{"id":439776,"date":"2026-10-27T21:28:34","date_gmt":"2026-10-27T21:28:34","guid":{"rendered":"https:\/\/www.newsbeep.com\/us-fl\/439776\/"},"modified":"2026-10-27T21:28:34","modified_gmt":"2026-10-27T21:28:34","slug":"what-to-know-about-miamis-virginia-key-referendum-and-whether-it-affects-the-historic-black-beach-local-news-updates-the-miami-times","status":"publish","type":"post","link":"https:\/\/www.newsbeep.com\/us-fl\/439776\/","title":{"rendered":"What to know about Miami\u2019s Virginia Key referendum \u2014 and whether it affects the historic Black beach | Local News & Updates | The Miami Times"},"content":{"rendered":"

Miami voters will decide next week whether they think a proposed marina redevelopment would deliver better public access and a stronger financial return \u2014 or commit valuable waterfront to an agreement opponents say no longer reflects its worth.<\/p>\n

City of Miami Referendum 3 concerns approximately 27 acres on Virginia Key, including the privately operated Rickenbacker Marina and city-operated Marine Stadium Marina. Virginia Key LLC, a Suntex Marinas<\/a> and RCI Group<\/a> joint venture, would receive a 45-year lease with two tenant-controlled, 15-year renewal options.<\/p>\n

Supporters promise improved infrastructure, environmental protections and access for more than just boat owners.<\/p>\n

\"Miami<\/p>\n

\"\"<\/p>\n

Miami Marine Stadium Marina.<\/p>\n

(Courtesy of City of Miami)<\/p>\n

\u201cThe goal is to make it open to everyone, and you don\u2019t have to spend a penny,\u201d said David Filler, Suntex\u2019s chief development officer and a Virginia Key LLC representative. \u201cThis is how to build the most environmentally friendly, open-to-the-public, world-class facility, with amenities to support not only the boaters, but open to the entire public.\u201d<\/p>\n

Opponents, however, question the financial return, ecological risks and future for existing businesses.<\/p>\n

\u201cIf the city is trying to capture the highest value for itself, as a municipality or for its taxpayers, it\u2019s clearly not going to get it from this deal,\u201d said Aabad Melwani, Rickenbacker Marina\u2019s president and aPreserve & Protect Miami<\/a> opposition coalition member.<\/p>\n

\"Rickenbacker<\/p>\n

\"\"<\/p>\n

An aerial view of Rickenbacker Marina.\u00a0<\/p>\n

(Courtesy of Rickenbacker Marina)<\/p>\n

Near the would-be affected land is Historic Virginia Key Beach Park, Miami’s historic “colored-only” beach<\/a> and a vital cultural sanctuary for African Americans during the Jim Crow era. The park falls outside of the redevelopment area, but the referendum\u2019s significance to Black Miamians and questions about misleading campaign messaging have nevertheless entered the debate.<\/p>\n

A court-ordered vote<\/p>\n

Virginia Key LLC won the original bid in 2016, but the city later canceled it without submitting the lease to voters, whose approval is required for such waterfront agreements. The company sued, and in 2023 Circuit Judge Alan Fine ruled that the city had acted \u201carbitrarily and capriciously.\u201d An appeals court upheld that outcome in 2025.<\/p>\n

In June, as commissioners questioned current property values, City Attorney George Wysong told them they had to place the agreement on the ballot or risk contempt.<\/p>\n

City of Miami Commissioner Christine King said she will be voting against the measure.<\/p>\n

\"Christine<\/p>\n

\"\"<\/p>\n

Christine King, City of Miami commissioner and chairwoman of the Historic Virginia Key Beach Park Trust.<\/p>\n

(Christine King via Facebook)<\/p>\n

\u201cThe contract was issued before I even became commissioner for District 5, and I think that it is dated and the city won\u2019t be getting the best deal possible,\u201d she told The Miami Times.<\/p>\n

She said the court order left commissioners without discretion to amend the deal before sending it to voters.<\/p>\n

On the other hand, Miami-Dade County Commissioner Keon Hardemon, a former City of Miami District 5 commissioner, has been vocal in his support for the measure. His face appears on several ads by the Save Virginia Key campaign<\/a>,<\/a> run by Virginia Key LLC. Hardemon canceled an interview with The Miami Times regarding this story and did not respond to requests to reschedule by the time of this publication.<\/p>\n

\"Aabad<\/p>\n

\"\"<\/p>\n

Aabad Melwani,\u00a0 Rickenbacker Marina\u2019s president and a Preserve & Protect Miami opposition coalition member.<\/p>\n

(Courtesy of Aabad Melwani)<\/p>\n

In 2021, votersrejected<\/a> a separate proposal that would have waived competitive bidding and given Melwani\u2019s company a 45-year lease. Virginia Key LLC sued to block that referendum while seeking its own ballot vote.<\/p>\n

What Miami would receive<\/p>\n

The proposed lease covers the two marinas and land occupied by restaurants The Rusty Pelican and Gramps Getaway. Its renewal options could extend the agreement to 75 years without commission approval.<\/p>\n

David Ralph is a municipal marina customer who chairs the opposing Miami Residents for Public Waterfront Access political committee. He questions whether voters understand the provision in the ballot language.<\/p>\n

\"David<\/p>\n

\"\"<\/p>\n

David Ralph, a municipal marina customer who chairs the opposing Miami Residents for Public Waterfront Access political committee.\u00a0<\/p>\n

(Courtesy of David Ralph)<\/p>\n

\u201cAt the end of 45 years, the city doesn’t get to say, \u2018Sorry, we don’t want to do the next [lease],\u2019 so it’s not optional. It’s like the tenant decides on their own to renew,\u201d Ralph said. \u201cWe don’t get to produce more land once we give it away. It’s gone forever.\u201d<\/p>\n

Filler said the ballot language followed city protocol and underwent legal review.<\/p>\n

The financial dispute centers on whether decade-old terms remain appropriate. Melwani estimates the existing marinas generate about $3 million annually for Miami, compared with approximately $2.2 million in proposed base rent.<\/p>\n

\u201cIf you take a look at the 75-year lease, and you measure the $2.2 million in guaranteed rent versus the $3 million that the city’s receiving today, project that out. The city is losing $800,000 a year for up to 75 years,\u201d he said.\u00a0\u00a0<\/p>\n

The lease also requires an annual payment of 6% of gross revenues from operations including boat storage, slips, commercial space and fuel sales. Beginning in the second year, base rent would increase annually with inflation, subject to a 3% minimum and 5% maximum.<\/p>\n

Filler projected annual payments closer to $4 million.<\/p>\n

\u201cWhen you have a percentage rent structure, it\u2019s designed to withstand the test of time, so it doesn’t matter when you hop in to start paying because your overall rent as a percentage of your gross revenues grows at the same time,\u201d Filler said, adding that the company would pay more rent here than at any marina in its 100-marina portfolio.<\/p>\n

The Save Virginia Key campaign cites two city-commissioned 2026 appraisals<\/a> concluding that payments would meet or exceed market rent. Joseph J. Blake and Associates estimated market rent at about $3.35 million, compared with projected contract payments of $3.52 million. CRE Valuation Services projected approximately $3.86 million annually once operations stabilize, also above its benchmark.<\/p>\n

Both acknowledged data limitations: Blake lacked a current boat-storage rent roll, while CRE noted limited marina revenue information.<\/p>\n

Appraiser Charles Badell challenged those findings in reviews for attorneys representing opponents of the referendum, including Rickenbacker Marina, Biscayne Marine Partners and Gramps Getaway owner Adam Gersten.<\/p>\n

In a July 17 sworn declaration and reports<\/a>, Badell questioned revenue estimates, missing documents and limited details on improvements and comparable properties. He also found some existing Rickenbacker boat-storage rates exceeded those projected for the redevelopment. He concluded that market rent was higher than either city appraisal estimated.<\/p>\n

\"Redevelopment<\/p>\n

\"\"<\/p>\n

The proposed redevelopment by Virginia Key LLC.<\/p>\n

(Courtesy of Save Virginia Key Campaign)<\/p>\n

Public access, businesses and the bay<\/p>\n

The redevelopment would consolidate the marinas into one privately operated facility. Filler described a roughly 1,200-foot waterfront promenade, restaurants, retail, upgraded infrastructure, 750 dry-storage spaces and 202 wet slips. His campaign advertises more than $80 million in private investment.<\/p>\n

Residents could walk, bike or picnic in the space, he said. He also pledged to remove barriers and an abandoned vessel that he said obstruct public boat-ramp access.<\/p>\n

\"Renderings<\/p>\n

\"\"<\/p>\n

Renderings of the proposed redeveloped waterfront, where people would be able to walk, run, bike, paddle, boat, dine and gather.<\/p>\n

(Courtesy of Save Virginia Key Campaign)<\/p>\n

But Ralph disputes campaign messaging describing the current waterfront as closed, noting that residents already kayak and paddle board in the basin.<\/p>\n

\u201cI have my boat in the marina, and because it\u2019s affordable, I can still get my kids out to hang out with me,\u201d he said.<\/p>\n

Filler said there is no intention to raise rates beyond current levels.<\/p>\n

\"Renderings<\/p>\n

\"\"<\/p>\n

Renderings of the proposed area for boat storage.<\/p>\n

(Courtesy of Save Virginia Key Campaign)<\/p>\n

Still, Melwani warned that marine services, charter operators and other businesses could face displacement or higher costs as redevelopment caters to larger vessels and wealthier customers.<\/p>\n

\u201cGentrification has now gone from just residential to now reaching public spaces and reaching the waterfront, and this proposal, this referendum, is a prime example of that,\u201d he said.\u00a0<\/p>\n

Filler said existing businesses, including Gramps Getaway, would have opportunities to remain. The lease permits subleasing but does not guarantee current businesses their locations or terms.<\/p>\n

\"Renderings<\/p>\n

\"\"<\/p>\n

Renderings of the new entrance with restaurants and retail.<\/p>\n

(Courtesy of Save Virginia Key Campaign)<\/p>\n

The campaigns also disagree over environmental effects. Filler alleged that inadequate stormwater infrastructure presently allows chemicals, fuel and oil to wash into Biscayne Bay. He said redevelopment would capture and treat runoff, restore mangroves and benefit wildlife.<\/p>\n

\u201cThe infrastructure is old, and as a result, one of the most important things you can do with any site is bring it up to code and implement the proper stormwater protections that are necessary to preserve the environment,\u201d Filler said.<\/p>\n

Melwani said those pollution allegations came from a private consultant for Virginia Key LLC. He pointed to Miami-Dade County\u2019s recent renewal of his marina\u2019s operating permit.<\/p>\n

\u201cHad there been any issue or any infraction or citation, or anything that went uncured, we would not have gotten our marina operator\u2019s permit renewed,\u201d he said.<\/p>\n

He also warned that dredging could cause \u201cirreversible harm\u201d to the basin and surrounding wetlands.<\/p>\n

Suntex recently had to stop operations at sections of the Miami Beach Marina after city inspectors deemed them unsafe. According to WLRN,<\/a> the inspection revealed that parts of the concrete docks had collapsed into the water, raising concerns about the company’s management of the facility.<\/p>\n

\"King<\/p>\n

\"\"<\/p>\n

\u201cThe contract was issued before I even became commissioner for District 5, and I think that it is dated and the city won\u2019t be getting the best deal possible.” -Commissioner Christine King<\/p>\n

(City of Miami)<\/p>\n

Black beach falls outside of the plan<\/p>\n

Asked whether the agreement would affect Historic Virginia Key Beach Park, King answered, \u201cNot at all.\u201d<\/p>\n

But opponents question whether the Save Virginia Key campaign makes that distinction clear.<\/p>\n

The Miami Times asked both campaigns about criticism that its name and colors resemble the historic park\u2019s branding and could manipulate voters into believing the referendum would benefit the beach. Filler did not specifically address the colors, instead arguing that opponents sought to protect the current operator\u2019s financial interests.<\/p>\n

Melwani connected his opposition to the island\u2019s history.<\/p>\n

\u201cThere\u2019s a cruel irony to all of this happening on Virginia Key, which has had a history of displacement, especially amongst African American and Caribbean folks that have been fighting to preserve and protect their cultural landmark, which is right next door to us,\u201d Melwani said.<\/p>\n

He called the campaign title \u201cdeceitful\u201d and noted that his company\u2019s separate 2021 proposal included a contribution to the beach trust.<\/p>\n

Asked how the redevelopment could impact the historic beach, Filler pledged financial contributions and parking assistance.<\/p>\n

\u201cWe will be avid supporters of Virginia Key Beach Park,\u201d he said.\u00a0<\/p>\n

Those pledges are not identified in the lease agreement.<\/p>\n

\"Dinizulu<\/p>\n

\"\"<\/p>\n

Dinizulu Gene Tinnie, a community activist, artist and former trustee of the Virginia Key Beach Park Board.<\/p>\n

(mdtear.com)<\/p>\n

Dinizulu Gene Tinnie, a community activist, resident and former trustee of the Virginia Key Beach Park Board, said he had not yet researched every project detail, but that his opposition centers on public ownership and residents\u2019 ability to shape the island\u2019s future.<\/p>\n

\u201cI think the basic question of public land being reserved for public use and public ownership is just very important,\u201d he said.<\/p>\n

Although the historic beach is outside the lease, Tinnie worries decisions elsewhere on the island could establish a precedent favoring private development over residents\u2019 vision for public land.<\/p>\n","protected":false},"excerpt":{"rendered":"Miami voters will decide next week whether they think a proposed marina redevelopment would deliver better public access…\n","protected":false},"author":2,"featured_media":439777,"comment_status":"","ping_status":"","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[15],"tags":[11671,171704,225,227,226,171705,171717,171703,171710,171715,171707,171712,166741,171719,171708,48939,171706,146921,171714,144346,33801,144347,171709,171713,171718,166753,171716,171711],"class_list":["post-439776","post","type-post","status-publish","format-standard","has-post-thumbnail","category-hialeah","tag-biscayne-bay","tag-city-of-miami-referendum-3","tag-hialeah","tag-hialeah-headlines","tag-hialeah-news","tag-historic-virginia-key-beach-park","tag-historic-virginia-key-beach-park-and-marina-redevelopment","tag-miami-marina-redevelopment","tag-miami-marina-redevelopment-financial-concerns","tag-miami-marina-redevelopment-impact-on-local-businesses","tag-miami-marina-redevelopment-proposal","tag-miami-marina-referendum-environmental-impact","tag-miami-referendum","tag-miami-referendum-3-debate-over-public-land-and-private-development","tag-miami-voters-decide-virginia-key-marina-lease","tag-miami-waterfront","tag-miami-waterfront-lease-agreement","tag-rickenbacker-marina","tag-rickenbacker-marina-revenue-versus-proposed-lease-payments","tag-suntex-marinas","tag-virginia-key","tag-virginia-key-llc","tag-virginia-key-marina-45-year-lease","tag-virginia-key-marina-lease-75-year-renewal-options","tag-virginia-key-marina-redevelopment-impact-on-biscayne-bay","tag-virginia-key-marina-referendum","tag-virginia-key-marina-referendum-public-access-debate","tag-virginia-key-public-waterfront-access"],"_links":{"self":[{"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/posts\/439776","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/comments?post=439776"}],"version-history":[{"count":0,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/posts\/439776\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/media\/439777"}],"wp:attachment":[{"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/media?parent=439776"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/categories?post=439776"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/tags?post=439776"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}