The corridor, now known as the "Miami Beach Promenade", began as a mapped public right-of-way called Miami Beach Drive, in 1925. It runs from 24th to 29th Street, one block east of Collins Avenue, nestled between the oceanfront buildings and the dune line.
Sanborn Fire Insurance maps from the mid-20th century clearly show a narrow service and access road in this exact location. City ordinances, zoning codes, and legal descriptions from the mid-century period refer to “Miami Beach Drive” repeatedly, confirming its status as a functional city-owned drive used for vehicular service, beach access, and maintenance purposes. It was never part of the standard numbered street grid but held a distinct presence as an east-west corridor just behind the beachfront structures.
By the 1970s, the corridor was still in service, providing limited vehicle access to buildings and the beach. During this time, some city planning documents began referring to the area informally as “Promenade Street” while still maintaining the legal designation of Miami Beach Drive.
In the late 1980s, through zoning ordinance 89-2665, the city codified the corridor’s role as the spine of the WD-2 Waterway District, establishing its east side for beach-related accessory uses. This marked the beginning of the transition from a service drive to a more formalized pedestrian experience.
Today, the renamed "Miami Beach Promenade" reflects that evolution—a landscaped, pedestrian-friendly path that maintains the original footprint of Miami Beach Drive while serving the needs of a revitalized Mid-Beach. It connects the public Beachwalk with adjacent hotels and condos, preserving its long-standing role as the interface between the built environment and the Atlantic shoreline.
WHY IS THE MBNA INVOLVED WITH THE MIAMI BEACH PROMENADE?
The Miami Beach Promenade is located within the boundaries of the MidBeach Neighborhood Association.
For several years, several Condo Associations that are MBNA Members, have been asking the City to maintain the Promenade in order to make it safe and aesthetically pleasing.
As photos & videos below demonstrate, although the City has attempted to make improvements to this area, many sections of the MidBeach Promenade continue to not only be an eyesore, with areas that often flood, but also a life safety issues.
Since it was determined that the City of Miami Beach owns this parcel of land, it is the City's responsibility to maintain this area by allocating funding for concrete repairs, drainage upgrades, and any necessary aesthetic improvements to this valuable amenity. It is also the City's responsibility to renovate and update this valuable amenity.
Thanks to the efforts of Commissioner Alex Fernandez, in 2024, $500k was allocated for a Feasibility Study of this area. The MBNA would like for the City to prioritize this project and begin the process of allocating full funding for renovating this historic promenade.
ATTENTION RESIDENTS OF BUILDINGS THAT ABUT THE MIAMI BEACH PROMENADE!
The City of Miami Beach is exploring a long-term redesign of the beachfront promenade that runs from 24th to 29th Streets. This project is still in the early planning and design phase, and your input is critical in helping shape a vision that reflects the needs and desires of the community.
Whether you live nearby, walk your dog daily, bike through on weekends, or simply enjoy the view, we want to hear from you. Please take a few minutes to complete this short survey and feel free to share it with your neighbors, friends, or building staff. The more voices we hear, the better this future promenade will serve all who use it.
Your perspective and opinions matter so please complete the SURVEY that the City will soon be sending out; link to Survey will be posted here soon.
HISTORICAL SECTION
July 23, 2025 COMMISSION MEETING. Resolution R5 E (below) was approved unanimously during the City Commission Meeting. This assures that "motorized means of transportation" will be prohibited on the Miami Beach Promenade, the same as on the Beachwalk. Thank you Mayor Meiner for clarifying certain codes and definitions and therefore prioritizing the peaceful use and safety of pedestrians enjoying this amenity.
GOALS and VISION for MIAMI BEACH PROMENADE
May 31, 2025 Current Conditions The current state of the Promenade reflects a patchwork of surfaces, flooded areas, inconsistent materials, and aged infrastructure. While the promenade serves as a crucial pedestrian link along the coastline, its aesthetic and functional potential remain underutilized. Cracked tiles, faded colors, and a lack of cohesive design reduce its charm and vibrancy. Lighting is outdated and uneven, with minimal shade or seating areas. The existing layout is largely linear and does not encourage interaction, leisure, or exploration.
Vision for the Promenade's Renovation MBNA envisions a unified and inviting promenade that embodies the natural rhythm of the beach while offering functional and beautiful spaces for pedestrians only. We propose a holistic redesign that improves connectivity, comfort, and aesthetics without dictating exact specifications—leaving room for thoughtful, creative design solutions.
Design Concepts and Recommendations
Curved Geometry & Layout: Incorporate gentle curves and wave-like paths to mimic the natural landscape. These organic shapes help break visual monotony and enhance pedestrian experience.
Ground Design: Use textured, colored, and imprinted surfaces in certain areas to reflect the natural and cultural identity of the area.
Unified Surfacing: Replace current patchwork with slip-resistant, uniform pavers in coastal tones Integrate stormwater-friendly permeable materials.
Lighting Upgrade: Replace lighting with turtle-friendly fixtures along the path and entry points.
Historical Plaque: We should honor the historical significance of MBD by installing a bronze plaque.
Ensure ADA-compliant transitions and use QR signage for navigation and updates.
Value It Would Bring
Aesthetic Boost: Improves neighborhood character and property values.
Safety and Accessibility: Reduces hazards and enhances usability for all ages and abilities.
Environmental Responsibility: Supports sustainability through native planting, stormwater control, and energy-efficient lighting.
Economic Activity: Increased use supports small businesses and local vendors.
Civic Pride and Community Wellness: A beautiful promenade fosters community gathering, recreation, and pride in place.
Below are just a couple of conceptual Ideas. We encourage Public Art displays by local artists.
"KICK-OFF MEETING" regarding renovation of the Miami Beach Promenade
On June 2, 2025, a Miami Beach Promenade Kick-Off Meeting was held at Club Atlantis followed by an on-site walk-thru of the Miami Beach Promenade. The following were in attendance:
From the MBNA: Anamarie Ferreira de Melo, Alicia A. Casanova, Oscar Vazquez, Avra Banks, and Dr. Manuel Corrales
From the CMB Office of Capitol Improvements (CIP): Predrag Kosovac and Colette Sathcell
From Curtis & Rogers Design Studio: Ralph Ferrer and Annette Contreras
From the CMB Neighborhood Affairs: Kevin Pulido, Gabriella Gonzalez and Nick Levy
June 2, 2025 Meeting Summary
The meeting between the Mid-Beach Neighborhood Association (MBNA) and the City of Miami Beach focused on the current status, timeline, and community involvement regarding the feasibility study and long-term master planning for the MidBeach Promenade. Participants discussed history, numerous concerns, timelines and other issues regarding the need for a total renovation of this valuable midbeach amenity.
It was clarified that the feasibility study only began in May 2025, not in January as the MBNA had been previously informed.
A timeline of one year is projected for the completion of the full Master Plan.
Participants emphasized the urgent need for short-term safety and maintenance improvements due to flooding and ADA inaccessibility, which fall outside the scope of the feasibility team.
Community representatives requested better communication, interim fixes, and a clearer commitment on scheduling, funding, and public engagement moving forward.
Feasibility Study Scope: Started May 2025; includes civil engineering, utilities, environmental conditions, landscape resilience, lighting, signage, and community input. Duration: ~90 days.
Responsible Team: Curtis + Rogers leading, with sub-consultants. This firm will handle Feasibility Study through Master Plan development.
Community Engagement: Key request is accurate timeline updates. Workshop expected by late summer 2025. MBNA suggests Zoom for wider participation.
A proposed Survey was distributed. MBNA members agreed to provide additional suggested questions.
Outreach Tools: Proposals include surveys (online, paper, and QR-based), signage at promenade ends, liaisons from each condo, and community canvassing.
Ownership Clarification: The City of Miami Beach legally owns the promenade strip between 23rd and 29th Streets.
Interim Improvements: Residents stressed ADA access issues, poor drainage, and unappealing aesthetics requiring short-term fixes, independent of the long-term visioning.
Budget & Timeline: $500K was already allocated by the City for the feasibility + master plan; about $140K may remain. Master plan delivery expected mid-2026.
Post-plan phases (design, budgeting, procurement, and construction) could extend completion to 2028 or later.
Design Visioning: Residents encouraged a non-linear design with more public art, shaded areas, better landscaping consistency, and effective vehicle access controls (bollards).
Flood-prone areas and aging infrastructure were highlighted as major concerns.
Next Steps: Team to deliver a detailed project timeline including feasibility, community engagement, design phases, and construction milestones. Survey should be ready in mid-June. This is essential to determine boundaries and scope of work ahead.
June 1, 2025 conditions of the MidBeach Promenade:
April 13, 2024 conditions of the Miami Beach Promenade:
Below are communications since 2022 between the MBNA and City Staff regarding the Miami Beach Promenade:
February, 2024: The MBNA supports Commissioner Alex Fernandez's request for the allocation of $500k toward a "Feasibility Study" and Plans for the subsequent development of a Master Plan for the future enhancements of Miami Beach Drive. Please click button below to read the Memorandum from Commissioner Fernandez:
On September 12, 2023, we received an email from Joe Gomez, Dept of Public Works Director, explaining the approach that will be forthcoming:
Short term (0-3 months):
Complete repairs of lifted or broken pavers or concrete
Installation of bollards at the 24th and 29th St ends, as per the proposal submitted to you and Commissioner Fernández- pending confirmation from MBNA.
Address any landscaping issues
Work with Facilities to address the beach walk entrances, including painting of knee walls and address shower installations, etc.
Address pressure washing issues and continue routine cleaning and maintenance.
Mid term (6 to 12 months):
Address drainage concerns behind Club Atlantis. This will require identification of funding, design, permitting and construction. Permitting requirements may extend the time frame to implement.
Long term ( 24 to 48 months):
Work with MBNA and the community to identify a project to develop an overall Master Plan for long term improvements to MBD. This would probably be a CIP led project. I have spoken with David Martínez regarding this future project and he is receptive to leading this effort. Obviously this would require identification of budget in future FY years.
Public Works is already actively working on the short term items and Facilities has been made aware of their items and they are fully engaged. I hope this is helpful. Please let me know if you have any questions.
4/24/23 Email sent to the MBNA from Kevin Pulido:
MEETINGS:
Several MBNA Working Group Meetings have taken place virtually with City Officials and Staff to address safety concerns and maintenance needs of Miami Beach Drive. These took place on October 7 2022, and January 4, 2023. Attendees from the City have included Kevin Pulido, Gabriella Gonzalez, Ariel Guitian, Thomas Curitore (Code Compliance).
On MARCH 13, 2023 a meeting was held on site at City-Hall
Four MBNA Executive Board Members (Anamarie, Oscar, Alicia and Esteban) and two condo reps met at City Hall with Commissioner Fernandez, Asst. City Manager, Asst. City Attorney, Public Works Director and Asst. Director, and other City Officials. During the meeting, MBNA reminded City Officials that for several years the MBNA has been petitioning the City to correct safety concerns (see photos below) and flooding within the this five block public right-of-way that is used by the public and City vehicles.
After some discussion, City Officials agreed that this area, (excluding the area behind Club Atlantis which was deeded to the City in 1981), is indeed owned by the City and therefore must be maintained by the City accordingly. City staff agreed to perform a walk-thru of the area soon to determine safety concerns so they can begin making those repairs ASAP. Commissioner Fernandez agreed to refer this item to Committee and hopes future plans for full renovations of MBD can be included in the upcoming Budget. The MBNA appreciates the efforts of Commissioner Fernandez on behalf of the MBNA members, especially those that abut Miami Beach Drive. Photos taken during Meeting:
On-Site Meeting: Three MBNA Executive Board Members (Alicia, Oscar and Esteban) and two condo reps, met on site and walked from 24th street thru 29th Street with Commissioner Fernandez, Joe Gomez (Public Works Director), Michael Atkins (Greenspace Division Director), Kevin Pulido, and several members of City Staff. Photos were taken of all the areas within MBD with significant dips, cracks, holes, etc. that are safety concerns and that need the City's immediate attention and repair. Numerous discussions took place regarding the vision for this valuable CMB public promenade. Photos taken during walk-thru:
REASONS WHY MBNA FEELS THAT MIAMI BEACH DRIVE IS A COMMUNITY RIGHT OF WAY THAT BELONGS TO THE CITY OF MIAMI BEACH:
Following are some important precedents and historical information that supports the fact that Miami Beach Drive (MBD) is a community right of way that belongs to the City and therefore, the City is responsible for maintaining a safe, user friendly, and aesthetically pleasing public promenade. 1. PROPERTY SURVEYS: Miami Beach Drive does not appear on the surveys of the properties located directly in-front of this walkway. The County records for the affected properties clearly exclude MBD as part of the subject property boundaries. 2. PUBLIC RIGHT OF WAY:Miami Beach Drive does not have a "folio number" so it is considered a "public right of way" that is owned by the City of Miami Beach. 3. DECISION MAKING: The City has always made unilateral decisions on the use of this public walkway. This includes policing, using as staging areas for construction projects, maintaining areas, using area as an access road by City vehicles, negotiating with Citi Bikes for station locations, etc. The abutting private properties have never been asked to provide input on any of these decisions made by the City. 4. AREA MAINTENANCE: The City does not have "maintenance agreements" with any of the properties abutting MBD. The City has a history of maintaining Miami Beach Drive, including installation of brick pavers, light posts, trash receptacles, etc. Additionally, violations have been issued by CMB Code Enforcement for incidents taking place on MBD. Utility and construction vehicles, including CMB vehicles, also traverse the area often; (see photos and video below.) These have created sections with dips and uneven levels between the concrete and the pavers that are hazardous to users, do not meet the City's ADA standards, and are a safety concern. 5. BEACHWALK CONSTRUCTION PERIOD: Miami Beach Drive was used by the City for over two years to access adjacent "staging areas" for the Beachwalk project, without any involvement by the private properties. During this time, heavy construction trucks caused the pavers to sink in many areas, creating tripping hazards. During these years, the City also diverted pedestrian traffic onto Miami Beach Drive. The diverted pedestrian and bicycle traffic resulted in increased wear and tear to the pavers and the concrete.
COURT DOCUMENTS FROM TWO LAWSUITSRESULTING FROM FALLS ON MIAMI BEACH DRIVE.
CONCLUSION It has now been established that Miami Beach Drive is a City owned public right-of-way from 24th thru 29th street; (excluding the stretch directly behind Club Atlantis which was deeded to the Condo Association in 1981. The Association is currently in the process of addressing this issue). Therefore, theMBNA is requesting the City of Miami Beach to immediately address the safety concerns, drainage issues, concrete repairs, and vehicular traffic control of this important mid beach asset. MBNA is also petitioning for the total renovation of this valuable promenade so that both residents and visitors are able to enjoy a safe and beautiful "MID- BEACH PROMENADE" in this area of our community. (See MBNA's Goals and Vision below). -March, 2023
CMB REQUEST STATUS FORMS from 2018, 2019 and 2022 demonstrating the City's communications with regard to maintenance issues on Miami Beach Drive.
February 27, 2023 photos of the conditions of MIAMI BEACH DRIVE. As can be seen, there are many areas where the level surface is uneven with a difference above a quarter inch which is considered a "tripping hazard."
VIDEOS AND PHOTOS taken on February 15, 2023 of CMB service vehicles using Miami Beach Drive:
PHOTOS of flooding seen on Miami Beach Drive:
2023 MBNA'S VISION FOR THE FUTURE OF MIAMI BEACH DRIVE:
