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City of Miami
Resolution
Legislation
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 17340
Final Action Date:
A RESOLUTION OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S),
ACCEPTING AND APPROVING THE FINDING OF NECESSITY ("FON")
PREPARED BY BUSINESS FLARE, LLC, ATTACHED AND INCORPORATED
HEREIN AS EXHIBIT "A," DECLARING, IN ACCORDANCE WITH SECTIONS
163.335 AND 163.355, FLORIDA STATUTES, AND AFTER A PUBLIC
HEARING, A CERTAIN. GEOGRAPHIC AREA LOCATED IN THE CITY OF
MIAMI ("CITY") KNOWN AS ALLAPATTAH, GENERALLY BOUNDED ON THE
NORTH BY STATE ROAD 112/AIRPORT EXPRESSWAY, ON THE EAST BY
INTERSTATE-95 AND NORTHWEST 7TH AVENUE, ON THE SOUTH BY THE
MIAMI RIVER, AND ON THE WEST BY NORTHWEST 19TH AVENUE, AS
MORE PARTICULARLY DESCRIBED IN EXHIBIT "B" ATTACHED AND
INCORPORATED ("AREA"), TO BE A SLUM OR BLIGHTED AREA;
DECLARING THE REHABILITATION, CONSERVATION AND
REDEVELOPMENT OF THE AREA ARE NECESSARY AND IN THE BEST
INTEREST OF THE PUBLIC HEALTH, SAFETY, MORALS AND WELFARE OF
THE RESIDENTS OF THE CITY, MIAMI-DADE COUNTY ("COUNTY"), AND
THE RESIDENTS LIVING WITHIN THE PROPOSED AREA AND DECLARING
THE NEED TO ESTABLISH THE ALLAPATTAH REDEVELOPMENT DISTRICT
COMMUNITY REDEVELOPMENT AGENCY ("ALLAPATTAH CRA") WITH
GEOGRAPHIC BOUNDARIES AS SET FORTH IN EXHIBIT "B" ATTACHED
AND INCORPORATED; FURTHER PURSUANT TO SECTION 163.356(1),
FLORIDA STATUTES, DECLARING THAT THERE IS A NEED FOR THE
ALLAPATTAH CRA AND DECLARING THE CITY COMMISSION TO BE THE
GOVERNING BODY OF THE ALLAPATTAH CRA WHICH WILL BE A
SEPARATE, DISTINCT, AND INDEPENDENT ENTITY FROM THE CITY
COMMISSION WITH ALL THE RIGHTS, POWERS, PRIVILEGES, DUTIES,
AND IMMUNITIES OF A COMMUNITY REDEVELOPMENT AGENCY;
FURTHER DIRECTING THE CITY MANAGER TO TRANSMIT A COPY OF
THIS LEGISLATION TO THE COUNTY FOR FURTHER LEGISLATIVEACTTN
AND PROVIDING FOR AN EFFECTIVE DATE.
SPONSOR(S): Commissioner Miguel Angel Gabela
WHEREAS, the Florida Legislature enacted the Community Redevelopment Act of° i 969
gi
which is presently codified in the Florida Statutes at Chapter 163, Part III, Sections 163.3
through 163.463, as amended ("Act"); and
WHEREAS, on October 15, 2024, the City of Miami ("City") Commission, adopted
Resolution No. R-24-0415, which directed the City Manager to, among other things, hire
consultants to prepare the Finding of Necessity ("FON"), pursuant to the Act, for the creation of
a Community Redevelopment Agency in the neighborhood commonly referred to as "Allapattah"
in the City, as more particularly described in Exhibit "B" attached and incorporated herein; and
City of Miami
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17340 Legislation -SUB
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WHEREAS, the neighborhood commonly referred to as "Allapattah" in the City spans
approximately five (5) square miles and has long been home to a melting pot of residents from
Central America to the Caribbean; and
WHEREAS, the City Commission desires to revitalize Allapattah through the creation of
a Community Redevelopment Area to be known as the Allapattah Redevelopment District
Community Redevelopment Agency ("Allapattah CRA), within the boundaries of the Allapattah
area, as depicted in Exhibit "B" attached and incorporated herein ("Area"), which as a
prerequisite thereto, requires the preparation of a FON, pursuant to the Community
Redevelopment Act of 1969; and
WHEREAS, Section 163.355, Florida Statutes, requires a FON by a county or
municipality, supported by data and analysis, which makes a legislative finding that conditions in
the area meet the criteria of a slum area, or a blighted area as defined by Section 163.340,
Florida Statutes; and
WHEREAS, Chapter 163, Florida Statutes, defines a "slum area" as:
an area having physical or economic conditions conducive to disease, infant mortality,
juvenile delinquency, poverty, or crime because there is a predominance of buildings or
improvements, whether residential or nonresidential, which are impaired by reason of
dilapidation, deterioration, age, or obsolescence, and exhibiting one or more of the following
factors:
(a) Inadequate provision for ventilation, Tight, air, sanitation, or open spaces;
(b) High density of population, compared to the population density of adjacent areas
within the county or municipality; and overcrowding, as indicated by government -maintained
statistics or other studies and the requirements of the Florida Building Code; or
(c) The existence of conditions that endanger life or property by fire or other causes; and
WHEREAS, Chapter 163, Florida Statutes, defines a "blighted area" as:
an area in which there are a substantial number of deteriorated or deteriorating
structures; in which conditions, as indicated by government -maintained statistics or other
studies, endanger life or property or are leading to economic distress; and in which two or more
of the following factors are present:
(a) Predominance of defective or inadequate street layout, parking facilities, roadways,
bridges, or public transportation facilities.
(b) Aggregate assessed values of real property in the area for ad valorem tax purpo es
have failed to show any appreciable increase over the 5 years prior to the finding of such
conditions.
(c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness., ; - rY
(d) Unsanitary or unsafe conditions. 1
(e) Deterioration of site or other improvements.
(f) Inadequate and outdated building density patterns. ct? Fri
(g) Falling lease rates per square foot of office, commercial, or industrial space E
compared to the remainder of the county or municipality.
(h) Tax or special assessment delinquency exceeding the fair value of the land.
(i) Residential and commercial vacancy rates higher in the area than in the remainder of
the county or municipality.
(j) Incidence of crime in the area higher than in the remainder of the county
or municipality.
4 "fir
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(k) Fire and emergency medical service calls to the area proportionately higher than in
the remainder of the county or municipality.
(I) A greater number of violations of the Florida Building Code in the area than the
number of violations recorded in the remainder of the county or municipality.
(m) Diversity of ownership or defective or unusual conditions of title which prevent the
free alienability of land within the deteriorated or hazardous area.
(n) Governmentally owned property with adverse environmental conditions caused by a
public or private entity.
(o) A substantial number or percentage of properties damaged by sinkhole activity
which have not been adequately repaired or stabilized; and
WHEREAS, the FON, prepared by BusinessFlare, LLC, attached an incorporated herein
as Exhibit "A," illustrates the need to establish the Allapattah CRA within the Area; and
WHEREAS, the FON utilized a combination of government -maintained data, property
records, public safety statistics, and field assessments to evaluate both the physical and
socioeconomic conditions within the proposed Allapattah CRA Area; and
WHEREAS, data collection efforts were guided by the statutory criteria under Sections
163.340(7) and (8), Florida Statutes, with a focus on identifying qualifying indicators of slum and
blight; and
WHEREAS, the proposed Allapattah CRA Area has been determined to meet one (1)
qualifying criteria for a "slum area", as defined pursuant to Section 163.340(7), Florida Statutes,
with the existence of conditions that endanger life or property by fire or other causes; and
WHEREAS, additionally, the proposed Allapattah CRA Area meets seven (7) qualifying
criteria for a "blighted area" as defined pursuant to Section 163.340(8), Florida Statutes,
consisting of defective or inadequate infrastructure, faulty lot layout, unsanitary or unsafe
conditions, deterioration of site or other improvements, higher crime rates, increased emergency
calls, and public property with adverse environmental conditions; and
WHEREAS, the presence of multiple qualifying factors highlights the urgent need fern
intervention to address economic distress, public safety concerns, and physical degradati9 ;
and .4
WHEREAS, the establishment of the Allapattah CRA would provide the IegaLand'_'
financial framework to promote targeted redevelopment, attract private investment, :and improve'n
the quality of life for residents;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY OF
MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble of this Resolution are
adopted by reference and incorporated herein as if fully set forth in this Section.
Section 2. The City Commission hereby approves and accepts the FON, attached and
incorporated herein as Exhibit "A" demonstrating a need to establish the Allapattah CRA,
bounded on the north by State Road 112/Airport Expressway, on the east by Interstate-95 and
North West 7th Avenue on the south by the Miami River, and on the west by North West 19th
Avenue, as more particularly described in Exhibit "B" attached and incorporated herein.
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Section 3. The City Commission further agrees and accepts the findings of the FON,
attached an- incorporated herein as Exhibit "A" that rehabilitation, conservation, and
redevelopment of the Area are necessary and in the best interest of the public health, safety,
and welfare of the residents of the City, County and proposed Allapattah CRA area.
Section 4. The City Commission further agrees and confirms that the FON constitutes a
slum or blighted area within the proposed Allapattah CRA boundaries, as defined in Chapter
163, Florida Statutes.
Section 5. The City Commission hereby makes a legislative finding pursuant to Section
163.355(1) and (2) Florida Statutes that the conditions in the Aarea within the proposed
Allapattah CRA boundaries described in Section 2 of this Resolution meet the criteria described
in Section 163.340(7) and er-(8), and that one or more slum or blighted areas exist therein, and
that the rehabilitation, conservation, or redevelopment, or a combination thereof, of sus#the
aArea, including the development of housing which residents of low or moderate income,
including the elderly, can afford, is necessary and in the interest of the public health, safety,
morals, or welfare of the residents of the City.
Section 56. The City Commission hereby declares the need to establish the Allapattah
CRA with geographic boundaries as set forth in Exhibit "B" attached and incorporated and
pursuant to Section 163.356(1) Florida Statutes, declares that the City Commission shall be the
governing body of the Allapattah CRA which will be a separate, distinct, and independent entity
from the City Commission with all the rights, powers, privileges, duties, and immunities of a
Community Redevelopment Agency.
Section 6. The City Manager is further directed to transmit a copy of this legislation to
the County for further legislative action for the establishment of the Allapattah CRA.
Section 7. This Resolution shall become effective immediately upon its adoption.
APPROVED AS TO FORM AND CORRECTNESS:
City of Miami Page 4 of 4 File ID: 17340 (Revision:) Printed on: 3/25/2025
City of Miami
Legislation
Resolution
File Number: 17340
SUBSTITUTED
City Hall
3500 Pan American Driv
Miami, FL 33133
www.miamigov.co
Final Actio 'ate:
A RESOLUTION OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT
ACCEPTING AND APPROVING THE FINDING OF NECESSITY ("FON") P; PARED
BY BUSINESS FLARE, LLC, ATTACHED AND INCORPORATED HERE! ► AS
EXHIBIT "A," DECLARING, IN ACCORDANCE WITH SECTIONS 163.3 AND
163.355, FLORIDA STATUTES, AND AFTER A PUBLIC HEARING,
GEOGRAPHIC AREA LOCATED IN THE CITY OF MIAMI ("CITY")
ALLAPATTAH, GENERALLY BOUNDED ON THE NORTH BY ST
112/AIRPORT EXPRESSWAY, ON THE EAST BY INTERSTAT
NORTHWEST 7TH AVENUE, ON THE SOUTH BY THE MIA
WEST BY NORTHWEST 19TH AVENUE, AS MORE PART
EXHIBIT "B" ATTACHED AND INCORPORATED ("ARE
BLIGHTED AREA; DECLARING THE REHABILITATIO
REDEVELOPMENT OF THE AREA ARE NECESSA
OF THE PUBLIC HEALTH, SAFETY AND WELFA
CITY, MIAMI-DADE COUNTY ("COUNTY"), AND
THE PROPOSED AREA AND DECLARING TH
ALLAPATTAH REDEVELOPMENT DISTRIC
AGENCY ("ALLAPATTAH CRA") WITH GE
IN EXHIBIT "B" ATTACHED AND INCOR
SECTION 163.356(1), FLORIDA STAT
FOR THE ALLAPATTAH CRA AND
THE GOVERNING BODY OF THE
SEPARATE, DISTINCT, AND IN
COMMISSION WITH ALL THE
IMMUNITIES OF A COMMU
DIRECTING THE CITY MA
TO THE COUNTY FOR F
EFFECTIVE DATE.
ERTAIN
OWN AS
E ROAD
-95 AND
RIVER, AND ON THE
ULARLY DESCRIBED IN
",TOBEASLUMOR
, CONSERVATION AND
AND IN THE BEST INTEREST
OF THE RESIDENTS OF THE
E RESIDENTS LIVING WITHIN
NEED TO ESTABLISH THE
OMMUNITY REDEVELOPMENT
RAPHIC BOUNDARIES AS SET FORTH
RATED: FURTHER PURSUANT TO
ES, DECLARING THAT THERE IS A NEED
CLARING THE CITY COMMISSION TO BE
LAPATTAH CRA WHICH WILL BE A
PENDENT ENTITY FROM THE CITY
GHTS, POWERS, PRIVILEGES, DUTIES, AND
REDEVELOPMENT AGENCY; FURTHER
AGER TO TRANSMIT A COPY OF THIS LEGISLATION
RTHER LEGISLATIVE ACTION AND PROVIDING FOR AN
WHEREAS, t Florida Legislature enacted the Community Redevelopment Act of 1969,
which is presently edified in the Florida Statutes at Chapter 163, Part III, Sections 163.330
through 163.463, , s amended ("Act"); and
WHE AS, on October 15, 2024, the City of Miami ("City") Commission, adopted
Resolution o. R-24-0415, which directed the City Manager to, among other things, hire
consulta to prepare the Finding of Necessity ("FON"), pursuant to the Act, for the creation of
a Com nity Redevelopment Agency in the neighborhood commonly referred to as "Allapattah"
in the ity, as more particularly described in Exhibit "B" attached and incorporated herein; and
WHEREAS, the neighborhood commonly referred to as "Allapattah" in the City spans
pproximately five (5) miles and has long been home to a melting pot of residents from Central
America to the Caribbean; and
SUBSTITUTED
WHEREAS, the City Commission desires to revitalize Allapattah through the creation of
a Community Redevelopment Area to be known as the Allapattah Redevelopment District
Community Redevelopment Agency ("Allapattah CRA), within the boundaries of the Allapattah
area, as depicted in Exhibit "B" attached and incorporated herein ("Area"), which as a
prerequisite thereto, requires the preparation of a FON, pursuant to the Community
Redevelopment Act of 1969; and
WHEREAS, Section 163.355, Florida Statutes, requires a FON by a county or
municipality, supported by data and analysis, which makes a legislative finding that ditions in
the area meet the criteria of a slum area, or a blighted area as defined by Section .3.340,
Florida Statutes; and
WHEREAS, Chapter 163, Florida Statutes, defines a "slum area" as:
an area having physical or economic conditions conducive to disea , infant mortality,
juvenile delinquency, poverty, or crime because there is a predominance .f buildings or
improvements, whether residential or nonresidential, which are impair . by reason of
dilapidation, deterioration, age, or obsolescence, and exhibiting one ' more of the following
factors:
(a) Inadequate provision for ventilation, light, air, sanitati • , or open spaces;
(b) High density of population, compared to the popula '•n density of adjacent areas
within the county or municipality; and overcrowding, as indiced by government -maintained
statistics or other studies and the requirements of the Flori' Building Code; or
(c) The existence of conditions that endanger life • r property by fire or other causes; and
WHEREAS, Chapter 163, Florida Statutes, d
an area in which there are a substantial nu
structures; in which conditions, as indicated by
studies, endanger life or property or are leadi
of the following factors are present:
Ines a "blighted area" as:
er of deteriorated or deteriorating
ernment-maintained statistics or other
to economic distress; and in which two or more
(a) Predominance of defective or adequate street layout, parking facilities, roadways,
bridges, or public transportation faciliti
(b) Aggregate assessed val
have failed to show any appreciab increase over the 5 years prior to the finding of such
conditions.
(c) Faulty lot layout in r
(d) Unsanitary or un
(e) Deterioration
(f) Inadequate a
(g) Falling lea
compared to the re
(h) Tax or
(i) Resid
the county or
(j) In
or munici
of real property in the area for ad valorem tax purposes
ation to size, adequacy, accessibility, or usefulness.
fe conditions.
o ite or other improvements.
outdated building density patterns.
rates per square foot of office, commercial, or industrial space
inder of the county or municipality.
ecial assessment delinquency exceeding the fair value of the land.
tial and commercial vacancy rates higher in the area than in the remainder of
unicipality.
dence of crime in the area higher than in the remainder of the county
ity.
Fire and emergency medical service calls to the area proportionately higher than in
the re ' ainder of the county or municipality.
(I) A greater number of violations of the Florida Building Code in the area than the
ber of violations recorded in the remainder of the county or municipality.
(m) Diversity of ownership or defective or unusual conditions of title which prevent the
free alienability of land within the deteriorated or hazardous area.
(n) Governmentally owned property with adverse environmental conditions caused by a
public or private entity.
SUBSTITUTED
(o) A substantial number or percentage of properties damaged by sinkhole activity
which have not been adequately repaired or stabilized; and
WHEREAS, the FON, prepared by BusinessFlare, LLC, attached an incorporated here
as Exhibit "A," illustrates the need to establish the Allapattah CRA within the Area; and
WHEREAS, the FON utilized a combination of government -maintained data, pro
records, public safety statistics, and field assessments to evaluate both the physical a
socioeconomic conditions within the proposed Allapattah CRA Area; and
WHEREAS, data collection efforts were guided by the statutory criteria u
163.340(7) and (8), Florida Statutes, with a focus on identifying qualifying indi
blight; and
rty
er Sections
ors of slum and
WHEREAS, the proposed Allapattah CRA Area has been deter ed to meet one (1)
qualifying criteria for a "slum area", as defined pursuant to Section 16 40(7), Florida Statutes,
with the existence of conditions that endanger life or property by fire -r other causes; and
WHEREAS, additionally, the proposed Allapattah CRA a meets seven (7) qualifying
criteria for a "blighted area" as defined pursuant to Section 16 40(8), Florida Statutes,
consisting of defective or inadequate infrastructure, faulty to ayout, unsanitary or unsafe
conditions, deterioration of site or other improvements, hi• er crime rates, increased emergency
calls, and public property with adverse environmental c• ditions; and
WHEREAS, the presence of multiple qualify' • factors highlights the urgent need for
intervention to address economic distress, public -:fety concerns, and physical degradation;
and
WHEREAS, the establishment of the apattah CRA would provide the legal and
financial framework to promote targeted re• elopment, attract private investment, and improve
the quality of life for residents;
NOW, THEREFORE, BE IT ROLVED BY THE COMMISSION OF THE CITY OF
MIAMI, FLORIDA:
Section 1. The recitals d findings contained in the Preamble of this Resolution are
adopted by reference and inc' porated herein as if fully set forth in this Section.
Section 2. The Ci ► Commission hereby approves and accepts the FON, attached and
incorporated herein as r hibit "A" demonstrating a need to establish the Allapattah CRA,
bounded on the nort .y State Road 112/Airport Expressway, on the east by Interstate-95 and
North West 7th Av- e on the south by the Miami River, and on the west by North West 19th
Avenue, as more-articularly described in Exhibit "B" attached and incorporated herein.
Secti • 3. The City Commission further agrees and accepts the findings of the FON,
attached a corporated herein as Exhibit "A" that rehabilitation, conservation, and
redeveloent of the Area are necessary and in the best interest of the public health, safety,
and we re of the residents of the City, County and proposed Allapattah CRA area.
Section 4. The City Commission further agrees and confirms that the FON constitutes a
s or blighted area within the proposed Allapattah CRA boundaries, as defined in Chapter
63, Florida Statutes.
Section 5. The City Commission hereby declares the need to establish the Allapattah
CRA with geographic boundaries as set forth in Exhibit "B" attached and incorporated and
SUBSTITUTED
pursuant to Section 163.356(1) Florida Statutes, declares that the City Commission shall be the
governing body of the Allapattah CRA which will be a separate, distinct, and independent entity
from the City Commission with all the rights, powers, privileges, duties, and immunities of a
Community Redevelopment Agency.
Section 6. The City Manager is further directed to transmit a copy of this legislation
the County for further legislative action for the establishment of the Allapattah CRA.
Section 7. This Resolution shall become effective immediately upon its adopti
APPROVED AS TO FORM AND CORRECTNESS:
III, C y for -y 4/1/2025