Located in Dade County on the east coast of Florida, North Miami is a city with a population of over 50,000. Although North Miami is the northern suburb of the city of Miami, in 1994 it became an entitlement community eligible to receive Community Development Block Grant funding. This is the first HUD-required Consolidated Plan North Miami has prepared.
For Fiscal Year 1995-1996, North Miami is requesting $1.6 million in Community Development Block Grant (CDBG) program funding. Some of the projects that North Miami will fund in its first year include: several downtown revitalization projects; public facility improvements, such as basketball court replacements; and neighborhood preservation projects, such as the installation of street closures in the Westside Neighborhood.
To ensure citizen participation in the development of the plan, North Miami held a series of neighborhood meetings in each target neighborhood to solicit input from residents. City staff provided individuals and groups with technical assistance in submitting proposals to be considered for inclusion in the plan. The Planning Commision served as the Citizen's Advisory Board to make recommendations to the North Miami City Council. The proposed plan was summarized in the Miami Herald on March 31, 1995, and a public hearing was held on April 12, 1995, to solicit public comment before the plan was submitted to the U.S. Department of Housing & Urban Development (HUD).
Bilingual assistance was available. North Miami also consulted numerous social service agencies, including: North Miami Foundation for Senior Citizens, Bayview Mental Health Center, the Dade County Jewish Vocational Center, the city of Hialeah, North Miami Police Department, other city agencies, and city council.
At the time of the 1990 census, the population of North Miami was 50,001, an increase of almost 18 percent from 1980. During the previous decade, the city's racial composition shifted dramatically, with the white population decreasing by 36 percent and other racial populations increasing sharply. The largest increase occurred among the city's African American population, which grew by 892 percent.
North Miami's median family income (MFI) of $24,898 is somewhat lower than the metropolitan and national medians. Of the 20,018 households in North Miami, 5,321 (27 percent) are very low-income, earning 0-50 percent of MFI; 4,136 (21 percent) are low-income, earning 51-80 percent of MFI; and 1,898 (10 percent) are moderate-income, earning 81-95 percent of MFI.
White households comprise 55 percent of all households but only 25 percent of the very low-income households. Comparatively, African American households comprise 23 percent of all households but 27 percent of the very low-income households.
African Americans are concentrated mostly on the city's west side, while Hispanics are evenly distributed throughout the city. Other low-income concentrations can be found along Northeast 6th Avenue, the FEC Railroad, and various downtown areas, which are mainly rental neighborhoods.
North Miami has 4,876 low- and moderate-income elderly households. Of this figure, 1,416 are renters, and 3,460 are owners.
Between 1980 and 1990, the number of housing units grew by 8 percent, rising to 22,107 units. Although the number of owner-occupied housing units decreased by 6 percent, dropping to 9,798 units, the number of rental units grew by 14 percent, rising to 10,329. The number of vacant units dropped to 1,980, yielding a 9 percent vacancy rate. A disturbing trend is the loss of homeownership, which fell from 53 percent in 1980 to 44 percent in 1990.
Although nearly 18 percent of all rental households in North Miami are overcrowded, 79 percent of large family renters are overcrowded. Of owner-occupied households, 12 percent are overcrowded, with large families experiencing higher rates of overcrowding.
In 1990 the median home value in North Miami was $71,800, rising from a 1980 value of $46,700. However, if values were adjusted for inflation, the median home value actually fell by 3 percent. Despite this overall decrease, monthly costs for owners continued to rise. In 1990 the median monthly cost for owner-occupied housing, including a mortgage, was $722. Estimates suggest that only 45 percent of all households can afford a median-value home in the city. The trend toward declining homeownership and the inability of owners to maintain their properties causes concern because these situations contribute to blight and lower property values throughout the city.
Rental costs also have increased. Between 1980 and 1990, median rents increased from $408 to $489, an increase of almost 20 percent. In 1994 HUD's fair market rent for a two-bedroom apartment in North Miami was $737. The fastest growing component of the rental market has been single-family homes.
Affordability is the main housing concern in North Miami. For 1,297 extremely low-income (0-30 percent of MFI) households, only 404 affordable units exist. For the rest of the very low-income (31-50 percent of MFI) households, a shortage of 2,511 units exits.
Approximately 80 percent of extremely low-income renters and 68 percent of extremely low-income owners are cost burdened, paying more than 30 percent of their gross income for housing expenses. Of these, 78 percent of renters and 60 percent of owners in this income category are severely cost burdened, paying more than 50 percent. Although many very low-income households are cost burdened, 50 percent of renters and 35 percent of owners in this income category are severely cost burdened. Furthermore, cost burdens decrease as income levels increase, with 50 percent of low-income households and 25 percent of moderate-income households experiencing severe cost burdens.
Among the elderly, 62 percent of renters and 25 percent of owners experience housing problems, with cost burdens being the prevalent problem. The majority of North Miami's elderly live alone, and most of them are widowed females.
North Miami relies on Dade County and the city of Miami for homeless services. North Miami does not have an accurate count of the homeless population. One transitional emergency shelter provides 10 beds for women who are victims of domestic violence.
Several populations are threatened with homeless, including: low-income and frail elderly, victims of domestic violence, large low-income families, persons with HIV/AIDS, substance abusers, and the mentally disabled.
North Miami does not own any public housing. The city relies on Dade County for public housing services, including Section 8 rental assistance. Five Adult Congregate Living Facilities with a cumulative capacity for 538 individuals serve North Miami's elderly population.
North Miami reviewed its public policies, regulations, and procedures to identify barriers to affordable housing. Based on this review, the city will conduct a feasibility study on establishing a Housing Trust Fund or an affordable housing set-aside requirement, which will offer incentives to develop affordable housing. The city will also implement a streamlined permit process to facilitate the development of affordable housing. Overall, local policies and regulations do not inhibit affordable housing development.
North Miami certifies that it will comply with fair housing regulations.
North Miami estimates that nearly 19,017 units may have lead-based paint hazards. Of all the city's housing units, 86 percent were built before 1979, when residential use of lead-based paint was banned, and these units pose the greatest risk. Among low-income families, 53 percent of all owner households and 78 percent of all renter households live in potential at-risk units.
North Miami plans to comply with lead-based paint regulations and abatement measures whenever CDBG funding is utilized.
High priority nonhousing community development needs include: public facilities; infrastructure improvements; public services, especially for the elderly; code enforcement; and planning.
North Miami's housing and community development priorities focus on neighborhood preservation and the needs of the elderly.
Because the city is mostly built-up, preservation of housing and property values as well as the overall economic well-being of the community are vital. Activities designed to achieve these goals include: homeownership opportunities for low-income households, housing rehabilitation, home repair programs that focus on elderly homeowners, upgrades to area recreation equipment, construction of permanent street closures, landscape redesign, and engineering and design of a proposed downtown rehabilitation. Another component is the funding of a Crime Prevention Office, which will benefit the elderly, children, and businesses.
North Miami's programming focuses on the needs of low-income elderly and frail elderly residents. Over 15 percent of the population is age 65 or older, with 30 percent of these households experiencing severe cost burdens. The isolated elderly's ability to access services and the overall vulnerability of the elderly cause concern. Programming designed to serve this population includes: housing rehabilitation, home repair programs, the Crime Prevention Office, and community development funding for social services outreach.
North Miami identifies five housing priorities. They include:
High priority nonhousing community development needs include: public facilities; infrastructure improvements; public services, especially for the elderly; code enforcement; and planning. Other high priorities are downtown revitalization and neighborhood preservation.
North Miami plans to focus its resources on very low-income households. These 5,321 households will be the main beneficiaries of the CDBG housing-related programs and economic development opportunities.
The lead agency for preparing and implementing the Consolidated Plan is the North Miami Planning & Development Department. The city will also work with other government agencies and nonprofit organizations throughout Dade County, soliciting their input on plan components, exchanging Consolidated Plan documents with other communities, and attending workshops that focus on the overall planning process.
During the first year of the Consolidated Plan, North Miami will use $1.2 million in CDBG funds to support 13 specific projects, which include:
MAP 2 depicts points of interest and low-moderate income areas.
MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.
MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.
MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 6 is a map, sectioned by neighborhood, which depicts points of interest, low- moderate income areas, unemployment levels, and proposed HUD funded projects.
MAP 7 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within one of the four neighborhoods indicated in MAP 6.
MAP 8 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within another of the four neighborhoods indicated in MAP 6.
MAP 9 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded project(s) from a street level vantage point; in addition, a table provides information about the project(s).
