final_report by jizhen1947


									      Table of Contents

INTRODUCTION ............................................................................................... 5

I. ECONOMIC AND MARKET PROFILE ........................................................... 7
   Greater Miami Market .................................................................................... 7
     Office Space............................................................................................... 7
     Industrial Space ......................................................................................... 8
     Retail Space ............................................................................................... 8
   Miami-Dade Labor Market ............................................................................. 9
   Miami-Dade Manufacturing .......................................................................... 12
   79th Street Market Profile ............................................................................. 16
     Area Description ....................................................................................... 16
     79th Street Corridor Area Industry ............................................................ 23
     79th Street Corridor Property Values ........................................................ 26

III. LAND USE ................................................................................................. 29
    General Land Use Conditions ...................................................................... 29
    Zoning .......................................................................................................... 29
    Transportation and Infrastructure Survey .................................................... 33
    Windshield Housing and Landscape Survey ............................................... 34

IV. BUSINESS SURVEY ................................................................................. 37
  Methodology ................................................................................................ 37
  Sample ........................................................................................................ 37
  Findings ....................................................................................................... 38
     Business Decrease .................................................................................. 38
     Local Customers ...................................................................................... 38
     Skills and Knowledge ............................................................................... 39
     Problems in Community: Parking, Crime, Availability of Locations .......... 41

V. NEIGHBORHOOD REVITALIZATION RESOURCES ................................ 44
  Neighborhood Revitalization Resources ...................................................... 44
  Institutional and Collaborative Support Mechanisms ................................... 50

APPENDIX ...................................................................................................... 51
 Appendix A .................................................................................................. 52
 Appendix B .................................................................................................. 58
List of Tables

  Table 1: Office Market ................................................................................................................ 8
  Table 2: Industrial Market .......................................................................................................... 8
  Table 3: Retail Market ................................................................................................................ 9
  Table 4: Labor Force and Employment: 1998 to 1999 ............................................................ 9
  Table 5: Labor Force and Employment: 2000 to 2001 ............................................................ 9
  Table 6: Unemployment Rate ..................................................................................................10
  Table 7: Occupational Employment Projections: 1996-2006 ...............................................10
  Table 8: Total Non-Farm Employment In Miami MSA ...........................................................11
  Table 9: Historical Manufacturing Statistics for Miami, FL PMSA (1977-1997) .................12
  Table 10: Manufacturing Growth For Miami, FL PMSA (1992/1997) ....................................13
  Table 11: Manufacturing Employment Projections 1995-2005: Dade/Monroe Counties ..13
  Table 12: Non-Manufacturing Employment Projections: Dade/Monroe Counties ............14
  Table 13: Manufacturing Employment Projections: Broward County ................................14
  Table 14: Non-Manufacturing Employment Projections: Broward County ........................14
  Table 15: Manufacturing Employment Projections: Palm Beach County ..........................15
  Table16: Non-Manufacturing Employment Projections: Palm Beach County ...................15
  Table 17: Demographic Data: Tracts Representing 79 Street Target Area ......................17
  Table 18: Comparison of Demographic Data: 79 Street Area and Miami-Dade County .18
  Table 19: Demographic Changes from 1990 to 2000: 79 Street Area Census .................20
  Table 20: Population and Housing Trend Comparison ........................................................20
  Table 21: Establishments and Employees per Industry .......................................................24
  Table 22: Retail Trade and Service Industries ......................................................................25
  Table 23: Current Sales Prices in Two Areas ........................................................................26
  Table 24: Commercial Property Value....................................................................................26
  Table 25: Residential Property Value .....................................................................................27
  Table 26: Vacant Property Value ............................................................................................27
  Table 27: Industrial Property Value ........................................................................................28
  Table 28: Significant Commercial and industrial land Parcels ...........................................32
  Table 29: Exterior Housing Conditions ..................................................................................35
  Table 30: Revenue compared to last year by Area ...............................................................38
  Table 31: Customers Local .....................................................................................................38
  Table 31: Reason For Choosing Location .............................................................................43


79th Street Corridor Survey and Economic Market Analysis
        List of Figures

  Figure 1: Census Tracts within the 79th Street Corridor Study Area ........ 16

  Figure 2: Service and Retail ......................................................................... 21

  Figure 4: Average Employees Per Industry ................................................ 25

  Figure 5: Interest in Skills Training .............................................................. 40

  Figure 6: Knowledge/Use of Business Organizations ............................... 41

  Figure 7: Poorest Business Conditions ...................................................... 42

        List of Maps

  79th Street Target Boundries .......................................................................... 6

  Race and Ethnicity Map ................................................................................ 22

  79th Street Corridor Zoning and Large Parcels Map ................................... 31

  Land Use Map ................................................................................................ 36


79th Street Corridor Survey and Economic Market Analysis

79th Street Corridor Survey and Economic Market Analysis

         The following report concludes the first phase of the 79 Street Corridor master planning
process. The purpose of the survey and economic market analysis is to assess the
redevelopment capacity of the 79 Street Corridor and to help guide the subsequent phases of
the planning process. The report is delivered to the 79 Street Corridor Initiative led by the Urban
League of Greater Miami, Miami-Dade Neighborhood Housing Services and the Dade
Employment and Economic Development Corporation (DEEDCO) in partnership with the Center
for Neighborhood Technology (CNT). The phase one survey and analysis was conducted by
Florida International University‟s (FIU) Metropolitan Center and GIS-Remote Sensing Laboratory.
        According to the 79 Street Corridor Initiative‟s planning prospectus, the goal of the
redevelopment plan is “to transform the district from a fragmented set of residential, commercial
and industrial sites with a reputation as dangerous and undesirable into a cohesive neighborhood
conscious of its tangible and intangible assets and directing its future.” The Initiative intends “to
build on the considerable assets of the community, including tangible assets such as the skills of
residents, public transportation, land available for assemble, undervalued market potential, job
access, rail freight and right-of-ways, and intangible assets such as the sense of place,
knowledge of the community, and location efficiency.”
         The project area and initial focus of the 79 Street Corridor redevelopment plan is the
                   th                            nd                           th
western end of 79 Street bounded by NW 22 Avenue to the east; East 10 Avenue in the City
of Hialeah to the west; NW 87 Street to the north; and NW 71st Street to the south. The project
area has been identified as a “special development district” that is envisioned to become a model
sustainable development project based on an integrated approach to neighborhood development
tying together economic opportunity, quality of life and environmental improvement. The project
area has experienced decades of economic disinvestment and social unrest but has enormous
redevelopment potential given its highway access, proximity to rail and mass transit hubs,
commercial and industrial land, and stable single-family neighborhoods. Identifying and
understanding these factor and neighborhood conditions is an essential first step in the master
planning process.
         The 79 Street Corridor Survey and Economic Market Analysis is divided into five
sections. The Section I-Economic and Market Profile provides an overview of the Miami-Dade
market including an analysis of Miami-Dade‟s most important business sectors, real estate, and
employment and labor markets. This is followed by analysis of the 79 Street Corridor study
area: its demographic trends, major industrial/employment sectors, and real estate values.
Section II-Land Use begins with an overview of the existing zoning followed by summaries of the
transportation, streetscape and housing conditions surveys. The Section III-Business Survey
analyzes data from face-to-face interviews with local business owners and managers within the
79 Street Corridor study area. Field interviews provided a more comprehensive and qualitative
analysis of this relatively small but unique business area. The concluding Section IV-
Neighborhood Revitalization Resources provides a summary of various funding mechanisms
for plan implementation followed by a discussion on the importance of establishing institutional
and collaborative support for the 79 Street Corridor Initiative.


79th Street Corridor Survey and Economic Market Analysis
      79th Street Target Boundaries


79th Street Corridor Survey and Economic Market Analysis

        The 79 Street Corridor study area is part of a larger local and regional economy. Market
factors including the supply or inventory of land and buildings, acquisition costs and lease rates
and overall economic conditions will strongly influence proposed redevelopment within the study
area. The Greater Miami area is considered the major international trading hub of the Americas.
It s population, business community, neighborhoods, schools and architecture all reflect a
Caribbean and Central and South American flavor.

         The recent downturn in the US economy combined with the negative impacts of the
September 11 terrorist attacks have exposed the relative weaknesses of the Greater Miami
economy. Miami and South Florida‟s faltering tourism has had a negative multiplier effect on the
entire service and retail sectors. However, according to a 2001 Second Quarter survey Miami-
Dade‟s industrial market remains healthy. This is due to a substantial increase of South
American investments in South Florida, especially from Columbia and Venezuela. Freight
forwarding and logistics companies continue to be a strength in the industrial market particularly
in the Airport West area. Demand for warehouse/distribution space remains strong in all Greater
Miami locations, while demand for telecom space has been drastically reduced. The Second
Quarter report notes that many high-tech companies have pulled out of deals in Airport West
resulting in an increase in sublease space and a reversion of buildings back to warehouse use
(Source: CB Richard Ellis).

        The following is a brief profile of Greater Miami‟s commercial and retail markets:

Greater Miami Market

Office Space

         Absorption in the commercial real estate market was expected to be maintained near one
million square feet during 2000 and development is expected to increase during the current
decade. A careful eye will be kept on the international financial markets and the economic
conditions of Latin American countries. Increases in international trade will encourage
international businesses to locate offices in Miami. The regional economy is expected to grow at
a rate of two percent annually or greater over the next few years.

        Many of the sub-markets will experience growth greater than that of Miami‟s Central
Business District (CBD), as Dade County‟s growth trend continues toward west and north of the
city. The figures presented in Table 1 show the office market inside and outside of the Miami‟s
CBD in 1999.


79th Street Corridor Survey and Economic Market Analysis
                                         Table 1: Office Market
                            Total        Vacant           Vacancy        Under          Net.            Gross Lease
                            Space (sq.   Space (sq.       Rate (%)       Construction   Absorption      ($/sq. ft./yr)
                            ft.)         ft.)                            (sq. ft.)      (sq. ft.)
Class A     CBD          5,410.9       503.5        9.3      525.0           230.2          20.00-32.00
            Outside      4,612.2       244.0        5.3      770.7           346.1          10.45-40.00
Class B     CBD          4,114.1       651.8        15.3     N/a             111.2          15.00-28.50
            Outside      14,591.2      1,358.9      9.3      N/a             285.1          10.00-31.56
Source: Society of Industrial and Office Realtors, 1999 Comparative Statistics of Industrial and
Office Real Estate Markets

Industrial Space
        New construction for industrial space was expected to decrease in 1999 by one to five
percent, which was considered timely because of the nearly two million square feet of additions
during 1998. However, the shortage of buildings sized at 100,000 square feet and larger
encouraged new construction in that market segment. Many organizations unable to locate these
larger spaces in 1998 were still shopping in 1999-2001. Recent increases in site prices will make
it more difficult to locate „ready to go‟ land. Residential development in the Airport West area is
expected to blur district boundaries of office and industrial space. Furthermore,
warehouse/distribution prices are anticipated to increase up to five percent. Lease prices for this
space was also expected to increase by up to five percent, while absorption levels are expected
to remain constant.

                                     Table 2: Industrial Market
              Total Space      Vacant Space     Vacancy Rate         Under          Net.             Gross Lease
              (sq. ft.)        (sq. ft.)        (%)                  Construction   Absorption       ($/sq. ft./yr)
                                                                     (sq. ft.)      (sq. ft.)
Central       62,500.0        4,687.5       7.5             0           -917.5          2.35-3.35
Suburban      94,800.0        4,929.6       5.2           1,950.0       1,770.4         5.65-7.65
Source: Society of Industrial and Office Realtors, 1999 Comparative Statistics of Industrial and
Office Real Estate Markets

Retail Space
         Retail trade and tourism are Miami‟s most important sectors. Retail accounts for 27% of
the area‟s jobs and the economic impact of tourism is estimated to be $13.5 billion. Both of these
industries have changed over the past 15 years. The demographics of Miami‟s millions of tourists
have gone from 61 percent American in 1989 to an estimated 61 percent foreign visitors in 1996.
At the same time, Miami‟s retail vacancy rate has stabilized, while the rent index rose 4 percent.
Shopping center completions remained robust at 850,000 square feet with that rate expected to
continue through 2000 (Source: National Association of Realtors, 1997-1998 Market Conditions


79th Street Corridor Survey and Economic Market Analysis
                                 Table 3: Retail Market
Shopping Center Shopping Center                Construction as a      Torto Wheaton Rent
Inventory (sq.        Construction (sq. ft.)   Percent (%)            Index* ($/sq. ft.)
32, 943.0                853.0                 2.6                    14.37
*Index is based on a model that predicts what the average rent should be for leases with certain
characteristics, in certain locations and during certain years.

Miami-Dade Labor Market

         This section looks at Miami-Dade Counties labor and employment market. The
preliminary unemployment labor total for May 2001 is 5.8 percent in Miami-Dade County. There
are currently 1,082,288 employees in Miami-Dade‟s labor force (source: Miami Market Index
Brief, 2001). The fastest growing occupations projected from 1997 to 2007 in Miami-Dade and
Monroe counties are those in the television and movie industry and computer engineers and
specialists. The fastest declining occupations are in food servers, bellhops in hotels, and airline
occupations (mechanics, flight attendants pilots) (source: Florida Department of Labor and
Employment Security, Office of Labor market Statistics, 2001). The September 11 terrorist
attacks have added to the decline of the tourist related occupations in Florida. Occupations
losing the most jobs after this event include those in the food and hospitality industries
(waiters/waitresses, cooks, bartenders, hotel receptionists).

        Miami-Dade is part of a larger regional economy and labor market that includes Broward
and Palm Beach Counties. The regional economy should include all economic activity that
provides income and employment for the residents of the community for which the study is
undertaken. The regional labor market is important from a competitive advantage standpoint.
The availability of a skilled workforce has become an important location factor for many

                   Table 4: Labor Force and Employment: 1998 to 1999
                        Civilian Labor Force                             Workers Employed
              June 1998       June 1999     %Change           June 1998     June 1999     %Change
City          180,863         183,684       +1.6              162,814       166,762       +2.4
MSA           1,041,525       1,060,538     +1.8              969,523       993,032       +2.4
U.S.          138,798,000     140,666,000   +1.3              132,265,000   134,395,000   +1.6
Source: U.S. Bureau of Labor Statistics

                 Table 5: Labor Force and Employment: 2000 to 2001
                       Civilian Labor Force                              Unemployed/Rate
              June 2000     June 2001    %Change           June 2000       June 2001     %Change
MSA           1,062,622     1,096,470    +3.2              59,650/5.6      68,925/6.3    +.07
State         7,539,055     7,820,352    +3.7              291,624/3.9     337,845/4.3   +.04
Source: U.S. Bureau of Labor Statistics


79th Street Corridor Survey and Economic Market Analysis
                             Table 6: Unemployment Rate
                          1998                                         1999
        Jul    Aug    Sept Oct       Nov    Dec     Jan      Feb   Mar    Apr     May    Jun
City   9.0      8.8   9.2    9.2     9.5    8.8     10.2     9.2   9.0     9.5     9.3   9.2

MSA 6.2        6.1    6.4     6.4     6.6    6.1    7.1      6.3    6.2    6.6     6.4    6.4
U.S. 4.7       4.5    4.4     4.2     4.1    4.0    4.8      4.7    4.4    4.1     4.0   4.5
Source: U.S. Bureau of Labor Statistics

          Table 7: Occupational Employment Projections: 1996-2006
       Occupations Expected to Have                        Fast-Growing Occupations
         The Largest Job Growth                            (ranked by percent growth)
1. Cashiers                                   1. Systems analysts
2. Salespersons, retail                       2. Physical therapy assistants/aides
3. General managers & top executives          3. Desktop publishers
4. Registered nurses                          4. Home health aides
5. Waiters and waitresses                     5. Computer Engineers
6. Marketing & sales, supervisors             6. Medical assistants
7. Janitors/cleaners/maids                    7. Physical Therapists
8. General office clerks                      8. Paralegals
9. Food preparation                           9. Emergency medical techs.
10. Hand packers & packagers                  10. Occupational therapists
Source: Florida Department of Labor and Employment Security, Division of Jobs and Benefits,
Bureau of Labor Market Information.


79th Street Corridor Survey and Economic Market Analysis
            Table 8: Total Non-Farm Employment In Miami MSA
NAICS Description                             June 2000        May 2001          June 2001
Total Nonfarm                                 1,020,000        1,039,800         1,042,200
Goods Producing                               107,500          106,100           106,300
Mining                                        500              500               500
Construction                                  37,800           38,200            38,5000
Manufacturing                                 69,200           67,400            67,300
Durable Goods                                 33,700           33,100            33,100
   Furniture/Fixtures                         3,600            3,500             3,600
   Fabricated Metal                           4,300            4,400             4,400
   Mach & Elec. Eqp.                          6,300            5,900             5,800
   Transportation Eqp.                        5,300            5,100             5,100
Non Durable Goods                             35,500           34,300            34,200
   Food Products                              5,200            4,900             4,900
   Apparel                                    9,300            9,100             9,100
   Printing/Publish.                          10,200           10,100            10,100
Service Producing                             912,500          933,700           935,900
Transportation/P.U.                           91,800           95,000            95,400
   Trucking/Warehouse                         9,600            9,700             9,700
   Transportation/Air                         32,800           34,200            34,400
Communications/Utilities                      22,800           23,800            24,000
Trade                                         260,900          261,900           263,200
Wholesale Trade                               83,500           85,700            86,300
Retail Trade                                  177,400          176,200           176,900
   Building Materials/Garden Supplies         5,100            4,900             4,900
   Gen. Merchandise                           16,600           16,700            16,700
   Food Stores                                34,000           33,800            34,400
   Auto Dealers                               15,900           15,700            15,800
   Apparel/Access.                            14,400           14,400            14,400
   Furniture & Equipment.                     9,500            9,100             9,100
   Eating/Drinking                            56,500           56,100            56,100
   Misc Retail                                25,400           25,500            25,500
Finance, Ins., Real Est.                      66,600           67,400            67,900
   Depository Institutions                    18,500           18,700            18,800
   Real Estate                                20,500           20,700            21,000
   Services                                   349,300          362,400           363,600
   Hotels/Lodging                             22,400           24,400            24,000
   Personal Services                          11,800           12,500            12,300
   Business Services                          95,100           102,800           103,000
   Amusement/Rec.                             11,700           10,900            11,100
   Health Services                            82,500           83,000            83,600
Total Government                              143,900          147,000           145,800
Total Federal Govt.                           19,800           18,500            18,400
Total State/Local                             124,100          128,500           127,400
Total State                                   19,200           19,800            18,900
Total Local                                   104,900          108,700           108,500
Source: Florida Department of Labor and Employment Security, Division of Jobs and Benefits, Bureau of
Labor Market Information.

79th Street Corridor Survey and Economic Market Analysis
Miami-Dade Manufacturing

          The Census of Manufactures published by the U.S. Department of Commerce serves as
the primary data source for the following analysis. The U.S. Census of Manufactures State
Report (conducted at five year intervals on years ending in 7 and 2) contains pertinent industry
statistics such as: number of firms/establishments, employment, payroll, value-added by
manufacture, cost of materials consumed, and capital expenditures. Census data is compiled at
the state, metropolitan statistical area (MSA), county and city levels. The Census of
Manufactures covers all establishments with one paid employee or more primarily engaged in
manufacturing as defined in the Standard Industrial Classification (SIC) Manual (since 1997, SIC
codes were changed to the North American Industrial Classification System - NAICS).

        A detailed analysis of manufacturing trends in the region and the State of Florida
revealed several significant findings. The electric and electronic equipment sector has made a
substantial contribution to both the regional and state economy in terms of new firm formation and
employment growth. However, in assessing the full economic impact of a particular
manufacturing sector it is also necessary to weigh such factors as: 1) payroll for production
workers, 2) value-added by manufacturing, and 3) new capital expenditures. Value-added is
considered to be the best value measure available for comparing the relative economic
importance of manufacturing among specific industrial sectors and defined geographic areas.

               Table 9: Historical Manufacturing Statistics for Miami,
                                FL PMSA (1977-1997)
       Total   >      Total    Payroll      Production    Production   Value added     New Capital    Value of
       Firms   than   Emp.     (millions)   Workers       Worker       by              Expenditures   Shipments
               20     (1000)                (1000)        Wages        Manufacturing   (millions)     (millions)
               Emp.                                       (millions)   (millions)
1977   3,410   888    85.1     812.8        65.8          509.2        1797.5          112.3          3,546.0
1982   3,394   977    98.4     1,389.5      68.5          757.3        2,843.3         221.1          5,532.3
1987   3,395   941    89.3     1,568.4      62.2          880.1        3,561.9         132.0          6,734.4
1992   3,336   815    80.3     1,811.3      56.4           939.2       4,242.0         203.3          7,650.5
1997   3,031   663    66.3     1,663.7      48.5          954.4         4,855.9        228.2          8,523.9
Source: US Census of Manufactures, 1997

         According to the U.S. Census, the Miami Primary Statistical Metropolitan Area (PMSA)
has experienced a steady decline in its overall manufacturing base. Miami-Dade shed nearly
19,000 manufacturing jobs between 1977-1997. New growth (1992-1997) in manufacturing
establishments occurred in Fabricated Metals, Food Products, Furniture and Medical Instruments.
Significant job growth occurred only in Fabricated Metals and Furniture Production.


79th Street Corridor Survey and Economic Market Analysis
                  Table 10: Manufacturing Growth For Miami, FL PMSA (1992/1997)
Industry                                                           Production    Value added by   New capital         Value of
                   Total firms   Total Emp.   Payroll (millions)
                                                                    workers           Mfg.        Expenditures       Shipments
Metal Product      219/254       4.8/6.0      107.3/147.6          3.6/4.6      197.9/332.9       8.7/13.1       385.3/574.4
Food Mfg.          185/306       5.3/4.5      127.7/122.8          3.3/2.7      513.2/457.4       21.0/23.1      1,097.1/929.9
Related            255/311       3.8/4.3      64.7/90.2            2.9/3.2      126.3/175.6       4.0/8.3        250.3/331.9
product Mfg
Equip./Supplies    84/130        7.8/4.5      278.0/155.8          4.0/2.4      444.3/1,075.3     46.4/20.0      803.0/1,188.0
Source: US Census of Manufactures, 1997

         Another manufacturing growth sector that has emerged at both the state and regional
levels is medical instruments and products. Enterprise Florida reports that the medical
instruments and supplies sector is one of the fastest growing industries in Dade, Broward and
Palm Beach Counties. Improving wages, high value-added, and increased capital expenditures
have made the medical instruments manufacturing sector a prime target for industry attraction
marketing strategies. Based on a 1997 study by SRI International, the Business Development
Board of Palm Beach County has identified the Medical/Pharmaceutical/Health Care industry as
one of their top four target clusters. Industrial cluster strategies consider recent growth trends
and the projection or outlook for specific industrial sectors.

        An important economic growth indicator is employment projections within an industry.
The Florida Department of Labor and Employment Security‟s Bureau of Labor Market Information
published countywide industry and occupational projections for the period 1995-2005. The
following is a summary and comparison of industry and occupational projections for Dade,
Broward, Palm Beach, and Monroe Counties:

     Table 11: Manufacturing Employment Projections 1995-2005: Dade/Monroe
                       Durables                                                       Non-durables
        Sector                       Gain/Loss                               Sector                     Gain/Loss
                                       +36.5%                        Leather Products                       +10.6%
                                                  Paper/Allied Products                +8.1%
                                                Chemicals/Allied Products              -20.6%
                                                 Printing and Publishing                -8.2%
                                                     Apparel/Textiles                   -8.1%
Source: Florida Department of Labor and Employment Security Division of Jobs and Benefits,
Bureau of Labor Market Information,


79th Street Corridor Survey and Economic Market Analysis
                                Table 12: Non-Manufacturing
                                 Employment Projections:
                                  Dade/Monroe Counties
                                   Sector                Gain/Loss
                            Agriculture Services          +31.4%
                                  Services                +26.0%
                                Government                +20.2%
                           Wholesale/Retail Trade         +19.9%
                               Transportation             +17.7%
                                   F.I.R.E                +10.9%
                                Construction              +6.2%
                           Agriculture Production         -13.9%
                                   Mining                 -12.0%

         Table 13: Manufacturing Employment Projections: Broward County
                   Durables                                          Non-durables
          Sector                 Gain/Loss                    Sector                Gain/Loss
Transportation Equipment          +19.5%              Chemicals & Allieds            +15.5%
       Electronics                +9.2%               Petroleum Products             +13.2%
     Fabricated Metal              -7.5%             Printing and Publishing          -.2%
   Industrial Machinery            -4.6%

                                Table 14: Non-Manufacturing
                              Employment Projections: Broward
                                   Sector                Gain/Loss
                            Agriculture Services          +31.4%
                                  Services                +27.0%
                                Government                +21.6%
                           Wholesale/Retail Trade         +21.4%
                                   F.I.R.E                +16.7%
                               Transportation             +14.9%
                                Construction              +6.1%
                           Agriculture Production         -13.8%
                                   Mining                  -9.9%


   79th Street Corridor Survey and Economic Market Analysis
         Table 15: Manufacturing Employment Projections: Palm Beach County
                       Durables                                         Non-durables
             Sector                 Gain/Loss                   Sector                 Gain/Loss
Instruments/Related Products         +24.1%                Apparel/Textiles             +38.5%
        Primary Metals               +23.8%                Rubber/Plastics              +28.2%
  Industrial Machinery/Equip.        -39.1%                 Food Products               +13.9%
           Electronics                -4.5%            Printing and Publishing          +12.6%

                                Table16: Non-Manufacturing
                             Employment Projections: Palm Beach
                                     Sector               Gain/Loss
                                    Services               +33.5%
                              Agriculture Services         +31.4%
                             Wholesale/Retail Trade        +25.6%
                                     Mining                +27.7%
                                  Government               +26.9%
                                 Transportation            +16.7%
                                     F.I.R.E               +14.1%
                             Agriculture Production        +8.5%
                                     Mining                 -13.9


     79th Street Corridor Survey and Economic Market Analysis
79th Street Market Profile

Area Description
                th                                                    nd
        The 79 Street Corridor study area is bounded by Northwest 22 Avenue to the east;
        th                                                   nd
East 10 Avenue to the west (City of Hialeah); Northwest 82 Street to the north; and Northwest
79 Street to south. The study area is comprised of nearly all or a portion of four census tracts
(see Figure 1). Data has been aggregated to include census tracts 6.05, 9.02, 9.03, and 10.03.
Although each census tract boundary extends slightly outside of the 79 Street Corridor study
area, they are generally representative of the more defined area. All data presented in this
section was obtained from the US Census of Population and Housing 1990-2000. Comparative
analysis of such variables as population, housing tenure, and race/ethnicity was performed for
each census tract and Miami-Dade as a whole. The final section analyzes longitudinal change by
comparing 1990 to 2000 US Census data. Demographic and housing change over the past 10
years was calculated for two diverse areas of the 79 Street Corridor and for Miami-Dade County.

Figure 1: Census Tracts within the 79th Street Corridor Study Area


79th Street Corridor Survey and Economic Market Analysis
               Table 17: Demographic Data: Tracts Representing 79th Street Target Area
                                                              9.02                  9.03             6.05                10.03

POPULATION                                              #             %       #         %        #        %          #       %
Total population                                      6,937          100%   3817       100%    4721      100%      5547     100%

TOTAL HOUSEHOLDS                                      1854       100%       1226      100%     1283     100%       1814     100%
Family households                                     1530       82.5%       877      71.5%    1091     85.0%      1279     70.5%
Family house holds with children <18                   623       33.6%       384      31.3%     383     29.9%       512     28.2%
  Single females with children <18                     173        9.3%       118       9.6%      49      3.8%       235     13.0%
  Average household size                              3.63                  3.05               3.64                3.06
  Average family size                                 3.82                  3.56               3.66                3.63

Occupied housing units                                1854       100%       1226      100%     1283     100%       1814     100%
  Owner-0ccupied housing units                        1278       68.9%       755      61.6%     971     75.7%      1,085    59.8%
  Renter-occupied housing units                        576       31.1%       471      38.4%     312     24.3%       729     40.2%

  Under 9 years                                        908       13.1%       536      14.0%     482     10.2%       824     14.9%
  10 to 19 years                                      1077       15.5%       619      16.2%     549     11.6%       973     17.5%
  20 to 34 years                                      1454       21.0%       728      19.1%     960     20.3%      1034     18.6%
  35 to 54 years                                      1867       26.9%      1095      28.7%    1259     26.7%      1423     25.7%
  55 to 64 years                                       742       10.7%       377       9.9%     627     13.3%       603     10.9%
  65 years or older                                    889       12.8%       462      12.1%     844     17.9%       690     12.4%

  White                                               3,326      47.9%      1,883     49.3%    4356     92.3%       572     10.3%
  Black or African American                           2,707       39%       1,569     41.1%      52      1.1%      4704     84.8%
  American Indian/Alaskan                               24        0.3%        10       0.3%       0      0.0%        11      0.2%
  Asian                                                 27        0.4%         6       0.2%      27      0.6%         2      0.0%
  Native Hawaiian/Other Pacific Isl.                     2         0%          1        0%        0      0.0%         9      0.2%
  Other                                                534        7.7%       173       4.5%     200      4.2%       113      2.0%
Two or more races                                      317        4.6%       175       4.6%      86      1.8%       136      2.5%

Total Hispanic/Latino (of any Race )          4,035  58.2% 2,117 55.5%           4294                   91.0%       741     13.4%
   Mexican                                      50    0.7%      41       1.1%      65                    1.4%        26      0.5%
   Puerto Rican                                284    4.1%      78        2%      136                    2.9%        61      1.1%
   Cuban                                      1,647  23.7%     840       22%     3398                   72.0%       136      2.5%
   Other Hispanic/Latino                      2,054  29.6% 1,158 30.3%            695                   14.7%       518      9.3%
   Not Hispanic/Latin                         2,902  41.8% 1,700 44.5%            427                    9.0%      4806     86.6%
         Source: US Census Profile of General Demographic Characteristics, 2000.

             To avoid double counting, “race” represents the population who cited only one race. The population citing
           “two or more races” is shown separately.
             “Hispanic” overlaps with race (could be white or black Hispanic).

           79th Street Corridor Survey and Economic Market Analysis
         Table 18: Comparison of Demographic Data: 79th Street Area and
                              Miami-Dade County
                                                        79 St. (All Tracts)    Miami-Dade County
     POPULATION                                            #         %             #        %
     Total population                                   21,022     100%        2,253,362   100%

     TOTAL HOUSEHOLDS                                   6177                     776,774      100%
     Family households                                  4777       77.3%         548,493      70.6%
       Family households with children <18              1902       30.8%         262,752      33.8%
       Single females with children <18                  575        9.3%         70,316        9.1%
       Average household size                           3.34                      2.84
       Average family size                              3.67                      3.35

     Occupied housing units                             6177       100%          776,774      100%
       Owner-0ccupied housing units                     4089       66.2%         449,325      57.8%
       Renter-occupied housing units                    2088       33.8%         327,449      42.2%

       Under 9 years                                    2750       13.1%         303,623      13.5%
       10 to 19 years                                   3218       15.3%         315,743      14.0%
       20 to 34 years                                   4176       19.9%         482,154      21.4%
       35 to 54 years                                   5644       26.8%         644,732      28.6%
       55 to 64 years                                   2349       11.2%         206,558       9.2%
       65 years or older                                2885       13.7%         300,552      13.3%

        White                                    10137      48.2%        1,570,558            69.7%
        Black or African American                 9032      43.0%         457,214             20.3%
        American Indian/Alaskan                     45       0.2%           4,365               .2%
        Asian                                       62       0.3%          31,753              1.4%
        Native Hawaiian/Other Pacific Isl.          12       0.1%            799               0.0%
        Other                                     1020       4.9%         103,251              4.6%
     Two or more races                             714       3.4%          85,422              3.8%
     Total Hispanic/Latino (of any Race)         11187      53.2%        1,291,737            53.3%
        Mexican                                    182       0.9%          38,095              1.7%
        Puerto Rican                               559       2.7%          80,327              3.6%
        Cuban                                     6021      28.6%         650,601              29%
        Other Hispanic/Latino                     4425      21.0%         522,714              23%
        Not Hispanic/Latin                        9835      46.8%         961,625             42.7%
        Total                                    21,022     100%         2,253,362            100%
    Source: US Census Profile of General Demographic Characteristics, 2000.

 Percentages of family households with children <18 and single females with children <18 represent
percentage of total households.

79th Street Corridor Survey and Economic Market Analysis
        The data in Table 17 represents general population statistics for the 79 St. Corridor,
delineated by census tract. Table 18 shows the tabulation in relation to Miami-Dade County. The
population of the four census tracts together total 21,022. By delineating the residential areas in
and around the study area boundaries (see land use map in this report for residential areas), it is
estimated that half (approximately 10,500) the total population reside within the study area
        Referring to tables 17 and 18, the 79 Street Corridor has some characteristics that are
proportionately similar and others that are significantly different than those of Miami-Dade
County. The following bullet summary highlights some of the key findings.

        Family households (or simply “families”) in the 79 Street area are proportionally higher
        than MDC by 7%, but family households with children and single mother households are
        similar to that of MDC. Areas in and around the 79 Street corridor area indicate a
        slightly larger average household size (3.34 compared to 2.84 in MDC) and slightly larger
        household family size (3.67 compared to 3.35 in MDC).

        Owner to renter ratio is higher in the 79 Street area than in MDC. Homeownership is
        66.2% in the 79 Street area (33.8% renter households), while MDC‟s homeownership is
        57.8% (42.2% renter households) approximately a 10% variation in homeownership.
        However, the areas within the 79 Street area differ significantly in terms of household
        tenure, especially when comparing the Hialeah proportion in the western part of the study
        area (with more ownership) to the central section of the 79 Street area (with less

       Age distribution is proportionately similar to MDC. However, the Hialeah section of the
        79 Street Corridor shows a considerably higher older population (31.2% are over 55
        years of age) than both MDC and other parts of the 79 Street area.

       The largest discrepancy in the demographic data involves racial composition (see
        racial/ethnic demographic map on page 22). The 79 Street target area has a
        significantly higher African American population than MDC. Racially, the 79 Street area
        is half white and half black. The Hispanic population is similar to that of MDC with both
        about 53% Hispanic. However, tracts within the 79 Corridor area are racially segregated
        (see table 4). While the Hialeah area (tract 6.05) shows over 91% Hispanic and over
        92% white (“Hispanic” and “Race” are not mutually exclusive), the more central and
        eastern tracts of the 79 Street area (10.03) show a Black population of 84.8% and a
        Hispanic population of only 13.4%.

        The following Table (19) shows demographic changes from 1990 to 2000. In sum, it
    shows that population and housing tenure have increased only slightly. It is followed by
    Table 20 that illustrates how these changes compare to MDC and among the target census


79th Street Corridor Survey and Economic Market Analysis
     Table 19: Demographic Changes from 1990 to 2000: 79th Street Area Census
                                                   1990                 2000            %Change
    POPULATION                                   #        %          #         %
    Total population                         20,888      100     21,022     100%         +0.6%
    Total households                          6,103               6,177                  +1.2%
       Family households                      4,753    77.9% 4,777          77.3%        +0.5%
    Occupied housing units                    6,103     100%      6,177     100%         +1.2%
       Owner-occupied housing units           4,050    66.4% 4,089          66.2%        +1.0%
       Renter-occupied housing units          2,053    33.6% 2,088          33.8%        +1.7%
       White                                  9,695    46.4% 10,137         48.2%        +4.6%
       Black or African American              9,568    45.8% 9,032          43.0%         -5.6%
       American Indian/Alaskan                  40      0.2%        45       0.2%        +12.5%
       Asian/Pacific Isl.                       85      0.4%        74       0.4%        -12.9%
       Other                                  1,500     7.2%      1,020      4.9%        -32.4%
    Two or more races                          N/A                 714       3.4%
      Total                                  20,888     100% 21,022         100%         +0.6%
    Total Hispanic/Latino (of any Race)      10,409    49.8% 11,187         53.2%        +7.5%
    Source: US Census Profile of General Demographic Characteristics, 1990 and 2000

                    Table 20: Population and Housing Trend Comparison
                                                 Tract 6.05
               Tracts 9.02 and 9.03                                         Miami-Dade County
                                             (Hialeah Section)
                                 %                              %                              %
             1990     2000               1990          2000              1990         2000
                               Change                         Change                           Change
             10,038   10,754              407       4721               1,937,094   2,253,362
Population                     +7.1%                          +16. %                             +16%
             (100%)   (100%)            (100%)     (100%)               (100%)      (100%)
             2,985   3,080               1121       1283               692,355     776,774
housing                        +3.2%                          +14.5%                             +12%
             (100%) (100%)              (100%)     (100%)              (100%)      (100%)
0ccupied     2,069   2,033                910       971                375,912     449,325
                               -1.7%                          +6.7%                              +19%
housing      (69.3%) (66%)              (81.2%)   (75.7%)               (54%)       (58%)
occupied     916     1047                 211       312                316,443     327,449
                              +14.3%                          +47.9%                           +. 03%
housing      (30.7%) (34%)              (18.8%)   (24.3%)               (46%)       (42%)
      Source: US Census 1990 and 2000


     79th Street Corridor Survey and Economic Market Analysis
The following are the principal findings from tables 19 and 20:

             Overall, the population of the 79 Street area has increased only slightly. Population
             growth of 0.6% is minute compared to MDC population growth of 16%. A breakdown of
             the 79th Street sections demonstrate where this growth is occurring. The Hialeah section
             grew at the same rate as MDC (16% from 1990 to 2000) indicating that it is the central
             and eastern sections of the 79 Street area that are not growing.

            The study area‟s black population has decreased, while the Hispanic population has

            The MDC owner occupied housing units have increased significantly (19% from 1990 to
             2000), but the 79 Street area has increased its owner occupied housing units only
             slightly (1%) over this same 10-year period. A breakdown of sections within the 79
             Street area indicates where owner occupancy has increased/decreased.

            The Hialeah area (6.05 tract) has increased its owner occupied housing units by 6.7%
             and increased renter occupied units by 47.9%.

             Conversely, the central section of the 79 Street area (tracts 9.02 and 9.03) has
             decreased in owner occupied housing units from 1990 to 2000 (-1.7%) and increased its
             renter occupied housing units (14.3%).

             Figure 2 below illustrates this comparison:

             Figure 2

                       Percentage Change from 1990 to 2000


                                                                       Tracts 9.02 +
                                                                       Tract 6.05
               0.00%                                                   (Hialeah Area)
             -10.00%    Population Occupied   Ow ner-     Renter-      Miami-Dade
                                   housing    Occupied   Occupied      County
                                     units    housing     housing
                                                units      units


79th Street Corridor Survey and Economic Market Analysis
      Race and Ethnicity Map


79th Street Corridor Survey and Economic Market Analysis
   79th Street Corridor Area Industry

             Data for this section was acquired from Claritas, Inc. Market Analysis Profile. The
data set listed all existing businesses in the 1999 calendar year along the three major commercial
streets within the 79 Street Corridor Study area according to SIC (Standard Industrial
Classification) Code and number of employees. Business listings were verified by comparing the
aforementioned data to the 2000 Bressar’s Cross Reference Directory that lists business names
by street address.

        The data set includes all businesses along the following streets:

                          th              nd                               th
        NW 79 Street from 22 Avenue to 38 Street
             th              th          th
        NW 27 Avenue from 74 Street to 88 Street
             th              th          th
        NW 36 Avenue from 77 Street to 88 Street

         The businesses/establishments by SIC codes are detailed below. The leading industrial
sectors in the 79 St. Corridor consist of businesses that are small, individually owned (or small
franchise) retail and service industries, located predominately in one of the two large flea market
malls in the area (Flea Market USA on 79 Street and Liberty Flee Market located within the
                                                           th                   th
Northside Shopping Center on the northwest corner of 79 Street and NW 27 Avenue).

        Retail and service industries comprise over half the total business establishments in the
area. Others, such as manufacturing, communications, agriculture, and construction are nearly
non-existent, representing less than 5 business establishments under each industrial category.
The graph and summary bullets that follow profile the industry characteristics of the 79 Street
Corridor study area.

                          Figure 3

                                               Service and Retail

                          Engineer/Accounting        1
                                Social Service           3

                                        Health               5
                                  Misc. Repair       2
                                 Auto Service                         11
                                 Bus. Service            4
                             Personal Service                                          26
                                   Misc.Retail                                                  36
                                    Eat, Drink                       9
           Retail Trade

                                     Furniture                        10
                            Apparel/Accessry                                                          42
                             Auto Dealer/Gas                                          24
                                    Food Strs                    7
                           Gen. Merchandise.                 5
                              Blding Materials       1

                                                 0               10              20        30    40        50

                                                                     Number of Industries


79th Street Corridor Survey and Economic Market Analysis
      The most predominant industries (in terms of number establishments) are retail trade
       (134 establishments) and services (52 establishments). The smallest industries in the
       79 Street Corridor study area are construction (1 establishment), manufacturing (2
       establishments), agriculture/forestry/fishing (2 establishments), and public administration
       (3 establishments).

      Forty-two of the 134 retail establishments fall under the apparel/accessories SIC code.
       The majority of these apparel/accessories stores are small scale or self-owned
       establishments. For example, the busy shopping center on the corner of 79 Street and
       NW 27 Avenue is home to, “Fashions for You,” “June Fashion & Hats,” and “Shamlac
       Lingerie,” all either single businesses or small franchises.

      Services consist mostly of personal services (29 of the 52 service establishments).
       These are small (self-owned, small franchise) businesses such as small manicure shops
                                                                               th             th
       and beauty salons that dominate the area. The Flea Market USA on 79 Street near 30
       Avenue contains 5 manicure service shops: “Nature Nails,” “Exotic Nails,” “Dragon Nails,”
       “USA Nails,” and “Star Nails.” The same flea market also occupies 7 small beauty

       Auto repair and other auto services are concentrated on 79 Street in direct proximity to
       the Tri Rail Stop of the Metro Rail. This area is dotted with most of the 11 auto services
       along that corridor. The businesses are mostly self-owned, small franchise types.

        Table 21 and the summary bullets that follow show the number of employees per industry
and the mean average of employees per establishment in each industry.

             Table 21: Establishments and Employees per Industry
                                        Establishments        Employees         Employee
                                          #          %         #         %
       Agr/Forestry/Fishing                2         0.9        4         0.4      2
       Mining                              0         0.0        0         0.0      0
       Construction                        1         0.4        4         0.4      4
       Manufacturing                       2         0.9       35         3.6     18
       Transport./Communication            5         2.2        5         0.5      1
       Wholesale Trade                    13         5.8       71         7.3      5
       Retail Trade                      134        59.3      518        53.3     3.9
       Finance/Insurance/Real Est.        14         6.2       86         8.9     6.1
       Services                           52        23.0      243        25.0     4.7
       Public Administration               3        1.3%        5         0.5      2
       TOTAL                            226          100      971        100

      The retail trade industry employs the most people (518 total). Almost half of these
       employees are employed by one of the 36 businesses categorized as “Misc. Retail
       Trade,” which includes Jewelers, Pawn Brokers, and Thrift Shops. The 42
       apparel/accessory (part of the retail trade industry) stores have the second highest
       number of total employees (190).


79th Street Corridor Survey and Economic Market Analysis
      Although the restaurant industry, in terms of number of establishments, is relatively low
       (only 9 restaurants) it employs an average of 19 people per establishment. Similarly, the
       health industry, which accounts for only 5 establishments in the area, employs an
       average of 22 people per establishment. This is primarily due to the existence of a large
       nursing home in the study area that employs 94 people.

                               Table 22: Retail Trade and Service Industries
                                                 Establishments                       Employees         Mean # of Employees
                                                          % of                               % of
                                                   #                                   #
Retail Trade                                              total                              total
 Building Materials                                1       0.4                         2      0.2                   2
 General Merchandize                               5       2.2                        11      1.1                   2
 Food Stores                                       7       3.1                        65      6.7                   9
 Auto Dealers/Gas                                 24      10.6                        59      6.1                   2
 Apparel/Accessory                                42      18.6                       190     19.6                  4.5
 Furniture                                        10       4.4                        21      2.2                  2.1
 Restaurants                                       9       4.0                       170     17.5                  19
 Misc. Retail                                     36      15.9                       203     20.9                  5.6
 Personal Service                                 26               11.5               73         7.5               2.8
 Bus. Service                                      4                1.8               17         1.8                4
 Auto Service                                     11                4.9               23         2.4                2
 Misc. Repair                                      2                0.9                4         0.4                2
 Health                                            5                2.2              112        11.5               22
 Social Service                                    3                1.3               13         1.3                4
 Eng./Acct./Research                               1                0.4                1         0.1                1

              Figure 4

                                       Average Employees Per Industry

                          Engineer/Accounting          1
                                Social Service                     4

                                        Health                                                           22
                                 Misc. Repair              2
                                 Auto Service              2
                                 Bus. Service                      4
                               Persnl Service                  3
                                   Misc.Retail                         6
                                    Eat, Drink                                                     19
           Retail Trade

                                     Furniture             2
                            Apparel/Accessry                       5
                             Auto Dealer/Gas               2
                                    Food Strs                                   9
                            Gen. Merchandise               2
                                   Blding Mtls             2
                                                 0                 5            10         15      20         25


79th Street Corridor Survey and Economic Market Analysis
79th Street Corridor Property Values

         The property value table below represents data from, which lists the current
sale prices for residential properties. Current homes for sale within the 79 Street study area
boundaries were compared to the neighboring City of Hialeah. Table 23 below shows the
significant differences between residential properties for sale in the study area compared to
Hialeah to the west. Mean and median price per square foot are significantly higher in Hialeah
than in the study area.

                     Table 23: Current Sale Prices in Two Areas
                                  79 Street Target Area            Hialeah
        Range of Total Price          $35,000 to 14,000             $76,500 to 275,000
        Mean $Price                      $77,746.77                     $174,677.46
        Median $Price                      $75,000                       $169,500
        Range of Sq. Ft.                 492 to 1627                    722 to 34 82
        Mean Sq. Ft.                        998.58                        1671.69
        Median Sq. Ft.                      946.5                          1565
        Range $ Per Sq. Ft.            $49.30 to 193.00               $39.57 to 171.15
        Mean $ Per Sq. Ft.                  $81.11                        $110.36
        Median $ Per Sq. Ft.                $73.00                        $105.58
        Source:, November 2001

        The following set of property value tables represent two overlapping areas: properties of
the Extended Area include the 79 Street Corridor study area plus an extension 3 blocks
east/west and 4 blocks north/south. The property values listed under 79 Street Study Area are
only those properties within the target area (data in tables 24 through 27 were obtained from the
Miami-Dade County Property Appraisal Records, 1999).

                          Table 24: Commercial Property Value
                                           Extended Area                 79 Street Target Area
Range of Total Value:                        $5,000 to 6,500,000           $23,100 to 6,500,000
Range of Building Value                      $1,000 to 3,702,256          $3702.00 to $3,702,256
Mean Price Building:                             $168,873.59                     $191,347
Median Price Building                              $76,397                        $98,003
Range of Building Square Foot                  240 to 610,824                 240 to 610,824
Mean Square Foot:                                  11,925                         15,423
Price per Building Square Foot Range:           $.26 to 64.16                 $.98 to $64.15
Mean Price per building square foot:               $23.96                         $23.94
Median Price per building square foot:             $21.90                         $21.76
Source: Miami-Dade County Property Appraisal Records, 1999.


79th Street Corridor Survey and Economic Market Analysis
                                Table 25: Residential Property Value4
                                               Extended Area                             79 Street Target Area
Total N                                             5189                                    154 (9 missing)
Range of Total $Value                       $10,258 to $567,140                           $10,258 to $296,603
Range of Building $Value                      $510 to $401,765                             $2,000 to 217,380
Mean $Price Building                             $41,452.12                                   $39,694.76
Median $Price Building                            $35,998                                       $35,134
Range of Building Square Foot                   314 to 15,370                                 440 to 7150
Mean Building Square Foot                         1439.48                                       1442.81
$Price per Building square foot range          $0.53 to 52.54                                $0.23 to 49.33
Mean $Price per Building square foot               $28.23                                        $27.12
Median $Price per Building square foot             $27.12                                        $25.95
Source: Miami-Dade County Property Appraisal Records, 1999.

                                   Table 26: Vacant Property Value5
                                              Extended Area                              79 Street Target Area
Total N                                            479                                            204
Range of Total $Value                       $571 to $350,222                               $1184 to $350,222
Mean $Price Land Value                         $19,277.53                                     $21985.47
Median $Price Land Value                          $9,969                                        $11,495
Range of Square Feet                      299.20 to 350222.00                               545 to 350,222
Mean Vacant Land Square Foot                    12,161.50                                      13,958.77
$Price per land square foot range             $0.11 to $1.78                                  $0.56 to 9.
Mean Land $Price per square foot                  $0.71                                          $2.20
Median Land $Price per square foot                $0.79                                          $1.26
Source: Miami-Dade County Property Appraisal Records, 1999.

  Using County Land Use Codes (CLUC) this residential aggregate includes: Single-Family, two family, multi-family, and
other residential. Omitted one “Mobile Home Park” because data inconsistency. Omitted 16 cases that showed building
square footage equal to 0. Dates indicate that buildings on these folios were not yet completed as of the value
assessment date and therefore left blank (including in data would skew results). Omitted a case that showed building
square footage value equaling $113.01, over twice the value of the next lowest $per square footage. Case was
determined to be an outlier that threatened to skew the data.
    Omitted outlier, D Dungle & P Moore property valued at $650,000.00.

79th Street Corridor Survey and Economic Market Analysis
                         Table 27: Industrial Property Value
                                               Extended Area       79 Street Target Area
Total N                                              329                     184
Range of Total $Value                      $20,000 to $6,600,000   $31,052 to $2,341,083
Range of Building $Value                    $4,697 to $5,260,208    $4,697 to $1,904,458
Mean $Price Building                             $269,337.68            $169,794.169
Median $Price building                            $142,867               $116,531,00
Range of Building Square Foot                   90 to 565,961           90 to 213,307
Mean Building Square Foot                         23,828.96               13,736.13
$Price per Building square foot range          $0.64 to $52.19         $0.64 to $52.19
Mean $Price per Building square foot                $13.35                  $13.85
Median Price per Building square foot               $20.58                  $13.63
Source: Miami-Dade County Property Appraisal Records, 1999.


79th Street Corridor Survey and Economic Market Analysis

General Land Use Conditions
         The 79 Street Corridor‟s “planning prospectus” recognized the redevelopment potential
                                                                            th            th
of the area. The major commercial and industrial corridors including NW 79 Street, NW 27
Avenue and the Amtrak/FEC right-of-ways are grossly underdeveloped. The 34.4-acre Northside
Shopping Center and the 28-acre Miami Amtrak Station have been identified as potential
redevelopment sites. An analysis of sizeable (1+ acre) commercial and industrial parcels was
performed for the economic study. A total of 30 parcels were identified (see map on page 31 and
Table 28 on page 32) as part of the survey and economic market analysis. Other significant
parcels include the 14.9-acre Flea Market USA located at 3017 NW 79 Street and an 8.9-acre
light industrial parcel located at 3500 NW 79 Street. With the exception of the Northside
shopping center and Flea Market USA, most of the 1+ acre parcels are located either along the
Amtrak or FEC right-of-ways and are zoned for light or heavy industry.


        Miami-Dade‟s zoning is referenced under Chapter 33-Sections 33-1 to 33-405 and
promulgated in accordance with the Local Government Comprehensive and Land Development
Regulation Act, F.S. § 163.3161 et seq.
         The major business and commercial zoning districts within the 79 Street Corridor study
area are the Special Business (BU-2) and the Liberal Business (BU-3) Districts. The Special
Business District, also referred to as the Regional Shopping Center and Office Park District, has
the stated purpose of “providing for large scale commercial and/or office facilities which serve the
needs of large urban areas.” The BU-2 covers most of the study area‟s major commercial
                            th                    th
corridors including NW 79 Street and NW 27 Avenue. It includes such major commercial land
areas as the Northside Shopping Center, Liberty Flea Market and Flea Market USA. Residential
uses are permitted in BU-2 Districts subject to approval at a public hearing. Maximum height of
buildings is not limited, but there exists a floor area ratio (FAR) of .40 at one story and increased
by .11 for each additional story up to eight stories, and thereafter the FAR is increased by .06 for
each additional story. Total lot coverage permitted for all buildings on the site cannot exceed 40
percent of the total lot area.
        The Liberal Business BU-3 District is located primarily along NW 27 Avenue south of
       th                                               th
NW 79 Street and at several “spot” locations along 79 Street. The BU-3 permits uses with
“serious objectionable characteristics” such as adult book, video and entertainment

          The study area‟s principal industrial
zoning are Industrial Light (IU-1)
Manufacturing and Industrial Heavy (IU-2)
Manufacturing Districts. The IU-1 Districts are
located adjacent to the Amtrak and FEC
railways. The IU-2 Districts are primarily
located along the FEC south of 75 Street.
IU-1 Districts prohibit residential uses and
restrict business uses with the exception of
restaurants, banks, office buildings, hotels and
motels. IU-2 Districts permit all uses in IU-2
Districts plus heavier industrial uses such as

79th Street Corridor Survey and Economic Market Analysis
asphalt drum mixing plants, rock and sand yards, cement and clay products, sawmills and
petroleum storage tanks.

        Most of the study area‟s residential areas are zoned Single-Family (RU-1) and Two-
Family (RU-2) Residential Districts with several areas zoned for Four Unit (RU-3) Apartment
Houses. The residential districts are pyramidal and do not permit business uses.

          It can be readily concluded from the aforementioned assessment that the existing zoning
within the 79 Street Corridor study area does not provide the necessary planning “tools” for
achieving the sustainable community redevelopment goals envisioned in the 79 Street Corridor
Initiative‟s planning prospectus.


79th Street Corridor Survey and Economic Market Analysis
      79th Street Corridor Zoning and Large Parcels Map


79th Street Corridor Survey and Economic Market Analysis
        Table 28: Significant Commercial and industrial land Parcels

Parcel table here


79th Street Corridor Survey and Economic Market Analysis
Transportation and Infrastructure Survey

        A coherent pedestrian and vehicular circulation network is fundamental to a strong
community image. Primary and secondary arterials that traverse the community should function
as paths leading to key nodes of human activity. As such, they should 1) serve to identify the
community, 2) possess aesthetic qualities, and 3) be designed to accommodate pedestrian
movement. The challenge for the community is to harness its roadway capacity and accessibility
to maximize economic and social activity and to improve its overall image. In addition, if the 79
Street Corridor is to aspire to the standards of a sustainable and livable community, it will require
that walking, cycling, and public transit be included as part of the overall master plan.
         The 79 Street Corridor and its major north/south
                          nd    th       nd
arterials including NW 22 , 27 and 32 Avenues are
designed for high volume automobile traffic. However,
existing conditions throughout the commercial corridors of
the study area fail to support a pedestrian-oriented mixed-
use redevelopment pattern. Little correlation or harmony
exists between the public right-of-ways and the
commercial properties that line the streets thus distorting
the public and private realms.

         Public infrastructure can serve to unify dissimilar
elements and uses, provide coherence and rhythm to the
streetscape, enhance pedestrian and vehicular circulation, establish order and manage
development design strategy and serve public safety and health needs as well. Within the grid
system, the “block” is seen as the critical component that defines the streetscape, the public
realm. It is the public realm that one initially sees as one moves through the built environment.
The quality of this public space that one sees first provides the most vivid impression. The
private property is discerned at a closer inspection. However, the public streets lack definition and
character. This is exacerbated by large commercial properties with large paved parking lots and
buildings set back to the rear of the properties. This also creates a lack of definition between the
paved areas and the sidewalks.

         Intersections also need to be safe and aesthetically pleasing. Landscape architectural
detailing including median plantings, paver crosswalks and curbing can improve definition and
public safety. Different tree types can help demarcate edges between neighborhoods and major
intersections and changes in use. They also provide shade and civic beauty and can improve
street and sidewalk definition.

         Most of the study area experiences chronic flooding and ponding that will necessitate
drainage and storm water collection and retention. This situation is exacerbated by large
impervious areas such as wide streets and parking
lots that create substantial sheet run-off during
storm events. Conventional storm drainage
techniques utilizing standard collection and piped
distribution systems may be implemented along
certain streets. However, a district-wide drainage
system should be planned and developed in
combination with alternative techniques for storm
water collection and percolation. One method
would include the use of permeable pavements
and treatments at vehicular use and storage areas
and along pedestrian paths. Permeable surfaces
would additionally conserve land that would

79th Street Corridor Survey and Economic Market Analysis
otherwise be dedicated to paved areas and combine pervious surface environmental
considerations with other functional uses of the built environment.

       Existing street conditions strongly suggest the need to target public infrastructure
improvements to the study area to help stimulate private investment activity.

Windshield Housing and Landscape Survey

         An exterior housing conditions survey was conducted to assess the general physical
conditions of 79 Street Corridor‟s housing stock. It is important to assess the overall housing
conditions of a neighborhood to determine appropriate housing programs and funding resources.
The FIU/MC utilized the Dallas Windshield Survey in assessing a 16-block area of predominantly
single-family homes north of 79 Street (see land use map in this report). Observations of
specific housing conditions were coded. The components of the survey included roofs, siding,
windows, doors, porches, foundations, driveways, and landscaping. Each was assigned an
ordinal code from 1 to 4 as defined below (see appendix for detailed definitions of housing
condition categories).

2=standard-minor repairs
3=substandard-major repairs

        The codes were then tabulated into averages per housing characteristic and by block.
The observations are presented in Table 29, which lists the results by block and individual
condition code. The following is a summary of the findings:

               The area closest to “dilapidated” is Northwest 80th Street on the 22nd block. The
                worst aspect of these homes was the roof, which appeared to be crumbling with
                visible evidence of structural damage. Landscaping, which offers little potential
                due to the small size of the lots, was severely overgrown and junk (automobile
                parts, old appliances) was scattered on some of these lawns. Several porches
                were also dilapidated, while others were crumbling and cracking.

               The area closest to “standard” was Northwest 82nd Street 33rd block. In
                contrast to some of the more substandard homes, these homes had stronger,
                barrel tile roofs that appeared to have no visual signs of disrepair. Landscaping
                was slightly more complex (neater foliage), but still not especially elaborate. One
                of the features of these homes was that they were the few surrounded by black
                wrought iron fences. Overall most homes were surrounded by wire fence in

               The 3 most dilapidated features are (in order starting with most dilapidated)
                roofs, porches and driveways.

               The 3 least dilapidated are (in order starting with least dilapidated) doors,
                foundation, and windows.

               At least 7 vacant lots, some overgrown with shrubs, were observed among the


79th Street Corridor Survey and Economic Market Analysis
                      Table 29: Exterior Housing Conditions

                                                                                                                                    Avg. Condition





    NW 80th Street/22nd block      3.3 2.0 2.3 2.6 2.9 2.7         2.7  2.9 21.3 2.7
    NW 80th Street/23rd block      2.2 2.1 2.3 2.3 2.2 2.1         2.2  2.1 17.5 2.2
    NW 81st Street/23rd block      2.6 2.2 2.5 2.5 2.6 2.3         2.5  2.5 19.7 2.5
    NW 81st. Street/ 22nd block    2.4 2.2 2.5 2.3 2.4 2.2         2.4  2.4 18.8 2.3
    NW 81st. Terr./31st block      2.2 2.1 2.2 2.0 2.3 2.1         2.3  2.2 17.4 2.2
    NW 81st Terr./30th block       2.1 2.3 2.2 2.2 2.3 2.1         2.1  2.3 17.6 2.2
    NW 81st Terr./32nd block       2.6 2.2 2.4 2.1 2.2 2.0         2.0  1.9 17.4 2.2
    NW 81st Terr./33rd block       2.0 2.0 1.8 1.7 1.8 1.8         1.8  1.8 14.7 1.9
    NW 81st Terr./34th block       2.4 2.3 2.3 1.9 2.5 2.0         2.3  2.4 18.1 2.3
    NW 81st Terr./35th block       2.4 1.6 1.6 1.6 1.6 1.6         1.8  1.7 13.9 1.6
    NW 82nd St./35th block         2.6 2.5 2.2 2.2 2.3 2.4         2.5  2.2 18.9 2.4
    NW 82nd St./34th block         2.7 2.3 2.2 2.2 2.5 2.5         2.6  2.5 19.5 2.4
    NW 82nd St./33rd block         2.3 2.1 2.3 2.0 2.0 2.0         2.0  2.0 16.7 2.1
    NW 82nd St./32nd block         2.4 2.1 2.1 2.1 2.4 2.1         2.1  2.1 17.4 2.2
    NW 82nd St./31st. Block        2.6 2.5 2.4 2.4 2.4 2.3         2.4  2.1 19.1 2.4
    NW 82nd St./30th block         2.6 2.1 2.1 2.2 2.4 2.2         2.4  2.4 18.4 2.3
    Total                         39.4 34.6 35.4 34.3 36.8 34.4 36.1 35.5 286.4 35.9
    Average                        2.5 2.2 2.2 2.1 2.3 2.2         2.3  2.2 17.9 2.2

An example of the many vacant parcels
noted in the windshield survey.


79th Street Corridor Survey and Economic Market Analysis
      Land Use Map


79th Street Corridor Survey and Economic Market Analysis


        The business survey was developed over the course of several weeks by a group of
researchers at the FIU Metropolitan Center. It was designed to conceptualize three critical
questions pertaining to business in the 79 Street Corridor community (see appendix for survey

        What are the needs of businesses in the 79 Street target area?
       What are the advantages and disadvantages businesses face in the area?
       Who are the clientele, employees, and suppliers?


        Quota sampling was used for selection from the total population of businesses located in
the same areas as our industrial analysis. The sample of 22 respondents in our study represents
                                                              th              th
the business population of over 300 establishments on NW 79 Street, NW 27 Avenue, and NW
36 Avenue in terms of type of industry. All surveys were conducted face-to-face, during
weekday business hours, and took anywhere from 15 to 45 minutes per survey. Survey
respondents were either managers or owners. A profile of these respondents is shown below:

Location of Respondents’ Businesses:
 11 located in the Northside Shopping Center
 7 located along the 79 Street Corridor
 4 located in the Flea Market USA

Types of Business:
 10 Service
 12 Retail

   2 subsidiary of corporation
   2 headquarter of corporation
   7 family business
   11 self-owned

Years at Location:
 Range is from 4 months (the newest) to over 41 years (oldest)


79th Street Corridor Survey and Economic Market Analysis

Business Decrease

Survey Question: “Over the past year, has your revenue increased, decreased, or stayed
the same?”

        Most respondents said that their business revenue has decreased over the past year and
most attribute this to the overall downslide of the national economy. Those in the Northside
Shopping Center especially expressed a concern about the rapid decrease in business over the
past year. At least two said they are even considering closing their business due to declining

         The following table shows the respondents‟ answers about business revenue cross-
tablulated with business location in the 79 Street Corridor.

                     Table 30: Revenue Compared to Last Year by Area
                                         Decreased       Stayed the Same        Increased      total
   Northside Shopping Center                 6                   3                  2            11
   79th Street                               2                   3                  2            7
   Flea Market USA                           3                   0                  0            3
   total                                    11                   6                  3            20
     *1 businesses = N/A (not in location long enough for comparison)

Local Customers

Survey Question: “Approximately what percentage of your clientele/customers are from
this neighborhood?”

          The survey asked our respondents to give an approximate percentage of their clientele
that is local (from the neighborhood within a two mile radius). Most all respondents said they
depend on local clientele for business. Fifteen respondents said that over 75 percent of their
clientele was local and all but 2 respondents said at least 50 percent was local. The remaining
two respondents, both owners of automotive businesses along 79 Street near the metro rail
station, said that 50 percent of their clientele lived locally.

                                  Table 31: Customers Local
                               75% and over                  15
                               50% to 74%                    5
                               25% to 49%                    1
                               Less than 25%                 1

         Respondents depend on local customers and concentrate most of their energy serving
them, rather than trying to attract an outside clientele. They are skeptical about attracting outside
clientele for two reasons: First, they do not believe that outsiders would come into their

79th Street Corridor Survey and Economic Market Analysis
neighborhood, because of the poor reputation it has (a perception brought up while asking them
about crime in the 79 Street corridor area). For example, when asked about crime one
respondent said, “We have a problem with crime here, but no more than other shopping centers.
People who do not live in this area think it is worse than it really is so they don‟t want to come
here.” Second, the respondents believe that it is locals who have stayed loyal to them.
Respondents assert they have a „niche‟ in that they provide unique services and products that
appeal to the 79 Street neighborhood clientele, things one cannot find elsewhere. These
include services/products for African American men and women, (e.g., makeup products for dark-
skinned women, hair salons that cater to African Americans).

         One owner, who sells watches from a small stand in the Flea Market USA stated, “Look
around! You can‟t find this stuff in, say, Burdines or Kmart or any other large retail chain. We
have specialty things.” Another, respondent, a Korean women who owns a beauty supply store in
this same flea market said, “You really have to know the community to run a business here. That
is the most important thing. Not just anyone can come here and run a business.” Similarly, an
owner of a nail salon said that over the years she has gotten to know the women in the
neighborhood and now they come to her for advice and personal counseling. “There are women
in this neighborhood who have problems. They come to me for guidance,” the owner said. The
many nail and beauty salons in the target area act as more than beauty services. They are
places where local women and men can congregate and socialize.

         A nail salon manager said that the local clientele is so dedicated to the shops in the
Northside Shopping Center that even when they move out of the neighborhood, they continue to
come back. “This shopping center is a hang-out. Janet (he points to a young woman who was
getting her nails done during the interview) just moved to Coral Gables, but she‟s been coming
here for years and her friends are here.”

A customer gets her nails done at one of
the many nail salons in the Northside
Shopping Center.

Skills and Knowledge
Survey Question: “What type of business skills training would benefit your business?”

        To many of the respondents, business skills training is not in high demand. As one
owner put it, “No one from the outside can tell me about my business. I know it better than
anyone. I know the customers.” Furthermore, many owners/managers do not perceive of any
benefits in learning more technical skills. Businesses in this target area are small with few
employees and require little technical assistance by way of computers and Internet. Only 8 of the
respondents have a 4-year college degree. Half have a technical or 2-year degree, 2
respondents say their highest degree is a high school diploma and one respondent is a high


79th Street Corridor Survey and Economic Market Analysis
school dropout. The highest level of education of their employees fares less. Of those who have
employees (16 businesses of the 22), only one said they have employees with a 4-year college
degree. Seven respondents said that most of their employees have a technical or 2-year degree
as the highest level of education and the rest said their employees have no more than a high
school degree.

         Some respondents said that they would be very interested in learning about what
external help is available to them, such as business support organizations/associations in Miami.
Respondents also expressed an interest in acquiring skills for obtaining loans, getting tax breaks
or “anything that could increase my profit!” as one put it. The figure below shows the level of
interest respondents have in acquiring particular skills that would benefit their business. The
figure shows the results of a question asking about the level of interest of particular skill training
with an ordinal answer choice: no interest, some interest, or no interest at all. Figure 5 below
shows results of a scale devised by calculating all responses as: 0=no interest; 1=some interest;
2=no interest at all.

        Figure 5

                                         Interest in Skills Training

                             Using Internet                   9

                    Shopping for Insurance                    9

         Netw orking w ith other Businesses                            12

                     Writing Busness Plans                             12

                          Using Computers                               13

                          Inventory Control                                 14

                              Bookkeeping                                   14

         Recruiting/Interview ing Employees                                   15

                     Preparing Tax Returns                                    15

               Negotiating Business Loans                                          17

                       Marketing/Promotion                                                   21

                                              0      5        10             15         20        25

Survey Question: “Have you heard of or used any business organizations that may help
your business?”

        To understand the level of knowledge and utilization of business support organizations by
local business owners and managers, we read from a list of local organizations that support
businesses such as Community Development Organizations (CDCs), WAGES Coalition, and
Tools for Change. The respondents were first asked if they have ever heard of the organization
and, subsequently, if they have ever used the organization. We also asked that they tell use the


79th Street Corridor Survey and Economic Market Analysis
name of any outside help they receive. The results are presented in Figure 6 using calculations:
“no”=0 and “yes”=1. Figure 6 shows the frequency of respondents that have heard of the
organization and used the organization.

               Figure 6

                              Knowledge/Use of Business Organizations

                               Wages                                             7

               Miami Capital Dev., Inc.0                                     6

               Miami Action Plan Trust                               5

                                 Score                           4

                                                                 4                                                  Used?
                     Tools for Change                                5
                                                                                                                    Heard of?
               Better Business Bureau                                                                     16

                       Beacon Counsil0                                                   9

                                OCED                                         6

                                CDC's                                                               14

                                             0       2       4           6           8   10   12   14    16    18

         According to our survey most businesses are not aware of, and very few of them use,
any business organization/association that could possibly provide assistance. The business
support organization on our list that was recognized most was the Better Business Bureau.
Although most have heard of this entity (16), only 3 have utilized the BBB‟s resources, but only
minimally. One business owner said, “I didn‟t get anything out of it (using BBB). They take my
$150.00 and I get a certificate from them.” Another organization that was utilized was WAGES
Coalition and Tools for Change. „Advantage Uniform‟ on NW 79 Street sells work uniforms to
WAGES workers in exchange for tax breaks. Also, AV Insurance on NW 27 Avenue near NW
79 Street offers WAGES workers a lower insurance cost in return for tax breaks. Those who
used Tools for Change said that the organization assisted them with paperwork when they were
starting their business.

Problems in Community: Parking, Crime, Availability of Locations

Survey Question: “How would you rate various aspects of your community for business?”

        Small businesses along 79th Street (not including the flea market) have a problem with
parking. The flea markets (Liberty and Flea Market USA) do not have this problem since there is
a large parking lot in front—although one business owner in the Liberty Flea Market said this was
inadequate for the general customer traffic the market receives during the weekends.


79th Street Corridor Survey and Economic Market Analysis
        Crime is high according to these business owners. The biggest concern is theft, although
2 said shootings/drugs were a problem. However, they are confident that police patrol is good in
the area. There is a police sub-station nearby and there are security guards in the flea markets.

        The respondents were also asked about the availability of good locations in area for
business. Most said that finding a good location for business was difficult because there simply
are not available spaces. Some felt especially lucky to be at the location they were in. For
example “Joe,” the owner of an auto broker right off of NW 79 Street feels positive about his
business‟s future because of the area he is in:

        “I bought this place four years ago from a guy I knew. He sold it cheap, didn‟t
        realize what he had. In only about 2 years the value went up and since then they
        tore down that trailer park (across the street). That‟s good for business, cause‟
        the park had a lot of „bad elements.‟ Now, anything they build there is gonna‟
        benefit my business. It can only go up hill from here.”

         Clean streets and neighborhood appearance were of considerable concern to the
respondents. In the Northside Shopping Center business owners complained about the upkeep
of the building and surrounding area. Three respondents blamed the managers of the building
for the poor conditions.

        Figure 7 lists the conditions of the business community from best to worst. Table 31
shows the respondents‟ main reasons for choosing their business location within the 79th Street
Corridor. In sum, most cited convenience of location and large amount of customer traffic as the
reasons for choosing this particular location.

                  Figure 7
                                                  Poorest Business Conditions

                              Use of Metrorail                5
                                 Police Patrol                    8
                              Parking Spaces                      8
                           Garbage Collection                             10
                   Timely Permitting/Licencing                            10
                           Getting Costomers                               11
                          Clear Road Signage                                   12
           Convienient Access to/from Freeway                                  12
                           Code Enforcement                                         14
                         Marketing/Promotion                                        14
                       Business Opportunities                                       14
                       Availablity of Locations                                          18
                        Getting Good Workers                                                  20
                                        Crime                                                      22
                                Clean Streets                                                            25

                                                  0       5           10            15    20            25    30
                                                         ------------->         poorest conditions


79th Street Corridor Survey and Economic Market Analysis
                     Table 31: Reason For Choosing Location
                  Reason                           Frequency
                  Low Tax Rate                          0
                  Need of Business in Area              4
                  Low Rent                              2
                  Convenient Location                  13
                  Large Amount of Customer Traffic     12

       Convenient Location and Large Amount of Customer Traffic are similar according to
respondents. When asked what they felt was so convenient about the location the respondents
answered, “This is a major shopping area...a lot of customer traffic.”


79th Street Corridor Survey and Economic Market Analysis

Neighborhood Revitalization Resources
        This section identifies and summarizes the principal funding mechanisms for the 79
Street Corridor Neighborhood Initiative. These funding mechanisms are currently available in
Miami-Dade but will need to be directly targeted and applied to the Corridor‟s redevelopment

1. Community Development Block Grant (CDBG) Program

        For over 25 years, HUD's Community Development Block Grant Program has provided a
comprehensive and flexible source of funding to address local housing, economic and community
development needs. Best practice case studies have shown that CDBG funds are most effective
when leveraged with private capital resources. It is also important that CDBG resources be
targeted to clearly defined neighborhood areas.

Eligible activities:

    A. Acquisition of Real Property
       The statute and regulations authorize the use of CDBG funds by a grantee or a
       public or private nonprofit entity to acquire real property by purchase , long-term
       lease or donation. Real property to be acquired includes land, air rights, easements,
       right-of-ways and buildings. Costs that may be paid for with CDBG funds include the
       costs of surveys, appraisals, the preparation of legal documents, recordation fees, and
       other costs that are necessary to effect the acquisition. CDBG funds may also be used to
       cover certain property management and disposition costs.

        From an economic development standpoint, the acquisition of real property must meet a
        national objective of the CDBG program. To meet the national objective of "creating low
        and moderate income jobs" the acquisition would qualify if the property is to be used for
        an economic development project that will create or retain permanent jobs at least 51
        percent of which will benefit L/M income persons. An example would be acquiring vacant
        property that is planned to be used for a commercial purpose, and will be made available
        for that purpose, only if the business commits to provide at least 51 percent of the new
        permanent jobs that will be created to L/M income persons. To meet the national
        objective of "removing a slum or blighted area" the acquired property must be used in a
        manner that addresses one or more of the conditions that contributed to the deterioration
        of the area. An example would be the use of CDBG funds to acquire several deteriorated
        buildings located in a slum/blighted area for rehabilitation or demolition.

    B. Public Facilities and Improvements
       CDBG funds may be used by the grantee or other public or private nonprofit entities for
       the acquisition, construction, reconstruction, rehabilitation or installation of public
       improvements or facilities (except for buildings for the general conduct of government).
       Neither the statute nor the regulations define the terms "public facilities" or "public
       improvements." However, in the CDBG program these terms are broadly interpreted to
       include all improvements and facilities that are either publicly owned or that are
       traditionally provided by the government, or owned by a nonprofit, and operated so as to
       be open to the general public. This would include neighborhood facilities, firehouses,
       public schools and libraries. Public improvements include streets, sidewalks, curbs and
       gutters, parks, playgrounds, water and sewer lines, flood and drainage improvements,


79th Street Corridor Survey and Economic Market Analysis
       parking lots, utility lines, and aesthetic amenities on public property such as trees,
       sculptures, pools of water and fountains, and other works of art.

   C. Rehabilitation
      CDBG funds may be used to finance the costs of rehabilitation including: residential
      property, whether privately or publicly owned, and commercial/industrial property, but
      where such property is owned by a for-profit, rehabilitation under this category is limited
      to exterior improvements of the buildings and the correction of code violations (Further
      improvements for such buildings may qualify under the category of Special Economic
      Development Activities).

       Eligible types of assistance includes the costs of labor, materials, supplies and other
       expenses required for the rehabilitation of property; the financing of grants, loans, loan
       guarantees, interest supplements and other forms of financial assistance; and the
       refinancing of loans for existing indebtedness secured by a property being rehabilitated
       with CDBG funds.

   D. Special Economic Development Activities
      As a consequence of changes to the CDBG program legislation in 1992, significant
      alterations were made to the program regulations to facilitate the use of CDBG funds for
      economic development purposes, both in terms of eligibility and national objectives. An
      economic development project in the CDBG program may be supported by a range of
      CDBG-funded activities, including both special economic development activities and
      other categories of basic eligibility, each of which must meet a national objective of the
      CDBG program.

       CDBG funds may be used for the following special economic development activities:

                  Commercial or industrial improvements carries out by the grantee
                   or a nonprofit sub-recipient, including:

                    acquisition
                    construction
                    rehabilitation
                    reconstruction, or
                    installation of commercial buildings or structures
                     and other related real property equipment and improvements

                  Assistance to private for-profit entities for an activity determined by
                   the grantee to be appropriate to carry out an economic development
                   project. This assistance may include, but is not limited to:

                    grants
                    loans
                    loan guarantees
                    technical assistance, or
                    any other form except for those specifically described as

       Examples of special economic development activities include: a low interest loan to a
       business as an inducement to locate a branch store in a redeveloping blighted area;
       financial assistance to a business to demolish a decayed structure it owns in order to
       assist the business in constructing a new building on the site; and financial assistance to


79th Street Corridor Survey and Economic Market Analysis
        a manufacturer for the expansion of its facilities which is expected to create permanent
        jobs, at least 51 percent of which will be taken by L/M income persons.

    E. Homeownership Assistance
       Grantees and their sub-recipients may provide CDBG financial assistance to low- and
       moderate-income households to assist them in the purchase of a home. Specific
       purposes for which CDBG funds may be provided include:

                   Subsidized interest rates and mortgage principal amounts, including
                    making a grant to reduce the effective interest rate on the amount
                    needed by the purchaser to an affordable level. Alternatively, the
                    grantee/sub-recipient could make a subordinate loan for part of the
                    purchase price, at little or no interest, for an amount of payments on
                    which, together with that required under the first mortgage, would be
                    affordable to the purchaser.

                   Financing the cost of acquiring property already occupied by the
                    household at terms needed to make the purchase affordable.

                   Paying all or part of the premium (on behalf of the purchaser) for
                    mortgage insurance required up-front by a private mortgagee.

                   Paying any or all of the reasonable closing costs associated with the
                    home purchase on behalf of the purchaser.

                   Paying up to 50 percent of the down payment required by the
                    mortgagee for the purchase on behalf of the purchaser.

        Homeowner assistance may also be eligible under the categories of Public Services or
        Special Activities by CBDOs. While these categories don't have the same restrictions on
        the type of assistance that may be provided, they do have to comply with the public
        services cap.

        In the case where HUD has approved a Neighborhood Revitalization Strategy (NRS) and
        the grantee plans to provide homeownership assistance pursuant to that strategy, two
        further considerations should be given. First, if the grantee elects to use a CBDO to
        deliver services in the strategy area, any services provided by the CBDO (including
        homeownership assistance) would be exempt from the expenditures cap on Public
        Services. Second, where CDBG funds are provided to non L/M income households in a
        NRS area, meeting the L/M Income Benefit national objective is made feasible by a
        special feature offered by an NRS. All housing units assisted in such an area may be
        considered to be part of a single structure for the purpose of meeting the 51 percent
        occupancy requirement.

2. Section 108 Loan Guarantees

         Almost any community that receives CDBG funds has more community and economic
development needs than it can possibly address with the amount of CDBG funds it receives
through its annual entitlement grant. Therefore, a growing number of communities have taken
advantage of certain leveraging approaches to get the maximum impact from the CDBG
resources they receive. These options make it possible to fund special opportunities that may
arise out of the normal planning cycle or when a high cost activity cannot be achieved with funds
currently available. One such option, Section 108 Loan Guarantees, provides HUD the
authority to pledge full faith and credit of the U.S. Government as a means of guaranteeing loans


79th Street Corridor Survey and Economic Market Analysis
under the CDBG program. Under this provision, a grantee may request loan guarantee
assistance under the following conditions:

         The proceeds from loans guaranteed under this provision may be used
          only for activities specifically eligible under Section 108, which may
          include many of the same activities that other CDBG funds may assist;

         The grantee must pledge its future grants under the CDBG program as
          security for the loans, and

         Additional security will also be required for repayment of the loans,
          with the specifics determined on a case-by-case basis.


         A grantee may borrow up to five times its annual grant under this
          authority. (This means that, at any one time, a grantee may have
          outstanding guaranteed loans that total as much as five times the
          the grantee's most recent annual grant amount).

         The loan repayment period can be as long as 20 years.

         While Section 108 is taxable borrowing, the interest rate on the
          loans typically do not exceed the usual Treasury borrowing rates
          by more than 15 to 20 basis points. (Note: there are restrictions
          on mixing Section 108 loan guarantee assistance and tax exempt

         While most guaranteed loans are repaid using an income stream from
          the activity assisted by the loan proceeds, CDBG grant funds (and program
          income) can be used to make interest and principal payments on the loans.

        Many communities have applied Section 108 loan guarantees for business development.
The HUD website under Blue Ribbon Practices on Community Development provides numerous
examples of the diverse ways to use Section 108 loan guarantees for small business
development. Middletown, Connecticut, Springfield Missouri, Wilmington, North Carolina and
Warren, Ohio represent best practice examples of communities using Section 108 loans for
micro-enterprise development and finance. Low-interest loans and gap financing are offered to
small businesses that had been turned down by conventional lenders on condition that they hire
lower-income residents. In the City of Wilmington, NC, Section 108 funding allowed the city to
consolidate all of its economic development loan programs under a single entity, which allowed
them to improve efficiency and effectiveness and reduce program costs. The Local Initiatives
Support Coalition (LISC) in Kalamazoo, Michigan has utilized Section 108 loans to assist new
homeowners with the required down payment by creating first and second mortgages.

3. Tax Increment Financing

    A. Program Description

    Tax Increment Financing (TIF) utilizes the incremental increase in ad valorem tax revenue
within a designated geographic area to finance redevelopment projects within that area. As
property values rise above an established aggregate valuation (the "frozen" tax base), tax
increment is generated by applying the millage rate to that increase in value and depositing in a
trust fund an amount equal to such increased tax revenue. The trust fund is the source for
repayment of indebtedness.

79th Street Corridor Survey and Economic Market Analysis
     Florida redevelopment activities are initiated by the governing body of a city or county
adopting a resolution finding the existence of one or more slum or blighted areas or a shortage of
housing affordable to low or moderate income persons within its jurisdiction. The resolution must
also find that the "rehabilitation, conservation, or redevelopment, or a combination thereof," of the
area is necessary. The governing body must further find the need for a community
redevelopment agency ("CRA") to function within that local government's boundaries to carry
out the purposes of the Redevelopment Act. The governing body by resolution may designate
itself as the CRA, create a separate CRA by ordinance, or designate a pre-existing downtown
development entity. The next step in the redevelopment process is to prepare a plan for
redevelopment within the designated slum or blighted area (referred to as a "community
redevelopment area").

    The community redevelopment plan, in accordance with Chapter 163 S. 362, shall include
the following contents:

            1) A legal description of the boundaries of the community redevelopment
               area and the reasons for establishing such boundaries shown in the plan.

            2) Show by diagram and in general terms:
                    a) the approximate amount of open space to be provided
                        and the street layout.
                    b) limitations on the type, size, height, number,
                        and proposed use of buildings.
                    c) the approximate number of dwelling units.
                    d) Such property as intended for use as public parks, recreation
                        areas, streets, public utilities, and public improvements of
                        any nature.

            3) If the redevelopment area contains low or moderate income housing, contain a
               neighborhood impact element which describes in detail the impact of the
               redevelopment upon the residents of the redevelopment area and the
               surrounding areas in terms of relocation, traffic circulation, environmental quality,
               availability of community facilities and services, effect on school population, and
               other matters affecting the physical and social quality of the neighborhood.

            4) Identify specifically any publicly funded capital projects to be undertaken
               within the community redevelopment area.

            5) Contain adequate safeguards that the work of redevelopment will be carried out
               pursuant to the plan.

            6) Provide for the retention of controls and the establishment of any restrictions or
               covenants running with land sold or leased for private use for such periods of
               time and under such conditions as the governing body deems necessary to
               effectuate the purposes of this part.

            7) Provide assurances that there will be replacement housing for the relocation of
               persons temporarily or permanently displaced from housing facilities within the
               community redevelopment area.

            8) Provide an element of residential use in the redevelopment area if such use
               exists in the area prior to the adoption of the plan or if the plan is intended to
               remedy a shortage of housing affordable to residents of low or moderate income
               or if the plan is not intended to remedy such shortage, the reasons therefore.


79th Street Corridor Survey and Economic Market Analysis
            9) Contain a detailed statement of the projected costs of the redevelopment,
               including the amount to be expended on publicly funded capital projects in the
               community redevelopment area and any indebtedness of the community
               redevelopment agency, county, or the municipality proposed to be incurred for
               such redevelopment if such indebtedness is to be repaid with increment

            10) Provide a time certain for completing all redevelopment financed by increment
                revenues. Such time shall occur no later then 30 years after the fiscal year in
                which the plan is approved, adopted, or amended pursuant to 163.361(1).

   B. Redevelopment Trust Fund

         Following approval of the CRA plan, a redevelopment trust fund shall be established for
the community redevelopment area. Monies allocated to and deposited in the trust fund are used
by the CRA to finance redevelopment in the area pursuant to the plan. The trust fund is created
by the governing body through enactment of an ordinance establishing the fund. The ordinance
must also provide for the funding of the redevelopment trust for the duration of the redevelopment
plan. The ordinance also establishes the base level of aggregate assessed values within the
redevelopment area for tax increment purposes at the level of the most recent assessment roll
used for the taxation of real property in the redevelopment area prior to the effective date of the
ordinance. The amount of the increment is determined annually and is 95 percent of the
difference between the current ad valorem millage rate applied to the current real property
assessed values within the redevelopment area and the current rate applied to the “frozen” level
of aggregate property assessments. The calculation of tax increment is according to the following
formula: current assessed value minus base assessed value equals the incremental increase in
value which is multiplied by the current millage rate to obtain the tax increment increase. The
required tax increment amount is 95 percent of that amount.

   C. Successful CRA/TIF Examples in South Florida

         The City of Delray Beach jump-started its downtown planning in 1989 when voters
approved a $21.5 million “Decade of Excellence of Bond” referendum that enabled the city to
widen and brick pave sidewalks along East Atlantic Avenue, install new street lighting, and
provide extensive plantings. The City‟s Community Redevelopment Agency (CRA) offers a
variety of financial and technical assistance programs to downtown investors including small
business loans, historic façade easements, and site development assistance. The CRA also
engages in the acquisition and disposition of distressed properties and vacant parcels of land.
Land assemblage for redevelopment purposes is perhaps the single most important function
served by CRA‟s in South Florida.

          The City of Hollywood‟s CRA has been active in refurbishing their downtown. In 1987,
the CRA spent $1.8 million in streetscape improvements to Hollywood Boulevard. Improvements
included new sidewalks, brick pavers, median landscaping, streetlamps, and street furniture.
Another $2.6 million was spent in 1996 for streetscape improvements to Harrison Street in the
downtown. Those improvements included widening of the sidewalks to 15 feet, brick pavers,
streetlamps, and landscaping. The CRA also provides low interest loans for building
improvements in the downtown. Loans are available through local banks at the prime rate with
the city subsidizing one half of the interest payment. To date, the CRA has leveraged nearly $3
million in loans for downtown building improvements.


79th Street Corridor Survey and Economic Market Analysis
Institutional and Collaborative Support Mechanisms

        Sustainable neighborhood revitalization initiatives require that strong institutional and
collaborative support mechanisms be established. At the foundation of institutional and
collaborative support is the community‟s workforce development capacity. A recent survey of
economic developers conducted by the Council for Urban Economic Development (CUED)
indicated that workforce development is their number one challenge. With many states
discussing the importance of human capital investment the economic necessity and advantage of
workforce development is becoming more apparent.

          There is also now an increasing understanding of the importance and effectiveness of
partnering to achieve workforce development objectives. Effective workforce development
initiatives require private, community, inter- and intra-governmental coordination and integration.
Community leaders or community associations, including community development corporations
(CDCs), can be very effective in identifying and mobilizing local resources. Partnerships can also
facilitate communication and help government agencies define their roles and responsibilities and
thus avoid the unnecessary duplication of financial and human resources.

         Currently, efforts are underway to develop a Workforce 2020 program for Miami-Dade.
The initiative is modeled after other programs in Florida, but will be tailored to reflect the realities
of Miami‟s economy, population and business base, including its high unemployment, diverse
workforce and seasonal tourism industry. It is important that the Workforce 2020 program and
other local workforce development initiatives promote working private/public partnerships. The
79 Street Corridor Initiative, Inc. can provide a community leadership role in creating strategic
alliances by networking with institutions from the private, public and non-profit sectors. An inter-
organizational workforce development network could forge stronger, more effective and
sustainable linkages to the larger community but in the interest of further developing the social
and economic capacity of the residents of the 79 Street Corridor.


79th Street Corridor Survey and Economic Market Analysis


79th Street Corridor Survey and Economic Market Analysis
Appendix A
             79th Street Corridor Initiative Business Survey

Interview #____

Date_____________         Time Start_______         Time Finish_______



**Bring extra copy of survey so that respondent can read along.
**If there are questions they cannot answer, ask if there is another
employee who can.

Date Entered in Database_______ Name_____________________

79th Street Corridor Survey and Economic Market Analysis
Business Name: ___________________________________________________

Mailing Address: ___________________________________________________

Phone Number: ___________________________________________________

Name of Owner: __________________________________________________

Title of Interviewee: _______________________________________

1. From the following list, please tell me which category best describes your business:
    Service
    Retail
    Commercial
    Industrial
    Other __________

2. From the following list, please tell me which category best describes your business:
    Subsidiary of a Corporation
    Headquarter of a Corporation
    Franchise Affiliation
    Family Business
    Self Owned
    Other_________

3. When was this business established? __________

4. How long has your business been located at the current address?
   Years___ Months___

5. I’m going to read from a list of possible reasons why your business is at this location. Please
   indicate whether or not any of these apply.
    Low tax rate
    Need for your service in the area
    Low rent
    Convenient location
    Large amount of customer traffic
    Other _____________

6. Is your business planning on relocating in the next year? (if no, skip to #8)
    Yes
    No

7. If yes, why? _________________

8. Approximately what was your pretax revenue for the 2000 fiscal year? ___________


79th Street Corridor Survey and Economic Market Analysis
9. Compared to the 1999 fiscal year, has this revenue:
    Stayed the same
    Increased
    Decreased
    N/A (new business)

10. During the next year, do you have plans to (check all that apply):
     Hire more employees
     Make additions to your building
     Increase in-stock inventory
     Offer new services/products
     Other expansion? ________
     No expansion plan

11. If your business suddenly began generating extra revenue what is the first thing you would
    expand (either from list above or other)?

Employees I am going to ask you about your employees at this location.

12. How many full-time employees do you at this location (including owners/ yourself) Full
    time? ___
13. How many part time employees do you have? _____

14. I am going to read from a list. Please indicate which resources your business used for finding
    employees (indicate all that apply)
     Miami Herald classified
     Other newspaper (name paper)________________
     Word-of-mouth (friends, relatives, etc.)
     Sign on business
     Employment service
     Other __________________

15. What is the highest level of education you have received?

16. What about your employees at this location? How many of them have a(n):
Advanced Degreed (MA/PhD) ___
4-yr. College Degree (BA/S)   ___
Technical or Associate Degree ___
High-school diploma/GED       ___

17. How many at this location speak English fluently? ___

18. How many at this location are bi/trilingual? ___


79th Street Corridor Survey and Economic Market Analysis
19. How important is it to you to hire people from this neighborhood?
     Very important
     Somewhat important
     Not important at all

20. What kind of training do your employees receive at your business?
     Orientation
     On-site training
     Other

21. On average how long does your typical employee work with you?
     1 to 3 Months
     3 to 6 Months
     6 Months to a year
     More than a year

22. Are you designated a minority owned business by the government?
     Yes
     No
    (if answer is “No” skip to #24)

23. If yes, are there advantages you receive from this designation? (explain briefly)

24. How did you get funding to start your business (check all that apply)?
    (e.g., Bank loans, Institutional loans, Philanthropic loans, Grants, Community
    Development Block Grant Funds (CDBG), Personal

25. I‟m going to read a list of business support services. Please tell me if your business
    has heard of them and, if so, has used them.
e.g.: “Have you heard of SCORE?” if yes: “Have you used SCORE‟s services?”

                                                            Heard Of?      Used?

A. Community Developmental Corporations (CDCs)       Yes            No     Yes     No
B. City/County Economic Development Agencies (OCEDs) Yes            No     Yes     No
C. Beacon Council                                    Yes            No     Yes     No
D. Better Business Bureau                            Yes            No     Yes     No
E. Tools for Change                                  Yes            No     Yes     No
F. SCORE (Service Corps of Retired Executives)       Yes            No     Yes     No
G. Metro-Miami Action Plan Trust (MMAP)              Yes            No     Yes     No
H. Miami Capital Development, Inc.                   Yes            No     Yes     No
I. WAGES Coalition                                   Yes            No     Yes     No
Other _____________


79th Street Corridor Survey and Economic Market Analysis
We’re interested in learning about types of training that would benefit your

26. Suppose you were offered training for your business. From the list of business
    skills/expertise please indicate the level of interest your business has for training in
    each of these areas by answering no interest, some interest, very interested. You
    can answer “No opinion” or “Not sure”
       Exp: “Preparing Tax Returns. Need training? None

             Level of Need                                No         Some       Very         N/
                                                          interest   interest   interested   A
             Preparing Tax Returns
             Writing Business Plans
             Bookkeeping Skills (understanding
             balance sheets/income statements)
             Inventory Control
             Marketing and Promotion of Business
             Shopping for Insurance
             Using Computers for Business
             Using Internet for Business
             Negotiating Business Loans
             Understanding Community
             Reinvestment Programs
             Recruiting and Interviewing Employees
             Networking with other Businesses

27. Approximately what percentage of your clientele is local (from this

28. Approximately what percentage of your suppliers is local (from this

29. Do you (or the owners) own or rent this business location?
     Rent
     Own
     Other


79th Street Corridor Survey and Economic Market Analysis
30. I am going to ask your opinion about various aspects of business conditions in this
    neighborhood. Please indicate whether the listed items are good, average, or bad.
    You can answer “no opinion” or “not sure”. (Circle the answer.)
Exp.: “General Business Opportunities. Are they good, average, or bad in _______?”
             General Business Opportunities
        A                                          Good   Average   Bad   No Opinion /
                                                                          not sure
        B    Getting Good Workers                  Good   Average   Bad   No Opinion /
                                                                          not sure
        C    Availability of Good Locations for    Good   Average   Bad   No Opinion /
             Business                                                     not sure
        D    Convenient Access to/from             Good   Average   Bad   No Opinion /
             Freeway                                                      not sure
        E    Getting Customers                     Good   Average   Bad   No Opinion /
                                                                          not sure
             Parking Spaces
        F                                          Good   Average   Bad   No Opinion /
                                                                          not sure
             Obtaining Finance or Business
        G                                          Good   Average   Bad   No Opinion /
                                                                          not sure
             Police Patrol
        H                                          Good   Average   Bad   No Opinion /
                                                                          not sure
             Getting Reasonable Insurance
        I                                          Good   Average   Bad   No Opinion /
                                                                          not sure
             Marketing & Business
        J                                          Good   Average   Bad   No Opinion /
                                                                          not sure
             Clean Streets
        K                                          Good   Average   Bad   No Opinion /
                                                                          not sure
             Timely Permitting & Licensing
        L                                          Good   Average   Bad   No Opinion /
                                                                          not sure
             Clear Road Signage
        M                                          Good   Average   Bad   No Opinion /
                                                                          not sure
             Code Enforcement
        N                                          Good   Average   Bad   No Opinion /
                                                                          not sure
             Garbage Collection
        O                                          Good   Average   Bad   No Opinion /
                                                                          not sure
             Level of Crime
        P                                          Good   Average   Bad   No Opinion /
                                                                          not sure
             Usage of metro rail by
        Q                                          Good   Average   Bad   No Opinion /
             employees and clientele?
                                                                          not sure
             #1 problem? (from above or


79th Street Corridor Survey and Economic Market Analysis
Appendix B
                          Exterior Housing Conditions Survey


Standard-Minor Repairs
Substandard-Major Repairs


1. Standard
        Roof – new (1-5 years estimated) roof or no visible signs of disrepair
        Siding – new (1-3 years estimated) siding, paint or stucco
        Windows – new (1-5 years estimated)
        Doors – new (1-5 years estimated)
        Porches – new 1-5 years estimated) with no visible signs of disrepair
        Foundation – no visual signs of disrepair
        Driveway – new (1-5 years estimated)
        Landscaping – new or maintained

2. Standard-Minor Repairs
        Roof – few loose/missing shingles/tiles; need of cleaning
        Siding – in need of touch-up painting or vinyl/stucco work
        Windows – few cracked or missing panes; need of caulking
        Doors – in need of paint and new hardware
        Porches – in need of paint or stain; warped or cracked railings
        Foundation – minor cracks
        Driveway – minor cracks; need of coating or cleaning
        Landscaping – in need of maintenance

3. Substandard-Major Repairs
        Roof – replace aged roof
        Siding – replace aged siding or provide full paint job
        Windows – replace aged windows and frames
        Doors – replace aged doors, frames and hardware
        Porches – replace aged rails, flooring and supports
        Foundation – repair major cracks
        Driveway – repair major cracks; replace numerous tiles
        Landscaping – cut or remove overgrown vegetation; provide new vegetation

4. Dilapidated
         Roof – crumbling or visible evidence of structural damage
         Siding – falling or leaning walls
         Windows – rotting damage
         Doors – rotting or broken doors
         Porches – rotting or broken floors, rails and supports
         Foundation – crumbling
         Driveway – crumbling or having major holes
         Landscaping – rotting trees and other vegetation


79th Street Corridor Survey and Economic Market Analysis

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