Title
Stephen Foster Neighborhood Blight Study (B)
This item requests that the City Commission authorize staff to develop a Request for Qualifications to conduct a Blight Study of the Stephen Foster Neighborhood, or a portion thereof.
Explanation
The Stephen Foster Neighborhood (Map A) is an important neighborhood in Gainesville. It is located near major roads, natural features, schools and commercial areas. It is also adjacent to the Koppers Superfund site. Given the relevance of this neighborhood, and its proximity to the Superfund site, some have asked if the City should consider having a study done to determine if the area meets the state's definition of slum or blight, and is therefore, eligible to be a Community Redevelopment Agency (CRA) Area.
Although some lots in the Stephen Foster Neighborhood date back to the 1900's, the neighborhood, like much of Northern Gainesville, is essentially a first ring residential suburb. Annexed into the City in 1961, the neighborhood's biggest development boom occurred during the 1940's and 1950's.
As population and commerce moved away from the center of Gainesville, many first ring suburban areas suffered from moderate to severe lack of investment. The Stephen Foster Neighborhood contains several examples of both investment and disinvestment, which should be expected, given the relatively large size of the neighborhood. The close proximity between well-kept, attractive homes and dilapidated structures, however, is unusual. Generally, when taken as a whole, the area does not appear to be particularly blighted.
Without conducting an in depth study, it is impossible to determine which factors most contribute to blight in the area. However, based solely on a recent windshield survey, it appeared that homes on larger lots and on lots located closer to the interior of the neighborhood (away from major roads) were better maintained than homes on smaller lots or lots located near the perimeter of the neighborhood. The windshield survey also indicated that the portion of the Neighborhood that is located east of 6th Street does not appear to be as well maintained as the portion located west of 6th Street. That observation suggests that proximity to the Koppers Superfund site may be a blighting factor; although some might suggest that that may be true for any industrial use, not just superfund sites.
When determining whether or not an area meets the state's definition of blighted, many factors other than the visual appearance of the area can be considered. Those factors include incidence of crime, number of calls for emergency services, changes in property values, changes in lease rates and other factors. Without studying all those factors, it is not possible to determine whether or not an area would meet the criteria.
Past experience shows that when redevelopment occurs, commercial/industrial/mixed-use areas redevelop faster than solely residential areas. Additionally, their values increase more than solely residential properties. In other words, in terms of property value, they have a higher ceiling, and thus eventually generate more TIF funds. For that reason, successful CRA Areas generally, include a large proportion of commercial/industrial/mixed-use areas.
As shown by Map B, the Proposed Stephen Foster Neighborhood/Koppers Superfund CRA Area map, including the entire Stephen Foster Neighborhood and the Koppers Superfund Site in one CRA Area would result in a relatively large CRA Area (±661 acres including rights-of-way). Additionally, a large portion (±294 acres including rights-of-way, or ±44.5%) of that area would be zoned exclusively for residential use. In contrast, Map C, the Alternative Stephen Foster/Koppers CRA Area Map, depicts a potential CRA Area that is ±215 acres smaller (±446 acres including rights-of-way) and contains a smaller proportion of solely residential land (±101 acres including rights-of-way, or ±22.6%).
Additionally, the previously referenced windshield survey suggests that the area shown in Map C, the Alternative Map, is more likely to meet the State's definition of a blighted area.
Finally, compared to the rest of the Stephen Foster Neighborhood, the area depicted in Map C, the Alternative Map, is more closely associated with, and impacted by, the Koppers Superfund Site. In contrast to Map C, the Alternative Map Area, the balance of the Stephen Foster Neighborhood is more closely linked to the NW 13th Street Corridor, which may be studied as a potential CRA Area in the future.
Fiscal Note
Currently, the City has designated four CRA Areas which cover ±3,276.5 acres, or a little more than 8% of the City's ±40,109.7 acres. None of these existing CRA Areas are located near or adjacent to the Stephen Foster Neighborhood. As such, they cannot be expanded to include the Stephen Foster Neighborhood. A new, fifth CRA Area, however, could be created.
Based on the most recent information available, approximately $1.845 million are transferred from the City's General Fund to CRA Area trust funds each year. Those funds equal ±8.3% of the City's total property tax revenue.
Depending on whether or not the entire Stephen Foster Neighborhood is studied, staff estimates that a blight findings study will cost up to $25,000. Currently, there are no City funds designated for this purpose in FY 2011-12.
Recommendation
The City Commission: 1) hear a presentation from staff; 2) authorize staff to develop a Request for Qualifications to conduct a Blight Study of the entire Stephen Foster Neighborhood, or a portion thereof; and 3) direct the City Manager to include a discussion to fund a blight study for the Stephen Foster Neighborhood in the FY12/13 and/or FY13/14 Budget Presentation.