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

Miracle City Mall 

Redevelopment Plan 

City of Titusville, Florida 

June 2007

Miracle City Mall Redevelopment Plan 

Prepared for: 

City of Titusville, 

Brevard County, Florida 

Sunrise Properties & Investments, LLC 

June 8, 2007

Table of Contents 

Chapter 1: INTRODUCTION 

Overview 5 

Context 6 

Plan Content & Document Organization 7 

Chapter 2: INVENTORY and ANALYSIS 

Boundary Description 9 

Physical Site Conditions 10 

Market Analysis 11 

Planning and Zoning Considerations 12 

Review of Existing Plans and Studies 16 

Chapter 3: CONCEPT PLAN 

Plan Philosophy 18 

Miracle City Mall Redevelopment Plan 19 

Mixed Use: Miracle City Mall 20 

Open Space 22 

Streetscape Improvements 23 

U.S. 1 Streetscape Improvements 24 

Harrison Street Streetscape Improvements 25 

Hopkins Avenue Streetscape Improvements 26 

Gateways and Signage 27 

Stormwater Management 27 

Circulation and Parking 28 

Neighborhood Connectivity 29 

Urban Design 30 

Architectural Character 32 

Chapter 4: IMPLEMENTATION STRATEGIES 

Program Management and Implementation 34 

Chapter 5: CAPITAL IMPROVEMENTS STRATEGY 

Capital Improvement Strategy 36 

Short-Term Strategies 

Mid-Term Strategies 

Long-Term Strategies 

Chapter 6: TAX INCREMENT FINANCING 

Appendices 

Tax Increment Financing 38 

A: Finding of Necessity Study 40 

B: Funding Sources 51 

C: Legal Description of the CRA Boundary 54 

D: Architectural Guidelines 57 

Miracle City Mall Redevelopment Plan · May 2007 Page 3

Chapter 1 

Introduction

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 

0 20 mi 

N 

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. 

ATLANTIC 

OCEAN 

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 

Lake 

Okeechobee 

Ft. Myers 

Figs. 3-6: Miracle City Mall, present day. 

Miami 


PASCO 

WORTH 

DATE 

LINDA 

WORTH 

BANANA 

PVT 

ECHO 

GOLF VIEW 

LANE 

PETTY 

DOZIER 

BARNA 

20' R/W 

20' R/W 

SUN VALLEY 

THORNTON 

BYRON 

BYRON 

BARNA 

1ST 

BROWNING 

DIXIE 

DIXIE 

2ND 

DIXIE 

COLERIDGE 

LARK 

3RD 

DARDEN 

PARK 

PARK 

BARNA 

4TH 

GRAY 

GRANNIS 

ROBBINS 

HOOD 

YALE 

HOOD 

5TH 

HOOD 

ELIZABETH 

TRINIDAD 

KEATS 

6TH 

VACATION VILLAS 

GAYLE 

LE JUNE 

SHAW 

7TH 

DE LEON 

CRAIG 

SWIFT 

8TH 

LAS PALMAS 

DE LEON 

DE LEON 

MOON 

DE LEON 

STUART 

WAGER 

9TH 

APOLLO 

FOURTH 

10TH 

OLIVE 

EXISTING 

RANEY 

ELLIOT 

PAR 

THIRD 

CANAVERAL 

KENT 

MAYNARD 

JOLLY 

EINIG 

DAVID 

BRYAN 

DUMMITT 

SAVANNAH 

ROSEHILL 

LIBERTY 

LEMON 

TANGLEWOOD 

GETTYSBURG 

LEMON 

BEST 

PALM 

MELISSA 

JUPITER 

EXISTING 

PALM 

HOPKINS 

KEY LARGO 

WETHERSFIELD 

THOR 

HOPKINS AVE 

POLARIS 

ABBOTT 

INDIAN RIVER 

COCOANUT 

ALPINE 

ALPINE 

SISSON 

EXISTING 

OSCEOLA 

TANGELO 

CLOVER 

MOUNT STERLING 

SANCHEZ 

RIO 

Context 

REGIONAL CONTEXT 

EXISTING 

BUFFALO 

CHILDRE 

Opened in 1969, Miracle City Mall was designed to accommodate nearly 50 

tenants and featured two major retail “anchor” stores—JCPenney and Belk. 

Until the early 1990s it was popular as a retail destination and featured numerous 

retail uses and entertainment attractions, including a small movie theater in the 

north side outparcel. Miracle City Mall has been engaged in competition with 

Searstown Mall, built within the same year as Miracle City Mall a few blocks to 

the south. Searstown Mall’s construction of a movie theater in the 1990s drew 

shopping patrons away from Miracle City Mall, but it was with the opening of a 

Wal-Mart Supercenter at SR 50 and SR 405 in 1995, along with regional growth 

of state-of-the-art shopping centers in Orlando, that Miracle City Mall began 

facing a compounding level of retail competition against which it could not 

compete. In 2004, Belk closed its outlet and gradually other tenants have moved 

to Searstown Mall. 

Despite its central and accessible location, Miracle City Mall is facing the 

economic decline experienced by numerous other shopping centers across 

North America. The increase in the growth of “dead malls” or “greyfields” is 

attributed to several factors such as demographic shifts, changes in consumer 

behavior, increased competition from suburban malls, and demand for new 

shopping experiences. The presence of abandoned and deteriorating mall 

sites has a significant impact on the economic health and physical conditions 

in a community, including poor investment image, lower property values for 

surrounding areas, deterioration in physical environment, loss of tax revenues 

and jobs, and excess impervious surface coverage that leads to environmental 

degradation. 

Several cities in the nation and the State of Florida have successfully implemented 

redevelopment initiatives to revert abandoned and underutilized mall sites into 

vibrant activity centers. Winter Park Village in Winter Park, Florida; Mizner Park 

in Boca Raton, Florida; and Eastgate Town Center in Chattanooga, Tennessee, 

are examples of redevelopment projects that have successfully transformed 

“dead malls” into mixed-use town centers. While not all mall redevelopment 

initiatives have been successful, the U.S. 1 Corridor Master Plan, adopted by the 

City Council, provides community endorsement and the impetus to revitalize an 

aging commercial corridor using the redevelopment of the Miracle City Mall site 

as a catalyst for desired future development. The project has several attributes 

in its favor that will be pivotal in successfully implementing the redevelopment 

effort: 

• 31.4 acres of land under single ownership 

• Public-private commitment that streamlines development procedures 

Fig. 7: Winter Park Mall Redevelopment, Winter Park, Florida. 

Fig. 8: Mizner Park in Boca Raton, Florida. 

• The ongoing U.S. 1 Waterfront Recreation Master Plan that 

supports redevelopment of public waterfront properties 

• A willingness on the developer’s behalf to create mixed-use 

development compatible with the community’s vision 

• Community support for mixed-use redevelopment of the 

Mall site and the City’s plans to develop a waterfront park to 

complement the site 

ROYAL OAK 

VAUGHN 

SHERRY 

LOGAN 

APRICOT 

MALINDA 

TROPIC 

VISTA 

MENDEL 

AUGUSTINE 

BLUEBERRY 

FIGTREE 

HERITAGE 

KANSAS 

WHITE 

MORBECA 

KEISER 

ANGELA 

LAKESIDE 

HARRISON 

PLAYER 

SAUNDERS 

CAROL 

MC NEELA 

JAMES 

MANGRUM 

TREVINO 

TRAVIS 

LINCOLN 

PINE 

LYNWOOD 

KNOX MC RAE 

LOUISIANA 

VIRGINIA 

LENORE 

AUTUMN 

COLLINS 

WINTER 

LILAC 

EXISTING 

HAMLIN 

SPRING CREEK 

FORELL 

ROCK PIT 

PARK 

HILLDALE 

VALLEY 

RAILROAD 

VIOLET 

SMITH 

SOUTH 

DIANE 

FINSTERWALD 

EXISTING 

CHENEY 

FAIRLANE 

DEMARET 

NICKLAUS 

WUESTOFF 

11TH 

4TH 

ROSELLA 

GULDAHL 

NORWOOD 

DRAA 

GARDEN 

TEMPLE 

TUDOR 

LEACH 

TEE 

WALL 

RABUN 

PUTTER 

EXISTING 

QUEEN 

KINGS 

NIBLICK 

TALMADGE 

TURNESA 

FERRIER 

BIMINI 

JAMAICA 

LOCKE 

LEMA 

WATROUS 

LITTLER 

BAHAMA 

NASSAU 

KINGSTON 

SHELLEY 

1ST 

GRANNIS 

HARRISON 

THOREAU 

MILTON 

ROBBINS 

THOMAS 

JONES 

ENGLISH 

BLANTON 

WHITE SANDS 

11TH 

PINE 

RONALD 

WHISPERING HILLS 

ZIRUTH 

BURNING TREE 

RANSOM 

HARDY 

WATSON 

PALMETTO 

KENNEDY 

DAY 

KILLEARN 

DE LEON 

MARINA 

U.S.1 (WASHINGTONAVE) 


ORANGE 

BROWN 

SAWGRASS 

MAIN 

WEST 

MOCKINGBIRD 

PINE VALLEY 

TREE 

MAC DONALD 

CORDELE 

GARNET 

WEDGEWOOD 

COUNTRY CLUB 

SANTA CRUZ 

LA MESA 

COUNTRY CLUB 

MUIRFIELD 

CLEVELAND 

EXISTING 

FISHER 

LA GRANGE 

TROPIC 

PINE 

UNION 

GARDEN ST 

MAXWELL 

BRIDGE 

BOOKER 

GILBERT 

GIBSON 

KENILWORTH 

CANAVERAL 

BON AIR 

PILGRIM 

SECOND 

COUNTRY CLUB 

RANEY 

LUCKY 

FIRST 

WILLIAMSBURG 

OAKHILL 

DUMMITT 

SYCAMORE 

MACON 

LA CITA 

HUNTER PARK 

ROZEN 

LAKEWOOD 

FLORENCIA 

FOREST 

CLEVELAND 

DOW 

PALERMO 

WILSON 

PINE 

JULIA 

CARLYSLE 

MAIN 

LEE 

PEACHTREE 

DELANO 

MEADE 

WASHINGTON1 

S.R. 405(SOUTH ST) 

EXISTING 

PALM 

3RD 

ORANGE 

BROAD 

ST JOHNS 

LAUREN 

BREVARD 

GRACE 

LAUREL 

HOPKINS 

CONCORD 

SUNRISE 

OLEANDER 

KEY 

KEY MADEIRA 

MARINERS 

JANA 

KAREN 

BAYVIEW 

ROGER 

HANOVER 

BIRCHWOOD 

SHADOW WOOD 

WILLOWGREEN 

BEACON 


WASHINGTON 

HAMILTON 

SIR HAMILTON 

VILLAGE 

SCOTTY 

HAMILTON 

OAKHILL 

MAPLE 

L M DAVEY 

RIVERSIDE 

INDIAN RIVER 

TERRIER 

PARK 

PINECREST 

VILLAGE 

BELLA VISTA 

DELESPINE 

ELLIS 

RIVERSIDE 

ROOSEVELT 

HOPKINS 

JACKSON 

SABLE PALM 

BELLE ARBOR 

WATERSIDE 

TUSCARORA 

PARRISH 

HARRISON ST 

WATERSIDE 

BEVERLY 

ALHAMBRA 

ALAMANDA 

HOPKINS HOPKINS AVE AVE 

PARKER 

KNOX MC RAE 

LADO 

JEPSON 

COURT 

CAPRON 

PRITCHARD 

CHENEY 

WILLOW 

CLYDE 

EXISTING 

WASHINGTON 

A MAX BREWER MEMORIAL 

OJIBWAY 

SEMINOLE 

BERMUDA 

NARVAEZ 

AVILEZ 

CORONADA 

LA PALOMA 

EXISTING 

ACORN 

BIRCH 

ALLEY 

SAN ROBERTO 

MISTLETOE 

PINEDO 

HIBISCUS 

U.S.1 U.S.1 (WASHINGTONAVE) 

(WASHINGTONAVE) 

OLMSTEAD 

PARKER 

DELESPINE 

MAPLE 

CEDAR 

COQUINA 

JEPSON 

MOUNT VERNON 

ACORN 

BIRCH 

WASHINGTON 

S.R. 50 (CHENEY) 

SAN BERNARDO 

WASHINGTON 

RIVEREDGE 

LEGEND 

Downtown Boundary 


Redevelopment Area Boundary 

U.S.1 Corridor Boundary 

Major Roadways 

City of Titusville Trail System 

MIRACLE CITY MALL CRA PLAN 

Fig. 9: Aerial view of the Titusville area, including existing trails throughout the city. 

City of Titusville, Florida 

Feet 

0 625 1,250 2,500 3,750 5,000 


Plan Content & Document Organization 

Inventory and Analysis 

The Plan was developed through an extensive inventory of existing conditions 

within the Redevelopment Area boundaries. Chapter 2 (Inventory and Analysis) 

contains a compilation of information and data pertaining to existing conditions 

and future plans including current and future land uses, existing zoning districts, 

traffic circulation, infrastructure, building conditions, environmental issues, 

and evaluation of previous plans and programs initiated in the Redevelopment 

Area. Information for the inventory was collected from the Brevard County GIS 

Property Appraiser data, previous planning studies, the findings of the Miracle 

City Mall Finding of Necessity Study, and the U.S. 1 Corridor Master Plan. 

The Analysis examines elements including traffic and pedestrian circulation, 

parking, deterioration of physical conditions, market conditions, and the 

environmental context. While there are issues to be addressed, the analysis found 

many opportunities for public realm improvements in the form of streetscapes, 

gateways, parks and trails as well as the future propensity for market driven 

redevelopment activity in the private sector. 

Concept Plan 

The Concept Plan, presented in Chapter 3, was developed after analyzing the 

existing conditions in the Redevelopment Area and determining the issues and 

concerns expressed by members of the community during the U.S. 1 Corridor 

master planning process. The Concept Plan presents the general intent of the 

redevelopment program and provides guidance for the sound redevelopment 

of the properties in the Redevelopment Area. Opportunities for public realm 

improvements, anticipated redevelopment activities, and proposed future land 

use composition are graphically illustrated in the Concept Plan, followed by a 

description of planning principles intended to provide guidelines for promoting 

the sound development and redevelopment of the Redevelopment Area. 

Implementation Strategies 

Chapter 4 of the Redevelopment Plan establishes a process and actions required 

to realize the economic development, planning, and design objectives that 

have been devised for the Redevelopment Area. The strategies also include 

a description of the organizational framework and the roles that should be 

undertaken by various agencies and stakeholders. 

Capital Improvements Strategies 

Chapter 5 of the Redevelopment Plan contains a description of proposed projects 

and programs, arranged according to short, mid, and long term implementation 

timeframes, to be undertaken by the Community Redevelopment Agency to 

implement the redevelopment effort, including anticipated costs. 

Tax Increment Financing 

Chapter 6 provides preliminary tax increment revenue projections for the U.S. 1 

Corridor Community Redevelopment Area. 

Appendices 

Finally, the Plan contains four appendices that provide supplemental data and 

information. Appendix A is the Finding of Necessity Study for Miracle City 

Mall, completed in January, 2007. Appendix B presents a table of funding 

sources that may assist in redevelopment efforts. Appendix C contains the legal 

description of the boundary. Finally, Appendix D presents the architectural 

guidelines recommended by the U.S. 1 Corridor Master Plan. 


Chapter 2 

Inventory and Analysis

Boundary 

Description 

The U.S. 1 Corridor Redevelopment 

Area consists of ten parcels 

encompassing a total area of 

approximately 36 acres. The 

Redevelopment Area is generally 

defined by the Miracle City Mall 

property line on the north, Harrison 

Street on the south, Hopkins Avenue on 

the west, and includes recently acquired 

City-owned waterfront properties on 

the east. Fig. 10 illustrates the U.S. 1 

Corridor Community Redevelopment 

Area boundaries. Currently, Sunrise 

Properties & Investments, LLC, owns 

four of the ten parcels (Parcels 1-4). 

Parcels 5, 6, and 7 may be purchased 

and assembled by Sunrise Properties & 

Investments, LLC, in the near future, 

while the remaining three parcels (8- 

10), located along the waterfront, are 

properties recently acquired by the City 

of Titusville. 

HOPKINS AVE. 

2 

MIRACLE CITY MALL 

NORTH SIDE OUTPARCEL 

(VACANT) 

JACKSON ST. 

1 

5 

6 

7 

RETAIL 

OUTPARCEL 

COLONIAL 

BANK 

FORMER 

BURGER KING 

(VACANT) 

PINEAPPLE BAY 

U.S. 1 / WASHINGTON AVE. 

RESTAURANT 

WENDY'S 

WACHOVIA BANK 

PELICAN POINT 

CONDOS 


USPS 

DISTRIBUTION 

CENTER 

3 

Fig. 10: 

Redevelopment Area Boundary 

FORMER 

RESTAURANT 

(VACANT) 

4 

HARRISON ST. 

FIRESTONE 

8 

9 

Parcels 1 through 4 represent the existing 

Miracle City Mall. The developer is currently 

seeking opportunities to purchase 

and assemble parcels 5, 6, and 7 for 

development. Parcels 8, 9, and 10 are 

City-owned waterfront properties that will 

be redeveloped for public use. 

SEVILLE WAY 

10 

Y TOWERS 

CONDOS 


Physical Site Conditions 

This section summarizes the physical site conditions for properties within 

the U.S. 1 Corridor Redevelopment Area. Meetings and discussions with 

property owners and City staff contributed significantly to the analysis of the 

Redevelopment Area. Additionally, the RMPK Group conducted a field survey 

to characterize the types and extent of physical conditions existing within the 


Existing Land Uses 

The existing land use within the Redevelopment Area is characterized by 

commercial properties, vacant buildings and undeveloped lands. Parcels 1 

through 4 (Fig. 10) are occupied presently by Miracle City Mall and vacant 

commercial outparcels previously occupied by retail tenants. Parcels 5 through 

7 are also commercial, although Parcel 7, formerly a Burger King restaurant, 

has recently been vacated. Across U.S. 1, the City-owned waterfront parcels 

(8 through 10, page 9) are former commercial properties. Upon purchase by 

the City, most of those commercial uses have been removed and are currently 

undeveloped. 

Building Conditions 

The main Miracle City Mall building is structurally sound and features façades, 

doors, windows, and claddings that are in good shape. Interior halls and tenant 

spaces are also in sound condition, with the exception of some back rooms and 

ceiling areas. 

The three outparcel Mall buildings are in varying states of deterioration. Two of 

the three are largely unoccupied by tenants today and have fallen into disrepair, 

although in the past they were occupied by a movie theater and a restaurant. 

Extensive damage is observable to the foundation, structural walls, roofs, HVAC 

systems, and interiors. Wind and water damage has gone unrepaired, notably 

since the hurricane season of 2004. The two unoccupied buildings warrant 

removal. 

Certain renovations have been undertaken on some of the Miracle City Mall 

buildings. The roof of the third outparcel building, a Firestone auto center, was 

recently replaced, and a section of roof on the main Mall building was also 

upgraded. Most renovation has occurred in the main Mall building in order to 

maintain the soundness of the building for daily retail use, but the renovations 

have generally not gone beyond necessary minimums. 

Site Conditions 

Site conditions outside of all existing buildings are also variable. Pavement conditions 

are poor in the north end of the Mall parking area, particularly around the almost-vacant 

north outparcel, and in average condition elsewhere. Around Colonial Bank, landscaping 

is denser and well-maintained, while the medians of U.S. 1 through the Redevelopment 

Area are landscaped in a visually pleasing manner. 

Sidewalks, all of which are composed of regular 4-foot wide concrete slabs, are available 

on both sides of U.S. 1, Harrison Street, and Hopkins Avenue. Planting strips separate 

the sidewalk from the curb. There are numerous curb cuts along the perimeter of Miracle 

City Mall in order to accommodate the multiple parking lot entry/exit points. Mall 

signage is in deteriorating condition. The signalized intersection at U.S. 1 and Harrison 

Street features mast arms, but the one for the Mall entrance on U.S. 1 does not. Pavement 

conditions of the three main streets in the Redevelopment Area are good, particularly on 

U.S. 1, which was recently upgraded. 

Site conditions of the three waterfront parcels have changed in recent months. Upon 

purchase of these parcels, the City of Titusville removed all existing structures but one 

and re-graded the land level. Grass and low weeds have naturally recovered the oncebare 

soil, and only a handful of palm trees line the perimeter of the three parcels. The 

slope of the land gradually meets the water’s edge on the eastern side of these parcels, 

and an existing stormwater retention pond is thickly covered by invasive vegetation. 

Accumulated debris and artificially altered shoreline slopes have deteriorated the water’s 

edge. 

Adjacent Land Uses 

The Indian River Shores and Palm Court neighborhoods are located to the south of the 

Redevelopment Area. These neighborhoods are composed of single-family, detached 

homes with scattered commercial uses fronting Harrison Street. Between Hopkins 

Avenue and U.S. 1 north of the Mall property line is a row of single-family homes. 

These represent the southern end of the Bougainvillea/Riverview Terrace neighborhood, 

a residential district of single-family homes that extends northward to Titusville High 

School 

Bay Towers, a condominium complex, is located adjacent to the three City-owned 

waterfront parcels east of U.S. 1. Bay Towers is separated from these parcels by a tall 

vegetative hedge. 

The area east of the Redevelopment Area, on the west side of Hopkins Avenue is 

characterized by suburban strip mall-oriented commercial establishments and light 

industrial uses. 

Fig. 11: Miracle City Mall exterior façade. 

Fig. 12: North side parking lot conditions. 

Fig. 13: Vacant restaurant outparcel (Parcel 4). 


Market Analysis 

The Miracle City Mall site is strategically located at the intersection of Harrison 

Street and U.S. 1, providing easy access to Downtown Titusville and neighboring 

cities. The demographics of the area show a stable residential base surrounding 

the project site; however, 2005 census estimates indicate a shortage of owneroccupied 

housing in the adjacent neighborhoods. Increasing the residential base 

and market-rate home ownership will be a critical factor in attracting potential 

retail investors to the proposed mixed-use redevelopment project. 

According to the International Council of Shopping Centers, recent consumer 

behavioral trends relating to retail uses indicate a shift to “open-air malls”, 

hybrid malls (enclosed design combined with open-air format) and valueoriented 

malls (outlet tenants with entertainment themes) within a mixed-use 

context accommodating a mix of retail, commercial and residential uses. The 

decline of retail sales and high vacancy rates in the existing Miracle City Mall 

are indicative of these changing consumer patterns. 

Miracle City Mall’s proximity to the Searstown Mall, its primary competitor in 

the area, has also contributed to the decline and under performance of the Mall. 

It is unlikely that a “no-action” scenario will generate additional consumer traffic 

for the Mall. The owner’s interest in redeveloping the Miracle City Mall site 

as a mixed-use, urban-village style development presents a unique opportunity 

to act as a catalyst for connecting the surrounding neighborhoods to the rest of 

the City, while at the same time establishing the foundation for changing the 

area’s investment image. Supporting high density residential uses, across from 

the planned waterfront public park, also serves the purpose of relieving existing 

development pressures on the waterfront. 

The Primary Trade Area for the retail market in 2005, assumed to include a 

population residing within a 10-mile radius, contains nearly 35,000 households 

with a median household income of $43,851 (Source: Demographics Now, 

2005). The market viability of the Miracle City Mall site is anticipated to 

capitalize on attracting consumers from a larger market while at the same time 

ensuring that community goals and objectives are fulfilled and the local tax base 

is strengthened. 

The Redevelopment Plan fulfills multiple roles that meet diverse community 

needs—from a neighborhood retail center to a gateway, and from a recreational 

destination to a central community gathering plaza. Based on preliminary market 

studies and local input through public workshops, potential opportunities exist 

to introduce small-scale grocery stores, destination retail spaces, full-service 

restaurant opportunities, street cafés, Class “A” office space, and possibly hotel 

uses that are supported by a strong residential component as part of the proposed 

development program. 

na city 

Geneva CDP 

huluota CDP 

420 

Bithlo CDP 

Christmas CDP 

Wedgefield CDP 

Basic Variables (2005) Population Density 

Oak Hill city 

95 

Mims CDP 

46 

1 

405 

405 

407 

Port St. John CDP 

Sharpes CDP 

528 

3 

524 

Cocoa city 

520 

401 

Cape Canaveral city 

Cocoa Beach city 

2500 S WASHINGTON AVE, 

TITUSVILLE, FL 32780 

Legend 

ZIP Codes 

Basic Variables (2005) Population Density 

Above 3,600 

325 to 3,600 

29 to 325 

2.60 to 29 

Below 2.60 

No Data 

Subject Site 

5,10,20 mile radii 

Post Code Bndry 

Big City Ctr 

Medium City Ctr 

Prim. Hwy 

Secd. Hwy 

Place Areas 

Aerial Photo Coverage 

Source: Applied Geographic Solutions © 2005. 

DemographicsNow is brought to you by SRC, 

LLC. © 2005 All Rights Reserved 

Date: 04/13/06 

Fig. 14: 

Radii demographics centered on Miracle City Mall 

(2500 S. Washington Ave.) 

Source: Demographics Now 

Fig. 15: Assets and Opportunities Map 

ASSETS: 

Strategic location 

City-owned waterfront properties 

Large property under single ownership 

Multiple accesses from 3 major roads 

Community support for redevelopment 

Waterfront views 

Proximity to Downtown Titusville 

OPPORTUNITIES: 

Mixed use Development/Neighborhood Center 

- owner occupied 

- ground floor retail 

- urban plaza/public plaza 

Connections 

- to the waterfront parks & trail system 

- to adjacent neighborhoods 

- views to the waterfront 

Pursue streetscape improvements & gateways 

Reduce area-wide stormwater runoff 

Establish a precedent for future development through 

well-defined architectural standards 

Address physical deterioration & environmental decline 

with new ownership 

Provide neighborhood services and “destination” uses 


Planning & Zoning 

Considerations 

The City of Titusville’s Comprehensive Plan contains numerous goals, 

objectives, policies, and strategies that have a direct impact on the future 

development of properties in the U.S. 1 Corridor Community Redevelopment 

Area. These are grouped according to comprehensive plan “elements”, as shown 

below. For each element, the goals, objectives, policies, and strategies listed have 

a direct bearing on the redevelopment of the Mall property and the City-owned 

waterfront properties. 

Future Land Use Element 

GOAL #1: TO DIRECT GROWTH TO SUITABLE AREAS AND REGULATE LAND 

DEVELOPMENT, TO PROVIDE FOR THE LOCATION AND DISTRIBUTION OF 

THE MOST APPROPRIATE DENSITY AND INTENSITY OF THE LAND WHILE 

PROTECTING THE PUBLIC HEALTH, SAFETY AND WELFARE. [9J-5.006(3)(a)] 

OBJECTIVE #1: DEVELOPMENT ORDERS SHALL BE ISSUED ONLY IF 

PUBLIC FACILITIES NECESSARY TO MEET LEVEL OF SERVICE STANDARDS 

(WHICH ARE ADOPTED AS PART OF THE CAPITAL IMPROVEMENTS 

ELEMENT OF THIS PLAN) ARE AVAILABLE CONCURRENT WITH THE 

IMPACTS OF THE DEVELOPMENT. [9J-5.006(3)(b)(1)] 

Policy #1: New development which is not contiguous to City services shall 

occur in an orderly and economical manner, with those areas having the greatest 

combined complement of existing or planned urban public facilities and services 

being identified for higher intensity development. New development shall be 

staged for urbanization in a contiguous manner that minimizes additional public 

investments. [9J-5.006(3)(b)(3)] 

Policy #2: Expansions of the urban service areas shall be reflected in and 

coordinated with the City’s capital improvement program. [9J-5.006(3)(b)(3)] 

OBJECTIVE #2: THE CITY OF TITUSVILLE SHALL ENSURE THAT 

THE CITY’S NATURAL, HISTORIC, AND RECREATIONAL RESOURCES 

ARE PROTECTED FROM ADVERSE IMPACTS OF DEVELOPMENT AND 

REDEVELOPMENT ON ADJACENT LANDS. [9J.5.006(3)(b)(4)] 

Policy #1: The City of Titusville shall take steps to identify its historic resources to 

maximize the City’s ability to protect these resources. 

Strategy #1: A study shall be conducted to identify the City’s 

historic resources prior to the implementation of Land Development 

regulations required by this Comprehensive Plan. 

Strategy #2: Nominations, based on the above referenced survey, 

shall be made to the National Register of Historic Places and Florida 

Master Site File in spring of 1988. 

Policy #2: The City of Titusville will undertake efforts to protect its cultural, 

historical and archaeological resources from vandalism and destruction. [9J- 

5.006(3)(c)(8)] 

Strategy #1: Site security shall be enhanced through security fencing 

and the posting of trespassing notices on applicable public owned 

property. 

Strategy #2: If determined to be desirable by the property owners, a 

neighborhood watch program will be initiated in Residential Historic 

Properties District. 

Strategy #3: Educate the public to the cost associated with the loss 

of cultural, historical and archeological resources via posters and 

newspaper articles. 

OBJECTIVE #6: THE CITY OF TITUSVILLE SHALL PROVIDE FOR 

APPROPRIATE AND ADEQUATE LAND FOR COMMERCIAL LAND USES 

THROUGH LAND DEVELOPMENT REGULATIONS TO SERVE THE NEEDS 

OF THE PROJECTED RESIDENTS AND VISITORS TO THE CITY. 

Policy #1: Designation of all commercial land uses shall be identified on the 

Future Land Use Map as appropriate, based on the following general factors and 

performance requirements: 

A. Sites for commercial development shall be located with convenient and 

direct access at arterial intersections. Collector/arterial intersections are 

acceptable provided minimal access is necessary on the collector street. 

B. Negative impacts of commercial land uses on environmentally sensitive 

areas shall be minimized and/or eliminated. The Conservation Element 

objectives and policies and performance requirements shall be utilized in 

determining the appropriateness of commercial land use designations. 

C. Commercial development sites shall be accessible to and/or provide essential 

public services at levels of service adopted within the Capital Improvements 

Element of this Comprehensive Plan, including transportation, potable water, 

sewer collection/treatment, solid waste, drainage, recreation and open space, 

law enforcement, and fire protection. 

D. Commercial land use designations shall be encouraged in a pattern which 

offers maximum accessibility, compatibility, and clustering. Commercial land 

use designations shall be given priority at locations exhibiting proximity 

to other types of non-residential uses, including employment centers and 

marketing centers. 

E. Commercial land use designations and accompanying proposals shall 

consider compatibility between commercial and surrounding land uses, 

including, but not limited to, traffic circulation, pedestrian access, hours of 

operation, visual impacts, privacy factors and impacts on the micro climate. 

F. Land development regulations shall include requirements for natural 

vegetative and other appropriate buffers and/or setbacks to minimize nuisance 

effects of commercial land uses which include noise, odor, glare and privacy 

factors and visual impacts and to minimize such commercial use intrusion into 

residential land use areas. 

G. Water-dependent commercial land uses will be considered for location 

along the Indian River Lagoon. Water-related commercial uses shall only be 

considered on the uplands adjacent to the Indian River Lagoon. 

H. Coastal Management and Conservation Elements objectives, policies and 

performance requirements shall be utilized in determining the location of 

commercial land uses adjacent to water bodies. 

I. Commercial land use designations shall be limited to those areas designated 

as commercial or mixed use on the Future Land Use Map except as may be 

permitted by Planned Development Regulations. Requests to increase and/or 

convey commercial land rights to an alternate site must be accompanied by 

adequate market analysis to prove necessity for such request. 

Policy #2: Locations for High Intensity Commercial land use shall be deemed 

appropriate providing the following factors are additionally complied with: 

OBJECTIVE #8: THE CITY OF TITUSVILLE SHALL ENCOURAGE THE MIX 

OF RESIDENTIAL, OFFICE, AND COMMERCIAL USES IN URBAN AREAS 

THROUGH INNOVATIVE LAND DEVELOPMENT REGULATIONS. 

Policy #1: Designation of mixed uses as an Urban Mixed Use (UMU) land use 

shall be identified on the Future Land Use Map within the urban areas of the City 

and pursue appropriate strategies based upon the following issues, factors and 

criteria: 

A. Provide for the compatibility of mixed land use patterns which should 

consists of commercial, office, and residential uses through the implementation 

of appropriate land development regulations. 

B. Provide for pedestrian and cycling facilities, as well as other pedestrian 

amenities such as interesting streetscapes, urban plazas and open space, and 

landscaping. 

C. Protect public access to natural amenities, such as the Indian River, lakes, 

streams, wetlands, and protected wildlife habitat. 

D. Develop a program to link the Main Street corridor with the surrounding 

neighborhood through pedestrian access, streetscape improvements, 

architectural continuity, tree preservation and buffering techniques (privacy 

screening, setbacks, landscaping and noise control). 

E. Focus private and public efforts on redevelopment of blighted structures and 

maintenance of the built environment. 

F. Encourage private development activities to coordinate with existing 

residents and property owners, when appropriate compatibility with site design 

and architecture can be accomplished. Coordinate the provision of adequate 

public facilities and services. 

G. Require appropriate visual screens/buffers, with emphasis on landscape 

materials, between residential and other land uses when new or expanded 

development is proposed. 

H. Apply applicable resources of the Titusville Improvement Program/ 

Community Development Block Grant program to Assist low and moderate 

income families and improve the neighborhood environment through infill 

housing. 

I. Encourage the location and relocation of industrial uses to areas appropriately 

designated as industrial on the Future Land Use Map. 

J. Provide for a reduced need for infrastructure by allowing for shared parking, 

drainage, and other facilities. 

K. Provide residents with a variety of housing choices, both in housing type 

and cost. 


L. This designation is intended primarily for the redevelopment of areas with 

a distinctly urban character; however, there shall not be encroachment into 

existing residential neighborhoods with a density less than five units per acre. 

M. Non-residential uses shall be limited to areas adjacent to collector or higher 

roadways. (Ord. No. 106-2006, §1, 12/19/05) 

OBJECTIVE #9: THE CITY OF TITUSVILLE SHALL PURSUE THE 

PRESERVATION OF THE COMMERCIAL/RESIDENTIAL MIXED USE AREA 

ADJACENT TO THE INDIAN RIVER LAGOON AND REDEVELOP BLIGHTED 

AREAS THROUGH INNOVATIVE LAND DEVELOPMENT REGULATIONS. 

Policy #1: Designation of the land use along the Indian River/Washington Avenue 

corridor as Shoreline Mixed Use (SMU) based on historical and existing land use 

commitments as a mix of commercial, residential, recreational, and public/semipublic 

uses. Appropriate strategies shall be pursued based upon the following 

factors and criteria: 

OBJECTIVE #15: THE CITY OF TITUSVILLE SHALL PURSUE INNOVATIVE 

LAND DEVELOPMENT REGULATIONS TO ESTABLISH THE PLANNED 

UNIT DEVELOPMENT CONCEPT FOR RESIDENTIAL, COMMERCIAL, AND 

INDUSTRIAL LAND USES AND CONSIDER OTHER MIXED LAND USE 

DEVELOPMENT TECHNIQUES. 

Policy #1: Designation of Planned Unit Development (PUD) land use category 

shall be identified on the Future Land Use Map and the process for residential, 

commercial, and industrial land uses, mixed use planned unit development shall be 

based upon the following general factors and performance criteria: 

A. Encourage creative approaches in housing developments that will result in 

quality living environment through innovative design and aesthetic controls. 

B. Provide for pedestrian and cycling facilities, as well as other pedestrian 

amenities such as interesting streetscapes, urban plazas and open space, and 

landscaping when providing for residential and commercial use. 

C. Link any commercial or activity centers with surrounding uses through 

pedestrian, streetscape improvements, architectural continuity, tree preservation 

and buffering techniques (private screening, setbacks, landscaping, and noise 

control). 

D. Protect public access to natural amenities, such as the Indian River, lakes, 

streams, wetlands, and protected wildlife habitat. 

E. Encourage creative approaches in commercial/industrial developments that 

will result in quality shopping and working environments through innovative 

design and aesthetic controls. 

F. Encourage a combination of housing types and styles including single 

family, two-family, and multiple family dwellings. 

G. Encourage flexibility in design by permitting development clustering and a 

variety of architectural styles and treatments. 

H. Encourage the preservation of common open space, recreational facilities, 

natural features such as woodland and wetland areas. 

I. Consider the carrying capacity of the various levels of service for 

infrastructure and services. 

J. Encourage mixed use zoning districts to intermix residential land use with 

employment, commercial, educational and recreational opportunities in those 

unique mixed use areas designated on the Future Land Use Map. 

K. Encourage develop of vacant and/or unused urbanized areas to minimize 

urban sprawl. (Ord. No. 106-2006, §2, 12/19/05) 

OBJECTIVE #16: THE CITY OF TITUSVILLE SHALL PURSUE THE 

DEVELOPMENT OR REGIONAL MIXED USE DEVELOPMENT WHICH SHALL 

BE INTENDED TO ACT AS A CENTER OF COMMERCIAL, PROFESSIONAL, 

FINANCIAL, HIGH TECH INDUSTRIAL AND UNIQUE RETAIL SERVING 

A SPECIFIC RESIDENTIAL COMMUNITY THROUGH INNOVATIVE LAND 

DEVELOPMENT REGULATIONS. 

Policy #1: Designation of the Regional Mixed Use land uses shall be identified 

on the Future Land Use Map as appropriate, based on the general factors and 

performance criteria noted below in this policy. The Mixed Use Districts shall be 

designated on the map consistent with the land development regulations and shall 

comply with the following performance standards: 

A. Regional Mixed Use shall developments contains a minimum of 160 acres. 

No additions to the development shall be permitted to the original development 

boundaries. 

B. Shall include a mix of three (3) or more uses consisting of the following: 

Type of Use 

Single-Family 

Multi-Family 

Commercial 

Industrial 

Public Uses 

Recreational uses 

Allowable Density and/or 

Intensity 

0-6.7 du/acre 

10 to 40 units/acre 

10 to 40 timeshare/resort units 

per acre 

50% lot coverage/ FAR from 

0 to 3 

50% lot coverage/ 0 to 1 FAR 

Not applicable 

Not applicable 

C. No single use, as noted in above noted item B, shall occupy more than 50% 

in acreage of the regional mixed-use district. 

D. A mix of use project which is exceeding the Development of Regional 

Impact (DRI) threshold shall also be required to obtain appropriate State of 

Florida DRI approval in addition to any City of Titusville approvals. 

E. Negative impacts on environmentally sensitive areas shall be minimized, 

eliminated and/or mitigated. The Conservation Element objectives and policies 

shall be utilized in determining the appropriateness of industrial land use 

designations and the specific intensity of use authorized by land development 

regulations. 

F. All development activity shall be within all adopted concurrency requirements 

identified in the Land Development Regulations. 

G. Encouraged preservation of natural areas, such as woodland and wetland 

areas. 

H. Encourage a compatible and interrelated mix of residential and nonresidential 

development, which should include employment and recreational 

opportunities. 

I. Should encourage innovative design and aesthetic controls. 

J. Shall be required to a have buffering areas between different uses. 

K. Internal traffic movements shall be designed in a manner that provides for 

pedestrian and vehicular traffic compatibility and safety 

L. Minimize circulation conflicts by providing truck routes to industrial areas 

and pedestrian access to residential areas, with traffic control devices at conflict 

points with general traffic circulation. 

M. Governmental facilities shall be located in areas easily accessible by the 

public and compatible with surrounding land uses 

N. School facilities shall be located in conjunction with residential patterns and 

easily accessible by the public. Residential development shall be coordinated 

with the Brevard County School Board to encourage adequate, functional, and 

accessible facility for the public. 

O. Requirements/criteria noted in Object 5, Objective 6 and Objective 10 of the 

City of Titusville Future Land Use Element of the Comprehensive Plan. 

P. Regional Mixed Use Development shall be located off an existing improved 

Major/Minor arterial roadway corridors. A minimum of 25% of the total 

perimeter boundary of the site shall directly front off a Major/Minor Arterial. All 

main access points to the development shall be from a Major/Minor Arterial. 

Policy #2: The City shall further delineate, through its land development 

regulations, Single Family, Multi Family, Commercial and High Tech Industrial 

zoning mechanisms to create zoning categories for the Regional Mixed Use land 

use. This zoning category shall be further delineated with appropriate locational 

and performance criteria 

OBJECTIVE #17: THE CITY OF TITUSVILLE WILL ESTABLISH 

STANDARDS FOR DENSITY AND/OR INTENSITY OF USE FOR EACH 

FUTURE LAND USE CATEGORY. 

Policy #1: The following standards for densities or intensities of use shall apply 

to each future land use category as indicated [on the next page]: 


Land Use Objective Density 

(Residential Use) 

Industrial #5 n/a .2 FAR 2 

Intensity 

(Non-Residential Use) 

Commercial #6 n/a .2 FAR 2 

Downtown Mixed Use #7 20 du/acre .2 FAR 2 

Urban Mixed Use #8 15 du/acre .2 FAR 2 

Shoreline Mixed Use #9 20 du/acre .2 FAR 2 

Residential One #10 1 du/acre .2 FAR 2 

Residential Two #10 2 du/acre .2 FAR 2 

Low Density Residential #10 5 du/acre .2 FAR 2 

Medium Density 

Residential 

#10 10 du/acre .2 FAR 2 

High Density Residential #10 15 du/acre .2 FAR 2 

Public/Semi-public #11 n/a .2 FAR 2 

Conservation #12 1 du/5 acres n/a 

Regional Mixed Use 1 #16 

Planned Unit 

Development 

#15 12 du/acre .2 FAR 2 

1 

Density/Intensity standards for Regional Mixed Use are contained in Objective 16, 

Policy 1B 

2 

The .2 FAR will be applied to individually developed lots/parcels. Where a planned/ 

mixed use development is proposed and common amenities (i.e., parking, stormwater 

retention, open space, etc.) are provided, the .2 FAR will apply to the total planned/ 

mixed use development; however, individual parcels within the planned/mixed use 

development will be allowed at a higher FAR based upon site specific impacts. 

3 

The density in this category may be increased by 50% when using Transfer of 

Development Rights as specified in Policy 2, Strategy 3. 

Coastal Management Element 

The contents of this element will have significant influence on redevelopment 

efforts on the three publicly-owned waterfront parcels that are part of the U.S. 1 


GOAL #1: TO PRESERVE, RESTORE, AND ENHANCE COASTAL RESOURCES 

TO MAXIMIZE PUBLIC USE AND ASSURE THEIR FUTURE ECOLOGICAL 

BENEFIT. [9J-5.012(3)(a)] 

OBJECTIVE #1: TO MAINTAIN AND UPGRADE THE QUALITY OF THE 

INDIAN RIVER LAGOON AND OTHER LAKES AND RIVERS AT THE CLASS 

II WATER QUALITY STANDARD AS SET BY THE STATE OF FLORIDA. [9J- 

5.012(3)(a)] 

Policy #1: Erosion and sedimentation control practices shall be employed for all 

urban development and agricultural activities where needed to protect natural 

waterbodies, water courses, and wetlands from siltation. The following minimum 

criteria shall apply in the implementation of this policy. [9J-5.012(3)(c)(1 and 2)] 

Strategy #1: Adequate erosion and sedimentation 

control practices are those recommended by 

the Soil Conservation Service and which are 

designed to substantially reduce or eliminate soil 

loss into waterbodies and wetlands. 

Strategy #2: Clearing of specific building 

sites shall not commence until the developer 

is permitted to construct on that site. Clearing 

shall be limited to that area to be covered by 

construction and necessary drives and walkways. 

In all other areas the native vegetation should 

remain undisturbed where possible. 

Strategy #3: Appropriate techniques to control 

wind erosion shall be used during clearing and 

site preparation for development or agricultural 

activities. 

Strategy #4: Seeding and mulching, or other 

stabilizing actions of disturbed areas shall be 

undertaken within 30 days to completion of 

clearing work on a development site. 

Strategy #5: All slopes on new non-agricultural 

canals, ditches and swales shall be no steeper the 

3:1 (horizontal:vertical), and slopes on artificial 

ponds no more than 4:1, in order to minimize 

erosion and sedimentation. 

Strategy #6: Waterfront construction shall be required to use 

appropriate erosion and siltation control practices during and after 

construction to prevent siltation of the adjacent waterbody. 

Strategy #7: Stormwater management systems shall be designed to 

ensure that water velocities remain below those which would cause 

scour and/or erosion. 

Policy #2: Wastewater treatment plant effluent impacts shall be minimized or 

eliminated to the maximum extent feasible. The following measures will be 

utilized to implement this policy. [9J-5.012(3)(c)(1)] 

Strategy #1: Wastewater treatment systems outfalling to all existing 

surface water shall be designed or retrofitted as soon as economically 

feasible to reduce/eliminate the discharge. 

Strategy #2: Periodic inspections shall be conducted on all wastewater 

treatment plants within the City to ensure that the facility is in good 

repair. 

Policy #3: The siting, operation and monitoring of industries which use or generate 

hazardous materials shall ensure that groundwater and surface waters are not 

contaminated through release of hazardous materials into the environment. The 

following definitions apply in the implementation of this policy: [9J-5.012(3)(c)(1 

and 2)] 

1. “Hazardous materials” are those for which notification of the FDER is 

required by CH. 17-30, F.A.C. 

2. Surface water or groundwater contamination is defined as an increase 

in the concentration of any hazardous material in excess of the limits 

imposed by CH. 17-3 and CH. 17-30, F.A.C. 

Policy #4: The negative impact of agricultural operations on surface water 

quality shall be minimized by encouraging the use of appropriate water quality 

management techniques. [9J-5.012(3)(c)(1 and 2)] 

Policy #5: The City shall, in preserving the Indian River Lagoon system and other 

bodies of water within the City limits, coordinate with other local governments and 

the Marine Resources Council to ensure: [9J-5.012(3)(c)(1-14)] 

• adequate sites for water-dependent uses 

• prevention of estuarine pollution 

• control of surface water runoff 

• protection of living marine resources 

• reduction of exposure to natural hazards 

• public access 

• that required infrastructure is available to serve the development or 

redevelopment in the coastal area. 

OBJECTIVE #3: TO ASSURE MAXIMUM RETENTION OF THE 

RECREATIONAL VALUES OF THE COASTAL AREA, PARTICULARLY 

PROVISION OF REASONABLE PHYSICAL AND VISUAL ACCESS TO THE 

INDIAN RIVER LAGOON AND THE COASTAL AREA. [9J-5.012(3)(b)(9) AND 

9J-5.012(3)(c)(9)] 

Policy #1: The purchase of land for preservation/recreation shall be based upon 

the comprehensive and coordinated acquisition program which is outlined in the 

Recreation and Open Space Element of this Plan. 

Policy #2: Ensure that maximum protection of the public’s right to pedestrian 

access to the Indian River Lagoon, other bodies of water and the area’s beach is 

provided through adherence to the following policies: [9J-5.012(3)(c)(9)] 

1. The City shall work with all governmental and non-governmental 

entities of Florida to gain another access route to Playalinda Beach. 

2. Dedication of easements for public access shall be encourage from 

developments proposed along the Indian River Lagoon shoreline. These 

easements are to be located on the uplands running horizontally along the 

shoreline. The easement can be utilized in the calculation of the MWHL 

setback requirement. The vacation of such easements shall be strongly 

discouraged unless a suitable alternative can be provided. 

3. The City shall encourage developments along the river to set aside 

areas for public access to river from inland. 

OBJECTIVE #4: TO ENCOURAGE THE EXPANSION OF EXISTING MARINA 

FACILITIES WHICH WILL HAVE MINIMUM IMPACT ON THE INDIAN 

RIVER LAGOONAL SYSTEM AND TO DISCOURAGE THEIR LOCATION IN 

INAPPROPRIATE AREAS. [9J-5.012(3)(c)(8)] 

Policy #1: Marinas shall be located in areas where maximum physical advantage 

exists, where the least dredging and maintenance are required, and where adequate 

resources will not be adversely affected subject to State and Federal regulations. 

Strategy #1: The City shall perform periodic maintenance dredging of public 

access channels within City limits. 


Recreation and Open Space Element 


efforts on the three publicly-owned waterfront parcels that are part of the U.S. 1 


GOAL #1: TO PROVIDE A FULL RANGE OF RECREATIONAL ACTIVITIES THAT 

ARE ACCESSIBLE, COMPATIBLE AND CONTINUOUS WITH THE OVERALL 

MULTI-PURPOSE OPEN SPACE SYSTEM. [9J-5.014(3)(a)] 

OBJECTIVE #1: THE CITY SHALL ENSURE THAT THE PUBLIC HAS 

REASONABLE ACCESS TO ALL RECREATIONAL OPPORTUNITIES AND 

FACILITIES. [9J-5.014(3)(c)(3)] 

Policy #1: The City shall enhance and improve the accessibility of parks and 

recreational facilities whiles protecting their quality by: 

Strategy #1: Ensuring that facilities are accessible by the handicapped 

(handicapped parking, ramps, etc.) 

Strategy #2: Requiring that all City owned park and recreational 

facilities have direct access on a public street. 

Strategy #3: Adopting a comprehensive Bicycle and Pedestrian Plan 

to ensure the accessibility of all recreational opportunity. 

Policy #2: The City shall maintain and/or improve access to waterways by: 

Strategy #1: Encouraging the County to acquire beach and waterfront 

property through a 1% sales tax or any means approved by a public 

referendum. 

Strategy #2: Maintaining its current recreational parks along the 

waterfront. 

Strategy #3: Ensuring ample, functional boat ramps are adjacent to 

waterfront parks to meet the current and future demands of the public. 

The City shall take a proactive stance toward acquiring and developing 

additional boat ramp facilities within the City. 

OBJECTIVE #2: THE CITY SHALL ENSURE THAT CURRENT AND FUTURE 

OPEN SPACE USES ARE COMPATIBLE AND CONTINUOUS WITH THE 

PHYSICAL CHARACTERISTICS OF THE AREA AND WITH THE ADJACENT 

LAND USES AND FEATURES OF THE AREA. [9J-5.014(3)(b)(4)] 

Policy #1: The City shall design parks that are compatible to various segments of 

the population and the ecosystem. 

Policy #2: The City shall design parks so one particular use does not destroy the 

value of the site for other intended purposes. 

Policy #3: The City shall give consideration to the impacts on surrounding areas of 

new park sites (transportation, character of adjacent property, noise activity level, 

etc.). 

GOAL #3: TO ACQUIRE AND PRESERVE WITHIN BUDGETARY LIMITS ANY 

AND ALL AREAS IDENTIFIED WITHIN THIS PLAN TO BE SPECIAL AND/OR 

ENDANGERED ECOSYSTEMS. [9J-5.014(3)(a)] 

OBJECTIVE #4: THE CITY SHALL ENCOURAGE THE PROVISION OF OPEN 

SPACE BY PUBLIC AND PRIVATE ENTERPRISE. 

Policy #1: The City shall examine all possible private and public resources in order 

to enhance its current and future recreation/open space areas including: 

• land acquisition 

• development of areas and facilities 

• technical and advisory services 

• consumer education 

• research and planning 

Housing Element 


efforts at the Miracle City Mall site. 

GOAL #1: THE CITY OF TITUSVILLE SHALL, THROUGH ITS COMPREHENSIVE 

PLAN, MAKE PROVISION FOR ADEQUATE AND AFFORDABLE HOUSING 

THAT MEET THE PHYSICAL AND SOCIAL NEEDS OF ALL SEGMENTS OF THE 

CURRENT AND FUTURE POPULATION OF THE CITY. [9J-5.010(3)(a)] 

OBJECTIVE #3: THE CITY SHALL SUPPORT/INCREASE THE 

COORDINATION BETWEEN THE PUBLIC AND PRIVATE SECTORS 

INVOLVED IN THE PROVISION OF HOUSING, COMMUNITY DEVELOPMENT 

AND REDEVELOPMENT ACTIVITIES BY: [9J-5.010(c)1] 

Policy #1: Strengthening the communication amongst the various organizations 

comprising the housing market (i.e., public assistance agencies, financial 

institutions and realtors) through workshops and such activity. 

Zoning Designations 

Parcels 1 through 7 have been zoned by the City of Titusville as an Urban 

Village Special District. This designation is intended to protect the special and 

substantial public interest of these parcels. Within these parcels, a mix of land 

uses is encouraged, with higher density residential, commercial, office, and other 

uses permitted with greater height limitations than otherwise allowable in the 

City of Titusville. The UV Special District is intended as well to be in accordance 

with the Urban Mixed Use future land use designation as established in the City’s 

Comprehensive Plan and the U.S. 1 Corridor Master Plan. 

Permitted uses in the UV Special District include residential townhomes, 

duplexes, triplexes, quadraplexes, and other multifamily units, retail food markets 

and supermarkets, public and governmental offices, business and professional 

offices, retail uses, hotels and motels, parking garages, cultural facilities, and 

recreational amenities. Certain conditional uses may be permitted as well, 

such as child care facilities, offices for nonprofit organizations, commercial 

entertainment facilities like movie theaters, arcades, and dance clubs, and certain 

tourist attractions. These uses, if permitted, must meet particular urban design 

and other criteria that are established to create harmonious relationships with 

approved neighboring land uses. 

Parcels 8, 9, and 10 (see Fig. 10, page 9), along with the entire Lagoon shoreline 

through Titusville, is in the Titusville Shoreline Area Overlay District (TSA). 

The TSA is primarily regulatory and provides additional protection to the 

Lagoon waterfront. Certain restrictions on development are established for the 

TSA, including minimum setback distances of 20 feet from the mean high water 

level of the Indian River Lagoon for all principal structures and most accessory 

uses except for bulkheads, seawalls, piers, wharves, docks, boathouses, and 

boardwalks. 

Prohibited uses in the TSA include development that would render impervious 

by coverage of buildings more than 35% of the setback area. Development in the 

TSA must additionally allow a minimum of 25% of lot width open to the breeze. 

No structure or fence over four feet high can be positioned within a breezeway. 

Breezeway corridors must be straight front to back and unobstructed vertically. 

Breezeways are also encouraged to contain non-opaque fence structures. 

The aforementioned references to the City’s comprehensive plan and zoning 

regulations are for reference purposes only and reflect policies that were in place 

when the Redevelopment Plan was approved. It is intended and anticipated 

that the City and Redevelopment Agency will continuously cooperate and 

coordinate updates to said policies and regulations on their own initiative, or at 

the request of the Mall owner/developer, to the extent necessary to implement 

the Redevelopment Plan. 


Review of Existing Plans & Studies 

The following is a summary of plans and studies related to the Redevelopment 

Area and its surrounding neighborhoods. The Miracle City Mall Concept Plan 

builds upon the recommendations contained in previous plans, in particular the 

U.S. 1 Corridor Master Plan (adopted in August, 2006) and the Miracle City Mall 

Finding of Necessity Study (completed in January, 2007). 

U.S. 1 Corridor Master Plan 

The U.S. 1 Corridor Master Plan was developed through a community-driven 

planning process. The Plan presents a vision for neighborhoods, located south of 

Downtown Titusville and north of SR 50, and provides general objectives and 

specific strategies to enhance the quality of life in the U.S. 1 Corridor Study Area. 

Its primary purpose is to serve as a guiding document for community leaders, City 

agencies, residents, and stakeholders to pursue opportunities for neighborhood 

improvements, redevelopment, and environmental restoration within the U.S. 

1 Corridor Study Area. The Plan identifies the Miracle City Mall site as a key 

redevelopment opportunity that is envisioned to serve as a catalyst for promoting 

high quality development and improving local economic conditions within the 

designated area. It also identifies the intersection of Harrison Street and U.S. 1 

as a gateway opportunity that should be designed to create a sense of arrival into 

the neighborhoods located within the area. In addition, the document contains 

urban design guidelines that provide a framework for future development based 

on the community’s desired vision for preserving and enhancing its unique 

neighborhood character. 

The Plan recommends the following action strategies directly related to 

the redevelopment of the Miracle City Mall site and the City of Titusville’s 

waterfront parks and trails network: 

• Work with the Mall developer to incorporate public realm improvements 

and create a financing structure to ensure that the community’s desired 

vision for the future character of the area is respected and fulfilled. 

• Encourage a mix of uses, including residential, specialty retail, 

destination restaurants, and urban plazas, as an integral component of 

the development. 

• Develop regulations and performance incentives that assure a reasonable 

return on the developer’s investment but not at the expense of the 

community’s desired vision. 

• Capitalize on redevelopment activities to connect neighborhoods 

through the extension of the street grid through the site. 

• Manage and contain stormwater runoff within the Redevelopment Area 

boundaries. 

• Ensure that desired architectural and urban design guidelines are adopted 

as part of land development regulations negotiated with the developer. 

• Explore the potential for connecting future water-related activities at 

the recently acquired City-owned property on the waterfront (southeast 

corner of Harrison Avenue and U.S. 1) with the Miracle City Mall 

redevelopment. 

• Create a site-specific, time-limited Community Redevelopment Agency 

for the Miracle City Mall redevelopment project. Resources generated 

from the fund could be used for the continuation of public realm 

improvements within the defined area. 

• Support rezoning the Mall site from Regional Commercial to a new 

mixed-use district. 

Additionally, the Plan recommends the following action strategies for corridor 

improvements to U.S. 1 and Hopkins Avenue: 

• Provide business owners and developers with incentives such as tax 

breaks to upgrade existing properties and/or redevelop properties in 

order to maintain control of the architectural and design character of 

infill development. 

• Create gateways at primary intersections to define the Study Area’s 

character and identity (U.S. 1 and Harrison Street) 

Titusville Waterfront Recreation Master Plan 

This Master Plan, currently ongoing, identifies opportunities to create a network 

of waterfront trails and parks system and shoreline restoration activities for 3.4 

miles of South Titusville waterfront, including the three publicly owned waterfront 

parcels that are part of the U.S. 1 Corridor Community Redevelopment Area. The 

design for the City-owned waterfront properties, located in the southeast corner 

of the Redevelopment Area, will be addressed as part of this Master Plan. 

The following objectives form the foundation for the design recommendations 

contained in the Master Plan: 

• Ensure the connection of isolated parks with a continuous trail and 

greenway system along the waterfront. 

• Coordinate the location of active waterfront recreation areas in the 

vicinity of neighborhood anchors, including Titusville High School, the 

two mall sites, and historic neighborhoods. 

• Connect neighborhoods to the open space system through pedestrian 

and vehicular street extensions to the waterfront at strategic locations 

(Harrison Street, Country Club Drive, Olmstead Drive, and Knox 

McRae Drive). 

• Emphasize the importance of view corridors from the roadway during 

the design phase of the waterfront parks and trail system. 

• Devise incentives to encourage property owners and developers to 

maintain the views of the shoreline through the provision of breezeways 

and clearing of invasive vegetation. 

• Seek to eliminate pollutant discharges and stormwater runoff into the 

Indian River Lagoon. 

Miracle City Mall Finding of Necessity Study 

The Finding of Necessity Study elected to determine presence of blight, according 

to Chapter 163, Part III, of the Florida Statutes, based on three particular criteria: 

property value trends, retail occupancy trends, and physical site conditions. After 

a comprehensive examination of these criteria, it was conclusively determined 

that the Miracle City Mall site and adjacent properties included in the Study Area 

exhibit characteristics of blight. A summary is provided below: 

• Aggregate assessed values of real property in the area for ad valorem 

tax purposes have failed to show any appreciable increase over the 5 

years prior to the finding of such conditions. Brevard County as a whole, 

between 2000 and 2005, showed almost 17% growth while the City of 

Titusville showed almost 11% growth. The Redevelopment Area only 

managed 1.5% growth in the same time period. 

• Deterioration of site or other improvements is leading to a lowered 

investment image. A comprehensive review of building conditions 

showed that extensive damage is present in two of the four main 

Mall buildings, while the other two buildings exhibit deteriorating 

conditions. 

• High commercial vacancy rates and significant declining sales revenue 

point to decreased investment interest in the Redevelopment Area. 

Between 2001 and 2005, Miracle City Mall lost 94% of its sales 

revenue, while vacancy rates increased to almost 40% of total available 

leasable space in the Mall. 

The combination of these factors makes a strong case for an assessment of blight 

in the Redevelopment Area. Structural conditions in the Miracle City Mall 

buildings are declining to the point that the Mall cannot compete effectively 

in the current consumer market environment. Declining sales revenues are an 

indication of economic distress that makes it difficult for property management 

to invest in renovations or support current configurations or solely commercial 

uses. In fact, infrastructure in many places is deficient to the point where 

renovation may not be cost-effective. 


Chapter 3 

Concept Plan 


Plan Philosophy 

This chapter presents a descriptive narrative of the conceptual elements 

proposed in the Miracle City Mall Redevelopment Plan. The Redevelopment 

Plan has been developed as a guideline for promoting the sound development 

and redevelopment of the properties within the Redevelopment Area boundaries. 

Opportunities for public improvements, redevelopment activities and proposed 

future land use composition are identified and graphically illustrated on the 

Concept Plan. The Concept Plan illustrative graphic represents the foundation 

of the Miracle City Mall Redevelopment Plan and is based on a synthesis of 

existing conditions, community’s expressed goals and objectives for the future 

development of the Mall site and waterfront properties, as well as a preliminary 

analysis of prevailing market opportunities. 

The Plan builds upon the recommendations of the approved U.S. 1 Corridor 

Master Plan as it relates to redevelopment activities, waterfront development, 

public improvements and proposed future land use composition. The Plan 

elements were conceived based on the community’s desired vision for the 

redevelopment of the Miracle City Mall identified during the public workshops 

that were conducted during the U.S. 1 Corridor master planning process. 

The following principles illustrate the overall goals and objectives of the Miracle 

City Mall Redevelopment Plan, as represented by the Mall owner/developer and 

community residents: 

• The Plan identifies, in general, where primary land uses (public space, 

mixed-use, residential, commercial, and office) and activity centers will 

be located in order to enhance the quality of life for the community and 

create a development pattern that attracts businesses and residents to 

South Titusville. 

• The Plan provides a tool for the U.S. 1 Corridor Community 

Redevelopment Agency to promote economic development by showing 

prospective private entities’ locations that have been designated for their 

purpose, thereby reducing the developer’s risk and permitting hurdles 

when coming to the area. 

• The Plan provides a holistic means for the City of Titusville, the Mall 

owners, and the U.S. 1 Corridor Community Redevelopment Agency to 

facilitate the proposed development based on an agreed-upon strategy. 

• The Plan provides the City with a broad range of strategies for approving 

new developments in a consistent manner through a streamlined 

process. 

• The Plan allows the City to make capital improvements projections 

based upon known future, public project needs, demands and proposed 

locations. 

• The Plan promotes nodal development patterns with higher densities 

located at specific sites, such as the Miracle City Mall site, with lower 

heights, building masses and residential uses in surrounding areas. 

• The Plan facilitates the preparation of new land development regulations 

that provide a higher standard of urban and residential design. 

• The Plan takes advantage of the Indian River Lagoon, existing and 

proposed parks, and the regional trail system by introducing opportunities 

for increased linkages to all three. 

• The Plan embraces transportation and pedestrian mobility strategies 

contained in the U.S. 1 Corridor Master Plan as well as anticipated needs 

that will be generated by public realm waterfront improvements and the 

development of the Miracle City Mall site. 

• The Plan anticipates destination-based retail development and activities 

serving the regional market alongside needs-based commercial 

development that will provide goods and services for residents located 

in surrounding neighborhoods and the wider community. 

• The Plan suggests attracting a vibrant mix of uses in the 

Redevelopment Area, including but not limited to, diverse housing 

opportunities, restaurants and cafés, specialty retail, new office uses, 

artist studios and galleries, and hotel or tourist accommodations. 

• The Plan supports the following social, environmental, physical, 

and economic development objectives expressed by community 

representatives during the U.S. 1 Corridor master planning process: 

• Improve physical and visual access to the Indian River 

Lagoon. 

• Preserve ecological habitat and improvement of the 

environmental conditions of the shoreline. 

• Employ innovative techniques to treat and contain runoff 

within a well-designed stormwater management system. 

• Enhance the aesthetic character of U.S. 1, Harrison Street and 

Hopkins Avenue. 

• Ensure continuity between planning objectives in the U.S. 1 

Corridor Master Plan and the Miracle City Mall Redevelopment 

Plan. 

• Provide adequate landscape buffering to preserve the singlefamily 

residential neighborhoods surrounding the U.S. 1 

Corridor Community Redevelopment Area, to maintain the 

existing neighborhood scale in future redevelopment, and to 

prevent commercial encroachment into residential areas. 

• Support for public-oriented, water-related uses. 

• Strengthen and expand cultural heritage and ecotourism 

opportunities. 

• Promote development patterns that ensure compact and 

pedestrian scaled activities through restricted heights, building 

masses and encourage low-impact development. 


Fig. 16: Miracle City Mall Conceptual Plan 

Source: RMPK Group, Inc.

Mixed-Use: Miracle City Mall 

The Miracle City Mall redevelopment program builds on the strategies 

recommended in the U.S. 1 Corridor Master Plan by introducing a mixed-use 

project that is compatible with the existing neighborhood character, while 

at the same time reinforcing connections to its surrounding neighborhoods. 

The conceptual development program supports the community’s vision 

for revitalizing the deteriorated Mall property and provides momentum for 

redevelopment efforts and public improvement projects identified in the U.S. 

1 Corridor Master Plan. The Plan is embedded in the reconfiguration of the 

Mall property to accommodate a diverse mix of residential, commercial, office, 

and public open space. The conceptual site plan and development program is 

intended to depict a framework for future development and is flexible in nature. 

The Mall site is redesigned with an overarching goal to reconnect the 

neighborhoods, located to the north and south of the Mall site with each other, 

while at the same time creating a distinctive sense of place and destinationoriented 

uses attracting a regional consumer base. Redevelopment of the Mall 

property is also intended to achieve broader public objectives for economic 

development and revitalization. It is expected that redevelopment will help 

improve the area’s investment image, enhance the area’s aesthetic character, 

create a compact neighborhood development pattern, and contribute to improving 

the environmental conditions of the area’s natural resources. 

• Buildings oriented parallel to the internal street axis that help reinforce 

the visual axis established to the waterfront; 

• Building heights increase from lower heights for the outparcels to three 

stories along the street edges and a maximum of five stories in the mixeduse 

buildings, creating a pedestrian-scale environment and maintaining 

relationships to existing neighborhood structures; 

• On-street parking located on internal streets to create convenient 

parking spaces for retail traffic in addition to three centrally-located 

parking structures to accommodate residents’ parking needs; and 

• Containment and treatment within a closed stormwater management 

system with all stormwater collected in and around the site. 

The following planning principles serve as guidelines to ensure that the 

redevelopment of the Mall fulfills the goals of compact development, 

neighborhood compatibility, and sustainability set forth by the adopted U.S. 1 

Corridor Master Plan and the City of Titusville Comprehensive Plan. 

OBJECTIVE 

Create a vibrant mixed-use district designed as a compact and walkable town 

center that provides the social, cultural and commercial focus for existing and 

future residents in the entire City. 

The “urban-village” theme reflected in the site design is intended to create a 

network of internal streets aligned on a diagonal axis (northwest to southeast) 

that visually connects the proposed development to the Kennedy Space Center 

across the Indian River Lagoon. An urban plaza forms the focal point of the 

development and is proposed at the intersection of an internal street and a 

pedestrian walkway that serves as the extension to the City’s sidewalk system 

along U.S. 1 and Harrison Street (see Fig. 17, this page). 

This plaza, designed around a landscaped roundabout feature, also serves as 

a traffic calming element separating vehicular and pedestrian traffic. Vertical 

mixed-use buildings, with ground-level retail and upper-level residential uses, 

are set back from the plaza and provide a space for outdoor seating for street cafés 

and restaurants. As illustrated in Fig. 17, the internal streets will be developed 

to include sidewalks, on-street parallel parking spaces, and landscaped areas. 

The residential uses consist of a mix of housing types including townhomes, 

condominiums, and apartments. 

The proposed development program for the mixed-use project also includes the 

following elements: 

• Smaller scale residential townhomes, combined with a 25-foot landscape 

buffer, that help transition into the single-family neighborhoods to the 

north and south of the Mall site; 

Fig. 17: Miracle City Mall Redevelopment Plan 

Source: CPH Architects, Inc. 


PLANNING PRINCIPLES: 

Total Site Area (Conceptual) 

30.86 ac 

Urban Village (UV) 

• Provide physical and visual connectivity to adjacent neighborhoods and 

development employing a combination of strategies such as forming 

connections to the existing sidewalk network, waterfront parks and trails 

system, and surrounding commercial development; placing well-defined 

public access points along existing public streets; etc. 

• Design elements that accentuate the views to the Indian River Lagoon 

and improve connectivity to the City-owned property planned to be 

developed as a waterfront park. 

• Accommodate a mix of uses including residential, specialty retail, and 

hotel uses with adequate parking facilities. Retail activities should be 

oriented towards the street and have direct access to the streetscape 

areas through storefront entries. 

• Create an opportunity for a public open space or plaza that serves as a 

gathering space for the entire community. 

• Ensure consistency with site planning principles and architectural 

guidelines expressed by the community-oriented commercial 

development to the street, integrate architectural elements to add visual 

interest, shared parking facilities. 

• Identify multiple vehicular and pedestrian circulation routes and 

access points to avoid traffic congestion on major streets and promote 

pedestrian use of the site. 

• Maintain density requirements to 15 dwelling units per acre, in 

accordance with the Urban Village zoning district requirements for 

maximum density. 

• Incorporate sustainable site design and innovative runoff treatment 

strategies with respect to the design of stormwater management 

systems. 

Total Pervious Area 

Open Space and Pedestrian Amenities 

Stormwater Area 

Total Impervious Area 

Roads and Surface Parking 

Buildings and Parking Structures 

Density 

Maximum Building Height 

Total Parking 

Surface Parking 

Parking Structure 1 



Total Outparcel Area 

Outparcel 1 

Outparcel 2 

Outparcel 3A 

Outparcel 3B 

Outparcel 4 

12.96 ac 

10.19 ac 

2.77 ac 

17.9 ac 

7.72 ac 

10.18 ac 

15 dwelling units/ac 

60 ft 

1,610 spaces 

299 spaces 

387 spaces 

462 spaces 

462 spaces 

40,939.5 sq. ft. 

13,358.5 sq. ft. 

6,718.5 sq. ft. 

6,678 sq. ft. 

12,509.5 sq. ft. 

1,675 sq. ft. 

Maximum Residential Density 

Townhouse Projects 

Maximum Allowable Height 

Table 2: 

Conceptual Development Requirements by the City of Titusville 

Urban Village Special District 

Source: City of Titusville Land Development Regulations 

Table 1: 

Conceptual Site data for Miracle City Mall 

(Parcels 1 - 7) 

Source: CPH Architects 

Exception: 

Conditional Situation: 

Maximum Building Height 

Retail Space 

Land Use Buffers 

Open Space 

15 dwelling units/acre 

No more than 10 d.u./bldg 

50 ft 

60 ft if ground floor is >75% retail 

Up to 100 ft by conditional approval 

60 ft 

40,000 sq. ft. or less per bldg 

25 ft. min. btw Commercial and 

Residential 

Must represent 25% of UV gross 

acreage 

Building Land Use Retail SF Units Stories Required 

Parking 

Provided 

Parking 

A Comm/Res 28,500 77 3, 4, & 5 368 376 

B Comm/Res 37,500 88 3, 4, & 5 404 412 

C Residential - 80 5 200 208 

D Residential - 20 3 50 59 

E Comm/Res 19,600 109 4 255 263 

F Residential - 19 3 48 56 

G Residential - 48 3 144 144 

H Comm/Res 19,600 33 4 63 92 

Parcel 5 Commercial 2,000 5 1 30 90 



Total 114,200 490 1,597 1,735 

Table 3: 

Conceptual Building program for Miracle City Mall 

(Parcels 1 - 7) 

Source: CPH Architects 


Open Space 

The U.S. 1 Corridor master planning process recommended establishing 

connections between the City’s planned waterfront improvements and new 

developments along the western edge of U.S. 1. The Redevelopment Plan 

intends to continue strengthening and expanding the City’s existing and planned 

system of parks, open space and trails and to provide clear linkages between the 

area’s recreational facilities and the surrounding neighborhoods. The proposed 

City-owned waterfront park (located at the southeast corner of Harrison Street 

and U.S. 1) and the proposed central plaza (part of the proposed Miracle City 

Mall development program) will provide additional open space destinations for 

mixed-use patrons, employees, and area residents. 

City-owned waterfront properties located across from the Miracle City Mall site 

offer an opportunity to introduce uses that support recreation and ecotourism, 

as well as improve access and views to the Indian River Lagoon. The City is 

currently preparing a Waterfront Recreation Master Plan for all public-owned 

waterfront properties and right-of-ways. The recommended improvements, 

when combined with on-going streetscape and trail improvements, will provide 

a well-integrated open space network that enhances public access to the area’s 

natural resources and recreational facilities. 


• Create opportunities to develop strong visual linkages between the 

proposed central plaza, perimeter greenways and the City’s planned 

U.S. 1 trail network and proposed waterfront park (southeast corner of 

Harrison Street and U.S. 1); 

• Incorporate open space amenities for area residents and visitors to the 

development, including pedestrian lighting, seating areas, planters, bike 

racks, and trash receptacles; 

• Ensure views to parking and service areas are screened from all internal 

and perimeter streets primarily through tree planting; 

• Integrate improvements to the proposed waterfront park with the Miracle 

City Mall site open space network and streetscape improvements to 

provide a continuity of streetscape elements; 

• Locate interior plazas adjacent to retail or office uses defined by using 

building edges and landscape elements; 

• Provide safe and inviting pedestrian access to the plaza from street 

frontage; 

• Design internal walkways, trails and promenades to direct pedestrians 

to area destinations such as building entrances, the central plaza, the 

waterfront park, and parking access locations. 

Proposed open space improvements recommended by the Miracle City Mall site 

conceptual plan are expected to result in creating new open space and recreational 

opportunities for residents and visitors. The Miracle City Mall site’s proposed 

program incorporates a diverse range of open space elements such as a central 

open space plaza, a continuous landscaped buffer along the perimeter of the 

site, stormwater ponds that include passive recreation elements, and streetscape 

elements. The open space system, comprising nearly 40% of the property, or 

approximately 13 acres, is designed to accentuate the City-wide network of trails 

and open spaces serving the area residents. 

OBJECTIVE: 

Create an interconnected system of open spaces and walkways 

promoting pedestrian traffic while strengthening links with surrounding 

neighborhoods and providing readily accessible recreational opportunities 

for the residents. 

Fig. 18: 

Waterfront Park Section; southeast corner of 

U.S. 1 and Harrison Street. 

Source: RMPK Group, Inc. 

Fig. 19: 

Examples of Urban Plazas 

City Place, West Palm Beach, FL 



Streetscape Improvements 

In accordance with the recommendations of the U.S. 1 Corridor Master Plan 

and the City’s Land Development Regulations, the roadways and streets in 

the Redevelopment Plan are intended to serve as extensions of public open 

space (streetscape, parks, and urban plazas) designed to create a traffic 

circulation pattern that minimizes the impacts on adjacent residential areas. 

The Redevelopment Plan envisions creating a hierarchy of streets that provide 

efficient vehicular circulation and pedestrian movement patterns between internal 

streets within the redeveloped Mall site and the surrounding arterial roadways. 

Pedestrian connections to the surrounding neighborhoods, located north and 

south of the Mall site, will be accentuated to provide convenient access to the 

new community without generating excessive traffic on local streets. 


• Design streets to accommodate minimum required 

pavement based on traffic volume and speed limits. 

Utilize available right-of-way widths to maintain a 

clear unobstructed pedestrian network. 

• Separate sidewalks from the curb with a planting 

strip, when possible. Use tree grates in retail streets 

to provide ample space for pedestrian circulation on 

sidewalks. 

Before 

The Redevelopment Plan provides additional pedestrian area to the public streets 

adjacent to the property. Internal walkways, walking trails and promenades 

provided on the east portion of the development will connect the central plaza 

with the City’s sidewalks located on the west edge of U.S. 1, the north edge 

of Harrison Street, and the east edge of Hopkins Avenue. Coordinating public 

realm improvements on the opposite side of these roadways with the planned 

Mall site improvements will be a critical factor in establishing a continuity of 

streetscape elements, including streetscape design and sidewalk design. The 

proposed improvements will not adversely impact the capacity of the roadways. 

Rather, they will improve bicycle and pedestrian access increasing the level of 

activity along the street, which, in turn, will promote a healthy environment for 

local businesses. 

OBJECTIVE: 

Develop a unified system of streetscape improvements that enhances the 

visual character of existing roadways while at the same time promoting a 

pedestrian-friendly environment with increased visibility to the waterfront. 

• Design sidewalks to accommodate handicap 

accessibility requirements as set forth in the Americans 

with Disabilities Act. 

• Place all utility lines underground to ensure that 

sightlines to the waterfront are unobstructed and 

to lessen the impacts of hurricanes and storms on 

residents. 

• Separate pedestrian and vehicular traffic through 

a well-designed system of internal streets and 

strategically located access points to and from the 

site. The exact location and design of the access 

improvements shall be determined in accordance 

with professional traffic studies conducted by the 

developer/owner. 

• Provide on-street parking along internal streets as a 

buffer between pedestrian and vehicular traffic, and 

increase retail traffic along streets accommodating 

storefronts at ground level. 

After 

• Locate wayfinding signage, directional signage to 

pedestrian destinations (waterfront parks and trails, 

central plaza, parking areas), near intersection entry 

points, designed in a consistent and easily identifiable 

manner. 

Figs. 20-21: 

Before-and-After Photo Simulation of U.S. 1 Corridor 



Streetscape Improvements: 

U.S. 1 

U.S. 1 is the primary transportation corridor through Titusville. The roadway 

is designed primarily to carry high volumes of traffic and lacks pedestrian 

amenities. There are four travel lanes, two in each direction, a center turn lane and 

two unmarked bike lanes. In order to create a pedestrian-oriented corridor, the 

streetscape along U.S. 1 needs to be reoriented to cater to the pedestrian as well 

as to the automobile. The Redevelopment Plan does not anticipate any changes 

to the existing travel lanes, although improvements to the center median lane are 

recommended. Street trees, such as live oaks and palms, are recommended along 

the street edge as well as the center median with low-lying shrubs and ground 

cover to enhance the landscape. Improvements to this corridor from an aesthetic 

and user comfort perspective will increase its appeal for pedestrian users and 

increase the highway’s scenic qualities. 

Fig. 22 shows improvements to the highway medians and boulevards, particularly 

in the way of shade trees and visually pleasing landscaping. The intersection 

of U.S. 1 and Harrison Street is considered an important area because it is 

the primary link between Miracle City Mall and the public-owned waterfront 

parcels across the highway. In the plan at right, the intersection is provided with a 

pavement treatment to create a sense of arrival into the Redevelopment Area. The 

Plan recommends expanding the available pedestrian spaces to accommodate 

wider sidewalks and increase pedestrian connectivity, whenever possible. 

Fig. 22: 

Top: U.S. 1 Streetscape Improvement Plan 


Fig. 23: 

Bottom: U.S. 1 Streetscape Section (Harrison St. and U.S. 1) 




Harrison Street 

Harrison Street is the main east-west collector connecting the Redevelopment 

Area to the residential neighborhoods west of the U.S. 1 Corridor Study Area. 

The road consists of two travel lanes, one in each direction, with a 4-foot-wide 

sidewalk on both sides of the street. The street lacks pedestrian amenities such as 

benches, trash receptacles, and landscaping. 

Existing land use differences will be expanded even further upon completion of 

the redevelopment effort at the Mall. In addition to serving an important role as 

a circulation route for traffic, Harrison Street will also serve as a transition area 

between the two land uses. 

Along Harrison Street, the plan recommends retaining the two travel lanes, 

widening the sidewalks, marking crosswalks, and planting street trees, ground 

cover and shrubs along the street’s edge. Proposed streetscape improvements 

along Harrison Street are intended to create an attractive path along the southern 

edge of the redeveloped Miracle City Mall area, intersecting at U.S. 1 and 

Hopkins Avenue with well-developed gateways. This street ranks as a high 

priority for the next phase of streetscape improvements. 

In the before-and-after simulations below, Harrison Street is given an extensive 

landscaping and urban design upgrade, including widened sidewalks for pedestrian 

use. 

Fig. 24: 

Harrison Street Section 


After 

Before 

Figs. 25-26: 

Harrison Street Before-and-After Photo Simulation 

(Intersection of Harrison St. and U.S. 1) 




Hopkins Avenue 

Although not as busy as U.S. 1, Hopkins Avenue remains an essential northsouth 

route in South Titusville, and, upon completion of the redevelopment of 

Miracle City Mall, this street will become even more important for circulation 

management in and around the Mall area. In response to a probable increase in 

traffic on Hopkins Avenue, streetscape improvement efforts on a scale similar to 

U.S. 1 are proposed for Hopkins Avenue. 

It is recommended that the streetscape includes street trees along the entire 

length on both the west and east sides of Hopkins Avenue. The street trees may 

include a mix of canopy trees, such as live oaks and palms, and a mix of shrubs 

and ground cover. Other amenities of the streetscape may include pedestrianscale 

lighting, banners, wayfinding signage, directional signage, benches, bus 

stops, trash receptacles, bike racks, and newspaper stands. The streetscape is 

anticipated to provide opportunities for extending the sidewalk network that 

is located within the redeveloped Miracle City Mall and bringing it into the 

residential neighborhoods. The sidewalk network is expected to connect to 

adjacent residential areas. 

Figs. 27-28: 

Top: Hopkins Avenue Streetscape Improvement Plan 

Bottom: Hopkins Ave./Harrison St. Section 



Gateways and Signage 

Stormwater Management 

Gateways are visual landmarks that reinforce the entrance into a geographic area 

and employ a combination of elements, including landscaping, paving materials 

and patterns, signage, structures, and more. The Redevelopment Plan identifies 

several opportunities for establishing gateways to create a coherent identity for 

the neighborhoods and the primary commercial corridors. Accentuating primary 

intersections through a combination of streetscape elements (signature trees, 

landscaped sidewalk edges, median landscaping, brick pavers, colored concrete, 

etc.) and a well-designed directional signage system will create a sense of arrival 

into the area. 

Gateway opportunities include the areas of transition into the area’s activity nodes 

as well as entrances into identified destination areas. Gateway improvements 

should be prioritized in conjunction with planned streetscape improvements. 

The intersections of Harrison Street with U.S. 1 and Hopkins Avenue are prime 

locations for gateways. 


• A major entry statement should include landscaping and signage 

directing people to the Miracle City Mall project and the waterfront 

parks and trails network. 

• U.S. 1 should be landscaped and signed as a major entrance to the 

Redevelopment Area, signifying arrival from the communities located to 

the south. 

• Harrison Street south of the Redevelopment Area should be redeveloped 

as a canopy roadway. 

Stormwater management is an essential component of any urban development 

project. Extensive impervious coverage of the ground reduces the amount 

of absorption of rainfall, resulting in runoff that can pose dangers and 

inconveniences to motorists and pedestrians. To avoid these problems, paved 

surfaces are typically designed to collect runoff into drainage systems that 

convey stormwater away from the area. In much of South Titusville, that system 

is a closed drainage system that carries runoff directly into the Indian River 

Lagoon. 

The stormwater management system at Miracle City Mall and elsewhere in 

South Titusville does not reflect advances in technology or best practices 

developed in recent decades. Runoff is presently collected from the extensively 

paved site into closed underground storm sewer channels and discharged into 

the Indian River Lagoon via a shallow, poorly maintained stormwater retention 

pond on one of the City-owned waterfront parcels across U.S. 1. Redevelopment 

efforts at Miracle City Mall must take into account the need for a redesigning of 

the existing stormwater management system. 

Controlling and treating stormwater runoff on-site is an important element of the 

Redevelopment Plan for the Miracle City Mall site. On the Mall site, stormwater 

management provides an opportunity for the City of Titusville and the private 

sector to work together in establishing innovative and creative solutions to 

address stormwater runoff. Additionally, the City has an opportunity to access 

substantial funding from various state and federal programs and agencies in 

order to implement new stormwater management features. 

The master stormwater retention system for the redevelopment of the Miracle 

City Mall site will be designed as a wet retention system and will include 

passive recreation features such as walkways, gazebos, fountains and benches. 

The stormwater retention system for the property is expected to accommodate, 

control and treat off-site stormwater that has traditionally been transmitted 

through the property and discharged directly into the Indian River Lagoon. 

A total of 2.77 acres of stormwater pond are proposed for just the four Miracle 

City Mall parcels alone. These are expected to contain runoff from within the 

entire site and the surrounding areas in an innovative and physically appealing 

manner. Upon completion, the new stormwater management system could serve 

as a model for the rest of the City. 

Fig. 30: 

Existing Stormwater Pond Area on Parcel 8 


Fig. 29: 

Example of a Gateway in Kissimmee, FL 


Fig. 31: 

Conceptual Rendering of Open Space and Landscaping: Stormwater Retention 

Ponds as Open Areas 



Circulation and Parking 

Parking is the most influential element in designing an efficient automobile 

and pedestrian traffic circulation system. A combination of on-street parking, 

public parking surface lots, and shared parking provisions should be provided to 

address the parking needs of the proposed improvements. The Redevelopment 

Plan for the Miracle City Mall site provides 58 spaces more than the required 

parking spaces, in accordance with the City of Titusville Land Development 

Regulations. The three parking structures are wrapped with mixed-use buildings 

serving as the primary façade and mitigating their visual dominance. Parking 

areas for residential units are located to the northwest section of the site and 

will be buffered from adjacent roadways and residential areas through adequate 

landscaping. 

Internal streetscape design serving ground-level retail uses accommodates 

on-street parallel parking spaces to serve as a buffer between pedestrians and 

vehicular traffic. The following guidelines should be taken into consideration 

during the design and configuration of parking facilities in the Redevelopment 

Area: 

GUIDELINES: 

• Design parking structures as an integral part of the mixed-use structures 

and as an extension of the adjacent buildings consistent with the design 

guidelines for mixed-use development. 

• Provide pedestrian linkages and directional signage to parking areas 

that are designed with landscaping and well-lit active ground level 

uses. 

• Ensure vehicular access to the garage from side streets and that ingress 

and egress points are designed in a manner that minimizes pedestrian 

conflicts. 

• Locate on-street parking in accordance with City of Titusville parking 

regulations. 

• Internal access drives should join together existing public streets and 

should line up with adjacent private drives. 

• Internal parking lots should connect with adjacent parking lots where 

possible. 

Fig. 32: 

Conceptual Rendering of a Mixed-Use Parking Structure 


Figs. 34-36: 

Parking Management in Mixed-Use Settings 


Fig. 33: 

Conceptual Perspective of an Internal Street in Redeveloped Miracle City Mall; 

On-street Parking Arrangement Shown 



Neighborhood Connectivity 

During the U.S. 1 Corridor master planning process, the community supported 

the Plan’s recommendations to redevelop the Miracle City Mall site as a 

mixed-use development in conjunction with improvements to the City-owned 

waterfront property. In addition, the residents expressed the need to ensure 

that broader community goals are attained through the redevelopment process, 

including improving the pedestrian environment, creating opportunities for 

owner-occupied housing, developing a community focal point and gathering 

space, establishing architectural guidelines consistent with the area’s existing 

character, and introducing more pedestrian-oriented retail uses. 

The recommendations outlined in this Plan meet the community’s desired 

vision for the redevelopment of the properties within the Redevelopment Area. 

Redevelopment of the Mall site and the City-owned waterfront property is 

intended to achieve broader public objectives for neighborhood revitalization and 

economic development: improving streetscape conditions along the peripheral 

corridors, creating a town center with public gathering areas, mitigating impacts 

of stormwater runoff into the Indian River Lagoon from surrounding areas, and 

improving public access to the waterfront. 

The character of the proposed development is intended to reflect the qualities of 

Titusville’s distinctive neighborhoods by incorporating appropriate architectural 

styles, creating tree canopies, and extending the area’s street network. 

The density of neighborhoods within the Miracle City Mall redevelopment 

project will be greater than the existing single-family residential neighborhoods 

surrounding them, adding to the diversity of housing options available to area 

residents. The following planning principles support the area’s unique sense of 

place in accordance with the findings and strategies of the U.S. 1 Corridor Master 

Plan. 

OBJECTIVE: 

Develop an activity center designed with contextually sensitive urban 

design principles that offer significant benefits to the community, create a 

harmonious visual setting, and enhance the livability of the surrounding 

neighborhoods and the entire City. 

PLANNING GUIDELINES: 

• Ensure that proposed development is compatible in scale and character 

to the City’s architectural and cultural heritage. 

• Maintain a sense of connection to traditional single-family 

neighborhoods in the surrounding areas while accommodating a mix of 

residential, office and neighborhood retail uses. 

• Design the mixture of residential and commercial uses within the 

building so as to minimize, to the greatest extent practical, the potential 

After 

detrimental influence of commercial uses on the residential uses, 

including the location of entranceways and the use of soundproofing 

materials to minimize noise intervention between uses, when possible. 

• Provide adequate landscape buffers to separate parking and service 

areas from single-family neighborhoods adjoining the property line 

located in the northern section of the site. 

• Establish well-defined pedestrian connections from and to the proposed 

Mall site redevelopment project and the existing sidewalks, trails and 

open space network. 

• Built spaces should promote and enhance a comfortable pedestrian 

scale and orientation. 

• Locate access points along the main corridors to alleviate traffic 

problems and increase pedestrian accessibility. 

Before 

Figs. 38-39: 

Massing Arrangements for Adjacent Buildings 


Figs. 40-41: 

Before-and-After Photo Simulation of Hopkins Avenue 



Urban Design 

The purpose of the Redevelopment Plan’s Urban Design Guidelines is to provide 

a guide for making decisions about public and private improvements within the 

proposed Redevelopment Area boundaries. Through the use of the Guidelines, 

both private and public projects shall endeavor to preserve and enhance the form, 

scale, and visual character that make the Redevelopment Area unique within the 

City and the region. The Guidelines will assist to ensure that each incremental 

site design, architectural and streetscape project contribute to a positive image 

for the City. The intent of the recommended Urban Design Guidelines is to cause 

future corridor development to occur in a manner that establishes a pedestrian 

setting that offers connections between the waterfront and surrounding residential 

neighborhoods within an aesthetically pleasing environment. 

In particular, the Guidelines are designed to support the following objectives in 

accordance with the U.S. 1 Corridor Master Plan, the Urban Village mixed-use 

special district regulations and the City of Titusville’s Comprehensive Plan: 

• Create a vibrant mixed-use urban environment. 

• Create aesthetically pleasing and vibrant pedestrian oriented areas. 

• Provide improved visual and physical connectivity between the 

Redevelopment Area and its surrounding neighborhoods. 

• Encourage the creation of exciting and inviting public urban spaces. 

• Develop an architectural character that is unique to the City of 

Titusville. 

• Provide interesting architectural design diversity within a continuity of 

urban design principals. 

• Provide safe, efficient, and aesthetically pleasing accommodations for 

vehicular access and parking. 

BUILDING DESIGN: 

The built environment is vital in maintaining an area’s visual 

integrity and unique character. Traditionally sized and smaller 

scaled buildings help to establish a pedestrian scale and also 

maintain the existing neighborhood character. 

Planning Guidelines: 

• All new development, additions and/or renovations 

should reflect the traditional development patterns and 

strive to encourage an efficient pedestrian-oriented 

environment. 

• New buildings should incorporate a clear division 

between street level and upper floors through a change 

of architectural elements, materials, and/or color. 

• Use elements to accentuate the neighborhood’s 

architectural styles in the U.S. 1 Corridor Master 

Plan, when possible. Relate to adjoining residential 

neighborhoods with scale, detail and use of appropriate 

materials. 

Building Placement Guidelines: 

• Locate buildings and site elements in relationship to 

existing neighborhood structures and create a coherent 

street edge reinforcing the established visual axis to the 

waterfront. 

• Create public plazas as significant corners. 

• Maximize the street-frontage for the building. 

• Orient buildings and landscape elements to define the 

pedestrian space edges. 

• Provide safe and inviting pedestrian access to public 

plazas from U.S. 1 and Harrison Street. 

• Service, refuse, and delivery areas should be located 

to the rear of the buildings with convenient vehicular 

access, unless facing a single-family residence or the 

front of another building in which case service areas 

should be shielded from view of adjacent buildings. 

Fig. 42: 

Conceptual Perspective; Miracle City Mall Redevelopment Plan 



Massing Guidelines: 

• Buildings that appear similar in mass and scale to other buildings 

in the surrounding areas will help to maintain the area’s unique 

character. It is important to maintain a variety of heights to create 

visual interest. 

• In order to minimize the perceived size of a building, step down its 

height toward the street, neighboring structures and the rear of the 

lot. 

• In order to break up the perceived mass of structure, divide it into 

modules that are similar in size to buildings seen traditionally. 

Buffer Guidelines: 

Two types of buffers are utilized to separate mixed-use buildings from 

residential areas. These include landscape buffers and townhomes / 

condominium building façades. Landscape buffers will be used if the 

lot on which the mixed-use buildings is to be placed does not have any 

portion of the rear or side of its lot facing another roadway. 

• A landscape buffer will be used to separate the residential areas 

from the parking facilities or the building’s rear façade. 

• Townhomes/building façades will be used as transitions between 

the residential neighborhood and mixed-use buildings if the lot on 

which a mixed-use building is to be placed does have a portion of 

the rear or side of its lot facing another roadway. Neighborhoods 

that face these mixed-use facilities will have views of townhomes 

instead of parking lots or the rear of the mixed-use facilities. 

Figs. 43-44: 

Above and Right: Conceptual Perspectives; Miracle City Mall 



Fig. 45: 

Internal Plaza Design 



Architectural Character 

The selection of an appropriate architectural character that is compatible with 

the historic buildings in the City of Titusville will be one of the key factors 

in developing a harmonious relationship between the new development and 

existing neighborhoods. The Redevelopment Plan anticipates that, due to 

the variation of the types of housing and commercial uses, there will be a 

combination of architectural styles within the development. However, the new 

development is expected to emulate either one of the four main architectural 

styles or a combination of architectural styles recommended in the U.S. 1 

Corridor Master Plan. The following guidelines are intended to establish 

minimum design standards for architects and designers involved in future 

development of properties on the Miracle City Mall site and the City-owned 

waterfront property. 

Guidelines: 

• Design residential and commercial spaces as an expression of the 

established architectural styles, including Florida Frame Vernacular, 

Spanish Eclectic, Bungalow, Classic Revival (see Appendix D). 

• Encourage building forms that will define high quality and ensure 

compatible relationships to adjoining neighborhoods. 

• Discourage buildings from orienting blank wall façades or service areas 

towards a public street. 

• Use materials and façade elements complementary to those found in the 

City’s traditional architectural styles. 

• Incorporate various architectural elements such as balconies, railings, 

awnings, canopies, and cornices to create visual interest. 

• Provide transparent glazing and windows in retail uses along sidewalks 

to accentuate pedestrian environment. 

• Encourage developer to include green building practices in proposed 

developments. 

Fig. 46: 

Proposed Architectural Character 


Fig. 47: 

Bungalow Style Elevation 

Source: RMPK Group, Inc., U.S. 1 Corridor Master Plan 


Chapter 4 

Implementation Strategies

Program Management and Implementation 

Implementation of the Redevelopment Plan will require the coordinated efforts 

of the City, the Redevelopment Agency, other government agencies, and the 

developer. It will involve the support of local businesses and area residents. 

These efforts will be coupled with the employment of various, legal, funding and 

promotional techniques to successfully implement the program. This section of 

the Redevelopment Plan sets forth a process and actions required to realize the 

economic development, planning and design objectives that have been devised 

for the Redevelopment Area. 

It must be understood that the elements of the Redevelopment Plan will not occur 

all at once and within the time sequence described herein. The Redevelopment 

Plan is intended to be a guiding document for local government actions designed 

to overcome deterrents that inhibit desired future growth and development. The 

Plan is not intended to be static and should be evaluated in light of changes in 

the economy and market demands, relevant public concerns and opportunities 

associated with private development proposals. 

Organizational Roles and Relationships 

It is recommended that the U.S. 1 Corridor Community Redevelopment Agency 

Board should consist of all five members of the City Council. They should be 

designated to carry out community redevelopment activities pursuant to Part 

III, Chapter 163 of the Florida Statutes and must assume this role with vitality 

and enthusiasm. The Agency, in cooperation with City leaders, must support 

the program’s activities and provide a well-devised management system to 

carry out the Redevelopment Plan. They will be responsible for establishing the 

administrative, financial and programmatic mechanisms necessary to achieve 

the goals and objectives of the Redevelopment Plan. The Agency will establish 

policies that support the principles described in this Plan and concentrate on the 

following actions throughout the redevelopment process: 

• Provide commitment of public policy and resources for the 

redevelopment effort. 

• Support the redevelopment mission and ensure implementation of 

scheduled projects. 

• Commit to making the necessary public improvements identified in 

the Plan. 

• Provide necessary staffing and administrative support to properly 

implement the Redevelopment Plan. 

The City Council, serving as the Community Redevelopment Agency, must 

develop the organizational framework and institutional relationships to facilitate 

effective redevelopment activities in cooperation with the developer, area 

businesses, residents and community representatives. The Agency shall have 

all of the powers granted under the Community Redevelopment Act of 1969 

in order to have the maximum flexibility and tools necessary to implement the 

Redevelopment Plan. 

Adopt the Miracle City Mall Redevelopment Plan 

The Titusville City Council should adopt the Miracle City Mall Redevelopment 

Plan to utilize the tools made available by the Florida Statutes as it relates to 

overcoming obstacles to economic development and neighborhood revitalization 

cited in this Plan. 

Establish the Redevelopment Trust Fund 

Program funding and accounting is administered through the Redevelopment 

Trust Fund, which is created by ordinance of the governing authority. 

Subsequent to adoption of the Redevelopment Plan, the Trust Fund is 

established and, according to the Statute, provides for the collection of tax 

increment revenues to finance capital improvements identified in the Plan. Upon 

adoption, the ordinance freezes the tax base and establishes the base valuation 

of the property located within the established boundaries of the Redevelopment 

Area. Thereafter, all taxes assessed by qualified taxing authorities on future 

increases in the value of properties contained in the Redevelopment Area are 

diverted to the Redevelopment Trust Fund. All taxes assessed on the value of 

property determined prior to the adoption of the ordinance continue to flow to 

the general revenue accounts of local taxing authorities. A separate account must 

be established in the City Budget to track the allocation and disbursement of 

Agency revenues. 

Finance and Management 

Community redevelopment will not be successful without funding through tax 

increment financing. Therefore the ultimate goal of the redevelopment program is 

to increase the tax base to generate additional revenue for capital improvements 

and services through implementation of projects and programs, as described 

in this Plan. Managed effectively, tax increment resources can be leveraged to 

enable the undertaking of substantial public and private sector improvements. 

With this in mind, the following finance and management practices should be 

employed. 

• Coordinate with the City Manager, Finance Director and other 

department heads to strategically devise annual operating and capital 

improvements budgets to maximize the use of anticipated tax increment 

revenues. 

• Coordinate with appropriate County, State and other public officials, 

which may be sponsoring capital improvements in the District to 

maximize the leveraging of financial resources. 

• Through the use of tax increment financing and other funding sources, 

infrastructure improvements such as water, sanitary sewer, electrical, 

telephone, cable, internet and stormwater conveyance systems should be 

designed and constructed with the capacity to meet future demand based 

on the future land use activities identified in the Redevelopment Plan. 

• The Agency should leverage tax increment revenues through grants, 

commercial loans, or other financial mechanisms to expedite the 

completion of projects. 

• Based on revenue projections contained in the Redevelopment Plan, 

the Agency should consider short-term interim project financing with 

anticipation of long-term bond financing. 

• The Agency should work with area banks and bond counsels to research 

bond feasibility for financing major public facilities. The City should 

conduct a grant feasibility analysis to match any federal, state and local 

grant programs with projects contained in the Plan. 

Finalize Development Agreement 

The success of the Miracle City Mall Redevelopment Plan ultimately relies 

on close coordination of the various activities between the public and private 

sectors. Pursuant to the authority granted under the Community Redevelopment 

Act of 1969 including, but not limited to, Sections 163.370 and 163.400, 

Florida Statutes, and other applicable provisions of the law, the City and the 

Redevelopment Agency shall negotiate and enter into a development agreement 

with the Mall owner/developer for the purpose of implementing the provisions 

for the Miracle City Mall Redevelopment Plan and such other agreements that 

may be necessary. Through these agreements, the City, Redevelopment Agency, 

and the Mall owner/developer should clearly delineate their respective roles and 

obligations regarding the design, development, construction, operation, timing, 

phasing, and financial contributions relative to the redevelopment of the Miracle 

City Mall property. Further, the City and the Redevelopment Agency should 

address such other issues that may aid in planning, undertaking, or carrying out 

the provisions of the Miracle City Mall Redevelopment Plan. 


Chapter 5 

Capital Improvements Strategy

Capital Improvements Strategy 

This section shows how the Concept Plan translates to a phased series of capital 

improvements and breaks down anticipated costs for further plans and activities. 

The community should understand that the Redevelopment Agency, working 

closely with the City and other government entities, will be pursuing multiple 

elements of the Plan at all times. It is important to note that the following 

summary of capital projects and programs is flexible in nature and should be 

evaluated in light of changing market demands. It is the best estimate of project 

costs based on a measure of the order of magnitude of the project in relation to 

anticipated revenues. As a matter of practice the Agency should prepare annual 

budgets as well as establish one, three and five-year work programs for budgetary 

and administrative purposes. Ultimately project costs will be refined during the 

design and construction phase of any given project. 

The proposed Miracle City Mall Redevelopment Plan contains several major 

projects consisting of public, private, and joint public/private efforts that will 

take at least ten years for completion. It is critical that the Agency incorporates 

a sound project implementation strategy when identifying priorities. This 

will ensure the most effective results in terms of addressing the community’s 

needs while stimulating private sector activity to obtain a favorable return 

on the public sector’s financial investment. The following phasing plan sets 

forth recommendations concerning project priorities and funding sources. To 

streamline the process and simplify the presentation, project priorities have been 

reduced to the following three phases: 

• Short-Term Projects - Projects that should be implemented immediately 

and completed within one to three years. 

• Mid-Term Projects – Projects that should be implemented and completed 

within three to five years. 

• Long-Term Projects - Projects that will likely be implemented and 

completed in more than five years. 

Short-Term Capital Budget (FY 2008 - FY 2010) 

Project Cost Source Year 

Reimbursement for Previous Plans and Studies $75,000 TIF 2008 

Stormwater Master Plan Study (Joint Participation) $75,000 TIF, SWIM Grant 2008 

Demolition & Disposal Expenses (Joint Participation) $250,000 TIF, DEP Grant 2008 

Stormwater Retention & Amenities (Joint Participation) $2,250,000 TIF, SWIM Grant 2008 

On-Site Park & Open-Space Amenities (Joint Participation) $750,000 Private Sector,TIF 2008 

Mid-Term Capital Budget (FY 2010 - FY 2012) 


On-site Pedestrian Amenities (Joint Participation) 

(Hardscape, Lighting, Sidewalks, Landscape, etc.) 

Structured Parking (Joint Participation) 

$2,000,000 Private Sector,TIF 2010 

Approx. 1,300 @ $10,000 per space $13,000,000 Private Sector, TIF, Fee Revenues 2010-2011 

Long-Term Capital Budget (2012 - 2017) 


Joint Participation Projects Subject to TIF Availability 

Waterfront Park & Trail Amenities @ U.S.1 & Harrison $1,750,000 TIF, FCT, FRDAP, DEP Grants 2012 

Streetscape Improvements U.S.1, Harrison, Hopkins $3,000,000 TIF, FDOT, Gas Tax 2014-2017 

It is expected that the majority of the capital improvements will be phased as part 

of the planned redevelopment of the Mall and jointly funded through anticipated 

tax increment revenues that will be generated as a result of the project. Basic 

infrastructure improvements such as stormwater retention, internal and external 

pedestrian systems, landscaping and lighting will be undertaken as part of the 

proposed Mall redevelopment project. Other, more costly public improvements, 

such as roadway improvements to Harrison Street, Hopkins Avenue and U.S. 1, 

will likely take place during the latter phases of development and may require 

additional sources of funding, including grants and other revenue sources. 


Chapter 6 

Tax Increment Financing

Tax Increment Financing 

Type of Expenses Allowed 

There are five major types of expenses allowed under Florida Statues 163.387(6) for 

tax increment revenues. 

1. Establishment and Operations - they can first be used for the 

implementation and administrative expenses of the Community 

Redevelopment Agency 

2. Planning and Analysis - they can then be used to develop the 

necessary engineering, architectural, and financial plans 

3. Financing - the revenues may be used to issue and repay debt 

for proposed capital improvements contained in the Community 


4. Acquisition - the revenues may be used to acquire real property 

5. Preparation - finally, the revenues may be used for site preparation, 

including the relocation of existing residents 

According to F.S. 163.370(2), however, the funds may not be used for the 

following purposes: 

1. To construct or expand administration buildings for public 

bodies, unless each taxing authority involved agrees, 

2. Any publicly-owned capital improvements which are not an 

integral part of the redevelopment if the improvements are 

normally financed by user fees, and if the improvements would 

have otherwise been made without the Redevelopment Agency 

within three years, or 

3. General government operating expenses unrelated to the 

Redevelopment Agency. 

Tax increment revenue is typically the major source of funding for redevelopment 

projects under the State of Florida Community Redevelopment Act. 

Tax Increment Projections 

The following spreadsheet provides tax increment revenue projections for the 

U.S. 1 Corridor Redevelopment Area. Revenue estimates are based on anticipated 

taxable property values to be generated upon the phased completion of the proposed 

redevelopment of the Miracle City Mall. The revenue projections are based on 

anticipated total development construction costs and are based generally on the 

order of magnitude of costs for similar projects including the Winter Park Mall 

redevelopment project and the Mizner Park project developed in Boca Raton. It 

has been assumed that total construction value will be approximately $100-million. 

To then determine the taxable value of the redeveloped site it is assumed that the 

taxable value would be established at approximately 70% of the construction value. 

These values are used only for preliminary planning, budgeting and management 

purposes. These estimates have been determined without a fixed, approved 

development program to provide specific project costs and must account for the 

fact that final costs will not be determined until the project has been designed and 

bid for construction. Final revenues will be determined by the property appraiser 

annually based on the completion of the taxable elements of the project. 

The model contains assumptions that increase the property values in the second 

and fourth years based on the anticipated completion of certain phases of the 

proposed redevelopment project. These calculations anticipate nearly $24.5-million 

in increased value on the 2008 tax roll based on completion of the first phase, 

estimated at 35% of the entire project of $70-million. The tax base grows again in 

2009, adding another $24.5-million and again by $21-million in 2010 based on final 

completion. 

U.S. 1 Corridor Community Redevelopment Area Tax Increment Revenue Projections 

Years 

Annual Increase in Taxable 

Value 

Annual Incremental 

Increase County City 

Gross Incremental CRA 

Revenue 

Net (95%) Incremental CRA 

Revenue 

2006 (Base) $5,653,920 $0 $0 $0 

2007 $5,653,920 $0 $0 $0 $0 $0 

2008 $29,653,920 $24,500,000 $94,467 $127,398 $221,865 $210,771 

2009 $54,653,920 $49,000,000 $188,934 $254,795 $443,729 $421,543 

2010 $75,653,920 $70,000,000 $269,906 $363,993 $633,899 $602,204 

2011 $75,653,920 $70,000,000 $269,906 $363,993 $633,899 $602,204 

2012 $75,653,920 $70,000,000 $269,906 $363,993 $633,899 $602,204 

2013 $75,653,920 $70,000,000 $269,906 $363,993 $633,899 $602,204 

2014 $75,653,920 $70,000,000 $269,906 $363,993 $633,899 $602,204 

2015 $75,653,920 $70,000,000 $269,906 $363,993 $633,899 $602,204 

2016 $75,653,920 $70,000,000 $269,906 $363,993 $633,899 $602,204 

2017 $75,653,920 $70,000,000 $269,906 $363,993 $633,899 $602,204 

$2,442,649 $3,294,137 $5,736,786 $5,449,947 

Because of the value of this project, the Miracle City redevelopment program is 

well positioned for successfully completing the public improvements identified 

in the Redevelopment Plan. The Agency has several options for obtaining initial 

financing and grants to enable immediate planning and design of their projects. The 

Agency can obtain interim financing through a bond anticipation note, commercial 

loan or commercial line of credit based on projected revenues. These funds, 

combined with other funding sources and programs identified in this Plan, should 

enable the City and the Agency to embark on an aggressive public improvement 

program that will serve as a catalyst for additional private sector investment along 

the U.S. 1 Corridor. 


Appendix A 

Finding of Necessity Study for 

Miracle City Mall

Finding of Necessity Study 

For the creation of a 


Community Redevelopment Area 

City of Titusville, Brevard County, Florida 

Prepared for: 

City of Titusville, 

Brevard County, Florida 

Sunrise Properties & Investments, LLC 

January 2007 


Table of Contents 

Introduction 43 

Community Redevelopment Act of 1969 44 

Definition of Blight (Chapter 163.340(8), F.S.) 

Redevelopment District Boundaries 45 

Definition of Study Area 

Study Area Boundary Description 

Study Maps 

Inventory of Blighted Conditions 46 

Tax Base Trends 

Deterioration of Site or Other Improvements 

Commercial Vacancy Rates 

Conclusions 50 

Recommendations 50 

Table 3 

Establish a Community Redevelopment Agency 

Prepare a Redevelopment Plan 

Establish a Redevelopment Trust Fund 

Table of Assessed Values 51 


Introduction 

The City of Titusville undertook a master planning effort, completed in July 

2006, for a segment of U.S. Route 1 traversing through South Titusville. During 

this project, redevelopment of Miracle City Mall was identified by community 

residents as a project pivotal to the revitalization of the highway corridor. In 

recognition of this, and upon purchase of the four Miracle City Mall parcels 

in 2006, Sunrise Properties & Investments, LLC, retained the RMPK Group 

in August, 2006, to conduct a finding-of-necessity study for the Miracle City 

Mall site to determine the need for a site-specific community redevelopment 

agency (CRA) pursuant to requirements established in the Statutes of the State 

of Florida. 

Miracle City Mall, located at 2500 South Washington Avenue (U.S. 1), is one 

of South Titusville’s major shopping centers. The Mall building is a 44-unit, 

310,000-square-foot complex on a 30.8-acre property, with three outparcels at 

the northwest, southwest, and southeast corners of the property. Today, the Study 

Area further includes three small lots; two of which were developed in the 1970s 

and one (the northernmost parcel) that was developed in the 1950s. These lots 

(Parcels 5, 6, and 7 on Map 2, page 45) are lined in a row at the northeast end of 

the Miracle City Mall property. The northernmost lot is 0.7 acres in size, while 

the middle lot is 0.62 acres, and the southernmost lot is 1.27 acres. These lots 

are currently occupied by retail businesses. In addition to these lots, the recent 

3.2-acre waterfront acquisition by the City across Harrison Street (Parcels 8, 

9, and 10) are included in the Study Area to ensure continuity between future 

redevelopment activities along the waterfront and the Mall site. 

Opened in 1969, the Mall was capable of accommodating close to 50 tenants 

and featured two major retail “anchor” stores—JCPenney and Belks. Until the 

early 1990s it was popular as a retail destination and featured numerous retail 

uses and entertainment attractions, including a small movie theater in the north 

side ouparcel. But from the beginning, Miracle City Mall has been engaged in 

competition with Searstown Mall, built within the same year as Miracle City 

Mall and a few blocks to the south. Searstown Mall’s construction of a movie 

theater in the 1990s drew shopping patrons away from Miracle City Mall, but it 

was with the opening of a Wal-Mart Supercenter at SR 50 and SR 405 in 1995, 

along with regional growth of state-of-the-art shopping centers in Orlando, that 

Miracle City Mall began facing an compounding level of retail competition 

against which it could not compete. Belks closed in 2004, creating a void filled 

by Sofas Direct furniture store. Unfortunately, this new anchor store is expected 

to be closing shortly as well. 

Today, despite its central and accessible location, Miracle City Mall is facing the 

economic decline experienced by numerous other shopping centers across North 

America. Declining malls are characterized by high retail unit vacancy rates, 

low customer traffic levels, and deteriorating physical conditions in its vacant 

buildings and units. Changes in local demographic or economic conditions may 

lead to the slow decline of a shopping mall. Malls anchored by department or 

large chain stores are often susceptible to decline if one or more of their anchor 

stores close. Popularity in recent years for power centers and freestanding 

“category killer” megastores (e.g., Wal-Mart Supercenters) has reduced the 

appeal of department stores and the traditional mall as a shopping experience. 

Miracle City Mall has become one of innumerable malls in North America 

victim to this shift in shopping culture. 

Fig. 1: Miracle City Mall signage and parking lot on a weekday afternoon. 


Community Redevelopment Act of 1969 

The Community Redevelopment Act of 1969, in Chapter 163, Part III, of 

the Florida Statutes, authorizes local governments to establish community 

redevelopment agencies (CRAs) to improve blighted areas within their 

jurisdictions. The Act sets forth the legal process by which local governments 

may establish CRAs and provides financing and regulatory tools to accomplish 

the goal of improving selected areas. 

Chapter 163.355, F.S., requires local governments desiring the establishment of a 

CRA to adopt by resolution a finding that one or more blighted areas exist within 

their jurisdiction and that the rehabilitation, conservation, or redevelopment (or 

a combination thereof) of such areas is necessary in the interest of the public 

health, safety, morals, or welfare of area residents. The purpose of this study is 

to provide information to Sunrise Properties & Investments, LLC and Titusville 

City Council that will serve as a factual basis for a finding that the Miracle City 

Mall site meets the statutory criteria for blight. 

Statutory Definition of Blight (Chapter 163.340(8), F.S.) 

A blighted area means an area in which there are a substantial number of 

deteriorated, or deteriorating structures, in which conditions, as indicated by 

government-maintained statistics or other studies, are leading to economic 

distress or endanger life or property, and in which two or more of the following 

factors are present: 

(a) Predominance of defective or inadequate street layout, parking 

facilities, roadways, bridges, or public 

transportation facilities; 

(b) Aggregate assessed values of real property in the area for ad valorem 

tax purposes failing to show any 

appreciable increase over the 5 years prior to the finding of such 

conditions; 

(c) Faulty lot layout in relation to size, adequacy, accessibility, or 

usefulness; 

(d) Unsanitary or unsafe conditions; 

(e) Deterioration of site or other improvements; 

(f) Inadequate and outdated building density patterns; 

(g) Falling lease rates per square foot of office, commercial, or 

industrial space compared to the remainder of the 

county or municipality; 

(h) Tax or special assessment delinquency exceeding the fair value of the 

land; 

(i) Residential and commercial vacancy rates higher in the area than in 

the remainder of the county or municipality; 

(j) Incidence of crime in the area higher than in the remainder of the 


(k) Fire and emergency medical service calls to the area proportionately 

higher than in the remainder of the county or municipality; 

(l) A greater number of violations of the Florida Building Code in the 

area than the number of violations recorded in the remainder of the 


(m) Diversity of ownership or defective or unusual conditions of title 

which prevent the free alienability of land within the deteriorated or 

hazardous area; or 

(n) Governmentally owned property with adverse environmental 

conditions caused by a public or private entity. 

The methodology for data collection and analysis utilizes a breakdown of the 

criteria described in the Florida Statutes to determine the existence of blight. 

Each of the statutory criteria is examined to determine the presence or absence 

of that condition. For those conditions existing in the Miracle City Mall site, a 

more detailed analysis is undertaken. The study presents detailed information on 

the following conditions indicative of blight: 

(b Aggregate assessed values of real property in the area for ad valorem 

tax purposes failing to show any appreciable increase over the 5 

years prior to the finding of such conditions; 

(e Deterioration of site or other improvements; 

(i Residential and commercial vacancy rates higher in the area than in 

the remainder of the county or municipality. 

Note: An additional criterion, faulty lot layout in relation to size, adequacy, 

accessibility, or usefulness, qualifies in relation to the three northeastern lots 

(Parcels 5, 6, and 7). These lots do not conform to standards for the City of 

Titusville’s Regional Commercial Zoning District, particularly in regard to 

minimum lot size (2 acres). 


TEZ 

CONDOS 

PINECREST 

PINECREST 

Redevelopment District Boundaries 

ROOSEVELT 

ROOSEVELT 

Study Area Definition 

Creation of the proposed CRA will be determined after a thorough evaluation of 

the Miracle City Mall building and immediately adjacent properties (Parcels 1 

through 7 on Map 2, this page). Final determination for parcels to be included in 

the Study Area is based on the following criteria: 

• Statutory criteria pertaining to site conditions 

• Consideration of future development or redevelopment potential 

• Consideration of sound planning principles for continuity of future 

land use based on adjacent land uses or land attributes, transportation 

systems, and the efficient provision of government utilities and services 

• Consideration of adjacent parcels along the frontage of U.S. 1 that may, 

at a future time, be combined with the Miracle City Mall site for a more 

efficient use of land 

• Presence of areas providing a logical terminus for Study Area boundaries 

such as adjacent road right-of-ways and the riverfront 

• Ιntent to eventually promote development on a contiguous property 

under single ownership to improve the functional characteristics of the 

site 

• Ιnclusion of two waterfront properties across Harrison Street recently 

acquired by the City in order to ensure continuity for future planning and 

design efforts along the waterfront 

Study Area Description 

The Study Area is found within the city limit of Titusville. The boundary of the 

Study Area can be described by vertices at the southeast corner of Washington 

Avenue and Harrison Street (including two city-owned parcels at 2611 and 2655 

Washington Ave.), the southwest corner of Harrison St. and Hopkins Ave., and 

the northern boundary of the Mall property. The proposed redevelopment area 

contains 10 parcels—4 of which are owned by Sunrise Properties & Investments, 

LLC—that combined represent approximately 36 acres of land. The Mall building 

is the largest site structure at 310,293 square feet, followed in order by the 

outparcel on the north end (36,940 sq. ft.), a former restaurant on the southwest 

corner (10,000 sq. ft.), and the existing Firestone building on the southeast corner 

(7,650 sq. ft.). The Mall building contains approximately 44 leasable units, while 

the north end outparcel contains 7 units and the other two structures 

are single unit entities. Parcels 5, 6, and 7 contain small structures. 

Parcel 5 is occupied by a 4,716 square-foot building, while Parcel 6 

has only a 1,200 square-foot building. Parcel 7 has a 3,164 squarefoot 

building. Of the city-owned parcels, 8 through 10, only Parcel 

8 is occupied by a building (a Goodyear tire center). This building 

will be removed when redevelopment plans for Parcels 8 through 

10 are prepared. 

Maps 1 and 2 illustrate the Study Area boundary and property lines 

for the 10 parcels of the Study Area. These parcels are identified by 

numbered circles. Parcel 1 contains the north side outparcel, Parcel 

2 is a strip of land with no recognized address comprising some 

of the Miracle City Mall building. Parcel 3 is occupied largely by 

the Miracle City Mall building and the existing Firestone building. 

Parcel 4 contains the former restaurant building (Morrison’s Café) 

on the southwest corner of the Study Area. Three parcels (5, 6, 

and 7) on the northeast corner of the Study Area are not owned 

by Sunrise Properties & Investments, LLC, but will be included 

in any future development plans for the Miracle City Mall site. 

Parcel 5 is identified by the Brevard County Property Appraiser 

Office as a multiple-unit retail center. Parcel 6 is a retail branch of 

Colonial Bank, and Parcel 7 is now vacant but formerly a Burger 

King restaurant. Parcels 8 through 10 are city-owned waterfront 

acquisitions. For the purposes of this study, the Study Area 

considers all 10 parcels as a single entity. 

HAMILTON 

LA CITA 

HOPKINS AVE 

HOPKINS AVE. 

VILLAGE 

2 

JACKSON ST 

FORMER 

RESTAURANT 

(VACANT) 


NORTH SIDE OUTPARCEL 

(VACANT) 

HOPKINS 

JACKSON 

ALHAMBRA 

ST. 

1 

ROOSEVELT ST. 


HARRISON ST. 

SEVILLE WAY 

LADO 

5 

6 

RETAIL 

OUTPARCEL 

COLONIAL 

BANK 

FORMER 

BURGER KING 

(VACANT) 

3 

4 

ALAMANDA 

SEVILLE 

LADO 

ALHAMBRA 

OJIBWAY 

ROYAL PALM 

HARRISON ST 

SEMINOLE 

7 

FLAMINGO 

OJIBWAY 

U.S. 1 (WASHINGTON AVE) 

Map 1: Aerial view of Miracle City Mall site. Boundary outlined in red. 

FIRESTONE 

PINEAPPLE BAY 

RESTAURANT 

U.S. 1 / WASHINGTON AVE. 

CITRUS 

SEMINOLE 

PELICAN POINT 

CONDOS 

WENDY'S 

WACHOVIA BANK 

USPS 

DISTRIBUTION 

CENTER 

COURT 

8 

9 

10 

Map 2: Miracle City Mall parcels are shown in yellow. The Study Area boundary is outlined in 

red. Parcel numbers are described in the narrative. 

CITRUS 

COURT 

BAY TOWERS 

WASHINGTON 

WASHINGTON 

Miracle City Mall Redevelopment Plan · May 2007 Page 44 

VILLAGE 

KRYSTAL 

RESTAURANT 

BERMUDA

Inventory of Blighted Conditions 

This section presents the inventory of the various elements constituting a blighting 

condition identified in the proposed redevelopment area. Characteristics of three 

elements were examined to determine whether a condition of blight exists: 

1. Τax base trends 

2. Physical conditions of the site and buildings 

3. Commercial vacancy rates 

The characteristics of these elements will help determine the presence of bligh as 

established in the Florida Statutes. 

• Tax Base Trends (2000-2005): 

Between 2000 and 2005, assessed taxable values for the Miracle City Mall Study 

Area (Parcels 1 through 7), minus the waterfront properties acquired by the city 

(Parcels 8, 9, and 10), grew at a slower rate than the assessed values for the 

City of Titusville or the assessed values for Brevard County (see Table 1 below 

and Table 3, page 51). Parcels 8, 9, and 10 are not included in this evaluation 

because they are tax-exempt as publicly-owned properties. Table 1 demonstrates 

that compared to Titusville’s or Brevard County’s steady growth in assessed 

property value, the properties of the Study Area have not experienced similar 

growth patterns. In fact, between 2002 and 2003, the Miracle City Mall Study 

Area actually lost almost 8% of its taxable value—a situation caused largely by 

a significant drop in the Mall tenancy rate. 

Growth in property values is considered a significant indicator of investment 

worth. The Miracle City Mall Study Area has gained less than 8% in value 

between 2000 and 2005, while Titusville as a whole has grown by over 54% 

and Brevard County’s total growth rate is almost 83%. The Study Area’s annual 

growth rate is only 1.5% compared to 10.8% as seen in the rest of Titusville and 

16.6% growth as witnessed in Brevard County. Total percent change rates for 

the Study Area are only approximately one-seventh of those for Titusville and 

approximately one-eleventh of those for Brevard County. These rates indicate 

the taxable value of the Study Area has not kept pace with the rest of the City or 

County. 

• Deterioration of Site or Other Improvements: 

1. Structural Conditions of Buildings 

A strong indicator of blight is the presence of deteriorated building conditions, 

which point to a lack of interest or capability in maintaining existing investment 

value. Buildings in poor structural condition can negatively affect the values of 

adjacent buildings and properties enjoying better investment in their structural 

condition. 

Meteorological events specific to the subtropical Florida climate can also 

negatively affect the structural integrity of buildings; often drastically. Hurricanes 

may cause damage to the exterior and/or interior of buildings and accelerate the 

progression of existing structural problems. Hurricane seasons characterized by 

multiple storms, as in 2004, for example, exacerbate the problem; the building 

stock of entire communities can be devastated repeatedly. 

For the purpose of establishing the condition of the buildings in the Study Area, 

a field survey was conducted by Advanced Imaging Services Company (AIS) in 

January 2006. AIS, a division of Speur Corporation and based in Merritt Island, 

Florida, is a consulting firm specializing in building imaging, energy auditing, 

and mechanical and structural engineering inspection. The Miracle City Mall 

building, north end outparcel, former restaurant building, and existing Firestone 

building were externally and internally inspected by AIS and rated according to 

the following criteria: 

1. Good: Satisfactory with normal wear and tear. 

2. Fair: Satisfactory but declining in usefulness. 

3. Poor: Unsatisfactory and in need of immediate repair. 

Note: AIS did not perform any inspection on the buildings occupying 

Parcels 5, 6, 7, or 8. Except for the now-closed Burger King on Parcel 7, 

these structures are currently occupied and buildings are in good or fair 

condition. Parcel 5, occupied by a multi-unit retail center, is understood 

to have been recently renovated. 

Area 2000-2001 

% Change 


Study Area 

2001-2002 

% Change 

Source: Brevard County Property Appraiser, 2006 

2002-2003 

% Change 

2003-2004 

% Change 

2004-2005 

% Change 

2000-2005 

Total % 

Change 

2000-2005 

Annual % 

Change 

+

The following is a summary of building conditions observed during the AIS 

field survey. 

*RMPK Group conducted a similar field study in September, 2006, from 

a customer-oriented perspective and observed habitable conditions in 

Walls: Exterior walls exhibit structural cracking in the first-floor masonry. 

Potential exists for undermining and/or load stress caused by wind on north 

side for a series of units in the north end outparcel building. North end and 

southwest corner outparcels are considered to be in poor condition. 

the Miracle City Mall building but not of a quality that could attract a 

customer base or tenants able to compete in the current retail market. 

The AIS report does not mention interior conditions observable from 

customer-accessible locations (e.g., central corridor). Access to other 

buildings or to roofs, back rooms, maintenance areas, etc., was not 

Doors & Windows: Main entry doors are serviceable and in good 

condition. Cracked windows, sills, and lintels observed in some areas, notably 

the concourse area and on the north end outparcel. Trim on all units of the 

north end outparcel are in poor condition. 

Fig. 2: Deteriorating foundation and 

door conditions (AIS, January, 2006). 

attempted by RMPK Group. 

Age plays a significant role in the condition of buildings. While older buildings 

can be maintained in excellent condition, they are generally more costly to 

maintain and more susceptible to neglect than newer buildings. Older buildings 

Fig. 6: Damaged wall, JCPenney 

building (AIS, January, 2006). 

Roofing: Many roof drains are not operating as expected. The 

Firestone building roof was replaced in October, 2005, but all other roof areas 

require either minor patching or complete replacement (some roofs require 

replacement within 3 to 5 years). Water intrusion occurs over Unit #100. 

may also have hidden structural problems that may go undetected until an event 

such as a severe storm causes structural damage or failure. Miracle City Mall, 

now 36 years old, is ready for investment in major renovations, as evidenced 

by the replacement in October, 2005, of the roof over JCPenney. 

Flashing needs to be adjusted in over 10 locations to maintain proper seals. No 

valleys are present. Overall roofing condition is fair on the Miracle City Mall 

building but fair to poor on the north end outparcel building. 

Foundation: Concrete slab floors contain cracks caused by settlement 

in all property structures, although commercial grade slabs are capable of 

Fig. 3: Dilapidated interior in Miracle 

City Mall building (AIS, January, 

2006). 

Fig. 7: Damaged HVAC equipment, 

Miracle City Mall building (AIS, 

January, 2006). 

withstanding considerable stresses. 

HVAC: 

Inlet and outlet lines are leaking into one of the two 500-ton 

chillers on the Miracle City Mall building (second chiller was not operating 

at the time of inspection). Five evaporator units are leaking condensation into 

emergency overflow pans. Of 24 air handler units throughout the Mall building, 

only 5 were not operating as designed. Routine maintenance is required to 

keep evaporator coils free of dust. Overall condition for HVAC in Miracle 

City Mall is considered fair. On north end outparcel building and former 

restaurant building, no HVAC units were operating due to lack of power and 

Fig. 4: Collapsing ceiling in north 

side outparcel (AIS, January, 2006). 

Fig. 8: Aging HVAC equipmnt, north 


water. Existing machinery appears to require immediate replacement. Overall 

conditions here are poor. 

Interiors*: 

Interior conditions are uniformly poor throughout the entire 

north end outparcel. Water damage from leaking roofs is evident in a number 

of units. Other structural damage includes exposed insulation, missing ceiling 

tile, damaged sheetrock, and damaged floors. Overall conditions are poor. 

In Miracle City Mall, a few retail units exhibit similar conditions, but these 

conditions appear to be outside of customer view (i.e., observable only from 

back room or places where mall customers do not typically have access). 

Fig. 5: Dilapidated interior in north 


Fig. 9: Miracle City Mall roof (AIS, 

January, 2006). 


2. Site Conditions 

Building conditions are an important element in determining the presence of 

blight but do not describe the overall conditions of blighted parcels. Blight can 

also be characterized by deteriorated site conditions not related to buildings, e.g., 

paving conditions, landscaping, signage and lighting infrastructure, and more. 

The deterioration of site and building are factors that can be precipitated by 

sudden and damaging storm events and worsened by neglect following building 

vacancy. While reversible, a large number of such site/building deterioration 

examples contribute strongly to a finding of blight. 

RMPK Group conducted a field survey of site conditions for Miracle City 

Mall buildings in September 2006 (Parcels 5, 6, and 7 were observed to be in 

Fig. 10: Deteriorating parking lot, northeast corner 

of Study Area (RMPK Group, September, 2006). 

Fig. 13: Rear side of vacant north side outparcel 

(RMPK Group, September, 2006). 

Fig. 14: Damaged rear wall of north side outparcel 


satisfactory conditions): 

Parking lots: 

Pavement is deteriorating at numerous locations throughout 

Parcels 1 through 4, and weeds are growing through cracks and spalled areas 

in Parcel 1. Potholes are evident behind the north end outparcel. Pavement 

markings are still recognizable but have not been painted in many months. Curb 

cuts are numerous. Conditions are fair to poor. 

Landscaping conditions: 

Minimal numbers of healthy but small trees 

provide little shade on the parking lots. Some aesthetic landscaping exists at and 

near Mall building entrances, but, overall, adequate landscaping on the property 

is lacking and therefore considered in poor condition. 

Drainage: No turf areas or stormwater retention facilities are present on Parcels 1 

Fig. 11: Potholes behind north side outparcel (RMPK 

Group, September, 2006). 

Fig. 15: Miracle City Mall front façade (RMPK 


Fig. 16: JCPenney near-empty parking lot (RMPK 


through 4. Over 95% of the Study Area is imperviable to stormwater. Stormwater 

is handled by a closed system of grates and culverts that channels runoff directly 

into the Indian River Lagoon. This situation is highly unsatisfactory according to 

current stormwater management practices and is therefore a strong indication of 

blight. Poor condition. 

Signage: 

Curbside Miracle City Mall entry signs are functional yet 

exhibit dated aesthetics and show little evidence of continued maintentance. 

Fair to poor condition. 

Building façades and entries: Miracle City Mall façades and entryways are 

aesthetically dated. Fair condition. 

Fig. 12: Rear side of vacant north side outparcel 


Fig. 17: Vacant retail unit, Miracle City Mall (RMPK 


Fig. 18: Vacant retail unit, Miracle City Mall (RMPK 



• Commercial vacancy rates 

Currently, 17 out of 44 units in Miracle City Mall are unoccupied, and one anchor 

store (Sofas Direct) is closing. Six of 7 units in the north end outparcel building 

are not occupied by leasing tenants. The former Morrison’s Café outparcel on 

the southwest corner of the Study Area is entirely unoccupied. The freestanding 

Firestone building (southeast corner of the Study Area) is currently occupied but 

the tenant is understood to be considering relocating to a newer facility. At this 

time, the Study Area vacancy rate on a per-unit basis is 32%, and on a squarefootage 

basis is 24%. In the Miracle City Mall building alone, the vacancy rate 

is 39% on a per-unit basis and 13.8% on a square-footage basis. Once Sofas 

Direct has closed, sometime before the end of 2006, the Mall building vacancy 

rate will increase to about 25% on a square-footage basis. This is an excessive 

vacancy rate, particularly compared to the current 6% retail vacancy rate for 

all of Titusville (as determined by the Economic Development Commission of 

Florida’s Space Coast). 

Vacancy rates have been increasing over the past few years. In 2001, both 

anchor stores were occupied and they, along with the rest of Miracle City Mall, 

produced sales of over $16-million. In 2002, sales dropped to about $9.7-million, 

a loss of almost 40%. By 2005, Miracle City Mall had lost one of its primary 

anchors, over a dozen of its retail tenants, and almost 95% of its 2001 sales 

volume—a precipitous decline in only four years (see Table 2 below). This is 

strongly evident of the progressively growing failure of Miracle City Mall in its 

current condition to maintain a customer or tenant base. 

Figs. 19 (top) & 20: Deserted central corridor of 

Miracle City Mall (RMPK Group, September, 2006). 

Year 

Sales Figures 

2001 $16-million 

2002 $9.7-million 

% change -39.2% 

2003 $4.2-million 

% change -56.3% 

2004 $1.5-million 

% change -35.7% 

2005 < $1-million 

% change > -33.3% 

01-’05 % change > -94% 

Fig. 21: For Lease sign, Miracle City Mall (RMPK 


* figures are estimates and do not include all Mall tenants 

Source: Miracle City Mall Property Management Office 

Table 2: Sales trends for Miracle City Mall, 2001-2005. 


Conclusions and Recommendations 

The Miracle City Mall site and adjacent properties included in this study exhibit 

characteristics of blight. Specifically, this report documents evidence for three 

criteria that substantiate a Finding of Necessity for a blighted area according to 

Chapter 163, Part III, of the Florida Statutes. These criteria assert the following: 

1. Aggregate assessed values of real property in the area for ad 

valorem tax purposes have failed to show 

any appreciable increase over the 5 years prior to the finding of 

such conditions 

2. Deterioration of site or other improvements is leading to a 

lowered investment image 

3. High commercial vacancy rates are pointing to decreased 

investment interest in the Study Area 

The culmination of these factors makes a strong case for an assessment of blight 

in the Study Area. Structural conditions in the Miracle Ciy Mall buildings are 

declining to the point that the Mall cannot compete effectively in the current 

consumer market environment. Declining sales revenues are an indication of 

economic distress that makes it difficult for property management to invest in 

renovations or support current configurations or solely commercial uses. In fact, 

infrastructure in many places is deficient to the point where renovation is not 

worthwhile. As indicated in the U.S. 1 Corridor Master Plan, redevelopment 

of the Miracle City Mall area has been identified by community residents as a 

priority project. On the basis of this finding report, complete redevelopment of 

the Study Area, introducing a new mix of commercial, residential, and office uses 

in a more modernized manner, is the strongly recommended course of action. 

According to Chapter 163, Part III, F.S., the next step following a determination 

of existence of blight is adoption of a finding of necessity by the Titusville City 

Council, which will allow the creation of the Miracle City Mall Community 


As determined in relevant court cases regarding findings of necessity, a finding 

of blight will be upheld if there is “competent substantial evidence” presented on 

the record for the governing body’s decision to be based. The Florida Supreme 

Court has defined the term “competent substantial evidence” as follows: 

Substantial evidence has been described as such evidence as will 

establish a substantial basis of fact from which the fact at issue can be 

reasonably inferred. We have stated it to be such relevant evidence, as a 

reasonable mind would accept as adequate to support a conclusion... We 

are of the view ... that the evidence relied upon to sustain the ultimate 

finding should be sufficiently relevant to sustain the ultimate finding 

and should be sufficiently relevant and material that a reasonable mind 

would accept it as adequate to the conclusion reached. To this extent the 

‘substantial’ should also be ‘competent’. 

Recommendations are as follows: 

1. Establish a Community Redevelopment Area 

Based on the results of this study, the City of Titusville should proceed to create 

a community redevelopment area for the Study Area in accordance with the 

provisions of the State Community Redevelopment Act. The City must work 

with Brevard County to obtain the authority to create a CRA based on the charter 

County provisions set forth in Florida Statutes. 

Briefly, the process for creating a CRA is as follows: 

1. City Council accepts the findings of the study and moves to request that 

the County adopt a resolution delegating 

authorities contained in Chapter 163 of the Florida Statutes. 

2. City staff meet with County Commissioners and request placement of 

the item on the Board of County 

Commissioners agenda. 

3. The County Attorney, in coordination with the City, prepares a draft 

resolution. 

4. The County provides written notice to the applicable taxing authorities 

of the upcoming meeting and 

resolution. 

5. The Board of County Commissioners acts upon the resolution. 

6. City Council prepares a resolution to adopt the finding of blight and 

create a redevelopment district. 

7. City Council provides written notice to the applicable taxing authorities 

of the upcoming action. 

8. City Council adopts the resolution. 

2. Prepare a Redevelopment Plan 

Chapter 163.362, F.S., provides a detailed description of the required contents of 

a Redevelopment Plan. A Redevelopment Plan is intended to address the issues 

identified in a finding-of-necessity study, define community redevelopment 

goals and objectives, and establish specific Community Redevelopment Agency 

policies and actions. The Redevelopment Plan will provide a framework for 

oversight of the land development process and improve the marketability of 

the CRA. It can also provide a strategy for obtaining economic incentives that 

encourage private sector investment and capital improvements that ensure 

infrastructure is in place to support future growth and development. 

Working with the three adjacent property owners, a master plan for the 

redevelopment of the Miracle City Mall site should be the primary element of the 

redevelopment plan for the Study Area that will meet the requirements established 

for such plans in the Florida Statutes. The redevelopment plan will establish the 

framework for a developer agreement between the City and the property owners 

that sets forth specific expectations, roles, relationships, and participation by the 

public and private sector to ensure the successful redevlopment of the site. 

3. Establish a Redevelopment Trust Fund 

Program funding and accounting is administered through a CRA trust fund that 

may be created by ordinance of the governing authority. The trust fund can be 

established subsequent to adoption of a Community Redevelopment Plan that 

will, according to Florida Statutes, provide for the collection of tax increment 

revenues to finance capital improvements identified in the Redevelopment Plan. 

Upon creation of a trust fund, the trust fund ordinance freezes the tax base and 

establishes the base valuation of the property located within the boundaries of 

the redevelopment area. From that point, all taxes assessed on future increases 

in the value of properties within the redevelopment area are appropriated to 

the Redevelopment Trust Fund. All taxes assessed on the value of property 

determined prior to adoption of the ordinance will continue to generate revenues 

for local taxing authorities. 


Year Parcel 1: 

2505 

Hopkins Ave 

Parcel 2 

No address 

Parcel 3: 

2500 S. 

Washington 

Ave 

Parcel 4: 

250 

Harrison St 

Sunrise 

Properties 

parcels: 

1 thru 4 

Parcel 5: 

2412 S. 

Washington 

Ave 

Parcel 6: 

2460 S. 

Washington 

Ave 

Parcel 7: 

2480 S. 

Washington 

Ave 

City of Titusville 

Brevard County** 

2000 $698,210 $900,000 $3,800,000 $500,000 $5,798,210 $410 $201,020 $403,450 $1,070,919,481 $17,000,000,000 

2001 $698,210 $675,000 $3,900,000 $500,000 $5,773,210 $410 $201,420 $442,670 $1,098,461,024 $18,300,000,000 

% change 0% -25% +2.6% 0% -

Appendix B 

Funding Sources

Table of Funding Sources for Redevelopment Activities 

Program Name Description Sponsor More Information 

Land and Water Conservation Fund (LWCF) 

The LWCF program provides matching grants to states and local governments for the acquisition and development of public outdoor 

recreation areas and facilities. The program is intended to create and maintain a nationwide legacy of high quality recreation 

areas and facilities and to stimulate non-federal investments in the protection and maintenance of recreation resources across the 

United States. The funding that is allocated to each state, or “stateside” funding, is administered by that state. Through the LWCF, 

the Florida Department of Parks and Recreation provides funds for statewide planning, and for acquiring and developing outdoor 

recreation areas and facilities LWCF grant funds may be used for the acquisition and development of state and local facilities that 

provide active and/or passive recreation opportunities. 

US Department of the 

Interior, National Park 

Service 

Federal funding of this program varies from 

year to year depending on appropriations. For 

program information, visit: http:// www.nps.gov/ 

ncrc/programs/flp/index.html 

Florida Recreational Trails Program (RTP) 

RTP is a competitive program which provides grants for projects that provide, renovate or maintain recreational trails, trailhead and 

trailside facilities. The Intermodal Surface Transportation Efficiency Act (ISTEA) of 1991 included the National Recreational Trails 

Fund Act (NRTFA) and established the National Recreational Trails Funding Program (NRTFP). The National Highway System 

Designation Act (NHS Act) of 1995 amended and revived the NRTFA. The Transportation Equity Act for the 21st Century (TEA-21) 

amended the previous legislation and provided for six years of funding. The current maximum grant amount for mixed-use projects 

and non-motorized projects is $200,000. The maximum grant award amount for motorized projects is $437,420 annually. 

Florida Department of 

Environmental Protection 

Florida Inland Navigation District Waterway 

Assistance Program (WAP) 

The Waterway Assistance Program is a grant program established by the Florida Legislature and the District for the purpose 

of financially cooperating with local governments to alleviate problems associated with the Atlantic Intracoastal Waterway and 

associated waterways within the District. The maximum grant award amount for eligible projects is $300,000 annually. 

Florida Inland Navigation 

District 

http://www.aicw.org/wap.htm 

Florida Urban Forestry Grant 

As part of the federal government’s Urban and Community Forestry Matching Grant Program, funds will be available to 

organizations to develop or enhance their urban and community forestry programs. The maximum grant award available is $25,000 

on an annual basis. 

Florida Department 

of Agriculture and 

Consumer Services 

http://www.fl-dof.com/forest_management/cfa_ 

urban_grants.html 

Florida Boating Improvement Program (FBIP) 

The Florida Boating Improvement Program provides funding through competitive grants for boating access projects and other 

boating-related activities on coastal and/or inland waters of Florida. Eligible program participants include county governments, 

municipalities and other governmental entities of the State of Florida 

Florida Fish and 

Wildlife Conservation 

Commission 

http://myfwc.com/boating/grants/fbip.htm 

Keep American Beautiful (KAB) Grant 

Keep America Beautiful is a national nonprofit public education organization dedicated since 1953 to engaging individuals to take 

greater responsibility for improving their local community environments. Annual landscaping grant program administered through the 

State Department of Agriculture. With a $20,000 limit, projects may be phased. 


Agriculture 

http://www.kab.org/aboutus.aspid=32&rid=38 

Cultural Facilities Grant 

This grant, requiring a 50% cash match, offers funding assistance for the construction of cultural facilities, including arts, historical, 

and science centers up to a maximum of $500,000. 

State of Florida 

http://www.florida-arts.org/grants/facilities/ 

index.htm 

Florida Department of Transportation’s Local 

Agency Program 

The program is designed to provide funding and technical assistance to local governments interested in implementing federal aid 

transportation projects. Florida Highway Beautification Council. Based on the results of this annual review process, the Secretary of 

the Department of Transportation may award up to a total of $3 million in Grants to eligible applicants. 


Transportation 

River Restoration Grants 

$5,000 to $25,000 per project. Non-federal match not required. But encouraged. Grants provided to projects that are using dam 

removal or fish passage to restore and protect the ecological integrity of rivers and improve freshwater habitats for anadromous fish. 

State, local, and tribal governments, conservation groups, and other non-profits. 

American Rivers 

(partner with National 

Oceanic & Atmospheric 

Administration (NOAA) 

http://www.amrivers.org/dam removal/ 

grantguidelines.htm 


Name Description Sponsor More Information 

Florida Community’s Trust (FCT) Fund Grant 

This grant program was established for environmental land acquisition. Florida Communities Trust (FCT) is a state land acquisition 

grant program that provides funding to local governments and eligible non-profit environmental organizations for acquisition of 

community-based parks, open space and greenways that further outdoor recreation and natural resource protection needs identified 

in local government comprehensive plans. 


Community Affairs 

Florida Greenways and Trails Program 

The Florida Department of Environmental Protection administers this grant, which can be used for acquisition of property for linear 

corridors, open space connectors and trails. There is a cap of $5,500,000 with no match required. 



Coastal Partnership Initiative 

This initiative is designed to support innovative local-level coastal management projects in four program areas: public access, 

remarkable coastal places, working waterfronts, and community stewardship. Governmental, educational, and non-profit entities 

can apply, and the Florida Coastal Management Program offers technical assistance and training along with the more traditional 

funding support. Financial awards are limited to no more than $50,000 and no less than $15,000 and may be used for planning 

and coordination activities, land acquisition, small construction, or capital improvement projects. If the type of assistance provided 

through the grant contract is financial assistance, the recipient will be required to provide 100% matching funding, which may be 

cash or in-kind. 



Florida Recreation Development Assistance 

Program (FRDAP) 

This annual, state recreation assistance program may be used for recreational land acquisition, park design and construction. Active 

park amenities are normally afforded a higher priority than passive parks. With a limit of $150,000, projects may be phased over 

several years. Grants under $50,000 require no match. Grants over $50,000 require a 50% match. The maximum grant amount is 

$200,000 



East Central Florida Water Management 

District (ECFWMD) 

ECFWMD funding is available for assistance in stormwater improvement projects, which is beneficial for redevelopment projects that 

contain areas identified as having drainage deficiencies. 

East Central Florida Water 

Management District 

(ECFWMD) 

North American Wetlands Conservation Act 

(NAWCA) - Standard Grants 

$51,000-$1.0M to fund a 4-year plan of action supported by a NAWCA grant and partner funds to conserve wetlands and wetlandsdependent 

fish and wildlife through acquisition (including easements and title donations), restoration, and/or enhancement. Match 

must be non-Federal and at least equal to the grant request. 

US Fish & Wildlife Service 

http://northamerican.fws.gov/NA 

Community-Based Restoration Project: 

National and Regional Partnerships 

Grassroots, community-based projects for restoring and conserving marine resources and their habitats. Typical grants range from $ 

100,000 to $ 600,000. 

National Oceanic 

and Atmospheric 

Administration (NOAA) 

Community-Based 

Restoration Program 

http://www.nmfs.noaa.gov/habitat/restoration/ 

projects_programs/progras.html 


Appendix C 

Legal Description of Miracle 

City Mall CRA Boundaries

Legal Description for the U.S. 1 Corridor Community 

Redevelopment Area 

Parcel “A” 

The South 413 feet of lot 9 East of Hopkins Avenue and West of U.S. Highway 

No.1, Plat of Bayview Subdivision, according to the plat thereof, as recorded in 

Plat Book 1, Page 64, of the Public Records of Brevard County, Florida. 

Along with; 

All of lot 10 East of Hopkins Avenue and West of U.S. Highway No.1, Plat of 

Bayview Subdivision, according to the plat thereof, as recorded in Plat Book 1, 

Page 64, of the Public Records of Brevard County, Florida. 

Along with; 

All of lots 1, 2, 3, 4 and 5 East of Hopkins Avenue and West of U.S. Highway No.1, 

Bayview Estates Subdivision, according to the plat thereof, as recorded in Plat Book 2, 

Page 76, of the Public Records of Brevard County, Florida. 

Parcel “B” 

All of lots 5, 6, and the North 14.5 feet of the vacated Right-of-Way of Delespine 

Avenue, Block “A”, Boye’s Subdivision, according to the plat thereof, as recorded in 

Plat Book 2, Page 40, less and except the Right-of-Way of U.S. Highway No. 1, of the 

Public Records 

of Brevard County, Florida. 

Along with; 

All of lot 7, the North 10 feet of lot 8, and the South 14.5 feet of the vacated Right-of- 

Way of Delespine Avenue, Block “B”, Boye’s Subdivision, according to the plat thereof, 

as recorded in Plat Book 2, Page 40, less and except the Right-of-Way of U.S. Highway 

No.1, of the Public Records of Brevard County, Florida. 


Appendix D 

Architectural Guidelines from 

U.S. 1 Corridor Master Plan

Architectural Guidelines 

Architectural Styles 

This section illustrates a conceptual approach to establish minimum architectural standards for 

future development projects. The primary goal of the Architectural Guidelines is to ensure that 

each individual site design, architectural and streetscape project contribute to the positive image 

of the U.S.1 Corridor Study Area. 

The building elements outlined are inspired from the study of historic buildings in the City of 

Titusville and should be incorporated to enhance the area’s unique and authentic character. The 

architect/ developer is encouraged to provide innovative design solutions which may not meet 

the exact details of the guidelines. However, it is the responsibility of the architect to convince the 

City that the proposed design solutions are compatible with the traditional architectural character 

of the adjacent properties. 

Appropriate Architectural Styles 

While the Architectural Requirements do not recommend a specific design theme for buildings, 

it is encouraged that projects proposed in the Study Area must have either one of the four main 

architectural styles or a combination of the styles listed below as appropriate for use in each 

Character District. 

• Florida Frame Vernacular 

• Spanish Eclectic 

• Bungalow Style 

• Classical Revival 

Historic Architectural Examples in Titusville 


DESIGN GUIDELINES 

Louvered Vent 

Cupola 

Roof Slope 

(Gable/ Hipped) 

Projecting Eaves 

Porch Roof Slope 

Cornice 

Lintel 

Double Hung 

Windows 

Raised Porch 

Fig 8.16 Frame Vernacular Elevation 

SIMPLE WOOD RAILING 

Florida Frame Vernacular Building Elements 

Characteristics 

• Plan: Regular, rectangular 

• Foundation: Concrete block 

• Material: Horizontal wood siding, Brick or smooth masonry 

• Roof Type: Steep gable roof, less common hip 

• Roof surfacing: Metal or composition asbestos shingles 

• Details: Simple, jig-sawn patterns around porches and eaves, large attached front porch, revealed fireplace, double hung 

vertical windows. 

The façade should contain a minimum of five of the following façade design elements for the Florida Vernacular Style (Refer to 

Fig. 8.15-8.17 for illustrations): 

1. Metal Roofing materials 

2. Steep pitched gabled and hipped roofs 

3. Exposed Truss work 

4. Simple Wood Cornice 

5. Double Hung Windows 

6. Simple wood railings 

7. Low-pitched roof porches 

8. Wood Frame Construction 

9. Dormer Windows 

CORNICE 

(without ornamentation) 

SIMPLE BRACKETS/ 

EXPOSED TRUSS WORK 

DORMER WINDOW 

STEEP PITCHED GABLE ROOF 

LOW-PITCHED PORCH ROOF 

DOUBLE HUNG WINDOWS 

Fig 8.17 Architectural Details 

Railing, Cornice and Brackets 

Fig 8.18 Architectural Details 

Roof Elements, Windows 



Spanish Eclectic Style 


• Plan: Irregular 

• Foundation: Concrete block 

• Material: Stucco Exterior Wall Surfacing 

• Roof Type: Low- Pitched Roof 

• Roof surfacing: Red Tile Roofing; Flat with curvilinear parapet 

Fig 8.19 Spanish Eclectic Examples: Study Area 

The façade should contain a minimum of five of the following façade design elements for the Spanish Eclectic Style (Refer to Fig. 

8.19-8.20 for illustrations): 

1. Little or no eave overhang 

2. Prominent Arch over Door or Window or Porch 

3. Columns, Window Surrounds, Wrought Iron Grilles; 

4. Balconies and balconettes 

5. Red clay tile roofing 

6. Decorative ironwork 

7. Stucco walls 

8. Low-Pitched Roofs 

9. Double-hung windows 

Fig 8.20 Spanish Eclectic Elevation 


Bungalow Style 


• Plan: Regular, Rectangular, usually oriented with narrow side facing the street 

• Foundation: Brick Pier or Continuous Brick or Concrete Block 

• Material: Horizontal wood siding, shingles 

• Roof Type: Gable Main roof over gable porch roof 

• Roof surfacing: Shingles/ Metal 

Fig 8.21 Bungalow Style Elevation 

The façade should contain a minimum of three of the following façade design elements for the Bungalow Style (Refer to Fig. 8.20 

for illustrations): 

1. Simple, exposed structural elements, knees braces, 

2. Tapered chimneys 

3. Exposed rafter ends with carved decorative patterns to combine structure and ornament 

4. Shingles/ Metal roof 

5. Horizontal wood siding 

Classic Revival 


• Plan: Regular, Rectangular 

• Foundation: Brick Pier or Continuous Brick 

• Material: Horizontal wood siding, Brick, Smooth Masonry 

• Roof Type: Low-Pitched Hip, Flat Roof 

• Roof surfacing: Embossed sheet metal or metal shingles; composition, asbestos shingles 

The façade should contain a minimum of three of the following façade design elements for the Classic Revival Style (Refer to 

Fig. 8.22 for illustrations): 

1. Columns, Balustrades, Medallions and French Doors 

2. Entrance Detailing- Transom, Sidelights, Ornamental Woodwork 

3. Embossed sheet metal or metal shingles; asbestos shingles 

4. Low pitched hip roof 

5. Horizontal wood siding 

Fig 8.22 Classic Revival Elevation 


Prepared by:

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

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