What is a community redevelopment agency (CRA)?
The Florida Legislature enacted laws that allow local governments to use property tax revenue for economic revitalization purposes in designated communities. Counties may designate a special district in which future property tax growth is used for redevelopment programs and projects tailored for the neighborhood.
Why a CRA?
In comparison with other areas of Miami Beach, the North Beach area has trailed in the level of redevelopment, revitalization, economic growth, and investment. Many existing conditions in North Beach adversely affect quality of life and neighborhood character, among them: substantial commercial vacancy, obsolete housing stock, limited new development, environmental and resiliency challenges, depressed household income, and divergent stakeholder perspectives.
There have been several efforts by the City to encourage growth and investments in North Beach, including but not limited to the 2016 North Beach Master Plan (Plan NoBe), which specifically identified a CRA as one method the City could use to fund North Beach public improvements and projects. The City Commission has discussed the North Beach CRA at several public hearings since 2018 as a means of implementing public projects envisioned in Plan NoBe and other planning initiatives focusing on climate resiliency, environmental sustainability, economic development, affordable housing, historic preservation, and land development regulations.
Why does the CRA refer to the area as “blighted?”
Pursuant to the Community Redevelopment Act, Chapter 163 of the Florida Statutes, a "Community Redevelopment Area" is defined as a slum area, a blighted area, or an area in which there exists a shortage of affordable housing, or a coastal and tourist area that is deteriorating and economically distressed due to outdated building density patterns, inadequate transportation and parking facilities, faulty lot layout or inadequate street layout, or a combination thereof.
The Community Redevelopment Act identifies fifteen (15) criteria indicative of blight within a community, of which two (2) must be present to conclude that an area is blighted.
What will the CRA be used for?
On July 8, 2020, the Board of County Commissioners of Miami-Dade County, Florida, adopted Resolution No. R-619-20, accepting the Finding of Necessity for a CRA and delegating to the City broad statutory authority to create the North Beach CRA and to prepare and adopt a community redevelopment plan for the North Beach Redevelopment Area. The Redevelopment Plan presents goals and strategies which may be implemented using funding from tax increment revenue derived from within the designated boundary over the 30-year life of the North Beach CRA.
Following an intensive community design charrette and significant public outreach, the City prepared a Redevelopment Plan which envisions a vibrant, resilient community with a Town Center, increased housing density, preservation of historic structures, access to recreational amenities, available public parking, and additional restaurant and retail offerings to support new and current residents. The Redevelopment Plan concepts and approaches cover a range of project types across and proposes six (6) major categories of redevelopment goals and opportunities, as shown in the table below:
| No. |
Redevelopment Goal |
Description |
| 1 |
Provide Economic Development Opportunities for Businesses, Property Owners, and Residents |
This goal highlights opportunities to improve physical structures, create programs to increase occupancy, and increase the variety of business offerings, as well as access to labor and training resources. |
| 2 |
Invest in Climate Resilience, Sustainability & Infrastructure |
These are cross-cutting goals and address improvements necessary to support and implement the goals of the whole Redevelopment Plan, but focus on urban and landscape design, engineering, and blue green stormwater infrastructure to build climate resilience to reduce risks from flooding, sea level rise, storms, high tides, and extreme heat. |
| 3 |
Strengthen Cultural Arts, Branding & Marketing, and Communication |
This expands on the “unique features” of the district and begins with asset identification and market positioning. Sample activities include heritage tourism, branding, marketing and communications, and signature promotional events. |
| 4 |
Protect and Enhance the Neighborhood Character |
This goal builds on the look, feel, and movement within a residential area. It involves all aspects of land use, lot size, structure heights, and greenery, while also looking at business uses, walkable main streets, safe alleyways, and traffic flow. Sample areas include: Town Center, Normandy Isles Fountain Area, West Lots and North Shore. |
| 5 |
Improve the Quality of Life of Residents and Visitors |
Quality of Life measures can be highly subjective, but almost always include measures related to access to parks and public spaces, health and well-being, and neighborhood quality. Sample activities include community spaces and enhanced public safety. |
| 6 |
Leveraging Resources for Community Redevelopment |
Funding is achieved through many means including the North Beach CRA Trust Fund, grants, and financing. The CRA may need to leverage its annual funding to implement largescale capital projects. Should the CRA choose to bond or incur other debt to complete capital projects, a dedicated revenue source in the annual budget will need to be identified for debt service. The CRA can also utilize the full range of state, local, federal, and other funding mechanisms for redevelopment depending on the project under consideration. |
Does the CRA raise my taxes?
No. The CRA is funded by “tax increment financing” or TIF, whereby incremental increases in annual property taxes are generated and designated during the 30-year life of the North Beach CRA, for expenditure on investments and projects that address the needs of the North Beach Community Redevelopment Area. The Redevelopment Plan provides insight into projections for tax revenue increases, which hopefully will be accelerated by economic development resulting from CRA initiatives.
Will the CRA “freeze” or harm my property value?
No. Property values will not freeze because of the North Beach CRA. The North Beach CRA will expend tax revenue to improve neighborhood conditions and attract private investment into the community. The North Beach CRA will not adversely impact property insurance or a property owner’s ability to finance and/or mortgage a property. Rather, the North Beach CRA is a tool for achieving quality of life characteristics and strategic, measured development and preservation that other CRAs have successfully realized in other parts of Miami Beach.
What was the process for creating the North Beach CRA?
On February 14, 2018, via Resolution No. 2018-30170, the City Commission accepted the recommendation of the Finance and Citywide Projects Committee (FCWPC) and authorized the Administration to discuss creation of a North Beach CRA with Miami-Dade County, and further authorized engagement of a community redevelopment consultant.
On February 14, 2018, via Resolution No. 2018-30171, the City Commission accepted the recommendation of the Neighborhoods & Community Affairs Committee (NCAC) and authorized development of a “Quality of Life Plan” consistent with the 2016 North Beach Master Plan, with such projects to be funded by a dedicated funding stream such as a CRA.
On July 25, 2018, via Resolution No. 2018-30432, the City Commission accepted the recommendation of the NCAC to commence CRA discussions with Miami-Dade County, in order to fund projects contained in the Quality of Life Plan and originating from the North Beach Master Plan.
On July 17, 2019, via Resolution No. 2019-30892, the City Commission adopted a Finding a Necessity, declaring that a blighted area, as such is defined in Section 163.340, Florida Statutes, exists within the geographic area generally bounded by 87th Terrace to the north, the Atlantic Ocean to the east, 65th Street to the south, and Rue Notre Dame to the west, with such area referred to as the North Beach Redevelopment Area.
On July 8, 2020, the Board of County Commissioners of Miami-Dade County adopted Resolution No. R-619-20, accepting the Finding of Necessity, and delegating to the City of Miami Beach the powers to create the North Beach Community Redevelopment Agency and to prepare and adopt a community redevelopment plan for the North Beach Redevelopment Area within one year.
On February 10, 2021, via Resolution No. 2021-31596, the Mayor and City Commission officially created the North Beach CRA pursuant to section 163.357, Florida Statutes, and declared the Mayor and City Commission to be the governing body of the North Beach CRA.
On July 20, 2021, the Board of County Commissioners of Miami-Dade County adopted Resolution _____, approving the North Beach CRA Redevelopment Plan and authorizing execution of an Interlocal Cooperation Agreement by and among Miami-Dade County, the City of Miami Beach, and the North Beach Community Redevelopment Agency to govern the redevelopment activities within the redevelopment area, and Ordinance 21-70, establishing a Redevelopment Trust Fund in accordance with section 163.387, Florida Statutes and providing for appropriation of funds. These two legislative actions by the Board of County Commissioners represented the remaining step in the formal authorization process for creation of the North Beach CRA.
Who controls the CRA?
On February 10, 2021, via Resolution No. 2021-31596, the Mayor and City Commission formally created the North Beach CRA pursuant to section 163.357, Florida Statutes, and declared the Mayor and City Commission to be the governing body of the North Beach CRA. The Mayor and City Commission also designated the City Manager as the Executive Director of the North Beach CRA, and the City Attorney as the General Counsel for the North Beach CRA. Formal meetings of the North Beach CRA occur during regularly scheduled meetings of the Miami Beach City Commission and are subject to all requirements of the Florida Sunshine Law. The annual budget of the North Beach CRA must be reviewed and approved by the Board of County Commissioners of Miami-Dade County, Florida.
What is the Ad Hoc North Beach CRA Advisory Committee?
On January 13, 2021, via Resolution No. 2021-31560, as amended, the Mayor and City Commission created the Ad Hoc North Beach CRA Advisory Committee in order to ensure the continued participation by residents, business owners, and community representatives of the Redevelopment Area in connection with the North Beach CRA.
Will the CRA have regulatory or zoning power in North Beach?
No. The North Beach CRA has the ability to use tax increment revenue from within its boundaries in order to implement and administer the Redevelopment Plan. The CRA cannot establish laws or administer zoning (such as variances or modifications to floor area ratio (FAR)). All projects proposed by the North Beach CRA and the Redevelopment Plan are still subject to applicable historic preservation and zoning laws.
Does the CRA permit eminent domain?
No. Eminent domain is not a legal power of community redevelopment agencies and is prohibited by the Community Redevelopment Act, Chapter 13, Florida Statutes.
82° 
