HomeMy WebLinkAboutR-86-1034J-86-1031
12/3/86
RESOLUTION NO.
A RESOLUTION APPROVING, IN PRINCIPLE, THE
DUPONT PLAZA AREA REDEVELOPMENT PLAN FOR THE
AREA GENERALLY BOUNDED ON THE EAST BY
BISCAYNE BAY; ON THE NORTH BY FLAGLER STREET
(EXTENDED TO BISCAYNE BAY); BISCAYNE
BOULEVARD, SOUTHEAST 3RD STREET, SOUTHEAST
3RD AVENUE AND SOUTHEAST 2ND STREET; ON THE
WEST BY SOUTHEAST 1ST AVENUE, AND THE
WESTERLY PROPERTY LINE OF THE CITY OF
MIAMI/DAMES L. KNIGHT CONVENTION CENTER, AND
ON THE SOUTH BY THE MIAMI RIVER; A COPY OF
WHICH IS ATTACHED HERETO AND MADE A PART
HEREOF; MAKING CERTAIN FINDINGS OF FACT AND
CONCLUSIONS OF LAW; RECOMMENDING APPROVAL OF
THE DUPONT PLAZA AREA REDEVELOPMENT PLAN, THE
MAKING OF CERTAIN FINDINGS OF FACT AND
CONCLUSIONS OF LAW TO THE BOARD OF COUNTY
COMMISSIONERS FOR METROPOLITAN DADE COUNTY.
WHEREAS, the Legislature of the State of Florida enacted the
Community Redevelopment Act of 1969 (hereinafter the "Act") as is
presently contained in Part III of Chapter 163, Florida Statutes,
as amended; and
WHEREAS, Section 163.335, Florida Statutes recites:
(1) It is hereby found and declared that
there exist in counties and municipalities of
the state slum and blighted areas which
constitute a serious and growing menace,
injurious to the public health, safety,
moral, and welfare of the residents of the
state; that the existence of such areas
contributes substantially and increasingly to
the spread of disease and crime, constitutes
an economic and social liability imposing
onerous burdens which decrease the tax base
and reduce tax revenues, substantially
impairs or arrests sound growth, retards the
provision of housing accommodations,
aggravates traffic problems, and
substantially hampers the elimination of
traffic hazards and the improvement of
traffic facilities; and that the prevention
and elimination of slums and blight is a
matter of state policy and state concern in
order that the state and its counties and
municipalities shall not continue to be
endangered by areas which are focal centers
of disease, promote juvenile delinquency, and
oonsume an excessive proportion of its
revenues because of the extra services
required for police, fire, accident,
hospitalization, and other forms of public
protection, services, and facilities.
(2) It is further found, and declared that
pertain slum or blighted areas, or portions
thereof, may require acquisition, olearanoe,
CITY COMMISSION
MEETING OF
DEC11 ly0u
[SOLUTION 1486-1034
i 1AARi!J.
and disposition subject to use restrictions,
as provided in this part, since the
prevailing condition of decay may make
impracticable the reclamation of the area by
conservation or rehabilitation; that other
areas or portions thereof may, through the
means provided in this part, be susceptible
of conservation or rehabilitation in such a
manner that the conditions and evils
enumerated may be eliminated, remedied, or
prevented; and that salvageable slum and
blighted areas can be conserved and
rehabilitated through appropriate public
action as herein authorized and the
cooperation and voluntary action of the
others and tenants of property in such areas.
(3) It is further found and declared that
the powers conferred by this part are for
public uses for which public money may be
expended and the power of eminent domain and
police power exercised, and the necessity of
the public interest for the provisions herein
enacted is hereby declared as a matter of
legislative determination.
(4) It is further found and declared that
the preservation or enhancement of the tax
base from which a taxing authority realizes
tax revenues is essential to its existence
and financial health; that the preservation
and enhancement of such tax base is implicit
and the purposes for which the taxing
authority is established; that tax increment
financing is an effective method of achieving
such preservation and enhancement in areas in
which such tax base is declining; that
community redevelopment in such areas, when
complete, will enhance such tax base and
provide increased tax revenues to all
affected taxing authorities, increasing their
ability to accomplish their purposes; and
that the preservation and enhancement of the
tax base in such areas through tax increment
financing and the levying of taxes by such
taxing authorities therefor and the
appropriation of funds to a redevelopment
trust fund bears a substantial relation to
the purposes of such taxing and is for their
respective purposes and concerns. . . .
(5) It is further found and declared that
there exists in counties and municipalities
of the state a severe shortage of housing
affordable to residents of low or moderate
inoome, including the elderly; that the
existence of such conditions affects the
health, safety, and welfare of the residents
of such counties and municipalities and
retards their growth and economic and social
development; and that the elimination or
improvement of such conditions is a proper
matter of state policy and state concern and
is for a valid and desirable public purpose;
and
WHEREAS, the Act authorizes counties and municipalities in
the State of Florida to create community redevelopment agencies
-2- 8(;rJL 3 r
and to prepare community redevelopment plans for certain defined
areas within their boundaries, to be designated as community
redevelopment areas and within which community redevelopment
projects may be undertaken to eliminate and prevent the
development and spread of slum and blighted areas; and
WHEREAS, the Board of County Commissioners for Metropolitan
Dade County, Florida is the duly empowered and authorized
governing body of Dade County for purposes of approving such plans
and programs; and
WHEREAS, the City of Miami wishes to exercise the powers and
duties conferred upon municipalities by the Community
Redevelopment Act of 1969, as amended, in order to eradicate
existing blighted conditions in the Dupont Plaza Area, and
therefore, wishes to satisfy the preliminary steps prescribed in
the Act; and
WHEREAS, Section 163.410, Florida Statutes provides:
In any county which has adopted a home rule
charter, the powers conferred by this part
shall be exercised exclusively by the
governing body of such county. However, the
governing body of any such county which has
adopted a home rule charter may, in its
discretion, by resolution delegate the
exercise of powers conferred upon the county
by this part within the boundaries of a
municipality to the governing body of such a
municipality...; and
WHEREAS, the City of Miami Planning Department, Department
of Development and Downtown Development Authority of the City of
Miami, jointly prepared a Dupont Plaza Area Redevelopment Plan
(hereinafter the "Plan"), dated November, 1986; and
WHEREAS, the City of Miami Planning Advisory Board approved
the Plan, in principle, at a regularly scheduled meeting on
December 3, 1986; and
WHEREAS, in order to create a Dupont Plaza Redevelopment
Area and to obtain the redevelopment powers conferred on the
County by the Act, the City of Miami must approve a community
redevelopment plan for the Dupont Plaza Area, make a series of
findings of fact and conclusions of law, and must request
recommendations of approval of plans and the making of certain
-3- St;-IL031
findings and conclusions by the Board of County Commissioners for
Metropolitan Dade County;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The Commission approves, in principle, the
Dupont Plaza Area Redevelopment Plan, dated November, 1986, a copy
of which is attached hereto and made a part hereof as Exhibit A,
for an area generally bounded on the east by Biscayne Bay; on the
north by Flagler Street (Extended to Biscayne Bay); Biscayne
Boulevard, Southeast 3rd Street, Southeast 3rd Avenue and
Southeast 2nd Street; on the west by Southeast 1st Avenue, and the
westerly property line of the City of Miami/James L. Knight
Convention Center, and on the south by the Miami River, more
particularly described as Tracts A, B, C and D, Blocks 2, 3 and 4,
DUPONT PLAZA, as recorded in Plat Book SO at Page 11 of the Public
Records of Dade County, Florida; Tracts B and C, Convention Center
Amended, as recorded in Plat Book 119 at Page 36 of the Public
Records of Dade County, Florida; Tract A, HALL-BELCHER, as
recorded in Plat Book 102 at Page 30 of the Public Records of Dade
County, Florida; WORLD TRADE CENTER, as recorded in Plat Book 118
at Page 41 of the Public Records of Dade County, Florida; and on
the south end of Bayfront Park south of the center line of Flagler
Street extended to the east.
Section 2. The Commission finds, determines, and declares
that the Dupont Plaza Area Redevelopment Plan conforms with the
Miami Comprehensive Neighborhood Plan and Addenda (September,
1985) .
Section 3. The Commission finds, determines, and declares
that many blighted areas exist in the section of the City of Miami
comprising the area described in Section 1 of this Resolution,
above.
Section 4. The Commission finds, determines, and declares
that rehabilitation, conservation, or redevelopment, or a
combination thereof of the area described in Section 1 of this
Resolution, is necessary and in the interest of the public health,
-4- 86-103,1
safety, morals, or welfare of the residents of Dade County and the
City of Miami.
Section S. The Commission recommends to the Board of County
Commissioners for Metropolitan Dade County, Florida that it
approve the Dupont Plaza Area Redevelopment Plan and take all
appropriate action to declare the Dupont Plaza Area, as described
in Section 1 of this Resolution, to be a Community Redevelopment
Area and to make certain findings of fact and all appropriate
delegations of responsibility to the City of Miami of all or some
powers conferred on Dade County by the Community Redevelopment Act
of 1969, as amended, to be exercised only within the Community
Redevelopment Area defined in Section 1 of this Resolution.
Section 6. The Commission extends support to joint
City/County redevelopment efforts in the Dupont Plaza Area and
directs the City Manager, City Attorney, and Department of
Development to work jointly with Metropolitan Dade County to
implement the Dupont Plaza Area Redevelopment Plan.
PASSED AND ADOPTED this 11th.day of December , 1986.
ATT T:
J r'
RATTY HIRAI XAVIER L. SUAREZ, M YI
CITY CLERK
PREPARED AND APPROVED BY:
CHRI STOPM2 G . KOROE
Assistant City Attorney
APPROVED fiB TO FORM AND CORRECTNESS:
/�
LUCIA A. DOUGHERTY'
City Attorney
CGK/rd/ab/M274
-5- 86710:311
PZ-2
PLANNING FACT SHEET
APPLICANT City of Miami Planning Department:
November 14, 1986
PETITION 1. Consideration of recommending approval fn
principle of the DuPont Plaza Area Redevelopment
Plan for the area generally bounded on the east
by Biscayne Bay; on the north by Flagier Street
(extended), Biscayne Boulevard, S.E. 3rd Street,
S.E. 3rd Avenue and S.E. 2nd Street; on the west
by S.E. 1st Avenue, and the westerly property
line of the City of Miami/James L. Knight
Convention Center, and on the south by the Miami
River; which Redevelopment Plan proposes
acquisition and clearance, rehabil itation and
relocation, right-of-way and other
infrastructure improvements, capital improvement
and public facility projects and further
proposes the establishment of a Tax Increment
District that may be used to finance acquisition
of right-of-way and other public facilities and
infrastructure improvements necessary to permit
redevelopment of the area; and which Plan is in
conformity with the Miami Comprehensive
Neighborhood Plan.
REQUEST To approve, in principle, the DuPont Plaza Area
Redevelopment Plan.
BACKGROUND This redevelopment plan was prepared to enable
regional and local transportation improvements
to occur that will significantly increase
Downtown's infrastructure capacity to support
growth and in particular to stimulate
redevelopment of the vacant and underutilized
land at this important gateway to Downtown known
as DuPont Plaza.
The blight (as defined by Chapter 163.340(a)(b)
Florida Statutes) that this plan will eliminate
includes: 1) faulty or inadequate street
layout; 2) inadequate parking facilities; 3)
roadways, bridges, and public transportation
facilities incapable of handling the volume of
traffic flow into or through the area, and, 4)
faulty lot layout in relation to size, adequacy,
accessibility, or usefulness.
Over the last ten years, Downtown Miami has
experienced unprecedented growth and
development. However, one very important
8E;�10:1
PAB 12/3/86
Item #1
Page 1
segment of Downtown, the DuPont Plaza area, has
remained mostly undeveloped. Parking lots and
vacant land comprise a substantial portion of
the area. Based on a number of transportation
and land use studies that have been conducted,
the key to realizing development in the DuPont
Plaza area is a transportation network combining
regional access, public transportation, local
street improvements and parking. The goal of
this plan is to accomplish these improvements
and concurrently to work with the property
owners toward the realization of urban
development that will include economic
generators like an exhibition hall and
department stores that will have beneficial
effects throughout Downtown Miami.
ANALYSIS The DuPont Plaza Area Redevelopment plan as
proposed will require no changes or variances
from the existing zoning. The proposed land
uses are consistent with both the City and
County Comprehensive Development Plans as well
as the Draft Downtown Miami Policy Plan prepared
in June 1986. Tax increment financing, parking
revenue bonds, state and federal highway
improvement and land acquisition funds, and
developer agreements are the tools that will be
used to implement the plan.
As proposed, the DuPont Plaza Area Plan will:
1) improve regional transportation access to
Downtown Miami; 2) improve the local street
network in the area; 3) prevent and/or eliminate
visual barriers along the Miami River; 4)
provide amenity areas and a continuation of the
Miami River -walk; 5) acquire property to permit
the construction of a higher, wider Brickell
Avenue Bridge; 6) enable the development of
intercept parking and an additional Metromover
Station; 7) facilitate joint publ is/private
development in the area to stimulate economic
development and maximize existing public
investment in Downtown; and 8) complete the
redevelopment of Bayf ront Park.
RECOMMENDATIONS
PLANNING DEPT. Approval.
PLANNING ADVISORY BOARD At its meeting of December 3, 1986, the Planning
adopted Resolution PAB 54-86, by a 9 to 0 vote,
recommending approval of the above.
PAB 12/3/86
86-1034 Item #1
Page 2
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DUPONT PLAZA AREA REDEVELOPMENT PLAN
86-10311
NOVEMBER 1986
U
DUPONT PLAZA AREA
REDEVELOPMENT PLAN
November 1966
A
Prepared by: City of Miami Planning Department
City of Miami Department of Development
Downtown Development Authority of the City of Miami
86-1034
D
A A
DUPONT PLAZA AREA REDEVELOPMENT PLAN
EXECUTIVE SUMMARY
Over the last ten years, Downtown Miami has experienced unprecedented growth
and development. However, one very important segment of Downtown, the Dupont
Plaza area, has remained mostly undeveloped. Parking lots and vacant land
comprise a substantial portion of the area. Based on a number of
transportation and land use studies that have been conducted, the key to
realizing development in the Dupont Plaza area is a transportation network
combining regional access, public transportation, local street improvements,
and parking. These transportation improvements are not only vital to Dupont
Plaza area development, but also to the ability of the entire Downtown area to
support future growth.
The goal of the Dupont Plaza Area Redevelopment Plan is to accomplish needed
transportation improvements in the area and concurrently to work with the
property owners toward the realization of urban development that will include
economic generators like an exhibition hall and department stores that will
have beneficial effects throughout Downtown Miami.
BLIGHT CONDITIONS
The bl ight (as defined by Chapter 163.340(a)(b) Florida Statutes) that this
plan will eliminate includes: 1) faulty or inadequate street layout; 2)
inadequate parking facilities; 3) roadways, bridges, and public transportation
facilities incapable of handling the volume of traffic flow into or through
the area; and, 4) faulty lot layout in relation to size, adequacy,
accessibility, or usefulness.
PROJECT AREA
The project area includes 93.6 acres located along the Miami River and
Biscayne Bay. Three blocks of Dupont Plaza, the south portion of Bayfront
Park, the Miami Center property, the City of Miami/James L. Knight Center
property, Centrust Tower, Howard Johnson Hotel, and the Dupont Plaza
Hotel/Office/Apartment complex are within the proposed boundaries.
PLAN RECOMMENDATION
The Dupont Plaza Area Redevelopment Plan proposes a comprehensive and
coordinated approach to the revitalization of the area with the following
recommendations:
8E--1034
st?
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a A
TRANSPORTATION
1. Assemble necessary land to construct the I-95 bifurcated ramps to
connect with Biscayne Boulevard.
2. Reconstruct and/or reroute local streets to provide access to and
from existing and future development.
3. Provide parking to relieve the existing shortage as well as to
accomplish future development and to serve as intercept parking in
conjunction with the Metromover system.
4. Provide a Dupont Plaza Metromover Station.
5. Assemble sufficient land to meet needs of a new higher, wider
Brickell Avenue Bridge.
6. Street closures to permit property realignments to support
redevelopment.
ECONOMIC DEVELOPMENT
1. Provide funding, land, or other incentive for a joint
publ is/private development of an exhibition hall and convention
hotel.
2. Provide funding, land, or other incentive for the development of
retail facilities that include department store anchors.
PUBLIC FACILITIES
1. Provide funding for the completion of the south half of Bayfront
Park.
2. Provide land and funding for a riverwalk and public amenity area
along the Miami River.
3. Provide pedestrian connections between the City of Miami James L.
Knight Center and surrounding development.
IMPLEMENTATION STRATEGY
The plan as proposed will require no changes or variances from the existing
zoning. The proposed land uses are consistent with both the City and County
Comprehensive Development Plans.
Tax increment financing, parking revenue bonds, State and federal highway
improvement and land acquisition funds, and developer agreements are the tools
that will be used to implement the plan.
ii
86-103.1
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DUPONT PLAZA AREA REDEVELOPMENT PLAN
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SG-1034
EXHIBIT A
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BISCAYNE BAYI
�• STUDY AREA
���•��� SHORELINE
REVIEW
BOUNDARY
o
o Sent f
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200 400
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DA
DUPONT PLAZA AREA REDEVELOPMENT PLAN
STUDY AREA
AND SHORELINE REVIEW BOUNDARIES
8i;-1J �,1
EXHIBIT B
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0
I*
DUPONT PLAZA AREA REDEVELOPMENT PLAN
I. INTRODUCTION
A. PURPOSE
The purpose of the Dupont Plaza Area Redevelopment Plan is: 1) to improve
regional transportation access to Downtown Miami; 2) to improve the local
street network in the area affording better access and egress to existing
and proposed developments including the C ity's James L. Knight Center and
its parking structure; 3) to prevent and/or eliminate visual barriers
along the Miami River; 4) to provide amenity areas and a continuation of
the Miami Riverwalk; 5) to acquire property to permit the construction of
a higher, wider Brickell Avenue Bridge; 6) to enable the development of
intercept parking and an additional Metromover Station; 7) to facilitate
joint publ is/private development in the area that will stimulate further
economic development and maximize existing publ is investments in Downtown
Miami; and 8) to complete the redevelopment of Bayfront Park.
To accompl ish the purposes stated above, the bl ighted conditions in the
Dupont Plaza area will have to be addressed and corrected through this
redevelopment effort.
Chapter 163.340(a)(1) & (2) defines a "blighted area" as one where there
is a predominance of defective or inadequate street layout and one where
there is "faulty lot layout in relation to size, adequacy, accessibility
or usefulness." Chapter 163.340(b) further defines "blighted area" as
"An area in which there exists faulty or inadequate street layout;
inadequate parking facilities; or roadways, bridges, or public
transportation facilities incapable of handling the volume of traffic
flow into or through the area, either at present or following proposed
construction."
The Dupont Plaza area, based on the above definitions, is a "blighted
area for which powers under Chapter 163 may be utilized by the City to
correct the blight.
The existing street layout is inadequate, hence several plans and studies
have been prepared in the past to address the need to reconstruct the I-
95 off -ramps to connect with Biscayne Boulevard. There already exists a
parking shortage in the area that will be compounded once the Centrust
Tower is occupied and as development occurs in the project area. The
Brickell Avenue Bridge must be replaced to accommodate anticipated future
traffic needs. The Dupont Plaza Metromover Station is needed if the
-1-
86_10.*34
modal splits that were identified in approving the S.E. Financial Center
and the Miami Center complexes are to be realized. The City's waterfront
charter amendment and County Shoreline Review Ordinance would render the
Dupont Plaza Hotel and Apartment building property, as currently
configured, undevelopable based on the 50 foot setback requirement and
would severely limit further development on this site.
The ability of Downtown Miami to support growth beyond that projected for
the next five years will depend on a resolution of the transportation
network in and around Dupont Plaza and linkages to the Brickell Area.
Three of the four blocks known as Dupont Plaza are currently used as
surface parking lots. This economic disuse has existed for more than
sixty years while the rest of Downtown has experienced unprecedented
redevelopment. This property, among the most valuable in the State of
Florida, cannot be developed for the uses and densities that are
appropriate for its location in the heart of Miami's Central Business
District unless the transportation network serving the area can be
improved.
-
} Development of the Dupont Plaza area will significantly enhance the City
and County tax bases and offer opportunities for realization of
significant urban development and the opportunity to achieve major
economic development goals of our community.
B. PROJECT OVERVIEW
s
The proposed Dupont Plaza Area Redevelopment Plan reflects the stated
planning objectives and major recommendations contained in the Miami
Comprehensive Neighborhood Plan and the Draft Downtown Miami Policy Plan
prepared in June 1986.
{
In general, the intent of this plan is to enable regional and local
transportation improvements to occur that will significantly increase
Downtown's infrastructure capacity to support growth and in particular to
stimulate redevelopment of the vacant and under-utilized land at this
important gateway to Downtown known as Dupont Plaza.
The principle redevelopment strategy for this project will be to utilize
. )
land acquisition powers as necessary, property owner agreements, and
incremental tax revenues and bonding capability that may be generated
a`
to insure that the necessary land is made available to the Florida State
- 2 -
n
Department of Transportation for implementation of the I-95 bifurcated
ramps and related street improvements and alterations.
The secondary redevelopment strategy will be to utilize the City's
Unified Development Process as may be needed, incremental tax revenues
and bonds that may be generated, other bonding capacity available to the
City and the Department of Off -Street Parking, as well as private
financing to realize a major development that may include approximately
4000 parking spaces, an exhibition/trade show facility of at least
200,000 square feet, and a Metromover Station. The balance of the
structure(s) could house major retail, hotel, office, and other
commercial uses.
Another secondary strategy will be to create a revised street layout that
would facilitate redevelopment with new structures that would provide
adequate setbacks, publ is open space and activity generating uses along
the Miami River, thereby completing an important 1 ink in the City's
Riverwalk/Baywalk system.
The final strategy will be to utilize tax increment revenues to fund
those portions of the Bayf ront Park Redevelopment P roj ect from
approximately Flagler Street south to Chopin Plaza that remain unfunded,
and to insure safe pedestrian connections between the park and Dupont
Plaza developments and the City of Miami/James L. Knight Center and
Dupont Plaza developments.
C. PLANNING PROCESS
The Dupont Plaza Area Redevelopment Plan has been prepared according to
the requirements specified by the Community Redevelopment Act of 1969, as
amended (Fla. Statutes 163.330 et. seq.). As mandated by the Act, the
redevelopment plan must conform-foTR adopted comprehensive plans for
the City of Miami and Dade County. Final approval must be granted by the
Miami City Commission and the Board of Dade County Commissioners
following recommendations by their respective planning advisory agencies.
Since 1967, the City of Miami has undertaken three major planning
programs which have addressed urban development opportunities for the
Dupont Plaza area:
1. Downtown Miami Master Plan
oxia is ASSOCIates, Inc.
June 1967
- 3 -
86--1034
i t -
..Yry1
za.
2. Downtown Miami 1973-1985: An Urban Development
and Zoning Plan
Wallace, McHarg, Roberts & Todd
1973
3. Downtown Miami Master Plan
City of Miami Planning DefTartment
In Process
A number of task forces established by the City, the County, and the
Greater Miami Chamber of Commerce have concerned themselves with solving
the Dupont Plaza and related transportation issues.
This Redevelopment Plan is consistent with the goals and objectives of
each of these planning efforts and is not inconsistent with the adopted
comprehensive plans for the City of Miami and Dade County.
Reconstruction of the entrance and exit ramps of I-95 in the vicinity of
Dupont Plaza to connect them with Biscayne Boulevard and the related
local street improvements needed to maintain and improve traffic flow
have long been a goal of this community. Several plans and studies
commissioned over the years have addressed the need for transportation
improvements in and around Dupont Plaza. They include:
Downtown Miami Master Plan
oxia is Associates, Inc.
June, 1967
Downtown Miami 1973-1985: An Urban Development
and Zoning Plan
Wallace, McHarg, Roberts and Todd
1973
Downtown Miami: A Conceptual Transportation Plan
elswinger, Hoch and Associates
September, 1973
Traffic Forecasts and Roadway Plan
or the Dupont Plaza Area
Barton - ASchman Associates, Inc.
July 21, 1979
Development/Highway Plan for Dupont Plaza
Holywell Corporatlon and Barton - sc man Associates, Inc.
September, 1980
- 4 - 86-1034
.,sue..... ;
i
US-1 Dupont Plaza Bridge Replacement
and Streef—rm—provements - Lnvironmental
impact Statement
eiswinger, Hoch & Associates, Inc.
December, 1980
Traffic and Pedestrian Circulation Study
Barton - Aschman Associates, Inc.
1981
Miami CBD Maintenance of Traff is
reiner Engineering ciences eiswinger, Hoch
& Associates, Inc.
January 1982
Downtown Miami Traffic Access and
Mob 11 i ty I mprovemen U-STuRTy—
Wilbur bmith and Associates
June, 1982
I-95 Downtown Distributor Design Traffic Forecasts
reiner Engineering ciences eiswinger, Hoch
& Associates, Inc.
October, 1982
Year 2005 Metro -Dade Transportation Plan
Metropolitan anning Urganization
July, 1984
Study Summary for the Proposed Dupont Plaza
Circulation Kevisions
David Plummer & Associates, Inc.
January 1985
Downtown Miami Transportation Report
Downtown Development Authorify—a—nd—
David Plummer & Associates, Inc.
March, 1986
ortation - Five
86-1034
Also prominently mentioned in many of these studies is the need for a
higher, wider Brickell Avenue Bridge to improve traffic flow to and from
the Brickell Avenue Commercial area. This 5-lane bridge is included in
the Florida Department of Transportation Five Year (1987-1991)
Improvement Program.
These transportation improvements have not been realized for a number of
reasons including lack of sufficient funding, lack of right-of-way, lack
of community consensus on the vertical and horizontal alignments of
proposed ramps and roadways, and the lack of a comprehensive planning
approach to the area balancing the economic and urban design and
development abilities and needs of the public and private sectors.
II. BACKGROUND INFORMATION
A. GEOGRAPHIC LOCATION
The Project Area includes those streets and properties that will be
impacted by the I-95 ramps and related street improvements, the southern
portion of Bayfront Park, which is in need of redevelopment, and the City
of Miami/James L. Knight Center which must be physically 1 inked to the
developments proposed in Dupont Plaza for both pedestrian safety and
j economic development and enhancement considerations.
The Project Area is bounded by Biscayne Bay on the east from the Miami
{ River north to a point where Flagler Street would meet the Bay if
extended, east to Biscayne Boulevard, south to S.E. 3rd Street, west to
S.E. 3rd Avenue, north to S.E. 2nd Street, west to S.E. 1st Avenue, south
to the Miami River, along the westerly property line of the City of
a Miami/James L. Knight Center, and east along the Miami River to Biscayne
Bay.
The area encompasses 93.6 acres, including 8.7 acres of public right-of-
way and 16.5 acres of City -owned property. A legal description is
attached as Appendix A.
The Redevelopment Area is located within the highest growth area of
' Downtown. Within a three block radius of the area are located the
Brickell Avenue Business District, F1 agl er Street Retail Core and Bays ide
Specialty Center. Within one mile radius of the site are the Government
! Center, Port of Miami, Metrorail and the Southeast Overtown/Park West
Redevelopment Area (see Boundary Map, Exhibit B). Two primary access
roadways, I-95 Expressway and Highway U.S. 1, are located partially
within the redevelopment area. The Metromover system runs through the
center of the area with a planned future station located at S.E. 3rd
Avenue and S.E. 3rd Street (see Existing and Proposed Transportation Map,
Exhibit C).
Xr �{
- 6 -
86-1034
- z ^
DUPONT PLAZ AREA REDEVELOPMENT PLAN
_. d
PORT BRIDGE
-W EXISTING
— & PROPOSED
STUDY
AREA
0
Scan[ [_
200 400
EXISTING AND PROPOSED
TRANSPORTATION NETWORK
EXHIBIT C
w
B. EXISTING LAND USE AND CONDITIONS
i The Redevelopment Area consists of three square blocks of the four block
area known as Dupont Plaza, nine acres of the southern portion of
i Bayfront Park, approximately 8.5 acres at the mouth of the Miami River,
j the City of Miami/James L. Knight Center property, the block containing
the Howard Johnson Hotel and the Centrust Tower, and the property bounded
P by the Miami River and Biscayne Boulevard Way. The three Dupont Plaza
blocks are private parking lots containing 922 spaces. The riverfront
property contains the 30 year old Dupont Plaza Hotel, Apartments, and
offices which are housed in two structures consisting of 295 hotel rooms,
146 residential apartments, 140,000 square feet of office, 12,000 square
feet of retail and 389 parking spaces. Nine hundred and fifty employees
and 352 residents work or live in this riverfront area. Another block
has two structures. One structure is the Howard Johnson Hotel which
consists of 386 hotel rooms, 5,000 square feet of retail and 250 parking
spaces. The other structure is a 1450 space municipal parking garage
completed in 1984, with an air -rights development Centrust Tower, with a
600,000 square foot office building, and 10,000 square feet of retail.
The Centrust Tower is expected to be completed and ready for occupancy in
early 1987. The current employee population for the Howard Johnson
Hotel/Centrust Tower block is 418 with no residents.
The City of Miami/University of Miami James L. Knight
j Conference/Convention Center property contains a 615 room Regency Hyatt
Hotel, a 5500 seat auditorium, 30,000 square feet of meeting rooms, and
26,000 square feet of retail space. The current employee population is
1200. The existing Miami Center I project of 8.5 acres at the mouth of
the Miami River contains the 645 room Intercontinental Hotel, the 650,000
square foot Edward M. Ball Office Building, a 1,150 car parking structure
3 and 30,000 square feet of retail space. There are approximately 3,000
employees and no residences on this property. The balance of the
property, 3.5 acres, is currently vacant land.
IA Generalized Existing Land Use is illustrated on Exhibit D.
y�
III. REDEVELOPMENT OBJECTIVES
z
Redevelopment objectives have been formulated to serve as guiding
principles for preparing the Dupont Plaza Area Redevelopment Plan.
They were der.ived from analysis and evaluation of existing conditions and
the issues affecting future development of the area. These objectives
also reflect established community priorities and overall development
objectives of the City of Miami.
3M.
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n �d' GENERALIZED EXISTING LAND USE
DUPONT PLAZA AREA nEDEVELOPMENT PLAN EXHIBIT D
86-1034
A. Issue: Blight Conditions
Objectives
1. Provide incentives for redevelopment of blighted properties.
2. Eliminate conditions which contribute to blight.
3. Promote rehabilitation and maintenance of existing viable uses
and structures.
4. Achieve orderly and efficient use of land.
B. Issue: Econowl
1. Maximize existing public investments.
2. Reinforce the property tax base.
3. Create economic magnets to draw more businesses to the Dupont
Plaza area to complement established activities in the
surrounding area.
4. Provide concentrations of similar commercial activities that
reinforce each other and improve the area -wide economic climate.
C. Issue: Public Infrastructure and Amenities
Objective
1. Provide adequate public utilities and services for the area's
businesses.
2. Provide a system of public open spaces.
3.
Maximize
access and views
to Biscayne Bay
and the Miami River.
4.
Complete
the Bayfront Park
Redevelopment
Project.
Wtom
8F-1034
Oft
i
D . Issue: Traff is and C ircul ation
Objective
1. Resolve existing and future transportation conflicts.
3
2. Set i' priorities within the transportation network for
pedestrians, cars, service and transit vehicles.
3. Improve access to existing and planned major activity areas such
as the Central Business District and Brickell Avenue.
4. Support construction of a replacement for the Brickell Avenue
Bridge.
5. Provide adequate parking to serve the needs of area visitors and
employees.
6. Provide intercept parking in concert with the Metromover system
to remove traffic from Downtown streets.
IV. REDEVELOPMENT PROPOSAL
A. THE CONCEPT
Recent studies commissioned both publicly and privately identify an
Y _..
immediate need for at least 200,000 square feet of exhibit space if Miami
is to enjoy a viable convention market. The Dupont Plaza area (assuming
'
realization of the I-95 and related transportation improvements) is one
of the Downtown sites being strongly considered by a committee of the
City Commission looking into locations for a 200,000 square foot
=��r._
'`
exhibition hall to serve conventions and trade shows. The City of
Miami/James L. Knight Center, currently operating at a substantial
deficit, suffers from the lack of exhibit space. An exhibition hall
—`}
located in Dupont Plaza, across the street from the City's Knight Center
and a short walk from over 2000 first class hotel rooms, appears to have
great potential, utilizing joint public and private resources and
efforts. It is anticipated that an exhibition hall, as described, would
generate the need for an additional 800-1000 hotel rooms that could be
k
located in the Project Area.
The program for the Downtown Metromover loop includes a station in Dupont
Plaza to be implemented when the area is developed. The infrastructure
for this station is already in place. Major development in Dupont Plaza
will generate the need for substantial parking. There already exists a
f
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`L r
�s-1034
i
parking shortage in
which the Centrust
office building is
structure would be
accommodate Dupont
excess capacity to
intercept parking
ramps.
the area. The City's 1400 car parking structure over
Tower is being built is already 90% occupied and the
still several months from opening. A major parking
highly desirable, if it contained sufficient spaces to
Plaza development needs, Knight Center overflows and
serve in concert with a Metromover Station as an
facility with ramps directly connected to the I-95
The Downtown Master Plan currently being developed stresses the need for
an upscal ing of downtown retailing including the addition of one or more
department store anchors if downtown retailing is to survive and prosper.
There are over 100,000 employees located downtown with an estimated
annual buying power of more than $100,000,000. Most of these employees
do not shop downtown now. A goal of this plan is to reverse this
situation.
-5 If Dupont Plaza develops as per this plan, the parking, transit,
transportation, and exhibit hall elements will enable the desired upscale
retailing and anchor department stores to occur.
j A great deal of work has been done by the City to open the waterfront for
vistas and public use. A waterfront setback requirement has been added
to the City Charter that provides for building setbacks along the Miami
River and Biscayne Bay and provides for view corridors to the water. The
County's Shoreline Ordinance also affirms the concept by requiring
minimum set backs and view corridors. Approximately 1000 feet of public
Riverwalk has been developed west of the Brickell Bridge and a Baywalk is
under construction along Bayfront Park. Private development at Miami
Center will extend the Baywalk/Riverwalk around Ball Point. The only
area not afforded public access or views to the water in the eastern
portion of Downtown is the area adjacent to the Dupont Plaza Hotel and
Apartment Office Building. This Redevelopment Plan will enable the hotel
and office buildings, which are in less than optimal condition, to be
removed and a green space and Riverwalk to replace them. Removal of the
Dupont Plaza Apartment and Office Building will also provide the
heretofore unavailable right-of-way for the replacement of the Brickell
Avenue Bridge with a higher, wider span to improve access to the Brickell
area.
B. PROPOSED LAND USE
Based on the location, land values, and the density and type of
development that has occurred in adjacent areas, large-scale, high -
density, mixed -use development is the only feasible consideration for the
Dupont Plaza area. Public support for the large-scale development at
Dupont Plaza has been demonstrated by the investment by the U.S.
Government, the State of Florida, the City of Miami and Dade County in
the Metromover through Dupont Plaza and by the State of Florida in the
design and allocation of funds for right-of-way for the I-95 distributor
reconstruction. Both projects are designed to increase access
capabilities in the area.
The existing street grid pattern subdivides the remaining developable
land in Dupont Plaza into several individual blocks, none of which is
large enough to accommodate an exhibition hall or a major retail shopping
complex. The existing design for the I-95 bifurcated ramps further
complicates this issue by requiring large right-of-way takings from the
two westerly blocks in Dupont Plaza, and by isolating and restricting
access to the existing Dupont Plaza Hotel.
Proposed is a redesign of the eastbound half of the bifurcated ramps to a
location generally following the existing SE 3rd Street, with any
additional right-of-way width deemed necessary to be obtained along the
south side of SE 3rd Street. This will permit the closure of Biscayne
Boulevard Way and S.E. 3rd Avenue between Biscayne Boulevard Way and S.E.
3rd Street. The street closings enable the Dupont Plaza Hotel block and
the two blocks on the north side of Biscayne Boulevard Way to become one
larger site suitable for large-scale mixed use development. The site
' would be sufficient in size to accommodate a mixed use of office, hotel,
retail, parking, at least 200,000 square feet of exhibit space and a
Riverfront Park. The block bounded by S.E. 2nd and S.E. 3rd Avenues
between S.E. 2nd and S.E. 3rd Streets may be used for a parking garage to
serve the large-scale project with sidewalk oriented retail uses at the
ground floor.
The Howard Johnson Hotel/Centrust Tower block is fully developed;
however, the proposed transportation improvements will include better
access to these properties. The Miami Center I property which contains
the existing Inter -continental Hotel and Edward M. Ball Office Building
has an approved Development Order for a two phase project consisting of a
total of 1,480,000 sq. ft. of office space, 220,000 sq. ft. of
retail/commercial space, 150 residential units, and 1200 parking spaces.
This project, known as One Dupont Plaza, is scheduled to be developed by
1992; however, Phase II cannot proceed until the bifurcated ramp
improvements are fully committed.
86-103A
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F
N.M. -a- _1�
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DDA�. 49
`.►�.t.�.�o.a-r
DUPONT PLAZA AREA REDEVELOPMENT PLAN
~.Y:•,}. OFFICE
HOTEL
MIXED -USE
PARKING
=STUDY AREA
0
;i(.nl f
200 400
PROPOSED LAND USE
EXHIBIT E
86-10 3,1
tr � .tt .. •Fi,r.t
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i
C.
The above
described land uses
and building
configurations
are
recommended,
but are not intended
to be mandatory.
Variations of
uses
and building
configurations could
be deemed to be
consistent with
this
Redevelopment
Plan; provided that
any such proposal
is consistent
with
the purpose
of this plan as stated
in Section
I.A. and within
the
limitations of zoning as described
in Section V.A.
The redevelopment of Bayfront Park is proposed to be completed in
conformance with the approved plans, designed by Isamu Noguchi.
COMMUNITY FACILITIES AND SERVICES
The provision of quality community facilities and services is essential
in order to complement redevelopment activities proposed for the Dupont
Plaza Area. This plan is intended to identify those important facilities
and services and provide guidelines for their maintenance and
improvement, as necessary to support future growth.
1. Parks and Open Space - The existing and future needs of the Dupont
Plaza Area for large-scale public open space will be served by the
approximately 9 acres of Bayfront Park south of Flagler Street.
This portion of the park has been cleared, but funds for its
redevelopment are not currently available. The design for this
portion of the park includes a large ceremonial fountain and plaza,
the Chopin Plaza Court, and three sculptures.
The proposed Open Space Plan for the Dupont Plaza area emphasizes
the amenity of the waterfront by providing clear views from
Biscayne Boulevard, an open space area at the southern end of
Biscayne Boulevard that may include a major sculpture, foundation,
or other landmark, and a pedestrian walkway along the Miami River
from the Brickell Avenue Bridge to the Miami Center Development at
Ball Point. The open space plan is illustrated on Map E, Proposed
Land Use.
2. Child Care - A shortage of child care facilities has been
identified within the vicinity of Downtown Miami to serve the needs
of residents and employees. Therefore, the redevelopment project
is proposed to contain a fully licensed child care facility serving
infant and preschool age children. The size of the facility should
be based upon a needs assessment for all employees within the
project area plus residents within a 1 mile radius.
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86-1Q34
004
3. Util ities and Drainage - The Dupont Plaza area is presently
provided with water and sanitary sewer service by the Miami Dade
i Water and Sewer System. Both systems contain sufficient capacity
to serve future growth in the Dupont Plaza area; however, certain
of the local distribution lines within the district may need to be
upgraded as redevelopment occurs.
4. Police, Fire, Health Care - The Dupont Plaza area experiences a 3-4
minute response time for police and fire/rescue services.
i Jackson Memorial Hospital, a public facility, as well as several
private medical institutions are conveniently located within 2
miles of Dupont Plaza.
5.
Schools - The only residential component of the Dupont Plaza Area
Redevelopment Plan is that proposed for the Miami Center I
development, known as One Dupont Plaza, which includes up to 150
luxury condominiums. The luxury nature and the anticipated market
suggest that school age children will not be among the occupants of
these residential units. Consequently schools are not a
consideration in this plan.
D. PROPOSED TRANSPORTATION NETWORK
`>
The
proposed transportation network is illustrated on the Proposed
Transportation Map, Exhibit F. The major elements of the transportation
network are:
1.
Construction of I-95 bifurcated ramps utilizing right-of-way on or
above S.E. 2nd Street and S.E. 3rd Street as well as over the N.W.
block of Dupont Plaza to connect I-95 to Biscayne Boulevard.
=`
2.
Closure of Biscayne Boulevard Way and S.E. 3rd Avenue from S.E. 3rd
a
Street to Biscayne Boulevard Way.
3.
Surface street improvements providing access, loading, and queuing
=
capabilities at existing and proposed developments.
�
4.
Construction of ramps from the I-95 bifurcated ramps to the parking
facilities and exhibition facilities.
5.
Construction of a Metromover Station within the above mentioned
parking structure at approximately S.E. 3rd Street and S.E. 3rd
.`
Avenue.
9
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86-1034
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DUPONT PLAZA AnEA HED1=VGLOPMEN'I PLAN
86-103•1
EXHIBIT F
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�! 6. Provision of sufficient right-of-way in the vicinity of the existing
Brickell Bridge, east of the bridge, for a new higher, wider bridge
for improved access to and from the Brickell commercial area.
E. PROPOSED URBAN DESIGN CONTROLS
Design objectives for publ is and private development in the Dupont Plaza area
require the following principles to be incorporated into the design of all new
development and redevelopment.
1. Provide accessible and usable public open space -
a) Provide a publicly accessible Riverwalk and Baywalk in accordance
with Miami Riverwalk Design Standards and all criteria and design
standards of the Dade County Shoreline Ordinance.
b) Incorporate publ is plaza space in accordance with Miami Plaza
Design Standards at primary project access points to the riverwalk
and publ is streets.
c) Provide a public plaza space at the terminus of Biscayne Boulevard
at the Miami River in accordance with City approved design
standards.
2. Establish primary project entrances that respond to and reinforce
patterns or pedestrian movement on existing public streets -
a) Provide a ground level (public street sidewalk level) entrance
designed and scaled to dimensions indicative of a major project
entry point at:
- SE 2nd Avenue/Brickell Bridge
- SE 3rd Street opposite Southeast Financial Center
- Biscayne Boulevard/Riverfront
- Riverwalk
3. Encourage strong project pedestrian linkages with the Flagler Street
core area, BrIckell, Bayfrontar and City of MiamMames L. Tn7-JfiT
Convention Center -
a) Provide public sidewalk level retail shoppers
goods/services/restaurant use space with transparent window display
area and external entrances that front public walkway edges along
SE 2nd and 3rd Avenues, SE 2nd Street, and the riverwalk.
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86--1034
i
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b) Provide project setbacks as necessary to accommodate widened public
sidewalks not less than 20 feet in width along SE 2nd Avenue, SE
2nd Street, SE 3rd Avenue, and Biscayne Boulevard.
c) Provide a pedestrian overpass linking a primary project entrance to
the entrance of the City of Miami/James L. Knight Convention
Center.
d) Improve exterior public walkways in accordance with Miami Downtown
Urban Design Plan Standards, including landscaping, lighting,
decorative pavement, street furniture, and signage.
4. The project shall recognize its locational prominence as a gateway to
downtown Miami and provide suitable Ian mar gateway s a emen s a major
entrances -
a) Architectural and public art features shall be used to define and
dramatize district gateways at:
- I-95 expressway ramp exits to Dupont Plaza
- Brickell Bridge Threshold to Dupont Plaza
- Metro mover station platform
- Terminus of Biscayne Boulevard at the Miami River
b) Public sidewalk level pedestrian entrances to the project shall
incorporate public art as either freestanding or architecturally
t
integrated features to give a unique identity to each entrance.
V. IMPLEMENTATION PROGRAM
The Community Redevelopment Act outlines the minimum criteria for
community redevelopment plans and authorizes the use of various municipal
powers to implement them. However, the success of the redevelopment
depends, to a large measure, upon the effectiveness of mechanisms
available to implement and regulate the plan recommendations.
This section outlines major implementation tools and regulations that
shall apply to new development and redevelopment within the Dupont Plaza
Redevelopment Area.
A. ZONING PLAN
Zoning for the area, with the exception of Bayfront Park, is CBD-1 which
permits high density commercial development with an unlimited floor area
ratio (FAR). The development of parking requires a special exception.
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86-1034
Residential development is permitted up to an FAR of 3.2. Specific land
uses permitted in the district can be found in the Schedule of District
Regulations of the City of Miami Zoning Ordinance 9500, as amended.
The uses and densities proposed in the plan will not require any changes
from the current CBD-1 zoning; however, the urban design controls
discussed in Section IV. E. and in the Dade County Shoreline Ordinance
will be incorporated into the design review process required to obtain
any building permits within this district. There are no limitations on
the type, size, height, or number of buildings intended other than what
is necessary to conform to the urban design controls in Section IV.E. and
in the Dade County Shoreline Ordinance. Overall building height is
limited by applicable Federal Aviation Administration flight path
elevations.
All large scale development within the project area (greater than 200,000
gross square feet or 500 parking spaces) and any exhibit hall proposal
will be required to obtain a Major Use Special Permit, pursuant to
Section 2800 of Zoning Ordinance 9500.
Bayfront Park is zoned P-R (Parks and Recreation), which permits
recreational uses by special exception or other activities which further
municipal purposes as determined by the City Commission.
86--1034
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�i B. SHORELINE DEVELOPMENT REVIEW
A portion of the proposed Redevelopment District falls within the
boundary of the Dade County Shoreline Development Review Committeg
(SDRC) As a result, this plan and any proposed "development action"
within the area must undergo review and approval by the SDRC .
1 Section 33D-32 of the Dade County Code describes the "shoreline
development review boundary" with a map and as being:
"defined by the nearest public roadway, or extension of such roadway
alignment, paralleling the shoreline of Biscayne Bay and the northern
embayments of Dumfoundl ing Bay, Maule Lake and Little Maule Lake and
Intracoastal Waterway from S.E. 163rd Street to the Broward County Line.
Where it is not feasible to follow existing road configurations or extensions
of those alignments, zoning district boundaries shall be used to define the
boundaries. The boundary line shall extend southward from the Broward County
Line to the northern boundary of Biscayne National Park."
2 "Development Action" is defined by Section 33D-32 of the Dade County
ordinance as:
"Any standard for, coastal construction permit as defined in Chapter 24
of the Dade County Code or any plat approval, building permit, zoning permit,
or approval, rezoning or district boundary change; variance; special
exception; conditional permit; unusual use; special use permit or any other
zoning action ancillary structure or change the existing grade elevation or
use of any parcel within the shoreline development of a review boundary."
3 Section 33D-34 and 33D-35 of the Dade County Code set forth the
respective duties and responsibilities of the SDRC and the DIC. Primarily,
the SDRC has jurisdiction and responsibility regarding the review and
recommendations as to this and all subsequent Redevelopment Plans and
subsequent applicable development actions, while the DIC Executive Council may
become involved in determining need for compliance, vested rights, and
exemption determinations as outlined in the procedural resolution.
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86-1.03A
The Shoreline Development Review Ordinance contains certain review
criteria that are to be utilized by the SDRC in their evaluation of this
plan and in the evaluation of any proposed development action to be taken
within the Shoreline Development Review Boundary. These criteria include
standards for shoreline setbacks, visual corridors, side setbacks and
side street setbacks, as well as conditions where the criteria may be
waived by exception in order to provide additional publicly accessible
amenities along the shoreline of Biscayne Bay. These criteria are set
forth in Section 33D-38 of the Dade County Code and are incorporated
within this plan, by reference. While adoption of this Plan will not
actually implement any "developmental actions" as defined by the Code,
the criteria of the Shoreline Review Ordinance are intended to be applied
to the recommendations of this plan dealing with those properties within
the boundaries of the Shoreline Review Ordinance. Thus, the criteria of
the Shoreline Development Ordinance and Review Manual shall be applied in
the individual evaluations of "development actions" that may be proposed
as a result of this plan.
C. CAPITAL IMPROVEMENT PROJECTS
The Redevelopment Plan provides for a range of capital improvements to
accomplish the objectives of the plan. Capital Improvements include:
1. Acquisition and assembly of right-of-way necessary for
transportation facilities which will stimulate additional
redevelopment by the private sector.
2. Acquisition and assembly of one or more sites for disposition for
private or joint public/private redevelopment in order to create
specialized activity anchors that would create additional economic
activity as a catalyst project. Such a catalyst project would be
the exhibition hall complex.
3. Public infrastructure improvements including, but not limited to,
utilities, parking, streets, sidewalks, parks, landscaping and
upgrading of publicly -acquired easements.
The initial tax increment in 1987 could be utilized to create an
available capital pool of between $11.5 million to $13 million through
the issuance of tax increment revenue bonds in 1987 or 1988.
The capital improvements will be accomplished over time at a pace set by
the resources available for their completion, the primary resources
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/OWN 'A
being state and federal highway funds for interstate ramp construction
and land acquisition and the tax increment revenues and their leverage,
and parking revenue bonds.
D. RELOCATION
The Community Redevelopment Act specifies that any plan prepared under
this Act provide assurances that there will be replacement housing for
the relocation of persons temporarily or permanently displaced from
housing facilities within the redevelopment area [Fla. Stats.
163.362(7)]. Chapter 163 also mandates that an appropriate procedure be
established and adhered to which insures that such families are relocated
to decent and safe housing without any undue hardship [Fla. Stats.
163.360(6)(a)].
There are approximately 146 residential units located on the Dupont Plaza
Hotel and Office Building property that may be displaced as part of this
redevelopment scheme. Some of these apartments are used as offices;
others serve transient dwellers (i.e. airline employees) . It is not
clear at this time what relocation efforts would be required in order to
conform with Chapter 163 and the Uniform Relocation Assistance and Real
Property Acquisition Properties Act of 1970 based on the current
utilization and occupancy of these residential units. In the event that
this property is acquired and subsequent relocation proves necessary, a
detailed relocation plan in conformance with applicable statutes will be
F4
developed and submitted for public review and approval.
E. DISPOSITION OF PROPERTY
Any publicly owned property to be transferred for private development as
part of this Redevelopment Plan will be either sold in conformance with
Section 18 of the Miami City Code, or will be made available on a long-
term lease basis. Private redeveloper(s) of leased property will be
selected under the procedures of the Unified Development Process (UDP )
Ordinance of the City of Miami (Ordinance 9572).
F. ECONOMIC DEVELOPMENT PLAN
The thrust of this Redevelopment Plan is not only assembly and
realignment of properties to accommodate the proposed transportation
network but also to create developable parcels that can support high
density commercial development that would include anchor department
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8F-1034
,.low 'Ar
stores and an exhibition center that would have spin-off economic
development effects throughout Downtown Miami.
The Dupont Plaza area, especially after the introduction of intercept
parking and Metromover facilities, is an ideal location for an exhibition
center and major retail facilities. The exhibition center being
considered is directly across S.E. 2nd Avenue from the City of
Miami/James L. Knight Conference Convention Center which lacks exhibit
space for large conventions and trade shows. The proposed project is
within a five minute walk from over 1900 first class hotel rooms and
would generate the need for 800-1000 new hotel rooms. Hotel occupancy in
Downtown has suffered over the last few years due to tourism declines.
An exhibition center and the conventions it would draw could have a
dramatic effect on this ailing hotel industry.
The only major developments that have occurred in and adjacent to the
project area in recent years are the Southeast Financial Center and the
Centrust Tower. Each of these developments were permitted based on
transportation access and capacity considerations that included
realization of the I-95 bifurcated ramps system and the Dupont Plaza
Metromover station. Without the concerted pub] is/private effort
contemplated in this Plan, the ramp system and the Metromover station
will not be realized in the foreseeable future. This inability to
complete the transportation improvements renders the valuable properties
in Dupont Plaza almost undevelopable. The tax base of the City and
County could be substantially increased if the Dupont Plaza area develops
to the intensities of adjacent properties.
The One Dupont Plaza development which was recently granted a Development
Order will not be able to be fully accomplished until the I-95 ramps and
related improvements are committed. The proposed project includes nearly
$500 million worth of mixed -use development that would occupy vacant land
at the mouth of the Miami River and would provide a riverwalk/baywalk
pedestrian network and cafes and other pedestrian generators and
attractions.
As indicated above, the transportation and economic development elements
of this Redevelopment Plan go hand -in -hand. They will have to be
accomplished together if either is to be realized.
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86--1034
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VI. FINANCING AND MANAGEMENT
A. ESTIMATED PUBLIC COSTS
The public actions outlined in this plan are currently anticipated to be
almost exclusively funded from available Federal and State Interstate
Highway and land acquisition funds and the projected tax increment
revenues and leveraged parking revenues. Actions must be scaled and
timed to not exceed the projected magnitude and timing of the receipt of
the tax increment revenues. Current projections estimate an
annual initial increment revenue to the Redevelopment Trust Fund of
approximately $1,500,000. As new private investment occurs, this can be
expected to increase accordingly. However, for the initial stages of
plan implementation public costs for other than the construction of the
I-95 bifurcated ramps and the parking structure must be kept at a level
to be supportable by an annual income stream of this amount, either
utilized on an annual program basis or on a financed income stream basis.
B. FINANCIAL STRATEGY AND STAGING
The financial strategy, generally stated, is to utilize Federal Highway
and State funds that are or may become available for land acquisition and
the I-95 bifurcated ramps and related construction. Tax increment
revenues and leveraged parking revenues that might be available would be
directed toward accomplishing the parking structure, exhibition center,
and/or public amenities. Tax increment revenues might also be used as
gap financing to complete land acquisition for the transportation
network.
Initially, the range of publ is actions dependent on tax increment
financing must be staged at a pace requiring no more than the initial
estimate of $1,500,000 in annual tax increment and any leverage thereof
to support.
Once the redevelopment area is totally built out as per this plan,
upwards of $15,000,000 in annual tax increment could be generated. This
could be leveraged to float bonds in amounts ranging from approximately
$100 - 114 million depending on the tax status of the bonds.
For purposes of this plan, only those tax increment generated revenues
that could be available to the project by 1988 will be included in the
initial financial plan.
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86-1034
As the various elements of this plan become more firm in terms of
financing commitments, the anticipated tax increment that these projects
will generate when completed may be the basis for agreements with private
developers for the provision of front end money to the City for use in
funding the public elements of this redevelopment plan.
Alternative uses for the initial tax increment revenue include:
1. Utilization of the tax increment revenue on a non -financed basis,
whereby an annual improvements program is implemented on a level
that is limited by the annual increment. As previously stated, the
annual increment revenue is estimated to be $1.5 million in 1987,
assuming the plan is fully adopted by the end of 1986.
2. Utilization of the tax increment for issuing a tax-exempt tax
increment revenue bond in 1988. Assuming the current tax-exempt
rate for this type of non -GO (general obligation) bond at 8.5
percent, with a 1.25 debt service coverage ratio, the $1.5 annual
increment could float a bond of approximately $13 million.
3. Utilization of the tax
increment for issuing a
taxable tax
increment
revenue bond in 1988.
Assuming the current
taxable rate
for this
type of non -GO bond at
10 percent, with a 1.25
debt service
coverage
ratio, the $1.5 million
annual increment could float a bond of approximately $11.5 million.
4. Utilization of the tax increment on a non -bond basis, through a
y, contract loan or installment purchase basis with a private party
agreeable to such an arrangement. This would allow maximum
flexibility and may be an efficient way to finance the increment in
certain specific situations.
All redevelopment to be financed by tax increment revenues will be
completed no later than 10 years from the date of approval of this plan.
..x
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8E;-103.1
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APPENDIX .A
LEGAL DESCRIPTION
Begin at the intersection of the Northerly R/W line of S.E. 2nd
Street and the Westerly R/W line of S.E. 1st Avenue; thence run
East along the Northerly line of S.E. 2nd St. to the Easterly R/W
line of S.E. 3rd Ave.; thence run South along the Easterly R/W
line of S.E. 3rd Ave. to the Northerly R/W line of S.E. 3rd St.;
thence run East along the Northerly R/W line of S.E. 3rd St. to
the Easterly R/W line of Biscayne Blvd.; thence meandering along
the Easterly R/W line of Biscayne Blvd. in a Northerly direction
to the Easterly extension of the Northerly R/W line of East
Flagler St.; thence Easterly along the extension of the Northerly
R/W line of East Flagler Street across Bayfront Park to the
Bulkhead along the MHW line of Biscayne Bay; thence run
Southerly, Southwesterly and Westerly along a concrete bulkhead
along the westerly shoreline (MHW line) of Biscayne Bay and the
Northerly side of the Miami River to the Westerly side of the
Miami Convention Center; thence run Northerly along the Westerly
side of the Convention Center to the Southerly R/W line of S.E.
4th St.; thence Westerly along the Southerly R/W of S.E. 4th St.
to the Westerly R/W line and its projection south of S.E. 1st
Ave.; thence Northerly along the Westerly R/W line and its
projection of S.E. 1st Ave. to the Point of Beginning.
Prepared By: Walter K. Brown
86-1034