Table of Contents
List of Figures
This plan for redevelopment of the area which surrounds the City of Tampas Old Tampa Police Department site has been prepared in compliance with the State of Floridas redevelopment statute Chapter 163 Part III, including the 1998 supplement to Florida Statutes, 1997. The City of Tampa declared this area blighted and eligible for redevelopment in March 1999. This Plan includes a description of initial redevelopment projects and provides a framework for coordinating public and private redevelopment. Typically areas which are blighted contain deteriorated land uses and vacant or underutilized properties which are obstacles to the renewal of a vital urban area. The purpose of preparing a redevelopment plan is to guide public and private actions to eliminate blighting conditions and provide for continued reinvestment in the neighborhood.
In 1997 the City of Tampa moved the main police department to a renovated building near City Hall. The former police department, which was inadequate for current needs, has become surplus property. Located in a declining area immediately adjacent to Interstate 275 and north of downtown, the City has recognized an opportunity to convert the police department and surrounding property into an extension of Tampas urban renaissance. The site, which is located on the Hillsborough River, enjoys dramatic views and deep-water access. Several historic properties are located nearby. With renovated housing, transit and interstate access, this site and its surrounding area are well positioned to become a community cornerstone and a major gateway to Downtown Tampa. In order to accomplish these goals, a redevelopment plan is needed. The Hillsborough County City-County Planning Commission and the City of Tampa have prepared this redevelopment plan in order to achieve these goals.
The plan is designed to eliminate unsafe conditions and obsolete land uses, and provide a framework that will increase investor confidence in the renewal of the area. As a result of redevelopment, the Citys tax base will be expanded, jobs and housing will be available in the redevelopment area, parks and open space improvements will be implemented and the environment will be enhanced to increase the enjoyment of area residents and employees.
Areas that are subject to Community Redevelopment Plans must first be found to conform to the provisions of Chapter 163.355, which require that the local government establish a finding of necessity to conduct redevelopment activities. A Community Redevelopment Agency (CRA) must be appointed to conduct redevelopment activities. In the City of Tampa, City Council acts as the Community Redevelopment Agency (CRA). Redevelopment activities must be conducted in accordance with the CRA plan.
The redevelopment plan is required to comply with Chapter 163.360. The plan must indicate areas for acquisition, demolition, redevelopment, improvements and rehabilitation. In approving the CRA plan, the local government must find that a feasible method exists to relocate families displaced by redevelopment. The plan must conform to the City of Tampas Comprehensive Plan and indicate zoning and planning changes, if any; land uses; maximum densities; and building requirements. Among the other findings, the CRA plan must address community policing and parks and recreation. Additional requirements may be invoked, depending on the types of land use specified in the redevelopment plan.
After the governing body approves the plan, the CRA is empowered to implement the plan. Among the powers the CRA may use are the installation of public facilities, disposition of property for uses specified in the plan, property acquisition, demolition, and administration of a tax increment finance district (subject to the creation of a tax increment financing district by the governing body).
At the present time, the creation of a tax increment financing district is not proposed for the Old Tampa Police Department CRA.
3.1 Land Use
The CRA area boundaries are the Hillsborough River and North Boulevard on the west, Ross Avenue on the north, Tampa Street on the east and I-275 on the south (See Figure 1). In earlier years, Tampa Street and Florida Avenue served as vibrant extensions of the downtown. Tampas first water source was found here and the Citys first waterworks was built. The spring still exists, and is located in a small park adjacent to the Hillsborough River. The barn for Tampas early trolley system was here, which functions as an armature works. An active marine repair facility is located adjacent to the armature works, and a fish market is located at the western end of the area, adjacent to North Boulevard. Single family housing was built surrounding the public facilities and in the 1960's the main Tampa Police Department was built.
I-275 bisects this area from the main focus of activity of the downtown area, and the commercial properties along Tampa Street and Florida Avenue have declined. The older housing stock has fallen into disrepair and the commercial buildings within the district have not upgraded. With the relocation of the Tampa Police Department, the City recognized an opportunity to use the property as a catalyst for neighborhood renewal.
The City of Tampa has prepared a survey of the conditions of the structures in this area, as part of their designation of blight. The CRA encompasses approximately 77 acres of which approximately 68 acres are upland of the Hillsborough River. There are 66 structures included in that area. Existing uses and publicly owned lands in the area are shown on Figure 2. Of the 66 structures 18 percent, or 12 structures, are vacant.
Based on a review of property appraisers records, most of the structures were built prior to 1960. Approximately 43 percent of the area is owned by the government or non-profit organizations and 57 percent of the area is vacant (includes parcels and structures).
Non-governmental structures include a mortuary, warehouses, an office building, the armature works, a marina and a fish market.
Governmental uses include the Old Tampa Police Department and other offices used for City administrative services. The main Tampa Police Department operations have been relocated to the downtown, and the municipal offices, which remain, will be relocated to other City facilities.
There are 41 residential properties in the area. Less than half of the homes have homestead exemption, according to the Hillsborough County Property Appraiser. Homestead exemption is an indication of owner occupancy. The value of the homes is well below the area median. Land values for residential lots is about $1.50 per square foot in this area.
3.3 Open space
Two parks are located in the area. The Water Works Park is a 1.6-acre park that commemorates the location of the spring, which was the original water source for the City. A small spring still emerges at this location, adjacent to the Hillsborough River. At the present time the site is seldom used and is fenced. Phil Bouguradez Park is approximately 1.3 acres located at the southwest corner of 7th and Tampa Street. The park is a passive park with sidewalks and a manmade water feature.
3.4 Public services
The area is served by all municipal services. Water service is provided from the Citys central facility. Some components of the water system are as old as the City, which is in part due to the location of Tampas first water works within the study area. There is a need to modernize the system. According to the City, 2-inch lines do not meet the present standards for service and should be replaced with 6-inch lines. Water mains to the southern part of the City are buried under Highland Avenue. There are two lines, a 20-inch line and a 16-inch line. These lines intersect an east-west transmission main at Kay Street. Certain transmission mains may be adjusted or relocated to accommodate development and still maintain the integrity of the water transmission system. It may be necessary to relocate these lines to a point just east of the Hillsborough River, if redevelopment requires vacation of Highland Avenue. If any streets are vacated, the Water Department will abandon undersized distribution mains and review the need for adjustment of any transmission mains. There is sufficient water capacity to meet demands created by redevelopment.
Wastewater is treated at the Howard F. Curren Advanced Wastewater Treatment Plant. There is sufficient capacity to accommodate both present and future development. The City does not have as-built drawings of sewer lines in this older area. The existing lines are presumed to be in fair to poor condition, and are in need of relining. If Highland Avenue is vacated; the City may need to relocate a 15-inch sewer line that extends under the Interstate through downtown. Ideally, the City would like to direct sewerage from this area to the 20-inch gravity main that runs under North Boulevard to the wastewater treatment plant. The natural slope of the area is away from North Boulevard; therefore, a pump station may be needed to support this sewer improvement. There is one pump station in the redevelopment area, located at Oak Street. This pump station presently receives effluent from the property west of Ola Avenue.
Drainage within the CRA flows generally to the Hillsborough River. Because the properties were developed prior to present-day environmental legislation, there is no stormwater retention or detention in the redevelopment area. Due to the extensive amount of impervious surface which exists in the area, there exists a significant opportunity to enhance surface water quality by improving treatment levels for runoff from new development.
Good transportation connections exist on the periphery of the redevelopment area. North Boulevard and Tampa Street bound the area to the west and east. Tampa Street and Florida Avenue are one-way pairs serving the study area. These city collector streets are operating at acceptable levels of service. Interstate 275, which forms the southern boundary of the site, is operating at an unacceptable level of service. Plans to expand I-275 were funded for design in 1998, and construction is slated to start after 2000.
Westbound access is available along Palm Avenue. Southbound traffic on Tampa Street has excellent access to Tampas downtown and I-275 (serving northbound and westbound traffic). Northbound traffic exiting the CRA may also include use of one of the connecting streets (Oak Avenue, 7th Avenue, Henderson Avenue or Estelle Street) to access N. Florida Avenue. Additional capacity may be needed on these streets to support redevelopment.
While the Tampa Police Department was operating, there was a significant amount of traffic to and from the site. At that time, the City did not have a take-home car program, so officers were expected to drive their own vehicles to the Department and then take out a police vehicle to conduct their duties. There were 1500 police vehicles at the department on any given day. The Tampa Police Department employed an average of 1300 personnel, of which 1000 were sworn officers. There were 600 uniformed officers, 200 detectives and 200 administrative officers. Typically, each outside officer would return to the department at least once during his/her tour of duty.
Bus service is provided along Tampa Street. The Citys largest bus terminal is located just southeast of the redevelopment area. Transit service is provided to all areas of Hillsborough County.
Sidewalks along Tampa Street and North Boulevard provide pedestrian access. There are sidewalks on Henderson and Highland Avenues in the vicinity of the Old Tampa Police Department.
Water access is provided at Tampa Gateway Marine. This site provides ship repair service. There are limited dock facilities that appear to be reserved for boats under repair.
3.5 Summary, need for redevelopment
The need for redevelopment of the Old Tampa Police Department site is driven by the opportunity to replace a combination of deteriorated structures, vacant land and obsolete structures and street patterns (internal to the redevelopment site) with uses that will create a positive economic benefit for the community. With a prime location along the Interstate, waterfront access and underused transportation links surrounding the site, redevelopment of the Old Tampa Police Department and the environs will provide jobs for area residents, an increase in the communitys tax base, and an attractive visual feature at the gateway to Tampas downtown.
Within the redevelopment area, the Old Tampa Police Department occupies the most prominent site. However, the entire CRA area will benefit from redevelopment, using the public ownership as leverage to encourage private investment.
The land use program is designed to augment the jobs and economic opportunities available in the community, to preserve historic and cultural features, and to provide a variety of housing types for new and existing residents. The riverfront will be maintained and improved to a higher standard of safety and aesthetics. The park acreage currently located in Bouguardez Park will be relocated to complement Water Works Park and provide for enhanced open space linkages throughout the area. An advisory panel made up of neighborhood residents and land development specialists has reviewed these proposed land uses and provided input during the development of the plan. A description of the proposed uses is provided below. Figure 3 illustrates the areas described in the following pages.
The Future Land Use Plan and Zoning Code of the City of Tampa will guide the future land use. Height, bulk and other land development regulations as prescribed in these codes shall be applicable to the Old Tampa Police Department Redevelopment Area.
The Future Land Use Map of the City of Tampa Comprehensive Plan carries a designation of "Regional Mixed Use-100" (RMU-100) for most of the redevelopment area south of Palm Avenue. The RMU-100 category identifies areas suitable for high-rise residential, major office, and regional serving commercial developments that because of their need for space, significant vehicular access, or intensity of use require locations related to major transportation facilities. Permitted uses include: Single family and multi-family residential, general and intensive commercial including shopping malls with one or more major department stores, low to high intensity office uses, mixed use developments. Land use types are permitted according to the following schedule expressed as a percentage of the total area in this plan category. The percentages shall be applied on an areawide basis but shall not be interpreted to require development with a mixture of such uses.
Residential density ranges from 0-75.0 dwelling units per acre (dus/acre). An increase from 0-100 dwelling units may be considered with applicable bonus performance standards. A 3.5 floor area ratio (FAR) maximum may be considered in this land use designation.
The frontage along Tampa Street, between Palm Avenue and 7th Avenue is designated Heavy Commercial (HC-24). Permitted uses include general commercial and low to medium-high intensity offices uses. Residential development shall be limited to site plan controlled zoning districts. Land use types shall be permitted according to the following schedule, expressed as a percentage of the total area in this plan category. The percentages shall be applied on an areawide basis but shall not be interpreted to require development with a mixture of such uses.
The cumulative development in these areas shall be monitored to ensure that the proportion of mixed uses is maintained.
Density/Intensity: A 1.5 floor area ratio (FAR) maximum may be considered in this land use designation. A range of 0-24.0 dus/acre shall guide residential density.
The portion of the redevelopment area between Palm Avenue and Ross Avenue is designated Residential35 (R-35). Permitted uses include single family detached, semi-detached, attached and multi-family residential, and mid-rise multi-family residential uses, neighborhood commercial, and low intensity office uses.
A range from 0-30.0 dus/acre is permitted. An increase from 0-35.0 dwelling units per gross acre may be considered with applicable bonus performance standards or a site plan controlled zoning district. A 0.5 floor area ratio (FAR) maximum may be considered for non-residential uses.
4.1 Area "A" High Density Mixed Uses: Office, Hotel, Retail and Residential
This area is proposed to be a high intensity node of mixed land uses. The potential uses for this area include office, hotel, residential, retail; as well as the provision of opportunities as support facilities for cultural and community uses.
The highly visible site, adjacent to the interstate highway, will be ideally located for a major user who can take advantage of the opportunity to be instantly recognized as part of the downtown skyline.
The uses described above are expected to be developed in several buildings within area A. Potential office, hotel and retail sites would have both excellent accesses to the arterial street network and vistas on the Hillsborough River. It is intended to permit high intensity development consistent with the comprehensive plan designation, Regional Mixed Use-100 (RMU-100) which permits a maximum floor area ratio of 3.5. Residential uses, if developed in this area, would be done consistent with the comprehensive plan floor area ratio designation (RMU-100). Similarly, building heights would be allowed to take advantage of the intensity anticipated in the RMU-100 category (approximately 200 feet). Height references in this plan are the heights above the flood plain elevation for this site.
Retail commercial opportunities may be incorporated in office/hotel buildings to serve office workers and hotel guests for goods such as food, beverage, cards, sundries and office supplies. Free standing retail may be incorporated into the mixed land use configuration. Retail, which is built as an accessory use to the office and hotel development, is not anticipated to draw new trips to the site.
A hotel would add to the inventory of hotel spaces downtown in support of activities at the convention center, Performing Arts Center and Ice Palace. Water views and good transportation access are benefits of Area "A". Connection to the downtown Tampa riverwalk to the south can be made providing access to the performing arts center on Doyle Carlton Drive. The convention center and the Ice Palace will be a short trip from the hotel.
4.2 Area "B", Medium Density Mixed Uses Residential, Office and Retail
Area "B" is planned for a medium density mixed use land use pattern. This area contains internal streets, some of which may be vacated to permit greater flexibility in site design. To the extent employees of new office occupy those residential units or other downtown offices trip demand will be reduced.
Additional neighborhood-service offices may be located in this area in a mid-rise configuration. Retail/office space in this area may be developed in conjunction with residential opportunities. Storefront office/retail development would draw the interest of residents wishing to open local businesses. The mix between office and retail use will be determined by end user demand. The intent is to provide flexibility in space design and tenant characteristics to meet market demand and at a scale and character compatible with the surrounding area.
Retail development in Area "B" will be oriented to supplying goods and services to nearby employees and residents. There are retail opportunities for grocery, drug and convenience uses. Building heights in area B are limited to 75 feet. Densities of the residential development in this area are proposed to be an average of 50 dus/acre or approximately 575 units. Retail and office use development will be limited to a floor area ratio of .5.
4.3 Area "C" Medium Density Residential
Area "C" is north of Palm Avenue. Development within Area "C" is expected to be single family homes (preserving existing viable housing stock, which is structurally sound and consistent with the goal of preserving the character of Tampa Heights), town house or condominium units at a density of 24-30 dus/acre or about 300-375 dwelling units. This density is compatible with the comprehensive plan designation in the immediate area; similar in scale and mass to the current residential in-fill development patterns being developed in the City of Tampa. Building heights in this area are limited to 45 feet.
4.4 Area "D" High Density Residential
Area "D" abuts the Hillsborough River and North Boulevard. This site is proposed to be redeveloped as a multi-story residential development with building heights not to exceed 200 feet. High rise apartments have a lower trip generation rate than detached housing or garden apartments.
The total number of residential units at all sites is projected to be approximately 200 units when developed at a density of 75 du/acre. Bonus provisions of the comprehensive plan permit densities of up to 100 dus/acre, or about 275 units in this case. Families and singles will be accommodated in the proposed housing unit mix.
4.5 Area "E", Open Space
Area "E is planned for parks and open space connections to the Hillsborough River. Open space is planned to be an integral part of the redevelopment area. The existing Waterworks Park (including the Water Works Building) will remain and will be improved with landscaping and amenities. It is anticipated that this park will be a stronger functional element of the redevelopment area landscape. Fencing surrounding the Waterworks Park is proposed to be replaced with a more aesthetic treatment. The present Waterworks Park will be improved and the relationship of the park to the river will be strengthened. The acreage currently associated with Phil Bouguardez Park will be reallocated to allow expansion of Waterworks Park. The addition of the pedestrian access along the river and open space connections to the surrounding area will increase the existing 2.9 acres of open space to approximately 5 acres. It is intended that the open space provisions in Area E will be considered in determining open space requirements of the other areas of the CRA plan.
Figure 3 shows anticipated open space connections to the surrounding area and the Hillsborough River. The exact locations will be determined during project design, but it is intended that open space connections will be included to the waterfront. The connections are encouraged to be developed as streetscape improvements; providing for vehicular movement as well as safe and pleasant pedestrian circulation, including street trees, pedestrian scale lighting and paving consistent with the developments design theme.
Additional open space/pedestrian linkages will be reinforced through streetscape improvements along Tampa Street, Palm Avenue, North Boulevard and along I-275. This will include appropriate landscaping, sidewalks, lighting, and street furniture that will be incorporated at selected sites. New streetscape materials will be designed to be compatible with the surrounding community.
4.6 Area "F", Medium to High Density Mixed Use
The land in Area "F", including Tampa Gateway Marine services business and the Tampa Armature works, has an extensive commercial history within the district. The plan proposes medium to high-density residential, office and retail uses compatible with the enhanced development program for the remainder of the site.
Adaptive reuse of the armature works is anticipated to take advantage of the historic value of the site and structure. Located adjacent to the old water works, the Tampa Armature Works encompasses the trolley barn which was a historic transportation hub. Adaptive reuse will be determined in the future, but may encompass performing and visual arts, historic displays, residential uses, food and beverage retailing and education opportunities. The structure is located on approximately 2.5 acres.
The parcel for Tampa Gateway Marine is a little more than 4 acres. There are several structures on the site, which contain an aggregate square footage of 19,070 square feet.
Taken together, Tampa Gateway Marine and the Tampa Armature Works contain approximately 8 acres of land and the highest value of privately owned property within the district. The potential to reuse these sites, as a destination for visitor and neighborhood commercial and medium to high-density residential and office uses is considerable due to the excellent views to the river and downtown.
The mix of uses planned for this area is similar to that proposed for Area B, but the intensity of the uses are greater. The intensity of development of this area has been designated medium to high-density to allow for reuse of the historic structures and to provide for a terraced height of buildings permitting views to the river and beyond. The focus of this area is on the river frontage. Commercial uses may include outdoor cafes and shopping that take advantage of the river views and attraction of the river activities. A mix of retail, offices and residential uses in this area are proposed to take advantage of waterfront and also to create a lively urban atmosphere. Docking facilities are anticipated for visitors arriving by boat and for the projects residents. Building heights should be stepped back from the river to permit views from adjacent uses with a maximum building height of 75 feet. Densities are proposed to be 50 dus/acre or approximately 855 units. Retail and office use will be limited to a floor area ratio of 1.0.
The residential neighborhood in the CRA area retains few elements of vitality. Many of the homes are not owner-occupied and the residential structures are scattered throughout the area.
5.1 Impact on residents of the redevelopment area
The City operates an extensive housing rehabilitation program that has both amortizing (repayments) and deferred payment loans. Opportunities may exist to rehabilitate existing structures for relocation in the surrounding neighborhood.
Several of the residential structures were determined to be in need of demolition. The property appraisers data base indicates that, of the single-family residential structures in the area, only one unit has a structural value in excess of $40,000, and approximately 18 units have a structural value less than $10,000. Demolition is called for when the unit is so severely deteriorated that the cost of rehabilitation would exceed the value of the structure. Old wooden homes often have damage to structural members, which make rehabilitation cost-prohibitive. It is anticipated that on-site residential rehabilitation will not be undertaken. As stated above, it may be possible to relocate some homes off-site for renovation.
Residents in rental housing will be given the opportunity to relocate to safe, suitable housing in the vicinity of the redevelopment area. There are numerous residential structures in the area north of Ross Avenue. Owner-occupants who choose to relocate will be given assistance through the Citys Department of Business and Community Services.
Redevelopment will have a positive impact on those residents who remain in the area. Expanded employment and recreation opportunities are expected to increase property values.
5.2 Impact on residents of the surrounding area
The redevelopment area is located between Downtown Tampa and Tampa Heights. Downtown Tampa has a significant concentration of office, convention and cultural land uses. The impact of redevelopment of the Tampa Police Department site on the downtown is expected to be positive. Additional jobs, housing and hotel spaces will be added in this redevelopment area. Corporate relocations from outside the immediate area are expected to be the target market for redeveloped office space. No relocations from the immediate area are anticipated. The downtown employment base will be enhanced by the addition of housing in the redevelopment area. Commuters who presently drive to downtown office sites will have attractive alternatives within a short walk or bus ride. Auto trips to downtown Tampa may decrease slightly for those commuters who relocate to housing in the study area.
The impact of the redevelopment program on Tampa Heights is expected to be positive. The present structures, in their present condition, are not an asset to the neighborhood. The public buildings are largely vacant and do not contribute to the neighborhood, either aesthetically or economically. The residential uses are largely isolated and do not form a cohesive part of the greater Tampa Heights neighborhood. With the addition of approximately 2080 dwelling units, there will be an addition of 3700-4400 residents, many of whom will be new to the area. New residents will help revitalize the communitys institutions. New members for churches, schools and the Tampa Heights Civic Association will provide increased community stability.
5.3 Relocation and replacement housing; affordable housing
Replacement housing is available throughout the community. According to the City of Tampa Growth Management and Development Services Department, there are numerous homes or apartments for rent in Tampa Heights at rates affordable to low and moderate income persons or families. A review of listings of homes for sale in the Florida Living Network (www.fl.living.net, December 16, 1998) indicates that there are 15 homes for sale in southern Tampa Heights at an asking price of $70,000 or less. These are homes that are entered into the multiple listing service. A smaller number of homes can often be located as for sale by owner.
The Tampa Housing Authority operates affordable housing units. The City will provide relocation assistance and counseling. Tampa-Hillsborough Action Plan has acquired a number of lots within the area, and provided housing relocation services in a cooperative arrangement with the City.
Given the small number of residences which may be impacted by the redevelopment plan, the large number of housing options in the area, and the expertise of the City in providing housing opportunities, relocation and replacement housing to support implementation of the redevelopment plan is expected to be easily accommodated within the existing support framework.
Residents who are displaced will be provided with full opportunity to occupy comparable replacement housing that is safe and sanitary and within the residents ability to pay. The City will remain responsible for any residential and commercial relocation activities. The Citys customary relocation policies will be followed.
State funds and Federal tax credits have been used in recent years to expand Floridas inventory of affordable housing. According to the Florida Housing Finance Corporation, there are 875 units of low income (below 80% of area median) in operation in Hillsborough County developed under the SAIL program. Approximately 2628 units in Hillsborough County have been produced through Low Income Housing Tax Credits.
5.4 Traffic Circulation
Traffic volumes in the redevelopment area are anticipated to be less than the volume of traffic that was experienced at the Tampa Police Department. The hours of operation will be less intrusive to residents, in that nighttime shift changes have been eliminated.
The areas transportation system was adequate to distribute the heavy traffic volumes that were generated by the Tampa Police Department use. Minor adjustments to the streets along the periphery of the redevelopment site (turn storage lanes, intersection channelization and the like) may be needed to accommodate the demand from the proposed uses. This will be addressed as a component of site plan approval.
Accommodations for in-town circulation will reduce traffic demand. Connections to the downtown riverwalk will encourage pedestrian access to the performing arts center and other downtown destinations. Future circulation options include a river taxi and a trolley or equivalent mass transit circulation.
5.5 Environmental Quality
Environmental quality in the area is expected to improve as a result of redevelopment. In order to redevelop the sites, environmental regulations will require remediation on any on-site contamination that may be discovered or a Brownfield may be considered. In addition to remediation of contaminants, the environment of the area will be enhanced through landscaping and open space improvements.
5.6 Availability of Community Facilities
The need for water, sewage treatment, solid waste disposal and other community facilities will be increased as a result of redevelopment. Specific actions to meet these needs are addressed in Part 6 of this report. Upgrading of water delivery and sewage lines will be needed, both to replace obsolete conditions and to meet the demands of redevelopment.
The City has sufficient administrative capacity to plan and implement redevelopment. With the continued success of redevelopment in downtown Tampa, Ybor City and the Channel district, the administration has the talent and expertise to meet the challenges of redeveloping the CRA site.
5.7 Effect on School Population
It is assumed that any additions to the school population can be accommodated by capacity within the school area. At the present time, there has been no market niche assigned to the proposed additional housing units. The impact on school population will depend on whether these units are oriented to family housing, working singles or "empty nest" adults. At such time as development proposals are brought forward, additional analysis may be needed.
There are several schools within the vicinity of the study area: including Lee Elementary, Graham Elementary, Brewster Adult School, and Just Elementary. Blake High School is located across the Hillsborough River from the project site. Villa Madonna and Sacred Heart Academy are in the area, also. These schools would be the closest service providers for any students who locate into the redevelopment area.
Implementation of the plan depends on inducing private investment through public actions. One component of these actions may include public investment in infrastructure to support the proposed redevelopment program.
6.1 Property acquisition
The Community Redevelopment Act authorizes the City or agency to acquire real property by purchase, condemnation, gift, exchange or other lawful means, in accordance with an approved redevelopment plan.
In general, the purpose of the CRA plan for the Tampa Police Department site is to provide the optimum means for sale of the substantial amount of publicly owned property that is presently within the district boundaries. However, in order to effect orderly redevelopment it may be necessary from time to time to purchase privately owned property. If such purchases are necessary, the first line of acquisition action will occur through traditional City Housing and Economic Development programs.
Rehabilitation of property is a lawful exercise of Agency powers under State Statutes. The Agency may rehabilitate or cause to be rehabilitated, property as a condition of sale, lease or owner participation agreement. In addition to CRA act rehabilitation powers, the City operates an extensive program of structural rehabilitation under the Department of Business and Community Service. This program focuses on improvements to the communitys housing stock, but it has limited applicability to other properties.
Rehabilitation will likely play some role within the CRA redevelopment plan. Particularly for the historic properties, adaptive reuse and rehabilitation will support preservation of important structures and afford the district a sense of place and continuity with the roots of the City.
6.3 Structure relocation
Structural relocation is not anticipated to be a major component of redevelopment program implementation. For the most part, redevelopment will necessitate replacement of existing structures. Adaptive reuse of historic structures will be sought in their present locations.
Relocation may be appropriate for a small number of the older vernacular houses for reuse such as craftsmens studios and galleries or like uses.
6.4 Cooperation with public agencies
The redevelopment agency (supported by the Citys administrative staff) will seek aid and cooperation with other public agencies and will in turn coordinate this plan with the activities of the City, Hillsborough County, State, Hillsborough River Planning Board, School Board, and other agencies as may have interests in redevelopment planning and permitting.
6.5 Property management
Should any real property be owned, leased or otherwise come under the control of the agency, the Citys administrative staff will conduct supervision and management. The agency shall enter into contracts, leases or management agreements as necessary to insure the preservation and maintenance of any such real property, and shall insure the greatest return feasible to the agency.
6.6 Demolition and clearance
The redevelopment agency (supported by the Citys administrative staff) is authorized to demolish, clear or move buildings, structures or other improvements from any real property in the area which has been acquired or as may be necessary to carry out the purpose of the redevelopment plan.
Demolition is not anticipated to be an activity of the redevelopment agency. Such demolition as may be necessary to implement the CRA plan is anticipated to be conducted by other public or private agencies.
6.7 Preparation of building and development sites
The agency is authorized to prepare or cause to be prepared as building and development sites, any real property in the redevelopment area owned or acquired by the agency or any other person, which property is to be developed pursuant to the plan.
6.8 Disposition and development
The redevelopment agency (supported by the Citys administrative staff) is authorized to sell, lease, exchange, subdivide, transfer, assign, pledge, encumber by mortgage or deed of trust or otherwise dispose of any interest in real property acquired pursuant to the plan. To the extent permitted by law, the agency is authorized to dispose of real property by negotiated sale or lease. All real property acquired by the agency shall be sold or leased for development for fair value in accordance with the uses permitted in the plan and as required by the act.
The agency may reserve such powers and controls through disposition and development documents with purchasers or lessees of real property as may be necessary to ensure that development begins within a reasonable period of time and that such development is carried out pursuant to the purposes of the redevelopment plan.
The agency shall recommend to the City the appropriate time and need to install and construct or to cause to be installed or constructed the public improvements and infrastructure within or outside the redevelopment area as are necessary to carry out the plan. The agency may recommend to the City that the construction of public improvements and infrastructure be undertaken by the City respecting the location, installation, ownership, maintenance and operation thereof as the City and the agency shall agree as may be required to carry out the purposes of the plan.
The City will retain the responsibility of insuring that public infrastructure systems are adequately installed and maintained. Through development agreements, elements of this responsibility may be assigned to private entities; however, adequate safeguards will be instituted to insure that the necessary and appropriate levels of public services are provided.
One or more minor streets in the southern part of the district may be closed and abandoned to implement a more cohesive development pattern. Bus stops to provide linkages to downtown and other parts of the community are planned for Tampa Street. No new intra-city transit routes are anticipated as a result of redevelopment. Expansion of trolley-bus service for lunchtime to provide connections to the main transit terminals may be provided to ease the traffic impacts of development.
The greatest demand for parking within the redevelopment area is anticipated to be a consequence of private development. Parking is anticipated to be constructed as an accessory to the primary uses principally office and hotel structures.
Several water system improvements are required for the land use densities proposed in the redevelopment area. These improvements address service connections to individual properties and replacement of main transmission lines.
The principal costs for water system improvements are due to the need to relocate two water mains from their location under Highland Avenue. These mains connect to a 24" east west main that runs under the Hillsborough River. The east-west main runs along the Kay Street alignment. This area is in the portion of the redevelopment area that is likely to be affected by the improvements to I-275. Utility relocation should be complete prior to the interstate improvements.
There is adequate capacity to serve the redevelopment area through the Citys central wastewater facility. Sewer service for areas north of 7th Avenue will be routed to North Boulevard. Areas south of 7th Avenue will be served via lines along Tampa Street. At the present time, a 15" sewer main runs down Highland Avenue. If Highland Avenue is to be closed; this line will have to be relocated.
According to Citys sewer department, total cost of improvements would range from $120,000 to $220,000, exclusive of any pipe rehabilitation. Rehabilitation could add from $100,000 to $150,000. When development proposals can be more specific the City will provide a more detailed analysis.
At the present time, there is no storm drainage system in the study area. Drainage is accomplished through direct flow into the Hillsborough River. Drainage improvements will be addressed during site planning stages of the proposed development.
7.6 Parks and open space
Expansion and rehabilitation of the Open space/Park area will be an important public amenity, which enhances the environment for both residents and employees of the redevelopment area.
7.7 Pedestrian improvements
Pedestrian improvements will benefit both the aesthetics and the function of the redevelopment area. Projects that abut arterial and major collector streets (Tampa Street, Palm Avenue and North Boulevard) will be planned to incorporate streetscape improvements into the project plans. Improvements to minor streets may be done by either the public or private sectors.
Pedestrian access improvements along the river are divided into several phases. Phase I improvements will include the southern project boundary to 7th Avenue. Phase II will join the north end of Phase I and continue on a diagonal alignment behind the Armature Works. Phase III will join Phase II along the river to North Boulevard. The need to cross or divert pedestrian improvements at the boat inlet at Tampa Gateway Marine will be addressed as a component of the eventual reuse of the Gateway Marine property.
All new construction shall comply with all applicable local laws and ordinances and shall be consistent with the Plan. Proposals for new development shall be reviewed by the City administration and forwarded to the Community Redevelopment Agency.
No limitations are anticipated on building use as long as development conforms to the approved plans and ordinances.
Development abutting the river shall show general conformance to the guidelines and standards established for the Hillsborough River to protect views. No architectural restrictions will be placed on development in the remainder of the district, with the exception of any applicable provisions of the Zoning Code or restrictions applicable to officially designated historic properties.
In general, the Agency shall, or will require the developer to provide existing business owners and business tenants within the redevelopment area preference for re-entry into business within the redevelopment area provided the business is compatible with the uses, theme and quality of development in the redevelopment area and that the business owner or tenant has the financial ability to operate the business consistent with the overall integrity of the redevelopment district.
9.1 Funding sources
In order to carry out redevelopment, the Community Redevelopment agency (supported by the Citys administrative staff) will use multiple funding sources, including private sector as well as local, state and federal government sources. General funding methods and sources that will be examined to finance redevelopment activities to implement the plan include the following:
9.2 Specific funding program
The Hillsborough City-County Planning Commission and the City of Tampa provided initial funding for preparation of the redevelopment plan. Revenues for redevelopment will be programmed in the according to the following priority system: grants or loans, private funds, City enterprise funds and City general funds.
Due to economic considerations, start of the redevelopment is planned to begin as soon as possible. It is anticipated that redevelopment of the CRA will be complete within 30 years.
A copy of the legal description is included in the attached appendix.