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O&MURPA <br />LIVE IDLAND RBANENEWAL ROJECTREA <br />UCLCRA <br />NIVERSITYITY ANDLEARANCE FOR EDEVELOPMENT UTHORITY <br />SECTION 2 <br />QUALIFICATION ANALYSIS <br />This section of the report analyzes the existing conditions of the Area as they relate to <br />the definition of a “Blighted Area” in the LCRA Law. This analysis is based on an on-site <br />investigation of the Area conducted by PGAV professionals on September 24, 2007, and <br />November 8, 2007. Information for this analysis was gathered through interviews and <br />information provided by City staff and its consultants; data from University City offices; and <br />field investigations performed by PGAV staff. PGAV staff also relied upon its extensive <br />experience, knowledge of the real estate market, and professional expertise in the <br />preparation of this analysis. Photographs illustrating certain conditions were taken during <br />Appendix B. <br />PGAV’s investigation visit to the Area and are incorporated herein as This <br />report will not reflect changes in conditions or events that have occurred subsequent to <br />the date of the site visit or publication of this report. <br />The properties located within the Olive and Midland Urban Renewal Project Area are <br />also contained within the Olive Boulevard Central Tax Increment Finance District (“TIF <br />District”). The City found the TIF District to be a “blighted area” under Sections 99.800 <br />to 99.865 – Real Property Tax Increment Allocation Redevelopment Act of the Revised <br />Statutes of Missouri (R.S. MO). Within the TIF District, the blighting factors present at <br />the time the TIF District was established included: unsafe conditions, deterioration of site <br />improvements, and improper subdivision and obsolete platting. While some of these <br />conditions have been addressed in portions of the TIF District, many of these factors <br />remain present within the portion of the TIF District that comprises the Area. <br />Plate 3 – Conditions MapAppendix A <br /> in provides further description of the blighting <br />factors as summarized herein. <br />A. D <br />ISL <br />EFECTIVE OR NADEQUATE TREETAYOUT <br />The transportation infrastructure (street layout/street grid) within the Area exhibits <br />defective or inadequate street layout and affects all properties in the Area. The close <br />proximity of uncontrolled curb cuts along Olive Boulevard is non-conforming with the <br />recommended access guidelines for a state highway such as Olive Boulevard. The <br />existing road pattern has been altered over time to accommodate changes in the type <br />and intensity of land uses resulting in an outmoded road design used in ways that it was <br />not originally designed to facilitate. Contemporary transportation access management <br />guidelines encourage safe and even traffic flow by minimizing the amount of access <br />points to main arterial roads. According to MODOT’s Access Management Guidelines, <br />access points (for driveway spacing) to a state highway or primary, urban arterial <br />roadway such as Olive Boulevard should be spaced 440 to 660 feet apart. Currently, <br />the two access drives that front Olive Boulevard are spaced less than 50 feet apart. <br />The City’s Public Works department assisted PGAV in the evaluation of Olive <br />Boulevard’s infrastructure. In a summary memorandum, the Public Works department <br /> ÐÙßÊ ËÎÞßÒ ÝÑÒÍËÔÌ×ÒÙ <br />3 <br />80759 <br />1/08/08 <br /> <br />