Miracle City Mall Redevelopment Plan - The City of Titusville, Florida

Overview
The Miracle City Mall Redevelopment Plan provides a guiding document
that recognizes and articulates a clear community vision for the Miracle City
Mall site and its surrounding properties. The Redevelopment Area is situated
in the center of the neighborhoods along U.S. 1, located south of Downtown
Titusville.
Daytona Beach
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Similar to other waterfront communities in Florida, Titusville faces critical
challenges as it relates to striking a balance between population growth,
development pressures, and economic development with preservation and
management of coastal environmental quality. In 2004, the City formed an
interim Titusville 2020 Team to create an Action Plan that identified strategies
to accommodate and manage the consequences of growth. The U.S. 1 Corridor
Master Plan, adopted in August 2006, was one of the several initiatives
identified as a short-term strategy by the Titusville 2020 Action Plan. During
the U.S. 1 Corridor planning process, the community identified redevelopment
of the deteriorating Miracle City Mall site as a priority project, that will serve as
a catalyst to revitalize the neighborhoods and improve the physical conditions
of the area’s commercial corridors.
Fig. 1: Location of Titusville in Central Atlantic Florida.
Titusville
Orlando
Palm Bay
Titusville
Kennedy Space Center
Melbourne
Fig. 2: Proximity of neighboring cities around Titusville.
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The U.S. 1 Corridor Master Plan called for creating a new mixed-use activity
center on the existing Miracle City Mall site that is reflective of the community’s
expressed vision for promoting high quality development in the neighborhood
and to mitigate the development pressures on the waterfront properties by
creating infill development opportunities at specific locations on the west
edge of U.S. 1. In order to achieve broader public objectives for economic
development and revitalization, the Master Plan also recommended examining
the feasibility of creating a site-specific Community Redevelopment Area that
includes the Miracle City and Searstown Mall sites. In support of the Plan’s
recommendations, the City created a special district, the Urban Village Special
Zoning District, to protect the substantial public interest of areas identified as
prime redevelopment sites by the U.S. 1 Corridor Master Plan.
Based on the Plan’s recommendations, the community’s interest in redeveloping
the Miracle City Mall site, and upon purchase of the four Miracle City Mall
parcels in 2006, Sunrise Properties & Investments, LLC, retained the RMPK
Group to conduct a Finding of Necessity Study for the Mall site and determine
the existence of “blight” conditions in accordance with Chapter 163 of the
Florida Statutes. The Finding of Necessity Study (Appendix A) provides a
factual basis that the Redevelopment Area meets the statutory criteria for blight
and that the rehabilitation, conservation, or redevelopment, or a combination
thereof, is necessary in the in the interest of public health, safety, and welfare
of the residents. In March, 2007, Brevard County approved a resolution to
confer power to the City of Titusville to create the U.S. 1 Corridor Community
Redevelopment Area.
The formulation of a Redevelopment Plan, using the tools made available in
the Florida Statutes, is the most appropriate means of overcoming the blight
conditions identified in the Finding of Necessity Study. The Miracle City
Mall Redevelopment Plan, presented in this document, is intended to develop
a comprehensive resource guide that meets the requirements of the Florida
Statutes as it relates to the preparation of Community Redevelopment Plans. The
Plan is intended to be a flexible document that establishes Agency actions and
policies to overcome obstacles to desired future growth and development within
the Redevelopment Area boundaries.
The Redevelopment Area is presently defined by the Miracle City Mall property
line on the north; Harrison Street on the south; U.S. 1, including the Cityowned
waterfront properties, on the east; and Hopkins Avenue on the west. The
Gulf of Mexico
recommendations presented in the Miracle City Mall Redevelopment Plan are
expected to be accomplished through a public-private partnership that includes
the City of Titusville, the U.S. 1 Corridor Community Redevelopment Agency,
and Sunrise Properties & Investments, LLC, the Mall owner/developer.
Naples
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Okeechobee
Ft. Myers
Figs. 3-6: Miracle City Mall, present day.
Miami
Miracle City Mall Redevelopment Plan · May 2007 Page 5