Justin Proffitt, AICP, Director of Community Development

Sharon Cino, Planning and Zoning Manager

Mario Duron, AICP, Associate Planner

APPLICATION SUMMARY: The Applicant/Property Owner, Dezer Intracoastal Mall, LLC, requests approval of a Development Agreement incorporating a Conceptual Master Plan (CMP) to construct a phased project called the Intracoastal Mall Redevelopment.

The CMP envisions 2,000 multifamily residential units, up to 375,000 square feet of commercial/retail space, 200,000 square feet of office space, and a 250-key hotel.

 This project was reviewed by city staff at the TRAD, Technical Review of Applications for Development Committee on:

1.      TRAD (Aug. 30,2019)

2.      TRAD II (March 26, 2020)

3.      TRAD Sign-off for PZB (May 15, 2020)

CITY COMMISSION RECOMMENDATION (FIRST READING):

PLANNING AND ZONING BOARD RECOMMENDATION:

The Planning and Zoning Board met on July 13, 2020 and recommended APPROVAL of the Development Agreement with the associated CMP, by a vote of 4 to 3, with the following recommendations to the City Commission (these recommendations have been agreed to by the developer and are included in the Development Agreement and the conditions below):

• Public Art Condition: The Developer shall provide artwork with a total aggregate value of at least One Hundred Thousand Dollars ($100,000). The artwork, which may consist of murals, graphics, interactive fountains, streetscape designs, or similar pieces of artwork to be provided by Developer shall consist of a minimum of two (2) pieces of art to be installed on-site or on adjacent rights of way or public property and shall be of a quality and design reasonably acceptable to the City Manager, or designee, with a recommendation by the Community Development Director .

• Jobs Condition: The Developer shall work with the City of North Miami Beach Human Resources Department to advertise employment opportunities and use good faith efforts to promote the hiring of City residents to fill employment positions within the development during all phases of construction and development. 

• NE 35^th Avenue Improvements Condition: The developer shall design the proposed NE 35^th Avenue streetscape and infrastructure improvements to be consistent with the City’s designs in the NE 35^th Avenue Roadway Enhancements Project and the Mixed Use District zoning regulations, less any adjustments required by FDOT or Miami-Dade County. 

COMMUNITY DEVELOPMENT DEPARTMENT RECOMMENDATION:

The Community Development Department recommends the City Commission APPROVE the Development Agreement and the associated Conceptual Master Plan on second reading with the conditions of approval in the staff report.

However, based on the applicant's letter dated October 30, 2020, you may want to consider the Applicant’s request that the agenda item be opened at the Nov. 10th meeting, and then continued on a mutually agreed upon date in December 2020.

Summary of Public Benefits

Table 5. Summary of public benefits required by code and additional contributions by developer. Estimated costs based on Fiscal Study and findings by the Applicant.

The Developer provided a Fiscal Impact Study (FIS) prepared in connection to the review of the proposed Intracoastal Mall Master Plan. The FIS was prepared by Integra Realty Resources, dated March 25, 2020. The City’s Economist, Lambert Advisory peer-reviewed the study and agree with the study’s findings. The following is a summary of findings based on the scope of work in the Conceptual Master Plan: 

Public Infrastructure Benefits*

•  Relocation and Improvement of Existing Lift Station (estimated cost $1,000,000)
•  Extension of the Existing Gas Line along NE 35 Ave from 3405 NE 163 ST ($800,000)
• Roadway Improvement to 35^th AVE and other Off-Site Roadway Improvements (estimated cost $7,500,000)
•  Public Infrastructure and Streetscape Assessment totaling $900,000 ($450 per residential unit) 

Public Facilities*

•  Relocate, Enlarge and Improve Existing Fire Station (estimated cost $1,800,000)
• 1500 SF Police Substation (estimated cost $750,000)
• Dredging Canal into the Site for additional Publicly Accessible Open Space (estimated cost $35,000,000)

Job Creation

•  Existing Conditions: 633 retail/office job
• During Construction: 11,800 temporary jobs
• After Redevelopment: 2,700 permanent jobs

*Capital improvements are creditable toward applicable impact fees.

The FIS estimated the construction of the project will generate $7.2 million in Impact Fees for the City, and upon completion and stabilization, an increase of the Ad Valorem Taxes to $11 million per year. Based on the findings in the FIS, the estimated Developer Contributions to the project total over $54,850,000 (Integra Realty Resources, Fiscal Impact Study, dated March 25th, 2020).