Djanm: Mitigating Climate Change Gentrification in Little Haiti, Miami FL by Sharleen Devjani

D J A N M

Image Credit: Miami & Beaches (IG)

MITIGATING CLIMATE CHANGE GENTRIFICATION IN LITTLE HAITI, MIAMI FL By Sharleen Devjani Commoning the City | Master of Architecture ‘21 | Carnegie Mellon University

ACKNOWLEDGEMENTS

I would like to thank my professors at the Carnegie Mellon School of Architecture Jonathan Kline and Stefan Gruber for their invaluable guidance and mentorship this past year, Valentina Vavasis for her support and help with understanding how to use real estate analyses to support this thesis (and her Miami Herald subscription!), Kristen Kurland for teaching me how to make the most of GIS and mapping tools, and last but definitely not least, Kai Gutschow for always encouraging and guiding me through our rigorous Master of Architecture program.

I am deeply grateful to Mandy Bartle, Charles Dabney, and John Clark of the South Florida Community Land Trust, for their expert advice and unwavering support. All members of the Little Haiti Capital Investment Coalition for their tireless community advocacy efforts. Ernest Bellamy for sharing his valuable knowledge and experience of Miami, Pia Palomino of FANM, for enlightening me about the sentiment and happenings in Little Haiti, and Caroline Lewis from the CLEO institute for sharing her perspective and experiences advocating for climate change awareness.

My appreciation also goes out to my dearest friends and peers, near and far. To my friends and colleagues in Los Angeles, Singapore & Mumbai, thank you for always pushing me to be the very best version of myself. To my CMU family and friends in Pittsburgh, thank you for always making me smile and keeping me afloat through the pandemic. We make a great ‘quaran-team’.

Finally, I would like to express my gratitude to my parents, sister and fur babies for their tremendous understanding, support, and encouragement for the pursuit of my academic and professional goals. Because of whom, achieving this graduate degree was made possible.

TO THE READER ON THE OTHER END OF THIS THESIS: This body of work was created with the intention of articulating a framework that Little Haiti, and other low-income coastal communities, could use and build-upon to become more resilient in the ever-growing challenges of climate change displacement. If you happen to stumble upon this thesis, and wish to collaborate, please do not hesitate to reach out – sharleendevjani@gmail.com. I’d love to know your thoughts.

CONTENTS

ABSTRACT 7

RESEARCH & INTERVIEWS

User Personas & Key Takeaways

CONTEXT 9

Little Haiti |The Haitian American

Elevation, Flooding & Redlining

Spirit

Understanding Flood Risk

Little Haiti | The People

Climate Change Gentrification

Little Haiti | Public Art

Impact on Real Estate

Haitian Architecture 57

HYPOTHESIS 16

SPATIAL INTERVENTION 58

DEMOGRAPHICS 18

Approach 59

Precedent Typologies 60 Programming 61

COMMUNITY ACTORS 20

Existing Site Plan 62

EXISTING DEVELOPMENTS & ZONING |

MIAMI 21 “TRAGIC CITY” 24 26

Overview 66

Typology A: Shophouse

Typology B: Multi-Generational

Townhomes & Apartments

OTHER FUNDING SOURCES

Proposed Site Plan

Typology C: Terraced Apartments

The Plaza 74 Laundromat 2.0 78

STRATEGY & APPROACH

Shared Resources 29

Proposed Use of Funds

The Terraces 82 MEASURING RESILIENCE 86

CLT Structure 31

Climate-Informed Zoning Overlays

LAND USE, FLOOD RISK & CLIMATE-

RECAP (EXISTING) 87

RECAP (PROPOSAL) 88 PROPOSED NEXT STEPS

REFERENCES & SOURCES

INFORMED ZONING

Housing Displacement Risk

Proposed Zoning Overlay

Proposed Community Land Trusts

UPZONING STUDIES 48

Illustration Credit: Jacob Escobedo / The New Yorker

ABSTRACT The global phenomenon of climate change is creating varying degrees of impact on

cities and communities around the world.

‘climate change gentrification’. Within Miami, residents of the Little Haiti neighborhood are facing displacement due to a surge in high-

Its effects are quickly being observed in

end mixed-use developments like Magic City.

drought, excess rainfall, and flooding, to

This proposal hypothesizes that displacement

the form of higher temperatures, wildfires, name a few.

caused by climate change gentrification can be mitigated with a multi-scalar approach

Rising sea levels, floods and hurricanes are

(urban policy, built environment & socio-

the foremost impacts of climate change

economic dynamics), involving practices

felt on coastal areas and communities. One

of commoning and cooperation between

such location within the United States is

community members, government and

Miami, Florida. Climate scientists predict

developers, to create physical and social

that 1 in 8 of Florida’s homes would be

infrastructure for long-term climate and

underwater by 2100, which would account

community resiliency. Mechanisms used

for almost 50% of the estimated housing

to test this hypothesis are the formation

value losses in the country. Where once

of Community Land Trusts (CLTs), concepts

seaside and waterfront dwellings were

and practices of cosmopolitan localism, and

highly sought after by the affluent, the same

climate-informed overlays to the existing

demographic now seeks higher elevation

zoning ordinances for inclusivity and

real estate that will protect them from rising

resilience - tested with new architectural

sea levels. Unfortunately, this has incurred

typologies.

CONTEXT At present, the main forces causing displacement in Little Haiti are rising sea levels which are causing incoming large-scale projects, such as Magic City, who seek higher elevation land for their developments. These projects are executed under the Miami 21 Zoning Code’s ‘Special Area Plans’. This form of displacement is now becoming known as climate change gentrification. Shown below is a montage representation of the above-mentioned issues.

Montage Credot: Sharleen Devjani Base Image Credits - Left: Averette (Wikimedia Commons), Center: Miami Herald, Penn Live, Right: The Miami Times

ELEVATION, FLOODING & REDLINING The racially segregating historical practice of redlining and non-inclusive housing policies has placed black communities in lower elevation and flood prone areas in most parts of the United States. However, the opposite was observed in South Florida. Redlining situated black communities inland and on higher physical elevations in order to give white communities the preferred and sought-after waterfront and coastal areas for real estate investment and ownership. The map below shows flood zones overlaid with Miami’s redlining map. Today, due to rising sea levels and flooding, high-to-moderate income homeowners are looking to move inland and onto higher ground: “My grandfather, he always would talk to us, like, ‘They gon’ steal our communities because it don’t flood.’ I remember him saying it as a young child,” said Valencia Gunder, a climate activist who lives in Liberty City which sits at least 10 feet above level with some areas higher than that.

6-14ft ASL

4ft ASL

Projected Surge Flooding A ‘Best’ B ‘Still Desirable’ C ‘Definitely Declining’ D ‘Hazardous’

Esri, HERE

UNDERSTANDING FLOOD RISK

The composite coastal hazard mapper from the National Oceanic & Atmospheric Administration (screenshot above) was used extensively to understand the flood risk in Miami, and the various sources of flooding with their respective estimated inundation levels - as diagrammed below.

MIAMI

LITTLE HAITI

HIGH TIDE FLOODING

STORM SURGE & RAIN

SEA LEVEL RISE

1-2 ft

1.5 - 3 ft

3 ft

6 ft

LOWER IMPACT ON LITTLE HAITI

HIGHER ELEVATION

CLIMATE CHANGE GENTRIFICATION ‘Classic’ gentrification can be described as a

based on changing climactic conditions

process of change in a previously disinvested

(such as rising sea levels/flooding, wildfires,

neighborhood. The character of a low-

hurricanes etc.). The concept of climate

income urban area is affected by an influx

gentrification was brought into the spotlight

of new and higher-income residents, which

by Jesse Kennan, a Harvard researcher who

in turn impacts housing prices, and attracts

analyzed the changing real estate values

new businesses / economic opportunities.

of single-family homes in Miami-Dade

The displacement of current residents

County based on physical elevation. Kennan

and community members is frequently

hypothesized that gentrification in higher-

observed as the cost of living increases due

elevation communities will continue to

to the gentrifying neighborhood. ‘Classic’

advance as consumers try to avoid the risks

gentrification is often fueled by factors such

of flooding.

as family structure, rapid job growth, lack of housing, traffic congestion and public sector

Figure 1 below indicates the various pathways

policies.

to climate gentrification. In conclusion, ‘classic’ gentrification is propelled by supply,

Climate gentrification, on the other hand, is

whereas climate gentrification is driven by

propelled by changing consumer preferences

demand.

Sea Level Rise : 10” / 0.8’ : 26” / 2.1’ : 61” / 5’

Climate-Driven Migration People + Capital ($$$)

Increased Real Estate Prices 3.3% increase in 1 year (2019 -2020) 7.0% forecasted increase (2021)

Climate Change Gentrification Real estate developments & investment Higher income households Increased cost of living

Displacement

Pathways to Climate Gentrification

2030 2060 2100

IMPACT ON REAL ESTATE Rising sea levels and climate change have been making their impact on the real estate market in Miami. Low elevation properties are underperforming compared to higher elevation properties. According to the Zillow Home Value Index in 2020, the typical home value for Little Haiti is $306,363 which has seen an increase of 3.3% in 2019. Zillow forecasts that home values will increase by 7% by 2021. Furthermore, studies conducted by Jesse Kenan analyze the real estate value regression coefficient. The image on the right shows the correlation between physical land elevation and real estate values – the lower the elevation the higher the chances of stagnating or depreciating real estate value. Maps on the right study the housing price trends in Little Haiti between the periods of 19801990, and 2000-2010. The results of the study strongly indicate an awareness towards the increasing risk of flooding and rising sea levels, especially as investment and real estate prices in lower lying areas significantly increased between 2000-2010. Furthermore, higher value homes are visibly situated away from flood prone areas.

Property Value in Little Haiti : 1980-1990

Property Value in Little Haiti : 2000-2010

HYPOTHESIS

Can displacement caused by climate change gentrification be mitigated with a multi-scalar approach, involving practices of commoning and cooperation between community members, government and developers, to create physical and social infrastructure for long-term climate and community resiliency?

DEMOGRAPHICS The neighborhood of Little Haiti has a

home rental in the price range of $500-$749

predominantly Black population. However,

and $1000-$1499. For the smaller group

changes can be seen in the racial

of homeowners, most Little Haiti residents

demographics from 2009/2013 – 2017

spend 50% of their annual income on

where the overall percentage of Black

monthly mortgages in the range of $1000-

community members has decreased by 10%,

$1499 which places most homeowners in the

and the White/Hispanic community members

‘severely cost-burned’ category.

have increased by approximately 9%. Although the median household income for Cost-burdened households are those which

Little Haiti and Miami is comparable, the

spend more than 30% of their annual income

average household size is not (8.1 vs. 2.6

on housing needs. Severely cost-burdened

people). This reinforces the data that 47%

households are defined as those that spend

of Little Haiti residents are already living in

more than half (50%) of their income on

poverty.

housing. Research revealed that a significant number of Little Haiti residents spend between 25-30% of their annual income on

(2000-2014) White non-Hispanic population has increased by 54%, though from a low base, while the number of households earning more than $50,000. (2013-2017) 10% reduction in Black population was observed. White Black Asian Hispanic Other

Above: Racial Dot Map by Sharleen Devjani, Data from Miami Dade County’s Open Data Hub

Area : 3.125 square miles Population : 35,856 Population Density Little Haiti Miami

: 11,474 people per square mile : 12,715 people per square mile

Median Rent Little Haiti : $ 818 Miami : $ 944 Average Household Size Little Haiti : 8.1 people Miami : 2.6 people

82% of Little Haiti Residents are Renters 47% of Residents are Living in Poverty 65 & Older

40.3% 64.6%

18 & Under All Residents

47.0% 0%

10%

20%

30%

40%

50%

60%

70%

COMMUNITY ACTORS Existing LH Residents

Potential LH Residents

Home Renters

Youth

Business Owners

Elders

Home Owners

Government - City of Miami

Investors

Developers - Magic City

Built Environment Professionals

Climate Change

An excercise was carried out to understand

income households they emigrate from. (3) The

who the community actors in Little Haiti

government (i.e. City of Miami), (4) developers

were. This was done to help break down

such as Magic City, both of whom are seen

the dynamics and better understand the

as potential investors in LH. Lastly, (6) climate

relationships between various groups. The

change is a signigicant community actor as

community actors identified were (1) existing

it re-shapes the fabric of LH, calling in the

residents of Little Haiti (LH), who comprise

expertise of built environment professionals

mainly of home renters and business owners,

to investigate solutions. Additionally, indicated

who are split into youth and elders. (2) Potential

below are non-profit/advocacy groups who

/incoming LH residents who would likely be

are actively working for the betterment of the

home and business owners due to the higher

community.

Parishioners of Notre Dame d’Haiti Catholic Church walk through the streets of Miami’s Little Haiti neighborhood past a sign announced a new real estate development during the traditional Good Friday procession in April 2020.

Notre Dame d’Haiti Catholic Church A communal gathering space for the residents of Little Haiti, regardless of race or religion.

EXISTING DEVELOPMENTS & ZONING | MIAMI 21 The Miami 21 zoning code is a transect and form-based code that encourages Special Area Plans. SAPs permit developers like Magic City to build denser and higher structures if they have more than 9 contiguous acres of land, in exchange for public amenities like parks. Magic City allocated $31 million in a Little Haiti Revitalization Trust, which is being managed by the City of Miami.

Special Area Plan (SAP)

City of Miami

Magic City

Managed by the City

Miami 21 Zoning Code Form-Based

New Urbanism

Smart Growth

Project Vision: Miami 21 represents the “Miami of the 21st Century” and entails a holistic approach to land use and urban planning. It provides a clear vision for the City that is supported by specific guidelines and regulations so that future generations can reap the benefits of well-balanced neighborhoods and rich quality of life. Six Elements: 1. Zoning 2. Economic Development 3. Historic Preservation 4. Parks & Open Spaces 5. Arts & Culture 6. Transportation

Special Area Plan (SAP) The City of Miami 21 Zoning Code permits developers with more than 9 contiguous acres of space to build denser and higher structures permissible in the zoning codes, in exchange for providing public amenities like parks.

POTENTIAL FUNDING SOURCE

$1.5B Project - 17+ Acres - Co-working spaces - Luxury Highrises - Hotels

Little Haiti Revitalization Trust $31M vs. Bal Harbour SAP $500M Project $100M Community Benefits Negotiated

“TRAGIC” CITY In addition to the $31 million Little Haiti Revitalization Trust, Magic City anticipates the following community/economic impacts: •

“The creation 930 annual short-term construction jobs resulting in approximately $500 million in wages and expenditures.

•

The creation of more than 11,680 direct and indirect full-time jobs resulting in approximately $640 million in annual wages.

•

The districts future residents, guests, hotel visitors, retail patrons, and office users will spend $188 million in annual expenditures, further stimulating the local economy.

•

Upon stabilization, the district will generate more than $27 million in marginal property tax and sales tax revenue.”

The Magic City Foundation claims to have an active role in supporting the community of Little Haiti by aiding the following local programs: •

Sounds of Little Haiti

•

Security Training for residents of Little Haiti

•

Little Haiti Football Club

•

Notre Dame D-Haiti Catholic Church

•

Hurricane Maria Caribbean Relief Effort

•

Small Business Training Program

The foundation is also attempting to create a grant program to aid local businesses in Little Haiti. The reaction and sentiment towards Magic City are mixed. Some residents of Little Haiti are excited for the economic opportunities that Magic City might bring with it. Others are very skeptical, especially following the events of the 1970s I-95 highway construction which ultimately displaced 40 out of 50 million black community members from Overtown – a predominantly black neighborhood in Miami at the time. Many fear that the Magic City project will similarly force displacement and gentrification with its new high-rise and dense developments. Furthermore, the lack of ‘actual’ community participation ultimately resulted in a less than desirable deal for the neighborhood ($31 million in community benefits from a $1.5 billion project). Another Special Area Project (SAP) in Bal Harbour confirms the inequity of the outcome for Little Haiti, where Bal Harbour was able to secure $100 million in community benefits on a $500 million SAP development.

Rendering of Magic City Innovation District. Image Credit: The Next Miami

Community activists protesting against Magic City on June 20, 2019. Photo Credit: Miami Herald

OTHER FUNDING SOURCES JP MORGAN CHASE Private Entity

$200K

• Haitian American Community Development Corporation • Haitian Neighborhood Center • Sant La • Partners for Self-Employment • South Florida Community Land Trust • The Capital Good Fund

$100K

LITTLE HAITI CAPITAL INVESTMENT COALITION

SOUTH FLORIDA COMMUNITY LAND TRUST

• Capital development plan • Affordable housing preservation • Economic development

• Creation of CLTs • Equitable & affordable housing • Especially along railways

Further to the Little Haiti Revitalization trust, a JP Morgan chase grant of $200 thousand dollars is to be shared between the Little Haiti Capital Investment Coalition and the South Florida Community Land Trust to support affordable and equitable housing and economic development in Little Haiti.

MIAMI FOREVER BOND

Government Miami Forever Bond $400M

Resilient Future

Climate Ready

The Miami Forever Bond (MFB) is a $400 million that intends to build a stronger and more resilient future for the City of Miami, in response to the most urgent needs of the city; sea-level rise and flood prevention, roadways, parks and cultural facilities, public safety and affordable housing. Projects funded by the MFB are intended to “benefit current and future residents, businesses and visitors, while also creating jobs and lowering costs related to sea-level rise and increased storm events.” The MFB is funded via a General Obligation Bond (GO Bond), which is a means by which cities acquire funding for significant infrastructure projects. Because GO Bonds are backed by the faith and credit of the City, tax rates are maintained even while prior bonds are being settled.19 Out of $400 million, $192 million (almost half of the MFB) is allocated for sea level rise and flood prevention with the objective to “minimize flooding frequency, severity, duration and impact. Protect critical infrastructure and high-use areas, reducing financial and economic vulnerability.” $100 million is allocated for affordable housing.

STRATEGY AND APPROACH A multi scalar approach was taken in the project, looking at various scales and types of intervention. It incorporates aspects of urban policy, the built environment, and socio-economic dynamics, and the relationship between government, developers and community members.

A MULTI-SCALAR APPROACH RESILIENCE

GOVERNMENT Land Use / Zoning

URBAN POLICY

Climate Readiness DEVELOPERS

LH RESIDENTS

Densification

BUILT ENVIRONMENT

Affordable Housing Flood Infrastructure

GOVERNMENT

FOR PROFIT DEVELOPERS

NON-PROFIT / COMMUNITY MEMBERS

URBAN POLICY / LAND USE

URBAN DESIGN

Community Land Trust

SOCIOECONOMIC DYNAMICS

ARCHITECTURE

Cooperative Common Finance Pool

PHYSICAL INFRASTRUCTURE

ECONOMIC INFRASTRUCTURE

SOCIAL INFRASTRUCTURE

SHARED RESOURCES The strategies implemented for this proposal are mainly Community Land Trusts, zoning overlays to encourage densification at low-flood risk areas, and the introduction of new architectural typologies that are designed to encourage local forms of production, promote ownership and foster social infrastructure. Additionally, land, physical infrastructure, social infrastructure, and knowledge were identified as shared resources and opportunities for commoning.

LAND Community Land Trust, Densification & Zoning Overlays

PHYSICAL INFRASTRUCTURE Flood Mitigation, Transportation

SOCIAL INFRASTRUCTURE Community Bonds & Relationships

KNOWLEDGE Awareness, Advocacy, Rights

PROPOSED USE OF FUNDS $31 million from the Little Haiti Revitalization trust and $200 thousand from the JP Morgan Chase Grant is proposed to be used for land use and building acquisition, redevelopment and common finance pools. The government-issued Miami forever bond can be leveraged for improving flood infrastructure and other capital improvement projects in Little Haiti.

LITTLE HAITI REVITALIZATION TRUST

$31M

JP MORGAN CHASE GRANT

LAND + BUILDING AQUISITION REDEVELOPMENT

COMMON FINANCE POOL

$200K

FLOOD INFRASTRUCTURE MIAMI FOREVER BOND

$ - MFB CAPITAL IMPROVEMENT PROJECTS

CLT STRUCTURE The community land trust (CLT) structure is one of equal ownership between stakeholders, namely the CLT residents, public representatives and community members. Organizations shown here are currently on ground and have been working with the residents of Little Haiti for years.

CLT RESIDENTS

33%

33% PUBLIC REPRESENTATIVES

COMMUNITY MEMBERS

& other members of the Little Haiti Capital Investment Coalition

CLIMATE-INFORMED ZONING OVERLAYS Zoning overlays were adopted as a strategy for climate readiness and densification. The bottom row of images represent the current urban fabric in Little Haiti, which mostly comprises of single family homes.

CLIMATE READINESS

DENSIFICATION

Urban density increases on higher land as sea levels rise

JP MORGAN CH

$$ ECONOMIC OPPORTUNITY COMMUNITY LAND TRUST RESILIENT DESIGN

DENSIFI RE-ZONING

FLOOD INFRA

$$ PHYSICAL INFRASTRUCTURE

ECONOMIC INFRASTRUCTURE

MIAMI FORE

SOCIAL INFRASTRUCTURE TOUSSAINT LOUVERTURE ELEMENTARY SCHOOL

In order to mitigate displacement, the $31 million from the Little Haiti Revitalization Trust and other funding sources like

ments, upzoning, and densification to create economic opportunity, community land trusts, resilient and equitable spaces

HASE GRANT

ICATION

$$$

/ LAND USE

$$$

LITTLE HAITI REVITALIZATION TRUST

$31M

ASTRUCTURE

EVER BOND

NOTRE DAME D’HAITI CATHOLIC CHURCH

LITTLE HAITI SOCCER PARK

MAGIC CITY

LAUNDROMAT ART SPACE LITTLE HAITI CULTURAL CENTER + LIBRERI MAPOU

the JP Morgan Chase Grant and Miami Forever Bond are proposed to be channeled into flood infrastructure improve-

s for the neighborhood. (Diagram & Image by Sharleen Devjani)

LAND USE, FLOOD RISK & CLIMATE-INFORMED ZONING A series of mapping studies were carried out to understand the existing conditions in Miami and then at a more zoomed in scale for Little Haiti.

This includes studies of existing zoning and land use, which indicate that the Miami 21 transect-based zoning code does not account for climate change and rising sea levels. In Little Haiti, T3 sub-urban areas dominate the neighborhood which has resulted in a plethora of single family and low-density housing. With increasing real estate prices and displacement rates, a strong case is present for upzoning proposals in flood-prone areas of the neighborhood. This would permit not only higher density affordable housing, but mixed-use developments that could be instrumental in stimulating the local economy.

City of Miami

City of Miami + Flood Risk

TROLLEY BRIGHTLINE RAIL STATION

1. Existing Condition

TROLLEY BRIGHTLINE RAIL STATION

2. Existing Condition + Flood Hazard

TROLLEY BRIGHTLINE RAIL STATION

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! !

 



 











  

Parks

! !



 

! !

Streets



 

Neighborhoods







Parcels

 

 

Trolley / Rail

! ! !



! !

 

 

! !



 

! ! !

 

 

 



 

! !









! !



! !



Contour



 

! !



! !





 !

 



! !

 

! !

HIGH RISK FLOODING

MEDIUM RISK FLOODING

LOW RISK FLOODING

MAGIC CITY

5. Existing Zoning + Flood Risk Mapping RESIDENTIAL

COMMERCIAL / WORKPLACE INSTITUTIONAL

INDUSTRIAL

PARKS

MAGIC CITY

WELLNESS

VACANT LOTS

TROLLEY BRIGHTLINE RAIL

6. Existing Land Use

HIGH RISK FLOODING

MEDIUM RISK FLOODING

LOW RISK FLOODING

MAGIC CITY

TROLLEY BRIGHTLINE RAIL

RESIDENTIAL

COMMERCIAL / WORKPLACE INSTITUTIONAL

INDUSTRIAL

PARKS

MAGIC CITY

WELLNESS

VACANT LOTS

7. Existing Land Use + Flood Risk Mapping COMMERCIAL / WORKPLACE HUBS

HIGH RISK FLOODING

MEDIUM RISK FLOODING

LOW RISK FLOODING

MAGIC CITY

LANDMARKS

AFFORDABLE HOUSING

Notre Dame D’Haiti Catholic Church

Miami Edison Senior High School

Little Haiti Cultural Center

Laundromat Art Space Sweat Records Chez Le Bebe

Shadowlawn Elementary School

Miami Jewish Health

8. Commercial / Workplace Opportunities

ASSISTED HOUSING

TROLLEY BRIGHTLINE RAIL

HOUSING DISPLACEMENT RISK A joint analysis of multiple factors such as future flood risk, proximity to Magic City, existing public transportation, and commercial activity hubs was used to inform the primary and secondary areas at risk for gentrification and therefore housing displacement. The outlined areas are likely to become the most desirable for profitable real estate development over time.

1 Notre Dame D’Haiti Catholic Church

Miami Edison Senior High School

Little Haiti Cultural Center

Laundromat Art Space

Sweat Records Chez Le Bebe

Shadowlawn Elementary School

Miami Jewish Health

PRIMARY CURRENTLY T3 / T4 / T5 • • • •

Proximity to Magic City Proximity to Trolley Proximity to Commercial Hubs Majority medium flood risk areas may make it more appealing to developers

HIGH RISK FLOODING

MEDIUM RISK FLOODING

LOW RISK FLOODING SECONDARY CURRENTLY T3 • Proximity to Commercial Hubs • Low flood risk makes it appealing for developers

MAGIC CITY

LANDMARKS

AFFORDABLE HOUSING ASSISTED HOUSING

TROLLEY BRIGHTLINE RAIL

PROPOSED ZONING OVERLAY In accordance with the housing displacement risk analysis, upzoning / zoning overlays are proposed for neighborhood and community resilience.

RES

Notre Dame D’Haiti Catholic Church

Miami Edison Senior High School

Little Haiti Cultural Center

Laundromat Art Space Sweat Records Chez Le Bebe

Shadowlawn Elementary School

Miami Jewish Health

SILIENCE

T6 URBAN CORE ZONE CURRENTLY T3 / T4 / T5

Most Dense

Least Dense

Residential

Mixed Use

Most Dense

Least Dense

Residential

Mixed Use

Most Dense

Least Dense

Residential

Mixed Use

• Economic stimulation • Public transportation (Brightline Rail) • Lessen residences in a high-medium flood risk area

T5 URBAN CENTER ZONE CURRENTLY T3 / T4 / T5 • Economic stimulation - Zoning + Magic City • Public transportation (Free Trolley) • Residential + Commercial to encourage a localized economy

T4 GENERAL URBAN ZONE CURRENTLY T3 • Densify affordable housing to minimize displacement • Still permit local commercial activity

TROLLEY BRIGHTLINE RAIL

MAGIC CITY

LANDMARKS

AFFORDABLE HOUSING ASSISTED HOUSING

PROPOSED COMMUNITY LAND TRUSTS (CLTs) Further to the upzoning / zoning overlays proposals, and vacant lot locations, potential locations for community land trusts are indicated below to stabilize parts of the neighborhood that are at risk for housing displacement. This is intended to maintain equitable and affordable housing/commercial spaces for the residents of Little Haiti.

STAB

Notre Dame D’Haiti Catholic Church

Miami Edison Senior High School

Little Haiti Cultural Center

Laundromat Art Space Sweat Records Chez Le Bebe

Shadowlawn Elementary School

Miami Jewish Health

BILIZATION

T6 URBAN CORE ZONE CURRENTLY T3 / T4 / T5

Most Dense

Least Dense

Residential

Mixed Use

Most Dense

Least Dense

Residential

Mixed Use

Most Dense

Least Dense

Residential

Mixed Use

• Economic stimulation • Public transportation (Brightline Rail) • Lessen residences in a high-medium flood risk area

T5 URBAN CENTER ZONE CURRENTLY T3 / T4 / T5 • Economic stimulation - Zoning + Magic City • Public transportation (Free Trolley) • Residential + Commercial to encourage a localized economy

T4 GENERAL URBAN ZONE CURRENTLY T3 • Densify affordable housing to minimize displacement • Still permit local commercial activity PROPOSED CLT(S) *MORE VACANT LOTS TROLLEY BRIGHTLINE RAIL

MAGIC CITY

LANDMARKS

AFFORDABLE HOUSING ASSISTED HOUSING

UPZONING STUDIES Upzoning / density studies were carried out to validate the

upzoning proposals and to better understand what it meant for the urban fabric of Little Haiti.

3 density studies have been carried out at test sites derived from the proposed community land trust areas - area 1, area 2, and a study of Little Haiti’s existing urban fabric in relation to Magic City Innovation District. This is a speculative representation of of the future density that is anticipated to be seen, based on the the publicly released renderings. The impacts of Special Area Plans can be seen as the development overshadows the entire neighborhood.

AREA 1 UPZONED FROM T3 > T4 3 STORIES MAXIMUM

1. Existing Condition

2. Existing Condition + Upzoned Vacant Lots

3. All Upzoned

Key Plan

AREA 2 UPZONED FROM T3 > T5 5 STORIES MAXIMUM

1. Existing Condition

2. Existing Condition + Upzoned Vacant Lots

3. All Upzoned

Key Plan

EXISTING

MAGIC CITY

RESEARCH & INTERVIEWS User interviews were conducted to better understand the issues, sentiment and needs of the community in Littla Haiti.

The users are categorized into 4 main personas; (1) Miami native & built environment specialist, (2) Community Land Trust, (3) Community Rights Activist, and (4) Climate Change Activist & Teacher. Key takeaways and findings are indicated on the right, which were important in informing the subsequent design proposal.

USER PERSONAS

MIAMI NATIVE & BUILT ENVIRONMENT PROFESSIONAL

COMMUNITY LAND TRUST

COMMUNITY RIGHTS ACTIVIST

CLIMATE CHANGE ACTIVIST & TEACHER

ERNEST BELLAMY

SOUTH FLORIDA COMMUNITY LAND TRUST

FANM

CLEO INSTITUTE

Mandy Bartle Charles Dabney John Clark

Pia Palomino

Caroline Lewis

KEY TAKEAWAYS POLITICAL RESISTANCE ZONING CHANGES

HIGH DENSITY LIVING IS NOT DESIRED

DISPLACEMENT RATES ARE INCREASING

HAITIAN AMERICANS LIVE IN MULTI-GENERATIONAL HOUSEHOLDS

SIGNIFICANT CHANGES ARE EXPECTED WITH THE NEW RAIL(S)

OPEN SPACES ARE VALUED

MORE COMMUNITY ADVOCACY IS NEEDED

PRIORITIZE CULTURAL PRESERVATION

FUNDING IS LIMITED

BALANCE PRIVACY AND COMMUNITY

CLIMATE CHANGE AWARENESS IS GROWING

STIMULATE THE LOCAL ECONOMY

LITTLE HAITI | THE HAITIAN AMERICAN SPIRIT

FAITH

MUSIC & DANCE

COMMUNITY

ART

LANGUAGE

SPORT

FOOD

ACCEPTANCE & RESILIENCE

LITTLE HAITI | THE PEOPLE Haitian Immigrants

Small Business Owners

Martin Nandy Social Entrepreneur | Coffee-Importing Business

Jude Papaloko Artist | Jakmel Art Gallery

Promotes the importation of coffee from Haiti to boost the homeland’s economy.

Has had to move his studio several times as affordable spaces are becoming scarce.

“Developers should help locals with capital and knowhow”

Georges Laguerre Business Owner | Ti Georges Cafe Located at the Little Haiti Cultural Center

LITTLE HAITI PUBLIC ART

HAITIAN ARCHITECTURE GINGERBREAD HOUSES

SPATIAL INTERVENTION

APPROACH LOCALIZED ECONOMY

HAITIAN ARCHITECTURE

+ NEW TYPOLOGIES

NEW FORMS OF PRODUCTION SOCIAL INFRASTRUCTURE DECOMMODIFIED LAND COMMUNITY OWNERSHIP

RESILIENCE DENSIFICATION AFFORDABLE HOUSING CO-OP COMMERCIAL COMMUNITY LAND TRUST

PRECEDENT TYPOLOGIES Shophouse

Hawker Center

Lilypad

Shophouse and Hawer Center typologies from Singapore and Malaysia were referenced for creating new typologies in Little Haiti. The shophouse is traditionally used as combined ownership model where commercial activites occur on the ground floor, with residential spaces on the upper floors; fostering a localized economy. The hawker center is a local food court, where multiple food and beverage business owners occupy individual stalls under the umbrella of the overall hawker center; thus preserving affordability with shared expenses and spaces. Lastly, the lilypad typology by Kohn Pederson Fox (KPF) allows for centralized open spaces that are raised for flood protection and public spaces of refuge.

PROGRAMMING Programs in Little Haiti were rethought to encourage economic stimulation via commercial, residential and arts/tourism uses. Community resilience via education, training and employment pipelines, such as leveraging existing places such as the Miami Jewish Senior Health Center. And other functions for diversified investment and cultural preservation.

COMMERCIAL

RESIDENTIAL

ECONOMIC STIMULATION

ART & TOURISM COMMUNITY RESILIENCE HEALTH & WELLNESS

EDUCATION & TRAINING

DIVERSIFIED INVESTMENT

WORKPLACES CULTURAL PRESERVATION F&B

ELDER HOMES

EXISTING SITE PLAN

NE 60th St

NE 2nd Ave

NE 1st Ave

NE 59th St

30ft 60ft

120ft

Notre Dame D’Haiti Catholic Church

LH Cultural Center & Marketplace

Laundromat Art Space

5/12/2021

120 NE 59th St - Google Maps

120 NE 59th St

Toussaint Louverture Elementary School

Image capture: Feb 2019

Miami, Florida Google Street View

PROPOSED SITE PLAN

NE 60th St

NE 59th St

30ft 60ft

120ft

NE 2nd Ave

NE 1st Ave

NE 59th Terrace

1. The Plaza 2. Laundromat 2.0 3. Shophouses 4. Community Hub 5. Terraced Apartments 6. Multi-Generational Townhomes & Apartments 7. Notre Dame D’Haiti Catholic Church 8. Little Haiti Cultural Center & Marketplace 9. Toussaint Louverture Elementary School

OVERVIEW Terraced Apartments

Plaza

Shophouses

Laundromat 2.0

Lilypad Apartments MG Townhomes

Most Dense

TYPOLOGY A SHOPHOUSE

Flex

FUTURE FLOOD PROOFING

Residential

LARGER FAMILIES

Commercial

LOCALIZED ECONOMY OWNERSHIP

TYPOLOGY B MULTI-GENERATIONAL TOWNHOMES & APARTMENTS

Apartments

HIGHER DENSITY

Communal Space

COMMUNITY

Multi-Generational Townhomes

Ancillary / Parking

LARGER FAMILIES CULTURAL PRESERVATION

QUALITY OF LIFE ECONOMIC OPPORTUNITY

TYPOLOGY B TERRACED APARTMENTS

Apartments

Communal Space

HIGHER DENSITY

COMMUNITY CULTURAL PRESERVATION

Commercial

ECONOMIC OPPORTUNITY

Lilypad

FLOOD PROTECTION

Ancillary / Parking

QUALITY OF LIFE

THE PLAZA

F&B; Live

Connectivity to the Cultural Center and rest of the site

e & Work

Public plaza (‘hawker center’)

Flex space for farmers markets etc.

THE PLAZA

LAUNDROMAT 2.0

Commercial & residential opportunities

Original Laundromat

Flexible public art space / performances / cultural activities

Laundromat extension

LAUNDROMAT 2.0

THE TERRACES

Facilities such as daycare, eldercare or health and welness

Commercial & shop/office ownership opportunies

Fostering neighborly bonds

Sense of openness within density

Communal open spaces + flood protection

THE TERRACES

MEASURING RESILIENCE

Employment Rates

Migration Rate Poverty Levels

Dependency (Localized Models of Business)

Household Income

ECONOMY

SOCIETY

GDP Growth Rate

Access to Education / Training

Industry Diversity

Proximity of Services Inclusivity

Community Organizations Public Sector Cooperation

GOVERNANCE Transparency

Population Density Accessible Green Spaces Transit Access

ENVIRONMENT Flood Risk Infrastructure Climate Readiness Informed Land Use

RECAP (EXISTING)

Bare Minimum

GOVERNMENT

DEVELOPERS

$$$

LITTLE HAITI RESIDENTS

Low Priority

Displacement

High Priority

HIGH INCOME RESIDENTS

EQUITY

COMMUNITY ADVOCATES

RECAP (PROPOSAL)

LITTLE HAITI RESIDENTS Ownership & Agency

$ Resilience

COMMUNITY LAND TRUSTS

GOVERNMENT

DEVELOPERS

CLIMATE INFORMED UPZONING

MIXED INCOME RESIDENTS Mixed Use & Residential

Climate Readiness Density

Affordability & Equity

COMMUNITY ADVOCATES

PHYSICAL (CLIMATE) RESILIENCE

NEW TYPOLOGIES

= ECONOMIC STIMULATION

SOCIAL INFRASTRUCTURE

PROPOSED NEXT STEPS PROPOSAL VALIDATION

FEASIBILITY STUDY • Pro-forma calculations (rough) • How many parcels/buildings can be acquired with $31M • How much of the $31M should be allocated for land/building aquisition, redevelopment and a common finance pool? • Which buildings should be salvaged? • What are the shortcomings of the existing flood infrastructure? • What are the shortcomings of the existing basic infrastructure?

COMMUNITY + PARTNERSHIPS • How can we engage the community through existing community-based organizations? • Which organizations should partake in the CLT? • Can private investment be leveraged? CSR opportunities? • How can policy changes be implemented?

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Podcast Series: ‘The Stakes’ by WNYC Studios. Episodes ‘There Goes the

social-divide

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analytics/reports/Little_Haiti_Miami-Dade_County-May2015.pdf

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federal-reserve-flooding 7.

html

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displacement-high-ground

invests-400m-build-stronger-future/

54.

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55.

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https://www.thenatureofcities.com/2019/06/24/how-can-we-improve-socialinfrastructure/

Property Point View

https://cleantechnica.com/2018/09/07/climate-gentrification-is-creating-an-

https://gis-mdc.opendata.arcgis.com/datasets/property-point-view?geometry=-

affordable-housing-crisis-in-miami/

82.582%2C25.127%2C-78.410%2C25.994

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Land Use

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83.247%2C25.125%2C-77.669%2C25.992

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80.575%2C25.729%2C-79.878%2C25.837

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83.285%2C25.159%2C-77.707%2C26.026

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M21 Zoning

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traditional%20style,destroyed%20in%20the%202010%20earthquake%5D.

40703_0?geometry=-80.579%2C25.728%2C-79.882%2C25.836

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Trolley Routes

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33.

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80.593%2C25.736%2C-79.896%2C25.844

coastal-public-construction-projec/581552/ 34.

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Streets

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AIATouR95xGH0LaIFQ4

80.931%2C25.674%2C-79.536%2C25.890

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and-operational-choices/ 38. 39.

https://www.miamitimesonline.com/news/little-haiti-revitalization-trust-receives-3-

Flood Risk Raster Map

million/article_c874fccc-7c35-11eb-beaa-d3fd1284c4d4.html

https://coast.noaa.gov/arcgis/rest/services/FloodExposureMapper/CFEM_

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CoastalFloodHazardComposite/MapServer

overlay/ 40.

https://e360.yale.edu/features/as-miami-keeps-building-rising-seas-deepen-its-

Djanm: Mitigating Climate Change Gentrification in Little Haiti, Miami FL

Articles inside

CLT Structure

Programming

Proposed Use of Funds

Precedent Typologies

Climate Change Gentrification