Rdv. & Revitalization Area Plan
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EXHIllIT A (SEE 2112193 FOR ORIGIN~) " ,. ".
RECEJUED
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DEe 8 1993
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ADOPTED BY THE CITY COMMISSION OF
THE CITY OF MIAMI BEACH AND
THE MIAMI BEACH REDEVELOPMENT AGENCY
ON FEB. 12, 1993
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Mayor: Seymour Gelber
Commissioners:
Sy Eisenberg
Susan F. Gottlieb
Neisen O. Kasdin
David T. Pear/son
Aba Resnick
Martin Shapiro
City Manager: Roger M. Carlton
Assistant City Manager: Stuart L. Rogel
Development, Design & Historic Preservation
Services Director: Harry S. Mavrogenes
Special Counsel to City of Miami Beach and
Miami Beach Redevelopment Agency:
David J. Berger, Esq.
Randolph Fields, Esq.
Broad and Cassel
175 N.W. 1st Avenue
Suite 2000
Miami, Florida 33128
City of Miami Beach
Development, Design & Historic Preservation Services Department
1700 Convention Center Drive
Miami Beach. Florida 33139
(305) 673-7193
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CI1Y CENTER/HISTORlC CONVENTION VILLAGE REDEVELOPMENT
AND REVITALIZATION AREA PLAN
FOR mE CITY OF MIAMI BEACH
FEBRUARY 12, 1993
100 Description of Project
101 Introduction
102 Boundary Description
103 Existing Conditions
104 Summary of Proposed Activities
200 Land Use Plan
201 Plan Objectives
202 Land Use Plan
203 Standards for Development
204 Circulation Plan
300 Project Proposals
301 Owner Participation and Rehabilitation
302 Land Acquisition and Clearance
303 Redeveloper's Obligations
304 Program Development Activity
305 Project Improvements
306 Property Management
307 Land Disposition
308 Neighborhood Impact Element
400 Other Provisions
401 Project Financing
402 Duration of Projects
403 Enforcement of Plan
404 Procedure for Amendment
405 Severability
406 Housing Element Addendum
500 Appendix
501
502
Appendix A: Legal Description
Appendix B: Finding of Necessity (Blight Report)
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\ . '; M E M 0 A AND U PI. ;mended "\l' I.'
.....> Agenda Item No. '..2 (t)
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G. Avino, P.E., P.L.S.
Manager
DATE:
SUBJECT:
March 30, 1993
Miami Beach City
center/Historic
Convention Village
Redevelopment and
Revitalization Area:
Redevelopment Plan
and Interlocal
Agreement
TO:
Honorable Mayor and Membe~s
Board of County Commissfoflers
FROM:
Rt317-93
Recommendation
It is recommended that the Board approve:
The attached City Center/Historic Convention village
Redevelopment and Revitalization Area Plan.
The delegation of redevelopment powers under Chapter 163,
Florida Statutes except those specifically identified in the
resolution.
The attached Interlocal Cooperation Agreement between Dade
County and the City of Miami Beach which establishes terms
and conditions, including the County and City responsibi-
lities for the implementation of the City Center/Historic
Convention Village Redevelopment and Revitalization Area
Plan.
Background
In 1969, the Florida Legislature enacted the Community
Redevelopment Act of 1969 as is presently contained in Part III
of Chapter 163, Florida statues, as amended (The "Act"). The Act
authorizes counties and municipalities in the state of Florida to
create community redevelopment agencies, to prepare redevelopment
plans for certain defined areas within their boundaries,
designated as community redevelopment areas and to delegate
redevelopment powers at the discretion of the county, after a
finding has been made determining that slum or blight exists
within a defined area.
On January 26, 1993, the Board by Resolution No. R-14-92, found
the City Center/Historic Convention Village Redevelopment and
Revitalization Area to be a slum or blighted area and delegated
certain redevelopment powers consistent with the Act to City of
Miami Beach so that the City could proceed with the creation of a
Community Redevelopment Agency and the preparation of a
Redevelopment Plan for said area.
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Honorable Mayor and Members
Board of County Commissioners
Page 2
The City has prepared a Redevelopment Plan which was adopted by
the city Commission on February 12, 1993 (Resolution No.
93-20721). County staff has reviewed this plan and found it to
be consistent with the Act and the County's Comprehensive Master
Plan and, therefore, recommends its approval by the Board.
In order to implement the Redevelopment Plan, the City Commission
has requested that all redevelopment powers under the Act be
delegated to it by the Board. Said delegation is to be granted
by this Board and formalized through an interlocal agreement
between the County and the City. County staff has reviewed this
request and recommends that every redevelopment power under the
Act, except those pertaining to approval of annual budgets and
the amount, duration and purpose of any bonds, notes, etc. for
the Redevelopment Area pledging or otherwise obligating tax
increment funds, and amendments to the redevelopment plan, be
delegated to the City of Miami Beach.
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such county which has adopted a home rule
charter may, in its discretion, by resolution
delegate the exercise of the powers conferred
upon the county by this part within the
boundaries of a municipality to the governing
body of such a municipality. Such a
delegation to a municipality shall confer
only such powers upon a municipality as shall
be specifically enumerated in the delegating
resolution. Any power not specifically
delegated shall be reserved exclusively to
the governing body of the county. This
section does not affect any community
redevelopment agency created by a
municipality prior to the adoption of a
county home rule charter.
; and
WHEREAS, the City Commission ("City Commission") of the City
of Miami Beach ("City") adopted Resolution No. 92-20646 ("City
Resolution No. 92-20646") which, among other things, concludes
that there exists a defined geographic area within the corporate
limits of the City of Miami Beach which contains a large number
of commercial buildings which are deteriorated or deteriorating
as well as a large number of substandard housing units which
contribute to ill health and pose other potential dangers to the
residents, such area being generally described as being bounded
on the East by the Atlantic Ocean, on the North by 24th Street,
on the West by west Avenue, and on the South by 14th Lane, all as
more particularly described in Appendix "A" to this Resolution
(which Appendix "A" is incorporated herein by reference and which
described geographic area is hereinafter sometimes referred to as
the "City Center/Historic Convention village Redevelopment and
Revitalization Area" (the "Redevelopment Area"); and
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RESOLUTION NO.
317-93
RESOLUTION REGARDING CERTAIN GEOGRAPHIC AREA
WITHIN CITY OF MIAMI BEACH CALLED CITY
CENTER/HISTORIC CONVENTION VILLAGE
REDEVELOPMENT AND REVITALIZATION AREA,
DESCRIBED GENERALLY AS BEING BOUNDED ON EAST
BY ATLANTIC OCEAN, ON NORTH BY 24TH STREET,
ON WEST BY WEST AVENUE, AND ON SOUTH BY 14TH
LANE; ACCEPTING DELIVERY OF REDEVELOPMENT
PLAN FROM CITY OF MIAMI BEACH AND MAKING
CERTAIN FINDINGS WITH RESPECT TO SAID
REDEVELOPMENT PLAN AND SAID GEOGRAPHIC AREA;
ADOPTING SAID REDEVELOPMENT PLAN; DELEGATING
CERTAIN POWERS TO CITY COMMISSION OF THE CITY
OF MIAMI BEACH PURSUANT TO CHAPTER 163,
PART III, FLORIDA STATUTES, FOR REDEVELOPMENT
OF SAID GEOGRAPHIC AREA; APPROVING INTERLOCAL
COOPERATION AGREEMENT AND AUTHORIZING
EXECUTION OF SAID AGREEMENT
WHEREAS, the Legislature of Florida enacted the Community
Redevelopment Act of 1969 during its 1969 Legislative Session,
which enactment is presently codified in the Florida Statutes as
Part III pf Chapter 163, Sections 163.330 through 163.450; and
WHEREAS, all powers arising through the aforesaid enactment
are conferred by that enactment upon counties with home rule
charters, which counties in turn are authorized to delegate such
powers to municipalities within their boundaries; and
WHEREAS, such authorization for counties to delegate such
powers to municipalities is contained in Section 163.410, Florida
Statutes, which states:
163.410 Exercise of powers in counties
with home rule charters.--In any county which
has adopted a home rule charter, the powers
conferred by this part shall be exercised
exclusively by the governing body of such
county. However, the governing body of any
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WHEREAS, the Board of County Commissioners of Dade County,
Florida (the "Board") adopted Resolution No. R-14-93 on
January 26, 1993 ("County Resolution No. R-14-93") which, among
other things, declared the Redevelopment Area to be a blighted
area, determined that it is necessary to redevelop said
Redevelopment Area and establish a community development agency
to redevelop such area, and delegated to the City Commission
authority to exercise certain redevelopment powers conferred upon
Dade county, Florida (the "County") within the Redevelopment Area
in accordance with Part III, Chapter 163, Florida statutes, so as
to eriable the City Commission to, among other things, exercise
such delegated powers, make a finding of necessity with respect
to the Redevelopment Area, establish and designate a community
redevelopment agency, delegate certain powers to the
redevelopment agency, and develop and approve a redevelopment
plan for final approval by the County Commission; and
WHEREAS, the City Commission adopted Resolution No. 93-20709
on February 3, 1993 ("City Resolution No. 93-20709") which, among
other things, accepted the County's findings and delegations in
County Resolution No. R-14-93, declared the Redevelopment Area to
be a "blighted area", made a finding of necessity as to the
rehabilitation, conservation or redevelopment, or combination
thereof, of such Redevelopment Area, declared the need to
establish a community redevelopment agency, and declared the
members of the City Commission as the members of the community
redevelopment agency, declared that the existing Miami Beach
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Redevelopment Agency ("Agency") may act as the conununity
redevelopment agency with full power to exercise all the powers
permitted by Part III of Chapter 163, Florida statutes, which
were delegated by Dade County to the City Commission, and
directed the initiation, preparation and adoption of a
redevelopment plan and any amendments thereto by the Agency, all
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for the redevelopment of said Redevelopment Area; and
WHEREAS, the Agency adopted Resolution No. 126-93 on
February 3, 1993 ("Agency Resolution 126-93") which accepted the
findings and delegations in City Resolution No. 93-20709 and
caused there to be prepared a redevelopment plan (the
"Redevelopment Plan") which was submitted to the Planning Board
of the City of Miami Beach as the local planning agency of the
City of Miami Beach for review and recommendations as to
conformity with the comprehensive plan; and
WHEREAS, the Planning Board of the City of'Miami Beach
("Planning Board") as the local planning agency of the City of
Miami Beach, reviewed said Redevelopment Plan and held a public
hearing with respect thereto, and the Planning Board adopted
Resolution No. 93-1 on February 5, 1993 which found the
Redevelopment Plan in conformity with the comprehensive plan of
the City of Miami Beach; and
WHEREAS, the agency adopted Resolution No. 128-93 on
February 12, 1993 which, after making certain findings at a
public hearing with respect thereto, approved the Redevelopment
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Agen Item No., '
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Plan and recommended the Redevelopment Plan for approval by the
City commission of the city of Miami Beach; and
WHEREAS, the City Commission adopted Resolution No. 93-20721
on February 12, 1993 ("City Resolution No. 93-20721") which,
after making certain findings at a duly advertised pUblic hearing
with respect thereto, approved and adopted the Redevelopment
Plan, a true copy of which is attached hereto as Aooendix "B" and
an original certified copy of which is on file with the Clerk of
the Board of County Commissioners of Dade County, Florida
recommended final approval of the Redevelopment Plan by the
Board, recommended a further delegation by the Board to the City
Commission of the right to exercise all redevelopment powers
authorized under Part III of Chapter 163, Florida statutes, in
order for the City Commission to fully implement the adopted
Redevelopment Plan, as well as any duly adopted amendment to the
Redevelopment Plan as those amendments are from time to time
adopted, recommended and directed its staff to negotiate and
execute an appropriate inter local cooperation agreement (the
"Interlocal Agreement") between the City of Miami Beach and Dade
county, Florida in connection with the implementation of the
Redevelopment Plan, and directed its staff to take all further
actions necessary and do all things required to accomplish
implementation of the Redevelopment Plan and any amendments
thereto including the adoption of an ordinance establiShing a tax
increment redevelopment trust fund, all with respect to the
Redevelopment Area and all in accordance with Part III, Chapter
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Age. A Item. No" ' .; . 2'( t) (
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163, Florida Statutes, so as to enable the City commission to
exercise such powers, implement the adopted Redevelopment Plan
for redevelopment and undertake projects which will involve the
acquisition and redevelopment of properties in accordance with
such Redevelopment Plan; and
WHEREAS, the Board has at this meeting conducted a public
hearing with respect to the findings, conclusions and other
matters set forth hereinabove and hereinbelow; and
WHEREAS, the County is sympathetic to the needs of the City
to reverse the economic decline of said Redevelopment Area and
concurs with the findings of the City Commission in City
Resolution No. 93-20721; and
WHEREAS, the Board desires to enter into and execute an
Interlocal Agreement between the City and the county which shall
govern certain activities of the City Commission with respect to
the exercise of the delegated authority with respect to said
Redevelopment Area, all in accordance with Part III, Chapter 163,
Florida Statutes; and
WHEREAS, this Board has taken all steps, approved all
matters and made all findings necessary and appropriate to
approve the Redevelopment Plan and to make the delegations,
findings, resolutions and agreements referenced hereinabove and
hereinbelow; and
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Agel. .' Item ,No.' ':.
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WHEREAs, this Board desires to accomplish the purposes
outlined in the memorandum from the County Manager, a copy of
which is attached to this resolution and incorporated herein, for
the reasons delineated therein;
ROlf, THEREFORE, BE IT RESOLVED BY 'l'BE BOARD OF COOM'rY
COIIIUSSIOIfERS OF DADE COUMTY, PLORZDA, that
Section 1. The foregoing recitations are deemed true and
correct and are hereby incorporated as a part of this resolution.
Section 2. This Board hereby accepts the delivery of the
Plan delivered to it by the City Commission. This Board hereby
finds and determines that:
(a) The redevelopment of the Redevelopment Area is
necessary in the interest of the public health, safety,
morals, and welfare of the residents of the City of Miami
Beach and in the interests of implementing Part III of
Chapter 163, Florida Statutes, by revitalizing the area
economically and socially, thereby inhibiting the spread of
disease and crime, and inter ~ improving the tax base,
promoting sound growth, and providing improved housing
conditions.
(b) A feasible method exists for the location of
families who will be displaced from the Redevelopment Area
in decent, safe, and sanitary dwelling accommodations within
their means and without undue hardship to such families.
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(c) The Plan conforms to the comprehensive plan of the
city of Miami Beach and the County as a whole.
(d) The Plan gives due consideration to the provision
of adequate park and recreational areas and facilities that
may be desirable for neighborhood improvement, with special
consideration for the health, safety, and welfare of
children residing in the general vicinity of the site
covered by the Plan.
(e)
The Plan will afford maxim~:opportunity,
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consistent with the sound needs of Dade county and the City
of Miami Beach as a whole, for the rehabilitation or
redevelopment of the Redevelopment Area by private
enterprise.
(f) To the extent that the Redevelopment Area consists
of an area of open land to be acquired by the City of Miami
Beach or the Redevelopment Agency so as to be developed for
residential uses, such areas may be acquired because it is
hereby determined that: (i) a shortage of housing of sound
standards and design which is decent, safe, affordable to
residents of low or moderate income, including the elderly,
and sanitary exists in the City of Miami Beach, (ii) the
need for housing accommodations has increased in the
Redevelopment Area, (iii) the conditions of blight in the
Redevelopment Area or the shortage of decent, safe,
affordable, and sanitary housing cause or contribute to an
increase in and spread of disease and crime and constitute a
menace to the public health, safety, morals or welfare, and
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(iv) the acquisition of the area for residential uses is an
integral part of and is essential to the project set forth
in the Plan.
(g) With respect to any open areas in the
Redevelopment Area which are to be acquired so as to be
developed for non-residential uses, such non-residential
uses are necessary and appropriate to facilitate the proper
growth and development of the community in accordance with
sound planning standards and local community objectives, and
acquisition may require the exercise of governmental action
as provided in Part III of Chapter 163, Florida statutes,
because of:
1. Defective, or unusual conditions of, title or
diversity of ownership which prevents the free
alienability of such land;
2. Tax delinquency;
3. Outmoded street patterns;
4. Deterioration of site;
5. Economic disuse;
6. Unsuitable topography or faulty lot layouts;
7. Lack of correlation of the Redevelopment Area
with other areas of the City of Miami Beach by streets
and modern traffic requirements; or
8. Any combination of such factors or the other
conditions set forth in the Plan which retard
development of the area.
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Section 3. This Board hereby further finds and determines
that: (a) the Redevelopment Plan conforms to the comprehensive
plan of the City of Miami Beach; (b) the Redevelopment Plan is
sufficiently complete to indicate such land acquisition,
demolition and removal of structures, redevelopment,
improvements, and rehabilitation as may be proposed to be carried
out in the Redevelopment Area; zoning and planning changes, if
any; land uses; maximum densities; and building requirements;
(c) the Redevelopment Plan conforms with Part III of Chapter 163,
Florida statutes; and (d) the Redevelopment Plan is necessary in
the interest of the public health, safety, morals, and welfare of
the residents of the City of Miami Beach and will effectuate the
purposes of the aforesaid statute, by revitalizing the
Redevelopment Area economically and socially, thereby increasing
the tax base, promoting sound growth, improving housing
conditions, and eliminating the conditions which the Florida
Legislature in such statute found constituted a menace which was
injurious to the public health, safety, welfare, and morals of
the residents.
Section 4. This Board, after having conducted a public
hearing on the matter for the purpose of giving all interested
persons an opportunity to express their views, notice of which
public hearing was published on March 15, 1993 in The Miami
Herald, a true copy of which notice is attached hereto as
"Appendix C" and made a part hereof, and having made the findings
expressed above, hereby approves and adopts the Redevelopment
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Plan for the Redevelopment Area in accordance with Part III of
Chapter 163, Florida Statutes, as amended. The Plan is hereby
designated as the official redevelopment plan for the aforesaid
Redevelopment Area and it is the purpose and intent of the City
commission that said Redevelopment Plan, as same may be
supplemented and amended by the City commission and approved by
this Board, be implemented in the Redevelopment Area.
Section 5. Except for the specific powers retained by this
Board as set forth in section 6 below, this Board hereby
delegates, pursuant to Section 163.410, Florida Statutes, to the
city commission as the governing body of the city, every power
originating in Part III, Chapter 163, Florida Statutes, as
amended, and conferred thereby upon the Board of County
commissioners of Dade County as the governing body of Dade
County, Florida, a Home Rule County, including, without
limitation, the following:
(a) The power to implement the Redevelopment Plan, as
same may be amended from time to time;
(b) The power from time to time to adopt any
amendments to the Plan, which amendments shall be subject to
the final approval by this Board;
(c) The power to further delegate the powers delegated
hereto to a community redevelopment agency, including,
without limitation, to itself as the community redevelopment
agency with the power to exercise such powers which may be
assigned to the agency;
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(d) The power to authorize the issuance of revenue
bonds as set forth in section 163.385;
(f) The power to approve the acquisition, demolition,
removal or disposal of property as provided in Section
163.370(3)(a) and the power to assume the responsibility to
bear loss as provided in section 163.370(3) (b);
(g) The powers enunciated in Section 163.370(1) and in
Section 163.375, Section 163.380, Section 163.385 and in
Section 163.387, Florida statutes, as amended, and any other
powers which are exercisable by the Board and delegable to
the City pursuant to Part III of Chapter 163, Florida
Statutes, as amended; and
(h) The power to hold any public hearings with respect
to the implementation of the Plan and the exercise of tne
powers herein conferred.
Said delegation is made solely with respect to the
Redevelopment Area which is the geographic area described in
Appendix "A" attached hereto, known as the "City
Center/Historic Convention Village Redevelopment and
Revitalization Area," which is bounded on the East by the
Atlantic Ocean, on the North by 24th Street, on the West by
West Avenue, and on the South by 14th Lane.
Section 6. This Board retains the power to: approve the
annual budget for the Redevelopment Area; approve the amount,
duration and purpose of any bonds, notes, advances or other
indebtedness for the Redevelopment Area pledging or otherwise
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Age 3. Item NO'.:. '. '2(t,)
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obligating tax increment funds; and approve any amendments to the
Redevelopment Plan. Any approval required by this Board as to
the annual budget, amendments to the Plan or the amount, duration
and purpose of bonds, notes or other indebtedness for the
Redevelopment Area shall: not be unreasonably withheld or
delayed; be deemed approved if not disapproved within 90 days of
written submission by the City; and not adversely affect any
matters previously approved either in a previous annual budget or
pursuant to any previously approved bond, note or other form of
indebtedness pledging or obligating tax increment revenues. The
delegation in section 5 herein shall be subject to the provisions
of the Interlocal Agreement attached hereto as ADDendix "0" and
the exercise of said powers shall conform to the terms of the
Interlocal Agreement.
Section 7. This Board hereby approves the Interlocal
Agreement as attached hereto and made a part hereof and
authorizes the County Manager to execute and deliver the
Interlocal Agreement as attached hereto and to take all further
actions necessary or appropriate to accomplish implementation of
the Redevelopment Plan and to perform under the Interlocal
Agreement.
section 8. If any section, subsection, sentence, clause or
provision of this resolution is held invalid, the remainder of
this resolution shall not be affected by such invalidity.
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Section 9. This
resolution shall take effect immediately
upon its passage.
The foregoing resolution was offered by Commissioner
Mary Collins
, who moved its adoption. The
motion was seconded by Commissioner
Charles Dusseau
and upon being put to a vote, the vote was as follows:
Mary Collins
Charles Dusseau
Joseph M. Gersten
Larry Hawkins
Alexander Penelas
Arthur E. Teele, Jr.
Sherman S. Winn
Stephen P. Clark
aye
aye
absent
aye
aye
aye
absent
aye
The Mayor thereupon declared the resolution duly passed and
adopted this 30th day of March, 1993.
DADE COUNTY, FLORIDA
BY ITS BOARD OF
COUNTY COMMISSIONERS
Approved by
to form and
HARVEY RUVIN, CLERK
LLlAM G. OLIVER
Deputy Clerk
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LEGAL DESCRIPTION
.. PROPOSED CITY CENT[R/IfISTORlC CONVENTION VlUAGE
REDEVELOPMENT AND REVlTAU%.4T10N AREA
AU that land area within the corporate tlmlts of the at)' of Miami ~.rh. Florida. wblc:h I.
\ounded by the Iinc procee"'''& northerly from a POIN7 OF BEGINNlNG where the
eastern extensioo of thc south right-of-way tine of l-'th Lane mcets the ErodOD Control Une
aloDl the western shore of the Atlantic Ocean. said line foDowiq the EroIioD Control Une
to a point where it intersects the eastern extension of the nonh rigbt-of-waay line of 24th
Street; then proc:eedina in a westerly dlrectlon alona this exteDSion and the north ript-of-
way l1De of 24th Street to a point where it Interseas the north bulkhead wall of the ColliDs
Canal; then proceeding in a southwesterly directiOD aloDS the DOrth bnJlrM.ttd waD of the
Collins CaDal to a point where it intersec:u the east risht-of-way liDe of Pine Tree Drive;
then procccdiq ~e west In a Une uaversfDg the intersection of Dade Boulevard and Pine .
Tree Drive to a pomt where It lntersecu the nonb rlsht-of-way liDe of Dade BoulCYUd; then
proceedm, in a southwesterly dfrection &lonl said risht-of-way liDc of Dade Boulevard 10
. point Intersecting the west ript-of-way line of Meridian Avenue; then proccedq soutb
from said point alonl the wcst right-of-way line of Meridian AveDUe 10 a point where It/
intersectS the north ri&ht-of-way line 01 17th Street; then proc:eedJns In a westerly directJon
aloDl said rJsht-ol-way Une of 17th Street to. point were it intersects the west rlsht-of-way
Une of West Avcnue; then proc:eedlna In a southerly direction alooa said risht-of-way line
of West Avenue to a point where it interscas the eastern extension of the southern property
Une allot 8 In Blcxk 44: then proccccfiq In aD easterly direc:tJon across West AvenLle to the
south property Une of lot 12, Block 4S; then procccdins easterly aloOl the south property
Unes of lots 12 and 8. Block .5. thereby traversiDa Alton Court to a point Intersectfng the
west ript-of-way line of Alton Road; then proceediDa southeast ac:rosa Alton Road to a
point where the cast right-of-way tine of Alton Road intersects the SOLlth right-of-way Une
of Uncoln Lane South; then proceMina in aD easterly direction alan, the said right-of-way
Une of Uncoln Lane South to a point where it intersectS the wcst rlaht-of-way Uoe of Drexel
Avenue; thcn procccdJng In a southerly direction al0118 said Ji&ht-of-way Une of Drexel
Avenue to a point where It IntersectS the south risht~f-way line of 16th Street: then
proceeding in an easterly dlrection aJona said right-of-way line of 16th Street to a palM
where It intersectS the west right-of-way Une of Washington Avenue; then pr~I"1 in a
southerly direction along said right-of-way line of Washington Avenue to . point where It
Intersects the western extension of the south right-of-way Une of 14th Lane; thcn proccediDl
In an easterly dlrectlon alon& said rigbt-of-way line of 14th Lane to the lQ1tf.r OF
BEGINNING where the eastern atension of the south right-of-way One of 14th Laoc
Interscas the Erosion Control Line aloOl the Atlantic Ocean.
APPENDIX A
Page 1 of 2
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APPENDIX A
Page2011
I'ROPOSEo CITY CEN'TER/HISTORJc COINENTION VILlAGE
RED@A:LOPI"fENT ANt) REVrrALnAT10N MFA MAP
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MONDAY, MARCH 15, 1993 58
THI= MIAMI HERAl
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PUBLIC HEARING'
METROPOLITAN DADE COUNTY, FLORIDA
NonCE OF PUBLIC HEARING
A public hearing will be held on Tuesday, March 30, 1993, at G:OO un.
by. the Dade County Board 01 County Commissioners In the
Commlalon Chambers located on the second "cor 01 the Metro-Dade
Center, 111 N.W. Fint Street, Miami, Florida, at which time the SolId
will con.1der ~dopllon 01 a reaolution entitled:
RESOLUTION REGARDING CERTAIN GEOGRAPHIC AREA
WITHIN CITY OF MIAMI BEACH CAlLED CITY
CENTERMISTORIC CONVENTION VILLAGE
REDEVELOPMENT AND REVITALIZATION AREA, DESCRIBED
GENERALLY AS BEING BOUNDED ON EAST BY ATlANTIC
. OCEAN, ON NORTH BY 24TH STREET, ON WEST BY WEST
':AVENUE, AND ON SOUTH BY 14TH LANE: ACCEPTING
~., DELIVERY OF REDEVELOPMENT PLAN FROM CITY OF MIAMI
,BEACH AND MAKING CERTAIN FINDINGS WITH RESPECT TO
,SAID REDEVELOPMENT PLAN AND SAID GEOGRAPHIC
, AREA: ' ,ADOPTING SAID REDEVELOPMENT PLAN:
't' DELEGATING CERTAIN POWERS TO THE CITY COMMISSION
~OF THE CITY OF MIAMI BEACH PURSUANT TO CHAPTER 183, '
')PART.III, FLORIDA . STATUTES, , FOR REDEVELOPMENT OF :
SAID GEOGRAPHIC AREA; APPROVING INTERLOCAL
COOPERATION AGREEMENT AND AUTHORIZING
EXECUTION OF SAID AGREEMENT.
The gerier~:.acope 01 the cOmmunity redev.lopment plan to be
coneIderect !..~ follow.: .
1. ~t and Installation 01 public Iracilltiea such .. the
upgr.dlng 01 .atreets, con.tNctIon of public p.rking facilitlel,
"~plng, .,' graphics, Ilghling, .treet fumi1ur., put(
. Improvements, and other Improvements 01 public .r..... .
l~" Initlaton 'of'. Nh.bUitatlon program for prlvat. propertIeI,
&-__.-"_,~"""
\ , ame' m.y include property 'UlVey., design. mark.l!ng.
' .,. and 'i ~plUtnp" of:' rthabilltatlon ; _ndatda.~
- Di\ieIoPmtrl In the ArM' .han J:ie'-subiect to' 'such urban dMIgn"
, guWtellnes .. .haH be .dopled from time 10 time by the CIty,
Commilllon. ,_ ,'. :
, 3. Acqui.ition 01 specilic buildings 10 .11ow lor reh.bllltatlon '.nd
, eoonornIQ reuse. : '
4., L.nd ....mbly to promot.. redevelopment .nd lacilita~
~nl.of . conv.ntion cenler hotel. \
~'~l V.call9n or realignment 01 atreets, rights 01 w.y. .nd
a~ p1aceman1 of ulllltlM. Eatabllah reMrVation 01 a,...;
. for. ~ ttreeta. rIgh... 01 way .nd other public purpo.... '".1811 t
:incl ~" a1te improvements, utilhl8a .nd l.ciIiliea. i
.....~lratlon . ot~L.(tl<IeveIoPm.nt program. 10 uaure the.:
, '. " ,m.in~4'~" ,.t.\i
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, .... ... , ". _.' '.., bt1ieafd . . me anet place
~~~,;.~I!l'l:~MI{HI.:."ay Il4 obtalned1rom the~
'.~'. .'l~~ ;1'~~!!-~_i~ 211~; ~~.~~~ter.t'.:l;
~~~ W'~- ",."".1It any'diIo~,made bfMY bo.tIlt, lQInc:)'
or ~.Ioni ...,. rNf*f 10 MY "..., ~ al Ita ntHting qt
~' ". ~."-.lof.lhe p~ SudI ~",., '*lito
, . ",", ""~I"~ ~ 'II! ~nglle ".. 1ncWIrti"..,
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B6ARDOF~hf 'lONERS,;.. 'l"'{ . -,r:
HARWY.RUYl~~~' E B0ARD ,"".. _ .;. .' /"'-i
JlY: WILLIAM P, OLIVE , UTY CLE~ ~', " . . .1
APPENDIX C
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INTERLOCAL COOPERATION AGREEIIEHT
THIS INTERLOCAL COOPERATION AGREEMENT ("Agreement"), made
this 1,(, day of r-;;~ 1993, by and between
Metropolitan Dade County, a political subdivision of the State of
Florida (hereinafter referred to as the "county"), and the City
of Miami Beach, a municipal corporation under the laws of the
State of Florida (hereinafter referred to as the "City").
Wl:THESSETB :
WHEREAS, by Resolution No. 3/;-91 adopted March 30, 1993
(the "Resolution") the County has, among other things, approved a
community redevelopment plan (the "Plan"), and has delegated
certain powers conferred on the Board of County Commissioners of
Dade County ("Board") by Part III of Chapter 163, Florida
statutes, to implement the Plan to the City Commission of the
City of Miami Beach ("City commission"), all for the project area
commonly called the City Center/Historic Convention Village
Redevelopment and Revitalization Area (hereinafter referred to as
the "Project"); and
WHEREAS, the Board has approved the first reading of a trust
fund ordinance which provides for calculation and appropriation
of tax increment funds; and
WHEREAS, the Project will take place within the corporate
limits of the City; and
WHEREAS, the City played the major role in the preparation
of the Plan; and
APPENDIX D
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WHEREAS, the County and the city desire to delineate their
areas of responsibility with respect to the redevelopment of the
Project.
MOW, THEREFORE, the County, through the Board, and the City,
through the City Commission, agree as follows:
I. Exercise of Delegated Powers and Implementation of Plan.
A. The City Commission, either directly or through its
duly designated redevelopment agency, shall have the sole right
and responsibility to exercise every power conferred upon the
Board pursuant to Part III of Chapter 163, Florida statutes, as
amended, except those retained in the Resolution, which have been
delegated to the City Commission by the Board at its meeting on
March 30, 1993; provided, however, that said powers may be
exercised only with respect to the Project and only with respect
to the Plan as adopted by the city Commission and approved and
adopted by the Board, together with any supplements or amendments
to the Plan provided that any supplements or amendments to the
Plan must also be approved by the Board, which approval will not
be unreasonably withheld or delayed.
B. No more than 20\ of the funds contemplated to be
expended under the Plan shall be used for,total administrative
expenses allowable under section 163.387(6) (a), Florida statutes,
including indirect and overhead expenses which may not exceed 6\
of such funds contemplated to be spent under the Plan.
II. Citv/Countv Coordination.
A. The county Manager shall designate a project
Coordinator (the "Project coordinator"). The Project Coordinator
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shall serve as the County's liaison to the City for the Project.
The county's Project Coordinator shall carry out the day-to~day
County responsibilities for the project and shall be the
designated person to receive all data and reports pertaining to
the Plan.
B. The City shall be responsible for implementing and
conforming to the adopted Plan, including developing and
implementing proposals for indebtedness and bond financing,
acquisition, disposition and relocation activities, eminent
domain activities, coordination and implementation of the design
and construction of public improvements necessary to support the
redevelopment of the Project, and such other projects and
activities as are contemplated by the Plan. The City shall
deliver copies of all accepted proposals for the Project to the
County's project Coordinator. Annual budget and project progress
reports will be submitted to the county each year. The annual
budget shall be subject to review and approval by the County,
provided however, that any such approval will not be unreasonably
withheld or delayed.
At the request of the County, the City
shall submit additional progress reports on the Plan and Project
activities.
C. Once adopted, the amendments and supplements shall
become a part of the Plan and the powers previously delegated to
the City Commission shall be exercisable with respect to the
amendments and supplements. All powers delegated by the Board to
the City Commission shall be delegable by the City Commission to,
and shall be exercisable by, the Miami Beach Redevelopment Agency
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("MBRA") to the extent delegated to the MBRA by the City
Commission and further to the extent permitted by Part III of
Chapter 163, Florida Statutes, as amended.
III. Citv ResDonsibilities
A. Land Disposition
1. The City shall prepare, or cause to be prepared,
land disposition guidelines and procedures for
voluntary purchases in accordance with the Plan.
The City shall be responsible for all land
acquisition and disposition including eminent
domain. The City shall advise the Project
Coordinator whenever the City requires the use of
eminent domain to acquire any land; however, no
prior approval of the County shall be required to
proceed with eminent domain or other methods of
land acquisition or disposition.
2. The City shall prepare Project marketing materials
and shall be responsible for advertising for
developers to submit proposals. The City shall
perform the function of evaluating proposals and
recommending and selecting a developer according
to the established Plan for the Project.
3. The City shall approve the selection of one or
more developers whose proposal complies with
requirements of the adopted Plan as well as with
any request for proposals approved by the City.
Any disposition of land for the project shall be
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accomplished in accordance with applicable
provisions of state law and established city
guidelines.
4. The City shall conveyor lease the land to a
developer for fair value as required by applicable
law in accordance with the Plan. The City shall
deposit the proceeds from the aforementioned sale
or lease in an appropriate redevelopment account
to be utilized in accordance with the Project
budget and applicable law. The City may conveyor
lease land to qualified non-profit organizations
pursuant to City procedures. Guidelines for
selection of qualified non-profit organizations
must be established by the City and comply with
the Plan and applicable law.
8. other Project Activities
1. The City shall be responsible for the
administration and funding of all relocation.
activities. The City may contract with county
agencies to assist in residential relocation.
2. The City shall design and construct public
improvements necessary to support the
redevelopment of the Project. Such activities
shall comply with applicable federal, state and
County laws and regulations relating to
affirmative action.
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3. All redevelopment activities conducted with
respect to the project shall be in conformance
with the Plan as the same may be amended. Any
amendments to the adopted Plan as required by
Section 163.361, Florida Statutes, must have prior
approval of the Board before the City may
implement the changes contemplated by the
amendments. Once approved, however, the city may
implement the amendments thereto.
4. The City shall use its best efforts to enter into
a development agreement with a developer as to a
convention center hotel project within one of the
project areas specified in the Plan for a
convention hotel. By December 31, 1996, the City
shall report to the County as to its progress with
respect to the execution of such a development
agreement. If no such development agreement is
signed by December 31, 1996, then the City shall
have one year (i.e. by December 31, 1997) within
which to enter into a development agreement with a
developer or,submit a Plan amendment to the County
eliminating or reconfiquring the Convention Center
Redevelopment areas and changing the convention
center hotel element of the Plan, which amendment
shall be subject to approval of the County.
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C. Project Financing
1. The City shall establish and maintain the
Redevelopment Trust Fund (the "Fund") as required
by applicable law. Both the City and the county
shall deposit annually into the Fund an amount
calculated pursuant to Section 163.387, Florida
Statutes, and other provisions of applicable law.
2. The City shall develop and promulgate rules,
regulations and criteria whereby the Fund may be
promptly and effectively administered, including
the establishment and the maintenance of books and
records and adoption of procedures whereby the
City may, expeditiously and without undue delay,
utilize such funds in accordance with the approved
budget for the project.
3. The City shall prepare and submit for County
approval at the beginning of each County fiscal
year the Project budget in a format approved by
the county.
4. The City shall select financial and legal
consultants as necessary to assist in the
preparation of the tax increment financing plans.
5. The City may sell bonds and execute notes and
other forms Of indebtedness, as well as collateral
documents, to finance the Project; however, county
approval as to amount, duration and purpose of
such bonds, notes or other indebtedness, including
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advances pledging or obligating tax increment
revenues, must be obtained prior to issuance of
any such bond, note or other form of indebtedness
including advances pledging or obligating tax
increment revenues. The County's obligation to
annually appropriate to the Fund shall continue
until all loans, advances and indebtedness, if
any, and interest thereon, of a community
Redevelopment Agency incurred as a result of
redevelopment in the Redevelopment Area, have been
paid, or for as long as required by applicable
law, whichever is later. In no year shall the
County's obligation to the Fund exceed the amount
of that year's tax increment as determined
pursuant to Part III of chapter 163, Florida
Statutes. In any year in which the County
approriates tax increment revenues to the Fund
pursuant to Section 163.387(3), Florida Statutes,
the City shall promptly disburse the applicable
portion of said increment revenues out of the Fund
back to the County if and to the extent that such
increment revenues are not: pledged, obligated or
otherwise to be used for repayment of any bond,
note or other form of indebtedness or obligation
including advances pledging or obligating tax
increment revenues; or pledged, obligated or
otherwise to be used for payment or repayment of
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any expenditure or obligation contemplated by any
budget for the Redevelopment Area or any amendment
to the Plan.
D. citizen Participation
To carry out the citizen participation process, the
City may utilize community groups and seek community involvement
and consider citizen input in the development of Project
activities.
E. project Management, Administration and Coordination
The City shall consider any reasonable request of the
County with respect to implementing any plan of action with
respect to the Plan. The City shall develop implementation
schedules and timetables for all significant Project activities
as determined by the City, copies of which shall be delivered to
the Project Coordinator. The City shall monitor the
implementation schedules and timetables and shall submit annual
progress reports to the Project Coordinator beginning one year
from the implementation of this Agreement. The City shall also
deliver additional interim reports to the County upon request.
IV. Citv Assurances Reqardinq Affirmative Action.
As part of this Agreement the City shall follow applicable
federal, state and county laws and regulations concerning
affirmative action and race conscious concerns in the hiring of
all consultants.
V. Board ADDroval.
Any approval required by this Board as to the annual budget,
amendments to the Plan or amount, duration and purpose of bonds,
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notes or other indebtedness for the Redevelopment Area shall not
be unreasonably withheld or delayed, shall not adversely affect
any matters previously approved either in a previous annual
budget or pursuant to any previously approved bond, note or other
form of indebtedness pledging or obligating tax increment
revenues and shall be deemed approved if not disapproved within
90 days of written submission by the city.
VI. Amendments.
This Agreement may be amended only by a written agreement
signed by the City and the County.
IX WITNESS WHEREOF, the parties hereto have caused this
Agreement to be executed in their names by their duly authorized
officers and the corporate seals to be affixed hereto, all as of
the day and year first above written.
WITHESS our hands and seals on this Ih day of AJ~
1993.
CITY OF MIAMI BEACH, a municipal
corporation of the State of Florida
METROPOLITAN DADE COUNTY, a
political subdivision of the
state of Florida
By' -&~
Roger . Carlton, C1ty Manager
By:
ATTEST:
BY:~(~C.~
C1ty Clerk
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Approved as to form ~~~.......,
legal sufficiency.
g~.c:.'~ Jf~
~ounty Atto ney
By:
Approved as to form and
legal sufficiency.
bad Clud Ca.~5e I
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~ity Attorne ) ~
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1003
ADOPTED BY THE CITY COMMISSION OF
THE CITY OF MIAMI BEACH AND
THE MIAMI BEACH REDEVELOPMENT AGENCY
ON FEB. 12. 1993
I)VI:J>~I:D 13.,,:
Tt11: CIT'Y ()f' MUMI I3I:.4CIi
DI:I)~TMI:""'- ()f' DI:VI:L()I)MI:,....-. VI:SIt7/111lJ <I.
IiIST()VIC I)VI:SI:VV4n()/IIIlJ SI:V'\1~I:S
-
- APPENDIX B
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til~T()I:?IC C()~~()~ VlLlAGI:
1:?r:()n1:L()J),"I:~ ~() I:?I:VIT.MJU n()~
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City of Miami Beach
Mayor: Seymour Gelber
Commissioners:
Sy Eisenberg
Susan F. Gottlieb
Neisen O. Kasdin
David T. Pearlson
Abe Resnick
Martin Shapiro
City Manager: Roger M. Carlton
Assistant City Manager: Stuart L. Rogel
Development, Design & Historic Preservation
Services Director: Harry S. Mavrogenes
Special Counsel to City of Miami Beach and
Miami Beach Redevelopment Agency:
David J. Berger, Esq.
Randolph Fields, Esq.
Broad and Cassel
175 N.W. 1st Avenue
Suite 2000
Miami, Florida 33128
City of Miami Beach
Development, Design & Historic Preservation Services Department
1700 Convention Center Drive
Miami Beach, Florida 33139
(305) 673.7193
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CI1Y CENTER/HISTORIC CONVENTION VILLAGE REDEVELOPMENT
AND REVITALIZATION AREA PLAN
FOR THE CI'IY OF MIAMI BEACH
FEBRUARY 12, 1993
100 Description of Project
101 Introduction
102 Boundary Description
103 Existing Conditions
104 Summary of Proposed Activities
200 Land Use Plan
201 Plan Objectives
202 Land Use Plan
203 Standards for Development
204 Circulation Plan
300 Project Proposals
301 . Owner Participation and Rehabilitation
302 Land Acquisition and Oearance
303 Redeveloper's Obligations
304 Program Development Activity
305 Project Improvements
306 Property Management
307 Land Disposition
308 Neighborhood Impact Element
400 Other Provisions
401 Project Financing
402 Duration of Projects
403 Enforcement of Plan
404 Procedure for Amendment
405 Severability
406 Housing Element Addendum
500 Appendix
501 Appendix A:. Legal Description
502 Appendix B: Finding of Necessity (Blight Report)
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City Center/Historic .Convention VIllage Redevelopment and
Revitalization Plan
100. DESCRIPTION OF PROJECf
101. Introduction
The City CenterjHistoric Convention Village Redevelopment and Revitalization Plan
began as an effort and commitment of the City of Miami Beach to revitalize the
blighted area surrounding the Miami Beach Convention Center and Lincoln Road
and to foster the development of a convention hotel and necessary linkages to the
Convention Center. The plan has evolved into a true City Center concept plan,
recognizing that Miami Beach has all of the amenities and features of a true
downtown within a fairly compact geographic area. The challenge of the plan is to
infuse public policy and improvements that will provide the glue to bring the area
together, and to eliminate the blight conditions existing in the area.
Located within and adjacent to the Art Deco district, an important element of this
plan will be to strengthen the historic character of the area with renovations, new
construction and upgrading of public improvements, including streets, public parking
facilities, public plazas, parks and beach areas.
The key to the success of this plan will be the attraction of private investment. The
plan offers public partnership opportunities to help make private investment
economically viable.
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102. Boundary Description
The project area which contains approximately 50 city blocks, is generally bounded
by the Atlantic Ocean to the east, 24th Street on the north, West Avenue on the
. west, and 14th Lane on the south. The area contains approximately 332 acres of
iand, of which 27 percent is occupied by public space and 39 percent by private use.
The boundaries of the project area are shown in Figure I, "Project Boundary Map"
and a legal description of the project area is contained in Appendix "A" of this
redevelopment plan.
These boundaries have been established to encompass all of the area deemed to be
blighted in accordance with the State statutes, and all the land area necessary to
accommodate the level of new development, redevelopment and revitaIization that
can eliminate conditions causing blight.
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The boundaries provide for a logical identification of this as the City Center,
encompassing all of the major components of a City Center including commercial,
retail and office, cultural, civic and major hotel and residential uses.
These boundaries will also effectuate linkages between the ocean front sites which
are deemed most desirable for convention hotel development and the Convention
Center itself.
103. Existini Conditions
The establishment of a redevelopment district and exercise of redevelopment powers
requires an official finding of the necessity for redevelopment. In the proposed City
Center /Historic Convention Village Redevelopment and Revitalization Area, a
finding of necessity for redevelopment conditions can be based on conditions in the
Community Redevelopment Act of 1969, as set forth in Part ill of Chapter 163,
Florida Statutes.
After examination of the study area, and application of appropriate criteria, the City
Center /Historic Convention Village Redevelopment and Revitalization Area was
found to possess a combination of conditions that conclude it to be a "blighted area"
and indicate a need for redevelopment. Among these conditions are:
Building deterioration. A substantial number of deteriorating structures were
found to exist, and are dispersed over a substantial proportion of the area.
The overall rate of deterioration was found to be 61% of all buildings.
Building deterioration affects 78% of all blocks in the area.
Site deterioration and deficiencies. Site deterioration and deficiencies were
found in the form of broken pavements and sidewalks, deteriorating parking
lots, abandoned foundations from demolished buildings, and deteriorating
fixtures such as fences. Site deterioration and deficiencies were found in 38%
of all blocks in the area.
Unsanitary and Unsafe Conditions. Unsanitary conditions including
accumulations of trash, debris, discarded appliances and furniture, and broken
glass and were found in 51 % of all blocks in the area.
Drainage deficiencies. Drainage deficienci~s were identified in blocks where
flooding was observed that made streets and sidewalks impassable and
unsanitary. This involved 18% of all blocks in the area.
Diversity of Ownership. Excessive diversity of ownership was found in blocks
. that have five or more different owners. Such diversity, found in 49% of all
blocks in the area, makes it difficult to assemble land for development.
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Age of Structures. Excessive age of structures was identified in blocks where
the average age of buildings was 40 years or more, involving 51 % of all blocks
in the area.
Non-oonforming structures: size of units. Non-oonforming unit size was
identified in 60% of all blocks in the area. This is where dwelling units do
not meet minimum code standards.
Non-oonforming structures: parking required. Non-oonforming parking
conditions were identified in 85% of all blocks in the area. This is where off.
street parking does not meet minimum code standards.
Non-oonforming structures: Setbacks. Non-conforming setbacks were
identified in 73% of all blocks in the area. This is where building setbacks do
not meet minimum code standards.
Non-conforming structures: Floor Area Ratio (FAR.) Non-oonforming
FAR. was identified in 84% of all blocks in the area. This is where buildings
do not meet minimum code standards relative to the density of development.
Closed buildings. Closed buildings in 20% of all blocks indicate economic
disuse and obsolescence.
Vacant lots. Vacant lots in 40% of all blocks indicate that land is not being
put to productive use, which limits the efficiency of local services, limits tax
revenues, and can serve as a breeding ground for crime, unsanitary conditions,
and other social ills.
Violations of fire code. Violations of fire code in 36% of all blocks are
dangerou,s to life and property.
High crime rates: robbery, burglary, auto theft, and auto burglary. High crime
rates demonstrate a lack of public safety that inhibits sound development of
the area. The area experienced 12% of the City's major crimes while having
only 9% of the City's population.
Property maintenance and commercial properties code violations. Violations
of property maintenance standards in 51% of all blocks are substandard
conditions that inhibit investment and sound development of the area.
The complete report regarding the above conditions is attached to and made a part
of the Redevelopment Plan as Appendix B.
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The project area is found to have both physical and economic liabilities and
conditions which endanger life and property and which substantially impairs the
sound growth of the area and is a menace to the public health, safety, morals or
welfare in its present condition. The area constitutes a "blighted area" within the
Oty of Miami Beach as defined set forth in Section 163.340 (8) of the Florida
Community Redevelopment Act of 1969. Furthermore, it is determined that
redevelopment efforts from the private sector have not been able to stimulate
economic growth in the subject area without the designation of a public project.
104. Summaty of Plan Objectives
This plan sets forth the principal objectives and planning concepts of the Oty
Center jHistoric Convention Village Redevelopment and Revitalization project and
illustrates how revitalization will be promoted through the redevelopment process.
The Miami Beach Convention Center is within the core of the area. It is found that
the development of a major convention hotel, coupled with other substantial
redevelopment, would be critical to the redevelopment of the area and to the
continued economic success of the Miami Beach Convention Center. In light of
these concerns, the following major objectives will be sought:
1. Promote redevelopment and eliminate causes of physical and economic blight.
2. Support and enhance the values of private properties and improvements.
3. Create the environment and opportunity to allow the construction by the
private sector of a major convention center hotel.
4. Assist in the development of the hotel by lawful means available under state
law.
5. Attract additional private investment into the project and adjoining area.
6. To encourage and support rehabilitation of historic properties.
7. To improve infrastructure streets, parks, etc. in the area.
8. To encourage the production and presentation of arts and cultural activities.
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SutnmlllY of Proposed Activities
The primary types of redevelopment activities to be considered in the area will
include:
1. Development and installation of public facilities such as the upgrading of
streets, construction of public parking facilities, landscaping, graphics, lighting,
street furniture, park improvements, and other improvements of public areas.
2. Initiation of a rehabilitation program for private properties, particularly those
which have historical or architectural importance. Programs may include
property surveys, design, marketing, construction and development of
rehabilitation standards.
3. Acquisition of specific buildings to allow for rehabilitation and economic
reuse.
4. Land assembly to promote redevelopment and facilitate development of a
convention center hotel.
s. Vacation or realignment of streets, rights of ways and underground placement
of utilities. Establish reservation of areas for public streets, rights of way and
other public purpose. Install '8Jld relocate site improvements, utilities and
facilities.
6.
Administration of the redevelopment program to assure the general welfare
of the project area is maintained.
202. CitY Center Con<:eJ)t Plan
The City Center Concept Plan (Figure 2) embodies the consensus developed by the
City in melding historic preservation concerns with the ability to develop at least one
and probably several convention headquarters hotels within the project area. More
importantly, the plan recognizes, for the first time, that Miami Beach does have the
ingredients for a true City Center. These ingredients include retail, residential,
entertainment, civic and cultural facilities. What is needed and what the concept
plan provides is a mechanism to weave these uses together into one cohesive unit to
create a true urban City Center for Miami Beach.
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The concept plan identifies and recognizes the significance of the area's true historic
resources, the numerous art deco buildings within their proper context, in an historic
district. The plan then suggests a number of development opportunities, public and
private or combinations of both, that will enhance this environment.
The plan conforms and shall conform to the Oty's comprehensive land use plan. No
major change of land uses is required. Instead, refinement and enhancement of
existing urban patterns will be utilized.
A Private Land Uses
(1) Hotel Development: The plan fosters the rehabilitation of existing
historic buildings as well as the development of new hotels within at
least three sites along the ocean front at 15th Street and Collins
Avenue, at 16th Street and Collins Avenue and 21st Street and Collins
Avenue.
(2) 'Commercial/Retail: The plan will strengthen the Lincoln Road and
Washington Avenue corridors as key retail shopping streets for the
area, reinforcing their traditional role.
(3) Residential: There are currently approximately 4,760 dwelling units in
the project area of which 2,060 or 43% are low and moderate income.
The plan calls for the preservation of the James Avenue neighborhood,
the creation of new residential development opportunities along the
Dade Boulevard canal between Collins Avenue and Washington
Avenue.
B. Public Uses: The plan will improve the linkages between the public and civic
uses and the commercial areas in the following way:
(1) Provide improved vehicular and pedestrian access from the Convention
Center to Uncoln Road, subject to the plan being developed for
Lincoln Road and approved by the City Commision of the Oty of
Miami Beach, and to build up linkages to and from Lincoln Road.
(2) Enhance the Streetscape on all streets from the Convention Center to
the ocean, providing pleasant, safe connections and enhanced view
corridors.
(3) Restore Collins Park to its original urban park design.
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(4) Create a viable riverwalk along the Dade CaJla1. use it to link other
open spaces and to provide restaurant, boating and recreational uses.
(5) Revitalize and enhance the Garden Center as a viable public use and
Convention Center amenity.
Develop enhanced access to the Holocaust Memorial.
Relocate the public library to a site adjacent to City Hall, more
central to the user population.
The area contains approximately 18.5 acres of public open
space. The plan proposes to enhance and improve this acreage
by the above projects.
(6) Parking: The plan will provide adequate public parking facilities to
serve private redevelopmenL It is recognized that in a setting with
historic buildings, urban densities and other constraints that
strategically located public garages will provide the best solution to the
area's needs. (See Figure 3 Parking.)
(7) Transit: The plan will provide for improved and enhanced public
transit, including:
Accommodation of future extension of light rail.
A pedestrian friendly "people mover" system along UncolD
Road.
A possible multi-modal center to allow the transfer of people
from buses to light rail
203. Standards for Develo.pment
A General Provisions & Limitations on Type, Size, Height, Number and
Proposed Use of Buildings:
The City of Miami Beach has a Comprehensive Plan and a Zoning Ordinance
to which all new development and redevelopment must adhere. These
documents serve as the limitations referred to in Chapter 163, Florida Statutes
(the Community Redevelopment Act of 1969). The Land Use Concept Plan,
developed and attached hereto as Figure 3, along with Figures 4 through 7,
diagrammatically express these limitations also. New development and
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MAJOR PEDESTRIAN COIUtJDOR
OJNCOI.N RQU)l
IlI'EDESJ'ItIANNE AKTEJUALS
(C()lJJNSIWASHINGTON)
IIOCEANACCESS
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FIGURE 6
OPEN SPACE ENHANCEMENT
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redevelopment will utilize development standards applicable to existing zoning
at the time developm~nt is considered. This includes setback, site coverage,
off-street parking, height and signage.
B. Permit Process:
Future projects will be processed under the provisions of the applicable city
zoning districts and in conformity with the comprehensive plan, in place at the
time the development is considered.
C. Historic Designation:
The applicable city historic overlays and designations will be utilized in review
of development projects. A majority of the project area is within both a
national and local historic district, and, as such, development proposals will
require additional scrutiny per applicable City ordinances.
204. Orculation Plan
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The circulation system for the area must be multimodal and take into account the
needs of the various groups utilizing the Oty Center:
Tourists
Conventioneers
Theater goers
Shoppers
Residents
Elderly
Handicapped
Collins Avenue: The City is currently working with the Florida Department of
Transportation to upgrade the conditions on Collins Avenue including traffic flow
and pedestrian flow. Development of one or more convention hotels will require
localized improvements including new signals and traffic channelization. Collins
Avenue should have wider sidewalks to facilitate pedestrian flow.
Ocean Drive Extension: The concept plan envisions the extension of pedestrian flow
from the current terminus of Ocean Drive at 15th Street north/northeasterly along
the rear of private parcels through the project area, to reflect enhanced beach access.
The concept was fleshed out with the compatIbility analysis for hotel sites that led
to the Concept Plan (Figure 3). If major hotels are to be developed between 15th
and 16th Streets, then at least a pedestrian continuation of Ocean Drive needs to be
explored to tie the area together.
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~anola Way Extension: The concept plan envisions improvement of Espanola Way
between Washington Avenue and Collins Avenue and possible development of a
pedestrian extension of the street between Collins Avenue and the ocean. This
street. a center of Hispanic heritage on Miami Beach, has received recent attention
by the public and private sector, particularly in the block between Drexel Avenue
and Washington Avenue. Its continuation to Ocean Drive will provide a critical
commercial link.
Washin~on Avenue: The concept plan calls for strengthening Washington Avenue
as a pedestrian/shopping street. If light rail is extended into the Oty, Washington
Avenue is the logical corridor.
Uncoln Road: UncolD Road, the "center of a world class city" is envisioned as a
specialty shopping street and cultural center with a f~ on pedestrian amenities and
environment. The physical improvement of this currently deteriorated open-air mall
is a high priority of the city and the Uncoln Road Task Force. Circulation will likely
include a tram or other user friendly circulation element. Design of buildings
will be pedestrian friendly and encouraging pedestrian activity.
PUBUC TRANSPORTATION
.Bm: The area has and will continue to enjoy high usage of public transit. No bus
route changes are currently contemplated.
Shuttle: A shuttle system, expediting connections between area hotels, the Ocean
Drive area and the Convention Center needs to be developed. There is currently a
successful prototype system in operation, known as "the Breeze.. Actual operational
experience from the Breeze will assist in formulating the future system, which, like
the Breeze, may continue into North Miami.
Ught Rail: Much discussion and planning has gone on regarding the development
. of a light rail system from Miami Beach to the mainland. Current County-wide
studies include Miami Beach as part of an east/west transit corridor from Florida
International University West Dade Campus, through the airport, downtown Miami
and to Miami Beach. The system should run on Washington Avenue and terminate
at the Convention Center. The terminus could be a logical multi modal terminal to
fan out to other bus routes and a water taxi system.
Pedestrian Streets: Other than those already mentioned, many of the east/west
streets need to provide a strong pedestrian orientation to encourage movement of
people from the Convention Center to the ocean. This will involve development of
streetscape amenities and lighting to enhance their attractiveness and safety.
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300. PROJECT PROPOSALS
301. Owner Participation and Rehabilitation
This plan encourages owners and business people to rehabilitate and renovate
existing buildings. An owner or owners of property not subject to acquisition in the
project area may participate in the redevelopment of their property in the Area in
conformance with the plan simply by filing the appropriate development review
permits with the City. An owner of property subject to acquisition may also
participate. The owner involved shall enter into an owner participation agreement
with the Agency, specifying the quality and extent of improvements proposed and the
timing of such improvements. Each agreement shall be approved by the
Redevelopment Agency.
In the event an owner does not wish to rehabilitate his/her property, the Agency may
acquire (by purchase, lease, grant, bequest or, if appropriate, by eminent domain) all
or a sufficient interest in the property in order to earlY out the objectives of the plan.
302. land Acquisition and Oearance
A
The Redevelopment Agency may purchase, lease, obtain options upon,
acquire by gift, grant or bequest or any other means, or acquire by eminent
domain, any real or personal property, any interest in property, and any
improvements thereon, within the project area whenever such action is
necessary in order to:
1) Remove buildings which are structurally substandard.
2) Remove buildings, other than buildings which are structurally
substandard, in order to effectively remove blighting influences that
include, but are not limited to, the following:
a. Inadequate Street Layout: Buildings which must be acquired to
resolve inadequacies in the existing street layouL
b. Physical Obsolescence: Buildings which are functionally
obsolete and unsuitable for improvement or conversion.
c. Incompatible Uses or Land-Use Relationships: Buildings which
house uses or use relationships that exert significant
downgrading or otherwise harmful influence on the immediate
area.
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d. Overcrowdm, of Buildin~ on T and: Buildings which exceed
recommended standards of coverage.
e. Continuously Vacant Structures: Buildings which have been
boarded up or vacant for a period of time and produce a
deleterious influence on adjacent uses or structures.
f. Improper Location on the Parcel: Buildings which are situated
on the property in an improper manner, such as on or over
property lines directly adjacent to another use or structure.
3) Provide sites for needed public improvements or facilities in proper
relationship to the projected demand for such facilities and in
accordance with accepted design criteria for such facilities.
4) Allow for the renovation and preservation of historically designated
structures.
5) Clear basically sound or deficient buildings to the extent necessary to
assemble land into parcels of adequate size and shape to meet
contemporary development needs - and standards and to allow new
construction to meet the objectives of this redevelopment plan.
In all cases above, City procedures, ordinances, and policies relating to
historically designated buildings, in place at the time of the proposed action,
shall be complied with.
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B. The Redevelopment Agency shall exercise its power of eminent domain only
within the areas delineated on the attached map (Figure 8). The authority of
eminent domain shall be utilized for the expressed purposes outlined in
Section 302 A above and only as permitted by applicable law.
Within the lincoln Road area, and delineated on Figure 8, the Agency may
use eminent domain solely for the purpose of facilitating access to and from
public parking facilities and to develop public/private joint ventures. This
authority shall only become effective upon adoption of a specific plan for
lincoln Road by the City Commission of the City of Miami Beach.
303. RedevelQPer's Obligations
In order to provide adequate safeguards to insure that the work of redevelopment
will be carried out pursuant to the redevelopment plan, the disposition of the land
by the Agency shall be subject toa Disposition Agreement and other appropriate
documents which shall include the following provisions:
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1. The purchase of land is for the purpose of redevelopment and not for
speculation.
2. The land shall be built upon and improved in conformity with the provisions
of the plan.
3. Preliminary site and architectural plans, specifications, and final plans for the
construction of improvements on the land shall be submitted to the Agency
and City for review and approval. Thereby, the Agency and the City may
determine the compliance of such plans and specifications with this plan and
other terms and conditions of Disposition Agreements.
4. The building of improvements shall be commenced and completed within a
reasonable time as fixed by the Agency.
5. The Agency shall provide for the retention of control and the establishment
of any restriction or covenants running with land sold or leased for private use
for such periods of time and under such conditions as the Agency deems
necessary to effectuate the redevelopment project.
6. The purchaser/developer shall demonstrate an acceptable financial
commitment and ability to perform.
304. PrOjrclm Development Activity
In order to enhance the economic opportunities within the project area, the Agency
will develop and implement an investment strategy that will accomplish this objective.
Key elements of the program will include a detailed evaluation of existing conditions
and an analysis of the investment opportunities to insure that the program achieves
the objectives of the project.
The Agency will retain the responsibility for developing and initiating the program.
Where appropriate, the Agency will work with the City, or contract with private
and/or non-profit firms, to complete specific items required.
305. Project Improvements
The Agency and the City will endeavor to provide those project improvements
necessary to implement this plan. These improvements may include, but are not
limited to, such items as street improvements, sanitary and storm sewers, utility
distribution facilities, public facilities of a project or area wide nature, and
transportation facilities.
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306. Property Management
Property acquired by the Agency for a project shall be under the management and
control of the Agency during its ownership of such property. This property may be
rented or leased by the Agency, pending its conveyance for redevelopment, in
accordance with Section 163.380, Florida Statutes (the Community Redevelopment
Act of 1969).
307. T .and Disposition
All real property acquired by the Agency shall be leased or sold except property that
will be conveyed to the City of Miami Beach.
Purchasers or lessees of property shall be obligated pursuant to appropriate
disposition documents, to develop and use the property for the purposes designated
in the plan, to begin development of the property within a period of time which the
Agency fixes as reasonable, and to comply with other conditions which the Agency
deems necessary to carry out the purposes of the plan.
308. Neighborhood Impact Element
The project area does contain a number of low and moderate income residential
units. As such, as required by Section 163.362, Florida Statutes (the Community
Redevelopment Act of 1969), an analysis of impacts of the redevelopment activity
upon residents of the area is required. The following comprises that analysis.
A Relocation Impacts:
The plan does not envision acquisition of any low or moderate income
housing units and, hence, no displacement of residents is contemplated
However, as the area becomes revitalized, rents may increase, which may
require low and moderate income tenants to relocate. The City of Miami
Beach and the Redevelopment Agency will monitor this situation. Through
its Community Development Block Grant Program, the City has created, over
the last decade, 1,000 affordable rehabilitated units, most within a two mile
radius of the project. The City of Miami Beach and the Redevelopment
Agency will continue to create affordable housing opportunities both within
and outside the project area to tJlinimi7p' loss of such housing.
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The Agency shall provide relocation assistance for those persons. businesses
or institutions who are either temporarily or permanently displaced as a result
of project activities and shall make reasonable payments for their relocation
expenses.
B. Traffic Circulation:
The plan does not envision any major changes in traffic circulation. No major
streets are proposed for closure or rerouting. The circulation plan in Section
204 of this document outlines all proposed improvements. Depending on the
outcome of a separate study on Uncoln Road, it is conceivable that all or a
portion of that road may be reconsidered for re-streeting. This, however,
would have minimal impact to residential, as there are no residences on the
street.
Improvements to public transportation, desirable for new hotel and other
development, will enhance mobility for area residents. (See Section 204,
Public Transportation.)
C. Environmental Quality:
The plan proposes to improve the quantity and quality of public open spa~;
to improve public transportation, streetscapes, infrastructure and the overall
environment in steps enumerated throughout this document. A detailed
statement of project costs is outlined in Section 401 B. of this document.
Residents living in the area will be able to enjoy these environmental
improvements.
D. Availability of Community Facilities and Services:
The plan proposes to retain andlor improve community facilities and services.
The 21st Street Community Center will be retained, the Garden Center will
be expanded. The library will be relocated into a more accessible and central
location. City Hall, TOP A, and the arts and cultural facilities will all be
retained and enhanced.
One of the missing ingredients for current residents is shopping opportunities.
The plan envisions creating a site for a grocery store and other neighborhood
needs at a site on 23rd Street, west of Collins Avenue.
Collins Park is proposed to be expanded and restored to its original public
open space use.
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E. Effect on School Population:
Again, no relocation of area residents is contemplated. The predomin~nt
residents in the study area are older and generate few school age children.
The plan does envision at least one site for new housing development north
of 23rd StreeL Depending on the type and nature of the housing, it is
possible that a small number of school children may be added to the
enrollment of Fienberg-Fisher Elementary School, Nautilus Middle School
and Miami Beach High School.
F. Other Matters Affecting the Physical and Social Quality of the Neighborhood:
Upon completion of the proposed redevelopment improvements, residents will
have a more viable and physically improved neighborhood to live in.
400. OrnER PROVISIONS
401. Project Financin~
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Financing Provisions:
General Provisions. The financing for this project will be provided from a
number of different sources. Immediate street improvements associated with
typical commercial and residential development may be paid for by the
developers either through direct contributions, payment of impact fees, or
through payment to assessment districts. In addition, the developers shall be
responsible for securing all private financing for on-site development of
buildings, equipment, parking, and landscaped areas. Other development
costs may be financed in part through the use of tax increment financing.
The City of Miami Beach may expend or advance monies for or in connection
with the project in accordance with a Cooperation Agreement entered into
between the City and the Agency, and other parties as applicable, and such
expenditures and advances may be reimbursed to the City from proceeds of
tax increment financing or any other source permitted by law. Those
expenditures, which might normally be the responsibility of other jurisdictions,
may be financed through joint agreements and efforts with those agencies.
The Agency may enter into an agreement with the City or other governmental
entity to create a Joint Powers Authority for any purpose to carry out any part
of this Plan as permitted by law. The Agency may also provide financial
contributions as authorized by Section 163.387, Florida Statutes. Other
sources of funds include:
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1. ~cial Assessment. Portions of the cost of the street improvements
and public utilities which are of direct benefit to private properties
may be financed by special assessment and assessment bond
proceedings under the appropriate state legislation.
2. Resort Tax. To implement specific projects, the Oty and Agency may
utilize proceeds from a special one cent resort tax allocation, approved
by the voters in November 1992, to apply to hotels only (bed tax). The
tax will begin upon the City signing a development agreement with a
hotel developer and up to 50% of the proceeds may be utilized for
public assistance/participation in a convention quality hotel. The
balance may be utilized for quality of life improvements city-wide,
including within the project area.
3. Parking Revenue Bonds. In cooperation with the Agency, the Oty may
issue parking revenue bonds to construct or improve parking facilities
in the area.
4. Bonds and Tax Increments. In order to pay for other project costs that
may be incurred as a result of implementing the project proposals, the
Agency may, from time to time, issue bonds. notes, interim certificates,
debentures or other obligations for any of its corporate purposes
authorized by law. The Agency may also issue refunding bonds for the
purpose of paying or retiring bonds previously issued by it. No bonds
shall be issued by the Agency unless the Agency determines that there
are sufficient monies available for the repayment of principal and
interest when they become due and payable.
B. Detailed Statement of Project Costs:
The Redevelopment Agency is positioned to invest in the upgrading and
improvement of.public infrastructure, utilities and other public area/public
purpose improvements so as to encourage the investment by the private sector
in the area. Improvements may be publicly funded, or jointly private and
publicly funded with any sources (or combination of sources) noted in Section .
401 A, above.
Following is Figure 9, a list of capital projects that could be funded from
these sources over the next five years. For purposes of this plan, it is
anticipated that no more than 50% of the total improvement costs for this
capital program would be sourced from tax increment funds, either directly
or through bonds.
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It is anticipated that tax increment revenues will initially be generated slowly.
As public improvements spur additional private investment, increments will
grow, allowing bonds to be issued in an amount necessary to fund the $65.6
million program share outlined above. To raise the $65.6 million in bonds
will require a commitment of approximately $6.6 million annually in tax
increments over a 30 year period.
The Agency will prepare and adopt a resolution authorizing the issuance of
bonds and defining their terms. Such a resolution must be adopted prior to
the sale of the bonds. The bonds shall be marketed in accordance with
statutory requirements.
The Agency may issue Redevelopment Revenue Bonds for the following
purposes:
a. To pay for site improvements, project improvements and supporting
facilities constructed at the Agency's expense and to pay for all other
expenditures made by the Agency for or in connection with the project.
b. With the consent of the applicable governing body, to pay all or part
of the value of land and the cost of the installation and construction
of any building, facility, structure, or other improvement which is
publicly owned either within or without the project area to the extent
that such buildings, facilities, structures, or other improvements are of
benefit to the project area.
c. Reimbursement to the City of Miami Beach for monies expended or
advanced.
d. For any other purposes permitted by law and authorized by the
Agency.
Any bond, note or other form of indebtedness pledging increment revenue
shall mature no later than the maximum period allowed by applicable law.
402. Duration of Projects
The redevelopment activities contemplated by this plan are scheduled for completion
thirty (30) years from the date of adoption of this Plan by the City Commk'lion of
the City of Miami Beach or such later date as permitted by applicable law.
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403. Enforcement of Plan
The provisions of the plan and other documents formulated pursuant thereto may be
enforced by the Agency in any manner authorized by law and pursuant to the terms
of Disposition Documents and other applicable agreements pertaining to the plan.
404. Procedure for Amendment
This Plan may be amended in any manner that is now or hereafter permitted by law.
405. Severability
If any provision, section, subsection, subdivision, sentence, clause or phrase of the
plan is for any reason held to be invalid or unconstitutional. such decision shall not
affect the validity of the remaining portion or portions of the plan.
406. Housing Element Addendum
The Proposed Historic Convention Village Redevelopment and Revitalization Area
contains almost 4,700 residential units, of which approximately 2,000 are occupied by
low-moderate income families.
The Redevelopment plan does not envision acquisition of any of these moderate
income housing units, nor does it call for displacing any of the area's residents. In
fact, the Redevelopment Agency hopes to create an additional 200 units through a
combination of new construction and rehabilitation throughout the area.
Additionally, the City of Miami Beach has recently adopted a H.U.D approved five-
year Comprehensive Housing Affordability Strategy (CHAS), which also directly
benefits the proposed Redevelopment Area. This Citywide strategy addresses rental
housing needs for the elderly, small and large related households, and first-time
homebuyers. Special housing programs funded through Community Development
Block Grant (CDBG) money, are already in place and have been responsible for
creating over 1,000 affordable rehabilitated housing units in the South Beach area.
These programs include:
The City's Multi-Family Residential Rehabilitation Program,
Miami Beach Development Corporation's Homeownership Program which
also taps County Surtax dollars and CDBG dollars,
The H.U.D. Rental Rehabilitation Program, and
The new federally funded HOME Program which has allocated $1.8 million
in 1992 and $1.2 million in 1993.
These programs will continue to be utilized in the project area to rehabilitate existing
housing and to help create new affordable housing development.
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FIGURE 9
City Center /Historic Convention Vlllage Redevelopment and Revitalization
Plan Ten Year Capital Improvement Program in 1992 Dollars
1. Parking Facilities - acquiring of land and development
A
1,500 car garage @ 16th 5t. & Collins Ave.
400 car garage @ 20th St. & Collins Ave.
600 car garage @ 23rd St. & Collins Ave.
$12 million
B.
$ 3 million
c.
$ 4 million
2. Bass Museum Expansion
3. Collins Park Improvements
$16.5 million
S 3 million
4. Retail development assistance/land acquisition
(22nd 5t. & Collins Ave.)
S 2 million
5. Residential development assistance/land
acquisition (23rd 5t. & Collins Ave./Dade Canal)
$ 4 million
6. Riverwalk Improvements
(Dade Canal - Meridian Ave. to Collins Ave.)
7. light rail station
(along Washington Avenue)
$ 3 million
$ 2 million
8. Uncoln Road Improvements
(physical improvements - ocean to West Ave.)
$12 million
9. Uncoln Road mixed use development/land
acquisition (17th 5t. & Washington Ave.)
S 2 million
10. Uncoln Road theater development incentives
(Meridian Ave. and Uncoln Rd.)
11. Relocated Public library
(17th 5t. & Meridian Ave.)
S 2 million
$ 5 million
. 12. Garden Center Renovations
$ 1 million
13. Oceanwalk extension
(15th St. to 23rd St.)
S .5 million
19
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14. Street end improvements at the ocean (15th,
16th, Linc. & 17th, 18th, 19th, 21st & 22nd Sts.)
15. Espanola Way extension improvements
(ocean to Washington Ave.)
16. Historic Streetscape Projects:
Washington Ave., 14th to 23rd Sts.
Collins Ave., 14th to 23rd Sts.
Dade Blvd., Meridian Ave. to Collins Ave.
17th St., Meridian to ocean
18th St., Washington Ave. to Collins Ave.
19th St., Washington Ave. to Collins Ave.
20th St., Washington Ave. to Collins Ave.
21st St., Washington Ave. to Collins Ave.
22nd St., Washington Ave. to Collins Ave.
23rd St., Washington Ave. to Collins Ave.
17. Hotel Rehab improvements
18. Hotel Development Initiatives:
/
Land acquisition $15 million
Parking assistance $12 million
Public infrastructure $8 million
Public area improvements $15 million
TOTAL HOTEL
. Total Ten-Year Budget
Maximum Anticipated From Tax Increment FInancing
Anticipated From Other Sources
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$ .8 million
$ .5 million
$ 1 million
$2 million
$ 1 million
$ .6 million
$ .3 million
$ .3 million
$ .3 million
$ .3 million
$ .3 million
$ .3 million
$2 million
$50 million
$131.2 million
$65.6 million
$65.6 mUllon
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PROPOSED PROJEcrs & SOURCE OF FUNDS
FIGURE 10
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Oty Center/Historic Convention Village Redevelopment and Revitalization Plan Ten Year
Capital Improvement Program in 1992 Dollars
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Public Infrastroctnre Imorovements
1. Parking Facilities - acquiring of land and development
A
1,500 car garage @ 16th St. & Collins Ave.
400 car garage @ 20th. St. & Collins Ave.
600 car garage @ 23rd 51. & Collins Ave.
$12.0 million
$ 3.0 million
B.
C.
$ 4.0 million
2. Bass Museum Expansion
$16.5 million
3. Collins Park Improvements
$ 3.0 million
.! 4. Riverwalk Improvements
(Dade Canal - Meridian Ave. to Collins Ave.)
$ 3.0 million
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5. light rail station
(along Washington Avenue)
6. Uncoln Road Improvements
(physical improvements - ocean to West Ave.)
$12.0 million
$ 2.0 million
7. Relocated Public Library
(17th St. & Meridian Ave.)
$ 5.0 million
8. Garden Center Renovations
$ 1.0 million
9. Oceanwalk extension
(15th St. to 23rd St.)
$ 0.5 million
10. Street end improvements at the ocean (15th,
16th, Une. & 17th, 18th, 19th, 21st & 22nd Sts.)
$ 0.8 million
11. Espanola Way extension improvements
(ocean to Washington Ave.)
$ 0.5 million
21
SOURCE
CMB Parking Fund
CMB Parking Fund
CMB Parking Fund
50% private/
50% CMB
50% new bed wi
50% 11F
33% State of Florida
33% 11F
33% New Bed Tax
UMTA
50% Assess. Dist.l
25% 11F I
25% COBG Sec. 10
50% New Bed TaxI
50% 11F
50% EDA/
50% TCCEA
50% New Bed TaxI
50% TIF
TCCEA
50% New Bed TaxI
50% 11F
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12. Historic 5treetscape Projects: . .
, '
Washington Ave., 14th to 23rd 5ts. $ 1.0 million 50% COBGI
50% TIP
Collins Ave., 14th to 23rd Sts. $ 2.0 million FOOT
Dade Blvd., Meridian Ave. to Collins Ave. $ 1.0 million 50%CDBGI
50% TIP
17th 51., Meridian to ocean $ 0.6 million CDBG
18th S1., Washington Ave. to Collins Ave. $ 0.3 million TCCEA
19th 51., Wa!1.hington Ave. to Collins Ave. $ 0.3 million TCCEA
20th S1., W8!1.hington Ave. to Collins Ave. $ 0.3 million TCCEA
21st S1., Washington Ave. to Collins Ave. $ 0.3 million TCCEA
22nd 51., Washington Ave. to Collins Ave. $ 0.3 million TCCEA
23rd 51., Washington Ave. to Collins Ave. $ 0.3 million TCCEA
Commercial Proiects
13. Retail development assistance/land acquisition $ 2.0 million 50% COBGI
(22nd Sl & Collins Ave.) 50% TIP
14. Lincoln Road mixed use development/land $ 2.0 million 50% TIP I
acquisition (17th 5l & Washington Ave.) 50% Pkg. Fund
} 15. Lincoln Road theater development incentives $ 2.0 million 33% Pkg. Fundi
(Meridian Ave. and Lincoln Rd.) 33% TIP I
33% CDBG
16. Hotel Rehab improvements $ 2.0 million Resort Tax
Residential/Housin, Develooment
17. Residential development assistance/land $ 4.0 million ~ H:>MF.,OO%1lF
acquisition (23rd St. & Collins Ave./Dade Canal) CDBG
Hotel DeveIooment Initiatives
18. Hotel Development Initiatives:
Land acquisition
$15 million Combination of:
Tax Increment: $25 million
$12 million Resort Tax: $10 million
New Bed Tax: $10 million
$8 million GMCVB: $ 5 million
$15 million
$50 million
Parking assistance
Public infrastructure
Public area improvements
TOTAL HOTEL
22
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FUNDING BY SOURCE:
Tax Increment
CMB Parking Fund
New Bed Tax
Tourist &. Convention Center Expansion Authority (TCCEA)
Florida Department of Transportation (FOOl)
City of Miami Beach Resort Tax
Community Development Block Grant (CDBG)
HOME
UMTA
Assessment District
Economic Development Actmini~tration (EDA)
Other
State of Florida
Greater Miami Convention &. Visitors Bureau (GMCVB)
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$40.0 million
$21.0 million
$16.25 million
$ 3.1 million
$ 2.0 million
$12.0 million
$ 7.3 million
$ 1.3 million
$ 2.0 million
$ 3.0 million
$ .5 million
$16.5 million
$ 1.0 million
$ 5.0 million
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500. APPENDIX A
LEGAL DESCRIPTION
PROPOSED CI1Y CENTER/HISTORlC CONVENTION VILlAGE
REDEVELOPMENT AND REVITAUZATION AREA
BOUNDARY DESCRIPTION
J
All that land area within the corporate limits of the City of Miami Beach, Florida, which is
bounded by the line proceeding northerly from a POINT OF BEGINNING where the
eastern extension of the south right-of-way line of 14th Lane meets the Erosion Control Line
along the western shore of the Atlantic Ocean, said line following the Erosion Control Line
to a point where it intersects the eastern extension of the north right-of-way line of 24th
Street; then proceeding in a westerly direction along this extension and the north right-of-
way line of 24th Street to a point" where it intersects the north bulkhead wall of the Collins
Canal; then proceeding in a southwesterly direction along the north bulkhead wall of the
Collins Canal to a point where it intersects the east right-of-way line of Pine Tree Drive;
then proceeding due west in a line traversing the intersection of Dade Boulevard and Pine
Tree Drive to a point where it intersects the north right-of-way line of Dade Boulevard; then
proceet'ling in a southwesterly direction along said right-of-way line of Dade Boulevard to
a point intersecting the west right-of-way line of Meridian Avenue; then proceeding south
from said point along the west right-of-way line of Meridian Avenue to a point where it
intersects the north right-of-way line of 17th Street; then proceeding in a westerly direction
along said right-of-way line of 17th Street to a point where it intersects the west right-of-way
line of West Avenue; then proceeding in a southerly direction along said right-of-way line
of West Avenue to a point where it intersects the eastern extension of the southern property
line ollot 8 in Block 44; then proceeding in an easterly direction across West Avenue to the
south property line of lot 12, Block 45; then proceeding easterly along the south property
lines of lots 12 and 8, Block 45, thereby traversing Alton Court to a point intersecting the
west right-of-way line of Alton Road; then proceeding southeast across Alton Road to a
point where the east right-of-way line of Alton Road intersects the south right-of-way line
of Uncoln Lane South; then proceeding in an easterly direction along the said right-of-way
line of Lincoln Lane South to a point where it intersects the west right-of-way line of Drexel
Avenue; then proceeding in a southerly direction along said right-of-way line of Drexel
Avenue to a point where it intersects the south right-of-way line of 16th Street; then
proceeding in an easterly direction along said right-of-way line of 16th Street to a point
where it intersects the west right-of-way line of Washington Avenue; then proceeding in a
southerly direction along said right-of-way line of Washington Avenue to a point where it
intersects the western extension of the south right-of-way line of 14th Lane; then proceeding
in an easterly direction along said right-of-way line of 14th Lane to the POINT OF
BEGINNING where the eastern extension of the' south right-of-way line of 14th Lane
intersects the Erosion Control Line along the Atlantic Ocean.
24
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ANDING OF NECESSITY
Historic Convention Village Redevelopment Area
City of Miami Beach
Wallace Roberts & Todd
Coral Gables. FIoricIa
Casella & Associates
Clearwater. Florida
October 1992
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TABLE OF CONTENTS
Executive summary
Methodology
Building deterioration (more than 20% per block).
Site deterioration.
Unsanitary concfltions.
Drainage deficlencies.
Ownership diversity (more than 5 owners per block).
Average age of structures (40+ years).
Non-conformlng structures: size of units.
Non-conforming structures: parking required.
Non-conforming structures: setbacks.
Non-conforming structures: FAR.
Closed buikflngS.
Vacant lots.
Fire violations.
High crime rates: robbery.
High crime rates: burglary.
High crime rates: auto theft.
High crime rates: auto burglary.
Property maintenance code violations.
Conclusion
Page
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Appendix 1
Key map and concIitions survey and sunvnary by 'block
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FINDING OF NECESSITY
HISTORIC CONVENTION VIllAGE REDEVElOPMENT AREA
EXECUTIVE SUMMARY
The establishment of a redevelopment cflStrict and exercise of redevelopment
powers requires an official finding of the necessity for redevelopment. In the
proposed Historic Convention Village Redevelopment Area, a fincfmg of necessity
for redevelopment conditions can be based on conditions the Florida Redevelop-
ment AI:J.. Chapter 163.355. F.$.
After examination of the study area. and appliceb1 of appropriate criteria the
Historic Convention Village Redevelopment Area was fou1d to possess a combina-
tion of concfJtions that indicate a need for redevelopment. Among these conditions
are:
. Building deterioration. A substantial number of deteriorating structures were
found to exist, and are dispersed over a substantial proportion of the study
area.
. Site deterioration and deficiencies. SIte deterioration and deficiencies were
found in the form of broken pavements and sidewalks, deteriorating parking
lots, abandoned foundations from demolished buildings, and deteriorating
fixtures such as fences.
. Unsanitary Conditions. Unsanitary concfJtlons inducIed accumulations of
trash, debris, discarded appliances and furniture, and broken glass.
. Drainage deficiencies. Drainage defk:iencies were identified in blocks where
flooding was observed that made streets and sidewalks impassable.
. Diversity of Ownership. Excessive diversity of ownership was found in blocks
that have five or more cfrfferent owners. Such diversity makes it difficult to
assemble land for redevelopment.
. Age of Structures. Excessive age of structures was identified in blocks where
the average age of buildings was 40 years or more.
. Non-conformlng structures: size of units. Non-conforming unit size was
identified in blocks where dwelling units do not meet minimum code stan
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FINDING OF NECESSITY
HISTORIC CONVENTION VILLAGE REDEVElOPMENT AREA
dards.
. Non-conformlng structures: paik/ng required. Non-oonforming parking
facilities were identified in blocks where off-street parking does not meet
minimum code standards.
. Non-conformlng structures: setbacks. NorH:Onfonning setbacks were
identified in bIoc:ks where building setbacks do not meet minimum code
standards.
o Non-conformlng structures: FAR. NorH:Onfonning FAR. was identified in
blocks where buildings do not meet minimum code standards relating to floor
area ratio.
o Closed buildings. Closed buildings incflC8te economic disuse and 0bsoles-
cence.
o Vacant lots. Vacant Jots indicate that land Is not being put to productive use,
which Omits the efIiciency of local services, Omits tax revenues, and can serve
as a breeding gt'OU'ld for aime, unsanitary conditions, and other social ills.
o Violations of fire code. VIOlations of fire code are dangerous to life and
property.
o High crime rates: robbety, burglary, auto thetf, and auto burglary. High aime
rates demonstrate a lack of public safety that inhibits sound development of
the area.
o property maintenance and commercial propetties code violations. VIOlations
of property maintenance standards are substandard conditions that inhibit
investment and sound development of the area.
Based on the facts presented in this report. the City's governing body
may reasonably request a delegation of authority from Dacle County under the
Florida redevelopment act, and may make an official finding that a redevelopment
area is necessary in the historic convention village area.
2
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FINDING Of NECESSITY
HISTORIC CONVENT1ON VILLAGE REDEVELOPMENT MEA
METHODOlOGY
Study ...
1l1e initial study area was defined by the City to include a 55 block area, also
known as the proposed Historic ConventIon ViIage RecIeveIopment Area. The
boundaries of the study area are shown In Figure 1: Proposed Historical Convention
Village Redevelopment Area.
Field IUV8y
1l1e study area was examined by consuIt8nIs and City staff during Septem-
ber and October of 1992. The consultants examined buildings from the exterior,
and when encountering a deteriorated building, completed a buikfmg. condition work
sheet for that building. Work sheets were set up so that buikfmgs could be
cIasslfied as having minor deterioration, major deterioraIior.. or dDapidation. While in
the field, the consultants also examined the study area for other conditions, includ-
ing: deterioration of site or other improvements, and unsanitary conditions. During
heavy rains on October 1, 1992, the consultants were able to observe drainage
deficiencies that resulted in impassable streets and sidewalks.
PubIc reco.d&
Adcrrtional information was obtained from city records, including a prlnt-out of
property owners in the study area, records of the age of each building, records of
violations of the fire, zoning, and property maintenance and commercial properties
codes, a police report relating to crime in the area, and city inspectors' reports
relating to substandard dwelling units, substandard off-street parking, substandard
building setbacks, non-conforming floor-area ratio, closed building, and vacant lots.
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FINDING OF NECESSITY
HISTORIC CONVENTION V1UAGE REDEVELOPMENT AREA
In addition, the consultants obtained copies of various documents that
desaibe the general conditions and needs of the area. such as the Comprehensive
Plan, the Miami Beach Parking and Traffic Study, the Comprehensive Housing
Affordabllity Sbategy, and an infrastructure inadequacy report by the public works
director.
AI:>>l~ ~ dais
Data obtained in both the field survey and from city records and reports was
entered into a computer spreadsheet and aggregated into block data. Block data
include the number of buildings, number and percent of deteriorated buildings,
presence of deteriorated site concrltions. presence of unsanitary conditions. pres-
ence of drainage deficiencies. number of ownership parcels. average age of
buildings. number of structures not in conformance with zoning codes relating to
size of dwemng units. parking requirements. building setbacks. and fIoor-area ratio
(FAR.). number of dosed buildings. number of vacant lots. number of buildings in
violation of fire codes. presence of high crime rates as reported by the police
department, and number of buildings in violation of the property maintenance and
commercial properties code. Detailed bfock data is shown in Appendb( 1: Key Map
and Conditions Survey and Summary by Block.
CriterIa
Each block was then evaluated for whether it did or did not meet the
foRowing criteria that relates to Chapter 163.340 and 163.355.
1. Building deterioration of 20% or more. (Standards for building deterioration
are explained in the builcfmg deterioration section of this report).
2. Presence of site deterioration or deficiencies.
3. Presence of unsanitary concIitions.
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FINDING OF NECESSITY
HSTORIC CONVENT1ON V1UAGE REDEVELOPMENT AREA
4. five or more ownership parcels.
5. Average age of structures of 40 years or more.
6. Presence of structures not in conformance with zoning codes relating to size
of dwelling units.
7. Presence of structures not in conformance with zoning codes relating parking
requirements.
8. Presence of structures not in conformance with zoning codes relating to
setbacks.
9. Presence of structures not in conformance with zoning codes relating to
ftoor-area ratio (F .A.R.).
10. Presence of closed buildings.
11. Presence of vacant lots.
12. Presence of bullcflf'lgS In violation of fire codes.
13. A robbery rate of more than 20 per grid. (The police department tracks
crime by manageable geographic sectioi'1S called grids).!
14. A burglary rate of more than 50 per grid.
15. An auto theft rate of more than 40 per grid.
16. An auto burglary rate of more than eo per grid.
17. Presence of buikflf'lgS in violation of the property maintenance 8nd commer-
cial properties code.
DeIeI.,il8lion d Need
Using the logical functions of the spreadsheet, the data was examined to
detennine whether each block individually met 8 test of exhibiting either (8) deterio-
ration, or (b) at least 3 of the other blighting criteria. For example, two of the four
buildings in Block #31 are found to show signs of deterioration, 8 deterioration rate
of 50%. Another example: Block #9 met ten of the criteria, including diverSity of
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FINDING OF ~
HISTORIC CONVENTION V1UAGE REDEVElOPMENT AREA
I
ownership, presence of non-conformances to code with respect to size of units,
required parking, setbacks, and FAR., presence of a vacant lot, high crime rates
for robbery, burglary, auto theft. and auto burglary. Even though Block #9 cfld not
exhibit builc:f'ng deterioratioil, it is classified as b1'1Qhted on the basis of the ten
conditions that it did meet. It is possible for a block to meet more than one part of
the bIlght test and most blocks did.
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MapJJillg
As an aid in understanding the extent of blight and the interrelatlonsh of
the criteria, a series of 18 maps were prepared, each showing the distribution of
one of the cr iterla. For example, the first map shows the blocks that met the criteria
for builcfll'\g deterioration. These maps can be over-laid to show the extent and the
relative severity of bright within the study area. FmaIIy, a composite map was
prepared that shows the blocks that met the criteria of deterioration or at Jeast three
other c:onditIons.
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Propelled bw1dary
As a general standard the boundary of a proposed redevelopment area
includes a number of blocks which clearly found to meet the bflght criteria, and
other blocks within the area that may not be considered blightened individually but
which are othefwise necessary to the objective of eliminating blight.
BIoc:ks that do not meet blight criteria may be necessary to the elimination of
blight for a number of reasons:
1. BIoc:ks not meeting blight criteria may be affected by one or more conditions
whose correction is necessary to the economic health of the blighted area.
For example, the Miami Beach Parking and Traffic Study concluded that
additional parking win be needed for the success of the convention center.
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FINDING OF NECESSITY
HISTORIC CONVENT1ON V1lJ.AGE REDEVELOPMENT MEA
The success of the convention center is in turn necessary to the economic
health of the adjacent blighted area.
2. Redevelopment funds may need to be spent in blocks not me&1il "cI blight
criteria to correct conditions in the blighted area. For example, a drainage
deficiency was obseIved on Washington Avenue in front of the Convention
Center. .Correcting this problem may require expending redeve/opment funds
in the Convention Center block even though that block. is not classified as
blighted.
3. A functional relationship may exist between blocks not mee.ti.lQ bIlght criteria
and the adjacent blighted area. For ex&n1)Ie, the Theater of the Performing
Arts (TOPA), the Convention Center, and the p8'kIng faCl1itles that serve
them are an related to the economic health of the e1ecent Ln:oIn Road Mall,
and the larger Historic Convention Village. The succ:ess of Ln:oIn Road Mall
could depend on whether it is possible to create safe and tdb aCtive 6nkages
between the mall and those public actIvily cec lters. SImIlarly, there is a
reasonable relationship between combatting crime in the high crime area
South of Washington Avenue and combatting crime in the blocks North of
Washington Avenue where the Convention Center a1d other pubic buildings
and parking lots are located.
7
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FINDING Of NECESSITY
HISTORIC CONVENTlON VILlAGE REDEVElOPMENT NEA
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BUILDING CONDITION
An exterior buikfang condition SUrvey was conducted by the consultants
during September and October 1992. Buildings were classified In four categories:
(1) sound condition.
(2) showing minor deterioration.
(3) showing major deterioration.
(4) dilapidated.
Bundings classified as showing minor deterioration may have defects in the roof,
wall. chimney, doors. windows. or other elements such as porches. Buildings with
extensive combinations of such conditions can be classified as having major
deterioration. Buildings In which major elements are giving W8:f. In which virtually
no doors and windows are in good condition. or which have a combination of major
defects can be classified as dilapidated.
Building deterioration affects a high proportion of buildings in the study area.
The overall rate of deterioration in the study area was 61% of all buildings, as
shown in Table 1. The blocks that met the criteria of having a building deterioration
rate of more than 20% are shown in Figure 2: Building Deterioration. Building
deterioration affects 43 blocks in the study area, which is 78% of aM blocks in the
area TABLE 1 . BUILDING CONDmON
Historic Convention Village Study Area. October 1992
DETERIORATING
NUMBER PERCENT
OF DETERIQ-
BUILD- MINOR MAJOR DllAPIDA- RATING
INGS TED
275 157 11 1 61%
Source: Wallace Roberts & Todd and Casella & Associates
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FINDING OF NECESSITY
HISTORIC CONVENTION VIllAGE REDEV8.OPMENT AREA
SITE DETERIORATION
Site deterioration and deficiencies were found in the form of broken pave-
ments and sidewalks, deteriorating parking lots, abandoned foundations from
demolished buildings, and deteriorating fixtures such as fences.
Site deterioration and deficiencies were founcI in 21 blocks (38% of all blocks
in the study area). These blocks were widely dispersed in the study area. as shown
by block in Figure 3: Site DeterIoration.
UNSANrTARY CONDITIONS
Unsanitary concfltlons included accumulations of trash, debris, discarded
appliances and fumiture, and broken glass.
Unsanitary condltIons were fOUld In 28 blocks, which is 51% of all blocks in
the study area. The dispersal of unsanitary concIitlons is shown by bIoc:k in Figure
4: Unsanitary Conditions.
DRAINAGE DEFICIENCIES
Drainage deficiencies were icIe..tirJ8d during rains on October 1, 1992, in
blocks where ftooc:Ilng was observed that made streets and sidewalks Impassable.
In aclclition, an infrastructure adequacy report from the city public WClfks department
concludes that 'storm sewers in the entire area are totally inadequate for the type of
development proposed. The report discribes the storm sewers as a syphon system
which backs up at. high tide. This c:ircumstance combined with a c:once..b ated
rainfall results in significant flooc:fmg throughout the area..1
Drainage deficiencies were observed in 10 blocks, which is 18% of aU blocks
in the study area. The dispersal of drainage deficiencieS is shown by block in
Figure 5: Drainage Deficiencies.
Infraatructure Inadequacy Report by Richard A. Gatti, Public
Works Director, October 2, 1992.
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FINDING OF NECESSITY
HISTORIC CONVENTlON VlUAGE REDEVElOPMENT AREA
DIVERSrTY OF OWNERSHIP
Excessive diversity of ownership is recognized as a condition which inhibits
the assembly of land for redevelopment. and makes the use of redevelopment
powers necessary in order to facilitate. reinvestment. The Florida Redevelopment
Ad refers to .diversity of ownership '" which prevent(s) the free aIlenabIIity of land
within the deteriorated or hazardous area..
The standard used in this study is that eny block having five or more
ownership parcels Is considered to dIsplay excessive dIverslty of ownership. Using
that standard. 27 blocks. which is 49% of all blocks in study 81'88, had excessive
diversity of ownership. The dispersal of ownership diversity is shown by block in
Figure 6: Ownetshlp DIvetsIty.
AGE OF STRUCllJRES
Blocks where the average age of bullcfangs was 40 years or more, were
identified as having aged structures. In the stucIy 81'88, 28 blocks (51% of aI blocks
In the area) met the criteria of average btIlldlng age of 40 years or more. The
location of those blocks is shown In Figure 7: Avnge AQe d Structures.
NON-CONFORMING STRUCllJRES: SIZE OF UNITS
Non-conformlng unit size was identified in bIoc:ks where dwelling units do not
meet minimum code standards. In the study area, 33 bIoc:ks (60% of aI blocks In
the area) Included dwelling units whose size is non-conforming to the local code.
based upon information provided by City staff. The location of those blocks is
shown in Figure 8: Non-conformlng Structures: SIze d Units.
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FINDING OF NECESSITY
HISTORIC CONVENT1ON V1Ll.AGE REDEVEI..OPMENT AREA
NOfoHX>NFORMING STRUCTURES: PARIONG REQUIRED
Non-conforming parking facilities were ide. .Iified in blocks where off-street
parking provided for some buildings does not meet minimum code standards. In
addition, a finding was made. that the convention center wiI need adcfdlonal parking
in the future, based on the Miami Beach Parking and Traffic Study.2
In the study area. 47 blocks (85% of all blocks in the erea) included builclings
that are non-c:onforming to parking requirements of the zoning code, based upon
Information provided by the city staff. The location of those blocks is shown In
Figure 9: Non-conformlng Structures: Parking Required.
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NOfoHX>NFORMING STRUCTURES: SETBACKS
Non-c:onformlng setbacks were identified in blocks where some building
setbacks do not meet minimum standards of the local zoning code. In the study
area, 40 blocks (73% of all blocks In the area) included bulkfngs that are n0n-
conforming to setback requirements of the zoning code, based upon information
provided by the city staff. The location of those blocks is shown in Figure 10: N0n-
Conforming Structures: Setbacks.
NON-CONFORMING STRUCTURES: FAR
Non-conformlng floor area ratio (F.A.R.) was idel.tilled in blocks where some
buildings do not meet minimum code standards. In the study area, 46 blocks (84%
of all blocks in the area) included buildings that are non-conforming to F.A.R.
requirements the zoning code, based upon information provided by the city staff.
Those blocks are shown in Figure 11: Non-contormlng Structures: FAR.
2
Miami Beach parkina and Traffic study, Kimley-Hom and
Associates, April 1991.
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FINDING OF NECESSITY
HISTORIC CONVENTION V1UAGE REDEVEL.OPMENT AREA
Those blocks are shown In Figure 11: Non-Conformlng Structures: FAR.
CLOSED BUILDINGS
Closed buildings indicate economic disuse and obsolescence. In the study
area. 11 blocks (20% of all blocks in the area) included vacant buildings, based
upon Information provided by the city staff. The Ioc9tion of those blocks is shown
in Figure 12: Closed Buildings.
VACANT LOTS
Vacant lots incflCate that \and is not being put to productive use, which rmits
the efficiency of local services, limits tax 1'8Ver'IU8S, and can serve as a breeding
ground for crime, unsanitary conditions, and other social Ills. In the study area, 22
blocks (40% of aD blocks in the area) included vacant lots, based upon information
provided by the city staff. The location of those blocks is shown In Figure 13:
Vacant Lots~
VIOlATIONS OF RRE CODE
VIOlatIons of fire code are dangerous to life and property. In the study area,
20 blocks (36% of all blocks in the area) Included buildings that have recent
violations of the fire code, based upon information provided by the city staff. The
location of those blocks is shown in Figure 14: Fire VloIaI/ons.
HIGH CRIME RATES
High crime rates demonstrate a lack of pubIlc safely that inhibits sound
development of the area. Information on four types of crime was provided by the
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FINDING OF NECESSI1Y
HISTORIC CONVENT1ON V1UAGE REDEVEl..OPMENT AREA
Miami Beach Police Department: robbery, bu'glary, auto theft, and auto burgIary.3
During the period from JaBJary 1st to September 15th, 1992, 800 major crimes
occurred In the proposed Historic ConventIon Village Redevelopment Area This
was 12% of the c:ity's major aima, committed in an area that has 9% of the c:ity's
population.
Compou'dng the crime problem is a streetlight system that is below
standard, in extremely poor concfltion, and subject to frequent outages. According
to a report from the city public works department, the entire area needs to be
upgraded, both In terms of light levels and concfltlons of equipment. 4
Crime is tracked in the city by manageable geographic sections called
"grids". The police department report concludes that the historic convention village
study area Is among the highest, in major crime, of aI grids in the citY.
RobbeIy
The highest robbery grid In the city is in the historic convention village study
area, and the top six robbery gricls are either part of the historic convention village
study area or in close proximity to it. Twenty-four percent of 811 robberies in the city
occurred In the historic convention village study area.
In the study area. 'ZT blocks (49% of aI blocks in the area) were Inc:Iuded in
grids that had more than 20 robberies per grid. The Iooet1on of those blocks Is
shown In Figure 15: High CrIme Grids - Robbery.
3
Report entitled "Convention Villaqe Redevelopment Area Crime
Data", by the MiaJlli Beach Police Department, September 30,
1992.
4
Xnfrastructure Xnadequacy Report by Richard A. Gatti, Public
Works Director, October 2, 1992.
13
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FINDING OF NECESSITY
HISTORIC CONVENnON V1UAGE REDEVElOPMENT AREA
EUgBy
The highest burglary grid In the city Is part of the historic convention Vllage
study area. The second highest burglary grid In the city is adjacent to the study
area, and the third highest grid is part of the study area.
In the study area, 29 blocks (53% of aI blocks In the area) were included in
grids that had more than 50 burglaries per grid. The location of those blocks is
shown In Figure 16: High CrIme GrIds - Burglary.
AdD Theft
The highest auto theft grid in the city Is part of the historic convention village
study area. Three of the top ten auto theft grids In the city are In the historic
convention village study area.
In the study area, 22 blocks (40% of aI blocks In the area) were included in
grids that had more than 40 auto thefts per grid. The location of those blocks ismshown In Figure 17: High CrIme GrIds - Auto Theft.
AulD EkrgBy
The highest auto burglary grid In the city is part of the historic convention
Vllage study area. Of the top few auto burglary grids In the city, two are in the
historic convention village study area. Fifteen pel cent of all auto burglaries in the
city occurred in the historic convention village study area.
In the study area, 48 blocks (87% of an blocks in the area) were included in
grids that had more than 80 auto burglaries per grid. The location of those blocks
Is shown in Figure 18: High CrIme Grids - Auto Burglary.
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FINDING OF NECEssnY
HISTORIC CONVENTION V1~E REDEVELOPMENT AREA
PROPERTY MAINTENANCE CODE VIOlATIONS
Property maintenance and commercial properties code violations demon-
strate 8 variety of substandard conc:fdions that inhibit sound development of the
area. Examples of these violations Include: damage to Interior walls and ceilings,
broken plaster, unsanitary concfltions and vermin ~tation, broken glass, peeling
paint, inoperative windows, and defective eIec:tricaI wiring and plumbing,
In the study area. 28 blocks (51% of aD blocks) included buildings that have
recent violations of the property maintenance standards of the city code, The
location of those blocks is shown in Figure 19: Properly Maintenance and Commer-
cial Code Violations.
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FINDING OF NECEssnY
HISTORIC CONVENTION V1UAGE REDEVE1.OPMENT AREA
CONClUSION
Basis for Finding ~ Necessly
The necessity for redevelopment in the proposed H'1SlOrIc Convention Village
Redevelopment Area is related to irdc8tors of bright namely building deterioration,
site deterioration, unsanitary conditions, drainage deficiencies, diversity of owner.
ship, age of structures, non-conforming .....it size, non-oorIorming parking facilities,
non-conforming setbacks, non-oonforming FAR" closed buikflllQS, vacant lots,
violations of the fire code, high crime rates for robbery, tugIary, auto theft, and
auto burglary, and violations of the property maintenance and comnerciaI proper-
ties code, Information was gathered from both field observation and examination of
public records and documented herein.
BIght Del8nni IlIIion
The proposed Historic Convention Village Redevelopment Area was subject-
ed to a test in which each block was classified as meeting or not meeting blight
aileria To meet blight aileria, a block had to have either (8) building deterioration
or site deterioration, or (b) at least three of the following: Lnanitary c:onditions,
drainage deficiencies, diversity of ownership, age of structI.ns, non-conforming unit
size, non-conformlng parking facilities. non-conformlng setbacks, non-conforming
FAR., c\osed buDdings, vacant lots. violations of the fire code, high crime rates for
robbery, burglary, auto theft, and auto burglary, and violations of the property
maintenance and commercial properties code, Figure 20: Composite Map, shows
which blocks met this test. Of 55 blocks in the study area, 51 blocks, or 93% of all
blocks, met the blight test. Most blocks (45) met more than one part of the test.
16
. ~, ~ r \
FINDING OF NECEssnY
HISTORIC CONVENTION VIllAGE REDEVELOPMENT AREA
ExI8nt of bfiCtIt
As an aid in understanding the extent of blight and the InterreIationsh of the
aiteria, a series of 18 maps were prepared (FIgure 2 ttvough FIgUre 19), Each
map shows the blocks affected by one of the 18 aiteria. For example, the Figure 2
shows the 43 blocks that met the aiteria for buikflOg deterioration, These maps
can be over-laid to show the extent and the severity ~ blight in the study area.
A composite map, FlQUre 20, shows the blocks that met the aiteria of
deterioration or at least three other conditions, On awrage each block in the study
area was affected by 9.6 cflfferent bfaghting conditions. This shows that blight Is
substantial and pervasive In the proposed Historic Convention Village Redevel-
opment Area.
.,
Proposed bcxnIary
The boundary ~ the proposed Historic ConventIon Village Redevelopment
Area may include the blocks found to meet the blight aiteria, and any other blocks
within the area that are necessary to the objective of elIrmating blight.
Blocks that do not meet braght aiteria may be necessary to the elimination of
bight for a number of reasons:
1. Blocks not IT\86tillQ blight aiteria may be slfaCUld by one or more conditions
whose correction is necessary to the economic health of the blighted area.
For example, the Miami Beach Parking and Traffic Study concluded that to
meet future needs of the convention center, a new parking structure will be
required,5 The success of the convention center is in turn necessary to the
economic health of the adjacent blighted area.
.1
s
Miami Beach parkina and Traffic study, Kimley-Horn and
Associates, April 1991.
17
"
.
", ... Ii,
FINDING OF NECESSITY
HISTORIC CONVENTION V1UAGE REDEVELOPMENT AREA
. ,
2, Redevelopment funds may need to be spent in blocks not meeting blight
aiteria to correct concfrtions in the blighted area. For example, a drainage
deficiency was observed on Washington Avenue in front of the Convention
Center, Correcting this problem may require expendIng redevelopment funds
in the Convention Center block even though that block is not .classified as
blighted,
3. A reasonable relationship may exist between blocks not meeting blight
aiteria and the adjacent brlQhted area, For example, the Theater of the
Preforming Arts (TOPA), the Convention Center, and the parking facilities that
serve them are related to the economic health of the adjacent Uncaln Road
Mall, The success of UncoIn Road Mall could depend on whether it is
possible to create safe and attractive pedestrian linkages between the mall
and those public activity centers, Similarly, there is a reasonable relationship
between combatting crime in the high crime area South of Washington
Avenue and combatting crime in the blocks North of Washington Avenue
where the Convention Center, public builcflllQS, and parking lots are located,
Blocks 52, 53, 54, and 55, (where the convention center, The Theater of the
Preforming Arts, The Garden Center, and parking lots are located), while not
meeting deterioration or other blighting criteria, may reasonably be included
in the proposed redevelopment area based on the following considerations:
1. that they represent pubrlC facilities necessary to the economic health the
adjacent blighted area,
2. that redevelopment funds may be need to be expended within those blocks
to correct blighting concIitions, and
3, that there is a reasonable relationship between those blocks and correcting
blighting conditions in the adjacent area.
18
"
" l ... ,', ...
FINDING OF NECESSITY
MIAMI BEAOi CONVENTION V1UAGE
Boundaries of the proposed redevelopment area are shown in Figure 1:
Proposed Historic ConventIon Village Redevelopment Area,
L.._
....................
.......-..............
--..............
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flOURS I
PItOf06ED CONVPNI1ON VllJ..AOE
~.....
19
.
.
I'. .. ,',
Appendix 1
Key Map and
Conditions Survey and Summary by Block
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STATE OF FLORIDA )
) SS:
COUNTY OF DADE )
I, HARVEY RHIN, Clerk of the Circuit Q:)urt In and for Dade Q:)unty,
F lor Ida, and Ex-off I c 10 Clerk of the Board of Q:)unty conn I ss loners of sa i d
County, 00 tEREBY CERTIFY that the abOve and foregoing Is a true and correct
copy of Resolut Ion No,
R-317-93
. adopted by the sa I d board
of County Oammlssloners at Its meeting held on
MArrh 30
19..,2L,
IN WITNESS WHERBDF,
have hereunto set my hand and official seal on
this
26th
day Of
August
. A,D, 19 93
HARVEY RHIN, Clerk
Board of Q:)unty conn i ss loners
Dade Q:)unty, Florida
~
Deputy Clerk
By
~. ..~w\S~s.i.""
."',.. ,0,
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Board of County connissloners
Dade County, Florida
CLK/CT 587 3/93