HomeMy WebLinkAboutSubmittal-Public Comments Submitted Online for the March 9, 2023 City Commission MeetingCommission Report for the March 9, 2023 Meeting
Public Comment for March 9, 2023, Regular City Commission Meeting
March 9, 2023 2:16 PM MST
Public Comment
motero@miamigov.com
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Abig Rem 114 PZ. Dear City of Miami Commission, The People's Economic and Environmental Resiliency (P.E.E.R.) Group
ail ing NW 4 advocates for economic and environmental sustainabitity in Miami through a community Lawyering
25th #128 approach that shifts power back to marginalized communities. We partner and work side- by -side with
Stre 58 community groups to advocate for our vision of justice, which recognizes the need for structural and
et, Land systemic change that empowers vulnerable populations, provides equitable access to benefits, and
Mia Use advances restorative protection from harm. We write to you today to object to the inclusion of Assemblage
mi - A within PZ.4 (Fite ID 12858). Over the Last decade, Greater Miami has experienced exponential growth in
FL Vario its population and real-estate development. This growth is attributable to a myriad of factors including, but
us - not Limited to, an influx of foreign investors; a form -based planning and zoning code which favors high -
Little density, mixed -use developments; and an emerging trend favoring transit -oriented development and
Bah walkable communities. These trends exacerbate the gentrification of Low-income communities and, as a
ama result, displace vulnerable communities. We know that the need for proactive and corrective action in
s of Miami is particularly acute. Miami now has the most expensive housing market in the country with over
Coc 85% of median income going towards homeownership costs for the average city resident. Cost -burdened
onut households are incredibly susceptible to population displacement based on minor variations in the market
Grov price for rent. More specialty, in the West Grove, "decades -Long disinvestment and disenfranchisement
e have resulted in the reduction of its housing stock, the degradation of its character, and the displacement
of its community." We know that access to stable housing disrupts the vicious cycle of poverty and
mitigates vulnerability to natural disasters, making Low-income communities more resilient in the face of
socioeconomic and environmental challenges. As the world continues to face the interconnected crises of
the COVID-19 pandemic, climate change, and Large-scale wealth inequality, the City of Miami has an
opportunity to set a global example by adopting and implementing innovative solutions to housing
challenges that foster true stability for aLL. We have an opportunity now to do better and write a different
story. The threat of displacement can be addressed by providing for meaningful participation in project
development and approvals and by implementing anti -displacement strategies to protect historically
disenfranchised communities. Thus, alongside community partners, the Environmental Justice Clinic
(" EJC') at the University of Miami School of Law developed the Displacement Vulnerability and Mitigation
Tool (" DVMT" or "Tool."). The TooL aims to forecast the risk of displacement that a proposed development
will Likely cause and to equip community stakeholders —including real-estate developers, municipalities,
and Local communities —with research -informed strategies to mitigate potential displacement. Part I of the
DVMT utilizes mapping analysis software to aggregate data on the surrounding community and of a
proposed development, capturing both a visual and numerical snapshot of the existing community
composition. The demographic data is sourced via the American Community Survey, Miami -Dade GIS
Data Hubs, and the USGS, and includes community -specific population data and community
environmental data so that the TooL can accurately map the Link between development and displacement.
In Part II, an automated code analyzes this data using statistically based calculations of each population's
susceptibility indicators to determine a community's vulnerability to displacement. Based on this
vulnerability analysis, Part III identifies mitigation efforts that stakeholders can employ to address the
potential displacement. For this comment, PEER Group partnered with the EJC to run an analysis on the
proposed development for PZ.4 (Fite ID 12858). Our findings are below. For a comprehensive analysis and
description of the TooL, please visit our GIS Story Map: https://arcg.is/08PzzK West Coconut Grove is a
historic Afro -Caribbean and African -American community, originally inhabited by Bahamian settlers. The
West Grove's proximity to Downtown Miami and its central Location between the highly desirable East
Coconut Grove and Coral Gables has Led to rapid gentrification in recent years. In Part I of the TooL, we
aggregate specific Census Tract Level data regarding the existing property upon which the new
development is being proposed, the neighboring community and the anticipated property uses. For the
proposed development in this case, Census Tract 00720 was selected. For the Census Tract, data shows
that 85% of the population is Black, the Median Household Income is $32,206, which is welt below the
Area Median Income for Miami -Dade County, and the majority of residents are renters. Additionally,
17.7% of households fall below the poverty Level. The proposed development is 9 feet above sea Level and
13660 Submittal -Public Comments Submitted Online for the March 9, 2023 City Commission Meeting
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RE.
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488 87
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3313 'In
2 God
We
Trust
the area has been designated a "Minimal Flood Hazard" area by the United States Federal Emergency
Management Agency. Based on the data, in Part II, we analyze the data to assess a populations
susceptibility to displacement. The DVMT relies on a variety of indicators to assess a populations
susceptibility (age, race, education, income, infrastructure, environment, etc.). This analysis produces a
final susceptibility score that is then placed on a four -tier susceptibility spectrum: very susceptible,
susceptible, moderately susceptible, and least susceptible. Calculations are based on a statistically -based
assessment using the normal distribution curve. Normal distribution approximates many natural
phenomena and is an excellent reference for probability problems such as the DVMT. Using these
measurements, we were able to understand how each susceptibility factor translates into calculating the
total percentage vulnerability of a population. The demographic characteristics were based on a scale of 0-
8 'points' using the percentages of normal distribution statistics. This project scored a 57% which denotes
a community that is "Susceptible" to displacement. In Part III, based on the susceptibility, the DVMT
provides mitigation strategies. Because the West Grove community has already experienced gentrification
and displacement, it is especially important that protections are in place for remaining residents.
Therefore, it would be advisable that the community negotiate various mitigation strategies; for example,
the construction of one-to-one affordable housing on -site or one -to -three affordable housing construction.
The rapid development that the West Grove has already experienced is Likely to transform the nature and
fabric of the community and wilt tikety price out existing residents. Thus, investments into Pathways to
Homeownership Funds could allow displaced residents to become homeowners in other more affordable
communities. The Afro -Bahamian residents of the West Grove played a profound rote in the history and
development of Miami, including the "Shotgun" homes that were common in the West Grove. To preserve
this rich history, community members are tikety to negotiate for the preservation of historical and cultural
buildings in the West Grove. The community may negotiate that a certain number of construction and
development full- time employment opportunities are secured for the existing community residents. The
Commission should vote no on PZ.15 (Fite ID 12858). Specifically, Fite ID 12858's proposed rezoning of
Assemblage A that wilt result in unnecessary toss of housing opportunities in the West Grove. Currently,
five of the seven tots in Assemblage A are zoned as residential.. Fite ID 12858 proposes that these five
residential tots be rezoned to commercial.. A commercial tot would directly conflict with the tow -density
residential nature of the neighborhood. Further, as shown by the above analysis, the West Grove
neighborhood is susceptible to displacement, thus taking away potential housing opportunities wilt surety
have adverse effects. It is vital to the tong -term residents of the West Grove that these tots remain
residential.. These tots should be used to mitigate already existing housing shortages instead of creating
further housing disparities. The best use of the tots between Washington and Thomas Avenue is affordable
housing. The recent West Grove Affordable Housing Blueprint authored by Plusurbia Design sums up what
the Commission should do - "Stop approval of developer requests to change Land use from residential to
commercial, in other words, keep residential Land residential." Here, we have an opportunity to add
affordable housing to a community that desperately needs it. This opportunity is completely Lost if PZ.15
(Fite ID 12858) is approved in current form. Thank you for the opportunity to comment. Abigail Fleming,
Esq. Staff Attorney P.E.E.R. Group
I fully support "In God We Trust", vote yes.
End of Report