Loading...
HomeMy WebLinkAboutSubmittal-Meena Jagannath-Request for Intervenor Status and ExhibitsSubmitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 3000 BISCAYNE BLVD. SUITE 106 MIAMI, FL 33137 June 27, 2019 Mr. Todd B. Hannon, City Clerk City of Miami 3500 Pan American Drive Miami, FL 33133 Re: Intervenor Status Request for Magic City Innovation District Special Area Plan Proceedings Dear Mr. Hannon: Please see attached re -submitted request for intervenor status and attached exhibits on behalf of Family Action Network Movement (FANM) and individual FANM members pursuant to Sec. 7.1.4.3 of the Miami 21 Zoning Code in the quasi-judicial proceedings related to the Magic City Innovation District Special Area Plan rezoning and Comprehensive Plan (FLUM) Amendment applications. These items appear as PZ 10, 11 and 12 on the Miami City Commission Planning and Zoning agenda for June 27. 2019. Thank you and please do not hesitate to contact me with any questions. Sincerely, eena . agannath enc cc: Mayor Francis Suarez Chairman Ken Russell, District 2 Commissioner Wifredo Gort, District 1 Commissioner Joe Carollo, District 3 Commissioner Manolo Reyes, District 4 Commissioner Keon Hardemon. District 5 Victoria Mendez, City Attorney Francisco Garcia, Planning Director Olga Zamora, Chief of Hearing Boards COMMUNITYJUSTICEPROJEC T CONI `MT.111 4011 Sv\m\-‘0,\- MefFlo. o,vnu n ot \\(3\\0,44 111111.1111111111111111 Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk INTERVENOR STATUS REQUEST FOR MAGIC CITY INNOVATION DISTRICT SPECIAL AREA PLAN AND COMPANION COMPREHENSIVE PLAN AMENDMENT APPLICATIONS CITY OF MIAMI COMMISSION — JUNE 27, 2019 INTRODUCTION In anticipation of the Second Reading on the Magic City Innovation District Special Area Plan and Comprehensive Plan Amendment ("MCID SAP") application on June 27, 2019 before the Miami City Commission, Family Action Network Movement, Inc. ("FANM"), on behalf of itself and its members, is requesting intervenor status in the proceedings. Due to the significant procedural flaws that plagued the Commission's vote on an intervenor status request that was not at issue at the March 28, 2019 hearing, FANM et al are re -submitting the intervenor status request with amendments and supplements. Parties that are aggrieved by, or will be aggrieved_ by, . an amendatory zoning ordinance or comprehensive plan amendment havethe ability to gain standing under the Miami 21 zoning code, common law on standing in zoning. matters, and Florida Statutes Sec. 163.3215 related to comprehensive plan amendments. As detailed herein, FANM, as well as certain individual FANM members residing in close proximity to the SAP area, have specific, legally recognizable interests beyond those of the general public that stand to be impacted by the City's approval of the MCID SAP application..FANM should be granted associational standing on behalf of these individual members, Warren Perry, and Jessica Saint -Fleur, all of whom are entitled to standing as individuals as set forth below, as well as organizational standing due to the special injury it has suffered as a result of having to expend significant resources to respond to members' needs and advocate around the MCID SAP application. PROCEDURAL HISTORY 1. For the September 27, 2018 First Reading on the Magic City Innovation District, Special Area Plan arid Comprehensive Plan Amendment ("MCID SAP") application, FANM and other entities submitted a letter on September 24, 2019 requesting intervenor status. FANM was also amonga group of entities that submitted a Statement of Objections to the MCID SAP application on September 26, 2019. As the Commission continued the items associated with the MCID SAP application to a November 15, 2018 hearing date, the Commission did not hear the request. 2. In advance of the November 15, 2018, FANM and other entities submitted an Amended Intervenor Status request and an Amended Statement of Objections. At the November 15, 2018 hearing, undersigned counsel did not ask that the Commission consider the request and the Commission decided to further defer the item to the February 28, 2019 City Commission Planning and Zoning hearing in order to give time to engage in further negotiations to improve the application. 1 Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk 3. On February 28, 2019, undersigned counsel presented a Second Amended Intervenor Status Request on behalf of FANM and its members together with a Second Amended Statement of Objections. While initial arguments were presented, the Chairman -of the Commission asked that the request ' be supplemented with additionalsupporting documents and evidence. The meeting .ended without any motion made on FANM's Second Amended Intervenor Status Request, or any action taken on the MCID SAP agenda :items due to the fact that the MCID SAP Applicant presented new documents - including a markedly different Regulating Plan and a significantly altered Development Agreement,' particularly on the subject of benefits - on the same day of the hearing, in contravention of Miami Code Sec. 2-S3(f). 4. Out of a desire to bring the items back before the Commission within two weeks, sooner than the prescribed 30 day period for the agenda items to come up again, the Commissioner for District 5, where the subject property sits, asked that the MCID items be placed on the March 14, 2019 City Commission Planning and Zoning agenda as substitute items with the newly presented documents included for consideration. 5. Given the confusion with which the February 28th hearing ended, three substitute agenda items associated with the MCID application were placed on the March 14th agenda. On March 7, 2019, FANM submitted a Third Amended Intervenor Status Request on behalf of itself and its members in anticipation of the March 14, 2019 hearing, with additional documentary evidence as requested by the Commission at the hearing on February 28, 2019, even though there was no pending -motion on the matter from that hearing. 6. At the March 14, 2019 hearing, in recognition of the procedural flaws in voting on substitute MCID items on the agenda that did not pass through the prerequisite steps of the SAP approval process, the District 5 Commissioner moved to, defer the substitute MCID items to the March 28, 2019 City Commission Planning and Zoning agenda. No substantive matters related to the agenda items, including FANM and its members' March 7, 2019 intervenor request, were considered at that hearing. 7. Counsel for FANM and its members had a long -planned work trip out of the country scheduled for March 24, 2019 through April 7, 2019, and could not be present for the March 28, 2019 hearing. 8. On March 21, 2019, FANM et al informed the City Attorney's office of their counsel's absence on the date of the March 28, 2019 hearing, and reserved the right to have their "Intervenor Status Request" considered at the next hearing on the application, if any. See e-n ai I from Meena J agannath to M i an i City Attorney, Victoria' Mendez attached hereto as Exhibit A. 9. FANM. et al did not: make an intervenor; request in advance of the March 28, 2019 hearing for this.,reason, and. therefore there 'Was no request at issue for the Commission to consider during the.March 28, 2019 meeting: 2 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 10. On March 26, 2019, two days before the hearing, the Applicant submitted a letter in opposition to FANM et al's March 7, 2019 request, even though it was not resubmitted for consideration for the items on the March 28, 2019 hearing. As FANM et al could not present the amended request at the March 28 hearing in the absence of their counsel, they did not serve any renewed request upon the Applicant before that hearing. they did, however, submit a Third Amended Statement of Objections to ensure that its objections were preserved for the record. A copy is attached hereto as Exhibit B (internal exhibits omitted). 11. At the March 28, 2019 hearing, FANM et al reiterated that they were not presenting any request for intervenor status due to the absence of its counsel. The City Attorney confirmed that there was no pending motion for intervenor status at that time for the Commission to take action on. However, the Commission erroneously moved forward in voting to deny an intervenor request that was not yet at issue and without undersigned counsel being present, violating FANM and its members' due process rights. The Commission voted to approve the original MCID items while withdrawing the three substitute agenda items to which FANM's amended intervenor request referred. 12. This muddled procedural history . necessitates a proper hearing on FANM and its members' intervenor status request as supplemented and laid out below, the denial of which would amount to a violation of the Requestors' due process rights. Though the Applicant's March 26, 2019 opposition letter ("Opp Memo") addresses a request that was never at issue before the Commission, FANM et al will nevertheless take up some of their arguments below. STATEMENT OF FACTS F acts related to I ntervener Status Requester FANM 13. Family Action Network Movement (formerly Farm Ayisyen Nan Miyami, or FANM) is a social services nonprofit with its office located In Little Haiti . on 100 NE 84th Street, Miami, FL 33138. FANM is dedicated to educating, advocating and providing for the needs of low to moderate -income families and children in South Florida, and in particular in Little Haiti, since 1991. 14. To maintain proximity to its member base and the community it serves, FANM's office has always been located in the Little Haiti neighborhood, including at the following addresses immediately preceding the 'current location: 7900 NE 2nd, Miami, FL 33138 from 2003 to 2005; 8325 NE 2nd Ave, Miami, FL 33138 from 2005 to 2009; 181 NE 82nd St, Miami, FL 33138 from 2009 to 2014; 7900 NE 2nd Ave, Miami, FL 33138 from 2003 to 2005; 181 NE 82nd Street, Miami, FL 33138 from 2009 to 2014; and 100 NE 84th St, Miami, FL 33138 from 2017 to Present. 15. A significant part of the mission of FANM has been preserving and improving the existing Little Haiti community for its residents, small businesses and workers,, particularly those of Haitian descent. See Fanrn Ayisyen Nan Miami, Inc. (FANM) 3 Submitted into the public record for item(s) PZ.10,11, 12. on 06/27/2019 , City Clerk Mission attached hereto as Exhibit C, ("FANM is located in the heart of Little Haiti... FANM's mission is, 'to empower Haitian women and their families socially, economically, and politically, and to facilitate their adjustment to South Florida and the United States.'"). 16. Its activities to accomplish these goal's include a full range of social services, community education, community mobilization and advocacy. 17. For the past several years, the organization has seen the Little Haiti community and its clients adversely affected and threatened by erasure from unbridled development. 18. Most recently, the organization has seen the community impacted by the threats posed by the proposed MCID SAP, including increased anxiety about how the project may hasten the disappearance of the neighborhood given the noticeable changes in both commercial and residential tenants across Little Haiti. As a result, FANM's .mission has been directly affected by these foreseen impacts on the neighborhood and residents it has worked so hard to uplift. 19. The proposed development is grossly out of scale, character and density of the surrounding neighborhood and is inconsistent with the Miami Comprehensive Neighborhood plan. See Architect Expert Witness Statement attached hereto as Exhibit D. 20. The potential impacts stemming from approval of the MCID SAP are of grave concern to FANM's members, its client base, its ability to fulfill its mission, and indeed, its own ability to remain in Little Haiti. 21. Currently, FANM has 30 members residing in the zip codes associated with the Little Haiti neighborhood, namely 331.37,. 33138, 33.127 and 33150. In addition, approximately 200 beneficiaries of FANM's services reside in these same zip codes, including children participating ,in FANM's youth programs. See Declaration of Marleine Bastien, attached hereto as Exhibit E. 22. The MCID SAP's anticipated impact on; residentiialand commercial real estate costs in Little Haiti and the consequent displacement of individuals unable to afford the rising costs will underminethe community that FANM is dedicated to serving. Indeed, those impacts are evident as the yet -to -be approved MCID SAP is already being included in advertisements for real estate listings as far north as Miami Shores. See Selected Property Listings and Map, attached hereto as Exhibit F. 23. With its members and beneficiaries residing or doing business in Little Haiti facing displacement due to rent increases, business closures and other hardships brought on by the economic pressures exerted by existing and prospective large scale developments including the MCID SAP, FANM has had to expend scarce organizational resources in • serving members' mounting needs while aiso engaging at the systemic levelin the 4 Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk time-consuming and complex land use and zoning processes associated with SAPs and other developments. For example, tenant members within the neighborhood were served with eviction notices from their substandard building and were unable to find housing in Little Haiti, forcing them to move to North Miami and North Miami Beach. See Nadege Green, Cheap Apartrnerrts Are Disappearing from Little Haiti, WLRN, July 25, 2018, available at http://www.wlrn.or/post/cheap-apartments-are-disappearing-little-haiti (last visited June 19, -2019). FANM had to pivot its attention to attend to these members' acute housing needs. 24. The MCID SAP has already impacted FANM's' financing and resources. In 2018, FANM was forced to dedicate approximately 13% of the time of its Executive Director, 30% of the time of one its Community Organizers, and 33% of the time of its Communications Director to accomplish tasks related to responding to the MCID SAP (a $39,740 total valuation of staff time). Other staff members have also expended time that could have otherwise been used for activities advancing FANM's mission and supporting the Little Haiti community. 25 Since learning of the . MCID SAP proposal plans in 2017, FANM began hosting community meetings and canvassing the Little . Haiti neighborhood to assess the needs and priorities of members and local residents in connection with this project. Over the course of the last ten months alone, FANM has hosted at least 20 meetings with time devoted to educating community members about the MCID SAP Application process generally, and of the accompanying potential adverse impacts of the development. See, e.g., Sample Meeting Flyers and Meeting Agendas attached hereto as Exhibit G. 26. FANM has written at least two opinion editorials, spent time researching MCID SAP and spoke with the media on numerous occasions about their and their members' concerns in order to educate a broader audience of the potential adverse impacts of the MCID SAP Application. See Miami Herald Op-Eds attached hereto as Exhibit H. 27. As a result of the activities FANM had to carry out to address the additional stress factors the MCID SAP was causing its members and beneficiaries living and working around the MCID SAP area, FANM has seen at least a 25% capacity reduction of the above referenced staff to attend to the other needs of its community. This includes their work advocating for renewal of Temporary Protected Status for Haitians and other TPS recipients living in the United States. Facts Related to I ndividual I ntervenor Status Reque_stors/FANM Members 28. Mr. Warren Perry has been a member of FANM for about a year. Mr. Perry resides at 207 N.E. 62nd Street, #17, Miami, FL, 33138, a building directly across the street from, and thus abutting, the MCID SAP area. Mr. Warren only recently learned about the MCID SAP project, after being canvassed by FANM earlier this year. Given the proximity of Mr. Perry's residence to the area, he stands to be deeply impacted by increased traffic, 5 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk pollution and noise from the project, particularly -as construction continues over a projected development period of at least 15 years. Mr. Perry is concerned that the MCID SAP, if approved, will cause the displacement of current renters and homeowners alike. He is also concerned about the change in the character of his neighborhoodin an undesirable way"•because the project proposes buildings as tall as 25 stories in a neighborhood with mostly one or two story buildings, and because the small businesses he frequents may not be able to remain where they currently are. See Declaration of Warren Perry attached hereto as Exhibit I. 29. Ms. Jessica Saint -Fleur has been a member .of FANM for approximately seven months. Ms. Saint -Fleur, a life-long Little Haiti resident, lives at 155 N.W. 64th Street; Miami, FL, 33150. Ms. Saint -Fleur believes that the . MCIDD SAP will cause rents in her neighborhood to rise, leading to displacement of renters like her and her family. She is concerned about her, own future ability to continue to live in Little Haiti and enjoy the benefits that new development may bring to the neighborhood. Ms. Saint -Fleur is also concerned that,the increasedconstructio'caused by the MCID SAP development over at least 15 years, and the influx of people visiting, working or living in the MCID development will further impact her through increased traffic near her home. The potential for cultural erasure is also a fear of Ms. Saint -Fleur. See Declaration of Jessica Saint -Fleur attached hereto as Exhibit J; LEGAL STANDARD There arethree primary sources ofauthority that confer standing on parties aggrieved by zoning decisions or land use changes: the Miami 2.1 zoning code, common law, relating to standing in zoning matters, and Florida Statutes. Sec. 163.3215 related to comprehensive plan amendments. Each standard is laid out below, as to an individual intervenor and an organizational intervenor claiming standing both on behalf of its members and on behalf of its own interests. (a) Standing under Miami. 21 Zoning Code 30. According to Sec 7.1.4.3(d). of the Miami 21 zoning code, "Intervenor shall mean a person whose interests in the proceeding are adversely affectedin a manner greater than those of the general public." 31. Intervenor status is equivalent to conferring standing as a party in the proceeding, distinct from "participants" who are members of the general public. Sec. 7.1.4.3(f), Miami 21. (b) I ndividual Standing under Common Law 32. Any affected resident, citizen or property owner of a governmental unit can have standing to challenge a zoning ordinance. Tcwn of Bay Harbor Islands v Driggs, 522 So. 2d 912, 916 (Fla. 3d DCA 1988). 6 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 33. In Renard v. Mianri-Dade County, the Florida Supreme Court established the prevailing tests for standing in zoning -related challenges. Renard v. Dade County, 261 So. 2d 832 (Fla. 1972). The Court specifically retreated from the "special damage" rule in Boucher v. Novotry, 102 So. 2d 132 (Fla. 1958), declining to extend to all zoning matters a blanket requirement to show special damages for standing. The Renard Court noted, "[t]he Boucher [special damage] rule was not intended to be applied to zoning matters other than, suits by individuals for zoning violations." Renard at 835. The Court instead delineated three scenarios for zoning -related challenges and set forth the proper standards for standing in each scenario. Id. at -837:838. (1) Plaintiffs seeking to "enforce a valid zoning ordinance" must satisfy the 'Boucher special damages test to establish standing. (2) 'Plaintiffs seeking to "attack a validly enacted zoning ordinance as being an unreasonable exercise of legislative power" must be "persons having legally recognizable interest, which . is adversely affected by the proposed zoning action." (3) Plaintiffs attacking a zoning ordinance as void, as where required notice failed, can be "any affected resident, citizen or property owner of the governmental unit in question." I d. 34. In the present case, FANM and; its members are seeking to intervene in proceedings related to an amendatory zoning ordinance that, if passed, would amount to an unreasonable exercise of legislative power. Thus the second scenario contemplated by the Renard court is applicable here, and special damages are not required to be shown to be granted standing. Instead, as stated above, one need only meet the Renard Court's definition of "aggrieved or adversely affected person having standing to sue [as] a person who has a legally recognizable interest which is or will be affected by the action of the zoning authority in question." 261 So. 2d at 837. 35. The Court then provided a non -exhaustive list of factors that may be considered in determining the sufficiency of the party's interest for the purpose of conferring standing, including: the proximity of his property to the property to be zoned or rezoned; the character of the neighborhood, including the existence of common restrictive covenants and set -back requirements; and the type of change proposed. Id 36. Courts have found that other factors may also help establish a plaintiff's sufficiency of interest, including "decreased traffic safety and water pressure, and increased population in the neighborhood school." Carlos Estates,Inc 'v Dade Cty, 426 So. 2d 1167, 1169 (Fla. 3d DCA 1983), 37. Similarly, standing may be granted if one presents a genuine issue of material fact that they would be "affected by noise, traffic impact, land value diminution, or in any other respect by the subject zoning ordinance." iSee, e.g., Pichette v. City of North Miami, 643 So. 2d 1165, 1166 (Fla. 3d DCA 1994). 38. The fact that a person is among those entitled to receive notice under the zoning ordinance is one factor to be considered on the question of standing to challenge the proposed zoning action, but it is not dispositive. Renard at 837: Although Applicant's Opp Memo points to Miarni Dade Countyv City of Miami, No. 18-000032-AP-01 (Fla. 7 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Cir. Ct., Dec.3 2018), to argue that a resident must live within-500 feet of the property, what the City of Miami "opined" in that case overlooked a clear statement by the Renard Court that "notice requirements are not controlling on the question of who has standing. Persons having sufficient interest to challenge a zoning ordinance may, or rray not, be entitled to receive notice of the proposed action under the zoning ordinances of the community." 261 So.2d at 837 (emphasis added). The Renard Court contemplated the absurd circumstance in which the notice requirement for a single residential lot would be the same for a 17.75 acre development and thus provided additional factors that courts could weigh to determine standing as stated in ¶ 36 supra. Indeed, it merits raising here whether City of Miami residents' due process rights are being violated by the present Miami City Code's blanket notice requirement that fails to prescribe a notice zone that corresponds to the size of the development being proposed. (c) Common Law Standing for an Organization 39. Common law allows an organization to claim standing on behalf of its members' interests and on behalf of its own interests: See Florida Home Builders Ass'n v. Dep't of Labor & Errployrnent`Sec., 412 So. 2d 3.51, 353 (Fla. 1982) (association has standing to bring suit on behalf of its members when three conditions are met, citing Hunt v. Washington State Apple Advert. Corrrrin, 432 U.S. 333, 343 (1977)); see also Chabau v Dade Cty., 385 So. 2d 129, 130 (Fla. 3d DCA 1980) (representational organization has standing to bring suit if it has suffered special injury). (i) Associational Standing on Behalf of Members' Interests 40. It is well -established authority from, the U.S. Supreme :Court that organizations may establish standing on behalf of their members. In order to,have associational standing, an organization must show 'that: "(a) its members would otherwise have standing to sue in their own right;,(b). the interests it seeks to protect are germane to the organization's purpose; and (c) neither the claim asserted nor the relief requested requires the participation of individual members, in the lawsuit." Hunt y Washington State Apple Advert. Corwin, 432 U.S. at 343. 41. The Florida Supreme Court explicitly chose not to reject federal case law on standing. See Florida Home Builders Assn, 412 So 2d at 353 ("in Hunts Washington State Apple Advertising Corrrrission, the United States Supreme Court expressly set forth the requirements of associational standing[.]"). Thus, guidance from federal courts on the Hunt associational standing test is also applicable here. 42. All members' interests need not be at risk for an organization to establish associational standing. See Arci a v. F la. Sec'y of State, 772 F.3d 1335, 1342 (11th Cir. 2014) ("In order to sue on behalf of its members, organizational plaintiffs need not establish that all of their members are in danger of suffering an injury. Rather, the rule in this Circuit is that organizational plaintiffs need only establish that "at least one member faces a realistic danger" of suffering an injury."); see also Alumni Cruises, LLC v Carnival Corp:, 987 F. 8 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Supp. 2d 1290, 1300 (S.D. Fla. 2013) (citing Hunt, "To qualify for [associational] standing, an organization must establish that (1) at least one -of its members would have standing to bring an individual claim regarding the challenged practice..."). (ii) Legal standard for organization to claim standing on behalf of its 'own interests 43. Notwithstanding the above, 'under Florida case law, for an organization to have standing, in .addition to its members' legally recognizable interests, it must have its own definite interests that will be affected by a zoning ordinance. See Chabau v. Dade Cty., 385 So. 2d 129, 130 (Fla. 3d DCA 1980); Fla. R. Civ. P. 1.210. 44. An organization must show that it will either suffer a special injury, or that it has a special, interest in the outcome of an action. In -short, the organization must show that her injury would be "different in degree and kind from that suffered by the community at large." See U.S. Steel Corp. v Save Sand Key, I tic., 303 So. 2d 9, 12 (Fla. 1974). 45. The U.S. Supreme Court has found that an action that causes or threatens to cause an organization to allocate scarce resources away from their other activities to respond creates a judicially cognizable injury. See Havens Realty Corp. v. Coleman, 455 U.S. 363, 379 (1982) ("Such concrete and demonstrable injury to the organization's activities —with the consequent drain on the organization's resources —constitutes far more than simply a setback to the organization's abstract social interests.") (d) Statutory Standing.under Sec 163.3215 F Ia. Stat 46. Sec. 163.3125 Fla. Stat. gives standing to aggrieved or adversely affected parties to challengethe consistency of a development order with a comprehensive plan. Sec. 163.3215(2) defines an "aggrieved or adversely affected party" as: any -person or local government that will suffer an adverse effect to an interest protected or furthered by the local government comprehensive plan, includinginterests related to health and safety, police and fire protection service systems, densities or intensities of development, transportation facilities, health care facilities, equipment or services, and environmental or natural resources. 47. The adversely impacted interest of the party may be shared with the community in general, but must exceed' in degree that of the general public. Id. ("[t]he alleged adverse interest may be shared in common with other members of the community at large but must exceed in degree the general interest in.cominunity good shared by all persons.") 9 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 48. As one court noted, "It has repeatedly been acknowledged that the standing_provisions of section 163.3215 were adopted to liberalize the standing requirements that would otherwise be applicable." City of .Ft. Myers v Split, 988 So. 2d 28, 32 (Fla. 2d DCA, 2008).] 49. Individual standing under Sec. 163.3125 requires that the interests be: (1) "protected or furthered by" the comprehensive plan; if so, it must be established (2) whether those interests are greater thah the general interest in community well being; and (3) whether the interests are or will be adversely affected by the challenged zoning decision. See Florida Rock Prop. v Keyser, 709 So. 2d 175, 177 (Fla. 5th DCA 1998). 50. Organizations that have a primary purpose that includes protecting the interests at stake in a comprehensive plan violation may also claim standing under the statute, because such organizations are well-disposed to supplement the record with information intended to protect a specific interest that is at stake. See Save Horr sassa River All., Inc. v. Citrus County, Fla., 2 So. 3d,329, 337-38 (Fla. '5th DCA 2008). 51. As such, an organization has standing .to represent their members' ' interests under Sec. 163.3125 "when: (a) its members would otherwise have standing to sue in their own - right; (b) the interests it seeks to protect are germane to the organization's purpose; and (c) neither the claim asserted nor the relief requested - requires the participation of individual members in the lawsuit" O` Connell v Fla. Dept of Corrrrunity Affairs, 874 So. 2d 673, 676 n. 3 (Fla. 4th DCA 2004) (citing Fla, Home Builders AssTn v Dep't of Labor & Employment Sec.,.412 So. 2d 351., 352). ARGUMENT (a) Individual 'FANFil Members Have Standing to Claim Intervenor Status Under Miami 21, Common Law and Statutory Standards (i) Individual FANM Members have Legally Recognizable Interests under Common Law 52. Individual FANM members, with legally recognizable interests that stand to be impacted by the proposed MCID SAP zoning and land use changes, may claimstanding under the legal standard for intervenors laid" out in the Miami 21 zoning code and jurisprudence defining who has standing to sue in a rezoning matter. Based on the above Renard standard as well as the more liberalized standard under 163.3215. Fla. Stat., FANM's individual members have standing. Warren Perry -Individual I ntervenor Status Requestor/FANM Menter 53. Here, Mr. Perry, who resides at 207 N.E. 62nd Street, #17, Miami, FL, 33138 in a building directly abutting the MCID SAP area, based on the facts alleged in paragraph 28 supra, has legally recognizable interests for the purpose of conferring standing, such as changes in the character of neighborhood, pollution, traffic and displacement. See 10 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Renard v. Dade County, 261 So. 2d at 837 (finding the proximity of one's property to area being rezoned, and entitlement to receive notice as factors for conferring standing). Mr. Perry's residence falls within the notice zone as detailed in a map provided in the Applicant's materials. See MCID SAP.550' Map, attached hereto as Exhibit K. 54. Specifically, of primary concern of 'Mr. Perry is the displacement of current renters and homeowners, given that the Applicant's own materials indicate that they plan to bring in new residents with higher incomes than those who currently reside in the neighborhood. See MCID Economic Impact Analysis, at 5; attached hereto -as Exhibit L ("it is estimated that the Magic City Innovation District will primarily serve families with average household income generally between $55,000 and $75,000. Therefore, with a total of approximately 2,630 households in the building (at 95 percent stabilized occupancy), total personal income for the building is estimated to be nearly $187 million."). 55. Mr. Perry himself stands to be impacted by displacement, as it is well -documented that property values and rents rise with new . development. See Earth Economics Technical Summary, Potential Environmental and Social Costs of the Magic City Innovation District, attached hereto as Exhibit M, at 12 (explaining that new housing developments of the scale of MCID SAP often exacerbate declining affordability in neighborhoods, and that when property values rise and higher -income households move into a neighborhood, existing tenants with lower incomes are often forced to move). 56. Increased tailpipe emissions due to traffic congestion and reduced air circulation from the tall buildings will bring air pollution to the area surrounding the MCID SAP. See Earth Economics Technical Summary, Exhibit M, at 7-11. In addition, the proximity of Mr. Perry's residence to the MCID SAP area makes him likely to experience noise impacts from the concerts, expositions and other special event uses of the property contemplated in the MCID SAP application. 57. Mr. Perry will also be disproportionately impacted by traffic near his home due to the influx of more cars coming in and out of the property for residential, commercial, office, retail and recreational. uses. While Mr. Perry himself relies on public transportation, like the bus, he believes walkability in his neighborhood will also worsen, as traffic will increase on N.E. 2nd Avenue. See Pichette, 643 So. 2d at 1166 (traffic impact as a factor for standing); see also Carlos Estates, 426 So. 2d at 1169 (traffic safety among interests at stake). Aerial maps showing traffic impacts based on the Applicant's Kimley Horn Traffic Impact Analysis show that there will be a net increase in traffic volumes close to Mr. Perry's residence. See Existing PM Peak Hour Traffic Volumes and 2025 Future Total PM Peak Hour Traffic Volutnes, attached hereto as Exhibit N. 58. Mr. Perry will be impacted by the 'change in character of his neighborhood in an undesirable way, especially since the development proposes to build buildings as high as 25 . stories that are out of scale with the rest of the neighborhood, which is comprised , mostly of buildings no higher than one or two stories. See Renard v. Dade County, 261 11 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 0 ,So. 2d 832 (character of neighborhood and type of change proposed as factors for standing). See also Architect's Expert Report Exhibit D, at 3. 59. Given how close Mr. Perry lives to the e proposed MCID SAP development, there may be other impacts he has not foreseen. But based on the above, he clearly has definite interests at stake in this proceeding. 1 essica Sai nt-F Ieur-I ndivi dual Intervenor Status RequestorIFANM Member 60. Ms. Saint -Fleur is a life-long Little 'Haiti resident with legally recognizable interests at stake, including her own ability to continue to afford to live in Little Haiti, changes to the character of theneighborhood and traffic impacts: She is particularly concerned, that the MCID SAP will cause rents in her neighborhood to rise, leading to displacement of renters like her and her family. See Earth Economics Technical Summary, Potential Environmental and Social Costs of the Magic City Innovation District, as attached hereto asi. Exhibit M (explaining that new housing developments of the scale of MCID SAP often exacerbate declining affordability in neighborhoods, and that when property values rise: and higher -income households move into a neighborhood, existing tenants with lower incomes are often forced to move); See MCID Economic Impact Analysis at Exhibit L (indicating that the target income of MCID SAP residents will be 55;000-75,000, even though the calculation is based on 95% occupancy of households with a $75,000 income); see also Exhibit F. 61. Ms. Saint -Fleur stands to be impacted by increased traffic near her home, which constitutes a legally recognizable interest. See Pichette v. City of North Miami, 643 So. 2d 1165, 1166. (traffic impact as a factor for standing); See Existing PM Peak Hour Traffic Volumes and 2025 Future Total PM Peak Hour Traffic Volumes, attached (showing an increase of traffic volumes at the .intersection of NW 62nd St and NW 1st Ct) attached hereto as Exhibit N. 62. Ms. Saint -Fleur is just beyond the notice .zone from the MCID SAP area as it has been drawn using a 550 foot radius' by the Applicant's consultants, RDR Miami (the accuracy of which we have not yet verified),. but this is merely one factor to consider when weighing Ms, Saint-Fleur'srequest Under Renard The . fact that a person . is among those .entitled to receive notice under the zoning ordinance is :a factor to be considered on 'the giiestion of standing to challenge the proposed zoning'action. However; since the notice requirements of the many zoning laws throughout the State vary greatly, notice requirements are not controlling on the question of who has. standing. 261 So. 2d 832, 837. 63 Additionally, as the Selected'Property 'Listings and Map in Exhibit F show, real estate agents are already marketing properties.'well outside the notice zone for their proximity to what they characterize as the "upcoming Magic City project." The number of properties ' Under Sec. 7.1.2.8 (c)(1)(d) of Miami 21, the prescribed notice zone requirement is for properties within 500 feet of the subject. property. 12 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk with references to Magic City is illustrative of - the speculation that this kind of development spurs in neighborhoods like Little Haiti:+ 64. If the notice zone factor is taken together with other. Renard factors that courts can use in evaluating` impact for the purpose of gaining standing --character of the neighborhood, type of zoning change; as well as noise and traffic impact, see, e.g., Pichette at 1166; --it is clear that all individuals requesting intervenor status have such standing. This is especially true in this case where the type of change requested is of such a large scale that it begs the question about whether a broader notice zone should be required for projects the size of a special area plan, and in MCID's case, a project 17.75 acres large. (ii) Individual FANM Members Have Statutory Standing Under Sec. 163.3215, Florida Statutes. 65. FANM's individual members may also claim standing under Florida statute Sec. 163.3215 to protect their interests at stake if an inconsistent comprehensive plan change is made. The statute was intended to allow for more liberal standing requirements. See, e.g., City of Ft. Myers v. Spl itt, 988 So. 2d 28, 32 (Fla. 2d DCA, 2008). 66. Individual standing under Sec. 163.3125 requires that the interests be: (1) "protected or furthered by" the comprehensive plan; if so, it must be established (2) whether those interests are greater than the general interest in community well being; and (3) whether the interests are or will be adversely affected by the challenged zoning decision. See Florida Rock Prop. v. Keyser, 709 So. 2d 175, 177 (Fla. 5th DCA 1998). 67. First, and for example, all individual FANM ,members have articulated legally recognizable interestsspecific to themselves that are at stake, including exposure to increased traffic, pollution and reduced air quality due to the buildings being out of scale and character with the rest of the neighborhood, as well as depletion of affordable housing options in the neighborhood, and displacement of neighbors and businesses due to the failure of the Applicant to ;bring the project . into consistency with the housing -related goals and objectives of the Miami Comprehensive Neighborhood Plan.. See ¶¶ 28-30, supra; see Florida Rock Prop. v Keyser, 709 So, 2d 175, 177 (Fla. 5th DCA 1998) (requiring interest to be "protected or furthered by" the comprehensive plan); see also FANM's Third Amended. Statement of Objections, Exhibit B (internal exhibits omitted). All objections and evidence from the full statement applicable to the present amended application are incorporated herein by reference. Second, their interests in having their neighborhood character maintained and access to affordable housing in or near the MCID SAP, where they currently live just blocks aways, are specific to the all individuals and the characteristics of this proposed development. Thus, the individual requestors can point to interests at stake "greater than the general interest in community well being." Florida Rock Prop. v. Keyser, 709 So. 2d at 177. Third, the character of the neighborhood will be altered dramatically given the scale of the proposed development 13 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk and thus Individual Requestors "will be adversely affected by the challenged zoning decision." Id., see also Architect's Expert Report, Exhibit D. 68. Here, for example, the removal of any reference to on -site affordable or workforce housing and enumerated benefits exacerbate an identified inconsistency with at; least one Goal (Goal HO-1) under the MCNP.'In.addition, the proposed development of up to 25 story buildings is clearly out of scale<and character with a neighborhood primarily made up of buildings mostly one to two stories high. See Architect's Expert Report, Exhibit D. 69. Additionally, based on the above facts as well as the . inconsistencies with the Miami Comprehensive Neighborhood Plan that the proposed project has failed to cure, Mr. Perry, and Ms. Saint -Fleur certainly meet the requirements for standing under Sec. 163.3215(2) Fla. Stat. 70. Thus, as Mr. Perry and Ms. Saint -Fleur, FANM members, meet both the Renard v. MiarrirDade County standing standard and the requirements under Sec. 163.3125 Fla. Stat., they should each be conferred standing asan intervenor in the MCID SAP application proceeding. (b) FANM has standing as intervenor both on behalf of its members and on its own behalf, based on its legally recognizable interests impacted by the MCI D SAP Application (i) FANM has Associational Standing on Behalf of Its Members 71. FANM may establish standing on behalf of its members because: "(a) its members would otherwise have standing to sue in their own right; (b) the interests it seeks to protect are germane to the organization's purpose; and (c) neither the claim asserted nor the relief requested requires the participation of individual members in the lawsuit." Hunt v. Washington State Apple Advert. Corrnin, 432 U.S. 333, 343 (1977); see Florida Horre Builders Assn v: Dep't of Labor & Errployrnent Sec., 412 So. 2d 351, 353 (Fla. 1982). 72. Based on the above -detailed legal standard, FANM need only show that one of its members' interests will be adversely impacted by a rezoningin a manner greater than the general public. 73. Mr. Perry and Ms. Saint -Fleur, as laid, out above, have demonstrated that they meet the intervenor .standard under the criteria laid out under the Renard test. 74. As FANM need only show that one of its members' interests are at stake and it has done so as argued above, FANM should be granted associational standing. See Arcia v. Fla. Sec'y of State, 772 F.3d 1335, 1342 (l lth Cir. 2014); see also Alurmi Cruises, LLC v Carnival Corp., 987 F. Supp. 2d 1290, 1300. (S.D. Fla. 2013). 14 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk (ii) FANM should be granted intervenor status • as an organization with a special injury and special interest in the outcome of this rezoning 75. FANM should be granted intervenor status as an organization based on its own interests that have been adversely impacted since the submission of the MCID SAP, application. See Chabau v. Dade'Cty., 385 So. 2d 129, 130 (Fla. Dist. Ct. App. 1980); Fla. R. Civ. P. 1.210. 76. To show special injury or special interest at stake, an organization need only show that her injury would be "different in degree and kind from that suffered by the community at large." See U.S. Steel Corp. v. Save Sand Key; Inc., 303 So. 2d 9, 12 (Fla. 1974). 77. The use of scarce resources that would otherwise go towards serving other needs of its members is a judicially cognizable injury sufficient for organization's to claim standing. Havens Realty Corp. v. Colerran, 455 U.S. 363, 379 (1982) 78. FANM has a special interest in.the outcome of the MCID SAP rezoning process based on the quantity of resources it has had to.expend both to attend to members' needs that have arisen as a result of development pressures in the Little Haiti neighborhood and to educate the community as to the potential impacts of a development of this size. 79. The attached exhibits are examples that show that FANM has had to use significant resources holding rneetings, canvassing, mobilizing community members for public hearings and conducting other activities in response to concerns regarding the size and scale of the MCID SAP application and the impact it will have on the- Little Haiti neighborhood' as a whole, See Meeting Flyers and Meeting Agendas attached hereto as Exhibit G. 80. This community education and advocacy have been necessary in order to fulfill FANM's organizational purpose. In that vein FANM staff has: ® Over the course of the last one year, hosted at least 20 meetings to educate community members about the Magic City Innovation District SAP Application process generally, and of the accompanying adverse. impact of the development. See Meeting Flyers and Meeting. Agendas attached hereto as Exhibit G. Written 2 opinion pieces in the Miani Herald to educate a broader audience of the community of adverse impac t of the Magic City Innovation District SAP Application. • Expanded significant staff time, as outlined previously, in community education and advocacy regarding the adverse impact of the Magic City Innovation District SAP Application. 81. FANM will have to continue expending scarce organizational resources on time-consuming and complex land use and zoning processes associated with MCID SAP, 15 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk c and subsequent campaigns to prevent erasure of the Haitian community due to this development, when they could otherwise be serving members' mounting needs. This expense amounts to a special injury as defined by Chabau. 82. As the Applicant acknowledges, there is no dispute that FANM provides important services to the Little Haiti community. Opp Memo at 3. That it is one of many organizations serving the neighborhood and is not registered at the Little Haiti NET Office is not dispositive or determinative of its ability to apply for intervenor status. That other organizations may have the ability to request intervenor status also does not foreclose FANM's ability to exert its right as an impacted group. 83. Furthermore, the Applicant misstates the standard for seeking intervenor status by stating that the resources expended by FANM are not "any different in kind or any greater in degree from any other non-profit or other association in Little Haiti." See Opp Memo at 3. The standard is one whose interests at stake are greater than those of the "general public," not the immediate surrounding neighborhood in which the project sits. 84. Therefore, due to FANM's special injury and special interest in the outcome of the MCID SAP Application, it has organizational standing as intervenor in the MCID SAP Application. (iii) FANM has standing on behalf of itself under See. 163.3215, Florida Statutes 85. FANM has significant concerns about the changes in scale, character, use and density envisioned in the proposed MCID SAP rezoning and land use change applications. While some documents have changed since the submission of the Third Amended Statement of Objections and Evidence, attached hereto as Exhibit B (internal exhibits omitted), that submission includes significant objections and evidence regarding the inconsistency of the proposed project with the Miami Comprehensive Neighborhood Plan (IMICNP). All objections and evidence in the full statement applicable to the present amended application, are incorporated herein by reference. 86. In fact, the removal, of any reference„ to on -site affordable or workforce housing and enumerated benefits exacerbate an identified inconsistency with at least one Goal (Goal HO-1) under the MCNP. 87. Sec. 163.3125confers standing on aggrieved or adversely affected . parties to challenge the consistency of a development order with a comprehensive plan. Sec. 163.3215(2) defines an "aggrieved or adversely affected party" as any person or local government that will suffer an adve-se effect to an interest protected or furthered by the local government comprehensive plan, including interests related to health and safety, police and fire protection service systems, densities or intensities of development, transportation facilities, health care facilities, equipment or services, and environmental or natural resources. 16 0 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 88. The adversely impacted interest of the party may be shared with the community in general, but must exceed in degree that of the general public. Id. 89. As noted above, the standing provision in the statute was adopted to create a more liberal standing requirement for challenges to development orders that may be inconsistent with the city's comprehensive. plan. Indeed, as one court noted, "It has repeatedly been acknowledged that the standing provisions of section 163.3215 were adopted to liberalize the standing requirements that would otherwise be applicable." City of Ft Myers v. Splitl; 988 So. 2d 28, 32 (Fla. 2d DCA, 2008). 90. FANM has previously raised numerous concerns about the. inconsistency of the proposed land use changes with the MCNP because of the number of its members in the Little Haiti neighborhood, its own long-time advocacy work 'in the Little Haiti neighborhood and because of its commitment to protecting the interests of those low to moderate income families who face potential displacement, tax increases, traffic impacts, environmental impacts and other impacts if a project of this scale were to be approved. 91. FANM's long-standing work in Little Haiti and on behalf of Little Haiti residents make it well -positioned to advocate for the community's interests and to present evidence that will supplement the record on potential impacts the project will have on the surrounding neighborhood. See Save Horrlosassa River All., Inc. v. Citrus County, Fla., 2 So. 3d 329, 337-38 (Fla. 5th DCA 2008) 92. Applicant has attempted to minimize the impact this project has had on FANM specifically by characterizing FANM's actual harm as "speculative harm," Opp. Memo at 7, but it has provided documentary evidence of the activities it has had to conduct to educate the community and respond to the concerns of its members about this project specifically. Meeting Agendas, Exhibit G. 93. Since FANM's individual members, as argued above, are able to establish standing by meeting the Florida Rock Property factors, FANM must also receive associational standing on behalf of its members. It is equally clear that under Sec. 163.3215 FANM may claim organizational standing because it has alleged specific injuries related to the proposed zoning change. For all the foregoing reasons,' FANM as an organization on behalf of itself and its members, as well as Mr. Perry and Ms. Saint -Fleur as individuals, have demonstrated that they should be granted intervenor status in the MCID SAP zoning change and comprehensive plan amendment proceedings before the Miami City Commission. By: Dated: June 27, 2019 2 FANM a : its individual members named herein reserves any other claims to intervenor status or applicable objections not specifically stated in thisrequest but :otherwise available under law. 16 A Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk c EXHIBIT A 6/20/2019 Community Justice Project, Inc. Mail - Regarding intervenor status request for Magic City SAP application COMMUNITY JUSTICE PROJECT Meena Jagannath <meena@communityjusticeproject.com> cs,,egarding intervenor status request for Magic City SAP application Meena Jagannath <meena@communityjusticeproject.com> To: "Mendez, Victoria" <VMendez@miamigov.com> Cc: "Min, Barnaby" <bmin@miamigov.com>, "Garcia, Francisco" <fgarcia@miamigov.com> Dear Victoria: Thu, Mar 21, 2019 at 6:12 PM Unfortunately, since the Magic City SAP PZ items were deferred to next Thursday, March 28, 2019, I will not be able to be present to represent my client FANM (and at least one of FANM's members whose interests are at stake) in their request for Intervenor status next week as I will be traveling out of the country for a long -planned work trip. As attorney of record for FANM, I would like to reserve the right to raise the intervenor status request at the next hearing on this application (whether First Reading if the items are deferred or on Second Reading). Though I had hoped that another colleague from my office was going to be able to substitute for me, this will not be possible for a number of reasons. I have attached the amended intervenor request submitted March 7, 2019 for your reference, and reserve the right to amend or supplement the request with additional exhibits before the next hearing when this request will be heard by the City Commission. Please let me know if there is anything else I need to do. Thank you and best regards, Meena Jagannath, Esq. Community Justice Project, Inc. 3000 Biscayne Blvd, Ste 106 Miami, FL 33137 (305) 907-7697 c)www.communityjusticeproject.com @cjpmiami I @meenajag IMPORTANT The contents of this email may be privileged and confidential. They are intended for the named recipient(s) only. If you have received this email in error, please notify the sender immediately and do not disclose the contents to anyone or make copies thereof. MAGIC CITY INTERVENOR_Request.pdf 14124K Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk https://mail.google.corn/mail/u/1?ik=e3e7305181 &view=pt&search=all&permmsgid=msg-a%3Ar-9192994389050821715&simpl=msg-a%3Ar-9192994389050821715 1/1 B CU EXHIBIT B U Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk O Please see attached Family Action Network Movement's (FANM) "Third Amended Statement of Objections & Evidence on Magic City Innovation District Special Area Plan." Below, please find a very brief summary of the statement. Within the statement, text in red delineates any new text changed or added since last submission. General Concerns: • The $31 million deal that has been negotiated in the revised Development Agreement must be closely scrutinized and assessed for its value to the City of Miami: o There is a lack of on -site affordable and workforce housing o $31 million is less than the estimated $41 million value of the housing benefit the Developer intended to provided in the previously proposed benefits package.' • Speculation and price distortion of residential properties in Little Haiti is increasing: o Data compiled the the University of Florida's Shimberg Center for Housing Studies suggest that speculation in Little Haiti, devastated by a high number of distress sales (foreclosure or tax deed related sales), is on the rise.' • Nothing has been presented to evaluate the potential environmental impacts of this project • The City must considering the impact of approved and pending SAPs together. To analyze them individually would be to ignore the cumulative impact of all projects together on the surrounding neighborhood with respect to such key things as traffic, displacement and density. The Magic City SAP is Inconsistent with the Miami Comprehensive Neighborhood Plan & the Miami 21 Zoning Code • Pursuant to Florida statute, the standard for determining the legality of comprehensive plan amendment is consistency. The chart on pages 7-11 of this Statement of Objections summarizes the Comp Plan Analysis and adds commentary based on changes that have taken place since the date of the analysis, including a column addressing the revised February 2019 Regulating Plan. • The Planning and Zoning Department staff submitted a Staff Analysis ("Zoning Analysis") for the zoning change, which approved the project and found it consistent with the zoning code subject to heavy conditions. This Statement of Objections offers a discussion of that analysis, which incorporates a granular critique of the Regulating Plan. There are numerous conditions prescribed by the Planning and Zoning Department staff incorporated into the ordinance that the City Commission will vote on. Some of these conditions appear to be contradictory to the revised DA and Regulating Plan. These inconsistencies must be addressed before the Commission votes on this ordinance. ' See Neisen Kasdin Powerpoint Presentation, submitted into the public record for the November 15, 2018 hearing on PZ items 1, 2, and 3, attached to this Statement as Appendix B, (the estimated value of the housing benefit the Developer intended to provided is listed as $41 million). 2 See Little Haiti Neighborhood Data Update (March 2019) by the Shimberg Center for Housing Studies ("Shimberg Data"), University of Florida is attached to this Statement as Appendix C. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk THIRD AMENDED STATEMENT OF OBJECTIONS AND EVIDENCE ON MAGIC CITY INNOVATION DISTRICT SPECIAL AREA PLAN CITY OF MIAMI COMMISSION - PLANNING & ZONING MEETING MARCH 28, 2019 - Agenda Items PZ 1, 2, 3 and/or 5, 6, 7 (First Reading) The Family Action Network Movement ("FANM")1 on behalf of itself and its members, submits the following Statement of Objections and Evidence in the quasi-judicial proceedings related to the Magic City Innovation District Special Area Plan ("Magic City SAP") application presented by MCD Miami, LLC ("Developer"). The first reading on this application for a Comprehensive Plan amendment, rezoning and approval is on the City of Miami Commission Planning and Zoning agenda for March 28, 2019. There is a procedural irregularity with respect to the items related to the Magic City SAP application, as it appears twice on the March 28, 2019 agenda as PZ 1, 2, and 3 under one set of file ID numbers that traveled with the application since it came before the hearing boards, and again as PZ 5, 6 and 7 (4667, 4668, 4716) under another set of file ID numbers (5579, 5580, 5581) that were generated following the February 28, 2019 hearing that adjourned without a vote. It is not clear which items will proceed forward given that the agenda items and their attachments appear to be identical, thus this statement of objections and evidence should apply to and travel with the items that the Miami City Commission, should it decide to advance the items to second reading, votes to move forward.2 A separate letter requesting intervenor status with facts and legal argument supporting FANM and its members' legally cognizable interests3 that entitle them to intervenor status was submitted initially on September 24, 2018 and was resubmitted with amendments for the hearings scheduled thereafter. Though the intervenor status request will not take place on March 28, 2019 due to scheduling concerns of the requestors' counsel, the letter has been wholly amended and was submitted to the Clerk on. March 7, 2019 with exhibits and is attached hereto as Appendix A. This statement incorporates by reference all facts and arguments presented therein. A. INTRODUCTION FANM and its members are deeply concerned about the Magic City SAP application as currently proposed. While it boasts a number of exciting prospects for Miami, it does not do enough to Family Advocacy Network Movement, Inc. (FANM) is a Florida Not -For -Profit corporation located at 100 NE 84'h Street, Miami, FL 33138 in Little Haiti. FANM has a long-standing commitment to meeting the needs of low to moderate -income families and children since 1991 through counseling, wrap around services, access to health care, community outreach/ education, job training/economic development, financial literacy, organizing & advocacy services. 2 This is not the only procedural irregularity that plagues this item. We have raised before and raise again due process concerns regarding the fact that the hearings on the application before the Urban Design Review Board (UDRB) and the Planning and Zoning Appeals Board (PZAB), two steps in the SAP approval process that should take place on different days in order to give the public ample time to adequately prepare for what are fundamentally different inquiries into the application, were collapsed into one day. On July 18, 2018, the UDRB hearing took place in an auxiliary room of Miami City Hall (without adequate notice of the room change) in the afternoon. The PZAB hearing was scheduling for the evening immediately following the UDRB hearing, essentially presuming that the item would move forward without objection or qualification to the PZAB hearing step. There were virtually no members of the public present at the UDRB meeting both because the change in the meeting room was not conspicuously posted and the scheduling of the two hearings in the same day made it almost impossible for members of the public to be able to attend both. ' As stated in the Intervenor Status Request submitted on March 7, 2019, multiple FANM members live or own businesses in the area surrounding the SAP property whose interests are impacted by this potential rezonine. Facts regarding the interests of at least one member are presented therein, with declarations. 1 submlttea into the purmc record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 0 address the tremendous impact it will have on the surrounding neighborhoods, and on Little Haiti in particular. Eight years since the passage of Miami's form -based zoning code, Miami 21, we are witnessing the danger of the Special Area Plan, a zoning mechanism that allows any property owner with over nine (9) contiguous acres of land to bypass the zoning code and essentially rewrite the code that governs their property. The stated intent for this mechanism is to encourage streamlined, master - planned developments subject to increased process to encourage dialogue with the community. However, we see that as large scale development proposals creep into well -established neighborhoods like Little Haiti, far from the urban center downtown, Miami's cultural history is increasingly under threat. The economic pressure on land prices and rental rates caused by large SAPs can be dramatic, driving displacement of low-income, vulnerable residents and small business tenants. If not done right, with the proper mitigating policies tailored to the specific area, these developments can transform the character and demographics of a neighborhood in one fell swoop 4 With one SAP already approved in Little Haiti5 and two large scale SAP applications pending over a 15-block stretch along NE 2nd Avenue,6 there is ample cause for alarm. This is what makes it imperative that we approach the Magic City SAP application in a measured, well-informed manner. This development has great precedential value for the other SAPs that may arise in the area, and for large scale developments in neighborhoods across Miami. As this Statement will show, the project is inconsistent in numerous ways with the Miami Comprehensive Neighborhood Plan (MCNP) and with the Miami 21 zoning code. The scale, density and intensity of the project are grossly out of proportion with the surrounding neighborhood, such that its impacts will ripple out far beyond the bounds of the SAP area in terms of traffic, noise, environmental impact and dramatic building height increases in a neighborhood largely zoned for building height no greater than five stories. Furthermore, the project risks deeply altering the housing affordability of Little Haiti as to land prices and rental rates, its demographics and cultural heritage. If it is passed as is, without mechanisms like on -site affordable housing to mitigate its potential impacts, it also risks running afoul of the federal Fair Housing Act. Notwithstanding the serious concerns and objections presented in this statement regarding the substance and process of the Magic City SAP application, the $31 million deal that has been negotiated in the revised Development Agreement (DA) must be closely scrutinized and assessed for its value to the City of Miami. Some specific aspects/questions that must be resolved before moving forward with the project include: • Lack of on -site affordable and workforce' housing; • $3 1 million is less than the total value of benefits for the previously proposed benefits package. In fact, in the Developer's Attorney Neisen Kasdin's Powerpoint presentation submitted into the public record for the November 15, 2018 hearing on PZ items 1, 2, and https://www.miamiherald.com/news/local/community/miami-dade/article126501109.html 'Miami Jewish Home and Hospital, located off of NE 26d Avenue across from what is now Design Place. While this SAP is also a significant development, the density and building heights (maximum 8 story buildings) proposed are far less than what is being proposed by Magic City and Eastside Ridge. 6 The present pending Magic City SAP and the Eastside Ridge SAP at 541h and NE 2°d Avenue. ' 1f it is to be workforce, it should not be set at an income level that will exceed current market rate, or in the 60-I00% AMI range. 2 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 3, the estimated value of the housing benefit the Developer untended to prowled is listea as $41 million. See Neisen Kasdin Powerpoint Presentation at 23, attached hereto as Appendix B. • The payment schedule of any funds to be given as community benefits through the DA should disburse more money up front, and any forthcoming monies should be disbursed by calendar year, not as building permits are issued to ensure that there is clarity on when new payments will come and that the existing residents actually benefit from the money placed into the to -be -formed Little Haiti Community Revitalization Trust. While theoretically there is value to establishing such a public trust, transparency and accountability must be paramount in its establishment. • An arbitrary calculation of total benefit amount, in exchange for allowing Developer to build to its full requested development capacity. If they are allowed to build to full capacity without tying the actual development to firm, enforceable commitments (like on -site affordable housing), the City will likely be granting more value in entitlements than it is receiving from this deal. o $4.03/square foot figure is not the product of any reasoned methodology about how to ensure a cash -in -lieu payment is adequate for the goals of community benefits, such as inclusionary housing. • Even if we were to assume the $31 million dollars were being disbursed all at once and all dollars were to be spent on affordable housing, at a very conservative estimate of the construction cost of each housing unit at $150,000 per [alit, the full amount of the benefit will produce only 207 units. This is compared to the 21% total number of affordable/workforce units previously offered, which would have yielded a total 552 units (out of 2,630 proposed units). These $31 million should not replace but rather complement the on -site affordable and workforce (no greater than 100% AMI) units. • "Affordable" is mentioned only once in the March 2019 DA in a provision with a long list of things for which the Little Haiti Community Revitalization Trust may be used, and is never mentioned in the revised Regulating Plan — making it clear that the Developer is not intending to make this project inclusive on the premises. These are but a few glaring concerns that can be identified concerning the negotiated $31 million benefit. Clearly, this deal needs to be reworked for it to even begin to mitigate the significant impact that the development will have on the surrounding neighborhoods. B. BACKGROUND The proposed project, the Magic City SAP, is located within the neighborhood of Little Haiti. This project stands to impact not just the immediate surroundings of the SAP area, but the whole neighborhood of Little Haiti as defined by the census tract8, and particularly the area within the officially -designated bounds of Little Haiti.9 Data compiled the the University of Florida's Shimberg Center for Housing Studies suggest that e lhttps://statisticalatlas.com/neighborhood/Florida/Miam i/L ittle-Haiti/Population 9 https://www.miamiherald.com/news/locallcommunity/miami-dade/article80151417.html 3 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk c speculation in Little Haiti, devastated by a high number of distress sales (foreclosure or tax deed. related sales), is on the rise. Median property sales prices of single family homes have gone up 252% in the period of 2010-2018 (Q2), 50% of all parcels zoned for residential use have been subject to at least one sale in that same period, and owner -occupied residential properties decreased by 10% across the census tracts that make up the Little Haiti neighborhood. The detailed analysis in the Little Haiti Neighborhood Data Update (March 2019) by the Shimberg Center for Housing Studies ("Shimberg Data"), University of Florida is attached hereto as Appendix C. A large percentage of the tract of land that makes up the Magic City SAP area comes from what was formerly the Magic City Trailer Park, which was eventually closed and cleared of its 40 or so mobile homes in 2015.1° While the Developer presents this property as an "abandoned" trailer park, see Appendix B at 11, but for the purchase of the property by one of the major partners in this development project, Robert Zangrillo, the mobile homes then affordable to low-income residents might still be there. Other properties in the area were gradually acquired over time, resulting in the 17.75 acre assemblage that is now the subject of this SAP rezoning and Comprehensive Plan Amendment application. This speculation and price distortion of residential properties in Little Haiti will only be intensified by a project the size and scale of the Magic City SAP. The density and intensity proposed in the application — approximately 2,630 residential units, 432 hotel rooms" (or 201,600 square feet), 2,208,540 square feet of office space12, 520,970 square feet of commercial space, 119,610 square feet of expo space, 6,061 parking spaces, 215,493 square feet of civic space and additional 370,000 square feet for surplus parking (or 8,164,140 square feet total development on 17.75 acres) — is grossly out of proportion with the surrounding neighborhood and stands to permanently alter the lives of the residents and business owners in Little Haiti. Specific impacts include: • increased traffic caused by the proposed commercial, residential and entertainment uses of the property; • introduction of nuisances into the neighborhood, including noise, multiple alcoholic beverage establishments allowed in proximity to religious institutions and schools; • increased load on the public infrastructure, including roads, schools, potable water and utilities; • transformation of the skyline from one with few buildings higher than three stories to one with towering buildings jutting out of a relatively small area; and • a change in rental rates and land prices in a neighborhood populated by predominantly low to moderate income households) • a change in demographics of the Little Haiti neighborhood due to displacement and failure to pass policies to prevent outflux of low-income people of color due to rising housing costs. Nothing has been presented to evaluate the potential environmental impacts of this project. It is 1° http://biscaynetimes.com/index.php?option=com_content&view=article&id=2051:the-passing-of-a-neighborhood&catid=50:community- news&Itemid=258 11 This number has varied between documents. 12 This number has varied between documents. 13 According to a 2015 Needs Assessment, 70% of Little Haiti residents are low to moderate income. See Planning Department Comprehensive Plan Amendment Staff Analysis ("Comp Plan Analysis") at 9. 4 JUUiTIILICU IlILV uIC Nuvn. record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 0 puzzling that an environmental impact statement is not a condition of approval of zoning/land use changes of this magnitude, but rather remains listed only as a condition of the issuance of a building permit. At the same time, the Developer has not proposed sufficient resiliency measures beyond the simple statement that the land happens to be located along a coastal ridge that is of relatively higher elevation. The revised DA and Regulating Plan fall woefully short of the measures needed to mitigate the above -mentioned impacts on the surrounding neighborhood. The City can hardly justify granting what amounts to a windfall in development capacity by allowing the SAP rezoning and Comprehensive Plan amendments as presently written without realizing better, more enforceable and clearer benefits for the community. To do any less at a time when the City is facing a deep affordability crisis, overburdened roads and climate change issues would be to invite future problems that the City will be left to clean up without adequate resources. Indeed, the fact that the most recent revised Regulating Plan and DA eliminate all reference to on - site affordable or workforce housing is deeply concerning. Not only does this raise potential fair housing issues, but it also fails to account for the reality of climate change and sea level rise in Miami that make inclusionary housing an essential climate adaptation measure that must be implemented for projects of this size and proposed density. As the maps on pages 14 and 15 of the Shimberg Data indicate, a large portion of Little Haiti sits on higher elevation in relation to the neighborhoods to the east; the City must begin making policy decisions that reflect the reality that .as sea level rises, these areas of the city are going to be in higher demand and more residents — of • all incomes and racial backgrounds — must have access to them to live and work. Finally, the other approved or pending SAPs in Little Haiti will intensify the impact of the Magic City proposa1.14 (See Map 1 on next page) The SAPs (approved and pending15) should not be analyzed individually but in relation to one another. To analyze them individually would be to ignore the cumulative impact of all projects together on the surrounding neighborhood with respect to such keys things as traffic, displacement and density. And yet, the Magic City SAP is moving quickly through a process purportedly designed to maximize community input without properly engaging in a community -wide dialogue about the nature of the project and without taking into adequate consideration the previously -voiced request that the City of Miami consider the impact of the projects together.I6 1; Since the Design District SAP is also technically in the Census tract of Little Haiti, we have included it in Map I, though it is a farther distance from the project in question. 1i As of the submission of this document the status of the Archbishop Curley Notre Dame High School property remains question, so we have not highlighted it in Map I as a forthcoming SAP. 16 While a member of the City staff appeared to testify at the February 28, 2019 hearing that the City is considering these SAPs together, the documentation containing the staff's analysis does not mention this or present any findings with respect to how this application must change to account for proposed intense development in the areas surrounding the Magic City SAP area. 5 Submitted into the public record for item(s) PZ.10, 11. 12. on 06/27/2019 , City Clerk UiTTLE I1i\ITl ri+%IORNINGSIDE Map 1 — SAPs approved and pending in/around the Little Haiti neighborhood (based on Census tract) C. THE MAGIC CITY SAP IS INCONSISTENT WITH THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN Pursuant to Florida statute, the standard for determining the legality of comprehensive plan amendment is consistency. "A development order or land development regulation shall be consistent with the comprehensive plan if the land uses, densities or intensities, and other aspects of development permitted by such order or regulation are compatible with and further the objectives, policies, land uses, and densities or intensities in the comprehensive plan and if it meets all other criteria enumerated by the local government." Sec. 163.3194(3)(b), Fla. Stat. (2018) (emphasis added). 6 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk The statute goes on to define "consistent": A development approved or undertaken by a local government shall be consistent with the comprehensive plan if the land uses, densities or intensities, capacity or size, timing, and other aspects of the development are compatible with and further the objectives, policies, land uses, and densities or intensities in the comprehensive plan and if it meets all other criteria enumerated by the local government. Sec. 163.3194(3)(b), Fla. Stat. (2018) (emphasis added). By this standard, based on the substantial and competent evidence presented below, it is clear that the project is not consistent with the comprehensive plan. (a) The Planning and Zoning Department's Comprehensive Plan Amendment Staff Analysis identifies multiple inconsistencies of the proposal with the Miami Comprehensive Neighborhood Plan. In the Staff Analysis attached to the Comprehensive Plan Amendment agenda item ("Comp Plan Analysis"), the City of Miami Planning Department found certain changes to be inconsistent with several criteria under MCNP. A Department memorandum was issued on October 26, 2018, finding that some of the inconsistencies have been cured, but there are still gaping holes. No updated analysis has been submitted despite unresolved concerns regarding the consistency of elements previously found inconsistent. In addition, since the Regulating Plan has been significantly altered (removing, for example, any provisions of affordable or workforce housing on -site or even within a certain radius of the SAP area), this analysis must be updated to serve as adequate substantial and competent evidence. The following chart summarizes the Comp Plan Analysis and adds commentary based on changes that have taken place since the date of the analysis, including a column addressing the revised February 2019 Regulating Plan: MCNP Criterion Staff Analysis Staff Finding July 2018 Staff Finding October 2018 November 2019 Application Comments March 2019 Comments on new DA/Regulating Plan Objective LU-1.3 — Unclear whether new Inconsistent Consistent, given that We still have questions about Concern remains. encouraging industrial General whether the "select commercial, office and activity will be concentrated Commercial land use allows light industrial uses" allowed under the industrial in an area for select light General Commercial development where this capacity currently exists industrial uses. land use resolve the issue of the overall depletion of the land in Miami with the "Light Industrial" designation as the uses will have to be in close proximity to other uses such as residential, retail and lodging uses. 7 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk c Policy LU- 1.1.3 — protection from encroachment of incompatible land uses, adverse impacts on surrounding neighborhood s, degradation of environment, ecology Objectives LU-4.1, 4.2, 4.3 — mixed income developments and affordable and attainable housing Developer is changing 15+ acres of Light Industrial land to Restricted Commercial in the Future Land Use Map — this is found to be an encroachment of Restricted Commercial into the Light Industrial FLU designation Current application is requesting higher density but envisions by its Economic Impact Analysis that 100% of its residents will have an income of $75,000 Inconsistent Inconsistent Consistent Inconsistent — should be offering a percentage of dwelling units, not habitable space. In addition to the concerns about the Light Industrial land uses, the lack of information (i.e., an environmental impact statement) makes it difficult to assess what potential adverse environmental or ecological impacts the project will have on the surrounding neighborhood. Not clear that the traffic impact is sufficiently mitigated. The environmental impact statement should be submitted before second reading to present a clearer picture of what the environmental impact may be if the project is developed as proposed. According to their Regulating Plan, the 7% affordable units and 14% workforce units promised need not be on -site. The Regulating Plan does not specify where the affordable housing should be built (and it could also be a payment in lieu) and the workforce housing need not be built on - site either, only within 1,500 feet of the SAP area. Furthermore, workforce housing should be out of the question altogether for this neighborhood since, if HUD AMI is used and the Developer opts to build the units at 140% AMI (as opposed to the 120% AMI that the City asked to be the concern remains. The level of commercial, retail, entertainment and residential activity foreseen by a project of this size will have a significant impact on the surrounding neighborhoods of Little Haiti and Palm Grove in terms of traffic, noise, pollution, nuisance and other impacts that come with high density mixed use development in an area that had previously been occupied by low intensity housing (mobile home park) and light industrial warehouses. The inconsistency remains, and in fact intensifies, as any mention of affordable or workforce housing set asides have been completely removed from the Regulating Plan and DA. In fact, affordable housing is but one of a long list of things that the $31 million dollar sum total benefit might pay for. Given that there is only a guarantee of $6 million up front with all other future money ($25M) contingent on square footage allowance per building permit, it is quite possible that very little affordable/workforce housing will be created. It is the 8 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk O upper limit or the workforce allowance but the Developer has refused to accept), rents will be set at rates far above local market rate. (About $2066 for a 1BR17 as opposed to the approximately $1200 current market rate for 1BR apartments) prevailing sla„uwu that affordable and workforce housing be provided on -site to reduce the per unit cost of producing that housing off -site. In addition, provision of on -site affordable/workforce housing helps address fair housing issues. Goal HO-1 — Need for Inconsistent Consistent — See above. For the Staff Analysis needs increase the affordable "The scale of development to be revised to supply of housing in Developer is proposed, 7% is not an account for the safe, affordable Little Haiti is well- making provisions for adequate amount. Further, the language removal of affordable/workforce and sanitary documented affordable and about where the housing set asides housing for workforce housing will be from the DA and extremely housing in an located and whether it Regulating Plan. The low-, very area of the city will be actual units application is low-, low- with a great built or a cash inconsistent with this and moderate- income households need for this type of housing." contribution in lieu is unclear. Need more specificity; public benefits offered in exchange for bonus height should be focused on on -site affordable housing, not workforce. MCNP goal. Goal HO-2 Livable city Plan is walkable and Consistent, however No comment. October 2018 analysis does not address this See above. This finding should be center with hospitable to Developer and the concerns inconsistent, as variety of multiple must think remain. Developer has urban modes of further on removed reference to housing types for persons of transportation, but analysis affordability component to The failure to make a true commitment to affordable or workforce housing set all income assumes all the residential building on -site asides in its levels in a walkable, mixed use residents will earn $75,000 while program, since residential affordable or workforce housing (as reflected in the documents. A cash - in -lieu payment structured as development purporting to component is Development indicated in the above target incomes based on a Agreement and comment on in the range of $55,000- household income of Regulating Plan) makes it unclear and Objectives LU 4.1, 4.2 and 4.3 does not 75,000 $75,000 in the project's Economic Analysis doubtful that this development will truly be mixed income. There also need to be more specific provisions providing housing for the cure the inconsistency because affordable housing is but one of many uses for the funds. Moreover, the funds are inadequate and are not based on 17 Florida Housing Finance Corporation SHIP Program Income Chart: http://www.floridahousing.org/docs/default-source/developers-and- property-managers/compliance/limits/2018-ship-income-rent-limits-3-30-18-eff-4-1-18.pdf?sfvrsn=71 f1347b_2 9 Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk elderly. See also above comment on workforce housing. any methodology or analysis to ensure that a minimum number of units will be built. Though still inadequate, this project would be more consistent with the MCNP if it offered the 7% affordable (at 60% AMI or below) and 14% workforce (at 80% or 100% AMI or below) on -site in addition to the cash payment. Policy TR- On transit Consistent The staff analysis is Concern remains. 1.1.1 - corridor on NE with not adequate on this Concentratio 2nd Avenue. qualifications point as it does not n and Access to regarding correct the assumption intensificatio commuter rail Light that there will be a n of is anticipated Industrial commuter rail in the development around to become reality in the land. future to calm traffic. centers of near future. By the City's transit activity. Redevelops idle site. oriented development map and plans, there is no station planned or likely possible for the Magic City area (since there are planned stations at 79th Street/Little River and Midtown/Design District). While buses and bike lanes exist, it is not clear they can absorb the additional proposed density Policy TR- Presents infill Consistent The original staff Concern remains. 1.1.4 — infill redevelopment analysis is flawed. Still inconsistent. close to to take Transit along NE 2nd multimodal advantage of Avenue is primarily by transportation transit corridor bus, trolley or jitney. It options on NE 2nd Avenue is not clear that the density proposed can be adequately served by these options to truly reduce dependency on automobiles. 10 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk TR-1.5.2 — transportation control measures (TCMs), transit discount and fare subsidy programs, etc. Policy TR- 2.2.9 — transportation systems accessible to those in need Developer focuses on road network, bicycle infrastructure. While improvement for bicycling, need true TCMs to reduce vehicular congestion. SAP is designed for people in income ranges $55,000- 75,000, but workforce is drawn from an area with high poverty rates. Inconsistent — not enough detail Inconsistent — need to provide for more inclusive of members with various incomes, abilities, etc. Consistent - TCMs have been accepted by the Office of Capital Improvements and "a Transportation Sufficiency Letter was written on August 21, 2018 memorializing the Developer's TCMs as acceptable. This cures the staff report's findings of inconsistency." Looped in with Criteria 11 on TCMs with no specific finding on this point. We remain concernea about vehicular traffic to be generated by this development. Bicycle, pedestrian and bus shelter infrastructure is welcomed but will not make a reasonable dent in the traffic concerns, given Miami's climate. Still have questions about the extent to which the traffic impact has been measured alongside other development that may come to the area. Remains unresolved. Analysis now finds the project consistent on this point, however the argumentation in the October 2018 memo doesn't address the question about inclusivity. No discounts or fare subsidies are contemplated in the DA. The finding on this policy should remain incons istent. uoncern remains. Still inconsistent. A traffic control study is not helpful without dedicated resources to implement the findings of the study. Additional City resources should not be drawn upon to absorb the negative externalities created by this project. Concern remains. Still inconsistent. In the original analysis the Staff ultimately recommended approval of the project subject to the conditions attached to the rezoning item, but it is not clear that the conditions adequately resolve the issues raised in the above analysis, particularly with respect to the housing, transportation and equity criteria. Indeed, the Comp Plan Analysis itself concludes by noting "Staff has genuine concerns about the current proposal under the goals, objectives, and policies of the Miami Comprehensive Neighborhood Plan. A quickly diminishing inventory of FLU designations that support activities that have potential to provide the most diverse opportunities for incomes that are above the median income is a grave concern of the Planning Department."18 In a subsequent October 2018 memorandum, PZ staff found that some of the inconsistencies had been cured, but 18 Comp Plan Analysis at p 21. 11 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk we continue to have concerns that inconsistencies persist as to the lack of adequate measures to ensure that this development is truly an inclusive, mixed income project. Moreover, since the revised Regulating Plan (February 22, 2019 version) and DA (March 11, 2019 version) do not make explicit provisions for affordable and workforce housing, the analysis and findings must be revised. Notably, as mentioned above, all references to the word "affordable" have been removed from the revised Regulating Plan altogether, and the only reference to affordable and workforce housing in the revised DA is in a laundry list of uses for the $31 million provision. These revisions make the project's inconsistencies with the MCNP Housing Goals clear. Furthermore, Staff must revisit the assumption that a commuter rail will come to the area, which served as the basis of the consistency finding for TR 1.1.1. (b) The scale of the development and minimal attempts to mitigate impact on the surrounding community demonstrate further inconsistency with the MCNP. The sheer size and density of the proposed Magic City SAP are staggering and out of scale for the surrounding neighborhood. The U.S. Census counted 28,346 residents in the neighborhood occupying 9,289 households.19 As stated above, this project will add 2,630 new residential units, a 28% increase in density. Given this massive increase, it is vital that we interrogate who this project seeks to attract to the neighborhood, and who, in turn, would be displaced and denied the opportunities that come with increased public and private investment in the neighborhood. Per the Developer's own application, this development is not being built for City of Miami residents, much less current Little Haiti residents. In fact, their economic impact analysis assumes that more than "half of the tenants within Magic City Innovation District will relocate from outside of the City."20 In that same analysis, the developer purports to be targeting households with incomes between $55,000-$75,000 (though the total residential income in is calculated based on 100% residents at the $75,000 level).21 Median Household Income for the City of Miami is $31,600, and $24,800 for the Little Haiti area. By these numbers, it would take three Little Haiti families to afford just one apartment at the proposed Magic City SAP. The proposed micro -units could hardly accommodate such an arrangement. The standard of affordability for housing is thirty percent of income.22 This means that for the rent of the Developer's targeted demographic to be affordable (at the $75,000 level), rent would have to be capped at $1,875 per month across the entire development. And yet the Developer has withdrawn all commitments to provide even workforce housing. This is puzzling because if the development were truly targeting people with an income of $55,000-75,000, there would be more efforts to set rents at rates affordable to this population. The highest end of the workforce allowance (140% AMI) targets a household with a median income of $73,220 (based on 2018 HUD AMI level for Miami -Dade County - $52,30023), which falls within the income bracket of 19 https://statisticalatlas.com/neighborhood/Florida/Miami/Little-Haiti/Population 20 Lambert Advisory, LLC, Economic Impact Analysis: Magic City Innovation District (June 2018) at p 5. 21 Id. 22 https://www.huduser.gov/portal/glossary/glossary_a.html 23 http://www.miamidade.gov/housing/income-limits.asp 12 suomittea into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 0 Magic City's desired tenants. The developer should not be able to evade commitment to build units on -site that ensure inclusive housing within the SAP area. At the same time, median rent for a one -bedroom apartment in Little Haiti was measured as $1,200 as of February 2018.24 Given the likely distortion that Magic City's over 2,600 units priced at income levels significantly higher than Little Haiti's median income will cause in the neighborhoods, it is imperative to include units on -site within the SAP area that are affordable to the surrounding community, at or below 60% AMI. A cash contribution in lieu will not go as far as brick and mortar units, since land prices are increasing in the neighborhood. The prevailing best practice for inclusionaiy housing is to provide units on-site.25 As mentioned in the above chart, though still inadequate, this project would be more consistent with the MCNP if it offered the 7% affordable (at 60% AMI or below) and 14% workforce (at 80% or 100% AMI or below) on -site in addition to the cash payment. This would advance the goals of developing integrated mixed 'income and attainable housing for multiple income levels. On -site affordable/workforce housing quotas have been found to be more successful than other federal housing subsidies in producing income -integrated housing.26 Given the way that race overlays with income level in Miami, as discussed further below), this kind of policy -making is also necessary to ensure that the rezoning does not have a disparate impact on a protected class under the federal Fair Housing Act. (c) The project does not meet prevailing criteria for an "innovation district" Planning and Zoning staff engage in an important and pointed discussion in the Comp Plan Analysis querying whether what is being proposed is truly an innovation district. The Analysis cites 12 guiding principles for innovation districts compiled by the Brookings Institute.27 While this project attempts — in narrative form — to check some of the points from the list, there are significant holes, including a firm partnership with an educational institution28, a true commitment to diversity and inclusion and forward thinking on affordability. We have particular doubts as to these latter two, which we discuss further in the subsection (c) below. Furthermore, while we understand that comparing different campuses with different configurations is imperfect, the difference in the density between the proposed Magic City SAP and other innovation districts (cited in Developer's application) is marked: Project Land area (in acres) Square Feet of Development Magic City SAP 17.75 8.16M Kendall Square (Cambridge) 24 (of 43) 4.15M South Lake Union (Seattle) 206 9M IDEA District (San Diego) 95 6.68M za https://www.zumper.com/blog/2018/02/mapping-miami-neighborhood-rent-prices-winter-2018/ 25 See, e.g., Vince Wang, What Do We Know About Inclusionary Housing? Lessons from a National Survey of Programs, Grounded Solutions Network http://inclusionaryhousing.org/designing-a-policy/onsite-development/ 26 Id. 27 Comp Plan Analysis at p 10. 28 The Developer has alluded to conversations with Florida International University, but the Development Agreement does not inspire confidence as to a commitment to securing an anchor educational institution, as it cites only "good faith" efforts to secure such a partnership. 13 c Midtown Innovation District (Atlanta 1.2 square miles (768 acres) 6.86M + 7,600 residential units Spring District 36 3M office space + 2000 residential units Indeed, the Analysis also cites the Brookings warning to guard "against across-the-board rezoning for increasing density, proximity, and mixing of uses due to the effect such zoning changes have on land prices."29 This is precisely our concern, and the very reason why we ask for more measured approaches to zoning and density. increases. At the very least, we should take the time to play out the consequences of approving such a large project at one time. (d) The project is inconsistent with additional criteria in the MCNP. The Staff is right to be concerned about this project. In addition to the criteria listed in the above table, there are other key criteria that the Staff did not include in its analysis that show further areas where the project is inconsistent with the MCNP. Policy LU-1.3.2 — "making available commercial loan funds for rehabilitation and small business loans and seed moneys, particularly to local minority businesses and encouraging the maximum participation...of..property owners and residents of the areas." • While Paragraph 16(f)(4) of the Development Agreement (DA) includes a quota for subcontracts to go to community business enterprises or community small business enterprises (CBEs, CSBEs), there is no hard requirement, and no mention made of minority, women owned or disadvantage business entities (MBEs, WBEs, DBEs). • Though Paragraph 16(g) of the DA also provides for 20% of the retail merchandising units to be dedicated to Little Haiti businesses or residents, there is no subsidy, seed honey or other support offered to incentivize participation of local resident businesses that may be the most vulnerable to displacement. Policy LU-1.3.8 — `foster or develop and implement job training, vocational, and educational programs to assist the City's existing and future residents...support minority and semi -skilled residents of the city.... " • The internship program in the revised DA is welcome. However, to ensure that local residents have access to the jobs created by the project, including construction and permanent jobs, there should also be explicit training opportunities that are tied to the specific labor demands of the project and its contractors. In addition, the language to make good faith efforts to partner with an accredited educational institution is overly vague and does not commit the Developer in any way to providing educational or training programs so that residents can benefit from the job opportunities created by the developments. • Though there is a loose commitment in Paragraph 16(t)(1)(i) of the DA to local hiring according to a zip code schedule, there is no language specifying the time periods for recruitment or binding the Developer to a certain percentage of local hires (and providing i9 Comp Plan Staff Analysis at p 11. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 14 training opportunities/training center to meet that percentage). While the monitoring contract is helpful, there should be requirements about transparency, frequency of reporting and any enforcement penalties if the commitments are not met. Policy LU-1.3.14 — "City will continue to enforce urban design guidelines...which shall be consistent with the neighborhood character, history, and function, and shall be in accordance with the neighborhood design and development standards adopted...." Objective LU-1.5 — "Land development regulations will protect the city's unique natural and coastal resources, its neighborhoods, and its historic and cultural heritage." • This project is grossly out of proportion to the surrounding neighborhood. While Developer has accepted to adhere to the Little Haiti Creole Design Guidelines for properties along NE 2nd Avenue, the overall height, density and use of the property is not consistent with the neighborhood character, history and function. Simply including cosmetic design elements along NE 2nd Avenue is not enough to reflect the historic Haitian and Caribbean roots of the neighborhood. • Traffic remains a big concern. As indicated above, simply conducting a traffic calming study will not be helpful without dedicated resources to implement the findings of the study. Additional City resources should not be drawn upon to absorb the negative externalities created by this project. • The virtual elimination of Floor Lot Ratio (FLR) as a standard to measure intensity in the Regulating Plan is of deep concern and reveals a severe inconsistency with this provision. Policy LU-1.6.7 — "The City will provide adequate opportunity for public comment regarding zoning changes and variances within neighborhoods. " • As mentioned in FN 2 above and as the community raised as an objection at the Urban Design Review Board (UDRB) meeting, the scheduling of the UDRB hearing for the same day as the Planning and Zoning Appeals Board (PZAB) hearing prevented meaningful community input at both events. Generally, these processes take place on two different days, giving time for the Developer to resolve any comments by the UDRB before the PZAB hearing. An ask we would have raised at the UDRB hearing (a need for a community wide meeting to evaluate design elements and other aspects of the project) was nullified by the fact that we had to present before a different board later on the same day. This appears to flout the spirit of the SAP approval process that includes multiple steps for the very purpose of soliciting feedback from the public and incorporating that into the project's ultimate design. D. THE MAGIC CITY SAP IS INCONSISTENT WITH THE MIAMI 21 ZONING CODE. The Planning and Zoning Department staff also submitted a Staff Analysis ("Zoning Analysis") for the zoning change, which approved the project and found it consistent with the zoning code subject to heavy conditions. The below is a discussion of that analysis, which incorporates a iL) granular critique of the Regulating Plan. Overall, we are deeply concerned that the revised Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk 15 Regulating Plan (as of February 22, 2019) eliminates any mention of public benefits for a wholesale cash -in -lieu payment. This is neither based on any informed methodology about the amount that should be proffered in exchange for building to the full development capacity requested, nor does it account for the specific provisions the Developer must make on -site to mitigate the impact on the surrounding neighborhood. (a) The original Zoning Analysis30 missed some critical inconsistencies and incompatibilities with Miami 21, and should be updated to account for the Under the revised Regulating Plan and DA, the passing of this project's rezoning will allow the Developer to build to maximum height requested based on a $4.03 per square foot allocation as building permits are issued, eliminating the by -right and bonus height framework for incentivizing public benefit provisions. Given that these revisions may have a significant effect on the PZ analysis and its findings, the analysis should be revised. i. Comments as they pertain to Article 3, Miami 21 If the Developer is allowed to build to the maximum height, the tallest buildings in the MCID-1 (maximum 20 stories) and MCID-2 zones (maximum 25 stories) will still tower over neighboring lots, including T-3 L, single-family or duplex residential areas to the east. The FEC train tracks are not an adequate buffer from the noise, traffic and other impacts the development may bring. A limit on building height should be contemplated and calculated according to the cumulative effect of this SAP together with other applications in the area. The recommendation by the PZ Staff to retain D-1 zoning on some parcels would also help reduce the intensity of development proposed while still offering a dynamic range of uses. We echo the Staff's concern about accessibility of the Open Space to the public, even with the expanded hours. There are few entry points into the area, and as the Regulating Plan is written, it appears that restaurant patios and other uses serving the surrounding businesses will dominate the area surrounding the walkway. It is not clear that there will be ample public space that is not oriented towards clients, customers or tenants of the development property. Furthermore, the Developer retains exclusive right to determine programming, landscaping and design of the area, which also raises questions about whether this Open Space is truly at the disposal of the public. Developer should not get the same amount of bonus height for space that is not in fact public. The tree preservation and relocation, however, are welcomed. The public art should reflect the culture and history of the Little Haiti neighborhood. At present, under the DA Paragraph 28, the Developer has sole discretion over the art chosen for the park and exempts itself from any requirements for paying a public art fee. While the development may propose artistic elements, there is no reason this Developer should be exempted from that fee. Furthermore, the Developer should specify that a percentage of that art that may be conunissioned from local artists. In addition to the community providing input into the Historic Lemon City/Little Haiti Creole District Design Guidelines (which should apply beyond just the properties fronting 3° Staff Analysis and Maps ("Zoning Analysis"), File ID 4459, pp 8-13. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 16 0 onto NE 2nd Avenue), there should be some public input into the art that will be displayed in the civic space if it is truly going to be dedicated to the public. ii. Comments as they pertain to Article 7, Miami 21 Criteria 1 cited in the original Zoning Analysis asks whether the proposed amendment furthers the goals, objectives and policies of the MCNP, Miami 21 and other city regulations, and whether there is a need and justification for the proposed changes.31 Though the Planning and Zoning Department found the project to be consistent with the above criteria, as Section B above noted, there is substantial and competent evidence, including the Planning and Zoning Department's own analysis, to show that the project and its proposed FLUM changes are not consistent with the Comprehensive Plan. The elimination of affordable and workforce housing allocations only exacerbates the project's inconsistency with the MCNP. Similarly, while the Staff Analysis indicates that the project is consistent with Miami 21, to the extent that the project continues to have several concerning inconsistencies with the MCNP and The Regulating Plan does not "emphasize compatibility with the Little Haiti neighborhood" but rather spells serious disruptions to the character, use and density of the neighborhood. (b) Elimination of Floor Lot Ratio One specific concern includes elimination of Floor Lot Ratio (FLR) as the measurement of intensity. Under Miami 21, Sec 3.4.2, FLR is to be used to calculate intensity, but the Regulating Plan creates its own criteria (Lot Coverage, Setbacks, Height and Floorplate standards) that appear to still be overly vague. Are the measures of total Floor Area for the different zones of the project in DA Paragraph 8(c) combined with the Article 4, Table 2 numbers enough of a measure to substitute FLR as a measure of intensity? While Developer may say eliminating FLR is necessary to have more flexibility with floorplates, it appears to throw off the ability to regulate intensity altogether. There are many other measures that are tied to FLR. Even so, Regulating Plan in some places has eliminated mention of FLR and retained it in other, inconsistent places. (c) There are multiple other concerning elements of the Regulating Plan i. Micro -Units What is the purpose? If not to increase affordability, then is it to decrease the costs for the developer while increasing density? As per the Regulating Plan, micro -units may have a common kitchen and living areas. This appears akin to dormitory -style living. It may reduce the costs of development but are not likely to actually be affordable. 31 Zoning Analysis at 13. Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk 17 0 C As indicated above, the hard bargaining we had seen from the Developer32 to reduce the commitment of workforce units is bewildering given the fact that we are dealing with 50% of residential units as micro -units. If we take 140% of HUD -defined AMI ($52,300) and use the Florida Housing Finance Corporation's 2018 Income Limits and Rent Limits, the rent for a one bedroom apartment would be $2,066. That certainly is out of proportion to the current market rate of $1,200 and thus we must infer that these micro -units will not address the affordability crisis in Miami. Finally, in the Article 4 Tables of the Regulating Plan, the MCID Zones are allowed a density of 150-1,000 dwelling units per acre, which is staggering. There has to be more clarity on this aspect. ii. Parking reductions because Regulating Plan claims that SAP is in a transit oriented development (TOD) area. The SAP area is located along a transit corridor, but not in a TOD area, which is defined under Miami 21 as being 1/2 mile from a transit node. Based on the map created to track TOD in Southeast Florida, there is no planned station for the Magic City/Little Haiti area.33 See Map 2 on the next page. Instead, there is a planned station at 79th Street/Little River approximately 1.8 miles to the north of the SAP area and a planned station approximately 1.2 miles south of the SAP area. The standard spacing for a commuter rail is 2-8 miles,34 making it highly improbable that a commuter rail station will eventually come to the Magic City SAP in the near future. Add to this the uncertainty of the funding and bureaucratic approvals of the project and the probability sinks lower. As a result, all references or policies dependent on the commuter rail project being in a TOD area should be removed. Similarly, the map included as Diagram 11 of Article 4 is misleading because the Developer drew in the station they want to build even though the current Miami 21 TOD diagram does not have that station included.35 Article 4 Tables proposed by the Developer include significant parking reductions (50-80%) based on being in a TOD area. This does not make sense based on the above. 32 I.e., the initial application included no provision for affordable housing and only a vague reference to workforce housing until the Planning and Zoning Department prevailed upon them to include 7% affordable at 60% AMI or below and just 14% at 60-140% AMI. 33 http://www.citiesthatwork.com/tod-inventory-and-map-2017-update-draft/ 34 http://www.fdot.gov/roadway/CSI/W2/TransitFundamentals.pdf 35 Official map on file with the City Clerk Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 18 Map 2 ARTICLE 4. DIAGRAM 11 TRANSIT ORIENTED DEVELOPMENT kETRORAIL FUTIEE METRORAtL P TRCIOVER 13.1M ROUTES ST' EEMAR K AL711 DiRRICT C C1RATCR n HEALTH DISTRICTWM' FUTURE TRANSITSIEDS 111 tQ MAE TRANSIT SHED n US PALE PE7E..` MANS EO iii. SAP Permits Nate: The Of€c®t gf mi 21 TOD Diagram u mOnbined En ST Dire of the C2y Clerk IV.33 While we understand the desire for a more streamlined process, the City might want to look more closely at whether there are elements that would require more process than what is required to obtain an SAP Permit. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 19 c 0 (d) Developer should not be able to obtain Alcoholic Beverage Establishment permits without going through the requisite processes It is of particular concern that ten (10) Alcohol Service Establishment permits are being requested to be granted by right pursuant to Sec. 21 of the Development Agreement, bypassing the need to obtain a warrant or exception under Miami 21 or Chapter 4 of the City Code. That provision also eliminates distance requirements from churches, schools and other establishments under the Miami Code. Waiver of requirements under the City of Miami Code of Ordinances should not be allowed to be accomplished through the Development Agreement. How has the Developer proven that this exception is warranted, especially since the prescribed process for obtaining liquor licenses is completely routed through the documents that structure this SAP? There has been nothing submitted by the Developer that proves that these establishments are either necessary for the welfare of the community or will not create greater nuisance than benefit for the surrounding neighborhood. (e) The Magic City SAP does not advance the purposes of Miami 21 The Staff Analysis found that the proposal maintains many of the goals of Miami 21, however, several aspects of this project raise questions about whether these goals are truly being met. First of all, since "a primary purpose of [Miami 21] is to implement the Comprehensive Plan," the inconsistencies listed in Section B above apply to the rezoning analysis as well. Under Sec. 2.1.1(b), the purpose of Miami 21 is "to promote the public health, safety, morals, convenience, comfort, amenities, prosperity, and general welfare of the City and to provide a wholesome, serviceable, and attractive community." For the reasons mentioned in this submission, there is ample reason to question whether this project truly promotes these aspects in the City of Miami. The project certainly projects out creative space making and mixed uses, with a potential to catalyze new things in Miami. The question is, for whom? We must ask ourselves this question when a development like the Magic City SAP comes to a neighborhood like Little Haiti where 70% of the population is low- to moderate income, and where over 2/3 of the residents are renters. As presently configured, the Magic City SAP, in both substance and process, undermines the purpose and intent of Miami 21. This is evident given the revised Regulating Plan that has completely eliminated a public benefits scheme including all provisions regarding affordable housing, a revised DA that makes vague, unenforceable promises regarding jobs, housing and. other community benefits and the Developer's active resistance to holding an -open, community - wide meeting on the project. The writing in of parking reductions tied to the project being a transit oriented development project, for example, is one way that the project sees itself as unbound by the regulations of Miami 21. (f) If City does not require specific inclusionary housing allowances, granting this SAP application will make the City run afoul of the federal Fair Housing Act While the current community is 73.4% Black, Black households are underrepresented in the income brackets targeted by the developer (55,000-75,000, per the Developer's own economic impact analysis), making up roughly 17% of Miami -Dade County's households at that level. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 20 Failure to take these demographics into account will inevitably lead to a sweeping demographic change of Little Haiti and an uprooting of the Haitian -American conununity from its cultural home, presenting a potential fair housing issue due to the disparate impact a project like this would have on Black residents of the neighborhood, a protected class under the U.S. Fair Housing Act.36 It is particularly concerning that this displacement coincides with new public investments in roads, schools, and other infrastructure that promise to turn Little Haiti into a neighborhood of opportunity. Residents that have long suffered neglect and disinvestment in their neighborhood may not even be able to remain to enjoy what benefits these infrastructure improvements bring. (g) Developer has not adequately met certain conditions or provided enough evidence for the City Commission to make the requisite findings for approval of this project. There are numerous conditions prescribed by the Planing and Zoning Department staff incorporated into the ordinance that the City Commission will vote on. Some of these conditions appear to be contradictory to the revised DA and Regulating Plan. For example, the ordinance states that the by -right height of the MCID-2 designated buildings be limited to 12 stories (with 13 stories potential bonus height), but the Developer has eliminated this framework of by- right/bonus height altogether. These inconsistencies must be addressed before the Commission votes on this ordinance. In particular, the proposed ordinance (File ID #5580 - for PZ 6 and File ID #4668 for PZ 2) states that the City Commission must make the following findings: 1. The Magic City SAP is consistent with the Miami Comprehensive Neighborhood Plan, as amended; 2. The Magic City SAP conforms to the requirements of the Miami 21 Code; 3. The Magic City SAP will have a favorable impact on the economy of the City: 4. The Magic City SAP will efficiently use public transportation facilities; 5. Any potentially adverse effects of the development will be mitigated through compliance with the conditions of the Magic City SAP as stated herein; 6. The Magic City SAP will efficiently use existing public and civic spaces; 7. The Magic City SAP will not negatively impact the environment or any natural resources of the City; 8. The Magic City SAP will not adversely affect living conditions in the neighborhood; 9. The Magic City SAP will not adversely affect public safety; and 10. The public welfare will be served by the Magic City SAP. For all the reasons stated in this document, and in particular the significant changes to the benefits offered in the revised DA and Regulating Plan that necessarily must alter the findings of the PZ 36 See Inclusive Communities v. Texas Department of Community Affairs, 135 S. Ct. 2507 (2015). See also, 42 U.S.C. §3604 et seq. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 21 c Staff analysis, and the City Commission cannot reasonably make these findings. There simply is not enough substantial and competent evidence to support more than one of these findings — in particular those related to the consistency with the MCNP, the mitigation of adverse effects, the impacts on the environment (which have not been quantified in the application at all) and public welfare (especially given the exceptions granted for alcoholic beverage establishments and waiver of distance requirements from schools and churches). For these reasons, the project must be significantly altered or otherwise denied. E. CONCLUSION In general, while it could be positive that the Developer is willing to offer money as one way of mitigating the issues with this project, there are certain elements that money alone cannot resolve, and the money that is offered should be in some fair proportion to the entitlements being granted. We know that this development will be looked to as an example of SAPs to come, and therefore, it is important to ensure that the documents that govern the project are adequately examined and brought into line with the Goals, Objectives and Policies of the MCNP, the intent of the Miami 21 zoning code and in alignment to the vision of a future Miami that is both resilient and inclusive. As it is, we do not have a project that substantially advances any of those things. For the foregoing reasons, FANM and its members present this evidence related to the Magic City SAP development and ask that the City Commission take a much finer look at the content of the project and work with the community to secure greater, more appropriate benefits before approving the SAP. By: eena Jagannath, Esq. Florida Bar No.: 102684 meena@conununityiusticeproject.com 3000 Biscayne Boulevard, Suite 106 Miami, FL 33137 Dated: March 26, 2019 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 22 M1, c EXHIBIT C c c Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk FANM AYISYEN N HAITIAN WOM F A Ns, MARLEINE BASTI EXwE'CxUT.IVE AN Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk MISSION/HISTORY OF FANM FANM is located in the heart of Little Haiti. FANM has been a major catalyst for addressing issues that affect immigrant families in South Florida. The organization has a longstanding commitment to meeting the needs of low- to moderate income families and children for the past 21 years through counseling, outreach, education, access to care, and advocacy services. FANM's mission is, "to empower Haitian women and their families socially, economically and politically, and to facilitate their adjustment to South lorida and the United States." Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk OUR PROGRAMS Family Intervention and Empowerment Health Promotion and Prevention Youth Development and Leadership Immigration Services and Advocacy Community Education Development Adult Education Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk THE FAMILY INTERVENTION AND EMPOWERMENT PROGRAM This program focuses on transitional cultural adjustment needs of migrant families. Services include case management, parenting education, psychosocial assessments, development of treatment plans, crisis intervention, and mental health counseling. The program helps domestic violence survivors and those in need of anger management, as well as assistance and advocacy to parent/guardians and victims with legal proceedings. Domestic Violence Intervention and Prevention. r 0 0 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk HEALTH PROMOTION AND PREVENTION PRO GRAM FANM offers Haitian families and the Community outreach and education on various health topics such as wqmen's and reproductive health, cancer education and early detection, HIV/AIDS, diabetes and hypertension. FANM also provides clients assistance in preparing public benefits applications, such As Medicaid/Medicare, KidCare, Food stamps and unemployment benefits. In addition, FANM helps clients. that are in need of health services. . 0,4 YOUTH DEVELOPMENT AND LEADERSHIP PROGRAM Consists of an after school program, Spring break and summer camp. Core Components include homework assistance, literacy activities, which include FCAT strategies in reading, math, and science. Our physical fitness Component Includes activities, such as soccer, dance, and tae kwon do. Our youth financial literacy and Financial responsibility program teaches Young women how to be leaders by Providing them the tools necessary to Become financially responsible and self sufficient. IMMIGRATION ADVOCACY AND CITIZENSHIP PROGRAM Consist of the Legal Services Clinic which provides Immigration services and legal representation to entrants, Parolees Asylum applicants, victims of domestic violence, and family law clientele. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk THE IMMIGRATION ADVOCACY AND CITIZENSHIP PROGRAM FANM identifies human rights Issues Affecting the local, national, and global community, with a focus on public policy issues and legislation that impact Haitian immigrants. The program conducts research and educates the community via in Person workshops, radio and television programs, press releases, and other statements to the media. ORGANIZING FOR COMPREHENSIVE IMMIGRATION REFORM Nhq afgatigi Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Submitted into the public record for item(s) PZ.10, 11, 12. on 06J27/2019 , City Clerk ADVOCACY AT THE UNITED NATION'S Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk COMMUNITY ECONOMIC DEVELOPMENT (CED) FANM strives to continually create opportunities for the unemployed underemployed. The program trains individuals on business operation skills such as inventory, marketing, customer service, sale and money. CED also conducts needs assessments for small businesses to determine areas in which technical assistance is needed. Furthermore, CED assists small businesses to apply for and manage local grants. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk ADULT EDUCATION AND LITERACY PROGRAM FANM assists adult Miami residents with Basic education, including English language literacy and computer skills. 0 J Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk ADVOCACY AND ORGANIZING In addition to providing wrap around services that strengthen families because strong families make strong communities, FANM also advocates and organizes year- round around issues of importance to change policies, and create a more balanced, equitable society where every voice is lifted, every life is valued. Fighting Deportation to Haiti— FANM has led the fight to stop deportation to Haiti for the past 25 years. In addition to organizing on the ground, FANM Executive Director Marleine Bastien testified in 2011 and 2012 in front of the OAS Human Rights Committee on the impact of deportations on Haitian and immigrant families. President Obama stopped all deportations to Haiti in 2010 only to resume them a year later. 0ur work continues to save 40 chronically and terminally ill family members from deportation every year. Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk DEFERRED ENFORCED DEPARTURE (DED) DECEMBER 23, 1997 F.A.N.M organized locally and nationally to persuade President Clinton to approve DED to protect Haitians who will qualify for HRIFA from deportation in 1997 . Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk HAITIAN REFUGEE IMMIGRATION FAIRNESS ACT OF 1998 Fanm Ayisyen Nan Miyami Inc. was the leading organizing entity for HIRFA, resulting to the biggest contingent of participants ( 1,000 from Miami, mainly FANM's clients) at a Washington D.C. demonstration which brought 30,000 strong composed of Haitians and their supporters . The members also met with lawmakers on the Hill to educate them about the impact of detention and deportation of families, especially children. The Haitian Immigration Refugee Fairness Act known as "Lwa Clinton nan" was signed into law by President Clinton in 1998.50,000 Haitians were able to adjust their status to become permanent residents as a result. Post, New Times Article: The Catalyst by Kathy Glascow. ss•ars..:, v FANM in collaboration with Haitian - American Youth of Tomorrow organized locally and nationally for the approval of the DREAM ACT. We took young students to Washington for over 10 years to be their own voices and speak to lawmakers in Washington (President 0bama approved DACA in 2012). DREAM ACT •,1 eric4 �! r y: `"Ir 11 r' • Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk M ; F �L Sri ' 0 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk TEMPORARY PROTECTED STATUS Fanm Ayisyen Nan Miyami (F.A.N.M,) led a 7-year campaign which led President Obama to approve an administrative order for Temporary Protected Status in 2010. FANM continues its organizing and T.P.S. has been renewed every year since approval. FANM is organizing its members to get In -State Tuition for Haitian students with T.P.S. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk FAMILY REUNIFICATION PAROLE PROGRAM FANM organized its members for 5 years to have this measure approved by President 0bama in 2014. It organizes local and national rallies, in addition to several trips to Washington D. C. to educate lawmakers on the issue. A small delegation met with Vice -President Joe Biden who gave his support for the measure. Ms. Bastien spoke directly with President 0bama while he was visiting a local High School. He told Ms. Bastien: "I'll look into it". Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk COMPREHENSIVE IMMIGRATION REFORM On -going Campaign in collaboration with FLIC (FANM is a founding member of FLIC). Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk PAST SUCCESSFUL CAMPAIGNS INCLUDE Small Class Class Size (Statewide campaigns) in collaboration with United Teachers and other unions, Wage Theft ( In collaboration with FLIC, We Count, Miami Workers Center, FNM, et al....) Ending of ICE Detainers ( with We Count, FLIC, UM Legal Clinic, U.M. Human Rights Clinic, Catholic Charities Legal Services, Kurzban Law Firm, etc.) . Reduction of Nursing Home Patient Ratio (80 percent of Nurses' Aides are immigrant - mainly Haitian women —In collaboration with SEIU ONGOING CAMPAIGNS Stop Deportation, Little Haiti Gentrification/Affordable Housing, The Planned Eviction of the Little Farm Mobile Home Owners, Dominican Republic Crisis, Comprehensive Immigration Reform Citizenship: How to Become a U.S. Citizen, In -State Tuition for Haitian Students with TPS, Voter Education. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk _. __s_--sue= s3 c� GET INVOLVED, TAKE ACTION Become a FANM member : www.fanrn.org, email : front de:cies,,Ketancri,orgfora volunteer application. 106 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk u Submitted into the public record for itemnb)PZ,1O,11^12. IL D c EXHIBIT D c Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk APPENDIX B Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk EXPERT WITNESS STATEMENT ON INCONSISTENCY OF MAGIC CITY INNOVATION DISTRICT SPECIAL AREA PLAN CITY OF MIAMI COMMISSION — RE -ZONING MEETING February 28th, 2018, As prepared by Danyealah Green -Lemons, M. Arch, Assoc. AIA Good Afternoon, I am Danyealah Green -Lemons. Two years ago, I graduated with my Masters of Architecture degree from the 5-year Accelerated Masters of Architecture program at Florida International University. Since then, I have worked as a designer in two of Miami's top firms: Bermello + Ajamil and Shulman + Associates. I am a proud member of the Miami Chapter of the American Institute of Architects and have a passion for architecture that is rooted in my love for great urbanism. I believe that architecture at its best is a form of social activism. The urban fabric - the city - is the canvas on which critical ideas of place, ownership, and identity are expressed. When I consider the neighborhood of Little Haiti, its demographic, physical character, scale, and density, it is an ideal place for understanding the critical impact of social infrastructure. I present the following site analysis and documentation as part of foundational evidence to the incongruent nature of the proposed Magic City Innovation District Special Area Plan. The existing character of Downtown Little Haiti along its main corridor of NE 2nd Avenue consists of two-story, 25-foot commercial storefronts: small businesses, restaurants, bookstores, galleries and religious spaces. This historic social O Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk infrastructure of low-rise buildings, developed during the early migration of Haitian immigrants to Miami during the 1960's, has generated neighborhood profit, cultural stability, and local identity for Little Haiti to -date. The definitive urban scale and proportion of the neighborhood, is made of sidewalks between 7-8 feet in width off the storefronts, a 12-foot green buffer, and 7-foot wide parallel and angled parking spaces flanking the street (as per my October 6th, 2018 site -visit for the purposes of a research grant). The character of the storefronts are whimsical - designed in the "Gingerbread" architectural style reminiscent of Haiti, with a tropical color palate of pastels, and white latticework elements. The storefronts are kind to the pedestrian with awnings that provide shade for passersby, and storefront displays speak a neighborhood language that fosters a sense of community evident in the relationships between the residents and small business owners. The surrounding area, branching off minor roads such as NE 3rd Avenue is made of 15-20-foot high warehouses, as well as civic and residential buildings that do not exceed more than 50 feet. Moreover, with the establishment of the Miami 21 Code, the existing zoning of Little Haiti allows for a maximum building height between 8-10 stories, consistent with the low- to mid -rise intimate building pattern. The re -zoning proposed in the Magic City Special Area Plan, MCID -1 AND MCID-2, would increase the maximum allowable building height to 20-25 stories, nearly triple times the existing. Beyond the explicit astronomical environmental and infrastructural impacts of re -zoning to this capacity, the urban implications are grossly out of scale and character with Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 0 C C the existing neighborhood. According to Article 3, section 3.9.1 H for the Special Area Plan, item 10 states, "Flexible allocation of development capacity and height... shall be allowed so long as the capacity or height distribution does not result in development that is out of scale or character with the surrounding area and provides appropriate transitions." Based on Illustration no. 4 detailing the proposed zoning designation of the Magic City Special Area Plan, the core block of buildings between NE 2nd Avenue and NE 4th Avenue would spike from a modest 1-2 stories to 20-25 stories, completely disrupting the continuity of the street block and urban scale. Furthermore, should the proposed SAP present a "gradual transition" of building heights from the central core, outward to the surrounding urban zone of Little Haiti as a reasonable solution, this would only solidify the lack of thorough analysis of the existing urban fabric. For example, the proposed the "gradation" of building heights in the SAP for the zones surrounding the existing green space of the Magic City Trailer Park would create an insular and isolationist urban experience. Though the proposal provides D-1 zoned parcels with a maximum building height of 10 stories, the majority of the parcels in the surrounding area are still 1-3 stories high. This is evident in the existing zoning along the intersection of NE 4th Avenue and NE 59th Street, and the same follows for the zones along the intersection of NE 2nd Avenue and NE 60th Street. In my expert opinion as an architect, locating the tallest buildings of 25 stories abutting the proposed "central promenade," with a transition to 20, and then 10-story buildings would create the opposite of the Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk c 0 0 desired urban effect, essentially obstructing views and access to what could otherwise be an open and accessible, renovated green space for the community. This type of urban gesture will propagate the idea that the existing social infrastructure is inferior and incompatible with the newly proposed buildings and will disconnect residents in the adjacent suburban nodes from the very development meant to reflect an innovative district identity. Additionally, as specified in Article 7, section 7.1.2.8 c 2, in the application for rezoning under item G, it states, "The [applicant's] analysis shall explain why the zoning change is appropriate and why the existing zoning is inappropriate, in light of the intent of the Miami 21 Code and particularly in relation to effects on adjoining properties." The current application as presented by the MCD Miami LLC and others, hardly legitimizes the existing zoning of Little Haiti as inappropriate, and only includes the minimum required level of analysis with inclusion of an aerial photo, existing land use map, and a few diagrammatic illustrations of the proposed re -zoning. With a Special Area Plan of this magnitude and scale, further investigation and analysis must be completed to fully comprehend the drastic transformations on the existing urban fabric of Little Haiti. In closing, let us be mindful of role of the architect: architects and urban planners can provide "push back," to the broader cultural narrative of polarity and design with a critical consciousness in lieu of sea -level rise. Methodologies of urbanism and place -making act as litmus tests for effective/ineffective social Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk place -making. If policymakers discount the importance of Little Haiti's existing social infrastructure in the approval of the Magic City Special Area Plan, this would sorely negate Miami's identity as a coastal city leading in innovative urbanism in lieu of climate change and sea -level rise. Human relationship to place, translates to scale. The cultural association to place through memory and history translates to identity. The modern preservation of scale, neighborhood character, and cultural identity should be one of the intrinsic drivers of any re-development/re- zoning in the City of Miami. 0 G E EXHIBIT E c c Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk DECLARATION OF MARLEINE BASTIEN ON BEHALF OF FAMILY ACTION NETWORK MOVEMENT 1. My name is Marleine Bastien. I am over the age of eighteen and understand the obligations of an oath. 2. I am the Executive Director of Family Action Network Movement, or FANM. 3. Founded in 1991, FANM is a social services organization located in Little Haiti, dedicated to meeting the needs of low to moderate -income families and children through counseling, wrap around services, organizing and many more services. 4. FANM currently has at least 30 members residing or having their place of business in the 33137, 33138, 33150 and 33127 zip codes, which are the zip codes in the immediate vicinity of the proposed Magic City Innovation District Special Area Plan ("Magic City SAP"). Some members have already been displaced since development pressures picked up over the last few years. 5. The beneficiaries of FANM's services in Little Haiti number approximately 200 people, including children participating in FANM's youth programs. 6. FANM members, program participants and beneficiaries who live in the above zip codes will be disproportionately impacted by the traffic, noise, density, rising rents and other effects that may stem from the approval of a rezoning the size of the Magic City SAP. 7. As a result of increasing development pressures in the neighborhood, FANM has had to expend significant resources to support members and other individuals facing eviction from their homes and businesses in the Little Haiti neighborhood. 8. For example, yesterday, February 27, 2019, FANM had to advance funds to help a small business owner vacate from a rental property just blocks from the Magic City SAP area. FANM staff members had to take time out from their very busy schedules to ensure that this individual did not lose his livelihood, as the property owner threatened to sell his belongings and inventory if he did not vacate immediately and pay all monies they claimed he owed in cash. 9. This type of scenario occurred multiple times in the last year for FANM members who were both residential and commercial tenants in Little Haiti, causing an inordinate amount of suffering and turmoil for those members, and creating fear and anxiety in other similarly situated FANM members who believe they too could be displaced as a result of development pressures. 10. In addition to the resources FANM has had to expend to support its members, the organization has had to divert significant resources towards educating and organizing the community to understand the emerging dynamic of gentrification, Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk development and displacement in the Little Haiti neighborhood. This includes resources in terms of my time and that of my staff, as well as material resources such as food for meetings and buses for members to attend hearings as they may come up. I declare under penalty of perjury that the foregoing is true and correct. Marleinetien Executive Director, FANM AP/9 Date © 2 c; EXHIBIT F c c Submitted into the pub►ic record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 0 4 Gs._._.M_tttosalwww.truiia.com/p/fi/miami/6244-ne-1st-pi-miami-fi-33138--2093819314 Click to go back, hold to sae history 9trulia Search for City, Neighborhood, Zip, County, Sc... 6244 NE 1st PI Miami, FL 33138 Little Haiti g 2 Beds 02 Baths Local Information Map View Street View Explore the area around Take a virtual walk 6244 NE 1st PI. around the neighborhood. Description Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk * Buy Rent Mortgage Contact For Estimate Saved Homes Saved Searches Schools Crime Commute 3 Elementary Schools Low crime relative to 94% of residents 4 Middle Schools the rest of Miami -Dade commute by car. 1 High School county. This property is no longer available to rent or to buy. Shop 8 Eat 155 Restaurants 28 Groceries 33 Nightlife - Corner lot, commercial and/or residential zoning, next to the $1.4 Billion Miami Magic City Innovation District (lot is shown on attached brouchure and photo). 5 minutes from Miami Design District. - Lease term is negotiable (1-5 years) - inside Miami Urban Development Boundary - Lot is Zoned T5L - various commercial/residential uses (for example, parking lot, etc.) For rent by owner 917-612-7439 6/19/2019 7651 Ne 2nd Ave, Miami, FL 33138 - realtor.com® 1,882 sgft $630,000 Commute Time 7651 NE 2nd Ave, Miami, FL 33138 ® Estimate Payment 1 Eli Add Note 0 Hide Open House None at this time Request a Private Showing Property Details Status Active F2). Share Price/Sq Ft $335 r-14. On realtor.com® 6 days Contact Agent Type Multi -Family Home Built 1926 This home is located on a corner lot! Did you find this useful? Q realtip Location, Location Excellent investment property. Property is zoned Miami 21 T6-8-0 mixed use. This is a corner lot located right off NE 2nd Ave in between The Citadel Food Hall and Magic City Innovation District. Property is currently being used as a tri-plex and a tax shop in the front. Zoning permits building 2-8 floors, hotel, restaurant etc. Please Read More,' Property Features Land Info • Lot Description: Less Than 1/4 Acre Lot Other Property Info • Annual Tax Amount: 6319 • Source Listing Status: Active Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk https://www.realtor.com/realestateandhomes-detail/7651-NE-2nd-Ave_Miami_FL_33138_M51461-10137 2/8 6/19/2019 7000 Nw 5th P1, Miami, FL 33150 - reaitor.com® $249,000 4 2 1,240 beds baths sq ft Commute Time 7000 NW 5th PI, Miami, FL 33150 1 Add Note 0 Hide F Open House None at this time Request a Private Showing Property Details ISALE Status Active I> Share II I *,M_f ® Estimate Payment Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk I 1 I 0 Price/Sq Ft On realtor.com® $201 1 day Contact Agent Type Built Multi -Family Home 1938 Property up for sale, great opportunity for investment, located in up and coming neighborhood. Walking distance to magic city. Property being sold as is how is! Buyer should do research prior to submitting offer. Double lot size and can be developed. Read More Property Features Bedrooms Bathrooms • Bedrooms: 4 • Full Bathrooms: 2 Land Info • Lot Description: Less Than 1/4 Acre Lot NiNdulti-Unit Info • Number of Units: 2 https://www.realtor.com/realestateandhomes-detail/7000-NW-5th-PI_Miami_FL 33150_M65469-56542 2/8 6/19/2019 155 NE 59th St # ONE, Miami, FL 33137 ( Zillow al Only showing 500 homes. Zoom in or use filters to narrow your search. • 2u $asG i $2.1 K 2 $1 K i $6161( 3/SK )1.6K ! , f units 15K Nvrsj rE`$950 `,s$349K iEL • $745K $20, S $675 C ' >s✓1 $4 s $1.7M $ 3 $249K $ SC Si `-t-S rc„,s its 4 � ' rsta;ti $90t 5 units j` $1K r $1.3 K 6K $a�K $1.1K 3 unit: $ $48• 5K `.J—` unit $2yn' ..' $349KK $1.7K y F•% — — $2K .,. $895 „ lY$1.3K`.YNtfy74 73 units+�+ 2 32u stsi $,_33q',j 9 $9 9 tin u:+ ▪ 85 311 9 Snits 5 units 2 uu ,te �' 44units . Kj tc$BK, $1.3K st. o4't' 1, 1 00/mo 1 bd j 1 ba i 650 sgft 155 NE 59th St, Unit ONE, Miami, FL 33137 Apartment for rent ! Rent Zestimate®: None 0 Apply now Days listed 14 C% Save t Share 000 More Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Request a tour Applications 1 1 Bed/ 1 bath / 1 parking apartment with renovated appliances, great distribution, safe area across a from a school and church. Very good location, one block from 2nd Ave with all the restaurants and shops magic city on the corner. Conveniently located close to Design Distric, wynwood and the beach. Water included, electricty pay by tenant Listed by property manager Name undisclosed (786) 507-8871 Call Rental facts and features Ask a question https://www.zillow.com/homedetails/ 155-NE-59th-St-ONE-Miami-FL-33137/2084118144_zpid/ 1/1 6/6/2019 5811 N Miami Ave #5837, Miami, FL 33127 - 4 Bed, 2 Bath - 15 Photos I Trulia Rtrulia Search for City, Neighborhood, Zip, County, School �Villa Paula. 24 NW 58th St is across the street. All these lands are Vacant and zoned Multi -Family - 5- tory, except Villa Paula, 5811 N Miami Avenue, which is a Designated Historic Haunted Commercial building and used as an art gallery, perfect to be a theme restaurant. These properties are located in the Up and Coming Neighborhood of Little Haiti, a block away from the New Innovation district "Magic City." Home Details for 5811 N Miami Ave #5837 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk • Lot Size: 0.29 acres • Built in 1925 • Cooling System: Central • Refrigerator • Floors: Tile • MLS/Source ID: A10474761 See Virtual Tour CPrice Trends For 4 bedroom homes in 33127 $246 Average Price/sqft AR LD $251,500 Median Sale Price FA 35% below list Avg Sale Price vs. Avg List Price What Locals Say All Community Dog Owners Parents Commute o Trulia User Resident • 3d ago o Trulia User Resident • lw ago o Trulia User Resident • 3mo ago A A https://www.trulia.com/p/fl/miami/5811-n-miami-ave-5837-miami-fl-33127--2353795062 2/4 EXHIBIT G c„ 0 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk LITTLE HAITI ADVISORY GROUP MEETING JOIN US TO CONTINUE OUR DISCUSSION ON "SAVE LITTLE HAITI CAMPAIGN" TUESDAY, MAY 22, 2018 AT 6:30-8:OOP.M. FANM 100NE84ST. MIAMI, FL 33138 FOR INFORMATION CALL FANM AT 305-756-8050 OR EMAIL: COMMUNITYORGANIZING@FANM.ORG WWW.FANM.OR FANM AMIYYISIYEN @FANMORG i@FANMORG Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk LITTLE HAITI ADVISORY GROUP MEETING JOIN US TO CONTINUE OUR DISCUSSION ON "SAVE LITTLE HAITI CAMPAIGN" TUESDAY, JUNE 5, 2018 AT 6:30-8:OOP.M. FANM 100NE84ST. MIAMI, FL 33138 FOR INFORMATION CALL FANM AT 305-756-8050 OR EMAIL: COMMUNITYORGANIZING@FANM.ORG WWW.FANM.ORG { FANM AYISYEN NAN MIYAMI @FANMORG @FANMORG Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk se LITTLE HAITI ADVISORY GROUP MEETING JOIN US TO CONTINUE OUR DISCUSSION ON "SAVE LITTLE HAITI CAMPAIGN" TUESDAY,JULY 10, 2018 AT 6:30pm-8:00pm FANM 100NE84ST. MIAMI, FL 33138 FOR INFORMATION CALL FANM AT 305-756-8050 OR EMAIL: COMMUNITYORGANIZING@FANM.ORG WWW.FANM.ORGITI FANM AYISYEN NAN @FANMORG @FANMORG FAMILY ACTION NETWORK MOVEMENT, INC. (FANMI Community Meeting- LITTLE HAITI ADVISORY GROUP I 1 Name DATE: 07/24/2018 Phone Number Email Address REDACTED Submitted into the public record for item(s) PZ.10, 11 12 on 06 27 2019 City Clerk Organization O O O The Board of Directors Marie Paule Woodson, Chair Fritz Desir, Vice Chair Daniel Fils Aime, Treasurer Kai Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola Delva Yanick J. Landess Melechi Sauveur Advisory Board Members Ira Kurzban Edwidge Danticat Dr. Angelo Gousse Bea Hines Executive Director Marleine Bastien, MSW, I.CS W Executive Director Fami1yAction WetworkWovement, Inc. (EA.1V 44) 100 NE 84' Street, Suite 150, Miami, FL 33138 Phone: 305-756-8050 Fax: 305-756-8150 w wwr.fiunn.org' FANM/ Unite Here Strategic Meeting: August 16, 2018 @ 12:00 pm Agenda 1. Greetings 2. Goals and objectives 3. Community benefit packages: a) Eastside Ridge b) Magic City 4. Non-negotiable requests a) Unite Here b) FANM 5. Discussions 6. Questions/Comments/Adjourn Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk FANM's mission is to empower Haitian women and their families Socially, politically and facilitate their adjustment to South Florida. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk The Board of Directors Marie Paule Woodson, Chair Fritz Desir, Vice Chair Daniel Fils Aime, Treasurer Kai Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola Delva Yanick J. Landess Melechi Sauveur Advisory Board Members Ira Kurzban Edwidge Danticat Dr. Angelo Gousse Bea Hines Executive Director Marleine Bastien, MSW, i,C'.S W Executive Director family Action Wetcuork9Wovement, Inc. (FAV1) 100 NE 84th Street, Suite 150, Miami, FL 33138 Phone: 305-756-8050 Fax: 305-756-8150 www.f'anm.org Agenda August 22, 2018 FANM/ Unite Here Strategic Meeting 12:00 pm 1. Greetings 2. Goals and objectives 3. Community benefit packages: a) Eastridge Ridge b) Magic City 4. Non-negotiable requests a) Unite Here b) FANM 5. Discussions 6. Questions/Comments 7. Next meeting date: 8. Meeting adjourn FANM's mission is to empower Haitian women and their families Socially, politically and facilitate their adjustment to South Florida. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk The Board of Directors Marie Paule Woodson, Chair Fritz Desir, Vice Chair Daniel Fils Aiine, Treasurer Kai Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola Delva Yanick J. Landess Melechi Sauveur Advisory Board Members Ira Kurzban Edwidge Danticat Dr. Angelo Gousse Bea Hines Executive Director Marleine Bastien, MSW, LCSW Executive Director Tamiry Action Wetworkniovement, Inc. (FAJV91,) 100 NE 84°' Street, Suite 150, Miami, FL 33138 Phone: 305-756-8050 Fax: 305-736-8150 mi%V.fan n .org September 10, 2018 @ 1:00 PM Agenda 1. Greetings: 2. Finalizing rules of engagement 3. Updates: a) Eastside Ridge b) Magic City c) meeting with Planning, Zoning & Development d) meeting with Commissioner Wilfredo Gort e) meeting from PZAB 4. Presentation from: Mike Hill (UniteHere) 5. Meeting with James McQueen (Chief of staff Commissioner Hardeman) 6. Questions/Coirunents 7. Adjourn FANM's mission is to empower Haitian women and their families Socially, politically and facilitate their adjustment to South Florida, Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk ‘-;1 The Board of Directors Marie Paule Woodson, Chair Fritz Desir, Vice Chair Daniel Fils Aime, Treasurer Kai Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola Delva Yanick J. Landess Melechi Sauveur Advisory Board Members Ira Kurzban Edwidge Danticat Dr. Angelo Gousse Bea Hines Executive Director Marleine Bastien, MSW, LCSW Executive Director FamityAction Wetworkllovement, Inc. (TAW 100 NE 84th Street, Suite 150, Miami, FL 33138 Phone: 305-756-8050 Fax: 305-756-8150 www.fanm.org September 21 th., 2018 Community Stakeholders Meeting Agenda 1. Greetings 2. Vicky Leiva, Lawyer of Eastside Ridge 3. Review of Magic City Materials 4. Review of Rules of Engagement 5. Discussions 6. Adjourn FANM's mission is to empower Haitian women and their families Socially, politically and facilitate their adjustment to South Florida. iwi nNMt Wrr Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Family fiction Networ !Movement, Inc. (EAW M) 100 NE 84th Street, Suite 150, Miami, FL 33138 Phone: 30.5-7.56-8050 Fax: 305-7 56-8150 ‘1,1twv.fanm.org Concerned Leaders of Little Haiti Meeting with Neil Fairman: September 24, 2018 a 1:00 pm @ One God in Three Persons: 495 NW 77th St, Miami, FL 33151 The Board of Directors Marie Paule Woodson, Agenda Chair Fritz Desir, Vice Chair Daniel Fils Aime, Treasurer 1. Greetings Kai Hill, Secretary Jack Lieberman, 2. Neil Fairman (Magic City), chairman of Plaza Equity Partners Solange Aurelien Fabiola Delva 3. Discussions Yanick J. Landess Melechi Sauveur 4. Questions/Adjoum Advisory Board Members Ira Kurzban Edwidge Danticat Dr. Angelo Gousse Bea Hines Executive Director Marleine Bastien, MSW, LCSW Executive Director FANM's mission Is to empower Haitian women and their families Socially, politically and facilitate their adjustment to South Florida. Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk The Board of Directors Marie Paule Woodson, Chair Fritz Desir, Vice Chair Daniel Fils Aime, Treasurer Kai Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola Delva Yanick J. Landess Melechi Sauveur Advisory Board Members Ira Kurzban Edwidge Danticat Dr. Angelo Gousse Bea Hines Executive Director Marleine Bastien, MSW, LCSW Executive Director FFamifyAction Networ&f Movement, Inc. (FAw M) 100 NE 84'' Street, Suite 150, Miami, FL 33138 Phone: 305-7 56-8050 Fax: 305-756-8150 www.finim.org September 26th, 2018 Concerned Leaders of Little Haiti Agenda 1. Greetings/Introduction 2. Strategic planning for tomorrow's meeting in City Hall 4. Discussions 5. Questions/Adjourn FANM's mission is to empower Haitian women and their families Socially, politically and facilitate their adjustment to South Florida. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk The Board of Directors Marie Paule Woodson, Chair Fritz Desir, Vice Chair Daniel Fils Aime, Treasurer Kai Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola Delva Yanick J. Landess Melechi Sauveur Advisory Board Members Ira Kurzban Edwidge Danticat Dr. Angelo Gousse Bea Hines Executive Director Marleine Bastien, MSW, LCSW Executive Director 'FamifyAction NetwothjMovement, Inc. (EANY11) 100 NE, 84''' Street, Suite 150, Miami, FL 33138 Phone: 305-756-8050 Fax: 305-756-8150 www.f anal. org Little Haiti Community Meeting November 13, 2018 @ 6:30 pm Agenda 1. Greetings 2. Meena Jagannath, Esq, Community Justice Project, Inc. (CJP) 3. Magic City: a) Background b) What is in their Community Benefits Package? c) What do we need in our Community Benefits Package? 4. Discussions 5. Strategies Moving Forward/Solutions 6. Questions/Comments 7. Adjourn FANM's mission is to empower Haitian women and their families Socially, politically and facilitate their adjustment to South Florida, Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Community AaeetingtiIt's all about Little Haiti Little Haiti is part of our historical legacy. It is our responsibility to keep it alive and thriving. Come and learn about the mega -development Magic City. HEN: Thursday, November 29, 2018 O �P.M. to 8:00 P.M. • 'WHERE: •Family Action Network t Monier ent w. .: J 100 NE.84th°ST, Miami; NTACT. f305-756=8050 OR EM ommupications@!anrr:o>r •p 1NWW.FANM.ORG FANM AYISYEN @FANMORG @FANMORG Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Little Haiti advisor Group Community Meeting Little Haiti is part of our historical legacy. It is our responsibility to keep it alive and thriving. Come and learn about the mega -development Magic City. W EN-Thursday,:February 21,'2019 4 EA:30 P.M to 8:00 P.M. Jt ER, :.Family Action Network Movement,; i ; 100 NE 84th ST, Miami, F CONTACT: 305-7567-EtO5O CIR EMw ,commuri�c�tion's@fanm UWW.FANM.ORC��� FANMAYISYEN NAN MIYAMI @FANMORG & J@FANMORG The Board of Directors Marie Paule Woodson, Chair Fritz Desir, Vice Chair Kai, Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola.Delva Yanick J. Landess Melechi Sauveur Advisory Board Members Ira Kurzban Edwidge Danticat Dr. Angelo Gousse Bea Hines Executive Director Marleine Bastien,`MSW, LCSW Executive Director F'amifyAAction .WIretwor& Movement (CAMP!) 100 NE 84t Street, Suite 150, Miami, FL 33138 Phone: 305-756-805(} Fax: 305-756-8150 www.fanm.org Wednesday, April 3, 2019 Little Haiti Advisory Group Meeting 5:30PM - 7:30PM Agenda 1. Greetingsflntroduction Submitted into the public record for item(s) PZ.10,11,12. on 06/27/2019 , City Clerk FANM'smission is to empower low to moderate income families socially, financially, and politically and to, give them the tools to transform their communities. The Board of Directors Marie Paule Woodson, Chair Fritz Desir, Vice Chair Kai Hill, Secretary Jack Lieberman; Solange Aurelier► Fabiola DeIva Yanick J. Landess Melechi Sauveur Advisory. Board Members Ira Kurzban Edwidge Danticat Dr. Angelo Gousse Bea Hines Executive Director Marleine Bastien, MSW, LCSW Executive Director Familyy fiction Wetwork Movement (TA W ,0 100 NE 8"4 ' Street, Suite 150, Miami, FL 33138 Phone:305-756-8050 Fax: 305-756-8150 www. fanm. org r Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Wednesday, April 18, 2019 Little Hait Advisory Group Meeting 6OOPM * 7:OOPM Agenda 1. Greetings/Introduction 2 Magic City a)I b)I c) d). 3. IiiiiMMEMENI 4. MiMMIMMIMPMMM 5. Meeting adjourn FANM's mission is to empower Haitian women and their families Socially, politically and facilitate their adjustment to South Florida. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk The Board of Directors Marie Paule Woodson, Chair Fritz Desire Vice Chair Kai Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola Delva Yanick J. Landess Melechi Sauveur Advisory Board Members'. cap Ira Kurzban' Edwidge Danticat Dr. Angelo Gousse Bea Hines Executive Director Marleine Bastien, MSW, LCSW Executive Director TamilyAction fetworl , overlent (E.A7 ) 100 NE 8t ° Street, Suite 150, Miami, FL 33138 Phone: 305-756-8050 Fax: 305-756-815() ttwW.lanm.org Wednesday, April 24, 2019 Little Haiti Advisory Group Meeting FANM's mission is to empower Haitian women and their families. Socially, politically and facilitate their adjustment to South Florida. The Board of Directors Marie Faille Woodson, Chair Fntz:Desir, Vice Chair Kai Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola Delva Yanick J. Landess Melechi Sauveur Ira Kurzban; Edwidge Danticat Dr.'Angelo Gousse Bea Hines Executive Director Marleine Bastien, MSW, LCSW ".. Executive" Director !Fanti y.Action Networ&fMoventent (F.AWYPO 100 NE 8e Street, Suite 150, Miami, FL 33138 Phone: 30 5-756-3(9JU " Fax: 305-756-8150 k1vw.l lnm.org Little Haiti Advisory GroupMeeting S:OOPM—.6:30PM Agenda 1. Greetings/Introduction 2. Magic City a) b) Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk FANM's mission is to empower Haitian women and their families Socially, politically andfacilitate their adjustment to South Florida. 3.' The Board of Directors Marie Paule Woodson, Chair Fritz Desir, Vice Chair Kai Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola DeIva Yanick J. Landess Melechi Sauveur Advisory Board Members Ira Kurzban Edwidge Danticat Dr. Angelo Gousse Bea Hines Executive -Director Marleine Bastien, MSW, LCSW. Executive Director Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Famity fiction Wetwork34ovetnent (FAgtile0 100 NE 8'1' Street, Suite 15(), Miami, FL 33138 Phone: 305-756-80 5O Fax: 305-756-8150`, www.(annl:org r Monday, May 13, 2019 Little Haiti Advisory Group Meeting 2. Magic City a) b) 3. Magic City a) h) c} FANM's mission is to a power Haitian women and their families Socially, politically and acilitate their adjustment to+South" Florida. The Board of Directors Marie Paule Woodson, Chair Fritz Desk, Vice Chair Kai Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola Delva Yanick J. Landess Melechi Sauveur Ir--aKurzban" Edwidge'Danticat Dr Angelo Gousse: Bea Hines Marleine Bastien, MSW, ; LCSW Executive Director Earni&yAction Yetworkliovement (Emekt,_ 100 NE 84' `' Street, Suite 150, Miami, FL 33138 Phone: 30 5-756-8050 Fax: 305-7 6-815(}. Little Haiti Advisory Group Meeting 6:OOPM -- 8:30PM: Agenda Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk FANM's mission is to empower Haitian women and their families Socially, politically and facilitate their; adjustment to South Florida. • Farnifyfiction g(etwork,Jltovernent 'qM); 100 NE 84Street, eet, Suite 150, Miami, FL 33138; Phone: 305-756-80 5O Fax: 305-756-8150 tatlm.otg Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk The Board of Directors Marie Paule` Woodson, Chair Fritz Desir, Vice Chair Kai Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola Delva Yanick 1 Landess Melechi Sauveur Ira Kurzban Edwidge Danticat Dr. Angelo Gousse Bea Hines Executive Director Marleine Bastien, MSW, LCSW Executive Director Wednesday, May 29, 2019 Little Haiti Advisory Group Meeting FANM's mission is to empower Haitian women and their families Socially, politically and facilitate their adjustment to South Florida. FatnifyAction JVetwork lovement (TA >; 100 NE .8 ! Street, .Suite 150, Miaini, FL 33138 Phone:305-756-8050 Fax: 3(15-756-81 O 'VW%V.IatlIll org Saturday, June I, 2019 The Board of Directors Marie Pattie Woodson, Clair Fritz Desir, Vice Chair Kai Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola Delva Yanick d : Landess Melechi Sauveur a) b) Advisory Board Members 3> Participatory Development a) IraKurzban Edwidge Danticat b) Dr. Angelo Gousse Bea Hines Executive Director Marleine Bastien, MSW, LCSW Executive. Director' Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk FANM's missionis to empower Haitian women and their families° Socially, politically and; facilitate their adjustment to South Florida. The Board of Directors Marie Paule Woodson, Chair Fritz Desir, Vice Chair Kai Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola Delva Yanick J. Landers Melechi Sauveur Advisory Board Members Ira Kurzban, Edwidge Danticat Dr. Angelo Gousse Bea Hines Marleine Bastien,MSW, LCSW Executive Director Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Fami1yAction !Wet wor& Movement (FAV91) 100NrE 8411.'Street, Suite 150, Miami, FL 33138 Phone: 30-756-8050 Fax: 305-756-8150 Wednesday, June 5, 2019 Little Haiti Advisory Group & Strategic Planning Meeting 6 00PM =- 8:00PM" Agenda 1. Greetings/Introduction 2. Magic City a) b) Magic City c) FANM's mission is to empower,, Haitian women and their families Socially, politically and facilitate their adjustment to South Florida. The Board of Directors. Marie Paule Woodson, Chair Fritz Desir, Vice Chair Kai Hill, Secretary Jack Lieberman, Solange Aurelien Fabiola Delva.' Yanick J. Landess Melechi Sauveur Ira Kurzban Edwidge Danticat Dr. Angelo Gousse Bea Hines Marleine Bastien, MSW, LCSW Executive Director Family fiction NetworklMovement (E.) 100 NE 81h Street, Suite 150, Miami, FL 33138 Phone: 305-756-8050 Fax: 305-7 6-8150 ‘vww.litnlll.orgr Little Haiti Advisory Group Meeting 6:OOPM :8:00PM Agenda Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk FANM's mission is to empower Haitian women and. their families Socially, politically and facilitate their adjustment to South Florida. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk EXHIBIT H 3/7/2019 Little Haiti residents should reap the benefits of proposed Magic City development I Miami Herald OP-ED Little Haiti residents should reap the benefits of proposed Magic City development BY MEENA JAGANNATH AND MARLEINE BASTIEN f u r► NOVEMBER 14, 201810:42 PM The Magic City Special Area Plan application, seeking to upzone a 17.75 acre plot in Little Haiti, is going before the City Commission for first reading on Thursday. It was deferred from the Sept. 27 meeting in the hopes that the applicants, MCD Miami, LLC, would take the time to meet with the community as a whole and come to a consensus as to what benefits to prioritize in exchange for the tremendous development potential we'd be granting to them in the shape of density and height bonuses. Instead, more people are beginning to question the authenticity of MCD Miami's promises to the community, which has not convened a true public meeting. What should be a public dialogue is turning into an environment of mistrust, division and loss in our Ocommunity. AG Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Hillary Clinton takes on Trump administration, rebukes Spicer during California speech Miami poet Richard Blanco's tribute to Orlando: 'One Pulse — One Poem' VIEW MORE VIDEO -� TRENDING STORIES House Democrats tie DACA and TPS together in latest immigration push MARCH 06, 201912:09 PM Dolphins considering choices for replacing Tannehill — one is worse than all the others MARCH 07, 2019 01:32 AM Court weighs unsealing records that could reveal new details of Jeffrey Epstein sex abuse https://www.miamiherald.com/opinion/op-ed/article221686760.html 1/7 3/7/2019 Little Haiti residents should reap the benefits of proposed Magic City development I Miami Herald We need to do better. We must be included meaningfully in the shaping of these projects and be able to benefit from the wonderful things promised. We cannot turn a blind eye towards the longtime residents who worked so hard to buy their homes in Little Haiti, a majority black and immigrant community with a strong cultural and small-business ecosystem. A failure to account for this fact runs afoul of the city's federal obligations to further fair housing and ensure that residents in communities of color have access to opportunities where they currently reside. Until 2015, the property in question contained the Magic City Trailer Park, home to families for 86 years. The sheer scale and density of the Magic City project are staggering and out of scale with the surrounding neighborhood. This development is not being built for Miami residents, much less current Little Haiti residents. Magic City's own economic impact analysis assumes that more than "half of the tenants within Magic City Innovation District will relocate from outside of the city." The developer purports to be targeting households with incomes between $55,000-$75,000. However, median household income for the city is $31,600, and $24,800 for the Little Haiti area. While the current community is 73.4 percent black, black households are underrepresented in the income brackets that the developer is targeting. Failure to take these demographics into account will inevitably lead to a divestment of the Haitian -American community from its cultural home. This would represent a loss not only to residents of the neighborhood, but do irrevocable harm to the fabric and identity of Miami as a whole. Niip We need to ensure that we can take care of those most vulnerable in our community. There are several policy changes that would address root causes. But there also is https://www.miamiherald.com/opinion/op-ecUarticle221686760.html MARCH 06, 2019 09:03 PM Optometrist, sandwich king add to South Florida's stack of billionaires MARCH 06, 2019 01:43 PM U.S. Postal Service fighting $129,336 fine for making mail carriers deliver in heavy heat MARCH 06, 2019 08:48 PM Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 2/7 3/7/2019 Little Haiti residents should reap the benefits of proposed Magic City development I Miami Herald a lot we can achieve through negotiating for solid community benefits. These benefits would not be charitable giveaways. Rather, they would serve as a trade-off for the surrounding community that will need to live with the consequences of dense, large-scale, development - traffic, displacement because of rising rents and land prices, noise, and more. For example, the Los Angeles Staples Center participated in formal negotiations with a team of over 30 community -based organizations, agreeing to provide affordable housing and living wages and to hire locals. In New York City, the Kingsbridge Armory agreement was strong on local hiring and living -wage requirements, with the community in complete control over how to distribute monies in a developer -contributed fund, and formal structures for community -based oversight and enforcement of CBA commitments. The city of Miami can and should work with the community to demand equitable contributions for the enormous costs the surrounding neighborhoods will pay for the developers to build this $1.5 billion project. Little Haiti will not survive without it. Meena Jagannath works with Community Justice Project. Marleine Bastien is with the Family Action Network Movement. Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk https://www.miamiherald.com/opinion/op-ed/artic1e221686760.html 3/7 3/7/2019 Don't let Magic City development destroy Little Haiti I Miami Herald ,Utami 1erala OP-ED Don't let Magic City development destroy Little Haiti BY MARLEINE BASTIEN f u P► FEBRUARY 27.2019 06:39 PM When Haitian refugees were released from Krome detention center and other centers around the United States in the late 1970s, they settled in the area now officially recognized as Little Haiti. The newly arrived refugees worked two or three jobs, scraping together minimum wages to buy their dream homes. While actively participating in the fight for equal treatment and due process, they built their communities by opening restaurants, bookstores and health clinics, transforming a blighted, drug infested and underserved area into a dynamic, culturally rich neighborhood. Little Haiti is one of the fastest gentrifying neighborhoods in the nation today. Speculators are quietly buying every available space, raising rents and throwing tenants and longtime business owners to the o curb. Homeowners, facing pressure to correct minor code violations, are pressured to sell. AG Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Hillary Clinton takes on Trump administration, rebukes Spicer during California speech Miami poet Richard Blanco's tribute to Orlando: 'One Pulse — One Poem' VIEW MORE VIDEO --0 TRENDING STORIES House Democrats tie DACA and TPS together in latest immigration push MARCH 06,201912:09 PM Court weighs unsealing records that could reveal new details of Jeffrey Epstein sex abuse MARCH 06, 2019 09:03 PM Dolphins considering choices for replacing Tannehill — one is worse than all the others https://www.miamiherald.com/opinion/op-ed/article226889744.html 1/9 3/7/2019 Don't let Magic City development destroy Little Haiti I Miami Herald FANM — the Family Action Network Movement — tries to assist, but it is a frustrating process with few avenues for relief under Florida's inadequate tenant -protection laws. Two major developments, Eastside Ridge and Magic City, applied for rezoning as Special Area Plans — SAP — in Little Haiti to build high rises up to 25 floors, fancy hotels and luxurious apartments, without a single unit of affordable housing on site. In a little over a year, Magic City has sped past regulatory steps. The proposal is going in front of the city of Miami Commission Thursday despite refusing to engage in public discussions with residents to resolve community concerns. The Magic City developers have worked hard to divide the community and shut doors on groups asking for accountability and a fair process. Magic City is a mixed -use project on 17.75 acres of land estimated at 8,164,140 sq of total development that will forever change the character of the neighborhood and spell Little Haiti's demise. The process is flawed, and serious defects in the project have not been addressed. Developers with new projects are already attempting to rebrand Little Haiti as Little River, as more residents are forced out daily. Until the process is fixed, the city should impose a moratorium on Special Area Plans. A functioning process wouldn't just auction off the future of Miami to anyone who can cobble together parcels of land in low-income communities, nor would it reduce what should be community negotiations to last-minute deals. It would weave together the insights of residents and private investors to develop a comprehensive vision on where and how to build a resilient Miami for the next generation. That means saying No to developments that just don't make sense and demanding more from developers who seek lucrative deals from the city. In addition to changes in a proposed revision that was taken off the agenda in December, there is low -hanging Qfruit the City should incorporate into Miami 21: MARCH 07, 2019 01:32 AM Optometrist, sandwich king add to South Florida's stack of billionaires MARCH 06, 2019 01:43 PM U.S. Postal Service fighting $129,336 fine for making mail carriers deliver in heavy heat MARCH 06, 2019 08:48 PM Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk https://www.miamiherald.com/opinion/op-ed/artic1e226889744.html 2/9 I EXHIBIT I c Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk DECLARATION OF WARREN PERRY Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk c I, Warren Perry, am of the age of majority and under penalties of perjury, declare the following facts stated are true: 1. I live at 207 N.E. 62nd Street, #17, Miami, FL, 33138. 2. I have been a F.A.N.M. member for nearly a year. 3. I believe that displacement of current renters, and homeowners alike, will be a direct result of the Magic City Innovation District, SAP application's ("Magic City Development") approval. 4. The Magic City Development is trying to bring in people with higher incomes than those who currently reside in the neighborhood. This will directly raise rent prices and taxes right around the Magic City Development. 5. The Magic City Development will impact me through the worsening of traffic near my home. The influx of so many more people with cars in the neighborhood will impact people like me who rely on public transportation, like the bus. 6. Walkability in my neighborhood will also worsen, as traffic will increase on NE 2nd Avenue. 7. The Magic City Development proposes to build 25-story buildings. These are completely out of scale with the rest of the neighborhood. It will change the character of my neighborhood in an undesirable way and invite other developers to continue in that same vein. 8. The businesses on NE 2nd Avenue that cater to current residents in terms of pricing and nature of the goods and services will no longer be able to afford their rents. As a result, they will have to move or close down. This will affect me, and the rest of their customer base, because they will be out of reach distance -wise (or closed permanently). As an example, I have already witnessed this happen to businesses on NE 2nd Avenue between 82nd and 84th streets. Under penalties of perjury, I declare that I have read the foregoing and that the facts stated in it are true. Executed on June 13,019. Warren Perry 1 J c EXHIBIT J c c Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Submitted into the public record for item(s) PZ.10,11 12 DECLARATION OF JESSICA SAINT FLEUR on 06/27/2019 , City Clerk fc) I, Jessica Saint Fleur, am of the age of majority and under penalties of perjury, declare the following facts stated are true: 1. I live at 155 N.W. 64th Street, Miami, FL, 33150. 2. I have been a F.A.N.M. member for seven months. 3. I am a life-long Little Haiti resident. 4. I believe that -the Magic City Innovation District, SAP application ("Magic City Development") will cause displacement of renters like me. I believe that rent will rise due to the development of the Magic City SAP. 5. I am concerned that the Magic City Development will affect me through the increase of traffic near my home. I believe that traffic will increase due to the number of residents who will be coming to live at the Magic City Development and construction of the Magic City Development itself. 6. I fear that the displacement of people who have long-lived in the community will contribute to the cultural erasure in Little Haiti due to the Magic City Development. Under penalties of perjury, I declare that I have read the foregoing and that the facts stated in it are true. Executed on June 26, 2019. 0 U EXHIBIT K c 0 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Submitted into the public record for item(s) PZ.10. 11,12. on 06/27/2019 , City Clerk rdr lil laiil l Irio development public hearing notification packages: lists of property owners within a specific radius + radius maps + mailing labels mailouts + site posting rdrmiami.com I diana@rdrmiami.com 1305.498.1614 550 Feet of the Magic 200 NE 62nd Street 300 NE 62nd Street 301 NE 61st Street 365 NE 61 st Street 6380 NE 4th Avenue 6300 NE 4th Avenue 6301 NE 4th Avenue 415 NE 62nd Street 401 NE 62nd Street 6210 NE 4th Court 550' RADIUS MAP City Innovation District SAP Boundary: 6200 NE 4th Court 300 NE 61st Street 6001 NE 2nd Avenue 310 NE 61st Street 270 NE 60th Street 262 NE 61st Street 296 NE 60th Street 334 NE 60th Street 350 NE 60th Street 6041 NE 2nd Avenue 228 NE 61st Street 240 NE 61st Street 250 NE 61st Street 270 NE 61st Street 320 NE 61st Street 352 NE 61st Street 372 NE 61st Street 382 NE 61st Street 371 NE 61st Street 298 NE 61st Street 340 NE 61 st Street 6350 NE 4th Avenue 353 NE 61st Street 288 NE 61st Street 370 NE 60th Street 5972 NE 4th Avenue 5974 NE 4th Avenue 5952 NE 4th Avenue Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk EXHIBIT L ADVISORY ECONOMIC IMPACT ANALYSIS: MAGIC CITY INNOVATION DISTRICT - Prepared by - Lambert Advisory, LLC - Prepared for - MCD Miami, LLC October 2018 1 ) \ Itacalbisi, -0- NeAsein\CmL- Euvan.‘c \ffiQOA Okika\m_SiS%, \A_Si a lAAVVik\1111 ,5(\I Submitted into the public record fqr ite (s) on 11 / �5 �1 A . City Cleric Submitted into the public record for item(s) PZ.10. 11, 12. on 06/27/2019 , City Clerk Economic Impact Analysis — Magic Cih' Innovation District Economic Impact Analysis Magic City Innovation District Introduction and Summary of Key Findings Submitted into the public record fqr iterri(s) on 1\ / 15 11% Ci Clerk Lambert Advisory has completed an updated economic impact analysis for the proposed development of Magic City Innovation District, a large-scale mixed use residential and commercial project located in the City of Miami's Little Haiti neighborhood. The analysis estimates the tangible direct and indirect economic impacts that will be derived from the construction and operation of the development and based upon the inputs and assumptions set forth herein. This report identifies and quantifies the benefits created by the proposed Magic City Innovation District development within Miami -Dade County and the City of Miami. The methodology, assumptions, and analysis governing this document are detailed in the Methodology, Analysis and Results section below, with a summary of economic benefit headlines as follows: • For all phases of the proposed 16-year development period, there will be an estimated 584 short term construction jobs average annually, which will create more than $520 million in short term construction wages and expenditure aggregated during this period - o including an estimated $42 million in permit and impact fees; • There will be an estimated $188 million annual marginal expenditure generated from residents, hotel visitors, retail patrons, and office tenants upon stabilized operations; • The proposed development will generate an estimated total of $237 million in net new ad valorem tax revenue during the 16-year period from project commencement (in 2019) to project build-out/stabilized operations (in 2034) in 2018 dollars. o Upon stabilized operations, the proposed development will generate more than $37 million in marginal annual ad valorem taxes (in 2018 dollars), $1.3 million in Hotel Bed Tax Revenue, and $4.0 million in total sales tax collections; and, • The development will create more than 11,680 direct and indirect full-time jobs and approximately $640 million in direct and indirect wages annually related to building employment and operating expenditures. Methodology, Analysis and Results The Magic City Innovation District property is situated in the City of Miami's Little Haiti neighborhood, and generally bounded on the north at NE 63rd Street, on the east by the rail road tracks and NE 4th Court, on the south by NE 60th Street, and on the west by NE 2hd Avenue. The property is adequately accessible to major thoroughfares, including 1-95, 1-195, and US 1. The proposed residential, hotel, retail, and office development will have a positive impact on the surrounding community in terms of taxes, jobs, and general investment generated, and will also enhance the area's existing commercial/retail demand. This development will help maintain economic stability within the area and attract on -going investment during the next several years. We have completed this analysis on the basis of generalized development and performance information (i.e., development program by use, development timing, development costs, residential and commercial sales/rental rates, absorption/occupancy, and other operating performance Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 2 Submitted into the pug} record _ it s) r An C Oak Economic Impact Analysis - Magic City Innovation District measures) that is estimated based upon information provided by MCD Miami, LLC (Developer). Importantly, Lambert has not independently verified through a market study, or otherwise, the development cost and/or operating performance data and cannot attest to the accuracy of those estimates herein. Given the level of variability in development details at this point in time, the analysis herein is being prepared on an order -of -magnitude basis. The analysis herein has been prepared to reflect the economic impact of development related activity upon completion within a 16-year development timeframe (from current date), and for the purposes of this analysis assumes the period in which the recurring economic impacts from the vast majority of the residential and commercial uses will be derived from operations. The economic impacts as stated herein from construction and operation of the Magic City Innovation District development are presented in current (2018) dollars. Any change in development and/or operating assumptions from those utilized as part of this analysis can have a material impact on the direct and in -direct economic indicators stated herein. The overall development master plan contemplated for this analysis includes: 2,630 residential units; 432 hotel rooms; 1.98 million square feet of net office space; 344,548 square feet of net retail space; and 101,669 square feet of storage. There will be 5,690 garage parking spaces supporting the subject development. A profile of the project follows: Figure 1: Magic City Innovation District - Site & Building Summary Profile Source: MCD Miami, LLC Residential Units 2,630 units Hotel Rooms 432 rooms Office Space (net) 1,987,686 sq.ft. Retail Space (net): 344,548 sq.ft. Expo/Storage (net) 101,669 sq.ft. Parking Spaces: 6,081 spaces As noted, construction of Magic City Innovation District is projected to be completed within a sixteen -year timeframe. Based upon the information provided and estimates made, construction and subsequent operations of Magic City Innovation District will generate considerable benefits to the immediate area, the City of Miami, and the broader Miami -Dade County community. There are four key areas in which the project will provide positive economic impacts: 1. Short-term construction employment and expenditure 2. Long-term residential, worker and visitor expenditure 3. Long-term building employment and operating expenditure 4. Indirect flow -through benefits (employment) For both short-term and long-term impacts, which are detailed in the following analysis, the economic benefit to the area is the result of projected increases in revenue from primary sources, including employment, wages, and taxes. Accordingly, the impact from these key sources comes from two distinct measures: Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 3 Submitted into the pu ��c lit record f' ite (s on j City CIO* Economic Impact Analysis - Magic City Innovurion District • Direct Expenditures - disbursements for site acquisition and development (hard and soft costs), resident/worker/visitor expenditure, and expenditures associated with the operation of the grounds and building • Indirect Expenditures - net additional expenditures that flow into the local economy as a result of the new development Estimates of the tangible impacts from direct and indirect expenditures are captured by this analysis. However, potential intangible impacts - such as the project's ability to serve as a catalyst for future development in the immediate area - are not included, as they are nearly impossible to quantify. Economic impacts from the four key sources are detailed in the following sections. 1. Short -Term Construction Employment and Expenditure The impact from short-term construction employment and expenditure is directly associated with the project's development; the table below shows a summary of estimated development costs: Figure 2: Magic City Innovation District - Summary of Development Costs Source: MCD Miami, LLC 1 tem Cost Hard Costs Soft Costs Total $1,132,000,000 $433,000,000 $1,565,000,000 Note: Development costs do not include land cost. The majority of development -related expenditures will be made in Miami -Dade County, and the City of Miami will capture a significant share of these expenditures. Labor will account for approximately 60 percent ($680 million) of hard costs, and materials will account for 40 percent ($452 million). At an average annual construction wage of $53,7281 in Miami -Dade County, with a benefit/overhead multiplier of 1.3, there will be approximately 608 Full Time Equivalent (FTE) jobs created average annually over the 16-year development timeline; or, 9,700 FTE jobs in aggregate during the construction period. Additionally, over $30 million in professional fees (or approximately 2.0 percent of total development costs excluding land) are expected to be paid to Miami area firms (e.g., architecture, engineering, legal). Assuming an average profit margin of 15 percent and overhead of 30 percent, nearly $17 million in professional wages will be paid out by these firms. The proposed development will generate significant Impact and other fees payable to the City and County during the construction period which will be available for public expenditures associated with the project including roadways, schools, parks, developmental, administrative, permitting, and other costs. It is very difficult at this point to determine the impact fee and other fees since many of these costs are dependent upon certain utility and design components that underlie the fee Florida Department of Economic Opportunity, QECW 4"Quarter 2017 4 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk JUDm1IICU II11U uac y k.... record fo items on i , . City Cleric Economic Impact Analysis - Magic City Innovation District calculation (ie. the number of seats in a restaurant determines gallons per day of water/sewer utilization and, in turn, the associated water and sewer connection fees). Nonetheless, based upon an understanding of impact fees related to large-scale mixed -use development, the impact fees are estimated to be more than $42 million over the construction period, and more than half of these fees should be received by the City of Miami. 2. Long -Term (On -Going) Resident, Shopper, Employment and Visitor Expenditure The Magic City Innovation District development will generate long term area -wide expenditure from residents living in the development, shoppers and hotel guests visiting the property, and office and workers/tenants within the building. Following is a summary of expenditure by demand component: Residential: The Magic City Innovation District development contemplates new, quality housing for its existing neighborhood resident base, as well as for the growing community in and around the area. The development plan envisions 2,630 units accommodating a broad range of tenants. It is estimated that the Magic City Innovation District will primarily serve families with average household income generally between $55,000 and $75,000. Therefore, with a total of approximately 2,630 households in the building (at 95 percent stabilized occupancy), total personal income for the building is estimated to be nearly $187 million. However, a portion of this expenditure represents residents who currently reside within the City limits and simply moving from one location within the City (or Downtown area) to another. In the effort to quantify the level of housing demand the Magic City Innovation District will generate from new residents outside of the City, Lambert had discussions with select residential industry representatives serving the greater Downtown Miami area. Although we were unable to gather detailed statistical data from these representatives, cursory discussions point to relative consensus that a minimum of approximately 50± percent of the resident base moving into the greater Downtown area is from outside of the City. Considering this, we assume that half of the tenants within Magic City Innovation District will relocate from outside of the City; or, nearly $94 million of marginal personal income will flow into Miami. We have estimated the marginal impact of $94 million in household income on retail sales and space demanded, using the Lambert Advisory Retail Trade Model. The following table provides a summary of additional retail expenditure and demand for space as a result of development of the Magic City Innovation District apartments upon stabilized operations (in 2018 $'s) and indicates potential net new demand for retail space of approximately 56,000 square feet. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 5 record on f tt s) t City Cleric Economic Impact Analyse - Magic City Innovation District Figure 3: Magic City Innovation District - Area Expenditure Potential (from New -to -Miami Magic City Innovation District Residents) Type of Good Estimated Marginal Sales per Square Feet Expenditure Growth Square Foot Demanded General Merchandise Apparel and Accessories Furniture and Home Equipment Electronic and Appliance Stores Sporting Goods, Books and Music Stores Miscellaneous Shoppers/Other Goods Shoppers Goods - Sub -Total Food Stores Eating & Drinking Establishments Health & Personal Care Stores Convenience Goods - Sub -Total Building Materials Total $1,236,800 $638,484 $174,368 $170,694 $83,082 $365,390 $300 $330 $270 $350 $280 $325 4,123 1,935 646 488 297 1,127 $2,668,818 $310 8,615 $4,994,888 $300 $9,189,455 $395 $2,144,454 $385 16,650 23,264 5,570 $16,328,797 r $359 $258,432 45,484 $127 2,043 $19,256,046 $343 56,142 Retail: The roughly 345,000 square feet (net) of retail/showroom planned will also attract retail expenditure. Given its potential positioning as a destination property, it is assumed that at least 50 percent of the expenditure in Magic City Innovation District retail will come from outside the City, and based upon an average sales per square foot (for Shopper Goods and Eating and Drinking Establishments) of $340, approximately $60 million will be expended within the City per year which is now going to other areas - assuming 95 annual stabilized occupancy. Hotel: For the 432 hotel rooms, we assume that the hotel inventory in total will have an average annual occupancy of 70 percent (or more than 110,000 occupied annual room nights), with an average daily rate of $230. Furthermore, based upon a hotel guest surveys completed by Lambert Advisory for the Miami Downtown Development Authority (DDA) during the past several years, we estimate each hotel room (with an average double occupancy) spends an average of $100 per visit in retail/restaurant expenditure, $125 per visit in retail (shopping) purchases, $58 per visit in local transportation, and $32 per visit sporting events and entertainment within the City. Therefore, each occupied hotel room spends on average approximately $315 per visit outside of hotel room charge (for an average 2-3 night length of stay), or nearly $26 million in additional marginal visitor expenditure in the Miami area assuming 50 percent of the expenditure is net new hotel demand to Miami and 25 percent is already captured in the Magic City Innovation District retail (as described above). Office: The development proposes approximately 1.98 million total rentable office square feet, which we assume will operate at a stabilized 10 percent vacancy factor. Based upon recent office metrics studies for the Miami DDA, and on a conservative basis, there is an average 230 square feet per employee for office space. Considering this, Magic City Innovation District office space will accommodate approximately 5,700 workers. Based upon data published by the 6 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Submittea into tnc p.• record fot itetp(s on 1 Economic Impact Analysis - Magic Citv Innovation District Urban Land Institute (ULI) in a 2011 office worker survey, the average downtown office worker spends roughly $5,790 annually on goods and services during the work day. Assuming that up to 70 percent of new office tenants will be new to Miami, and accounting for the potential that 50 percent of this retail expenditure is already captured in the Magic City Innovation District retail, total additional worker expenditures are estimated to be nearly $7.8 million. Expo/Storage: The 101,000 square feet of expo/storage will provide a key amenity to the overall master plan. The primary economic benefit for this use will be fiscal -related (ad valorem tax), as type facilities generally require marginal employment and operating costs. In sum, there is estimated to be more than $188 million in net new retail expenditure annually from the proposed Magic City Innovation District development, and summarized as follows: Figure 4: Summary of Retail Expenditure Generated (by Use) from Magic City Innovation District Upon Stabilized Operations USE Residential Retail Hotel Office Expo/Storage TOTAL EXPENDITURE $94,000,000 $60,000,000 $26,000,000 $7,800,000 n/a $187,800,000 3. Long -Term (On -Going) Building Employment and Operating Expenditure There are a number of areas where positive public benefits or economic impacts will result from the on -going operation of the residential development. These include: • Additional employment from operation of the residential buildings, retail, office and hotel facilities; • Property tax revenue to the City of Miami and Miami County, as well as Sales Tax to the State; and • Purchase of goods and services. As summarized above, we estimated employment for office to derive expenditure for those specific uses. However, there will also be employment from operation of the residential buildings, retail space, and hotel. We estimate that 88 FTE workers will be needed to operate the residential buildings (1 worker per 30± units), approximately 950 FTE workers will be employed in the retail stores (based upon a general estimate of mix of space indicating 1 worker per 150 square feet for restaurants and 1 worker per 450 square feet for retail), and 215 hotel employees (0.5 workers per room). Positions such as building managers, parking garage attendants, maintenance staff, and security personnel will need to be filled. At an average Miami County wage of $54,8522 the operation of the buildings and related private employment will generate approximately $345 million in wages each year. Positions at various skill levels will be made available to area residents. 2 Florida Department of Economic Opportunity, QECW 4th Quarter 2017 7 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Sunmreu IAIU LUG r.vuv record f • it (s on , . Ci Clack Economic Impact Analysis - Magic City Innovation District Figure 5: Summary of Net New Employment (by Use) and Direct Wages Created by Magic City Innovation District Upon Stabilized Operations USE Residential Retail Hotel Office TOTAL - Direct Employment Average Annual Wages (All) TOTAL - Direct Wages (rd) Employment 88 950 215 5.700 6,953 $54.842 $380,000,000 Increased State and local sales tax revenue will result from the operation of the 345,000 square feet of new retail space. Assuming the net new retail expenditure in stores totals $55 million, approximately $4.0 million in additional sales tax will be collected from retail sales. Importantly, the City of Miami and/or Miami -Dade County are among the primary beneficiaries of a 6.0 percent Tourist and Convention Development Tax (or Bed Tax), which is comprised of the Convention Development Tax (3%), Tourist Development Tax (2%), and Professional Sports Facilities Franchise Tax. Based upon estimated ADR and occupancy rates, the total Bed Tax generated from Magic City Innovation District is estimated to be $1.3 million per annum. Finally, the development of Magic City Innovation District will provide significant benefit to the City and County by way of real property and personal property (ad valorem) taxes. The tax amount is based upon the County Tax Collector's (2018) millage rate which totals 20.9454 (per thousand dollars of value) which is allocated to all taxing authorities based upon their individual millage allocation.3 Specific to the City of Miami, the applicable millage rate for both operating and debt totals 8.03 (per thousand dollars of value). Based upon the Magic City master plan financial evaluation prepared by MCD Miami, the development will generate an estimated total of $237 million in net new ad valorem tax revenue during the 16-year period from project commencement (in 2019) to project build-out/stabilized operations (in 2034) in 2018 dollars. Accordingly, the City of Miami will generate an estimated $90 million in net new ad valorem tax revenue during the same period in 2018 dollars. Lastly, upon stabilized operations in 2034 and periods thereafter, the Magic City development will generate an estimated total $23.3 million per year to the County, and $14.3 million per year to the City (in 2018 dollars).4 Figure 6: Summary of Net New Ad Valorem Tax Revenue Created by Magic City Innovation District Period City of Miami Dade County Total 16-Year Buildout $90.0 million _ $147.0 million $237.0 million Annual -Stabilized Operations $14.3 million $23.3 million $37.6 million ' If proposed budget change is adopted 4 The methodology to determine Net Present Value (NPV) utilizes an average 2.145 percent inflation rate, which is the average rate of inflation calculated from the US Bureau of Labor Statistics from 1998 to 2017. 8 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk suomm[meu mitt Y record f. it s on I ► . Ci Clerk Economic Impact Analysis — Magic City. Innovation District 4. Indirect Flow -Through Benefits There will be a number of long-term indirect flow -through benefits beyond construction from the project, particularly from the residential and commercial building operations and employment This multiplier is derived from Lambert's long-term use and experience with an input-output model developed by IMPLAN, among the most recognized economic impact modeling systems in the US providing complete and extremely detailed Social Accounting Matrices (SAM) and Multiplier Models of local economies. Based upon our assessment of the IMPLAN modeling processes, development and building operations are assumed to have a 0.68 multiplier impact. Considering this, the roughly 6,950 FTE jobs created as a result of residential and commercial operations are estimated to create 4,730 additional jobs. A summary of both short term and long term (recurring) economic impacts from the proposed Magic City Innovation District development is summarized in the following table. Figure 7: Magic City Innovation District — Summary of Economic Impacts (Rounded) Impact Short Term Construction Employment & Expenditure Full Time Jobs (Average Annual During All Development Phases) Direct Wages (Aggregated During All Development Phases) Professional Wages (Aggregated During All Development Phases) Impact Fees Toward Public Expenditure Total Impact, Short Term Const. Employment & Expenditure Long -Term (On -Going) Resident and Commerical Expenditure Marginal Expenditure Growth — Residents Marginal Expenditure — Retail, Hotel, Exhibition, Office, Industrial Marginal Impact from On -Going Resident, Commercial Expenditure 608 $520,000,000 $17,200,000 $42,000,000 $579,200,000 $94,000,000 $94,000,000 $188,000,000 Long -Term (On -Going) Building Employment and Operating Expenditure Full Time Jobs (Annual) 6,950 Total Direct Wages Created $380,000,000 Sales Tax from Additional Retail Sales $4,100,000 Hotel Bed Tax $1,300,000 Total Net Ad Valorem Taxes upon Stabilization (2018's) $37,500,000 Total Impact from On -Going Operations of the Buildings $413,900,000 Indirect Flow Through Benefits Full Time Jobs (Indirect) — Miami Dade County 4,730 Total Indirect Wages Created $259,200,000 Total Flow Through Indirect Benefits $259,200,000 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 9 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk EXHIBIT M POTENTIAL ENVIRONMENTAL AND SOCIAL COSTS OF THE '•MAGIC CITY INNOVATION DISTRICT TECHNICAL SUMMARY 12019 EARTH ECONOMICS P • Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk t= LJR RENT - -- 305•545- #9 ENTERPRISI xis 44� AUTHORS Rebecca Page, Project Director, Earth Economics Trygve Madsen, Research Analyst, Earth Economics Johnny Mojica, Research Lead, Earth Economics Nina Kerr, GIS Analyst, Earth Economics Corrine Armistead, GIS Manager, Earth Economics Subnd into the public recordTor item(s) PZ.10,11 12 on 06/27/201L City Clerk Suggested Citation: Page, R., Madsen, T., Mojica,J., Kerr, N., Armistead, C. 2019. Potential Environmental and Social Costs of the Magic City Innovation District: Technical Summary. ACKNOWLEDGMENTS Report Design: Cheri Jensen Map Design: Nina Kerr Report Editing: Michael Burnham Prepared for: Community Justice Project Prepared by: Earth Economics We would also like to thank Earth Economics' Board of Directors for their continued guidance and support: Alex Bernhardt, David Cosman, Elizabeth Hendrix, Greg Forge, Ingrid Rasch, Molly Seaverns, Nan McKay, and Sherry Richardson. The authors are responsible for the content of this report. Earth Economics is a leader in ecological economics and has provided innovative analysis and recommendations to governments, tribes, organizations, private firms, and communities around the world. eartheconomics.org I info@eartheconomics.org Reproduction of this publication for educational or other non-commercial purposes is authorized without prior written permission from the copyright holder provided the source is fully acknowledged. Reproduction of this publication for resale or other commercial purposes is prohibited without prior written permission of the copyright holder. ©2019 Earth Economics. All rights reserved. EARTH ECONOMICS a* P-3411, 1 I EARTH ECONOMICS TABLE OF CONTENTS 416 3 INTRODUCTION low Submitted into the public record for item(s) PZ.10. 11, 12. on 06/27/2019 , City Clerk BACKGROUND 4 Little Haiti, Development, and Climate Change 5 Magic City Innovation District special Area Plan (SAP) 6 The Potential Social and Environmental Costs of the Magic City Innovation Project ENVIRONMENTAL COSTS OF DEVELOPMENT 7 Urban vegetation and Ecosystem Services 7 Increased Traffic Volumes and Congestion 9 Increased Building Heights and Energy Efficiency 11 Increased Building Heights and Canyon Effects SOCIAL COSTS OF DEVELOPMENT - ECONOMIC DEVELOPMENT 12 The Household Costs of Displacement 12 Upfront Relocation Costs 13 Job Access and Commuting 14 Environmental Conditions 15 Beyond Economic Measure: Additional Household Costs 15 Summary of Little Haiti Household -Level Displacement Costs 16 Alternative Displacement Scenarios — Recurring Relocation, Homelessness, and Homeowner Damages 18 Other Cost Considerations CONCLUSION 20 Appendix A: Household Displacement Costs Summary 21 Appendix B: Detailed Summary of Magic City Traffic Study Critique 22 Appendix C: Upfront Relocation Costs Methodology 25 Appendix D: Commuting Related Costs Methodology 28 Appendix E: Flood Damages and Social Cost Methodology 33 Appendix F: Job Loss, Absenteeism, and Costs of Homelessness 35 Appendix G: Benefit Transfer Method Description and Limitations 37 Appendix H: Benefit Transfer Studies WORKS CITED FIGURES AND TABLES 4 Figure 1. Little Haiti Neighborhood within the city of Miami 6 Figure 2. Framework: Environmental, Economic, and Social Impacts of Development 7 Table 1. Annual Ecosystem Service Values by Land -Cover Type for Miami Area (USD 2018 Dollars) 9 Table 2. Cost of tailpipe emissions associated with additional cars due to the Magic City project 10 Table 3. Cost of tailpipe emissions due to idling, associated with total estimated peak traffic in the AM (2,057 cars) and PM (2,069 cars), in Little Haiti 11 Figure 3. Estimated aspect ratio from Magic City SAP Road Segments 13 Table 4. Estimated household -level costs associated with relocation 14 Table 5. Estimated household -level costs associated with commuting 14 Table 6. Estimated household -level social costs associated with flooding EARTH ECONOMICS 12 INTRODUCTION The Magic City Innovation District project ("the Magic City project"), pending approval, is slated to be built in the Little Haiti neighborhood of Miami beginning in 2020.1 The Magic City project would attract additional investment and create economic and social benefits for a new wave of Little Haiti residents and businesses. However, there is growing concern among some community members and advocates that the project would generate negative environmental impacts and accelerate the displacement of residents who have historically resided in Little Haiti, the majority of whom are low-income families of color. Without taking the time to establish a complete picture of the environmental and social costs and benefits of such a project, development projects such as the Magic City project run the risk of perpetuating economic and racial inequities across Miami communities and contributing to unsustainable development practices that threaten Miami's long-term resilience. To better understand the potential environmental and social costs of the Magic City project, the Community Justice Project (CJP) engaged Earth Economics to /Omitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk conduct a literature review and analysis of the project's potential impacts on ecosystem services, local environmental quality, and financial wellbeing of Little Haiti residents at risk of economic displacement. In addition to raising questions specifically related to the Magic City project for additional research and consideration, a secondary purpose of this study is to raise awareness among decision makers and community members about the range of social, economic, and environmental impacts that should ideally be considered when evaluating the costs and benefits of large-scale development projects more broadly. It is the authors' hope that the questions raised in this report can support Miami decision makers in promoting sustainable and inclusive urban development moving forward. A high-level synthesis of relevant literature and select project -specific economic modeling is presented in the following sections of this report. Detailed explanation of economic modeling methodology and data source is presented in Appendices C to F. 3 I EARTH ECONOMICS BACKGROUND LITTLE HAITI, DEVELOPMENT, AND CLIMATE CHANGE As the climate warms, sea -level rise poses significant challenges to Miami and other cities throughout Florida that face continued growth and development pressure. The pace of sea -level rise is increasing; sea levels in Miami are projected to increase by six inches in the next fifteen years alone.2 Anecdotal and emerging empirical evidence3 suggests that, as sea -level rise intensifies coastal flooding hazards, property value growth rates in coastal areas are slowing while property values in higher -elevation neighborhoods such as Little Haiti are increasing. This "climate gentrification" phenomenon poses significant challenges to the city of Miami, as a shifting housing market pushes Tower -income communities into increasingly vulnerable parts of the city. Little Haiti is a neighborhood located in the heart of Viami, encompassing approximately 3.5 square miles. Worn 2016, Little Haiti was officially designated as a neighborhood. The official neighborhood boundaries roughly coincide with census tracts 14.01, 14.02, Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 20.01, 20.03, 20.04, 22.01, and 22.02, which were utilized throughout this analysis.a The area, formerly known as Lemon City, came to be known as Little Haiti after Haitian immigrants moved in and established a strong immigrant community in the 1970s and 1980s. In recent years, Little Haiti has seen a dramatic increase in property values, as interest grows among the development community to build projects in higher -elevation areas with lower flood risk.3 While the northern portion of Little Haiti is on lower ground (0.01 to 2 meters above sea level), the southern and southwestern portions of the neighborhood are higher elevation, with elevation ranging from 2 to 10 meters above sea leve1.4 While development pressure and rising housing costs have pushed out many low-income immigrant families over the past several years, Haitian and other immigrant communities still hold a strong presence in the neighborhood. a The officially designated Little Haiti neighborhood starts at 54th Street, while the census tracts begin at 36th Street. Therefore, the census tracts utilized throughout this analysis encompass a larger area than the true boundaries of the official neighborhood. FIGURE 1 LITTLE HAITI NEIGHBORHOOD WITHIN THE CITY OF MIAMI Magic City Innovation District Proposed Magic City Innovation District °nTheMap a 1 Mites r' C 2019 Earth Economics EARTH ECONOMICS 14 Submitted into thblic record for item(s) PZ.10, 11.12. on 06/27/2019 , City Clerk A MAGIC CITY IfilOOVATION DISTRICT SPECIAL AREA PLAN (SAP) The proposed Magic City development, slated to be built in Little Haiti beginning in 2020, spans 37 contiguous parcels that consist of 17.75 acres.' The developer is proposing a Special Area Plan (SAP), which is a special zoning designation for adjacent parcels that together exceed nine acres. The purpose of an SAP is to encourage a greater degree of integration of public improvements and infrastructure via master planning, and the SAP offers the developer more flexibility in building design.6 The developer is proposing land -use changes and rezoning for 30 of the 37 parcels in the project area. The proposed land -use changes are from medium density restricted commercial and light industrial use to general commercial use.' In the rezoning application, 30 of 37 parcels currently zoned T-5 and D-1 will be rezoned under custom zoning designations, MCID-1 and MCID- 2. The current maximum allowable height for the T5 zone is five stories, though no existing buildings in the area are taller than one or two stories. Converting to MCID-1 and MCID-2 means that buildings in the area will become significantly taller: building heights will be 20 and 25 stories.' This repurposing would resui in a dense mixed -use area composed of about 2,630 residential units, 432 hotel rooms, 313,165 square feet of retail space, 1,763,820 square feet of office space, and 5,547 parking spaces.' The development also will include a $31 million neighborhood fund,' 3.8 acres of space not occupied by buildings, and the restoration of the historic DuPuis Medical Office & Drugstore.' In late March of 2019, the Magic City project won initial approval from the Miami City Commission, which voted 4-0 in favor, with one commissioner not present. Voting on the project had been delayed three times as the City Commission insisted on a greater degree of community engagement on the proposal.$ A second vote to ratify the SAP is scheduled for June 27, 2019, with two town halls scheduled in the interim to offer additional chances for the community to weigh in.9 If the project is approved at that time, the next step will be to produce an environmental impact statement, which would allow the developers to secure building permits.b Personal communication, Community Justice Project staff, April 2019. 5 I EAR'�li ECONOMI THE POTENTIAL SOCIAL A ENVIRONMENTAL COSTS OF MAGIC CITY INNOVATION DISTRICT 'Proposed development projects such as the Magic City Innovation District can be examined using both an environmental and social lens. Land -use changes and changing economic conditions alike can result in a range of impacts and costs to local government and residents. In Miami, the environmental and social costs stemming from proposed land -use changes must also be examined in the broader context of climate change impacts. For example, residents who must leave Little Haiti due to eviction or inability to afford rising rents may not only incur costs due to moving and living in farther away neighborhoods — they may also be moving to areas with higher flood risk, Moreover, land - use changes that increase density and reduce urban vegetation can impair local air quality and exacerbate the Urban Heat Island Effect, which is concerning particularly in the context of rising temperatures and higher frequency of heat waves.i0 Figure 2 is a visual framework demonstrating the causal relationship between development and potential environmental, economic, and social costs. These costs would ideally be weighed against the known benefits of density and iiroperty value uplift, in a holistic manner. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk FIGURE 2 FRAMEWORK: ENVIRONMENTAL, ECONOMIC, AND SOCIAL IMPACTS OF DEVELOPMENT LAND USE CHANGE Conversion of Urban Vegetation Increased Height to Impervious Surface of Buildings Loss or Decline of Ecosystem Services Air Quality Stortnwater Runoff Urban Heat Island Mitigation Water Quality Flood Prevention Carbon Sequestration Canyon E fect/ NEW DEVELOPMENT Increased Road Congestion Worsened Urban Heat Island Increased Air Pollution ECONOMIC CHANGE Rising Rents and Property Taxes _.,ng-Term Residents Evicted or Priced Out Residents move to Tower -elevation Some portion of evicted residents neighborhood with poorer access to transit and jobs. experience homelessness. Moving and Upfront Rent Costs Commute Costs (Direct + Opportunity Costs) Increased Flood Damages: Structural Damage to Home I Relocation Costs (Direct + Opportunity Costs) Increased Flood Damages: Lost Productivity Increased Flood Damages: Mental Health and Anxiety Costs Costs Associated with Homelessness: School Absenteesisnr among some Homeless Youth Job Loss and Stagnant Wages EARTH ECONOMICS 16 Submitted into the public rrd for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk ENVIRONMENTAL COSTS OF DEVELOPMENT There are several potential environment costs to a development project such as the Magic City Innovation District. For urban development projects, potential costs include the: impacts of land -use changes and the associated impacts to ecosystem services; impacts of taller, denser buildings and the effect on local air circulation; energy efficiency of new buildings; and, potential impacts of traffic and congestion on local air quality. A review of project planning documents and key literature suggests that the Magic City project may generate environmental impacts that warrant further study. The following section summarizes relevant literature on potential environmental impacts of development projects and explores potential project -specific impacts, based on publicly available documentation. These represent preliminary observations only, based on limited publicly available data. A full environmental impact study is needed to understand and quantify the full range of environmental costs and benefits associated with the proposed Magic City project. URBAN VEGETATION AND ECOSYSTEM SERVICES tivntvitvir When rain falls onto impervious surfaces made of concrete or pavement, rainfall cannot infiltrate into the ground and instead turns into stormwater runoff. When runoff travels through the built environment, water picks up pollutants and eventually flushes pollutants into downstream water bodies, causing water quality issues. When existing stormwater drainage and conveyance systems are insufficient, stormwater runoff can cause flooding." Miami is expected to see increasingly intense rainstorms due to anthropogenic climate change, increasing both inland and coastal flooding, the latter of which will be further intensified with sea -level rise.10 While stormwater is typically collected and conveyed with traditional grey infrastructure, soil and urban vegetation such as trees and grass, serve as an important part of a city's stormwater management system.12 Urban vegetation intercepts, infiltrates, and naturally filters rain water, resulting in less stormwater runoff downstream and improved stormwater quality.13 In addition to generating significant stormwater management benefits, urban vegetation has multiple ancillary benefits, including air quality purification, urban heat island mitigation, urban habitat provision, aesthetic value, and positive mental health impacts.14 These primary and ancillary benefits of urban vegetation can also be described as ecosystem services, or, the benefits nature provides to humans. IMPLICATIONS FOR MAGIC CITY Every acre of vegetation, whether grassy lawns, trees, shrubs, or rain gardens, generates ecosystem services that can be quantified in monetary terms. A loss of even one acre of grass or trees could result in $223 and $487 in lost ecosystem`services (respectively) every year, including declined air quality, reduced carbon sequestration, Toss of urban heat island mitigation, loss of stormwater retention, and loss of urban habitat. Grass and trees also serve as a carbon sink - 40. conversion of one acre of grass or trees would resul in a loss of $130 and $9,562 worth of carbon storage, respectively. While Magic City SAP documents describe incorporation of"open space" into site design, a specific breakdown of land -cover changes (net changes in pervious surface) is not provided. Significant vegetation (oak, palm, and avocado trees; grassy lawn) currently exists within the former Magic City trailer park located on the southern extent of the project site — any loss of this vegetation that is not made up for in other areas of the project site will result in a tangible loss of ecosystem services. INCREASED TRAFFIC VOLUMES AND CONGESTION OVERVIEW Traffic congestion is a familiar phenomenon: stop - and -go traffic, longer -than -normal trip times relative to free -flowing traffic, and slower -than -posted vehicle speeds.15 Congestion happens when the volume of cars surpasses the capacity of a given roadway to move carij freely. In economic terms, congestion happens when the supply of road space is outstripped by demand.76 Factors that drive congestion include "population, 7 I EARTH ECONOMICS NIW TABLE 1 ANNUAL ECOSYSTEM SERVICE VALUES BY LAND COVER TYPE FOR MIAMI AREA (USD 2018 DOLLARS) Ecosystem Type Annual Dollar Value of Ecosystem Services Low Average High Coastal Wetlands Mangroves Estuary / Lagoon Urban Trees Lawn $11,077 $3,503 $5,276 $249 $164 $14,862 $4,219 $5,281 $487 $223 $18,648 $4,936 $5,285 $724 $281 See appendix G for a description of Earth Economics' methodology for deriving location -specific ecosystem service values and appendix H for a list of studies utilized to derive the dollar values presented in table 1. the economy, infrastructure, and the proliferation of •ideshare and delivery services."15 Lost productive time is the primary cost of congestion borne by drivers. Drivers delayed in heavy traffic could have put their time toward more useful pursuits, whether work -related or not. These costs can be measured through surveys and by using employee wages to value costs to employers." Other costs borne by drivers are hidden maintenance costs from additional wear and tear on vehicles through the accumulation of the 'ghost miles' that accrue while idling in traffic,'$ and the increased fuel costs resulting from burning fuel while stuck in congestion. Congestion also imposes costs onthefreightanddelivery business through increased operating costs, decreased driver productivity, and decreased reliability.15 A 2018 report by the American Transportation Research Institute found that the Miami/Fort Lauderdale/West Palm Beach metropolitan area had the third -highest annual cost of congestion — $2.2 billion in 2016 — and the third -highest per -mile cost — $921,931 in 2016 — to the trucking industry in the United States.14 "Cther costs of congestion include increased pollution ates and a higher risk of accidents,15 both of which are public health concerns. Vehicles burning gasoline and diesel produce harmful emissions including volatile organic compounds (which contribute to smog Submitted into the public record for item(s) PZ.10, 11 12. on 06/27/2019 , City Clerk formation20), oxides of nitrogen (poisonous gasses that react in the atmosphere to form smog19), and carbon monoxide (which can exacerbate symptoms for people with heart disease19). Vehicles also produce PM2.5 — ultrafine airborne particles that have been shown — with both short- and Tong -term exposure — to produce negative cardiovascular outcomes such as heart disease and stroke.21 Finally, burning fossil fuels produces carbon dioxide — a potent greenhouse gas that contributes to global heating and sea -level rise. IMPLICATIONS FOR MAGIC CITY A traffic impact analysis performed by Kimley-Horn found that the proposed Magic City project would not meaningfully impact congestion, stating that the "proposed land use designation amendment is not expected to have a significant or adverse impact on the roadway segments."22 This finding was likely motivated by the level of service (LOS) scale, which measures congestion. LOS A is the most free -flowing state, and LOS F is the least free - flowing. Per county regulation, the minimum LOS is E; LOS F is unacceptable. The study determines that none of the 28 road segments in the study area would fall below LOS E as a result of additional projected traffic from the proposed development, taking into consideration both morning and evening peak hours. However, a significant number of the analyzed street segments would still experience some amount of additional congestion, resulting in a relative decline in level of service that does not technically tender the segment as "unacceptable," per county regulation, but still generates some congestion impacts. Aggregating between the morning and evening peak -hour times, 11 percent of the road segments would see their level of service reduced from LOS C to LOS D in the short term. Quantitatively, that change means going from an >17 mph average travel speed to a >13 mph travel speed.23 In the Tong term, 16 percent of the 56 analyzed road segments would see their LOS scores fall — one from C to D, and one from D to E (average speed of >13 mph to >10 mph24). These numbers mean that there will be additional congestion in Little Haiti resulting from the proposed development. While it is difficult to quantify the cost of these delays due to lack of information on trip distance, EARTH ECONOMICS 18 Submitted into the pub!. record for item(s) PZ.10, 11, 12. on 06(27/2019 , City Clerk mode of transport, and the labor market, it is certain that people will lose time sitting in peak -hour traffic and that vehicles will produce more harmful emissions as a result. Moreover, this analysis excludes additional traffic generated by hotel, restaurant, and cinema/ entertainment traffic, and focuses exclusively on peak - hour effects. Non -peak -hour traffic could also generate additional impacts and should be explored. Total vehicle volume is important because, though it may not impact peak -hour congestion, additional vehicles bring more emissions25 and increased wear and tear to the road itself.26 Based on the planned number of parking spots in the development and a rough estimate of the additional vehicle trips generated by transportation network companies (TNCs) such as Lyft/Uber (also excluded from the traffic study), it is estimated that Little Haiti would see 9,406 additional vehicle trips per day due to the Magic City project (see appendix B for a detailed description of the methodology and assumptions used to arrive at this estimate). This number represents the sum of morning and evening peak -hour traffic, non -peak traffic, and TNC-related traffic. These additional trips will add additional emissions, congestion that has not been measured (in the case of the TNC traffic), and roadway wear and tear to Little Haiti. INCREASED BUILDING HEIGHTS AND ENERGY EFFICIENCY OVERVft It is generally accepted in the literature that taller and denser construction can be a benefit to cities and the environment. Dense development can convey environmental and social benefits by reducing the time that people must commute to work; also, increasing the housing stock in the center of a city can help to ease supply-side housing pressures that inflate house prices and drive people to live far from where they work. In the abstract, growing a city vertically rather than horizontally is a sustainable practice that prevents urban sprawl. However, there can be a disconnect between the idea of tall, dense construction and the reality of these new buildings once they arrive in a neighborhood. Without intentional and explicit mitigation planning, tall and dense construction can produce a number of undesirable environmental, outcomes. In the macro sense, density is preferable to sprawl from the perspective of sustainability. However, the relative sustainability and energy efficiency of an individual building can vary wildly according to its design and construction. As buildings rise higher, walls and roofs extend above the canopy of trees growing at the street level. This increased exposure leads buildings to absorb more solar energy by removing the natural passive TABLE 2 COST OF TAILPIPE EMISSIONS ASSOCIATED WITH 9,406 ADDITIONAL VEHICLE TRIPS DUE TO THE MAGIC CITY PROJECT SEE ENDNOTES #25-29 FOR POLLUTANT EMISSIONS AND HEALTH COST ESTIMATE REFERENCES Pollutant Emissions (grams) Unit Health cost per gram of pollutant Total health costs associated with one mile of driving, among 9,406 additional vehicle trips „aim] VOC 1.30 per mile NOx PM2.5 SO2 0.69 per mile 0.01 per mile 0.00 per mile $0.02 $39.83 $83.30 $65.90 $0.35 Total 5189.38 9 I EARTH ECONOMICS cooling benefits offered by shade -providing trees. Glass exteriors feature commonly in modern architecture, and glass — despite recent improvements in window technology — is a poor insulator. The extent of glass used on the exteriors of new buildings renders them more expensive to cool and heat. In New York, the all - glass 7 World Trade Center was found to be less energy efficient than the Empire State Building and the Chrysler Building — both built in the 1930s, and with significantly less glass.30 In Vancouver, Canada the combined effect of tall, glass buildings on energy use is clear: compared to shorter buildings, the glass -skin taller buildings use double the energy per square meter.31 Additional energy consumption means additional costs as well as additional emissions of greenhouse gasses. Another consequence of density that effects energy efficiency is the heat generated by the buildings. Replacing open spaces with densely packed and human - made structures that absorb a greater amount of solar radiation creates a phenomenon called the urban *eat island effect.32 Besides increasing temperature y absorbing solar energy and re -radiating heat throughout the day, buildings that are closely packed together reduce the ability of the wind to penetrate and cool the area. These forces combine to increase the areal temperature, thereby requiring more energy for cooling. In this way, the heat island effect compounds the energy efficiency challenges faced by tall buildings. Of course, there are ways to mitigate the energy efficiency challenges of tall buildings. Solutions such Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk as double -skin facades and "smart" technologies that integrate building design and management systems can all improve efficiency,33 but can be costly to implement. IMPLICATIONS FOR MAGIC CITY The proposed Magic City SAP development will significantly change the skyline of Little Haiti. The tallest properties (MCID-1 and MCID-2) within the Magic City SAP can rise to 20 and 25 stories, respectively. In contrast, existing buildings in Little Haiti are one and two stories tall. The impacts of the additional heat absorbed and re -radiated by these tall buildings and the impacts of the shade they may potentially cast on nearby lower buildings should be examined further. One path to greater building efficiency is through LEED certification, to which the development group has a stated commitment. The LEED program — short for Leadership in Energy and Environmental Design — promotes the construction of green buildings. The program offers ratings systems that measure whether each portion of a project is built according to a green standard. Ratings systems for new construction evaluate both building design and construction, as well as interior design and construction. Buildings accrue points on a scorecard, which add up and result in a building being either 1) not certified 2) LEED Certified 3) LEED Silver 4) LEED Gold or 5) LEED Platinum. Additionally, there are rating systems that can evaluate the net effect of multiple buildings in a campus (volume certification of a group of buildings) or even at TABLE 3 COST OF TAILPIPE EMISSIONS DUE TO IDLING, ASSOCIATED WITH TOTAL ESTIMATED PEAK TRAFFIC IN THE AM (2057 CARS) AND PM (2069 CARS), IN LITTLE HAITI Pollutant Emissions (grams) Unit Health cost per gram of pollutant Total health costs associated with five minutes of idling during AM and PM peak hours VOC NOx 0.27 per minute $0.003 0.08 per minute $0.01 $18.03 $20.84 Total $38.87 EARTH ECONOMICS 110 the neighborhood scale for mixed -use developments (focused on integrated land use and transportation), as well as a recertification program to ensure ongoing LEED compliance as buildings age.34 Given the varied options for LEED certification, it is important to solicit a formal commitment from the development group that details the suite of LEED certification options they intend to pursue, and what level of certification they intend to target. Securing specific green -building commitments will help the city assess the degree to which the proposed Magic City development will be sustainable and energy efficient. INCREASED BUILDING HEIGHTS AND CANYON EFFECTS OVERVIEW Another result of buildings growing taller is the potential development of urban canyons. Described in simple terms, an urban canyon occurs when a street has buildings on either side. At its most basic level, an urban canyon is defined by its aspect ratio: the height of the buildings divided by the width between the buildings35 (i.e., the width of the street, plus sidewalks, bike lanes, and setbacks). Urban canyons exist on a spectrum: wide canyons have low aspect ratios (e.g., .5), and narrow canyons have higher aspect ratios (e.g., 2).36 Restricted airflow is one important effect of urban canyon development, and the degree that airflow is restricted tends to increase with aspect ratio. When the aspect ratio > 1, the wind tends to skim over the top of the buildings and does not reach the street. Instead, this type of flow creates a separate vortex that traps pollutants at street level and reduces air quality.36 Not only do urban canyons contribute to the urban heat island effect by preventing wind from penetrating and cooling the area, but the reduced airflow also contributes to poor air quality by trapping pollutants at street level.36 Other factors can affect the degree to which urban canyons trap pollutants, including the design and shape of the buildings that make up the urban canyon, and the orientation of the canyons relative to the wind.37 However, the literature is clear on the most basic point: Tall buildings flanking narrow streets in the presence of many cars has significant potential for trapping harmful Subed into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk near the surface. IMPLICATIONS FOR MAGIC CITY The canyon effect is a particularly salient problem for the proposed Magic City SAP, given the volume of additional traffic it would generate. Additional traffic means that, in the presence of urban canyons, additional hazardous emissions such as carbon monoxide (CO), sulfur dioxide (502), nitrogen oxide (NOx), and particulate matter 2.5 (PM2.5) will be concentrated at street leve1.37 According to details on thoroughfare segments in the Magic City SAP concept book, the aspect ratio of all nine of the segments would have an aspect ratio of > 1, which means that air is likely to stagnate and pollutants will become trapped at street level. The proposed Magic City SAP concept book states the number of stories of the buildings on each segment, and the width of each urban canyon between the two buildings. One assumption was necessary to calculate building height: when maximum building height differed on either side, the lower number of stories was selected to define the urban canyon. To convert from stories to height, this analysis used figures from the Regulating Plan for the development: 25 feet maximum height for the first story, and 14 feet maximum height for each additional story. Dividing the calculated height by the given width resulted in aspect ratios greater than one for each of the nine segments (see pp. 32-37 in the Magic City SAP concept book for thoroughfare segment details). Figure 3 summarizes the estimated aspect ratio for each thoroughfare segment. FIGURE 3 ESTIMATED ASPECT RATIO FROM MAGIC CITY SAP ROAD SEGMENTS 2 021 0 - CC CC W CC rel w 11 I EARTH ECONOMICS SOCIAL COSTS OF DEVELOPMENT LCONOMIC DISPLACEMENT While the proposed Magic City project includes about 2,630 residential units, the units are targeted to households with an average income of $55,000 to $75,000. Though developers are contributing $31 million to a neighborhood development fund to support affordable housing, the Magic City project may exacerbate declining affordability in the neighborhood, as many new housing developments of this scale often do.38,39 And while gentrification and resulting displacement of low-income households has been occurring in Little Haiti for several years, there are still a number of low-income residents who have managed to stay in Little Haiti and are increasingly at risk of displacement.d The following sections summarize key literature on the costs of displacement to households and the estimated cost of displacement to at -risk households in Little Haiti. The estimated household -level costs were derived from publicly available datasets. Anecdotal evidences suggests that Little Haiti �ouseholds are primarily moving to North Miami, orth Miami Beach, and Broward County. News coverage of Little Haiti displacement pressures has also referenced Sweetwater as a potential area where Little Haiti residents are moving to.40 To narrow the scope of the analysis, it was assumed that Little Haiti residents are moving to North Miami, North Miami Beach, and Sweetwater (the analysis depended on public datasets that are not available for Broward County). For a detailed description of assumptions and methodologies utilized to model displacement costs to Little Haiti residents, see appendices C through G. The cost estimates presented in the following sections are meant to illustrate the household costs of displacement in general terms and to raise awareness of the true impact of displacement. The precise impact of the Magic City project — and the proposed mitigation measures such as the neighborhood development fund —on neighborhood displacement is unknown and should be examined further. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk THE HOUSEHOLD COSTS OF DISPLACEMENT When property values rise and higher -income households move into a neighborhood, existing tenants with lower incomes are often forced to move. The move can be precipitated by a formal eviction, by landlord harassment, or by simply being priced out and unable to bear the additional financial burden of higher rent.41 In some cases, households may choose to move because their networks (i.e., friends, family, associates) have already moved on.42 Studies have documented a range of outcomes associated with economic displacement, including moving to farther away neighborhoods, crowding, and/or moving into substandard housing conditions41,43 In some cases, households may choose to stay and grow increasingly burdened by housing costs as rents rise.42 Depending on the mechanism by which households are forced to move (formal eviction versus being priced out) and where households move to, displacement generates a range of financial and social costs. UPFRONT RELOCATION COSTS OVERVIEW The cost of relocating to a new home is a significant and immediate burden.43 Not only do households incur the direct costs of moving but may also face opportunity costs and disruption to work associated with finding temporary or permanent housing.41, 44 In the case of evictions, working adults may be forced to miss work to attend eviction proceedings in court and may need to spend more time searching for housing due to the stigma associated with formal eviction.44 Displaced families often must settle for sub -par housing and may search for new housing again within a year after the initial move.41 COST TO LITTLE HAITI HOUSEHOLDS Upfront relocation costs — lost security deposits, direct moving costs, and opportunity costs associated with missing school/work to search for housing and move — were estimated for a hypothetical Little Haiti d Personal communication, Community Justice Project staff, April 2019. Personal communication, Community Justice Project staff, April 2019. EARTH ECONOMICS 112 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 13 I EARTH ECONOMICS to, ousehold. Several additional knownocation costs were omitted due to data limitations; therefore, these numbers should be considered an underestimate of the true cost of relocation (see appendix C for details). It was conservatively assumed that 25 percent of households would lose their security deposit at the time of moving45 and that a typical household pays the equivalent of one month's rent (average rent in Little Haiti according to U.S. Census is $829 per month).46 The national average cost of moving locally (within the same city) was used to estimate the direct costs of moving. Finally, it was conservatively assumed that working adults would miss up to one week (five days) of work, to look for housing and to move. Additionally, it was assumed that children would miss up to one week (five days) of school during the moving process (see appendix C for a description of valuing education in monetary terms). The total one-time, upfront cost of relocation associated with lost security deposit, moving costs, and opportunity costs of missed work/ school is $2,705. TABLE 4 ESTIMATED HOUSEHOLD -LEVEL COSTS ASSOCIATED WITH RELOCATION. plIEW Description Average Upfront rent costs Physical moving costs Opportunity cost of [ erg spent moving Upfront costs to renters moving to new location, due to loss of security deposit $207 Cost associated with moving belongings to new home $1,250 Cost of lost wages due to missed work during moving $1,088 School absenteeism cost Cost of lost educational hours due to missed school of time spent moving during moving $160 Total $2,705 JOB ACCESS AND COMMUTING OVERVIEW Aside from housing, transportation accounts for the largest single cost to households in the U.S.42Among households who moveto new neighborhoods, those new neighborhoods on average have fewer job opportunities42 and require longer and more costly commutes.43 Because proximity to public transit increases housing prices, low-income families facing displacement are moving to areas with overall poorer transit access49 and poorer access to employment opportunities.50 Moving to less convenient locations may result in increased tardiness or absenteeism at work.44 The combination of declined job and transit accessibility can result in a significant financial toll to displaced individuals who must spend more time commuting and, in some cases, may need to purchase a vehicle if public transit is insufficient.5° COST TO LITTLE HAITI RESIDENTS Earth Economics modeled the direct costs and opportunity costs associated with commuting from new neighborhoods for a hypothetical Little Haiti household. Earth Economics compared general data on job and transit accessibility for Little Haind new potential neighborhoods. On average, census tracts in Little Haiti were found to have better job and transit access than North Miami, North Miami Beach, and Sweetwater. Earth *Economics used Longitudinal -Employer Household Dynamics data to estimate the average commute distance for low -earnings households currently residing in Little Haiti and the likely commute distance from new neighborhoods for households of similar earnings brackets (see appendix D for methodology, assumptions, and data sources). The average additional direct cost of commuting after displacement, as compared to what was spent when still living in Little Haiti, is $906 per year, and the average additional opportunity cost of commuting is $1,344 per year. These findings are built on the assumptions that the working adults within a Little Haiti household are equally likely, once relocated, to keep their same job rather than find a new job, and that they will continue to use the same mode of transportation to commute after moving. ENVIRONMENTAL CONDITIONS OVERVIEW Displaced households often move to areas with poorer environmental conditions.'" In Miami, there �s a growing body of empirical evidence that higher - elevation neighborhoods, such as Little Haiti, are seeing faster property growth rates than lower -elevation neighborhoods NI. higher flooding risks due to sea - level rise.3 This suggests that, in the long-term, climate gentrification may result in lower -income residents being pushed to more climate -vulnerable areas. Flooding events not only damage property — they also generate significant social costs, including mental anxiety and disruption to work productivity. COST TO LITTLE HAITI RESIDENTS Earth Economics estimated and compared the flood risk associated with Little Haiti and the assumed neighborhoods where current Little Haiti residents would resettle. Using Federal Emergency Management Agency (FEMA) data on the costs associated with mental health and anxiety, and lost work productivity, Earth Economics estimated the additional social cost of flooding for a hypothetical Little Haiti household moving to a new neighborhood (see appendix E for detailed description of methodology and assumptions). The estimated additional cost of flooding associated with mental health/anxiety and lost work productivity for a displaced Little Haiti household is $100 and $156, respectively, per year. TABLE 5 ESTIMATED HOUSEHOLD -LEVEL COSTS ASSOCIATED WITH COMMUTING Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk Opportunity cost of longer commute Direct cost of longer commute Cost of additional time spent commuting from home to job (assuming mix of keeping samejob and finding newjob) Cost of fuel and wear on vehicle for additional commute distance (assuming mix of keeping samejob and finding new job) $1,344 $906 Total $2,250 TABLE 6 ESTIMATED HOUSEHOLD -LEVEL SOCIAL COSTS ASSOCIATED WITH FLOODING Cost Category Description Average Mental stress and anxiety Lost productivity Cost associated with mental stress and anxiety due to flooding Cost associated with lost productivity due to flooding Total $256 EARTH ECONOMICS ( 14 BEYOND ECONOMIC MEASIICE: ADDITIONAL HOUSEHOLD COSTS There are multiple displacement -related impacts discussed in the literature that could not be modeled for a hypothetical Little Haiti household, including ongoing disruption to schooling due to stress and trauma, disruption to healthcare services, impacts to social networks, and loss of culturally relevant services. • SCHOOLABSENTEEISMANDTRAUMA:Displacement has also been shown to be disruptive and traumatic to children, either due to missing school or switching school districts.41 • HEALTHCARE ACCESS: Households may experience disruption to healthcare43 and may relocate to areas with poorer access to healthcare overall.47 • COMMUNICATION COHESION AND SOCIAL NETWORKS: Displacement has also been shown to fragment social networks and disrupt community cohesion.42, 43 Social networks among friends and family provide a critical economic role for families (e.g. childcare) as well as mental and emotional benefits. • ACCESS TO CULTURALLY RELEVANT GOODS AND SERVICES: Access to culturally relevant services is also disrupted when displacement occurs,52 the value of which is beyond economic measure. SUMMARY OF LITTLE HAITI HOUSEHOLD - LEVEL DISPLACEMENT COSTS HOUSEHOLD -LEVEL COSTS The total upfront cost to a single household displaced from Little Haiti amounts to more than $5,200; after the initial year of moving, the estimated ongoing annual costs incurred by the same household is more than $2,500. Based on the neighborhood's median household income of $24,80053 this additional annual cost of living in more remote, more climate - vulnerable areas accounts for 10 percent of displaced households' annual income. The precise number of households already economically displaced or at risk of displacement within Little Haiti is uncertain.' However, studies suggest that household income and housing -cost burden are useful indicators of displacement At According to the 2017 American Community Survey, out of 10,819 households living in Little Haiti, approximately 5,614 households earn less than $25,000 peryear,55 and 3,154 households earn less than $20,000 and spend more than 30 percent of their' income on housing. Assuming the 3,154 low-income housing -cost -burdened households are displaced in the coming years with increased gentrification, the total estimated annual cost of displacement to households is more than $16 million in the first year of moving, and nearly $8 million per year after moving. The more than $8 million of ongoing costs are incurred each year simply due to living in less accessible, more flood -prone neighborhoods. The additional cost of living in these new neighborhoods is a reality that will stay with displaced households for many years to come (notwithstanding the additional costs of being displaced again and incurring upfront moving costs all over again). For example, assuming the 3,154 housing -cost -burdened, low-income (<$20,000) households in Little Haiti are displaced, the total cost incurred by these households over the next ten years is more than $68 million, using a discount rate of 7 percents. In reality, the full 5,614 households earning less than $25,000 in annual income could be at risk of displacement, which would generate an even higher total damage estimate. While the proposed project will not directly impact current residents, the project has already impacted residents who formerly lived in the Magic City Trailer Park. The Magic City Trailer Park was purchased by an LLC, in August 2014. The park was closed in 2015. Media coverage at the time reported 40 mobile homes were impacted at the time of closure (Bojnansky, E., Biscayne Times, 2015). However, the Florida Department of Health reported the park as comprised of 122 lots and may have contained 97 mobile homes on site, according to a prospectus (Mobile Home Parks, Florida Department of Health). g Discount rates are utilized when examining how costs and benefits accrue over time. Discounting allows for sums of money occurring in different time periods to be compared by expressing the value in present terms. In other words, discounting shows how much future sums of money are worth today. Discounting is designed to take into account time preference (people tend to prefer consumption now over consumption in the future, meaning a dollar today is worth more than a dollar received in the future) and the opportunity cost of investment (investment in capital today provides a positive return in the future but renders those funds unavailable for other investment opportunities). Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk 15 I EARTH ECONOMICS ALTERNATIVE DISPLACEMi1. SCENARIOS - RECURRING RELOCATION, HOMELESSNESS, AND HOMEOWNER DAMAGES While the household -level costs of displacement presented above represent one particular displacement scenario (renters who successfully find new housing in a new neighborhood and either keep their jobs or find new jobs, without any period of unemployment), in reality a number of other scenarios could occur. Studies show that a significant proportion of households experiencing homelessness in the U.S. became homeless due to eviction; there are numerous social and economic impacts of homelessness, most of which are beyond economic measure. Another possible displacement scenario involves low-income homeowners who must move due to rising property taxes or inability to pay mortgage.56 The following section presents cost estimates associated with multiple alternative scenarios. • IMPACTS OF JOB LOSS AND SCHOOL ABSENTEEISM. Involuntary displacement through formal eviction or other informal actions can result in chronic and non -chronic homelessness.41 Families experiencing housing insecurity and homelessness are more likely to lose their jobs than their housing -secure counterparts,44 resulting not only in temporary loss of wages but also long-term barriers to finding employment due to stigma associated with involuntary job Ioss.57 Involuntary job loss often results in decline in wage earnings and long- term earnings Iosses,58 as well as negative mental health impacts.59 Parents experiencing housing insecurity face many barriers to employment, including inability to find work and childcare responsibilities.60 Children experiencing homelessness are much more likely to miss school and experience chronic school absenteeism than children with secure housing.61, 62 It is estimated that, for one Little Haiti household, job Toss after displacement would incur an estimated $10,569 in lost wages. For one Little Haiti household that experiences a period of homelessness after eviction, the cost of chronic school absenteeism could amount to $255 in lost educational value. (See appendix F for assumptions and methods). IT IS ESTIMATED THAT, FOR A LITTLE HAITI HOUSEHOLD FACING FORMAL EVICTION, JOB LOSS AFTER DISPLACEMENT WOULD RESULT IN AN ESTIMATED $10,569 IN LOST WAGES. FOR A SINGLE LITTLE HAITI HOUSEHOLD THAT EXPERIENCES A PERIOD OF HOMELESSNESS AFTER EVICTION, THE COST OF CHRONIC SCHOOL ABSENTEEISM COULD AMOUNT TO $255 IN LOST EDUCATIONAL VALUE. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk EARTH ECONOMICS 116 • RECURRING RELOCATION. Displaced families must often settle for sub -par housing and may search for new housing again with a year after the initial move,44 resulting in recurring upfront moving costs. The estimated costs of displacement within the first year ($5,200) could actually be incurred over multiple years. These additional costs amount to 22 percent of the average income of a Little Haiti household. The estimated cost to a Little Haiti household that must move twice within one year after displacement amounts to $7,916, or 33 percent of the median household income of Little Haiti residents. THE ESTIMATED COST TO A LITTLE HAITI HOUSEHOLD THAT MUST MOVE TWICE WITHIN ONE YEAR AFTER DISPLACEMENT AMOUNTS TO $7,916, OR 33 PERCENT OF THE MEDIAN HOUSEHOLD INCOME OF LITTLE HAITI RESIDENTS. Sul/Pitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk • PROPERTY DAMAGES FROM FLOODING. As climate gentrification intensifies in Miami, low-income residents will continue to move to low -elevation neighborhoods more vulnerable to flooding. More obvious than the social costs of flooding are the costs associated with property damages — both structural property and belongings inside of the home. While some homeowners and renters purchase flood insurance, many do not. The estimated cost associated with flood -induced property damages for a Little Haiti resident purchasing a home in a low - elevation area is $1,852 to $8,786 per year (see appendix E). THE ESTIMATED COST ASSOCIATED WITH FLOOD - INDUCED PROPERTY DAMAGES FOR A LITTLE HAITI RESIDENT PURCHASING A HOME IN A LOW -ELEVATION AREA IS $1,852 TO $8,786 PER YEAR. 17 I EARTH ECONOMICS to L OTHER COST CONSIDERATIONS t di Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk This analysis focused specifically on displacement - related costs on the household level. However, other economic units such as local businesses and local government agencies are impacted by gentrification and displacement as well. • IMPACTS TO LOCAL BUSINESSES. While the impacts of gentrification and neighborhood change to minority -owned businesses is less understood, there is a growing body of research on this topic. As demographics change at the neighborhood scale, minority- and immigrant -owned businesses may see a loss in customer base, as long-term customers leave the neighborhood and new residents entering the neighborhood patronize newer businesses targeting incoming residents.63 Similarly, if minority - owned businesses leave the neighborhood due to prohibitive rent increases (most small business owners do not own the property or building they occupy), residents who stay may no longer be able to access culturally relevant goods and services64 and displaced businesses may not be able to re- build a customer base in a new location. • IMPACTS TO CITY GOVERNMENT — COST OF EVICTIONS/HOMELESSNESS. The cost of economic displacement is not only borne by households. Local city and county governments also bear an economic burden. Eviction impacts local governments through unpaid utility bills; evicted households who then experience homelessness also generate a cost, through increased demand for homelessness - related government services such as shelters. Miami -Dade County spends more than $20,000 each year per homeless household in support services.65 For every household displaced from Little Haiti that experiences a period of homelessness, the County would incur over $4,800 in homelessness service costs, assuming each household is homeless for the median days of homelessness at the county -level. FOR EVERY HOUSEHOLD DISPLACED FROM LITTLE HAITI THAT EXPERIENCES A PERIOD OF HOMELESSNESS, THE COUNTY WOULD INCUR OVER $4,800 IN HOMELESSNESS SERVICE COSTS, ASSUMING EACH HOUSEHOLD IS HOMELESS FOR THE MEDIAN DAYS OF HOMELESSNESS AT THE COUNTY -LEVEL. Submitted into the public record for item(s) PZ.10. 11, 12. on 06/27/2019 , City Clerk 19 I EAR ECONOMICS CONCLUSION Even though the Magic City Innovation District project will generate economic value for those residents and visitors able to take advantage of its amenities, the proposed development project will invariably generate environmental, economic, and social impacts that should not be overlooked. While this report attempts to highlight, and in some cases model, some of the potential environmental and social costs of the Magic City project, this analysis is meant to raise questions only. A full assessment of the potential consequences is warranted. While calculated specifically for a Little Haiti displacement scenario, the household -level costs presented in this report can be utilized to roughly estimate household -level costs of displacement for other communities throughout Miami facing displacement. The analysis can also be easily expanded and scaled, based on different displacement contexts. The detailed appendices at the end of this report present a step-by-step description of all methods utilized for this analysis, in an effort to aid future researchers and community advocates interested in expanding displacement cost research. The environmental impact considerations discussed in this report may also be generalized to other urban locations. This report also holds important implications for developments beyond the proposed Magic City project. Across the city of Miami, as development pressure continues and climate vulnerabilities intensify, some low-income communities and communities of color may bear the brunt of this burden, in the form of ongoing financial costs, health and safety impacts, disrupted social fabrics, and even reduced political voice as communities spread out. Moreover, increasing density through high rises and conversion of green space may threaten the long-term resilience of the city if not handled in conjunction with integrated land -use and transportation planning. The city of Miami has an important opportunity to build environmental and social resilience and counter the effects of climate gentrification by carefully vetting all new proposed developments through a holistic lens. IMP APPENDIX A: HOUSEHOLD DISPLACEMENT COSTS SUMMARY Submitted into the public record for item(s) PZ.10,11, 12. on 06/27/2019 , City Clerk SUMMARY OF DISPLACEMENT COST ESTIMATES FOR SINGLE LITTLE HAITI HOUSEHOLD Cost to a single household Cost Category Description due to displacement (in the first year) loving Upfront rent costs Physical moving costs Opportunity cost of time spent moving Upfront costs to renters moving to new location, due to loss of security deposit Cost associated with moving belongings to new home Cost of lost wages due to missed work during moving School absenteeism cost of time spent moving Cost of lost educational hours due to missed school during moving $207 $1,250 $1,088 $160 Commuting Opportunity cost of longer commute Direct cost of longer commute Cost of additional time spent commuting from home to job (assuming mix of keeping same job and finding newjob) Cost of fuel and wear on vehicle for additional commute distance (assuming mix of keeping same job and finding new job) $1,344 $906 Flooding Mental stress and anxiety Lost productivity Cost associated with mental stress and anxiety due to flooding Cost associated with lost productivity due to flooding $100 $156 Total Total cost to displaced household during the first year after moving After first year, annual additional cost of living in new neighborhood $5,211 $ 2,506 %of average household income spent on annual displacement related costs (assuming $24,800 average income). 10% EARTH ECONOMICS l 20 APPENDIX B: DETAILED SUN/MARY OF MAGIC CITY TRAFFIC STUDY CRITIQUE The Kimley-Horn traffic impact analysis found that the proposed Magic City SAP would not meaningfully impact congestion, stating that the "proposed land use designation amendment is not expected to have a significant or adverse impact on the roadway segments."66 This finding was likely motivated by the level of service (LOS) scale, which measures congestion. LOS A is the most free -flowing state, and LOS F is the least free - flowing. Per county regulation, the minimum LOS is E; LOS F is unacceptable. Because LOS E is the minimum accepted standard in Miami, the fact that none of the road segments was found by Kimley-Horn to fall to LOS F likely prompted the "no significant and adverse impacts" claim. In the Kimley-Horn report, Tables 21 through 24 compare projected morning and evening peak -hour traffic flows in the short term, calculated with and without the proposed development. Tables 25 through 28 repeat this analysis, but in the long term. There are a total of 28 road segments in the study area, which are analyzed separately in the morning and evening peak hours. In the short term, aggregating between the morning and evening analyses, none of the 56 total road segments would fall below LOS E as a result of additional projected traffic from the proposed development. In the long term, the same is true: no road segments would fall below LOS E, even with additional traffic generated by the development. However, just because congestion is not projected to increase past a certain threshold of acceptability does not mean that the additional traffic from the proposed Magic City SAP has no impacts. On the contrary, and per the Kimley-Horn report itself, a significant number of the analyzed street segments would experience additional congestion resulting from the proposed Magic City SAP. Aggregating between the morning and evening peak - hour times, 11 percent of the 56 road segments would see their levels of service reduced from LOS C to LOS D in the short term. Quantitatively, that change means going from an >17 mph average travel speed to a >13 mph travel speed.67 In the long term, 16 percent of the 56 analyzed road segments would see their LOS scores fall — one from C to D, and one from D to E (average speed of >13 mph to >10 mph57). These numbers an that there will be additional congestion in Little Haiti resulting from the proposed development. While it is difficult to quantify the cost of these delays due to lack of information on trip distance, mode of transport, and the labor market, it is certain that people will lose time sitting in peak -hour traffic. More time in traffic means more vehicles idling and producing harmful emissions. Furthermore, the peak -hour analysis represented in tables 21 through 28 is based on trip generation calculations for apartment, general office building, and shopping center land -use types. This analysis undercounts peak -hour traffic increases by excluding the additional traffic generated by hotel, restaurant, and cinema/entertainment traffic — all of which are planned for the Magic City SAP. Though the Kimley-Horn report focused exclusively on congestion by studying peak -hour effects, it is also worth exploring the additional traffic that the proposed Magic City SAP would generate during non -peak times. Total vehicle volume is important because, though it may not impact peak -hour congestion, additional vehicles bring more emissions68 and increased wear and tear to the road itself.69 To examine potential non -peak traffic volumes, the 5,547 parking spots in the development give an idea of th�— additional traffic the developers hope to attract. Of this 7 total, 1,494 spots are reserved for residents. Subtracting those residential use spots yields 4,053 parking spaces for people to come to Magic City for office/retail/hotel uses. Assuming a single car fills each spot for the entire day, daily non -peak traffic would amount to 4,053 additional cars in the area around the Magic City SAP. Adding that to the morning peak traffic (2,057 vehicle trips) and the evening peak traffic (2,069 vehicle trips), results in an all -day total of 8,179 vehicle trips resulting from the proposed development. This non -peak vehicle trip calculation may undercount additional traffic for three reasons. First, because of the nature of retail and restaurant visitation, a single parking spot will generally be occupied by more than one vehicle during the day. Second, some drivers will choose to park outside of the Magic City SAP, which means that total proposed parking spots is likely a conservative proxy for measuring the additional traffic that the developers hope to generate. Third, this analysis does not account for the truck traffic required to support the retail and restaurant businesses. At the same time, a different Submitted into the public record for item(s) PZ.10, 11. 12. on 06/27/2019 , City Clerk 21 I EARTH ECONOMICS assumption may generate an over. ..nate of additional traffic, which would work to neutralize a portion of the overestimate. Some number of the 2,057 vehicles trips during the morning peak hour are likely to be commuters inbound to the Magic City development to work in the office/retail/hotel spaces. These commuters would presumably occupy some number of the additional spaces, and would therefore be double counted by appearing in both the peak -hour analysis and the off- peak, parking -based analysis. Though these factors neutralize each other to a certain degree and combine to produce a conservative estimate of additional traffic, one important variable is unaccounted for. Both the Kimley-Horn peak -hour analysis and this parking -based estimate of non -peak traffic omitted the impact of the additional volume of cars and congestion resulting from the operations of transportation network companies (TNCs) like Lyft and Uber. Accounting for these additional cars would likely have changed the results of the Kimley-Horn congestion analysis. According to a recent Gallup poll from 2018, people who use TNCs tend to be younger and wealthier70 — the target demographic for the residential portions of the Magic City SAP. Because TNCs tend to closely guard their ridership data it is difficult to say precisely how many additional cars these services add to the roads. However, researchers from Northeastern University and San Francisco County Transportation Authority conservatively estimate that 15 percent of daily vehicle trips and 9 percent of all trips happening in San Francisco — a city experiencing congestion problems similar to Miami71— were the result of TNC operations.72 Using the percentages from San Francisco, this analysis estimates that the additional volume of TNC-related traffic in Little Haiti will be an additional 1,227 vehicle trips per day (15 percent of the 8,179 additional car trips). Unfortunately, this analysis is only able to identify additional vehicles, and cannot determine how they would impact the congestion findings of the Kimley-Horn report. The final estimate of the additional traffic in Little Haiti resulting from the Magic City SAP is 9,406 vehicles trips per day. This number represents the sum of morning and evening peak -hour traffic, non - peak traffic, and TNC-related traffic. These additional trips will add additional emissions, congestion that has not been measured (in the case of the TNC traffic), and roadway wear and tear to Little Haiti. APPENDIX C. uPFRONT RELOCATION COSTS METHODOLOGY OVtIVIEVv Based on literature review and available data, the upfront relocation costs for a hypothetical Little Haiti household were estimated. A number of upfront costs were considered, including upfront costs associated with paying first and last month's rent for a new rental unit, cost associated with inability to recover a security deposit when leaving a rental unit, opportunity cost (missed school and missed work) associated with searching for new housing and/or moving, the direct costs of physically moving (hiring movers, hiring a moving truck, borrowing friends/family's time and the associated opportunity cost, other direct costs), additional utility fees associated with setting up new utilities in a new rental home, and the cost of dealing with eviction court in the case of formally evicted homeowners. OMITTED UPFRONT COST LATEGORIES Ultimately, three cost categories were valued, due to data limitations: lost security deposit, direct moving costs, and opportunity cost associated with missing work/school in order to search for housing and/or move. The reasons for excluding additional cost categories are as follows: • The potential upfront cost of paying first/last month rent was excluded from the analysis, since, in theory, a household would recover some of that money at a later date (in the form of not paying last month's rate, for a household staying through the end of a lease) when they again decide and/or are forced to move. In reality, many households will likely not benefit from having paid last month's rent upfront. • Anecdotal evidence suggests that households would face additional costs when moving to a new rental unit, due to the installation fees often required when setting up new utilities. These fees can be significant for a low-income family. Insufficient data on average utility hookup fees meant that this cost category had to be excluded. • Costs associated with eviction court were also excluded, as this analysis did not make any assumptions about the likelihood of a displaced household being displaced due to formal eviction. The authors could not find reliable data to make any grounded assumptions about eviction rates. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk EARTH ECONOMICS 122 Submitted into the public record•item(s) PZ.10, 11. 12. on 06/27/2019 , City Clerk However, anecdotal and empirical evidence suggests that costs associated with eviction court can be significant.39 Due to these omissions, it is important to interpret the estimated upfront relocation costs in this analysis as an underestimate of the true upfront costs a household would experience. METHODS AND ASSUMPTIONS The following methods and assumptions were utilized when calculating the three cost categories under upfront relocation costs: 1. COSTASSOCIATED WITH LOST SECURITY DEPOSIT. It was assumed that, on average, a household has paid equivalent of one-month's rent as a security deposit. Studies suggest that, on average, 25 percent of renters do not receive their security deposit upon moving. Though in reality this rate would likely be significantly higher for Little Haiti households and any households facing involuntary displacement and eviction, a 25 percent rate was used to be conservative. The average household monthly rent of $829 (derived from Housing and Transit Affordability Index datasets for Little Haiti census tracts) was used to estimate the security deposit amount. 2. DIRECT COSTS ASSOCIATED WITH MOVING. While the actual cost of moving depends greatly on how far a household is moving, what additional support the household utilizes (movers, moving trucks, etc.), how large the household is, etc., a national average value was utilized for this analysis ($1,250), which assumes the use of professional moving assistance. 3. OPPORTUNITY COSTS ASSOCIATED WITH RELOCATION — MISSED WORK. Studies suggest that moving requires significant opportunity cost, in the form of missing work to deal with eviction proceedings in court, looking for housing, and/or moving. Opportunity cost associated with missed work was calculated using the U.S. Department of Transportation (DOT) value of travel time, specifically associated with travel for personal reasons. ($27.20). The value of personal travel is based on national average hourly wage, which was used instead of the actual estimated hourly wage earnings of Little Haiti households, to avoid racial- and class -related bias associated with income -based economic modeling techniques. It was conservatively assumed that one week of work (40 hours, assuming average- length work week) would be missed (this was based on best professional judgement, given the lack of existing u; , data measuring days of work missed during to displacement). 4. OPPORTUNITY COSTS ASSOCIATED WITH RELOCATION — MISSED SCHOOL. Relocating homes can also impact school -aged children within a household. A dollar value can be assigned to the educational value of one hour of schooling, based on the amount of money spent on schooling. While the true value of education is beyond economic measure, this is a common approach used by economists to value education in monetary terms. To estimate the dollar value per pupil -hour of education in Miami -Dade County, the following steps were taken: • Data on the per -pupil amount of spending on instruction was derived from the US Census Bureau. In the Miami -Dade school system, that figure in the 2016 fiscal year was $5,748.13. • Summing the number of days per grading period from the Miami -Dade public schools website indicates that there are 180 total school days in the county. • Start and end times vary by grade within the county; the mean school day for K-12 students lasts 6.33 hours. Multiplying the hours per day and days per year figures results in a total of 1,133 hours in a school year in Miami -Dade County. • Finally, dividing the annual per -pupil spending by the number of hours in the school year produces the hourly value of public education as measured via costs to the county. Each hour of education in Miami -Dade County schools is worth $5.07 per pupil. 23 I EARTH ECONOMICS Arn itted into the public rd for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk RESULTS The following table summarizes the cost estimates associated with relocation, for one hypothetical Little Haiti household. These per -household estimate can be scaled based on the estimated number of displaced households under examination. ONE-TIME COSTS ASSOCIATED WITH RELOCATION FOR ONE LITTLE HAITI HOUSEHOLD Cost Category Description Low Average High Upfront rent costs Physical moving costs Opportunity cost of time spent moving School absenteeism cost of time spent moving Upfront costs to renters moving to new location, due to loss of security deposit Cost associated with moving belongings to new home Cost of lost wages due to missed work during moving Cost of lost educational hours due to missed school during moving $207 $1,250 $1,250 $1,088 $1,088 $1,088 $160 $160 $160 Total $2,705 $2,705 $2,705 ithir DATA SOURCES ( Wood, G. 2013. Security Deposit Refund: 1 in 4 Renters Don't Get Their Money Back, Survey Finds. Accessed from https://www.aol.com/2013/01/29/security-deposit-refund/ (accessed 5.23.19). Moving Cost Calculator for Moving Estimates. https://www.moving.com/movers/moving-cost-calculator.asp. (accessed 5.23.19) Boone M. 2018. How much does it costto move? https://www.zillow.com/blog/how-much-will-you-pay-to-move-91663/. (accessed 5.23.19) Housing and Transit (H+T) Affordability Index census tract data for Little Haiti census tracts; originally from U.S. Census Bureau American Community Survey. Available from: https://htaindex.cnt.org/download/data.php (accessed 5.23.19) U.S. Census Bureau, 2016. Public elementary -secondary education finance data. Table 18—per pupil amounts for current spending of the 100 largest public elementary -secondary -school systems in the United States by enrollment: fiscal year 2016. Available from https://www.census.gov/data/tables/2016/econ/school-finances/secondary- education-finance.html (accessed 5.23.19) Miami -Dade County Public Schools, 2018. 2018-2019 school calendar, elementary and secondary. http://www. dadeschools.net/calendars/18-19/18-19_el-sec.pdf (accessed 5.23.19) Miami -Dade County Public Schools, 2018. 2018/19 M-DCPS Back to School Tool Kit. http://toolkit.dadeschools.net/ school_hours.asp (accessed 5.23.19) EARTH ECONOMICS 124 APPENDIX D:tOrVIMUTING RELATED COSTS METHODOLOGY HODOLOGY OVERVIEW Commuting to work takes time and costs money. This analysis is interested in whether, in being displaced, Little Haiti residents will experience an increase in costs associated with commuting to and from work. These metrics are based on time and distance, so it was assumed that if Little Haiti residents are forced to move further away from their jobs, their cost of commuting would increase. Two components of cost were considered in this analysis, direct cost and opportunity cost. The direct cost of commuting is the money individual spend on things including gas, car repairs, and transit passes. Opportunity cost is the missed opportunity of spending time on other pursuits, specifically working, because that time was spent commuting. To assess these costs, this analysis considers two scenarios: the current scenario and a displacement scenario. Under the displacement scenario, Little Haiti residents who are forced to leave their neighborhood are assumed to move to either North Miami, North Miami Beach, or Sweetwater. After moving, Little Haiti residents may either keep their current job or switch jobs because of their forced move — both of these options were factored into the analysis described below. 4.1044-1 oar Lim 1111 1r >• 1 r +•' 1 I iltim 111111 • ter r r Probable Displacement Areas North Miami, North Miami Beach, and Sweetwater were identified as 'displacement zones", i.e. areas to which Little Haiti households are moving, due to displacement. Sources: Miami OpenData Census OnTheMap Miles 02019 Earth Economics $ METHODS Average commute times and associated costs were calculated to find the direct and opportunity costs associated with relocation and commute impacts. POPULATION IMPACTED Current Little Haiti working adults were the population considered in this analysis. Each household was assumed to have 1.26 working adults, based on the average working adults per household, at the zip -code level. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 25 j EARTH ECONOMICS Current Work Locations: Little Haiti Proportion of Jobs: Top 3 Census Tracts 21% 39% . 40% Sources: Miami OpenData U.5 Census OnTheMap 0 2.5 Miles ' 2019 Earth Economics IMPACTED POPULATION HOME LOCATION CURRENT SCENARIO We do not know exactly where residents live within their neighborhood. For calculations of commute time, the centroid of the Little Haiti neighborhood boundary was used as individuals "home" location. DISPLACEMENT SCENARIO Similarly, the exact location of displaced residents' new homes is unknown. Centroids were created for each potential neighborhood (North Miami, North Miami Beach, and Sweetwater) and these were used as commuters' "home" location under the displacement scenario. IMPACTED POPULATION WORK LOCATION CURRENT SCENARIO Data was collected from OnTheMap, a web -based mapping and reporting application that shows where workers are employed and where they live (LODES data). For each census block, these data identify, by income level, the census blocks where individuals work. This analysis focused on the lowest income bracket (less than $1,275 per month), as that is most likely to represent employment characteristics of those facing displacement. All census blocks in Little Haiti were grouped together and out of this population of workers (those living in Little Haiti in the lowest income bracket) the top three employment locations were selected — these are also at the census block scale. The centroids of those three census block work locations were used as individuals "work" locations. DISPLACEMENT SCENARIO Under the displacement scenario, working residents of Little Haiti may either keep their same job or find a new job once there are forced to move to a new neighborhood. If keeping their job, the same three census block centroids as those used in the current scenario are assumed to be residents "work" locations. If residents instead get a new job upon moving, we assume that the places they will work correlate with the work locations of current residents in their new neighborhood, again in the lowest income bracket. The EARTH ECONOMICS 126 centroids of the top three work ktus blocks for current low-income residents in North Miami, North Miami Beach, and Sweetwater were used as "work" locations under the assumption that residents will switch jobs. DIRECT COST — COMMUTE DISTANCE CALCULATIONs In this analysis, direct costs were applied only to the subset of residents who drive to work (86 percent). Costs are directly proportional to the distance residents drive. The distance driven was calculated for each scenario to determine the difference in commuting distance. CURRENT SCENARIO Home and work locations described above were used to calculate driving distances. To find the distance workers drive to each of the top three census tracts the Google Maps Platform Distance Matrix API was used. The API returns information based on the recommended route between start and end points, as calculated by the Google Maps API. DISPLACEMENT SCENARIO The same Google Map API routing method was applied for home and work locations under the displacement scenario. For each of the predicted new neighborhoods (North Miami, North Miami Beach, and Sweetwater) distances were calculated for both residents maintaining their current job and assuming residents switch jobs. The average was calculated for these two options and used to represent the per -person distance for each new neighborhood under the displacement scenario. DIRECT COST OF COMMUTING The method of cost calculation method was the same for the current and displacement scenarios. Direct costs are simply calculated on a per -mile basis. The cost to an individual driver is the distance driven multiplied by the cost of fuel and wear on the vehicle — $0.58 per mile based on USDOT guidance. Additional burden to little Haiti residents is the difference between current and displacement scenario costs J OPPORTUNITY CO- COMMUTE TIME CALCULATIONS To calculate the difference in opportunity costs of commuting between scenarios, the amount of time spent commuting was needed. The time workers spent ji commuting could also be generated by the Google tar Maps Platform Distance Matrix API, described above to calculate driving distances. Opportunity costs were attributed to all commuters, both those driving as well as those taking public transit. The default mode of transportation used by the Google Maps API is driving. In order to obtain transit commute times, a transit parameter was added. Times are based on average traffic and road conditions for both vehicle and transit calculations Using data from the Housing and Transit Affordability Index for Little Haiti census tracts, the distribution of commuters who drive vs take transit was derived (86 percent driving vs. 14 percent transit). CURRENT SCENARIO Home and work locations described above were used to calculate commute times. The breakdown between driving and transit was used to generate the average commute time for each work location from Little Haiti. DISPLACEMENT SCENARIO The same Google Map API routing method was applied for home and work locations under the displacement scenario. For each of the predicted new neighborhoods (North Miami, North Miami Beach, and Sweetwater) commute times were calculated for both residents maintaining their current job and assuming residents switch jobs. Again, the split between driving and transit was used to generate an average commute time. OPPORTUNITY COST OF COMMUTING The value of lost time spent commuting represents the opportunity cost considered in this analysis, that time could have been spent working and earning a wage. The calculation of opportunity costs was the same for current and displacement scenarios. The USDOT cost of travel time for personal travel was used to assess opportunity cost, $27.20 per hour or 45 cents per minute. Additional burden to little Haiti residents is the difference between current and displacement scenario costs. Submitted into the public record for item(s) PZ.10. 11, 12. on 06/27/2019 , City Clerk RESULTS ANNUAL OPPORTUNITY COST OF COMMUTING 'Addlltianal Annual Per-l-louseh old- Annual Per+lots Opportunity Costs hlnursspenrCommulutg Annual North Miami North Miami Beach Sweetwater Average 93 49 6 49 $2,536 $1,334 $161 $1,344 ANNUAL DIRECT COST OF COMMUTING Additional Annual Per-Househtae}, Annual Miles Driven Per-kkous€h®ld, Annual Cost North Miami North Miami Beach Sweetwater Average 2,503 1673 511 1562 $1,452 $970 $297 $906 DATA INPUTS •U.S. Census Bureau. (2019). LEHD Origin -Destination Employment Statistics (2002-2015). Washington, DC: U.S. Census Bureau, Longitudinal -Employer Household Dynamics Program, accessed on April 20, 2019 at https:// onthemap.ces.census.gov. LODES 7.3 Google Developers. (2019). Google Maps Platform Distance Matrix API (2018). Available at: https:// developers.google.com/maps/documentation/distance- matrix/start [Accessed 05 May 2019]. Center for Neighborhood Technology Housing + Transportation (H+T®) Affordability Index. (2019). Available at: https://htaindex.cnt.org/ APPENDIX EOOD DAMAGES AND SOCIAL COST METHODOLOGY This analysis quantifies the additional risk, in economic terms, Little Haiti residents would be placed under if forced to move to lower elevation neighborhoods with higher flood risk. First, this analysis identifies likely neighborhoods that Little Haiti residents would be displaced to. Next, flood risk is estimated for residential homes within each neighborhood. This process requires the estimation of first floor elevations and flood heights during different flood events (10-, 50-, 100-, and 500- year events). Finally, using a structure's replacement value and the structure's annual risk of flooding, an economic value for structural and contents damage was derived. Additionally, this analysis estimates the social cost associated with living in a flood -prone area. IDENTIFYING DISPLACEMENT AREAS It was hypothesized that residential homes in the Little Haiti neighborhood have a lower flood risk than homes in the neighborhoods that Little Haiti residents are likely being displaced to. To estimate the net change in risk, flood risk in the displacement neighborhoods was compared against flood risk in Little Haiti. North Miami, North Miami Beach, and Sweetwater were identified as "displacement zones", i.e. areas to which Little Haiti households are moving, due to displacement.g While in reality households may be moving to a broader range of areas, this analysis was limited to modeling impacts associated with these three areas only. Flood risk was assessed in Little Haiti, and then compared to assessed flood risk in North Miami, North Miami Beach, and Sweetwater. e Anecdotal evidence collected by Community Justice Staff suggests that Little Haiti residents are moving to North Miami, North Miami Beach, and Broward County (though Broward County was excluded from the analysis due to data limitations). Sweetwater was identified as a potential area to which Little Haiti residents may move, based on news coverage (Miami Herald, December 19, 2018, Climate gentrification: is sea level rise turning Miami high ground into a hot commodity? Accessed April 7, 2019). Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk toe • III 1 Probable Displacement Areas North Miami, North Miami Beach, and Sweetwater were identified as "displacement zones", i.e. areas to which Little Haiti households are moving, due to -lisplacement. Sources: Miami OpenData Census OnTheMap O 2019 Earth Economics IDENTIFYING HOME STRUCTURES Within each neighborhood, residential structures were identified using property boundaries (Property Boundary View) and building footprint datasets from Miami GIS Open Data (2017). North Miami Residential Structures North Miami Neighborhood Residential Buildings Residential Land Use Sources: Miami OpenData U.S Census 1 M Ies Q O 2019 Earth Economics Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk 29 I EARTH ECONOMICS CALCULATING FLOOD RISK Illy To calculate flood risk for homes in Little Haiti versus each of the displacement destinations (North Miami, orth Miami Beach, and Sweetwater), the following steps were taken: 1. IDENTIFYING BUILDINGS IN THE FLOODPLAIN: To identify buildings within the floodplain, the residential structures identified in the previous step were overlaid onto the National Flood Hazard Layer (NFHL) from FEMA (2015). Zones AE, AH, AND VE were used to designated floodplains as they are considered "high risk areas" in the NFHL. Buildings that fell within zones AE, AH, and VE were identified as buildings in the floodplain. 2. ESTIMATING FIRST FLOOR ELEVATIONS. To calculate flood risk of residential structures within the four neighborhoods, the elevation of the first finished floor (i.e. the elevation at which measurable flood damage begins to occur to a structure) was estimated. To do this, the ground elevation was estimated using the 10ft bare - earth DEM (Miami Dade County GIS Open Data, 2019) at the centroid of the building footprint for all residential footprints. To derive the first -floor elevation, an additional 6.7 inches was added to the ground elevation. This additional height was estimated through examination of homes in the four neighborhoods using Google street view, a FEMA accepted approach. Through this process, it was found that most structures within a neighborhood have a similar first finished floor elevation. For that reason, all structures within the neighborhoods are assumed to have a consistent first finished floor elevation. 3. ESTIMATING FLOOD ELEVATIONS. Next, flood elevations within the neighborhoods were recorded using Miami -Wade County's FEMA Flood Insurance Study (i.e., flood elevations for the 10-, 50-, 100-, and 500-year events were recorded). Due to the nature of Miami's relatively flat topography, flood elevations are assumed to be consistent throughout the neighborhoods. 4. COMPARING FFE AND FLOOD ELEVATION. Once flood elevations were estimated for residential homes in each neighborhood, a comparison was done of the first flood elevations (FFE) and the flood elevation calculated above. If the flood elevation was lower than the FFE, it is assumed that the home will not have flood damage. Average reside, home profiles were then created for each neighborhood based on the average 100-year flood depth. CALCULATING FLOOD DAMAGES To calculate flood damages, the building replacement value was estimated. The building replacement value is the current cost per square foot for similar construction, multiplied by the square footage, and the contents value, assumed to be 50 percent of the building replacement value. Replacement costs per square foot were determined through the 2017 National Building Cost Manual, using good/standard quality residential home values. For square footage, the results are presented as five different one-story residential home prototypes: 1,000, 1,500, 2,000, 2,500, and 3,000 sq. ft. residential homes. Structure sizes were then multiplied by a building replacement value (ranging between $123/ft2 for 1,000 ft2 homes, and $97/ft2 for 3,000 homes) to yield a total building replacement value. Contents value is assumed to be 50 percent of the building replacement value. Finally, this data was inputted into FEMA's BCA Toolkit Version 5.3.0. The results below show the annualized damages and represents the risk residents are being subjected to on a yearly basis. For example, a North Miami resident in a North Miami Resident in a 1,000 ft2 home can expect $4,363 in annualized damage to the building and contents. Annualized damages can also be communicated in estimated damages over a period of time, such as a 30-year mortgage. Continuing on the North Miami example, $4,363 in annual damages over the period of 30 years will result in damages that generally can be expected to be in the neighborhood of $54,142. CALCULATING THE SOCIAL COSTS OF FLOODING Social costs of flooding include mental stress and anxiety, and loss of productivity. Both of these values are derived from FEMA's BCA toolkit Version 5.3.0. To calculate the avoidance of mental stress and anxiety, FEMA's standard value of $2,443 per -person is used. This cost is applied to all full-time occupants of a residential structure. It is assumed each structure has an average of 2.88 residents per household (US Census). Loss of productivity is also derived from FEMA's BCA toolkit Version 5.3.0, but is only applied to full-time wage earners living in a residential structure. It is assumed that each home has 1.28 workers per household (US Census). These values were then annualized by multiplying the social cost values by the annual probability of a flood Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk EARTH ECONOMICS 130 event occurring. For example, a sture in the 50-year floodplain has a 214cent chance in any given year of being flooded. If two people live in a household, the annual cost of mental stress and anxiety is $49 per person, per year ($2,443 x .02). The annual cost of lost productivity is even greater, at $175 per person, per year ($8,736 x .02). In contrast, living in the 500-year floodplain causes $5 in mental stress and anxiety ($2,443 x .002), and $18 in lost productivity per person, per year ($8,736 X .002). The difference in social costs between the neighborhoods is calculated to arrive at a final annual social cost of displacement to a higher hazard neighborhood. RESULTS FLOOD DAMAGES RESULTS Table A summarizes the annual flood damages by home prototype: 1000 feet, 1500 feet, 2000 feet, 2500 feet, and 3000 feet. To estimate the marginal increase in annual flood damages for a displaced household moving from Little Haiti to any one of the three displacement zones, the average cost of flooding was taken for all Little Haiti home prototypes, and compared to the average cost of flooding across home prototypes, across the three displacement zones. Table B summarizes the additional flood damages per year for one displaced household (assuming an equal number of households move to each of the three displacement zones). ANNUAL FLOOD DAMAGES BY HOME PROTOTYPE Location 1000 1500 2000 2500 Little Haiti $ 634 $ 852 $ 1,066 $ 1,279 $ North Miami $ 4,363 $ 5,871 $ 7,344 $ 8,809 $ North Miami Beach $ 2,486 $ 3,345 $ 4,184 $ 5,019 $ Sweetwater $ 3,223 $ 4,337 $ 5,425 $ 6,507 $ 1,491 10,278 5,856 7,592 ADDITIONAL FLOOD DAMAGES PER YEAR, FOR ONE DISPLACED HOUSEHOLD Pr-Wsp�acrpant eA11MRIEWt Armand Average Mad Oar:lagas; by Displacement Zone Little Haiti North Miami North Miami Sweetwater Beach Average Annual Florid Damages, Across Afsplocemenr Zones Milit/onal Florid bomoges Per Year for Droe mspiucvd Household Flood damages to homes due to 10, 50, 100, and $ 500 year flood events 1,064 $ 7,333 $ 4,178 $ 5,417 $ Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 31 I EARTH ECONOMICS SOCIAL COST OF FLOODING RESULT' Table C summarizes the annual costs of a) mental stress and anxiety, and b) lost productivity, associated with flooding events, across each of the four neighborhoods of interest. Table D shows the average marginal increase in flooding -related social costs for one household moving from Little Haiti to any one of the three displacement zones r(assuming an equal number of households move to each of the three displacement zones). ANNUAL MENTAL STRESS/ANXIETY AND LOST PRODUCTIVITY COSTS, BY NEIGHBORHOOD Annual Cbstttffelenttai Annu,tar Cost of Lost 'TWA I Arinval Stress and Anriet' Little Ha iti North Miami Sweetwater $i $132 $132 Productavrty Socia i Costs $2 $3 $206 $337 $206 $337 AVERAGE MARGINAL INCREASE IN FLOODING SOCIAL COSTS PER YEAR, FOR ONE HOUSEHOLD Annual CastQT Mortal Annual Cast of ToralAnnual Malin i ,a P443 dueti�ity SockaT Cast!. North Miami marginal increase North Miami beach marginal increase Sweetwater marginal increase $130 $204 $334 $39 $61 $99 $130 $204 $334 Average marginal increase in costs per year, for one displaced houseold $100 $156 $256 DATA INPUTS U.S. Census Bureau. (2019). LEHD Origin -Destination Employment Statistics (2002-2015). Washington, DC: U.S. Census Bureau, Longitudinal -Employer Household Dynamics Program, Accessed on April 20, 2019 from https:// onthemap.ces.census.gov. LODES 7.3 U.S. Census Bureau (2019). Selected housing characteristics, American Community Survey 2013-2017 5-Year Estimates. Accessed on May 23, 2019. http://factfinder.census.gov Miami -Dade County GIS Open Data. (2019). Building Footprints 2D (2017). Accessed April 20, 2019. Miami -Dade County, FL. https://gis-mdc.opendata.arcgis.com/ Miami -Dade County GIS Open Data. (2019). Municipal Boundaries (2017). Accessed April 20, 2019. Miami -Dade County, FL. https://gis-mdc.opendata.arcgis.com/ Miami -Dade County GIS Open Data. (2019). Property Boundary View, (2019). Accessed April 20, 2019. Miami -Dade County, FL. https://gis-mdc.opendata.arcgis.com/ Miami -Dade County GIS Open Data. (2019). Bare -earth DEM 10ft (2019). Accessed April 20, 2019. Miami -Dade County, FL. https://gis-mdc.opendata.arcgis.com/ FEMA. (2015). National Flood Hazard Layer (2015). Accessed April 20, 2019 https://msc.fema.gov/portal/home EMA. (2009). Flood Insurance Study: Miami -Dade County, Florida and Incorporated Areas. (2009). Accessed April 20, 2019 Submitted into the public record for item(s) PZ.10, 11,12. on 06/27/2019 , City Clerk EARTH ECONOMICS l 32 APPENDIX F: JOB LOSS, ABITEEISM, AND COSTS OF HOMELESSNESS OVERVIEW Studies examining impacts to displaced households showthat some portion of households facing involuntary displacement will experience a period of homelessness. Homelessness can result in a number of long-lasting negative impacts to families, including mental and physical health impacts, job loss, long-term difficulty to find employment, and school absenteeism. Moreover, homelessness also generates a cost to local government in the form of homelessness -related services. Among these many known impacts of homelessness, this analysis modeled a) costs associated with temporary job loss, b) school absenteeism among children of displaced families who go on to experience homelessness, and c) costs to Miami -Dade County associated with homelessness. Due to lack of data on impacts among families experiencing homelessness, other impacts were not valued in this analysis. These impacts were not added into the total estimated cost of displacement for a Little Haiti Household, as percentage of displaced households who would likely experience homelessness (and homelessness -related consequences such as job loss and/or absenteeism) is unknown. METHODS JOB LOSS. To value the cost associated with job loss for one Little Haiti household, it was assumed that a single household makes on average $24,800 per year, and that each wage-earning adult within a household would face job loithin the analysis scenario. It was assumed that each working adult facing job loss would be unemployed for 22.9 weeks (the national mean duration of unemployment, per the U.S. Bureau of Labor Statistics). The lost wages per week of unemployment was estimated based on average household income of $24,800. SCHOOL ABSENTEEISM. School absenteeism was based on the expected median days of homelessness in Miami -Dade County (86 days) (Miami -Dade County). The standard definition of school absenteeism as missing more than 15 days of the school year was utilized (U.S. Department of Education), or approximately 8.3 percent of school days. It was assumed that youth experiencing homelessness qualifying as chronically absent would miss 8.3 percent of school days during the period of homelessness (86 days). A daily value associated with one day of education was derived from the per pupil - hour value utilized in the upfront relocation costs analysis (see appendix B). The daily value of education is $31.93, assuming students attend school for an average of 6.23 hours per day in Miami -Dade County (this school day duration is averaged across all school grades). COST TO LOCAL GOVERNMENT. The cost per homeless household incurred by Miami -Dade County was derived from county -level data about the total FY18/19 homelessness -related services expenditureak budget ($60,834,000) and the total number of homeless households in 2018(2,971).Thetotal number of homeless households was derived by summing the total number of single homeless individuals with the total number of homeless "family units." An average daily spending per homeless household was estimated ($56.10), and multiplied with the median days of homelessness (86). Submitted into the public record for item(s) 132.10, 11, 12. on 06/27/2019 , City Clerk 33 j EARTH ECONOMICS RESULTS )ikiA The following table summarizes cost per household associated with housing insecurity and homelessness *elated consequences, including job Toss, school absenteeism, and costs to local government. COSTS ASSOCIATED WITH EVICTION AND HOMELESSNESS -RELATED IMPACTS Cost Category Cost Per Household Lost wages associated with post - displacement job loss Lost educational value associated with post -displacement homelessness Cost of homelessness incurred by one displaced household, to the county $10,569 $255 $4,824 The National Law Center on Homelessness & Poverty, 2018. Protect tenants, prevent homelessness. http://nlchp.org/wp-content/uploads/2018/10/ ProtectTenants2018.pdf (accessed 5.20.19) U.S. Census. American Community Survey 5-Year Estimate. US Fact Finder. Average Children Per Household in zip code 33127. National Center for Homeless Education. 2017. In School Every Day: Addressing Chronic Absenteeism Among Students Experiencing Homelessness. U.S. Bureau of Labor Statistics, Average (Mean) Duration of Unemployment [UEMPMEAN], retrieved from FRED, Federal Reserve Bank of St. Louis; https://fred.stlouisfed. org/series/UEMPMEAN, June 6, 2019. U.S. Department of Housing and Urban Development, 2018. System performance measures data since FY 2015. Available from https://www.hudexchange.info/ resource/5691 /system-performance-measures-data- since-fy-2015/ (accessed 5.22.19) Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk EARTH ECONOMICS 134 APPENDIX G: BENEFIT TRARFER METHOD DESCRIPTION AND LIMITATIONS PRIMARY VALUATION METHODS In the same way that economists can determine the value of real estate as a private asset, economists can also determine the contribution of ecosystem goods and services as public assets. For instance, although timber is bought and sold in markets, those prices usually ignore the contribution that trees provide to nearby communities, such as water filtration, wildlife and pollinator habitat, or flood risk reduction. Such economic contributions are known as non -market benefits. Because the full benefits of a given resource are not always included in market prices, economic value must sometimes be assessed indirectly, using a range of valuation techniques. These include: • REPLACEMENT COST: The cost to replace services provided by functioning ecosystems with man-made infrastructure (e.g. levees and dams to replace natural floodplain protection). • AVOIDED COST: The losses which would be incurred if a natural ecosystem were removed or its function were significantly impaired (e.g. flood extent reduced by wetlands and riparian buffers). • PRODUCTION APPROACHES: Ecosystem services which enhance market outputs (e.g. moderate, regular rainfall can increase crop productivity). • TRAVEL COST: Where benefiting from natural ecosystems requires travel, the willingness to incur such costs implies the level at which those services are valued (e.g., recreation and tourism). • HEDONIC PRICING: Property values vary by proximity to certain ecosystem services (e.g. homes with water views often sell for higher prices than similar homes without such views). • CONTINGENT'UATION: Estimates derived from surveys of the values assigned to certain ecosystem services (e.g., willingness -to -pay to protect water quality). The valuation of most ecosystem services w ,. well -understood and straightforward. However, forecosystem services that are difficult to quantify or value, benefits are often better described qualitatively. BENEFIT TRANSFER METHODOLOGY Tovalue ecosystem goods and services, Earth Economics employs the benefit transfer method (BTM), in which estimates of economic value are based on primary valuation studies of similar goods or services produced in comparable conditions (e.g., climate, terrain, soils, species). BTM is often the only practical, cost-effective option for producing reasonable estimates of the wide range of services provided by ecosystems. The application of BTM begins by identifying critical attributes of a landscape that determine ecological productivity and expected benefits. Primary valuations of similar ecosystems, geographies, and communities are then identified and assessed for their comparability with land cover types within the Hale Parkway study area. Estimates from primary studies are then standardized (i.e., adjusted to common units, correcting for any inflation between the period of research an the present) to ensure "apples -to -apples" comparisons. In this sense, BTM is similar to a property appraisal, in which the features and pricing of similar properties nearby are used to estimate value prior to a sale. While each process has its limitations, they are rapid and efficient approaches to generating reasonable values for making investment and policy decisions. Interest in certain ecosystem services and land cover types has generated a substantial body of research. Therefore, multiple estimates can be found for given combinations of land cover types and ecosystem services. In these instances, both low and high per -acre value estimates are reported. Other ecosystem services and land cover types are less well -researched. For cases Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 35 I EARTH ECONOMICS where a study suitable for transfer he Miami context could not be identified, a value was not provided. It is important to understand that this decision simply reflects the limitations of valuation research, not that hose natural assets provide no value. To apply BTM for a full set of ecosystem service/land cover type combinations, this analysis used Earth Economics' Ecosystem Service Valuation Toolkit (EVT). Studies within EVT have gone through multiple reviews and are standardized for use in BTM. Our analysts used several criteria to select appropriate primary studies for the Miami urban context, including geographic location and the ecological and demographic characteristics of the original primary study sites. LIMI H iONs The benefit transfer method (BTM), used in this study to value ecosystem services, has limitations. Yet, these limitations should not detract from the core finding that ecosystems produce significant economic value for society. Some limitations include: glow • Every ecosystem is unique; per -acre values derived from another location may be of limited relevance to the ecosystems under analysis. • Even within a single ecosystem, the value per acre depends on the size of the ecosystem; in most cases, as the size decreases, the per -acre value is expected to increase, and vice versa. (In technical terms, the marginal cost per acre is generally expected to increase as the quantity supplied decreases; a single average value is not the same as a range of marginal values). • Gathering all the information needed to estimate the specific value for every ecosystem within the study area is not currently feasible. Therefore, the full value of all of the shrubland, grassland, et cetera in a large geographic area cannot yet be ascertained. In technical terms, far too few data points are available to construct dalistic demand curve or estimate a demand function. • The prior studies upon which calculations are based encompass a wide variety of time periods, geographic areas, investigators, and analytic methods. Many of them provide a range of estimated values rather than single -point estimates. The present study preserves this variance; no studies were removed from the database because their estimated values were deemed too high or too low. In addition, only limited sensitivity analyses were performed. This approach is similar to determining an asking price for a piece of land based on the prices of comparable parcels ("comps"): Even though the property being sold is unique, realtors and lenders feel justified in following this procedure to the extent of publicizing a single asking price rather than a price range. • In response to the study by Costanza et al. 1997h of the value of all of the world's ecosystems, critics objected to the absence of imaginary exchange transactions. However, including exchange transactions is not necessary if one recognizes the purpose of valuation at this scale —a purpose that is more analogous to national income accounting than to estimating exchange values.' This report displays study results in a way that allows one to appreciate the range of values and their distribution. It is clear from viewing the tables that the final estimates are not precise. However, they are much better estimates than the alternative of assuming that ecosystem services have zero value, or, alternatively, of assuming they have infinite value. Pragmatically, in estimating the value of ecosystem services, it is better to be approximately right than precisely wrong. Costanza, R. et al. 1997. The value of the world's ecosystem services and natural capital. Nature 387: 253-260. Howarth, R., and Farber, S. 2002. Accounting for the Value of Ecosystem Services. Ecological Economics 41(3), 421-429. Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk EARTH ECONOMICS 136 APPENDIX H: BENEFIT TRAIFER STUDIES Barbier, E. B., Strand, I. 1998. Valuing Mangrove -Fishery Linkages: A Case Study of Campeche, Mexico. Conference of European Association of Environmental and Resource Economics. Bauer, D. M., Cyr, N. E., Swallow, S. K. 2004. Public Preferences for Compensatory Mitigation of Salt Marsh Losses: Contingent Choice of Alternatives. Conservation Biology 18(2): Bell, J. J. 1997. The economic valuation of saltwater marsh supporting marine recreational fishing in the southeastern United States. Ecological Economics 21(3): 243-254. Bell, J. J., Bell, F. W. 1989. Application of Wetland Valuation Theory to Florida Fisheries. Florida Sea Grant College. Cabrera, M. A., Seijo, J. C., Euan, J., Perez, E. 1998. Economic Values of Ecological Services from a Mangrove Ecosystem. Intercoast Network 32: 1-2. Chmura, C., Anisfeld, S.C., Cahoon, D.R., Lynch, J.C. 2003. Global carbon sequestration in tidal, saline wetland soils. Global biogeochemical cycles 17(4). Clarke, C., Canto, M., Rosado, S. 2013. Belize Integrated Coastal Zone Management Plan. Belize Coastal Zone Management Authority and Institute. Cooper, E., Burke, L., Bood, N. 2009. Coastal Capital: Belize. The Economic Contribution of Belize's Coral Reefs and Mangroves. World Resources Institute. Costanza, R., Perez-Maqueo, O., Martinez, M. L., Sutton, P., Anderson, S. J., Mulder, K. 2008. The Value of Coastal Wetlands for Hurricane Protection. Ambio: A Journal of the Human Environment 37(4): 241-248. Davies, Z.G., Edmondson, J.L., Heinemeyer, A., Leake, J.R., Gaston, K.J. 2011. Mapping an urban ecosystem service: quantifying above -ground carbon storage at a city-wide scale. Journal of applied ecology 48: 1125-1134 Duarte, C.M., Middelburg, J.J., Caraco, N. 2005. Major role of marine vegetation on the oceanic carbon cycle Biogeosciences 2: 1-8. Farber, S. C. 1996. Welfare loss of wetlands disintegration: A Louisiana study. Contemporary Economic Policy 14: 92- 106. Garrard, S., Beaumont, N. 2014. The effect of ocean acidification on carbon storage and sequestration in seagrass beds; a global and UK context. Marine Pollution Bulletin 86: 138-146. Gosselink, J. G., Odum, E. P., & Pope, R. M. (1974). The value of the tidal marsh (Vol. 3). Baton Rouge: Center for Wetland Resources, Louisiana State University. Goulden, M.L., Munger, J.W., Fan, S.M., Daube, B.C., Wofsy, S.C. 1996. Exchange of carbon dioxide by a deciduous forest: response to interannual climate variaility. Science 271(5255): 1576-1578. Grabowski, J. H., Brumbaugh, R. D., Conrad, R. F., Keeler, A. G., Opaluch, J. J., Peterson, C. H., Piehler, M. F., Powers, S. P., Smyth, A. R. 2012. Economic Valuation of Ecosystem Services Provided by Oyster Reefs. BioScience 62(10): 900-909. Gupta, T. R., Foster, J. H. 1975. Economic criteria for freshwater wetland policy in Massachusetts. American Journal of Agricultural Economics 57(1): 40-45. Heath, L.S., Smith, J.E., Birdsey, R.A. 2003. Carbon Trends in U.S. forestlands: a context for the role of soils in forest carbon sequestration. The Potential of U.S. Forest Soils to Sequester Carbon. Chapter 3 in: Kimble, J M., Heath, Linda S., Richard A. Birdsey, and Rattan Lal, editors. 2003. "The Potential of US Forest Soils to Sequester Carbon and Mitigate the Greenhouse Effect", CRC Press, Boca Raton, FL. P. 35-45 Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 37 I EARTH ECONOMICS Hutcheson, W., Hoagland, P., Jin, D.018. Valuing environmental education asSltural ecosystem service at Hudson River Park. Ecosystem Services 31, 387-394. Johns, G. M., Kiefer, J., Blacklocke, S., & Sayers, D.2008. Indian River Lagoon Economic Assessment and Analysis pd ate. Johnston, R. J., Opaluch, J. J., Grigalunas, T. A., Mazzotta, M. J. 2001. Estimating Amenity Benefits of Coastal Farmland. Growth and Change 32(3): 305-325. Ko, J. 2007. The Economic Value of Ecosystem Services Provided by the Galveston Bay/Estuary System. Texas Commission on Environmental Quality. Laffoley, D., Grimsditch, G. (eds). 2009. The management of natural coastal carbon sinks. IUCN, Gland, Switzerland. 53 PP. Lavery, P., Mateo, M., Serrano, O., Rozaimi, M. 2013. Variability in the Carbon Storage of Seagrass Habitats and Its Implications for Global Estimates of Blue Carbon Ecosystem Service. PLoS ONE 8(9): 1-12. Mazzotta, M. J. 1996. Measuring Public Values and Priorities for Natural Resources: an Application to the Peconic Estuary System. McPherson, E Gregory,Simpson, R David. A Comparison of Municipal Forest Benefits and Costs in Modesto and Santa Monica, California, USA, (2002) Milesi, C., Elvidge, C.D., Dietz, J.B., Tuttle, B.T., Nemani, R.R., Running, S.W. 2005. A strategy for mapping and modeling the ecological effects of US lawns. Proceedings of the ISPRS Joint Conference. Nowak, David J,Hoehn, E,Crane, Daniel E,Stevens, C,Walton, T. Assessing Urban Forest Effects and Values, (2007) Piehler, M. F., Smyth, A. R. 2011. Habitat -specific distinctions in estuarine denitrification affect both ecosystem function and services . Ecosphere 2(1): 1-16. olunin, N., Roberts, C. M. 1993. Greater biomass and value of target coral reef fishes in two small Caribbean marine reserves. Marine Ecology Progress Series 100: 167-176. Smith, J.E., Heath, L.S., Skog, K.E., Birdsey, R.A. 2006. Methods for calculating forest ecosystem and harvested carbon with standard estimates for forest types of the United States. USDA Forest Service Northeastern Research Station, General technical report NE-343. Thibodeau, F. R., Ostro, B. D. 1981. An economic analysis of wetland protection. Journal of Environmental Management 12: 19-30. Trust for Public Land. The Economic Benefits and Fiscal Impact of Parks and Open Space in Nassau and Suffolk Counties, New York, (2010) Wilson, K., Smith, E. 2015. Marsh Carbon Storage in the National Estuarine Research Reserves, USA: A Comparison of Methodologies and Coastal Regions. Commission for Environmental Cooperation, Montreal, Canada, 67 pp. Xu, B. 2007. An Hedonic Analysis of Southwestern Louisiana Wetland Prices Using GIS. Louisiana State University. Submitted into the public record for item(s) PZ.10, 11. 12. on 06/27/2019 , City Clerk EARTH ECONOMICS 138 Subml into the public WORKS CITED recorditem(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 1 Viglucci, A., Flechas, J., 2019. Massive Little Haiti project and $31M aid get initial OK - but not a green light yet. The Miami Herald, March 29, 2019. https://www.miamiherald.com/news/local/community/miami-dade/ article228537454.html (accessed 5.20.19). 2 US Army Corps of Engineers. n.d. Sea -Level Change Curve Calculator Version 2019.21 (accessed 5.22.2019). Keenan, J.M., Hill, T., Gumber, A., 2018. Climate gentrification: from theory to empiricism in Miami -Dade County, Florida. Environmental Research Letters 13(5). https://doi.org/10.1088/1748-9326/aabb32 4 Shimberg Center for Housing Studies, 2019. Little Haiti Neighborhood Data Update. University of Florida. Kasdin, N.O., March 9, 2019. Letter of Intent. RE: Application for the Magic City Innovation District Special Area Plan. 6 Miami 21, 2018. Miami 21 Code, Volume 1. Section 3.9, Special Area Plans. Available at http://www.miami2l.org/ finalcode.asp ' Magic City Innovation District SAP Regulating Plan. Draft. Feburary 22, 2019. 8 The Miami Herald, March 29, 2019. Developers win initial approval for Magic City project in Little Haiti. https:// www.miaminewtimes.com/news/developers-win-initial-approval-for-magic-city-innovation-district-in-little-haiti- miami-11133152 (accessed June 10, 2019) 9 Miami Today, April 2, 2019. Town meetings set on Magic City Innovation District. https://www.miamitodaynews. com/2019/04/02/town-meetings-set-on-magic-city-innovation-district/ (accessed June 10, 2019) 10 EPA, 2016. What climate change means for Florida. EPA 430-F-16-011. https://www.epa.gov/sites/production/ files/2016-08/documents/climate-change-fl.pdf (accessed 5.22.19). 11 Roy, A.H. et al. 2014. How much is enough? Minimal responses of water quality and stream biota to partial retrofit,�,� stormwater management in a suburban neighborhood. Public Library of Science, 9, e85011. �f 12 Fletcher, T. D., Shuster, W., Hunt, W. F., Ashley, R., Butler, D., Arthur, S., & Viklander, M. 2015. SUDS, LID, BMPs: WSUD and more - The evolution and application of terminology surrounding urban drainage. Urban Water Journal, 12, 525-542. 13 Berland, A., Shiflett, S.A., Shuster, W.D., Garmestani, A.S., Goddard, H.C., Herrmann, D.L., Hopton, M.E., 2017. The role of trees in urban stormwater management. Landsc Urban Plan 162, 167-177. https://doi.org/10.1016/j. Iandurbplan.2017.02.017 14 Center for Neighborhood Technology. 2010. The value of green infrastructure: A guide to recognizing its economic, environmental and social benefits. 15 Federal Highway Administration, n.d. Traffic congestion and reliability: trends and advanced strategies for congestion mitigation. https://ops.fhwa.dot.gov/congestion_report/chapter2.htm (accessed 5.20.19). 16 Reed, T., Kidd, J., 2019. Global traffic scorecard, pg. 2. INRIX Research. Available from http://inrix.com/scorecard/ t7 Sartori, D., Catalano, G., Genco, M., Pancotti, C., Sirtori, E., Vignetti, S., Del Bo, C., 2015. Guide to cost -benefit analysis of investment projects: Economic appraisal tool for Cohesion Policy 2014-2020. European Commission, pg. 90. Brussels, Belgium. doi:10.2776/97516 18 Zimberlin, C., Shrivastava, R., 2015. NYSDOT SPR project no. C-10-20: Wayne County, NY, municipal vehicle retrofit project -final report. https://www.dot.ny.gov/divisions/engineering/technical-services/trans-r-and-d- repository/C-10-20%20-%20Final%20Report_8-2015.pdf (accessed 5.21.19) 1° Hooper, A., 2018. Cost of congestion to the trucking industry: 2018 update. https://atri-online.org/wp-content uploads/2018/10/ATRI-Cost-of-Congestion-to-the-Trucking-Industry-2018-Update-10-2018.pdf (accessed 5.20.19) 20 EPA, n.d. Technical overview of volatile organic compounds. https://www.epa.gov/indoor-air-quality-iaq/technical- 39 I EARTH ECONOMICS Submitted into the public overview-volatile-organic-compSds (accessed 5.20.19) dird for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 21 EPA, n.d. Introduction, ambient concentrations of particulate matter. Report on the environment (ROE) indicators. https://cfpub.epa.gov/roe/indicator.cfm?i=9 (accessed 5.20.19) 22 Kimley-Horn and Associates, Inc., 2018. Miami Comprehensive Neighborhood Plan Amendment Traffic Impact Analysis for Submittal to the City of Miami. Page 27. 23 Florida Department of Transportation, 2013. FDOT quality/level of service handbook, table 1—generalized annual average daily volumes for Florida's urbanized areas. https://fdotwww.blob.core.windows.net/sitefinity/docs/ default-source/content/planning/systems/programs/sm/Ios/pdfs/2013_glos_handbook.pdf?sfvrsn=22690bd2_0 (accessed 5.22.19) 24 Florida Department of Transportation, 2013. FDOT quality/level of service handbook, table 1—generalized annual average daily volumes for Horida's urbanized areas. https://fdotwww.blob.core.windows.net/sitefinity/docs/ default-source/content/planning/systems/programs/sm/Ios/pdfs/2013_glos_handbook.pdf?sfvrsn=22690bd2_0 (accessed 5.22.19) 25 Bureau of Transportation Statistics, 2018. Estimated National Average Vehicle Emissions Rates per Vehicle by Vehicle Type Using Gasoline and Diesel. https://www.bts.gov/content/estimated-national-average-vehicle- emissions-rates-vehicle-vehicle-type-using-gasoline-and (accessed 5.20.19). 26 TRIP, 2018. Bumpy road ahead: America's roughest rides and strategies to make our roads smoother. http://www. tripnet.org/docs/Urban_Roads_TRIP_Report_October_2018.pdf (accessed 5.20.19). 27 EPA Office of Transportation and Air Quality. (n.d.) Average Annual Emissions and Fuel Consumption for Gasoline -Fueled Passenger Cars and Light Trucks. Accessed from https://nepis.epa.gov/Exe/ZyPDF.cgi/P100EVXP. PDF?Dockey=P100EVXP.PDF 28 AEA Technology Environment (2005), Damages Per Tonne Emission of PM2.5, NH3, S02, NOx and VOCs From Each EU25 Member State, Clean Air for Europe (CAFE) Programme, European Commission 29 Levy, J. et al. 2010. Evaluation of the public health impacts of traffic congestion: a health risk assessment. Environmental Health 9(65). 3o Navarro, M., 2012. City's law tracking energy use yields some surprises. New York Times. https://www.nytimes. com/2012/12/25/science/earth/new-york-citys-effort-to-track-energy-efficiency-yields-some-surprises.html (accessed 5.16.19). 31 Condon, P., 2012. A city that runs on itself. United Nations University. https://ourworld.unu.edu/en/a-city-that- runs-on-itself (accessed 5.16.19) 32 Rosenzweig, C., Solecki, W.D., Slosberg, R.B., 2006. Mitigating New York City's heat island with urban forestry, living roofs, and light surfaces. New York City Regional Heat Island Initiative, Final Report. NYSERDA Report 06-06. 33 Mills, S., Bachand, A., 2018. High rise buildings can be sustainable. Ramboll. https://ramboll.com/ingenuity/high- rise-buildings-are-sustainable (accessed 6.7.19) 34 LEED, n.d. https://new.usgbc.org/Teed (accessed 6.7.19) 35Vardoulakis, S., Fisher, B.E.A., Pericleous, K., Gonzalez-Flesca, N., 2003. Modelling air quality in street canyons: a review. Atmospheric Environment, 37(2). https://doi.org/10.1016/51352-2310(02)00857-9 36 Kessler, R., 2013. Green Walls Could Cut Street -Canyon Air Pollution. Environmental Health Perspectives, 121. https://doi.org/10.1289/ehp.121-a14 37 Farrell, W J., Cavellin, L.D., Weichenthal, S., Goldberg, M., Hatzopoulou, M., 2015. Capturing the urban canyon effect on particle number concentrations across a large road network using spatial analysis tools. Building and Environment, 92. https://doi.org/10.1016/j.buildenv.2015.05.004 38 Davidson, M. and Lees, Loretta. 2005. New -Build Gentrification and London's Riverside Renaissance. Environmental EARTH ECONOMICS 140 Submitted into the public and Planning A: Economy and SpS. 37(7): 1165-1190. https://doi.org/10.1111/a3739 record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 39 Davidson, M., and Lees, Loretta. 2010. New -Build Gentrification: It's Histories, Trajectories, and Critical Geographies. Population, Space, and Place. 16, 395-411. DOI: 10.1002/psp.584 4°The Miami Herald. December 18, 2018. Climate gentrification: is sea level rise turning Miami high ground into hot commodity? https://www.miamiherald.com/news/local/environment/article222547640.html (accessed April 8, 2019). 41 Marcus,J., Zuk, M., 2017. Displacement in San Mateo County, California: Consequences for housing, neighborhoods, quality of life, and health. IGS Research Brief. 42Atkinson, R. et ai. 2011. Gentrification and Displacement: the Household Impacts of Neighborhood Change. Australian Housing and Urban Research Institute. 43 Causa Justa Just Cause. 2014. Development Without Displacement: Resisting Gentrification in the Bay Area. 44 Desmond, M. and Gershenson, C. 2016. Housing and Employment Insecurity among the Working Poor. Social Problems, 0: 1-22. 45"7 ways to avoid losing your security deposit." Forbes, February 6, 2015. https://www.forbes.com/sites/ trulia/2015/02/06/7-ways-to-avoid-losing-your-security-deposit/#8c9a6a33f924 (accessed 5.22.19) 46 Center for Neighborhood Technology. Housing + Transportation (H+TTm) Index. Accessed on May 20, 2019. https:// htaindex.cnt.org/download/data.php; May 2019. 47 U.S. Department of Transportation. (n.d.). Housing and Transportation Affordability. Accessed from https://www. transportation.gov/mission/health/housing-and-transportation-affordability A8 City of Seattle Office of Planning and Community Development. 2016. Growth and Equity: Analyzing Impacts on Displacement and Opportunity Related to Seattle's Growth Strategy. 49 Enterprise Community Partners. 2014. Impact of Affordable Housing on Families and Communities: A Review o the Evidence Base. http://homeforallsmc.com/wp-content/uploads/2017/05/Impact-of-Affordable-Housing-on- Familiesand-Communities.pdf 5o Waller, M. 2005. High cost or high opportunity cost? Transportation and family economic success. Center on Children & Families Policy Brief No. 35. Washington, DC: The Brookings Institution. 51 FEMA, 2019. Coping with disaster. https://www.fema.gov/coping-disaster (accessed 5.22.19) 52 Gardheere, U. and Craig, L. 2015. Southeast Seattle Emerging Equitable Development Coalitions Community Report. Puget Sound Sage. 53 U.S. Census Bureau; 2013-2017American CommunitySurvey5-Year Estimates; accessed from https://statisticalatlas. com/neighborhood/Florida/Miami/Little-Haiti/Household-Income. 54 City of Portland Bureau of Planning and Sustainability. 2018. Gentrification and Displacement Neighborhood Typology Assessment. https://www.portlandoregon.gov/bps/article/700970 55 U.S. Census Bureau; 2013-2017 American Community Survey 5-Year Estimates; generated by Rebecca Page; using American FactFinder; http://factfinder.census.gov; May 2019. 56 US Department of Housing and Urban Development. 2018. Displacement of Lower -Income Families in Urban Areas. 57 Gibbons, R. and Katz, L. 1991. Layoffs and Lemons. Journal of Labor Economics 9:351-80. 58 Farber, H. 2005. What Do We Know about Job Loss in the United States? Evidence from the Displaced Worker Survey, 1984-2004. Economic Perspectives 2:13-28. 59 Desmond, M. and Kimbro, R. 2015. Eviction's Fallout: Housing, Hardship, and Health. Social Forces 94:295-324. 41 I EARTH ECONOMICS 60 Walton, D., Dastrup, S., Khadduri 018.Employment of Families Experien•Homelessness. Homeless Families Research Brief. Abt Associates. 61 Erb -Downward, J. and Watt, P. 2018. Missing School, Missing a Home: The Link Between Chronic Absenteeism, Economic Instability, and Homelessness in Michigan. 62 National Center for Homeless Education. 2017. In School Every Day: Addressing Chronic Absenteeism Among Students Experiencing Homelessness. 63 National Association for Latino Community Asset Builders. (n.d.) Understanding the Impacts of Neighborhood Change on Small Business. 64 Zukin, S. 2009. New Retail Capital and Neighborhood Change: Boutiques and Gentrification in New York City. City and Community, 8(1). 65 Miami -Dade County Homeless Trust. FY2018-19 Adopted Budget and Multi -Year Capital Plan. 66 Kimley-Horn and Associates, Inc., 2018. Miami Comprehensive Neighborhood Plan Amendment Traffic Impact Analysis for Submittal to the City of Miami. Page 27. 67 Florida Department of Transportation, 2013. FDOT quality/level of service handbook, table 1—generalized annual average daily volumes for Florida's urbanized areas. https://fdotwww.blob.core.windows.net/sitefinity/docs/ default-source/content/planning/systems/programs/sm/los/pdfs/2013_qlos_handbook.pdf?sfvrsn=22690bd2_0 (accessed 5.22.19) 68 Bureau of Transportation Statistics, 2018. Estimated National Average Vehicle Emissions Rates per Vehicle by Vehicle Type Using Gasoline and Diesel. https://www.bts.gov/content/estimated-national-average-vehicle- emissions-rates-vehicle-vehicle-type-using-gasoline-and (accessed 5.20.19). 69 TRIP, 2018. Bumpy road ahead: America's roughest rides and strategies to make our roads smoother. http://www. tripnet.org/docs/Urban_Roads_TRIP_Report_October_2018.pdf (accessed 5.20.19). 70 Reinhart, R., 2018. Snapshot: Who uses ride -sharing services in the U.S.? https://news.gallup.com/poll/237965/ snapshot-uses-ride-sharing-services.aspx (accessed 5.20.19). 71 Reed, T., Kidd, J., 2019. Global traffic scorecard. INRIX Research. Available from http://inrix.com/scorecard/ 72 Bliss, L., 2018. To measure the 'Uber effect,' cities get creative. https://www.citylab.com/transportation/2018/01/ to-measure-the-uber-effect-cities-get-creative/550295/ (accessed 5.20.18). Submitted into the public record for item(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk EARTH ECONOMICS 142 Satted into the public record for item(s) PZ.10. 11, 12. on 06/27/2019 , City Clerk 4 1 EARTH k ECONOMICS. Earth Economics is a leader in ecological economics and has provided innovative analysis and recommendations to governments, tribe .. organizations, private firms, and communities around the wort eartheconomics.org I info@eartheconomics.org © 2019 Earth Economics. All rights reserved. N Submitted into the public record for item(s) PZ.10.11,12. on 06/27/2019 , City Clerk EXHIBIT N June 2019 Nw..6I $3SE _$E 64TH, TER 6t[H jT1 1865TH ST SE(MTH ST L 4. NE jTTH ST W !` NE 62ND TER 470 82NU ST II 430 00 Submitted into the public recordtem(s) PZ.10, 11, 12. on 06/27/2019 , City Clerk 5 3901E750 Community Locations of Interest 1 Little Haiti Cultural Center 2 Libreri Mapou 3 Notre Dame D'Haiti Catholic Church 4 Carrfour Housing Development 5 Toussaint Louverture Elementary School 6 Residence: 155 NW 64th Street 7 Residence: 320 NE 55th Street Magic City Parcels III Traffic Volumes • Level of Service 1,-1112/131 ou, ,: Esri Digital c lob' NES/Airbus DS,LU,SDA, ;. Gommu, « L le KITTELSON & ASSOCIATES • NE 59Tj4 ■ *7'm NE 58TH NE 54Tti Sluirldirnorp 'Data wasr4irpcily derived MilthrlMa Irn ovatf i District SAP9frt jic I t .:: Anal fi prt. All vblurnes were routi to tt!e neatest ten; The worst of Me cydcfire4tio LO$ Was76pgrted Wr thlr f'MpaK p9ri GRID?'GN ,rii4111 u oEy USG'SAer Existing PM Peak Hour Traffic Volumes Magic City Educational Material Miami, FL Figure 1 NYCOSIN ST1 ! NWMID ST 020 nrt�ast st tw.6o I ' 45 jE 614ST, r - c IiE S3RD ST- NE 62ND ST Community Locations of Interest 1 Little Haiti Cultural Center 2 Libreri Mapou 3 Notre Dame D'Haiti Catholic Church 4 Carrfour Housing Development 5 Toussaint Louverture Elementary School 6 Residence: 155 NW 64th Street 7 Residence: 320 NE 55th Street Magic City Parcels 1111 Traffic Volumes Level of Service Submitte nto the public record f m(s) PZ.10, 11,12. on 06/27/2019 , City Clerk z NoiTAST NE 54TH S TDigit'aI ;NES1AAirbus DS,,USDA NE59V, , 317 NE�aetH EI4 June 2019 'Data wee sfirec$Iy tied ved from The Mg& Cir, Inr vatidh District SAP Traffic 1,1404 Analysts Re`pptt. Alt *slurries wrede foundto the naara1= tepc fftte w6 s of the tii9 dt action, _OS Y++sw reportedfdrthePMd Askperiod5 0 4ero�GRIDh�3IS Ur. 2025 Future Total PM Peak Hour Traffic Volumes Magic City Educational Material Miami, FL Figure 2 KITTELSON & ASSOCIATES Coordinate System: GCS North American 1983