DATA AND ANALYSIS OF CONDITIONS
REPRESENTING A “BLIGHTED AREA”
FOR THE
NORTHSIDE REDEVELOPMENT AREA
TAX INCREMENT FINANCING (TIF)REDEVELOPMENT AREAST. LOUIS, MISSOURI
RevisedSeptember 15, 2009
September 2, 2009 To Whom It May Concern:Reference is made to the accompanying “Data and Analysis of Conditions Representing a ‘Blighted Area’ forthe NorthSide Tax Increment Financing (TIF) Redevelopment Area in St. Louis, Missouri” prepared by theundersigned.Please be advised that, based upon the results of the above referenced study, the undersigned has determinedthat the area described in the study is a “blighted area” as such term is defined in Section 99.805 (1) of theMissouri Revised Statues, as amended (the “Act”) and Section 523.274(1) of the Missouri Revised Statutes, asamended. This report describes and documents those conditions that, without TIF will further erode theRedevelopment Area’s economic viability and continue its economic liability for the City of St. Louis, itsresidents, and the taxing districts that depend upon it as a revenue source. The Redevelopment Area suffers from a multitude of physical and economic deficiencies including apredominance of defective or inadequate street layout, unsanitary or unsafe conditions, deterioration of siteimprovements, improper subdivision or obsolete platting, excessive vacant land and buildings, conditions which endanger life or property by fire or other causes, which constitutes an economic and social liability anda menace to the public health, safety, morals, or welfare in its present condition and use.D
EVELOPMENT
S
TRATEGIES
,
I
NC
.Real Estate, Community and Economic Development Consultantsby:Larry Marks, AIA, AICPPrincipal
TABLE OF CONTENTS
1.0 INTRODUCTION
................................................................................. 1
Study Area .................................................................................................... 1Historical Development .................................................................................. 2Existing Development ................................................................................... 4Existing Zoning ............................................................................................. 7Neighboring Development
......................................................................................
9
Data Gathering Methodology ........................................................................ 9
2.0 SUMMARY AND CONCLUSION
....................................................... 11
3.0 BLIGHTING FACTORS
...................................................................... 13
Defective or Inadequate Street Layout ........................................................ 13Unsanitary and Unsafe Conditions .............................................................. 13Deteriorated or Inadequate Site Improvements ........................................... 15Improper Subdivision or Obsolete Platting .................................................. 21Conditions Which Endanger Life or Property by Fire or Other Causes
.......
22
4.0 ECONOMOIC OR SOCIAL LIABILITY OR A MENACE TOPUBLIC HEALTH, SAFETY, MORALS OR WELFARE
.................... 23
Economic Liability ....................................................................................... 23Social Liability .............................................................................................. 23Menace to Public Health, Safety, Morals or Welfare ................................... 26
MAPS
Aerial Photograph ......................................................................................... 1
Existing
Vacant Land and Vacant Buildings .................................................. 5Existing Land Use ......................................................................................... 6Existing Zoning ............................................................................................. 8Neighborhood Districts ................................................................................ 10Existing Building Conditions ........................................................................ 15Existing Building Ages ................................................................................ 17Street Assessment - Pavement ................................................................... 19Street Assessment - Sidewalk .................................................................... 20
APPENDICES
A
Legal Description
B Property Database & Blighting ConditionsC Photographs of Blighting Conditions
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