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HomeMy WebLinkAboutAnalysis and Mapsor. ZIr '7 CITY OF MIAMI PLANNING DEPARTMENT INCOAA 99AT10 COMMUNITY PLANNING DIVISION Comprehensive Plan Amendment Staff Analvsis - a 4765 • • - Miami -Dade Count • • 1415 NW 63 Street (Folio: 01-3114-009-0010) & 1200 NW 62 LN Folio: 01-3114-002-0010 • District 5 — Commissioner Keon Hardemon a Model Cit Approximately 961,369 square feet 22.07 acres Ryan Shedd, Planner II A. REQUEST Pursuant to Policy LU -1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Miami - Dade County ("the County") is requesting an amendment to Ordinance No. 10544, the Future Land Use Map (FLUM) of the MCNP to change the designation of a portion of the property at 1415 NW 63 Street and 1200 NW 62 Lane ("the property") from "Medium Density Multifamily Residential" to "Restricted Commercial". The proposed amendment contains approximately 22.07 acres. Of the total area, 6.27 acres are in the property at 1415 NW 63 Street and 15.80 acres are in the property at 1200 NW 62 Lane. Comprehensive Plan Amendments that involve more than 10 acres of property are subject to the Expedited State Review Process, as set forth in Section 163.3184(3), F.S. Concurrently, the County is requesting a change to the Miami 21 Zoning Atlas as a companion item. The request is being submitted through file ID 4766. The companion application seeks to change the Miami 21 Zoning designation from 74-R" General Urban Transect - Restricted to 75- 0" Urban Center Transect - Open. In addition to these applications, the County has also applied for a Comprehensive Plan Amendment and a Rezoning for one other block within Liberty Square (File IDs 4763 and 4764). While the Rezoning request is the same, the Comprehensive Plan Amendment requests "Medium Density Restricted Commercial". B. HISTORY In February 2015, the County announced plans to redevelop and revitalize Liberty Square, and subsequently released a Request for Applications from a select pool of prequalified developers. Related Urban was chosen and embarked on the planning process to redevelop the Liberty Square development. After years of community engagement and plan development, the County is requesting the rezoning of various portions of the Liberty Square property to realize the plan developed by Related Urban. The masterplan, as shown in Illustration 1, was developed to update the aging housing stock in Liberty Square, provide new housing choices, introduce new commercial and community spaces, and serve the existing neighborhood of Liberty Square. Liberty Square is designated "Medium Density Multifamily Residential" on the FLUM (See Map 2). The County is seeking to amend the designation to "Medium Density Restricted Commercial' for the above-mentioned portion, as shown in Map 3. File ID 4765 — Page 1 NEW COMMUNITY PARK - LIBERTY SQUARE MUSEUM ALONZO MOURNING LIBERTY SQUARE YOUTH CENTER PUBLIC / AFFORDABLE HOUSING UNITS GARDEN -STYLE UPGRADED BASKETBALL COURT UPGRADED BASEBALL FIELD NEW LIBERTY SQUARE ?' COMMUNITY CENTER MIXED -INCOME HOMEOWNERSHIP TOWNHOMES MIXED -INCOME 5 STORY APARTMENTS (AFFORDABLE / WORKFORCE) -- ADULT EDUCATIONAL CENTER! K-2 SCHOOL ELDERLY AFFORDABLE 5 STORY APARTMENTS SICKLE CELL FOUNDATION JESSIE TRICE COMMUNITY HEALTH CENTER PUBLIC/ AFFORDABLE HOUSING UNITS GARDEN STYLE SCHOOL FOR SPECIAL NEEDS CHILDREN / HEAD START CENTER YMCA FAMILY CENTER PUBLIC / AFFORDABLE HOUSING UNITS GARDEN STYLE PUBLIC / AFFORDABLE HOUSING UNITS GARDEN STYLE COMMUNITY EDUCATIONAL 1 CENTER /CIVIC CENTER GROCERY STORE ,.• mss ^. n -� .. MIXED -INCOME 5 STORY APARTMENTS (AFFORDABLE / WORKFORCE) GRADE -LEVEL "MOM & POP"RETAIL MIXED -INCOME 5 STORY APARTMENTS (AFFORDABLE / WORKFORCE) GRADE-LEVEL'MOM & POP' RETAIL 0 N LL Map 1. Context map. Liberty Square is in the Model City NET Area, in the northwestern part of the city. File ID 4765 — Page 3 �, - Restdendal I Major Inst, Pull z z Facilities, Transp And Duplex - - �- Residential NW 66TI I ST—�y-�—�__ (Y NW 65TH ST-_J_J1J-J_J�LJ_LJ Medium Density Nw64ni ST Multifamily Residential �al Nw 62ND TER Restrietetl COmmerCial - - NW62NDST Public Parks. and Recreation *T.,,5en-s�* M O.-N��61STST Multifamily Residential Medium DenRestricteFft Subject BlocksCommercio Liberty Square Map 2: Existing Future Land Use Map I: li I i LILLULLJ, 11, TM NW 66TH TER Single Famlly � �- Residential Major Inst, Public I HL' Facilities, I _ — Transp And Duplex - 1 - Residential N '66TH 6T -- i NW 65TH ST I Medium Density rnyeamsT Multifamily Residential — N, e,—J— a_ Restricted NwszrvolEN � CommercWl t --i Restricted I Commerclal _ Nw62NDST Public Parks and Recreation - — ' R Cow Density ' Multifamily NW 615LST ----- Residential -� Medium Density Restricted r Subject Blocks Commercial 7 Liberty Square Nw6DTNST Map 3: Proposed Future Land Use Map File ID 4765 — Page 4 C. SITE AND NEIGHBORHOOD DETAILS As shown in Map 1, Liberty Square is located in the northwestern part of the City of Miami, within the Model City NET area and Liberty City neighborhood. Owned by Miami -Dade County Public Housing, Liberty Square was built in 1937 by the Public Works Administration under the New Deal. As black citizens were segregated to only a few subdivisions in the county at the time', a group of prominent business people lobbied the Roosevelt administration for funds to establish and construct Liberty Square. This was done largely as a response to issues of disease and overcrowding in Overtown, and the fear that Overtown's proximity to Downtown (deed restrictions prohibited black residents from living in areas such as Downtown) would be a risk for Miami's wealthy, white class. Liberty Square was constructed as a segregated housing development for black residents displaced from these urban renewal projects in Overtown2. The wall that was built to segregate the residents of Liberty Square from the neighboring communities is still partially intact, and historically designated, along NW 12 Avenue. Liberty Square, located at 1415 NW 63 Street and 1200 NW 62 Lane, sits on approximately 66 acres bounded by NW 12 Avenue to the east, NW 67 Street to the north, NW 15 Avenue to the west, and NW 62 Street (Martin Luther King Jr. Boulevard) to the south. The portion of property to be changed at 1415 NW 62 Street contains all of Block 1 and a portion of Block 2 within the Low Cost Housing Project No. H-4602 subdivision. The portion of property to be changed at 1200 NW 63 Lane contains all of Blocks 1, 5, and 6 of the Public Housing Projects Florida 5-2 and 5-3 subdivision. The full legal description is on file with the Hearing Boards Division of the City of Miami. The property is surrounded on the north by the rest of Liberty Square. uw LL=� Liberty Square Subject Blocks o City Boundary rt Map 4: Aerial view of Liberty Square and the surrounding neighborhood 1 Mohl, R.A. (1985). The Origins of Miami's Liberty City. Florida Environmental and Urban Issues, 12. Retrieved November 15, 2018 Z George, P. S., & Peterson, T. K. (1988). Liberty Square: 1933-1987 The Origins and Evolution of a Public Housing Project. Tequesta, (XLVIII), 33- 48. Retrieved November 15, 2018, from http://www.historymiamiarchives.org/pdfs/Tequesta2009-p33-48.pdf File ID 4765 — Page 5 Demographics The Census Block Group in which the properties are contained has a total of 689 households in a total of 785 housing units. This Block Group shares the same boundaries as the entire Liberty Square development. As such, given the ongoing redevelopment already taking place on parts of the property, it's especially important to note that these numbers are reported from the last estimation of the 2012 — 2016 American Community Survey. The median income for those households between 2012 and 2016 was $9,154. This is significantly lower than the surrounding Block Groups, which range from a high of $30,717 to a low of $13,306. The number of families living in poverty in the Block Group was 83.89 percent, more than three times the rate for the City. Given that Liberty Square is entirely publicly owned housing, all of the households in the subject Block Group rented their home between 2012 and 2016. Most households in the surrounding neighborhoods also rented. Well over 50 percent of households were renting. One adjacent block group had a rental rate of 96.72 percent. The median rent for a unit in the Block Group was $294. Surrounding Block Groups typically had a median gross rent between $600 and $825. Approximately 28.21 percent of adults over the age of 16 were unemployed for this period, which is considerably higher than the City as a whole (almost 10 percent). Surrounding neighborhoods had similarly high rates of unemployment, with some areas reaching up to 40 percent unemployment. Additionally, 93.43 percent of disabled adults were unemployed, higher than the rate for the City Of disabled adults, 73.9 percent were unemployed between 2012 and 2016. Subject Block Group: 120860015012 TopicData Number of Households 689 Number of Housing Units 7854 Median Household Income $9,154 (City of Miami: $31,642) Percent of Families under the Poverty Line 83.89% Percent of Households that rent 100% Median Rent $294 (30.91 % Rental cost burdened) Unemployment Rate 28.21% (93.43% among disabled adults) Table 1: Collected Census data 3 Data was retrieved from the U.S. Census Bureau. Data from the Decennial Census and the American Community Survey was compiled for this report. 4 Vacancy rates are not reported for the Block Group containing the property subject to this application due to the ever -evolving nature of the housing stock in Liberty Square. File ID 4765 — Page 6 D. SITE PHOTOS Below are a few photographs of the streetscape and surrounding neighborhood context: Photo 1: Looking west along NW 62 Street, Martin Luther Kind Jr. Boulevard, at the intersection with NW 12 Avenue, towards the southeastern corner of the Liberty Square property. Those properties opposite Liberty Square fronting NW 62 Street are designated "Restricted Commercial'. Photo 2: As shown in this photo, a green median separates Liberty Square from NW 12 Avenue along what used to be the hard border between the two neighborhoods. Some portions of the segregating wall remain, with a local historic designation. File ID 4765 — Page 7 Photo 3: Looking north along NW 15 Avenue, the western border of Liberty Square. The properties on the west side of NW 15 Avenue are designated "Restricted Commercial". Photo 4: NW 63 Street separates portions of the subject of this application from the rest of Liberty Square. This view, looking east into Liberty Square along NW 63 Street, shows the original single and double story structures of the original development. File ID 4765 — Page 8 E. EXISTING AND FUTURE LAND USE As depicted on Map 2 on page 4, the properties are currently designated "Medium Density Multifamily Residential" on the FLUM of the Miami Comprehensive Neighborhood Plan ("MCNP"). The "Medium Density Multifamily Residential" designation allows 65 dwelling units per acre, with a limitation on uses to primarily residential. Other supportive uses such as community-based residential facilities, educational facilities, etc. are allowed, subject to regulations in Miami 21. The "Restricted Commercial" designation that the County has requested for the property allows up to 150 dwelling units per acre. It also allows a wide variety of non-residential uses, such as: commercial, retailing, office, entertainment, recreation facilities, and hotels. For further details on the interpretation of this designation, see page 21 of the MCNP. The change in the allowed density under "Restricted Commercial" would yield an increase of 1,876 residential units for the portion of the property subject to this application. Where 1,434 are allowed under the current designation, 3,310 units would be allowed under the proposed designation. Staff analyzed properties within a half -mile of the whole Liberty Square development (restricted to those properties within the City of Miami, given the proximity to the City's border and the disparity between the City and the County's Future Land Use designations). The designation with the greatest representation on the Future Land Use Map is "Restricted Commercial", as shown in Table 2 on this page. Grouped as most similar designations based on allowed uses and densities, "Single Family Residential" and "Duplex Residential" share the greatest proportion at 42 percent of the study area, while mixed-use designations ("Restricted Commercial", "Medium Density Restricted Commercial", and "Low Density Restricted Commercial") share 38 percent of the study area. "Medium Density Multifamily Residential" takes up 10 percent, "Light Industrial" and "Major Institutional, Public Facilities, Transportation and Utilities" both share 10 percent, and finally "Public Parks and Recreation" takes up one percent of the study area. Acreage of Future Land Uses within a half -mile radius* Restricted Commercial 230.09 Single Family - Residential 180.75 v Duplex - Residential 177.69 7) Medium Density Restricted Commercial 89.53 Medium Density Multifamily Residential 88.05 J v Major Inst, Public Facilities, Transp And � 52.55 L Light Industrial � 30.58 Low Density Restricted Commercial M 7.23 Public Parks and Recreation ■ 6.23 Low Density Multifamily Residential I 1.71 0.00 50.00 100.00 150.00 200.00 250.00 *only includes property within the City of Miami Acres File ID 4765 — Page 9 F. ANALYSIS Criteria 1 Policy LU -1.1.7: "Land development regulations and policies will allow for the development and redevelopment of well-designed mixed-use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail, and community facilities in a walkable area and that are amenable to a variety of transportation modes, including pedestrianism, bicycles, automobiles, and mass transit." Analysis 1 The redevelopment of Liberty Square's southern blocks along NW 15 Avenue and NW 62 Street will aid in improving these corridors with uses that promote activity along the street. The surrounding properties already allow mixed-use development and the proposed amendment would align the subject portions of Liberty Square with the surrounding corridors. Finding 1 Staff finds the request consistent with Policies LU -1.1.7. Criteria 2 Policy LU -1.6.9: "The City's land development regulations will establish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements." Analysis 2 The proposed amendment would increase the allowed density for the property from 65 dwelling units per acre to 150 dwelling units per acre. It would also introduce non-residential uses. The property fronts NW 15 Avenue to the west and NW 62 Street to the south, which are mixed use commercial corridors, designated "Restricted Commercial", allowing up to 150 dwelling units per acre and a wide variety of non-residential uses. The properties to the west and south are already designated "Restricted Commercial", which would create a uniform pattern along the corridor. The property to the north, also part of Liberty Square, has a density of 65 dwelling units per acre, with purely residential uses, and would act as a buffer and transition to the lower density, residential area further north. Finding 2 Staff finds the request consistent with Policy LU -1.6.9. Criteria 3 Policy LU -1.6.4: "Any proposal to amend the City's Zoning Atlas that has been deemed to require an amendment to the Future Land Use Plan Map by the Planning Department, shall require a level of service (LOS) review and a finding from the Planning Department that the proposed amendment will not result in a LOS that falls below the adopted minimum standards described in Policy CI -1.2.3, and will not be in conflict with any element of the MCNP. Based on its evaluation, and on other relevant planning considerations, the Planning Department will forward a recommended action on said amendment to the Planning Advisory Board, which will then forward its recommendation to the City Commission." Analysis 3 Transportation staff with the Office of Capital Improvements analyzed the proposed amendment and found there would be a significant increase in peak hour trips generated from the proposed amendment. Staff recommended additional information be provided to determine the impact of the amendment. Planning staff reviewed other levels -of -service, which may be found in Attachment A. Finding 3 Staff finds the request consistent with Policy LU -1.6.4. File ID 4765 —Page 10 Criteria 4 Objective HO -1.2: "Conserve the present stock of extremely low-, very low-, low-, and moderate -income housing (in accordance with the current standards and regulations of HUD and the State of Florida) within the City and reduce the number of substandard units through rehabilitation, reduce the number of unsafe structures through demolition or rehabilitation, and insure the preservation of historically significant housing through identification and designation." Analysis 4 Currently containing over 700 units of housing, the redevelopment plan prepared by Miami -Dade County Public Housing and Related Urban will reconstruct every single unit within Liberty Square, in addition to increasing the overall housing stock in the development. One major goal of the redevelopment is to provide new housing to every current resident of Liberty Square that wishes to remain. The preservation and rehabilitation of the existing housing stock that is affordable to low-income households is an extremely important tool in addressing the ongoing housing affordability crisis. While all of the existing units at Liberty Square will eventually be demolished, the overall amount of affordable housing will actually increase under the redevelopment plan. Finding 4 Staff find the request consistent with Objective HO -1.2 Criteria 5 Policy HO -1.2.3: "The City's housing programs will provide for a diverse range of housing types in all areas of the City, including housing that is affordable to extremely low-, very low-, low-, and moderate -income households (in accordance with the current standards and regulations of HUD and the State of Florida) as an alternative to the geographic concentration of low-income housing." Analysis 5 With a mix of housing options for a variety of specified income levels and residents with disabilities, the reconstruction of Liberty Square will provide new housing for current residents, as well as new residents with a variety of income levels. The proposed amendment, by introducing new allowed uses, will allow the provision of a variety of services and amenities to serve an increased population, as well as programs for specific populations such as the elderly. Additionally, with new allowed uses to support a greater variety of households, the proposed amendment will support the integration of housing types, thereby moving away from the concentration of poverty at Liberty Square while still providing housing for the community that exists at Liberty Square today. Finding 5 Staff finds the request consistent with Policy HO -1.2.3 G. RECOMMENDATION Based on the above background information, the Planning Department recommends approval of the request to amend the designation on the FLUM from "Medium Density Multifamily Residential" to "Restricted Commercial" for portions of the properties located at 1415 NW 63 Street and 12-00-UW_62 Lane, Miami, FL. Sue-T-rone, AICP Chief of Comprehensive Planning Attachments: Attachment A - Concurrency Management Analysis Attachment B - Liberty Square, 1933-1987 The Origins and Evolution of a Public Housing Project Attachment C - Memorandum of Understanding Between Related Urban and Liberty Square Resident Council Inc. File ID 4765 — Page 11 AERIAL FILE ID: 4765 COMPREHENSIVE PLAN AMENDMENT —NW 68TH TER. m $► *-W"-* 1t. z t _ 1'4 NW 68TH ST NW68TH STS .alp—�. s. _.� Pik — r�--.rr•—''�_ ' a— — s T 00,J NW.67TH ST - NW 66TH,ST -_ .�^ +s �t *.' j k NW 66TH 1ST - NW6-6TH,ST 65TH TER NW 35TH TER NW65TH,ST— NW 65TH S LO- NW 64TH ST NW 64TH ST NW 64TH,ST NW 63RD TER NTH ST NW 64 ;. NW 63RD ST z U NW 64TH S Q NWe63RD _ t- v M z z z NW'63RD ST - NW 62ND z r , - TER _ _ — NW 62ND N W 62 ND LN rn NW 62ND TER NW 62ND ER - NW 62ND ST � � _ _ • _ 1th \�...`T� 7f' Fr+sFvi. •�� �." �� �" .- - - •��� 'a* �! a ;� � .. 61STST JAi d _J. M � NW'59TH ST NW 59TH ST _ N 0 250 500 1,000 Feet ADDRESS: 1415 NW 63 ST & 1200 NW 62 LN Subject Property FUTURE LAND USE MAP (EXISTING) FILE ID: 4765 COMPREHENSIVE PLAN AMENDMENT L MNW 621 _TER NW 67TH ST �] J I -i r d' F �I NW_66TH ST z LN\1/\�665TIHTER NW 65TH INW_64� LU U x NW 63RD z v � z z Medium Density Multifamily Residential x N> z NW -66TH ST NW 66TH ST NW 65TH_TER w I I �: F9 NW 62ND ST - Duplex - Residential Public Parks Restricted Public s ricted Parks and )m I ial and Recreation Commercial Recreation I Medium Density Low Density —J Multifamily) �Multifamily� Residential NW 61ST ST Residential Medium, Density L —� Restricted Commercial Duplex - M MT NW 60TH ST U Residential � _ N W 59TH II II 59TH ST DNW edium ensity Multifamily Duplex - z=flj Residential Residential NW 59TH ST NW 63RD ST I N 250 500 1,000 Feet ADDRESS: 1415 NW 63 ST & 1200 NW 62 LN Subject Property FUTURE LAND USE MAP (PROPOSED) FILE ID: 4765 COMPREHENSIVE PLAN AMENDMENT _ �1i1 iii■ �� ••• . 11111E ' 1111IENS1■t DO LOx z z -, NW 62ND TERI =J �TH ST -T I Major Inst, Public Facilities, Transp And Y a J 2 NW -'66TH ST r co z' NW 65TH TER I I ;dium DensityNW 65TH ST Multifamily Residential NW 64TH ST LU LNW63R�_ Q NW 63RD ST U ` z F M z Restricted N 62 Q L Commercial ,NW.62ND 1 TER x r z NW -'66TH ST NW 66TH ST NW 65TH.TER F9w NW 62ND ST Restricted Public Parks Restricted Commercial and Recreation Commercial Medium Density Multifamily) Residential NW 61ST ST EfMediurrfDehsity estricted mmercial NW 60TH ST U co 2 Medium Density Duplex - z Multifamily Residential. NW 59TH ST _Residential N 250 500 1,000 Feet Duplex - Reside'ntial NW 63RD ST Low Density Multifamily, Residential Duplex' - Residential NW 59TH ST ADDRESS: 1415 NW 63 ST & 1200 NW 62 LN QSubject Property fli � 1111111111 11 11 11 11 NW 65TH STE 11li, NW 6RD SZ -- ■■ IBM Concurrency Management Analysis City of Miami Planning & Zoning Department Impact of Proposed Amendment to Future Land Use Map Proposal No. 4765 Date: 12/19/18 679,806 AMENDMENT INFORMATION Applicant: Excess Capacity After Change Miami Dade County Concurrency Checkoff WASD Permit Required OK Address: 1200 NW 62 LN AND 1415 NW 63 ST Boundary Streets: North: NW 65 ST East: NW 12 AV South: NW 62 ST West: NW 15 AV Proposed Change: From: Medium Density Multifamily Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 22.0700 acres @ 65 DU/acre 1,434 DU's Peak Hour Person -Trip Generation, Residential 1 932 Proposed Designation, Maximum Land Use Intensity Residential 22.0700 acres @ 150 DU/acre 3,310 DU's Peak Hour Person -Trip Generation, Residential 1 1,754 Net Increment With Proposed Change: Population Dwelling Units Peak Hour Person -Trips NET Area County Wastewater Collection Zone Drainage Subcatchment Basin Solid Waste Collection Route Transportation Corridor Name Model City Basin 0072' A4 107 NW 62 Street 4,821 1,876 822 RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU -1 (See attachment 1) Land Use Objective LU -1.1 Land Use Policy 1.1.1 Capital Improvements Goal CI -1 Capital Improvements Objective CI -1.2 Capital Improvements Policy 1.2.3 a - g CONCURRENCY ANALYSIS RECREATION AND OPEN SPACE Population Increment, Residents 4,821 MCNP Parks, Recreation, and Open Space Policy PR -1.1.4 requires a 10 -minute (defined as 1/2 mile) barrier -free walk to a park entrance. Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 4,821 Transmission Requirement, 92.05 g/r/d 443,803 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 4,821 Transmission Requirement, 141 g/r/d 679,806 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASD Permit Required STORM SEWER CAPACITY Exfiltration System Before Change On-site Exfiltration System After Change On-site Concurrency Checkoff OK SOLID WASTE COLLECTION Population Increment, Residents 4,821 Solid Waste Generation,1.28 tons/resident/yr 6,171 Excess Capacity Before Change 800 Excess Capacity After Change (5,371) Concurrency Checkoff OK TRAFFIC CIRCULATION Population Increment, Residents 4,821 Peak -Hour Person -Trip Generation 822 Concurrency Checkoff OK NOTES: Penn it for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Authonty Department (WASA) Excess capacity, if any, is currently not known. ASSUMPTIONS AND COMMENT: Population increment is assumed to be all new residents. Peak -period trip generation is based on ITE Trip Generation, 5th Edition at 1.4 ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and LOS are from Table PT -2(R1), Transportation Corndors report. Potable water and wastewater transmission capacities are in accordance with Miami -Dade County stated capacities and are assumed correct. Service connections to water and sewer mains are assumed to be of adequate size; if not, new connections are to be installed at owners expense. 'Basin 0072 is, at the time of this analysis, under a moratorium. Recreation/Open Space acreage requirements are assumed with proposed change made. Park Service Area City Boundary 11/28/2018 MDCPS - Concurrency Management System Attachment A ia, 4 Concurrency Management System (CMSi Miami Dade County Public Schools Miami -Dade County Public Schools MDCPS Application Number: Date Application Received: Type of Application: Applicant's Name: Address/Location: Master Folio Number: Additional Folio Number(s): PROPOSED # OF UNITS SINGLE-FAMILY DETACHED UNITS SINGLE-FAMILY ATTACHED UNITS'. MULTIFAMILY UNITS: Concurrency Management System Preliminary Concurrency Analysis PHO118112807552 11/28/2018 8:25:19 AM Public Hearing, Liberty Square 1200 NW 62 LN 0131140020010 0131140090010, 1876 0 0 1876 Local Government (LG): Miami LG Application Number: 1 Sub Type: Land Use CONCURRENCY SERVICE AREA SCHOOLS CSA Id Facility Name Net Available Capacity Seats Required Seats Taken LOS Met Source Type ADJACENT SERVICE AREA SCHOOLS *An Impact reduction of % included for charter and magnet schools (Schools of Choice). MCPS has NOT conducted a preliminary public school concurrency review of this application. 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax / concurrency@dadeschools.net http://g is-mbOl .dadeschools.neUM DSCMSWeb(pri r tapplicabondetails.aspc?appN urri= PHO118112807552 1/1 33 Liberty Square, 1933-1987 The Origins and Evolution of a Public Housing Project Paul S. George and Thomas K Petersen From Tequesta, no. XLUIII (1988) L Reaching for Utopia: 1933-1936 This project will be one of the greatest blessings that Miami ever had. It will not only eliminate the possibility of fatal epidemics here, but also fix it so we can get a servant freed from disease. John Gramling, October 17, 1934 The First Administration of Franklin D. Roosevelt was barely nine months old when in December 1933, Miami attorney John Gramling, along with six other lawyers and businessmen, formed the Southern Housing Corporation for the purpose of developing a "negro colony" on one hundred and twenty acres of land on Miami's northern out- skirts. Their inspiration was the recently -created United States Reconstruction Finance Corporation, which provided low-interest loans for slum clearance and the construction of low-income housing for the poor. The application of the newly formed corporation stated the problem: The only site on which a negro might live in the City of Miami is in what now is known as negrotown in the heart of Miami. That area consists of 343 acres of land and accord- ing to the United States census of 1930, there are 25,116 col- ored persons living in that area. This population is living in 34 TEQUESTA one story negro shacks and there are from three to fifteen shacks on a city lot of 50' x 150'. The sanitary conditions are a menace to the whole city. The living conditions are incon- ceivable and are a shame and a disgrace to the responsible citizens of Miami. This area is principally owned by white people who have erected these small shacks and get exorbi- tant rent from them so that they pay for themselves every two to three years ... Many houses have no toilets connected with the house, no bathrooms, nor bathing facilities ...1 Gramling, a former municipal judge and prominent attorney who arrived in Miami in 1906 from Alabama and the beneficiary of early and lucrative investments in Miami public utilities, seemed an unlike- ly champion of the impoverished and overcrowded residents of Colored Town, the city's first black community. Yet irrespective of the purity of his motivations, his message was powerful. The principal concern, stated emphatically and repeatedly in correspondence from Miami to the Housing Section of the Public Works Administration (PWA) in Washington as well as in the press, was the threat of the transmission of disease by servants to the white homes in which they were employed. In one of his innumerable letters to the PWA, Gramling wrote of the high incidence of tuberculosis in the negro quarters: "From this cesspool of disease the white people of Greater Miami draw their servants." The weekly (Miami) Friday Night, on January 12, 1934, sounded the same theme in no uncertain terms: The people who hire negroes in their homes should come forth with their protest. A protest against allowing the maid that cares for their children, the cook that prepares their food, and the wash woman that does their clothes, from bringing into their homes the disease germs that flourish in the present negro district.2 Two days later, apparently in step with the submission of the application of the Southern Housing Corporation to Washington, a Miami Herald editorial echoed the same theme: Liberty Square, 1933-1987 35 Lovers of Miami have long decried the condition in which the colored people here are compelled to live. Attention has been led, frequently, to conditions that are not only a source of embarrassment but are actually a health menace to the entire population ... With the help of the P.W.A. it might be possible that conditions in colored town could be materially improved.3 Two years later, in the summer of 1936 when the construction of the project was well underway, the concern relative to the transmis- sion of disease recurs in the context of kitchen facilities. "The tenants of the project," wrote Clarence Coe, the district manager for the Public Housing Administration who worked closely with the advisory com- mittee established to oversee construction and tenant selection, "if within the proper income group, will in many cases desire to do wash- ing for people outside of the project. It is the belief of the Committee that the stationary tubs in the kitchen of each apartment would not be sufficient or satisfactory to carry out such work in any volume."4 Later in 1936, now in the context of tenant selection, Coe wrote that "Many of the employers of domestic help have personally made request that quarters in the project be reserved for their help." "Health certificates," Coe announced, "would be required as part of the tenant application process."5 Another requirement in the admission process, related to the per- vasive concern over infection, may well have proven more of a bur- den to the incoming residents than obtaining health certificates. "Fumigation and extermination for household goods of incoming ten- ants," wrote H. A. Gray, the PWA Director of Housing, in a letter to Miami chemical companies requesting bids, "would be a require- ment."6 Two responding companies suggested cyanide as the fumiga- tion agent. A third, alluding to dangers of the use of cyanide, suggest- ed a more expensive yet less toxic alternative. Gray chose cyanide on the basis of costa Concerns related to infectious disease may also have doomed the swimming pool which had been included in the original blueprint for Liberty Square. Dr. Marvin Smith, a physician serving on the all white 36 TEQUESTA Advisory Committee, suggested in early 1936 that a swimming pool represented a risk of transmission of syphilis and thus should not be included in the project.$ Although the PWA Housing Director disput- ed Dr. Smith's assertion and countered with the opinion of his own expert ("Dr. Von Derlehr was very much surprised at Dr. Smith's state- ment ... He further said that he had never heard of syphilitic infection from a swimming pool."), the local view prevailed and Liberty Square, the public housing project, opened without a swimming pool.9 During much of 1935, however, considerations relating to tenant selection and the project blueprints lay well in the future and, for a time, it appeared that John Gramling's plan for a "negro colony" was doomed. At the same time, Liberty City, located just west of the pro- posed site of the housing project, was a small, isolated black enclave north of Sixty -Second Street and west of Seventeenth Avenue. The area to the east of Seventeenth Avenue was sparsely settled by whites, although density increased substantially between Northwest Second Avenue, where the all -white Miami Edison High School stood, and Biscayne Bay.10 In the spring of 1935, after several months of silence during which time the government moved toward acquisition of the property, white opposition to negroes residing east of Seventeenth Avenue flared in the form of the Nor'West League. Headed by Rodger Hern- don and a vocal constituency, the League wrote President Franklin D. Roosevelt on behalf of "hundreds of families to whom hurricanes, banks and the Depression have left nothing but their booms, modest homes. "Won't you," it implored the President, "help us—the not -so - rich folks of the rural northwest area of Miami?" The League warned that extending the negro area to the east "would cause infinite strife and bloodshed."11 In July 1935, the Nor'West League generated a petition bearing the signatures of 2,600 white property owners which was widely cir- culated. Florida Senators Park Trammell and Duncan Fletcher, as well as Congressmen W. J. Sears and A. B. Wilcox, upon receiving the peti- tions, expressed their reservations regarding the project in separate communications to the Department of Interior. 12 On July 12, the Dade County Commissioners adopted a resolution opposing the project, as did the city of Miami Commission the following month, notwith- Liberty Square, 1933-1987 37 standing a prior resolution, passed in the less turbulent atmosphere of 1934, in support of it.13 This opposition took the PWA's Public Housing Administration by surprise and work on the project came to a halt during the spring and summer of 1935. A memorandum signed and approved by the Director of Housing, Colonel Horatio B. Hackett, tersely announced: "This project has been temporarily suspended. It has been decided to cease work on it until further notice."14 Soon after this announcement, Angelo Clas, a midwest architect, replaced Hackett as Housing Director. Clas' public career would last only two years. Fortunately for John Grambling's project, those two years included the summer of 1935. Shortly after assuming this post, Clas delivered an ultimatum to the Nor'West League: I am so firmly convinced of the justice of our carefully and deeply considered decision that I can see only two alterna- tives in this matter. One, that the project proceed on its pres- ent site; or two, that the project be abandoned and that Miami lose the benefit of the substantial sum which will be expended, and the great benefit to local labor and the build- ing industry in general.15 Clas sent copies of the letter to Senators Fletcher and Trammell and to Representatives Sears and Wilcox. The politicians fell silent and the Nor'West League folded its tent in the autumn of 1935. In 1936, the all -white Miami Advisory Committee on Housing began to meet regularly. At its first meeting, the Committee discussed the role of the yet to be identified project manager, as reflected in the minutes: The duties of a manager of the project were discussed in that he should possess mechanical knowledge as to the installa- tions of equipment, be his own auditor, select the tenants and see that they are comfortably situated and provided with var- ious facilities, satisfactorily handle numerous operating agreements with municipal authorities. Colonel Coe assured the committee that the manager would be a white man. 16 38 TEQUESTA One week later, emphasizing the latter point, Coe wrote to Angelo Clas: "You will note also again the Advisory Board have placed themselves as definitely on record as being opposed to a col- ored manager of the sixty second street project."17 Coe's evident sensitivity on this point may have been inspired by the presence in his office of James E. Scott, a World War I veteran referred to tangentially in correspondence as "the colored student attending management school."18 It apparently did not escape notice that Scott would be a logical person to play a role in the new housing project. Nor did the relative absence of black participation in the planning process totally escape attention. Discussion of the appointment of a black advisory group began during the Spring of 1936, as construction of the 247 unit project neared completion. Colonel Coe's attention would appear to have been drawn more to form than to substance in creating this body. He wrote: There are good psychological reasons why the name `colored' or `negro' should be left off in designating the membership of this Board, and by bringing the Housing Manager in between would prevent any contact between the two Boards except such as the Housing Director may deem necessary. 19 The black advisory group was appointed and would consist of John Culmer, chairman, Kelsey Pharr, Dr. W. B. Sawyer, Charles Thompson and, after some hesitation, attorney R. E. S. Toomey. The task assigned to it was to bestow a name upon the project.20 Despite the reservations over his appointment to the Board, Toomey maintained his enthusiasm for the project. He promptly wrote to the Director of Housing in Washington that his group had decided upon the name "Utopia" as first choice with "Toomeyville" as second choice.21 The Housing Director informed Toomey that "Utopia" was too general and that, while he, Toomey, was to be applauded for the high esteem in which he was evidently held by his peers, the name selected should not be that of a living person.22 The final name selection was ultimately made by the all -white Advisory Committee, apparently with little regard for the input of the Culmer-Toomey group. Dr. Marvin Smith, who had earlier success- LibertySquare, 1933-1987 39 fully blocked construction of the swimming pool, offered the name eventually adopted, that being "Liberty Square."23 John Gramling died in Miami in 1967 at the age of seventy eight. His wife Irene still lives in the same home, near Twelfth Avenue and Coral Way, where the Gramlings resided fifty years ago. Their nearest surviving child, Claire Alice, lives in Savannah. Neither Irene nor Claire Alice, recall details relative to the origins of Liberty Square and none of John Gramling's files or correspondence have survived him. Both women, however, clearly recall their father's motivation for serving as the guiding force behind the project's genesis. His principal client, Floyd Davis, was a wealthy property owner who owned much of what is today Liberty City as well as other properties stretching from Broward County to the Keys. It was John Gramling's function to facilitate the sale of much of this land and it was this relationship which was to inspire the creation of the Southern Housing Corpora- tion's venture. The Corporation's application to the federal govern- ment failed to mention Floyd Davis and "midwestern land company." The relationship that in fact existed between Gramling and Davis is nowhere even hinted at in the surviving files at the National Archives. IL Paradise Gained: 1937 - Early 1960s Here the United States government has extended its hand to lift 243 negro families out of squalor and filth and disease and place them in clean, comfortable yet unelaborate quar- ters at reasonable rents. There are no frills at Liberty Square, but there is sanitation and light and air and harmony of sim- ple architecture. There is room to expand, room for children to play, provision for elemental community life. Editorial, Miami Herald October 16, 1936. During the winter and spring of 1936-1937 the first tenants trick- led into the housing project. A choir from Saint John's Baptist Church sang Christmas carols outside the newly completed community center 40 TEQUESTA building during that holiday season. In March 1937, the first baby born in Liberty Square, and in public housing in America, LeClair Lambert, entered the world at 6228 N. W. 14 Court.24 Fifty years later, at the ceremony in the community center com- memorating the dedication of the project in late 1936, Mr. Lambert, now an historian in Saint Paul, Minnesota, reflected upon the early days at Liberty Square: I'm proud to be here because history is a continuum.... What an honor to be here today to once again, some forty plus years later, walk through this area that brings back so many fond memories.... What an honor to be able to recapture the memories of growing up as a Cub Scout, and then a Boy Scout, in this very same hall. And what a pleasure to remem- ber the fun I had with the annual roller skating venture on Sixty -Third Street every Christmas Day! How well I remember those bruised knees and elbows in trying to imi- tate the skating movements the big boys used to do so well. And if these walls could talk, they would tell you that all of us who lived here were guided and positively educated in the strong need to care for each other ... to share ideas ... and dreams ... and fantasies that someday would be reality. ... These walls would tell you that for so many, a job was well done in giving us a sense of purpose and a sense of direction in life. And for that, I am proud.25 Henry Clarke, Jr., who has worked as a maintenance supervisor at Liberty Square since 1949, recalled the early years: Residents cooperated then, really cared about the project. Liberty Square was much prettier then, and it was crime free. By the late 1950s and 1960s tougher people moved in and it began to go down.... In the early days politicians used to come out to the project and campaign. They used the community center. The center was also used for marriages, movies for youngsters, dinners, parties and religious servic- es. At one time Liberty Square had its own park director, black patrolmen walked a regular beat in and around the Liberty Square, 1933-1987 project. There was a project drugstore here, and a grocery store and a library. The place was really alive then.26 Rosalie Harris, who has lived in the project since 1940, recalled: Liberty Square in its early days was beautiful then, with plenty of coconut palms and no litter. We didn't know what crime was in those days and we slept with our doors open. Things began to get bad in the 1960's when those people started to come from Overtown. I look at this place now and sometimes it puts tears in my eyes.27 Liberty Square's principal selling point, as correctly identified by John Grambling, had been the assurance of servants free of disease. Each morning in those early years jitneys transported new residents to domestic and service jobs on Miami Beach, in downtown Miami and points east and south. As promised, they were servants ostensibly free of disease. The early residents were hard working, upwardly mobile domes- tics and laborers. Forty-five randomly selected files of residents who moved into Liberty Square between 1936 and 1949 revealed no unem- ployment: of thirty-five couples, whose average ages were 32 for hus- bands and 25 for wives, all of the men were employed as were fifteen of their spouses. Their occupations included the following: Married Males Laborer or janitor 17 Porter or waiter 9 Chauffeur or truck driver 6 City of Miami sewer or sanitation 3 Married Females Maid 11 Laundry or dry cleaning 1 Cook 2 Dressmaker 1 In six of fifteen files of the early couples, the reasons for eventu- ally leaving Liberty Square was the purchase of a home or an income level which exceeded the allowable maximum (today, residents are not required to leave public housing irrespective of their income lev- els, although they must pay one third of their annual income in rent). At that time, rent at Liberty Square was set at approximately one - 41 42 TEQUESTA fourth of monthly income; the average rent was $12 to $15 monthly, although in some cases as high as $35 per month. (Were that same pol- icy in existence today, a welfare recipient's monthly rent would be approximately $150 in public housing, instead of the current average of about $20.) Indeed, one couple left after finding "a residence with cheaper rent."28 While two-parent families were dominant in Liberty Square in the early years, single parent female households were present as well. They too were upwardly mobile, hardworking, and engaged in the service trades. Ten of the forty-five resident files, or twenty-four pecent, reveal the head of household to be a single woman, whose average age was 37 with 2.5 children. All of the ten were employed; their occupations included the following: Maid 7 Waitress 1 Laundress 1 WPA Worker 1 Of nine files of single parent women, which indicated their rea- sons for leaving Liberty Square, after an average stay of twelve years, five of them left to buy a home or because their income exceeded the allowable maximum, which represents a higher percentage than in the sample of married couples. The files reveal hard-working, admirable servants ostensibly "free of disease" and to that extent the Liberty Square experiment had achieved its articulated objective. Yet the files also reveal a harsher side, including examples of undiagnosed mental illness and acute alcoholism in men and women who worked sixty to seventy hours weekly as laborers and domestics for menial wages. Two of the files revealed children who were withdrawn from elementary school in the 1940s due to "bad eyes," a term apparently synonymous with a need for eyeglasses. In 1960, the son of Henry and Edna Stephenson, Joe Louis Stephenson, who was eight years old when his parents moved into Liberty Square in 1948, was killed in the perpetration of a gas sta- tion robbery. These, however, were diseases of a different sort.29 LibertySquare, 1933-1987 43 III. Paradise Lost: Early 1960s - Present Among the true necessities that all people require to main- tain a life of dignity and respect is safe and decent shelter. Recent stories by Herald writers ... painted a devastating picture of the Dade housing authority's failure to maintain in livable condition units in which poor and elderly people must live. Such unacceptable conditions must be righted not only in the county's oldest public -housing project, Liberty Square, but wherever they exist. Editorial, Miami Herald, May 18, 1986. Looking back from the littered, barren landscape of Liberty Square in the winter of 1986-1987, with crack cocaine rampant and a gas heater explosion which killed a young woman in one of project's original 243 units the prime topic of conversation, it is difficult to visualize the early years.30 To the pioneer residents, now in their seventies and eighties, the early to mid -sixties appear to have been a watershed. Rosalee Harris pinpointed the "transfer" of Overtown residents to Liberty Square as the result of the razing of the area now occupied by Interstate 1-95. She and others referred to them as "those people."31 Mary Salmon recalled that "the project was all fixed up around 1965, but it has been going downhill since then."32 Henry Clarke, Jr., associated that year with an increase in young single parent families.33 The view that those forced from Overtown by the construction of Interstate 95, with little notice and no compensation, changed the complexion of Liberty Square is not supported in the files of tenants admitted to the project from 1965 into the early 1970s. Those who came to Liberty Square as the result of the expressway construction were generally elderly couples or single persons receiving Social Security, disability or a pension. This was not the group that changed the character of Liberty Square. The first signs of the group responsible for the change appear in the files of late 1965: an influx of young single women raising chil- dren without employment and subsisting on the small monthly AFDC (Aid to Families With Dependent Children) checks paid to non-work- 44 TEQUESTA ing mothers living alone with children below the age of eighteen. While some came directly to Liberty Square from overcrowded apart- ments in Overtown, an equal number or more moved from tenements throughout Liberty City, which had probably served as stopping points in journeys once begun in Overtown. These files invariably contain notices of eviction as opposed to announcements of condemnation or demolition. There in those files commencing in late 1965 lie the roots of the urban phenomenon now termed the "feminization of poverty." A review of seventy-one randomly -selected files of Liberty Square tenants who moved into the project between the years 1965 and 1979 revealed the following characteristics: Family composition Number Couples 10 Single Males 10 Single Women - no children 5 Single Women - with children 46 Of the forty-six women with children, only seven were employed at the time of tenant selection with the remaining thirty-nine, or two- thirds of all admissions, being unemployed welfare recipients. The fact that all of the ten couples admitted were over the age of 40, with seven beyond age 65, further illustrates the virtual disappearance of two-parent families from the project during this period.34 As the years passed, the average age of the single parent welfare recipients decreased from 29 in the period 1965-1969, to 23 in the years from 1975-1979. Meanwhile, the lengths of residence decreased during these years with stays of a year or less no longer unusual. The reasons for leaving were almost invariably presented as "left without notice," often followed by a note indicating the absence from the unit of the refrigerator and oven, as well as the tenant. While the new wave of tenants was generally unemployed, the employment that existed was of a decidedly different nature than the domestic and service jobs of the early years. The seven single female parents who were employed (the ten single males are in all cases eld- erly or handicapped and unemployed) at the time of admission held the following jobs: Liberty Square, 1933-1987 45 Sales clerk 2 Fast food waitress 1 Caseworker aide 1 Home health care aide 1 Manpower trainee 1 Food stamp worker 1 The files of the 39 women who were unemployed at time of ten- ant selection reflect in many instances brief periods of employment interrupted by periods during which welfare was the lone income source. The jobs were almost invariably of the same nature as the seven given.35 It would appear that the nature of Miami's job market changed dramatically and that the disappearance of the domestic worker posi- tions has never been adequately compensated for by either the emer- gence of other employment opportunities appropriate to the new resi- dents or by the development of an effective means for training and equipping these young women for the contemporary job market. During the late 1960s and early 1970s, the abundance of federally funded training programs is evident in the files: seven women were at one time enrolled in such programs, yet in each case the young woman eventually left or completed the program and returned to welfare. Only one of the seven appears to have acquired a position for which she received training. She too eventually returned to welfare.36 The files also reflect policy changes since the earlier years which appear to abandon forever the notion of public housing as a temporary respite for those in need. There is no longer an income ceiling which caused the departure of so many upwardly mobile Liberty Square ten- ants in the early years. Moreover, a family separation policy permits growing families to occupy additional space in which to plant roots in public housing. There are no policies or procedures evident in the files which prepare or encourage tenants to aspire to a future outside of the prof ect.37 The questions raised by the reviews of the files are many, and suggestive of the need for additional research, which will combine the skills of the historian, the economist and the sociologist in attempts to answer perplexing issues of the recent past. The ineffectiveness of fed- 46 TEQUESTA eral manpower programs emanating from the era of the Great Society suggested in this small sample of files, for example, raises the impor- tant question of whether or not in fact the nation did lose ground in its attempt to create a more equitable society. The disappearance of the domestic positions coupled with the emergence of the phenomenon of the "feminization of poverty" and welfare dependency suggests the need for the study of the impact of Cuban immigration on the service trades as well as the apparently dev- astating impact of welfare policies upon the very people these policies were designed to protect. Perhaps the musty files at Liberty Square contain the clues to these, as well as to other unresolved issues in our recent history. Endnotes 1 "Application of the Southern Housing Corporation, Miami, Florida, to the Administration of Public Works, Division of Housing, Washington, D. C., for Financing Low Cost Housing Project at Miami, Florida," 19 December 1933, Records of the Public Housing Administration, Record Group 196, National Archives, Washington, D. C. (hereafter cited as PHA, RG 196, NA), Box 299. 2. John Gramling to Eugene H. Klaber, 30 March 1934, RG 196, NA, Box 297; (Miami) Friday Night, 12 January 1934, clipping RG 196, NA, Box 299. 3. "Clearing Away the Slums," p.6, Miami Herald, 14 January 1934. 4. Minutes of Advisory Committee Meeting, 31 August 1936, PHA, RG 196, NA, Box 299. 5. Ibid, 30 November 1936, PHA, RG 196, NA, Box 299. 6. H. A. Gray to R. L. Beal, November, PHA, RG 196, NA, Box 299. 7. R. L. Beal to H. A. Gray, 23 October 1936, 7 November 1936, PHA, RG 196, NA Box 301. 8. Minutes of Advisory Committee Meeting, 20 January 1936, 2 April 1936, PHA, RG 196, NA, Box 299. 9. Clarence Coe to Angelo Clas, 17 February 1936; Angelo Clas to Clarence Coe, 24 February 1936, PHA, RG 196, NA, Box 299. 10. Angelo Clas to H. S. Brannen, 11 September 1935; Telegram from H. S. Brannen to Angelo Clas, 9 September 1935, PHA, RG 196, NA, Box 297. Liberty Square, 1933-1987 47 11. Isabella Sanderson to Franklin Delano Roosevelt, 18 May 1935; Rodger Hemdon to Colonel Horatio B. Hackett, 11 May 1935, PHA, RG 196, NA, Box 297. 12. Petition of Nor'west League, 12 July 1935; Senator Park Trammell to Angelo Clas, 17 July 1935; Angelo Clas to Senator Duncan U. Fletcher, 25 July 1935, PHA, RG 196, NA, Box 299. 13. Cecil A. Turner to "Chief of Federal Public Works Administration," 11 July 1935, with attached Resolution of Board County Commissioners, 8 July 1935; Angelo Clas to A. D. H. Fossey, 22 July 1935; Angelo Clas to Cecil A. Turner, 19 July 1935, PHA, RG 196, NA, Box 298. 14. Memorandum to Messrs Cramer, Neale, et al from B. M. Pettit, 20 April 1935 (Approved by Colonel Horatio B. Hackett); Colonel Horatio B. Hackett to Dr. Marvin Smith, 7 May 1935, PHA, RG 196, NA, Box 298, 299. 15. Angelo Clas to M. J. Orr, 15 July 1935, PHA, RG 196, NA, Box 299. 16. Minutes of Advisory Committee Meeting, 2 April 1936, PHA, RG 196, NA, Box 299. 17. Clarence Coe to Angelo Clas, 9 April 1936, PHA, RG 196, NA, Box 299. 18. Minutes of the Miami Advisory Committee Meeting, 16 January 1936, PHA, RG 196, NA, Box 299. 19. Clarence Coe to H. A. Gray, 3 August 1936; Clarence Coe to Angelo Clas, 30 March 1936, PHA, RG 196, NA, Box 299, 297. 20. Clarence Coe to Angelo Clas, 15 July 1936, PHA, RG 196, NA, Box 297. 21. R. E. S. Toomey to Angelo Clas, 1 November 1935, PHA, RG 196, NA Box 299. 22. Angelo Clas to R. E. S. Toomey, 14 November 1935, PHA, RG 196, NA, Box 299. 23. Clarence Coe to Angelo Clas, 11 June 1936; Minutes of Advisory Committee Meeting, 4 June 1936, PHA, RG 196, NA, Box 299. 24. Clarence Coe to H. O. S. Reeves, 18 February 1937, with accompany- ing information on the birth of LeClair Lambert, PHA, RG 196, NA, Box 301. The Lamberts chose LeClair as their baby's first name because it was the middle name of Secretary of Interior Harold Ickes, whose department played a major role in the creation of Liberty Square. 25. "Liberty Square Tenants Enjoy Golden Moments," Miami Herald, p. 1D 16 October 1986; "Liberty Square," Miami Herald, p. 1C, 9 November 1986. 26. Interview with Henry Clarke, Jr., by Paul S. George, 12 October 1986, Miami, Florida. 48 TEQUESTA 27. Interview with Rosalie Harris by Paul S. George, 19 October 1986, Miami, Florida. 28. Tenant Files, Cabinets One through Six, Business Office, Liberty Square Housing Project. 29. Ibid. 30. "Leaking Gas Explodes, Burning Three at Housing Project" Miami Herald, p. 113, 26 February 1987; The explosion occurred two doors away from the unit where LeClair Lambert was born fifty years earlier. 31. Interview with Rosalee Harris, 19 October 1986; Interview with Mary Salmon by Paul S. George, 3 November 1986, Miami, Florida. 32. Interview with Henry Clarke, Jr., 12 October 1986. 33. Tenant Files, Cabinets One through Six. 34. Ibid. 35. Ibid. 36. Ibid. 37. Ibid. LIBERTY SQUARE RESIDENT COUNCIL INC 6304 N.W 14th Avenue Miami, FL 33147 Ph: 305-694-2757 Fax: 305-696-7624 Email: libertycouncilPaol.com MEMORANDUM OF UNDERSTANDNG BETWEEN RELATED URBAN DEVELOPMENT AND LIBERTY SQUARE RESIDENT COUNCIL INC 964.1 Purpose, The purpose of this part is to recognize the importance of resident involvement in creating a positive living environment and In actively participating in the overall mission of public housing. §964.11 HUD policy on tenant participation. This Memorandum of understanding is entered into between Liberty Square Resident Council Inc. and Related Urban Development, The provider responsibilities will include but not limited to the following services: 1. Whereas, RUDG Will provide space for the resident council as the elected body that represents and advocates for the residents of Liberty Square Rising Redevelopment Project. 2. Whereas, RUDG will partner with the resident council to refer residents for on-site jobs. 3. Whereas, RUDG agreed to work with Liberty Square Council to refer all contractors and sub- contractors for redevelopment project, special consideration will be given to liberty square residents. 4. Whereas, RUDG will work with Liberty Square Council to provide job training pre and post construction. 5. Whereas, RUDG agreed to work with Liberty Square Council to select service providers for the redevelopment project, 6. Whereas, Liberty Square Council will select two residents or board members to sit on the Rise Up Coalition. 7. Whereas, RUDG will establish a Special fund to support community initiatives and projects created by the Liberty Square Resident Council, 8. Whereas, RUDG will provide Liberty Square Residents the first rights and opportunity to participate in the First Time Homebuyers Program. RUDG will work with Resident Council and Miami -Dade County PHCD to provide Section 8 Housing Choice Vouchers for the public housing residents interested in the First Time Homebuyers Program. �,� IN 9. Whereas, Liberty Square Resident Council and Urban Related Group will fully support the Community Benefits Program. (see exhibit A) 10. Whereas, RUDG and LSRC will work together create a construction training program for the residents of Liberty Square for the rehabilitation of exiting units and scattered sites. 11, Whereas, RUDG will establish with the resident council a review panel for denied applicants and complaints. 12. W r s, RUDG agrees to work with the LSRC on the relocation program for all liberty square resid ts, 13. Wh eas, RUDG and the LSRC will have to 0 m to an agreement before addressing any financial hards 1ps r the council. r Square Resident Council Inc.: President- Ms. Sara Smith, 41 -1 -- Date silent Crystal Corner, Recording S$retary —Joyce Fleming, Corresponding Secrktary, Meldred Collier Treasurer —Ms, Edmonds and Liaison Mr. Eric Thompson. w97r� Date Alberto ilo, Jr, Seniof vice president Related Urban Date Exhibit A Community Benefits Projuam ` Community En2aeement & Plannin2 Process: • Developer will create the Rise Up Coalition that will be comprised of community stakeholders, including but not limited to residents, the resident council, businesses and local representatives, to ensure that the community's vision for the redevelopment plan is incorporated into the final designs. • Developer will establish a Rise Up Coalition office onsite for resident meetings, to provide updated information on the redevelopment plans, receive comments and feedback, publish job listings, and conduct homeownership workshops. • Developer will launch a community wide door-to-door campaign to perform a needs assessment on current residents to ensure all residents are properly engaged and their needs are being addressed. • Developer will rehabilitate units within the Liberty Square site utilizing current residents that have experience in the construction trade. • Developer will implement a relocation plan that will allow families to remain within Liberty City during the multiple phases of construction. • Developer will partner with several universities to conduct a charrette process and gather resident input and community stakeholders input regarding all final designs and programs of the redevelopment plan. • Developer will work with the County and their consultant the South Florida Housing Studies Consortium and include their input into the charrette process. • Developer will establish a website along with a social media, print and radio campaign to provide the community with information and updates regarding the redevelopment plan. • Developer will maintain the structure of the Liberty Square Resident Council. Developer will establish and partner with the Liberty City Development Collective which will be headed by Kareem T. Brantley and receive 5% of the developer fee received by Developer. Mixed -Income Rental Housin • Developer will construct 117 garden style additional PHA -Assisted Units at the Lincoln Gardens site. • Developer will construct 123 garden style affordable, workforce, and market rate housing units at the Lincoln Gardens site. 1 Community Benefits Program subject to modification pursuant to the Community Engagement and Planning Process. It is further the understanding of the parties that the activities set forth in this Exhibit A are preliminary and all such activities, unless modified by the parties, shall be made a part of the subsequent Financial Closing documents. 6 Developer will construct 640 garden style replacement PHA -Assisted Units at the Liberty Square site. i Developer will construct 224 garden style affordable housing units at the Liberty Square site. • Developer will construct 120 mid -rise elderly affordable housing units at the Liberty Square site. • Developer will construct 288 mid -rise workforce and market rate housing units at the Liberty Square site. k Developer will partner with a social service organization to set-aside units for youth aging out of the foster care system. Developer is proposing to establish a relocation program that may include Tenant Protection Vouchers to provide housing choice options for the families of Liberty Square, such program shall include intensive education on Section 8 and will require approval from the County for implementation. Mixed -Income Homeownershi : Developer will construct 60 affordable, workforce, and market rate homeownership units at the Liberty Square site. f Developer will establish a first-time homebuyer education program with a HUD approved homebuyer education agency. s Developer will provide the residents of Liberty Square the first right to participate in the first-time homebuyer program. • Developer will work with the Liberty Square Resident Council and Miami -Dade County PHCD to provide Section 8 Housing Choice Vouchers for the public housing residents interested in the first-time homebuyer program. • Developer will establish credit repair and financial literacy programs with a local bank. • Developer will provide office space for a real estate brokerage office onsite. • Developer will partner with OneUnited Bank, the largest African American owned bank in the country, to provide first-time homebuyer mortgages. Small Business Hirinp.: • Developer will create a small business hiring program for all construction and goods and services related to the redevelopment plan. Developer has committed to providing a minimum of 50% of the contracts to Section 3, SBE, MBE and WBE firms, with an estimated economic impact of over 590,000,000. • Developer will partner with BAC Funding and other local agencies to create a specialized small business loan program for contractors, t Developer will partner with the Miami Dade Chamber to provide office space within the Liberty Square site for the creation of a small business incubator program. A�� Job Trainine & Job Placement: Developer will partner with Employ Miami -Dade and Career Source of South Florida to provide job training and job placement services for residents living in zip codes 33142 and 33147. Developer will partner with local labor unions to provide apprenticeship training programs to the residents of Liberty Square and zip codes 33142 and 33147. Developer will partner with the Miami Dade Public Defender to assist ex -offenders with expunging their criminal records to allow for re-entry into the workplace, Developer will partner with local organizations to provide job training to ex -offenders for residents residing in zip codes 33142 and 33147. • Developer will partner with Miami Dade College to provide numerous job training certificate and degree programs for residents residing in zip codes 33142 and 33147. E Developer will provide job placement initiatives for residents residing in zip codes 33142 and 33147. • Developer will require that all contractors and subcontractors pay Davis Bacon wages to their construction employees. • Developer has committed to provide a minimum commitment of 20% and a goal of 30% of the construction jobs created for Section 3 eligible residents. 6 Developer has committed to provide 75% of the permanent jobs created for Section 3 eligible residents. Community Service Facilities -Education: • Developer is proposing to build a new Early Childhood Education School, to include an Early Head Start and Head Start program, modeled after the United Way's Center for Excellence onsite. • Developer will partner With the Miami Children's Initiative to incorporate programs and strategic partnerships to better serve Liberty City's youth. t Developer will establish an ongoing Rise Up Community Fund in partnership with The United Way to seed local Community Based Organizations from Liberty City and assist with their ongoing programs. • Developer is proposing to build a new K thru 2 charter school onsite. Developer will partner with the Dorsey Educational Program and Miami Dade Public Schools to provide an adult educational center onsite. Developer will partner with Florida Memorial University, South Florida's only historically black college, and Florida International University to provide access to college degree programs onsite. Community Service Facilities -Healthcare: Developer is proposing to build anew Community Health Center, in partnership with Jessie Trice Community Health Center and the University of Miami School of Medicine to include specialty medicine such as a Sickle Cell Disease medical space, and the historical P Yeager Medical Museum highlighting African American contributions to medicine in South Florida. a Developer will partner with the Public Health Department of the University of Miami School of Medicine, to provide public health services onsite along with internship programs for the medical school students and Miami Northwestern Senior High school nursing magnet students. Amenities: E Developer is proposing to build a new 20,000 to 30,000 square foot Community Center with free WiFi on the Liberty Square site to provide space for numerous Community Based Organizations approved by the Resident Council and the Developer. * Developer is proposing to build a new Community Park with a multipurpose field, basketball court, baseball field and a Community Pool (40'x 80') within the Liberty Square site. i Developer is proposing to build a new 5,000 square foot Community Center with free WiFi on the Lincoln Gardens site to provide space for numerous Community Based Organizations. 6 Developer is proposing to build a new Pocket Park within the Lincoln Gardens site. Developer will invest in fiber optic infrastructure to provide free WIFl access to all Liberty Square families and help close the "digital divide". Developer has allocated $1 Million worth of upgrades for Bannerman Park in Brownsville. • Developer has allocated S2 Million for the construction of a 5,000 to 10,000 square foot Alonzo Mouming Youth Center in Bannerman Park. Public Safetv & Crime Prevention: Developer is proposing to build a new facility for the City of Miami Police Athletic League to expand their current programs and foster better interaction between youth and the police. • Developer will work closely with the City of Miami and Miami -Dade County Police Departments during the design process to incorporate Crime Prevention Thru Environmental Design concepts. • Developer will work closely with the Liberty Square Resident's Council and law enforcement agencies to establish a Crime Watch Program. • Developer will install a new state -of -the art internet based security camera monitoring system, Smart Growth Development: • Developer will design the development using Smart Growth Development principles to create a community of compact neighborhoods where residents will have access to education, employment, social services and recreational opportunities within their neighborhood. Developer will create a walkable development with accessible public transportation options. 35 Developer will design and build a sustainable development with many green construction features, Economic Development: Developer will design and build retail space along l 5'h Avenue to revitalize the l 5th Avenue business corridor and assist in reestablishing the 15`h Avenue Business Association. 9 Developer will work closely with the City of Miami and Miami. -Dade County to implement the infrastructure improvements on the 15'h Avenue business corridor. e Developer will work closely with the City of Miami and Miami -Dade County to establish a Fagade Improvement Program along the 15" Avenue business corridor. E Developer is proposing to build 15,000 square feet of retail space for "mom and pop" businesses. 6 Developer will partner with the Small Business Administration, OneUnited Bank, other national banks, and Small Business Community Organizations, to provide loans, seed capital, financial literacy for "mom and pop" businesses in the Rise Up zone. Developer is proposing to build a 40,000 square foot national grocery on MLK Boulevard. Historic Preservation, Public Art & Streetscapes: Developer will restore one of the existing, buildings within the Liberty Square site to create the Liberty Square Museum in partnership with the Black Archives, to preserve the history of Liberty Square and document its future. Developer will partner with local artists to design and build four new art plazas at the Liberty Square site. s Developer will work closely with the Miami Dade County Department of Cultural Affairs and its Art in Public Spaces program. • Developer will work closely with the Liberty City Trust and the Liberty Square Resident Council to restore the segregation wall on l2'h Avenue and build the historic linear park. * Developer will work closely with the City of Miami to implement the infrastructure improvements along Martin Luther King, Jr. Boulevard, Sherdavia Jenkins Memorial Park and African Square Park, Note: The activities and items in this exhibit, unless expressly exempted or modified in applicable closing documents of subsequent Phases, shall be included in such closing documents.