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HomeMy WebLinkAboutCRA-R-06-0005 0306_FON_01-19-05Omni CRA Proposed Boundary Expansion FINDING OF NECESSITY Prepared for the City of Miami Community Redevelopment Agency Prepared by Zyscovich, Inc. January 12, 2006 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY EXECUTIVE SUMMARY This Finding of Necessity (FON) report assesses the conditions of slum and blight of an area west of the existing Omni CRA and east of the proposed expansion of the Southeast Overtown Park West (SEOPW) CRA. The purpose of the FON is to determine the appropriateness of expanding the existing Omni CRA boundaries to include the subject (proposed expansion) area. In 2003, the City of Miami Community Redevelopment Agency (CRA) commissioned a Plan Update for the 1986 Omni Area Redevelopment Plan, including an evaluation of the existing CRA boundaries and potential CRA expansion. Given that the southern boundary of the Omni CRA abuts the existing SEOPW CRA (expanded) and the eastern boundary abuts Biscayne Bay, the evaluation focused on the north- ern and western boundaries. It was determined that significant slum and blight conditions, not unlike those of the existing Omni CRA, existed to the west and that the continued existence of these condi- tions would likely hinder the redevelopment efforts of both the Omni CRA and the proposed SEOPW CRA expansion to the west. Therefore, the Omni CRA directed the consultants to produce an FON for the proposed expansion area. The Finding of Necessity required by Florida Statues to designate an area as a Community Redevelop- ment Area must demonstrate that one or more areas has characteristics of slum and blight. This report demonstrates that the proposed expansion area does, indeed, show evidence of slum and blight as defined in Florida Statute Chapter 163.340, and should be considered for inclusion into the Omni CRA boundaries. This would effectively expand the existing Omni CRA boundaries westward to the proposed SEOPW expansion area between 1-395 on the south and NW 20th Street on the north. ESI Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY This report demonstrates a combination of conditions which contribute to blighted conditions within the proposed expansion area, as defined in the Florida Statute and outlined below. Predominance of defective or inadequate street layout, parking facilities, roadways, bridges, or public transportation facilities Due to the existence of the FEC railroad on the east and an off -set street grid on the west, the proposed expansion area hosts a multitude of dead-end streets and hazardous street intersections. Additionally, these street conditions render pedestrian access to downtown's Metromover transit system inconvenient and unsafe. Unsanitary or unsafe conditions Of the 268 parcels of land within the proposed expansion area, 78 (29%) of these parcels demonstrate unsanitary or unsafe conditions. Deterioration of site or other improvements The basic infrastructure of curbs, sidewalks and streets within the proposed expansion area are in poor condition or in disrepair and many do not meet current ADA standards. Residential and commercial vacancy rates higher in the area than in the remainder of the county or municipality Compared to the Miami -Dade residential vacancy rate of almost 4%, 41% of the total housing units within the proposed expansion area are vacant. Diversity of parcel ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or hazardous area Small parcels and diversity of ownership within the proposed expansion area make redevelopment dif- ficult. ESII Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY TABLE OF CONTENTS INTRODUCTION 1 LOCATION 2 EXISTING LAND USE CHARACTERISTICS 3 FINDING OF NECESSITY 5 Inadequate Street Layout 8 Inadequate Public Transportation 10 Unsanitary and Unsafe Conditions 11 Deterioration of Site 33 Residential Vacancy Rates 34 Diversity of Parcel Ownership 35 SUMMARY 36 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY INTRODUCTION In 1969, the Board of County Commissioners first approved Resolution 117-69 designating the following area as slum and blight: south of NW 29th Street, west of the FEC Railroad tracks to NE 2nd Avenue, east of 1-95, and north of the Miami River. In 1986 and 1987 a portion of this area was further identified and approved as a Community Redevelopment Area for the Omni Neighborhood. In an effort to update this plan, the Omni CRA is reevaluating its boundaries to most accurately reflect the areas most in need of redevelopment and rehabilitation. After meeting with the Omni CRA Steering Committee, composed of local business and property owners, community groups, and cultural organizations, they directed the consultant team to evaluate opportunities for boundary expansion. Although the Omni CRA is seeing a flurry of redevelopment activities along Biscayne Boulevard and east of the FEC railroad, the adjacent area, directly west of the FEC, remains segmented from this area of resurgence and continues to show evidence of disinvestment and sometimes, neglect. The Finding of necessity required by the State of Florida to designate an area as a Community Rede- velopment Area must demonstrate that one or more areas has characteristics of slum and blight. This report will demonstrate that the area directly west of the Omni CRA and northeast of the SEOPW CRA, does, indeed, show evidence of slum and blight as defined in Florida Statute Chapter 163.340, and should be considered for inclusion into the Omni CRA boundaries. This would effectively expand the existing Omni CRA boundaries westward to the proposed SEOPW expansion area between 1-395 on the south and NW 20th Street on the north. This report demonstrates a combination of conditions which contribute to these findings of "blight" as defined in the Florida Statute including: Predominance of defective or inadequate street layout, parking facilities, roadways, bridges, or public transportation facilities • Unsanitary or unsafe conditions • Deterioration of site or other improvements Residential and commercial vacancy rates higher in the area than in the remainder of the county or municipality Diversity of parcel ownership or defective or unusual conditions of title which prevent the free alien- ability of land within the deteriorated or hazardous area In addition to these conditions, there are basic infrastructure and land use conditions which also con- tribute to slum and blight in this neighborhood. 1 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY LOCATION I The proposed expansion area is a sliver of land between the Omni CRA's western boundary and the SEOPW CRA's north- eastern boundary. The legal description for the proposed expansion area is as follows: Beginning at the intersection of the east side of the FEC ROW and the north side of the 1-395 ROW; continue west along the north side of the 1-395 ROW to the east side of N.W. 1st Ave; then north along the east side of NW 1st Ave to the north side of NW 14th Street; then west along the north side of NW 14th Street to the east side of NW 2nd Avenue; then north along the east side of NW 2nd Avenue to the north side of NW 17th Street; then west along the north side of NW 17th Street to the east side of NW 2nd Court; then north along the east side of NW 2nd Court to the north side of NW 20th Street; then east along the north side of NW/NE 20th Street to westerly shore of Biscayne Bay; then south along the westerly shore of Biscayne Bay to the southerly ROW of NE 20th Street; then west along the southerly ROW of NE/NW 20th Street to the east side of the FEC ROW; then south/southwest along the FEC ROW to the north side of the 1-395 ROW. The proposed expansion area is bounded on the east by the existing Omni CRA and the Florida East Coast Railway. On the west and south, it is bounded by the proposed SEOPW expansion area and on the north, by NW 20th Street. ui a WOE mim • City Cemetery 111 d WIT% la • Margaret Pace Park ntennlal Park Proposed Expansion Area Location Map 2 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY EXISTING LAND USE CHARACTERISTICS Cemeteries Communications , Utilities, Terminals , Plants ▪ Industrial - Institutional Low -Density Multi -Family ® Multi -Family, Migrant Camps _ Office ▪ Perks (Including Preserves & Conservation) ® Shopping Centers, Commercial, Stadiums, Tra Single -Family Streets/Roads, Expressways, Ramps _ Townhouses n Transient -Residential (Hotels/Motels) ® Two -Family (Duplexes) Vacant Unprotected I1 Water I [ I The proposed expansion area consists of four major land uses: 1) Vacant land scattered throughout the area; 2) Industrial uses concentrated in the northeast corner; 3) Multi -Family apartments concentrated to the west; and 4) Single -Family uses scattered west of NW 1st Avenue. The existing land use character- istics are summarized in the graphic below and in the table on the following page. Proposed Expansion Area Existing Land Use and Zoning 3 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY The proposed expansion area is composed of approximately 73 total acres with 53 acres of real prop- erty and 20 acres of public right of way. The greatest overall land use is vacant land, comprising over 14 acres and 27% of the total area. Other major land uses include industrial uses (18%), multi -family apart- ments (15%) and single family residential (9%). The area has one public park in the form of a recreational baseball field and a school related recreational area adjacent the Phillis Wheatley Elementary school. Area Land Use Composition Land Use Area (SF) Acerage # of Parcels % of Expansion Area Vacant 624,109 14.33 99 27% Multi -Family 346,635 7.96 46 15% Duplex 45,375 1.04 10 2% Townhouse 55,011 1.26 19 2% Single Family 213,717 4.91 51 9% Commercial 1 10,696 2.54 11 5% Religious 52,208 1.20 9 2% Industrial 405,549 9.31 14 18% Utility 95,566 2.19 1 4% Municipal 25,360 0.58 2 1 % Park 175,748 4.03 1 8% Government Housing 13,812 0.32 1 1 Common 59,754 1.37 3 3% School 78,214 1.80 1 3% Total 2,301,754 52.84 268 100% Existing Zoning Districts Zoning Primary Uses Density Units/Acre Height Floor Area Ratio C-2 Commercial; Residential by Special Exception 65 120' or 10 Stories 1.72 GI Government 150 Unlimited 1.72 PR Parks _ R-3 Multi -Family 65 50' 0.75 Industrial Industrial 120' or 10 Stories 1.72 4 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY FINDING OF NECESSITY This Finding of Necessity report provides evidence of blight in accordance with Florida Statute 163.355 , which requires that the area contain: 1) One or more blighted area; and that 2) The rehabilitation, conservation, or redevelopment, or a combination thereof, of such area or areas, including, if appropriate, the development of housing which residents of low or moderate income, in- cluding the elderly, can afford, is necessary in the interest of the public health, safety, morals, or welfare of the residents of such county or municipality. As provided by Florida Statute 163.340, "Blighted area" means an area in which there are a substantial number of deteriorated, or deteriorating structures, in which conditions, as indicated by government - maintained statistics or other studies, are leading to economic distress or endanger life or property, and in which two or more of the following factors are present: (a) Predominance of defective or inadequate street layout, parking facilities, roadways, bridges, or public transportation facilities; (b) Aggregate assessed values of real property in the area for ad valorem tax purposes have failed to show any appreciable increase over the 5 years prior to the finding of such conditions; (c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; (d) Unsanitary or unsafe conditions; (e) Deterioration of site or other improvements; (f) Inadequate and outdated building density patterns; (g) Falling lease rates per square foot of office, commercial, or industrial space compared to the re- mainder of the county or municipality; (h) Tax or special assessment delinquency exceeding the fair value of the land; 5 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY (i) Residential and commercial vacancy rates higher in the area than in the remainder of the county or municipality; (j) Incidence of crime in the area higher than in the remainder of the county or municipality; (k) Fire and emergency medical service calls to the area proportionately higher than in the remainder of the county or municipality; (I) A greater number of violations of the Florida Building Code in the area than the number of violations recorded in the remainder of the county or municipality; (m) Diversity of ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or hazardous area; or (n) Governmentally owned property with adverse environmental conditions caused by a public or pri- vate entity. However, the term "blighted area" also means any area in which at least one of the factors identified in paragraphs (a) through (n) are present and all taxing authorities subject to s. 163.387(2) (a) agree, either by interlocal agreement or agreements with the agency or by resolution, that the area is blighted. Such agreement or resolution shall only determine that the area is blighted. For purposes of qualifying for the tax credits authorized in chapter 220, "blighted area" means an area as defined in this subsection. 6 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY This report demonstrates that the following blight conditions exist in the proposed expansion area: Predominance of defective or inadequate street layout. parking facilities. roadways. bridges. or public transportation facilities Due to the existence of the FEC railroad on the east and an off -set street grid on the west, the proposed expansion area hosts a multitude of dead-end streets and hazardous street intersections. Additionally, these street conditions render pedestrian access to downtown's Metromover transit system inconvenient and unsafe. Unsanitary or unsafe conditions Of the 268 parcels of land within the proposed expansion area, 78 (29%) of these parcels demonstrate unsanitary or unsafe conditions. Deterioration of site or other improvements The basic infrastructure of curbs, sidewalks and streets within the proposed expansion area are in poor condition or in disrepair and many do not meet current ADA standards. Residential and commercial vacancy rates higher in the area than in the remainder of the county or municipality Compared to the Miami -Dade residential vacancy rate of almost 4%, 41% of the total housing units within the proposed expansion area are vacant. Diversity of parcel ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or hazardous area Small parcels and diversity of ownership within the proposed expansion area make redevelopment dif- ficult. In addition to these conditions, there are basic infrastructure and land use conditions which also contrib- ute to slum and blight in this neighborhood. 7 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY INADEQUATE STREET LAYOUT The red circles indicate in- tersections where the street grid is interrupted, creating an inadequate and disconnected street layout. The FEC railroad physically separates the proposed expansion area from the Omni neighborhood and CRA by creating dead end streets instead of railroad crossings, which are unsafe no-man's lands. There are only two railroad crossings in proposed expansion area. One is at the northern boundary at 20th Street, and the second crossing is at the southern boundary at 14th Street. The remaining five streets, 15th Street, 16th Street, 17th Street, 18th Street, and 19th Street do not connect through to the east. The City Cemetery prevents connections to the east at 19th Street and 18th Street. In addition, 18th Street does not connect to Miami Avenue and, rather, turns into NW 1st Court. L 1 11 11 In! IiM 1 1 111//, ! —I['.o 4I1 Margaret Pace Park e6ntennial Park Inadequate Street Layout 8 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Typical dead end street abut- ting the FEC rail corridor. The area is vacant and isolated and is an unsafe condition. The western boundary of proposed expansion area has similar issues of poor connectivity. Essentially, the street grid does not match the street grid west of NW 2nd Avenue. As a result many streets end in a "T" intersection rather than cutting through the block, while others create intersections which jog and are slightly askew. Some of the "T" intersections, particularly at 15th Street and NW 17th Street at NW 2nd Avenue are not sufficiently spaced from the next street to the north. These conditions present traffic hazards. The other "T" intersections at 19th and 18th Streets effectively create an extremely long block which serves as a barrier and decreases connectivity between adjacent neighborhoods. The combination of the FEC railroad to the east and a street grid shift to the west create an inad- equate street layout which contributes to "blight" conditions. Dead End Street 9 Omni CRA Proposed Boundary Expansion FINDING OF NECESSITY INADEQUATE PUBLIC TRANSPORTATION The proposed expansion area is not served by either of the two nearest Metrorail stations because they are not within the catchment areas, indicat- ed in purple. Although proposed expansion area is served by Metrobus, it is completely bypassed by Metrorail. Cul- mer Station to the south and Civic Center Station to the northwest, are too far away from proposed expansion area to be considered as part of the stations' catchment area. Because Metrorail stations were targeted in transit dependent communities with lower incomes and high population densities, it can be concluded that proposed expansion area would have greatly benefited from a Metrorail sta- tion and is, therefore, not adequately served by the existing public transportation. lEARLINGTON HEIGHTS AH A CLARA 1\. PC CENTER GVE 'TOWN/A RENA GOVERNMENT CENTER s Sw 22 Ave SR 112 NW38St catchment area for CIVIC CENTER NWX'St • catchment area for CULMER 10 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY UNSANITARY AND UNSAFE CONDITIONS Each parcel within proposed expansion area was photographed and catalogued into a database for analysis purposes. The diagram on the following page right indicates locations of parcels which show evidence of unsafe and unsanitary conditions. To qualify this subjective analysis, the following criteria were: Vacant land Lots with excessive amounts of trash and garbage Structures with boarded windows and/or doors Abandoned buildings Vandalized buildings or lots Nonfunctional fences and chain link fences in disrepair Poorly maintained buildings Overgrown lots and parking lots Broken driveways The presence of barbed wire Non -uniformly painted buildings (front and side are painted different colors) Lack of adequate street lighting Many of the affected parcels were either vacant, poorly maintained, or overridden with garbage. 11 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY The colored parcels have been categorized as unsafe and unsanitary. These parcels comprise nearly 1/3 of the proposed expansion area. The green parcels indicate proper- ties with structures. The light grey parcels are all vacant land. There are 268 parcels of land within proposed expansion area. 78 of these parcels or 29% show evi- dence of blighted conditions because they are unsafe or unsanitary as defined above. This means that nearly one third of proposed expansion area is affected and is likely negatively influencing the quality of life in the remaining 71%of the neighborhood. Many of these properties are concentrated south of 17th Street and areas with inadequate street layouts, mainly along NW 2nd Avenue and the northeast blocks of proposed expansion area. Many of these blighted parcels are vacant lands with no structures, sometimes referred to a "missing teeth". These missing teeth present little opportunity for redevelopment because they are often mid - block, in between two developed parcels, making them difficult to redevelop. There are 38 of these missing teeth in proposed expansion area. Unsanitary and Unsafe Properties 12 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY These images of unsanitary and unsafe conditions may be compared to the image below which depicts an example of a healthy and safe parcel. Key Map The following images depict each of the 83 parcels deemed unsafe and unsanitary. The numbers cor- respond to our internal cataloging system which provides a photograph and number for every parcel. 2. Vacant, blighted parcel 5. Vacant, blighted parcel 3. Poorly maintained building 13 Omni CRA Proposed Boundary Expansion FINDING OF NECESSITY Key Map 6. Garbage 9. Vacant parcel 7. Vacant, blighted parcel 10. Boarded building 14 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 11. Abandoned staging area 17. Dilapidated homes 16. Poorly maintained building, structural deficiencies 21. Poor fencing and building 15 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 22. Vacant, garbage 28a. Vandalized 23. Vacant parcel, garbage, sidewalk in disrepair 29. Vacant, garbage 16 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 31. Very narrow vacant lot 37. Boarded house 36. Vacant lot, broken curb, no sidewalk 39. Vacant, narrow, overgrown lot 17 Omni CRA Proposed Boundary Expansion FINDING OF NECESSITY Key Map 41. Poorly maintained, structural deficiencies 45-48. Vacant lot, abandoned, poor street condition 44. Poorly maintained 49. Very barren, inadequate sidewalks 18 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 52. Vacant, abandoned 54. Vacant 53. Vacant, abandoned 55. Poorly maintained house, structural issues 19 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 56. Vacant, fence in disrepair 59b. Poorly maintained building 59a. Partially boarded building 59c. Garbage 20 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 60. Vacant parcel, garbage 63. Garbage, vacant parcel, poor sidewalk 61. Vacant parcel, broken sidewalk 64. Poor sidewalk 21 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 66. Poorly maintained, boarded building 69. Vacant parcel, garbage 67. Poorly maintained building 76. Poorly painted, multi -colored building 22 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 81. Garbage, structure has no windows 83. Vacant, overgrown lot, garbage 82. Poorly maintained multi- family housing 1 86. Broken sidewalk 23 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 88. Vacant, boarded building (under repair) 97. Vacant parcel, garbage 96. Vacant parcel, garbage 24 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 100. Poor sidewalk conditions 102. Vacant, overgrown lot 101. Vacant, overgrown lot 104. Boarded building 25 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 111. Blighted building, pay phone indicates there are no interior phone lines 120. Poorly maintained fence, overgrown 113-114. Poorly maintained power station 140. Vacant lot, garbage 26 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 150. Vacant parcel, garbage 146. Poorly maintained building with no windows 152. Poorly maintained parking area 27 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 161. Poorly maintained, overgrown 170. Vacant lot ma '1111111111!I 164-165. Poor use of vacant land as make -shift park- ing lot 171. Overhead lines are un- sightly 28 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 177. Poorly maintained property 182. Vacant lot 180-181. Vacant lot used for parking area 186. Poor paint job 29 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 190. Poorly maintained parking area 223. Pink and orange paint with barbed wire 207. Very poorly maintained house with structural issues 228. Parking on vacant land 30 Omni CRA Proposed Boundary Expansion FINDING OF NECESSITY Key Map 232. Vacant lot, garbage 236. Overgrown surface parking lot 233. No streetscape or lighting, barren 241. Barbed wire 31 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY Key Map 243. Vacant lot, garbage 246. Sidewalk and driveway are falling apart 244. Vacant lot, garbage 32 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY DETERIORATION OF SITE Examples of poor sidewalks, curbs, and streets In addition to the deteriorated nature of the 78 parcels identified as unsafe and unsanitary, there are numerous instances of deteriorated infrastructure. The following illustrates a snapshot of: Deteriorated sidewalks Roadways Curbs The most prevalent aspects of this deterioration are the conditions of the sidewalks and curbs. Many of the sidewalks are broken and non -compliant with ADA codes. In addition, many of the curbs are incomplete with sections of missing concrete which contribute to problems of inadequate drainage. Both of these characteristics contribute to a perception of disinvestment and disinterest by the public sector, and signal a lack of public presence and surveillance. As a consequence of these conditions, other aspects of blight, as described in this report, tend to thrive and prevail. 33 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY RESIDENTIAL VACANCY RATES 41% of the total housing units in the proposed expansion area are vacant compared to the Mi- ami area's average of 3.43%. The blighted conditions described above are reflected in the analysis of vacancy rates in proposed expansion area compared to vacancy rates in the Miami area. According to the US census, residen- tial vacancy rates for Miami -Dade County are approximately 3.43% . In contrast, vacancy rates in proposed expansion area are much higher. 41% of the total housing units are vacant. The majority of these units, 66%, are vacant rental properties. Housing Vacancy and Population for Area A Area A Percentage Population 1093 N/A Total Units 803 Occupied 472 59% Vacant 331 41% For rent 21 7 66% For sale only 21 6% Rented or sold, not occupied 53 16% For seasonal, recreational, or occasional use 4 1 % For migrant workers 0 0% Other vacant 36 ► ► % * From 2000 US Census Data 34 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY DIVERSITY OF PARCEL OWNERSHIP In proposed expansion area, there are 25 blocks. Of these twenty-five blocks, seven are only one lot depth wide, and, therefore, difficult to redevelop. In addition, one of the seven blocks is the length of three blocks and has limited roadway access. Of the remaining eigh- teen blocks eleven have a very diverse parcel ownership. The image to the right shows these parcels in white. Adjacent par- cels of the same color show that the parcels are owned by a common entity. Diversity of parcel ownership is also considered a contributing factor to blight. For the purposes of this report, diversity of parcel ownership refers to adjacent and abutting parcels of varying ownership. It is understood that this diversity, especially on small parcels, makes redevelopment by land assembly very difficult. !Habitat for Humanity Dade County Big League M anagement Heim owitz Angelica Healthcare 19th St 18th St Ch 17th St 16th St Zimbelman L— 15th St 1st Ave Realty Hector Rodrigu Tarmac Florida Inc Diversity of Ownership Map 35 Omni CRA Proposed Boundary Expansion DRAFT FINDING OF NECESSITY SUMMARY This report has demonstrated that proposed expansion area exhibits characteristics of blight. The street layout is inadequate because of poor connectivity, the area is not served by Metrorail, 29% of the properties are unsanitary and unsafe, the public infrastructure is deteriorated in many places, the residential vacancy rate is extremely high compared to the Miami vacancy rate, and there is a great diversity of parcel ownership making it difficult to assemble and redevelop. Based on this analysis, it is recommended that the Omni CRA boundaries be expanded to include the proposed expansion area. 36