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

79^th Street Market Profile. 16

Area Description. 16

79^th Street Corridor Area Industry. 23

79^th 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^th Street Target Area. 17

Table 18: Comparison of Demographic Data: 79^th Street Area and Miami-Dade County. 18

Table 19: Demographic Changes from 1990 to 2000: 79^th 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

 

 

 

 

 

 

List of Figures

Figure 1: Census Tracts within the 79^th 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

79^th Street Target Boundries. 6

 

Race and Ethnicity Map.. 22

 

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

 

Land Use Map.. 36

 

 

 

 

 

 

 

 

 

 

 

 

 

The following report concludes the first phase of the 79^th Street Corridor master planning process.  The purpose of the survey and economic market analysis is to assess the redevelopment capacity of the 79^th Street Corridor and to help guide the subsequent phases of the planning process.  The report is delivered to the 79^th 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^th 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^th Street Corridor redevelopment plan is the western end of 79^th Street bounded by NW 22^nd Avenue to the east; East 10^th Avenue in the City of Hialeah to the west; NW 87^th 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^th 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^th 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^th 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^th Street Corridor Initiative.

 

           

 

 

 

 

 

 

 

 

 

 

79^th Street Target Boundaries

 

 

 

           The 79^th 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.

 

 

 

Table 1: Office Market
		Total Space (sq. ft.)	Vacant Space (sq. ft.)	Vacancy Rate (%)	Under Construction (sq. ft.)	Net. Absorption (sq. ft.)	Gross Lease ($/sq. ft./yr)
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 (sq. ft.)	Vacant Space (sq. ft.)	Vacancy Rate (%)	Under Construction (sq. ft.)	Net. Absorption (sq. ft.)	Gross Lease ($/sq. ft./yr)
Central City	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 Report).

 

 

Table 3: Retail Market
Shopping Center Inventory  (sq. ft.)	Shopping Center Construction (sq. ft.)	Construction as a Percent (%)	Torto Wheaton Rent 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^th 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 businesses.

 

                           

           

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

 

 

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 The Largest Job Growth	Fast-Growing Occupations (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.

 

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.

 

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 Firms	> than 20 Emp.	Total Emp. (1000)	Payroll (millions)	Production Workers (1000)	Production Worker Wages (millions)	Value added by Manufacturing (millions)	New Capital Expenditures (millions)	Value of Shipments (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.

 

 

 

Table 10: Manufacturing Growth For Miami, FL PMSA (1992/1997)
Industry	Total firms	Total Emp.	Payroll (millions)	Production workers	Value added by Mfg.	New capital Expenditures	Value of Shipments
Fabricated Metal Product Mfg	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
Furniture/ Related product Mfg	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
Medical Equip./Supplies Mfg	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 Counties
Durables		Non-durables
Sector	Gain/Loss	Sector	Gain/Loss
Instruments/Related Products	+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,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

79^th Street Market Profile

 

Area Description

 

The 79^th Street Corridor study area is bounded by Northwest 22^nd Avenue to the east; East 10^th Avenue to the west (City of Hialeah); Northwest 82^nd Street to the north; and Northwest 79^th 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^th 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^th Street Corridor and for Miami-Dade County.

 

 

 

 

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

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
HOUSING TENURE
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%
AGE
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%
RACE[1]
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%
HISPANIC/LATINO
Total Hispanic/Latino (of any Race[2])	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%
Total

Source: US Census Profile of General Demographic Characteristics, 2000.

  Source: US Census Profile of General Demographic Characteristics, 2000.

The data in Table 17 represents general population statistics for the 79^th 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 boundaries.

 

Referring to tables 17 and 18, the 79^th 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^th 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^th 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^th Street area than in MDC.  Homeownership is 66.2% in the 79^th 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^th 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^th Street area (with less ownership).

 

·         Age distribution is proportionately similar to MDC.  However, the Hialeah section of the 79^th 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^th Street area.

 

·         The largest discrepancy in the demographic data involves racial composition (see racial/ethnic demographic map on page 22).  The 79^th Street target area has a significantly higher African American population than MDC.  Racially, the 79^th 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^th 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^th 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 tracts.

 

Source: US Census Profile of General Demographic Characteristics, 1990 and 2000

 

 

 

 

 

 

Source: US Census 1990 and 2000

 

 

 

 

 

The following are the principal findings from tables 19 and 20:

 

·         Overall, the population of the 79^th 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^th Street area that are not growing.

 

·         The study area’s black population has decreased, while the Hispanic population has increased.

 

·         The MDC owner occupied housing units have increased significantly (19% from 1990 to 2000), but the 79^th 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^th 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^th 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

 

 

 

 

 

 

Race and Ethnicity Map

 

 

79^th 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^th 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:

 

 

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

 

 

                The businesses/establishments by SIC codes are detailed below.  The leading industrial sectors in the 79^th 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^th Street and Liberty Flee Market located within the Northside Shopping Center on the northwest corner of 79^th Street and NW 27^th 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^th Street Corridor study area.

 

 

         Figure 3

 

 

 

• The most predominant industries (in terms of number establishments) are retail trade (134 establishments) and services (52 establishments).  The smallest industries in the 79^th 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^th Street and NW 27^th 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 and beauty salons that dominate the area.  The Flea Market USA on 79^th Street near 30^th 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 salons. 

 

• Auto repair and other auto services are concentrated on 79^th 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 Mean
	#	%	#	%
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).

 

• 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.

 

 

 

 

      Figure 4

 

 

 

79^th Street Corridor Property Values

 

            The property value table below represents data from realtor.com, which lists the current sale prices for residential properties. Current homes for sale within the 79^th 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.

 

Source: Realtor.com, November 2001

Table 23: Current Sale Prices in Two Areas
	79th 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

 

The following set of property value tables represent two overlapping areas: properties of the Extended Area include the 79^th Street Corridor study area plus an extension 3 blocks east/west and 4 blocks north/south. The property values listed under 79^th 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	79th 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.

 

 

 

 

Table 25: Residential Property Value[4]
	Extended Area	79th 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 Value[5]
	Extended Area	79th 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.

 

 

 

 

 

 

 

 

 

Table 27: Industrial Property Value
	Extended Area	79th 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.

 

 

 

 

 

 

 

General Land Use Conditions

 

            The 79^th Street Corridor’s “planning prospectus” recognized the redevelopment potential of the area.  The major commercial and industrial corridors including NW 79^th Street, NW 27^th 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^th Street and an 8.9-acre light industrial parcel located at 3500 NW 79^th 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.

 

Zoning

           

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^th 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 corridors including NW 79^th Street and NW 27^th 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^th Avenue south of NW 79^th Street and at several “spot” locations along 79^th Street.  The BU-3 permits uses with “serious objectionable characteristics” such as adult book, video and entertainment establishments.

 

            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^th 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 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^th Street Corridor study area does not provide the necessary planning “tools” for achieving the sustainable community redevelopment goals envisioned in the 79^th Street Corridor Initiative’s planning prospectus.

 

 

 

           

 

 

 

 

79^th Street Corridor Zoning and Large Parcels Map

 

 

 

Table 28: Significant Commercial and industrial land Parcels

 

 

 

 

 

Parcel table here

 

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^th 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^th Street Corridor and its major north/south arterials including NW 22^nd, 27^th and 32^nd 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 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^th 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^th 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). 

 

1=standard

2=standard-minor repairs

3=substandard-major repairs

4=dilapidated

 

 

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 disrepair.

 

·         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 homes.

 

 

 

 

 

 

 

 

 

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

 

 

 

 

 

 

 

 

 

 

 

 

Land Use Map

 

 

 

 

 

Methodology

 

 

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^th Street Corridor community (see appendix for survey instrument):

 

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

 

Sample

 

 

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 the business population of over 300 establishments on NW 79^th Street, NW 27^th Avenue, and NW 36^th 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^th 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)

 

 

 

 

 

Findings

 

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 sales.

 

The following table shows the respondents’ answers about business revenue cross-tablulated with business location in the 79^th 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^th Street near the metro rail station, said that 50 percent of their clientele lived locally. 

 

 

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 neighborhood, because of the poor reputation it has (a perception brought up while asking them about crime in the 79^th 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^th 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 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

 

 

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 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

 

 

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^th Street sells work uniforms to WAGES workers in exchange for tax breaks.  Also, AV Insurance on NW 27^th Avenue near NW 79^th 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.

 

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^th 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

 

 

 

 

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.”

 

 

 

 

 

Neighborhood Revitalization Resources

 

            This section identifies and summarizes the principal funding mechanisms for the 79^th 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 proposals.

 

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:

 

1. 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.

 

2. 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, parking lots, utility lines, and aesthetic amenities on public property such as trees, sculptures, pools of water and fountains, and other works of art.

 

3. 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.

 

4. 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:

 

Ø       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

 

Ø       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

    ineligible

 

 

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 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.

 

5. 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:

 

Ø       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.

 

Ø       Financing the cost of acquiring property already occupied by the

household at terms needed to make the purchase affordable.

 

Ø       Paying all or part of the premium (on behalf of the purchaser) for

mortgage insurance required up-front by a private mortgagee.

 

Ø       Paying any or all of the reasonable closing costs associated with the

home purchase on behalf of the purchaser.

 

Ø       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 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.

 

            Features:

 

            ¨ 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

                borrowing).

 

                ¨ 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. 

 

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. 

 

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 revenues.

 

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.

 

 

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^th 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^th Street Corridor. 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Appendix A

79^th Street Corridor Initiative Business Survey

 

 

Interview #____

 

Date_____________     Time Start_______       Time Finish_______

 

Location______________________________________

 

Interviewer____________________________________

 

 

 

**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_____________________

 

General

 

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? ___________

 

 

 

 

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)? _____________________________________________________________

 

 

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? ___

 

 

           

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 finances)__________________________________

_________________________________________________________________________

 

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 _____________                                                                       

 

We’re interested in learning about types of training that would benefit your business.

 

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 interest	Some interest	Very interested	N/A
A	Preparing Tax Returns
B	Writing Business Plans
C	Bookkeeping Skills (understanding balance sheets/income statements)
D	Inventory Control
E	Marketing and Promotion of Business
F	Shopping for Insurance
G	Using Computers for Business
H	Using Internet for Business
I	Negotiating Business Loans
J	Understanding Community Reinvestment Programs
K	Recruiting and Interviewing Employees
L	Networking with other Businesses
M	Other

 

27.  Approximately what percentage of your clientele is local (from this neighborhood)?___

 

28.  Approximately what percentage of your suppliers is local (from this neighborhood)?____

 

29.  Do you (or the owners) own or rent this business location?

£      Rent

£      Own

£      Other

 

 

 

 

 

 

 

 

 

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 _______?”

A	General Business Opportunities	Good	Average	Bad	No Opinion / not sure
B	Getting Good Workers	Good	Average	Bad	No Opinion / not sure
C	Availability of Good Locations for Business	Good	Average	Bad	No Opinion / not sure
D	Convenient Access to/from Freeway	Good	Average	Bad	No Opinion / not sure
E	Getting Customers	Good	Average	Bad	No Opinion / not sure
F	Parking Spaces	Good	Average	Bad	No Opinion / not sure
G	Obtaining Finance or Business Loans	Good	Average	Bad	No Opinion / not sure
H	Police Patrol	Good	Average	Bad	No Opinion / not sure
I	Getting Reasonable Insurance Coverage	Good	Average	Bad	No Opinion / not sure
J	Marketing & Business Promotion	Good	Average	Bad	No Opinion / not sure
K	Clean Streets	Good	Average	Bad	No Opinion / not sure
L	Timely Permitting & Licensing	Good	Average	Bad	No Opinion / not sure
M	Clear Road Signage	Good	Average	Bad	No Opinion / not sure
N	Code Enforcement	Good	Average	Bad	No Opinion / not sure
O	Garbage Collection	Good	Average	Bad	No Opinion / not sure
P	Level of Crime	Good	Average	Bad	No Opinion / not sure
Q	Usage of metro rail by employees and clientele?	Good	Average	Bad	No Opinion / not sure
R	#1 problem? (from above or other)

Appendix B

Exterior Housing Conditions Survey

 

Categories:

 

Standard

Standard-Minor Repairs

Substandard-Major Repairs

Dilapidated

 

Definitions:

 

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