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HomeMy WebLinkAboutPacket 05-07-2009 WorkshopCITY COUNCIL WORKSHOP MEETING CITY HALL ANNEX 111 Polk Avenue, Cape Canaveral, Florida THURSDAY May 7, 2009 5:30 PM AGENDA CALL TO ORDER: ROLL CALL: DISCUSSION: 1. Review and Prioritize the Goals and Objectives for the Redevelopment Plan. ADJOURNMENT: Pursuant to Section 286.0105, Florida Statutes, the City hereby advises the public that: if a person decides to appeal any decision made by the City Council with respect to any matter considered at this meeting, that person will need a record of the proceedings, and for such purpose that person may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. This notice does not constitute consent by the City for the introduction or admission into evidence of otherwise inadmissible or irrelevant evidence, nor does it authorize challenges or appeals not otherwise allowed by law. Persons with disabilities needing assistance to participate in any of these proceedings should contact the City Clerk's office (868-1221) 48 hours in advance of the 105 Polk Avenue P.O. Box 326 --- Cape Canaveral, FL 32920 Telephone (321) 868-1221 -- Fax (321) 799-3170 — ;1yy .m 1!q,1��&t,cgni� e-mail: ccapecanaveral@cfl.rr.com REDEVELOPMENT PLAN March 2007 City of Cape Canaveral March 28, 2007 Honorable Mayor Randels And Members of the City Council City of Cape Canaveral P. O. Box 326 Cape Canaveral, FL 32920 Dear Honorable Mayor Randels and Members of the City Council, In accordance with responsibilities outlined for the Cape Canaveral Business and Cultural Development Board, we are pleased to present to you a draft of the Cape Canaveral 2007 Redevelopment Plan. Our board serves as advisors to the City Council and is tasked with developing this comprehensive pian setting forth goals to stimulate economic development and improve the quality of life in the city of Cape Canaveral. The Cape Canaveral Redevelopment Plan was last adopted by the city in 1999 and much has changed since that time. As an advisory board we have taken our responsibility to update this plan very seriously and have held numerous workshops to put forth our best thoughts on aligning the needs and capabilities of the cormnunity with the complex and dynamic extemal environment. We would like to thank Mayor Rocky Randels and members of the council, each of who contributed valuable information and insight during our discussions. Additionally, city manager Bennett Boucher and city planner Todd Peetz offered guidance and clarification around policies and procedures. Critical to the accomplishment of this rigorous task was the involvement of city staff member Ed Lawson who attended every session and ably assisted us in capturing our discussions and maintaining our schedule, as well as ensuring we were well fed when working late into the evening. The collective knowledge of this group has been invaluable and is greatly appreciated. The Redevelopment Plan is intended to serve as a roadmap for identifying and prioritizing the goals of the city. We recognize the city faces fiscal constraints that will ultimately determine the scope and timing around implementation. Because this plan is also the foundation for the city's Comprehensive Plan the design is consistent with a standardized format required by the state of Florida. For this reason an Executive 105 Po Lk Avenue • Posr Office Box 326 • Cape Canaveral, FL 32920-0326 Telephone: (321) 868-1220 • SUNCOM: 982-1220 • FAX: (321) 868-1248 wvvw.inyflorica.com/cape • e-mail: ccapecan2veral(2)cfl.rr.com mrnary capturing the overarching objectives is included, although we hope the council 11 take the time to read and appreciate the details in the lengthy document. The population of the Central Florida region is expected to double by mid- century. Cape Canaveral, located just 50 miles from downtown Orlando, will participate in the benefits and challenges inherent in this rapid growth. We are a livable ocean side community with an enviable climate and a surrounding infrastructure system facilitating easy access from the Orlando International Airport and major highways systems to state, regional, and international markets. Several of the external forces that will impact our future are already present. The transition of the space industry to new missions and technologies is perhaps our most significant opportunity and greatest threat. The city sits along the main thoroughfare between Patrick Air Force Base and Kennedy Space Center and is n ideal location for businesses supporting technical operations and space tourism ventures. These clean industries generate significant economic and employment value, while enhancing our position as America's center for civil and military launch operations. There is intense competition for the resources of future space endeavors. Cape Canaveral should be at the forefront of these discussions. The population of the Orlando area is shifting heavily to the eastern fringes. At the center of this movement is the establishment of a medical cluster featuring the University of Central Florida medical school, Burnham Institute, a Veterans Administration hospital, and related research facilities. Cape Canaveral would be an attractive location for businesses and employees relocating to this area. Port Canaveral has grown into a major and diversified United States port encompassing industrial, military, commercial, and tourism activities, and affording city residents with employment and recreational opportunities. However, the level and direction of future growth may encroach on city amenities and beach quality. City officials should partner with the Port Authority to influence development decisions and protect the character of Cape Canaveral. Cape Canaveral is a small, residential town split in half by ATA, the main road running nor(h-to-south and a busy, primary artery for transient traffic. This makes it difficult to improve the quality of life with things like parks and green space, safe walking and bike routes, and a centralized and accessible town center. If the community is to retain the character supported by residents in the 2006 survey, solutions must be developed that bridge the concrete divide of AIA and create a livable, safe, and cohesive community. The city of Cape Canaveral is just over 40 years old and has already managed and thrived amid significant business and economic shifts. In today's regional and global environment the pace of change will only accelerate. A well -articulated vision for the city, developed in concert with its citizens, and supported with appropriate staff and action plans would provide a solid foundation for anticipating and reacting swiftly and consistently to opportunities and challenges. The Cape Canaveral 2007 Redevelopment Plan is designed to outline for the city the direction and required capacity needed to continuously and effectively achieve the goals of positive economic growth and an improved quality of life. Two tasks remain to be completed. An implementation schedule, including a tentative timetable and assignment of responsibility, must be developed once the City Council has approved a final plan. 2. In accordance with our stated responsibilities, the Business and Cultural Development Board has commissioned a survey of city businesses. The survey is drafted and ready to begin, subject to the recommendation of city staff and your approval. The results may better flush out some of the more integral parts of the plan. Each member of the Cape Canaveral Business and Cultural Development Board brings unique talents, experiences, and interests to the table. However, we are connected by a common desire to preserve the heritage of this special city and ensure a dynamic future for the citizens. We believe the ideas captured in this draft of the Cape Canaveral 2007 Redevelopment Plan will strengthen the city and we appreciate the opportunity to have participated in the process. Thank you. Very truly yours, John Anderson, Chair Joanne Muncey, Vice Chair Hugh Evans Dianne Marcum Darrell Peterson Alison Spiesman Gene Vlahovic CITY OF CAPE CANAVERAL 2007 REDEVELOPMENT PLAN EXECUTIVE SUMMARY Purpose The purpose of the City of Cape Canaveral Redevelopment Plan is defined in Article fl, sections 22-35 of Ordinance Number 12-2003 of the city code, which establishes the duties of the Business and Cultural Development Board (BCDB): Prepare a commercial redevelopment plan and submit the plan for approval to the city council. Commercial is defined in the ordinance as "industry, commerce, business and tourism." According to the ordinance: This plan shall analyze existing conditions and needs pertaining to the cities commerce and determine optimum methods and means of improving those conditions and satisfying those needs. The BCDB is responsible for determining the commercial needs of the citizens of the city, and seek methods of enhancing existing commerce presently located in our city in an effort to satisfy citizen needs. Introduction The 2007 Cape Canaveral Redevelopment Plan is an update of the existing Redevelopment Plan adopted by the City Council in 1999, and is in much the same format. Two Goals capture the overriding strategies and are carried forward from 1999. Economic Development: Encourage business development that will contribute to the economic and social well being of the City and its residents by facilitating and supporting business growth and employment opportunities consistent with community needs. Quality of Life: Improve the quality of life by eliminating slum and blight conditions; enhancing transportation circulation, fostering community beautification, protecting the natural environment, providing amenities and recreation opportunities, upgrading general appearance of the area, and supporting cultural enrichment. Objectives under each goal highlight specific topics; each is followed by Policies that are essentially action statements for carrying out the objective. While many of the policies carry over from the prior plan, several are new recommendations reflecting emerging needs and opportunities brought about by dramatic changes in the community since 1999, including increased population, a changed demographic profile of full-time and part- time residents, their growing concern with the adverse effects of unbridled growth, and their interest in quality of life issues. One example is a policy recommending the establishment of a Community Redevelopment Agency (CRA) to include the maximum 80% of the city allowable under Florida Statute, a tool providing enhanced authority and access to funds that may be necessary to finance the plan recommendations. Critical Success Factors Establish a framework for implementation. Once adopted by the City Council, the 2007 Redevelopment Plan should be converted to a strategic multi-year implementation plan. That could be accomplished by using a rolling 5 -year horizon with a detailed l -year action plan coincidental with the annual fiscal year. The completed plan should be used by the City Council as an oversight tool to monitor implementation progress through quarterly reviews, and compare progress versus planned performance. A key first step is the identification of cost, funding source, task timetable, management responsibility, and performance measures/standards for each policy. The plan identifies new staff positions that are necessary to effectively and efficiently implement these policies. Identify financial resources. The recommended policies if taken together are likely to exceed the operational funding available to the city over the next few years. The historic pay-as-you-go budgeting methodology of the city has been an admirable and prudent fiscal policy. Moving forward, it may be appropriate to pursue alternative financing to deal with the rapidly emerging opportunities and challenges facing the city as it shapes its future, such as packaging a group of forward looking capital improvements into a bond -financed futures program. Integrate and aligiz the recommendations. The goals of continuing economic development and enhanced quality of life are mutually interdependent. A vibrant business community supports and enables a livable city for the residents. Cultural and recreational amenities attract quality and responsible businesses. A clean, natural environment supports both. The policies outlined in this plan will ensure that the citizens of Cape Canaveral have the city they expect and deserve. Pian Recommendations: Goals, Objectives, and a Selection of Prioritized Policies GOAL 1: ECONOMIC DEVELOPMENT AND REDEVELOPMENT OBJECTIVE 1.1 REDEVELOPMENT o Establish investment incentives for commercially zoned property. o Establish a government center with community meeting rooms and coffee shop. o Survey property owners to assess their willingness to participate in proposed redevelopment projects. OBJECTIVE 1.2 REHABILITATION o Survey below code structures and assist in bringing them up to code. o Itemize the amenities of vacant properties and buildings for use in marketing to developers. o Survey structures with minor issues of deterioration and itemize needed repairs. OBJECTIVE L3 ECONOMIC DEVELOPMENT o Identify potential projects for both public and private funding. o Inform property owners of the benefits of redevelopment, o Initiate public improvement projects to stimulate private investment. OBJECTIVE L4 LAND USE CONTROLS o Introduce "mixed use" of light industial, retail, office, service, and residential development in selected areas of the city. o Promote public-private partnerships to assemble, finance and develop projects. o Inform, and wherever possible collaborate with, properly owners and residents in prospective project areas. OBJECTIVE 1.5 ADMINISTRATIVE o Adopt the recommended 2007 Redevelopment Plan, as is or amended, by May 2007. o Establish new city staff position(s) to provide needed capacity for economic/community development, marketing/public relations and grant writing. o Establish a Community Redevelopment Agency (CRA) for the city and encompass the maximum amount of property in the city allowable under Florida Statute. GOAL II: QUALITY OF LIFE OBJECTIVE 2.1 SLUM AND BLIGHT o Encourage upgrading of substandard structures through code enforcement and financial incentives. o Identify, prioritize and eliminate dilapidated and unsafe structures through code enforcement. o Eliminate unsanitary and unsightly outside storage conditions through code enforcement. OBJECTIVE 2.2 TRAFFIC CIRCULATION o Establish safe, appealing and efficient city-wide pedestrian and bike paths linking all major activity centers. o Work with the Florida Department of Transportation and property owners to assure appropriate access to State Route (SR) AIA. o Minimize the impact of increased traffic circulation on residential areas. OBJECTIVE 2.3 PUBLIC FACILITIES o Install underground utility lines. o Establish a solar energy and alternative fuel program for City facilities and activities. o Provide for storm water management to meet all relevant state requirements. OBJECTIVE 2.4 BEAUTIFICATION o Evaluate, and if feasible, participate in the national "Main Street" program. o Utilize decorative street lighting on Al A, signage beautification measures, covered bus stop shelters and benches, additional park benclies, kayak ramps, and picnic tables to provide comfortable, pleasing and healthful work, leisure, residential and shopping environments. o Evaluate, and update if required, the 1995 SR A]A Beautification Plan. OBJECTIVE 2.5 ENVIRONMENT o Continue to protect, preserve, and procure green space for both active and passive use. o Establish ordinances to protect environmentally sensitive areas, promote beach and riverside shore preservation, and trees throughout the city. o Comply with all Federal, State and local environmental protection standards. OBJECTIVE 2.6 RECREATION o Acquire Cherie Down Park. o Expand existing, and acquire additional, sites that can be developed as community facilities to be gathering places for special events or recreational activities_ o Establish ordinances to provide for a beach patrol. OBJECTIVE 2.7 ARCHITECTURAL REVIEW o Establish standards to provide for visual consistency of business/commercial structures and signage in the redevelopment area. o Establish appropriate ordinances to identify, protect and preserve historic structures. OBJECTIVE 2.8 CULTURAL ENRICHMENT o Develop a vision and strategic plan for cultural development in the city. o Develop a private and corporate fund-raising program to support cultural development. o Acquire art appropriate for streetscape and other public display through private donations. THE CITY OF CAPE CANAVERAL REDEVELOPMENT PLAN PREPARED BY.• BUSINESS AND CULTURAL DEVELOPMENT BOARD MEMBERS JOHN ANDERSON, CHAIRPERSON JOANNE MUNCEY, VICE CHAIRPERSON ALISON SPIESMAN, BOARD MEMBER DARRELL PETERSON, BOARD MEMBER DIANNE MARCUM, BOARD MEMBER GENE VLAHOVIC, IST ALTERNATE BOARD MEMBER HUGH EVANS, 2ND ALTERNATE BOARD MEMBER TECHNICAL ASSISTANCE BENNETT C. BOUCHER, CITY MANAGER ED LAWSON, BOARD SECRE'T'ARY TODD PEETZ, CITY PLANNER, MILLER LEGG JAMIE COKER, SENIOR PLANNER, MILLER LEGG The Clty of Cape Canaveral Redevelopment Plan - Marcb 2007 Prepared by Miller Legg and Associates Page 1 of 38 V•\Pmjccts\2004\04-401'70 GcncrtJ Planning Svcs\Rcdcvdopmcnt Plan\2007 REDEVEOPUENT P1AY_final doc Table of Contents Section 1 Purpose Statement Overall Goals Introduction Existing Conditions Surrounding Conditions Section 2 Need for Redevelopment Redevelopment Boundary Requirements to Declare a Redevelopment Area Redevelopment Powers and Requirements Section 3 Redevelopment Activities Financial Mechanisms Section 4 Neighborhood Impact Statement Amending the Redevelopment Plan Plan Duration Severability Section 5 Redevelopment Goals and Objectives Economic Viability, Development and Redevelopment Redevelopment Rehabilitation Economic development Land use controls Administrative Quality of life Slum and blight reduction Traffic circulation Public facilities Beautification Environment Recreation Architectural review Cultural Enrichment Maps: City Map - Redevelopment Area Streets Map Future Land Use Map Appendix: Definitions The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 2 of 38 V!\Prgett5\2004 \04-00170 General Paanaing Sv[5\Rcdcve10Pmen1 P1an\2007 REDEVELOPMENT PLAN (Inel doe 3 3 3 4 4 5 S S 12 18 20 23 23 23 23 24 24 24 25 25 26 27 28 28 28 29 30 30 31 31 33 8 9 10 34 City of Cape Canaveral Redevelopment Plan SECTION 1 Purpose Statement The purpose of the City of Cape Canaveral Redevelopment Plan is to establish an economically viable program for managed growth which will stimulate economic development and improve the quality of life in the community and surrounding areas. Goals: 1) Economic Development. Encourage business development that will contribute to the economic and social well being of the City and its residents by facilitating/supporting business growth and employment opportunities consistent with community needs. 2) Quality of Life Improve the quality of life by eliminating slum and blight conditions; enhancing transportation circulation and public facilities, fostering community beautification, encouraging protection of the natural environment, providing amenities and recreation opportunities, upgrading general appearance of the subject area and providing for cultural enrichment. Introduction The purpose of this plan is to implement the purpose statement and the primary goals of the redevelopment plan and to provide the City an actionable plan for shaping existing and future development within the redevelopment area. Issues inherent in the redevelopment plan include such factors as economic development, redevelopment, rehabilitation, slum and blight reduction, traffic circulation, public facilities, beautification, preservation of the natural environment, recreation, architectural themes, promotion of arts, cultural activity and other facets of community life. The City is approximately 2 square miles with a population of 10,317 residents and is located on the Atlantic Coast approximately 50 miles east of Orlando. The City itself is highly accessible, just south of the Kennedy Space Center, Port Canaveral and Cape Canaveral Air Force Station and north of the City of Cocoa Beach. The Banana River, a part of the Indian River Lagoon System, forms the western border and the Atlantic Ocean is the eastern City boundary. Located within a three hour drive to Miami, Jacksonville or Tampa Bay, and within a forty five minute drive to both the Orlando International and Melbourne International Airports, the City demonstrates its central location to other major metropolitan areas in Florida. The close proximity to Port Canaveral, a deep water port which accommodates a variety of commerce through both cargo ships as well as passenger cruise liners, provides the City with some additional opportunities. The Kennedy Space Center, a source of national pride which symbolizes technological leadership, will provide for future opportunities yet to be realized. The City's economy is largely based upon activities of the Kennedy Space Center, the area's tourism, Port Canaveral operations and military bases. The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 3 of 38 v-\Pro)ccls\2004\04-00!70 Genera! Planning Svcs\ Rcdcvcloprntn I Plan\2007 REDEVELOPMENT PLAN -Fina) doc Eidsting Conditions The City's economic reliance upon the activities of the Kennedy Space Center is evident based upon the number of high tech industries in the City. Tourism is seasonal; however, it is also related to the activities at Port Canaveral and the Kennedy Space Center. There are increasing development opportunities at Port Canaveral due to their continued expansion into the cruise industry. It is anticipated that there will be positive spin-off activity occurring in the City_ There is some uncertainty as to the extent or type of development that may occur as a result. Recently several large tracts of vacant undeveloped land in the northwest section of the City were developed to include: the Residence Inn, Country Inn and Suites, Cape Caribe, Puerto Del Rio and Bayport. In addition, there are a few vacant office type buildings along the AIA corridor. The existing structures were built during a series of growth spurts that Cape Canaveral experienced in the past. This has created an unidentifiable architectural style or theme. Architectural consistency is a contributing component in creating a sense of community. The majority of the existing commercial buildings along the AIA corridor are small shopping plazas, restaurants and offices. 2005 CAPE CANAVERAL EXISTING LAND USE ANALYSIS Land Use Acreage % of Cit Residential 689 50.2 Commercial 167 12.2 Industrial 161 11.7 Public Recreation 109 7.9 Roads/Right of Was 140 10.2 Vacant 106 7.7 Total I,372 Source: Brevard County Property Appraiser 2005 Surrounding Conditions The Kennedy Space Center, the cruise industry, Port Canaveral, military bases and other tourism and ancillary services provide most of the employment opportunities for the City. However, the employment stability of the Kennedy Space Center has vaned by year and by program. Tourism and beach access is another vital attraction to the City. Tourism can be very cyclical and depend to a large extent on the health of the national economy. Port Canaveral has been expanding their cruise line operations by providing more terminals to handle additional passengers. The remainder of the County also thrives on the stability of the space industry and its ability to attract tourists to the area. However, to a lesser extent than in the past the need to diversify has taken hold to better manage changes to both tourism and the space industry. Surrounding residential areas are ripe for redevelopment. The potential for redevelopment is emerging in the older residential areas within the City. The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Muter Legg and Associates Page 4 of 38 V \l'rojccls\2004\0�-00170 General Planning Sties\Re&wctopmen[ Plan�2007 RLDEVELOPMENT PLAN_ iina);.dbc SECTION 2 Need For A Redevelopment Plan There exists a need for economic development and redevelopment along the ALA and North Atlantic Avenue corridors. These two corridors represent the core of the City's activity, providing for most of the community's needs and functioning as the gateway to the City. Presently, the AlA corridor continues to see a resurgence of economic development; however, there are still some areas that are in need of redevelopment. North Atlantic Avenue has shown some infrastructure and landscaping improvements such as pedways, but there needs to be redevelopment activity along this corridor. Much of the North Atlantic comdor has converted to residential. If commercial or office use is going to function in this area the City needs to examine alternatives to make this happen. In addition, the aging structures along the AIA corridor are, in some cases, sub -standard. The overhead airspace is cluttered with exposed utility lines, support poles, and non- conforming commercial signs. Some clutter has been reduced but still exists. The roadsides are in the process of being upgraded for pedestrian convenience and travel. The overall lack of building continuity in terms of architecture, size, shape and appearance, which has not or does not foster a sense of community, has seen improvements. The benefits of the Community Appearance Board and the Beautification Board are now taking shape. Of increasing concern is the worsening traffic congestion which impedes safe and convenient travel by motorists, bicyclists and pedestrians. Multiple curb cuts and numerous intersections have created several inefficient and even dangerous intersections_ The combination of these factors has created both the perceived and real conditions of slum and blight and also may affect the health, safety and welfare of our citizens. Redevelopment Boundary This redevelopment plan will be utilized to implement the goals of economic stability and enhanced quality of life within the City. The boundaries of the redevelopment area are described as: All of the incorporated boundaries of the City of Cape Canaveral, with the exception of R -I zones and the area west of Astronaut Boulevard from Thurm Boulevard to the Country Inn and Suites westward to the Banana River (see Redevelopment Plan Map). The primary corridors of the City are the ALA corridor, North Atlantic and Ridgewood Avenues. The AIA corridor functions as the north and south gateway to the City and is the first impression for one entering the City of Cape Canaveral. This corridor is also the major life line for goods and services for the part and full time residents and overnight visitors of Cape Canaveral. North Atlantic Avenue is an important transportation corridor as well, providing additional opportunities for goods and services and an alternative route to Port Canaveral. While ALA handles both local and non -local transportation, North Atlantic Avenue services primarily residents of Cape Canaveral. North Atlantic Avenue helps to separate the single family residential areas from the commercial activity found along ALA. Requirements To Declare Redevelopment Area The redevelopment area must demonstrate the presence of blighted conditions as defined The City of Cape Canaveral Redevelopment Plan - Manch 2007 Prepared by Miller Legg and Associates Page 5 of 38 V;\P,o)cus\2004\04-0017() rencral Planning Svcs\RrAevctcpmcnl P1an\2oo7 REDEVELOPMENT PIAN_6na1 doc by Chapter 163.340, Florida Statutes. The statutory requirements dictate the factors which must be considered in the analysis and determination of a redevelopment area. 1. Slum Area" means an area having physical or economic conditions conducive to disease, infant mortality, juvenile delinquency, poverty, or crime because there is a predominance of buildings or improvements, whether residential or nonresidential, which are impaired by reason of dilapidation, deterioration, age, or obsolescence, and exhibiting one or more of the following factors: a) Inadequate provision for ventilation, light, air, sanitation, or open spaces; b) High density of population, compared to the population density of adjacent areas within the county or municipality; and overcrowding, as indicated by government -maintained statistics or other studies and the requirements of the Florida Building Code; or C) The existence of conditions that endanger life or property by fire or other causes. 2. "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 have failed to show any appreciable increase over the S years prior to the finding of such conditions; C) Faulty lot layoutin 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) and;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 county or municipality; k) Fire and emergency medical service calls to the area proportionately higher than in the remainder of the county or municipality; 1) A greater number of violations of the Florida Building Code in the area than the number of violations recorded in the remainder of the county or municipality; The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 6 of 38 V:�Prole is\2004\04.00170 Genera) PlemmngSws\Rcdevdopmene Flan\2007 REDEVELOPMENT PLA?ijnal do[ m) Diversity of ownership of defective or unusual conditions of title which prevent the free accessibility of land within the deteriorated or hazardous area; or n) Governmentally owned property with adverse environmental conditions caused by a public or private entity. However, the term "blighted area" also means any area in which at least one of the factors identified in paragraphs a) through n) are present and all taxing authorities subject to 163.387(2)(a) agree, either by interlocal agreement or agreements with the agency or by resolution, that the area is blighted. Such agreement or resolution shall only determine that the area is blighted. For purposes of qualifying for the tax Credits authorized in chapter 220, "blighted area" means an area as defined in this subsection. The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 7 of 38 W'kPraj cc ls\')�004\04-00170 Ceneral Planning Svcs\Redevelopment Plan\1007 REDEVELOPMENT PIAN_tna) d« �r e LEGEND CITY OF GAPE CANAVERAL IL N G FM arVOFCAM . _,. CAMAMAL Ww mem y -uci Cl�'M'aiN'M91vlb...�a+emiva %'NN 00 LEGG C,af ST4)PiCR =UM&US OA ObQrW-.t AVE 3Cfmipm BLVO PALLSV*V I RAW PARI LN LN cb� P9 I`M94i 71 OAl 6 DA U aloo-o 'r- Mv., JMHL Ib. CK44meft Aim :iA CkqCLwa a L= M'4r 00 a:f'VLLY4 C7 4t1F'mgA A' 94WO NCY" aX L. FAD&Oe nV xsm AV vc"�.Rsl K%RRZ�' A,' 'IS' , I .. 6 CAPYER r 'j.—m WDiM AM' TAYON M`! f""W1 hk rr quow+kl-xv I Lwcmx A:j my -s Aj C,MOIF;D AV AA SHMV, m City of Cape Canaveral Streets Map Map Prepared by WINIer Legg & Assoclates, Inc. sv June 3, 2005 Om Soura, Bmv3td Cowy Pworw A4vjisof O'rm oky al Cabe C.Srama, NVAN, co -Inv G0,5,11.1t kk �, 4� �" 1 General Findings Inadequate or Defective Street Layout The redevelopment area contains several examples of defective street layouts. On the east side of AlA, south of the North Atlantic Avenue intersection, there are street intersections every 250 feet, Between these intersections are multiple and/or continuous curb cuts providing access to area businesses. A second example of deficient roadway design is the absence of right hand turn lanes on AIA and North Atlantic Avenue. The absence of a right on red light at the intersection of AIA and North Atlantic Avenue is of primary concern. The lack of a right hand turn lane impedes traffic flow because traffic must first slow down to make the turn while still in a main travel lane. State Route AIA includes a system of open medians for left hand turns. The open median for left hand turns allows a motorist to have a greater number of options than traffic islands. However, motorists may prematurely enter the median lane and need to travel further down the road to make their turn. Vehicles traveling from the other direction may also be utilizing the turn lane creating a potentially dangerous situation. High speeds are generated by persons traveling south bound on AIA into the city from the Beachline Expressway. While speed limits signs are posted, speeding appears to be a common problem. Faulty Lot Layout The City's Zoning Code requires minimum lot sizes of 7,500 square feet with an exception for townhouses which are permitted on lots of 6,250 square feet. Numerous substandard lots exist within the redevelopment area. These lots are used primarily for single family residences as non -conforming uses. Unsafe Conditions Unsafe conditions exist in two forms, one traffic related and the other the presence of abandoned buildings creating unsafe traffic conditions, for motorists, bicyclists and pedestrians. Also, there are a lack of sidewalks and pedestrian ways. In the redevelopment area, there exists a few vacant buildings that have been this way for some time. Without proper security these buildings can attract vandals and escalate into more serious types of crime. Deterioration of Site There are a few commercial office buildings along the City's main corridor which are vacant, and have been vacant for some time. Some of these buildings are substantial in size, and have been difficult to market in the past. Most of these buildings occupy prime locations within the city so that repair and maintenance are of prime importance to the entire area. Tats Delinquency Tax Delinquency has not been identified as a major issue in this area. However, if The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 11 of 38 V \Projects\2004\04-00170 Genual Planntng SVts\Rcdevc10pmcnt Plan\2007 REDEVELOPMENT PLAN -(nal dw conditions were allowed to worsen this possibility could present itself. Diversity of Ownership There does exist a diversity of ownership, especially with the single family residences that are on substandard lots. Many of the commercial lots have been combined in order to meet the minimum lot requirements. Redevelopment Powers and Requirements The Community Redevelopment Act of 1969, Chapter 163, Part III Florida Statues, as amended, in recognition of the need to prevent and eliminate conditions of slum and blight, confers upon counties and municipalities the authority and powers necessary to carry out redevelopment activities. While many of the redevelopment powers are assigned to the Redevelopment Board, certain other powers are retained by the jurisdictional governing body, the City of Cape Canaveral City Council. The City Council retains: 1. The power to determine an area to be a slum or blighted area, or combination thereof; and to designate such an area as appropriate for community redevelopment; and to hold any public hearings required with respect thereto. 2. The power to grant final approval of community redevelopment plans and modification thereof; 3. The power to authorize the issuance of revenue bonds as set forth in s. 163.385; 4. The power to approve the acquisition, demolition, removal or disposal of property as provided in s. 163.370(4) and the power to assume the responsibility to bear loss as provided in s. 163.370(4). S. The power to approve the development of community policing innovations. 6. The power of eminent domain. Other powers made available to community redevelopment boards and/or governing bodies include, but are not limited to the following (163.370, F.S.): (a) To make and execute contracts and other instruments necessary or convenient to the exercise of its powers under this part. (b) To disseminate slum clearance and community redevelopment information. (c) To undertake and carry out community redevelopment and related activities within the community redevelopment area, which may include: The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 12 of 38 V'\Pr%ects\2004\04-00370 CitncrZj P[a ntng Svcs\RedevelopmePt Plan\2007 REDEVELOPMENT PLAN-final.doe 1. Acquisition of property within a slum area or a blighted area by purchase, lease, option, gift, grant, bequest, devise, or other voluntary method of acquisition. 2. Demolition and removal of buildings and improvements. 3. Installation, construction, or reconstruction of streets, utilities, parks, playgrounds, public areas of major hotels that are constructed in support of convention centers, including meeting rooms, banquet facilities, parking garages, lobbies, and passageways, and other improvements necessary for carrying out in the community redevelopment area the community redevelopment objectives of this part in accordance with the community redevelopment plan. 4. Disposition of any property acquired in the community redevelopment area at its fair value as provided in s. 163.380 for uses in accordance with the community redevelopment plan. 5. Carrying out plans for a program of voluntary or compulsory repair and rehabilitation of buildings or other improvements in accordance with the community redevelopment plan. 6. Acquisition by purchase, lease, option, gift, grant, bequest, devise, or other voluntary method of acquisition of real property in the community redevelopment area which, under the community redevelopment plan, is to be repaired or rehabilitated for dwelling use or related facilities, repair or rehabilitation of the structures for guidance purposes, and resale of the property. 7. Acquisition by purchase, lease, option, gift, grant, bequest, devise, or other voluntary method of acquisition of any other real property in the community redevelopment area when necessary to eliminate unhealthful, unsanitary, or unsafe conditions; lessen density; eliminate obsolete or other uses detrimental to the public welfare; or otherwise to remove or prevent the spread of blight or deterioration or to provide land for needed public facilities. 8. Acquisition, without regard to any requirement that the area be a slum or blighted area, of air rights in an area consisting principally of land in highways, railway or subway tracks, bridge or tunnel entrances, or other similar facilities which have a blighting influence on the surrounding area and over which air rights sites are to be developed for the elimination of such blighting influences and for the provision of housing (and related facilities and uses) designed The City of Cape Cacaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 13 of 38 V,\Prn)cces\2004\N-00170 Genual Planning Svcs\Rmevelopmmt man \200a REDEVELOPMENT PLAN_6nal,doc specifically for, and limited to, families and individuals of low or moderate income. 9. Acquisition by purchase, lease, option, gift, grant, bequest, devise, or other voluntary method of acquisition of property in unincorporated enclaves surrounded by the boundaries of a community redevelopment area when it is determined necessary by the agency to accomplish the community redevelopment plan. 10. Construction of foundations and platforms necessary for the provision of air rights sites of housing (and related facilities and uses) designed specifically for, and limited to, families and individuals of low or moderate income. (d) To provide, or to arrange or contract for, the furnishing or repair by any person or agency, public or private, of services, privileges, works, streets, roads, public utilities, or other facilities for or in connection with a community redevelopment; to install, construct, and reconstruct streets, utilities, parks, playgrounds, and other public improvements; and to agree to any conditions that it deems reasonable and appropriate which are attached to federal financial assistance and imposed pursuant to federal law relating to the determination of prevailing salaries or wages or compliance with labor standards, in the undertaking or carrying out of a community redevelopment and related activities, and to include in any contract let in connection with such redevelopment and related activities provisions to fulfill such of the conditions as it deems reasonable and appropriate. (e) Within the community redevelopment area: 1. To enter into any building or property in any community redevelopment area in order to make inspections, surveys, appraisals, soundings, or test borings and to obtain an order for this purpose from a court of competent jurisdiction in the event entry is denied or resisted. 2. To acquire by purchase, lease, option, gift, grant, bequest, devise, or other voluntary method of acquisition any personal or real property, together with any improvements thereon. I To hold, improve, clear, or prepare for redevelopment any such property. 4. To mortgage, pledge, hypothecate, or otherwise encumber or dispose of any real property. S. To insure or provide for the insurance of any real or personal property or operations of the county or municipality against any risks or hazards, including the power to pay premiums on any such insurance. The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Muter Legg and Associates Page 14 of 38 V:\ProjccI5\2004\04-00170 Gencn! Planning Svcs\Redevclopmcnl Plan\2007 REOEVFLOPMEW PLAN_finaI dw 6. To enter into any contracts necessary to effectuate the purposes of this part. 7. To solicit requests for proposals for redevelopment of parcels of real property contemplated by a community redevelopment plan to be acquired for redevelopment purposes by a community redevelopment agency and, as a result of such requests for proposals, to advertise for the disposition of such real property to private persons pursuant to s. 163.380 prior to acquisition of such real property by the community redevelopment agency. (f) To invest any community redevelopment funds held in reserves or sinking funds or any such funds not required for immediate disbursement in property or securities in which savings banks may legally invest funds subject to their control and to redeem such bonds as have been issued pursuant to s. 163.385 at the redemption price established therein or to purchase such bonds at less than redemption price, all such bonds so redeemed or purchased to be canceled. (g) To borrow money and to apply for and accept advances, loans, grants, contributions, and any other form of financial assistance from the Federal Government or the state, county, or other public body or from any sources, public or private, for the purposes of this part and to give such security as may be required and to enter into and carry out contracts or agreements in connection therewith; and to include in any contract for financial assistance with the Federal Government for or with respect to community redevelopment and related activities such conditions imposed pursuant to federal laws as the county or municipality deems reasonable and appropriate which are not inconsistent with the purposes of this part. (h) To make or have made all surveys and plans necessary to the carrying out of the purposes of this part; to contract with any person, public or private, ui making and carrying out such plans; and to adopt or approve, modify, and amend such plans, which plans may include, but are not Limited to: 1. Plans for carrying out a program of voluntary or compulsory repair and rehabilitation of buildings and improvements. 2. Plans for the enforcement of state and local laws, codes, and regulations relating to the use of land and the use and occupancy of buildings and improvements and to the compulsory repair, rehabilitation, demolition, or removal of buildings and improvements. 3_ Appraisals, title searches, surveys, studies, and other plans and work necessary to prepare for the undertaking of community redevelopment and related activities. The City of Cape Canaveral Redevelopment plan - March 2007 Prepared by Miller Legg and Associates Page 15 of 3s V \Projccts\2004\04-00]70 Gcncral Manning SYCs\Rcdcv&IOpmcnt Pfan\2007 REDEVELOPMENT PLAN -final doc (i) To develop, test, and report methods and techniques, and carry out demonstrations and other activities, for the prevention and the elimination of slums and urban blight and developing and demonstrating new or improved means of providing housing for families and persons of low income. 0) To apply for, accept, and utilize grants of funds from the Federal Government for such purposes. (k) To prepare plans for and assist in the relocation of persons (including individuals, families, business concerns, nonprofit organizations, and others) displaced from a community redevelopment area and to make relocation payments to or with respect to such persons for moving expenses and losses of property for which reimbursement or compensation is not otherwise made, including the making of such payments financed by the Federal Government. (1) To appropriate such funds and make such expenditures as are necessary to carry out the purposes of this part; to zone or rezone any part of the county or municipality or make exceptions from building regulations; and to enter into agreements with a housing authority, which agreements may extend over any period, notwithstanding any provision or rule of law to the contrary, respecting action to be taken by such county or municipality pursuant to any of the powers granted by this part. (m) To close, vacate, plan, or replan streets, roads, sidewalks, ways, or other places and to plan or replan any part of the county or municipality. (n) To organize, coordinate, and direct the administration of the provisions of this part, as they may apply to such county or municipality, in order that the objective of remedying slum and blighted areas and preventing the causes thereof within such county or municipality may be most effectively promoted and achieved and to establish such new office or offices of the county or municipality or to reorganize existing offices in order to carry out such purpose most effectively. (o) To develop and implement community policing innovations. (3) The: following projects may not be paid for or financed by increment revenues: (a) Construction or expansion of administrative buildings for public bodies or police and fire buildings, unless each taxing authority agrees to such method of financing for the construction or expansion, or unless the construction or expansion is contemplated as part of a community policing innovation. The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by MJ ler Legg and Associates Page 16 of 38 V:\P"ms\2004\04-001700tneral Planning S,cs\Red cvclopmeot P{an\2009 REDEVELOPMENT PUN_GnaI it c (b) Installation, construction, reconstruction, repair, or alteration of any publicly owned capital improvements or projects if such projects or improvements were scheduled to be installed, constructed, reconstructed, repaired, or altered within 3 years of the approval of the community redevelopment plan by the governing body pursuant to a previously approved public capital improvement or project schedule or plan of the governing body which approved the community redevelopment plan unless and until such projects or improvements have been removed from such schedule or plan of the governing body and 3 years have elapsed since such removal or such projects or improvements were identified in such schedule or plan to be funded, in whole or in part, with funds on deposit within the community redevelopment trust fund.. (c) General government operating expenses unrelated to the planning and carrying out of a community redevelopment plan. (4) With the approval of the governing body, a community redevelopment agency may. (a) Prior to approval of a community redevelopment plan or approval of any modifications of the plan, acquire real property in a community redevelopment area by purchase, lease, option, gift, grant, bequest, devise, or other voluntary method of acquisition; demolish and remove any structures on the property; and pay all costs related to the acquisition, demolition, or removal, including any administrative or relocation expenses, provided such acquisition is not pursuant to s. 163.375. (b) Assume the responsibility to bear any loss that may arise as the result of the exercise of authority under this subsection, in the event that the real property is not made part of the community redevelopment area. All powers referenced above and others provided in Chapter 163, Part III, may be required to carry out the intent of this Community Redevelopment Plan and future modifications. The City of Cape Canaveral Redevelopment Plan — March 2007 Prepared by KWer Legg and Associates Page 17 of 38 V-`Pmjects\2004\04-00170 General Planning Svcs\Redc�clopirrrnt P1an�2O07 REDEVELOPMENT PLAN,,, rm-I doe SECTION 3 Redevelopment Activities In order to implement the goals and objectives of the redevelopment plan, the following are methods of implementation that the City can utilize. Land Acquisition The City is authorized to assemble and acquire properties including the improvement thereon. This activity can occur by offers of purchase, negotiation, dedication, condemnation or by the process of eminent domain. In the case of land acquisition, land and improvement appraisals will be made and the value of existing commercial establishments including their yearly earnings will be computed. Relocation Procedures The City accepts the responsibility to provide assistance to residents and businesses displaced as a result of the redevelopment actions directly implemented and carried out by the City. The City shall use the Federal Department of Housing and Urban Development standard relocation procedures be used in establishing guidelines for the Redevelopment Program when public agencies directly implement public program projects. Policy guidelines when the City directly implements a relocation project: L Provide affected residents and businesses with adequate notification to permit relocation with minimum delay or hardship. 2. Provide affected residents with assistance as necessary to secure comparable, adequate affordable housing. 3. Provide businesses the opportunity to relocate within the Redevelopment Area, consistent with the intent of the Redevelopment Plan. 4. Provide fair and reasonable financial and other assistance to compensate residents and businesses affected by displacement. S. Prior to the initiation of property acquisition by the City, conduct a survey of all residents and businesses likely to be affected by the acquisition. The survey shall identify specific relocation requirements and costs. Demolition The City may, once a property is acquired in the redevelopment area, authorize demolition and clearing of substandard structures and accessory buildings in conjunction with plan implementation. It is also anticipated that the clearance and demolition of other facilities are to occur. These include paving of pedestrian ways; planting of trees and other vegetation; widening and or paving of roads and other installed facilities as part of the redevelopment program. The City of Cape Canaveral Redevelopment PIan - March 2007 Prepared by Miller Legg and Associates Page 18 of 38 V \Prgeces\2004\0-4-00170 General Planntng Svcs\Redevelopment Plan\2007 REDEVELOPMENT PLANSn21 doe Property Disposition The City is authorized to sell, lease, exchange, assign, pledge, encumber by mortgage or deed of trust or otherwise dispose of real property in accordance with the intent of the Redevelopment Plan and with applicable law. Disposal by sale or lease of real property shall be at fair market value in accordance with the development proposed by the redevelopment plan. Property will be disposed of by competitive process whereby interested developers will submit proposals including plans and specifications, financial statements, time schedules and proposed purchase and lease rates. Selected bids shall be required to execute binding agreements which will safeguard the provision of the redevelopment plan. It shall be the policy of the City to strive to secure binding agreements with developers prior to expenditures by the City for real property acquisition, relocation and site preparation. The City shall have the right to review and approve construction plans and to refuse to approve plans found not in conformance with applicable disposition agreements, covenants or other land development controls. Rehabilitation The City is authorized to repair and improve public structures under their ownership showing signs of physical or aesthetic deterioration. Property owners may be assisted in securing financial assistance for such rehabilitation if eligible and necessary Public Improvements The City is authorized to make all forms of public improvements as needed, including aesthetic improvements. Existing water, sewer, gas, electric power, street lights, telephone lines, cable TV lines and other such facilities may be rerouted, abandoned, relocated, buried or newly provided. Utility easements, streets, sidewalks and alleys may be constructed or vacated as needed to provide the desired access to developed parcels of property, Drainage ways, retention areas, and curb/gutter facilities may be rerouted, abandoned or newly constructed as needed. Bond Issuance and Loans Bonds may have to be issued in order to finance some intended activities described above. Such bonds will necessarily have to be secured by several sources including tax increment funds and possibly County revenues. Grant Applications Certain Federal and/or State grants should be pursued and applied for where appropriate for the intended projects. The Urban Development Action Grant and the Community Development Block Grant Programs should be used, as well as the available programs. The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 19 of 38 V•NProjec;s\2004\04-W1700cncroJ Planning Svcs\Red cvclopmvu Plan\2007 REDEVCLOPMUrr PLAN_finU-doc Legal Action The City is authorized to seek legal counsel and services as needed in contracts and agreements, bond creation, eminent domain procedures and overall legal defenses. Financial Mechanisms Financing each of the projects of the redevelopment plan will be the most important factor on the speed in which the redevelopment plan is implemented. Some projects will be given different priorities based on need and cost. Others will depend largely on grant acquisitions, public and private contributions, donations and sponsorship. Others projects may be considered long term not to be found in the first few planning horizons until other projects are completed and paid off. The City may establish investment incentives for commercially zoned property. Further utilize all state and county funding mechanisms as available. Consider, where appropriate, municipally funded incentives. The following is a brief outline of some of the financial mechanisms that can be used by the City of Cape Canaveral for redevelopment activities. Tax Increment Financing Tax increment financing is typically the major source of funding for redevelopment projects in the State of Florida. The provisions pursuant to Florida Statutes 163.3$5 allow the City Council to issue Redevelopment Revenue Bonds to finance redevelopment projects with the security bonds based upon anticipated assessed valuation of the completed community redevelopment. In this mariner, the additional annual taxes generated within the redevelopment area, known as "tax increment, are used to finance the long term bond debt. The redevelopment agency may use bond anticipation -notes to provide funds up front until sufficient tax increment funds are available to amortize a bond issue. Bonds The City, upon plan approval and Council authorization, will have the ability or power to issue bonds in order to finance certain projects. Additionally, it may be necessary for the City to issue bonds for some of the projects, especially those of a public improvement nature. The types of bonds that can be issued are: General Obligation Bonds - These are bonds which are secured by ad valorem or other taxing power of the local government. They are underwritten by competitive negotiations and require a public referendum before issuance. They are usually given a high rating by the rating agencies. Revenue Bonds -These bonds are secured from the revenues generated by the projects themselves which the bonds finance; i.e., pay parking lots, stadium, arena or other civic facility. They usually do not require a referendum and are not underwritten competitively. Bonds sold for tax increment financing are a form of revenue bond. They are usually secured by additional sources of funding to receive a higher rating. The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 20 of 38 V:\ProjccIs\2004\0J-0017UGcncral Manning secs\Red evelopment Plan\2007 REDEVELOPMENT PLAN -final doc Industrial Development Bonds - These are typical of revenue bonds which are issued to build a facility for a private corporation or entity. This facility is then leased to the corporation or private entity to pay off the bonds. The lease payments are usually low because of the tax exempt status. Industrial Revenue Bonds - These bonds may be used to finance industrial, and some commercial projects. The primary emphasis on such projects is the creation of jobs, and as a consequence speculative venture are not normally financed by this means. Such bonds are typically issued with repayment pledged against the revenues of the private enterprise being funded. Industrial Revenue Bonds are tax exempt and consequently are typically three percentage points below the prevailing interest rate. There is considerable review and investigation prior to their use. Short Term Notes - These are a form of bond, but rather than long term maturity dates, these notes usually mature in one year or less and are used for the interim financing in several instances. 1. Tax Anticipation Notes are issued in anticipation of future tax receipts and are paid from these receipts. 2. Revenue Anticipation Notes are issued in anticipation of other sources of future revenues (usually federal and State aid or grants. 3. Bond ,Anticipation Notes are usually quite insecure and are issued as a means of interim financing in anticipation of future bond offering. 4. General Obligation Notes are secured by the full backing of the City in the same way as the general obligation bond and usually enjoy the same high security rating. The importance of the municipal bond or note is that they are tax free to the investor. Land Sales/Leases Acquisitions of property and its preparation for development are powers available to the City under statutory provisions. The resale or leasing of such land at fair market value to private developers can provide another source of income within the redevelopment area. Grants Grarits are the most desirable of all the funding sources to the City since such improvements can be funded without affecting the City's general fund or share costs of such improvements limiting debt service. Some of the grant sources available for redevelopment purposes are: The Department of Transportation ISTFA enhancement grant whose purpose is The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 21 of 3$ V \Projects\2004\04-00170 Gtnerad Planning SvC5Rcdmc1opmtw Plan\2001 REOEVEL.OPMEW PLAti_final.doc to beautify transportation facilities on the State Highway System through cooperative ventures with local governments and highway beautification groups. The AIA corridor in conjunction with the redevelopment plan could be an excellent leverage to secure such grants. This is a matching grant requiring a 50% match and a maintenance agreement. Community Development Block Grants (CDBG) are federal grants which can be used at the discretion of the County for revitalizing communities. It is a multi- year grant and an entitlement grant. The CDBG are administered by the CDBG Advisory Council who determines the target areas for such funding. Typically these grants have been used for primarily residential areas and the CDBG Advisory Council target the areas most in need. However, the Redevelopment (Agency) Board should become familiar with the CDBG process and make themselves known the CDBG Advisory Council to encourage future support. Tourism Development Council funding comes from a three cent tourist tax (Bed Tax) and revenues are dispersed through a competitive grant process and require a 50% match. Historic Preservation Grants are available bi-annually from the state and usually require a 50% match an all grants. In kind services can be used by the City as part of their 50% match. Contributions Contributions or sponsorship by private companies, organizations and individuals are a potential source of income. Contributions could be achieved through encouraging private companies in achieving redevelopment goals without expending redevelopment dollars, i.e. installing architectural facades on their store fronts at their cost and leisure. Contributions could be volunteering resource for community or redevelopment events, Special Assessment Districts The City Council may wish to create special assessment districts within the redevelopment area. An example of a special assessment that could be utilized by the City would be one to pay for sidewalks or pedestrian. ways. Taxing and Tax Incentives Similar to special assessments, taxing and tax incentives are more specific to a project or need; i.e., recreation for a specific neighborhood rather than the redevelopment or city as a whole. The majority of the expenses to be paid for projects would be paid through new construction and eventually through taxes for unproved values within the redevelopment area. The City of Cape Canaveral Redevelopment Plan — Match 2007 Prepared by Mlller Legg and Assoclatea Page 22 of 38 V•\NcJens\2004\04.00170 Genual Planning Sues PVan12007 REOEVEWPMEKf SECTION 4 Neighborhood Impact Statement For any redevelopment project that requires property acquisition or other public involvement, an extensive neighborhood impact statement -'A ill be prepared at that time, pursuant to Chapter 163.362, Florida Statutes. Amending The Redevelopment Plan The redevelopment plan may be amended at any time subject to approval and adoption requirements by Chapter 163.361, Florida Statutes. Plan Duration The redevelopment provisions, controls, restrictions and covenants of the Redevelopment Pian shall be effective for 30 years from the date of adoption. Severability If any provision, section or policy of the Redevelopment Plan is held to be invalid, unconstitutional, or legally infirm, such decision shall not affect the validity of the remaining portions of the Redevelopment Plan. The City of Cape Canaveral. Redevelopment Plan - March 2007 Prepared by MIIler Legg and Associates Page 23 of 38 V:\Projects\2004\09.00170 General Planning PlanV7007 REDEVELOPMf,•;Mf PLAN-final.doc SECTION 5 Redevelopment Goals and Objectives The two goals of the redevelopment plan are summarized in the plan purpose, to 1) encourage business development that will contribute to the economic and social well-being of the City and its residents by facilitating/ supporting business growth and employment opportunities consistent with community needs and 2) to improve the quality of life by eliminating slum and blight conditions; enhancing transportation circulation and public facilities, fostering community beautification, encouraging protection of the natural environment, providing amenities and recreation opportunities, upgrading general appearance of the subject area and providing for cultural enrichment. Goal Goal 1. Economic Development and Redevelopment The first part of the goal would be accomplished by determining where redevelopment or reuse needs to occur. Second, where building rehabilitation can occur. Third, what economic development strategies to embrace, and by evaluating existing land use controls that help to direct growth and the administrative aspects of a successful redevelopment program. Obiective Obiective 1.1 - Redevelopment Encourage acquisition, reuse or possibly demolition for those properties which are no longer functioning at their highest and best use based upon either changes in market, (i.e. new technologies or consumer preferences, or by virtue of their location, physical condition and/or surrounding conditions). When at all possible, building preservation and conservation should be utilized to help maintain the community character. Policies Policy 1.1,1. Identify those property owners within areas designated for potential redevelopment projects and assess their willingness to participate in those projects. Policy 1.1.2. Encourage partnerships among property owners, the private sector, the public sector, in order to implement proposed redevelopment projects which will achieve the redevelopment goals. Policy 1.1.3. Facilitate redevelopment transitions by developing appropriate relocation plans as needed for those whose properties undergo reuse or redevelopment activities. Policy 1.1.4. Create incentives to encourage private participation in redevelopment programs. The City of Cape Canaveral Redevelopment Plan - March 2007 Prepaxed by Miller Legg and Associates Page 24 of 38 V,\Projects\2004\04.00170 General Planning Svcs\Rtdevetoprntnt Plan\" 007 REDEVELOPMENT PLAN -final doc Policy 1.1.5. Structures that meet State requirements for being a State historic structure should be preserved. Policy 1.1.6. Explore City Hall or government center possibility with space for community center, meeting rooms and coffee shop in order to optimize services to residents or businesses in the City to promote community involvement. Policy 1.1.7. Establish investment incentives for commercially zoned property. Further utilize all state and county funding mechanisms as available. Utilize, where appropriate, municipally funded incentives. Objective Objective 1.2 - Rehabilitation Buildings that exhibit minor dilapidation or deterioration or have correctable substandard construction should be considered for rehabilitation,. fn 2000, the Shimberg Center for Affordable Housing identified 264 units as substandard. The City target is to reduce this number to less than 200 by 2012. Policies Policy 1.2.1. Identify structures that exhibit minor dilapidation; or deterioration, i.e., signs that are damaged, structures that need painting or are missing minor portions of the structure. Policy 1.2.2. Identify structures that do not meet the present day building codes of the City. Every effort should be made to work with these property owners to assist them in bringing their structures up to code. Policy 1.2.3. Buildings that are in relatively good physical condition and have been unoccupied should be given priority when pursuing new tenants. Policy 1.2.4. A record should be prepared that documents the various amenities of the structure or site of vacant buildings or buildings that become vacant. This information should be made available for anyone interested in the area. Policy 1.2.S. Publicly or privately sponsored clean-up programs should be encouraged and planned, as needed. Policy 1.2.6. Provide incentives to encourage the rehabilitation and modernization of those buildings which are structurally sound, but are in deteriorating condition. Objective Objective 1.3 - Economic Development Establish an economic character and future mix for a stable and vital economic core The City of Cape Canaveral Redevelopment Plan — March 2007 Prepared by Miller Legg and Associates Page 25 of 38 V-\Projcccs12004\04-00170 Genera] Planning Svcs\Rea eve Iopmcnc Plan\2007 REDEVE:LOPMENTP,kN--fin al-doc for the redevelopment area. In 2005, 106 acres have been identified as vacant undeveloped commercial land. The City target is to reduce the vacant lands to 50 acres by 2012. Policies Policy 1.3.1. Establish a partnership between the public sector and private sector, including interested property owners within the redevelopment area, for the purpose of understanding the mutual benefits of proposed redevelopment projects. Policy 1.3.2. Identify potential projects within the redevelopment area for both the public and private sectors and work toward their implementation. Policy 1.3.3. Create investment opportunities which will increase the tax base in the redevelopment area, thereby assisting the redevelopment area in financing public action to support development and redevelopment. Policy 1.3.4. Initiate public improvement projects which will attract and stimulate private investment, thereby improving the economic health of the area. Policy 1.3.5. To improve the City's website and create an interactive community center, partner with the local realtors association, chamber of commerce and neighboring communities to add available properties, desired community services or needs and upcoming developments and incentives. Policy 1.3.6. For combined use with a City hall or government center, add a chapter of the chamber of commerce to encourage efficiency and diversity of services, and promote EDC presence. Policy 1.3.7. Develop a Cape Canaveral Welcome Center to provide irdormation, historical background and possibly exterior sculpture related to the City's "Brand." Policy 1.3.8. Develop a City-wide wireless system as a technological foundation for the business community for public access in the future/proposed community center. Objective Obiective 1.4 - Land Use Controls Establish a land use pattern that reflects the redevelopment area as a total community of diversified interests and activities, and promote compatibility and harmonious land -use relationships. Land Devetopment Regulations should be consistent with current and proposed growth patterns or considered for revision, Adopt by 2012 a downtown overlay zone (see definition) for the downtown or commercial core with specific percent of mixed use standards. The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by MWer Legg and Associates Page 26 of 38 V,\P,ojer1e�2004\04.0170 Gmerdl hammMR Svcs\RcdevclapmenL Plan\2007 REDEVELOPMENT PLAN_6nai do_, Policies Policy 1.4.1. Work with property owners and residents to re-evaluate land use activities and the existing land use configuration within the redevelopment area consistent with the Comprehensive Plan and Land Development Regulations. Policy 1.4.2. Promote partnerships between the public and private sectors, including interested property owners for the purpose of property assemblage, financing, and the construction of projects recommended within the redevelopment plan, as well as others deemed to have public purpose. Policy 1.4.3. To increase value, create a mixed use and a diversity of light industrial, retail, professional service and residential developments throughout the redevelopment area that are consistent with the available infrastructure as defined in the Comprehensive Plan. Policy 1.4.4. Develop incentives for developer proposals exhibiting desirable site development techniques and providing desired amenities. Policy 1.4.5. Incent the consolidation of small parcels of land into parcels of adequate size to encourage new construction and stable and consistent growth. Obiective Obiective 1.5 - Administrative Establish the administrative and financial mechanisms necessary to achieve the goals and objectives of the City of Cape Canaveral Redevelopment Plan. Policies Policy 1.5.1. Establish a Community Redevelopment Agency (CRA - see definition). Policy 1.5.2. Create new staff positions for Economic Development, Public Relations, Marketing and Grant Writing. Policy 1.5.3. Adopt the redevelopment plan by May 2007. Policy 1.5.4. Review the redevelopment plan quarterly, with the next complete update due in 2012. Policy 1.5.5. Create "Brand" or identifiable character or theme of the city, which represents the core values of the community. Policy 1.5.6. Identify and evaluate the various City Boards and how they interact and overlap with each other. The City of Cape Canaveral Redevelopment Plan — March 2007 Prepared by Muter Legg and Associates Page 27 of 38 1J_\V'rojEc1s\2009\09.00170 Ornrral PLennmg Svcs\Rcdcst1opmrn1 Plan\Z007 REDEVELOPMENT PLrN_final.doc Goal 2 - Quality of We The second goal is to improve the quality of life by eliminating slum and blight conditions, enhancing transportation circulation and public facilities, fostering community beautification, encouraging protection of the natural environment, providing amenities and recreation opportunities, upgrading general appearance of the subject area and providing for cultural enrichment. Objective Objective 2.1 - Slum and Blig-ht Eliminate slum and blight conditions within the redevelopment area and prevent any future occurrence of slum and blight which constitute an econornic and social liability. By 2012 the City shall identify alternative means of financial funding to eliminate slum and blight through the use of CDBG participation, facade/landscaping grants, matching grants, or neighborhood/volunteer events such as Paint the Town. Policies Policy 2.1.1. Identify, prioritize and eliminate dilapidated and unsafe structures through the application of the City's Code Enforcement Program and provide for relocation assistance for any displaced residents and businesses when necessary. Policy 2.1.2. Encourage the upgrading of existing substandard structures through the enforcement of the City's Code of Ordinances and building codes as well as through financial incentives. Policy 2.1.3. Eliminate unsanitary and unsightly outside storage conditions through the enforcement of the City's Code of Ordinances and building codes. Policy 2.1.4. Coordinate with the community, Planning and Zoning Board and the Local Planning Agency to uphold a high degree of design and performance standards for the redevelopment area. Policy 2.1.5. Through partnerships create programs for development, financial, or other economic incentives in order to facilitate new investment opportunities. Policy 2.1.6. Develop a public awareness campaign to encourage personal responsibility and property improvements and promote financial incentives available to those properties in distress. Obiective Objective 2.2 - Traffic Circulation Create a safe and efficient vehicular bike and pedestrian circulation system, to promote sufficient access between activity centers within the redevelopment area The City of Cape Canaveral Redevelopmcnt Plan - March 2007 Prepared by Miller Legg and Associates Page 28 of 38 V \Pm1ccis\2004\04-00170 Genera] Pianni ig Svcs\kedfvc1&prncnt Plan\2007 REDEVELOPMENT PLAN_(nal,doc and the balance of the community. The City shall continue to promote efficient traffic circulation systems and interconnectivity. City Target is to maintain and improve the local street system and LOS on all applicable roadways and measure the degree by which this target is implemented by 2012. Policies Policy 2.2.1. Work with the Florida Department of Transportation and property owners to ensure consistency with the Traffic Circulation Element and Capital Improvement Element regarding access along SR AIA. Policy 2.2.2. Identify means of reducing or eliminating access points along ALA through joint access and mutual participation_ Policy 2.2.3. Build safe, appealing and efficient citywide routes for pedestrian and bike path system linking all major activity centers, parking facilities, and residential areas and encourage the City and businesses to provide an adequate number of strategically placed bike racks. Policy 2.2.4. Provide adequate loading and unloading space for delivery of goods with minimum disruption of through traffic. Policy 2.2.5. Encourage the provision of increased parking in convenient locations to accommodate new development. Policy 2.2.6. Minimize theimpact of increased traffic circulation on residential areas. Policy 2.2.7. Identify and provide improvements, as necessary, to facilitate the highest level of service within the redevelopment area for traffic lights, alternative parking options, reduced speed Limits and medians. Objective Obiective 2.3 - Public Facilities Provide necessary public facilities at acceptable levels of service to accommodate new development proposed within the redevelopment area, consistent with the Policies of the Capital Improvements Element of the Comprehensive Plan. Ensure that all future development or redevelopment activities in the City will be directed into those areas where utility service and public facilities are available, with developers paying full cost of utility extension to their project. By 2012 develop a map illustrating any properties not currently connected to water, wastewater and reuse and identify those properties feasible for connection. The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 29 of 38 Vl\Pro)tcts\2004\04-00170 General Planning Svcs\Ptdcvctopmcnt Plan\2009 REDEVELOPWNT PLAN Gnal.doe Policies Policy 2.3.1. Provide a sanitary sewer collection system that will serve the entire redevelopment area, including all proposed new development for the area. Policy 2.3.2. Provide a wastewater reuse system for landscape irrigation throughout the redevelopment area. Policy 2.3.3. Provide for stormwater management system that is consistent with the St. Johns River Water Management District and the Comprehensive Plan. Policy 2.3.4. Establish a solar energy and alternative fuel system for City facilities and activities. Policy 2.3.5. Require the placement of utility lines underground where it is feasible to improve visual qualities and work towards burying all utility lines in the long term. P�bj ective Objective 2.4 - Beautification Create an identifiable character for the SR AlA and North Atlantic corridor and surrounding areas which will reflect a sense of community and pride associated within the redevelopment area. By 2012 each neighborhood or area should have an access to a green space, park, square, school, pedestrian walkway or commercial center. Access to transit centers or shaded bus stops may also be used to develop a sense of community. Policies Policy 2.4.1. Utilize decorative street lights on AlA, signage beautification measures, covered bus stop shelters and benches, additional park benches, a kayak ramp, picnic tables and other amenities to provide comfortable, pleasing and healthful work, leisure, residential and shopping environments. Policy 2.4.2. Evaluate the potential of participating in the Main Street program. Policy 2.4.3. Reevaluate and update the 1995 SR A IA Beautification Plan prepared by Stottler Stagg and Associates as necessary. Obiective Obiective 2.5 - Environment Environmental preservation shall be required in accordance with the guidelines established in the Comprehensive Plan and Land Development Regulations. The City shall maintain or exceed air and water quality standards as established by The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 30 of 38 V;\Projccts\2004\04-00!70 Gcncral Plammng8vcs\Rede+dopmenl Plan\2D07 REDFVF,LOPMENT PLAN_IingJ.doc the Florida Department of Environmental Regulation, By 2012 review mechanisms shall be in place to actively monitor air and water quality within the redevelopment area. Policies Policy 2.5.1. Maintain and comply with all Federal, State and Local requirements which are applicable to environmental preservation. Policy 2.5.2. Permit environmentally sensitive areas to be used to meet open space requirements, especially viable habitat areas. Policy 2.5.3. Continue to protect, preserve and procure green space for active and passive use. Policy 2.5.4. Establish appropriate ordinances to protect environmentally sensitive areas, promote beach preservation and to protect trees. Consider achieving Tree City USA designation or participating in Arbor Day activities. Objective Obiective 2.6 - Recreation Recreation opportunities should be provided within the redevelopment area. By 2012 the City will develop and implement a Bicycle/ Pedestrian Plan. Policies Policy 2.6.1. Acquire Cherie Down Park. Policy 2.6.2. Explore and expand sites, such as a multi -cultural facility, community center or senior center as a gathering place for special events or recreational activities which may include things like, cultural events, an international folk festival, food/ethnic activities, boat shows or holiday events and water based sports events or training. Policy 2.6.3. Establish ordinances to allow for a beach patrol. Policy 2.6.4. Provide an access point at Washington Avenue. Policy 2.6.5. Develop playgrounds near every new (residential) development. Obiective Objective 2.7 - Architectural Review A cohesive theme needs to be developed that establishes a sense of community. An architectural theme may be developed by the Community Appearance Board. The City of Cape Canaveral Redevelopment Plan -March 2007 Prepared by Miller Legg and Associates Page 31 of 38 V:\ProjceIsk2004\04.00170 GencrAJ Planning Svcs\Red evelopmen t Pian\2002 REDEVELOPMENT PLAN_fna].doc By 2012 develop design standards for new development or redevelopment within the designated area. Process: Conduct of hearing; approval or denial. At the designated public hearing, the Community Appearance Board shall hear the applicant on the proposed application, and shall hear from members of the general public in accordance with the rules and procedures adopted by the city council and the board. During the public hearing, the applicant may be present in person or by counsel, and the applicant has the right to present evidence in support of his position and cross examine adverse witnesses whose testimony is offered at the hearing. The Community Appearance Board may approve, approve with conditions, or disapprove the application only after consideration of whether the following criteria are complied with: (1) The plans and specifications of the proposed project indicate that the setting, landscaping, ground cover, proportions, materials, colors, texture, scale, unity, balance, rhythm, contrast and simplicity are coordinated in a harmonious manner relevant to the particular proposal, surrounding area and cultural character of the community_ (2) The plans for the proposed building or structure are in harmony with any future development which has been formally approved by the city within the surrounding area. (3) The plans for the proposed building or structure are not excessively similar or dissimilar to any other building or structure which is either fully constructed, permitted but not fully constructed, or included on the same permit application, and facing upon the same or intersecting street within 500 feet of the proposed site, with respect to one or more of the following features of exterior design and appearance: a. Front or side elevations; b. Size and arrangement of elevation facing the street, including reverse arrangement; or C. Other significant features of design such as, but not limited to: materials, roof line and height or design elements. (4) The plans for the proposed building or structure are in harmony with the established character of other buildings or structures in the surrounding area with respect to architectural specifications and design features deemed significant based upon commonly accepted architectural principles of the local. community. The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 32 of 38 V:\Projccts\2004\0-J-00170 Central Plan -pg Svcs\Rcdcvclopmcnt Plan\2007 REDEVELOPMENT PLAN_final-do-c Policies Policy 2.7.1. Create, implement or update use of standards for a visually uniform look, to include signage throughout redevelopment area. Policy 2.7.2. Identify and protect historical structures. Refurbish and/or relocate historical structures as required. Establish appropriate ordinances to preserve and protect historical sites. Obiective Objective 2.8 - Cultural Enrichment To enrich the quality of life, by serving the community for residents and visitors by providing dynamic and innovative programs in the cultural arts. By 2012 develop and implement a heritage project. The purpose of such a project is to construct an image at the gateway, City Hall or another meaningful area to establish a theme or brand recognizable to the City of Cape Canaveral residents and visitors. Policies Policy 2.8.1. Encourage the acquisition of art that is appropriate for the streetscape of the redevelopment area, especially through private donations. Policy 2.8.2. Develop specialized license plate bracket for purchase. Policy 2.8.3. Rocket garden renovation and/or restoration project by sponsors, matching monies or grants. Policy 2.8.4. Wherever possible or feasible include a cultural component consistent with a sister city program. Policy 2.8.5. Begin steps towards an ongoing short and long term "vision" and plan. Resource the current land use to incorporate in the "vision" or master plan a multi- cultural facility that serves both the community and brings visitors. Policy 2.8.6. Solicit the community in both private and corporate sponsorship for the support and begin applications of available funding and grants on all levels. Policy 2.8.7. To address the dynamics between cultural offerings and the economic impact for redevelopment for our City and surrounding areas. Compare and contrast the best offerings locally and throughout the county to fulfill the required ingredients necessary for a unique and signature cultural facility. Policy 2.8.8. Look closely at best proposals that bring something to the table. Review what historical, folklore and regional signature talents, collections, programs or professionals are available locally, The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 33 of 38 V \Projects\2067\04-00170 Cxneral Planning Svccl Redevelopment Plan\2007 REDEVELOPMENT FI -AN -final doc Appendix DEFINITIONS Comprehensive Plan -- From the 1985 Growth Management Act, Chapter 163, Florida Statutes requires that every municipality and county adopt a comprehensive plan that guides long range planning. Within the comprehensive plan are elements. Current elements include the future land use element, traffic circulation element, conservation element, parks and recreation element, intergovernmental coordination element, housing element and capital improvements element. Every seven years the statute requires an update to the comprehensive plan elements entitled the EAR or Evaluation and Appraisal Report. The City is currently in the EAR review stage and will propose updates to each element as needed. The EAR is due for State review by August 1, 2007. Goals, Obiectives and Policies - similar format is used in this redevelopment plan to match the City's Comprehensive Plan. Goals are the umbrella statement for which major issues are discussed. Objectives further break down these statements into segments or topics. Policies are action statements which provide the measurable targets to meet the ultimate Goal of the section. Community Redevelopment Agency (CRAI - The CRA is an Agency set up to oversee the redevelopment or revitalization of specified areas using tax increment funding_ The Agency has a Community Redevelopment Agency Board. Improvements will be funded through tax increment funding mentioned earlier in this article. This is a unique form of financing available to cities and counties which leverages public funds to promote private sector activity in the targeted area. Taxing authorities pick a base year and determine the dollar value of all real property within the CRA area. From that year forward, as property values increase or new areas are developed within the CRA area, the taxes collected for that area are greater than that of the base year. The difference between the subsequent years and the base year is called the increment. It is the increment that is put into a trust fund to be used for redevelopment projects. Each year as the value of the property within the CRA increases, more money goes into the trust fund to pay for improvements. One point to remember is that the tax bill received by property within the CRA is the same as it would have been before the Agency was created. The difference is that Brevard County and the City of Cape Canaveral, for example, have earmarked any additional funds xeceived from the growth in value to put back into the area from which it came. Downtown Overlay Zone - An identified City Center area characterized by mixed use development with residential and commercial uses. Redevelopment- (163.340, F.S. Definitionsl - The following terms, wherever used or referred to in this part, have the following meanings.- (1) eanings:(1) "Agency" or "community redevelopment agency" means a public agency created by, or designated pursuant to, s. 163.356 or s. 163.357. The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 34 of 38 V:\P+'op�sLs'i?dlOd�Oa-0O1�OGeneral Planning Svcs \Rtdevetop.<nt Plan\200; REDEVELOPMENT PIAN_(nal.dx (2) "Public body" means the state or any county, municipality, authority, special district as defined in s. 165.031(5), or other public body of the state, except a school district. (3) "Governing body" means the council, commission, or other legislative body charged with governing the county or municipality. (4) "Mayor" means the mayor of a municipality or, for a county, the chair of the board of county commissioners or such other officer as may be constituted by law to act as the executive head of such municipality or county. (5) "Clerk" means the clerk or other official of the county or municipality who is the custodian of the official records of such county or municipality. (6) "Federal Government" includes the United States or any agency or instrumentality, corporate or otherwise, of the United States. (7) "Slum area" means an area having physical or economic conditions conducive to disease, infant mortality, juvenile delinquency, poverty, or crime because there is a predominance of buildings or improvements, whether residential or nonresidential, which are impaired by reason of dilapidation, deterioration, age, or obsolescence, and exhibiting one or more of the following factors: (a) Inadequate provision for ventilation, light, air, sanitation, or open spaces; (b) High density of population, compared to the population density of adjacent areas within the county or municipality; and overcrowding, as indicated by government - maintained statistics or other studies and the requirements of the Florida Building Code; or (c) The existence of conditions that endanger life or property by fire or other causes. (8) "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 have £ailed 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; The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Associates Page 35 of 38 V,\Projecis\2004\0,1-00170 General Planning Svc s\Redevelopment Plan\2007 REDEVELOPMENT PAN_fin ad. doc (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 county or municipality; (k) Fire and emergency medical service calls to the area proportionately higher than in the remainder of the county or municipality; (1) A greater number of violations of the Florida Building Code in the area than the number of violations recorded in the remainder of the county or municipality; (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. However, the term "blighted area' also means any area in which at least one of the factors identified in paragraphs (a) through (n) are present and all taxing authorities subject to s. 163.387(2)(a) agree, either by interlocal agreement or agreements with the agency or by resolution, that the area is blighted. Such agreement or resolution shall only determine that the area is blighted. For purposes of qualifying for the tax credits authorized in chapter 220, "blighted area" means an area as defined in this subsection. (9) "Community redevelopment" or "redevelopment" means undertakings, activities, or projects of a county, municipality, or community redevelopment agency in a community redevelopment area for the elimination and prevention of the development or spread of slums and blight, or for the reduction or prevention of crime, or for the provision of affordable housing, whether for rent or for sale, to residents of low or moderate income, including the elderly, and may include slum clearance and redevelopment in a community redevelopment area or rehabilitation and revitalization of coastal resort and tourist areas that are deteriorating and economically distressed, or rehabilitation or conservation in a community redevelopment area, or any combination or part thereof, in accordance with a community redevelopment plan and may include the preparation of such a plan. (10) "Community redevelopment area' means a slum area, a blighted area, or an area in which there is a shortage of housing that is affordable to residents of low or moderate income, including the elderly, or a coastal and tourist area that is deteriorating and economically distressed due to outdated building density patterns, inadequate transportation and parking facilities, faulty lot layout or inadequate street layout, or a combination thereof which the governing body designates as appropriate for community redevelopment. For community redevelopment agencies created after July 1, 2006, a community redevelopment area may not consist of more than 80 percent of a municipality. The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Miller Legg and Amoclates Page 36 of 38 V.\Projcvs\2004\04-001?0 Cenaral N."ning Svc s'(Redev topmew Plsn\2007 REOEVFLOPMENT PLAN -rt al.doc (11) "Community redevelopment plan" means a plan, as it exists from time to time, for a community redevelopment area. (12) "Related activities" means. (a) Planning work for the preparation of a general neighborhood redevelopment plan or for the preparation or completion of a communitywide plan or program pursuant to s. 163.365. (b) The functions related to the acquisition and disposal of real property pursuant to s. 163.370(4). (c) The development of affordable housing for residents of the area. (d) The development of community policing innovations. (13) "Real property" means all lands, including improvements and fixtures thereon, and property of any nature appurtenant thereto or used in connection therewith and every estate, interest, right, and use, legal or equitable, therein, including but not limited to terms for years and liens by way of judgment, mortgage, or otherwise. (14) "Bonds" means any bonds (including refunding bonds), notes, interim certificates, certificates of indebtedness, debentures, or other obligations. (15) "Obligee" means and includes any bondholder, agents or trustees for any bondholders, or lessor demising to the county or municipality property used in connection with community redevelopment, or any assignee or assignees of such lessor's interest or any part thereof, and the Federal Government when it is a party to any contract with the county or municipality. (16) "Person" means any individual, Firm, partnership, corporation, company, association, joint stock association, or body politic and includes any trustee, receiver, assignee, or other person acting in a similar representative capacity. (17) "Area of operation" means, for a county, the area within the boundaries of the county, and for a municipality, the area within the corporate limits of the municipality. (18) "Housing authority" means a housing authority created by and established pursuant to chapter 421. (19) "Board" or "commission" means a board, commission, department, division, office, body or other unit of the county or municipality. (20) "Public officer" means any officer who is in charge of any department or branch of the government of the county or municipality relating to health, fire, building regulations, or other activities concerning dwellings in the county or municipality. (2 1) "Debt service millage" means any millage levied pursuant to s. 12, Art. VII of the State Constitution. (22) "Increment revenue" means the amount calculated pursuant to s. 163.387(1) The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Muter Legg and Assoclatea Page 37 of 38 V \Projccts\2004104-001700cnera) Planning Svcs\Rcdcvclopmcni Plan\2007 REDEVELOPMENT PUN„ Bnal.doc (23) "Community policing innovation" means a policing technique or strategy designed to reduce crime by reducing opportunities for, and increasing the perceived risks of engaging in, criminal activity through visible presence of police in the community, including, but not limited to, community mobilization, neighborhood block watch, citizen patrol, citizen contact patrol, foot patrol, neighborhood storefront police stations, field interrogation, or intensified motorized patrol. (24) "Taxing authority" means a public body that levies or is authorized to levy an ad valorem tax on real property located in a community redevelopment area. The City of Cape Canaveral Redevelopment Plan - March 2007 Prepared by Muter Legg and Associates Page 38 of 38 V.\Pro)tLIs\100-1\0a-00170 Omen] PI nning Svcs\Redtvrloprnent Plan\2007 REOEVELOPMEN7 PLAN_Bnal.doc