MB RDA APPROVED PROJECT MARCH 2, 1977 1r
APPROVED REDEVELOPMENT PLAN
FOR THE
SOUTH BEACH REDEVELOPMENT PROJECT
MIAMI BEACH, FLORIDA
Adopted by the City Commission
of the City of Miami Beach
by Resolution No. 77-15283 ,
March 2 , 1977 and incorporating
Amendments approved by
Resolution No. 77-15283 March 2 , 1977
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CONTENTS
PAGE NO.
I. INTRODUCTION 1
II. GENERAL DEFINITIONS 2
III. BOUNDARY DESCRIPTION 4
IV. REDEVELOPMENT OBJECTIVES 6
V. SUMMARY OF PROPOSED ACTIONS AND REDEVELOPMENT 8
TECHNIQUES TO ACHIEVE PLAN OBJECTIVES
V I. LAND USES, REGULATIONS AND CONTROLS 10
A. Project Boundary and Land Use Plan 10
B. Preferred and Alternative Land Uses 10
1 . Multi-Use Commercial 10
2. Residential 12.
3. Public 12
C. Parks, Recreation, and Open Space 13
D. Streets and Rights of Way 13
E. General Controls and Limitations 15
1 . Standards for Development 16
2. Architectural Guidelines 17
3. Illustrative Development Plan and 17
Illustrative Development Data
4. New Construction 18
5. Rehabilitation 18
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6: Open Spaces and Landscaping 18
7. Signs 19
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8. Utilities 19
9. Incompatible Uses . 19
CONTENTS
0, Page Three
PAGE NO.
VII. H. 1 . (Continued)
(c) Obligations to be Imposed on 28
Redevelopers
VIII. METHODS FOR FINANCING THE PROJECT 30
tion of the Proposed Financing
n 3 0
A. General Description 9
Method
B. . Loans and Grants t 30
C. Estimate of Costs 31
IX. ACTIONS BY THE CITY 32
X. ENFORCEMENT 34
XI. DURATION OF THIS PLAN 35
XII. SEVERABILITY 36
XIII. PROCEDURES FOR CHANGES IN APPROVED PLAN 37
XIV. EXHIBITS
Exhibit A: Project Boundary and Land Use Plan
Exhibit B: Property Retention, Rehabilitation
and Acquisition Plan
Exhibit C: Illustrative Development Plan
Exhibit D: Illustrative Development Data ,
XV. AMENDMENTS AND CONDITIONS 38
Amendments included in City of Miami Beach
Resolution No. 77-15283
LUF' 1LNIS
Page Two
PAGE NO.
VI. E. (Continued)
10. Nondiscrimination and Nonsegregation 19
11 . Resubdivision of Parcels 19
12. Variations 19
13. Works of Art 20
VII. PROJECT T EXECUTION 21
A. Property Acquisition 21
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1 . Acquisition of Real Property 21
2. Acquisition of Personal Property 22
B. Owner Participation 22
C. Rehabilitation 24
D. Business Tenant and Owner Preferences 24
E. Cooperation with Public Bodies 24
F. Property Management 25
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G. Relocation of Persons Displaced 25
1 . Assistance in Finding Other Locations 25
2. Relocation Payments 26
3. Relocation Rules and Regulations 26
4. Demolition, Clearance, Public Improve- 26
ments, Building and Site Preparation
(a) Demolition and Clearance 26
(b) Public Improvements 26
(c) PrePPreparation of Building and 27
Development Sites
H. Property .Disposition and Development 27
1 . Real Property Disposition and $ 27
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Development
(a) General 27
(b) Purchase and Development 28
E-17 Documents
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I . INTRODUCTION
The Redevelopment Plan for the South Beach Redevelopment Project,
hereinafter referred to as "The South Beach Redevelopment Plan" or "This Plan"
consists of this text of 33 pages, and two maps (Exhibit A: Project Boundary
and Land Use Plan and Exhibit B: Property Retention, Rehabilitation and
Acquisition Plan).
Exhibit A: Project Boundary and Land Use Plan generally describes
the boundaries of the redevelopment project and identifies areas to which
permitted and conditional land uses apply. The boundaries of the redevelop-
ment area are most specifically described in Section III , Boundary Description.
Land uses, regulations and controls are set forth in Section VI of This Plan.
Exhibit B: Property Retention, Rehabilitation and Acquisition Plan
identifies properties proposed for acquisition, properties with structures
proposed for rehabilitation, and properties with structures proposed to be
retained. Section VII, Project Execution, describes property acquisition,
owner participation, rehabilitation, and other steps which will be taken to
carry out the redevelopment project.
An Illustrative Development Plan (Exhibit C) and a table, Illustrative
Development Data (Exhibit D) , are included herein to generally indicate the
type, size, bulk, density, and intensity of permitted development as well as
the generalized configurations of development parcels which may be offered
for resale or lease pursuant to this Plan.
Exhibits C and D are illustrative only. The final development of the
project area may differ from Exhibits C and D provided it satisfies the
limitations and restrictions otherwise set forth herein.
This Plan has been prepared by the Miami Beach Redevel 9pment Agency,
City of Miami Beach, Florida, pursuant to the Community Redevelopment Act of
the State of Florida, The Constitution of the State of Florida, and all
applicable laws and local ordinances.
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II. GENERAL DEFINITIONS
I. The following references will be used in This Plan unless
the context otherwise requires:
A. "Agency" means the Redevelopment Agency of the City of
Miami Beach, Miami Beach, Florida.
B. "City" means the City of Miami Beach, Florida.
! C. "County" means Dade County, Florida.
D. "General Plan" means the Miami Beach General Plan.
E. "Map" means the Project Boundary and Land Use Plan (Exhibit
A); the Property Retention, Rehabilitation and Acquisition Plan (Exhibit B);
and the Illustrative Development Plan (Exhibit C).
F. "Owner" means any individual or entity owning "real
property" as defined herein.
G. "Person" means any individual , or any public or private
entity.
H. "Personal property" means movable property, chattels,
property not part of real property defined below.
I. "Plan" means the South Beach Redevelopment Plan.
J. "Planning Commission" means the Planning Commission of
the City of Miami Beach, Florida.
K. "Project Area" means the area included within the boundaries
of the South Beach Redevelopment Project.
L. "Project" means South Beach Redevelopment Project.
M. "Real Property" means land; including land under water
and waterfront property; buildings; structures, fixtures, and Improvements
on the land; and property appurtenant to or used in connection yth the land;
every estate, interest privilege, easement, franchise, and right in land,
including but not limited to rights-of-way, terms for years, and liens, charges,
or encumbrances b .w
y ai of judgment, mortgage or otherwise and the indebtedness
02-secured by such liens.
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N. "Redevelopment Law" means the Community Redevelopment
Law of the State of Florida, Code Section 163.330 et eq.
0. "State" means the State of Florida.
P. "Zoning Ordinance" means the current Zoning Ordinances
of the City of Miami Beach, Florida.
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III . BOUNDARY DESCRIPTION
The South Beach Redevelopment Project Area, hereinafter
called the "project area" , is delineated on the Project Boundary
and Land Use Plan Map designated as Exhibit A, and is more par-
ticularly described as follows :
All that real property in the City of Miami
Beach, County of Dade, State of Florida,
within the following-described boundaries :
Beginning at the Northwesterly corner of LOT 2 , BLOCK 1 , FLEETWOOD
SUBDIVISION according to THE AMENDED PLAT thereof as recorded in
Plat Book 28, Page 34 of the Public Records of Dade County, Florida;
Thence run Easterly along the Northerly line of said LOT 2 for a dis-
tance of 150 .7 feet more or less to a point, said point being the
Northeasterly corner of said LOT 2;
Thence continue along above mentioned course for a distance of 50 feet
more or less, across West Avenue, to the intersection with Westerly
line of BLOCK 2 , FLEETWOOD SUBDIVISION, according to the AMENDED PLAT
thereof as recorded in Plat Book 28 , Page 34 of the Public Records of
Dade County, Florida;
Thence run Southerly along the Westerly line of said BLOCK 2 for a
distance of 160. 3 feet more or less to a point, said point being a
Point of Curvature (P.C. ) of a circular -curve concave to the Northeast
anS having for its elements a radius of 15 feet and a central angle of
90 ;
Thence run along said circular curve an arc, distance of 23 . 6 feet
more or less to the Point of Tangency (P.T. ) ;
Thence Easterly along the Northerly line of Sixth Street for a distance
of 2679. 4 feet more or less to the Point of Intersection with the
Easterly line of Washington Avenue;
Thence run Southeasterly along said Easterly line of Washington Avenue
for a distance of 164 . 3 feet more or less to the point of Intersection
with the Northerly line of a 20 foot alley known presently as Sixth
Street;
Thence run Easterly along the Northerly line of said Sixth Street
for a distance of 713 . 7 feet more or less to the Point of Intersection
with the Easterly line of Ocean Drive;
Thence continue along above described course (Norther4ly line of Sixth
Street projected Easterly) for a distance of 1400 feet more or less
to a point;
Thence run Southwesterly along the line parallel to and 1680 feet
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more or less Easterly of the East line of Collins Avenue for a distance
of 2800 feet more or less to a point;
Thence run Southeasterly at an angle of 900 with the previous course
at a distance of 660 feet more or less to a point;
Thence run Southwesterly at an angle of 900 with the previous course
a distance of 2100 feet more or less to a point;
Thence run Westerly along the line parallel to and 300 feet more or
less South of the Northerly limits of Government Cut for a distance
of 3900 feet more or less to a point;
Thence run Northwesterly along the line parallel to and 620 feet more
or lets Southwest of existing bulkhead line (M.H.W. Line) for a dis-
tance of 1000 feet more or less to a point;
Thence run Southwesterly at an angle of 900 with the previous course
a distance of 95 feet more or less to a point;
Thence run Northwesterly at an angle of 90° with the previous course
a distance of 500 feet more or less to a point;
Thence run Northeasterly at an angle of 900 with the previous course
for a distance of 95 feet more or less to a point;
Thence run Northwesterly along the line parallel to and 620 feet more
or less Southwest of existing bulkhead line (M.H.W. Line) for a dis-
tance of 2500 feet more or less to a point;
Thence Easterly along the line parallel _to and 175 feet more or less
North of the North line of Sixth Street produced Westerly for a dis-
tance of 930 feet more or less to the Point of Beginning.
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IV. REDEVELOPMENT OBJECTIVES
The Miami Beach Redevelopment Agency proposes to use the process
of redevelopment to eliminate many aspects of visual , economic, physical , and
social blight presently existing within the City of Miami Beach specifically
within the boundaries set forth in the South Beach Project Area. Within this
area there presently exists an incompatible mix of residential and commercial ,
as well as public and quasi-public uses. The physical characteristics of the
structures themselves are on the decline and most structures presently exhibit
advanced stages of physical deterioration. Property ownership within the area
is highly fragmented to the point that land assemblage for proper economic
utilization of the area is thwarted. In addition to the physical deterioration
of the area and its attendant economic disuse and stagnation, the lot layouts
do not focus outwardly to the ocean or bay as does much of the rest of the City
thereby retarding its development.
The lack of early comprehensive planning plus the general aging of the
structures within the area have resulted in an adverse mixture of residential ,
commercial and some light industrial uses which constitute a visual blighting
influence on the area as well as a gross misuse of land. Many of the structures
are outdated and functionally obsolete as well as unfit and unsafe for
occupancy. This fact combined with the abundance of small privately held
unassembl abl a parcels has hindered the rejuvenation of the project area.
These conditions contribute substantially and increasingly to the problems
of, and necessitate disproportionate expenditures for, preservation of public
health and safety, the maintenance of adequate police, fire, accident,
hospitalization, and other public services and facilities.
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The central objective of this Plan is to renew and create economic
stimulation within this area to create an environment which will establish
this area as the focal point of the community, to create a functioning balance
of commercial (retail and office) and public space as well as to provide
limited residential uses which will re-establish the aesthetic, economic
and social viability of the project area.
Within this broad objective the Agency intends to undertake over a period
of years the redevelopment of the project area by acquiring, pursuant to the
limitations set forth in this Plan, most of the real property within the project
area for new development purposes and provide the necessary site preparation
of all land within the project area designated for lease/resale to private
developers pursuant to the conditions set forth in this plan.
The Agency will provide in conjunction with new development and the limited
rehabilitation of some existing structures which may remain pursuant to this
Plan, the necessary public improvements to upgrade the physical , cultural , and
economic character of the project area.
The specific objectives of the Agency in undertaking this redevelopment
program are to:
1 . Provide the framework within which restoration of the economic and
social health of the project and its environs will be accomplished by private
actions.
2. To assist in the suitable re-establishment of businesses and institutions
which will be displaced by the project and to provide adequate housing
opportunities for families and single individuals.
3. Guide development towards the production of satisfying environment
preserving and enhancingthe unique aesthetic and cultural ualfties of the city.
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4. Stimulate and attract private investment, thereby improving the city's
economic health, employment opportunities, and the tax base.
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V. SUMMARY OF PROPOSED ACTIONS AND REDEVELOPMENT TECHNIQUES TO
ACHIEVE PLAN OBJECTIVES
In order to restore a long blighted area to economic health, arrest its
adverse effects on surrounding areas and make it a source of pride to persons
residing and working in Miami Beach or visiting the City, the Redevelopment
Agency, in accord with applicable state and local laws, will remedy or cause
to be remedied conditions causing blight by the following measures:
1 . Acquisition of real property by purchase, gift, devise, exchange,
condemnation or any other lawful means under conditions set forth in Section
VII A herein.
2. Demolition, removal or clearance of existing buildings, structures
and improvements and preparation of the project area for its intended uses
in accordance with this Plan.
3. Rehabilitation, alteration, modernization, general improvement or
combination thereof (hereinafter called rehabilitation) of certain existing
structures as set forth in Section VII B and C herein.
4. Relocation of site occupants presently residing in structures which
are acquired by the Agency pursuant to State law an'd as more particularly
set forth in Section VII G herein. The Agency further proposes to extend
relocation assistance to businesses and institutions tc be displaced by the project.
5. Installation, construction or reconstruction of streets, utilities,
landscaping, public plazas, parks and recreational facilities and areas ,
pedestri anways, waterways and other necessary site improvements.
6. Disposition by sale or lease of property within the project area to
private enterprises and to public agencies for public purposes for uses in
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accord with this Plan and with such other conditions and covenants running with
the land as are necessary to insure redevelopment in accord with this Plan
and the prevention of the recurrence of blight.
9;74 _g_.
7. Formulation and administration of rules governing reasonable pre-
ference to persons who are engaged in business in the project area to re-enter
in business within the redeveloped area if feasible.
8. Formulation and administration of rules governing the right of owners
to participate in the redevelopment process by rehabilitating their property
by execution of owner participation agreements for those parcels designated
in this Plan to be retained and rehabilitated.
9. Management of property acquired by the Agency from the time the Agency
takes title to the property until disposition of same in accord with this Plan.
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VI . LAND USES, REGULATIONS AND CONTROLS
The preferred and alternative land uses of this Plan are
consistent with and conform to the Miami Beach General Plan.
A. Project Boundary and Land Use Plan
A land use map showing project boundaries, preferred
land uses, and major circulation routes within the project area
is attached hereto as Exhibit A. The Agency may approve any
development which propose uses consistent with the land uses that
are designated "preferred" or "alternative" for any specific
development parcel provided such development meets the development
standards set forth on page 16. Prior to approval by
Agency of any development which does not satisfy the limitations
as set forth in the Standards for Development on page 16, the Agency
will first obtain the approval of the Miami Beach Planning Board.
B. Preferred and Alternative Land Use
1 . Multi-Use Commercial
This is a tourist-oriented use designed to provide
attractions and services for visitors and residents as well as
lodging for tourists. The multi-use commercialareas as designateed
on the attached Exhibit A shall be developed for uses which may
include, but shall not be limited to the following:
a. Preferred Uses
(1) Transient hotels, including related facilities
as restaurants, retail shops, and meeting rooms and convention
facilities.
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(2) Retail shops
(3) Entertainment and amusement facilities
(4) Eating and drinking establishments
(5) Recreational facilities
(6) Public and private clubs
(7) Marine dockage and marine-oriented commercia1..
establishments within a building
(8) Parking within a building
b. Alternative-Uses
(1) Residential hote.4, apartments, and
condominiums
(2) Offices
(3) Dry boat storage; boat repair and maintenance
facilities; marine fuel service facilities
(4) Cruise, charter boat, and fishing boat
terminals and facilities
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(5) Parking outside of a building
2 . Residential
These are residential uses to be developed primarily with
apartments, condominiums, and single family residences for permanent
occupancy supported by commercial, service, and professional uses .
a. Preferred Uses
(1) Apartments, condominiums, and single family residence:
(2) Community facilities
(3) Resident serving retail shops., medical-dental
facilities, and personal service establishments
(4) Marine dockage
(5) Private clubs
(6) Parking within a building
b. Alternative Uses
(1) Transient apartments and condominums
(2) Offices
(3) Tourist service retail shops
(4) Eating and drinking establishments
(5) Educational and cultural facilities
(6) Institutional facilities
(7) Entertainment and amusement facilities
(8) Parking outside of a building
3 . Public
This is a public right-of-way, open space and recreational use
a. Preferred Uses
(1) Public street, waterway, pede str i an, or other
rights-of-way
(2) Public parks, beaches, playgrounds, and open
spaces
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(3) Publicly owned recreational facilities , marinas ,
and marine related commercial uses
(4) Publicly owned and operated retail shops, restaur-
ants, and sidewalk cafes
(5) Publicly owned community facilities
(6) Municipally owned parking areas and structures
b. Alternative Uses
(1) Publicly owned and privately operated or privately
owned and operated recreational facilities, retail shops, restaurants,
and sidewalk cafes .
C. Parks, Recreation, and Open Space
Park and recreational facilities as well as public open space
shall be developed in a manner consistent with the goals set forth
in this Plan. Specific areas have been designated in Exhibit A
for such purposes. However, open space and public areas as well as
any public buildings which may be necessary in providing services
to the public are permitted uses throughout the project area.
D. Streets and Rights-of-Way
Exhibit A delineates areas for public use, including major
new streets. Many existing streets will not be retained. Streets
within the project area may by widened, altered, or vacated for pur-
poses of development of the project. New streets or other rights-of-
way including waterways may be created as necessary. These public
rights-of-ways shall be used for vehicular, marine, and/or pedestrian
traffic as well as for public improvements, public and private util-
S
ities, and activities typically found in public rights-of-way.
To further implement this Plan, the Agency is authorized to convey
development rights or permis_s.ion for the construction of structures
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above, below, and between purlic rights-of-way and public areas in
such locations as may be feasible, consistent with the objectives
of this Plan and as approved by the City of Miami Beach.
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E. General Controls and Limitations
All real property in the project area is hereby made subject to
the controls and requirements of this Plan.
No real property shall be developed, rehabilitated, or otherwise
changed after the date of the adoption of this Plan except in conformance with
the provisions of this Plan and all applicable State and local laws in
effect from time to time.
1 . Standards for Development
The Standards for Development for new construction and
rehabilitation applicable to each Development Parcel are set forth in the
following chart:
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STANDARDS FOR DEVELOPMENT
MINIMUM
MAXIMUM MAXIMUM PARKING
HEIGHT HT FLOOR AREA REQUIREMENTS
LAND UES (STORIES) (3) RATIO (FAR) (SPACES) (1) (2) (3)
1. MULTI-USE COMMERCIAL
a. Parcels A, D, E-1, E-2 15 4 to 1 ) ( Specialty Shops - 2.0/1,000 s.f.
E-3, I, J, K, L, M, ) ( Restaurants/General Retail -3/1,000 s.f.
N, P, S, T, U, X, and Y ) -------( Marina Retail - 2/1,000 s.f.-
( Boat Storage (wet) - 0.1/berth ..
b. Parcels G and G 40 4 to 1 ) ( Boat Storage (dry) - 0.5/berth
1 2
3) ( Office - 2.5/1,000 S.f.
c. ( gross area (s.f.)
( Hotel:
hotel 3,045,000 (4,350 units) ( Commercial uses within
office 62,500 ( ' hotel - See above
retail 471,000 ( Guest Rooms - 1/roan
2. RESIDENTIAL
a. Senior Citizen Housing 15 2.5 to 1 0.2/dwelling unit
b. Market Rate Housing 15 2.5 to 1 1.2/dwelling unit
c. Parcel B (Existing and
Proposed) 12 4 to 1 0.2/dwelling unit
d. Parcels Q , Q and R''2
10 9 to 1 1.2/dwelling unit •
(Existing 3
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e. (3)Max_Unurngross area 2,902,000 s.f. (2,596 units)
3. PUBLIC
Multi-Use Commercial in Public Area (See la, above)
All Other Uses (To be determined by Agency following review of develppment plans)
NOTES: (1) All square footages (s.f.) refer to net rentable area.
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(2) Relief from parking requirements may be granted in those instances where the Agency certifies
resolution that the .
by parking is will be satisfied in whole or in part by c)
other public or private off-street parking facilities constructed or authorized to be cons truc ted
. elsewhere in the South Beach Redevelopment Project Area.
(3) All maximum and ndnimum quantities and ratios may be exceeded by not more than 10% when approved
by the Miami Beachw 1 clri11P_n - A rrAn r_v_ 1 c
The Standards for Development relate to both private and public
areas within the project area. No new development shall be constructed and
no existing improvements shall be substantially modified, altered, repaired,
or rehabilitated except in accordance with the Standards for Development.
The Agency shall not approve plans for new construction or rehabilitation
which do not(comply with the Standards for Development.
2., Architectural Guidelines
The Agency is authorized to establish Architectural Guidelines
defining: architectural and landscape character; standards for graphics and
signing; traffic circulation and ingress-egress requirements; and any other
design and development objectives and controls necessary to implement this
Plan. Said Guidelines shall be established within the limits , restrictions, and
controls established in this Plan.
The Agency will prepare and adopt the Architectural Guidelines
and once adopted, shall use said Guidelines, along with this Plan and the
Standards for Development contained herein, as the basis for public or private
development within the project.
3. Illustrative Development Plan and Illustrative Development
Data
Attached hereto as Exhi bi is C and D are an Illustrative Development
Plan and an Illustrative Development Data table. The plan and table are
illustrative of the use, size, bulk, density and intensity of permissible
development within the project.
It should be understood that Exhibits C and D are illustrative
only, and that development need not conform to Exhibits C and D which are
intended only as a guide. The Agency may approve plans for development which
vary from Exhibits C and D provided that said plans are in conformity with
this Plan, the Standards for Development, and the Architectural Guidelines.
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4. New Construction
All new construction shall comply with all applicable
local laws in effect from time to time, except as inconsistent with this Plan
or agreements entered into by the Agency under the authority of this Plan.
All setback areas shall be landscaped and maintained by the
owners with the exception of any portion necessary for access which shall be
paved in accordance with the landscaping concept established by this Plan.
Parking facilities shall be provided in accordance with the criteria set forth
in the Plan at the ratio, if any, set by this Plan. All parking shall be paved
and drained so that storm and surface waters draining from parcels will not
cross public sidewalks, and all parking spaces visible from the street shall be
landscaped as necessary to prevent unsightly barren appearances.
Off-street loading facilities, trash areas, and any outdoor
storage of materials approved by the Agency shall be adequately enclosed or
screened by walls , landscaping, or other such enclosure consistent with applicable
City ordinances and in a manner approved by the Agency.
5. Rehabilitation
Any structure within the project area which will be retained as
part of this Plan shall not be repaired, altered, reconstructed, or rehabilitated
unless it is .done so in conformance with this Plan and the Architectural Guidelines
adopted by the Agency to assist in the implementation of this Plan.
6. Open Spaces and Landscaping
The approximate amount of open space to be provided within the
project area is set forth in Exhibit A and the Standards for Development set
forth in VI El and is included as part of the goals and objectives of this Plan.
These areas include, but are not limited to, the total of all areas which will
be in public rights-of-way, open spaces, the space around buildings, and all
other outdoor areas not permitted through applicable limits of land area to
be covered by buildings. Landscaping plans shall be required to be submitted
A)/ to the Agency for review and approval . —18—
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7. Signs
Exterior signs necessary for the identification of buildings
and premises shall be permitted provided that they comply with the Architectural
Guidelines established for the project area.
8. Utilities
The Agency shall require that all utilities be placed under-
ground including, but not limited to, the following: transformer vaults or pads ,
water meters and valves; telephone pull boxes, manhole inlets and drain
facilities, and cable TV.
9. Incompatible Uses
No use or structure which by reason of appearance, traffic, smoke,
glare, noise, odor, or other similar factors that would be incompatible with
the surrounding areas or structures shall be permitted in any part of the project
area.
10. Nondiscrimination and Nonsegregation
There shall be no discrimination -or segregation based on race,
religion, sex, or national origin, permitted, in the sale, lease, sublease,
transfer, use, occupancy, tenure, or enjoyment of property in the project area.
11 . Resubdivision of Parcels
After rehabilitation and/or development pursuant to this Plan,
no parcel in the project area, including any parcel retained by a conforming
owner or participant, shall be resubdi vi ded without the approval of the Agency.
12. Variations
Under exceptional circumstances, the Agency is authorized to
permit variations from the limits, restrictions, and controls established by
this Plan. In order toP ermi t such a variation, the Agency must determine
that:
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a. The application of one or more of the provisions of this
Plan would result in unnecessary hardship to the property owner; and
b. There are exceptional circumstances or conditions
applicable to the property or to the intended development of the property
which do not apply generally to other properties having the same standards,
restrictions, and controls; and
c. Permitting a variation from the limits, restrictions,
or controls of this Plan will not be materially detrimental to the public
welfare or injurious to property or improvements in the area; and
d. Permitting a variation will not be contrary to the
objectives of this Plan.
No such variation shall be granted which changes a basic land use pursuant
to this Plan or which permits other than a minor departure from the provisions
of this Plan. In permitting any such variation, the Agency shall impose such
conditions as are necessary to protect the public health, safety, or welfare,
and to assure compliance with the objectives of-this Plan.
13. Works of Art
The Agency may require public and private developers to supply
and incorporate into each development works of art for public view and appre-
ciation.
ppre-
ciation. The Agency may establish rules and regulations governing the provision
of said works of art, including cost, placement, and timing.
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D
VII. PROJECT EXECUTION
The redevelopment of the South Beach Redevelopment Project will be
undertaken in accordance with the provisions of the Florida Community
Redevelopment Act. The Agency may utilize any and all methods of achieving
the redevelopment of the project area as authorized by law and more specifically
proposes to strive for economic revitalization and beautification within the
project area by:
A. Property Acquisition
1 . Acquisition of Real Property
The Agency proposes to acquire all of the land, real property
and interests in land within the project area except for those parcels
specifically designated to be retained or which may be rehabilitated pursuant
to owner participation agreements entered into and carried out by owners of
property as set forth in Sections VII B and C herein.
Property proposed to be acquired for clearance and redevelopment
is shown as "Properties Proposed for Acquisition" on Exhibit B: Property
Retention, Rehabilitation, and Acquisition, attached hereto and by this
reference made a part hereof. Real property proposed to be rehabilitated or
designated for retention are shown as "Properties With Structures Proposed
for Rehabilitation" and "Properties With Structures To Be Retained"
respectively on Exhibit B.
Properties with structures designated as proposed for rehabili-
tation
ehabili-
tation may be acquired by the Agency if owners do not enter into and carry
out owner participation agreements. Additionally, the Agency may acquire any
property with structures proposed for rehabilitation if the Agency determines
in its sole discretionri or to the execution of an owner- arti bi ati on
P P P
agreement that it is in the best interest of the Agency to acquire and clear
said property for disposition in accordance with this Plan. Any property with
structures proposed for rehabilitation may fall into this category.
/ 0 7 —21—
• .
Except as specifically exempted herein, the Agency may, but
is not required to, acquire or obtain options to acquire all real property
located in the project area, by gift, devise, exchange, purchase, eminent
domain or any other lawful method whatsoever. The Agency may also acquire
any other interest in real property less than a fee interest.
The Agency will not acquire real property owned by public
bodies which will not consent to its acquisition; provided, however, that
any such public property may be acquired by the Agency if it is transferred
to private ownership before the Agency completes land disposition within the
entire project.
2. Acquisition of Personal Property
Generally personal property shall not be acquired. However,
where necessary in the execution of this Plan, the Agency may acquire personal
property in the project area by any lawful means.
B. Owner Participation
To the extent compatible with the purposes of this Plan and appropriate
redevelopment of the project, owners of real property designated on Exhibit
B as "Properties With Structures Proposed for Rehabilitation" may, subject to
rules and regulations including standards for rehabilitation promulgated by
the Agency, be accorded the opportunity to participate in the redevelopment
of the project. Such participation shall be contingent upon execution by such
owner of a binding agreement (hereinafter called "Owner Participation Agreement")
by which the property retained or acquired will be developed and used in con-
formity with this Plan, and the Owner Participation Rules and Regulations
promulgated by the Agency. Standards for rehabilitation will be set forth in
the Owner Participation on Rules and Regulations. +
P +
—22 •
—
/ 0 [(.
. .
The Agency may, however, prior to the execution of an Owner
Participation Agreement determine in its sole discretion that it is in the
best interest of the Agency to acquire property designated as "Properties
With Structures Proposed for Rehabilitation". Upon said determination, the
property will no longer be eligible for rehabilitation and the Agency may
acquire the property from the owner. The Agency may also determine in its
sole discretion that it is in the best interest of the Agency to allow
"Properties Proposed for Acquisition" as designated in Exhibit B to be
retained and rehabilitated pursuant to an Owner Participation Agreement and
the Owner Participation Rules and Regulations.
Owner participation necessarily will be subject to and limited by
such factors as the nature, condition and use of the existing improvements,
the reduction of the total number of individual parcels in the project, the
elimination of certain land uses, the realignment of streets, the construction
of new public facilities and improvements, and the ability of owners to finance
acquisition, rehabilitation, and/or redevelopment in accordance with this Plan
and in accordance with such controls as may be found necessary to ensure that
redevelopment is carried out pursuant to the development standards of this
Plan.
The Agency will not acquire real property which is retained by an
owner under an Owner Participation Agreement unless said owner fails , refuses ,
or neglects to perform his obligations under said agreement. In the event of
failure of an owner to participate pursuant to, and in full compliance with,
the terms of an Owner Participation Agreement, the Agency may, at its option,
seek specific performance of said agreement or acquire the property of such
owner participant i n accordance with the provisions of said agreement and
P P P
thereafter sell said property for redevelopment in accordance with this Plan.
_23_
C. Rehabilitation
1 . The Redevelopment Agency may rehabilitate, or may as a condition
of sale, lease, or owner participation, require a redeveloper or an owner
participant to rehabilitate, remodel , alter, restore, repair, or otherwise
improve the property that is the sUbject of the sale, lease, or Owner
Participation Agreement, in a manner prescribed by the Agency.
As necessary in carrying out this Plan, the Agency is authorized
to move or to cause to be moved any building or other structure to a location
within or outside the project area.
D. Business Tenant and Owner Preferences
Business owners, whether tenants or owners of property within the
project area may participate in the redevelopment of the project area in
accordance with the Rules for Business Preferences as adopted and subsequently
amended by the Agency. In general , these rules will provide that existing
business owners and business tenants within the project area beven i preference
9
for re-entry into business within the redeveloped project area provided the
business is compatible with the uses and quality of development in the re-
developed area and that the business owner or tenant has the financial ability
to so re-enter and operate its business.
E. Cooperation with Public Bodies
Certain public bodies are authorized by state law to aid and cooperate,
with or without consideration, in the planning undertaking, construction, or
operation of this project. The Agency shall seek the aid and cooperation of
such public bodies and shall attempt to coordinate this Plan with the activities
of such public bodies in order to accomplish the purposes of redevelopment and
•
the highest public good. •
Q —24—
The Agency by law is not authorized to acquire real property
owned by public bodies without the consent of such public bodies. The
Agency, however, will seek the cooperation of all public bodies which own
or intend to acquire property in the Project Area. The Agency shall have
the right to impose on all public bodies the planning and design controls
contained in this Plan to insurethat present uses and any future development
by public bodies conform to the requirements of this Plan. Any public body
which owns or leases property in the project area will be afforded all the
privileges of owner and tenant participation if such public body is willing
to enter into a participation agreement with the Agency.
F. Property Management
During such time as property in the project area is owned by the Agency,
such property shall be under the management and control of the Agency. Such
property may be rented or leased by the Agency pending its disposition for
redevelopment.
G. Relocation of Persons Displaced
Relocation of persons and businesses is anticipated. When undertaken,
the following standards will apply. •
1 . Assistance in Finding Other Locations
The Agency shall assist all families and single persons dis-
placed
is-
placed by the project in finding other locations and facilities. In order to
carry out the project with .a minimum of hardship to persons displaced from their
homes, the Agency shall assist individuals and families in finding housing that
is decent, safe, sanitary, within their financial means, in reasonably con-
venient
venient locations, and otherwise suitable to their needs. The Agency may also
assist in the provision of housing outside the project area for displaced
persons.
/ /
—25—
2. Relocation Payments
The Agency may pay reasonable moving expenses to persons
(including families, business concerns and others) displaced by the project.
This provision is not intended to provide incentives for commercial and
industrial businesses to move out of the project area. The Agency may make
such relocation payments for moving expenses where the Agency determines it
is in the best interest of the project and not to do so would create a hardship
on the persons involved. The Agency may make such other payments as may be in
the best interest of the project and for which funds are available. The
Agency shall make all relocation payments required by applicable law.
3. Relocation Rules and Regulations
The Agency shall adopt rules and regulations governing the
relocation of individuals, families and businesses in the project area. These
rules and regulations shall establish the eligibility criteria for .relocation
benefits, as well as establishing the amount of relocation payments to be
made.
These rules and regulations may be amended from time to time.
4. Demolition, Clearance, Public Improvements, Building and
Site Preparation
(a) Demolition and Clearance
The Agency is authorized to demolish, clear or move,
buildings, structures, and other improvements from any real property in the
project area as necessary to carry out the purposes of this Plan.
(b) Public Improvements
The Agency is authorized to install and construct or to
S
cause to be installed or constructed the public improvements and public utilities
(within or outside the project area) necessary to carry out this Plan. Such
2-- -26—
(b) Purchase and Development Documents
To provide adequate safeguards to insure that the provisions
of this Plan will be carried out and to prevent the recurrence of blight, all
real property sold, leased, or conveyed by the Agency, as well as all property
subject to participation agreements, shall be made subject to the provisions
of this Pl an i by leases, deeds, contracts, agreements, declarations of restrictions,
or other means.
The leases, deeds, contracts, agreements, and declarations
of restrictions may contain restrictions, convenants, convenants running with
the land, rights of reverter, conditions subsequent, equitable servitudes, or
any other provision necessary to carry out this Plan.
All property in the project area is hereby subject to the
restriction that there shall be no discrimination or segregation based upon
race, religion, sex, or national origin, in the sale, lease, sublease, transfer,
use, occupancy, tenure, or enjoyment of property in the project area.
(c) Obligations to be Imposed on Redevelopers
(1 ) Purchasers , lessees, owner participants of land within
the Project Area shall be required to develop such land in accordance with the
provisions of this Plan. The Agency shall have the right to withhold transfer
of title to purchasers, lessees or developer of land in order to ensure ful-
fillment
ul-fillment of said requirement. No building, sign or structure shall be con-
structed upon any part of such land unless architectural plans and specifications,
showing the nature of such construction, parking, loading, surface treatment
and landscaping, the location and orientation of structure(s) on the building
site and, when requested, the grading plans for the building site to be built
upon, shall have been submitted to, reviewed and approved in writing by the
Agency. The Agency shall have the right to refuse to approve any such plans
or specifications when in the opinion of the Agency such plans or specifications
do not conform with the conditions and objectives of this Plan.
—28—
h
(2) Purchasers, lessees, users , owner participants,
or developers of land within the project area must commence the erection of
any building, prosecute diligently the work thereon and complete it within
such reasonable period of time as agreed upon with the Agency.
(3) No purchaser, lessee, owner participant or developer
shall resell lease, sublease, or otherwise dispose of land in the project
area until t e construction, approved by the Agency, has been completed,
except with the prior written consent of the Agency.
1
#,
_29_
// . ,.
VIII. METHODS FOR FINANCING THE PROJECT
A. General Description of the Proposed Fi nanci nq Method
Upon adoption of this Plan by the City Council , the Agency is
authorized to finance this project with financial assistance from the City
of Miami Beach, State of Florida, Dade County, Federal Government, Interest
Income, Agency notes and bonds, or any other available source including
Property Tax Increments to the extent they are authorized in the State of
Florida.
The advances for survey and planning and the operating capital for
administration of this project may come through loans from the City. Such
loans shall be on terms established by the City and the Agency. The City may
also supply additional assistance through City loans and grants for various
public facilities.
Initial funds for project planning and administration have come
from the Department of Housing and Urban Development's Community Development
Block Grant Funds and this resource may be utilized in the future. There will
also be some revenue accruing to the project from interest earned on invest-
ments of Agency funds.
The Agency is hereby authorized to obtain advances, borrow funds
and create indebtedness and other obligations in carrying out this Plan after
first submitting a financing summary of each project. The principal and
interest on such advances, funds, indebtedness and other obligations , may be
paid from any funds available to the Agency.
The Agency is authorized to make such pledges as to specific advances,
loans, indebtednesses, and other obligations as appropriate, in carrying out
the project. '#
B. Loans and Grants
Any loans, grants, or financial assistance from the United States, or
any other public or private source may be utilized if available.
/I . —30—
C. Estimate of Costs
It is estimated that the total cost of project activities
to be undertaken pursuant to this Plan will be $130,100,000.
It is presently anticipated that Federal and/or State
financial assistance will not be utilized in the implementation
of the redevelopment program. The repayment of costs of project
activities will be satisfied by a combination of dispositionP ro-
ceeds from property acquired by the Agency and lease revenue bonds
issued by the City or Agency or any other appropriate authority.
Y
No expenditures will be made by the Agency until such time
as adequate funds are available.
A more detailed estimate of the total project cost and
revenues are set out below:
1. Costs
Acquisition $ 70 ,000 ,000
Demolition and Site Clearance 6, 000 , 000
Public Improvements 20, 500, 000
Relocation of Persons and Businesses 25, 000 ,000
Short Term Interest 3, 300, 000
Engineering & Contingencies 5, 300, 000
2. Average Annual Expenses
Agency Operating Expenses 350,000
Annual Debt Service 8 ,800, 000
3. Revenue
Disposition of Real Property 14 , 800,000
P Y
Average Annual Lease Revenues 91600, 000
—31-
//
•
I X. ACTIONS BY THE CITY
The City shall aid and cooperate with the Agency in carrying
out this Plan and shall take all actions necessary to ensure the
continued fulfillment of the purposes of this Plan and to prevent
the recurrence or spread in the area of conditions causing blight.
Action by the City Shall include all those actions authorized by
law which include, but shall not be limited to, the following:
A. Initiation and implementation of such actions as are
necessary to delegate to the Agency the responsibility for
administering all aspects of this Plan:
1. Initiation and implementation of zoning changes
and/or the formation of a Planned Area Development District, all
in a manner consistent with this Plan and to the extent necessary
to permit the land uses and development authorized by this Plan.
2 . Imposition wherever necessary (by conditional use
permits or other means) of appropriate controls, within the limits
of this Plan, upon parcels in the project area to ensure their
proper development and use.
3. Initiation and completion of proceedings for opening,
closing, vacating, widening, or changing the grades of streets,
alleys, and other public rights-of-ways, and for other necessary
modifications of the streets, the street layout, and other public
rights-of-ways in the project area.
4. Initiation and completion of proceedings necessary
for changes and improvements in publicly-owned public 'utilities
within or affecting the project. s
B. Provision for administrative enforcement of this Plan by
the City after development. The City and the Agency shall develop
-32-
and provide for enforcement of a program for continued maintenance
by owners of all real property, both public and private, within the
project area throughout the duration of this Plan.
C. The City shall authorize, immediately following approval
of this Redevelopment Plan, the conveyance to the Agency of City-
owned land to an extent sufficient to carry out the objectives of
this Plan. Each said conveyance by the City to the Agency shall be
made in a timely manner in accordance with schedules approved by the
Agency and at no cost to the Agency.
D. Performance of the above, and of all other functions and
services relating to public health, safety, and physical development
rormally rendered in accordance with a schedule which will permit
the redevelopment of the project area, to be commenced and carr Pd
to completion without unnecessary delay.
/// s ? _
33-
X. ENFORCEMENT
After development, the administrative enforcement of this Plan or
other documents implementing this Plan shall be performed by the City or the
Agency.
The provisions of this Plan or other documents entered into pursuant
to this Plan may also be enforced by Court litigation instituted by either
the Agency or the City. Such remedies may include, but are not limited to,
specific performance, damages, re-entry, injunctions, or any other remedies
appropriate to the purposes of this Plan. In addition, any recorded provisions
which are expressly for the benefit of owners of property in the project area,
may be enforced by such owners.
-34—
XI. DURATION OF THIS PLAN
Except for the nondiscrimination and nonsegregation provisions, which
shall run in perpetuity, the provisions of this Plan shall be effective
and the provisions of other documents formulated pursuant to this Plan may
be made effective for 30 years from the date of adoption of this Plan by the
City Council .
/ 2-- / —35—
XII. SEVERABILITY
If any provision,. section, subsection, sentence, clause or phrase
of this 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 this Plan.
-36—
XIII. PROCEDURE FOR CHANGES IN APPROVED PLAN
The Plan may be amended or modified in any manner as is now or hereafter
r
may be permitted by law.
1
-37—
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Illustrative Development Plan <----;
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/ 2.---.. 6 EXHIBIT C
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EXHIBIT D
ILLUSTRATIVE DEVELOPMENT DATA
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r i.OPMEuT FAQ PROPbSED DSV .L ft1ENT MKARKG
ems. uwd9 PnrAtr • WV MAx. Dazs b•064. Karel- - 1
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A 11.o 479,GtaO I
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G 2.'2 94 Boo 2 192,WO +0 2.0 rL 170,Coo 130 n K 195 19$' rr CKP�GG IPCLI ES p4/Srl',otAag.
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I 2.6 118,740 I V7?,oao 50 4.6" a 1;020 2i7,C() 2 00 285" u 1Rc 4(.KAT 14Q.L raesrAUPwt3.
2 7.7 356'9CV 1W....4 3G4COT fo 1.2 12 154atZT — 2.10,C05 330 a'°"."D'"Q"'e 1050 t. A4 ousn+4,ten.qt 91ta'cTU*c
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3 .5.7 160,ab I �� 40 1.0 4 I C n..serea"MA GAO PANmTWESI9 t.,E PVT N rrfizr at
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6 2 5.8 16.5 528 I terra_ 50 6 300 s�ucT rte.
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V 5.8 ?517,960 2 360,66o 50 1.6 G 10,0C), 'So,Deo .1.1 t, 413 a 4-90
W i 2-6 111,000 Z rescellift. e03,03) 50 1.8 8 ?1b,an /90 - i40 tic,
X 2.6 (if,ear I . Haul 1751C00 40 1.1 10 (I) 115,01/5 250 250 250
Y 4.3 186,000 I Hata- 284 CCO 40 1.1 12 28o,aa7 42) 320 320
.
1 2.7 I l 7,400 '2 77,5x0 40 013 10 2,5cb 751073 GO 9n 9b
2 5 S 232,arb i r '24 40 1.1 10 5,000
910,az 2C(3 3/0 3lo
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EC I 444000 621 55°I3,Dltc2vI 50I'2,8h1,tt4'255I5 82,Ct'70l/4%uIhh9lrl
XV. AMENDMENTS AND CONDITIONS
A. Amendments included in City of Miami Beach Resolution
No. 77-15283, Adopted on March 2, 1977
The following amendments and conditions with respect to
the Redevelopment Plan for the South Beach Redevelopment
Project are hereby adopted and made a part of such Redevelop-
ment Plan:
(a) The City Council retains the right to modify the
Community Redevelopment Plan as provided by Section 163 . 360
(7) Florida Statutes, a codified section of the Community
Redevelopment Act of 1969, as amended.
* (h) Regarding the grievance procedure as set forth in
paragraph XII of the Relocation Plan adopted hereby there is
to be established a three member board to hear such grievances,
such board to be composed of a member of this Council, a member
of the Redevelopment Agency, and a member of the Miami Beach
Housing Authority. The terms of these members are to be
staggered in the manner to be set forth' by this council .
A party who files a grievance will sign an agecement to be
bound by the decision of the Grievance Board.
Upon hearing a grievance, such board will render its
decision and forward it to the Redevelopment Agency within
the time specified in paragraph XII of the Relocation Plan,
and the Agency as well as the grievant will be bound by the
decision of such board. Any procedure concerning the decision
of the aforesaid Board set forth in Paragraph XII of the Reloca-
tion Plan which is inconsistent with the aforesaid procedure is
hereby amended and superseded by this amendment.
(c) There is to be established a committee called the
"Relocation Social Assistance Committee" to be composed of
one staff member from the Social Services division of the City
of Miami Beach, and one staff member from Citizens Services,
each to be appointed by the City Manager, and one member of
the Miami Beach Redevelopment Agency Citizens Advisory committee
to be selected by such Committee .
(d) In the_event that any subordination of real property
owned by the City of Miami Beach or the Redevelopment Agency
is permitted by the Constitution and laws of the State of
Florida and subordination is considered or proposed by the
Redevelopment Agency, such proposal shall be submitted to the
City Council for ratification or otherwise, and no subordination
agreement shall be valid without ratification by the City Council .
*This section is further amended by Resolution 77-15291, adopted
on March 30, 1977
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(e) Revenue Bonds issued in the furtherance of the imple-
mentation of the Redevelopment Plan shall not pledge the faith
or credit of the City of Miami Beach and the bonds shall so
recite .
(f) With respect to the remuneration portion of the relo-
cation procedure, owners of condominiums, cooperatives, private
homes or duplexes, or other property owners residing therein
shall have the privilege of selecting, if they so desire, a
unit in the redevelopment area of Miami Beach, or elsewhere,
which is a comparable unit to the one they were occupying at
the time of relocation, in lieu of the financial remuneration
specified in the redevelopment plan, providing that the
st of u h uni dao s no x eed th . t tal of the value
cost ri ert ads cieterminied ne otiation or an eminent omain
P P Y Y g
proceeding plus the amount they would have been entitled to re-
ceive for relocation expenses. Determination of the comparability
of a unit may be determined by agreement between the property
owner and the Redevelopment Agency or by reference to the
Grievance Committee for determination if no agreement can be reached.
(g) All persons in the project area who, at the time of
relocation, are 65 years or older, and who otherwise qualify
under the relocation plan, shall be entitled to a permanent
rental subsidy in a sum equal to the difference between rental
paid by such persons at the time of relocation, and r ecessary
rental payable to provide suitable housing after relocation,
or the difference between 25%- of such person ' s income and such
necessary rental payments, whichever sum is greater .
(h) The Redevelopment Agency shall be required to use its
best efforts in cooperating with the City of Miami Beach to
achieve Federal or other funding for 750 -permanently subsidized
low income rental housing units within the City of Miami Beach.
(i) As relates to the zoning and rezoning powers of the
City applicable to redevelopment in accordance with the pro-
visions of 163 . 360 (11) F.S. , and elsewhere in the Law, Charter
and Ordinances of the City of Miami Beach, the City Council
hereby finds, determines and resolves as follows :
(i) The Council having approved the Redevelopment
Plan restates its committment to the successful implementation
of the plan.
(ii) Except as provided for in the Plan itself ,
there shall be no variation or modification of the Plan without
Council approval .
(iii) In order to provide a workable procedure
whereby the City Council may retain the power to approve
zoning in the project area, but which will allow for imple-
mentation by the Miami Beach Redevelopment Agency, an ordinance
shall be adopted which will provide for the procedures by which
the Agency may implement the Redevelopment Plan.
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STATE OF FLORIDA
OUNTY OF DADE:
I , ELAINE MATTHEWS, City Clerk of the City of Miami Beach, Florida,
do hereby certify that the- above and foregoing is a true and correct
copy of the original of an exhibit offered in evidence before the Miami
Boa:h C'it y cor ission at its meeting held on a f?'77 . Exhibit #4
as the same appears among the public records of M. B. Commission *�
of which records I am the proper and legal custodian.
WITNESS, my hand and the seal of said City this 25 day of July,
A.D. 1979 .
ti-aeziti)t
ELAINE MATTHEWS
City Clerk of the City of Miami Beach, Fla.
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