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Home My WebLink AboutResolution No. 2012-10 1 l i i i i RESOLUTION NO 2012-10 1 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAPE CANAVERAL, BREVARD COUNTY, FLORIDA, I REQUESTING THE BOARD OF COUNTY 1 COMMISSIONERS OF BREVARD COUNTY, FLORIDA, . DELEGATE TO THE CITY COUNCIL THE POWERS 4 CONFERRED UPON THE COUNTY BY PART III OF CHAPTER 163, FLORIDA STATUTES, IN FURTHERANCE OF THE CITY CREATING A COMMUNITY REDEVELOPMENT AGENCY WITHIN THE BOUNDARIES OF CAPE CANAVERAL;PROVIDING FOR TRANSMITTAL OF THIS RESOLUTION TO THE BREVARD COUNTY i BOARD OF COUNTY COMMISSIONERS;PROVIDING FOR THE REPEAL OF PRIOR INCONSISTENT RESOLUTIONS; SEVERABILITY; AND AN EFFECTIVE DATE. i WHEREAS, in 2009 and 2010, the City of Cape Canaveral engaged in "Envision Cape ' Canaveral," a community-based, citizen-driven process to create a vision for the City's future, a primary objective of which was to develop implementing strategies for future development of I underutilized areas identified within the City; and WHEREAS, Envision Cape Canaveral resulted in the preparation of a visioning report which included a list of recommendations for implementation of the vision; and I i WHEREAS,the recommendations of the visioning report were established as formal City policy as part of the City's Evaluation and Appraisal Report-based amendments to the City's Comprehensive Plan, adopted in 2010; and I WHEREAS,Policy 1G-1.4.1 of the City's Comprehensive Plan provides that the City shall i pursue creation of a Community Redevelopment Agency("CRA")to provide a funding source and i a plan for redevelopment of commercial and residential properties; and 1 ° WHEREAS, in furtherance of pursuing the creation of a CRA, the City has prepared a preliminary Finding of Necessity Report,dated June 2012("Preliminary Report"),attached hereto, which generally provides that the proposed community redevelopment area identified therein is an appropriate candidate for a Community Redevelopment Agency; and WHEREAS, specifically, the Preliminary Report indicates that the proposed community redevelopment area contains a predominance of buildings or improvements that are impaired by reason of dilapidation, deterioration, age,or obsolescence and a substantial number of deteriorated or deteriorating structures which are leading to economic distress or endangerment of life; and 1 City of Cape Canaveral i Resolution No.2012-10 i ,i Page 1 of 3 1 i 3 i i i i I 1 i WHEREAS,the Preliminary Report also identifies the proposed community redevelopment area as 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; and 1 i WHEREAS,the Preliminary Repot also provides that with the downturn in the economy and restructuring of the space industry,the City must be proactive in facilitating and encouraging private reinvestment and employment opportunities within the City to improve the economic and social conditions of the community; and WHEREAS,pursuant to section 163.410, Florida Statutes, the City is seeking the County Commission's delegation of authority to exercise the powers conferred by Part III of Chapter 163, Florida Statutes,within the boundaries of Cape Canaveral in order to provide opportunities for the community to design a new future for the targeted community redevelopment area and to facilitate public and private investment aimed at improving local economic conditions and overall community quality of life; and I 1 WHEREAS, the City Council of the City of Cape Canaveral, Florida, hereby finds this Resolution to be in the best interests of the public health, safety,and welfare of the citizens of Cape i Canaveral. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CAPE CANAVERAL HEREBY RESOLVES, AS FOLLOWS: rz i Section 1. Recitals. The foregoing recitals are true and correct and are hereby fully incorporated herein by this reference as part of this Resolution. 1 9 Section 2. Request for Delegation of Authority Under Section 163.410,Florida Statutes. The Cape Canaveral City Council hereby respectfully requests that the Brevard County Board of County Commissioners delegate to the City Council the exercise of the powers conferred upon the County by Part III of Chapter 163, Florida Statutes, within the boundaries of Cape Canaveral. In support of the City Council's request, the City's preliminary Finding of Necessity Report, dated June 2012, is attached hereto as Exhibit "A" for the County Commission's consideration. Section 3. Transmittal to Brevard County Board of County Commissioners. Upon I adoption of this Resolution by the Cape Canaveral City Council, the City Clerk shall transmit a 1 certified copy of same to the attention of the Brevard County Board of County Commissioners. i Section 4. Repeal of Prior Inconsistent Resolutions. All prior resolutions or parts of resolutions in conflict herewith are hereby repealed to the extent of the conflict. I Y t p i i City of Cape Canaveral Resolution No.2012-10 Page 2 of 3 1 s i 1 i 1 1. 1 r Section 5. Severability. If any section, subsection, sentence, clause, phrase, word, or portion of this Resolution is for any reason held invalid or unconstitutional by any court of 1 competent jurisdiction,such portion shall be deemed a separate,distinct and independent provision and such holding shall not affect the validity of the remaining portion hereto. , Section 6. Effective Date. This Resolution shall become effective immediately upon 1 adoption by the City Council of the City of Cape Canaveral, Florida. REST iLY i, the City.Council of the City of Cape Canaveral, Florida, in a regular i meeting assembled on Il4is.49th day of June, 2012. s - ,O W '---) C' -- A i ' 7c", ar-.)CY■ACa5-?"- f ROCKY RANDELS,Mayor 1 .ii.c.,1 ATT �S��,. _ * For Against i '1184 0,9 ..-•' ,` John Bond , x Ange Apperson, i Clerk Bob Hoog second j Buzz Petsos motion 4 Rocky Randels x 1 1 Betty Walsh absent 1 1 1 I Approved legal form and sufficiency for the Cit f C averal only: 1 ANTHONY A. GARGANESE, City Attorney , 1 1 il 4 iyy 4 i 1 I City of Cape Canaveral Resolution No.2012-10 Page 3 of 3 I r s 1 Community Redevelopment Area Preliminary Finding of Necessity JUNE 2012 '11* \ Res. No.2012-10 ,t' 4 Adopted 06-19-2012 s "" Exhibit "A" \ Prepared for\ _,5‘ ' EC ; b -:-.4tiki,' I n-, ".. Ilki CITY OF r .. CAPE CANAVERAL 1 4111\-.1 I' kei $ � . .4 i Prepared by , ' PIF"Ill irl )11 2,.... . _: • ' -Horn and Associates, Inc. ?3 i Kimley-Horn 1 Vr"'I 4 ii ilk' • :welcome to the { �' J r e ity of Cape Canaveral ,,,.., ,\,.. .... * . , i CITY OF CAPE CANAVERAL / CRA —Preliminary Finding of Necessity CITY OF CAPE CANAVERAL COMMUNITY REDEVELOPMENT AREA PRELIMINARY FINDING OF NECESSITY June 2012 Prepared for the City of Cape Canaveral, Florida Consultant Team Erin Kimley-Horn and Associates, Inc. Martin P. Black, AICP, ICMA-CM Lisa Frazier, AICP B. Kelley Klepper, AICP Res. No.2012-10 Adopted 06-19-2012 Exhibit"A" van Ka indniey-Hom Res.No.2012-10 Adopted 06-19-2012 Exhibit"A" Acknowledgements This report was created with the help and guidance of a number of individuals. This section is intended to recognize those who have had an active role in the report's creation and community planning. CITY OF CAPE CANAVERAL CITY COUNCIL Rocky Randels, Mayor Betty Walsh,Mayor Pro Tem John Bond, Council Member Bob Hoog, Council Member Buzz Petsos,Council Member CITY STAFF David L. Greene, City Manager Barry Brown, Planning& Development Director Todd Morley, Building Official Res. No. 2012-10 . Adopted 06-19-2012 ti Exhibit"A" tiwir CRA —Preliminary Finding of Necessity TABLE OF CONTENTS ACKNOWLEDGEMENTS ii EXECUTIVE SUMMARY 1 INTRODUCTION 4 History of Cape Canaveral 4 Economic Development Initiatives 5 Statutory Requirements for Finding of Necessity 8 Description of Study Area 11 Evaluation and Analysis 13 CONDITIONS IN SUPPORT OF A FINDING OF NECESSITY 17 Coastal and Tourist Area Distressed Conditions 17 Transportation Network 17 Lots,Property Ownership, and Building Conditions 18 Nonconformities 19 Property Valuations Summary 21 Property Maintenance 21 RECOMMENDATIONS 23 CRA IMPLEMENTATION OVERVIEW 26 Tax Increment Financing 26 Community Redevelopment Agency 27 Community Redevelopment Plan 28 Steps to Formally Create the CRA 28 LIST OF FIGURES 30 C-/1 ris iom iii and Its kic Res. No.2012-10 Adopted 06-19-2012 Exhibit"A" CRA —Preliminary Finding of Necessity Executive Summary The City of Cape Canaveral, located in Brevard County in the heart of the Florida's Space Coast has undertaken analysis through the Finding of Necessity review process towards the establishment of a Community Redevelopment Agency. This review and analysis originated out of community wide efforts in 2009 and 2010 to identify local economic development strategies and culminated in the recommendation for a focus of redevelopment efforts and community improvements on targeted areas of the City. In 2009, the residents of Cape Canaveral engaged in "Envision Cape Canaveral" a community-based, citizen-driven process to create a vision for the City's future. One of the primary objectives of this endeavor was to develop a vision and implementing strategies for future redevelopment of underutilized areas in the City. The Envision Cape Canaveral process produced the Cape Canaveral Vision Statement which"envisions a vibrant community that meets the economic,recreational,social,and retail needs of its citizens." A Visioning Report was also developed along with a list of recommendations for implementation of the Vision. In 2010, the recommendations were established as formal City policy with the adoption of its Evaluation and Appraisal Report (EAR) based amendments to the Comprehensive Plan outlining objectives and policies to guide the City in its redevelopment efforts including the designation of a Community Redevelopment Area and the establishment of a Community Redevelopment Agency(CRA). As a result of these plans and policies, City Council and staff requested this analysis or Finding of Necessity which serves as a basis for designating a Community Redevelopment Area within the City of Cape Canaveral, Brevard County, Florida in accordance with Chapter 163, Part III, Florida Statutes (F.S.). The designation of a Community Redevelopment Area is governed by this Chapter and the areas reflected within the proposed CRA Boundary Map for the City of Cape Canaveral have been confirmed as qualifying for designation through the independent analyses completed as part of this report. There are a number of required steps in the review, analysis and development of a potential CRA. A community seeking to create a CRA must first undertake consideration to formally designate the area through the Finding of Necessity process. Subsequent to approval of the Preliminary Finding of Necessity, the City must request from Brevard County a formal delegation of authority to create the Community Redevelopment Agency. These discussions typically include the County's participation in allocations to the tax increment financing strategy. Formal designation as a Community Redevelopment Area and creation of a Community Redevelopment Agency will allow the City to develop specific strategies,programs,and improvements to encourage private investment and redevelopment efforts. When combined with certain public sector improvements, private investment can support the community's desired quality of life. Public sector improvements relating to infrastructure, as well as grants and matching funds can assist the private sector to expand, relocate and improve property thereby contributing to increases in property values. With the downturn of the economy and restructuring of the space industry, the City aspires to be proactive in its activities and assist property owners along the business corridors which are part of the City's image and economic base. By focusing the opportunities Cz/1KimleyHorn 1 and Associates,Inc. Res. No.2012-10 `• ''' Adopted 06-19-2012 -Ak---- Exhibit"A" CRA -Preliminary Finding of Necessity for economic redevelopment within the identified areas, the City can provide a plan for incentives and programs to help drive recovery of these areas. The Community Redevelopment Act, Chapter 163 Part III, F.S. was created as a tool to assist in remedying areas to improve the general public welfare, local tax base, and for redevelopment of specific geographic areas. The Act declares that, "the rehabilitation, conservation, or redevelopment of deteriorated and distressed areas are necessary in the interest of public health, safety, morals, and welfare." The first step includes preparation of a technical analysis of the existing conditions within the proposed redevelopment area that may hinder or support the quality of life and services needed for a sustainable community. Furthermore, the Act provides for coastal resort and tourist areas "which are deteriorating and economically distressed due to building density patterns, inadequate transportation and parking facilities, faulty lot layout, or inadequate street layout, could, through the means provided in this - part, be revitalized and redeveloped in a manner that will vastly improve the economic and social conditions of the community." Property valuation data was CITY OF CAPE CANAVERAL FINDING OF NECESSITY collected from the Brevard FIGURE 1:PROPOSED CRA BOUNDARY County Property Appraiser's - Office and analyzed on .-� _ I',-j , behalf of the City. The -.-° I �i--r j comparative data reflects an 1 7 average decline in property values within the City of I 1. `,`, �"-`? rr 41% in commercial and \ t 1 i ! \\<7,-'''� ,-, i 1 1,, industrial areas from 2007 to -_ 2011. During this same i period, residential data ,'�`_'+.,. ' —_ reflects an average decline :--- i, within the proposed -_ economic development area - of 47%. As reflected in this -I , ,—. report, as economic activity '.. declines, more property "" "'°�I vacancies tend to occur and `"" ' this in turn may lead to a 4 i.ride decline m property value. i �'�Fitt,.at -' ' - To compound the decline in value, maintenance budgets i' Esn ?- may be the first to be cut, O' f'DSBD CRA BOUNLAP.1 - ..._.. - leading to a decline in A ";' appearance. _,:;1164: ,_� _ ,:., - Review of existing '1-.i... i--- community redevelopment Ii Kimley-Hom 2 ■=I , and Associates,Inc. Res. No.2012-10 Adopted 06-19-2012 !4 Exhibit"A" CRA —Preliminary Finding of Necessity areas within Brevard County confirms the relative strength and success in deterring economic decline within those areas. The areas that have received in-depth economic and physical community redevelopment planning aimed at enhancing the quality of life and business opportunities have experienced property value changes that are relatively better than conditions within the community as a whole. Based upon the independent assessment, sufficient criteria have been met to qualify the area for consideration as a Community Redevelopment Area pursuant to the requirements of the Florida Community Redevelopment Act,Chapter 163,Part III,F.S., Section 163.340 (8). Can Kimley-Horn 3 and Associates,Inc. Res. No.2012-10 !;': Adopted 06-19-2012 / 1 Exhibit"A" CRA—Preliminary Finding of Necessity INTRODUCTION History of Cape Canaveral The first permanent settlement in present day Brevard County 1PP 4,0 was established near Cape Canaveral in 1848. The City of F Cape Canaveral was incorporated in 1963 and has a current population of 9,936 (April 1, 2011, U.S. Census). Consisting of approximately 1.9 square miles along the barrier island of 'cicome to r e central east coast, this beachside residential �'"of Cape Ca :veral f ; z ; community is bordered on the north by Port Canaveral, on the east by the Atlantic Ocean, on the south by Cocoa Beach, and on the west by the Banana River. Cape Canaveral's location makes it an integral part of the tourism, aerospace, maritime and military industries in Brevard County and the region. Approximately 50 miles east of Orlando,the proximity to Port Canaveral, one of busiest cruise ports in the country, Kennedy Space Center, Cape Canaveral Air Force Station, Patrick Air Force Base, and the beaches make it an ideal place for visitors and residents as well as business and industry. The City provides municipal services that include sanitary sewer treatment, reuse water, stormwater, and recreation facilities. Cape Canaveral has evolved from a sleepy fishing village to a weekend beachfront retreat to a provider of housing and office support for the Space Program to a home for retirees and a hub of hospitality related uses such as hotels,resorts,a convention center, and soon a Brewery. The economic fortunes of Cape Canaveral have mirrored that of the Space Program. As the space program grew in the 60s and 70s so did the growth and development of the City. After a lull in the late 70s the Shuttle program boosted the economy and carried it for the next 30 years. In the last decade the economy began to diversify as many retirees made Cape Canaveral home and with the growth of hotel and hospitality related uses. In 2012,a 288 bed assisted living facility was approved for construction. While Cape Canaveral will continue to look for economic opportunities related to the Space Program,the hospitality and health services industries have recently provided the greatest opportunity for job creation and economic growth in the City. The cruise ship industry has in part been responsible for the construction of the Residence Inn, Country Inn and Suites, Ron Jon's Cape Caribe Resort and expansions to the Radisson Resort at the Port. The economic artery of Cape Canaveral is SR AlA and the commercial activity along this corridor. Most of the commercial buildings along Al A were constructed during the 60s and 70s and are showing their age. These buildings are characterized by outdated design and construction methodology, thereby limiting their reuse potential. In addition,small lot size and configuration make redevelopment to current standards for parking,landscaping, setbacks, and stormwater challenging. ConKineyHorn 4 and Associates,Inc. Res. No.2012-10 Adopted 06-19-2012 t��= Exhibit"A" CRA —Preliminary Finding of Necessity As the corridor aged, the City began to see increasing signs of deterioration and lack of investment. The restructuring of the space industry, national economic downturn, and overall aging of the corridor have further exacerbated these conditions. In addition, very little retail growth has taken place within the City resulting in an outflow of dollars and lack of services desired by residents. Economic Development Initiatives ENVISION CAPE CANAVERAL "Our Community,Our Future" Even before the current economic recession, Constraints community leadership recognized the need for a • Disconnected bike paths/sidewalks focused redevelopment effort and as such in 2007, • Lack of a town center the Business and Cultural Development Board • Signage standards and unattractive buildings commissioned an update of the 1999 • Vacant derelict buildings • No public launch facilities Redevelopment Plan. The 2007 Plan had two • Lack of code enforcement overriding goals: economic development and • Visual blight on AlA improvement of quality of life. Objective 5 of the Opportunities Plan addressed both of the goals by calling for the • Entrance feature on North Atlantic Ave establishment of Community Redevelopment from AlA • Redevelopment of underutilized sites Agency. • Establish green space"squares" • Port Canaveral In 2009, the elected leaders called upon the • World class location residents to participate in the creation of a Vision • Add sidewalks and street trees for the City's future and a plan for implementing • Establish a"Downtown"that is mixed use the Vision. Over 200 citizens participated in and walkable Tree lined streets • Residential beach community "Envision Cape Canaveral" a community based, citizen driven process that resulted in a Vision Figure 1 Statement (see Vision Statement page 6) that describes the type of City desired by citizens and a Visioning Report that listed recommendations to achieve the Vision. Strategies to achieve the goals and objectives of the Vision include: • Redevelopment of underutilized and infill areas as identified in the report. • Establishment of a downtown area this is a focal point for residents and is characterized by mixed-use,walkable,and provides services desired by residents. • Capitalize on the community's proximity to major economic generators. • Pursue new revenue opportunities for on-going City operations and to support economic development efforts. • Pursue planning that is future-oriented and creates long-term benefits. The recommendations include addressing the opportunities and constraints identified in the workshops (see Figure 1 above). Can KimleyHorn 5 and Associates,Inc. Res. No. 2012-10 Adopted 06-19-2012 1 —t1 Exhibit"A" CRA -Preliminary Finding of Necessity Cape Canaveral Vision Statement We envision: A bike-able and walk-able Cape Canaveral that retains and enhances its residential feel, characterized by low-rise buildings not more than 4 stories in height. This residential and business friendly atmosphere is one of a live-able, attractive, safe, secure, and sustainable coastal community that embraces the beach and riverside as the main amenities, and supports local culture and education. We envision: AIA as a "complete street" with a native-landscaped and tree-lined median with traffic calming elements and dark-sky street lighting. "Complete street" amenities include bicycle facilities, covered transit stops, and safe pedestrian crossings that invite pedestrians and bicyclists to access the beach, river, local neighborhoods and adjacent communities. Our improved "complete streets" will allow us to travel calmly to intimate waterfront destinations and a walk-able downtown core. Multi-use paths lined with shade trees should be wide enough for bikes and pedestrians and lighted so anyone can walk or bicycle safely anywhere in town, day or night. We envision: Welcoming community entrance features that create a sense of arrival and unique community identity. The "downtown" and other areas will contain an architecturally rich and unique mix of uses, with wide tree shaded sidewalks and umbrella covered café tables at restaurants and bistros where friends gather, interact, and enjoy drinks and dinner. We envision: A community that; removes or transforms blighted and unfinished buildings into attractive structures, offers city-wide green spaces, provides a pet-friendly park with ample shade, and actively recruits and supports businesses that enhance economic viability and serve our residents and visitors. We envision: Open shorelines and rivers accessible to the public including amenities that take advantage of the water, such as limited and quaint water-view establishments and intimate public gathering and entertainment places that may include pavilions, gazebos, or a performance stage. Can Ki*y+am 6 and ,wc. Res. No.2012-10 . �,,, Adopted 06-19-2012 I► ,CE-4 - Exhibit"A" CRA —Preliminary Finding of Necessity In 2010, the City adopted its Evaluation and Appraisal Report (EAR) based amendments to the Comprehensive Plan that further supported the community's desire for redevelopment. A listing of supportive Objectives and Policy statements from the Comprehensive Plan follow: • Policy 1G-1.4.1: The City shall pursue creation of a Community Redevelopment Agency (CRA) to provide a funding source and a plan for redevelopment of commercial and residential properties. Federal and State Brownfields designations will also be pursued where appropriate. • Policy IG-1.4.2: The City shall develop a City "brand"or identifiable character which represents the core values of the community and creates an image consistent with the City's Vision Statement. • Objective LU-1.8: The City shall work toward the use of innovative i mixed use land use classifications and land development regulations to implement the ma= recommendations of the 2009 Visioning Study for mixed use developments and a downtown center. The measurement of this Objective is the extent to which innovative land uses and land development techniques are allowed and the degree to which the following Policies are implemented. • Policy LU-1.8.1: """'sa The City shall encourage the mix of residential, office, commercial, retail, restaurant, hotel, and flex space through the use of Mixed Use Land Use designations. The Mixed Use Future Land Use designation provides for a mix of uses within a development site or within multiple parcel area to encourage flexible and creative design, protect established residential neighborhoods from adverse impacts of nonresidential development and reduce the cost of public infrastructure. When the City adopts a policy creating a mixed-use land use designation(s), it will define the percentage distribution for the mix of allowable uses or other guidelines to implement mixed-use controls consistent with the requirements of 9J-5.006(4), F.A.C. and further, it will include density and intensity standards for the mixed-use designation pursuant to Section 163.3177(6)(a), F.S. Designation of Mixed-Use FLU on the FLU Map within the City and the pursuit of appropriate strategies shall be based upon the following issues,factors and criteria: A. Provide for the compatibility of mixed land use patterns, which would consist of retail, restaurant, commercial, office, hotel, flex space, and residential uses through the implementation of appropriate land development regulations. B. Encourage private development activities to coordinate with existing residents and property owners. Coordinate the provision of adequate public facilities and services. Can Kimley-Hom 7 and Assocates,Inc. Res. No.2012-10 Adopted 06-19-2012 Exhibit"A" CRA —Preliminary Finding of Necessity C. Provide for a reduced need for infrastructure by allowing for shared parking, drainage and other facilities. D. Existing single use developments in place prior to the designation of land as Mixed Use remain legal conforming uses that can be restored in accordance with the current zoning district standards applicable to the property. E. Attendant on-site facilities such as utilities, structured parking facilities integrated into other uses,public schools, open space and recreation areas. • Objective LU-1.9: The City shall alleviate the impacts of inadequate public facilities and services, substandard structures and lot configurations in the blighted or other affected areas in the City through redevelopment and beautification activities. Since the 2009 Community Visioning,the primary goal of the City has been to implement the objectives of the Vision Statement and the recommendations of the Visioning Report. As of June 2011,the City has completed or is in the process of implementing the following initiatives: • Created an Ad Valorem Tax Exemption incentive • Prepared a Five Year Capital Improvements Plan • Completed Ridgewood Avenue roadway,bicycle, and pedestrian improvements • Increased Code Enforcement Activities • Increased Business Assistance Efforts • Establishing a Community Redevelopment Agency • Creating an Al A Economic Opportunity Overlay District • Pursuing Community Development Block Grants • Establishing a Brownfields Redevelopment Program • Pursuing Complete Street projects and funding Statutory Requirements for Finding of Necessity The State of Florida recognizes the potentially negative impacts to cities created by areas that may be inconsistent with desired community standards as well as quantitative and value-based expectations with respect to assessed property values. These areas tend to be unsustainable and ultimately may become a burden on the jurisdiction in which they exist. The Community Redevelopment Act was adopted as a tool to assist in improving the general public welfare, local tax base, and for redevelopment of specific geographic areas. The Community Redevelopment Act declares that the rehabilitation, conservation, or redevelopment of deteriorated and distressed areas are necessary in the interest of public health, safety, ElmKimleyHorn 8 and Associates,Inc. Res. No.2012-10 Adopted 06-19-2012 ��►=`�� Exhibit"A" CRA —Preliminary Finding of Necessity morals, and welfare. The first step includes preparation of a technical analysis of the existing conditions within the proposed redevelopment area that may hinder or support the quality of life and services needed for a sustainable community. Furthermore,the Statutes provide for coastal resort and tourist areas"which are deteriorating and economically distressed due to building density patterns, inadequate transportation and parking facilities, faulty lot layout, or inadequate street layout, could through the means provided in this part, be revitalized and redeveloped in a manner that will vastly improve the economic and social conditions of the community." This report is intended to be consistent with the statutory requirements for establishing a Community Redevelopment Area(CRA)pursuant to Chapter 163,Part III,F.S. In the last few years,the City of Cape Canaveral committed to creating a vision of the community which included redevelopment of the existing commercial/industrial corridors. Generally, these areas appear to contain similar conditions — infrastructure deficiencies, development hardships, and curtailed investment — as those found in other existing community redevelopment areas within the State of Florida. Since the commercial and industrial areas are the mainstay of the City's employment centers, the focus of this document is to analyze the impacts that ultimately affect the prosperity of many of the businesses. The Community Redevelopment Act provides that certain areas that exhibit conditions unsupportive of community standards may be determined locally to fall under two broad categories, slum and blight, as defined in the Florida Statute. These conditions, if not addressed,may lead to the continued deterioration of economic and physical conditions within an area. In order to qualify for establishment under the provisions of the Act, a city must prepare a "finding and declaration of necessity" determining that the area meets these criteria and necessary in the interest of the health, safety, morals, or welfare of the residents of the community. It is important to note, these terms carry specific statutory references and qualifiers distinct from their common understanding and use. While the Community Redevelopment Act acknowledges the need for redevelopment in distressed areas, it also creates a mechanism by which a local government can administer change in a given area — the creation of a formal Community Redevelopment Agency. Prior to its creation,the local government must adopt a resolution supported by appropriate data and analysis which allows for the legislative finding that the conditions in the area meet the criteria established by statute. The data and analysis is also required to find that the redevelopment of the area is necessary in the interest of the public health, safety, morals or welfare. One or more of the following factors must be demonstrated, through the data and analysis, to occur in a predominance of the area in order to meet the statutory criteria. This determination is necessary in the interest of public health, safety, morals and welfare as defined by the statutes and must also include certain contributing factors including,but not limited to: • Inadequate provision for ventilation, light, air, sanitation, or open spaces; • 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; • The existence of conditions that endanger life or property by fire or other causes; conimyHorn 9 and Kle Associates,Inc. Res.No.2012-10 i> Adopted 06-19-2012 1 Exhibit"A" CRA —Preliminary Finding of Necessity And two or more of the following factors must be demonstrated: • Predominance of defective or inadequate street layout, parking facilities, roadways, bridges, or public transportation facilities; • Aggregate assessed values of real property in the area for ad valorem tax purposes have failed to show any appreciable increase over the 5 years prior to the finding of such conditions; • Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; • Unsanitary or unsafe conditions; • Deterioration of site or other improvements; • Inadequate and outdated building density patterns; • Falling lease rates per square foot of office, commercial, or industrial space compared to the remainder of the county or municipality; • Tax or special assessment delinquency exceeding the fair value of the land; • Residential and commercial vacancy rates higher in the area than in the remainder of the county or municipality; • Incidence of crime in the area higher than in the remainder of the county or municipality; • Fire and emergency medical service calls to the area proportionately higher than in the remainder of the county or municipality; • 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; • Diversity of ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or hazardous area;or • Governmentally owned property with adverse environmental conditions caused by a public or private entity. In addition, as a coastal resort and tourist area, the City of Cape Canaveral meets the statutory definitions to qualify for designation as a community redevelopment area. The statutes provide that prior to exercising the benefits created by the community redevelopment authority; the city must adopt a resolution supported by data and analysis that establishes the ability for the City Council to find that the conditions in the community redevelopment areas meet these criteria. Specifically, the statute provides: "163.355 Finding of necessity by county or municipality.--No county or municipality shall exercise the community redevelopment authority conferred by this part until after the governing body has adopted a resolution, supported by data and analysis, which makes a legislative finding that the conditions in the area meet the criteria described in s. 163.340 (7) or(8). The resolution must state that: (1) One or more slum or blighted areas, or one or more areas in which there is a shortage of housing affordable to residents of low or moderate income, including the elderly, exist in such county or municipality;and Can Kimley-Hom 10 and Associates,Inc. Res. No.2012-10 � Adopted 06-19-2012 Exhibit"A" CRA—Preliminary Finding of Aecessity (2) The rehabilitation, conservation, or redevelopment, or a combination thereof of such area or areas, including, if appropriate, the development of housing which residents of low or moderate income, including the elderly, can afford, is necessary in the interest of the public health, safety, morals, or welfare of the residents of such county or municipality." Some examples of evidence and testimony to establish that an area may be designated for redevelopment include: 1. An assessment of extent of nonconforming uses and structures, such as setbacks, parking, design and density. 2. Traffic accident frequency data. 3. Inadequate public utilities to support allowable zoning or existing use. 4. Evidence of building or life safety code violations. 5. Number and percentage of code violations. 6. General infrastructure inadequacies: deterioration of sanitary and storm sewers; inadequate alleys; or deterioration of streets. 7. Economic deficiencies,such as commercial vacancy rates. 8. Wide diversity of land ownership in the area, making it relatively impossible to acquire adequate-sized parcels for development. Additional support for a finding of necessity may stem from lack of bike paths, pedestrian and bicycle accidents, circulation problems,and any other deficiency in the infrastructure of the community. Description of Study Area The City of Cape Canaveral's proposed Community Redevelopment Area depicted in Figure 1 — Proposed CRA Boundary Map identifies the preliminary area qualifying for designation as a CRA. The area is generally the corridor along SR AIA, from Port Canaveral in the north, to the southern City Limit including properties along North Atlantic Avenue and the "Presidential Streets" residential area. This area is based on discussions with City staff and an independent assessment, in accordance with the application of the planning process and community development practices found in Chapter 163, Part III, F.S. This area includes a mixture of both non-residential and residential uses as well as vacant and underdeveloped properties. The City's Future Land Use Map and Zoning Map, included as Figures 2 and 3, respectively, were reviewed for consistency in their application, non-conforming land uses and general support for redevelopment efforts. The proposed redevelopment area has been depicted in two(2) geographic areas for ease of identification and analysis: Figure 4 - North Economic Redevelopment Area (North Area) and Figure 5 - South Economic Redevelopment Area(South Area). Applicable future planning efforts may be more readily defined along these lines and/or provide additional community recognition and identification. This analysis and the consideration of qualifying conditions for creation of a community redevelopment area No/� Kimley-Hom 11 —I , and Associates,Inc. Res. No. 2012-10 ^� ^t Adopted 06-19-2012 � —\ Exhibit "A" CRA —Preliminary Finding of Necessity include approximately 56 percent of the land area within the City of Cape Canaveral as further described in Table 1. This percentage is less than the maximum percentage permitted by Statute. Table 1 provides a breakdown of the acreage and number of parcels proposed within the CRA. The City of Cape Canaveral is comprised of approximately 1,374 acres which includes right-of-ways, easements, and other areas within the City boundary. The acreage of the proposed community redevelopment area within the City is approximately 766 acres, or 56 percent of the total. Approximately 2,370 parcels are contained within the City, and of those, approximately 1,234 parcels are located within the proposed boundary of the Community Redevelopment Area. It should be noted that though the North Area consists of more acreage, almost twice the acreage as within the South Area, it contains about one-half the number of parcels. This is a direct reflection of the mix of existing uses and zoning within the two areas (i.e., larger, industrial tracts in the North Area). TABLE 1 LAND AREA CALCULATIONS City Acreage Breakdown Acres Total City Parcel Acreage 1,227 Total City Area* 1,374 Proposed CRA Acreage Breakdown Acres Percentage of Total Parcel Acreage in North Economic Redevelopment Area 490 36% Parcel Acreage in South Economic Redevelopment Area 276 20% Total CRA Area* 766 56% Proposed CRA Number of Properties Breakdown Total Number Percentage of Total Total Number of Parcels in Preliminary CRA** 1,234 100% Number of Parcels in North Economic Development Area 427 35% Number of Parcels in South Economic Development Area 807 65% *Includes right-of-ways,easements,and other areas within the complete digitized City Boundary **Parcels sourced from Florida Department of Revenue 12 Cn andAssoc In a Res. No.2012-10 • . Adopted 06-19-2012 1�—�1 Exhibit"A" CRA—Preliminary Finding of Necessity Evaluation and Analysis As part of the Finding of Necessity data and analysis, the following factors were reviewed to determine whether or not qualifying physical or economic conditions were a predominant presence in the proposed community redevelopment area. These factors include: Future Land Use, Zoning, Coastal and Tourist Distressed Conditions, Transportation Network, Property Valuations, Lot size and shape, Property Ownership, and Non-Conformities. Future Land Use The City of Cape Canaveral has adopted a Future Land Use Map as a tool to identify the desired development and land use pattern within the City and a means to reduce or eliminate uses inconsistent with the community's character. This Map and future land uses as displayed for the proposed community redevelopment area in Figure 2: Future Land Use Map. The areas reviewed for potential redevelopment are primarily high intensity use corridors. These corridors are auto-centric, lack adequate bicycle-pedestrian facilities, and adequate drainage. Additionally, they lack visual appeal, architectural character, or unifying features. As such they do not contribute to the quality of life as desired by the citizens. The future land use map continues to separate uses or promote single use dominated stretches which may not contribute to the long term redevelopment and/or economic prosperity of the area. In order to address this concern, the City's future land development priorities are focused on the redevelopment of its established commercial/industrial corridors. In the future, the City envisions these areas as mixed-use centers which promote live-work-play opportunities and provide surrounding neighborhoods easy access. In addition, the City's revitalization effort includes an existing older residential area identified as the "Presidential Streets" neighborhood referencing the nomenclature of the internal streets. An individual assessment of the Future Land Use designation by area follows: NORTH ECONOMIC REDEVELOPMENT AREA The North Economic Redevelopment Area (Figure 4) is located from the northern City limits to the intersection of Church Street. Major transportation corridors include North Atlantic Avenue, Central Boulevard and Astronaut Boulevard(Al A). The future land use designation within the northern area consists of the following: Future Land Use Designation %of Total (North Area only) R-2 Medium Density Residential and Townhouse Apartments Maximum 15 units/acre - 14% R-3 Duplex/Multi-Family/Townhouse Apartments Maximum 15 units/acre—3% KimleyHorn 13 1,. Es and Associates,Inc. Res.No. 2012-10 Adopted 06-19-2012 1 Exhibit"A" CRA —Preliminary Finding of Necessity M-1 Light Industrial Maximum 4.356 lots/acre-22% Zoning regulations impose a variety of requirements,depending C-1 upon type of use 45% Commercial: zoning regulations impose a variety of requirements, C-2 depending upon type of use 16% SOUTH ECONOMIC REDEVELOPMENT AREA The South Economic Redevelopment Area (Figure 5) is located from Church Street south to Praetorius Lane,bisected by SR Al A. The future land use designation within the southern area consists of the following: Future Land Use Designation %of Total(South Area only) R-2 Medium Density Residential and Townhouse Apartments o Maximum 15 units/acre-15% R-3 Duplex/Multi-Family/Townhouse Apartments Maximum 15 units/acre-5% C-1 Zoning regulations impose a variety of requirements,depending upon type of use 28% C-2 Commercial: zoning regulations impose a variety of requirements, depending upon type of use 20% PUB Public and Recreation Facilities 70/0 Zoning The City of Cape Canaveral is divided into zoning districts as shown in Figure 3: Zoning Districts for the proposed community redevelopment area. The areas reviewed for potential redevelopment contain a mix of zoning classifications, with the major areas identified for industrial, commercial, and retail consistent with the desired opportunities for economic development, employment and service needs for the surrounding community. Specifically, some of the existing sites were developed prior to current building, planning, community design and environmental standards. Lots that may be identified as underdeveloped include those that may have an existing use but either do not utilize a significant portion of the lot or are developed with uses or intensities at less than what is permitted under the Zoning Code (i.e., residential structure in a commercial zoning district). Underdeveloped refers to the condition wherein the parcels may not reflect development patterns that approach a yield in terms of development square footage or assessed value of improvements at or above the median development permitted by code. Examples may include single story structures within areas conKJNeyHoam 14 Msoates,kic Res. No. 2012-10 Adopted 06-19-2012 ks% Exhibit"A" CRA —Preliminary Finding of Necessity designated to allow three or more stories, or parcels with remaining undeveloped areas. As part of the evaluation of redevelopment alternatives, consideration of creating new implementation zoning districts that can serve to encourage redevelopment of these areas is appropriate(i.e., AIA Economic Opportunity Overlay district). A separate review of existing zoning code provisions has confirmed several internal inconsistencies within the code and some barriers to redevelopment that should be addressed. NORTH ECONOMIC REDEVELOPMENT AREA The North Economic Redevelopment Area is located from the northern City limits to Church Street. Major transportation corridors include North Atlantic Avenue, Central Boulevard and Astronaut Boulevard (Al A). The area contains a mix of land use and the only M-1 light industrial and research and development district. This district is intended to serve light manufacturing, research and development, distribution and other industrial functions. These uses have developed in direct correlation to the area's geographic proximity to Port Canaveral and the Kennedy Space Center. Restrictions in the district are intended to minimize adverse influences of the industrial activities such as a requirement that principal uses be contained in an enclosed structure. The majority of the area, 45 percent, consists of C-1 low density commercial district which is intended to apply to an area adjacent to major arterial streets and convenient to major residential areas. The types of uses permitted include general retail intended to serve the consumer needs of nearby residential neighborhoods as well as the commercial needs of the tourist or motorist. C-2 commercial/manufacturing district (16%) is intended for a more intense use adjacent to existing commercial or manufacturing uses. The types of uses permitted include a mix of low density commercial and light industrial contained in enclosed structures intended to serve employment and consumer needs of nearby residential neighborhoods, as well as the commercial needs of the motorist. Smaller zones consist of R-3 medium density residential district (3%) and R-2 medium density residential districts (14%). The intent of these districts is to supply an area of medium density residential development with a variety of housing types. Lot sizes and other restrictions are intended to promote and protect medium density residential development maintaining an adequate amount of open space for such development. Further, the provisions herein are intended to promote areas free from congestion and overpopulation,to promote the permanent residency of families and to enhance and maintain the residential character and integrity of the area. Minor differences between the two zoning districts occur in relation to minimum setbacks, dimensions and breeze requirements. SOUTH ECONOMIC REDEVELOPMENT AREA The South Economic Redevelopment Area is located from Church Street south to Praetorius Lane, bisected by SR Al A. The majority of the area consists of R-2 medium density residential C�I� Kimley-Hom 15 —I , and Assoc ales,Inc. Res. No.2012-10 Adopted 06-19-2012 -.A $ Exhibit"A" CRA —Preliminary Finding of Necessity district (45%) intended to apply to a mix of housing types to maintain an adequate amount of open space. The provisions promote areas free from congestion and overpopulation, promote the permanent residency of families and enhance the residential integrity of the area. C-1 low density commercial district (30%) accounts for the majority of remaining area. This zone is intended to apply to an area adjacent to major arterial streets and convenient to major residential areas. The types of uses permitted include general retail intended to serve the consumer needs of nearby residential neighborhoods as well as the commercial needs of the tourist or motorist. C-2 commercial/manufacturing district (20%) is intended for a more intense use adjacent to existing commercial or manufacturing uses. The types of uses permitted include a mix of low density commercial and light industrial contained in enclosed structures intended to serve employment and consumer needs of nearby residential neighborhoods, as well as the commercial needs of the motorist. Three smaller zones consist of R-3 medium density residential district (5%). The intent of this district is to supply an area of medium density residential development with a variety of housing types. Lot sizes and other restrictions are intended to promote and protect medium density residential development maintaining an adequate amount of open space for such development. Further, the provisions herein are intended to promote areas free from congestion and overpopulation, to promote the permanent residency of families and to enhance and maintain the residential character and integrity of the area. ErinKimleyHom 16 and Associates,Inc. Res. No. 2012-10 Adopted 06-19-2012 t ' ' I Exhibit"A" CRA–Preliminary Finding of Necessity CONDITIONS IN SUPPORT OF A FINDING OF NECESSITY Coastal and Tourist Area Distressed Conditions The Community Redevelopment Act contains special provisions relative to coastal and tourist areas similar to Cape Canaveral that serve as additional indicators as to whether an area may qualify for designation as a redevelopment area. Specifically,the Act(163.335(4)F.S.)defines redevelopment areas to include coastal and tourism areas that reflect outdated building density patterns, inadequate transportation and parking facilities, faulty lot layout or inadequate street layouts or a combination thereof. The findings of the independent analysis support the statutory qualification pursuant to section 163.340(10),providing that coastal and tourist area that are economically distressed. Transportation Network Independent site visits served to highlight several criteria for consideration of the proposed redevelopment area based upon the existing conditions of the general transportation and mobility network. The Envision Cape Canaveral workshops and resulting Vision Statement served to highlight considerable concern among community residents for the poor circulation, parking, bicycle, pedestrian and transportation conditions within the City. In particular, congested roadway systems due to poor transportation and land use planning were cited. Improvements in Level of Service and transit were identified by residents and business owners as areas needing further attention by the City. ________________ The lack of sidewalks,bike paths and pedestrian crosswalks add to the lack of connectivity between uses, creating conflicts between pedestrians and vehicles. Another concern is the lack - _ of cross access between sites which discourages movement — = between destinations. In some cases existing streets remain unimproved or in a deteriorating condition that limits access and desirability of the area for new uses. These conditions are documented within the preliminary study area. Conflicts between pedestrians and vehicles and a lack of interconnectivity between properties can be remedied through the implementation of Complete Streets policies and enhancements,and similar programs. The Kimley-Horn team completed physical reviews of the proposed community redevelopment area and identified driveway connections that do not meet current driveway separation or intersection separation criteria and accepted right-of-way design standards. Multiple driveway connections — PI D within limited distances may contribute to poor traffic �- circulation by creating potential vehicle and pedestrian or C—" Kiley-Nom 17 and Associates,Inc. Res. No.2012-10 • ,-e Adopted 06-19-2012 ' /�• -+�� Exhibit"A" CRA —Preliminary Finding of Necessity bicycle conflicts,poor sight triangle visibility or difficulty in achieving accessible routes. The lack of numerous sidewalk links and deteriorating sidewalk conditions were observed within the preliminary area. It was also noted that there are several areas without adequate bicycle circulation routes. The lack of a viable, comprehensive system of accessible sidewalks and bicycle facilities creates additional support for finding that the statutory criteria for redevelopment have been met. The results of the independent analysis of the existing transportation network conditions confirm and demonstrate that the following statutory criteria are met: • Predominance of defective or inadequate street layout, parking facilities, roadways, bridges, or public transportation facilities; • Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; • Unsanitary or unsafe conditions Lots, Property Ownership, and Building Conditions Lot location, size and ability to support redevelopment are key determining factors when considering the likelihood of redevelopment. If lots are irregular in shape or size(not square or rectangular), it is difficult to meet current building, fire, land Yf: development and zoning code requirements. Irregular parcel configurations also make it necessary to acquire additional lands to accommodate a modest redevelopment plan or project. If ownership is fragmented as well, property acquisition is difficult and serves to hinder redevelopment activity(s). When determining a parcel's ability to support redevelopment,location, size and configuration are critical determining factors. Existing lots may be too small to be redeveloped under current codes for parking, landscaping, setbacks and stormwater. Lots may also have diverse property ownership and does not readily support property aggregation. Existing city standards for off-street parking and building setbacks vary based on the respective zoning district and or adjacent uses. Depending on the i , 1611 location and the adjacent use(s), the current setback requirements may be unsupportive of redevelopment efforts and/or limit the ii . . 3 "',.^�p� City's intent for mixed use developments. This can create n501459i JACOB" varying development patterns along a single block. fir►' It is important to note that the median age of structures within the commercial/industrial zones of the City is over 40 years old. The largest number of buildings were constructed between 1956 and 1985, making many buildings over 50 years old. Several buildings within the preliminary area were also observed to be in various states of disrepair. Therefore the functional life of many of these buildings are nearing their end which require G_n Knd Aimley Hom 18 associates,Inc. Res. No. 2012-10 Adopted 06-19-2012 Exhibit"A" CRA —Preliminary Finding of Necessity them to be razed in order to meet current building codes and standards that may be conflicting with minimum site plan standards. The Kimley-Horn team also identified several existing and potential instances of building or life safety code concerns on existing properties. Included among these conditions were vegetative overgrowth, unmaintained parking surfaces, illegal right-of-way parking, damaged and non-functioning stormwater conveyances, sidewalks in need of maintenance or repair, and other general building and site conditions not typical or desired within the City. 1 j; .mil The results of the independent analysis of the existing lot, -_- 1 u property ownership and building conditions confirm that they to the area's conditions to such a degree as to demonstrate that the following statutory criteria for establishment of the redevelopment area are met: • Predominance of defective or inadequate street layout, parking facilities, roadways, or public transportation facilities; • Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; • Age of buildings, obsolescence and deteriorating building conditions; • Unsanitary or unsafe conditions; • Inadequate and outdated building density patterns; • Diversity of ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or hazardous area. Non conformities Nonconformities in relation to the approved zoning are evident within each proposed redevelopment area. A property may be grandfathered from existing zoning ordinances due to improvements made prior to current zoning ordinances. An example of this condition within the City would include the mobile home parks located within the commercial zoning districts. Nonconformities that may be considered factors in meeting the statutory criteria are as follows: Parking/Access A review of the proposed community redevelopment area confirmed numerous locations where unapproved and/or unmaintained parking is occurring. These instances include parking within or upon drainage and stormwater conveyance and treatment areas, sidewalk and pedestrian ways, as well as encroachments upon setback or buffer areas required by the City's land development regulations. In addition, existing driveways and accesses may not be consistent with current City KimleyHom 19 and Assoc ates,Inc. Res.No. 2012-10 ,'. Adopted 06-19-2012 4 Exhibit"A" CRA —Preliminary Finding of Necessity codes for driveway width, separation from other driveways and/or roadway intersections, or allow for direct access to roadways. Stormwater Management As a result of historical development permitted and constructed prior to the City's and State's current !,! design standards, a number of properties lack adequate g"= stormwater management facilities. In addition, these properties and their respective stormwater facilities are nonconforming to local and state regulatory requirements. Pending changes to statewide stormwater management regulations will likely create additional impediments to redevelopment. Often these legacy constraints can serve to delay or prevent financially feasible redevelopment of existing properties. Physical conditions were noted where existing stormwater management facilities are not properly maintained and exhibit conditions that may contribute to on-street and adjoining property ponding or flooding. t, Examples include standing water, clogged inlets and inappropriate use of facilities (parking, storage, etc.). Designation as a community redevelopment area and - - evaluation of an area wide, comprehensive stormwater management strategy are appropriate efforts in support of economic revitalization. Landscaping and Architectural Design The City of Cape Canaveral landscape and buffer standards are evident upon some of the more recent redevelopment projects that have occurred but generally the proposed community redevelopment area pre-dates the City's current land development regulations. Landscape and architectural treatment minimums are lacking within the City. The lack of compliance or standards creates a legacy of nonconforming properties. Redevelopment will create an area consistent with community design expectations and requirements. The results of the independent review relative to existing nonconformities confirm that the following statutory criteria for establishment of a redevelopment area are met: • The existence of conditions that endanger life or property by fire or other causes; • Predominance of defective or inadequate street layout, parking facilities, roadways, bridges, or public transportation facilities; C— , KimleyHom 20 and Associates,Inc. Res. No.2012-10 Adopted 06-19-2012 I Exhibit"A" CRA—Preliminary Finding of Necessity • Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; • Unsanitary or unsafe conditions; _V • • Inadequate provision for ventilation, light, air ' sanitation, or open spaces; • Deterioration of site or other improvements; • In adequate and outdated building density A " patterns; • Diversity of ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or hazardous area. Property Valuations Summary Property valuation data was collected and analyzed for the City of Cape Canaveral from the Brevard County Property OFFICE SPACE : m ooa Appraiser's Office. The comparative data is reflected in Table AVAILABLE: 2 located at the end of this report. Over a five year period,2007 to 2011, the average percentage change of the selected . properties listed in Table 2 was a decline of approximately 41% within the commercial and industrial areas of the City; residential areas averaged a decline of approximately 47% in property values. As reflected in this report, as economic activity declines, more property vacancies tend to occur and this in turn may lead to a decline in property value. To compound the decline in value, maintenance budgets may be the first to be reduced or eliminated, leading to further declines in the property, specifically a decline in appearance along the corridor. Property Maintenance Cities require certain standards with regards to property maintenance and enforce them through proper and regular code enforcement activities. Code enforcement can be used a tool in conjunction with other techniques to assist in the redevelopment of targeted areas. The Building Department is responsible for Code Enforcement. In a memo dated January 22,2010,the City of Cape Canaveral Building Department addressed the code enforcement issues presented in the Visioning Report. A summary of these findings as well as the results from an independent review found that the majority of violations were generally maintenance items such as painting, overgrowth, debris, driveways/parking lot in need of repair, fence repair, dumpster enclosure in disrepair, broken glass in window, and sign maintenance, that lead to a deteriorating appearance in accordance with blighted conditions. The majority of sites were noted as needing some repair or vacant especially within the M-1 industrial or C-2 commercial zones. Additionally, there are mobile home parks with some violations, including: painting/cleaning, skirting conco.. KimleyHom 21 , and Associates,Inc. Res. No.2012-10 Adopted 06-19-2012 1- Exhibit"A" CRA—Preliminary Finding of Necessity missing/in need of repair,broken glass in windows, torn screens, exterior trash and debris, and mildew on exterior surfaces. The results of the independent review relative to existing code violations confirm that the following statutory criteria for establishment of a redevelopment area are met: • The existence of conditions that endanger life or property by fire or other causes; _ • Unsanitary or unsafe conditions; — - -- • Inadequate provision for ventilation, — light, air sanitation, or open spaces; • Deterioration of site or other improvements; yHorn 22 con and K Ie Associates,Inc. Res. No.2012-10 Adopted 06-19-2012 ` Exhibit"A" CRA —Preliminary Finding of Necessity RECOMMENDATIONS Based upon an independent assessment, sufficient criteria have been met to qualify the study area as a Community Redevelopment Area pursuant to the requirements of the Florida Community Redevelopment Act (Chapter 163, Part III, F.S.). Table 3 provides a summary of qualifying conditions pertaining to the proposed redevelopment area. A predominance of buildings or improvements which are impaired by reason of dilapidation, deterioration, age, or obsolescence and a substantial number of deteriorated or deteriorating structures which are leading to economic distress or endangerment of life, have been effectively identified within the proposed economic development area. A Community Redevelopment Plan provides opportunities for the community to design a new future for the targeted area. The Plan also creates opportunities for public and private investment aimed at improving local economic conditions and overall community quality of life. The Community Redevelopment Plan ' _ 1"a 16, " can provide physical solutions to the economic conditions as well Use of master stormwater management facilities, new codes, programs or solutions that provide incentives for re-use and redevelopment of existing sites, new lighting, expansion of community policing, re-use of existing buildings, demolition of dilapidated structures, complete street designs, and other measures can have a positive impact on supporting economic development. By encouraging new public and private investment and other physical improvements and social activities, property values may increase and the overall community quality of life can improve for Cape Canaveral and the surrounding Brevard County areas. While the City and proposed CRA have a mixture of residential and non-residential uses developed at varying densities and intensities, a more effective mix and integration of residential and non-residential uses is possible including within the areas proposed for designation. The City could achieve more land use diversity without losing its character or impacting existing commercial activities and businesses through the promotion of interconnectivity, compatible design standards and mixed use projects(i.e., either vertical or horizontal integration of uses)within these areas. The recommended boundaries for the proposed Cape Canaveral Community Redevelopment Area are based on an evaluation of properties within the study area with regard to the factors and conditions included in Chapter 163 F. S. including but not limited to land use/zoning, public and private infrastructure components(i.e., utilities,stormwater and transportation including sidewalks),property and building conditions,natural features,and property valuations. The City and community recognize that as part of an overall plan for economic development, creation of a Community Redevelopment Agency will provide the basis for sound infrastructure investments as well as incentives for private investment. Opportunities for improvement which stem from creating a Community Redevelopment Agency and subsequent adoption of a Redevelopment Plan will provide a mechanism to arrest deteriorating economic influences in this area. The boundaries and determination of qualifying conditions considers only those targeted incorporated areas of the City of Cape Canaveral, Brevard County, Florida. Cfa" Kimley-Horn 23 I , and Associates,Inc. Res. No. 2012-10 Adopted 06-19-2012 4.1 Exhibit "A" CRA —Preliminary Finding of Necessity TABLE 3 PROPOSED COMMUNITY REDEVELOPMENT AREAS &QUALIFYING CONDITIONS SUMMARY NORTH SOUTH QUALIFYING CONDITION REDEVELOPMENT REDEVELOPMENT AREA AREA Property/Life Endangering ✓ ✓ Conditions Defective/Inadequate Street ✓ ✓ Condition Defective/Inadequate Parking ✓ ✓ Defective/Inadequate Public Transportation/Sidewalks and ✓ ✓ Bicycle Facilities Property Values or Lease ✓ ✓ Rates Faulty Lot Layout ✓ ✓ Unsanitary or Unsafe ✓ ✓ Conditions Defective/Inadequate ✓ ✓ Stormwater Deterioration of Site ✓ ✓ Conditions Inadequate or Outdated ✓ ✓ Building Patterns Diversity of Ownership— ✓ ✓ Hinders Redevelopment Distressed Coastal/Tourist ✓ ✓ Area KimleyHom 2-4 and Associates,Inc. Res. No. 2012-10 • Adopted 06-19-2012 14 % Exhibit"A" CRA—Preliminary Finding of Necessity The following represents initial observations and recommendations for prospective actions and projects that may be appropriate for the Cape Canaveral Community Redevelopment Area. This list may be refined and expanded as the community undertakes the development of the Community Redevelopment Plan: 1. Amend the land development codes to promote mixed-use developments, streamline development review and provide flexible development standards within the proposed Community Redevelopment Area(i.e., AIA Economic Opportunity Overlay District). 2. Phase out incompatible and non-conforming uses. 3. Identify incentives to capture market demands and to promote preferred development. 4. Create incentives for business location and retention. 5. Aggregate parcels along the corridors, particularly if shared public or private infrastructure (i.e., stormwater management, transit, pedestrian connectivity, public access and open space, and landscapes/entry features)are enhanced or included. 6. Apply architectural and site design guidelines to promote a style or quality of new construction that would maintain the desired theme and scale of development in the City. 7. Create a system of strategic, planned improvements of publicly owned lands and right-of- ways to maximize their usefulness for the residents of the City and surrounding community such as drainage, parking, access, sidewalks, landscaping, new wayfinding signage, entrance features and Complete Streets design. 8. Continue to promote and pursue the Complete Streets and walkable/bikeable community projects initiated within the City. 9. Strengthen code enforcement. 10. Use Façade Grants/Loans to improve buildings. 11. Continue with the business assistance programs initiated to aid, expand or retain existing businesses and promote new business opportunities; consider a small business administration loan program to aid small business start-ups. 12. Continue to identify and support potential private project catalyst sites such as the Assisted Living Facility and Brewery. 13. Use the gateways into the City to solidify and confirm Cape Canaveral's image/theme. 14. Make access management improvements, interconnect parking lots, and accommodate multi- modal transportation. 15. Support special events for the business community within the CRA. 16. Utilize grant and other funding opportunities,such as a Brownfields program to aide business retention,expansion and relocation. ErinI(�nley Hom I , and Associates,Inc. Res.No.2012-10 Adopted 06-19-2012 ill= $ Exhibit"A" CRA —Preliminary Finding of Necessity CRA IMPLEMENTATION OVER VIEW Tax Increment Financing Tax Increment Financing(TIF)is a funding tool available within CRAs. This funding tool provides that a portion of the increases in ad valorem revenues generated within the Community Redevelopment Area are deposited into a redevelopment trust fund. The year the Community Redevelopment Agency is established is known as the "base year". The taxing authorities continue to collect taxes based on the base year values while any taxes raised on increases in real property value are collected for the trust fund. As the taxable property values increase due to redevelopment projects, the redevelopment fund also increases. Tax increment fmancing is not an additional tax on properties but is a redistribution of funds to the CRA. It is important to note that property tax revenue collected by the School Board and any special district, such as for libraries, are not affected under the tax increment financing process. Funds are deposited to a trust fund by the taxing entities(city and county),after monies are received from the tax collector. The tax increment revenues can be used immediately as they are received to undertake planning studies or capital projects or other programs that serve the community redevelopment area. In addition, these funds can be saved for a particular project or can be bonded to maximize the funds available. All funds received from a tax increment financing area must be used for specific redevelopment purposes consistent with an adopted Plan and not for general government purposes. Section 163.387(1),Florida Statutes provides the following guidance for determining the TIF: The annual funding of the redevelopment trust fund shall be in an amount not less than that increment in the income, proceeds, revenues, and funds of each taxing authority derived from or held in connection with the undertaking and carrying out of community redevelopment under this part. Such increment shall be determined annually and shall be that amount equal to 95 percent of the difference between: (a) The amount of ad valorem taxes levied each year by each taxing authority, exclusive of any amount from any debt service millage, on taxable real property contained within the geographic boundaries of a community redevelopment area; and (b) The amount of ad valorem taxes which would have been produced by the rate upon which the tax is levied each year by or for each taxing authority, exclusive of any debt service millage,upon the total of the assessed value of the taxable real property in the community redevelopment area as shown upon the most recent assessment roll used in connection with the taxation of such property by each taxing authority prior to the effective date of the ordinance providing for the funding of the trust fund. myHorn 26 anKid le Associates,Inc. Res. No.2012-10 Adopted 06-19-2012 Exhibit"A" CRA —Preliminary Finding of Necessity Funds deposited in the redevelopment trust fund may be expended only within the boundary of the redevelopment area and as described in the approved redevelopment plan. These requirements are articulated in Section 163.387(6),F.S.,as follows: (a) Administrative and overhead expenses necessary or incidental to the implementation of a community redevelopment plan adopted by the agency. (b) Expenses of redevelopment planning, surveys, and financial analysis, including the reimbursement of the governing body or the community redevelopment agency for such expenses incurred before the redevelopment plan was approved and adopted. (c) The acquisition of real property in the redevelopment area. (d) The clearance and preparation of any redevelopment area for redevelopment and relocation of site occupants as provided in s. 163.370. (e) The repayment of principal and interest or any redemption premium for loans, advances, bonds,bond anticipation notes,and any other form of indebtedness. (f) All expenses incidental to or connected with the issuance, sale,redemption,retirement, or purchase of agency bonds, bond anticipation notes, or other form of indebtedness, including funding of any reserve,redemption,or other fund or account provided for in the ordinance or resolution authorizing such bonds,notes,or other form of indebtedness. (g) The development of affordable housing within the area. (h) The development of community policing innovations. Community Redevelopment Agency The activities and programs offered within a Community Redevelopment Area through the Redevelopment Plan are administered by the Community Redevelopment Agency. A • five- to seven-member CRA Board created by the local government directs the Agency. The CRA can be comprised of m_ local government officials and or other individuals appointed by the governing body. The CRA Board can be comprised of local government officials and/or other individuals appointed by the city. Although CRAs are not overseen by the state, they are considered dependent special districts and have certain annual reporting requirements. The City of Cape Canaveral City Council will determine the composition of the CRA Board. Should the City Council elect to serve as the CRA Board, specific policies and procedures will need to be developed to ensure that the CRA Board functions are appropriately and independently undertaken from the customary City Council responsibilities. Examples include special meeting notices, separate minutes of the CRA Board, and separate tracking of CRA expenditures and activities. Existing city staff may be assigned responsibilities to coordinate CRA activities as the program develops. con KmleyHorn 27 � andAssocates,Inc. Res. No.2012-10 Adopted 06-19-2012 Exhibit"A" CRA —Preliminary Finding of Necessity The CRA has certain powers that the city or county may not have, such as establishment of tax increment financing and leveraging local public funds with private dollars to facilitate redevelopment. The CRA term is limited to 30 years, 40 years if extended. After that time, all revenues are retained by each taxing entity that contributed to the CRA trust fund. Community Redevelopment Plan The Community Redevelopment Agency is responsible for developing and implementing the Community Redevelopment Plan that addresses the unique needs of the targeted area. The plan includes the overall goals for redevelopment in the area,as well as identifying the types of projects planned for the area within a long-term capital improvements program(CIP). Projects may include a variety of elements or programs intended to spur private investment in the community redevelopment area. Streetscapes and roadway improvements, building renovations, new building construction, flood control initiatives, water and sewer improvements, parking lots and garages, neighborhood parks, sidewalks, street lighting and street tree plantings are typical of projects funded by community redevelopment agencies across the state. The plan can also include redevelopment incentives such as grants and loans to private owners and businesses within the community redevelopment area for such things as facade improvements, sprinkler system upgrades, signs,and structural improvements. The redevelopment plan is a living document that can be updated to meet the changing needs within the Community Redevelopment Area; however, the boundaries of the area cannot be changed without undertaking a formal finding of necessity analysis. Steps to Formally Create the CRA The City has commenced the process to create a redevelopment area through its actions to engage the community in public visioning and adoption of objectives and policy statements within the City's Comprehensive Plan. The following steps are required to establish the CRA and are depicted on the subsequent flow chart: A. Adopt the Finding of Necessity. This will formally identify the conditions within the targeted area and establish the area boundary. This report can serve as the basis for considering the necessary formal actions to begin the process to engage the County in its review. B. As a Charter County, the City will need to seek and obtain delegation authority from Brevard County to establish the Community Redevelopment Area and Tax Increment Finance District. C. Develop and adopt the Community Redevelopment Plan. The plan further defines the needs of the targeted area,includes a specific program for encouraging redevelopment in the area. D. Create a Redevelopment Trust Fund. Establishment of the Trust Fund enables the Community Redevelopment Agency to direct the increase in real property tax revenues back into the targeted area. CIi Ki -Hom 28 —I , and Associates,Inc. Res. No. 2012-10 Adopted 06-19-2012 , . - k----N: Exhibit"A" 4=Vr CRA -Preliminary Finding of Necessity _s, * t 3 §L!“ ,f4 1 _ , I t-:- = - ■: E'. z , Cr) 11C _ 4 '.., .. L- 1.1 EZ a) e > 03 as A g i c a.) Co L_ 2ez 0 < ie II 0 -E. CI w I-.1 2-2261?-1 m E 4 1 0 0 il ifig. aca_ (N 0 (1) =T #= 21-• › (N, • = ■- :.■." --) ig2 , -,-. -c .cf) 'E e E t 75 ' E Cl) E .- , LU o =2 a Z '.; 0 0 Cl) W OD t : = -..! ;116' 4=1 LIWI - - 7 =....: IL. A 0 - t-= w..1.- r li 8 • •• j ■ I =—7 4 t4 _..... p■=/I Kirnley-Hom 29 ■=I r 1 and Associates,Inc. Res. No.2012-10 Adopted 06-19-2012 Exhibit"A" CRA —Preliminary Finding of Necessity LIST OF FIGURES Figure 1 —Proposed CRA Boundary Map Figure 2—Future Land Use Map Figure 3—Zoning Map Figure 4—North Economic Development Boundary Map Figure 5—South Economic Development Boundary Map CEPKaniaq�om 30 andAseodeMa,Inc. CITY OF CAPE CANAVERAL FINDING OF NECESSITY FIGURE 1: PROPOSED CRA BOUNDARY lki kd ? c 1.,•r¢e.I Ago_Hl.d N,„ _ 1 hAllenkrr lid\a l�nii.Hd um Hd �� "1"4 r' P.hu.Nr,l M'llnlrl Int 11 iRidnr.., a.e 7 _ I I 1\SIIIIIIP n111M18 Moillrrrrmruuru.doinansumus ow Mgr '. A 11.1.3.--1 1.E m.ivoriglRi...� sszai....u.u..��—,,� li,l�"��t� � //////M////�*I�/rrrrlHr /M*M �iinio lr111111111 �■_• . n r' , —\l,nnrn erri9dne'_ ►4 d¢^ITT / ./ . . __ —... illitak Miss ilif=1. loft` i_. , .,: i/IIflIR1lNil thainur N �- p�llllllllliull� �• s ,1 .,),,'P�I l GIII'IUIIIAIIAAI1114V sum Nil, r IM'I IN riulllrt Alli 6 7 Millirrivegrolli `� .. � �1-6 . .♦ � --4"11 1'0.ii. I I.•IInit 11111111:I1i1!fl6.l�lII 1h Z! tiArll�� 11`11�IIIIII�■111/II' ■llill I1111f1ulllllV I multi 11.111111 11111 1 nin/urn■unu_moo o_ Mimi /nn 1,mum I !/1m•111111 I MN_ 1� � ��.rrrll 1■I:°Illi'hh 11■11/ �• ► ■ re,lSENO/wIt i■.rm �.` .VIII)f it on.1iw1 11111,,,,-, wino"Ea ■IIII i mil.I1P 11■ or a oma f C/I.III 1�:. �w.F��7 " mil 11111 1..6 II IIII%/ � �__ 1111111 11111 111111111 WWI MN Milli■■I N eilla� / .'' .'''''.�- 1 NM 111111111■M/1 NMI 7 MEI 11 1. _111111_./11:III■ 9 la' w6J V NIS Eil'11SR 111111 , Mti urn-111111II� 0 Ain lus Vi* •Rim rum smog V ■ un■�■w In_:uur i�� UPI■111!11 WIFE � .1 ■1111■, WIFE MEM �M■nos l� k z LEGEND : i�II 6 Iln,r•_ "•ai T (:..Meld a.e _ PROPOSED CRA BOUNDARY • _ %rla,r\,t Ur 11111 (le.dand\,e isi N MC_ Alekinln\.e 7 A �� R.au.rlf\,e 4 .. r,.lnrl 1111 Ian a.. Res. No. 2012-10 I.' , + Al, 111111 ��r Ndhma.c Adopted 06-19-2012 Ka-Nei-Hon, Exhibit"A" CW/l lI dAssociates Inc ,� H.rdin A.c ""�— JUNE 2012 Nark..v,r i CITY OF CAPE CANAVERAL FINDING OF NECESSITY FIGURE 2: FUTURE LAND USE - 7 1 - .... / hallvngrr Rd I fIr 1 / / , • lail.v .., 4 'Mantis lid . , ,■.■ ',vapor,RI,d ,041, Rolz-nond ma Re.*Park I• (oral lir Harbor lir ,_,,lt.' .,_ Oman'I%toad,RN d -, • . r ''1411111.41 (.1.1131,4 — i / -- I hums Riad Ail .- ill • _ %lanalre Ha.lir )t. Y i 1 _ . ._ Colmobia = Last 1 ..7, — — .4"-- a:: rc ,- - . 4aliamt Ns I ' 7_. . LEGEND x 1.-1 ED PROPOSED CRA BOUNDARY imm•--- Pglida....10,C- 11 PROPERTIES IN CRA LI 0 FUTURE LAND USE j MI Cl-COMMERCIAL F .....,, , 1 IIIIIIiiiii Lic:2:-. •wok.••■• i- i....4 (.2-COMMERCIAL CON-CONSERVATION IIII MI-INDUSTRIAL MI PUB/REC-PUBLIC/RECREATION F lo.”., RI-RESIDENTIAL (..nem 0-4 1 1 R2-RESIDENTIAL ( p. [..."'4 • — R3-RESIDENTIAL a keseland N McKlele, ARoom,vIt%lc ,• Res. No. 2012-10 FEET (/ 750 1,500 Adopted 06-19-2012 " " P Exhibit A Inc I I Wa r dils:n::: %Ear' It'NF 2012 H , ,„ _ 1 I CITY OF CAPE CANAVERAL FINDING OF NECESSITY FIGURE 3: ZONING DISTRICTS mo kJ ° : OnirceJ 1,e1111,1 _ — C 7 +pr z (h hall.n,rr 14.1 !4,u I.,Lr Dr \IIanirr,k.l ri \ .kalmn rl 1111d Itidya�•.A�.. I4'wh Park In (ural Dr w Harbor Dr tR�,C`_ 0.,an Mood,1111d Oak M rUr- _' (.anal 11/.11 4 hart Itr \ I I (hammer Jl (-ape(an»enl / O - Manarr.Ha.11. 1 I _ _... (aiaa►ia Dr ?x f ram Poise 7 LEGEND *i'("'a""` PROPOSED CRA BOUNDARY i -r P1 ""` O PROPERTIES IN CRA traerrsr _ -I--�hyao II.. U ZONING DISTRICTS - i-i *K= I......1 -Cl-LOS DENSITY COMMERCIAL. E,• __�C2-COMMERCIAL/MANUFACTURING Z cr r -MI-LIGHT INDUSTRIAL&R&D I I capew s Ita.r.. ''7 J 121-LOW DENSITY RESIDENTIAL 1 R2-MEDIUM DENSITY RESIDENTIAL 1.arnrld SI. 1 R3-MEDIUM DENSITY RESIDENTIAL. c•pr %mbar 1.r [ _ (tr.rland Mt l7� Nckialel\.r N A14101.r.•h Mr 4.+ ,ak,., Res. No. 2012-10 I 750 I'°" 11ay .,,_ Adopted 06-19-2012 rFr-.r ,a 7. v =r1 KrNey-Man H,rd,n.M,, Exhibit"A" i(Id Aswcittzs,inc. ....t�_ 11 NI i 21)12 _ Hann.,ar y 7 CITY OF CAPE CANAVERAL FINDING OF NECESSITY FIGURE 4: NORTH ECONOMIC DEVELOPMENT AREA PROPERTIES Al.I Rd '7, 1., i,edrgrJ km::111,11 ',. I 11411rogrr Rd r i .... .• %amt.Rd {brir...di Rd \ Palm.V l t. ■ 'th 1 ou.-m..11R .7 Nr -.S Itak I. (tual Dr 11411.4 IR IR-wit Poo k I t 1.1c4a.1.,rilco I.! „,,•,,,,V....,th HI+d lluk Manus 1,7 . . . .... -, I '.'"":,■,.....--",. ..\:.,•"":„, ;:..<'' ,./,,/,/ / --..„1..--i .-----.■:- ..„,”-\\'''',K.s's/ / i ....__ . ._.' i ' F. t ---.. ' •.:7‘•, '1,1 ,r.• I 7 f snatreallr .1 ■ 1■ i-........„ L_L„.„).---" I ' I hut tu 111.d ' \ 114n.de.II,IN .,..„..),,,C,,,,, r.-----1 ,.. .laftthl A" I olu.1,3 I,, I Itorcit 4.. .:_.- / A.i.,.11.. r „ . I+1.21.01,d MR-Tu.-ts I. 1I.,.ror It .I.1...,1, Itarrf‘rd,A, Isk I,r i. K., 4.1). t■ 7 - ! LT-1 ,......: ..) filtntort.4,1 0 Pitt.:1, Itucha.an to. ..) ,4'' t.r i 1., : LEGEND 1.4rfirld Mr. I=1 PROPOSED CRA BOUNDARY 1 1 NORTH ECONOMIC DEVELOPMENT AREA PROPERTIES %Ohm kt r E'S —7I CITY LIMITS t 11.,land 1, ',think!.Ns A1(toowl ell 41.• I. 1.11 k, Res. No. 2012-10 750 I I-TET 1NII.dt At[ Adopted 06-19-2012 - : Exhibit"A" aAAr ---___--- .i.Ilrdinz i JUNE 2012 = Hart..4,. I , ZI CITY OF CAPE CANAVERAL FINDING OF NECESSITY FIGURE 5: SOUTH ECONOMIC DEVELOPMENT AREA PROPERTIES t 1 _ .7 .3 ,. ......, 1,,1..1 J J .., Whallvn;,r kJ 7 1 ...-t r r _ II m.ltd f bet”ern N.1 11.11.,Pr N, .t.se I.Irdco 1 71 0 LI,Mann.I or ■ ■ ■ ... '5. .4::"---- I I i — 1,1thaCula Itt I orlu...boa Ii, t IMILMCIA III. I or,I'IIIIII .--, _ , .'__ I,firr,1•1 Ave : - i 31711,01-Or kit EL—**r ,- II.I i■hi .t I 1■ ---s-1- .-- ''.1! L It.4.' - ---...---' t- ij....._ JA.1....',It .1441tran.44 1-, Harmon.44r 4.1,1.1 DI ) ita...tat 211 TO.3.t c ; h 1 '.....: . . 7 LT4 1,011.Ate L*) !inmate Att 0 Mac V., L1 , C. ■,■.t.,St lithat......to.I. ...) I Inculn 1,• 1....4 'ohm..4,,c (.1- 1-4 ." . 3 lihd . Hatt, 7 LEGEND , 41■4 4 ■POSED CRA BOUNDARY 1.44161 0,t_11-1 ECONOMIC DEVELOPMENT AREA PROPERTIES ...hal tt t. 1 CITY LIMITS t Itveland\■t ARoost,tit(lc .4) ''.--:\ Res. No. 2012-10 1111 Adopted 06-19-2012 1%11 .M .4.1$ t Exhibit"A" c..in K.„.z.H„,,:tes 11,rdmr.Ut ....; JUNI 2,12 1 :1 I 000 000 oaa 11a j Q Q Q N N N 00 00 CO 1D 1D VD Q m Q a v m en en en m en en en m Q cr q c c c c Q to to a m 1 V- u V — lLJ .-. N mN N N a m a L, C y N C 01 N C N C u N O O 01 O O C d N N a N y N p N N la A N Y Y Y Y Cl Q to LA LA LA 0 (`.j O O O 0 0 0 0 0 0 O O O N N N 0 0 0 01 0) IT LA u1 ut I C' m M M M Cm, O O O m .ti H H m Q o Q el C In LA. LA. 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