HomeMy WebLinkAboutR-02-0648J-02-1118
6/13/02
RESOLUTION NO
02- 648
A RESOLUTION OF THE MIAMI CITY COMMISSION
DIRECTING THE CITY MANAGER TO COMMENCE
IMPLEMENTATION OF THE MAJOR INITIATIVES, AS
RECOMMENDED IN THE ADOPTED FLORIDA EAST
COAST ("FEC") RAILWAY CORRIDOR STRATEGIC
REDEVELOPMENT PLAN, SPECIFICALLY RELATED TO
IDENTIFYING AND ALLOCATING FUNDING TO
SUPPORT SAID INITIATIVES, AND TO RETURN TO
THE COMMISSION FOR APPROVAL OF THE FUNDING.
WHEREAS, the FEC Railway Corridor Strategic Redevelopment
Plan ("FEC Corridor Plan") was adopted by the Miami City
Commission as a guiding tool for the future development and
preservation of the FEC Corridor, as defined in the study; and
WHEREAS, the FEC Corridor Plan includes recommendations for
the implementation of
major
initiatives
including
Transportation, Streetscape
and
Open Space,
Economic
Development, Housing, Planning and Zoning, Historic Preservation
and Conservation, and Funding; and
WHEREAS, it is desirable that the Miami City Commission
proceed with the recommendations, in accordance with the FEC
CITY COMUSMON'
MtE :,TTXG OF
J U N 1 3 2002
Resolution No.
02- 648=
Corridor Plan, and identify and allocate Funding for
implementation of the major initiatives.
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE
CITY OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the
Preamble to this Resolution are adopted by reference and
incorporated as if fully set forth in this Section.
Section 2. The City Manager is hereby directed to
identify and allocate Funding to support implementation of the
major initiatives, in accordance with the FEC Railway Corridor
Strategic Redevelopment Plan, in an amount not to exceed
$875,000, as follows:
Transportation Initiatives:
Preparation of Comprehensive
Transportation Master Plan $100,000
Economic Development Initiatives:
Development of Financing Plan $150,000
Re-establishment of Commercial
Revitalization Program (North
East 79th Street and North East
2nd Avenue Corridors) $100,000
Creation and Implementation of
Marketing Plan $250,000
Preparation of Target Industry
Analysis $100,000
Planning and Zoning Initiatives:
Preparation of Regulating Plan $125,000
Page 2 of 4
02- 648
Historic Preservation and Conservation
Initiatives:
Initiation of Historic Resources
Survey
Total
$ 50,000
$875,000
Section 3. The City Manager is directed to allocate
funding from the Homeland Defense Neighborhood Improvement Bond
Program, from bond program funds identified in Commission
District 2, "FEC Corridor Improvements" category, for
implementation of the specified streetscape and open space
improvements, in an amount not to exceed $3,000,000, which is
over and above the $875,000 described herein in Section 2.
Section 4. The City Manager is directed to identify
additional funds to enable the City to contract with a financial
consultant for the development of a package detailing specific
justifications for needed projects, identified in the FEC
Corridor Plan, measuring estimated project costs against public
benefits that demonstrates consistency with federal, state and
regional socio and economic goals and objectives, and provides
the rational to pursue and successfully obtain financial support
from federal, state and regional sources, as appropriate.
Section 5. The City Manager is further directed to
pursue funding opportunities for all elements of the FEC
Corridor Plan from federal, state, county and local sources, and
Page 3 of 4
62- 648
to return to the Commission, once funding is identified, for
approval of the funding.
Section 6. This Resolution shall become effective
immediately upon its adoption and signature of the Mayor.11
PASSED AND ADOPTED this 13th day of June , 2002.
ATTEST:
PR SCILLA A. THOMPSON
CITY CLERK
APPROVED AS TO FORM AND CORRECTNESS:
1� If the Mayor does not sign this Resolution, it shall become effective at
the end of ten calendar days from the date it was passed and adopted. If
the Mayor vetoes this Resolution, it shall become effective immediately
upon override of the veto by the City Commission.
Page 4 of 4 02— 648
CITY OF MIAMI, FLORIDA V5 H
INTER -OFFICE MEMORANDUM
TO: The Honorable Mayor and DATE FILE
Members of the City Commission
SUBJECT: FEC Railway Corridor
Strategic Plan
FROM: REFERENCES:
City Manager
ENCLOSURES:
RECOMMENDATION
Following the presentation of the FEC Railway Corridor Strategic Redevelopment Plan
("FEC Corridor Plan"), it is respectfully recommended that the City Commission
consider adoption of the attached series of companion Resolutions that: 1) adopts the
FEC Corridor Plan as a guiding tool for the future development and preservation of the
Corridor; 2) directs the administration to commence major implementation initiatives of
the FEC Corridor Plan including Transportation, Streetscape and Open Space, Economic
Development, Housing, Planning and Zoning, Historic Preservation and Neighborhood
Conservation; and 3) directs the administration to begin identifying and allocating
funding for said implementation initiatives.
BACKGROUND
Resolution - Adoption of Plan
In February 2000, a planning process was initiated, guided by the FEC Corridor Task
Force comprised of community stakeholders, and assisted by the City of Miami
Departments of Real Estate and Economic Development and Planning and Zoning. In
September 2000, the findings and recommendation of the FEC Corridor Task Force were
presented that led to a series of neighborhood meetings being held in February 2001 to
gather additional input from the stakeholders. In October 2002, the City contracted the
FIU Metropolitan Center to prepare the FEC Corridor Strategic Redevelopment Plan,
attached hereto. The FEC Corridor Plan was presented to the Planning Advisory Board
on May 29th, 2002. Adoption of the FEC Corridor Plan is recommended to serve as a
guiding tool for the future development and preservation of the Corridor.
W ;1
The Honorable Mayor and
Members of the City Commission
Page Two
The FEC Corridor Plan identifies major implementation initiatives, as summarized below
for each of the major initiatives, as specified in the attached companion Resolutions:
Resolution — Transportation
• Direct preparation of a comprehensive transportation master plan
for the FEC Corridor, including an analysis of needed
transportation improvements for all modes including highways and
streets, mass transit, taxi and jitney, and pedestrian, and presenting
recommendations together with priorities, preliminary cost
estimates, sources of funding, and proposed scheduling, and
allocating $100,000 in support of this initiative.
• Request that the Metropolitan Planning Organization incorporate
the proposed trolley system into the 2025 Plan, prepare an
Environmental Impact Statement to determine project feasibility,
and identify funding sources and scheduling.
• Request that Florida Department of Transportation include the
proposed Biscayne Boulevard improvements into its Five Year
Plan.
• Request Miami -Dade County to expedite design and reconstruction
of N.E. 2nd Avenue between N.W. 36th Street and the northern city
limit.
Resolution — Streetscape and Open Space
• The Planning and Zoning Department shall incorporate proposed
pocket parks, including the Little River and N.E. 25`h Street pocket
parks, streetscape improvements, and greenway corridor into a
city-wide parks and open space master plan.
The proposed pocket park at the end of N.E. 25t` Street shall be
incorporated into the Homeland Defense Neighborhood
Improvement Bond Program for its design and construction as a
model pocket park.
• Proposed gateway improvements at Roberto Clemente Park and at
29" Street on N.E. 2"d Avenue shall be incorporated into the
Homeland Defense Neighborhood Improvement Bond Program for
their design and construction
02-- 648
The Honorable Mayor and
Members of the City Commission
Page Three
Proposed beautification/streetscape improvements of the following
streets, to include drainage, paving, lighting and landscaping
improvements, shall be incorporated into the Homeland Defense
Neighborhood Improvement Bond Program for their design and
construction:
o N.E. 14'' Street from N.E. 2"d Avenue to the railroad tracks
o N.E. 25th Street from the railroad tracks to Biscayne Bay
o N.E. 29th Street from Biscayne Boulevard to N.W. 5h
Avenue
o North Miami Avenue from N. 29th Street to N. 36h Street
(west side only)
o N.E. 34`h Street from N.E. 2"d Avenue to the Buena Vista
Yard
Funding from the Homeland Defense Neighborhood Improvement Bond Program for
implementation of said Streetscape and Open Space improvements has been allocated
from bond program funds previously identified in Commission District 2, "Quality of
Life" category. Matching project funds shall be sought from State and County grant
sources and through other funding mechanisms.
Resolution — Economic Development
• Prepare a U.S. Department of Commerce, Economic Development
Administration, Capital Facilities grant application for the
proposed Wynwood Manufacturing District.
• Seek state approval to expand the Enterprise Zone boundary.
• Develop a financing plan with appropriate mechanisms including
such things as tax increment financing and special assessment
districts to fund capital improvements in the Corridor, and
allocating an amount not to exceed $150,000 for the cost of
creating a financing plan.
Re-establish the Commercial Revitalization Program developed by
the Community Development Department, specifically targeted
toward the N.E. 79h Street and N.E. 2"d Avenue corridors.
Further, allocating an annual amount of $100,000 from the City, to
be matched dollar -for -dollar by the County with possible
additional funds from the Empowerment Trust.
02— 64,8
The Honorable Mayor and
Members of the City Commission
Page Four
• Create a marketing plan for the FEC Corridor, and allocating an
amount not to exceed $250,000 for the cost of creating a marketing
plan.
• Initiate preparation of a Target Industry Analysis of the furniture,
media, plastics, and fabricated metals sectors, and allocating an
amount not to exceed $100,000 for the cost of this analysis.
Resolution — Housing
• Develop a system for managing and disposing of vacant, tax
delinquent City and/or County land.
• Apply for a U.S. HUD Demonstration Project grant to establish a
Model Block Demonstration Program between N.E. 2nd Avenue,
the FEC railroad tracks, N.E. 54t` Street and N.E. 59`h Street. The
program shall include targeted code enforcement, special policing
actions, infrastructure improvements, and home ownership
assistance "using U.S. HUD, County surtax and Local Initiative
Support Corp. (LISC) funds.
• Establish a pilot project placing housing specialists in the Little
Haiti, Wynwood, and Upper Eastside NET offices on a rotating
basis to provide information to the public regarding existing
housing assistance programs, particularly for home ownership.
• Develop a strategy and subsequent program to encourage home
ownership, and identify a dedicated source of funding that would
include the existing scattered site program for home ownership and
possible funding from U.S. HUD and the U.S. Department of
Commerce, Economic Development Administration, under the
leadership of LISC.
The Honorable Mayor and
Members of the City Commission
Page Six
Resolution — Fundins
The last Resolution presented as a companion item relates to Funding to support the
major implementation initiatives recommended in the FEC Corridor Plan. The Resolution
directs the City Manager to pursue funding opportunities for all elements of the FEC
Corridor Plan from Federal, State, County and local sources and to further identify and
allocate funding in the total amount of $875,000, for the following:
• Transportation Initiatives:
o Preparation of Comprehensive Transportation
Master Plan
$100,000
• Economic Development Initiatives:
o Development of Financing Plan
$150,000
o Re-establishment of Commercial Revitalization
Program (N.E. 79b Street and N.E. 2nd
Avenue Corridors)
$100,000
o Creation of Marketing Plan
$250,000
o Preparation of Target Industry Analysis
$100,000
• Planning and Zoning Initiatives:
o Preparation of Regulating Plan
$125,000
• Historic Preservation and Conservation Initiatives:
o Initiation of Historic Resources Survey
$ 50,000
$ 875,000
FISCAL IMPACT
Adoption of the Resolution to adopt the FEC Railway Corridor Strategic
Redevelopment Plan as a guiding tool for the Corridor will have no direct
impact on the City Budget.
Adoption of the companion Resolutions to commence major implementation
initiatives will have a direct impact on the City Budget, as specified in the
Funding Resolution. Funding in the total amount of $875,000 to support the
implementation of the plan is to be identified and allocated for the purposes
and tasks associated with the major initiatives.
CAG/&/A
02- 648
The Honorable Mayor and
Members of the City Commission
Page Five
Resolution — Planning and Zoning
Prepare a regulating plan to serve as the foundation for the future
development of the FEC Corridor, incorporating proposed special
district and neighborhood conservation district regulations, as well
as design guidelines and housing prototypes, to the extent
determined appropriate through further analysis; giving primary
priority to the Buena Vista Rail Yard; secondary priority to the
remaining proposed special districts, conservation districts, and
Model Block area; and tertiary priority to the remainder of the FEC
Corridor study area; and allocating $125,000 for commencing this
initiative.
Resolution — Historic Preservation and Neighborhood Conservation
Initiate a survey of historic resources within the FEC Corridor,
combined with appropriate follow-up action, to identify and
establish historic and/or neighborhood conservation districts;
giving preliminary priority to the proposed neighborhood
conservation districts, and allocating $50,000 for commencing this
initiative.
02-- 348
ml
iviii: e • .•
a•��. /. IiDiiII7 r'
/l=1R, lEl//lSt3 .i •
•6u -. a
x
FEC CORRIDOR
i
F
STRATEGIC
REDEVELOPMENT
PLAN
i £y
4i} }
lud j
3
FLORIDA I\fCR"L1TfUVi1, U:VVP0.SC;T
02- 648
Table of Contents
ExecutiveSummary ................................................................................................................. ....I
Acknowledgments........................................................................... ...............................III
I. Introduction.... • _ ...... ............ ....... ........ .1
II. Community Participation Process. ........ ......... ......... .. ...................... .4
III. Existing Conditions..... .. .............. .... .... ........
........ ........ .......... ......4
A. General Description of the Project Area ............ .............................. ..... ..........4
1. Project Boundaries. ............ ....... ....................................4
2. Land Use.......................................................................................................4
3. Economy........ .............................................................................. .....5
4. Traffic Circulation .......... .................. ........... ..............................................5
5. Existing Open. Space and Recreation....................................................................5
B. Existing Districts.............................................................................................................6
1. Miami Design District...................................................................................... 6
2. Arts and Entertainment District.............................................................................6
3. Little Haiti (Creole District)..................................................................................6
4. Fashion District....................................................................................................7
IV. Project Analysis.........................................................................................................................7
A. Guiding Redevelopment Principles....................................................................................7
B. Overall Redevelopment Analysis......................................................................................8
C. Market Conditions and Future Redevelopment Potential...................................................10
1. Industrial Market................................................................................................10
2. Retail and Wholesale Market...............................................................................11
3. Commercial and Office Market............................................................................11
4. Residential Market..............................................................................................11
V. Overall Redevelopment Strategies...............................................................................................12
A. Transportation................................................................................................................12
B. Streetscape and Open Space...........................................................................................20
C. Economic Development........................................................ ..23
..........................................
D. Housing..........................................................................................................................25
VI. Neighborhood Redevelopment Strategies....................................................................................30
Redevelopment Concept #I -Arts and Entertainment District..................................................30
Redevelopment Concept # 2 25th Street Conservation District..............................................33
Redevelopment Concept # 3 -Buena Vista Mixed -Use District...............................................35
Redevelopment Concept # 4 -Little Haiti Commercial Corridor..............................................40
Redevelopment Concept # 5 - 79th Street Business and Greenway Corridor ............................43
VII. Redevelopment Action Steps.....................................................................................................45
AppendixA- Zoning Guidelines.
Appendix B- Little Haiti Market and Manufacturing District.
Appendix C- Community and Economic Development Sources.
02- 648
Executive Summary 1) Proximity to Downtown and other employment
centers
2) Rail access and proximity to major freeways,
The FEC Corridor Strategic Redevelopment Plan is the expressways and arterial circulation system3) Presence of "known" city districts including the
product of a one-year community planning process that Design, Fashion and Arts and :Entertainment
focused on identifying and facilitating economic revitalization Districts
opportunities within the corridor and its surrounding 4) The FEC Buena Vista site as a major
neighborhoods. The intent ofthe final pian is to build on the
existing competitive advantages of the FEC Corridor and to redevelopment opportunity
develop clear and workable implementation strategies and 5) Significant inventory of industrial and warehouse
action steps to help ensure that the community's vision for properties
the corridor will become a reality. The following is a summary 6) Proximity to Biscayne Bay and Miami Beach
outline of the key components of the plan: III Overall Redevelopment Strategies
I Guiding Redevelopment Principles
The plan was shaped by certain "guiding principles" that
were first articulated in the "Findings and Recommendations
Report" of the FEC Task Force then echoed during the
subsequent community conversations in Wynwood,
= Edgewater and Little Haiti.
The interrelated guiding principles include:
1) The need to create a diverse and
sustainable economy
2) The vision of an urban -scale, mixed-
use redevelopment pattern
` 3) The need for a balanced and
integrated transportation system
4) The development of a spectrum of
' housing choice and opportunity
II The Competitive Advantage of the FEC Corridor
In order to chart a meaningful direction for the
redevelopment ofthe FEC Corridor it is vital that the existing
competitive advantages of the FEC Corridor be identified
and enhanced..
The competitive advantages ofthe FEC Corridor include:
The FEC Corridor Strategic Redevelopment Plan
recommends specific "Implementation Strategies" and
accompanying "Action Steps" for the four (4) substantive
elements of the plan - transportation, economic
development, housing and streetscapes. The proposed
strategies seek to build on the plan's guiding principles
and enhance the existing competitive advantage of the
FEC Corridor. The implementation strategies offer
practical redevelopment concepts that can be implemented
in a timely manner.
A. Transportation
1. Premium transit service
The plan recommends the development of a
premium transit system utilizing the existing spine of
the FEC Corridor and its right-of-way. The
transportation strategy is predicated on the vision that
the FEC Buena Vista site will be redeveloped into a
high density, transit oriented, urban "mid -town" center
and that the larger corridor, distinguished by the Design
and Arts and Entertainment Districts and Little Haiti,
will become growing magnets for business,
entertainment and tourism.
The transit strategy recommends both "near term"
and "long term" light rail alternatives. The near term
strategy entails an electric trolley that would operate in
mixed traffic and provide service from 791h Street
south to the Government Center. Alternatives have
been proposed that would include utilization of the
FEC right-of-way in combination with NE 2nd Avenue.
The long-term alternatives involve the same alignment,
but would include provisions for a trolley line that
would operate on its own exclusive right-of-way.
2.Roadway Improvements
In addition to the development of a premium
transit service for the FEC Corridor, the
overall transportation strategy also includes a series
of roadway improvements to address existing
conditions and to mitigate against anticipated
redevelopment activity. Roadway improvements
including widening and realignments are
recommended for 361h, 290, and 341h Streets in
anticipation ofthe high-density redevelopment ofthe
FEC Buena Vista site. Other recommendations
include the reconfiguration of key intersections
including NE 2'd Avenue and 291 and 361' Streets
and that North Miami Avenue function as a four lane
minor arterial to handle projected traffic volumes.
B. Economic Development
The plan recommends five Economic
Development Implementation Strategies and
accompanying action steps. The implementation
strategies include:
A. Funding priority be given to the proposed
Redevelopment Concepts for the FEC Buena
Vista Mixed -Use District, the Arts and
Entertainment District and Little Haiti
Commercial Corridor.
B. A manufacturing retention and expansion
strategy that would include economic incentives,
public infrastructure improvements and the
creation of a manufacturing district
C. An integrated transportation system to
maximize the economic potential of the FEC
Corridor
U2-- X48
D. Expansion of the retail sector to improve and diversify
the economic base of the FEC Corridor
E. Development of a Marketing Plan for the FEC Corridor
that coordinates and integrates existing marketing efforts
and promotes the strategies of the redevelopment plan
C. Housing
The plan recommends five Housing Implementation
Strategies and accompanying action steps. The implementation
strategies include:
A. Using the proposed zoning changes as a "planning tool"
for housing choice
B. Removing existing barriers to infill housing development
and housing rehabilitation
C. Targeting existing community development and housing
resources to the FEC Corridor including the development
of a Model Block program
D. Creating new housing financing mechanisms
D. Streetscapes
The plan recommends five Streetscape Implementation
Strategies and accompanying action steps. The implementation
strategies include:
A. Creation of a FEC right-of-way Linear Greenway
extending from 791 Street south through the entire
study area.
B. Utilization of the proposed FEC Buena Vista Mixed -
Use grid as a prototype throughout the FEC Corridor
area
C. Creation of highly visual and functional east/west
roadway connectors
D. Creation of community "gateways" in Little Haiti and
Wynwood/Edgewater areas.
E. Creation of pedestrian -oriented improvements on
Biscayne Boulevard including a planted median
between NEI 4th and NE 361 Streets
IV Neighborhood Implementation Strategies
The plan identifies five neighborhood
redevelopment locations that could serve as
"demonstration" or "catalytic" type concepts for the
overall implementation plan. Each redevelopment
concept is intended to be fully integrated with the
surrounding neighborhood and the overall
redevelopment plan for the FEC Corridor.
A. FEC Buena Vista Mixed -Use District
The redevelopment concept for the FEC Buena
Vista site would be to extend the existing grid street
system located south of 361 Street and west of
North Miami Avenue through the entire site
creating a pedestrian oriented street pattern that
would facilitate a vibrant, mixed-use district
consisting of a combination of commercial,
residential and light manufacturing loft space with
accommodations for an urban design treatment of
big box retail development.
B. Arts and Entertainment District
The proposed Arts and Entertainment District
concept combines the economic energy and
redevelopment potential of the performing Arts
Center with broader opportunities within Omni/Park
West and nearby Overtown. The proposed
concept is to create an enhanced retail and a
mixed-use corridor between NE 14t' and 15d'
Streets that clusters various arts and entertainment
uses. The redevelopment concept envisions a late
night entertainment district that revitalizes the area
and provides economic support to the future
Performing Arts Center.
C. Little Haiti Commercial Corridor
The proposed Little Haiti Commercial Corridor
concept is to create an authentic mixed-use
neighborhood incorporating retail development, light
manufacturing, housing and active recreation within
the context of the existing Haitian community. The
focus of redevelopment activity would be NE 2nd
Avenue between NE 58d' and 62nd Streets.
D. 79' Street Business and Greenway
Corridor
The proposed 79"' Street Business and
Greenway Corridor concept consists of three
elements 1) a commercial fagade renovation
program targeting retail blocks that are in general
disrepair and visually detracting to the 79', Street
commercial corridor, 2) streetscape improvements
along 79th Street and the entrance to 41 Court, and
3) open space and greenway development along the
Little River and FEC right-of-way.
E. 25" Street Conservation District
The proposed 25', Street Conservation District
concept envisions the creation of a conservation
district, by zoning amendment, for the full length of
NE 25t' Street to preserve the historical and
architectural integrity of the existing structures in
the area. The concept also recommends general
streetscape improvements including repaving of
streets and sidewalks, new curbs, crosswalks,
street plantings, lighting and street furniture. The
concept includes a pocket park at the end of 25d'
Street at Biscayne Bay that would serve as an end
destination for community residents wishing to walk
or bicycle to the Bay.
V Zoning and Performance Guidelines
The vision of the FEC Corridor as a diverse
and connected mixed-use urban environment
required zoning changes that mirrored the "guiding
principles" of the overall plan and the specific
redevelopment strategies proposed therein. An
assessment of the FEC Corridor's zoning concluded
there was a general absence of the necessary
zoning tools for the level and quality of mixed-use
redevelopment as set forth in the guiding principles.
The plan's zoning recommendations include the
creation of new Special Districts (SDs) and a
Neighborhood Conservation District to facilitate and
guide redevelopment within the FEC Corridor.
02- 648
Acknowledgments
The study team extends our sincere thanks and
appreciation to the many city officials and private citizens
who devoted theirtime, energy, intelligence and imagination
to the crafting of the FEC Corridor Strategic
Redevelopment Plan. We wish to express our gratitude
to City Commissioner Johnny L. Winton for his leadership,
support and guidance throughout the planning process,
and to his staff assigned to the project, Lila iVadhwani,
Legislative Counsel, Maria Mascarenas, Senior
Administrative Assistant and Gary Reshefsky farmer
legislative aide for their effective liaison, ableassistance
and warm courtesies. We want to extend special thanks
to Bob Schwarzreich, ProjectManager, for his economic
development expertise and tireless effort on behalf of the
City of Miami. Special thanks are also extended to the
many city professionals who participated in the planning
process including Dena Bianchino, Assistant City
Manager, for her active role, leadership and constructive
criticism; to City Department heads, Ana Gelabert,
S Planning and Zoning, and Arleen Weintraub, Real Estate
and Economic Development, for their cooperation,
guidance and technical assistance; and to the Planning
and Zoning professional staff, Sarah Ingle, Lilia Medina,
Enrique Nunez, Lourdes Slazyk and Clark Turner for their
valuable input and technical assistance throughout the
planning process. The study team also extends ourthanks
and appreciation to the Wynwood and Little Haiti NET
offices and, specifically, to Christine Morales and Dr.
Lumane Claude for their input and outreach assistance
during the community conversation process.
The study team wishes to recognize the special
involvement of other public officials and private citizens
and their reliable assistance, input and support including
City CommissionerArthur Teele, Jr., Mayor Manny Diaz,
United States Representative Carrie P. Meek,
Congressional Aide to U.S. Representative Meek, Charles
Wellons; Miami -Dade County Commissioner Barbara
Carey -Shuler, former Empowerment Trust and current
Miami -Dade County OCED Director, Bryan Finnie; City
of Miami Community Redevelopment Agency
representatives Annette Lewis and Ralph Rosas; FEC
Task Force members Bernice Butler, Jaime Canaves, Bill
Cocose, David Dahlstrom, Ford Gibson, Ray Jones, Marina
Khoury, Ron Kohn, Larry Mizrach, Amy Kimball-Murley,
Jim Murley, Craig Robins and Rafael Rodon; and
community representatives Eileen Bottari, Gladys
Berroniet-Durand, Ringo Cayard, David Daniels, Hugh
Gladwin, Bruce Hamerstrom, Leoni Hermantin, David
Lombardi, Luis Penelas, William Ramos and Dennis Scott.
The study team also expresses their thanks and
appreciation to Florida International University's College
of Health and Urban Affairs and Dean Ronald Berkman
for his vision and leadership that enabled the FIU
Metropolitan Center to effectively partner with the City
of Miami and the community in this important planning
initiative. A special thanks is also extended to Terry Buss,
Director of the School of Policy and Management, and
Jim Rivers, Director of the FIU Metropolitan Center.
Study Team
The FEC Corridor Strategic Redevelopment Plan was
prepared by a team of university faculty and professionals
in the urban planning and design disciplines. The study
team was led by Florida International University's (FIU)
Metropolitan Center with the support of faculty and
research associates from the GIS -Remote Sensing Center,
Lehman Center for Transportation Research and the
School ofArchitecture. The plan's principal urban designer
was the architectural firm ofZyscovich, Inc. Contributing
professional consultants included Neisen Kasdin from the
law firm of Gunster Moakley, Raymond Hsu, Telesis
Corporation and Clare Vickery and Associates.
The following is an expanded listing of the university and
principal consultant project team:
FIU Metropolitan Center
Principal Investigator:
Dr. Ned Murray, AICP
Research Associates:
Liga Replogle, Project Manager, Dr. Lisa Konczal, Gus
Newell, Jill Strube and Eva Vela
Contracts/Clerical Support
Lucy Maharaj and Maureen Entingh
GIS -Remote Sensing Lab
Co -Principal Investigator:
Jennifer Fu, GIS Coordinator
Research Associates:
Daniel Gann, Dario Gonzalez, Julian Gottlieb, Carlos
Mena, Gustavo Rubio and Rafael Sanmiguel
Lehmain Center for Transportation Research
Co -Principal Investigator:
Dr. Fang Zhao, P.E.
Research Associate:
Min -Tang Li
School of Architecture
Co -Principal Investigator:
Dr. Esra Ozdenerol
Research Associates:
Leonardo Aquino and Gianno Feoli
Principal Urban Design Sub -Consultant to FIU
Zyscovich, Inc.
Principal:
Bernard Zyscovich
Professional Staff:
Suria Yaffar, Project Manager, Marcela Cajiao and
Brandon Spirk
The FEC Corridor Strategic Redevelopment Plan was
funded by the City of Miami, Miami -Dade
Empowerment Trust and the U.S. Department of
Commerce Economic DevelopmentAdministration
(EDA).
02- 648
I Introduction
The FEC Corridor is a physically and
economically distressed inner-city redevelopment am
consisting of more than 2000 acres. The corridor is
comprised of a mix of industrial, warehouse,
commercial and residential uses with a
disproportionate share of vacant parcels and
underutilized buildings. Many ofthe neighborhoods
within the corridor have double-digit unemployment
rates due in part to the loss of 19,150 jobs in the area
between 1980 and 1995. In recent years the corridor
has begun to experience a heightened level of private
real estate investment activity within certain districts
and pockets. Investment has been most evident within
the Biscayne Boulevard corridor, the adjacent Design
District and along NE 4th Court north to 79th Street.
The FEC Corridor study area also contains important
east/west connections between Interstate 95 and
Biscayne Bay along which 70 percent of the city's
remaining land zoned for industrial uses can be found.
The FEC Corridor was the subject of a
redevelopment study initiated in January of 2000 by
the City of Miami through a Task Force comprised of
government officials, business leaders, community
non -profits and the real estate development
community. The mission of the Task Force was "to
identify and facilitate redevelopment opportunities
within the corridor by facilitating private sector
investment in underutilized areas; stimulating and
safeguarding industrial and commercial uses; ensuring
compatible land use buffers; improving transportation
accessibility; and, enhancing employment opportunities
for city residents as well as the overall economic impact
on the city, all within the context of creating and
preserving a livable community." The Task Force
meetings focused on developing a general
understanding of the FEC Corridor, its strengths and
weaknesses and its market potential. In order to study
the corridor in greater depth, city staff and the Task
02- 648
il
1}-
PF
MR
•
`;_
IJ
�-7
9X.
/gweri _a •
..
MR
44
on
W. all
tit fig. 2: Existing
zoning in the FEC
MWEN 1i" WON study area.
11040 MMM■
n �
FIU
Force created three committees to concentrate on
specific neighborhood sub -areas along the corridor:
Little Haiti to the north; Wynwood to the west and
south; and Edgewater to the east. Each committee
identified problems, needs and opportunities within
their respective neighborhood sub -areas and
formulated a vision statement with specific
recommendations to help facilitate neighborhood
revitalization.
The Task Force released a report on their
"Findings and Recommendations" in September of
2000. An implementation work plan was then
formulated to focus on specific areas of need and
opportunity, as identified by the Task Force, for the
three neighborhood sub -areas. The City of Miami
then selected Florida International University to head
up a consultant team of urban planners, architects,
engineers and GIS experts to develop a comprehensive
strategic redevelopment plan that would focus on
economic development, transportation, land use and
urban design.
The plan is organized in seven sections
followed by three appendices. Under separate
attachment are 1) the "FEC Corridor Economic
Assessment," 2) the "FEC Corridor Right -of -Way
Study" and 3) the "FEC Corridor Streetscape, Open
Space and Recreation Assessment"
Section I of the plan, the Introduction,
provides pertinent background information on the
purpose and goal of the plan; Section II summarizes
the Community Participation Process; Section III
discusses the Existing Conditions of the FEC
Corridor including a general description of land use,
transportation and the economy; Section IV, the
Project Analysis, identifies the "Guiding
Redevelopment Principles" of the plan, the FEC
Corridor's competitive advantages and
disadvantages, market conditions and future
redevelopment potential; Section V discusses the
vo
02- 648
1
fig. 3: Concept Plan
02- X48
plan's Overall Redevelopment Strategies for
transportation, streetscapes and open space, economic
development and housing; Section VI describes
Neighborhood Redevelopment Strategies
recommended as catalyst projects for the plan's
immediate implementation; and the concluding Section
VII provides the Redevelopment Action Steps or
course of action the City of Miami will need to consider
in order to implement the plan in an effective and expedient
manner.
H. Community Participation
Process
Community participation was an integral and on-
going element to the FEC Corridor redevelopment
planning process. Two rounds of neighborhood
workshops or "community conversations" took place in
the designated neighborhoods of Wynwood, Edgewater
and Little Haiti during March and April of 2001. The
purpose of the conversations was to engage neighborhood
residents and stakeholders in the planning process and to
develop a fuller understanding of the issues, needs and
aspirations ofthe community. The initial neighborhood
meetings dealt exclusively with mutual capacity building
in these areas, while the second round of meetings enabled
' residents and stakeholders to partake in a "concept
mapping" exercise for their neighborhood. The consultant
team utilized the concept maps in the subsequent
development of the draft plan. Following the completion
of the draft plan in January of 2002, a third round of
community conversations was held again to comment and
further input on the plan.
III Existing Conditions
A. General Description of the
Project Area
1. Project Boundaries
The project boundaries (See Figure 3) for the FEC
Strategic Redevelopment Plan are 79th Street to the north;
Biscayne Boulevard to the east; 14th Street to the south;
and Interstate 95 to the west. However, because the
scope of plan aimed at identifying and stimulating
economic reinvestment activity, it was essential that these
more narrowly defined boundaries be expanded
"contextually" to include economic development,
transportation and land use issues and opportunities that
have real or potential impact on the FEC Corridor study
area. As such, the pian considered Edgewater east of
Biscayne Boulevard to the Bay; the bordering Omni and
Overtown neighborhoods to the south; and, the larger
FEC Corridor to the north and west of the study area.
2. Land Use
Existing land uses in the FEC Corridor study area
follow patterns of historical development activity and the
requirements of existing and past zoning districts (see
Figure 2). Although the study area is generally defined
as the FEC Corridor and approximately 2000 acres to
the east and west of the railroad, land uses and future
development patterns in surrounding areas, including the
downtown, will significantly influence the redevelopment
of the FEC Corridor.
y The FEC right-of-way functions as the spine to the
overall land use pattern within and adjacent to the
corridor. The FEC runs north/south through the study
y area then branches west at NW 73rd Street where
industrial, warehouse, and multi -family residential uses
comprise most of the land area. Industrial and warehouse
uses are the predominant land use pattern south of the
73rd Street split. The 55 -acre FEC Buena Vista/Port of
Miami container staging facility located betweenNW 29th
and 36th Streets along the western boundary of the FEC
right-of-way represents the largest and most distinguishing
land use within the study area.
The FEC Corridor study area is also distinguished by
its north/south and east/west roadway network. Interstate
95 forms the western boundary of the study area, while
Interstates 195 (SR 112 to Miami International Airport/
Julia Tuttle Causeway to Miami Beach) and 395 (Venetian
Causeway) traverse the corridor at NW 36th and 14th
Streets respectively. The northern boundary of the study
area is NW 79th Street (John F. Kennedy Causeway to
North Miami Beach). The eastern boundary of the study
area is Biscayne Boulevard (U.S.1/Federal Highway).
Commercial/office and retail uses within the
redevelopment area are primarily located along major and
minor arterials, including Biscayne Boulevard, NW 79th,
62nd, 54th, 36th, 29th, and 20th Streets, and North Miami,
NW 2nd and NE 2nd Avenues. Centers of commercial
and retail activity exist along NE 79th Street between NE
2nd Avenue and Biscayne Boulevard (Biscayne Shopping
Plaza), NE 2nd Avenue in Little Haiti between NE 54th
and 62nd Streets, the Design District along NE 2ndAvenue
between NE 36th and 43 rd Streets and the Wynwood
Fashion District along NW 29th Street and NW 5th
Avenue.
Light manufacturing and warehouse uses are
concentrated in Wynwood between NW 20th and 29th
Streets, Little River Industrial Park in Little Haiti, NE 4th
Court, and in scattered locations along the FEC right-of-
way.
Residential uses are primarily located within
interior blocks separated from the commercial and retail
corridors and industrial/warehouse districts.
Concentrations of single-family uses are located in
Wynwood north of NW 29th Street and west of North
Miami Avenue, in Little Haiti north ofNW 36th Street
and west of NE 2nd Avenue and in the northeast section
of the study area west of 4th Court. Multi -family
residential uses are scattered throughout the
redevelopment area, but are mainly concentrated along
NW 2nd Avenue and south ofNW 79th Street in Little
Haiti. Multi -family residential is also concentrated along
NW 54th Street and in Wynwood south of NW 29th
Street.
A distinguishing characteristic ofthe entire FEC
Corridor study area is the inordinate amount of vacant
and underdeveloped land, located particularly along
commercial corridors. Vacant and underutilized land and .
buildings at key intersections creates a blighted overall
appearance. This condition is exacerbated by barren
streetscapes, decaying public infrastructure and a general
lack of green space throughout the corridor.
3. Economy
The loss of approximately 20,000 jobs within the
FEC Corridor between 1980-1995 has had a profound
impact on the local economy. Most of the job loss occurred
within the labor-intensive apparel -manufacturing sector.
The loss of jobs and general disinvestment has resulted
in property deterioration, abandonment and overall blighted
conditions along commercial corridors and in industrial
areas.
Within the last 5-7 years various economic sub -
markets have emerged that have brought business
investment, jobs and a growing vitality to certain
neighborhoods and pockets within the corridor. Most
notable, is the Design District, an 18 -square block
community that has become an important center of the
home furnishings and interior design industry in South
Florida. Also of note, is the emerging media industry
along the FEC Corridor. Media businesses are located
within the Media and Design Districts and along 4th Court
in the vicinity ofNE 79th Street.
As previously noted, the vast preponderance of
job loss within the FEC Corridor occurred in the apparel -
manufacturing sector. However, today's Wynwood
Fashion District remains an important commercial and
retail center. The Wynwood industrial area is also showing
signs of manufacturing diversification. According to the
"FEC Corridor Economic Assessment" prepared for this
study (seeAttachmentA), "custom" furniture and metals
manufacturers have begun to locate in the Wynwood
industrial area. These light manufacturing growth sectors
have responded to the success of the nearby Design
District.
The FEC Corridor and its surrounding
neighborhoods are also in close proximity to major
employment centers including: the Downtown, the Port
of Miami and Jackson Memorial Hospital. And because
of its favorable highway access, the corridor is in short
commuting distance to Miami International Airport and
employment centers on Miami Beach.
The "FEC Corridor Economic Assessment" also
determined that the FEC Corridor is severely lacking in
service retail services such as supermarkets, drugstores
and "box retail" type uses. The presence or absence of
service retail establishments is indicative of the general
economic health of a particular area. Notable retail
establishments help diversify the local economy, increase
commercial property values, create jobs and improve the
overall quality of life for neighborhood residents who
benefit as consumers. Given the recent level of private
(Design District) and public investment (PAC) activity
along the Biscayne Boulevard Corridor west to NE 2nd
Avenue and 4th Court, the FEC Corridor has become
well positioned for a significant increase in new retail
development.
4. Traffic Circulation
Overall, the street system within the FEC Corridor
study area can be defined as a symmetrical grid, although
this pattern is interrupted along the FEC right-of-way.
The local streets define a system of rectangular shaped
blocks with the longer dimension oriented east and west.
The FEC Corridor is served by Interstate 95 that
runs north and south along the western boundary of the
study area and Interstates 195 and 395 that function as
expressways running east and west connecting the
mainland to Miami Beach. The major north/south arterial
roadway is Biscayne Boulevard (US I/Federal Highway)
that forms the eastern boundary of the study area. North
Miami Avenue and NE 2nd Avenue function as minor
arterial north/south roadways, while NW 2nd Avenue
functions more as a collector street through the area. The
major east/west arterials are NW 79th and 36th Streets,
while NW 71 st, 62nd, 54th, 29th and, 20th, Streets are
minor arterials NE 69th, 61 st, 46th and 14th Streets
function as collector streets. (SeeAttachment B — "FEC
Corridor Right -of -Way Study" for a full description of
the traffic circulation system).
5. Existing Open Space and
Recreation
Public open space and recreation is scattered
throughout the FEC Corridor Study area (see Figure 30).
Notable parks include Wynwood's Roberto Clemente Park
located at NW 2nd Avenue and NE 34th Street, Williams
Park located at NW 17th Street and NW 5th Avenue,
Dorsey Park located at NW 17th Street and NW 1 st
Avenue, and Little Haiti's Edison Center Park located at
NW 5th Court and NW 62nd Street.
Open space and recreation uses within the FEC
Corridor study area are minimal, and with few exceptions,
pedestrian connectivity non-existent. The issue of
connectivity also applies to open space and recreation
02-- 948
resources outside the study area, including Morningside
Bayfront Park and Margaret Pace Park to the east along
Biscayne Bay. The Little River bends through 79th Street
and Biscayne Boulevard in the northeast section of the
study area, however, pedestrian access is severely limited
(See Attachment C —'TEC Corridor Streetscapes, Open
Space and Recreation Assessment" for a complete
description of parks and open space).
B. Existing Districts
The following is a brief description of established
or "known" city districts within the FEC Corridor.
1. Miami Design District
The Miami Design District is a designated 18 -
block area bounded by Biscayne Boulevard to the east,
Northeast 43rd Street to the north, North Miami Avenue
to the west and Northeast 36th `Street the south. Historical
accounts indicate thatthe district was formerly a pineapple
plantation. Then in 1921, Theodore V. Moore, the
"Pineapple King of Florida" built a furniture showroom
on Northeast 40th Street. The district's boon period
occurred during the 1970s when it was home to many
fabric and furniture showrooms and the center for South
Florida's decorating trade area. An increase in crime
during the 1980s followed by a general economic
downturn, caused many businesses to relocate north to
the Design Centerofthe Americas (DCOTA), a 550,000
square foot mall in Dania Beach.
Only a five-minute drive from South Beach, the
Miami Design District has become an important center
for the home furnishings and interior design industries.
The district has also attracted a number of art galleries
and furniture design and architecture firms. The District
markets itself as a `community of design' that is accessible
to the public with the convenience of storefront buildings
within easy walking distance of one another. As part of
an implementation plan, the City of Miami has allocated
funds to redesign the streetscapes, lighting landscape and
utilities in the district.
2. Arts and Entertainment District
The Arts and Entertainment District, also
referred to as the Media District, is a 10 -block designated
area bounded by NE 2nd Avenue to the east, NE 15th
Street to the north, the FEC railroad to the west andNE
13th Street to the south. The district primarily consists
of clubs, restaurants and media related businesses. The
district will ultimately be defined and enhanced by the
planned Performing Arts Center of Greater Miami
(PAC). The PAC complex will occupy both sides of
Biscayne Boulevard between NE 13th and 14th Streets.
The Pac will consist of a 2,480 -seat opera house, a 2,200 -
seat concert hall, and a 200 -seat studio theater. A
September, 2001 economic impact analysis of the PAC
prepared by Hamilton, Rabinovitz & Alschuler (HR&A)
projects between a $1.2 and $2.5 billion spin-offin private
real estate development to occur in the surrounding
neighborhood within a 25 -year build -out period. The
HR&A economic impact analysis also projects the
creation of between 12,700 and 27,100 full-time
equivalent (FTE) jobs in the neighborhood.
3. Little Haiti (Creole District)
The heart of Little Haiti, sometimes referred to
as the Creole District, is a commercial stretch of NE
2nd Avenue that extends north of NE 54th Street to NE
62nd Street. The commercial node of Little Haiti is
located at the juncture of NE 59th Street and NE 2nd
Avenue in the general vicinity of the former Caribbean
Market. The commercial strip along NE 2nd Avenue is
comprised of numerous food, variety, and hair and beauty
supplies stores.
The City of Miami's Little Haiti neighborhood
boundaries comprise a significant geographic area. The
neighborhood's boundaries extend from the northern city
limit south to Interstate 195, east to the FEC right-of-
way and west to Interstate 95. The larger neighborhood
consists largely of small, single family homes with a
02- 648
scattering of multi -family rental housing along the
commercial corridors and near the industrial areas of the
FEC Corridor. The Little River Industrial Park is located
between NE 2nd Avenue and the FEC north of NW 67th
Street.
4. Fashion District
The Fashion District is an approximate 35 -block
area that comprises most of Wynwood's industrial area.
The district's general boundaries are Interstate 95 to the
west; NW 29th Street to the north; North Miami Avenue
to the east; and NW 22nd Street to the south. The heart
of wholesale and retail activity is located along NW 5th
Avenue and the nearby Fashion District Center complex
located at 2750 NW 3rd Avenue. Most of the remaining
district is comprised of apparel factories that produce
dresses, sportswear, shoes and handbags. Recently, the
Fashion District has become interspersed with new
custom, light manufacturing uses associated with the
nearby Design District.
IV Project Analysis
A. Guiding Redevelopment
Principles
The overall FEC Corridor Strategic
Redevelopment Plan has been shaped by certain guiding
principles that were first articulated in the findings and
recommendations of the FEC Task Force planning process
then echoed during the subsequent community
conversations. The guiding principles and their key
components are strongly interrelated, and when viewed
together, provide a holistic and integrated perspective that
is fundamental to successful urban redevelopment:
Principle # 1- A Diverse and Sustainable
Economy
Private investment and job creation can be
effectively achieved within the FEC Corridor and
balanced with other quality of life initiatives to
ensure employment accessibility, economic
diversity, fiscal sustainability and safer and more
livable communities.
Components:
- Mixed use
- Transit -oriented neighborhood
centers
- Manufacturing retention and
expansion
New, higher -end retail development
- Expanded housing choice and
opportunity
- Recreation and open space
development
- Neighborhood conservation and
historic preservation
Principle # 2 - Mixed -Use
Mixed-use is the land development and urban
design scheme that enables diversity of use and
urban form. Mixed-use development can make
urban neighborhoods and centers more energized,
walkable and convenient.
Components:
- Allowable mix of residential, retail,
office and live work uses both
within districts and building types
- Community character as a basis for
quality and urban design guidelines
- Attainment of appropriate urban
scales and densities
- Opportunity for inclusion of open
space and recreation in the
redevelopment mix
- Inducement for transit oriented
development
Principle # 3 - A Balanced and Integrated
Transportation System
The FEC Corridor can achieve a balanced and
integrated transportation system that emphasizes
transit service, walkability and connectivity. The
transportation plan should also enable a regional
interface.
Components:
- Location of job centers
- Enabled mixed-use, transit oriented
development schemes
- Opportunity for local/regional
transportation planning interface
- Walkable, pedestrian oriented
streets
- Improved connectivity between
neighborhoods, downtown,
- `_
recreation, public institutions,
shopping and employment centers
through a hierarchy of transit
oriented alternatives
Principle # 4 - A Spectrum of Housing
Choice and Opportunity
Strong urban centers should offer a range of
quality, low- to high- density housing that: is
affordable to aspiring homeowners within the
local redevelopment setting. Affordable
homeownership and rental opportunities must also
be available to workers interested in relocating
to the urban center.
Components:
- General availability of safe, decent
and affordable housing
- Mixed-use as a viable
redevelopment incentive
- Attainment of appropriate urban
scales and densities
A range of public and private
financing options
- Transit -oriented development
- Location of job centers
- Neighborhood conservation and
historic preservation
B. Overall Redevelopment Analysis
The intent of the FEC Corridor Strategic
Redevelopment Plan is to implement the aforementioned
guiding principles. These principles can be achieved by
building on the corridor's existing competitive advantages
and creating new and appropriate redevelopment
opportunities. The plan considered the "action driven"
nature ofthe strategic redevelopment plan in performing
the economic development and land use analysis
components. A market perspective was applied that
considered the competitive advantage of theFEC Corridor
within the larger local and regional economy. The
competitive advantage model weighs the economic
capacity of a given location (region, city, inner-city) by
assessing certain "conditions" that either enhance or
diminish economic opportunity and investment. The
enhancement of a locale's factor conditions or inputs,
including land, public transit, inventory of commercial and
residential buildings and public infrastructure, is considered
an important requisite for gaining competitive advantage
in the market.
In applying the competitive advantage model to
the FEC Corridor certain advantages and disadvantages
readily emerged. The key findings are as follows:
Advantages:
➢ Proximity to the Downtown and' other
Employment Centers
Proximity to downtown and other major
employment centers such as Miami Beach,
Port of Miami, Jackson Memorial Complex,
Miami International Airport and the new
Performing Arts Center is the FEC
Corridor's most significant competitive
advantage. The FEC railroad track offers
the potential for rail passenger service along
the corridor between downtown Miami north
through the FEC Corridor to points north in
Dade, Broward and Palm Beach Counties.
The existing track allows passenger services
to begin with significant cost savings in
infrastructure. The right-of-way also offers
other opportunities for public use such as
greenways and bikeways.
Proximity to Freeway, Expressway and
Arterial Circulation System
The entire FEC Corridor is surrounded and
traversed by freeway (Interstate 95),
expressway (Interstates 395 and 195) and
major and minor arterial ( e.g. Biscayne
Boulevard, NW 79th and 54th Streets, N.
Miami Avenue) roadways that provide the
existing capacity, or the future potential, for
direct and convenient access and
connectivity between neighborhoods.
Arterials are particularly important in
redevelopment planning because they move
people (producers and consumers) between
primary traffic generators such as
employment and shopping centers. Arterials
also serve as well known "paths" that
connect to established "nodes" or centers
of intense human activity.
➢ Presence of "Known" City Districts
The presence of functional city districts
such as the Design District, the Arts and
Entertainment District and its new
PerformingArts Center, the Fashion District
and Little Haiti, aka the Creole District,
serve as "known" destination points for
commerce, entertainment and employment
opportunity.
➢ FEC Buena Vista Site
The current FEC Buena Vista site is viewed
as a "potential" asset to the redevelopment
of the FEC Corridor. The 55 -acre site is
under single ownership and is strategically
located south of the Design District along
the FEC right-of-way.
02 4f-,
Media Industries in Little River Area
L-ILLIV naIu 11MUbUldi wne
fig. 5: Little River
Industrial Zone
aiti
Industrial Zone
➢ Inventory of Industrial Properties
Wynwood and Little Haiti contain an important
inventory of industrial buildings and land that
are ideally suited for light manufacturing, loft
space and other economically productive uses.
Proximity to Biscayne Bay and Miami
Beach
Another of the FEC Corridor's important
"locational" factors is its proximity to Biscayne
Bay and Miami Beach.. Proximity and
accessibility to water is a significant competitive
advantage. The economic success of Miami
Beach has already begun to spin-off back
across the Bay to the Design District and the
Biscayne Boulevard commercial corridor.
Disadvantages:
➢ Fragmented Land Use Pattern
Most of the commercial corridors within the
FEC study area lack cohesiveness and are
substantially underdeveloped and visually
unappealing. This lack of cohesion and physical
blight extends into many blocks and side streets.
➢ Absence of a Functional and Integrated
Mass Transit System
Most of the FEC Corridor lacks commuter and
light rail service. Bus service is provided along
many of the commercial corridors but the
service is generally indirect and slow.
Fragmented Land Ownership Pattern
With only a few exceptions, most of the land
parcels within the FEC Corridor are small and
individually owned making land assemblage for
redevelopment purposes difficult.
➢ Lack of Connectivity between
Neighborhoods and the Downtown
There is little evidence of connectivity
between individual neighborhoods within the
FEC Corridor and between neighborhoods
and the downtown. This can be attributed
to several factors including the fragmented
land use pattern, absence of an integrated
mass transit system and the general lack of
pedestrian pathways and greenways.
➢ Shrinking Inventory of Industrial Land
and Buildings
There is currently significant demand being
placed on industrial properties within the FEC
Corridor by light manufacturers, loft type
developers and warehouse operations. The
industrial inventory will need to be preserved
and maintained to ensure the most productive
use of this space.
Decaying and Lacking Public
Infrastructure
The streetscape survey and assessment of
the FEC Corridor determined that many of
the arterial roadways, collector and local side
streets have decaying public infrastructure
as evidenced by crumbling streets, sidewalks,
gutters and curbing, along with a general
paucity of landscaping, street trees and street
lighting. There also exists inadequate
stormwater sewer drainage on many streets
within the corridor.
Inadequate Water and Sanitary Sewer
Service
Many commercial and industrial areas within
the FEC Corridor lack sufficient water and
sewer capacity. Major redevelopment
projects in these locations will require
significant water and sewer improvements.
02- 648
C. Market Conditions and Future
Redevelopment Potential
The aforementioned summary of factor
conditions (assets) depicts the relative economic
strengths and weaknesses of the FEC Corridor. The
summary concludes that the area has a competitive
advantage with regard to itsgeneral location and proximity
to the downtown, employment centers, Biscayne Bay
and MiamiBeach. The corridor also benefits as a result
of its good highway access and overall roadway network,
the location of prominent "city districts" within its
boundaries and a significant inventory ofindustrial land
and buildings. Conversely, the FEC Corridor is at a
competitive disadvantage with regard to its fragmented
and blighted land use pattern, lack of mass transit, poor
connectivity, fragmented ownership pattern, decaying and
inadequate public infrastructure, insufficient water and
sewer capacity and dwindling industrial inventory. The
following section focuses on specific market segments
to determine the overall redevelopment potential of the
FEC Corridor.
1. Industrial Market
One of the important economic advantages
of the FEC Corridor is that the area comprises
over 70 percent of the city's land zoned for
industrial use. Most of the property in these zones
is currently being used for manufacturing and
warehousing type operations. The bulk of the
competition for manufacturing and warehouse
space lies west ofthe FEC Corridor in the Cities
of Hialeah and Medley.
According to a recent market survey,
there is currently 62.5 million square feet of
industrial space in the Miami metropolitan area
with a 7.5 percent vacancy rate. Gross lease rates
range between $2.35-$3.35 per square foot. Total
industrial space outside the city limits within Miarm
Dade is currently at 94.8 million square feet with a
vacancy rate of 5.2 percent. Gross lease rates in
the county range between $5.65-$7.65 per square
€oot. There is a shortage of buildings sized 100,000
square feet and larger throughout the area that
should encourage new construction in that market
segment. Increases in site prices will make it more
difficult to locate `ready to go' land. Increases in
warehouse distribution prices are also anticipated.
These increases could reach five percent. Lease
prices for this space was also expected to increase
by up to five percent. Absorption levels are
expected to remain constant.
While the FEC Corridor has a competitive
advantage with regard to industrial and warehouse
space, much of the current use is underutilized
storage and low-end processing type uses. This is
reflected in the median $8 per square foot
acquisition price and $3-4 gross lease rates in the
area. However, recent demand for warehouse type
space by custom design light manufacturers, media
businesses, and loft developers is expected to alter
the mix and raise acquisition and lease rates.
Within the "FEC Corridor Economic
Assessment" prepared for this study (see
Attachment A), an industrial trend analysis was
performed to determine the corridor's
manufacturing strengths in relation to Miami -Dade
and the South Florida regional economy. The trend
analysis determined that the Miami PMSA lost
nearly 19,000 manufacturing jobs between 1977
and 1997. This is consistent with FEC Corridor
job loss statistics for approximately the same
reporting period.
In assessing the real economic impact of
various manufacturing sectors it is necessary to
weigh such factors as - new firm formation,
employment growth, payroll forproduction workers,
value added by manufacture, new capital
expenditures and value of shipments. Value added
is considered the best measure for comparing the
relative economic importance of manufacturing
among specific sectors and defined geographic
regions. Within the PMSA, new firm formation
forthe 1977-1997 reporting period occurred in only
four manufacturing sectors - fabricated metals,
furniture, food products and medical instruments.
Job growth occurred only in fabricated metals and
furniture. An analysis ofboth the fabricated metals
and furniture manufacturing sectors indicated
significant increased in production workers, wages,
value added by manufacture, capital expenditures
and value of shipments.
The industrial trend analysis determined that
design related manufacturers - fabricated metals,
furniture, custom upholstery, marble, etc. have
recently located in the Wynwood industrial district.
The field survey and analysis identified 19 design
related firms in the area. Additionally, 18 design
related retail firms were identified including retail
furniture, lighting fixtures, antiques, art, bedspreads
and carpets.
The industrial trend analysis also determined
that various plastics -related manufacturing sectors
have clustered within the Miami PMSA. Further
analysis concluded that the majority of these firms
are located within the FEC Corridor west of the
study area in the City of Hialeah. According to
the survey and analysis, 257 plastics -related firms
are located in the Miami PMSA, the largest
concentration in the State of Florida. The
statewide average wage for employees in plastics -
related funis is $30,987. The analysis concludes
that marketing of plastics firms to the FEC
Corridor is a potentially sound strategy given the
existing agglomeration of plastics firms in the
Miami PMSA, average wage and their propensity
to locate within railroad corridors.
02- 648
Stores within a 5 Mile Buffer of the Buena Vista Yard
LEGEND
= Buena Vista Yard
= BVY 1 Mile Buffer
BVY 3 Mile Buffer
- BVY 5 Mile Buffer
Municipality Boundaries
Store
•
Bfs Wholesale
.
Costco Wholesale
o
FA
Home Depot
a
Publix Supermarket
a
Target Store
•
Wal-Mart
a
Walgreens Drugstore
a
Winn-Dixie
rl
KA
LEGEND
= Buena Vista Yard
= BVY 1 Mile Buffer
BVY 3 Mile Buffer
- BVY 5 Mile Buffer
Municipality Boundaries
Store
•
Bfs Wholesale
.
Costco Wholesale
o
Cvs Procare
Home Depot
a
Publix Supermarket
a
Target Store
•
Wal-Mart
a
Walgreens Drugstore
a
Winn-Dixie
Number of Stores within B Mites of the Buena Vista yard
fig. 7: Retail
Data provided by Florida International University Metropolitan Center, fig.
7: Retail
Diag/Yl
Map produced by Florida International University GIS - RS Center
2. Retail and Wholesale Market
Retail trade is one of Miami's most important
industrial sectors. Retail accounts for 27% of the
area's jobs, buoyed by the strength of the tourism
industry. The economic impact of tourism is currently
estimated at $13.5 billion. The demographics of
Miami's millions of visitors have been changing. In
1989,61 percent ofthe area's tourists wereAmericans
in 1999, an estimated 61 percent were foreign.
Miami's retail vacancy rate has stabilized, while the
rent index rose 4 percent. Shopping center completions
totaled 850,000 square feet in 2001.
Retail and wholesale trade establishments
comprise nearly 30 percent of all businesses within
the FEC Corridor. Wholesale trade accounts for over
37 percent of the sales volume within the corridor.
While retail trade accounts for over 15 percent of the
corridor's establishments, it generates only 4.6 percent
of the sales volume. Retail's small share of the sales
volume is attributed to the fact that most retail
establishments within the corridor are small, "mom and
pop" type operations. The absence of large retail and
"big box" establishments is conspicuous. A locational
analysis (See Figure 7) of large retail and big box
establishments performed for this study revealed that
the FEC Corridor, with the exception of one Publix
Supermarket and two Walgreens Pharmacies, is void
ofmore commonly known, larger retail establishments.
3. Commercial and Office Market
The FEC Corridor has been significantly impacted
by the near saturation of the Miami Beach commercial
real estate market. The corridor also competes with
the commercial office market in Airport West. The
corridor's Design District has been the focus of
"Beach" activity for the past decade. The success of
the Design District coupled with the growing media
industry has created a surge in commercial real estate
activity along the Biscayne Boulevard corridor and in
neighboring locations such as Wynwood and the NE
4th Court commercial corridor.
The median acquisition price for commercial space
in the FEC Corridor is currently $11-12 per square
foot compared to $26 on Miami Beach. However,
commercial square foot rates have escalated to $20
within the Design District and within the Biscayne
Boulevard corridor. Current commercial lease rates
are generally in the $12-15 range. Lease rates of $17-
18 per square foot are more common in the Design
District and along Biscayne Boulevard.
4. Residential Market
The FEC Corridor's residential market is
segmented and comprised of several distinct sub -
markets. The median price in the corridor is currently
$33 per square foot. Current sale prices also typify
the segmented market. The sale prices for single-
family homes range from a low of $25,000 in Little
Haiti to $269,000 in Buena Vista East just north of the
Design District. The current median home price within
the corridor is $91,133.
The square footage of single-family homes also
varies greatly. The average size of a single-family
home within the corridor is 1,420 square feet.
Residential sales activity within the corridor has been
strong. A January 2002 survey of the Multiple Listing
Services indicated that 69 homes were currently on
the market. The residential market is generally strong
throughout the corridor. However, the Biscayne
Boulevard corridor west to NE 4th Court and NE 2nd
Avenue has been particularly active. The anecdotal
response to this activity is that Miami Beach media
and design entrepreneurs have located within the
corridor to be closer to their business establishments.
Rent prices have also escalated throughout the corridor.
Arecent survey of the Brentwood Village multi -family
complex indicate rents from $800 for a one -bedroom
unit to $1,000 for a two-bedroom unit.
o2- 648
V Overall Redevelopment
Strategies
The FEC Corridor its rail line, right-of-way, adjacent
roadways and neighborhoods - needs to be viewed as a
critical asset to the City of Miami and the larger region
of Southeast Florida. Much ofthe shortto medium range
endowment ofthe FEC C IdDr's competitive advantage
can be significantly enhanced by the City's
implementation of the following redevelopment
strategies.
A. Transportation
A stated goal ofthe 2020 Florida Transportation Plan
(FTP) is to link all transportation facilities and services
into a cohesive statewide transportation network that
enhances Florida's economic competitiveness. Specific
objectives are proposed that have direct implications for
the FEC Corridor including 1) improving connections
between seaports, airports, railroads and the highway
system for efficient interregional movement of people
and goods, and 2) managing and preserving designated
transportation corridors in cooperation with local
governments and through advanced acquisition of right-
of-ways.
The "guiding principles" of the FEC Corridor Strategic
Redevelopment Plan are expressly integrated in the
Overall Transportation Redevelopment Strategy. For
example, the transportation strategy is predicated on the
vision that the FEC Buena Vista Yard will evolve into a
mixed-use, high density development and that the larger
corridor, distinguished by the Arts and Entertainment
District, Little Haiti and the Design District, will become
a regional tourist attraction. To realize this vision, a
premium transit system that provides high quality
services to local residents, businesses, and the population
in surrounding areas is recommended. It is consistent
with the Priority II plan in the Miami Dade County 2025
Long Range Transportation Plan, which specifies a
premium transit line in the Northeast Corridor. The
construction of a premium transit line is expected between
2010 and 2015. An FEC Corridor premium transit system
should be designated as a priority by the City of Miami
for inclusion in the Northeast Corridor as specified in the
2025 Long range Transportation Plan adopted by the
Miami -Dade County Commission in December 2001.
An enhanced transit service within the FEC Corridor
can be a powerful tool for promoting economic
development and neighborhood revitalization. Some
neighborhoods within the study area are experiencing
rebirth as desirable residential and commercial districts.
Other neighborhoods, meanwhile, have yet to experience
any significant level ofreinvestment activity. The lack of
reliable and attractive public transit is a major impediment
to full realization ofthe revitalization ofthe FEC Corridor.
Public transportation to places of employment, though
available, is not necessarily convenient or reliable.
Additionally, the lack of acceptable transit options is a
deterrent to the continued in -migration or new urban
residents who are not auto -dependent. As the level of
activity increases throughout the corridor, a lack of available
parking in these older neighborhoods, combined with
inadequate alternatives to the automobile, will deter
revitalization and job creation. The creation of reliable
and attractive transit in the FEC Corridor can do much to
support sustainable and balanced infill development and
job creation. Premium transit service as described below
can connect the residential communities of the FEC
Corridor to major job centers, including downtown Miami
and, through a connection with the proposed Bay Link,
Miami Beach. Furthermore, major activity centers
downtown, including the Performing Arts Center,
American Airline Arena and the proposed Bicentennial
Park will become convenient amenities for people living
in the FEC Corridor. Accessibility to the light industrial
jobs and new retail that can be created in the study area
will further enhance both job creation and livability.
Enhanced transit can accelerate the commercial and
residential rebirth ofthe corridor.
Implementation Strategy # 1 -
Development of a Premium and
Connected Transit System
The Overall Transportation Implementation Strategy
recommends the development ofapremium transitsystem
that provides high quality service to neighborhood
residents. An efficient and consumer -oriented transit
system with growing ridership should be an important goal
of the development plan. The plan's principal
redevelopment strategy outlines four premium transit
service alternatives that contemplate the projected
incremental redevelopment and growth rate ofthe FEC
Corridor. The near term trolley service proposal is a
practical and "doable" implementation strategy that will
encourage the level and quality of mixed-use and transit -
oriented development set forth within the plan's Guiding
Principles and its redevelopment concepts.
Alternative A (Figures 8-10) — a near term
solution that entails anelectric trolley that will operate
in mixed traffic and connect downtown with the
northern terminus of the FEC Corridor study
boundary at NE 79th Street. The alignment will
begin at NE 79th Street and follow the FEC right-
of-way
ight-of:way to NE 36th Street. At the junction of NE
36th Streetthe trolley line will utilize NE 2ndAvenue,.
then turn onto NE 15th Street, and finally, turn back
to the FEC right-of-way before reaching the
downtown. The vehicle will have a modern or
vintage appearance and may be powered with clean
energy such as electric fuel cells (See Figure 9 for
examples of vehicle models). Stops spacing will
range from 1/4 mile to 112 mile. This will serve
both the residents and businesses in the area. The
service may be started quickly and service
fi,equency may be adjusted easily based on ridership
growth.
fig. 8 N.E. 2nd Ave.
Plan & Section
fig. 9: Electric &
Fuel Cell Transit
Systems
Metrorail
�Uetromover
mmmoFEC R.O.W.
Steetcar
Expressway
�Baylink
0 0 Transit Stations
Transportation Option A:
Electric/Fuel Cell Trolley
U2-- 648
Alternative A
Sections through F. E. C.
Right of Way.
02- 64
Alternative B (See figures 14-16) - a second near
term solution that also entails an electric trolley line
that will operate in mixed traffic and connect the
northern end of the FEC Corridor study boundary to
downtown Miami at Government Center. It will run
along the entire length NE 2nd Avenue where
businesses are concentrated. Stops spacing will range
Ruin 1/4 mile to 1/2 mile. This alignment will serve
both the residents and businesses in the area. The
service may be started quickly and service frequency
may be adjusted easily based on ridership growth.
fig. 14: N. E. 2ndAve.
Plan & Section
fig. 15: Electric & Fuel
Cell Transit Systems
Metrorail
a Metromover
mommFEC R.O.W.
� Steetcar
ren Expressway
awm Baylink
0 • Transit Stations
Transportation Option B:
Electric/Fuel Cel► Trolley
02- 648
Alternative C (See figures 17-19) - a trolley
line that connects the northern end of the FEC
Corridor study boundary to downtown Miami at
Government Center. The trolley line will follow the
same alignment as the electric trolley in alternative
B. The proposed trolley line will be built when the
area is developed and has become a regional
attraction, resulting in significant growth in demand
for high quality transit services. Due to the limitation
of the available right-of-way, the line will be a single
track with three sidings to allow trains running in
opposite directions to pass each other. (Figure shows
examples of trolley vehicles that are operating in other
cities in the U.S. and in some foreign countries).
17.• N.E. 2nd
>. Plan & Section
fig. 18: Electric &
Fuel Cell Light Rail
Transit Systems
Metrorail
■tee Netromover
mmom Tri -Rail
� Steetcar
�Expressway
mr Baylink
• 0 Transit Stations
Transportation Option C:
Long term Strategy Light Rail
Transit
02— 648
katil
4
:)1
,i
33 1
i 1
- �If
�i
Alternative D (See figures 20-22) - a
trolley line that connects the northern end ofthe FEC
Corridor study boundary to downtown Miami at
Government Center. The trolley line will follow the
same alignment as the electric trolley in alternative
A, but will operate on its own exclusive right-of-way,
a key to high quality services. This trolley line will
be built when the area is developed and has become
a regional attraction, resulting in significant growth
in demand for high quality transit services. Due to
the limitation of the available right-of-way, the line
will be a single track with three sidings to allow trains
running in opposite directions to pass each other. In
addition to the proposed trolley services, future
services provided by Tri -Rail andAmTrak to connect
downtown Miami with their regional service
networks are real possibilities. These services may
operate on the FEC tracks, but no interference
between these services and the trolley services is
anticipated.
fig. 21: Electric & Fuel
Cell Light Rail Transit
Systems
fig. 20: FEC R. O. W.
ac.., Plan and Section
Metrorail
�Metromover
awano Tri -Rail
�� Steetcar
�Expressway
Baylink
0 0 Transit Stations
Transportation Option D:
Long term Strategy Light Rail
Transit
02- 648
Implementation Strategy # 2 -
Provision of Roadway
Improvements
The "FEC Corridor Right -of -Way Study"
performed for this plan indicatedthat roadway
conditions and capacity within the FEC Corridor are
seriously deficient in many locations. East -west
connectors between Interstate 95 and Biscayne
Boulevard have severe capacity and design issues.
Capacity and roadway conditions are particularly
problematic in the general areas ofthe FEC Buena
Vista site where significant redevelopment activity is
anticipated. The recommended Roadway
Improvements will need to be addressed by the city
to accommodate the level and quality of
redevelopment envisioned in this plan
Due to the fact that the existing FEC Buena
Vista Yard is expected to redevelop into a high-density,
mixed-use development with a segment of new box
retailers, good access to and from the development
site is essential. Recommended access roads are
North Miami Avenue to the west of the development
site and NE 34th Street to the east of the site . The
plan recommends that NE 34th Street be the principal
east -west connector to Biscayne Boulevard. NE 34th
Street will need to be widened to accommodate
increased traffic volumes between the FEC Buena
Vista site and Biscayne Boulevard. (See figure 24)
East -west connections in the Edgewater area
between NE 15th Street and NE 36th Streets are
relatively poor. This situation could be remedied by
making certain improvements to NE 29th Street, the
only minor arterial connecting Biscayne Boulevard
to the area west of Interstate 95(See figure 26).
Currently, NE 29th Street is misaligned at NE 2nd
Avenue. By realigning it on both sides of NE 2nd
Avenue and widening it between NE 2nd Avenue
and Biscayne Boulevard, traffic circulation between
the east and west sides of I-95 would be improved
FIU
l:
NE 39 St
l
f
(f�
t
(r
(r
( (
FEC Alignment /
z ( _
NE 38 St
/ z
(
1
r
l(1
\ r I
195 ft f 1
135 H i !
r �r
� oar
New Park c /
o �(
N �l
j NE 36 St
fig. 27.Option 1- Rail
transit on FEC Righ of
Way.
i1
NE 39 St )
.._.— ---7
1
11
Street Car Alignment ! 1 1
FEC Alignment
z lr z
NE 38 St
t lr(
11
r
mil �l
f
stades
1t1 1
NE 36 St
(
r, rtTl
fig. 28: Option 2 -Rail
transit on NE 2nd
Avenue
along with access to the FEC Buena Vista site.
Additionally, NE 29th Street would serve as a more
viable alternative route to NW 36th Street.
Recommended improvements will require land
acquisition between NE 2nd Avenue and Biscayne
Boulevard.
The intersection of NE 36th Street and NE
2nd Avenue may need to be reconfigured to improve
vehicle flow and safety. A concept plan is shown in
Figures 28-29. Detailed engineering studies will be
necessary to evaluate the concept and to develop
design alternatives.
Considering that North Miami Avenue is a
major gateway from the north via I-95 and I-195 to
the FEC Buena Vista site, traffic volumes are
projected to increase as the area redevelops. It is
also important to maintain North Miami Avenue as a
north -south thoroughfare, to allow neighborhoods to
the west to easily access downtown and the freeways.
Therefore, it is recommended that North Miami
Avenue remain a minor arterial with four lanes for
traffic. The avenue could accommodate sidewalks
and a possible median. However, as a designated
arterial designed to mitigate projected redevelopment
impacts the plan does not recommend street parking
that would limit the avenue's traffic carrying ability.
Finally, there have been demands from local
residents in the Wynwood and Edgewater
neighborhoods to improve local access to I-95 and I-
195 by building new ramps at NW 29th Street.
Currently, the area residents and businesses need to
travel across downtown or to the I-195 ramp at N.
Miami Avenue to access freeways. However, given
that NW 29th Street is less than 3,000 feet from two
major interchanges (I-95 and I-395 to the south, and
I-95 and I-195 to the north), a detailed engineering
study by Florida Department of Transportation is
necessary to determine the feasibility of new ramps
to ensure that safety and the efficiency of traffic
operation on 1-95 will not be compromised.
02- 648
MW
Linear Park
fig. 29: Green Space Images
,
*2a��
00,
Flu
n
Implementation Strategy # 3 -
Creation of a Transit Marketing
Program
It is recommended that a Transit Marketing
Program be created and targeted to specific
neighborhoods along the FEC Corridor. Community-
based ridership development can be an effective
marketing strategy when tailored to the transit needs
of neighborhood residents.
B. Streetscapes and Open Space
The Overall Streetscapes and Open Space
Redevelopment Strategy is inextricably linked to each
of the "guiding principles" of the FEC Corridor
Strategic Redevelopment Plan. Streetscapes provide
a powerful physical image of the city and its
neighborhoods. The image of the public realm - the
quality and appearance ofthe street and public spaces
- relies on an ordered and harmonious assemblage of
elements. Public infrastructure serves to unify
dissimilar elements and uses, provides coherence and
rhythm to the streetscape, enhances pedestrian and
vehicular circulation, establishes order and manages
development strategy as well as serving public safety
and health. The following action plan focuses on
potential streetscape prototypes and the targeting of
public infrastructure resources.
Implementation Strategy # 1 -
The FEC Linear Greenway
As previously noted, the FEC right-of-way
can be characterized as the spine of the entire FEC
Corridor study area. The right-of-way is viewed by
most residents as an under-utilized eyesore and an
obstacle for pedestrian movement throughout the
corridor. The right-of-way has ample width to
accommodate a linear greenway or trail system that
02- 648
would connect neighborhood to neighborhood and
neighborhoods to districts and the downtown area.
An aesthetically inviting greenway would also
promote and improve pedestrian access and
movement east and west ofthe FEC Corridor.
Implementation Strategy # 2 -
The Buena Vista Mixed -Use Grid
Prototype
The proposed Buena Vista Mixed -Use
Redevelopment concept provides an opportunity to
create highly visual and functional streetscapes that
can serve as prototypes for redevelopment activity
throughout the FEC Corridor. The proposed
redevelopment concept will extend the existing street
grid network through the site providing connectivity
to surrounding neighborhoods and districts.
Implementation Strategy # 3 -
Create Community "Gateways"
into Little Haiti and Wynwood/
Edgewater Area
The plan recommends that gateways (See
Figures 31-32) be created to support the community
identity of Little Haiti and to promote business activity
in the neighborhood's business corridors. The
proposed east/west gateway is NW 62nd Avenue with
entrance points at Interstate 95 and Biscayne
Boulevard. The proposed north/south gateway is NE
2nd Avenue with entrance points at NE 79th and 54th
Streets. Gateways in Wynwood and Edgewater are
proposed at NE 38th Street at Biscayne Boulevard
and NE 29th Street at NE 2nd Avenue.
FN
02- 648
aii
; X,
/r
r.r.
r: �
Ze
rr. -
r f lfr
<L-=
4 NE 25th St a
4
p
r
•,2 -.t ...,..fir.;-; ..
.x
Fig. 33: Biscayne Boulevard
Improvement Plan
Implementation Strategy # 4 -
Create Highly Visual and
Functional East/West Connectors
In order to improve overall connectivity
throughout the FEC Corridor, it is recommended that
public investment be targeted to streetscape
improvements along key east/west connector streets.
The FEC Corridor plan provides prototypical
streetscape and intersection improvement plans within
each of the redevelopment concept areas.
Prototypical east/west streetscape improvements are
provided for NE 25th and NE 79th Streets.
Intersection improvements are provided for NE 2nd
Avenue at NE 36th and 29th Streets.
Implementation Strategy # 5 -
Create Pedestrian -Oriented
Improvements on Biscayne
Boulevard
Biscayne Boulevard currently acts as a barrier
to east/west pedestrian movement within the corridor
restricting public access to Biscayne Bay. In order to
provide pedestrian access and improve the visual
image ofthe Biscayne Boulevard streetscape, the plan
recommends that a planted median be installed
between NE 14th and NE 36th Street with crosswalks
provided at selected intersections. Sidewalks 10 feet
in width are recommended on both sides of the
Boulevard (See Figure 33).
02- 648
C. Economic Development
In order for significant private redevelopment to
occur within the FEC Corridor, there is the need to "endow"
those factor conditions in which the corridor already enjoys
a competitive advantage and, concurrently, identify means
for addressing those factor conditions in which the corridor
is at a competitive disadvantage. In short, the city needs to
capitalize on the FEC Corridor's existing economic
strengths, seize new and growing opportunities and improve
upon each of its weaknesses. The following are the key
components of the Overall Economic Redevelopment
Strategy:
Implementation Strategy # 1 -
Priority be given to the Principal
Redevelopment Concept Areas of
Buena Vista, Little Haiti and the.
Media District
Priority for public investment and monetary
and regulatory incentives should be targeted to the
three principal redevelopment concept areas - the
Buena Vista Mixed -Use District, Little Haiti
Commercial Corridor and the Arts and
Entertainment District. These redevelopment
project areas offer the greatest potential as catalyst
projects. The FEC Buena Vista site is strategically
located south of the Design District and I-195 and
west of Biscayne Boulevard. The 55 -acre site has
good access from NW 29th Street to the south and
from NW 36th Street to the north. North Miami
Avenue provides excellent access along the
western boundary of the site. The FEC Buena
Vista site has the potential for significant private
leveraging given surrounding private investment
activity in the area.
The Arts and Entertainment and Little Haiti
Commercial Corridor redevelopment concepts will
complement the infusion of existing public
k.
2 '
IUYii
investment in the areas. The Arts and
Entertainment redevelopment concept will
broaden and enhance the new Performing Arts
Center, while the Little Haiti Commercial Corridor
concept will stimulate retail and light
manufacturing in combination with planned public
park improvements
It is expected that new residential uses
within the redevelopment concept areas will
support new retail and commercial development
within the concept area and the larger FEC
Corridor. Arelatonship is expected between new
residents and business starts is the area, especially
entrepreneurs based in units designed for living
and work.
Implementation Strategy # 2 -
Manufacturing Retention and
Expansion
Emerging manufacturing sectors such as
fabricated metals and custom design furniture
create real economic opportunity within the FEC
Corridor. The growing success of the Design
District provides a market for custom or "niche"
type manufacturing within the surrounding
industrial zones. The anticipated redevelopment
of the FEC Buena Vista site provides the
opportunity for the Design District to expand south
into Wynwood where most of these custom, light
manufacturers are locating. Additionally, other
manufacturing sectors are growing in the greater
Miami area including plastics, medical instruments
and food products. These sectors offer viable
manufacturing expansion opportunities in
Wynwood and the industrial areas of Little Haiti
including the Little River Industrial Park. In order
to build on this competitive advantage a
manufacturing retention and expansion strategy
x
02
needs to be implemented that would include the
following components:
➢ Economic Incentives
Manufacturing establishments normally have
high start-up costs associated with capital
expenditures, building renovations and site
improvements. Economic incentives in the
form of tax exemptions and reduced water
and sewer hook-up fees are positive
inducements for small manufacturers.
Public Infrastructure Improvements
The physical condition of many ofthe public
roads servicing the manufacturing districts
of Wynwood and Little Haiti are in need of
improvement. Additionally, water, sanitary
sewer and stormwater sewer services are
inadequate in many of these areas. The City
ofMiami working with the Federal Economic
DevelopmentAdministration (EDA) should
be able to target capital facilities funding to
these areas for public infrastructure, city
service and utility improvements
➢ Creation of Manufacturing Districts
The city should consider designating
manufacturing districts where economic
incentives and public infrastructure
investment would be targeted. This
designation would accommodate clean and
custom manufacturing sectors such as
furniture design, fabricated metals and tool
and die. Given the job creation focus of the
FEC Corridor study, consideration should be
given to measures that would protect the
shrinking inventory of manufacturing space.
CON
An initial public infrastructure investment should
be targeted to the proposed Wynwood Manufacturing
District (See Figure 44). This area was previously
targeted for public infrastructure improvements as part
of a Federal Economic Development Administration
(EDA) grant application. The District's boundaries are
NW 29th Street to the north; NW 2nd Avenue to the
east; NW 25th Street to the south; and NW 5th Avenue
to the west. Public improvements would include new
water and sewer lines with complete upgrades from the
existing 8 -inch to 12 -inch diameter pipes to comply with
City standards for industrial uses. The new 12 -inch water
and sewer lines would connect to nearby interceptors.
New street lighting is also proposed for the District as
this has been a major deterrent for businesses looking to
locate in Wynwood.
Implementation Strategy # 3 - Support an
Integrated Transportation System
A coherent and integrated transportation system
is fundamental to successful economic redevelopment
initiatives. The FEC right -0f --way and adjacent roadway
system should function as paths leading to job, shopping
and entertainment centers within and beyond the
boundaries of the FEC Corridor redevelopment area. As
such, they should:
➢ help to identify and promote the
redevelopment area
➢ provide clear connectivity to local and
regional urban centers
➢ possess strong aesthetic qualities
➢ be designed to accommodate pedestrian
movement
The challenge for the city is to harness its rail
and roadway capacity to maximize economic and social
activity and improve its overall physical image. At the
same time, there is a strong need to create real pedestrian
access and circulation. These ingredients must be
integrated in the overall redevelopment plan if the FEC
Corridor is to aspire to the vision of a sustainable and
livable community.
Implementation Strategy # 4 - Support Expansion
of the Retail Sector
Support for an expanded retail sector within the
FEC Corridor will help improve and diversify the area's
economic base, create jobs and improve the overall quality
of life for neighborhood residents. The FEC Buena Vista
site will provide the initial impetus for higher -end retail
development. The proposed redevelopment concept
includes 350,000 square feet of"big box" retail.. Large-
scale retail development on the Buena Vista site should
spin-off a combination of large and smaller national chains
to appropriate nearby locations on NW 29th Street and
NE 2nd Avenue. New retail development should also be
supported within the Media District redevelopment area
and in Little Haiti along NE 2nd Avenue and NE 79th
Street.
Implementation Strategy # 5 -Develop a Marketing
Plan for the Corridor
In order for the FEC Corridor Strategic
Redevelopment Plan to be successful, it will be important
that a marketing plan be developed that coordinates and
integrates existing marketing efforts ( e.g. Design District,
Media District) with marketing strategies aimed at
promoting new redevelopment areas within Wynwood,
Edgewater and Little Haiti (e.g. Wynwood Manufacturing
District, Little Haiti Commercial Corridor).
The marketing plan should be led by the City of
Miami with the involvement and support of the Greater
Miami Chamber of Commerce, Miami -Dade
Empowerment Trust and the Beacon Council. Other
marketing interests should include the Performing Arts
Center, the Design District, the local media industry and
the Miami Community Redevelopment Agency (CRA).
02-
North-West
Intersection of Mi
Avenue and 59th
Little Haiti Single
Family Housing
typology found in
Model Block identified
area
Example of existing
housing typology
found in the Edgewater
Neighborhood
Conservation District
Fig -35: NE 59" St. &
Miami Ave.
Fig -36: Little Haiti Single Family
Housing Typology
Fig -37: Edgewater Conservation
District Housing Typology
A Housing
According to the Urban Land Institute
(ULI), the rationale for infill development market
potential is partly based on demographics. Smaller
families, singles, childless married couples and empty
nesters are growing demographic groups seeking
housing that reflects their lifestyle and life cycle.
Recent studies have shown, that baby boom
generation (age 45 Andover) homebuyers who prefer
more dense and compact housing alternatives will
account for over 30 percent of total homeowner
growth this decade, double the same segment's
market share in the 1990s. Generally, the larger city
has a competitive advantage over suburban and
smaller cities as a housing location for many non-
traditional households. Accessibility to transit and
proximity to employment centers, particularly anchor
institutions like hospitals or universities have
historically been good locations to capture an infill
market. Developers of infill housing are also selling
a lifestyle that includes proximity to culture, nightlife
and walking neighborhoods. The key to successful
infill housing is to build on existing assets of the
immediate neighborhood and surrounding districts.
The question is whether a specific inner-city
area is a good location for expanded housing choices
and what types of strategies might capitalize on this
advantage. At the same time, housing affordability
and design issues need to be addressed. As such,
the Overall Housing Redevelopment Strategy for the
FEC Corridor emphasizes an alternative housing
market that establishes the "urban neighborhood" as
the basic building block. The urban neighborhood
addresses choice by being flexible enough to allow
for varying densities and housing types. It's common
characteristics are the attention given to the city block
and street grid system, the historical and cultural
context, and the interconnectedness of streets,
02— 1S
sidewalks, open space and transit lines to city services,
institutions, culture and employment centers.
A redevelopment vision for the FEC Corridor and its
Neighborhoods is to provide a spectrum of housing choices and
costs to appeal to the varied preferences and lifestyles of
Miami's existing residents and attract new residents to the
city. Housing choices should include single-family homes, lofts,
Zstory apartments in neighborhood business and historic
ets and the older inner city neighborhoods of Wynwood,
Little Haiti and Edgewater: The broad range ofquality housing
choices will be integrated into walkable neighborhoods where
residents have easy access to employment, shopping, culture,
parks, schools, churches and mass transit.
Implementation Strategy #1 - Zoning as
a Planning Tool for Housing Choice
Mixed-use zoning that would expand upon the city's
Fig 39: Existing Housing Stock Special Districts (SDs) classification is recommended for
proposed redevelopment areas within the FEC Corridor. Mixed-
use zoning will allow for various housing types in combination
with other pedestrian -oriented uses and amenities. Mixed-use
' v zoning will also enable more dense, compact urban communities
and transit -oriented development.
Fig 40: Existing Housing Stock
The 55 -acre FEC Buena Vista site has the single
greatest potential for creating the density and mixed-use
development envisioned inthispl n. The conceptplan proposes
2,140,000 square feet of loft space and the potential for 2,478
new units of housing through the proposed SD 27.2 zoning.
The plan also recognizes the advantages of creating
housing opportunities in close proximity to existing neighborhood
centers and commercial corridors. Neighborhood centers serve
as focal points for shopping, services, entertainment and mass
transit. New residential development opportunities need to
fan out within walkable distances finm neighborhood centers.
Therefore, special district mixed-use zoning is recommended
in Little Haiti and in close proximity to the Design and Media
Districts where redevelopment concept areas are proposed to
create additional mixed-use development scenarios and
expanded housing opportunities for new and existing
residents.
Implementation Strategy # 2 -
Removal of Existing Barriers to
Infill Housing Development
According to the Urban Land Institute (ULI), an
optimal infill site is located in a receptive neighborhood
with well-maintained` properties, good land price, adequate
facilities, no major land problems, appropriate zoning and
potential development profitability compared to alternative
sites. The major barriers to infill housing development
within the FEC Corridor are land assembly, public
infrastructure costs, excessive risks and an overall blighted
image. The City of Miami can proactively address these
issues in several ways:
➢ land assembly can be achieved by common
land acquisition methods in Community
Redevelopment Areas (CRAs) and
Empowerment Zones or through zoning
incentives to private and non-profit developers
➢ given the high costs of public infrastructure
and utility improvements in older inner-city
locations, CDBG and capital improvement
funds will need to be targeted to these
locations
➢ the issue of "excessive risks" can be
minimized by increased police presence in the
area and by assuring investors and property
owners through public infrastructure
investment
➢ overall blighted conditions can be improved
with highly visible streetscape improvements,
targeted code enforcement and faeade
improvement incentives for commercial
properties
02- 648
i
� r
1-t,,.,,42: I actott Lot
Location Dia -ram
0
A model block demonstration program is
recommended for Little Haiti (See Figure 38). A model
block program enables the city to target public
infrastructure and housing and community development
resources to a targeted neighborhood location that could
be a catalyst for further private investment in surrounding
Model Block example in West Palm Beach- Model Block example in West Palm Beach- blocks and other neighborhood areas. A model block
Before demonstration program also provides the opportunity to
After implement several ofthe Guiding Principles of the FEC
Corridor Redevelopment Plan. For example, the Little
Haiti model block area promotes Guiding Principle #1 -A
Diverse and Sustainable Economy by expanding housing
., rehabilitation and homeownership in a location that is
k
convenient to the proposed FEC trolley line, the proposed
v F 2ndA
Little Haiti Park and the NE venue retail district.
The model block program also provides the opportunity
o integrate neighborhood conservation and historic
preservation component. The proposed model block
t
r program addresses Guiding Principle #3 - A Balanced
and Integrated Transportation System by providing housing
rehabilitation and home ownership on walkable, pedestrian
-armt oriented streets with improved connectivity between
neighborhoods, downtown and recreation. Lastly, the
�u model block program advances Guiding Principle #4 -A
Spectr= of Housing Choice and opportunity by providing
rya safe, decent and affordable housing, transit -oriented
development and neighborhood conservation and historic
preservation.
Implementation Strategy #4 -
Create New Housing Financing
Mechanisms
U2-- 648
Targeting of existing housing resources alone will
Fig 43: Model
not enable the level of housing production that is needed
Block Example in
for the FEC Corridor. Untapped resources such as the
West Palm Beach.
(Photos courtesy
Low -Income Housing Tax Credit (LITHO) program will
of Northwood
need to be creatively utilized and combined private
Development
financing to create a viable housing production incentive.
Corporation)
The LIHTC has become the nation's primary mechanism
for encouraging the production of housing to be occupied
by low -or moderate -income households. The program's
U2-- 648
flexibility has enabled the production of units in a variety
of markets while serving a broad range of housing needs.
The program grants tax credits against the tax liability of
the property owners over a 10 -year period. Annual credits
are granted against the costs of the buildings, site
improvements and equipment provided that rents on the
units against which the credits are claimed meet the
affordability standards ofthe metropolitan area. Nationally,
the LIHTC program has worked effectively for smaller -
scale multi -family rental projects of 40.50 units.
New mixed -income homeowner and rental
projects will require both private and public sector
financing. Even in the LITHC program, where syndication
proceeds play an nnportant role in financing developments,
new debt and equity resources need to be created to make
the projects economically viable. This may necessitate
the layering of subsidies, particularly in the case of non-
profit housing developers.
Given the transit and homeownership focus of
the FEC Corridor Strategic Redevelopment Plan, the
opportunity exists to create mortgage financing tools that
will serve as incentives to prospective homebuyers. One
such example is the Location Efficient Mortgage (LEM)
that was developed by the Center for Neighborhood
Technology (CNT) in Chicago. The LEM takes advantage
of the "hidden asset" of transit density in urban
neighborhoods to encourage homeownership and promote
increased transit ridership. A LEM allows lenders to
recognize the savings made by a household whose primary
means of transportation is public transit rather than the
private automobile. Lenders can stretch their standard
debt -to -income ratio thereby allowing more low -and
moderate -income families, first time homebuyers and
dedicated transit users to obtain mortgages or larger
mortgages than they would otherwise qualify.
Fannie Mae, the nation's largest supplier of
homeownership capital has sponsored a $100 million LEM
underwriting experiment market test. Mortgage lenders
throughout the country are being trained to underwrite
the loans. LEMs are currently available in Seattle, San
Francisco and Chicago.
A locally crafted LEM could be combined with
other "incentives" for homeowner investment within the
FEC Corridor. Grants and deferred payment loans (DPLs)
could be provided to cover closing costs or be used as a
principal reduction subsidy.
The City should also develop a local adaptation
of HUD's former Rental Rehabilitation Program to
address multi -family rental housing property conditions
within the FEC Corridor. There is a significant number of
small -scaled (under 50 units) multi -family properties,
particularly within Little Haiti, that provide basic and
affordable housing for low income households. While
many ofthese properties have become obsolete and will
ultimately be razed, there are many that could be
rehabilitated to provide both decent and affordable rental
housing for local residents.
0-- 648
Entertainment
fig. 45: Aerial photograph showing
existing conditions
Entertainment
Boulevard/tunnel
Alternative
VI Neighborhood
Redevelopment Strategies
The planning process identified five
redevelopment concept locations within the FEC
Corridor study area that could serve as
"demonstration" or "catalyst" type projects for
implementing each of the guiding redevelopment
principles. Each redevelopment concept is intended
to be fully integrated within its surrounding
neighborhood and connected to the overall
redevelopment plan for the corridor.
Redevelopment Concept #1 -
Arts and Entertainment District
Project Description
The proposed Arts and Entertainment
District redevelopment concept builds on the planned
Performing Arts Center (PAC) of Greater Miami
and the potential economic impacts of the
redevelopment of the Omni and Park West
neighborhoods after the Performing Arts Center is
completed. The Performing Arts Center will consist
of a 2,480 -seat opera house, a 2,200 -seat concert
hall and a 200 -seat studio theater. The multi million
dollar complex will be located on both sides of
Biscayne Boulevard between NE l3th and 14th
Streets. The site is located in the Omni/Park West
area which is characterized by a mix of low-rise
office, industrial and warehouse buildings, a
scattering of single family homes and apartments,
and considerable vacant land.
For the purposes of the FEC Corridor
Strategic Redevelopment Plan, the PAC and
surrounding Omni/Park West areas represent the
southern portion of the redevelopment study. The
02! O
fig. 49: Schubert Alley
Schubert Alley -NY
Performing Arts Center -
Biscayne Boulevard/NE
Street -Berkley
fig. 52: Historic Lyric
Theater in Overtown
Lyric Theatre -
NW 2nd Av./NW
9th St.
Beale Street -
Memphis
fig. 48: Beale SYreet-
Memphis
fig. 50. Addison Street -Berkley
fig. 53: Nigh Clubs in Omni Area
Club Space- NE 11th St
southern boundary of the FEC study area is NE 14th
Street with Biscayne Boulevard and North Miami
Avenue serving as the eastern and western
boundaries respectively. The more defined area of
the FEC study is a generally depressed area with a
mix of low-density residential and commercial uses
and a significant number of vacant parcels. While
the Arts and Entertainment District has important
economic and transportation links to the Wynwoodl
Edgewater planning sector, the area has been further
delineated for the purposes of the FEC redevelopment
study.
The proposed Arts and Entertainment District
concept combines the economic energy and
redevelopment potential ofthe Performing Arts Center
with broader opportunities within Omni/Park West
and nearby Overtown. The Overtown neighborhood
has a long history of music and entertainment that
can provide a logical complement to the largerArts
and Entertainment District. The proposed concept is
to create a retail and mixed-use corridor between
NE 14th and 15th Streets that clusters various arts
and entertainment type uses. The redevelopment
concept envisions a late night entertainment district
that revitalizes the area and provides economic
support to the future Performing Arts Center.
Project Objectives
➢ Transform an existing blighted area into
a vibrant arts and entertainment district
➢ Provide physical and economic support
to the new Performing Arts Center
➢ Provide new mixed-use opportunities to
the area
➢ Improve pedestrian access and
circulation within the district
➢ Provide improved connectivity between
the FEC Corridor, the district and the
downtown
02- 648
14th St. Existing
Conditions
fig. 54: 141" St. Existing
Conditions
Proposed Central Media District Corridor -
14th Street
fig. 55:1411 St.
proposed plan
Project Participants
➢ City ofMiami
➢ Performing Arts Center
➢ City of Miami Community
RedevelopmentAgency (CRA)
➢ Private lenders
Business owners and private developers
in the district
➢ Miami -Dade Empowerment Trust
➢ Neighborhood residents
Funding Resources
➢
City of Miami Community
Redevelopment Agency (CRA) TIF
funds
➢
City ofMiami capital improvement funds
➢
Tax incentives via state Enterprise Zone
and City of Miami
➢
City ofMiami Community Development
Block Grant (CDBG) Program
➢
Miami -Dade Empowerment Trust
➢
Private lending
Existing Conditions
Fig 56: 251h Street
Axonometric New
Fig 57: Aerial Hew Fig 58: Existing Street Corner.
NE 25th SUBiscayne Boulevard
Redevelopment Concept # 2 - 25th
Street Conservation District
Project Description
The proposed 25th Street Conservation District
redevelopment concept provides the opportunity to
revitalize and preserve significant residential structures
within the study area while integrating a prototype for
west to east pedestrian oriented access and public
improvements to Biscayne Bay.
The 25th Street concept area extends east from
the FEC right-of-way to Biscayne Bay. The street
crosses two important north/south arterials, Biscayne
Boulevard and NE 2nd Avenue. The 25th Street
redevelopment concept includes the following elements:
ljpreservationofarchitwt uallyandhistorically significant
residential and mixed use structures 2) streetscape
improvements, and 3) open space development.
The first element of the redevelopment concept
envisions the creation of a conservation district for the
full length of 25th Street. The district would be
implemented by zoning amendment with the inclusion of
design standards. A survey of residential properties along
25th Street determined that several of the structures would
be appropriately suited for bed and breakfast type uses.
The survey of the area also identified key vacant parcels
at the intersection of 25th Street and NE 2nd Avenue and
east of Biscayne Boulevard. The pending disposition and
development of several of these parcels will impact the
design cohesiveness and integrity of the 25th Street
corridor.
The second element of the redevelopment
concept envisions general streetscape improvements
along 25th Street from the intersection of NE 2nd Avenue
east to Biscayne Bay. The improvements would include
(where appropriate) the repaving of streets and sidewalks,
curb repairs and upgrades, crosswalk pavers, street
plantings, street lighting and street art/furniture.
Pedestrian access to Biscayne Bay will necessitate the
development of a planted median along Biscayne
Boulevard with crosswalk pavers at the intersection. In
order to create an overall west to east pedestrian access
to Biscayne Bay, the median would need to be extended
where appropriate from NE 14th Street north to NE 36th
Street to accommodate pedestrian movement.
The third element of the redevelopment concept
envisions a pocket type park on Biscayne Bay that would
serve as a scenic vista and an end destination for walkers
and bicyclers. Sidewalk improvements, crosswalk pavers
and the installation of bicycle lanes would facilitate access
to the park destination. The park would consist of
landscape improvements for relaxation and an enhanced
view of the bay. The park would include low maintenance
amenities such as bicycle racks, benches, street level
water features and public sculpture.
Project Objectives
➢ Create a NE 25th Street Conservation District
➢ Create new "bed and breakfast" type
business opportunities to enhance the
conservation of historically significant
properties
➢ Provide pedestrian access to Biscayne Bay
➢ Provide streetscape and public infrastructure
improvements
02- 648
Existing View
Perspective View
FIUIn
Fig 59: Existing
Street End -
Edgewater
Proposed View
Pocket Park Plan
Fig 61: Proposed Proposed Plan
Street End
Fig 60: Proposed
.Street End
Fig 62: Proposed
Street End Plan
➢ Create a pocket park on Biscayne Bay
Project Participants
➢ City of Miami
Florida Department of Transportation
(FDOT)
Miami -Dade Empowerment Trust
➢ Neighborhood residents
➢ Business owners
➢ New and existing entrepreneurs
➢ Private lenders
Funding Resources
➢
City of Miami capital improvements;
Community Development Block Grant
(CDBG) Program
➢
FDOT
➢
Private lending
➢
Miami -Dade Empowerment Trust
➢
Tax incentives via state Enterprise Zone
and City ofMiami
fig. 63: Aerial Photograph
Redevelopment Concept # 3 -
Buena Vista Mixed -Use District
Project Description
The proposed FEC Buena Vista Mixed -Use
District concept provides the opportunity to redevelop
55 acres of prime commercial land currently used by
the Port of Miami as a staging facility for truck
containers into a vibrant mixed-use district that would
complement the growing local economy associated
with the Design and Media Districts and the evolving
Wynwood manufacturing area.
The FEC Buena Vista site is bounded by NW
36th Street to the north; NE 2nd Avenue and the FEC
Railroad to the east; NE 29th Street to the south; and
North Miami Avenue to the west. The Design District
lies immediately north of the Buena Vista site. A mix
of retail and commercial uses line the abutting
commercial corridors. A significant single-family
residential neighborhood is located west of North
Miami Avenue.
The redevelopment concept for the FEC
Buena Vista site would be to extend the existing grid
street system located north of 36th Street and west
ofNorth Miami Avenue through the entire site creating
a pedestrian oriented street pattern that would begin
to facilitate a vibrant, mixed-use community
setting. The mixed-use concept would consist of a
combination of residential, commercial and light
manufacturing loft space within the northern 35 acres
of the site. The remaining 20 acres within the
southern portion of the site would accommodate an
urban design treatment of "big box" retail
development.
FIU
fig. 64: Building & Street Sections
02- 648
:J l
7
The proposed FEC Buena Vista Mixed Use
District also includes open space and public transit
development along the FEC right-of-way. The
concept plan envisions a community park at the
northeast corner of the site and a nearby trolley stop.
The volley concept would be combined with other
pedestrian oriented improvements within the
proposed FEC greenway that would extend north
and south through the entire study area.
Project Objectives
➢ Create a vibrant mixed use urban
environment that will complement the
existing economic and social
revitalization of the area
➢ Incorporate an urban design scheme of
an appropriate scale and density to
support a new City of Miami Midtown
area
➢ Integrate the Buena Vista site into the
existing urban neighborhood grid system
➢ Create a functional transit oriented
development
➢ Improve the nearby collector roadway
system
Street Use Diagram Fig 67. &reet Use Diagram
Residential Ground
Floor Uses
r■ Mixed -Uses
awmmCommercial
Special District
Boundary
r
HU
02- 448
View of Residential Street
Fig 72: Perspective View of Mixed Use Street
Hew - Residential Street
- Mixed -Use Street
➢ Increase job opportunities, particularly for
residents within the surrounding
neighborhoods
Project Participants
➢ The Florida East Coast (FEC) Railroad
and/or their development designee(s) will
take the lead role in obtaining financing
and governmental approvals to complete
the project
Other participants in the project may
include, but are not limited to, the City of
Miami, Miami -Dade County, Miami -Dade
Empowerment Trust
02- 648
UTT T
//l%; r
��ffi�%/-,%���/'/////moif/ //�/// /�a// ./ ll/l t,
- - —
� Loading area
/Ui
U11 I
/RETAIL/�
X
'UV:_..1
NE 29TH STREET
0;� Qwv r2-6—:1 C:-4 V-11--- i'll— Fic 7d• Rio Rnr
Funding Resources
➢
Land disposition to be determined by the
Florida Fast Coast Railroad
➢
Construction of the project will be
financed by a designated private
developer(s)
➢
Off-site improvements may be funded
by a combination of private developer
contributions, City of Miami capital
improvements and federal (e.g. EDA,
CDBG) and state resources
(transportation fund)
➢
Tax incentives via state Enterprise Zone
and City of Miami
➢
Miami -Dade Empowerment Trust
-- - - - door ,can
02- 648
DPZ
Design District
Master Plan
Photogrpah
Design Workshop Sponsored By:
American Society of Landscape Architects
x
tz"t ca,,
• • •
Hall -
Mao •
Option 3
Redevelopment Concept # 4 -
Little Haiti Commercial
Corridor
Project Description
The proposed Little Haiti Commercial
Corridor redevelopment concept provides the
opportunity to create an authentic mixed-use
neighborhood center incorporating transit, retail,
housing, and light manufacturing with previously
planned institutional and recreational development
within the context of the existing Little Haiti
Community.
The geographic focus of the redevelopment
concept is NE 2nd Avenue between NE 59th and
62nd Streets. The proposed redevelopment concept
expands upon the existing Creole District Plan (see
figure 81) and is linked to the proposed 79th Street
Business and Greenway Redevelopment Concept
(page 43).
The redevelopment concept is to create an
ethnically diverse neighborhood center and
commercial corridor that would appeal to both local
residents and the larger tourist economy of South
Florida. Public investment strategies for the
redevelopment area would include land acquisition
for park development and public infrastructure and
streetscape improvements along NE 2nd Avenue.
Other public investment would include business
fagade improvements on NE 2nd Avenue and
incentives for existing businesses and aspiring
entrepreneurs.
02- 648
Fig 80: Aerial
Photogrpah
vich OKI
_ r
4
FIU>�
at as ar
fill
■[ [! T[r
s � � . si aT
at
oo
as at
;:�• ■ I
n
we as OT
I of
LJ
■1
■ ■ Miami
Project Objectives
➢ Develop a mixed-use neighborhood center
consisting of transit, retail, housing, light
manufacturing, institutional and recreational
Uses
➢ Visually enhance the existing retail district of
Little Haiti
➢ Create expanded recreational opportunities for
the Haitian community
Provide new entrepreneurial opportunities
within the community
➢ Increase job opportunities within the Little
Haiti community
Existing Structures
Proposed Urban Infill
02— 648
May.; W,--
02— 648
Fig 82: Aerial
Photogrpah
Andres Duany & Elizabeth Plater
Zyberk Architects / Planners
Little Haiti Master Plan
Project Participants
The City of Miami will have the lead
responsibility for land acquisition and
disposition and public improvements
HaitianAmerican Foundation, YMCA,
neighborhood residents
Private lenders
New and existing entrepreneurs
Funding Resources
➢ City of Miami bond issue
➢ Tax incentives through City of Miami and
State Enterprise Zone Program
City ofMiami capital improvements,
Community Development Block Grant
Program (CDBG)
➢ Miami Dade County CDBG and Section
108 Loan Guarantees
➢ Private lending
02- 648
79th Street Existing Conditions
Fig 84: 79"' St. Aerial Photograph
79th St. Corridor
r -J
MI
hopping Center
FIu 1 1 �
u
Proposed Site Plan
Fig 85. 79W' St. Existing Conditions
Redevelopment Concept # 5 -
79th Street Business and
Greenway Corridor
Project Description
The goal of the proposed 79th Stmt Business
and Greenway Corridor redevelopment concept is to
create new and revitalized business opportunities
within a visually aesthetic, pedestrian oriented
environment
The 79th Street area is the northern limit of
the FEC Corridor study area. For the purposes of the
FEC Corridor Strategic Redevelopment Plan, the area
is integral to the larger Little Haiti sector plan that
extends north of 54th Street, east to Biscayne
Boulevard and west to I-95. The more narrowly
defined boundaries of the 79th Street Business and
Greenway Corridor redevelopment concept is a
stretch of 79th Street that extends from the
intersection NE 2nd Avenue east to Biscayne
Boulevard.
The redevelopment concept has three primary
elements: l) business fagade renovations along 791
Street, 2) streetscape improvements along 79th Street
and the entrance to NE 4th Court, and 3) open space
and greenway development along The Little River and
the FEC right-of-way.
flay,
w
02- 648
LML
Fig 87: Open Space Development
Proposed Little River Park and Fig 88: Little
River Proposed
Open Space Development Image
The first element is afagade renovation program.
The 79th Street redevelopment concept area includes
several retail blocks that would be appropriate for a
business facade renovation program. Existing facades
are in general disrepair and visually detracting to the
commercial corridor. Fagade renovations would include
fresh painting and stuccowork, new and repaired doors
and windows, architectural detailing, appropriate signage
and canopies.
The second element of the redevelopment
concept would include streetscape improvements along
79th Street and at the entrance to 4th Court, The 79th
Street right-of-way is deplete of landscaping and other
streetscape amenities. Streetscape improvements at the
entranceto NE 4th Courtwould enhance on-going private
investment activity and provide a pedestrian linkage to
the proposed FEC greenway.
The third element of the 79th Street
redevelopment concept consists of open space
development along Little River and the FEC right-of-
way. The Little River currently has no public access
and limited viewing. The open space development
concept would be to create public access and viewing
opportunities at key locations between 79th Street and
Biscayne Boulevard. The juncture of 79th Street and
the FEC right-of-way represents the northemm gateway
to the proposed FEC greenway concept.
Project Objectives
➢ Improve the facades and general physical
appearance of the 79th Street Commercial
Corridor
➢ Create new and expanded entrepreneurial
opportunities along 79th Street
➢ Create trolley service from 79th Street south
through the entire FEC Corridor
➢ Improve the streetscape of 79th Street
between NE 2nd Avenue and Biscayne
Boulevard
➢ Create public access and passive recreation
along Little River
➢ Begin a greenway along the FEC right-of-
way extending south through the entire
corridor
Project Participants
➢ City of Miami
➢ Neighborhood residents
➢ Miami -Dade County
➢ Business owners and private developers
➢ Private lenders
➢ New and existing entrepreneurs
Funding Resources
➢ City of Miami capital improvements;
Community Development Block Grant
(CDBG) Program .
➢ Tax incentives via state Enterprise Zone
and Cityof Miami
➢ Miami -Dade County CDBG and Section
108 Loan Guarantees
➢ Private lending
02- 648
VII Redevelopment Action Steps plan for the proposed improvements and
identify funding sources.
Transportation Improvements
➢ Request the MPO incorporate the proposed
trolley transit system into the 2025 Plan and
prepare an Environmental Impact Statement
(EIS) to determine project feasibility and
identify funding sources
Open Space Improvements
➢ Seek State approval to expand the
Enterprise Zone boundaries to include
entire FEC Corridor area to access State,
County and Local incentives
➢ Authorize the City Administration to create
a development plan for a new Community
RedevelopmentAgency within the FEC
Corridor
Housing
➢ Direct the City Administration to develop a
system for managing and disposing of
vacant, tax delinquent land
Direct the CityAdministration to develop a
targeted code enforcement program for the
FEC Corridor
➢ Direct the City Administration to develop
the proposed Model Block Demonstration
Program for the Little Haiti area
➢ Direct the City Administration to create
"housing teams" at NET offices to provide
information regarding homeownership
financing opportunities
Planning and Zoning
➢ Request the FDOT to include the proposed
Economic Development
➢ Direct the City Administration to retain a
Biscayne Boulevard improvements into their
transportation consultant to prepare a plan for
➢ Direct the City Administration to prepare
the necessary transportation projects identified
an EDA Capital Facilities GrantApplication
in the plan for transit, highways, streets and
to receive public infrastructure funds to
pedestrian improvements and produce a
promote and enhance the job base in the
program ofprojects including priorities,
proposed Wynwood Manufacturing District
scheduling and funding recommendations.
j greenway corridors including proposed
➢ Request the MPO incorporate the proposed
trolley transit system into the 2025 Plan and
prepare an Environmental Impact Statement
(EIS) to determine project feasibility and
identify funding sources
Open Space Improvements
➢ Seek State approval to expand the
Enterprise Zone boundaries to include
entire FEC Corridor area to access State,
County and Local incentives
➢ Authorize the City Administration to create
a development plan for a new Community
RedevelopmentAgency within the FEC
Corridor
Housing
➢ Direct the City Administration to develop a
system for managing and disposing of
vacant, tax delinquent land
Direct the CityAdministration to develop a
targeted code enforcement program for the
FEC Corridor
➢ Direct the City Administration to develop
the proposed Model Block Demonstration
Program for the Little Haiti area
➢ Direct the City Administration to create
"housing teams" at NET offices to provide
information regarding homeownership
financing opportunities
Planning and Zoning
➢ Request the FDOT to include the proposed
➢ Direct the City Administration to establish a
➢ Authorize the City Administration to retain
Biscayne Boulevard improvements into their
targeted Commercial Revitalization
a private consultant to draft the final zoning
• Five Year Plan
Program that would include a fagade
codes, design guidelines and land use
➢ Authorize the City Administration to incorporate
renovation program for 79 Street and NE
2eAvenue
regulations as recommended in the FEC
proposed pocket parks, streetscape and
Corridor Strategic Redevelopment Plan
j greenway corridors including proposed
➢ Direct the City Administration to create a
➢ Authorize the City Administration to retain
transportation dedications into the Citywide
'
FEC Corridor Marketing Plan
a consultant to draft the final zoning codes
Parks and Open Space Master Plan and
establish priorities for funding
➢ Direct the City Administration to prepare
and design guidelines for areas outside the
Target Industry Analyses of the Furniture,
formal line of this study based on
➢ Request the CityAdministration to identify
Media, Plastics and Fabricated Metals
recommendations contained within the
funding under the Homeland Defense
sectors to determine market, location,
FEC Corridor Strategic Redevelopment
Neighborhood Improvement bond issue for the
space and worker training needs
Plan
design and implementation of the proposed
gateway improvements
➢ Direct the City Administration to establish
database and guidelines for Conservation
➢ Direct the CityAdministration to develop a
Districts and significant landmarks within
• streetscape and intersection implementation
�3...
♦ • ..... _ .. ». . ,_a.".-_
'
" r
`>. .. :. a` ', i,, ..`.ALL.. .�_., .._ ..*� .eT^gTxi+E-
area of study
w
.,.�,.;...�z r -
02- 648
4,
FEC CORRIDOR
STRATEGIC
REDE VEL OPMENT PLAN IN
Appendix A - Zoning
wo
0
02- 648
����
*FIU
rLORIDA N -rnmnomAL LkmF.Pusiry
FEC CORRIDOR
STRATEGIC
REDE VEL OPMENT PLAN IN
Appendix A - Zoning
wo
0
02- 648
Existing Zoning
�,j
`T
V" I-Riola
OWN
11111100SM/•
Fig Al: Existing
Zoning Diagram
E xisting Zoning
C-1 (restricted conenerciel)
t C-2 (liberal convnercial)
CDD (central business district)
EXP (eapreasway)
GA (goaarnmentAnstitutional)
1(nduatriaq
� o (otDee)
® PR (pa►Islrecrestion)
R-1 (sirplefamily)
R2 (duplex)
I
R(n ultifrnily low densky)
R-4 (n uli family Ngh denNgr)
RR (rairoad)
Existing Special Districts
❑ SD -6
❑ SD -e.1
❑ SD -8
❑ SD -9
SD42
0 SD -18
'? SD -20
f
VII Program of Regulatory Actions
A. Zoning
Zoning is viewed as the principal planning tool for
the implementation of the FEC Corridor Strategic
Redevelopment Plan. Carefully crafted and
articulated zoning codes typically offer the most
effective redevelopment incentive to prospective
real estate investors, small and large.
The vision of the FEC Corridor as an inter-
connected and vibrant mixed-use urban
environment will require zoning changes that
mirror the guiding principles of the overall plan
and specific redevelopment strategies.
Fundamental is the mix of uses that goes hand-in-
hand with the concepts of creating human scale,
walkable, safe, convenient and transit -oriented city
neighborhoods. Creating a viable mix of uses also
offers incmased diversity, housing choice, vitality
and enhanced opportunities for neighborly
interaction. To be successful mixed-use must
enhance and protect the quality of life and property
values for neighborhood residents and investors.
As such, it assumes a high duality of design and
professional management.
An assessment (See attachment FEC Economic
MatketAssessment) ofthe City of Miami's Zoning
Ordinance and FEC Corridor zoning districts
concluded that existing zoning provides little
incentive noran articulation of the level and quality
of mixed-use development envisioned for the FEC
Corridor. Mixed-use appears primarily through
Special Districts (SDs) within the city's zoning
code. An expansion of the city's SD zoning
classifications has been determined to be the most
practical means for creating an effective mixed-
use zoning tool for the implementation of the FEC
Corridor Strategic Redevelopment Plan.
02-- 648
:XISTING ZONING
71 (restricted eommemial)
0 C-2 (liberal comrnerdel)
COD (cental business district)
E XP (expressway)
GA (poaernmentAnstitutitmel)
1(industrial)
0 (orike)
® PR (parkalrecreation)
R-1 (single fer ily)
R-2 (duplex)
= R-3 (multifamily low density)
R-4 (rrulitfamily Mph density)
RR (railroad)
txtsunp special uistnets
❑ sD-e
❑ SD.4.1
® SD -0
❑
SD -9
J SD -12
j SD -10
SDdO
Fig A3: Existing
Zoning Diagram
B. Design guidelines
SD -26 Media District Corridor -1411 Street
Intent
The proposed Media District Corridor concept
combines the economic energy and redevelopment
potential of the Ferfpmdng ,Arts Centerwith broader
opportunities within OmnilPark West and nearby
Overtown. The Overtown neighborhood has a long
logical complement to the Media District Corridor.
The proposed concept is to create a vibrant retail and
mixed-use corridor between NE 146 and 131h Streets
to cluster diverse music and entertainment type uses.
The redevelopment concept envisions a late night
entertainment district and mixed -uses to revitalize the
area and provides economic support to the planned
Performing Arts Center.
Ground level activities mixed with cultural and
community theaters with strong pedestrian orientation
are mandated to front streets to generate a lively
pedestrian street life.
Shared parking structures are allowed within the
District. The Master plan identifies location of shared
parking structures. 14d- Street are primary streets and
are to apply the pedestrian pathways design guidelines
of "the City of Miami pedestrian pathway Design
Guides and Standards„
Effect.
Effect of SD -26 guidelines shall be to supplant
districts to the extend indicated herein in the official
zoning atlas
Permitted uses:
Ground floor uses: retail (the only retail uses allowed
that sell used merchandise are bookstores and antique
stores) restaurant, cafes including those with dancing,
live entertainment and or outdoor table service open to
the general public, art galleries, cultural uses and.
theaters.
General uses. multifamily, hotels, offices and
educational uses.
Building ht. maximum bight of 50 feet
Street wall: The street fagade will be maintained up to
a minimum of stories with a maximum allowable set-
back of 5 feet
FAR:
1. Maximum (.86) times the gross lot area
2. Mixed-use buildings: Themaxmum floor area
for combination residential and non-residential
use in abuilding may be increased by (0.25) times
the lot gross area provided the mix of mixed -
uses be as follows:
Ground floor retail uses mixed with 40%
min. residential uses and 40% commercial /
office uses; and provided that ground level uses
listed be constructed in accord with "The City
of Miami Primary Pedestrian Pathway Design
Guides and Standards. (On primary pedestrian
pathways, design guidelines in "the City of Miami
pedestrian pathway Design Guides and
Standards" shall be required where applicable)
3. The total floor area for residential and non-
residential uses on an individual lot may be
increased in conformance with the following
provisions and limitations:
a. Theaters: For each (1) square
foot that a building provides for a
community theater, the floor area
shall be increased by (4) square
feet.
Density: 65 units per net acre.
Open Space: 0.15 times the gross lot area
02-- 648
User! Miss! sale Use Will
PROPOSED ZONING
1
N MnN Aa. 1
1
1
1
1
� 1
1
INN NEMill
2nd Av
-
1
1
miss1
EXP
° I
lit 1 1- _ 'I
1 fr ���� raasawirns:' 1 L J
raa.e
1 a i 1W 1
*� 1 Proposed Special Districts
��•� I S MICentral roar. District corridoalath Street
,P�. � • 1 SO -27 INSed De. lettOMrkt.
add,min, ar. aa� err• read read axis deal adds shad.err• err• err. aha ora air. edge air• a� asse read err• read sed dA _ SO 27.1 saw" viol District
acted axed a
� s0 27.: scoria Yleta v.rd
SO 27.1 AM awd Entartaf HIM
Fig A4: Proposed Iraadaleebish t
SO -2s
Existing Zoning Existing Special Districts Zoning Diagram MtndustrMlaAanuheturin0 District
C-1 (restricted commercial) ❑ SD4 FM Light industrial
i C-2 (liberal eommOreiaq ❑ SD -6.1 SO -29
CI3D(central business district) W
$Ds DUeesNiaasodUseDimb t
E %P (expressway)
GA (gwernmentMtst NtRiaiaq ❑ SD -8 Naighborlgod Censsnallon Districts
I (irtdustdaq SD -12 Duane sd Neighborhood
0 (olfrce) [� SD -18 -1NCon ervation District (2 stories)
® PR (parks/recreation) SD40_Edgewater Naighberhood
R-1 (single family) Conservation District is stories)
R-2 (duplex) Exiling eaemsYts NMtoric District
R-3 (NailNtamgy Iowa density) IMPrimaryPedeatrtanPathwey
RR
. R- 4 (r (railroad)roailroad) high density) ®Fire Station X2 wllon Picture District
Eaten/on of SO-$
Special requirements for theaters; limitations
1. Total floor area shall not be less than 3,000 square
feet.
2. The following components are to be part of the
theater: box office, marquee signage, theater
seating and a stage.
3. Proposal must indicate proposed facility user as
part of application for bonus.
Consideration in making Class II Special permit
determinations,
Design Guidelines
➢ Conservation of Historic structures of character
and scale.
➢ Principal pedestrian entrances to buildings and
lobbies to residential buildings shall be accessed
from the street
➢ A principal building line shall be maintained for a
minimum height of two stories. The building shall
maintain a continuous street frontage along
principal streets of at least 65% of the length of the
property. 65% of all retail frontages shall be glazed
as storefronts.
➢ Where courtyards and front gardens and other
large openings occur screening devices such as
walls, gates with landscape buffer features should
be use to define the building line.
➢ Ground floor uses as specified are mandated to
front streets and shall be no less than 12' in height
from finished floor to finished ceiling.
➢ All commercial frontage depth shall be a minimum
of 30'
➢ Storefront Design Signage and Street lights are to
reinforce the corridor character and is to provide a
pedestrian -friendly environment
A Landscaped courtyards and terraces may be
incorporated into the ground for outdoor dining
areas.
Shading devices such as covered arcades, awning
walkways and or louvers are also to be encouraged
to provide protection for the pedestrian. Outdoor
areas regularly used for display or as dining areas,
including areas under awnings., the area so used shall
be calculated as part of the establishments total area
to comply with offstreet parking requirements.
➢ Parking garages are to be hidden from view. Parking
ramps and curb cuts will not be accessed from 14th
Street, only from defined streets and service roads..
Parking, loading, service, utility and storage areas and
uses shall be hidden and/or screened from view with
liner buildings to the extent possible (unless no other
option is available, facades are to be architecturally
sensitive to the neighborhood)
Roof top parking shall be strongly discouraged.
➢ Shared parking for mixed-use development. A 25%
parking reduction for uses for which parking demands
occur at different times may be permitted under
Class H Special Permit. Shared parking may be
provided within a 300 -foot radius from the area.
Offstreet Parking:
Since it is intended that automobile traffic be minimized in
this district because of it's proximity to the trolley
transportation system, special offstreet parking requirements
and limitations are as follows:
1. For dwelling units, there shall be a minimum of 1
and a maximum of 1.5 spaces per dwelling units.
2. For hotel uses, there shall be a minimum of .5 and
a maximum of 1.5 spaces per dwelling units.
3. For business and professional office use, there
shall be a minimum of 1 parking space per one
thousand (1000) ander maximum of l parking
space per five hundred (500) square feet of
gross floor area.
4. For retail and service uses, there shall be a
minimum of 1 parking space per one thousand
(1000) and a maximum of 1 parking space per
02- 648
Existing Zoning
M C-1 (restricted commercial)
® C-2 (liberal commercial)
CBD (central business district)
E%P (expressway)
CA (gosernmentAnstilutional)
I (industrial)
0 (Office)
PR (pa wrecreetion)
R-1 (singlef@mily)
R-2 (duplex)
R-3 (mulfifernily low density)
R-4 (muYtfamily high density)
RR (railroad)
Existing Spacial Districts
SD.4
p SD -s.1
SD -8
❑ sod
SD -12
SD -18
SD -20
Fig A5: Existing
Zoning Diagram
three hundred (300) square feet of gross floor
area.
5. For restaurants, bars, nightclubs and the like there
shall be a minimum of 1 parking space per eight
hundred (800) and a maximumof 1parking space
per one hundred (100) square feet of gross floor
area,
6. For theater uses, there shall be a maximum of l
parking space per four (4) seats.
7. Fsu' all other uses, there shall be a maximum of 1
perking space per five hundred (500) square feet
of gross floor area.
8. For adaptive re -use ofbuildings and/orcontributing
structures into livetwork flexible space, parking
variances may be allowed.
SD -27 Whed-Use Loft Districts
Intent.
The objective of this district is to promote neighborhood
redevelopment through medium to high density mixed use
development. Due to intensity of infill development and
redevelopment in the SD -27 Districts, population and the
overall level of commercial and retail activity will greatly
increase. Combined with the proximity of the SD -27
Districts to downtown and other revitalizing neighborhood
convenient and reliable transportation along the FEC
Corrklor can connect the neighborhoods, jobs, residences
and activity centers and expand greater revitalization. The
trolley concept is a pedestrian friendly transportation
system that combined with the FEC recreation greenway
and other pedestrian oriented improvements will serve as
a catalyst for the redevelopment of the mixed-use district.
The creation of bike paths and trails along the FEC
greenway will encourage recreation and a pedestrian street
life that would support transit viability and security.
The character of the district is to include a wide range of
Pedestrian oriented activities that would facilitate a vibrant
mixed-use community setting, permitting the development
of flexible live -work spaces as determined by market forces
including mixed-use loft development which is experiencing
increased popularity in urban areas. Incentives to promote
the development of lofts would include higher floor area
ratios for residential development or for combinations of
residential with office and light industrial (non-toxic) uses.
Ground level activities and uses with strong pedestrian
orientation are mandated to front streets to generate a lively
pedestrian street life.
TheDistrict is intended for medium scale projects of diverse
architectural design. The urban design plan will insure a
uniform and pedestrian friendly scale and streetscape.
Buildings will be restricted as to height, setbacks and will
require habitable uses for these portions of the building
closest to the street. A unified landscaping, paving, street
furniture, storefront design and signage as well as incentives
that would allow for the rehabilitation of significant historic
resources into flexible live -work spaces will reinforce the
identity of the neighborhood.
Effect.
Effect of SD -27 guidelines shall be to supplant districts to
the extend indicated herein in the official zoning atlas
27.1 Buena Vista District
The Buena Vista District is bounded by NE 36" Street to
the north; NE 2°d Avenue to the east; NE 29th Street to the
south; and N Miami Avenue to the west.
This area is intended for mixed-use loft development of
medium scale. The District is to be identified by unified
landscape, paving, signage and storefront design
characteristics.
Principal uses:
Ground level uses: retail, restaurants, cafes, art galleries,
museums, theaters (other than drive-ins) and other cultural
uses. General uses: residential, office and light
manufacturing (non-toxic) lofts and hotel uses
02- 648
Existing Zoning
C-1 (resUicted commercial)
C-2 (liberal commercial)
CBD (central business district)
E XP (expressway)
GA (goo ernmeirtAnstitulional)
l andustrial)
O (fie)
' _ PR (patkslrecration)
R-1 (aioglefsmiy)
R-2 (duplex)
RJ (multifamily low density)
R 4 (mulitiawAy high density)
RR (railroad)
Existing Special Districts
❑ SD -6
❑ SD -6.1
0 SD -8
❑ SD -9
SD -12
SD -19
SD -2o
Fig A6: Proposed
Zoning Diagram
PROPOSED ZONING
roposed Special Districts
i -2s
ECWAftl Mets District Corridor -14th Street
1-27 based live- Lott Districts
■ s0 21.1 susm Pieta District
■ s0 27.20uane Vista Vwd
SO 27., AAs and E nxeA*asnent
d M M6nd D sa D ub t
- InduaRHs6p*nuracturing District
Light industrial
SD- 22
M Little Ha10 Mixed D se 0 istrict
Neighborhood Conservation Districts
_ Doan* Vista N eighborhood
Conservation District (! stories)
-Edoewaler Neighborhood
Conservation 0Wrict (a dories)
Earating Duemviats Historic District
M Primary Pedestrian Pathway
Rire Station A 2 Notion Picture District
atendon of SO -11
Building ht. maximum height of 120 feet ( except as
provided below) of which no more than 50 feet may
utilized for a parking garage Additional building ht. of 40
feet may be allowed for the purpose of encouraging loft
spaces. (see definitions)
Street wall: The street fagade willbe maintained up to,a
minimum of 2 stories withamaximum allowable set -back
of 10 feet
Front -set -back: 0 feet, max setback 10 feet.
Side setback, saw: no set -back requirements
Side set-bapk, interior no set- back requirements.
Adjacent to the FEC right-of-way the rear set-
back requirements shall be that of 20 feet.
Rear set -back: 10 feet. Adjacent to the FEC
greenway the rear set -back requirement shall be
that of 20 feet
Density: Shall not exceed 115 units/net acre
FAR:
1. Maximum for Residential and non- residential
use in a building shall not exceed (1.72) times the
gross lot area.
2. Mixed-use buildings: The maximum floor area
for combination residential and non-residential use
in a building maybe increased by (0.25) times the
lot gross area provided the mix of mixed -uses be
as follows:
Ground floor retail uses mixed with 40%
min. residential uses and 40% commercial
/office uses; and provided that ground
level uses listed be constructed in accord
with "The City of Miami Primary
Pedestrian Pathway Design Guides and
Standards". (On primary pedestrian
pathways, design guidelines in "the City
of Miami pedestrian pathway Design
Guides and Standards" shall be required
where applicable)
Open Space: 0.15 times the gross lot area
27,2 Buena Pasta Yard
The intent of the Buena Vista Yard is to connect to the
city by extending the street grid through the site. The
Area is bounded by NE 361' Street to the north; FEC
greenway to the east; NE 29th Street to the south; and
N Miami Avenue to the west.
The urban quality of life is enforced by the creation of
pedestrian friendly network of streets encouraged by
the frequency of strut intersections. The frequency of
street intersections can be created by extending the street
grid across the Buena Vista Yard both to the Design
District to the North and between Wynwood and
Biscayne Blvd. The more connectivity the more direct
the walking route to desirable destinations such as service
corridors, community centers and recreational
destinations.
The master developer is to provide a development plan
indicating streets and blocks to be provided according to
regulations numerated below. The plan is to identify areas
for pedestrians and vehicle circulation and lots within
each block if applicable.
It is mandated to have street breaks not to exceed 450
feet in the east -west direction with uninterrupted
pedestrian friendly uses.to extend the Design District
street life, and to extend all the east -west street pattern
from Wynwood not to exceed 210 feet in the north -south
direction. Ground level retail and service uses with strong
pedestrian orientation are mandated to front commercial
and mixed-use streets and ground level residential uses
are mandated along residential Streets.
Due to the need for open space and community gathering
related to the FEC greenway corridor and the trolley
connection, it is encouraged to provide open space at
the northeast corner of the site (see attached illustration).
02— 648
EXISTING ZONING
Existing Zoning
C-1 (restricted commercial)
C-2 (liberal connercisl)
COD (central business district)
EXP (expressway)
GA (gosemmentAnstitutionai)
1(Industrial)
0 (Office)
® PR (parks/recreation)
R-1 (singlefemiy)
R-2 (duplex)
R-1(multifamiy low density)
R-4 (mttwhigh gh density)
RR (railroad)
Existing Special Districts
t= SD -6
SD -6.1
[� SD -8
p SD -9
SD -12
SD -18
SD -20
Fig A7. Existing
Zoning Diagram
Onprim'pedestrianpathways, desgnguidelinesin"the
City of Miami pedestrian pathway Design Guides and
Standards" shall apply.
Special `intent for the Mixed -Use Buena Vista Yard
District
Big Boz Retail
In addition to the general intent in the Buena Vista yard,
the special intent forthe southern portion o€the site south
of 31 ' street to 29* Street could be ideally suited for an
urban design treatment of "big box" retail development.
To achieve this end, incentives are provided though
increased linear feet of uninterrupted area without street
breaks. Street breaks are not to exceed 500 feet in the
east -west direction with groundlevel storefronts, and600
feet in the north -south direction.
The proposed Big -Box area is of special interest because
of its proximity to the commercial service corridor on
N.E. 21 avenue and to N. Miami Avenue which can
become the principal streets for neighborhood retail and
services.
Additionally, 291 street is rezoned C-1 to become a key
east -west corridor with a strong pedestrian orientation
to link the business community to the Big -Box Retail area.
Principal uses:
In addition to uses previously defined:
Ground level uses: retail, restaurants, cafes, art galleries,
museums, theaters ( other than drive-ins) and other
cultural uses.
General uses: residential, office and light manufacturing_
(non-toxic) lofts and hotel uses
It is mandated to have street breaks not to exceed 450
feet in the east -west direction, and street breaks not to
exceed 210 feet in the north -south direction.
Building lit. Same as previously stated in 27.1
Set -backs requirements: Same as previously stated in 27.1
Density: shall not exceed 115 units/net acre
FAR:
1. Maximum for Residential and non-residential use
in abuilding shallnotexoeed (1.72) times the gross
lot area
2. Mixed-use buildings: The nantimum floor area for
combination residential and tion -residential use in
a building may be increased by (0.25) times the
lot gross area provided the mix of mixed -uses be
as follows:
Ground floor retail uses mixed with 40%
min. residential uses and 40% commercial
/office uses; andpr+ovideddWground level
uses listed be constructed in accord with
"The City of Miami Primary Pedestrian
Pathway Design Guides and Standards".
(On primary pedestrian pathways, design
guidelines in "the City of Miami pedestrian
pathway Design Guides and Standards"
shall be required where applicable)
3. The total floor area for residential and non-
residential uses on an individual lot may be
increased in conformance with the following
provisions and limitations:
a. For development that dedicates land at
no cost to the public for streets and sidewalks,
the maximum floor area may be increased
by (0.5) times the gross lot area.
b. For big box retail development south
of 31 s, Street to 29* Street, the maximum floor
area may be increased by (0.5) times the gross
lot area.
Special uses for the Mixed-use Buena Vista Yard
District
02- 648
Existing Zoning
Existing Special Districts
C-1 (restricted commercial)
13 SD -6
C-2 (liberal commercial)
13 SD -6.1
CBD (central business district)
SD D
EXP (expressway)
GA (goaernmeMAnstitutional)
0 SDA
(induetdal)
SD -12
- 0 (ollice)
SD -1S
® PR (parkslrocreatlen)
SD -20
R-1 (single family)
R-2 (duplex)
R-3 (multifamily low density)
R4 (mubtfwMy high density)
RR (railroad)
Fig A8: Proposed
Zoning Diagram
PROPOSED ZONING
Proposed Special Districts
SO -2c
mCSMral Ma" District Corridor -11M Street
SD -21 Mired Use. Lon Districts
= SD 27.1 Duma view District
so 27.2 Duma Vista Yard
MSD 27.3 Arta and E ate tairu art
"Ned-0seolell t
SO -2a
M InduWioWAsnufacturing District
FM Light Industrial
So -29
E—I LWde Haiti Mimed U b Died. t
Neighborhood Conaeraean Districts
=Duma VW* Neighborhood
Cordm9QUon District (3 stories)
MEdgeweter Nalglbarhood
Conservation District (i stories)
M Eststurg Duenevista Historic District
M Pdnwy Pedeshim Pathway
ee statlen # 2 Motion Picture District
Estmaim or so -9
Permitted uses south of 31'm street to 29lb street in addition
to uses previously defined:
Ground floor uses: Big -Box Retail
Big -Box Retail Ht. maximum height of 70' of which no
more than 60 feet may be utilized for a packing garage
It is mandated to have street breaks not to exceed 500
feet in the east -west direction, and street breaks not to
exceed 600 feet in the north -south direction, only if
structured parking is incorporated to the center of property
notvisible from street
27.3 Ants and Entertainment Mixed- Use District
The Arts and' Entertainment District is bounded
by NE 291 Street to the north; NE 21 Avenue and
Biscayne Boulevard to the east, NE 10th Street to the
south-, and North Miami avenue to the west.
116 proposed District is of special interest, it would provide
supping medium density mixed-use development with
increased desirable pedestrian uses while complementing
the character of the planned performing arts center (PAC),
the Omni/Park West neighborhood, the evolving Wynwood
manufacturing area and the Edgewater neighborhood.
The integration of ground floor uses such as cultural, civic
and media production centers into the mixed-use district
would add strength to the character of the Media District
mixed with residential uses.
NE 201 Avenue is to become a desirable destination to
which to walk for local residents and businesses. The trolley
system would reinforce the main comrnercial/serviee spine
of the mixed-use District.
Neighborhood convenience goods and services including
food and community businesses
are to be encouraged on the ground floor with low to
mid -rise mixed-use development.
Permitted uses:
Ground Floor Uses: retail, restaurants and cafes, art
galleries, uuseums, theaters, other than drive-ins and other
cultural use General Uses: residential, office and light
N"dacturing (non-toxic) lofts/ and hotels
Baht. maximum height of 10 feet, of which no more
than 50 feet may be utilized fora parking garage, except
as provided below. An additional ht. of 20 feet may be
allowed for the purpose of encouraging loft spaces. (see
definitions) Street wall: The street fagade will be
maintained up to a minimum of 2 stories with a maximum
allowable set -back of 10 feet
Front set -back: 0 feet , max set -back 10 feet Side set-
back, street : no set -back requirements Side set -back,
interior: no set -back requirements. Adjacent to the FEC
greenway therear set -back requirements shall be that of
20 feet Rear set -back: 10 feet. Adjacent to the FEC
greenway and to the Miami CityCemetery the rear set-
back requirement shall be that of 20 feet Density: 65 units/
acre
FAR: 1. Maximum for Residential and non-residential
use in a building shall not
exceed (0.90) times the gross lot area
2. Mixed-use buildings: The maximum floor area
for combination residential
and non-residential use in a building may be
increased by (0.25) times the lot
gross area provided the mix of mixed -uses be
as follows:
Ground floor retail uses mixed with 40%
min. residential uses and 40%
commercial /office uses and provided that
ground level uses listed be
constructed in accord with "The City of
Miami Primary Pedestrian Pathway
Design Guides and Standards".
(On primary pedestrian pathways, design
guidelines in "the City of
02-- 948
Miami pedestrian pathway Design
➢
Roof top parking shall be strongly discouraged.
Guides and Standards" shall be
Recreation decks and /or landscape is to be
required where applicable)
encouraged.
➢
Parking, loading, service, utility and storage areas and
Open Space: 0.15 times the gross lot area
uses shall be screened from view with liner buildings.
➢
Storefront Design , Signage and Street lights are to
Special uses for NE 2-0 Avenue Retail /Commercial
reinforce the neighborhood character
Serriae Corridor
➢
Mezzanine floors in loft uses that do not exceed 25%
ofthe flow plate oftheunit below we not to be included
Permitted uses south of street to 161" street in addition
as FAR area. (See monition)
to uses previously defined:
➢
There sball be a veWcal architectural transition litre at
Uses: All uses permitted on C-1, except the
the top of the Second Story, with a change of
Mowing uses shall not be permitted:
fenestration, an awning line or a maximum setback of
Community based residential facilities,
10 feet.
private clubs, lodges, fraternities and
➢
There shall be a horizontal architectural transition line
sororities operated for profit, cow laundry
in the fagade every 80 feet.
operations, pool halls, billiard parlors, and
➢
Ground floor uses as specified are mandated to front
game rooms, used automobile
commercial and mixed-use streets. All commercial
dealerships, ambulance service, sewing
frontage depth shall be a minimum of 30' and shall be
shops, hiding balls or labor pools, discount
no less than 12' in height from finished floor to finished
membership merchandisers, vehicle
Wig,
rental facilities, aluminum recycling
➢
65% of all retail frontages shall be glazed as
machines and repair and other heavy
storefronts. Refer to "The City of Miami Primary
commercial sales/ repair uses.
Pedestrian Pathway Design Guides and Standards".
➢
Landscaped courtyards and terraces may be
FAR: Maximum (1.72) times the gross lot area
incorporated into the ground floor and upper floors
Open Space: 0.10 times the gross lot area
along low-rise residential street frontages.
➢
Where courtyards and front gardens and other large
Consideration in making Class II Special permit
openings occur screening devices such as walls,
openings
determinations.
with landscape buffer features should be use
.
to define the building line.
Design Guidelines
➢
Shade trees are to line sidewalks to provide a special
neighborhood character.➢
Principal pedestrian entrances to buildings and lobbies
➢
The overall streetscape design is to provide a
to residential buildings shall be accessed from the
pedestrian -friendly environment
sem'
➢
Shading devices such as awning walkways and or
➢ A principal building line shall be maintained for a
louvers are also to be encouraged to provide protection
minimum height of two stories. The building shall
for the pedestrian.
maintain a continuous street frontage along principal
➢
Pig ramps and curb cuts will not be accessed from
• streets of at least 65% of the length of the property.
Miami Avenue, only from defined streets and service
roads (unless no other option is available).
➢ Parking, loading, service, utility and storage areas and
uses shall be hidden and/or screened from view with
liner buildings to the extent possible (unless no other
option is available, facades are to be architecturally
sensitive to the neighborhood)
A If the entire 'block is to be developed at the Buena
Vista District, parking structures along the alleyway
cannot exceed pedestal height of 50' without a liner
building and a service easement lane is to be
maintained 20" wide and 20' high.
Curb cuts or parking entrances are only allowed in
commercial or miiced-use ground floor corridors, leo
curb cuts are allowed on residential corridors (unless
no other option is available).
Shared parking for mixed-use development. A 25%
parking reduction for uses for which parking demands
occur at different times may be permitted under Class
H Special Permit.
Consideration in making Class B Special permit concerning
the Big -Box retail Buena Vista District.
➢ Offstreet parking and loading shall generally be within
enclosed structures that shall be designed to provide
a minimal visual impact, well integrated with the
principal structures. Unenclosed vehicular parking
and loading in any location visible from a public street
shall be appropriately screened from exterior views.
➢ Parking lots shall be screened from view with liner
buildings or landscaped buffer zones.
➢ There shall be a vertical architectural transition line
at the top of the Second Story, with a change of
fenestration, an awning line or a maximum setback
of 10 feet.
➢ There shall be a horizontal architectural transition line
in the fagade every 80 feet.
➢ 65% of all retail frontages shall be glazed as
storefronts.
®2- 648
Consideration in making Class II Special permit
concerning NE 2ndAvenue Retail /Commercial
Service'Cb;ridoc
➢ Parking lots shall be screened from view with liner
buildings or landscaped buffer zones.
The=se shall be a vertical architectural transition line at
thetopofthe Second Story, with achangeof motion,
an awning line or a maximum setback of 10 feet.
Consideration in making Gass H Special pennant
concerning. the FEC right-of-wayltgmenway and
Miami City Cemetery.
➢ UnenclosedvduadwpA ng loid%martylocation
visible from the City Cemetery and Greenway areas
shall be appropriately screened from right-of-way views.
➢ Landscaped courtyards and gardens shall front City
Cemetery and Greenway areas.
➢ Screening devices such as landscape buffer features
may be used to enclose courtyards and gardens; fencing
facing City Cemetery and Greenway areas shall not be
allowed Where no other option is available, a decorative
wall would be allowed.
Of -street Parking:
Since it is intended that automobile traffic be minimized in
this district because of it's proximity to the trolley
transportation system, special offstreet parking requirements
and limitations are as follows:
1. For dwelling units, there shall be a minimum of 1 and a
maximum of 1.5 spaces per dwelling units.
2. For hotel uses, there shall be a minimum of .5 and a
maximum of 13 spaces per dwelling units.
3. For business and professional office use, there shall
be a minimum of 1 parking
space per one thousand (1000) and a maximum of
1 parking space per five hundred (500) square
feet of gross floor area.
4. For retail and service uses, there shall be a minimum
Of 1. parking space per one thousand (1000) and a
mum of 1 parking space per tfimt►undred (300)
square fest or gross floor area.
5. For restaurants, bars, nightclubs and the like there
shall be a minimum of 1
parking space per eight hundred (800) and a
maximum of 1 parking space per one hundred (100)
square feet of gross floor area. ,
6. For theater uses, there shall be a maximum of 1
parking space per four (4) seats.
7. For all other uses, there shall be a maximum of 1
parking space per five hundred (500) square feet
of gross floor area.
8. For adaptive re -use of buildings and/or contributing
structures into livelwork flexible space, parking
variances may be allowed.
SD -28 Industrial District
Transitional Residential! Light Industrial District
Intent.
A proposed transitional District is of special interest
because of its proximity to the Wynwood Industrial
District. This Overlay District will allow existing industrial
buildings to be adaptive to mixed-use work/live space or
to residential buildings in the district to allow for live/work
space.
Effect.
Effect of SD -28 guidelines shall be to modify regulations
within portions of other zoning districts included within
the SD boundaries to the extend indicated herein in the
official zoning atlas
Permitted uses: limited- light industriaUresidential.
Prohibited uses: toxic manufacturing, storage or
distribution; manufacture, storage of hazardous waste
materials; scrap yards; uses creating excessive noise
and wholesale trade -mart.
Special Permitted use: exception:
The following life safety and general welfare
criteria needs to be considered:
1. Residential uses may be denied if the
above-mentioned prohibited uses are
within a 250 -feet radius . The intent for
this distance, based on the average
block size, is toprow the resident from
potentially hazardous conditions.
2. To revert once converged Live/Work uses,
the special life safety and general
welfare criteria shall apply.
Building ht. Underlying Zoning
For Live/ Work Uses: Front set -back: 15 feet
Side set -back, street: 10 feet
Side set -back, interion 10 feet. Adjacent to the
FEC right-of-way the rear set -back
requirements shall be that of 20 feet
Rear set -back: 10 feet. Adjacent to the FEC
greenway and to the Miami City Cemetery the
rear set -back requirement shall be that of 20
feet
Density: 65 units/acre
FAR:
1. Maximum (1.72) times the gross lot area
02- 648
2. Livetwork buildings: The maximum floor area for
combination residential and light industrial use in an
existing building may be increased by (0.25) times the
lot gross area provided tate mix of mixed-use be as
follows:
Live Work.- 40% min. residential uses mixed.
with 60% light industrial /office uses. `Work-
Live= , , - min. residential uses mixed with40%
light industrial /office uses.
Consideration In nam Class H Special permit
determinatians.
Gum
A The principal building line shall be maintained for a
height of two stades.
➢ Ground level uses are mandated to front principal
streets
A Principal pedestrian entrances to buildings and
residential uses shall be accessed from the street.
➢ All commercial frontage depth shall be a minimum
of 30' and shall be no less than 12' in height from
finished floor to finished ceiling.
➢ Landscaped courtyards and terraces may be
incorporated into the ground floor along residential
_ street frontages. Where these occur, screening;
devices such as walls and gates with landscape
buffer features should be use to define the building'
kine,
' ➢ Shared parking for mixed-use development is allowed.
: within District. A 101a parking reduction for uses
for which parking demands occur at different times';
. may be permitted under Class H Special Permit.
Shared parking may beprovided within a 300 -foot'
radius from the building.
➢ Parking, loading, service, utility and storage areas
and uses shall be hidden and/or screened from view'
with liner buildings to the extent possible (unless no
other option is available, facades are to be
architecturally sensitive to the neighborhood)
Offsawt parking:
in this district because of it's proximity to the trolley
transportation system, special offstreet parking
rmquitomettts and limitations areas follows:
1. dwelling units, there shall be a minimum of 1
and 4 maximum of 14s'pace's per dwelling units.
2. business and psiQnal office use, there shall
tie a itnu mum of l parking space per one thousand
(1000 and a maxiinrnQf 1 Parking space per five
hundred (50t}) square ofgrossfloor area.
3. For service uses, there sl afl W a`minimum of 1
parking space per one thousand (1000) and a
maximum of 1 parking space per three
hundred (300) square feet of gross floor area.
4. For all other uses, there shall be a maximum of 1
parking space per five hundred (500) square feet of
gross floor area.
5. For adaptive re -use of buildings and/or contributing
structures into live/work
flexible space, parking variances may be allowed by Class
Ii Special Permit.
SD -29 Little Haiti Mixed -Use District
Intent.
The proposed Little Haiti Mixed -Use District provides
the opportunity to create a uninterrupted commercial
corridor on NE 2nd Ave from 54d Street to 791" Street.
It is intended for low-density mix -use development, with
a unified character reinforced by landscaping, paving,
storefront design, signage and street furniture. Ground ,
level retail and service uses with strong pedestrian
orientationare mandated to front these commercial
corridors with some housing above.
Other public support would include a facade
improvement's program that would preserve existing
historic structures on NE 20' Avenue
Effect.
Elmet ofSD49 guidelines shall be to modify regulations
within portions of other zoning districts included within
the SD boundaries to the extend indicated Herein in the
official zoning atlas
Permitted uses:
Ground floor uses: retail, restaurants and cafes, art
galleries, museums, theaters ;other than drive-ins, and
other cultural uses
General uses: residential, office and light manufacturing'
(non-toxic) lofts/ and hotels
Building ht.: maximum height of 40 feet
Street wall: The street fagade along NE 2°d
Avenue will be maintained up to a minimum of 2
stories with a maximum allowable set -back of 5
feet.
Density: 18 units /net acre
FAR: 1. Maximum for Residential and non-
residential use in a building shall not exceed (0.60)
times the gross lot area
2. Mixed-use buildings. The maximum floor area
for combination residential and non-residential
use in a building may be increased by (0.25) times
the lot gross area provided the mix of mixed -
uses be as follows:
Ground floorretail uses mixed with 400
min. residential uses and 40%
commercial /office uses; and provided
that ground level uses listed be
constructed in accord with `The City of
Miami Primary Pedestrian
02— 648
Pathway Design Guides and
Standards''. (On primary pedestrian
patfiways,,design guidelines in "the
City df Miami pedestrian pathway
Design Quit es and Standards" shall be
required where applicable;)
Open space. 0.1-5 tires the gross lot area
796 Street Commercial Revitalization Corridor
The 79* Street area is integral to the larger Little Haiti
Mixed -Use District on NE 2 4 Ave. The intent of the
proposed 796 Street and Greenway Corridor concept is
to create a visually aesthetic and pedestrian oriented
environment
The concept includes facade renovations and street
improvements along 79" Street from the intersection of
NE 21 Avenue east to Biscayne Boulevard, and open
. space and greenway development along The Little River
and the FECright-of-way.
0
➢ The junctw of 796 Street and the FEC right-of-way
represents the northern gateway to the proposed FEC
greenway recreation corridor.
➢ The open space development concept would be to
create public access and viewing opportunities along
79& Street at key locations between NE 2°d Ave and
Biscayne Boulevard.
Consideration in making Class II Special permit
determinations.
Design Guidelines
➢ Principal pedestrian entrances to buildings and lobbies
to residential buildings shall be accessed from the
street.
A principal building line shall be maintained fora
tniumum height of two stories.
There shall be a vertical architectural transition line
at the top of the Second Story, with a change of
fenesti*ofi, an awning line or a maximum setback
Of tofeet.'
There be a €►rizontal architectural transition
lira every 80 feet.
Ali cornmer ialfrontage depth shall be a minimum
of 30' and shall be no less than 12' in heightfrom
firiishedfloorto finished ceiling.
➢ 65% of all retail frontages shall be glazed as
stDreftunCs.
➢ Landscaped courtyards and terraces may be
incorporated into the ground floor
➢ The overall streetscape design is to provide a
pedestrian -friendly environment. Storefront Design,
Signage and Street lights are to reinforce ,the
neigliborfiood character.
➢ Shade trees are to line sidewalks to provide a special
neighborhood character.
D Shading devices such as awning walkways and or
louvers are also to be encouraged to provide
protection for the pedestrian.
Parking, loading, service, utility and storage areas
and uses shall be hidden and/or screened from view
with liner buildings to the extent possible (unless no
other option is :available, facades, are to be
architecturally sensitive to the neighborhood)
➢ Parking ramps and curb cuts will not be accessed
from 790 Street, only from defined streets and service
roads (unless no other option is available).
➢ Slaaedpazkingformixed usedevelopmentis allowed
within District. A 25% parking reduction for uses
for which parking demands occur at different times
may be permitted under Class II Special Permit.
Consideration in making Class H Special permit
concerning 791' street Commercial Revitalization
CorTMor
Offstreet parking and loading shall gen"y be within
a r►inimal v
:'grated with the
be, appropriately screened from exterior views.
➢ Parking lots shall be screened from view with liner
buildings or landscaped buffer zones.
A Streetscape'improvements along 79d' Street and at
the entrance to 41 Court would provide a linkage to
the proposed FEC recreation right-of-way/greenway.
Consideration in making Class II Special permit
concerning Lithe River Greenway.
➢ Unenclosed vehicular parking and loading in any
location visible from the waterway shall be
appropriately screened from:views.
➢ Courtyards and gardens shall front waterway. It is
encouraged to have a landscape buffer of more than
30 feet and a minimum of 25 feet.
➢ Screening devices such as landscape buffer features
may be used to enclose courtyards and gardens;
fencing facing waterway shall not be allowed. Where
no other option is available, a decorative wall would
be allowed=
Offstreet Parking:
Since it is intended that automobile traffic be minimized in
this district because of it's proximity to the trolley
transportation system, special offstreet parking
requirements and limitations are as follows:
1. For dwelling units, there shall be a minimum of l and
a maximum of 1.5 spaces
o2- 64S
per dwelling units.
2. For hotel uses, there shall be a minimum of .5 and a
maximum of 1.5 spaces per
dwelling units.
3. For business and professional office use, there shall
be a minimum of 1 parking
space: per one thousand (1000) and a maximum of 1
parking space per five hundred (500) square feet of
gross floor area.
4. For retail and service uses, there shall be a minimum
of 1 parking space per one thousand (1000) and a
maximum of 1 parking space per three hundred (300)
square feet of gross floor area.
5. For restaurants, bars, nightclubs and the like there
shall be a minimum of 1 parking space per eight
hundred (800) and a maximum of 1 parking space
per one hundred (100) square feet of gross floor
area.
6. For theater uses, there shall be a maximum of 1
parking space per four (4) seats.
7. For all other uses, there shall be a maximum of 1
y parking space per five hundred (500) square feet
of gross floor area.
8. For adaptive re -use of buildings and/or contributing
structures into live/work
flexible space, parking variances may be
allowed.`
Neighborhood Conservation District 1
Edgewater and 251b Street Neighborhood
Conservation District
The proposed Edgewater and 25"` Street Conservation
District provides the opportunity to protect residential
structures within the area while integrating a prototype for
west to east pedestrian oriented access and public
improvements to Biscayne Bay. The overlay zoning
includes guidelines to preserve sigpificaettcultural,historic
Biscayne Bay would include (where appropriate) the
repaving of struts and side, repairs and
upgrades, crosswaikpavers, strer%plAntings, street lighting
and street artlfutniture
On primary pedestrian pathways design guidelines in "the
City of Miami pedestrian pathway. Design Guides and
Standards" shall apply. The open space design guidelines
in"Open Space andResidential Recreation Space design
standards" shall apply.
Uses:
Permitted uses: residential, bed & breakfast
Permitted uses on bay front street ends: restaurants and
cafes. Uses may utilize street end area as long as it is
open to the: public and is maintained.
Building lit: maximum height of 80 feet on vacant parcels
Density: underlying Zoning
Open space: underlying zoning
Bonus
Facade Easements Preservation program is to encourage
the preservation of existing historic structures on District.
Buena Vista Neighborhood C iservation District
The proposed Buena Vista Neighborhood Conservation
District provides the opportunity to protest architecturally
and historically significant residential structures within the
area.
Uses: Underlying zoning
Building Ht. Underlying zoning.
pity: Underlying Zoning
Fade easements preservation program is to,encourage
the'.preservation of existing historic structures on the
District.
Spial Permit required for any development for
NCD -1
Guidelines
Parking lots are to be hidden from view and will be
accessed from residential courtyards and service
roads,
➢ Alleyway and/or street are to be maintained. Closing
off streets and alleyways is not to be permitted.
➢ Architectural elements such as balconies decorative
trellises and gates, grilles, awnings and shutters are
encouraged.
➢ Where courtyards and front gardens occur, devises
such as walls, gates with landscape features should
be used to define the building line.
➢ Shaded tn3es are to line sidewalks to provide a special
neighborhood character.
The overall streetscape design is to provide a
pedestrian -friendly environment. Storefront design,
signage and street lights are to reinforce the
neighborhood character.
Couddoationinmakift Special Permitconcerning
bay front pocket parks
9 Restaurants and cafes may utilize landscaped,
courtyards as long as it is open to the public and it is
maintairt�d.
A Landscaped terraces maybe incorporated into the
floor and upperfloors.
➢ Shading temporary devises such as covered ares,
trellises and or f ic-covered areas are permitted.
➢ The overall streetscape design is to provide a
pedestrian -friendly environment. Shade trees,
storefront design, signage and street lights are to
reinforce the neighborhood character.
Qedi eratirrninmelingSpecialPlermitconcerning
Z5& Street
➢ The scale and character historic buildings along 25%
Street are appropriately suited for bed and breakfast
type uses.
The vacant parcels at the intersection of 251" Street
and NE 2nd Avenue and east of Biscayne Boulevard
are to maintain commercial uses
➢ The overall streetscape design is to provide a
pedestrian -friendly environment. Shade trees,
storefront design, signage and street lights are to
reinforce the neighborhood character.
SD -9 Special Biscayne Boulevard Restrictions
Biscayne Boulevard is one of Miami's most important
streets. Urban Design elements of the FEC Corridor
Strategic Redevelopment Plan support the mcreatiortof
promenade connecting all the ncigltl3101rlmads in theFIEC
corridor and serving as a gateway to the Arts and
Entertainment District and Downtown Miami. Public
improvements to the potion of Biscayne Boulevard from
the Arts and Entertainment District to NE 36'° Street
will reinforce the Boulevard as an important office,
residential and ground levelretail with a strong pedestrian
orientates.
Accordingly uses incompatible with the 'Boulevard ,
Buildings housing a mix of -uses should bedisccuiraged
' diestmeetfagadeshould%maintaineduptoaminimuni
Of two -stories with a maximum allowable setback of 10
feet.
Permitted uses:
Ground level uses: should be restricted to retail, inhaling
automobile showrooms, restaurants and cafes, art
galleries, museums, theaters and other cultural uses as
well as entrances and lobbies for office and residential
uses.
General uses: residential and office uses
BuikbgHt. Underlyingwiing.
Density: Underlying Zoning
Definitions
Bert and Breakfast: Any building originally constructed
for residential use that is a contributing or outstanding
structure in a Conservation District and that is a place
of temporary lodging that provides rooms for rent for a
length of stay not to exceed two , (2) weeks. Ronan
numbers range from 4-20 with a small, but increasing
number up to 30. Usually is the owner's primary
residence and is occupied by the owner at the time of
rental, and in which the only meal served to guest is
breakfast
Live -Work: Any building originally constructed for
industrial:use to be adapted to residential uses and or
buildings that are used jointly for commercial and
residential purposes where the residential use of the
space is secondary or accessory to the primary use as a
place of work.
Loft: The resurgence of loft space was traditionally
restricted to adaptive use projects.
An open floor workspace traditionally associated with
manufacturing orWustr al buildings, which could also in
this definition, include residential uses. Lofts are
characterized by high ceilings, large windows, exposed
structures and raw finishes.
Loftbuilding: Multistoried building adaptabletomult ik
uses whose open floorspace without partitions allows
maximum adaptability, of use (for the `display of
merchandise or light manufacturing).
Theater: AbuRding or part of a building, not be less than
3,000 square feet, devoted to showing motion pictures, or
for dramatic, dance, musical or other live performances,
for admission to which entrance money is received..
A box office, marquee signage, theater seating and -stage
are components that are to be part of the theater.
Work -Live: Any building originally constructedfor
residential use to be adapted w light industrial uses and/or
buildings that are used jointlyforcommercial and residential
purposes where the commercial use of the space is
secondary or accessory to the primary use as a place to
live.
U2 648
Alternative Little Haiti
Corridor Proposal
Fig -Bl: Little Haiti Park Proposal (Alternate)
Appendix B
Redevelopment Concept* 3 -
Little Haiti Market and Manufacturing
District
Project ription
The ,proposed Little Haiti Market and
ManufwAiring District redevelopment concept provides
the opportunity to create an authentic mixed-use
neighborhood incorporating, retail development,
manufacturing jabs, infill housing and active recreation
within the context of the existing Little Haiti community.
The geographic focus of the redevelopment
concept is NE 2nd Avenue between NE 58th and 62nd
Streets extending east along the FEC Railroad right-of-
way. The Little Haiti Market and Manufacturing District
is the centerpiece of the Little Haiti sector plan.
The redevelopment concept is to create an
ethnically diverse, open market place that would appeal
to both local residents and the larger tourist economy
within South Florida. The market place would convert to
a night time restaurant and entertainment district creating
a more vibrant neighborhood center and amore profitable
entrepreneurial environment. The market place would
be integrated with new active and passive recreational
space planned for the area enhanced retail development
along NE 2nd Avenue. Light manufacturing and
warehousing and distribution in the surrounding Little
River Industrial Park would support the economic
activities of the market place and the larger Little Haiti
community.
Public investment strategies for the
redevelopment area would include land acquisition for
park development and public infrastructureand
streetscape improvements along NE 2nd Avenue, 59th
and 62nd Streets. Other public support would include
facade improvements on NE 2nd Avenue and
business incentives to existing and aspiring
entrepreneurs within the proposed Little Haiti Market
and Manufacturing District.
Project Objectives
➢ Develop a mixed-use community
cisting of retail, light manufacturing,
residential and recreation
Enhance the existing retail district of
Little Haiti
9 Create expanded recreational
opportunities for the Haitian community
➢ Provide new entrepreneurial
opportunities within the neighborhood
➢ Increasejobopportunities, particularly for
the residents of the surrounding
neighborhood
Project Participants
➢ The City of Miami will have the lead
responsibility in land acquisition and
disposition for public improvements
➢ Haitian American Foundation, YMCA,
neighborhood residents
➢ Private lenders
New and existing entrepreneurs
Funding Resources
➢ City of Miami bond issue
➢ Tax incentives via state Enterprise Zone
and City of Miami
➢ City of Miami capital improvements;
Community Development Block Grant
(CDBG) Program
➢ Miami -Dace County CDBG and Section
108 Loan Guarantees
➢ Private lending'
d 648
Appendix C
A. Community and Economic
Development Resources
Community Development -Block
Grant (CDBG) Program
The U.S. Department of Housing. and Urban
Development (HUD) Community Development Block
Grant (CDBG) Program provide a comprehensive and
flexible source of funding to address local housing,
economic and community development needs. Eligible
activities include: acquisition of real property, including
land, air rights, easements, right-of-ways and buildings;
public facilities and improvements for the acquisition,
construction, reconstruction, rehabilitation or installation
of public improvements; rehabilitation of residential
' property, whether privately or publicly owned, and
commerciallindustr al property, but where such property
isowned by afor-profit, rehabilitation under this category
is limited to exterior improvements of the buildings and
the correction of code violations; special economic
development activities to support eligible economic
development activities and other categories of basic
eligibility, each of which must meet national objective
of the CDBG program including cornmercial or industrial
improvements carried out by the grantee or a nonprofit
sub-rec pient;.and, homeownershipassistanoe to finance
low- and moderate income households in the purchase
of a home.
The City of Miami utilizes its CDBG funds for
housing and economic development activities including
homeownership assistance, housing rehabilitation and
fagade improvements in targeted neighborhoods. The
City's Homebuyer's Financing Program provides dared
payment loans to income eligible homebuyers (less than
80 percent of the area median income). The financing
covers closing 'costs, down payments and second
mortgages. The City also administers a Single Family
Rehabilitation Program (1 -4units) c:o both CDBG
and SHIPfurift(Urnilliou). Fa im!rovementgrants
of $4,MOare targeted to commercial messes in CDBG
eligible neighborhoods
iJV Section 1018 Loan Guarantees
The Section 108 Doan Guarantees Program
provides HUD the authority topledge full faith and credit
of the U.S. Government as a means of guaranteeing loans
undertheCDBGpragram. Under this provision, a grantee
may request loan guarantee assistance for activities
specifically eligible under Section 108, which may include
many of the same activities that other CDBG funds may
assist including housing rehabilitation and economic
development. Under the program, a grantee may borrow
up to five times its annual entitlement grant. The loan
repayment period can be as long as 20 years. While
mostguaranteed loans are repaid using an income stream
from the activity assisted by the loan proceeds, CDBG
grant funds (and program income) can be used to make
interest and principal payments on the loans.
Miami -Dade County's Urban Revitalization Task
Force administers a Section 108 Loan Program for large
scale economic development projects within seventeen
Targeted Urban Areas (TUAs) including Little Haiti.
Miami -Dade Neighborhood
Dousing Services
Miami -Dade Neighborhood Housing Services
(MDNHS) administers a $4 million First Mortgage
Product that is wgftd to first time homebuyers in Miami-
Dade. BankAdanticandHSBCBank USAhavelxovided
lending commitments to the program. Reduced interest
rates currently at 6.5 percent are available to qualified
income eligible (below 80 percent of the area median
income) homebuyers. The MDNHS helps ensure
mortgage readiness through its training and counseling
program.
Tax Increment Financing
Tax Increment Financing (TIF) utilizes the
incremental increase in ad valorem tax revenue within a
designated geographic area to finance redevelopment
projects
-within that area. As pro -r values rise above
anestalnished aggregate valuation (the "frozen" tax base),
tax dement is generated by applying the millage rate to
that increase in value and depositing in a trust fund an
amount equal to such increased tax revenue. The trust
fund is the source for repayment of indebtedness.
Florida redevelopment activities are initiated by
thegovernng body of a city or county adopting aresolution
finding the existence of one or more slum or blighted am
or a shortage of housing affordable to low or moderate
incorm persons within its jurisdiction. The resolution must
also find that the "rehabilitation, conservation,. or
redevelopment, or a combination thereof," of the area is
necessary. The governing body must further find the need
for a community redevelopment agency ("CRA") to
function within that local government's boundaries to carry
out the purposes of the Redevelopment Act. The
governing body by resolution may designate itself as the
CRA, create a separate CRA by ordinance, or designate
a pre-existing downtown development entity. The next
step in the redevelopment process is to prepare a plan for
redevelopment within the designated slum or blighted area
(referred to as a "community redevelopment area").
The boundaries of the City of Miami's Omni
Community Redevelopment Area (CRA) are the FEC
Corridor to the west; NE 20 Street to the north; Biscayne
Bay to the east and Interstate 395 (State Road 836) to
the south. The CRA includes the Media Entertainment
District including the location of new Performing Arts
Center (PAC) of Greater Miami.
02-- 648
Enterprise Zones
The State of Florida Enterprise Zone program
offer$ M)ortunities forentiqpereneurialinitiativesandsmall
business expansions. Businesses locating in enterprise
zones quW* for property, Wes and corporate tax edits.'
All of the major commercial corridors and
industrial areas within the FEC corridor study area are
located within the boundaries of a State of Florida
Enterprise Zone.
Miami -Dade Empowerment Zone
The Miami -Dade Empowerment Trust is
authorized to issue upto $130 million in tax-exempt bond
financing to new and existing businesses within its eight
Empowt Zone (EZ) assemblies. Each neighborhood
assembly will also receive an allocation of $1 million to
finance local economic development and human service
projects.
The Miami -Dade federal Empowerment Zone
(EZ) Wynwood Neighborhood Assembly includes a
portion of the FEC Corridor study area (see map ?)
between Interstate 95 and Biscayne Boulevard south of
NW 28th Street. A smaller portion of the EZ extends to
NE 36th Street between the FEC and Biscayne
Boulevard. The Wynwood Neighborhood's priorities are
housing and economic development. Funding allocations
in the first year of.the program included a Commercial
Fagade Program on NW 2nd Avenue; a $100,000 Street
Landscape Beautification Program; and a Micro Loans
Program for small businesses. Funding allocations for
the second year included community-based projects; and
for equity investment in local businesses.
City of Miami Tax Exemption Dis-
tricts
The City of Miami recently approved a property
tax exemption programfor qualified developers and
entrepreneurs willing to invest in underdeveloped areas
of the city including the FEC !Corridor neighborhoods of
Wynwood and Little Haiti. The new program will provide
incremental tax relief for a period of ten years on new
commercial investment.
Qualified Target Industry (QTI)
The Qualified Target Industry (QTI) Tax Refund
is a tool available to Florida communities to encourage
quality job growth in targeted high value-added
businesses. New or expanding businesses, servingmulti-
state and/or international markets, in targeted industries
or designated corporate headquarters are eligible for this
refund. Pre -approved applicants who create new jobs to
Florida, paying 115% of the average annual area wage,
can receive tax refunds up to $3,000 per new job created,
up to $6,000 in an Enterprise Zone or Rural County.
Additional "per job" bonuses are available for businesses
paying 150 or 200 percent of the average annual area
wage.
Quick Response Training (QRT)
Quick Response Training (QRT) is a customer driven
training program designed as an inducement to secure
new value-added businesses to Florida and provide
existing businesses the necessary training for expansion.
Through this incentive, Florida is able to effectively retain,
expand and attract employers offering high-quality jobs.
Workforce Florida, Inc. administers the program, with
technical advice provided by the Department of
Education. Eligible projects are new or expanding Florida
businesses that produce exportable goods or services,
create new permanent full-time jobs and employ Florida
workers who require customized entry-level skills training
and must create, or retain jobs.
ncubi ent Worker 1r g
The Incumbent Worker Training Program is
funded by the Federal Workforce Investment Act
(WIA) and administered by Workforce Florida, Inc.
Through this program, Florida is able to provide grant
funds to; companies for training currently employed
workers to keep Florida's workforcecompetitive in a
global economy and to retain existing businesses. The
IWT program is. open to all Florida businesses that have
been in operation for a minimum of one year prior to
tate application date, have at least one employee, and
are current with all state taxes.
High hupact Performance Incen-
tive Grant (HER)
The High Impact Performance Incentive Grant
(HIPI) is a negotiated incentive used to'aiMet and
grow major high impact facilities in Florida., Grants are
provided to pre -approved applicants in certain high-
impact sectors (currently silicon technology and
transportation equipment manufacturing) as designated
by the Governor's Office of Tourism, Trade and
Economic Development. In order to participate in the
program, a company must be in a designated high impact
sector; create at least 100 new full-time equivalent jobs
(if a research and development facility, create at Ieast
75 new full-time equivalent jobs) in Florida in a three
year period; and make a cumulative investment in the
state of at least $100 million (if a research and
devekiprrnt facility, make a cumulative investment of
at least $75 million) in a 3 -year period.
Capital hnves'tment Tax Credit
0M,
The :Capital investment Tax Credit (CITC) is
an annual credit against Florida state corporate income
tax liability..The amount of the annual credit is equal to
5 percent of the eligible capital costs and can be taken
for 20 consecutive years. Eligible capital costs include`
all expenses incurred in the acquisition, construction,
installation and equipping of a project from the beginning
Of construction to the commencement of operations. For
projects malting a cumulative capital investment of at
least $100 million, the credit may be applied towards
one hundred percent (100%) of the project's annual
Florida corporate income tax liability for 20 consecutive
years. If the cumulative capital investment is at least
$50 million but less than $100 million, the credit may be
applied to seventy-five percent (75%) of the project's
annual corporate income tax liability. The ultimate value
of credit will depend on the project's Florida corporate
income tax liability for the 20 years following
commencement of operations. Florida's Corporate
Income Tax Rate is 5.5% of apportioned taxable income.