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VIE, 4k, . ... ... . ... ... .... 14@ An gSL@@@ Prepared by Zuchelli, Hunter and Associates and HC Bermello, Kurki and Vera 10''7 Y62 September 1986 M53 1916 -A ZUCHELLI, HUNTER & ASSOCIATES, INC. @_Proyerty of CSC Libr=7 MIAMI RIVER ECONOMIC STUDY Prepared for THE STATE DEPARTMENT OF ENVIRONMENTAL REGULATION OFFICE OF COASTAL MANAGEMENT Bob Graham Victoria J. Tschinkel Governor Secretary CITY OF MIAMI DADE COUNTY Xavier L. Suarez Stephen Clark Mayor Mayor Commissioners Commissioners Miller J. Dawkins Barbara Carey Joe Carollo Clara Osterle Rosario Kennedy Beverly Phillips J. L. Plummer James Redford Harvey Ruvin Barry Schreiber Jorge Valdes Sherman Winn Cesar H. Odio Sergio Pereira City Manager County Manager by ZUCHELLI, HUNTER & ASSOCIATES, INC. Annapolis, Maryland Bermello, Kurki & Vera, Inc. Coral Gables, Florida September-, 1986 Funding for the Miami River Economic Study was made possible by a grant from the State Department of Environmental Regulation Office of Coastal Management, U.S. Department of Commerce, Office of Ocean and Coastal Resource Management, under the Coastal Zone Management Act of 1972, as amended. Matching monies were made available from the City of Miami and Dade County. ZUCHELLI, HUNTER & ASSOCIATES, INC. ACKNOWLEDGEMENTS: Review Committee Mr. Bob Parks, Chairman Miami River Coordinating Committee Ms. Sandra S. Howard, Administrative Assistant Miami River Coordinating Committee Walter L. Pierce, Assistant City Manager City of Miami Sergio Rodriguez, Director City of Miami Planning Department Mr. Patrick O'Connor Metro Dade Public Works Department Mr'. Daniel Ray, President Greater Miami Marine Association Mr. Chuck Blowers Metro Dade Planning Department Mr. Barry Dean, Executive Director Greater Miami Marine Association Mr. Al McNab, President Miami River Business Association Mr. Ira Lowe, Treasurer Miami River Business Association Mr. George Goode, President Marine Council John Meyer, Chairman Miami River Division, Marine Council Mr. Dick Briggs, Executive Director Marine Council Mr. Bob Olson City of Miami Department of Development Tim Blake Beacon Council ZUCHELLI, HUNTER & ASSOCIATES, INC. Other Contributors Technical Report Marylin Re-ed, Legislative Liaison City of Miami Planning Department: City of Miami Jack L. Luft, Project Manager Jean Evcy Janet Gavarrete, Asst. Project Manager Dade County Planning Department Consultants: Ricky Schectman Dade County Planning Department James L. Prost Aubyn Jones Zuchelli, Hunter & Associates, Inc. Dade County Planning Department John R. Sherwood, III Alfredo Rodriguez, Marinas Specialist Zuchelli, Hunter & Associates, Inc. City of Miami Willy A. Bermello City of Miami Planning Department Bermello, Kurki & Vera, Inc. Charles F. Suarez Joseph W. McManus Bemello, Kurki & Vera, Inc. Jack L. Luft Dave W@ittinqton Jack Corbett Virginia Barbanera Eduardo Rodriguez Dick Butler Ana Gelabert-Sanchez Alan Roddy Elbert Waters Jose Casanova Janet Gavarrete Regina Jones Eugenio M. Santiago Greater Miami Action Council Hispanic Affairs Committee Sandy Gonzalez Greater Miami Chamber of Camerce Herb Hiller 1986 Riverfest Jim Kay City of Miami Public V@brks Department Claude Bullock, Dade County Port of Miami Jim Eggert Department of Environmental Regulation James W. Stoutamire Department of Environmental Regulation r\ ZUCHELLI, HUNTER & ASSOCIATES, INC. EXECUTIVE SUMMARY I. EXISTING PHYSICAL CONDITIONS 0 Land Uses - Diverse public and private land uses currently exist along the Miami River within the study areas. For purposes of this analysis, marine-related commercial and industrial uses have been distin- guished from non-marine uses. - Several parks, Jose Marti Park and Lummus Park for examply, are currently underutilized. 0 Environmental Conditions - The physical condition of structures, properties, and shoreline improvements within the study area varies significantly. Structurally unsound and deteriorated conditions have been noted and class- ified. - The Miami River has one of the highest concentra- tions of pollutants in the State of Florida. Water quality, however, varies significantly throughout the length of the river. 0 Infrastructure Survey - The study area is generally well served with telephone, electric, gas, water and sewer utilities. - Sanitary sewer overflows and storm sewer outflows which cause contamination and turbidity exist along the river. The locations of these conditions have been noted. II. EXISTING ECONOMIC CONDITIONS 0 Mark et Overview The Miami/Dade County area has historically exper- ienced significant growth and development resulting from in-migration and a growing international economy. ZUCHELLI, HUNTER & ASSOCIATES, INC. Slower in-migration and economic problems in Latin America may result in a steady but relatively more modest growth in the future. Development Overview - Construction and development activity has resulted in a significant near-term surplus of residential and non-residential space, particularly in the office market, throughout the region. - The long- term outlook for additional residential and commercial development in Miami and along the river are excellent. Functional Analysis - Economic activity in the primary study area-can be grouped into three major classifications: Water- dependent, water-related, and non-water-related activities. - Water-dependent business activities include mari- nas, boatyards, yacht builders, shipping, maritime product sales, and fisheries. Of these, the shipping function is the largest and most signif- icant industry. - Based upon interviews, a conducted survey, and other research, the general business environment in the study area is positive.- Businesses report a satisfactory business climate, a productive labor force, and a history of business success. Economic Opportunities: - Little competition for maritime activities; - A good market for products handled by the Miami River; - An improving public perception of the river and its quality; ZUCHELLI, HUNTER & ASSOCIATES, INC. - Excellent access to the airport, downtown and the rest of the region; - Available public and private land; - Favorable public policy supporting the river; and - The river serves as a focal point for maritime businesses. Economic Constraints: - The market environment is variable and subject to national and international economic conditions; - The Miami River area has a negative image among many people; - Land availability in some areas limits expansion; - Relatively high land values discourage maritime business expansion; - Bridges constrain many types of maritime activi- ties; - Government regulations have created difficulty for some firms; and - Security and crime issues continue to be a problem. III. MARKET EVALUATION SUMMARY 0 Commercial Marine - Shipping--Moderately strong growth over the next 20 years ... a need for about 50 percent more space at major terminals. - Towing/Salvage--No new space needed. - Fisheries--Strategy should be to try to retain existing operations. ZUCHELLI, HUNTER & ASSOCIATES, INC. iv - Freight Forwarders and Marine Services--20,000 to 30,000 square feet of space required to 1995 and the same to 2005. Marine Industrial- - Shipyards--Moderate growth on-site. - Boat Manufacturers--Enable Bertram to secure additional adjacent land. - Manufacturers. of Marine Items--30,000 to 40,000 square feet of space in each of the two projec- tion periods. - Marine Contractors--No demand for net new space .consider moving Ebsary to a site elsewhere on @h*e river. Recreational Boating - Marinas--Any slips that can be developed will be occupied ... existing facilities should be upgraded .facilities capable of accommodating larger achts should be encouraged. - Boatyards--Long-term viability of existing yards ** reinvestment on site... possible relocation of some facilities to new, larger sites ... little or no net new growth. - Boat Dealers--Two or three acres of land for each of the ten-year periods. Marine Retailers/Wholesalers--30,000 to 40,000 square feet over 20 years. Recreational Marine Services--20,000 to 30,000 square feet to 2005. General Industrial - Scrap Operations, Auto Repair Facilities, Etc. --Net reduction in facilities consistent with expansion of maritime activities. ZUCHELLI, HUNTER & ASSOCIATES, INC. v General Commercial - office--Significant potential in the early 1990's in District A... limited office market potential elsewhere. - Retail, Entertainment, Eating and Drinking-- Restaurants should be required as part of projects in District A ... reasonable demand for waterfront eating and drinking facilities in District B. Residential All Units--200 to 300 units per year in the study area, IV. DEVELOPMENT PROGRAM Vacant land, under-utilized land and inconsistent or incompatible uses within the study area will generate development opportunities. Development potential includes the expansion of existing uses, new residential and mixed-use devel- opment, new maritime facilities and public and private recreational uses. The specific opportunities and constraints of future land utilization have been identified on a district- by-district and a site-by-site basis. Although residential areas and mixed-use development momentum should be recognized, an aggressive approach to creating internally consistent maritime land use areas adjacent to the river should be pursued. It is recommended that new development along the river be required to include maritime activities, particu- larly if the project is replacing an existing maritime use. ZUCHE LLI, HUNTER & ASSOCIATES, INC. vi V. PUBLIC/INSTITUTIONAL CONTEXT 0 There are a total of 15 river crossings within the study area. Traffic conditions would significantly improve if the older bascule bridges were replaced with new bridges. The replacement of the 57-year-old Brickell Avenue Bridge should receive high priority. 0 The high contamination of the river's water quality is a serious concern. A comprehensive dredging pro- gram, clean-up efforts and drainage system improve- ments are necessary. 0 Deteriorated bulkheads and unconsolidated conditions along the shoreline require improvement. 0 Riverwalks, parks and roads are public/institutional amenities and facilities which can be managed and improved. Lummus Park, for example, could be be improved as a major recreational and cultural amenity in the area. 0 Public/private joint venture possibilities within the study area also provide significant opportunities. 0 The effective management of public/institutional resources within the study area can significantly affect the level of public access, utilization, and enjoyment of the river. A focused improvement program will also induce private investment and enhance the overall economic vitality of the study area. VI. IMPLEMENTATION STRATEGY We recommend that a central quasi-public agency be created to act as an advocate and coordinator for riverfront improvement with a budget of approximately $500,000 to $600,000 over a three-year period. 0 It is recommended that a marketing and promotion strategy be developed with two major thrusts: 1) a general public oriented overall promotion strategy, and 2) an industry targeted merchandising effort. ZUCHELLI, HUNTER & ASSOCIATES, INC. vii The creation of individual development districts with special treatment and incentives is recommended. These could include: Tax increment financing districts, special overlay district zones, and enterprise zones. 0 A variety of financing and funding techniques should be sought. Prime emphasis should be placed upon tax increment financing to create the needed infrastruc- ture and support services to assist marine-related industries. Impact fees, loans, and grants are additional sources of funds. The implementation of "up-front" public sector plann- ing and investment programs will enable existing and prospective marine uses to then obtain the bulk of their funding requirements from conventional private sector funding sources. ZUCHELLI, HUNTER & ASSOCIATES, INC. I. EXISTING PHYSICAL CONDITIONS The field surveys conducted as part of the study consisted of both land and water side surveys to document existing condi- tions and characteristics'along both banks of the Miami River, from the mouth of the river to the railroad bridge and Salinity structure just west of N.W. 37th Avenue. A detailed set of "field notes" recorded on 1985 aerials and City of Miami plat maps complement this report. This data is on record with the City of Miami Planning Department. The field survey information which forms part of this report is of a more generalized nature. It is important to underline that future planning efforts will require cross-referencing with the more detailed "field notes" mentioned above. For analysis purposes the Miami River has been divided into distinct districts: the mouth of the river to 1-95; 1-95 to 5th Street Bridge; the 5th Street Bridge to the 12th Avenue Bridge; the 12th Avenue Bridge to the 17th Avenue Bridge; the 17th Avenue Bridge to 22nd Avenue Bridge; 22nd Avenue Bridge to the 27th Avenue Bridge; 27th Avenue Bridge to N.W. 32nd Avenue; and N.W. 32nd Avenue to the Salinity Dam west of N.W. 37th Avenue. A. LAND USE The land use survey identifies the various land use cate- gories which exist along the river and surrounding study area. Particular attention has been given to the specific identifica- tion of marine-related commercial and industrial uses and their distinction from those land uses which are non-marine related. In the accompanying land use maps, the marine-related uses have been screened to graphically distinguish them from non-marine-related uses. 1. District A--Mouth of the River to 1-95 District A, approximately .9 miles in length is pri- marily characterized by a number of large vacant and under- utilized parcels along both banks of the river. The most distinguishing land use characteristics are the James L. Knight Convention/Conference Center, the Dupont Plaza Hotel and Cye's Rivergate, all adjacent to the S.E. 2nd Avenue/Brickell Avenue Bridge. The James L. Knight Convention/Conference Center &Una s T -jQ11T I T -s S cl x V.&M Avg v p c as a -A GA c F1 :9 c I LAND USE MAP - DISTRICT A SF SINGU FAMILY 0 OPEN SPACE & RECREATION TH TOWNHOUSE H MARINAS & MINOR REPAIRS GA GARDEN APARTMENT MS MARINE MES. ACCESSORIES/ H HIGH-RISZ APARTMENT SERVICE C NON4(ARINE COMMERCIAL F FISHERIES I NON-MARINE INDUSTRIAL RE RESTAURANTS P PUBLICANSTITUTIONAL Y BOAT YAZDAWOR REPAIR T TRANSPORTATIONNTILITIES/ S SHIPPING 4 CARGO PARKING MARINE RELATED LLI, HUNTER & ASSOCIATES, INC. 1-2 consists of three principal uses: a convention conference facility with ancillary banquet and meeting rooms, which is used for concerts, cultural and sporting events; hotel and ancillary facilities such as restaurants and amenities; and a series of commercial shops which link the convention/conference center to parking areas and the riverfront. Cyels Rivergate was the first high-rise office building to be developed near the mouth of the river. The DuPont Plaza hotel, located immediately east of the Brickell Avenue bridge on the north bank of the Miami River, is a mixed-use facility combining hotel, office and limited retail commercial. Immediately to the north of the DuPont Plaza hotel is the future site of the Miami Centre project which consists of an office tower and the Pavillion hotel. This district has excellent regional accessibility as a result of the 1-95 access and exit ramps. Along the north bank of the river, the access and exit ramps are located along S.E. 2nd and 3rd Streets, just east of North Miami Avenue. On the south bank, the ramps are located between S.W. 4th and 3rd Avenues just south of S.W. 7th Street. The expressway itself, serves as a territorial marker, defining the district's northern and western border. It is important to note that whereas the properties along the south bank of the river enjoy a similar level of accessibility to the expressway system due to the westerly location of the access and exit ramps on the north of the river, those properties which lie west of South Miami Avenue do not enjoy the same level of accessibility to the expressway ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-3 system. Traffic to or from these properties must travel in an eastwardly direction through heavily congested roads to loop back to the expressway system; or travel northward to the exit and access ramps located northwest of the Government Center area. In addition, the bridge ramps typically present access difficulties to any riverfront.properties which are less than 200 feet in depth. A majority of these properties are located along the south side of the river as opposed to the north bank where larger tracts of land are available for development. The river varies in width from 164 feet to a maximum of 218 feet just east of Metrorail Guideway. The depth of the channel varies from 15 to 18 feet. Most of the marine-related uses are concentrated just east of 1-95, with Miami Shipyard Corporation, a boatyard facility for minor or major repair of large vessels, as the largest marine use. With the sale of Tommy's Boatyard this year, the length of the river frontage in marine uses declined to 30 per- cent. Aside from the Merrill Stevens Dry Dock Company, which has been on the Miami River for over 100 years, Tommy's Boat- yard had been the second oldest operation along the river's bank. The land use trends in this area since 1974 have been a decrease in the amount of both vacant and marine-related uses, while experiencing an increase in non-marine commerical uses. This district is in transition from marine commercial/indus- trial and parking to more intense non-marine commercial uses typical of urban cores. The north bank is likely to undergo development/redevelopment at a moreaccelerated rate than the south bank due to greater development pressures from the down- town core vis-a-vis the Brickell area. 2. District B--I-95 to 5th Street Bridge District B, approximately .75 miles in length, is primarily characterized by marine commercial uses such as fisheries, marine services and marinas. Over 60 percent of the river's edge is devoted to marine-related uses. Fisheries such as East Coast Fisheries and National Fisheries along side with River Marine, Denizana Shipping and other marine-related com- panies, give this stretch of the river a certain marine commer- cial flavor which is both quaint and attractive in its own way. H ILL i p I Hill I @1.1 _17- "W 4 Sir F RE p IN mw 3 1 -3 if 0 1 1 UP--- m Tm TFF 111 0 st S ST W PLA"AN StNIT I L.U@ P.. p Tm 117171517171 F* F FT _11111 0 sw I 111111111 0717 F S 0 st ms Tm 1111 m Th LAND USE MAP - DISTRICT B SF- SINGLE FAMILY 0 -OPEN SPACE & RECREATION TR- TOWNHOUSE . M -MARINAS & MINOR REPAIRS GA- CARDEN APARTMENT HS -MARINE SALES, ACCESSORIES/ H - HIGH-RISE APARTMENT SERVICE C - NON-MARINE COMKERCrAL F -FISHERIES I - NON-MARtNE INDUSTRIAL RE -RESTAURANTS P _ PUBLIC/ INSTITUTIONAL Y -BOAT YARD/MAJOR REPAIR T - TRANSPORTATION/UTrLITIES/ S :SHIPPING & CARGO PARKING MARINE RELATED ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-4 Approximately 35 percent of the shoreline is public pro- perty, either park land, public rights-of-way or governmental operations. The river varies in width and measures 180 feet across at its narrowest point, immediately to the east of the 5th Street Bridge. The depth of the channel varies from 17.5 feet near the S.W. lst and Flagler Street Bridges to approximately 15 feet near the 5th Street Bridge. The newest addition to the City of Miami park system is the Jose Marti Riverfront Park, located just west of 1-95 on the south bank of the river. The award-winning community park features over 650 feet of shoreline with a riverwalk. The park has a swimming pool, community facilities building, racquetball courts, softball field and open play areas. The second open space system of importance is Lummus Park on the north bank of the river between N.W. 2nd and 3rd Streets. Lummus Park is a 5.9-acre park scheduled for redevelopment by the City of Miami. The park principally serves the high-rise elderly housing complexes to the south and north of the park, as well as the Culmer Overtown area to the north and northeast. Projected improvements for this park include minor renovations to the recreation building and card building, as well as site furniture, landscaping and lighting. The final phase of the park improvements will consist of an entry plaza, as well as picnic shelters, paving and a fit- ness center. A portion of the park has frontage along the river, but this section is separated from the remaining por- tions of the park by North River Drive. The Pioneer Club, a historical organization, holds a 99-year lease on the building which is located on the river portion of the park. Lummus Park could play a significant role in providing a major link for pedestrian access to the north bank of the river for office workers based in various government buildings throughout the Government Center, located immediately to the east of N.W. 3rd Avenue. ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-5 Both th e Jose Marti Park and Lummus Park suffer from underutilization. In the case of the Jose Marti Park, the low- level utilization is more related to the need for recreational programs and community-based organizations to adopt the park as their recreational base. In the case of Lummus Park, the low- level utilization is cause by the condition of the recreational facilities and a need for better linkages which would connect the park to pedestrian systems along the river and to the Government Center. The most limiting factor affecting land use patterns and trends along this stretch of the river is the narrowness of the abutting properties on either bank. Consequently, with the exception of the Jose Marti Riverfront Park, there has been an absence of significant new construction in the area. The only exception consists of Magic City Enterprises, a local develop- ment company, which has acquired several historic properties just east: of S.W. lst Avenue and converted the existing wood frame homes into a "bed-a,nd-breakfast" hotel. 3. District C--5th Street Bridge to 12th Avenue Bridge District C, approximately .65 miles in length, con- sists of three distinct land use elements. The first is marine- related and extends from the 5th Street Bridge to the former mw Q ST 0 EHI [[O[El mw is It rFm L11.1-1 p ti 6 a 4 --_ -_ --1 v 4 p c ms/ _L ffl v F M m F c 17173 N w 3 97 1_fffim@f -IT, Is's 71 LAND USE MAP - DISTRCT C S F -SINGLE FAMILY 0 - OPEN SPACE & R ECR EATION TH -TOWNHOUSE H - MARINAS & MINOR REPAIRS CA -CARDEN APARTMENT HS - MARINE SALES. ACCESSORIES/ H -HIGH-RISE APARTMENT SERVICE C -NON-HARINE COMMERCIAL F - FISHERIES I -NON-MARINZ INDUSTRIAL RE - RESTAURANTS P -PUBLIC/INSTITUTIONAL Y - BOAT YARDMAJOR REPAU T -TRANSPORTATION/trrrLITIES/ S - SHIPPING & CUM PARKING - MARINE RELAM ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-6 Miami News building on the south bank of the river. The Norse- man Ship Building/Boat Repair Yard and the River Port Marina/ Bayliner dealership are located here. Marine services include sales, wet and dry storage and minor repairs. The second land use element consists of non-marine commer- cial uses. These lie immediately to the west of the marine- related uses mentioned above and consist of the former Miami News building, now owned and operated by Southeast Bank for "back-office" operations which require no contact with the public. Dade County offices for property management and GSA are adjacent to the bank facility. This second element has absolutely no relationship to the river. Metropolitan Dade County maintains a dock for patrol boats at this location. The third element is a residential component on the north bank consisting primarily of single-family residences within proximity, of the 5th Street Bridge and increasing in density to townhouse and garden apartments toward the 12th Avenue Bridge at-ea. In addition, there are some vacant lots which tend to toe unsightly and used for abandoned vehicles. The only recent developments in this district include a complex of moderately priced townhouses extending from N.W. 9th Court to just west of N.W. 10th Avenue along North River Drive. A smaller group of older townhouses lies immediately to the west. The townhouse development is in response to a housing market for moderately priced units generated by the civic center complex immediately to the north of this area. The waterfront units in this development have boat docks along the river's edge as a residential marketing amenity. J- _7V hL 41- ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-7 The civic center is a common term for an area that lies immediately north of the Miami River between 9th and 14th Avenues. This area contains a complex of both government and health care-related facilities. Jackson Memorial Hospital, Cedars of Lebanon and the Veterans Administration Hospital are located here, as well as County courts, detention facilities, public defenders' office building and the main offices of the County Public Safety Department. Approximately 25 percent of the district is devoted to marine-related uses; 40 percent is residential; 15 percent is non-marine commercial; 15 percent is vacant; and 5 percent is public-governmental. The river width and depth remain almost constant through- out this district. The width varies only from 160 feet to approximately 180 feet in"width and the channel has a depth of approximately 15.5 feet throughout. 4. District D--12th Avenue Bridge to 17th Avenue Bridge District D, approximately .65 miles in length, -is a district which is primarily institutional and residential in character. The most distinguishing land use features are the Robert King High Towers, the Merrill Stevens Boat Yard, the 836 Expressway structure crossing, the Mahi Temple and a grouping of very well-kept single-family homes bordered by a beautiful row of royal palm trees along the river's edge. Approximately 40 percent of the shoreline is devoted to a public right-of-way and to institutions such as the Mahi Temple and other Masonic lodges. The latter-occupies very valuable riverfront property with excellent vehicular and non-vehicular accessibility to the civic center area. Another 45 percent of the shoreline is devoted to residen- tial uses varying in type from single family, to garden apart- ment and high rise. The remaining 15 percent of the shoreline is comprised of the Merrill Stevens Dry Dock Company properties on both banks of the river just west of-the 12th Avenue Bridge. The river varies in depth from 180 fe7et to 280 feet just west of the east/west expressway, the widest point in the entire Nd HIM"= "w a IT IT MIT is T PIT, Is S, mw flit Pow ld III ITFL 1 -1 L- 0@ 0 GA 0 LLMLAMM.4 low MIT T "w It 6 TIN SOMA 7M "w I IT Lo mw LAND USE MAP - DISTRICT D S? SINGLE FAMILY 0 OPEN SPACE & RECREATION TH TOWNHOUSE M MARINAS & MINOR REPAIRS CA GMEN APARTMENT MS MARINE SALES. ACCESSORIES/ H HIGH-RISE APARTMENT SERVICE FfFl C - NON-MARINE COMMERCIAL F FISHERIES I - NON-MARINE INDUSTRIn RE RESTAURANTS P - PUBLIC/INSTITUTIONAL Y BOAT YARD/KAJOR REPAIR T - TRANSPORTATION/UTILITIES/ S SHIPPING 4 CARGO PARKING MARINE RELATED ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-8 river channel. The depth of the channel varies from 13.8 feet just east of 17th Avenue to 15.5 feet just west of the east/ west expressway. District D is the most stable area along the river. This is due in part to the fact that both banks of the river consist of large tracts of land which are either in the public domain or owned by highly successful private corporations with a long established presence in the Miami area. 5. District E--17th Avenue Bridge to the 22nd Avenue Bridge District E, approximately .65 miles in length, is a district which typifies the diversity of land uses which are commonly found along the river. Approximately 50 percent of the river's edge is devoted to marine-dependent uses such as Hardie's Marina, Nuta's Boatyard and Repair and Poland's Marina where the "do-it-yourselfers" can repair their boats. Along South Fork River the most dominant feature is Allied marine. Caribbean Shipping, which exports all types of second- hand goods to Haiti, is based immediately east of Allied Marine. Approximately 35 percent of the shoreline is devoted to residential uses. Single-family, townhouse and high-rise resi- dential are found along this stretch of the river. This is an area of contrasts. For example, one of the nicer single-family and townhouse residential developments (i.e., River Club) along the river, adjoin the Caribbean Shipping operations and Allied Marine. Similarly, River Run, a high-rise residential develop- ment with marina and recreational amenities adjoins one of the most dilapidated properties found along the river. The balance of the shoreline is primarily consumed by the City of Miami's E.G. Sewell Park and Dodge Mental Health Hospital, immediately to the west of the park. E.G. Sewell Park is a passive park which is in need of shoreline restora- tion and a high degree of maintenance. Unfortunately, this park receives very little use from the surrounding residential community and consequently has not received the level of pri- ority it deserves to enhance the park's native settings. The river varies considerably along this district although the depth of the channel remains almost constant. The river LjLLLLLj-LLLuJjjj[-LLLLLLJ 111 11 ]mll I I *w A Tpi mw a TIM w 14 rat Rw a TIEN III I I I I I I I @@- pcw a of pm er 99r7 -LJ- m o y m v a a 4p 0 TH P 0 P, wa I RYWA CA r C v P (TT =R IT -CE [7 LAND USE MAP DISTRICT E ST- SINGLE FAMILY 0 -OPEN SPACE & RECREATION IN - TOWNHOUSE M -MARINAS & MINOR REPAIRS GA- GARDEN APARTMENT 14S -MARINE SALES. ACCESSORIES/ H - HICH-RISE APARTMZNT SERVICE C - NON-MARINE COMMERCIAL 7 -FISHERIES I - NON-MARrNZ INDUSTRIAL RE - RESTAURANTS P - PUBLICANSTITUTIONAL y -BOAT YARD/MAJOR REPAIR T - TRANSPORTATION/UTILITTES/ s -SHIPPING & CARGO PARKING - MARINE RELATED ZUCHELLI, HUNTER ASSOCIATES, INC. 1-9 varies from approximately 160 feet to a width of 239 feet just west of 17th Avenue. The depth of the channel varies from 14.5 feet to approximately 15.5 feet. 6. District F--22nd Avenue Bridge to 27th Avenue Bridge District F, approximately .65 miles in length, is primarily a residential district, with just a few exceptions on the south bank immediately west of the 22nd Avenue Bridge. Single-family, townhouse, garden apartments and high-rise resi- dential structures are found in this district. For the most part, the housing stock is in fair to good condition but there is evidence of a need for improved maintenance of both yard areas and structurces. Approximately 60 percent of the shore- line is devoted to residential uses. Marine-dependent services comprise only 20 percent of the shoreline; and these are primarily related to the Florida Yacht and Florida Ships property. Another 10 percent of the shore- line consists of public/institutional uses such as the Key Power Vocational School. The balance of the shoreline consists of vacant parcels and Gerry Curtis Park. - During the last 10 years there has been little or no activity in this area involv- ing new construction or changes in land use. This is primarily a residential zone along both sides of the river. The river varies in width from a minimum of 100 feet just east of 27th Avenue to approximately 165 feet opposite the Musa Isle development, located west of Curtis Park. The depth of the channel is rather constant along this stretch of the river, averaging approximately 15 feet. 7. District G--27th Avenue Bridge to N.W. 32nd Avenue District G, approximately .65 miles in length, is primarily marine industrial, consisting of boat yards and marine shipping terminals. Approximately 55 percent of the shoreline is devoted to marine-dependent uses. There is a small pocket of residential on the south bank of the river fronting on South River Drive. The residential consists of single-family residences, townhouses and a trailer park just west of 27th Avenue; however, residential represents less than 20 percent of the area and it shows signs of-being an area in transition. Approximately 5 percent of the area is non-marine commercial or public-institutional. Ten percent is vacant and another 10 percent is non-marine industrial. ZUCHELLI, HUNTER & ASSOCIATES, INC. I-10 The river varies in width from a minimum of just under 100 feet within proximity of 32nd Avenue to approximately 150 feet just east of the Tamiami Canal. The depth of the channel var- ies from 14 feet near 32nd Avenue to 15.5 feet just east of the Tamiami Canal. 8. District H--N.W. 32nd Avenue to the Salinity Dam West of N.W. 37th Avenue District H, approximately .65 miles in length, is a mixture of marine-related uses, both commercial and industrial, amounting to approximately 45 percent of the shoreline; and other non-marine commercial and industrial uses. The latter amount to approximately 35 percent of the shoreline. This district serves primarily as a shipping terminal for container- ized cargo. The balance, or 20 percent of.the shoreline, is presently vac-ant and presents a formidable opportunity for expansion of existing uses, or introduction of new uses along this district. It is very likely that the trends of expanding shipping activi- ties will continue in the future as a result of the amount of vacant land which is still available in this district. The growth and development of this portion of the river as a main shipping terminal for the Caribbean has been a slow process. This is in part due to the fact that this is the area farthest from the mouth of the river, and both the distance and number of bridge openings between these properties and the mouth of the river present a slight disinvestment factor for marine industrial investment. The nature of the river itself, as well as the surrounding land uses, present few opportunities for uses other than marine industrial or non-marine industrial operations. The river varies in width from 100 feet to approximately 200 feet at the entrance to Palmer Lake. The depth of channel varies from 10 feet just east of the Salinity Dam to 15 feet just west of Palmer Lake. W_M 01, IN, PWA VMS- 0 P p H C 0 GA ft M v S P RW Is LLL I iL 17111$0 v r 1C p p GA GA SF 0 LAND USE MAP - DISTRICT F SY - SINGLE FAMILY 0 - OPEN SPACE & RECREATION TH - TOWNHOUSE M - MARINAS & MINOR REPAIRS GA - GARDEN APARTMENT MS - MARINE SALES. ACCESSORIES/ H - HIGH-RISE APARTMENT SERVICE C - NON-MARINE COMMERCIAL F - FISHERIES USTRIAL Is I - NON-KARINE IND RE - RESTAURANTS P _ PUBLICANSTITUTIONAL Y - BOAT YARD/MAJOR REPAIR T - TRANSPORTATION/UTTLITIES/ S - SHIPPING & CARGO PARKING - MARINE RELATED Jill], kw rh -ORCH) 0,_ 9 MIT IT L AS s 14W 41b. mw TIN op S M S 7: NEI C xw 20 91 4p -,77277111111 + +p low 4 C To 0 M.Ll' 0 __ "If _171 SF JJ xw It X LAND USE MAP DISTRICT G ST- SINGLE FAMILY 0 - OPEN SPACE & RECREATION TH- TOWNHOUSE M - MARINAS & MINOR REPAIRS GA- GARDEN APARTMENT MS - MARINE SALES .ACCESSORIES/ H - HIGH-RISE APARTMENT SERVICE C - MON-MARINE COMMERCIAL P - FISHERIES RIF IT I - NON-HARIHE INDUSTRIAL RE - RESTAURANTS P - PUBLIC /INSTITUTIONAL y - BOAT YARDMAJOR REPAIR T - TRANSPORTATION/UTILITIES/ S : SHIPPING & CARGO PARKING MARINE RELATED ww 36 It c w is c NW 34 "W 33 6, c "W 32 of 3. sw c so IE J-1 C v y 4f C sma C/ x f-4 11 LAND USE MAP - DISTRICT H SF SINGLE FAMILY 0 - OPEN SPACE 6 RECREATION TH TOWNHOUSE M - MARINAS & MINOR REPAIRS CA GARDEN APARTMENT MS- MARINE SALES. ACCESSORIES/ H HIGH-RISE APARTMENT SERVICE C NON-MARINE COWERCIAL P - FISHERIES I - NON-KARrNZ INDUSTRIAL RE- RESTAURANTS P - PUBLIVINSTITUTIONAL Y - BOAT YARD/MAJOR REPAIR E T - TRANSPORTATION/UTILITIES/ S - SHIPPING 4 CARGO PARKING - MARINE RELATED ZUCHELLI, HUNTER & ASSOCIATES, INC. B. ENVIRONMENTAL CONDITIONS Environmental conditions survey identifies the physical qualities of structures, properties and shoreline improvements along the river. The conditions were categorized according to the degree of remedial actions that would be required to upgrade the particular property to a sound condition. The term "dilapidated" was used to describe properties where structures might be structurally unsound, boarded-up or abandoned; also vacant properties which might have deteriorated bulkheads or unconsolidated shoreline and littered with junk, debris and derelict vessels or vehicles, received the same classification. "Noxious activities" is a category given to non-river-dependent uses such as "scrap metal yards" which contributes not only to polluting the ground water and river quality, but also visually blights the area. Almost 75 years ago, the Miami River had clear, drinkable water. Today, this body of water has one of the highest con- centrations of pollutants in the State of Florida. The river's water quality, although highly stratified, varies considerably throughout the length of the river. The upper reaches of the river near the Salinity Dam, is characterized by a slightly brackish water, whereas the areas of the river near the mouth are characterized by saline waters. The County Department for Environmental Resources Management (DERM) has a number of mon- itoring stations along the Miami River where water quality is periodically monitored. The highest level of turbidity is found at the mouth of the river, whereas the higher levels of color values are found at the upper reaches of the river. The latter is partly due to a possibility of fertilizers, metals and oil spills entering the river at sites from which indus- trial-type activities are conducted. A number of recent .studies have documented that sediments along the entire length of the river are extremely polluted. In addition, the studies have proven that the concentrations of pollutants are much greater near the mouth than in the upper reaches of the river. It is also interesting to note that due to the heavy ship traffic which constantly re-suspends particles from the bottom, the polluted sediments are quite mixed throughout the river. The condition of the river water quality is also affected by a number of off-shore and shoreline conditions such as storm water runoffs and outfalls, sewage overflows, eroding shore- lines and others. Storm water outfalls represent the major source of pollutants along the Miami River. These outfalls ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-12 drain the public right-of-ways for an area which extends approx- imately 1.5 miles from the river's edge. DERM has investigated a number of sites where the leak of chemicals and oil spills have contributed to the contamination of ground water and river quality. The County has established a number of programs to identify problem sites and monitor potentially polluting oper- ations. In addition, permitting and regulatory programs have been established to govern the discharage of storm run off into the storm water system. There are a number of sewage pump stations along the Miami River that receive storm water from basins that drain into the river. During heavy rainfalls, the combined storm water/sewage flows are so great that this situation causes the system to back up and overflow into the river through the storm water outfalls. In addition, the number of house boats and live- aboards moored along the river constitute another source which contributes to polluting the Miami River through a direct discharge of waste into the water. Although there are still a number of docked or moored vessels along the river which are in deteriorating condition, a majority of partially or fully submerged vessels abandoned along the river and its tributaries, have been removed during the last several years in a combined effort between federal, State and local agencies. A number of these deteriorated vessels were removed and placed on the County's artificial reefs. Today, the majority of the partially or fully submerged vessels can be found along Seybold Canal, Wagner Canal, Tamiami Canal and Palmer Lake. 1. District A--Mouth of the River to 1-95 The environmental conditions within this district are, for the most part, sound. The most evident action required in this area is one of maintenance. For example, the vacant site west of the Rio Restaurant" is being used as a dump. Similarly the areas along the Metro Rail right-of-way adjacent to the FPL property are in need of maintenance. The shoreline along this area is quite unsightly (i.e., rubble, barb wire fencing, deteriorated bulk- head). In contrast, the public rights-of-way under 1-95 are well-kept and landscaped. I II t I A 9 B C A A A N c A B N A ENVIRONMENTAL CONDITIONS MAP - DISTRICT A A - SOUND D - DILAPIDATED R - MAINTENANCE F - NOXIOUS ACTIVITIES C - MAJOR REPAIRS 14 - NATURAL SETTnKS ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-13 There are a few areas where major repairs of shoreline conditions are required. The most noticeable is an area immed- iately east of Dawson Marine, on the south bank of the river, adjacent to the new Miami Avenue Bridge. The Miami River walkway, which extends from the S.E. 2nd Avenue Bridge on the east, to Fort-Dallas Park on the west, represents the initial phase of capital improvements to improve and enhance the ambiance of the river's edge along the City's central business district. In accordance with the City of Miami's waterfront charter amendment, public access to the shoreline along Biscayne Bay and the Miami River are required through setbacks and easements for all properties and land uses, with the exception of waterfront industrial-zoned pro- perties. 2. District B--I-95 to 5th Street Bridge The district has the most distinct marine character of any stretch of the river within the study area. Wholesale fisheries such as National, East Coast and Florida Carib Fishery, seafood restaurants such as East Coast and Joe's Restaurant, Colpac Shipping, W.T.T. Terminal, Bahamas International Shipping and other shipping companies characterize this district. As a result of the marine activities which take place along both sides of the rivers this district might appear to be unsightly and run down. Although there are numerous instances of bulkheading which needs major repair or replacement, and rip rap which needs repair or maintenance, for the most part, the cluttered appearance is in part due to the marine commercial functions in this area. 4 NEW LL D A C I IT IT A It IT iLu NIT TFI1 11111 low If TM Tm I I I I I I I I ITIM70171 4 SIT 111111111 LN Tml D sw IT C TFfl sw 3 IT LL sw 4 IT Tm sw I IT w 1111 IT lillinillillill IPTW 1@ ENVIRONMENTAL CONDITIONS MAP DISTRICT B LA A - SOUND D - DI PIDATED - MAINTENANCE P - NOXIOUS ACTIVITIES - MAJOR REPAIRS N - NATURAL SMINGS ZUCHELLI, HUNTER ASSOCIATES, INC. 1-14 The open storage of lobster traps just west of the Jose Marti Park, across on the north bank of the river and just east of Florida Carib Fishery, Inc., immediately link the landside operations with a strong marine image. Similarly, the boats docked at the Colpac Shipping Terminal, just south of S.W. lst Street on the north bank, full of open non-containerized cargo on its way to Haiti; the flotilla of "sponge fishing boats" just north and south of the Flagler Bridge; and the congregation of pelicans around Joe's Restaurant/Fish Market and National Fisheries at the west end of the district give it a colorful and distinguishable "marine image". Unfortunately, this stretch of the river is surrounded by one of the highest crime areas in East Little Havana on the south bank and Culmer/Overtown on the north bank. In recent years, the only public effort to significantly upgrade the area has been the construction of Jose Marti Riverfront Park. 3. District C--5th Street Bridgeto 12th Avenue Bridge Environmental conditions along this district are quite sound except for a few isolated spots. These concern primarily a few vacant parcels along the north bank which are in need of maintenance and major shoreline restoration. The Metro Dade property 3ust east of the 12th Avenue Bridge has poor shoreline conditions and the wood dock for the police patrol boats needs minor repairs. The worst conditions are found along the Seybold Canal, at the eastern end of the district. Deteriorating bulkheads, trash piles, sunken or derelict vessels and flagrant pollution of the river are evidenced throughout the canal. A number of uses fronting along N.W. 7th Avenue, such as the Southern Bell parking lot, auto repair and body repair shops are quite incon- gruous with the river and create a rather incompatible rela- tionship with the single-family homes across the way. 4. District D--12th Avenue Bridge to 17th Avenue Bridge District D has the highest environmental quality of any other area of the river. With the exception of a few single-family residences immediately west of the expressway right-of-way on the south bank, structures along this stretch of the river are in very good condition. Properties appear to be well maintained and there are no signs which might indi- cate any possibility of transition or disinvestment. P::4t mw $3 of 0 13 $1 X- F:T 46 If r 'Ab A ww p 0 F.I. I I I-.. A 11TF 0 ST IT117 of -1 r---r I I I1 11 rT7-r77'M rTl ENVIRONMENTAL CONDITIONS MAP - DISTRICT C A - SOUND D - DILAPIDATED LIZ MAINTENANCE F - NOXIOUS ACTIVITIES MAJOR REPAIRS N - NATURAL SE=INGS Ili mw is of st mw Is $I 61 MW 4 T1 too A "W 4 04 A to A A aw fir B B all A (III In 11FIAS-- a lame A Nw a a psi TT- r--T7-r ENVIRONMENTAL CONDITIONS MAP - DISTRICT D A - SOUND 0 D - DILAPIDATED - KAINTENANCE F - NOXIOUS ACTIVITIES KAJOR REPAIRS N - NATURAL SETTINGS ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-15 5. District E/17th Avenue Bridge to the 22nd Avenue Bridge The district has striking contrasts in both land uses and environmental quality. The western portion of the district, immediately west of one of the nicer residential areas along the river, is charac- terized by the Ebsary Foundation property which is trashy, unsightly and with a shoreline which needs repair and in some areas replacement. On the opposite side of the river and abutting the single-family area is a vacant lot which is used by U.S. customs for storage of seized vessels. There are still several boats and abandoned yachts at this site. The property is littered with derelict vessels and vehicles. The Caribbean Shipping property is similarly in a deteriorated condition. Other properties along the South Fork River are in a similar state. Nutals Boat Yard property appears unsightly because of the shoreline conditons and the need for the repair of bulkheads. Even E.G. Sewell Park, one of the most attractive passive parks in the City of Miami and the district's most distinguish- able land use feature, is in need of maintenance and shoreline improvements. The rapidly eroding shoreline is losing valuable vegetation.- 6. District F--22nd Avenue Bridge to 27th Avenue Bridge The district is in sound condition with the only exception being a vacant parcel which lies between the Musa Isle Senior Citizen project and Florida Yacht. This property is trashy and in need of some limited bulkhead repairs at the westernmost corner of the property. Some of the single-family areas along the western edge of the district are in need of maintenance. The shoreline at Gerry Curtis Park is unconsolidated and has evidence of serious erosion problems similar to Sewell Park. Several inlets and boat slips to the east of the park are being rented by live-aboards and house boats. These vessels, for the most part, give the area a "run-down and transient" appearance. Is ST @@@@LLLLLLLLLLLJ A -ITH ---I 11.1-1 H.- 0 ST vc mw a Tim C 1-7 I I Isy I II I I I H NOR 4 4r v N A C A mormnomm goorlVERL- 9T rT-r r) F7 ENVIRONMENTAL CONDITIONS MAP DISTRICT E A - SOUND D - DILAPIDATED NAINTENANCE - NOXIOUS ACTIVITIES HAJOR REPAIRS N - NATURAL SETTINGS ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-16 7. District G--27th Avenue Bridge to N.W. 32nd Avenue The environmental quality of District G is one which varies radically. For the most part, this district can be described as being of a "fair" environmental quality at best, due to the number of vacant properties which are in an abandoned state with trash, debris, abandoned vessels and deteriorated shoreline. Although there are a number of marine boat yards such as Bojean, Tamiami Marina and B.C. Corporation, the district is primarily a shipping area with companies'such as Bemuth Marine Shipping, Johnson Shipping, Hyde Shipping Corporation, and the largest shipping company being Caribbean Terminals, Inc. (CTI). The shipping terminals can best be described as long and narrow term'inals with non-descript warehouse structures in some cases and a multitude of containerized cargo deposited through- out the site. This type of activity contributes to giving this area a "messy or chaotic" appearance, although in reality it is more a function of shipping operations and not a permanent environmental condition. Themost noxious activities thorughout this stretch of the river are the scrap metal yards. These activities present a hazardous condition to the water quality of the Miami River. In addition, the scrap metal yards and similar facilities along the river give the district a very trashy appearance. 8. District H--N.W. 32nd Avenue to the Salinity_Dam West of N.W. 37th Avenue District H is basically a continuation of the same type of uses and conditions found in District G. Their environ- mental conditions are practically identical, with the exception that there is more vacant land in this area. C. RIVER EDGE CONDITIONS The river edge conditions survey identifies the type, construction method and quality or condition of the river's edge whether it be natural or man-made. uum@s 19 N IT e3 .4 40 ft i N l1w T It C I IBI I I I I L --z4701717i IT Ir too aw 11T ENVIRONMENTAL CONDITIONS MAP DISTRICT F D - DILAPIDATED A - SOUND 3 - HAINTENANCE F - NOXIOUS ACTIVITIES C - HAJOR REPAIRS N - NATURAL SETTINGS - -4. 1 4. 1 1 mw ow all at "If B )c of TR 4P KW at Talk Af C A B so IT A mw fto ID ACM 13- FT7, A .-S ow Un ENVIRONMENTAL CONDITIONS MAP DISTRICT G A - SOUND D DILAPIDATED MAINTENANCE Fm F NOXIOUS ACTIVITIES MAJOR REPAIRS @19 N NATURAL SETTINGS 4 ITT kw E A D low 32 B C A A aw of B C lp N B A A J. 77 171 707 B 01 x x I [:-:-3 1 L I Wr ENVIRONMENTAL CONDITIONS MAP - DISTRICT H A - SOUND In D - DILAPIDATED B - MAINTENANCE F - NOXIOUS ACTIVITIES F EE M C - MAJOR REPAIRS N - NATURAL SETTINGS ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-17 1. District A--Mouth of the River to 1-95 over 90 percent of the shoreline is bulkheaded. Approximately 5 percent is rip-rapped and the balance is unconsolidated. Although the majority of the bulkheading is concrete, there is a considerable amount of steel sheet bulkheading. The bulkheading is in good condition, particularly east of the U.S. Customs and River Park Hotel. However, the steel bulkhead just west of Tommy's'Boatyard, along the IntraA*merica Investment property is in a deteriorated condition and requires replacement. Similarly, the steel bulkheading immediately to the west of the Miami Yacht and the Rio Sea Food Restaurant (S.W. 2nd Avenue and North River Drive) is deteriorated and needs repair. There are also areas of unsightly rubble and debris (i.e., unconsolidated) along the public right-of-way of Dade County's mass rapid transit system (i.e., Metrorail) and along adjacent shoreline abutting vacant or underutilized tracts of land. 2. District B--I-95 to 5th Street Bridge Approximately 80 percent of the shoreline is bulk- headed. Although a majority of the bulkheading is concrete formed, there are several examples of steel bulkheading. Immediately south of Lummus Park and on both sides of the river between Flagler and S.W. lst Street there are examples of bulkheads which need maj-or repair or replacement. Immediately opposite Lummus Park, there is a coral limerock edge which has been capped. This is the closest limerock formation to the mouth of the river. The remaining shoreline is primarily rip rap with a few instances of uncon- solidated material on the north bank within proximity of the 5th Street Bridge. For the most part, the rip rap areas are in need of maintenance and some minor repairs. 3. District C--5th Street Bridge to 12th Avenue Bridge Approximately 80 percent of the river's edge along this district is bulkheaded. For the most part, the bulk- heading is in good condition and concrete formed. C S c S All 4 was (clL =idsz S ART TF Tr 71- S c st- c C c C( El RIVER EDGE CONDITIONS MAP - DISTRICT A - STABILIZED/GOOD CONDITION UNCONSOLIDATED /BUBBLE, SAND OR NATURAL NOMW - STABILIZED/IN NEED OF REPAIR C - CONCRETE BULKHEAD - NATURAL LIMROCK S - STEM BULKREAD - RIPRAP/REVETMENT OR SLOPED CEMENT RAGS W - WOOD BULKUAD 00000 - DOCKS L Ldi I ILI I I I I i I I I 1111 11111111111 LL mw 0 6 AT i- F s mw ST I - . I I-- I I I I I I I . E 617- - ------- mw :m) ST mw ST oiw I'll st W TM TMI S ST C S Tlfl' I I I I II sw 3 ST ow 4 ST sw ST w IT RIVER EDGE CONDITIONS MAP DISTRICT B INN11101 - STABILIZEDICOOD CONDITION UNOONSOLrDATED/RUBBLE, SAND OR NATURAL =NOW - STABILIZEDAN NEED OF REPAIR C - CONCRETE BULKHEAD MONOR - NATURAL LIMEROCK S - STEEL BULKHEAD RIPRAP/REVETMENT OR SLOPED CEMENT BAGS W - WOOD BULKHEAD ooooo - DOCKS mw '3 ST mw 13 ST F=T "W 11 ST "W to ST 14,w A 9-97 0 0 "W3 E c mw r ST T '73 111 IT7 1=4ti II I 1= -- - I I I I I I L "W s ir mw 7-171717 =@111L I- I - I - 11 - "W s st 171171 RIVER EDGE CONDITIONS MAP DISTRICT C N@ - STABILIZED/COOD CONDITION 0000000 - UNCONSOLIDATEDIRUBBLE, SAND OR NATURAL N WMW - STABILIZED/IN NEED OF REPAIR - NATURAL LtMOCK c - CONCRETE BULKHEAD S - STEEL BULKHEAD - RIPRAP/REVETMENT OR SLOPED, CEMENT BAGS W - WOOD BULKHEAD 00000 - DOCKS Ez@l ZUCHELLI, HUNTER ASSOCIATES, INC. 1-18 Approximately 15 percent of the shoreline has been rip rapped, primarily along the single-family areas on the north bank and partially the Metro Dade property on the south bank of the river. A portion of the Metro Dade property is not consolidated. Aside from the Metro Dade property mentioned above, the only unconsolidated shoreline conditions abut vacant or abandoned properties. These are quite unsightly and require both major maintenance and bulkheading. 4. District D--12th Avenue Bridge to 17th Avenue Bridge Approximately 75 percent of the river's edge along this district is bulkheaded and in very good condition. The remaining 22 percent of the shoreline is in an unconsolidated condition. Most of this occurs immediately along the river frontage of the Robert King High Towers, where there is ample evidence of an eroding shoreline (e.g., exposed root systems, ground soil washouts, etc.). Other examples are found along the expressway public right-of-way, and along the James Carnell Lodge property. A very limited amount of rip rap is found immediately to the west of the Merrill Stevens boatyard on the north bank. 5. District E--17th Avenue Bridge to the 22 Avenue Bridge Approximately 80 percent of the river's edge is bulkheaded. However, there is a considerable amount of bulkheading which is in need of repair or replacement, par- ticularly along the South Fork River to the west of Allied Marine and along the Caribbean Shipping property. Also, the bulkheading along Nuta's boatyard is in need of repair. Approximately 15 percent of the shoreline is unconsoli- dated. This occurs primarily along E.G. Sewell Park along the south bank just west of 17th Avenue, and in the area immediately to the east of Miami Yacht Sales on the north bank. There is a very limited amount of rip rap. This occurs primarily adjacent to the 22nd Avenue Bridge on the north bank along Paland Marina. '77) M 0 e--", 01 77 Is IT I ! .1 L 10 Is IT me is IT me, to IT 1 -111 A- w X IT TI ----------- om a IT c r 4 111411111@ C 4 if IT C s r@ C S FTTTFI; "W s lapin I I I I I_ Will-% IT 111 oil 1-77 RIVER EDGE CONDITIONS MAP DISTRICT D - STABILIZED/GOOD CONDItION see*@** - UNCONSOLMATEDIRUBBLE, SAND OR NATURAL WWMW - STABILIZED/IN NEED OF REPAIR C - comcurs BuLK:NEAD 21M@ - NATURAL LIMEROCK 9 - STEEL BULKHEAD - RIPRAF/REVETHENT OR SLOPED CEMENT BAGS W - WOOD BULKHEAD 00000 - DOCKS t-@@@ LLLLLLLLLLL-i I I I M. ST II I I I I I I @S, I E "W It ST IN Tan cl- n7l mw 1871 0 ITT 6 ov lfd "IN 18 ST s A, t I c s 0 4p 0 06 c c Me c c s ...M.wwwmms =R ST El WIN fix r cl IrT F- --I FT R.IVER EDGE CONDrTIONS MAP DISMICT E - STABILIZED/GOOD CONDITION UNOONSOLIDATED /RUBBLE. SAND OR NATURAL NWWW - STABILIZED/IN NEED OF REPAIR C -CONCRETE BULKHEAD NATURAL LIHEROCK 3 -STEEL BULKHEAD RIPRAP/REVETMENT OR SLOPED CEMENT BAGS V -WOOD BULKHEAD 00000 - DOCKS LAKI-Enuum tmKAAL-i I low r c is 4p c R P c WIN or c 0 0 c to c ww I& IT ow If ST F1111ITMT1111111 RIVER EDGE CONDUIONS MAP DISTRICT F - STABILIZED/GOOD CONDITION esseffee UNCONSOLIDATEDIRUBBLE, SAND OR NATURAL M=n= - STABILIZED/IN NEED OF REPAIR C CONCRETE BULIGMAD w@ - NATURAL LU49ROCK - RIPRAP/REVETMENT OR SLOPED S STEEL BULKHRAD' CEMENT BAGS W WOOD BVLKHM 00000 DOCKS ITIT111-R ww 27 IT 77 mw 26 IT mw at -IF C, S ww IT s C J6 21 no LI C 0 "W 2t T C w C c 20 IT TIN w IT w TIN Nw I LI TIT 77k RIVER EDGE CONDITIONS MAP DISTRICT G - STABILIZED/GOOD CONDITION UNCONSOLIDATED/RUBBLE. SAND - STABILIZED/IN NEED OF REPAIR OR NATURAL C CONCRETE BULKHEAD - NATURAL LIKEROCK IF, IT JIMTTT@ RIPRAP/REVETMENT OR SLOPED S-STEEL BULKHEAD CEMENT RAGS W-WOOD BULKHEAD 00000 - DOCKS 36 IT x NIP 36 IT 34 IT k. is 81 Ej "IT 32 71 S T T, W."/ $1. C C S C n IT 717 7- ft. 24 T mw RIVER EDGE CONDITIONS MAP - DISTRICT H OMMOM - STABILIZED/GOOD CONDITION UNCONSOLIDATED /RUBBLE. SAND OR NATURAL MOWN - STABILIZED/IN NEED OF REPAIR C CONCRETE BULMiEAD MOMOM - NATURAL LIMOCK r 77-77--,'T) 77, S - STEEL BULKHEAD RIPRAPIREVETMENT OR SLOPED CEMENT BAGS W - WOOD BULKHEAD 00000 - DOCKS ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-19 6. District F--22nd Avenue Bridge to 27th Avenue Bridge Approximately 80 percent of the river's edge is bulkheaded and in good condition. However, there are several examples of bulkheads which need repair. For example, along the Musa Isle Development; around Martin's Point (N.W. 18th Terr); at the western edge of Curtis Park along the end of N.W. 24th Avenue; and at several spots along the Key Power, Inc., property, the bulkhead is in need of repair. In addition, the river's edge along Gerry Curtis Park is unconsolidated and eroding. Unconsolidated and rip rap con- ditions represent only 10 percent of the shoreline. The balance of the river's edge consists of natural limerock with wood docks varying in quality througout the area. 7. District G--27th Avenue Bridge to N.W. 32nd Avenue Approximately 75 percent of the shoreline is bulkheaded. Most of it is concrete formed except that portion extending from N.W. 30th Avenue to 31st Avenue along the north bank, which is steel formed. With the exception of wood bulkheading just east of the Bojean Boat Yard and steel bulkhead immediately across the channel, both of which are in a deteriorated condition, the remainder of the bulkheading is in good condition. Along the north bank of the Tamiami Canal there are also areas just south of South River Drive where the bulkheading is in deteriorated condition and needs to be replaced. Approximately 10 percent of the shoreline is natural limerock, primarily just west of 27th Avenue along both sides of the river. Similarly, another 10 percent of the shoreline is unconsolidated. This is found on opposite banks of the river in the vicinity of the Orkin Pest Control property and the Trailer Park just west of 27th Avenue. 8. District H--N.W. 32nd Avenue to the Salinity Dam West of N.W. 37th Avenue Approximately 60 percent of the shoreline is bulk- headed. It is mostly in sound condition except for two instances where there are wood bulkheads. These are in a deteriorated state and need to be replaced. ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-20 Approximately 20 percent of the shoreline is unconsoli- dated and another 15 percent is natural limerock. The balance is rip rap. D. INFRASTRUCTURE The infrastructure survey identifies those utility crossings such as telephone, electric, gas, water and sewer which impact the river and limit or constrain future actions. In addition, outfalls which cause contamination and turbidity of water quality, such as sanitary sewer overflows and storm sewer outfalls, have also been identified. It should be noted that the map exhibits, which illus- trate the above7referenced infrastructure conditions, overlap geographically. Consequently, it is likely that utility elements such as storm sewer outfalls, which are located along the edges of adjacent districts, will appear twice in the maps for each adjoining district. As a result, in total- ing the number of utility elements along the river, the overlap between these districts should be taken into account so as to avoid the redundancy which occurs as a result of the overlap in the district designations. 1. District A--Mouth of the River to 1-95' Both banks of the river are well served with sani- tary and storm sewer systems. However, there is a-sanitary sewer overflow at S.W. 4th Street which is resulting in t E -J% etmrall guldewaY 04 \00@ E F1 L 0 i2s 250 500' INFRASTRUCTURE MAP DISTRICT A 0<X>10-0 - UTILITIES CROSSING THE RIVER 0.O<>*-O S - SANITARY 0<)-@ E - ELECTRICITY o-o<>c@o G - GAS 0-00@ T - TELEPHONE STORM SEWER OUTFALL 0-0-000 W - WATER MAIN A SANITARY SEWER OVERFlOW ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-21 ?ccasional contamination of the water quality. The main interceptor on the north bank is a 60- to 72-inch line running along North River Drive and N.W./N.E. 4th Street. There are approximately 16 storm sewer outfalls along this portion of the river. In addition, there are 5 electric cable line crossings and 1 telephone line crossing. 2. District B--I-95 to Sth Street Bridge Both banks of the river are well served with sani- tary and storm sewer systems. However, there are 4 sanitary sewer overflows along this stretch of the river contributing o the contamination of the water quality: 2 are located immediately to either side of the 48-inch sanitary sewer tinterceptor crossing which connects the 66-inch interceptor at South River Drive and N.W. 3rd Street with the 60-inch interceptor at North River Drive and S.W. lst Street and one at the eastern edge of Jose Marti Park. There are approximately 20 storm sewer outfalls along this portion of the river. In addition, there is 1 electric cable line crossing and 2 telephone line crossings. 3. District C--5th Street Bridge to 12th Avenue Bridge Both banks of the river are well served with sani- tary and storm sewer systems. However, there is 1 sanitary sewer overflow on the south bank at the intersection of N.W. 7th Street with South River Drive, the location of a 48-inch interceptor. A 60-inch interceptor runs along North River Drive. There are approximately 11 storm sewer outfalls along this portion of the river. There are 3 electric cable crossings and 1 water main crossing'in this district. 4. District D--12th Avenue Bridge to 17th Avenue Bridge Both banks of the river are well served with sani- tary and storm sewer systems. Although there are 5 storm sewer outfalls in this district, there are no sanitary sewer overflows. There is a 48- to 60-inch interceptor running along North River Drive and a 48-inch interceptor along N.W. 7th Street which serve the north and south bank, respectively. I I ILL mw 5 'IT Ll S 3 IT 3 IT Tl -1 Tl_" mw IT T@ I I I I V T TmZ I I I T IT W FLAGLIA STIMIT TIT sw i 1111111111 w TT I IT ioooo Is 0000 sw IT 11 MT sw s IT sw IT INFRASTRUCTURE -MAP - DISTRICT B 0 125 250 500' 0.0-00.0 - UTILITIES CROSSING THE RIVER 0*000 S - SANITARY L=r9====j O<>*." E - ELECTRICITY 000-o-o G - GAS 0-0-0,0@O T - TELEPHONE 600000e - STORM SEWER OUTFALL 000*@O, W - WATER MAIN A - SANITARY SEWER OVERFLOW -1d 13 IT MW 11 31 OT WF7 r771 IT 0 9 IT mw 3 w -E mw IT mw IT Mw 5 ST E N@ IT F- mw rT7777777-n INFRASTRUCTURE MAP - DISTRICT C -0 125'250 500' 0-0-0*-0 UTILITIES CROSSING THE RIVER 0<>O-(>O S - SANITARY m I I O<@-@ E - ELECTRICITY O@o*o-o G - GAS 0*400-0 T - TELEPHONE ***see* - STORM SEWER & OUTFALL O-O<X)-O W- WATER MAIN - SANITARY SEWER OVERFLOW 6 mw Is IT mw is IT is IT \-A 11 .Hffl 1111 . I K%V noll mw TtR 04 -if 4 At T ST "W 9 IT .w a Tip mw IT W TFT7 TTl f= .INFRASTRUCTURE MAP DISTRICT D 0 125 250 500' 0.0.0." - UTILITIES CROSSING THE RIVER 0-0-0-0-0 S - SANITARY o-o<>o-o E- ELECTRICITY oo<m>o G - GAS 0-0-0-0-0 T- TELEPHONE - STORM SEWER & OUTFALL 040000 W - WATER HAIN - SANITARY SEWER OVERFLOW ZUCHELLI, HUNTER ASSOCIATES, INC. 1-22 There is only 1 telephone cable crossing coinciding with the expressway right-of-way. 5. District E--17th Avenue Bridge to the 22nd Avenue Bridge Both banks of the river appear to be well served by both storm sewer and sanitary sewer systems. Although there are 6 storm sewer outfalls, there are no sanitary sewer over- flows along this stretch of the river. The sanitary sewer interceptors consist of a 48- to 54-inch line running along North River Drive. There is 1 electric line crossing and one gas line crossing along this district. 6. District F--22nd Avenue Bridge to 27th Avenue Bridge Both banks of the river appear to be well served by both storm sewer and sanitary sewer systems. Although there are 15 storm sewer outfalls along this stretch of river and its tributaries, there are no sanitary sewer overflows. The sanitary sewer interceptors consist of a 42-inch force main running along N.W. llth Street and 23 Avenue. There are 3 telephone cable crossings and 1 electric cable crossing. 7. District G--27th Avenue Bridge to N.W. 32nd Avenue Based on available data, it appears that those areas of the district which fall within the City of Miami limits, are served by both sanitary sewer and storm sewer systems. There are 6 storm sewer outfalls and no sanitary sewer overflows are evident. In addition, there are at least 3 telephone cable crossings and 2 water supply crossings. 8. District H--N.W. 32nd Avenue to the Salinity Dam West of N.W. 37th Avenue No information is available for this district at@ the present time. LJJJLIJJJ.LLU L.LLLLLLLLL-j I I It I I I I I I I I Nw SY FTT=l - 11111 . I I I I . 1-1-1 HUM VMHU I- - TT 0'%V i? ST ItYl I I I I I I i I I @@ MT 4 Tim N-w to Till mw Is rt n7 mw is ST r TFF- G "w is ST RE 41; AvF giv, 7 SP 40 Nw.. -Mm 0. sr *.win ST mw ST ci mw TER ST CE INFRASTRUCTURE MAP DISTRICT E 0 125 250 500. 0.0-0-0.0 - UTILITIES CROSSING THE RIVER 0<@-@ S - SANITARY 0-0-0-0 E- ELECTRICITY 0-00@ G - GAS 0-(@ T - TELEPHONE 0.00000 - STORM SEWER & OUTFALL 0*00-0 W - WATER MAIN - SANITARY SEWER OVERFLOW mw 30 ST I iLL 04@ T 14W W I 4p E R Nor v olw Ro mw is ST L I ILt mw or + low ST .INFRASTRUCTURE MAP DISTRICT F 0 125 250 500' 0.0<)-@ 11TILITIES CROSSING THE RIVER 0-0-0@ S - SANITARY 0.0<>00 E- ELECTRICITY o<@o@ G - GAS 04>0<)-O T- TELEPHONE ooo**O* - STORM SEWER & OUTFALL 00*00 W - WATER MAIN A -SANITARY SEWER OVERFLOW ml mw 27 IT 26 IT r T w 24 Nw 22 IT 0 ffTT 4o, mw 21 van 41 W mw 21 $1- 20 IT mw 19 ICA 10 mw to 1 !- X w mw I I If IT 17M C=Z) low Q"T N INFRASTRUCTURE MAP DISTRICT G 0 125 250 Soo 0.0.0<).O UTILITIES CROSSING THE RIVER 0-0<>O-O S - SANITARY 0-0@ E - ELECTRICITY 0<>00.0 G - GAS 000<>* I - TELEPHONE 0000000 - STORM SEWER & OUTFALL 0'0'0<)'O W - WALTER MAIN - SANITARY SEWER OVERFLOW N. If st T)Jt., 35 if K. 34 IT x w 32 IT mw IT IT 31 IT w IT "w IT J LITI I I 17@ LU H kw 24 IT m 23 IT @K A IT INFRASTRUCTURE MAP DISTRICT H 0 125 250 500' UTILITIES CROSSING THE RIVER 0***-0 S - SANITARY 0***-0 E - ELECTRICITY 0-0*40-0 G - GAS 0"O*@O T - TELEPHONE - STORM SEWER & OUTFALL 0-- W - WATER MAIN - SANITARY SEWER OVERFLOW ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-23 E. LAND ASSEMBLY/OWNERSHIP Land Assembly/Ownership identifies parcels along the Miami River which, due to their land area and amount of river front- age, make them significant either because of their current use and impact on river functions or the possibility for future redevelopment. Typically a standard of 300 linear feet of shoreline and an acre in size has been used as the criteria for classifying parcels as "significant". However, there are exceptions due to location, access and land use adjacency considerations. 1. District A--Mouth of the River to 1-95 The significant parcels that have been assembled under one ownership are as follows: (1) Miami Center (2) Dupont Plaza Hotel (3) James L. Knight Center (4) IntraAmerica Investments (5) FPL/Arvida (6) Miami Shipyard Corporation (7) IntraAmerica Investments (8) Tommy's Boatyard (9) U.S. Customs (10) Cyes Rivergate (11) Brickell Point Apartments 2. District B--I-95 to 5th Street Bridge The significant parcels that have been assembled under one ownership are as follows: (1) Miami Yacht Full Service Yards (2) Park T6wers Senior Citizen and Metro-Dade Community Action Agency (3) Lummus Park (4) Scottish Pite Temple (5) Jack Orr Senior Citizen Tower (6) Miami Dade Water/Sewer Authority (7) City of Miami (8) Jose Marti Riverfront Park 3. District C--5th Street Bridge to 12th Avenue Bridge The significant parcels that have been assembled under one ownership are as follows: -I C== iL IT WWI. x 7 8 3 2L 2 LAND ASSEMBLY OWNERSHIP MAP DISTRICT A I MIAMI CENTER 7. INTRAMERICA INVESTMENTS 2: DUPONT PLAZA HOTEL 8. TOMMY'S BOATYARD 3 JAMES L. MIGHT CENTER 9. U.S. CUSTOMS 4: xNTRAKERICA INVESTMENTS 10. CYE'S RIVERGATE 5. FPL/ARVIDA 11. BRICKELL POINT AFTS. 6. MIAMI SHIPYARD COPORATION ILI H III I Hil 1111111 1111 H I I 111111 a mw 4 IT mw 3 IT "w II 1i 111 - 3 1 I I IN I I I -- e + "w D S, 4 %. -117107 Tm aITI M-1.1 4 Tm T1 I 11111171717 17 H III ltl@ 1111, 11 71- Tm sw I IT sw 3 IT Iw IT sw s IT IT sw n M71 11111 [T"rTTTTNc LAND ASSEMBLY /OWNERSHIP MAP DISTRICT B 1 MIAMI YACHT FULL SERVICE YARD 2: DADE COUNTY / PARK TOWERS SENIOR CITIZEN & COMMUNITY ACTION AGENCY 3. LUMKUS PARK. CITY OF MIAMI L 4. SCOTTISH RITE TEMPLE S. JACK ORR SR. CITIZEN TOWER 6. MIAMI DADE WATER / SEWER Amman 7. CITY OF MIAMI a. CITY OF MIAMI. JOSE MARTZ PARK mw ST LT No, It ST TMI 9 w to lei I I 5 41, 4 0 ST OR T@ F7 Nw 5 .11 It 111117' 4w .071 "m 3 ST 1111 1 117 17 11 Mill Ile ow ==77777 LAND ASSEMBLY OWNERSHIP MAP - DISTRICT C 1. PRIVATE PROPERTY 2 TOWNHOUSE DEVELOPMENT 3: HOLIDAY INN 4 METRO DADE PROPERTY MANAGEMENT & GSA 5: OLD MIAMI HEROES BUILDING / SOUTHEAST BANK 6. BERMUDA HOUSE APTS. 7. CITY OF MIAMI ZUCHELLI, HUNTER & ASSOCIATES, INC. 1-24 (1) Private Property (2) Townhouse Development (3) Holiday Inn (4) Bermuda House Apartments (5) City of Miami (6) Metro Dade Property Management and GSA (7) Southeast Bank 4. District D--12th Avenue Bridge to 17th Avenue Bridge The significant parcels that have been assembled under one ownership are as follows: (1) Merrill Stevens Dry Dock Company (2) Metro Dade Parking (3) Mahi Temple (4) York Rite Masonic Temple and James Carnell Lodge (5) Robert King High Towers, Senior Citizen 5. District E--17th Avenue Bridge to the 22nd Avenue Bridge The significant parcels that have been assembled under onq ownership are as follows: (1) Allied Marine (2) Private Property (3) Townhouse Development/"River Club" (4) Dodge Hospital (5) E.G. Sewell Park (6) Private property (7) River Run Condominium (8) Nutals Boat Yard (9) Ebsary Foundation Company (10) U.S. Customs 6. District F--22nd Avenue Bridge to 27th Avenue Bridge The significant parcels that have been assembled under one ownershp are as follows: (1) Gerry Curtis Park (2) Ten-Story Condominium (3) Musa Isle Senior Citizen Center (4) Private Property VIA mw is IT vo Alm VIA IT SI ff of wr ww 2 AV IT MW 5 Ll II I L Aw I "I, rq .w I IT 7T 771 1771 LAND ASSEMBLY OWNERSHIP MAP - DISTRICT D 1. MERRILL - STEVENS DYRDOCK CO. 2. METRO - DADE PARKING 3. MANI TEMPLE 4. YORK RITE MASONIC TEMPLE & JAMES CARNELL LODGE 5. ROBERT XING HIGH TOWERS, SR. CITIZml miLL_u I I L_LLL-LLL-j I IT I I I I I t_@ skillu 11S, mw '? IT 1w ]ILI I I I "I I I I ilrioll III TTT W's to mw of IT orw fI I III It I I 11. 10 8 4f 7 v R 3 X, 5 't Sy 1 IT IT TER A 00 1 cl 6 IT Eff i LAND ASSEMBLY OWNERSHIP MAP DISTRICT E 1 ALLIED MARINE 2: PRIVATE PROPERTY 3. TOWNHOUSE DEVELOPMENT 4. DODGE HOSPITAL 5. SEWELL PARK 6. PRIVATE PROPERTY 7 RIVER RUN CONDOMINIUM 8: NUTA'S BOAT YARD & REPAIR 9. EBSARY FOUNDATION COMPANY 10. PRIVATE PROPERTY AMEN! "w 30 a WT 4, 3 to v sp 6 Nw 7 mw LAND ASSEMBLY OWNERSHIP MAP - DISTRICT F IGERRY CURTIS PARK 2: TEN-STORY CONDOHINIUH 3.MUSA ISLE SR. CITIZEN CENTER 4.PRIVATE PROPERTY 5. FWRIDA YACHT 6. KEY POWER INC. 7. FLORIDA SHIPS ZUCHELLI, HUNTER ASSOCIATES, INC. 1-25 (5) Florida Yacht (6) Key Power, Inc. (7) Florida Ships 7. District G--27th Avenue Bridge to N.W. 32nd Avenue The significant parcels that have been assembled under one ownership are as follows: (1) Orkin Pest Control (2) Metro Dade (3) Bermuda- Marine Shipping (4) Bojean Boat Yard Repair and Sales (5) Residential Trailer Park 8. District H--N.W. 32nd Avenue to the Salinity Dam West of N.W. 37th Avenue The significant parcels that have been assembled under one ownership are as follows: (1) Jones Boat Yard -@J!L 111MM 11-1m mw 27 of IS st w 24 7T] mw it $I mw 21 vt -1 4f 04f##- 77 Ill Jmwl Is fin ow 'r t 7fi Is Tin H @4 0 ST .? IVT T i LAND ASSEMBLY OWNERSHIP MAP DISTRICT G 1 ORKIN PEST CONTROL 2: METRO DADE 3 BERMUTH MARINE SHIPPING 4 BOJEAN BOAT YARD REPAIR SALES F@, 1 7 1 1 7ci a 5 TRAILER PARK w- 34 IT x K. 36 IT 4 mw 3. V mw 32 21 IT 770 4p j 30 11 ve Is is __j 7,77-7 1 171 FFF --.W 87 rl T LAND ASSEMBLY / OWNERSHIP MAPDISTRICT H 1. JONES MAT YARD ZUCHELLI, HUNTER & ASSOCIATES, INC. II. EXISTING ECONOMIC CONDITIONS The economy of the Miami River area does not function in a vacuum. Broad economic forces affecting the City of Miami, Dade County and southeastern Florida impact what does and can happen along the river corridor and along its edges. In addition, recent development activity in areas relevant to the river, such as downtown Miami and International Airport, are establishing conditions that will significantly impact future investments in the study area. It is the purpose of this section of the memorandum to pinpoint some of those broad market and development factors and trends to establish the framework for the analysis of current and future activities along the r.iver. A* MARKET OVERVIEW The Miami/Dade County area has historically experienced significant growth and development. This growth has resulted from a variety of factors including in-migration to the region and a growing international economy related particularly to Central and Latin America. In recent years the in-migration rate has slowed significantly and economic problems in Latin America have contributed to a slower level of growth and devel- opment in the Dade County/greater Miami area than for the Miami/ Ft. Lauderdale region. From 1980 to 1985 the average annual growth in population was less than 1 percent rising from approximately 2.7 to 2.8 million persons. Regional employment grew at a slightly over 1-percent average annual rate from approximately 1,277,000 to l-,340,000 persons. During the same period Dade County population rose from 1.6 to almost 1.8 million (an average annual gain of 1.8 percent), while employ- ment advanced from 645,000 to 681,000 an average annual increase of 1.1 percent. Future growth of the greater Miami/Ft. Lauderdale area is very much dependent upon favorable growth trends and economic conditions in Latin America.* under a baseline forecast of Future Prospects for Miami Fort Lauderdale Regional Economy Robert David Cruz, November 1985; Downtown Development Plan, Miami Florida Economic Analysis and Growth Projections, Hammer, Siler, George Associates, March, 1986; Economic Update, Southeast Bank, 1985/1986; Economic News, AmeriFirst, 1985/1986. E;@ ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-2 more stable growth in economic conditions in Latin America and a retained competitive advantage for Miami, average annual population growth of 1.3 to 2.1 percent per year is projected, with a 1990 population of 3.1 million rising to 4.1 million by 2005. Under the same scenario, employment is projected to grow at between 1.5 and 2.9 percent per year reaching in excess of 1.5 million by 1990 and approximately 2.1 million by 2005. More aggressive growth projections, which assume more export to Latin America and the Caribbean basin and continued lower United States interest rates, would result in population growth of 1.1 to 2.3 percent per year, with a 1990 population of 3.1 -million and a 2005 population of approximately 4 mi-llion and employment growth of 1.7 to 3.5 percent per year with a 1990 employment of 1.6 million and a 2005 employment of approxi- mately 2.1 million. In any event, steady but relatively more modest growth is projected for the region. B. CONSTRUCTION ACTIVITY Growth in population and employment has contributed to new construction and development throughout the region. The over- all pace of construction, however, appears to have far exceeded the pace of market absorption. This has resulted in a rela- tively significant near-term surplus of residential and non- residential development generally throughout the region. Many domestic, institutional investors and others have been attracted to Miami's traditionally strong growth rate and have taken advantage of lower interest rates to construct large amounts of office, residential and retail space. This phenom- enon has resulted in significant buildings with relatively flat absorption creating a serious glut of built space. Of the roughly 2 million square feet of competitive office space in Dade County, approximately 20 percent is vacant repre- senting a significant increase from the 13 percent vacancy a year ago. Significant residential development has taken place and there are over 14,000 never sold or occupied condominium units in Dade County with additional units still under con- struction. Significant new retail space has been developed and is under construction with a total of 9.3 million square feet of commercial space serving the County's residents. In addi- tion, significant hotel development has taken place in the down- town area. This has taken place in a market in which the number of tourist visits in Miami and the beaches has declined from approximately 6.7 million in 1980 to 5.7 million visits in 1984. E4 r@s ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-3 In summary, while the long-term outlook for additional growth and development in the Miami area is excellent, there is significant near-term overbuilding in both residential and non- residential markets. This has resulted in a three- to five- year backlog in certain sectors. Thus, there does not appear to be any immediate demand pressures threatening the Miami River area for those uses. Long-term growth projections, how- evert create demand for significant additional development potential. Although this development potential will be at as great a rate (in percentage not numerical terms) it will create long-term demand pressures for additional residential and com- mercial development along the river. C. DEVELOPMENT OVERVIEW As noted above, significant building has taken place in the Miami area combined with relatively flat absorption. 77' The office market is seriously overbuilt particularly in the downtown and'Brickell areas. The long-term development potential for both the downtown and Brickell area is excellent. The Florida Power and Light site on the north bank of the river in the downtown, as well as sites on the south bank of the river with the linkage by the MetroMover extension, present signifi- cant long-term office and mixed-use development opportunities. Linkages to the Hyatt, the Knight Center, the Riverwalk and Fort Dallas Park all create the atmosphere for high-density development along the downtown portion of the river. The cur- rent area building reduces near-term development pressure along the river and creats a "window of opportunity" to put in place a program to encourage and/or preserve desirable maritime uses. E J zi@ ZUCHELLi, HUNTER 8e ASSOCIATES, INC. 11-4 Significant development pressure, however, may affect the northwest portion of the river in relation to the airport. The airport (particularly to the west) represents a "hot develop- ment spot". Major projects in West Dade near the airport include DeBartolo's $402-million, 4.9-million-square-foot project; a 50-acre, 1-million-square-foot project by Deltona Corporation; and a 205-acre project by Arvida Corporation. This development and additional "spinoff" development around the airport may create demand pressures in nearby portions of the river for airport and office-related commercial activities as opposed to water-related or dependent uses. In essence a "cycle of impact" is being created around the airport which will create secondary pressures to convert land at or near the river to airport support uses (e.g., rent-a-car storage). In downtown Miami, hotel and retail development appears to be focusing around the Bayside Specialty Retail Center. This should serve to refocus the tourist industry in Miami toward Biscayne Bay and potential future expansion of Omni to the north. Likewise, new downtown hotel development appears rela- tively remote given current low occupancy rates. Future hotel development will probably be closely linked to the location and development of new and expanded convention facilities. As noted previously, the residential market is clearly overbuilt.. Significant residential development is occurring in- the suburban Kendall area.- The luxury waterfront projects are particularly depressed because of the lack of wealthy Latin American purchasers who played an important role in this seg- ment of the residential market. This may reduce near-term demand pressures along the river; however, long-term demand for lower-priced rental units appears strong and the close downtown location and waterfront amenities along the river may create significant development pressures when the current over-supply begins to be absorbed. D. GEOGRAPHIC ORGANIZATION The Miami River study area is an unusually configured and operationally complex economic system. The highly linear form of the area, the diversity of uses and the narrowness of land available to those uses in relation to the surrounding area make it similar in many respects to a stretch of highway strip commercial. Of course, in this instance, the river is substi- tuted for the highway and there is the similarity in the uses ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-5 that would actually occur; however, in each instance the sur- rounding uses are strongly functionally attracted to their principal accessway and life's blood--the river or the highway. The river changes functional character many times from one end to the other. For the most part*the reasons for these differences are not related to changes in the character of the water body itself--its width, depth, water quality or other. Rather, they are due to historic, geographic, political and economic conditions that are usually expressed in a form of land-related investment. Unlike the highway analogy, there- fore, a significant proportion of the businesses located along the river do not depend upon it to bring customers or goods to their operation. A number of prior studies of the Miami' River were made available to the consultant team. Some of these go back over 30 years to the early 1950's. Since they were produced by dif- ferent organizations with a variety of different intents, they do not handle land use in a consistent manner. An analysis of these studies seems to indicate, however, that the total number of water-dependent uses along the river is slowly but surely declining. Within recent years we have only to note the rede- velopment of the downtown area, the well-publicized closing of a boatyard in the downtown area and the conversion of one of Merrill Stevens' locations to the River Run condominium project to find examples. This section looks at the functional character of the study area at three overall geographic levels. First there is the downtown area comprised of the five planning areas outlined in the downtown plan lying between Biscayne Bay and the 1-95 overpass: Brickell Avenue, Brickell Central and Brickell West on the south side of the river and Dupont Plaza and River Quadrant on the north. The downtown portion is a part of both the primary and secondary study areas as defined by the study. For the purpose of this analysis, however, it is split off from the rest of the river and looked at separately. The other two geographic areas are the primary study area, comprised of properties directly adjacent to the river and usually no more than a block upland from it, and the secondary study area, an irregularly shaped area extending outward from the primary area over a distance of one to maybe five or six blocks. Most of the analysis focuses on the primary study area. ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-6 1. The Downtown River It was noted above that the development that has occurred in recent years and is likely to continue to occur in the future in downtown Miami has made the City one of the most dynamic investment environments in the nation. While some marine-oriented businesses like the Miami Shipyard and the Miami River Yacht Yard continue to operate in this area, the trend is decidedly against these operations. Rather, the real direction for the area may be typified best by the closing of Tommy's Boat Yard and the purchase by Miami River Yacht Yard of property farther up the river in case it should be displaced from its current location, which it leases from Florida Power and Light. A variety of public and private actions over the past decade seem to make it clear that marine businesses, to the extent that they are to be represented in this area in the future, will work within a new development context. Or, per- haps more accurately, the new development should be required to take marine interests into account and to encourage reason- able types and amounts of such business to occur along with the new mixed-use development. Adequate provision should be made to relocate any marine businesses that may be displaced and the downtown river, at minimum, should retain a marine atmosphere and public access to the river from both the land and water sides. 2. Secondary Study Area Less of the research and analytical effort has been expended in the secondary area. It appears clear, however, based on analyses of the river edge businesses., field surveys and observation, that activities occurring in the secondary study area are generally not linked to those occurring along. the river. Some marine sales and services businesses exist in this area, and at the northwestern end of the river some industrial firms have buy/sell relationships with businesses on the river. For the most part, however, the secondary area consists of residential, retail and industrial uses having almost nothing to do with the river. In fact, one could pull the river away entirely and it is highly unlikely that there would be any significant change in economic activity in the secondary study area. ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-7 3. The Primary Study Area Given the caveats indicated above for the downtown, and secondary areas, the primary.area begins at the 1-95 over- pass and extends westward to the Salinity dam. It includes the various tributaries extending off the main branch of the river, like the Tamiami Canal, Seybold Canal and Palmer Lake. For the most part the area is only about one block wide, although at certain locations it extends outward for several blocks to include logically associated contiguous properties. E. FUNCTIONAL ANALYSIS Analysis of economic activity in the primary area has been grouped into three major classifications defined primarily on the basis of the activity's relationship to the water. 0 Water Dependent--Operations in this category are absolutely linked to the water as a generator of bus- iness activity. Included in this group are marinas, boatbuilding and repair, shipping, fisheries and marine sales where the business keeps an inventory of display boats in the water. 0 Water Related--Most categories of marine sales, other' wholesale and retail sales, various office uses such as insurance, freight forwarding, brokerage that pro- vide services to the maritime industry, scrap yards and most other manufacturers, certain restaurants and various manufacturing and repair of marina equip- ment that does not obtain customer support directly from the water are in this group. 0 Non-Water Related--All other uses including services, hotels, most restaurants and residential. 1. Water-Dependent Activities These businesses and other operations are essentially what this study is all about. Within the Miami area there are limited locational options for firms that depend upon the water for their business. Functional aspects of these opera- tions are summarized by major types of business activity in the paragraphs that follow. ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-8 7r=,, `01 Marinas 0 The in-water and on-land boat storage function is important along the Miami River but not a dominant activity. The amount of water area available to slips is highly constrained due to the narrowness of the river in most areas. on-land storage is not a major function in the study area and is somewhat constrained by up-land area. 0 There are marinas along the river as identified by the State in 1984 when it conducted a State-wide inventory of such facilities. These facilites are listed in Table II-1. 0 The total number of slips indicated is 498, which is really quite modest given the length of the river. The two largest commercial facilities are Hardie's and Nutals, which are located adjacent to each other on the north side in about the middle of the river. They are also next door to River Run and Poland thus creating a significant recreational maritime center at this location. Occupancy rates tend to be moder- ate to high--at least 60 percent in most instances. Some of the facilities, like Jones, Bertram and the Dupont Plaza, cater primarily to non-resident custo- mers. ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-9 TABLE II-1 SUMMARY OF FORMAL MARINA ACTIVITY MIAMI RIVER Number Number Percentage of of Wet of Dry Occupancy Non-Resident acility Name and Address Slips Racks Rate % Customers Allied Marine 25 10 over 80 - Anchor Marine 10 5 over 80 5 Atlantic Marine Boat Yard 10 2 60-79 20 Auto marine Engineers, Inc. 10 - 60-79 99 .Dupont Plaza Marine 21 - 80 Eighth Avenue Boat Slips .33 - over 80 - Florida Marine Center - 15 40-59 - Florida Yacht Basin 12 - 60-79 15 Bimini 20 Hardie Yacht Basin 100 - over 80 5 Jones Boat Yard, Inc. 25 3 40-59 95 Miami Pioneer Club 18 - - - Miami River marina - - Miami River Yacht 20 - over 80 10 River Run 70 Nuta's Boat Yard 125 110 40-59 2 Isla del Mar 75 Poland Yacht Basin 15 - - - Richard Bertram & Company 29 - 40-59 80 Tamiami Marine - 20 60-79 5 Tony's marine Service, Inc. 35 - over 80 - Commercial Subtotal 498 105 Non-Commrcial* 150 - - TOTAL 648 105 Slips at two condominium complexes. Source: An Inventory of Multi-Slip Docking Facilities in Florida, 1984 prepared by Division of State Lands; tabulated by Zuchelli, Hunter & Associates, Inc. FM4;r\@s ZUCHELLI, HUNTER & ASSOCIATES, INC. II-10 0 The inventory does not include many additional slips-- presumed to number in the hundreds--associated with residences as shown in the photo below. In addition to the condominium projects identified above, most of the single-family homes located along the river and its tributaries have one or more slips. Many of these accommodate boats owned by residents. In other instances the owner of the property leases a slip to another individual. observation indicates that some of the boats moored at these slips are being occupied by live-aboards. 4- 0 The quality of the facilities varies widely with some of the better-quality marinas associated with resi- dential projects. Small- to moderate-sized recrea- tional craft-with a relatively low proportion of "live-aboards" in the organized marinas are most prevalent. 0 Competition for the function in the Miami area comes primarily from the public Dinner Key Marina, the Miami Beach Marina, private clubs along Biscayne Bay and some small operations in the northern part of Miami. Ship and Boat Repair 0 Boat and ship yards repair and service vessels on site. They may or may not also function as a marina, but they generally need most of their slips for ZUCHELLI, HUNTER & ASSOCIATES, INC. storage of vessels being worked on. The river accom- modates some excellent large operations of this nature, several of which have national reputations. This function is important because of the number of skilled and s-emi-skilled workers it accommodates and the character it imparts to the river as a working waterfront. Secondary impact is important because many of the vessels worked on are very large, have well-paid crews and make significant purchases in the area. Si c%L LZ&;=7 The repair yard function has declined somewhat over the years due to several factors. One of these is com- petition from similar operations in Broward County. Many of these are newer and larger and constitute tough competition for Miami businesses. The shift in customer support from Miami to Broward has been tak- ing place over a 10- to 15-year span and is linked in part to the decision by Dade County to enforce a per- sonal property tax on yachts in the 1970's (which Broward did not) and to the image of Miami as less satisfactory as the Fort Launderdale area as a "home port". ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-12 The large luxury yacht, primarily power yachts, busi- ness is undergoing substantial world-wide growth. Several of the larger yards building and maintaining these vessels are located in Broward County. These are comparable to but generally larger than the Merrill-Stevens operation on the Miami River. For this reason these large yachts tend to go to Fort Lauderdale rather than to Miami. In addition, the owners and crews of these vessels, as well as the smaller yachts, tend to feel more comfortable in the Fort Lauderdale area because there is less ethnic diversity, the area has a "higher-income" image and the neighborhoods in which the facilities are lo- cated are considered of higher quality with less concern about personal safety and a generally more "yachty" environment. .. ...... . . t3 Repair yards, like Florida Yacht Repair in the photo on the following page, often occupy large parcels of real estate and thus are prime targets for speculators and investors interested in non-maritime development along the river. NO W`v @ ""0 WOE,- ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-14 Shipping 0 The shipping function on the Miami River is large and significant. The study focuses primarily on that portion of the industry that is "formalized" or "traditional"--primarily the firms located west of 27th Avenu e. ZA 0 A visibly large "informal" shipping business occurs at many different points along the river as illus- trated by the vessels in the photo on the following page. The shipping industry has had its ups and downs and is currently on an upswing. It has a long history of association with the river and despite the rather unusual aspect of towing large vessels up and down the narrow waterway, functions quite satisfactorily. NA. ZUCHELLI, HUNTER ASSOCIATES, INC. 11-13 7__z5W_ A@_ Yacht Builders 0 This function is limited to only a few locations at the present time. One of these is Bertram on the Tamiami Canal and Palmer Lake--a satisfactory location for that business but hardly an optimum one. other than Bertram, the principal form of yacht building is the finishing off of sail and power vessels from bare hulls at various boat yards. Yacht building is also enjoying strong growth in Broward County. L A - L5 ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-15 0 vessels using the Miami River largely serve the smaller Caribbean ports and deal primarily in the export of general cargo. Most of the firms are located in the Dade County portion of the river. Favorable labor costs and productivity factors as well as regional accessibility are the principal reasons why the businesses work well here. Problems are primarily the relative lack of space along and upland of the river. Maritime Product Sales 0 Most sales functions do not require a waterfront loca- tion and thus are not truly dependent upon the river. All other things being equal, however, they certainly function better along the river, which provides an opportunity for proper display of boats and equipment, product trials and customer access by both land and water. Maritime product sales operations are scat- tered throughout the primary and secondary study areas. The river area serves as a "shopping center" for these products in the minds of residents of Miami and a larger'portion of southeastern Florida. However, it is a very dispersed shopping center with no real concentrations along the river to create a "marketing mass" capable of establishing an independent reputa- tion and attracting customers. ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-16 Fisheries 0 There have been significant changes in the character of the fisheries industry over the past several decades.. These changes are related to availability of the biological stock in the area that can be served on a daily basis from Miami, changes in custo- mer preference, the ability of the United States fishing vessels to be competitive, the size and character of fishing vessels and the economic realities of the procesing and distribution end of the business. 4411 4kl. 41 _; -0 07 0 The result has been a general decline in the river's role in the fishing industry. Its function is now limited primarily to storage and distribution with relatively little landing of fish or processing. Towing, Salvage and Marine Construction 0 Businesses involved in these activities comprise a small but important functional group along the Miami River. The principal towing company is vital to the movement of shipping along the river. Another towing company, which serves primarily the larger vessels calling at the Port of Miami, has secondary operations on the river. Salvage companies, with professional divers, serve the south Florida market. one signifi- cant marine construction business is located on the ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-17 river and many are dependent on it for receiving and shipping products. 0 These are not glamorous activities, but they defi- nitely fit in with the overall maritime orientation of the river and provide necessary support to other maritime functions, particularly shipping. 2. Water-Related Activities Activities in this category do not depend on the water to bring customers or products to their place of busi- ness. Nevertheless, such firms definitely function in the marLtime area, frequently serving businesses that are water dependent or customers active in maritime. Many of these firms are physically located on the river while others are ocated in the upland area adjacent to the river or possibly in the secondary study area. 0 Engine and Equipment_Sales and Repair--A number of the water-related firms fall into this category. The degree-of linkage to the maritime industry varies from very close--repair and reconditioning of propel- lers and drive shafts, to only marginal--repair of shipping containers and trucks. This group has a strong heavy industrial functional orientation. Its presence in the study area results in part from Miami River's heritage as an industrial district related to the water. For instance, diesel engine sales and repair was perhaps more important in the past than it is today with the relative decline in the fishing industry. But these businesses continue to draw customer support from the river and from southeast Florida and operate satisfactorily at their.current locations. 0 Maritime Product Manufacturing--There are several firms that manufacture maritime products such as sails, safety gear and clothing that are functionally related to the maritime industry but do not depend on the water. These firms have limited customer or sup- plier linkages in this area but find that the Milami River environment provides a proper context for their business. ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-18 0 Marine Supplies--There are many suppliers of marine products at both the retail and wholesale levels in the primary and secondary study areas. Most of these have no need to be directly on the water. Rather, they require a location that is relatively easy to find and service. Several firms with national clientele operate out of this area. They help to strengthen the identity of the Miami River district as a maritime community. 0 Restaurants--It is perhaps generous to include these in the water-related category. Nevertheless, some of the existing restaurants receive a portion of their customers by boat. It has already been noted that some receive seafood products by boat. Nevertheless, it is clear that none of these restaurants require a waterfront location in order to function, although the waterfront location is probably the reason they chose their present site. Some are business exten- sions of seafood retail/wholesale outlets that do re aterfront location. .quire a w r _4@ 7, Jl'- . ....... MIT 3. Non-Water Related About one-third of the survey questionnaires covered activities falling into this category. They range from private institutional uses and government activities to office func- tions. The majority have limited linkage to the maritime !L@ Non& ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-19 industry but absolutely no need for sites on or near the water. It is logical, however, that those having customers in the maritime industry or providing services or information to @hat industry, fit into the Miami River context satisfactor- ily. A number of the firms are identified as automobile repair and maintenance. These may have had linkages to the maritime industry in the past but exhibit few such linkages at the present time. While this function is not necessarily anti- thetical to the maritime- context, they also do not contri- bute anything to the area. one of the most visible activities in this category is scrap processing and junk yards. Some of these receive or ship products by water. Their function is not regarded as water related since the same kinds of activities occur else- where in Miami with no relation to the water. This appears to be another activity that "grew up" alongside the river simply because the area was heavy industrial in character. These firms function reasonably well but are not necessarily compatible with the maritime orientation of the area. F. BUSJNESS OPERATIONS This section highlights the findings of the research relevent to the general business operating environment in the study area. Some of these factors have been mentioned in the paragraphs above and many will show up in the concluding sec- tion-as opportunities or constraints. Information was derived from interviews and the returned survey questionnaires. The material is organized by broad categories with the salient points identified under each. 1. Real Estate The real estate situation in the primary study area west of the 1-95 overpass is clouded. There are several major forces at work that are tending to contribute to a difficult but not unreasonable operating climate for businesses. 0 Ownership--A significant proportion of busines- ses own Fheir real estate and thus have no landlord problems. Almost all firms that do not own desire to do so. Ownership tends to be if r @\ ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-20 long-standing with relatively few recent pur- chases by maritime industry operators. However, there have been a couple of instances recently where maritime firms have bought real estate for relocation or expansion. 0 Price of Land--Purchase of land by existing mari- time businesses tends to be constrained by the relatively high cost of the land. Unimproved Yaterfront property seems to be selling in the range of $12 to $15 per square foot or $15 to $18 per square foot with minimum improvements upon it and maybe some piers. We find such prices high in relation to other maritime areas in which we have worked and expect that they constitute a definite constraint on mari- time industry growth along the river. Neverthe- less, we are aware that there are firms trying to buy property even at these prices, which indicates that they view the business environ- ment as good--or perhaps have few options. 9 Renting--Most operators who are tenants gener- ally find that the rents are moderate and within their ability to pay. While this seems somewhat inconsistent with the earlier observations regarding the high cost of real estate, it would appear that many of the landlords are also long-term owners of the property and have little interest in forcing out their tenants. There also seems to be a fair amount of true neglect of property on the part of landlords. This certainly keeps costs and rents down. The high level of development in the Miami area, combined with significant overbuilding may create high speculative values but limit actual real estate activity. 0 Real Estate Taxes--Most owners do not regard their taxes as especially burdensome. Neverthe- less, there have been dramatic rises in recent years, related primarily to increases in the underlying assessed value of the real estate. Interviewed owners indicated that since 1980 ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-21 assessments have risen in the range of 50 per- cent to 70 percent. To the extent that these increases are related directly to business operations, they are reasonable. However, this is likely not the case. Rather, the assessed values undoubtedly reflect changes in the per- ception of the area's future as developable real estate, and this can create a real problem for maritime businesses. 2. Labor Business operators find the labor situation to be generally good. Workers are productive and wages are reason- able. This appears to be a strong positive feature helping to support the more employment-intensive businesses in the study area. The firms responding to the survey employed a total of 1,734 workers for an average of 25.3 full-time and 7.5 part- time employees. Although the data may be biased since more of the larger firms returned questionnaires, the data still is an indicator of the importance of the area as an employment center. 3. Business Success Business has been generally good for the firms responding to the survey. Only 15 of 66 respondents indicated that their business activity was flat or down since 1980. Eighteen reported business volume up significantly. over half of the businesses responding to the question concerning 1985 gross sales indicated that they did at least $1 million worth of business. Many have been actively adding employees, renovating space, purchasing new equipment or expand- ing their markets. These firms and others seem to be looking to the future optimistically with expansion being proposed. The businesses have more to say about what they like about their locations in the study area then what they don't like. Access to the river and the waterfront are clearly among the most important locational features for these firms. Access to freeways, the downtown and the airport are also important. From this standpoint, therefore, the study area represents an unusual combination of assets--a working water- front with high accessibility to major markets. ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-22 4. Business Climate Most of the firms find the climate for doing business to be satisfactory at the present time. They attribute this to: a general overall improvement in the state of the river's economy; improvements in foreign trade since the dollar weak- ened; an upgraded image for the river and the City; and exter- nal business factors such as, low interest rates and operating costs. However, a number of items are of concern to businesses. There is a broad concern about crime as it affects business property, customer property and automobiles. For instance, one firm has had five customer and employee automobiles stolen from its parking lot in the first six months of 1986. The image of surrounding neighborhoods, in many parts of the study area, tends to reinforce the perception and fact of criminal and anti-social activity. Because of the linear nature of the business area, it is bordered by residential areas of highly variable quality throughout its length. Many of these areas are perceived as housing individuals who create problems for businesses on the river's edge. The condition of the sur- rounding neighborhood is generally reg'arded as fair to poor, although public security and police services are considered fair or good. While most of the firms consider the size of their land area as sufficient, many feel that parking for customers and employees is inadequate. This indicates that land availability is a greater problem than direct survey responses indicate. 5. Economic Impact Based on the survey responses, interviews and anal- ysis of economic activity along the river, it is possible to estimate the impact that the river has on the Miami economy. The parameters of that impact are summarized below. 0 Employment--7,000 full-time jobs and 600 part-time. Almost 60 percent of the survey respondents have added employees over the past five years and about one-half plan to add workers during the next three years. 0 Growth Sales--$94 million by respondents the survey. An estimated $613 million by all firms operating ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-23 along the river. This works out to about $87,000 per full-time worker which correlates very well with general experience and indicates that the data is pretty much on target. Over three-quarters of the respondents indicate that business in the past five years has been up from a little to a lot. 0 Real Estate--$600 million in land and buildings from marine businesses only. This value is based on 1985 assessment information. Direct and Indirect Impacts--Assuming a multiplier of three, the direct business activity of $613 generates indirect economic impacts of twice that amount or just over $1.2 billion for a total impact of over $1.8 billion. G. ECONOMIC OPPORTUNITIES AND CONSTRAINTS In this part of the report the principal economic and physical opportunities for improved maritime-oriented business activity on the river and the constraints that will tend to limit the ability to tap those opportunities are set forth. The specific items are based on points raised in the analyses above. The material will serve as a basis for testing market conditions and establishing a framework for future public policies. 1. Economic 02portunities There are a number of areas in which opportunities are available to both the public and private sectors. These can be used to generate new investment compatible with the objectives of the planning process. 0 within the Miami area, the Miami River has rela- tively little competition as a center for highly varied maritime activities. Individual sectors such as shipping, marinas, yacht repair and so forth may have competition from Dodge Island, Dinner Key, north Miami and Miami Beach, but no place boasts the concentration of the Miami River. _@Z @UC H LLI, HUNTER & ASSOCIATES, INC. 11-24 0 markets for products handled by Miami River businesses are generally good and the outlook favorable. This includes shipping, large yacht repair, marine supplies, various other marine services and so forth. The river is an estab- lished "shopping center" for goods of this nature. 0 The operating environment constitutes an oppor- tunity. Businesses find that such factors as labor, taxes and rent are generally in line with their ability to pay and that workers provide a good product at a reasonable cost. 0 The gradual improvement in the quality of the water and in public perception of the river itself provide an opportunity for businesses to gain better overall acceptability and reception in the marketplace. There is less presumption to look down on businesses operating along the river. 0 The area has excellent external access to a variety of markets including the airport, down- town and the rest of the region via good roads and, of course, the river itself. 0 The availability of some relatively large private properties for reuse is viewed as an opportun- ity. A few of these are existing maritime opera- tions that can be better utilized. Others are non-maritime, however, that might be used in a positive way by new maritime businesses. TM tv ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-25 0 There is a large amount of publicly owned land along the river that is not being used to sup- port the overall objective of improving the river's suitability for maritime businesses. This land can be leveraged to help achieve objectives expressed by public officials. a The concentration of public actions and the formulation of public policies supporting the river are regarded as opportunities. while these efforts in the "political" arena are viewed by many with skepticism, they should be given the benefit of the doubt at this stage. 0 The river serves as a focal point for busines- ses that have operational linkages among them- selves. This is the strongest on the "heavy" side including shipping, salvage, towing, freight forwarding then it is on the "recrea- tional" side. However, in general the maritime "shopping center" context provides an overall business environment that provides an opportun- ity for new investment in the establishment and expansion of maritime businesses. 2. Economic Constraints While many opportunities exist, there are also con- straints that will make them difficult to achieve. The most important of those are summarized below. 0 The market environment is highly variable. Shipping and its support functions are dependent upon economic conditions at the national and international levels over which they have no control. 0 Competition from other areas such as Broward County and the Florida Keys for aspects of recreational marine activities definitely put a constraint on the ability of that part of the maritime industry to expand. 0 The Miami River area has a negative image among many people, although efforts are definitely paying off among local people. Still, the ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-26 skippers and owners of many of the major yachts that could be patronizing businesses along the Miami River are uncomfortable with the ethnic change that has occurred in Miami and perceive that the Miami River area has a significant amount of crime and social problems. 0 Building and land space remains a problem for many firms. Land areas in many parts of the study area are extremely narrow with expansion almost out of the question. Interesting plans were developed in the past that showed the relocation of South River Drive to increase the amount of land immediately adjacent to the river. A 0 Land values are relatively high for marine use and tend to diminish the ability of maritime businesses to purchase real estate for expansion or relocation. 0 The condition of nearby neighborhoods is poor in many instances. This tends to perpetuate the generally negative image that people have of this part of Miami. 0 Port of Miami officials, who focus primarily on shipping activities at Dodge Island, tend to ignore the role of the Miami River as an aspect of the Miami region's shipping operations. ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-27 Actions by the Port could conceivably hinder the shipping industry on the river. In our view the shipping industry must be regarded as a whole and the contributions of its different elements, including the Miami River activities, recognized as part of the whole industry. Already hindering river industry is the problem of bridges. While this is viewed as having no easy solution, the bridges are clearly a con- straint on many types of maritime activities along the river--shipping, yacht repair and yacht storage. 0 Governmental regulations have created difficulty for some firms. These vary from small marinas to large yacht repair and building operations and the shipping industry. These regulations need to be reviewed in light of the pragmatics of operating along the river in a constrained land area and in an industrial-type district. 0 Security and crime issues continue to be prob- lems for businesses and constraints on the willingness of people to invest further in their businesses. ZUCHELLI, HUNTER & ASSOCIATES, INC. F, I fr \,\ III. MARKET EVALUATION The purpose of the market evaluation is to build on the analysis of existing conditions set forth in Sections I and II and to provide a basis for preparation of the development pro- gram and implementation strategy. The organization of this section is as follows: A. Introduction B. Regional Market Framework C. Commercial Marine D. Marine Industrial E. Recreational Boating F. General Industrial G. General Commercial H. Residential A.!-' INTRODUCTION In most instances a market evaluation can use data clearly identifying past trends in order to assess future markets. Or the analsyis can draw on work done by others to establish a framework. The market evaluations set forth below do not enjoy the luxury of being able to employ these techniques satisfactorily. The principal reason is that the maritime activities, which are the principal focal point of this study and are key to the future of the Miami River, are poorly tracked from a data standpoint. Sources of objective statistical information are limited and data is inconsistent in quality and time coverage. It would appear that, unlike office, hotel, retail and residential uses, the kinds of maritime functions operating along the river do not attract enough interest from governmental bodies to encourage the development of a strong data base for the complex number of maritime businesses on the river. An example of the problem, which exists even at the fed- eral level, is the information contained in Table II-1. The data for 1968 and 1972 were derived from an earlier studv of the Miami River. The Commerce Department's County Business Patterns as their source. Since that document is published today, it was assumed that the older data could be updated. While that has turned out to be true to a limited extent, inconsistencies in the availability of information for partic- ular cateqories in-certain years makes the material extremely difficult to use. TABLE III-1 EMPLOYEES AND ESTABLISHMENTS MARINE INDUSTRIES IN DADE COUNTY 1968 TO 1984 1968 1972 1980 1982 1984 Marine Activity E* U* E* U* E* Uw" E@V-- U* E* Uw Ship & Boat Building & Repairing 2,589 80 2,267 55 2,000 83 Boat Building & Repairing 2,213 71 2,063 49 1,900 68 Ship Building & Repairing 376 9 204 6 100 15 Boat Dealers 277 36 390 45 Water Transportation Services 206 46 325 45 2,627 60 4,834 89 Deep Sea Foreign Transport 65@ 9 982 12 Deep Sea Domestic Transport N/A N/A 247 5 marine Cargo Handling 751 11 780 7 2,334 13 Local Water Transportation 220 16 - 18 9 Wholesale Fish & Seafoods 306 23 249 37 Fisheries (Fresh & Frozen) 97 17 18 Unclassified 293 47 462 68 E Employees; U = Units or Establishments Source: County Business Patterns, U.S. Department of Commerce, Social and Economic Statistics Administration. E4_;@s ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-3 At present it is clear that the highest and best use of the real estate bordering the Miami River is as maritime busi- ness operations. Public policies should support that conclu- sion. Some of the businesses operating along the river look scruffy and are scruffy. Some are not on particularly strong financial footings. But we see no reason to encourage public actions to program these businesses out of existence. On the contrary, such actions should nurture and support the firms. It is appropriate to conclude this introduction with several of the key conclusions derived from the economic assessment. 0 The Miami River is a successful maritime center. As an assemblage of activities, the river is unique in the City and has few parallels anywhere else in the nation. Taken as a group, the businesses operating along the river are a major employer and taxpayer. 0 There are effective business relationships among the various firms that help to support the entire business complex. 0 Many of the private sector operations could find no other location in Miami in which to operate. The river is their only real option. In the following paragraphs, we analyze the market for the various types of uses considered appropriate to this study. B. REGIONAL MARKET FRAMEWORK Future change in the Miami-Dade County economy provides a context for projecting the market for the kinds of businesses located along the Miami River. While there is no clear, strong one-to-one relationship between the strength of business on the river and what happens at the regional level, it is likely that as goes the regional economy, so will the economy of the river. 1. General Context Florida is one of the nation's fastest growing states from both economic and population standpoints, and it is ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-4 expected to continue to be among the top two or three for the remainder of this century. Miami is the dominant city in the South Florida region, which has been participating vigoriously in this growth. Growth in Dade County has not been quite as strong as in the rest of South Florida. Between 1970 and 1980, the population of Broward County increased 64.2 percent while in Dade County it increased 28.2 percent. From 1980 through 1984, as indicated by the Census Bureau, Broward County's population increased 7.4 percent while Dade's expanded by 4.9 percent. In the latter period, the City of Miami's population grew at a faster rate than the County--7.4 percent. It is clear from these data that Dade County and Miami are participating in a significant, broadly based expansion of their economies linked to growth in South Florida and Florida's growth relative to the rest of the.nation. 2. Employment Projections Recent employment trends are shown in Table 111-2 for the Miami Metropolitan Statistical Area, which is Dade County. Reasonable to strong growth has been experienced in all sectors, except manufacturing where there was a small decline. Overall, the area added 80,000 jobs during the first five-year span, an increase of 11.6 percent. This is a very favorable employment profile, especially when compared with the County's population growth of 4.9 percent fof the slightly shorter 1980 to 1984 period. Regarding future employment, we cite the baseline projec- tions prepared in 1985 as part of a broad overview of the prospects for the Miami-Fort Lauderdale regional economy. The statistical base is slightly different so the numbers do not align perfectly than that in Table 11-2. The continued expan- sion of the Miami area economy is clearly indicated, however.. The forecaster took into account national and regional economic factors, with particular emphasis being placed on the area's rade relationship with South and Central America and the Caribbean Basin. t Growth is expected to be particularly vigorous during the period to 1995 and then taper off. The latter is probably more related to conservative forecasting than to likely.fact. There is certainly no indication in the numbers of any significant problems in the local economy. TABLE 111-2 NON-AGRICULTURAL WAGE AND SALARY EMPLOYMENT MIAMI MSA 1979 TO 1984 1979 1984 1979-1984 Annual Average Annual Average Total Change Economic Sector Number Percent Number Percent Number Percent Manufacturing 98,600 14.3% 96,900 12.6% 1,700) 1.7% Construction 34,800 5.0 38,300 5.0 3,500 10.1% Transportation/Communication/ Utilities 67,900 9.8 70,800 9.2 2,900 4.3% Wholesale & Retail Trade 180,400 26.2 199,300 25.9 18,900 10.5% Finance, Insurance & Real Estate 49,000 7.1 61,500 8.0 12,500 25.5% Services 167,300 24.3 203,600 26.5 36,300 21.7% Government 91,600 13.3 99,200 12.9 7,600 8.3% Total 689,600 100.0% 769,1600 100.0% 80,000 11.6% Source: Florida Department of Labor and Employment Security, Division of Employment Security. ZUCHELLI, HUNTER ASSOCIATES, INC. 111-6 3. Population Metropolitan Miami experienced population growth from 1970 to 1984 of over 2 percent annually. Much of this growth occurred outside the City, particularly in the unincorporated areas on its western edges. Like many large American cities, however, Miami itself gained population from 1970 to 1984. It experienced average annual growth of 0.4 percent. Future growth in the metropolitan area is projected to be somewhat slower. Nevertheless, by 1997 the County will have a population of almost two million people. Moderate growth in the City itself is projected to continue over the next decade with Miami's population reaching a total of 374,800 by 1997. 4. Implications for the Miami River The economy of the river reacts to forces occurring at two rather distinct levels. First, businesses in the com- mercial marine and marine industrial categories primarily respond to national and international markets and economic factors. Second, the recreational boating, general commercial and residential markets respond to much more local economic activity. The data presented above show a general and broad- based expansion of the regional economy linked to factors at the national and international levels. They indicate a favor- able market environment for business along the river. In the paragraphs which follow, the growth prospects for the various functional categories relevant to the river are evaluated. It is relevant to note at this point an important finding of the Phase I analysis of existing conditions. It is that the river area covers a portion of Miami in which real estate values are among the highest in the region. Commercial and residential development in parts of this corridor is intense. Yet, the marine-related businesses which comprise the bulk of the activity along the river are not intrinsically high revenue/ profit generators and thus are usually able to pay only indus- trial type rents or land prices. Regardless of how strong the market is for their products, therefore, these uses are likely to continue to be under pressure from the development of the "external", non-marine, market as Miami continues to grow. This problem has the potential of putting considerable pressure on the real estate occupied by maritime operations--the only real estate now existing in the Miami area on which many of them can operate satisfactorily. These pressures have already ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-7 TABLE 111-3 BASELINE WAGE AND SNIARY EMPL024ENT FORECASTS MIAMI MSk 1985 TO 2005 Emplg)Lmnt (000) 1/ Percent Change Economic Sector 1985 1995 2005 1985-1995 1995-2 Manufacturing 105.2 121.6 121.8 15.6% 1.6% Construction 32.6 39.7 32.3 21.8% -22.9% T.C.U.2/ 70.6 91.6 100.8 29.7% 10.0% Wholesale & Retail Trade 195.0 244.9 295.8 25.6% 20.7% F.I.R.E.3/ 60.9 71.7 73.2 17.7% 2.1% I-brvices 218.7 267.0 311.6 22.1% 16.7% Government 117.8 147.8 180.7 25.5% 22.3% Total 813.5 999.2 1,139.4 22.8% 14.0% l/ Baseline assunption. 2/ Transportation, Communications, Utilities. 3/ Finance, Insurance, Real Estate. Source: Future Prospects for the Miami-Ft. Lauderdale Economy, November, 1985. TABLE 111-4 POPULATION TRENDS AND PROJECTIONS MIAMI SMSA AND SURROUNDING COUNTIES 1970 TO 1997 1970 1980 Average Annual Percent Chanqe Census Census 1984 1987 1992 1997 1970-1984 1984-1987 1987-1997 Miami SMSA (Dade County) 1,267,792 1,625,781 1,737,100 1,826,200 1,918,400 1,994,000 2.3% 2.0% 0.9% Broward County 620,100 1,018,200 1,127,200 1,212,600 1,363,700 1,503,100 4.4% 2.4% 2.2% Glades County 3,669 5,992 6,900 7,300 8,000 8,800 4.6% 2.2% 2.0% Hendry County 11,859 18,599 20,600 22,800 26,200 29,400 4.0% 3.6% 2.7% Indian River County 35,992 59,896 69,400 79,300 94,400 107,700 4.8% 4.8% 3.3% Martin County 28,035 64,014 76,100 87,600 103,300 116,000 7.4% 5.0% 3.0% Monroe County 52,586 63,188 69,800 72,800 78,200 83,400 2.0% 1.6% 1.4% Okeechobee County 11,233 20,264 22,900 25,500 29,500 33,500 5.2% 3.9% 2.8% Palm Beach County 348,753 576,863 667,400 749,400 880,400 998,500 4.7% 4.1% 3.0% St. Lucie County 50,836 87,182 100,800 117,800 138,000 156,000 5.0% 5.8% 3.0% Subtotal 1,163,063 1,914,198 2,161,100 2,375,100 2,721,600 3,036,400 4.5% 3.3% 2.6% Regional Total 2,430,855 3,539,979 3,898,200 4,201,300 4,640,100 5,030,400 3.4% 2.7% 1.9% Source: U.S. Bureau of the Census; Urban Decision Systems, Inc.; University of Florida, Bureau of Economic and Business Research; The Rouse Company. ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-9 become evident at the downtown end of the study area and at selected points elsewhere, such as thos locations where condo- miniums have been built, and can only increase in the future. C. COMMERCIAL MARINE The commercial marine function covers businesses in the broad categories set forth below. The letters in the paren- thesis following the category indicate whether that activity tends to be water-dependent (WD), water-related (WR) or other 0 Shipping--The loading and unloading of vessels and associated storage and office functions (WD). Towing/Salvage (WD). Fisheries--Unloading, storage, moderate processing, wholesale distribution (WD). 0 Freight-Forwarders--Primarily the office function associated with the shipping-industry (WR). Commercial marine Services--Shipbrokers, naval architects/engineers/surveyors, insurance and other professional-type services to the industry (WR). 1. Business Context The analysis of existing conditions revealed that for the most part businesses of a commercial marine nature are doing well to very well and have generally positive outlooks for the future. While the level of business activity in this functional area varies substantially with such factors as the strength of the economy of the Caribbean basin and the existence of fish*in the ocean, there is no reason to believe that the general outlook for the category as a whole is not strong. it is concluded that the bulk of the existing businesses can remain viable and that there are very few soft spots where the plan could indicate a reduction in activity. On the contrary, the overall strategy for these firms should be to try to find additional space into which they can expand. ZUCHELLI, HUNTER a ASSOCIATES INC. III-10 2. Shipping Shipping in the Miami River has two components. First, there is the "traditional" shipping activity repre- sented by such firms as Bernuth, Hyde, Pioneer and Antillean. These operate from relative modern, established bases. Second, there is the less-well structured independent or "informal" business typified by the Haitian trade. This is conducted primarily in small wooden vessels using much less formalized terminal facilities on the river. This evaluation focuses primarily on the first of these. The presence and economic significance of the second is recog- nized, but information on it is essentially non-existent, and its overall contribution to the economy of the river, though significant, is much less than that for the traditional shippers. The market for shipping activity along the Miami River is a function of an extremely complex set of factors. The assump- tions set forth below are used to guide the market evaluation. 0 There will be reasonable political stability in the Caribbean basin, moderate economic growth and gen- erally increased trade with the United States. 0 Smaller Caribbean ports.will remain accessible pri- marily to shallow draft ships, the kinds of vessels which use the Miami River as opposed to Dodge Island. Vessels serving the Caribbean will get no larger (primarily in terms of beam and draft) than the largest now using the river. 0 Whether due to unions or other factors, a wage dif- ferential favoring the river will continue to exist between the Miami River and Dodge Island. We anti- cipate, however, that in the longer term, operations at Dodge Island will become generally less unionized. 0 Operational issues concerning ship traffic on the river, particular the bridges and the depth of the river will be no worse. in the future than they are today. .-I r\ ZUCHELLI, HUNTER & ASSOCIATES, INC. Given these assumptions, we expect the major shipping companies to experience continued, moderate expansion. Local analysts have indicated a growth in the value of exports to the Caribbean average roughly ten percent per year through the rest of this century. Almost all of the shipping activity on the river is export trade. The seven major shipping terminals on the river currently handle between 450 to 500 vessels per year moving about 469,000 tons. If river shipping activity were to share proportionally in the total growth of trade, the this figure would double in the next ten years and then double again by 2005. 7 Some of the increased activity would be accounted for by larger ships and more frequent sailings and thus not necessar- ily indicate a need for additional space. In addition, there is still room for growth at some of the river's major shipping terminals. However, the data make it clear that the terminals will likely require more real estate at some time in the future or be forced into a non-competitive situation relative to Dodge Island and other Florida ports. ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-12 The bulk of the major terminals are located at the far upper reaches of the river. There is vacant and under-utilized riverfront land in that area as well as some firms operating on the river which do not require waterfront access. Based on the outlook for this sector, we perceive@ a demand for approximately 50 percent more space for these businesses than they currently occupy. Public policy should encourage and assist the expan- sion by existing firms to "soft" areas adjacent to their cur- rent operations. Another approach would be to develop a new general access cargo facility to be used by a number of firms. With regard to the Haitian-type shipping activity, there is definitely a need to accommodate these vessels at some sort of an organized location. The development of a "public dock" general access terminal that could be used by such vessels is a potentially workable solution. So doing would bring more structure to the industry and even free up some pieces of real estate along the river for other uses. 2. Towing/Salvage One major towing company and several small salvage businesses currently operate along the river. Their growth will likely occur in direct proportion to the expansion of commer- cial marine activities in general. However, there is no per- ceived need for additional space by these operations. On the other hand, if some form of "maritime business complex" was developed along the river, it is conceivable that the small salvage companies might find it to their advantage to relocate their operations to that area. 3. Fisheries The Miami River continues to be the principal focal point in the region for the landing of fish. This industry has changed substantially over the past 10 to 15 years as local fish stocks have declined. Nevertheless, firms such as National Fisheries, Florida Carib Fishery and East Coast Fisheries continue to operate successfully along the river, although they receive products primarily by truck. We anticipate that this business sector will continue to be under pressure in future years. The industry faces a variety of problems affecting its future health. The operating environ- ment along the river for these firms is satisfactory but not optimum. We do not see existing firms requiring any additional space nor do we see demand by firms not currently in the busi- ness. ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-13 From a real estate and operations standpoint, the best solution for this industry would be to develop a "seafood industrial park" in the Miami area. It would require a minimum of five acres for such an operation to work effectively. If several firms moved into su'Ch a project from locations else- where on the river, the land that they would be leaving would become available for development of other maritime or compat- ible activities. 4. Freight Forwarders and marine Services These are primarily office functions, the economic viability of which are linked directly to general growth in the maritime sector of the local economy. We see modest growth in these activities and the need for some additional office space. At the present time, many of these businesses occupy space as part of a larger marine complex. There are a few free-standing office buildings such-as the International Center on North River Drive just west of 27th Avenue. We project a need for 20,000 to 30,000 square feet of space of this type in each of the two projection periods--to 1995 and to 2005. D. MARINE INDUSTRIAL This category of activity includes a wide range (:@f indus- trial type functions. Boat Manufacturing (WD/WR). 0 Shipyards--Large facilities with a railway catering to larger vessels, primarily commercial but also larger pleasure yachts (WD). 0 Marine Item Manufacturers--Sail makers, riggers, marine hardward (WR). 0 Marine Contractors--Firms that do construction work on the water's edge, piers, bulkheads, etc. (WD). 0 Machinery Repair/Fabrication--Engineers, propellers, generators, shafts (WR). Marine industrial businesses have an important presence on the river. They tend to be relatively intensive space users and major employers. There is a considerable amount of inter- dependence among the firms in this category. For instance, shipyards require the services of mechanical repair businesses. ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-14 Based on the surveys and interviews, it is concluded that the existing businesses in this category are generally viable. Moderate growth is expected for the category as a whole. 1. Shipyards One of the most important of these is Miami Shipyard on Southwest 2nd Avenue at Southwest 7th Street. It is located near the end of the Brickell Avenue development corridor and across the Miami River from the expanding downtown development area. It is an important maritime business that is definitely being impacted by the development of Miami's downtown core. The market for the kinds of services provided by Miami Shipyard, Merrill Stevens and Florida Ship, which comprise the principal firms in this sector, is seen as strong enough to @upport their continued success if external factors do not impede their ability to do businesses. Downtown development is such an external factor. 2. Boat Manufacturers This is primarily Bertram and it is unlikely that any new manufacturers will come into the area in the future. Nationally, production line boat manufacturing is taking place away from waterfront locations in typical industrial park or isolated industrial building settings. Bertram, however, is dependent upon the water since it tests all of its boats in ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-15 Biscayne Bay. The prospects for Bertram are considered bright since the firm is a recognized leader in its field, keeps its production facilities modern, and has a loyal clientele. Bertram, and to a certain extent other marine businesses located at the river's upper end, are being impacted by expan- sion of operations, such as rental car agencies, serving Miami International Airport. The planning process needs to recognize Bertram's possible future expansion requirements in order to assure that the proper kind of assistance is available to help the company continue to be successful at this location. 3. Manufacturers of Marine Products The river presents a suitable environment for opera- tions in this category such as sailmakers, hardware manufac- turers, riggers, etc. Some of these businesses, however, could be located in traditional industrial parks. The value of the river is that*it creates a compatible maritime-oriented operational setting. Growth of businesses in this sector will be related to expansion of the marine industry in general and Miami's suit- ability as a location. It is our judgment that many of the firms will remain small and oriented primarily toward the local market. At present, some of these businesses like Shore Sails, occupy space in larger yards. In the case of Shore, it is'the Miami Shipyard. We estimate a need for 30,000 to 40,000 square feet of space for such functions in each of the two pro- jection periods. 4. Marine Contractors one of the largest such contractors in the region, Ebsary Corporation, is located on the river. We see this firm as remaining viable in the future, but perceive no introduction of other similar firms to the river. Ebsary has occupied its location for a long time. It is situated in a part of the river which is otherwise primarily recreational boating. The sensitive relocation of Ebsary to a different site on the river would help make this part of the river suitable for comprehensive treatment as a recreational boating center. Howeveri no action should be taken that would cause harm to the Ebsary business. This issue is covered in greater detail in the development program. ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-16 5. Machinery Repair/Fabrication The repair and sale of various types of engines, propellers and other marine-related heavy equipment is a major activity in the river corridor. Most existing firms are quite viable and have indicated their need for expansion. The need for up to 30,000 square feet of building space for such activ- ities in the two ten-year projection periods is indicated. E. RECREATIONAL BOATING Some of the functions described in other categories relate to recreational boating, but the ones listed below are specific- ally oriented toward the person who pursues marine activities primarily from a recreational standpoint. The following opera- tions are covered. 0 Marinas--Wet and dry storage of boats (WD). 0 Boat Yards--Smaller facilities as contrasted with shipyards, using small railways or travel lift devices; frequently occurring in association with- marinas (WD). 0 Boat Dealers (WR) 0 Marine Retailers (WR) . 0 Marine Services--Yacht brokers, insurancer finance, and others providing "office-type" services to recreational boaters. The Miami River is an important center for recreational boating business in South Florida. Boating registrations in the region have climbed from 87,900 in 1980 to 98,800 in 1985. Dade County has the largest number of pleasure boat registra- tions in South Florida. The total has increased 3,600 from 1980 to 1985, as can be seen in Table 11-5, but the County has lost a small proportion of share in South Florida as a whole. One of the most interesting statistics concerning South Florida is the fact that it is the location of most of the State's larger vessels. This can easily be seen in Table 11-6. Dade has 38 percent of all of the registered vessels 110 feet long or longer, 15 percent of those 65 feet to 110 feet, ZUCHELLI, HUNTER & ASSOCIATES, INC. 11-17 TABLE 11-5 PLEASURE BOAT REGISMATIONS UNITED STATES, FLORIDA (DADE, BRGQARD AND PALM BEACH COUNTIES AND SOUTH FLORIDA 1978 TO 1985 1978 1980 1982 1984 1985 United States 8,034,905 8,577,857 9,073,972 9,281,199 9,308,112 State of Florida 434,318 466,775 480,384 529,436 544,675 South Florida 80,860 87,894 86,949 93,972 98,809 Dade County 370,373 39,007 38,026 40,945 42,642 Broward County 25,458 29,271 29,637 31,458 33,034 Palm Beach County 18,029 19,616 19,286 21,569 23,133 Source: Florida Departnent of Natural resources. ZUCHELLI, HUNTER ASSOCIATES, INC. 111-18 TABLE 111-6 DADE, BROWARD, PALM BEACH COUNTIES BOAT REGISTRATIONS AS PERCENT OF STATE TOTAL (Rounded) Size of Boat South (feet) Dade Broward Palm Beach Florida Under 12 7% 5% 3% 15% 12 to 16 3% 3% 3% 9% 16 to 26 12% 8% 5%- 25% 26 to 40 17% 15% 7% 39% 40 to 65 17% 18% 7% 42% 65 to 110 15% 30% 17% 62% Over 110 38% 23% - 61% Source: Laventhol & Horwath. TABLE 111-7 GROSS SALES OF W=RBOATS, YACHTS, MARINE PARTS AND ACCESSORIES FLORIrA (DADE, BROWN AND PALM BEACH COUNTIES) AND SOUTH FLORIrA 1979 TO 1985 ($000) Palm South Dade Percent of Broward Percent of Beach Percent of Florida Percent of Fiscal Year Florida County Florida County Florida County Florida Area Florida 1978/1979 762,675 129,660 17.0% 195,690 25.7% 30,776 4.0% 356,126 46.7% 1979/1980 796,407 146,543 18.4% 200,048 25.1% 33,125 4.2% 379,716 47.7% 1980/1981 845,301 135,385 16.0% 249,324 29.5% 39,760 4.7% 424,469 50.2% 1981/1982 972,991 154,075 15.8% 246,404 25.3% 47,235 4.9% 447,714 46.0% 1982/1983 901,353 129,257 14.3% 269,251 29.9% 40,586 4.5% 439,094 48.7% 1983/1984 1,080,082 155,173 14.4% 283,790 26.3% 72,686 6.7% 511,649 47.4% 1984/1985 1,244,527 174,294 13.8% 330,849 26.4% 75,985 6.1% 581,128 46.3% Annual Compound Growth Rate 7.4 4.3 7.8 13.8 7.3 Source: Florida Departnent of Revenue. 4 ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-20 and 17 percent of those 40 to 65 feet. In the first of these categories, it is clearly ahead of Broward County, behind in the second, and about the same in the third. Gross sales of marine-related items are shown in Table II- 7. In contrast to the very high proportion of boat registra- tions compared to Broward County, Dade is getting only about one-half of the sales activity. This clearly shows that Dade County residents are purchasing marine items in Broward County. It also indicates that Broward is getting a larger amount of business from visitors to the region. - we see the opportunity for reasonable growth in recrea- tional boating in the Miami area and the Miami River is an appropriate location for some of that activity. Because of the problem of having to traverse the river to get to facili- ties and land and operational constraints on the facilities themselves, the Miami River recreational boating industry remains vulnerable to competition from other parts of the Miami area. At the present time this is primarily the Dinner Key and Miami Beach marina. It could also include a "Watson Island" type of development at some time in the future, although our assumption is that there will be no such development for at least the next ten years. Even with the growth of these other areas, it is our judgment that the Miami River will continue to be a successful recreational boating center. A study of the demand and supply of marine services in Florida completed in December, 1984 indicates that by 1995 there will be 46,500 boats registered in Dade County and 49,550 by 2005. Thus, there is little question that Dade will remain a center for strong recreational boating activity in the future. 1. Marinas The demand/supply study cited.above indicates that in 1982 an estimated 7,847 boats were berthed in Dade County, of which 4,559 were wet slips. It estimated that there was a capacity of just under 6,000 wet slips in the County. it forecast that in 1995 there will be a demand for 5,617 slips and by 2005, 5,952. Looking at the 1995 figure, that indicates a need for about 1,000 more slips than currently exist in the County. ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-21 The Miami River is a suitable location for some of these slips from a market standpoint. The biggest problem, however, is physical capacity. It will be extremely difficult to add new docks and berthing facilities along the river due to its narrow width and the requirement to keep the waterfront open to accommodate winter traffic. Thus, the likely future strength for the Miami River will be in upgrading existing facilities, perhaps even rebuilding existing marinas to accommodate larger and better-quality yachts. The River Run Condominium complex is an example of.a new marina at an old location (the site was formerly part-of the Merrill Stevens yacht yard complex) which has been successful. The quality of yachts being berthed on the river is still not as high as at Dinner Key or Miami Beach. We believe, however, that as the river development program is implemented and the overall image of the river is improved, the area will become more appealing to yachtsmen owning better-quality vessels. There are currently an estimated 648 formal (versus "at home") slips on the river. If the river was to experience an increase in demand proportional to the overall County increase, then it would need approximately 130 more slips by 2005. How- ever, there is only a moderate ability to provide such slips. This means that the strategy must recognize the addition of slips whenever possible, including as part of non-maritime commercial complexes. To the extent physically possible, larger slips should be encourage near the mouth of the river. It is important to keep in mind that boats are the fuel for many other types of marine businesses. Thus, it is critical that the total boat inventory along the river and in Dade County, as well as the quality of that inventory, be kept as high as possible. Some of the existing marinas, particularly those in District B, are very small and their long-term viability is suspect. They are constrained from both the water and land sides. Policy should assist these operations wherever possible, but the longer term solution may be to have some of these operations merge with adjoining maritime uses. 2. Boatyards There are a number of boatyards on the Miami River serving pl.easure craft. These range from extremely small oper- ations to very large, comprehensive and professional complexes like the one run by Allied Marine. Boatyards obtain their ZUCHELLI, HUNTER ASSOCIATES, INC. 111-22 business from the local inventory of vessels as well as tran- sient vessels. The ability of Miami River establishments to serve both of these markets has been hamperd by the overall quality of the river environment. The users of both the marinas and boatyards are particularly sensitive to neighborhood condi- tions. Many of these businesses are negatively impacted by anti-social behavior attributed to people living in adjacent communities. Assuming no unforeseen major competitor, we believe that those well-run boatyards currently in existence will be success- ful in the future. We also feel that additional boatyard 'entre- preneurs would be attracted to the area if the right kind of real estate opportunity could be presented. This would almost cer- tainly involve having the boatyards develop in association with up-graded marina facilities. 3. Boat Dealers There are several significant boat dealers on the river. From a locational standpoint they tend to be scattered at diverse points so that the area does -not work as effectively as it should as a boating "shopping center". Because boat dealers tend to maintain an inventory of expensive vessels, they are particularly sensitive to vandalism and neighborhood problems. Under the assumption that these problems can be satisfactorily controlled, we see the opportunity for addi- tional dealerships along the river at selected locations. we project the demand for two to three acres of land for each of the ten-year periods along the river for use by dealers. This space might be developed in association with marinas since boat dealers and marinas are compatible and mutually supporting uses. 4. Marine Retailers/Wholesalers Several firms providing marine products at retail and wholesale in the river corridor. Store units can range from 2,000 square feet up to as much as 10,000. On a net basis, there may be some consolidation of these operations in the future, but we believe that there will be demand for net new space of 15,000 to 20,000 square feet in each of the pro- jection periods. ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-23 5. Recreational Marine Services Many of these services (yacht brokersr insurancer charter operators) are accommodated in integrated maritime complexes like Allied Marine. We anticipate growth consistent with the general expansion of recreational boating in Dade County. These primarily office functions could account for 10,000 to 15,000 square feet of net new space to 1995 and a like amount to 2005. F. GENERAL INDUSTRIAL This category includes the scrap operations, auto repair facilities, container/trailer repair busineses and others of similar nature. Some provide direct support to businesses along the Miami River. For the most part, however, they do not have to be on the river and are not compatible with maritime operations. The problem is--they have to be somewhere. That place happens to be the river at the present time because it has functioned as an industrial-type area for decades and the land values have been historically low enough to support theres uses, particularly if owned by form. There will be growing demand for these services in the future. We recommend, however, that none of this demand be allocated to the study area. In fact, in our judgment, these uses are clearly incompatible with the long-term strategy for the river. Thus, alternative locations should be identified for them and their real estate utilized for expansion of mari- time businesses. ZUCHELLI, HUNTER ASSOCIATES, INC. 111-24 G. GENERAL COMMERCIAL This section evaluates the market for non-marine commer- cial uses in the study area. It covers office, retail, enter- tainment and eating and drinking activities. The overall market potential for each of these uses is evaluated followed by an examination of how these uses can be combined with marine activities in order to be mutually re-enforcing. Potential public policy incentives which could affect market opportuni- ties are identified, along with additional public policy actions which could be utilized to have non-marine commercial facilities support marine activities. 1. Office There is approximately 22 million square feet of com- petitive office space in the Dade County area. The office mar- ket is experiencing a significant "glut" in almost all market sectors. The current vacancy of appoximately 4.5 million square feet (or approximately 20 percent) is a significant increase from the approximately 13-percent vacancy one year ago and the typical 10-percent vacancy normally experienced in the Dade County area. In addition to the 4.5 million square feet of vacant space, another approximately 5.2 million square feet of office space is currently under construction and available. This 9 million square feet of available space can be compared with the County-wide annual absorption rate approximately 1.2 mil- lion square feet. Thus, there appears to be approximately an 8-year supply of available office.space currently on the mar- ket. Office space within the Dade County area has tended to become less centralized in the central business district/ Brickell area, but more concentrated in suburban office cen- ters. It is estimated that approximately 22 percent of the office space in the County is concentrated in the central business district with an initial 10 percent concentrated in the Brickell area immediately to the south. The airport/west Dade area represents a concentration of office space almost as large as the combined central business/Brickel area or 26 per- cent. Likewise, Coral Gables with 11 percent of the office market and south Dade/Kendall, with 9 percent of the market represent significant office concentrations. The remaining approximately 22 percent of office space or approximately 5 million square feet is scattered throughout the County. ZUCHELLI, HUNTER & ASSOCIATES, INC. Fr -41 r \1, 111-25 The primary study area has limited office space, with the exception of downtown and Brickell-related office space in District A. Large office concentrations in the traditional central business district and Brickell Avenue area are located immediately adjacent to the primary study area, with vacant and underutilized sites within District A representing a sig- nificant portion of future downtown office development oppor- tunities. Remaining portions of the primary study area have only scattered office space, primarily associated with marine indus- trial uses. The Civic Center office complex, adjacent to District D has a large amount of public sector space, but had little or no spin-off office development effect within the primary study area. In general, the study area (with the exception of the area at the mouth of the river) generally does not have an office market image nor concentration of office or office support uses. Following absorption of the current over-supply of office space, we see significant opportunities for major office devel- opment within District A. These office spaces will be directly related to and part of office growth in the central business district and Brickell areas. Based upon historic absorption office and market projections prepared for the City of Miami Planning Department as part of the downtown development plan, it is estimated that the downtown area (CBD and Brickell) will capture approximately one-third of the estimated average annual 1.2-million-square-foot office absorption, as shown in Table 11-8. This represents an average annual absorption for the entire Brickell/CBD area of approximately 400,000 square feet per year. This would indicate a four-to five-year period required for 'absorption of currently and/or under construction space. It is assumed, therefore, that development potential for major office development projects in the District A study area would take place in the early 19901s. Development in this area would take place at a similar intensity to previous development projects with major office buildings constructed in the 300,000 to 500,000 square foot range, with floor area ratio in the 4 to 8 range. Elsewhere in the primary study area limited office market potential is foreseen. It is estimated that outside of the central business district/Brickell area the riverfront would be competing with major suburban office concentrations. The river area does not have a significant office market image nor office ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-26 TABLE 111-8 PROJECTED MIAMI RIVER AVERAGE ANNUAL OFFICE MARKET DEMAND 1985 TO 2005 (000 square feet) Demand (000 Sq. Ft. 1985 2005_ Dade County Office Space 22,000 46,000 CBD Office Space 4,800 10,100 Brickell Office Space 2,200 4,600 Other Office Concentrations 10,200 21,200 Other Scattered Locations 4,800 10,100 Average Annual Potential Dade County 1,200 CBD/Brickell 400 Scattered Locations 250 "Up River" Locations (@ 3-5% of Scattered) 8 - 12 Source: Estimated by Zuchelli, Hunter & Associates, Inc. FM4 f \\ ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-27 concentration to become a major "player" in the office market. As such, the river would be competing for scattered suburban office market absorption, which in all of Dade County is esti- mated to amount to approximately 250,000 square feet per year. Assuming a relatively modest 3- to 5-percent capture rate of this demand, an estimated 8,000 to 12,000 square feet of scat- tered office space development.could take place along the river outside of the central business district/Brickell Avenue areas. More intensive marine-related activities are not deemed compatible or supportive of office use. A marine-related char- acter however, should be required in terms of dockage space? river walks, public access along the river, recreational boat- ing activity and the like. Major office developments should be required to provide such water-related amenities and ser- vices in order to obtain for higher-density allowances. Such as, density bonuses for providing public access, public recre- ation, marine slips and other marine-related facilities. 2. Retail, Entertainment, Eating and Drinking The retail, entertainment, eating and drinking market in Dade County is likewise generally saturated. Significant new retail, movie theater and restaurant construction has taken place throughout the County. In addition, in order to maintain competitive market position,.many older retail centers have been recycled and rehabilitated into neighborhood commercial, specialty or off-price centers. Significant retail construc- tion has taken place in the Kendall area leaving this area significantly over stored. Likewise, significant retail con- struction in southern Broward County has virtually eliminated retail inflow from Broward and has, in fact, generated a retail outflow from northern Dade County into Broward County. This significant retail expansion has taken place in con- junction with relatively modest growth in local residential market expenditures, a relatively "flat" tourist market, and a significant decline in purchases from the Latin American market. In the central business district, the increasing depen- dency upon the Caribbean and Latin American tourist market has caused a significant shift in retail marketing away from gen- eral merchandise, establishments (department stores) toward apparel, jewelry and miscellaneous shoppers goods (especially consumer electronics). This conversion toward the Latin and ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-28 Caribbean markets, combined with the declines in this market has resulted in reduction in downtown retail sales. Downtown retail sales, while significantly below the $250-to $300square- -foot range experienced from the height of the Latin American sales "boom" are still quite high and are estimated to range from $180 to $190 dollars per square foot. Thus, the approxi- mately 2.7 million square feet of retail space within the central business district core area is estimated to have current retail sales of approximately $500 million. Growth and sales potential in the overall downtown is dependent upon growth in residential population, downtown employees, tourists and other visitors. Based upon studies conducted for the downtown master plan; shoppers goods expendi- tures (expenditures for general merchandise, apparel, furniture and home furnishings and miscellaneous comparison good items) from area residents are projected to advance (in constant dol- lars) from $344 million in 1985 to $472 million by the year 2005. Eating and drinking expenditures for these residents are projected to advance from $110 to $150 million over the same time period while eating and drinking expenditures are projected to advance to $36 to $49 million. Downtown employees are projected to represent a signifi- cant growth potential for shoppers goods and eating and drink- ing facilities. In 1985 shoppers goods, and eating and drink- ing expenditures of downtown employees are estimated at $67 and $32 million, respectively. By the year 2005 they are' projected to rise from $161 to $81 million, respectively. A final major source of demand is visitors. Throughout Dade County it is estimated that visitor expenditures for eat- ing and drinking expenses, outside hotels, amount to approx- imately $1 billion in 1985 and is expected to rise to approxi- mately $1.6 billion by the year 2005. Entertainment expendi- tures are expected to rise from $680 million to $1.1 billion during this same time period while expenditures for shoppers goods are expected to rise from $200 million to $327 million. As summarized in Table 111-9, there is significant growth projected in overal retail sales, particularly as it relates to eating and drinking and in particular as it relates to tourist-derived eating and drinking expenditures. The riverfront area currently has limited consumer-oriented retail activity. Furthermore, it has more remote and difficult access than existing or emerging retail centers in the central business district such as Bayside. Likewise the Downtown ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-29 Component of Metro Rail tends to concentrate downtown employees expenditure within the central business district not outside. Given the current characteristics along the river and the likely strong concentration of tourist activity at Bayside, Coconut Grove and other areas it is not practical that the river area will attract significant discretionary retail expen- ditures. The river area is beginning to establish itself as a spe- cialty restaurant center. It is perceived that the future retail and entertainment orientation of the Miami River area will thus be toward waterfront eating and drinking establish- ments. Building upon the ambience of the river and its future improvement in water quality and amenity factor, significant waterfront-related eating and drinking/entertainment market potential can be developed. Waterfront eating, drinking and entertainment concentra- tions have developed in a variety of urban locations similar to the Miami River. In Baltimore, Fells Point was developed as an eating and recreational area despite the nearby competi- tion of the Inner Harbor area. In Cleveland with an almost non-existing downtown restaurant environment, a strong water- front restaurant orientation has emerged from saloons to gourmet restaurants, in the Flats along the Cayahoga River. San Fransisco has its traditional Fisherman's Pier area while San Diego has emerging restaurant activity along its water- front. Zoning and development requirements for major new developments in District A should require placement of water- front-related restaurants, cafes and other such activities. Development regulations in District B, combined with public sector amenities and expansion of parking availability could be utilized to attract waterfront eating and drinking estab- lishments. Joint marketing and promotion should be used to make this area a specific restaurant concentration.and desti- nation. In addition to eating and drinking and entertainment activities, limited amounts of non-marine-related convenience goods space demand will be created by residential development (as discussed in a subsequent portion of this chapter). These convenience goods activities should be integrated into major new residential development. Cohvenience-goods activities will probably be at a small scale and should be specifically prohibited along parcels with direct river frontage. ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-30 TABLE 111-9 PROJECTED GROWTH IN RETAIL POTENTIAL DADE COUNTY, MIAMI AND MIA14I RIVER AREAS 1985 TO 2005 (000,000 1985 dollars) Growth 1985 2005 1985-2005 Residential Expenditures Shoppers Goods $ 344 $ 472 $ 128 Eating & Drinking 110 150 40 Downtown Employee Expenditures Shoppers Goods $ 67 $ 161 $ 94 Eating & Drinking 32 81 49 Visitor Expenditures* Shoppers Goods $ 200 $ 327 $ 127 Eating & Drinking 1,000 1,600 600 Entertainment 680 11100 420 Total Expenditure Potential Shoppers Goods $ 611 $ 960 $ 349 Eating & Drinking 1,142 1,831 689 Entertainment 680 1,100 420 Total $2,435 $3,891 $1,458 Dade County non-hotel expenditures. Source: Zuchelli, Hunter & Associates, Inc. ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-31 H. RESIDENTIAL This market evaluation is based upon regional and study area trends and opportunities for residential activity. Par- ticular attention is placed on the market opportunities for -mixed-use riverfront development projects combining marine- related uses with residential development. Similar to other markets, the residential market in Dade County is generally overbuilt. The condominium market in par- ticular has too many units and far too few buyers. There is an estimated in excess of 14,000 never sold, new condominium units in Dade County. In addition there are approximately 7,000 condominium units which were purchased for speculation or rental that have never been occupied. . I The overbuilding is particularly prevelant in the luxury market which previously oriented itself toward the foreign buyer. The greatest demand appears to be for the middle-priced condominium units in the $80,000 to $100,000 price range, par- ticularly in the suburban Kendall area. Competition, however, is intense and financial and other concessions are being offered. The condominium market problems have led to small "boomlet" in construction of rental apartments. Despite the over-building, continued construction is taking place. From 1980 to 1985 an estimated 46,000 units reached the marketplace while only 38,000 units were absorbed. Growth in population and households in the area and a gen- eral stabilization in the vacancy rate should result in market absorption of these units in a rel'atively short period of time. Based upon market studies prepared by the Downtown Master Plan, in terms of growth and population household and housing units, and assuming a return to the 8.4 vacancy rate experienced in 1980 there is an estimated average annual potential for new dwelling units in Dade County over the next 15 years of approx- imately 10,000 units. The City of Miami and the primary study area have not shared in this historical growth. Less than 10 percent of the Dade County housing starts in the last 10 years took place in the City of Miami. A large portion of these units took place in luxury units along Brickell and at the Venetia project near Omni. ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-32 lab" The primary study area contains a vast number and variety of housing units. Scattered single-family home, garden 'apart- ments and townhouses are along then river. Based upon the current pattern of residential use along the riverfront, excellent proximity to the downtown and the regional highway network, we see a significant opportunity for middle-income housing of the current prices ($80 to $100,000). In essence, the Micimi River with waterfront amenities could provide an option for entry-level "yuppies" now forced to locate to the Kendall area. Assuming reduction in the current "glut" in the housing market and near-term actions to improve and enhance the envir- ortment along the river, it is estimated that beginning in the early 1990's the study area could capture approximately 2 to 3 percent of the average annual housing marke.t. Through the year 2005 it is estimated that up to 6,000 dwelling units could be marketed within the primary study area, as summarized in Table III-10. This assumes a strong public sector program to encourage residential development, particularly intensified residential densities in current single-family townhouse areas, as well as public sector design controls and investments to improve the quality and design'image of the river. H. MARKET EVALUATION SUMMARY The following demand potentials were derived in the market evaluation reported in Chapter II. ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-33 Commercial Marine Shipping--Moderately strong growth over the next 20 years...a need for about 50 percent more space at major terminals ... consider development of a "public dock" to serve Haitian and similar small vessels. Towing/Salvage--No new space needed. Fisheries--No net new space requirements unless a "seafood industrial park" is developed...strat- egy should be to try to retain existing opera- tions. Freight Forwarders and Marine Services--20,000 to 30,000 square feet of space required to 1995 and the same to 2005. Marine Industrial Shipyards--Moderate growth on-site...no need for new real estate unless Miami Shipyard is dislo- cated from its current site and re-established on the river. - Boat Manufacturers--Enable Bertram to secure additional land adjacent to it. - Manufacturers of Marine Items--30,000 to 40,000 square feet of space in each of the two projec- tion periods. - Marine Contractors--No demand for net new space... consider moving Ebsary to a site elsewhere on the river. I I - Machinery Repair. Recreational Boating Marinas--Any slips that can be developed will be occupied ... existing facilities should be upgraded-facilities capable of accommodating ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-34 TABLE III-10 PRaJECTED MIAMI RIVER AVERAGE ANNUAL HOUSING MARKET AND DEMAND 1985 TO 2005 1970 1980 1985 2005 Dade County Population 1,267,800 1,625,800 1,770,000 2,250,000 Dade County Households 427,600 609,800 680,300 880,000 Dade County Housing Units 453,900 665,400 756,000 960,000 Dade County Vacant Units 21,800 55,600 75,700 76,000 Dade County Percent Vacant 4.8 8.4 10.0 8.3 Dade County Owner--Occupied 231,600 332,500 374,200 528,000 Percent 54.2 54.5 55.0 55.0 Dade County Renter-Occupied 196,000 277,300 306,100 432,000 Dade County Average Annual 1985 to 2005 Potential 9,985 Overall Riverfront Market Capture Rate @ 2-3 200 to 300 Source: Estimated by Zuchealli, Hunter & Associates, Inc. FT@zl ZUCHELLI, HUNTER & ASSOCIATES, INC. 111-35 larger yachts should be encouraged-proportional share of the County's growth in wet slips to the year 2005 would be 130 additional. Boatyards--Long-term viability of existing yards ... reinvestment on site ... possible relocation of some facilities to new, larger sites...little or no net new growth. Boat Dealers--Two or three acres of land for each of the ten-year periods. Marine Retailers/Wholesalers--30,000 to 40,000 square feet over 20 years. Recreational Marine Services--20,000 to 30,000 square feet to 2005. 0 General Industrial Scrap Operations, Auto Repair Facilities, Etc.-- Net reduction in facilities consistent with expansion of maritime activities. 0 General Commercial Office--Significant potential in the early 1990's in District A... limited office market potential elsewhere. Retail, Entertainment, Eating and Drinking-- Restaurants should be required as part of projects in District A ... reasonable demand for waterfront eating and drinking facilities in District B... no shoppers goods retail potential-convenience goods retail in atssociation with new residential. 0 Residential All Units--200 to 300 units per year in the study area. [;@ ZUCHELLI, HUNTER & ASSOCIATES, INC. ir-Lr\\ IV. DEVELOPMENT PROGRAM The purpose of this section is to outline the elements of a development program related primarily to real estate opportunities existing along the river. Such opportunities are generated at locations where land is vacant, is not being used in a fashion consistent with the marine business reten- tion orientation of the river's edge, or is being under-util- ized by an existing marine operation. The purpose of this section is to establish a basis for future comprehensive planning efforts along the river. The section consists of four major parts. The first presents a general approach to land utilization for both marine and non-marine businesses. The second proposes over- all land-use patterns that should guide development policy in each of the study districts. The third part analyzes the various opportunities and constraints affecting sites in the study area. The section concludes with recommendations concerning of future utilization of specific opportunity sites where it is believed appropriate to effect a change or rein- force a current use. @A. LAND UTILIZATION CRITERIA The analysis of existing economic conditions and the market evaluation reveal certain important characteristics of the economy of the river. First, the marine businesses operating along the river are reasonably healthy and find it a generally suitable environment in which to operate. Second, for many of them there are essentially no locational alterna- tives in the Miami area. Third, these businesses are not intrinsically so successful that they can afford to pay high rents or buy expensive land. Fourth, uses of a non-maritime nature are competing for land along the river's edge and, in some cases, have displaced marine businesses. The fact that there has not been more such displacement is believed due in part to the City's waterfront district zoning policy. Because the basic characteristics of most elements of the marine trades place them well down the ladder of land uses in terms of "ability to pay", it is extremely important that future policies regarding development along the river reflect the special economic and physical character of the industry. LLI, HUNTER & ASSOCIATES, INC. IV-2 The criteria considered most important in establishing the location of marine businesses are summarized below for each of the major categories of such business set forth in market evaluation. One of the important themes that should help to govern the location of future investment is that of "clustering". That is, to the extent possible and reasonable uses within broad categories of activity should be grouped within reasonable proximity to each other. However, for most of its length the entire river area functions as a "marine business center", so it is not necessary to be overly definitive regarding the clustering of activities as long as they are on or adjacent to the river. 1. Shipping Shipping terminals require good road access with rail service being a favorable but not necessary criterion. It is also logical that shipping terminals be located near the mouth of the river in order to eliminate the need to tow long distances. However, the major terminals are located in Dade County at the head of the river because they use non- -union labor, which presents fewer problems in the County. Thus, the terminals trade-off a negative factor, the need to be towed to and from Biscayne Bay as illustrated in the photo- graph below, against a positive factor, the ability to employ non-union labor. 77' CN: ZUCHELLI, HUNTER & ASSOCIATES, INC. IV-3 This situation shows how various elements can affect loca- tion. The "traditional" shipping terminals used by the larger vessels require relatively large amounts of land. Smaller terminals serving primarily the "informal" islands trade would also benefit from good access and relatively large sites but tend to occur at locations not necessary having those attributes. 2. Towing Salvage A moderate sized location on the river capable of accommodating a few small-to-medium-sized towing and salvage vessels is all that is needed by these businesses. They can be anywhere along the river as long as the overall land use context is commercial or industrial marine. 3. Fisheries The wholesale fish operations benefit from loca- tions near groupings of restaurants and thus are attracted to areas near the downtown. While their site requirements are relatively modest, most of the operations currently existing along the river would probably operate more effec- tively on sites with more room. Sites near the mouth of the river facilitate access by fish boats bringing product to the plants by water. 4. Services These office functions can be almost anywhere, including downtown office buildings, but benefit from reason- able proximity to other commercial marine facilities, espec- ially the shipping terminals. 5. Boat Manufacturers With the exception of the Bertram site, there are essentially no locations on the river suitable for a major production line boat manufacturing operation. These require extensive amounts of space and moderate cost land and do not necessarily have to have water access. 6. Shipyards This industrial-type use would work best near the mouth of the river so client vessels would not have to travel ZUCHELLI, HUNTER & ASSOCIATES, INC. r\ IV-4 great distances or pass through many bridge openings. Opti- mumly, sites should be about the size of Miami Shipyard, but facilities can be smaller. However, the development situa- tion in District A would make it extremely difficult to establish a new shipyard in that area so they would go else- where. 7. Marine Contractors Such companies require a water's edge location in an industrial environment. Sites can be small to moderate, in size, sufficient for the storage of heavy equipment and materials. 8. Manufacturers of Marine Products These are relatively "clean" businesses that do not have to be in an industrial area but which would probably feel more comfortable in such an area. The operations can work on relatively small sites. These criteria also apply to machinery repair and fabrication businesses. 9. marinas The need to have a sufficient number of slips to create a large enough facility to be profitable requires that marinas utilize parts of the river where there is enough waterway width to permit such development. In addition, marinas benefit from a non-industrial environment, optimumly locations near high-quality residential areas. 10. Boatyards Since most boatyards function in association with or are similar to marinas, the criteria are about the same. If the boatya:rd does not have many permanent slips, then its location can be more industrial in nature. 11. Recreational Boating Services These functions generally derive market support from marinas and boatyards and should be located in associa- tion with or in close proximitys to them. ZUCHELLI, HUNTER & ASSOCIATES, INC. IV-5 12. Industrial General industrial uses not associated with the marine business usually do not require water-edge locations and should not be located along the river. 13. General Commercial Restaurants benefit from a location on the water and often from a relationship with a fisheries operation. Optimaly they should be located near well-traveled or heavy- populated areas. Specialty retail facilities benefit from the same locational criteria but require even closer proxi- mity to the downtown work force. There is no particular rela- tionship between the water's edge and office functions not related to marine trades. 14. Residential Essentially all.types of residential development gain market support from a location along the river. Neigh- borhoods should be generally stable and non-industrial in nature. Residential is perceived as a reasonable "in-fill" use along the river but should not displace marine businesses. B. LAND USE BY DISTRICT Generalized land use proposals for the study area are summarized below by District. 1. District A This district is already clearly on its way to becoming part of the expanding Miami commercial core. Thus, the dominant land use for it will be mixed-use commercial including intensive qualities of office, lodging, retail and residential at high densities. Despite the current development momentum, the area has attributes as a location for maritime business. Its presence near Biscayne Bay and major centers of population and workers, provide it*with certain advantages. It is strongly recom- mended, therefore, that developments along the river be required to include maritime activities.s The kinds of uses that would be appropriate include berthing areas for yachts, marine retail facilities, and certain "office-type" marine services. Existing marine businesses should be retained. ZUCHELLI, HUNTER & ASSOCIATES, INC. IV-6 2. District B District B is a transitional area where uses change from "downtown commercial" to those with a marine orientation (10 year or so) typical of much of the Miami River waterfront. Successful marine businesses occupy locations on both sides of the river despite severe physical constraints that limit the growth potential of many of them. The general land use approach in this area should be a mixture of low-intensity commercial, such as restaurants, and maritime. .3. District C The south side of the river in this area should be pure maritime. This means that in the long term, the South- eastern Bank and Dade County General Services operations would be converted to accommodate maritime functions. The general land use approach for the north side should be residential. 4. District D The Merrill Stevens complex at the eastern edge of this district should be regarded as part of the maritime area on the south side of the river. The rest of the south side is residential, while the north side to the west of the 836 over- pass would be institutional. In the longer term (1995+) some other use should be made of this institutional area. In the event that the institutional uses are relocated, the two apart- ment complexes in the middle should be acquired. Maritime uses could be considered at that time, although a combination of maritime and nonmaritime would be reasonable. 5. District E The entire north side, with the exception of the River Run condominium complex, should be planned for recrea- tional boating. As can be seen in the photo of River Run below, that development has a significant maritime operation in the form-of its slips. 7 ZUCHELLI, HUNTER & ASSOCIATES, INC. IV-7 The parcel on the south side adjacent to the 22nd Avenue bridge should be a heavier form of maritime. Maritime uses (marine industrial, recreational boating) should also be indicated for the area on the south side that includes Allied Marine and adjacent properties from the entrance of the South Fork back to 22nd Avenue. 6. District F The north side should be entirely residential/public, with the latter taking into account the presence of Curtis Park. The south side should be residential on the west half and pure maritime on the east half. The latter includes Flor- id.a Yacht Repair, which should remain an active marine business in private ownership. 7. District G The entire north side and the south side from N.W. 20th Street should all be maritime. A possible exception is the Palmer Lake area which might be used for industrial or commercial activities associated with the airport. The south- eastern corner of the area should be residential. 8. ' Summary The general land use approach articulated above is intended to recognize existing residential areas and the mixed use development momentum that is occurring adjacent to the downtown. Otherwise it postulates an aggressive approach to creating internally consistent marine activity areas adjacent to the river. The total amount of land included in these areas is probably greater than can be absorbed in the short term but would be more readily absorbed in the longer term. That presumes that the economic and policy considerations underlying a strong maritime posture are in place and applied. C. LAND USE SITE OPPORTUNITIES AND CONSTRAINTS The site opportunities and constraints survey identifies areas which might represent an opportunity for redevelopment, development, expansion of existing uses, or general physical improvements to the area to the advantage of economic and mar- ket potentials. Constraints to development or redevelopment such as land patterns, accessibility, land use adjacencies, etc., that tend to limit the tapping of opportunities are also identified. ZUCHELLI, HUNTER & ASSOCIATES, INC. IV-8 1 Bridges In a generic sense, bridges and bridge openings con- stitute a significant physical constraint to the development of riverfront property along both sides of the river. Bridges, more particularly the bridge ramps, obstruct access to river- front properties. Due to the standard grid pattern for the highway'network throughout Dade County, both local and thru traffic avoid North and South River Drive as a result of the bridge constraints as well as the natural barrier of the river itself. .-- A40-M ip Opportunities for expansion of marine industrial and marine commercial services are influenced by the number and types of bridges along the Miami River. For example, the Fifth Street bridge when open, is effectively 55 feet wide whereas some of the large vessels coming into the river are approximately 47 feet wide and 280 feet long. The bridge openings and schedule affect the growth of shipping and related aspects of the marine industry, in addition to creating traffiic- related problems for surrounding areas. 2. Property Depth The depth of properties along both sides of the Miami River constitutes a development and functional constraint. This is most evident along District B, where the depth of property is under 50 feet in some cases and not suitable for any use other than open storage of mar ent. This ine equipm ZUCHELLI, HUNTER & ASSOCIATES, INC. IV-9 constraint can be seen throughout most districts with the exception of District A, where some of the largest development tracts in the City of Miami can be found. _70 3. Land Use Regulations In addition to the items mentioned above, land-use regulations such as zoning also present a development con- straint or opportunity to riverfront redevelopment and/or the preservation of existing maritime uses. The City of Miami's Waterfront-Industrial Zoning category limits the development of properties falling in this category to marine-related or marine-dependent uses. Although zoning ordinances are subject to market influences and change, they nevertheless constitute a significant tool to implement desired landuse policies. In the case of properties along both banks of the river, waterfront industrial zoning and an expansion of maritime zoning overlays could assist in furthering objectives to preserve, enhance and assist in the expansion of marine-related uses along the Miami River. 4. District A/Mouth of the River to 1-95 District A has the highest probability of general commercial development as a result of the proximity to the Downtown and Brickell business districts; and the amount of _j I f I 07' "00 F-A CL ow 1 4.9 7-7, GMT" go.. An a 2 6 44 so I Lv ."A'od W,01 CONSTRAINTS & OPPORTUNITIES DISTRICT A ZUCHELLI, HUNTER a ASSOCIATES, INC. IV-1 1 exit and access ramps connect to the downtown roadway network at South Miami Avenue or to the east at SE Second Avenue. This forces a rather circuitous route for motorist traveling to and from the riverfront parcels mentioned herein. The FPL/Arvida property, is the largest parcel within the district which is suitable for redevelopment to a more intense use due to its present under-utilized condition. This area has well-defined boundaries established by the 1-95 expressway system, the SE Second Avenue Bridge and the river itself. The redevelopment of this parcel could represent the most signifi- cant catalyst to the evolution of the north bank of the river into an upscale sector of non-marine office commercial and residential uses. There is also the possibility for the development of the westernmost properties (Site 4) through the assembly of the Miami Yacht and El Rio Restaurant property together with the vacant properties to the north and west. The North River Drive public right-of-way which bisects these parcels should be abandoned to assist in the assemblage of this development parcel. Once assembled, this parcel would be suitable for den- sity residential and non-marine/commercial uses. Finally, although lacking the depth of the other properties described above, Site 5 on the south bank, could be suitable for redevel- opment as non-marine commercial/retail due to its proximity to the Brickell business district and shoreline exposure. The incorporation of waterfront recreational amenities such as docking, riverwalks and overlooks are encouraged through- out this district, to provide a marine atmosphere, as a part of all waterfront redevelopment involving non-marine commercial or residential uses. -4 J ZUCHELLI, HUNTER & ASSOCIATES, INC. IV-12 4. District B/I-95 to 5th Street Bridge District B is severely constrained by the land development and platting configurations, which are character- ized by small riverfront lots with very narrow depth. In addition, both the SW First Street and Flagler Street bridges impair eastwest accessibility to the riverfront properties along this district. The key to site opportunities in this district lie with City of Miami Parks. On the north bank, Lummus Park could become a primary link between the downtown core and the river's edge, if redeveloped as an urban park serving not only the senior citizen housing projects, but also the employment popu- lation based at the Government Center. In addition, a stretch of City of Miami property which lies opposite Lummus Park, could also be developed as a "linear park" with possible rev- enue-producing concession areas at either end of the property. This property (Site-2) is currently leased to the Miami Pioneers -on a 99-year lease basis. Docking facilities could remain at this following redevelopment but the structure housing the Miami Pioneers would best be relocated to Lummus Park. The P .arking area adjacent to the Miami-Dade Water and Sewer Pump Station, which belongs to the Scottish Rite Temple across the street, could be used as overflow parking during special events (Site 1). This parking area would need to be beautified through paving, lighting, landscaping and street furniture treatments. On the south bank of the river Site 3 is vacant and pre- sents an opportunity for expansion of marine services. Site 4 consists of a single-family residence which is currently being converted into a restaurant. This project was developed by Magic City Enterprises, a local development group involved in the restoration and preservation of historic structures in East Little Havana through adaptive re-use efforts. Immed- iately adjacent to this structure is a vacant property which presents an opportunity for the development of an entertain- ment node working in conjunction with the Magic City Enter- prises project. A complex such as the one referred to herein, consisting of seafood and ethnic restaurants, could generate the necessary critical mass to attract passive related pedes- trian activitiies to the north end of Jose Marti Riverfront Park. IT I I It mw 4 sy mw 3 IT I ME "V.k @VA es T] MW IT 2- mw ST 11-t.1 Llu 177171717.. T1fl sw I or TMI- 1-- 4 T]]. lfl sw I IT Ll I I I ii st Sw 4 ev 7M I I IIA TM sw s IT 1--L-1. IIIIIIIII I I I Hill 111111111111 @ M7111117. 771 IVTTFN@ r@ CONSTRAINTSA OPPORTUNITIES DISTRICT B k H mw Q ST mw X__j low It ST ro aw fo ST 2 It eit "W E ow I IT - - - - - - - - - - - - mw 0 sy 117 L few 6 ST 1=1111 17171711- "w 16 Sit 71717 low 3 ST 071771 CONSTRAINTS & OPPORTUNITIES DISTRICT C R 77 TM mw 16 91 mw is &I is p IT If E! LAimu ST dr 2 ol tv xw 0 l1w ID 1= I @ 77777 M-777777 rrT= CONSTRAINTS & OPPORTUNITIES DISTRICT D LLLLLLLLLLLJ LLLLLLLLJ MW Is MW V Mill 1UNI 11111 Ullllllllll::@ 0 1- MW lp IwII i IIM A. ,v Do 3 It 2 IT Mwooooo w IT =:R IFT mw a It. Ogg IT MW r7 CONSTRAINTS & OPPORTUNITIES DISTRICT E ST lit ; 11K .gp TIN In 40 6 let 2 5 3 4 in of -71 a J-11-I 11 @:7 I I I ow 14 6T w FT@ 1 11 F_7 7_7 CONSTRAINTS & OPPORTUNITIES - DISTRICT F ZUCHELLI, HUNTER ASSOCIATES, INC. IV-17 - W'0! si The sites around Lake Palmer (site 3) are privately owned and suitable for marine/commercial-idustrial. Minor and major boat repair could be handled.-here. The only constraint aside from the distance to the mouth of the river, is the clearance of the bridge at South River Drive. However, it is possible that the properties around the basin could be developed as a marine idustrial park. D. DEVELOPMENT NODES Parcels and areas along the river and its tributaries have been identified for possible new developpment within the gen- eral land use construction set forth above. The full inventory of develoment nodes and recommended near- and long-term devel- opment approaches for each are listed on the following pages. mw mw IT 117 -17-i 11. 11 it' mw i i 23 11 IT IT "1710 7n-171-177710 2 WIF IT MW Is TWA Lill A. A, IT Mir 17 Tin C7-n 1.11H 77P Tq CONSTRAINTS & OPPORTUNITIES DISTRICT G ww IT -L, . . . . . . . . . . 2 am 31 wr V,/,4 om/-/ Li m so In CONSTRAINTS & OPPORTUNITIES DISTRICT H mm M MM M MIAPII RIVER DEVELOPMENT NODES DISTRICT B Approx. Site Description Size Current Use Proposed Use (Near-Tenn) Comments (Acres) Zoning Proposed Use (Long-Term) Surface parking Landscaping, screening & lighting. Bl Dade W&S .5 Parking Lot River walk would terminate at this Station Same as above point. overflow parking for terminus. RG-3/6 Restaurant & marine recreation Excellent location for sea B2 Miami Inst. (Club); restaurant, raw bar-lounqe & marina Pioneers 1.5 Recr. Marine as part of N. River Dr. & terminus .RG-3/6 park improvements. marine commercial Fisheries, shipping or other water- B3 Flagler Vacant Idependent use with marine related Bridge .38 Restaurant use on the 2nd level. CG-1.7 Restaurant conversion at north Conversion in process will test the B4 SW Ist St. Resi. (Single- end of Jose Marti Park market. A grouping of marine them Bridge .75 Family) & Vacant Should be developed to comple- restaurants would help anchor the CR-3/7 ment restaurant identifed above park & create an attraction for the community. MIAMI RIVER DEVELOPMENT NODES DISTRICT C JApprox. Site Description I Size Current Use RKopgsel Use (Near-Term) Commeants (Acres) Zoning Proposed Use (Lonq-Term) Converstion to townhouse lUnderutilized. Convert SF to TH. Cl North Bank 1 1.2 Single Family residential Same Marine commercial or marine Public property, current use not C2 12th Ave. Metro Dade industrial water related-could be leveraged Bridge 2.75 Same Ifor marine-related use/commercial. Marine commercial & marine Excellent location for marine indus- C3 Southeastern Bank "Back-Office" industrial trial, related commercial, marine Bank 6.7 Operations Same recreational with possible mixed-use WF-I/7 office. Townhouse residential Underutilized; extension of adjacent C4 North Bank 4 2.75 Vacant TH development. Same RG-2/4 Residential Corner lot is a focal point at C5 Seybold Vacant entrance to Seybold Canal. Point 1.8 RG-2/4 Marine cxxnmercial Marine commercial would be more C6 5th St. Marine Industrial compatible with efforts to redevelop Bridge 1.1 properties along both side of the CG-1/7 canal. General convercial C7 Seybold Mixed Ccmmercial Camiercial 3.0 CG-1/7 Residential C8 Seybold Residential Canal Com. 11.0 RS-2/2 & RG-2/4 MINII RIVER DEVELOPMENT NODES DISTRICT D, Approx. Site Description Size Current Use Proposed Use (Near-Term) Com-nents (Acres) Zoning Proposed Use (Long-Term) Institutional & residential Emphasis on water-related comnercial Dl Civic Center Institutional & & developing marine recreational West 15.75 Residential Mixed use with marine comnercial opportunities. RG-3/6 Single-family residential Possibility of R.O.W. abandonment D2 Public Right Street End or swap with property adjacent to of-Way 1.2 Sam as above 836 expressway R.O.W. RS-2/2 Residential Stabilization High-quality housing should be D3 Residential Residential encouraged by removing barrier or Neighborhood 3.0 Sam as above intrusion element & creating a "green RS-2/2 buffer'. with the 836 R.O.W. MIAMI RIVER DEVELOPMENT PTMRAM DISTRICT E lApprox. Site Description Size I Current Use Proposed Use (Near-Term) Comments (Acres)l Zoning Proposed Use (Lonq-Term) El 22nd Ave. Vacant Marine industrial Great site/excellent frontaqe on river. Accessibility at intersection Bridge 4.5 --- WF-I/7 Same as above is constraint. Expansion at bOatyard complex E2 Allied West 2.0 Vacant WF-1/7 Expansion of marine industrial Existinq shippinq operations should- E3 Haiti Ship. be relocated-property is ideal for Terminal 3.1 boat repair & expansion of Allied WF-I/7 Marine. Conversion from residential to E4 22nd Ave. 1.8 Vacant residential/office RS-2/2 High-rise residential with E5 River Run Residential Under marine recreational Addition 5.0 Construction RG-3/6 Redevelopment as a recreational For sale. E6a Nuta's 4.75 Recrea. Marine boating center with marinas, (land) Underutilized sales, minor repair, brokerage WF-I/7 Same as E6a For sale. Assembly of these E6b Hardie's 2.2 Recrea. Marine properties under (land) one management & WF-I/7 improve marine Same as E6a For sale. recreational E6c Poland's .75 Recrea. Marind facilities & (land) services. RG-2/4 MIAMI RIVER DEVELOPMENT NODES DISTRICT F Approx. Site Description Size Current Use Proposed Use (Near-Term) Coniments (Acres) Zoning Proposed Use (Lonq-Term) Public park General park improvements. F1 Curtis Park Public Park/PR Sam Public riqht way & marine Closure of N. River Drive, develop F2 Curtis Park 1.25 Public Park/PR recreational improvements a cul-de-sac, improved parking areas boat ramp & river overlook. RG-2/4 Increase recreational boatinq F3 Residential 1.0 Garden Apartments in conjunction with existinq garden apartments RG-2/4 Redevelop as marine industrial Expansion for marine industrial F4 Key Power 9.0 Marine Industrial water-dependent/major boat repair boatyard. WF-I/7 Boatyard complex Join to Florida Yacht. F5 Muse Isle Vacant East 3.0 RG-2/5 & WF-I/7 Residential townhouse F6 Muse Isle Vacant West 1.75 CR-3/7 Public open space and imarine Good river vistas. F7 Point .66 Vacant recreational WF-R/7 M11VII RIVER DEVELOPMENT NODES DISTRICIC G Approx. rlaw-r i pt i nn Size Current Use Proposed Use (Near-Tenn) Conyrients (Acres) Zoning Proposed Use (Loncl-Term) Marine industrial-shipping Expansion of shippinq terminals. GI Benuth West 1.75 Vacant Hiqh-density residential Opportunity for the improvement of S. G2 North River Mixed Com. & Resi. River Dr. as a "malecon" to create Drive 8.0 (trailer park) the ambiance or stage for residential CG-2/7 development. mmmmmm= r4mmmm MINII RIVER DEVEU)FMENT W)DES DISTRICT H Approx. Site Description Size Current Use Proposed Use (Near-Term) Com-nents (Acres) Zoning Proposed Use (Long-Term) Marine industrial (WR) The R&R Bridge is a constraint to H1 Salinity Vacant the development of any water- Dam 1.66 dependent properties in this area. IU-2 Shipping/cargo terminal H2a North River 5.25 Vacant Drive lU-1 Shippinq/carqo terminal H2b South River 2.0 Vacant Drive 1U-2 Shippinq/cargo terminal H2c North River 1.2 Vacant Drive 1U-2 Industrial park The bridge at NW S. River Dr. (due to H3a Lake Palmer 14 Vacant clearance) is a major constraint to the development of water-dependent 1U-2 use along Lake Palmer. Same as H3b H3b 25th St. at Vacant N. River Dr. 1.5 lu-1 ZUCHELLI, HUNTER & ASSOCIATES, INC. V. PUBLIC/INSTITUTIONAL CONTEXT The public/institutional analysis identifies sites, environmental conditions and physical factors affecting the level of public access, utilization and enjoyment of the river's resources. A. GENERAL ISSUES The following public/institutional improvements are of a generic nature and apply to all districts along the Miami River. 1. Bridges There are a total of 15 river crossings within the study area (not counting bridges along tributaries). Three of these are fixed expressway or metrorail guideway crossings and present no problems to boat traffic or land use accessibility in the case of river-front properties. However, there are 6 .bascule bridges which have a clearance under 18 feet and are over 45 years old. Five bridges have an average of 24 or more openings daily. Improved traffic conditions for both mercan- tile shipping and vehicular traffic within proximity of bridge access ramps could significantly improve if the older bascule bridges with low clearances were replaced with new bridges. In addition, the 57-year-old Brickell Avenue bridge should receive high priority for replacement due to its importance within the context of the downtown and Brickell areas. This bridge also serves a considerable amount of pedestrian traffic and the design of a replacement bridge should take this aspect into account. 2. Pollution and Water Quality The high contamination of the rivers water quality with organic and inorganic substancces is a serious concern affecting not only the Miami River but Biscayne Bay as well. A high degree of the contamination flows into the bay as a result of the high volume of ship traffic which constantly re-suspends polluted sediments from the river bottom. It is critical that an agreement be reached between Fed- eral (i.e., Army Corps of Engineers), State and County agencies to clean-up the Miami River through a comprehensive dredging ZUCHELLI, HUNTER & ASSOCIATES, INC. v- 2 program extending from the north to the south bank of the river, along a 6-mile stretch extending from the mouth of the river to the Salinity Dam; such a dredging program would not only help remedy the river's water contamination problem, but it would also improve navigation. Currently the County and City have been cooperating in a clean-up of the river by daily pick-ups of floating debris, trash and other suspended particles which might have been abandoned. These efforts have had a significant and positive impact in improving the "visual image" of the river. The U.S. Coast Guard also participates in the role of "overseer" for clean-up programs related to oil spills. In addition, as a result of the efforts of Senator Lawton Chiles in mid-1985, over one hundred derelict vessels consist- ing of abandoned, submerged or partially submerged vessels were removed from the river. Some of these were utilized for the expansion of an artificial reef, approximately 1-1/2 miles offshore near the Dade/Broward County line. Federal laws permit the U.S. Customs to expeditiously dispose of a vessel that is valued at less than $100,000 or that has been used to transport contraband. Today, there are still close to 40 derelict or abandoned vessels along the river and its tribu- taries. Finally, it is important that in addition to the measures identified above, a comprehensive drainage system improvement be initiated to correct the direct disposal of pollutants through storm sewer outfalls and the occasional occurrence of sanitary sewer overflows into the storm sewer system. 3. Shoreline Conditions Approximately 18 percent of the river's edge, along the six-mile stretch from the mouth of the river to the Salinity Dam is characterized by deteriorated bulkheads or unconsoli- dated conditions. These shoreline conditions contribute to the pollution of the river water quality through erosion/spills and limit the use of the rivers edge for marine commercial or marine recreational purposes. In addition, these conditions particularly in the case of the deteriorated bulkheads present a hazardous and unsightly condition. It is important that a comprehensive and coordinated effort be initiated betwen the City of Miami and Dade County (Code Enforcement, Public Works and Building Departments) to monitor code violations and refer E4@ ZUCHELLI, HUNTER & ASSOCIATES, INC. V- 3 these to the County's Unsafe-Structure's Board. On a long-term basis the City and County should continue to cooperate in a shoreline consolidation program along both river banks with the cost of the improvements pro-rated and assessed to the individual property owners. Appropriations from the State for shoreline improvements will be enhanced for consolidation improvements along Sewell Park, Curtis Park and other areas. B. OPPORTUNITIES AND CONSTRAINTS 1. District A/Mouth of the River to 1-9.5 a. Riverwalks and Mini-Parks Due to the proximity to the Downtown Central Business District and the Brickell Avenue office corridor, the banks of the Miami River are a prime location for the develop- ment of riverwalks, plazas and marine recreational amenities such as docking facilities and overlooks. The development of these riverwalks would be constrained only by existing water- front industrial uses; and in some cases the bridge crossings. b. Street Closures In addition, the City should also be favorable to the abandonment of NW River Drive just west of 2nd Avenue to allow for the land assembly of parcels presently separated by this portion of NW River Drive. C. River Quadrant Project Co ncerning the River Quadrant project, a large mixed-use development proposed by FPL/ARVIDA, the City should encourage the development of a linear park along the Metrorail right-of-way linking the riverfront area along the River Quad- rant project with the Dade County Government Center. It would be desirable if the project would dedicate a parcel of land, approximately 250 feet by 250 feet and located adjacent to the proposed linear park near the center of the River Quadrant, for use as public open space and developed as an urban plaza. Unlike most open space along the Miami River, this urban park would not represent an edge condition; and consequently, it would serve as a park where a number of activities would con- verge while providing a "sense of place" for the project. ZUCHELLI, HUNTER & ASSOCIATES, INC. v- 4 d. Fort Dallas Park Finally, plans by the City of Miami to upgrade the Fort Dallas Park, a (.75) acrea mini-park fronting on the westernmost edge of the Miami River (just west of the River Park Hotel) has received high priority for implementation. The City has funds available for the park improvements which will consist of landscaped plazas, water features, food/beverage concessions and other amenities. The development of Ft. Dallas Park will serve as a "pilot project" for other open-space and marine recreational amenities along future extensions of the riverwalk. The historic Flagler House (formerly the "Butler Building") is located in Ft. Dallas Park. 2. District B/I-95 to 5th Street Bridge a. North River Drive In 1985, the City of Miami Planning Department developed a proposal for the improvement of North River Drive from the 2nd Avenue Bridge to the 5th Street Bridge. The purpose of the improvements would be twofold: First, to repair and beautify a public roadway which currently is not only unsightly, but in need of repair; and second, to provide for a better linkage between the marinas, seafood restaurants, fish- eries and other marine uses found on the north bank of the river. The proposal will also develop a beautiful "entry way" where Lummus Park fronts on North River Drive. This new entrance will also enhance a visual and functional linkage between the city park and the river's edge. The improvements to North River Drive will consist of new decorative paving, pedestrian"crosswalks, a colonnade of queen palms to highlight the linear walkways and provide orientation to both motorists and pedestrians. The improvements will convert this area into a combination shore-drive and river promenade. b. Lummus Park The concepts for the improvements to North River Drive also include the development of a marina and waterfront plaza on that portion of Lummus Park which borders the Miami River and is separated from the main portion of the park by North River Drive. ZUCHELLI, HUNTER & ASSOCIATES, INC. v-5 Lummus Park is a 5.9 acre city park, which is in need of a major uplift. Structures such as the recreation building, card room and other shelters and activity areas are in need of repair. The park's recreational facilities (i.e., shuffleboard courts, etc.) are primarily programmed for the nearby senior citizen centers. The park has not yet received the necessary funding appropriations to accomplish the capital improvements proposed by the Parks and Recreation Department. Lummus Park is the key to the success of the proposed North River Drive improvement project. It will be critically important for the City to leverage the real estate assets of Lummus Park through land leases and concession agreements in the public/private development of marine recreational and other attractions in this area. Attractions such as the proposed marina, seafood restaurants, fish and seafood market and specialty shops would enhance the establishing a "destination point" for residents and visitors alike. Such a development would be linked to the existing East Coast Fisheries and Joe's Seafood Restaurant along the water's edge, Finally, Lummus Park serves as the only possible pedes- trian link with the office employment population at the Govern- ment Center, just one block away. However, the park and the Government Center are separated by the 1-95 expressway and the City of Miami Police parking area beneath the expressway. The linkage between the proposed riverfront improvements and the Government Center, via Lummus Park could be achieved through the following: (1) Redevelop the park with an "urban ambience" oriented to the nearby employment base. A pedestrian mall concept with a promenade varying in width from a minimum of 20 feet in width to a maximum of 50 feet in width should be plan- ned along the north side of NW 2nd street. The pedestrian mall should be paved with decorative pavers, landscaped to provide shade and orientation, water features and provisions for food concession areas and vendors. The park design should accommodate the recreational needs of the nearby senior citi- zens. The park should also feature a water-oriented plaza along the promenade, complementing the proposed entry way at North River Drive. (2) The Lummus Park Plaza recommended above should serve as a stage for noon-time cultural events such as recitals, brass bands, theatrical skits, concerts, etc. Cities ZUCHELLI, HUNTER & ASSOCIATES, INC. v-6 such as Norfolk, Virginia, have full-time staff responsible for organizaing and managing a year-roun-d calendar of cultural events at urban parks and other municipal facilities. A simi- lar effort is required for parks such as Lummus and Bayfront Park. (3) The City parking lot, beneath 1-95, should be slightly modified so that the promenade may be continued as described above. The promenade at this point would be approxi- mately 20 feet wide. (4) Pedestrian crosswalks at the intersections of NW 2nd Street with NW 3rd Court and Niq 3rd Avenue would be designed with decorative pavers. (5) The promenade would continue along the north side of NW 2nd Avenue. Themed lighting, decorative paving patterns, street furniture and the planting of queen palms would be utilized to visually reinforce the linkage. C. Jose Marti Marina The City of Miami has proposed the development of a marine commercial center on a one-acre parcel of publicly owned land across from Jose Marti Riverfront Park on the north side of the River just west of 1-95. The development would be a public/private venture with a program including a marina, marine-oriented shops and restaurants, similar to the Lummus Park development. This type of effort.needs to be encouraged as part of a comprehensive effort to develop "destination points" along North River Drive. d. Flagler Plaza At the foot of Flagler Street and North River Drive is a small (5,000 square feet) publicly owned parcel adjacent to East Coast Fisheries which has been proposed by the City of Miami as a waterfront plaza-outdoor cafe. Similar, to other proposed projects along North River Drive, this development would serve as another "scenic stop" along North River Drive. ZUCHELLI, HUNTER & ASSOCIATES, INC. V- 7 e. Jose Marti Riverfront Park The award-winning design for Jose Marti River- front Park is a reality along the river's south bank, but unnoticed by many. The park has a disappointing level of utilization. The City should consider efforts to establish an "adopt-a- park" program with community-based organizations and corporate sponsors. Recreational programming and organized sports activities need to be "institutionalized" at the south end of the park. At the north end of the park, the City should consider the public/private development of a "seafood court of restaurants" through concession or land-lease agreements. 3. District C/5th Street Bridge to 12th Avenue Bridge a. River Gateways The City of Miami has a very small parcel of land on the north bank of the river just east of the 12th Ave- nue Bridge. This parcel should be beautified through land- scaping and planting of groupings of palms at staggered heights to create a sense of river gateway at this point. b. 12th Avenue Marine Center On the opposite side of the river, Dade County operates GSA and Property Management functions. The County should be encouraged to relocate these operations which are not water dependent (except for the patrol boat berthing area) to another site. This would make this site available for marine commercial uses, either water dependent or water related. In addition, a similar treatment to the one recommended for the City of Miami property is encouraged here also. The latter would assist in developing a symmetrical "landscape gateway design". 4. District D/12th Avenue Bridge to 17th Avenue Bridge a. River Place District D presents a tremendous opportunity for a public/private joint development effort involving the Mahi Temple, York Rite Masonic Temple and James Carwell Lodge to the ZUCHELLI, HUNTER & ASSOCIATES, INC. v-8 west; and County property presently being used for surface park- ing. The properties are presently zoned RG-3/6. The land assembly of the parcels extending between the Maji Temple and the York Rite Masonic Temple comprise approximately 15.75 acres. Due to the proximity to the Civic Center just one block away, this proposed redevelopment tract would be suitable for a mixed-use development program. Retail functions partic- ularly restaurants, lounges, etc. should have a marine orienta- tion. Docking areas should also be provided along the entire stretch of the project, paralleling a..river promenade lined with marine retail commercial uses. It is possible that a hotel or residential mix could be provided towards the western- edge of the project. It is recommended that parking serving both the project and the Civic Center, be provided on the County-owned property immediately to the east. Above-grade pedestrian bridges would link the upper parking levels with both the proposed project and Civic Center buildings. The intersections of North River Drive with NW 23 Terrace; and North River Drive with NW 12th Street would be improved through paving, decorative cross-walks, landscaping and street furniture to help create the gateways into the project. The project design should consider the provision of "view corridors" along the axis of NW 13 Terrace to provide a vista of the river's edge. It is recommended that the intersection of the 11view corridor" and river's edge be reserved as a berthing place for sailboats. This would provide the view corridor with a "marine back-drop" or focal point at the river's edge. b. Robert King High Tow ers The river's edge along the Robert King High Towers elderly housing project is unconsolidated and shows signs of erosion. In addition, the grounds are in need of maintenance; and upgraded seating and lighting along the river's edge. The highest priority should be corrective measures to bulkhead or rip-rap the shoreline. C. NW 17th Avenue Dead End Street The-City should consider the closure of the NW 17th Avenue dead end street since it serves no useful purpose FL:as ZUCHELLI, HUNTER & ASSOCIATES, INC. V-9 other than to present an element of "public intrusion" between two single-family lots. Public access to the river's edge at this location detrimentally impacts the quality and privacy needs of a single-family area. The single-family homes located just to the west are the most attractive and best kept resid- ences along the river. One half of the proposed street aban- donment would revert to the two single-family properties at either side of the public right-of-way. 5. District E/17th Avenue Bridge to the 22nd Avenue Bridge The only significant public opportunity in this district is Sewell Park. The park is approximately 9 acres in size. It is located immediately west of SW 17th Avenue bridge on the south bank of the river. South River Drive and Dodge Hospital form the southern and western borders of the park. The 836 expressway is located just 2 blocks south of the park from south of the park and virtually "cuts off" the park from access to nearby residential areas. Consequently, the park has a very limited "constituency". Sewell Park is a passive community park. Since 1982, the park has been earmarked within the City's Parks and Recreation Improvement Plans for general facelift improvements, handicap- ped access improvements, irrigation and shoreline improvements. The City has not funded or taken action on any of these problem areas. It is recommended that the shoreline improvements be given priority for implementation. It is possible that if recrea- tional amenities, complementing the park's passive character (i.e., vita courses, jogging trails, boat ramp, etc.) are developed at the park, park utilization from nearby residential areas would likely increase. In any event, the park does present a very beautiful vista across from the River Run Condominium project on the opposite bank'of the river, as well as for boaters traveling westward. The Parks and Recreation Department recommended improvements will enhance the appearance of both the park and river's edge. 6. District F/22nd Avenue Bridge to 27th Avenue Bridge .Curtis Park is a 28-acre community park serving the Allapattah neighborhood. The neighborhood is probably one of ZUCHELLI, HUNTER & ASSOCIATES, INC. V-10 the most balanced areas of the City in terms of population mix relative to ethnicity: Hispanics, Blacks and Anglos. The park has the most diverse range of recreational facilities and programming, found in the study area. Activities at the park include baseball, football, tennis, swimming and boxing. The latter two activities are part of the park's supervised recreational programs.. The most critical element in expanding the quality and level of utilization of park activities consists of the installation of lighting at the sport field areas. This will allow park utilization at nighttime by organized football and soccer leagues. A limited number of playground and court sur- face improvements are also needed. Similar to Sewell Park, Curtis Park is also in need of shoreline improvements, either rip rap or bulkheading. Curtis Park has the only public boat ramp on the river. Similar to Lummus Park, Curtis Park is bisected by North River Drive into a water side and land side tract. In 1985 the City opened the Allapatah Elderly Meals Center at the park, with the assistance of Community Development Block grants. 7. District G/27th Avenue Bridge to NW 32nd Avenue The Dade County Property located just west of NW 27th Avenue, on the north bank of the river is currently utilized as a parking lot and storage area for County vehicle and equipment. This type of activity is neither water dependent nor water re- lated. It is encouraged that the City and County coordinate in the conversion.of this property into a more marine-related- activity which would simultaneously serve a public.purpose (e.g., dry-boat storage and boat ramp). Efforts to assemble the private property immediately to the east are also encour- aged since the latter is also not a water-related use (i.e., ORKIN PEST CONTROL). 8. District H/NW 32nd Avenue to the Salinity Dam West of NW 37th Avenue There are no significant public/institutional opportunities along this district other than those of a generic nature, mentioned previously in the Introduction (page 11-34). 77 metrorall TTQj 9 IL x **00 0 cc 0' 126 250 600' SITE CONSTRAI NTS & OPPORTUNITIES - DISTRICT A MAJOR PUBLIC IMPROVEMENTS ROADWAY ABANDONMENT MINOR PUBLIC IMPROVEMENTS ROADWAY BEAUTIFICATION PEDESTRIAN LINKAGES BRIDGE BARRIER RIVERWALKS & PROMENADES ACCESSIBILITY FOCAL POINTS & GATEWAYS 0 A VIEW CORRIDOR BARRIER ago .w 3 ST w 3 ST - 7111 TM I 11TH mw 7, mw i ST mw I ST 4 Tm I i I I i i I lill W FLAGLER STRUT TM 111111117171717 Ill I I 116111 11 [MAI TMIA It ST Tm- 111111111. - T1fl i I I I I iii sw 3 sf H sw s ST Ill FFM177 77117TY T@ SITE CONSTRAINTS & OPPORTUNITIES - DISTRICT' B MAJOR PUBLIC IMPROVEMENTS ROADWAY ABANDONMENT om 0 125 250 500' NEW MINOR PUBLIC IMPROVEMENTS ROADWAY BEAUTIFICATION BAR PEDESTRIAN LINKAGES BRIDGE RIER 000000'0 RIVERWALKS & PROMENADES 0 ACCESSIBILITY FOCAL POINTS & GATEWAYS VIEW CORRIDOR BARRIER mw t3 IT 11W 11 IT mw 11 IT w(TMu-pTq- w I IT '"mw 4 mw r IT .w I IT 77 111 mw I s 't x mw IT mw 3 IT SITE CONSTRAINTS & OPPORTUNITIES DISTRICT C MAJOR PUBLIC IMPROVEMENTS ROADWAY ABANDONMENT MINOR PUBLIC IMPROVEMENTS ROADWAY BEAUTIFICATION 0 125 250 500' PEDESTRIAN LINKAGES BRIDGE BARRIER 00*9000 RIVERWALKS & PROMENADES 0 ACCESSIBILITY 1120 . FOCAL POINTS & GATEWAYS BARRIER 11 Jill,. VIEW CORRIDOR TER IN ILI to ST ST a "W is IT IT ran mw 14 TER 13 at A 4f low 11 ST or "W I arm I I ItAs s R "W I man I I I I I A "IN a IT IFTI J tz=l- "W I IT SITE CONSTRAINTS & OPPORTUNITIES DISTRICT D MAJOR PUBLIC IMPROVE14ENTS ROADWAY ABANDONMENT 0 125 250 500' MINOR PUBLIC IMPROVEMENTS ROADWAY BEAUTIFICATION PEDESTRIAN LINKAGES BRIDGE BARRIER 00*0000 RIVERWALKS & PROMENADES ACCESSIBILITY FOCAL POINTS & GATEWAYS VIEW CORRIDOR BARRIER Li.L_L_LLL_1] LLLiiiiLi_Lj I I I ia ST mw '? ST I I iTmIlTmil 11 mw Is Ttlt 'll ran M TIM -.11 1 111 1 1111 @@ 1111 _1_11111111PW mw to ST IT 00 sp v R s Amin Do V ST won mffV--4 I I ST it El I fT F7 SITE CONST AINTS & OPPORTUNITIES DISTRICT E MAJOR PUBLIC IMPROVEMENTS ROADWAY ABANDONMENT 0 125 250 500' MINOR PUBLIC IMPROVEMENTS ROADWAY BEAUTIFICATION PEDESTRIAN LINKAGES BRIDGE BARRIER 77- - Rl 'T@q *0*0000 RIVERWALKS & PROMENADES ACCESSIBILITY FOCAL POINTS & GATEWAYS BARRIER VIEW CORRIDOR Pon w 1 30 IT A- w is IT 41P tr x 0. mw 14 IT RAW MT" M F-@ SITE CONSTRAINTS & OPPORTUNITIES - DISTRICT F MAJOR PUBLIC 114PROVEMENTS ROADWAY ABANDONMENT 0 125 250 500* MINOR PUBLIC IMPROVEMENTS ROADWAY BEAUTIFICATION PEDESTRIAN LINKAGES BRIDGE BARRIER w P. + 0000*** RIVERWALKS & PROMENADES 0 ACCESSIBILITY FOCAL POINTS & GATEWAYS BARRIER VIEW CORRIDOR ST ViL ow ST I I I I L A =111@r E mw 24 ST it ST sl P44i mw at ST ST to Tirm J- A TF1 I I I i mw I a 5il H i I I HIM .w 17 ST F FIS T SITE CONSTRAINTS & OPPORTUNITIES DISTRICT G MAJOR PUBLIC IMPROVEMENTS ROADWAY ABANDONMENT 125 MINOR PUBLIC IMPROVEMENTS ROADWAY BEAUTIFICATION 0 250 500' PEDESTRIAN LINKAGES BRIDGE BARRIER RIVERWALKS & PROMENADES FOCAL POINTS & GATEWAYS 0 ACCESSIBILITY VIEW CORRIDOR ^ BARRIER 30 S' . . . . . . . . . . 91 L ji 1. Ll 33 will 39 so st 04 7 TF T7w 7171 ST no r--rrT--,% SITE CONSTRAINTS & OPPORTUNITIES DISTRICT H a= MAJOR PUBLIC IMPROVEMENTS ROADWAY ABANDONMENT 0 125 250 500' WE= MINOR PUBLIC IMPROVEMENTS ROADWAY BEAUTIFICATION PEDESTRIAN LINKAGES BRIDGE BARRIER LILTI i EfHH 0*00000 RIVERWALKS & PROMENADES ACCESSIBILITY FOCAL POINTS & GATEWAYS BARRIER VIEW CORRIDOR ZUCHELLI, HUNTER ASSOCIATES, INC. VI. IMPLEMENTATION STRATEGY The purpose of this chapter is to present a preliminary strategy to guide the City of Miami in the subsequent formula- tion of land use plans, public policies (zoning, regulation and financing) and development strategies. The City is to utilize the preliminary implementation strategy as a guide to subsequent formulation of specific land use plans, zoning regulations and other development controls/incentives. The strategy is based upon the previously completed site analyses, market evaluations and development program proposals. It also considers input derived from extensive interviews and surveys of marine industry representatives as well as policy and technical input from the City and County Planning and Zoning staff. The implementation strategy is based upon public adoption of the land use and development program proposals identified in the previous sections of this report. Furthermore, it assumes a proactive public policy to attempt to implement overall land use proposals and specific concepts for identified development nodes. It is envisioned that the public sector will actively "make things happen" and will invest significant organizational and appropriate financial resources to assure achievement of development program recommendations. This chapter is organized into two main sections. The first portion discusses overall development strategy recommen- dations aimed at: instituting an organizational structure to implement and coordinate project implementation; formulating a promotion, marketing and merchandising strategy; describing overall development district impelementation strategies; and providing specific development strategy recommendations by individual river district. The second portion of this chapter contains a summary description of proposed methods of financing public and private sector development within the Miami River study area. A. DEVELOPMENT STRATEGY/MANAGEMENT PLAN Based upon the market evaluation and previous consultant/ city work sessions, a preliminary implementation/development strategy has been prepared ou@lining the sequential steps neces- sary for project implementation and outlining the roles and ZUCHELLI, HUNTER & ASSOCIATES, INC. VI-2 responsibilities of various parties. The development strategy/ management plan includes: proposed organization and management recommendations; a preliminary marketing and promotion strategy; specific public policy actions related to the creation of over- all development districts; and a preliminary discussion of development strategies by individual river subsegments. 1. Project Management Activities/Requirements An important aspect of facilitatinQ stabilization and revitalization of the Miami River is the creation of a manage- ment structure and organization responsible for overseeing the master plan development process and its implementation. Based upon experience in other localities, we know that it is imper- ative that a strong advocacy group be created for the Miami riverfront. Building upon the various organizations and groups cur- ren"tly existing and operating along the river, we recommend that a central quasi-public agency be created to act as an advocate and coordinator for riverfront improvement. We sug- gest this agency be a private 501C3 nonprofit development cor- poration. The corporation should represent a balancing of public and private sector interests and as such should include a board of trustees that is equally distributed between public and private sector representatives. Public sector representa- tives should be appointed by the City, County and State. Pri- vate sector representatives should consist of a cross-section of marine and other businesses within the defined geographic area of corporate interests which should approximate the boundaries of the primary and secondary Miami River study areas. A balancing of interests can be obtained by operating through a small executive committee. Decisions by the execu- tive committee would require a majority vote of both public and private representatives on the executive committee. The initial prime responsibility for the development corp- oration should be to coordinate and oversee planning for the riverfront area. It is suggested that the corporation under- take prime planning responsibilities under contract with the City and County. This operation would be quite similar to that performed by other 501C3 corporations working as a con- tract representative of the City (e.g., Charles Center Inner Harbor Management in Baltimore; Charleston, West Virginia Renaissance; North Coast Development Corporation--Cleveland). LLI, HUNTER & ASSOCIATES, INC. VI-3 Following its contract responsibility to assist the City and County in the preparation and approval of a master plan, if deemed appropriate, the corporation could assist the City and County in the formulation of a community redevelopment area/ tax increment financing district pursuant to Section 163. The corporation could play the key role in preparing and formulat- ing the CRA plan. Upon implementation of the CRA plan, it would be possible for the development corporation to play a major role such as functioning as an advisor or a defacto com- munity redevelopment area board. This would give the corpora- tion the added role of facilitating development through implementation of the CRA plan and the distribution of tax increment financing district funds. The potential utilization of a tax increment financing district approach is discussed later in this chapter. Other catalytic revitalization functions which the devel- opment corporation could undertake would be utilization of available industrial development bond programs (pending new tax legislation), underwriting and assistance in loan packaging, management And assistance of a revolving loan and other similar technical advisory functions. Finally, as the capabilities, roles responsibilities and experience of the development cor- poration matures, it may be possible for it to play a more active role as implementor or risktaker of Miami River area revitalization. This may involve the development corporation in actual land or business development situations actina as developer or business owner representative or functioning as developer or business venture investor of last resort. Any development corporation must have full support of the public and private sector. This will include both political and financial commitment. Any development corporation should have a paid professional staff. This would consist of an executive director or general management and one or two sup- port personnel. Because of the significant "start-up" time involved in creating and implementing such a development cor- poration, it is important that initially the development cor- poration be provided two or three year's seed money for staff support and professional consultant advice. Based uT -)on exper- ience of other corporations, a three-year budget of approxi- mately $500,000 to $600,000 would be required. Actual budget requirements could be reduced through the provision of in-kind services such as staff, office space, professional services, etc. In the longer run, it is important that the development corporation ultimately have an independent funding source. At ZUCHELLI, HUNTER 84 ASSOCIATES, INC. VI-3 Following its contract responsibility to assist the City and County in the preparation and approval of a master plan, if deemed appropriate, the corporation could assist the City and County in the formulation of a community redevelopment area/ tax increment financing district pursuant to Section 163. The corporation could play the key role in preparing and formulat- ing the CRA plan. Upon implementation of the CRA plan, it would be possible for the development corporation to play a major role such as functioning as an advisor or a defacto com- munity redevelopment area board. This would give the corpora- tion the added role of facilitating development through implementation of the CRA plan and the distribution of tax increment financing district funds. The potential utilization of a tax increment financing district approach is discussed later in this chapter. Other catalytic.revitalization functions which the devel- opment corporation could undertake would be utilization of available industrial development bond programs (pending new tax legislation), underwriting and assistance in loan packaging, management and assistance of a revolving loan and other similar technical advisory functions. Finally, as the capabilities, roles responsibilities and experience of the development cor- poration matures, it may be possible for it to play a more active role as implementor or risktaker of Miami River area revitalization. This may involve the development corporation in actual land or business development situations actino as developer or business owner representative or functioning as developer or business venture investor of last resort. Any development corporation must have full support of the public and private sector. This will include both political and financial commitment. Any development corporation should have a paid professional staff. This would consist of an executive director or general management and one or two sup- port personnel. Because of the significant "start-up" time involved in creating and implementing such a development cor- poration, it is important that initially the development cor- poration be provided two or three year's seed money for staff support and professional consultant advice. Based upon exper- ience of other corporations, a three-year budget of approxi- mately $500,000 to $600,000 would be required. Actual budget requirements could be reduced through the provision of in-kind services such as staff, office space, professional services, etc. In the longer run, it is important that the development corporation ultimately have an independent fundinq source. At ZUCHELLI, HUNTER & ASSOCIATES, INC. VI-4 the end of a two- to four-year initial operation period, on- going corporation funds could be provided through tax incre- ment financing district revenue, grants and contracts with other public agencies, development fees and venture investments and/or membership assessments. In summary, it is important that a specific, well-sun- ported organizational structure be created to advocate and facilitate revitalization along the river. This organization must be given responsibility for planning and facilitating revitalization. It is important that a separate discrete group representing both public and private sector interests be created to provide the necessary focus required for revitaliza- tion and improvement of the riverfront. Furthermore, such an organization must have adequate political and'financial support to successfully undertake its mission. 2. Marketing/Promotion Strategy A major element in attempting to market and implement improvement and revitalization along the river is the need to change the market image. The formulation and implementation of a marketing and promotion strategy to re-enforce public and private sector development goals and objectives and assist in achieving desirable market penetration is required. We recommend that a marketing and promotion strategy be developed, formulated and implemented by the proposed 501C3 development corporation. The marketing and promotion strateqv thus would be clearly interrelated with the overall master planning and implementation activities along the waterfront and would represent a combined public and private sector promotion effort. The marketing and promotion strategy should have two major thrusts: first a general public-oriented overall promo- tion strategy and an industty-related targeted merchandising effort. A broad general public T-)romotion effort should be under- taken to enhance and improve the public perception and market image of the Miami River area. These efforts should consist of the preparation, publication and distribution of brochure and othe'r promotional efforts which emphasize the positive and improving aspects of the river (e.g., improving water quality, public sector improvement efforts, park improvements, available ZUCHELLI, HUNTER & ASSOCIATES, INC. VI-5 restaurant facilities, available recreation and other marine services, etc.). Particular emphasis should be placed on changing area problems related to crime and negative physical image perceptions. A campaign should be initiated to work closely with local media representatives to emphasize and highlight the positive aspects of the river area. Finally, a series of specific events should be organized to bring atten- tion to the attributes and opportunities that exist along the river. Riverfront festivals, marine regattas, and other spe- cial events focusing either on marine activities or the public parks and recreation facilities should be emphasized. In conjunction with the general public promotion program, a more targeted industry-oriented marketing and promotion effort should be undertaken. This would include the prenara- tion of marketing and other technical data and information highlighting the attributes and resources available along the river. specific private development projects should be identi- fied and promoted. Assistance should be provided to devel- opers, merchants and marine organizations in the form of @echnical assistance and coordination to further assist in joint advertising and promotion efforts "selling" the Miami River as a marine "supermarket" offering an unparalleld depth and breadth of marine-related services. Finally, following identification of specific opportunity nodes, project packaging and promotion should take place. This would include the Drep- aration and dissemination of marketing data and information, developer solicitation and selection in industry and business recruitment. 3. Development District Activity Additional public policy actions and development strategies would include the creation and special treatment within individual development districts. This could include a variety of activities such as: specialized development incen- tives/regulations; creation of community redevelopment areas; adoption of special overlay districts; provision of tax incen- tives; financing assistance (to be discussed more fully in the following report section); capital improvement programming; and development activities. In order to assist in facilitating improvement and revi- talization of the riverfront area, it is important that a series of deveiopment incentives and regulations should be adopted. For example, in areas where significant development ZUCHELLI, HUNTER & ASSOCIATES, INC. VI-6 potential for non-marine activities may take place, such as the mouth of the river, these developments should be required to provide water-related amenities and services in order to obtain higher-density allowances. Furthermore, in order to obtain major development approvals, it may be desirable to require that any marine activities that are displaced be pro- vided for and/or relocated at another location. Similarly, new development should be required to include waterfront- related activities such as boat dock space, restaurants, public access and promenades, etc. Likewise, residential activities must emphasize and require mutually supportive marine activ- ities such as recreational boating, yacht sales and dealers, slips, ramps, dry storage and the like. Regulations should be designed to preserve marine-related uses along the water's edge and prohibit non-marine-related uses, save those of more higher intensity that can support and aid marine uses. The creation of a large tax-increment financing district would allow major development via the downtown portion of the river to create sufficient tax-increment financing district funds to support necessary public sector infrastructure improve- ments throughout the target area, required improvements such as public parks, riverwalks and parking. In Jacksonville, for example, significant portions of the St. John's riverfront on both the south and north bank are contained within tax-incre- ment financing districts. Tax-increment funds generated by a major office development (Prudential Life Insurance office building) have been utilized to provide parking, riverwalk improvements and necessary infrastructure to encourage river- front restaurant development. A supplement to the creation of a community redevelopment or tax-increment financing district would be the creation of special overlay district zones. These overlay district zones would contain specific design standards assuring proper design control and relationship to the wat'erfront. Furthermore, various use activities along the water's edge could be made special exceptions in order to provide additional planning and community input into the review and approval process. Likewise, the institution of any non-marine-related uses within the defined overlay district could be made a special exception in order to assure proper evaluation of the desirabilitV, prac- ticality and appropriateness of displacement of marine-related uses.. ZUCHELLI, HUNTER & ASSOCIATES, INC. VI-7 Tax incentives can be an important tool in encouraging and facilitating marine-related uses. Various proposals have been made to adopt special marine-use zoning, similar to agricul- tural zoning. Under this procedure, marine-related uses would be assessed at their value as marine facilities in exchange for assurances that they will be maintained in marine utiliza- tion. This would eliminate any forcing of marine-related uses to higher levels of activity because of increased assessments and tax burdens. Similarly, investment tax credits and other state tax incentives could be provided for marine activities and a similar vein to those tax incentives currently provided under the State Enterprise Zone program. Because of the par- ticular nature of marine activities, it is believed that special legislation based upon the Enterprise Zone legislation would probably be required. A variety of financial assistance *techniques as discussed in more detail later in this report, could also be provided. This could include, but not necessarily be limited to, such activites such as technical assistance in loan packaging, revolving loan programs, direct rehabilitation loans, tax credits and the like. Capital improvement budgeting could be of major assistance along the riverfront. Capital improvements should consist of local, state and Corps of Engineers funds to improve the river's edge and provide necessary water and sewer facilities as well as vehicular access, pedestrian access, public open space, parking and the like. Finally, a series of additional proactive development activities could take place. Development activities could be as low-scale as provision of technical assistance. to local bus- inesses, and provision of necessary zoninq changes. More pro- active programs could improve a series of land acquisition activities aimed at setting the stage for marine-related facil- ity expansion. Likewise, provision of infrastructure directly aimed at specific marine-related development projects as opposed to more general capital improvement programs also could be undertaken. Finally, the public sector could undertake the develooment of a marine industrial park aimed at assisting expansion and/or relocation of existing marine uses or target- inq new marine activities to the river. ZUCHELLI, HUNTER & ASSOCIATES, INC. VI-8 4. Site/Area Specific Development Strategies This section of the report contains a brief overview of specific development/implementation strategies by individual Miami River districts as previously identified. a. District A As noted previously, this district has a high probability of major development activity. Since this develop- ment will probably not be directly marine-related, it is impor- tant to leverage the opportunities to support other portions of the river where more marine-related activities may take nlace. An important aspect of the development strategies for this portion of the river is to include new development in a larger community redevelopment/tax-increment financing district area whereby revenue generated by major development within District A can be utilized to support infrastructure and other required public sector investments elsewhere along the river. This does not preclude the 'Utilization of tax-increment financing dis- trict revenues derived from District A within District A for' river edge and other improvements but realizes that significant surplus revenues may be generated which could support marine- related activities at locations where development funds are less likely to be generated. New mixed-use development in District A should be required to have a marine character and orientation including public access along the river, riverwalks, dockage and where feasible, marine recreation activities. Any marine-related uses which would be displaced by new development should be relocated and/ or replaced in exchange for major development rights for large mixed-use development projects. As noted.elsewhere in the report, the Miami Shipyard land creates a major public policy question. If at all possible, this important reuse should be preserved. If a more intensive land use would replace the Miami Shipyard, a part of the "cost" of converting the Miami Shipyard to non-marine uses should be a significant contribu- tion to support replacement and/or replication of identical and/or similar shipyard activities elsewhere along the river. b. District B Emphasis on development in this area is preserva- tion and retention of marine-related uses on the small, narrow- depth riverfront lots. Additional investments to improve and ZUCHELLI, HUNTER & ASSOCIATES, INC. VI-9 up-scale City of Miami parks should be made to tie in to those elements within this district. A series of low-scale public sector investments such as riverwalks and public access should be provided while preserving the current working river char- acter. This would require restriction of non-marine uses within this area. While riverfront restaurant activity would further be encouraged in this area, they probably should be made special exceptions and/or conditional uses in order to allow adequate control on the design siting size and inter- relationships of the restaurant activities. An active program to provide joint marketing and promotion of restaurants, fish- eries and other marine-related activities should particularly be promoted and this intense working-river area with its close relationship to the downtown core. c. District C The development strategy in this area should be to encourage improving and up-scaling residential development in a controlled manner. Larger scale residential develo -pment should be encouraged to a degree that it can preserve and/or provide recreational marine and boat slip activities along the river's edge. A general upgrading in the Seybold Canal area should be encouraged for strong design controls and guide- lines. Minor increases in residential density (probably to townhouse scale) should be provided with these development incentives given exchange of preservation and/or encouragement of marine-related uses along the water's edqe. d. District D Within this district, significant institutional uses are found in proximity to the civic center. Opportunities exist for development of a predominently residential nature. The public sector should take an active role in facilitating development through river edge improvements, which would ensure public accessibility and the maintenance of marine and marine- related activities. Higher-density residential development could be provided in exchange for maintenance of recreational marine activities. Furthermore, significant tax-increment financing district revenues could be generated from residential development which would, in turn, be utilized to support more intensive commercial marine activities elsewhere along the riverfront. ZUCHELLI, HUNTER & ASSOCIATES, INC. VI-10 e District E This area contains significant vacant and under- utilized recreational marine activities. Within it, the public sector must actively encourage commercial marine or relcre- ational marine activity. Concurrently, higher-density residen- tial development should be encouraged along with South Fork River. This would require strict zoning definitions which would target various land masses for the proper uses. 'Because of the available land resources and current land availability, this portion of the river may represent an excellent near-term opportunity for public sector intervention in the form of land purchase and subsequent development of a recreational commer- cial marine industrial park. f. District F This area contains significant opportunities- for upscaling and improvement of public land uses within Curtis Park. The entire park should have a stronger relationship to the river. Public sector investments should be made to enhance the quality and level of activity of recreational boating which may take place within the park. Possibilities for a signifi- cant boat ramp launching areas and/or leasing of commercial and/or recreational marine activities on the river's edge at Curtis Park should be considered. The Key Power site may represent another opportunity to develop and/or assist in the development of a marine industrial park activity. Other areas along the river's edge seem more related to higher-intensity residential development which should be required to maintain an active marine orientation along the river's edge. g. District G Vacant and/or underuti-lized properties within this district will probably be designated for shipping and other industrial marine-related uses. The public and private sector should join forces to encourage and facilitate expan- sion and improvement of shippinq facilities. Expanded parcel size and improved vehicular access should do much to enhance the ability of this area to function as an expanded shipping area. Zoninq regulations should be designed to restrict devel- opment to shipping and other industrial marine-related uses. Necessary public infrastructure investments, dockage improve- ments and the like should also be undertaken. ZUCHELLI, HUNTER & ASSOCIATES, INC. VI-11 h. District H This area is similar to District G and even more oriented to shipping terminals. Zoning regulations and neces- sary access and other infrastructure improvements should be oriented to improving current shipping operations and allow adequate room for expansion. Because of bridge clearance pro- blems, vacant land around Lake Palmer should be organized into a marine industrial/commercial park that could support shipping or airport uses. B. FUNDING This section contains a brief summary of proposed methods of financing public and private sector development within the Miami River study area. Potential financing techniques are organized into public sector financing techniques and strategies for assisting in the funding of private sector elements. 1. Public Sector Financing Resources available to finance public sector improve- ments within the Miami River study area are extremely limited. The prime source of funds for river improvements will probably be tax-increment financing revenues. As noted previously, it is proposed that the entire riverfront study area be identified a community redevelopment area. This would require a defini- tion of slum and bliaht or economic disuse within the study area and the preparation of a community redevelopment plan as well as a series of target area action plans. The proposed development programs and real estate data contained in this report, combined with subsequent master planning recommenda- tions should be utilized to prepare a pre-feasibility report which would estimate the probable size and timinq of the tax increment and coordinate tax-increment financing revenues with required infrastructure and other investments. A secondary source of significant public sector funds within the Miami River study area is the potential use of impact fees. Major sources of public funding revenues through- out the state are proposed to be derived from impact fees. In the Miami River study area, it is proposed that impact fees derived from major mixed-use, office and residential develop- ment be utilized to preserve, replace and/or relocate marine- related uses. Specialized impact fee's which would relate to ZUCHELLI, HUNTER & ASSOCIATES, INC. VI-12 the potential economic impact on existing marine uses should be quantified and specific impact fee funds be dedicated to support, revitalize and expand marine industries within the study area. As available, loans and grants from non-local fundinq sources should be sought. This would include Army Corps of Engineer assistance to improve commercial navigation and recre- ational boating facilities along the river. Likewise, Coastal Zone funding assistance should be sought to the maximum extent possible. Other loan and grant programs related to improvement of water quality, public parks and the like also should be sought. The proposed Miami River area development corporation should play a major role in making grants and funding requests. Should programs remain available, the corporation likewise should seek funding and loan support through the EDA and SBA programs. City and County community and economic development funds should be allocated to the river study area. Specific capital improvement program funds should be budgeted to a long- range marine retention and expansion program. The specific targeting of capital improvement funds for marine-related uses would demonstrate the public sector support for such activities. This targeting of capital improvement funds would require full documentation of the potential benefits to be derived from marine retention and expansion in terms of such factors as: tax revenue, jobs, payroll, recreational opportunities, envir- onmental quality and the like. Finally, the consultant team believes the public sector, through the proposed development corporation,*should take an active entrepreneurial role facilitating and implementing marine-related activities within the Miami River study area. This would include investing public sector capital funds in land purchasing and subsequent lease or sale, revolving loan funds and/or marine industrial park development. Carefully planned and programmed funds into identified development oppor- tunity projects could bo-th achieve implementation of these projects and generate a fair and reasonable return on invest- ment. A proactive role as a risk-taker/implementer of marine- related activity could achieve both the goals of marine industry retention and expansion as well as generate lonq-term ZUCHELLI, HUNTER & ASSOCIATES, INC. VI-13 cash flow (through land leasing, loan repayments and/or project participation) to both repay the public sector investment and generate an ongoing source of revenue to further assist and support marine activities along the riverfront. 2. Public Sector Funding Strategies The promotion, creation and encouragement of a viable maritime activity along the Miami River will allow existing and future marine uses to obtain required capital funds from con- ventional private sector funding sources. In the interim, the public sector may have to assist in the retention and revital- ization of marine activities. In the near-term, an important assist for existing industries may be the utilization of a form of tax abatement for marine-related uses similar to agricultural assessments utilized elsewhere. Under this pro- cedure, marine-related uses would be assessed as their value for marine-related uses and not necessarily at their highest and best use value. This would require a commitment for the property to remain in marine-related uses and would not "force" the property to convert to non-marine related uses because of ever increasing assessed land values. Similar to marine-related special assessments, a marine- related enterprise zone could be created along the riverfront. This would provide additional tax incentives for investment and expansion of marine-related uses. It is believed that modifications may be required in existing State Enterprise Zone legislation to make incentives applicable to retention and continued operation of marine-related uses where deemed desir- able. Likewise, enterprise legislation should be desic 'ined ensure retention, expansion and recruitment of marine-related activities. The enterprise zone should be specifically designed to prevent replacement of marine-related uses by more labor-intensive or other activities which could take qreater advantage of the incentives contained within the enterprise zone legislation. As noted previously, additional funding assistance to the private sector could be provided through a variety of more traditional economic development tools. This could consist of financial and technical tools such as: technical assistance in the application for state, federal and p'rivate financial assist- ance; utilization of tax-exempt industrial development bonds financing if available; utilization of SBA loan underwriting/ loan packaging if available; creation of a revolving loan fund ZUCHELLI, HUNTER & ASSOCIATES, INC. VI-14 for marine-related uses; creation of marine-oriented venture capital and investment funds. If still available, Urban Development Action Grant assistance should also be sought. In summary, a variety of financing and fundinq techniques should be sought. Prime emphasis should be placed upon tax- increment financing to create the needed infrastucture and support services to assist marine-related industries. An aggressive public sector policy of direct investment and devel- opment should be utilized to enhance the economy of the Miami River area. The Miami River area marine industry is qenerally economically viable. Improvements in the physical quality and market imaae of the area, combined with necessary public sector infrastructure investments and planning activities should -place marine-related activities on still firmer financial footinq. The implementation of these necessary "up-front" public sector planning and investment programs will enable existing and pro- spective marine uses to then obtain the bulk of their funding requirements from conventional private sector funding sources. I I F@@ ZUCHELLI, HUNTER & ASSOCIATES, INC. I I I I I APPENDIX I I I I I I I I I I I I APPENDIX A REAL PROPERTY ANALYSIS The tables on the following pages summarize selected real property data provided by the City from the Dade County Property Tax Appraiser file. Information is provided concern- ing: assessed land and improvement values and recent property sales. Key vacant and/or underutilized development sites along the river are identified and key real property informa- tion provided. As shown in the attached tables and mapped and discussed in Section II, the study area contains a large mixture of use types. Of the 2,107 parcels within the immediate study area over half are in residential use. In addition there are sig- nificant amounts of vacant and public land. Subarea 1 contains a significant amount of undeveloped and commercial 'land. Sub- area 2 is predominantly commercial and residential. Subareas 3 and 4, in the middle portion of the study area, have signif- icant residential properties. Subareas 5, 6 and 7 are predom- inantely mixed-use with significant industrial types. Land use, floor area, building value, land value and total value was examined for the study area. Particular attention was placed in evaluating factors for 56 key tracts identified within the study area. In general, it was found that land values are relatively high and generally exceed the value of the improvements. Land values generally range from $12 to $18 per square foot. There is a surprisingly large number of con- solidated parcels in single ownership creating significant development opportunities. At the mouth of the river in District A/Subarea 1, 11 key parcel areas were identified. These parcels are significantly vacant and/or underdeveloped having a land value of approxi- mately $64.7 million and improvements valued at only slightly over $15.0 million. Subarea 4 contains 4 key consolidated opportunity parcels owned by shipping interests, the County and cultural institu- tions. These four parcels have an estimated land value of $7.0 million and an improvement value of only $2.8 million. Likewise, Subarea 5 contains significant key parcels with land valued at $9.9 million and improvements at only $2.7 million. A-2 Subarea 6 contains several large marine-related uses with land values significantly greater than building values ($5.3 million versus $1.5 million). Sales activity in the study area has been relatively limited. Sales prices are generally significantly in excess of assessed values. Several marine-related uses are attempting to purchase property at these higher land values but have met minimum success. TABLE A-1 MIAMI RIVER ECONOMIC STUDY SUMMARY REAL ESTATE DATA SUMMARY BREAKDOWN OF LAND USE BY PARCELS SUBAREAS 1 THROUGH 7 Number Percent Percent Use Category of Parcels of Subgroup of Total Residential Condo 49 4.3% 2.3% Single-Family 485 42.6 23.0 Duplex 178 15.6 8.4 Multi-Family 236 20.7 11.2 Mixed-Use (Residential) 23 2.0 1.1 Townhouse 168 14.7 8.0 r,139 100. TF 54.1% Undeveloped 421 20.0% Commercial Retail 72 38 9% 3.4% Service 3 1:6 0.1 Office 24 13.0 1.1 Amusement 7 3.8 0.3 Blank Commercial 2 1.1 0.1 Mixed-Use (Commercial) 77 41.6 3.7 185 100.0% 8.8% Institutional Municipal 37 20.6% 1.8% Education 2 1.1 0.1 Cultural 8 4.4 0.4 Medical 12 6.7 0.6 Religious 20 11.1 0.9 Dade County 54 30.0 2.6 BPI 45 25.0 2.1 Mixed-Use (Institutional) 2 1.1 0.1 180 100.0% 8.5% TABLE A-1 (continued) industrial Light Manufacturing 30 30.0% 1.4% Light Storage 50 50.0 2.4 Heavy Storage 11 11.0 0.5 Mixed-Use (Industrial) 9 9.0 0.4 100 -iO0.0% 4.7% Transportation & Utilities 55 2.6% Tourist 22 1.0% Water 3 0.1% Agricultural 1 0.0% Parks 1 0.0% Total 2,107 100.0% Source: Zuchelli, Hunter & Associates, Inc., based upon Real Estate File Data supplied by the City of Miami. TABLE A-2 MIM-- I RIVER ECONOMIC STUDY SUMMARY REAL ESTATE DATA BREAKMqN OF LAND USE BY PARCELS WITHIN EACH DISTRICT Number of Parcels Subarea Subarea Subarea Subarea Subarea Subarea Subarea Property Type 1 2 3 4 5 6 7 Residential 3 65 137 733 99 91 11 Cam-nercial 9 29 14 103 12 11 7 Tourist 2 6 1 13 - - - Industrial 2 15 9 61 5 7 1 Parks* - - - - - 1 - Institutional 3 15 8 133 3 13 5 Agricultural - - - I - - - Transportation & utility 9 4 1 36 5 Water - - - 3 - - - Underdeveloped 23 48 14 293 27 9 7 Total 51 182 184 1,376 151 132 31 The available data is not consistent in its categorization of parks; for example, Wmmus Park is not contained in the list of River Master Plan Properties, Jose Martin Park is listed as underdeveloped and Sewell Park is listed as single family. Except for the one parcel identified in Subarea 6, no other land is categorized as parks. Sou rce: Zuchelli, Hunter & Associates, Inc., based upon Real Estate File Data supplied by the City of Miami. TABLE A-3 MIAMI RIVER ECONOMIC STUDY SUMMARY REAL ESTATE DATA FOR ALL DISTRICTS/SUBAREAS District/ Number Building Subarea of Parcels Value Land Value Total Value A/1 51 $ 18,609,546 $ 78,069,714 $ 96,679,260 B/2 182 12,115,162 19,572,902 32,191,984 C/3 1842/ 12,079,300 16,489,433 32,432,8731/ D/4 1,3763/ 204,535,037 65,698,908 359,852,4011/ E/5 151 7,947,491 16,469,600 24,417,091 F/6 132 11,954,419 20,583,901 48,149,3901/ G/7 31 4,896,645 4,354,610 9,251,255 H/8 170 11,575,901 47,253,979 58,829,880 2,277 $283,713,501 $268,493,047 $661,804,1341/ 1/ Statistical discrepancy is a result of land and building values not being broken out for individual co-op, town- house or condominium units; only aggregate va lues are given. 2/ There are 45 townhouse units aggregated into the total value category. 3/ There are 37 condo units, 123 townhouse units and 436 co-op units aggregated into the total value category. source: Zuchelli, Hunter & Associates, Inc., based upon Real Estate File Data supplied by the City of Miami. TABLF, A-4 MIAMI RIVER ECONOMIC STUDY SUMMARY REAL ESTATE DATA FOR KEY PARCELS DISTRICT A/SUBAREA I Floor Building Nane Folio Address Land Use Area Value Land Value Total Value 1. Miani Center 0114301040 N/A - - Dupont Plaza Hotel 0114301010 300 Biscayne Blvd. Way Mix@d-use 204,538 $ 3,500,000 $14,911,245 $18,411,245 Commercial 3. Jams L. Knight 3137220010 N/A - - - - Center 3137220020 3137220030 4. Intr&nerica 4137250010 N/A Parking Lots 0 $ 26,520 $ 4,369,470 $ 4,395,990 Investments 5. FPL/Arvida 0114401110 N/A - - - - 0114401200 315 SW 2nd Retail 0 $ 522 $ 187,500 $ 188,022 0114802010 N/A Parking Lot 0 78,792 4,704,480 4,783,272 0114801010 122 SW 3rd Utilities 48,351 1,067,666 13,799,800 14,867,466 0100000290 N/A - - - - - 0100000310 N/A - - - 0113502010 N/A - - - 0110000320 N/A - - - - - 6. Mi&ni Shipyard 0203901030 615 SW 2nd office 48,589 $ 594,849 $ 1,146,060 $ 1,740,549 Corporation 0203901010 615A SH 2nd Mix Industrial 14,240 124,275 450,000 574,275 0203901011 615 SW 2nd Light Mfg. 11,789 99,941 690,000 789,941 74,618 $ 818,705 $ 2,296,060 $ 3,104,765 TABLE A-4 (continuedf Floor Building Name Folio Address Land Use Area Value Land Value Total Value 7. Intramerica 0210601340 451 S. Miami Ave. Urban Underdev. 0 0 $ 4,111,000 $ 4,111,000 Investments 0210601350 100 N. Biscayne Urban Underdev. 0 0 2,649,700 2,649,100 0240601360 N/A - - 8. Tcmy's Boatyard 0210001010 31 SE 5 St. Retail 31,711 $ 1,000 $ 5,037,249 $ 5,038,249 9. U.S. Customs 0210001020 77 SE 5 St. Office 180,705 $ 2,534,785 $ 4,617,900 $ 7,152,685 10. Cye's Rivergate 0210001030 65 SE 5 St. Urban Underdev. 0 $ 0 $ 2,629,700 $ 2,629,700 0210001060 444 Brickell Ave. Off ice 279,310 7,026,420 5,357,800 $12,384,220 11. Brickell Point Apartments 0210001050 N/A - - - Totals $15,054,410 $64,661,904 $79,716,314 Building Value/Land Value 23.3% source: Zuchelli, Hunter & Associates, Inc., based upon Real Estate File Data supplied by the City of Miami. TABLE A-5 MIAMI RIVER EOONCMIC STUDY SUMMARY REAL ESTATE DATA FOR KEY PARCELS DISTRICT B/SUBAREA 2 Floor Building Name Folio Address Land Use Area Value Land Value Total Value 1. Miami Yacht 0114002050 N/A Urban Underdev. 0 - 0 $ 1,656,920 $ 1,656,920 Full-Service Yard 0114201010 400 SW 2 Ave.. Parking lot 0 $ 2,513 1,742,480 1,744,993 0114201020 418 SW 2 Ave. Mixed-Use Ocmm. 15,572 201,144 2,136,000 2,337,144 15,572 $ 203,657 $ 5,535,400 $ 5,739,057 2. Dade County Park Towers Senior 0110901090 N/A - - - - Citizen & Cam. 0110901070 Action Agency 0110901120 3. Lumus Park City of Miami 0109302010 N/A 4i Scottish Rite Temple 0109001120 365 NW N. River Dr. Cultural 34,495 $ 739,794 $ 214,420 $ 954,214 5. Jack Orr Senior Citizen Tower 0107101110 455 NW 6 Ave. Dade County 99,999 $ 3,899,656 $ 464,070 $ 4,363,726 6. Miami Dade Water/ Sewer Authority 0109001170 390 NW North River Dr. Municipal 8,220 $ 94,142 $ 148,570 $ 242,712 TABLE A-5 (continued) Floor Building Name Folio Address Land Use Area Value Land Value Total Value 7. City of Miami 0109001130 474 NW 4 St. Parking lots 0 $ 4,229 $ 45,310 $ 49,539 8. City of Miami .0200106010 5040 SW 60 Pl Urban Underdev. 0 $ 0 $ 104,330 $ 104,330 Jose Marti Park 0200106020 201 SH 4 Ave. Urban Underdev. 0 0 182,690 182,690 0200106140 N/A Urban Underdev. 0 0 189,910 189,910 0202701030 N/A - - 0202701010 380 SW 3 St. Urban Underdev. 0 0 109,550 109,550 0200106070 3500 Pam Am Dr. Urban Underdev. 0 0 22,400 22,400 0200106120 3464 NW N. River urban Underdev. 0 0 13,470 13,470 0200106090 353 SW 4 Ave. Municipal 577 3,834 21,170 25,004 0200106080 3500 Pan Am Dr. Urban Underdev. 0 0 32,810 32,810 0200106130 3464 NW N. River Urban Underdev. 0 0 22,350 22,350 0200106100 353 SW 4 St. Urban Underdev. 0 0 50,720 50,720 0200106030 315 SW 4 St. Retail 287 244 42,390 42,634 864 $ 4,078 $ 791,790 $ 795,868 Totals $ 4,945,556 $ 7,199,560 $12,145,116 Building Value/Land Value 68.7% Source: Zuchelli, Hunter & Associates, Inc., based upon 14--al Estate File Data supplied by the City of Miami. TABL,E A-6 MIAMI RIVER EOXMIC STUDY SUMMARY REAL ESTATE DATA FOR KEY PARCELS DISTRICT C/SUBAREA 3 Floor Buildinq Name Folio Address Land Use Area Value L-and Value Total Value 1. Private Property 3135271330 728 NE 67 St. Urban Underdev. 0 $ 0 $ 371,050 $ 371,050 2. Townhouse Dev. 3135460010 1044 NW N. River Dr. Townhouse 0 $ 0 $ 0 $ 120,130 3135460020 1040 NW N. River Dr. Townhouse 0 0 0 118,240 3135460030 1036 N. River Dr. 'Ibwnhouse 0 0 0 120,470 3135460040 1032 N. River Dr. Townhouse 0 0 0 117,120 3135460050 1028 W N. River Dr. Townhouse 0 0 0 118,240 3135460060 1024 N. River Dr. Townhouse 0 0 0 125,800 3135460070 N/A Townhouse - - - - 3135460080 N/A Townhouse - - - - 3135460090 N/A Townhouse - - - - 3135460100 N/A Townhouse - - - - 3135460110 N/A Townhouse - - - - 3135460120 N/A Townhouse - - - - 3135460130 N/A Townhouse - - - - 3135460140 N/A Townhouse - - - - 3135460150 N/A Townhouse - - - - 3135460160 N/A Townhouse 3135460170 N/A Townhouse 3135460180 N/A Townhouse 3135460190 N/A Townhouse 3135460200 N/A Townhouse 3135460210 NIA Townhouse TABLE A-6 (continuedT Floor Building Name Folio Address Land Use Area Value Land Value Total Value 3. Holiday Inn 3135260310 1170 NW 11 St. Mote'1 102,732 $ 3,209,691 $ 832,760 $ 4,042,451 3135260320 1000 W 11 St. Single-Family 1,248 27,345 59,500 86,895 3135260330 1159 NW N. River Dr. Single-Family 1,154 25,881 44,620 70,501 105,134 $ 3,262,917 $ 936,930 $ 4,199,847 4. Metro Dade Prop. Management & GSA N/A - - - - - 5. Old Miami Heroes Bldq/SE Bank 3135260850 N/A Municipal 0 $ 0 $ 187,500 $ 187,500 6. Bermuda House 3134000230 5800 W 77 Ct. Urban Underdev. 0 $ 0 $ 69,120 $ 69,120 Apartments 3135000260 N/A Dade County 0 0 117,070 117,070 3135310010 1115 NW S. River Dr. Dade County 23,223 476,860 318,600 795,460 23,223 $ 476,860 $ 504,790 $ 981,650 7. City of Miami 3135290010 N/A - - - - Totals $ 3,739,277 $ 2,000,270 $ 6,460,067* Building Value/Land Value 18.7% Discrepancy in total value figures is a result of individual townhouse values not being separated from total. Source: Zuchelli, Hunter & Associates, Inc., based upon Real Estate File Data supplied by the City of Miami. TABLE A-7 MIAMI RIVER EOONOMIC STUDY SUMMARY REAL ESTATE DATA FOR KEY PARCELS DISTRICT D/SUBAREA 4 Floor Building Narne Folio Address Land Use Area Value Land Value Total Value 1. Merril-Stevens 3134210180 1270 NW 11 St. Light Storage 75,754 $ 100,000 $ 1,433,120 $ 1,533,120 Drydock Co. 3135220110 1201 NW S. River Dr. FL-tail 3,070 33,837 234,860 268,667 3135230100 825 NW 12 Ct. Urban Underdev. 0 0 578,570 578,570 3135250010 N/A - - - - - 3135250020 N/A - 3135250030 N/A - 3135250040 N/A - 2. Metro-Dade Parkinq 3135370020 190 NE 3 St. Municipal 0 $ 0 $ 584,140 $ 584,140 3135370080 N/A Dade County 0 0 711,550 711,550 $ 1,295,690 $ 1,295,690 3. Mahi Temple 3135110050 1500 NW N. River Dr. Cultural 47,164 $ 1,598,937 $ 1,802,420 $ 3,401,357 3135120010 1500 NW N. River Dr. Cultural 0 0 210,000 210,000 3135370090 72 W Flagler St. Dade County 0 0 457,380 457,380 47,164 _@'_1,598,937 $ 2,469,800 $ 4,068,737 4. York Rite Masonic 3134110010 1690 NW N. River Dr. Cultural 16,713 $ 354,197 $ 472,080 $ 826,277 Temple & James 3135110020 1670 NW N. River Dr. Cultural 7,014 152,530 252,700 405,203 Cornell Lodge 3135110030 1610 NW N. River Dr. Multi-Family 21,074 508,449 257,600 -766,049 44,801 $ 1,015,176 $ 982,380 $ 1,997,556 TABLE A-7 (continued) Floor Building Name Folio Address Land Use Area Value Land Value Total Value -5. Ibbert. King High 3135210160 1389 NW 7 St. Muncipal 0 $ 4,716,800 $ 2,728,600 $ 7,445,400 Thwers, Sr. Citizen 3135470010 800 NW 13 Ave. Dade County 0 11,109,565 1,779,210 12,888,775 $15,826,365 $ 4,507,810 $20,334,175 Totals $18,574,285 $11,502,230 $30,076,515 Building Value/Land Value 16.2% Source: Zuchelli, Hunter & Associates, Inc., based upon Real Estate File Data supplied by the City of Miami. TABLE A-8. MIAMI RIVER EOONCJMIC STUDY SUMMARY REAL ESTATE DATA FOR KEY PARCELS DISTRICT E/SUBAREA 5 Floor Building N&ne Fol io Address Land Use Area Value Land Value Thtal Value 1. Allied marine 3174020010 N/A - - - - 2. Privare Property 3134420020 5040 SW 60 Pl. Urban Underdev. 0 $ 0 $ 556,700 $ 556,700 3134420040 1995 NW 11 St. Light Storage 11,217 263,173 479,130 742,303 3134420050 1975 NW 11 St. Heavy Storage 4,800 139,295 410,090 549,385 3134670010 N/A - - - - 3. Townhouse 3134460520 1901 NW S. River Dr. Multi-Family 53,575 $ 1,683,237 $ 735.,000 $ 2,418,237 Development 3134460530 2150 NW 9 St. Urban Underdev. 0 0 48,800 48,800 53,575 $ 1,683,237 T-783,800 $ 2,467,037 4. Dodge Hospital 3134420010 1961 NW S. River Dr. Medical 26,085 $ 307,050 $ 655,580 $ 962,630 5. Sewell Park 3134451030 1701 NW 11 St. Single-Fanily 2,752 $ 102,048 $ 2,622,310 $ 2,724,358 6. Private Property 3134490090 1142 NW 21 Ave. Urban Underdev. 0 $ 0 $ 487,870 $ 487,870 TABLE A-8 7continuedT Floor Building Name Folio Address Land Use Area Value Land Value Total Value 7. River Run Condos. 3134170010 N/A 3134170020 N/A 3134170040 N/A - 3134170050 1700 NW N. River Dr. Urban Underdev. $ 0 $ 446,250 3134170070 N/A - 3134170060 N/A 3134170011 N/A - - - - 8. Nuta's Boatyard 3134170120 1818 NW N. River Dr. Mixed Commercial 1,881 $ 36,818 $ 68,820 $ 105,635 & Repair 3134170140 1884 NW N. River Dr . 4 Mixed Commercial 16,013 124,626 1,014,350 1,138,976 3134241180 1884 NW N. River Dr. Urban Underdev. 0 0 385,860 385,860 17,894 $ 161,444 1,469,030 $ 1,630,474 9. Ebsary Foundation Co. 3134241150 2154 NW N. River Dr. Light Manfg. 3,923 $ 57,872 $ 576,330 $ 634,102 10. Private Property 3134950010 1401 W 22 Ave. Parking Lots 0 $ 9,727 $ 1,440,530 $ 11450,257 Totals $ 2,723,846 $ 9,927,250 $12,651,366 Building Value/Land Value 27.4% Source: Zuchelli, Hunter & Associates, Inc., based upon R--al Estate File Data supplied by the City of Miami. TABLE A-9 MIAMI RIVER EOCNOMIC STUDY SUMMARY REAL ESTATE DATA F()R KEY PARCELS DISTRICT F/SUBAREA 6 Floor Building Name Folio Address Land Use Area Value Land Value Total Value 1. Curtis Park 3134000330 1901 NW 24'Ave. Municipal 13,650 $ 429,777 $ 5,407,980 $ 5,837,757 4 2. 10-Story Cbndo 3134820001 1800 NW 24 Ave. Condaniniums N/A - - $ 7,471,670 thru 2070 3. Musa Isle Sr. Citizen Center 3134810010 2507 NW 16 St. Multi-family 1 $ 2,947,641 $ 916,500 $ 3,864,141 4. Private Property 3134000220 230 W 55 St. Urban Underdev. 0 0 $ 670,110 $ 670,110 5. Florida Yacht 3134680010 1583 NW 24 Ave. Mixed Ccunmrcial 3,404 $ 25,632 $ 935,770 $ 961,402 3134590020 1483 NW 24 Ave. Mixed Cannercial 78,482 100,000 1,475,200 1,575,200 3134050080 1501 NW 24 Ave. Single Family 985 21,849 14,990 36,839 3134050070 2361-63 NW 15 St. Duplex 1,512 30,141 27,300 57,441 3134050060 2351-53 NW 15 St. Duplex 1,523 29,773 27,300 57,073 3134050050 2341-43 NW 15 St. Duplex 2,824 59,103 27,300 86,403 3134050040 2331 NW 15 St. Duplex 2,047 43,318 27,300 70,618 3134050030 2321-23 W 15 St. Duplex 1,523 29,773 27,300 57,073 3134050020 2311-13 NW 15 St. Duplex 1,512 30,466 27,300 57,766 3134050010 2301-03 W 15 St. Duplex 1,523 29,773 27,740 57,512 95,335 $ 399,828 $ 2,617,500 $ 3,017,327 TABLE A-9 (continuWT Floor Building Name Folio Address Land Use Area Value Land Value Total Value 6. Key Power, Inc. 3134590010 1583 NW 24 Ave. Mixed Ccnmrcial 11,299 $ 50,000 $ - 457,380 $ 507,380 3134230010 2277 NW 14 St. Light Storage 53,347 981,101 1,023,480 2,004,58 64,646 $ 1,031,101 $ 1,480,860 $ 2,511,961 7. Florida Ships 3134000160 2215 NW 14 St. Mixed Ccmmrcial 7,499 $ 109,890 $ 452,170 $ 562,060 Totals $ 4,918,237 $11,545,120 $23,935,026* Building Value/Land Value 42.6% Discrepancy in total value f igures is a result of individual condaninium values not being separated frcm total. Source: Zuchelli, Hunter & Associates, Inc., based upon Real Estate File Data supplied by the City of Miami. TABL.E A-10 MIAMI RIVER ECONOMIC STUDY SUMMARY REAL ESTATE DATA FOR KEY PARCELS DISTRICT' G/SUBAREA 7 Floor Building Nane Folio Address tand Use Area Value Land Value Total Value 1. Orkin Pest Control 3133070030 1960 NW 27 Ave. Light Storage 9,800 $ 181,325 $ 469,910 $ 651,235 2. metro Dade 3133070040 N/A Dade County 0 0 $ 153,900 $ 153,900 3. Bemuth Marine Shipping N/A - - 4. Bojean Boat Yard Repair & Sales N/A - - - - 5. Trailer Park 3133160010 1900 NW 27 Ave. Mixed Convercial. 1,415 $ 54,758 $ 500,500 $ 555,258 Totals $ 236,083 $ 1,124,310 $ 1,360,393 Building Value/Land Value 21.0% Source: Zuchelli, Hunter & Associates, Inc., based upon Real Estate File Data supplied by the City of Miami. TABLE A-11 MIAMI RIVER ECONOMIC STUDY SUMMARY REAL ESTATE DATA HISTORIC SALES 'ACTIVITY OF LARGE LAND PARCELS Parcel Last Sale No. Name Address Folio Sale Amount Date District A/Subarea 1 7 Intramerica Investments 415 S. Miami Ave. 0210601340 $6,900,000 11/80 9 U.S. Customs 77 SE 5 Ave. 0210001020 $1,000,000 9/72 10 Cye's Rivergate 65 SE 5 St. 0210001030 $1,400,000 10/74 District B/Subarea 2 1 1 Miami Yacht 418 SW 2 Ave. 0114201020 $3,500,000 1/85 Full Service Yard 7 City of Miami 228 SW 2 Ave. 0114001130 $ 156,000 1/80 8 City of Miami 315 SW 4 St. 0200166030 $ 19,900 7/72 District C/Subarea 3 3 Holiday Inn 1159 NW North River Dr. 3135260330 $ 1 5/76 6 Bermuda House Apartments 5800 NW 77 Ct. 3135000230 $ 28,700 9/78 District D/Subarea 4 4 York Rite Masonic 1610 NW N. River Dr. 3135110030 $ 800,000 7/79 Temple & James Carnell Lodge TABLE A-11 (continued) Parcel Last Sale No. Name Address Folio Sale Amount Date District E/Subarea 5 2 Townhouse 1901 NW S. River Dr. 3134460520 $ 810,000 3/81 Development 2150 NW 9 St. 3134460530 $ 810,000 3/81 6 Private Property 1142 NW 21 Ave. 3134490090 $ 750,000 7/83 10 Private Property 1401 NW 22 Ave. 3134950010 $2,260,000 9/81 District F/Subarea 6 4 Private Property 230 NW 55 St. 3134000220 $ 950,000 4/81 5 Florida Yacht 1583 NW 24 Ave. 3134680010 $3,000,000 6/81 1583 NW 24 Ave. 3134590020 $3,000,000 6/81 2341-43 NW 15 St. 3134050050 $ 39,000 3/73 2321-22 NW 15 St. 3134050030 $ 36,000 3/78 2311-13 NW 15 St. 3134050020 $ 42,000 10/78 2301-03 NW 15 St. 3134050010 $ 30,500 7/71 6 Key Power, Inc. 1583 NW 24 Ave. 3134590010 $3,000,000 6/81 2277 NW 14 St. 3134730010 $ 635,000 11/73 Source: zuchelli, Hunter & Associates, Inc., based upon Real Estate File Data supplied by the City of Miami. MM Mom== MM MM MM so= mmm I I I I I I I APPENDIX B I I I I v I I I I I I I I CHART I ALL SURVEY RESPONDENTS Total number of responding surveys: 70 Subtotal--Water-Related 22 Subtotal--Water-Dependent 24 Subtotal--Other 24 0 Years at location. Total Responding: 66 Average 19.98 Sum 1,318 Minimum 0 maximum 61 Standard Deviation 15.48 Variance 239.7 0 Own or Rent. Total Responding: 67 Total Owning Property 38 Total Renting Property 29 of those who rent, 25 prefer to own and 4 prefer not to. Operating directly on waterfront: Total Responding: 67 Yes: 35 No: 32 If not on waterfront, need for a waterfront location: Total Responding: 37 Yes: 5 No: 32 If need and looking for waterfront location, 3 said yes and 9 said no. 0 Best aspect of current locations: Low Rent Rate 5 Proximity to Downtown 7 Proximity to Airport 8 Proximity to Freeway 9 Proximity to Waterfront/River 21 Proximity to Customers 29 Proximity to Other Firms 18 Location/Access 35 Other 4 CHART I T-continued) 0 Worst aspects of current location: Neighborhood 12 Zoning 4 Need for Space/Parking 8 Crime 12 Access/Traffic 19 Taxes 4 Industrial Waste/Pollution 6 Other 23 0 Operations at other location: Total Responding: 68 Yes: 22 No: 46 0 Current employees: Average Sum Min Max Std Var Full-Time 25.25 1591 1 325 55.54 3085 Part-Time 7.526 143 0 100 21.90 479.9 0 Type of Business: Yacht Sales/Repair 22 Cars 11 Manufacturer/Skilled & Unskilled Labor 19 marine Services 31 Construction 9 Recreation/Restaurant/Hotel 10 Marina/Tugboat 17 Shipping 6 9 Business trend since 1980: Total Responding: 66 Up a Lot 18 Up a Little 33 Flat 9 Down 6 CHART I (continued) 0 Factors affecting business operations: A. Size of your land area: sufficient 47 Insufficient 19 B. Amount of building space: Sufficient 45 Insufficient .21 c. if you rent, is the rent: Tho high 9 Reasonable 24 D. Availability of labor: Sufficient 54 Insufficient 10 E. Ouality. of workers:* Good 35 Fair 26 Poor 3 F. Cost of labor: High 10 Moderate 53 G. Public security/police services: Good 24 Fair 28 Poor 16 H. P@oad/highway access: Good 43 Fair 14 Poor 11 I. ao you regard the condition of the surrounding neighborhood as? Good 9 Fair 34 Poor 25 J. Parking for customers: Good 22 Fair 22 Poor 25 K. Parking for employees: Good 27 Fair 24 Poor 18 L. Public transportation: Good 19 Fair 26 Poor 22 M. River water quality: Good 7 Fair 31 Poor 26 N. Is river water quality? Improving 29 Getting Worse 14 0. Are bridqe openings a problem Yes: 22 No: 45 for your business? P. Are goverrmental regulations a problem? Yes: 20 No: 44 CHART I (continued) 0 Recent and planned operations: Last 5 years Next 3 years Both Employees Added 18 Plan to add 11 21 New or Renovated Bldg. Added 17 Plan to add 14 7 Bulkheads Improvements Installed/ Plan to Install Repaired 16 or Repair 9 4 Major Equipment Purchased 18 Plan to add 11 15 Customers Base Already Expect to Expanded 14 Expand 12 16 Location Changed 10 Plan to move 7 6 0 Positive factors affecting business: Local Economy 27 National Economy 17 River/City Image 4 Weather 4 Marine Industry Outlook 14 Trade 22 QualitV of Labor 2 Location 22 Other 33 0 Negative factors affecting business: Crime/Drugs 16 Workforce 5 Traffic/River/Bridges 13 City Services/Taxes 8 Location/Parking/Access 10 Imports/Competition 16 Political/Social Problems 17 High Costs/Insurance 13 Image 6 Other 33 CHART I (continued) 1985 gross sales: (46 responses, very good) Less than $150,000 9 $1,000,000 to $1,499,000 6 $150,000 to $399,000 7 $1,500,000 to $1,999,000 2 $400,000 to $749,000 9 $2,000,000 to $2,999,000 4 $750,000 to $999,000 4 Over $3,000,000 15' CHART II WATER-RELATED RESPONDENTS 0 Total number of responding surveys: 22 0 Years at location. Total Responding: 20 Average 18.53 Sum 370.7 Minimum .25 Maximum 50 Standard Deviation 15.93 variance 253.7 0 Own or Rent. Tota 1 Responding: 22 Total Owning Property 12 Total Renting Property 10 Of those who rent and responded, 9 prefer to own and 0 prefer not to. 0 Operating directly on waterfront: Total Responding: 21 Yes: 7 No: 14 0 If not on waterfront, need for a waterfront location: Total Responding: 15 Yes: 2 No: 13 If need and looking for waterfront location, 1 said yes and 4 said no. 0 Best aspect of current locations: Low Rent Rate 2 Proximity to Downtown 1 Proximity to Airport 3 Proximity to Freeway 2 Proximity to Waterfront/River 8 Proximity to Customers 10 Proximity to Other Firms 3 Location/Access 8 Other 0 CHART II (continued) 0 Worst aspects of current location: Neighborhood 4 zoning 1 Need for Space/Parking 3 Crime 4 Access/Traffic 8 Taxes 1 Industrial Waste/Pollution 3 Other 7 Operations at other location: Total Responding: 22 Yes: 5 No: 1'7 0 Current employees: Average Sum Min Max Std Var Full-Time 13.72 302 2 40 12.00 144.1 Part-Time 1.4 7 1 2 0.489 0.24 0 Type of Business: Yacht Sales/Repair 9 Cars 4 Manufacturer/Skilled & Unskilled Labor 6 Marine Services 15 Construction 0 Recreation/Restaurant/Hotel 2 Marina/Tuqboat 0 Shipping 0 0 Business trend since 1980: Total Responding: 22 Up a Lot 9 Up a Little 8 Flat 4 Down 1 CHART II (continued) Factors affecting business operations: A. Size of your land area: Sufficient 15 Insufficient 7 B. Amount of building space: Sufficient 17 Insufficient .5 C. If you rent, is the rent: Too high 3 Reasonable 10 D. Availability of labor: Sufficient 13 Insufficient 7 E. Quality of workers: Good 12 Fair 8 Poor 1 F, Cost of labor: High 0 Moderate 21 Low 0 G. Public security/police services: Good 9 Fair 9 Poor 4 H. Road/highway access: Good 13 Fair 4 Poor 5 I. Do you regard the condition of the surrounding neighborhood as? Good 5 Fair 7 Poor 9 J* Parking for custcmers: Good 5 Fair 9 Poor 8 K. Parking for employees: Good 6 Fair 9 Poor 7 L. Public transportation: Good 7 Fair 7 Poor 8 M. River water quality: Good 1 Fair 11 Poor 8 N. Is river water quality-@ Improvinq 7 Getting Vbrse 6 0. Are bridge openings a problem Yes: 3 No: 19 for your business? P. Are governmental regulations a problem? Yes: 4 No: 14 CHART II (continued) 0 Recent and planned operations: Last 5 years Next 3 years Both Employees Added 5 Plan to add 2 10 New or Benovated Bldg. Added 8 Plan to add 4 3 Bulkheads Improverwnts Installed/ Plan to Install Repaired 3 or Repair 1 0 Major Ecruipiment Purchased 10 Plan to add 3 6 Customers Base Already Expect to Expanded 5 Expand 3 6 Location Changed 6 Plan to move 1 5 0 Positive factors affectinq business: Local Economy 9 National Economy 4 River/City Image 1 Weather 2 Marine Industry Outlook 6 Trade 8 Quality of Labor 1 Location 4 Other 10 Negative factors affecting business: Crime/Drugs 3 Workforce 3 Traffic/River/Bridges 4 City Services/Taxes 1 Location/Parking/Access 6 Imports/Competition 6 Political/Social Problems 2 High Costs/Insurance 4 Image 2 Other 8 CHART II (continued) 1985 gross sales: (46 responses, very good) Less than $150,000 2 $1,000,000 to $1,499,000 2 $150,000 to $399,000 4 $1,500,000 to $1,999,000 0 $400,000 to $749,000 4 $2,000,000 to $2,999,000 1 $750,000 to $999,000 1 over $3,000,000 4 CHART III WATER DEPENDENT SURVEY RESPONDENTS 0 Total number of responding surveys: 24 0 Years at location. Total Responding: 24 Average 23.37 Sum 1,318 minimum 0 Maximum 61 Standard Deviation 17.05 Variance 29.08 0 Own or Rent. Total Responding: 23 Total' owning Property 11 Total Renting Property 12 Of those who rent, 11 prefer to own and 1 prefers not to. 0 Operating directly on waterfront: Total Responding: 23 Yes: 22 No: 1 0 If not on waterfront, need for a waterfront location: Total Responding: 6 Yes: 3 No: 1 If need and looking for waterfront location, 2 said yes and 1 said no. a Best aspect of current locations: Low Rent Rate 0 Proximity to Downtown 1 Proximity to Airport 3 Proximity to Freeway 4 Proximity to Waterfront/River 9 Proximity to Customers 12 Proximity to Other Firms 9 Location/Access 11 Other 2 CHART III Tcontinued) 0 Worst aspects of current location: Neighborhood 5 Zoning 1 Need for Space/Parking 1 Crime 4 Access/Traffic 6 Taxes 3 Industrial Waste/Pollution 1 Other 8 0 Operations at other location: Total Responding: 23 Yes: 7 No: 16 0 Current employees: Average Sum min Max Std Var Full-Time 23.4 515 1 102 27.97 782.6 Part-Time 2.375 19 1 5 1.653 2.734 0 Type of Business: Yacht Sales/Repair 6 Cars 2 Manufacturer/Skilled & Unskilled Labor 7 Marine Services 7 Construction 1 Recreation/Restaurant/Hotel 2 Marina/Tugboat 10 Shipping 6 0 Business trend since 1980: Total Responding: 23 Up a Lot 4 Up a Little 12 Flat 3 Down 4 CHART III (continued) Factors affecting business operations: A. Size of your land area: Sufficient 17 Insufficient 8 B. Amount of building space: Sufficient 12 Insufficient .11 C. If you rent, is the rent: Too high 4 Reasonable 7 D. Availability of labor: Sufficient 22 Insufficient 2 E. Quality of workers: Good 16 Fair 7 Poor 1 F. Cost of labor: High 6 Moderate 18 Low 0 G. public security/police services: Good 7 Fair 9 Poor 8 H. P@oad/highway access: Good 16 Fair 5 Poor 3 I. DO you regard the condition of the surrounding neighborhood as? Good 2 Fair 14 Poor 8 J. Parking for custcmers: Good 9 Fair 8 Poor 7 K. Parking for employees: Good 12 Fair 6 Poor 6 L. Public transportation: Cbod 6. Fair 14 Poor 3 M. River water quality: Good 6 Fair 11 Poor 6 N. is river water quality? improving 13 Getting Worse 6 0. Are bridge openings a problem Yes: 11 No: 11 for your business? P. Are governmental. regulations a problem? Yes: 10 No: 13 CHART III (continued) 0 Recent and planned operations: Last 5 years Next 3 years Both Employees Added 7 Plan to add 2 7 New or Renovated Bldg. Added 1 Plan to add 2 4 Bulkheads Improvements Installed/ Plan to Install Repaired 9 or Repair 5 4 Major Equipment Purchased 4 Plan to add 4 7 Customers Base Already Expect to Expanded 3 Expand 5 7 Location Changed 3 Plan to move 2 1 0 Positive factors affecting business: Local Economy 9 National Economy 7 River/City Image 2 Weather 2 Marine Industry Outlook 4 Trade 10 Quality of Labor 1 Location 10 Other 12 0 Negative factors affecting business: Crime/Druqs 8 Workforce 1 Traffic/River/Bridges 6 City Services/Taxes 5 Location/Parking/Access 1 ImT)orts/Competition 5 Political/Social Problems 9 High Costs/Insurance 6 Image 2 Other 15 CHART III (continued) 1985 gross sales: (46 responses, very good) Less than $150,000 3 $1,000,000 to $1,499,000 1 $150,000 to $399,000 1 $1,500,000-to $1,999,000 2 $400,000 to $749,000 3 $2,000,000 to $2,999,000 1 $750,000 to $999,000 2 over $3,000,000 6 CHART IV OTHER SURVEY RESPONDENTS 0 Total number of responding surveys: 24 0 Years at location. Total Responding: 22 Average 17.59 Sum 387 Minimum 3 Maximum 45 Standard Deviation 12.29 Variance 151.28 a Own or Rent. Total Responding: 22 Total Owning Property 15 Total Renting Property 7 Of those who rent, 4 prefer to own and 3 prefers not to. 0 Operating directly on waterfront: Total Responding: 23 Yes:- 6 No: 17 0 If not on waterfront, need for a waterfront location: Total Responding: 37 Yes: 0 No: .18 if need and looking for waterfront location, 0 said yes and 4 said no. Best aspect of current locations: Low Rent Rate 3 Pr ox im i ty to Downtown 5 Pro x imi ty to Airport 2 Proximity to Freeway 3 Proximity to Wa te r f ron t/ R i ve r4 Proximity to Customers 7 Proximity to Other Firms 6 Location/Access 16 Other 2 CHART IV (continued) 0 Worst aspects of current location: Neighborhood 3 Zoning 2 Need for Space/Parking 4 Crime 4 Access/Traffic 5 Taxes 0 Industrial Waste/Pollution 2 Other 8 0 Operations at other location: Total Responding: 23 Yes: 10 No: 13 0 Current employees: Average Sum Min Max Std Var Full-Time 40.73 774 1 325 93.59 8759 Part-Time 19.5 117 1 100 36.13 1305 0 Type of Business: Yacht Sales/Repair 7 Cars 5 Manufacturer/Skilled & Unskilled Labor 6 Marine Services 9 .Construction 8 Recreation/Restaurant/Hotel 6 Marina/Tugboat 7 Shipping 0 0 Business trend since 1980: Total Responding: 21 Up a Lot 5 Up a Little 13 Flat 2 Down 1 CHART IV T-c-o-n-t- 1" n u e d Factors affecting business operations: A. Size of your land area: Sufficient 15 Insufficient 5 B. Amount of buildinq space: Sufficient 16 Insufficient 5 C. If you rent, is the rent: Too high 2 Reasonable 7 D. Availability of labor: Sufficient 19 Insufficient 1 E. Quality of workers: Good 7 Fair 11 Poor 1 F. Cost of labor: High 4 Moderate 14 LOW 0 G. Public security/police services: Good 8 Fair 10 Poor 4 H. Road/highway access: Good 14 Fair 5 Poor 3 I. Do you regard the condition of the surrounding neighborhood as? Good 2 Fair 13 Poor 8 J. Parking for custamers: Good -8 Fair 5 Poor 10 K. Parking for Employees: Good 9 Fair 9 Poor 5 L. Public transportation: Good 6 Fair 5 Poor 11 M. River water quality: Good 0 Fair 9 Poor 12 N. Is river water quality.> Improving 9 Gettinq Wbrse 2 0. Are bridge openings a problem Yes: 8 No: 15 for your business? P. Are governnental regulations a problem? Yes: 6 No: 17 CHART IV T-continued) Recent and planned operations: Last 5 years Next 3 years Both Employees Added 6 Plan to add 7 4 New or Renovated Bldg. Added 8 Plan to add 8 0 Bulkheads Improvements Installed/ Plan to Install Repaired 4 or Repair 3 0 major Equipment Purchased 4 Plan to add 4 2 Customers Base Already Dcpect to Expanded 6 Expand 4 3 Location Changed 1 Plan to move 4 0 Positive factors affecting business: Local Economy 9 National Economy 6 River/City Image 1 Weather 0 Marine Industry Outlook 4 Trade 4 Ouality of Labor 0 Location 8 Other 11 Negative factors affecting business: Crime/Drugs 5 Workforce 1 Traffic/River/Bridges 3 City Services/Taxes 2 Location/Parking/Access 3 Imports/Competition 5 Political/Social Problems 6 High Costs/Insurance 3 Image 2 Other 10 CHART IV (continued) 0 1985 gross sales: (46 responses, very good) Less than $150,000 4 $1,000,000 to $1,499,000 3 $150,000 to $399,000 2 $1,500,000 to $1,999,000 0 $400,000 to $749,000 2 $2,000,000 to $2,999,000 2 $750,000 to $999,000 1 Over $3,000,000 5 US Department of Commerce VOAA Coastal Services Center Library 2234 South Hobson Avenue Charleston, SC 2 9405-2413 3666 141026064