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HomeMy WebLinkAboutR-95-17 RESOLUTION NO. ~ A RESOLUTION OF THE CITY OF SEBASTIAN, INDIAN RIVER COUNTY, FLORIDA, PURSUANT TO SECTION 163.360, FLORIDA STATUTES, APPROVING A COMMUNITY REDEVELOPMENT PLAN FOR THE COMMUNITY REDEVELOPMENT PROJECT AREA AS SUBMITTED BY THE COMMUNITY REDEVELOPMENT AGENCY; AND PROVIDIN~ AN EFFECTIVE DATE. WHEREAS, the City Council of the City of Sebastian, Florida has found that one or more blighted areas exist within the City; and WHEREAS, the City Council has found that there is a need for a Community Redevelopment Agency to carry out the rehabilitation, conservation and redevelopment of said blight areas as defined in the Community Redevelopment Plan; and WHEREAS, the City Council has determined that certain powers should be granted to the Community Redevelopment Agency under Chapter 163, Part III, Florida Statutes; and, WHEREAS, the Community Redevelopment Agency has submitted this Community Redevelopment Plan to the Planning and Zoning Board as the City's Local Planning Agency for review with conformity to the City of Sebastian's Comprehensive Plan; and, WHEREAS, the Community Redevelopment Agency following the favorable review of the Planning and Zoning Board of the Redevelopment Plan, recommend that the City Council accept and approve the Redevelopment Plan for the City of Sebastian, Florida. WHEREAS, the City finds facts as follows: 1. A feasible method exists for the location of families, if any, who will be displaced from the community redevelopment area in decent, safe, and sanitary dwelling accommodations within their means and without undue hardship to such families; 2. The community redevelopment plan conforms to the general plan of the municipality as a whole; 3. The community redevelopment plan gives due consideration to the provision of adequate park and recreational areas and facilities that may be desirable for neighborhood improvement, with special consideration for the health, safety, and welfare of children residing in the general vicinity of the site covered by the plans; and 4. The community redevelopment plan will afford maximum opportunity, consistent with the sound needs of the municipality as a whole, for the rehabilitation or redevelopment of the community redevelopment area by private enterprise. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SEBASTIAN, FLORIDA, AS FOLLOWS: SECTION 1. The City Council has determined that the findings of fact contained in this resolution are true and correct. SECTION 2. The Community Redevelopment Plan, hereafter referred to as "Plan", for the Community Redevelopment Project Area, hereafter referred to as "Project", as submitted by the Community Redevelopment Agency, hereafter referred to as "Agency", is in conformity with the requirements set forth in Sections 163.360 and 163.362, Florida Statutes. The Plan, attached hereto as Exhibit "A" and made a part hereof, is hereby approved. 2 SECTION 3. The Plan has been reviewed by the City Planning and Zoning Board and acknowledged to be in conformity with the City of Sebastian's Comprehensive Plan. SECTION 4. The Plan is designed for the rehabilitation, conservation and redevelopment of the Project with the boundaries of such Project set forth in the finding of the blight resolution. SECTION 5. The Agency shall carry out and implement the Plan within the authority granted it by the city Council and pursuant to Chapter 163, Part III, Florida Statutes. SECTION 6. Ail Resolutions or parts thereof in conflict herewith are, to the extent of such conflict, superseded and repealed. SECTION 7. This Resolution shall take effect as provided by law. ,on wa. ~~-- and, upon being put to a vote, Councilmember the vote was as follows: Mayor Arthur L. Firtion Vice Mayor Carolyn Corum Councilmember Louise Cartwright Councilmember Norma Damp Councilmember Raymond Halloran The Mayor thereupon declared this Resolution duly passed and adopted this ~.day of ~~ , 1995. ! CITY OF~EBASTIAN,_ F3~QRIDA Arthur L. Firtion Mayor -.KathryM M. O'Halloran, CMC/AAE City Clerk · Approved as to Form and Content: Clifton A. McClelland, Jr. City Attorney 4 ORIGINAL (AS ADOPTED 3/22/95) (. ~ j Sebastian Community Redevelopment Plan Prepared on behalf of City Council of Sebastian and Sebastian Community Redevelopment Area Agency by CLARK, ROUMELIS & ASSOCIATES, INC. SECTION 1. SECTION 2. SECTION 3. SECTION 4. SECTION 5. City of Sebastian INDEX INTRODUCTION ................................ 3 IDENTIFICATiON OF NEEDS, DEFICIENCIES AND STRENGTHS ............................... 9 History of the Development of Sebastian ................... 9 The Physical Environment ............................ 9 Structural Condition Survey ........................... 9 Sidewalks ...................................... 11 Drainage ...................................... 12 Water Facilities .................................. 12 Sewer Facilities .................................. 13 Fire Protection .................................. 13 Parks ........................................ 13 Residential Housing Impact .......................... 13 Traffic Intersections and Signalization .................... 15 Parking ....................................... 15 Aesthetics ...................................... 16 Current and Future Capital Improvements in the Community Redevelopment Area .................. 18 Community Redevelopment Area Boundary Description ........ 18 MAJOR GOALS, OBJECTIVES AND POLICIES ............ 19 FINANCIAL PLAN ............................... 25 Community Development Block Grant (CDBG) .............. 25 Community Contribution Tax Incentive Program ............. 25 Economic Development Administration ................... 26 Small Business Administration ........................ 26 Main Street Program ............................... 26 Tax Increment Financing ............................ 27 Special Assessment District .......................... 28 Local Contributions ............................... 28 Private Finance Pool ............................... 29 Budgetary Review ................................ 29 INTERGOVERNMENTAL COORDINATION .................. 32 -1- Community Redevelopment Plan SECTION 6. SECTION 7. SECTION 8. City of Sebastian COORDINATION WITH EXISTING CITY PLANS, ..... POLICIES AND ORDINANCES ........................... 33 Comprehensive Plan .................................... 33 Antidisplacement Plan .................................. 33 Acquisition Plan ...................................... 33 Fair Housing Ordinance ................................. 34 Procurement Policy .................................... 34 Section 504 Policy ..................................... 34 CODE OF ETHICS .................................... 36 CAVEATS ......................................... 37 APPENDIX A. BLIGHT RESOLUTION APPENDIX B. MAP 1. COMMUNITY REDEVELOPMENT AREA MAP -2- Community Redevelopment Plan SECTION 1. INTRODUCTION As the City, the citizens of Sebastian, and the merchants of downtown Sebastian consider initiating redevelopment of the downtown, the first question that comes to mind is why. Why spend money redeveloping or improving downtown? There are certainly other areas of the City that deserve public attention. So, why should the City focus specific interest, attention and public dollars on providing improvements to downtown? There are several reasons that redevelopment improvements in the downtown should be undertaken. Among these are: [] Downtown is the heart of the community. The community needs to protect and preserve past public and private investments in downtown. [] The image presented by the downtown reflects the community itself. I1 Downtown will always be a high maintenance area, regardless of economic viability. [] Improvements increase property values. Downtown is the Heart of the Community Downtown Sebastian is the historic and symbolic center of the community. As the community's heart, it is the downtown that maintains the City's pulse. Sebastian's heritage is City of Sebastian -3- Community Redevelopment Plan preserved in its downtown .... The Community Needs to Preserve and Protect Investments in Downtown Sebastian Over the years, both public and private interests have invested in the downtown. Private individuals have established buildings and businesses downtown and the City has provided services for these buildings and businesses. The City (and County and State) have provided streets, sewer, water, parking and sidewalks to the downtown. Even with the demise of the downtown, the streets, sewer lines, water lines and drainage system would still need maintenance. For businesses to continue operation, efficient services must be available. Even if business operations in downtown falter, the City will still have to provide the same services. The Image of Downtown Reflects the Community One of the first places a new resident, or would-be resident, visits is the community's downtown. Is the downtown clean and neat? Is it cluttered? Are buildings and lots occupied or vacant? Are there people downtown? Is signage appealing and helpful? If the downtown looks well maintained and active, the image of the community will be viewed the same. The image of the downtown reflects upon the community as a whole. A vital downtown indicates a vital community; a community that is a good place to live and work. Such a community has better odds of attracting new businesses and maintaining a strong tax base. The Downtown Will Always be a High Maintenance Area With the many roads, public utilities and public properties in downtown, it will always be a high maintenance area. Regardless of whether business in downtown is thriving or not, the City of Sebastian -4- Community Rodevelopment Plan infrastructure system must be maintained and replaced when needed. With an economically viable downtown, the tax dollars generated by its businesses will more than pay for the provisions of public services. Without a viable downtown, the area becomes a tax drain, taking general fund monies from other areas to support ailing infrastructure. Because of past investments made in the downtown, it is imperative that the community ensures that the downtown remains vital so that it is a contributor to the economy, not a drain upon public revenues. Improvements Increase Property Values Improvements to the downtown benefit both property owners and the community. As property values increase, tax revenues and resale values of property also increases. Increasing property values creates a good investment and reinvestment atmosphere. In any market like Sebastian, businesses are never equal to their competition; they are either ahead or behind. To keep ahead of the competition, the downtown businesses must anticipate its competition. As the area grows, new commercial attractions will develop. These new developments will compete for existing and future spendable dollars. It is much easier for downtown Sebastian to keep its existing clientele and win new clientele as new people move into the area, than to win back clientele lost to other shopping markets. Investing now in downtown Sebastian's future will be much more productive than waiting and investing later. The Community Redevelopment Act of 1969 The legislature of the State of Florida, in recognizing that certain areas exist in communities of this State which constitute an economic and social liability by decreasing the tax City of Sebastian -5- Comraunity Rodevelopment Plan base, impairing sound growth, or creating other burdens upon the larger community, has provided through the Community Redevelopment Act of 1969 a means for the local community to conserve, rehabilitate, or redevelop the area, to serve the interests of the public health, safety, morals or welfare of its citizens. Chapter 163, Part III, of the Florida Statutes, tiffed "Community Redevelopment," lays out the requirements for establishing a community redevelopment area, a community redevelopment agency, preparing and adopting a community redevelopment plan, and establishing the tax increment finance district to pay for improvements in the area. In an area such as the Sebastian downtown which exhibits evidence of deterioration and a decrease in the relative share of the tax base, it is important to the community that the downtown area once again provide its proportionate share of revenues, and that the area is strengthened as a vital focal point for the City and region. The Community Redevelopment Plan, and the use of the tax increment financing method, allows the preservation and enhancement of the tax base so that the downtown area pays a higher share of city services than it presently does. Further, it encourages private development through the provision of incentives, stimulates improved use of underutilized land, and prevents further deterioration which has previously resulted in a lower proportionate tax base. The legislation lays out specifically the requirements for a community redevelopment plan. It is necessary that a redevelopment area be designated by resolution of the governing body and that the plan C°nforms to certain statutory requirements. The redevelopment plan must conform to the community's comprehensive plan, must be sufficiently complete to indicate acquisition, demolition and removal activities, as well as redevelopment or rehabilitation proposed to be carded out in the area. The plan shall recommend planning and zoning changes, land uses, maximum densities and building requirements. It is required that the plan provide for relocation should any families be displaced by activities recommended in the plan. There shall be due consideration to adequate park and recreation facilities, especially considering the health, safety and welfare of the children in the planning area. It is important that the plan affords maximum opportunity for rehabilitation or redevelopment by private enterprise. Any recommended non- City of Sebastian -6- Community Redevelopment Plan residential uses shall be necessary and appropriate for the proper growth and development,of the community. The legislature has determined that the preservation or enhancement of the tax base providing tax revenues to the community is essential to the financial health of the community. Further, it has been determined that community redevelopment in a community redevelopment area will enhance the tax base, providing increased tax revenues to all affected taxing authorities, thereby, increasing their ability to accomplish their appropriate purposes. Purpose of the Sebastian Community Redevelopment Plan It has been recognized for a number of years that downtown Sebastian and the adjacent City riverfront plays an important role in the viability of the City's economy. Over recent years, a number of actions have been initiated to recognize the special role of the downtown and to strengthen its economic position. Because downtown Sebastian is a unique and economically significant section of the city, it deserves special effort for preservation, redevelopment, rehabilitation and enhancement. While the more recent efforts in downtown Sebastian have been centered on marketing, business retention, public improvements, as well as parking control. It is now time that program emphasis be expanded to more general economic development activities, focusing on improving and upgrading the infrastructure, more aggressive recruitment of business activities to the downtown, and identifying and pursuing new development opportunities. This can best be accomplished through the adoption of a community redevelopment plan for the downtown community. It is, therefore, the purpose of this plan document to set forth the Community Redevelopment Plan for downtown Sebastian. City of Sebastian ~7- Community Redevelopment Plan Contents of this Report This document sets forth the Community Redevelopment Plan for the City of Sebastian. The sections of this document include an introduction which describes the general setting of Sebastian and, specifically, the downtown community; an identification of needs, deficiencies, and strengths; major goals, objectives and policies; financial plan; overview of intergovernmental coordination; a statement of the relationship of the Community Redevelopment Plan to the existing Sebastian Comprehensive Plan and other local policies, plans and ordinances; code of ethics; caveats and supplemental materials provided in the appendix. City of Sebastian -8- Conununity Redevelopment Plan SECTION 2. IDENTIFICATION OF NEEDS, DEFICIENCIES AND STRENG~3-IS ,, History of the Development of Sebastian Redevelopment Plan The development of this plan is a result of two separate planning efforts. The development of the City's comprehensive plan specifically identified the need to address redevelopment. In addition, capital improvement needs were also identified for the downtown area. However, due to the constraints of the City's revenue and the planning constraints required by State law, the comprehensive plan does not specifically address both private and public improvements that are generally aesthetic in nature, but necessary for the success of the downtown. The other driving force behind the development of the Sebastian Redevelopment Plan was the formation of the Riverfront Study Committee. This committee was formed in 1990 to develop recommendations regarding the future development of this most important resource. The redevelopment area that is proposed in this plan is a direct result of the committee's recommendations to the City Council. The Physical Environment The land uses within the community redevelopment area are commercial offices, retail, residential and recreation. Other business uses within the Community Redevelopment Area include restaurants and service businesses. Residential uses are scattered throughout the study area. It is important to note that the traffic circulation system, including right-of-way for streets and sidewalks, as well as separate parking lots, is a major use of downtown land. City of Sebastian -9- Community Redevelopment Plan Structural Condition Survey The condition of the buildings in the Community Redevelopment Area study area varies considerably. While most of the buildings are structurally sound, there are significant numbers of deteriorated and dilapidated buildings throughout the area. The survey of structural conditions conducted was based upon the following definitions: S~ndard: A standard structure has no visible defects or, possibly, some slight defects correctable in the course of routine maintenance. Slightly Deteriorated: A slightly deteriorated structure is structurally sound but is off a routine maintenance program such that deteriorating characteristics become a visible menace. Continuation of this deterioration would eventually result in the structures becoming more seriously deteriorated. Repairs, more than regular maintenance, are required to bring the structure up to standard. D_~f3:igxat~: A deteriorated structure requires structural repairs not provided in the course of routine maintenance. Such a structure has one or more defects that must be corrected if the unit is to continue providing safe and adequate shelter. D_ilapJ.clat~: A dilapidated structure no longer provides adequate shelter. Such a unit endangers the health, safety or well-being of the inhabitants. This structure has one or more critical defects or a combination of intermediate defects in sufficient number that rehabilitation is not feasible. The presence of dilapidated structures which are infeasible for rehabilitation can present a negative image of the area. Dilapidated structures can be an eyesore, a hazard if occupied, and an attractive opportunity for vandalism. Structures which are deteriorated may exhibit many of these same opportunities, but are feasible for rehabilitation. This represents an opportunity to save City of Sebastian -10- Community Redevelopment Plan a useful building and reuse it productively. Routine inspections and code enforcement: are the primary means to remove dilapidated structures at the current time. When the deteriorated or dilapidated buildings are providing housing to individuals, the problem is especially difficult. If the structures are suitable for rehabilitation, temporary living quarters must often be found while rehabilitation takes place. If the structures are dilapidated and infeasible for rehabilitation, it is then necessary to find other housing for individuals living there. Table 1 STRUCTURAL SURVEY Type Total Standard Slightly Deteriorated Deteriorated Dilapidated Residential 41 5 15 Commercial 87 49 30 19 1 10 0 The survey of the Community Redevelopment Area provides an indicator of the actual need. Based on the data collected, 58.14 percent of the structures have deficiencies. Sidewalks While detailed data is not available, a visual observation of the pedestrian system in the Community Redevelopment Area study area indicates that sidewalks are insufficient in meeting either the recreational or commercial pedestrian traffic needs. While the need for sidewalks may not be viewed by some as a top priority item, a successful downtown does require safe and convenient pedestrian movement. , City of Sebastian - 11- Community Redevelopment Plan It is important to provide paved walkways and properly designed ramps to make public.. facilities in the general downtown area more accessible to all individuals including handicapped persons. The Riverfront Study also identified pedestrian access as a major development concern for the enhancement of the riverfront. The Riverfront Study Committee proposed the development of a linear park on the east side of Indian River Drive. The park would extend the length of the Study area, utilizing road and utility right-of-ways where possible. Purchase of private property may be deemed appropriate for a complete cohesive design. Drainage The drainage system in the downtown area is primarily controlled by the inlets and outflows created by the Florida Department of Transportation during the widening of U.S. 1. Due to the lack of "as-built" plans for the drainage system, it is difficult as part of this review to determine the current and long-range needs. As improvements are made in the downtown, every effort should be made to assess the impact the improvements will make to the immediate drainage system and to determine if cost-effective improvements can be made to the system during the construction of the improvements. Every effort should be made to establish a master drainage plan for the Community Redevelopment Area and the City as a whole that can be referenced during phased improvements to specific locations in the downtown. Water Facilities The water facilities system currently impacts the ability of the Community Redevelopment Area to promote growth of certain services in the downtown due to limitations. The City is currently coordinating with the County to extend services within the Community Redevelopment Area. Additional studies will be necessary to address additional growth and development within the Community Redevelopment Area. City of Sebastian - 12- Community Redevelopment Plan Sewer Facilities The City is currently making improvements to the sewer system by contracting with the County to provide sewer service to the riverfront area. A force main line has been installed along Indian River Drive. While this line does allow for the connection of individual businesses and residences, it is usually more cost effective to provide service through the installation of a gravity line service. However, due to existing utilities within the construction area, it has been determined to be cost prohibitive to construct a gravity line along Indian River Drive. Further review of the cost effectiveness of providing sewer service within the Community Redevelopment Area should be conducted periodically. Fire Protection As additional water service is provided within the Community Redevelopment Area, fire protection should be improved through the installation of sufficiently sized water lines to meet commercial and residential fLre flow requirements. In addition, sufficient fire hydrants and valves should be installed with all new water line extensions. These improvements will have a positive impact on the current fire protection system and will provide an incentive for the location of new businesses. Parks The City of Sebastian is blessed with excellent natural recreational resources, with many of the parks located on the Indian River. This recreational resource provides a certain amount of tourist/recreational traffic into the Community Redevelopment Area. Improvements are needed at the Riverfront Park which currently has inadequate parking. In addition to parking, the Riverfront Park is designed as the staging area for the proposed riverfront park/development. City of Sebastian - 13- Community Redevelopment Plan Beyond parking facilities, additional landscaping, utility relocation and sidewalk/crosswalk improvements are necessary. Residential Housing Impact The structural needs analysis indicated that a small percentage of the structures in the Community Redevelopment Area are residential. However, a high percentage of the residential units are deteriorated or dilapidated. The Community Redevelopment Agency shall address residential impact through the following manner: 1. Promote the rehabilitation of residential units through both private and public resources (i.e., CDBG and SHIP funds). Financial institutions participating in the loan pool shall actively promote financing of residential rehabilitation in and adjacent to the Community Redevelopment Area. 2. Active code enforcement will be utilized to insure safe, sanitary housing conditions in the Community Redevelopment Area. The Community Redevelopment Agency should review the Land Development Regulations and the building code requirements to insure a consistent policy with Community Redevelopment Agency objectives for existing and future residential structures in the Community Redevelopment Area. City of Sebastian 3. The Community Redevelopment Agency shall monitor the conversion of residential units to commercial use to insure that involuntary displacement does not occur and that the conversion construction is consistent with the goals for the Community - 14- Coimnunity Redevelopment Plan Redevelopment Area and the aesthetic goals of the Community Redevelopment Agency. Traffic Intersections and Signallzation A preliminary field investigation indicates many areas within the Community Redevelopment Area that are not conducive to pedestrian use. These areas can be improved by providing landscaping and therefore, provide a visible justification for pedestrian use. Furthermore, engineering design improvements, making pedestrian accessibility a priority, can be achieved throughout the Community Redevelopment Area. It may be necessary to conduct a more extensive engineering investigation of intersections, especially high hazard locations, in order to identify additional improvements as part of Sebastian's ongoing roadway maintenance and improvement program. Parking The current need for parking is not based strictly on the number of on and off-site spaces currently available, but is tied to the need to improve the downtown landscaping which would promote greater use of pedestrian traffic, the safety of available parking on existing major roadways and the grandfathering of existing land use which may adversely impact the availability of downtown parking. The City of Sebastian utilizes a traditional parking strategy in which parking requirements are tied to zoning, specific structural use and the size of the structure being used. The current planning system requires the utilization of prime commercial property for parking, hindering the expansion or development of many of the vacant parcels in the downtown. A reverse strategy has been utilized in other communities that were facing decline in which the City of Sebastian -15- Community Redevelopment Plan parking space requirements were minimized allowing for greater in-fill. The result is the creation of greater pedestrian traffic due to the increased distance of vehicle parking from the destination. However, this strategy does not work unless aesthetic improvements are made to make the experience pleasing for the vehicle driver/pedestrian. With the increased growth and tax revenues, parking concerns and planning can be dealt with as an infrastructure need. Centralized parking lots, which minimize the use of prime commercial property, can be purchased through funds generated through tax increment financing and through special assessments on the business district that created the need. The use of tax increment financing and special assessments are further described in Section 4. The City has begun the process of purchasing property in the Community Redevelopment Area for the development of parking. A parcel has been purchased adjacent to the Riverfront Park for this vary purpose. The City is applying for a Community Development Block Grant (CDBG) to make the necessary improvements to develop the parcel into a landscaped parking facility. Aesthetics An important part of redeveloping any area is its appearance. While many aspects of appearance will improve as the structural conditions are improved, as redevelopment takes place for economic reasons, as streets are repaired and infrastructure is upgraded, some aspects of the appearance of a downtown must be given special attention. Public improvements in a downtown are often concerned with the appearance of the streetscape. The streetscape is the combination of all elements in a pedestrian or vehicular area, usually the public right-of-way, and includes street furniture, landscaping, sidewalks, lights, signs, and the relationship of each of these elements both to each other and to adjacent buildings. Standards need to be adopted for the Community Redevelopment Area with regard to these elements of the streetscape. Sidewalks, an essential part of the pedestrian circulation system, were discussed earlier in this chapter. For the purposes of this discussion the streetscape includes the street furniture (items such as benches, City of Sebastian -16- Community Redevelopment Plan planters, trash receptacles, kiosks, etc.), landscaping (trees, tree grates, guards and irrigation)~ and lights. In order to make an area attractive for pedestrians, improvements to the appearance, or the streetseape, are necessary. Such improvements are now evidenced in Sebastian with very limited utilization in the downtown. While individual property owners have made improvements to their building facades and, in some cases, upgraded and installed landscaping, there has not yet been a comprehensive program throughout the entire downtown to upgrade the streetscape. An aesthetics needs analysis needs to be conducted for the overall Community Redevelopment Area. A preliminary cost estimate is established in Table 2. This estimate does not include design or permitting cost associated with the proposed construction activities. TABLE 2 AESTHETIC NEEDS ASSESSMENT ~11nl Activity Quantity Estimated Total Unit Price Estimated Cost Pier Improvements Shoreline Stabilization Riverfront Parking Resurfacing Pavement Pedestrian Lighting Street Furniture (benches, etc.) Landscaping Demolition of Substandard Structures Total Lump Sum $ 75,000 Lump Sum $ 20,13130 Lump Sum $305,020 23,500 SY $ 4.45 $10~,575 100 $1,830.00 $183,C03 20 $2,000.00 $40,000 Lump Sum $103,000 Lump Sum $50,000 City of Sebastian - 17- Community Redevelopment Plan Current and Future Capital Improvements in the Community Redevelopment Area There are currently several capital improvements being addressed in the Community Redevelopment Area as identified in the Comprehensive Plan, as of the adoption of this plan. Current improvements include a drainage study, water and sewer service expansion and a traffic circulation study. Future capital improvements in the Community Redevelopment Area shall be in conformance with the Capital Improvements Element of the Comprehensive Plan, except for emergency or disaster related improvements. Community Redevelopment Area Boundary Description The Community Redevelopment Area boundary description is defined as starting at the southern most point of the City limits located on Indian River Drive, north to the northern City limits, west to the FEC railroad and extending south along the western most boundary of the railroad fight-of-way to the southern City limits, and extending east along the southern City limits to the point of origin. City of Sebastian Community Redevelopment Plan SECTION 3. MAJOR GOALS, OBJECTIVES AND POLICIES Each section begins with a goal statement which outlines actions used to obtain specific outcomes. Measurable outcomes are identified where possible and completion dates are proposed. The objectives identify activities for achieving the desired goals of the downtown redevelopment. A. PROPOSED GOALS AND OBJECTIVES: Goal 1 Overall Redevelopment: Establish downtown Sebastian as a focal point for the community and attract visitors from the entire region. Objective 1.1 Increase the visual attractiveness and unity of downtown Sebastian by identifying a common theme by 1996. Objective 1.2 Encourage additional civic activities and community events in the downtown area by 1995. Objective 1.3 Maintain and enhance existing development and encourage an additional 15% development of undeveloped or underdeveloped property in the Community Redevelopment Area by 1998. Goal 2 Overall Image Goal: Increase the visibility, identity and unity of the downtown through physical design, promotion, uniform store hours and improved signage by 1998. Objective 2.1 Develop a unified advertisement campaign for downtown retailers by 1996. Objective 2.2 City of Sebastian Adopt standards for the redevelopment of historic structures by 1997. - 19- Community Redevelopment Plaa Objective 2.3 Publish a list of under-represented specialty retail shops by 1996. Objective 2.4 Goal 3 Objective 3.1 Policy 3.1.1 Policy 3.1.2 Objective 3.2 Policy 3.2.1 City of Sebastian Construct "Welcome to the City of Sebastian" signs by 1996. Overall Land Use Goal: Foster a diversified economic base and the efficient use of land downtown. Encourage the preservation and restoration of buildings of historic and/or architectural significance through the review, adoption, and enforcement of a Historic Preservation Ordinance by 1997. Develop and implement design standards and a design review Board as a part of the Historic Preservation Ordinance. The Community Redevelopment Agency shall encourage the renovation of historic buildings to promote commercial office and limited residential facilities within and around the designated Community Redevelopment Area by working with owners in the approval process and assisting them in obtaining possible funding from State and Federal sources. The City shall promote and encourage redevelopment of substandard or deteriorating housing through code enforcement. The Community Redevelopment Agency shall analyze the need for facade improvements to commercial structures in the Community Redevelopment Area by 1997. Commercial facilities that must comply with the Americans with Disabilities Act shall be included in the analysis. The need for facade improvements will be considered by the Community Redevelopment Area Agency and the City Council during the budget -20- Community Redevelopment Plan Objective 3.3 Policy 3.3.1 Goal 4 Objective 4.1 Objective 4.2 Objective 4.3 Objective 4.4 City of Sebastian allocation of the community redevelopment trust funds and during at least one public hearing related to the Small Cities Community Development Block Grant application process. The Community Redevelopment Agency shall annually review the need and feasibility of annexation. Upon the determination by the Community Redevelopment Agency that annexation is necessary, the Agency shall submit a report to the City Council within six months. Environmental Goal: Create an attractive, safe and comfortable environment that is conducive to activities during the day and evenings. Maintain city services for sidewalk maintenance and landscaping. Continue to encourage building improvements by property owners. Consider policies to encourage shade tree and other canopy features in the pedestrian areas by 1997. Develop handbook to assist civic groups with community events to be held in the Community Redevelopment Area. Continue to hold/host special community activities and events in the downtown to draw visitors, tourists and community members to the Community Redevelopment Area by 1998. Emphasize pedestrian orientation in the Community Redevelopment Area through landscape features, pedestrian-scale lighting and street furniture. Begin a phased program by 1996. -21- Community Redevelopment Plan Objective 4.5 Objective 4.6 Objective 4.7 Objective 4.8 Goal 5 Objective 5.1 Objective 5.2 Objective 5.3 Objective 5.4 City of Sebastian Begin a visual enhancement program through the elimination of.visual pollution and by screening surface parking areas with landscaping or other means by 1996. Eliminate blighted and dilapidated structures to improve appearance of vacant lots/parcels by 1997. Study the use of non-traditional walkways in the Community Redevelopment Area by 1996. Encourage the improvement of back lots and alleyways as a non-traditional open space for customers and downtown employees by 1997. Transportation Goal: Provide an integrated transportation system within and to the downtown by 2000. Develop an effective marketing and management system for the current parking system by 2000. This should include a unified signage and parking lot improvements / maintenance program. Study traffic circulation of the downtown and surrounding areas to determine best circulation pattern by 1998. Provide appropriate traffic control devices which are integrated with the design of the downtown and which will improve traffic accessibility and internal circulation by 1999. Develop a master plan for accessibility improvements by the handicapped to and within the redevelopment area by 1997. Plan should include current -22- Community Redevelopment Plan Goal 6 Objective 6.1 Policy 6.1.1 Objective 6.2 Goal 7 Objective 7.1 City of Sebastian analysis conducted on City owned properties located within the Community Redevelopment Area. Public Services Goal: Ensure the provision of adequate and efficient public services to support additional development in the Community Redevelopment Area. A comprehensive analysis of existing utility facilities within the Community Redevelopment Area should be done to determine each system's capacity as it relates to existing land uses and possible increases in land use intensity by 1997. Provide adequate City services and amenities in the Community Redevelopment Area (such as parking and streetscaping) to encourage private investment in the Community Redevelopment Area, Analyze the feasibility of underground installation of all aerial utility facilities in the Community Redevelopment Area and certain other areas within the redevelopment area by 1995. Community Redevelopment Area Agency Goal: The Community Redevelopment Area Agency shall aggressively develop, plan, f'mance and construct improvements to the Community Redevelopment Area in an effort to further the redevelopment effort. By 1996, the Community Redevelopment Area Agency shall adopt a strong policy of utilizing redevelopment funds for those projects that can show justifiable gain in the property value or redevelopment impact in the Community Redevelopment Area. -23- Community Redevelopment Plan Policy 7.1.1 Objective 7.2 Objective 7.3 Objective 7.4 City of Sebastian Create incentives for deVelopment in the Community Redevelopment Area in order to achieve the desired mix of uses. The Community Redevelopment Area Agency shall allocate up to 10% of the funds generated by tax increment financing for the appointment or sponsorship of a staff position that is responsible for development and redevelopment activities in the downtown by 1998. Development of a quarterly meeting schedule for the Community Redevelopment Area Agency for the purposes of conducting and overseeing Community Redevelopment Area business. The Community Redevelopment Agency shall promote participation by local financial institutions in the Community Redevelopment Area loan pool, which could be utilized in conjunction with funds maintained in the Redevelopment Trust Fund. -24- Community Redevelopment Plan SECTION 4. FINiCaL PLAN The following sources are based on identification of need and should not be considered an exhaustive list of financial sources: Community Development Block Grant (CDBG) The Florida Department of Community Affairs administers the CDBG program as a "pass through" grant program from the U.S. Department of Housing and Urban Development. The program provides financial assistance to eligible local governments in the area of housing rehabilitation, neighborhood revitalization, commercial revitalization and economic development. The City intends to apply for funds in the 1995 funding cycle to address many of the needs identified in this plan. This program will be the primary focus of the City's grant activities throughout the 1990s. Community Contribution Tax Incentive Program This program was created by the Florida Legislature to encourage corporate involvement in community revitalization. This program allows businesses a fifty percent credit on Florida corporate income tax or insurance premium tax for donations to local community development projects. Donations must be made through an eligible nonprofit corporation conducting an approved community development project. This program can address the revitalization of the historic structures identified in the Community Redevelopment Area. Eligible historic preservation projects have as their goals the improvements or substantial rehabilitation of housing, commercial, industrial or public facilities in a "historic preservation district." The City of Sebastian can promote private participation by utilizing this incentive program. City of Sebastian -25- Community Redevelopment Plan Economic Development Administration This Federal agency provides grants to fund public works projects. This grant/loan program assists distressed communities to attract new industries, encourages business expansions and primarily focuses on generating long-term, private sector employment opportunities. As funding sources and project phases solidify, this program should be reviewed as a funding source to be matched with private funds. Small Business Administration Most SBA financing is done under the 7-A program, which focuses on working capital needs. Under this program, 'banks loan capital to small businesses and the federal government guarantees 90 % of the loan amount. The loans usually extend for 5 to 7 years. The other SBA program is known as "SBA 503". This program provides existing, viable small businesses with long-term, below market rate financing for the acquisition of land and building, machinery and equipment and construction and renovation which results in job creation. The Community Redevelopment Agency, the City Council and other local interest groups should promote educational understanding of the opportunity that is available under these programs. The programs are administered through the Florida Department of Commerce which is willing to provide on-site technical training and educational presentations. Main Street Program This program is designed to foster economic revitalization of the central cores of small cities in Florida. The four elements of this program are: City of Sebastian -26- Community Redevelopment Plan 1. Organization of downtown leaders. Promotion of downtown as an exciting and attractive place in which to shop, work and live. 3. Address visual image of the downtown through quality design and preservation. e Analyze strengths and weaknesses of the downtown to bring about economic restructuring. This comprehensive approach emphasizes close cooperation between the public and private sectors and gradual implementation with periodic assessments. One key to the success of the Main Street Program is the coordination provided by the local Main Street Manager. Each participating City must hire and pay salary and benefits for a full-time manager who, in turn, is the catalyst for the downtown activities. The Manager works on the four Main Street elements, and devotes all of his or her energies to returning the downtown to an environment which is vital and stimulating for all. Tax Increment Financing The ability to use tax increment revenues for community redevelopment is authorized by Chapter 163, Part iii, Florida Statutes. Once the City designates an area as the Community Redevelopment Area, the assessed valuation of the area is "frozen" commencing with the certified tax rolls as of a specified date, as the base year, in order to derive tax increment revenues. Such revenues must be used by the agency to pay for approved projects within the Community Redevelopment Area, either on a pay-as-You-go basis or as security for bonds, the proceeds of which must be used for such lawful purposes as described in Chapter 163, Florida Statutes. City of Sebastian -27- Community Redevelopment Plan Upon the adoption of this plan, a Tax Increment Financing Plan will be implemented with the creation of a Community Redevelopment Trust Fund, as specified in Section 163.387, Florida Statutes. Once the tax increment funds are deposited into the Community Redevelopment Trust Fund as a result of Tax Increment Financing, an assessment of long-term revenue stability needs to be conducted and the use of bonds based upon the tax increment revenues needs to be reviewed as a long term capital improvement source. Upon the completion of this analysis, the Community Redevelopment Agency shall establish a time certain for completing all redevelopment financed by increment revenues, which shall occur not later than 30 years after the fiscal year in which the plan is adopted, as required by Section 163.362(10), Florida Statutes. The financial assessment shall determine whether revenue bonds will be necessary to maximize the efforts to complete infrastructure projects within the 30-year completion period as required by Florida Statute. Revenue bonds issued by the Community Redevelopment Agency shall comply with the requirements of Sections 163.387(4) & (5), Florida Statutes. Special Assessment District The area intended for improvements can be established as a special assessment district where the individuals receiving benefit from the improvements will be assessed for their share of the improvements. This is usually done on a "front-foot" basis but can be done on an area-wide basis. Bonds can be issued using the revenues to be generated by the assessment district as security. The revenues raised are dependent upon the size of the assessment and project. Further analysis of this financing option will need to be included in future updates to this plan. Local Contributions Local organizations and nonprofits can raise funds for specific projects identified in this City of Sebastian -28- Community Redevelopment Plan plan. Every effort should be made to coordinate with the agencies identified under Intergovernmental Coordination. Funds raised specifically for needs identified in this plan by local organizations or nonprofits may be deposited into the Redevelopment Trust Fund. Private Finance Pool The availability of public funds for private improvements in the Community Redevelopment Area is limited, making it impossible to address the immediate private needs of the area solely on government funding sources. As a result of this need and the development of this policy, a cooperative effort by local lending institutions is needed and shall be promoted through the development and implementation of this policy. Local institutions are encouraged to review this Community Redevelopment Plan and determine the level of involvement that their institution can offer to the needs identified herein. The Community Reinvestment Act of 1977 requires banks to define a service area, assess local credit needs and make efforts to meet the community's needs. This plan can service as the basis for goal establishment and planning for local institutions. The City of Sebastian, as the primary agent for this plan, will maintain a standing file for local banks to submit letters of participation. As the City develops specific plans for addressing both private and public needs in the Community Redevelopment Area, participating institutions will be included in the development and financing phase of the projects. All letters of participation by financial institutions will be attached and shall become a part of this plan as they are received. Budgetary Review At the first quarterly meeting after the Tax increment Funds have been deposited into the Trust Fund, the Community Redevelopment Area shall develop a budget for the proceeding year. City of Sebastian -29- Community Rodev,lopment Plan The budget shall specifically establish spending categories and budgetary amounts. Any remaining unencumbered funds from the preceding budget year shall be deposited into an escrow account on the last day of the fiscal year of the Community Redevelopment Agency for the purpose of later reducing any indebtedness to which increment revenues are pledged. The Community Redevelopment Agency shall evaluate the programs and revenue sources listed above during the budgetary review process to insure maximum utilization of available resources. Revisions to the budget during the fiscal year shall be preceded by public notice (Chapter 120, Florida Statutes), public hearing, and shall be approved by the majority of the Community Redevelopment Agency members. Moneys in the redevelopment trust fund may be expended for the following purposes, in accordance with Section 163.387(6), Florida Statutes: 1. Administrative and overhead expenses necessary or incidental to the implementation of the community redevelopment plan. 2. Expenses or 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. 3. Acquisition of real property in the Community Redevelopment Area. 4. Clearance of real property for redevelopment. City of Sebastian Repayment of principal and interest for loans, advances, bonds, -30- Conununity Redevelopment Plan bond anticipation notes and any other form of indebtedness. City of Sebastian -31- Conmmnity Redeveloprnent Plan SECTION 5. INTERGOVERNMENTAL COORDINATiON While all of the community redevelopment area is within the City limits and, thus, is within the jurisdiction of the City Council, there are other agencies and organizations which have an interest in or responsibility for the Community Redevelopment Area. Those groups include the following: Sebastian Chamber of Commerce Community Development Block Grant Citizen Advisory Task Force Sebastian Planning and Zoning Commission Community Redevelopment Agency The success of this plan for the downtown of Sebastian depends upon the coordination of all responsible agencies and organizations for the Community Redevelopment Area. Specific site plans for new construction or redevelopment in the downtown will be reviewed by the Sebastian Planning and Zoning Committee. The Sebastian Area Chamber of Commerce has a major responsibility for promotional activities and business recruitment to the general area. Their role can be strengthened to focus specifically on the recruitment of new business activity in the Community Redevelopment Area. The Sebastian City Council, serving as the Community Redevelopment Agency, will have primary responsibility for carrying out the projects identified in this plan and ensuring the future integrity of the Community Redevelopment Area. Decisions by the Sebastian City Council should be carefully coordinated with the contents of this plan. The Community Redevelopment Agency will comply with requirements for environmental assessment on federally funded projects and shall comply with the Governor's Intergovernmental Review Process, which insures compliance with State and Federal environmental protection regulations, on all construction related activities. City of Sebastian -32- Comraunity Redevelopment Hah SECTION 6. COORDINATION WITH EXISTING CITY PLANS, POLICIES AND ORDINANCES Comprehensive Plan Section 163.362(2)0a), Florida Statutes requires that the Community Redevelopment Plan include limitations on the type, size, height, number and proposed use of buildings. However, this provision has not been revised since the passage of the Growth Management Act of 1985 and the subsequent requirements for Dacal Comprehensive Plans and Land Development Regulations. Therefore, the Community Redevelopment Agency shall be bound to the adopted Comprehensive Plan and the Land Development Regulations. However, the Community Redevelopment Agency shall make recommended revisions that would enhance the Community Redevelopment effort. Antidisplacement Plan The City of Sebastian adopted an Antidisplacement Plan as part of the CDBG program. This plan shall serve as the Antidisplacement Plan for the Community Redevelopment Agency. This plan provides a guideline for addressing both residential and commercial displacement by providing fair compensation for both voluntary and involuntary displacement. Acquisition Plan If the Community Redevelopment Agency determines that the acquisition of property is required by the Community Redevelopment Plan and complies with the requirements of the Section 163.360(7), Florida Statutes, the Community Redevelopment Agency shall establish deed restrictions or covenants on all property acquired by the Community Redevelopment Agency for City of Sebastian -33- Community Redevelopment Plan specific redevelopment purposes. The acquisition process shall be governed by the Sebastian Acquisition Plan which identifies procedures for both voluntary and non-voluntary acquisition. Acquisition of property, including easements and right-of-way, using federal funds shall occur in accordance with the Uniform Relocation Act of 1970, as amended, and with all State and Federal regulations which may apply. The Community Redevelopment Agency has the right to acquire property through eminent domain pursuant Section 163.375, Florida Statutes. However, every effort should be made to utilize voluntary acquisition or alternative sites when possible. Fair Housing Ordinance This ordinance promotes equal housing opportunity and prohibits discriminatory practices by timely processing of complaints, by conciliation and mediation, and by public hearings. The Community Redevelopment Agency shall further promote fair housing within the CRA. Procurement Policy The City of Sebastian Procurement Policies and Procedures for Community Development Block Grant Programs and Projects shall be deemed the official procurement policy of the Community Redevelopment Agency. The policy addresses methodology for all levels of procurement (i.e., simple, intermediate and formal). Section 504 Policy The City of Sebastian is progressing toward City of Sebastian -34- compliance with Section 504 of the Community Redevelopment Plan Rehabilitation Act of 1973, as amended, and is taking positive, affirmative steps to ensure satisfactory and timely compliance. The City is committed to ensure that it does not discriminate on the basis of handicap, nor any other factor which may set one group, or individual, apart from another. Actions being taken to promote handicapped nondiscrimination include: Adoption of a Compliance Policy Self Evaluation of Public Facilities Preparation and adoption of a Transition Plan Installation of a Telephonic Devise for the Deaf Appointment of a Program Coordinator Since the majority of the public facilities affected by this policy and the Americans with Disability Act are located within the Community Redevelopment Area, it shall be a priority of the Community Redevelopment Agency to address noncomplying facilities identified in the transition plan. The Community Redevelopment Agency shall analyze the requirements of the Americans with Disability Act prior to the design of capital improvements within the Community Redevelopment Area. City of Sebastian -35- Community Redevelopment Plan SECTION 7. CODE OF ETHICS The officers, board members and employees of a Community Redevelopment Area Agency created by Section 163.357, Florida Statutes shall be subject to the provisions and requirements of Part III of Chapter 112, Florida Statutes. If any such official, board member or employee presently owns or controls, or owned or controlled within the preceding two years, any interest, direct or indirect, in any property which he or she knows is included or planned to be included in a Community Redevelopment Area, he shall immediately disclose this fact in the manner provided in Part III of Chapter 112. Any disclosure required to be made by this section shall be made prior to taking any official action pursuant to this section. City of Sebastian -36- Community Redevolopment Plan SECTION 8. CAVEATS Areas not covered in detail in this plan which arise during the implementation or construction phase will be handled as the situation may dictate so as not to impede progress. In every case, the City Manager will document the problem or situation and immediately communicate it to the City Council. If the item is unique, it will be resolved at the appropriate decision level--ultimately by survey of elected officials if necessary. If the item has the potential for reoccurrence, it shall be resolved and then included as an addendum to this policy. City of Sebastian -37- Community Redevelopment Plan Adopted by City Council on ~ct~.. ..... ~ 'Sk , 1995. Attest: Clerk Chief Elected Official City of Sebastian -38- Community Redevelopment Plan APPENDIX A - BLIGHT RESOLUTION City.of Sebastian Community Redevelopment Plan RESOLUTION NO. R-95-12 A RESOLUTION OF THE CITY OF SEBASTIAN, INDIAN RIVER COUNTY, FLORIDA, FINDING THE DOWNTOWN AREA TO BE A BLIGHTED AREA; FINDING THAT REHABILITATION, CONSERVATION OR REDEVELOPMENT OF THE AREA IS NECESSARY IN THE INTEREST OF THE PUBLIC HEALTH, SAFETY, MORALS OR WELFARE OF THE CITY RESIDENTS; DECLARING THE CITY COUNCIL TO BE THE COMMUNITY REDEVELOPMENT AGENCY FOR THE AREA; PROVIDING FOR REPEAL OF RESOLUTIONS OR PARTS OF RESOLUTIONS IN CONFLICT HEREWITH; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the city Council of the City of Sebastian is aware of a general decline in appearance and commercial viability in the downtown area of Sebastian, and wishes to utilize all available prudent measures to reverse the decline, and WHEREAS, whether there is a necessity for redevelopment, conservation or rehabilitation in the area, according to the requirements of Section 163.355, Florida Statutes, and WHEREAS, the City Council of the city of Sebastian accepts the report of the study, attached hereto as Exhibit A, finding the downtown area to be a blighted area in need of redevelopment, rehabilitation and/or conservation, and WHEREAS, the downtown area is defined as starting from the Northeast intersection of the North City limits, City of Sebastian in Section 31, Township 30 South, Range 39 East, along a NW line approximately 1300 feet intersecting with the Florida East Coast Railroad westerly right-of-way, South along said right-of-way to a point approximately 500 feet South of the Railroad right-of-way and State Road 512, then Southeast to a point approximately 300 feet, then North following the Indian River Shoreline to the point of beginning; and WHEREAS, the City Council of Sebastian desires to exercise all authority conferred upon it by the 1969 Community Redevelopment Act, as currently amended and contained in Chapter 163, Part III Florida Statutes, NOW, THEREFORE, be it resolved by the city Council of Sebastian, Florida, as follows: Section 1. The report attached hereto as Exhibit A is hereby accepted as evidence of the presence of blight and the need for redevelopment, rehabilitation, and/or conservation in the defined area, Section 2. The City Council of Sebastian is the Community Redevelopment Agency holding all powers, duties, privileges immunities and responsibilities conferred by Chapter 163, Part III, Florida Statutes, Section 3. All Resolutions or parts thereof in conflict herewith are, to the extent of such conflict, superseded and repealed. Section 4. upon its adoption. The foregoing Councilmember '~~ Councilmember ~~ vote was as follows: This resolution shall take effect immediately Resolution was moved for adoption by · The motion was seconded by and, upon being put to a vote, the 2 Mayor Arthur L. Firtion __~ Vice Mayor Carolyn Corum ---~ Councilmember Louise Cartwright £~ Councilmember Norma Damp ~ Councilmember Raymond Halloran V~ The Mayor thereupon declared this Resolution duly passed and adopted this ~ day of ~ , 1995. Kathryn ~. b'Halloran, CMC/AAE City Clerk Approved as to Form and Content: Clifton' A. McClelland, Jr. city Attorney By: ~C/~L~x>~ ~/~4~~ Arthur L. Firtion Mayor CITY OF SEBASTIAN - BLIGHT SURVEY BLDG# NAME ADDRESS CONDITIONS' I 2 3 4 5 1 Shel!., 700 Highway 1 X 2 Steel Com.,: Store 812 Highway 1 ,, X 3 Bank 816 Highway 1 X 4 Dunkin Don~'ts .,,, 900 Highway 1 X 5 SAT Connect ,, 908 H.i,ghway 1 .... X 5A TIDCO Water Service" 908A Highway 1 X 6 ............. Budget Car '::'.,',:' 91.:'.6 Highway 1 ,:.',:" X 7A Pawn Shop 920 Highway 1 X 7B Credit Insurance Co .mpany 920 Highway 1 X '" 7C Tasty O Donuts ..... 920,, H.!ghway 1 ... X 8 Goodyear .......... 920 Highway 1 X 9 Remax 936 Highway.,,! .... X .......... !0 Sebastion Anim..al Hospital ......948 Highway 1 .....X 11 Sebastion Jr. Wome,.n, ls Club 952 Highway 1 X 12 University ,Auto Brokers 1004 High. waY 1 X 13 Citrus B,a_,,~k .... 1020 Highway 1 X 14 ..... Riverview Trailer Park 1026 Highway 1 X ...... 15 R .,.. R,esidential ...... 'i 104,,.Highway 1 ......... X .... 16 Wash.[r),gton Plaza 710 Wash.!ngton St. X 17 R _Residential ...... High.w_ay 1 X 18 R Residential .... 1208 Highway 1 ........ X 19,. ......... Video Tach ....... 1212 Highway 1 X 20 I Southern Bell 1137 Highway 1 X 21 ........ ,i,,,,,R 'Residential .... 1_,!41 Highway 1 ....... X .... 22 R Residential 1133 Highway 1 X 23 .,, Merryweather Art ........ 11.,,2.,5, Highway 1 ..... X ......... 24 Church 1117 Highway...1 ..... X 25 Trailer Park ,, 1105 Highway 1 X 26 R Residential 1101 Highway 1 ........... X 27 ......... Barber Shop ..... H,ighway 1 ........... X ........... 28 Nail Care Shop .,, 1029 Highw.ay. 1 X 29 Vacant Commercial ,, 1021 Highway 1 X 30 Kevin S.m, it, h Surveying 1013 Highway 1 X 31 R Residential. Highway 1 X 32 Dis. c,ount Auto Parts .... 949,.H,,!ghway 1 , ,, X 33 R Residential 925 Highway 1 X 3_.4.,, R Residential 905 Highway 1 X 3,5 Jerry Smith,Tile ...... 915 Highway i ........ X ....... 36 Antiques,,,,& Collectables Highway 1 X 37 Laura's Place 909 Highway I X 38 Sebastion Auto Parts ... 901 Highway, 1 ., , X 39 ..... Antiques ............... 825 Highway 1 X 40 Harley Davidson Shop ...... 821'""H'ighway 1 ...... , .... X 41 vacant Commercial Highway 1 X 42 ....... Foxes Den Rest_.u.[ant 70,9 Highway 1 X 43 Manatee Motors Used Car -~05 H..!ghway 1 .... '"' ,,,.X I - Standard 2 - Minor Deterioration, Minor Repair Needed 3 - Moderate to Substantial Deterioration, Rehabilitation Needed 4 - Dilapidated, Rehabilitation Not Likely to be Feasible 5 - Site Conditions Need Improvement, Such as Parking 3/17/95 CITY OF SEBASTIAN - BLIGHT SURVEY BLDG# NAME ADDRESS CONDITIONS 1 2 3 4 5 44 Texaco ........... 617 H!,g. hway 1 ....... X 46 .... Press Journal 717 C. oolidge St. X 45 .... R,, Residential ..... Coolidge Street '" X 47 Ace Hardware 712 Cleveland Street X 48 Ron's Auto Repair 705 Cleveland St. X .... 49 River Oakes Apartmen,ts ~32 Cleveland St. X .......... 50 R Residential 729 Cleveland St. X 51 Sebastian Yacht Club 820 Indian River D~i'~e X ..... 52 R Residential 917 Indian River Drive X 53 Apartme.n,t"Building Indian River Drive ..... X 54 R Residential 933 Indian River Drive X 55 R Residential 941 Indian River Drive X "' 56 R Residential 945 Indian River Drive X 57 R Residential 909 Indian River Drive X 58 R Residential Indian River Drive X 59 R Residential 916 Indian River Drive X 60 R Residential Martin Avenue X' 61 R Residential 1001 Martin Avenue X 62 R Residential 732 Martin Avenue X 63 Law Office 709 Washington_ ..... X 6,4 ,, R Residential '". .... ~1010 Indian River Drive .... X .... 65 R Residential 1034 Indian River Drive X 66 R Residential Indian River Drive X 67 Store 1109 Indian ~iver Drive X 68 Boat Slips 1201 Indian River Drive X 69 Florest 1200 Indian River Drive X 70 Apartment.,. Building 1215 Indian River Drive X 71 R Residence ..... 304 Hwy 1 X 72 R Residence .......... 1208_H. wy ~" , ......... X "' 7.3, ,,, Video Tach 1210 Hwy 1 X 74 ....... Video Tach ............ 1212 ,..H.w¥ 1 ..... X 75 Sebastian Utilities Main Street X 76 ........... Chamber of Commerce ..... 1302__Hw¥ 1 X 77 ........Pelican Pub ...... Hwy 1 ......... X 78 Mai Fishers Museum,. 1322 H~y 1 ....... x ..... 79 Sebastian Seafood 1400 Hwy 1 X 80 Shopping Center" (For Sale) 'i424 Hw¥ 1 (vaCant) "' X ........ 81 First Union Bank H. wy 1 X 82 Professional Title 1546 Hwy 1 X 83 Vacant 15...6.4. Hwy 1 X 84 ...... [..OYster Pointe Res°~' 1570 HWY 1 ..... .... X .... 8.5_ ..... iCapt. Hirams Hwy 1 .... X .......... 86 iOyster Bay Resort 1614 Hwy 1 X 87 :Kristis Gifts 1614 Hwy 1 X ..... 8~' :Mata, Inc. . ........... 1616 Hwy 1 X .... 89 Vacant 1618 Hwy.. 1 X ...... ' .... 1 - Standard 2 - Minor Deterioration, Minor Repair Needsd 3 - Moderate to Substantial Deterioration, Rehabilitation Needed 4 - Dilapidated, Rehabilitation Not Likely to be Feasible 5 - Site Conditions Need Improvement, Such as Parking 3/17/95 CITY OF SEBASTIAN - BLIGHT SURVEY BLDG# NAME ADDRESS CONDITIONS' I 2 3 4 5 90 B & J Loc~,~,mith 11620 Hwy 1 ............ X 91 Art Supply '1622 Hwy 1 X 92 Randy's Duds 1624 Hwy 1 X 93 I Sebastian VFD 1640 Hwy 1 X 94 Struck Funeral Home .H,,,.wy 1 ..... . ...... X 95 Realty King 1676 Hwy 1 X 96 F P & L ...... 1"~'98 N, Central ........... X-" 97 R Residence ..... 169~'"N, Central '" X 98 R .,,.,.Dup!,ex 1683 N. Central X 99 R Residence 1662 N. Central X 100 R Residence 1654 N. Central X 101 R Vacant N, Central 102 WoodYlS Paper ....1636 N. Central )~ ....... 103 R Vacant N, Central X 104 R Residence 1620 Indian River X ....... i05R Residence 1686 I~dian River ......... X 106 Davis House 607 N, DaVis X 107 R Residence Indian River Drive .... X 108 Marina Indian River Drive X 109 Seafood 1658 Indian River Drive X 110 R Residence 1653 Indian River Drive X 111 R Residence 1647 Indian I~'i;/er Drive X 112 R Residence 1637 Indian River Drive X 113 R Residence 1633 Indian River Drive X 114 Vacant BusineSs 1623 Indian River Drive X 115 ....... Capt. Hirams 1606 Indian River Drive X 116 R Residence 1550 Indian River Drive X ....... i 17 Hurrican~ Harbor ...... 1540 Indian F~'i~r Drive X 118 Offshore Marina 1534 Indian River Drive X 119 Yamaha Motors 1 ~'32 Indian River Drive X 120 R Residence 1517 Indian River Drive X 121 No Name Bar 1405 Indian River Drive X 122 Vacant Business indian River Drive X 123 H .a,[.b_o.[ Lights ...... 1215 Indian,_R,,i.ver Drive X ..... 124 Potted Plant 1200 Indian River DriVe X .... 125 Vacant Business 1201 Indian River Drive X Total Number of Units 12'8 # of Residential Structures 41 # of Commercial and Vacant 87 # of Units with Special Condition Needs ..... 54 45 ...... 29 1 0 ..... % '~f"Units with Sp.~,,c.!al cond'i'tion Needs. ............ 42% 35% 23% '"i % 0% 1 - Standard 2 - Minor Deterioration, Minor Repair Needed 3 - Moderate to Substantial Deterioration, Rehabilitation Needed 4 - Dilapidated, Rehabilitation Not Likely to be Feasible 5 - Site Conditions Need Improvement, Such as Parking 3/17/95 APPENDIX B - MAP 1 COMMUNITY REDEVELOPMENT AREA MAP City~f Sebastian Community Redevelopment Plan I I I I I I I I I I I I I I I I I I I I © C Z © <~ ~> ~:> ',~ /~ --3 I