Finding of Necessity
The statutory analysis under Chapter 163, Part III, Florida Statutes supporting reestablishment of the South Miami CRA. Final · July 3, 2025
Documenting the necessity to reestablish the CRA
In June 2025, the City of South Miami undertook a comprehensive analysis pursuant to §163.355, F.S., evaluating the proposed ~238-acre area against the criteria for slum and blight in §163.340(8), F.S. and additional Miami-Dade County criteria. The evaluation drew on property and market data, public-safety and code-enforcement records, infrastructure review, and field observation with photographic documentation.
The proposed CRA covers Downtown South Miami, the South Miami Metrorail Station area, the Marshall Williamson neighborhood, and surrounding residential and commercial corridors — generally bounded by SW 57th Avenue (S. Red Road), SW 76th Street, SW 62nd Avenue, and SW 62nd Street — adjacent to strong anchors including the University of Miami and South Miami Hospital.
Field observation and municipal records confirm multiple qualifying conditions that impair sound growth and constrain private reinvestment, supporting a clear Finding of Necessity.
Qualifying conditions identified
The analysis found one slum-area condition and all seven documented blight criteria under §163.340(8), F.S. — well beyond the statutory threshold.
Slum — conditions that endanger life or property
Deteriorated buildings and cracked foundations, outdated overhead utility connections, and neglected sanitation including illegal dumping — creating fire, injury, and health risks.
Defective or inadequate infrastructure
Aging roadways, sidewalks, drainage, and utilities inadequate for a transit-oriented downtown.
Faulty lot layout
Fragmented, inefficient parcel patterns that hinder reinvestment.
Unsanitary or unsafe conditions
Site conditions across the area raising public-health and safety concerns.
Deterioration of site or other improvements
Physical deterioration of buildings and site improvements throughout the district.
Higher crime rates
Elevated crime documented within portions of the study area.
Increase in emergency calls
Rising emergency-service demand across the district.
Greater number of code violations
Concentrated code-enforcement activity signaling deterioration.
The City finds that redevelopment is necessary to eliminate deteriorating conditions, promote private reinvestment, improve infrastructure, and advance public health, safety, and welfare. Reestablishing a CRA under Chapter 163, Part III, F.S. is the appropriate and lawful mechanism to guide this transformation.