HomeMy WebLinkAboutredevelopment studyCity of Miami
Finding of Necessity For Redevelopment Study
FEC Buena Vista Yard Area
Florida International University
Metropolitan Center
Executive Summary
In the past several years, the City of Miami has taken an active role in revitalizing its Florida East
Coast (FEC) Railroad corridor north of the Central Business District (CBD). The City has
intervened to stem the declining economic and physical conditions of the corridor through a series
of planning implementation strategies intended to stimulate private investment activity. Of
particular importance is a 56-acre site located within the geographic center of the corridor. The
parcel, formerly owned by Florida East Coast Railway, was most recently utilized as an overflow
storage yard for containers used in the maritime transportation of goods. Due to its centralized
location and the fact that it is the largest remaining tract of developable land within the
boundaries of the City of Miami, this property is viewed as a vital cog in this on -going
revitalization effort.
In order to encourage development of the site, the Miami City Commission recently adopted a
resolution authorizing the City Manager to conduct a "Finding of Necessity Study" for the
creation of a Community Redevelopment Agency ("CRA") and to enter into an Interlocal
Agreement ("Agreement") between the City of Miami ("City"), Miami Dade County ("County")
and Midtown Miami Community Development District ("CDD"), which secures financial
contributions to the CDD by the City and the County to defray the cost of parking infrastructure
and a public plaza. Commitment to the project is also evident in the Agreement, wherein the
City's and the County's desire to create a CRA to support in the revitalization efforts of the site is
addressed in detail. The creation of a CRA pursuant to Part III of Chapter 163 of the Florida
Statutes and the powers authorized by legislation will facilitate the planned redevelopment of the
former Buena Vista site and surrounding area by providing a public funding resource to leverage
private investment activity.
At the City's request, the Florida International University (FIU) Metropolitan Center has
researched the necessary steps for the creation of a CR.A. Creation of the agency is initiated by
the governing body of a city or county adopting a resolution, supported by data and analysis,
finding the existence of one or more slum or blighted areas or a shortage of housing affordable to
low or moderate income persons within its jurisdiction. The resolution must also find that the
"rehabilitation, conservation, or redevelopment, or a combination thereof" of the area is
necessary.
For the purposes of the "Finding of Necessity for Redevelopment Study", the geographic area is
defined by the public right-of-ways that generally form the outer boundaries of the former FEC
Buena Vista Yard. The site is bounded by NE 36th Street on the north; NE 2"d Avenue on the
east; NE 29`h Street on the south; and, North Miami Avenue on the west. The study area is
located 2 miles north of the City of Miami's Central Business District (CBD), 5 miles east of
Miami International Airport and 2 miles west of Miami Beach. The site is'/e mile west of
Biscayne Boulevard (US I) and immediately south of I-195 and its north and southbound
connections to 1-95.
The FEC Buena Vista Yard was purchased in December 2002 from FEC Railways by Biscayne
Development Partners,LLC., a joint venture between Midtown Equities and Samuel & Company.
The new owners subsequently proposed two separate projects on the 56-acre site. The "Midtown
Miami" portion is a proposed mixed -use development consisting of 2,800 condominiums, a
150,000 square foot office tower, a 200-room condo -hotel and spa and approximately 1 19,000
square feet of retail, and restaurants on the ground floors of the office and condo towers. The
second portion, "The Shops at Midtown", consists of national anchor tenants, retail and
restaurants. The project proponents, Developers Realty (DDR), are also planning to enter into an
agreement with a residential developer to build 700 apartments above the "street of shops."
The "Finding of Necessity" Study's methodology included field surveys of the former FEC Buena
Vista Yard and supporting public infrastructure and transportation network, and a review of
current planning and economic development studies and reports of the area. The study concluded
that the former FEC Buena Vista Yard is an underutilized, physically blighted site that has cast a
negative image on this section of the City for many years. In addition, the overall condition of
the supporting public infrastructure and transportation network within the surrounding public
right-of-ways can be described as deteriorated in accordance with the standards of Section
163.340(8), F.S. Specifically, field surveys determined that the public infrastructure and
transportation network in the adjoining right-of-ways is generally decaying, insufficient, poorly
designed or non-existent. The street/roadway system in the area is faulty and inadequate and
creates unsafe conditions for both vehicular and pedestrian traffic. it should be noted that the
study determined the presence of two primary factors or conditions that support the findings that
the FEC Buena Vista Yard and adjoining right-of-ways meet the standards of a "blighted area" as
defined under 163.340(8) F.S. Those factors are: 1) unsanitary and unsafe conditions, and 2) the
predominance of defective and inadequate street layouts and roadways. The study further
concluded that the conditions of blight that exist, absent intervention, will continue to impact
negatively the physical appearance of the area and depress property values.
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TABLE OF CONTENTS
EXECUTIVE SUMMARY
TABLE OF CONTENTS 1
FIGURES AND TABLES 1
! Introduction 3
11 Urban Redevelopment Context 7
III Demographic and Economic Analysis 13
IV Existing Public Infrastructure and Transportation Improvements 22
V Fiscal Impact Analysis 33
VI Conclusion 37
FIGURES AND TABLES
Figure 1. FEC Corridor Study Area 5
Figure 2. FEC/Buena Vista Yard Study Area 6
Figure 3. Existing Zoning Districts 12
Figure 4. Crumbling sidewalks along North Miami Avenue 23
Figure 5. Crumbling curbing and overgrown vegetation on North Miami Avenue 23
Figure 6. Crumbling sidewalks and unsanitary conditions an North Miami Avenue 24
Figure 7. Lack of sidewalks, overgrown vegetation, collapsed fencing on NE 36' 25
Figure 8. Lack of sidewalks and overgrown vegetation on NE 36'h Street 25
Figure 9. Crumbling curbing and collapsed fencing at North Miami Avenue and NE 36`h Street Intersection
25
Figure 10. Deteriorated sidewalks, overgrown vegetation and miscellaneous obstruction on NE 29th Street
26
Figure 11. Lack of sidewalks, overgrown vegetation, and unsanitary conditions on NE 29th Street 26
Figure 12. Lack of sidewalks, overgrown vegetation and collapsed fence on NE 29'h Street 27
Figure 13. FEC Corridor Study Area Right -of -Way Map 28
Figure 14. North Miami Avenue and NE 36 Street intersection 29
1
Figure 15. Right turn from the westbound inside lane on NE 29th Street to the northbound inside lane on
North Miami Avenue 29
Figure 16. Insufficient turning radii on NE 29th Street and North Miami Avenue intersection 29
Figure 17. NE 20 Street and NE 2"d Avenue Intersection 30
Figure 18. Off -set intersection at NE 29th Street and NE 2"d Avenue„ 30
Figure 19. Off -set intersection at NE 29'h Street and NE 2"d Avenue 31
Figure 20. NE 36th Street and NE 2"d Avenue Intersection 32
Figures 21 and 22. FEC Railroad bisecting intersection on NE 36th Street and NE 2"d Avenue 32
Figure 23. FEC Railroad bisects five -legged intersection on NE 36th Street and NE 2"d Avenue 32
Figure 24. Property Use Map .35
Table 1. Population and Households: Wynwood, City of Miami, and Miami -Dade County 13
Table 2. 2000 Household Income Distribution 13
Table 3: Income Level and Poverty Level Extraction by Census Tracts for Wynwood. Edgewater, and Little
Haiti 14
Table 4. Concentrations of Racial Minorities (2000) 15
Table 5. Total Housing Units by Structure Type 16
City of Miami, Wynwood, Little Haiti 16
Table 6. Top 4 Industries Within Wynwood By Zip Code 17
Table 7. Major Industries by Zip Code Area 18
Table 8. Employment Status for the Population 16 years and over (in thousands) 18
Table 9. Employment By Industry 20
Addendum requested by members of the TIF Committee 38
APPENDICES
APPENDIX A: DRAFT RESOLUTION 40
2
I Introduction
A. Study Purpose
The City of Miami has taken an active role in revitalizing its FEC Corridor north of the Central
Business District (CBD). The City has intervened to stem the declining economic and physical
conditions of the corridor through a series of planning implementation strategies intended to
stimulate private investment activity. The former FEC Buena Vista site, a 56-acre tract located in
the geographic center of the FEC Corridor study area, is viewed as a vital cog in this
revitalization effort.
One planning implementation tool that cities and counties may consider in their revitalization
efforts are the powers authorized by legislation through a community redevelopment agency
("CRA") pursuant to Part III of Chapter 163 of the Florida Statutes. A CRA would substantially
support the planned redevelopment of the former Buena Vista site and surrounding area by
providing a public funding resource to leverage private investment activity.
Florida redevelopment activities are initiated by the governing body of a city or county adopting a
resolution in accordance with s.163.355 F.S. The initial step in creating a CRA is the preparation
of a study supporting a "Finding of Necessity." The accompanying resolution, supported by data
and analysis, must make a legislative finding that the conditions in the area meet the criteria
described in s. 163.340(7) or (8). Specifically, the resolution must state that:
1) One or more slum or blighted areas, or one or more areas in which there is a shortage
of housing affordable to residents of low or moderate income, including the elderly,
exist in such county or municipality; and
2) The rehabilitation, conservation, or redevelopment, or a combination thereof, of such
area or areas, including, if appropriate, the development of housing which residents
of low or moderate income, including the elderly, can afford, is necessary in the
interest of the public health, safety, morals, or welfare of the residents of such county
or municipality.
A "slum area" as defined under s.163.340(7) means an area having physical or economic
conditions conducive to disease, infant mortality, juvenile delinquency, poverty, or crime because
there is a predominance of buildings or improvements, whether residential or nonresidential,
which are impaired by reason of dilapidation, deterioration, age or obsolescence, and exhibiting
one or more of the following factors:
a) Inadequate provision for ventilation, light, air, sanitation, or open spaces;
b) High density of population, compared to the population density of adjacent
areas within the county or municipality; and overcrowding, as indicated by
government -maintained statistics or other studies and the requirements of the
Florida Building Code; or
c) The existence of conditions that endanger life or property by fire or other
causes.
A "blighted area" as defined under s.163.340(8) means an area in which there are a substantial
number of deteriorated, or deteriorating structures, in which conditions, as indicated by
3
government -maintained statistics or other studies, are leading to economic distress or endanger
life or property, and in which two or more of the following factors are present:
a) Predominance of defective or inadequate street layout, parking facilities, roadways,
bridges, or public transportation facilities;
b) Aggregate assessed values of real property in the area for ad valorem tax purposes have
failed to show any appreciable increase over the 5 years prior to the finding of such
conditions;
c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
d) Unsanitary or unsafe conditions;
e) Deterioration of site or other improvements;
f) Inadequate and outdated building density patterns;
g) Falling lease rates per square foot of office, commercial, or industrial space compared to
the remainder of the county or municipality;
h) Tax or special assessment delinquency exceeding the fair value of the land;
i) Residential and commercial vacancy rates higher in the area than in the remainder of the
county or municipality;
j) Incidence of crime in the area higher than in the remainder of the county or municipality;
k) Fire and emergency medical service calls to the area proportionately higher than in the
remainder of the county or municipality;
1) A greater number of violations of the Florida Building Code in the area than the number
of violations recorded in the remainder of the county or municipality;
m) Diversity of ownership or defective or unusual conditions of title which prevent the free
alienability of land within the deteriorated or hazardous area; or
n) Governmentally owned property with adverse environmental conditions caused by public
or private entity.
4
B. Study Area
The study area is part of the larger FEC Corridor (see Figure l ). For the purposes of the
"Finding of Necessity for Redevelopment Study", the geographic area is defined by the public
right-of-ways that generally form the outer boundaries of the Buena Vista site (see Figure 2). The
site is bounded by NE 366 Street on the north; NE 2' Avenue on the east; NE 29th Street on the
south; and, North Miami Avenue on the west.
Figure 1. FEC Corridor Study Area
5
The study area is located 2 miles north of the City of Miami's Central Business District (CBD), 5
miles east of Miami International Airport and 2 miles west of Miami Beach. The site is' 'A mile
west of Biscayne Boulevard (US 1) and immediately south of 1-195 and its north and southbound
connections to 1-95.
Figure 2. FEC/Buena Vista Yard Study Area
6
II Urban Redevelopment Context
A. Background
The FEC Corridor was the subject of a redevelopment study initiated in January 2000 by the City
of Miami working through a Task Force comprised of government officials, business leaders.
community non -profits and the real estate development community. The mission of the Task
Force was "to identify and facilitate redevelopment opportunities within the corridor by
facilitating private sector investment in underutilized areas; stimulating and safeguarding
industrial and commercial uses; ensuring compatible land use buffers; improving transportation
accessibility; and, enhancing employment opportunities for city residents as well as the overall
impact on the City, all within the context of creating and preserving a livable community." The
Task Force released a report on their Findings and Recommendations in September 2000. An
implementation work plan was then formulated to focus on specific areas of need and opportunity
as identified by the Task Force for the three neighborhood sub -areas of Wynwood, Edgewater
and Little Haiti. The City of Miami then selected Florida International University's (FIU)
Metropolitan Center to head up a team of urban planners, architects, engineers and GIS experts to
develop a comprehensive strategic redevelopment plan that would focus on economic
development, transportation, housing, land use and urban design issues and solutions.
The FEC Corridor Strategic Redevelopment Plan was the product of a one-year community
planning process that focused on identifying and facilitating economic revitalization opportunities
within the corridor and its surrounding neighborhoods. The intent of the final plan was to build
on the existing competitive advantages of the FEC Corridor and to develop clear and workable
implementation strategies and action steps to help ensure that the community's vision for the
corridor will become a reality.
The plan was shaped by certain "Guiding Principles" that were first articulated in the "Findings
and Recommendations Report" of the FEC Task Force then echoed during the subsequent
community conversations in Wynwood, Edgewater and Little Haiti.
These strongly interrelated Guiding Principles included:
1) The need to create a diverse and sustainable economy
2) The vision of an urban -scale, mixed -used redevelopment pattern
3) The need for a balanced and integrated transportation system
4) The development of a spectrum of housing choice and opportunity
In order to chart a meaningful direction for the redevelopment of the FEC Corridor it was vital
that the existing "competitive advantages" of the FEC Corridor be identified and enhanced.
The competitive advantages of the FEC Corridor that were identified included:
1) Proximity to Downtown and other employment centers
2) Rail access and proximity to major freeways, expressways and arterial
circulation system
3) Presence of "known" city districts including the Design, Fashion and Arts
and Entertainment Districts
4) The FEC Buena Vista site as.a major redevelopment opportunity
7
5) Significant inventory of industrial and warehouse properties
6) Proximity to Biscayne Bay and Miami Beach
The plan recommended specific "redevelopment strategies" to seize the economic opportunities
that were identified and by articulating clear and workable redevelopment concepts that could be
implemented in a timely manner.
The FEC Corridor Redevelopment strategies included:
1) Premium transit service
The plan recommends the development of a premium transit system utilizing the
existing spine of the FEC Corridor and its right-of-way, The transportation
strategy is predicated on the vision that the FEC Buena Vista site will be
redeveloped into a high density, transit oriented, urban "mid -town" center and
that the larger corridor, distinguished by the Design and Arts and Entertainment
Districts and Little Haiti, will become growing magnets for business,
entertainment and tourism.
The transit strategy recommends both "near term" and "long term" light rail
alternatives. The near term strategy entails an electric trolley that would operate
in mixed traffic and provide service from 79'h Street south to the Government
Center. Alternatives have been proposed that would include utilization of the
FEC right-of-way in combination with NE 2"d Avenue. The long-term
alternatives involve the same alignment, but would include provisions for a
trolley line that would operate on its own exclusive right-of-way,
2) FEC Buena Vista Mixed -Use District
The redevelopment concept for the FEC Buena Vista site was to extend the
existing grid street system located north of NE 36th Street and west of North
Miami Avenue through the entire site creating a pedestrian oriented street pattern
that would facilitate a vibrant, mixed -use district consisting of a combination of
commercial, residential and light manufacturing loci; space with accommodations
for an urban design treatment of big box retail development.
3) Arts and Entertainment District
The proposed Arts and Entertainment District concept combined the economic
energy and redevelopment potential of the performing Arts Center with broader
opportunities within Omni/Park West and nearby Overtown. The proposed
concept is to create an enhanced retail and a mixed -use corridor between NE 14'h
and 15"' Streets that clusters various arts and entertainment uses. The
redevelopment concept envisions a late night entertainment district that
revitalizes the area and provides economic support to the future Performing Arts
Center.
4) Little Haiti Commercial Corridor
The proposed Little Haiti Commercial Corridor concept was to create an
authentic mixed -use neighborhood incorporating retail development, Tight
manufacturing, housing and active recreation within the context of the existing
Haitian community. The focus of redevelopment activity would be NE 2"d
Avenue between NW 58'1' and 62"d Streets.
8
5) 79th Street Business and Greenway Corridor
The proposed 79th Street Business and Greenway Corridor concept consists of
three elements 1) a commercial facade renovation program targeting retail blocks
that are in general disrepair and visually detracting to the 79th Street commercial
corridor, 2) streetscape improvements along 79th Street and the entrance to 4th
Court, and 3) open space and greenway development along the Little River and
FEC right-of-way.
6) 251h Street Conservation District
The proposed 25th Street Conservation District concept envisions the creation of
a conservation district, by zoning amendment, for the full length of NE 25t''
Street to preserve the historical and architectural integrity of the existing
structures in the area. The concept also recommends general streetscape
improvements including repaving of streets and sidewalks, new curbs,
crosswalks, street plantings, lighting and street furniture. The concept includes a
pocket park at the end of 25th Street at Biscayne Bay that would serve as an end
destination for community residents wishing to walk or bicycle to the Bay.
In addition to the redevelopment concepts outlined above, the FEC Corridor Strategic
Redevelopment Plan recommended specific "Implementation Strategies" and "Action Steps" for
the four (3) substantive elements of the plan - transportation, economic development, housing and
streetscapes. The Implementation Strategies described the redevelopment need and concept,
while the Action Steps provided the course or charge for city officials to help ensure timely and
effective plan implementation.
1) Transportation
In addition to the "near term' and "long term" premium transit service
discussed above, the overall transportation strategy also included a series of
roadway improvements to address existing conditions and to mitigate against
anticipated redevelopment activity. Roadway improvements including
widening and realignments are recommended for 36th, 29th, and 34t1' Streets in
anticipation of the high -density redevelopment of the FEC Buena Vista site.
The reconfiguration of key intersections including NE 2"d Avenue and 29'h
and 36th Streets is also recommended. North Miami Avenue is envisioned as
a four lane minor arterial to handle projected traffic volumes. The plan also
recommends that an engineering study be undertaken by FDOT for an
Interstate 95 and NW 29t1' Street interchange to mitigate both existing and
anticipated traffic volumes in the Wynwood neighborhood.
2) Economic Development
The plan recommends five Economic Development Implementation
Strategies and their accompanying action steps. The Implementation
Strategies include:
A. That funding priority be given to the proposed Redevelopment
Concepts for the FEC Buena Vista Mixed -Use District, the Arts and
Entertainment District and Little Haiti Commercial Corridor.
13. That the City embark on a manufacturing retention and expansion
strategy that would include economic incentives, public
9
infrastructure improvements and the creation of a manufacturing
district
C. That the City support an integrated transportation system to
maximize the economic potential of the FEC Corridor
D. That the City support the expansion of the retail sector to improve
and diversify the economic base of the FEC Corridor
E. That the City develop a Marketing Plan for the FEC Corridor that
coordinates and integrates existing marketing efforts and promotes
the strategies of the redevelopment plan
3) Housing
The plan recommends five Housing Implementation Strategies and their
accompanying action steps. The implementation Strategies include:
A. Using the proposed zoning changes as a "planning tool" for housing
choice
B. Removing existing barriers to infill housing development and
housing rehabilitation
C. Targeting existing community development and housing resources to
the FEC Corridor including the development of a Model Block
program
D. Creating new housing financing mechanisms
E. Sponsoring an Affordable Urban Housing Design Competition
4) Streetscapes
The plan recommends five Streetscapes Implementation Strategies and their
accompanying action steps. The Implementation Strategies include:
A. Creation of a FEC right-of-way Linear Greenway extending from
79th Street south through the entire study area.
B. Utilization of the proposed FEC Buena Vista Mixed -Use grid as a
prototype throughout the FEC Corridor area
C. Creation of highly visual and functional east/west roadway
connectors
D. Creation of community "gateways" in Little Haiti
E. Creation of pedestrian -oriented improvements on Biscayne
Boulevard including a planted median between NE14th and NE 36th
Streets
The vision of the FEC Corridor as a diverse and connected mixed -use urban environment also
required zoning changes that mirrored the "Guiding Principles" of the overall plan and the
specific redevelopment strategies proposed therein. An assessment of the FEC Corridor's zoning
concluded there was a general absence of the zoning tools necessary for the level and quality of
mixed -use set forth in the Guiding Principles. The plan's zoning recommendations include the
creation of new Special Districts (SDs) and a Neighborhood Conservation District to facilitate
and guide redevelopment within the FEC Corridor.
B. Miami Midtown/Shops at Midtown Project
The FEC Buena Vista site was purchased in December 2002 from FEC Railways by Biscayne
Development Partners, LLC., a joint venture between Midtown Equities and Samuel & Company.
The new owners subsequently proposed two separate projects on the 56-acre site. The "Midtown
10
Miami" portion is a proposed mixed -use development consisting of 2,800 condominiums, a
150,000 square foot office tower, a 200-room condo -hotel and spa and approximately 119,000
square feet of retail, and restaurants on the ground floors of the office and condo towers. The
second portion, "The Shops at Midtown", consists of national anchor tenants, retail and
restaurants. The project proponents, Developers Realty (DDR) are also planning to enter into an
agreement with a residential developer to build 700 apartments above the "street of shops."
C. Land use and Zoning
In 2003 the City of Miami amended its Comprehensive Plan and the text of the Future Land Use
Element to designate a significant portion of the Buena Vista site as a Chapter 380 Regional
Activity Center (RAC). According to the amendment, the Comprehensive Plan designation:
a) will encourage urban redevelopment in the FEC Corridor, an Urban Infill and
Redevelopment Area;
b) will permit higher development thresholds and promote prompt review of
redevelopment plans to facilitate redevelopment;
c) will be in conjunction with a review by the City of existing zoning regulations that
will be designed to promote redevelopment and a mix of new uses appropriate for
redevelopment;
d) will facilitate mixed use development, encourage mass transit, reduce the need for
automobile travel;
e) will permit regional retail development which will create jobs for the surrounding
area;
f) will apply to the FEC Buena Vista Yard which will in land area exceed 20 acres;
g) will apply to the FEC Buena Vista Yard, which is proximate to interstate and major
arterial roadways and is suitable for the development of premium transit.
Consistent with the FEC Corridor Strategic Redevelopment Plan and Chapter 380 Regional
Activity Center designation, the City of Miami re -zoned the Buena Vista site from the existing
Industrial and Commercial zoning classifications (see Figure 3) to a new FEC Corridor Overlay
Sub -District, Special District (SD) 27.2, entitled Buena Vista Yard West. The Buena Vista Yard
West District regulations are intended to provide a method to allow for planning initiatives that
achieve a unique or innovative development that is not otherwise provided for in the City's zoning
ordinance. The district is deemed to have special and substantial public interest given its
proximity to Downtown Miami and the Omni Area, the Design District. Miami Beach, the
Wynwood Neighborhood and to future proposed transit facilities within the FEC Corridor. The
intent of the District is to: 1) promote the creation of a Miami midtown environment through
intensive urban retail mixed -use development with a twenty-four hour activity pattern; and 2)
enhance the pedestrian environment and connectivity of the existing surrounding areas by
extending the city street grid through the District. The District promotes streetscapes and mixed -
use buildings designed to provide pedestrians with lively, interesting, well -designed and highly
usable public spaces with a maximum interrelationship with ground floor building uses.
11
12
Figure 3. Existing Zoning Districts
Existing Zoning
gala C-1 (restricted commercial)
C-2 (liberal commercial)
CBD (central business district)
EXP (expressway)
GA (gouernmentlinsotitutional)
I (industrial)
N 0 (office)
r 1 PR (parkirecreation)
R-1 (single family)
R-2 (duplex)
R-3 (multifamily low density)
R-4 (rnulttfamily high density)
Emm RR (railroad)
MIN
2Y
III Demographic and Economic Analysis
A. Population Characteristics
According to the U.S. Census, the City of Miami's population increased from 358,548 to 362,470 between
1990 and 2000 representing a 1 percent increase. During the same time period, Miami -Dade County's
population grew by 16 percent. Between 1990 and 2000 both the City of Miami (3 percent) and Miami
Dade County (8 percent) experienced increases in the total number of households.
The Buena Vista study area is located within the Wynwood neighborhood of the City of Miami. Since
1990, Wynwood has experienced a decrease in both its population and households see Table 1 below.
Table 1. Population and Households: Wynwood, City of Miami, and Miami -Dade Coun
Population
Households
1990
2000
1990
2000
Wynwood
4,487
4,175
1,389
1,358
City of Miami
358,548
362,470
130,252
I34,250
Miami -Dade
County
1,937,094
2,253,362
692,355
776,774
Source: 2000 US Census
According to the 2000 U.S. Census, the median household income for Miami -Dade County is $35,966
compared to $23,483 for the City of Miami. According to the 2000 U.S. Census, approximately 27
percent of the City of Miami's population is categorized below the poverty rate. In Wynwood, the median
household income is substantially less than the City of Miami. The median household income in
Wynwood is $14,794 with household income distributions significantly below the City and Miami -Dade
County (see Table 2 below)
Table 2. 2000 Household Income Distribution
$0-$9.9k
$10k-$24.9k
$25k-$49.9k
$50k-$74.9k
$75k+
Wynwood Total
31.6%
38.3%
22.7%
5.3%
2.0%
City of Miami
26.7%
28.4%
24.2%
11.5%
9.4%
Miami -Dade
County
19.2%
27.3%
30.8%
13.0%
9.6%
Source: 2000 US Census
The average poverty level within the general vicinity of the Buena Vista study area was 26.4 percent,
almost equivalent to that of the City. However, Wynwood's poverty level is 31.6 which exceeds both the
City and the general study area of the FEC Corridor.
13
z3
The location and level of poverty varies among the different census tracts that comprise the FEC
Corridor. For example, Wynwood (census tracts 26, 28, and 31) is characterized as a low-income area
with an average of 54 percent of its households below the poverty line. Wynwood is burdened with the
highest level of households below poverty and low-income. Figure 8 below illustrates the income level
and the poverty status of census tracts comprising the FEC Corridor study area.
Table 3: Income Level and Poverty Level Extraction by Census Tracts for Wynwood, Edgewater,
and Little Haiti
Neighbor-
hood
Census
Tract
Wynwood
Wynwood
Wynwood
Income
Level
26.00
28.00
31.00
Low
4 HH Below the
Poverty Line
Low
Low
% HH Below the
Poverty Line
649
218
805
Median Age of
Housing Stock
47.82
57.24
30
33
19
Source: 2000 US Census
According to the 2000 U.S. Census, 74 percent of Wynwood's population 25 years and older do not have
a high school diploma. This compares to 47 percent for the City of Miami. The typical family has 2-4
members (73 percent of all families), which is comparable to the City, However. 20 percent of
Wynwood's households are female headed with children 18 and under compared to 9 percent in the City.
The population 65 years and older is only 1 percent in Wynwood compared to 17 percent for the City of
Miami as a whole.
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.
Within the City of Miami there are significant concentrations of racial minorities that exceed both the
City and County overall percentages. These areas include Wynwood and Little Haiti, neighborhoods that
14 Y
surround the FEC Buena Vista Yard study area, Wynwood has one of the highest concentrations of
Hispanics (72 percent), while Little Haiti has one of the largest concentrations of Blacks (68 percent).
Table 4. Concentrations of Racial Minorities (2000
City of Miami
Edison/
Little Haiti
Wynwood
4,175
Total Population
_
362,470
30,905
Not Hispanic or
Latino:
124,119
26,069
1,160
White alone
42,897
1,575
177
Black or African
American alone
72,190 _
20,878
906
American Indian
and Alaska Native
alone
291
35
6
Asian alone
2,181
137
17
Native Hawaiian
and Other Pacific
]slander alone
70
12
-
Some other race
alone
388 -p
75
1
Two or more races
6,102
3,357
53
_
Hispanic or Latino:
238,351
4,836
3,015
White alone
198,573
3,054
2,152
Black or African
American alone
8,668
644
257
American Indian
and Alaska Native
alone
519
37
11
Source: U.S. Census Bureau, 2000 Census
B. Housing Characteristics
According to the 2000 U,S, Census, there are 148,388 housing units in the City of Miami, an increase of
3,838 housing units (3 percent) since 1990. Miami -Dade County increased from 771,288 to 852,278
housing units (11 percent) during the same time period. Approximately 35% of the City's housing stock
is owner -occupied and 65% renter -occupied. The owner occupancy rate is nearly 24% Tess than Miami -
Dade County. The City's overall residential vacancy rate is 9.6%, which is 0.7% greater than the County.
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 57.3% of the City's total housing
inventory.
15
`2, S
Table 5. Total Housing Units by Structure Type
City of Miami, Wynwood, Little Haiti
Structure Type
City of
Miami
Edison/ Little
Haiti
Wynwood
737
-
SINGLE FAMILY
62,572
5,550
1-unit, detached
45,523
4,304
496
1-unit, attached
17,049
1,246
241
DUPLEX (2 units)
8,846
1,534
140
TRIPLEX & FOURPLEX
9,623
1,428
208
MULTI -FAMILY
65,919
2,828
419
5 to 9 units
13,865
915
192
10 to 19 units
12,418
634
133
20 or more
39,636
1,279
94
MOBILE HOME
1,462
277
-
_
BOAT, RV, VA, etc.
132
-
-
TOTAL HOUSING UNITS
148,388
11,617
1,504
Source: U.S. Census Bureau, 2000 Census
While the City of Miami increased from 144,550 to 148,388 housing units (3 percent.) In Wynwood
there are currently 1,504 housing units of which 21 percent are owner occupied. Wynwood's housing
stock is primarily comprised of single family (737) structures. Multi -family structures comprise 419 of
the units with the majority in the 5-9 and 10-19 multi -family structure type.
Significantly, 87 percent of Wynwood's housing stock was built prior to 1970 compared to 81 percent in
the City of Miami. According to the 2000 U.S. Census, there are 149 vacant units in Wynwood or 10
percent of all housing units.
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-
] 990 and grew by only 206 units between 1990-2000.
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, The escalating price of single-family homes in the greater Miami area is also impacting sale
prices in Miami's inner-city neighborhoods. While median sale prices remain below that of the Miami
MSA, the high -end of the sale price range indicates some current single-family sales in these
neighborhoods are approaching or exceeding the median sale price for the MSA.
16
C. Economic Profile
Wynwood is largely comprised of Retail and Wholesale businesses (see Table 6 below). According to the
2001 U.S. Census County Business Patterns, Retail and Wholesale businesses comprise nearly 48 percent
of firms/establishments in U.S. Zip Code Area 33127 (West Wynwood) and 27 percent in Zip Code Area
33137 (East Wynwood). Retail businesses mainly include grocery/convenience (22) and women's
clothing (12) establishments in 33127 and grocery/convenience (12) and furniture (11) establishments in
33137. Wholesale businesses mainly include footwear (26) and women/children clothing (23)
establishments in 33127 and home furnishing (7) and furniture (6) establishments in 33137.
Health Care, Social Assistance and Other Services comprise 18 percent of the business establishments in
33127, while Professional, Scientific & Technical Services and "Other" Services comprise 21.6 and 9
percent, respectively, of the business establishments in 33137. The large percentage of Professional,
Scientific & Technical Services in 33137 is attributed to the significant amount of law firms (54) within
the Biscayne Boulevard Corridor. Other business concentrations in the two Zip Code areas include Real
Estate (37 businesses in 33127/44 businesses in 33137) and Finance (16 businesses in 33127/26 in
33137).
Table 6. To
.
A comparison with surrounding Zip Code areas 33150, 33142 and 33 147 (Liberty City) shows a general
similarity in the concentration and mix of business types (see Table 7 below). Retail and Wholesale
businesses are predominant in the surrounding areas with "Other" Services the next largest concentration.
The percentage of Manufacturing establishments in 33127 (9 percent) is comparable to 33142 (12
percent) and 33147 (10 percent). This is due to the fact that Zip Code 33127 captures a significant
portion of the Wynwood industrial area.
17
7'
Table 7. Major Industries by Zip Code Area
Zip Codes/
Neighborhoods
33127 -
33137
West
Wynwood
East
Wynwood
Industries Total
631
737
Firms/%
Firms/%
Retail Trade
142/23%
105/I4%
Wholesale
159/25%
94/I3%
Other Services
70/L l %
66/9%
Professional
15/2%
159/22%
Manufacturing
58/9%
23/3%
Health Care
44/7%
52/7%
Real Estate
37/6%
44/6%
Finance/Ins.
10/2%
26/4%
Source; U.S. Census 2001 County Bus ness Patterns
According to the 2000 U.S. Census, 3,543 or 48.9 percent of the "16 and over" population of the study
area are in the labor force (see Table 8 below). This is a reduction from 4.455 or 62.1 percent of the
population in 1990. The decrease in the 36 and over labor force can be attributed to two factors: 1) a
substantial increase in the over 16 population not in the labor force and 2) a decline in the 30-39 years of
age population group which normally comprises a significant percentage of the workforce. Reasons for
the increase in the over 16 population not in the labor force typically include more 16-18 year old students
staying in school and more single or married mothers staying at home. The study area's unemployment
rate is 9.9 percent, down from 13.1 percent in 1990 but still much higher than the City (5.9) and the
County (4.9).
Table 8. Employment Status for the Population 16 years and over (in thousands
Employment
status: Population
16 years & over
WYNWOOD/
LITTLE HAITI
TOTAL
CITY OF MIAMI
TOTAL
MIAMI-DADE
COUNTY TOTAL
1990
2000
1990
2000
1990
2000
#
%
#
%
#
%
#
%
#
%
#
%
Total Population
16 years and over
7.2
100.0
7.2
100.0
285.0
100.0
292.8
100.0
1,758.4
100,0
1,520.0
100.0
In labor force
4.5
62.1
3.5
48.9
170.4
59,8
147.4
50.3
1,011.0
57,5
982.2
64.6
In Armed
Forces
.0
0.2
-
-
.2
0,1
.2
0.1
1.5
0,1
5.4
0.4
Civilian:
4.4
61.9
3.5
48.9
170.2
59.7
147.2
50.3
1,009.5
57.4
976,8
64.3
Employed
3.5
48,8
2,8
39.0
151.4
53.1
130.0
44.4
921.2
52.4
901.9
59.3
Unemployed
.9
13.1
.7
9.9
18.8
6.6
17.2
5.9
88.2
8.7
75.0
4.9
Not in labor
force
2.7
37.9
3.7
51.1
114,6
40.2
145.5
49.7
747.4
42.5
537.8
35.4
18
Of the 2,827 employed civilian population of 16 years and over, 2000 U.S. Census data for "Employment
by Industry" (see Table 9 below) indicates that 21.4 percent of the study area's labor force are employed
within Educational, Health and Social Services, up from 15.4 percent in 1990. This is followed by Arts,
Entertainment, Recreation, Accommodation and Food Services (14 percent), Professional, Scientific,
Management, Administrative, and Waste Management Services (1 1.5 percent) and Construction (9.1
percent). The most significant decreases in employment occurred in Manufacturing (down from 17.3 to
8.2 percent), Retail Trade (down from 15.9 to 8.9 percent) and Professional, Scientific. Management,
Administrative, and Waste Management Services (down from 18.4 to 11.5 percent). An overall decrease
in employment in Manufacturing and Retail Trade was also evident for the City of Miami and Miami -
Dade County from 1990-2000.
19
,iir I"."1L\TF3`.
I\D',
Total Employed
Civilian population 16
years and over
Agriculture, forestry,
fishing, hunting, and
mining
Construction
Manufacturing
Wholesale trade
Retail trade
Transportation and
warehousing, and
utilities:
Information
Finance, insurance, real
estate, rental and -
leasing:
Professional, scientific,
management,
administrative, and
waste management
services:
Table 9. Employment by Industry
1, 1 \1\ (,(_II)
11_)I
,.RE
AL _
\
C!TY
TOT',L
Or',II.A\1I
\i'
(t
\\1'-L) \:)
l_A;) WI aL
1990
2000
1990
2000
1990
2000
#
%
#
%
#
%
#
%
#
%
#
%
3,502
100.0
2,827
100.0
151,446
100.0
129,981
100.0
901,828
100.0
921,208
100.0
203
5.8
5
0.2
2,738
1.8
671
0.5
16,926
1.9
6,635
0.7
251
7.2
256
9.1
12,052
8.0
13,433
10.3
57,017
6.3
63,13.5
6.9
605
17.3
233
8.2
21,765
14.4
9,596
7.4
102,372
11.4
65,041
7.1
87
2.5
82
2.9
8,672
5.7
7,103
5.5
57,029
6.3
55,398
6.0
558
15.9
251
8.9
28,119
18.6
14,269
11.0
157,772
17.5
113,333
12.3
270
7.7
247
8.7
8,776
5.8
8,007
6.2
65,892
7.3
69,072
7.5
38
1.1
50
1.8
2,503
1.7
3,551
2.7
22,831
2.5
28,890
3.1
41
1.2
108
3.8
10,155
6.7
8,858
6.8
74,499
8.3
73,893
8.0
644
18.4
326
11.5
22,007
14.5
15,308
11.8
99,478
95.5
106,641
11.6
2U
Educational, health and
social services 539 15.4 604 21.4
Arts, entertainment,
recreation,
accommodation and
food services 87 2.5 397 14
Other services (except
public administration) 123 3.5 172 6.1
Public administration 56 1.6 96 3.4
Source: US. Census Bureau, 2000 Census
19,252 12.7
2,333 1.5
8,475 5.6
4,599 3.0
2i
19,450 15.0
15,659 12.0
9,739 7.5
4,337 3.3
140,979 15.6
14,723 1.6
56,121 6.2
36,189 4.0
165,357 18.0
84,129 9.1
51,737 5.6
37,947 4.1
IV Existing Public Infrastructure and Transportation Improvements
A. Background
As previously noted, the study area is bounded by NE 36'1' Street on the north; NE 2"d Avenue on the east;
NE 29'i' Street on the south; and, North Miami Avenue on the west, creating a rectangular public right-of-
way network around the Buena Vista site. An initial field survey of the public right-of-ways was
performed on April 23, 2004 with subsequent field surveys occurring on May 7'1' and 10th of 2004. The
purpose of the field surveys was twofold: 1) to assess the existing physical condition of the public right-
of-ways, and 2) to compare field notes with prior public infrastructure and transportation studies of the
area.
B. Existing Public Infrastructure
A current assessment of the public infrastructure is critical in determining whether an area suffers from
one or more indicators of blight, and whether the redevelopment of that area is appropriate and necessary
in the interest of the public health, safety, morals, or welfare of the residents of the City.
Public infrastructure serves to unify dissimilar physical elements and land uses, provides coherence and
rhythm to the streetscape, enhances pedestrian and vehicular circulation, establishes order, and helps
serve the public health and safety of city residents. It is the city block that defines the streetscape or
public realm. It is this public realm that we initially see as we move through the built environment. And,
it is the quality of this public realm that provides the first and most vivid impression of an urban area.
The field survey assessed the public infrastructure along the four major right-of-ways that form the outer
boundaries of the study area. The overall condition of the area can be described as deteriorated in
accordance with the standards of Section 163.340(8), F.S. The field survey determined that the public
infrastructure in the study area is generally insufficient, poorly designed or non-existent. Furthermore,
the survey revealed that conditions of blight exist and that, absent intervention, these conditions will
continue to erode the physical appearance of the area. The following is a summary of the key findings
North Miami Avenue
North Miami Avenue, between NE 29th Street to NE 36`i' Street, forms the western boundary of the study
area. The arterial roadway carries significant traffic to and from the Downtown area and 1-195.
Commercial uses line the western side of the Avenue backed by single family residential in the blocks
extending west to NW 2"d Avenue. The east side of the avenue that borders the Buena Vista site is an
unsightly stretch of public right-of-way and adjoining private land with overgrown vegetation that casts a
significant blighted appearance to the entire city block.
22
?/
Figure 4. Crumbling sidewalks along North Miami Avenue
Figure 5. Crumbling curbing and overgrown vegetation on North Miami Avenue
23
33
Figure 6. Crumbling sidewalks and unsanitary conditions on North Miami Avenue
The condition or absence of public infrastructure along North Miami Avenue creates unsanitary and
unsafe conditions in the area. These conditions include: broken curbing, lack of sidewalks, poor
landscaping, unavailable stormwater drainage, inadequate street lighting for nighttime pedestrian and
resident activity.
NE 36th Street
NE 36'h Street, between North Miami Avenue and NE 2" d Avenue forms the northern boundary of the
study area. NE 36th Street is an arterial roadway that carries high traffic volumes between Biscayne
Boulevard and 1-195. The north side of the street is primarily comprised of commercial uses that mark
the southern entrance into the Design District. The south side of the street is the main entrance into the
former FEC Buena Vista Railway property. Similar to North Miami Avenue, the south side of NE 36`h
Street is an unsightly stretch of public right-of-way and adjoining private land that is highly incongruous
with the physical improvements evident in the adjacent Design District.
Figure 7. Lack of sidewalks, overgrown vegetation, collapsed fencing on NE 36`h Street
24
Figure 8. Lack of sidewalks and overgrown vegetation on NE 36th Street
Figure 9. Crumbling curbing and collapsed fencing at North Miami Avenue and NE 36`h Street
Intersection
The most blighted section of NE 36th Street extends east along the south side of the roadway from the
intersection of North Miami Avenue. Along this stretch, missing or broken curbing, missing sidewalks,
overgrown vegetation, inadequate street lighting, absence of landscaping and a lack of stormwater
drainage creates unsanitary and unsafe conditions in the area.
25
5-
NE 20 Street
NE 29th Street, between NE 2"d Avenue and North Miami Avenue, forms the southern boundary of the
study area. NE 29'h Street is an arterial roadway that carries heavy volumes of traffic between Biscayne
Boulevard and points west of 1-95. The street is primarily Tined with a mix of commercial and retail uses.
The physical condition of the north side of NE 29th Street is very similar to North Miami Avenue and NE
36'h Street. This stretch of public right-of-way and adjoining private land is unsightly with little
supporting public infrastructure.
Figure 10. Deteriorated sidewalks, overgrown vegetation and miscellaneous obstruction on NE 29'h Street
Figure 11. Lack of sidewalks, overgrown vegetation, and unsanitary conditions on NE 29'h Street
26 3c,
Figure 12. Lack of sidewalks, overgrown vegetation and collapsed fence on NE 29th Street
The physical condition or absence of public infrastructure creates unsanitary and unsafe conditions in the
area. These conditions include: missing sidewalks and curbing, inadequate stormwater drainage,
overgrown vegetation, lack of landscaping, and inadequate street lighting for nighttime pedestrian and
resident activity.
C. Transportation
As previously noted, a field survey and concurrent analysis of previous transportation studies and reports
of the area were performed for this study. The intent of this section of the study was to determine the
adequacy of the street layouts, intersections and traffic circulation. The study area is principally served
by four arterials: North Miami Avenue, NE 36'h Street, NE 2"d Avenue and NE 29`1' Street. The study
concluded that the street/roadway system in the area is faulty and inadequate and creates unsafe
conditions for both vehicular and pedestrian traffic. Furthermore, the City's grid street system is
interrupted by the FEC Buena Vista site. The grid network dead -ends at various intersection points on
North Miami Avenue and NE 36th Street creating a barrier effect to surrounding neighborhoods. The
following is a summary of the key findings:
27
----. i— -, r am, ~ '�
:. -1 -- J F Kennedy Causeway -
—
:EIi'iS[^re Venetiani.akSriJ:.l'J
: ~ hlarAuti' irt;ause;4ay
Julia Tuttle Cause ay! 1-195_;rl-1
•
Figure 13. FEC Corridor Study Area Right -of -Way Map
North Miami Avenue
North Miami Avenue functions as a minor north and southbound arterial running along the western
boundary of the study area. The avenue accommodates traffic at moderate levels and a lower level of
travel mobility than principal arterials. It distributes travel to geographic areas smaller than those
identified with the higher system. The land along the avenue consists of a mix of commercial and
industrial uses.
The study focused on the intersection of North Miami Avenue and NE 29`" Street. An intersection is
defined as the area where two or more highways/streets join or cross, including the roadway and roadside
facilities for traffic movements within the intersection. Each highway/street radiating from an
intersection and forming part of it is referred to as an intersection leg. In general, the alignment of the
intersection streets should permit users to perform readily the maneuvers necessary to pass through the
intersection with minimal interference. Thus, the alignment should be as straight as practical and the
intersecting legs should generally meet at right angles. The following figures show a trailer tuck making
a right turn from the westbound inside lane on NE 299) Street to the northbound inside lane on North
Miami Avenue. The image clearly demonstrates that the turning radii at the intersection are insufficient
for a large truck to perform right turning maneuvers at any corner of the intersection.
28
Figure 14. North Miami Avenue and NE 29 Street intersection
1 RIWit
Figure 15. Right turn from the westbound inside lane on NE 29th Street to the northbound inside lane on
North Miami Avenue
Figure 16. Insufficient turning radii on NE 29 Street and North Miami Avenue intersection
29
NE 296 Street and NE 2nd Avenue Intersection
NE 20 Street is a minor east and westbound arterial running along the south boundary of the study area.
NE 291h Street crosses the FEC Railroad between North Miami Avenue and NE 2"d Avenue. The street
section between 1-95 and NE 2"d Avenue has four lanes reducing to two lanes east of NE 2"d Avenue. In
addition to the lane reduction, the intersection has a large offset causing it to operate inefficiently. The
centerline spacing between the east and westbound approaches is nearly 19m (62 feet), The photos and
figures below show the roadway misalignment due to the offset intersection. As with the previous
intersection, the turning radii at the intersection are not sufficient to accommodate turning maneuvers by
large trucks.
Figure 17. NE 29'h Street and NE 2"d Avenue intersection
Figure 18. Off -set intersection at NE 29`h Street and NE 2"d Avenue
30
L(u
+Y ,ril A cA
Flo
Figure 19. Off -set intersection at NE 29`h Street and NE 2"d Avenue
NE 36th Street and NE 2"d Avenue Intersection
NE 36th Street carries most of the vehicle trips entering and leaving this urban area, as well as through
traffic moving between 1-195 and Miami's Central Business District (CBD). As such, NE 36th street is
classified as an "urban principal arterial system." The FEC Railroad bisects the five -legged intersection at
NE 36th Street and NE 2"d Avenue, creating a complex intersection geometry that is confusing to drivers.
In addition, because the intersection is less than 500 feet away from the intersection of NE 36th Street and
Biscayne Boulevard (US 1), it suffers from frequent traffic spillback.
Traffic safety and efficiency needs to be addressed at this intersection. Removing conflicting movements,
realigning one or more of the intersection legs, combining traffic movements at subsidiary intersections or
making one or more of the legs one-way. The re -design of the intersection will need to take into account
ongoing and planned redevelopment activities between 1-95 and the Biscayne Commercial Corridor.
31
Figure 20. NE 36th Street and NE 2nd Avenue Intersection
uY
Figures 21 and 22. FEC Railroad bisecting intersection on NE 36rh Street and NE 2nd Avenue
Figure 23. FEC Railroad bisects five -legged intersection on NE 36'h Street and NE 2"d Avenue
32
V Fiscal Impact Analysis
The former FEC Buena Vista Yard is situated in the heart of the City's FEC Corridor, an area that the
City has designated for substantial private and public investment according to the 2002 FEC Corridor
Strategic Redevelopment Plan. The older, inner-city neighborhoods that surround the former FEC Buena
Vista Yard are burdened with high levels of unemployment, poverty and stagnation. The current site is
underutilized and has had a blighting influence on the surrounding neighborhoods. The former FEC-
owned Buena Vista site was used exclusively as a staging facility for truck containers with minimal site
improvements. In terms of other business venues, there is currently only one business structure, an auto
body repair shop, located on NE 29"' Street. Due to the stagnation of this vacant site, the project area has
generated minimal tax revenues. Nor does the site provide important employment opportunities for City
or nearby neighborhood residents. Currently, none of the property is accessible for public use.
Following the market instability and economic recession of the early 1990s, the Design District, and
abutting locations in the vicinity of Wynwood's Fashion District and Little Haiti, have experienced an
increase in investment interest, much of it stemming from a saturated Miami Beach real estate market that
has impacted commercial real estate along the Biscayne Boulevard Corridor.
According to Miami -Dade County Property Assessor Records, there are 42 Residential Condo units in the
adjacent areas of the project site. The assessed value for the 42 units was $1,148,695, or an average of
$29,453 (upper bound- $51,940, lower bound- $17,146) per condo unit. In 2004, the assessed value
increased to $1,181,030, with an average of $30,282 per condo unit (upper bound- $51,940, lower bound-
$17,558).
According to Miami -Dade County Property Assessor Records, in 2002 there were 414 non -condo
property units that consist of both commercial and single-family residential properties. Their assessed
value averaged $194,418 per property unit. Significantly, in 2003, the average increased to $301,885 per
unit. Of the 414 non -condo property units, 23.91 % are vacant, which represents almost a third of the
abutting properties to the FEC/Buena Vista site. Approximately 12% are residential -single family homes,
and 8.21 % designated for retail use. The impact of nearly a third of the land in and around the project site
highlights problems faced by this particular area. The amount of vacant land indicates a relatively
inefficient pattern of land use. Figure 8 illustrates the Property Use surrounding the FEC/Buena Vista
property site.
33
q3
!•.1 :!a7
e7771' •
/ 1 — .1.,,• em.h,
opecl
oVreialloolGondo
/ / trirmtme
i i
mgovo,NE•5•Fi omirE
.01,3 C.411Ntlit'.1.M1r..k..
1 /
1 • 0,43LE...
It pg.." • **NV
1 .1 .... CAMP T.4-11110.1
I .1
'.11Eli -1.40...,.1.105,111
1
/ I.Vief hC-7.ft 1.104Rn -v
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3. WO= ,..1!.C.S.
:111.110.11.!;F:a.d.1..11.11I.4
111.11*.r.:J,M2S-.101:,
J10111.11 1%1.4 ¶ f1 MORE
mo...71Pk.
L01.1-TA
FPI LT GNCL
Ilk/..../It5/ XIII 4.111WillVt
fir5DC11114. - &NUL MALY
1.1 4V!.kt,-.111
: -35:0-Liii — - 3L.R.. VAT A 1•DPIC.Tbr
11111 .....•:.k/AT 1 Arr.
06 ....11..C, IVP.'EP.VEN.T.4
1...PC115i 77. E.-17,..WAIL
L : W.C1. Fc.ki.g 01171.PT
TiTI T r _
if,•-•--Y9-!.., 114—
E 3211:3_.1
—
1:4.700
Dala Sour MitiMIDacia ETSD. 2003
Figure 24. Property Use Map
Source: Miami -Dade Property Assessor
34
c(
According to the FEC Corridor Strategic Redevelopment Plan, the neighborhoods of Wynwood and Little
Haiti lost nearly 20.O00 obs between 1980-1995. The study area and surrounding neighborhoods are
characterized by a general lack of retailers, particularly "big box' users and nationally recognized retail
chains. The lack of national retailers is indicative of the general economic health of the area. These poor
conditions are endemic both to the study area and larger FEC Corridor. While retail makes up 15 percent
of the businesses uses in the FEC Corridor. it only accounts for 4.6% of sales. far less than half of the
usage rate. This is based on the fact that most of the existing retailers are small businesses or "mom and
pop" type establishments. The FEC Buena Vista Yards combination of vacant and underutilized
property. decaying infrastructure and lack of site improvements all contribute to the property's blighted
image on the area. Yet. the FEC Buena Vista Yard remains the largest commercial site within the FEC
Corridor with 56-acres of potentially developable land, To date. the property has not generated significant
tax revenues and will remain non -productive until the `highest and hest use" is realized and the necessary
site improvements are made.
According to a recent pre -application to the Federal Economic Development Administration (FDA)
prepared by the City of Miami. there is a need for significant public infrastructure improvements to the
right-of-ways surrounding the EEC Buena Vista site. Public infrastructure improvements will be
necessary along North Miami Avenue. NE 29th Street. NE 2"d Avenue and NE 36'r' Street. Required
improvements include new street paving. new curbs. gutters and sidewalks. new water and sewer lines..
new drainage systems. landscaping and irrigation. The estimated cost for these improvements is $3.37
million.
The fiscal implications of community decline and redevelopment are problematic. especially as
neighboring areas continue to experience similar patterns of deteriorated physical and economic
conditions. Within the study area the unemployment rate remains at 15%. while -the poverty level has
remained virtually stagnant. As the property values decline or remain stagnated. investment will he ill-
perceived as the lack of efficiency and obsolescence of infrastructure and maintenance becomes more
increasingly noticeable. With the increase in trade opportunities, property improvements are essential in
attracting businesses to locate to the area. Also. the retail industry itself has transformed from small
specialty product retail to the wide retail opportunities presented by "big box" and value shopping
retailers. Public improvements would be necessary along Miami Avenue. between NE 34"' Street and NE
29th Street, NE 29`r' Street between North Miami Avenue and the railroad tracks located north of Federal
highway. They would include new street paving. new curhs gutters and sidewalks. new water and sewer
lines. new drainage systems. landscaping and irrigation.
VI Conclusions
The City of Miami has taken an active role in revitalizing its Florida East Coast (FEC) Railroad corridor
north of the Central Business District (CBD). The City has intervened to stem the declining economic
and physical conditions of the corridor through a series of planning implementation strategies intended to
stimulate private investment activity. The former FEC Buena Vista Yard. a 56-acre parcel formerly
owned by the Florida East Coast Railway, is viewed as a vital cog in this on -going revitalization effort
due to its centralized location and the fact that it is the largest remaining tract of developable land within
the boundaries of the City of Miami.
At the City's request. the Florida international University (FIU) Metropolitan Center has researched the
necessary steps for the creation of a Community Redevelopment Agency (CRA) for the FEC Buena Vista
area. The creation of a CRA is initiated by the governing body of a city or county adopting a resolution.
supported by data and analysis. finding the existence of one or more slum or blighted areas or a shortage
of housing affordable to low or moderate income persons within its jurisdiction. The resolution must also
find that the "rehabilitation. conservation. or redevelopment, or a combination thereof" of the area is
necessary.
The "Finding of Necessity Study's methodology included field surveys of the former FEC Buena Vista
Yard and supporting public infrastructure and transportation network. and a review of current planning
and economic development studies and reports of the area. The study concluded that the farmer FEC
Buena Vista Yard is an underutilized, physically blighted site that has cast a negative image on this
section of the City for many years, In addition. the overall condition of the supporting public
infrastructure and transportation network within the surrounding public right-of-ways can be described as
deteriorated in accordance with the standards of Section 163.340(8). F.S. Specifically. field surveys
determined that the public infrastructure and transportation network in the adjoining right-of-ways is
generally decaying. insufficient, poorly designed or non-existent. The street/roadway system in the area
is faulty and inadequate and creates unsafe conditions for both vehicular and pedestrian traffic, The study
further concluded that the conditions of blight that exist. absent intervention. will continue to negatively
impact the physical appearance of the area and depress property values.
As such. The FIU Metropolitan Center has formulated a "Draft Resolution"(Appendix A) to the City of
Miami that states that based on the facts and evidence; the following conditions exist in and adjacent to
the former FEC Buena Vista Yard site. Conditions are present in and adjacent to the former FEC Buena
Vista Yard that are detrimental to the sound growth of the City and substantially impair or arrest the
growth of'the City, and present conditions and uses in the urea exist that are detrimental to the public
health. safety. morals and public welfare; (pages 22-32)
1. There is a predominance of defective or inadequate street layouts, transportation and parking
facilities.
2. There are examples of unsanitary and unsafe conditions::
37 ��
Addendum
This addendum to the "City of Miami Finding of Necessity for Redevelopment Study" for the Florida
East Coast (FEC) Buena Vista Yard area serves as further explanation of said findings as determined by
field surveys conducted as part of the overall site assessment. The original survey and site assessment
concluded that the former FEC Buena Vista Yard site and peripheral right -of ways are underutilized and
physically blighted areas of the city. The overall condition of the supporting public infrastructure and
transportation network within the surrounding public right-of-ways can be described as blighted and
deteriorated in accordance with the standards of Section 163.340(8), F.S. Specifically, field surveys
determined that substantial unsanitary and unsafe conditions exist and that the public infrastructure and
transportation network in the adjoining right-of-ways is generally decaying. insufficient. poorly designed
or nonexistent. The streetiroadway system in the area is faulty and inadequate and creates unsafe
conditions for both vehicular and pedestrian traffic. The study further concluded that the conditions of
blight that exist. absent intervention. would continue to erode the physical appearance of the area and
depress property values.
The following explanations are hereby added to further characterize the extent of blight in the study area.
It should he noted that the study, determined the presence of two primary factors or conditions that support
the findings that the FEC Buena Vista Yard and adjoining right-of-ways meet the standards of a "blighted
area" as defined under 163.340(8) F.S. Those factors are: ]) unsanitary and unsafe conditions. and 2) the
predominance of defective and inadequate street layouts and roadways. Public streets should be properly
constructed in a right-of-way and include curbs and gutters, planting strips. sidewalks. and land necessary
for proper grading. The sidewalks should provide safe, continuous, pleasant places to walk. and which
are relatively free from automobile conflicts. noise. dust and other pollutants to assure usage and personal
safety. The lack of sidewalks, planting strips and proper grading in the public right-of-ways
surrounding the former FEC Buena Vista site creates a blighted and unsafe environment for pedestrians.
These conditions are further exacerbated by loose topsoil where planting strips, sidewalks and grading
would normally be located. resulting in excessive dust pollution that negatively effects pedestrian and
vehicular traffic as well as abutting businesses and residences The addendum serves to expound on factor
#f l - unsanitary and unsafe conditions. Supporting documentation relative to factor 02 - the predominance
of defective and inadequate street layouts and roadways is substantiated in the text and photos found in
Chapter IV. Section C. and pages 27-32 of said study
Unsanitary and Unsafe Conditions
The study determined that unsanitary and unsafe conditions are predominant in the area. Field
surveys determined that the public infrastructure in the study area is virtually nonexistent and has
been overtaken by blighted conditions including overgrown vegetation. crumbing sidewalks and
curbing and significant amounts of trash and other debris. These factors result in a physical
appearance that can clearly be described as "blighted."
North Miami Avenue
Unsanitary and unsafe conditions extend along the full section of the avenue that abuts the
western boundary of the Buena Vista Yard study Area. Crumbing sidewalks and curbing.
overgrown vegetation and trash are evident in 100 percent of the area. This creates a very unsafe
environment for pedestrians and cast a negative physical image on the entire stretch of avenue.
The general lack of improved public infrastructure coupled with the high volume and speed of
3s (.
automobile and truck traffic on North Miami Avenue creates a dangerous environment for
pedestrians.
NE 36th Street
Unsanitary and unsafe conditions extend for the entire length of the street, which abuts the
northern boundary of the Buena Vista Yard study area. The vegetation is so overgrown that it
nearly extends out into the traveled right of -way on the south side of the street. In addition.
sidewalks are nonexistent for 100 percent of the street. thus creating very unsafe conditions for
pedestrians, Trash and debris within the right-of-way along with crumbling fencing on the north
side of the Buena Vista Yard site al] contribute to very blighted conditions. The absence of a
passable pedestrian right-of-way creates a very dangerous environment given the high volume
and speed of automobile and truck traffic along NE 36° Street.
NE 29th Street
Unsanitary and unsafe conditions are evident along most of the street, which abuts the southern
boundary of the FEC Buena Vista yard site. Sidewalks are nonexistent along approximately 7S
percent of the street, Overgrown vegetation. trash and debris are evident along approximately 90
percent of the right-of-way. The lack of sidewalks coupled with the high volume and speed of
automobile and truck traffic along NE 29t1' Street creates a very dangerous environment for
pedestrians who use this stretch of roadway to access businesses on both NE 29"' Street and N£
2" Avenue. The general isolation and decadence of the area has also resulted in a discernible
level of vagrancy in the area and the potential for crime.
Soil and Ground Water Contamination
The addendum includes as further evidence of finding regarding "unsanitary and unsafe
conditions" reference to a document concluded subsequent to said study regarding soil and
ground water contamination on the FEC Buena Vista Yard site. The study, "Reasonable
Assurance Document Stormwater Drainage Wells: Former FEC Buena Vista Railroad Yard
Midtown. Miami," prepared by Kimley-Horn and Associates. inc. and dated July 7. 2004 states
"The historical activities associated with the site have resulted in localized soil and ground water
impacts. Rehabilitation of the site is being performed under the State and Federal Brownfield
Programs. The site has been designated as Brownfield Site Number BF 139801002. within the
general Brownfield Area BF 139801000 "
39(�
APPENDIX A: DRAFT RESOLUTION
DRAFT RESOLUTION
A RESOLUTION OF NECESSITY OF THE CITY OF MIAMI,
FLORIDA, PROMULGATED PURSUANT TO §163,355, FLORIDA
STATUTES, IN ORDER TO BEGIN THE FORMAL PROCESS OF
CREATING A COMMUNITY REDEVELOPMENT AGENCY TO
FUNCTION WITHIN THE CITY OF MIAMI; APPROVING A
SLUM AND BLIGHT STUDY; DEFINING THE REDEVELOPMENT
AREA; DETERMINING THAT THE REDEVELOPMENT AREA
SUFFERS FROM TWO OR MORE INDICATORS OF BLIGHT;
DETERMINING THAT THE REDEVELOPMENT AREA IS
APPROPRIATE AND CRITICALLY NECESSARY IN THE
INTEREST OF THE PUBLIC HEALTH, SAFETY, MORALS, ANI)
WELFARE OF THE RESIDENTS OF THE CITY; MAKING
CERTAIN OTHER REQUIRED FINDINGS AND DETERMINATIONS;
AND PROVIDING FOR AN EFFECTIVE DATE.
Whereas, in 2001 the City of Miami committed to the redevelopment of the EEC Corridor by
funding a "FEC Corridor Strategic Redevelopment Plan" to be prepared by Florida
international University's Metropolitan Center:
Whereas, in 2002 the City of Miami approved the FEC. Corridor Strategic Redevelopment Plan
that included a redevelopment concept fora Buena Vista Mixed -Use District at the iormer EEC Railway
Buena Vista Yard:
Whereas, in 2004 the City of Miami amended the text of its Future Land Use Element of the
Comprehensive Neighborhood Plan to designate the Buena Vista Regional Activity Center.
Whereas, in 2004 the City of Miami approved an amendment to the Zoning Ordinance to add a
new Sub -District. SD-27.2. entitled Buena Vista Yard West. a mixed -use district:
Whereas, in 2004 the City of Miami approved the Buena Vista Yard West Special District a
Community Development District (CDD):
Whereas, the City of Miami approved a "Finding of Necessity for Redevelopment Study"
pursuant of Chapter 163. Part IIL Florida Statute to determine whether the former FEC Buena Vista Yard
and adjacent area displays sufficient indications of blight. as required by the statutes, to warrant
designation of the area as a community redevelopment area;
Whereas, blight constitutes a serious menace injurious to the public health, safety. morals and
welfare of the City of Miami and County of Miami -Dade. imposing onerous burdens which lessen the tax
base and reduce tax revenues. substantially impairing or arresting sound growth, public infrastructure.
aggravating traffic problems and substantially hampering the elimination of traffic hazards and the
improvement of traffic facilities. and increasing the costs of providing public services to blighted areas;
Whereas, while the City of Miami has determined that the former FEC Buena Vista yard and
adjacent area demonstrates conditions of blight. the area can he rehabilitated and redeveloped through
40 Vc,
appropriate public action as authorized under the Florida statutes, preserving and enhancing the tax base
of all taxing authorities;
Whereas, Miami -Dade County is a Home Charter County and is authorized under Florida law to
delegate such powers provided in Part ]ll of Section 163 to the governing bodies of municipalities within
the County:
Whereas, Miami -Dade County's Administrative Code provides procedures for creating
community redevelopment agencies:
NOW THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF
MIAMI, MIAMI-DADE COUNTY. FLORIDA, as follows:
SECTION ONE. Findines. The City Commission hereby finds
Based upon the facts and evidence presented to and considered by the City Commission. the
following conditions exist in the area in and adjacent to the former FEC Buena Vista Yard,
Conditions are present in and adjacent to the former FEC Buena VistaYard that arc
detrimental to the sound growth of the City and substantially impair or arrest the growth of
the City. and present conditions and uses in the area that are detrimental to the public health.
safety. morals and public welfare:
1. There is a predominance of defective or inadequate street layouts.
transportation and parking facilities:
2. There are examples of unsanitary and unsafe conditions:
(b) The notices required by section 163,346. Florida Statutes. have been timely published or
mailed in accordance with said statutes.
(c) Action must he taken immediately to prevent further blight and deterioration and to protect
and enhance public expenditures made in the area.
(d) The preservation or enhancement of the tax base from which a taxing authority realizes tax
revenues is essential to its existence and financial health: that the preservation and
enhancement of such tax base is implicit in the purposes for which a taxing authority is
established: that tax increment financing is an effective method of achieving such
preservation and enhancement in areas in which such tax base is declining or stagnating: that
community redevelopment in such areas. when cornplete. will enhance such tax base and
provide increased tax revenues to all affected taxing authorities, increasing their ability to
accomplish their other respective purposes; and that the preservation and enhancement of the
tax base in such areas through tax increment financing and the levying of taxes by such
taxing authorities therefore and the appropriation of funds to a redevelopment trust fund bears
a substantial relation to the purposes of such taxing authorities and is for their respective
purposes and concerns.
SECTION TWO: Findin. of Necessity. The City Commission. based upon the evidence presented to it
in the public record. does hereby find that a "blighted area," as defined in the Florida Statutes, exists in
41
the former FEC Buena Vista Yard area that is deteriorating and economically distressed due to the
predominance of defective and inadequate street layout, unsanitary and unsafe conditions and
deterioration of site and other improvements including supporting public infrastructure. and does further
find that the rehabilitation and redevelopment of such area described is necessary in the interest of the
public health, safety, morals or welfare of the residents of the City of Miami. Florida and that such area
constitutes a "community redevelopment area" as defined by Florida Statutes.
SECTION THREE: County Approval. The City hereby requests that the Board of Count\
Commissioners delegate the exercise of all powers and responsibilities conferred upon Miami -Dade
County by § 163.41 p, Florida Statutes to the City of
Miami for the purpose of establishing a Community Redevelopment Agency and the preparation of a
Redevelopment Plan to be submitted to the County for approval.
SECTION FOUR: Severability. if any section or portion of a section of this resolution proves to be
invalid, unlawful. or unconstitutional. it shall not be held to invalidate or impair the validity, force. or
effect of any other section or part of this resolution.
SECTION FIVE: Effective Date. This resolution shall become effective immediately upon its passage
and adoption.
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