The Miami Springs City Council held a workshop with the City’s Planner to discuss options for the future of NW 36th Street and southeast Miami Springs, commonly referred to as the Abraham tract. The goal was “to help the city re-envision the future of the NW 36th Street and Abraham Tract districts and evaluate options to promote the enhancement of these areas.” Below are some of the items shared by the City Planner.
FIRST IMPRESSIONS
It’s no secret that there are areas of NW 36th Street that need some improvements. At the Workshop presentation there were several unpleasant areas that were highlighted including the unfriendly pedestrian sidewalks (some of which may not even be ADA compliant). Think of the tourists that have to walk up and down NW 36th Street. The sidewalk is far too narrow and lacking of any “curb appeal.”
If we envision a bright and better future for NW 36th Street, it absolutely positively needs a broader or wider sidewalk on the north side of NW 36th street. (That’s the section that immediately abuts the hotels.) One possibility of accomplishing this task is by working and partnering with the Florida Department of Transportation (FDOT) who has jurisdiction of this roadway. You might recall, the FDOT has proposed various options for NW 36th Street including widening sidewalks.
The workshop presentation also highlighted the “Lack of Visual Interest and Destinations.” It doesn’t help that the photos were shot on a gloomy day adding to the ugliness of boring bare wall sections.
EXISTING USES NW 36 STREET
The presentation then highlighted existing commercial uses on NW 36th street. You’ll notice some restaurants in the dreary photos below:
The presentation also highlighted a few of the offices located in and around NW 36th Street. If you wanted to use photos that make 36th street look awful, these pictures are doing a great job, because these photos are awful. I’m not saying parts of 36th Street aren’t bad. They sure are. And I’m not saying we should look at NW 36th Street through rose colored glasses. All I’m saying is these photos paint a dark and gloomy picture even on building that in reality look much nicer than what’s depicted below.
In addition to the retail and office spaces, the presentation highlighted some of the hotels on NW 36th Street.
Plus, the presentation also highlighted some of the existing residential units just off NW 36th Street as shown below:
ABRAHAM TRACT / SOUTHEAST MIAMI SPRINGS
The presentation highlighted some of the hotels along the Abraham tract. I’m not sure why they included the EB Hotel below as its not part of the Abraham tract. It’s part of NW 36th Street.
Existing Land Use
Future Land Use
Zoning
Building Age and Rise
Recent / Ongoing Projects
Recent Project Approvals
Large Site Opportunities
Potential Future Projects (Not in the City’s Pipeline)
In the presentation, it highlighted some potential future projects. One of the highlighted areas include 4355 NW 36th Street or the area that was recently sold by Miami-Dade Aviation to a developer for a “nominal sum” to create workforce housing. We find it curious that it was not in the City’s Pipeline, but it should definitely be on the City’s radar.
The other odd area highlighted here was the Office Depot property. Why did the City Planner highlight the property? Meanwhile, the Miami Subs property recently sold and the Aladdin Hotel has been ordered to be sold.
GENERAL CONCLUSIONS
According to the presentation, “Miami Springs is strategically positioned to benefit from region-wide need for infill and redevelopment opportunities (due to dwindling supply of ‘greenfield’ land).”
CONCLUSIONS: MULTI-FAMILY AND HOTEL
The report further states:
- Demand for mid to higher density market rate multifamily development will remain steady countywide and within the Miami Springs trade area.
- Timing is ripe to position Southeast Miami Springs to capture a solid share of the demand
- Proximity to Miami International Airport intrinsically benefits hotel development,. Market bodes well for ongoing development.
- Potential to attract higher quality product, subject to physicial, design and regulatory improvements within the area.
To put it plainly, there’s demand from developers to build apartments and hotels along 36th Street. I know. Big shocker, right?
CONCLUSIONS: RETAIL AND OFFICE
The presentation shared the following conclusions on retail and office space:
- Physical constraints (i.e., predominance of smaller parcels and restricted mobility along NW 36th Street) will largely limit retail to ground floor space of mixed-use buildings.
- Larger scale destination opportunity exits at the easter end of the corridor
- Demand exists for office development as supporting use behind hotel and multi-family or in connection with airport related business.
CONCLUSIONS: INDUSTRIAL (ABRAHAM TRACT)
- Airport zoning restrictions mostly preclude housing and assembly uses in Abraham Tract.
- Area is naturally positioned to attract /support industrial and commercial development and to synergize with Palmer Lake Metropolitan Urban Center District.
- Opportunities exist to thoughtfully intensify viable locations to attract investment.
BOTTOM LINE:
The report makes the following overall conclusions:
- NW 36 STREET: Robust demand for market rate multifamily and hotel development. Retail and office strong in a support role.
- Abraham Tract: Great potential for industrial use (light manufacturing, warehousing and logistics), with ancillary office / commercial, and airport supporting lodging.
What is best for Miami Springs and NW 36 Street long term?
The choice Miami Springs residents are presented in this presentation pretty much boils down to the following:
- Let it rot. Do nothing. Leave it as is.
- Add more hotels without a bed tax. Increase hotel related crimes. Increase demand on our police force.
- Increase density along NW 36th Street and allow for mixed use high rise residential apartments and/or condos.
What do you think?
Let us know which choice do you prefer for the long term benefit of Miami Springs and the future of NW 36th Street.
