HomeMy WebLinkAboutSubmittal Draft Environmental AssessmentCity of Miami
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM P2.a60N/0-as-04.
DRAFT ENVIRONMENTAL ASSESSMENT
OVERTOWN STATION AREA REDEVELOPMENT
MIAMI, FL
Date
Prepared by
Ganes Fle dm
7300 Corporate Center Drive, Suite 701
Miami, FL 33126
TABLE OF CONTENTS
Page
LIST OF FIGURES iii
LIST OF TABLES iii
LIST OF APPENDICIES iii
1.0 PURPOSE AND NEED FOR THE PROJECT 1
1.1 Project Background 1
1.2 Purpose and Need 5
2.0 ALTERNATIVES CONSIDERED 5
2.1 No Action Alternative 5
2.2 Power U Center for Social Change Alternative #1 5
2.3 Power U Center for Social Change Alternative #2 6
2.4 Urban Mass Transportation Administration Alternative (1982) 7
2.5 Highest and Best Use Alternative 7
2.6 Crosswinds Communities Sawyer's Walk Alternative 8
3.0 AFFECTED ENVIRONMENT 8
3.1 Social and Economic Characteristics 8
3.1.1 Employment and Income 8
3.1.2 Population 9
3.1.3 Availability of Housing 9
3.1.4 Community and Governmental Facilities 13
3.1.5 Parks and Recreation 17
3.2 Land Use and Urban Development 17
3.2.1 Land Use 17
3.2.2 Land Use Plans and Policies 17
3.2.3 Anticipated Growth and Development 20
3.3 Historical and Cultural Resources 21
3.4 Natural Environments 22
3.4.1 Coastal Barrier Resources 22
3.4.2 Floodplain Management 22
3.4.3 Noise Abatement 22
3.4.4 Hazardous Operations 23
3.4.5 Protection of Wetlands 23
3.4.6 Potential Contamination with Hazardous Substances 23
3.4.7 Threatened and Endangered Species 25
3.4.8 Water Quality 25
3.4.9 Air Quality 25
3.4.10 Farmlands Protection 25
3.4.11 Unique Natural Features and Areas 29
3.4.12 Soil Stability, Erosion and Drainage 29
4.0 ENVIRONMENTAL CONSEQUENCES 29
4.1 Historical and Cultural Resources 29
4.2 Natural Environments 30
4.2.1 Coastal Barrier Resources
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itemPE xp on toxiofo
Priscilla A. Thompson
City Clerk
4.2.2 Floodplain Management 30
4.2.3 Noise Abatement 31
4.2.4 Hazardous Operations 31
4.2.5 Protection of Wetlands 32
4.2.6 Potential Contamination 32
4.2.7 Threatened and Endangered Species 32
4.2.8 Water Quality 33
4.2.9 Air Quality 33
4.2.10 Farmlands Protection 33
4.2.11 Unique Natural Features and Areas 34
4.2.12 Soil Stability, Erosion, and Drainage 34
4.3 Employment 34
4.3.1 No Action Alternative 34
4.3.2 Power U Center for Social Change Alternative #1 34
4.3.3 Power U Center for Social Change Alternative #2 35
4.3.4 Urban Mass Transportation Administration Alternative (1982) 35
4.3.5 Highest and Best Use Alternative 35
4.3.6 Crosswind Communities Sawyer's Walk Alternative 35
4.4 Public Revenue 37
4.4.1 No Action Alternative 37
4.4.2 Power U Center for Social Change Alternative #1 37
4.4.3 Power U Center for Social Change Alternative #2 37
4.4.4 Urban Mass Transportation Administration Alternative (1982) 38
4.4.5 Highest and Best Use Alternative 38
4.4.6 Crosswind Communities Sawyer's Walk Alternative 38
4.5 Land Use 38
4.5.1 No Action Alternative 40
4.5.2 Power U Center for Social Change Alternative #1 40
4.5.3 Power U Center for Social Change Alternative #2 40
4.5.4 Urban Mass Transportation Administration Alternative (1982) 41
4.5.5 Highest and Best Use Alternative 41
4.5.6 Crosswind Communities Sawyer's Walk Alternative 41
4.6 Cumulative Impacts 41
5.0 EVALUATION OF ALTERNATIVES 42
5.1 No Action Alternative 43
5.2 Power U Center for Social Change Alternative #1 44
5.3 Power U Center for Social Change Alternative #2 45
5.4 Urban Mass Transportation Administration Alternative (1982) 45
5.5 Highest and Best Use Alternative 46
5.6 Crosswinds Communities Sawyer's Walk Alternative 46
6.0 COMMENTS AND COORDINATION 47
6.1 Public Involvement Program 47
6.2 Government Agency Responses 48
7.0 COMMITMENTS AND RECOMENDATIONS 48
7.1 Commitments 48
7.2 Recommendations 48
Submitted Into the public
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item 1 Z?(v on to
Priscilla A. Thompson
City Clerk
LIST OF FIGURES
Figure 1. Project Location and Study Area Figure 4
Figure 2. Existing Land use Figure 19
Figure 3. Potential Contamination Sites 27
LIST OF TABLES
Table 1. Census information by Neighborhood Enforcement Team (NET) Areas 9
Table 2. Single Family Homes and Condominium Sales in Neighborhood Development Zonesl l
Table 3. Rent Affordability in Neighborhood Development Zones 11
Table 4. Schools & Colleges Within 0.5 Mile Of The Overtown Station Project Area 14
Table 5. Community Centers Within 0.5 Mile Of The Overtown Station Project Area 14
Table 6. Courthouses Within 0.5 Mile Of The Overtown Station Project Area 14
Table 7. Health Care Facilities Within 0.5 Mile Of The Overtown Station Project Area 15
Table 8. Fire Stations Within 0.5 Mile Of The Overtown Station Project Area 15
Table 9. Police Stations Within 0.5 Mile Of The Overtown Station Project Area 15
Table 10. Shopping Centers Within 0.5 Mile Of The Overtown Station Project Area 15
Table 11. Government Buildings/Offices Within 0.5 Mile Of The Overtown Station Project
Area 16
Table 12. Public Parks Within 0.5 Mile Of The Overtown Station Project Area 17
Table 13. City Of Miami Historic Sites And Districts On The National Register Of Historic
Places 22
Table 14. List of Potentially Contaminated Sites within a 0.25 Mile Radius of the Project Area
and Index for Figure 3 28
LIST OF APPENDICIES
APPENDIX A
APPENDIX B
APPENDIX C
APPENDIX D
APPENDIX E
APPENDIX F
APPENDIX G
City of Miami Poverty Rates Map
Contamination Data
Minority Participation Requirements
City of Miami Census Map
City of Miami Streetcar Alignment Map
Public Housing Agency Reports
MUSP Traffic Impact Analysis
Submitted Into the public
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item1'zyc. on to 4
Priscilla A. Thompson
City Clerk
1.0 PURPOSE AND NEED FOR THE PROJECT
1.1 Project Background
The proposed project site is located in the Overtown neighborhood within the City of Miami
(City) in Miami -Dade County (see Figure 1). Miami -Dade County and the City rank first and
second respectively with regards to population compared to 66 other counties and over 400
cities in the state of Florida according to 2005 population estimates. The project site is
comprised of four adjacent blocks within this large metropolis. The site is bounded by NW
6th Street on the south, NW 8th Street on the north, NW 3`1 Avenue on the west and NW 1st
Court on the east. The four blocks are numbered (from northwest to southwest) 46N, 45N
56N and 55N. Located in the northwest quadrant (46N) is Poinciana Village, a 64 unit
residential apartment and condominium building. The remaining blocks are vacant.
However, blocks 45N and 56N are being used as overflow parking lots for the Miami Arena.
To the east of and adjacent to Quadrants 45N and 56N is an existing 17 story Miami -Dade
County office building and the site of a proposed 21 story Miami -Dade County office
building. The existing and the proposed Miami -Dade office buildings are east of and
adjacent to the Overtown/Arena Metrorail station.
Overtown is one of the oldest neighborhoods in Miami settled by African -Americans about
the time that the City was founded in the 1890's. The area grew and developed into a vibrant
community. African -Americans became business owners and established a viable economic
community by constructing schools, homes, churches, hotels, apartments, theaters, night
clubs and small neighborhood markets. In the 1920's and 1930's, N.W. 2nd Avenue was a
center for entertainment, retail stores, and hotels. The population continued to expand until
the early 1960's when a series of events, in particular the construction of the SR-836/I-395
and I-95 expressways in the 1960s, led to the decline of the area's significance and
commercial importance. The Overtown community never recovered anything like its peak
1960 population of almost 33,000 residents served by 318 businesses. By 2000 the
population had dropped to approximately 10,000 people served by only 41 businesses.
Slum and blight conditions persist throughout the Overtown community as noted in the 2004
Southeast Overtown/Park West (SEOPW) Community Redevelopment Plan. Despite its
challenges, Overtown is advantageously situated between the Downtown Miami Central
Business District (CBD) and the Omni -Midtown Complex and is in close proximity to
several of the City's major activity centers including the Government Center, the Civic
Center Library, the Health District/Civic Center, Garment Center and the Port of Miami.
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public Page 1
record in connection with
item 'P a on to ,4r o cr
Priscilla A. Thompson
City Clerk
These areas are major economic focal points of Miami -Dade County and represent major
employment opportunities with access to numerous public and commercial/retail services.
The project area is also in close proximity to several recreational and entertainment centers
including the Miami Arena, American Airlines Arena, Bicentennial Park, Bayside Market
Place and the Miami Art Museum. The Overtown/Arena Metrorail station immediately east
of the project area offers excellent transportation access into and out of the project area as
well as to these major activity centers in addition to the City of Miami Beach and the Miami
International Airport. Initially, the project site was slated for transit oriented development
(TOD) consistent with the development of this station. However, this TOD effort never
materialized
The project site is located within the SEOPW Redevelopment Area (see Figure 1 Project
Location Map). According to findings of the 2004 SEOPW Redevelopment Plan, both the
SEOPW areas have experienced a decline in population, have marginal retail facilities and an
excessive amount of vacant and unproductive land. The majority of existing multifamily
buildings, single family houses, and duplexes are in a declining condition. The majority of
retail buildings are vacant, making the vacancy rate of commercial uses greater than fifty
percent. The area west of I-95 and east of NW 5th Avenue is more than 50 percent vacant.
Eighty percent of the structures were built before 1960 and are suffering from a lack of
maintenance. The area west of NW 5th Avenue and east of NW 7th Avenue is almost 60
percent vacant, with a haphazard configuration of industrial, commercial, and residential
uses. The buildings north of I-395 surrounding NW 3rd Avenue look outdated and give the
impression of a crime -ridden neighborhood with tall fences, bars, and bunker -style
architecture. The privately owned storefront buildings, apartment buildings, and houses need
repair and painting. Employment data for the Overtown community indicates that the
majority of current residents have low, unskilled paying jobs. This area of the City and
Miami -Dade County also has the highest concentration of homeless individuals.
To help change these existing conditions, the SEOPW Community Redevelopment Agency
(SEOPW-CRA) was created The overriding mission of the SEOPW-CRA is to revitalize
specifically designated areas within the City through good planning and the implementation
of sound infrastructure improvements in an effort to completely eradicate slum and blight
from the targeted areas. Several of its guiding principles to achieve these goals include: (1)
developing/designing neighborhoods that offer the opportunity to reside, work, and carry out
the other activities of daily life (shopping, recreation, entertainment, religious and cultural
events, education, etc) all within an area of comfortable walking distance; (2) to retain
affordable housing and create new jobs within the community, and to provide housing and
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
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Priscilla A. Thompson
City Clerk
job opportunities to existing and former residents of Overtown as the highest of priorities; (3)
to create a mix of market rate and affordable housing units and types, including rental and
ownership units, multi -family units, single family units, and accessory apartments. A mix of
housing types (market rate and affordable) is necessary to ensure the integration of different
economic sectors to stimulate a positive shaping of the Overtown/Park West communities.
Submitted Into the public
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City Clerk
Draft Environmental Assessment Page 3
City of Miami Overtown Station Area Redevelopment
Figure 1. Project Location and Study Area Figure
City of Miami - Overtown Stabort Area Redevelopment
Legend
El Project Area
Overtown Neighborhood Enforcement
Team &Study Area
0 0.05 0.1 0.2 0,3 0
Mks
fa Gown Human
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public record in connection w th Page 4
item Tz A, on 0(6,
Priscilla A. Tho pson
City Clerk
1.2 Purpose and Need
The purpose of this project is to develop the subject parcel of vacant land within Overtown
and make effective use of City -owned property through a public -private partnership
consistent with the SEOPW-CRA goals. The proposed project will provide additional
housing opportunities for local workers in an area that is lacking in affordable housing and
provide economic stimulus to benefit impoverished residents. Furthermore, the proposed
project would develop the area consistent with the original vision of a TOD site that would
benefit the overall economic condition of the area.
2.0 ALTERNATIVES CONSIDERED
2.1 No Action Alternative
The City would take no specific actions to support redevelopment of the project area. The
land would remain vacant, unproductive and a continued eyesore in the community. City and
Miami -Dade County services would continue to be provided to the residents within the
project area.
2.2 Power U Center for Social Change Alternative #1
Power U Center for Social Change, Inc., is a Florida Not for Profit Corporation (referred
herein as "Power U") that seeks to organize and assist residents in low-income communities
to advocate for their own needs. In a document titled "Environmental Concerns re: The
Proposed Crosswinds Project and Development of Blocks 45, 46, 55 and 56 in the Overtown
Neighborhood of the City of Miami" prepared by Power U, the organization provided general
ideas regarding project alternatives. These general concepts lacked the necessary details to
adequately develop project alternatives. (e.g., number of units, height of buildings, etc.) In a
letter to Power U, the City requested the organization provide detailed design standards and
specifications in order to accurately represent their proposed project alternative(s) in the
Environmental assessment (EA). However, Power U failed to provide the specific
information requested. In addition, Power U has not submitted an actual proposal to build an
affordable housing development nor has it indicated it has the necessary funding to undertake
such a project. The Power U alternatives are included for purposes of analysis, but do not
constitute an actual proposal to construct the project.
The following alternative is based on a combination of Power U's suggestion for an
affordable rental development with various social and entertainment services, and the City's
Draft Environmental Assessment Page 5
City of MiamiOvertownStationAreaRedevelopment Submitted Into the public
record in connection with
item P2 on 10124-161-
Priscilla A. Thompson
-�= City Clerk
•
proposed public -private project. Elements of the City's proposed project are included as a
basis for the analysis since that project has been deemed financially feasible and a cost
effective use of City property. The primary difference between this Power U Alternative and
the City's project alternative is the rental vs. ownership aspect, respectively. The square
footage proposed for a library, entertainment center, and health clinic facility is based on
various urban design standards and the assumption that the proposed project would house
approximately 3,000 residents. Based on these assumptions, this Power U alternative would
require an additional 150,000 sq ft of floor area to accommodate the social and entertainment
facilities. Rent affordability would be maintained through a Federally funded housing
subsidy program such as the Section 8 Housing Choice Voucher Program. Therefore this,
specific Power U alternative to be analyzed comprises the following:
➢ 917 residential rental units
➢ 50 percent of units classified as market rate rental units
➢ 50 percent of units classified as affordable rental units (families pay 30 percent of their
income in rent)
➢ Community Services: (150,700 sq ft total)
➢ 2,700 sq ft - Library
➢ 45,000 sq ft - Community center for seniors, students, and after school programs
➢ 3,000 sq ft - Health clinic
➢ 15,000 sq ft - Education center (i.e. vocational skills, work preparedness training)
➢ 85,000 sq ft of Inter -generational entertainment space
➢ 75,000 sq ft of Commercial and retail space
➢ 200,000 sq ft - Green space
➢ The project will consist of four residential structures ranging in height from 12 to 14
stories with parking incorporated in the residential structure
2.3 Power U Center for Social Change Alternative #2
The second Power U alternative to be analyzed is also based on the criteria mentioned above
but on a smaller scale in an effort to capture some of the general concepts expressed by the
organization. This alternative considers a fully subsidized affordable rental development
comparable in size to the Poinciana Village Condominiums located in the northwest quadrant
of the project site. Rent affordability would be maintained through a Federally funded
housing subsidy program such as the Section 8 Housing Choice Voucher Program.
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record in connection with
item fa'<, on Io lZGjo6,
Priscilla A. Thompson
--"diadik City Clerk
Page 6
> 341 residential rental units
> 100 percent of units classified as affordable rental units (families pay 30 percent of their
income in rent)
> Community Services: (i.e. library, community center, health clinic, education center, and
inter -generational entertainment space)
> 59,340 sq ft (total)
> 79,150 sq ft - Green space
> The project will consist of four residential structures ranging in height from 3 to 4 stories
with parking incorporated in the residential structure
2.4 Urban Mass Transportation Administration Alternative (1982)
The Urban Mass Transportation Administration (UMTA) alternative is based on a 1982
public -private partnership to develop the project area with a mixed -use high density activity
center providing office space, affordable units, and market -rate condominiums. UMTA
funds were used to help acquire the four block project area for a TOD adjacent to a new
transit station (Overtown/Arena Metrorail station). The development would be undertaken
by a private developer. However, the development never materialized. The following was
the preferred of three alternatives evaluated and approved in a 1982 Environmental Impact
Statement (EIS) prepared by UMTA for the site.
> 520 — 670 new housing units
> 200,000 sq ft of office space
> 60,000 sq ft of retail space
> 150 room hotel
> Pedestrian plaza
> Open space / recreation improvements underneath the rapid transit guideway
> Building — variable (3-4 floors for buildings near street, taller buildings (6-12 floors) in
the interior of each block)
2.5 Highest and Best Use Alternative
The following alternative is included for comparative purposes and is based on the highest
and best use as allowed under the existing special zoning designations (SD-16 & SD-16.2)
assigned by the City for the four -block project area. The area is currently zoned as mixed -
use (residential and retail uses).
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
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item 'PC � on to 2.c. 'o e
Priscilla A. Thompson
City Clerk
> Density allowed: 2,649 units
> Floor area (total project) allowed: 2,269,750 sq ft
> Green space (total project):
> Open space required: 50,979 sq ft
> Recreational space required: 192,175 sq ft
> Building height: 24 — 28 floors
2.6 Crosswinds Communities Sawyer's Walk Alternative
The Sawyer's Walk alternative is a proposed public/private partnership between the City,
Sawyer's Walk Ltd., and Crosswinds Communities, a Michigan -based development
company. This alternative proposes a mixed-use/mixed-income development providing a
combination of affordable and work -force housing units for ownership as well as commercial
space. The Sawyer's Walk alternative includes the following:
> 1,050 residential units for home -ownership
> 75,000 sq ft of street level commercial space
> The unit mix includes 74 live/work units, 24 flats (studios), 63 one -bedroom and 895
two -bedroom units (1,192,511 net residential sq ft)
> 210 units (-20%) will be classified as affordable housing, of those, 50 units will be
conveyed to the SEOPW-CRA to be sold exclusively to Overtown residents.
> The project will consist of four residential structures ranging in height from 12 to 14
stories with parking incorporated in the residential structure
3.0 AFFECTED ENVIRONMENT
3.1 Social and Economic Characteristics
3.1.1 Employment and Income
The median household income in Overtown, according to the 2000 U.S. Census, was
$13,211.99 compared to $23, 483 for the overall City. In 2002 the median household income
had increased to $15,850. In spite of the increase, approximately 47 percent of Overtown
households made less than $15,000 per year (see Appendix A). Table 1 below summarizes
several census categories for the various Neighborhood Enhancement Team (NET) areas.
Only the neighborhood of Wynwood had a median income lower than Overtown.
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
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record in connection with
N item ?2 , on t e ,,t- I b `
Priscilla A. Thorhpson
City Clerk
'Kahle 1. Census information by Neighborhood Enforcement Team (NET) .-lreas
Allapattah 40,406
12,508
Coral Way 55,951 21,363
Downtown 13,932 6,379
Little 49,206 19,341
Havana
Flagami 38,691 13,896
Little Haiti 29,128 9,368
Model City 23,009 7,772
N.E. Grove 9,812 5,113
Overtown 10,029 3,646
S.W. Grove 9,141 3,477
Upper East 15,056 6,263
Side
West Flagler 41,012 14,810
Wynwood 14,819 6,221
8,224 $19,141.53 72.23% 18.33% 6.89%
14,105 $37,168.89 81.10% .0.41% 17.28% 1.21%
2,633 $38,702.66 64.27% 9.17% 23.08% 3.49%
11,266 $15,213.16 90.08% 3.79% 5.14% 0.96%
10,141 $26,641.30 90.08% 1.85% 7.68% 0.36%
6,181 $18,887.49 14.74% 64.92% 4.78% 15.56%
5,428 $18,809.87 3.04% 94.69% 0.59% 1.68%
2,221 $63,617.82 35.24% 2.25% 60.96% 1.55%
2,128$13,211.99 19.90% 74.77% 3.27% 2.05%
2,082 $67,063.36 14.80% 48.27% 35.27% 1.66%
3,167 $35,196.16 28.60% 40.10% 25.09% 6.21%
10,490 $26,176.70 90.73% 1.15% 7.61% 0.49%
2,987 $11,293.93 58.51% 17.51% 21.55% 2.42%
2.55%
Source: 2000 U.S. Census
3.1.2 Population
The only housing facility adjacent to the project site is Poinciana Village, a 64-unit, mid -
priced residential condominium. According to the 2000 U.S. census, the overall population
in Overtown was 10,029 people and consisted of 3,646 households and 2,128 families and
was predominately African -American (75 percent) and Hispanics (20 percent).
3.1.3 Availability of Housing
According to the Miami Comprehensive Neighborhood Plan (MCNP), the City's housing
goal is to achieve a livable downtown with a variety of urban housing types for persons of all
income levels. To accomplish this goal the City is in the process of revising residential
zoning district regulations to provide greater flexibility for the design and development of a
variety of contemporary housing types and mixed -use development with the application of
new higher density zoning. In particular the City is promoting development of new, high
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
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City Clerk
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quality, dense urban neighborhoods along the Miami River, in Central Brickell and in
SEOPW through Special District (SD) zoning. The City has created Neighborhood
Development Zones (NDZ) in eight lower income neighborhoods to help stimulate urban
revitalization and provide affordable homeownership opportunities for the City's workforce.
According to the City's HUD Consolidated Plan 2004-2009, the current housing market has
been strongly influenced by a combination of real estate supply conditions occurring within
the larger Miami -Dade County market and recent demand factors that have contributed to a
significant increase in housing development activity within and adjacent to Miami's CBD.
The single greatest factor affecting the City's housing market is the continued growth in
Miami- Dade County's population. Based on figures from Miami -Dade County's Department
of Planning and Zoning, Miami -Dade County is projected to experience a population growth
increase of 736,466 or 32 percent by the Year 2025. 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, located within minutes of the proposed project area, have also contributed to
the increase in single-family home prices. 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 the City's NDZ (see Table 2).
According to a 2005 Miami -Dade Housing Data Clearinghouse Quarterly Bulletin, renters
experienced a 20 percent increase in their monthly gross rent between 2000 and 2004. The
escalation in rent prices can be attributed to the overall increase in housing values in the City
and Miami -Dade County. The City is currently experiencing a surge in multi -family housing
starts and new developments. However, 76 percent of the 4,683 multi -family rental units
under construction 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. Rent prices in the City's NDZ remain lower than the
City as a whole, but contract rents still exceed 30 percent of household income in all NDZ
other than Coconut Grove (see Table 3). The highest percentages of rent exceeding the 30
percent of household incomes are found in Overtown, Wynwood, Little Havana and
Edison/Little River.
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
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Z x item Po on (o I� o
Priscilla A. Thompson
City Clerk
Table 2. Single Tamil homes and Condominium Saks in Neighborhood Des clopment Zones
NDZ
#Sales
Sales Price Range
(S)
Median Sales Price
Allapattah 21
Coconut Grove 32
Edison/Little River/Little Haiti 8
Little Havana 2
Model City 66
Overtown 17
Wynwood 17
29,970-220,000
30,000-470,000
52,000-234,000
110,00-150,000
18,000-131,000
20,000-310,000
65,000-550,000
130,000
180,000
98,000
130,000
92,000
90,000
130,000
f'.
Allapattah
Coconut Grove
Edison/Little River/Little Haiti
Little Havana
Model City
Overtown
Wynwood
N/A
13
3
6
N/A
5
N/A
N/A
170,000-660,000
105,000-320,000
64,500-100,200
N/A
5,550-97,000
N/A
N/A
290,000
310,000
90,400
N/A
43,000
N/A
SOURCE: Miami -Dade Property Assessors, 2004 & National Association of REALTORS, 2004
I ahle 3. Rent-Allordability in Neighborhood Development Zones
Allapattah
Coconut Grove
Edison/Little Rive/Little Haiti
Little Havana
Model City
Overtown
Wynwood
City of Miami
425
429
443
444
375
321
410
535
30.8
28.3
33.7
35.0
31.5
38.8
36.0
N/A*
* 55.8 percent of Miami's renter households have gross rents that exceed 30 percent of household income
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
SOURCE: City of Miami Planning and Zoning Department
Submitted Into the public
record in connectioq
item 'f z x, on to1zc.Io4
Priscilla A. Thompson
City Clerk
Page 11
The City's stock of affordable multi -family rental units are declining and are not being
replaced with new affordable units. A Market Study conducted as part of the HUD
Consolidated Plan 2004-2009, determined the City experienced a loss in multi -family
structure types between the years 1990 and 2000. The City lost 14 percent of its units in 10-
19 unit structures (2,028 total units) and 4 percent of its units in 5-9 unit structures (581
units). These structure types traditionally support affordable rental housing in older urban
neighborhoods.
The Market Study also determined that there is a potential "affordable" condominium market
emerging within several of the NDZ. 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.
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.
Several housing projects within the Overtown neighborhood that offer a mix of housing types
include the Miami River Park Apartments, Village of St. Agnes, Tuscan Place and St. John
Village.
The Miami River Park Apartments located at 445 NW 4th Street was a joint development
between the Greater Bethel African Methodist Episcopal Church (BAME) Development
Corporation of South Florida and the Gatehouse Group, Inc. The project includes a range of
housing types —from a 14-story condominium tower to garden apartments, townhomes, and
restored historic single-family homes.
The Villas of St. Agnes development is a public -private partnership involving the Miami -
Dade Empowerment Trust, Bank of America and St. Agnes Rainbow Village Community
Development Center. St. Agnes is a 10-acre affordable housing development just north of
downtown Miami on the former site of a long -abandoned public housing project. The project
includes over 100 single-family homes and townhomes for home ownership with a separate
wing of rental housing for elderly tenants.
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record in connection wi h
item 1 Z tic, on 24 o
Priscilla A. Tho pson
City Clerk
Page 12
•
The Tuscan Place development located at 600 NW 6th Street was a private -public partnership
involving Miami -Dade County, the City, BAME Development Corporation of South Florida
and the Gatehouse Group, Inc. Tuscan Place is an affordable rental apartment complex
featuring 199 rental units. The complex includes amenities such as an exercise room, library,
green space and a covered parking garage.
The St. John Village located at 1600-1640 NW 1st Avenue is an affordable housing
development consisting of 14 two and three -bedroom townhomes available for ownership.
The project was developed by the St. John Community Development Corporation, an
Overtown nonprofit organization that focuses on affordable housing developments. The
project, which cost $2.6 million, was funded by a federal block grant as well as private
sources.
3.1.4 Community and Governmental Facilities
According to the Environmental Assessment Guide for Housing Projects, HUD has
suggested that % mile and one mile are considered reasonable walking distances for junior
and senior high school children respectively. For the purposes of this study, %2 mile has been
chosen as a reasonable walking distance from the proposed project site to the surrounding
community service facilities and/or transportation services. Table 4 through Table 12 below
list various community service facilities and commercial and retail facilities located within a
reasonable walking distance of the proposed project site.
The Overtown/Arena Metrorail station is immediately adjacent to the eastern boundary of the
four block project area and easily accessible by pedestrians. The Overtown neighborhood is
also serviced by Miami -Dade Metrobus public transportation. Information regarding routes
and scheduling for either of these services is readily available at the Miami -Dade transit web
page. (http://www.co.miami-dade.fl.us/transit/)
Draft Environmental Assessment Submitted Into the public
City of Miami Overtown Station Area Redevelopment record in connection with
Z
item P2e,�
on 10 �/b4
Priscilla A. Thompson
- City Clerk
Page 13
"Fable 4. Schools & Colleges Within 0.5 Mile Of The (h ertown Station Project lrea
Si
Frederick Douglass Elementary
School.
Rosa Parks Elementary. Community
School
Downtown Miami Charter
Elementary. School
St. John Baptist Church Center.
Miami Dade College, New World
School of Arts
Miami Dade College, Mitchell
Wolfson Campus
314 NW 12d' St
430 NW 9d' St
305NW3`dAve
1328 NW 3`d Ave
25 NE 2nd St
300NE2ndAve
560
69
591
Public
Public
Public
Private
State
State
Source: Miami -Dade Public Schools And Miami -Dade Enterprise Technology Services Dept. (2005)
Tahle 5. Community Centers Within 0.5 Vile Of The °scrtom n Station Project :Area
Name
YWCA
YWCA
Scotish Rite Temple
Carrie Meek Foundation
International Longshoreman's Association
Overtown Youth Center
YWCA
Civic Association
Civic Association
Fraternal Association
Community Center
Community Center
Youth Organization
Fratemal Association
351NW5thSt
470 NE 2"d Ave
471NW3`dSt
460 NE 2"d Ave
816 NW 2"d Ave
1360 NW 3`d Ave
112 NW 3rd St
Source: University Of Florida GEOPIan Center (2005)
Fable 6. Courthouses'\ithin 0.5 \lilcOf The Osertossn Station Project,lrea
C0u7
Courthouse Center (State)
Courthouse East (State)
Stephen P. Clark Center
Miami -Dade County Courthouse
Metro -Dade Flagler Bldg.
James Lawrence King Federal Courthouse
David Dyer Federal Courthouse
175 NW 1s` Ave
22 NW 1s` St
111 NW lsr St
73 W Flagler St
140 W Flagler St
99 S.E. 4th St
301 N. Miami Ave.
Source: Miami -Dade Enterprise Technology Services Dept. (2004)
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record in connection wi
item pz x, on to 1.2(elL,
Priscilla A. Thompson
City Clerk
Page 14
Table 7. Ilealth Care Facilities Within 0.5 Mile Of The Overtown Station Project _krea
'Address
Jackson Memorial Hospital Downtown Employee Med. Ctr.
Jefferson Reeves Health Ctr.
111 NW 1st St
1009NW5d'Ave
Source: University Of Florida GEOPlan Center (2005)
Table 8. Fire Stations Within 0.5 Mile Of The Overtown Station Project Area
Station Name
dress
Station 1
144 NE 5th St
Source: Miami -Dade Fire Rescue Department (1998)
Tahle 9. Police Stations Within 0.5 \lile Of The ertown Station Project Area
Sfa
dress
Miami
Miami (Downtown)
John Timoney
John Timoney
400 NW 2"d Ave
63NW9tSt
Source: Miami -Dade Enterprise Technology Services Dept. (1998)
Table 10. Shopping Centers Within 0.5 Mile Of .1-he Overtown Station Project :Area
Name:
Arena Supermarket
Ebos Market
Express Food Center
Fifth Avenue Supermarket
Bradley Harry Lee Groceries
Metro Mall Partners Limited
M & N Supermarket
Downtown Shopping District
1201 NW 1s` P1
1034 NW 2"d Ave
467NW86St
712 NW 56 Ave
1141 NW 2°d Ave
1 NE In St
645 NW 5th Ave
Source: Yellow Pages Online (2003)
Submitted Into the public
record in connection wit
item PC PC., on to 1.xo *to.
Priscilla A. Thompson
- City Clerk
Draft Environmental Assessment Page 15
City of Miami Overtown Station Area Redevelopment
Table 11. Government Buildings/Offices Within 0.5 Mile Of The Overtown Station Project area
State Of Florida Insurance Fraud
South Florida Water Mgmt District - Miami Area Office
City Of Hialeah
US Government Federal Public Defender office
US Goverrunent Probation Office
Black Affairs Office
Clerk Of The Board Of County Commission Deputy Clerk
Miami -Dade County Art In Public Places
Miami -Dade County Community Relations Board
Miami -Dade County Elections Department
Miami -Dade County General Services Administration
Miami -Dade County Property Appraiser
Miami -Dade County Emergency Management
Miami -Dade County Employee Relations Department
Miami -Dade County Department Of Environmental Resource Mgmt
Miami -Dade County Housing Division
Miami -Dade County Business Development
Planned Giving Council Miami Dade County
Miami -Dade County Consumer Services Department
Miam- Dade County Fishing Licenses
Miami Art And Historical Museums Of Southern Florida
Miami -Dade County Hunting Licenses
Miami -Dade County Independent Review Panel
Miami -Dade County Marriage License Bureau
Miami -Dade County Office Of The Clerk
Miami -Dade County Tax Adjustment Board
Miami -Dade County Medical Examiner Department
Miami -Dade County Miami Dade County Public Health Unit
Motor Vehicle Services
Post Office - Knight Center
City Of Miami
City Of Miami Community Redevelopement
City Of Miami Parks & Recreation
David Dyer Federal Courthouse
James Lawrence King Federal Courthouse
US Department of Justice
Miami City Of Net Service Centers Downtown
Miami Dade County Courts Office Of The Clerk And County
Miami -Dade County Human Services DHS Office Of Rehabilitation
401 NW 2nd Ave
172 W Flagler St
20 Ne 6th St
150 W Flagler St
300 NE 1st Ave
111NW 1st St
111NW1st St
111 NW 1st St
111 NW 1st St
111NW 1st St
111 NW 1st St
111NW 1st St
111 NW 1st St
111 NW 1st St
111 NW 1st St
111 NW 1st St
175 NW 1st Ave
45 NW 5th St
140 W Flagler St
140 W Flagler St
101 W Flagler St
140 W Flagler St
140 W Flagler St
140 W Flagler St
140 W Flagler St
73 W Flagler St
101 W Flagler St
1009 NW 5th Ave
140 W Flagler St
100 SE 2nd St.
40NW3rdSt
49 NW 5th St
600 NW loth St
301 N Miami Ave
99 NE 4th St
33NE4thSt
10NE9thSt
22 NW 1st St
275 NW 2nd St
Source: University Of Florida GEOPlan Center (2005)
Draft Environmental Assessment Submitted Into the public
City of Miami Overtown Station Area Redevelopment record in connectio With
item Ft 2t on / eh oce
Priscilla A. Thompson
City Clerk
Page 16
3.1.5 Parks and Recreation
The following table lists parks and recreational facilities within a reasonable walking
distance of the project site. Other parks located slightly farther away include Bicentennial
Park, Bayshore Park, and Margaret Pace Park.
Table 12. Public Parks NVithin 0.5 Mile Of The ONertoNNn Station Project. area
Name Ai
r
Culmer Park
Lummus Park
Spring Garden Park
Paul S. Walker
Reeves Park
Theodore R. Gibson Park
NW 10/11 Street And 2"d Ave
404 NW 3`d St
601 NW 7th Rd
46 W Flagler St
600 NW 8d' St
401 NW 12d' St
Source: Miami -Dade Enterprise Technology Services Dept. (1992)
3.2 Land Use and Urban Development
3.2.1 Land Use
The four block project area is currently zoned SD-16 & SD-16.2, Southeast Overtown-Park
West Commercial -Residential District. This includes a mix of residential and retail uses and
is also part of an approved Development of Regional Impact (DRI) consistent with state
regulations and meets all facility requirements. Miami -Dade County zoning for the four
block area is a mix of residential and commercial use. Poinciana Village, a 64-unit
residential apartment and condominium building located in the northwest quadrant (46N), is
the only residential adjacent to the proposed project site. The remaining three blocks (45N,
55N, and 56N) are vacant. The surrounding area is a mix of residential, vacant, expressways,
institutional and commercial land uses (see Figure 2, Existing Land Use Map). Specific
examples land uses within a 2 mile radius include Interstate highway 395 (I-395), Interstate
highway 95 (I-95), Federal and County courthouses, Miami CBD, Brickell Financial District,
Miami -Dade County buildings, Port of Miami, Miami Arena, the Orange Bowl, Health
District (formerly the Civic Center), and the Government Center.
3.2.2 Land Use Plans and Policies
According to the MCNP the City's future land use goals include: (1) redevelopment and
revitalization of blighted or declining areas; (2) promote and facilitate economic
development and the growth of job opportunities in the city; (3) foster the growth and
Submitted Into the public
Draft Environmental Assessment record in connection wit h Page 17
City of Miami Overtown Station Area Redevelopment item Pz on ) o ko et -
Priscilla A. Thompson
-. City Clerk
development of downtown as a regional center of domestic and international commerce,
culture and entertainment; and (4) promote the efficient use of land.
The City's land development regulations encourage high -density residential development and
redevelopment in close proximity to Metrorail and Metromover stations, consistent with the
Station Area Design and Development Plan for each station. In addition the City has adopted
the Miami -Dade County's designation of the area as an Urban Infill Area. Within this area,
the concentration and intensification of development around centers of activity are
emphasized with the goals of enhancing the livability of residential neighborhoods and the
viability of commercial areas. Priority is given to infill development on vacant parcels,
adaptive reuse of underutilized land and structures, and the redevelopment and revitalization
of blighted, declining or threatened residential and commercial areas. In order to accomplish
these goals, the City is in the process of determining if the existing zoning regulations
provide adequate flexibility to promote redevelopment with a mix of uses in Urban Infill
Areas or Urban Redevelopment Areas and, if not, the City will revise the existing zoning
regulations or adopt new zoning regulations to promote redevelopment.
Submitted Into the public
record in connection wi'.h
item ?2 xi on 16 „,
Priscilla A. Thompson
- City Clerk
Draft Environmental Assessment Page 18
City of Miami Overtown Station Area Redevelopment
Figure 2. Existing Land use Figure
City of Miami - Overtown Station Redevelopment Area
11 Emmett Remi,
Sorge: Miaml-Dade County GIS Layers for Public A e-**,
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record in connection w th
item 2 a on a o
Priscilla A. Tho pson
City Clerk
Page 19
3.2.3 Anticipated Growth and Development
In 1982 the City declared Overtown to be in a state of slum and blight. The neighborhood
has been and still is characterized by substandard housing, vacant and unproductive land,
numerous abandoned and boarded -up buildings, and a lack of local employment. As a
general matter, Overtown's economic development has stagnated with few private
investments and the community continues in a state of decline in spite of recent development
in the surrounding area.
The creation of the CRA and other City efforts have produced opportunities for growth and
development within and surrounding the Overtown neighborhood, including the following:
NW Third Avenue Corridor: The corridor is located between NW 5th Street to the South to
I-395 to the North. This stretch of road is considered to have the potential to serve as a
catalyst to the revitalization of Overtown as a whole. The corridor was designated in 1998 by
the City 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 SEOPW-CRA has made some improvements to
the Overtown area in and around 3rd Avenue over the past 10 years. The most significant
project the SEOPW-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 the Miami Arena. Of the five most recent projects
completed by the SEOPW-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 2nd and 3rd Avenues and NW 9th and
loth Streets. The Village boundaries encompass the historic core of Overtown. Within this
core are 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.
Overtown Transit Village: The Overtown Transit Village located immediately east of and
adjacent to the proposed project site is the site of two new Miami -Dade County office
building (17 and 21 floors), which will include retail space and a large parking garage
Draft Environmental Assessment Submitted Into the public Page 20
City of Miami Overtown Station Area Redevelopment
record in connectio wit
item 172 sc, on 10
Priscilla A. Thomps n
City Clerk
adjacent to the Overtown/Arena Metrorail station. Nearly 1,800 employees are expected to
work in the Village. The first of the two buildings is expected to open in late 2006 and
estimated to cost $45 million dollars in Miami -Dade County dollars.
Modifications to I-395: The Miami -Dade County Metropolitan Planning Organization
(MPO) has been considering modifications to I-395 between I-95 and the MacArthur
Causeway. Various scenarios have been presented by the Florida Department of
Transportation (FDOT), including one alternative to elevate the expressway thus providing
greater physical and visual connectivity with the surrounding area. The intent is to integrate
the northern part of the Overtown neighborhood and the envisioned Midtown Miami
development (currently under construction) with the rest of Overtown and Downtown to the
south. The project, if undertaken, would not start for at least four years.
3.3 Historical and Cultural Resources
The identity of a community or neighborhood can be intimately tied to those structures or
areas which have historic, cultural or architectural interest and significance. Such places
both help define a community's past and provide a sense of place, character and image. The
National Register of Historic Places is a Federal listing of properties and places which are of
special historic, cultural or archeological value (see Table 13 and Table 14). Inclusion on the
National Register helps protect the property from alteration or adverse impact by a Federally
funded activity. Significant historic, cultural and archaeological resources are protected
under a number of legal authorities including the following:
> National Historic Preservation Act of 1966 (P.L. 89-665 as amended) especially Section
106.
> Executive Order 11593, Protection and Enhancement of the Cultural Environment, 1971.
> Archeological and Historic Preservation Act of 1974 (P.L. 93-291).
> Advisory Council on Historic Preservation, Protection of Properties and National
Register: Procedures for Compliance (36 CFR Part 800).
Submitted Into the public
record in connection with
item Pa x on Io1sc.! 04.
Priscilla A. Thompson
--- City Clerk
Draft Environmental Assessment Page 21
City of Miami Overtown Station Area Redevelopment
1 able 13. Cite Of Miami historic Sites And Districts On The National Register Of Historic Places
....................
Name
Address
Dorsey House
William Wagner House
Salvation Army Citadel
Lyric Theater
Mt Zion Baptist Church
Greater Bethel AME Church
Atlantic Gas Station
Fort Dallas
J & S Building
250 NW 9t St
404 NW 3rd St
49NW5thSt
819 NW 2°d Ave
301 NW 9t St
245 NW 8th St
668 NW 5d' St
404 NW 3'd St
221-233 NW 9th St
FDOT Cultural Resource Identification Tool (2001)
3.4 Natural Environments
3.4.1 Coastal Barrier Resources
Coastal Barrier Resources Act (CBRA), Public Law 97-348 (96 Stat. 1653; 16 U.S.C. 3501
et seq.), enacted October 18, 1982, designated various undeveloped coastal barrier islands,
depicted by specific maps, for inclusion in the Coastal Barrier Resources System. Areas so
designated were made ineligible for direct or indirect Federal financial assistance that might
support development, including flood insurance, except for emergency life-saving activities.
The project site is not on a coastal barrier island.
3.4.2 Floodplain Management
Federal policy recognizes that floodplains have unique and significant public values and calls
for protection of floodplains, and reduction of loss of life and property by not supporting
projects located in floodplains, wherever there is a practicable alternative. Policy directives
set forth in Executive Order 11988, Floodplain Management (42 FR 26951), requires all
executive agencies to protect the values and benefits of floodplains and to reduce risks of
flood losses by not conducting, supporting or approving an action located in floodplains
unless it is the only practicable alternative. Federal policy defines special flood hazard areas
as those subject to a one percent or greater statistical chance of flooding in any given year.
The project site is not located in a flood hazard area.
3.4.3 Noise Abatement
The HUD Noise Regulation, 24 CFR Part 51B, was published on July 12, 1979. The
regulation establishes Departmental standards for HUD assisted projects and actions,
Draft Environmental Assessment Submitted Into the public Page 22
City of Miami Overtown Station Area Redevelopment record it connection w'th
item 12 on I a L
Priscilla A. Thomp on
City Clerk
requirements, and guidelines on noise abatement and control, replacing and revising the noise
policies, standards and procedures previously set forth in HUD Circular 1390.2, dated
August 4, 1971. The project site is located in a noisy urban area. Nearby noise sources
include I-95, I-395, the Central Business District, and aircraft using Miami International
Airport.
3.4.4 Hazardous Operations
In 1984, HUD issued two new hazards regulations concerned with two specific kinds of
hazards which can result in significant risk to HUD -assisted or insured projects and their
occupants. The first involves sites located near operations handling conventional fuels or
chemicals of an explosive or flammable nature and the other involves sites located in
Runway Clear Zones at civil airports and Clear Zones and Accident Potential Zones at
military airfields. Neither of these types of sites are located near the project area.
3.4.5 Protection of Wetlands
Federal policy recognizes that wetlands have unique and significant public values and calls
for the protection of wetlands. Executive Order 11990, Protection of Wetlands (42 FR
26853) discourages Federal agencies from initiating or participating in new construction
within areas affecting wetlands. As defined in Executive Order 11990, the term "wetland"
refers to those areas that are inundated by surface water or groundwater with a frequency
sufficient to support vegetative or aquatic life that requires saturated or seasonally saturated
soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas such
as sloughs, wet meadows, river overflows, mud flats, and natural ponds. There are no
wetlands on the project site.
3.4.6 Potential Contamination with Hazardous Substances
The site of the proposed project is located near the historic center of the City of Miami and
therefore is located near sites where hazardous substances may have been released over the
course of the City's history. A preliminary contamination screening evaluation for the
proposed project site was completed based on data collected from Geographical Information
System (GIS) databases/layers, field surveys and regulatory agency records review. Agency
files for potentially contaminated sites within a 0.25 mile radius of the project site were
reviewed from the Department of Environmental Resource Management (DERM),
Comprehensive Environmental Response, Compensation, and Liability Information System
(CERCLIS) and OCCULUS, a Florida Department of Environmental Protection on-line
database.
Draft Environmental Assessment Submitted Into the public Page 23
City of Miami Overtown Station Area Redevelopment record in connectio wi
item ?z on It bt.
Priscilla A. Thompson
._ City Clerk
The results of the research conducted revealed nineteen (19) potentially contaminated sites
within a 0.25 mile radius from the center of the proposed project site (see Figure 3 and Table
15). All these sites have active permits with the DERM for either industrial waste (IW5)
usage and/or for utilizing (or having utilized) an underground storage tank (UT) system at the
facility (see Appendix B). Of the 19 facilities listed, three sites were found within the
vicinity of the proposed project site that may require additional assessments. These three
sites are described below. The remaining sites were determined to have a low or no potential
for contamination impacts to the proposed project.
City of Miami Chilled Water Line Project, 721 NW 1st Avenue: Evidence of hydrocarbon
contamination in the groundwater was discovered in 1987 during trenching for a City chilled
water line at 721 NW 1 Street. The source of contamination was determined to be an
abandoned concrete vault measuring 65ft X 9ft X 8ft found during the trenching operations.
The vault/concrete tank had been built for the Flagler railroad in 1894 and used to store
"Bunker C" oil. The tank was removed in July 1995 and in April 2000, the contaminated soil
was excavated (source removal). The site continues to be monitored for soil and
groundwater contamination. The most recent document on file with DERM is an Interim
Status Report dated March 2006 prepared by NOVA Consulting, Inc. The report indicated
that contamination of soil and groundwater still existed and in some areas further sampling
would be required to delineate the contamination plume. However due to its distance from
the proposed project site, no contamination impacts are anticipated from this site.
The Odessa Project, 250 NW 6th Street: A Phase — I Environmental Site Assessment
conducted by AMBRO, Inc. in March 2005 reported a long history of residential and light
commercial uses on the project site. These commercial uses included dry cleaners, photo
labs and gas stations. The report concluded further assessments were warranted to determine
the presence or absence of soil and groundwater contamination. Subsequently a Phase II -
Environmental Site Assessment was performed by All State Engineering & Testing
Consultants, Inc. in May 2005 with a follow up assessment in June 2005. The June 2005
Phase II assessment found evidence of diesel contamination in the groundwater based on
samples taken from multiple monitoring wells (MW) at 249-263 NW 6th Street. DERM
records indicate a UT permit had been issued to the Odessa Project at 250 NW 6th Street.
However, a DERM inspection report dated August 27, 1991 indicated the site had been
abandoned and no evidence of an underground tank was visible. In September 2000, the
Florida Department of Environmental Protection (FDEP) collected water samples from three
MW at the site but no lab results were found in the site's file. Both of these sites are located
in the southwest quadrant of the project site and may be related. Based on the information
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public Page 24
record in connection with
item 1z con joi.
Priscilla A. Tho pson
City Clerk
available additional assessments are warranted to determine the extent of groundwater and/or
soil contamination at the site and to evaluate the need to remediate prior to construction.
City of Miami Sawyer Site, 801 NW 2nd Avenue: In response to a Phase II report dated
January 20, 2003 prepared by ATC Associates, Inc., DERM submitted a letter to the
SEOPW-CRA indicating that petroleum contamination still existed at the above -referenced
site. In addition, DERM found the site eligible for the Abandoned Tank Restoration
Program and assigned the site a priority score of 11. According to DERM, cleanup of the
site was not required until State funding had become available. A follow up letter from
DERM to the SEOPW-CRA dated March 2003 indicated DERM had no objection to
development at the site provided several conditions were met (see Appendix B).
3.4.7 Threatened and Endangered Species
According to the US Fish and Wildlife Service (USFWS), in connection with an FDOT I-95
Port Access Ramp study conducted in 2003, the Eastern indigo snake (Drymarchon corals
couperi) is the only Federally listed species that may potentially be found in the Overtown
area. In connection with the same FDOT study mentioned above, the Florida Fish and
Wildlife Conservation Commission (FWC) noted two State listed birds may be found in the
Overtown area. The State listed species include the Arctic peregrine falcon (Falco
peregrinus tundrius) and the Southeastern American kestrel (Falco sparvarius paulus).
There is no evidence that any of these species have been found on the project site.
3.4.8 Water Quality
The project is located in Miami -Dade County, which is underlain by the Biscayne Aquifer,
the sole source of drinking water for most of southeastern Florida. The Hialeah, Preston and
the Miami Springs upper and lower wellfields are the closest operational drinking water
supply wellfields which are approximately 5 miles northwest of the project area. There are
no surface waters on the project site.
3.4.9 Air Quality
As of June 2005, Miami -Dade County has been designated a maintenance area for ozone
standards under the criteria provided in the Clean Air Act Amendments of 1990. Miami -
Dade County otherwise is in compliance with National Ambient Air Quality Standards.
There are no known violations of air quality standards at the project site.
3.4.10 Farmlands Protection
The Farmland Protection Policy Act (FPPA)
Act of 1981) requires Federal agencies to
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
of 1981 (Subtitle I of the Agriculture and Food
minimize the extent to which their programs
Submitted Into the public
record in connection wi h
item P2 2ce on It I.2(,166,
Priscilla A. Thomp on
City Clerk
Page 25
contribute to the unnecessary and irreversible commitment of farmland to nonagricultural
uses. It further requires that where practical, Federal programs will be administered in such a
manner that they will be compatible with State, local and private programs and policies to
protect farmland. The project site is not used as farmland.
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record in connection with
item 'PZ on
Priscilla A. Thoo p o
— _ City Clerk
Page 26
Figure 3. Potential Contamination Sites
City of Miami - Overtown Station Redevelopment Area
Legend
LJ Project Area
Permitted Sites (Refer to
Table 15 for index)
0 0.02 6.04 0.08 0.12 0.16
Ms
Gmaett Riming
Soarce: Miami -Dade County GIS Layers fa Public Access
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record in connectio with
item ` z., on to n co
Priscilla A. Thompson Page 27
City Clerk
Table 14. List of Potentially Contaminated Sites within a (1.25Nlile Radius of the Project .Area and Index for Figure 3
1 UT-2165
2 IW5-7100
2 UT-1646
3 IW5-10072 N/A
4 UT-1544
5 UT-1958
6 UT-3358
7 UT-5812
8 UT-1415
9 UT-2142
10 UT-2669
11 UT-6460
12 UT-5264
13 UT-6327
14 UT-2101
15 UT-3511
16 UT-6417
17 UT-2506
18 IW5-825
19 UT-6048
138841986
N/A*
138622122
City Of Miami -Chilled Water Line 721 NW 1 ST
City Of Miami -Police Motor Pool 400 NW 2 AVE
City Of Miami -Police Motor Pool 400 NW 2 AVE
No Permit Required - Non -Eating
336 NW 5 ST
Facility
138520609 U.S. Postal Service - Flagler 500 NW 2 AVE
138841122 Rohde Phase I & Ii 401 NW 2 AVE
N/A Barnett Bank/Max Bauer 532 NW 1 CT
139801720 Level 3 Communication 49 NW 5 ST
138734440 Bell South - Miami Grande Ess 45 NW 5 ST
M2139
138945057 AT&T -Grande Pop 13 NW 6 ST
N/A The Odessa Project 250 NW 6 ST
N/A Overtown Transit Village / SEOPW** 160 NW 7 ST
Parking Lot
N/A B & G Apartments 400-430 NW 7 ST
139803820 MCI WorldCom 666 N MIAMI AVE
139047223 Miami Arena 721 NW 1 AVE
N/A City Of Miami - Sawyer Site 801 NW 2 AVE
N/A Caim Residence 850 NW 4 AVE
N/A Biscayne View Apartments 915 NW 1 AVE
N/A Mirror Poster Printing, Inc. 85 NW 10 ST
N/A Former Citgo Station 1000 NW 3 AVE
Miami FL 33128
Miami FL 33142
Miami FL 33142
Miami FL 33128
Miami FL 33101
Miami FL 33128
Miami FL 33136
Miami FL 33128
Miami FL 33136
Miami FL 33136
Miami FL 33136
Miami FL 33136
Miami FL 33128
Miami FL 33136
Miami FL 33136
Miami FL 33136
Miami FL 33136
Miami FL 33136
Miami FL 33136
Miami FL 33128
* Either FDEP files did not exist for the facility or the type of operation does not require a FDEP number
** SoutheastOvertowPark/West(SEOPW) Submitted Into the public
record in ccnnectio wi h -
ite 7_ ,to on la o(,
riscilla A. Thomp on
City Clerk
Draft Environmental Assessment Page 28
City of Miami Overtown Station Area Redevelopment
3.4.11 Unique Natural Features and Areas
Unique natural features are produced by normal geological processes. Their uniqueness
stems from their infrequent occurrence, their aesthetic value, or their information content.
Examples of such features include exposures of fossil -bearing or mineralogically interesting
rock formations, special formations such as glacial drumlines and eskers, and such
aesthetically pleasing features as coastal dunes and bluffs. There are no unique natural
features on the project site. The site consists of vacant lots, in a historically urbanized area.
3.4.12 Soil Stability, Erosion and Drainage
According to the Soil Survey of Miami -Dade County, Florida, published by the United States
Department of Agriculture (USDA) the soil associated with the project area is classified as
Urban or Made Lands. These are soils that have been altered, excavated, or disturbed and no
longer have their natural morphological features. These soils do not function as they did in
their original state, so there is little information available. The seasonal high water table
varies by site and is usually controlled to inhibit flooding of developed areas. Common soil
series of this landscape position include Arents, Matlacha, Pits, Udorthents, and Urban Land.
4.0 ENVIRONMENTAL CONSEQUENCES
The environmental consequences described below takes into consideration the potential
direct effects from the proposed project that may have either a negative or beneficial impact
on the natural and social environment.
4.1 Historical and Cultural Resources
No historical or cultural resources are documented to exist on the project site. None of the
Build Alternatives proposed would have direct impacts on any historical or cultural
resources. At most, the Build Alternatives might have indirect impacts on nearby historical
buildings (e.g., the Lyric Theater) in the form of visual impacts. There are other existing
high rises in the immediate area, including the new County buildings immediately adjacent to
the project site, residential high-rises north of the Miami Arena, and the new Federal
Courthouse. There also is other high intensity public infrastructure, including I-95,
Metrorail, and the Miami Arena. In the context of these existing conditions, the indirect
effect of the Build Alternatives would be insignificant on the scale and cultural heritage of
Overtown. Furthermore, since most of the remaining historical buildings in the area are
protected by historic designation, it is unlikely that any Build Alternative would indirectly
result in the removal of those resources.
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record in connoctio w th
item No on to k. J 0
Priscilla A. Thompson
�-� _ City Clerk
Page 29
Draft Environmental
The No Action Alternative will not influence visual impacts on standing historic structures.
4.2 Natural Environments
The project site is located in a highly urbanized area of the City and contains little or no
natural resources of concern. However, avenue shade trees are found along the sidewalk of
NW 2nd Avenue and the surrounding streets but not on NW 1st Court. There are
approximately 85 avenue shade trees throughout the project site and consist mainly of
Mahogany (Swietenia mahagoni) trees. The vacant lot at the southwest quadrant of the
project site contains a mix of ornamental, fruit and native trees including several potential
"specimen" gumbo limbo (Bursera simaruba) and live oak (Quercus virginiana) trees. All
of the Build Alternatives presumably would require the removal and/or relocation of these
trees. These trees may be conserved in place or permits may be obtained for the relocation or
removal (with replacement) of these trees. Given the ability to mitigate for impacts to trees,
these impacts would not be significant. The No Action Alternative would leave the trees in
place, but would not guarantee their long-term protection.
4.2.1 Coastal Barrier Resources
The nearest Coastal Barrier Island is Miami Beach located approximately four miles east of
the project site.
None of the Build Alternatives or the No Action Alternative would be expected to have
adverse impacts to Coastal Barrier Islands.
4.2.2 Floodplain Management
Blocks 46 and 55 of the project area lie entirely in a floodplain zone designated by the
Federal Emergency Management Area (FEMA) as X500, an area inundated by 500-year
flooding. Blocks 45 and 56 lie almost entirely in a floodplain zone described as X, an area
that is determined to be outside the 100 and 500-year floodplains. The western limits of
blocks 45 and 56 lie within floodplain zone X500. The project area is covered by FEMA
Flood Insurance Rate Map (FIRM) number 12025C0191J. The entire project area is outside
the 100-year floodplain and thus in compliance with Executive Order 11988.
To the extent that the Build Alternatives
include open and unpaved areas, there would be percolation of rainwater into the ground.
The amount of percolation would be proportional to the amount of open, unpaved space. The
Submitted Into the public
Dra Assessment Page 30
City of Miami Overtown Station Area Redevelopment
record in connection wit
item 'PZ on (o 2 64,
Priscilla A. Thompson
City Clerk
total amount of additional stormwater runoff from development of the project site will not be
significant given its context in a highly developed urban area.
Under the No Action Alternative, the project site would remain vacant thus allowing any
standing water to percolate naturally. Given the fact that the site is not in a floodplain, the
benefits to natural percolation are not significant.
4.2.3 Noise Abatement
Noise is primarily associated with vehicular traffic, air traffic, heavy machinery and heating,
ventilation and air conditioning (HVAC) operations. During construction, residents in the
vicinity of the project are expected to experience a temporary increase in noise levels
associated with heavy machinery. This increase in construction noise would occur under any
Build Alternative. In the context of existing major noise sources (e.g., I-95, Metrorail,
aircraft overflight), the temporary increase in noise is not expected to be significant.
Any of the Build Alternatives would be expected to increase traffic levels in the vicinity of
the project area. However, the slower speeds typical of residential areas would not be
expected to produce noise levels above the current ambient noise levels. Ambient noise
levels in the vicinity of the project site are currently affected by traffic on the I-95
Expressway to the west, the Metrorail transit system to the east and overhead air traffic from
Miami International Airport. Therefore, the noise impact of the build alternatives would be
minimal in the context of existing uses.
The No Action Alternative would not influence ambient noise levels in the vicinity of the
project site.
4.2.4 Hazardous Operations
The proposed project site is not located in the vicinity of any operations involving the
handling of fuels or chemicals of an explosive or flammable nature or is it located in a
runway clear zone of a civil airport or the clear and accident potential zones of a military
airfield. The closest passenger airport is Miami International Airport which is located
approximately three mile west of the project site.
None of the Build Alternatives or the No Action Alternative would be influenced by
hazardous operation.
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record io e connectio
item ?Z on la c,
Priscilla A. Tho pson
City Clerk
Page 31
4.2.5 Protection of Wetlands
According to a field survey of the project area and the US Fish and Wildlife Service
(USFWS) National Wetland Inventory (NWI), no wetlands are found within or in the vicinity
of the project area.
None of the Build Alternatives or the No Action Alternative would be expected to have
adverse impacts to wetlands.
4.2.6 Potential Contamination
Of the 19 permitted facilities listed, three sites were found that may require additional
assessments for potential contamination of the soil and/or groundwater within or in the
vicinity of the proposed project site. The Contractor should select and implement
construction site Best Management Practices (BMP) to avoid any known contaminated areas.
In the event soil and/or groundwater contamination is encountered within the project site,
remediation may become necessary. In such cases, close coordination between the
Contractor and the appropriate regulatory agency/agencies should ensue.
The No Action Alternative would not disturb potentially contaminated sites nor would it
provide the potential to remediate or clean-up contaminated sites. Long-term contamination
of the site therefore would be more likely under the No Action Alternative.
4.2.7 Threatened and Endangered Species
The Federally listed Eastern indigo snake generally prefers dry pinelands with a nearby water
source. Urban communities typically do not provide suitable habitat for Eastern indigo
snakes nor is there known evidence that indigo snakes have been found in the project area.
The Artic peregrine falcon and Southeastern American kestrel, both State listed species, may
inhabit urban communities however, there is no known evidence that these species use the
project site for roosting and/or nesting.
None of the Build Alternatives would be expected to have adverse impacts on any of the
Federal or State listed species.
The No Action Alternative would have the least impact on any of these species in the
unlikely event any one of them would be found on the project site.
Submitted Into the public
Draft Environmental Assessment record ;'; cc+l knectio wi Page 32
City of Miami Overtown Station Area Redevelopment item I a on x o L
Priscilla A. Thompson
City Clerk
4.2.8 Water Quality
The project site lies east of the saltwater intrusion line hence; the groundwater beneath the
site is non -potable due to high salinity levels. The project site is part of an approved
Development of Regional Impact (DRI) consistent with state regulations and meets all
facility requirements.
None of the Build Alternatives or the No Action Alternative would be expected to have
adverse impacts on operational drinking water supply wellfields. Furthermore, none of the
alternatives are expected to have any significant effect on surface waters (e.g., Biscayne Bay)
given the project site's inland location in the middle of a highly urbanized area.
4.2.9 Air Quality
Air quality may be affected due to an increase in vehicular or air traffic, and/or the operation
of heavy machinery. Residents in the vicinity of the project area may experience a temporary
increase in dust levels associated with heavy machinery during construction. Airborne dust
associated with routine construction operations can be mitigated by the selection and
implementation of appropriate BMP.
one of the : ui d A ternativ
primary long-term air quality impacts
would be from increased traffic, but the amount of increased traffic is small in the context of
overall traffic patterns in the area. Furthermore, since the project site is located near public
transit, residents living there would have non -automobile traffic options. The different Build
Alternatives could be expected to have different traffic effects proportional to the number of
residential units and non-residential functions. The alternative with the most traffic effect,
likely would be the UMTA alternative, due to its inclusion of a hotel.
The No Action Alternative would not be expected to influence air quality in the vicinity of
the project site.
4.2.10 Farmlands Protection
No farmlands are found within or in the vicinity of the project site. The nearest area
designated for agricultural use is approximately 12 miles west of Overtown.
Submitted Into the public
Draft Environmental Assessment record in connection wit�"1
City of Miami Overtown Station Area Redevelopment item ?Z P` (i on ja i? (. /6 !r
Priscilla A. Tho pson
----- City Clerk
Page 33
None of the Build Alternatives or the No Action Alternative would be expected to have
adverse impacts to farmlands.
4.2.11 Unique Natural Features and Areas
There are no unique natural features or areas found within or in the vicinity of project site.
None of the Build Alternatives or the No Action Alternative would be expected to have
adverse impacts on unique natural features and areas.
4.2.12 Soil Stability, Erosion, and Drainage
The soil associated with the project area is classified as Urban or Made Lands. These are
soils that have been altered, excavated, or disturbed and no longer have their natural
morphological features. Soil stability, erosion and drainage are issues addressed through
construction site BMP. BMP will be selected and implemented by the Contractor according
to the requirements set forth in City, County, State and/or Federal permits obtained for the
project.
None of the Build Alternatives would cause significant impacts on soil stability, erosion, or
drainage, since the site is flat and located within the highly urbanized area. Any of the Build
Alternatives would be developed according to applicable City, County, State and/or Federal
permit requirements regarding soil erosion and drainage
The No Action Alternative would not be expected to influence soil erosion and/or drainage
on the project site.
4.3 Employment
4.3.1 No Action Alternative
The No Action alternative would have no beneficial impact on employment opportunities.
What ever trends exist, such as unemployment increasing or decreasing, may continue.
4.3.2 Power U Center for Social Change Alternative #1
This Power U alternative may produce similar employment benefits during construction as
the Sawyer's Walk project since it includes some retail uses. However, this alternative's
employment benefits to the community can not be accurately analyzed since Power U has not
provided any employment data. There has also been no specific development of this type
discussed with the City which could afford possibilities of negotiating the potential for jobs
Submitted Into the public
Draft Environmental Assessment record in connectio Wi h Page 34
City of Miami Overtown Station Area Redevelopment item T'Z on to �C.J6 le
Priscilla A. Tho pson
City Clerk
during construction. The additional community services facilities (i.e. library, community
center, etc) may not necessarily produce additional jobs since these may be staffed by public
employees transferred from other libraries, community centers, etc.
4.3.3 Power U Center for Social Change Alternative #2
The lack of commercial space and the rental nature of the development may limit
employment benefits upon completion of this Power U alternative project. However,
employment benefits to the community can not be accurately analyzed for this alternative
since Power U has not provided any employment data. There has also been no specific
development of this type discussed with the City which could afford possibilities of
negotiating the potential for jobs during construction.
4.3.4 Urban Mass Transportation Administration Alternative (1982)
The UMTA Alternative proposed to build 260,000 sq ft of office/retail space in addition to a
150 room hotel which was expected create approximately 1,300 permanent jobs. However,
the project sacrificed over 450 much need housing units to accommodate these large
office/retail spaces. An additional 67 jobs were anticipated to manage the residential
community. This alternative was not constructed in the 1980's and its market potential for
realistically being constructed more than 20 years later cannot be calculated. No similar
development has been proposed on this site since.
4.3.5 Highest and Best Use Alternative
This alternative could potentially develop, under existing zoning regulations, as many as
2,649 housing units and a significant amount of non-residential square footage due to the
unlimited height allowances. Therefore, a development of this magnitude, if carried out,
could produce enormous economic benefits to the City. The employment gains likely would
equal or exceed these or any other alternative. It is not possible to specifically estimate
employment numbers without having more detailed information.
4.3.6 Crosswind Communities Sawyer's Walk Alternative
The Crosswinds Sawyer's Walk Alternative will significantly stimulate economic growth in
the Overtown community during and after construction of the development through a series
of permanent and temporary jobs. In the Minority Participation Requirements established by
the City, Sawyer's Walk has agreed to take definitive action in recruiting, attracting and
retaining minority and female contractors and subcontractors and to provide a reasonable
opportunity in the recruitment, advertising and hiring of professionals, contractors and
subcontractors residing within the SEOPW-CRA and within the City (see Appendix C).
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record in connection wit
item Z %(o on tb `
Priscilla A. Tho son
P
-- City Clerk
Page 35
The number of minorities and women employed will vary according to the various phases of
the project as follows:
➢ Construction.
28% African -American participation
8% Female participation
15% Hispanic participation
➢ Design.
10% African -American participation
5% Female participation
10% Hispanic participation
➢ Property Management.
28% African -American participation
8% Female participation
15% Hispanic participation
➢ Sales and Marketing.
20% African -American participation
Failure to comply with the Minority Participation Requirements would result in fines which
would be paid directly to the SEOPW-CRA for a job training program for residents of the
Overtown community.
Job training would be coordinated between Sawyer's Walk and the South Florida Work
Force or such similar entity involved in job creation and training. Training programs will be
established at or near the project site to provide training of construction and property
management personnel for residents in the SEOPW-CRA and in the City. In addition,
Sawyer's Walk will hire an employment and housing recruiter from the Overtown
Community, who will work directly with Overtown residents to assist in linking jobs and
housing opportunities for area residents.
Sawyer's Walk estimates that an average of 740 full-time employees will be employed over
the four-year development and construction period. An additional 40 full-time employees
will be hired during the development and construction phase to fill short-term administration,
development and marketing positions. Once the project is completed, an average of 40
permanent employees will be needed to fill positions in management, sales and leasing,
community outreach, security/police, parking, and maintenance and clean-up.
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record in connection w' h
item 17Z a(, on to o .
Priscilla A. Thompson
------ City Clerk
Page 36
This equates to an average salary and benefits package of $34,000 annually and an estimated
$200,000 in economic benefits to the City stemming from employment during the
construction phase of the project.
4.4 Public Revenue
4.4.1 No Action Alternative
The No Action alternative would not produce any viable public revenue for the City or the
SEOPW-CRA to continue the Overtown redevelopment efforts. In addition, if development
on the project site has not begun by August 2007, controlling rights of the land (project site)
revert to Miami -Dade County. The site would remain vacant until development plans
resumed. Should this occur, Miami -Dade County may not develop the project site consistent
with SEOPW-CRA goals. The site would continue to represent a loss of revenues for the
City and the SEOPW-CRA.
4.4.2 Power U Center for Social Change Alternative #1
Power U has not provided any economic data for this alternative. Total economic benefits
and Tax Increment Funds (TIF) revenues have been computed based on the estimated cost of
construction, Miami -Dade County's projected assessed value of the project, the City's and
Miami -Dade County's operating millage, and the SEOPW-CRA share of the TIF revenues.
Construction costs were based on the RS Means Building Construction Cost Data 62nd
Annual Edition 2005. Assuming approximate construction costs of $182.3 million upon
project completion in 2013, total economic benefits and TIF revenues are estimated at
approximately $4.2 million and $2.2 million, respectively
4.4.3 Power U Center for Social Change Alternative #2
Power U has not provided any economic data for this alternative. Total economic benefits
and TIF revenues have been computed based on the estimated cost of construction, Miami -
Dade County's projected assessed value of the project, the City's and Miami -Dade County's
operating millage, and the SEOPW-CRA share of the TIF revenues. Construction costs
were based on the RS Means Building Construction Cost Data 62nd Annual Edition 2005.
Assuming approximate construction costs of $12.9 million upon project completion in 2013,
total economic benefits and TIF revenues are estimated at approximately $470,724 and
$253,362, respectively.
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record in connection witp
item ? 2 -14, on lb 1 ors
Priscilla A. Thompson
City Clerk
Page 37
4.4.4 Urban Mass Transportation Administration Alternative (1982)
Total economic benefits and TIF revenues have been computed based on the estimated cost
of construction, Miami -Dade County's projected assessed value of the project, the City's and
Miami -Dade County's operating millage, and the SEOPW-CRA share of the TIF revenues.
Construction costs were based on the RS Means Building Construction Cost Data 62nd
Annual Edition 2005. This alternative is similar to the Sawyer's Walk Alternative with
respect to square footage. Assuming comparable construction costs to the Sawyer's Walk
Alternative, total economic benefits and TIF returns were estimated at approximately $8.1
million and $4.4 million, respectively.
4.4.5 Highest and Best Use Alternative
Total economic benefits and TIF revenues have been computed based on the estimated cost
of construction, Miami -Dade County's projected assessed value of the project, the City's and
Miami -Dade County's operating millage, and the SEOPW-CRA share of the TIF revenues.
Construction costs were based on the RS Means Building Construction Cost Data 62nd
Annual Edition 2005. Current zoning regulations on the project site would permit over 2,000
residential units to be constructed on the project site. Total economic benefits and TIF
returns were estimated at approximately $16.2 million and $8.7 million, respectively
4.4.6 Crosswind Communities Sawyer's Walk Alternative
Crosswinds Communities estimates the City would receive approximately $1 million in
impact and other fees (i.e. Miami -Dade Water and Sewer connection, building permit,
Miami -Dade County Code Compliance) as a result of the proposed development. Based on
projected construction costs of approximately $354.8 million upon project completion in
IF revenues generated through 2013 will be used to directly fund the
parking and infrastructure improvements needed by the project. Thereafter, ad valorem taxes
or TIF revenues generated by this alternative would be used by the SEOPW-CRA to fund
projects in its redevelopment area.
4.5 Land Use
The various alternatives could affect land use in two conceptual ways. The primary way that
the alternatives could affect land use would be through direct effects, i.e., the project could
directly change land uses on the project site. The land use of the parcel itself will change
from vacant land to land with residential and commercial uses under all of the Build
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record irt connectio wi h
item72 st, on to
Priscilla A. Thompson
, City Clerk
6
Page 38
Alternatives. Development of the parcel will not directly affect the uses of land on
neighboring parcels of property, since none of the Build Alternatives seek to take any action
beyond the boundaries of the project site. Also, since the project site is vacant today, no
existing business or resident will be displaced by construction of any of the Build
Alternatives. The direct effects on land use therefore would be small for all of the Build
Alternatives.
The alternatives also could conceivably cause indirect effects on neighboring land uses. For
instance, it has been suggested that any development in the Overtown area has the potential
to increase property values, which in turn could limit housing affordability and increase rents
for existing residents elsewhere in Overtown. This effect can be called induced
displacement. The effects of this development on the Overtown community could be
cumulative along with other planned public and private projects. To the extent that such
induced displacement were to occur, it would be the result of all of the Build Alternatives.
Such indirect effects on neighboring land uses, including induced displacement, are not
reasonably foreseeable for any of the Build Alternatives. First, the redevelopment proposals
seek to redevelop publicly -owned land, not privately -owned land. This project is relatively
unique to the current real estate market, and is less likely to affect the market value of other
properties that conceivably could be redeveloped by private actors.
Second, the proposed action adds housing units. If the project has any affect on housing
costs, then increasing the supply of available residential housing should have the effect of
reducing housing costs. It is inconsistent with basic market principles that an increase in
supply would increase prices.
Third, history indicates that a development of this type and size will not cause significant
changes in the housing market in Overtown. Over the past 25 years, there have been a series
of major public investments in the Overtown area, including the Miami Arena, the Metrorail
and People Mover public transit systems, the federal courthouse complex, the housing
complexes associated with the Miami Arena, and various housing projects discussed above in
Chapter 3. While each project has had beneficial effects, none of the projects has had
significant induced effects on the overall Overtown housing and property market. This
experience indicates that the proposed action will not have significant indirect effects on the
Overtown housing market.
Fourth, development of the project site will have minimal overall market effects compared to
recent residential housing projects in the area. Over the past several years, Miami has
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record in connectio wi h
item Pz on lb���b(„
Priscilla A. Thompson
City Clerk
Page 39
experienced an unprecedented boom in residential development. Tens of thousands of new
residential units have been constructed within several miles of the project site, including
many condominiums in Downtown Miami, Park West, the Omni/Performing Arts Center
Area, and the Biscayne Boulevard corridor. Virtually all of these projects have been
undertaken by private developers on private property. In the context of this overall boom in
housing development, the proposed action's effect on market forces in the Overtown area
would be minor.
To the extent that redevelopment of the project site will provide housing opportunities for
local residents, the alternatives would mitigate any induced displacement effects for
Overtown residents. Three of the alternatives (Crosswinds Communities Sawyer's Walk and
the two Power U alternatives) specifically would provide housing targeted for Overtown
residents. Such housing opportunities could be expected to counteract any displacement
effects that might be caused by redevelopment of the property. The effects of each
alternative on housing types in Overtown are further set forth below.
4.5.1 No Action Alternative
The SEOPW-CRA calls for the development of a neighborhood that offers the opportunity to
reside, work, and carry out the other activities of daily life all within an area of comfortable
walking distance, the creation of new jobs within the community and a mix of market rate
and affordable housing units and types, including rental and ownership units, multi -family
units, single family units, and accessory apartments. The No Action alternative does not
conform to these land uses and plans to redevelop and revitalize blighted and declining areas
within the Overtown neighborhood.
4.5.2 Power U Center for Social Change Alternative #1
The Power U alternative would increase available housing units in Overtown. However, a
mix of housing types (market rate and affordable) is necessary to ensure the integration of
different economic sectors to stimulate a positive shaping of the Overtown / Park West
communities. By strictly developing rental units, this Power U alternative fails to meet a key
component in achieving a balanced mix of housing types in the Overtown neighborhood and
a guiding principle of the SEOPW-CRA. Furthermore, a largely affordable rental
development has the tendency to concentrate poverty, a situation HUD and other public
housing agencies are striving to avoid in new developments (see Appendix F)
4.5.3 Power U Center for Social Change Alternative #2
This alternative would increase the amount of housing in Overtown, albeit to a lesser extent
than other alternatives. However, a mix of housing types (market rate and affordable) is
Draft Environmental Assessment Submitted Into the public Page 40
City of Miami Overtown Station Area Redevelopment record in connection with
item 't''z �. on to - Ds.
Priscilla A. Thompson
City Clerk
•
necessary to ensure the integration of different economic sectors to stimulate a positive
shaping of the Overtown / Park West communities. By strictly developing rental units, this
Power U alternative fails to meet a key component in achieving a balanced mix of housing
types in the Overtown neighborhood and a guiding principle of the SEOPW-CRA.
Furthermore, an affordable rental development has the tendency to concentrate poverty, a
situation HUD and other public housing agencies are striving to avoid in new developments
(see Appendix F).
4.5.4 Urban Mass Transportation Administration Alternative (1982)
The UMTA alternative would provide additional housing for the area. The housing gains
would be greater than the Power U alternative #2, but less than the other alternatives. In
1982 the UMTA public -private alternative was designed around public control of the process
which in turn complied with all land use and development policies. It was also consistent
with TOD guidance. However, any of the land uses proposed in this alternative are outdated
and bear little relevance to today.
4.5.5 Highest and Best Use Alternative
The Highest and Best Use alternative conforms with the City's land development policy to
develop or redevelop high -density residential areas in close proximity to Metrorail and
Metromover stations. It would provide the maximum amount of housing for any alternative.
4.5.6 Crosswind Communities Sawyer's Walk Alternative
This alternative would provide the second -highest amount of additional housing for the
Overtown area. The Sawyer's Walk alternative complies with all land use and zoning
regulations for the City. Zoning on this City owned property (the project site) has been
revised to provide greater flexibility for the design and development of a variety of
contemporary housing types and mixed -use developments with the application of new higher
density zoning. In particular, the City will promote development of dense urban
neighborhoods along the Miami River, in Central Brickell and SEOPW through Special
District (SD) zoning. However, the remainder of Overtown will remain zoned C-1, R-3, and
R-4 to preclude significant increases in density and maintain the residential character of the
community.
4.6 Cumulative Impacts
Like all projects, this proposed action could be expected to have cumulative impacts on the
area. Since the environmental impacts are mostly associated with construction, the proposed
Submitted Into the public
Draft Environmental Assessment recordinconnection wit Page 41
City of Miami Overtown Station Area Redevelopment item On it p(P
Pnsc ilia A. Tho pson
City Clerk
•
action is located in a highly urbanized area, and other similar projects have not caused major
impacts in the past, the cumulative environmental impacts are not expected to be significant.
5.0 EVALUATION OF ALTERNATIVES
Table 16 below is an evaluation matrix that assigns a rating to each of the alternatives based
on the previous analysis and documentation provided in Chapters 1 through 4. The ratings
define the level of impact from each of the alternatives on the evaluation criteria (how best
each alternative meets the established evaluation criteria). Impacts are rated as good, average
or poor. Generally, impacts associated with the Crosswinds Alternative were evaluated as
good or average on the evaluation criteria. The No Action Alternative rated the poorest. The
other alternatives all had multiple impact ratings of "poor" in several categories.
Submitted Into the public
record in connection wi h
item
Priscilla A. Thom o
pson
City Clerk
Draft Environmental Assessment Page 42
City of Miami Overtown Station Area Redevelopment
Economic
Creation of jobs (job base)
Table 16. ,Uternatise Analcsis Evaluation
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•
•
•
•
Increase of tax base
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•
• •
Stimulus to reinvestment in the Overtown area
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•
• •
Cost effective use of City property
Capital costs (private sector)
Land Use & Development
Project design relationship to Overtown
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•
•
•
•
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Compatibility with rapid transit function
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Create mixed-use/mixed-income development
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•
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Achieve full development potential
• • •
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Diversification of housing types
• •
•
•
•
Social/ Cononunity
Minority business opportunities in new development
•
•
Potential displacements
•3Ef • EE 3 • '._ • xa •
s��,H € ,� � fin,
Impacts to economic class of neighborhood
Consistent with CRA goals
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•
•
•
Consistent with Overtown Folklife District goals
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•
•
•
Natural /Cultrual /Physical Resources
Trees and green space
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•
Wildlife and Habitat (including Threatened and Endangered
soecies)
•
• • •
Cultural and Historic Resources
• • • • •
Parks and Recreation
• • • .! • •
Noise and Air Quality
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•
•
Contamination Potential
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Drainage and Floodplain Management
• •
•
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*Urban Mass Transportation Administration Alternative
Good
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5.1 No Action Alternative
Impacts Key
Average
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Poor
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The No Action rated the most poorly due to several factors. If the City took no action, the
property would remain vacant, fenced and a continued eyesore for the community. The lack
of action would fail to meet the goals of the SEOPW-CRA Redevelopment Plan,
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record in connection wit
Item 172.. . on to �Pb
Priscilla A. Tho� son
-- City Clerk
Page 43
Comprehensive Development Master Plan, or MCNP which includes the redevelopment and
revitalization of blighted areas, promote and facilitate economic development and the growth
of job opportunities in the city, and to promote the efficient use of land. In addition, the
project site would revert to Miami -Dade County if not developed by 2007. Should this
occur, both the City and the SEOPW-CRA would stand to lose the potential revenues
generated by any of the Build Alternatives.
The natural and physical resources, however limited, may benefit from the lack of
development. However, potentially contaminated areas would not receive remediation nor
would the area benefit from new drainage standards.
5.2 Power U Center for Social Change Alternative #1
The impacts of this Power U alternative would not be significantly different than the other
Build Alternatives, since the primary impacts of all Build Alternatives are during the
construction process. This Power U alternative would be most comparable in terms of
environmental effects to the Crosswinds/Sawyer' s Walk alternative. The alternative has a
comparable height, number of residential units, and non-residential square footage of the
Crosswinds/Sawyer' s Walk alternative.
This Power U Alternative includes non -revenue generating uses such as a library, community
center, entertainment center, etc., which would increase the cost of construction for a private
developer and not promote the efficient use of the City's property. The inclusion of these
services would be redundant since many of these facilities and other social service facilities
are located within a reasonable walking distance or a short transit ride from the project area
(see Section 3.14).
As noted in the MCNP, the City's goal with regards to housing is to achieve a livable
downtown with a diversification of urban housing types for persons of all income levels. The
2000 U.S. Census indicated that within the City the mix of owner -occupied units to renter -
occupied units was 35 percent to 65 percent respectively (see Appendix D). According to the
2003 SEOPW Overtown Area Economic Programming report, 90 percent of the housing
units in Overtown were renter -occupied. Therefore, providing 100 percent rental apartments
on the site fails to meet the City's goal for diversification in housing types and may not
contribute to the future stability of the Overtown neighborhood. In addition, concentrating
low income families in subsidized housing projects has been determined to be unsuccessful
in revitalizing low income communities (see Appendix F). According to a 2002 Miami -Dade
Draft Environmental Assessment Submitted Into the public Page 44
City of MiamiOvertownStationAreaRedevelopment record in connection wit
Item [ Z. 26, on i o) b
Priscilla A. Thompson
-- City Clerk
Housing Data Clearinghouse assisted housing inventory, Overtown contained a total 1,171
government assisted housing.
5.3 Power U Center for Social Change Alternative #2
This Power U alternative has similar environmental impacts to the other Build Alternatives,
due to the fact that most environmental impacts would result from construction activities.
Given the lower height of the buildings and fewer residential units than other Build
Alternatives, this Power U alternative might have incrementally fewer environmental
impacts.
This Power U Alternative includes non -revenue generating uses such as a library, community
center, entertainment center, etc., which would increase the cost of construction for a private
developer and not promote the efficient use of the City's property. The inclusion of these
services would be redundant since many of these facilities and other social service facilities
are located within a reasonable walking distance or a short transit ride from the project area
(see Section 3.14).
As noted in the MCNP, the City's goal with regards to housing is to achieve a livable
downtown with a diversification of urban housing types for persons of all income levels. The
2000 U.S. Census indicated that within the City the mix of owner -occupied units to renter
occupied units was 35 percent to 65 percent respectively (see Appendix D). According to the
2003 SEOPW Overtown Area Economic Programming report, 90 percent of the housing
units in Overtown were renter -occupied. Therefore, providing 100 percent rental apartments
on the site fails to meet the City's goal for diversification in housing types and may not
contribute to the future stability of the Overtown neighborhood. In addition, concentrating
low income families in subsidized housing projects has been determined to be unsuccessful
in revitalizing low income communities (see Appendix F). According to a 2002 Miami -Dade
Housing Data Clearinghouse assisted housing inventory, Overtown contained a total 1,171
government assisted housing
5.4 Urban Mass Transportation Administration Alternative (1982)
This alternative would have environmental impacts somewhere between the Highest and Best
Use Alternative and the Crosswinds and Power U alternative #1. Most environmental
impacts would occur during construction, which would be common to all Build Alternatives.
Since this alternative has a greater intensity, both in terms of height, number of residential
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public Page 45
record in connection with
item Pa on i a,.zt, /6
Priscilla A. Thompson
--. _ City Clerk
units, and amount of non-residential space, it would have somewhat greater long-term effects
than the two Power U Alternatives and the Crosswinds/Sawyer's Walk Alternative.
The 1982 UMTA alternative was rated for comparison purposes only. However, the
proposed land uses developed over 20 years ago can bear little relevance to the current
market conditions and the many changes that have transpired in 20 years. Nevertheless,
using the evaluation process, the UMTA Alternative scored poorly for several reasons
regarding non -environmental factors. The greater office and retail spaces proposed by this
alternative would translate into as many as 530 housing units less than the other alternatives.
The inclusion of a hotel on the site would further reduce the number of potential housing
units available to the community. Given the need for affordable housing within the
Overtown community, a hotel and large office/retail spaces would have less beneficial
impacts than having the additional housing units.
5.5 Highest and Best Use Alternative
The Highest and Best Use Alternative was also rated for comparison purposes. Under
current zoning regulations, this alternative could feasibly construct buildings as tall as 24 to
28 floors in height and more than double the number of units currently being proposed in the
Crosswinds alternative. Due to this high density potential, this alternative would have the
greatest long-term impact on the natural, cultural and physical resources and on the
preservation of the Overtown neighborhood character. This alternative clearly would have
the most environmental impacts. Environmental consequences associated with construction
activities would not be significantly different than the other Build Alternatives.
5.6 Crosswinds Communities Sawyer's Walk Alternative
The environmental effects of this alternative would be most comparable to the Power U
Alternative #1, based on height, number of residential units, and amount of nonresidential
space. Construction impacts would be comparable to all of the other Build Alternatives.
Tlie preferred Alternative is the proposed Crosswinds 'ect. This development proposal
wo ovi a muc nee a ec employment opportunities to the
Overtown neighborhood. As previously mentioned, the development is proposing a 14 story
building where an unlimited height is allowed under City zoning. It would also provide a
mix of housing types including affordable and workforce housing units which are desired by
the City based on the goals defined in the SEOPW-CRA Redevelopment plan goals. The
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
Submitted Into the public
record in connection Page 46
P.2
item -�rlth
Coil or.
Priscilla A. Thompson
City Clerk
project is financially feasible for both the developer and the City, whereas some of the
proposed non -revenue generating uses (i.e. library, entertainment and community center) in
the Power U Alternative may make that alternative less economically viable.
Currently, the site in question is vacant and therefore none of the alternatives would create
direct displacements of housing or other uses. However, any development in the area has the
potential to increase property values which in turn can limit housing affordability and
increase rents for existing residents. This effect can be called induced displacement. The
project site is in the middle of a burgeoning CBD of a major City. Development and
redevelopment is occurring throughout the area. These overall market conditions and public
infrastructure improvement projects, such as the Miami Streetcar and other SEOPW-CRA
projects have the ability to create more redevelopment in the Overtown community than the
single Crosswinds project in question. The Miami Streetcar project alignment through
portions of Overtown, for example, was coordinated with and endorsed by the Overtown
Advisory Board (see Appendix E). Therefore, any potential induced displacements would
not occur as a result of building the Crosswinds project but more likely as a result of other
more major events occurring in the CBD, the City and Miami -Dade County.
The proposed Crosswinds project includes a mix of affordable and workforce housing.
Approximately 20 percent of the housing units will be classified as affordable, of those, 50
units will be conveyed to the SEOPW-CRA. These 50 housing units will be set aside
exclusively for sale to existing Overtown residents whose incomes range between 50 to 80
percent of the Miami -Dade County median family income. The Crosswinds mixed-
income/mixed-use proposal would benefit all economic classes including residents of the
Overtown community. This proposal is consistent with research published by HUD and state
housing authorities that encourages market rate/mixed-income communities owned by a
public/private partnership with an affordable component as a solution to revitalizing low
income neighborhoods and encouraging private investments. Furthermore, these studies
have found that the concentration of low income housing has the potential to produce project -
like conditions, multi -generational poverty, high rates of unemployment, high crime rates and
high levels of disinvestment in the surrounding neighborhood (see Appendix F).
6.0 COMMENTS AND COORDINATION
6.1 Public Involvement Program
The Draft EA will be available for public review from Thursday, October 5, 2006, to
Saturday, October 21, 2006, at the City Clerk's office, Miami City Hall, 3500 Pan American
Submitted Into the public
recol in connection wit
item r2 on /o
Priscilla A. Thompson
City Clerk
Draft Environmental Assessment
City of Miami Overtown Station Area Redevelopment
a�
Page 47
Drive, Miami, Florida. It will also be available on line at www.miami-cra.org. Written
comments on the Draft EA may also be submitted in writing to Jose R. Gonzalez, P.E. at 444
SW 2nd Avenue, loth Floor, Miami, Florida 33130.
Following the two week document review period, a public comment meeting will be held on
Saturday, October 21, 2006 from 9:00 a.m. to 12:00 noon at the Frederick Douglass
Elementary School located at 314 NW 12th Street.
During the public comment meeting, individuals will be afforded the opportunity of
expressing their views concerning the Draft EA verbally or in writing. Responses to
substantive comments regarding any of the proposed alternatives will be included in Section
6.0 of the EA.
6.2 Government Agency Responses
7.0 COMMITMENTS AND RECOMENDATIONS
7.1 Commitments
The City is committed to providing minority and women participation and equal employment
opportunities during development of the project site.
7.2 Recommendations
Submitted Into the public
record in connoect/owit
�al•
item
Priscilla A. Tho pson
G�tyµCLerk
Draft Environmental Assessment Page 48
City of Miami Overtown Station Area Redevelopment