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TRANSCRIPT
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Street Plans Collaborative | transportationJSK Architectural Group | historic preservation
Goodkin Consulting | economicsChen, Moore & Associates | civil engineering
ARCADIS Engineering | resilience
NORTH BEACH MASTER PLAN
PUBLIC DESIGN CHARRETTE
NORTH BEACH MASTER PLAN
PUBLIC DESIGN CHARRETTE
plannobe.org
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• welcome
• why we are here
• what happened this week
• the plan: ideas so far
agendaagenda
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charrette week events:charrette week events:Kick-off Event & Hands-on Design SessionUnidad Senior Center | 7251 Collins AvenueThursday, February 11 | 6 pm – 9 pm
Open Design Studio & Technical MeetingsByron Carlyle Theatre | 500 71st StreetFriday, February 12 – Saturday, February 13 & Monday, February 15 – Wednesday, February 17 | 10 am – 6 pm
Open HouseByron Carlyle Theatre | 500 71st StreetTuesday, February 16 | 5 pm – 7 pm
Lecture on Resilience by Robert DaoustNorth Shore Youth Center | 501 72nd StreetTuesday, February 16 | 7:30 pm – 9 pm
Work-in Progress PresentationNorth Shore Youth Center | 501 72nd StreetThursday, February 18 | 6 pm – 8:30 pm
4
3
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5
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2015
November 23
February 11-18
2016
December
project timeline
January Spring Summer/Fall
October
Fall
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To create an economic & revitalization strategy plan for the North Beach district of
Miami Beach
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To build on the work that has been done before and to assist
all the great initiatives on the beach
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study area
63rd
88th
71st
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November
project kick-off
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January Film at plannobe.org
bus tour
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1. Enter Answer Text
Enter Question Text
220+ participants
hands-on design session
2.11.16
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220+ participants
hands-on design session
2.11.16
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NoBe bike tour
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90+ visitors
open design studio
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85+ visitors
open house
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resilience presentation
20+ attendees, Robert Daoust, ARCADIS
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goals poster
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goals poster
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NoBe Today (in one word)
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NoBe Tomorrow (in one word)
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meetings
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meetings
Steering Committee
Neighborhood Associations
Residents
Hotel Owners
Business Owners
Property Owners & Companies
Local Religious Leaders
FDOT District 6
City Planning Staff
Historic Preservationists
Bandshell Operators
Public Safety Officials
Home Owner Associations
Law Enforcement
Housing Experts
Parks & Recreation Officials
Environmentalists
Chamber of Commerce
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meetings
960+ studio visitors,
meeting attendees, hands-on participants
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plannobe.org
5,155+ visitors
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press
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Beth
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quick poll
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Have you attended any other charrette week events?
1. Yes2. No
Yes No
34%
66%
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Next Question
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How long have you lived or worked in North Beach?
1. Less than 5 years2. 5 ‐ 9 years3. 10 ‐ 19 years4. 20 ‐ 29 years5. 30 – 39 years6. 40 – 49 years7. 50 or more years8. I do not live or work
in NoBe Less
than
5 ye
ars5 ‐
9 ye
ars10
‐ 19 y
ears
20 ‐ 2
9 yea
rs30
– 39
years
40 –
49 ye
ars
50 or
more
years
I do n
ot liv
e or w
ork in
NoBe
33%
8%
22%
12%
2%
5%7%
12%
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Next Question
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Have you ever been through a South Florida hurricane?
1. Yes2. No
Yes No
27%
73%
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Last Question
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How did you get here tonight?
1. I walked2. I rode a bike3. I came by car4. I took the trolley5. I took a bus6. Other
I walk
edI ro
de a
bike
I cam
e by c
arI to
ok th
e trol
leyI to
ok a
bus
Othe
r
34%
5%1%
5%2%
53%
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• focus on town center71st is the center of town, infill on empty lots, upgrade buildings, add retail, housing, hotels, co-work spaces, cafes, offices to create a “downtown”
• provide more mobility optionscomplete the streets, add bike & pedestrian infrastructure, shade sidewalks, light for security, activate street fronts, Baylink to NoBe, improve traffic
• protect & enhance neighborhoodshistoric preservation incentives & safeguards, add parking
• better utilize public landempty lots could provide more parking, civic uses (pool, skate park, youth center), private-public partnerships, commercial destinations, a mix of uses
• build to laststreets, buildings, and public spaces (new and existing) must be adapted for a changing climate & rising seas
big ideas big ideas
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focus on town center
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big ideas
Focus on the town center (15 of 18 tables)
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1. Enter Answer Text
Enter Question Text
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1. Enter Answer Text
Enter Question Text
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71st street
Existing
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71st street
Proposed
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71st Street
Existing
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Buffered Bike Lanes
71st Street
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72nd St Surface Lot
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72nd St Surface Lot
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72nd St Surface Lot
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Existing
time to be a town
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Proposed
time to be a town
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Early 20th Century Lot layout
The lot configuration was adjusted back in the day to be a classic main street
Residential lots facing the streets that connect to the main commercial street
Commercial lots are located on the short side of the block, and oriented to the Main Street
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Early 20th Century Lot layout
Parking was intended for the streets; not on the lots with the buildings.
On-Street Parking
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Early 20th Century Lot layout
No parking requirement explains why the older buildings occupy almost all of their lots
If the lots had been intended for parking, their widths would have been 60 ft or more, instead of the existing 50 ft.
The increment of development was smaller: one owner, one lot, one building
Areas that show the building placement tradition in Miami Beach
On-Street Parking
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Mid to Late 20th Century ‘Car Culture’
Commercial Tenants and Financial Institutions demand parking.
The lack of a consistent built edge to the streets erodes the sense of enclosure, causing a weaker pedestrian shopping environment.
The Parking Configuration on these lots is not ideal because an efficient parking bay is 60 feet wide and lots are 50 feet wide.
Older Buildings were demolished by owners for parking lots.
Additional lots were privately purchased to provide parking lots. (I Hop Restaurant)
Traditional Miami Beach Block Pattern
Auto-oriented culture’s effect on the traditional block pattern
Area devoted to parking
City purchased lots to help with parking demand
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A fragmented Lot Ownership Pattern
Today’s ownership pattern is a bit like a checkerboard pattern
Each color represents one owner of multiple lots
Lots without color are separate individual owners
Property Ownership based on recent search of Miami Dade County Property Appraiser’s website
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A fragmented Lot Ownership Pattern
Only two blocks currently have the land available for an efficient parking garage
Property Ownership based on recent search of Miami Dade County Property Appraiser’s website
It may take a while, but eventually, with time, lots will be aggregated, and someone will build a large building that meets the parking requirements.
53 spaces/level.64 spaces/level.
139 spaces/level.
The outlines show are the smallest footprints at 53 spaces/level.
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Development Regulations & Approvals
These are key reasons why there has not been new development on 71st.
What we heard from the development industry:
• High Administration Costs (“soft” costs) for both small and large projects due to city approval process, ….Therefore more worthwhile to build a large project.
• Although Parking does not affect the FAR, it does take away from the height, and therefore it is impossible to get both parking and useable space within the volume.
• To acquire enough land for a parking garage, the land is more expensive when each lot is purchased from a different individual land owner.
• Although it might be possible to put parking underground (and underwater) it is costly and doesn’t make sense in light of future sea level rise.
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Development Regulations & Approvals
What we heard regarding 71st Street:
Uniform desire for 71st Street to become a real Main Street.
Buildings on 71st should have a mix of uses: retail, office, and
residential.
Any new construction would need to provide additional parking for
the users.
The street needs to be welcoming and beautiful.
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Now, moving forward….
71st Street currently
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Now, moving forward….
71st Street currently: this is the Main Street for North Beach ???
Narrow sidewalk
Parking Lot where a building should be.
Wide travel lanes allow speeding cars when no congestion
No Retail Storefronts within this View
Big Boring Blank Facade
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Now, moving forward….
71st Street currently: this is the Main Street for North Beach ???
Narrow sidewalk
Parking Lot where a building should be.
Wide travel lanes allow speeding cars when no congestion
No Retail Storefronts within this View
Big Boring Blank Facade
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Now, moving forward….
71st Street currently
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Now, moving forward….
71st Street re-imagined
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Now, moving forward….
71st Street re-imagined
Protected Bike Lane
Retail Storefronts
Slower moving vehicles in narrower lanes
“infill” Buildings
Wider Sidewalks
Shade trees
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Now, moving forward….
71st Street re-imagined
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Now, moving forward….
71st Street re-imagined: What about rebranding 71st street with a name?
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Now, moving forward….
A framework to use in exploring changes to the development regulations.
Don’t put parking under the buildings that face 71st Street:• provides flexible footprints for courtyards and plazas• Avoids long building facades that extend along the entire block edge
Allow parking structures behind the original lots that face 71st Street. These would be lined with useable space, for market rate or affordable retail, offices, or residential. The size of these would depend on how many lots can be acquired for the project.
Parking structures could be provided by the private sector as part of a development project, or the City could undertake the construction of the parking garage to spur redevelopment of other properties by the development community by providing their parking for them.
71st Street
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Now, moving forward….
A framework to use in exploring changes to the development regulations.
Allow parking structures behind the original lots that face 71st Street. These would be lined with useable space, for market rate or affordable retail, offices, or residential. The size of these would depend on how many lots can be acquired for the project.
Two Strategies: 1. Parking structures could be provided by the private sector as part of a development project, or 2. the City could undertake the construction of the parking garage to spur redevelopment of other properties by the development community by providing their parking for them.
71st Street
Areas for Structured Parking
Areas for Structured Parking
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Ideas for Town Center Neighborhood….
Neighborhood wide amenities: Shade trees
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Ideas for Town Center Neighborhood….
Neighborhood wide amenities: Safer intersections for Pedestrians
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Ideas for Town Center Neighborhood….
Neighborhood wide amenities: “Creek Walk,” serves as a sea wall
Creek Walk
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Ideas for Town Center Neighborhood….
Neighborhood wide amenities: “Creek Walk,” serves as a sea wall
Creek Walk
A sea wall but with a walkway on top
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Ideas for Town Center Neighborhood….
Neighborhood wide amenities: Beachfront Plaza, at the end of 71st Street
Beachfront Plaza
Creek Walk?
Water Taxi?
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Ideas for Town Center Neighborhood….
Neighborhood wide amenities: Beachfront Plaza, at the end of 71st Street
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Ideas for Town Center Neighborhood….
Neighborhood wide amenities: Beachfront Plaza, at the end of 71st Street
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Ideas for Town Center Neighborhood….
Neighborhood wide amenities: A distinctive “shaded loop,” Unique streetscape
Beachfront Plaza
Creek Walk?
Water Taxi?
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Normandy Isle
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North Beach
Normandy Isle
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mainomedes st – potential redevelopment(drawing courtesy of Reines & Straz Architecture)
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normandy fountain - existing
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what if?
normandy fountain – change over time
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what if?
normandy fountain – change over time
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what if?
normandy fountain – change over time
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mainomedes – existing
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what if?
mainomedes – new paseo
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North Beach Master Plan 2016
Implementation Options
“Make It Happen” a consistent comment
Implementation typically a mix of regulations, incentives, and catalyst projects
North Beach needs advocacy and services to succeed
Possible options include CRA, BID
BID most technically feasible
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North Beach Master Plan 2016
Implementation Options: BID
Majority of property owner’s agree to a modest additional property tax
Funds administered directly by BID representatives within the BID area
Services include security, sanitation, promotion, marketing, special events
Process requires property owners to be financially able and willing, North Beach may not be there yet
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North Beach Master Plan 2016
Implementation Options: BID
A number of local examples
Many ways to structure districts, do not have to be exclusively commercial
Property owners must be financially able and willing, North Beach may not be there yet
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protect & enhance neighborhoods
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Protect & enhance neighborhoods (12 of 18 tables)
big ideas
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existing condition
entrance to Normandy Isle
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entrance to Normandy Isle
public improvements: bus lanes & streetscape improvements
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entrance to Normandy Isle
private investment: intercept parking garage, Bay Walk
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different perspectives on the RM-1
preservationists say…
• preserve the buildings. make local districts of the national register districts
• human-scale and walkability characterize life in the RM-1
• historic preservation = economic development (like in SoBe)
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different perspectives on the RM-1
developers say…
• allow 2 story buildings to become 12 (esp. on the water)
• the neighborhoods have higher poverty & crime rates than the rest of the city
• it’s affordable housing but is it fair that so much of the island’s affordable housing is in NoBe?
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RM-1
preservationists see
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RM-1
preservationists see
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RM-1
preservationists see
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RM-1
preservationists see
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RM-1
developers see
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RM-1
developers see
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RM-1
developers see
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RM-1
developers see
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RM-1
developers see
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for discussion…
• more tools are necessary to preservehistoric structures
• more tools are necessary for developers to improve upon
• the plan recommends investigating - Local Historic Districts- Transferable Development Rights (TDR) - Neighborhood Conservation Districts - Streamlined development approvals- More logical regulations
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sending areas receiving areasNational Historic Districts Town Center
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transferable development rights
63rd
88th
71st
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historic districts
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national historic districts
Normandy Isles National Historic District
North Shore National Historic District
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national historic districts
Normandy Isles National Historic District
North Shore National Historic District
Does not protect structures
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local historic districts
Normandy Isles National Historic District
North Shore National Historic District
Protects structures
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a mix of solutions
Normandy Isles National Historic District
North Shore National Historic District
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a mix of solutions
national register districts
localhistoricdistricts
conservation districts
tdrstdrs
Town Center
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conservation districts protect
• scale• character• lot sizes• block sizes• rights-of-way• emphasis on contributing structures
without all the regulations of a local historic district
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FLORIDA CITIES & COUNTIES WITH TDRs ORDINANCE
TDR = Transfer of Development Rights
TDR’s is a tool used to preserve sensitive areas such as historic buildings, by redirecting development potential to more suitable areas.TDR’S are transferred from a sender to a receiver
Alachua CountyBay CountyBay Harbor IslandsBrevard CountyClearwaterCoral GablesCrystal RiverDelray BeachFort l LauderdaleFort Myers
Highlands CountyHillsborough CountyHollywoodIndian River CountyLake CountyMiamiMonroe CountyOkeechobee CountyOrange CountyOsceola County
Polk CountySarasota CountySt. Lucie CountySt. PetersburgSunny Isles BeachTarpon SpringsWest Palm Beach
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Subtitle – Title Case Arial 20 pt
square-format pictureSENDER: LA PALMA RESTAURANT RECEIVER: ALHAMBRA TOWER
SENDER: MULTIPLE SMALL SITES RECEIVER: 2020 SALZEDO , (Coral Gables)
SAMPLES OF PROJECTS DEVELOPED USING TDRs
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ADAPTABILITY & ADDITIONS to HISTORICAL BUILDINGS – MIAMI BEACH
2911 INDIAN CREEK
GOLDEN SANDS HOTEL
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embrace MiMo
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North Beach Master Plan 2016
Embrace and Capitalize on MiMo
Mid‐century modern design is hugely popular
The coining of the term MiMo helped build the movement
North Beach has one of the largest collections of MiMo structures in the world
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North Beach Master Plan 2016
Embrace and Capitalize on MiMo Pushback against MiMo , not
significant or worthy of preservation – same thing happened in early days of Art Deco preservation
Different opinions about the value of architectural styles
MiMo has been objectively and popularly validated and should be cherished and capitalized on
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North Beach Master Plan 2016
Embrace and Capitalize on Mimo MiMo is a valuable community brand ‐
other cities with far more modest MiMo assets doing more to capitalize on them
Preservation efforts with adaptive reuse provisions should continue
MiMo should be celebrated in events, marketing, tours, graphics ‐ North Beach MiMo Design Center
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North Beach Master Plan 2016
Redevelopment Strategy: Working Within the System
Input: Needed redevelopment won’t happen without expanded zoning/development rights
A number of projects have been approved or developed within current zoning and design regulations
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North Beach Master Plan 2016
Redevelopment Strategy: Working Within the System
Innovation and persistence can yield a good design that also makes financial sense
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North Beach Master Plan 2016
Redevelopment Strategy: Working Within the System
Developer conferences can share lessons learned in project design and approval process
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parking, parking, parking
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Overview
Parking
• Existing Parking Inventory
– Off-Street Parking
– On-Street Parking
– Available Parking Spaces
• Parking Utilization
– Peak Hour Inventory
• Weekday & Weekend– Available-vs-Occupied
– Occupancy Rate
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Areas of Study – Town Center
Town Center
Less than 250 Spaces
250 - 1,000 Spaces
1,000 – 2,000 Spaces
More than 2,000 Spaces
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Areas of Study - North Shore
North Shore
Less than 250 Spaces
250 - 1,000 Spaces
1,000 – 2,000 Spaces
More than 2,000 Spaces
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Areas of Study - Biscayne Beach
Biscayne Beach
Less than 250 Spaces
250 - 1,000 Spaces
1,000 – 2,000 Spaces
More than 2,000 Spaces
120
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Areas of Study - Normandy Shores & Normandy Isle
Normandy Shores
Normandy Isle
Less than 250 Spaces
250 - 1,000 Spaces
1,000 – 2,000 Spaces
More than 2,000 Spaces
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potential parking opportunities
63rd
88th
71st
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build to last
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big ideas
Build to last (6 of 18 tables)
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analysis maps
Sea Level Rise – 1 feet
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analysis maps
Sea Level Rise – 2 feet
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analysis maps
Sea Level Rise – 3 feet
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analysis maps
Sea Level Rise – 4 feet
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analysis maps
Sea Level Rise – 5 feet
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analysis maps
Sea Level Rise – 6 feet
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resilience
Storm Water Storm SurgeSea Level Rise
Different areas, different challenges
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resilience
Storm Water Storm SurgeSea Level Rise
Different areas, different challenges
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building more resiliently
Existing conditions
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The sea is rising, between 9” and 4’ by 2050
sea rising up 9” to 4’
building more resiliently
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Seawalls raised 2.5’, freeboard (floor) up 3’, base flood elevation (ground) up 1’
seawallup 2.5’
base flood elevation
up 1’
freeboardup 3’
building more resiliently
sea rising up 9” to 4’
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Seawalls raised 2.5’, freeboard (floor) up 3’, base flood elevation (ground) up 1’
seawallup 2.5’
base flood elevation
up 1’
freeboardup 3’
sea rising up 9” to 4’
building more resiliently
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sea level rise
The island is rising one building, one wall, at a time
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what about the historic buildings?
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won’t we need to tear a lot of buildings
down, in this new age of climate change?
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not necessarily…
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for investigation…
After the facadectomy, can we raise the façade? Our 1st conversations suggest we can
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for investigation…
After the facadectomy, can we raise the façade? Our 1st conversations suggest we can
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for investigation…
After the facadectomy, can we raise the façade? Our 1st conversations suggest we can
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but a local historic district needs to
happen first
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what about insurance costs?
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Data from FEMA
flood insurance costs
4’ below BFE = $790 a month
At BFE = $120 a month
3’ above BFE = $35 a month
Full-risk, unsubsidized rates
Currently flood insurance rates for pre-FIRM homes are subsidized.
However, legislation has been passed (BW-12) that will increase flood insurance rates causing
significant increases.
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resilience
Storm Water Storm SurgeSea Level Rise
Different areas, different challenges
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stormwater
Raised streets, bigger pipes, more pumps, water storage, backflow preventers
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resilience
Storm Water Storm SurgeSea Level Rise
Different areas, different challenges
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Hurricaneshurricanes
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beach barriers
1St Street: SoBe Beach replenishment: $64m, 10 miles, 1976–1981 (500’)
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5St Street: SoBe Beach replenishment: $64m, 10 miles, 1976–1981 (500’)
beach barriers
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41st Street: Beach narrows
beach barriers
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South Beach North Beach
beach barriers
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we may need a bigger beach
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we’ll need more offshore reefs
Miami-Dade County Artificial Reef Program
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building more resiliently
dike/dunes
existing
the challenge: sea-level rise
the plan:adaptation
raised sea wallshigher
enhanced reefs
storm surge
Storm Water Storm SurgeSea Level Rise
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better utilize public land
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big ideas
Better utilize public land (14 of 18 tables)
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big ideas
Better utilize public land (14 of 18 tables)
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west lots potential uses
Skatepark (pumptrack)
Boutique hotels
Parking garage
Commercial uses w/ storefronts
Fitness complex
50m competition pool
Urgent care services complex
Restaurants & cafes
Education (tied to university)
Preserve log cabin
Hold for future use
House of refuge
Grocery store
Ocean Rescue
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West LotsExisting Conditions
• 8 blocks of City-owned property across Collins from North Shore Park
• 3 surface parking lots
North Sho
re Park
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West LotsScenario 1: Improve Existing8 blocks public
• 8 blocks of City-owned property across Collins from North Shore Park
• 3 surface parking lots & multiple greenspaces turned to greens
North Sho
re Park
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West LotsScenario 2: Residential1 blocks public, 7 block public-private
• Multi-story residential units• DPZ Plan
Residential
Residential
Residential
Residential
Residential
Residential
Residential
All-Wheels Park, Community Gardens
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West LotsScenario 3: Mix of Uses 4 blocks public, 4 blocks public-private
• 87 to 86: Hotel (7 stories)
• 85 to 86: Residential (7 stories)
• 84 to 85: Public Parking, Cafes & Retail (3 stories)
• 83 to 84: Residential (7 stories)
• 82 to 83: Residential (7 stories)
• 81 to 82: Civic, Community Gardens, Log Cabin, All-Wheels Park Center (1 story)
• 80 to 81: Civic, Teen Center (4 stories)
• 79 to 80: Public Parking, Cafes & Retail (3 stories)
Hotel
Residential
Parking Garage
Residential
Residential
Education or Teen Center
Parking Garage
All-Wheels Park, Community Gardens
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West LotsHotel
Parking Garage
Competition Pool
Wheels ParkTeen Center
Parking Garage
Parking Garage
Education Building (?)
Scenario 4: Mix of Uses 6 blocks public, 2 blocks public-private
• 87 to 86: Hotel (7 stories)
• 85 to 86: Public Parking, Cafes & Retail (3 stories)
• 84 to 85: Civic, 50 Meter Competition Pool (2 stories)
• 83 to 84: Civic: All-Wheels Park, Teen Center (4 stories)
• 82 to 83: Public Parking, Cafes & Retail (3 stories)
• 81 to 82: Civic, Community Gardens, Log Cabin (1 story)
• 80 to 81: Public Parking, Cafes & Retail (3 stories)
• 79 to 80: Education Building or Urgent Care? (5 stories)
Civic Plaza,Community Gardens
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West Lots
Existing Conditions
Log Cabin Parking Lot
Parking Lot
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Scenario 1 – Improve Existing
Log Cabin, Community Gardens, & All Wheels Park
Improved Parking Lot
Improved Parking Lot
West Lots
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Scenario 2 – Residential (DPZ Plan)
Log Cabin, Community Gardens, & All Wheels Park
Residential (3 stories)
West Lots
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Scenario 3 – Mix of Uses
Parking Garage & Residential (7 stories)
Log Cabin, Community Gardens, & All Wheels Park
Residential (3 stories)
Residential (3 stories)
Residential (7 stories)
West Lots
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Scenario 4 – Mix of Uses
Parking Garage & Residential (7 stories)
50 M Pool (1 story)
Log Cabin, Community Gardens, & All Wheels Park
CivicResidential (3 stories)
Residential (7 stories)
West Lots
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provide more mobility options
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big ideas
Provide more mobility options (16 of 18 tables)
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NoBe recon
Running Riding
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one-way to two-way
63rd
88th
71st
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one-way to two-way
63rd
88th
71st
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questions remain
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quick poll
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Should we build a more intensive town center (with mid-rise and tall buildings)?
1. Yes2. No
Yes No
26%
74%
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Next Question
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Should we use a Transfer of Development Rights program, tied to Historic Preservation,
to build the town center?
1. Yes2. No
Yes No
24%
76%
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Next Question
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Should the National Historic Districts in North Beach become Local Register Historic
Districts in their entirety?
1. Yes2. No
Yes No
34%
66%
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Next Question
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Should only portions of the National Historic Districts in North Beach become Local Register Historic
Districts?
1. Yes2. No
Yes No
32%
68%
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Next Question
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Should the 1 way north (Collins Avenue) and 1 way south (Harding Avenue) corridors both
become 2 way streets?
1. Yes2. No
Yes No
41%
59%
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Next Question
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Would you be willing to concede higher density (more than 4 stories) in the West Lots,
in exchange for public parking garages, mixed-use residential & commercial uses & civic uses like an
All-Wheels Park?
1. Yes2. No
Yes No
51%49%
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Next Question
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What is your top priority for the future of North Beach?
1. Build A More Complete Town Center Along 71stStreet
2. Provide More Parking in Neighborhoods
3. Increase Transit Options4. Build with Resiliency
(build new streets & public spaces)
5. Convert 1‐ways to 2‐ways (Collins & Harding)
6. Create Local Historic Districts
Build
A Mo
re Co
mplet
e Tow
...
Provid
e Mor
e Park
ing in
Ne...
Increa
se Tra
nsit O
ption
s
Build
with
Resili
ency
(build
...
Conv
ert 1‐
ways
to 2‐
ways
(Co...
Create
Local
Histo
ric Di
strict
s
43%
10%
16%
1%
19%
10%
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Last Question
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Is the plan generally headed in the right direction?
1. Yes2. Probably Yes3. Can’t Tell Yet4. No
Yes
Proba
bly Ye
s
Can’t
Tell Y
et No
42%
3%
27%28%
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Street Plans Collaborative | transportationJSK Architectural Group | historic preservation
Goodkin Consulting | economicsChen, Moore & Associates | civil engineering
ARCADIS Engineering | resilience
NORTH BEACH MASTER PLAN
PUBLIC DESIGN CHARRETTE
NORTH BEACH MASTER PLAN
PUBLIC DESIGN CHARRETTE
plannobe.org