2.9 SoBe West Community Meeting - Summary notes

When: February 9 @ 5:30PM - 7PM.  
Where: Mirador 1200

Agenda:

• SoBe West Candidate Elections

• David Martín from Terra Group will provide updates on the BayWalk, Bikini Hostel/1250 Redevelopment, and his role with West Avenue Phase II and III.

• Commissioner Fernández on Alton Court Upgrades, and best practices for West Avenue Phase II to Phase III

• Q&A from Residents

In 2026, SoBe West Community Meetings will have standing agenda items for hot topics impacting our neighborhood.  When appropriate, we’ll provide updates as it pertains to:

• West Ave Phase II & Phase III renovations

• BayWalk buildout

• Pump Station Upgrades

• Bikini Hostel/1250 redevelopment

• Alton Rd redevelopment, proposed

• Live Local developments

• Canopy Park Upgrades/Retail development

• Blue Zone

• Resident safety

• Quality of Life issues.  

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MEETING OVERVIEW

This meeting celebrated the one-year anniversary of the SoBeWest Community Association, bringing together residents, city officials, commissioners, and development partners to discuss neighborhood improvements, ongoing construction projects, and future initiatives. The meeting was held at Mirador North and included presentations from multiple stakeholders involved in transforming the West Avenue corridor.

Opening Remarks and Recognition

Speaker: Tim Carr, SoBe West Board President

Board President Tim Carr opened the meeting by acknowledging the one-year milestone of the SoBe West Community Association and thanked the extensive support network that made it possible:

• City staff from the Capital Improvements Program (CIP) team: Ralph, Alvaro, & David Gomez.

• New Commissioner Aide Mae Soriano working for Commissioner Vicki Lopez

• Commissioner Bhatt and Commissioner Matteo Salinas with her aide Kevin

• Mayor Meiner and his Chief of Staff Blake

• Additional city staff including Kara, Isabella, & Luis.

• SoBe West Board members and the 1,200+ community members who have joined the WhatsApp group

Tim emphasized that board elections were upcoming, with applications due by February 13th, and encouraged residents to visit the website (sobewest.com) to apply or learn more about the association's mission.

Greenhouse Foods Presentation

Recognized representatives from Greenhouse Foods introduced their plant-based food service, which provided the evening's refreshments. Key points included:

• Operating since the pandemic, creating plant-based proteins from vegetables

• Menu items served: chicken salad, roast beef sandwich, and cheddar soup

• All ingredients made in-house with sourcing from Holland and the Netherlands to avoid pesticide-sprayed wheat protein

• Currently based in Fort Lauderdale, seeking to expand to Miami Beach

• Interest in collaborating with schools and institutions to provide healthier food options

This presentation aligned with Commissioner Bhatt's Blue Zones initiative focused on healthy living and vegan options for the community.

Traffic and Safety Improvements on West Avenue

Speaker: Luis Atencio Commissioner Magazine Aide

Provided detailed updates on traffic calming measures for West Ave:

Speed Reduction Initiatives

• Speed cushions will be installed on West Avenue to slow traffic

• Elevated crosswalk at 6th and West Avenue (in front of Canopy Park and Bentley Bay) approved with budget amendment on February 25th Commission Meeting agenda

• Potential stop sign or flashing lights at 6th and West Avenue intersection (pending county approval)

• Transversal striping to be added at Five Park crosswalks within the next month

• Exploring four-way crosswalk at Five Park (longer timeline)

Road Repaving

Commitment to place West Avenue repaving (9th to 14th Street, with priority on 9th to 10th) on the February 25th Commission agenda as a budget priority.

Community Action Required

Luis emphasized the importance of resident emails to commissioners, stating that community input is what gets things done. Tim will distribute the agenda item # so residents can email commissioners in support before the February 25th meeting.

Mayor's Update

Speaker: Mayor Meiner

Mayor Meiner provided brief updates on city-wide initiatives:

Water Taxi Success

• Over 800 riders per day since launch two weeks ago

• Initial funding: $600,000 from the state, $600,000 from the city

• New partnership interest from Miami Downtown Development Authority, County Commissioner Vicki Lopez, Miami Marlins, and various businesses

• Plans for significant expansion

Homeless Services

• Current count: 93 individuals (from Miami-Dade Homeless Trust)

• Millions in services offered, including shelter

• Strict enforcement: no camping or sleeping in public spaces in Miami Beach

Tourism and Economic Performance

January 2025 showed strong performance with hotel room rates and occupancy up almost 25% compared to previous periods. The city is experiencing business growth with continued focus on public safety and quality of life for residents.

Blue Zones Initiative

Speaker: Commissioner Bhatt

Commissioner Bhatt provided an extensive presentation on the Blue Zones initiative, a transformative program for Miami Beach:

What Are Blue Zones?

Blue Zones are naturally occurring locations around the world (6-7 total) where people live healthy, meaningful lives well into their 90s and 100s. Examples include areas in the western U.S., Sardinia, and Japan. The common factors are:

• Moving naturally (walkability)

• Eating healthily

• Finding community and connection

• Finding purpose and being part of something bigger

Miami Beach Blue Zones Vision

Commissioner Bhatt explained that Miami Beach already has many foundational elements:

• Excellent walkability despite traffic challenges

• Beautiful parks (Bayshore, Ocean Terrace, Canopy Park, Flamingo Park)

• Activities for all ages: seniors, kids, young families

• Growing focus on health, wellness, and meaningful experiences rather than nightlife

Goals and Implementation

• Make healthier choices the easier choices

• Combat loneliness epidemic in a transient city

• Create strategic city-wide approach to health and wellness

• Attract tourism specifically interested in Blue Zones designation

• Focus on sustainability for oceans, waterways, parks, and greenways

Funding and Timeline

The initiative is in final phases of securing financing through partnerships, not taxpayer dollars:

• Miami Foundation serving as third-party contracting agent

• Partners include Jackson Health, Mount Sinai, major hotel groups

• High net worth individual (former NASA widget manufacturer) aligned with the vision

• Expected announcement by end of 2025

• Four years and nine months of implementation work to follow

Commissioner Bhatt emphasized this creates an umbrella under which disparate health and wellness initiatives can be unified, benefiting residents regardless of income level or housing type.

Alton Road Redevelopment/Epicure Site

Speaker: David Berg, Affinity Real Estate

David Berg from Affinity Development provided a brief update on the former Epicure site project:

Project Details

• Location: Between 16th and 17th on Alton Road (west side)

• Proposed use: Mixed-use project with apartments, boutique office, and retail

• Requested height: 180 feet (city staff and Lincoln Road West legislation suggest 150-180 feet range)

• Office location: 17th and Alton in the Variety Hotel (historic redevelopment)

Timeline

• Planning Board presentation targeted for April 2025

• Community meeting to follow

• Second Planning Board review before Commission

Demolition Progress

The Epicure site was demolished last week, eliminating a major homeless encampment that had been problematic for the city. Demolition completion is expected by end of February or first week of March 2025.

David Berg emphasized their doors are open for community input and they are actively seeking letters of support from the SoBe West community and other neighborhood associations.

West Avenue Neighborhood Improvements Project (Phase 2 & 3)

Speakers: David Gomez, Director of Capital Improvements – City of Miami Beach; Stephan Ginez, SoBe West Special Advisor

David provided a comprehensive update on the massive infrastructure project:

Current Status and Challenges

David acknowledged the difficult reality of construction:

• Messy, noisy, and full of daily surprises

• Dealing with 100-year-old infrastructure in unexpected locations

• Slow and cumbersome process despite extensive planning

• Massive underground systems being installed for long-term community protection

Timeline

• Segments 2 and 3: Approximately 6 months from completion

• Overall project completion: Summer or fall 2028

• Goal: Complete Phase 3 (14th Street south) simultaneously with Phase 2

Current Work Areas (Segments 2 & 3)

• 16th Street

• West Avenue north of 16th to 17th Street

• Lincoln Road from Alton to the Bay

• Bay Road from Lincoln to the water

• Lincoln Court from Lincoln to the water

Upcoming Segments

• Segment 6: Approximately 16th to 15th Street on West Avenue (next phase after current work)

• Segment 9: 16th to 14th Street on West Avenue (following Segment 6)

• After 14th and West completion: Return to Bay Road and Lincoln Road, working south

Infrastructure Components

The project involves three major underground systems:

1. Water main replacement

2. Sewer system upgrades

3. Stormwater system with massive pipes (large enough to walk inside) being installed under sidewalks due to space constraints

Street Lighting Issues

Multiple residents raised concerns about non-functioning streetlights, particularly on:

• Bay Road near the canal (north end)

• West Avenue from Lincoln Road to 7th Street

David Gomez committed to:

• Inspecting all lighting that evening after the meeting

• Repairing damaged underground power lines for streetlights

• Installing temporary solar lights where needed

• Replacing all street lighting as part of the project

He acknowledged that tree canopy, while beneficial, blocks some lighting, but higher-level lights are necessary for proper street illumination and vehicle safety.

Trader Joe's Area Access

The area in front of Trader Joe's is being opened, but the Lincoln Road intersection still requires significant work, limiting full access despite the opening.

Sidewalk Closures

David clarified that sidewalks are only closed when work directly requires it, and alternate routes are always provided. The team works to minimize pedestrian impact.

Final Paving

The final lift of asphalt will be done across the entire neighborhood in one shot at project completion. Until then, there will be a slight lip at curbs and gutters.

Tree Removal and Replacement

Regarding trees removed at the end of Lincoln Road:

• Conflicting resident feedback: some want trees removed for views, others want trees preserved

• Many request two replacement trees for each removed tree

• City is working to develop the area into a nice, landscaped space

• Goals: limit homelessness/camping and create attractive entry to future Baywalk

Phase 3 (14th Street South)

Harmonization agreements with properties south of 14th Street have begun. Bidding process is expected near end of 2025, with goal of continuous construction to complete everything as quickly as possible.

WhatsApp Group and Communication Improvements

Stephan Ginez provided updates on community communication initiatives:

WhatsApp Group Success

• Now 1,200 members strong

• Effective for urgent message distribution

• Exploring automatic posting to Facebook and other social media for those who don't use WhatsApp

City Communication System Improvements

Stephan has been working with city staff and elected officials to address systemic issues:

• Problem: Issues reported but not tracked, passed between departments without resolution

• Solution: Implementing tracking system with accountability

• Meetings held with city manager and assistant city manager

• City committed to improving the process

Tree Adoption Project

Stephan proposed a new initiative in response to concerns about tree removal:

• Concept: Residents can "adopt" a tree (tree provided free)

• Resident pays designated vendor to plant and maintain the tree

• Separate project from CIP to accelerate tree replacement

• Coordination with schools that are also seeking trees

• Board to develop cost estimates and vendor selection process

Construction Complexity Education

Stephan emphasized the challenges of the West Avenue project:

• Utilities extremely difficult to locate accurately

• Third-party companies (like AT&T) use subcontractors who don't always report accurate locations

• Utilities rarely run in straight lines as assumed

• Utility companies are independent and can't be forced to respond quickly

• Workers moved between locations to optimize productivity when waiting on utility issues

Understanding these complexities helps residents appreciate why certain areas appear inactive while work continues elsewhere.

Baywalk, Bikini Hostel/1250 Redevelopment Update

Speaker: David Martin, Terra Group

David Martin provided extensive updates on multiple projects transforming the neighborhood:

West Avenue Phase 2 & 3 Involvement

• Terra Group actively involved in final phase (14th to 8th Street)

• Responsible for development agreement at 1250 West Avenue (approved by Commission last meeting)

• Working on harmonization with all property owners for cooperation

• Hired planning firm (Fluserbia) to create visualization of completed West Avenue

• Goal: Show what the neighborhood will look like when finished, highlighting walkability improvements

Communication and Tracking Improvements

Working with city to improve:

• Communication channels

• Open items tracking logs

• Email hotline for resident questions

• Coordination with Stephan and Tim

Bikini Hostel Demolition

Significant progress on the problematic property:

Acquisition and Homeless Services

• Property acquired by Terra Group

• Homeless individuals responsibly relocated to certified appropriate locations

Demolition Permit Process

• Filing date: September 25, 2024

• FPL cutoff letter: Obtained

• Water cutoff letter: Obtained

• Gas disconnect: Pending (final requirement)

• Allied contractor ready and coordinating with city agencies

Timeline

If gas disconnect letter received this week and resubmission next week, demolition is expected within 15-20 days (approximately mid to late February 2025).

Future Use

Property could become a pocket park for the neighborhood, with community input sought for best use and design.

Baywalk Improvements - Comprehensive Overview

David Gomez presented detailed plans for completing the Baywalk connection along the bay:

Completed Section

• 10th to 12th Street: Completed approximately one year ago

• Final walkthrough completed with minor items remaining (landscaping, gate repair)

• Expected to open within 30 days

Remaining Sections (shown in yellow on presentation)

Four buildings require coordination:

1. 1450 West Avenue: Extensive coordination needed for safety, beautification, and building concerns

2. 1250 West Avenue: Working on easements and permitting

3. 1228 West Avenue: Engineering and permits in progress

4. 800 West Avenue (South Bay Club): Association coordination ongoing

Requirements for Completion

Three main components for each section:

1. Submerged land lease process with State of Florida (Tallahassee)

2. Easement agreements with each condo association

3. Design requirements specific to each association (safety, visibility, security concerns)

Engineering and Design

• Doc and Marine hired for engineering and permits

• Detailed architectural plans being developed

• Planning firm creating renderings and vignettes for easier community visualization

• Plans to be shared with Tim and board/committee for community input

Design Concerns Being Addressed

Associations have expressed concerns about:

• Privacy issues

• Dock access and boat traffic

• Security and lighting

• Sightlines and visibility

New Baywalk Safety Features

Discussion about water safety:

• Challenge: Community doesn't want boaters using Baywalk to dock and access shore

• Ladders could attract boats, creating unwanted access

• Baywalk designed to be ADA compliant

• Provisions for gates included in design

Current Safety Concerns

Resident raised concerns about completed section behind Mirador:

• Very narrow path

• No railings

• Safety risk if someone walks past you

• Electric bikes and skateboards using the path

David Martin committed to walking the Baywalk with concerned residents to assess issues and coordinate with city on improvements and signage. Park rangers are needed for inspection and enforcement of prohibited vehicles.

Signage Needs

Resident requested signage at dead-ends to inform public that there's no exit until remaining segments are completed. David agreed to provide appropriate signage.

Bridge Construction Challenges

David provided detailed explanation of significant setback:

Background

• Four years of work on bridge design and engineering (designed twice)

• Construction began on the bridge

The Problem

Florida Power & Light (FPL) provided incorrect utility locate information:

• FPL indicated 6 electrical feeders in one location

• Actual location: Directly in the middle of planned bridge column locations (30 feet deep)

• Bridge designed based on incorrect utility information

Utility Relocation Process

Standard process that failed:

• Water utilities: Relocated

• Stormwater system: Relocated

• Bridge designed based on utility locates provided

• FPL's incorrect information discovered during construction

Current Status

• Redesigning bridge foundations and structure

• Re-permitting required

• Working closely with city manager, city attorney, FPL, and MasTech (bridge contractor)

• Team frustrated but committed to efficient resolution

This setback significantly delays the bridge completion, which was expected to be finished by now.

Walkability and Connectivity Vision

David emphasized the neighborhood's potential:

• West Avenue as a great walkable neighborhood

• Walkability as crucial amenity for quality of life

• Best neighborhoods have good walkability

• Working with city planning department on district grid and connectivity

• Creating connections from bay to ocean

• Multiple public access points to Baywalk at different locations

1250 West Avenue Demolition

Detailed timeline and process:

Current Status

• Post-occupancy agreements signed with tenants and purchased unit residents

• Same permit requirements as bikini hostel: FPL cutoff, water disconnect, gas disconnect

Timeline

• Target: Third quarter 2025 (approximately September) for 1250 Condo demolition start

• Asbestos removal: Begins approximately 3 months after all notices posted (Q3 target)

• Most owners given 6 months of rent assistance

• Demolition duration: Approximately 6 months

Demolition Method

Two options being considered:

1. Explosive demolition: Faster but more impactful on surrounding area

2. Machine demolition: Slower but more controlled

David committed to having demolition contractor present both options to the committee and neighboring condo associations for feedback. He indicated he already knows what neighboring associations prefer (likely the more controlled machine method).

Asbestos Abatement

Coordination needed with neighboring associations regarding abatement method to address their concerns and preferences.

1228 West Avenue Baywalk Construction

Timeline for this property:

• Construction start: Summer 2026 or third quarter 2026 (once permits secured)

• Estimated 6 months for demolition

• Construction to follow: Second or third quarter of next year

Contact Information

David Martin provided his contact information and introduced his team:

• Email: david@terragroup.com

• Project Lead: Andrea Dominguez (stood up to be recognized)

• Both available for questions, comments, or considerations

• Working closely with associations at 1228, 1450, and 800 West Avenue

David emphasized their commitment to facilitating help and support, acknowledging the importance of the Baywalkproject to the community. Andrea was praised as the "Blake of the Terra Group team" for her effectiveness in coordinating and getting things done.

Meeting Conclusion

Tim Carr wrapped up the meeting just before 7:00 PM, thanking everyone for attending and noting it was a great meeting. He mentioned more exciting news to come. The meeting successfully balanced celebrating one year of progress while providing detailed, transparent updates on the complex challenges and exciting opportunities ahead for the SoBe West neighborhood.