Resolution No CRA 20-19-1108RESOLUTION NO.CRA 20-19-1108
A resolution of the City of South Miami Community Redevelopment Agency
(SMCRA) accepting the studies by KCI Technologies Inc. regarding an
"Assessment of Need - Time Extension" concerning the existence of one or
more slum or blighted areas, as defined by law, within the Existing SMCRA
Redevelopment Area and the "Finding of Necessity — Boundary Expansion"
concerning the existence of one or more slum or blighted areas, as defined
by law, within the Proposed Boundary Expansion Area; making findings
regarding the existence of such conditions and the need for the exercise of
redevelopment powers in such areas; requesting the City of South Miami
City Commission to make such findings, subject to approval by the Miami -
Dade County Board of County Commissioners; and authorizing the SMCRA
Executive Director to take all necessary action to accomplish the purposes
of this resolution.
WHEREAS, the Florida Legislature enacted the Community Redevelopment Act of 1969,
which is presently codified in Part III of Chapter 163, Florida Statutes, Sections 163.330 through
163.463, as amended (Act); and
WHEREAS, the City Commission of the City of South Miami (CSM) found a need for and
created the SMCRA on April 15, 1997, pursuant to a delegation of powers from the Miami -Dade
County Board of County Commissioners, as authorized by Act; and
WHEREAS, subsequently, the SMCRA Redevelopment Plan was approved and amended
(Redevelopment Plan) and a SMCRA Redevelopment Trust Fund was created as a depository for
tax increment funding appropriated for the SMCRA, as authorized by the Act; and
WHEREAS, the Redevelopment Plan established the SIVICRA's existing general outermost
redevelopment area boundaries as S.W. 62"d Avenue on the west, S.W. 62"d Street on the north,
S.W. 57t" Avenue on the east, and S.W. 72"d Street on the south, within the boundaries of the
CSM, as described and depicted in the Redevelopment Plan and on Exhibit 1 (Existing SMCRA
Redevelopment Area); and
WHEREAS, the Redevelopment Plan provides for the sunset of the SMCRA on June 1, 2020,
unless its life is extended; and
WHEREAS, Miami -Dade County Resolution R-611-15 requires a community redevelopment
agency seeking an extension of its life and its existing redevelopment area to obtain an assessment
of need study that demonstrates that slum or blight as defined in the Act still exists within the
designated community redevelopment area; and
Pagel of 4
Resolution No. CRA 20-19-1108
WHEREAS, in November 2018, under the authority of SMCRA Resolution CRA 36-18-1077,
as amended, the SMCRA entered an agreement with Keith & Schnars to update the SMCRA
Redevelopment Plan; create a vision and work plan that reflects current conditions and
opportunities; prepare a site inventory and analysis report for the project area; plan and facilitate
a scoping/design session plan, conduct, and analyze results from one community consensus
meeting; conduct and prepare a Time Extension/Expansion Need Study; prepare a Draft
Community Redevelopment Plan Update; prepare a "Justification Report" (time
extension/expansion) and perform related tasks; and
WHEREAS, thus, the SMCRA is seeking to extend its life to operate for 30 years within the
Existing SMCRA Redevelopment Area Boundaries, as well as the proposed expanded
redevelopment area boundaries that would include additional area proximate to U.S. 1 and along
S.W. 62"d Avenue (Proposed Boundary Expansion Area), as reflected on Exhibit 1 attached to this
resolution; and
WHEREAS, as a prerequisite to considering the expansion of a redevelopment area, the
governing body must find that there are one or more slum or blighted areas in the Proposed
Boundary Expansion Area, as supported by data and analysis, and that rehabilitation,
conservation, or redevelopment, or a combination thereof, of the expansion area is necessary to
the interest of the public health, safety, morals, or welfare of the residents of the municipality,
according to §163.355, Fla. Stats.; and
WHEREAS, KCI Technologies Inc., which acquired Keith & Schnars, has prepared a study
dated July 2019 entitled "South Miami Community Redevelopment Agency - Assessment of Need
— CRA Time Extension" (AON Study) which is attached to this resolution as Exhibit 2 and a study
dated July 19, 2019 entitled "South Miami Community Redevelopment Agency — Finding of
Necessity — Boundary Expansion" (FON Study) which is attached to this resolution as Exhibit 3;
and
WHEREAS, the AON Study provides data and analysis supporting the presence of slum or
blight in the Existing SMCRA Redevelopment Area sufficient to justify the extension of the life of
the SMCRA to operate within the existing area; moreover, the FON Study provides data and
analysis supporting the presence of slum or blight in the Proposed Boundary Expansion Area
sufficient to justify the proposed expansion of the redevelopment area; and
WHEREAS, having reviewed the AON Study and the FON Study, the SMCRA finds (1) that
one or more slum or blighted areas, as defined by law, exist in the Existing SMCRA
Redevelopment Area and the Proposed Boundary Expansion Area, and (2) that the rebuilding,
rehabilitation, conservation, and/or redevelopment of such areas are necessary in the interest of
the public health, safety, morals, and welfare of the residents of the CSM; and
WHEREAS, the SMCRA understands that the action taken in this resolution is a preliminary
step and that an additional approval or approvals are required from the SMCRA, the City of South
Miami City Commission and the Miami -Dade County Board of County Commissioners, as the
Page 2 of 4
Resolution No. CRA 20-19-1108
governing body, to accomplish the extension and expansion of the SMCRA, including the
consideration and approval of the proposed Community Redevelopment Plan Amendment at a
subsequent meeting or meetings,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF SOUTH MIAMI COMMUNITY
REDEVELOPMENT AGENCY THAT:
Section 1. The foregoing recitals are incorporated in this resolution.
Section 2. The SMCRA accepts the AON Study and finds that one or more "slum or
blighted" areas, as defined by the Act, exist or continue to exist in the existing SMCRA
Redevelopment Area as specifically depicted and described in the AON Study.
Section 3. The SMCRA accepts the FON Study and finds that one or more "slum or
blighted" areas, as defined by the Act, exist in the Proposed Boundary Expansion Area, as
specifically depicted and described in the FON Study.
Section 4. The SMCRA finds that it is necessary for the SMCRA to carry out the
community redevelopment purposes of the Act within the Existing SMCRA Redevelopment Area
and the Proposed Boundary Expansion Area.
Section S. The City of South Miami City Commission is requested to consider this
resolution and make findings of necessity as required by §163.355, Fla. Stats., subject to required
approval of such findings by the Miami -Dade County Board of County Commissioners.
Accordingly, the SMCRA Executive Director is authorized to take any and all action necessary to
accomplish the purposes of this resolution and is further authorized to combine the AON Study
and the FON Study into one document to be presented to the Miami -Dade County Board of
County Commissioners and make any necessary ministerial changes, including re -numbering
pages, with changes to the AON study and FON study referenced during the SMCRA's
consideration of this resolution attached to this resolution to accomplish this purpose.
Section 6. This resolution shall take effect immediately upon adoption.
PASSED AND ADOPTED this 991 day of September, 2019.
ATTEST: APPROVED:
CL>�Ofilaja_
SECRE RY Y eHAPERSON
Board Vote:
Page 3 of 4
Resolution No. CRA 20-19-1108
Chairman Stoddard:
Vice Chairman Harris
READ AND APPROVED AS TO FORM: Member Welsh:
Member Liebman:
Member Gil
n Member Kelly:
/ I . n ,I Member Jackson:
CYNTHIA JOHNSON
GENERAL COUNSEL
B!L=
Page 4 of 4
Agenda Item No:2.
South Miami Community Redevelopment Agency Agenda item Report
Meeting Date: September 9, 2019
Submitted by: Evan Fancher
Submitting Department: Community Redevelopment Agency
Item Type: Resolution
Agenda Section:
Subject:
A resolution of the City of South Miami Community Redevelopment Agency (SMCRA) accepting the studies by
KCI Technologies Inc. regarding an "Assessment of Need - Time Extension" concerning the existence of one or
more slum or blighted areas, as defined by law, within the Existing SMCRA Redevelopment Area and the
"Finding of Necessity — Boundary Expansion" concerning the existence of one or more slum or blighted areas,
as defined by law, within the Proposed Boundary Expansion Area; making findings regarding the existence of
such conditions and the need for the exercise of redevelopment powers in such areas; requesting the City of
South Miami City Commission to make such findings, subject to approval by the Miami -Dade County Board of
County Commissioners; and authorizing the SMCRA Executive Director to take all necessary action to
accomplish the purposes of this resolution.
Suggested Action:
Attachments:
South Miami CRA AON Approval Memo.docx
SMCRA 2019 FONAON Resolution .docx
Exhibit 1- SMCRA Map Series_Existing and Proposed Boundary Expansion.jpg
Exhibit 2-SMCRA AON July 2019 (FINAL).pdf
Exhibit 3- SMCRA_FON July 2019 (FINAL).pdf
ILI
CITY OF SOUTH MIAMI COMMUNITY REDEVELOPMENT AGENCY
,IIII ��//�� OFFICE OF THE EXECUTIVE DIRECTOR
* SMCRA INTER-OFFICEMEMORANDUM
To: The Honorable Chairman & Members of the SMCRA Board
FROM: Evan Fancher, Executive Director
DATE: September 9, 2019 Agenda Item No.:
SUBJECT: A resolution of the City of South Miami Community Redevelopment
Agency (SMCRA) accepting the studies by KCI Technologies Inc. regarding
an "Assessment of Need -Time Extension" concerning the existence of one
or more slum or blighted areas, as defined by law, within the Existing
SMCRA Redevelopment Area and the "Finding of Necessity — Boundary
Expansion" concerning the existence of one or more slum or blighted
areas, as defined by law, within the Proposed Boundary Expansion Area;
making findings regarding the existence of such conditions and the need
for the exercise of redevelopment powers in such areas; requesting the
City of South Miami City Commission to make such findings, subject to
approval by the Miami -Dade County Board of County Commissioners; and
authorizing the SMCRA Executive Director to take all necessary action to
accomplish the purposes of this resolution.
BACKGROUND: On November 15, 2018, the South Miami CRA retained KCI Technologies,
Inc. (formerly Keith & Schnars) to prepare an Assessment of Need (Time
Extension) and Finding of Necessity (Boundary Extension). Additionally, an
updated Community Redevelopment Plan was prepared. (CRA 36-18-
1077)
Assessment of Need The Assessment of Need seeks to extend the lifetime
of the Community Redevelopment Agency. An analysis of the conditions
in the current CRA was conducted to determine if slum or blight, consistent
with Section 163.340 and Section 163.355 of the Florida Statutes, are still
present and warrant an extension of the life of the CRA for an additional
30 years.
The analysis relies on tax assessor data, review of City data, visual
inspections of the CRA area, and ISIS data. In addition, feedback was
gathered from stakeholders at two public workshops. Based on this
analysis, the evidence of slum or blight, as well as the continued need for
redevelopment due to the area's deficiencies in attracting market -based
investments of the same rate and quality as surrounding areas, are
present.
PJ
This request is also consistent with Resolution 611-15, adopted on June 30,
2015 by Miami -Dade County Board of County Commissioners which
requires a demonstration that slum or blight still exist within a designated
I1II1I SMCRA
ATTACHMENTS:
CITY OF SOUTH MIAMI COMMUNITY REDEVELOPMENT AGENCY
OFFICE OF THE EXECUTIVE DIRECTOR
INTER -OFFICE MEMORANDUM
Community Redevelopment Area when the community seeks to extend
the life of the Community Redevelopment Agency and Community
Redevelopment Area.
Upon review by the Community Redevelopment Agency, the Assessment
of Need will be review by the City of South Miami City Commission and the
Miami -Dade County Board of County Commissioners.
Finding of Necessity, The Finding of Necessity justifies the need for an
expansion of the existing CRA boundaries. Based on community feedback
and a Community Redevelopment Agency Board workshop, it has been
determined that the area generally described as "Downtown South Miami"
(generally SW 72 Street through the south side of SW 74 Street between
SW 62 Avenue and South Red Road)) and portions of SW 62 Avenue
between SW 62 Street and SW 72 Street shall be incorporated into the City
of South Miami Community Redevelopment Area.
The Finding of Necessity demonstrates the following:
• Criteria under Section 163.340 and Section 163.355 of the Florida
State Statutes that define "slum" and "blight' are present within a
new geographical area proposed to be included in the SMCRA
boundaries;
• An analysis of vacant parcels and those suitable for redevelopment
based on underuse or deteriorated structures in the proposed
area;
• Review of market conditions that support redevelopment in the
proposed area; and
• Ability to extend services into the proposed area.
The analysis included in this Finding of Necessity focuses on existing
physical characteristics and supporting infrastructure of the proposed
area, as well as its history of, and ability to continue, economic return, and
local tax revenue generation. The analysis relies on a review of City data,
visual inspections of the proposed CRA area, and GIS data. In addition,
feedback was gathered from stakeholders at two public workshops.
Upon review by the Community Redevelopment Agency, the Finding of
Necessity will be reviewed by the City of South Miami City Commission and
the Miami -Dade County Board of County Commissioners.
Resolution
South Miami Community Redevelopment Agency Assessment of Need CRA Time
Extension
South Miami Community Redevelopment Agency Finding of Necessity Boundary
Expansion
M
South Miami Community Redevelopment Agency
EXISTING + PROPOSED CRA BOUNDARY EXPANSION
5W 62ND ST
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2-
CONTENTS
4 EXECUTIVE SUMMARY
5 OVERVIEW 5 PURPOSE
INTRODUCTION
FLORIDA STATE STATUTES
ASSESSMENT OF NEED
8 STUDY AREA ASSESSMENT
AREA DESCRIPTION
MAPS
EXISTING CONDITIONS
25 CONCLUSIONS 5 RECOMMENDATIONS
COMPLETED ACTIVITIES
COMPLETED PROJECTS
UNFINISHED ACTIVITIES
UNFINISHED PROJECTS
FINAL RECOMMENDATION
11
EXECUTIVE SUMMARY
The South Miami Community Redevelopment Agency (SMCRA) has made tremendous strides in fixing blight and
improving the quality of life for South Miami; however, more time is needed to accomplish the CRA's original
purpose. The SMCRA is requesting a time extension of its CRA to make further improvements in order to create an
enhanced urban environment for residents and businesses in blighted areas.
KCI Technologies, Inc. has completed an Assessment of Need for Time Extension on behalf of the SMCRA for a 30-
year extension of the SMCRA's life based on tax assessor data, city data, visual inspections, GIS data, and stakeholder
input from two workshops.
Both requests, the Time Extension and the Expansion of the CRA, are intended to be severable. Even without an
expansion of the CRA, a Time Extension is needed by the SMCRA. During the consultant's South Miami CRA Site
Inventory, the staff was able to engage with the community and was under the impression that residents felt positive
about their local CRA. Residents expressed gratitude toward the CRA's street improvements, such as the addition
of sidewalk, and curb and gutter infrastructure, which have improved the drainage on their neighborhood streets.
TI-e SMCRA has performed impactful renovations to the community's disadvantaged residents, and with a time
extension and expansion, the agency is able to create a more prosperous and economically viable urban core that
s safer for residents and visitors.
iFa
4
OVERVIEW 8 PURPOSE
As required by Resolution 611-15, adopted on June 30, 2015 by Miami -Dade County Board of County
Commissioners, an Assessment of Need must be submitted to demonstrate that slum or blight still exist
within a designated Community Redevelopment Area when the community seeks to extend the life of the
Community Redevelopment Agency and Community Redevelopment Area.
The purpose of this Assessment of Need, as authorized by the South Miami CRA, is to determine if the criteria
under Section 163.340 and Section 163.355 of the Florida Statutes that define "slum" and "blight' are
still present within the current CRA boundaries. In addition, this document seeks to provide an objective
basis forthe CRA Board, Local PlanningAgency, City Commission, and Miami -Dade County Board of County
Commissioners to adopt a resolution for an extension of the lifetime of CRA activities.
Introduction
The analysis included in this Assessment of Need focuses on existing physical characteristics and supporting
infrastructure of the South Miami CRA and its history of, and ability to continue, economic return and local
tax revenue generation. In addition, an analysis of the conditions in the current CRA was conducted to
determine if slum or blight are still present and warrant an extension of the life of the CRA for an additional
30 years.
The analysis relies on tax assessor data, review of City data, visual inspections of the CRA area, and GIS
data. In addition, feedback was gathered from stakeholders at two public workshops. 13
Florida State Statutes
The Community Redevelopment Act in the Florida Statutes, Chapter 163, Part 3, was established to assist local
governments in the prevention and/or elimination of blighted conditions that are detrimental, in order to sustain
economically and socially vibrant communities or areas. Below are the Act's definitions of "Slum area" and
"Blighted area".
163.340(7) "Slum area" means an area having physical or economic conditions conducive to disease,
infant mortality, juvenile delinquency, poverty, or crime because there is a predominance of buildings
or improvements, whether residential or nonresidential, which are impaired by reason of dilapidation,
deterioration, age, or obsolescence, and exhibiting one or more of the following factors:
a. Inadequate provision for ventilation, light, air, sanitation, or open spaces;
b. High density of population, compared to the population density of adjacent areas within the county
or municipality; and overcrowding, as indicated by government -maintained statistics or other studies
and the requirements of the Florida Building Code; or
c. The existence of conditions that endanger life or property by fire or other causes.
163.340(8) "Blighted area" means an area in which there are a substantial number of deteriorated or
deteriorating structures; in which conditions, as indicated by government -maintained statistics or other
studies, endanger life or property or are leading to economic distress; and in which two or more of the
following factors are present
a. Predominance of defective or inadequate street layout, parking facilities, roadways, bridges, or public
transportation facilities.
b. Aggregate assessed values of real property in the area for ad valorem tax purposes have failed to show
any appreciable increase over the 5 years prior to the finding of such conditions.
c. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness.
d. Unsanitary or unsafe conditions.
e. Deterioration of site or other improvements.
f. Inadequate and outdated building density patterns.
g. Failing lease rates persquare foot of office, commercial, or industrial space compared to the remainder
of the county or municipality.
h. Tax or special assessment delinquency exceeding the fair value of the land.
i. Residential and commercial vacancy rates higher in the area than in the remainder of the county or
municipality.
j. Incidence of crime in the area higher than in the remainder of the county or municipality.
k. Fire and emergency medical service calls to the area proportionately higher than in the remainder of
the county or municipality.
I. A greater number of violations of the Florida Building Code in the area than the number of violations
recorded in the remainder of the county or municipality.
m. Diversity of ownership or defective or unusual conditions of title which prevent the free alienability of
land within the deteriorated or hazardous area.
n. Governmentally owned property with adverse environmental conditions caused by a public or private
entity.
o. A substantial number or percentage of properties damaged by sinkhole activity which have not been
adequately repaired orstabilized.
However, the term "blighted area" also means any area in which at least one of the factors identified in
paragraphs (a) through (o) is present and all taxing authorities subject to s. 163.387(2)(a) agree, either
by interlocal agreement with the agency or by resolution, that the area is blighted. Such agreement or
resolution must be limited to a determination that the area is blighted. For purposes of qualifying for the
tax credits authorized in chapter 220, "blighted area" means an area as defined in this subsection.
Assessment of Need
In the same way that the Florida State Statues direct CRA establishment by a "Finding of Necessity" to demonstrate
thatthere is a presence of slum or blight in orderforan area to be included in a CRA, Miami -Dade County has adopted
procedures that govern the establishment, as well as time extension of, a CRA. Through its home rule charter,
Miami -Dade County Board of County Commissioners passed Resolution R-611-15 on June 30, 2015 requiring that
an Assessment of Need is submitted to demonstrate that slum or blight still exist within a designated Community
Redevelopment Area when the community seeks to extend the life of the Community Redevelopment Agency and
Community Redevelopment Area.
This document serves as the analysis of the criteria identifying slum and blight, and will be utilized to justify the
request for an extension of the life of the CRA through Miami -Dade County. The evidence of slum or blight, as well
as the continued need for redevelopment due to the area's deficiencies in attracting market -based investments of 15
the same rate and quality as surrounding areas, are present.
7
Aw- �
Area Description
The Community Redevelopment Area boundary is generally located in the central east portion of the
City of South Miami; the northernmost boundary is SW 62nd Street, westernmost is SW 62nd Avenue,
southernmost is SW 72nd Street / Sunset Drive, and easternmost is South Red Road. The CRA includes
well -established single-family residential communities, several multi -family residential properties, an
industrial use area, a large hospital complex, and a regional shopping mall (Sunset Place).
The maps show the site and relation to the City limits. These are the original boundaries since the CRA
was established in 1996. The CRA boundary is proposed to be expanded along with the time extension
under a separate request.
ill
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REFERENCE MAP
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11
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Existing Conditions
Population
The population in South Miami spans all age groups, but there is a slightly higher prevalence and trend toward
growth in the 20 to 44 years old age cohort. In 2010, South Miami was home to 11,657 residents. This figure has
dropped slightly since 2015, and showed no change from 2016 to 2017. According to the U.S. Census Bureau, in
2017 there was an estimated 12,281 residents citywide. This figure represents an increase of only 608 residents
since 2010. Compared to Miami -Dade County and South Florida in general, this is a very small increase and may be
a re -suit of blighted conditions such as limited supply of affordable housing.
The CRA boundaries are aligned with Census Blocks, and the 2010 Census counted a CRA population of 3,451 which
is 29.6% of the City.
CITY
AGE
0-4
OF SOUTHI' t l BY AGE PROJECTIONS,
2010 2016 2020
623 710 779
2025
852
I
2030
908
I f I I
2035 2040
917 930i
5-9
647
743 785
848
920
943
953
10-14
657
676 713
787
871
941
998
15-19
769
758 770
871
920
981
1058
20-24
1348
1386 1354
1352
1107
1 1416
1098
1534
1207
1687
1246
25-29
817
1033 1137
30-34
706
1097 1475
772 837
1502
1429
1393
1438�
35-39
770
1019
1131
1086
1068
40-44
856
840 791
1117 1586
737 793
826 746
718 666
798 723
1593
1511
45-49
890
797 766
895 845
948
1046
50-54
784
1027
1439
55-59
706
758
812
625
661
60-64
564
651
698
691
615
65-69
447
538
596
620
672
585
538
70-74
348
396
449
508
552
632
575
75+
725
861
944
1068
1209
1315
1450
Total
1 11,657
12,911
13,751
14,730
15,640
16,418
17,213
Sources: Estimates and projections by Shimberg Center for Housing Studies, based on 2000 and 2010 U.S. Census data and population projections by the
Bareau of Economic and Business Research, University of Florida 22
14
POPULATION BY RACE
RACE
Total Population
NUMBER
3,451
PERCENT
100
SOUTHCRA
NUMBER
11,657
PERCENT
100
White Alone
1,579
45.7
8,749
75.1
Black or African American Alone
1,572
45.5
1,985
17.0
American Indian and Alaska Native Alone
15
0.43
31
0.3
Asian Alone
146
4.2
459
3.9
Native Hawaiian and Other Pacific Islander Alone
3
0.86
5
0.04
Some Other Race or Two or More Races
136
3.9
428
3.7
Source: U.S. Census Bureau, 2010 Census
SOUTHOR
HISPANIC OR LATMO
Total Population
LATINOPOPULATION
NUMBER
11,657
PERCENT
100
Hispanic or Latino
5,025
43.1
Mexican
95
0.08
Puerto Rican
246
2.1
Cuban
3,012
25.8
Other Hispanic or Latino
1,672
14.3
Source: U.S. Census Bureau, 2010 Census
Median Household Income
The neighboring municipalities have significantly greater median household incomes than the City of South Miami.
The median divides the income distribution into two equal parts: one-half of the cases falling below the median
income and one-half above the median. In the City of Coral Gables, the median household income is 55.5% more
and in the Village of Pinecrest, median household income is 145% more than South Miami. Incomes lagging behind
the other municipalities is one of the reasons that there is a need for more affordable housing in South Miami.
Source: 2013-2017 American Community Survey 5-Year Estimates
23
15
Poverty Rate
Poverty level is one indicator of the economic hardship in the community. The poverty rate is the ratio of the number
of people (in a given age group) whose income falls below the poverty line; taken as half the median household
income of the total population. According to the American Community Survey, the percent of individuals living
below poverty in the City of South Miami is approximately twice that of neighboring municipalities. While Miami -
Dade County has an even greater percentage than the City, it is reasonable to assume that the persons in the
CRA are at approximately the same rate of poverty. As with the household income, this is a strong indicator of
unemployment and the need for more affordable housing.
Source: 2013-2017 American Community Survey 5 Year Estimates
Educational Attainment
Educational attainment in South Miami is not far behind that of its neighboring cities; however, it has not yielded
high employment rates. Training in skilled trades (auto repair, technology, orthe construction industry, for example)
could supplement skills needed to match the local businesses.
EDUCATIONAL
Less than high school graduate
1'
MIAMI-DADE
397,793
I I OVER
CITY OF SOUTHOF
838
CITY OF CORAL
GABLES
791 1,802
High school graduate
607,481
2,163
1,825
5,870
Some college or associate's degree
592,203
2,457
3,401
11,440
Bachelor's degree or higher
551,826
4,245
8,465
22,188
Total Population over 18
2,149,303
9,703
14,482
41,300
source: 2013-2017 American Community Survey 5-Year Estim
16
Unemployment rate
The unemployment rate in South Miami is 11.3% or 3.9% higher than the countywide rate of 7.4%. When broken
down further into age cohorts, it is clear that individuals who are of age to be at the beginnings of their careers are
falling behind those countywide. The three age cohorts in particular range from 16 to 29; when individuals have
completed high school, college or a professional school. The American Community Survey considers those who are
unemployed as "not working", "actively looking for work", and "available for work" These figures exclude those
not in the labor force, such as those over 16 but are retired, homemakers, students, institutionalized, or seasonal
residents not looking forwork. A high unemployment rate in those age ranges setsthe stage fortheirfuture, adding
to the blighted conditions. Job training and placement programs could assist in this case to reduce unemployment.
Source: 2013-2017 American Community Survey 5-Year Estimates
Crime statistics
A higher incidence of crime is a prime indicator of blight. Crime is also a contributing factor to deteriorating
neighborhoods, coupled with unsafe structures and higher unemployment rates. As a result, burden is placed on
the local government for public safety and related services.
Crime in South Miami has decreased in recentyears; howeverviolent crimes are still at a higher rate than the State
of Florida and the neighboring jurisdictions. Violent crime includes murder and non -negligent manslaughter,
forcible rape, robbery, and aggravated assault. These are crimes which involve force or the threat of force. FBI data
available through 2014 shows a violent crime rate in the City of South Miami at 3.5 per 1,000 persons. This is three
times that of neighboring municipalities. Miami -Dade County does report a higher rate at 6.34 per 1,000 persons
in 2014, which has since dropped to 5.27 in 2017. Property crime rates are also higher in South Miami than the
neighboring municipalities of Pinecrest and Coral Gables.
Source: Federal Bureau of Investigation, 2014
25
17
Persons ner household and Averagc
The U.S. Department of Housing and Urban Development (HUD) measures overcrowding in households. The standard
defining a housing unit as "overcrowded" is greater than I person -per -room, or 2 persons -per -bed room. U.S.Census
data measures persons per household, and the CRA has higher persons per household size than the City and the
County. While the number is higher for the CRA, there is not a concern for overcrowding. Similar to the drop in
population in South Miami, this higher household size may be attributed to the limited supply of affordable housing.
Source: 2010 Census Summary
Land Uses
The CRA includes a mix of existing uses from single-family and multi -family to more intense commercial, industrial
and mixed -use development, as well as local government uses. Miami -Dade County Property Appraiser data
indicates that there are 483 properties within the CRA, of which approximately 33% are residential uses, 14% are
commercial, 2%are industrial, and 4%are mixed -use.
LAND USE
Electric Power (Generator and Substation, and Service Yards)
ACRES
1.08
Governmental/Public Administration (Other than Military or Penal)
4.39
Hospitals, Nursing Homes and Adult Congregate Living Quarters
5.28
Houses of Worship and Religious
4.21
Industrial intensive, Commercial Condominium
0.51
Industrial Intensive, Heavy -Light Manufacturing, and Warehousing -Storage
3.73
Multi -Family, High Density (Over25 Dwelling Units/Gross Acre)
3.24
Multi -Family, Low -Density (Under 25 Dwelling Units/Gross Acre)
4.88
Municipal Operated Parks
6.89
Office Building
6.92
Parking- Public and Private Garages and Lots
0.93
Private Schools, Including Playgrounds (K-12, Vocational Ed., Day Care and Child Nurseries)
0.50
Public Schools, Including Playgrounds (K-12, Vocational Ed., Day Care and Child Nurseries)
3.31
26
W.
LAND USE
Railroads -Terminals, Trackage, and Yards
ACRES
7.76
Residential MF- Govern ment-Owned or Government Subsidized Multi -Family residential or
Elderly Housing
14.99
Residential Predominantly (Condominium/ Rental Apartments with Lower Floors Office
and/or Retail). High Density> 15 Dwelling Units Per Acre, Multi -Story Buildings (Generally
More Than 5 Stories)
7.15
Sales and Services (Wholesale Facilities, Spot Commercial, Strip Commercial, Neighborhood
Shopping Centers/Plazas). Excludes Office Facilities
19.13
Single -Family, High Density (Over5 Dwelling Units/Gross Acre, otherthan Townhouses,
Duplexes and Mobile Homes)
7.32
Single -Family, Medium -Density (2-5 Dwelling Units/Gross Acre)
29.02
Social Services, Fraternal, Charitable (Shrines, Elks, Moose, Lions Club)
0.32
Street Right -of -Way and Entrance Features Both Public and Private, and Utility Easements
0.09
Streets and Roads, Except Expressways and Private Drives
45.65
Transient -Residential (Hotel -Motel)
0.82
Two -Family (Duplexes)
2.76
Uncategorized
0.58
Vacant Government owned or controlled
2.54
Vacant, Non -Protected, Privately -Owned
4.78
Total
188.77
W.
Age of Structures
The single family residences in the CRA were predominantly constructed from 1940 to 1970, with a few built in the
past 5 years. The oldest home was constructed in 1934. Citywide, the data is similar. When a home is over 40years
old, maintenance is increasingly challenging, especially when income is limited. The CRA can use the homeowner
assistance grants to address aging structures for qualifying homeowners. The code violation data revealed 8 homes
in the CRA over an 18-month period which were in violation of the minimum housing standards. Addressing the
deficiencies before they are to the level of code enforcement involvement can be a strategy of the CRA. Noting that
only 10 homes were built citywide since 2014 is an indicator of little investment in the area.
SOUTH MIAMI HOUSING
YEAR BUILT
2014 or laterr
AGE
ESTIMATE OF OCCUPIED HOUSING UNITS
r to 2413
2000 rr•
:0 to 1999
�.
to 1959
1939 or earlier
Some: 2013-2017 American Community SumeyS-Year Estimates
M.
20
Vacancy
A low occupancy rate can bean indicator of blighted conditions. When housing units are vacant, it can indicate that
there is a low demand to live in the area, or the units available are undesirable, or that the inventory is not in line
with the needs (such as housing type or number of bedrooms). Affordability may also be a factor. There is a higher
percentage of homes within the CRA that are vacant compared citywide.
Source: 2013-2017 American Community Survey 5-Year Estimates, *U.S. Census Bureau, 2010 Census
Code Violations
In an 18-month period, there were 73 violations in the CRA. The majority of the violations are for work without a
permit. There are violations which can be addressed by assistance from the CRA, which include: minimum housing
standards, overgrown lots, junk and debris, abandoned vehicles, and compliance with district regulations. Below is
a count of the types of violations.
CODE VIOLATIONSI
VIOLATION
Work Without Permit
I17 THROUGH JANUARY 2019
OF VIOLATIONS
25
Minimum Housing
8
District Regulations
7
Junk And Debris
6
Overgrown Lot
5
Tree Ordinances
4
Noise
3
Abandoned Vehicle
3
Demolition Regulations
2
29
CODE VIOLATIONSI
VIOLATION
Commercial Vehicles
ITHROUGH
i OF I I
1
Trailers
1
Business Without Occupation License
1
Signs
1
Abandoned Refrigerator
1
Curb Trash
i
Sidewalks
1
Litter
1
Refuse
1
Garbage
1
Total Violations
73
Source: City of South Miami Code Enforcement
Faulty Lot Layout
Overall, the layout of the lots in the CRA is appropriate and deliberately designed
for the uses that occupy them, such as the residential area in a grid street pattern.
Schools and recreation uses fit appropriately throughout the neighborhood.
Creating New Residential Lots
There is one residential block with unusual lot configurations where the CRA could
facilitate the creation of infill opportunities. The block is bounded on the north
by SW 64th Street, the south by SW 66th Street, and on the west and east between
SW 59th Court and SW 59th Avenue. Instead of lots that run halfway through the
block with houses back to back (each facing their respective streets), the lots on
this block are not equal sized, nor are they standard shapes. Some are twice as
deep and run straight through the block to the next street. All the homes face
SW 59th Court, except for two that face SW 59th Avenue. There are two vacant
lots facing SW 59th Avenue which are shallow and deficient of the standard size
required to build a home.
If the owners are interested, as some of the lots are under common
ownership, it is possible to re -plat the block to create new lots that
would meetthe minimum size far a single family home. The CRAcould
be instrumental in this action in order to provide a mechanism for
income (selling off a portion of their lots) and infill.
22
Future Roadway Connections
The segment of SW 68th Street between SW 62nd
Avenue and SW 59th Place is broken into two dead ends.
Marshall Williamson Park abuts the area with the dead-
end streets and the community could benefit by having
continuous roadway access through SW 68th Street. This
was identified as one of the priorities at a workshop with
the CRA Board.
Diversity of Ownership
Redevelopment opportunities are better supported when there are multiple properties together under single
ownership. Ownership of property in the CRA is mostly one lot/one owner; but in the case of the industrial area,
there are several adjacent properties under one ownership. Because the diversity of ownership is so wide, the CRA
is needed to continue to support redevelopment. The South Miami CRA also owns land in the residential area of the
CRA, most of which is currently open green space, as well as parking. The land acquisitions were a function of the
CRA and to bring new uses to the properties, additional time is needed.
Infrastructure (Needs/Conditions)
An inventory of site conditions was conducted, and further described in the South Miami CRA Existing Conditions
Inventory Report. The u ndergrou nd utilities (potable water, sanitary sewer and storm drainage) have been upgraded,
as have the roadway surfaces. Street lighting is found throughout the CRA, but it is mostly co -located with utility
poles rather than at pedestrian level.
Sidewalks are present throughout the CRA, but are a concern because of the street trees. The roots have lifted
sidewalks throughout the CRA and have added maintenance requirements that ultimately will result in the
requirement of newsidewalks and possibly removal and replacementof the shade trees. Additionally, improvements
are needed on NW 70th Street to improve roadway safety for pedestrians and cyclists. The width of the roadway
section, east of SW 59th Place specifically, is wide and lacks opportunities for pedestrian to cross before getting
to U.S. 1. NW 70th Street also lacks a safe pedestrian crossing between the South Miami MetroRail Station and the 31
industrial area located on the northeastern portion of the roadway.
23
24
1
CONCLUSIONS 8
RECOMMENDATIONS
As previously stated, the South Miami Community Redevelopment Agency has made tremendous strides in fixing
blight and improving the quality of life for South Miami; however, largely due to the effects from the economic
dowturn of the mid-2000s, more time is needed to accomplish the CRA's original purpose. Throughout the series of
community engagement workshops, residents repeatedly expressed their gratitude towards the SMCRA's completed
projects, specifically those which have helped to improve the drainage on their neighborhood streets.
The South Miami CRA has conducted the following activities and redevelopment projects since the last extension
was approved in 2005.
Completed Activities
Partnerships with the City of South Miami have brought forth a $4
million multi -purpose center, restoration to the Marshall Williams
Goal 1- Work with City to Tennis Courts, and purchase of the Mobley Property. In addition, by
improve quality of life partnering with the CAA (skill training and job placement) including
newjobs for56 residents, have resulted. For entertainment and
socialization, "Madison Square Fridays and Saturdays" have been
established.
Goal - Collaborate to facilitate Over $44,000 in grants have been awarded for renovation of the Sunset
maximum private investment Professional Building and renovation of the Pool Hall Corporation.
33
25
GOAL
OBJECTIVES COMPLETED
Goal 3 - Work and communicate
Participation in the Black Democratic Caucus' "People to People Bus
with interested community
Tour" and the "Spirit of the Season" neighborhood pride awareness
groups
program.
Goat - Redevelopment Plan
serves as primary vehicle and
tool for City's redevelopment
Updated the "Finding of Necessity" to determine true CRA boundaries.
effort
Goal 6 - Leverage of maximum
Leveraged $40,000 in SMCRA cash incentives into over $350,000 of
amount of non -tax increment
private investment with development of 4 new Habitat for Humanity
financing resources
homes and acquired $81,000 in economic development funds through
NANA.
The demolition of unsafe structures at6350 SW 60th Avenue, vacant
Goal 7 - Purchase and or
lots were transferred to developers for the construction of affordable
redevelopment of vacant or
housing (this is ongoing), purchase of 5 vacant lots for single family
abandoned properties
homes, and initiated foreclosure on 8 vacant lots for a single family
housing program.
Goal 8 - Pursue successful Quick
New public trash receptacles were purchased and placed throughout
Victory projects in the earliest
the CRA.
stages
Partnerships with Habitat for Humanity and Greater Miami
Goal - Develop partnerships
toward achievement of goals to
Neighborhoods were established for new homes.
maximizing leverage
Goal 12 - Support and
participate in provision of an
On -street parking was provided in conjunction with the Church Street
efficient parking system
Project and additional parking at the Multi -Purpose Center.
Goal 13 - Encourage
infrastructure that can
The Redevelopment Area -wide infrastructure Master Plan was
accommodate present and
completed.
future
The ongoing facilitation of the South Miami Gardens project,
Goal 15 - Encourage
completion of Habitat for Humanity Homes, single family and multi -
development of new housing
family residential rehabilitation projects (ongoing with 15 completed),
and rehab existing units
a Multi -Family Housing Master Plan was developed, 7 new affordable
homes built through Greater Miami Neighborhoods, and permit fee
waivers for housing rehabilitation projects were facilitated.
26
GOAL
OBJECTIVES COMPLETEO
Goal 16 - Give home purchase
priority to SMCRA residents and
A Homeowners Assistance Program was established.
then to City residents
Goal 17 - Give local business
The ongoing development of a pre -apprenticeship program (through
and financial entities priority in
implementation of the Wounded Healers Program) to prepare the
all housing programs
neighborhood youth for employment in the construction industry.
Goal 18 - Implement programs
that increase ad valorem value
Approval of grants through a Commercial Fagade Program.
of non-residential property
Goal 19 - With assistance,
preserve and enhance existing
Vacant lots were transferred to housing developers to construct
areas to provide a variety of
affordable homes.
housing opportunities for all
income levels
Organized and supervised the Students Work Initiative Program
Goal 20 - Undertake annual
supporting 65 youth, implemented the "Dress for Success" clothing
continuous improvement
drive, conducted a localjob fair and established partnerships forjob
programs and other activities
placement, hired a Community Outreach Coordinator to promote
designed to prevent the
events (i.e. Semi -Annual Town Hall Meeting), and implemented a
recurrence and spread of
marketing plan (developed by B. Mumford and Company). Also, with
negative conditions
assistance from the City of South Miami, the August Back to School
Giveaway Program provided supplies to over 100 school students.
Goal 21- Work with Public
Funding for Police Officer, Code Officer, and social worker positions is
Safety to create a safe quality
provided, as well as the operation of a Police Workstation in the South
Miami Gardens Public Housing Complex. A traffic calming project on
environment
SW 64th Street was also completed.
Goal 24 - Implement programs
The Commissioners' Special Needs Program provided financial
that help remove financial
resources for a new roof fora medically -disabled homeowner and a
obstacles for redevelopment
bike rack was provided to the St. Alban's Child Enrichment Center.
Goal 25 - Work in concert with
SMCRA was selected as a "case study" for revitalization and affordable
goals of the State, County, and
housing by the United States Department of Housing and Urban
City Agencies and Plans
Development.
35
27
Completed Projects
Hardee Courts Hardee Courts is a redevelopment project located on
approximately one acre.
Located along SW 58th Place between SW 66th and 68th Streets
at Murray Park, the $5.4 million Multi -Purpose Center is a multi -
The Multi -Purpose Center purpose neighborhood service center. In addition to being a
recreation facility, after -school programs and computer skills
training is offered.
The Mobley Building, purchased by the SMCRA, has been leased to,
The Mobley Building and is currently leased by non-profit and for -profit businesses that
service the neighborhood.
The Church Street Project provided urban and streetscape designs,
SW 59th Place/Church Street including sidewalk widening, roadway improvements, utility
Streetscape Project upgrades, landscaping, lighting, and pavement marking, for SW
59th Place and the intersections with SW 64th, SW 66th, SW 67th,
SW 68th, SW 69th, and SW 70th Streets.
Hcwever, just a couple years after the last extension, the United States experienced a recession that extensively
affected South Florida communities, halting development and reducing employment. The assessed values of
property in the South Miami CRA went from $356,792,286 in 2008 down to $289,084,676 in 2012. By 2013, the
recession was coming to a close and property values started to experience slow growth. Asa result of the assessed
value changes, the TIF revenues during the recession dropped as well. While assessed values have begun to increase
again, the TIF revenues declined for several years even after the recovery from the recession.
From 2010 to 2017, the population of the entire City of South Miami only grew by 608 persons. A shortage of
affordable housing and jobs may have contributed to the slow growth.
rm
Due to the recession, there was a 10-year period of stagnation in the South Miami CRA. Many more activities and
projects were in the Redevelopment Plan that have not yet had enough time since the recession rebound to meet
their full potential. These include the following activities and projects:
Unfinished Activities
I'
It
Goal 1- Work with City to improve quality of life
Continue to facilitate employment for residents
Goal 7 - Purchase and or redevelopment of
Transferred vacant lots to housing developers to
vacant or abandoned properties
construct affordable homes
Goal 10 - Identify and rehabilitate significant
Church Street Project
historical and cultural community elements
Work with the County on facilitating the South Miami
Goal 15 - Encourage development of new housing
Gardens project. The SMCRA has initiated the rezoning
and rehab existing units
process, and is anticipated to be heard in October
2019.
Goal 15- Encourage development of new housing
Single -Family and Multi -Family Rehabilitation
and rehab existing units
Programs. 15 Single Family homes approved so far.
Goal 15 - Encourage development of new housing
Fund a Landscape Program to improve landscaping
and rehab existing units
and architecture, with 25 homes being improved.
Development of Pre -Apprenticeship program (through
Goal 17 - Give local business and financial
implementation of the Wounded Healers Program) to
entities priority in all housing programs
prepare neighborhood youth for employment in the
construction industry.
Goal 20 - Undertake annual continuous
improvement programs and other activities
Implement a Marketing Plan developed by B. Mumford
designed to prevent the recurrence and spread of
& Company and team
negative conditions
Goal 22 - Work with citizen groups and the
Award of $12,500 grant for expansion of Princeton
School Board to identify additional educational
Preschool
opportunities
Goal 24 - Implement programs that help remove
The SMCRA will pick up the tab for government fees
financial obstacles for redevelopment
associated with redevelopment, as well as some other
soft costs.
W
Unfinished Projects
PROJECT NAME
PROJECT DESCRIPTION
Madison Square is a SMCRA mixed -use redevelopment project intended to create
an anchor for the north end of the Church Street and to help stimulate revitalization
efforts in the area. This public housing project proposes constructing Very Low -
Income and Low -Income residential units and affordable and proprietary ground
floor commercial space. Madison Square is a prime redevelopment project that
Madison Square
has overcome several obstacles, including inconsistencies between the Zoning and
Future Land Use designations, as well as getting all of the properties under City
ownership, before it was approved by the City Commission. Once approval was
obtained by the City Commission, the land was transferred to the developer, who
then successfully received construction permits from Miami -Dade County. Upon
obtaining final approval from the City, the developer can begin construction on the
project.
South Miami Gardens is a planned 7 acre+ public housing project owned and
South Miami
operated by Miami -Dade County. This project aims to serve as a catalyst project for
Gardens
the area. and is currently in the rezoning process. It is anticipated that a decision
regarding the rezoning will be announced in October2019.
A planned private sector development project has been proposed forthis 7 acre+
site located in the TODD zoning district with these development parameters: 400+
market rent dwelling units and approximately 12,000 square feet of ground floor
ME CRA Mixed -Use
retail including a 1,000 space parking structure. It has been recommended by
Site
the City that any development agreement for this site include provisions that the
applicant pay for or produce adequate park land or land for recreational purposes
to satisfy the impact of development and that at least 5 percent of the multi -family
units constructed will be classified and marketed as affordable housing units.
Hardee Gateway is a recommended redevelopment project located on less than
one acre. The December 2001 CRA Multi -Family House Study suggested townhouses
Hardee Gateway
and limited retail uses forthis site, which is inconsistent with the Zoning and Land
Use limitation of single-family dwellings. This will need to be resolved prior to
redevelopment.
Central Place is a recommended redevelopment project located on approximately
Central Place
1.67 acres. This project was first recommended in the December 2001 CRA Multi -
Family Housing Study and proposes half of the site for multi -family housing and the
other for retail including a 13,000 square foot mini -grocery store. .
Streetscape
Projects
SW 62nd Avenue (County initiative) SW 59th Place/Church Street
tU"
30
As the demographic data shows, South Miami has greater unemployment and lower household incomes than
neighboring cities. South Miami also has not seen much of the post -recession business and development growth
that is occurring in the greater South Florida area. The South Miami Community Redevelopment Area continues to
exhibit conditions of slum or blight, as demonstrated through this study. The factors presently contributing to slum
or blight conditions, pursuant to the Community Redevelopment Act in the Florida Statutes, are:
• Sidewalk lifting/deterioration
Vacancy
High unemployment rate
• Specific areas with faulty lot layout
High diversity of property ownership
Crime rate over 3 times that of the neighboring municipalities
• Aging structures
• Slow population growth
• Median household income half of neighboring municipalities
• Shortage of housing affordable to residents of low or moderate income
FINAL RECOMMENDATION
While the South Miami Community Redevelopment Agency has accomplished many goals since its original
adoption, there are additional activities and programs which are in need of continuation. Among the priorities are
the completion of the South Miami Gardens multi -family public housing development, a safe pedestrian crossing at
U.S.1, and new streetscape improvements to promote South Miami as a pedestrian -friendly community.
In addition, the recent momentum needs to continue to seethe full benefit of the powers of a CRA as the South Miami
CRA continues to rebound from the recession. This momentum can continue with additional focus on economic
development.
It is recommended that the lifetime of the South Miami Community Redevelopment Agency be extended an
additional30 years to continue the efforts to reduce the incidence of slum and blight.
31
SOUTH MIAMI COMMUNITY REDEVELOPMENT AGENCY
FINDING OF NECESSITY
BOUNDARY EXPANSION
JULY 2019
KCI
I'ASoutiami
HF1,1,11
1
���� 43MCRA�
I
n
0
2
1\
IA
F41]
CONTENTS
5 OVERVIEW 6 PURPOSE
INTRODUCTION
FLORIDA STATE STATUTES
FINDING OF NECESSITY
ASSESSMENT OF NEED
8 STUDY AREA ASSESSMENT
AREA DESCRIPTION
m,
EXISTING CONDITIONS
26 CONCLUSIONS 5 RECOMMENDATIONS
42
EXECUTIVE SUMMARY
The South Miami Community Redevelopment Agency
(SMCRA) is requesting to expand the CRA's existing
boundary concurrently with a request to extend the
timeframe of the CRA. The SMCRA has made tremendous
strides in addressing blight and improving conditions
within South Miami. However, more time is needed
to address conditions, support continued investment,
address vacancies, and complete quality of life
improvements.
During the Assessment of Need for Time Extension (AON),
City and CRA staff requested that KCI Technologies, Inc.
(KCI) also review conditions in the City's downtown to
consider including the area within the CRA. The City's
downtown was negatively impacted by the recent
recession and has experienced a substantial rise in
vacancy rates and blighting conditions. The parking,
pedestrian connections, and infrastructure in the
downtown area also require substantial improvement
to spur new development and improve quality of life
in the CRA as a whole. The downtown and the existing
CRA would benefit from enhanced connections through
infrastructure improvements and CRA programming.
Inclusion of the downtown through the proposed
boundary extension would allow the CRA to create an
enriched urban environment with enhanced connections
between residents and businesses, and support
continued and previous investments.
KCI staff engaged with the community during the
preparation of this report and received overwhelming
positive support for the existing CRA by residents.
Residents expressed gratitude towards the CRA's street
improvements, such as the addition of sidewalk, and
curb and gutter infrastructure, as they have improved the
drainage on neighborhood streets and overall quality of
life. These SMCRA improvements have been profoundly
impactful to the City and the community's residents.
However, there is more work to do. With the positive
economic outlook and the granting of a time extension
and boundary expansion, the agency will be able to create
a more prosperous and economically viable urban core
that provides a high quality of life and urban experience
for residents and visitors. Without the advantage of more
time, the inclusion of the downtown area and continued
support of the CRA, the subject area may not build upon
the CRA's existing investments and lose ground in its fight
against blight. The inclusion of the downtown area will
allow for the enhancement of vital connections between
the residential areas and commercial areas, improving
economic opportunities for the community as a whole.
43
4
Ell
OVERVIEW I
The South Miami Community Redevelopment Agency (SMCRA) seeks to modify the existing Community
RedevelopmentArea boundaryto include additional land. This documentserves as the Finding of Necessity
to justify the need for expansion. In addition, an extension of the life of the Community Redevelopment
Agency is requested per Florida State Statutes and Miami -Dade County under a separate request.
The purpose of this Finding of Necessity, as authorized by the SMCRA, is to demonstrate the following:
• Criteria under Section 163.340 and Section 163.355 of the Florida State Statutes thatclefine "stum" and
"blight" are present within a new geographical area proposed to be included in the SMCRA boundaries;
• An analysis of vacant parcels and those suitable for redevelopment based on underuse or deteriorated
structures in the proposed area;
• Review of market conditions that support redevelopment in the proposed area; and
• Ability to extend services into the proposed area.
In addition,this documentseeks to provide an objective basisforthe CRABoard, Local PlanningAgency, City
Commission, and Miami -Dade County Board of County Commissioners to adopt a resolution incorporating
the additional area into the CRA.
Introduction
The analysis included in this Finding of Necessity focuses on existing physical characteristics and
supporting infrastructure of the proposed area, as well as its history of, and ability to continue, economic
return, and local tax revenue generation. The analysis relies on a review of City data, visual inspections of
the proposed CRA area, and GIS data. In addition, feedback was gathered from stakeholders at two public
workshops.
Florida State Statutes
The Community Redevelopment Act in the Florida Statutes, Chapter 163, Part 3, was established to
5
assist local governments in the prevention and/or elimination of blighted conditions that are detrimental to the
sustainability of economically and socially vibrant communities or areas. Below are the Act's definitions of "Slum
area" and "Blighted area".
163.340(7) "Slum area" means an area having physical or economic conditions conducive to disease,
infant mortality, juvenile delinquency, poverty, or crime because there is a predominance of buildings
or improvements, whether residential or nonresidential, which are impaired by reason of dilapidation,
deterioration, age, or obsolescence, and exhibiting one or more of the following factors:
a. Inadequate provision for ventilation, light, air, sanitation, or open spaces;
b. High density of population, compared to the population density of adjacent areas within the county
or municipality; and overcrowding, as indicated by government -maintained statistics or other studies
and the requirements of the Florida Building Code; or
c. The existence of conditions that endanger life or property by fire or other causes.
163.340(8) "Blighted area" means an area in which there are a substantial number of deteriorated or
deteriorating structures; in which conditions, as indicated by government -maintained statistics or other
studies, endanger life or property or are leading to economic distress; and in which two or more of the
following factors are present:
a. Predominance of defective or inadequate street layout, parking facilities, roadways, bridges, or public
transportation facilities.
b. Aggregate assessed values of real property in the area for ad valorem tax purposes have failed to show
any appreciable increase overthe 5 years priorto the finding of such conditions.
c. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness.
d. Unsanitary or unsafe conditions.
e. Deterioration of site or other improvements.
f. Inadequate and outdated building density patterns.
g. Falling lease rates persquare footof office, commercial, or industrial space compared to the remainder
of the county or municipality.
h. Tax or special assessment delinquency exceeding the fairvalue of the land.
i. Residential and commercial vacancy rates higher in the area than in the remainder of the county or
municipality.
j. Incidence of crime in the area higherthan in the remainder of the county or municipality.
k. Fire and emergency medical service calls to the area proportionately higher than in the remainder of
the county or municipality.
I. A greater number of violations of the Florida Building Code in the area than the number of violations
recorded in the remainder of the county or municipality.
m. Diversity of ownership or defective or unusual conditions of title which prevent the free alienability of
0
land within the deteriorated or hazardous area.
n. Governmentally owned property with adverse environmental conditions caused by a public or private
entity.
o. A substantial number or percentage of properties damaged by sinkhole activity which have not been
adequately repaired or stabilized.
However, the term "blighted area" also means any area in which at least one of the factors identified in
paragraphs (a) through (o) is present and all taxing authorities subject to s. 163.387(2)(a) agree, either
by interlocal agreement with the agency or by resolution, that the area is blighted. Such agreement or
resolution must be limited to a determination that the area is blighted. For purposes of qualifying for the
tax credits authorized in chapter 220, "blighted area" means an area as defined in this subsection.
163,355 Finding of necessity by county or municipality. —No county or municipality shall exercise the community
redevelopment authority conferred by this part until afterthe governing body has adopted a resolution, supported
by data and analysis, which makes a legislative findingthat the conditions in the area meetthe criteria described in
s. - 63.340(7) or (8). The resolution must state that:
1. One or more slum or blighted areas, or one or more areas in which there is a shortage of housing affordable to
residents of low or moderate income, including the elderly, exist in such county or municipality; and
2. The rehabilitation, conservation, or redevelopment, or a combination thereof, of such area or areas, including,
if appropriate, the development of housing which residents of low or moderate income, including the elderly,
can afford, is necessary in the interest of the public health, safety, morals, or welfare of the residents of such
county or municipality.
Finding of Necessity
the Florida State Statues direct CRA establishment by a "Finding of Necessity" per Section 163.355, to demonstrate
that there is a presence of slum or blight in order for an area to be included in a CRA. This document serves as
the analysis of the criteria identifying slum and blight, and will be utilized to justify the request for incorporating
additional area into the CRA.
!i
Area Description
The proposed expansion area is generally located to the southwest of the current CRA,
and toward the southwest of the City of South Miami. It mostly includes the commercial
district on the east side of U.S. 1, along with several multi -family residential units. Also
proposed for inclusion in the CRA are the properties on the west side of SW 62nd Avenue
between Sunset Drive and SW 62nd Street.
The maps show the site and relation to the current CRA and City limits.
47
11
REFERENCE MAP
unmcorporo+ed
Maori -Dade Gwn+y
A
i
Gl�y O� EXIS+In9 CKA
50utl Miami Boundory
G Sh.t
1111 c of
Pv ccres+
of
GorGobles
unincorporafed
�I morri-Dade Co nfy
Gt+yf o
Goral Gables
m
E
STUDY AREA
South Miami Community Redevelopment Agency
EXISTING + PROPOSED CRA BOUNDARY EXPANSION
vr.., SW 62ND ST
UnincorpomMd
Miami-0ado County
SW 64TH ST -- "--
SW 66TH ST
c°
E o
ra o. c
w SW 6BTH ST
L a m
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N N � 0
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SW 70TH ST -
1y �
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110J . _
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e
8
s:
�Jr./� ■ Existing CRA ■ Proposed CRA w
III' SMCRA Boundary Boundary Expansion K C I
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10
o
m
FUTURE LAND USE
,
r I
South``�Mliami
_
City of South Miami
I
Future Land Use
Fil
(2036)
L � I
F_
Legend
—
ucpwSMmaan
�MYOI[YalBmn°an
-COMM ERCIALRETAI LAW OFF ICE
DUPLEX RESIDENTIAL
- EDUCATIONAL
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- MIXED -USE COMMERCIAL RESIDENTIAL
-1-
MULTIPL FAMILY RESIDENTIAL
PARXSANDOPEN SPACE
PUBLIC AND INSTITUTIONAL
ex mne' �I
REUGIOLS
My
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i RESIDENTIAIILIMITED COM DISTRICT
SINGIFFAMILY RESIDENTIAL
TOYMHOUSE RESIDENTIAL
^I
TRANSIT ORIENTED DEVELOPMENTOISTRICT
.on
wE
OFed
i
0 500 1 000 2000,
Print Date: 03-29-2018
/
Source: Miami -Dade County
GIS Services
I
�
!i450Q. uhi n. Giordano & As ial . roc.
n : s....•.. ......
n — -
GIS
51
ZONING
52
Disclaimer. The City of South Miami Zoning Map in this document does not reflect changes due to Ordinance No. 26-16-2259,
Ordinance No. 06-18-2295, Ordinance No.06-19-2319, and Ordinance No. 08-19-2321 and other ordinances that have been approved
after the updated date written on the Zoning Map.
13
Existing Conditions
Population
The population in South Miami spans all age groups, but there is a slightly higher prevalence and trend toward growth
in the 20 to 44 years old age cohort. In 2010, South Miami was home to 11,657 residents. This figure has dropped
slightly since 2015, and showed no change from 2016 to 2017. According to the U.S. Census Bureau, in 2017 there was
an estimated 12,281 residents citywide. This figure represents an increase of only 608 residents since 2010. Compared
to Miami -Dade County and South Florida in general, this is a very small increase and may be a result of blighted
conditions such as limited supply of affordable housing.
The CRA boundaries are aligned with Census Blocks, and the 2010 Census counted a CRA population of 3,451 which is
29.6% of the City. The proposed expansion area would add 1,236 residents or 10.6% of the City. The addition would
take the total CRA population to 4,687, or 40.2% of the City.
0-4
623
710
779
852 908 917 930
848 920 943 953
5-9
647
743
785
10-14
657
676
713
787 871 941 998
15-19
769
758
770
871 920 981 1058
20-24
1348
1386
1354
1352 1416 1534 1687
25-29
817
1033
1137
1107 1098 1207 1246
30-34
706
1097
1475
1502 1429 1393 1438
1019 1131 1086 1068
53
35-39
770
772
837
40-44
856
840
791
1117 1586
1593 1511
45-49
890
797
766
737 793
826 746
948 1046
50-54
784
895
845
1027 1439
55-59
706
758
812
718 666
625 661
60-64
564
651
698
798 723
691 615
65-69
447
538
596
620 672 585 538
70-74
348
396
449
508 552 632 575
75+
725
861
944
1068 1209 1315 1450
14,730 15,640 1 16,418 17,213
Total
11,657
12,911
13,751
Sources. Estimates
and projections by
Shimberg Center for
Housing Studies,
based on 2000 and 2010 U.S. Census data and population projections by the
Bureau of Economic and Business Research, University of Florida
14
POPULATION BY
PROPOSED EXPANSION AREA
CURRENT CRA
SOUTH
RACE
NUMBER PERCENT
NUMBER PERCENT
NUMBER
PERCENT
Total Population
1,236 100
3,451 100
11,657
100
White Alone
884
71.5
1,579
45.7
8,749
75.1
8 ack or African American Alone
115
9.3
1,572
45.5
1,985
17.0
American Indian and Alaska Native
4
0.32
15
0.43
31
0.3
Alone
Asian Alone
164
13.2
146
4.2
459
3.9
Native Hawaiian and Other Pacific
Islander Alone
0
0
3
0.86
5
0.04
Other Race or Two or More
Some
67
5.4
136
3.9
428
3.7
Races
Source: U.S. Census Bureau, 2010 Census
Total Population 11,657 100
Hispanic or Latino
5,025
43.1
Mexican
95
0.08
Puerto Rican
246
2.1
Cuban
3,012
25.8
Other Hispanic or Latino
1,672
14.3 J
Source: U.S. Census Bureau, 2010 Census
Median Household Income
The neighboring municipalities have significantly greater median household incomes than the City of South Miami.
The median divides the income distribution into two equal parts: one-half of the cases falling below the median
income and one-half above the median. In the City of Coral Gables, the median household income is 55.5% more
and in the Village of Pinecrest, median household income is 145%more than South Miami. Incomes lagging behind
the other municipalities is one of the reasons that there is a need for more affordable housing in South Miami.
Source: 2013-2017 American Community Survey 5-Year Estimates
54
is
Poverty Rate
Poverty level is one indicator of the economic hardship in the community. The poverty rate is the ratio of the number
of people (in a given age group) whose income falls below the poverty line; taken as half the median household
income of the total population. According to the American Community Survey, the percent of individuals living
below the poverty line in the City of South Miami is approximately twice that of neighboring municipalities. While
Miami -Dade County has an even greater percentage than the City, it is reasonable to assume that the persons in
the CRA are at approximately the same rate of poverty. As with the household income, this is a strong indicator of
unemployment and the need for more affordable housing.
Source: 2013-2017 American Community Survey 5-Year Estimates
Educational Attainment
Educational attainment in South Miami is not far behind that of its neighboring cities; however, it has not yielded
high employment rates. Training in skilled trades (auto repair, technology, orthe construction industry, for example)
could supplement skills needed to match the local businesses.
EDUCATIONAL
ATTAINMENT. POPULATION
MIAMI-DADE
CITY OF SOUTHOF
CITY OF CORAL
COUNTY
MIAMI
PINECREST
GABLES
Less than high school graduate
397,793
838
791
1,802
High school graduate
607,481
2,163
1,825
5,870
Some college or associate's degree
592,203
2,457
3,401
11,440
Bachelor's degree or higher
551,826
4,245
8,465
22,188
Total Population over 18
2,149,303
9,703
14,482
41,300
Source: 2013-2017 American Community Survey5-year Esti mat
16
Unemployment rate
The unemployment rate in South Miami is 11.3% or 3.9% higher than the countywide rate of 7.4%. When broken
down further into age cohorts, it is clear that individuals who are of age to be at the beginnings of their careers are
falling behind those countywide. The three age cohorts in particular range from 16 to 29; when individuals have
completed high school, college or a professional school. The American Community Survey considers those who are
unemployed as "not working" "actively looking for work" and "available for work". These figures exclude those
nirt. in the labor force, such as those over 16 but are retired, homemakers, students, institutionalized, or seasonal
residents not looking for work. A high unemployment rate in those age ranges sets the stage for their future, adding
tothe blighted conditions. Job training and placement programs could assist in this case to reduce u nemployment.
Total Population
11.3%
7.4%
Ages 16-19
36.1%
20.6%
Ages 20-24
18.7%
13.3%
Ages 25-29
11.2%
9.3%
Source: 2013-2017 American Community Survey 5-Year Estimates
Crime statistics
A higher incidence of crime is a prime indicator of blight. Crime is also a contributing factor to deteriorating
neighborhoods, coupled with unsafe structures and higher unemployment rates. As a result, burden is placed on
the local government for public safety and related services.
Crime in South Miami has decreased in recent years; howeverviolent crimes are still at a higher rate than the State
of Florida and the neighboring jurisdictions. Violent crime includes murder and non -negligent manslaughter,
forcible rape, robbery, and aggravated assault. These are crimes which involve force or the threat of force. FBI data
available through 2014 shows a violent crime rate in the City of South Miami at 3.5 per 1,000 persons. This is three
times that of neighboring municipalities. Miami -Dade County does report a higher rate at 6.34 per 1,000 persons
in 2014, which has since dropped to 5.27 in 2017. Property crime rates are also higher in South Miami than the
neighboring municipalities of Pinecrest and Coral Gables.
Source: Federal Bureau of Investigation, 2014
56
17
Persons ner household and Average
The U.S. Department of Housing and Urban Development (HUD) measures overcrowding in households. The standard
defining a housing unit as "overcrowded" is greater than I person -per -room, or 2 persons -per -bed room. U.S.Census
data measures persons per household, and the CRA has higher persons per household size than the City and the
County. While the number is higher for the CRA, there is not a concern for overcrowding. Similar to the drop in
population in South Miami, this higher household size may be attributed to the limited supply of affordable housing.
The residential properties in the proposed expansion area were predominantly multi -family units. Therefore, persons
per household tend to be lower.
Land Uses
The proposed expansion area includes mostly commercial properties (retail businesses, offices, restaurants,
financial institutions), medical uses, local government uses (South Miami City Hall, Police Station, and Library) and
a park. There are also several vacant properties, mainly located alongthe west side of SW 62nd Avenue. Miami -Dade
County Property Appraiser data indicates that there are 67.38 Acres of property within the proposed expansion
area, of which approximately 7% are residential uses, 37%are commercial, 0%are industrial, and 0%are mixed use.
I USE
ACRES
Cultural (auditoriums, convention centers, exhibition centers, museums, art
galleries, libraries)
1.40
Governmental/Public Administration (Other than Military or Pena()
2.48
Hospitals, Nursing Homes and Adult Congregate Living Quarters
1.77
Multi -Family, Low -Density (Under 25 Dwelling Units/Gross Acre)
3.96
Municipal Operated Parks
0.68
Office Building
9.02
Parking- Public and Private Garages and Lots
2.54
Private recreational facilities associated with private residential developments,
except marinas/yacht basins, includes landscape and open spaces associated to
0.13
residential, commercial and office developments
Railroads -Terminals, Trackage, and Yards
2.11
57
in
USE
ACRES
Sales And Services (Wholesale Facilities,ISpot Commercial, Strip Commercial,
Neighborhood Shopping Centers/Plazas)-Excludes Office Facilities
15.70
Single -Family, Med.-Density (2-5 Dwelling Units/Gross Acre)
1.01
Streets and Roads, except Expressways and Private Drives
21.73
Vacant (Non -Protected, Privately -Owned)
4.84
Total
67.38
Age of Structures
When a home is over 40 years old, maintenance is increasingly challenging, especially when income is limited. The
CRA can use the homeowner assistance grants to address aging structures for qualifying homeowners. The code
violation data revealed 48 residences in the proposed expansion area over an 18-month period were in violation
of the minimum housing standards. Addressing the deficiencies before they are to the level of code enforcement
involvement can be a strategy of the CRA. Noting that only 10 homes were built citywide since 2014 is an indicator
of little investment in the area.
SOUTH MIAMI HOUSING
YEAR BUILT
r•.later
AGE
ESTIMATE OF OCCUPIED HOUSING UNITS
2000 to 2009
:0 to 1999
�.
0. 1959
1939 or earlier
Source: 2013-2017 American Community Survey 5-Year Estimates
m
19
Vacancy
A low occupancy rate can be an indicator of blighted conditions. When housing units are vacant, it can indicate
that there is a low demand to live in the area, or the units available are undesirable, or that the inventory is not in
line with the needs (such as housing type or number of bedrooms). Affordability may also be a factor. In addition
to vacant residential and commercial structures, there are vacant parcels of land in the proposed expansion area.
Source: 2013-2017 American Community Survey 5-Year Estimates, *U.S. Census Bureau, 2010 Census
Code Violations
In an 18-month period, there were 156 code violations in the proposed expansion area. In comparison, this is more
than twice the 73 violations that had been issued in the current CRA for the same time period. The majority of the
violations are for minimum housing conditions, followed by signage violations. There are violations which can
be addressed by assistance from the CRA, which include: signage, outdoor dining regulations, minimum housing
standards, overgrown lots,ju nk and debris, abandoned vehicles, and compliance with district regulations. According
to the Code Enforcement staff, included in the minimum housing violations is graffiti. Along with instances of junk
and debris, overgrown lots, litter, curb trash, and refuse, graffiti not prevented or promptly removed affects the
property values. CRA programs can be beneficial to improve property maintenance patterns. Below is a count of
the types of violations.
CODE VIOLATIONSPROPOSED
FROM JUNE 20171
VIOLATION
Overgrown Lot
EXPANSION AREA
I 19
0 OF VIOLATIONS
9
Junk and Debris
8
Abandoned Vehicle
8
Tree Ordinance
4
Demolition Regulations
4
Litter
4
Noise
3
South Florida Building Code
3
Signs
2
Miami -Dade County Code
2
Curb Trash
2
Business Without Occupation License
2
Refuse
2
Work Without Permit
L
2
Abandoned Refrigerator
1
TotalV;olations
156
Source: City of South Miami Code Enforcement
Faulty Lot Layout
overall, the layout of the lots in the proposed expansion area is appropriate and deliberately designed for the uses
that occupy them, such as the commercial area in short, parallel blocks. Several blocks are triangular as they
borderthe angled roadway of U.S.1.
21
Future Roadway Connections
Two adjacent, vacant parcels are located just west of
the City Hall /Police Station complex and are in line
with existing roadways on either side: SW 61st Court
Circle (on the east/City Hall side) and SW 73rd Street
(on the west/South Miami Hospital side). Creating
right-of-way through the two parcels could connectthe
two roadways. A connection here may shorten police
and ambulance travel times in emergency situations.
Safe Connections Across U.S.1
Of particular concern for the area is the physical division presented by the U.S. 1 corridor and, alongside it, the
MetroRail corridor. The current CRA boundary spans across this corridor (from Red Road to Sunset Drive), as does
the proposed expansion area (approximately an additional 1000 feet along U.S. 1, south of Sunset Drive to SW 61st
Avenue). Although the rail line is raised, the space in between is currently neglected. If the CRA is expanded into the
downtown, this presents a greater opportunity to connectthe two areas across U.S. 1, and do so safely for all modes
of travel. The City of South Miami residents and all visitors would benefit by creating safe access across U.S. 1. In
addition, addressing the intersections and access for vehicles can capture more shopping trips in the area by those
who are otherwisejust passing through.
Pedestrian connections at this time between SW 62nd Avenue and Red Road include 4 signalized crosswalks, although
there is also a traffic lightwithout a crosswalk at SW 73rd Street. The segment of U.S.1 between SW 62nd Avenue and
SW 72nd Street (Sunset Drive) has no crosswalk for pedestrians. SW 73rd Street is a popular crossing point, and is
also the closest to the City Hall and Librarycomplex. Studies show that pedestrians will often take a shortcut to cross
the street instead of walking to the nearest signalized intersection. Addressing safety, possibly through the addition
of more signalized pedestrian crossings, would be a priority if the CRA boundary is expanded.
There is a long-term, regional project called "The Underline" that is converting the land below the MetroRail into a
10-mile linear park, urban trail and canvas for art. The Underline will run from Brickell Station in downtown Miami
to the Dadeland South Station in unincorporated Miami -Dade County. South Miami is within the scope. At thistime,
only two of the eight phases of the Underline project are funded. Advancing CRA funds for the South Miami portion
of The Underline (Phase 8) should be considered.
Before and after examples of one segment of The Underline plan are shown below, along with a map of the
project phases.
_.: n .�Jr.—.. _.
61
pIYwS
phew 6
Phew
Phaw e
phew 9
Uniwrflfy $ldllon
Somh Mbmi Stettin
Source: www.theunderline.org
Ph ... 1
I.I.—. � &ick.11 Siouan
Phase l
Phow 4 Yuaya Simian
Coconut Grow Station
Douglaa Road Station
— Da6elantl Noi Station Partialh FundWor
Da6elarM South Station
Fo11YFon6ad F=,iaP ,..
Diversity of Ownership
Redevelopment opportunities are better supported when there are multiple properties together under single
ownership. Ownership of property in the proposed expansion area is diverse, mostly one lot/one owner, which is a
deterrent to redevelopment. However, there are 7 different groups of properties that are assembled together under
one owner. Four of the grouped properties are on the west side of SW 62nd Avenue and three of the groups are
south of Sunset Drive, east of U.S.1. While these properties could have redevelopment potential, they amount toa
small part of the expansion area. The opportunities for redevelopment of those properties is already there, but to
expand the potential, being incorporated into the CRA is key.
The City of South Miami also owns land in the proposed expansion area. This includes City Hall, the City Police
Headquarters, and a City Park (Jean Gillis Park). Miami -Dade County owns a library beside City Hall. This area has
the potential to add an additional roadway connection (currently two vacant lots) between SW 61st Court and SW
62nd Avenue. These vacant parcels are flanked by a hospital and vacant lots. The roadway connection would assist
in emergency response (between the hospital and the Police station, both services may benefit from a secondary
access road). There is also the opportunity to repurpose city owned properties to provide a diversity of services
and housing options within the CRA.
62
Infrastructure (Needs/Conditions)
An inventory of site conditions was conducted, and further described in the South Miami CRA Existing Conditions
Inventory Report (KCI Technologies, April 2019). Sidewalks are present throughout the area, but are a concern
because of the street trees. The roots have lifted sidewalks throughout the downtown area and have added
maintenance requirements that ultimately will result in the requirement of new sidewalks and possibly removal
and replacement of the shade trees.
Adjacent to the Sunset Place Shopping Center's western edge, the stretch of roadway designated as SW 70th Street
and SW 58th Ave needs improvements. The street lacks proper pedestrian infrastructure, sidewalks are narrow
and blocked by vertical objects such as signs, utility poles, and poorly placed landscaping. Relocating utilities (if
necessary) and properly designing streets to meet future pedestrian demands will incur large costs to the SMCRA.
63
24
Vi 14TE"
. T
All
14,
'IX
ivl . I F ... '", -, ;' I.
CONCLUSIONS 5
RECOMMENDATIONS
The property proposed to be included in the boundaries of the South Miami CRA exhibits conditions of slum or
blight, as demonstrated through this study. The factors present contributing to slum or blight conditions pursuant
to the Community Redevelopment Act in the Florida Statutes are:
Sidewalk lifting/deterioration
Vacancy
• Higher rate of Florida Building Code violations
• High unemployment rate
• Crime rate over 3 times that of the neighboring
municipalities
• Aging structures
Slow population growth
Median household income half of neighboring
municipalities
Shortage of housing affordable to residents of low
or moderate income
M7
26
The proposed boundary addition can be broken down into three general areas:
• The west side of SW 62nd Avenue
• City Hall Complex
The Downtown
West side of SW 62nd Avenue
Adding the land one block deep on the west side of SW 62nd Avenue completes the corridor. When much needed
road and streetscape improvements such as landscaping and lighting occur, the projects can be designed more
comprehensively for both sides of the corridor. In addition, the vacant properties on the west side are currently
lacking the stimulation to be developed. With proximity to the hospital, these properties could be redeveloped
as residential and commercial uses that are compatible with hospitals. Inclusion within the CRA will provide the
supporting resources to bring new uses to the community.
City Hall Complex
The City of South Miami owns property south of Sunset Drive and west of U.S. 1 that is combined with the Police
Headquarters, a City Park, and a County Library. This area hasthe potentialto add an additional roadway connection
(arrently two vacant lots) between SW 61st Court and SW 62nd Avenue as described above. Noting the high crime
rate, an additional roadway connection for Police may result in shorter response times. Additionally, there is an
opportunity for the City to diversify the uses on these properties.
The Downtown
The Downtown area is generally bounded by U.S. 1 on the west, Red Road on the east, Sunset Drive on the north,
and SW 74th Street on the south. This area currently has the fundamentals in place: short blocks, on -street parking,
a mix of retail and restaurant uses, wide sidewalks in some areas, and available parking.
The commercia [vacancies and shortage of housing options have put a strain on the potential forthe downtown area.
Office and residential uses should be increased in order to support the local retail and restaurants. An opportunity
exists to create a "Town Center" in South Miami, focusing on a one half -mile radius for new uses to stabilize the City.
This is the preferred area for a town center based on the existing core of streets from Sunset Drive to SW 74th Street,
and being complimented by the multi -family residential south of SW 74th Street.
r:1.
The area proposed for expansion has struggled to provide for a vibrant urban environment since the economic
dowturn of the mid-2000s. While the downtown area has experienced some post -recession momentum, it hasn't
reached its fullest potential. As highlighted throughout this Finding of Necessity, there are multiple concerns to
be addressed, such as increasing pedestrian safety and walkability, improving infrastructure, and enhancing the
landscaping within the area. Expanding the CRA to include the Downtown area, will not only raise the TIF revenues,
but it will provide greater opportunities to enhance the overall City, by allowing the CRA to complete their current
goals, and develop new ones.
Leveraging public/private partnerships to facilitate employment for residents and extend job training opportunities
are among the needs identified through this study and stakeholder feedback. One of the CRA's goals is to develop
vacant lots into new housing. Therefore, with an expansion that brings new vacant lots into the Redevelopment
Area, CRA funds can be utilized to support new, affordable residential development.
The current SMCRA Redevelopment Area has made substantial improvements to the City which have favored well
with residents. While the SMCRA has accomplished many of their goals, there are additional activities and programs
that would benefit the City and its residents. Continuation of the SMCRA's ongoing efforts driven by stakeholder
feedback, along with new programs, would be supported by the addition of property in the CRA's boundaries. The
expansion of the CRA would allow the City and its residents to experience the CRA's capability to enrich the City of
South Miami, utilizing the post -recession momentum. The TIF revenues have still not rebounded to 2008 figures,
and along with an extension of the life of the CRA, this boundary expansion can provide the necessary support.
The Downtown area of South Miami is central to the residents, as it is home to the civic and commercial centerwithin
the City. Therefore, expanding into the Downtown area the CRA will have the opportunity to impact more residents
within the City, as this area is intertwined with the people of South Miami. Through the data and stakeholder
feedback collected, it is recommended that the boundaries of the SMCRA be expanded to include the area defined
in this Finding of Necessity. This potential expansion presents the City with the opportunity to not only reduce the
incidence of slum and blight, but to create a more advantageous and vibrant living environment.
It is recommended that the
Miami Community Redevelopment Area
include the area defined in this Finding of Necessity to continue the CRA's efforts of reducing the incidence of slum
and blight.
EE