Res No 150-19-15422RESOLUTION NO. 150-19-15422
A Resolution of the Mayor and City Commission for the City of South Miami relating to
the South Miami Community Redevelopment Agency (SMCRA)i accepting the study by
KCI Technologies Inc. entitled "Assessment of Need -Time Extension and Finding of
Necessity -Boundary Expansion (2019)"; finding that one or more slum or blighted
areas, as defined by law, are present within the existing SMCRA redevelopment area
boundaries and within the proposed expanded SMCRA redevelopment area
boundaries; and finding that there is a need for the exercise of redevelopment powers
in such areas, subject to approval of such findings by the Miami-Dade County Board of
County Commissioners.
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 (CITY) 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 South Miami Community Redevelopment Agency (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 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 the Act requires that a finding of necessity study
be conducted to expand the boundaries of a community redevelopment agency; and
WHEREAS, in November 2018, the SMCRA executed an agreement with Keith & Schnars to
update the SMCRA Redevelopment Plan and prepare a Time Extension/Expansion Need Study,
among other tasks; and
WHEREAS, at the September 9, 2019 SMCRA meeting, KCI Technologies Inc. (formerly
Keith & Schnars) presented studies entitled "South Miami Community Redevelopment Agency -
Assessment of Need -CRA Time Extension" relating to the existing SMCRA redevelopment area
(AON Study) and the "South Miami Community Redevelopment Agency -Finding of Necessity -
Boundary Expansion related to the proposed expanded SMCRA redevelopment area (FON Study);
and
Page 1 of7
Resolution No. 150-19-15422
WHEREAS, SMCRA Resolution No. CRA 20-19-1108 accepted the AON Study and the FON
Study, made certain findings, and requested the City and Miami-Dade County Board of County
Commissioners to make findings concerning the existence of one or more slum or blighted areas,
as defined by law, within the existing SMCRA redevelopment area boundaries (generally
described as S.W. 62 nd Avenue on the west, S.W. 62 nd Street on the north, S.W. 57 th Avenue on
the east, and S.W. 72 nd Street on the south, within the City of South Miami) and the proposed
expanded SMCRA redevelopment area boundaries (generally described as additional area
proximate to U.S. 1 within the City of South Miami), as depicted on the map attached as to Exhibit
1 at page 73; and
WHEREAS, SMCRA Resolution No. CRA 20-19-1108 also authorized certain revisions to be
made to the AON Study and the FON Study, including the combination of such studies; and
WHEREAS, accordingly, the AON/FON Study (2019) is attached to this resolution as Exhibit
2 and it provides data and analysis supporting the presence of slum or blight within the existing
SMCRA redevelopment area boundaries and the proposed expanded SMCRA redevelopment
area boundaries,
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND THE CITY COMMISSION OF THE
CITY OF SOUTH MIAMI THAT:
Section 1. The recitals set forth in this resolution are true and they are supported by
competent substantial evidence and they are incorporated into this resolution by reference as if
set forth in full herein.
Section 2. The CITY accepts the AON/FON Study (2019) attached as Exhibit ~ .1 to this
resolution and, pursuant to Florida Statute Section 163.355 and Miami-Dade County Resolution
No. R-611-15, finds with respect to the existing SMCRA redevelopment area and the proposed
expanded SMCRA redevelopment area as described in this resolution that:
(a) 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 the City of South Miami; and
(b) 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 the City of
South Miami.
Section 3. The finding in Section 2 of this resolution is subject to the approval of the
Miami-Dade County Board of County Commissioners.
Page 2 of7
Resolution No. 150-1 9-1 5422
Section 4. Corrections. Conforming language or technical scrivener-type corrections may
be made by the City Attorney, to allow the City Manager to make some ministerial corrections
for any conforming amendments to be incorporated into the final product for signature.
Section 5. Severability. If any section clause, sentence, or phrase ofthis resolution is for
any reason held invalid or unconstitutional by a court of competent jurisdiction, the holding shall
not affect the validity of the remaining portions of this resolution .
Section 6. Effective Date. This resolution shall become effective immediately upon
adoption.
PASSED AND ADOPTED this 19 th day of November, 2019.
APPRO d~ If!-
ArrEST:
COMMISSION VOTE: 5-0
Mayor Stoddard: Yea
Vice Mayor Harris: Yea
Commissioner Gil: Yea
Commissioner Liebman: Yea
Commissioner Welsh: Yea
Page 3 of7
EXHBIT 1
Page 4 of7
Attach map
PageS of7
Exhibit 2
Page 6 of7
Attach FON/AON
Page 7 of7
City Commission Agenda Item Report
Meeting Date : November 19 , 2019
Submitted by : Evan Fancher
Submitting Department: Community Redevelopment Agency
ttem Type : Resolution
Agenda Section :
Subject:
Agenda ttem No:5.
A Resolution of the City of South Miami relating to the South Miami Community Redevelopment Agency
(SMCRA); accepting the study by KCI Technologies Inc. entitled "Assessment of Need -Time Extension and
Finding of Necessity -Boundary Expansion (2019),,; finding that one or more slum or blighted areas , as defined
by law , are present within the existing SMCRA redevelopment area boundaries and within the proposed
expanded SMCRA redevelopment area boundaries ; and finding that there is a need for the exercise of
redevelopment powers in such areas , subject to approval of such findings by the Miami-Dade County Board of
County Commissioners. 3/5 (SMCRA)
Suggested Action:
Attachments :
CS _2019 JON AON _Resol uti 0 n_to _exte n d ex pand_the _SMCRA CArev. d ocx
So uth Miami CRAJON_November 2019 (FINAL).pdf
South Miami CRA_AON_Nove mbe r 2019 (FINAL).pdf
Exhibit 1-CRA and Expansion A rea Updated 9 10 2019 .pdf
1
9
"Making our Nefghborhood a Groat Place to Li\.1! 1,",,* and PlaY
CONTENTS
4 EXECUTIVE SUMMARY
5 OVERVIEW 5 PURPOSE
B STUDY AREA ASSESSMENT
26 FINDING OF BLIGHT / CONCLUSIONS 5 RECOMMENDATIONS
11
4
EXECUTIVE SUMMARY
The South Miami Community Redevelopment Agency connections between residents and businesses, and
(South Miami CRA) is requesting to expand the existing support continued and previous investments.
boundary of the Community Redevelopment Area (CRA)
concurrently with a request to extend the timeframe of
the CRA. The South Miami CRA 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), South Miami CRA and City staff requested that
KCI Technologies, Inc. (KCI) also review conditions in the
City's downtown to consider includ i ng the area within the
CRA. The City's downtown was negatively impacted by
the recen t 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
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 CRA 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. 12
5
OVERVIEW 6 PURPOSE
TheSouth Miami Community RedevelopmentAgency seeks to modify the existing Community RedevelopmentArea
boundary to include additional land . This document serves as the Finding of Necessity (FON) 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 South Miami CRA, is to demonstrate 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 CRA 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 document seeks to provide an objective basis for the CRA Board, Local Planning Agency, 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.
13
6
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 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, orcrime because there is a predomina nce of build ings 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 ofthe 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. Falling lease rates per square 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 or stabilized.
However, the term "Blighted Area" also means any area in which at least one of the factors identified in
paragraphs (a) through (0) 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 after the governing body has adopted a
resolution, supported by data and analysis, which makes a legislative finding that the conditions in the area
meet the criteria described in s. 163.340(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 Statutes 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 blight, and will be utilized to justify the request for incorporating additional area
into the CRA.
15
8
STUDY AREA ASSESSMENT
Area Description
The proposed expansion area is generally located to the south of the current CRA . It mostly
includes the commercial district on the east side of u.s. 1, along with several multi-family
residential units.
The maps on the following pages show the study area in relation to the current CRA and
City limits.
16
9
South Miami Community Redevelopment Agency
CRA LOCATION & SURROUNDING CONTEXT
l1t'\I1corpora.ted
Mi<>Ti -Dade C ou-riy
-~ ;iJF SMCRA
C it y oj:
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Existing CRA
Boundary
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D City of South
Miami Boundary
-= ---KCI ncn .. 'VUlGIU
17
10
South Miami Community Redevelopment Agency
EXISTING & 2020 eRA BOUNDARY EXPANSION
-~ ;Illr SMCRA •
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Boundary
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Unincorporated
Miami-Oade County
2020 CRA
Boundary Expansion
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-----18 -KCI
TECll''t'U'GIfS
Legend
11
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Pri nt Date : 03-29-2018
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20
City of South Mia m i
Zoning Ma p
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Di sclaimer: The City of South Miam i Zoning Map in this document does not reflect changes due to Ord inance No . i'G":1&iiS9, Ord inance No. 06-18-2295,
Ordinance No. 06-19-2319, and Ordina nce No. 08-19-2321 and other ordinances that have been approved afterthe updated date written on the Zoning
13 Map,
21
14
Existing Conditions
Population
The popul ation in South Miami spans all age groups, but th ere is a sl ightly higher preva lence and trend toward
growth in the 20 to 44 years old age cohort . In 2010, South Miami was home to 11,657 residents. Th is 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 resident s citywide. This figure represents an increas e of only 608 re sidents
since 2010 . Compared to Miami-Dade County and South Florida in general, this is a very small increase and may be
a re sult of blighted conditions such as limited supply of affordable housing.
The CRA boundaries are aligned with Censu s Block s 76 .03 and 76 .04, 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 re sid ents or 10.6% of the City.
Th e addition would take the total CRA population to 4,687 , or 40 .2% of the City.
l
0-4
5-9
10-14
15-19
20-24
25-29
30-34
35-39
40-44
45 -49 I
50-54
55-59
60-64
65-69
70-74
75+
Total
647
769
1348
817
706
770
856
890
784
706
564
447
348
725
11,657
779
743 785
676 713
758 770 .-
1386 1354
1033 1137
1097 1475
772 837
840 791
797 766 1
895 845
812 758
1 I
651 698
538 596
396 449
861 944
12,911 13,751
1·1
930 I
848 920 943 953
787 871 941 I 998 I
871 920 981 1058
1352 I 1416 I 1534
1
1687
1107 1098 1207 1246
1502 1429 1393 1438
1019 1131 1086 1068
1117 1 1586 1 1593 1511
737 793 948 1046
r---
826 746 1027 1439
718 666 625 661
I
798 723 691 615
620 672 585 538
632 I I
508 552 575
1209 I I
1068 1315 1450
14,730 15,640 r 16,418 1 17,213 1
So urces: Esti m ates a nd p rojec ti o n s by Sh imbcrg Cente r fo r I-lousi ng Stu d ies. based o n 2000 an d 2010 U.S. C ensus data and popu lati on projection s by the 22
Bu reau o f Eco n o mi c a nd Bu si ness Re search. Unive rs it y o f PI o r id a
15
White Alone 884 71.5 1,579 45 .7 8,749 75.1
Black or African American Alone ll5 9.3 1,572 45.5 1,985 17.0
American Indian and Alaska Native
Alone 4 0.32 15 0.43 3 1 0 .3
Asian Alone 164 13 .2 146 4.2 459 3.9
Native Hawaiian and Other Pacific 0 0 0.04
Islander Alone 3 0 .86 5
Some Other Race or Two or More
Races 6 7 5.4 136 3.9 428 3 .7
Source: u.s. Census Bureau, 20 10 Census
, ,
Total Population ll,657 100
Hispanic or Lati no 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
Sou rce: u.s. Census Bu rea u, 20 10 Ce nsus
Median Household Income
The neighboring municip alities ha ve significantly greater median house ho ld incomes than the City of South Mi ami.
The med ian di vid es the i ncom e distribution into two equal parts : one-half of t he cases fall in g bel ow the m edia n
income and one-ha lf above t he median . In the City of Cora l Gables, the m edi an house hold in come is 55.5 % more
th an Sou th Miami, and in the Vill age of Pinecrest, median househo ld incom e is 145% more tha n South Miami.
Inc omes la gging behind the othe r municipalities is o ne of the reasons that there i s a need for more affordable
ho usin g in Sout h Miami.
$46,338 $62,305 $96,887
Source: 2013-2017 American Community Survey S-Year Estimates
23
16
Per Capita Income
The neighboring municipalities have significantly greater incomes per capita than th e City of South Miami. Howe ve r,
the City of South Miami's per capita income is greater than that of Miami-Dade County. In the City of Coral Gables,
the per capita incom e is 54.8 % more than So uth Miami, and the Village of Pin ecres t's per capita income is 82 .7 %
more than South Miami.
$25,48 1
Source: u.s. Census Bureau, 2013 -2017 Ame ri ca n Comm uni ty Survey S-Yea r Estimates
Poverty Rate
Poverty leve l is one indicator of the economic hardship in the community. The poverty rat e is the ratio of th e number
of peo ple (in a given age group) w hose income falls below the poverty line; taken as half the median hous ehold
incom e of th e tota l population. According to the Amer ic an Community Survey, th e percent of individuals living
belo w th e po verty lin e in the City of South Miami is approximately twice that of nei ghboring municipalities. While
Miami-Dade County has an even greater percentage tha n the City, it is reasonable to assume that the p ersons in
the CRA are at approx im ately the same rat e of po ve rty. As with the hou se hold incom e, this is a strong indicator of
u n employment and the need for more affordab le hous in g.
Source: 2013 -2017 American Community Survey S-Year Estimates
Educational Attainment
Educational attainment in So uth Miami is no t far behind that of its neighboring cities; ho weve r, it ha s not yielded
high employment rates. Trai nin g in skilled trades (auto repair, technology, or th e construction industry, for example)
cou ld supplem ent skills needed to match the lo cal businesse s.
Less than High School Graduate 397,793 838 791 1,8 02
High School Graduate 607,481 2,163 1,825 5,870
Some College or Associate's Degree 592,203 2,4 57 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 Communi ty Survey 5-Year Est i mates 24
17
Unemployment rote
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 oftheir 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 for work. A high unemployment rate in those age ranges sets the stage for their future, adding
to the blighted conditions. Job training and placement programs could assist in this case to reduce unemployment.
UNEMPLOYMENT RATE
SOUTH MIAMI MIAMI-DADE COUNTY
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 S-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; however violent 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.
SOUTH MIAMI GABLES
Violent Crime 3.5 1.5 0.83 6.34
Property Crime 55.95 39.5 31.8 N/A
Source: Federal Bureau of Investigation, 2014
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Persons per Household and Average Household Size
The U.S. Departmentof Hou sing and Urban Development (HUD) measures overcrowding in households. The standard
defining a housing unit as "overcrowded" is greater than 1 person-per-room, or 2 persons-per-bedroom. U.S. Census
data m easures persons per household, and the CRA has higher persons per household size tha n the City and the
County. Whi le the number is higher for the CRA, there is not a concern for overcrowding. Similar to the drop in
population in South Miam i, this higher household size may be attributed to the limited supp ly of affordab l e housing.
The residential properties in the proposed expans ion area were predominantly multi-family units. Therefore, persons
per household tend to be lower.
Source: 2010 Census Summary
Land Us es
The proposed expansion area includ es mostly commercial properties (retail businesses, offices, restaurants,
financial institutions), medical uses,loca l government uses (South Mia mi City Hall, Police Station, and Library) and
a park. There are al so severa l vacant properties, mainly located along the 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 mim
Cultural (aud itoriums, convent ion centers, exhibition centers, museums, art 1.40 galleries, libraries)
Governmental/Public Administration (Other than Military or Pena l ) 2.48
Hospita l s, Nursing Homes and Adu lt Congregate Living Quarters 1.77
Multi-Family, Low-Density (Under 25 Dwelling Units/Gross Acre) 3.96
Mun icipal Operated Parks 0.68
Office Building 9.02
Parking -Public and Private Garages and Lots 2.54
Private recreational facilities associated with private residential deve l opments,
except marinas/yacht basins, includes landscape and open spaces associated to 0.13
residential, commercial and office developments
Ra il roads -Terminals, Trackage, and Yards 2.11
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Sales And Services (Wholesale Facilities, Spot Commercial, Strip Commercial,
Neighborhood Shopping Centers /Plazas)-Excludes Office Facilities
Single-Family, Med.-Density (2-5 Dwelling Units/Gross Acre)
Streets and Roads, except Expressways and Private Drives
Vacant (Non-Protected, Privately-Owned)
Total
Age of Structures
ACRES
15.70
1.01
21.73
4.84
67.38
When a home is over 40 years old, maintenance is in creasingly challenging, especially when income is limited. The
eRA 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.
2014 or later 10
2010 to 2013 64
2000 to 2009 496
1980 to 1999 564
1960 to 1979 1,063
1940 to 1959 1,951
1939 or earl ier I 78
Source: 2013 -2017 American Community Survey 5-Year Estimate s
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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 facto r. In addition
to vacant residential and commercial structures, there are vacant parcels of land in the proposed expansion area.
I I I I
Total Housing Units 723 1,769 4,793
Vacant Housing Units 67 324 567
Percent 9.3% 18 .3% 11.8%
Source: 2013-201 7 American Commu nity Survey S-Year Estimates, ·U.S. Census Bu reau, 20 10 Census
Code Violation s
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,junk 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. Belo w is a count of
the types of violations.
Minimum Housing 48
Signs 22
District Regulations 19
Outdoor Seating and Dining 11
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CODE VIOLATIONS IN THE PROPOSED EXPANSION AREA
FROM JUNE 2017 THROUGH JANUARY 2019
VIOLATION TYPE NUMBER OF VIOLATIONS
Overgrown Lot 9
-
Junk and Debris 8
Abandoned Vehicle 8 --
Tree Ord in ance 4
Demolition Regulat io ns 4
-
Litter 4
Noise 3 I Sout h Fl orida Build i ng Code 3
Signs 2
---I
Miami-Dade County Code 2
Curb Trash 2 I --
Bu si ness Without Occupation License 2
Refuse 2
Work Without Permit 2 I Abandoned Refrigerator
f
1
-
Total Violations 156
-
Sou rc e: City of South Miami Code Enforcement
Faulty Lat La yout
Overall, the layout of the lots in the proposed expansion area is appropriate and de lib erate ly designed for the use s
that occupy them, such as the commercia l area in short, para ll el blocks. Several blocks are triangular as they
border the ang led roadway of U.S. 1.
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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 connect
the 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 pre se nted by the u.S. 1 corridor and, alongside it, the
MetroRaii 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 fe et 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 connect the 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 otherwise just passing through.
Pedestrian connections at this time between SW 62nd Avenue and Red Road include 4 signalized crosswalks,
although there is also a traffic light without 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 Library complex. 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 ifthe CRA boundary is expanded.
There is a long-term, regional project called "The Und erline" that is converting the land below the MetroRaii into a
lO-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 this time,
only two of the eight phases of the Underline project are funded. Advancing CRA funds for the South Miami portion
oIThe 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.
Brickell Backyard Promenade Now Brickell Backyard Promenade After
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Ph ase 1
Phal82 Brickell Stet ion
Pl'le Ul3
Vilceya Stetion
PIuIJf)S
Pha",6 .. , --"'----Coconut Grove Stlltion
~ .. ~-------Dougla, ROlld S ta tion
o University Station
!?7"----Scwth Miami S tllt ion
.. , ----Oadoland North Stllt ion
0-------Dlldol.:md South SM l ion
Source: www.theunderline.org
Diversity of Ownership
_ MIlly MInded Partially MInded Of
MInding in Progrou
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.!. While these properties could have redevelopment potential, they amount to a
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.
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Infra structure (Needs / Conditions)
An inventory of site conditions was conducted, and further described in the South Miomi eRA 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 South
Miami CRA.
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