Policy Memorandum Tropical Dense[city]:Transit-Oriented Hyperdensity in Miami: Year 2100 Kenner N. Carmody, M.Des Energy & Environments 2019
Problem:
This research aims to visualize and better understand future required housing stock necessary to accommodate displaced populations in Miami’s Allapattah neighborhood affected by sea level rise and resultant tidal inundation by the year 2100 (NOAA Office for Coastal Management). Property data, local geography and NOAA sea-level rise projections within this time-scale are used in order to propose greater density in Miami due to lost surface area.
This study evaluates the existing spatial capacity and density distribution under current zoning policy, Miami 21. This study reveals that the current zoning code, overlay districts, and Neighborhood Development Zones (NDZ) within the population catchment area of Allapattah are maladaptive.
- The spatial analysis in this research assumes a residential occupancy of 1 person per 450 square feet (41.8m2), and floor to floor heights of 14’-0” (4.2m). - The criteria for this displacement assumes intracity relocation within Miami’s urban core, and excludes populations affected outside of the target study area of Allapattah. - This model assumes relocation within a population catchment area in Allapattah at elevations of 6’-0” above sea level and assumes density increases along Miami’s legacy Metrorail system. - This study excludes future population growth from the required future housing scenario.
Figures Housing:
- Total Population in Allapattah: 58,978 (2010 Census Data); 62,929 (2017 Estimate) - Total Housing Units: 22,255 - Unit Mix: Studio: 3% 1-Bedroom: 8%; 2-Bedroom: 35%; 3-Bedroom: 20%; 4-Bedroom: 17%; 5-Bedroom: 7%; 6-Bedroom: 4%; > 6% - The majority of housing stock in Allapattah predates 1975 and is poorly suited to its geography and climate. - 80% of Allapattah Residents are renters
Findings Housing:
- Highest population densities in Allapattah are located in low-lying areas - Investment criteria for NDZ’s supported by the City of Miami are located in low-lying areas - Economically challenged Seniors will be disproportionately affected (single, widowed with modest education), housed in low-lying areas - Potential number of displaced population from tidal flooding & sea level rise (NOAA 2100 Projection): 9,661 - Potential number of required New Housing Units (NOAA 2100 Projection): 4,089 - Unit Mix of Affected Housing: 7% 1-Bedroom: 21%; 2-Bedroom: 27%; 3-Bedroom: 13%; 4-Bedroom: 11%; 5-Bedroom: 5%; 6-Bedroom: 4%; > 10%
The above figures double in 10-years’ time, from 2100 to 2110 based on NOAA Projection with zero carbon emissions reduction
- Potential number of displaced population (NOAA 2110 Projection, no carbon emissions reduction): 22,156 - Potential number of required New Units (NOAA 2110 Projection, no carbon emissions reduction): 8,700
Figures Transit:
- Average Model Split for Ridership along Miami Metrorail is ~25% with Metrobus making majority at ~65% - Average Weekday ridership for Allapattah and Santa Clara Station is 1,751 and 732 respectively (Sep 2017 Report)
Recommendations:
- Miami must develop a Transfer of Development Rights model to diffuse low-lying zones in Allapattah while densifying on high(er) elevations near mass-transit. This model must allow non-contiguous developments to trade densities between vulnerable and more stable areas.
- Metrorail in Miami is underutilized compared to Metrobus ridership. With current bridge elevations at only 1-1.5ft above sea-level (e.g. from Miami to Miami Beach) moving a greater share of ridership to Metrorail and densifying housing, jobs and amenities along Metrorail transit corridors would be an adaptive solution for the City of Miami
- Allapattah consists of mostly small parcels. However, a number of large parcels exist for initial densification – with gradual densification occurring over time between Allapattah and Santa Clara Metrorail Stations along major north/south axes.
- Relocation through Transfer Development Rights that allows for down-zoning of high risk geographies, the up-zoning of low-risk geographies and that incentivizes management of stormwater are key principles in realizing an equitable, mobility oriented, and hyper-dense future for Allapattah and Miami. Through TDR and hyperdense development, of the 22,150 people affected, 23,070 may be rehoused in the following developments within Allapattah, so called Allapattah (at Allapattah Station), Bridging Zone (Between Allapattah and Santa Clara Stations), and Santa Clara (located in rezoned D2 Industrial Zone).
ALLAPATTAH HYPER-DENSITY ZONE AVG FAR: 6 Retail Area: 22,870 ft2 Residential Area: 61,838 ft2 ; Population: 1,536 Max Height: 220ft / 20 Floors
BRIDGING ZONE AVG FAR: 2.66 Retail Area: 55, 946 ft2 Residential Area: 1721084 ft2 ; Population: 3,854 Max Height: 90ft / 8 Floors
SANTA CLARA HYPER-DENSITY ZONE AVG FAR: 5.5 Retail Area: 5,920,150 ft2 Residential Area: 7,628,060 ft2 ; Population: 17,680 Max Height: 350ft / 30 Floors Total Housed: 23,070
Conclusion:
Sited along Miami’s legacy metro system, a densification proposition in East Allapattah tests a hypothesis that a densified urban zone along underutilized existing transit infrastructure can accommodate new (and equitable) densities in Allapattah where housing, employment and amenities can cluster.
If Miami is to have a future, this project will be only one of many to house the millions of people that will be affected by sea-level inundation and tidal flooding in South Florida. Identifying additional potential zones for substantial densification and diffusion in an amendment to Miami’s land use planning and zoning code is paramount. Newly densified zones can and should be located along Miami’s existing transit infrastructure with additional expansion to other high ground to support a diversifying economy and growing city. Decreasing land available for suburban development in South Florida will mean both existing populations and future population growth will inevitably cluster in new urban centers if the city is to mitigate disinvestment and the resultant decline by the end of the century or sooner. Strategic high-density development is critical for Miami’s ecological and economic viability in the 21st century.
Tropical Dense[city]: Transit-Oriented Hyperdensity in Miami: Year 2100
Kenner N. Carmody MDes, Energy & Environments 2019 What do we know? The capacity for housing and transportation unites in Allapattah.
What do we suspect? Climate gentrification will accelerate disruption and speculation in Allapattah.
How might we act? We need to plan for responsible (and inevitable) density for vulnerable and displaced households. Brownsville Future Brightline Route Housing and transit unify in Allapattah. Seen here with Miami’s Metrorail system highlighted in yeloow, Allapattah is now subject Earlington Heights to immense economic, social pressures and land speculation. Allapattah These pressures will intensify due to of sea level rise and resultant climate gentrification in the coming years ALLAPATTAH However, with appropriately Santa Clara revised zoning codes, long-term land use planning and economic incentives to achieve these plans, Convention Center equitable outcomes are possible for Miami’s most vulnerable Culmer populations in the city’s urban center. Historic Overtown/ Lyric Theatre WEST LITTLE
HAVANA Government Center EAST LITTLE HAVANA
Brickell
Vizcaya
Coconut Grove Brownsville Most of Allapattah’s population is currently located in the neighborhood’s most vulnerable Earlington Heights areas along the Miami River and low-lying areas in the northeastern Allapattah portion of the district (highlighted in blue). These populations must be relocated to higher geography on the east side of the district.
ALLAPATTAH Santa Clara
Convention Center
Culmer
Historic Overtown/ OVERTOWN Lyric Theatre WEST LITTLE
HAVANA Government Center
EAST LITTLE HAVANA
POPULATION DENSITIES 2010*
Brickell Symbol Range
2 - 532
533 - 1235
Vizcaya 1236 - 1704 1705 - 2175 2176 - 3566 Coconut Grove *Values taken from 2010 US Census Block Data Most of Allapattah’s population is currently located in the neighborhood’s most vulnerable areas along the Miami River and low-lying areas in the northeastern portion of the district (highlighted in blue). These populations must be relocated to higher geography on the east side of the district.
Using the NOAA Sea Level Rise model, the flooded areas of Allapattah, Overtown, and Little Havana are shown below.
POPULATION DENSITIES 2010*
Symbol Range
2 - 532
533 - 1235 1236 - 1704 1705 - 2175 2176 - 3566
*Values taken from 2010 US Census Block Data The necessity for relocation is obvious in this flooding scenario. The city will need to incentivize adaptation and flood mitigation over time to facilitate relocation over time.
POPULATION DENSITIES 2010*
Symbol Range
2 - 532
533 - 1235 1236 - 1704 1705 - 2175 2176 - 3566
*Values taken from 2010 US Census Block Data There is co-benefit of relocation to Earlington Heights higher ground in Allapattah. Higher geography in Allapattah coincides with Miami’s legacy Metrorail transit system. Incentivizing Allapattah transit oriented development on high ground will help facilitate transition in Allapattah and allow for higher future densities in the district.
POPULATION DENSITIES 2010*
Symbol Range
2 - 532
533 - 1235 Santa Clara 1236 - 1704 1705 - 2175 2176 - 3566
*Values taken from 2010 US Census Block Data
Convention Center
Culmer
Historic Overtown/ Lyric Theatre
Government Center Adopted in 2010, Miami’s current zoning code will not allow for Allapattah’s transition to a high density mixed-use district. This map shows the maximum allowable building heights in Miami. Used in this map as a proxy for density, the maximum building height under Miami 21 illustrates a lack of capacity for density and transit oriented development in Allapattah and Overtown.
Government Center MAXIMUM ALLOWABLE BUILDING HEIGHT* Symbol Range 0 - 2 3 - 5 6 - 9 10 - 12 13 - 16 17 - 25 26 - 48 49 - 80
*Maximum building height used in this study as a proxy for density Adopted in 2010, Miami’s current zoning code will not allow for Allapattah’s transition to a high density mixed-use district. This map shows the maximum allowable building heights in Miami. Used in this map as a proxy for density, the maximum building height under Miami 21 illustrates a lack of capacity for density and transit oriented development in Allapattah and Overtown.
MAXIMUM ALLOWABLE BUILDING HEIGHT* Symbol Range 0 - 2 3 - 5 6 - 9 10 - 12 13 - 16 17 - 25 26 - 48 49 - 80
*Maximum building height used in this study as a proxy for density ZONING: MIAMI 21
Miami 21 mandates a New Urbanist model of planning and development. Well-intentioned though it is, this model for planning is ill-suited for Miami’s unique culture, climate, and geography.
LEGEND
T5 (5 Stories) T6-8 (8 Stories) T4 (4 Stories) T3 (2 Stories)
D1 (8 Stories; Mixed-Use Permitted D2 (Mixed-Use Not Permited) Miami Dade County Metrorail Rapid Transit Development Zone (within 1000ft of Rail Transit Stop) ZONING: MIAMI 21
One can see with zones T4, T5, T6-8,D1, and D2 called out in this map that Allapattah’s highest density and mixed-use districts are located in its most vulnerable geography and low-lying areas. This maladaptive model must be revised to allow much higher densities and mixed-use program along the districts higher ground.
LEGEND
T5 (5 Stories) T6-8 (8 Stories) T4 (4 Stories) T3 (2 Stories)
D1 (8 Stories; Mixed-Use Permitted D2 (Mixed-Use Not Permited) Miami Dade County Metrorail Rapid Transit Development Zone (within 1000ft of Rail Transit Stop) ZONING: MIAMI 21
Called out in the red outline, the focus area is in Allapattah’s industrial heart (Zoned D1 & D2) is an appropriate zone for initial development in a planning model for Miami in the 21st century. These zones are located within a rapid development transit zone (RTDZ). Focus Area
LEGEND
T5 (5 Stories) T6-8 (8 Stories) T4 (4 Stories) T3 (2 Stories)
D1 (8 Stories; Mixed-Use Permitted D2 (Mixed-Use Not Permited) Miami Dade County Metrorail Rapid Transit Development Zone (within 1000ft of Rail Transit Stop) AERIAL VIEW OF FOCUS AREA (SOUTH TOWARD HOSPITAL DISTRICT) LEGEND Although an appropriate zone for mixed-use, high-density development. Current zoning in Miami for Zone D2 does not D1 (Maximum Height 8 Stories; Mixed-Use Permitted allow for mixed use residential construction as of right. This is ZONING: MIAMI 21 maladaptive zoning policy considering its adjacency to available D2 (Mixed-Use Not Permitted) rapid transit. CI-HD (Hospital District) SANTA CLARA STATION HISTORIC OVERTOWN/ CULMER STATION TRIPS PER WEEKDAY: 164 CIVIC CENTER STATION AVG TRIPS PER WEEKDAY: 161 LYRIC THEATRE GOVERNMENT CENTER TRIPS PER WEEK : 972 TRIPS PER WEEKDAY: 161 TRIPS PER WEEKDAY: 164 TRIPS PER WEEKDAY: 225 TRIPS PER SAT/SUN : 76 AVG TRIPS PER WEEK : 957 TRIPS PER WEEK : 957 TRIPS PER WEEK : 972 2018 TRIPS PER SAT/SUN : 76 TRIPS PER SAT/SUN : 76 TRIPS PER WEEK : 225 TRIPS PER SAT/SUN : 0 AVG TRIPS PER SAT/SUN : 76
ZONE CI-HD: HOSPITAL DISTRICT
ZONE D2: INDUSTRIAL
ZONE D1: INDUSTRIAL/ MIXED USE MAX HEIGHT 8 STORIES
ZONE T3: RESIDENTIAL DUPLEX MAX HEIGHT 3 STORIES Allapattah is already subject to land speculation and development. The City of Miami must take steps toward long-term planning models which LAND SPECULATION IN 2018 incentivize high density development that allocates affordable housing, retail, and commercial space for displaced populations within the district.
CIVIC CENTER STATION SANTA CLARA STATION TRIPS PER WEEKDAY: 225 CULMER STATION AVG TRIPS PER WEEKDAY: 161 HISTORIC OVERTOWN/ TRIPS PER WEEK : 225 TRIPS PER WEEKDAY: 164 LYRIC THEATRE GOVERNMENT CENTER AVG TRIPS PER WEEK : 957 TRIPS PER WEEKDAY: 161 TRIPS PER WEEK : 972 TRIPS PER SAT/SUN : 0 TRIPS PER WEEKDAY: 164 TRIPS PER SAT/SUN : 76 TRIPS PER WEEK : 957 TRIPS PER WEEK : 972 AVG TRIPS PER SAT/SUN : 76 TRIPS PER SAT/SUN : 76 TRIPS PER SAT/SUN : 76
CAMBRIDGE INNOVATION CENTER (CIC)
ALLAPATTAH PRODUCE PURCHASED: 16 MILLION (2016)
WAREHOUSE PURCHASED: 1.65 MILLION (2012) FOR SALE: 21 MILLION (2017)
RUBELL FAMILY COLLECTION (December 2018) KEY DEVELOPMENT ZONES Earlington Heights
Allapattah Station and Santa Allapattah Clara Station along Miami’s legacy rail system provide an opportunity for Allapattah’s equitable transformation to a high-density mixed-use district. This zoning needs to be revised to incrementally densify on higher ground and along the City of Miami’s Metrolrail Transit System.
The district’s location on high ground, adjacency to transit, and industrial identity are key character defining features in for Santa Clara this transformation.
Convention Center
Culmer Up-Zoned D2 Industrial District Densified Rapid Transit Develop- Miami Dade County Metrorail 1000 ft Radius Transit Zone
Government Center KEY DEVELOPMENT ZONES Earlington Heights
New densities in East Allapattah Allapattah incentivized over time, will allow for the co-benefits of development on safer elevations and encourage use of rapid public transit.
This future appears possible by focusing on development of mixed use urban typologies near Allapattah and Santa Clara Metrorail Stations and includes the revitalization of Allapattah’s industrial heart.
Santa Clara
Convention Center
Culmer Up-Zoned D2 Industrial District Densified Rapid Transit Develop- Miami Dade County Metrorail 1000 ft Radius Transit Zone
Government Center KEY DEVELOPMENT ZONES
SANTA CLARA STATION CIVIC CENTER STATION
HISTORIC OVERTOWN/ CULMER STATION LYRIC THEATRE GOVERNMENT CENTER
ZONE CI-HD: HOSPITAL DISTRICT PLANNED RETREAT ZONE
REDEFINED FORMER INDUSTRIAL DISTRCT HYPER-DENSITY DEVELOPMENT ZONE
VISION 2045 HOW MANY PEOPLE WILL RELOCATE? WHAT IS THE NEED? 6’-0” SEA LEVEL RISE (NOAA MODEL, FACTORS IN ANTARCTIC RESEARCH)
Populations located along the Miami River will be heavily affected. Within Allapattah, Overtown, East Little Havana and West Little Havana, an estimated total of Allapattah 53,094 people and 20,400 housing units will be affected.
This future represents a severe threat to the city’s identity, West revenues, and tax base. Incremental Little Havana steps must be taken to relocate Overtown vulnerable populations.
East Little Havana
Properties lost due to flooding 6’-0” Sea Level Rise (NOAA 2100) Miami Dade County Metrorail 6’-0” SEA LEVEL RISE
Allapattah Boundary (NOAA MODEL, FACTORS IN ANTARCTIC RESEARCH)
Block Data, Census 2010 West Little Havana Boundary GIS Census Block Data was used to estimate the population and housing units potentially affected by sea level rise and extreme tidal flooding (using the NOAA sea level rise model of a 6’-0” increase in sea level by 2100).
Inundation shown on each block with a unique object ID was divided by the block’s total surface area to estimate the total percentage of population and housing stock affected.
Overtown Boundary
East Little Havana Boundary
West Little Havana Boundary Allapattah Boundary Housing Displacement Figures derived from 2010 US Census Block Data Population (POP) Housing Units (HU)
Overtown Displacement Data OID 1042 OID 389 OID 943 100% : POP 958 / HU 524 OID 832 68% : POP 658 / HU 381 OID 386 100% : POP 658 / HU 381 OID 909 27% : POP 1738 / HU 782 OID 685 OID 684 OID 949 OID 536 100% : POP 1289 / HU 829 - POP 6,213 / - HU 1,491 East Little Havana Displacement Data OID 818 OID 931 OID 219 OID 228 50% : POP 1434 / HU 1071 OID 916 90% : POP 1883 / HU 752 OID 947 60% : POP 2518 / HU 890 OID 537 55% : POP 1634 / HU 793 OID 829 OID 211 90% : POP 2192 / HU 1180 OID 1041 OID 379 OID605 OID 1409 OID 223 48% : POP 1070 / HU 578 OID 816 15% : POP 1788 / HU 690 OID 754 OID 752 OID 214 OID 212 75% : POP 1777 / HU 879 OID 811 OID 31 OID 1031 OID 830 OID 832 OID 213 56% : POP 1628 / HU 724 OID 777 OID 208 70% : POP 1616 / HU 631 OID 884 30% : POP 1073 / HU 631 OID 687 OID 832 OID 885 27% : POP 973 / HU 471 OID 25 OID 753 OID 386 - POP 12,071 / - HU 5,597 OID 943 OID 24 OID 228 West Little Havana Displacement Data OID 812 OID 817 OID 930 OID 909 OID 379 100% : POP 1,747 / HU 541 OID 811 100% : POP 1,704 / HU 511
OID 911 OID 947 OID 387 OID 916 OID 536 OID 812 50% : POP 1,400 / HU 517 OID 24 40% : POP 2,545 / HU 346 OID OID 214 OID 537 OID 687 100% : POP 979 / HU 306 208 OID 31 10% : POP 1235 / HU 391
OID 885 OID 884 OID 25 90% : POP 1674 / HU 701 Overtown OID 212 OID 211 OID 816 100% : POP 937 / HU 293 Boundary OID 817 10% : POP 2,451 / HU 978 OID 387 20% : POP 1,455/ HU 489 OID 223 OID 930 70% : POP 1021 / HU 313 OID 753 60% : POP 957 / HU 465 OID 754 85% : POP 1061 / HU 649 OID 777 10% : POP 1076 / HU 353 OID 1030 100% : POP 002/ HU 001 OID 605 100% : POP 399/ HU 145 West Little Havana Boundary - POP 12,654 / - HU 4,612 East Little Havana Boundary Figures derived from 2010 US Census Block Data Allapattah Boundary Housing Displacement Figures derived from 2010 US Census Block Data Population (POP) Housing Units (HU)
Allapattah Displacement Data OID 1042 OID 389 OID 1042 60% : POP 1,042 / HU 738 OID 0389 43% : POP 2,671 / HU 881 OID 0685 44% : POP 1,893 / HU 608 OID 0684 100% : POP 2,769 / HU 1,465 OID 685 OID 684 OID 949 OID 0939 37% : POP 949 / HU 310 OID 0219 49% : POP 3,330 / HU 1116 OID 0818 100% : POP 1993 / HU 713 OID 0931 60% : POP 1,704 / HU 528 OID 931 OID 219 OID 818 OID 1041 100% : POP 1,674/ HU 655 OID 0752 100% : POP 2565 / HU 1110 OID 1409 100% : POP 2,076/ HU 672 OID 0830 100% : POP 3,566 / HU 1,353 OID 0829 57% : POP 884/ HU 554 OID 829 OID 0832 100% : POP 658 / HU 381 OID 1041 OID 752 OID 1409 - POP 22,156 / - HU 8,700 OID 830 OID 832
Figures derived from 2010 US Census Block Data INTRACITY / INTERCITY
Properties lost due to inundation
6’-0” Sea Level Rise (NOAA 2100) This new development model for Allapattah and other areas of Existing Miami Dade County Metrorail Miami’s urban core is envisioned as both an Intracity model but also an Intercity development model that includes the Brightline Brightline Transit Route Rail System, which is also located along high ground. Existing MDC Metrorail and Station Locations RELOCATION THROUGH TDR
Allapattah High Density Development Maximum Height: 20 FL; Average FAR:6 Climate Liminal Zone (H. White Research)
Allapattah Greenway Bridging Development: Up-zoned to T6-8 Mixed-Use Maximum Height: 8 FL; Average FAR: 2.6
Santa Clara Hyper-Density Development Maximum Height: 30 FL; Average FAR: 5.5 Relocation through Transfer Development Rights that allows for down-zoning of high risk geographies, the up-zoning of low-risk RELOCATION THROUGH TDR geographies and that incentivizes management of stormwater are key principles in realizing an equitable, mobility oriented, and hyper- dense future for Allapattah and Miami. 22,150 PEOPLE AFFECTED 23,070 TOTAL HOUSED WITHIN HYPER-DENSITY ZONE (FLOOR AREAS AND OCCUPANCY NUMBER BASED ON 1 OCCUPANT PER 450 SQUARE FEET AND A FLOOR TO FLOOR HEIGHT OF 14 FEET)
Housing affected Hyper-density District
ALLAPATTAH HYPER-DENSITY ZONE AVG FAR: 6 Retail Area: 22,870 ft2 Residential Area: 61,838 ft2 ; Population: 1,536 Max Height: 220ft / 20 Floors
BRIDGING ZONE AVG FAR: 2.66 Retail Area: 55, 946 ft2 Residential Area: 1721084 ft2 ; Population: 3,854 Max Height: 90ft / 8 Floors
SANTA CLARA HYPER-DENSITY ZONE AVG FAR: 5.5 Retail Area: 5,920,150 ft2 Residential Area: 7,628,060 ft2 ; Population: 17,680 Max Height: 350ft / 30 Floors Jackson Memorial Hospital District Miami-Dade County Metrorail Total Housed: 23,070 Relocation through Transfer Development Rights that allows for down-zoning of high risk geographies, the up-zoning of low-risk VISION 2100 geographies and that incentivizes management of stormwater are key principles in realizing an equitable, mobility oriented, and hyper- dense future for Allapattah and Miami.
40% AFFORDABLE HOUSING 60% MARKET RATE HOUSING
40% AFFORDABLE HOUSING 60% MARKET RATE HOUSING
SANTA CLARA HYPER-DENSITY ZONE AVG FAR: 5.5 Retail Area: 5,920,150 ft2 Residential Area: 7,628,060 ft2 ; Population: 17,680 Max Height: 350ft / 30 Floors VISION 2100
SANTA CLARA STATION
HISTORIC OVERTOWN/ CULMER STATION LYRIC THEATRE GOVERNMENT CENTER
40% AFFORDABLE HOUSING 60% MARKET RATE HOUSING
40% AFFORDABLE HOUSING 60% MARKET RATE HOUSING
ALLAPATTAH GREENWAY
RUBELL FAMILY COLLECTION
SANTA CLARA HYPER-DENSITY ZONE AVG FAR: 5.5 Retail Area: 5,920,150 ft2 Residential Area: 7,628,060 ft2 ; Population: 17,680 Max Height: 350ft / 30 Floors Brownsville Station VISION 2100
Earlington Heights Station Brightline Transit Line to Ft. Lauderdale
New densities planned along existing rapid transit corridors along high ground will enable an equitable and safe future for Miami and South Florida. Incentivizing this kind of development in the short term will allow for long-term adaptation and safety for the City of Miami.
Civic Center
Culmer Station
Historic Overtown/ Lyric Theatre Station
Government Center Station MAXIMUM ALLOWABLE BUILDING HEIGHT* Symbol Range 0 - 2 3 - 5 6 - 9 Brickell Station 10 - 12 13 - 16 17 - 25 26 - 48 Vizcaya Station 49 - 80
*Maximum building height used in this study as a proxy for density
Coconut Grove Station What do we know? The capacity for housing and transportation unites in Allapattah.
What do we suspect? Climate gentrification will accelerate disruption and speculation in Allapattah.
How might we act? We need to plan for responsible (and inevitable) density for vulnerable and displaced households.