HomeMy WebLinkAboutR-86-0868T-86-888
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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 F.S. recites:
(1) It is hereby found and declared that
there exist in counties and municipalities of the
state slum and blighted areas whict. constitute a
serious and growing menace, injurious to the
public health, safety, morals, 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 consume
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
certain slum or blighted areas, or portions
thereof, may require acquisition, clearance, 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
Dart, 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
CITY COMMISSION
MEETING OF
OCT 23 1990
IN No. C3(;-8 e
62
rehabilitated through appropriate puk}Iic action as
herein alit hori ed and the c-ooperatSon and
voluntary action of the others and tenants of
property in such areas,
(3) It is further found ancs 6,nclared that
the powers conferred by this part are for public
uses for which public, money may he expended and
the power of eminent domain anO 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) 1t 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 finan-
cial 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 preserva-
tion 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 pur-
poses 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 income, 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 improve -
went 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
and to prepare community redevelopment mans 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 develop-
ment 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 govern-
- 2 -
P• • • 1 •
Ilk,
ing body of Dade County for purposes of approving such plans and
programs; and
WHEFFAS, the Dade County Board of County Commissioners found
the area bounded by the Florida East Coast Railroad right--of-May
on the West, Interstate 1-395 on the South, Biscayne Boulevard can
the East, the North right-of--wAy line of N.ri_ 17th Terrace from
Biscayne Boulevard to N.F. 2nd Avenue on the North, with an
extension from N,F. 2nd Avenue along the south right -of --way line
of N.W. 18th Street on the North until joining the F.E.C. Rail-
road right -of --way, to be slur and/or blighted as defined in the
Community Redevelopment tact of 1969, pursuant to Dade County
Resolution No. R--39--81; and
WHEREAS, substantial areas surrounding that already declared
to be slum and blighted are also in need of community
redevelopment (Specifically, the area bounded by North 20th
Street on the North, Biscayne Bay on the East, Interstate I-395
on the South, and the F.E.C. Railroad right-of-way on the West —
(hereinafter "Omni Area")); and
WHEREAS, the City of Miami wishes to exercise the powers and
duties conferred upon municipalities by the Community Redevelop-
ment Act of 1969, as amended, in order to eradicate existing slum
and blighted conditions in the Omni Area, and therefore, wishes
to satisfy the preliminary steps prescribed in the Act; and
WHEREAS, Section 163.410 F.S. 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 Commission authorized the j
of an Omni Area Redevelopment -
preparation �pment Plan by Motion 86-634,
on July 26, 1986; and -
WHEREAS, the City of Miami Planning Department and Depart-,
i
ment of Development jointly prepared an Omni Area Redevelopment
Plan (hereinafter the "Plan"), dated September 1986; and
- 3 -
11
WHEREAS, the City of Miami Planning Advisory Poard approved
the Plan, in principle, at a regularly scheduled meeting on
October 1, 1986; and
WF3F-REAS, in order to create an n;-,ni Recsev(,l.oM- ent Area and
to obtain the reoevelop-nent powers conferred on the County by the
Act, the City of Miami trust approvr a community redevelopment
plan for the Omni. Area, make a ser.iss. of f3ndinas of fact and
conclusions of Saw, and must. request recommendations of approval
of plans and the makina of certain findincts and conclusions by
the Board of County Commissioners for Metropolitan Dade County.
NOW, THEREFORE, PF IT RESOLVED BY THE COM11ISSION OF THE CITY
OF MIAMI OF rLORI DA
Section 1. The Commission approves, in principle, the Omni
Area Redevelopment Plan, dated September 1986, a copy of which is
attached hereto and made a part hereof as Exhibit A, for an area
bounded generally by Biscayne Bay on the East, the F.E.C.
Railroad right-of-way on the West, Interstate I-395 on the South,
North 20th Street on the North, a legal description of which is
attached hereto as Exhibit B.
Section 2. The Commission finds, determines, and declares
that the Omni Area Redevelopment Plan conforms with the Miami
Comprehensive Neighborhood Plan.
Section 3. The Commission finds, determines, and declares
that many slum and 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, safety, morals, or welfare c!L the residents of Dade
County and the City of Miami.
Section 5. The Commission finds, determines, and declares
that the matters set out in the foregoing recitals are true and
- 4 -
Section 6. The Commission recommends to the Beard of
County Commissioners for Metropolitan Dade County, Florida that
it approve the Omni Area Redevelopment Plan and take all
appropriate action to declare the Omni Area, as described in
Section l of this R€sclution, to be a Community Redevelopment
Area and to make 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 7. The Commission extends support to joint
City/County redevelopment efforts in the Omni Area and directs
the City Kanager, City Attorney, and Department of Development to
work jointly with the metropolitan Dade County to implement the
Omni Area Redevelopment Plan.
PASSED AND ADOPTED this ZI day of fiber , 19
VIER L. SUAREZ MAYOR
ATTEST
MATTY HIRAI, CITY CLERK
PREPARE GF4 D; AND APPROVED BY:
ji., `
ROBERT F . CLERK
CHIEF DEPUTY CITY ATTORNEY
TO FORM AND CORRECTNESS:
uv�. s.s rs • ✓W w.
CITY ATTORNEY
M 5
4.
40
1
LEGAL Dr scR im6W
All that portion of the following listed record plats lying
within the area
bounded by the Florida East Coast Railroad
right--of-way on
the West. the
Northerly right-of-way line of 1-395 on the
South, the Westerly shore of
Biscayne Bay on the East and the Southerly right-of-way of "j,
20 Street on
the North:
Plat N67T
Plat Book
Page
The Causeway Fill
5
120
First Addition to Serena Park
80
8
Resubdivision of Pershing Court and Walden Court 4
148
Serena Park
76
86
Pershing Court
4
147
Malden Court
4
148 1/2
Walden Court First Addition
6
23
Rickmers Addition Amended
4
149
Windsor Park Third Amended
4
145
Windsor Park Second Amended
4
123
The Villa La Plaisa►ece
4
114
Boulevard Tract
100
65
Belcher Oil Company Property
34
29
The Garden of Eden
4
12
Nelson Villa and Garden of Eden Resubdivision
9
174
Nelson Villa and Garden of Eden Amended
30
20
Amended Map of Nelson Villa Subdivision
4
81
Biscayne Park Addition Amended
4
22
Rice and Sullivan Subdivision
4
64
Amended Plat of Miramar Pura
33
18
Miramar Third Amended
5
4
Biscayne Park Addition
2
24
Replat of a Portion of Nelson Villa Amended
56
69
ASC Tract
89
21
Margaret Pace Park
(Unplatted) _
Coral Park
2
66
Resubdivision of Coral Park
4
106
Grand Union Replat
76
78
Mary Brickell Subdivision
B
9
Windsor Park
3
147
Rickmers Addition Amended
3
2
Alice Baldwin Addition
1
119
Alice Baldwin. Jenny M. b Charles E. Oxar
Subdivision Amended
8
67
Ward b Haviing's Resubdivision
4
185
Charles E. Oxar Block 24 Amended
3
101
Charles E. Oxar Block 15 Corrected
3
58
Alice Baldwin Block 1 Corrected
6
43
Lindsey Hopkins Education Center
84
48
Heyn Prop. Inc. Resubdivision
6
93
North Miami
A
49 1/2
Lindsey Hopkins Educational Center North
Parking Lot
.93
90
T.W. Palmers Resubdivision
4
60
•
e
Plat
Ala_ Book
Page
W.T. Heslington Subdivision
0
97
City of Miami Cemetary
2
16
San Jose:
3
158
Hiles Court Fesubdivision
32
36
Fire Station Site 1972
93
42
Seitter Addition Amended
2
60
Style Accessories Subdivision
62
6
Replat of Lot 2, North Miami
57
69
Omni International
102
3
Plaza Venetia
107
91
Herald Park
121
4
Bay Serena
7
135
Replat of Johnson and Waddell
50
15
Johnson and Waddell
6
53
Jefferson Addition
108
55
Biscayne Federal Plaza First Addition
116
7
Amended Plat of Les Violins
109
16
Biscayne Federal Plaza Amended
109
77
Replat Biscayne Federal Plaza
103
60
and all that portion of any unsubdivided lands lying in Section
36, Township
53 South, Range 41 East and Section
31, Township 53 South, Range 42 East,
lying within the area defined above,
and all that portion of
any street,
avenue, terrace, lane, way, drive, court, place, boulevard or
alley lying
within the area defined above and any
other subdivisions, not
listed above,
lying within the above defined area.
M:H58.q
I
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• • • ! •
�4'Anrrt. Wd
1
OrbREC
'
CLERK
i�B3 DEC
CCUT t�(O COU14TY COURTS
-5I
a G'Rilttk �rnurollusr
'j I
1 ' ; "-December 4, 1986
ROOM "41.242
SEVENTY-THREE WEST FLAGLER
MIAMI. rLORIDA 3313O
TELEPHONE 13051 375-1188
HON. MATTY HIRAI, City Clerk
City of Miami
3500 Pan American Drive
P. 0. Box 330708
Miami, FL 33233-0708
Re: OMNI AREA REDEVELOPMENT PLAN
Dear Ms. Hirai:
I wish to acknowledge receipt of your letter, subject as above,
in which you submitted a copy of Resolution No. 86-868, passed
and adopted by the City of Miami Commission on October 23. 1986.
Your letter and Resolution will be forwarded to Ray Reed, Chief,
County Clerk Division, Suite 210, Metro Dade Center, for
processing in accordance with your request.
If I may be of further service, please let me know.
Sincerely, f
RICHAN P. BRINKER
Clerk, Circuit & County Courts
in and for Dade County, Florida
RPB/fe
cc: Ray Reed, Chief, County Clerk Division
with Attachments
1k
aflmfluo
November 179 1986
JkTT1 HtR M
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OtPLIT1 C17N cltpt'.'
Rotwo t ImOv.
Go,ws t„ M, tittle
I►r•!i;RIU
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llllr,e Inci.r�f.�
STAlt SLIT
Mr. Richard P. Brinker, Clerk
240 Dade County Courthouse
73 hest Flagler Street
Miami, Florida 33130
RE: OMNI AREA REDEVELOPMENT PLAN
Dear Mr. Brinker:
Enclosed herein please find a copy of Resolution No. 86-868,
passed and adopted by the City of Miami Commission at its meeting
held on October 23, 1986, which is self—explanatory. Please
distribute one copy of said resolution to the members of the
County Commission.
Thank you for your continued cooperation. If you have any
questions, please do not hesitate to call.
r
fP'�"'�'RF�-f�ifl�'FG:1� f�l1�F��►�.1�F��[1F�
TV -
Honorable Mayor and Members
of the City Commission
of-rw OCT 16 1986 �
�PPPOVK IN rRINCIPLE OF THE
OMNI RRFIA: PF'DEYELOPMENT PLAN
PI!Qt RfrlRR CVW
Cesar H. Odio CITY COM ISSION MEETING,
City Manager [Nc40"vF'trF0CTOBER 23, 1986
It is recommended that the City Commission
approve in principle, the Omni Area
Redevelopment Plan dated September 1986, for the
area bounded generally on the south by I-395, on
the west by the Florida East Coast railroad
right-of-way, on the north by N.E. 20th Street
and on the east by Biscayne Bay, a copy of which
is attached here to and made a part thereof;
making certain findings of fact and conclusions
of law; directing the Clerk to transmit the
resolution; and making a recommendation for
approval by the Board of County Commissioners,
per the attached resolution.
The Omni Area Redevelopment Plan was prepared in response to a request by the
City Commission by Motion 86-•634, dated July 24, 1986. The purpose of
preparing this redevelopment plan is to create a tax increment financing
district that would generate funds to assist with economic revitalization in
the Omni Area. Approximately $1.5 million in tax increment will be added to
the tax rolls starting January 1, 1987, from the new Venetia condominium
building. This revenue can be used annually for capital improvements or used
to support a bond issue of $11.5-13 million for a major economic
revitalization project.
The plan recommends zoning changes, transportation improvements, open space
improvements, and an historic preservation plan. (See the attached executive
summary). The implementation program is generalized at this time, providing a
range of alternative ways of utilizing public resources (principally tax
increment revenues) to leverage private investment. When a specific
redevelopment strategy is identified at a later date, the Redevelopment Plan
will be amended.
Motion 86-634 also instructed the City Manager to inform the City Commission
as to the financial consequences to the City at large of creating a tax
increment district in the Omni Area. An analysis is attached hereto.
CHO/SR
Attachment
11
ciry or M IAN41. 1'L_OPIDh
114TER-OFFICE MF_MORANDUM
TO. Honorable Mayor DATE: October 15, 1986."`W:
and Members of the
City Commission sus,Fcr Financial Impli.cati.ons - Omni
Area Redevelopment
FROM: REFERENcrx: (Related to %igenda Item
Cesar H. Odio October 23, 1986 Commission
City Manager ENcLosuREs: Meeting
--4191A
The City Conur,ission, by ''asolution 86-634 (adopted July 24,
1986), requested the City Manager to prepare a Community
Redevelopment Plan for the Omni Area. This plan, now prepared,
is scheduled for Commission review at the October 23, 1986
Commission meeting, be main action being the designation of the
Omni Area as a Community Redevelopment Project under Chapter 163
of the Florida Statutes.
Resolution 86-634 also requested that an analysis of the
financial impact of the redevelopment plan be supplied to the
Commission at the time the plan is reviewed. This memorandum
provides that analysis.
Summary Conclusions
The only specific public financial commitment being made by the
designation action is the commitment of future tax increment
revenues to finance the redevelopment actions. However, with the
exception of a projected 1987 increment from the Plaza Venetia
Project, the area is stagnant, with an established trend of no
growth in valuations. In fact, the project area total valuation
declined by 2.3 percent between 1985 and 1986. Therefore, it is
concluded that any near -term future valuation increments beyond
1987 will likely be created exclusively by the redevelopment
designation and redevelopment actions. Shoup the trends
discussed in this memorandum apply to the future, there will be
no costs (in diverted tax revenues) to the anticipated general
funds of the City and County in proceeding with this designation.
Analysis
The most specific public financial commitment that accompanies
the designation of the Omni Area as a Community Redevelopment
Project is the tax increment commitment. For an extended period,
the City and County may divert future increases in project area
property tax revenues generated by the designated City and County
mill levies to fund a variety of redevelopment actions.
. � :i
Honorable Mayor
and Members of the
City Commission
Page 2
The future financial costs from diverting future increases in
revenues from the general funds of the City and County cannot be
precisely determined at this point, since the following must be
known:
1. Future valuation and revenue trends for the area without
redevelopment designation and redevelopment actions proceeding.
2. Future valuation and revenue increases for the area as a
result of redevelopment designation and redevelopment actions.
However► it may be possible to roughly predict the above
valuation and revenue change by looking at the current trends in
total valuation of the area and by looking at the experience of
the impact of redevelopment designation and redevelopment actions
on the Southeast Overtown/Park West Redevelopment Project Area
valuations.
Aggregate valuations for the Omni Area for the past three years
show no growth in valuation and, in fact, a decrease of 2.3
percent occurred for the tax year 1986. This indicates a less -
than -healthy situation, since the area should have at least
increased with normal inflation on an annual basis. With very
little new private investment occurring (or planned) in the area,
and with vacancies commonplace, significant increases in area
valuation will likely not occur in the near -term future. In
fact, the decrease shown for 1986 may continue as a long-term
trend.
However, with redevelopment designation and effective
redevelopment -inducing actions taking place, the area valuations
can again be expected to increase. The increases will come from
actual new private capital investment and from general across-
the-board increases in all properties based upon enhanced
locational values resulting from the redevelopment attention
being directed to the area.
The above phenomenon is exactly what occurred in the Southeast
Overtown/Park West Redevelopment Project. During the first two
years after designation the aggregate valuation for the area
continued to decline. However, in 1984, when actual
redevelopment activity began in the area, valuations began to
increase. During the last two tax years (1985 and 1986),
valuations have increased at an annual rate of 12 percent, an
increase exclusively attributable to the public redevelopment
attention and the resultant increased locational desirability of
the area.
Honorable Mayor
and Members of the
City Commission
Page 3
Should the above situation be repeated with the Omni Area
redevelopment designation and redevelopment actions, valuation
increases comparable to those achieved in the Southeast
Overtown/Park West Area could be expected. With a 1986 valuation
base of $580 million, a 12 percent increase annual increase would
create a valuation of $649 million and a valuation increment of
$69 million. This would generate approximately $1.3 million in
tax increment revenues.
The most basic and important point in assessing financial impacts
ig that without redevelopment, the Omni Area could quite possibly
remain stagnant or continue its current decline, thus generating
no new tax revenues to the City or County. Wherefore, any future
tax revenue increases for tax increment redevelopment will likely
come only are a result of redevelopment designation and
redevelopment actions.
If the above analysis proves correct, the effective costs of the
proposed tax increment -funded redevelopment actions will be
totally borne by the redevelopment itself, since no tax revenues
would have occurred without tax increment redevelopment
designation to be diverted from the flowing to the general funds
of the City and County.
The only exception of significance is the expected addition of
the Plaza Venetia project to the tax digest for tax year 1987,
which is an increase that obviously will occur regardless of
redevelopment designation and which will add approximately $82
million to the tax digest. This will result in a net increase in
total valuation for the Omni Area for 1987 of $68 million, if the
balance of the area declines an additional 2.3 percent, as it did
for 1986. The $68 million would generate approximately $1.3
million to the tax digest.
Redevelopment does not necessarily increase public service costs.
It is possible, however, that the redevelopment of the Omni Area
may bring new activity requiring increased levels of public
services. It is recommended that the City's Department of
Management and Budget monitor the redevelopment activity to
document this possibility. If at any point in the redevelopment
process added service costs do occur, it is recommended that
amounts equal to those added costs be subtracted from the tax
increment revenues flowing to the Redevelopment Trust Fund to
supplement the general revenues utilized to provide such
services.
• 4 : •
EXECUTIVE Stolwy
Substantial redevelopment has occurred in the Central Business District of
Downtown Miami and Brickell which has resulted in significant spin-off
development. This redevelopment pattern is not evident , however, in the Omni
area located just north of the Central Business District (CBD). Although some
of the parcels in the area have been improved on a scale comparable to
Brickell and the CPD (e.g., the Omni/Venetia complex, one of the largest and
most substantial concentrations of development constructed by a single
developer within the State of Florida in recent. years), none have generated
significant redevelopment spin-offs, Instead, the developers of these
projects have been confronted with high vacancy rates and the highest petty
crime rate in the City of Miami, a phenomenon that appears to center almost
entirely around the Omni, a mixed -used development constructed in the mid
1970's. March of the land in the area, which is bounded by I-395 to the south,
the FEC right-of-way to the west, N.E. 20th Street to the north and Biscayne
Bay to the east, remains underdeveloped and in blighted condition,
particularly west of N.E. 2nd Avenue. The Omni Area Redevelopment Plan
examines several development alternatives, of varying degrees of public
involvement, that should be considered in order to stimulate economic
development and investment activities in the area.
The Omni Area Redevelopment Plan proposes a comprehensive and coordinated
approach to the revitalization of the area with the following recommendations:
1. Economic Development Activities.
a. Identification of a development strategy that will result in the
redevelopment of the area's significant holdings of consolidated,
vacant or underutilized land, thereby bringing new economic
vitality to the area and to the City. In order to facilitate and
expedite the revitalization process, the City will consider
undertaking land acquisition activities, with priority being given
to large parcels which require a minimum of residential or
commercial relocation. In the event that relocation proves
necessary, this plan will be amended with all relocation
activities fully conforming to the Uniform Relocation Act of 1970.
b. Establishment of a Tax Increment District. The plan recommends
the establishment of a tax increment district to fund needed
public improvements and programmatic activities that will lead to
the revitalization of this area. Funds generated through the
establishment of the district could be used for street
improvements and other public infrastructure improvements
(including parking structures), land acquisition, and the
administration of City -sponsored economic revitalization program
in the area. It is important to note that tax increment funds are
generated from property value increases and not through tax rate
increases. Instead, the tax base is theoretically frozen at a
particular tax year with any future increases in property values
being collected and spent exclusively within the area. If the tax
• 0 % *
b
2.
increment district is established prior to January 1, 1987, first
year funding would be estimated at. $1.5 million (due to Plaza
Venetia's entrance into the tax rolls at that time) . The City's
financial advisors have suggested th;t up to $13 million could be
floated in band mmnnies as a reswl t of the increment.
C. Expansion of economic activity within the area through the
recruitment of new economic anchor uses currently not present in
the area, but for which market, support can be identified. Special
attention gill be for,used on attracting new businesses to now
vacant buildings. The range of uses to be researched include
port -related activities, filet/media and fashion industries,
exhibition hall and downtown support services.
d. Utilization of existing and potential economic development
incentives contained in the newly established Florida Enterprise
Zone Act.
Modification of Existing Zoning.
a. Creation of a SPI-6.1 zoning district to be applied to the area
bounded by Biscayne Bay, N.E. 13th Street, North Bayshore Drive,
and Margaret Pace Park. This new district should permit high
intensity mixed use development similar to SPI-6; but subject to
inclusion of housing on -site or payment in -lieu thereof to the
City of Miami's Affordable Housing Trust Fund.
b. Creation of a SPI overlay district for the CR-3/7 district north
of N.E. 17th Terrace that would provide a floor area ratio
increase up to a total FAR 2.41 for inclusion of housing on -site
or payment inlieu thereof to the City of Miami's Affordable
Housing Trust Fund.
c. Creation of a SPI overlay district for the commercial zoning
districts located west of N.E. 2nd Avenue that would contain
special design guidelines to insure that the wide variety of
commercial and light industrial uses permitted would not create
adverse visual or physical impacts on one another.
3. Enhancement of Community Facilities and Services.
a. Improvement of code enforcement and police protection in the area.
b. Refurbishment of Biscayne Boulevard to create a visual and
functional link between the Omni area and the rest of downtown and
establishment of a gateway feature at N.E. 13th Street and
Biscayne Boulevard. Encouragement of development of a (pedestrian
level) sidewalk cafe district along Biscayne Boulevard between
N.E. 15th and 17th Streets.
c. Improvement of Bicentennial Park and the FEC Bayf ront tract to
provide a sequence of visitor attractions linking the Omni area to
the Central Business District.
4. Development of an urban landmark at the intersection of North
Miami Avenue and M.E. 14th Street.
e. Requirement for new developments to provide uninterrupted walkways
along the Bay to establish a baywalk linkage betweFn Race park and
Bicentennial Park. Provision of a pedFstrian crossing at
MacArthur Causeway.
f. Review of public right-of-ways at corners of N.E. 4th Avenue at
N.E. lgth and N.E. 17th Streets for better utilization.
Refurbishment of N.E. 14th Street east of N.E. 1st Avenue to
create an east -west pedestrian corridor.
g. Consideration of retaining Miramar -Elementary School to serve the
high density residential development projected for the Omni and
Edgewater neighborhoods.
4. Transportation Improvements.
Numerous traffic studies have identified physical capacity
improvements to the street system in order to relieve rush hour
congestion, reduce vehicular turning movements, and promote lot
assembly for redevelopment. The improvements, for the most part,
would be limited to the use of existing public rights -of -way in order
to minimize the social and economic impacts of extensive new
acquisition programs.
The recommended improvements include:
1. Construction of the planned Omni Extension of the Metromover
system, with an additional station built to serve the Herald Plaza
area (to be funded by the adjacent developer).
2. Reconstruction/redesign of the intersection of North Miami Avenue
and NE/NW 14th Street to improve alignment.
3. Examination of the existing I-395 interchange (in the vicinity
N.E. 1st Avenue and N.E. 2nd Avenue) for possible efficiency
improvements.
4. Reconstruction of N.E. 2nd Avenue north of N.E. 13th Street and
North Miami Avenue north of N.E. 17th Street to provide two
northbound and two southbound through lanes with center turn
lanes.
S. Extension of N.E. 20th Street to Biscayne Boulevard from its
present eastern terminus at N.E. 2nd Avenue through right-of-way
acquisition and improvement.
6. Redesign/restriping of Biscayne Boulevard to improve traffic flow
and maneuvers.
• • • 46
7. Realignment of N.E. 14th Street east of North Bayshore Drive to
eliminate off set intersection at North Bayshore and to connect to
Herald Plaza.
8. If a convention center is constructed, its cost should include
relocation of the Metromover guideway and station to serve the
center.
R
PLANNING FACT SHEET
APPLICANT
City of Miami Planning Department:
September 12, 1986
PETITION
3. Consideration of recommending approval in
principle of the Omni Community Redevelopment
Plan for the area generally bounded by Biscayne
Bay on the east, Florida East Coast Railway
right-of-way on the west, 1-395 on the south and
N 20th Street on the north, which Community
Redevelopment Plan includes acquisition and
clearance, rehabilitation, relocation, right-of-
way and other infrastructure improvements,
capital improvement projects and which plan is
in conformity with the Miami Comprehensive
Neighborhood Plan.
REQUEST
To approve, in principle, the Omni Area
Redevelopment Plan.
BACKGROUND:
This redevelopment plan was prepared in response
to a request by the City Commission by Motion
86-634, dated July 24, 1986. The purpose of
preparing a redevelopment plan is to create a
tax increment financing district that would
generate funds to assist with economic
revitalization in the Omni Area. Approximately
$1.5 million in tax increment will be added to
the tax rolls starting January 1, 1987, from the
new Venetia condominium building. This revenue
can be used annually for capital improvements or
bonded to provide $11.5-13 million for a major
economic revitalization project.
The Omni area is economically stagnant in spite
of its close proximity to the Downtown Central
Business District and the high density SPI-6
zoning incentives existing along Biscayne
Boulevard. Several retailers have left the area
in recent years, vacancies are high, and the
petty crime rate is among the highest in the
City. The Omni West area (located to the west
of NE 2nd Avenue) is well located to act as a
commercial service district for the downtown and
the seaport, but has not experienced significant
private sector investment in recent years due to
blighted conditions and fragmented land
ownership. The redevelopment plan is intended
to reverse these declining trends.
PAB 10/1/86
Item
9
•
0
ANALYSIS:
RECOMMIENDATIONS
PLANNING DEPARTMENT:
PLANNING ADVISORY
BOARD:
The Omni Area Redevelopment Plan is based upon
development policies identified for the area in
the preliminary Downtown Miami Piaster Plan. The
plan envisions a well balanced high density
mixture of housing and corcial uses along the
Biscayne Boulevard corridor with a high quality
"uptown" image. The Onii Wrst, area (west of NE
2nd Avenue) is planned to he a service
commercial district with industries that relate
to downtown business, import-export, seaport
services, and/or the fashion industry.
The entire Omni area is also proposed to have a
marketing theme and resulting concentration of
uses related to the various aspects of the
media. Anchored today by the Miami Herald/News
and the Anna Brenner Meyer Telecommunications
Center (operated by Dade County School System)
the redevelopment strategy is to attract other
business related to film, TV and radio
broadcasting, advertising, publishing,
photography, recording, etc. This "Media
District" would bring a special focus to the
Omni area without conflicting or competing with
future development in other sectors of downtown.
The plan recommends zoning changes,
transportation improvements, open space
improvements, and an historic preservation plan
consistent with the above described policies and
objectives. The implementation program is
generalized at this time, providing a range of
alternat—le ways of utilizing public resourcEs
(principal:v tax increment revenues) to leverage
private investment. When a specific
redevelopment strategy is identified at a later _
date, the Redevelopment Plan will be amended.
Approval.
On October 1, 1986, approval was recommended by
a vote of 9 to 0.
PAS 10/l/86
Item V
age
...
ing body of Dade County for purposes of approving such plans and
programs; and
WHEREAS, the Dade County Board of County Commissioners found
the area hounded by the Florida East Coast Railroad r i ght--of-W&y
on the West, Tnterstate T-395 on the South, Biscayne Boulevard on
the East, the i;orth right:--of-way line of N.E. 17th Terrace from
Biscayne Boulevard to N.E. 2nd Avenoe on the I;orth, with an
extension fr,i; N.E. 2nd Avenue along the south right-of-way line
of N.W. 18th Street on the North until joining the r.rx . Rail-
road right-of-way, to be slum and/or blighted as defined in the
Community Redevelopment Act of 1969, pursuant to trade County
Resolution No. R-39-81F and
WHEREAS, substantial, areas surrounding that already declared
to be slum and blighted are also in need of community
redevelopment (Specifically, the area bounded by North 20th
Street on the North, Biscayne Day on the East, Interstite I-395
on the South, and the F.E.C. Railroad right -of -Way on the West
(hereinafter "Omni Area")); and
WHEREAS, the City of Miami wishes to exercise the powers and
duties conferred upon municipalities by the Community Redevelop-
ment Act of 1969, as amended, in order to eradicate existing slum
and blighted conditions in the Omni Area, and therefore, wishes
to satisfy the preliminary steps prescribed in the Act; and
WHEREAS, Section 163.410 F.S. 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 Commission authorized the
preparation of an Omni Area Redevelopment Plan by Motion 86-634,
on July 26, 1986; and -
WHEREAS, the City of Miami Planning Department and Depart-
ment of Development jointly prepared an Omni Area Redevelopment
Plan (hereinafter the "Plan"), dated September 1986; and
- 3 -
WHEREAS, the City of Miami Planning Advisory Poard approved
the Plan, in principle, at a regularly scheduled meeting or#
October 1, 1986, and
WHEREAS, in order to create an Orns Aec3eve3opment Area and
to obtain the redevelopment powers conferred on the County by the
Act, the City of Mj arni Trust approve a corrmuni ty redevelopment
plan for the Otani Area, make a series of findings of fact and
conclusions of law, and rust request recommendations of approval
of plans and the making of certain 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 OF FLORIDA
Section 1. The Commission approves, in principle, the Omni
Area Redevelopment Plain, dated September 1986, a copy of which is
attached hereto and made a part hereof as Exhibit A, for an area
bounded generally by Biscayne Bay on the East, the F.E.C.
Railroad right-of-way on the West, Interstate I-395 on the South, —
North 20th Street on the North, a legal description of which is
attached hereto as Exhibit B.
Section 2. The Commission finds, determines, and declares
that the Omni Area Redevelopment Plan conforms with the Miami
Comprehensive Neighborhood Plan.
Section 3. The Commission finds, determines, and declares
that many slum and 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, safety, morals, or welfare of the residents of Dade
County and the City of Miami.
Section 5. The Commission finds, determines, and declares
that the matters set out in the foregoing recitals are true and
- 4 -
0
Section 6. The Commission recommends to the Board of
County Commissioners for metropolitan Dade County, Florida that
it approve the Omni Area Redevelopment flan and take ml.l
appropriate action to declare the Omni Area, as 6pGc_ribed in
Section I, of this Resolution, to by a Carr?nun i ty Re6eve lopment
Area and to make all appropriate delegations of responsibility to
the City of PFiami of all or some Fnwers conferred on node County
by the Community Redevelopment Act of 1969, as amended, to be
exercised only within the Community Redevelopment Area defined in
Section l of this Resolution.
Section 7. The Commission extends support to joint
City/County redevelopment efforts in the Omni Area and directs
the City Manager, City Attorney, and Department of Development to
work jointly with the Metropolitan Dade County to implement the
Omni Area Redevelopment Plan.
PASSED AND ADOPTED this 21 day of bar _, 19
VIER L. SUAREZ MAYOR
ATTEST
MATTY HIRAI, CITY CLERK
PREPARED; AND APPROVED BY:
G'
ROBERT F. CLERK
CHIEF DEPUTY CITY ATTORNEY
APPRO S TO FORM AND CORRECTNESS:
L CIA A. DOtIGHERTY
CITY ATTORNEY •
LEGAL. DE SCRIPT ION
All that portion of the following listed record plats lying within the area
bounded by the Florida East Coast Railroad right-of-way on the West, the
Northerly right-of-way line of I-395 on the South, the Westerly shore Of
Biscayne Bay on the East and the Southerly right-of-way of N,E, 20 Street On
the North:
Plat Nowe
Plat Book
Page
The Causeway Fill
5
120
First Addition to Serena Park
80
8
Resubdivision of Pershing Court and Walden Court
4
148
Serena Park
76
86
Pershing Court
4
147
Walden -Court
4
148 1/2
Walden Court First Addition
6
23
Rickmers Addition Amended
4
149
Windsor Park Third Amended
4
145
Windsor Park Second Amended
4
123
The Villa La Plaisance
4
114
Boulevard Tract
100
65
Belcher Oil Company Property
34
29
The Garden of Eden
4
12
Nelson Villa and Garden of Eden Resubdivision
9
174
Nelson Villa and Garden of Eden Amended
30
20
Amended Map of Nelson Villa Subdivision
4
81
Biscayne Park Addition Amended
4
22
Rice and Sullivan Subdivision
4
64
Amended Plat of Miramar Plaza
33
18
Miramar Third Amended
5
4
Biscayne Park Addition
2
24
Replat of a Portion of Nelson Villa Amended
56
69
ASC Tract
89
21
Margaret Pace Park
(Unplatted)
Coral Park
2
66
Resubdivision of Coral Park
4
106
Grand Union Replat
76
78
Mary Brickell Subdivision
B
9
Windsor Park
3
147
Rickmers Addition Amended
3
2
Alice Baldwin Addition
1
119
Alice Baldwin, Jenny M. & Charles E. Oxar
Subdivision Amended
8
87
Ward & Havling's Resubdivision
4
185
Charles E. Oxar Block 24 Amended
3
101
Charles E. Oxar Block 15 Corrected
3
58
Alice Baldwin Block 1 Corrected
6
43
Lindsey Hopkins Education Center
84
48
Heyn Prop. Inc. Resubdivision
6
93
North Miami
A
49 112
Lindsey Hopkins Educational Center North
Parking Lot
.93
90
T.W. Palmers Resubdivision
4
60
s
11
Plat
Plaatt_Book
Page
N.T. Heslington Subdivision
B
97
City of Miami Cemetary
2
16
San Jose
3
15e
Hiles Court Fesubdivision
32
36
Fire Station Site 1972
93
42
Seitter Addition Amended
2
60
Style Accessories Subdivision
62
8
Replat of Lot 2, North Miami
S7
69
Omni International
102
3
Plaza Venetia
107
91
Herald Park
121
4
Bay Serena
7
135
Replat of Johnson and Waddell
50
15
Johnson and Waddell
B
53
Jefferson (addition
108
55
Biscayne Federal Plaza First Addition
116
7
Amended Plat of Les Violins
109
16
Biscayne federal Plaza Amended
109
77
Replat Biscayne Federal Plaza
103
60
and all that portion of any unsubdivided lands lying in Section
36, Township
53 South, Range 41 East and Section
31, Township 53 South,
Range 42 East,
lying within the area defined above,
and all that potion
of any streete
avenue, terrace, lane, way, drive, court, place, boulevard
or alley lying —
within the area defined above and any
other subdivisions, not listed above,
lying within the above defined area.
m:H58.q
h e c garb W. Whthier
CLERK
"� �CI CU T /+UD COUNTY COURTS �Q �D"F t��unt� Lnuxtltauap
;.—December ���December 4, 1986
i (
ROOM r9.242
SEVENTY-THREE WEST FLAOLER
MIAMI. FLORIDA 33130
TELEPHONE (3051 375-1168
HON. MATTY HIRAI, City Clerk
City of Miami
3500 Pan American Drive
P. 0. Box 330708
Miami, FL 33233-0708
Re: OMNI AREA REDEVELOPMENT PLAN
Dear Ms. Hirai:
I wish to acknowledge receipt of your letter, subject as above,
in which you submitted a copy of Resolution No. 86-868, passed
and adopted by the City of Miami Commission on October 23, 1986.
Your letter and Resolution will be forwarded to Ray Reed, Chief,
County Clerk Division, Suite 210, Metro Dade Center, for
processing in accordance with your request.
If I may be of further service, please let me know.
Sincerely, J
RICHA P. BRINKER
Clerk, Circuit & County Courts
in and for Dade County, Florida
RPB/fe
cc: Ray Reed, Chief, County Clerk Division
with Attachments
MATT1' HIR AI
Cth C leii
DEPLT1 CIT1 MPW,
Rohrrr' F 71110c,
Ge,orvt, ti1, [Ott!('
t%i,!ii. R,7T 1
CvIlie in:•.^
November 17, 1986
Nr. Richard P. Brinker, Clerk
240 Dade County Courthouse
73 West Flagler Street
Niami, Florida 33130
RE: OMNI AREA REDEVELOPMENT PLAN
Dear Mr. Brinker:
Enclosed herein please find a copy of Resolution No. 86-868,
passed and adopted by the City of Miami Commission at its meeting
held on October 23, 1986, which is self—explanatory. Please
distribute one copy of said resolution to the members of the
County Commission.
Thank you for your continued cooperation. If you have any
questions, please do not hesitate to call.
Vkytruly yours,
Hirai'�
City Clerk
NH: sl }a
ENC: s/s
- r
OFFICE Of THE CITY CLERK / City Hill/ 3500 Pan American Drive / P.O.Box 330706 / Miami, Florida 33233-0708 (30i� 579-oi11`.
R
Honorable Mayor and Members A*.m O h..t T 16 1906
of the City Comei ss i on
wr poyn I N PR I NC I rLE OF THE
OMNI KIA REDEVELOPMENT PLAN
Cesar H. Odio CITY COWISSION MEETING,
City Manager 9"CL011 "WO-OCTOBER 23, 1986
It is recommended that the City Commission
approve in principle, the Omni Area
Redevelopment Plan dated September 1986, for the
area bounded generally on the south by I-395, on
the west by the Florida East Coast railroad
right-of-way, on the north by N.E. 20th Street
and on the east by Biscayne Bay, a copy of which
is attached here to and made a part thereof;
making certain findings of fact and conclusions
of law; directing the Clerk to transmit the
resolution; and making a recommendation for
approval by the Board of County Commissioners,
per the attached resolution.
The Omni Area Redevelopment Plan was prepared in response to a request by the
City Commission by Motion 86-634, dated July 24, 1986. The purpose of
preparing this redevelopment plan is to create a tax increment financing
district that would generate funds to assist with economic revitalization in
the Omni Area. Approximately $1.5 million in tax increment will be added to
the tax rolls starting January 1, 1987, from the new Venetia condominium
building. This revenue can be used annually for capital improvements or used
to support a bond issue of $11.5-13 million for a major economic
revitalization project.
The plan recommends zoning changes, transportation improvements, open space
improvements, and an historic preservation plan. (See the attached executive
summary). The implementation program is generalized at this time, providing a
range of alternative ways of utilizing public resources (principally tax
increment revenues) to leverage private investment. When a specific
redevelopment strategy is identified at a later date, the Redevelopment Plan
will be amended.
Motion 86-634 also instructed the City Manager to inform the City Commission
as to the financial consequences to the City at large of creating a tax
increment district in the Omni Area. An analysis is attached hereto.
CHO/SR
Attachment
TO. Honorable Mayor
and Members of the
City Commission
i'ROM-
Cesar H. Odio
City Manager
CITY OF MI.AMI, FLORIDA
INTER -OFFICE MEMORANDUM
DATE: October 15, 1986 ALE`
fuuECT: Financial Implications - Omni
Area Redevelopment
REFERENCED• ( Related to Agenda Item -
October 23, 1986 Commission
ENCLOSURES: Meeting
The City Commission, by Resolution 86-634 (adopted July 24,
1986), requested the City Manager to prepare a Community
Redevelopment Plan for the Omni Area. This plan, now prepared,
is scheduled for Commission review at the October 23, 1986
Commission meeting, the main action being the designation of the
Omni Area as a Community Redevelopment Project under Chapter 163
of the Florida Statutes.
Resolution 86-634 also requested that an analysis of the
financial impact of the redevelopment plan be supplied to the
Commission at the time the plan is reviewed. This memorandum
provides that analysis.
Summary Conclusions
The only specific public financial commitment being made by the
designation action is the commitment of future tax increment
revenues to finance the redevelopment actions. However, with the
exception of a projected 1987 increment from the Plaza Venetia
Project, the area is stagnant, with an established trend of no
growth in valuations. In fact, the project area total valuation
declined by 2.3 percent between 1985 and 1986. Therefore, it is
concluded that any near -term future valuation increments beyond
1987 will likely be created exclusively by the redevelopment
designation and redevelopment actions. Should the trends
discussed in this memorandum apply to the future, there will be
no costs (in diverted tax revenues) to the anticipated general
funds of the City and County in proceeding with this designation.
Analysis
The most specific public financial commitment that accompanies
the designation of the Omni Area as a Community Redevelopment
Project is the tax increment commitment. For an extended period,
the City and County may divert future increases in project area
property tax revenues generated by the designated City and County
mill levies to fund a variety of redevelopment actions.
a
Honorable Mayor
and Members of the
City Commission
Page 2
The future financial costs from diverting future increases in
revenues from the general funds of the City and County cannot be
precisely determined at this point, since the following must be
known:
1. Future valuation and revenue trends for the area without
redevelopment designation and redevelopment action? proceeding.
2. Future valuation and revenue increases for the area as a
result of redevelopment designation and redevelopment actions.
However, it may be possible to roughly predict the above
valuation and revenue changes by looking at the current trends in
total valuation of the area and by looking at the experience of
the impact of redevelopment designation and redevelopment actions
on the Southeast Overtown/Park West Redevelopment Project Area
valuations.
Aggregate valuations for the Omni Area for the past three years
show no growth in valuation and, in fact, a decrease of 2.3
percent occurred for the tax year 1986. This indicates a less -
than -healthy situation, since the area ehould have at least
increased with normal inflation on an annual basis. With very
little new private investment occurring (or planned) in the area,
and with vacancies commonplace, significant increases in area
valuati-)n will likely not occur in the near -term future. In
fact, the decrease shown for 1986 may continue as a long-term
trend.
However, with redevelopment designation and effective
redevelopment -inducing actions taking place, the area valuations
can again be expected to increase. The increases will come from
actual new private capital investment and from general across-
the-board increases in all properties based upon enhanced
locational values resulting from the redevelopment attention
being directed to the area.
The above phenomenon is exactly what occurred in the Southeast
Overtown/Park West Redevelopment Project. During the first two
years after designation the aggregate valuation for the area
continued to decline. However, in 1984, when actual
redevelopment activity began in the area, valuations began to
increase. During the last two tax years (1985 and 1986),
valuations have increased at an annual rate of 12 percent, an
increase exclusively attributable to the public redevelopment
attention and the resultant increased locational desirability of
`zhe area.
Honorable Mayor
and Members of the
City Commission
Page 3
Should the above situation be repeated with the Omni Area
redevelopment designation and redevelopment actions, valuation
increases comparable to those achieved in the Southeast
Overtown/Park West Area could be expected. With a 1°86 valuation
base of $580 million, a 12 percent increase annual increase would
create a valuation of $649 million and a valuation increment of
$69 million. This would generate approximately $1.3 r�ill.ion in
tax increment revenues.
The most basic and important point in assessing financial impacts
is that without redevelopment, the Omni. Area could quite possibly
remain stagnant or continue its current decline, thus generating
no new tax revenues to the City or County. Therefore, any future
tax revenue increases for tax increment redevelopment will likely
come only as a result of redevelopment designation and
redevelopment actions.
if the above analysis proves cor-ect., the effective costs of the
proposed tax increment -funded redevelopment actions will be
totally borne by the redevelopment itself, since no tax revenues
would have occurred without tax increment redevelopment
designation to be diverted from the flowing to the general funds
of the City and County.
The only exception of significance is the expected addition of
the Plaza Venetia project to the tax digest for tax year 1987,
which is an increase that obviously will occur regardless of
redevelopment designation and which will add approximately $82
million to the tax digest. This will result in a net increase in
total valuation for the Omni Area for 1987 of $68 million, if the
balance of the area declines an additional 2.3 percent, as it did
for 1986. The $68 million would generate approximately $1.3
million to the tax digest.
Redevelopment does not necessarily increase public service costs.
It is possible, however, that the redevelopment of the Omni Area
may bring new activity requiring increased levels of public
services. It is recommended that the City's Department of
Management and Budget monitor the redevelopment activity to
document this possibility. If at any point in the redevelopment
process added service costs do occur, it is recommended th,t
amounts equal to those added costs be subtracted from the tax
increment revenues flowing to the Redevelopment Trust Fund to
supplement the general revenues utilized to provide such
services.
ZI . •
MWIYE SU MY
Substantial redevelopment has occurred in the Central Business District of
Downtown Miami and Brickell which has resulted in significant spin-off
development. This redevelopment pattern is not evident , however, in the Omni
area located just north of the Central Business District (CBD). Although some
of the parcels in the area have been improved on a scale comparable to
Brickell and the CBD (e.g., the Omni/Venetia complex, one of the largest and
most substantial concentrations of development constructed by a single
developer within the State of Florida in recent years), none have generated
significant redevelopment spin-offs. Instead, the developers of these
projects have been confronted with high vacancy rates and the hi gl'�s st petty
crime rate in the City of Miami, a phenomenon that appears to center almost
entirely around the Omni, a mixed -used development constructed in the mid
1970's. Much of the land in the area, which is bounded by 1-395 to the south,
the FEC right-of-way to the west, N.E. 20th Street to the north and Biscayne
Bay to the east, remains underdeveloped and in blighted condition,
particularly west of N.E. 2nd Avenue, The Omni Area Redevelopment Plan
examines several development alternatives, of varying degrees of public
involvement, that should be considered in order to stimulate economic
development and investment activities in the area.
The Omni Area Redevelopment Plan proposes a comprehensive and coordinated
approach to the revitalization of the area with the following recommendations:
1. Economic Development Activities.
a. Identification of a development strategy that will result in the
redevelopment of the area's significant holdings of consolidated,
vacant or underutilized land, thereby bringing new economic
vitality to the area and to the City. In order to facilitate and
expedite the revitalization process, the City will consider
undertaking land acquisition activities, with priority being given
to large parcels which require a minimum of residential or
commercial relocation. In the event that relocation proves
necessary, this plan will be amended with all relocation
activities fully conforming to the Uniform Relocation Act of 1970.
b. Establishment of a Tax Increment District. The plan recommends
the establishment of a tax increment district to fund needed
public improvements and programmatic activities that will lead to
the revitalization of this area. Funds generated through the
establishment of the district could be used for street
improvements and other public infrastructure improvements
(including parking structures), land acquisition, and the
administration of City -sponsored economic revitalization program
in the area. It is important to note that tax increment funds are
generated from property value increases and not through tax rate
increases. Instead, the tax base is theoretically frozen at a
particular tax -ear with any future increases in property values
being collected and spent exclusively within the area. If the tax
.
2.
3.
Increment district is established prior to January L, 1987, first
year funding would be estimated at $1.5 million (dine to Plaza
Venetia's entrance into the tax rolls at that time). The City's
financial advisors have suggested that up to S33 million could be
floated in bond monies as a result of the increment.
C. Expansion of economic activity within the area through the
recruitment of new economic anchor uses currFntly not present in
the area, but for which market support can he identified. Special
attention will he focused on attracting new businesses to now
vacant buildings. The, range of uses to be researched include
port -related activities, film/media and fashion industries,
exhibition hall and downtown support services.
d. Utilization of existing and potential economic development
incentives contained in the newly established Florida Enterprise
Zone Act.
Modification of Existing Zoning.
a. Creation of a SPI-6.1 zoning district to be applied to the area
bounded by Biscayne Bay, N.E. 13th Street, North Bayshore Drive,
and Margaret Pace Park. This new district should permit high
intensity mixed use development similar to SPI-6; but subject to
inclusion of housing on -site or payment in -lieu thereof to the
City of Miami's Affordable Mousing Trust Fund.
b. Creation of a SPI overlay district for the CR-3/7 district north
of N.E. 17th Terrace that would provide a floor area ratio
increase up to a total FAR 2.41 for inclusion of housing on -site
or payment inlieu thereof to the City of Miami's Affordable
Housing Trust Fund.
C. Creation of a SPI overlay district for the commercial zoning
districts located west of N.E. 2nd Avenue that would contain
special design guidelines to insure that the wide variety of
commercial and light industrial uses permitted would not create
adverse visual or physical impacts on one another.
Enhancement of Community Facilities and Services.
a. Improvement of code enforcement and police protection in the area.
b. Refurbishment of Biscayne Boulevard to create a visual and
functional link between the Omni area and the rest of downtown and
establishment of a gateway feature at N.E. 13th Street and
Biscayne Boulevard. Encouragement of development of a (pedestrian
level) sidewalk cafe district along Biscayne Boulevard between
N.E. 15th and 17th Streets.
c. Improvement of Bicentennial Park and the FEC Bayfront tract to
provide a sequence of visitor attractions linking the Omni area to
the Central Business District.
M
4.
d. Development of an urban landmark at the intersection of North
Miami Avenue and N.E. 14th Street.
e. Requirement for new deyelnpments to provide uninterrupted walkways
along the Bay to establish a baywalk linkage between Pace Park and
Bicentennial Park. Provision of a pedestrian crossing at
MacArthur Causeway.
f. Review of public right-of-ways at corners of N.E. 4th Avenue at
N.E. 19t.h and N.E. 17th Streets for better utilization.
Refurbishment of N.E. 14th Street east of N.E. 1 st Avenue to
create an east -west pedestrian corridor.
g. Consideration of retaining Miramar-Llementary School to serve the
high density residential development projected for the Omni and
Edgewater neighborhoods.
Transportation Improvements.
Numerous traffic studies have identified physical capacity
improvements to the street system in order to relieve rush hour
congestion, reduce vehicular turning movements, and promote lot
assembly for redevelopment. The improvements, for the most part,
would be limited to the use of existing public rights -of -way in order
to minimize the social and economic impacts of extensive new
acquisition programs.
The recommended improvements include:
1. Construction of the planned Omni Extension of the Metromover
system, with an additional station built to serve the Herald Plaza
area (to be funded by the adjacent developer).
2. Reconstruction/redesign of the intersection of North Miami Avenue
and NE/NW 14th Street to improve alignment.
3. Examination of the existing I-395 interchange (in the vicinity
N.E. 1st Avenue and N.E. 2nd Avenue) for possible efficiency
improvements.
4. Reconstruction of N.E. 2nd Avenue north of N.E. 13th Street and
North Miami Avenue north of N.E. 17th Street to provide two
northbound and two southbound through lanes with center turn
lanes.
5. Extension of N.E. 20th Street to Biscayne Boulevard from its
present eastern terminus at N.E. 2nd Avenue through right-of-way
acquisition and improvement.
6. Redesi gn/restri ping of Biscayne Boulevard to improve traffic flow
and maneuvers.
t of
E. 14th
t east of North
re Drive to
�. eliminate set intersection eat Borth BayshoreBand to connect to
eliminate o
Herald Plaza.
$. If a convention he FMetromoveconstructed,
o 9ui aeway ' and cost station to serve include the
relocation of
center.
APPLICANT
PLANNING FACT SHEET
City of Miami Planning Department:
September 12, 1986
PETITION 3. Consideration of recommending approval in
principle of the Omni Community Redevelopment
Plan for the area generally bounded by Biscayne
Bay on the east, Florida East Coast Railway
right-of-way on the west, 1-395 on the south and
N 20th Street on the north, which Community
Redevelopment Plan includes acquisition and
clearance, rehabilitation, relocation, right-of-
way and other infrastructure improvements,
capital improvement projects and which plan is
in conformity with the Miami Comprehensive
Neighborhood Plan.
REQUEST To approve, in principle, the Omni Area
Redevelopment Plan,
BACKGROUNDs
This redevelopment plan was prepared in response
to a request by the City Commission by Motion
86-634, dated July 24, 1986. The purpose of
preparing a, redevelopment plan is to create a
tax increment financing district that would
generate funds to assist with economic
revitalization in the Omni Area. Approximately
$1.5 million in tax increment will be added to
the tax rolls starting January 1, 1987, from the
new Venetia condominium building. This revenue
can be used annually for capital improvements or
bonded to provide $11.5-13 million for a major
economic revitalization project.
The Omni area is economically stagnant in spite
of its close proximity to the Downtown Central
Business District and the high density SPI-6
zoning incentives existing along Biscayne
Boulevard. Several retailers have left the area
in recent years, vacancies are high, and the
petty crime rate is among the highest in the
City. The Omni West area (located to the west
of NE 2nd Avenue) is well located to act as a
commercial service district for the downtown and
the seaport, but has not experienced significant
private sector investment in recent years due to
blighted conditions and fragmented land
ownership. The redevelopment plan is intended
to reverse these declining trends.
EL.
b
AIiM.YStSs The Omni Area Redevelopment Plan is based upon
development policies identified for the area in
the preliminary Downtown Miami Faster Plan. The
plan envisions a well balanced high density
mixture of housing and commercial uses alone the
Biscayne Boulevard corridor with a hioh quality
"uptown" imaoe. The Omni hest. area (west of NE
2nd Avenue) is planned to he a service
commercial district with industries that relate
to downtown business, import. --export., seaport
services, and/or the fashion industry.
The entire Omni area is also proposed to have a
marketing theme and resulting concentration of
uses related to the various aspects of the
media. Anchored today by the Miami Herald/News
and the Anna Brenner Meyer Telecommunications
Center (operated by Dade County School System)
the redevelopment strategy is to attract other
business related to film, TV and radio
broadcasting, advertising, publishing,
photography, recording, etc. This "Media
District" would bring a special focus to the
Omni area without conflicting or competing with
future development in other sectors of downtown.
The plan recommends zoning changes,
transportation improvements, open space
improvements, and an historic preservation plan
consistent with the above described policies and
objectives. The implementation program is
generalized at this time, providing a range of
alternative ways of utilizing public resources
(principally tax increment revenues) to leverage
private investment. When a specific
redevelopment strategy is identified at a later
date, the Redevelopment Plan will be amended.
RECOMMENDATIONS
PLANNING DEPARTMENT:
PLANNING ADVISORY
BOARD:
Approval.
On October 1, 1986, approval was recommended by
a vote of 9 to 0.
4
•
A11ALY&M
RECOMMENDATIONS
PLANNING DEPARTMENT:
PLANNING ADVISORY
BOARD:
The Omni Area Redevelopment Plan is based upon
development policies i&ptified for the area in
the preliminary Dpwnt.mon Miami Master Plan. The
plan envisions a well halanced high density
mixture of Lousing and coirnsrc.ial uses along the
Biscayne Boulevard corridor with a high duality
"uptown" image. The Onii pest. area (west. of NC
2nd Avenue) is planned to be a service
commercial district with industries that relate
to downtown business, import-ey.port, seaport
services, and/car the fashion industry,
The entire Omni area is also proposed to have a
marketing there and resulting concentration of
uses related to the various aspects of the
media. Anchored today by the Miami Herald/News
and the Anna Brenner Meyer Telecommunications
Center (operated by Dade County School System)
the redevelopment strategy is to attract other
business related to film, TV and radio
broadcasting, advertising, publishing,
photography, recording, etc. This "Media
District" would bring a special focus to the
Omni area without conflicting or competing with
future development in other sectors of downtown.
The plan recommends zoning changes,
transportation improvements, open space
improvements, and an historic preservation plan
consistent with the above described policies and
objectives. The i -plementation program is
generalized at this time, providing a range of
alternative ways of utilizing public resources
(principally tax increment revenues) to leverage
private investment. :then a specific
redevelopment strategy is identified at a later
date, the Redevelopment Plan will be amended.
Approval.
On October 1, 1986, approval was recommended by
a vote of 9 to 0.
PAS 10/1/86
A em 13
A
Exhibit
3 M 3 , IT
.� 3
SEPTEMBER 1986
OMNI AREA REDEVELOPMENT PLAN
TABLE OF CONTENTS
LIST OF EXHIBITS
EXECUTIVE SUMMARY
I. INTRODUCTION
A. Purpose
B. Planning Process
II. BACKGROUND INFORMATION
A. Geographic Location
B. Summary of Existing Conditions
III. REDEVELOPMENT OBJECTIVES
IV. REDEVELOPMENT PROPOSAL
A. Concept
B. Land Use Plan
C. Community Facilities and Services
D. Transportation Network
E. Historic Preservation
V. IMPLEMENTATION PROGRAM
A. Zoning and Land Use Controls
B. Capital Improvement Projects
C. Relocation
D. Disposition of Property
E. Rehabilitation
F. Economic Development Plan
VI. FINANCING AND MANAGEMENT
A. Estimated Public Cost
B. Financing Strategy and Staging
APPENDICES
A. Legal Description of the Redevelopment District
B. Excerpts from Downtown Development Plan Miami, Florida - Economic
Analysis and Growth Projections, March 1986.
C. Tax incentives ufferea Unaer t New Enterprise Zone Act
D. Pending Federal Tax Legislation'Concerning Tax Exempt Revenue Bonds
86
List of Exhibits
map#
1
2
3
4
5
6
7
8
9
10
Title
Location Map
Existing Land Use
Dilapidated Structures,
Vacant Land and Surface
Parking
Oistribution of Reported
Crimes, 1984
Publicly Owned Property
Proposed Land Use Plan
Proposed Open Space Plan
Proposed Transportation
Improvements
Proposed Street Network
Properties of Historical/
Architectural Significance
Section
Executive Summary
II.B.
II.B.
II.B.
U.S.
IV.B.
IV.C.
IV.D.
IV.D.
IV.E.
EXECUTIVE SU! WY
Substantial redevelopment has occurred in the Central Business District of
Downtown Miami and Brickell which has resulted in significant spin-off
development. This redevelopment pattern is not evident , however, in the Omni
area located just north of the Central Business District (CBD). Although some
of the parcels in the area have been improved on a scale comparable to
Brickell and the CBD (e.g., the Omni/Venetia complex, one of the largest and
most substantial concentrations of development constructed by a single
developer within the State of Florida in recent years), none have generated
significant redevelopment spin-offs. Instead, the developers of these
projects have been confronted with high vacancy rates and the highest petty
crime rate in the City of Miami, a phenomenon that appears to center almost
entirely around the Omni, a mixed -used development constructed in the mid
1970's. Much of the land in the area, which is bounded ty I-395 to the south,
the FEC right-of-way to the west, N.E. 20th Street to the north and Biscayne
Bay to the east, remains underdeveloped and in blighted condition,
particularly west of N.E. 2nd Avenue. The Omni Area Redevelopment Plan
examines several development alternatives, of varying degrees of public
involvement, that should be considered in order to stimulate economic
development and investment activities in the area.
The Omni Area Redevelopment Plan proposes a comprehensive and coordinated
approach to the revitalization of the area with the following recommendations:
1. Economic Development Activities.
a. Identification of a development strategy that will result in the
redevelopment of the area's significant holdings of consolidated,
vacant or underutilized land, thereby bringing new economic
vitality to the area and to the City. In order to facilitate and
expedite the revitalization process, the City will consider
undertaking land acquisition activities, with priority being given
to large parcels which require a minimum of residential or
commercial relocation. In the event that relocation proves
necessary, this plan will be amended with all relocation
activities fully conforming to the Uniform Relocation Act of 1970.
b. Establishment of a Tax Increment District. The plan recommends
the establishment of a tax increment district to fund needed
public improvements and programmatic activities that will lead to
the revitalization of this area. Funds generated through the
establishment of the district could be used for street
improvements and other public infrastructure improvements
(including parking structures), land acquisition, and the
administration of City -sponsored economic revitalization program
in the area. It is important to note that tax increment funds are
generated from property value increases and not through tax rate
increases. Instead, the tax base is theoretically frozen at a
particular tax year with any future increases in property values
being collected and spent exclusively within the area. If the tax
i
=6 *
increment district is established prior to January 1, 1987, first
year funding would be estimated at $1.5 million (due to Plaza
Venetia s entrance into the tax rolls at that time). The City's
financial advisors have suggested that up to $13 million could be
floated in bond monies as a result of the increment.
c. Expansion of economic activity within the area through the
recruitment of new economic anchor uses currently not present in
the area, but for which market support can be identified. Special
attention will be focused on attracting new businesses to now
vacant buildings. The range of uses to be researched include
port -related activities, film/media and fashion industries,
exhibition hall and downtown support services.
d. Utilization of existing and potential economic development
incentives contained in the newly established Florida Enterprize
Zone Act.
2. Modification of Existing Zoning.
a. Creation of a SPI-6.1 zoning district to be applied to the area
bounded by Biscayne Bay, N.E. 13th Street, North Bayshore Drive,
and Margaret Pace Park. This new district should permit high
intensity mixed use development similar to SPI-6; but subject to
inclusion of housing on -site or payment in -lieu thereof to the
City of Miami's Affordable Housing Trust Fund.
b. Creation of a SPI overlay district for the CR-3/7 district north
of N.E. 17th Terrace that would provide a floor area ratio
increase up to a total FAR 2.41 for inclusion of housing on -site
or payment inlieu thereof to the City of Miami's Affordable
Housing Trust Fund.
c. Creation of a SPI overlay district for the commercial zoning
districts located west of N.E. 2nd Avenue that would contain
special design guidelines to insure that the wide variety of
commercial and light industrial uses permitted would not create
adverse visual or physical impacts on one another.
3. Enhancement of Community Facilities and Services.
a. Improvement of code enforcement and police protection in the area.
b. Refurbishment of Biscayne Boulevard to create a visual and
functional link between the Omni area and the rest of downtown and
establishment of a gateway feature at N.E. 13th Street and
Biscayne Boulevard. Encourage of development of a (pedestrian
level) sidewalk cafe district along Biscayne Boulevard between
N.E. 15th and 17th Streets.
c. Improvement of Bicentennial Park and the FEC Bayfront tract to
provide a sequence of visitor attractions linking the Omni area to
the Central Business District.
ii
Q"
0
10
01
M
■
d. Development of an urban land+nark at the intersection of North
Miami Avenue and N.E. 14th Street.
e. Requirement for new developments to provide uninterrupted walkways
along the Bay to establish a baywalk linkage between Pace Park and
Bicentennial Park. Provision of a pedestrian crossing at
MacArthur Causeway.
f. Review of public right-of-ways at corners of N.E. 4th Avenue at
N.E. 19th and N.E. 17th Streets for better utilization.
Refurbishment of N.E. 14th Street east of N.E. 1st Avenue to
create an east -west pedestrian corridor.
g. Consideration of retaining Miramar -Elementary School to serve the
high density residential development projected for the Omni and
Edgewater neighborhoods.
4. Transportation Improvements.
Numerous traffic studies have identified physical capacity
improvements to the street system in order to relieve rush hour
congestion, reduce vehicular turning movements, and promote lot
assembly for redevelopment. The improvements, for the most part,
would be limited to the use of existing public rights -of -way in order
to minimize the social and economic impacts of extensive new
acquisition programs.
The recommended improvements include:
1. Construction of the planned Omni Extension of the Metromover
system, with an additional station built to serve the Herald Plaza
area (to be funded by the adjacent developer).
2. Reconstruction/redesign of the intersection of North Miami Avenue
and NE/NW 14th Street to improve alignment.
3. Examination of the existing I-395 interchange (in the vicinity
N.E. 1st Avenue and N.E. 2nd Avenue) for possible efficiency
improvements.
4. Reconstruction of N.E. 2nd Avenue north of N.E. 13th Street and
North Miami Avenue north of N.E. 17th Street to provide two
northbound and two southbound through lanes with center turn
lanes.
S. Extension of N.E. 20th Street to Biscayne Boulevard from its
present eastern terminus at N.E. 2nd Avenue through right-of-way
acquisition and improvement.
6. Redesign/restriping of Biscayne Boulevard to improve traffic flow
and maneuvers.
iii
1► 4
w 1 • r a
7. Realignment of N.E. 14th Street east of North Bayshore Drive to
eliminate off set intersection at North Bayshore and to connect to
Herald Plaza.
8. If a convention center is constructed, its cost should include
relocation of the Metromover guideway and station to serve the
center.
0
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Location Map
MNI AREA REDEVELOPMENT PLAN
Map I
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"to 0044nm"If of 9C=SCE
I. INTRODUCTION
A. PURPOSE
In July 1986, the Miami City Commission instructed the City Administration
(per Motion 86-634) to prepare a study of the Omni area for the purpose of
creating a tax increment district in order to facilitate redevelopment in the
area and to report the findings of the study and related recommendations to
the Commission for its review and consideration. The Omni Area Redevelopment
Plan summarizes those findings and recommendations in accordance with Chapter
III of the Florida Statutes,
The Omni Rea 'opment
Area encompasses 260 acres of land bounded by I-395 on
the south, Biscayne Bay on the east, N.W. 20th Street on the north and F.E.C.
Railroad right-of-way on the west. (See Location Map, page v ). Included
within this general area are three distinct subareas: the residential area
north of the Omni Complex composed of apartment buildings, aging single
family homes and converted estate mansions; the Omni/Venetia Complex east of
Biscayne Blvd. composed of modern megastructures housing condominiums, hotels
and a major shopping mall; and the western portion of the study area (for the
purposes of this study to be referred to as Omni West) composed of a mixture
of rundown warehousing, industrial uses, general commercial and residential
structures.
The redevelopment area is located within Downtown Miami, just north of the
core area which is undergoing major physical and economic revitalization.
Major new developments such as the downtown Government Center, Southeast
Financial Center, and ti,,, City of Miami/University of Miami James L. Knight
Center have increased downtown employment and attracted new businesses and
daytime activities. The continued growth of the Port of Miami, redevelopment
of Bayfront Park, opening of the Metromover loop, construction of Bayside
Specialty Center, and the upcoming redevelopment of the Southeast Overtown/
Park West community will reinforce the development potential for all of the
downtown area.
The scale and type of new development in the core area is undoubtedly going to
have an impact on the development potential of the neighboring area in time,
yet the change will occur slowly. This is because development appears to flow
from the core southward to the Brickell area, despite dramatic attempts by a
few developers to generate a new downtown node of activity and development in
the Omni area.
The most notable examples of private investment in area are the mixed -use
developments known as Omni -Venetia which include the Plaza Venetia high-rise
residential condominiums, the Omni Shopping Mall/Hotel and the Biscayne Bay
Marriott. The public projects already in place include the Anna Brenner Meyer
Telecommunication Center and the Dade County School Board Administration
Building. The School Board is also planning to demolish the Lindsey Hopkins
Building and build its second administration building. In addition, the
planned extension of a north loop of the Metromover system will have at least
two stations in the area. These proposed and existing investments have failed
to generate additional development activity. Instead, the new projects sit as
islands amidst urban decay and disinvestment.
S6"8615
a
In order to foster new development and to maximize the public benefit, a major
public -private redevelopment effort will be necessary. Without such a
comprehensive effort and a demonstrated commitment from the public sector,
trends suggest that the decline of the area will accelerate.
This study, outlines the type of coordinated and comprehensive role that the
public sector must assume in order to effectively sto'mulate new development
and investment in the area. Due to the uncertainty of federal funds and
limited local dollars, the primary financing mechanism available is the
establishment of a tax increment financing district so that new tax dollars
generated through anticipated private sector improvements can be targeted for
needed area improvements. The employment of this tool, however, necessitates
the establishment of a community redevelopment area and the preparation of a
redevelopment plan. Consequently, this plrnning effort has been initiated, in
full conformance with Chapter 163 of the Florida Statutes, to formulate an
effective decision -making tool for guiding development and creating a proper
environment for investment.
-2-
qP
7
I. 9. PLANING PROCESS
The Omni Area Redevelopment Plan has been prepared according to the
requirements specified by the Community Redevelopment Act of 1969, as amended
(Fla. Statutes IE3.330 et. seq.) As mandated by the Act, the redevelopment
plan must conform to the -'odd 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 the mid 1970's, the City of Miami has undertaken three major planning
programs which address development opportunities for the Omni area. In 1976,
the City adopted the Miami Comprehensive Neighborhood Plan 1976-86 which
provides the framework for the overall development o mum cip�y. The
Omni neighborhood is identified in this document as an area suitable for
residential, industrial, and commercial uses.
The Southeast Overtown/Park Nest Redevelopment Plan, adopted in 1981,
identifies the Omni Kest area (area west of NE 2nd Avenue) as a primary
relocation area for commercial services and light industrial uses displaced by
redevelopment within the Southeast Overtown/Park Nest project area.
In 1985, the City began the process of preparing an updated and more detailed
master plan for Downtown Miami, whose boundaries incorporate all of the
redevelopment area plus Southeast Overtown/Park Nest, the Central Business
District, and Brickell. This plan provides policies and guidelines for
implementation of all downtown development and provides the foundation for the
preparation of a Development of Regional Impact application for the area within
the jurisdiction of the Downtown Development Authority.
A Citizen's Advisory Committee was established to provide input to the master
plan. This group includes representatives from the Omni neighborhood and
provides a forum where interested citizens, civic leaders, and public officials
join forces to address development issues and community concerns. During a
series of workshops, held over a six-month period, a draft downtown policy plan
has been formulated. The document identifies development objectives for the
Omni neighborhood including the following: establishment of strong functional
and visual connections with the Central Business District through a redeveloped
Bayfront open space, baywalks, redesigned Biscayne Boulevard, and extension of
Metrorail and Metromover; development of a high quality "uptown" district with
a viable mixture of hotel, residential, and retail uses; promotion of a
nightlife and entertainment district; creation of a special use district to
attract new types of specialized commercial activity to the area including
media and fashion related businesses; and reinforcement of the area west of
N.E. 2nd Avenue as a commercial/industrial area serving the downtown and
Seaport.
The major recommendations from all three planning programs have been further
refined and incorporated into this redevelopment plan.
-3-
II. BACKGROW INFORMATION
A. GEOGRAPHIC LOCATION
The Omni Redevelopment Area is located in the northern most section of Downtown
Miami, adjacent to the planned Southeast Overtown/Park West residential
community. It is within I/2 mile of the heart of the Central Business District
and within I mile of the rapidly growing office district along Brickell Avenue.
The geographic location and boundaries of the area are illustrated on the
Location Map (see page v ). A legal description of the site is provided in
Appendix A.
The redevelopment area is strategically positioned within the City of Miami and
the metropolitan area. It has convenient access to the Miami International
Airport, Miami Beach and the regional highway system. The Port of Miami, the
Civic Center, and other major business and activity centers in the City of
Miami are within easy reach of the Omni neighborhood residents and employees. If
The planned Metromover extension will provide a direct link to the CBD and the
existing Metrorail system.
{
II. B. EXISTING CONDITIONS
Land Use
Several different types of land uses are present in the Omni Redevelopment Area,
with varying degrees of structural condition (see Map 2 - Existing Land Use). Of
the 292 buildings surveyed, 109 are dilapidated or in need of major repair,
representing almost forty per cent of the structures in the redevelopment area. In
addition, almost 35 per cent of the land is vacant or used for surface parking (see
Map 3 - Dilapidated Structures, Vacant Land and Surface Parking). With the
exception of a few negastructures, the .area has seen little change (other than
decline) in the past 40 years. For example, during the period between 1970 and
1980, only sixteen building permits for new construction or renovation were filed
in the 260 acre area. Included among those permits were the City of Miami Fire
Station, the Omni complex, and a renovation of Jefferson's store which is now
closed. Two major retailers in the area, Jefferson's and Sears, are no longer in
operation leaving the once -active department stores vacant.
a. Omni West
This area is bounded by FEC right-of-way to the west, N.E. 20th Street to
the north, N.E. 2nd Avenue to the east, and I-395 to the south. Ranging
from single family residential to industrial warehousing to high-rise
multifamily to cement manufacturing, the western portion of the Omni
Redevelopment Area is a crazy quilt of a variety of land uses. Many of the
uses are mutually incompatible since zoning allows for general commercial
activities (e.g., wholesaling, warehousing, light manufacturing, etc.) and
prohibits housing; but established land uses include well over 100 units of
nonconforming single family and multifamily housing.
The general commercial zoning prohibits new residential units (except as
on -site accessory uses for caretakers and watch guards) but since the
existing units were constructed before 1940 and prior to such restrictions,
which were applied in the early 1960's, the existing housing is
"grandfathered", provided the housing remains in continuous operation (with
short term vacancies of no more than 6 months) or provided that no more
than 50% of the structure is destroyed due to fire or other causes.
Failure to meet these conditions requires that the structure must be
converted to new uses that conform to the zoning regulations.
More than 75 per cent of the more than 100 housing structures are in need
of major repair or are considered dilapidated. Nine buildings offer
commercial uses on the ground floor frontage and residential uses either in
the back of the building or on the upper floors, most of these also require
substantial repair.
Almost seventy of the parcels are technically vacant, but most of them are
used for outside storage of inoperative vehicles, machinery, and trash,
making the area not only unsightly but potentially unhealthy as well. In
addition to the vast number of vacant lots, approximately 50 lots are being
used for surface parking.
® SINGLE FAMILY AND DUPLEX
- MULTIFAMILY AND HOTEL
MIXED USE
�---- OFFICZ
COMMERCIAL RETAIL/WHOLESALE
GOVERNMENVINSTTITU'TIONAL
PARKING
MOM INDUSTRIAL
EMo VACANT STRUCTURES
PARKS OPEN SPACE
VACANT LAND
Existing Land Use
OMN 1 AREA REDEVELOPMENT TAN
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Map 2
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ind Surface Parking 1,1,1 1 1
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ip
Thirty buildings are used for warehousing, wholesaling, and distribution
activities. There are also approximately 35 retail commercial structures,
with several restaurant equipment supply services clustered in a group.
Four of the commercial structures appear vacant or abandoned. There is
also a cement batch plant, several tire recapping and outside auto repair
services existing throughout this portion of the study area.
In terms of governmental
or
institutional uses in the area,
the
administrative headquarters
of
the Dade County Public School System
are
located here along with the
Anna
Brenner Meyer Telecommunications Center
(a
training center and production studio for Channel 17).' The school system
also operates an administrative annex ;n the area and the Miami Skills
Center. There is also a City of Miami Fire Station, a large historic
cemetery, a neighborhood center/day care facility, an elementary school,
and a synagogue in the area.
b. Omni East
This area is bounded by N.E. 2nd Avenue to the west, N.E. 20th Street to
the north, Biscayne Bay to the east, and I-395 to the south. The land east
of N.E. 2nd Avenue differs greatly from the land west of N.E. 2nd Avenue in
both condition and land use with some exceptions. It, like the west, is
underdeveloped, with several of the structures in need of repair.
There are an estimated 14 existing single family and duplex homes in the
area, and several other structures that have been converted from homes into
offices and restaurants. There are also approximately 30
apartment/condominium buildings, ranging in size from four units to 800
units, for a total of more than 1500 residential units (Plaza Venetia
Phases I and II provide approximately 70 per cent of th- units). The Omni,
Biscayne Bay, Marriott, and Plaza Venetia also provide first-class hotel
space, with a total of more than 1350 rooms. In spite of the major
investment with the Omni/Venetia complex, high-rise mixed use zoning, and
its downtown location, most of the area is underdeveloped with 30-35% of
the area being u$ed for surface parking, and the majority of the structures
only 1 to 2 stories in height.
Unlike the area to the west, the eastern portion of the study area has no
industrial or warehousing facilities with the exception of the Miami
Herald's main facility. There are several churches, a YWCA and a small
government office in the area. There are also a number of new and used car
dealerships with outside storage of vehicles and car repair/body shops
located in this portion of the area. The area has one large grocery store,
a major shopping mall, and several smaller commercial operations,
particularly along N.E. 2nd Avenue and Biscayne Boulevard. Four commercial
buildings are currently vacant, including the former Sears and Jefferson's
stores. In addition, there are approximately 30 office buildings. These
buildings are relatively small with the owners appearing to be the primary
tenants in each structure.
C. State of Florida Distress Rating
The area is experienci,ig a high level of distress, as verified by the State
of Florida's Department of Community Affairs. The Department ranked every
census tract in the State of Florida for level of distress, based upon 11
variables which included percentage of housing units in the area that lack
some or all plumbing facilities, percentage of persons in the area
unemployed for greater than 15 weeks, and per capital taxable value of
property in the area. Three of the four census tracts in the Omni area
scored in the top ten for the City of Miami in terms of highest level of
distress. Even the area cast of Biscayne Boulevard received a distress
score higher than the City-wide average.
Interestingly enough, the Community Conservation Index (CCI) failed to
consider crime rate in determining level of distress. The Omni area has
the highest petty crime rate in the City of Miami and has one of the
highest rates of reported Part I Crimes which includes both violent and
nonviolent crimes within the City of Miami (see Map 4 which illustrates the
1984 Part I Crime Distribution). The area is also prone to storm water
flooding problems, and it is difficult to maneuver in several parts of the
area due to the inefficient and faulty street layout (e.g., numerous no-
thru and one way streets).
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Distribution of Reported Crimes 1984
OMNI AREA REDEVELOPMENT PLAN
Map 4
&A*a
I U1 I Y UWNhL
WM COUNTY OVYNEU
STATE OWNED
SCHWL ROARn
I
Publicly owned Prope
OMNI AREA REDEV
Olt
:1 2KM imm
EXISTING LAID USE IN REDEVELOPMENT AREAL
Number of
Structures
LAND USE
OMNI
OMNI-WEST
TOTAL
SINGLE FAMILY
13
752
88
MULTI-FAMILY/HOTEL
26
19
47
MIXED USE
2
9
11
OFFICE
30
4
34
COMMERCIAL
20
35
55
VACANT STRUCTURES
43
4
8
GOVERNMENT/INSTITUTIONAL
6
7
13
WAREHOUSE/WHOLESALING
0
29
29
INDUSTRIAL
1
2
3
PARKING
56
47
103
VACANT LOTS
14
674
81
PARKS
1
1
2
2 Source: Windshield Survey, September 1986
As noted in the text, residential is no longer permitted in the area; most
structures are in dilapidated condition or in need of major repair
3This figure includes the old Sears site and the Jeffersons site, two large
department stores which closed due to external factors
4While the term vacant is used here, the land is commonly used for outside
storage and dumping
- 8 -
tom- i 1
III. REDEVELOPNEW OBJECTIVES
Redevelopment objectives have been formulated to serve as guiding principles
for preparing the Omni Area Redevelopment Plan. They were derived from the
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:
A. Issue: Slum and 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: Econowy
Objectives
1. Maximize existing public investments
2. Reinforce the property tax base
3. Create economic magnets to draw more businesses to the Omni area to
compliment (without competing with or diminishing) established
activities in the surrounding area
4. Promote concentrations of similar business activities that
reinforce each other and improve the areawide economic climate
S. Provide for the development and/or relocation of downtown support
service uses in selected locations within the redevelopment area
C. Issue: Public Infrastructure and Amenities
Objectives
1. Provide adequate public utilities and services for the area's
residents and businesses
2. Provide a system of public open spaces
3. Maximize access and views to Biscayne Bay
4. Encourage preservation and restoration of historic buildings
-9-
1
1
1
I
1
1
1
F]
I
I
i
I
Si, Enhance the area's visual attractiveness to businesses and
residents
6. Emphasize crime prevention and improve security in the area
7. Encourage the Dade County School System to retain and improve
Miramar Elementary as a nei-,:.borhood school serving local residents
D. Issue: Housing and Social Needs
Objectives
1. Maximize conditions for residents to continue to live in the area
2. Achieve rehabilitation of the maximum feasible number of housing
units
3. Provide incentives for construction of new housing to attract
downtown workers
4. Improve the delivery of human services
S. Provide employment opportunities and upward Job mobility for
residents
6. Provide opportunities for minorities and women to manage and own
businesses
7. Minimize condemnation and relocation
E. Issue: Traffic and Circulation
Objectives
1. Resolve existing and future transportation conflicts
2. Set 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 Civic Center
4. Support construction of the Omni Extension of the Metromover system
S. Provide adequate parking to serve the needs of area residents,
visitors, and employees
�10
IV. REDEYMOPPM PROPOSAL
A.TR£ CONCEPT
The proposed Omni Area Redevelopment Plan reflects the stated planning
objectives and major recommendations contained in the Miami Comprehensive
Neighborhood Plan 1976-86 and the Draft Downtown Policy Plan prepared in June
1986,
In general, the intent of this plan is to stimulate redevelopment of the area's
significant existing supply of vacant and under-utilized land, thereby bringing
new vitality to this northern -most section of downtown. The principal strategy
for this revitalization process is the recruitment of new economic anchor uses,
currently not present in the area, but for which market support can be
demonstrated. The criteria for selecting anchor uses will be uses that will
compliment rather than compete with established activity patterns in other
downtown locations; uses that will benefit from the geographic location of the
Omni area; uses that will reinforce the existing hotel, residential, retail,
and commercial service uses in the area; and uses that will act as catalysts to
stimulate rehabilitation and development of other supporting uses within the
district. In order to facilitate and expedite the revitalization process, the
City will consider undertaking land acquisition activities, with priority being
given to large parcels which require a minimum of residential and commercial
relocation.
The second major revitalization strategy of the Omni area is to create the
image of a desirable high quality "uptown" district with an attractive
appearance, a 24-hour activity pattern, and a perception of safety and
security. The attractive appearance can be achieved by maintenance and
improvements to public streets and sidewalks including landscaping and street
furniture, and implementation of design guidelines for private development. A
24-hour activity pattern can be encouraged to evolve through emphasis on
additional residential and hotel uses, as well as the creation of a
restaurant/entertainment district. The safety and security problems in this
area are perhaps the most difficult challenge to address in a redevelopment
plan. In addition to efforts by the Miami Police Department, partial solutions
that can be offered include targeted code enforcement or acquisition of
properties known to harbor criminal activity, improved street lighting, and
development guidelines that prohibit internalized fortress -like buildings, and
that emphasize openness and visibility between interior and exterior spaces.
In the long run, the addition of more residents and street level activity would
do more than anything else to improve security in this area.
Although new construction is intended to be encouraged on this area's abundant
supply of vacant land and surface parking lots, the plan encourages retention
of viable existing residential and commercial uses. It does not call for major
clearance and displacement of families or businesses. Current residents of the
area will have the opportunity to continue to reside there and share in 411
aspects of redevelopment efforts. Rehabilitation and adaptive reuse is
recommended for historic buildings. New development will result in new job
opportunities, create a perception of stability, and considerably upgrade the
quality of life for both residents and employees.
4�
Revitalization strategies for the Omni area cannot succeed unless public
infrastructure and service needs are satisfied. This plan examines the
existing and projected future demands for transportation, utilities, schools,
narks, police, fire, and health care services. Inhere it is necessary and
feasible, new capital improvements are recommended.
The implementation of the plan depends upon the establ istpent of a tax -
increment district to fund needed public improvements and activities such as
street improvements, parking facilities, land acquisition, park and open space
improvements, and/or the administration of a City -sponsored economic
revitalization program.
IV. B. LAND USE PLAN
Conceptually, the Omni Redevelopment Area should be divided into two general
sub -areas, delineated by N.E. 2nd Avenue. The sub -area located to the east of
N.E. 2nd Avenue is proposed to be a high-rise, high -intensity mixed
residential/commercial area. The area located to the west of N.E. 2nd Avenue
is proposed to be a low to mid -rise moderate intensity commercial/industrial
district. Within each of the two general sub -areas are smaller specific land
use zones described later in this section.
The reasons for the distinction between the two general sub -areas are both
geographic and market oriented. The sub -area east of N.E. 2nd Avenue is better
suited to attract high -intensity urban development due to the amenity provided
by Biscayne Bay and the visibility and access offered by proximity to Biscayne
Boulevard. The sub -area to the west of N.E. 2nd Avenue cannot be expected to
sustain high intensity uses due to the limited regional market for such growth,
and the sub -area's relative lack of amenity, visibility, and accessibility. An
additional impediment to large scale redevelopment is the existing pattern of
small individual lots and fragmented ownership. This Omni West area is best
suited to provide a broad range of commercial uses and support services for the
downtown area such as printing, furniture and office supplies, storage,
automotive repair, construction supplies, import-export businesses, and seaport
services. It is also well located for certain specialty uses such as
educational facilities and TV/radio broadcast studios.
Long range projections of market demand for housing, retail, office, and hotel
development were made by an independent economic consultant, Hammer Siler
George, Assoc., in conjunction with the preparation of the Downtown Miami
Master Plan. The forecasts summarized in Appendix B show two alternative
growth potentials for the Omni area, each reflecting projected economic trends
and anticipated market share of the downtown area. These projections indicate
minimal potential for growth in future space needs for general tenant office
use and retail shoppers goods.
Accordingly, this plan does not envision the Omni area to be a major office
district similar to the existing Brickell and Central Business District office
concentrations, nor does it encourage major new concentrations of retail
shopping similar to the existing Omni mall. Rather, it encourages a balance of
land uses, relying on an increased resident population to support the ground
level retail/restaurant uses needed to activate the sidewalk environment, and
specialty uses such as the media/communications industry, or owner -occupants
such as the Dade County School System and Knight-Ridder Corp. to anchor the
market for office/commercial construction.
The location and distribution of proposed land use activities is illustrated in
the Proposed Land Use Plan (see map 6). The following is a description of all
land use categories proposed within the area by type, .location and intensity.
1. High Density Mixed -Use - this predominant land use category in the
• redevelopment area is designated for parcels located generally
south of N.E. 17th Terrace and east of N.E. 2nd Avenue. Future
- 13 -
® HIGH DENSITY MIXED USE
MODERATE —HIGH DENSITY COMMERCIAL/RESIDENTIAL
MODERATE —HIGH DENSITY RESIDENTIAL
GENERAL COMMERCIAL
COMMERCIALANDUSTRIAL
MODERATE DENSITY RESIDENTIAL
INSTITUTIONAL USE
PARKS AND OPEN SPACE
0
w
VENETIAN
CAUSEWAY
MW ARTNUR
CAUSEWAY
Map 6
Proposed Land Use Plan
OMNI AREA REDEVELOPMENT PLAN
(IIII I i
o :oo goo aoo
Cm OP WAN PLANNOO 00"tMINT
AND W"TWINT Or OtVtLOPtAtNT
}
development in this area will be predominantly high density
residential and commercial uses, including hotel, office, retail,
and entertainment activities. Allowable floor area ratios (FAR)
range from six (6.0) to ten and one half (10.5), depending on the
type of use and specific location of structures. Actual
development intensities are expected to be in the range of 3.0-4.0
FAR, coincident with market demand.
2. Co=ercial/Industrial - The area designated for this use lies
between e FEC Rairoad right-of-way and N.E. 1st Avenue, south of
the Miami City Cemetery. The predominant uses should include
general commercial and light industrial uses such as wholesale, car
service, warehousing, light manufacturing and other uses permitted
by the CG-2 District of the Zoning Ordinance. The emphasis will be
on accommodating downtown support services, media district services
and seaport related services. Special design and development
guidelines shall be formulated to improve the appearance and
desirability of the area with attractive landscaping and building
design, and to ensure provision of visual barriers from unsightly
activities. These design standards should ensure that special uses
such as a convention center or educational institution could exist
harmoniously, if located in the area. Allowable floor area ratio
shall not exceed 1.72.
3. General Comercial - The predominant use in this area, occupying
twelve city blocks between N.E. 1st and 2nd Avenues, should be
service establishments with emphasis on activities related to the
media district and fashion industries. New development shall be
consistent with the regulations specified by the CG-2 District of
the Zoning Ordinance with a maximum allowable floor area ratio of
1.72.
4. Moderate High Density Residential - Development in this two and a
halt block area adjacent ace Park should be predominantly
residential with related uses as defined by the RG-3 District of
the Zoning Ordinance. Allowable floor area ratio should not
exceed 1.72.
5. Moderate - High Density Comerci al /Rest dents al - This use is
proposed for the area located north of R.E. Ith Terrace between
N.E. 2nd Avenue and N.E. 4th Avenue. Development in this area
should be limited to structures appropriate for residential and
commercial developments as defined by the CR-3 district of the
Zoning Ordinance. Generally permitted uses in this district
include multifamily dwellings, retail, office and service
establishments with maximum allowable floor area ratio of 1.72.
Residential development should be encouraged by offering an
intensity bonus. This could represent an increase in development
intensity of approximately 50% over the present FAR of 1.72 or a
total of FAR 2.42. This is appropriate to ease the transition
from the floor area ratios of 6-10 permitted south of N.E. 17th
Terrace to the maximum floor area ratio of 1.72 permitted north of
H.E. 20th Street.
- 14 -
T...i^Y J^ ^.YIN:.
tU�•��+
NP
S. Moderate Density Residential - This district lies immediately
north of the cemetery an w 11 remain limited to the presently
permitted residential development including related uses as
defined by the RG-2 District of the Zoning Ordinance. Allowable
floor area ratio shall not exceed 1.21.
7. Institutional Use - This designation encompasses school and church
property roug out the redevelopment district, regardless of zoning
classification.
8. Parks and Open Spates - This designation encompasses publicly owned
pars and cemeteries.
NP
71
r
N
IV. C. COMMITY FACILITIES AND SERVICES
The provision of quality community facilities and services is essential in order to
compliment redevelopment activities proposed for the Omni 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 Omni area for
large scale public open space are well served by the existing 40.5 acres of public
park space, including Margaret Pace Park, Bicentennial Park, Dorsey Park, and a
little known mini -park along North Miami Avenue near N.E. 14th Street. The Miami
City Cemetery provides an additional 9.6 acres of permanent green open space; and
the Miramar Elementary School maintains a 4.1 playground space that was a part of
the former Biscayne Park.
The Proposed Open Space Plan for the Omni area, illustrated on Map 7 , emphasizes
the amenity of the waterfront, suggests better utii;zation of existing public open
spaces (including street rights -of -way), provides an open space linkage system of
pedestrian promenades, and relies on requirements for private development to
provide new smaller scale open spaces scattered throughout the area.
Bicentennial Park, together with the FEC Tract, Bayside and Bayf ront Park, is a
major opportunity to bring activity and vitality back to the downtown area, and to
link the Omni area with the heart of downtown. This linkage can best be achieved
by strategically locating a series of special public attractions along the length
of the bayfront park system. Examples of attractions that could be located in the
park without dominating the open space are an aquarium or maritime museum. The
completion of the programmed pedestrian crossing at the MacArthur Causeway and
completion of a continuous baywal k would help to further unite the Omni area with
the bayf ront park system to the south.
Biscayne Boulevard represents another opportunity to unify the Omni area with the
central business district and to provide a major visual and functional pedestrian
open space. Plans are underway to design a world class Boulevard from the Miami
River to N.E. 20th Street including new landscaping, sidewalk paving, lighting and
street furniture. A sidewalk cafe district should be encouraged between N.E. 15th
and 17th Streets. A landmark feature should be incorporated into the excess right-
of-way at the N.E. 13th Street intersection. N.E. 14th Street, as the major east -
west arterial street connecting the Civic Center, should also be developed as a
high amenity pedestrian street. A landmark feature could be created at the Miami
Avenue intersection to help create a sense of place in the Omni West district. The
eastern terminus of N.E. 14th Street should be a public open space provided by the
redeveloped Herald Square property.
2. Utilities and Drainage - The Omni area is presently provided with water and
sanitary sewer service by the Miami Dade Water and Sewer system. Both systems
contain sufficient capacity to serve future growth in the Omni area; however
certain of the local distribution lines within the district may need to be upgraded
as redevelopment occurs.
nz, moi I N DIFOI:
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NREA REDEVELOP MFMT DI
9
1
Storm drainage is adequate on public streets. The existing positive drainage
system with discharge to Biscayne Bay is being replaced with french drains and
covered trench exfiltration systems over a period of. time in connection with the
schedule for replacement/reconstruction of existing streets. Since 1980, new
private development has been required to retain all stormwater on site, a fact
which will result in a long term gradual reduction in demand on the street drainage
system.
3. Police, Fire, Health, Care - Crime and security are major concerns of the Omni
area residents and businesses. The Miami Police Department will be encouraged to
provide all feasible resources to serve the Omni area. Extra police service,
beyond the normal level of service able to be supported by the City budget, may be
able to be funded through tax increment revenues or a special taxing district.
Excellent fire and emergency rescue service is provided by the City of Miami Fire
Station #2 within the redevelopment district at 1901 N. Miami Avenue. Jackson
Memorial Hospital, a public facility, is conveniently located one mile to the west.
4. Schools - The Miramar Elementary School, located at 109 NE 19th Street, is
the neighborhood public school serving grades 4-6 in the Omni area. (The school is
paired with Buena Vista Elementary, located at 3001 NW 2nd Avenue, for grades K-3.)
The Dade County School system has plans to replace both Miramar and Buena Vista
with a new elementary school that would replace the existing Robert E. Lee Jr. High
School at 3100 N.W. Sth Avenue. Consideration should be given to retaining Miramar
Elementary School to serve the high density residential development projected for
the Omni and Edgewater neighborhoods.
The Dade County School System also operates a technical training center and the
Anna Brenner Meyer Telecommunications Center within the redevelopment area. Both
of these facilities provide valuable anchors in efforts to increase commercial
development.
- 17 -
86.."
ssF.
f
IV. D. TRANSPORTATION tElim
Access to the Omni area is provided by the regional expressway system with
interchanges on I-395 and SR 112; arterial streets including Biscayne Boulevard,
N.E. 2nd Avenue, N.E. Ist Avenue, North Miami Avenue, N.E. 20th Street, and N.E.
14th Street; and two direct causeway connections to Miami Beach. A few of these
access routes are highly congested during rush hour, but provide excellent access
during remaining time periods.
The street system within the Omni area can be characterized by a few north -south
arterial streets that are highly congested during morning and evening rush hour, a
good overall grid system of arterial and collector streets with excess capacity,
and an over abundance of local streets, and alleys that would be desirable to
abandon for the purposes of reducing vehicular turning movements anL promoting lot
assembly for redevelopment.
Numerous traffic studies have identified physical capacity improvements to the
street system that are feasible to implement. Those improvements, illustrated on
Map 8 and listed below, are primarily confined to use of existing public rights -
of -way in order to minimize the social and economic impacts of extensive new
acquisition programs. The only notable exception is the proposed extension of N.E.
20th Street between N.E. 2nd Avenue and Biscayne Boulevard.
Recommended Improvements
1. Construct the planned Omni extension of the Metromover system.
2. An additional Metromover station should be built by the adjacent developer
to serve the Herald Plaza area.
3. Extend the proposed improvements to N.W. 1st Avenue ("West Side Corridor",
the 5 lane boulevard planned for Southeast Overtown/Park West and the
Central Business District) from N.W. 11th Street to N.W. 20th Street.
4. Reconstruct the intersection of N. Miami Avenue and N.E./N.W. 14th Street to
improve the alignment of N. Miami Avenue.
S. The existing I-395 interchange in the vicinity of N.E. 1st Avenue and N.E.
2nd Avenue should be re -studied for efficiency improvements, particularly
the potential for east -to -northbound turns from I-395 to N.E. 2nd Avenue.
6. Reconstruct N.E. 2nd Avenue north of N.E. 13th Street to provide two
northbound and two southbound through lanes with center turn lane.
7. Reconstruct North Miami Avenue north of N.E. 17th Stree
t to provide two
northbound and two southbound through lanes with center turn lane.
8. N.E. 20th Street should be extended to Biscayne Boulevard from its present
eastern terminus at N.E. -2nd Avenue, through right-of-way acquisition and
improvement. A further eastward extension to the Bay connecting North
Bayshore Drive should be considered in connection with development of that
area.
- 18 -
I I
If E
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1. 4dopted Metrcoover alignment and stations.
2.. Additional i4tt—n-cver station to be constructed by adjacent development.
3. Extend N. W. lst Avenue (West Side Corridor) improvements from N. W. IIth
Street to N. W. 20th Street.
4. Reconstruct N. Miami Avenue to improve intersection alignment.
S. Restript N. E. 2nd Avenue to provide 1 north bound thru lane from 1-395
exit.
6. Reconstruct N. E. 2nd Avenue to provide 2 north bound and 2 south bound
thru lanes with center turn lane.
7. Reconstruct N. Miami Avenue to provide 2 north bound and 2 south bound
thru tees with center turn last.
8. Acquire right-of-way and reconstruct N. E. 20th Street with 2 lanes east
bound and 2 lanes wart bound.
9. Redesign/restripe Biscayne Boulevard to iaorove traffic flow.
10. Extend M. E. lath Street to Herold Plaza in conjunction with development
of adjacent pr;darty.
Proposed Transportation Improvements
OMNI AREA REDEVELOPMENT PLAN
VE?CnAN
CAU3EWY
Met AffrKX
Map 8
CffVOFMIAMPLawr
AND Y Of CAVii i"t
9. Redesign/restripe Biscayne Boulevard to improve traffic flow and merging
maneuvers.
10. N.E. 14th Street east of N. Bayshore Drive should be realigned to eliminate
the offset intersection at N. Bayshore Drive and connect to Herald Plaza in
conjunction with development of adjacent property.
11. If a convention center is to be constructed in the area, its cost should
include relocation of the planned Metromover guideway and station to serve
the center.
The major strategy for easing congestion at peak hour is to shift some of the
traffic away from the most congested locations (i.e., the I-395 ramps, Biscayne
Boulevard, N.E. 2nd Avenue and N.E. 1st Avenue toward the underutilized streets in
the western portions of downtown (i.e., North Miami Avenue and N.W. 1st Avenue).
Planned construction of connecting ramps between I-95 and SR 836 outside the study
area will provide an alternative to the Omni area I-395 ramps for a significant
amount of traffic generated by the Central Business District.
The 1981 transportation analysis prepared for the SPI-6 zoning district by Barton-
Aschman Associates, Inc. concluded that buildout of the commercial floor area ratio
permitted in the SPI-6 district could not be supported by the street system if all
feasible improvements were implemented. Therefore, emphasis is provided in this
plan toward building a balance of residential uses that will serve downtown
employees, thereby reducing peak hour work related auto trips.
The Downtown Development of Regional Impact study will further define needs and
feasibility for future street improvements, and provide safeguards to ensure that
improvements are provided coincident with new development.
Map 9 illustrates the street network system that is needed to maintain adequate
circulation within the redevelopment area; and it shows the streets that could be
closed to promote lot assembly and redevelopment. Such street closures would only
be initiated upon request of all adjoining property owners. Existing underground
utilities may need to be protected with easements in the event of a street closure.
Public transportation in the area now consists of Metrobus service on N.E. 1st and
2nd Avenues, N.E. 14th, 15th, 17th and 20th Street/17th Terrace, and Biscayne
Boulevard. The Omni Extension of the Metromover system is planned and awaiting
release of authorized federal funds. Construction of this system is of critical
importance to the revitalization of the Omni area. The system would provide an
economic development stimulus by serving intra-downtown trips, and would provide
direct access to the Metrorail. system.
The Florida East Coast (FEC) Railway right-of-way, which lies on the west boundary
of the study area, has been suggested as the location of a future Metrorail
extension, or for the Florida High Speed Rail (HSR) line, or both; hence it should
be protected from encroachment along its length..
A water taxi system is recommended to be implemented with frequent stations along.
Biscayne Bay and the Miami River in the downtown vicinity. Vessels should be
- 19 -
"mop"
mm STREETS THAT COULD BE CLOSED
TO PROMOTE SITE ASSEMBLY
Proposed Street Network
OMNI AREA REDEVELOPMENT PLAN
a
VENMM
C.WSEWA'r
Mae MTHM
CAUSEWAY
Map 9
Hill I I
0 200 400 600
WT (W MAN PLANNING DIP"TMENY
AND DEPARTMENT Of MIELOPMENT I
86-8GS
small, unique, and festive in design, and operate like a land taxi system taking
passengers to their individual destinations on demand. The water taxi system is
primarily intended to link hotels and waterfront' attractions, providing an
enjoyable alternative transportation mode for visitors.
20
IV. E. HISTORIC PRESERVATION PLAN
The Omni area contains a number of structures and sites that are important in the
historical and architectural development of Miami. The earliest is the City of
Miami Cemetery, which dates to 1897, and reflects Miami's pioneer era. Miramar,
one of the Citv's early exclusive residential subdivisions, was laid out in 1912,
while Biscayne Boulevard, the City's first "shopping center," was completed in
1927. Buildings in the Omni area also reflect the wide variety of architectural
styles common to Miami, including fra„ee and masonry vernacular, Mediterranean
Revival, and Art Deco.
The Dade County Historic Survey, completed in 1979, identified approximately 140
structures of varying degrees of historic and/or architectural significance within
this area. Since that time, approximately 30 of these have been demolished, while
many others have been drastically altered. Two buildings are listed in the
National Register of Historic Places (Miami Woman's Club, 1737 N. Bayshore Drive
and Trinity Episcopal Church, 464 N.E. 16th Street), while one has been determined
eligible for the National Register (Sears, Roebuck and Co., 1300 Biscayne
Boulevard). In addition, two properties (Miami Woman's Club and City of Miami
Cemetery, 1800 N.E. 2nd Avenue) have been designated as local historic site by the
City of Miami under its Heritage Conservation Ordinance.
As part of the Downtown Master Plan, the Dade County Historic Survey was updated,
and all buildings eligible for the National Register of Historic Places and/or
local historic site designation were identified. These sites are listed on the
following page and illustrated on Map 10. It is the policy of the City of Miami to
promote the preservation of these historic sites and to encourage that any
remodeling respect their historic character.
To promote preservation, the City will nominate all of the ten potentially- eligible
buildings to the National Register of Historic Places. If listed in the National
Register, income producing buildings would be eligible for a 20 percent investment
tax credit for rehabilitation. Other federal incentives would also be available.
The City will also encourage the designation of all eligible buildings as local
historic sites under the Heritage Conservation Ordinance. This ordinance provides
for certain zoning incentives in exchange for the preservation of a building.
These incentives may include floor area or density bonuses, transfer of development
rights, change in use, and modification of height, setback, parking and other
zoning regulations. The City will continue to explore other incentives to
encourage preservation.
Because of its historic and architectural significance, as well as its visual
prominence at the entrance to the Omni area, the Sears Building is worth of
special attention. Every attempt should be made to find a buyer who will
rehabilitate the building, either individually or as a component in a larger
development. In the meantime, the exterior should be cleaned and painted in Art
Deco colors to eliminate the negative visual image the building currently projects.
- 21 -
PROPERTIES OF ARCHITECTURAL AND/OR HISTORIC SIGNIFICANCE
Properties of major architectural and/or historic significance that are listed in
or potentially eligible for the National Register of Historic Places:
Address
Historic Name
1.
1737
N. Bayshore Drive
Miami Woman's Club
2.
1300
Biscayne
Boulevard
Sears, Roebuck and Company
3.
1401
Biscayne
Boulevard
Boulevard Shops
4.
1825
Biscayne
Boulevard
Algonquin Apartments
S.
1836
Biscayne
Boulevard
First Church of Christ Scientist
6.
1845
Biscayne
Boulevard
Priscilla Apartments
7.
1367
N. Miami
Avenue
Citizens Bank
8.
1401
N. Miami
Avenue
Fire Station No. 2
9.
1221-27
N.E. 1st Avenue
Kentucky Home
10.
1800
N.E. 2nd
Avenue
City of Miami Cemetery
11.
464
N.E. 16th
Street
Trinity Episcopal Cathedral
12.
109
N.E. 19th
Street
Miramar Public School
13.
137
N.E. 19th
Street
Temple Israel
Additional properties of architectural and/or historic significance that are
potentially eligible for designation by the City of Miami as local historic sites.
1. 1227 N.E. 1st Court
2. 1603 N.E. 2nd Avenue
3. 1757 N.E. 2nd Avenue
4. 1799 N.E. 4th Avenue
5. 263 N.E. 18th Street
6. 219 N.E. 20th Street
Anderson Hotel Annex
Franklin Court Apartments
S A S Restaurant
Pelican Apartments -;
i
M 54
J
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 Omni Redevelopment Area.
A. ZONING PLAN
The Zoning Plan provides a major vehicle for implementing the Proposed Land
Use Plan. It proposes some changes to the existing zoning within the area.
In general, the existing zoning categories are retained, in some cases SPI
(Special Public Interest) overlay districts are introduced, and some
revisions are proposed to district boundaries as necessary to accomplish
redevelopment objectives.
Existing zoning is shown on Map 11; and proposed changes are shown on Map 12
and described below. Zoning categories incorporated within this plan are
illustrated on Map 13 Proposed Zoning.
1. Create a SPI-6.1 zoning district to replace the existing pattern of
unrelated zoning districts in the area east of North Bayshore Drive.
This new zoning classification should have all of the essential
characteristics of the adjoining SPI-6 district; however, greater
emphasis should be placed upon residential uses and special waterfront
development design standards. To ensure that residential uses are
developed within this district or in nearby areas, the Floor Area Ratio
for non-residential uses should be limited to approximately 3.0, with
bonuses up to FAR 6.0-8.0 (depending upon proximity to Metromover
Stations) in exchange for on -site housing or assistance for an
equivalent amount of off -site housing through contribution to the City
of Miami's Affordable Housing Trust Fund. The following existing
zoning districts should be changed to SPI-6.1:
-- CR-2/7 immediately south of Pace Park
-- CBD-1/9 between North Bayshore Drive and Biscayne Bay north of N.E.
15th Street
-- CR-3/7 along North Bayshore Drive and west of N.E. Bayshore Court
and Herald Plaza
-- CG-1/7 east of N.E. Bayshore Court and Herald Plaza
2. Expand the western boundary of the CR-3/7 district located between N.E.
17th Terrace and N.E. 20th Street to include CG-1/7 district lying east
of N.E. 2nd Avenue.
3. Extend and straighten the western boundary of RG-3/7 district located
north of N.E. 19th Street to include a small pocket of RG-3/6 district.
-23-
lil
..-
im
30-1/9 GENTHAL bUblNhtSb U15THIUT
PI-6 CENTRAL COMMERCIAL RFSIn
im:1491:
r.xisling dLuning a .. me
orm
CIUNI AREA REDEVELOPMENT PLAN me an�
sic
Mee All rvm
CAUSt1MW
FROM:
1 CG-1 /7 TO CR-3/7
2 RG-3/6 TO RG-3/7
3 CR-2/7 TO SPI-6.1
4 CDD-1/9 TO SPI-6.1
5 CR-3/7 TO SPI-6.1
6 CG-1 /7 TO SPI-6.1
SPI OVERLAY DISTRICT
Map 12
Proposed Zoning Changes o� 1 0 W.---..1`
OMNI AREA REDEVELOPMENT PLAN owm" o. ~p
�r�
SPI-6
CENTRAL COMMERCIAL RESIDENTIAL
SPI-6.1
CENTRAL COMMERCIAL RESIDENTIAL
CG-2/7
GENERAL COMMERCIAL
CG-1 /7
GENERAL COMMERCIAL
CR-3/7
RESIDENTIAL COMMERCIAL
RG-2/6
GENERAL RESIDENTIAL
RG-3/7
GENERAL (RESIDENTIAL
PR
PARK AND RECREATION
GU
GOVERNMENTAL USE
SPI OVERLAY DISTRICT
SPI OVERLAY DISTRICT
OMNI AREA REDEVELOPMENT PLAN
w
Mae 3RTKO
CAUSEIMY
Map 13
II111 I
On a V".,.n,Nk" -
"o cwE
r
4. Create an SPI overlay district for the CR-3/7 district located between
N.E. 17th Terrace and N.E. 20th Street. Such SPI district would permit
an intensity increase from sector 7 to sector R when such added
intensity is used for on -site housing, or when an equivalent amount of
off -site affordable housing is assisted by contribution to the City of
Miami's Affordable Housing Trust Fund.
S. Create an SPI overlay district for the CG-1 and CG-2 areas located west
of N.E. 2nd Avenue that would contain special design guidelines to
ensure that the wide variety of commercial and light industrial uses
permitted there would not create adverse visual impacts on one another.
A portion of the proposed Redevelopment District falls within the boundary of
the Dade County Shoreline Development Review Corittee (SDRC)1 As a result,
this plan and any proposed "development action" within the area must undergo
review by the SDRC of the Executive Council of the Dade County Developmental
Impact Committee (DIC)3 .
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
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 Baby and the northern
embayments of Dumfoundling Bay, Maule Lake and' Little Maule Lake and
Intracoastal Waterway from N.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 northernboundary of Biscayne National Park".
Development Action" is defined by Section 33D-32 of the Dade County Code as:
"Any standard fpr, 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; varience; 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 whithin the shoreline development of a review boundary".
3Section 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 Redevelopment Plan while the DIC may become involved in certain decisions
regarding the issuance of d:, 'opment apnrovals and the necessity for
shoreline review or exemptions ti :from.
-24-
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 adopting of this Plan will
not actually implement any "developmental actions" as defined by the Code, the
criteria of the Shoreline Development 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 should be applied in the individual
determinations of this plan.
For example, this plan does recommend certain zoning changes to take place in
the future that would apply a new SPI-6.1 district along the shoreline of
Biscayne Bay. When the new SPI-6.1 district regulations are written, the
Shoreline Development standards will be incorporated into the requirements of
the district. Once the proposed zoning changes are adopted, individual
applications for development action will be reviewed by the Shoreline
Development Review Committee.
Y. B. WITAL IMPROVEMENT PROJECTS
The redevelopment plan provides for a range of capital improvements to accomplish
the objectives 3f the plan. Capital improvements include:
1. Acquisition and assembly of one or more sites for public facilities to become
activity anchors in order to stimulate additional redevelopment by the
private sector.
2. Acquisition and assembly of one or more sites for disposition for private
redevelopment in order to create specialized industry activity anchors that
would create additional economic activity as a catalyst project. Should this
catalyst project proceed, the initial tax increment could be utiliz3d to
create an available capital pool of between 11.5 million to 13 million
through the issuance of a tax increment revenue bond in 1987 or 1988, which
could be used for land assembly.
3. Public infrastructure improvements including, but not limited to, utilities,
streets, sidewalks, parks, landscaping and upgrading of publicly -acquired
easements.
The capital improvements will be accomplished over time at a pace set by the
resources available for their completion, the primary resource being the tax
increment revenues and land acquisition contemplated does not include residential
properties.
The construction of the Omni Extension of the Metromover system is also scheduled
for construction, the financing of which is to be supported in part by a special
taxing district for the Omni area.
In addition to the above capital improvements which are recommended as part of the
redevelopment plan, the 1985-86, City of Miami Capital Improvement Program includes
the following projects for the Omni area:
1. Downtown Component of Metromover - Stage II
The City of Miami
has made a commitment
to
Metro -Dade County to finance a
percentage of the
project cost of Stage
II.
This consists of a total of
$7,239,300 by the
year 1991, from the City
of
Miami General Fund.
2. Edgewater Street Improvemments - Phase II
This project consists of the rebuilding of streets, which are to be selected
by the City of Miami Public Works Department at the time of construction.
Improvements will include asphalt pavement, concrete sidewalk, concrete curbs
and/or gutters, storm drainage and landscaping. Phis consists of a total of
$1,500,000 by the year 1990; of which $1,000,000 is to be appropriated from
Highway G.O. Bonds, and $500,000 from 1984 storm sewer G.O. Bonds.
3. Miramar Storm Sewers Project
- 26 - 816"°-868
This project involves replacement of an existing storm sewer
system to be
accomplished in conjunction with the
rebuilding
of streets
in the area
bounded by N.E. 20th Street, Biscayne
Boulevard,
N.E. 17th
Terrace, and
Biscayne Bay. This consists of a total
of $600,000
by the year
1989, all of
which is to be appropriated by 1984 Storm Sewer G.Q.
Bonds.
4. Doran Jason/School Board Feasibility Study
This project will study the feasibility of an office/retail/parking building
on both sides of N.E. 14th Street between N.E. 1st and N.E. 2nd Avenues, to
be owned and primarily utilized by the school board, This consists of a
total of $35,000 for 1987, all of which will be appropriated from Off-street
Parking Revenues.
5. Renovation of all Fire Stations
This project involves the renovation of all existing Fire Stations,
specifically Fire Station No. 2 in the Omni area. This consists of a total
( for the entire city) of $697,500 by the year 1987; of which $472,000 has
already been appropriated by 1981, Fire G.O. Bonds, and $225,5000 will be
appropriated by 1981, Fire G.O. Bonds.
L
Y. C. 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(1)]. 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.
C
j Jtats• 163.360(6)(a)]t
Because no public acquisition activities are currently being proposed, a relocation
plan is not included at this time. Public demolition activity, consistent with
City-wide policies, will be limited to those cases where a health or safety problem
is present which can not be resolved through code enforcement. In the event that
public acquisition and subsequent relocation proves necessary, a detailed
relocation plan in full conformance with Chapter 163 (and the Uniform Relocation
Assistance and Real Property Acquisition Properties Act of 1970) will be developed
i and submitted for public review and approval, as required with any plan amendment
1 under this Act.
28 -
86-NEE
V. 0. 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 (UDR) Ordinance of the City of Miami (Ordinance 9572) .
X
Y. E. REHABILITATION
Certain residential, comerci al and industrial properties within the redevelopment
area are in a deteriorated and/or substandard and/or underutilized condition and
rcqui re rehabilitation and/or adoption to uses related to the new economic activity
to be fostered within the area as part of this plan. An effort will be made to
provide a range of incentives to allow rehabilitation to occur on a widespread
basis in conjunction with the implementation of other components of the
redevelopment plan, resulting in a widespread upgradinv of the area aru' additional
new private capital investment.
Part of the exterior rehabilitation of key commercial properties may be
accomplished through the use of facade easement/facade improvement arrangements,
whereby facade easements are granted to the City in exchange for improvements being
made to the exterior facades of buildings.
V. F. ECONOMIC DEVELOPMW PLAN
The creation of additional economic activity within the project i , ed is the central
purpose of the redevelopment plan. The scheduled Omni Extension of the Metromover
system into the area will allow an added linkage to the Downtown Miami Central
Business District. This, in itself, should increase the location desirability of
the project area for a broad range of activities. In addition, market support for
new economic activity will cone from the continued development and occupancy of
the Omni area hotels, condominiums, restaurants, entertainment, and shopping
facilities.
However, this plan recognizes the need to actively seek additional activity to
fully accomplish the redevelopment objectives. This activity will come from the
location and concentration of new specialized industry anchor activities and new
public use facilities in the area, key components of this redevelopment plan.
The redevelopment plan has identified a range of possible specialized activities,
one or more of which could be concentrated at locations in the redevelopment area.
Preliminary market investigation suggests these that these
activities could include
a media/film district, an exhibition center,
port -related
support functions and an
apparel mart. Additional market research
is required
to specifically document
which activities might. be most feasible for concentration
This detailed research will be accomplished as implementation
within the project area.
proceeds.
Several sites within the project area are ideally suited to be locations for
concentrated new specialized use anchors. These sites include several major
holdings of large, consolidated land, which at this time are either vacant or
underutilized. A key component of the economic development strategy is
facilitating the redevelopment of these land holdings, utilizing whatever public
resources might be available (See Map 14). This could include utilization of tax
increment revenues for partial or complete site acquisition for redevelopment.
The immediate strategy is to identify a catalyst project that can be quickly
intiated to provide a stimulus to achieving other goals of the redevelopment plan.
Should this catalyst project involve public land acquisition, the initial tax
increment could be utilized to create an available capital pool of between $11.5
million and $13 million from a taxable or tax-exempt tax increment revenue bond.
(See financial projections in Section VI.B.).
Another package of development incentives is available for that portion of the
redevelopment area west of Biscayne Boulevard through the newly established Florida
Enterprise Zone Act. (The City and County have agreed on a designation of the area
shown on Map 15.) New developments or business activities occurring in the
enterprise zone are eligible for state corporate income tax credits, state sales
tax exemptions on building materials and equipment, and state sales tax remittances
keyed to employment. In addition, the City and County have the option of approving
additional incentives for the zone, including an abatement of property taxes for
new construction.
For most situations, the incentives provided by the State through the enterprise
zone designation are not major subsidies to attract development and business
activity. The property tax abatement local option can be significant, but approval
- 31 - .
[�•--.-W"-CITY Of MAW CEN41",
co
z il��l i
I
to
d-i1` E� � -
- PRIMARY DEVELOPMENT OPPORTUNITY AREAS
SECONDARY DEVELOPMENT OPPORTUNITY AREAS
l
•
Development opportunity Areas
Map 14
iialt r i
o wo .00 400
an OF WON PLA#Wk4 EiQ}y"Tj
MO ElEftA"fiANY Q# rAw .
ICA UMMUNATED At
LMIIADV 1_ 4%k7 TO e
=AI-1MmIe
RPRIME zu
OCR 3;196
►PPROVeu
ErnrIxm L"nE
min
required. A more
of the City and County electorate is req complete discussion of the
enterprise zone program is provided in Appendix C.
Other developments occurring outside the project area will also provide an economic
stimulus for area redevelopment. The scheduled expansion of the Miami Beach
Convention Center, located conveniently across the Venetian Causeway on Miami
Beach, will increase convention usage of the Omni area hotels and related uses.
The April 1987 opening of the Baysi de Specialty Center, and the continued
redevelopment of the Southeast Overtown/Park nest Redevelopment area, both to the
south of the project area, will also provide a new impetus for utilization and
redevelopment of the project area.
32
�i�
VI. FINANCING AND MIINIIGDW
A. Estimated Public Costs
The public actions outlined in this plan are currently anticipated to be almost
exclusively funded from the projected tax increment revenues. Therefore, actions
must be scaled ar,d 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
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.
VI. B. FINANCIAL STRATEGY AND STAGING
The financial strategy,
simply stated,
is to utilize
the tax increment revenues to
fund the publ is cost
related to
the public actions contemplated by
the
redevelopment plan. The range of public
actions to
accomplish or implement
this
plan must be staged to
allow the tax
increment revenues to be available to
fund
these a :ions. Under this constraint,
actions must
be staged to require no
more
than $1,500,000 per year
in sunk costs or in financed
costs.
Alternative uses for the 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. A 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. The federal tax legislation pending before Congress will
severely restrict the ability of cities to use tax-exempt tax increment
revenue bonds for redevelopment. (A full discussion of this issue is
included as Appendix 0 to this document.)
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. (A
taxable bond would not be bound by the restriction tied to a tax-exempt bond
referred to above, affording the City far greater flexibility in use of
funds.)
4. Utilization of the tax increment on a non -bond basis, through a 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.
APPENDIX A
LEGAL DESCRIPTION
All that portion of the following listed record plats lying. within the area
bounded by the Florida East Coast Railroad right-of-way on the West. the
Northerly right-of-way line of I-395 on the South, the Westerly shore of
Biscayne Bay on the East and the Southerly right-of-way of N.E. 20 Street on
the North:
Plat Name
Plat Book
Page
The Causeway Fill
5
120
First Addition to Serena Park
80
8
Resubdivision of Pershing Court and Walden Court
4
148
Serena Park
76
86
Pershing Court
4
147
Walden,Court
4
148 1/2
Walden Court First Addition
6
23
Rickmers Addition emended
4
149
Windsor Park Third Amended
4
145
Windsor Park Second Amended
4
123
The Villa La Plaisance
4
114
Boulevard Tract
100
65
Belcher Oil Company Property
34
29
The Garden of Eden
4
12
Nelson Villa and Garden of Eden Resubdivision
9
174
Nelson Villa and Garden of Eden Amended
30
20
Amended Map of Nelson Villa Subdivision
4
81
Biscayne Park Addition Amended
4
22
Rice and Sullivan Subdivision
4
64
Amended Plat of Miramar Plaza
33
18
Miramar Third Amended
5
4
Biscayne Park Addition
2
24
Replat of a Portion of Nelson Villa Amended
56
69
ASC Tract
89
21
Margaret Pace Park
(Unplatted)
Coral Park
2
66
Resubdivision of Coral Park
4
106
Grand Union Replat
76
78
Mary Brickell Subdivision
B
9
Windsor Park
3
147
Rickmers Addition Amended
3
2 '
Alice Baldwin Addition
1
119
Alice Baldwin, Jenny M. & Charles E. Oxar
Subdivision Amended
8
87
Ward & Havling's Resubdivision
4
185
Charles E. Oxar Block 24 Amended
3
101
Charles E. Oxar Block 15 Corrected
3
58
Alice Baldwin Block 1 Corrected
6
43
Lindsey Hopkins Education Center
84
48
Heyn Prop. Inc. Resubdivision
6
93
North Miami
A
49 1/2
Lindsey Hopkins Educational Center North
Parking Lot
93
90
T.W. Palmers Resubdivision
4
60
:wc
Plat Name
Plat -Book
Page
W.T. Heslington Subdivision
8
97
City of Miami Cemetary
2
16
San Jose
3
158
Niles Court Resubdivision
32
36
Fire Station Site 1972
93
42
Seitter Addition Amended
2
60
Style Accessories Subdivision
62
8
Replat of lot 2, North Miami
57
69
Omni international
102
3
Plaza Venetia
107
91
Herald Park
121
4
Bay Serena
7
135
Replat of Johnson and Waddell
so
15
Johnson and Waddell
B
53
Jefferson Addition
108
55
Biscayne Federal Plaza First Addition
116
7
Amended Plat of Les Violins
109
16
Biscayne Federal Plaza Amended
109
77
Replat Biscayne Federal Plaza
103
60
and all that portion of any unsubdivided lands lying in Section 36, Township
53 South, Range 41 East and Section
31, Township 53 South,
Range 42 East,
lying within the area defined above,
and all that portion
of any street,
avenue, terrace, lane, way, derive, court, place, boulevard
or alley lying
within the area defined above and any
other subdivisions, not listed above,
lying within the above defined area.
m:H58.q
Excerpts from Downtown Development Plan, Miami, Florida - Economic Analysis -and
Growth ProjectionsMarch, 1986
Table S. HOUSING DEMAND PROJECTIONS DADE•COUNTY AND
DOWNTOWN MIAMI AREA, 1585-2005
(Based on population projections)
1985 1990 1995 2000 2005
Dade Count
opu at on 197709000 11932,700 2,034,400 29125,200 2,2109200
Household
Population
1,745,220
Household Size
2.56
Vacancy
10.0%
Households
6819727
Total Units
757,500
Additional Units
Required
A. Period -Demand
Dade County
Demand Downtown
Share of
Dade County
Alternative I:
Trend
@ 7.5%
@ 10.5%
OMNI
Overtown/Park
West
CBD
Brickell
Alternative II: Latin Impact
@ Plus 20%
OMNI
Overtown/Park West
CBD
Brickell
1,905,642 2,005,918 2,095,447 2,179,257
2.55
2.53
2.52
2.50
8.8%
8.6%
8.4%
8.3%
747,311
792,853
831,527
871,703
819,400
867,500
907,800
950,600
61,900
489100
40,300
42,800
1985-1990 1991-1995 1996-2000 2001-2005
39100 -- -- •-
--
3410
--
--
•-
--
49230
49490
350
800
900
19000
2,000
2,000
29500
29500
150
200
230
250
600
610 '
600
740
39720
41,330
5,080
59390
700
19130
11,380
19480
29000
2,000
29500
29500
220
300
300
410
800
900
900
19000
HAMMkk • SRAX • G&AWGF. • .4M%L t.1A1
•
B-1 86'-"86E
Excerpts from Downtown Developme
Growth Pro3ect ons, March,"I ,.
- Economic Analysis and
Table 5. HOUSING DEMAND PROJECTIONS DADE COUNTY AND
DOWNTOWN MI 1 -2 0
(Based on -population projections)
(Continued)
B. Cumulative Housing Demand
1985-1990
19911995
1996-2000
2001-2005
Alternative I: Trend
350
1,150
2,050
3,050
Overtown/Park West
29000
4,000
6,500
91,000
CBD
150
350
580
830
Brickell
600
1,210
1,810
29550
Alternative II: Latin Impact
OMNI
700
1,830
3,210
4,690
Overtown/Park West
2,000
4,000
6,500
9,000
C8D
220
520
820
1,230
Brickell
800
11,700
29600
3,600
Source: Hammer, Siler, George Associates.
Cumulative Subarea Housing Summary
Absorption, 1985-2005
Alternative I Alternativ=e
OMNI 3,050 49690
Overtown Park West 91000 99000
CBD 830 19230
Brickell 2 650 3 600
Total
HAA/MER • Smut • Gwimt. • LS
B-2 86--"868
I'
Excerpts from Downtown Development Plang Miami Florida - Economic Anal sis
Growth Project ons, arc .
Table
12. ALTERNATIVE I:
PROJECTED DEMAND FOR
OFFICE
DOWNTORN
MIAMI B SUB
Annual
Downtown
Annual Square
Feet Of
Office
Space Demand
Period
emend
Omni
Overtown
Core
Bric e
1985-1990
480,400
24,000
. 28,800
288,300
. 139,300
1991-1995
446,200
26,800
35,700
258,8GJ
IY40900
1996-2000
498,100
34,900
49,800
283,900
1291,500
2001-2005
546,900
43,800
60,200
306,200
136,700
Source: Hammer, Siler, George Associates.
Table 13. ALTERNATIVE I: CUMULATIVE PROJECTED DEMAND FOR OFFICE
SPACE. DOWNTOWN MIAMI BY SUBAREA. 1985-2005
Downtown
Downtown Demand Gy Subarea
Period
DemanT
Omni
Overtown
Core
r c Me
1985-1990
2,4029000
120,000
1449000
19441,500
696,500
1991-1995
4,633,000
2549000
3229500
29735,500
193219000
1996-2000
7,1239500
4289500
5711,500
49155,000
199689500
2001-2005
998589000
647,500
8729500
596869000
296529000
Source: Hammer, Siler, George Associates.
Table 14. ALTERNATIVE II: PROJECTED DEMAND FOR OFFICE
SPACE. DOWNTOWN MIAMI. 1985-2005
Dade
Downtown
Count
Market
Downtown Office Demand
Period
Demand
SHare
ota erioa
Cumulativi
1985-1990
8,498,500
32.5%
2,762,000
297629000
1991-1995
79774,000
33.0%
2,565,400
59327,400
1996-2000
895509300
33.5%
2,864,300
89191,700
2001-2005
99248,900
34.0%
39144,600
1193369300
Source: Hammer, Siler, George Associates.
HAMMER • S111A • GCOk(;F • Ax+ex•t.%i ►-s
8-3
MPWC11M 1 n u
Excerpts from
Growth Project
velo ment Plan, Miami , Fl
•
- Economic Analysis an
Table 15. ALTERNATIVE II: PROJECTED DEMAND FOR OFFICE
5PAGE.
DOWNTOWN MIAMI
BY SUBAREA,_-M-5-2005--
Annual
Downtown
Annual Square
Feet
Of Office Space
Demand
Period
d
Omni
Overtawn
Core
Brickell
1985-1990
552,400
27,600
339200
331,400
1600200
1991-1995
513,100
30,800
41,000
297,600
1439700
1996-2000
572,900
409100
57,300
326,WO
1499000
2001-2005
6289900
50,300
69,2OO
352,200
1579200
Source: Hammer, Siler,
George Associates.
Table 16. ALTERNATIVE II: CUMULATIVE PROJECTED
Downtown
Downtown Demand B Subarea
Period od
Demand-
Overtown
Core
r_ c e
1985-1990
29767,000
1380000 1669000
196570000
8011,000
1991-1995
59327,500
292,000 371,000
3,1459000
19519*500
1996-2000
89,192,700
492,500 657,500
497779500
292649500
2001-2005
111,336,300
7449000 19003,500
6,538,500
390509500
Source: Hammer,
Siler, George Associates.
W
HAMMlR - SHIA - GE(W.1k. - A.1W1'IAru,-
0
MPFCIIY 1 A U
Excerpts from Downtown Development Plan Miamis Florida - Economic Analysis -and
Growth Projections. March, 1936.
2005, over 2,000 additional rooms can be supported by growing commer-
cial, convention, and tourist demand.
The future hotel room demand is distributed by subarea in Table 22.
Table 22. ALTERNATIVE I: PROJECTLD HOTEL DEVELOPMENT
BY SUBARD INN WN M mi Li -2
No. Hotels and Rooms b Subarea
vertown
Pe_-io_d Omni air west CBD Brickell Total
1985-1990 -- -- -• •- --
1991-1995 -- -- 1 - 600 -- 1 - 600
1996-2000 1.- 400 1 - 400 -- •- 2 - 800
2001-2005 -- 1 - 600 1_600_
Total 1 - 400 1 - 400 1 - 600 1 - 600 4 - 2,000
Source: Hammer, Siler, George Associates.
A number of factors were taken into consideration when allocating
future hotel room demand, particularly anticipated developments and
existing competitive facilities in each subarea. The abundance of
existing hotels within the CBD area are believed to be sufficient to
handle additional demand in the near term through increased occupancy
levels. However, DRI's have been approved for 634 rooms in the CBD
subarea by 1990. For this reason, 600 rooms have been allocated to the
CBD for the 1991-1995 period. The major factor which will generate
demand in the Overtown/Park West subarea is the exhibition center/sports
area and the Bayside project. There are no existing competitive hotels
in that subarea at present. The Omni and Brickell subareas would then
capture convention spillover demand, as well as the anticipated increase
in commercial demand, respectively.
Alternative II
Under this alternative, the number of room/nights demanded for
comerci al and convention use would remain constant, while tourist -
generated demand would increase greatly as a result of the degree of
increased tourism reflected in Table 21 (from 5.9 million in 1985 to
11.6 million by 2005). As a result, the total number of competitive
hotel rooms justified in downtown Miami would increase from 3,197 in
1985 to approximately 6,945 by 2005. This is shown in Table 23.
Under Alternative II, seven new hotels, totalling 3,700 additional
hotel rooms, could be supported in downtown by 2005. The distribution
of these facilities is shown in Table 24 on the following page.
HA AMEk • SILLK • GLOWA • A." IAS r.S
11--5 86' 868
Appendix 6
Excerpts from Downtown DeveloEgent Plan, Miami. Florida - Economic Analysis and
Growth Projections; March, —i
The same rationale was used in allocating hotel facilities and
hotel rooms under Alternative II as for Alternative I. However, the
- hstantial increase in tourist -generated room/nights justified the
oevel opment of more hotel rooms. An initial major hotel of 600 rooms
would be justified somewhat earlier than under Alternative I and,
presumably, would be located in the CBD subarea.
Table 24. PROJECTED ALTERNATIVE II. INCREASED TOURISM):
HOTEL DEVELOPRENT TY SUBAREA1WN W M M
_
No. Hotels and Rooms by Subarea
vertown
Period Omni aark-West CBD Brickell Total
1985-1990 -- -- 1 = 600 1 = 600
1991-1995 1 400 1 = 500 -- 2 = 900
1996-2000 -- 1 = 600 1 = 500 -- 2 = 1,100
2001-2005 1 = 500 1 = 600 2 = 1,100
Total 1 = 400 2 -1,100 3 = 600 1 = 600 7 - 39700
Source: Hammer, Siler, George Associates.
HAMMER • Smm • GF. acw • AtiwclArv%
B-6
Excerpts from Downtown Develo ment Plan Miami Florida - Economic Analysis and
Growth Project ons, MarCh, 1986.
Table 31. RE
Alternative I
AIL SPAT
CBD
Department Store
Non -Department Store Shoppers' Goods
Eating/Drinking
Entertainment
Subtotal
Omni
Department Store
Non -Department Store Shoppers' Goods
Eating/Drinking
Entertainment
Subtotal
Overtown Park West
Department Store
Non -Department Store Shoppers' Goods
Eating/Drinking
Entertainment
Subtotal
BrickelI
epartment Store
Non -Department Store Shoppers' Goods
Eating/Drinking
Entertainment
Subtotal
Downtown - Total
FUTURE DEVELO
Cumulative Square Feet
1995 Z. OU5
240,000 5759000
1509000 370,000
15,000 509000
36.000 50,000
40,000
159000 359000
1080
lea
-
25,000 409000
209000 359000
159000 40.000
35,000 800000
50100� Tea
epartment 2409000 5759000
Non -Department Store Shoppers' Goods 1909000 4909000
Eating/Drinking 859000 2000000
Entertainment 35,000_ _ MON
Total
B-7
5509000 19325 9000
HASIMER • SJUA • GEORGE • A-.wt:iacrs
nNNrIw Iw v
Excerpts from Downt
Growth Project o ;
Development Plan, Miami, Florida Economic Analysis and
rch 1986.
Table 31. RECOMMENDED RETAIL SPATIAL PROGRAM FOR FUTURE DEVELOPMENT
tcontinueo)
Cumulative Square Feet
Alternative II 1995— 2005
CBD
Tepartment Store 250,000 600,000
Non -Department Store Shoppers' Goods 160,000 4009000
Eating/Drinking 209000 65,000
Entertainment 40.000 60.000
Subtotal �`0M. 1,125,OW
Omni
i
Department Store
Non -Department Store
Shoppers' Goods
-
509000
Eating/Drinking
209000
451,000
Entertainment
Zp�
Subtotal
��
Overtown/Park West
Department Store
Non -Department Store
Shoppers' Goods
301,000
45,000
Eating/Drinking
259000
409000
Entertainment
5��0
Subtotal
��
Brickel l
—Department
_
Non -Department Store
Shoppers' Goods
250000
609000
Eating/Drinking
45,000
1009000
Entertainment
_
Subtotal
70j0
9
Downtown - Total
Department t More
2509000
600,000
Non -Department Store
Shoppers' Goods
2159000
5550000
Eating/Drinking
1109000
250,000
Entertainment
4�0,000
85�,00_0
Total
6159000
1,490,000
1/ Does not include Bayside which,
although not open,
has been
considered as
"in place of" for
this analysis.
Source: Hammer, Siler, George Associates.
H+SIMILK • S114A • (ACIRCL • A%%iA lal►�
B-8
1 y7f
Nppenoix %,
i
TAX INCENTIVES OFFERED UNDER THE NEW ENTERPRISE ZONE ACT
The Florida Enterprise Zone Act of 1984 offers substantial tax
credits and other benefits to fi rms, especially corporations,
which invest their resources in the distressed areas of the
state. Thes? incentives fall into two major categories: 1) State
incentives, and 2) Local incentives. This summary identifies the
i ncenti v e s offe red by the p rog ram, and expl a ns how fi rms and
individuals may take advantage of them.
State Incentives:
1. The Community Contribution Tax Credit. This program is
esi gne o encourage private corporations to participate in
revitalization projects undertaken by qualified redevelopment
organizations. By donating cash or assets to these projects,
businesses can help to reverse the trend of deterioration in
blighted areas. This program establishes a procedure under which
a corporation may receive a tax credit of a 50% of its
contributions to an eligible community development project.
Chart 1 shows a sample computation of the tax advantage for a
corporation based on its marginal tax bracket. I'n order to
measure the impact of this incentive, a private corporation with
$220.000 pre-tax income is used as an example. The cost of
contributing $10,000 to an ordinary charitable project and to•a
qualified community revitalization project in an enterprise zone
is computed separately. As.shown in Chart 1, the net cost of.
contributing $10,000 to a qualifying project for a private firm,
after state and federal taxes,' is $2,403..
2. Enterprise Zone Jobs Credit. This pro ram institutes an
econom r c re ti on c red?t against the corporate
income tax to businesses located anywhere in Florida which employ
residents of enterprise zones.. The program offers businesses a
significant tax incentive to reduce high unemployment rates in
blighted areas. The credit is equal to 25% of wages paid, up to
a maximum wage of $1,500 a month, for a period of 24 months.
A sample computation of the tax benefit of this pr--gram is shown
in Chart 2 for the same hypothetical firm. The firm receives a
$9,000 tax credit for hiring two employees from enterprise zones,
and saves $4,593 after federal and state tax adjustments.
- 4 p
F
r
Appendix C
Page: 2
3. Enterprise Zone Property Credit. The new or expanded business
Tax Fredif program is designea to encourage private corporations
to participate in the revitalization of economically distressed
areas. It provides incentives to firms to establish new
businesses or expanH or rebuild existing businesses in enterprise
zones.
The amount of tax credit is set at 96 percent of the school
portion of the local ad valorem taxes levied on new or expanded
commercial property. A sample computation of the credit is shown
in Chart 3, when a firm with a $220,000 pre-tax i-come invests
$800,000 on a new building in an enterprise zone. The fi rm
receives a tax credit of $5,184 and saves $2,651 each year for
ten consecutive years.
In addition to the three major incentives explained above, in
1984 the Legislature added the following incentives:
1. Sales tax exemption for building materials used in the
rehabilitation of commercial real property in enterprise tones;
2. Sales tax exemption for business equipment used in enterprise
zones;
3. Sales Tax remittance of $135.00 per month far. each full time
employee or $65.00 per month for each part time employee. In
either case, wages per month for each employee must not exceed
$1500.00. This incentive is open to all types of business
establishments ( corporations, partnerships, sole
proprietorships, etc.). The program allows corporations to
choose either the Sales Tax Remittance or the Enterprise Zone
Jobs Credit, but not both.
4. Unspecified state regulatory relief in enterprise zones.
Optional., local Incentives:
The State Legislature also authorized the local governments to
offer several local optional incentives as a supplement to the
State incentives. These incentives are noted below.
I. The economic development ad valorem tax exemption. As much as
100% of the property taxes of a new or expanded portion of an
existing property may " be abated up to ten years. However, a
local referendum is required to initiate the program.
i
Page: 3
a 2. Industrial Revenue Bond financing. The principal incentive
provided by revenue bonds is the tax exempt status of the
interest paid to the bondholders, which translates into lower
borrowing costs and, therefore, reduced debt service or lease
payments to the business against whose revenues the bonds are
secured. Revenue bonds may be used to finance industrial park
development, land acquisition, site preparation, etc.
3. Tax Increment Financing. Negotiable redevelopment revenue
bonds may be issued by the local governments to finance
undertaking of any community redevelopment project when
authorized by resolution or ordinance of the governing body. Tax
increment financing is often used by local governments to fund
redevelopment efforts in blighted areas.
4. Muni c1 pal Utility Tax Exemption. Up to 50 percent of municipal
utility .axes of new businesses in ar. enterprise zone may be
abated.
S. Occupational license Tax Exemption. The new enterprise zone
program also gives the local governments the authority to abate
the occupational license fees up to 50 percent.
The new Enterprise Zone program goes into effect on January 1,
1987 and expires on December 31, 1994.
C-3
Appendix C
Chart.
1
,
A sample case
for the Community
Contribution Tax
Credit Program:
An Ordinary
A Qual ifying
No
Charitable
Rehabi 1 i tati on
Contribution
Contribution
Contribution
Florida Net Income
------------
$220,000
------------
$220,000
------ -----
$220,000
• Contribution
--
(10,000)
(10,000)
Florida Exemption
(5,000)
(5,000)
(5,000)
Taxable Income
2159000
205,000
2059000
Tax at 5.50
11,825
11,275
11,275
50% Tax Credit
--
--
(5,000)
Florida Taxes Due
$110825
$11,275
$6,275
Federal Net Income
$2209000
$220,000
$270,000
Contribution
--
(10,000)
(iv,000 )
Florida Tax
(110825)
(11,275)
(61,275)
Taxable Income
$2089175
$198,725
$2039725
Federal Tax:
1st $25,000 x 17%
$49260
$4.9250
;4,250
2nd $25.000 x 20%
59000
50000
50000
3 rd $25,000 x 30%
79500
7,500
79500
4th $25,000 x 40%
109000
10,000
100000
Remainder at 46%
499761
450444
479 714
Federal Taxes Due
;76,511
$7291-64
;74,464
Cash Required
Contribution:
None
$109000
$100000
Federal Taxes
$760511
$729164
;74,464
Florida Taxes
11,825
119275
6,275
Total
$88,336
$93,439
$90,739
Actual Cost of
Contributing $10,000
None
S5,103
$20403
C-4
Appendix C
Chart 2
A sample case for the Enterprise Zone Jobs Credit Program:
Assume 2 employees at $1,500 per month for 12 months.
Total Wages $36,000
Tax Credit 25% of $36,000 a $9,000
Firm that
Firm that
does not qualify
does qualify
Florida
Net Income
- - - - - - - - - - - - - - - -
$220,000
- - - - - - - - - - - -
$220,000
Add Back
Credit
--
9,000
Exemption
(5,000)
(50000)
Taxable
Income
215,000
224,000
5.5$ Tax
11,825
129320
Credit
--
(9,000)
Florida
Taxes Due
11,825
39320
Federal
Net Income
$2209000
$220,000
Florida
Taxes
(119825)
(39320)
Taxable
Income.
$208,175
$2160680
Federal Tax:
1st $25,000 x 17%
2nd $25,000 x 20%
3 rd $25,000 x 30%
4th $25,000 x 40%
Remainder at 46%
Federal Taxes Due
Total Taxes Payable
Savings Realized
Savings as Percent
of Labor Cost
Savings as Percent
of Total Tax Bill
49250
4,250
59000
59000
79500.
7, 500
1090m
r 10,000
49,.761
539673
$76,511 $809423
$889336 $83,743
-- $4,593
-- 12.8%
mow,
0-5
5.2Z
0-5
5.2Z
Appendix C..
.
Chart 3
A sample case for the Enterprise Zone Property Credit Program:
Assuming assessed value of new property - $800,000
Assessed value - $800,000
School portion millage rate - $6.75/b1,000 assessed value
School portion ad valorem tax: $6.75/$1,000*$800,000 - 550400
Tax Credit - .96 x $5,400 - $5,184
Fl oridd Net income
Add Back Credit
Exemption
Taxable Income
5.5% Tax
Credit
Florida Taxes Due
Federal Net Income
Florida Taxes
Taxable Income
Federal Tax:
1st $25000 x 17%
2nd $25:000 x 20%
3 rd S259000 x 30%
4th $25,000•x 40%
Remainder at 46%
Federal Taxes Due
Total Taxes Payable
Total Tax Advantage
Cash Value of Credit
Received for 10 Years'
Firm without
Firm with
Credit
Credit
$220,000
S220,000
(5,000)
(5,000)
215,000
2200184
119825
121100
(68184)
119825
69916
$2200000
$2209000
(119825)
' 2089175
.> 2130) 084
:+
49250
40250
S9000
58000
79500
78500
109000
10,000
49,761
S2,019
$769SIl
$78,769
$889336
$85,685
$2,651
$269510
Appendix D
Pending Federal Tax Legislation Concerning Tax Exempt Revenue Bonds
Source: Greenberg, Traurig, Askew, Hoffian, Lipoff, Rosen and Quentel, P.A.
MEMORANDUM
August 1, 1986
Res Omni Venetia Taxing District
The City of Miami proposes to create the Omni Venetia
Taxing District in order to redevelop an area of the City near
the Omni. The District would finance the redevelopment costs
by issuing tax exempt revenue bonds to be secured and paid by
real property taxes on the increase in value of the real
property located within the District.
The question has arisen as to the treatment of the
District's bonds under the Federal tax law.
Present Law
The Internal Revenue Service's only pronouncement on the
treatment of tax increment financing under current Federal
tax law is Revenue Ruling 73-481 published in 1973. The im-
Plicit holding in the ruling is that tax increment bonds are
not industrial development bonds and therefore are not subject
to the restrictions on the use of proceeds of industrial
development bonds imposed by the Internal Revenue Code. The
ruling described the financing as' follows* Under a redevelopment
s • s
D-1
5v't
a
NNNrtw i � u
Pending Federal Tax Legislation Concerning Tax Exempt Revenue Bonds
Source: Greenberg, Traurig, askew, Hoffman Lipoff, Rosen and Quentel, P.A.
-2-
plan, bond proceeds are used to acquire property in the blighted
area and to improve streets and other public facilities.
Buildings on the acquired property are razed and land prepared
for sale or lease to private developers. Sale or lease proceeds
are used to acquire additional property. Because the sale
price to private --developers is less than the cost of acquiring
and preparing the land for sale, eventually all of the bond
proceeds are spent in carrying out the plan. The principal
and interest on the bonds are paid by property taxes levied
and collected each year on the increase in the assessed value
of the property in the redevelopment area.
Proposed Legislation
Both the House and the Senate tax bills would treat tax
increment bonds as industrial development bonds (or "nonessen-
tial function bonds" in the case of the House bill). The
requirements of the two bills in order for interest on the bonds
to be exempt are generally similar with the differences noted
below. Tax increment bonds meeting the requirements listed
below are "qualified redevelopment bonds".
1. Both bills require the proceeds of the bonds to be
used for redevelopment purposes in a locally designated
blighted area. The douse bill requires .that 100% of the
proceeds, and the Senate bill requires that 95% of the
proceeds, be so used.
Q-Z
Q
Pending Federal Tax Legislation Concerning Tax Exempt Revenue Bonds
-3�
Source: Greenberg. Traurig, Askew, HoffmaTr Lipoff, Rosen and Quehtel, P.A.
2. Property tax revenues attributable to -any increase in
real property values by reason of the bond -financed
redevelopment must be reserved exclusively for debt service
on the issue "to the extent necessary - cover such debt
service'". The Senate bill permits the tax increment
revenues to be used to pay other tax increment bonds as well.
Under both bills, other revenues or the full faith and
credit of the issuer may be pledged as well.
3. Real property taxes imposed in the blighted area must
be imposed at the same rate and in the same manner as other
real property taxes in the same jurisdiction. No owners
or users of property in:the blighted area may be subject
to charges and fees not imposed on similarly situated
owners or users elsewhere in the jurisdiction.
4. Qualified redevelopment bonds may be issued only under
a State law which authorizes the issuance of the bonds for
use in blighted areas. in addition, the city or the other
government unit having jurisdiction over the blighted area
must adopt a redevelopment plan before the issuance of the
bonds.
Both bills go on to define qualifed redevelopment activities
and to describe how blighted areas may be designated. Qualified
redevelopment activities, for which the bond proceeds must be
used,include the acquisition of property in the blighted area by
the exercise of the power of eminent domain or its threat and
the subsequent transfer of the property to nongovernmental persons.
MYJJe11u1%1' V'
Pending FederAl Tax Legislation Conctbrning Tax Exempt Revenue Bonds
Source: Greenberg, Traurig, Askew, Hoffman, Lipoff, Rosen and Quentel, P.A.
The Senate bill requires that the subsequent transfer be for
fair market value. Other qualified redevelopment activities
are the clearing and preparation of land in the blighted area for
redevelopment and transfer to private persons, the rehabilitation
of real property and the ,relocation of occupants of buildings
in the blighted area. The Senate bill does not permit the
use of bond proceeds to construct new buildings'or structures.
Both bills require the Mate to pass legislation adopting
criteria under which cities and other local governmental units
would designate blighted areas. The House bill permits up to
10* of the total assessed value of all real property within
the jurisdiction of the city to be designated as a blighted
area, with no blighted area smaller than one -quarter of one
square mile. The Senate bill permits 25% of the assessed value
to be included in a blighted area, with no.blighted area less
than 10 contiguous acres.
Under both bills, qualified redevelopment bonds are subject
to the volume cap limitation. In Florida, this would mean
applying to the Division of Bond Finance for an allocation of
the state volume cap prior to issuing the bonds. In the case of
states which issued at least $25 million in tax increment finan-
cing during the period beginning July'181 1984 and ending
December 31, 1985, the Mouse bill reserves volume cap for tax
increment bonds in the amount of $6 per capita. Any state may
allocate more of its $150 per person state volume cap to tax
increment financing, if it so wishes.
Nppenoix u
Pending Federal Tax Legislation Concerning Tax Exempt Revenue Bonds
Source: Greenberg, Traurig, Askew, Hoffman, Lipoff, Rosen and Quentel, P.A.
Finally, the douse bi11 provides that, if single or multi—
family housing is rehabilitated with., or located on land
i
acquired by, bond proceeds, then the housing must satisfy
certain of the rules that would apply to the housing if it were
itself financed with tax-exempt bonds. Both bills prohibit
the use of bond proceeds for certain facilities which industrial
development bonds generally may not finance.
Appendix D _ •
Pending Federal Tax Legislation ConcerningTTax xempt Revenue Bonds
Sodree: Greenberg, Traurig, Askew, Hoffm Lipoff, Rosen -and Quentel, P.A.
The House and the Senate concurred on treating tax increment
bonds as private activit or industrial development bonds. y p Tax
� increment bonds meeting the following statutory requirements are
ti
"qualified redevelopment bonds" the interest on which is exempt
from federal income tax.
1. The Conference bill requires that 95 percent of the
bond proceeds be used for redevelopment purposes in a locally
designated blighted area. No more than 2 percer`• of bond pro-
ceeds may be used to pay costs of issuance. If costs of issuance
' exceed 2 percent, the excess may be paid from revenues or other
non -bond proceeds. '
2. Both the House and Senate bills required that property
j tax revenues attributable to any increase in real property values
by reason of the bond -financed redevelopment must be reserved
exclusively for debt service on the issue. According to the
Summary, the Conference bill permits "qualified redevelopment
bonds to be secured by pledges of generally applicable taxes'ff
the taxes are the principal security for the bonds."
.3. The House and Senate apparently agreed that real
property taxes imposed in the blighted area must be imposed at
the same rate and in the same manner as other real property taxes
in the same jurisdiction.
4. The house and Senate also apparently agreed that qual-
ified redevelopment bonds may be issued only under a state law
which authorizes the issuance of the bonds for use in blighted
pis=asp
3"s
Appendix D •
Pending Federal Tax Legislation Concerninq"4a 'E7tempt Revenue Bonds
. W
* Source: Greenberg, Traurig, Askew, Hoffman Lipoff, Rosen and Quentel, P.A.
,
areas and that the city or the other governmental unit having
jurisdiction over the blighted area must adopt a redevelopment
plan before the issuance of the bonds.
The douse and Senate generally agreed on the definition of
qualified redevelopment activities and the designation of
blighted areas. Qualified redevelopment activities include the
acquisition of property in the b7'.ghted area by the exercise of
the power of eminent domain or its threat and the subsequent
transfer of the property to nongovernmental persons. The Confer-
ence bill adopted the Senate bill requirement that the subsequent
h transfer be for fair market value "determined including covenants
and restrictions relating to the use of the real property". it
also adopted the Senate bill position that the actual threat of
eminent domain is not required if the acquiring entity has the
power of eminent domain and the acquisition of property is one
with respect to which that power may be exercised. The other
qualified redevelopment activities are unchanged: the clearing '
and preparation of land in the blighted area for redevelopment
and transfer of private persons, the rehabilitation of real
property and the relocation of occupants of buildings in the
blighted area. it is unclear from the Summary whether the Con -
Terence bill permits the use of bond proceeds to construct new
buildings or structures.
The House and the Senate apparently concurred on requiring
state legislation adopting criteria under which local govern -
ME=
Appendix D
Pending Federal -Tax Legislation Concerni;91 xempt Revenue Bonds
Source: Greenberg, Traurig, Askew, Hoffman Lipoff, Rosen and Quentel, P.A.
mental units would designate blighted areas. The Conference bill
limits the designation of blighted areas within a city or other
general purpose governmental unit to 20 percent the total
assessed value of all real property within the jurisdiction of
` the unit. Subject to certain restrictions, districts designated
before January 1, 1986 will not count against the 20 percent
limit if redevelopment was in -
p progress on that date. The Con-
ference bill requires that a blighted area include at least 100
contiguous acres with the exception that a blighted area may be
i
smaller if " M the area is at least 10 contiguous acres and (ii)
no more than 25 % of bond -financed land in the area is provided
to one person (or group of related persons) determined pursuant
to a preapproved plan (as opposed to on an issue -by -issue
basis).*
Under the Conference bill, qualified redevelopment bonds are
subject toa unified volume cap limitation of $75 per resident of
the state until the end of 1987, after which the volume cap drops
to $50 per resident. The Conference bill does not reserve volume
cap for tax increment bonds.
The Conference bill apparently drops the Souse bill restric-
tions on the construction of single or multi -family housing on
bond financed land. It adopts the Senate bill provisions permit-
ting up to 25 percent of bond proceeds to be used for certain
facilities as to which industrial development bond financing is
L restricted, or for land on which those facilities will be
86�868
,Appendix 0 _ •
4
Pending Federal Tax Legislation Concerning' Tax xempt Revenue Bonds
Source: Greenberg, Traurig, Askew, Hoffman, Lipoff, Rosen and Quentel, P.A.
located. However, the Conference b� prohibits bond proceeds to
be used for:
(i) private or commercial golf courses;
country clubs;
massage parlors, hot tub facilities or sun tan
facilities;
(iv) race tracks or other gambling facilities; and
(v) facilities for the sale of alcoholic beverages for
consumption on premises.
The Conference bill provisions governing tax increment
financing are effective for bonds issued after August 15, 1986.
We would caution that the Summary is not an official legis—
lative document and may in certain instances prove to be inaccur-
ate. The Conference bill and Conference Committee report are
expected to be released shortly at which time we. will prepare a
further supplemental memorandum analyzing the actual statutory
language.
to
$6-868
Jll�