Assessment of Need
The statutory case to extend the agency’s life from 2034 to 2044 — demonstrating that redevelopment is unfinished and the need persists. Final · 2026
A mid-course program, not a concluded one
Miami-Dade County Resolution R-611-15 (supplemented by R-499-16) requires any CRA in existence ten years or more that seeks to extend its life to prepare an Assessment of Need showing that slum and blight conditions still exist. The extension is sought from FY2034 to FY2044 — within the 40-year statutory maximum for CRAs created after July 1, 2002 — following the Omni CRA precedent (R-575-20).
The slum-and-blight findings under §163.340 are established in the Agency’s original Finding of Necessity and the 2024 Finding of Necessity for the Expansion Areas, incorporated by reference.
Four findings that substantiate continued need
Persistent underutilization relative to location
Exceptional access (I-95, Turnpike, Palmetto, Gratigny, NW 79th St, Golden Glades) yet auto-oriented, fragmented, vacant land — NCUAD zoning permits far higher density than exists. Over 70 acres of vacant/underutilized land could hold 1.3M+ SF of new development.
Demographic & socioeconomic distress
The trade area (~98,451 residents) remains below county benchmarks; the South Side (33150) is most distressed at 29.5% poverty (2× county) and 0,873 median household income (~half the metro).
Environmental & regulatory constraints
The entire South Side and part of the Golden Glades node sit within a designated Brownfield area, suppressing private investment absent public participation.
Tax-base evidence of incomplete redevelopment
Combined 2025 taxable value ~78.2M — low-value, low-intensity for highway- and transit-served land. The program is mid-course, not concluded.
A ~.65M commercial grants program (restructured 2024), a 00,000 grant to the DoubleTree hotel, a July 2025 Five-Year Action Plan, and the 2024 Finding of Necessity + 2026 Plan Update. FY2023-24 TIF revenue was .38M; net position (9/30/24) .64M. The tools are working — they need more time to finish the job.