HomeMy WebLinkAboutR-85-1143I
J-85-1122
11/26/t35
R ESOI,UT ION NO
s
A RESoLU'PION APPROVING THE IJOCUMENT ENTITLED
AN ADDENDUM TO THE CITY OF MIAMI/DADS Cotjwry
SOUTHEAST OVERTOWN/PARK WEST COMMUNITY
REDEVEIjOPMENT PLAN (OCTOBER, 1985) " WHICH
EXTENDS THE SOUTHEAST OVER'tOWN/PARK WEST
COMMUtirry REDEVELOPMENT PLAN BOUNDARIES
ADOPTED IL1 1982 t3Y CITY COMMISSION RESOLUTION
NO. 82-755, TO THE AREA GENERALLY ROUNDED I3Y
N.W. 5vi STREET TO THE NORTH, MIAMI AVE,JUE TO
THE EAST, N.W. 1ST STREET 'r0 THo SOUTH AND
THE METRORAIt, RIGHT-OF-WAY TO THE WEST;
MAKING RECOMMENDATION FOR APPROVAL BY THE
BOARD OF COUNTY COMMISSIONERS.
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WEIEREAS, the proposed addendum, an,i its suggested boundary
'
modifications, is in general conformity with the Central Miami
Urban Renewal Plan anti satisfies the require eats of Chapter 1(53,
Part III, of the Florida Statutes; .arid
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WHEREAS, the I)roposed addendum, and its sugjestei9 boundary
modifications, is consistent with the goals and objectives of the
Southeast Overtown/Park West Com-Tunity Redevelopment Plan,
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approved in 1982 by City Commission Resolution Na. g2-755, and
WHEREAS, the proposer] boundary modification suggested in the
addendum is necessary to generate tax increment revenues in order
to finance needed infrastructure improvements in the project area
and housing in Overtown; and
WHEREAS, the Miami Planning Advisory Board, at its meeting
of November 6, 1985, Item No. 5, following an advertised hearing,
adopted Resolution No. PAB 63-85 by a 9-0 vote, recommending
approval of the "Addendum to the City of. tiiami/Dade County
Southeast Overtown/Park West Community Redevelopment Plan as set
out herein;
NOW, THEREFORE, BE IT RESOLVED By 'THE COMMISSION OF THE CITY
OF MIAMI, FLORID&:
Section 1. The Southeast Overtown/Park West Community
Redevelopment Plan dated December 1982 and adopted by the City
Commission via Resolution No. 82-755 and by the Dade County
Commission via Resolution No. R-1677-82, is hereby amended by
t-1
CITY COMMMSS ON
y NOV 26 raAS
i f
incorporating modifications stipulat(Il in "An Addendum to the
City of Miami/Dale County Southeast )ver. town/Park West
Redevelopment Plan (dated October., 1995), a copy of which is
attached hereto, and incorporated }ierein by reference.
Section 2. The Commission recommend. t?ie Hoard of County
Commissioners that the boundaries of the Southeast Overtown/Park
West Community Redevelopment area be extended as set forth herein
and action be undertaken to implement said elan.
PASSED AND ADOPTED this 26th day of NOVEMBER , 1985.
AI'TE'
XAVIER SUAR Z
MAYOR
MA 'CY HIRAI
CITY CLERK
PREPARED AND APPROVED BY:
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A we..'�a -7- �54�(
OBERT N. SECHEN
ASSISTANT CITY ATTORNEY
APPROVE A- FORM AND CORRECTNESS:
LUCIA A. DOUG4ERTY
CITY ATTORNEY
RNS/ la/B 108
80. -1143
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CITY OF MIAMI. FLORIDA
INTER -OFFICE MEMORANDUM
TO The Honorable Mayor and Members
of the City Commission
FROW Sergio Per it
City Manager -
DATE: November 13, 1985 FILE:
Su„ECT, RESOLUTION -RECOMMEND
S.E. OVERTOWN/PARK WEST
BOUNDARY EXPANSION
REFERENCESCOMMISSION AGENDA
NOVEMBER 26, 1985
ENCLOSUREepLANN I NG AND ZONING ITEMS
It is recommended by the Planning Advisory
Board that the document entitled "An Addendum
to the City of Miami/Dade County Southeasy
ver own ar-k - West community Reoeve i opmenz
Fran toctooer, 1gub)" wnicn exzenas tine
reaevelopment plan ouunuaries, auuptiru In
y the F.Ity commission Resolution No.
82-755, to include the area generally bounded
by NW 5th Street to the north, Miami Avenue
to the east, NW 1st Street to the south, and
the Metrorail right-of-way to the west, be
approved.
The Planning Advisory Board, at its meeting of November 6, 1985,
Item 5, following an advertised hearing, adopted Resolution PAS
63-85 by a 9 to 0 vote, recommending approval of the document
entitled "An Addendum to the City of Miami/Dade County Southeast
Overtown/Park West Community Redevelopment Plan (October 1985)".
The addendum recommends that the Redevelopment Plan boundaries be
expanded to include that area generally bounded by NW 5th Street
to the north, Miami Avenue to the east, NW 1st Street to the
south and the Metrorail right-of-way to the west. The proposed
modification conforms with the Central Miami Urban Renewal Plan
which declared this area an area of slum and blight and is
consistent with the goals and objectives of the Southeast
Overtown/Park West Community Redevelopment Plan which was
approved in 1982 by City Commission Resolution No. 82-755. The
proposed modification also satisfies the requirements of Chapter
163, Part III, of the Florida Statutes.
The proposed boundary modification is necessary to generate
additional tax increment revenues to finance needed
infrastructure improvements and housing in Overtown. This item
has been reviewed by the Overtown Advisory Board and the Park
West Association. Copies of the attached have also been sent to
the HUD Advisory Board, the Dade County Planning Advisory Board,
x, the Downtown Development. Authority and Department of Off Street
Parking.
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Mayor and City Commission -2-
November 13, 1985
Back up information is included for your review.
A RESOLUTION to provide for the above has been prepared by the
City Attorney's Office and submitted for consideration by the
City Commission.
cc: Law Department
NOTE: Planning Department recommends APPROVAL
Gk.
PLANNING FACT SHEET
APPLICANT City of !Miami Southeast Overtown/Park West
Redevelopment Project Office: October 16,
1985
PETITION 5. Amendment to the Southeast Overtown/Park
West Community Redevelopment Plan, for the
area generally bounded by Biscayne Blvd.,
NEINW 5th Street, I- 95 and I-395.
REQUEST
To modify the Southeast Overtown/Park West
Community Development Plan adopted in 1982,
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City Commission Resolution No. 82-755, to
extend the redevelopment boundaries to
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include the area generally bounded by NW 5th
Street to the north, Miami Avenue to the
east, NW 1st Street to the south, and the
Metrorail right-of-way to the west.
i
BACKGROUND
The Southeast Overtown/Park West Redevelop-
ment Project entails the redevelopment of
200 acres of prime real estate adjacent to
the Miami Central Business District for
`
residential and commercial development.
Guided by the Southeast Overtown/Park West
Redevelopment Plan, the general redevelopment
concept for the project area is to provide a
wide range of housing opportunities within a
!
downtown setting, including support uses
necessary to serve the area's future
population. During the next ten to fifteen
years, the entire project area will be
transformed from a neighborhood of blighted
and marginal commercial and residential uses
into an integral component of downtown Miami.
The Central Miami Urban Renewal Plan was
prepared as part of the Neighborhood
Development Plan (NDP). It was approved by
the Board of County Commissioners (Resolution
No. 1179-69) and has been amended a number of
times. In January, 1981, the boundaries were
expanded, by resolution, to include the Park
West area (County Resolution No. R-39-81).
This resolution included all necessary
'{
findings to qualify as a redevelopment area
in conformance with Florida Statutes Chapter
163, Part III, and County Code Chapter 30.
In order to qualify for tax increment
financing, the entire Southeast Overtown/Park
'
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West area was deleted from the Central Miami
Urban Renewal Plan. The City of Miami
prepared the Southeast Overtown/Park West
Community Redevelopment Plan in 1982, which
was, and remains, generally consistent with
the Central Miami Urban Renewal Plan. It is
also consistent with the Miami Comprehensive
Neighborhood Plan 1976-1986, the Dade County
Master Plan, and the requirements set for in
Chapter 163 of the Florida Statutes.
The Land Use and Land Acquisition Elements of
the Southeast Overtown/Park West Community
Redevelopment Plan are in the process of
being amended in order to conform to the
approved Phase I Redevelopment Program (City
Commission Resolution No. 83-972 and County
Resolution No. R-1006-84). The primary
purpose of these changes is to accommodate a
16,000 seat arena which will help to
revitalize this decayed area.
By the end of the century, the project area
is envisioned to have the capability of
supporting over 9,000 residential units and
over 1,000,000 square feet of commercial
development. The project will provide a
mixture of housing types with the majority of
housing being geared to those families with
incomes between $15,000 and $50,000.
The project has moved forth from the planning
to the implementation stages. Response to
the request for proposals (RFP) for the Phase
I redevelopment area have been reviewed and
the City of Miami Commission has awarded nine
parcels to five developers. It is
anticipated that construction will be
initiated during the first quarter of 1986.
When Phase I is completed, 1900 housing
units, 239,000 sq. ft. of commercial space,
and a 16,000 seat sports arena will be
available.
Land acquisition is approximately seventy-
five percent (75%) complete for the 9 block
(28 acre) Phase I Development Area. A total
of $32,000,0000 of public funds have been
committed which are expected to leverage
approximately $1 billion in private funds
during the next 15 years.
An amendment to the boundaries of the
s° Southeast Overtown/Park West Community
FJ�r..
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Redevelopment Plan is being proposed in this
application to extend the boundaries to
include that area generally bounded by N.W. 5
St. to the north, No. Miami Avenue to the
east, NW 1 St. to the south and Metrorail
right-of-way to the west.
ANALYSIS Due to the existing conditions and over a
decade of disinvestment, this 8 block area
would be an appropriate extension of the
redevelopment area and satisfies the
requirements of Chapter 163, Part III, of the
Florida Statutes. This area was designated a
Community Redevelopment area as part of the
Central Miami Community Redevelopment Area in
1969. The attached addendum to the City of
Miami/►Metro Dade County Southeast
Overtown/Park West Community Redevelopment
Plan focuses primarily on the FEC property
(Gran Central) because this segment of the
project suggests the most significant
redevelopment at this time. Benefits that
will be realized by this project being
included in the boundary are similar to
anticipated benefits that would be received
from Future developments within the expanded
boundary. A more definitive plan for the
remaining portion of the expanded boundary
area will be developed as part of the City
of Miami Planning Department's Downtown
Master Plan which is scheduled for completion
in Spring, 1987.
RLCOMMENDAT I ON S
This boundary amendment will accelerate the
redevelopment of the Southeast Overtown/Park
West area by private enterprise and the
implementation of the Southeast Overtown/Park
West Community Redevelopment Plan. The
potential revenues generated through tax
increment financing with the expansion of the
boundary area will be committed to the
development of housing in the Overtown
segment and required infrastructure needed in
the project area including the construction
of an important major north/south arterial in
the downtown area.
This proposed amendment will be reviewed by
the Overtown Advisory Board and the Park West
Association prior to the Planning Advisory
Board Meeting of November 6, 1985.
1
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Redevelopment Plan is being proposed in this
application to extend .the boundaries to
include that area generally bounded by N.W. 5
St. to the north, No. Miami Avenue to the
east, NW 1 St. to the south and Metrorail
right-of-way to the west.
ANALYSIS Due to the existing conditions and over a
decade of disinvestment, this 8 block area
would be an appropriate extension of the
redevelopment area and satisfies the
requirements of Chapter 163, Part III, of the
Florida Statutes. This area was designated a
Community Redevelopment area as part of the
Central Miami Community Redevelopment Area in
1969. The attached addendum to the City of
idiami/tdetro Dade County Southeast
Overtown/Park West Community Redevelopment
Plan focuses primarily on the FEC property
(Gran Central) because this segment of the
project suggests the most significant
redevelopment at this time. Benefits that
will be realized by this project being
included in the boundary are similar to
anticipated benefits that would be received
from future developments within the expanded
boundary. A more definitive plan for the
remaining portion of the expanded boundary
area will be developed as part of the City
of idiami Planning Department's Downtown
Master Plan which is scheduled for completion
in Spring, 1987.
RLCOMMENDATIONS
This boundary amendment will accelerate the
redevelopment of the Southeast Overtown/Park
West area by private enterprise and the
implementation of the Southeast Overtown/Park
West Community Redevelopment Plan. The
potential revenues generated through tax
increment financing with the expansion of the
boundary area will be committed to the
development of housing in the Overtown
segment and required infrastructure needed in
the project area including the construction
of an important major north/south arterial in
the downtown area.
This proposed amendment will be reviewed by
the Overtown Advisory Board and the Park West
Association prior to the Planning Advisory
Board Meeting of November 6, 1985.
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PLANNING DEPT. APPROVAL
PLANNING ADVISORY At its meeting of November 6, 1985, the Planning
BOARD Advisory Board adopted Resolution PAB 63-85 by a
9 to 0 vote, recommending approval of the above.
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PAB November 6, 1985 AS-36
't`1„ ta,: �~ Item #5 t.
r+: +� : '•. lea - Area Bounded by f5.,`rAf-36(Co)
a.Metrorail-Miami Avenue
(� a •''� * "�''-
N.1 t• 5th Street-W, 1st Street
An Addendum
to the
City of Miami and Metropolitan Dade County
SOUTHEAST OVERTOWN/PARK WEST
COMMUNITY REDEVELOPMENT PLAN
October 1985
09
1%.
Table of Contents
Page
Preface
I.
Introduction
1
A. Reason for Study
1
B. Planning Process
2
11.
Setting
A. Geographic Description
4
B. Relationship to City amd Metropolitan Area
4
C. Historic Evolution
4
III.
Redevelopment Proposal
E
A. Existing Conditions
6
B. Redevelopment Objectives
11
C. Redevelopment Proposal
13
IV.
Redevelopment Plan
22
A. Land Use Plan
22
B. Zoning Plan
23
C. Traffic and Transportation Plan
23
D. Community Facilities and Services Plan
23
E. Housing Plan
24
F. Economic Development Plan
24
G. Acquisition Plan
25
H. Reuse. Plan
25
I. Relocation Plan
25
J. Minority Participation Plan
25
K. Financial and Staging Plan Tax Increment Allocation Financing
25
L. Management Plan and Schedule
6
M. Historic Preservation Plan
26
ii
L
Cr
u+
List of Figures
Figure
Title
1A
Community Redevelopment Area
I
Site Location Plan
2
Existing Site Conditions
3
Development Regulations
4
Composite Existing Utility Plans
5
Composite Existing Utility Plans
6
SADD Goals and Objectives
7
Development Opportunities
D
Illustrative Master Plan
9
Phasing Diagram
10
Phase One Plan
11
Sections and Elevations
12
Phase One and Two Plan
13
Phase One and Two Detail Plan
iii
Page
3
5
7
8
9
10
12
15
16
17
18
19
20
21
10i
PREFACE
The information presented in this document
has been assembled as a supplement to the
Southeast Overtown/Park West Community
Redevelopment Plan adopted by the City of
Miami and Metropolitan -Dade County in
1982.
To facilitate the eventual integration of
this information into the Southeast
Overtown/Park West Community Redevelopment
Plan, this document uses the format and
organization of that plan.
Material concerning the Gran Central
segment of this report was provided by the
F.E.C. Railroad.
I. INTRODUCTION
A. Reason for Study
While Downtown Miami has experienced
substantial commercial expansion during
the last fifteen years, certain portions
have not benefited from this expansion.
Private and public investment in downtown
Miami is the major catalyst in commercial
and residential activities transforming
the Southeast Overtown/Park West Project
area from a neighborhood of blighted
residential and commercial uses into a
• viable and vibrant component of downtown
` Miami. The expansion of the tax increment
district to include the presently
underdeveloped area of downtown Miami
bounded by NW 5 Street, NW 1 Street, the
Metrorail alignment and North Miami Avenue
1
0
(see figure 1A) will benefit both downtown
and the Southeast Overtown/Park West
Project. The inclusion of this area
within the Southeast Overtown/Part. West
Tax Increment District, established by
County Ordinance 82-115 will ,provide a
potential revenue source to fund needed
infrastructure improvements that will make
privately initiated redevelopment
economically feasible and more attractive
for investment. In the future, tax
increment revenues generated will provide
a source of funding for the revitalization
of the Overtown community.
The proposed expansion area includes two
sub -areas:
1) Gran Central- bounded by NW 5 Street,
NW 1 Street, NW 1 Avenue and the
Metrorail right-of-way. A
redevelopment program for this area
has been prepared for the Florida Last
Coast Railroad (F.E.C.) and has been
incorporated into this document.l
2) Miami Avenue Corridor- bounded by NW 5
Street, NW 1 Street, NW 1 Avenue and
North Miami Avenue. A detailed
development Plan for this area is
being prepared by the City of Miami
Planning Department as part of the
Downtown Master Plan. Scheduled for
completion in 1987, this plan addendum
will be modified to incorporate
recominendat ions set forth in the
Downtown Master Plan.
1Gran Central. An Addendum to the Southeast
Overtown/Park blest Redevelopment Plan_,
Post, RucicZey, Schuh �Jern�gan, !nc (Qct. 1985)
Major emphasis of this addendum to the
Southeast Overtown/Park West Plan will be
on the Gran Central sub -area.
A portion of the seven -block property
known as Gran Central, which is owned by
the Florida East Coast Railway Company,
extends into the Community Redevelopment
Area that encompasses the Southeast
Overtown and Park West sections of the
City of Miami. With its proximity to
Metrorail and the Downtown Component of
Metrorail stations, and its accessibility
to the Government Center, the Dade County
Courthouse, the City's central business
district, and the proposed Overtown and
Park West projects, Gran Central holds
great development potential. This
potential could be used to the advantage
of the whole Community Redevelopment Area
if the property were developed in harmony
with the adjacent land use activities and
if it were included in its entirety in the
Community Redevelopment Area, particularly
with the further extension of that area
shown in Figure IA.
This study describes the preliminary
conceptual master plan that integrates the
Gran Central property with neighboring
development. It also discusses how the
proposed plan would complement the City's
tax increment financing plans for the
Community Redevelopment Area.
B. Planning Process
The Gran Central property was subjected to
site and market analyses by the 1'.E.C.
2
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GRAN CENTRALI
PROPOSED ADDIT
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Railroad to determine the type and level
of development that would blend well with
the existing and proposed .development in
the area and be economically feasible.
The evaluation of existing conditions,
local regulations, and development
opportunities and constraints, combined
with the market analyses, led to the
preparation of a preliminary conceptual
master plan and implementation steps and
strategies.
The plan for the Miami Avenue sub -area
incorporates the recommendations of the
Miami Comprehensive Neighborhood Plan
1976-1986 and will be revised to reflect
revisions to the area forth coming from
the Downtown Plan currently being prepared
by the City of Miami Planning Department.
II. THE SETTING
A. Geographic Description
The expansion area is bounded by NW 1
Street, NW 5 Street, the Metrorail
alignment and North Miami Avenue.
The Gran Central property is adjacent to
the Metrorail right-of-way, formerly the
right -Of -way -of the Florida East Coast
Railroad, and extends eastward from that
right-of-way to NW 1 Avenue. The northern
and southern boundaries of the property
are NY7 8 Street and NW 1 Street,
respectively. The northern three blocks
(from NW 5 Street to NW 8 Street) were
originally included in the City of Miami's
Southeast Overtown/Park West Community
Redevelopment Area.
B. Relationship to City and Metropolitan
Area
As illustrated in Figure 1, the expansion
area property lies at the heart of the
development occurring in the northwest
section of the City of Miami's central
business district. It is, therefore,
strategically placed to link the rest of
downtown Miami with the Southeast
Overtown/Park West project to the north.
Two Metrorail stations (Government Center
and Overtown), one at either end of Gran
Central's western border, and the State
Plaza Downtown Component of Metrorail
Station at the site's eastern edge on NW 5
Street, provide easy regional and local
access to and from the site by rapid
transit. Vehicular and pedestrian access
are also convenient: the site is near I-
95, I-395, and S.R. 836, while the
Government Center, the Dade County
Courthouse, and the proposed sports arena
and exhibition center are all adjacent to
the site or within short walking
distances.
C. Historic Evolution
The Florida East Coast Railroad at one
time played an important role in downtown
Miami. The busy downtown passenger
terminal was located on what is now the
Gran Central site. With the
discontinuation of downtown service in
1964, the role of the Railroad declined,
and the once active property became
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dormant. Now, however, new development
adjacent to the Gran Central site and
other projects planned for the area make
the reuse of that site essential as a
catalyst to the continued revitalization
of the downtown.
III. REDEVELOPMENT PROPOSAL.
A. Existing Conditions
Conditions applicable to the Southeast
Overtown/Park West Redevelopment Area
adjacent to the Gran Central property are
in general blighted residential
structures, marginal retail facilities,
and an excessive amount of vacant and
unproductive land. These conditions
improve around the southern portion of the
site, with its greater proximity to the
downtown. The exceptions to these
generally poor conditions (resulting
underutilized lands) are the newly
developed Government Center and Metrorail
station sites which provide the stimulus
for redevelopment of the entire area. At
present, as shown in Figure 2, the Gran
Central property itself consists of vacant
land, some of which is used for surface
parking. An outparcel of land adjacent to
the southeast corner of the Gran Central
proper (see Parcel A, Figure 2), is
occupied by a commercial structure.
The Miami Avenue sub -area is composed of
older commercial structures, the former
headquarters of WOMETCO Enterprises, and
an excessive amount of surface parking.
This area will be included within the
Downtown DRI.
The Gran Central property is bordered on
the east by the City of Miami's new CBD-
1/9 and CG-2/7 zoning districts, both of
which allow intensive development (see
Figure 3). The CG-2/7 zoning also occurs
to the west of the site, as does an area
zoned for governmental use (GU).
Traffic movement in the inunediate area of
the Gran Central site is shown in Figure
2. Major road improvements are planned,
such as the realignment and widening of NW
1 Avenue, the widening of NW 3 Street, and
the development of one-way pairs. NW 2
Street and NW 4 street will probably be
vacated; however, an easement on NW 2
Street will remain to permit a proposed
east -west extension of Metrorail.
Major utilities are located along NW 1
Avenue and NW 1 Street, the site's eastern
and southern boundaries, respectively, and
along NW 2 Street. Other utilities occur
along NW 4 Street, NW 5 Street, NW 6
Street, and NW 7 Street, as well as within
the site. Composite utility plans for the
site and its environs are shown in Figures
4 and 5. Relocation of some of these
utilities would be required for project
implementation.
The major areas of development regulation
applicable to the site include:
* The City of Miami's Zoning Ordinance
* Station Area Design and Development
(SADD) Program
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EXISTING SITE CONDITIONS
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DEVELOPMENT REGULATIONS
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COWOSITE EXISTING UTILITY PLANS
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Metrorail Regulations
- Transit Zone Review
- Temporary Construction Easements
- Fire/Life Safety Criteria.
In addition, the South Florida Building
Code, Chapter 380 [Application for
Development Approval/Development of
Regional Impact (ADA/DRI)] requirements,
and the opinions of key agencies (such as
the Downtown Development Authority, the
City of Miami Planning Department and the
Government Center Coordinating Council)
all regulate to some degree, either
directly or implicitly, the development of
the site. The mappable *aspects of
development regulation are shown in Figure
3.
B. Redevelopment objectives
Three key planning documents -_ the
Downtown Miami Urban Development and
Zonlin Plan 1973-1965) and Comprehensive
Master Plan for Metropolitan
Dade County 1975-2 00 and the Miami
Comprehensive NeighbO od Plan (1-976-
19e6) -- address the area in which the
Gran Central property is located. The
concerns identified and emphasized in
these documents are reflected in the
planning objectives established in the
SADD Program for the immediate vicinity Of
the Government Center station, as follows:
Maintain and expand the role of
downtown Miami as a regional diver-
sified activity center
• Promote Miami as a financial and
international trade center.
• Increase Downtown Miami employment
Provide a wide variety of business
and residential opportunities
within an intensely developed urban
center offering a range of
commercial, cultural, recreational
facilities; 24-hour activities; a
pedestrian orientation; and a
sensitive response to the climate
and culture.
Encourage continued growth of
retail business, office, hotel
trade and residential development
in downtown Miami.
11
• Provide catalysts for new develop-
ment and encourage public amenities
as part of private investment.
• join activity centers with areas of
highest development potential.
Locate new development where ade-
quate support services are antici-
pated.
• improve the quality of the dowit-
town environment.
Improve movement through and within
downtown Miami.
Connect new development with a
pedestrian circulation system.
I*
GOALS AND OBJECTIVES
URate a number of dfbiatled planning
:ladles with speGlic gods, objeclives
and policies have been developed lot
Ysdvkllrai areas', within Downtown MIarN,
Nvee slsrdres tam the planning content la
the Government Center Slalom area: the
Downtown "oW dtGon Development
and Zorwmp Run (1973 MbI the Compre.
pensive Development Master Pion for
Metropolitan Dodo County (1975-20W)
and the Miami Conlprehen" Noot Dor-
flood Pion (f976 f986)
Several key concerns are Identified and
emphowed in these docunermts.
1. Maintain and expand the role of
Downtown Moil as a repionol diver-
srfieo a0vty center
2 Promote Miami as a financial and in-
Ierndional trade center
3 increase Downtown Miami employ-
ment
4 Provide a wride vorlety ol business and
residential oppork"lres wipmks an Rr
tensely developed urban center offer-
ing a range of commercial. cuftd,
teaealionol facilities. 24 hour octM-
tles. o pedestrian ortenfallorx and a
senwihre response to the CYmde and
culture.
5 Encourage continued growth of total
buswess. office. hotel Rode and tes
dentlol development in Downtown
MRYN
6. Prolvlde cdalysts for new develop-
ment and encourage public ameN-
f o as pat olprivole investment.
7. Join activity centers and areas of
highest development potential
S locale new development where
adequate support services are aniky-
paled
9 knptove the quality of Me downtown
environment.
10. Improve movement th►argh and wilh-
in Downtown Mlaml.
It. Connect new development with a
pedestrian crtuJollon syslb m
12 Mwimr:e public access to anertlles
In all future devWoprneM olamg the
Miami River and Wront
Figure 6
S.A.D.D. GOALS AND 013JECTIVES
POST . Buckley . Schuh and Jernigan . Inc
n11A•. ItO11J•
THE DOCUMENT
The Government Center Slollon Area,
Profile Identities enlslkmp condlllons and
developm 1oppodunlllesInthevlcinily
of this Stage t RORAII Station. Station
Area De an and Development (SADDI
Is a cooperative effort Involving the
Kaiser Transit Group. Dade CaxW Plan-
ninp De ailment. Dade County De-
partrttienf of kaMc 6 Tianspodation. the
Gly of Mlaml. City of Carol Gables. City
of South Miami. City of Hialeah. the
Downtown Development Authority, and
"Tlansll System Development Division
of the Office of Transportation AdnWUs-
tratlon. The project Is funded In part
Ituough o grant from the U S. Deportment
of TionspoAotlon, U rIm Mon Tianspot
totlon Admlnishal►on. urWer'lhe U+ban
Mass Tionspaiallon Act of 1964. as
amended. For further Wormatlon about
Dade County's Stallon Area Deslpn and
Development program, call (3051 579-
5323 at write the Office of Tianspodatlon
AdmlNstrallon. 44 W FloglIer Street. IM
Floor, Miami. Florida 331M
gran central
Florida East Coast Hallway Company
miami , florida
* Maximize public access to amenities
and reaffirmed in the Southeast
in all. future development along the
Overtown/Park West Community Redevelopment
Miami River and Bayfront.
Plan 1982:
Planning for the Overtown area must
The conceptual master plan, prepared for
be coordinated and integrated with
the Gran Central site is consistent with
planning for the surrounding areas
these objectives, which reinforces the
including the Government Center, the
desirability of including the whole site
Civic Center, the Garment Center,
in the City's Community Redevelopment
Downtown, Park West and the Omni -
Area. Furthermore, the plan promotes the
Midtown area.
unity of the whole central business
district.
The coordination and integration of
top
development in the areas cited above, and
C. Redevelopment Proposal
particularly in the tax increment
financing district, are economic as well
According to the Southeast Overtown/Park
as planning necessities to ensure the
West Community Redevelopment Plan 1982
maximum use of public and private sector
resources. For example, it is proposed
...implementation of the redevelopment
that additional revenues generated through
programs proposed for the Park West
the tax increment financing district by
and Overtown subareas (of the
development occurring within portions of
Community Redevelopment Area)
the Park West subarea be utilized for
utilizing UMTA and Tax Increment
revitalization activities in other
Financing will result in the
portions of the district, such as the
construction in total of approximately
Southeast Overtown subarea. Similarly,
9,000 new residential units, and
the revenues generated by the types of
1,000,000 square feet of commercial
development proposed for the expansion
space. Major public investment will
area could be used for such activities if
be through the establishment of a tax
the entire property were part of the
increment financing district.
district.
Additional public support will be
directed to Overtown through the
The addition of the Gran Central project
Community Development Block Grant
would greatly add to the resources
Program and other federal and local
available from generated tax increments to
resources.
aid the continued redevelopment of
p
Southeast Overtown/Park West. When fully
�y
This plan addendum reflects the
implemented, the proposed Gran Central 20-
M�a
development philosophy expressed earlier
year development plan would generate
in the Overtown Redevelopment Plan (1979)
annual tax increment revenues estimated at
13
1�1
$4 million (in current dollars and
applicable millage rates).
By comparison, the projected tax
increments from the currently designated
Southeast Overtown/Park West project area
are to reach $1.7 million per year at the
completion of Please I redevelopment, as
projected by the June 1984 Phase I
Financial Strategy, prepared for the
project by James J Lowrey & Company.
The development plan proposed for Gran
Central capitalizes on the opportunities
presented by other proposed projects in
the area (see figures 7 and 8). This plan
includes the following key features:
* Pedestrian areas at grade level,
and elevated decks, both open and
enclosed, that link the Dade
County Courthouse, the Central
Business District, the Government
Center, Metrorail and its
Downtown Component, the City's
proposed parking garage and bus
terminal, and the Park West
development.
* A galleria that links two office
towers and two hotel towers with
the Government Center Station,
serving as a dynamic setting for
diverse commercial opportunities
for day and evening.
* An extensive parking "podium"
which would provide parkiny that
could be physically linked to the
proposed parking garage, and
would also serve as an elevated
pedestrian plaza that bridges
streets and contains ground level
arcades for pedestrian access to
office towers. These pedestrian
areas would also provide access
to office towers and serve as
areas for commercial development
as demand warrants.
The plan would be implemented in three
phases, over a twenty year period (see
Figure 9). Completion of the required
modifications to the infrastructure
(relocation of roads and utilities) would
be followed by development of the
southernmost portion of the site, the area
contiguous to the Government Center
Station.
The three project phases have been
developed in response to the market
analysis' prepared by Hunter Moss and
Company. As shown in Figure 10, Phase la
would include a 490-room hotel tower, a
504,000-square-foot office building, and a
136,500-square-foot galleria with 50,000-
square feet of retail space and three
pedestrian overpasses. In this phase, the
undeveloped portions of the site would be
used for surface parking, accom,nodating
1,500 cars. Assuming that construction
were to start in 1987, this 5 year phase
would be completed in 1991.
Subsequently, in Phase lb, which would
conunence in 1992 and last through 1996, a
second 490-room hotel tower, a 504,Ouu-
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DEVELOPWNT OPPORTL"TIES
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ILLUSTRATIVE MASI ER PLAN
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miami florida
square -foot office building, and 500,000
square feet of retail space would be
added. A parking structure would be built
to replace the southernmost surface
parking. This structure would accommodate
1,000 cars, for a total of 2,000 parking
spaces.
Phase 2, lasting from 1997 through 2006,
would see the sequential addition of four
504,000-square- foot office towers and two
1,000 car parking structures.
Figure 11 shows sections and elevations of
the proposed plan; Figures 12 and 13
provide additional phasing details.
IV. REDEVELOPMENT PLAN
A. Land Use Plan
The land uses proposed for the Gran
Central property complement and enhance
the governmental, transit -related, and
commercial activities developed or
proposed in the neighboring areas. In
particular, the twin -towered hotel, tied
into the Government Center station, would
accommodate visitors to the administrative
and cultural complements of the Government
Center and to the proposed sports arena
and exhibition center. Conference
facilities and restaurants would be
available both to. hotel guests and to
tenants in the surrounding office
buildings_
These sequentially developed office
buildings will derive advantage from
proximity to the Government Center, also
offer the logical complement to the
adjacent land use activities. Land uses
planned for the Overtown Station area of
the Community Redevelopment Area
immediately to the east and west of the
northern portion of Gran Central include:
* Mixed residential/commercial,
specifically structures
appropriate for high density
residential and commercial
development sk
* Parking
* Parks and open space
* Institutional uses.
Specifically, a 16,000-seat sports arena
is planned adjacent to the northeastern
edge of the Gran Central property, next to
the Overtown Station. Further to the
east, a permanent exhibition center with
250,000 leasable square feet is planned.
To the south of the sports arena a bus
terminal is proposed. The presence of
this bus terminal, in proximity to the
Metrorail and Downtown Component of
Metrorail stations, and the proposed
parking facilities, would create a major
multi -modal transportation hub, the
appropriate complement to this focus of
governmental activity.
Land use activities to the south, east and
west of Gran Central below NW 5 Street.
(the portion of the property that was not
originally included in the City•s
Community Redevelopment Area) are
primarily governmental and commercial, in
22
accordance with the existing zoning for
the area. These activities would benefit
from the conversion of the present vacant
Gran Central property to a dynamic and
attractive hotel and office complex.
B. Zoning Plan
The land uses included in the Gran Central
plan are consistent with the adjacent
zoning. The existing CBD-1/9 zoning
district will be retained.
c. Traffic and Transportation Plan
With the completion of the first stage of
the Metrorail system, the forthcoming
inauguration of the Downtown Component of
Metrorail,.and the opening of the diverse
elements of the Government Center, the
traffic and transportation needs of the
expansion area have evolved. To provide
better pedestrian and vehicular access to
the stations, major roadway improvements
are planned. Among the improvements that
affect the Gran Central site are the
following:
* Improvement of streets adjacent to
the Overtown Station (NW 7 Street
and NW 1 Court) including enhanced
pedestrian access to the station
with a pedestrian overpass, and
widening of. NW 1 Court for better
vehicular access.
* Development of a pedestrian plaza
in conjunction with private
redevelopment in the vicinity of
NW 2 Avenue and 7 Street.
* Expansion of public and residen-
tial parking facilities.
* Upgrading of the overall pedes-
trian environment through
landscaping, widening of
sidewalks, etc.
* Development of NW 1 Avenue into
a boulevard from the Government
Center to I-395 with public
parking under the Metroraii
alignment.
* Rerouting of port traffic along
NW/NE 5 and 6 Streets.
In addition to the above -mentioned
development of NW 1 Avenue into a
boulevard, which requires its realignment
and widening, the most significant roadway
improvements affecting the site are the
widening of NW 3 Street; the use of one-
way pairs of streets, such as NW 1/NW 2
and NW 5/NW 6; and the vacating of the
east portions of NW 2 and NW 4 streets.
NW 1 Avenue is proposed to be developed as
a boulevard north of 5 Street within the
existing redevelopment area.
D. Community Facilities and Services Plan
Implementation of the Gran Central plan
will include improvements to the physical
environment that will be of long-lasting
benefit to the community. In addition to
roadway and utility improvements,
landscaping and other pedestrian amenities
23
are planned which will provide a pleasant
setting for downtown workers, residents of
adjacent areas, and tourists.
E. Housing Plan
No residential units are planned for the
area.
F. Economic Development Plan
As indicated in the southeast
Overtown/Parark West CommunilitviRede�veiop�menrt�-
v
of the
f
atlon 0
Plan, the economic revitalization
Overtown and Park West subareas is a major
component of the Overall redevelopment
strategy for the planning area.'" The
development proposed for the Gran Central
site would strengthen that economic
revitalization. By filling in this
hitherto empty "bole" in the City's
extended downtown, the proposed
development would have a beneficial effect
on all the surrounding activities.
The phased construction proposed for Gran
Central, reflecting the market analysis
prepared in conjunction with the site
development study, has been designed to
allow the various components of the
project to be absorbed into the economy,
as follows: '
Within approximately five years
(i.e., by 1991)o the following
development could likely be
absorbed:
A 500-room hotel
500,000 square feet of office
space
500,000 square feet of commer-
cial space.
Within five to ten years (i.e..
between 1987 and 1996), the
following development could likely
be absorbed:
- An additional 500-room hotel
- An additional 500,000 square
feet of office space
- An additional 50,000 square
feet of commercial space -
Within ten to twenty years (i.e-,
between 1987 and 2006), the
following development could likely
be absorbed:
- Approximately 2.000,000 square
feet of additional phased
office space -
The Miami Avenue Sector has the capacity
to support considerable growth during the
next decade. In addition to Courthouse
Centre, a 250,000 square foot office
structure, both the WOMETCO properties
located between NW 3 and 4 Streets and the
City of Miami -Off Street Parking lot
between NW 4 and 5 streets is being
considered for redevelopment.
Approximately 50% Of this subarea is now
utilized for surface parking.
24
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�6.
G. Acquisition Plan
All development on the Gran Central site
will take place on property owned or
assembled by the Florida East Coast
Railway Company.
For the City of Miami to implement its
plans of developing NW 1 Avenue into a
boulevard from NW 1 Street to I-395, the
parcel of land adjacent to the southeast
corner of the Gran Central property
(Parcel A, see Figure 2) must be acquired
as well as right-of-way now owned by the
Florida East Cost Railway Company (Parcel
B, see Figure 2). This acquisition may be
accomplished by an exchange of property by
the City and the Florida East Coast
Railway Company. (The structure is
presently vacant).
H. Reuse Plan
Parcel A will be reused as public right-
of-way and open space; a portion of Parcel
B will be dedicated for public right-of-
way by the Florida East Railway Company.
I. Relocation Plan
No relocation'of residences or businesses
would be required to implement the
proposed Gran Central project.
J. Minority Participation Plan
Although Gran Central would be a privately
initiated development, the Florida East
Coast Railway Company has indicated that
it would abide by the City's minority
participation goals for the project.
All publicly initiated redevelopment would
follow the goals for minority
participation delineated for the Park West
segment of the Southeast Overtown/Park
West Redevelopment Plan.
K. Financial and Staging Plan Tax Incre-
ment Allocation Financing
As noted in the Southeast Overtown/Park
West Community Redevelopment Plan, "tax
increment revenue bonds will be the
principal financing instrument employed by
the City of Miami to finance the public
sector development components of the
redevelopment plan covering the Southeast
overtown/Park West district." Were all of
the Gran Central property included in the
district, these bonds could be issued for
that project as well.
Table 1 shows the estimated construction
costs and annual tax increments for the
20-year phased development of the Gran
Central project, based on 1985 dollars.
Tax increment revenue have been projected
based on the development construction cost
estimates and applicable millage rates.
These revenues have been projected
utilizing building structure valuations
only. No increase in land valuations have
been assumed. Therefore, the revenue
estimates should be conservative.
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