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April 9, 2025
City of Miami, FL
Allapattah CRA
Community
Redevelopment
Plan 2025
BUILDING A MORE
VIBRANT COMMUNITY
17441 Exhibit A -SUB
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Special thanks to
City Mayor
Mayor Francis Suarez
City Commissioners
Christine King, Chair, District Five
Joe Carollo, Vice Chair, District Three
Miguel Angel Gabela, Commissioner, District One
Damian Pardo, Commissioner, District Two
Manolo Reyes, Commissioner, District Four
City Administration
Arthur Noriega, V, City Manager
Larry Spring, Assistant City Manager
Keith A. Carswell, Director of Economic
Innovation & Development
Jennifer Moy, Assistant Director of Economic
Innovation & Development
City Attorney's Office
George K. Wysong III, City Attorney
Domini Gibbs-Sorey, Assistant City Attorney
And the stakeholders and residents who provided
their support and contributed to the
development ofthis redevelopment plan.
Consultant Team (BusinessFlare®)
Kevin Crowder, EDP, Founder, Economic Developer
Kametra Driver, FRA-RA, Sr. CRA Administrator
Allison Justice, FRA-RA, Sr. Project Manager
Julio Magrisso, Sr. Parks and Recreation Official
Camilo Lopez, FRA-RP, Urban Planner/ Analyst
Alicia Alleyne, FRA-RP, Redevelopment Coordinator
Special Advisor
Jeffrey Watson
The graphics and layout were provided by BusinessFlare
Design.
2025
The Allapattah CRA Community Redevelopment Plan 2025 outlines a comprehensive, community -driven strategy to
address blight, economic disparity, aging infrastructure, and underinvestment within the 1,661-acre study area of
Allapattah, located in the City of Miami.
BUSINESS
FLARE®
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Contents
Executive Summary 1
• Purpose of the Redevelopment Plan
• CRA Boundary Map
• Chapter 163 Checklist
• Early Development and Growth
• Urban Challenges and Institutional
Expansion
• Cultural and Economic Renaissance
• Existing Conditions
• Community Profile, Market and Economic
Conditions
• Public Engagement
• Summary Revitalization Diagram
Goals, Strategies, and
Initiatives
• Economic Development
• Residential Life and Quality of Life
• Infrastructure and Public Improvements
• Transit, Transportation and Parking
• Redevelopment Support
Priority Projects 5
• NW 17th Avenue Commercial Corridor
Enhancement
• Small Business Stabilization and
Commercial Ownership Program
• Main Street Coordination and Downtown
Activation
• Allapattah Senior Housing and
Infrastructure Initiative
• Resident Stabilization and Anti -
Displacement Program
• Workforce Housing near Health District
and Courts
• GSA Site Mixed -Income Residential
Project
• Community -Wide Street Lighting and
Public Safety Infrastructure
• Neighborhood Clean-up and
Beautification Initiative
• Parks and Open Space Improvement
Program
• Transit -Oriented Development (TOD)
Infrastructure Support
• Community Parking and Mobility
Management
• Pedestrian and Bicycle Connectivity
Program
Imp ementation and
Administration
• Phasing and Timelines
• Funding Sources and Partnerships
• Neighborhood Impact
Financial Projections
• Legal Description
• Case Studies
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Section 1 Executive Summary
1. Executive Summary
The Allapattah Community Redevelopment Agency (ACRA) was established in 2025 by the City of Miami
to address long-standing challenges in the Allapattah neighborhood while leveraging new economic
opportunities and investments. For decades, Allapattah has suffered from disinvestment, poor
infrastructure, high poverty rates, and crime. However, recent years have brought a renewed interest in
the area, with a wave of positive improvements, development projects, and increased private investment
interest. The time is now to align redevelopment efforts with market trends and community
goals to preserve Allapattah's cultural and historical significance while ensuring equitable development for
current and future residents.
As Miami's urban core continues to expand westward, it is imperative to strategically plan forAllapattah's
growth. The establishment of ACRA provides the necessary tools to enhance infrastructure, support small
businesses, and foster a unique identity rooted in the neighborhood's rich Caribbean and Latin American
heritage. Historically, Allapattah has played a vital role in Miami's emergence as a global trade and cultural
destination, and this redevelopment plan seeks to strengthen and celebrate that legacy.
Purpose of the Redevelopment Plan
The Allapattah Community Redevelopment Plan serves as a strategic framework to guide the
revitalization efforts within the Allapattah Community Redevelopment Area (ACRA). This plan outlines
the key strategies, redevelopment goals, program initiatives, and catalytic projects that will drive economic
growth, infrastructure improvements, and community enhancements. Rather than presenting a fixed or
exhaustive list of projects, the plan provides a flexible roadmap that allows the CRA to adapt to emerging
challenges, capitalize on new opportunities, and implement creative solutions that address the evolving
needs of the community.
To ensure meaningful and sustainable redevelopment, the CRA will continuously assess the area's
conditions, considering the needs of residents, business owners, and property stakeholders. This ongoing
review process will help identify effective, impactful, and cost-efficient projects and programs that foster
long-term economic resilience and improved quality of life.
In accordance with Florida's Community Redevelopment Act (Florida Statutes, Chapter 163, Part III),
the primary funding mechanism for ACRA will be tax increment revenue. Additionally, the CRA will
actively seek and leverage other financial resources at the county, state, and federal levels, as well
as public -private partnerships, to implement the initiatives outlined in the plan. This multi -faceted
approach will ensure the successful execution of redevelopment efforts and maximize the impact of
investments for the benefit of the Allapattah community.
Allapattah CRA Community Redevelopment Plan 12025 1
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Section 1
CRA Boundary Map
Allapatah CRA Boundary
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Executive Summary
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The proposed Allapattah CRA study area encompasses 1,661 acres within the City of Miami. As an area
with a rich cultural heritage, important industrial area, thriving commercial corridors, and growing
residential demand, it presents a unique opportunity for redevelopment and economic growth.
However, aging infrastructure, underutilized properties, and affordability concerns necessitate a
structured redevelopment strategy. The CRA will serve as a catalyst for investment, ensuring that growth
is equitable, sustainable, and community driven.
The proximity of Wynwood to the east of the study area presents a valuable economic and cultural
synergy. Wynwood's transformation into a global arts district and innovation hub creates opportunities
for business spillover, creative industries expansion, and tourism -driven commerce in Allapattah.
By preserving Allapattah's industrial and cultural identity while fostering strategic partnerships, the CRA
can leverage Wynwood's success for sustainable economic development.
Allapattah CRA Community Redevelopment Plan 12025 2
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Section 2 Authority to Undertake Redevelopment
2. Authority to Undertake Redevelopment
This document has been prepared under the direction of the City of Miami for the new Allapattah
Community Redevelopment Agency in accordance with the Community Redevelopment Act of 1969, F.S.
163, Part III. In recognition of the need to prevent and eliminate slum and blighted conditions within the
community, the Act confers upon counties and municipalities the authority and powers to carry out
"Community Redevelopment".
Chapter 163 Checklist
In accordance with 163.362 Florida Statutes, the Community Redevelopment Plan must include the
elements described below. The following section includes language from the statute shown in normal bold
type, with a brief response to each element in italic type:
1) Contain a legal description of the boundaries of the community redevelopment area and the reasons
for establishing such boundaries shown in the plan.
• A legal description of the boundaries of the Allapattah CRA is included in the Plan.
2) Show by diagram and in general terms: (a) The approximate amount of open space to be provided
and the street layout. (b) Limitations on the type, size, height, number, and proposed use of buildings. (c)
The approximate number of dwelling units. (d) Such property as is intended for use as public parks,
recreation areas, streets, public utilities, and public improvements of any nature.
• Maps of the Allapattah CRA and a general description of the existing physical and regulatory conditions
are included in the Existing Conditions and Market Assessment. The area within the Allapattah CRA
remains subject to the City's Comprehensive Plan and zoning regulations, which stipulate limits on
locations, sizes, height, etc. of dwelling units, streets, and park and recreation areas, among other things.
3) If the redevelopment area contains low or moderate income housing, contain a neighborhood impact
element which describes in detail the impact of the redevelopment upon the residents of the
redevelopment area and the surrounding areas in terms of relocation, traffic circulation, environmental
quality, availability of community facilities and services, effect on school population, and other matters
affecting the physical and social quality of the neighborhood.
• Neighborhood impact is outlined within the document as well as the Redevelopment Initiatives section
that includes housing.
Allapattah CRA Community Redevelopment Plan 12025 3
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Section 2 Authority to Undertake Redevelopment
4) Identify specifically any publicly funded capital projects to be undertaken within the community
redevelopment area.
• Capital projects are outlined in the Redevelopment Initiatives section. The Financial Projections section
includes revenue and expense projections. Specific public capital projects are identified in these
projections. Publicly funded projects will be evaluated on an ongoing basis.
5) Contain adequate safeguards that the work of redevelopment will be carried out pursuant to the plan.
Specific programs and expenditures must be enumerated in the Plan in order for the CRA to have the
authority to undertake them. CRA activities are overseen by a Board of Commissioners that meets
periodically in public session to review and monitor all CRA activities.
• The Redevelopment Initiatives and Financial Projections sections include both general and specific
programs to be implemented by the Allapattah CRA.
6) Provide for the retention of controls and the establishment of any restrictions or covenants running
with land sold or leased for private use for such periods of time and under such conditions as the
governing body deems necessary to effectuate the purposes of this part.
• Regulatory and zoning authority within the CRA is governed by the City of Miami. Any
recommendations regarding regulatory amendments and design guidelines to assist with
redevelopment efforts must be implemented by City Staff and Commission.
7) Provide assurances that there will be replacement housing for the relocation of persons temporarily
or permanently displaced from housing facilities within the community redevelopment area.
• Relocation is addressed within the Neighborhood Impact Statement and the Redevelopment Goals
section includes a discussion of neighborhood impacts of redevelopment. The Plan includes a
recommendation that the CRA adopt a relocation policy to provide adequate protections and
assistance for any persons displaced by redevelopment activities.
8) Provide an element of residential use in the redevelopment area if such use exists in the area prior to
the adoption of the plan or if the plan is intended to remedy a shortage of housing affordable to
residents of low or moderate income, including the elderly, or if the plan is not intended to remedy such
shortage, the reasons therefore.
• Housing is addressed in this Plan in multiple sections, including the Introduction section; Economic
Conditions; and the Redevelopment Goals and Initiatives sections.
Allapattah CRA Community Redevelopment Plan 12025 4
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Section 2 Authority to Undertake Redevelopment
9) Contain a statement of the projected costs of the redevelopment, including the amount to be
expended on publicly funded capital projects in the community redevelopment area and any
indebtedness of the community redevelopment agency, the county, or the municipality proposed to be
incurred for such redevelopment if such indebtedness is to be repaid with increment revenues.
• Financial projections are provided in Section 7 of this Plan. These financial projections will be reviewed
and updated at least annually so that the CRA is always able to look ahead and plan for adequate
financial resources to undertake its activities.
10) Provide a time certain for completing all redevelopment financed by increment revenues. Such time
certain shall occur no later than 30 years after the fiscal year in which the plan is approved, adopted, or
amended pursuant to s. 163.361(1). However, for any agency created after July 1, 2002, the time certain
for completing all redevelopment financed by increment revenues must occur within 40 years after the
fiscal year in which the plan is approved or adopted.
• This Plan for the Allapattah CRA is expected to sunset in 2055 (30-years).
Allapattah CRA Community Redevelopment Plan 12025 5
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Section 3 Background
3. Background
Allapattah, whose name originates from the Seminole word for "alligator," is one of Miami's oldest and
most culturally diverse neighborhoods. Established in 1856, the area spans 4.653 square miles and is
strategically located within the City of Miami's core, just east of Miami International Airport and bounded
by major highways and the Miami River. Due to its prime location, Allapattah has long served as
a transportation and trade hub, facilitating economic activity and community development. The
neighborhood is well-connected via the Metrorail, with stations at Civic Center, Santa Clara, and
Allapattah, reinforcing its potential as a significant workforce and transit center.
Early Development & Economic Growth
Allapattah developed as a predominantly White working-class neighborhood until the late 1950s, when
Miami's urban expansion led to major demographic shifts. The construction of Interstate 95 displaced
many African Americans from Overtown, leading to their relocation to Allapattah. Around the same
time, Black residents from Liberty City and Brownsville also migrated south into the neighborhood. In
the 1960s, the Cuban exile wave brought Cuban families and businesses into the area, further
transforming its cultural landscape. By the 1980s, waves of Dominicans, Nicaraguans, and later
Haitians settled in the neighborhood, creating a vibrant melting pot of Caribbean, Central American, and
Latin American influences that continue to define Allapattah today.
Economic expansion in Allapattah was driven by industrial growth and trade. The South Florida Rail
Corridor, running east -west between NW 22nd and 23rd Streets, became a key transportation
artery supporting the area's wholesale produce market, textile industry, and manufacturing sector.
The Allapattah Produce Market, Miami's largest open-air food distribution center, became a vital hub for
supplying local supermarkets, bodegas, and restaurants. Simultaneously, a thriving garment
district emerged along NW 20th Street, attracting buyers and traders from Latin America and the
Caribbean.
Allapattah CRA Community Redevelopment Plan 12025 6
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Section 3 Background
Urban Challenges & Institutional Expansion
By the late 20th century, Allapattah's rapid industrialization brought both economic opportunities and
social challenges. The federal government's War on Poverty initiatives in the 1960s led to the
development of penal, judicial, and medical facilities in the area. While these institutions created new
employment opportunities, they also contributed to urban congestion, increased homelessness, and
pockets of economic distress.
Despite these challenges, Allapattah became home to Miami's Civic Center Health District, one of the
nation's largest healthcare hubs. The district houses institutions such as:
• Jackson Memorial Hospital
• Bascom Palmer Eye Institute
• University of Miami Health System
• Veterans Administration Hospital
• Sylvester Comprehensive Cancer Center
• Ryder Trauma Center
Thousands of medical professionals, students, and patients pass through Allapattah daily, reinforcing the
neighborhood's role as an employment center.
Cultural & Economic Renaissance
Today, Allapattah is experiencing a new wave of revitalization, fueled by local entrepreneurs, community
organizations, and private investment. The neighborhood remains a vital center for trade and commerce,
with strong business corridors along NW 36th Street, NW 20th Street, NW 7th Avenue, NW 27th
Avenue, and NW 17th Avenue. The Allapattah Collaborative, CDC, a community -driven initiative, is
leading efforts to preserve the neighborhood's cultural identity while ensuring equitable development.
As Miami continues to expand, Allapattah is uniquely positioned to benefit from its proximity to:
• Wynwood and the Miami Design District, attracting new cultural and creative industries
• Miami International Airport, strengthening trade and logistics opportunities
• MetroRail connectivity, promoting transit -oriented development
Despite past disinvestment, Allapattah is reclaiming its rich heritage and economic potential. With
a diverse population, strong commercial base, and emerging cultural scene, the neighborhood is poised
to become one of Miami's most dynamic and inclusive urban centers.
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Section 3 Background
Existing Conditions
The Allapattah Community Redevelopment Area (CRA) is characterized by a diverse mix of land uses,
zoning regulations, and strategic opportunities for development. These existing geographical conditions
play a critical role in shaping the CRA's revitalization efforts, ensuring that redevelopment aligns
with economic growth, infrastructure enhancements, and community needs.
A scarcity of vacant, shovel -ready sites poses a challenge for large-scale new development. However, this
limitation creates an opportunity to focus on redevelopment and adaptive reuse of existing structures.
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The TOD designation along NW 12th Avenue provides a unique opportunity to encourage mixed -
use, high -density developments that leverage public transit access. This corridor connects residents to
key destinations such as Downtown Miami, the Health District, and Miami International Airport via
the Civic Center, Santa Clara, and Allapattah MetroRail stations.
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Section 3
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Miami 21 Zoning Code & Land Use Diversity
Allapattah's zoning under Miami 21 presents both opportunities and challenges for redevelopment.
The major zoning categories within the CRA include:
• Civic Institution - Health District Zone (Orange): A significant portion of the area falls under this
category, reflecting the dominance of the Miami Health District, home to Jackson Memorial Hospital,
University of Miami Health System, and the VA Hospital. This zoning supports large-scale
institutional development but may limit mixed -use residential and commercial growth.
• T3-0 Sub -Urban Zone (Mostly Residential Single -Family) (Green): This designation covers a large
portion of the community, reinforcing the presence of low -density residential neighborhoods.
• T6-8-0 Urban Core Zone (Commercial Development) (Purple): This zoning category, primarily
concentrated along NW 20th Street and NW 17th Avenue, presents key commercial
corridors where mixed -use development can thrive.
• D2 Industrial District (Industrial Activity) (Grey): This zone encompasses important industrial areas
that provide jobs and economic stability for the community. Understanding these zoning
designations allows the CRA to strategically align redevelopment efforts with land use regulations,
ensuring a balance between economic development, housing affordability, and infrastructure
improvements.
Allapattah CRA Community Redevelopment Plan 12025 9
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Section 3
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Florida Qualified Opportunity Zone (NW 36th Street Area)
The presence of a Florida Qualified Opportunity Zone in the northern portion of the CRA (NW 36th
Street area) creates an incentive -rich environment for redevelopment. Opportunity Zones
provide tax benefits to investors willing to fund projects in economically distressed areas.
The Florida Qualified Opportunity Zone (QOZ) program is a federal initiative designed to encourage
long-term private investment in economically distressed areas through significant tax incentives.
Investors who reinvest capital gains into a Qualified Opportunity Fund (QOF) that targets these
zones can benefit from tax deferrals, reductions on capital gains, and potential tax-free appreciation
on new investments held for at least ten years.
Why It Matters for the CRA and the City
• Attracts Private Capital: The program brings new investment into underserved areas, reducing
dependency on public funding.
• Stimulates Economic Development: Increases job creation, business growth, and development of
mixed -use, affordable housing, and commercial projects.
• Revitalizes Communities: Supports the CRA's mission of improving infrastructure, reducing blight,
and enhancing quality of life.
• Enhances Tax Base: Long-term investments spur higher property values and business activity,
strengthening the city's tax base and economic resilience.
Allapattah CRA Community Redevelopment Plan 12025 10
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Section 3 Background
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Brownfield Designation & Environmental Remediation
A large portion of the CRA is designated as a Brownfield due to historical industrial activity. While this
designation presents challenges in redevelopment, it also opens the door for environmental
remediation efforts that can:
• Qualify the area for state and federal Brownfield redevelopment grants to fund cleanup and site
reuse.
• Attract eco-conscious investors interested in sustainable urban development.
• Improve public health and environmental conditions by eliminating contaminants.
By remediation and actively promoting clean "sustainable" investment, the CRA can transform these
sites into thriving commercial and mixed -use spaces.
Allapattah CRA Community Redevelopment Plan 12025 11
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Section 3
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Parks
Within the study area, two key parks serve distinct yet complementary roles in the community:
Juan Pablo Duarte Park functions as a true neighborhood park, offering a more intimate and
community -centered space primarily used by nearby residents. It serves as a welcoming gathering
place for local families, seniors, and children, reflecting the strong, close-knit character of the
Allapattah community.
Moore Park, in contrast, is a larger, regional recreational hub that includes football and baseball fields,
basketball courts, tennis courts, and expansive open space. Its proximity to major highways enhances
accessibility, making it a destination for both Allapattah residents and visitors from surrounding
neighborhoods. This dual function allows the park to host broader community events and organized
sports while supporting the area's recreational needs.
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Section 3 Background
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Schools
This Schools map of the Allapattah Community Redevelopment Area (CRA) reveals a notable
concentration of educational institutions and recreational spaces in the northwest and northeast
quadrants of the study area. This portion of Allapattah, defined by its predominantly residential
character and low -scale neighborhood commercial corridors (i.e. NW 17th Avenue), presents a
unique opportunity to reinforce the area's role as a livable, connected, and family -oriented community.
Key institutions located within this node include Miami Jackson Senior High School (orange) on NW
36th Street, a prominent educational anchor in the community. Maya Angelou Elementary School and
Comstock Elementary School (red), both situated along NW 19th Avenue, while Santa Clara
Elementary School (red), located at NW 29th Terrace, further enhances the area's educational fabric.
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Section 3 Background
NW 36th St
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Street Network
The Street Networks map highlights the intricate interplay between regional expressways and local
thoroughfares that shape circulation and land use patterns within the Allapattah Community
Redevelopment Area (CRA). Bounded by major highways on three sides, the area is well -positioned
within the broader Miami transportation framework yet displays a diverse internal street hierarchy
that reflects its mixed -use character and historical evolution.
The CRA study area is framed by key regional expressways:
• The Airport Expressway (State Road 112) borders the area to the north, offering direct access to
Miami International Airport and connections to other major corridors.
• Interstate 95 (1-95) lies along the eastern edge, functioning as the primary north -south highway for
the region and forming a physical boundary between Allapattah and adjacent neighborhoods.
• To the south, the Dolphin Expressway (SR 836) provides vital east -west connectivity, linking
Allapattah to Downtown Miami, the Civic Center/Health District, and beyond.
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Section 3 Background
Major North -South Streets
Within the CRA boundary, several prominent north -south streets define circulation patterns and
urban character:
• NW 7th Avenue, located closest to 1-95, serves as a commercial -industrial corridor with a distinctly
urban and industrial feel.
• NW 12th Avenue runs centrally through the study area and is distinguished by the presence of the
Metrorail line, which parallels the corridor and provides access to key transit stations. This avenue
reflects a layered character: residential in the north, industrial and commercial near NW 20th Street,
and institutional near the southern end where it meets the Health District and Jackson Memorial
Hospital.
• NW 17th Avenue, forming the western edge of the CRA, offers a more neighborhood -oriented
commercial environment with a lower -scale, community -serving fabric.
Major East-West Streets
The primary east -west connectors further illustrate the diversity of the area:
• NW 36th Street, on the northern edge of the CRA, is a heavily trafficked commercial corridor with
strong retail presence and regional connectivity.
• NW 29th Street intersects NW 17th Avenue and supports predominantly residential uses,
contributing to the neighborhood scale and local access.
• NW 20th Street is a major east -west industrial and commercial spine within the CRA, facilitating
connections to employment areas and extending eastward into the Wynwood Arts District, making
it a key economic link.
• NW 14th Street, situated at the southern end of the CRA, functions as a critical institutional
connector, linking the Jackson Memorial Hospital and broader Health District to Downtown Miami
and other major employment centers.
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Section 3
Community Profile, Market and Economic Conditions
Background
Allapattah is located just northwest of Downtown Miami, is a vibrant and diverse neighborhood with a
rich cultural history. Known as "Little Santo Domingo" due to its large Dominican population, Allapattah
is a working-class community with a mix of residential, industrial, and commercial zones. The
neighborhood is strategically positioned near major transportation corridors, including 1-95 and SR-836,
and is adjacent to the Wynwood Arts District, a global cultural hub.
Allapattah is a historic working-class neighborhood in Miami with an eclectic and rich cultural identity.
The community is known for its vibrant Dominican influence — the "Little Santo Domingo" district along
Northwest 17th Avenue — as well as other Latino, Caribbean, and immigrant traditions. Local festivals,
arts, open-air marketplaces and family -owned shopper have defined Allapattah's character for decades.
At the same time, the neighborhood's demographic profile reflects modest means: about 80% of
households rent their homes, and the 2024 median household income is only around $31,300, indicating
many low-income families. Allapattah's population of roughly 30,000 is predominantly Hispanic (nearly
80%), with a sizable Afro -Caribbean and African American minority, and a median age in the early 40s —
pointing to an established, aging community alongside younger generations. This context underscores the
need for redevelopment that honors Allapattah's heritage while improving economic opportunity for its
residents.
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Section 3 Background
Corpus Christi Catholic Church has served as an enduring anchor in the Allapattah community since its
founding in 1941. Over decades of demographic and cultural changes, Corpus Christi has continuously
adapted to support and enrich the neighborhood through religious services, community engagement,
cultural preservation, and humanitarian assistance. The church significantly contributes to Allapattah's
identity and quality of life. It houses an impressive collection of Spanish Colonial and Latin American art,
prominently displayed in its renowned La Merced Chapel. This collection is a valuable cultural resource
that helps maintain the community's historic and artistic heritage. In addition to its cultural role, Corpus
Christi provides essential social and humanitarian services, including regular community outreach, meal
distributions, clothing donations, and support for Economically, Allapattah features a mix of small
businesses and major employment centers. The neighborhood hosts over 1,500 businesses (from
Dominican restaurants and bodegas to auto shops and wholesalers), employing an estimated 37,000
workers, a number that even exceeds the resident population. Key industries include retail and personal
services on local corridors, a thriving produce market and light industrial sector, and significant
institutional employers in and near the Health District on the east side.
The presence of Jackson Memorial Hospital and related medical facilities within the CRA area means
health care and life sciences jobs are a major part of the local economy, alongside thousands of jobs in
professional services and public administration. This concentration of employers provides a strong
foundation for workforce initiatives, yet many Allapattah residents have historically struggled to access
these quality jobs. Only about 47% of adults participate in the labor force, reflecting barriers like limited
job training, language skills gaps, and childcare needs. A holistic redevelopment strategy will leverage
these anchor institutions and business assets to create pathways for local employment and
entrepreneurship.
Allapattah faces persistent redevelopment challenges. Decades of disinvestment have left inadequate
infrastructure and unsafe, unsanitary conditions in parts of the neighborhood. Streets and sidewalks are
in disrepair, drainage is poor in low-lying spots, and some utilities and public facilities are outdated.
Crime and public safety are significant concerns — the area's violent crime rates (especially robbery and
assault) are above national and countywide averages, contributing to perceptions of insecurity and
deterring investment.
Demographic Highlights
• Population Estimate: 45,000
• Median Household Income: $36,000 (below Miami -Dade County median of $73,000)
• Ethnic Composition: Predominantly Hispanic (70%), with a significant African -American population
(20%) .
• Workforce: High concentration in construction, logistics, and service industries
• Economic Context: Allapattah is undergoing gradual gentrification, driven by its proximity to
Wynwood and Downtown Miami. However, the neighborhood faces challenges such as income
inequality, aging infrastructure, and limited access to capital for small businesses.
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Section 3 Background
Land and Infrastructure Current State
• Allapattah has a mix of industrial warehouses, small retail spaces, and residential properties.
• The area benefits from proximity to Miami International Airport and PortMiami, making it a logistics
hub.
• Infrastructure challenges include aging roads, limited public transit options, and underutilized industrial
spaces.
Workforce Current State
• Workforce is predominantly employed in construction, logistics, and service sectors.
• Educational attainment is low, with only 20% of residents holding a bachelor's degree or higher.
• Unemployment rate: 5.8% (higher than Miami -Dade County's 4.2%).
• Limited presence of tech startups or innovation hubs.
Capital Markets Current State
• Small businesses dominate the local economy, but many struggle to access capital.
Quality of Life Current State
• Allapattah offers a rich cultural identity but lacks amenities such as parks and recreational facilities.
• Crime rates are higher than the Miami -Dade average, impacting perceptions of safety.
• Crime rate: 4,200 incidents per 100,000 residents (Miami -Dade average: 3,200).
• Park acreage per 1,000 residents: 1.2 (below national average of 10)
Summary
• While the neighborhood is experiencing gradual gentrification due to its central location, many long-
time residents remain economically vulnerable. The CRA can play a vital role in balancing
redevelopment with affordability, preserving community identity while attracting responsible
investment.
• The built environment in Allapattah consists of a patchwork of industrial warehouses, small retail
storefronts, and older residential units. While this industrial character presents economic potential,
much of the land is underutilized and constrained by aging infrastructure and limited public
transportation.
• Allapattah's workforce is heavily concentrated in construction, logistics, and service sectors, with
relatively low educational attainment and an unemployment rate higher than the county average. There
is also a noticeable absence of innovation -based industries.
• The local economy is dominated by small, often family -owned businesses that face significant barriers
to capital access.
The CRA is uniquely positioned to address Allapattah's structural challenges while preserving its identity
and supporting inclusive growth. By focusing on infrastructure, small business support, public safety,
workforce development, and quality of life enhancements, the CRA can guide Allapattah toward a future
that benefits both current residents and new opportunities.
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Section 3
Public Engagement
Background
On March 29, 2025, a community input session was held at Juan Pablo Duarte Park in Allapattah, drawing
more than 50 attendees. Participants shared insights, concerns, and priorities for the future
redevelopment of the community. The event attracted strong turnout and active participation, reflecting
the community's enthusiasm and commitment to shaping a vibrant and inclusive future for their
neighborhood.
Key community insights included:
• Recognition of a local church with a private school offering scholarships, open as a community
gathering place and seeking further partnerships.
• An urgent need for a safe, dedicated community and recreational center to support local youth,
address safety concerns, and provide secure spaces, especially during evening hours.
• Concerns regarding neighborhood safety, emphasizing the need for improved police presence,
particularly officers walking the beat.
• Specific safety concerns highlighted include youth vaping, the presence of smoke shop trucks near
schools, crime, drug activity, loitering, squatting, break-ins (especially cars), and homelessness.
• Challenges related to cleanliness, such as persistent trash accumulation, illegal dumping blocking
sidewalks, and inadequate garbage disposal options. Attendees emphasized the need for additional
trash cans and stronger accountability for local businesses to maintain their surroundings.
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Section 3
Background
• Concerns around walkability and pedestrian safety were voiced, noting insufficient lighting, overgrown
tree roots obstructing bus stops (particularly on NW 17th Avenue), and unsafe routes for children
attending school and church.
• The elderly population requires enhanced senior programming, more accessible transportation
options, affordable housing to prevent displacement, and improved walkability.
• Youth -focused concerns include violence, lack of safe gathering spaces or organized activities, and the
need for structured programs similar to those found in other parts of the city.
• Business -related challenges discussed include excessive red tape impeding small business operations,
insufficient engagement in community upkeep, and issues with student congregations leading to
perceptions of insecurity.
• Cultural and social enhancement initiatives were noted, emphasizing the community's identity captured
by the phrase "Somos Allapattah," reflecting pride and collective identity.
Participants underscored the importance of partnerships with major local organizations to address these
concerns effectively. The collective feedback from this session will help inform strategic directions within
the CRA redevelopment plan, ensuring that community priorities are central to revitalization efforts.
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Section 3 Background
Key Community Themes:
1. High Community Interest and Optimism
• Residents expressed excitement about the CRA process and a strong desire to see positive, visible
changes that reflect Allapattah's potential. There is growing momentum and collective energy to work
together for equitable development and cultural preservation.
2. Need for Greater Collaboration Among Organizations
• A recurring theme was the importance of connecting and coordinating community organizations, many
of which currently operate in silos. Residents emphasized that a CRA can serve as a unifying platform
to align goals, strategies, and resources to maximize impact.
• The SOMOS ALLAPATTAH initiative was recognized as a promising example of collective leadership
and community pride.
3. La Placita as a Cultural and Economic Anchor
• The La Placita produce market was frequently mentioned as a beloved landmark and local economic
driver. Its continued enhancement and integration into broader redevelopment efforts were viewed as
essential for preserving Allapattah's identity and supporting small business growth.
4. Urgent Need for Transit Improvements
• Participants voiced serious concerns about the conditions of local transit stops, particularly around
MetroRail stations and bus routes. There is a clear need for safer, cleaner, and better -lit stops, along
with improved pedestrian access and wayfinding.
5. Desire for an Updated Community Center
• The need for a modernized community center was strongly supported, especially for youth
programming. Residents envision a space that supports after -school programs, workforce training,
entrepreneurship, and cultural activities.
6. Strengthening the Local Economy and Industrial Jobs
• The community views Allapattah's industrial base as a strength and a vital source of employment and
entrepreneurial opportunity. There is strong support for maintaining this identity while exploring ways
to modernize, innovate, and connect industrial businesses with residents.
7. Revitalizing NW 17th Avenue — Allapattah's Main Street
• There was consensus on the need to reinvigorate NW 17th Avenue, both visually and economically.
Suggestions included storefront improvements, public art, streetscape upgrades, and efforts to support
local businesses and cultural events that activate the corridor.
8. Support for Transit -Oriented Development (TOD)
• There is strong community alignment with the concept of Transit -Oriented Development along NW
12th Avenue and near MetroRail stations (Allapattah, Santa Clara, Civic Center). Residents support
mixed -use developments where people can live, work, study, and play within walkable distances.
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Section 3
PIECE ANALYSIS OF
ALLAPATTAH CRA
PRESERVE
20th Street
Allapattah Historic District (Culture)
Churches
Historic Significance
Iglesia Betania
Little Santo Domingo
Parks, Recreation, Trees
Theatres
ENHANCE
Affordability
Animal Control
City Promises
Cleaning
Help the needy
Non Profit Opportunities
Parks
Sidewalks
Streets
Wagner Creek -waterfront access
Walkability
Pot Holes on 17th Ave. & 30th St.
Bus Stops
CAPITALIZE
Arts Center
Business Impprovment Programs
Community Center
Culture
Green Spaces
History
Little Santo Domingo
Location
Theatre
Background
INVEST
17th Ave redesign
20th St Commercial areas
Affordable Housing
Community Center
Community Clean Up
Entrepreneurial Incubator
Juan Duarte Park
Youth Programs
Safer streets around HS
Small businesses
Transit stops, Trolley
Walkability
EXPOSE
Abandoned rail tracks
(make Pedestrian Park)
Citi Church
City Christian Academy
Community Organizations
MDC
Parks
Small businesses
Transit Stops
Waterfront
YMCA
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Section 3 Background
Summary of the Key Input from Surveys
Community feedback for the Allapattah CRA project underscores a deep pride in the neighborhood's
cultural identity, strong sense of community, and central location. Survey responses consistently
highlighted Allapattah's welcoming atmosphere, where residents feel connected and supported,
describing the area as "kind and friendly," "united," and reminiscent of their "country of origin."
Respondents expressed strong interest in enhancing programming and amenities for youth, including
entertainment options and structured activities. Economic development is a key theme, with community
members requesting greater access to business loans, more health -focused establishments (such as gyms
and smoothie bars), and affordable housing opportunities.
Public realm improvements were also top of mind. Residents emphasized the need to beautify and
activate public spaces, including painting the train station pillars, improving bus stop shelters and seating,
and ensuring safety and accessibility for the elderly. Cleanliness and maintenance were also noted, with
requests to address street cleanliness and improve general upkeep.
Across all responses, there is a consistent call for more transit options, increased grocery access, and a
more visible public safety presence. The community's appreciation for existing parks and open
spaces reflects the importance of continuing to invest in the neighborhood's livability and cultural
expression. Overall, the input reflects a cohesive and passionate community seeking strategic
investments that preserve Allapattah's unique character while expanding opportunity, safety, and quality
of life.
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Section 3
Summary Revitalization Diagram
5o sh'de Radius
Map Key
1. NW 17th Avenue Commercial
Corridor Enhancements
(Local Businesses and
Entrepreneurship)
2. NW 36th Street and NW 20th
Street Public Improvements
(Commercial Corridors)
3. NW 12thAvenue
Transit -Oriented Development
(TOD) Infrastructure Support
(Transportation and Connectively)
4. Neighborhood Clean -Up and
Beautification Initiative (Quality of
Life)
5. Industrial Hub Infrastructure
Improvements (Jobs and Business)
6. Health District and Governmental
Area Partnerships (Education and
Healthcare Jobs)
7. Parks and Open Spaces
Improvements (Quality of Life)
M ore
Park
Background
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The Allapattah CRA Revitalization Diagram visually illustrates the core strategies aimed at transforming
Allapattah into a thriving, connected, and inclusive urban district. The diagram highlights key corridors,
districts, and nodes of investment that align with community priorities and the CRA's long-term goals.
• NW 17th Avenue Commercial Corridor is positioned as the heart of local business revitalization and
entrepreneurship, featuring facade improvements, public art, and activation of storefronts.
• NW 36th Street and NW 20th Street are emphasized as key east -west commercial corridors, targeted
for streetscape enhancements and public realm improvements to support small business visibility and
access.
• NW 12th Avenue anchors a Transit -Oriented Development (TOD) zone, linking residential and
employment centers to MetroRail and bus transit, with planned infrastructure upgrades to support
walkability and multimodal access.
• Neighborhood Beautification Initiatives support the diagram's focus on quality of life, with
improvements in sidewalks, lighting, and code enforcement to enhance the residential environment.
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Section 3
Background
• The Industrial Hub is highlighted for targeted infrastructure improvements, sustaining and growing the
area's role as a job center for skilled trades, logistics, and production industries.
• The Health District and Government Complex are shown as regional anchors for education,
healthcare, and government employment, with opportunities for workforce housing and institutional
partnerships.
• Parks and Open Spaces, including Juan Pablo Duarte Park and Moore Park, are integrated into the plan
as essential nodes for community wellness, recreation, and cultural activity.
The diagram reinforces a vision of connected main streets, vibrant commercial corridors, modern
infrastructure, and inclusive neighborhoods, supported by strategic investments and public -private
collaboration.
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Section 4 Redevelopment Goals
4. Goals, Strategies & Initiatives
The following redevelopment framework is organized into four core focus areas:
1. Economic Development
2. Residential & Quality of Life
3. Infrastructure & Public Improvements; and
4. Transit, Transportation & Parking
Each section lists the broad Goals, specific Strategies to achieve those goals, and key Initiatives proposed.
After each strategy, a brief explanation ("Why This Matters") highlights its importance to Allapattah's
community benefits.
By setting clear and broad objectives, the ACRA ensures a balanced approach to redevelopment, enabling
staff to pursue strategic partnerships, implement impactful programs, and utilize redevelopment tools that
align with the community's needs.
This proactive strategy empowers the CRA to:
• Address critical challenges, such as aging infrastructure, housing affordability, and economic disparities.
• Leverage public and private investments to strengthen Allapattah's business environment and cultural
identity.
• Enhance livability and sustainability through improved public spaces, transportation connectivity, and
community -driven initiatives.
Through coordinated efforts, the ACRA will foster long-term economic resilience, equitable growth, and
an enriched quality of life forAllapattah residents, businesses, and stakeholders.
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Section 4 Redevelopment Goals
1. Economic Development
Strengthen Allapattah's local economy by fostering business growth, attracting investment, and reinforcing
the neighborhood's identity as a culturally rich economic hub.
Goals:
1. Spurgrowth of local businesses and entrepreneurship in Allapattah.
2. Increase employment opportunities and workforce skills for area residents.
3. Attract new investment and development that create jobs while complementing the community's
character.
4. Strengthen local businesses and improve commercial corridors.
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Section 4 Redevelopment Goals
Goal 1.1: Spur growth of local businesses and entrepreneurship in Allapattah.
Strategy: Support and expand small businesses through financial assistance, technical training, and
corridor revitalization programs.
• Establish a Small Business Grant/Loan Fund to provide low -interest loans, facade improvement
grants, and equipment financing for qualifying local businesses (with an emphasis on longtime
establishments along NW 17th Avenue and 20th Street).
• Work with the Main Street Program, offering merchant technical assistance, storefront
beautification, and other qualifying assistance to boost foot traffic in the district.
• Create a Business Incubator or Co -Working Hub on a CRA-owned or leased property to
nurture local startups, artisans, and food entrepreneurs — providing affordable workspace,
mentorship, and shared services. This could focus on industries tied to Allapattah's heritage (e.g.
food, fashion, art) and emerging opportunities (e.g. tech or healthcare support services).
Why This Matters: Allapattah's mom-and-pop shops and locally -owned businesses are the backbone of its
economy and culture; helping them thrive will create local jobs and preserve the community's identity.
Entrepreneurial and Business Development Potential
ACRA envisions Allapattah as a thriving hub for local entrepreneurs. The next generation of business
owners in the neighborhood will have the opportunity to establish unique ventures that fill market gaps
within Miami while preservingAllapattah's distinct identity. Potential business developments include:
• Hip, urban retail with a Caribbean twist: Fashion boutiques, artisan craft shops, and specialty stores that
showcase Afro -Caribbean and Latin American cultures
• Culinary hotspots: A food district celebrating Dominican, Cuban, Haitian, Puerto Rican, and other Latin
American cuisines, with food halls, open-air markets, and farm -to -table concepts
• Public art and cultural galleries: Showcasing local and international artists, making Allapattah
a destination for creatives and art enthusiasts
• Culinary gardens and micro -farms: Supporting sustainable urban agriculture and food -based
entrepreneurship
• Entertainment and music venues: Highlighting Caribbean and Latin American rhythms in a
uniquely Miami setting
• Tech and innovation spaces: Providing co -working hubs and incubators for minority -owned businesses
and startups
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Section 4 Redevelopment Goals
Goal 1.2: Increase employment opportunities and workforce skills for area residents.
Strategy: Implement targeted workforce development and job placement initiatives linking Allapattah
residents to quality jobs in growth sectors.
• Partner with major employers (Jackson Health System, Miami Dade College, etc.) to establish a
Workforce Training Center in Allapattah. The center would offer vocational programs and
certifications in healthcare, construction trades, technology, and hospitality - fields with strong job
demand in the area.
• Create a Local Hiring and Apprenticeship Program requiring or incentivizing that new
development projects and businesses in the CRA hire a percentage of employees from the local
community. The CRA can facilitate this through job fairs, a local resume bank, and apprenticeship
pipelines (for example, connecting Allapattah youth with internships at the hospital or with
construction firms building in the area).
• Within the provisions of the Redevelopment Act, collaborate with nonprofits and educational
institutions to support their efforts to provide ESL and Job Readiness classes (e.g. in Spanish and
Creole) so that language is not a barrier to employment. Complement this with childcare support
or stipends for trainees to enable broad participation, especially among women (who currently
have lower labor participation rates). While the CRA may not be permitted to provide
operational funding to nonprofits or directly support their provision of services, the CRA can
work on real estate solutions the provide operating space that houses these activities within the
CRA.
Why This Matters: Local unemployment and underemployment remain issues despite the abundance of
nearby jobs - investing in workforce training ensures that redevelopment benefits residents by increasing
their incomes and economic mobility.
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Section 4 Redevelopment Goals
Goal 1.3: Attract new investment and development that create jobs while complementing the
community's character.
Strategy: Attract and guide new investment into Allapattah that creates jobs and services for residents,
while avoiding displacement of local businesses.
• Proactively market key underutilized sites (such as vacant lots or warehouses) for mixed -use
development that includes commercial spaces for job -creating businesses (offices, retail) and
affordable retail stalls for local vendors. The CRA can offer incentives like TIF recaptures or work
with the City on expedited permitting for projects that meet community criteria (e.g. provide
living -wage jobs or essential services like a grocery store).
• Leverage the 18-acre GSA site redevelopment as a catalytic project. Ensure the master plan for
this site includes not only affordable and workforce housing (detailed in the housing section) but
also space for economic drivers — for example, a technology/innovation campus, a vocational
school, or a community marketplace that creates jobs. This public land gives the community
bargaining power to require commercial components that hire locally and possibly a business
incubator space on -site.
• Engage Allapattah's anchor institutions (hospitals, schools, and large employers) in a formal
Anchor Procurement Program to boost local businesses. For instance, hospitals could be
encouraged to source catering, linens, or maintenance services from Allapattah small businesses,
injecting revenue into the neighborhood. The CRA can help coordinate contracts and build
capacity so local firms can meet procurement needs.
• Collaborate with Miami Police Department to install enhanced public safety infrastructure along
commercial corridors (NW 17th Avenue, NW 20th Street, NW 36th Street). This may include
Real -Time Crime Center (RTCC) technologies such as advanced surveillance cameras, license
plate readers (LPRs), and drone -based response systems.
Why This Matters: Outside investment can bring needed supermarkets, banks, and employers to the area,
but it must be managed so that it complements the local economy rather than displacing it. Strategic,
community -aligned development can revitalize vacant sites and expand amenities available to Allapattah
residents. Investments in safety directly encourage customer and investor confidence, stimulating economic
growth and commercial vitality in Allapattah.
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Section 4 Redevelopment Goals
Goal 1.4: Strengthen local businesses and improve commercial corridors.
Strategy: Enhance public safety to support local businesses and economic activity.
• Utilize Community Policing Innovations to support the expansion and integration of Miami PD's
Real -Time Crime Center capabilities within Allapattah. Fund the installation of additional
surveillance cameras and license plate readers (LPRs) at strategic locations identified by Miami
PD, such as commercial corridors, parks, and identified crime hotspots. Evaluate and potentially
fund advanced analytics tools to detect and mitigate illegal dumping, drug -related activities, and
other crimes. Consider pilot programs such as Drone as First Responder (DFR) to enhance
public safety responses.
• Allocate flexible funding for Miami PD to utilize overtime patrols or establish dedicated
community -oriented policing teams to rapidly respond to shifting crime trends or safety concerns
within Allapattah's business districts and neighborhoods above the adopted levels of service for
policing in the area.
• Support flexible policing measures as permitted by statute, such as overtime patrols or dedicated
community policing teams, allowing rapid responses to crime and safety concerns along business
corridors.
Why This Matters: Improving safety infrastructure will directly bolster local businesses by reducing crime,
enhancing visitor and customer confidence, and fostering an environment attractive to investment.
Enhanced police resources ensure swift and tailored responses to emerging safety issues, promoting long-
term stability in commercial and residential areas.
Strategy: Support for Small Business Ownership and Commercial Property Acquisition
• Develop a Commercial Acquisition Fund specifically aimed at assisting existing small businesses in
acquiring their commercial spaces to prevent displacement and stabilize the local economy.
• Establish a "First -Time Commercial Buyer Program" providing gap financing or down payment
assistance for small businesses to purchase storefronts.
Why This Matters: Increasing local business ownership creates long-term economic resilience, prevents
displacement, and preserves the cultural character ofAllapattah's commercial corridors.
Strategy: Flexible Small Business Support Programs
• Provide grants to small businesses for interior code compliance improvements, facade
enhancements, signage, and small infrastructure improvements like paving and landscaping.
• Develop streamlined permitting support ("permit clinics") in partnership with the City and
County to expedite permitting processes and reduce barriers for local businesses.
• Support enhanced, community -oriented code enforcement targeting illegal dumping, mold
remediation, and property neglect, while explicitly protecting vulnerable populations from
displacement or financial hardship due to enforcement actions.
Why This Matters: Streamlined support systems reduce financial strain on businesses, enabling sustainable
growth and operational stability. Thoughtful code enforcement improves the overall quality of life without
exacerbating displacement pressures, enhancing neighborhood appearance, public health, and community
pride.
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Section 4
2. Residential Life & Quality of Life
Redevelopment Goals
Create a diverse, healthy, and affordable housing mix to accommodate Allapattah's growing population
while improving residents' quality of life.
Goals:
1. Expand the supply of affordable and workforce housing to meet community needs and reduce cost
burdens on residents.
2. Improve quality of life by enhancing safety, cleanliness, and access to community amenities (parks,
cultural facilities, social services).
3. Preserve Allapattah's community fabric and maintain the cultural diversity and pride of the
neighborhood.
4. Expand housing affordability and prevent displacement.
5. Employment Center Housing - Health District and Courts Workforce Housing
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Section 4 Redevelopment Goals
Goal 2.1: Expand the supply of affordable and workforce housing to meet community needs and
reduce cost burdens on residents.
Strategy: Prioritize housing affordability and anti -displacement programs to keep Allapattah residents in
their community.
• Clearly define housing affordability and workforce housing categories specifically based on
Allapattah's actual median income (approximately $31,300 annually), distinguishing it from county-
wide guidelines. Explicitly require new CRA-funded housing initiatives to target these locally relevant
income ranges.
• Develop new affordable housing on publicly owned land. A flagship initiative is the GSA site
workforce housing development, which could yield a significant number of affordable units for
families and seniors. The CRA will coordinate with the City to move this project forward, potentially
through a public -private partnership that guarantees long-term affordability (e.g. via a land lease or
covenant). Other smaller CRA-owned parcels can be used for infill affordable housing or live -work
housing for local artists and workers.
• Implement an Affordable Housing Trust Fund or Set -Aside using a portion of CRA tax -increment
funds dedicated to housing projects. This fund can help finance the gap in new affordable housing
deals, preserve existing affordable apartment buildings (through acquisition or rehab loans to
landlords who keep rents low), and support non-profit developers or a community land trust in
buying properties.
• Launch a Housing Preservation Program to assist current residents. This includes property tax relief
or grants for low-income senior homeowners so they can afford to stay in their homes despite rising
values, and work with partners to identify opportunities to help cost -burdened renters.
• Prioritize CRA funding and coordination for senior -specific affordable housing developments and
supportive infrastructure, including enhanced sidewalks, ADA-compliant curb ramps, senior -friendly
transit improvements, and targeted safety enhancements.
• Deploy anti -displacement initiatives including eviction prevention programs, direct housing
rehabilitation grants, and financial assistance for long-term residents and seniors impacted by rising
property values and redevelopment pressures.
• Prioritize long-term affordability by incentivizing projects that maintain affordability for extended
periods through rent gap assistance for operations or infrastructure support rather than only upfront
development costs and increment recapture programs.
Why This Matters: With soaring rents and redevelopment pressures, many Allapattah families are at risk
of being pushed out. Ensuring a stable supply of affordable homes and protecting existing residents from
displacement is crucial for maintaining the community's social fabric and preventing homelessness. Matching
housing affordability directly to neighborhood income ensures effective displacement prevention and
supports community stability. Focused senior housing and infrastructure helps protect vulnerable residents
from displacement pressures, improving safety and quality of life. Ensuring residents can remain in their
homes is vital to preserving Allapattah's unique community and cultural identity amid redevelopment
pressures.
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Section 4 Redevelopment Goals
Goal 2.2: Improve quality of life by enhancing safety, cleanliness, and access to community amenities
(parks, cultural facilities, social services).
Strategy: Enhance public safety, cleanliness, and health in residential areas through environmental design
and community programs.
• Increase community policing and safety infrastructure. The CRA may support targeted community
policing pilot programs — such as limited overtime details or specialized patrols, in coordination
with MPD, consistent with F.S. 163.340(11), to address crime hot spots beyond normal service
levels. Improving street lighting and eliminating dark, abandoned corners is proven to deter
crime. Where appropriate, work with neighborhood watch groups and the police to create a
"Safety Ambassador" program employing residents to monitor and report issues on the streets
(similar to a BID safety patrol concept). Consider retaining security ambassadors for boots on the
ground in the main commercial corridors. These ambassadors can supplement and work closely
with Miami Police and provide a resource for both police and the business community. They
would take a personal approach to working day to day with the business community and
residents.
• Tackle blight through a Clean & Green Allapattah initiative. This would involve regular
neighborhood clean-ups, trash and graffiti removal funded by the CRA, and beautification
projects like community murals. Funds could be allocated for a dedicated "Rapid Response" team
that addresses illegal dumping, overgrown lots, or code violations quickly. Not only will this
improve aesthetics, it also fosters pride among residents and discourages further vandalism.
• Collaborate with social service providers to address homelessness and health issues. The CRA
may support targeted community policing pilot programs — such as limited overtime details or
specialized patrols — in coordination with MPD, consistent with F.S. 163.340(11), to address crime
hot spots beyond normal service levels.
Why This Matters: Reducing crime and improving the look and feel of Allapattah's streets will directly
improve residents' day-to-day life. A safer, cleaner neighborhood not only benefits current residents' well-
being but also encourages positive investment (when people see that the community is cared for and
secure).
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Section 4 Redevelopment Goals
Goal 2.3: Preserve Allapattah's community fabric and maintain the cultural diversity and pride of the
neighborhood.
Strategy: Invest in community amenities and programs that enrich daily life — parks, recreation, arts, and
culture — while celebrating Allapattah's heritage.
• Upgrade and expand parks and recreational facilities. Key projects might include renovating Juan
Pablo Duarte Park with new playgrounds, sports fields, landscaping, and lighting for evening use. If
land is available, the CRA could help develop a new pocket park or two in underserved
residential pockets. Green spaces encourage healthy activity for youth and families and provide
relief in a dense urban setting.
• Establish a real Community Center or help expand the Allapattah YMCA or similar facility,
creating a hub for after -school programs, senior activities, and cultural events. This facility could
offer meeting space, a technology lab, and arts workshops. Tapping into Allapattah's artistic streak,
the center might host events like a Dominican Heritage Festival, food fairs, or live music nights,
ensuring that as the area grows, its cultural traditions are kept alive and shared.
• Support public art and cultural preservation projects. The CRA can commission local artists for
murals and sculptures celebrating Allapattah's history (for example, depicting Dominican and
Afro -Caribbean leaders or the area's agricultural past). It can also fund oral history projects or a
small neighborhood museum/exhibit perhaps in a local library, to document Allapattah's story.
Such efforts instill pride in residents and educate newcomers, reinforcing why the neighborhood
is special and worth preserving amidst change.
Why This Matters: Quality of life is not just about bricks and mortar; it's also about having spaces to
gather, play, and celebrate culture. By improving parks and community facilities and supporting cultural
programming, the CRA can strengthen neighborhood bonds and ensure that redevelopment enhances the
human aspect of Allapattah, not just the physical environment.
Strategy: Development of Cultural Venues and Gathering Spaces
• Support the development of cultural and community venues, including a potential Allapattah
Cultural Center or similar gathering spaces that can house cultural, educational, and community -
focused activities.
• Collaborate on creating "resilience hubs" or similar multi -functional spaces that support cultural
events, small business incubation, and community services.
Why This Matters: Providing spaces for culture and community interaction strengthens community ties,
promotes cultural identity, and creates economic opportunities tied to arts, culture, and tourism.
Strategy: Support for Nonprofits through Real Estate and Facility Development
• Develop strategies and partnerships to create affordable operational space for legitimate,
community -serving nonprofits through direct CRA investments or public -private partnerships,
without direct grants to nonprofit operations.
Why This Matters: Nonprofits are vital for community stability, advocacy, and social services. Supporting
these entities through facility investment strengthens the community and helps eliminate the conditions of
blight without violating CRA funding restrictions.
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Section 4 Redevelopment Goals
Goal 2.4: Expand housing affordability and prevent displacement.
Strategy: Comprehensive affordable housing and anti -displacement measures.
• Clearly Defined Affordability and Workforce Housing Guidelines: Establish and clearly define
housing affordability categories reflective of Allapattah's median household income for projects
utilizing increment revenue which do not use other funding sources which require affordability
based on the County's median income. Affordable housing should target households earning up
to 80% of the Area Median Income (AMI), with workforce housing defined as 80%-140% AMI.
Require that all CRA-funded housing initiatives explicitly serve these defined income groups.
• Senior Housing and Infrastructure Program: Implement targeted initiatives to develop senior -
friendly affordable housing units and support infrastructure improvements for seniors. These
improvements will include sidewalk repairs, ADA-compliant curb ramps, senior -friendly transit
shelters, improved street lighting, and transit options specifically serving senior residential areas.
• Anti -Gentrification and Resident Stabilization Initiatives: Deploy a robust package of anti -
gentrification measures, including eviction prevention programs and direct financial assistance for
housing improvements and repairs for vulnerable long-term residents (particularly seniors).
• Integrated Housing and Infrastructure Coordination: Ensure that CRA housing initiatives explicitly
leverage citywide resources including CDBG, HOME, General Obligation Bonds, and surtax
funds. Coordinate closely with the City of Miami's Public Works Department to align affordable
housing investments with targeted infrastructure improvements in identified low-income census
tracts within Allapattah.
• Prioritize CRA funding for senior housing developments combined with senior -specific
infrastructure improvements including ADA-accessible sidewalks, street crossings, enhanced
lighting, and accessible public transit options.
Why This Matters: Setting realistic affordability standards aligned with neighborhood incomes ensures new
housing meets the needs of existing residents, mitigating gentrification and displacement and maintaining
community diversity. Seniors form a significant and vulnerable segment of Allapattah's population.
Dedicated housing and infrastructure ensure seniors remain safe, secure, and active within their community.
Proactive anti -displacement measures safeguard Allapattah's residents from market -driven pressures,
preserving the neighborhood's social fabric and allowing residents to benefit from redevelopment. Strategic
coordination maximizes resource efficiency, ensures comprehensive community improvements, and
supports the long-term success of affordable housing developments and neighborhood infrastructure
projects.
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Section 4 Redevelopment Goals
Goal 2.5: Employment Center Housing — Health District and Courts Workforce Housing
Strategy: Identify and Facilitate Workforce Housing Sites
• Conduct an inventory and analysis of underutilized and vacant properties near the Health District,
Jackson Health System, and the Courts suitable forworkforce-orientedresidential development.
• Develop and maintain a proactive land -banking or land acquisition strategy to secure sites
specifically for employment -focused housing projects.
Strategy: Employer Partnerships for Workforce Housing
• Establish formal partnerships and collaboration agreements with major employers (such as
Jackson Health System, Miami -Dade County Courts, and University of Miami Health System) to
jointly develop workforce housing solutions specifically targeting their employees.
• Provide incentives, expedited permitting, and potential infrastructure cost -sharing arrangements
to encourage employer participation in workforce housing initiatives.
Strategy: Tailored Housing Affordability Programs
• Develop customized affordability guidelines aligned with the salary structures and income levels
of workers in the Health District and Courts areas to ensure realistic and sustainable housing
affordability.
• Implement targeted homeownership assistance, rental rate guarantees through CRA-supported
development, and first time homebuyer assistance specifically designed for healthcare, court
system, and educational workers within the employment center area.
Why This Matters: Developing housing close to major employment hubs reduces commuting times,
alleviates transportation congestion, stabilizes employment retention, supports community stability, and
directly contributes to the overall economic and social health of Allapattah.
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Section 4
3. Infrastructure & Public Improvements
Redevelopment Goals
Improve public spaces, streetscapes, and infrastructure to create an attractive, walkable, and business -
friendly environment.
Goals:
1. Modernize infrastructure systems (streets, drainage, water/sewer, utilities) to support current residents
and future growth.
2. Improve the public realm — streetscapes, lighting, landscaping, and open spaces, to make Allapattah a
more attractive, livable neighborhood. Improve neighborhood safety through strategic infrastructure.
3. Enhance resilience to environmental challenges, ensuring the community is safer from flooding and
climate impacts while promoting sustainability.
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Section 4 Redevelopment Goals
Goal 3.1: Modernize infrastructure systems (streets, drainage, water/sewer, utilities) to support current
residents and future growth.
Strategy: Invest in critical infrastructure upgrades — from underground utilities to surface drainage — to
address long-standing deficiencies in Allapattah's built environment.
• Conduct a comprehensive Infrastructure Needs Assessment in the first year to map out priority
projects (e.g. which streets have the worst drainage flooding or water pressure issues). Based on
this, allocate CRA funds (in coordination with City capital budgets) to projects such as:
stormwater drainage improvements in flood -prone zones along the Miami River and low-lying
intersections; replacement of old water and sewer lines that frequently break in older residential
sections; and undergrounding of electrical lines or hardened utility poles in key corridors to
improve resilience during hurricanes.
• Coordinate with county and state agencies on major public facility projects. This could include
advocating for modernization of the Allapattah Metrorail Station and its surroundings (better
lighting, elevators, signage) as part of the county transit upgrades, or coordinate with the School
Board on potential enhancements to school facilities that serve as community storm shelters, such
as generator installations or public -access improvements, provided these are not already in any
funded capital plan. The CRA may contribute matching funds for these specific shelter -related
upgrades to accelerate their completion..
• Implement a Smart City pilot program in the district: for instance, installing smart streetlights that
improve energy efficiency and can also host public Wi-Fi or sensors, and putting in digital kiosks
at bus stops that provide transit info and local announcements. These enhancements signal that
Allapattah is embracing innovation, and they directly benefit residents with better connectivity and
safety.
• Implement fiber-optic and cellular -based surveillance solutions to support RTCC integration,
enhance public safety, and reduce illegal dumping across Allapattah.
Why This Matters: Many of Allapattah's infrastructure elements are decades old and were cited as
inadequate in the finding of necessity for a CRA. Upgrading these systems is foundational for any
redevelopment: new housing and businesses can only thrive if they have reliable utilities, dry streets after
rain, and basic city services. Modern infrastructure also improves public health and safety for residents (for
example, cleaner drinking water, reduced flooding, and fewer power outages).
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Section 4 Redevelopment Goals
Goal 3.2: Improve the public realm — streetscapes, lighting, landscaping, and open spaces, to make
Allapattah a more attractive, livable neighborhood. Improve neighborhood safety through strategic
infrastructure.
Strategy: Streetscape and public space enhancements to improve walkability, aesthetics, and the overall
public realm in Allapattah.
• Invest in upgraded LED lighting and pedestrian -scale street lighting along commercial corridors,
residential streets, and parks. Install safety -focused infrastructure like speed bumps, raised
crosswalks, and curb extensions in areas identified by Miami PD and Public Works as safety -
critical.
• Ensuring residents can remain in their homes is vital to preserving Allapattah's unique community
and cultural identity amid redevelopment pressures. Execute a signature Complete Streets
project on NW 17th Avenue (the heart of Little Santo Domingo). This would involve widening
and repairing sidewalks, installing ADA-accessible crosswalks and ramps, planting shade trees or
adding planters, upgrading street lighting to pedestrian -scale fixtures, and adding street furniture
(benches, trash bins) and wayfinding signage. A more attractive 17th Avenue will draw more
visitors to local businesses and improve safety for residents who walk to shops.
• Similarly, improve other key corridors such as NW 20th Street and NW 36th Street. For NW
20th Street (which connects east to Wynwood), focus on traffic calming and safer pedestrian
crossings near busy intersections, and consider a median green strip or bike lanes if right-of-way
allows. For NW 36th Street, partner with the City/County/State to ensure that any state road
improvements include landscaping and sidewalks that stitch Allapattah together across what is a
high-speed roadway.
• Enhance and activate public open spaces. In addition to parks, look at smaller interventions like
transforming vacant lots or underused corners into mini -plazas or community gardens. For
example, a vacant lot near a commercial node could be turned into a public plaza with seating and
perhaps a weekly farmers' market. The CRA can also install public art in these spaces or on
medians (in collaboration with the cultural initiatives above) to create a unique sense of place.
These improvements make Allapattah more beautiful and user-friendly for everyone.
• Enhanced Lighting and Safety Infrastructure: Fund the installation of improved lighting, particularly
LED and pedestrian -scaled lighting, along commercial corridors, residential streets, parks, transit
stops, and near schools to enhance visibility, reduce crime, and improve pedestrian safety. Install
traffic -calming devices such as speed bumps, speed tables, curb extensions, and clearly marked
pedestrian crosswalks in identified high -risk locations.
Why This Matters: The look and feel of neighborhood streets strongly influence community pride and
outside perception. Right now, some Allapattah corridors have broken sidewalks, few street trees, and
chaotic parking, which can make the area feel neglected. By improving streetscapes, the CRA will create a
safer and more inviting environment for pedestrians, shoppers, and residents — encouraging people to walk
or bike, supporting local businesses with a pleasant atmosphere, and generally beautifying the community.
Improved lighting and traffic calming create safer, more welcoming public spaces, significantly reducing
accidents, deterring criminal activity, and increasing community confidence.
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Section 4 Redevelopment Goals
Goal 3.3: Enhance resilience to environmental challenges, ensuring the community is safer from
flooding and climate impacts while promoting sustainability.
Strategy: Integrate resilience and sustainability measures into all infrastructure and public realm
projects.
• Include green infrastructure in designs. For instance, when reconstructing streets, incorporate
bioswales or permeable pavements to absorb stormwater. Add more street trees and restore
tree canopy on residential streets (possibly via an "Adopt -a -Tree Allapattah" campaign) to
provide shade and reduce the urban heat island effect. These steps will help manage flooding
naturally and keep the neighborhood cooler in summer.
• Pursue a brownfield remediation program for former industrial sites. Parts of Allapattah's
industrial areas may have soil or groundwater contamination from past uses. The CRA can seek
EPA brownfield grants or use its funds to assess and clean up these sites, making them safe for
new housing, parks or businesses. Not only does this remove environmental health hazards, but
it also unlocks more land for redevelopment.
• Promote sustainability in private development as well. The CRA can set guidelines or offer
incentives for new projects to include features like solar panels, energy -efficient design, and water
conservation. For example, an initiative could provide a small bonus TIF recapture for
developments that meet Green Building certifications or incorporate cool roofs and rainwater
harvesting. Encouraging greener buildings will lower utility costs for residents and businesses and
align Allapattah with Miami's climate resilience goals.
Why This Matters: Allapattah must prepare for future challenges, from heavier rainfall events to extreme
heat. By building resilience now, whether through better drainage or more trees, the neighborhood
safeguards both its residents (especially the most vulnerable) and its long-term economic viability.
Sustainable infrastructure can reduce utility costs and environmental impact, creating a healthier
neighborhood for the next generation.
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Section 4
4. Transit, Transportation & Parking
Redevelopment Goals
Enhance mobility options and connectivity to ensure a seamless experience for residents, workers, and
visitors.
Goals:
1. Improve public transit access and usage, making it easier for Allapattah residents and workers to move
around without a car.
2. Enhance transportation infrastructure.
3. Improve pedestrian and bicycle connections.
4. Facilitate transit -oriented development (TOD) and land use changes.
5. Provide adequate and well -managed parking solutions.
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Section 4 Redevelopment Goals
Goal 4.1: Improve public transit access and usage, making it easier for Allapattah residents and workers
to move around without a car.
Strategy: Enhance public transit service and facilities in Allapattah to better connect the community to
jobs and other parts of Miami.
• Work with Miami -Dade Transit to increase bus frequency and routes serving Allapattah. For
example, advocate for more frequent service on key north -south routes like 17th Avenue and
east -west routes like 20th Street, especially during early morning and late evening shifts to
accommodate hospital and service workers. If certain densely populated areas are far from
existing routes, consider adjusting bus lines or adding stops accordingly.
• Improve the Allapattah Metrorail Station area. In partnership with the County, fund
improvements such as enhanced lighting, security presence, signage, and possibly a transit plaza
or vendors at the station to make it more active and welcoming. The CRA can also support
transit -oriented development (TOD) around the station — for instance, by rezoning or
assembling land for mixed -use projects that include affordable housing within walking distance of
the station, which boosts ridership and provides convenient living options for transit users.
• Launch a local circulator or trolley service that loops through Allapattah's main destinations. This
free (low fare) shuttle could connect the Metrorail station to key points like the 17th Avenue
shopping district, the GSA redevelopment site, Jackson Hospital, and other key destinations. Such
a service would help residents reach grocery stores, clinics, employment, and transit hubs more
easily, and also draw visitors from the station to explore Allapattah businesses.
• Safety Enhancements for Transit -Oriented Development (TOD): Require all CRA-supported
transit -oriented development projects near transit stations to integrate comprehensive safety
measures, including enhanced surveillance camera coverage, strategic lighting design, clear
pedestrian pathways, and emergency call stations.
• Mandate comprehensive safety infrastructure in CRA-supported TOD projects near Allapattah
Metrorail and bus stations, including strategic lighting, camera surveillance, emergency call stations,
and pedestrian -friendly improvements.
Why This Matters: Many Allapattah residents rely on transit for commuting, and the neighborhood's
growth will depend on efficient connections to the broader region. Improved transit options mean
residents can access downtown and the Health District jobs without needing a car, which is critical in a
lower -income area. It also can reduce traffic congestion as the area redevelops. By investing in transit
infrastructure now, the CRA ensures mobility equity — that people of all ages and incomes have reliable
transportation. Ensuring safety at transit hubs promotes increased transit use, reduces personal safety
concerns, and encourages vibrant mixed -use development that benefits residents, visitors, and businesses.
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Section 4 Redevelopment Goals
Goal 4.2: Enhance Transportation Infrastructure.
Strategy: Improve transportation and roadway infrastructure throughout the CRA.
• Implement traffic calming measures on residential streets. Identify speeding problem areas and
install solutions like speed humps, raised crosswalks, four-way stop signs, and curb extensions to
slow down vehicles. Near schools such as Maya Angelou Elementary or Miami Jackson Senior
High, ensure there are safe crossings (with flashing crossing signals) and crossing guards as
needed to protect children.
• Optimize traffic signal timing and circulation. Work with the City's transportation department to
study the flow on major corridors and adjust signal timing to reduce bottlenecks (for example, on
NW 20th Street during rush hour). Explore if any one-way conversions or dedicated turn lanes
at key junctions could improve flow without harming pedestrians. Additionally, ensure new
developments conduct traffic impact studies and contribute to necessary road upgrades or transit
options to mitigate their impact. The CRA can stipulate this in development agreements, aligning
growth with infrastructure capacity.
• Invest in better sidewalks and crossings throughout the neighborhood. Many areas lack
continuous sidewalks; the CRA can fill in sidewalk gaps and widen narrow paths. Prioritize
walking routes that connect residential areas to transit stops, schools, parks, and shopping. Install
modem crosswalk signals at busy intersections and add mid -block crosswalks on long stretches of
road where people naturally jaywalk to reach bus stops. Ensuring every bus stop has a safe
crosswalk nearby is an important goal.
Goal 4.3: Improve Pedestrian and Bicycle Connections.
Strategy: Enhance walkability and bicycle access throughout the area.
• Build a network of bike lanes and greenways. Coordinate with the City to stripe dedicated bike
lanes along at least one north -south route (for example, NW 17th or 19th Avenue) and one
east -west route (NW 29th Street or 20th Street) to create a basic bike grid. Where possible,
these should connect to the wider Miami bike network. Additionally, explore creating a Miami
River Greenway segment at the southern edge of Allapattah: a pedestrian/bike path along the
river that could eventually link to adjacent neighborhoods. Not only would this provide
recreation, it also offers an alternative travel corridor shielded from street traffic.
Why This Matters: A community that is safe to walk and bike in is a healthier and more connected
community. Many Allapattah residents walk to local shops or schools, but fast traffic and lack of bike lanes
make it dangerous. By calming traffic and dedicating space for bikes and people, the CRA can reduce
accidents and make it easier for those without cars (including youth and seniors) to get around.
Additionally, walkable, bike -friendly streets tend to spur economic activity, as people are more likely to stop
at businesses when on foot or bicycle.
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Section 4 Redevelopment Goals
Goal 4.4: Facilitate Transit -Oriented Development (TOD) and Land Use Changes.
Strategy: Facilitate and Support TOD Land -Use Changes
• Collaborate directly with the City's Planning and Zoning Departments to identify and support
zoning changes and land -use adjustments that encourage higher -density, mixed -use development
around each of the three Metrorail stations.
• Provide financial and administrative support for land -use amendments consistent with city TOD
plans, including technical assistance for streamlined permitting and infrastructure improvements
necessary to facilitate these projects.
Strategy: Infrastructure Investments in TOD Areas
• Fund pedestrian -friendly infrastructure enhancements such as wider sidewalks, bicycle lanes,
clearly marked crossings, lighting, and public safety improvements specifically targeting transit
station areas to enhance safety and connectivity.
• Integrate safety measures (lighting, cameras, emergency call stations) in all CRA-supported TOD
infrastructure projects.
Strategy: Mixed -Income TOD Housing
• Prioritize CRA financial incentives and gap funding to encourage inclusion of significant affordable
and workforce housing components within TOD projects around transit stations, meeting diverse
resident income needs.
Why This Matters: Supporting the city`s TOD initiatives ensures sustainable redevelopment, promotes
transit use, reduces automobile dependency, provides affordable housing near transit, and stimulates local
economic vitality.
Goal 4.5: Provide Adequate and Well -Managed Parking Solutions.
Strategy: Develop Shared Public Parking Facilities
• Identify key locations (particularly near NW 17th Avenue commercial corridor, the Health
District, and Transit -Oriented Development sites near Metrorail stations) and develop centrally
located multi -level community parking facilities. These facilities should be integrated into mixed -
use developments when feasible, maximizing efficiency and minimizing land use dedicated
exclusively to parking.
• Encourage partnerships with private property owners, developers, and institutions to create
shared -use parking arrangements. Incentivize private developments to allow public use of parking
during non -peak hours, reducing the need for additional parking construction.
Why This Matters: Efficient shared parking solutions reduce overall space required for parking, enabling
more productive land uses, supporting local businesses by ensuring customer access, and easing residential
parking burdens, especially in dense or redeveloping neighborhoods.
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Section 4 Redevelopment Goals
Strategy: Implement Effective Parking Management Strategies
• Deploy modem parking management technologies, such as digital payment kiosks, real-time
parking availability aPps, and dynamic pricing strategies. This will enhance user experience, reduce
search times for parking, and manage demand effectively.
• Establish Parking Benefit Districts, where revenues generated from paid parking are directly
reinvested back into local improvements, including streetscape enhancements, pedestrian
infrastructure, security measures, and transit amenities.
• Introduce clearly defined time -limited parking zones along commercial corridors to maximize
turnover and availability for businesses and establish residential permit parking programs to
protect neighborhoods from spillover parking impacts.
Why This Matters: Effective parking management ensures parking availability, supports business vitality,
enhances neighborhood quality of life, and generates funding for local community improvements.
Strategy: Encourage a Shift from Cars to Transit, Walking, and Biking
• Collaborate with local businesses and institutions to develop incentive programs encouraging
employees and residents to utilize transit, including subsidized or discounted transit passes,
bikeshare memberships, and carpooling incentives.
• Continuing investments in pedestrian and bicycle infrastructure improvements such as widened
sidewalks, protected bike lanes, secure bicycle storage at parking facilities, and clear connectivity
to transit stations, reducing dependence on vehicle parking.
• Work with City planning officials to strategically reduce or eliminate mandatory parking
requirements for new development projects located within a defined distance from Metrorail
stations and major bus corridors, thereby promoting transit usage and sustainable mobility
patterns.
Why This Matters: Encouraging alternative modes of transportation reduces congestion, pollution, and the
neighborhood's overall dependence on automobiles, supporting sustainability and enhancing quality of life
in Allapattah.
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Section 4 Redevelopment Goals
Redevelopment Support
To ensure the successful implementation of the Allapattah CRA Plan, the CRA will provide strategic
support for redevelopment through targeted regulatory, land management, and financial incentive
approaches. These measures will encourage private sector participation, streamline redevelopment
processes, and maximize community benefits in line with statutory requirements and local priorities.
Redevelopment -Friendly Land Development Regulations
The Allapattah CRA will work to maintain a clear and predictable regulatory environment that actively
supports redevelopment goals. While the CRA Plan generally operates within existing city land use and
zoning frameworks, the CRA will collaborate closely with the City of Miami Planning and Zoning
Departments to ensure development regulations within the CRA boundaries are redevelopment -friendly,
clear, and supportive of mixed -use, transit -oriented development, and other CRA goals.
• Coordinate with City planners to support appropriate zoning updates or amendments that facilitate
mixed -use, transit -oriented, and higher -density residential developments, especially around Allapattah's
Metrorail stations and major corridors (NW 17th Avenue, NW 20th Street, NW 36th Street).
• Collaborate with city departments to establish streamlined, predictable review processes ("Permit
Clinics") for priority redevelopment projects identified in this plan, reducing barriers for small businesses,
affordable housing developers, and transit -oriented development initiatives.
• Ensure city -adopted design and architectural guidelines clearly align with CRA objectives, including
creating a pedestrian -friendly, attractive, and safe built environment, particularly within targeted
commercial corridors and around transit hubs.
Land Acquisition and Disposition
To proactively facilitate redevelopment, the CRA may strategically acquire, assemble, or dispose of land
within the redevelopment area. Such land management strategies will always be guided by public purposes
aligned with the CRA Plan, with clear safeguards ensuring that land transactions consistently benefit
community goals and redevelopment priorities.
• Actively identify and, where appropriate, acquire underutilized, vacant, or blighted properties that are
essential to achieving redevelopment objectives such as affordable housing, mixed -use development, new
public facilities, parks, or commercial revitalization.
• Clearly establish controls and restrictions on any CRA-acquired properties sold or leased to private
entities. These will include legally enforceable covenants or development agreements specifying required
uses, timelines, affordability commitments, maintenance standards, and adherence to redevelopment
goals, thereby ensuring long-term public benefit and plan compliance.
• Facilitate strategic partnerships with private sector and nonprofit developers, offering CRA-acquired
properties through transparent Request for Proposals (RFP) processes that explicitly require consistency
with the CRA Plan's stated goals and objectives.
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Section 4 Redevelopment Goals
Financial Incentives
The Allapattah CRA recognizes that targeted financial incentives can significantly enhance redevelopment
outcomes, attract necessary investment, stabilize businesses, and accelerate the achievement of community
priorities, particularly for affordable housing, small business stabilization, and transit -oriented development.
• Provide gap financing, low -interest loans, or direct grants to local small businesses and entrepreneurs for
acquiring commercial properties within the CRA. This promotes local ownership, small-business stability,
and long-term community investment.
• Offer direct financial incentives such as development subsidies, grants for infrastructure improvements,
permits, and fees, TIF recapture, or financial assistance for projects explicitly delivering affordable and
workforce housing consistent with local income needs.
• Administer grant programs to encourage facade renovations, signage upgrades, and interior
improvements for existing businesses along priority corridors like NW 17th Avenue and NW 20th
Street, thereby enhancing commercial viability and neighborhood aesthetics.
• Provide cost -sharing arrangements or direct financial assistance for infrastructure improvements essential
to catalyzing strategic redevelopment projects, particularly in targeted areas such as the Health District,
TOD sites, and major employment centers.
• Establish financial incentives or matching funds to support the development of shared parking facilities,
transit access improvements, pedestrian infrastructure, and bicycle connectivity to encourage transit use
and sustainable mobility within Allapattah.
Combining redevelopment -friendly regulatory policies, strategic land management, and targeted financial
incentives can establish a framework that encourages sustainable, equitable, and community -beneficial
redevelopment outcomes. These measures collectively support private investment and community
initiatives while ensuring full compliance with statutory requirements, fulfilling the public purposes outlined
in this CRA Plan.
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Section 5 Priority Projects
5. Priority Projects
The Allapattah CRA's Priority Projects are designed as strategic, high -impact initiatives that address core
community needs while serving as catalysts to leverage additional public and private investment. These
projects reflect a holistic approach to redevelopment, supporting infrastructure upgrades, economic
resilience, quality of life enhancements, and anti -displacement strategies, positioning the CRA as a vital
platform for sustainable neighborhood transformation.
Each priority project targets a key component of the urban fabric, with the dual goal of delivering
immediate community benefit and stimulating further revitalization throughout the area.
Catalytic Priority Projects Overview
Economic Development
• NW 17th Avenue Commercial Corridor Enhancement
• Small Business Stabilization and Commercial Ownership Program
• Main Street Coordination and Downtown Activation
Residential Life & Quality of Life
• Allapattah Senior Housing and Infrastructure Initiative
• Resident Stabilization and Anti -Displacement Program
• Workforce Housing near Health District and Courts
• GSA Site Mixed -Income Residential Project
Infrastructure & Public Improvements
• Community -Wide Street Lighting and Public Safety Infrastructure
• Neighborhood Clean-up and Beautification Initiative
• Parks and Open Space Improvement Program
Transit, Transportation & Parking
• Transit -Oriented Development (TOD) Infrastructure Support
• Community Parking and Mobility Management
• Pedestrian and Bicycle Connectivity Program
These priority projects lay the foundation for equitable revitalization. Each project is intentionally crafted
to not only meet immediate community needs but to incentivize complementary investment, remove
barriers to redevelopment, and upliftAllapattah's identity as a culturally rich, economically inclusive, and
livable urban district. Through strategic implementation, the CRA will create a ripple effect of long-term
public and private benefits.
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Section 5
Economic Development Priority Projects
Image: Visual illustration/ example for NW 17th Avenue main street enhancements.
Priority Projects
NW 17th Avenue Commercial Corridor Enhancement
• Comprehensive streetscape and facade improvement program, branding and wayfinding
signage, lighting upgrades, security cameras, pedestrian amenities, and parking enhancements
to solidify Al lapattah's "downtown" district.
Small Business Stabilization and Commercial Ownership Program
• A Commercial Acquisition Fund and storefront improvement grants focused on supporting
existing local businesses in acquiring and improving their properties to promote stability and
local ownership.
Main Street Coordination and Downtown Activation
• Coordinate with ongoing efforts of Allapattah Main Street, including joint programming, events,
technical assistance for merchants, and strategic investments in cultural facilities and gathering
spaces.
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Section 5
Residential & Quality of Life Priority Projects
Image: Visual illustration/ example for residential street enhancements.
Priority Projects
Allapattah Senior Housing and Infrastructure Initiative
• Development of senior -specific affordable housing combined with infrastructure enhancements
including sidewalks, pedestrian safety improvements, transit stops, ADA accessibility, and
lighting improvements.
Resident Stabilization and Anti -Displacement Program
• Implementation of direct support programs such as home rehabilitation grants, relocation
assistance, eviction prevention, and homeowner stabilization initiatives to proactively prevent
displacement due to redevelopment.
Workforce Housing near Health District and Courts
• Identify and facilitate development of targeted residential projects specifically serving workers
from Jackson Health System, courts, and adjacent employment centers. This includes
partnerships with major employers and implementation of tailored affordability programs.
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Section 5
Residential & Quality of Life Priority Projects
Image: Visual illustration/ example for mixed -use development.
Priority Projects
GSA Site Mixed -Income Residential Project
• Development of a significant mixed -income residential community on the GSA -owned
property, delivering affordable and workforce housing, retail, and public amenities, acting as a
catalyst for neighborhood revitalization.
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Section 5
Infrastructure & Public Improvements Priority Projects
Image: Visual illustration/ example for park entry sign enhancements.
Priority Projects
Community -Wide Street Lighting and Public Safety Infrastructure
• Extensive installation of improved street lighting and security measures (cameras, license plate
readers, traffic calming) throughout residential and commercial areas, coordinated closely with
Miami PD.
Neighborhood Clean-up and Beautification Initiative
• Targeted cleanup of blighted or vacant properties, enhanced landscaping, tree planting, and
maintenance programs to improve overall neighborhood aesthetics, particularly along gateways
and primary commercial streets.
Parks and Open Space Improvement Program
• Development and enhancement of community parks, public plazas, and open spaces, including
the creation of a new Allapattah Community Park, upgrades to existing parks, and streetscape
greening initiatives.
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Section 5
Transit, Transportation & Parking Priority Projects
Image: Visual illustration/ example for development along NW 12th Avenue.
Priority Projects
Transit -Oriented Development (TOD) Infrastructure Support
• Infrastructure upgrades to facilitate redevelopment around Allapattah's three Metrorail stations
(Allapattah, Santa Clara, Civic Center), including pedestrian paths, bicycle lanes, and transit
plaza enhancements.
Community Parking and Mobility Management
• Construction of strategically located, multi -use community parking garages and implementation
of modern parking management technology, coupled with parking benefit district programs
that reinvest revenue into local improvements.
Pedestrian and Bicycle Connectivity Program
• Enhanced pedestrian and bicycle connections throughout the community, including sidewalk
widening, new bike lanes, wayfinding signage, bike -share integration, and safe pedestrian routes
connecting residential areas to transit hubs, schools, and employment centers.
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Section 6 Implementation & Administration
6. Implementation & Administration
Revitalizing Allapattah will be a multi -year effort. This plan outlines a phased approach with short-term,
mid-term, and long-term initiatives, alongside potential funding sources and partnerships to turn strategies
into reality. The CRA will need to remain flexible and responsive to community input as projects roll out,
but a clear timeline and funding strategy will guide effective implementation.
Phasing and Timelines
The following is a conceptual discussion of possible phasing and timelines for redevelopment
implementation; however, this is only intended as an example and does not establish specific timeline
priorities.
• In the short-term (1-3 years), the focus will be on quick wins and foundational steps. This includes
standing up the CRA organization and funding mechanisms, conducting essential studies (infrastructure
assessments, housing surveys), and launching early programs that have immediate impact — for example,
the small business grant fund, facade improvements, cleaning and greening efforts, and planning or
design work for larger projects.
• Short-term projects are often those that do not require lengthy permitting or land acquisition, such as
installing new streetlights or activating a vacant lot with a pop-up market. By the end of year 3, the
community should tangibly see progress: cleaner streets, some renovated storefronts, new job training
sessions in operation, and perhaps the groundbreaking of one or two affordable housing developments
on small sites.
• The mid-term phase (4-7 years) will advance more capital -intensive projects and policy initiatives.
During this period, implementation of major infrastructure works (streetscape construction on 17th Ave
might occur in years 4-5, for instance, after engineering is complete). Mid-term goals include completing
one or more new affordable housing (potentially the first phase of the GSA site redevelopment) and
opening any new or improved community facilities (like a refurbished park or community center).
• Transit improvements, such as an Allapattah circulator shuttle or Metrorail station upgrades, would
ideally materialize in this window through coordination with transit agencies. Mid-term is also when we
anticipate seeing private -sector projects that were catalyzed by CRA incentives start coming online, such
as a mixed -use development on a formerly vacant lot that might open for business, providing jobs and
services.
• Policies like local hiring requirements and parking management should be fully operational by this time,
creating frameworks to guide the ongoing redevelopment. In this phase, regular evaluation will be
important: the CRA should assess what's working and adjust strategies as needed, based on community
feedback and measurable outcomes.
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Section 6 Implementation & Administration
• In the long-term Allapattah's revitalization should be in full swing, with larger -scale efforts reaching
completion. The latter part of the 10-year horizon (and extending to the full life of the CRA) will likely
see the full buildout of the GSA site mega -project — potentially a new mixed -use neighborhood center
with hundreds of housing units, community facilities, and businesses.
• Other long-term initiatives could include pursuing a second wave of infill development on remaining
vacant sites, further expansions of affordable housing (as additional funding cycles permit), and ensuring
the sustainability and maintenance of earlier improvements. By year 10, the neighborhood's
infrastructure should be significantly upgraded.
The CRA can then pivot to supporting the community in sustaining the success; for instance, ensuring that
affordable housing remains affordable long-term, and that small businesses continue to thrive without
CRA subsidies. Long-term monitoring of economic indicators, housing indicators, and quality -of -life
metrics will guide the CRA's final years of investment and the eventual transition plan when the CRA.
Funding Sources and Partnerships
Implementation will be financed through a combination of public and private funds, leveraging the CRA's
tax -increment financing (TIF) as seed money. The City of Miami may also provide initial funding to the
CRA the help with startup activities and accelerate the implementation of the redevelopment plan The
CRA's own budget will come from the increase in property tax revenues within the area; these funds are
crucial for projects like grants, studies, and gap financing for developments. However, many initiatives will
require blending other resources.
• For partnerships, the CRA should establish quarterly coordination meetings between CRA staff and key
City departments (Miami PD, Economic Development, Housing & Community Development, Public
Works). Clearly outline in the CRA's budget a flexible allocation of funds to respond adaptively to
emerging priorities, ensuring coordinated and effective use of resources.
• Allapattah's Main Street designation represents a unique and strategic opportunity to leverage technical
support, funding, and state -level resources dedicated specifically to commercial revitalization, small
business stability, and cultural preservation. It aligns directly with CRA objectives by focusing on
enhancing the economic strength, cultural vitality, and community identity of Allapattah's commercial
corridors. Main Street's existing relationships with local businesses and nonprofits, their ongoing efforts
to support merchants, and understanding of the neighborhood's nuanced needs and aspirations position
them as a key CRA partner for local economic development implementation. Not all CRA's are also a
designated Main Street Community, and this designation validates Allapattah's "downtown" corridor as a
unique cultural and economic development asset within the City of Miami, bringing focused resources
and expertise to address local priorities.
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Section 6 Implementation & Administration
City of Miami & Miami -Dade County
• The City and County can support redevelopment and economic development activities through general
obligation bonds, capital improvement programs, and departmental budgets. For example, the City's
public works budget and county stormwater funds can match CRA money on big infrastructure jobs.
Park improvements might tap into the County's parks bond program. Because Allapattah was officially
found blighted, it may also qualify for certain state or federal funds administered by the City (such as
Community Development Block Grants, which could augment CRA funds for community centers or
housing rehab). Close coordination with City/County governments is needed to align these funding
streams.
Coordination & Flexible Funding
• To effectively implement these initiatives, the Allapattah CRA should conduct quarterly
interdepartmental coordination meetings involving the CRA, Miami Police Department, Housing &
Community Development, Economic Development, and the Public Works Department. These
meetings will ensure continuous alignment of goals, efficient allocation of resources, timely
responsiveness to evolving community needs, and effective leveraging of funding sources. Additionally,
the CRA should maintain flexibility in its annual budget allocations to adaptively address emerging
priorities identified by the community or partner agencies, such as unforeseen public safety or housing
stabilization needs.
State and Federal Grants
• There are numerous grant programs that the CRA and its partners can aggressively pursue. For housing,
federal programs like HOME and the Housing Trust Fund (via state allocation) can provide capital for
affordable developments. The U.S. Department of Housing and Urban Development (HUD) also
offers CDBG and Choice Neighborhoods grants that could apply to Allapattah's housing and
neighborhood revitalization efforts.
• For transportation, federal USDOT grants (e.g., BUILD/RAISE grants) or state DOT funds could help
finance the streetscape, greenway, and transit projects — the City/County can apply with CRA support
for specific projects (like a grant for the 17th Avenue Complete Street or for new transit circulators).
• Economic development initiatives might seek funds from the U.S. Economic Development
Administration (for the business incubator or workforce center) or the Small Business Administration.
Florida state programs, such as the Florida Job Growth Grant Fund, could be tapped for workforce
training center costs or infrastructure that supports job creation. The CRA should maintain a grants
specialist or consultant to chase these opportunities proactively.
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Section 6 Implementation & Administration
Private Sector and Public -Private Partnerships (P3s)
• Engaging developers and major employers is critical. On projects like the GSA site, the chosen
developer (e.g., NR Investments or others) will bring substantial private capital — the CRA's role might
be to contribute land value or some funding for the affordable units, but the bulk could be privately
financed. Similarly, fora parking garage or mixed -use development, a P3 structure can be used: a private
developer builds and operates the facility, while the CRA provides incentives or a land lease.
• Developer contributions can also be secured through development agreements: for instance, a
developer seeking upzoning might agree to build a community center or fund streetscape
improvements as part of their project's approval. Many of the plan's initiatives (like transit -oriented
development or new commercial spaces) will involve guiding private investment with community
benefit conditions rather than the CRA paying for everything directly. In addition, local anchor
institutions (hospital, college) might contribute funding or in -kind resources for certain programs — e.g.,
Jackson Health could sponsor a wing of the workforce training center for nursing training or lend
instructors.
Philanthropic and Non -Profit Partners
• Allapattah's challenges and cultural significance have already drawn the attention of organizations like the
National Trust for Historic Preservation. Foundations (Knight Foundation, for example, has interest in
Miami communities) might grant funds for public art, historic preservation of Little Santo Domingo
storefronts, or innovative programs like a tech incubator for minority entrepreneurs. Non-profit CDCs
and housing organizations can bring tax -credit financing for affordable housing (e.g., Low -Income
Housing Tax Credits, New Markets Tax Credits for commercial projects). The CRA should cultivate
partnerships with these entities, perhaps forming a community advisory committee that includes non-
profit and foundation representatives to align goals and pool resources for maximum impact.
Community Engagement
• A community -driven plan must also be community -driven in implementation. The CRA should establish
mechanisms for ongoing public input and oversight, such as periodic town hall meetings in Allapattah to
report progress and get feedback. This ensures transparency in how funds are used and helps adjust
priorities if the community needs change. As initiatives roll out, local hire is emphasized — the CRA can
even hire from the community for its own staff or for contract work (clean-up crews, ambassadors,
etc.). Maintaining trust with Allapattah stakeholders will be key, especially given past fears of
displacement; visible community benefits and inclusion in decision -making will build that trust.
The success of this plan will be measured not just in new buildings or infrastructure, but in the improved
lives of the Allapattah community; residents secure in their homes, entrepreneurs growing their
businesses, youth stepping into good jobs, and a community that retains its proud identity as it prospers.
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Section 6 Implementation & Administration
Neighborhood Impact
The Allapattah CRA Plan aims to revitalize this area by addressing neighborhood concerns, such as safety,
housing affordability, economic development, transportation and infrastructure and community well-being.
The plan must also address the potential impact these improvements may have within the neighborhood,
both positively and negatively. The plans goals strive to enhance the quality of life for current residents
while creating opportunities for future growth that are equitable, sustainable, and inclusive.
Allapattah is an historically significant, culturally diverse neighborhood in Miami; however, historical lack of
investment and development has resulted in the current real and perceived issues with blight, safety,
gentrification risks and a lack of affordable housing for many of its residents.
Key Goals of the Community Redevelopment Plan
The Community Redevelopment Plan for Allapattah is designed with the following goals:
• Economic Development: Promote local businesses and job creation, focusing on workforce training
and small business incubation. Encourage mixed -use development that brings retail, residential, and
office space to the area. Develop assistance for long standing businesses in the heart of Little Santa
Domingo.
• Housing (Residential Life & Quality of Life): Increase the supply of affordable and mixed income
housing units and prevent displacement of low-income residents through rent stabilization measures
and community land trusts.
• Infrastructure and Public Improvements: Upgrade infrastructure, including sidewalks, roads and other
public transportation, utilities, parks, and green spaces. Focus on long term growth and sustainability for
the community.
• Community Engagement: Involve residents and local stakeholders in the decision -making process to
ensure that redevelopment meets the needs and desires of the community. Encourage inclusive
participation in both planning and implementation phases.
Social and Economic Impacts
Positive Impacts:
Affordable Housing: The redevelopment plan includes strategies to preserve existing affordable
housing and develop new affordable units. Partner with the development community and non
profit organizations and address displacement through creative programs for subsidies and
relocation within the area.
Economic Development and Jobs for locals: Investment in local businesses and workforce
development programs will help increase employment opportunities in the community and for
community residents. The plan encourages entrepreneurship through providing business
incubators and other programs to encourage job growth.
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Section 6 Implementation & Administration
Access to Amenities: This Plan addresses the need to work with the County and State for
enhanced transportation options and upgrades. Pedestrian and public transportation options
are critical for access amenities for the community. Creating mixed -use spaces, new recreational
areas, and public amenities will also improve the quality of life for residents.
Cultural Preservation: The Allapattah neighborhood has a rich cultural heritage that the
redevelopment plan addresses. Preservation of historic buildings and local business is prioritized
to maintain the community's diverse character while also promoting inclusive growth.
Negative Impacts:
Gentrification Risks: While the goal of the redevelopment is to revitalize the area without
displacing its residents, there is a potential risk of gentrification if the new development does not
align with affordable housing strategies. Rising property values and rents could push long-time
residents out if not carefully managed.
Displacement of Small Businesses: Some existing businesses may face increased rent or pressure
to relocate due to new development, which could harm the local economy and disrupt the social
fabric of the neighborhood.
Cultural Shifts: While development is meant to enhance the community, the influx of higher -
income residents and businesses could lead to cultural shifts that threaten the identity and
historical significance ofAllapattah's established immigrant and working-class communities.
Environmental and Infrastructure Impacts
Positive Impacts:
Sustainable Development: New projects should adhere to sustainable building practices,
integrating green spaces, energy -efficient infrastructure, and other sustainable development
practices, which will help promote environmental responsibility.
Improved Public Transit: Investment in public transportation infrastructure will make Allapattah
more accessible, reducing traffic congestion and providing better mobility options for residents.
Negative Impacts:
Construction Disruption: Redevelopment activities will bring construction, which may cause
temporary noise, dust, and traffic disruptions in the neighborhood.
Water Drainage and Flooding: Allapattah is located in a flood -prone area, and any new
construction must address drainage and flood prevention.
Public Safety and Community Well-being
Positive Impacts:
Improved Safety: The redevelopment plan includes measures to improve public safety through
better street lighting, increased police presence, and community policing strategies.
Health and Wellness: Improved parks, recreational facilities, and healthcare access will contribute
to the overall physical and mental health of residents. Urban design will also focus on walkability
and bikeabilityto encourage healthier lifestyles.
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Section 6 Implementation & Administration
Negative Impacts:
Increased Policing and Surveillance: While safety is a priority, there is a risk that increased
policing could disproportionately affect certain communities. The redevelopment plan must be
careful to ensure that public safety measures do not infringe upon the rights or privacy of
residents.
Impact on the School Population
Positive Impacts:
State and Federal Funding: The increase in school -age children due to the development of
moderate and affordable housing could lead to a higher allocation of funding from state and
federal sources, which often base their funding on student enrollment numbers.
Improved Educational Opportunities: If the Allapattah CRA incorporates community -focused
programs, partnerships with local schools, and investments in education, there could be long-term
benefits for students.
Potential for Higher Graduation Rates: Research has shown that when families have access to
stable housing in affordable neighborhoods, children often perform better academically.
Negative Impacts:
Pressure on Existing Schools: If the neighborhood's schools are already at or near capacity, the
influx of new students could strain resources which could impact the quality of education and the
ability to provide personalized support to students.
Possible Need for New Schools or Expansion: It may be necessary to build new schools or
expand existing facilities to accommodate the increased student population. This would require
planning and investment from the local government and school district.
Traffic and Safety Concerns: With an increase in the number of children attending local schools,
traffic patterns around school areas could change. Local governments may need to implement
safety measures like crosswalks, speed bumps, or additional school zones to ensure that students
can safely commute to and from school.
Infrastructure Improvements: The increase in school -age children could spur the need for
upgrades or expansions to school infrastructure.
Conclusion
The Allapattah CRA is an exciting opportunity to revitalize the neighborhood while also respecting its
history and cultural significance. By prioritizing affordable housing, creating job opportunities, and
enhancing infrastructure, the plan seeks to improve the overall quality of life for residents. However, the
risks of gentrification, displacement, and environmental concerns must be carefully weighed. Inclusive
community engagement and careful implementation will ensure that Allapattah remains a thriving and
diverse community in Miami.
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Section 7 Financial Projections
7. Financial Projections
This section information on the projected redevelopment costs for the Allapattah Community
Redevelopment Area (CRA), including the base year taxable value, tax -increment financing (TIF) revenue
forecasts, the allocation of expenditures by category, the identification of publicly funded capital projects
(with estimated costs), and any anticipated debt to be repaid from CRA revenues.
Summary of Taxable Values
2023 Taxable Value
2024 Taxable Value
2023 to 2024 Change
$2,339,729,167
$2,614,321,230
11.7%
The Miami -Dade Property Appraiser will produce the 2025 tax roll based on the January 1, 2025 property
values. The new values will include increases based on growth in market value, as well as resets of taxable
value for properties that were sold in 2024.
For the purposes of this CRA plan, the following methodology is utilized:
• Properties that did not sell during 2024: Increase of Taxable Value of 5%
• Properties that did sell during 2024: Taxable Value reset to 67% of the sale price.
In 2024, real estate transactions within the proposed CRA represented a net increase of $539,324,616, or
a 9.2% increase in the just value of the properties that were sold.
Based on this methodology, the estimated taxable value of the proposed Allapattah Community
Redevelopment Area is $3,110,851,087 for the fiscal year that begins on October 1, 2025.
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Section 7
TIF Projections Table
Financial Projections
Taxable Value
Increment Value City TIF County TIF Total TIF
Base: 2026 3,110,851,087
2027 3,251,346,315 140,495,228
2028 3,398,186,723 287,335,636
2029 3,551,658,877 440,807,790
2030 3,712,062,288 601,211,201
2031 3,879,709,990 768,858,903
2032 4,054,929,158 944,078,071
2033 4,238,061,742 1,127,210,655
2034 4,429,465,134 1,318,614,047
2035 4,629,512,869 1,518,661,782
2036 4,838,595,351 1,727,744,264
2037 5,057,120,616 1,946,269,529
2038 5,285,515,127 2,174,664,040
2039 5,524,224,609 2,413,373,522
2040 5,773,714,917 2,662,863,830
2041 6,034,472,945 2,923,621,858
2042 6,307,007,576 3,196,156,489
2043 6,591,850,676 3,480,999,589
2044 6,889,558,132 3,778,707,045
2045 7,200,710,937 4,089,859,850
2046 7,525,916,322 4,415,065,234
2047 7,865,808,943 4,754,957,855
2048 8,221,052,119 5,110,201,032
2049 8,592,339,127 5,481,488,040
2050 8,980,394,553 5,869,543,466
2051 9,385,975,709 6,275,124,622
2052 9,809,874,109 6,699,023,022
2053 10,252,917,013 7,142,065,926
2054 10,715,969,043 7,605,117,956
2055 11,199,933,872 8,089,082,785
942,974
1,909,249
2,899,730
3,915,350
4,957,074
6,025,899
7,122,857
8,249,014
9,405,472
10,593,371
11,813,890
13,068,246
14,357,700
15,683,554
17,047,155
18,449,897
19,893,219
21,378,613
22,907,617
24,481,826
26,102,887
27,772,505
29,492,442
31,264,521
33,090,628
34,972,713
36,912,792
38,912,953
40,975,354
604,389
1,223,713
1,858,552
2,509,502
3,177,184
3,862,236
4,565,320
5,287,118
6,028,338
6,789,709
7,571,988
8,375,954
9,202,416
10,052,208
10,926,193
11,825,266
12,750,348
13,702,395
14,682,394
15,691,367
16,730,369
17,800,493
18,902,868
20,038,664
21,209,088
22,415,390
23,658,863
24,940,845
26,262,719
1,547,363
3,132,963
4,758,282
6,424,853
8,134,258
9,888,136
11,688,177
13,536,132
15,433,810
17,383,080
19,385,877
21,444,200
23,560,115
25,735,761
27,973,348
30,275,163
32,643,568
35,081,008
37,590,011
40,173,193
42,833,256
45,572,998
48,395,311
51,303,185
54,299,716
57,388,102
60,571,656
63,853,799
67,238,073
Total 534,599,504 342,645,890 877,245,393
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Section 7
Financial Projections
12,000,000,000
10,000,000,000
8,000,000,000
6,000,000,000
4,000,000,000
2,000,000,000
Estimates of Taxable Value
Base: 2028 2030 2032 2034 2036 2038 2040 2042 2044 2046 2048 2050 2052 2054
2026
70,000,000
60,000,000
50,000,000
40,000,000
30,000,000
20,000,000
10,000,000
Ba
20
2046
• City TIF County TIF
Increment Revenue Projections
26202820302032 2034 2036
2038 2040 2042
2044
2048 2050
2052 2054
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Financial Projections
80,000,000
70,000,000
60,000,000
50,000,000
40,000,000
30,000,000
20,000,000
10,000,000
Base: 2026
City Ad Valorem Revenue @ 95% Increment
11111'11iiflih
IN CO 01 0 N m t Lfl (0 IN CO 01 0 N CO Crto (0 IN CO 01 0 N CO Crto
N N N m m m m m m m m m m ▪ Cr Cr Cr Cr Cr Cr Cr Cr CrLf1 Lf) Lf) Lfl Lfl Lfl
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
N N N N N N N N N N N N N N N N N N N N N N N N N N N N N
• City Ad Valorem City 95% TIF
60,000,000
50,000,000
40,000,000
30,000,000
20,000,000
10,000,000
County Ad Valorem Revenue @ 95% Increment
I I I I I I I I I II I I I Ili
Base: 2026
IN CO 01 0 N m t Lfl (0 N CO 01 0 N CO t tf1 (0 N CO 01 0 N CO ▪ Lfl
N N N m m m m m m m m m m ▪ Cr Cr Cr ▪ Cr Cr CrLf1 Lf) Lf) Lfl Lfl Lfl
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ▪ 0 ▪ 0 0 0 0 0 0 0 0 0 0
N N N N N N N N N N N N N N N N N N N N N N N N N N N N N
• County Ad Valorem County 95% TIF
Allapattah CRA Community Redevelopment Plan 12025
65
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Section 7
Financial Projections
80,000,000
70,000,000
60,000,000
50,000,000
40,000,000
30,000,000
20,000,000
10,000,000
City Ad Valorem Revenue @ 50% Increment
iltiijililllllillllllllillllll
Base: 2026
N 00 01 0 N m t Lfl (0 N 00 01 0 N CO Cr Lfl (0 N 00 01 0 N CO Cr Lfl
N N N Cr) CO CO CO CO CO CO CO CO Cr) Cr Cr Cr ▪ Cr Cr Cr Ln Lfl Lfl Lfl Lfl Lfl
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ▪ 0 ▪ 0 0 0 0 0 0 0 0 0 0
N N N N N N N N N N N N N N N N N N N N N N N N N N N N N
• City Ad Valorem City 95% TIF
County Ad Valorem Revenue @ 50% Increment
60,000,000
50,000,000
40,000,000
THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP
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20,000,000
10,000,000
Base: 2026
N 00 01 0 N m t Lfl (0 N 00 01 0 N CO Cr Lfl (0 N 00 01 0 N CO Cr Lfl
N N N Cr) CO CO CO CO CO CO CO CO Cr) Cr Cr Cr Cr ▪ Cr Cr Cr Ln Lfl Lfl Lfl Lfl Lfl
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ▪ 0 ▪ 0 0 0 0 0 0 0 0 0 0
N N N N N N N N N N N N N N N N N N N N N N N N N N N N N
• County Ad Valorem County 95% TIF
Allapattah CRA Community Redevelopment Plan 12025
66
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Section 7 Financial Projections
Base Year Taxable Value and TIF Revenue Projections (2026-2055)
The base year taxable value of property within the Allapattah CRA (Fiscal Year 2026) is estimated at $3.1
billion. This base value serves as the starting point for calculating tax increment revenue. Based on
conservative growth projections and anticipated new development, annual TIF revenues are forecast to
increase steadily from FY 2026 through FY 2055. These estimates assume TIF levels of 95%.
The following estimates assume the standard increment revenue amount of 95%, the maximum amount
authorized by Chapter 163 of the Florida Statutes and adopted by the majority of Florida CRAs. It is
important to note that Chapter 163 authorizes TIF between 50% and 95% and that the ultimate tax
increment percentage that the Allapattah CRA will receive to invest in redevelopment and revitalization
activities will be negotiated by the taxing authorities (City of Miami and Miami -Dade County).
• Initial Year (FY 2026): The first full year of TIF revenue is projected at $1.5 million.
• Mid -Term (FY 2040): By the middle of the CRA's life, annual TIF revenue is estimated to reach
approximately $25 million, as redevelopment activities stimulate significant growth in property values.
• Final Year (FY 2055): In the plan's thirtieth and final year, annual TIF revenue is projected at
approximately $67 million, given compounding valuation increases and major projects coming to
fruition.
Over the 30-year period (FY 2026—FY 2055), the Allapattah CRA is expected to generate a cumulative
TIF revenue of over $800 million. These projections will be reviewed and updated regularly by the CRA
and City to ensure they remain realistic and to guide annual budgeting.
Projected Redevelopment Costs and Expenditure Categories
The total projected costs of planned redevelopment initiatives over the life of the CRA are estimated to
be commensurate with the TIF revenue stream and any additional funding leveraged. For planning
purposes, the CRA anticipates deploying these funds across several key expenditure categories that
address the area's needs:
• Infrastructure Improvements: A significant portion of increment revenue expenditures (likely 40%+
of total CRA lifetime costs) is dedicated to upgrading infrastructure including roadway repaving and
streetscape enhancements, sidewalk and crosswalk improvements, street lighting, water & sewer line
replacements, stormwater drainage upgrades, and related public utilities. These investments will
modernize Allapattah's aging infrastructure to support current and future development. Estimated
cost of redevelopment: $90 million.
• Affordable Housing Initiatives: Approximately 20-30% of redevelopment spending is projected for
affordable and workforce housing projects. This includes gap financing for new affordable housing
developments, rehabilitation of existing housing stock, land acquisition or land value contributions for
housing, and programs to preserve housing affordability for current residents as well as first time
homebuyer programs. Ensuring a range of housing options at attainable prices is a top priority of the
CRA. Estimated cost of redevelopment: $75 million.
Allapattah CRA Community Redevelopment Plan 12025 67
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Section 7 Financial Projections
• Economic Development Programs: A portion of redevelopment funds (around 10-15%) is
earmarked for economic development and job creation efforts. This includes small business assistance
grants, facade improvement programs for local storefronts, business incubator or co -working space
development, workforce partnerships, and communication initiatives to attract and grow businesses in
the area. These programs aim to spur private investment and create employment opportunities for
Allapattah residents. Estimated cost of redevelopment: $45 million.
• Community Facilities and Public Space Enhancements: Another share of the expenditures (roughly
10%) will go toward improving parks, recreation areas, and community facilities. Projects include
upgrades to existing parks (e.g. Juan Pablo Duarte Park's renovation), creation of new green spaces or
playgrounds, improvements to public markets or cultural facilities, and enhancing public safety features
(such as security cameras and lighting in public areas). Such improvements elevate the quality of life
and address blight in the community. Estimated cost of redevelopment: $33 million.
• Administration and Planning: Approximately 5-10% of the budget is for the CRA's administration,
planning, and ongoing operational costs. This covers necessary expenses such as staffing, consultants,
planning studies, legal and accounting services, and maintenance of redevelopment plan activities. The
CRA will continue to seek additional funding (county, state, federal grants, and private partnerships)
to supplement TIF revenues and leverage the impact of each increment dollar. Estimated cost of
redevelopment: $25 million.
These projected cost estimates are preliminary and will be refined as specific projects are planned and
implemented in each year's budget and workplan. The CRA will ensure that expenditures in each category
directly support the goals of eliminating blight and stimulating redevelopment, in full compliance with the
Community Redevelopment Act.
Implementation Timing and TIF Revenue Ramp -Up
Tax Increment Financing (TIF) revenue generation follows a somewhat gradual trajectory, especially during
the initial years of a new Community Redevelopment Area (CRA), depending on what projects appear
on the property tax rolls and at what values. While TIF revenues are projected to steadily increase (and
accelerate) over the life of the Allapattah CRA, the initial years may see relatively modest revenue
increments compared to later years. This reflects the natural pattern of property value appreciation, new
development activity, and property sale resets that drive increment growth.
Additionally, the successful implementation of redevelopment projects requires careful and deliberate
planning, preparation, and execution. Even if significant funds are immediately available, prudent
management dictates that projects should be thoughtfully planned, prioritized, designed, and permitted
before substantial expenditures can realistically occur. Activities such as land acquisition, infrastructure
design, stakeholder engagement, securing additional funding sources, and obtaining necessary regulatory
approvals inherently take time and cannot be effectively accelerated by simply deploying more funds
prematurely.
Allapattah CRA Community Redevelopment Plan 12025 68
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Section 7 Financial Projections
Consequently, during a CRA's early years, efforts usually focuses on foundational activities such as detailed
project planning, design and engineering studies, stakeholder outreach, land assembly, coordination with
city and county agencies, and establishment of essential administrative infrastructure. This preparation
phase helps ensure responsible stewardship of public funds and effective long-term project outcomes.
As annual TIF revenues increase over subsequent years, even in the near term, and as detailed plans and
approvals are completed, the CRA will be in a strong position to efficiently deploy resources toward high -
impact redevelopment initiatives.
This strategic timing recognizes both fiscal realities and the practical constraints of redevelopment
planning, and positions the Allapattah CRA for sustained and successful revitalization over the long term.
Publicly Funded Capital Projects
Pursuant to the redevelopment plan, several major capital projects have been identified for
implementation within the Allapattah CRA. These projects are publicly funded (in whole or in part) using
CRA TIF revenues (sometimes in conjunction with other funding sources) and are critical to catalyzing
private investment. Each project's estimated cost has been projected for budgeting purposes. The key
capital projects anticipated include:
• NW 17th Avenue Corridor Revitalization: A comprehensive streetscape and mobility improvement
project along Allapattah's "Main Street" (NW 17th Ave). This includes road resurfacing, wider
sidewalks, ADA accessibility upgrades, planting of street trees, improved lighting, and traffic -calming
features. Estimated CRA investment; $5-9 million (phased over several years). This project will
greatly improve aesthetics, pedestrian safety, and the business environment on a primary commercial
corridor.
• NW 20th Street Industrial Area Infrastructure: Upgrades to the infrastructure serving the historic
industrial and employment center along and near NW 20th Street. This entails improved access,
repaved roads, enhanced drainage to mitigate flooding, parking solutions, and utility upgrades to
support new industrial/commercial uses. Estimated cost: $5-8 million in CRA funds for targeted
improvements, complementing City capital projects.
• Affordable Housing Development Projects: The CRA will invest in one or more significant housing
developments to increase affordable units in the area. For example, the plan anticipates CRA co -
funding for a mixed -income housing project on CRA-assembled land, or loans to non-profit
developers for affordable housing. Planned CRA expenditure: approximately $18-20 million
dedicated to housing capital projects. These funds may be used for construction gap financing,
property acquisition for affordable housing, or infrastructure subsidies to facilitate private or
nonprofit -led housing construction.
• Park and Public Space Improvements: Renovation of existing parks (such as Juan Pablo Duarte Park)
and creation of new public spaces. This includes installing new playgrounds and recreation amenities,
landscaping, and possibly constructing a community center or cultural facility for local residents.
Estimated capita/cost; $4-7 million in CRA contributions toward parks and public facilities upgrades.
Additional funding from city bonds or grants will be sought to augment these improvements.
Allapattah CRA Community Redevelopment Plan 12025 69
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Section 7 Financial Projections
• Public Parking and Transit Enhancements: To support local businesses and reduce traffic congestion,
the CRA may partner in developing a structured parking facility or enhancing transit amenities (e.g.,
improved bus stops or a trolley circulation route). Projected CRA cost: up to $5 million (if pursued,
likely in partnership with private developers or the City's parking authority).
The costs identified are planning -level estimates; actual expenditures will depend on final design and bid
prices. Collectively, the publicly funded capital improvements listed are expected to account for roughly
50-60% of the total redevelopment expenditures. By front -loading investment in these critical
infrastructure and facility projects, the CRA aims to create an environment that attracts and supports
robust private sector redevelopment in Allapattah, which will in turn generate the increment revenue
necessary to fully fund implementation of the redevelopment plan.
Potential Debt Issuance (Tax Increment Revenue Bonds)
To finance the redevelopment plan efficiently, the Allapattah CRA may incur debt backed by future TIF
revenues. For example, the CRA could issue a revenue bond as early as Year 3 of the plan to accelerate
funding for major projects. This debt issuance strategy is designed to inject capital in the early -to -mid term
of the CRA, when several large projects (especially in housing and infrastructure) are ready for
implementation, rather than waiting years to accumulate sufficient pay-as-you-go funds.
The bond proceeds will be utilized to fund major capital projects in the categories of housing and
infrastructure, consistent with the CRA's priorities. In particular, a substantial portion of the bond funds
will be allocated to affordable housing development (e.g. helping finance one or more large housing
projects early in the CRA's life) and to critical infrastructure projects (such as the NW 17th Avenue
streetscape or utility improvements that need up -front capital).
Conclusion
The establishment of the Allapattah Community Redevelopment Agency (ACRA) marks
a transformational moment for the neighborhood. By leveraging private investment, strengthening
community partnerships, and implementing a clear redevelopment strategy, ACRA has the potential
to reposition Allapattah as a dynamic, culturally rich destination within the City of Miami.
This is the moment to build on Allapattah's past, embrace its present, and secure a thriving future for
generations to come.
Allapattah CRA Community Redevelopment Plan 12025 70
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Thank You
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APPENDIX
LEGAL DESCRIPTION
Allapattah CRA Community Redevelopment Plan 12025
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ALLAPATTAH CRA LEGAL DESCRIPTION
BEGIN at the intersection of the Northerly prolongation of the West Right of Way line of NW
19" Avenue and the Southerly Right -of -Way line of State Road 112 (Interstate 195);
THENCE East, along said Southerly Right -of -Way line of State Road 112 (Interstate 195), to
the Southwesterly Right of Way line of State Road 112 (Interstate 195) and State Road 9A
(Interstate 95);
THENCE Southeast, along said Southwesterly Right of Way line of State Road 112
(Interstate 195) and State Road 9A (Interstate 95), to the Westerly Right -of -Way line of said
State Road 9A (Interstate 95);
THENCE South, along said Westerly Right -of -Way line of State Road 9A (Interstate 95), to
the Southerly Right -of -Way line of NW 22nd Street;
THENCE West, along said Southerly Right -of -Way line of NW 22nd Street, to the Easterly
Right -of -Way line of State Road 7 (NW 7" Avenue);
THENCE South, along said Easterly Right -of -Way line of State Road 7 (NW 7th Avenue), to
the Northerly limits of the Miami River;
THENCE Northwest, along said Northerly limits of the Miami River, to the intersection with
the Southerly prolongation of the West Right of Way line of said NW 19th Avenue;
THENCE North, along said West Right of Way line of NW 19' Avenue and its Southerly and
Northerly prolongations, to the POINT OF BEGINNING.
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SI'-rE'PCHr MO PII A N
L ECIA L DE'Sel Ie wP rO
ALLAPATTAH CRA
LEGAL DESCRIPTION:
BEGIN AT THE INTERSECTION OF THE NORTHERLY PROLONGATION
OF THE WEST RIGHT OF WAY LINE OF NW 19TH AVENUE AND
THE SOUTHERLY RIGHT—OF—WAY LINE OF STATE ROAD 112
(INTERSTATE 195);
THENCE EAST, ALONG SAID SOUTHERLY RIGHT—OF—WAY LINE OF
STATE ROAD 112 (INTERSTATE 195), TO THE SOUTHWESTERLY
RIGHT OF WAY LINE OF STATE ROAD 112 (INTERSTATE 195)
AND STATE ROAD 9A (INTERSTATE 95);
THENCE SOUTHEAST, ALONG SAID SOUTHWESTERLY RIGHT OF
WAY LINE OF STATE ROAD 112 (INTERSTATE 195) AND STATE
ROAD 9A (INTERSTATE 95), TO THE WESTERLY RIGHT—OF—WAY
LINE OF SAID STATE ROAD 9A (INTERSTATE 95);
THENCE SOUTH, ALONG SAID WESTERLY RIGHT—OF—WAY LINE OF
STATE ROAD 9A (INTERSTATE 95), TO THE SOUTHERLY
RIGHT—OF—WAY LINE OF NW 22ND STREET;
THENCE WEST, ALONG SAID SOUTHERLY RIGHT—OF—WAY LINE OF
NW 22ND STREET, TO THE EASTERLY RIGHT—OF—WAY LINE OF
STATE ROAD 7 (NW 7TH AVENUE);
THENCE SOUTH, ALONG SAID EASTERLY RIGHT—OF—WAY LINE OF
STATE ROAD 7 (NW 7TH AVENUE), TO THE NORTHERLY LIMITS
OF THE MIAMI RIVER;
THENCE NORTHWEST, ALONG SAID NORTHERLY LIMITS OF THE
MIAMI RIVER, TO THE INTERSECTION WITH THE SOUTHERLY
PROLONGATION OF THE WEST RIGHT OF WAY LINE OF SAID NW
19TH AVENUE;
THENCE NORTH, ALONG SAID WEST RIGHT OF WAY LINE OF NW
19TH AVENUE AND ITS SOUTHERLY AND NORTHERLY
PROLONGATIONS, TO THE POINT OF BEGINNING.
NOTES:
1. THIS IS NOT A SURVEY.
2. THIS INSTRUMENT IS INTENDED TO DESCRIBE THE LIMITS OF ALLAPATTAH
CRA. THE LIMITS OF THE LEGAL DESCRIPTION WERE PROVIDED BY THE
CLIENT.
3. THE BACKGROUND GIS DATA IS REFERENCED TO THE MIAMI—DADE
COUNTY OPEN HUB.
$URVEYOR'S CERTIFICATE:
I HEREBY CERTIFY THAT THE ATTACHED "SKETCH TO
ACCOMPANY LEGAL DESCRIPTION" COMPLIES WITH THE
STANDARDS OF PRACTICE FOR SURVEYING AND MAPPING
SET FORTH BY THE STATE OF FLORIDA BOARD OF
PROFESSIONAL SURVEYORS AND MAPPERS IN CHAPTER
5J-17, FLORIDA ADMINISTRATIVE CODE, PURSUANT TO
CHAPTER 472.027, FLORIDA STATUTES.
NOT VALID WITHOUT THE ORIGINAL SIGNATURE AND SEAL
OF A FLORIDA LICENSED SURVEYOR AND MAPPER.
BISCAYNE ENGINEERING COMPANY, INC.
529 WEST FLAGLER STREET,
MIAMI, FL. 33130
(305)-324-7671
STATE OF FLORIDA DEPARTMENT
OF AGRICULTURE
LB-0000129
Digitally signed by
Alberto J Rabionet
Date: 2025.04.21
12:03:53-04'00'
ALBERTO J. RABIONET, PSM, FOR THE FIRM
PROFESSIONAL SURVEYOR AND MAPPER
NO. 7218
STATE OF FLORIDA
THE OFFICIAL RECORD OF THIS SHEET IS THE
ELECTRONIC FILE DIGITALLY SIGNED AND SEALED UNDER
RULE 5J-17-062, F.A.C.
THIS ITEM HAS BEEN DIGITALLY SIGNED. PRINTED COPIES
OF THIS DOCUMENT ARE NOT CONSIDERED SIGNED AND
SEALED AND THE SIGNATURE MUST BE VERIFIED ON ANY
ELECTRONIC COPIES.
DATE: Apr 18, 2025 - 6:02pm EST
FILE: F:\SURVEY\PROJECTS - ATWELL\2025\25003497 CITY OF MIAMI-ALLAPATTAH CRA-SKETCH & LEGAL \ DWG \base\Survey\25003497 S&Ldwg
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PROJECT: ALLAPATTAH CRA
DATE:
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CLIENT CITY OF MIAMI
BISCAYNE
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• SINCE 1898 •
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TEL. (305) 324-7671
449 NW 35TH ST, BOCA RATON, FL 33431
TEL. (561) 609-2329
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DATE: Apr 18, 2025 - 6:00pm EST FILE: F: \SURVEY\PROJECTS - ATWELL \2025 \25003497 CITY OF MIAMI-ALLAPATTAH CRA-SKETCH LEGAL\DWG\Base \Survey\25003497 S&L.dwg
FIELD BOOK: N/A
DATE:
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REV DATE:
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hik BISCAYNE
SURVEYORS
ENGINEERS
PLANNERS
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TEL. (305) 324-7671
TEL. (561) 609-2329
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APPENDIX
CASE STUDIES
Allapattah CRA Community Redevelopment Plan 12025
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APPENDI
Case stu
Plaza 98 Tactical Urbanism
Destinations & Activation
The Village of Miami Shores, originally a Pineap-
ple Plantation, is predominantly a residential
community located north of the City of Miami,
Created more than 85 years ago, the community
was designed for automobiles and has been a
gateway community through which travelers
pass on the way to somewhere else. As a result,
historically there has been no clearly defined
downtown area. No natural gathering space
indicating, "You're arrived, comejoin us".
Asa result of a downtown district analysis and
in collaboration with multiple partners Miami
Shores created a low-cost, pedestrian -friendly
destination gathering place by enhancing,
existing road infrastructure, The finished Plaza
98 project allows for local neighborhood
programming and destination activities for
outsiders, The project was nominated for The
People's Choice Award by the Safe Streets
Summit as an example of a project that has
created safer, more equitable, more livable
streets.
The project implementation details included:
Project management: Street Plans, an
urban design firm, spearheaded the
project.
Parties involved (including City
Departments): Plaza 98 was a collaboration
between Miami Shores Village, the Greater
Miami Shores Chamber of Commerce,
Miami REALTORS, Miami Dade Department
of Transportation, and Street Plans.
https://wvry safestreetssumrnct vrg peoples-choice-aw
LAKE PARK CO MM'IJNITY REDEVELOPMENT PLAN 2922 21
• HOXXOH
7 • VUHMI COLLECTIVE
13 • MATE oEE
14-LOOAN HICKS
2 - LUIS PINTO
COMING IN JUNE2020
8• MILAGROS COLLECTIVE
20 • RUBEN UBIERA
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APPENDIX
Case study
3- DIANA CONTRERAS
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24. 2ALAS
Mural Project and Mural Only Program Grant
Cultural Arts & Entertainmen
The City of Hollywood, Florida CRA's Mural
Project goal is to curate contemporary outdoor
murals at key locations in Downtown Hollywood
in an effort to enhance and enrich the existing
cultural fabric of our community, thereby attract-
ing more art related activities, businesses and
events. Incentives include a Mural Only Program
(MOP), a reimbursement grant program that uses
tax increment funds to leverage private invest-
ment for on -site property improvements. The
MOP utilizes an application process and offers a
50% reimbursement grant up to a maximum
reimbursement amount of $10,000 per property
for costs associated with the creation and instal-
lation of a painted or mosaic mural, including
design, labor, materials and equipment, on the
exterior surface of buildings and structures locat-
ed within the CRA Districts.
The Mural Only Program and a similar Paint Only
Program providing matching funds for the use of
licensed paint contractors for exterior cleaning,
patching and painting, serve to beautify and
reduce slum and blight in the core business district.
In return, the applicable structures and murals
become destination attractions for local and
tourists.
htt p:// hol lywoodcra.org/188/Downtown-Hollywood-M u ra I -
Project
LAKE PARK COMMUNITY REDEVELOPMENT PLAN 2022 22
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APPENDIX
Case study
ii
Tax Increment Recapture, Infrastructure
rant & Co ity enefit ,. Agreem - n
Econo nc
The North Miami Community Redevelopment
Agency (NMCRA) will use tax increment reve-
nues to encourage economic development in the
Community Redevelopment Area. The NMCRA is
proposing to provide a Tax Increment Recapture
to the owner of a qualifying project. A qualifying
project is one that is anticipated to create at
least $2 million in Net New taxable value in the
first full year following completion.
Any new commercial and residential develop-
ments to be constructed within the Redevelop-
ment Area in an amount of $200,000 shall enter
into a community benefits agreement with the
Agency. To the extent allowed by law, a commu-
nity benefits agreement shall include provisions
for hiring the labor workforce for the project
financed by the grant or agreement from
residents of the Redevelopment Area that are
unemployed or underemployed.
The amount of the Base Tax Increment Recapture
shall be 25% to 50% of the Net New Tax Increment
Revenue generated by the project. If the taxable
assessed value of the Property (as determined by
the Miami -Dade County Property Appraiser, taking
into consideration any allowable adjustments by
the Value Adjustment Board) in any year during
the Recapture Period exceeds the Base Year Value,
the Tax Increment Recapture shall be no more
than 50% percentage of the project's Net New Tax
Increment Revenue. In any fiscal year, the Tax
Increment Recapture shall be subordinate in all
respects to all CRA Debt. At no time will the Tax
crement Recaptur-:exceed 50%.
https;//www:rorPtfirii am cra.org'rtites/default/files/tif_
i n centives_program_062017.pdf
httPs://www.northmiarnitl.goviDocurnentCenteriView/8324/
Agree ment-CRA-and-West-Ban k-Investment-02-05-2020-P D F
LAKE PARK COMMUNITY REDEVELOPMENT PLAN 2922 27
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Home
Repair
Choice Neighborhoods
Exterior Owner -Occupied
Rehab Program
Maintenance & Rehabilitation
This owner -occupied program helps lower -in-
come residents remain in their home by offering
deferred forgivable loans up to $70,000 to make
improvements to their homes for exterior, health
and safety repairs. Priority is given to residents 55
or older, veterans, disabled head of households
and those that have lived in their homes for at
least 15 years. Funds will be provided in the form
of a forgivable loan at a 0% interest rate with
payments deferred and forgiven until the earlier
of loan maturity, sale, transfer of ownership, or
failure to maintain the property as the primary
residence during the loan term. The maximum
loan amount per home is $70,000, inclusive of all
construction related costs and closing costs. Loan
term will be determined.
https://www investatlanta.corn/homebuyers/owneroccupled-
rehab
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North Miami Branding & Marketing
Business Attraction & Retention
The North Miami Community Redevelopment
Agency (NMCRA) was established in 2005 and is
charged with the responsibility of eliminating
conditions of blight that exist within the City and
helping improve the quality of life by revitalizing the
City's physical, economic, educational and social
resources. The designated area includes 3,250
acres, approximately 60% of the City. The NMC
an example of a successful revitalization proces}
that utilizes marketing and branding tools at its
core. Some of the initiatives include:
+ The Downtown Revitalization project
which seeks to attract investment by a
shared vision for North Miami's urban
core as a vibrant area where people live,
shop, work, and play.
+ The MOCA Plaza and Courtyard
Renovation project serves as a business
attraction technique by sending a
message that the City invested in this
central public space to bring the
community together.
+ Downtown NOMI Strategic Marketing
Plan project.
All of these projects are examples that marketing
and business attraction is a public investment that
creates a flare that attracts millions of dollars in
private investment, improves quality of life,
creates jobs, attracts businesses and real estate
development, creates affordable housing, and
leverage public infrastructure costs. Find out what
authenti ,,,,. your physical assets.
9
https://www.northmiamicra.org
LAKE PARK COMMUNITY REDEVELOPMENT PLAN 2922 24
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APPENDIX
Case study
Paint Plant and Pave Program
Housing Rehabilitation (Fence Repairs and Replacement)
This incentive is created to provide curb appeal
to single-flly and ruIt.fmiIy properties in
disrepair in Pleasant City. The proposed improve-
ments may include pressure cleaning, painting,
minor facade repairs, landscaping, awnings,
driveways and/or parkirg lot sealing, irrigator
systems, exterior lighting and fence repair or
removal. Th e CRA will provide 100% of the
project cost on owner occupied singlefamily
structures and 80% of the project cost on
non -owner occupied single-family or multifamily
structures u p to $20,000 per property for
exterior improvements.
The West Palm Beach CRA hmrts this program to
a particular neighborhood; it is not available
throughout the entire CRA district. In add itor, it
is available to both .single family and multifamily
properties. WhiletIe are no design specifica.
tons related to fen cing„ non -chain link fell cing is
preferred.
An inventory of code violations and properties
noted in the Finding of Necessity provides a
starting point in creating a fence repair and
replacement program. The fence repair program
will be an initiative that beautifies the physical
environmert, reduces blight conditions, increases
value, and most importantly it gives the communi-
ty a sense of pride for their place. When the
community is empowered they will give back and
the return on investmert will be manifested in the
revitalization process.
LANE PARK 0014114111111TY REDEVELOPMENT PUtH 2022 25
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APPENDIX
Case study
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Hallandale City Center
Public Private Partnership
Hallandale City Center, a proposed 2-acre,
mixed -use project of 89 rental apartments with
14 of those set aside for affordable housing, is a
great example of housing diversity development
with potential for rental to homeownership
incentives within a CRA-owned land. The project
consists of rental apartments, affordable units,
commercial/retail spaces, and parking spaces
with a set aside number of parking spaces as
public parking for the City. The project estimated
cost is approximately $17 million; and, it is
expected to create temporary and permanent
jobs, as well as continuing tax revenues.
The 89 apartments would be two -bedroom, two
bathroom units; most would have the rent set
at $1,375, according to Glendon Hall, the CRA's
economic development manager. Fourteen
apartments would be set aside for affordable
housing, with rents at about $1,100, Hall said.
Since 2012, the Hallandale Beach CRA has spent $6
million in acquiring the land — made up of 13
parcels
As part of this development, the developer and
City seek that Hallandale City Center LLC provide a
leading worldwide approach to affordable housing
production commonly known as the 'Vienna
Model. Unlike traditional affordable housing
development models, where construction costs are
the main priority, the Vienna Model has four
equally essential pillars: Architectural Quality,
Environmental Considerations, Social Sustainabili-
ty, and Economic Costs. This has resulted in
beautiful, yet affordable housing projects that are
assets to the public realm.
ht-tps://cohbcra.org/fol io/hal la nda le -city -center/
LAKE PARK COMMUNITY REDEVELOPMENT PLAN 2022
26
SUBSTITUTED.
March 9, 2025
City of Miami, FL
Allapattah CRA
Community
Redevelopment
Plan 2025
BUILDING A MORE
VIBRANT COMMUNITY
Special thanks to
City Mayor
Mayor Francis Suarez
City Commissioners
Christine King, Chair, District Five
Joe Carollo, Vice Chair, District Three
Miguel Angel Gabela, Commissioner, District One
Damian Pardo, Commissioner, District Two
Manolo Reyes, Commissioner, District Four
City Administration
Arthur Noriega, V, City Manager
Larry Spring, Assistant City Manager
Keith A. Carswell, Director of Economic
Innovation & Development
Jennifer Moy, Assistant Director of Economic
Innovation & Development
City Attorney's Office
George K. Wysong III, City Attorney
Domini Gibbs-Sorey, Assistant Cit Attorney
And the stakeholders and resilents who provided
their support and contribut ,d to the
development ofthis cede' elopment plan.
Consultant Team (BusinessFlare®)
Kevin Crowder, EDP, rounder, Economic Developer
Kametra Driver, FRF,-RA, Sr. CRA Administrator
Allison Justice, FR 1-RA, Sr. Project Manager
Julio Magrisso, cr. Parks and Recreation Official
Camilo Lope-_, FRA-RP, Urban Planner/ Analyst
Alicia Alley ie, FRA-RP, Redevelopment Coordinator
Specia' Advisor
Jeffry Watson
The graphics and layout were provided by BusinessFlare
Design.
2025
The Allapattah CRA Community Redevelopment Plan 2025 outlines a comprehensive, community -driven strategy to
address blight, economic disparity, aging infrastructure, and underinvestment within the 1,661-acre study area of
Allapattah, Jcated in the City of Miami.
BUSINESS
FLARE®
SUBSTITUTED.
Contents
Executive Summary 1
• Purpose of the Redevelopment Plan
• CRA Boundary Map
• Chapter 163 Checklist
• Early Development and Growth
• Urban Challenges and Institutional
Expansion
• Cultural and Economic Renaissance
• Existing Conditions
• Community Profile, Market and Econo - c
Conditions
• Public Engagement
• Summary Revitalization Diagram
Goals, Strategies, and
Initiatives
• Economic Developmen
• Residential Life and a 4ality of Life
• Infrastructure and P •lic Improvements
• Transit, Transport, ion and Parking
• Redevelopment upport
Priority Projects
• NW 17th Avenue ommercial Corridor
Enhancement
• Small Busine . Stabilization and
Commercia •wnership Program
• Main Stre Coordination and Downtown
Activati
• Allap. ah Senior Housing and
Infrastructure Initiative
• R:.ident Stabilization and Anti-
%splacement Program
TV1/orkforce Housing near Health District
and Courts
• GSA Site Mixed -Income Residential
Project
• Community -Wide Street Lighting and
Public Safety Infrastructure
• Neighborhood Clean-up and
Beautification Initiative
• Parks and Open Space Improvement
Program
• Transit -Oriented Development (TOD)
Infrastructure Support
• Community Parking and Mobility
Management
• Pedestrian and Bicycle Connectivity
Program
Imp ementation and
Administration
• Phasing and Timelines
• Funding Sources and Partnerships
• Neighborhood Impact
Financial Projections
• Case Studies
• Legal Description
SUBSTITUTED.
Section 1
1. Executive Summary
The Allapattah Community Redevelopment Agency (ACRA) was established in 2025
to address long-standing challenges in the Allapattah neighborhood while leve
opportunities and investments. For decades, Allapattah has suffered fro
infrastructure, high poverty rates, and crime. However, recent years have bro
the area, with a wave of positive improvements, development projects, and
interest. The time is now to align redevelopment efforts with m
goals to preserve Allapattah's cultural and historical significance while en
current and future residents.
Executive Summary
the City of Miami
ging new economic
disinvestment, poor
a renewed interest in
creased private investment
et trends and community
ring equitable development for
ht
As Miami's urban core continues to expand westward, it is impe - ive to strategically plan forAllapattah's
growth. The establishment of ACRA provides the necessary to• to enhance infrastructure, support small
businesses, and foster a unique identity rooted in the neighb• hood's rich Caribbean and Latin American
heritage. Historically, Allapattah has played a vital role in M. mi's emergence as a global trade and cultural
destination, and this redevelopment plan seeks to stren• en and celebrate that legacy.
Purpose of the Redevelopment Plan
The Allapattah Community Redevelopment 'Ian serves as a strategic framework to guide the
revitalization efforts within the Allapattah C. munity Redevelopment Area (ACRA). This plan outlines
the key strategies, redevelopment goals, pr•:ram initiatives, and catalytic projects that will drive economic
growth, infrastructure improvements, a community enhancements. Rather than presenting a fixed or
exhaustive list of projects, the plan pro des a flexible roadmap that allows the CRA to adapt to emerging
challenges, capitalize on new oppo pities, and implement creative solutions that address the evolving
needs of the community.
To ensure meaningful and .stainable redevelopment, the CRA will continuously assess the area's
conditions, considering the -eds of residents, business owners, and property stakeholders. This ongoing
review process will help '4entify effective, impactful, and cost-efficient projects and programs that foster
long-term economic re ience and improved quality of life.
In accordance wit lorida's Community Redevelopment Act (Florida Statutes, Chapter 163, Part III),
the primary funng mechanism for ACRA will be tax increment revenue. Additionally, the CRA will
actively seek d leverage other financial resources at the county, state, and federal levels, as well
as public-p ' ate partnerships, to implement the initiatives outlined in the plan. This multi -faceted
approach ill ensure the successful execution of redevelopment efforts and maximize the impact of
invest nts for the benefit of the Al lapattah community.
Allapattah CRA Community Redevelopment Plan 12025 1
SUBSTITUTED.
Section 1
CRA Boundary Map
Allapatah CRA Boundary
Sr
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Miami International
Airport
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SYSIST
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20111
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Executive Summary
MT. St
sad Allapattah CRA Boundary
Downtown
,. Miami
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The proposed Allapattah CRA study ar encompasses 1,661 acres within the City of Miami. As an area
with a rich cultural heritage, impo► .nt industrial area, thriving commercial corridors, and growing
residential demand, it presents unique opportunity for redevelopment and economic growth.
However, aging infrastructure, nderutilized properties, and affordability concerns necessitate a
structured redevelopment st . -gy. The CRA will serve as a catalyst for investment, ensuring that growth
is equitable, sustainable, anommunity driven.
The proximity of Wyn ood to the east of the study area presents a valuable economic and cultural
synergy. Wynwood's .nsformation into a global arts district and innovation hub creates opportunities
for business spill • er, creative industries expansion, and tourism -driven commerce in Allapattah.
By preserving Al .pattah's industrial and cultural identity while fostering strategic partnerships, the CRA
can leverage nwood's success for sustainable economic development.
Allapattah CRA Community Redevelopment Plan 12025 2
SUBSTITUTED.
Section 2
Authority to Undertake Redevelo. ent
2. Authority to Undertake Redevelopment
This document has been prepared under the direction of the City of Mia
Community Redevelopment Agency in accordance with the Community Red
163, Part III. In recognition of the need to prevent and eliminate slum and
community, the Act confers upon counties and municipalities the aut
"Community Redevelopment".
Chapter 163 Checklist
In accordance with 163.362 Florida Statutes, the Commu
elements described below. The following section includes la
type, with a brief response to each element in italic type:
for the new Allapattah
elopment Act of 1969, F.S.
ighted conditions within the
rity and powers to carry out
Redevelopment Plan must include the
uage from the statute shown in normal bold
1) Contain a legal description of the boundaries of e community redevelopment area and the reasons
for establishing such boundaries shown in the plan.
• A legal description of the boundaries of the • apattah CRA is included in the Plan.
2) Show by diagram and in general term (a) The approximate amount of open space to be provided
and the street layout. (b) Limitations o e type, size, height, number, and proposed use of buildings. (c)
The approximate number of dwelli _ units. (d) Such property as is intended for use as public parks,
recreation areas, streets, public util' ' -s, and public improvements of any nature.
• Maps of the Allapattah CRA d a general description of the existing physical and regulatory conditions
are included in the Existi _ Conditions and Market Assessment. The area within the Allapattah CRA
remains subject to the ' ity's Comprehensive Plan and zoning regulations, which stipulate limits on
locations, sizes, heigh -tc. of dwelling units, streets, and park and recreation areas, among other things.
3) If the redevelop
element which
redevelopmen
quality, avai
ent area contains low or moderate income housing, contain a neighborhood impact
scribes in detail the impact of the redevelopment upon the residents of the
rea and the surrounding areas in terms of relocation, traffic circulation, environmental
ility of community facilities and services, effect on school population, and other matters
affecting t physical and social quality of the neighborhood.
• Nei• borhood impact is outlined within the document as well as the Redevelopment Initiatives section
t includes housing.
Allapattah CRA Community Redevelopment Plan 12025
3
SUBSTITUTED.
Section 2
Authority to Undertake Redevelo. ent
4) Identify specifically any publicly funded capital projects to be undertaken within the c• munity
redevelopment area.
• Capital projects are outlined in the Redevelopment Initiatives section. The Financial Pr
includes revenue and expense projections. Specific public capital projects are i
projections. Publicly funded projects will be evaluated on an ongoing basis.
ctions section
ntified in these
5) Contain adequate safeguards that the work of redevelopment will be carried ut pursuant to the plan.
Specific programs and expenditures must be enumerated in the Plan in ord- for the CRA to have the
authority to undertake them. CRA activities are overseen by a Board o Commissioners that meets
periodically in public session to review and monitor all CRA activities.
• The Redevelopment Initiatives and Financial Projections section include both general and specific
programs to be implemented by the Allapattah CRA.
6) Provide for the retention of controls and the establishme► of any restrictions or covenants running
with land sold or leased for private use for such period of time and under such conditions as the
governing body deems necessary to effectuate the purpo s of this part.
• Regulatory and zoning authority within the ' • is governed by the City of Miami. Any
recommendations regarding regulatory am dments and design guidelines to assist with
redevelopment efforts must be implemented • City Staff and Commission.
7) Provide assurances that there will be re
or permanently displaced from housing faities within the community redevelopment area.
• Relocation is addressed within
section includes a discussion
recommendation that the C
assistance for any persons di
8) Provide an element of
the adoption of the p
residents of low or
shortage, the reaso
cement housing for the relocation of persons temporarily
th- eighborhood Impact Statement and the Redevelopment Goals
neighborhood impacts of redevelopment. The Plan includes a
adopt a relocation policy to provide adequate protections and
laced by redevelopment activities.
sidential use in the redevelopment area if such use exists in the area prior to
or if the plan is intended to remedy a shortage of housing affordable to
derate income, including the elderly, or if the plan is not intended to remedy such
therefore.
• Housing is .'.dressed in this Plan in multiple sections, including the Introduction section; Economic
Condition and the Redevelopment Goals and Initiatives sections.
Allapattah CRA Community Redevelopment Plan 12025
4
SUBSTITUTED.
Section 2 Authority to Undertake Redevelopment
9) Contain a statement of the projected costs of the redevelopment, including the amount to .e
expended on publicly funded capital projects in the community redevelopment area anany
indebtedness of the community redevelopment agency, the county, or the municipality propos-', to be
incurred for such redevelopment if such indebtedness is to be repaid with increment revenues
• Financial projections are provided in Section 7 of this Plan. These financial projections w be reviewed
and updated at least annually so that the CRA is always able to look ahead and p for adequate
financial resources to undertake its activities.
10) Provide a time certain for completing all redevelopment financed by increm t revenues. Such time
certain shall occur no later than 30 years after the fiscal year in which the plan approved, adopted, or
amended pursuant to s. 163.361(1). However, for any agency created after y 1, 2002, the time certain
for completing all redevelopment financed by increment revenues must • cur within 40 years after the
fiscal year in which the plan is approved or adopted.
• This Plan for the Allapattah CRA is expected to sunset in 2055 (31 ears
Allapattah CRA Community Redevelopment Plan 12025 5
SUBSTITUTED.
Section 3
3. Background
Background
Allapattah, whose name originates from the Seminole word for "alligator," is one of Mia oldest and
most culturally diverse neighborhoods. Established in 1856, the area spans 4.653 sque miles and is
strategically located within the City of Miami's core, just east of Miami International Air- •rt and bounded
by major highways and the Miami River. Due to its prime location, Allapattah as long served as
a transportation and trade hub, facilitating economic activity and commundevelopment. The
neighborhood is well-connected via the Metrorail, with stations at Civic nter, Santa Clara, and
Allapattah, reinforcing its potential as a significant workforce and transit center.
Early Development & Economic Growth
Allapattah developed as a predominantly White working-class neigh, •rhood until the late 1950s, when
Miami's urban expansion led to major demographic shifts. The c' struction of Interstate 95 displaced
many African Americans from Overtown, leading to their rel• ation to Allapattah. Around the same
time, Black residents from Liberty City and Brownsville also !grated south into the neighborhood. In
the 1960s, the Cuban exile wave brought Cuban fami '-s and businesses into the area, further
transforming its cultural landscape. By the 1980s, w es of Dominicans, Nicaraguans, and later
Haitians settled in the neighborhood, creating a vibrant elting pot of Caribbean, Central American, and
Latin American influences that continue to define Alla..'tah today.
Economic expansion in Allapattah was driven . industrial growth and trade. The South Florida Rail
Corridor, running east -west between NW nd and 23rd Streets, became a key transportation
artery supporting the area's wholesale pr' . uce market, textile industry, and manufacturing sector.
The Allapattah Produce Market, Miami's I. :est open-air food distribution center, became a vital hub for
supplying local supermarkets, bod-;.s, and restaurants. Simultaneously, a thriving garment
district emerged along NW 20th S -et, attracting buyers and traders from Latin America and the
Caribbean.
Allapattah CRA Community Redevelopment Plan 12025 6
SUBSTITUTED.
Section 3 Backgro
Urban Challenges & Institutional Expansion
By the late 20th century, Allapattah's rapid industrialization brought both economic opp• unities and
social challenges. The federal government's War on Poverty initiatives in the 19• ds led to the
development of penal, judicial, and medical facilities in the area. While these institu '•ns created new
employment opportunities, they also contributed to urban congestion, increaseomelessness, and
pockets of economic distress.
Despite these challenges, Allapattah became home to Miami's Civic Center ealth District, one of the
nation's largest healthcare hubs. The district houses institutions such as:
• Jackson Memorial Hospital
• Bascom Palmer Eye Institute
• University of Miami Health System
• Veterans Administration Hospital
• Sylvester Comprehensive Cancer Center
• Ryder Trauma Center
Thousands of medical professionals, students, and pat i is pass through Allapattah daily, reinforcing the
neighborhood's role as an employment center.
Cultural & Economic Renaissance
Today, Allapattah is experiencing a new wav of revitalization, fueled by local entrepreneurs, community
organizations, and private investment. Th: eighborhood remains a vital center for trade and commerce,
with strong business corridors along 36th Street, NW 20th Street, NW 7th Avenue, NW 27th
Avenue, and NW 17th Avenue. Th: Allapattah Collaborative, CDC, a community -driven initiative, is
leading efforts to preserve the nei• » .orhood's cultural identity while ensuring equitable development.
As Miami continues to expand ' Ilapattah is uniquely positioned to benefit from its proximity to:
• Wynwood and the Mi i Design District, attracting new cultural and creative industries
• Miami International ' irport, strengthening trade and logistics opportunities
• MetroRail connew ity, promoting transit -oriented development
Despite past di ' vestment, Allapattah is reclaiming its rich heritage and economic potential. With
a diverse pop tion, strong commercial base, and emerging cultural scene, the neighborhood is poised
to become . e of Miami's most dynamic and inclusive urban centers.
Allapattah CRA Community Redevelopment Plan 12025
7
SUBSTITUTED.
Section 3 Backgro
Existing Conditions
The Allapattah Community Redevelopment Area (CRA) is characterized by a diverse mi / of land uses,
zoning regulations, and strategic opportunities for development. These existing geograical conditions
play a critical role in shaping the CRA's revitalization efforts, ensuring that red- elopment aligns
with economic growth, infrastructure enhancements, and community needs.
A scarcity of vacant, shovel -ready sites poses a challenge for large-scale new de lopment. However, this
limitation creates an opportunity to focus on redevelopment and adaptive re of existing structures.
comforr
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Miami -Dade County, FDEP, Esri, To,nTrGarmin,SafeGraph, GeoTechnologies, Inc, METI/NASA, US...
Transit -Oriented De opment (TOD) Area along NW 12th Avenue
The TOD designate' along NW 12th Avenue provides a unique opportunity to encourage mixed -
use, high -density '.evelopments that leverage public transit access. This corridor connects residents to
key destinatio such as Downtown Miami, the Health District, and Miami International Airport via
the Civic Ce er, Santa Clara, and Allapattah MetroRail stations.
Allapattah CRA Community Redevelopment Plan 12025
8
SUBSTITUTED.
Section 3
•P1
T4
T3
lk T6-8
CS
CI
D1
▪ T1
T6-12
▪ T6-24
T6-36
lb D2
▪ D3
b T6-80
T6-48
T6-60
CI -HD
rpor� a
Miami 21 Zoning Code & Land Use Diversity
Allapattah's zoning under Miami 21 presents b
The major zoning categories within the CRA in, ude:
Background
�A'eni -D., C-, , FDEP, Esri, TomT m, Garmin, SafeGraph, GeoTechnologies, Inc, METVNASA, US...
opportunities and challenges for redevelopment.
• Civic Institution - Health District Zone •range): A significant portion of the area falls under this
category, reflecting the dominance of ' Miami Health District, home to Jackson Memorial Hospital,
University of Miami Health Syst= , and the VA Hospital. This zoning supports large-scale
institutional development but ma, emit mixed -use residential and commercial growth.
• T3-0 Sub -Urban Zone (Most) esidential Single -Family) (Green): This designation covers a large
portion of the community, re 'orcingthe presence of low -density residential neighborhoods.
• T6-8-0 Urban Core Zon= (Commercial Development) (Purple): This zoning category, primarily
concentrated along N 20th Street and NW 17th Avenue, presents key commercial
corridors where mixeuse development can thrive.
• D2 Industrial Distri.r (Industrial Activity) (Grey): This zone encompasses important industrial areas
that provide jo., and economic stability for the community. Understanding these zoning
designations all• s the CRA to strategically align redevelopment efforts with land use regulations,
ensuring a .: ance between economic development, housing affordability, and infrastructure
improvem; ts.
Allapattah CRA Community Redevelopment Plan 12025 9
SUBSTITUTED.
Section 3
Airport Expy W
NW 36th St
0.3 0.6mi
Airport Espy
Dolphin Espy W
Wagner
Creek
Cvno!
NE 36th St
Mia
Background
Joacht
lYY�ff '
Miami -bade County, FDEP, Esri, mTorn, Garmin, SafeGraph, GeoTechnologies, Inc, MET/NASA, US...
Florida Qualified Opportunity Zone (NW 36th Street ' ea)
The presence of a Florida Qualified Opportunity Zone ' the northern portion of the CRA (NW 36th
Street area) creates an incentive -rich environ nt for redevelopment. Opportunity Zones
provide tax benefits to investors willing to fund pre -cts in economically distressed areas.
The Florida Qualified Opportunity Zone (QO program is a federal initiative designed to encourage
long-term private investment in economi': ly distressed areas through significant tax incentives.
Investors who reinvest capital gains int• a Qualified Opportunity Fund (QOF) that targets these
zones can benefit from tax deferrals, r . uctions on capital gains, and potential tax-free appreciation
on new investments held for at least n years.
Why It Matters for the CRA an he City
• Attracts Private Capital: e program brings new investment into underserved areas, reducing
dependency on public f ding.
• Stimulates Economic aevelopment: Increases job creation, business growth, and development of
mixed -use, afforda. - housing, and commercial projects.
• Revitalizes Com nities: Supports the CRA's mission of improving infrastructure, reducing blight,
and enhancing ality of life.
• Enhances T. Base: Long-term investments spur higher property values and business activity,
strengthe g the city's tax base and economic resilience.
Allapattah CRA Community Redevelopment Plan 12025 10
SUBSTITUTED.
Section 3 Backgro
Airport Expy W
NW 36th St
0.3 0.6mi
Dolphin Expy W
Airport Expy W
—16
0
NE 36th SL
Miami
Miami e County, FDEP, Esri, TomTom, Garmin, SafeGreph, GeoTechnologies, Inc, METI/NASA, US...
Brownfield Designation & Environmental R- ediation
A large portion of the CRA is designated a . Brownfield due to historical industrial activity. While this
designation presents challenges in re. -velopment, it also opens the door for environmental
remediation efforts that can:
• Qualify the area for state and ederal Brownfield redevelopment grants to fund cleanup and site
reuse.
• Attract eco-conscious inv:. ors interested in sustainable urban development.
• Improve public health . environmental conditions by eliminating contaminants.
By remediation and a.r ely promoting clean "sustainable" investment, the CRA can transform these
sites into thriving co ercial and mixed -use spaces.
Allapattah CRA Community Redevelopment Plan 12025
11
SUBSTITUTED.
Section 3 Backgro
■
a
0.3 0.6m
Parks
Within the study area, two key parks serve istinct yet complementary roles in the community:
Airport ExpY W
NW 36th St
Juan Pablo
Duarte Park
Wl
Dolphin Expy W
Wagner
Creek
Cana(
Moore Park
Airport Expy
NE 36th St •
wo- ich„
r
Miami
e County, FDEP, Esri, TarnTom, Garmin, SafeGraph, GeaTechnalogies, Ine, METVNASA, US...
Juan Pablo Duarte Park functions . • a true neighborhood park, offering a more intimate and
community -centered space primaril used by nearby residents. It serves as a welcoming gathering
place for local families, seniors, .nd children, reflecting the strong, close-knit character of the
Allapattah community.
Moore Park, in contrast, is . larger, regional recreational hub that includes football and baseball fields,
basketball courts, tennis 'aurts, and expansive open space. Its proximity to major highways enhances
accessibility, making i . destination for both Allapattah residents and visitors from surrounding
neighborhoods. This ival function allows the park to host broader community events and organized
sports while supp• ' ing the area's recreational needs.
Allapattah CRA Community Redevelopment Plan 12025
12
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Section 3 Background
•
•
Miami Jackson
Senior High School
Airport Expy W
raw 30.lh sr
Maya Angelou
Elementary School
Comstock
Elementary School "
Dolphin Expy W
•
•
0 3 0-brni
Schools
This Schools map of the Allapattah Communir Redevelopment Area (CRA) reveals a notable
concentration of educational institutions and ecreational spaces in the northwest and northeast
quadrants of the study area. This portion .f Allapattah, defined by its predominantly residential
character and low -scale neighborhood c mercial corridors (i.e. NW 17th Avenue), presents a
unique opportunity to reinforce the are.'. role as a livable, connected, and family -oriented community.
Wagne,
Creek
Cone(
Airport Expy W
MI
•
fly.
Santa Clara
Elementary School
•
■
• •
•
• IJ E
Miami -Dade Geun
• i
f
• •
ale**
•
•
Miami
r
DEP, Es•i, fomTom, Garmin, SafeGreph, GeoTechnofogies, Inc, METUNASA, US...
Dodge
rsrnnd
Key institutions located within this .de include Miami Jackson Senior High School (orange) on NW
36th Street, a prominent educati• al anchor in the community. Maya Angelou Elementary School and
Comstock Elementary School red), both situated along NW 19th Avenue, while Santa Clara
Elementary School (red), loced at NW 29th Terrace, further enhances the area's educational fabric.
Allapattah CRA Community Redevelopment Plan 12025 13
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Section 3
NW 36th St
NW 20th St
Airport Expy
NW 17hAve
Dolphin Expy
5
w rl.yir.
PS•glrr St
Street Network
The Street Networks map highlights the intricate inte'.lay between regional expressways and local
thoroughfares that shape circulation and land u patterns within the Allapattah Community
Redevelopment Area (CRA). Bounded by major ► :hways on three sides, the area is well -positioned
within the broader Miami transportation frame ork yet displays a diverse internal street hierarchy
that reflects its mixed -use character and histor al evolution.
Mi mi
Background
The CRA study area is framed by key reg''. al expressways:
• The Airport Expressway (State Roa. 12) borders the area to the north, offering direct access to
Miami International Airport and co ections to other major corridors.
• Interstate 95 (1-95) lies along the eastern edge, functioning as the primary north -south highway for
the region and forming a physi boundary between Allapattah and adjacent neighborhoods.
• To the south, the Dolphi pressway (SR 836) provides vital east -west connectivity, linking
Allapattah to Downtown ami, the Civic Center/Health District, and beyond.
Allapattah CRA Community Redevelopment Plan 12025 14
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Section 3 Backgro
Major North -South Streets
Within the CRA boundary, several prominent north -south streets define circulation patter , and
urban character:
• NW 7th Avenue, located closest to 1-95, serves as a commercial -industrial corridoith a distinctly
urban and industrial feel.
• NW 12th Avenue runs centrally through the study area and is distinguished b he presence of the
Metrorail line, which parallels the corridor and provides access to key trans! ' stations. This avenue
reflects a layered character: residential in the north, industrial and comm- ial near NW 20th Street,
and institutional near the southern end where it meets the Health Distr and Jackson Memorial
Hospital.
• NW 17th Avenue, forming the western edge of the CRA, offers a ► ore neighborhood -oriented
commercial environment with a lower -scale, community-servin:
Major East-West Streets
The primary east -west connectors further illustrate the d -rsity of the area:
• NW 36th Street, on the northern edge of the C
strong retail presence and regional connectivity.
• NW 29th Street intersects NW 17th Avenue
contributing to the neighborhood scale and
• NW 20th Street is a major east -west ind
connections to employment areas and
it a key economic link.
• NW 14th Street, situated at the so
connector, linking the Jackson M
and other major employment
is a heavily trafficked commercial corridor with
d supports predominantly residential uses,
cal access.
rial and commercial spine within the CRA, facilitating
ending eastward into the Wynwood Arts District, making
ern end of the CRA, functions as a critical institutional
orial Hospital and broader Health District to Downtown Miami
nters.
Allapattah CRA Community Redevelopment Plan 12025
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Section 3 Backgro
Community Profile, Market and Economic Conditions
Allapattah is located just northwest of D. ntown Miami, is a vibrant and diverse neighborhood with a
rich cultural history. Known as "Little S to Domingo" due to its large Dominican population, Allapattah
is a working-class community wita mix of residential, industrial, and commercial zones. The
neighborhood is strategically posi '.ned near major transportation corridors, including 1-95 and SR-836,
and is adjacent to the Wynwoo. • its District, a global cultural hub.
Allapattah is a historic wor ng-class neighborhood in Miami with an eclectic and rich cultural identity.
The community is know or its vibrant Dominican influence — the "Little Santo Domingo" district along
Northwest 17th Aven — as well as other Latino, Caribbean, and immigrant traditions. Local festivals,
arts, open-air marke . aces and family -owned shopper have defined Allapattah's character for decades.
At the same tim- the neighborhood's demographic profile reflects modest means: about 80% of
households rent eir homes, and the 2024 median household income is only around $31,300, indicating
many low-inc • e families. Allapattah's population of roughly 30,000 is predominantly Hispanic (nearly
80%), with . sizable Afro -Caribbean and African American minority, and a median age in the early 40s —
pointing t• an established, aging community alongside younger generations. This context underscores the
need fo redevelopment that honors Allapattah's heritage while improving economic opportunity for its
resid: ts.
Allapattah CRA Community Redevelopment Plan 12025
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Section 3 Background
Corpus Christi Catholic Church has served as an enduring anchor in the Allapattah community sinc- `s
founding in 1941. Over decades of demographic and cultural changes, Corpus Christi has contin .usly
adapted to support and enrich the neighborhood through religious services, community engayment,
cultural preservation, and humanitarian assistance. The church significantly contributes to ' .pattah's
identity and quality of life. It houses an impressive collection of Spanish Colonial and Latin • erican art,
prominently displayed in its renowned La Merced Chapel. This collection is a valuable cu ral resource
that helps maintain the community's historic and artistic heritage. In addition to its cult .I role, Corpus
Christi provides essential social and humanitarian services, including regular commu outreach, meal
distributions, clothing donations, and support for Economically, Allapattah feat es a mix of small
businesses and major employment centers. The neighborhood hosts over 1 00 businesses (from
Dominican restaurants and bodegas to auto shops and wholesalers), emplo g an estimated 37,000
workers, a number that even exceeds the resident population. Key industrie include retail and personal
services on local corridors, a thriving produce market and light ind trial sector, and significant
institutional employers in and near the Health District on the east side.
The presence of Jackson Memorial Hospital and related medical ilities within the CRA area means
health care and life sciences jobs are a major part of the local e nomy, alongside thousands of jobs in
professional services and public administration. This concen .tion of employers provides a strong
foundation for workforce initiatives, yet many Allapattah re 'rents have historically struggled to access
these quality jobs. Only about 47% of adults participate in e labor force, reflecting barriers like limited
job training, language skills gaps, and childcare needs. holistic redevelopment strategy will leverage
these anchor institutions and business assets to create pathways for local employment and
entrepreneurship.
Allapattah faces persistent redevelopment ch. -nges. Decades of disinvestment have left inadequate
infrastructure and unsafe, unsanitary conditio in parts of the neighborhood. Streets and sidewalks are
in disrepair, drainage is poor in low-lyin: pots, and some utilities and public facilities are outdated.
Crime and public safety are significant c• terns — the area's violent crime rates (especially robbery and
assault) are above national and cou ide averages, contributing to perceptions of insecurity and
deterring investment.
Demographic Highlights
• Population Estimate: 45,P i0
• Median Household In e: $36,000 (below Miami -Dade County median of $73,000)
• Ethnic Composition redominantly Hispanic (70%), with a significant African -American population
(20%) .
• Workforce: Hi_•' concentration in construction, logistics, and service industries
• Economic C. text: Allapattah is undergoing gradual gentrification, driven by its proximity to
Wynwood d Downtown Miami. However, the neighborhood faces challenges such as income
inequality aging infrastructure, and limited access to capital for small businesses.
Allapattah CRA Community Redevelopment Plan 12025 17
SUBSTITUTED.
Section 3
Background
Land and Infrastructure Current State
• Allapattah has a mix of industrial warehouses, small retail spaces, and residential properties.
• The area benefits from proximity to Miami International Airport and PortMiami, making it a logisti
hub.
• Infrastructure challenges include aging roads, limited public transit options, and underutilized in. ,stria)
spaces.
Workforce Current State
• Workforce is predominantly employed in construction, logistics, and service sectors.
• Educational attainment is low, with only 20% of residents holding a bachelor's degree ' higher.
• Unemployment rate: 5.8% (higherthan Miami -Dade County's 4.2%).
• Limited presence of tech startups or innovation hubs.
Capital Markets Current State
• Small businesses dominate the local economy, but many struggle to access .pital.
Quality of Life Current State
• Allapattah offers a rich cultural identity but lacks amenities such as p ks and recreational facilities.
• Crime rates are higherthan the Miami -Dade average, impacting p' ceptions of safety.
• Crime rate: 4,200 incidents per 100,000 residents (Miami -Dad average: 3,200).
• Park acreage per 1,000 residents:1.2 (below national avera•: of 10)
Summary
• While the neighborhood is experiencing gradual
time residents
redevelopment
investment.
• The built environment in Allapattah con
storefronts, and older residential units.
much of the land is underutilized
transportation.
• Allapattah's workforce is heavily
relatively low educational attain
is also a noticeable absence o
• The local economy is do
to capital access.
nd
trification due to its central location, many long -
remain economically vulnerab ' . The CRA can play a vital role in balancing
with affordability, preservi community identity while attracting responsible
is of a patchwork of industrial warehouses, small retail
hile this industrial character presents economic potential,
constrained by aging infrastructure and limited public
concentrated in construction, logistics, and service sectors, with
ent and an unemployment rate higher than the county average. There
nnovation-based industries.
ated by small, often family -owned businesses that face significant barriers
The CRA is uniquely ..sitioned to address Allapattah's structural challenges while preserving its identity
and supporting incl ive growth. By focusing on infrastructure, small business support, public safety,
workforce develo ent, and quality of life enhancements, the CRA can guide Allapattah toward a future
that benefits bo current residents and new opportunities.
Allapattah CRA Community Redevelopment Plan 12025 18
SUBSTITUTED.
Section 3 Backgro
Public Engagement
On March 29, 2025, a community input s: sion was held at Juan Pablo Duarte Park in Allapattah, drawing
more than 50 attendees. Participa shared insights, concerns, and priorities for the future
redevelopment of the community. Tevent attracted strong turnout and active participation, reflecting
the community's enthusiasm ancommitment to shaping a vibrant and inclusive future for their
neighborhood.
Key community insights in
• Recognition of a local
gathering place and s
• An urgent need
address safety
• Concerns re
particularly
• Specific s
schools
• Chall
sid
ded:
hurch with a private school offering scholarships, open as a community
ing further partnerships.
f. a safe, dedicated community and recreational center to support local youth,
c• cerns, and provide secure spaces, especially during evening hours.
ding neighborhood safety, emphasizing the need for improved police presence,
icers walking the beat.
ty concerns highlighted include youth vaping, the presence of smoke shop trucks near
rime, drug activity, loitering, squatting, break-ins (especially cars), and homelessness.
ges related to cleanliness, such as persistent trash accumulation, illegal dumping blocking
alks, and inadequate garbage disposal options. Attendees emphasized the need for additional
t'.sh cans and stronger accountability for local businesses to maintain their surroundings.
Allapattah CRA Community Redevelopment Plan 12025
19
SUBSTITUTED.
Section 3 Backgro
• Concerns around walkability and pedestrian safety were voiced, noting insufficient lighting, o -rgrown
tree roots obstructing bus stops (particularly on NW 17th Avenue), and unsafe routes .r children
attending school and church.
• The elderly population requires enhanced senior programming, more accessibl- transportation
options, affordable housing to prevent displacement, and improved walkability.
• Youth -focused concerns include violence, lack of safe gathering spaces or organiz activities, and the
need for structured programs similar to those found in other parts of the city.
• Business -related challenges discussed include excessive red tape impeding s .II business operations,
insufficient engagement in community upkeep, and issues with studen congregations leading to
perceptions of insecurity.
• Cultural and social enhancement initiatives were noted, emphasizing the community's identity captured
by the phrase "Somos Allapattah," reflecting pride and collective iden
Participants underscored the importance of partnerships with maj• local organizations to address these
concerns effectively. The collective feedback from this session help inform strategic directions within
the CRA redevelopment plan, ensuring that community priori '-s are central to revitalization efforts.
•=1.1.1411111111111111C
Allapattah CRA Community Redevelopment Plan 12025
SUBSTITUTED.
Section 3 Background
Key Community Themes:
1. High Community Interest and Optimism
• Residents expressed excitement about the CRA process and a strong desire to see posit
changes that reflect Allapattah's potential. There is growing momentum and collective en
together for equitable development and cultural preservation.
2. Need for Greater Collaboration Among Organizations
• A recurring theme was the importance of connecting and coordinating communi •rganizations, many
of which currently operate in silos. Residents emphasized that a CRA can sereas a unifying platform
to align goals, strategies, and resources to maximize impact.
• The SOMOS ALLAPATTAH initiative was recognized as a promising exa ►.le of collective leadership
and community pride.
, visible
to work
3. La Placita as a Cultural and Economic Anchor
• The La Placita produce market was frequently mentioned as a b: oved landmark and local economic
driver. Its continued enhancement and integration into broader -development efforts were viewed as
essential for preserving Allapattah's identity and supporting s r .II business growth.
4. Urgent Need for Transit Improvements
• Participants voiced serious concerns about the cond ons of local transit stops, particularly around
MetroRail stations and bus routes. There is a clear eed for safer, cleaner, and better -lit stops, along
with improved pedestrian access and wayfinding.
5. Desire for an Updated Community Center
• The need for a modernized communii center was strongly supported, especially for youth
programming. Residents envision a spar- that supports after -school programs, workforce training,
entrepreneurship, and cultural activitie
6. Strengthening the Local Econom and Industrial Jobs
• The community views Allapatta► industrial base as a strength and a vital source of employment and
entrepreneurial opportunity. ere is strong support for maintaining this identity while exploring ways
to modernize, innovate, anonnect industrial businesses with residents.
7. Revitalizing NW 17th venue — Allapattah's Main Street
• There was consensu on the need to reinvigorate NW 17th Avenue, both visually and economically.
Suggestions includ:. storefront improvements, public art, streetscape upgrades, and efforts to support
local businesses d cultural events that activate the corridor.
8. Supportfo' ransit-Oriented Development (TOD)
• There is ong community alignment with the concept of Transit -Oriented Development along NW
12th A nue and near MetroRail stations (Allapattah, Santa Clara, Civic Center). Residents support
mixe' use developments where people can live, work, study, and play within walkable distances.
Allapattah CRA Community Redevelopment Plan 12025 21
Section 3
SUBSTITUTED.
PIECE ANALYSIS OF
ALLAPATTAH CRA
PRESERVE
20th Street
Allapattah Historic District (Culture)
Churches
Historic Significance
Iglesia Betania
Little Santo Domingo
Parks, Recreation, Trees
Theatres
ENHANCE
Affordability
Animal Control
City Promises
Cleaning
Help the needy
Non Profit Opportunities
Parks
Sidewalks
Streets
Wagner Creek -waterfront , cess
Walkability
Pot Holes on 17th Ave.
Bus Stop
30th St.
CAPITALIZE
Arts Center
Business Impprovment Programs
Community Center
Culture
Green Spaces
History
Little Santo Domingo
Location
Theatre
Background
INV ST
17t ' ve redesign
20th Commercial areas
ordable Housing
Community Center
Community Clean Up
Entrepreneurial Incubator
Juan Duarte Park
Youth Programs
Safer streets around HS
Small businesses
Transit stops, Trolley
Walkability
EXPOSE
Abandoned rail tracks
(make Pedestrian Park)
Citi Church
City Christian Academy
Community Organizations
MDC
Parks
Small businesses
Transit Stops
Waterfront
YMCA
Allapattah CRA Community Redevelopment Plan 12025 22
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Section 3 Backgro
Summary of the Key Input from Surveys
Community feedback for the Allapattah CRA project underscores a deep pride in the n- •hborhood's
cultural identity, strong sense of community, and central location. Survey respon -s •consistently
highlighted Allapattah's welcoming atmosphere, where residents feel connecteand supported,
describing the area as "kind and friendly," "united," and reminiscent of their ' ountry of origin."
Respondents expressed strong interest in enhancing programming and ameniti=. for youth, including
entertainment options and structured activities. Economic development is a ke eme, with community
members requesting greater access to business loans, more health -focused es ':.lishments (such as gyms
and smoothie bars), and affordable housing opportunities.
Public realm improvements were also top of mind. Residents emp sized the need to beautify and
activate public spaces, including painting the train station pillars, imp►.ving bus stop shelters and seating,
and ensuring safety and accessibility for the elderly. Cleanliness a . maintenance were also noted, with
requests to address street cleanliness and improve general upke
Across all responses, there is a consistent call for more t sit options, increased grocery access, and a
more visible public safety presence. The community'' appreciation for existing parks and open
spaces reflects the importance of continuing to invo. in the neighborhood's livability and cultural
expression. Overall, the input reflects a cohesi - and passionate community seeking strategic
investments that preserve Allapattah's unique char.cter while expanding opportunity, safety, and quality
of life.
V
Allapattah CRA Community Redevelopment Plan 12025
23
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Section 3
Summary Revitalization Diagram
.413,7
Map Key
1. NW 17thAvenue Commercial
Corridor Enhancements
(Local Businesses and
Entrepreneurship)
2. NW 36th Street and NW 20th
Street Public Improvements
(Commercial Corridors)
3. NW 12thAvenue
Transit -Oriented Development
(TOD) Infrastructure Support
(Transportation and Connectively)
4. Neighborhood Clean -Up and
Beautification Initiative (Quality of
Life)
5. Industrial Hub Infrastructure
Improvements (Jobs and Business)
6. Health District and Governmental
Area Parinerships (Education and
Healthcare Jobs)
7. Parks and Open Spaces
Improvements (Quality of Life)
god
i
0
ope Radius
0
Juan Pablo
Duarte Perk
Allapattah
Station -
Santa Cla
Station
UHealthr Jackson
Station
0.5 1 Miles
1
MIN 1.,111
Moore
Park
Backgro
«Eon
,gis,H
Proposed Allapattah CRA Boundary �TM ne
117011
lied II IH
YEATRII
1.1E920 St
2151-51
...IT,.
NEE w
p ..,war
tr, TER
z.g,�», c,
ffiNV"
Pat 50.19i
The Allapattah CRA Revitaliz. ion Diagram visually illustrates the core strategies aimed at transforming
Allapattah into a thriving, c• netted, and inclusive urban district. The diagram highlights key corridors,
districts, and nodes of inv- tment that align with community priorities and the CRA's long-term goals.
• NW 17th Avenue ommercial Corridor is positioned as the heart of local business revitalization and
entrepreneurship featuring facade improvements, public art, and activation of storefronts.
• NW 36th Streand NW 20th Street are emphasized as key east -west commercial corridors, targeted
for streetsc..e enhancements and public realm improvements to support small business visibility and
access.
• NW 1 Avenue anchors a Transit -Oriented Development (TOD) zone, linking residential and
empl. ment centers to MetroRail and bus transit, with planned infrastructure upgrades to support
wa .bility and multimodal access.
ighborhood Beautification Initiatives support the diagram's focus on quality of life, with
mprovements in sidewalks, lighting, and code enforcement to enhance the residential environment.
Allapattah CRA Community Redevelopment Plan 12025
24
SUBSTITUTED.
Section 3 Background
• The Industrial Hub is highlighted for targeted infrastructure improvements, sustaining and growing
area's role as a job center for skilled trades, logistics, and production industries.
• The Health District and Government Complex are shown as regional anchors for ed ation,
healthcare, and government employment, with opportunities for workforce housing and i . itutional
partnerships.
• Parks and Open Spaces, including Juan Pablo Duarte Park and Moore Park, are integrateinto the plan
as essential nodes for community wellness, recreation, and cultural activity.
The diagram reinforces a vision of connected main streets, vibrant commerci. corridors, modem
infrastructure, and inclusive neighborhoods, supported by strategic investm- s and public -private
collaboration.
Allapattah CRA Community Redevelopment Plan 12025 25
SUBSTITUTED.
Section 4
4. Goals, Strategies & Initiatives
The following redevelopment framework is organized into four core focus areas:
1. Economic Development
2. Residential & Quality of Life
3. Infrastructure & Public Improvements; and
4. Transit, Transportation & Parking
Redevelopment Goals
Each section lists the broad Goals, specific Strategies to achieve those goals nd key Initiatives proposed.
After each strategy, a brief explanation ("Why This Matters") highlight its importance to Allapattah's
community benefits.
By setting clear and broad objectives, the ACRA ensures a balance
staff to pursue strategic partnerships, implement impactful prog
align with the community's needs.
This proactive strategy empowers the CRA to:
pproach to redevelopment, enabling
s, and utilize redevelopment tools that
• Address critical challenges, such as aging infrastructu, housing affordability, and economic disparities.
• Leverage public and private investments to stre : hen Allapattah's business environment and cultural
identity.
• Enhance livability and sustainability through proved public spaces, transportation connectivity, and
community -driven initiatives.
Through coordinated efforts, the AC
ill foster long-term economic resilience, equitable growth, and
an enriched quality of life forAllapattar esidents, businesses, and stakeholders.
Allapattah CRA Community Redevelopment Plan 12025 26
SUBSTITUTED.
Section 4 Redevelopment oals
1. Economic Development
Strengthen Allapattah's local economy by fostering business growth, attracting investme
the neighborhood's identity as a culturally rich economic hub.
Goals:
1. Spurgrowth of local businesses and entrepreneurship in Allapattah.
2. Increase employment opportunities and workforce skills for area reside
3. Attract new investment and development that create jobs while .mplementing the community's
character.
4. Strengthen local businesses and improve commercial corridors.
and reinforcing
Allapattah CRA Community Redevelopment Plan 12025
27
SUBSTITUTED.
Section 4 Redevelopment
Goal 1.1: Spur growth of local businesses and entrepreneurship in Allapattah.
oals
Strategy: Support and expand small businesses through financial assistance, techni training, and
corridor revitalization programs.
• Establish a Small Business Grant/Loan Fund to provide low -interest loans, '. ade improvement
grants, and equipment financing for qualifying local businesses (with an mphasis on longtime
establishments along NW 17th Avenue and 20th Street).
• Work with the Main Street Program, offering merchant tech ' al assistance, storefront
beautification, and other qualifying assistance to boost foot traffic in e district.
• Create a Business Incubator or Co -Working Hub on a C' • .wned or leased property to
nurture local startups, artisans, and food entrepreneurs .roviding affordable workspace,
mentorship, and shared services. This could focus on industr s tied to Allapattah's heritage (e.g.
food, fashion, art) and emerging opportunities (e.g. tech or ealthcare support services).
Why This Matters: Allapattah's mom-and-pop shops and locall, •wned businesses are the backbone of its
economy and culture; helping them thrive will create local job .nd preserve the community's identity.
Entrepreneurial and Business Development Potential
ACRA envisions Allapattah as a thriving hub for local trepreneurs. The next generation of business
owners in the neighborhood will have the opportu ty to establish unique ventures that fill market gaps
within Miami while preserving Allapattah's distin. identity. Potential business developments include:
• Hip, urban retail with a Caribbean twist: "ashion boutiques, artisan craft shops, and specialty stores that
showcase Afro -Caribbean and Latin • erican cultures
• Culinary hotspots: A food district c: -brating Dominican, Cuban, Haitian, Puerto Rican, and other Latin
American cuisines, with food hall open-air markets, and farm -to -table concepts
• Public art and cultural galleries: ' owcasing local and international artists, making Allapattah
a destination for creatives an' art enthusiasts
• Culinary gardens and micr. farms: Supporting sustainable urban agriculture and food -based
entrepreneurship
• Entertainment and m c venues: Highlighting Caribbean and Latin American rhythms in a
uniquely Miami sett
• Tech and innovatspaces: Providing co -working hubs and incubators for minority -owned businesses
and startups
Allapattah CRA Community Redevelopment Plan 12025
28
SUBSTITUTED.
Section 4 Redevelopment Goals
Goal 1.2: Increase employment opportunities and workforce skills for area residents.
Strategy: Implement targeted workforce development and job placement initiatives linking
residents to quality jobs in growth sectors.
• Partner with major employers (Jackson Health System, Miami Dade College, etc.
Workforce Training Center in Allapattah. The center would offer vocation
certifications in healthcare, construction trades, technology, and hospitality — fi
demand in the area.
• Create a Local Hiring and Apprenticeship Program requiring or
development projects and businesses in the CRA hire a percentage of
community. The CRA can facilitate this through job fairs, a local resu
pipelines (for example, connecting Allapattah youth with inter
construction firms building in the area).
• Within the provisions of the Redevelopment Act, collabora
institutions to support their efforts to provide ESL and Job
Creole) so that language is not a barrier to employment.
or stipends for trainees to enable broad participation,
have lower labor participation rates). While the
operational funding to nonprofits or directly sup
work on real estate solutions the provide opera
CRA.
g
s
lapattah
o establish a
programs and
with strong job
centivizing that new
mployees from the local
bank, and apprenticeship
ips at the hospital or with
with nonprofits and educational
adiness classes (e.g. in Spanish and
mplement this with childcare support
specially among women (who currently
RA may not be permitted to provide
rt their provision of services, the CRA can
space that houses these activities within the
Why This Matters: Local unemployment and und- -mployment remain issues despite the abundance of
nearby jobs — investing in workforce training ens es that redevelopment benefits residents by increasing
their incomes and economic mobility.
Allapattah CRA Community Redevelopment Plan 12025 29
SUBSTITUTED.
Section 4
Redevelopment Goals
Goal 1.3: Attract new investment and development that create jobs while complementing the
community's character.
Strategy: Attract and guide new investment into Allapattah that creates jobs and services for res' . ents,
while avoiding displacement of local businesses.
• Proactively market key underutilized sites (such as vacant lots or warehouses) for ixed-use
development that includes commercial spaces for job -creating businesses (office•, retail) and
affordable retail stalls for local vendors. The CRA can offer incentives like TIF rec..' ures or work
with the City on expedited permitting for projects that meet community cri is (e.g. provide
living -wage jobs or essential services like a grocery store).
• Leverage the 18-acre GSA site redevelopment as a catalytic project. Ensu the master plan for
this site includes not only affordable and workforce housing (detailed in e housing section) but
also space for economic drivers — for example, a technology/innovon campus, a vocational
school, or a community marketplace that creates jobs. This publ'land gives the community
bargaining power to require commercial components that hire .cally and possibly a business
incubator space on -site.
• Engage Allapattah's anchor institutions (hospitals, schools, d large employers) in a formal
Anchor Procurement Program to boost local business;. For instance, hospitals could be
encouraged to source catering, linens, or maintenance s- ices from Allapattah small businesses,
injecting revenue into the neighborhood. The CRA .n help coordinate contracts and build
capacity so local firms can meet procurement needs.
• Collaborate with Miami Police Department to ins'. I enhanced public safety infrastructure along
commercial corridors (NW 17th Avenue, NW 0 h Street, NW 36th Street). This may include
Real -Time Crime Center (RTCC) technolo•' -s such as advanced surveillance cameras, license
plate readers (LPRs), and drone -based res..nse systems.
Why This Matters: Outside investment can brin eeded supermarkets, banks, and employers to the area,
but it must be managed so that it complem: is the local economy rather than displacing it. Strategic,
community -aligned development can revita ' e vacant sites and expand amenities available to Allapattah
residents. Investments in safety directly en' •urage customer and investor confidence, stimulating economic
growth and commercial vitality in Allapa . h.
Allapattah CRA Community Redevelopment Plan 12025 30
SUBSTITUTED.
Section 4 Redevelopment
Goal 1.4: Strengthen local businesses and improve commercial corridors.
Strategy: Enhance public safety to support local businesses and economic activity.
• Utilize Community Policing Innovations to support the expansion and integrate. of Miami PD's
Real -Time Crime Center capabilities within Allapattah. Fund the installation o'.dditional
surveillance cameras and license plate readers (LPRs) at strategic locations ':entified by Miami
PD, such as commercial corridors, parks, and identified crime hotspots.. 'aluate and potentially
fund advanced analytics tools to detect and mitigate illegal dumping, dr related activities, and
other crimes. Consider pilot programs such as Drone as First Resp• der (DFR) to enhance
public safety responses.
• Allocate flexible funding for Miami PD to utilize overtime patro or establish dedicated
community -oriented policing teams to rapidly respond to shi ► g crime trends or safety concerns
within Allapattah's business districts and neighborhoods abe the adopted levels of service for
policing in the area.
• Support flexible policing measures as permitted by sta e, such as overtime patrols or dedicated
community policing teams, allowing rapid responses • crime and safety concerns along business
corridors.
oals
Why This Matters: Improving safety infrastructure will redly bolster local businesses by reducing crime,
enhancing visitor and customer confidence, and forte' g an environment attractive to investment.
Enhanced police resources ensure swift and tailoreresponses to emerging safety issues, promoting long-
term stability in commercial and residential area
Strategy: Support for Small Business Own: ship and Commercial Property Acquisition
• Develop a Commercial Acquisi 'in Fund specifically aimed at assisting existing small businesses in
acquiring their commercial spes to prevent displacement and stabilize the local economy.
• Establish a "First -Time Co ercial Buyer Program" providing gap financing or down payment
assistance for small burin- ses to purchase storefronts.
Why This Matters: Increasing 'or., business ownership creates long-term economic resilience, prevents
displacement, and preserves t cultural character ofAllapattah's commercial corridors.
Strategy: Flexible Small B siness Support Programs
• Provide grant o small businesses for interior code compliance improvements, facade
enhanceme' s, signage, and small infrastructure improvements like paving and landscaping.
• Develop • reamlined permitting support ("permit clinics") in partnership with the City and
Coun o expedite permitting processes and reduce barriers for local businesses.
• Sup..rt enhanced, community -oriented code enforcement targeting illegal dumping, mold
re ediation, and property neglect, while explicitly protecting vulnerable populations from
splacement or financial hardship due to enforcement actions.
Why T Matters: Streamlined support systems reduce financial strain on businesses, enabling sustainable
gro and operational stability. Thoughtful code enforcement improves the overall quality of life without
exrbating displacement pressures, enhancing neighborhood appearance, public health, and community
p de.
Allapattah CRA Community Redevelopment Plan 12025
31
SUBSTITUTED.
Section 4 Redevelopment oals
2. Residential Life & Quality of Life
Create a diverse, healthy, and affordable housing mix to accommodate Allapattah's growing population
while improving residents' quality of life.
Goals:
1. Expand the supply of affordable and workforce housing to meet comm ity needs and reduce cost
burdens on residents.
2. Improve quality of life by enhancing safety, cleanliness, and access '. community amenities (parks,
cultural facilities, social services).
3. Preserve Allapattah's community fabric and maintain the tural diversity and pride of the
neighborhood.
4. Expand housing affordability and prevent displacement.
5. Employment Center Housing - Health District and Courts orkforce Housing
Allapattah CRA Community Redevelopment Plan 12025
SUBSTITUTED.
Section 4 Redevelopment Goals
Goal 2.1: Expand the supply of affordable and workforce housing to meet community need and
reduce cost burdens on residents.
Strategy: Prioritize housing affordability and anti -displacement programs to keep Allapattah esidents in
their community.
• Clearly define housing affordability and workforce housing categories spec' ally based on
Allapattah's actual median income (approximately $31,300 annually), distinguish' g it from county-
wide guidelines. Explicitly require new CRA-funded housing initiatives to targe ese locally relevant
income ranges.
• Develop new affordable housing on publicly owned land. A flagship itiative is the GSA site
workforce housing development, which could yield a significant nu ' er of affordable units for
families and seniors. The CRA will coordinate with the City to move t► s project forward, potentially
through a public -private partnership that guarantees long-term affo'iability (e.g. via a land lease or
covenant). Other smaller CRA-owned parcels can be used for i ' affordable housing or live -work
housing for local artists and workers.
• Implement an Affordable Housing Trust Fund or Set -Aside ing a portion of CRA tax -increment
funds dedicated to housing projects. This fund can help fir.nce the gap in new affordable housing
deals, preserve existing affordable apartment buildin• (through acquisition or rehab loans to
landlords who keep rents low), and support non -pre it developers or a community land trust in
buying properties.
• Launch a Housing Preservation Program to assist rrent residents. This includes property tax relief
or grants for low-income senior homeowners s• hey can afford to stay in their homes despite rising
values, and work with partners to identify oppV unities to help cost -burdened renters.
• Prioritize CRA funding and coordination fsenior-specific affordable housing developments and
supportive infrastructure, including enha ed sidewalks, ADA-compliant curb ramps, senior -friendly
transit improvements, and targeted saf- enhancements.
• Deploy anti -displacement initiative including eviction prevention programs, direct housing
rehabilitation grants, and financial . sistance for long-term residents and seniors impacted by rising
property values and redevelopmt pressures.
• Prioritize long-term affordabi by incentivizing projects that maintain affordability for extended
periods through rent gap as tance for operations or infrastructure support rather than only upfront
development costs and in ement recapture programs.
Why This Matters: With s' . ring rents and redevelopment pressures, many Allapattah families are at risk
of being pushed out. En ring a stable supply of affordable homes and protecting existing residents from
displacement is crucial .r maintaining the community's social fabric and preventing homelessness. Matching
housing affordability directly to neighborhood income ensures effective displacement prevention and
supports commun stability. Focused senior housing and infrastructure helps protect vulnerable residents
from displacemo t pressures, improving safety and quality of life. Ensuring residents can remain in their
homes is vitto preserving Allapattah's unique community and cultural identity amid redevelopment
pressures.
Allapattah CRA Community Redevelopment Plan 12025 33
SUBSTITUTED.
Section 4
Redevelopment Goals
Goal 2.2: Improve quality of life by enhancing safety, cleanliness, and access to community amenities
(parks, cultural facilities, social services).
Strategy: Enhance public safety, cleanliness, and health in residential areas through environmental ' esign
and community programs.
• Increase community policing and safety infrastructure. The CRA may support targeted '•mmunity
policing pilot programs — such as limited overtime details or specialized patrols, in oordination
with MPD, consistent with F.S. 163.340(11), to address crime hot spots beyond ormal service
levels. Improving street lighting and eliminating dark, abandoned corners is roven to deter
crime. Where appropriate, work with neighborhood watch groups and tho police to create a
"Safety Ambassador" program employing residents to monitor and repo ssues on the streets
(similar to a BID safety patrol concept). Consider retaining security amba adors for boots on the
ground in the main commercial corridors. These ambassadors can su..lement and work closely
with Miami Police and provide a resource for both police and th business community. They
would take a personal approach to working day to day with e business community and
residents.
• Tackle blight through a Clean & Green Allapattah initi. ve. This would involve regular
neighborhood clean-ups, trash and graffiti removal fun. d by the CRA, and beautification
projects like community murals. Funds could be allocate. or a dedicated "Rapid Response" team
that addresses illegal dumping, overgrown lots, or c' .e violations quickly. Not only will this
improve aesthetics, it also fosters pride among resid- 's and discourages further vandalism.
• Collaborate with social service providers to addr: s homelessness and health issues. The CRA
may support targeted community policing pilo .rograms — such as limited overtime details or
specialized patrols — in coordination with MP I consistent with F.S. 163.340(11), to address crime
hot spots beyond normal service levels.
Why This Matters: Reducing crime and impro g the look and feel of Allapattah's streets will directly
improve residents' day-to-day life. A safer, cleer neighborhood not only benefits current residents' well-
being but also encourages positive invest t (when people see that the community is cared for and
secure).
Allapattah CRA Community Redevelopment Plan 12025 34
SUBSTITUTED.
Section 4 Redevelopment
oals
Goal 2.3: Preserve Allapattah's community fabric and maintain the cultural diversity and de of the
neighborhood.
Strategy: Invest in community amenities and programs that enrich daily life — parks, r
culture — while celebrating Allapattah's heritage.
• Upgrade and expand parks and recreational facilities. Key projects might
Pablo Duarte Park with new playgrounds, sports fields, landscaping, and
land is available, the CRA could help develop a new pocket pa
residential pockets. Green spaces encourage healthy activity for y
relief in a dense urban setting.
• Establish a real Community Center or help expand the Al
creating a hub for after -school programs, senior activities,
offer meeting space, a technology lab, and arts workshops.
the center might host events like a Dominican Heritag
ensuring that as the area grows, its cultural traditions a
• Support public art and cultural preservation projec
murals and sculptures celebrating Allapattah's h
Afro -Caribbean leaders or the area's agricultu
small neighborhood museum/exhibit perha
Such efforts instill pride in residents and e
is special and worth preserving amidst c
Why This Matters: Quality of life is not jus
gather, play, and celebrate culture. By imp
programming, the CRA can strengthen n
human aspect of Allapattah, not just th
Strategy: Development of Cultur
• Support the develop
Cultural Center or
focused activities.
• Collaborate on
events, small
Why This Matters:
promotes cultural i
th
eation, arts, and
lude renovating Juan
hting for evening use. If
or two in underserved
and families and provide
attah YMCA or similar facility,
a►: cultural events. This facility could
pping into Allapattah's artistic streak,
estival, food fairs, or live music nights,
kept alive and shared.
. The CRA can commission local artists for
ory (for example, depicting Dominican and
past). It can also fund oral history projects or a
in a local library, to document Allapattah's story.
cate newcomers, reinforcing why the neighborhood
ge.
about bricks and mortar; it's also about having spaces to
ving parks and community facilities and supporting cultural
hborhood bonds and ensure that redevelopment enhances the
hysical environment.
enues and Gathering Spaces
nt of cultural and community venues, including a potential Allapattah
liar gathering spaces that can house cultural, educational, and community-
ating "resilience hubs" or similar multi -functional spaces that support cultural
siness incubation, and community services.
oviding spaces for culture and community interaction strengthens community ties,
ntity, and creates economic opportunities tied to arts, culture, and tourism.
Strategy: Sup. •rtfor Nonprofits through Real Estate and Facility Development
• Do-elop strategies and partnerships to create affordable operational space for legitimate,
mmunity-serving nonprofits through direct CRA investments or public -private partnerships,
without direct grants to nonprofit operations.
Why is Matters: Nonprofits are vital for community stability, advocacy, and social services. Supporting
the • entities through facility investment strengthens the community and helps eliminate the conditions of
b • ht without violating CRA funding restrictions.
Allapattah CRA Community Redevelopment Plan 12025
35
SUBSTITUTED.
d clearly define
come for projects
require affordability
households earning up
fined as 80%-140% AM I.
efined income groups.
initiatives to develop senior-
provements for seniors. These
curb ramps, senior -friendly transit
ally serving senior residential areas.
: Deploy a robust package of anti-
ograms and direct financial assistance for
-term residents (particularly seniors).
: Ensure that CRA housing initiatives explicitly
OME, General Obligation Bonds, and surtax
mi's Public Works Department to align affordable
ure improvements in identified low-income census
ability standards aligned with neighborhood incomes ensures new
esidents, mitigating gentrification and displacement and maintaining
a significant and vulnerable segment of Allapattah's population.
re ensure seniors remain safe, secure, and active within their community.
asures safeguard Allapattah's residents from market -driven pressures,
s social fabric and allowing residents to benefit from redevelopment. Strategic
esource efficiency, ensures comprehensive community improvements, and
success of affordable housing developments and neighborhood infrastructure
Section 4
Redevelopment
Goal 2.4: Expand housing affordability and prevent displacement.
Strategy: Comprehensive affordable housing and anti -displacement measures.
• Clearly Defined Affordability and Workforce Housing Guidelines: Establish
housing affordability categories reflective of Allapattah's median household
utilizing increment revenue which do not use other funding sources whi
based on the County's median income. Affordable housing should to
to 80% of the Area Median Income (AMI), with workforce housing
Require that all CRA-funded housing initiatives explicitly serve then
• Senior Housing and Infrastructure Program: Implement targete
friendly affordable housing units and support infrastructure
improvements will include sidewalk repairs, ADA-complia
shelters, improved street lighting, and transit options specif
• Anti -Gentrification and Resident Stabilization lnitiativ
gentrification measures, including eviction prevention
housing improvements and repairs for vulnerable to
• Integrated Housing and Infrastructure Coordinate
leverage citywide resources including CDBG
funds. Coordinate closely with the City of
housing investments with targeted infrastr
tracts within Allapattah.
• Prioritize CRA funding for senior ousing developments combined with senior -specific
infrastructure improvements inclu.' g ADA-accessible sidewalks, street crossings, enhanced
lighting, and accessible publictran ' options.
oals
Why This Matters: Setting realistic affo
housing meets the needs of existin
community diversity. Seniors for
Dedicated housing and infrastru
Proactive anti -displacement
preserving the neighborhoo
coordination maximizes
supports the long -ter
projects.
Allapattah CRA Community Redevelopment Plan 12025
36
SUBSTITUTED.
Section 4 Redevelopment Goals
Goal 2.5: Employment Center Housing — Health District and Courts Workforce Housing
Strategy: Identify and Facilitate Workforce Housing Sites
• Conduct an inventory and analysis of underutilized and vacant properties near the H:. th District,
Jackson Health System, and the Courts suitable forworkforce-orientedresidential • -velopment.
• Develop and maintain a proactive land -banking or land acquisition strategy o secure sites
specifically for employment -focused housing projects.
Strategy: Employer Partnerships for Workforce Housing
• Establish formal partnerships and collaboration agreements with or employers (such as
Jackson Health System, Miami -Dade County Courts, and University Miami Health System) to
jointly develop workforce housing solutions specifically targeting the employees.
• Provide incentives, expedited permitting, and potential infrastr ure cost -sharing arrangements
to encourage employer participation in workforce housing initi Ives.
Strategy: Tailored Housing Affordability Programs
• Develop customized affordability guidelines aligned wi the salary structures and income levels
of workers in the Health District and Courts areas • ensure realistic and sustainable housing
affordability.
• Implement targeted homeownership assistance, -ntal rate guarantees through CRA-supported
development, and first time homebuyer ass '• ance specifically designed for healthcare, court
system, and educational workers within the o ployment center area.
Why This Matters: Developing housing close . major employment hubs reduces commuting times,
alleviates transportation congestion, stabilizes mployment retention, supports community stability, and
directly contributes to the overall economic a,: social health of Allapattah.
Allapattah CRA Community Redevelopment Plan 12025 37
SUBSTITUTED.
Section 4
3. Infrastructure & Public Improvements
Redevelopment Goals
Improve public spaces, streetscapes, and infrastructure to create an attractive, walkable, and business -
friendly environment.
Goals:
1. Modernize infrastructure systems (streets, drainage, water/sewer, utilities) to support rrent residents
and future growth.
2. Improve the public realm — streetscapes, lighting, landscaping, and open spaces, to - ake Allapattah a
more attractive, livable neighborhood. Improve neighborhood safety through st egic infrastructure.
3. Enhance resilience to environmental challenges, ensuring the community is saf from flooding and
climate impacts while promoting sustainability.
Allapattah CRA Community Redevelopment Plan 12025 38
SUBSTITUTED.
Section 4 Redevelopment
oals
Goal 3.1: Modernize infrastructure systems (streets, drainage, water/sewer, utilities) to supp• current
residents and future growth.
Strategy: Invest in critical infrastructure upgrades — from underground utilities to su ce drainage — to
address long-standing deficiencies in Allapattah's built environment.
• Conduct a comprehensive Infrastructure Needs Assessment in the first y::rto map out priority
projects (e.g. which streets have the worst drainage flooding or water pssure issues). Based on
this, allocate CRA funds (in coordination with City capital bud 's) to projects such as:
stormwater drainage improvements in flood -prone zones along t► - Miami River and low-lying
intersections; replacement of old water and sewer lines that fre. -ntly break in older residential
sections; and undergrounding of electrical lines or hardenetility poles in key corridors to
improve resilience during hurricanes.
• Coordinate with county and state agencies on major pu. c facility projects. This could include
advocating for modernization of the Allapattah Metror.il Station and its surroundings (better
lighting, elevators, signage) as part of the county tran ' upgrades, or coordinate with the School
Board on potential enhancements to school facilities at serve as community storm shelters, such
as generator installations or public -access impro ments, provided these are not already in any
funded capital plan. The CRA may contribute atching funds for these specific shelter -related
upgrades to accelerate their completion..
• Implement a Smart City pilot program in t • district: for instance, installing smart streetlights that
improve energy efficiency and can also .st public Wi-Fi or sensors, and putting in digital kiosks
at bus stops that provide transit info . d local announcements. These enhancements signal that
Allapattah is embracing innovation, . d they directly benefit residents with better connectivity and
safety.
• Implement fiber-optic and cell ar-based surveillance solutions to support RTCC integration,
enhance public safety, and re. ,ce illegal dumping across Allapattah.
Why This Matters: Many of All..attah's infrastructure elements are decades old and were cited as
inadequate in the finding of nessity for a CRA. Upgrading these systems is foundational for any
redevelopment: new housing d businesses can only thrive if they have reliable utilities, dry streets after
rain, and basic city services. odern infrastructure also improves public health and safety for residents (for
example, cleanerdrinkin• ater, reduced flooding, and fewer power outages).
Allapattah CRA Community Redevelopment Plan 12025
39
SUBSTITUTED.
Section 4 Redevelopment
Goal 3.2: Improve the public realm — streetscapes, lighting, landscaping, and open spac
Allapattah a more attractive, livable neighborhood. Improve neighborhood safety thr
infrastructure.
oals
, to make
gh strategic
Strategy: Streetscape and public space enhancements to improve walkability, aesth- cs, and the overall
public realm in Allapattah.
• Invest in upgraded LED lighting and pedestrian -scale street lighting alo': commercial corridors,
residential streets, and parks. Install safety -focused infrastructure e speed bumps, raised
crosswalks, and curb extensions in areas identified by Miami PD .nd Public Works as safety -
critical.
• Ensuring residents can remain in their homes is vital to presery
and cultural identity amid redevelopment pressures. Exe
project on NW 17th Avenue (the heart of Little Santo D
and repairing sidewalks, installing ADA-accessible cross
adding planters, upgrading street lighting to pedestria
(benches, trash bins) and wayfinding signage. A
visitors to local businesses and improve safety for
• Similarly, improve other key corridors such as
20th Street (which connects east to Wynw
crossings near busy intersections, and con
allows. For NW 36th Street, partner w
improvements include landscaping an
high-speed roadway.
• Enhance and activate public open .paces. In addition to parks, look at smaller interventions like
transforming vacant lots or u .erused corners into mini -plazas or community gardens. For
example, a vacant lot near a c' mercial node could be turned into a public plaza with seating and
perhaps a weekly farmersarket. The CRA can also install public art in these spaces or on
medians (in collaboratio► with the cultural initiatives above) to create a unique sense of place.
These improvements r ske Allapattah more beautiful and user-friendly for everyone.
• Enhanced Lighting a Safety Infrastructure: Fund the installation of improved lighting, particularly
LED and pedestri. -scaled lighting, along commercial corridors, residential streets, parks, transit
stops, and near hools to enhance visibility, reduce crime, and improve pedestrian safety. Install
traffic-calmin• ievices such as speed bumps, speed tables, curb extensions, and clearly marked
pedestrian osswalks in identified high -risk locations.
g Allapattah's unique community
to a signature Complete Streets
Ingo). This would involve widening
lks and ramps, planting shade trees or
scale fixtures, and adding street furniture
re attractive 17th Avenue will draw more
sidents who walk to shops.
W 20th Street and NW 36th Street. For NW
d), focus on traffic calming and safer pedestrian
er a median green strip or bike lanes if right-of-way
the City/County/State to ensure that any state road
sidewalks that stitch Allapattah together across what is a
Why This Matt : The look and feel of neighborhood streets strongly influence community pride and
outside perce. ion. Right now, some Allapattah corridors have broken sidewalks, few street trees, and
chaotic par ' g, which can make the area feel neglected. By improving streetscapes, the CRA will create a
safer and ore inviting environment for pedestrians, shoppers, and residents — encouraging people to walk
or bike .upporting local businesses with a pleasant atmosphere, and generally beautifying the community.
Impr• -ed lighting and traffic calming create safer, more welcoming public spaces, significantly reducing
acc''.ents, deterring criminal activity, and increasing community confidence.
Allapattah CRA Community Redevelopment Plan 12025
40
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Section 4 Redevelopment Goals
Goal 3.3: Enhance resilience to environmental challenges, ensuring the community is safer om
flooding and climate impacts while promoting sustainability.
Strategy: Integrate resilience and sustainability measures into all infrastructure and • - •lic realm
projects.
• Include green infrastructure in designs. For instance, when reconstructing str -ts, incorporate
bioswales or permeable pavements to absorb stormwater. Add more stree rees and restore
tree canopy on residential streets (possibly via an "Adopt -a -Tree Alla..ttah" campaign) to
provide shade and reduce the urban heat island effect. These steps wi elp manage flooding
naturally and keep the neighborhood cooler in summer.
• Pursue a brownfield remediation program for former industrial .ites. Parts of Allapattah's
industrial areas may have soil or groundwater contamination from .ast uses. The CRA can seek
EPA brownfield grants or use its funds to assess and clean up ' -se sites, making them safe for
new housing, parks or businesses. Not only does this remove •nvironmental health hazards, but
it also unlocks more land for redevelopment.
• Promote sustainability in private development as well. e CRA can set guidelines or offer
incentives for new projects to include features like solar .anels, energy -efficient design, and water
conservation. For example, an initiative could p►.vide a small bonus TIF recapture for
developments that meet Green Building certificats or incorporate cool roofs and rainwater
harvesting. Encouraging greener buildings will to -r utility costs for residents and businesses and
align Allapattah with Miami's climate resilience ••.als.
Why This Matters: Allapattah must prepare for fu e challenges, from heavier rainfall events to extreme
heat. By building resilience now, whether thro :h better drainage or more trees, the neighborhood
safeguards both its residents (especially the ost vulnerable) and its long-term economic viability.
Sustainable infrastructure can reduce utilcosts and environmental impact, creating a healthier
neighborhood for the next generation.
Allapattah CRA Community Redevelopment Plan 12025 41
SUBSTITUTED.
Section 4
4. Transit, Transportation & Parking
Redevelopment Goals
Enhance mobility options and connectivity to ensure a seamless experience for residents, workers, an
visitors.
Goals:
1. Improve public transit access and usage, making it easier for Allapattah residents and
around without a car.
2. Enhance transportation infrastructure.
3. Improve pedestrian and bicycle connections.
4. Facilitate transit -oriented development (TOD) and land use changes.
5. Provide adequate and well -managed parking solutions.
rkers to move
Allapattah CRA Community Redevelopment Plan 12025 42
SUBSTITUTED.
Section 4 Redevelopment
Goal 4.1: Improve public transit access and usage, making it easier for Allapattah residents a
to move around without a car.
oals
workers
Strategy: Enhance public transit service and facilities in Allapattah to better connect e community to
jobs and other parts of Miami.
• Work with Miami -Dade Transit to increase bus frequency and routes rving Allapattah. For
example, advocate for more frequent service on key north -south rou s like 17th Avenue and
east -west routes like 20th Street, especially during early morning .nd late evening shifts to
accommodate hospital and service workers. If certain densely
pulated areas are far from
existing routes, consider adjusting bus lines or adding stops accor• gly.
• Improve the Allapattah Metrorail Station area. In part rship with the County, fund
improvements such as enhanced lighting, security presence, .Ignage, and possibly a transit plaza
or vendors at the station to make it more active and w coming. The CRA can also support
transit -oriented development (TOD) around the s ion — for instance, by rezoning or
assembling land for mixed -use projects that include a '.rdable housing within walking distance of
the station, which boosts ridership and provides co enient living options for transit users.
• Launch a local circulator or trolley service that lo•.s through Allapattah's main destinations. This
free (low fare) shuttle could connect the Me .rail station to key points like the 17th Avenue
shopping district, the GSA redevelopment sit , Jackson Hospital, and other key destinations. Such
a service would help residents reach groc: stores, clinics, employment, and transit hubs more
easily, and also draw visitors from the sta •n to explore Allapattah businesses.
• Safety Enhancements for Transit-Ori= ted Development (TOD): Require all CRA-supported
transit -oriented development prof- s near transit stations to integrate comprehensive safety
measures, including enhanced s eillance camera coverage, strategic lighting design, clear
pedestrian pathways, and eme : ncy call stations.
• Mandate comprehensive saf- infrastructure in CRA-supported TOD projects near Allapattah
Metrorail and bus stations, ' cluding strategic lighting, camera surveillance, emergency call stations,
and pedestrian -friendly i ,.rovements.
Why This Matters: Many
growth will depend on e
residents can access dow
lower -income area. It
infrastructure now, t
transportation. En
concerns, and en
attah residents rely on transit for commuting, and the neighborhood's
lent connections to the broader region. Improved transit options mean
own and the Health District jobs without needing a car, which is critical in a
o can reduce traffic congestion as the area redevelops. By investing in transit
CRA ensures mobility equity — that people of all ages and incomes have reliable
ring safety at transit hubs promotes increased transit use, reduces personal safety
urages vibrant mixed -use development that benefits residents, visitors, and businesses.
Al
Allapattah CRA Community Redevelopment Plan 12025
43
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Section 4
Goal 4.2: Enhance Transportation Infrastructure.
Strategy: Improve transportation and roadway infrastructure throughout the CRA.
• Implement traffic calming measures on residential streets. Identify speeding
install solutions like speed humps, raised crosswalks, four-way stop signs, an
slow down vehicles. Near schools such as Maya Angelou Elementary or
High, ensure there are safe crossings (with flashing crossing signals
needed to protect children.
• Optimize traffic signal timing and circulation. Work with the City'
study the flow on major corridors and adjust signal timing to red
NW 20th Street during rush hour). Explore if any one-way c
at key junctions could improve flow without harming pe
developments conduct traffic impact studies and contribut
options to mitigate their impact. The CRA can stipulate
growth with infrastructure capacity.
• Invest in better sidewalks and crossings
continuous sidewalks; the CRA can fill in
walking routes that connect residential areas
modem crosswalk signals at busy intersectio
road where people naturally jaywalk to r
crosswalk nearby is an important goal.
IS
Redevelopment
oals
oblem areas and
curb extensions to
iami Jackson Senior
nd crossing guards as
nsportation department to
bottlenecks (for example, on
ersions or dedicated turn lanes
strians. Additionally, ensure new
o necessary road upgrades or transit
in development agreements, aligning
out the neighborhood. Many areas lack
Ik gaps and widen narrow paths. Prioritize
to ransit stops, schools, parks, and shopping. Install
and add mid -block crosswalks on long stretches of
ach bus stops. Ensuring every bus stop has a safe
throu
side
Goal 4.3: Improve Pedestrian and Bicycle Co nections.
Strategy: Enhance walkability and bicycl- .ccess throughout the area.
• Build a network of bike lane .nd greenways. Coordinate with the City to stripe dedicated bike
lanes along at least one n• h-south route (for example, NW 17th or 19th Avenue) and one
east -west route (NW 2' Street or 20th Street) to create a basic bike grid. Where possible,
these should connect .a the wider Miami bike network. Additionally, explore creating a Miami
River Greenway se; ent at the southern edge of Allapattah: a pedestrian/bike path along the
river that could entually link to adjacent neighborhoods. Not only would this provide
recreation, it alsoffers an alternative travel corridor shielded from street traffic.
Why This Matters: ' community that is safe to walk and bike in is a healthier and more connected
community. Many • apattah residents walk to local shops or schools, but fast traffic and lack of bike lanes
make it dangero . . By calming traffic and dedicating space for bikes and people, the CRA can reduce
accidents and ake it easier for those without cars (including youth and seniors) to get around.
Additionally, alkable, bike -friendly streets tend to spur economic activity, as people are more likely to stop
at busines •s when on foot or bicycle.
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44
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Section 4 Redevelopment Goals
Goal 4.4: Facilitate Transit -Oriented Development (TOD) and Land Use Changes.
Strategy: Facilitate and Support TOD Land -Use Changes
• Collaborate directly with the City's Planning and Zoning Departments to identify
zoning changes and land -use adjustments that encourage higher -density, mixed -us
around each of the three Metrorail stations.
• Provide financial and administrative support for land -use amendments consis
plans, including technical assistance for streamlined permitting and infrastr
necessary to facilitate these projects.
Strategy: Infrastructure Investments in TOD Areas
• Fund pedestrian -friendly infrastructure enhancements such as wi
clearly marked crossings, lighting, and public safety improveme
station areas to enhance safety and connectivity.
• Integrate safety measures (lighting, cameras, emergency call st
infrastructure projects.
Strategy: Mixed -Income TOD Housing
• Prioritize CRA financial incentives and gap funding to e ourage inclusion of significant affordable
and workforce housing components within TOD pro'' is around transit stations, meeting diverse
resident income needs.
d support
evelopment
nt with city TOD
ure improvements
sidewalks, bicycle lanes,
specifically targeting transit
ons) in all CRA-supported TOD
Why This Matters: Supporting the city`s TOD initiativensures sustainable redevelopment, promotes
transit use, reduces automobile dependency, provide .ffordable housing near transit, and stimulates local
economic vitality.
Goal 4.5: Provide Adequate and Well -Manage' arking Solutions.
Strategy: Develop Shared Public Parking F ilities
• Identify key locations (partic srly near NW 17th Avenue commercial corridor, the Health
District, and Transit -Oriente • Development sites near Metrorail stations) and develop centrally
located multi -level comm ity parking facilities. These facilities should be integrated into mixed -
use developments wh- feasible, maximizing efficiency and minimizing land use dedicated
exclusively to parking.
• Encourage partne ips with private property owners, developers, and institutions to create
shared -use parki arrangements. Incentivize private developments to allow public use of parking
during non-peours, reducing the need for additional parking construction.
Why This Matters: ' icient shared parking solutions reduce overall space required for parking, enabling
more productive I. d uses, supporting local businesses by ensuring customer access, and easing residential
parking burdens -specially in dense or redeveloping neighborhoods.
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Section 4
Redevelopment Goals
Strategy: Implement Effective Parking Management Strategies
• Deploy modem parking management technologies, such as digital payment kiosks, real-ti
parking availability aPps, and dynamic pricing strategies. This will enhance user experience, rece
search times for parking, and manage demand effectively.
• Establish Parking Benefit Districts, where revenues generated from paid parking ar- directly
reinvested back into local improvements, including streetscape enhancements, .edestrian
infrastructure, security measures, and transit amenities.
• Introduce clearly defined time -limited parking zones along commercial corrido'. to maximize
turnover and availability for businesses and establish residential permit par, g programs to
protect neighborhoods from spillover parking impacts.
Why This Matters: Effective parking management ensures parking availability, s ports business vitality,
enhances neighborhood quality of life, and generates funding for local community provements.
Strategy: Encourage a Shift from Cars to Transit, Walking, and Biking
• Collaborate with local businesses and institutions to develop
employees and residents to utilize transit, including subsi
bikeshare memberships, and carpooling incentives.
• Continuing investments in pedestrian and bicycle infrast
sidewalks, protected bike lanes, secure bicycle storage
to transit stations, reducing dependence on vehicle p
• Work with City planning officials to strategic
requirements for new development projects I
stations and major bus corridors, thereby
patterns.
Why This Matters: Encouraging alternative mod
neighborhood's overall dependence on auto
in Allapattah.
ed
centive programs encouraging
or discounted transit passes,
cture improvements such as widened
t parking facilities, and clear connectivity
i ng.
reduce or eliminate mandatory parking
ated within a defined distance from Metrorail
omoting transit usage and sustainable mobility
of transportation reduces congestion, pollution, and the
Iles, supporting sustainability and enhancing quality of life
Allapattah CRA Community Redevelopment Plan 12025 46
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Section 4 Redevelopment
Redevelopment Support
oals
To ensure the successful implementation of the Allapattah CRA Plan, the CRA will r ovide strategic
support for redevelopment through targeted regulatory, land management, and nancial incentive
approaches. These measures will encourage private sector participation, strea r ne redevelopment
processes, and maximize community benefits in line with statutory requirements an. ocal priorities.
Redevelopment -Friendly Land Development Regulations
The Allapattah CRA will work to maintain a clear and predictable regu ory environment that actively
supports redevelopment goals. While the CRA Plan generally operate within existing city land use and
zoning frameworks, the CRA will collaborate closely with the of Miami Planning and Zoning
Departments to ensure development regulations within the CRA • iundaries are redevelopment -friendly,
clear, and supportive of mixed -use, transit -oriented development, . d other CRA goals.
• Coordinate with City planners to support appropriate zing updates or amendments that facilitate
mixed -use, transit -oriented, and higher -density resident developments, especially around Allapattah's
Metrorail stations and major corridors (NW 17th Ave .e, NW 20th Street, NW 36th Street).
• Collaborate with city departments to establish s amlined, predictable review processes ("Permit
Clinics") for priority redevelopment projects iden ' ed in this plan, reducing barriers for small businesses,
affordable housing developers, and transit-orien d development initiatives.
• Ensure city -adopted design and architecturguidelines clearly align with CRA objectives, including
creating a pedestrian -friendly, attractive, :nd safe built environment, particularly within targeted
commercial corridors and around transit r bs.
Land Acquisition and Disposition
To proactively facilitate redevelop ent, the CRA may strategically acquire, assemble, or dispose of land
within the redevelopment area. • ch land management strategies will always be guided by public purposes
aligned with the CRA Plan, ith clear safeguards ensuring that land transactions consistently benefit
community goals and redev: opment priorities.
• Actively identify and here appropriate, acquire underutilized, vacant, or blighted properties that are
essential to achievi►: redevelopment objectives such as affordable housing, mixed -use development, new
public facilities, p ks, or commercial revitalization.
• Clearly establi controls and restrictions on any CRA-acquired properties sold or leased to private
entities. The will include legally enforceable covenants or development agreements specifying required
uses, timo nes, affordability commitments, maintenance standards, and adherence to redevelopment
goals, t reby ensuring long-term public benefit and plan compliance.
• Facili e strategic partnerships with private sector and nonprofit developers, offering CRA-acquired
pre .erties through transparent Request for Proposals (RFP) processes that explicitly require consistency
h the CRA Plan's stated goals and objectives.
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Section 4 Redevelopment
Financial Incentives
The Allapattah CRA recognizes that targeted financial incentives can significantly enhanc
outcomes, attract necessary investment, stabilize businesses, and accelerate the achieve
priorities, particularly for affordable housing, small business stabilization, and transit -on
oals
edevelopment
nt of community
ted development.
• Provide gap financing, low -interest loans, or direct grants to local small businessand entrepreneurs for
acquiring commercial properties within the CRA. This promotes local owne ip, small-business stability,
and long-term community investment.
• Offer direct financial incentives such as development subsidies, grants f. infrastructure improvements,
permits, and fees, TIF recapture, or financial assistance for projects : plicitly delivering affordable and
workforce housing consistent with local income needs.
• Administer grant programs to encourage facade renovatio , signage upgrades, and interior
improvements for existing businesses along priority corridors ike NW 17th Avenue and NW 20th
Street, thereby enhancing commercial viability and neighborho'.d aesthetics.
• Provide cost -sharing arrangements or direct financial assista' e for infrastructure improvements essential
to catalyzing strategic redevelopment projects, particular in targeted areas such as the Health District,
TOD sites, and major employment centers.
• Establish financial incentives or matching funds to s .port the development of shared parking facilities,
transit access improvements, pedestrian infrastru Ore, and bicycle connectivity to encourage transit use
and sustainable mobility within Allapattah.
Combining redevelopment -friendly regulato policies, strategic land management, and targeted financial
incentives can establish a framework tha -ncourages sustainable, equitable, and community -beneficial
redevelopment outcomes. These mea res collectively support private investment and community
initiatives while ensuring full complianc: ith statutory requirements, fulfilling the public purposes outlined
in this CRA Plan.
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Section 5 Priority Projects
5. Priority Projects
The Allapattah CRA's Priority Projects are designed as strategic, high -impact initiatives at address core
community needs while serving as catalysts to leverage additional public and private ' vestment. These
projects reflect a holistic approach to redevelopment, supporting infrastructure u...des, economic
resilience, quality of life enhancements, and anti -displacement strategies, positio ng the CRA as a vital
platform for sustainable neighborhood transformation.
Each priority project targets a key component of the urban fabric, with th dual goal of delivering
immediate community benefit and stimulating further revitalization thrghout the area.
Catalytic Priority Projects Overview
Economic Development
• NW 17th Avenue Commercial Corridor Enhancement
• Small Business Stabilization and Commercial Ownership : ogram
• Main Street Coordination and Downtown Activation
Residential Life & Quality of Life
• Allapattah Senior Housing and Infrastructure Ini ive
• Resident Stabilization and Anti -Displacement ogram
• Workforce Housing near Health District an ourts
• GSA Site Mixed -Income Residential Proj
Infrastructure & Public Improvements
• Community -Wide Street Lighting . d Public Safety Infrastructure
• Neighborhood Clean-up and Be tification Initiative
• Parks and Open Space Improv ent Program
Transit, Transportation &
• Transit -Oriented Devel
• Community Parking
• Pedestrian and Bi
These priority
to not only m
barriers to r' •
livable ur
P- ing
ment (TOD) Infrastructure Support
d Mobility Management
Connectivity Program
projects lay the foundation for equitable revitalization. Each project is intentionally crafted
t immediate community needs but to incentivize complementary investment, remove
evelopment, and upliftAllapattah's identity as a culturally rich, economically inclusive, and
n district. Through strategic implementation, the CRA will create a ripple effect of long-term
public . d private benefits.
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Section 5
Economic Development Priority Projects
Image: Visual illustration/ example for NW 17th Av- ue main street enhancements.
Priority Projects
NW 17th Avenue Commercial Corridor Enh. cement
• Comprehensive streetscape and .cade improvement program, branding and way -finding
signage, lighting upgrades, recurcameras, pedestrian amenities, and parking enhancements
to solidifyAllapattah's "downt. ' n" district.
Small Business Stabilization and C. mercial Ownership Program
• A Commercial Acquisi '.n Fund and storefront improvement grants focused on supporting
existing local busines -s in acquiring and improving their properties to promote stability and
local ownership.
Main Street Coordinati• and Downtown Activation
• Coordinate ith ongoing efforts of Allapattah Main Street, including joint programming, events,
technical 'stance for merchants, and strategic investments in cultural facilities and gathering
spaces.
Allapattah CRA Community Redevelopment Plan 12025 50
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Section 5
Residential & Quality of Life Priority Projects
Image: Visual illustration/ example for r idential street enhancements.
Priority Pr• ects
Allapattah Senior Housing and Inf'.structure Initiative
• Development of senio► pecific affordable housing combined with infrastructure enhancements
including sidewalks, .edestrian safety improvements, transit stops, ADA accessibility, and
lighting improvem: ts.
Resident Stabilization . d Anti -Displacement Program
• Implementon of direct support programs such as home rehabilitation grants, relocation
assistanc= eviction prevention, and homeowner stabilization initiatives to proactively prevent
displac : ent due to redevelopment.
Workforce ousing near Health District and Courts
entify and facilitate development of targeted residential projects specifically serving workers
from Jackson Health System, courts, and adjacent employment centers. This includes
partnerships with major employers and implementation of tailored affordability programs.
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Section 5
Residential & Quality of Life Priority Projects
Image: Visual illustration/ example for ► ed-use development.
Priority Pr• ects
GSA Site Mixed -Income Resident' Project
• Development of a s ificant mixed -income residential community on the GSA -owned
property, delivering - ordable and workforce housing, retail, and public amenities, acting as a
catalyst for neighb• hood revitalization.
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Section 5 Priority Projects
Infrastructure & Public Improvements Priority Projects
Image: Visual illustration/ example for park e sign enhancements.
Community -Wide Street Lighting and P , •Iic Safety Infrastructure
• Extensive installation of impred street lighting and security measures (cameras, license plate
readers, traffic calming) th'.ughout residential and commercial areas, coordinated closely with
Miami PD.
Neighborhood Clean-up an =eautification Initiative
• Targeted cleanup •f blighted or vacant properties, enhanced landscaping, tree planting, and
maintenance pr'-grams to improve overall neighborhood aesthetics, particularly along gateways
and primary .mmercial streets.
Parks and Open S ce Improvement Program
• Devel..ment and enhancement of community parks, public plazas, and open spaces, including
the ' -ation of a new Allapattah Community Park, upgrades to existing parks, and streetscape
gr' -ning initiatives.
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Section 5
Transit, Transportation & Parking Priority Projects
Image: Visual illustration/ example for developmen : ong NW 12th Avenue.
Priority Projects
Transit -Oriented Development (TOD) Infras cture Support
• Infrastructure upgrades to facilitate edevelopment around Allapattah's three Metrorail stations
(Allapattah, Santa Clara, Civic -nter), including pedestrian paths, bicycle lanes, and transit
plaza enhancements.
Community Parking and Mobility .nagement
• Construction of strate•' .Ily located, multi -use community parking garages and implementation
of modern parking .nagement technology, coupled with parking benefit district programs
that reinvest reven - into local improvements.
Pedestrian and Bicycle •nnectivity Program
• Enhanced pedestrian and bicycle connections throughout the community, including sidewalk
widening, -w bike lanes, wayfinding signage, bike -share integration, and safe pedestrian routes
conne g residential areas to transit hubs, schools, and employment centers.
Allapattah CRA Community Redevelopment Plan 12025 54
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Section 6
6. Implementation & Administration
Implementation & Administ'. ion
Revitalizing Allapattah will be a multi -year effort. This plan outlines a phased . .proach with short-term,
mid-term, and long-term initiatives, alongside potential funding sources and p. nerships to turn strategies
into reality. The CRA will need to remain flexible and responsive to comm ity input as projects roll out,
but a clear timeline and funding strategy will guide effective implementatio
Phasing and Timelines
The following is a conceptual discussion of possible ph.• ng and timelines for redevelopment
implementation; however, this is only intended as an exam. - and does not establish specific timeline
priorities.
• In the short-term (1-3 years), the focus will be o
standing up the CRA organization and funding me
assessments, housing surveys), and launching ear
the small business grant fund, facade impro
design work for larger projects.
• Short-term projects are often those that
installing new streetlights or activating
community should tangibly see progr
sessions in operation, and perhaps
on small sites.
• The mid-term phase (4-7 ye
During this period, impleme
might occur in years 4-5, f
one or more new affor
opening any new or i
• Transit improveme
ideally materializ= n
anticipate seei
as a mixed -
services.
• Policies
creati
imp
uick wins and foundational steps. This includes
anisms, conducting essential studies (infrastructure
programs that have immediate impact — for example,
ments, cleaning and greening efforts, and planning or
not require lengthy permitting or land acquisition, such as
vacant lot with a pop-up market. By the end of year 3, the
s: cleaner streets, some renovated storefronts, new job training
e groundbreaking of one or two affordable housing developments
s) will advance more capital -intensive projects and policy initiatives.
ation of major infrastructure works (streetscape construction on 17th Ave
instance, after engineering is complete). Mid-term goals include completing
ble housing (potentially the first phase of the GSA site redevelopment) and
roved community facilities (like a refurbished park or community center).
s, such as an Allapattah circulator shuttle or Metrorail station upgrades, would
this window through coordination with transit agencies. Mid-term is also when we
private -sector projects that were catalyzed by CRA incentives start coming online, such
development on a formerly vacant lot that might open for business, providing jobs and
e local hiring requirements and parking management should be fully operational by this time,
frameworks to guide the ongoing redevelopment. In this phase, regular evaluation will be
ant: the CRA should assess what's working and adjust strategies as needed, based on community
dbackand measurable outcomes.
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Section 6
Implementation & Administ'. ion
• In the long-term Allapattah's revitalization should be in full swing, with larger -scale eff• s reaching
completion. The latter part of the 10-year horizon (and extending to the full life of the • ) will likely
see the full buildout of the GSA site mega -project — potentially a new mixed -use nei_•►.orhood center
with hundreds of housing units, community facilities, and businesses.
• Other long-term initiatives could include pursuing a second wave of infill devel• iment on remaining
vacant sites, further expansions of affordable housing (as additional funding cycl- , permit), and ensuring
the sustainability and maintenance of earlier improvements. By year 0, the neighborhood's
infrastructure should be significantly upgraded.
The CRA can then pivot to supporting the community in sustaining the s cess; for instance, ensuring that
affordable housing remains affordable long-term, and that small busisses continue to thrive without
CRA subsidies. Long-term monitoring of economic indicators, hr sing indicators, and quality -of -life
metrics will guide the CRA's final years of investment and the even 4al transition plan when the CRA.
Funding Sources and Partnerships
Implementation will be financed through a combination •' public and private funds, leveraging the CRA's
tax -increment financing (TIF) as seed money. The Ci of Miami may also provide initial funding to the
CRA the help with startup activities and accelerate e implementation of the redevelopment plan The
CRA's own budget will come from the increase in roperty tax revenues within the area; these funds are
crucial for projects like grants, studies, and gap f .ncing for developments. However, many initiatives will
require blending other resources.
• For partnerships, the CRA should estab ' h quarterly coordination meetings between CRA staff and key
City departments (Miami PD, Econ. is Development, Housing & Community Development, Public
Works). Clearly outline in the C' 's budget a flexible allocation of funds to respond adaptively to
emerging priorities, ensuring coo . inated and effective use of resources.
• Allapattah's Main Street design ion represents a unique and strategic opportunity to leverage technical
support, funding, and state- -vel resources dedicated specifically to commercial revitalization, small
business stability, and cu ral preservation. It aligns directly with CRA objectives by focusing on
enhancing the economi• strength, cultural vitality, and community identity of Allapattah's commercial
corridors. Main Stree existing relationships with local businesses and nonprofits, their ongoing efforts
to support mercha , and understanding of the neighborhood's nuanced needs and aspirations position
them as a key C' partner for local economic development implementation. Not all CRA's are also a
designated Mai treet Community, and this designation validates Allapattah's "downtown" corridor as a
unique cultu and economic development asset within the City of Miami, bringing focused resources
and expe '.eto address local priorities.
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Section 6 Implementation & Administration
City of Miami & Miami -Dade County
• The City and County can support redevelopment and economic development activities thro general
obligation bonds, capital improvement programs, and departmental budgets. For examp , the City's
public works budget and county stormwater funds can match CRA money on big infr-.tructure jobs.
Park improvements might tap into the County's parks bond program. Because Allapah was officially
found blighted, it may also qualify for certain state or federal funds administered • the City (such as
Community Development Block Grants, which could augment CRA funds for immunity centers or
housing rehab). Close coordination with City/County governments is neede• to align these funding
streams.
Coordination & Flexible Funding
• To effectively implement these initiatives, the Allapattah '• should conduct quarterly
interdepartmental coordination meetings involving the CRA, mi Police Department, Housing &
Community Development, Economic Development, and t Public Works Department. These
meetings will ensure continuous alignment of goals, -' icient allocation of resources, timely
responsiveness to evolving community needs, and effectiv: everaging of funding sources. Additionally,
the CRA should maintain flexibility in its annual bud•= allocations to adaptively address emerging
priorities identified by the community or partner agen' es, such as unforeseen public safety or housing
stabilization needs.
State and Federal Grants
• There are numerous grant programs that th CRA and its partners can aggressively pursue. For housing,
federal programs like HOME and the H• 4sing Trust Fund (via state allocation) can provide capital for
affordable developments. The U.S. D' •artment of Housing and Urban Development (HUD) also
offers CDBG and Choice Neighb rhoods grants that could apply to Allapattah's housing and
neighborhood revitalization efforts
• For transportation, federal USD"A grants (e.g., BUILD/RAISE grants) or state DOT funds could help
finance the streetscape, green /ay, and transit projects — the City/County can apply with CRA support
for specific projects (like a _• ':nt for the 17th Avenue Complete Street or for new transit circulators).
• Economic development nitiatives might seek funds from the U.S. Economic Development
Administration (for the •usiness incubator or workforce center) or the Small Business Administration.
Florida state progra ► , such as the Florida Job Growth Grant Fund, could be tapped for workforce
training center cos'. or infrastructure that supports job creation. The CRA should maintain a grants
specialist or con , tant to chase these opportunities proactively.
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Section 6
Private Sector and Public -Private Partnerships (P3s)
Implementation & Administration
• Engaging developers and major employers is critical. On projects like the GSA site, the c '.sen
developer (e.g., NR Investments or others) will bring substantial private capital — the CRA's rol: might
be to contribute land value or some funding for the affordable units, but the bulk could be .rivately
financed. Similarly, fora parking garage or mixed -use development, a P3 structure can be us a private
developer builds and operates the facility, while the CRA provides incentives or a land leas
• Developer contributions can also be secured through development agreements: •r instance, a
developer seeking upzoning might agree to build a community center or nd streetscape
improvements as part of their project's approval. Many of the plan's initiatives e transit -oriented
development or new commercial spaces) will involve guiding private invest ent with community
benefit conditions rather than the CRA paying for everything directly. I addition, local anchor
institutions (hospital, college) might contribute funding or in -kind resources '.r certain programs — e.g.,
Jackson Health could sponsor a wing of the workforce training center or nursing training or lend
instructors.
Philanthropic and Non -Profit Partners
• Allapattah's challenges and cultural significance have already d . n the attention of organizations like the
National Trust for Historic Preservation. Foundations (Knig Foundation, for example, has interest in
Miami communities) might grant funds for public art, hi • oric preservation of Little Santo Domingo
storefronts, or innovative programs like a tech incubator or minority entrepreneurs. Non-profit CDCs
and housing organizations can bring tax -credit finaing for affordable housing (e.g., Low -Income
Housing Tax Credits, New Markets Tax Credits f• commercial projects). The CRA should cultivate
partnerships with these entities, perhaps formin: . community advisory committee that includes non-
profit and foundation representatives to align g•. s and pool resources for maximum impact.
Community Engagement
• A community -driven plan must also b= ommunity-driven in implementation. The CRA should establish
mechanisms for ongoing public inpu .nd oversight, such as periodic town hall meetings in Allapattah to
report progress and get feedbac his ensures transparency in how funds are used and helps adjust
priorities if the community nee.. change. As initiatives roll out, local hire is emphasized — the CRA can
even hire from the commun for its own staff or for contract work (clean-up crews, ambassadors,
etc.). Maintaining trust w Allapattah stakeholders will be key, especially given past fears of
displacement; visible co unity benefits and inclusion in decision -making will build that trust.
The success of this plwill be measured not just in new buildings or infrastructure, but in the improved
lives of the Allap. - .h community; residents secure in their homes, entrepreneurs growing their
businesses, youth epping into good jobs, and a community that retains its proud identity as it prospers.
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Section 6
Neighborhood Impact
Implementation & Administ'. ion
The Allapattah CRA Plan aims to revitalize this area by addressing neighborhood concer s, such as safety,
housing affordability, economic development, transportation and infrastructure and co ► munity well-being.
The plan must also address the potential impact these improvements may have wit ► n the neighborhood,
both positively and negatively. The plans goals strive to enhance the quality of for current residents
while creating opportunities for future growth that are equitable, sustainable, aninclusive.
Allapattah is an historically significant, culturally diverse neighborhood in M. i; however, historical lack of
investment and development has resulted in the current real and per eived issues with blight, safety,
gentrification risks and a lack of affordable housing for many of its resi. ts.
Key Goals of the Community Redevelopment Plan
The Community Redevelopment Plan for Allapattah is designed ith the following goals:
• Economic Development: Promote local businesses anjob creation, focusing on workforce training
and small business incubation. Encourage mixed -use .evelopment that brings retail, residential, and
office space to the area. Develop assistance for to • standing businesses in the heart of Little Santa
Domingo.
• Housing (Residential Life & Quality of Life): crease the supply of affordable and mixed income
housing units and prevent displacement of I. -income residents through rent stabilization measures
and community land trusts.
• Infrastructure and Public Improvements• pgrade infrastructure, including sidewalks, roads and other
public transportation, utilities, parks, a green spaces. Focus on long term growth and sustainability for
the community.
• Community Engagement: Involve esidents and local stakeholders in the decision -making process to
ensure that redevelopment m= ts the needs and desires of the community. Encourage inclusive
participation in both planning . d implementation phases.
Social and Economic Impa
Positive Impacts:
Affordable Ho ing: The redevelopment plan includes strategies to preserve existing affordable
housing an develop new affordable units. Partner with the development community and non
profit o ;.nizations and address displacement through creative programs for subsidies and
reloca 'in within the area.
Econo is Development and Jobs for locals: Investment in local businesses and workforce
d- elopment programs will help increase employment opportunities in the community and for
mmunity residents. The plan encourages entrepreneurship through providing business
incubators and other programs to encourage job growth.
Allapattah CRA Community Redevelopment Plan 12025
59
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Section 6
Implementation & Administ'. ion
Access to Amenities: This Plan addresses the need to work with the County a►: State for
enhanced transportation options and upgrades. Pedestrian and public transpo .tion options
are critical for access amenities for the community. Creating mixed -use spaces, ew recreational
areas, and public amenities will also improve the quality of life for residents.
Cultural Preservation: The Allapattah neighborhood has a rich cultu heritage that the
redevelopment plan addresses. Preservation of historic buildings and loc. .usiness is prioritized
to maintain the community's diverse character while also promoting in sive growth.
Negative Impacts:
Gentrification Risks: While the goal of the redevelopment is o revitalize the area without
displacing its residents, there is a potential risk of gentrificatio the new development does not
align with affordable housing strategies. Rising property val -s and rents could push long-time
residents out if not carefully managed.
Displacement of Small Businesses: Some existing busine.ses may face increased rent or pressure
to relocate due to new development, which could ha the local economy and disrupt the social
fabric of the neighborhood.
Cultural Shifts: While development is meant to enhance the community, the influx of higher -
income residents and businesses could lead • cultural shifts that threaten the identity and
historical significance ofAllapattah's establish . immigrant and working-class communities.
Environmental and Infrastructure Impacts
Positive Impacts:
Sustainable Development: New - ojects should adhere to sustainable building practices,
integrating green spaces, ene • -fficient infrastructure, and other sustainable development
practices, which will help prom. - environmental responsibility.
Improved Public Transit: Inv- tment in public transportation infrastructure will make Allapattah
more accessible, reducing tr.' is congestion and providing better mobility options for residents.
Negative Impacts:
Construction Disru- ion: Redevelopment activities will bring construction, which may cause
temporary noise, . 4st, and traffic disruptions in the neighborhood.
Water Draina.- and Flooding: Allapattah is located in a flood -prone area, and any new
construction ' st address drainage and flood prevention.
Public Safety an• ommunity Well-being
Positive Impac .:
Impred Safety: The redevelopment plan includes measures to improve public safety through
be -r street lighting, increased police presence, and community policing strategies.
ealth and Wellness: Improved parks, recreational facilities, and healthcare access will contribute
to the overall physical and mental health of residents. Urban design will also focus on walkability
and bikeabilityto encourage healthier lifestyles.
Allapattah CRA Community Redevelopment Plan 12025
60
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Section 6 Implementation & Administration
Negative Impacts:
Increased Policing and Surveillance: While safety is a priority, there is a risk that
policing could disproportionately affect certain communities. The redevelopment pl
careful to ensure that public safety measures do not infringe upon the rights
residents.
Impact on the School Population
Positive Impacts:
State and Federal Funding: The increase in school -age children due •• the development of
moderate and affordable housing could lead to a higher allocation . funding from state and
federal sources, which often base their funding on student enrollmen umbers.
Improved Educational Opportunities: If the Allapattah CRA in rporates community -focused
programs, partnerships with local schools, and investments in ed ation, there could be long-term
benefits for students.
Potential for Higher Graduation Rates: Research has sho ' that when families have access to
stable housing in affordable neighborhoods, children ofte .erform better academically.
i ► reared
must be
privacy of
Negative Impacts:
Pressure on Existing Schools: If the neighborhooschools are already at or near capacity, the
influx of new students could strain resources w ' could impact the quality of education and the
ability to provide personalized support to stud ts.
Possible Need for New Schools or Expa •ion: It may be necessary to build new schools or
expand existing facilities to accommodat- he increased student population. This would require
planning and investment from the local : .vernment and school district.
Traffic and Safety Concerns: With a ncrease in the number of children attending local schools,
traffic patterns around school arecould change. Local governments may need to implement
safety measures like crosswalks, .eed bumps, or additional school zones to ensure that students
can safely commute to and fro r school.
Infrastructure Improvemen .: The increase in school -age children could spur the need for
upgrades or expansions to .chool infrastructure.
Conclusion
The Allapattah CRA is a
history and cultural s
enhancing infrastruct
risks of gentrificati
community eng
diverse comm
exciting opportunity to revitalize the neighborhood while also respecting its
ificance. By prioritizing affordable housing, creating job opportunities, and
e, the plan seeks to improve the overall quality of life for residents. However, the
, displacement, and environmental concerns must be carefully weighed. Inclusive
ement and careful implementation will ensure that Allapattah remains a thriving and
ity in Miami.
Allapattah CRA Community Redevelopment Plan 12025 61
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Section 7
7. Financial Projections
Financial Projections
This section information on the projected redevelopment costs for the Allapatta Community
Redevelopment Area (CRA), including the base year taxable value, tax -increment financi . (TIF) revenue
forecasts, the allocation of expenditures by category, the identification of publicly fund- • capital projects
(with estimated costs), and any anticipated debt to be repaid from CRA revenues.
Summary of Taxable Values
2023 Taxable Value
2024 Taxable Value
2023 to 2024 Change
$2,339,729,167
$2,614,321,230
11.7%
The Miami -Dade Property Appraiser will produce the 2025 tax roll used on the January 1, 2025 property
values. The new values will include increases based on growth in arket value, as well as resets of taxable
value for properties that were sold in 2024.
For the purposes of this CRA plan, the following methodo gy is utilized:
• Properties that did not sell during 2024: Increase of T. . ble Value of 5%
• Properties that did sell during 2024: Taxable Value r et to 67% of the sale price.
In 2024, real estate transactions within the propo -d CRA represented a net increase of $539,324,616, or
a 9.2% increase in the just value of the propert- that were sold.
Based on this methodology, the estim..-d taxable value of the proposed Allapattah Community
Redevelopment Area is $3,110,851,087 or the fiscal year that begins on October 1, 2025.
Allapattah CRA Community Redevelopment Plan 12025 62
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Section 7
TIF Projections Table
Taxable Value
Base: 2026 3,110,851,087
2027 3,251,346,315
2028 3,398,186,723
2029 3,551,658,877
2030 3,712,062,288
2031 3,879,709,990
2032 4,054,929,158
2033 4,238,061,742
2034 4,429,465,134
2035 4,629,512,869
2036 4,838,595,351
2037 5,057,120,616
2038 5,285,515,127
2039 5,524,224,609
2040 5,773,714,917
2041 6,034,472,945
2042 6,307,007,576
2043 6,591,850,676
2044 6,889,558,132
2045 7,200,710,937
2046 7,525,916,322
2047 7,865,808,943
2048 8,221,052,119
2049 8,592,339,127
2050 8,980,394, .3
2051 9,385,9 ,709
2052 9,80•,:74,109
2053 10 2,917,013
2054 0,715,969,043
205 11,199,933,872
Increment Value
140,495,228
287,335,636
440,807,790
601,211,201
768,858,903
944,078,071
1,127,210,655
1,318,614,047
1,518,661,782
1,727,744,264
1,946,269,529
2,174,664,040
2,413,373,522
2,662,863,830
2,923,621,858
3,196,156,489
3,480,999,58
3,778,707 445
4,089,: • 9,850
4,4 •,065,234
54,957,855
5,110,201,032
5,481,488,040
5,869,543,466
6,275,124,622
6,699,023,022
7,142,065,926
7,605,117,956
8,089,082,785
City TIF
942,974
1,909,249
2,899,730
3,915,350
4,957,074
6,025,899
7,122,857
8,249,014
9,405,472
10,593,371
11,813,8
13,06', 46
14 - 7,700
,683,554
17,047,155
18,449,897
19,893,219
21,378,613
22,907,617
24,481,826
26,102,887
27,772,505
29,492,442
31,264,521
33,090,628
34,972,713
36,912,792
38,912,953
40,975,354
•
Financial Proje
ons
County TIF Total TIF Cumulative TIF
604,389
1,223,713
1,858,552
2,509,50
3,177, 4
3,8 ,236
65,320
5,287,118
6,028,338
6,789,709
7,571,988
8,375,954
9,202,416
10,052,208
10,926,193
11,825,266
12,750,348
13,702,395
14,682,394
15,691,367
16,730,369
17,800,493
18,902,868
20,038,664
21,209,088
22,415,390
23,658,863
24,940,845
26,262,719
,547,363
3,132,963
4,758,282
6,424,853
8,134,258
9,888,136
11,688,177
13,536,132
15,433,810
17,383,080
19,385,877
21,444,200
23,560,115
25,735,761
27,973,348
30,275,163
32,643,568
35,081,008
37,590,011
40,173,193
42,833,256
45,572,998
48,395,311
51,303,185
54,299,716
57,388,102
60,571,656
63,853,799
67,238,073
1,547,363
4,680,325
7,891,245
11,183,135
14,559,111
18,022,394
21,576,313
25,224,309
28,969,942
32,816,891
36,768,958
40,830,077
45,004,315
49,295,876
53,709,110
58,248,511
62,918,730
67,724,575
72,671,019
77,763,205
83,006,450
88,406,255
93,968,309
99,698,496
105,602,901
111,687,818
117,959,758
124,425,454
131,091,872
Allapattah CRA Community Redevelopment Plan 12025
63
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Section 7
12,000,000,000
10,000,000,000
8,000,000,000
6,000,000,000
4,000,000,000
2,000,000,000
Financial Proje. ons
Estimates of Taxable Value
IIIIIIIII1IIIIIi!iijIflflflfl
Base: 2028 2030 2032 2034 2036 2038 2c40 2042 2044 2046 2048 2050 2052 2054
2026
70,000,000
60,000,000
50,000,000
40,000,000
30,000,000
20,000,000
10,000,000
Increment Revenue Projections
2026se:202820302032 2034 2036
2038 2040 2042
2044 2046
2048 2050
2052 2054
• City TIF County TIF
Allapattah CRA Community Redevelopment Plan 12025
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Section 7 Financial Projections
Base Year Taxable Value and TIF Revenue Projections (2026-2055)
The base year taxable value of property within the Allapattah CRA (Fiscal Year 2026) is estim. - -d at $3.1
billion. This base value serves as the starting point for calculating tax increment reven Based on
conservative growth projections and anticipated new development, annual TIF revenues e forecast to
increase steadily from FY 2026 through FY 2055. These estimates assume TIF levels of 9 "/o.
The following estimates assume the standard increment revenue amount of 95%, e maximum amount
authorized by Chapter 163 of the Florida Statutes and adopted by the majori► of Florida CRAs. It is
important to note that Chapter 163 authorizes TIF between 50% and 95% nd that the ultimate tax
increment percentage that the Allapattah CRA will receive to invest in rede lopment and revitalization
activities will be negotiated by the taxing authorities (City of Miami and Mia' i-Dade County).
• Initial Year (FY 2026): The first full year of TIF revenue is projected
• Mid -Term (FY 2040): By the middle of the CRA's life, annua
approximately $25 million, as redevelopment activities stimulat
• Final Year (FY 2055): In the plan's thirtieth and final y
approximately $67 million, given compounding valuatio
fruition.
Over the 30-year period (FY 2026—FY 2055), the All
TIF revenue of approximately $131 million. These
the CRA and City to ensure they remain realistic a
1.5 million.
IF revenue is estimated to reach
ignificant growth in property values.
r, annual TIF revenue is projected at
increases and major projects coming to
attah CRA is expected to generate a cumulative
jections will be reviewed and updated regularly by
to guide annual budgeting.
Projected Redevelopment Costs and Expen•' ure Categories
The total projected costs of planned red elopment initiatives over the life of the CRA are estimated to
be commensurate with the TIF revee stream and any additional funding leveraged. For planning
purposes, the CRA anticipates de...ying these funds across several key expenditure categories that
address the area's needs:
• Infrastructure Improvemen
of total CRA lifetime cos
streetscape enhanceme
replacements, storm
modernize Allapa
cost of redevelo
• Affordable Ho
affordable a
developm
housing
home
: A significant portion of increment revenue expenditures (likely 40%+
is dedicated to upgrading infrastructure including roadway repaving and
s, sidewalk and crosswalk improvements, street lighting, water & sewer line
ter drainage upgrades, and related public utilities. These investments will
s aging infrastructure to support current and future development. Estimated
ent: $50 million.
ing Initiatives: Approximately 20-30% of redevelopment spending is projected for
workforce housing projects. This includes gap financing for new affordable housing
ts, rehabilitation of existing housing stock, land acquisition or land value contributions for
nd programs to preserve housing affordability for current residents as well as first time
yer programs. Ensuring a range of housing options at attainable prices is a top priority of the
C" Estimated cost of redevelopment: $40 million.
Allapattah CRA Community Redevelopment Plan 12025 65
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Section 7
Financial Projections
• Economic Development Programs: A portion of redevelopment funds (around 10-15%)
earmarked for economic development and job creation efforts. This includes small business assista e
grants, facade improvement programs for local storefronts, business incubator or co -working ace
development, workforce partnerships, and communication initiatives to attract and grow busin:.ses in
the area. These programs aim to spur private investment and create employment opport ities for
Allapattah residents. Estimated cost of redevelopment: $15 million.
• Community Facilities and Public Space Enhancements: Another share of the expendi res (roughly
10%) will go toward improving parks, recreation areas, and community facilities. ' ojects include
upgrades to existing parks (e.g. Juan Pablo Duarte Park's renovation), creation of n- green spaces or
playgrounds, improvements to public markets or cultural facilities, and enhancing ► blic safety features
(such as security cameras and lighting in public areas). Such improvements el: ate the quality of life
and address blight in the community. Estimated cost of redevelopment: $13 ► lion.
• Administration and Planning: Approximately 5-10% of the budget is for e CRA's administration,
planning, and ongoing operational costs. This covers necessary expense such as staffing, consultants,
planning studies, legal and accounting services, and maintenance of re. -velopment plan activities. The
CRA will continue to seek additional funding (county, state, federa •rants, and private partnerships)
to supplement TIF revenues and leverage the impact of each ' crement dollar. Estimated cost of
redevelopment: $10 million.
These projected cost estimates are preliminary and will be = ned as specific projects are planned and
implemented in each year's budget and workplan. The CRA II ensure that expenditures in each category
directly support the goals of eliminating blight and stimulg redevelopment, in full compliance with the
Community Redevelopment Act.
Implementation Timing and TIF Revenue Ramp-U
Tax Increment Financing (TIF) revenue generat .n follows a somewhat gradual trajectory, especially during
the initial years of a new Community Redev' opment Area (CRA), depending on what projects appear
on the property tax rolls and at what valu- . While TIF revenues are projected to steadily increase (and
accelerate) over the life of the Allapa►.h CRA, the initial years may see relatively modest revenue
increments compared to later years. is reflects the natural pattern of property value appreciation, new
development activity, and property e resets that drive increment growth.
Additionally, the successful im► -mentation of redevelopment projects requires careful and deliberate
planning, preparation, and ecution. Even if significant funds are immediately available, prudent
management dictates that ojects should be thoughtfully planned, prioritized, designed, and permitted
before substantial expe . itures can realistically occur. Activities such as land acquisition, infrastructure
design, stakeholder e ..gement, securing additional funding sources, and obtaining necessary regulatory
approvals inherentl, ake time and cannot be effectively accelerated by simply deploying more funds
prematurely.
Allapattah CRA Community Redevelopment Plan 12025 66
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major capi
implementation within the Allapattah CRA. These projects ar
CRA TIF revenues (sometimes in conjunction with other
private investment. Each project's estimated cost has b
capital projects anticipated include:
• NW 17th Avenue Corridor Revitalization: A
project along Allapattah's "Main Street" (N
sidewalks, ADA accessibility upgrades, plan
features. Estimated CRA investment; $5
greatly improve aesthetics, pedestrian
corridor.
• NW 20th Street Industrial Area I rastructure: Upgrades to the infrastructure serving the historic
industrial and employment cent: along and near NW 20th Street. This entails improved access,
repaved roads, enhanced drai'.ge to mitigate flooding, parking solutions, and utility upgrades to
support new industrial/comr ercial uses. Estimated cost: $5-8 million in CRA funds for targeted
improvements, compleme ing City capital projects.
• Affordable Housing De lopment Projects: The CRA will invest in one or more significant housing
developments to incr::se affordable units in the area. For example, the plan anticipates CRA co -
funding for a mix:. -income housing project on CRA-assembled land, or loans to non-profit
developers for ordable housing. Planned CRA expenditure: approximately $18-20 million
dedicated to .using capital projects. These funds may be used for construction gap financing,
property ac. 4isition for affordable housing, or infrastructure subsidies to facilitate private or
nonprofit -I:: housing construction.
• Park an 'ublic Space Improvements: Renovation of existing parks (such as Juan Pablo Duarte Park)
and cr::tion of new public spaces. This includes installing new playgrounds and recreation amenities,
land aping, and possibly constructing a community center or cultural facility for local residents.
Es mated capital cost; $4-7 million in CRA contributions toward parks and public facilities upgrades.
dd itional funding from city bonds or grants will be sought to augment these improvements.
Section 7
Financial Proje. ons
Consequently, during a CRA's early years, efforts usually focuses on foundational activities su as detailed
project planning, design and engineering studies, stakeholder outreach, land assembly, co• dination with
city and county agencies, and establishment of essential administrative infrastructure. ' is preparation
phase helps ensure responsible stewardship of public funds and effective long-term pre -ct outcomes.
As annual TIF revenues increase over subsequent years, even in the near term, and .s detailed plans and
approvals are completed, the CRA will be in a strong position to efficiently deploy -sources toward high -
impact redevelopment initiatives.
This strategic timing recognizes both fiscal realities and the practical .nstraints of redevelopment
planning, and positions the Allapattah CRA for sustained and successful r- talization over the long term.
Publicly Funded Capital Projects
Pursuant to the redevelopment plan, several
projects have been identified for
ublicly funded (in whole or in part) using
nding sources) and are critical to catalyzing
n projected for budgeting purposes. The key
c• prehensive streetscape and mobility improvement
17th Ave). This includes road resurfacing, wider
g of street trees, improved lighting, and traffic -calming
million (phased over several years). This project will
s. "-ty, and the business environment on a primary commercial
Allapattah CRA Community Redevelopment Plan 12025
67
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Section 7
Financial Proje. ons
• Public Parking and Transit Enhancements: To support local businesses and reduce traffi ongestion,
the CRA may partner in developing a structured parking facility or enhancing transit . enities (e.g.,
improved bus stops or a trolley circulation route). Projected CRA cost: up to $5 m on (if pursued,
likely in partnership with private developers or the City's parking authority).
The costs identified are planning -level estimates; actual expenditures will depend
prices. Collectively, the publicly funded capital improvements listed are expect
n final design and bid
to account for roughly
50-60% of the total redevelopment expenditures. By front -loading i -stment in these critical
infrastructure and facility projects, the CRA aims to create an environm: t that attracts and supports
robust private sector redevelopment in Allapattah, which will in turn nerate the increment revenue
necessary to fully fund implementation of the redevelopment plan.
Potential Debt Issuance (Tax Increment Revenue Bonds)
To finance the redevelopment plan efficiently, the Allapattah ' RA may incur debt backed by future TIF
revenues. For example, the CRA could issue a revenue bo► i as early as Year 3 of the plan to accelerate
funding for major projects. This debt issuance strategy is a signed to inject capital in the early -to -mid term
of the CRA, when several large projects (especial in housing and infrastructure) are ready for
implementation, rather than waiting years to accumulsufficient pay-as-you-go funds.
The bond proceeds will be utilized to fund '.jor capital projects in the categories of housing and
infrastructure, consistent with the CRA's prio' ies. In particular, a substantial portion of the bond funds
will be allocated to affordable housing de opment (e.g. helping finance one or more large housing
projects early in the CRA's life) and to itical infrastructure projects (such as the NW 17th Avenue
streetscape or utility improvements tha eed up -front capital).
Conclusion
The establishment of the Allapattah Community Redevelopment Agency (ACRA) marks
a transformational momen for the neighborhood. By leveraging private investment, strengthening
community partnerships, d implementing a clear redevelopment strategy, ACRA has the potential
to reposition Allapattah a dynamic, culturally rich destination within the City of Miami.
This is the momen- to build on Allapattah's past, embrace its present, and secure a thriving future for
generations to co' e.
Allapattah CRA Community Redevelopment Plan 12025
68
Thank Ycu
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BusinessFlare is a highly qualified consulting firm specializing in redevelopment,
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Dade County, BusinessFlare provides expert support to the county's Community
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BUSINESS
FLARE®
STITUTED.
APPENDIX
Case stud
Plaza 98 Tactical U, anism
Destinations & Ar, civation
The Village of Miami Shores, originally a Pineap-
ple Plantation, is predominantly a residential
community located north of the City of Miami.
Created more than 85 years ago, the commu'dty
was designed for automobiles and has been a
gateway community through which travifers
pass on the way to somewhere else. Ar a result,
historically there has been no clearly defined
downtown area. No natural gathering space
indicating, "You're arrived, cornejoin us".
Asa result of a downtown ;strict analysis and
in collaboration with mult'ale partners Miami
Shores created a low -coy,, pedestrian -friendly
destination gathering 'ilace by enhancing,
existing road infrast ucture, The finished Plaza
98 project allows `Jr local neighborhood
programming ar,d destination activities for
outsiders, Thr project was nominated for The
People's Ch .J ice Award by the Safe Streets
Summit a', an example of a project that has
creater'safer, more equitable, more livable
stree' s.
The project implementation details included:
Project management: Street Plans, an
urban design firm, spearheaded the
project.
Parties involved (including City
Departments): Plaza 98 was a collaboration
between Miami Shores Village, the Greater
Miami Shores Chamber of Commerce,
Miami REALTORS, Miami Dade Department
of Transportation, and Street Plans.
https://wvry safestreetssumrnct vrg peoples-choice-aw
LAKE PARK CO MM'IJNITY REDEVELOPMENT PLAN 2922 21
• HOXXOH
7. VUHMICOLLECTIVE
13•NATE DEE
14-LOGAN HICKS
2 - LUIS PINTO
COMING IN JUNE 2020
8• MILAGROS COLLECTIVE
20 • RUBEN UBIERA
SUBSTITUTED.
APPENDIX
Case study
3- DIANA CONTRERAS
P - FABIO ONRACK 10 -ALICE MIZRACHI
16• EMO •REMOTC I6- GEORGETA F0ND05
6 JOEL BLENZ
12 - DANIEL FIIA
• ROB ROBI
• THE■■LONDON POLICE
�DRWNTOWN HOLLYWOOD
ec
24 2ALA5
Mural Project and Mural Only Program Grant
Cultural Art, & Entertainmen
The City of Hollywood, Florida CM, s Mural
Project goal is to curate contemporary outdoor
murals at key locations in Downto',dn Hollywood
in an effort to enhance and en' ich the existing
cultural fabric of our community, thereby attract-
ing more art related activit;es, businesses and
events. Incentives include 3 Mural Only Program
(MOP), a reimbursement grant program that uses
tax increment funds t,.) leverage private invest-
ment for on -site p.operty improvements. The
MOP utilizes an ariplication process and offers a
50% reimbursement grant up to a maximum
reimbursemer,c amount of $10,000 per property
for costs asraciated with the creation and instal-
lation of .a painted or mosaic mural, including
design, tabor, materials and equipment, on the
exterior surface of buildings and structures locat-
ed + rithin the CRA Districts.
The Mural Only Program and a similar Paint Only
Program providing matching funds for the use of
licensed paint contractors for exterior cleaning,
patching and painting, serve to beautify and
reduce slum and blight in the core business district.
In return, the applicable structures and murals
become destination attractions for local and
tourists.
htt p:// hol lywoodcra.org/188/Downtown-Hollywood-M u raI-
Project
LAKE PARK COMMUNITY REDEVELOPMENT PLAN 2022 22
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Ili
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APPENDIX
Case study
sta
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row
a of
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s r�ac
Tax Increment Rec?pture, Infrastructure
rant & Co • x y ene t . Agreem - n
Econ 3mr nc
The North Miami Community Redevelopment
Agency (NMCRA) will use tax increm nt reve-
nues to encourage economic deve,opment in the
Community Redevelopment Area. The NMCRA is
proposing to provide a Tax Inr,ement Recapture
to the owner of a qualifying project. A qualifying
project is one that is antir:pated to create at
least $2 million in Net Nam taxable value in the
first full year followin', completion.
Any new commer.:ial and residential develop-
ments to be co'istructed within the Redevelop-
ment Area in an amount of $200,000 shall enter
into a comr.iunity benefits agreement with the
Agency. To the extent allowed by law, a commu-
nity benefits agreement shall include provisions
for hiring the labor workforce for the project
financed by the grant or agreement from
residents of the Redevelopment Area that are
unemployed or underemployed.
es,
The amount of the Base Tax Increment Recapture
shall be 25% to 50% of the Net New Tax Increment
Revenue generated by the project. If the taxable
assessed value of the Property (as determined by
the Miami -Dade County Property Appraiser, taking
into consideration any allowable adjustments by
the Value Adjustment Board) in any year during
the Recapture Period exceeds the Base Year Value,
the Tax Increment Recapture shall be no more
than 50% percentage of the project's Net New Tax
Increment Revenue. In any fiscal year, the Tax
Increment Recapture shall be subordinate in all
respects to all CRA Debt. At no time will the Tax
crement Recaptur-:exceed 50%.
https;//www:rorttirii am cra.org'rtites/default/files/tif_
i n centives_program_062017.pdf
httPs://www.northmiarnitl.goviDocurnentCenteriView/8324/
Agree ment-CRA-and-West-Ban k-Investment-02-05-2020-P D F
LAKE PARK COMMUNITY REDEVELOPMENT PLAN 2922 27
APPENDIX
Case study
Home
Repair
Choice Neighborhoods
Exterior Owner -Occupied
Rehab Program
Maintenance & Rehabilitatio!l
This owner -occupied program helps to come residents residents remain in their home bN offering
deferred forgivable loans up to $70,0r0 to make
improvements to their homes for exterior, health
and safety repairs. Priority is given Lo residents 55
or older, veterans, disabled he-,d of households
and those that have lived in Lheir homes for at
least 15 years. Funds will be provided in the form
of a forgivable loan at z 0% interest rate with
payments deferred and forgiven until the earlier
of loan maturity, sale, transfer of ownership, or
failure to maintain the property as the primary
residence during the loan term. The maximum
loan amount pr.r home is $70,000, inclusive of all
construction 'elated costs and closing costs. Loan
term will br_ determined.
hrtps://.dww investatlanta.corn/homebuyers/owneroccupled-
rehE':
t1
23
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North Miami Branding & Marketing
Business Attraction rx Retention
The North Miami Community Redevelopment
Agency (NMCRA) was established in 2005 and is
charged with the responsibility of eliminating
conditions of blight that exist within the City ar,d
helping improve the quality of life by revitali-.ing the
City's physical, economic, educational and )ocial
resources. The designated area includes s,250
acres, approximately 60% of the City. The NMCRA is
an example of a successful revitaliza'-ion process
that utilizes marketing and branding tools at its
core. Some of the initiatives inci.ade:
+ The Downtown Rev',alization project
which seeks to att.,act investment by a
shared vision fr, North Miami's urban
core as a vibr•,nt area where people live,
shop, work and play.
+ The MOC 1 Plaza and Courtyard
Renov?ion project serves as a business
attrar,don technique by sending a
message that the City invested in this
r_Intral public space to bring the
community together.
+ Downtown NOMI Strategic Marketing
Plan project.
All of these projects are examples that marketing
and business attraction is a public investment that
creates a flare that attracts millions of dollars in
private investment, improves quality of life,
creates jobs, attracts businesses and real estate
development, creates affordable housing, and
leverage public infrastructure costs. Find out what
makes you authentic and your physical assets.
LAKE PARK COMMUNITY REDEVELOPMENT PLAN 2922 24
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APPENDIX
Case study
Paint Plant an i Pave Program
Housing Rehabilitation (France Repairs and Replacement)
This incentive is created to provide curl', appeal
to single-family and multi•family properties in
disrepair in Pleasant City. The prop ised improve-
ments may include pressure clear ling, painting,
minor facade repairs, Ian dscap'ng, awnings,
driveways and/or parking lot sealing, irrigation
systems, exterior lighting p,id fence repair or
removal. The CRA will pr wide 100% of the
project cost on owner iccupied singlefamily
structures and 801% r r the project cost on
non -owner occupi;d single-family or multifamily
structures u p to ,a24,0•O0 per property for
exterior imprr Dements.
The West aim Reach CRA limits this program to
a partici,lar neighborhood; it is not available
throu;hout the entire CRA district. In addition, it
is ar ailableto berth single family and multifamily
p operties. While there are no design specifica-
t,ons related to fencing, non -chain Zink fencing is
preferred.
An inventory of code violations and properties
noted in the Finding of Necessity provides a
starting point in creating a fence repair and
replacement program. The fence repair program
will be an initiative that beautifies the physical
environment, reduces blight conditions, increases
value, and most importantly it gives the communi-
ty a sense of pride for their place. When the
community is empowered they will give back and
the return on investmentwill be manifested in the
revitalization process.
LANE PARR COMMUNITY REDEVELOPMENT PLAN 2022 25
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APPENDIX
Case study
� III-1°11 IiI ' 1111'
sr�P,f:,•
v. i
Hallandal. City Center
Public Pri'.ate Partnership
Hallandale City Center, a propose., 2-acre,
mixed -use project of 89 rental apartments with
14 of those set aside for affordable housing, is a
great example of housing divers'cy development
with potential for rental tc homeownership
incentives within a CRA-owr2d land. The project
consists of rental apartments, affordable units,
commercial/retail spaces, and parking spaces
with a set aside numaer of parking spaces as
public parking for th'_ City. The project estimated
cost is approxim.tely $17 million; and, it is
expected to crrate temporary and permanent
jobs, as well a, continuing tax revenues.
The 89 apartments would be two -bedroom, two
bathroe,n units; most would have the rent set
at $1 375, according to Glendon Hall, the CRA's
eco' iomic development manager. Fourteen
apartments would be set aside for affordable
lousing, with rents at about $1,100, Hall said.
Since 2012, the Hallandale Beach CRA has spent $6
million in acquiring the land — made up of 13
parcels
As part of this development, the developer and
City seek that Hallandale City Center LLC provide a
leading worldwide approach to affordable housing
production commonly known as the 'Vienna
Model. Unlike traditional affordable housing
development models, where construction costs are
the main priority, the Vienna Model has four
equally essential pillars: Architectural Quality,
Environmental Considerations, Social Sustainabili-
ty, and Economic Costs. This has resulted in
beautiful, yet affordable housing projects that are
assets to the public realm.
hrtps://cohbcra.org/folio/hallandale-city-center/
LAKE PARK COMMUNITY REDEVELOPMENT PLAN 2022 26