Athens-Clarke County, Georgia Urban Redevelopment Plan

Transcription

1 Athens-Clarke County, Georgia Urban Redevelopment Plan Prepared by Athens-Clarke County Department of Human and Economic Development

2 Table of Contents Introduction 3 Urban Redevelopment Act 3 Athens-Clarke County Urban Redevelopment Plan Area 3 URP Consistency with Comprehensive Plan 6 Findings of Necessity for Redevelopment 8 Community s Land Use Objectives 20 Description of Land Parcels to be Acquired 25 Structures to be Demolished or Rehabilitated 25 Plan to Leverage Private Resources for Redevelopment 25 Strategy for Relocating Displaced Residents 26 Covenants and Restrictions to be Placed on Properties 26 Public Infrastructure to be Provided 26 Strategy for Implementing the Plan 27 2

3 Introduction Known for its eclectic music and arts scene, distinctive restaurants and the University of Georgia Bulldogs, Athens-Clarke County (ACC) has become a destination for many in the Southeast. ACC is also a regional market that serves as an employment, education and economic center for five adjoining counties. But like many regional centers around the state, areas of ACC continue to grow and prosper, while others struggle and decline. To promote revitalization of these deteriorating areas the Athens-Clarke County Unified Government (ACCUG) has chosen to implement an Urban Redevelopment Plan (URP) in accordance with the state of Georgia s Urban Redevelopment Act (O.C.G.A ). The Urban Redevelopment Act The Urban Redevelopment Act (O.C.G.A et. seq.) gives cities and counties in Georgia specific powers to rehabilitate, conserve or redevelop any defined geographical area that is designated as a slum area. As a prerequisite to exercising these powers, the county commission must adopt a resolution finding that the area constitutes a slum area as defined by the Urban Redevelopment Act and that redevelopment of the area is in the interest of the public health, safety, morals, or welfare of the residents of the jurisdiction. In addition to designating an urban redevelopment area appropriate for redevelopment projects, the Act requires adoption by the local government of an urban redevelopment plan for the target area. Athens-Clarke County Urban Redevelopment Plan Area The ACCUG URP area includes much of the central portion of the county. This area was identified utilizing the 2000 United States Census and is defined by census block groups directly affected by slum or blighted conditions or census block groups adjacent to these affected areas. In accordance with the regulations issued by the State of Georgia for the creation of an URP under the Urban Redevelopment Act, maps (Figure A & B) have been created specifically identifying the boundaries of the redevelopment area. The Necessity of Finding section illustrates the data utilized to define the area included in the ACCUG URP. IMPORTANT NOTE: Not all properties in the URP area exhibit blighted or slum conditions. There are many properties in the URP area that are productive and in good condition. Such properties should not be affected by the implementation of strategies contained within the plan and will benefit by the improvement of adjacent parcels and job creation resulting from enhanced job tax credits. 3

4 Figure A: Urban Redevelopment Plan Area 4

5 Figure B: Urban Redevelopment Plan Area with Potential Opportunity Zones 5

6 URP Consistency with Comprehensive Plan The Comprehensive Plan for ACCUG is an overall guide for the growth and general development of ACC for a twenty-year period beginning in 2008 and extending until Many of the guiding principles, objectives and strategies of the Comprehensive Plan are consistent with goals of the URP. Athens-Clarke County Comprehensive Plan (2008) Vision Statements, Issues and Opportunities & Policies: Economic Development Issue: Local small businesses need substantial increases in technical, financial, and logistical support. Policy: Promote opportunities for Athens-Clarke County to assist local small businesses and entrepreneurs through programs such as the Georgia Department of Community Affairs (DCA) Opportunity Zone program and other redevelopment strategies such as Tax Allocation Districts. Community Vision: Growth and Economy Guiding Principle: To support the growth that protects community resources and sustains the high quality of life we want in Athens-Clarke County. Guiding Strategies and Policies: Develop an economic development strategy that encourages high paying business and industry that employ and train a skilled labor force. Establish an atmosphere in which entrepreneurial enterprise is nurtured in Athens-Clarke County. Develop an economic development strategy that promotes Athens-Clarke County as the commercial, tourist, educational, medical, arts and recreation center of Northeast Georgia. Land Use Guiding Principle: To enact land use policies that avoids urban sprawl. Guiding Strategies and Policies: Make as a priority the development of mixed uses, redevelopment and revitalization of existing underutilized commercial and industrial areas over development of new land for commercial purposes. Facilitate, through incentives and standards, commercial development and redevelopment as distinct commercial centers while discouraging "strip commercial (development characterized by shallow commercial frontages along major thoroughfares, with multiple curb cuts, large front yard parking, single-storied and often single-purpose buildings, with minimal pedestrian access). Encourage redevelopment and in-fill over development of new property on the periphery of the urban area. Implement redevelopment of Downtown-East. 6

7 Neighborhoods and Housing Guiding Principle: To assure that neighborhoods reflect standards that respect the history and character of the community. Guiding Strategies and Policies: Encourage mixed use developments/redevelopment of residential, office, commercial and public uses in potential redevelopment areas utilizing the Downtown East development planning process. -Consistency with Other Reports and Plans: Athens-Clarke County - Future Commercial Land-Use Needs Assessment (2007) This study evaluated the current and projected land use needs of Athens-Clarke County. This study identified areas that are consistent with the URP. Indentifies five focus areas in Athens-Clarke County that may become suitable for redevelopment between 2007 and o Business Corridor, along Highway 29 from the west o Employment Corridors, north of the Loop o Downtown, north of the University of Georgia campus o Northeast Corridor Commercial o Southeast Corridor Commercial These five focus areas are consistent with the area identified for redevelopment under the URP. 7

8 Findings of Necessity for Redevelopment Poverty To qualify under the Urban Redevelopment Act (O.C.G.A et. seq.) the designated area must be within or adjacent to one or more contiguous Census Block groups with a 15 percent or greater poverty rate. All Census Blocks identified in the URP area have a poverty rate significantly greater than the 15 percent poverty threshold. Census Tract Census Block Percent of LMI Households in Block Group % % % % % % % % % % % % % % % % % % % % % % Figure C: Poverty Rates for Athens-Clarke County Census Tract and Block Groups within the Urban Redevelopment Plan area. Source: 2000 U.S. Census Data 8

9 Unemployment In the development of the URP, the measure of U.S. Census Tracts or adjacent Census Tracts with unemployment rates higher than county average were utilized in selecting potential areas for the Plan. Unemployment Rate By Year Clarke County Average Census Tract * * * * *Areas adjacent to Census Tracts with high unemployment Figure D: Yearly Unemployment Rates by Athens-Clarke County Census Tracts within the Urban Redevelopment Plan area. Source: Georgia Department of Labor 9

10 Vacancy Rates The 2000 U.S. Census Bureau data reported an overall vacancy rate for ACC of 5.74% and a vacancy rate of 6.25% for the URP area. Non-URP areas had a 5% vacancy rate. The U.S. Census Bureau Community Survey reported an overall vacancy for ACC of 15.5% and a vacancy rate of 17% for the URP area. Non-URP areas had a 14% vacancy rate. This consistent higher vacancy rate in the URP area could suggest a higher level of negative conditions, namely deteriorating/dilapidated buildings, for housing units located within these identified Census Tracts. Code Enforcement Actions Many properties in ACC exhibit a condition of deferred maintenance. These properties exhibit overgrown vegetation, junked vehicles, illegal dumping and litter on private property. Multiple structures within the area are abandoned, deteriorated or dilapidated. Crime The URP utilized 2009 and 2010 crime density maps provided by the Athens-Clarke County Police Department in selecting potential areas for the Plan s area. These maps show the proposed URP area to have the highest concentration of crime within the county. 10

11 Figure E: 2009 Athens-Clarke County Crime Density Map Source: Athens-Clarke County Police Department 11

12 Figure F: 2010 Athens-Clarke County Crime Density Map Source: Athens-Clarke County Police Department 12

13 Photographic Evidence of Need for Redevelopment within Urban Redevelopment Plan Area W. Broad Street Area 13

14 Baxter Street Area 14

15 Hawthorne Avenue Area 15

16 North Avenue Area 16

17 Chase Street/Newton Bridge Road Area 17

18 Oak Street Area 18

19 Willowood Area 19

20 Community s Land Use Objectives In accordance with the Georgia Planning Act, ACCUG has created current and future land use maps for the entire county that includes the proposed URP area. The URP area will retain its current primary land uses. Secondary uses may be introduced into neighborhoods at a future date in order to strengthen them. 20

21 Figure G: Land-based Classification Standards Function Source: Athens-Clarke County Unified Government Comprehensive Plan 21

22 Figure H: Land-based Classification Standards Activity Source: Athens-Clarke County Unified Government Comprehensive Plan 22

23 Figure I: Areas Requiring Special Attention Source: Athens-Clarke County Unified Government Comprehensive Plan 23

24 Figure J: Recommended Character Areas Source: Athens-Clarke County Unified Government Comprehensive Plan 24

25 Description of Land Parcels to be Acquired No land parcels have been identified to be acquired by ACCUG. As redevelopment activities are undertaken, this section will be amended accordingly to reflect any and all parcels necessitating acquisition by ACCUG. Structures to be Demolished or Rehabilitated Through its nuisance abatement and code enforcement processes, the municipal court of ACCUG has the power to declare that certain dwellings, buildings, or structures are unfit for human habitation or for its current commercial, industrial, or business use if the (a) structure is found not to be in compliance with applicable codes; (b) is vacant, dilapidated, and being used in the connection with the commission of drug crimes; or (c) constitute an endangerment of the public health or safety as a result of unsanitary or unsafe conditions (Athens-Clarke County Code of Ordinances: Part III, Title 3, Chapter ). All properties within ACCUG meeting these code specifications may be subject to demolition and/or rehabilitation orders. Plan to Leverage Private Resources for Redevelopment ACCUG has identified several measures for the encouragement of private resources to redevelop the area identified in the URP. Opportunity Zones Upon approval of the URP, the community will seek designation of seven Opportunity Zones. Opportunity Zones are intended to encourage development, redevelopment and revitalization in areas through job tax credits. This tax credit allows the maximum job tax credit of $3,500 per job created for businesses that create 2 or more jobs. Opportunity Zones also expand the definition of business enterprise to any legal business. Enterprise Zones Several areas within the URP area have been identified for potential Enterprise Zones. These Zones would offer property tax abatement for a period of up to 10 years for businesses that create 5 or more jobs. Tax Allocation Districts Tax Allocation Districts (TADS) are an economic tool used to promote investment in underdeveloped areas using tax increment financing (TIF). In 2006, a referendum was passed to allow the county the right to exercise redevelopment powers under the Redevelopment Powers Law (O.C.G.A ). These redevelopment powers allow the use of TADS within ACC. 25

26 Community Development Block Grant ACCUG will continue to support urban redevelopment through its CDBG annual allocations. Small Business Funding Programs o Growth Fund Revolving Loan Fund ACCUG Department of Human and Economic Development (HED) maintains and funds gap financing program for small businesses. The mission of this program is to aid in the creation or expansion of small businesses and to support job creation within ACC. o Green Business Revolving Loan Fund - ACCUG HED maintains and fund loan programs for new and existing ACC businesses to become more energy efficient or to implement eco-friendly products or services into their business. Special Purpose Local Option Sales Tax (SPLOST) SPLOST is the use of sales tax proceeds as funding for capital improvement projects that would otherwise be paid for with general fund and property tax revenues. This sales tax revenue is authorized by Georgia law and is imposed upon the approval of a local referendum by the voters of ACC. Strategy for Relocating Displaced Residents The ACCUG has no plans to acquire possession of and/or clear areas to carry out the URP that will lead to the displacement of residents. Covenants and Restrictions to be Placed on Properties It is ACCUG s desire for current property owners to retain their property and to redevelop and revitalize the property in a manner that alleviates slum and blight condition. This includes adhering to all current and future covenants and restrictions placed upon the property by existing planning and zoning procedures. At this time no changes to the existing development regulations are proposed as a part of the URP. Public Infrastructure to be Provided The proposed URP area is currently serviced by the ACCUG in regards to services and infrastructure. Infrastructure improvements and upgrades will continue to be identified and accomplished through interdepartmental planning and capital improvements initiatives (i.e. Comprehensive Plan, URP amendments). At this time there are no additional infrastructure needs within the identified URP area. 26

27 Strategy for Implementing the Plan 1. Along with the adoption of this URP, ACCUG acknowledges its power under the Act to create an Urban Redevelopment Authority to oversee the implementation of this Plan. Until the Urban Redevelopment Authority is created, the Mayor and Commission of ACCUG will retain the urban redevelopment project powers (described in O.C.G.A ) that are activated by the adoption of this document. Once the Urban Redevelopment Authority is created the designated redevelopment powers may be assigned to an Urban Redevelopment Authority. 2. Support Economic Development ACCUG seeks to encourage the development of small businesses within the URP area. In order to accomplish this, local leaders must foster an environment where entrepreneurs and developers seek to locate within the URP area. In order to create this environment, ACCUG must insure essential services are provided to small businesses looking to locate in these areas, and funding is available for business development. There are several resources that ACC small businesses may access: Small Business Start-up, Planning, and Expansion University of Georgia s Small Business Development Center (SBDC) Goodwill of North Georgia East Athens Development Corporation Funding Sources for Businesses Athens-Clarke County Growth Fund Revolving Loan Fund Athens-Clarke County Green Business Revolving Loan Fund Access to Capital for Entrepreneurs (ACE) Lending East Athens Development Corporation Loan Fund Conventional community lending institutions 3. Rehabilitation or Demolition of Dilapidated Properties Within its existing code enforcement structure and procedures, ACCUG will continue its aggressive removal or rehabilitation of dilapidated properties within the URP area. These actions are anticipated to improve the aesthetic conditions, lower crime activity, and entice commercial growth within the area. 27