HomeMy WebLinkAboutR-82-0755RESOLUTION NO. 82`755
A RESOLUTION APPROVING, IN PRINCIPLE, THE
SOUTHEAST OVERTOWN/PARK WEST COMMUNITY
DEVELOPMENT PLAN, WITH AMENDMENTS DATED
JUNE, 1982, FOR AN AREA GENERALLY
BOUNDED BY BISCAYNE BOULEVARD ON THE
EAST, I-95 ON THE WEST, I-395 ON THE
NORTH AND NORTH 5TH STREET ON THE SOUTH,
A COPY OF WHICH IS ATTACHED HERETO, AND
MADE A PART HEREOF; MAKING CERTAIN FIND-
INGS OF FACT AND CONCLUSION OF LAW;
MAKING RECOMMENDATION FOR APPROVAL BY THE
BOARD OF COUNTY COMMISSIONS; AND SUPPORT-
ING A JOINT EFFORT BY THE CITY AND COUNTY
IN IMPLEMENTATION.
WHEREAS, under the provisions of Chapter 163, Part III
of Florida Statutes known as the Community Redevelopment Act
of 1969, as amended, the City of Miami may designate a slum,
or a blighted area or a combination thereof, as appropriate
for a community redevelopment project; and
WHEREAS, the Miami City Commission adopted the Overtown
Redevelopment Plan (Resolution No. 79-724) which recommended
the redevelopment of the southeastern portion of Overtown
Community for commercial and residential development; and
WHEREAS, the Miami City Commission approved in princi-
ple the Southeast Overtown/Park West Community Redevelopment
(Resolution 81-920) and subsequently modifications to the
Plan were requested by the Southeast Overtown/Park West
Community Redevelopment Ad Hoc Committee which was appointed
by the City to review the plan.
WHEREAS, under the provisions of Chapter 163, Part III
of Florida Statutes known as the Community Redevelopment Act
of 1969, as amended, Metropolitan Dade County, Florida
(herein called Dade County) is required to approve all
community redevelopment plans; and
WHEREAS, the Board of County Commissioners of Dade
County Florida, is the duly empowered and authorized govern-
ing body of Dade County for purposes of approving strebr,...".._...,..,.i,�,,,,,,r,,,
CITY C0MMISSion
MEETING 09
JULB91982
plans; and
WHEREAS, the Dade County Board of Commissioners has
found this area to be deteriorated and/or blighted, desig-
nated this area as part of the Central Miami Community
Redevelopment Area; and
WHEREAS, the plan is in conformity with the Miami
Comprehensive Neighborhood Plan.
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE
CITY OF MIAMI, FLORIDA:
Section 1. The Commission approves in principle the
Southeast Overtown/Park West Community Redevelopment Plan
dated June 1982 as amended, a copy of which is attached
hereto and made a part hereof, for an area bounded generally
by Biscayne Boulevard on the East, I-95 on the West, I-395 on the North, North 5th Street on the South, substantially
in the form of the attached hereto. Said Plan includes
acquisition and clearance, relocation, rehabilitation,
street improvements and beautifications.
Section 2. The Commission approves in principle the
amendments to the plan a copy of which is attached hereto
and made a part hereof by reference.
Section 3. The Commission finds, determines and
declares that the matters set out in the foregoing recitals
are true and correct and they are hereby incorporated as
portion of the resolution.
Section 4. The Commission recommends to the Board
of County Commissioners that the Southeast Overtown/Park
West area be appropriately declared a Community Redevelop-
ment Area and that future public actions will be governed by
the Community Redevelopment Plan.
Section 5. The commission extends its support to
joint City/County redevelopment efforts in the Southeast
Overtown/Park West Area and directs the Administration to
work jointly with Metropolitan Dade County to implement the
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Community Redevelopment Plan.
PASSED AND ADOPTED this 29 day of JULY ,
1982.
MAURICE A. FERRE
MAURICE A. FERRE, Mayor
ATTEST:
/ A7
M TTY HIRAI
Acting City Clerk
PREPARED AND APPROVED BY:
JO L E. MAXWELL
Assistant City Attorney
APPROVED AS Q F •70 CRCR AND CORRECTNESS :
i
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`1
4GE02F.KNOX, JRney
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A PROGRAM FOR RATIONAL PRESERVATION
IN THE FUTURE DEVELOPMENT OF OTTERTOWN
Goals and Objectives
The goal of the Historic Overtown program is to vitalize the rich
history and culture of Overtown, thereby creating a sense of iden-
tity and community pride that will contribute to the economic and
physical revitalization of the Overtown community. By e::amining
the past, it is intended to identify those elements that once made
Overtown the thriving, exciting focus for the Black community in
South Florida, and to incorporate appropriate and productive ele-
ments of that past era into the future re(ae%-elopment plan.
Objectives of the program include:
Effectively communicate information and develop broad
based awareness and appreciation of historic achievements
of the Black cc-munity through exhibits, special e,:ents,
tours, and the media.
Re-establish a special identity for overtown by focus-: g
on one era in its history, the "Little Broadway" jazz
era. Develop this as a theme for attracting new night-
clubs and restaurants; programming special cultural events;
designing signs, street furniture and public plaza spaces;
and creating prcmotional literature for tourism and local
marketing.
e Preserve, where feasible, surviving buildings which repre-
sent important links to persons, activities or events of
major significance in the past.
p Secure official recognition and protection for the area
by establishing an historic district.
Encourage new development to incorporate uses which would
contribute to the vitality of the district such as stores,
nightclubs, restaurants, theaters.
e Encourage new buildings to incorporate selected design
elements from the past which reflect special cultural or
thematic feelings which are relevant today and should be
re-established.
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Summary of _Historical Significance
Known by several names, including Avenue 'G', Colored Town,
Washington Heights, Overtown, Culmer, Central Negro District and
Avenue 'H': the area immediately west of downtown Miami is
one of the oldest neighborhoods in the City of Miami. Popularly
referred to today as Overtown, this community developed in 1896
as a result of the need to house black workers who were brought
to the Miami area from West Palm Beach during the time when
Henry M. Flagler extended the Florida East Coast Railroad to Miami.
By 1904, several issues of the Miami Metronolis, (Forerunner of
N the Miami_ News) reported an active literary group in 'colored Town'.
According to the 1907 official directory of the City of Miami, the
black P;omen's Cultural Club held regular bi-monthly meetings. Re-
search through the Foundation also reveals that as early as 1918,
the St. Agnes Coronet Band held regular activities, attracting
residents and tourist alike. Tourists were known to also fre-
quent the area to enjoy the fine traditional foods featured'in
the numerous black owned and operated restaurants. As the area
grew, blacks developed many economic ventures, such as hotels,
apartment complexes, theatres, nightclubs and small neighborhood
markers. In effect Overtown became a strong pulsating commnunity.
In the 1920's and 1930's, NW 2nd Avenue was known as Avenue 'G'.
It was the center of good black entertainment, retail stores and
pioneer citizens reveal that by the 1940's Overtown was a cultural
oasis where artists from all over the world came to perform and
to practice for upcoming engagements. Equally exciting is the fact
that for many years tourists visitinc; Miami Beach came across
town to the Overtown area to listen to the popular Negro Spirituals
sung in the area's churches. Once ki-.own as 'Little Broadway' Overtown
has made a valuable contribution to the City of Miami, the County of
Dade, Florida and the federal United States.
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Northwest Second Avenue was the place to be during the jazz era.
The syncopated sounds of jazz and blues issued nightly from the
nightclubs and dance halls. Its rish entertainment accounted
for a growing national reputation. In the 1930's and 1940's
its clubs presented such stars as Marian Anderson, Bessie Smith,
Hazel Scott, and "Nat King" Cole.
Former resident Rosebuld Silas recalls such performers as
c Billie Holiday, Erskine Hawkins, and Ji,-=y Lunceford, at the
Rockland Palace. Count Basie and Cab Calloway brought their big
bands. Roland Hayes and Etta Motten, a singer who displayed
N African artifacts were presented in the auditorium at Booker T.
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Washington Senior High School. These afternoon performances which
otter. included Ben Richardson from Atlanta reac•inc poetry, ccst
5C per student. Singer Maul Robeson, Sa:mie Da,.is Jr. and his
trio, Barbara McNair, Lena Horne, Dinah :•.ashin�ton, Buddy Joh::son,
and Nina Mae McKinney appeared annually. The th`rine Diu^ha;i
Dance Company was also a favorite.
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PRESERVATION OF EXISTING HISTORIC BUILDINGS
The Historic Sites Committee has identified (? number) of buildings
having historical significance to the Overtown community. A list
of these buildings is attached to this report as Appendix A. The
criteria for selecting these historic buildings were ........
(exr,lain)
Consideration should be given to preservation of any of the identi-
fied historic buildings wherever structural conditions and cost of
rehabilitation might be favorable. However, recognizing that over-
all economic revitalization plans for Overtocm require extensive
new development, emphasis should be placed on preservation of the
following historic structures which are considered to be of major
N
imtDortance :
1. Churches
a. Greater_ Bethel A.M.E. Church, North:,,est 8th Street and
and 2nd Avenue
b. '1.
It. Zion Baptist Church, Northwest 3rd Avenue and
9th Street
C. Building which was formerly the Lyric Church,
Northwest 2nd ovenue and 8th Street
d. Church which %•.,as formerly Ebeneezer Church.
2. Businesses
a. Cola Nip Building
*b.
X-Ray Office Building
C.
Carver Hotel
d.
Stirrup Building
e.
Longshoreman's Hall
f.
Gaskin building
g.
Scott building
h.
Judge L.E. Thomas' office
i.
Dr. Davis' office building
3. Public Buildings
*a Booker T. Washington high School
4. Residences
*a Dorsey House
b Killens House
*c Rooming house corner of 3rd Avenue & 10th Street
*d Chapman house
*e Lewis House
*f Mitchell House
Possible preservation strategies must be studied for each of the
above buildings individually. Among the factors to be considered
are: ownership, need for repairs, economic productivity, potential
for new uses, eligibility for federal tax benefits, location and
relationship to planned redevelopment sites, potential for moving
to a new site, potential sources of funding. Buildings preceded
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by an asterisk are considered to be of first priori-,. concern
because of imminent threats of demolition, deterioration or vanda-
lism. Buildings for which extensive work is currently- underway
include:
Dorsey House )
X-Rav Clinic ) give short status statement
on each
Booker T. Washington )
CITY OF IlIAI4I HERITAGE CONSERVATION ORDINANCE
The proposed local Heritage Conservation ordinance (called "HC"
ordinance) provides the option of designating individual historic
buildings or an historic district covering a larger area of Over -
town. The City ordinance would provide a degree of protection to
N historic buildings by requiring that any demolition, alteration,
or new construction be approved by a special review board.
The proposed "HC" ordinance also permits certain modifications
to zoning and building code regulations where necessary to make
preservaticn economically or architecturally feasible.
Initially, priority should be given to the ir.ci-iduaZ his-
toric buildings that were listed with asterisks in the above section:
1. Booker T. Washington High School, NPI 6th avenue and 12th St.
2. Dorsey House, IZI 9th Street and 3rd Avenue
3. X-Ray Clinic, NP, 1st Avenue and 11th Street
4. Lewis House, corner NZ'v 4th Avenue and 8th Street
5. House, corner NI9 3rd Avenue and loth Street
6. Chapman residence, NW 5th Court and 13th Street
7. I•litchell residence, NW 3rd Avenue and 7th Street
Meanwhile, work should proceed on a potential historic district for
Overtown. Extensive additional historical research and documenta-
tion is required as legal justification for any historic district.
This is particularly critical for Overtown, which would be a unique
kind of historic district with new buildings outnumbering the old.
A lack of funding for professional assistance can be expected to ham=
per this process.
NATIONAL REGISTER OF HISTORIC PLACES
The National Register differs from the City of Miami's proposed
"HC" ordinance in the following ways: a) the National Register
does not have any influence over demolition or alteration of his-
toric buildings unless the action is a result of a federally funded
project (the HC ordinance covers actions by both government and
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and private investors ); b) the National Register makes income-
prc4-ucing properties eligible for federal income tax benefits;
c) the National Register has more stringent standards for accept-
inc historic buildings and districts (many buildings in Overtow-n would
be eligible for recognition under the "HC" ordinance but would not
qualify for the National Register); d) the National Register has
no effect on zoning and building code regulations; e) National
Register listing requires the consent of the property owner and
the "HC" ordinance would not.
CcnSide ring the above advantages and limitations, a selected list
of Zuildincs should be nominated for listing on the National Re-
ci=-er. Initially, this would include Booker T. washirgton High
Sc gal and the Dorsey House. This list should be expanled based
ur_ . the analysis of preservation strafe �:ies fcr individual build-
ir._-s recc:-=en(3ed above. Particular consideration should be given
tc cc.%mercial buildings operated by pro -fit -marring entities that
cc -_Id utilize the tar: benefits.
ZC:'=:.G
Because the zoning plan will largely shape the physical form of
fu=ire development in Overtown,consideration should be given to
inz3rporating elements that would help to recreate the feeling
ar.d atmcsonere of "Historic Overtown" such as:
1. Provide incentives or requirements for retail
stores at the ground level on selected com-
mercial blocks
2. Provide incentives for jazz clubs
3.* Permit controlled street vendors and outdoor markets
4. Utilize the special zoning incentives in the HC
ordinance for preservation of existing historic
structures
5. Develop landscaping standards utilizing historical
and thematic plant materials
6. G:)nsider possible design guidelines for new con-
struction that would encourage selected elements
of historic building forms to be incorporated
into the design of new buildings, as for example
the following low rise housing concepts by University
of Miami students for the Key West Naval Station.
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F, CACE TO MIDDLE INCOME STRE-ET
PUBLIC SPACES
Aside from preserving selected historic buildings, the greatest
opportunity for developing physical evidence of Historic Overto%,m
in the public spaces - sidewalks, plazas and parks:
1. Histc-ic Markers - should be a top priority short
term project. The Black Archives will assemble
a short written text and appropriate photograph
or illustration for each major historic site in
Overt,-Iwn (including sites now vacant or redeveloped)
Funding will then be requested from the redevelop-
ment project, CD and private sources to reproduce
this information on anodized aluminum (or other
vandal resistant material) plaques, to be securely
mounted in appropriate locations. This will pro-
vide a vital communications tool for stimulating
awareness amongst large numbers of Overtown resi-
dents and visitors.
N
°1 2. Street Furniture - wherever redevelopment plans call
for new improvements to sidewalks and plaza spaces
such as paving, benches, signs, trash cans, land-
scaping etc. an op:�ortunity exists to design such
imprc':ements with an historic theme - particularly
the "Little Boradway" jazz era.
3. Special Events - public plaza, street, sidewalk and
park improvements should be designed to accommodate
the special cultural events envisioned in the "Program-
ming" section of this report.
Procramming
Most of ,.hat is significant in the history of Overtown involves the
people themselves and the activity they generated, rather than physi-
cal things such as buildings. Therefore, an essential element of the
Historic Overtown concept is to program activities and events that
will recreate the former vitality and atmosphere of the community.
Such programs will be critical to attracting tourists and visitors
from around Dade County.
1. Hold jazz concerts within the proposed district
2. Plan for the establishment of an annual Historic
Overtoi•;n Cultural Arts Festival reminiscense of jazz era
3. Establish an international cultural complex featur-
ing activities reminiscent of the nineteen thirties,
forties, and fifties where artists can receive training
as well as perform in concert.
4. Encourage families from all over the world to hold
annual family reunions in Dade County, particularly
in the Historic Overtown district.
a. Establish Oratorical national competition
b. Culinary contests specializing in soul food
from the Caribbean and Southern States.
c•. Hair styling contests
d. Establish a hall of fame, annual recognition of
national figures
e. Establish a tennis tournament or some other
sports event
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5. Encourage the establishment of legitimate theater,
writers, and artists workshop; and first-class night
clubs and restaurants based on the guidelines of
the Historic district.
5. Encourage the establishment of manufacturing as well
as other related businesses for the arts, i.e. Manu-
facturina and distributing equipment and supplies
for dancing, music, art, etc.
7. Encourage the establishment of tours of local his-
torical sites and landmarks.
a. Bus tours to visit sites county -wide
b. Mini -tours for sites within the district
8. Encourage the establishment of a Tourist informa-
tion center which would direct tourists to attrac-
tions, restaurants, hotel accommodations, and his-
torical sites throughout Dade County.
9. Encourage the establishment of specialty shops which
^' feature products of Africa, the Caribbean and the
Southern States.
a. Restaurants, caterers, etc.
b. Photographer's studio specializing in passports
C. Bookstores and art galleries
10. Establish a "Saturday Marketplace" where vendors are
allowed to set up in a designated street block or
public plaza - featuring ethnic foods, crafts,
fresh produce, artwork, etc.
Archives
The on -going work of the Black Archives Research and History Foun-
dation should receive increased public and private support. The
project involves establishing a research collection documenting
issues, activities, events,and sites of historical significance
within the district.
a. Establish a permanent Black Archives as a depository to:
(1) House organizational papers related to this process
(2) House records, photographs and manuscripts which
document the district
(3-) House the organizational papers of the Black Ar-
chives, History and Research Foundation of South '
Florida, Inc.
b. Establish an on -going publication program
C. Establish an international research internship program
with colleges and universities around the world
d. Continue can -going research programs for the benefit of
the community -at -large.
e. Serve as the international clearinghouse and dissemina-
tion center on the culture of black people, i.e. lan-
guage, lifestyle, food, dress, visual and performing
arts, hair styles, music, etc.
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SOUTHEAST OVERTOWN/PARK WEST
COMMUNITY REDEVELOPMENT PLAN
n 45;�.
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Table of Contents
Southeast Overtown/Park West
Community Redevelopment Plan
I. Introduction
A.
Reason for Study
1
B.
Planning Process
3
II. The
Setting
A.
Georgraphic Description
7
B.
Relationship to City and Metroplitan Area
7
C.
Historic Evolution
9
III. Redevelopment Proposal
A.
Summary of Existing Condition
12
B.
Redevelopment Objectives
16
C.
Redevelopment Proposal
19
IV. Redevelopment Plan
A.
Land Use Plan
27
B.
Zoning Plan
32
C.
Traffic and Transportation Plan
36
D.
Community Facilities and Services Plan
41.
E.
Housing Plan
45
F.
Economic Development Plan
57
G.
Acquisition Plan
61_
H.
Reuse Plan
GG
I.
Relocation Plan
68
J.
Minority Participation Plan
84
;.
Financing and Staging Plan
95
L.
: lanaaemen t Plan
114
V. Appendix
6
Please note major portions of this Report have been extracted
directly from the Overtown Redevelopment Report, 1979 prepared
by the City of Miami Planning Department and Park West Redevel-
opment Program For Downtown Miami, 1981 prepared by Wallace,
Roberts & Todd (WRT) for the Downtown Development Authority.
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T. INTRODUCTION
A. Reason for Study
The emergence of Downtown Miami as a major center for inter-
national commerce and the construction of the Dade County Rapid
Transit System have created an environment conducive to the
physical, economic and social revitalization of a 200 acre
area located to the north and west of the Miami central business
district. This currently blighted tract of land is irregularly
bounded by Biscayne Boulevard on the east, I-95 and FEC right-
of-way on the west, 5th Street on the south and I-395 on the
north (Note Map). Included within this area are two distinct
sub areas: the warehousing and general commercial areas located
east of the FEC Railroad right-of-way known as Park West and the
predominantly low income Overtown community to the west of the
right-of-way. Both areas have not experienced the major econ-
omic spin-off effects which have been generated by the massive
private and public investment currently taking place 1r?ithin the
central core of Miami. over $2.1 billion in public and private
funds have been committed for the redevelopment activities between
1980 and 1985 within the Downtown area.
While there has been some minimal private investment within the
area closest to Biscayne Boulevard, there has been a continuous
pattern of disinvestment and abandonment within the western
sector (Overtown area) of the planning district. The Overtown
Transit Station which will be developed at N.W. lst Court and
7th Street will be the major transit station to serve the northern
segment of the CBD. Five stations are programmed for the Downtown
Comnonent of the Dade County Rapid Transit System (People Clover)
creating a new stimulus for redevelopment along 5th Street and
north on N.F. 2nd Avenue.
In order to maximize the D_ublic benefits that can be obtained
from these investments, a nublic-private redevelopment ;process
will be necessary. Under the provisions of the Florida Community
Redevelopment Act of 1969 as amended, where prevailing conditions
of decay make impractical the reclamation of an area by methods
of rehabilitation and/or conservation, the government entitv mav
-
,
3
1"
..�� PEOPLE MOVER AND STATION PROJECT BOUNDARY MAP
0� RAPID TRANSIT COMMUNITY REDEVELOPMENT AREA
RAPID TRANSIT ALIGNMENT
r TRANSIT, STATION
Hill I (D
0 200
Lm
2
undertake a more extensive public program, including land acqui-
sition for redevelopment.
In 1969, the western portion of this area was designated as a
redevelopment area under the state statutes. In early 1981,
these boundaries were extended to Biscayne Boulevard based on
socio -economic and environmental conditions within the area.
Before any community redevelopment vroject can be implemented
within the City, a community redevelopment plan must be adopted
for the area by both the City of Miami and Dade County.
B. Planning Process
The Overtown/Park West Community Redevelopment Plan entails the
major recommendations and action programs of two distinct planning
processes that the City of Miami, in conjunction with Dade County,
has been undertaking since the late 1970's.
Oi?A,-+-nwn
In 1976, the City of Pliami adopted the Miami Comprehensive
Neighborhood Plan 1976-86 (MCNP) which provides the framework
or the overall eve opment of the City of Miami. Development
opportunities were identified for this area within this document
including the establishment of a new in -town residential commu-
nity and redevelopment opportunities afforded by transit station
development. A community redevelopment plan focuses on areas
of significant neighborhood deterioration for which a detailed
redevelopment program is required.
In 1979, the City of Miami and subsequently in 1980, Dade County
approved the Overtown Redevelopment Plan after extensive citi-
zen review. Th sisi plan is for the larger Overtown community which
extends for approximately one square mile.
The southeast portion of that planning area has been incorpor-
ated within this document due to its functional interrelation-
ship with the abutting area to the east. The Overtown Redevelop-
ment Plan provides a unified, action oriented guide for the
overall revitalization of the Overtown community and
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provides a redevelopment strategy for a five year period. A :
series of sub area planning projects were identified in the
plan including the Overtown Transit Area Redevelopment Project
and the Overtown Rehabilitation Demonstration Project Area
which lie in the southeast portion of Overtown. These pro-
jects have been incorporated within this planning document.
Since 1980, a major effort has been made to implement these
projects which is consistent with the established redevelop-
ment strategy for Overtown which calls for a segmental approach.
Park WAC+-
In 1973, an urban development and zoning plan was prepared
for the Downtown Development Authority and the City of Miami
Planning Department. This report recommended redevelopment
of the area north of the port access road to I-395 between
N.W. 1st Avenue and Biscayne Boulevard. This recommendation
was incorporated within the MCNP in 1976.
In 1979, the Downtown Development Authority of Miami, in con-
junction with the City of Miami, began the process of prepar-
ing a redevelopment plan for the aforementioned area which was
designated Park West. The consulting firm of Wallace, Roberts
and Todd (WRT) was selected to prepare the redevelopment docu-
ment. An extensive 18 month public and private review process
was undertaken with major input from the Park West Association
representing owners of property and businesses in Park West
and the New World Center Action Committee, Park West Subcom-
mittee of the Greater Miami Chamber of Commerce. Within the
Park 'Vest area a 16 block redevelopment area has been delinea-
ted, this will be referred in the text as the Park West Pro-
ject Area (note Map 3).
The Southeast Overto%m /Park West Community Redevelopment Plan
incorporated appropriate portions (including text) of the Over -
town Redevelopment Plan prepared by the City of Miami Plann nl 5
4
Department and Miami Park West - A Redevelopment Program
for Downtown P�iami prepared by WRT for the Downtown Develop-
ment Authority of Miami into a unified document consistent
with regulatory requirements mandated by the State of Florida
Community Redevelopment Act as amended.
The Southeast Overtown/Park West Ad Hoc Committee was estab-
lished to review the Redevelopment Plan that was initially
approved by the Miami City Commission in October of 1981.
This group included representatives of the Overtown and Park
West communities and provided a forum for community concerns.
A series of workshops were held over a six month period and a
listing of issues was formulated. Modifications have been
incorporated in this revised plan document to reflect the
Ad Hoc Committee's recommendations.
Tax increment financing is the major recommended tool for in-
itiating redevelopment and it necessitates the establishment
of a separate community redevelopment area. There is a sig-
nificant variation in public expenditure and participation
needed within the redevelopment process in order to achieve a
full range of residential and commercial redevelopment for all
economic segments of our community. The greater need within
the Overtown portion of the planning area anO the potential
funding resources to be generated by the Park P?est and adja-
cent redevelopment activities will prove extremely beneficial
to meeting redevelopment objectives established for the Over -
town community. 11ithout major improvements within the Over -
town portion, it is extremely doubtful that full redevelopment
can be achieved within the Park West area. It is also a major
objective of the City of Miami to create a balanced community
with housing opportunities for all segments of the population.
Redevelopment activities within Park West and Overtown will be
programmed to occur concurrently,
5
The total value of bond proceeds required to finance planned public
investments throughout the Park West/ Overtown Tax Increment District
may approach $85.7 million, an aggregate value just shy of the
District's "peak debt" given the proposed development schedules.
Subtracting out projected administrative expenses from the Park West
cash flow analysis (because it is a district -wide expense) financed
totally out of revenues generated by the Park West subarea) the total
value of planned net -public investment within the Overtown subarea is
expected to equal the total value of planned net public investment
within the Park West subarea between 1983-1993 (approximately $32+
million). In addition Overtown will be the recipient of $6.9 million
in UMTA funds plus a local match of $1.25 million and possibly future
Community Development Bloch: Grant Funds for housincr development.
Each dollar of net public expenditure within the Park West subarea
is expected to generate $11.82 of private investment within the same
area. The public expenditure/private expenditure leveraging ratio
within Overtown is anticipated to approach 1. It is precisely
because of this one for one ratio that it is not feasible for
Overtown to support a tax increment financing program of its own.
Consequently, implementation of the Overtown Redevelopment Program
requires financial support from the balance of the Tax Increment
District where the private dollars to public dollar leveraging ratio
is anticipated to be much higher. These same areas represent loca-
tions where the tax increment bonding capacity will exceed that bonding
level necessary to provide the public investments required to bring
forth private development.
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I
II SETTING
II. THE SETTING
A. Geographic Description
The study area boundaries are N.W. 5th Street on the
south, I-95 on the west, I-395 on the north and Biscayne
Boulevard on the east (note snap # 1.) .
Beginning at a point at the intersection
of the center line of Biscayne Eoulevard
and the center line of N.E. 5th Street;
thence west on the center line of N.E.
5th Street (and N.W. 5th Street) to the
east POW line of I-95; thence north--
westerly on the east ROW line of I-95
to the south ROW line of I-395; thence
easterly on the south ROW line of I-395
to the center line of Biscayne Boulevard;
thence southlerly on the center line of
Biscayne Boulevard to the point of be-
ginning.
B. Relationship to City and Metropolitan Area
The study area is strategically located within the
City of Miami, north of the central business district.
Over the next five years, the CBn will undergo immense
physical and economic change. Major mixed use pro-
jects such as Pliami Center, Brickell Key, Southeast
Bank Financial Center, World Trade Center, City of
Miami, University of Pliami James L. Knight Interna-
tional Conference Center and the Hyatt Rencency hotel
will add thousands of Private jobs and more importantly,
attract even greater numbers of visitors, businesses
and tourists to Downtown Miami.
7
II. THE SETTING
A. Geogranhic Description
The study area boundaries are N.W. 5th Street on the
south, I-95 on the west, I-395 on the north and Biscayne
Boulevard on the east (note snap #11.
Beginning at a point at the intersection
of the center line of Biscayne Eoulevard
and the center line of N.E. 5th Street;
thence west on the center line of N.E.
5th Street (and N.W. 5th Street) to the
east POW line of I-95; thence north--
westerly on the east ROW line of I-95
to the south ROW line of I-395; thence
easterly on the south ROW line of I-395
to the center line of Biscayne Boulevard;
thence southlerly on the center line of
Biscayne Boulevard to the point of be-
ginning.
B. Relationship to City and Metropolitan Area
The study area is strategically located within the
City of Miami, north of the central business district.
Over the next five years, the CBD will undergo immense
physical and economic change. Major mixed use pro-
jects such as Pliami Center, Brickell Key, Southeast
Bank Financial Center, World Trade Center, City of
Miami, University of Miami James L. Knight Interna-
tional Conference Center and the Myatt Rencency Hotel
will add thousands of private jobs and more importantly,
attract even greater numbers of visitors, businesses
and tourists to Downtown Miami.
f
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One of the most significant Downtown projects affecting the study
area is the Government Center. This 39 acre complex will house
the major office facilities of the City of Miami, Dade County
and the State of Florida and a regional serving cultural complex.
Upon completion, the Government Center will have over 15,000
employees and attract 15,000 - 20,000 visitors daily and be a
major regional activity generator.
M
The continued growth of the Port of Miami, expansion of the
Omni -Midtown Commercial District, expansion of the Civic Center
complex and programmed community improvement projects in other _
parts of the Overtown community will all have a major impact
on the development of this area.
Excellent regional access via I-95, I-395 and SR-836 expressway
is available. Dade County's rapid transit system will link the
area to major metropolitan employment centers, the Overtown
station and five proposed people mover stations will adequately `
serve the area. Approximately 500,000 people reside within a
five mile radius of the study area.
C. Historic Evolution
The study area encompasses one of the oldest residential and
commercial areas of the City of Miami, although few structures
of historic or cultural significance remain.
Overtown
"Overtown" is one of the oldest neighborhoods in Miami. In
1890, Miami was born when henry Flagler and his railroad
required a place for its Mack workers to live, but Blacks
were not allowed to live within the White community. The
land west of the railroad tracks was within the City of Miami
limits, today known as Overtown and was designated for Black
employees.
9
The area grew and developed into a vibrant community. Blacks
eventually became owners of businesses and thereby helped
establish a viable economic community. Schools, homes, churches
and commercial uses were developed. Blacks developed large
economic ventures such as hotels, apartments, theaters, night
clubs and small neighborhood markets. This created a very strong
and pulsating community. In the 1920's and 1930's, N.W. 2nd
Avenue was called Avenue G. It was a center for entertainment,
retail stores and hotels. Dr. W.B. Sawyer built the first Black
hotel in the area in 1921.
The population continued to expand until the early 1960's.
Desegregation, urban renewal, the neighborhood development program
and construction of the SR-836 and I-95 expressways, signifi-
cantly changed the character of the neighborhood. Residents
were scattered and relocated and economic, physical and social
decay become more pronounced.l
Park West
Most of the area currently referred to as Park West was part of
the original plat for the City of Miami. Called the "Miami"
Subdivision, this area was platted in 1896 by Mary and William
Brickell, Julia Tuttle, Henry Flagler and the Fort Dallas Land
Company, the principal developers of the early City of rtiami.
While the initial development of Park West was for residential
development, it soon established a commercial character, housing
general commercial activities associated with its downtown loca-
tion and proximity to the Old Port of Miami (site of Bicentennial
Park). Before 1964, the area directly west of Bicentennial Park
lUniversity of Miami, Culmer Park-Overtown, 1976
City of Miami Planning Department
10
was basically a warehouse and wholesale district related to
the old port. When the port moved, the linkage was broken
down and today few of the remaining businesses have any
functional relation to the new port. New warehouses and
containerized storage areas are provided on Dodge Island and
areas west of the Miami International Airport.
I
111 F-2�C�]�V�LOFPMENT PROPC•O��'�+L
i
III. REDEVELOPMENT PROPOSAL
A. Existing Conditions
While the predominant land uses within the study area are
residential, industrial, transportation related and vacant, `
land uses differ markedly between the Park West and Overtown
subareas. Total copula ion for t'ie tot.aI. redevelon',nnt _
area in 1990 was 4,275.
Dark woc+-
Within the Park West neighborhood, land is used primarily
for transportation and utilities, surface parking facilities
and wholesale/manufacturing/warehousing. Some land is vacant.
The area is substantially underutilized and there has been
little or no new construction in recent years. Office and com-
mercial uses are primarily located north and south, along the
major avenues and Biscayne Boulevard. The few residential uses
are scattered in rooming houses, social welfare service centers
and transient lodgings. I -lost of the warehouseing/manufacturing
facilities in Park West are more compatible with uses develop-
ing near the airport.
The Park West Project Area contains approximately 100 businesses
employing 1,500 employees and an estimated 222 residents, of
which over 50% are classified as elderlyl. The population is
characterized by a concentration of low income and transient type
residents, many with severe social problems, including alcoho-
lism. There has been a continual decrease in the residential
population since 1960. Between 1970 and 1980, there was over a
50% decrease in population.
A total of 90% of the 183 structures in Park West (area from 3
Port Railway north) contain some form of structural deficiency.
Only 10% are rated in good condition requiring no upgrading.
However, only 15 o are shown to be dilapidated or in need of major maintenance.
1 1980 U.S. Census
2 1980-1981 City of Miami Survey
3 1979, WRT
12
V)
Over 40 structures are non -conforming uses based on the
existing zoning, of which a substantial number are wood
frame residential structures.
The major blighting influences are related to a variety of
physical and land use conditions which include underdeveloped
land, substandard parking lots, poor lighting, poor vehicular
access to private property, concentration of residential uses
to serve a low income transient population.
Private investment has been minimal, based on its strategic
location in comparison to the adjacent CBD.
Over the past 10 years, there have been 25 investments in
improving property in excess of $100,000. With the excep-
tion of the Greyhound Terminal and a few recent renovations,
including the E1 Plaza Best Western Hotel, U-haul and the
Camillus House, most investment has been west of Miami Avenue,
east of N.E. 2nd Avenue, north of loth Street or south of
7th Street. The central part of the study area, therefore, has
had the least improvement over the past 10 years.
Although there are structures in Park West which are new and
in good condition, the conclusion of a physical analysis shows
the Park West area qualifies as a physically blighted area
under the definition set forth in Florida Statute 163.
Overtown
The Overtown neighborhood, to the west of the station, is
generally characterized by blighted residential structures,
marginal retail facilities and an excessive amount of vacant
and unproductive land. While the majority of residential uses
are multi -family, some single-family and duplex units are
scattered throughout the area. Retail commercial uses are
located primarily on N.W. 2nd Avenue and N.W. 3rd Avenue.
The community's most significant development assets are Douglas
Elementary School, Gibson Park and Booker T. Washington
High School to t'_ie west and several churches located vyithin
the community.
13
r"
a
The population of the southeast Overtown quadrant declined
by approximately 48% between 1970 and 1980 from 6,313 to
3,283. Within Overtown, three subareas have been delineated.
1. Overtown Transit Redevelopment Area 1
(Bounded by N.W. 6th Street, N.W. 8th Street,
N.E. 3rd Avenue and N.W. 1st Court)
2. Overtown housing Rehabilitation Demonstration Area
Phase I
(Bounded by N.W. 8th Street, N.W. llth Street,
I-95 and N.V. 1st Avenue)
3. Overtown Housing Rehabilitation Demonstration Area
Phase II
(Bounded by N.W. llth Terrace, I-95, N.W.
1st Avenue and I-395.
A survey of housing conditions reveals that in subarea 1
(Overtown Transit Redevelopment) out of a total of 453 housing
units, 90% are in declining condition and require major repairs.
A total of 328 units are occupied, representing a 38% vacancy
rate.2 Only 1% of the total number of housing units are owner
occupied. There are 14 businesses within the study area. The
commercial structures which are located on N.W. 2nd Avenue are
50% vacant, while 90% of these structures require major repair
or demolition.
Employment data for the area indicates 50% of the residents are
employed in low skilled, low paying jobs. The remaining half
of the population is divided among 25% unemployment and 25%
recipients of social security, pension and FDC.
The survey of structural conditions for subarea 2 (Overtown
Housing Rehabilitation Demonstration Phase I) indicates that
out of 98 total structures, only 20 are in standard condition
1This area has been combined with 2 blocks located east of the
Transit Station in the Park West Area.
14
LM
Ln
and 69 are in substandard condition.2 The average household
size is estimated at 3.58. The majority of incomes in this
area are below the $8,000 median for the City of Miami.
The land use is predominantly residential, although 17
commercial structures are contained in the area. Commercial
vacancies currently exceed 50% of existing space.
A survey of housing conditions in subarea 3 (Overtown Housing
Rehabilitation Area Phase II) reveals that over 900 of the
677 units are in substandard condition. The population re-
flects socio-economic characteristics similar to those found
in subarea 2.
1 1980, U.S. Census
2 1981, City of Miami Planning Department
is
B. Redevelopment Objectives
Based upon the analysis of existing conditions, established
community priorities, the regional housing market and the
dynamics of Downtown Miami, redevelopment objectives have
been developed as a policy framework for preparing the
redevelopment plan. The objectives relate closely with the
development concept which has been evaluated and tested for
feasibility. Thus, the following specific objectives reflect
only what has been determined to be feasible and practical
and consistent with overall redevelopment objectives of the
City of Miami.
Overtown (Overtown Redevelopment Plan)
• Better employment opportunities and upward
job mobility for residents.
• Provide opportunities for Blacks to manage and
own businesses.
• Maintain existing business and attract new
business,
• Stress rehabilitation of existing housing.
• Replace dilapidated housing.
• Provide opportunity for residents to continue to live
in Overtown.
• Promote home ownership and new housing for moderate
income families and encourage an income mix in all
housing.
Improve the delivery of human services.
• Emphasize crime prevention and maintain security
in the area.
16
LM
0
• Restore a sense of community and unify the
area culturally.
• Promote the orderly use of land.
• Preserve historic buildings and sites.
• Provide better transportation links to
employment and service centers.
Park West (Miami Park West; A Redevelopment Program for
Downtown Miami, Technical Appendix)
• Remove slum and blight conditions.
• Reinforce the property tax base.
• Encourage day and night activities in Downtown Miami.
• Reduce travel distance for Downtown workers.
• Resolve existing and future transportation conflicts.
• Maximize environmental assets.
• Minimize adverse impacts on existing viable commercial
and industrial uses serving the Port and Downtown.
• Reinforce public investment in Bayfront and Bicentennial
Park and transit facilities.
• Expand housing choices for Downtown workers.
• Encourage a comprehensive large scale redevelopment of
Park West.
• Provide linkages with adjacent planned uses.
LL
17
Lei
Overall Redevelopment Area (Southeast Overtown/Park West
Ad Hoc Committee)
• Better integration of the physical redevelopment of both areas.
• Establish a mechanism for community participation in moni-
toring the redevelopment process.
• Assure concurrent redevelopment of both the Overtown and
Park West segments of the redevelopment project.
• Extend redevelopment activities in the Overtown segment
outside of the 4 block UMTA area.
• Better economically integrate housing opportunities within
the Park West area.
• Establish strong policies and programs for Black partici-
pation in the redevelopment process (jobs, contracts,
equity, etc.).
• Increase funding for redevelopment activities in Overtown
from that outlined in the original Plan.
C.
Redevelopment Proposal
The implementation of the redevelopment programs proposed for
the Park West and Overtown subareas will result in the con-
struction in total of approximately 4,000 new residential
units, 600,000 sq. ft. of new office space, 500,000 sq. ft.
of retail space, 400 - 500 hotel rooms and the rehabilitation
of 830 units of housing. it will result in the removal of
over 640 occupied units of generally substandard housing,
marginal hotels and rooming houses and will necessitate the
relocation of over 120 businesses. It is anticipated that
over $590,000,000 in private reinvestment (1980 dollars) will
be generated. Major public investment will be through the
establishment of a Tax Increment Finance District. Additional
public support will be directed to Overtown through the Commu-
nity Development Block Grant Program and other Federal and local
resources.
Overtown
In 1979, as part of the Overtown redevelopment planning process,
a philosophy for the development of the Overtown area was pre-
pared by an Ad Hoc Planning Committee composed of representa-
tives from the community, business and government which has
been incorporated into the Plan for the area and remains the
theoretical basis for the redevelopment of Overtown.
The Overtown/Culmer area of Miami has a rich history. It
played a significant part of the development of Miami, pri-
marily through the advent of the railroad. It is timely and
fitting that redevelopment of Overtown be implemented at this
time and such redevelopment retain as much as possible a sense
of Afro-American tradition and culture along with mixed resi-
dential and commercial development.
We must plan for the orderly development of the entire area
and all segments of it must be viewed as one to recreate a
sense of community, progress and pride.
Ln
0
19
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fill I PARK
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MAP NO.
--♦-� PEOPLE MOVER AND STATION REDEVELOPMENT ACTIVITY MAP
RAPID TRANSIT 1- DVERTOWN REHABILITATION DEMONSTRATION AREA
RAPID TRANSIT ALIGNMENT to -PHASE 1, 16-PHASE II
TRANSIT STATION
2- OVERTOWN TRANSIT STATION REDEVELOPMENT AREA
3- PARK WEST PROJECT AREA
Kill COMMUNITY REDEVELOPMENT AREA (((((
0 200
ono
20
- I
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1
Planning for the Overtown area must be coordinated and inte-
grated with planning for the surrounding areas including the
Government Center, the Civic Center, the Garment Center,
Downtown, Park West and the Omni -Midtown area.
People living in the area today should have the opportunity
to continue to reside there and share in all aspects of re-
development efforts. Programs should be aimed not only at
physical changes, but should also seek improvements in the
job opportunities, income levels and business development
needs of residents. New moderate and middle income residents
should be attracted to the area.
Black businesses and community development institutions should
be full participants in the redevelopment process. While
substantial government investment will be needed to provide a
catalyst for improvements, a key strategy is to create a
climate for private reinvestment in the area.
The study area is comprised of numerous substandard structures,
a high rate of abandonment of residential and commercial
buildings, excessive vacant land, below average socio-economic
profile of the residents and high crime rate. These condi-
tions impede any effort, short of a concerted development
scheme, to improve the area.
Without a concerted public program aimed at the redevelopment
of the area, it is anticipated that existing trends will
continue since conditions within the physical environment
have degenerated to a level that does not allow private
market forces to operate. Due to the severity of the problems
facing this community, it is necessary to institute a compre-
hensive approach maximizing the utilization of public and
private sector resources.
21
r--
9
r_
Two redevelopment projects have been delineated for the south-
east Overtown area within the Overtown community redevelopment
plan and incorporated within this document.
1. Overtown Transit Station Impact Area - Redevelopment Project
This program entails the acquisition and clearance of
the 4 blocks west of the Overtown Transit Station. The
area is bounded by N.W. 6th Street, N.W. 8th Street,
N.W. 1st Avenue and N.W. 3rd Avenue. The project entails
the acquisition of approximately 10 acres of land occupied
by 328 occupied housing and 14 businesses. Reuse of the
property is proposed for approximately 360 new housing
units, 200,000 sq. ft. of office space, 60,000 sq. ft. of
retail and a 150 room hotel. Estimated land acquisition
and relocation costs are approximately $8,200,000. An
important element of this project will be the establish-
ment of a mechanism that will allow existing property
owners to participate in the redevelopment program.
Funding of $6.9 million to initiate this project has been
provided by the U. S. Department of Transportation, Urban
Mass Transit Joint Development funds.
0
i
This project area will be expanded to include the two blocks
east of the station bounded by N.W. 7th and 9th Street8, North
Miami Avenue and N.W. lst Avenue. This will allow for better
overall project integration. An Urban Design Plan will be pre-
pared for the whole area. Recommended development will include
residential and commercial development (note page 26).
2. Overtown Rehabilitation Demonstration Area
This project has been delineated for the area of Overtown
bounded by N.W. 8th Street, I-395, I-95 and the FEC
right-of-way. The major aspect of this program is the
"recycling" of the area's existing housing resources.
There are currently approximately 1,000 residential units
in need of rehabilitation assistance (vacant structures
and those slated for acquisition, as part of the major
Metrorail system, have been excluded).
22
Through an intensified low interest, moderate and substantial
rehabilitation program, it is anticipated that approximately
830 standard units can be developed.1 This reduction is the
result of enlarging subminimal size units and creation of more
one and two bedroom units. Due to the drastic cutback in direct
Federal assistance for rehabilitation, it is proposed that re-
sources including those generated from the tax increment in
conjunction with Community Development Block Grant funds be
utilized. Rehabilitation of substandard multi -family structures
within the area has already been initiated through the Community
Development Block Grant Program. Significant opportunities lie
within this area for new infill residential development.
Approximately 24 acres of land are totally vacant, occupied
by vacant structures, or substandard wood frame structures
which are infeasible to rehabilitate economically. This area
could support approximately 260 new residential units developed
at a medium density (12 to 18 units per acre). Recommended
development will be for quadruplexes, townhouses and duplexes
and homeownership will be fostered by the establishment of a
second mortgage housing program. Higher density residential
redevelopment is proposed for the 2 blocks north of the Over -
town Transit Station which could support over 200 housing
units. A portion of this property has been recently acquired
by the City. Public land acquisition will be undertaken only
when the owner does not wish to upgrade his property or re
develop it consistent with the Plan.
Maximum opportunities for redevelopment will be encouraged south
of N.1-:. llth Street in order to better integrate this area with
the Park West development and complement redevelopment activity
within the UNITA project area. High rise development is proposed
east of N.W. 2nd Avenue in the vicinity of N.W. 9th Street in
order to provide a focal point for redevelopment. N.W. lst
Avenue will be developed as a major entryway into the Overtown
community. Due to the extensive nature of this project, the
area has been divided into 2 phases, Phase I encompasses the
area south of the Metrorail alignment and Phase II will include
the area north to 1-395.
Note: Appendix for rehabilitation pro -forma on
typical structure
23
r
The proposed rehabilitation of commercial structures and the
limited new infill commercial development proposed, will aug-
ment the residential revitalization of the community. Minimal
displacement of area residents is anticipated by this revital-
ization strategy since a 1596 vacancy rate exists (July 1981)
within the area and the anticipated reduction in actual number
of apartment units through rehabilitation efforts will be off-
set by the construction of new housing units on an infill basis
and the development of the 2 blocks north of the Overtown Transit
Station which can support an additional 200 units. Overall, the
area could have a net gain of residential units, excluding
property acquired for transit right-of-way.
Dark W[:Ac+-
Few of the existing uses in Park West today are functionally
tied to surrounding areas and most will benefit from a location
designed for warehouse or industrial use rather than a congested
Downtown area. The 86 acres of Park West have not benefited
from the growth of the Central Business District to the south
or the Omni area to the north.l Between 1975 and 1979, only 4
building permits for new construction were issued. The assessed
value for all land and improvements in the 86 acre area was only
$17,403,000 in 1979.
Plaza Venetia, just north of Park West, completed in 1980 with
only 300 residential units, has a value of $23 million on less
than 2 acres. Park West land is underdeveloped when compared
to neighboring areas to the north and south.
Market analysis has shown a strong demand for residential sale
and rental units. If adequate land were made available, over
6,000 residential units could be sold or rented in Park West.
In addition, by the mid-1980's, demand for a new hotel is very
probable.
Area located north of the Port Railroad
24
0
Tax increment financing is an appropriate method of financing
the redevelopment of Park West. The tax increment at comple-
tion of redevelopment will be $7,400,000 per year. This could
support a bond issue of $56,000,000 over 20 years assuming an
average interest rate of 120. Depending on the specific public
action, including land assembly, public improvements and
assistance for middle income rental housing, the level of net
public investment (total public cost - land sale proceeds) may
approximate $34,664,000. Approximately $48,000,000 of tax incre-
ment allocation bonds will be issued over a 6 year period to finance
the public investment program.
Without redevelopment, the Park west area will remain as a blighted
part of central Miami. Most blocks have multiple ownerships. There
is no incentive to assemble land in the skid row environment which
exists west of N.E. 2nd Avenue.
The blocks fronting on Biscayne Boulevard could develop without
public assistance, however, they would benefit from elimination
of the slum and blight on adjacent blocks.
The recommended redevelopment plan for the Park West Project area
during the 8 year redevelopment program includes public acquisition,
relocation and demolition in a 10 block action area west of N.E. 2nd
Avenue. Public costs associated with this action excluding land
sale proceeds are $25,975,000. The Plan recommends an additional
$9,150,000 for middle income rental housing subsidies on 610 units,
$7,025,000 for the construction of parking, $1.0,000,000 for public
improvements, and $3,432,000 budgeted for administration.
25
t
)
Private investment anticipated from this public action
includes 3,030 residential units in the 86 acres designated
as the Park West Project Area. In addition, 400,000 sq.ft.
of office space, 300,000 sq.ft. of retail use and 580 resi-
dential units are proposed east of the Overtown Transit
Station in Park west. Six hundred ten of the rental housing
units will be geared for middle income households. The value
of the private investment in the Park West portion of the tax
district will be $410,600,000 at completion (in 1980 dollars).
This is 14 times the present value of the 10 block action area,
plus the 4 bayfront blocks also included in the tax district.
Completion of the redevelopment of Park West will take over 8
years (1983-1990). Public management is necessary in design
controls, public improvements and project management.
w
26
V)
I
i�/ RE���/ELOPMENT PLAN
IV. REDEVELOPMENT PLAN
A. Land Use Plan
The land uses proposed under this plan are generally
in conformance with the Miami Comprehensive Neighbor-
hood Plan 1976 - 1986.
(ltfcr�n�.tn
Land use activities proposed for the Overtown portion
of the Redevelopment Plan area is generally consistent
with the Overtown Redevelopment Plan, 1979. The pro-
posed land use from N.W. 6th Street to N.W. 8th Street
is for high density residential and commercial develop-
ment. This development is predicated upon its proximity
to the Overtown Transit Station. Between N.W. 8th Street
and N.W. 14th Street, the existing medium -density resi-
dential development pattern has been retained. Mixed
use commercial/residential development is proposed
along portions of N.W. 2nd Avenue and N.W. 3rd Avenue.
Overall, there will be a reduction in land designated
for commercial use. Residential densities will be
increased within the area adjacent to the station and
along the proposed N.W. 1st Avenue Boulevard.
Park West Proiect Area
Land uses proposed for the area are for high -density
residential with supporting retail and service
activities. Office development related to transit
area corridors on both the eastern and western boundaries
of Park West is proposed. Incentives will be provided
for mixed use development throughout the area. Mandatory
retail development will be required along the proposed
9th Street Central Mall. The proposed land use repre-
sents almost a total modification of the existing land
use pattern.
27
'4 i
LAND USE MAP
G MIXED RESIDENTIAL/COMMERCIAL
I. HIGH DEN5ITY RES /COMMUNITY COMM
2. HIGH DENSITY RES /LIMITED COMM
3. MODERATE -HIGH DENSITY RES /LIMITED
COMM
4. MODERATE -HIGH DENSITY RESIDENTIAL/
MANDATORY RETAIL
5, MEDIUM DENSITY RES./LDCAL COMM.
VZ= RESIDENTIAL
6. MEDIUM DENSITY
28
Z= COMMERCIAL
7. HIGH INTENSITY CENTRAL
S. GENERAL COMMLHCIAL
9. LOCAL
Q!$AID INDUSTRIAL
10. LIGHT
GuuiD P76LIC SEMI PUBLIC
II. PARKING
12. PARKS, OPEN SPACE
13. INSTITUTIONAL
MAP NO. 4
I
• Other Areas
Land use activities proposed for the remainder of the study
area are for commercial use which will compliment proposed
redevelopment activities. General commercial development is
proposed north of llth Street and south of I-395 within the
study area and between N.W. 5th Street and N.W. 7th Street
adjacent to the municipal railway.
Land Use Categories (Note Map 4 for location)
1• - Mixed High -Density Residential/Community Commercial
Future development in areas so designated shall be limited
to structures appropriate for high density residential,
hotel and commercial development. Mixed use development
will be encouraged. A Floor Area Ratio (FAR) of 4 is
recommended.
2. - Mixed High. -Density Residential/Limited Commercial Development
Future development in areas so designated shall be limited
to structures appropriate for high density residential and
limited commercial development. Commercial uses shall be
permitted only in conjunction with residential development'
and commercial uses shall not exceed a permitted FAR of .5.
A FAR of ' 3 is recommended.
3. - Mixed Moderate Iiigh-Density Residential/Limited Commercial
Development
Future development in areas so designated shall be limited to
structures appropriate for moderate high -density residential
and limited commercial development. Commercial uses shall be
permitted only in conjunction with residential development
and commercial uses shall not exceed a permitted FAR of .5.
A PAR of 2 is recommended.
29
0
ll�
4. - Mixed Moderate -High -Density Residential/Mandatory
Retail Development
Future development in areas so designated shall be limited
to structures appropriate for moderate high -density resi-
dentia•1 development only if development occurs in conjunc-
tion with first floor retail activity. Retail development
will be permitted without residential development. Resi-
dential development permitted over retail shall not exceed
5 floors.
5. - Mixed Use. Medium -Density Residential/Local Commercial
Future development in areas so designated shall be limited
to structures appropriate for medium -density residential
and local commercial activities as defined by the C-2 District
of the Miami Comprehensive Zoning Ordinance. Maximum resi-
dential densities will be restricted to 56 units per acre.
6. - Medium -Density Residential Development
Future development in areas so designated shall be limited to
structures appropriate for residential development as defined
by the R-4 District of the Miami Comprehensive Zoning Ordin-
ance. Maximum residential densities will be 56 units per
acre.
7. - High -Density Central Commercial Development
Future development in areas so designated shall be limited to
structures appropriate for high -density commercial development
appropriate for the central business district. Uses permitted
will be consistent with those defined by the C-3 District of
the Miami Comprehensive Zoning Ordinance.
8• - General Commercial
Future development in areas so designated shall be limited to
commercial development as defined by the C-4 District of the
Comprehensive Zoning Ordinance which are compatible with
residential development.
30
=n �
1
9. - Local Commercial
G�
Future development in areas so designated shall be limited to
commercial development as defined by the C-2 District of the
Miami Comprehensive Zoning Ordinance. Residential develop-
ment will be permitted only in conjunction with commercial
development.
10. - Light Industrial
Future development in areas so designated shall be limited to
industrial activities as defined by the I-1 District of the
Miami Comprehensive Zoning Ordinance,which are compatible
with residential development.
11. - Public Parking
Future development in areas so designated shall be limited to
public parking facilities. If such use is not developed,
reuse will revert to adjacent designated land use,
12. - Parks and Open Space
Future development in areas so designated shall be limited to
park and open space development as defined by the P-R District
of the Miami Comprehensive Zoning Ordinance.
13. - Public and Semi -Public (Institutional)
Future development in areas so designated shall be limited to
public and semi-public uses including churches, community
facilities and governmental offices.
14. - Transit
Future development in areas so designated shall be limited to
uses related to the Dade County Rapid Transit System.
31
B. Zoning Plan
The Zoning Plan provides a major mechanism for the implementation
of the Land the Plan (Note Map 5). Zoning categories incorpora-
ted within this plan are included within the Miami Comprehensive
Zoning Ordinance.
Overtown - Zoning changes proposed for the Overtown Area are
generally consistent with the Overtown Redevelopment Plan. Re-
sidential zoning has been expanded in an effort to provide addi-
tional opportunities for residential development and encourage
the concentration of commercial development at locations where
they will be most viable. Mixed use development will be en-
couraged adjacent to the Overtown Transit Station.
Park West - The unique nature of the Park West Project will nec-
essitate the creation of a Special Purpose. Zoning District which
will incorporate zoning recommendation put forth in the Miami
Park West, A Redevelopment Program for Downtown Miami Proposed
elements of the Park RestInc ul de: incentivesror residential
development, mandatory retail along the proposed 9th Street Mall,
parking garages,.setbacks, heights, and entrances, -building
height controls in the central corridor, provisions for pedes-.
trian bridges over streets, setback from streets to permit view
corridors, and other controls as may be deemed appropriate. Ad-
ditional study will be undertaken for areas north of llth Street
and south of 7th Street. Commercial development will be permit-
ted in these areas which is compatible within the overall rede-
velopment objectives of Park West.
Zoning categories incorporated within the plan include:
P-R Park and Recreation
G-U Governmental Use
R-4 Medium Density Multi -family
C-2 Community Commercial
C-3 Central Commercial
C-4 General Commercial
32
MAP NO. 5
._----- Z O N 1 N G PLAN
PEOPLE MOVER AND STATION
RAPID TRANSIT
RAPID TRANSIT ALIGNMENT
� TRANSIT STATION
0 200
33 -
SPD- Park West Special, Purpose District -
GU - Governmental Use
MXD-1 Mixed Use District
The following zoning changes are proposed to implement the Land
Use Plan and facilitate the orderly redevelopment of the study
area. (Note Map 6 for location).
1. C-2 to R-4
2. C-2 to P-R.
3. C-5 to MXD-1
4. R-4, C-2, C-5, C-4 to MXD-1
5. R-4 to C-2
6. C-4, C-2, C-5, I-1 to Park West SPD
7. R-4, C-2 to MXD-1
8. C-5, to MXD-1
34
N
MAP Na 6
PROPOSED ZONING CHANGES
.�.�-. PEOPLE MOVER AND STATION t TO R-4 5 R-4 TO C-2
r. RAPID TRANSIT r1 6 C4,C-4,C-5,1.1 TO SPO
C:I= RAPID TRANSIT ALIGNMENT 2 C-2 TO P-R T M%D^I
� 7 TRANSIT STATION 3 G-5 TO MXD-i C•2,R-4, 0
4 C-5 TO MXD-I 0 200
G-2,C-4,C-5,R-2 TO MXD-1 8
35
0
VJ
C. Traffic and Transportation Plan
The following transportation circulation and parking recommenda-
tions are aimed at improving conditions throughout the study area
and will augment the proposed land use plan. The construction of
the Dade County Rapid Transit System and the Downtown People Mover
will have a substantial impact on both the Overtown and the pro-
posed Park West community by creating new opportunities for econo-
mic development.
Overtown
During the last 6th year the City of Miami and Dade County have
undertaken a major street rebuilding program within the Overtown
Community. All local streets needing rebuilding have been up-
graded along with NW 2nd Avenue. Proposed improvements aim at
improving both pedestrian and vehicular access to the Overtown
Transit Station and provides for needed public and private off-
street parking facilities. Recommended improvements include:
(Note Map 7 for location).
1. Rebuild and beautify NW 3rd Avenue from NW 8th
- 14th Streets
2. Improve streets adjacent to the Overtown Transit
Station (NW 7th Street and NW 1st Court)
a. Enhance pedesirian access to the station
b. NW 1st Court adjacent to the western boun-
dary of the station should be widened for
left turns into the station.
C. Provide a new traffic signal at Nil lst Court
and 8th Street
3. Develop a pedestrian ^laza in conjunction with
private redevelopment in the vicinity of NW 2nd
Avenue and 7th Street.
4. Improve pedestrian access to the station by
creating a pedestrian mall between the Overtown
Transit Station and NW 9th Street and 2nd Avenue
36
MIN
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00,
00,
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V<n�■�■1 � 1 � ■■!� N■iA.■ ■i�i�■
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TRAFFIC AND TRANSP0RT,ATIVN PLAN
MAP NO.7
• s M
PROPOSED N.W. Ist AVE BLVO
PUBLIC
PARKING GARAGE
TRANSIT STATION
�•�`I
MINOR STREET IMPROVEMENTS
® PUBLIC
PARKING LOT
RAPID TRANSIT
PEDESTRIAN MALL AND WALKWAY
** PRIVATE
PARKING EXPANSION
THROUGH
PUBLIC
LAND DISPOSITION
I111111
VACATING STREET, RAILROAD ROW
^..♦._ PEOPLE
MOVER AND STATION
IIIII I
0
SIGNALIZATION IMPROVEMENTS
(J RAPID TRANSIT ALIGNMENT
0 200
Ln
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37
5. Expand Public Parking Facilities
a. Develop a metered lot on the northwest corner
of N.W. 9th Street and 2nd Avenue that is cur-
rently vacant
b. If future demand arises, develop public park-
ing under the transit guideway
6. Expand Residential Parking Facilities
a. Through the land disposition process
additional land will be made available
to adjacent property owners for the
development of private parking facil-
ities
7. Close N.W. 1st Court between N.W. 8th and 9th
Streets
8. Upgrade the overall pedestrian environment
through landscaping, widening of sidewalks,
etc. Special attention should be given to
N.W. 7th Street which will be the major pedes-
trian access to the Transit Station within
Overtown.
9. Develop a parking structure along N.W. 3rd Avenue
between 7th and 8th Streets in conjunction with
redevelopment of the block
10. Develop N.W. lst Avenue into a boulevard with
public parking under the Metrorail alignment.
The boulevard should also include extensive
landscaping
Park West Project Area
The movement system for Park West is based on the assumption
that all north -south streets must remain open at peak hours
for CBD trips. Major auto entrances to the new Park West
residential development will be from the east -west streets.
Any access/curb cuts to new development from north -south
streets should be discouraged and if necessary, should be
carefully reviewed for traffic impact before they are allowed.
38
V)
Port traffic will have to be rerouted and be restricted south
of the redevelopment area on the paired, one-way streets, fifth
and sixth. This traffic can then be routed north on a widened
N.W. 1st Avenue Boulevard to an interchange with I-395. These
improvements should be made as soon as possible to coordinate
with the redevelopment program. Costs of traffic improvements
are considered as regional improvements and are not part of the
redevelopment program.
Pedestrian traffic on north -south streets will. follow existing
and widened sidewalks. On N.E. 2nd Avenue, a special sheltered
pedestrian area should be developed under the proposed DCM system.
Therefore, most ground level retail would be oriented to N.E.
2nd Street and other north -south streets except along the 9th
Street Mall. Upper level walks and pedestrian bridges linking
them will be permitted to encourage access to the central
community spine. Pedestrian ties to DCM stations will be
required at upper levels.
Major pedestrian activity will be oriented toward the 9th Street
Corridor which will be the major amenity for the project and focal
point of the redevelopment area. Parking within the area will be
provided by a series of public and private garages. It is estimated
that 3,340 parking spaces will be required.
Recommended improvements include: (Note Map 7)
1. Vacating of the Municipal Railroad from N.W. 1st
Avenue to Biscayne Boulevard and redeveloping it
in conjunction with adjacent tract of land.
2. The establishment of a community corridor (Central
Mall) from Biscayne Boulevard to the Overtown
Transit Station. The existing ROW along N.E. 9th
Street should be vacated from Biscayne Boulevard to
North Miami Avenue. Between North Miami Avenue and
the Overtown Transit Station, the Central Mall will
be developed in conjunction with private redevelopment.
39
TAB:
Ll�
3.
Develop a boulevard along N.W. 1st Avenue from the
Government Center to I-395 and upgrade I-395 inter-
change for improved traffic flow from the proposed
N.W. 1st Avenue Boulevard
4.
Street improvements, including paving, curb repair,
new curbs, general street repairs and landscaping
should be undertaken on all streets between N.W.
7th and llth Streets, between Biscayne Boulevard and
N.W. 1st Avenue. In general, these repairs are minor
in nature
5.
Reroute Port truck traffic along 5th and 6th Streets
6.
Develop public parking facilities. It is proposed
that three publicly assisted parking structures be
developed: on the block bounded by N.W. 9th Street,
N.W. loth Street, North Miami Avenue and N.W. lst
Avenue; on the block bounded by N.W. 7th Street,
N.W. 8th Street, N.W. 1st Avenue and North Miami
Avenue; and on the block bounded by N.W. 9th Street,
N.W. 8th Street, N.W. 1st Avenue and North Miami
Avenue. These parking facilities will be utilized
for tenants of rental apartment units to be developed
within the project area. Other public parking facilities
may be required especially spaces to serve.the 9th Street
retail corridor.
7. Construct a pedestrian overpass to the Overtown Station
at N.W. 7th Street.
40
D. Community Facilities and Services Plan
The provision of adequate community facilities and services is
essential in order to complement redevelopment activities pro-
posed for both the Overtown and Park West sub area. Proposals
set forth will enhance the Land Use Plan (Note Map 8).
Overtown
The Overtown Redevelopment Plan approvedin 1979 contains an
ext�ens�ive array of_ Diu_EIIc actions to upgrade the availability
and delivery of t:ommunity facilities and services to area resi-
dents. Since the SE portion of the larger Overtown Community
will remain an integral hart of the total community, recommenda-
tions relating to non-physical improvements as set forth in the
Overtown Redevelopment Plan will remain in force. Programmed
improvements identified in this plan aim at upgrading the physi-
cal environment. Major improvements to sanitary sewer system
have already been made as well as the provisions of high in-
tensity street lighting. Recommendated actions include:
1. Provide Increased Open Space
a. Develop a community tPlaza on the SE corner
of NW 2nd Avenue and 9th Street and a walk-
way linking the plaza with the Overtown Trans-
it Station Plaza.
b. Refurbish the NW 2nd Avenue Mini Park
C. Substantially landscape and maintain area
under and adjacent to the Metrorail Guideway
d. Develop pedestrian plaza on block bounded by
NW 6th, 7th Streets, NW lst and NW 2nd
Avenues in conjunction with private redevel-
opment of the parcel for commercial use.
2. Strenghten Black Cultural Identity
a. Establish a historic District between NW
8th and llth Streets, provide rehabilitation
41
LHH",.,JL
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PEDESTRIAN OVERPASS
II 1! I:AI,41 !!!I 1! ! 1111 "—
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M7TTTT-_
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--- COMMUNITY FACILITIES AND SERVICES
42
.--N. o— PEOPLE MOVER AND STATION
EXTENSIVE LANDSCAPING
®HISTORIC DISTRICT MAP NO. 6
�� RAPID TRANSIT
IIIIIIIII
OF GUIDEWAY AND PARK
C RAPID TRANSIT ALIGNMENT
C�
PARK
STRUCTURES OF HISTORIC SIGNIFICANCE
� TRANSIT' STATION
�
PEDESTRIAN CORRIDOR
■ RELOCATION OF O.A. DORSEY
I: ,
PLAZA DEVELOPMENT
HOMESITE
�.✓'
0 200
-II —I r'In F
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lh rT! d 1 ff?1 11 I! m'! ! i I
PEDESTRIAN OVERPAS
11 1! lzj" I I I! I 1!! 1!! 1 C
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COMMUNITY FACILITIES SERVICES
.AND
.-�— PEOPLE MOVER AND STATION
EXTENSIVE LANDSCAPING
® HISTORIC DISTRICT MAP NO. 8
RAPID TRANSIT
�IIIIIIII
OF GUIDEWAY AND PARK
® STRUCTURES OF HISTORIC SIGNIFIGANCE
RAPID TRANSIT ALIGNMENT
PARK
TRANSIT STATION
-m
PEDESTRIAN CORRIDOR
■ RELOCATION OF C.A. DORSEY
,�IE1f
PLAZA DEVELOPMENT
HOMESITE
111II 1 (D
0 200
42
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90
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'HICLINITENNIAL
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COMMUNITY FACILITIES AND SERVICES
— .-4D-- PEOPLE MOVER AND STATION
t + t
EXTENSIVE LANDSCAPING
® HISTORIC DISTRICT MAP NO. 8
wm. RAPID TRANSIT
(IIII�II�
OF GUIDEWAY AND PARK
RAPID TRANSIT ALIGNMENT
PARK
® STRUCTURES OF HISTORIC SIGNIFICANCE
TRANSIT STATION
E
PEDESTRIAN CORRIDOR
■ RELOCATION OF D.A. DORSEY
—
PLAZA DEVELOPMENT
HOMESITE
IIIii
0 1000
42
H
a�
assistance for commercial, residential and insti-
tutional structures of historic significance when
economically feasible to rehabilitate in the area.
b. Sign structures and sites of historic significance
C. Relocate the DA Dorsey Homesite to the proposed
walkway north of Transit Station and refurbish
for use by the Black Archives as museum.
Park West Project Area
The investment in a water -oriented community corridor pedestrian
walkway along the right-of-way of 9th Street, and extending 80
feet on both sides is a critical element of the redevelopment
program. The utility capacity exists and is now in place for
a major development in the Study Area.
Overall public utilities within the study area are adequate for
the proposed redevelopment program although any changes in
street configuration will require modification of the connec-
tions to the sanitary and storm drainage systems. Few modi-
fications to major storm and sanitary collectors appear to be
necessary.
In general the area will be adequately served by existing com-
munity facilities located in close proximity. Recommendations
include:
1. Develop a pedestrian corridor along the right-
of-way of 9th Street and link it to the Overtown
Transit Station and Biscayne Boulevard.
There are four major elements in the program for
this corridor -
a. Overtown/Park West Plaza - this area will
serve as the entrance to Park West from
the Overtown Transit Station. A formal
plaza will be developed in conjunction
43
w
with private redevelopment of the area. Acti-
vities will be regional in nature and relate
to the Government Center to the southwest.
b. Community Square will focus on community ser-
vices shared by Park West and the region, such
as child care for small families, health care
offices, meeting rooms, and 24-hour retail
services. This may also include a security
office for the central mall. A water theme
will link the square with the central mall.
c. Central Mall will be a combination of the scale
and character of a Latin American street with
the quiet elegance of protected courtyards simi-
lar to those off Worth Avenue in Palm Beach. The
mall will extend for two blocks with a water
theme as the major focus. Fountains, foot bridges
and well -designed pedestrian areas will be care-
fully lit at night to enhance views from above.
Service and parking will be from the rear in
public garages which also serve high density
residential above.
d. Bayview Plaza will be linked to an extension of
the new Downtown Component of Metrorail across
2nd Avenue. A water theme will be the focus
of this plaza. The plaza will visually and func-
tionally link the Central Corridor to Bicenten-
nial Park.
44
r
E. Housing Plan
The thrust of the Southeast Overtown/Park West Community
Redevelopment Plan is for the provision of an improved
residential environment that will afford housing oppor-
tunities to all segments of the population. Eventually,
the area will have between 4,000 - 6,000 housing units.
Three distinct residential development strategies have
been developed for the planning area. (Note Map 3)
Overtown Rehabilitation Demonstration Area Proiect
The section of Overtown bounded on the north by I-395;
the east by the FEC Railroad right-of-way; the south by
N.W. 8th Street; and the west by I-95, is proposed for
the implementation of a comprehensive revitalization
program. The proposed program will seek to ameliorate
the physical, economic and social problems which the area
is experiencing through an intensified program of resi-
dential and commercial rehabilitation, new housing develop-
ment geated for homeownership and economic assistance.
This project was identified within the Overtown Redevelop-
ment Plan and steps have been taken to initiate this program
with the utilization of Community Development Block Grant
Funds.
The major aspect of this program is the "recycling" of the
area's existing housing resources. It is estimated that
there are currently 1,000 occupied residential units in
need of rehabilitation assistance (vacant structures and
those slated for acquisition as part of the Metrorail
system have been excluded). Through an intensified low
interest moderate and substantial rehabilitation program,
it is anticipated that approximately 830 standard units
can be developed. This reduction is the result of enlarge-
45
6n
E. Housing Plan
The thrust of the Southeast Overtown/Park West Community
Redevelopment Plan is for the provision of an improved
residential environment that will afford housing oppor-
tunities to all. segments of the population. Eventually,
the area will have between 4,000 - 6,000 housing units.
Three distinct residential development strategies have
been developed for the planning area. (Note Map 3)
Overtown Rehabilitation Demonstration Area Proiect
The section of Overtown bounded on the north by I-395;
the east by the FEC Railroad right-of-way; the south by
N.W. 8th Street; and the west by I-95, is proposed for
the implementation of a comprehensive revitalization
program. The proposed program will seek to ameliorate
the physical, economic and social problems which the area
is experiencing through an intensified program of resi-
dential and commercial rehabilitation, new housing develop-
ment geated for homeownership and economic assistance.
This project was identified within the Overtown Redevelop-
ment Plan and steps have been taken to initiate this program
with the utilization of Community Development Block Grant
Funds.
The major aspect of this program is the "recycling" of the
area's existing housing resources. It is estimated that
there are currently 1,000 occupied residential units in
need of rehabilitation assistance (vacant structures and
those slated for acquisition as part of the Metrorail
system have been excluded). Through an intensified low
interest moderate and substantial rehabilitation program,
it is anticipated that approximately 830 standard units
can be developed. This reduction is the result of enlarge-
45
s
ment of subminimal size units and the creation of more one
and two bedroom units. Due to the drastic cutback in direct
Federal assistance for rehabilitation, it is proposed that
local resources including those generated from the Tax
Increment Financing District, in conjunction with the
Community Development Block Grant funds be utilized. It
is anticipated that 630 units will be moderately rehabed
at a cost of approximately $10,000 per unit and that 200
units will be slatted for more substantial rehabilitation
as part of a program to foster cooperative housing. Estim-
ated rehabilitation and financing costs for these structures
is $25,000 per units.
Significant opportunities lie within this area for new infill
residential development; approximately 24 acres of land are
totally vacant, occupied by vacant structures or substandard
wood frame structures which are economically infeasible to
rehabilitate.) This area could support approximately 276 resi-
dential units developed at a medium density. Recommended
development will be for quadruplexes, townhouses and duplexes
and homeownership will be fostered by the establishment of a
second mortgage housing program. Higher intensity residential
redevelopment is proposed for the 2 blocks north of the Over -
town Transit Station which could support over 200 housing snits.
Part of this tract has been recently acquired by the City.
The redevelopment program proposes the development, in total,
of 470 new housing units. The largest concentration of this
new housing is designed to occur south of N.W. llth Street.
Public land acquisition will be undertaken only when the
owner does not wish to upgrade his property or redevelop it
consistent with the Plan.
A nuiid)er of sub -standard C13S structures are also included
in this category.
46
Due to the scarcity of adequate off street parking, property
will be made available for additional private and public off
street parking including the development of a public lot on
N.W. 9th Street and 2nd Avenue and under the Metrorail Guide-
way. The proposed rehabilitation of commercial structures
and the limited new infill commercial development proposed
will augment the residential revitalization of the community.
Estimated cost of this project is approximately $32,000,000
of which over $11,330,000 will be utilized for housing re-
habilitation and the remainder for a second mortgage home-
ownership program, land acquisition for infill construction,
commercial rehabilitation assistance and public improvements.
Minimal displacement of area residents is anticipated by
this revitalization strategy since there already exists a
15% vacancy rate (July 1981)1 within the area and the anti-
cipated reduction in actual number of apartment units through
rehabilitation efforts will be offset by the construction of
approximately 260 new units on an infill basis and the develop-
ment of the 2 blocks north of the Overtown Transit Station
which can support an additional 200+ housing units. Overall,
the area could have a small net gain in residential units,
excluding property acquired for transit ROW.
It is the intent of the Southeast Overtown/Park west Community
Redevelopment "Ian to maximize redevelopment opportunities within
the nvertown Community. '%hi.le the housing prof;ram recommends a
moderate degree of rehabilitation assistance for 633 housing
units, it is the ultimate objective of this plan to foster
the replacement of these units. moderate rehabilitation
assistance will be a temporary measure to provide needed hous-
ing for the lower- income segment of the Overtown Community.
Once other funding sources become available to assist in the
development of low income housing, replacement of these rehabi-
litated units will be encouraged and greater emphasis on
redevelopment will be pursued.
47
Due to the scarcity of adequate off street parking, property
will be made available for additional private and public off
street parking including the development of a public lot on
N.W. 9th Street and 2nd Avenue and under the rletrorail Guide-
way. The proposed rehabilitation of commercial structures
and the limited new infill commercial development proposed
will augment the residential revitalization of the community.
Estimated cost of this project is approximately $32,000,000
of which over $11,330,000 will be utilized for housing re-
habilitation and the remainder for a second mortgage home-
ownership program, land acquisition for infill construction,
commercial rehabilitation assistance and public improvements.
Piinimal displacement of area residents is anticipated by
this revitalization strategy since there already exists a
15% vacancy rate (July 1981)1 within the area and the anti-
cipated reduction in actual number of apartment units through
rehabilitation efforts will be offset by the construction of
approximately 260 new units on an infill basis and the develop-
ment of the 2 blocks north of the Overtown Transit Station
which can support an additional 200+ housing units. Overall,
the area could have a small net gain in residential units,
excluding property acquired for transit ROW.
1 City of Miami Survey
�3
OVERTOWN REIIABILITATION AREA
PROJECT SUPIMARY
ESTIMATED COST
1 - Residential Rehabilitation
1042 substandard units into 833 standard units
*200 units 0 $25,000 = $ 5,000,000
633 @ 10,000 = 6,330,000
Sub total $11,330,000
2. - Land Acquisition, Relocation
Acquire 67 structures with 244 units
60 vacant parcels
Relocation
Acquisition
3. - Commercial Rehabilitation
17 structures @ $20,000
4. - Redevelopment
470 units @ $30,000
5. - Infrastructure improvements
*Cooperative housing - includes refinancing costs.
$ 1,220,000
3,440,000
Sub total $ 4,660,000
$ 340,000
$14,100,000
2,000,000
Total -
$32,430,000
48
0000n000 r yllii _�
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ST
T1779j L ..,+
,, "
T1014fill
1-1 1 i I!f!U-I
7; r n-rrr71 ',�-r1 rT _ I I
71
OVERTOWN REHABILITATION DEMONSTRATION
AREA/REDEVELOPMENT PROGRAM MAP MAP NO 9
ZF" RESIDENTIAL REHABILITATION kWAWM INSTITUTIONAL
INFILL HOUSING DEVELOPMENT r--_ INFILL COMMERCIAL DEVELOPMENT
COMMERCIAL REHABILITATION
PARKING DEVELOPMENT
rv-T OPEN SPACE IIIII I
0 200
49
This project is predicated upon the establishment of a tax
increment financing district for the Southeast Overtown/Park
West Community Redevelopment Area. Due to the magnitude of
this project it will be phased with initial development
centered south of N.W. llth Street.
Note map for proposed redevelopment treatment of the project
area and chart for project summary.
Overtown Transit Station Area Redevelopment (MITA Urea)
This project entails the major acquisition and clearance of the
four blocks west of the Overtown Transit Station. The area is
bounded by N.W. 6th Street, N.W. 8th Street, N.W. 1st Court and
N.W. 3rd Avenue.
The intent of this project is the development of new residential
and commercial facilities that will act as an economic stimulus
for the overall redevelopment of the Overtown community. The
ability of the Overtown area to capture economic benefit from
the Overtown Transit Station and the Downtown Government Center
will be greatly affected by the type of development that will be
undertaken in this area.
The area is currently characterized by blighted residential
structures, marginal retail facilities and an excessive amount
of vacant and unproductive land.
The project entails the acquisition of 10 acres of land,
occupied by 328 housing units and 14 businesses. Reuse of
the property is proposed for 300 - 400 new housing units,
200,000 square feet of office space, 60,000 square feet of
retail and a 150 - 200 room hotel.
50
------------
-------------
a � .{ w •
- Z� ti •
. �' }' • ;7;1►4 ewe,
I It
• at •
I.il , •
•
s *� me � � �� ,o !� Me. Mir
rpm � bra `� 9� ti. •�..�t»;��� "' i
`.
4 1 � � r -� � �w *` • O
� V
� � w NO
•• 4 s-,'rt�,
P
LL'' .Cs • ► � i• '- a
.tom' e � f• p +If • 0 �
• p UI! -
:h t
O
I
CONCEPTUAL
SOUTHAREA
•
---- -- --- -- __� • • . A .O, MAP N O. 1 0
LM
0
Estimated land acquisition and relocation costs are approxi-
mately $7,000,000. An important element of this project will
be the establishment of mechanisms that will allow local pro-
perty owners to participate in the redevelopment program.
Implementation of this project is dependent on the utilization
of Urban Mass Transit Joint Development Funds for land ac-
quisition and infrastructure improvements. Assistance for new
housing proposed for the area could be provided by the Urban
Development Action Grant etc. Commercial development can be
assisted through EDA and an Urban Development Action Grant.
Alternative funding could be through the proposed Tax Increment
Funding District. Actions have been undertaken to initiate
this project including: Dade County has submitted an applica-
tion for 6.9 million dollars in funding from the Urban Mass
Transit Administration and the City of Miami in conjunction
with the Babcock Company has submitted an Urban Development Ac-
tion Grand Application for assistance in the construction of
a 262 unit condominium project for the area. An illustrative
development plan for the site follows. A Draft Environmental
Impact statement has been submitted to UMTA.
Park West Project Area
Park West is to be predominantly an in -town residential commu-
nity condominium housing units and rental apartments for small
households - with supporting retail and service activities
for its residents, and with office employment centers related
to transit access corridors along its eastern and western
boundaries.
The market analysis undertaken by the American City Corporation
for the Park West redevelopment program indicated that there
are strong demands for housing in downtown Miami, up to 6,000
units and that the proposed program of3,600 housing units
within the boundaries of the area designated for financial
analysis would be readily supported by the market, and could
be absorbed in the area within a period of 8 - 10 years.
52
�t
r.
z
4
1 1 S T
� . ,�;,•�.�.'�.�nn.�nnh�lh�r1,� t�•h�nhnih�n:,,►)h-i .in,�, �h,7A�nnZn ��.a� a � !��_ �;'��_.3 r' '�
rrn:�.
' r 1ge
, �.
4H
ok
Co
row.-
Ll
Y
1['i ; . .� •7r�. . •. .�h:hhifh .5,�n•hhhnn h^;• lnn. ,�,�.�•�,1'�•) '9
w`)t] � �'•ta � '1�')')�lr)A")'»7"17•)')')l A•l�, nrl')'1 A'l�'lA�nn n•,) l�l� )'l',)'��l )'l�l'})' i')')•)�)')•) )�) '
! 2
��; �► �E �� � 7 ST
PARK WEST CONCEPTUAL REDEVELOPMENT PLAN MAP NO., ,
53
i;
i.
F.A.R.
with
Maximum
Residential
x .85
Average
Permitted
Block
Acres
Square Feet
Base
8unus
Smia►e Feet
Square Feet
Efficiency
Unit Size
units
Commercial
A
3.18
16.1.6b7 A
1.0
2.0
329„ s 14
329,314
279,917
100
200
13
3.44
141J.846
1.0
2.0
299,692
211,9,692
25,1,/38
14u0
180
C
3.44
149,846
1.0
2.o
299,692
299,692
254,738
1-100
180
D
1.72
74.923
1.0
4.0
299,692
224,169
191,054
1250
150
(149,923)
E
4.13
119,903
1.0
30
''j3'J,709
W9,7u9
433,252
1000
430
30,000
F
1.72
"14,923
1.0
30
224,769
214,7W
182,554
1000
180
10,000
4.25
185,130
1.0
1.0
1813.130
-
-
-
1L'S,l;iO
t;
1.72
14.923
1.0
3.0
?:'-1,1tA
214,169
1E32,554
1000
180
10000
(, I'
1.2b
11;5,130
1.0
1.0
181),1 30
-
-
-
-
1 us.130
11
1.72
74.923
1.0
4.0
299.692
224,769
_ 191,u54
12W
1 W
(1.10,923)
1
1.12
74,923
1.0
3.0
.224,769
214,769
18.1.554
1000
18o
10,000
J
1.12
'14,1123
1.0
3.0
22.1,/uJ
214,769
1H2,5`.),l
IuUO
IL'0
10.uu11
K
1.72
74,923
1.0
4.0
299,(3-J2
2211,7613
19 1.0: 4
12E,o
1 `.
1149 �J.?.31
L
3.44
1,10,846
1.0
3.0
449,538
419,5.38
.'iW,uoI
10t-0
3LA
30000
rv4
3.44
149,846
1.0
3.0
449 b38
419,535
306.t)u7
1000
JCJ
30,UOU
N
1.75
76.230
1.0
4.0
304 ,�QU
228.ti'Jo
194,3�'1
1250
15u
1152,4L01
Tutal
40.52
1.765,051
-
-
4,810,815
-
-
-
3t13u
1,202,4139
Transit
7.31
340,354
1.0
4.0
1,361,416
680,708
578,602
1000
580
68u,708
Aiej
'Includes
existing street area.
PARK WEST REDEVELOPMENT LAND USE CONTROLS DATA
54
w
j
1�
1
The development program calls for the development of 3,030 housing
units (2,420 condominium sales units and 610 rental apartments-
20% of total units) over a period of 8-10 years: from 1983
through 1989, this program is well within the absorption range of
3,760 condominium sales units and 2,500 rental apartment units es-
timated in the market analysis.
It is proposed that the Park West area be developed over a period
of 8-10 years, with initial land development to start in 1983,
and the total development program to be built out in the 8-10 year
period, from 1982 through 1990 (See Map and Table 11).
Development would start along the ba yfront with an initial offer-
ing of 150 waterfront condominium units in block (N) (See Map 11 and
accompanying table ). This property now is in private ownership
and would not be acquired. It is likely that the present owners
would undertake development as soon as possible.
in subsequent years, a range of residential housing types would
be offered each year, to meet a variety of market aemands. Devel-
opment generally would move from east to west. One block of -
waterfront condominium units would be offered each year for the
first four years of the development schedule. It is assumed that
the office space (100,000 s.f./block) and the convenience retail
space (25,000 s.f./block) in each of the waterfront blocks would
be developed along with the condominium in each block.
The rental apartments, located in blocks (E) and (L), adjacent to
the Metrorail transit station area, would be developed in amounts
of manageable size in the 2nd, 3rd and 5th years of the schedule:
215 units, 215 units, and 180 units.
The duplex condominium units would be developed in increments of
approximately equal size starting in the 2nd year of the devel-
opment schedule and continuing at a rate of 90 to 100 units a
year for six years to the end of the development period in blocks
1(C) , (B) , and
55
The condominium apartment units would fill out the development
offering presentation each year, moving westward along the cen-
tral activity spine along the line of nine street blocks (G),
(J), (F), and (I); and then filling in to complete the develop-
ment in blocks (M) and (L) .
Parking for rental units would be provided by the public develop-
ment entity or agency as a form of subsidy to such development.
Note transportation Plan for location.
At completion over 3,600 dwelling units can be expected in the
area between 7th and llth Streets between Biscayne Boulevard
and the new NW 1st Avenue Boulevard. Approximately 630 dwelling
units will be moderately -sized condominiums which average 1,250
sq. ft. The remaining 1840 dwelling units will range from ef-
ficiencies .of 600 sq. ft. to larger two and three bedroom units.
The average of these units would be 1000 sq. ft. Total population
is estimated at"8,150 persons.
56
in
V)
F. Economic Development Plan
The economic revitalization of the Overtown and Park West sub areas
is a major component of the overall redevelopment strategy for the
planning area. In general the area is underdeveloped economically.
Few of the existing uses in Park West are functionally tied to
secondary areas, and most would benefit from a location designed
for warehouses or industrial use rather than a congested downtown
area. Neither Park West nor the Overtown sub areas have benefitted
from the economic growth generated by the CBD and Government Center
to the south nor Omni -Midtown development to the north. Utilizing
the Overtown Transit Station and the proposed People Mover stations
as anchors an economic redevelopment strategy has been formulated
predicated upon major public assistance in land assembly and infra-
structure improvements. While the thrust of activities proposed
for. both Overtown and Park West are for residential development,
both local and community serving commercial activities are intregal
components of the redevelopment strategy.
Overtown
The following economic development projects have been designated
for implementation during the next 8 years:
1) Overtown Transit Station Redevelopment (see page 45 for
description).
2) Overtown Rehabilitation Demonstration area. This project
entails the rehabilitation of approximately 30 commercial
and mixed use structures along NW 2 and 3 Avenues between
NW 8-14 Streets. New infill commercial development is
recommended for the west side of NW 2 Avenue between NW 8-9
Streets and the east side of N.W. 3rd Tvenue between 13 & 14th
Streets. co m»erclal C-evelonment will be geared: to serve the
residential population- At the o resent time there is an
excessive :mount of strip commercial development within the
community far in excess of potential demand.
57
LM
Ln
111111�� I 1
i
BICENTENNIAL
PARK
IBM
tNil" um
t�
loam#NII `�NHH minim Ilium INI IN Mal Me
INlil y .N1NiN � �`_
Nam
PEOPLE MOVER AND STATION ECONOMIC DEVELOPMENT PLAN MAP NO. 12
RAPID TRANSITZy COMMERCIAL REVITALIZATION (REHABILITATION 9 INFILL DEVELOPMENT)
M:...� RAPID TRANSIT ALIGNMENT
TRANSIT STATION IRDLE rREDOMINANTLY COMMCRCIAL REDEVELOPMENT
COMMERCIAL REDLVELOPMENT-MANDATORY RETAIL
f^•^"'7 MIXED RESIDENTIAL/COMMERCIAL REDEVELOPMENT IIIII I
0 200
58
In
V)
i
There is currently a lack of sufficient off-street parking
within the area. To ameliorate this problem the development
of a public parking lot on the northwest corner of NW 9
Street and 2 Avenue is proposed.
Additional private parking development will occur through
the public disposition of land undertaken as part of the
overall redevelopment of the area. Special attention will
be given to the rehabilitation of structures of historic
significance including the Carver Hotel, Lyric Theatre and
the J&S Building.
Anticipated funding for facade improvements will be from
Dade County Commercial Revitalization program and funds
generated from the proposed Tax Increment District. Tech-
nical assistance for economic development will be provided
by Overtown Economic Corporation and New Washington Heights
Community Conference in conjunction Miami Capital Develop-
ment Inc.
Park West _Project Area
An integral element of the Park West Plan is the inclusion
of commercial development on both a local and regional level.
Mixed use development is encouraged throughout the Project
Area.
Blocks on Biscayne Boulevard could contain a total of about
150,000 square feet of commercial space per block. The 7.3
acres associated with transit at the Overtown Transit Sta-
tion could support over 680,000 sq. ft. of commercial space.
The present zoning for the core area of Park West (40.52
acres) permits over 2,000,000 sq.ft. of commercial today.
Although there has been a recent surge in office growth in
the CBD and on Brickell Avenue the most probable commercial
use in Park West could be retail use.
59
l
COM,
Without quantifying the amount of demand for retail specialty
shops, restaurants and clubs at least 150,000 sq.ft. of retail
space would be desirable as the "Town Center" for this new
community. The climate and Latin American character of the
community make the potential for such a central marketplace
excellent. Combined with public amenities, fountains and
gardens, this could become the special theme for Park West.
Mandatory retail development on ground level will be required
along the Central Corridor. (9th Street)
In addition there is the potential for a 400-500 room quality
hotel between 1985 to 1988 based on forecasts made by Ameri-
can City Corporation. The optimum location for this facility
will be along Biscayne Boulevard in close proximity to a
Downtown People Mover Station.
60
Without quantifying the amount of demand for retail specialty
shops, restaurants and clubs at least 150,000 sq.ft. of retail
space would be desirable as the "Town Center" for this new
community. The climate and Latin American character of the
community make the potential for such a central marketplace
excellent. Combined with public amenities, fountains and
gardens, this could become the special theme for Park [west.
Mandatory retail development on ground level will be required
along the Central Corridor. (9th Street)
In addition there is the potential for a 400-500 room quality
hotel between 1985 to 1988 based on forecasts made by Ameri-
can City Corporation. The optimum location for this facility
will be along Biscayne Boulevard in close proximity to a
Downtown People Mover Station.
�0
r •
G. Acquisition Plan
In order to implement proposed housing and economic develop-
ment activities the following, public land acquisition is
recommended.
The parcels indicated on Land Acquisition Map 13 shall be
acquired in order to eliminate unhealthful, unsanitary or
unsafe conditions, lessen density, eliminate obsolete or
other uses detrimental to the public welfare or otherwis^
to remove or prevent the spread or blight or deterioration,
remove incompatible land use relationship, or to provide
land for new housing, public facilities and economic develop-
ment. It phould, e n teal that, the reap shows maximum acquisition
�r.�. of all parcels u�esic;natec, T1av 1)e aec;uireu.
ver own
It t e existing property owners agrees to develop the land
in conformance with the plan the land may not be acquired.
Mechanisms will be established to assist and encourage
owners of parcels designated for acquisition to participate
within the redevelopment process (joint venture, local
development corporation.) Priority will be given to exist-
ing property owners within the land disposition process.
Proposals frox, Community Based Organizations, minority busi-
ness entities and joint ventures with minority participation,
will receive priority in that order, especially within the
Overtown subarea.
Due to the extensive nature of this project, funding limita-
tions and the need to provide adequate relocation housing
for those displaced, it is proposed that acquisition be
phased.
Park West Project Area
Acquisition is proposed to occur between 1982 - 1987. A! —
though several blocks within the Park hest Project area are
excluded as part of the major acquisition strategy, it is
important to recognize that selected or total acquisition
may be required within the excluded areas. This may be
necessitated because of the inability of the property owner
to redevelop in conformance with the redevelopment plan in
a timely manner. furthermore, individual small out parcels
may be held out by unmotivated owners who have no interest
in redevelopment.
.61
Lm
115
Q�
13
��— PE=STATION
TION A O O U I S I T I O N PLAN
.�� 'RE:'"",ra PROPOSED ACQUISITION AREA
C = RENT
� T1111110
0 200
62
LM
N�
X
Three major principles will be followed in assigning develop-
ment rights in Park West:
1. Property owners of partnerships which agree to
develop according to the plan will be exempt from
public acquisition.
2. Property owners presently in Park West will be given
the opportunity to exercise right of first refusal in
being selected as developers to.participate in the
development of properties presently owned by them, con-
sistent with the Park West Redevelopment Plan and
program.
3. Land disposition where there is no exercise of right of
first refusal will be on the basis of competitive bids,
and review or development proposals by the Redevelopment
Agency.
In general, development parcels will be full blocks A,R, C,.E,
F,G, I.J, L and M, with partial block development permitted on
the frontage of blocks F,G, I, and J. Smaller parcels will be
permitted only if present owners wish to develop according
to plan and require public acquisition to complete an entire
block (see Map 11) .
The implementation concept for Park West is to offer redevelop-
ment parcels to more than one private developer and to accept
proposals from competitive bidders. This does not rule out a
single developer bidding on all land, however, all prinviples
of ladn disposition including property owners intent to conform
on right of first refusal must be respected.
Developers interested in property in Park West will be re-
quired to submit proposals including plans and specifications,
financial statements, time scheules and land price bids.
63
RECOMMENDED LAND ACQUISITION
FOR ECONOMIC REDEVELOPMENT AND HOUSTNG ACTIVITIES
(see map #13 for
location)
Reuse Parcel No.
Legal
Description
1.
Miami
A Knowlton
B-41,
Block 17N
2.
Miami
A Knowlton
B-41,
Block 18N
3.
Miami
A Knowlton
B-41,
Block 19N
4.
Mi .uni
A Knowl ton
13-411
Block 24N`
5.
Miami
A Knowlton
B-41,
Block 23N
6.
Miami
A Knowlton
B-41,
Block 22N
7.
Miami
A Knowlton
B-41,
Block 38N
8.
Miami
A Knowlton
B 41,
Block 39N
9.
Miami
A Knowlton
B 41,
Block 38N
10.
Miami
A Knowlton
B 41,
Block 39N
11.
Miami
A Knowlton
B-41,
Block 37
Lots 1-12
12.
Miami
A Knowlton
B-41,
Block 55N
64
RECOMMENDED LAND ACQUISITION
FOR ECONOMIC REDEVELOPMENT AND HOUSING ACTIVITIES
(see map #13 for
location)
Reuse Parcel No.
Legal
Description
1.
Miami
A Knowlton
B-41,
Block 17N
2.
Miami
A Knowlton
B-41,
Block 18N
3.
Miami
A Knowlton
B-41,
Block 19N
4.
Mi aini
A Knowl ton
13-41,�
Block 24N
5.
Miami
A Knowlton
B-41,
Block 23N
6.
Miami
A Knowlton
B-41,
Block 2214
7.
Miami
A Knowlton
B-41,
Block 38N
8.
Miami
A Knowlton
B 41,
Block 39N
9.
Miami
A Knowlton
B 41,
Block 38N
10.
Miami
A Knowlton
B 41,
Block 39N
11.
Miami
A Knowlton
B-41,
Block 37
Lots 1-12
12.
Miami
A Knowlton
B-41,
Block 55N
64
Reuse Parcel No.
Legal Description
13.
Miami A Knowlton
B-41, Block 56N
14.
Miami A Knowlton
B-41, Block 45N
15.
P4iami A Knowlton
B-41, Block 46N
16.
Miami A Knowlton
B-41, Block 35 N Lot 9
17.
Miami A Knowlton
B-41, Block 35N Lot 7
18.
Miami A Knowlton
B-41, Block 35N Lots 1-4
less south 43 ft. of .Lot 1
19.
Miami A Knowlton
B-41, Block 36N
Lots 4, 5, 12, 13,*20
20.
Miami A Knowlton
B-41, Block 25N
Lots 4 - 17
21.
P. W. White Re - Sub B-34
Block 26N Lots 40, 41, 48
22.
P.W. White Re - Sub B-34
Block 26N Lots 1, 2, 7, 8,
9, 10, 16, 17, 24
23.
P.W. White Re - Sub B-34
Block 26 N Lots 26, 31
24.
P.W. White Re - Sub B-34
Block 26N Lots 3, 4, 5, 6, 11,
12, 13, 14, 19, 20, 21, 22
64 -A
Reuse Parcel No.
19.
20.
21.
22.
23.
24.
64-A
Legal Description
Miami A Knowlton
B-41, Block 56N
Miami A Knowlton
B-41 , Block 45N
P4iami A Knowlton
B-41, Block 46N
Miami A Knowlton
B-41, Block 35 N Lot 9
Miami A Knowlton
B-41, Block 35N Lot 7
Miami A Knowlton
B-41, Block 35N Lots 1-4
less south 43 ft. of Lot 1
Miami A Knowlton
B-41, Block 36N
Lots 4, 5, 12, 13,'20
Miami A Knowlton
B-41, Block 25N
Lots 4 - 17
P. W. White Re - Sub B-34
Block 26N Lots 40, 41, 48
P.11. White Re - Sub B-34
Block 26N Lots 1, 2, 7, 8,
9, 10, 16, 17, 24
P.W. White Re - Sub B-34
Block 26 N Lots 26, 31
P.W. White Re - Sub B-34
Block 26N Lots 3, 4, 5, 6, 11,
12, 13, 14, 19, 20, 21, 22
-;.
Reuse Parcel No.
25.
26.
Legal Description (xj
t-O cimi_ A Knowlton
1141, Block�27N~ Lots 1, 21 3, 4
less Expressway R,O.IJ,
Miami A Knowl t:on
B-41, Block 1.,4t�1 Lots 1, 2, 3, 4, 5, 7, 8
less Expressway R.O.W.
27. Miami A Knowlton
B-41, Block 15N Lots 2, 3, 4
28. Miami A knowlton
B-41, Block 15N Lot 16
No
Block 15N South 100 ft.
of Lots 19 and
20
30.
P.W. White Re-, -
SubI3-34
Block 16N Loots
28, 29,
36 r
37, 43, 44, 45,
46
31.
P.W. White Ite -
Sub I3-34
Block 16N Lots
24,� 25,
32, 33
32.
Miami A Knowlton
B-41
Block 5N hotts
1, 2, 3
33.
Alice Baldwin,
Jenny tI &
Chas.E. Oxar
V
Sub A-57 Amend
B-87
Block 19, Lots
3-12
34.
Alice Baldwin,
Jenny 119 s
Chas. E. Oxar
Block l0 Dots
1, 2, 31
41 9,
10, 11, 12
35.
Alice Baldwin,
Jenny M & Chas. E. Oxar
Block 20, Lot 7
65
Reuse Parcel No.
36.
37.
38.
39.
40.
41.
42.
43.
44.
45.
46.
47.
65 -A
In
Legal Description
Alice Baldwin, Jenny M & Chas E. Oxar
Block 21, Lots 4, 5, 6
Sost Sub B-27
Block 10, Lots 5, 6, 7, less
north 100 ft.
Sost Sub B-27
Block 11, Lots 9, 10
Sost Sub B-27
Block 9, Lots 2, 3, 4, 5,
6, 7, 9, 13
Sost Sub B-27
Block 9, Lots 1, 2, 4, 5, 6,
7, 9, 9, 10, 11, 12
Sost Sub B-27
Block 10, Lots 6, 7
Sost Sub B-27
Block 10, Lots 8, 9
Sost Sub B-27
Block 10, Lots 1, 2, 12
Sost Sub B-27
Block 6, Lots 10 and part 11
less Expressway R.O.W.
Sost Sub B-27
Block 7, Lot 9
Sost Sub B-27
Block Lots 1, 2 less Expressay
R..O.W. 1,2,3, 14
Parrys Re Sub PP13-163 Lots 23, 24, 25
Parrys Re Sub B-163
Lots 26, 27, 28, 29, 30, 31, 32, 33.
H. Reuse Plan
The following
parcels will be acquired
and redeveloped for uses
specified in
the following table. See
Map 12 for location.
Proposed Reuse
Parcel No.
Acreage
Proposed Reuse
1.
4.13
Residential/Commercial
2.
3.44
it
3.
3.31
it
4.
4.0
«
5.
3.0
6.
3.0
7•
3.0
8.
3.0
9.
3.0
10.
3.0
11.
1.5
12.
3.44
Commercial Residential
13.
2.06
11
14.
2.06
15.
3.48
16.
.17
Parking
17.
.17
Residential
18.
.60
Residential/Commercial
19.
.25
Open space
20.
2.24
Residential/Commercial
21.
.18
Parking
22•
.78
Residential
66
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I. Relocation Plan
A. Available Assistance
The Dade County Department of Housing and Urban Development (the
designated Housing Agency for the City of Miami) shall be respon-
sible for providing relocation assistance to displacees.
The Dade County Board of County Commissioners have provided assur-
ance that DCHUD shall comply with the Uniform Relocation Assistance
and Real Property Acquisition Policies Act of 1970-PL91-646 ct.
These assurances also approved that Relocation Payments shall be
provided for displacement by Community Development Program and any
other HUD assisted programs. These Relocation Payments shall be
provided to families and individuals in relocating to standard hous-
ing and to business concerns and non-profit organizations in relo-
cating to replacement accommodations. These payments shall be pro-
vided under the HUD Handbook 1371.1 Rev., Relocation Policies and
Procedures.
DCHUD relocation staff shall provide all families, individuals and
businesses who shall be displaced with a copy of the Informational
Statement and Relocation Payment brochure with full explanation of
each by a relocation advisor. They shall inform displacees on the
availability of relocation payments, the office where detailed in-
formation about payments can be obtained, and dates governing eli-
gibility for payments.
Relocation Advisors shall assist all displacees in preparing their
claims. family Relocation Supervisors shall work closely with Ad-
visor regarding eligibility requirements and computing payments.
Supervisors, in turn, work with the Relocation Officer in determin-
ing the amounts to be paid for Replacement Housing Payments for
homeowners or Replacement Dousing Payments for tenants and certain
others.
68
—Ar
An inventory of relocation resources shall be developed for the
City of Miami from newspaper classified Ads, multiple listing
services, real estate brokers, property owners, rental agents,FHA
FHA foreclosures, and a survey of the area.
The relocation staff shall familiarize themselves with the inven-
tory of available relocation resources for displacees. All units
shall be inspected to guarantee that they meet the relocation stan-
dards outlined in the Relocation Handbook 1371.1, Chapter 2, Para-
graph 3B, or the Dade County housing code: whichever is higher.
The relocation staff shall provide transportation to displacees
and other assistance in order to find suitable replacement housing.
All displaced families and individuals shall be referred to replace-
ment units within their ability to pay. Eligible displacees shall
receive priority in Public Housing and Section 8 units.
The City of Miami Department of Trade and Commerce and the Planning
Department will provide additional support assistance to Dade County
Department of Housing and Urban Development in providing Business
Relocation Assistance to those displaced within the Park/West Over -
town Project subarea. Special attention will be given to the
retention of these businesses within the City of Miami.
B. Relocation Demand
1. Overtown
Both the Overtown Transit Station Area Redevelopment Project
and Overtown Rehabilitation Area Demonstration Project were
included as part of the Relocation Plan approved as part of
the Overtown Redevelopment Plan in 1979.
a. Overtown Transit Station Area Redevelopment
Information concerning this project is extensively covered
in Overtown Station Area Redevelopment Draft Environmental
Impact Statement; submitted to the U.S. Department of
N Transportation Urban Mass Transportation Administration.
C11
69
In order to determine the relocation needs of the residents, the
Dade Couhty Department of Housing and Urban Development (DCHUD)
. conducted a door-to-door tenant survey. Of the 453 total dwel-
ling units in the area, DCHUD was unable to contact 71 units, des-
pite two or more attempts. The results of the survey provided
data concerning the socio-economic characteristics of the popula-
tion as well as their needs and preferences for relocation.l
Overtown Transit Station Redevelopment Area
Relocation Survey Data
TOTAL UNITS IN PROJECT 453
NUMBER OF UNITS VACANT 125
RESIDENT CHARACTERISTICS
Unable to contact residents of 257
71 units despite 2 or more attempts)
RESIDENT CHARACTERISTICS
- Families with elderly head of
household 26
- Elderly individuals 33
- Non -elderly families 110
- Non -elderly individuals 88
RACIAL/ETHNIC BACKGROUND
- Black households 236
- Haitian households 20
- White households 1
1 Source: Overtown Station Area Redevelopment
NDraftEnv3ronmental Impact Statement
C11
7D
INCOME/EMPLOYMENT DATA
' - o employed
i
50%
- o unemployed
25$
- o received social security, pension
or AFDC
25%
MISCELLANEOUS INFORMATION
- % wishing to remain in Overtown
70%
- o dependent on public transportation
70%
- Number of households above income
level to qualify for Section 8 or
public housing
20
TOTAL ESTIMATED RELOCATION REQUIREMENT
- Tenants to be relocated
323
- Homeowners to be relocated
5
- Residents to be relocated
503
(399 adults and 103 children)
71
Overtown Transit Station Redevelopment Area
Estimated Relocations Costs
Estimted Relocation Fam. & Ind. 328 Businesses
Homeowners
Tenants 323
Tenants Moving
and Dislocation Allowance 323@365= $ 117,895
Homeowner Moving Costs
and Dislocation Allowances 5@500= 2,500
Tenants Replacement Hous-
nq Payments 323@4,000= 1,292,000
Homeowner Replacement
Housing Payment 5@15,000- 75,000
Businesses Displacement
Payments 14@8,000= 112,000
TOTAL $1,599,395
14
5
It is anticipated that displacements will not occur until late
1982 or early 1983. By this time, 204 units will be available
within the Overtown area and 407 units will be available near
Overtown.
It has been determined that the predominant need is for one
bedroom units (112 units). However, there is an unusually high
demand for efficiencies (zero bedroom units). The demand for
72
large units was lower than anticipated. Three families will re-
quire a four bedroom unit while only two families will require
five bedroom units. All five of these households are eligible
for public housing or Section 8 (Housing Assistance Payment Pro-
gram) resources.
Income Range Total
000-2500
37
2501-5000
77
5001-7500
51
7501-10,000
48
10, 001-12, 500
20
12,501-15,000
14
15,001 or over
10
Total
257
A major consideration in the relocation plan is the large per-
centage (70%) of households with the preferences to remain in
the area. Assuming that all persons are eligible for public
housing, a large concentration of public housing would need
to be provided in the area in order to satisfy the demand. How-
ever, this solution is contrary to the community's desires
and the City of Miami land use policies.
There are fourteen businesses within the study area. The busi-
nesses employ a total of 30 persons including, in most cases,
the owners. This constitutes an average of two employees per
business. All businesses will be afforded the opportunity to
relocate within the study area. Relocation costs have been
estimated at $1,599,395.
73
B. Overtown Rehabilitation Demonstration Area
There still is minimal external relocation demand generated by this
project. The majority of the properties to be acquired are vacant.
These are approximately 230 housing units in substandard wood a.id
frame structures and substandard apartment structures proposed for
acquisition and 4 businesses. While it is anticipated that there
will be a net decrease of 20% in the number of apartment units as
a result of publicly supported rehabilitation of privately owned
structures, this will be offset by the existing overall 15% resi-
dential vacancy rate and the proposed construction of 260 units on
an infill basis and 200 units on the Transit North Blocks. Redevel-
opment efforts will be phased in order to give priority to the _.
development of additional housing within the project sub -area and
cause minimal displacement. There is sufficient vacant commercial
space within the project area to handle anticipated commercial
relocation. Replacement housing will in general be geared to a
higher income population thus there will be some displacement of
very low income families from the -area. Additional housing activi-
ties will be undertaken within Overtown to meet this anticipated
demand. Funding for this will be partially from the proposed
continuation of the Overtown Multi -Family Rehabilitation Program
funded through the CDI3G program.
2. Park West Project Area
The Dade County Department of Housing and Urban Development's Relo-
cation staff has conducted a survey of residents in the proposed
Park '.Vest area. The survey has provided the following information•
(1) There are 353 living units in the area, 226 of which
are permanently occupied. Of those 226, there are 26
families and 200 individuals.
(2) 80i of the prospective disalacees are employed at an
average income of $500 per month. Most of the remain-
ing 20o are on some form of public assistance, such as
the Cuban Refugee Program, Social Security Retirement
or SSI.
1. October, 1981
74
t
i
t
i.
small.percentage are unemployed. Most of those employed
depend on public transportation.
(3) Of the 226 permanently occupied units, there are
133 Blacks, 48 Whites, 41 Hispanics and 4 American Indians
to be relocated.
(4) There appear to be two homeowners in the area. One
runs a rooming house and lives on the premises.
The other is
currently hospitalized out of state and has one
tenant. Most
of the 26 families referred to are married couples
with no
children. The residents personally interviewed
by our field
staff expressed a desire to remain in the same
area. The
average rent it $30.00 per week. We will be in
need of 200
efficiencies, 20 one bedroom and six two bedroom
replacement
units. All residents in the survey area appear
to be eligible
financially for Public Housing or Section 8 if
they so choose.
Estimated residential relocation costs if $990;625.
Park West Project Area Residential
Residential Cost Estimate
BLOCK I 130 tenants @ 4275
$555,750
BLOCK III 20 tenants @ 4275
85,500
7 tenants @ 4320
30,240
1 homeowner @ 15,455
15,455
BLOCK VI 5 tenants @ 4275
21,375
1 homeowner @ 15,000
15,500
BLOCK VII 34 tenants @ 4275
145,350
5 tenants @ 4320
21,600
C11
C11
'
75
BLOCK X 1 tenant @ 4500
12 tenants @ 4365
5 tenants @ 4320
5 tenants @ 4275
TOTAL 226 units
4,500
52,380
21,600
21,375
$990,625 1
There are approximately 97 active businesses in the Park West
Project Area as of August 1981 according to a survey undertaken
by the City of Miami Planning Department. Business activity
ranges from the Miami Terminal for the Greyhound Bus Company to
martinal retail operations serving the local population. Nu-
merous businesses have multiple locations within the area and
were considered one business for purposes of this study.
Business Activity
Manufacturing
4
Services
19
Retail
27
Vacant Businesses
10
Wholesale
17
Hotel
4
Office
18
Transportation
8
107
1 Note: This Relocation Cost Estimate is the maximum
amount for this displacement. Families and in-
dividuals that we place into Public Housing or
Section 8 will reduce this cost by $4.000 for
each case.
76
S
$8g.
F
f
i
x
"i
i
5
f
Estimated employment ranges between 1500 and 1800 with the most
labor intensive activity being associated with garment manufac-
turing. A more detailed survey using the Business Site Occupant
Record form was conducted yielding the following information:
A. There are 97 active businesses in the area.
B. There are 96 white business owners, 1 oriental, no black
C. There are 56 Anglo owners, 39 Latin, 1 oriental
D. There are 85 male owners, 12 female
E. there are 25 owner occupied businesses and 72 tenants+ 117
N
I
CA
CA
While the redevelopment of Park West will result in major dislo-
cation of area businesses, many of the businesses currently located
within the area are not functionally related to business activity
within and surrounding the area and would benefit from a location
more consistent with current industrial locational parameters.
The present fragmented ownership pattern abundance of obsolete
commercial structions, lack of adequate on -site loading space, es-
calating land values and rents, incompatible land.uses and the
socio-economic factors related to the overal "Skid Row" charac-
ters of much of the area, inhibits major new commercial develop-
ment. Present commercial development is significantly less than
that which is permitted under existing zoning.
While the City of Miami has only a limited number of vacant
structures suitable for light manufacturing and warehousing ac-
tivity in locations that would be most attractive for business
relocation the City has an adequate inventory of underutilized
and vacant commercially zoned land to accommodate much of the re-
location demand that will be generated by this project.
77
The 97 businesses located within the T'ark West area that would
require relocation are located within the following zoning cate-
gories.
C-5 Liberal Commercial - approximately 34 acres
C-4 General Commercial - approximately 6 acres
C-2 Community Commercial - approximately 3.5 acres
Since the majority of firms operating in the C-5 zoning district
could be accommodated in the more restrictive C-4 zoning district
there is a greater supply of available relocation resources
within the City.
A preliminary analysis undertaken by the Planning Department has
indicated the following supply of potential relocation acreage
within the City.1
C-5 6.0 acres
C-4 16.5 acres
C-2 12.0 acres
This acreage is generally within proximity (1-2 miles) of the re-
development areas. Concentration of available relocation resources
are found within the Lemon City/Little River Industrial District,
Wynwood and the area west of Omni -Midtown. Additional relocation
resources will be generated through the Garment Center/Fashion
District Redevelopment Program currently underway. Outside of the
City there is additional support relocation resources.
Existing businesses were contacted concerning there locational
preference if they were relocated.2 Only 13% of those surveyed
expressed an interest in relocating outside of the City, generally
in the Airport West/Iiialeah industrial district, 57`,'V expressed a
N
1 City of Miami Development Atlas.
2 City of Miami Planning Department August, 1980
78
desire to remain within the City and 30% were unsure or refused to
answer.
The retention of businesses currently located within the area with-
in the City of Miami and or in close proximity to serve the local
labor force is a primary objective of the relocation strategy.
The City of Miami will develop a business retention program with
appropriate County and State assistance to insure maximum retention
of businesses and jobs within the community. This will supplement
business relocation activities undertaken by Dade County Department
of Housing and Urban Development. Elements of this action program
will include:
- Funding of business retention councelors to work with effected
business
- Contacting all business and helping to identify a specific
relocation site within the city.
- Provide financial assistance over and above standard relocation
payments to facilitate retention within the city. This will in-
clude financial packaging assistance for loans from Miami
Capital Inc., use of Industrial Revenue Bonds, utilization of
the Urban Development Action Grant rrogram, priority disposi-
tion of city owned land as in the Garment Center Redevelopment
Area, etc.
- Facilitating needed zoning changes when consistent with MCNP to
meet relocation demand.
Utilization of flexible capital funds to initiate needed public
improvements to accommodate business relocation needs, e.g.
street improvements.
79
C. Residential
Relocation Resources
Programmed Housing Resources in Overtown
Project Name
Type
When
Status
Units
Breakdown
& Number
Type
Available
Design
38
38-2
Bedrooms
Town Park Dade
Family Public
Early
Pending
8-12
Housing
1983
Under
30
20-3
Bedrooms
Dorsey Wheat-
Family Urban
Early
Construction
10-4
Bedrooms
ley Sales
Dev. Action
Gr.1982
Being
75
56-2
Bedrooms
Culmer (Over-
Family Pub-
Early
Designed
10-3
Bedrooms
town)Florida
lic Housing
1983
9-4
Bedrooms
S-75
Being
40
30 Efficiencies
Dorsey Wheat-
Elderly Pub-
Early
Designed
10-1
Bedrooms
ley
lic Housing
1983
Under
14
9-3
Bedrooms
Culmer Park
County Sec-
Late
Construction
5-4
Bedrooms
Sales
and Mortgage
1982
Near Overtown
Design
154
121
Efficiencies
Edcomm
Elderly Pub-
Early
Completed
33-1
Bedrooms
(Downtown)
lic Housing
1983
Under
100
99-2
Bedrooms
Civic Towers
Family Sec-
Late
Construction
tion 8
1982
Under
96
96-1
Bedrooms
Civic Towers
Elderly Sec-
Late
Construction'
tion 8
1982
Under
51
51-1
Bedrooms
Lummus Park
Elderly Sec-
Early
Construction
Manor
tion 8
1982
80
Cif
Location
Pending
Location
Pending
Units To Be Developed
20 City Wide
55-60 Overtown Rehab
Area
Family (Haitian)
Housing & Urban
Development
Discretionary
Grant
Individuals
Miami Housing
Bonds Tax In-
crement Finan-
cing
Additional Public Housing Resources Countywide 1
Units
Project Number and Name Family Elderly Completion Date
In Construction
Dade
8-6
Riverside
75
9/81
Dade
8-7
Grove Family
24
11/81
Dade
8-1
Wynwood
40
1/82
Fla
5-69
Moody Family
64
2/82
Dade
8-11
Little Havana I
75
3/82
Dade
8-8
Everglades I
66
4/82
194 150
1Dade County Department of Housing and Urban Development
81
Late
1982
Early
1983
FHA' PURCHASE
Fla. 5-68
Purchased
to date: 30
ESTIMATED COM-
PLETION DATE:
IR DEVELOPMENT
Family
Elderly
Fla.
5-76
Allapattah
74
FY82-83
Fla.
5=78/80
Florida City
26
50
9-82
Fla.
5-79/84
Naranja '
26
50
9-82
Fla.
5-81 •
Moody Elderly
50
FY82-83
Fla.
5-82
Goulds
40
9-82
Fla.
5-83
Perrine
20
FY82-83
Fla.
5-85
Homestead
11
9-82
Fla.
5-86
Turnkey Fam,
26
9-82
Fla.
5-87
Turnkev Fam.
30
9-82
Fla.
5-88
Turnkey Eld.
40
FY82-83
Fla.
5-90
Little Havana
60
FY82-83
Fla.
5-92
City Scatter
56
Not available
Fla.
5-93
City ScatteY
56
Not available
Fla.
5-94
Wynwood Elderly
72
FY82-83
Fla..5-95
Opa Locka Elderly
50
FY82-83
Fla.
5-96
Homestead Elderly
30
Not available
Fla.
5-97
City Scattered Sites
54
Not available
Fla
-5-98
City Scattered Sites
54
Not available
Dade
8-8
Everglades II
86
FY82-83
Everglades nay Care
65
9-82
Dade
8-3
Grove Elderly
9-82
5165
82
d'
2
:"f
1 �!
Dade County HUD has the current capability to relocate from
50 to 70 households per month during the remainder of 1981, for a
total of 400 to 560 households. This capacity will be sufficient
in the near term to handle the relocation requirements of the trans-
it system, the DPM and the Garment Center project.
Relocation activities for the rapid transit project are slated
to be completed in early 1982. This timeframe is most important
in terms of evaluating the adequacy of housing resources required
by•the redevelopment proposal. Dade County HUD anticipates that
relocation activities for the above projects will be accomplished
prior to relocating residents from the Southeast Overtown/Park
West Community Redevelopment Area.
in reviewing the programmA housing resources and comparing those
resources with the reloc:,2tion needs, it can be concluded with a
single exception (i.e. units of one bedroom or less for individ-
uals) the programmed housing resources in or near the redevelop-
ment area are sufficient to meet the needs of the redevelopment
proposal. To remedy this shortfall, the City of Miami will de-
velop additional units in the Overtown rehabilitation Demonstration
area. Renovating existing apartment buildings and subdividing
multi -bedroom apartments into one bedroom and efficiency units
will provide an additional housing resource of 55 to 60 addi-
tional units for non -elderly individuals. Hence, local rather- than
federal funds will be utilized to assure completion of construction
in a timely manner. The City will also provide twenty units on a
citywide basis for Haitian families currently residing in the study
area. Those units, which will be available in late 1982, are funded
by a citywide allocation discretionary fund which has already been
received by the City of Miami to mitigate the impact of Clean and
Haitian refugees upon existing housing stock.
83
J. Minority Participation Plan
In order to insure minority utilization on capital construction
projects, the City of Miami customarily follows the goals estab-
lished by the U.S. Department of Housing & Urban Development,
Executive Order 11246. Under Executive Order'11246: Notice of
Requirement for Affirmative Action to Ensure Equal Employment
Opportunity, a goal of 20-40% minority utilization for all trades
is required for all solicitations for offers and bids on construc-
tion contracts or subcontracts.
In addition to which, the City Commission and Administration have
recognized the need to establish internal policies to provide
opportunities for minority businesses to secure City contracts
through the implementation of a Minority Vendor Procurement
Program. This program will. be instituted on a city-wide basis
and will emphasize relations with Black and Latin vendors.
However, expanded efforts will be made to maximize Black participa-
tion in the proposed Southeast Overtown/Park West 1�edevelopment
Plan. Therefore, the following Minority Participation Program is
designed to address the provisions for Black Business Utilization/
Development, Equity Participation, Residential Employment and
meaningful community involvement in the redevelopment process.
Specifically, in accordance with the "Philosophy of the Development
of the Overtown Area" as stated in the Overtown Redevelopment Plan,
adopted in October, 1.979, the following —goals have been established
for the various project phases to be undertaken in Overtown!
84
- 50% equity investment goal in project- development
- 50% black construction goal in City sponsored acti-
vities
25% black contracting goal in the overall. project
50% black construction hiring goal
60% black retail space ownership goal
Furthermore, the following goals have been established to
insure Black participation in the development of the Park
West community:
- 25% Black construction goal in City sponsored activities
- 25% Black contracting goal in the overall project
- 25% Black construction hiring goal
- 25% Black retail space ownership goal.
Black Business Utilization
In view of the historical exclusion or underutilization of
Blacks in the City of Miami's capital construction projects,
affirmative measures will be implemented to increase the
level and profitability of Black businesses in terms of con-
tracting and subcontracting obligations in addition to con-
struction related procurements.
N
1
85
(,
For purposes of this document the following definitions are
applicable:
. Black - all persons having origins in any of the Black
African racial groups not of Hispanic origin.
. Black Business - a firm engaged in transactions for
profit purposes. The business firms may take the form
.of a corporation, joint venture, partnership, proprie-
torship, or any other legitimate business association.
. Proprietorship - the concern must be wholly owned and
controlled by a Black person.
. Partnership - at least 50% of the partnership interest
must be Black in order to raise a presumption of
ownership and control.
. Corporation - at least 51% of the stock will have to be
owned by a Black person.
Joint Venture - resembles a partnership in that its
members associate as co -owners of a business enterprise
for a definite and a fixed period of time for a single
transaction or series of transactions. A joint venture
can be utilized as a tool for insuring Black construc-
tion firms,..in particular a fair share of the City's
market in the construction industry.
The measures which will be implemented on an individual project
basis to attain maximum feasible opportunities for Black Busi-
nesses will include, but not be limited to, the following:
1. Each contractor, subcontractor, or business preparing to under-
take work with the City shall submit a Black Business Utilization
Plan in their bid proposals specifying:
a. An estimate of the total dollar amount of the project
cost.
b. The approximate number and dollar value of all con-
tracts or purchases proposed to all businesses within
each trade or professional category over the duration
of the project.
C. An estimate of the total Labor cost of the project.
d. A total estimate of materials and service costs (i.e.,
bricks and mortar, paint, security service, etc.)
86
r_,'
r,
e. A goal or target number and estimated dollar amount
of contracts or purchases to be awarded to eligible
Black businesses based on the availability of said
concerns within each category (identified in (b) and
(c) over the duration of the project.
f. A goal for minority participation of 25% or more with
50% of the 25% coming from the Overtown com iuni.ty.
g. A detailed written presentation of the method used to
establish the estimates and goals submitted pursuant to
paragrahps (a), through (f), above with copies of the
historical empirical data upon which the estimates and
goals are based. Information about the types and kinds and
amount of goods and services procured and the numbers and
types of contracts involved in the estimates of goals sub-
mitted pursuant to paragraphs (a) through (f) is also re-
quired. This information is needed to realistically .
evaluate acceptability of the dollar values and percentages
related thereto.. In establishing subcontracting goals,
identification and justification should be provided for
each class of contracts and the projected total value thereof
which has been determined by the contractor/developer to have
little or nor subcontracting possibilities. Similarly, in
establishing goals for black and other minority owned and
controlled business concerns, contracts which have no poten-
tial for award to such business concerns including the
projected value thereof, should be identified.
h. The anticipated process and steps which have been taken and/
or will be taken to achieve the qoals for each business and/
or category identified with particular emphasis placed on
the methods to be employed to secure the cooperation of Black
businesses. Each contractor, subcontractor, or business shall
demonstrate a good faith effort to achieve its goals or tar-
get number and estimated dollar amount or contracts to be
awarded to eligible Black businesses by (at a minimum) attempting
to recruit Black business concerns through local advertising
media, signs placed at the proposed site for the project, commu-
nity organizations and public or private institutions serving the
87
Black community such as Contractors Training and Development
Program, the Miami Dade Chamber of Commerce, the Overtown
Community -based organizations for economic development, the
Overtown Jobs Program and any other equivalent organizations.
This approach was successfully utilized in the contract
negotiations with the construction management firm for the
development of the Overtown Shopping center wherein a goal of
seventy-five (75%) Black Business utilization was established.
The goals are to be forwarded to the City of Miami Overtown
Park West Minority Participation Coordinator for review and
approval. A contractor or developer who does not comply in
whole or in part with this plan shall not be issued the right
to proceed.
2. Contracts which are typically let on a negotiated rather than a
bid basis will follow the same requirements as outlined in #1.
3. Where competitive bids are solicited, each bid will be evaluated
to determine its responsiveness to the City's Black Business
goals prior to the awarding of a contract.
4. Ongoing public service announcements will be placed in Black
newspapers and on radio stations to reinforce the invitation
to Black businesses to bid on City contracts.
5. A list of general contractors who have picked up bid documents
will be sent to minority contractors assistance centers.
6. A complete set of bid documents will be sent to minority con-
tractors assistance centers, Business Development Organizations
(BDO's), and other convenient locations.
7.
Include
advertisements for all construction bids in the Miami
Times.
8.
A brochure
will be prepared highlighting the opportunities for
minority
contracting.
9.
A senior
City of Miami official will be designated as a contract
point to
facilitate minority contracting.
N10.
Special
assistance will be provided in meeting bonding require-
_ (
ments by
Contractors' Training and Development, Inc. This grant
recently
received $400,000 for this purpose.
C!'t
88
Black Business Development
In cooperation with the Overtown Economic Development Corporation
and the Miami Capital Development Corporation, the City will iden-
tify black entrepreneurs throughout Dade County who may occupy or
lease commercial space and operate retail facilities in the re-
development area. This list is to be compiled in cooperation with
the Miami -Dade Chamber of Commerce (known as the Black Chamber)
and the Dade County Office of Black Affairs.
Through the effective use of the economic development delivery
systems currently in existence, in the presence of Miami Capital
Development, Inc. (MCD) and the Overtown Economic Development
Corporation (OEDC), black entrepreneurs will have the opportunity
to capitalize on the proposed commercial revitalization efforts.
Additionally, the City of Miami will assist in facilitating the
proposed Joint Venture Overtown Transit Area hotel project with
the New Washington heights Community Development Conference
and will lend support to the Overtown/Park Nest Development Authority
in its effort to provide economic stimuli to the community.
These organizations, established with Community Development Block
Grant funds specifically for economic development, will provide
business expansion and relocation loan packaging assistance for
businesses displaced by the project and/or wishing to establish
operations in the redevelopment area.
Equity Participation
All respondents to the land disposition bids for Overtown's pro-
jects will be required to file a black equity participation plan
indicating how they would meet the goal of 50o equity participa-
tion. Property owners whose land was purchased for redevelopment
will have the option of participating as general equity partners.
The consultant firm of Hammer, Siler, George Associates has been
engaged to conduct a study and prepare a Black Ecluity Participa-
tion Plan for the Overtown Urban Initiatives Project. The scope
of work for the consultant includes the following:
1. To define the concept of Black Equity Participation with as much
detail as possible so that its applicability to property owners,
businessmen and other categories of investors will be meaningful.
89
°",
k
2. To develop a process that will establish the best methods
in which the concept can be applied and which will indi-
cate all the possible alternative ways of utilizing the
concept.
3. To determine and detail the kinds of efforts and potential
benefits that can accrue when the efforts are made.
4. To provide the necessary programmatic and legal documentation
to support the concept.
5. To determine the pros and cons of Tax Increment Financing as
it relates to Blacks in Overtown as property owners, business-
men or other types of investors.
6. To determine the difference in effects/results on Blacks in
Overtown depending on whether they are located on the _project
site or in the surrounding area of the site.
7. To determine the steps that should be taken so that Blacks are
able to realize the maximum benefit from Tax Increment Financing.
8. To thoroughly explain conclusions/options/recommendations re-
gardinct the issue of Tax Increment Financing as it relates tc
Blacks in Overtown.
9. To thoroughly explain any observations or recommendations regard-
ing the issue of Black Equity Participation and document all
findings in the final document.
While the consultants will focus oncbveloning a plan which will iden-
tify options available for Black equity participation and provide a
detailed guide to advancing the participation of Blacks in future
development projects primarily in the Transit area, it is the City's
intent to utilize the principles of the Plan for insuring Black
equity participation throughout the Overtown redevelopment area.
In both the Overtown and Park West communities, prior to any offer
for acquisition or institution of a condemnation proceeding, the
jy property owner shall be afforded the opportunity, upon reasonable
C!t
90
7 WE
W
notice, to demonstrate readiness, willingness and ability to go
forward independently with the development of his or her property
in a manner which is in concert with the planned development of
the study area as approved by the County Commission.
Technical assistance will be provided to property owners so that they
can be aware of their rights and responsibilities in the various
development arrangements.
Residential Employment
Unemployment in Overtown is significantly higher than in the rest of
Dade County. In view of this, a high percentage of Overtown resi-
dents should be employed in any public and publicly assisted project
within the Overtown area in particular and proportionately in Park
West.
A mechanism will be established to assure referral of the unemployed
to the new positions in an effort to fully attain the goal of 50%
black employment in Overtown and 25% black employment in Park West
during the construction phase of the project. Permanent positions
especially in the commercial, will also be identified. At present,
there are two organizations within the community which provide
referral and job development services for the unemployed residents
and they will be integrated into the employment network. The com-
munity -based programs are:
a. The Overtown Jobs Program (OJP) which received $175,000 in
Community Development funds to provide a multi -faceted
employment and training program specifically for Overtown
residents. In addition to making direct referrals to public
and private sector employers, the OJP is also instrumental
in establishing training programs in specific skill areas
to enhance the employability of its participants. OJP received
a CETA grant for approximately $500,000 to train 96 Overtown
residents in the trade areas of carpentry, painting, and mason-
ry. Conceivably, these trainees will have the opportunity to
receive employment during the construction phase of this project.
N
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b. The Overtown Economic Development Corporation (OEDC)
was selected by the Metropolitan Dade County Commission
to serve as an accent to provide general labor force and
construction management services for the construction of the
Culmer/Overtown Neighborhood Facility (a $3 million project).
This contract with the County has afforded the OEDC the op-
portunity to establish itself as a viable entity for securing
employment, hence establishing a precedent which could be
effectively utilized for hiring in the construction phase of
the project.
In addition to the above, the City of Miami will work closely with
existing job development programs such as the Private Industry
Council and with the Overtown residents during construction of
projects. Recruiting, intake, and counseling will be offered as
preliminary services in referral to traininq programs. The Overtown
Redevelopment Plan, as adopted by the City, anticipates placing par-
ticipants in the county -wide system for allocation of training slots
in training institutions, such as Dorsey Skills Center, Miami Skill
Center, Miami Lakes Technical Center and Lindsey Hopkins. There will
be close coordination with Dade County Community Action Agency, for
social services which the agency may provide to program participants,
Manchild day care programs for free day care and the City of Miami
Medical Clinic for medical examinations and medical follow-ups.
The tools and lines of communication have been established for many
of these services and are currently in existence.
Community Participation
An Overtown Advisory Board, comprised of residents, property owners
business persons, and organization representatives, has been desig-
nated the community -based mechanism for monitoring the redevelopment
activities within the Overtown area. The Board will have a fifteen -
member composition. However, in order to enhance its capacity to
plan, monitor, and effectively participate in the redevelopment
process, the Board will solicit the assistance of individuals from
various disciplines to serve on a Technical 'advisory Committee (TAC)
TAC members will include representatives from the private sector,
the City of Miami, Metropolitan Dade County, the Dade County School
Board, and the federal government who will primarily be responsible
for providing insights to the Board on the following issues:
92
• Business Relocation, Retention, and Development
. Land Acquisition and Disposition
Residential Relocation
. Minority Business Enterprise Development and
Equity Participation
Residential Employment
Metrorail System and Transit Station Development
Housing
Law Enforcement and Citizens Crime Watch
Social Services
Parks and Recreation and Youth Development
Under the chairmanship of an OAB member, TAC members in the form of
a Task Force, will meet at least once a month to assist the Board
with the following tasks:
a. Reviewing, evaluating, and making recommendations for
approval, disapproval or modifications of policies,
plans, programs, grant applications and projects affecting
the area.
b. Monitoring and influencing the development phases of the
various projects including land acquisition, land manage-
ment, preparation of land disposition responses and urban
design.
C. Monitoring and reporting on all phases of minority partici-
pation, including construction contracting, construction
hiring, permanent hiring, business ownership and business•
management.
Subsequently, the OAB will make recommendations directly to the City
Commission. The Overtown Advisory Board will enter into an agreement
with the City of Miami in order to provide for the effective adminis-
tration and implementation of the Overtown projects. (See appendix).
The agreement will be executed upon ratification of this plan.
93
Similarly, in the Park West community, a structure has been estab-
lished in the form of the Park West Civic Association (PWCA) to
serve as the monitoring mechanism for the area's redevelopment
activities. The PWCA is comprised of property owners and business
people from the area who have entered into an agreement with the City
of Miami. The PWCA's agreement is also included in the appendix.
GD
N
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94
K. Financial and Staging Plan
Tax Increment Allocation Financin
1. Introduction
Tax increment allocation 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 (hereinafter referred
to as the "district") .
The Florida Community Redevelopment Act of 1969, as amended in
1979, is designed to encourage local governments to undertake
needed improvements in designated "blighted areas" and to pay
for these improvements with the property tax revenues generated
from the enhanced assessed value of taxable real property.
Under Florida legal procedure, Dade County must certify the
total, initial assessed value of all taxable real property in
the district prior to any bricks and mortar redevelopment
efforts. Once certified, the real property taxes attributable
to the initial assessed value are allocated to the appropriate
taxing district in an amount equal to that produced by applying
the current tax rate to the initial assessed valuation. The tax
increment of the district or that portion of real property taxes
(less school district tax) attributable to the increase in
current assessed valuation over and above the initial assessed
valuation, is paid into a redevelopment trust fund for the
district.
N
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95
2. Southeast Overtown: Financed Through External Development
Table I summarizes in budget form the anticipated value of public
development investment within Southeast Overtown with respect to
each of the prescribed program elements. Total public investment
including an additional $2,000►000 for supplemental transit related
landscaping, street improvements and the construction of a plaza
linking the residential neighborhood to the transit station area,
is estimated to approach $32.43 million.
Funds to pay for these public development costs incurred within
this portion of the district will come primarily by way of pro-
ceeds from the sale of tax increment allocation bonds. These bonds
will be secured by the first and exclusive pledge of the increment
tax revenue generated from the following projects to be located
within the district.
- Proposed development of the Freedom Tower block
- The anticipated development of the Transit Impact Area
- The anticipated redevelopment of the Overtown Transit
Redevelopment Area
In addition, surplus tax increment revenues generated by proposed
development within Park West may be released at various points in
time for redevelopment financing within Overtown in an effort to
cover potential shortfalls during the redevelopment program period.
96
MAP NQ 14
PEOPLE MOVER AND STATION TAX INCREMENT DOLLARS TRANSFER MAP
RAPID TRANSIT III COMMUNITY REDEVELOPMENT AREA
RAPID TRANSIT ALIGNMENT
W� TRANSIT, STATION
TRANSFERED TO OVERTOWN REHABILITATION
DEMONSTRATION AREA FROM
I FREEDOM TOWER BLOCKS
2 TRANSIT IMPACT AREA
3 OVERTOWN TRANSIT REDEVELOPMENT AREA
97
IIIII I
0 200
C11
TABLE I
OVE.RTOWtd PUBLIC INVESTMENT PROGRAM BUDGET
(1980 Dollars)
Commercial Rehabilitation1 $ 340,000
Housing Rehabilitation 11,330,000
Relocation/Land Acquisition 4,660,000
Infrastructure Improvements4 2,000,000
Redevelopment 2nd Mortgage Programs 14,100,000
Total $32,430,000
Footnotes:
117 structures @ $20,000/ea.
2200 units @ $25,000/e a. and 633 units @ $10,000/ea.
3244 occupied units and 60 vacant units
4Includes pedestrian walkway and transit related landscaping
5470 units @ $30,000/ea.
98
The following analysis determines the peak debt of tax increment
allocation bonds generated by the anticipated development program
and schedule for the Freedom Tower block and the Transit Impact Area
as depicted in Table II.
A 12% average interest rate and a 1.0 x tax increment revenue cover-
age of- debt service is assumed for the transit impact area (qross
revenue will exceed a 1.25 revenue coverage of debt service due to
revenue from land sale proceeds) and a 1.25 x tax increment revenue
coverage of debt service is assumed for the Freedom Tower block.
M IA " Ir T? T T
ANTICIPATED DEVELOPMENT SCHEDULE
FREEDOM TOWER BLOCK & TRANSIT IMPACT AREA
1984-1987
1985
Freedom Tower
Mixed Use (000) 600 S.F.
Transit Impact Area
Office (000) --
Rental Apts. (DU) --
_ Q�
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99
1986 1987 1988 Total
600
250 S.F. 250 150 650
150 D.U. 150 280 580
ook
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Additional financing for Southeast Overtown will come from the
assessed value increment within the Overtown Transit Redevelopment
Area, just south of the subject area. The anticipated development
program and schedule for the Overtown Transit Redevelopment Area
is presented in Table V.
TABLE
V
ANTICIPATED DEVELOPMENT
SCHEDULE
OVERTOWN
TRANSIT
REDEVELOPMENT AREA
1985
- 1988
1985
1986
1987
Given: A.
Hotel ( R14S )
--
150
--
B.
Housing (DU)
70
220
70
C.
Office (000)
--
100
125
D.
Retail (000)
--
30
20
1988 Total
-- 150
140 500
-- 225
10. 60
N
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101
TABLE VI
ANTICIPATED ASSESSED VALUATION
OVERTOWN TRANSIT REDEVELOPMENT AREA
(Millions of 1.980
Dollars)
1985
1986
1987
1988
Total
Given: A. Hotel --
5
--
--
5
B. Housinq $3.1
9.9
3.2
6.3
22.5
C. Office --
8
10
--
18
D. Retail --
1.8
1.2
.6
3.6
Totals $3.1
24.7
14.4
6.9
49.1
Cumulative
Totals --
27.8
42.2
49.1.
--
Table VI shows that the total value
of
the project
area in 1988
may approach $50,000,000. Given a
1981
assessed
value of
$2,855,000
for the Overtown transit redevelopment
area, the
assessed
valuation
increment will equal $47,1.45,000.
102
AGGREGATED TAX INCREMENT ANALYSIS
OVERT0117N TRANSIT REDEVELOPMENT AREA
(1980 Dollars)
TOTAL ASSESSED ASSESSED VALUATION TAX
YEAR VALUE IN AREA INCRE"LENT TAX RATE INCREMENT
1981 $ 2,855,000 --- -- ---
1.985
to
1988 $50,000,000 $46,240,000 19.4 $897,000
TAX INCREMENT
AVAILABLE FOR
DEBT SERVICE
$718,000
N
GD
As shown in Table VII, approximately $897,000 in tax increment revenue
will flow to the City upon completion of the Overtown transit area develop-
ment schedule. Assuming a 1.25 tax increment revenue coverage of debt
service, $718,000 of tax increment will be available for debt service by
1988. A debt service of this amount will support a total tax increment
allocation bond issue of $5,400,000, between 1983-1985,-given a 12%
average interest rate and a 20 year principal amortization schedule.
The City plans to utilize urban mass transportation initiatives funds to
finance necessary public investment within the Overtown transit develop-
ment area (see Overtown Transit Redevelopment Area Environmental Impact
Statement, 1981). The proceeds (valued at roughly $3,500,000) from the
sale of bonds secured by the tax increment revenue generated from new
development within the Overtown transit area will, therefore, become a
valuable resource.
103
V)
The cash flow analysis presented on the next page determines the
maximum level of public expenditure within Overtown on a yearly basis.
This expenditure level is subject to the previously discussed bonding
capacities, the timing of the tax increment issues, the public invest-
ment program and schedule for the Transit Impact Area, bond related
expenses and reserves and the transfer of tali increment revenue from
Park West (see Park West Cash Flow Analysis). According to the findings
of the cash flow analysis, Overtown may accomplish the redevelopment goals
set forth in this plan in accordance with the following expenditure
schedule.
TABLE VIII
OVERTOWN: SCHEDULE Or PUBLIC EXPENDITURES
(Millions of 1980 Dollars)
Total 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992
$32.43 4.005 2.225 1.915 4.370 4.215 4.525 2.165 4.525 2.398 2.127
Given the schedule of Public Expenditures for Overtown, the cash flow model
also proposes a schedule for the public investment program identified pre-
viously in Table I.
104
In
TABLE IX
Cash Flow Analysis
Overtown
(D00's of 1980 Dollars)
1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993
Public Development Costs
Transit Impact Area
-
4350
3350
3000
1000
-
-
-
-
-
-
Overtown
Housing/Comm. Rehab.
1840
500
500
1830
2000
1000
1000
1000
1000
INN
-
Plaza 6 Landscaping
1000
200
250
500
50
-
-
-
-
-
-
Relocation 6 Land Acq.
1165
-
1165
-
1165
-
1165
-
-
-
-
2nd Mortgage Pgm.
-
1525
-
2000
1000
3525
-
3525
1398
1127
-
Subtotal Public Dev. Costs
4005
6575
5262
7330
5215
4525
2165
4525
2398
2127
-
Issuance Expense
274
316
216
320
200
180
-
-
-
-
-
Capitalized Interest
1644
1896
1300
1920
1200
540
-
-
-
-
-
Debt Service Reserve Fund
905
1042
715
1056
660
594
-
-
-
-
-
Debt Service Payment
-
-
905
1947
2662
3718
4378
4972
4972
4972
4972
Subtotal Bond Costs
2823
3254
3136
5243
4722
5032
4378
4972
4972
4972
4972
Total Costs
6828
9829
8398
12573
9951
9557
6543
9497
7376
7099
4972
Public Revenue
Bond Proceeds
6850
7900
5420
8000
5000
4500
Trust Fund Tax Increment
-
-
1556
2496
3408
4132
4132
4132
4132
4132
4132
Tax Increment Overtown
36
56
130
188
256
315
395
425
425
425
Land Sale Proceeds
1000
1000
1000
Residual Area Tax Increment
89
98
109
130
142
158
173
190
210
230
253
Park West Transfer
-
-
-
-
-
-
594
2316
2516
1188
1056
Interest on Capital Int.
197
325
270
310
260
136
-
-
-
-
-
Interest on Reserves
108
233
320
450
525
550
530
300
300
300
300
Release of Reserves (shortfall)
-
-
-
-
-
-
575
2162
-
575
-
Cash Flow Carry Over
416
179
512
527
113
288
64
62
275
26
Total Revenue
7244
10008
8910
13100
10050
9845
6607
9559
7645
7125
6163
Cash Flow from Operations
416
179
512
527
113
288
64
62
275
26
1191
105
3. Park West: Financed Through Endogenous Development
Table X describes the development program and schedule for Park
West. The letters with each number, for example I1/25, indicate
the block in which that development program element would be
located. See Conceptual Redevelopment Plan, Map 15, for specific
block location.
TABLE X
DEVELOPMENT PROGRAM
PARK WEST
1985 - 1991
Development Pro-
gram Elements
1985
1986
1987
1988
1989
1990
1991
Totals
Year
1
2
3
4
5
6
7
Waterfront Con-
dominiums
N/150
D/150
H/150
K/150
--
--
--
600
Waterfront Office
(000 sq.ft.)
N1100
D/100
H/100
K/100
--
--
--
400
Waterfront Retail
(000 sq.ft.)
N/25
D/25
H!25
K/25
--
--
--
100
Duplex Condo-
miniums
--
C/90
C/90
B/90
B/90
A/100
A/100
560
Condominium
Apartments
--
G/90
G/90
J/180
F&I/360
M/360
L/180
12GO
Rental Apartments
--
E/21.5
E,/215
--
L/180
--
--
610
Specialty Retail
(000 sq.ft.)
--
--
--
G&Ji100
--
F&I100
200
The assessed value from increment of this new development is as
follows in Table XI.
106
ANTICIPATED ASSESSED VALUATTON
PARK WEST1
(Millions of 1980.Dollars)
Total 1985 1986 1987 1988 1989 1990 1.991
Assessed Value of
New Development $410.6 34.6 72.1 73 67 73 52.3 38.6
TABLE XII
AGGREGATED TAX INCREMENT ANALYSIS
PARK WEST
(1980 Dollars)
Total Assessed Value Assessed Valuation
Within Project Area Increment Tax Rate Tax Increment
1981 $ 23,381,000 -0- 19.4 ---
1985-1991 $410,600,000 $382,219,000 19.4 $7,400,000
Approximately $7,400,000 of tax increment revenue will be available
between 1985-1990 for debt service. This amount will support a "peak
debt" bond issue of $56,000,000 at 12% average interest rate over
20 years.
1See private 1)eve3.opment Casts and Values in Appendix.
Assessed value also includes the residual area
(not subject to new development)value.
107
'
TABLE
Xlll
Cash Flow
Analysis
Park West
(000's
of 1980 Dollars)
1983
1984
1985
1986
1987
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
Public Development Costs
Site Prep. 8 Adm.
1650
2565
1560
2397
2820
1540
600
300
300
300
200
100
50
11
-
Land Acquisition
3263
3263
4242
5448
4759
5000
-
-
-
-
-
-
-
-
Rental Parking Structures
-
2500
2500
-
2025
-
-
-
-
-
-
-
-
-
Rental Apt. Costt. Subsidy
-
-
3225
3225
-
2700
-
-
-
-
-
-
-
-
-
Overtown Redev. Transfer
-
-
-
-
-
-
594
2316
2516
1188
1056
792
-
-
-
Subtotal Public Dev. Costs (1-5)
4913
8328
11527
11070
9604
9240
1194
2616
2816
1488
1256
892
s0
11
- -
Issuance Eznense
180
380
440
360
320
240
-
-
-
-
-
-
•
-
-
Capitalized Interest
1080
2280
2640
2160
1920
1440
-
-
-
-
-
-
-
-
-
Debt Service Reserve Fund
594
1254
1454
1188
1056
792
-
-
-
-
-
-
-
-
Debt Service Payment
-
-
594
1848
3302
4490
5546
6338
6338
6338
6338
6338
6338
6338
6338
Subtotal Bond Costs (7-10)
1854
3914
5128
5556
6598
6962
5546
6338
6338
6338
6338
6338
6338
6338
6338
Total Costs (6 + 11)
6767
12242
16655
16626
16202
16202
6740
8954
9154
7826
7594
7230
6388
6349
6338
Public Revenue
Bond Proceeds
4500
9500
11000
9000
8000
6000
-
-
-
-
-
-
-
-
Trust Fund Tax Increment
-
-
640
1960
3300
4510
5740
6684
7400
7400
7400
7400
7400
7i00
7400
Land Sale Proceeds
2500
2500
3700
4683
4000
4500
-
-
-
-
-
-
-
-
-
Interest on Capitalized Interest
130
340
452
417
374
290
86
-
-
-
-
-
-
-
-
Interest on Reserves
70
221
396
538
665
760
689
539
365
223
97
-
-
-
-
Debt Service Reserve Release
-
-
-
-
-
-
594
1254
1454
1188
1056
792
-
-
-
Less: Reversion to Tax Authority
-
-
-
-
-
-
-
-
-
(1060)
(1062)
(1062)
(1062)
(1062)
(1062)
Cash Flow Carry Over
-
433
752
285
257
394
252
621
144
209
132
161
61
11
-
Total Revenue (1-8)
7200
12994
16940
16883
16596
16454
7361
9098
9363.
7958
7755
7291
6399
6349
6338
Cash Flow from Operations
433
752
285
257
394
252
621
144
209
132
161
61
11
-0-
-0-
108
VJ
The total value of public investment within the Park West portion of
the District equals $56.547 million. Land sale proceeds are antici-
pated to approach $21.883 million. Therefore, the net value of public
investment may equal $34.664.
Table XIII presents the findings of a cash flow analysis employed to
determine a bonding strategy (i.e. how much and in which years) re-
quired to cover the costs associated with a given public investment
program scheduled for Park West primarily occurring between 1983-1989.
The analysis suggests that six tax increment allocation bonds be issued
between 1983-1988 (inclusive) totaling $48 million. The positive cash
flow, generated from the release of the debt service reserve require-
ments between 1989-1994, will be used to finance cost overruns in
Overtown. Additional cash flow surpluses experienced from 1992 forward
will be returned to the local tax authority to help cover county -wide
escalating public service costs.
4. Conclusion
The total value of bond proceeds required to finance planned public
investments throughout the Park West/Overtown Tax Increment District
may approach $85.7 million, an aggregate value just shy of the
District's "peak debt" given the previously identified development
schedules.
Subtracting out projected administrative expenses from the Park West
cash flow analysis (because it is a district -wide expense financed
totally out of revenues generated by the Park I9est subarea) the total
value of planned net -public investment within the Overtown subarea is
expected to equal the total value of planned net public investment
within the Park West subarea between 1983-1993.
Each dollar of net public expenditure within the Park West subarea
is expected to generate $11..82 of private investment within the same
area. The public expenditure/private expenditure leveraging ratio
within Overtown is anticipated to approach 1.
109
0
r3
11 s
lomeloon noonnnrio
f) Qn=00
cl
MUM
Itt-
B 44 c Di 0— 1 i
Inn y00
71 00
iL
PARK WEST CONCEPTUAL REDEVELOPMENT PLAN MAP NO. 15
110
L. Management Plan and Schedule
1. Management Plan
The implementation of the Southeast Overtown/Park West Com-
munity Redevelopment Plan will entail a concerted effort by
both the public and private sectors and the assumption of a
leadership role by the Park West Association within the
Park West sector and the Overtown Community Development Ad-
visory Board within Overtown sector.
A Project Management Committee will be established to insure
continuous inter -governmental coordination during the re-
development process. The Committee will include representa-
tives of appropriate City and County departments and agencies,
representatives of the Park West Association and the Overtown
Advisory Board.l Initially the key personnel for the S.E.
Overtown/Park West Plan will be a Project Manager and a senior
City of Miami official. to insure minority participation. Addi-
tional staff may be assigned as deemed necessary.
The following redevelopment schedule has been established for
the implementation of the Park West and Overtown Rehabilitation
Demonstration Area Projects. Implementation of the Overtown
Transit Station Area Project will commence in early 1983.
Proposed Redevelopment Schedule for Tax Increment Funded
Projects
July 1982
Approval of Southeast Overtown/Park West Community Redevelop-
ment Plan by County Commission.
l See Appendix
SOUTHEAST OVERTOWN/PARK WEST COMMUNITY REDEVELOPMENT �
MANAGEMENT PLAN
N
0
CITY
COMM ISSION
CITY
MANAGER
PROJECT
MANAGER AND
STAFF
PARK PROJECT
WEST MANAGEMENT
ASSOCIATION COMMITTEE
y& <0
DADE
COUNTY
OVERTOW N
COMMUNITY
DEVELOPMENT
ADVISORY BOARD
Prepare and adopt Tax -Increment Trust fund (TIF) ordinance.
Tax -cap effective January 1983.
SI:11TI MBElt 1982 - f I:B(tUIIZI' 1983
Approv DRI and secure City development order,
1lrvel op detri i 1 cad 11hi-an deli i hn I;ll i dt'l i ne's :end pl-e-
pare prospectuses of offering; and draft disposition
agreements for development.
Market/solicit developer(s) interest.
MAIWII 1983 - AI1(;!1ST 1983
Advertise development prospectus(es) of offering
• Receive, review and recommend selection of
Developer(s) proposal (s).
• Select Developer(s),
• Negotiate development and disposition agreements.
• Sign development and disposition agreements,
51:P'f1:ti11iiilt 1983 - FI:I3I211:\Itl' 1984
• Undertake bond feasibility study; prepare bond
prospectus (es); validate, rate and market bonds
113
Developer(s) seek construction and permanent financing
commitment (s).
Developer(s) complete design and engineering working
drawings for project development.
Complete design and engineering working drawings
for public and infrastructure improvements.
Issue letter of intent to acquire property(ies).
Complete appraisals and review appraisals of property(ies)
to he acquired.
Negotiate with property owner(s) for acquisition.
Begin procedure for the -relocation of affected
businesses and residents.
MARCH 1984 - AUGUST 1984
Sell bonds.
Establish Second jklortgage fund for Overtown
Establish Rehabilitation Loan Fund for Overtown
Developer(s) closing,
Property owner(s) closing or quick -take.
Relocate business(es) and/or residents.
114
Demolish existing structure(s) and prepare site(s).
Developer(s) apply and secure building permit(s).
Begin project(s) construction.
S1:1ITFIMM'R 1984 - JUNE 1985
Completr protect (s) construction.
Sell, lease, rent finished residential. units and
commercial space.
JULY 198 5 - DLCEMBER 1990
Complete entire redevelopment program.
Market and occupy project(s).
The City of Miami through the Community Development Block
Grant Program will continue to fund the rehabilitation of
multi -family structures within the Rehabilitation Demonstration
Area in order to encourage the continued revitalization of
the area prior to the establishment of a rehabilitation loan program
funded through the sale of bonds.
115
u)
y
d l ppri5mmox
REDIORANDUM of AGREEMENT
PARK WEST REDEVELOPMENT
'a order to provide for the effective administration end irpler..er.-
:ation of the proposed Park West Redevelopment Plan, it is hereby
qreed that the City of Miami (City) and the Park West Association
?WA) will co-operate within the following framework:
1. The Park West Association will be recognized
as an official Park West Redevelopment Project
Area Committee.
2. A representative of the Park West Association
will participate in the hiring of the Park
West Redevelopment Project Manager, during
the interviewing or selection phase with the
final hiring choice exercised by the City
Manager.
3. The Park West Management Committee, appointed
by the City Manager, will include two repre-
sentatives from the Park West Association
designated by the Executive Committee of the
Association.
4. The Park West Project Manager will make regular
monthly progress reports to the Park West
Association.
5. The Executive Committee of the Park West
Association will be asked to review and
endorse the proposed Park West Redevelopment
Plan, developer selection and other major
implementation decisions prior to formal
action by the Miami City Commission.
6. The Park West Association Land Disposition and
Acquisition Committee will participate in the
development of the Acquisition and Disposition
Guidelines and be asked to endorse such guide-
lines prior to their presentation and approval
by the City Commission.
7. The Park West Association 3usiness Relocation
and Retention Committee will participate in the
development of the Relocation and Retention
Guidelines and be asked to endorse such guiJe-
lines prior to their presentation and approval
by the City Cormmission.
One year following plan approval and the
authorization to proceed by the City
Commission and County Commission, the
City Manager will evaluate the progress
of the project and recorinend any changes in the
organization and procedures required to
successfully carry out the project. This
report will be reviewed with the Park West
Civic Association prior to presentation to
the City Commission.
APPRCVED AS FORM:
116
AGREED TO SEPTEMIIEP. _, 1991
i�
Howard V. ��aR'}
City Managcla
City of Miami
Lee Ruwttch
President
Park West Associ4ion
tY
Tor, :Lo:rer
Socreta ry,Tre a;urer
Park. W„st Association
MEMORA'IDUM OF AGREEMENT
OVERTOWN REDEVELOPMENT
in order to provide for the effective administration and implementation of the
proposed Overtown/Park West Redevelopment Plan, it is hereby agreed that the
City of Miami (City) and the Overtown Advisory Board (DAB) will co-operate
within the following framework:
1. The Overtown Advisory Board will be recognized as an official
Overtown redevelopment monitoring and advisory committee.
2. The Park West Management Committee, appointed by the City Manager,
will include two representatives from the Overtown Advisory Board.
3. The Overtown Redevelopment Coordinator will make regular monthly
progress reports to the Overtown Advisory Board.
4. The Overtown Advisory Board will be asked to review and endorse
the proposed Overtown/Park West Redevelopment Plan, developer
selection and other major implementation decisions prior to
formal action by the Miami City Commission.
5. The GAB Disposition and Acquisition Task Force will participate
in the development of the acquisition and disposition guidelines
and be asked to endorse such guidelines prior to their presenta-
tion and approval by the City Commission.
6. The DAB Business Relocation, Development and Retention Task
Force will participate in the development of the relocation
and retention guidelines and be asked to endorse such guide-
lines prior to their presentation and approval by the City
Commission.
1. One year following plan approval and the authorization to proceed
by the City Commission and County Commission, the City Manager will
evaluate the progress of the project and recommend any changes in
the organization and procedures required to successfully carry out
the project. This report will be reviewed with the Overtown Advisory
Board prior to presentation to the City Commission.
APPROVED AS TO FORM:
AGREED TO
Howard V. Gary, City Manager
City of Miami
Charles Cash, Chairperson
Overtown Advisory Board
Ben Brown, Vice Chairperson
Overtown Advisory Board
Margaret Brown, Secretary
Overtown Advisory Board
N
fi
117
TABLE
FINANCIAL PRO FORMA
TYPICAL 12 UNIT CBS APARTMENT BUILDING
OVERTOWN NEIGHBORHOOD
SUBSTANTIAL REHABILITATION
Assuming a rehabilitation cost of $120,000 or $10,000 per unit through a 3 per cent 20 year direct
rehabilitation loan.
Gross Rental Revenue at an average of $190.00 per du:
Less Vacancy Allowance at 5%:
Gross Effective Revenue:
Operating Expenses:
Real Estate Taxes:
Fixed Charges:
Existing Debts:
Rehabilitation Loan:
Total Operating Expenses, Taxes and Fixed Charges:
Net Revenue:
Equity:
Estimated Return on Investment:
118
$5,500
$7 , 992
$27 , 360
$ 1,368
$ 7,500
$ 3,600
$13,492
$25,992
$24,592
$ 1,400
$11,200
12.5"
0
L1�
PRIVATE DEVELOPMENT COSTS
Condominiums: $ 138,000/DU
Office Space: $ 100/sf
Retail: $ 80/sf
Duplex and Mid -rise: $ 126,000/DU
Condominium Apartments: $ 100,000/DU
Rental Apartments: $ 80,000/DU
Specialty Retail: $ 80/sf
1 19
TO: Howard V. Gary
City Manager
""C"' A. McManus
ktiDirector
Planning Department
CITY vrwIAMI. FLORIDA
INTER -OFFICE xxEmomxNmuM
=BJ,C,. Southeast nvertcwo/eazk West
cvnunuoitr Redevelopment Plan
"=,"o.=s,, city Commission Meeting of
zols 2e, zynz (pursuant to
ENCLOSURES: Resolution #81-920)
Transmitted for distribution to the Miami city Commission is
the revised Southeast overtowo/park west Community Redevelop-
ment pzau dated June, 1982, and amendments to the Plan proposed
by the Southeast oveztowu/rark West Community Redevelopment
Ad Hoc Committee at their July 21, I982, meeting.
on October 22, 1981, the Miami city Commission approved the
original plan document (Resolution #81-920). Subsequent to
this approval several concerns were expressed by representa-
tives of the Overtown Community. An extensive number of
meetings have been held with the Ad Hoc committee to rectify
their concerns. Major changes to the plan have been made to
reflect their concerns. Modifications incorporated within the
June 1982 plan include:
-- increased funding for projects within Oveztowu from
$10,000,000 to u32,488,000,
-- expansion of area boundaries within Oveztowo to include
the area bounded by 1-395, 1-95, MetroraiI alignment
and NW lst Avenue.
-- improved physical integration of "he Park West and
Vvertn"n sub -areas.
-- increased and more intensive redevelopment activity
within the 0vectmxu sub -area.
-- project phasing and programming which will allow develop-
ment to occur concurrently.
-- the provision of 120 units of housing for low/moderate
income families within the Park West project sob -area.
Page 1 of 3
Howard V. Gary
July 23, 1982
-- a strengthening of policies and programs for Black
participation within the redevelopment process.
-- the establishment of a community monitoring mechanism
to review plan implementation. The Southeast Overtown/
Park West Community Redevelopment Ad Hoc Committee was
selected on July 22, 1982, by the Miami City Commission
for this purpose.
Further plan modifications to the June 1982 revised plan have
recently been requested by the Ad Hoc Committee. These changes
focus on further expansion of redevelopment activities within
the Overtown sub -area and a lessening of emphasis on residential
rehabilitation activities within the area south of the Metrorail
alignment. It was the general consensus of the members of the
Ad Hoc Committee that unless substantial clearance of blighted
and marginal structures was undertaken the overall poor environ-
mental character of the area would not be altered to a degree
necessary to encourage redevelopment for moderate income housing
and new commercial development.
The original emphasis on residential rehabilitation as shown in
the June 1982 Plan, was envisioned as a short term (10 years or
less) solution for housing the lower income segment of the
Overtown population and preventing their displacement from the
area.
At the July 21 Ad Hoc Committee meeting the group endorsed a
redevelopment program that calls for the acquisition and clear-
ance of approximately 90% of the residential and commercial
structures located between NW 8th Street and the Metrorail align-
ment within the Redevelopment Area; the construction within the
area of 400 units of moderate income home ownership housing to
be subsidized through a second mortgage program; the construction
of 208 units of replacement housing for low income families within
Overtown; the moderate rehabilitation of 90 residential units and
6 commercial structures and infrastructure improvements.
Redevelopment would be phased over a 10 year period and be
funded through the proceeds of the Tax Increment Financing District.
This proposal differs significantly from the June 1982 Plan which
calls for the rehabilitation of 833 housing units and the con-
struction of 470 new units of moderate income housing (note table).
Rehabilitation and redevelopment activities would be dispersed
according to the Plan throughout the area between NW 8th Street
and I-395. Minimal relocation would be required in the short
term due to the emphasis on rehabilitation activities. The plan
is predicated upon the assumption that the private market will
eventually replace the moderately rehabilitated apartment structures
since the worst structures will be cleared and a significant in-
fusion of new development will be provided. In the long tei,,,
Page 2 of 3
Howard V. Gary
July 23, 1982
-- a strengthening of policies and programs for Black
participation within the redevelopment process.
-- the establishment of a community monitoring mechanism
to review plan implementation. The Southeast Overtown/
Park West Community Redevelopment Ad Hoc Committee was
selected on July 22, 1982, by the Miami City Commission
for this purpose.
Further plan modifications to the June 1982 revised plan have
recently been requested by the Ad Hoc Committee. These changes
focus on further expansion of redevelopment activities within
the Overtown sub -area and a lessening of emphasis on residential
rehabilitation activities within the area south of the Metrorail
alignment. It was the general consensus of the members of the
Ad Hoc Committee that unless substantial clearance of blighted
and marginal structures was undertaken the overall poor environ-
mental character of the area would not be altered to a degree
necessary to encourage redevelopment for moderate income housing
and new commercial development.
The original emphasis on residential rehabilitation as shown in
the June 1982 Plan, was envisioned as a short term (10 years or
less) solution for housing the lower income segment of the
Overtown population and preventing their displacement from the
area.
At the July 21 Ad Hoc Committee meeting the group endorsed a
redevelopment program that calls for the acquisition and clear-
ance of approximately 900 of the residential and commercial
structures located between Nca 8th Street and the Metrorail align-
ment within the Redevelopment Area; the construction within the
area of 400 units of moderate income home ownership housing to
be subsidized through a second mortgage program; the construction
of 208 units of replacement housing for low income families within
Overtown; the moderate rehabilitation of 90 residential units and
6 commercial structures and infrastructure improvements.
Redevelopment would be phased over a 10 year period and be
funded through the proceeds of the Tax Increment Financing District.
This proposal differs significantly from the June 1982 Plan which
calls for the rehabilitation of 833 housing units and the con-
struction of 470 new units of moderate income housing (note table).
Rehabilitation and redevelopment activities would be dispersed
according to the Plan throughout the area between NW 8th Street
and I-395. Minimal relocation would be required in the short
term due to the emphasis on rehabilitation activities. The plan
is predicated upon the assumption that the private market will
eventually replace the moderately rehabilitated apartment structures
since the worst structures will be cleared and a significant in-
fusion of new development will be provided. In the long term i
Page 2 of 3
Howard V. Gary July 23, 1982
is anticipated that the lower income population within the
area will be displaced through private reinvestment activities.
The proposed modification to the June 1982 Plan while con-
centrating redevelopment activity south of NW llth Street and
removing 377 housing units now occupied by lower income house-
holds does provide funds for the construction of 208 units of
low income housing. Based on recent relocation data provided
by Dade County HUD, only 60% of those relocatees entitled to
subsidized housing select it; the remainder select the lump
sum relocation payment of approximately $4500. Housing will
be provided for 60% of those low income families which are to
be displaced at an estimated public cost of $50,000 per housing
unit under the modified redevelopment program endorsed by the
Ad Hoc Committee.
The Ad Hoc Committee has approved the June 1982 Plan document
with the attached amendments at their July 22, 1982, meeting.
The Planning Department concurs with the proposed plan amend-
ments based on the provision of 208 units of new housing for
low income families which will be displaced by the proposed
redevelopment.
JWM/MDS/vb
Attachments
Page 3 of 3
82-'755
Howard V. Gary July 23, 1982
is anticipated that the lower income population within the
area will be displaced through private reinvestment activities.
The proposed modification to the June 1982 Plan while con-
centrating redevelopment activity south of NW llth Street and
removing 377 housing units now occupied by lower income house-
holds does provide funds for the construction of 208 units of
low income housing. Based on recent relocation data provided
by Dade County HUD, only 60% of those relocatees entitled to
subsidized housing select it; the remainder select the lump
sum relocation payment of approximately $4500. Housing will
be provided for 60% of those low income families which are to
be displaced at an estimated public cost of $50,000 per housing
unit under the modified redevelopment program endorsed by the
Ad Hoe Committee.
The Ad Hoc Committee has approved the June 1982 Plan document
with the attached amendments at their July 22, 1982, meeting.
The Planning Department concurs with the proposed plan amend-
ments based on the provision of 208 units of new housing for
low income families which will be displaced by the proposed
redevelopment.
JWM/MDS/vb
Attachments
Page 3 of 3
82--755
AMENDMENTS
TO THE
SOUTHEAST OVERTOWN/PARK WEST COMMUNITY REDEVELOPMENT PLAN
(JUNE, 1982)
At a meeting of the Ad Hoc Committee on the Southeast Overtown/
Park West Community Redevelopment Plan held on July 21, 1982,
the committee voted unanimously to approve the following amend-
ments to the Southeast Overtown/Park West Community Redevelopment
Plan dated June 1982.
1) Total redevelopment of the area bounded by NW 8th Street and
NW llth Street, I-95 and NW 1st Avenue (note attached redevelop-
ment program).
2) Limited rehabilitation within the beforementioned area.
3) The development of 208 units of low income replacement housing
for those displaced by redevelopment activities undertaken
between NW 8th and llth Streets. These units will be developed
within other portions of the Overtown CD Target Area.
4) The plan would provide for interim parking and open space to
support the renovated "Double E" Building located at NW 3rd
Avenue and NW 2nd Street.
5) An urban design plan will be prepared .for the two blocks in
Park West, east of the transit station and the Southeast Overtown
area. The design plan will deal with building placement, site
amenities, pedestrian movement, placement and access to histori-
cal structures, etc.
6) The preservation program prepared by the Black Archives History
and Research Foundation of South Florida will be incorporated
in the Southeast Overtown/Park West Community Redevelopment
Plan as an addendum.'
7) The City will aggressively seek grants, ie., EDA, UDAG and
other financial assistance to carry out the redevelopment plan.
8) The area north of NW llth Street will be targeted for Federal
assisted housing rehabilitation efforts and rehabilitation
assistance to be provided in the future with Community Develop-
ment funds.
9) As a matter of policy, tax increment bonding capacity generated
in the Park West area north of NW llth Street and south of NW
7th Street will be earmarked to provide assistance to the area
in Overtown north of NW llth Street.
10) An Afro -Caribbean and historical theme should be developed as
a magnet for the area and the City and/or County should seek to
locate a project of catalytic stature similar to the Downtown
sports arena and performing arts facility in Overtown.
8". .55
f. . . ,.`%
Alternative Development Concepts
for the
Overtown Rehabilitation Demonstration Area
7/21/82
June 1982 Plan
Residential Rehab.
substantial
200
moderate
633
total
833
Land Acquisition
structures
67
units
244
rooming houses
4
vacant parcels (include structure)
60
Relocation
residential
268 @ $ 5,000
comne rc i a 1
Commercial Rehabilitation
17 @ 20,000
Redevelopment
470 @ 30,000
Infrastructure Improvements
Last Resort Housing
TOTAL
$ 5,000,000
69330,000
11,170,000
Proposed Modifications Endorsed
by the Ad Hoc Committee
90 $ 900,000
90 900,000
48
3,440,000 347 6,000,000
5
39
1,340,000
169
@
$ 5,000
$ 845,000
208
@
500
113,500
8
@
8,000
64,000
340,000
6
@
20,000
120,000
14,100,000
400
@
30,000
12,000,000
2,000,000
2,000,000
I
208
@
50,000
10,400,000_
$32,438,000
$32,442,500
PLANNING FACT SKEET
APPLICANT:
City of Miami Planning Department
June 17, 1982
PETITION:
Consideration of recommending approval, in
principle of the Southeast Overtown/Park
West Community Redevelopment Plan for the
area irregularly bounded by Biscayne Boule-
vard and FEC R.R. right-of-wav on the east,
I-395 on,the north and North
5th Street on the south, and 1-95 and she
FEC R.R. right-of-way on the west, which
Community Redevelopment Plan includes ac-
quisition and clearance, relocation, re-
habilitation, street improvements and beau-
tification and which plan is in conformity
with the Miami Comprehensive Neighborhood
Plan.
REQUEST:
To approve in principle the Southeast Overtown.
Park West Community Redevelopment Plan.
BACKGROUND:
The Southeast Overtown/Park Nest Community
Redevelopment Plan entails the major recom-
mendations and action programs of two dis-
tinct planning processes that the City of
Miami, in conjunction with Dade County have
been undertaking since the late 1970's.
In 1976, the City of Miami adopted the Miami
Comprehensive Neighborhood Plan 1978-86 (?ICNP)
which provides the framework for the over-
all development of the City of DJiami. Develop-
ment opportunities were identified for this
area within this document including the es-
tablishment of a new -in -town residential com-
munity and redevelopment opportunities afforded
by Transit Station Development. A Community
Redevelopment Plan focuses on areas of signi-
ficant neighborhood deterioration for which a
detailed redevelopment program is required.
In 1979, the City of Miami and subsequently
in 1950, Dade County approved the Overtown
Redevelopment Plan after an extensive citizen
review. This plan is for the large. Overtown
Community which extends for approximately one
square mile.
52-'755
i
The southest portion of that planning area
has been incorporated within this document
due to its functional interrelationship with
the abutting area to the east. The Overtown
Redevelopment Plan provides a unified, action -
oriented guide for the overall revitalization
of the Overtown Community and provides a
redevelopment strategy for a five year period.
A series of subarea planning projects were
identified in the plan including the Overtown
Transit area Redevelopment Project, and the
Overtown Rehabilitation Demonstration Project
Area Project which lie in the SE portion of
Overtown. These projects have been incorpora-
ted within this planning document. Since
19SO a major efforthas been made to implement
these projects.
In 1973, an Urban Development and Zoning Plan
was prepared for the Downtown Development Autho-
rity and the City of Miami Planning Department.
This report recommended redevelopment of the area
north of the Port Access Road to I-395 between
Nit First Avenue and Biscayne Boulevard. This
recommendation was incorporated within the
HCV'P in 1976.
In 1979, the Downtown Development Authority
of ?iiami in conjunction with the City of
Miami began the process of preparing a redevel-
opment plan for the beforementioned area which
was designated Park West. The consulting firm
of WRT (Wallace, Roberts and Todd) was selected
to prepare the redevelopment document. An ex-
tensive 18 months public and private review
process was undertaken with major input from the
Park.West Civic Association, representing owners
of property and businesses in Park West and the
New World Center Action Committee, Park West
Sub -Committee of the Greater Miami Chamber of
Commerce.
The Southeast Overtown/Park West Community Re-
development Plan incorporates appropriate por-
tions (.including text) of the "Overtown Redevel-
opment Plan" prepared by the City of Miami Plan-
ninn Department and "Miami ParI: West - A Redevelop-
ment Program for Downtown Miami" prepared by
WRT for the Downtown Development Authority of
Miami into a unified document consistent with
regulatory requirements mandated by the State of
Florida Community Redevelopment Act as amended.
82-'755
i10H�
Tax increment financing is the recommended
tool for initiating redevelopment and nec-
essitates the establishment of a separate
Community Redevelopment Area. There is a
significant variation in public expenditure
and participation needed within the redevel-
opment process in order to achieve a full range
of residential and commercial redevelopment
for all economic segments of our cornrunity.
The greater need within the Overtown segn^eat
of the Planning Area and the potential funding
resources to be generated by the Park Nest and
adjacent redevelopment activities will prove
extremely beneficial to meeting redevelopment
objectives established for the Overtown Commu-
nity. Without major improvements within the
Overtowni segment it is extremely doubtful that
full redevelopment can be achieved within the
Park West Area. It is also a major objects.-e
of the City of Miami to create a balanced
community with housing opportunities for all
segments of the population.
On October 22, 1981, the Miami City Commission
(Resolution 81-920) approved the Southeast.'
Overtown Park West Community Redevelopment Plan.
Subsequent to this approval several concerns were
expressed by representatives of the Overtc:an
Community. These concerns focused on: greater
funding for projects within the Overtown sub-
area; improved integration of the overall project,
increased redevelopment opportunities within the
Overtown sub -area, expanded project boundaries,
and greater minority participation.
An Ad Hoc'Planning Committee was established
comprised of representatives of the Overtown and
Park West communities to further revise the
redevelopment program. Their recommendations
have been incorporated within this revised
document.
8~a�5
ANALYSIS: The implementation of the redevelopment programs
proposed for the Park West and Overtown subareas
will result in the constructin in total of ap-
proximately 4000 new residential units, 600,000
sq. ft. of new office space, 500,000 sq. ft. of
retail space, 400-500 hotel rooms, and the re-
habilitation of 800 units of housing. It will
result in the removal of over 1000 units of
generally substandard housing, marginal hotels
and rooming houses and necessitate the relocation
of over 150 businesses. It is anticipated that more
than $600,000,000 in private reinvestment (19S0
dollars) will be generated. Major public invest-
ment will be through the establishment of a tax
Increment Financing District. Additional public
support will be directed to Overtown through the
Corriunity Development Block Grant Program and
other federal and local resources.
Park West
Fet% of the existing uses in Park West today are
functionally tied to surrounding areas, and most
will benefit from a location designed for ware-
house or industrial use rather than q congested
downtown area. The 86 acres of Park Nest have
not benefitted from the growth of the CBD to the
south, or the Omni area to the north. Between
1975 and 1979 only Lour building permits for new
construction were issued. The assessed value for
all land and improvements in the 86 acre area
was only $23,381,000 in 1980.
Private investment anticipated from this public
action includes 3,030 residential units in the
86 acres designated at the tax increment district.
In addition, 650,000 sq.ft. of office space and
580 rental apartment units are proposed near the
Overtown transit station. This transit impact
area is within the tax increment district.
Tax increment dollars generated within this sub-
area of the district, over and above those dollars
required to pay for the public investment program
in the Transit Impact Area, will be transferred to
Overtown for redevelopment purposes.
In addition, tax increment dollars generated from
the proposed redevelopment of the Freedom Tower
Block will be transferred to Overtown for redevelop-
ment purposes. The peak bonding debt from these two
subareas alone approximates $22,650,000, assuming
an average interest rate of 12o amortized over a
20 year period.
8Ow
IIIJl 1111
... ,.,.....o„i. � u�xrpimscwFWl4WiGMnI II ulf 6ii � i ,. .
• � s
Tax increment financing is an appropriate method
of financing the redevelopment of Park West.
The assessed value increment of Park West at
completion of the redevelopment program will be
roughly $382,000,000. Therefore, the tax increment
at completion of redevelopment will be $7,400,000
per year. This could support bond issues valued
at $56,000,000 amortized over twenty years with an
average interest rate of 120. Depending on the
specific public action, including land assembly,
public improvements and assistance for middle -
income rental housing, the net public investment
for redevelopment may approach $34,664,000.
Approximately $48,000,000 of tax increment alloca-
tion bonds must be issued over a 6 year period to
finance this public investment program.
Without redevelopment the Park West area will
remain as a blighted part of Central Miami. Most
blocks have multiple ownerships, there is no
incentive to assemble land in the skid row en-
vironment which exists west of NE Second Avenue.
The blocks fronting on Biscayne Boulevard could
develop without public assistance, however, they
would benefit from elimination of the slum and
blight on adjacent blocks.
The recommended Redevelopment Plan for Park West
includes public acquisition, relocation and de-
molition in a ten -block action area west of NE
Second Avenue, public improvements, construction
of parking, a budget for administration, and a
"front-end" construction subsidy for 610 rental
housing units to bring the rents down to a middle
income affordable range.
Completion of the redevelopment of Park West will
take eight to ten years. Public management is
necessary in design controls, public improvements,
and project management.
Two Redevelopment Projects have been delineated
for the southeast Overtown area within the
Overtown Redevelopment Plan and incorporated
within this document.
82 i 55
Tax increment financing is an appropriate method
of financing the redevelopment of Park West.
The assessed value increment of Park West at
completion of the redevelopment program will be
roughly $382,000,000. Therefore, the tax increment
at completion of redevelopment will be $7,400,000
per year. This could support bond issues valued
at $56,000,000 amortized over twenty years with an
average interest rate of 12%. Depending on the
specific public action, including land assembly,
public improvements and assistance for middle -
income rental housing, the net public investment
for redevelopment may approach $34,664,000.
Approximately $48,000,000 of tax increment alloca-
tion bonds must be issued over a 6 year period to
finance this public investment program.
Without redevelopment the Park West area will
remain as a blighted part of Central :Miami. Most
blocks have multiple ownerships, there is no
incentive to assemble land in the skid row en-
vironment which exists west of NE Second Avenue.
The blocks fronting on Biscayne Boulevard could
develop without public assistance, however, they
would benefit from elimination of the slum and
blight on adjacent blocks.
The recommended Redevelopment Plan for Park Nest
includes public acquisition, relocation and de-
molition in a ten -block action area west of NE
Second Avenue, public improvements, construction
of parking, a budget for administration, and a
"front-end" construction subsidy for 610 rental
housing units to bring the rents down to a middle
income affordable range.
Completion of the redevelopment of Park West will
take eight to ten years. Public management is
necessary in design controls, public improvements,
and project management.
Two Redevelopment Projects have been delineated
for the southeast Overtown area within the
Ove rtown Redevelopment Plan and incorporated
within this document.
82-755
Overtowm Transit Station Area - Redevelopment Pr,2
This program entails the acquisition and clear-
ance of the four blocks west of the Overtown Trans-
it Station. The area is bounded by MV 6th Street,
NIV 8th Street, NW 1st Avenue, and NW 3rd Avenue.
the project entails the acquisition of approxi-
mately 10 acres of land occupied by 453 housing and
14 businesses. Reuse of the property is proposed
for 300 new housing units, 225,000sq. ft. of
office space, 60,000 sq.ft, of retail and a 150
room hotel. Estimated land acquisition and reloca-
tion costs are approximately $7,000,000. An
important element of this project will be the
establishment of a mechanism that will allow exist-
ing property owners to participate in the redevel-
opment program.
Application for assistance in funding this pro-
ject have already been submitted to U.S. Depart-
ment of Transportation for Urban `lass Transit
Joint Development Funds for land acquisition and
to the U.S. Department of Housing and Urban
Development for an Urban Development Action Grant
for the construction of a 262 unit moderate income
condominium for the area.
Tax increment dollars generated from this re-
development program will also be transferred north
for the redevelopment of the Overtown community.
Given the tax increment available for debt service,
an additional $5,400,000 of bonds may be issued.
Overto%,.n Rehabilitation Demonstration Area
This project has been delineated for the area
of Overtown bounded by NCI 8th Street, NW llth St.
I-95.and the FEC RR right-of-way. The major
aspect of this program is the "recycling" of the
areas's existing housing resources. There are
currently approximately 110Cresidential units in
need of rehabilitation assistance (vacant struc-
tures and those slated for acquisition as part
of the metrorail system have been excluded.).
Through an intensified low interest moderate and
substantial rehabilitation program it is anti-
cipated that approximately 830 standard units
can be developed. This reduction is the result
of enlarging subminal size units and creation of
more one and two bedroom units. Due to the dras-
tic cut -back in direct federal assistance for re-
habilitation it is proposed that resources includ-
•ing those generated from the tax increment in con-
junction with CommunitylDevelopment Block Grant
Fund be utilized. Rehabilitation of substandard
multi -family structures within the area have al-
ready been initiated through the Comnun1_ty ��JrJr
opment Block Grant Program.
Significant opportt•.niti-es lie within this area
for new infill residential development; approxi-
mately 24 acres of land are totally vacant, occu-
nied by vacant structures, or substandard wood frame
structures which are infeasible to rehabilitate
economically. This area could support approxi-
mately 260 new residential units developed at a
medium density (12 to 18 units per acre) . Recom-
mended development will be for quadruplexes,
townhouses, and duplexes, and homeownership
will be fostered by the establishment of a second
mortgage housing program. Higher intensity resi-
dential redevelopment is proposed for the 2 blocks —
north of the Overtown Transit Station which could
support over 200 housing units. A portion of this
property has been recently acquired by the City.
Public land acquisition will be undertaken only
when the owner does not wish to upgrade this property
or redevelop it consistent with the plan.
The proposed rehabilitation of commercial struc-
tures and the limited new infill commercial devel-
opment proposed will augment the residential re-
vitalization of the community. Minimal displacement
of area residents is anticipated by this re-
vitalization strategy since there already exists
a 15% vacancy rate (July 1981) within the area
and the anticipated reduction in actual number of
apartment units through rehabilitation efforts will
be offset by the construction of new housing units
on an infill basis and the development of the block
north of the Overtown Transit Station which can
support an additional 200 units. Overall the area
could have a small net gain of units excluding
property acquired for Transit ROW.
The total value of bond proceeds required to finance
planned public investments throughout the Park
Hest/Overtown Tax Increment District may approach
$85.7 million, an aggregate value just shy of the
District's "peak debt" given the proposed develop-
ment schedules.
Subtracting out projected administrative expenses
from the Dark West cash flow analysis (because it
is a district -wide expense) financed totally out
of revenues generated by the Park West subarea,
the total value of planned net -public investment
within the Overtown subarea is expected to equal the
total value of planned net public investment within
the Park West subarea between 1983-1993 (approxi-
mately $32f million). In addition Overtown will
be the recipient of $6.9 million in UMTA funds plus
a local match of $1.25 million and possibly future
Community Development Block Grant Funds for housing
development.
82-755
r
Each dollar of net public expenditure within the
Park west subarea is expected to generate $11.82
of private investment within the same area. The
public expenditure/private expenditure leveraging
ratio within Overtown is anticipated to approach 1.
It is precisely because of this one for one ratio
that it is not feasible for Overtown to support a
tax increment financing program of its own.
Consequently, implementation of t;le Overtown
Redevelopment Program requires financial support
from the balance of the Tax Increment District
where the private dollars to puulic dollar leveraging
ratio is anticipated to be much higher. These same
areas represent locations where the tax increment
bonding capacity will exceed that bonding level
necessary to provide the public investments
required to bring forth private development.
RECOMMENDATION
PLANNING DEPARTMENT APPROVAL
82-'755
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PEOPLE MOvER AND STATION PROJECT BOUNDARY MAP
RAMO TRANSIT 2;j COMMUNITY REDEVELOPMENT AREA
RAPID IRAUSIT AUGNMENT
TRANSIT, STATION
0 2000
CA
CA 2
i
AMENDMENTS
TO THE
SOUTHEAST OVERTOWN/PARK WEST COMMUNITY REDEVELOPMENT PLAN
(JUNE, 1982)
At a meeting of the Ad Hoc Committee on the Southeast Overtown/
Park West Community Redevelopment Plan held on July 21, 1982,
the committee voted unanimously to approve the following amend-
ments to the Southeast Overtown/Park West Community Redevelopment
Plan dated June 1982.
1) Total redevelopment of the area bounded by NW 8th Street and
NW llth Street, I-95 and NW 1st Avenue (note attached redevelop-
ment program).
2) Limited rehabilitation within the beforementioned area.
3) The development of 208 units of low income replacement housing
for those displaced by redevelopment activities undertaken -
between NW 8th and llth Streets. These units will be developed
within other portions of the Overtown CD Target Area.
4) The plan would provide for interim parking and open space to
support the renovated "Double E" Building located at NW 3rd
Avenue and NW 2nd Street.
5) An urban design plan will be prepared for the two blocks in
Park West, east of the transit station and the Southeast Overtown
area. The design plan will deal with building placement, site
amenities, pedestrian movement, placement and access to histori-
cal structures, etc.
b) The preservation program prepared by the Black Archives History
and Research Foundation of South Florida will be incorporated
in the Southeast Overtown/Park West Community Redevelopment
Plan as an addendum.`
7) The City will aggressively seek grants, ie., EDA, UDAG and
other financial assistance to carry out the redevelopment plan.
8) The area north of NW llth Street will be targeted for Federal
assisted housing rehabilitation efforts and rehabilitation
assistance to be provided in the future with Community Develop-
ment funds.
9) As a matter of policy, tax increment bonding capacity generated
in the Park West area north of NW llth Street and south of NW
7th Street will be earmarked to provide assistance to the area
in Overtown north of NW llth Street.
10) An Afro -Caribbean
a magnet for the
locate a project
sports arena and
and historical theme should be developed as
area and the City and/or County should seek to
of catalytic stature similar to the Downtown
performing arts facility in Overtown. 82_755
AMENDMENTS
TO THE
SOUTHEAST OVERTOWN/PARK WEST COMMUNITY REDEVELOPMENT PLAN
(JUNE, 1982)
At a meeting of the Ad Hoc Committee on the Southeast Overtown/
Park West Community Redevelopment Plan held on July 21, 1982,
the committee voted unanimously to approve the following amend-
ments to the Southeast Overtown/Park West Community Redevelopment
Plan dated June 1982.
1) Total redevelopment of the area bounded by NW 8th Street and
NW llth Street, I-95 and NW lst Avenue (note attached redevelop-
ment program).
2) Limited rehabilitation within the beforementioned area.
3) The development of 208 units of low income replacement housing
for those displaced by redevelopment activities undertaken -
between NW 8th and llth Streets. These units will be developed
within other portions of the Overtown CD Target Area.
4) The plan would provide for interim parking and open space to
support the renovated "Double E" Building located at NW 3rd
Avenue and NW 2nd Street.
5) An urban design plan will be prepared for the two blocks in
_ Park West, east of the transit station and the Southeast Overtown
area. The design plan will deal with building placement, site
amenities, pedestrian movement, placement and access to histori-
cal structures, etc.
6) The preservation program prepared by the Black Archives History
and Research Foundation of South Florida will be incorporated
in the Southeast Overtown/Park West Community Redevelopment
Plan as an addendum.'
7) The City will aggressively seek grants, ie., EDA, UDAG and
other financial assistance to carry out the redevelopment plan.
8) The area north of NW llth Street will be targeted for Federal
assisted housing rehabilitation efforts and rehabilitation
assistance to be provided in the future with Community Develop-
ment funds.
9) As a matter of policy, tax increment bonding capacity generated
in the Park West area north of NW llth Street and south of NW
7th Street will be earmarked to provide assistance to the area
in Overtown north of NW llth Street.
10) An Afro -Caribbean and historical theme should be developed as
a magnet for the area and the City and/or County should seek to
locate a project of catalytic stature similar to the Downtown
sports arena and performing arts facility in Overtown. 82--755
- IIIII II
LO
1 s
Alternative Development Concepts
for the
Overtown Rehabilitation Demonstration Area
7/21/82
Proposed Modifications Endorsed
June 1982 Plan by the Ad Hoc Committee
Residential Rehab.
substantial 200 $ 5,000,000
moderate 633 6,330,000 90
total 833 11,170,000 90
Land Acquisition
structures
units
rooming houses
vacant parcels (include structure)
residential
commercial
Commercial Rehabilitation
Redevelopment
Infrastructure Improvements
Last Resort Housin
TOTAL
67
48
244
3,440,000 347
4
5
60
39
268 @ $ 5,000 1,340,000
169
@
$ 5,000
208
@
500
8
@
8,000
17 @ 20,000 340,000
6
@
20,000
470 @ 30,000 14,100,000
400
@
30,000
2,000,000
$32,438,000
208 @ 50,000
$ 900,000
900,000
6,000,000
$ 845,000
113,500
64,000
120,000
12,000,000
2,000,000
10,400,000
$32,442,500