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HomeMy WebLinkAboutACRA-R-26-0002 Exhibit AApril 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 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® Contents Executive Summary 1 • Purpose of the Redevelopment Plan • CRA Boundary Map Authority to Undertak Redevelopm • 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 Implementation and Administration • Phasing and Timelines • Funding Sources and Partnerships • Neighborhood Impact Financial Projections • Legal Description • Case Studies 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 Section 1 CRA Boundary Map Allapatah CRA Boundary ANSI Miami International Airport PAT ISIIP N iG air itaneseprt WIIITHST NW BT niVSIFIST 0 0.25 0.5 Executive Summary PaP an, TT Tr£ St Wynwood RIP PIE MT o Proposed Allapattah CRA Boundary TSB Downtown — Miami PM SIN n fe my STw 5I 1 Miles PEEKS BT E<s pis ITIBI 3 gla, s,,�NE IBIP litS SOB, STA LIE 11 TX NSISTBST nr Fit, mST STX tilaTIB6l 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 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 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 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 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 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. Allapattah CRA Community Redevelopment Plan 12025 7 Section 3 Existing Conditions Background 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. 0.3 0.6mi Comforr C.13n1i Dokphin Expy W Miami -Dade County, FDEP, Esri, T mTom, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, US... Transit -Oriented Development (TOD) Area along NW 12th Avenue 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. Allapattah CRA Community Redevelopment Plan 12025 8 Section 3 •P1 T4 T3 kb T6-8 CS CI D1 111 T1 kb T6-12 lb T6-24 kb T6-36 R,, D2 D3 T6-80 T6-48 ifs T6-60 .6rni CI -HD Airport Expy W G,UA MiS g3 r it port Expy W Background C%,unry, FDEP, Esrl, TomTom, Garmin, SafeGeaph, GeoTechnalogies, Inc, METVNASA. US... 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 Section 3 Background Airport Expy W NW 36th St 0.3 0.6mi Dolphin Ezpy W WP9ner Creek Conn; Airport Expy W m IN NE 36th St Miami MIL Miami -Dade County, FDEP, Esn, TomTom, Garmin, SafeG.m ph, GeoTechnologies, Inc, METI/NASA. ;in... 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 Section 3 Background Airport Expy W NW 36th St Comfort Carrot 0.3 0.6mi Dolphin Expy W Airport Expy W NE 36th 5t Miami Pn18 au6eDsi8 Miami -Dade County, FDEP, Esri, TomTom, Gann n, Sa'feGraph, GeoTechnologies, Inc, METINASA, US... 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 Section 3 Background Moore Park Airport Exp ■ 0,3 0.6mi Airport Expy W NW 36th St fro_' t cs+rd� Juan Pablo Duarte Park Wl Dolphin Expy W Wagner Creek Crnu[ .AV-43•L-MN ■ NE 36th St Miami co t i�. Ia 9 r1 r c,; 4y Midrr. -Dade County, FDEP, Esri, Tom -Fan, Garmin, SafeGraph, GeoTechnologies, Ine MET/NASA, Parks Within the study area, two key parks serve distinct yet complementary roles in the community: 5.1' Marro Msland iiii 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. Allapattah CRA Community Redevelopment Plan 12025 12 Section 3 Background • • Miami Jackson Senior High School Airport Expy W NW 36th St • Maya Angelou Elementary School Comstock Elementary School 7zrmlrp� 0.3 0.6mi INII Dolphin Expy W • • Wager Creek (ono( Airp or[ Expy W 111172 s b D m • • • NE 36th St Santa Clara • Elementary School • a n.y 414.—M•N •r • • • ■ a • Son Mao i •• rc!stand • • \� • Miami t Miami -Dade County, fDEP Es•i, fornTom, Garmin, SateGreph, Gealechnofogies, Inc, METUNASA, US.. Da dgo CL3��q Y 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. Allapattah CRA Community Redevelopment Plan 12025 13 Section 3 Background 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. Allapattah CRA Community Redevelopment Plan 12025 14 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. Allapattah CRA Community Redevelopment Plan 12025 15 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. Allapattah CRA Community Redevelopment Plan 12025 16 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. Allapattah CRA Community Redevelopment Plan 12025 17 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. Allapattah CRA Community Redevelopment Plan 12025 18 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. Allapattah CRA Community Redevelopment Plan 12025 19 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. Allapattah CRA Community Redevelopment Plan 12025 20 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. Allapattah CRA Community Redevelopment Plan 12025 21 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 Allapattah CRA Community Redevelopment Plan 12025 22 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. Allapattah CRA Community Redevelopment Plan 12025 23 Section 3 Summary Revitalization Diagram r0 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. MN 12th Avenue Transit -Oriented Development (TOD) Infrastructure Support (Transportation and Connectivity) 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) ins es, sus ra .,s mpric�w s��rx��m�.v 0.0 Radius 0 50 Juan Pablo Duarte Perk Moore Park Background 4.910, S. NEITTHsT sT ASIA o Proposed Allapattah CRA Boundary HESSRIS ssnssi HE WO St TER SpI,eNar TEN Y Y a,,, ffi �A 1.1274 R T. ci .R,oms, 0,1 ALE VMS, NEM s0 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. Allapattah CRA Community Redevelopment Plan 12025 24 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. Allapattah CRA Community Redevelopment Plan 12025 25 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. Allapattah CRA Community Redevelopment Plan 12025 26 Section 4 1. Economic Development Redevelopment Goals 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. I Allapattah CRA Community Redevelopment Plan 12025 27 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 Allapattah CRA Community Redevelopment Plan 12025 28 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. Allapattah CRA Community Redevelopment Plan 12025 29 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. Allapattah CRA Community Redevelopment Plan 12025 30 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. Allapattah CRA Community Redevelopment Plan 12025 31 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 Allapattah CRA Community Redevelopment Plan 12025 32 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. Allapattah CRA Community Redevelopment Plan 12025 33 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). Allapattah CRA Community Redevelopment Plan 12025 34 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. Allapattah CRA Community Redevelopment Plan 12025 35 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. Allapattah CRA Community Redevelopment Plan 12025 36 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. Allapattah CRA Community Redevelopment Plan 12025 37 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. Allapattah CRA Community Redevelopment Plan 12025 38 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). Allapattah CRA Community Redevelopment Plan 12025 39 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. Allapattah CRA Community Redevelopment Plan 12025 40 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. Allapattah CRA Community Redevelopment Plan 12025 41 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. Allapattah CRA Community Redevelopment Plan 12025 42 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. Allapattah CRA Community Redevelopment Plan 12025 43 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. Allapattah CRA Community Redevelopment Plan 12025 44 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. Allapattah CRA Community Redevelopment Plan 12025 45 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. Allapattah CRA Community Redevelopment Plan 12025 46 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. Allapattah CRA Community Redevelopment Plan 12025 47 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. Allapattah CRA Community Redevelopment Plan 12025 48 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. Allapattah CRA Community Redevelopment Plan 12025 49 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. Allapattah CRA Community Redevelopment Plan 12025 50 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. Allapattah CRA Community Redevelopment Plan 12025 51 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. Allapattah CRA Community Redevelopment Plan 12025 52 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. Allapattah CRA Community Redevelopment Plan 12025 53 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. Allapattah CRA Community Redevelopment Plan 12025 54 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. Allapattah CRA Community Redevelopment Plan 12025 55 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. Allapattah CRA Community Redevelopment Plan 12025 56 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. Allapattah CRA Community Redevelopment Plan 12025 57 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. Allapattah CRA Community Redevelopment Plan 12025 58 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. Allapattah CRA Community Redevelopment Plan 12025 59 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. Allapattah CRA Community Redevelopment Plan 12025 60 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. Allapattah CRA Community Redevelopment Plan 12025 61 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. Allapattah CRA Community Redevelopment Plan 12025 62 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 Allapattah CRA Community Redevelopment Plan 12025 63 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 Increment Revenue Projections 2026202820302032 2034 2036 2038 2040 2042 2044 2046 ase: 2048 2050 2052 2054 • City TIF County TIF Allapattah CRA Community Redevelopment Plan 12025 64 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 Base: 2026 City Ad Valorem Revenue @ 95% Increment I I I I I I I I I 1 1 IN CO 01 0 N m t Lfl (0 IN CO 01 0 N CO Crti (0 IN CO 01 0 N CO Crti N N N m m m m m m m m m m - Cr Cr Cr Cr Cr Cr Cr Cr Crtf1 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 IIII11IIlI1IIII1riIi;II 111 Base: 2026 IN CO 01 0 N m t Lfl (0 N CO O> 0 N CO t tf1 (0 N CO O> 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 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 l0 IN CO 01 0 N m t to l0 IN CO 01 0 N m t to l0 IN CO 01 0 N m Lfl N N N N m m m m m m m m m m Lfl ul 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 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 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 Base: 2026 County Ad Valorem Revenue @ 50% Increment [II N CO 01 0 1 N CO Cr Ln (0 N CO 01 0 1 N CO t lr1 (0 N CO 01 0 N m ▪ ir1 N N N CO m m m m m m m m CO Cr Cr ▪ Cr Lfl 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 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 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 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 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 Thank You We provide economic development solutions. BusinessFlare is a highly qualified consulting firm specializing in redevelopment, revitalization, economic analysis, and urban planning. As a trusted partner in Miami - Dade County, BusinessFlare provides expert support to the county's Community Redevelopment Agencies (CRAs), offering tailored strategies to drive sustainable growth and improve quality of life within the county. With headquarters located in North Miami, Florida, BusinessFlare is deeply rooted in the local community, offering unmatched insights into the region's unique economic and urban challenges. Our team is composed of seasoned professionals with expertise in redevelopment and planning, leveraging cutting -edge data analytics and economic modeling to guide impactful decision -making. Our Services BusinessFlare provides a comprehensive suite of services, including: • Finding of Necessity • Redevelopment Plan Updates • Revitalization Strategies • Economic Data Insights and Analytics • Economic Impact Studies • Urban Planning and Design As a local firm, BusinessFlare is uniquely positioned to address the challenges and opportunities in the region. Our proximity to the communities we serve allows us to maintain strong relationships with local stakeholders and ensures our recommendations are grounded in the realities of the region. BusinessFlare continues to empower CRAs to achieve their missions, creating vibrant, resilient communities through innovative redevelopment strategies and data -driven insights. BusinessFlare has extensive experience supporting CRAs throughout Miami -Dade County, delivering measurable results that align with statutory requirements and local objectives. We understand the critical balance between preserving community character and fostering economic growth, and we tailor our approach to meet the specific needs of each project. BUSINESS FLARE® APPENDIX LEGAL DESCRIPTION Allapattah CRA Community Redevelopment Plan 12025 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 22rd 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. LEGAL DESCRIPTION: S- EEPCJHr imoi,A EPO L, Emis ALLAPATTAH OF THE WAY LINE LINE SAID SOUTHERLY 195), STATE ROAD SAID SOUTHWESTERLY 112 (INTERSTATE 95), TO THE 9A (INTERSTATE SAID WESTERLY 95), NW 22ND SAID SOUTHERLY THE EASTERLY AVENUE); SAID EASTERLY AVENUE), ) SAID NORTHERLY WEST RIGHT SAID WEST SOUTHERLY POINT OF TO DESCRIBE LEGAL DESCRIPTION IS REFERENCED ACJCJOiV J JR ie CRA PROLONGATION AVENUE ROAD SOUTHWESTERLY RIGHT 195) AND RIGHT-OF-WAY 95); NORTHERLY LIMITS SOUTHERLY LINE OF WAY LINE LIMITS OF PROVIDED MIAMI—DADE tPAN T, _.J ' AND 112 LINE OF 195) OF STATE NORTHERLY OF NW 19TH OF STATE RIGHT-OF-WAY TO THE 112 (INTERSTATE 95); WESTERLY RIGHT-OF-WAY TO THE SOUTHERLY STREET; RIGHT-OF-WAY RIGHT-OF-WAY RIGHT-OF-WAY TO THE WITH THE OF WAY RIGHT OF AND NORTHERLY BEGINNING. THE WERE TO THE BEGIN AT THE INTERSECTION OF THE WEST RIGHT OF THE SOUTHERLY RIGHT-OF-WAY (INTERSTATE 195); THENCE EAST, ALONG STATE ROAD 112 (INTERSTATE RIGHT OF WAY LINE OF AND STATE ROAD 9A (INTERSTATE THENCE SOUTHEAST, ALONG WAY LINE OF STATE ROAD ROAD 9A (INTERSTATE LINE OF SAID STATE ROAD THENCE SOUTH, ALONG STATE ROAD 9A (INTERSTATE RIGHT—OF—WAY LINE OF THENCE WEST, ALONG NW 22ND STREET, TO STATE ROAD 7 (NW 7TH THENCE SOUTH, ALONG STATE ROAD 7 NW 7TH ( OF THE MIAMI RIVER; THENCE NORTHWEST, ALONG MIAMI RIVER, TO THE INTERSECTION PROLONGATION OF THE 19TH AVENUE; THENCE NORTH, ALONG 19TH AVENUE AND ITS PROLONGATIONS, TO THE NOTES: 1. THIS IS NOT A SURVEY. 2. THIS INSTRUMENT IS INTENDED CRA. THE LIMITS OF THE CLIENT. 3. THE BACKGROUND GIS DATA COUNTY OPEN HUB. SURVEYOR'S CERTIFICATE: LINE OF 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 LINE OF 5J-17, FLORIDA ADMINISTRATIVE CODE, PURSUANT TO LINE OF CHAPTER 472.027, FLORIDA STATUTES. NOT VALID WITHOUT THE ORIGINAL SIGNATURE AND SEAL OF A FLORIDA LICENSED SURVEYOR AND MAPPER. LINE OF LIMITS BISCAYNE ENGINEERING COMPANY, INC. 529 WEST FLAGLER STREET, MIAMI, FL. 33130 (305)-324-7671 OF THE STATE OF FLORIDA DEPARTMENT OF AGRICULTURE SAID NW LB-0000129 Digitally signed by ��� Alberto J Rabionet OF NW "� 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 ALLAPATTAH ELECTRONIC FILE DIGITALLY SIGNED AND SEALED UNDER BY THE 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 DRAWING No. 2644-SS-21 FIELD BOOK: N/A PROJECT: ALLAPATTAH CRA DATE: 4/18/25 REV DATE: BEC ORDER# 25003497 SHEET 1 of 2 DRAWN BY RB CLIENTCITY OF MIAMI ABISCAYNE ENGINEERING SURVEYORS ENGINEERS PLANE ss • SINCE 1898 529 W. FLAGLER L. 05) 324A671FL 33130T 449 NW 35TH T( BOCA1) 09 2329 , FL 33431 • E-MAIL: INFO@BISCAYNEENGINEERING.COM • WEBSITE: WVWV.BISCAYNEENGINEERING.COM IIIIIIIIII- 1111I1111-. I'-rE-WCHr TAG AOLOO ?IrPANI LEGAL DES CHIral 'P rO AMMO 21111111I1 .. s,•1 OM 111111 10111 IIIII! nun ALLAPATTAH CRA MEMO O 11 1 - UM ln1111 =niPiri• 1i111i1.1. 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FLAGLER ST, MIAMI, FL 33130 TEL. (305) 324-7671 TEL. (561) 609-2329 APPENDIX CASE STUDIES Allapattah CRA Community Redevelopment Plan 12025 APPENDIX Case study 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! oa d 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://www safesneets mmit vrg fpeop4es choice LAKE PARK CO MM'IJNITY REDEVELOPMENT PLAN 2922 21 1- HOKXOH 1114 2 - LUIS PINTO COMING IN JUNE 2020 7- YUHMI COLLECTIVE L• MILAGROS COLLECTIVE 13 • MATE DEE APPENDIX Case study 3- DIANA CONTRERAS 9 - FABIO ONRACK 10 -ALICE MIZRACHI 11- NICOLE SALCEDO 1. 5 - ENO • REMOTE 7A 21-ERNESTO MARANJE j ra 16- GEORGETA FONDOS • 22-ItON6 33• TH6LONDON POLICE CRINTOWN HOLLYWOOD 12•DANIEL FILA o- Mural Project and Mural Only Program Grant Cultural Arts & Entertainment 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. http://hollywoodcra.org/188/Downtown-Hof Iywood-MuraI- Project LAKE PARK COMMUNITY REDEVELOPMENT PLAN 2022 22 APPENDIX Case study Iso Tax Increment Recapture, Infrastructure Gr nt & Co unity .enefits Agreem.- n Econ 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 Recapture exceed 50%. https://www.northmiarnicra.org rtes`default/files/tif_ n centives_program_D62017.pdf httPs://www.northmiarni fl.gov/DocurnentCenteriView/8324/ Agree ment-CRA-and -West-Ban k-Investment-02-05-2020-PDF LAKE PARK COMMUNITY REDEVELOPMENT PLAN 2922 27 APPENDIX Case study 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 t1 23 APPENDIX se study NO°I is to hive me • Nb o4w�tawn�o�i1 • 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 prose. 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. E 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 authentic and your physical assets. 19 https;//www.northmiamicra,org LAKE PARK COMMUNITY REDEVELOPMENT PLAN 2922 24 APPENDIX Case study Paint Plant and Pave Program Housing Rehabilitation (Fence Repairs and Replacement) This incentive is created to provide curb appeal to single-family and multi -family properties in disrepair in Pleasant City. The proposed improve- ments may include pressure cleaning., painting, minor facade repairs, landscaping, awnings, driveways and/or parking lot sealing, irrigation systems, exterior lighting and fence repair or removal. The 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 leach CRA limits this program to a particular neighborhood; it is not available throughout the entire CRA district. In addition, it is available to both single family and multifamily properties. While there are no design specifica- tions related to fencing, non -chain link 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 investment will be manifested in the revitalization process. LANE PARR 00MIAUHITY REDEVELOPMENT PLAN 2022 25 APPENDIX Case study PublicPrivate 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