HomeMy WebLinkAboutexhibit-plan 2large to make a notable impact on the community. Second, the focus on homeownership ti-
proved to be a challenge given that the majority of the households in the CRDs had incomes
Tess than 50 percent of the median.
In the making of the 2004-2009 Consolidated Plan, the City revisited the concept of the
CRDs. Statistical analysis demonstrated that although there had been some changes in poverty
from 1990 to 2000, these communities still represented the highest concentration of residents
in need of assistance. As such, the City of Miami decided to maintain the CRD boundaries.'
However, the guiding principles and concepts for community development were revised to
reflect a more holistic approach to development known as NDZs. Consequently, the CRDs
were renamed to reflect the change in philosophy.
Neighborhood Development Zones (NDZs)
The NDZ concept is a comprehensive Tong -term approach to neighborhood revitalization that
focuses on community assets as a means of stimulating market driven redevelopment. It is a
holistic approach that calls for sustained, multiyear commitments from local governments, the
private sector, foundations, and community based organizations. The goal is to "transform the
Zone from a fragmented set of residential, commercial, and industrial sites with a reputation
as being dangerous and undesirable into a cohesive neighborhood."' Below is a list of the
principles that guide the NDZ model and a description of the actions the City has taken to
undertake these principles:
■ Community -based leadership and collaboration: The City has existing
relationships with the community -based leadership in most of the NDZs and will
continue to foster these relationships through its public involvement efforts.
■ Community decision support infrastructure: As a result of research conducted for
the Consolidated Plan, the City has developed an extensive archive of neighborhood
level data, including maps done using Global Information System (GIS) technology.
This information can be made available to the public to facilitate planning and
decision making within the NDZs.
■ An inventory of built, economic and social assets: In order to identify the
community development opportunities in each of the NDZs and Model Blocks, the
City completed an inventory of community assets for each neighborhood. This
information will be updated on an annual basis and can be made available to the
general public.
■ A neighborhood plan/vision for the future: The City conducted an assessment of
existing economic development, housing and capital improvement plans for each of
the NDZ neighborhood, including the FEC Corridor Plan, the MLK and 54th Street
Plan, the Model City Plan, the CRA Plan for Overtown, and the Grand Avenue
Vision for Coconut Grove. In the next five years, the City is committed to
supporting some of the recommendations found in these plans.
■ Sustainable Development Plan: The Department of Community Development is
working closely with other City departments to develop a coordinated plan for
infrastructure improvements and public services in the NDZs. This will serve as a
first step for creating a sustainable development plan for these communities.
2 All of the CRD boundaries remained the same, except for Little Havana and Model City. These
boundaries were amended by resolution or ordinance.
South Florida Community Development Coalition. Neighborhood Development Zones.
www://floridacdc.org
City of Miami Consolidated Plan DRAFT 27
The following is a list of the NDZs that the City of Miami will target in the next five years.
Neighborhood Development Zones
Allapattah
Coconut Grove
Edison/ Little River/Little Haiti
East Little Havana
West Little Havana
Model City
Overtown
Wynwood
Model Blocks
Although the NDZs set the framework for neighborhood change, the City of Miami
recognizes that the these areas are too large. If community revitalization efforts are to make a
visible impact, the focus must shift to smaller geographic areas. The Model Block concept
enables the City to advance the principles of the Neighborhood Development Zones by
focusing resources in areas within the NDZs that are poised for revitalization. Thus, the
Consolidated Plan calls for each NDZ to have a corresponding Model Block. By
concentrating resources for housing, public infrastructure improvements, slum and blight
removal, and economic development, the aim of the Model Block concept is to provide a
visible and concentrated revitalization initiative that can serve as a catalyst for further private
investment and change in the NDZ. Specifically, the Model Block concept seeks to:
• Create physical improvements through infrastructure improvements, streetscape
improvements, code enforcement, and removal of slum and blight.
• Improve housing conditions by targeting rehabilitation and new construction
assistance in the Model Block area
• Stimulate economic development through facade improvements and other forms of
targeted business assistance
• Improve the living condition of residents in the Model Block by targeting social
service assistance.;
The key element to the success of a Model Block is to select an area that is in transition.
Typically, these areas demonstrate promise for redevelopment, but could easily fall into
disinvestment given the right conditions. The infusion of resources through the Model Block
program can help to stabilize the area and spur growth. Areas that are suitable to be Model
Blocks have a substantial workforce population, relatively good housing stock and tangible
opportunities for revitalization. The overall intent is to help preserve the workforce, the
housing stock and the character of the neighborhood. The following is a list of the criteria that
was used to select the Model Blocks:
■ Workforce population
■ Household Income
• Housing stock condition
City of Miami Consolidated Plan DRAFT
28
▪ Proximity to a commercial corridor
• Capital improvements
• Tangible opportunities for revitalization
• Commission and staff recommendations
Commercial Business Corridors (CBCs)
One of the major elements of the Model Block concept is economic revitalization. Hence,
each Model Block area in the Consolidated Plan is in close proximity to a commercial
corridor. This is based on the premise that economic development can have a positive impact
on the residential areas and, likewise, commercial corridors need a steady stream of clients
from the souring areas.
Success in redeveloping the CBCs may depend on leveraging opportunities in and around the
corridors. Many of the CBCs can build upon projects already taking place in the area. For
example, the FEC corridor development plan will help pave the way for new development in
Little Haiti and Wynwood. The main goal, however, is similar to that of the Model Block in
that the City plans to focus the limited resources in smaller areas that are poised for
revitalization. By concentrating resources for economic development, in particular public
infrastructure improvements and commercial corridor rehabilitation, the CBC will provide a
visible improvement to the corridor that can serve as the foundation to incentize private
investment.
The following is the criteria used to select the Commercial Business Corridors:
• Existing market conditions
• Planned capital improvements
• Tangible opportunity for revitalization (likelihood of future development)
▪ Proximity to Model Blocks
• Commission and staff recommendations
The following are two comparative tables that depict the basic characteristics of the NDZs
and Model Blocks. Afterward, the boundaries are provided for of each of the Neighborhood
Development Zones, Model Blocks, and the Commercial Business Corridors.
City of Miami Consolidated Plan DRAFT
Table 12: General Characteristics of the NDZs, 2000
Neighborhood Total Median % of MI % with Children 18 % Female Population 65 Housing % Owner % Age of
Development Zone Households Income with No High and Under (% Headed and Over (% Units °templed Housing
income School of Children In HH with of Seniors in Housing Stock Built
SIM or Diploma City of Mond) children the Cky of Units Before 1970
less* (25 18 and Miami) (Over 30
years+) under years old)
Allapattah 6,123 517,865 37% 64% 4,282 (6%) 13% 2,598 (4%) 6,489 20% 77%
Coconut Grove 912 $28,043 25% 37% 643 (1%) 24% 321 (1%) 1,094 324 89%
Edison/LittIe River/Little
Flaiti 9,850 519,526 35% 57% 9,306 (11%) 20% 3,377 (5%) 11,617 28% 90%
Little Havana 17,501 $14.910 40% 66% 10,183 (14%) 10% 8.446 (14%) 18,572 9% 83%
Model City 4,449 $15,615 43% 48% 4,844 (6%) 36% 1,252 (2%) 5,288 25% 84%
Overtown 3,646 $13,212 46% 54% 3,315 (4%) 27% 915 (1%) 4,841 13% 82%
Wynwood 1,361 514,794 44% 74% 1,307 (2%) 20% 380 (1%) 1,504 21% 87%
Total in NDZs 43,842 - 35% 61% 33,880 (43%) 17% 17,289 (28%) 49,311 18% 84%
City of Miami
134,344 S23,483 27% 47% 78,797 (100%) 9% 61.768 (100%) 148,554 35% 81%
Source: US Census Bureau, 2000
City of Miami Consolidated Plan DRAFT
30
Neighborhoods Defined
Allapattah
Neighborhood Development Zone
In the Allapattah neighborhood. the City has (2) NDZs. One area is bounded by
N. W. 17'h Avenue to the East, N. W. 20th Street to the South, N. W. 27th Avenue to
the West, and N.W. 36th Street to the North. The other will be bounded by N. W.
20th Street to the North, N. W. 14lh Avenue to the East, N. W. 17`h Avenue to the
West, and N. W. 14'h Street to the South.
Model Blocks
NW 23r Street to the South, NW 28th Street to the North, 27'h Avenue to the West
and 22"d Avenue to the East (Census block group: 24022)
Community Business Corridors
20th Street Merchant Corridor: NW 20'h Street from 17t Avenue to the East to
27'h Avenue to the West
Civic Center Corridors:
20'h Street from 1-95 to the East to 12'h Avenue to the West
12'h Avenue from the Miami River to NW 20'h Street
The initial settlement of the Allapattah community began as early as 1856. Today, Allapattah
represents the largest industrial area in the City. It is also home to one of the City's primary
economic engines, the Civic Center. Because of its central location in Miami -Dade County
and proximity to downtown, the airport and seaport, the Allapattah NDZ offers an opportunity
for the City to further promote its community and economic development strategy. The
following is a list of areas of opportunity for growth within and surrounding the Allapattah
neighborhood,
20th Street Merchant's Corridor: The Merchant Corridor is located between 27th and 17th
Avenues (and is also the Allapattah NW 20th Street CBC), It is well known for its multiple
garment manufacturing and wholesale retail outlets that attract buyers and international
exporters, especially from Latin America and the Caribbean.
Civic Center: The Miami Partnership, a joint plan between the City of Miami and the
University of Miami (UM), calls for the pooling for resources and economic leveraging to
implement a neighborhood master plan for the Civic Center. In addition to UM's Jackson
Memorial Medical Center, the Civic Center is home to many assets such as the Veteran
Medical Administration Center, Cedars Medical Center, the Richard Gerstein Justice
Building, the Satte Attorney's Office, the Miami -Dade Community College Medical Campus
and the Linsey Hopkins Technical Education Center. These and other establishments bring
hundreds of medical students to the area, as well as tens of thousands of people who visit or
work in the Civic Center area. The plan envisions restoring natural areas and greenways,
creating an entertainment and living complex, establishing an outdoor marketplace, improving
the transit stations, and creating a diverse mix of housing for students, senior citizens, and
families. The Civic Center area is bounded by NW 20'' Street, the Miami River, NW 71h'
Avenue, and NW 126 Avenue.
Allapattah Produce Market: The Allapattah Produce District is bounded approximately by
NW 10th Avenue to the east and NW 17th Avenue to west and between NW 20`s and 24th
City of Miami Consolidated Plan DRAFT 31
Streets. The largest open-air food distribution center in Miami, serves local supermarkets and
"bodegas" alike with the freshest variety of South Florida produce, tropical fruits and many
other products. The District is considered a major employment center and has been estimated
to have over 2,000 employees, primarily in low to semi -skilled capacity that is consistent with
skills of the inner city workforce.
Allapattah Industrial District: The largest industrial area of the City is located in Allapattah.
Many trades are well represented here and a wide range of services are offered- clothes
manufacturers, auto repair shops, paint and body shops, carpentry and upholstery shops,
shipyards and dry docks located along the banks of the Miami River.
Goodwill Manufacturing Facilities: The U.S. Department of Conunerce's expansion of
Goodwill manufacturing facilities (located in Allapattah at 2121 NW 21' Street) will likely
have a significant impact on the community. The expansion will include an additional
40,000 square feet of factory space, create hundreds of Goodwill jobs and help train over
2,000 additional people with disabilities and special needs for placement in jobs.
City of Miami Consolidated Plan DRAFT 32
Coconut Grove
Neighborhood Development Zone
The Coconut Grove NDZ is bounded by Day Avenue to the North, Franklin
Avenue to the South, SW 32"'' Avenue (McDonald) to the East and SW 37`h
Avenue to the West
Model Block
Same as the NDZ described above
Business Development Corridor
Grand Avenue from SW 32 Avenue to the East to Jefferson Street to the West
The Coconut Grove NDZ, also knows as "West Grove," is one of the oldest neighborhoods in
the City of Miami. It was established more than a century ago and settled by people from the
Bahamas. Descendants of the first families still live here. This area's design and location are a
tribute to the richness and bounty which represents generations of South Florida pioneers and
settlers. Their contributions have been invaluable to the history of the Grove. Today the
original Bahamas -style pine houses still stand and are historically preserved as a tribute to the
rich history of this neighborhood and its people.
Although millions have been spent trying to revitalize the West Grove, it still contrasts
sharply with its affluent neighbors, with 25 percent of residents earning $ 1 2,000 or less just
blocks from the upscale CocoWalk mall and downtown Coconut Grove.
The biggest challenge today in the West Grove is ameliorating the effects of gentrification
brought about by land values in the area. Homes within a block of the West Grove border
having tripled in value the past five years- some now worth nearly a half -million dollars. To
this end, a collaborative effort has taken shape with the UM's Center for Urban and
Community Design, the Knight foundation, the U.S. Housing and Urban Development
Department (HUD), Miami -Dade County, the City of Miami and local residents The group
plans to rehabilitate decaying homes, develop affordable housing, attract successful
businesses, beautify the neighborhood and offer community education programs; all the while
maintaining the neighborhood's Bahamian characteristics.
Recent improvements: Virrick Park, once crime ridden, was cleaned up during a $3 million
restoration project; abandoned homes were shut down and rebuilt; Code enforcement has
improved; the first national chain in the community's history, CVS Pharmacy, recently opened
its doors.
Grand Avenue: The Grand Avenue Vision Plan for the West Grove was funded in part by the
Knight Foundation, HUD, and the City of Miami. Recommendations to revitalize the
commercial corridor included an infill strategy and mixed use development. Though there are
no dollars yet attached to these recommendations, the long awaited plans to landscape and
widen the sidewalks along Grand Avenue to make it more pedestrian friendly and help turn it
into a fertile commercial district are finally in the development stages.
City of Miami Consolidated Plan DRAFT 33
Edison/East Little River/Little Haiti
Neighborhood Development Zone
The Edison/Little River/Little Haiti NDZ will be bounded by N. W. 79r Street to
the North, N.E. 2"d Avenue to the East; 1-95 to the West and N. W. 54`h Street to
the South.
Model Block
54'h Street to the South, 62"`! Street to the North, NE 4rh Court to the East and NE
2"d Avenue to the West (Census block group: 20041)
Business Development Corridor
54th Street from NE Miami Avenue to the West to NE 4`h Court to the East
62"`+ Street (MLK Blvd.) from NE Miami Avenue to the West to NE 4th Court to
the East
NE 2ni1 Avenue from 54th to the South to 62"`r Street (MLK Blvd.) to the North
The Edison/East Little River/ Little Haiti NDZ spans the old Miami neighborhoods of Lemon
City, Edison Center, Little River and Buena Vista (a historic residential enclave of
Mediterranean style homes). Similar to other communities in Miami -Dade County that have
served as havens for immigrants from other communities, today, this NDZ is home to a large
Haitian population. The following is a list of areas of opportunity for growth within and
surrounding the Edison/Little River/Little Haiti NDZ.
Creole District: The heart of the NDZ is sometimes referred to as the Creole District. The
district is a commercial stretch of NE 2"d Avenue that extends north of NE 54'h Street to NE
62"d Street (Martin Luther King Boulevard). The commercial node of the Edison/Little
River/Little Haiti NDZ is located at the juncture of NE 59th Street and NE 2"d Avenue in the
general vicinity of the former Caribbean Market. The commercial strip along NE 2"d Avenue
is comprised of numerous food, variety, and hair and beauty supplies stores.
Little Haiti Park: The park is envisioned to be a first class, full service park that would
include four non-contiguous components: recreational, cultural, governmental, and child
development. With $25 million available, the City's plan is to build soccer fields and improve
the area around former Caribbean Marketplace at Northeast Second Avenue and 59th Terrace.
The Caribbean Marketplace would be the "Cultural Component" which includes a will feature
a Black Box Theatre and a "state -of-the-art" dance facility. Additionally, the redeveloped
Caribbean Marketplace will include an art gallery and community room. The development of
the Market Place is an attempt to reopen an important community landmark that first opened
its doors in 1990 and was a place where the locals would meet and shop. Once completed, the
Caribbean Marketplace is expected to help reenergize the neighborhood and bring a much
needed economic revival to the area, where locals and visitors will have the opportunity to
patronage area restaurants, galleries, boutiques, and specialty stores.
The 54th Street/Martin Luther King (MLK) Boulevard Commercial Corridors: A recent
market study serves as an economic primer for subsequent corridor and "gateway" master
plans along the two corridors which run through the Little Haiti and Model City
neighborhoods. The findings from this study will inform future planning initiatives of the
local market and serve as the economic underpinnings for future planning decisions. The City
of Miami plans on focusing its redevelopment along these two corridors —specifically street
and landscape improvements along the MLK Boulevard; initial discussions have taken place
with Miami Dade County and the City of Hialeah to expand the revitalization efforts along the
corridors outside the City's jurisdiction.
City of Miami Consolidated Plan DRAFT 34
The Design District: The District is generally considered one of the five most important
centers for the home furnishings and interior design industries in the U.S. The heart of the
Design District is NE 40`h Street and the surrounding 10 block area. The area has a
concentration of showrooms, art galleries, furniture and fabrics that cater to the residential and
commercial interior design and architectural industry.
Little River Industrial Park: The Edison/Little River/Little Haiti NDZ houses an industrial
center of growing economic importance, becoming one of the major employers in the area and
one of the major manufacturing and distribution centers in the City. Light manufacturing and
warehouse uses are concentrated in Little River Industrial Park on NE 4'h Court and in
scattered locations along the FEC right-of-way.
City of Miami Consolidated Plan DRAFT 35
Little Havana
East Little Havana
Neighborhood Development Zone
The Little Havana NDZ is bounded by 17'h Avenue to the West and Flagler
Street to the South. The northern section runs along the Commission Boundary
to the Miami River and continues on a Southeasterly direction along the
shoreline to Flagler Street.
Model Block
NW I" Street to the South, Miami River to the North, NW 10`h Avenue to the
West, NW 6'h Court to the East (Census block groups: 52021, 52022)
Business Development Corridor
Flagler from 12`h Avenue to the West to the River
West Little Havana
Neighborhood Development Zone/Model Block
The West Little Havana NDZ is bounded by SW 8`h Street to the North, SW 12th
Street to the South, 32"d Avenue to the West and 27'h Avenue to the East
(Census block group: 63012 and 63011)
Business Development Corridor
SW 27t Avenue from 8'h Street to the North to 12'h Street to the South
SW 8`h Street from 32'd Avenue to the West to 27'h Avenue to the East
Little Havana, located west of downtown Miami, has emerged in the last 30 years as a vibrant
Cuban enclave. In recent years, the area has seen a great influx of other immigrants
contributing to ethnic vitality of Little Havana. In fact, recently arrived Central Americans
have settled in what was previously Northeast Little Havana. This enclave has come to be
known as Little Managua and in its own way is as distinctive from Little Havana.
Little Havana is a stable neighborhood with an overall residential mix that includes a diverse
blend of low and high-rise mufti -family apartment buildings, duplexes and single-family
homes. A centrally located business district is comprised of offices, restaurants, entertainment
and diverse shopping opportunities.
The following is a list of areas of opportunity for growth within and surrounding the Little
Havana NDZ:
Miami River Corridor: Recently the Miami River Corridor Urban Infill Plan was completed
and recommended that the East Little Havana Model Block area be targeted for urban infill
housing. The plan also recommended that Flagler Street west of the river (The Little Havana
CBC) be targeted for streetscape improvements.
Flagler Street Commercial Corridor: The Flagler Street Corridor begins in Downtown to
the east and continues west over the Miami River into Little Havana. The eastern portion of
the corridor is in the heart of downtown and is currently enjoying the beginning of a
renaissance. The projected influx of residents to downtown is expected to help this sagging
downtown commercial corridor and possibly economic opportunity will spillover into Little
Havana. The high density of residents in Little Havana (the highest in the City), though poor,
City of Miami Consolidated Plan DRAFT 36
together may result in high density levels-offpurchasing power to make the westem portion of
the corridor possible.
Calle Ocho Commercial Corridor: Not located within the NDZ, but perhaps Little Havana's
most well known commercial corridor is SW fi h Street, also known as Calle Ocho. The
corridor is populated by business such as restaurants, botanicas, small shops, car dealerships,
record stores and cigar factories. The area also has cultural importance such as the Domino
Park and Cuban Memorial Boulevard, which offer residents a focal point for community
gatherings and daily socializing, celebrations, and political demonstrations. Calle Ocho is
also known as the site of the nation's largest block party that annual attracts one million
people on a single day.
•
City of Miami Consolidated Plan DRAFT 37
Model City
II Neighborhood Development Zone
The Model City NDZ is bounded by NW 7157 Street to the North and by NW 7'h
Avenue to the East. The Western boundary runs South along 17'h Avenue until
NW 58th Street. On NW 58'h Street the boundary heads East until 19'h Avenue.
From 19'h Avenue, the boundary extends South to NW 40'h Street, where it runs
East again to 17'h Avenue. On 17t Avenue, the boundary extends North to NW
541h Street. NW 54'h Street continues East until NW 7th Avenue.
Model Block
NW 59'h Street to the North, NW 55'h Street to the South, NW 7 Court to the East,
NW 16'h Avenue to the West (Census block groups: 19037, 19034, and 19041)
Business Development Corridors
NW 17m Avenue from 54'h Street to the South to NW 62nd Street
NW 54'h Street from 17'h Avenue to the West to NW 14'h Avenue
NW 62"i Street (Martin Luther King Blvd) from 1-95 West to NW 17''' Avenue
The Model City NDZ is made up of mostly of African -American residents and is located in
the northwest quarter of the City. The area is an underserved consumer market that has long
been in need of modern and diversified neighborhood shopping. It was once a thriving area
that went into decline since the 1980 civil disturbance. Since the late 1980's, there has been
some success enjoyed along the NW 7"1' Avenue commercial corridor. This was due, in part,
to new apartment buildings that brought more customers to the area.
Model City currently consists of a number of districts including residential, commercial,
cultural and educational that together comprise a community of quiet homes in low density
neighborhoods and entrepreneurial activity. But it is also an area in transition -with local
business leaders together with active community members shaping a new and better quality of
life within the neighborhood.
Affordable housing in Model City also received a tremendous boost with the completion of
the $5.5 million Edison Towers, the first new high-rise in the area in a long time. In addition,
Edison Gardens and Edison Terraces also provide quality residential developments in the
area, along with the New Horizons Apartments for the elderly, symbolizing a new
commitment to providing decent housing at reasonable costs for the aged in Model City.
Community assets include: Belafonte-Tacolcy Youth Center, Model City Mini Police
Station, African Square Park -a theme park managed by the Urban League of Greater Miami,
Inc., the James E. Scott Community Association -a center for a variety of social skills training
program, and in close proximity is the Miami -Dade Community College North Campus, a
valuable community resource, offers day and night classes for the development of business
skills among minorities.
The 54th Street/ Martin Luther King (MLK) Boulevard Commercial Corridors: A recent
market study serves as an economic primer for subsequent corridor and "gateway" master
plans along the two corridors which run through the Little Haiti and Model City
neighborhoods. Multiple projects are planned specifically in Model City on MLK Boulevard:
1) Private developers will begin construction by the end of the year on a $10 million plaza at
the site of the old Edison Plaza. The buildings will be demolished and replaced with an
expanded two-story complex that will house a Foot Locker, a super market, restaurants, and
retail outlets. 2) The City and Miami -Dade County have committed $3 million for facade
improvements and street and along MLK Boulevard between NW 7th Avenue and NW 3711'
City of Miami Consolidated Plan DRAFT 38
Avenue. 3) A cultural Art Walk, similar in concept to gold star tribute sidewalk in Little
Havana, is planned where local and national celebrities can leave their footprints. 4)
Monuments and internet kiosks are proposed to pay tribute to Martin Luther King, Jr. as well
as other African American and Haitian- leaders. 5) A less developed plan is on the drawing
board for a transportation hub with a much needed parking garage. The federal government
has allocated $4.5 million to acquire the property near MLK Boulevard and NW 7th Street.
Poinciana Industrial Park: Model City area borders Poinciana Industrial Park, a large
industrial park, which when fully developed will offer employment for 800 people in light
manufacturing jobs.
City of Miami Consolidated Plan DRAFT 39
Overtown
Neighborhood Development Zone
The Overtown NDZ is bounded by NW 20`h Terrace to the North, the F.E.C.
railroad tracks to the east, 1-95, SR 836 and the Miami River to the West, and
NW 5`h Street to the South.
Model Blocks
There are 2 Model Blocks in Overtown: One focuses on housing preservation
and the second area has opportunities for new construction.
Housing Preservation Block- NW 11`h Street to the South, NW 7th Avenue to the
East, Commission District Northwest (Census block group: 30012)
New Construction — NW 20'h Street to the North, 1-95 to the West, Commission
Dist boundary to the East (NW 2nd Court) and NW 14'h Terrace to the South
(Census block group: 31002)
Business Development Corridor
NW 3rd Avenue from NW 5rh Street to the South to 1-395 to the North
Overtown is located directly north of Downtown. After Coconut Grove, this neighborhood is
the second oldest Black community in Miami -Dade County. The community became a
vibrant neighborhood and was considered the Black economic and social mecca of South
Florida. By 1965 much of Overtown had been razed for highway construction and "urban
renewal." Interstate 95, a ten lane expressway which today is Miami's primary north -south
artery, along with the East-West Dolphin Expressway (State route 836) were both constructed
directly through the heart of Overtown during the 1960s. With the exception of the Southeast
Overtown/Park West Redevelopment Area, the Overtown Community remains in a
deteriorated state with substandard housing, abandoned and boarded -up buildings, minimum
social services, and a lack of local employment and economic development opportunities
There is a perception on the part of Overtown's residents that the many would like to see the
area gentrified since it is directly in the path of the northward development of Downtown
Miami and in the middle of the proposed Downtown Overtown. If the gentrification issues
can be resolved, the following is a list of areas of opportunity for growth within and
surrounding the Overtown NDZ:
NW Third Avenue Corridor: The corridor (also identified as the CBC for Overtown) is
located between NW 5th Street to the South to 1-395 to the North. This stretch of road is
considered to be a catalyst to the revitalization of Overtown as a whole. The corridor was
designated in 1998 by the City of Miami Commission as "The Historic Overtown Priority
Business Corridor." Since then investment in facade improvements have begun to make a
transformation in the look and feel of this commercial corridor. In addition, the Miami
Community Redevelopment Agency (CRA) has made some improvements to the Overtown
area in and around 3rd Avenue over the past 10 years. The most significant project the CRA
has completed in the past four years is to provide infrastructure and support for the club
district and the Technology Center of the Americas, otherwise known as the Network Access
Point (NAP), next to Miami Arena. Of the five recent projects completed by the CRA, four
are parking lots along Third Avenue.
Overtown Historic Folklife Village: The Folklife Village is envisioned as a mixed -use
marketplace covering the two blocks between NW 2"d and 311 Avenues and NW 91h and 10th
Streets . The Village boundaries encompass the historic core of Overtown. Within this core
City of Miami Consolidated Plan DRAFT 40
were a number of historic properties including the Lyric Theater, the Ward Rooming House,
the Johnson X-Ray Clinic, the Dorsey House and the Cola -Nip Building. The redevelopment
vision calls for the reconstruction of structures that were demolished or have fallen into
disrepair and their adaptive reuse commercial and cultural purposes. Design standards that
reflect the character of the areas for new construction and streetscape element are under
development. In addition a "Jazz Walk of Fame", sculpture garden, and rehearsal and studio
spaces have been proposed for the area.
Downtown Overtown: Crosswinds Communities of Michigan, a private developer, has
proposed building what has been dubbed Downtown Overtown -a 1,300 to 1,500-unit mixed -
income residential development on mostly government -owned lots in central Overtown
surrounding the Lyric Theatre. Part of the proposal calls for 200 of the units to be affordable
housing, of which 50 would be available to current Overtown residents. The project would
also include a commercial component that would be made up of tens of thousands of feet of
mixed use space at street level. The development would till most of the vacant land at the
neighborhood's historic heart and is considered the largest private redevelopment project in
Overtown's history. The project is pending a resolution of a lawsuit over development rights
stemming from the existing Poinciana Village condominiums.
Overtown Transit Village: The village is envisioned to be the site of a new Miami -Dade
County office building (341,000 square feet), retail space, and a large parking garage adjacent
to a Metrorail station. Nearly 1,800 employees are expected to work in the village. The
center is expected to open in 2006 and estimated to cost $45, million dollars with the county
paying the expense.
Modifications to 1-395: The Miami -Dade County Metropolitan Planning Organization
(MPO) has been considering modifications to I-395 between 1-95 and the Macarthur
Causeway. Various scenarios have been presented by the Florida Department of
Transportation, the apparent favored alternative being the one with trenched though -lanes
with at -grade frontage roads. Park West and the Omni area would be reconnected with
bridges for City streets spanning the travel lanes below. The intent is to integrate the northern
part of the Overtown neighborhood and the envisioned Midtown with the rest of Overtown
and Downtown to the south
City of Miami Consolidated Plan DRAFT 41
Wynwood
Neighborhood Development Zone
The Wynwood NDZ is bounded to the North by N.W. 36'h Street, East by Miami
Avenue, South by NW 29'h Street, and West by 1-95.
Mode! Block
NW 36'h Street to the North, 29th Street to the South, North Miami Avenue to the
East and NW 4'h Avenue to the West (Census block group: 26003, 26002)
Business Development Corridor
NW 2nd Avenue from 29`h Street to the South to 36,h Street to the North
Wynwood offers a cultural and commercial cross section of contemporary life in Miami
today. The Old San Juan section of Wynwood, commonly known as el "Barrio", gives this
section of Miami a Caribbean flair, serving as the City's center of Puerto Rican culture and
social activity. Roberto Clemente Park, named for one of Puerto Rico's greatest baseball stars,
is a popular spot in the heart of this neighborhood. However, with Wynwood in the midst of
becoming Miami's "midtown," the neighborhood will have to confront gentrification issues.
The following is a list of areas of opportunity for growth within and surrounding the
Wynwood NDZ:
Midtown Miami: The proposed Midtown Miami is an approximate 55 acre mixed -use
development on the former FEC Railroad site immediately south of the City's Design District
and east of the Wynwood NDZ. The project area boundaries are - Northeast 36th Street on
the north, rail tracks along Northeast Second Avenue on the east, North Miami Avenue on the
west and Northeast 29th Avenue on the south The nearly 18-city block development will
consist of 2,800 condominiums, a 150,000 square foot office tower, a 200 room condo/hotel
and approximately 119,000 square feet of retail and restaurants on the ground floors of the
office and condo towers. The adjacent Shops at Midtown will consist of approximately
599,640 square feet of national anchor tenants, retail and restaurants. The project will also
include substantial off -site public infrastructure improvements to adjoining streets and
intersections. Up to $170 million in revenues from a special tax district created by the City of
Miami and Miami -Dade County will help build the $1.2 billion Midtown Miami project. The
project could qualify for a $2 million Economic Development Administration grant from the
US Department of Commerce, a $2.5 million Florida Department of Transportation grant, an
$800,000 loan from the South Florida Regional Planning Council and a $400,000 Brownfields
Economic Development Initiative loan from the county. Also a possibility is a $20.6 million
Section 108 loan by HUD through the county for infrastructure. Developers say more than
700 full-time jobs will be created in the seven years expected for construction. In addition,
the City anticipates a $314.5 million in tax revenues in 30 years if all the phases are built and
$198 million if only two phases are completed
Wynwood Art District: Hailed as the "New South Beach" the Wynwood Art District is on
the cutting edge. Wynwood recently been transformed from a poor, industrial neighborhood
to a budding artist colony with now over thirty contemporary galleries showcasing works by
artists such as Art Basel and Dustin Orlando. Also located in the area is the Bakehouse art
complex, a training locale and exposition center for many aspiring local artists and craftsmen
which boasts the only certified jewelry school in the Southeastern United States.
Fashion and Garment District: Nearby, the Fashion and Garment District is a concentration
of manufacturing and wholesale distribution retail outlets that have special appeal for
shoppers from all over the world. Light manufacturing and warehouse uses are also
concentrated near this area.
City of Miami Consolidated Plan DRAFT 42
VI. General Housing Needs
Assessment
Current and Projected Housing Demand in
the City of Miami
Background.
The purpose of this Housing Needs Assessment is to provide an estimate of housing needs
projected for 2010. Housing needs represent the human or "demand" side of the City's
housing environment. Together with the following "Housing Market Study" section of the
plan, a comprehensive analysis is put forth with the goal of guiding subsequent plans and
policies. This Housing Needs Assessment begins with an analysis of affordability based on
family incomes and an explanation of housing assistance, including eligibility criteria and the
various housing programs available. The Needs Assessment then focuses on households in
need of assistance and projections for the extremely low-income to moderate income
population. Finally, specific housing problems, such as cost burden, substandard housing and
overcrowding, are discussed.
The objectives of a housing needs assessment within a consolidated plan are to:
■ Increase the availability of permanent housing that is affordable to low-
income residents without discrimination
* Retain affordable housing stock
■ Reduce the isolation of income groups within areas by increasing housing
opportunities and revitalizing deteriorating neighborhoods
Low -to -Moderate Household Needs
Low to Moderate Households Defined
Affordability is defined as gross housing expenses less than or equal to 30 percent of a
household's gross income. Four income levels are considered in this assessment, three of
which need housing assistance: extremely low-income, low-income, moderate income and
middle -income, The respective income levels as percent of area median are as follows:
lueuinr I vac]
.Extremely Low -Income
Low -Income
Moderate Income
Middle -Income
City of Miami Consolidated Plan DRAFT
lrcu'ti \1411cil1 I:milt Inru,nc I" I
Below 30 Percent
Between 31 And 50 Percent
Between 51 And 80 Percent.
Above 80 Percent
4�.
\,ea'} \le.luui 1 ruin' !MOH t 0,1
$12,100
S20,150
$32,500
Above $32,500
43
The 80 percent of median income figure is a traditional measure of eligibility for
programmatic housing assistance. For example, all beneficiaries of the federal public housing
programs, such as the Low -Income Housing Tax Credit and, in most cases, Section 8 Housing
Vouchers, and federal HOME program must have incomes below this amount. It should be
noted that low-income households are likely to have a large portion of their income taken up
by housing costs. This limits these households' ability to afford other necessities.
Households with incomes above 80 percent, considered middle -income, do not qualify for
housing assistance programs.
Housing Assistance for Low to Moderate Households
The U.S. Department of Housing and Urbana Development's (HUD) definition of an assisted
household, for the purpose of identification of priority needs, goals, and specific objectives, is
"one that will receive benefits through the investment of Federal funds, either alone or in
conjunction with the investment of other public or private funds." A renter is benefited if the
household or person takes occupancy of affordable housing that is newly acquired (standard
housing), newly rehabilitated, or newly constructed, and/or receives rental assistance through
new budget authority. An existing homeowner is benefited if the home's rehabilitation is
completed. A homebuyer is benefited if a home is purchased during the year. Households
that will benefit from more than one program (e.g. a renter who receives rental assistance
while occupying newly rehabilitated housing) must be counted only once. To be included, the
household's housing unit must, at a minimum, satisfy the HUD Section 8 Housing Quality
Standards (see, e.g. 24 CFR 882.109).
Eligible Households Defined
While most assisted developments have certain income restrictions in place, others do not,
such as some properties assisted by the HUD. However, since they were developed under
strict unit cost limitations, the resulting housing product is typically affordable to households
at lower income levels. Tenant eligibility requirements typically vary depending upon the
different programs that have been used to fund a particular development. Often, these
requirements include income restrictions, although some properties do not have explicit
income restrictions.
Developments may be designated to serve families, the elderly, and other groups. A
development designated "family" serves the general population. These developments may
serve any household of qualifying income, including those with only one person. They may
also serve the elderly, the disabled or other special needs populations. This chapter will be
limited to the analysis general housing needs. An analysis of the housing needs of the elderly,
the disabled, the homeless and other special needs populations will be discussed in the
chapters following this section,
Inventory of Assists Housing:Units'
According to the Inventory of Assisted Rental Housing compiled by the Florida Housing Data
Clearinghouse, the City of Miami had a total of 4,141 units in 62 developments in 2003. Not
all of these units are counted as assisted housing though, since some are used for caretakers
and other persons who are not in the assisted housing population. The number of assisted
units for the City is 4,076, that is 98.4 percent of the total.
Florida Housing Data Clearinghouse Inventory of Assisted Rental Housing, 2003.
City of Miami Consolidated Plan DRAFT
44
More than 70 percent of assisted housing units are provided through programs administered
by HUD. These properties include those funded under the following programs: Section 202,
Section 811, Section 236, Section 8 New Construction and Rehabilitation, Sections 22l(d)3
and 221(d)4. Although Section 236 and Section 8 New Construction and Rehabilitation
programs are no longer active, many properties funded in the past continue to provide
affordable housing in Florida.
Some developments receive assistance from multiple funding sources. In addition to the
programs mentioned above under HUD Multi -Family, other funding sources include:
■ Bonds: Developments financed with bonds typically make use of tax-
exempt financing available through state and local governments. The
federal government limits the amount of tax-exempt bonds that can be
issued within a state in any given year. This maximum is based upon state
population.
• Guarantee: These developments have received assistance in the form of
loan guarantees from the Florida Housing Finance Corporation, sometimes
in conjunction with a guarantee offered by the U.S. Department of Housing
and Urban Development.
• Housing Credits: This is a tax incentive program known as the Low
Income Housing Tax Credit. Each year, the federal government allocates
housing tax credits to the states for new construction or substantial
rehabilitation of rental housing based on state population. When a for -profit
or nonprofit developer is successful in the state-wide competition for Low
Income Housing Tax Credit resources, they typically sell the tax credits to
Iarge investors in order to raise equity capital for the construction or
substantial rehabilitation of rental housing serving households at or below
60 percent of Area Median Income.
■ HUD Risk Sharing: This program is a joint effort between the Florida
Housing Finance Corporation and the U.S. Department of Housing and
Urban Development. Properties with this designation have received some
form of loan guarantee through this cooperative effort between state and
federal government.
• SAIL: Under this program, properties receive financing through the State
Apartment Incentive Loan administered by the Florida Housing Finance
Corporation. SAIL funds are provided through the State Housing Trust
Fund.
Table 13: Housing Programs and Respective Number ofl.'nits, City of Miami, 2003
Ulmilia ‘,ourcv
Bonds
Bonds / Guarantee / Housing Credits / HUD Risk Sharing
Bonds / HUD Multi -Family
Housing Credits
Housing Credits / HUD Multi -Family
Housing Credits / SAIL
HUD Multi -Family
SAIL
Total
City of Miami Consolidated Plan DRAFT
111111111111
150.
174
250
269
122
212
2,842
57
4,076
151
174
252
125
122
212
3,025
80
4,141
45
Current and Projected Need for Housing Assistance `'_ 20111111111
Methodology
The University of Florida's Shimberg Center for Affordable Housing calculated the following
projections for housing in this section and for the special housing needs of large family in the
"Special Needs Housing Assessment" chapter in this report. The projections are based on
2000 census data of existing housing supply as a baseline to project the housing demand and
supply through 2010.
Projections for Household Income
In the year 2000, of a total of 134,198 households in the City of Miami, 19.1 percent had
incomes below 30 percent of area median, 32.2 percent had incomes below 50 percent of area
median, and 49.6 percent of all households had incomes below 80 percent of are median. A
slight increase in each one of these categories is likely to occur. Projections show that by the
year 2010, 19.2 percent of all households will have incomes below 30 percent of area median,
32.4 percent will have incomes below 50 percent of area median, and 49.8 percent of all
households will have incomes below 80 percent of area median.
Figure 1: Projection of Household Income as Percent of Area Median, City of Miami: 2010
50,000
40,000
w
v
30,000
2
E
z
20,000
10,000
0
46,911
<20% 20-29.8% 30.39.9% 40.49.9% 50-59.9% 90-79.8% 80-119.9% More than
119.9%
Income as Percent of Area Median
Given the large proportion of low-income households in the City of Miami, the projection for
2010 is that 72,231 households will need housing assistance. This means that, based solely on
their family income, almost 50 percent of all households will qualify for assistance programs
by 2010.
Finding:
Given the large proportion of low-income households in the City of Miami,
almost 50 percent of all households will qual f for assistance programs by
2010.
City of Miami Consolidated Plan DRAFT 46
Figure 3: Households in Need of Housing Assistance, City of Miami: 2010
Moderate -
income HH
25,192
Low -Income
HH 19,188
Extremely low.
income HH
27,851
Extremely Low -Income
Extremely low-income households have incomes at or below 30 percent of the area median.
The 2010 projections for the City of Miami show that almost 20 percent of all households will
be in the extremely low-income category. Extremely low-income households will represent
38 percent of households in need of housing assistance. Of the 27,851 extremely low-income
households, 85 percent will be renters and only 15 percent will be owners. The majority of
extremely low-income households will have only one or two persons.
Low -Income
Low-income households have incomes between 30 and 50 percent of the area median. The
2010 projections for the City of Miami show that 32 percent of all households will be in the
low-income category. Low-income households will represent 27 percent of households in
need of housing assistance. Of the 19,188 low-income households, 78 percent will be renters
and 22 percent will be owners. The majority of low-income households will have only one or
two persons.
Moderate -Income
Moderate -income households have incomes between 50 and 80 percent of area median. The
2010 projections for the City of Miami show that 17.4 percent of all households will be in the
moderate -income category. Moderate -income households will represent 35 percent of
households in need of housing assistance. Of the 25,192 moderate -income households, 72
percent will be renters and 28 percent will be owners. The majority of moderate -income
households wilt have only one or two persons.
Middle -Income
Middle -income households have incomes above 80 percent of the area median. These
households represent half of the total number of households in the City of Miami and do not
need housing assistance. The owner / renter ratio for middle -income households differs from
those who need housing assistance. Of the 72,809 middle -income households, 50 percent will
be renters and 50 percent will be owners. The size of the household and age of the head do
City of Miami Consolidated Plan DRAFT 47
not differ from those households who need housing assistance. The majority of middle -
income households have only one or two persons and most have heads who are between 35 to
54 years of age.
Total Projections by Income Category
The projections for the year 2010 show that the majority of households in the City of Miami,
50.2 percent, will have incomes higher than 80 percent of area's median family income.
Thirty-six percent of all households will be owners and 64 percent will be renters. The
majority of households will have heads of households between 35 and 54 years of age, 38
percent of all heads of household will be in that age category. Less than four percent of
households will have heads of households who are between 15 and 24 years old, and 15
percent of all households will be 75 or older.
These projections suggest that housing assistance programs should be targeting the extremely
low-income population (38 percent) first, then the moderate -income population (35 percent)
and thirdly the low-income population (27 percent). Small households and householders
between 35 and 54 years of age are the ones that need the most assistance, so programs should
be targeting one -bedroom units for middle-aged householders.
Priority Housing Needs:
Projections suggest that the first priority for housing assistance programs
should be given to the extremely low-income population since this group will
make up the largest percent of the population in need of assistance (38%).
Small households and householders between 35 and 54 years of age are
projected to need the most assistance; therefore, housing programs should be
targeting one and two bedroom units.
Housing Problems
Cost Burden Households: current and projected
Cost -burdened households are defined as those spending more than 30 percent of their
household incomes on housing costs, including utilities. In 2000, 41 percent of households
were cost -burdened in the City of Miami. A total of 55,629 households were spending more
than 30 percent of their household incomes on housing. That proportion is estimated to
remain constant to 2010 %/hen over 60,000 households are predicted to be.cost-burdened.
Cost -burden projections for 2010 show that 77 percent of cost -burdened households will be
renters. The largest group is expected to be householders between the ages of 35 and 54,
representing 37 percent of cost -burdened households. Cost -burden decreases as people age;
however, people 75 and older are more cost -burdened than those between 55 and 74 years of
age.
In terms of household income, projections show that those households making between 20
and 30 percent of area median will be more cost -burdened, representing 17 percent of all cost -
burdened households. Households with one or two persons will represent the largest cost -
burdened group, 62 percent of all cost -burdened households, a total of 37,200 households.
Only 12 percent of households with five or more persons will be cost -burdened.
City of Miami Consolidated Plan DRAFT 48
' Figure 4: Projection of Cost Burdened Households, City of Miami: 2010
25,000
20,000
I15,000
10,000
z
5,000
5,368
30-39% 40-49% [ 50+ %
owners
14,691
30.39%
23,424
40-49% 1 50+ %
renters
Severely Cost Burden Households: current and projected
Severely cost -burdened households are defined as those spending more than 50 percent of
their household incomes on housing costs, including utilities. In 2000, 20 percent of
households were severely cost -burdened in the City of Miami. A total of 26,899 households
were spending more than 50 percent of their household incomes on housing. That proportion
is estimated to remain constant to 2010 when almost 30 thousand households are predicted to
be severely cost -burdened.
Severe cost -burden projections for 2010 show that 80 percent of severely cost -burdened
households will be renters. Householders between the ages of 35 and 54 will represent 33
percent of severely cost -burdened households, the largest group. Severe cost -burden
decreases as people age, however, people 75 and older are more severely cost -burdened than
those between 55 and 74 years of age. By 2010, 20 percent of householders over 75 years -old
will be severely cost -burdened. In terms of household income, projections show that those
households with incomes below 30 percent of area median will be more severely cost -
burdened, representing 57 percent of all severely cost -burdened households. Households with
incomes below 50 percent of area median will represent 85 percent of all severely cost -
burdened households. Households with one or two persons will represent the largest severely
cost -burdened group, 66 percent of all severely cost -burdened households, a total of 19,373
households. Only 11 percent of households with five or more persons will be severely cost -
burdened.
City of Miami Consolidated Plan DRAFT 49
Figure 5: Cost Burden and Severe Cost Burden as Related to Income, City of Miami
< 50% AM
Q
m
u
d
a.
N
30%AM
8
• severely cost -burdened
le cost -burdened
0 5,000 10,000 15,000 20,000
Number of Households
24,887
25,000 30,000
Substandard Housing
Substandard housing is defined as housing that does not meet local code standards for
occupancy. Occupied housing units exhibiting one or more of the following characteristics
are considered inadequate: no heating fuel, lacking complete kitchen and/or plumbing
facilities, and overcrowded. In 2000, there were 9,233 units where no fuel was used (6.9
percent), 3,000 units lacking complete kitchen facilities (2 percent) and 2,593 units lacking
complete plumbing facilities (1.7 percent).
Overcrowding
Overcrowded households are defined as those living in housing units with more than one
person per room. In 2000, there were 35,244 overcrowded households in the City of Miami,
that is, 26 percent of all households had more than one person per room.
Neighborhood Development Zones—NDZs
Though the majority of City of Miami residents have minority backgrounds, the prevalence of
ethnic minorities in NDZs suggests a correlation between minority populations and poverty.
It could be argued that most poor households occupy rental housing because it is all they can
afford —though statistics show that renters are more cost -burdened than owners. The high
degree of housing deterioration and low degree of homeownership have aided the erosion of
the various communities.
The following section further summarizes the housing and other relevant social characteristics
of the NDZs.
City of Miami Consolidated Plan DRAFT 50
Table 14: General Housing and Social Characteristics, NDZ.' Census2000
\
Aliapattah
Coconut Grove
Edison/ Little
ltiver/L.inie. Haiti
Little. Havana
Model City
Ovcrtown 3,646 1 3 58 16 35 —44
Wynwood 1,361 21 48 18 35-44.:
City of Miami 134,344 35 58 13 35 — 44
\umber ut
How,' hulilti
fh,ncrti
f Ine I nu
I're mot
Iluusrhulilti
I :u
a1nilit•
I' I','ltl l l l l l l l n li l
(.111111]
11 r.11, mill
PI..11.1nin.1iul
1111111. I.inn1,
Homeownership Rates
All NDZs have homeownership rates that are lower than the City as a whole. This is an
indicator of the correlation between poverty and low rates of homeownership. Little Havana
is the NDZ with the lowest ownership rate and Coconout Grove is the one that more closely
approximates the City's homeownership rate.
Household Size
NDZs do not differ significantly from the City in terms of household size. The majority of
households are single -person or two -person households, while large families represent a
smaller percentage. Wynwood is the NDZ with the smaller percentage of small households.
Edison/Little River/Little Haiti is the NDZ with the highest percentage of large families,
while Coconut Grove and Little Havana are the ones with both a large percentage of one- and
two -person households and a smaller percentage of large families than the City as a whole.
Household Type
In all NDZs more than half of all households are family households; Coconut Grove, Little
Havana and Overtown are the NDZs with a proportion of non -family households larger than
the City's average. NDZs have a lower rate of married -couple families than the City as a a.
whole. While 59 percent of all family households in the City are married couples, less than
30 percent such households exist in Model City and Overtown. Allapattah and Little Havana
are the NDZs that approximate the City's average with 57 percent of family households being
married couples. Model City and Overtown are also the NDZs with the highest proportion of
single, female -headed households, 66 and 61 percent respectively. These two NDZs are
closely followed by Coconut Grove with 57 percent of its households being headed by single
women with children.
City of Miami Consolidated Plan DRAFT 51
Table 15: Household Type, NDZs: Census 2000
I :rnril� liurischuk k
Coconut Grove
Edison/Little
River/Little Haiti
Little Havana
Model City
Overtown
Wynwood
City of Miami
Non I:rinili
IIU41'.1'k111h11 ("„)
\ia1 ricd �'uuplr
:oniilic+ 1"
i•Hidh• II,.111111
*Percent of' Family Households
Age
For the most part, the NDZs predominant age group is the same as the City's: the majority of
householders are between 35 and 44 years old. The exceptions are Model City and
Edison/Little River/Little Haiti: the former has a higher representation of younger people and
most householders are between the ages of 25 and 34, the latter is predominately middle-aged
with the 45 to 54 year -old group representing a larger percentage of householders.
Key Findings from the General Housing Needs Assessment
The following is an extraction of the key issues from this section:
Finding 1:
With half of all households in the City of Miami eligible to qualify for
housing assistance, there is a critical need to identify additional funding
sources to provide affordable housing.
Almost half of all households in the City of Miami have incomes below 80
percent of area median and thus qualify for housing assistance. This finding
indicates the severity of the housing needs in the City of Miami and the limited
amount of resources available to meet the existing need.
It is also important to note that one quarter of the city's households are
overcrowded- also an indicator of housing needs and assistance.
Finding 2: Population projections for the City of Miami indicate a growing need to
assist the extremely low income population
Projections for the year 2010 suggest that housing assistance programs should
be targeting:
1st -extremely low-income population (38 percent)
2nd -moderate-income population (35 percent)
3rd -low-income population (27 percent)
City of Miami Consolidated Plan DRAFT 52
Finding 3: 41 percent Qfthe.households in the City of Miami are cost burdened —the
majority (77 percent) are renters.
20 percent of the households in the City of Miami are severely cost -burdened
(80 percent are renters). Small households represent the largest percentage of
cost -burdened households.
Finding 4: 35 percent of the households in the NDZs earn less than $10,000 a year.
Large concentrations of low-income households within the NDZ can be
attributed to several factors including low wages, lack of education and worker
skills and chronic unemployment. This creates a major impediment for these
intended housing markets.
Finding 5: 73 percent of the NDZ residents are renters.
All NDZs have ownership rates lower than the City's rate. The highest renter
rates occur in Little Havana with 91 percent and closely followed by Overtown
with 87 percent. Most households in need of assistance are one- and two -person
households with a householder between the ages of 35 and 54.
Finding 6: NDZ's population is mostly small household renters between the age of 34
and 44 and either Hispanic or African American.
Neighborhood Development Zones (NDZs) comprise: 1) predominately
minority, 2) single- or two -person households, 3) ownership rates lower than the
City's, and 4) concentration of householders between the ages of 35 and 44.
Finding 7: More than half of all households in the NDZs are family households.
Model City and Overtown have a much lower percentage of married -couple
families than other areas, followed closely by Coconut Grove. These three
NDZs have a large proportion of single, female -headed households.
City of Miami Consolidated Plan. DRAFT 53
VII. Housing Market Study
Profile of the Housing Inventory in the
City of Miami
Housing Market Study Background.
The following Housing Market Section of the City of Miami's HUD Consolidated Plan is
intended to describe the physical or "supply" side of the City's housing environment.
Together with the previous "General Housing Needs Assessment" and the subsequent
"Special Housing Needs Assessment" sections of the plan, a clearer understanding of the
City's housing issues and conditions should emerge that will help guide the subsequent
Strategic Plan.
The objectives of a housing market study within a consolidated plan are to:
■ Analyze Miami -Dade County's existing housing supply or inventory,
including development trends in single and multi -family housing, housing
prices, and residential vacancies and absorption rates.
• Assess the City of Miami's inventory of housing, affordability, and housing
conditions.
• Discuss the "barriers to affordable housing" and specifically those public
and private polices that might raise the cost of housing or discourage its
development and maintenance.
• Establish a list of "critical findings" to serve as the underpinnings for the
Strategic Plan. The findings are based on the combination of key issues
_identified in the Housing Needs Assessment and the Fjousing Market Study,
Miami -Dade Housing Market
Overview
The City of Miami's current housing market has been strongly influenced by a combination of
real estate supply conditions occurring within the larger Miami -Dade market and recent
demand factors that have contributed to a significant increase in housing development activity
within and adjacent to Miami's Central Business District (CBD).
The single greatest factor affecting the City's housing market is the continued growth in
Miami Dade's population. Based on figures from Miami Dade County's Department of
Planning and Zoning, the County 'is projected to experience a population growth increase of
City of Miami Consolidated Plan DRAFT
54
736,466 or 32 percent by the Year 2025. Thisprojected population increase is just under the
County's historical population increase since 1970, a period in which the County grew by
nearly 1.1 million people. The expectation of a sustained population increase is based on the
assumption that Miami Dade County will continue to experience a large immigration inflow
and statistical evidence that the natural increase (the excess of births over deaths), still
contributes more than 40 percent of the population growth.
The population growth of Miami Dade County has a significant impact on housing demand
and supply both within the larger County area and the City of Miami. While the City of
Miami has lagged behind the County in population growth, the City did experience a growth
of nearly 4,000 people flanked by 1990-2000 after previous decades of population decline.
Most significant, is the fact that the largest population gains (nearly 15,000 people) occurred
in the 35-54 age range, a large "working age" group. This population growth can be viewed
as part of a larger demographic trend that has already begun to influence and alter the City of
Miami's housing demand and supply. The following housing market analysis defines this
demographic shift.
Housing Trends and Existing Supply
Between 1975 and 2001, there have been 160,236 single-family and 184,276 multi -family
building permits issued in Miami -Dade County. During this period, Miami -Dade County
averaged 12,600 building permits per year. As shown in Table 16 below, both single-family
and multi -family building permit activity have significantly increased in Miami -Dade County
since 1997.
Table 16.• New Housing Units Authorized by Building Permits, Miami -Dade County 1491-
2003
Near
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2002 (thru Sept.)
2003 (thru Sept.)
.1j II lC I ;,iiiik
1 uii%
4,087
5,020
5,540
5,384
7,364
3,826
5,140
5,052
6,166
5,771
6,307
6,600
5,077
5,586
\lulli 1..111111.1. I nil.
2,865
2,581
3,213
4,942
7,425
2,669
4,469
5,126
6,672
6,485
7,138
6,550
5,155
4,806
6,952
7,601
8,753
10,316.,
14,789
6,495
9409;;,:
10,17§;•
12,838.
12,256
13,445
13,150.
10,232 .,
14,1g1, I.
Percentage Change
2001 vs. 2000 up 9.3percent up 10.1percent up 9.7percent
2002 vs. 2001 up 4.6percent up 8.2percent up 2.2percent
2003 vs. 2002 up 10.0percent down 6.8percent up 1.6percent
Source; Reinhold P. Wolff, Inc. 2004
City of Miami Consolidated Ran DRAFT 55
• " " Unlike the early-1990s (economic recession) and m'i"d-1990s (pent-up demand), building
permit activity in the past seven years has been steady. However, recent building permit
activity reflects increases in both single and multi -family construction. New single-family
homes authorized during the third quarter of 2003 totaled 2,292 units, up 38.5percent percent
over the third quarter of 2002 (see Table 17 below). Single-family housing construction in
2003-2004 is forecast to be the highest since 1995, with most of the activity occurring in the
southern unincorporated areas of Miami -Dade.
Table 17: Single Family Housing Starts, Miami -Dade County 2002-2003
Srpl, ;o, 2110_'
Total Miami -Dade County
Unincorporated Areas
Miami
Miami Reach
Coral Gables
Hialeah
Hialeah Gardens
Homestead
North Miami
North Miami Beach
Other Areas
Source: Reinhold P. Wolff, Inc., 2004
1,655
910
248
62
0
84
0
0
0
0
35
.lour HI, 21101
1;673
1,442
26
6
6
4
5
138
0
2
44
®�
A total of 2,262 multi -family housing units were permitted during the third quarter of 2003,
up a significant 62.9percent from the third quarter of 2002. Multi -family housing starts are
expected to remain steady through 2004. Unlike the geographic concentration of new single-
family housing in South Miami -Dade, new multi -family housing starts are primarily located
in the City of Miami. A total of 1,553 multi -family units were permitted in the City during
the third quarter of 2003 (see Table 18 below).
Table 18: Multifamily Housing Starts, Miami -Dade County 2002-2003
Total Miami -Dade County
Unincorporated Areas
Miami
Miami Beach
Coral Gables
Hialeah
Hialeah Gardens
Homestead
North Miami
North Miami Beach
Other Areas
5rpt„111.201)2
Source: Reinhold P. Wolff, Inc., 2004
1,389
1,217
27
5
14
0
0
92
0
0
34
.lung•, lll_'llll3
1,438
780
368
35
0
139
0
43
0
0
73
II! 'I111 Y
City of Miami Consolidated Plan DRAFT 56
Multi -Family Occupancy and Vacancies
Miami -Dade County's multi -family apartment occupancy rates remain high in all sub -markets
with a 95.7 percent overall occupancy rate reported for the third quarter of 2003. The multi-
family (apartment rentals) vacancy rate for Miami -Dade County increased slightly from 4.3
percent in November 2002 to 4.7percent in November 2003, which represented 2,389 vacant
apartment units. The highest vacancy rates were found in Northeast Miami (8.5percent) and
Central Beach/North Beach (8.0percent). The lowest vacancy rates occurred in Sunset
(0.6percent), Hialeah (1.7percent), East Kendall (2.lpercent) and in the North Gables, South
Gables/South Miami area (2.2percent).
Absorption of New Rentals
Calculating absorption rates requires an understanding of local housing demand and includes
such factors as historical trends in the local market and economic and demographic changes
e.g. newly formed households, households moving into the market and household moving
within the market. Total absorption is also based on the absorption performance of a local
housing market looking at such factors as vacancies, rents and incentive programs. During
the second quarter of 2003, a total of 779 new rental apartment units were absorbed in Miami -
Dade County. This represents a 39.1 percent percent increase from the second quarter in 2002.
A total of 1,746 new apartments were absorbed through June, 2003 up 45.7percent from the
same period in 2002.
For the six month period ending in June 2003 an average of 291 new rental units were
absorbed each month. A total of 1,278 new units were available at the end of June 2003,
which represented 4.4 months of supply at the pace of absorption during that period. During
the six month period an average of 279 units were being completed each month while 257
units were started each month. Through October 2003, there were a total of 4,143 apartment
units under construction in Miami -Dade. However, rental apartment building activity remains
below the estimated demand level for 6,747 units per year according to Reinhold P. Wolff
Economic Research, Inc.
The following tables depict the rental construction activity in Miami -Dade through October
2003. As previously noted, new multi -family housing starts are primarily located within the
City of Miami. This is true for both new rental developments that are "under construction and
lease -up" (Table 19) and rental developments that are "planned" (Table 20). In the category
of new rental developments under construction and lease -up, 4,683 of Miami-Dade's 7,998
total units or 58.9percent are located in the City of Miami. Likewise, in the category of rental
developments that are planned, 2,384 of Miami-Dade's 4,785 total units or 49.8percent are
located in the City of Miami.
City of Miami Consolidated Plan DRAFT 57
Coral Gables
Miami
Miami
Coral Gables
Miami Beach
Sunny Isles
Sunny Isles
Miami
Aventura
Miami
Miami -Dade
Miami -Dade
Miami
Table 19: New Rental Developments Under Construction/Lease-i p, Miami -Dade County:
October 2003
1 ulal ( nih
May-01
Jul-00
1,099 0 0 Apr-01
159 159 112 Fcb-02
614 614 533 Oct-00
111 111 111 Jun-02
500 500 312 Mar-02
288 96 41 Aug-02
377 377 234 Mar-01
645 0 0 Aug-02
144 . 0 0 Jan-03
288 0 0 Oct-02
421 0 0 May-02
Market
mixed -use
Market Rate
Market Rate
Market Rate
Market Rate
Market Rate
Market Rate
Tax Credit
Market Rate
Market Rate
Tax Credit
Tax Credit
Market Rate
I nil( har.rctrritilicy
l uil Stir
Itiel. I II
I(cn1 It.i ii;•i
$1,750-$2,86
$945-$2,Q10
Studio 1 & 2 unknown ' unknown`
Studio 1 & 2 574.1,078 $I,100•$1,900-
Studio 1,2 & 3 .602 - 2,063 $75043,900.
1,2 & 3 707 -1,451 81,49542,993
1,2 & 3 750-.1,489 81,135-82,025
1,2,3 & 4 570 -1,223 5546-8816
1,2 & 3 860. 1,525 81,49545,500
Studio 1,2 & 3 410 - 1,756 .
2&3 914-1,110
1,2 & 3 750 - 1,090
1,2 & 3 unknown
Upscale,`
Affordable 30percaat 1 ;
60percent AM •
$210, $580 35percen1 &
60percent AMI
Upscale
Affordable
Opa-1.acka 216 36 0 Nov-02 Tax Credit 1,2 & 3 625 -1,020 30percentl50percet1
AMI
Miami 608 416 132 Aug-02 Market Rate 1,2 & 3 738 -1,594 $93441,900
Miami -Dade 136 0 0 Feb-03 Tax Credit 1,2 & 3 unknown Low -Income
Coral Gables 150 0 0 Mar-02 Market Rate 1,2 & 3 774 - 1,419 Upscale
Miami 128 0 0 Nov-02 Tax Credit 2 & 3 868 - 1,138 $504$574
Miami 435 0 0 Nov-02 Market Rate Studio 1,2 & 3 529 - 1,147 1,270-3,320 (Preliminary) '
Miami -Dade 212 0 0 May-03 Tax Credit 1,2 & 3 unknown
Miami 204 204 195 Jan-03 Tax Credit l,2 & 3 652.1,170
Miami -Dada 288 288 288 Sep-01 Tax Credit 2,3 & 4 900 -1,175 5581-$728,
Miami 450 0 0 Aug-03 Market Rate Studio 1,2 & 3 943 - 2,375 Upscale
Total: 7,998 3,206 2,343
Source: Reinhold P. Wolff Inc., 2004
UNK a.s:
Affordable 7
40percetn1&60pC Vp
City of Miami Consolidated Plan DRAFT
58
Miami
S. Miarra/Dadeland
Miami .'
Miami
Coral Gables`
S. Miami/Dadeland
Miami
Coral Gables
Miami Beach
Miami
Miami
Miami
Coral Gables
Florida City
Hialeah
Naranja/Goulds
Opa-Locka
Miami -Dade
Total:
Table 21rNew Rental Developittenls Planned, Mianii-Dade County: October 2003
1 nth I'Imitit'tl
1 kw. ,laI I
11;lly
Not Set
Dec-03
Jan-04
Phase I-367, Phase 11=406 Late 3003
140 Not Sat
380 Not Set.
635 1-Nov
225 Nat Set
393 High Rise 4Q-03
200 Not Set
110 Not Set
365 4Q-03
143 Not Set
159 Not Set
300 Not Set
139 Dec-03
102 1-Nov
159 Not Set
4,78S
Source: Reinhold P. Wolff Inc., 2004
City of Miami's Housing Market
1'1.oltt1 1• i,.
Tax Credit
Market Rate
Tax Credit
Market Rate unimown
Market Rate unknown
Market Rate Studio 1,2 & 3
Market Rate Studio 1,2 & 3
Market Rate 1 & 2
Market Rate Studio 1,2 & 3
Tax Credit 1,2 & 3
Tax Credit/Seniors 1 & 2
Market Rate unknown
Market Rate unknown
Tax Credit 2,3 & 4
Tax Credit 1,2 & 3
Tax Credit 2,3 & 4
Tax Credit 2 & 3
Market Rate 1,2 & 3
1 nit I I''•\
If,nl,�r nl Rt-ntS
Inventory
According to the 2000 U.S. Census, there are a total of 148,388 housing units within the City
of Miami, with an increase of 3,838 housing units since 1990. Approximately 35percent of
the City's housing stock is owner -occupied and 65percent renter -occupied. The owner
occupancy rate is nearly 24percent less than Miami -Dade County. The City's overall
residential vacancy rate declined from 9.9 to 9.6 percent between 1990-2000.
The City of Miami's total housing inventory is nearly split between single-family units (1-unit
detached and attached) and multi -family units (5 units and greater). Together, single-family
detached (45,523 units) and 20+ multi -family structures (39,636 units) comprise 57.3percent
of the City's total housing inventory.
Within the HUD Consolidated Plan, the City of Miami has created Neighborhood
Development Zones (NDZs) in eight lower income neighborhoods to help stimulate urban
revitalization and provide affordable homeownership opportunities for the City's workforce.
As shown in Table 21 below, the eight NDZs generally reflect the same distribution of
structure types as the City. Single-family and 20+ multi -family structures comprise the
majority of the NDZs' housing inventory. The main difference between the NDZs and the
City is that a larger percentage of single-family "attached" structures/units are found in most
City of Miami Consolidated Plan DRAFT 59
of the neighborhoods and particularly in the Little Havana and Edison/Little River/Little Haiti
NDZs
Table 21: Total Housing Units by Structure Type, City of Miami NDZs
tier n.i1' i,f).
SINGLE FAMILY •
62,572 2,397 " 625i ;4550 2,606 2,097
1-unit, detached 45,523 1,462 478 4,304 1,320 1,768
1-unit, attached ; 17,049 935 147 1,246 1,286 329. 456
DUPLEX (2 unit})
8,846 507 112 .1,534 .661 597 90
TRIPLEX & FOURPLEX 9,623 686 Si 1,428 2,645 415 189
MULTI -FAMILY 65,919 2,888 306 2,828 12,602 2,172 3,643.
5 to 9 unite 13,865 717 59 915 5,524 653 905.
10 to 19 units 12,418 473 195 634 3,423 577 1,279
20 or more 39,636 1,698 52 1,279 3,655 942 1,459
MOBILE HOME 1,462 11 277 48 7 24
BOAT, RV, VA, etc. 132 10 10
TOTAL HOUSING UNITS 148,388 6,489 1,094 11,617 18,572 5,288 4,841
Source: U.S. Census Bureau, Census 2000
While the City experienced an overall increase in housing units between 1990-2000, there
were notable decreases in certain structure types. Of particular note was the Toss of multi
family units in structures containing 5-9 units and 10-19 units. During this period, the City
lost 581 units (4 percent decrease) in 5-9 unit structures and 2,028 units (14 percent decrease)
in its 10-19 unit structures. Overall, the City experienced a 5 percent increase in multi -family
units, due primarily to market rate new construction in Downtown locations. The City's
overall renter -occupied units decreased by 1,152 units between 1980-1990 and grew by only
206 units between 1990-2000.
419.
,192:
Homebuyer Market
Single-family home prices in the City of Miami have increased significantly in recent years,
due in part to a saturation of the housing markets in the western suburbs and Miami Beach
and lifestyle changes brought about by the revitalization of the City's Design and Performing
Arts Districts, Brickell Village and Coconut Grove. Another contributing factor has been the
recent influx of higher income immigrants from South America who favor the urban setting of
Miami. According to the National Association of Realtors, the current median sale price for a
single-family home in the Miami Metropolitan Area is $236,900.
City of Miami Consolidated Plan DRAFT B0
The escalating price of single-family homes in the greater Miami area is also impacting sale
prices in the City's Neighborhood Development Zones (NDZs). While median sale prices
remain below that of the Miami MSA, the high -end of the sale price range depicted in Table
22 below indicates some current single-family sales in the NDZs approaching or exceeding
the median sale price for the MSA.
ciRillnrrlun ]
llr,clul['ncnl /"ur
•
Allapattah
Coconut Grove
Edison /Little River/
Little Haiti
Little Havana
Model City
Overtown
Wynwood
Table 22: Single Family and Condo/ Sale Prices, NDZs: 2004
ti:il,•N
t.
$29,970 $220,000
S30,000 • $470,000
8 $52,000 - $234,000 $98,000
2 $110,000 - $150,000 $130,000
66 $18,000 - $131,000 $92,000
17 $20,000 - $310,000 S90,000
17 $65,000 - $550,000 $130,000
\1etli.ln
S.rlr
I'r irr
I',i,r I<.1or'.
$105,000 $320,000'
6 $64,500 - $100,200
na
na wt.
Source: Miami -Dade Property Assessors, 2004 & National Association of REALTORS, 2004
In calculating the effect of rising sale prices on "housing affordability", the median household
income of the residents of the NDZs is applied to an "affordability index" which is computed
as housing costs not exceeding the standard of 30 percent of monthly gross income. In Table
23 below this calculation is determined using the median sale price of a single-family home
applied against the median household income for each NDZ. Favorable financing terms were
applied (Fixed 30 year mortgage @ 6 percent interest with a 5 percent down payment).
Table 23: Affordability of Single Family Hone Purchase in NDZs
14.igLiru[ Iluu[I lir, elirinnrul /line
Allapattah
Coconut Grove
Edison/Little River/Little Haiti
Little Havana
Model City
Overtown
Wynwood
\1rdiuu
Ili,n+ehul,l
hit wilt.
\Irdiau Siii„ Ir
1 elnil\ Ik"nc
$130,000
$28,043 $180,000
$19,526 $98,000
S14,910 $130,000
$15,615 S92,000
$13,212 $90,000
$14,794 $130,000
•
$17,865
Source: Urbana Research & Consulting, Inc., 2004
*Based on a 26 week pay period.
$447
$701
$488
$373
$390.'
$330
$370
Illor,lalilr
I'ur,li.nc
llniil.ihilip.
878,2824
$122,767.
$85,464
$b5:,3
$68,301
$17,793
$64,798
City of Miami Consolidated Plan DRAFT
61
•
The housing affordability calculation using the index and financing terms described above
shows a substantial "affordability gap" for each of the NDZs. The affordability gap is largest
in NDZs, e.g. Wynwood and Little Havana, where the disparity between home sale prices and
median household incomes are the greatest.
Of note, are the price ranges shown in Table 38 for "condominium" sales in the NDZs.
Though few sales transactions were reported, the median sale prices in several of the NDZs,
including Little Havana and Overtown were near or within the affordable price range for
residing households.
Rental Market
According to the 2000 U.S. Census, gross rents in the City of Miami have increased by 32
percent since 1990. The escalation in rent prices can be attributed to the overall increase in
housing values in the City, as reflected in current sale prices and restricted supply of housing
to a .9 percent decline in the City's vacancy rate between 1990-2000. This is exacerbated by a
relatively tight 5.6 percent vacancy rate in Miami -Dade as a whole.
As previously indicated, the City of Miami is currently experiencing a surge in multi -family
housing starts and new developments in the pipeline. However, 76 percent of the 4,683 multi-
family rental units under construction/lease-up and 73 percent of the rental units planned are
market rate developments with rents ranging from $934 to $3,320 per month. Tax Credit
rental developments begin as low as $504 per month, but comprise only 13 percent of the new
rentals in the City of Miami. It should also be noted that Tax Credit multi -family rentals have
typically smaller square footage than market rate units. The largest Tax Credit rental unit is
1,170 square feet compare to 2,375 for market rate units.
Rent prices in the City's NDZs remain lower than the City as a whole, but contract rents still
exceed 30 percent household income in all NDZs other than Coconut Grove (See Table 24
below). The highest percentages are found in Overtown, Wynwood, Little Havana and
Edison/Little River. It should be noted that the range of the median contract rent in the NDZs
is from $375 to $444. In comparison, the fair market rent for the Miami PMSA is $652 for
one bedroom units and $813 for a two bedroom unit.
Table 24; Rent Affordability in NDZs, 2000
\ril;lrlrur huorl 41 , iicul
/urre
Allapattah
Coconut Grove
Edison/Little River/Little
Haiti
Little Havana
Model City
Overtown
Wynwood
City of Miami
\Icrli,ui ( bulr:u i !(cul
$425
$429
$443
$444
$375
$321
$410
$535
Source: City of Miami Planning and Zoning Department
(.rus !{rnl
111
Iiou whu1 Inrnsnc
30.80percent
28.30percant
33.70pereent
35.00percent
31.50percent
38.80perce t.
36.00percent
NA*
*55.8percent of Miami's renter households have gross rents that exceed 30percent of household income
City of Miami Consolidated Plan DRAFT 62
Age and Condition of the Housing Stock
Age of Housing
The majority (62 percent) of the City of Miami's housing stock was built prior to 1970.
Approximately 44 percent of the City's housing stock was built prior to 1960, as compared to
only 27 percent for Miami -Dade County (see Table 25 below). Only about 8 percent of the
City's housing stock has been built since 1990 compared to 15 percent in the County.
An analysis of the City of Miami's Neighborhood Development Zones indicates a much older
housing stock than the City as a whole and a smaller percentage of housing built since 1990.
Model City (73 percent), Edison Little River/Little Haiti (72 percent) and Little Havana (64
percent) have significantly higher percentages of the housing stock built prior to 1970 with
only 6 to 7 percent of the housing within these NDZs built since 1990.
Table 25: Age of Housing Stock, City of Miami & Miami -Dade County: 2000
1 rarti 5[rurlury 1kii11
1999 to March 2000
1995-1998
1990-1994
1980-1989
1970-1979
1960-1969
1940-1959
1939 or earlier
1,495 1.0 14,019 1.6
4,930 3.3 50,523 5.9
5,086 3.4 64,968 7.6
16,767 11.3 155,186 18.2
28,201 19.0 191,906 22.5
26,621 17.9 142,827 16.8
49,672 33.4 197,418 23.3
15,782 10.6 35,431 4.2
Source: U.S Census Bureau, Census 2000
Housing Conditions
According to the 2000 U.S. Census, 2,593 units or 1.9 percent of the City of Miami's housing
stock lack complete plumbing facilities. This represents a 24 percent increase since 1990.
The condition of the City's housing stock correlates to overall age with the highest
concentrations of "unsafe structures" complaints based on code compliance existing in older,
less redeveloped neighborhoods including Little Haiti, Model City and Little Havana (See
Table 26 below).
City of Miami Consolidated Plan DRAFT 63
Table 26: Unsafe Structures in the City of Alami: Two-year history of complaints (2001-2003)
1..l ipper..East Side
2, Little Haiti
3. Model City
4. Wynwood
5.'Allapattah;;'..
6. Overtown
7, Down#ow}t
8, W. Little Havana
9. Flagami
10. Coral Way
11. NE Coconut Grove
12. SW Coconut Grove
13. E Little Havana
Total
95
Ili ‘tr irl .i
144
211
10% 22% 18%
116
259
Source: City of Miami Building Department, 2004
1litil1 1 -1
Ilitih icl S
91 522 ':1199 ';t.10096
8% 44% 10096 na
The concentration of "illegal units" complaints based on building code compliance are
generally found in neighborhoods where newer immigrants are concentrated e.g. W. Little
Havana, Coral Way, Flagami (See Table 27 below). In these neighborhoods both economic
conditions and cultural factors contribute to property owners creating building additions to
accommodate extended families or groups of like immigrants.
Table 27: Illegal Units in the City of Miami: Two-year history of complaints (2001-2003)
\I I \r&,i
1. Upper East Side
2. Little Haiti
3. Model City
4. Wynwood
5. Allapattah
6.Overtovdn
7. Downtowli
8. W. Little Havana
9. Flagami
10. Coral Way
11. NE Coconut Grove
12. SW Coconut Grove
13. E. Little Havana
Total
96
llklrirt I
92
157
24
11i hicl 2
71
12
11istri,1 .;
Ilitih icf 4
105 101
107
26 76 174
16
56
131 237
26% 12% 2296
273
Source: City of Miami Building Department, 2004
City of Miami Consolidated Plan DRAFT
I li�lr it 5
ut.il
6 6
5 97.,
4 4 0%
1 0%.
363 34%
131 12%
276 26%
16';
5 o%
56 5%
382 38 : 1,061 ; :'100%
36% 4% 10096 na
- 71 7%
18 18 2%
t9y
64
- • Areas of Concentrations of Low Incomeand Racial Minorities
Areas of Low Income Concentration
According to the 2000 U.S. Census, the City of Miami's Median Household Income is
currently $23, 483. This is substantially less than both Miami -Dade County ($35,959) and the
Miami PMSA ($39,749). Within the City, there are areas of concentration of low income that
have been traditionally targeted for HUD program assistance including designation as
Neighborhood Development Zones (NDZs). Table below indicates these low-income
concentrations by NDZ and income category.
Table 28: Concentrations of Low -Income Households, 2000
iIIapal (oh
Less than $10,000.
$10K-$14,999
$15K-$19,999
$20K-24,999.
$25K-29,999
$30K-34,999
$35K-39,999
$40K-$44,999
$45K-$49,999
$50K-$59,999
$60K-$74,999
$75K-$99,999
$100K-$124,999
$125K-$149,999
S150K-$199,999
$200K or more
Total
f nr"""1
f .t not
cliwn
1 illlt
I ittlu 11.1
I illy
l,1
\IU,1CI
( it
2,044 204 2,984 6,230 1,745
724 80 1,235 2,638 488
691 54 1,012 1,802 502
508 66 722 .1,513 471.
482 99 744 1,432 235
329. 34 606 1,001 218
315 39 443 717. 133
215 42 433 497 159
155 50 305 317 146
258 102 446 540 102
147 32 435 370 106
148 35 272 217 88
70 28 ' 110 108 7
10 23 20 28 19
6 7 34 10 13 19
21 17 49 81 17
6,123 912 9,830 17,501. 4,449 3,646
f1Sr,lunu
Source: U.S Census Bureau, Census 2000
1,497
571
277
319
234
114
105
79
98
98
67
85
83
\ 1111 01111
6liPUMP
124,:
109
115 i �
1E7
1A N
53
34 l ,Y
36
hiAtitaiii
Veld
4.16L lt6
The above table indicated that the "less than $10,000" household income category comprises
the largest (15,241) amount of households within the City's NDZs. Among the NDZs, Little
Havana (6,230) and Edison/Little River/Little Haiti (2,984) have the largest concentrations
based on total numbers. However, Overtown (41 percent), Model City (39 percent),
Wynwood (39 percent) and Allapattah (33 percent) have the highest percentages of
households in the lowest income category.
Areas of Racial Concentration
According to the 2000 U.S. Census, the City of Miami's Hispanic population is 65.8 percent
(238,351 persons) of the total population, an increase of 3.3 percent since 1990. Miami-
Dade's total Hispanic population is 1,291,737 or 57 percent of the County's total population.
The City of Miami's Black/African-American population is 22.3 percent (80,858) of the total
population, a 5.1 percent decrease since 1990. Miami-Dade's Black/African-American
population is 457,214, or 20.3 percent of the County's total population.
City of Miami Consolidated Plan DRAFT 65
`-Within the City of Miami there are significant concentrations of racial minorities that exceed
both the City and County overall percentages. As is the case of the low-income
concentrations shown above, the highest concentrations of racial minorities also exist within
the City's NDZs (see Table below).
The highest concentrations of Hispanics are found in Little Havana (93 percent), Allapattah
(85 percent) and Wynwood (72 percent). The highest concentrations of Black/African-
Americans are found in Model City (96 percent), Coconut Grove (88 percent), Overtown (74
percent), and Edison/Little River/Little Haiti (68 percent).
Table 29: Concentrations of Racial Minorities, 2000
NacrS I lLni,il
Total Population
Not Hispanic or Latino:
White alone
Black or African American alone
American Indian/Alaska Native alone
Asian alone
Native Hawaiian/Pacific Blander alone
Some other race alone
Two or more races
Hispanic or Latino:
White alone
Black or African American alone
American Indian/Alaska Native alone
Source: U.S. Census Bureau, Census 2000
•
'a1
362,470 16,975 2,308
30,905 44,338 12,752 40411e. gam
24,119 2,587 2,164 26,069 3,037 12,429
42,897 852 91 1,575 2,271 69
72,190 1,541 2,027 20,878 521 12,189
291 19 35 30
2,181 50 3 137 57 4
70 2 12 6 1
388 19 75 33 2
6,102 104 43 3,357 119 155
238,351
198,573
8,668
519
14,388
9,507
1,354
56
144
85
26
3
4,836
3,054
644
37
41,301 323
33,181 102
1,261 151
112 3,
63,4
ANINS
530 talin
7,433 /G ,
9 6
43
163: MIN
yMN
24'l'
C
City of Miami Consolidated Plan DRAFT 86
BaFrienf t Aficordatile Housing
Land Use and Zoning
City land use policies play a significant role in determining the amount and availability of
affordable housing within a community. City land use policy guides the location of housing
types and densities. Zoning is the planning tool for implementing housing development and
regulating its construction. Through zoning incentives, private and non-profit developers can
help a City address the housing needs of its low- and moderate -income population. Moreover
zoning incentives that increase the density of housing development and provide for a nux uses
including transit, are important tools for expanding the local supply of both affordable
homeownership and renter housing.
Currently, the City of Miami uses "special districts" in locations throughout the City to
provide for greater densities, uses and design standards. Similar districts need to be
considered for NDZs as part of larger neighborhood revitalization plans.
Public Infrastructure
Public infrastructure investment can be an important catalyst for housing development
activity. Public infrastructure investment has been used successfully in South Florida when
targeted to community redevelopment areas. Public infrastructure improvements have also
been effectively used in conjunction with model block purchase/rehabilitation programs,
helping to insure the investment of both private lenders and first time homebuyers.
It is clearly evident that most streets within the City's NDZs lack adequate public
infrastructure. Not only does this detract from the physical aesthetics of the streets and
surrounding neighborhoods, it also transmits a message that these neighborhoods are low
priority.
Private Lending
According to the 1991 Economic Development Implementation Plan (EDIP) for Miami Dade,
the local banking market has gone through dramatic shifts in the past ten years. Large banks,
while attempting to fulfill Community Reinvestment Act (CRA) commitments, still have no
stake in Miami -Dade over another market area. Capital market assessments once required by
the CRA of regulated financial institutions must be undertaken and differentiate between
community needs and market demand. While community needs have been well documented,
the demand for capital and financial products and services has not. Another important piece
of the capital -market assessment is verification that existing financial institutions are unable
or unwilling to fill the identified gaps. From the perspective of the homebuyer, a review of
Home Mortgage Disclosure Act (HMDA) data in the County's minority areas will unveil that
many of the area's top lenders are private mortgage lenders who are considered
"sub -prime
lenders." The EDIP report cites "these lenders have often been accused of high fees and
interest rates as well as onerous terms that lead to increased foreclosures in these areas."(FLU
Metropolitan Center, 2001)
A recent survey and analysis of private lending patterns in Miami and Miami -Dade revealed
certain institutional barriers to affordable housing. Analysis of home purchase and refinance
Loans in Miami -Dade County market shows "several patterns of disparate service and under -
service to minority markets." Hispanics and especially African Americans show significant
racial disparities related to higher failure rates for conventional loan applications, unusually
high levels of FHA lending and clearly higher levels of sub -prime lending when compared to
whites or predominantly white areas (Calvin Bradford & Associates, 2003).
City of Miami Consolidated Plan DRAFT 67
structures (2;028, total units) and 4percent of' its units in 5-9 unit stwctures (581 units). These
structure types traditionally support affordable rental housing in older urban neighborhoods.
Homebuyer Affordability Within Neighborhood Development Zones (NDZs)
Finding 7 Significant single-family affordability gaps exists in the NDZs
The Market Study determined that significant single-family home purchase "affordability
gaps" exist within the City of Miami NDZs. The large affordability gaps are caused by two
critical variables: 1) low median household incomes within the NDZs, and 2) escalating
single-family home prices within the NDZs.
The affordability gaps are highest within NDZs where median single-family home prices are
the highest including Wynwood ($65,202 gap), Little Havana ($64,676 gap) and Coconut
Grove ($57,233 gap).
Potential Condominium and Market within NDZs
Finding 8 Potential Condominiums and Market exists within the NDZs
Finding 9
The Market Study determined that there is a potential "affordable" condominium market
emerging within several of the NDZs. Condo sales activity in Little Havana and Overtown, in
particular, show starting and median sale prices within or near the affordability requirements
of households in these neighborhoods.
Affordability of Existing Rental Housing
Existing contract rents within the NDZs are above the 30 percent threshold for
neighborhood residents and will likely increase.
The Market Study determined that existing contract rents within NDZs are above the
30percent threshold for neighborhood residents. Lack of rental affordability is greatest in
Overtown (38percent) and Wynwood (36percent).
The lack of rent affordability within NDZs is largely the result of low median household
incomes as contract rents are substantially below the City's median contract rent.
The lack of rental affordability is likely to increase as contract rents begin to catch up with
market rents. Also, the dwindling supply of multi -family structures e.g. 5-9, 10-19 unit
structures will tighten the rental market and impact rent prices.
Combination of Unsafe Structures and Age of the Housing Stock within
NDZs
Finding 10 Most of the housing stock Is over 30 years old. Deferred maintenance and costs
associated with code violations and will increase the overall purchase price of homes in
the NDZs.
The Market Study showed a correlation between neighborhoods having the highest
complaints of "unsafe structures" and those neighborhoods having the highest percentages of
older housing, e.g. Little Haiti, Model City and East Little Havana.
City of Miami Consolidated Plan DRAFT 89
As these neighborhoods have been designated as NDZs, rehabilitation costs associated with
code violations and deferred maintenance will significantly affect the overall purchase price
of homes in these areas.
Concentrations of Low -Income Populations within NDZs
Finding 11 Households that earn $10,000 or Tess make up the largest income categories in the NDZs.
The Market Study concluded that the "less than $10,000" household income category
comprises the largest (15,241) amount of households within the City's NDZs. Among the
NDZs, Little Havana (6,230) and Edison/Little River/Little Haiti (2,984) have the largest
concentrations based on total numbers. However, Overtown (41 percent), Model City (39
percent), Wynwood (39 percent) and Allapattah (33 percent) have the highest percentages of
households in the lowest income category.
The existence of large concentrations of low-income households within the City's NDZs can
be attributed to several factors including low wages, lack of education and worker skills and
chronic unemployment. This creates a major impediment for these intended housing markets
(NDZs).
Barriers to Affordable Housing
Finding 12 Existing land use and public infrastructure policies have limited private sector
investment in the NDZs.
The Market Study identified several barriers to affordable housing in the City including land
use and public infrastructure policies and decisions that have limited private investment
opportunity in the NDZs. For example, land use and zoning can serve as barriers to
affordable housing by functioning as "disincentives" to both private and non-profit developer
sponsors. Conversely, land use and zoning can serve as "incentives" to developers by
providing opportunities for creating mixed -use, higher density projects that, in turn, can
stimulate mixed -income housing in designated neighborhoods.
Public infrastructure investment is critical to affordable housing development because it
creates a physical stabilization effect that encourages private investment by homebuyers,
while reassuring private lenders who may have been reluctant to invest in these areas.
Streetscape improvements e.g. sidewalks, curbing, landscaping, are particularly important as
they noticeably improve the physical image of a neighborhood.
Finding 13 There are significant patterns of disparate service and underservice in private lending to
minorities.
The market study also provided analysis of home purchase and refinance loans in the Miami -
Dade County market that showed patterns of disparate service and underservice to minority
markets. Hispanics and especially African Americans showed significant racial disparities
related to higher failure rates for conventional loan applications, unusually high levels of FHA
lending and clearly higher levels of subprime lending when compared to whites or
predominantly white areas.
City of Miami Consolidated Plan DRAFT 70
•
Vim. Special Needs
Housing Assessment
Profile of Special Housing Demand in the
City ofMiami
The Special Housing Needs Assessment, as required by HUD for the Consolidated Plan, is to
provide an estimate of supportive housing needs with structural features and services to
enable persons with special needs to live in dignity.
Certain population groups have specific housing needs. The groups discussed in this
assessment include:
• Elderly Persons
• Disabled Persons
• Single Persons and Large Families
• Persons with HIWAIDS and their Families
The housing needs of each one of these groups differ enormously. Some of them have
characteristics that make it very hard to gather the most basic information about them. Even
though there are many agencies and groups involved in improving the quality of information
available for some of these groups, it is still rather difficult to produce precise numbers and
to forecast with certainty what their needs will be in the future.
The following summary is what we do lulow about the groups with specific housing needs:
Elderly Population: Of the 360,450 persons in the City of Miami in 2000, 22 percent were
60 or older and 17 percent were 65 or older.'
Persons with Disabilities: Persons with disabilities older than 16 years -old accounted for 26
percent of total city population. A total of 95,240 individuals have disabilities in the City.
Single -Person Households: There were 40,834 single -person households in the City of
Miami in the year 2000.
HUD considers persons 62 years and older as elderly, Census information is reported for 5-year cohorts, so most
housing assessments us 60 and older or 65 and older.
City of Miami Consolidated Plan DRAFT 71
Inventory of Assisted Housing for Disabled Persons
Of the 4,076 assisted housing units in the City of Miami, disabled persons can occupy only
36.5 percent with only 5 percent of the assisted units designated exclusively for the disabled.
Some units can be occupied by disabled persons as well as other groups who need assisted
housing. Disabled persons who are also elderly occupy 2.4 percent of all assisted units and
disabled persons in urban Will units represent 1.4 percent of the total. The largest
percentage of units serving disabled persons, 28 percent, can also serve the elderly.
It was also determined that 61,270 or 64 percent of the City's disabled population is between
the ages of 21-64. However, as noted in Table 35 below, only 1,211 or 24 percent of the
City's assisted units are family or non -elderly
Table 35: Summary Table of Assisted Housing Units, City of Miami. 2003
I'upul:uiuu
Congregate / Elderly
Disabled
Elderly
Elderly ! Disabled
Elderly -disabled
Family
Urban Inn / Disabled
Total
Source: Florida Housing Data Clearinghouse.
IPiI 1 'ills
149
199
1,386 04# .,il
1,131
99 ` ' `.' a#IE
1�1111 1,055
6 il:i:l�
57
4,076
Singles and Large Families
Single persons and large families that require housing assistance call for special
consideration due to the limited stock of small (0 to 1 bedroom) or large (4 or more
bedrooms) housing units.
Single persons
According to the 2000 Census, there were 40,834 single -person households in the City of
Miami. Single -person households represented 30 percent of all households. Most single -
person households in Miami are renters. These households represent 34 percent of all renter
occupied units. Of the total number of owner -occupied units, 24 percent were single -person
households and of the total number of renter -occupied units. Forty-six percent of single -
person households are White, non -Hispanic. Of all White, single -person households, 40
percent are owner -occupied and 53 percent are renter -occupied.
Large families
In 2000, 60 percent of large families with five or more rented, while 40 percent owned their
dwelling. The majority of large families had incomes higher than 50 percent of area's
median family income (72 percent); however, more than 14 percent of large families had
incomes lower than 30 percent of area's median. The majority of large families had heads of
household between the ages of 35 and 54 (60 percent), while 21 percent of householders
were in the 25 to 34 year -old age group. Only 17 percent of large families had heads of
household older than 55, and a mere 1.5 percent were younger than 25 years -old.
76
Projections �.
The estimated numbers for 2005 suggest the same proportion of renters to owners as 2000.
The majority of large families are estimated to have incomes higher than 50 percent of area's
median family income (73 percent); still, 14 percent of large families will have incomes
lower than 30 percent of area's median. The percentage of large families between the ages
of 35 and 54 should increase to 62.5 percent, while 18.5 percent should have heads of
household between 25 and 34 years of age. The proportions of younger and older heads of
household should remain constant.
The projected numbers for 2010 show a slight decrease from 2005 while still showing a
slight increase in relation to 2000 concerning tenure. The proportion of owners to renters
should shift one percentage point so that 59 percent will be renters and 41 percent will be
owners. The proportion of large families estimated to have incomes higher than 50 percent
of area's median family income remains the same as in 2005 (73 percent); but 14 percent of
large families will still have incomes lower than 30 percent of area's median. The majority
of large families will have heads of household between the ages of 35 and 54 (62 percent),
while 18 percent of large households will have heads in the 25 to 34 year -old age group.
The number of large families with heads of household older than 55 will increase to 19
percent and those younger than 25 years -old will decrease slightly to 1.4 percent.
Pomons with, H WAID
The City of Miami serves as the administrator of the formula grant -funded Housing
Opportunities for Persons with AIDS (HOPWA) program for the entire geographical area of
Miami -Dade County. The goal and intent of the local HOPWA Program is to ensure that a
continuum of housing options and related housing services is available to low income
persons with acquired immunodeficiency syndrome or related diseases and their families to
prevent homelessness of such individuals and their families,
Eligible Population for Housing Assistance and Related Services
Eligibility is based on AIDS status, income and is limited to Miami -Dade residents with a
medically verifiable diagnosis of AIDS, as defined by the Centers for Disease Control, and
their household family members. It should be noted that under HOPWA regulations, family
means a household composed of two or more related persons. The term also includes one or
more eligible persons living with another person or persons who are determined to be
important to their care and well-being. The term also includes the surviving member or
members of any family who were living with the person with AIDS at the time of his or her
death in a unit assisted under HOPWA for a certain grace period following the death of the
HOPWA client.
Only persons with AIDS and their families with annual incomes equal to or less than 80
percent of median income are eligible for HOPWA assistance. Median income levels are
determined by incomes equal to or less than the HUD Rental Subsidy Program (Section 8)
low-income or very low income limits established by U.S. HUD annually.
City of Miami Consolidated Plan DRAFT 77
Housing Preferences
The most recent Housing Needs Assessment for Miami -Dade residents living with
HIV/AIDS identified an overwhelming rejection of AIDS -only housing and shared housing
arrangements. The following sections describe the results of the survey more in detail.
Housing Type
About 72 percent of persons surveyed would rather live in an apartment building where
different kinds of people live together, whether they have HIV, than live in an apartment
building where only people with HIV or AIDS live. Given a choice between living in a
building comprised of only residents living with HIV/AIDS or moving in with family or
friends, over 51 percent preferred moving in with family or friends. A little over 71 percent
preferred their own place even if it meant paying more rent rather than sharing a place with
other people.
Services
When asked whether the respondent preferred to live independently and see an agency staff
person regularly for help with things like housekeeping, advocacy with the landlord and
neighbors, budgeting, or taking medications, than live independently with no services at all,
over 47 percent stated "yes", compared to over 33 percent who stated they preferred "no
services at all". When asked whether the respondent preferred to live in a building with on -
site support services than a building without on -site services, over 52 percent stated yes.
Geographic Preference
Diverse preference for geographic location of housing was identified by the respondents:
City of Miami (37.6 percent of respondents), City of Miami Beach (24 percent), North Dade
(23 percent), South Dade (14.6 percent), other parts of Miami -Dade (10.5 percent), City of
Hialeah (3.1 percent) and no geographic preference (7.3 percent).
Housing Burden
The Needs Assessment and Planning Process identified a high housing burden that is a
barrier to accessing housing. The following is a brief summary of the findings:
Table 37: Disabled Individual 's Housing Burden Based on Income at 100% of Federal
Poverty Guidelines/Fair Market Rent in Miami -Dade County
\ umber of Iiedr omoN
Zero -Bedroom Unit
Two -Bedroom Unit
MEI
$577 (77%)
$904 (71 %)
It( IliaiIlinp; lirrunr4 lur
attar I.i�iiiE I \Irrnu,
$171 (23 34
$368 (29%)
Source: A presentation given by Apple Tree Perspectives, Inc. based on the following: Annual Update
of the HHS Poverty Guidelines (Poverty Guidelines for Family Unit of One - $8,980 and Family Unit.
of Three - $15,260), 68 Fed. Reg. 6456, February 7, 2003; HUD Fair Market Rents, 68 Fed. Reg.
56704, October I, 2003
Miami -Dade HIV/AIDS Partnership Housing Committee, 2003 HIV/AIDS Housing Needs Assessment & Strategic
Planning for HOPWA FY 2003-2004, June 2003.
City of Miami Consolidated Plan DRAFT
79
Housing Gap
The Needs Assessment and Planning Process identified the need to offer a continuum of
housing options to persons living with HIV/AIDS and their families in Miami -Dade and
maintain the same level and type of housing options currently funded by HOPWA.
Overwhelmingly, assistance with making rent or mortgage payments and locating and
securing affordable housing were identified as unmet, priority needs by consumers and
providers, followed by the need for emergency rental, mortgage or utility assistance.
The HIV/AIDS housing needs and gap analysis conducted in 2003, estimated that 35 percent
of all living HIV/AIDS cases need housing assistance. To meet the need, 6,996 affordable
housing units or subsidies dedicated to households living with HIV/AIDS would be required.
Of this total number, 1,610 units and/or subsidies are in place; thus, the remaining gap
represents an additional 5,386 units (see Table 38).s
Table 38: Estimated Number of Individuals Living with HIV/ AIDS in Need of Housing
Assistance within the Miami -Dade Metropolitan Division
1. HIV -Positive Individuals Receiving Case Management Services in Need of Housing Assistance 4,695 ,
2. Identified Homeless HIV -Positive Individuals in Need of Housing Assistance + 85l
3. Remaining Individuals Living with HIV/ AIDS in Need of Housing Assistance +1.4SQ
4. Total Number of Individuals Living with HIV/ AIDS in Need of Housing Assistance
(34.9 % are all living H1V/AIDS cases) - 6,996
5. Existing Housing Resources— Units and Subsidies Dedicated to Individuals Living with HIV/ 1,610AIDS '1&1.Q
TOTAL: Estimated Gap Between Existing Housing Resources and Total Number of Individuals Living
with HIV/ AIDS in Need of Housing Assistance - 5,386
Source: Apple Tree Perspectives, Inc. on behalf of City of Miami HOPWA Program, October 2003
(Projection of Need as of February 28, 2003).
s Apple Tree Perspectives, Inc., 2003 HIV/AIDS Housing Needs Gap Analysis, October 2003.
q.
80
Rectathoong;Nent.Flndings;
Finding 1: As incomes increase in the elderly population, so do homeownership rates.
Elderly persons with incomes above 80 percent of MFI are mostly owners (71
percent), while only 29 percent are renters. These numbers show a strong
correlation between homeownership and poverty among the elderly.
Finding 2: Most disabled are adults between the age of 21 and 64, Hispanic, and
concentrated in the Little Havana and Allapattah NDZ.
Most disabled persons in the City of Miami are between the ages of 21 and 64.
This group also represents the largest proportion of disabled to total population;
the total of 61,270 people represents 30 percent of the total population in that
age cohort. Only five percent of the total population is both disabled and
elderly, but 32 percent of the disabled population is older than 65.
The highest percentage (71 percent) of disabled persons living in the City of
Miami is Hispanic. Blacks account for 22 percent of the City's disabled
population. The high level of the disabled population that is Hispanic is
consistent with the neighborhood concentrations of disabled persons shown
above that indicate Little Havana and Allapatah have the largest concentrations
of disabled persons among the City's NDZs
Finding 3: In the City of Miami, the majority of the single persons and large families
rent.
Most single -person households in Miami are renters. These households
represent 34 percent of all renter occupied units. In 2000, 60 percent of large
families with five or more rented, while 40 percent owned their dwelling. The
majority of large families had incomes higher than 50 percent of area's median
family income (72 percent); however, more than 14 percent of large families
had incomes lower than 30 percent of area's median.
Finding 4: Persons with HIV/AIDS prefer to live on their own- even if they would
need to incur increased housing costs. Therefore, the priority need
identified is for locating/securing affordable housing and assistance with
rent/mortgage payments.
A little over 71 percent preferred their own place even if it meant paying more
rent rather than sharing a place with other people. About 72 percent of persons
surveyed would rather live in an apartment building where different kinds of
people live together, whether they have HIV, than live in an apartment building
where only people with HIV or AIDS live.
Overwhelmingly, assistance with making rent or mortgage payments and
locating and securing affordable housing were identified as unmet, priority
needs by consumers and providers, followed by the need for emergency rental,
mortgage or utility assistance. The current housing gap is 5,386 units.
City of Miami Consolidated Plan DRAFT $1
IX. Homeless Needs
Assessment
Profile of the Homeless Needs and Strategy in
the City ofMiami
The purpose of the Homeless Needs Assessment is to describe the nature and extent of homelessness,
addressing separately the need for facilities and services for homeless persons and homeless families
with children, both sheltered and unsheltered, and homeless subpopulations (HUD Table IA). The
description includes the characteristics and needs of low-income individuals and children, especially
extremely low-income individuals, who are currently housed but threatened with homelessness. A
brief description of the two agencies that serve the homeless population in the City of Miami will also
be discussed.
Background
Miami -Dade County has the highest homeless rate in the State of Florida. According to homeless
enumerations conducted in December 2003, approximately 42 percent of the County's homeless
population is located within the City of Miami. The high concentration of homelessness in the City
can be attributed to the following factors:
■ Three of the five major shelters in the County are located in the City; one of the two
remaining is located across the street from the City limits.
• Jackson Memorial Hospital (the public hospital that serves the homeless and
indigent) is located in the City of Miami.
The County's major correctional facility is within the City and releases arrestees
from throughout the County into,the City of Miami.
Other factors that that attribute to the highhomeless numbers and make Miami unique are the
continual flow of immigrants and the warm weather conditions throughout the winter months.
Agencies Serving the Homeless
h L �
Miami•Dade Homeless Trust
The Miami -Dade Homeless Trust (Homeless Trust) is a County organization that serves as the link
between the five local entitlement jurisdictions, including the City of Miami, and multiple systems of
care that also represent various sub -populations impacted by homelessness. The Homeless Trust was
created in 1993 by the Board of County Commissioners. One of its missions is to implement the
community's Continuum of Care Plan, the Miami -Dade County Community Homeless Plan. This plan
delineates a comprehensive strategy for the delivery and coordination of homeless housing and
City of Miami Consolidated Plan DRAFT
82
services for the entire County, including all its municipalities and jurisdictions. -It -is comprised of:
temporary care (emergency housing), primary care (transitional housing) with extensive case
management services, and advance care (permanent) supportive housing.
The City of Miami's pro rata share of McKinney funds, as well those of the other four entitlement
jurisdictions, are pooled into the Homeless Trust's annual application for funds under U.S. HUD's
SuperNOFA. The Homeless Trust serves to reduce duplication of efforts and resources, and ensure
coordination between the entitlement jurisdictions, multiple fenders and providers of services to
special needs populations. The Board of the Homeless Trust sets policy on funding priorities and
strategies utilizing input from key stakeholders. These priorities, as well as the gaps and needs
analysis, are utilized by these other major funders, and incorporated on an annual basis into entitlement
jurisdictions' Consolidated Action Plans and the local county -wide Social Services Master Plan.
Miami Homeless Assistance Program (MHAP)
MHAP is a City of Miami office that is a key component in a County -wide Continuum of Care
System. It should be noted that, as part of the Continuum of Care agreement, the City of Miami does
not operate any homeless facilities. These services are provided by the County. However, since a
significant number of the homeless population resides within the city limits, the City of Miami
provides outreach services to homeless individuals and families through MHAP.
The Mission of MHAP is to provide outreach, assessment, placement, information, referral and
transportation services to homeless individuals and families in a caring and professional manner and to
employ and train formerly homeless men and women. MHAP's goals are to:
• Identify, and engage homeless individuals and to place them into appropriate
housing.
• Facilitate employability skills, a work history and instill life management
responsibilities to our formerly homeless employees, thereby strengthening their ties
to the community.
• Significantly reduce the number of homeless individuals and families in the City of
Miami.
City of Miami Homeless. Population Characteristics
Miami's homeless population is as diverse as its residents. Those facing homelessness have two main
commonalities —they experience dismal poverty and they are unable to access safe and affordable
housing. The following is a brief4escription of the City's homeless population based on data collected
of the homeless served by the City of Miami Homeless Program in 2003.
The majority (49 percent) of the homeless served by MHAP were male adults from the ages of 31 to
50 years.' Approximately 72 percent were non -Hispanic and 60 percent were African American. A
little over half, 51 percent, of this population finished high school or completed the General Education
Development (GED) program. The majority of the homeless individuals served in 2003, 76 percent,
were single or have never been married. With respect to health services, it Was interesting to find that
23 percent of the homeless had health insurance. Approximately 37 percent had utilized an emergency
room for medical care and 21 percent had been admitted into Detox or a Crisis Unit for treatment. It
was also found that 25 percent had been arrested because they had nowhere else to go and 48 percent
had been jailed or in prison.
E Miami Homeless Assistance Program
City of Miami Consolidated Plan DRAFT 83
Guifent li0M0,10104 Frinumeratlons, .
Miami -Dade County
The Continuum of Care Gaps Analyses is the method used for quantifying the housing needs of
homeless persons by local governments, including Miami -Dade County. It should be noted that MHAP
estimates that 42 percent of the County's homeless population are within the City of Miami. According
to the Miami -Dade Continuum of Care, Miami -Dade County has a total of 7,627 homeless persons:
4,637 homeless individuals and 756 homeless families with children.2
Table 39: Homeless Populations and Subpopulations, Miami -Dade County: March 2004
1' b 11111.111411
1. Homeless Individuals
2. Homeless Families with Children
2a. Persons in Homeless Families with Children
TOTAL (lines 1+2a)
1• Jilt', 1;rw'ti
634
115
459
1,093
I!du tinHind 1
lluu'.iu�
747
331
1,329
2,072
I rnIi 14 c11
3,257
310
1,205
4,462
Source: Continuum of Care Housing Gaps Analysis and Housing Population (revised Mar 2004)
4,637
756'!
2,990
7,627
City of Miami
According to MHAP, the homeless population has grown in recent years with the most recent count
showing the City's homeless population, within its Neighborhood Enhancement Team (NET)
boundaries areas, at 1,152 homeless. The highest counts were found in Downtown and Overtown,
followed by Allapattah and Wynwood.
Table 40: Homeless Enumerations, City of Miami: 1997-2003
IMEIR
I11.27
1999
29
20011
Allapattah • 20 41
N8 Coconut Grove 04 09
SW Coconut Grove 21 19
Coral Way 07 14
Downtown 261 297
Flagami 03 06
Little Haiti 21 65
Little Havana East 79 53
Little Havana West 04 19
Model City 02 19
Overtown 52 63
Upper Eastside 21 59
Wynwood/Edgewater 36 33
TOTAL 531 697
.Ir19
-'111111
11r16
211110
f,%I 1!
2001
I I'7;
Nil I
t 17
20112
85 75 96 91 68
15 05 7 15 12
12 03 12 22 33
18 27 13 18 09
399 310 327 307 321
02 00 34 16 23
30 47 69 39 93 89 98
62 73 92 39 49 86 31
11 49 30 12 04 01 '••1.i
53 59 135 107 33 76 27,
79 124 187 115 132 170 246
49 24 89 26 97 20 32
23 26 56 55 51 61 101
838 822 1,157 862 925 982 1,152
11 1.;
_1.4)11
Source: Miami Homeless Assistance Program, Analysis of Homeless Enumerations
80
09,
18
18
346
8
1.19.:
08
27,.
35
381;
34
2 Data from Continuum of Care Housing Gaps Analysis and Housing Population (CoC Gaps and Needs 2004, revised Mar 2004)
City of Miami Consolidated Plan DRAFT 84
The existing inventory of shelter facilities for the homeless in the City of Miami include emergency
shelters, transitional housing and permanent housing for both homeless individuals and families. As
indicated earlier, however, the homeless shelter facilities located within the City of Miami are not
managed or operated by the City. The Miami -Dade Homeless Trust is responsible for funding and
overseeing the operation of these facilities. Under the Continuum of Care Agreement, the City is
responsible for providing outreach services to the homeless.
The Continuum of Care plan divides the demand for beds between homeless single adults and persons
in families with children, and the supply of beds among emergency shelters, transitional housing
facilities, and permanent housing facilities for each of these populations. The following tables
summarize the needs of these two groups as they relate to supply.
Table 41: Housing Gap Analysis for Homeless individuals and Families. Miami -Dade County: 2004
I i pr uT Iluutiiu, \ti itilaner
INDIVIDUALS.
Emergency Shelter
Transitional Housing
Permanent Supportive Housing
TOTAL
( uu i•nt 1111 un o11
'UII 1
l nilt I),.'ilopiurul
'llll1
l lilncl \t
i u
Y''H:t#AL1P*Stek
773 0 .x
957 24
710 1971
2,440 221 �,31t11K
PERSONS IN FAMILIES WITH CHILDREN
Emergency Shelter 773
Transitional Housing 957
Permanent Supportive Housing 710
TOTAL 2,440
0
24
197
221
Source: Continuum of Care Housing Gaps Analysis and Housing Population (revised Mar 2004)
Homeless Strategy
Miami -Dade Homeless Trust Strategy
As previously noted, the planning and coordination of homeless programs outlined in Continuum of
Care is performed by the Miami -Dade County Homeless Trust. The Homeless Trust is currently
engaged in refining a Ten -Year Plan to end homelessness (by 2012). This plan will incorporate
existing strategies designed to "close the back door" into homelessness," and "open the front door" out
of homelessness. The cooperation of other local jtrisdictions, state agencies and various institutions
are key to the continuum of care strategies directed, toward the City of Miami's chronically homeless.
The basic strategy components encompass:
Pre-treatment Intervention — Maintain existing street outreach programs and
expand and/or develop: a) specialized on -the -street outreach teams to compliment
existing efforts, and b) stand-alone day/drop-in centers located in areas of high
concentrations of chronic homelessness to increase contact with case management
services.
2. Pre-treatment Placement — Increase number of Safe Havens to engage service
resistant, chronic homeless, including the chronic mentally i11. The Safe Haven
model has proven highly effective in engaging the chronic homeless, especially those
who are also impacted by mental illness. At present, the continuum has two Safe
City of Miami Consolidated Plan DRAFT 85
Havens located in diverse geographic areas. Funding was secured this past year to
implement an additional mental health drop -in center.
3. Improve Discharge Planning Services — Improve discharge planning from
systems most impacted by chronic homelessness, such as local jails, crisis units and
hospitals. Implement court diversion practices to link mentally ill with appropriate
housing and services, rather than incarceration.
4. Housing First — The local Continuum of Care has prioritized the creation of
housing units following the Housing First model to ensure rapid permanent re-
housing of the chronically homeless. If CHDO set -aside funds are awarded under
this NOFA, the City of Miami will direct these funds towards expanding the
inventory of permanent rental housing for the chronically homeless, utilizing a
Housing First model. Shelter plus care clients would be referred to these new
permanent housing units. Measures taken by the Homeless Trust under the Housing
First strategy include coordination of homeless provider trainings on effective safe
haven, low demand and housing first program models and chronic homeless
intervention and engagement strategies.
5. Employ Assertive Community Treatment Teams to Increase Housing
Stability of Chronically Mentally III - Increase use of Florida Assertive
Community Treatment FACT teams to serve chronically homeless. The Florida
Department of Children and Families (DCF) has dedicated a FACT team designed to
provide intensive wrap -around services and housing allowances, to homeless
individuals who are severely mentally ill, or mentally ill with addiction disorders.
6. Ensure On -going Planning Efforts on the Local, Regional and State Levels
- The Homeless Trust is working with the Miami Coalition for the Homeless in
strategizing efforts related to the 10 year plan to end homelessness. These are
ongoing policy level discussions and our focus is on obtaining additional resources
toward housing first models and long-term supportive housing.
Miami Homeless Assistance Program (MHAP) Strategy
In addition to the Homeless Trust comprehensive countywide strategy, the City of Miami's MHAP is
in the process of developing a complementary plan to reduce chronic homelessness in the city, in
particular downtown. It should be noted that this initiative is not intended to be a comprehensive plan.
The following is a brief description of the chromic homeless population and the MHAP's preliminary
recommendations to reduce it in the next ten years.
•"Chronic Homelessness Defined
The chronic homeless population is primarily represented by: 1) the mentally ill; 2) the dually
diagnosed (Co-occurring Disorders); and those fully adapted to street living. The chronic homeless
typically have high incidence of law enforcement/criminal justice interaction. They also tend to have
high re -institutionalization rates. As many of the institutions with which these individuals interact,
and/or from which they are discharged, are located in downtown Miami, a substantial majority of
chronic homeless can be found within City of Miami boundaries and are served by homeless providers
located within the City.
The data indicate that 73 percent of the homeless population is individuals and 27 percent is families.
Given that the vast majority of people experiencing chronic homelessness are individuals rather than
families, the statistics are calculated based on the number of homeless individuals. Based on an
analysis of over 500 surveys completed by homeless individuals on the street, and in emergency and
transitional housing, the following determination was made: 42 percent of survey respondents who
City of Miami Consolidated Plan DRAFT 86
'-were homeless on the streets and 30 percent of the sheltered homeless population of Miami -Dade
County were experiencing chronic homelessness.
Through similar calculations, the number of chronically homeless sheltered was determined to be 502
in the County's emergency and transitional housing system. This indicates that; 31 percent of the total
unsheltered population, 17 percent of the total sheltered population, and a total of 25 percent of the
total homeless population of Miami -Dade County is experiencing chronic homelessness. Other results
from the point -in -time surveys of homeless people indicate that the chronic homeless population in
Miami -Dade County, an estimated 1,704 individuals, represents 25 percent of the total homeless
population of the county. In addition, the point -in -time surveys also indicate that 71 percent of the
chronically homeless were unsheltered
Recommendations
The following recommendations for the expansion of MHAP services are mostly tasks that can be
undertaken with the current resources. However, to accomplish all the recommendations, it is
estimated that the cost will be $536,000 annually.
Strategy 1: Organized Street Feedings must be banned.
The chronic homeless person is enabled to live on the streets by providing (and
promoting) organized feeding sites provided by organizations and individuals. This can
be accomplished with current ESG resources.
Strategy 2: Outreach must be available 24 hours a day, 7 days a week.
To effectively encourage homeless individuals to change the behavior of sleeping
outdoors, the City must provide outreach around the clock. This approach has been a
success in the past during outreach initiatives and during cold weather. This program will
require approximately $108,000 annually in additional funding.
Strategy 3: Low Demand Shelter Beds must be accessible 24 hours a day, especially
between the hours of 11 pm and 7 am.
The City must be prepared to have available beds when a homeless person accepts the
shelter. This can be accomplished by providing a minimum of 80 beds per night. A
service agreement with the Salvation Army and the Miami Rescue Mission will be
established for this service to occur. This program will require approximately $373,000
annually in additional funding.
Strategy 4: Outreach teams must have a Clinical Social Worker available for follow-up
evaluation when necessary.
To achieve this, the .MHAP must contract an individual to provide this service.
This program will require approximately $50,000 annually in additional
funding.
Strategy 5: Advocate and support the reform of the Baker Act Laws.
The language should include "language re guardian advocate; provides for release of
certain persons for certain purposes; revises criteria and procedures for involuntary
City of Miami Consolidated Plan DRAFT 87
examination; provides criteria and procedures for involuntary outpatient placement." This
program can be accomplished with current ESG resources.
Strategy 6: Follow up with the individuals that have been sheltered.
MHAP will ensure that individuals placed in low demand shelters are offered a
slot in the "Housing First" program provided by the Homeless Trust. This
program can be accomplished with current ESG resources.
Strategy 7: Increase coordination with the Miami Police Department when an outreach
worker (team) needs assistance.
This can be accomplished by providing training to the Police Department in
response to the "Pottinger Settlement." Additionally, MHAP must be able to
communicate directly with the Police Department. This program can be
accomplished with current ESG resources.
Strategy 8: After five years of "Pottinger," a legal review of the settlement should be
conducted.
This is useful so that adjustments can be recommended as necessary. This
program can be accomplished with current ESG resources.
Strategy 9: All loitering laws, including park operating hours, must be strictly enforced.
In conjunction with the Miami Police Department, MHAP will monitor and
report any violations. It is recommended that any person violating a life
sustaining misdemeanor that refuses assistance when a bed is available should
be arrested. This program can be accomplished with current ESG resources.
Strategy 10: Legislation should be introduced to resend the City of Miami's "Aggressive
Panhandling Ordinance."
The City will utilize the countywide ordinance that addresses this issue. This
program can be accomplished with current ESG resources.
Strategy 11: An approved site to move the Camilus House Shelter must include
stipulations in order to acquire a Certificate of Use.
These include, but are not limited to: A) "No Loitering" signs must be posted
outside the facility, B) Security must be provided around the perimeter of the
shelter to ensure that no loitering is allowed, C) 24 hour access to referral
services to the City of Miami outreach teams, D) A minimum of 200 beds must
be reserved for the City of Miami outreach team referrals, E) Limitation of
nightly stays must be reasonable -seven days is not considered reasonable, and
F) As "Housing First" and other Permanent Housing options become available,
those referred by the City of Miami will get preference.
City of Miami Consolidated Plan DRAFT 88
In addition to the above mentioned recommendations to reduce chronic homelessness, MHAP
proposes an additional emphasis on two recently successfully implemented initiatives:
Hospital Outreach — Homeless patients released from area hospitals are required to have: 1) 14-day
supply of medication at the time of discharge, 2) An exempt card that identifies them as homeless and
unable to pay for medications and services, and a prescription for an additional 30-day supply of
medication and a follow-up visit if required. This program can be accomplished with current ESG
resources.
Incarceration Release Outreach — MHAP will continue to provide outreach to homeless
individuals released from Miami -Dade County jail. Currently, two outreach workers attend two bond
hearings and two arraignments daily. During these proceedings, the homeless person is offered shelter
assistance pending their release. If the homeless individual chooses not to accept assistance,
transportation services are provided back to the jurisdiction of arrest. Since the inception of this
project (May 2003) there have been over 1,450 persons contacted, over 500 persons placed into shelter
and over 800 persons transported back to the jurisdiction of arrest. This program can be accomplished
with current ESG resources,
•
City of Miami Consolidated Plan DRAFT 89
X. Public Housing Nccds
Assessment
Profile of Public Housing Demand and
Strategy in the City of Miami
iBackground
The purpose of the public housing needs assessment, as required by the U.S. Department of
Housing and Urban Development (HUD), is to provide an estimate of the public housing need
and detail a strategy on how the need will be addressed. It should be noted that the City of
Miami does not manage public housing units. Miami -Dade Housing Agency (MDHA) is
responsible for this function; however, a large portion of the County's inventory is located
within the City limits. The following sections describes the public housing inventory operated
by MDHA, the waiting lists for public housing, and a summary of the five-year plan for
housing choice vouchers.
Trends in Public Housing
Public housing authorities primarily serve households at the extremely low income level, both
through operation of public housing units and through administration of the Housing Choice
Voucher program. Nearly 60 percent of public housing units are occupied by households with
average annual household incomes of $9,000, that is, below 30 percent of the federal poverty
level. Average monthly total tenant payment is $204 per month, including utilities.
Housing Choice Vouchers may be used to serve households with incomes up to 50 percent of
area median income (AMI). However, public housing authorities are required to allocate at
least 75 percent of any new Housing Choice Vouchers to households in the extremely low
income group (less than 30 percent of AMI). Incomes for households served by the Housing
Choice Voucher program seem to be somewhat higher than those for households residing in
public housing -operated units. Their average annual household income is $10,000, $1,000
higher than that of households residing in public housing units, but they still fall below the
federal poverty level. About 26 percent of households making use of vouchers fall into the
extremely low-income group. Their average total tenant payment is $226, including utilities.
Social Security recipients, including both retirement and disability income recipients, make up
the largest group served by both public housing rental units and Housing Choice Vouchers.
The group receiving Social Security benefits represents 58 percent of households residing in
public housing units in Florida; 49 percent of households using vouchers receive Social
Security. Wage-earning households make up 28 percent of public housing tenants and 36
percent of voucher holders. Households that receive Temporary Assistance to Needy
Families (TANF) represent eight percent of households served by public housing units and 10
percent of those making use of Housing Choice Vouchers.
Households with children represent the largest group served by both public housing rental
units and the Housing Choice Voucher program, 42 percent of the total number of public
housing units and about 55 percent of the households receiving vouchers. Elderly households
City of Miami Consolidated Plan DRAFT 90