d f l.`('am the ;1r`e t , ;.i°,}) )i._i:fj +',t�( i-3_0.11ce not. 1 .;t: 1.r:i;r. 1(1,17 wi 1.1:' be :'0t.(2.`i't.r ,71 ;; t: ('r. 't1 ,,tripl t„'i::1t)ti i bu tc'' t::t:1r `t, i,a�(t1 .} ,ls . -?.1.. e: w.i..1.-1. :1. t.((..:.I-'C?,'rC e? ..C(Yvti),9 )' l.1'lt '' 't °i i. 0 ' •:' l.i.(`.h wilt. ;i' t .(',.� ,,, _1_`i, ':' 'a•t:.y;t' .'<'�� 1. l 1. �-, l r 0rl1 ;�,e :1": `� - i1 : is (� (1-to 't, :1... �.. ..�_i-''.',';.'i;; 's .. �i . :� 1^� r.r10o.ut,.o (,.. t„1 ";r ( �. :E2 i i. :i... " z Lo :-i'Ite' -on Project will ; e- a , ..?t,:,11y �t ,surrounding noight or'hboci's .a ::ext S 4eps The north;:("'st bank of the b'i<1,11i RivCi'1 ront, from 7th"Avenue. to the F.E.C. tracks is prrsently within the NDP-3 redevelop- ment area. However, the south bank, which was selected as of- fering the greatest opportunities for the proposed specialty center, is not within an adopted Community Redeve].oi .dent Area. Phe implementation of the proposed ,pocialty Canter, as a step in revi.talizat.ion of the riverf.ront, requires the use of the public's redevelopment powers. Presently, under the home rule charter and state enabling legislation, these powers are vested h ttl.t'r.7.1''(:::3 1 3 t�, .I,11C1..-revl'�(i1 d,'r,ivct i oa'it itt the tounLy i3oa :d of C omml:S: i.ot1r1 ''y: The Bt.atrr t'hi:lrilllhi tjt RecleVelbtiment Add endoUrageS p111ni el. )r111..t:1.t' to prepare kr et1e,, Neighborhood Development t'l.anS which will :-set the rrar1eti:(7rk i for a Community Redevelopment: 1'ro3 ct: r ltowi vier ► i L ►`e(.1uire t . 1:11r C1(:'il.tilltatl.f)n of a Community rIrd('vf?lCtL")u,it_sllt Area (mi. area hav].n4. t slum of bl_i.tlllt.(�(1 (.(1rltli_I iO1113) by reso11.11 i.O1l of L11(, county prior Lo t11t, )r'(,p'11_ (7 t i on of a ComItifln i.ty Rt,(1r,vrl r}111i1C111: plan cor P.( ('1t}vel.oprnrft Pro jest :1n(1 I:110 riaopti silt Of 1.:11;a: plan J1 10r to initiation of public actions, Ltl(;1.11(ti 5'lt) 1;311c1 i1Ci:i(^I.11)lyt rt further rt'jo1 res t)lrlt :111_ 1•-:1u1 d1:To:I1.tion be done through a competitive. 11CtjOLiat.1on pI. t?t"ess rn't(1 Yit:. fail' value. 1 ('(�1�t131: r1len ,i V(? Ne i tJ111)o .f 1100d Plan The recently ,,r.(IE1i.(rr Mimi r, (' 1�(,)T` lit€derl rk.1 11(i .I ll(l (�(:7.'illl.'i11]_"I.y ?'.edr'Ve1 op set a general f r,��,.0 � : � rk .> Y r)h t:�11(�� t i I y>; 't�;Irt ''i1 rl,li_ iltt'int 1)t.oces5 i.n ('t't'1.;11 n �?r.it 1 11;11:i i fI"011t Stills" den led 1►l this t)1:i11yytlfi ci r t;(i(„'�Y�i 1(3[�ly°;( 11L c, l,t)O1.t:u11,1.1. This 1. 1 / (7 still l a par 1 01, ro I 1' 1 T1q �a (icT11('rill ,zrrra: �� t�t , , rl1_L).ritt�ll :3 f.C'Ci.Ifl('work for 11Cttl(:''r'1 „k1_n(J i1 (4( ;ilt`.111111.1 y't.�'3�?lf}�':,i3' 11t: )Ji't1'f�(..,i:� 1 ' detail5 010 of 1,1-i(? ))0Od plane '(')10 ''O1 1o'wi'Flt1 a1 ('1)s nei_,(1 1 0 )i( I. d,(. n u on a'(. opt1'O11 o 1)11ei :study principle tt 1t'4 11le Ly 11 rti Co a (l( 'a1.ro. 1:.t7 iir:d : t, t 1 eY' 1 ..(..';'1 :Ulll_y t. }kt 1 v portions of .t..h(? )i3.vc:r 1. .The. city ,Intl st (10tor111.:,1r? t ;1(.'t tier, 1)1l) (C)11X'1ty' trnIce file 1: (..A1t:av01 (}1liil,'Qll t 1 t( Or" ,ti i';o11 1':he 1)...l`;1"i 1pilir_1ing .ag r41t�,tl,i.11t 1tiitill . .1F43'( 1,L'� Or .'+Thet,�e e shriu1.t1 delegate its po'4'te'rs .t.0 tho i i t.y. Y Y t:11�: 2. tt'1 0 `edev(?:1.t,ir. ,C�nt ��1'('�(:,'essi. (• rn then Il )) 1..:T11 i 1_+.3t (( '� l y ,)a:r, t io11 of a :atat.(_ (tlt of r 1iy 1 ct_solut:'i0n of a Co.;;omi.t:y r ( call( t(ift 1 (tea 1(1. the t repartaticn and adoption of a.:c Duda. Ly, lit:=10-', o1rot)..=( n,t Plan ,in conf70i'lce with the regn3 r'.: tuft s oft> _ th.State Community edeve loprfont Act • t1pop ,:1,1opti.(n of the Cr ':•Yuni t.y,,T e‘h_voi lopft.ent t'1,-,11, the r-e d'?vt^1opment t1'jt'ncy can initiate land asseP3)iy, advertise and Competitively select a developer and negot.l.ate a contract far t:.he construction of the R1Verfront Specialty Center. la '1 it (1 e r -` a 1r (Jif 1. ly. C)u11Ly Development Pot(=ntials for Other Land Uses The four major potential sites for hotel, residential and marina development are located between the Rrickell Avenue tar idtje and the proposed aliynment of the mass rapid transit system. This area includes the pi0po ,od site of the James L. Knight Conference Center and Fort Dallas Park as well as the existing Bauder Fashion College. The realization of its development opportunities, however, is to a great extent pre- 1 1 1 1 1 1 1 1 r InIttly, tv 1-11,0, iji.O:liiti‘Oc-iii. di',,,, 4,'r, 12- .,,.. , i.,-A1-(660f-liA I6tHA-tdolAt26" (IC' iitj 'tkioL,M1 iL1jt with twei ildt4-IntiAgod at th& , saMd .fiticatAbn will OraStiCaliattect or 1 1 nl hmto t110_ 6" thO,feur devolopmont oppotinniLy aroa, 7i lternative 1.0A should. he round 14 the Arr.i0!31)orLai.:100 plannors which no oni ,sai:IsFlo:t Lilo 110d lo owdeArAftic across' Lho rivot but , - which also maintaing and onhau,..:0f1 rill:ure (lovolo9mont oil tho riverrront. A noW,br3.04j-0 alonq 1.ho ptoposod transit riqht-of.-why' ictong with the rrfAacr,monil ot iho oxistinq Flouth Miami Avonud P•t• i (1,,vi wi i. 1. , 0c.:orttoi1 :All: ili;t1 ,o1.) 3 oc t 1 ve S , iin‘i Hicrroiloro is r0Colt", .,. :01106d—roe 6HAIdt,-'6Mrlerat.i.ons Til,aa-01'00,' vi0'1?re6eF,ie rot09601017,itiorl- Cho count. nA ltim0t ,t4y0:011-6nmbilt'rot:thc 00n,LeWilir:V:dople Movet AdrosS aftli.', ll'airitV:-Oiveri)Y11,110i',,j,i1,iiipi,jt:401,o'ettito,tie thecrouing , 'y,Oi:,„'abO',‘,01,1„1.''. rtii,(-;.:1:11 ,0.1±6011 neeciitl to:, 010 ,;raineg:.; r"-,1,Jvft :i'g-,,.„3140,61‹.?Priu7='flt . ,. . J '..OrtAl'ntrtoritt, t pdrti0n8 �f an,actIve ,-„ pir,,o,p,)ovrnentcanthrS -0,:baNM1.414, 1''; ;3, t.. t r•. Pt1 rt)tt(1 1 1 1 1 1 1 1 1 Page Six Prioi 'C the early 1900' d, the Mitami str°eaM nlY n miles icnq, linking li.srtayne i .tb "tip Fvert itarieS during the wet season and primarily draibing t'he coa:st:al. ridge (luring the dry ttea:ao1. The ear1-J_est ' ?� i nilabi tant: 1 of the region, the `heque stet Tnd1 ca. 11:i, settled i 1 t i lalnnq the Miami Riverseveral hundred yrtlr.•S atjc� and utilize' it for trade and transportation. Their ltlrg '.at village Wad � t located at the lnnuth of the Miami River, which later ecamd t t the first sand tr;cast 1.`,1pc)r.flant arr_.1 Of st'�t.t:lt::tnt?nt 1.n the 1900 Henri which evolved into t"own.Lown Miami. During the t.early :j900r+, as t:he city of `°i.1,='ain L -`y teW, pal: tidu.'!i., �.� lar1ywith the construction of the ht1.,-atli.c'r (P.r.C.) itaii.ro0d, i i y�� 1 t_hc':river became all mpor.t-.ant 11.nk in thet-anspo,rt:ation net:,° ,8 il,i_ng vessels transported f7't311 produce from then •.',�. agrictiltural rat:oad of south Dade Connty up the Miami River tW S.W. 2nd Avenue, whore it was then sjr.ij)j)o('1 LO northern markf't by rAil. Tn the early clays o1 the City j the river was al: r . st attraction with paddle -who'll boats, ri,lt'd •_a zhri�c't;.olar] � 14tJst'ream to the n rani t.idtt and to the look -out tower on .i°i1.il=fit"1• J in ..1.909, ..1 he River" was dredged and widened for the t' Ja11e and connected k S k - fj s S %' .t he Eve/.t �" t ct t,�t',t:t��d to 'I�ra� c t.; t'�t'!t lot>et. , xt � part « rainna e `project. Although - this activity .i.ri:iti.at (-:da lotac; )t 211/^�d",•o tti'1v?".t on}` ont,.[a1, t,tt:`.3t'r,€�rtKl�t:l.�i 11,,.Cs37C�;;,.1 r_ t'zll.�f`�'3l."iCiit' Jt�JI1"(7f.:aalj,' tat:.t" rya,'i..i_ o } b" d (�c ♦f+y� '�t•:3..'r' ITi L s,, , • ].'l+`. �' l: 1: z.:'°lt i:°i ii-. ti 'l%•C? ; +.)j; l he:i iAv�`�y ,7.'Ild'1,:1 >Y.i F.+•'„�, y'��-�^ r 1:c r:;:'„i tr.;h as been t iId"' continuos to be primarily 'a . crJztalilc river. The most urbanized portions of; the riverfront are. t within' fi;a.rn1. City .limits, whichextends from Biscayne Bay 20t,h' Street. The River i- s centrally located wi.thin, L1_ie city. and -18 in close proximity to ajor activity and employment centers, including the Downtown, 13rickel_l, the Medical Center and Government Center and is bordered by several residential neighborhoods as well. There arc approximately 61,500 linear feet of riverfront within the city of Miami. Of these, 21,A0 are in water- front commercial and light industrial uses; 15,500 are vacant, underutilized or in non -waterfront related uses; 14,000 are in residential uses; 8,500 are in utility and transportation. facility easements; and 2,000 are in parks and open space. '.":. ;I, 'l:l'. t•.3 f;, !.r.rts ;:nd ro d Page even Shy. yr rt:i1. ArAl,,the on the river, 'slim ht.ii.lili q And` ro:)r have been tlot.l;.ninq. The great(3t.'Ondent:t=i'i a. i uses i_S wtthi.ri thr t.onnL i'r. Lion l)t 1110 1°iv"ot='l Writ..th Ot y, 2"1t;h Avon e. 7n �at1r11.t:1fl, fro1ht' hanr1i 1_n ' i.. i bb.tnl ro11:�t5 :1 y dated and has ,:i mp1e room for fur:t:hor' :inS1.0ti .l t L1i Port: b•' 5 � Y Mtami.l The two other 'prinelp�11 comm i i�,h;t3 f "Y1 S't ll 'Y�i'?r:["r?C1� t h ( ' S '( 'heave- Y, 1�(7�at st.;o1 4]1it{ (3p[r'lnC 11c71.1�t C?n 111co l l�[' , r�'fll`Ft�SC � � 1r1;6, . � 1�:� 1.1ir 1 ' ., 1ained st_ab1l+. ?:c't, roa 4 ,r)ntal t>ofrt: Wcyt boat'Storage f•tacili_t:i.r o:t: , Y't1a.1.C1rnce, are in rJrf?ca'l the 1200 commercial vr;t''L Hht .are' le atecl on the t•11 anti ' i 'e�. Talc J',orint:y :Vary. r'1twj tent or unmet tit:?!ond., 911t5',twr�1 1 by 1985 there will be .a 't,s:,';� t, slips ' in t;he"'.. counLy . 'There additional. slips within :t barely me,e is t.he »ojeCt"1unS, w:I.t_1+out,',',rt:z';�C.yt.`.I� pa,ojec't 'at 25OO b.)ttt ',,a.am.i River are Lta ld ei7",1T pro];t Ct3.ens are, tI ed on- the .:I'1\ 0.t to 1980a t.`o ' t:he and. {)rotectvi_on i,1t 'i:l'+,`� {'�' iit + •i.' absorb a a.' i rich cQr:.sit1<.ITtr, ;`i h� 1v _ "�� "h e� . # c�'iitiA?lr.•.or' 1 �..� marinas h i e boo: b i.a oXpe 1Sive land.. Izo heN't the r _1VC r. ;.'idenS .:ink'' botwc''c'ln the shoreline caiv be J i.nnci a] iy l other"hind uses which', can ' ca for the marina and where, in amenity value of the project. ri ter s�5i f i.Y4 tr t:'i leihc 't otan{ '. de-. unt' t;tral11�� ,,l v nd t`or. llra,�at " i 3 'r3�'dt:�'t'.i onS Tor 1•a-.: HIS t `s ►L'1 s';r1 ted that beat: j ti fi 1.t 1,r� E1�1 1. wet c) xls .to r1ey'elop 1400'; tAO'- font :)r•c,tl:S. . `. hiS 'ljl ' t OI1tl COUfld .1. :i1 ,11,-g ho.l's,.1 Jt` 8 1ti'tit4'h' ,'i'_-le . 1 : ) i;'rketl.ari io ,.1 t tilt.,at-t 1'l;?":"tir?71tieni:?f_t 'claI'!!C rt' r;iri)) for �y++ ']' 45'0'' 3j1t::wt boat S1tigp.� .. ,� t.Y'lli J�al l.y 1-r�1t i 1kat; dtie 1,71'r.,rr .-,it 1.ni,ty, l,_t,vei the,river can Tr e 1 'l:y ;,ieco'i: od a t oti . in 'th'ty' 1"1:.s?li'1'-.i .•,kx=' at, Ceti' 'neW t.o dre'r_`?gc 1-e1at.ivel r.ra1.)cr of ar'oas whor o,,. Wii;=.t z_twi.�azlf , r,r�rrt . t.o dock boats ,Ay. 1 1.•rle. '' .'TSl addition, 11,'t16y0op6d .a.rl, Colijalnllt1On jai. z y j.ho . cost 'of l.a,nd' to be dredg+ turai, the-�h rina increases the CoDlmercial Fishing , Commercial fishing has remained ,an,'.inpor.tant` .function on the river, particularly with the influx " of ; independent Cuban fish- ermen. More than 80 percent of . the river's commercial vessels are fishing boats, whereas charter .spartfasli.ing boats are the ME 1 1 i t i d ricld -11 1 1 1 1 1 1 111 lal. LrJbry44:it,t102.1-Ativolitor r1u tnbr1Ly i1 Tigh 1:2adetl'ort,tht-i4v6t,-At0'eh i • thd,,ge.66A pkimatily beirlq frorti Augodt to Madh4 Accent thoagh# wILh fishing rightS ih nahamlah waters hag citat, ticatly affected this type of fishing, and the problem had yot: to be regolved,, Th0 fishing ur7,01 alOng the riveriront are concentrated betweeh the 5111 Street Thridge and the 1-95 P.xpress,day, primarily bocatiSe , oC the or,,:apetitive bidding for fish. flome of the fishr emen g4et inolr and suppltoS fLom the fish houses and in essonde work under contract, whereas other fishermen work independently rid f3t31.1 1,11(31 i e.t h tO 010 111(i110:51: 11 1l1Prt r.:,01110 fishermen have organized in order to better deal with problemS dssootalod with rif;hing rights in riahalAian waters and are 111-. 1-orestod in dveloping additional colluoreili docking and ars- tribut,ion facilities on i1 idl1 iver. Although the nature of hhe tashinq requireS watorfrontage, some of the larger fish houses havere ocaLed, the warehousing and food t:et;fling 4,-4.:-42o0-1,S of their b 4 Lo inl and Industrial aro, , Ja3ntaa6.1119 onlyJil facilitieS on the river-. .cpn „LpO30S has -it -- , ae,:i0jority of:,-. . i'll-„4:,':': , .0r1VHpuola,c housing.4,,, , ,,• - itj eti7.-rdlit',.*Oula,be an ideal'':. lOC'i• '','::1'::iS,,eStillatetzl that young ',':-and-other:groups desiring een,,,„,, '',CanstipPOY:7 :L'a,-,OrnimuM,:OU,2,0,00 now conuomio% y -4 Ofif, '' ' 1' l'.ii ty''Iterf - ':Uhlt'S'' kii;::hIgi ,beni ?A, . ront location4-- 1140:k DowLuwn'lLo'.1085,',':::,',',,: A, 41. t,1S111stOriCally b4-.en the location or housi nq t OflL kt'1Li 3 t.15' 1J11L 1111 opot Ly has boi:ome in- creasingly expensive and limited. The riverfront provides new opportunities or waterfront housing at a much reduced land cost, particularly if the general environment is upgraded and if an adequate si7od parcel can be assembled. Housing on the riverfront would offer waterfront views and amenities, proximity to najor onplo.1,,nont cf„,nters and would be particularly attractive to those who enjoy high density living in an active urban waterfront setting. Recreation Recreational uses along the-riverfrent have ,alsojncipased- with the developmentHof rlianY,,Cityof;Miami:parks, includi . , . . AllfisTi:#0441L . . IntifiktUA,kfF.4e 1 1 1 1 1 1 1 1 1 1 1 \V.iltdcs; ritd ijRobot ts Todd Curtis Parkewell Park and Fern Isle. Tn addition, 1,1nd acquisition for the proposed Latin Pivorfront Park is alreody underway. Those parks aro primarily oriontod to satisfy recreational derland frnm sorrolindinq neighLothnods and provide large pnblic open :mace opporInnitios al,n1(.1 t ho river. Tn addition, more ilrhan orirnind r,.ert,atinnal. rci 1i.I;1)ch as Fort 1)a11os Park and the t;ivioalk, are pres(.ntly 1,(,ino (I( volop,q1 by ihr? Cify (o- T7 -;(2 fecilities# how- ever, will Hood to he link.-d to activiLy ,iri",):3 in order to pre,,lote. ,nd in;o of tile ;:alo)front. Fntertai.rment. mt Tour i - - . . . _ While hist.orically the rivorfront hi s pinyofl ,1-0 LTortant role in entertainliont and tooris!1, these the least significant os,.!s of the 1 J r DflI I2r.:,e of ;he rivoriront by rosidvnts and lourints for ,tnd rflerrational pnrp.)ses is (inly iaitiated. 11.e fiNtq: and ifs int(o-sting Loat;ng, fishing .nd reight provide on (-xcitinu visnal o.ld ideal s, ttinq r()r i.n1(.a-Lai.;uent and trmrist t . -es. fn n(Hition, ihe nso of the river Lo link act i.vity ;unrist a;11-0c- iion hes disc,:od and a frac,sit pt():(1-1. irali 'atiyn p,oect. will provo 1 h c(01,,cl i :•nt d 1 uriL n 1 i al c 1 1 1-In t Prc::-ently Lhe only major hotel Cievoloy,ont on .the river is the i70tel at t7he ,7.0.uth of the river. Tn 1i1 on, hr-re iF0 only a it 11; 1L.S on t ho r fvor • cpiLalize upon this uniciue location. Con '7orence. Con t or nd Hotel , now bc,i. nrj (lcvo1 01).20 , i I 1 "c;:?11) 10 bring such actvitics to the waterfront-. :di:hough 00te1. dcvc in orn(!r po.ctic...ns of ho connty ;7ec..li in recent h:)1.(?1,3 111: .1vo1y i jh occu- pancy 1 ovel v 111(4 .:nd Latin Aulorican tourists. Fecont stnCiies infiicato that the demand for hotel facilities Downtown is substantial and will continue to develop. The estimated demand for new hotel space in the Downtown area is for 1600 additional rof.7.s to 1980 and ing to 3600 to 1985. The riverrront alsforrls exceptional opportunities for new hotel development due Lo its amenity setting, close proximity to business activities and to the presently proposed projects on the riverfront. 1 1 1 1 1 1 1 1 w 1 1 T r Wallac(# t'vicNarg Roberts and todti 1)}:Vl'.t,t){'M}•:?vT J•'t•'....,11;h;ORK Although :;Oiri(-?. npocialiation of run(: t l (1n may be rip i rod i the ri.vcrrroni: can easily ;1(:(:C'Cu ;t)(lilte r3 diversity of land uses and f1.Ill(:t:1O]15. The ]'iv(?rft'(1Tli: cri11 l r'('(jiiltl an int ensely utilized and diversified activity cent.('r capitali.zi.ng upon the unique (t11;1l..1.t:.1(?:i of 111e r: i V('1- 1 rout. envi l'('i:i,lt'nt and i nld ng :;urround ill(j i1C')(J11bor h( '')tt:'i ,"lil(1 (:"'[11(l'1�,�'�Ilt: (7(.11i:('1"Ss ii:s future t;t)t.(:11t:i.nl.I 1)t)Lh l'('c'(I(`:Ai(. ;111d :iO(:1:11 , has 1),en recognized by the public at: large i0t ;'h:;ty 1�t'•1(':i ::i :'`1 ]_ as in previous t)1i1I1- I'he )'.1.vet' 1t"(.+llt'., i 1't': t1 I Ill') '11:11 11(? irlout:h (-3f the river, Is 1),t',li(•t1 1n :he Ho:It Ill'eani/el i%ll1't'iO11 ol: the cl.ty. The maj,, ( .+l:i(l 11g ')r pl;Iiltll'(1 1,'1 1 V1 i_y t'i lli er s (1t: ribed be1ow rot' )li'vo1'?4: :llt o{: i:1 I(t'(!j)O:;'"'(1 >t)0(`Li11 ty center l i ',:('11. I:.i of 1':('1- ,1r-.t,t;'11;,}'.,(+i?t. on the. ('iv(:'r. fl.'Ont. 17(..rAM ! r : tl 1.1 i. i1,..._;..� Ili i r..i (, t `l'11t? t�,1.J ."11t (: ;11 i .i:, 1 .;( :i (, i t" i t. t'. '1:i ' („1 :he :.t )1.1.11 of the I,iii17. Lv'('1: along 1.;,.-'tyll(? ..ay (.) ..(? •7tvt'1 t'q:.:it(lt: ,;?.'(l 1.11( 1'(':i ;(? C-1 t. t::311 1('e :1t; '•I: .�t t t el , i 1)<). i 11 ,t ' (i:i O{: t 1:(7? 'i. �. 1r'? (71 1,11 , `IJ ('(l 1 1 ,11)(1 T_ot 01 ;11( !i ;Z i1r? 'c1;1 Csv r(i i'rt .. rt 1 y, fir(tl : i _ .,: i ��l.y 50,000 `0121 i' L.(lrk fin.. .. f1 i.( .. tl ..i•t)i :1 .. ;1t (_.+T1 t.. 1)1 (' llt: :o 1935 :J11(''t`d ,: . .t1 ,000 l:• lli:):I1 'i,=!111_ is l e i .. :oc;'al- t'(: t)1i .t_ O ;he e } i,'Tl, i.1 h .l.•t)1 ('i::i- ltel.y S'� .:i_l l i(`�tl (; i(� �'t: ,)1� (�i i'it:t� It (?, r' )t'oA..,1lt.ing clo:.3e to half of 1 :i; 1. 1 ii. i i Ol. ,' ' .,1 of L.)t, 1 (.,.at' .:Il 1 )1: c(', -,r: ;r1,Cr^,0 :r ( . , are toyed in the. i-i(.11:3 t.+. e' i:.• .?':i 11 .1.,Fii The .'1:: jor :urce of th1e? Latin '+:-I(:'r)- 11,)n 1 ni: 1 t' e 1. it { ).V1 Ly 1.S ? ._ Tlt ;illd i jl:!-1 ,:t: i t ._C�'t:. •i1 (.L[ i. cur" Le:;1.5 7':('.3r1't' .f 11 t<:'I1 1 ii? n E. i t n _ .. '� 1' can '1 ( ' I l' 1_ :3 S 1:1'.1a)1.1y ..,'�!1 lt...it? '}.:=?. ..':J ('( . �)f"1!.(? ",ii: �, Of i.Ot.11 Latin it 1:i i '...1 it: i';''.,(? visitors 1 , 900 £ 1' i l: 1`(l t� 1 l.. t 0 than $600 mil- lion in .-Ales annually. Ali :,Ont:h ':(,tel development in other :?ortions of the c.)onty has declined in recent years, Downtown hotels have maintained a relatively high occupancy level while �)1'1.1air11'j Lo:-in: :>f1 i1"•_il'(?1-''I'S ..o(71 T.,71 I7 Arner Ca n t:Oil Sts. The large number Of; er:ij)loyees in the lje; nL.0Wn .area represents an important :source of potential market support for the pro- posed specialty center and future development (Tong the river - front. Tt is well recognized that presently within the Down - area there is a substantial (lefi ci ncy of food and beverage establi.;i}ll:1ents Cri'!..( l:;ng to the Downtown work Force. Tn addi- tion, the presence of a sizable, relatively free spending Latin »i on can :.ar.ket, whose shopping preferences are already oriented to fw'.1tQ\•'n, creates ::n attractive nr rl:et situation for the aro- -)0:.1c'Cj s ecialty center ilnd 'ut.ure development of no rivcrfront. Wallace %/lcHang Ftoberts and Todd Page Eleven The Government Center _ • _ The proposed thirty acre Government Center, located just oast of Lummus Park ana the 1-95 Expressway and just north of Flagler Edteet, is altuady ondor construction. The Covern- ..iont Center project was iniiiain.d for the purpose of con- solidating various local, stale and federal agency activitieS into a single, eonvinient loeaiinn, augmented by various eul:ural facilities and well landscaped parks and plazas. Under varions alternative employment assemptions, between 2.3 and 2,5 million square foot. of office and colietercial space would Le eontainea in the project by 1920 and slightly more than 3 square fi.et by 1990. To date, Hest of the land designated for the ill has been acgnirt.ti and one major faeility, a now 140,000 stluare foot police headqnarters, is thilly operational. rn addition, the now :;late °Mee "wilding is ender constrnction, the CiLy Adetinisi ration ",,nildinq is ehout to Login coreitruction and the main library and onseudfl is in denign and c()0!;1ruction will begin shortly and 71 ds have been alleented for the Connty Administralic,n Puilding and Ihe con- :1111 ,nt :zeleeiion ptecess is new undete:ay. in the Govetneent Center is projected at 7,000 by 1980 and 9,000 by 1990, while the nneber or 1. eple e..H.elea hi visit 11,o c,nter each day on business 'tas en *lied at -eer_. 1.3,000 in 1920 inr1 17,000 by 1990. Ylit.-! Cover! -lit: is within a pleasant seven minute walk thre:gh La ,ns lark to the riverfront and represents a prirle eource of earket s'epi..ort 0C ;LC" specialty center. j, -es L. Knight Con-ert nee ct titer Tecatea on the norih Lank of ihe Ut1 River adjaeent to the S.F. 2nd Avenue 7-tridge and the TpuFont Pl.aa Eotel is the Hte ror the City of Miarti's now $75 million J-nnes L. Knight ceeNenLion Center. This ee. plex, a joint project of the City -ad UnivensiLy of Mien.i, will eontain a 5,000-seat eenvention 40,000 square feet of exhibit space, and 12 to 18 con- ference ana meeting rooms. Among ancillary facilities, some 100,000 square feet of co:Itmercial space is planned, along with up to 1,400 hotel rooms. The market study recently pre- pared For the convention coeplex has projected an average of 32 conventions annually, with a total delegate count of 89,000. Based on an average length of stay of about 4.5 days, a total of nearly 400,000 visitor -days will be generated by the center annually. in 1976, Miami captured roughly 7% of the total Florida con- vention market, while Miami Beach across Biscayne Bay captured another 20%. The latter city historically has been the leader Vtialt;!(:t: Nit:11mrJ flr;ljr ri:; .;;,t1 Ff)dr} 1 1 1 1 1 1 1 1 t'<"1':;r_ Twelve in Florida's important convention .i.ntin:;i ry, with Orlando ranking second at 1.0% r ncl Miami tied for t.}l i r tl with Holly- wood ood In 13roward County. A3 the ii;lr}•:t!t 1.:1 ti(ly points out, Miami's 1)t?rf of mince is noteworthy tJ i V, en that_ it ,1(I(' s rtt)t have a convention center as yol:, wh('!'(';r:i has a large convention Facility and orlI,ndo his ,1 :;1_(1nifi(';silt (:onr.'ont.C'di:ion (:)I major new 11OI.('l:i ;in(d it ,011 11 i''i1 111C)il recr e iilon (::tii;tl)1('tx ,i 3 ,in „(?tl('(1 lllr(?i h 1 hr? / f'ilr.til1 f ,•ici 1.r.t:V, the 011i.l ook for cer n 1:I n1It':(l :ii. t en., 1 h in Lilo 1(,('a 1. convention n r.rkot r 1I?p r:i ( •::col.l(:.'nt', and t1 1(.,y. 1 t. (.':3, rates of. spendin(l On rood, (Ji 1'l r an(1 ; n►(,r'l., ip;,r., tiI typically well t;;,( eod 'those of O1 }':r c kinds (1t V i .;i t t)rs, (( 1)r'e:;(rlll: ,,1))1.1)(3r large and n(:,l r:hy Ot1rce! O1 l;(?1 1: -(')1- { ho. [ ('r'();;('tl ,11 i Lion. o:INI/P1 a s Vr nos: i s 'l'hn first iCi1 jor shopping n t 1' O } (' 11 } L in `• r,:!'t t.( .: n .`i l ,:ill ~or (:any "(��1rs is 1-1-1(?.$75 million 1 '�f t r. ;J1 1 i 1()t' t,(1 InOil(3 i l est from t_}10 r.l.vorli'ont: ( tl {',1(? ill?t'1'}?r ,"t'il r r t a,:o of the r)tJ-,:nt_) 11 1)usi.ness district. t. T}!(, (.)•..NT 1 (t i,on il. '.eopi n.j .:nd hoi-el oi;c'nod o,1 r1 1 r'r- i h i :3 year a:; t 1-(o first }'.; :ac? of the 1:1r ger 16 .3CT-e N1.1.:',l Vr r11'i.1 d velc-p1,-.nt, ..hi i t'h will nl i i oat ely contain lip to 1,000 1(,.•,(li:y (•si.?t nt1al. unit:; ,:r 1 110,000 ...t:iu lr:e feet of office sp,co. ? i..'r:(i'1(:`'C�1 ill. It i!l:i l't,ll,j}ll.y 520, 000 . (7u;1re r -et of 't',o_) Ci (1t I ,it t_. _ili: ;i or(? l ;t:C?, al,ovc which there is a 1 9, 00 .::(lc.` � Foot, ;t- -t:,' u hotel. �± - c~ ,r(. ((.)t:, ` �� 1 ;l According to the center's (;.'t.olo ,t r;3, ilil:i Project t:i :)•", :it:'.:i .'11 On 1 t1(? support of .he T iii: i Il ..: ?!'lt'in i tillf"1t;L : (''C('i:. Watson Isl .r)d ill innod for d :vo1 O:_._ :•ill in 1580 is tho3!1_ (WaLson T:_ a ld ject"., .`S1.�i.1.1 13 ' ( r.;t LJ )r c r`)('1,11 r.(.. ,r. 1i..ion cr. ,plox Thn concept t et)t ;-or this S5 ,i 1 1,i t,n :)I-o j,n:t calls for a "Tivoli Carrlcnst( amn:J('+ ;ont/entrtaln:font and 1."ijor yacht hrirhor. Projections for the development (.,nvision an annual aLtentlence of approximately three million, 66`o of %hor will be tourists. This major future tourist destination in 'timid will have a com- plementary relationship to the ropo::ed peci r 1ty cc'nic'r which will be heavily oriented to the local resident market including the large labor for-cein surrounding activity centers. Civic/Medical Center One of the largest medical complexes in the United States is situated approximately a mile northwest of Downtown. This area totals some 76 acres and contains 47 medical and civic buildings, including Jackson Memorial hospital, National Cardiac Children's hospital, the Cerebral Palsy Clinic, Cedars 1 Watticc! c-at tj Robertt :rod Todd Page Thirleen of LeLanon a Vf loran's AC:ministraiion hospital# a state boildinq, c()Hillonse and fminicipal justice 1)111l1ing8 .incl a l!ily garage. 17slimaled total f,.fpluyi.fent in the com- plcx is direfully hout 6,000, wilh lhe visilur count standing • appiff.ix,1101y 35,000 pevple daily. f:\vin, a substantial ucatby 10 (A- :;lipiol1 OJ 1pfoecscd center is inflicated, 12a/licularly for lulichtiffie palrf:nage(t ir lhan in-house (.afeletias, 11Wle .110 fwdioing faci1ilies in the i.umediate vicinity of this complex to :;er%:e I1:3 sizable r:,fiploYee and visitor pvtlation. The 17,1ickel1 Area Tho '1;rici..c11 arca cr,aiaios or fastest growing offi• ce f.• cunccill i( alcag upper inciame dk 1 . 5 Hi 1 1 '.;i re rt:(.. Of (..11 • : 1,c1l 1 L AIL 1 r V.11 I. 1 c h lt II Li 1. 11)1 1 13 niL :ut' r.'t .11 1 y tHbt)r • ,out, 6,1)00. in af',dilion, fulure residential and orrice in Pric.! ,!,,ty be substantial, uarticu7 rly (..eirsl riici ;on or. 11c prOp-MtA 1.1!3:3 trd 1( • '011 :3 a :; :)iv f f‘.i; nd AI I" p rOV 7i.de ..1113 01: nt. cLy s.-iurcc of support for I)c f..)170120:3e.(1 i 1 Ly f2L:n tor C.1 Ts1 Arid A .,,tjor .e1(i. nt, faire)Lly in ;'-ie pl-nniny stages, is the 4-acro 1'1 n.,,,j1r; on 1 triangular island is lef.ai,d jn:-t ,.nf.1 south of the river's confluence with A f,-ifhased i.fDle-lentation program cov- eriug a 20 ycar perici Lf en sl,-fblished calling for some ff ioiit 1 1ut 1,200 hotel rooms, 1.2 i lliofl .3,11J ire ffs.L uf office cc ind roughly 200,000 fet of suciing totai1 and service facilities. 13Lvelopirlint was originally scheduled to begin in 1975, however it has been clelayea in part due to the need for a re-evaluation of several transportation alternatives. Current timing of the oroject is indefinite, but when implemented, another sizable population of eifployf os, visitors and residents will be avail- able to the Miami River specialty center. Little Havana ;111011)yr ;oajor activity arca adjacent to the Miami River is the Little Havana coh,munity. This historical ct.nter for the in - migration of Cuban refugees houses one of the largest and most dense concentrations of Latins in the region. Little Havana • Wallace McNarg Roberts and todd 1 1 1 1 0 1 V 1 • 1 P11 ;o is primari.ly characterized by a well maintained ho11:.in stock and two major coiilmercial streets, F1,11. 8th Street (Cal le Ocho) and 1'lagler Street. Roth streets are economic- ally viable, active conmercial areas as well as centers of cultural activity in the Little Havana ((:rmmnni.ty which they serve. C.11 l e Ocho has mainly local :;rr:vi n(j r•s1:.ibl.i.rtiment:s, ur1i as restaurant-s, cjr'oc-(pry stores, 1)•si. r.ies and furniture nitl.rre t or(' s, t\h('C ('.a::i F l n(jl.nr Street i.s; idore of: .1 r'()i?11)i Nation of service or L('Ilt.ed uses, such :3s offices, cl i it i I: 1S and social .:_•r1Tice dgen(:lr':3 ;111(1 Local_ serving cr).":1r r i•31_ near major in1:('r:>e<,t..l(lrls interspersed with so,ne general auto oriented (.Oi,.!1c!ru1.31. uses. Although Loth streets are pr'i,i(idr"i.iy .iul o or1Cnt:e(I Oi'le ci 11 strips, pedestrian activity nodes have developed primarily dun to the ou t.duor: o i enter 1_ i 0n of i he Latin (:(1m:i111111ty. A substantial amoiltlt: ()t: public funds are now 1)d?1.I1(j invested in mini -parks, 1 n(:';: ping, 1 r(j1st1n(j :1n(1 other street improvements. s. Al.t_ho(Iy11 both sit't'('1-s are j)r(•dloi;r1.nant:ly l.o('.11_ serving, c f forts 7r:o 1:rit11r1 i'i•1t1e to al11:;1Ct 3 larger i)or:t:ion of the r(`si(i(Ilt.i 1l. •i!lCi tourist_ in%rr-- `;t 13 o1 ;he region. The t)roPosc(1 c. n1 ( ,: i:; envi s ienelj i)1 r11 l.nrj the r :'istin j ed-''?erci:il_ .i ivit it s; in Little �,�'. •i�1.1 lei .`it r:t?ilrj t'11r'I11 ng 1 11L'1 r: 1,1 c•' _ r .;('t.. )t ;r i;.'Jt �'hr'�:•:.'J`I The 1ir:Opo.ned location of the specialty (': nt er on the :4iami :i_'.or a short distance ,way r. T0i11 var:i_ous •:3cti.vi.ty (', nt..ors provides a hicjh (1(=Cj1:ile of :lark -et r- :{;c�.;i,Ir'<' ;Nhic11, ,:i1t�11 ,oupled with 1 i he ai.:of`(. ed p by a r.'i;:e gat: . r t � •Io' r ilt t;offing, SLl(3 7(;'St a .:5VO'rable ov(3):a1.1 iit::i J(-'1.•.��..,.rnt lnv ir olti'11t. YLe 1: agnitude of I ,Iir:kut Support for the iroi:posed specialty center is based o11 t11c' characteristics of 1:CS1GC?nt:S .3n(1 tour- ist populations. .va1 1;3h1e 'r': 1 ,ir-ni: '•,a -ket Support rased on comparable developments, we have :_stimated that the primary resident market support for a specialty center will come from a 20-mile radius. The primary inarke_t includes the ::lost populous sections of Dade County and a portion of 13roward County. This area has a total current population of 1.7 million and forecasts are for 1.8 million by 1980 and 2 million by 1985. The primary market is the key area in determining market support for the specialty center because this area in comparable projects has been shown to produce the largest volume of repeat visitation. The primary market area population for the proposed Rivorfront Specialty Center copares favorably with other specialty centers such as Ghira- delli Square in San Francisco and Port's O'Call in Los Angeles. Wallace Mc11 irg Roberts and told Page Fiftr.en The secondary resident ;flarl<et support will come f roril .a 20-35 mile radius and extends t hro12g1,Out ;not of: Browrtrd County, This market: area has About 728,000 residents at iile presont i_irne ind forecasts are for. 828,000 by 1980 and 962,000 by 1985, The tertiary resident lial sot: ::ul)por:i: wi1l come from a 35-50 fni.l_e radius from 1 e i'll•iiill. “v('r and i nc1?itllls the portion of Palm Roach County as Far north •is i t:rE'ili_(111 Reach, This market arr7 contains i c:i rr('n1: L'OL)111at ir)n of 203,000 and is pro jnc'1 c°t_1 lo 228,000 by 19.80 ::;f(1 264,000 by 1085. Aggregate t"(1Piifl('nt: in i rt:et: support t (}l!1S t o1 ,i1,:, ,;.it? 2.6 ;Ili 1 1 ion people curr(lnt.iy and wi.l.1. rise to 2.8 ;ui 11 ion in 10F,0 ,ind 3.2 fni.l.l..ion in 1985. The age? distribution of a given is t'}:et d r: ea although not as important as income, i:; never:1'ie1r':"s :;igni.f i.cent in terms of ' :ia1 Ly COflt.er develop -lint: h• (•,rr, r:•s ('r,d Lo be oriented t:0 the 15 lo 45 ago tiroiip. !'ilfl ?,•.•jinn age of the pr'r!:;(:'f1t I}ooulat.1on in the Mi:. ni- ii. do a! ('%1 is at)1)Cn'•'i nat('1.y 35 vrslir:s, wit11 ,'peei_; i c sub -areas within t1 :(:e County ranging Crom the "� :� •.( .St: ;i•�(;1 .Il agoago1in;' City of ('rural. 5 at 34 to a hi•:h of 65 in ill(? ('i.ty r)c the City of Miami, with ;1(:e at: i8, i:i 7:f i rly (' 1('):ie lo ;he county- wide led i-an . Asa L%Oi nt of 1 �(� ('• �nee t••'1 •1t:1ve to ,.! ('tiet areas • 1l a :.,1(.( (� ., L.>• ' 1:.? l.y l'( Ili .:r.. •.v !'(;? �i' (11 T .}t ed, the ,::odi 1n o..qe in )t:h r' „ M • 1' -(- S 7 c, ;-n r( :i, is t'ilT'J:('Ilt'l.y 31 1+.. ,.f 5. of .'i... i.':; •(:L:l1l•,: it i is- }r�i •�:• en i hr'? ,•(('S of 1.8 ;irr(.1 50, ,a:3 (:_.'-orl t'0 ; 11(' (_'(irr'(:='h1:r(11-i1(j 1-1( trr'f i of 1 / c i n T:C):; 7,1(jr1 ("3 ?1; it n (- t-,. �f .� (1 ,� i f1 ,(tl 1' 'f;('i .(-•O.111`ti'r_',nS t ht3 Miami area is slightly older 11:;:11 ; h. r C3 C'i t ies, it is still comfortably within the r,, nge, cor.5 i ('(,.(.(,t1 :ost desirable for (,pricial Ly (-:( r1ter nt. ._ _cause r.:•pendi.t_'.lr cs at . ?("i,11.t.y e(:nt:er's ace largely dis- cretionary, the relative affluence 1r?('nce of the :l.ir:ket is an im- portant consideration in i -,t'( , Eri r i ng } for 1. the potential a fl(.W collier. The t- ?di n iiie.(i;.e For ;1;i:_ e County_ . , `=11 is 3,053 and r•2n'cs fC I1 a 1(;•.,i of $2,000 in .`:ia;ii. ?=• l.h to a high of $19,000 in Coral. (',d)1•-s, with t1:c City of ''Siami in the ;:muddle at ,;I.'pro:•,imately $10,000. For the purpose of compar- ison, Miami's ;.,odi an income is slightly lower than other specialty center r:tarkct areas. , edinn household income in Los Anc:,oles currently stands at $14,1.84, while the corres- ponding figure for Sian Francisco is $16, 105. One of the major factors underlying the apparent disparity between Miami and these other two cities is the proportion of older (and especially, retired) persons among the population. Re- ferring back to age characteristics, about one-fourth of Los Angeles and San Francisco residents are more than 50 years of age, whereas Miami reports 35% of its population in this age group. Southeast Florida has traditionally been a major retirement destination and lower income levels would Waltaca Mcliarg lnoberts and fodd 1 1 1 1 1 Page Si .:t (.n 11r)1 i.la1_l"y be expected wit:h an older population, However, in any rlrt‘a whore retirement living i. s a factor, a distortion of the true income profile is inevitable since rnany retirees I ,(s,t]5 substantial financial assets which are not Classed as "earnings" and hence aro not included in income statistics, (ii.ven `outh(.?i.1St Florida's popul..3r reputation ;IS a heaven for the wealthy rt?ti rr'd, the (lr' ree of distortion may be consider - although ('011ITi.rniinq data at'e unavailable, In any event, area i neo, ,e levels appear ad( (lllat.e in terms of special- ty center l;l.'11 ket potential, 'v•Ii l;tl)10 Tourist il%lrket c1r:("?t)01't )\ large tourist ;.1,10k:ot 1.:i also ;1'.'a1.l.ibl.e to the proposed t•ompri:;tad of visitors to the :,0u1:heist Florida (1r� t)11 (i),'cle, i rclwarc1 ai1(1 P;:11m P,0i('h counties). Visl.tation to thisarea a:;0ltnt n l to 7 million in 1970, for a 30% share of 1110 :itat i:w1tde-,1-11Z,et, and 1.s oY »'(:t t>d to total 7.8 million tali s yi ar. !lt,ui i1('.-1:it area t curl.."in appears 1:o have reached a pr11}. in 1.9 / 5, ttr?11 ,n tilitirr?c odont ,,d 10.9 million visitors 11;: is .,i;bside(l (iurin(:} the past two years l'110. ;ir i�1.�1:t.i1_ t':•:L)1anal irin For the t i' nt inr:e of the lo,.;11 t,.. .,t.iy is the 1 1Ct of World in n l t' ,.,hic211 11.:s : pal ently diverted a large proportion of the alto i r.al i i.c that might 111v'e cont.i_11'tlyd :2rll: hward. For the future, stabil.izat-ion at about the 3 million .Level, or 25i of the st.';1t i`,.'1de ,l•1rke realistic, t, oom :� .; S 1'(.ali i =1C, which is t'o:.ipar'parable to ;Ale tourist volume in other specialty center - 1?-kf.t ;lror s such as Los Angeles and San Francisco. 'l'ilo t (_;:li»osit e tiourist to Yi.ar1il is likely tO be in his mid-40's with an i t' i. e of $24,000 annually. 1,e travels in small parties ..1d is .1!lchto .:31�rive by air than auto. .sini:.-i/convt.nti_on t'r.:.'(?.1 t-.1.)ri-'._..'.nt=S one-third of the local ,n,il-ket and a st r-ong winter :>eason orientation is evident. ;LO-:1ni area visitors ss.._,nd considerably more than visitors to othr ::arts of the state, averaging $39 per person daily. l ; _a 1-c cal a t.:11ali'. .lively ..l x.rior tourist market '11 il:t? .':i.:.ri Sc sonali ty of recreation activity in Dade County reveals that the peak month is Y,tarch, at 12 percent of the annual total, which corresponds to the typical experience of specialty centers in other locations. The Miami activity pattern shows a close correlation with weather conditions, which reveal an attractively 1•.arm, dry winter and a hot, wet summer. The fre- quency of thundershowers and high temperatures during summer months have certain implications on physical design. Weather conditions, however, are not so extreme as to inhibit atten- d..nce potential since they are not associated with prime operating months. Wattaco ',1oflarg Rohnrtt and Todd 1 1 Page Seventeen Available Aggregate Market Support The combined available support from boi:h residents and tourist:s amounts to roughly 1.0.8 million persons in 1980 and 11.2 Inil_li.on 1.n 1985..This is a sizable. base and one which is qui 1.i.i atively suited for the proposed clCvcrl.opI eni:. Estimated Attendance An analysis of existing specialty c;: ni ers was used ,1s a Guide in determinincj t:11e potential suer., of l ltt3 Miami River facility. riven this experience .:nd a o .,ar1 :-on of 1 oc.1- t_ional and site ameni.t:ies for the i.)' t:p` sed Ri verfront: Spet:i_al.ty Center, it is estimated that the initial. ve,1r ail entrance volume will be approximately 2 million visitors. AI_ i r•;1c1,1nce in 1935 is estimated at about 21- rig. l i i on visitors. w Estimated Visitor Expenditures Per capita spending by visitors I O a specialty center is directly ].inked to length of stay at: the site. As a result, the general scope of the facility and rtit.rcatl.onal offering tends to dictate the level of expenditures. endi_t"ur:es. 7s.;L!:71.ng that the ''il.aI'ni River dovelopAent content 1.s patterned rned after such facilities as Port's O'Call or Ghiradr?]li r'quaro, a 3-31 hour length of stay is envisioned, which would co mand a per capita expenditure of $4.00 to $4.25 (in current dollars). Estimated On'"Si Le Demand 1985 Estimated Annual Attendi-Arce 2,017,000 2,490,000 Estimated Per Capital Expenditures $4.00 Total Gross Sales - $8,068,000 $10,582,000 Estimated Average Sales/Square kootl $120 $125 Total Supportable Area in Square Peet 67,000 85,000 1Estimated average sales are based on experience at existing comparable specialty centers. The average of $120/square foot can be further broken down into $130/square foot for restaurants and $115/square foot for shops. Better performance among restaurants is the typical experience at existing centers and is especially relevant for this riverfront location due to the expected luncheon business derived from Downtown employees. 111 1 P,Iye Eighteen ti EsmaLed Parking Requirements Estimated A:inual ALIndance Peak :4ent=h AlItc,ndancol (12% of annual total) .aye Wuekly Attundiince (4.33 woeks p('r pyinth) Average Wekcnd Atton0ance (50% of weakly total) 7...vorage We(-4;end Day A Li 1-r!da‘ace. (50 c!, of v.', .c,'-,end 1.0i a 1) Tn-(1.rou,lds (15%) Arrivals by 7uto;h)bile2 (95% of Total) 1 Yotal Number of Patl,;ing Spaces Poquired (at 3.5 persons/c(r) 1 1 1 7 Total Parking Area Pc!cluirod (at 400 sci.ft./:3pce) Total Acreage Revired Wallace N. eFlarg tlobert and Todd 1980 1985 2,011,000 2,490,000 242,000 298,800 55,900 69,000 27,950 34,500 13,980 17,300 2,100 2,600 2,000 2,500 570 710 228 000 284,000 5.23 6.52 17roba1)ly in :4arch 2Rapid Transit SystQm could substantially alter this ratio, however the system will not be operational until well after 1980. Total Land Area Requirelaents Although gradual changes in olvation throughout the specialty center are desirable to create some variety in the spatial ex- perience, an analysis of existing centers has shown that second story shops generally are much less successful than ground floor shops although portions of restaurant space can be second story without affecting sales. Therefore, all of the shop space and most of the restaurant space should be on ground floor levels and the land area required for retail space is assumed to be within 10% of the retail square footage to be developed. Wallace Mc 1aeg t oberts and Todd DIM. to the recre,_ati.onal :and entertainment orientation of a specialty canter, a subst-anti.al- portion of the development !4hou1 d be devoted to ripen space, landscaping and w;.a l.kways . An analysis of successful specialty centers shows that in ;addi.tion to the retail building area, from 50--75 per rent. more area needs to be set .aside For these purposes, The supper tend of the range has been used in programming the Rfverrinnt Specialty C'enter in order to allow adequate space for open :ai.r. markets and other typos of cntortainmr;nt Lind recreation •`at.tnict:tt)n5. All of the parking required ror the specialty center wi_11 be in surface parking lots which would be well Landscaped and lighted and appropriately buffered from adjacent residen- tial ;alears. Structured parking is not financially feasible unless a parking ft;'0 is charged, and such a policy has a detri- :lent.a1. effect onattendance potent.:ial. 1n addition, obser- vations of other .;pr-'ciali_y cr ni errs suggest that visitors are averseavisrse to structured parking, even when )rovided free of charge (as on a validation basis) h(q!r)r1 of ;a real or i_rm.icji.ned per- ception that it iicplies more difficult 31,.1neuv r;abi li ty ;and less convenience. Land area rr?iluirct;rlcints to 1920 are for 228,000 square feet which ch will increase to 234,000 square feet to 1985, ia`.•summli ntj 95% of total attendance arriving by ant:rjinobi l.e. A-irb:;t:;ant ial r 1 Dunt of the additional parking regui cements .o 1925, 1io •; .ver, ii-,%.iy be eliminated if the balanced transpor- tation ' ystem which includes mass rapid transit is implemented. fl Diary of T,and Area Requirements Restaurants and Shc?psl Parki.ng2 Walkways, Landscaping and Open Space3 1980 1985 60,000 s.f. 76,000 s.f. 228,000 s.f. 228,000 s.f. 50,000 s.f. Total = In Square Feet 338,000 Acres 7.8 ,000 s.f. 368,000 8.5 lAssumes approximately 10% of gross leasable area as second story space. 2As-'u"i^s 95% arriving by auto .in 1980 and a preliminary estimate of 80% arriving by auto in 1985. 3Assumeci at 75% of gross leasable area. Wallace McF atg t oberte and 'odd Page Twenty S1J'.Igt':;ted `i'11r'tne There is on extensive range of possible i'h(?rnat ie material On which to base a specialty center. Existing specialty centers have 11t:11.ized themes derived FroIn local history and cultural influences whereas others reconstruct a particular envi.ron Trent in(1(t)r n(7t?nL of location. ?1 theme is used in :Specialty (_e11L('rs to create an exciting atiru)spllcro and dig-, tiri i:l.ve environment. '''here are many hO:i:iible themes that can be suee( ..,fn1ly developed for the Ri.verfront Specialty Center. The guiding principal i.p;1l in selecting a theme should be that i.t i. s geared to the rn,i,-ket. The spcci.fic manner, in which the Lbe,rle is devc l Oped therefore will depend upon t:ho i'i.1i:kt'i'ing :iti i triy '.'Jhi.ch I:he future &.1t 't?1-ot,)er QUID Possible eoillpe t, i t i r:'n arising from other entertainment center (1t,ve1op iLnts in the i.l;irlli area can be Ini.ni-mi.zed through a site specific 1.c (:Ot1t`(•pL i)t (';117:.;o the offering can never be duplicated at other locations. (leneral.l.y, we s1.Irl,gest a theme which celebrates the City of Miami as a gateway to the Cal:ibbean ;nid t,at.in America. The theme should be derived from the unique subtrot)i ca l climate (ind cul.i urril :lake--uj) of South Florida as ;.°e1.1 as the specific nature of the riverfront setting. the 1.he:io should be ex- pressed through the dr':,i(,n of the center, i:.hrouyh the con- ', Lent of its 1:e(:rr'dt:ion.al and onteri:.; inn('nt activities and throurh the };in'ls of ehoes rePresentCd. w The RLvtil:front ;L:rrc i +11 Ly Center :should a r is i co l a Le the feel- ing of Miami through the use of sensitive site design and climatically responsive .irchitect.nre. This could be arti- ✓ culated, for exaiip1_through:hrouh the use of overhangs, storm shutters, porches, ceiling Fins, high-pitched roofs, eleva- ted structures and other el( ;ncnts of an indigenous form. In addition, the specialty center should be lushly land- * scaped with native trees and "exotic plants" such as orchids and bromeliads in hanging pots. 13eercational offerings could take advant,.-1c1e of the unique riverfront setting by featuring activities such as boat rides on crafts commonly used on the Miami River (barges and lobster boats). The center could also capitalize upon views to the river and the activities that take place up and down it. Watching the sailing and fishing boats come in, the tugboats pulling large freighters from foreign ports and the bascule bridges being raised and lowered are forms of en- tertainment that only the riverfront environment can provide. In addition, a variety of riverfront edge conditions, from stepped seating areas to hard surfaced pedestrian walkways, should be encouraged to add to the range of experiences. Special events can be planned which take advantage of seasonal activities related to the fishing and growing seasons of South Florida. Regular- 7 Wnitaco McHarR Roberts and told Page Twenty -One ly scheduled market days could be held for the sale of rare and tropical fruits, fresh vegetables, plants and other special commo1itics. The specialty center :should also create a variety of opportunities for .interaction. tt create places where businesspersons can talk, where lovers can meet, where children can play in Lot lots and whore the ciderly can sit and play dominoes or partake in tile' I)('t)t)le t';i1 Chi ing that all age groups enjoy. The orientation of the cos' mnni ty t o Latin A;.c>ri ca ides 1 he Caribbean can best be reflected in the kinds of th.rnnnts that are brought to the center. The specialty (:enter should he the place whore one can benefit V rorn the intercultural makeup of the city and the pr ,)ciuct.s unique to each group. The appeal of a specialty center i.s Further enhanced by shops that carry merchandise related i:o the overall theme Ot design. For example, one shop :at. (Thli (.a( del li flgn:lre in >311 Francisco is e?(A'O1 (>ci to t.}r(' ... i ;1' ;' (: 1 (I t'h .in'1 ;:r l e of choc:olate, thus r'(,:)hrlsi z i at; the 1 J ,' i (a (' i (:a l 1) i('l:(J i'CJ1U l i ind name of the present center. Even :;(I<'h ('u;;tr;;;.air:y t}pas of shops as apparel., sporting goods, and Looks !lay 1 ncl (1(ie unusual items in their inventory brat cannot bo purchased elsewhere. The combination of these characteri.stics allows a specialty center to be essentially nonco ;poti t.i.ve with conventional shopping centers, which service the more commonplace needs of local area residents. Thus, a specialty center" provides an exciting shopping, dining, and entertainment environment and typically appeals to a i'+uch wider market segment than conventional retail cp,er•.3tions. Suggested Tenant Mix The suggested tenant mix is patterned after existing opera- tions but is prclir inriry and intended only as a generalized guide. In selecting tenants, stress should be given to retailers offering good quality, unique merchandise lines, especially locally made products. Also, a balance should be sought between large chain operators and local merchants. The former are important because they ai-e proven sales gener- ators, the latter because they will contribute to the distinc- tive local flavor that is essential to the successful articu- lation of the center's theme. As project planning proceeds, the assistance of business and civic leaders should be further encouraged in order to maximize project marketability. Res- taurant and shop sizes shown in the following table are based on typical configurations at other centers as well as the amount of space usually associated with various tynes of opera- Page Twenty -Two • Wallace McHarg oberts and todd Pions, The average size of 3,800 square fret indicated for food service facilities and 1,000 square feet for shops very closely follows the t;hi.radelli Square and Port's O'Call model, Tn addition to the facilities directly connected with the specialty (enter, it may also he appropriate to develop office space as a second story addition to the center, At this loca- 1:ion near Downtown in a r.i_verfront sett:incl, such space should he easily marketable, particularly to professional office (l ;ot s such as at..Lorney 4, a t-el-I 1 y(21 8 and accountants who often L)rofor an office enVi.l'rt;lM('nt different from 1"1le usual utili- > > '(j > typically 1c31 1:"111 high 1.1 -,(_ �?ild �':11(7:;(_ :i(');3C.C? r(. Ui T"C.�.i]C.11(:i ilrc, t:}p,.cally ,u),1r::;t6 The :ndjori.t:y of the second story office space should be developed in the second phase, a f 1er the specialty center h;u3 11;1d a chance iO 1) 0me established, The office market is just emerging from a period r)f oversupply ;end although we feel that bei wcen 30,000 to 40,000 a(1c1;3re foot will be able to be ';In;ported ittore deta1.10(1 Si U(li(?s should be unde.rtakon prior i:o finalizing 1:11c program, Page Twenty -Three Waftace McHarg ioberts and todd Suggested Tenant Mix 1980 Type of FaCi11€X Restaurants Seafood Restaurant Cuban Restaurant Caribbean Restaurant Cabaret/Disco Fast Food Outlets Tropical Ice Cream Parlor Cafe/Cuban Sandwich Shop Raw Bar/Delicatessen Subtotal ;c)bt.ot.a l Boutiques Ladies' Sportswear Young Adult's Fashions Men's Wear Men's/Women's Sandals and Casual :=1 mcs Swim\: ear Chi_ldren's Fashions Ladies' Fashions ul)tot al Specialty Shops Fresh Produce Market Fresh Fish :Market Tropical Plant Store Fresh Flowers Gourmet Wine and Cheese Tropical Fruits, CJIndi cs and Nuts Nautical Antiques and ?goat ?\cc+':3sories Guayavera Shirts Latin American Imports Toys and Games Bookstore w/ International Newspapers Haitian Baskets and Crafts Camera Equipment Art Gallery Seminole Arts and Grafts Gourmet Cookware, Coffees and Spices Area (.;g11a1 e foot) 7,500 6,000 5,000 5,000 23,500 1,500 1,000 1,000 3,500 2,000 2,000 1,500 1,500 1,000 1,000 1,000 10,000 2,000 2,000 1,000 1.,000 1,000 1,000 1.,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 Percent of Tot:ai 35% 50 150 L Page Twonty-rour Type. of Fii1 iLy Specialty ShopS (continued) Custom jewelry Home Decorative floods Records and TapeS Voodoo and Magie Shop Sporting Equipillent Needlework Cards, SFationary, Party -;ueplieS U ArLiSans Cigar Maker Potter * Batiks and Other Dyed Fabrics Toy :,laker Leather Worker Wood.Carver Metal Sculptor Weaver IP 111111.001.-- Wallace Mcliarg Robots and todd Aroa jet) 1,000 1,000 1,000 1,000 1,000 1,000 1,000 500 500 500 500 500 500 500 500 - 30,000 TOTAL -= 67,000 Percent of Total 45% Wa(lar e M —461.g Robe tt and todd It 'w 'r • is I NANC T AL 1 NALY S I S hllhis section examines the potential financial nerforrnnnde of the proposed specialty center, including estimated operating income and expenses, capital investment requirements, a pro forma financial statement, and potential tax increment gener- ated. Because the project is still in its early planning stages, certain independent assumptions that influence projected economic performance have been made. Tn each instance, an effort was mode to ensure that the assumption was conservative and ghat the project is assessed realistically. It should also be noted that allrevenues and costs discussed in this section are expressed in constant 1978 dollars. During recent years, construction costs have risen so rapidly t-hat precise estimates require alr)ost daily updati.nq. This is • especially true in the case of unique projects such as a special- ty/entertainment center, which often utilize exotic construction z a1: ri.als and unconventional design specifications, The Consul-" t,xnt:s through their involvement with r_oc'tn,3 rabl.e existing facili- ties, however, have developed guidelines that are considered nrc_:urai.e for planning purposes. afac© Mcffard Roberts and Todd Fsf..imsted Operati.rlg Revenues Estimated Attendance' Estimated Per Capital l :•:pendi :ures2 Food and Beverage Merchandise Total Estimated Gross Sal_cs3 Food and Beverage Merchandise Total Estimated Gross Revonfes4 Food and Beverage Merchandise Total Footnotes: 1980 2,017,000 $1..75 2.25 $4,00 1985 2,490,000 $1.85 2.40 $4.25 $1,530,000 $4,606,000 4,58,000 507.6.000 $8,068,000 $1.0, 582, 000 $392,000 $560,000 586,000 841,000 $978,000 $1,401.,000 113ased on resident and is Ur ist i; rnet ::i( not.r•'1tion rates. 2Based on sales levels of $1.30/sq. ft. for restaurants and $112/sq.ft. for shops to 1980 and increase of sales levels to $135/sq. f.t. for rc'staurani.:s and $115/sq. ft. for shoos by 1985 as attendance and a` erage rate of cxrt'ndiJ ure increases and as the center be c_oiles established. 3Based on 67,000 sq.ft. of g.l.a. to 1980 and 85,000 sq.ft. of g.l.a. to 1985, and assuming 40% of g.l.a. for .restaurants and 60% of g.l.a. for shops. 4At an average 1980 minimum rent of $11.00/sq.ft. annually plus $4.35/sq.ft. in common area and merchant's association assess- ments; allows for a 5 percent vacancy factor. Increasing to $13.00/sq.ft. minimum with a $4.35 common area fee for 85,000 0 sq.ft. by 1985. Of the common area and merchant's association assessments, $3.85 would constitute the operating budget and $.50 the advertising and promotion allowance. Wallace Mct- arg flobettt; and ?odd .p Ff;t iriat:rd Onnrit i-nq._ I x.pr_nses Common Area Expenses Common Area & Open Space Maintonancel T3u i. l.d i. ng i?ia i nt.crnance2 Tnsurance3 Security Personnr 14 Property Taxes 5 Utilities Miscellaneous Subtotal Advertising and P.romotion6 Entertainment t:ai.nment Costs Fiestas, Pageants, Other Special Events7 Tnforrna1 1'nLer. t:;r i.nment8 Ati;ni ni.:;i.r,rt-.i_ve rco:;ts9 'i'OTAT, Fool noLr's: 1980 198$ $ 20,000 10,000 16,000 31,000 167,000 12,000 3,000 $259,000 $ 34,000 $ 6,000 1.6,000 $ 41,000 $356,000 $ 30,000 18,000 31,000 36,000 185,000 20,000 6,000 $326,000 $ 44,000 lAt $.30-$.35/sq.ft. of g.l.a. 2'\t $.l5-$.20/sq.ft. of g.l.a. 3At .2-.3 percent of gross sales 4 3ased on three 8 hour shifts per clay at $3.50 per hour and 365 clay operation. 5 -t 1.9 percent of total value. 6At $.50/sq.ft. 7At $500-$600/month $ 7,000 21,000 $ 53,000 $451,000 8At $150-$200/day and assuming such entertainment is offered two days per week (probably on week -ends) year-round, or 104 days per year. 9At 5 percent of gross lease revenues primarily for management salaries including general manager, bookkeeper/accountant and part-time secretary. Wallace MclHart' Fkbnrta and Todd Estimated Development Costs SITE REDEVELOPMENT COSTS Land tcquisitionl Relocation Costs2 Demolition and Clearance Costs3 Subtotal Administrative Costs (at 10%) Total Redevelopment Costs SITE PREPARATION COSTS Streets (widening of NW 6t.h St) Additional R.O.W. Acquisition R.O.W. Improvements (at $100/Foot) Utilities Replace Sanitary Sewer on NW 6th St. (at $20/Voot) Relocate Overhead Utilities (at $25/Foot) .. Total Oost $2;732,654 658,200 1.16,652 $3,507,506 250,751 $3,858,257 $ 75,000 90,000 $ 13,000 48,750 Waterfront rfr.'ont F3ulkheading (at $225/Foot) $ 1.75,000 w Total Site Preparai.=ion Costs $ 401,750 • TOTAL REDEVELOPMENT AND SITE COSTS $4, 486, 757 s • p CONSTRUCTION COSTS Specialty Center Retail/Restaurant Space (at $37/sq.ft.) Landscaping and Common Area (at $6/sq.ft. for 50,000 sq.ft. and $2/sq.ft. for 20,000 sq.ft.) Parking (at $2/sq.ft.) Waterfront Boat Mooring (at $5,000/boat) Subtotal Architectural and Engineering Services (at 7 percent) Contingency (at 5 percent) Preopening Expenses4 Subtotal TOTAL CONSTRUCTION COSTS $2,479,000 340,000 469,000 $ 175,000 $3,463,000 $ 242,400 173,150 150,000 $ 565,550 $4,028,550 t i mated flevel opme.n t Costs (C!rm t INTERIM FTNANCINCI COSTS Tnterest nnrinq ConsLrnction5 Loan Poc8 (2 1a1.1as) • • Foot ric)t.(-_ss Wallace McItarg Roberts and told TOTAL INTERI,4 1 1r,:ANCI4(1 COSTS TOTAL (:ON:iT /<1;(2:1' I ON/ i'l.1')•:k M NANC I: (20STS GP.AND TOTAL PROjECT COSTS AFor 8.53 acres or 371,516 sq.it. at $7.36/:;(1.ft. op Preliminary estimate for plunning pm:pc:I:Jest appraisal will he required. • ue 2At $30,000/bsinss, $15,000/ownp er occuied dwelling nnit, and $4,350/1 nt occupied 3At $.10/cubic Foot for wood Trailie structures and $.03/cubic foot for C3S strncLures 4Inclucles managoont salarios, to:nporary office rental, travel, entertainment and acIvrtising r 5Based on loan of $3,409,600 (800) at 9.5 percent interest with average outstanding balance of 50 percent for one-year construction period 1 Total Cost $ 110,000 64,000 $ 234,000 $4,262,550 $8,749,307 Wallace Mcl arg cloberte and todd • }'i nancia1 Pro Forma tease Revenues1 Operating Expense2 T,and Rent3 Not O1}r.tr,i L i ng Income. Less: Tni c rest4 Ot prec1a1`.i0n5 Pro --Tax Profit or Toss T,e;;S Tncome Taxes6 After -Tax Profit Add Depreciation Cash Flow Tess Principal Net Cash Flow Return on Initial P uity7 Footnotes: 1980 1985 $1,055,000 $1,478,000 387,000 482,000 112,000 119,000 $ 556,000 $ 877,000 322,000 21.3,000 339,000 254,000 $ 535,000 $ 613,000 21,000 264,000 10, 000 132,000 $ 11,000 $ 132,000 213,000 254,000 $ 224,000 $ 386,000 35,000 68,000 $ 189,000 $ 318,000 22.1% 31.2% 1-Includes marina lease revenues of $77,000 annually -Includes marina operating expense of $31,000 annually 313ased on a written down land value of $3/sq.ft. or the maximum cost of land that a specialty center can carry and remain a viable developer project. This value is then given a 10% capitalized rate to arrive at an annual lease rate. 4Based on conventional loan of $3,409,600 at 9.5% interest over 25 years. Also assumes 5th year expansion loan at 80% or $662,000 at same interest and loan period. 5Calculated using straight line method over 20 years. 6At 50% and rounded ?Initial equity assumed at $853,000 with 5th year equity increasing to $1,019,000. Wallace McHarg (lobe is and Todd .` Estimated Tax Increment available tand Valuel Site tmprovements2 Construction Va.1ue3 Personal Pr.operty4 Total Value Assessed Property Lass: Values Taxes6 Frozen Tax Basel Available Tax increment Bonding Capaci.ty8 1980 19859 $2,733,000 --- 1.,329,000 --- 2,776,000 $ 828,000 2,220,000 662,000 $9,058,000 $1,490,000 $6,340,000 $1,043,000 116,000 19,000 25,000 $ 91,000 $ 19,000 $ 940,000 $ 1.96,000 Footnotes: • lAt $7.36 per square foot 2-includes utilities, parking, lighting, landscaping and other site improvements 3Buildi_ngs only `Estimated at 80 percent of building construction value. 5At 70 percent of total value 6At current tax rate of 18.257 city .end county operating mi_11.age 7Based on current assessed value of $1,408,257 • 8Based on 25 year term at 6% and assuming a 1.25 coverage 9Additional increment available assuming expansion in 1985 • • Wallace McHarg i olserts at,d todd • • • • • • • • • `1'iHE RIV1:R1'RONT Di:V1:LOP[it'NT PLAN The concept plan for the Miami Riverfront is a guide to its future development, it considers the implications of the present framework of public investment, existing conditions an cr1c elolmsnt trends t s well as publicly stated goals and and development )Inca j _ : the basis for identifying future development opportunity areas and recommending appropriate land uses. The plan sloes not attempt to establish .3 hierarchy of values concerned with the future development of the riverfront, but is r(,:;ponsi_ve to all iilterest groups, The riverfront t'dn oc:coimodate a variety of land uses including marine com- )nercial, residential, touri.sst and entertainment and recreational, although s0r1t2 specialization of funct.-i_on may be required. '1'his is not a long r%1i1(ge plan, rather it suggests :Short range pi-oj('cts ant1/or. .3ciclrer:nes pressing iss(Ies and recognizes the necessity for an i II(1r'a',,('.r1t'l1 approach based on close aooperai].On between public and p")ri.vat•e :;('i't OFS. ,`;nclo of the pre ,acts illus- trated in the plan are alrt . iy Or:ogrin.ofued Or are to begin construction, such as the ,T.'r,es L. Knight Conference !enter and Latin R.iv(,i.fr.ont P. Others e.:1n be 1;,pl( ]fl(•21i red within the next few years, snch as the Ri.veri root flpeeia1 t..y Center r1,cd the LiiinrnuS Park Wat_t:'rirorlt iinpr.-ove,nents. The plan also i11n trn:_es the dt ve1(,)1;.,;r,nt pot('r(i:ia1. which ,must he considered in relation to t.rrnr:pot'trltion i,fprovk meni:s which are prt'.'si ntly pr."opa:;ed, such ;as the vli r rii of nue Bridge crossing and the .'lass 1?apid Transit .and nO', Ili"o';.'n People Mover systems. The concCpt. s pre rn,ni(?d in the plan i.l.lu:strate a range of dcev(elop:lent projects t,-hich can be created on the r.iv( rfront and are guided by the following principles. 1. Pro.'Etote the r a i. ntenc nee . nd enh.int,e; ent of t'; i st: i ng viable waterfront r r'.la :(l cc. c' Ci.:1l uses and tbrn reioc: Lion of non --water rc?1 a: e1 ,.. es. 2. Encourage the c: 1v lei„ ,ent of t'.ouriat/e to.rt.ainmeat, residential 1 recreational at".:ional l,::r:':$ in vacant or under-utilized portions of the river or where non -water related uses presently exist. 3. Encourage the assembly of large riverfront parcels for devel.opinent by the realignment of existing streets, the relocation of utilities and the consolidation of functions. 4. Locate new transportation improvements so that they enhance future development opportunities as well as facilitate circulation. 5. Encourage the development of recreational wet boat storage along both sides of the river between the shoreline and fairway line and promote the development of marinas wherever feasible. Wallace McHog i obett§ and todd 6, Encourage the creation of pedestrian linkages between activity centers as well as promoting the development of a waterborne transit system on the river and Biscayne Pay► 7, Encourage active public uses alone the waterfront and maintain views and public access to it and increase the length of the shoreline# wherever feasi.b].e# in order to maximize waterfront exposure, 8. Encourage site and building design which sensitively responds to cli.rnati.c conditions and the riverfront environ- ment rind which creates a variety of river front experiences. Or PP w • • ace icHarg tloberts and Todd DEVELOPMENT OPPORTUNITIES Area 1 The critical factor to the realization of this cic'volopment op- portunity is predicated upon the selection of an alternative to the present proposal for the Miami Avenue i3r:i.tije crossing. If this can be achieved, a 90,000 square foot: parcel can he assembled by the relocation of S.E. 41:h Str:cet. The estimated market value of this parcel. is $9/:;rlunre foot. The proximity of this development opportunity area to I.he James L. Knight Conference Center and its adja(•r'ncy t: o Fort Dallas Park snake it well suited for a hotel. 0cvt'1Op 1f'nt: t)r:ojeet. Preliminary evalu.at-ion of this area suggests that a 200 room hotel with appropriate narking and ancillary Facilities including a large ground floor 1 e;;taur ant facing Fort Dallas Park can be supported. In addition, ret:ai.1 shoos :should 1,(2 lcwatcd on the ground floor facing the river and buffering p,`dc. •it rinn areas from parking. The water r s edge :;hou1is,,)) ov+A .1:3 a pc 414tri an pro- frennde which links to the existing Mi,!-nl. 1?L.- i :,ilk with rrecreational boat dockage between the shoreline sild fairway lino. isles hotel development should be ot'i('Ili_ed al.r,ri.1 a r i f:ti -s u1111 axis 1r1 ror'''er to malx11111.ze views t i:orn a11. ,guest l r_t(;r15 , ld i 0 11) i ill /(.? noise i,npact:s from the 1--95 DDi_st:ri'suntor• l ach rocnn Mould have a bal- cony oriented to river views and Lr(r vo , with ';. i ng walls t_o reduce undesirable i.nsolat]on and maximize t)ri.wcy. The rooftop of the parking structure should be utilized for hotel t,i;t.n space, including tennis courts and swioming pool. Area 2 The factors ',%'hich influence the r ea1 1.7at:ion of this development opportunity are: 1. The selection of an appropriate alternative to the present proposal for the S. Miami Avenue bridge crossing. 2 • .Private COI:tnitmc nt rind/or public i nccn Lt eS Lo encourage development of the area for lligler" and hotter 11:3C'S than freight handling and parking. These thirteen acres comprise one of the largest contiguous areas along the river and the estimated market value of the site is $10/square foot. The sire of the area and its proximity to Downtown and other river f ront cievel.u; ,want to the cast, inclu- ding the James L. Knight Conference Center, makes it ideally suited for residential development, especially if it is built in conjunction with a marina. This site is the only location in the study area :where a major marina can be built due to the lack of underground utilities. The marina would increase the attractiveness of the residential development by providing an amenity setting as well as convenient boat storage areas. A high density residential development is ailaco Mar obartt and todd Page Two Development Opportunities required in order too carry the cost of land and marina, Parking requirements for this development project should be reduced to a minimum for many of the residents will be within walking cdist.ance or in close proximity to readily available t:r.ansi.t service to Downtown employment and shopping areas, Ground floor riet:ai.l uses should be provided adjacent to the marina in order t:o buffer parking and to create pedestrian activities along the waterfront. A public pedestrian promenade should be created linking these ta:;e_s with riverfront development to the east, in acldi t i.on, the existing F.E.C. terminal offers excellent rehabilitation opportunities for retail commercial uses which can take advantage of river amenities. The residential development should provide balconies and recre- ation and open space for i.ts residents in addition to that pro- vided by the pedestrian promenade and mar.ina. Apartment units should be oriented to maxirni.xe vicws and through ventilation and rninimize t:raffic noise frc)rn the :t-95 Distribut:or as well as in:sol.at-ion. A high rise structure with single loaded corridors may best aelli eve the r. t: tpui r t rl density and the design objectives mentioned above. Area 3 The area west of the F.E.C. t:r.acks to the 1-95 Expressway is t)r.i:::; r'i.l.y owned Ly t'lorida re er and Light Company. Presently an e1eCt r1C sub -station and storage facilities are maintained in this :area. An evaluatic")n of the potential for consolidation of existing uses and L.he elimination of obsolescing facilities needs to be under. t.il-en by F.P.L. in order to determine the full reuse potential of the area. The Ryan ?3ui ldi t.cl, which previously housed computer facilities and offices for P.P.& L., is presently vacant. Although it was eliminated as a location for the specialty center due to its limited r one potential as a retail structure, the building may offer an excellent recycling opportunity for other uses. Area 4 This area is bordered by the Flagler Street Bridge on the north, I-95 on the east and south and is intersected by the S.W. 1st Street Bridge. Approximately 50 percent of the property south of S.W. 1st Street and approximately 20 percent of the property north of S.W. 1st Street is owned by the City of Miami. In addition, metered public parking for approximately 700 cars is available under the I-95 Expressway directly adjacent to the pro- perty. The major landowner in .addition to the city are the owners of East Coast Fisheries. Wattace McNai`§ fobett§ and Todd Page Three Development Opportunities East Coast Fisheries at one time maintained larger and more extensive facilities on the river, however presently their warehousing and fish processing functions are located inland with only some minimal loading and warehousing facilities on the river. In addition, East Coast Fisheries owns and operates a popular retail outlet and fish store on the corner of Flagler Street and North River Drive. This development opportunity area would be ideally suited to the creation of commercial fish docks and ancillary facilities for commercial fishermen, in addition to those provided by East Coast Fisheries. Most fishing re1 at.ed uses of. the Miami River are concentrated in close proximity to this area and expansion is required. Lummus Park and Arca 5 The Lummus Park community is one of the oldest residential neighborhoods in Miami focused around historic Lur :,us Park. It is a pocket of generally well maintained multi -family dwellings comprised primarily of elderly residents. Jack Orr Plaza, an elderly public housing project, is located in this area and Park Tower apartments offers high rise public assisted housing for the eicler.ly. Crime is perceived to be a major problem in Lummus Park and public actions need to be taken io insure neigh- borhood preservation. An intensification of day and night as well as weekend activities and pedestrian movement on the streets should be encouraged as a deterent to crime. In addition, some selective clearance, a focused code enforcement and rehabilitation loan program should be undertaken. The Lummus Park neighborhood has a substantial frontage on one of the widest sections of the river. Although portions of the riverfront are publicly owned, access and pedestrian movement along it are limited. In addition, although some parcels are actively utilized for commercial fishing and recreational boat storage, others are occupied by vacant buildings or non -water related uses such as parking. Most of the properties along the riverfront are narrow and only one opportunity for the assembly of a larger riverfront parcel exists which will be discussed subsequently. The improvement of the riverfront is an important element of the preservation of the Lummus Park community as well as an opportun- ity for more intensive water related uses particularly for addi- tional recreational boat storage and an important linkage between the Government Center and the riverfront and the proposed specialty center across the river. This linkage should be strengthened and pedestrian improvements made, including landscaping, pedestrian "a* ace McWatg Rob/via and todd • Page Four Development Opportunities lighting, street furniture and other appropriate right-of-way treatment. Recreational wet boat storage should be encouraged wherever possible on the riverfront and the wet }.goat storage ordinance should be enforced. A boat landing :should be built on the publicly owned property opposite Lumtnus Park, providing waterborne transit and boat shuttle aec es s to the specialty center. The major new development C?ppOr:t'.uui Ly in T,tlmmus Park, area 5 is in the block just south of 5t h Street and the portion of the riverfront east of the 5th Street Bridge. Some public actions must be taken, however, if this opportunity is to he realized. The block just south of 5t:.h Street is presently underutilized and poorly maintained. The businesses on the riverfront have relocated and the buildings are vacant and for :gale or lease. Tn addition, the in! ersect:ion of 5t:.h Street., 7th Avenue and N. River Drive at the 5{h Street Bridge is difficult and danger- ous. In order to rral.ize the develop ;r,ent opportunity of this area, a 'Larger river frun t pare:ol ;:,+rst as:::e.rrrbled and cc1.eared. This can be achieved by the closure of N. River_ Drive to auto traffic between 6th and 7th Avenues. This portion of N. River Drive, however, must still be maintained as a pedestrian and utility Casement for the 62 inch sanitary sewer located beneath the street. This two acre riverfront parcel with views down river to the Downtown skyline is ideally suited for high raise residential development. The waterfront should be .i.,r,proved for pedestrian :rove::lent and recreational boat storage ar.c,;rs :should be built as part of the redevele::;^e•nt of this prot.:ion of the river. The Lummus Park area is already within an adopted redevelopment arca and the basis for public action has been established. When t:his parcel is asse_:?,bl cad through the redevelopment process, it can be disposed of for market housing or targeted for elderly public housing. The site planning and design of the residential development should be based on a sensitive response to riverfront views and privacy from and to the adjacent Jack Orr Plaza tower. In addition, the building should be oriented to maximize ventila- tion and reduce insulation. Area 6 This site on the west side of the river north of the Flagler Street Bridge is the proposed location of the Riverfront Specialty Center. Presently, this area has many underutilized parcels, numerous buildings in poor condition as well as a preponderance of older wood frame structures. Only a few waterfront businesses will have to be relocated and adequate relocation opportunities on publicly owned property are available in close proximity to this area. a ate Mct atg noboftt and todd Page Five Development Opportunities This site is readily accessible by auto from both the 1-95 Expressway and surface streets. In addition, it is within wal.king distance of the Government Center, if a boat shuttle is instituted across the river., as well as the proposed Latin Riverfront Park. The l.ocati.on of the specialty center in thi.s area provides the opportunity for the creation of activity linkages between the •ieeli.cal Center, Downtown, t:he Government Center, the Riverfront and Littl.e iiavana commercial areas on t'l.agler Street and S.W. 2th Street. in addition, the specialty center will have a lbenefici_al multiplier effect on rehabilitation efforts in the surrounding residential neighborhood and .revitalization of the r.i.verfront. An eight and a half acre site with 740 linear feet of water frontage can be assembled in 1hi s location if South River Drive Lr t.we.c?n S.W. 2nd Street and Flagler Street and S.W. 1st Street between 6t.;h Avenue and S. River Drive, are closed to auto traffic. This can be achieved wit-hout interference with auto access and traffic circulation. Traffic on S. River Drive can be rerouted to S.W. Gth Avenue and Gth Ave should be widened and improved to handle the additional traffic. The closed portion of S. River Dr should be maintained for pedestrian movement and as a utility easement for a 27 inch storm sewer. The Riverfront Specialty Center should be designed to sensitively ►c7:;I)ond to the unique qualities of the riverfront environment as well as satisfy the proposed development program. The following guidelines are reeo,mended. 1. Landscape and improve S. River Drive through the site as a pedestrian promenade. 2. Landscape and improve S.W. 1st Street through the site as a visual corridor, symbolic access as well as the main auto approach to the center. 3. Create a major waterfront landscaped open space at the in- tersection of S.W. l.st Street and S. River Drive, empha- sizing views to Lummus Park and the Downtown skyline. 4. Build a boat landing adjacent to this major space in order to provide access to waterborne transit and to a boat shuttle to Lummus Park and the Government Center area. 5. Improve the waterfrontage for recreational boat storage between the fairway line and the shoreline. Wallace McWary Roberts and todd Page Six Development Opportunities 6. Create a relatively continuous pedestrian promenade along the riverfront providing for a variety of waterfront experiences. 7. Landscape and light parking areas and provide appropriate buffers (e.g. walls and hedges) to the adjacent residen- tial uses. Break ttp large parking areas with trellises and kiosks. 8. Organize the buildings in such a way as to create a vari- ety of spaces along the riverfront and the pedestrian pro- menade on S. River Drive. 9. Locate the restaurants at either c-nd of the site on the riverfront to maximize views of river activities and to serve as anchors for pedestrian movement through the cons:er 10. Provide areas for eating picnic lunches near fast food establishments as well as trebles for dominos. s and play sculpture for children i.n appropriate locations. 11. Design plazas, promenades and other open -;paces so ghat they can accoromodate a periodic expansion for onon air markets, street musicians, performances and other special events. 12. Provide outdoor eating areas for allrestaurants on the waterfront with colorful umbrellas and ample overhangs. 13. Create a strong vertical element, such as a lighthouse, on a portion of the waterfront for viewing the full length of the river and to announce the specialty center from a distance. 14. Promote gradual changes in Level which allow free movement between the shops while re ponding to elevations required for protection from flood hazards. 15. Promote the use of overhangs, arcades and other measures designed for protection from inclement weather. 16. Promote the use of fountains and other water Features which emphasize the riverfront setting and encourage in conjunction with these the use of innovative techniques for storm water treatment. • a ca IVIcNatg Fobati~s and Todd Page Seven Development Opportunities Area 7 This area is presently comprised of a mixture of older resi- dential and general commercial uses. Most of the uses along the waterfront are non -water related and the area i.s considered to he generally underutilized for its estimated market value of $13/square foot. Tn addition, the area is broken up by many streets and a larye portion of the area is dedicated to street right-of-way. The critical factors to the realization of this development opportunity are as follows. 1. The selection of an appropriate alternative to the pros - sent proposal for the South Miami Avenue bridge crossing. 2. Public assistance in land assembly and closure of existing streets. This area is in close proximity to ]3rickell and Downtown employ- ment centers and is .ideally suited for moderate density residen- tial units in an attractive riverfront setting. Area 8 Although a substantial portion of this area is utilized for water related purposes, its present market value, estimated at $20/square foot, as well as its location in close proximity to the future James L. Knight Conference Center, to the proposed Downtown People '_Mover system and to the Downtown--I3rickell employ- ment centers, create a market environment that will inevitably promote the development of higher and more intensive uses. Although at this point is is felt that public actions are not required for the realization of this development opportunity, future development should be monitored so that it properly utilizes the riverfront setting and creates an attractive river - front environment. A mixture of residential and commercial uses, including a hotel and some office and retail commercial uses is envisioned, organized around waterfront promenades and harbor areas and linked to the James L. Knight Conference Center by the future Downtown People Mover. OPERATING CHARACTERISTICS OF SELECTED -SPECIALTY CENTERS 1975-1976 Ports O'Call Village Year Opened 1962 Gross Leasable Area (square feet) Restaurants/Fast Food Shops Other 1/ Estimated Gross Annual Sales (thousands) 2/ Restaurants Shops Estimated Average Sales per Square Foot Restaurants Shops Minimum Annual Lease Rate per Square Foot $7.00-$14.00 Percentage Lease Terms 81/4-10%, Estimated Annual Visitation (millions) 3.5 Parking Facilities Number of Spaces 1,900 Charges None 88,700 26,700 60,000 $11,600 4,600 7,000 $131 172 117 Ghirardelii Square 1964 175,000 54,100 72,600 48,300 $17,000 7,500 9,500 $134 139 131 $6.00-$12.00 50 U J1 O 5.5 300 $0.50 per half hour, $3.50 maximum Lido Village 1974 103,000 20,000 57,000 26,000 $9,800 n.a. n.a. $127 n.a. n.a. The Prune Yard 1970 300,000 57,300 128,700 114,000:. $21,400 6,100 15,300 $115 106 119 $10.20-$12.00 $7.20-$9.60 n.a. 4%-8% n.a. 4.9 400 2,500 $0.25 per half None hour, $1.50 maximum n.a. means not available. 1/ Includes theaters, offices, storage, service facilities, and vacant space. 2/ Restaurants/fast food outlets and shops only. 3/ All facilities are owned and operated by the developer. Source: Economics Research Associates. Lake Buena Vista Village 101.1111111111.1.111.1 1975 125,0.00 37,000 81,000 7,000 $12,500 5,000 7,500 $121 227 93 None 3/ None 3/ 2.7 1,300 None c c' ai`g o ffib Mid 1 odd AVERAGE RENTAL'., RANGES 1-'OR SELECTED RETAIL SPACE Dade County r Florida 1. Coconut ("trove A. Commodore Plaza B. Mayfair Center 2. Coral Cables Annual/Square Eoot1 $10 - $25 $152 A, Miracle Mile $ 7 - $.15 3. Little Havana A. Flagler Street B. S.W. 8t:h Street (Ca.11e Ocho) 4. Downtown $ 5 - $ 9 $ 5 - $ 9 A. Fiag7.er. Street Shoes $18 - $22 B. Omni Mall Pre -Built $25 - $30 In -Line $10 - $30 Minimum Rent (plus common area assess- ment or % of gross sales) 5. Dadeland Mall $16 - $20 Minimum Rent (plus common area assess- ment or % of gross sales) 'For 1977-1978 2Preliminary estimate by owner, project presently under construction.