ITN_GRM260683_Development__Affordable_Housing__NW_7th_Avenue_Subdivision__Section_2___Exhibit_C__West_Ocala_Community_Redevelopment_Plan__2015_2.pdf

City of Ocala Tye Chighizola Astrida Trupovnieks Endira Sharma Jennifer Normoyle

WEST OCALA COMMUNITY REDEVELOPMENT PLAN

This document contains background information, evaluative data, goals and strategies required to implement the development of the West Ocala Community Redevelopment Area along major segments of transportation corridors and in an inner core neighborhood of Ocala.

Table of Contents

Page

I. Overview

II. Introduction

III. Current Physical Conditions Assessment

IV. Current Regulatory Environment

V. Previous Plan Initiatives

VI. Challenges and Opportunities

VII. Community Participation and Preparation of Plan Concepts

VIII. Goals, Objectives and Strategies

IX. Other Funded Projects

X. Implementation Plan

XI. Financing Plan

List of Tables

Page

Table 1. Taxable Value by Land Use 2013

Table 2.1. West Ocala CRA Existing Land Use Summary

Table 2.2. West Ocala CRA Future Land Use 2010 Summary

Table 3. Catalytic Sites with Acreage and Ownership 2014

Table 4. Arterial Roadways with Traffic Counts and Level of Service

Table 5. Transportation Improvement Projects

I. Overview

West Ocala Community Redevelopment Plan

Great Gateways, Viable Corridors, Thriving Community

Executive Summary

The West Ocala Community Redevelopment Area (Plan) envisions corridors that offer residents, businesses, visitors and investors inviting places to shop for their everyday needs, conduct commerce, interact with one another, and access opportunities for economic growth. It is designed to improve the appearance, function and market value of the City’s key commercial corridors with the aim towards restoring economic vitality.

In accordance with Florida Statutes 163.360, Ocala City Council determined that a geographic area of West Ocala was blighted by Resolution 2013-42. This geographic area is bounded by Interstate 75 on the west, Pine Avenue on the northeast, SW College Road on the south and Northwest 28th Place to the north. The major corridors which fall within the redevelopment area include State Road 40 from I-75 on the west and Pine Avenue of the east, US 27 from I-75 on the west to Pine Avenue on the east, and State Road 200 from I-75 on the west and Pine Avenue on the east; portions of Martin Luther King, Jr. Blvd and 27th Avenue are also included.

It is important to understand the Plan reflects the implementation of specific capital projects and reinvestment goals, objective, and strategies on the SR 40 corridor first. This decision is based in City Council’s desire to focus on SR 40 which serves as the primary gateway into the heart of the City. As revenues from tax-increment financing become available after projects on SR 40 are completed and financed, capital projects on other corridors located in the CRA will be programmed.

While SR 40 is the first redevelopment priority in terms of capital projects, the other reinvestment strategies reflected in the Plan apply to the remaining corridors without any delay. For example, Goal 3 which is defined later in this Plan involving the improvement of vacant, dilapidated and nuisance properties which are barriers to corridor redevelopment will apply to all corridors simultaneously. Should funding from the redevelopment trust fund and other sources become available, the Plan’s goals, objectives and strategies relative to capital projects will be implemented throughout the CRA.

It is also important to understand that Florida Statutes 163.360(2) (c) sets forth the requirement to provide for the development of affordable housing in the Community Redevelopment Area, or state the reasons for not addressing the development of affordable housing in the area.

The West Ocala Community Redevelopment Area Plan does not address the development of affordable housing in the area. The purpose of the Plan is to concentrate on revitalization primarily on and within the major corridors in the boundaries of the CRA, with the expectation the surrounding neighborhoods would be favorably affected by the public improvements and reinvestment strategies described in this Plan.

Previous planning initiatives which closely influence the Plan including the Ocala 2035 Vision and West Ocala Community Plan (Appendix 1) do not identify the development of affordable housing as a priority. Instead, they require the City to prepare specific Community Plans for neighborhood preservation, enhancement, redevelopment, and new development by 2022. Among the desired outcomes of the West Ocala Redevelopment Plan completed in 2012 is the creation of a CRA which focuses on physical improvements, attractive gateways, and economic sustainability by 2014. The Plan concentrates on these outcomes.

The City’s Housing Element within the Comprehensive Plan (Appendix 2) addresses the provision of safe, sanitary and affordable housing in West Ocala and citywide. Nearly 100 percent of the City’s CDBG allocation is dedicated to the development and rehabilitation of housing for low income families and the elderly. The City’s annual SHIP funding is directed towards housing rehabilitation. The City will continue to work closely with Habitat for Humanity, Ocala Housing Authority, and other housing nonprofit organizations to address affordable housing needs, and any displacement which may occur during the rehabilitation process on an ongoing basis.

II. Introduction

The City of Ocala is in the midst of an ambitious effort to redevelop its gateways and corridors into desirable centers of economic activity. Gateways and corridors are primary access points into communities, and form a coherent geographical unit that offer the greatest opportunities for attracting private investment, stimulating commerce, and producing physical and social benefits to business, visitors and residents living in nearby neighborhoods.

The West Ocala Community Redevelopment Area Plan examines gateways and corridors beyond a definition of particular locations on a map (Appendix 3). The Plan’s approach to gateways and corridors looks at function and opportunity. The city’s community destinations lie some distance from its highway oriented gateways. Ocala’s corridors serve a broad gateway purpose, drawing people into the community.

Ocala’s gateways announce that you have entered the city. As the first thing that people see when entering Ocala, these gateways create a lasting impression of the community. These gateways should be lighted, well landscaped and designed with quality so they present an enduring positive image.

The primary gateway point for Ocala that continues through the heart of the city and Downtown occurs at the SR 40 and Interstate 75 interchange. Other interchange gateway locations occur at SR 200 and US 27. The interchanges create a focal point for a gateway, and the roadway system establishes these points as the primary entrances to Ocala.

Other gateway locations located away from interchanges occur at key road junctures including Croskey Center at SR 40 and Martin Luther King Boulevard, entry into Downtown from the west at SR 40 and Pine Street, entry into Downtown from the east at SR 40 and 8th Avenue, and the entry into Ocala at NE 20th Street and Pine Avenue, to name a few.

Around the country, planning and economic development professionals have been working together to redevelop corridors that work for their communities. Even though Ocala’s corridors are the primary neighborhood facilities for transportation, commercial services, and public services, SR 40, SR 200, US 27, Pine Street and Martin Luther King Boulevard have declined in activity and vibrancy.

In the 1960s, retail demand began to shift to the outer edges of city and to the suburbs as new suburban residential areas emerged. Commercial streets, once a seam of related uses, became locations of deteriorating buildings, empty storefronts, code enforcement violations and marginal businesses. This undersupply of quality goods and services generated poor pedestrian environments and amenities, untended streetscapes and sidewalks, and other conditions of urban blight.

Despite deteriorating economic use, SR 40, SR 200, US 27, Pine Street and Martin Luther King Boulevard will continue to serve as gateway corridors which provide visitors with primary access to Ocala and also function as the major internal transportation arteries for city and area residents.

These gateways and corridors create the most significant initial image of the community for visitors and potential business investors. These features have the potential to encourage quality private investment and enhance community appearance, or alternatively, detract from these important purposes.

The formation of the West Ocala Community Redevelopment Area Plan was challenging. A large part of the challenge of improving the city’s gateways and corridors involved resolving the conflicting functions and objectives on these roadways and are noted here.

The primary corridors in Ocala involve state and federal highways. The primary objective of these roads is to move traffic safely and efficiently.

The corridors are commercial districts comprised of strip plazas, small neighborhood eating establishments, pop-up businesses, and convenience stores. These businesses seek visibility and convenient access.

The gateways and corridors at interchanges serve the automobile-oriented traveler with fuel, car repair, and fast food. Hotels, once serving the traveling public, are housing individuals and families left homeless by the economic downturn.

These corridors support pedestrian activity where nearby neighborhood residents often without private transportation walk to commercial and public services.

These roadways are important parts of the community image. The appearance of infrastructure, structures, and vacant land along these roads shape the impression of Ocala formed by visitors, non area residents, and potential investors.

Orchestrating the redevelopment of West Ocala’s gateways and corridors requires at least three complementary strategies: restructuring the pattern of land use and the type of development lining the corridors, incorporating the redesign and enhancement of the right-of way, and supporting the redevelopment of catalytic locations to stimulate new investment. The first of these complementary strategies will be implemented by Ocala Vision 2035, amended Comprehensive Plan, and new form-based code. The second and third complementary strategies while also a part of these urban planning tools will be implemented by the West Ocala Community Plan and West Ocala Redevelopment Plan.

The redevelopment plan for West Ocala specifically addresses the second and third complementary strategies in Section VIII.

III. Current Physical Conditions Assessment

Population Characteristics

The CRA represents 39 percent of the total area of the West Ocala Community Plan study area. The larger study area is defined as NW 35th Street to the north, US 441(Pine Avenue) to the east, SW 3rd Street - SW 10th Street - SR 200 (SW College Road) to the south, and I-75 to the west.

The geographic area of the CRA, a segment of the West Ocala Community Plan study area, is bounded by I-75 on the west, Pine Avenue on the northeast, SW College Road on the south and NW 28th Place to the north. The major corridors which fall within the redevelopment area include SR 40 from I-75 on the west and Pine Avenue of the east, US 27 from I-75 on the west to Pine Avenue on the east, and SR 200 from I-75 on the west and Pine Avenue on the east; portions of Martin Luther King, Jr. Blvd and 27th Avenue are also included.

According to the 2013 Bureau of Economic and Business Research (BEBR), the City of Ocala has a population of 57,468 while the ESRI, Inc. data shows the West Ocala Community Plan study area has a population of only 10,149 in 2012. This represents 17.6 percent of the total city population.

The population distribution from the center of the larger study area represents a potential market of additional people for the purpose of supporting new development within the CRA. In 2012, 5,404 people lived within a 1 mile radius of the study area and 16,889 people lived within a two mile radius. ESRI projects these numbers to remain stable in 2017.

The center of the smaller segmented CRA is located at 2145 SW 5th Street in West Ocala. The ESRI, Inc. data shows there are currently 675 people living within one fourth mile of the geographic center, and 2,655 within one-half mile. This means that existing and future development within the CRA has pedestrian access to a potential market of more 2650 people on a daily basis. This is perhaps one of the best indications of the continuing profitability of small, neighborhood retail in West Ocala.

Household Characteristics

There are 1,497 households within the study area compared to 24,395 within the City. There are 2,108 households within a 1 mile radius of the study area, 6,279 within a two mile radius, and 13,393 within a three mile radius. The percentage of these households with no vehicle is 21 percent, 15 percent and 11 percent, respectively.

The study area average household size is 2.8 people compared to 2.33 people in the City. Appendix 4 - Statutory Requirements 163.362 details additional information regarding housing characteristics.

The residential units map found in Appendix 4.4 depicts the housing characteristics found in the

CRA.

There are a total of 252 households within one-fourth mile of the center of the CRA, and 1,117 households within one-half mile. Of family households with two or more people within one-half mile of the center, slightly less than 25 percent are husband-wife families, approximately 30 percent have no spouse present, and approximately 28 percent have a female head of household.

Approximately 25 percent of households are owner-occupied of which 15 percent are owned with a mortgage, and 10 percent are owned free and clear.

Race and Ethnicity

Just over 63 percent of the City population is non Hispanic white, and 20.4 percent is African American, and 11.7 percent are Hispanic or Latino. The race and ethnicity within the study area is different than compared to the City. There is a higher proportion of the study area population that is African American, or 78.8 percent.

Within one-half mile of the center, 60 percent is African-American, and 23 percent is of Hispanic origin.

Income, Education and Employment Characteristics

Income

The per capita income in the study area is $10,206 as compared to the City of Ocala per capita income of $22,215. Forty percent of the households within the study area have incomes less than $15,000 and 33 percent of households have incomes between $15,000 and $34,999.

From within one-half mile of the center of the CRA, 30 percent of all households had annual incomes of less than $15,000, 18 percent had incomes between $15,000 and $24,999, and 23 percent had incomes between $25,000 and $34,999.

Median household income divides the income distribution into two equal groups having incomes above the median, and the other having incomes below the median. The median household income in the study area is $20,299 which is just over fifty percent of the City’s median household income of $ 39,806.

While the median household income is $20,229, the median household income is $21,182 within a one mile radius, $27,505 within a two mile radius, and $32,849 within a three mile radius.

Education

While 33 percent of the study area has at least some college education, only 46 percent are White- Collar Employed, as compared to 23 percent and 60 percent, respectively, for the City of Ocala.

From within one-half mile of the center, 28 percent of the population at least 25 years of age had a High School diploma, 23 percent had some college, 15 percent had an Associate Degree, and only four percent had a Bachelor’s Degree.

Employment

From within one-half mile of the center of the CRA, 82 percent of the civilian population at least 16 years of age in the labor force is employed, and 18.5 percent is unemployed. Forty percent has white collar occupations, 37 percent has blue collar occupations, and 23 percent work in Services.

Housing Characteristics

According to ESRI, there are 1,497 occupied housing units within the boundaries of the study area.

Fifty-four percent are renter occupied units, and 46 percent are owner occupied. Of total housing units, approximately 13 percent are vacant. Within the CRA, there are 1,048 residential parcels with homes. There are 757 vacant (undeveloped) residential parcels.

Within one-half mile of the center of the CRA, 47 percent of the owner-occupied housing units ranged in value between $50,000 and $99,000. Thirty-three percent of owner-occupied housing units were under $50,000 in value.

Commercial Real Estate

According to GIS data for Marion County, there are approximately 5,201,439 square feet of commercial building real estate within the West CRA. Approximately, 60 percent of this space was vacant in 2013.

In the retail sector, the CRA is comprised of 108 single tenant retail related parcels with a total building square footage of 1,517,686 square feet. Multi-tenant retail comprises a total of 1,512,341 square feet of building space. Convenience store parcels encompass 60,083 square feet. In the office sector, the CRA contains 635,770 square feet. In the restaurant sector, the CRA contains 212,831 square feet. In the banking sector, the CRA contains 88,578 square feet.

Of all other commercial sectors, including hotel rooms, vehicle dealers, mobile home dealers, and car wash parcels, the CRA contains 1,174,148 square feet of building area.

Industrial Real Estate

According to GIS date for Marion County, there are 3,803,384 square feet of buildable industrial area within the West CRA. Approximately, 15 percent of this space was vacant in 2013.

CRA Taxable Value by Land Use

Of the roughly 2,376.3 acres of property in the CRA as of 2013, 1,936.6 acres are taxable. Compared to the existing CRA (374.8 taxable acres of 548.3 total), this number is high. According to 2013 Marion County Property Appraiser data the number of undeveloped properties in the CRA is 1,100;

this number includes all zoning classifications, as well as DRAs and WRAs.

Table 1 - Taxable Value by Land Use 2013

Land Use Taxable Value % of Base

Undeveloped $20,290,876 4.32%

Developed Single Family Residential $21,215,858 4.51%

Developed Multi-Family Residential $28,115,740 5.98%

Developed Commercial $330,640,333 70.32%

Developed Industrial $63,279,731 13.46%

Developed Institutional $4,868,971 1.04%

Developed Utility $1,797,646 0.38%

Total Taxable Value $470,209,155

Existing Land Use

The land use analysis describes how property is being used according to the City of Ocala Land Use Map and the Marion County Property Appraiser. It indicates which uses are most prevalent, where similar uses are clustered, the size of those uses, and opportunities for new users.

The existing land use analysis reveals that Commercial is the most common use in the CRA, accounting for nearly 29 percent of the total land area. This use includes mostly retail, gas station, fast food, and convenience stores. Most of the retail centers are older strip commercial centers with some viable businesses. There are approximately 78 office buildings, mostly one story, housing various uses, including professional, medical services, and community non-profit organizations.

The USDA defines a food desert as urban neighborhoods and rural towns without ready access to fresh, healthy, and affordable food. Based on this definition, West Ocala is a food desert, grocery stores providing fresh food options to residents are lacking in the commercial uses in this area.

Undeveloped land is the second most common use in the CRA with nearly 24 percent of the total land area. While a portion of land which is listed as vacant by the property appraiser, a closer look reveals there are portions dedicated to surface parking, water retention areas, and public open space.

Industrial is the third most common use in the CRA with nearly 16 percent of total land area.

Residential is the fourth most common use in the CRA with 14 percent of total land area.

Table 2.1 - West Ocala CRA Existing Land Use Summary

Land Use Acres Percentage of Total

Agricultural 14.91 0.63%

Commercial 690.34 28.97%

DRA 64.94 2.72%

Education 30.52 1.28%

Government 130.82 5.49%

Industrial 375.86 15.77%

Institutional 29.77 1.25%

Office 90.89 3.81%

Recreation 2.7 0.11%

Residential 342.16 14.36%

Undeveloped 570.28 23.93%

Worship 40.09 1.68%

Total 2,383.28 100 % Existing Land Use Data utilized from EAR 2011

Existing Zoning

Zoning addresses use, height, setbacks, and Floor Area Ratio (FAR). The underlying zoning for the majority of the property within the CRA is M-1 Light Industrial, although there are lots which are zoned B-4 General Business District, B-2 Community Business Districts, and R-2 Two Family Residential District.

More intense zoning classifications, such as industrial uses can be found in specific industrial districts. Commercial and office uses can be found along major arterial corridors with residential neighborhoods located on collector and local roadways. Moving east along the corridors from I-75, within the CRA there is a transition of uses; arterial corridors tend to be generally commercial, interspersed with undeveloped land and residential. North and west of the corridors, the dominant land uses become single family and multi-family residential.

Future Land Use

The City’s future land use map shows land use types and densities the city has determined to be the most desirable for a particular area. The map defines large geographic areas which are proposed for six types of development that extend from the most urban at the core to the least urban at the edge of the City. The availability of public services and facilities (including transportation, water and wastewater, drainage, parks and recreation, fire protection, and police protection), environmental limitations and compatibility with surrounding land uses are the primary factors which determine the density, intensity, and type of development that may occur.

Although services, environmental limitations and surrounding land uses are major considerations when defining land uses, natural characteristics of the land, accessibility, public choice and transportation network also define future land use and densities.

In 2010, the City of Ocala amended its Comprehensive Plan to incorporate:

Table 2.2 - West Ocala CRA Future Land Use 2010 Summary

Land Use Acres Percentage of Total

Neighborhood 635.43 24.94%

Public 79.51 3.12%

Employment Center 697 27.36%

High Intensity/CBD 103.63 4.07%

Medium Intensity 320.73 12.59%

Low Intensity 711.4 27.92%

Total 2,547.7 100 %

Future Land Use data utilized from City of Ocala's Comprehensive Plan

Future Form-Based Code

Form based code (FBC) is a means of regulating development to achieve a specific urban form by creating a predictable public and private physical realm with a lesser focus on land use. Over the years, urban sprawl, deterioration of historic neighborhoods, and an under consideration of pedestrian safety has discouraged a compact, walk-able urbanism. The form-based code is a tool to address these deficiencies and provide local governments with the regulatory means to achieve future development objectives.

Form-based codes address the relationship between building facades and the public realm, form and mass of buildings in relation to one another, and the scale and types of streets and blocks. The regulations and standards in form-based codes, presented in both diagrams and text, are keyed to a regulating plan that designates the appropriate form and scale of development.

This is in contrast to conventional zoning’s focus on the segregation of land uses, and the control of development intensity through mutually exclusive parameters like floor area ratios, dwelling units per acre, setbacks, and parking ratios.

In 2010, as part of the approval of the City’s Ocala 2035 Vision, the City included a recommendation to develop a Form-Based Code to regulate the desired site design and building form for appropriate areas of the City particularly in the downtown area. In 2013, the City revised their existing Comprehensive Plan and included the following policy regarding the adoption of a Form Based Code:

Policy 4.1: By 2014, the City shall create and adopt a Form

Based Code as part of its Land Development Code, to promote and regulate the desired site design and building form for designated areas and, in connection therewith, shall consider design themes established in the Ocala 2035 Vision.

The Form Based Code shall include a regulating plan that establishes the specific geographic area within which these standards apply.

The City also required that development within the High Intensity Future Land Use Designation, which includes the downtown, shall be regulated by a Form Based Code.

Staff is currently working on an ordinance for the creation of a downtown Form Based Code. The code is scheduled to be adopted in the first quarter of 2015.

Ownership Patterns

The CRA has large tracts of land under single ownership which will facilitate redevelopment. Of the large tracts (parcels totaling 5 or more acres in size) of land lining the corridors, 40 are under single ownership and 4 have more than one owner.

The introduction of the Plan identifies the strategy of promoting the redevelopment of catalytic locations to stimulate new investment. Twelve sites are identified as high profile, catalytic project areas that possess the potential to transform the surrounding area and have a positive influence of future development. Lining SR 40, the catalytic locations are located at:

1) Eastern Intersection of I-75 and SR40

2) Vacant Lot Adjacent to Golden Flake at parcel 22763-000-00

3) Skyline located at 3030 W Silver Springs Blvd

4) Intersection of 27th Avenue and SR40

5) Crosky Center located at 1501 W Silver Springs Blvd

6) Western Intersection of South Pine Avenue and SR40

Of the catalytic site locations, 3 are under single ownership.

Table 3 - Catalytic Sites with Acreage and Ownership 2014

Catalytic Site Acres Multiple Ownership

Single Ownership

Eastern Intersection of SR40 & I-75 413.61 X

Intersection of 27th Ave & SR40 18.73 X

Croskey Center - 1501 W Silver Springs Blvd 28.64 X

Gaitway Plaza - 2701 SW College Rd 23.16 X

Paddock Mall - 3100 SW College Rd 62.32 X

Pine Shopping Center - 720 S Pine Ave 11.39 X

Western Intersection of Pine Ave & SR40 5.06 X

Skyline - 3030 W Silver Springs Blvd 20.64 X

Western Intersection of SW 10th St & Pine Ave 3.9 X

Western Intersection of SW 17th St & Pine Ave 9.09 X

Vacant Lot Adjacent to Golden Flake - 22763-000-00 27.8 X

Vacant Lot Adjacent to Pine Shopping Center - 2851-002-000 9.87 X

Circulation and Block Pattern

Block pattern describes the way in which the lots, blocks, and streets are laid out in the context of natural features. Block patterns reflect the historic context, as well. Older communities where the primary mode of transportation is walking may have shorter blocks than newer areas supporting vehicular traffic.

The West Ocala CRA is characterized as having 391 blocks in a primarily gridded pattern. The major roadways within the CRA are SR 40, SR 200, US 27, and portions of Martin Luther King Boulevard and 27th Avenue. These facilities are classified as arterial roadways. The local streets within the CRA are generally laid out in a regular gridded pattern.

The major roadways are typically 4 - 6 lanes with 2 - 3 lanes in each direction, a grass or concrete median, and have at least one turn lane and shoulders in each direction. However, gateway corridors leading into the City of Ocala fail to give travelers a clear identity of Ocala. Contributing to this identity problem is the location and auto-oriented nature of buildings along State Road 40, State Road 200 and US 27. Most of the commercial buildings are set back from the road right-of-way and are fronted by expanses of parking, creating a large void between the road and buildings.

The existing traffic conditions (daily volumes) are shown in the table below.

Table 4 - Arterial Roadways with Traffic Counts and Level of Service 2014

Roadway From To Number of Lanes ADT LOS v/C

I-75

SR 200 SR 40 6 69,000* B 0.74

SR 40 US 27 6 63,500* B 0.68

SR 40

I-75 SW 27th Ave 4 29,500* C 0.74

SW 27th Ave US 441 4 24,000* C 0.60

US 27

I-75 SW 27th Ave 4 19,900* C 0.50

SW 27th Ave US 441 4 26,500* C 0.67

SR200

I-75 SW 27th Ave 6 43,000* C 0.72

SW 27th Ave MLK Jr. Ave 6 38,500* C 0.64

MLK Jr. Ave US 441 4 26,500* C 0.67

*Data from road segments were averaged v/C = percentage of roadway capacity utilized Source: Marion County TPO 2009-2013 Traffic Counts & Trends Manual http://www.ocalafl.org/uploadedFiles/TPO_Services/2013%20DRAFT%20TC_TM%20Manual.pdf

There are 26 signalized intersections, with as many safe pedestrian crossings, and 166, 866 linear miles of sidewalks.

Bicycle lanes can be found scattered throughout the CRA. Although bike lanes are inconsistent, the Transportation Planning Organization (TPO) is working towards closing gaps with the 2035 Bicycle and Pedestrian Master Plan (Bike Ped Master Plan). Upon completion of the pedestrian bicycle http://www.ocalafl.org/uploadedFiles/TPO_Services/2013%20DRAFT%20TC_TM%20Manual.pdf facility improvements set out in the 2035 Bike Ped Plan will considerably improve safety throughout the CRA.

Appendix 5 depicts existing bicycle lanes and gaps in the West Ocala CRA.

Sidewalks exist along all major corridors in the CRA, connecting commercial areas to residential.

Additionally, sidewalks can be found along collector and local streets throughout neighborhoods;

however, there are areas in which gaps still exist. The City has identified approximately 8,281 linear feet where gaps in sidewalks currently exist in the West Ocala CRA.

Appendix 6 depicts existing sidewalks and gaps in the West Ocala CRA.

Staff is currently assessing right-of-way availability to gain understanding of the feasibility of adding additional sidewalks to the areas where sidewalks are lacking.

Public transportation currently serves the entire CRA. SunTran, a traditional, fixed-route, public transit system exists within the City and services most of the CRA. Many employment centers, such as those located in the industrial districts, as defined by the Future Land Use element of the Comprehensive Plan, do have direct access to public transportation routes. SunTran has routes connecting the industrial centers south of SR 40 and east of I-75, on North Pine Ave, and most of US 27 primarily to the residential districts within in the CRA.

Schools

Schools located within the CRA include: Madison Street Elementary, Howard Elementary, and Contemporary Christian Academy. Schools located just outside the boundaries that are attended by residents of the CRA include: College Park Elementary, Dr. N H Jones Elementary, Howard Middle, Hale Academy, and the College of Central Florida.

The 2035 Bike Ped Plan will address the provision of safe routes to schools by providing sidewalks along all streets within a 2 mile radius of schools.

Open Space

A positive feature of the CRA is the amount of existing open space and the walk-ability to public parks from neighborhoods. There are currently 7 public parks and 2 walking trails in the CRA. This compares to 73 parks and 8 walking trails city wide. A map outlining Open Space in the CRA can be found in Appendix 4.2.

The parks located in the West Ocala CRA are:

1) Poinciana Park

2) Second Chance Tot Lot

3) Martin Luther King Recreation Complex

4) Rivers Tot Lot

5) Thompson Bowl

6) Lamb Park

7) OPD Playground

Additionally, the following parks located within West Ocala neighborhoods:

1) Lillian Bryant Park

2) Pine Oaks Golf Course

3) Pine Oaks Preserve Disc Course

4) Scott Springs

5) Polly Palmer at Paddock Park

6) MLK Memorial

7) Boys & Girls Club

In 2010, the City completed its City of Ocala Recreation & Parks Master Plan. The purpose of the plan was to identify current recreation conditions and deficiencies, and provide recommendations for corrective measures by 2035. The recommendations of the Parks Master Plan have been incorporated into the City’s Comprehensive Plan.

The Parks Master Plan is strategically broken into five sub districts. West Ocala spans two sub districts, Northwest and Southwest; the West Ocala CRA is contained within those two sub districts.

Presently, the Northwest District is deficient in two neighborhood parks and almost four neighborhood parks in 2035. The Southwest District is deficient nine neighborhood parks and will be deficient by nine neighborhood parks by 2035.

The Martin Luther King Recreation Complex, a 24.01 acre complex located at 1510 NW 4th Street, is located in the West Ocala CRA. The buildings located within the complex include the Hampton Aquatic Fun Center and the E.D. Croskey Recreation Center. The Parks Master Plan envisions a significant renovation and expansion of the Martin Luther King Recreation Complex, and a demolition and new construction of the Aquatic Fun Center and Recreation Center. The new facilities are intended to enhance walk-ability and improve West Ocala’s accessibility to health, fitness, and community well-being.

In order to promote walk-ability, the City anticipates the need to acquire land to provide additional walking trails and a linear park connecting West Ocala to downtown.

Pocket parks, small parks accessible to the general public, promote walk-ability and can have a positive influence on neighboring property values. The Department of Recreation and Parks is currently developing plans to add pocket parks on surplus city-owned land in West Ocala. There are approximately 12 potential parcels of surplus land in the West Ocala CRA.

The Recreation and Parks Master Plan is found in Appendix 7.

Neighborhood Impacts

The following section describes the potential impacts of redevelopment efforts on the residential neighborhood of the Community Redevelopment Area and surrounding areas. While neighborhood impacts have been considered for the specific redevelopment goals, objectives and strategies recommended in this Plan, it should be noted that all of these projects are in the early stages of planning. Therefore, some impacts resulting from their implementation may as yet be undetermined. As these projects become more clearly defined, and additional impacts are identified, this section of the Plan will be amended. Other actions described in the Plan for subsequent years are subject to further refinement.

Relocation of Displaced Residents and Businesses

Over the long term, relocations may be contemplated by this Plan in connection with projects.

While very limited relocations are anticipated, it is important to note that changing conditions and modifications to planned projects may result in residential and/or business displacement through sale and purchase of private property. In the event that existing or future CRA projects do require the relocation of residents or businesses, a relocation plan will be submitted as a component of the project reflecting close coordination with Ocala Housing Authority

It is anticipated the CRA and the City, we well as private developers will expand the housing stock and housing variety as the economic activity to the area is restored. This will provide additional opportunities to relocate residents within the CRA boundaries.

To protect the residents and businesses within the CRA, the CRA will formally adopt a relocation policy containing procedures for relocation, and work with existing housing agencies and partners to follow established procedures.

The Plan anticipates the ability to acquire land for redevelopment purposes. As projects are identified, purchase and relocation budgets will be established and submitted to the CRA for approval.

IV. Current Regulatory Environment

Florida Statutes

In 1969, the Florida State Legislature enacted Part II, Chapter 163, Florida Statutes, enabling local units of government to establish a Community Redevelopment Agency (CRA) to improve slum and blighted areas within their jurisdiction.

Section 163.340(8), Florida Statutes states: “Blighted area” means an area in which there are a substantial number of deteriorated, or deteriorating structures, in which conditions, as indicated by government-maintained statistics or other studies, are leading to economic distress or endanger life or property, and in which two or more of the following factors are present:

a. Predominance of defective or inadequate street layout, parking facilities, roadways, or public transportation facilities; roadways, bridges, or public transportation facilities;

b. Aggregate assessed values of real property in the area for ad valorem tax purposes have failed to show any appreciable increase over the 5 years prior to the finding of such condition;

c. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;

d. Unsanitary or unsafe conditions;

e. Deterioration of site or other improvements;

f. Inadequate and outdated building density patterns;

g. Falling lease rates per square foot of office, commercial, or industrial space compared to the remainder of the county or municipality;

h. Tax or special assessment delinquency exceeding the fair value of the land;

i. Residential and commercial vacancy rates higher in the area than in the remainder of the county or municipality

j. Incidence of crime in the area higher than in the remainder of the county or municipality;

k. Fire and emergency medical service calls to the area proportionately higher than in the remainder of the county or municipality;

l. A greater number of violations of the Florida Building Code in the area than the number of violations recorded in the remainder of the county or municipality;

m. Diversity of ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or hazardous area; or

n. Governmentally owned property with adverse environmental conditions caused by a public or private entity.

As established above, under the definition of “blighted area” set forth in Florida Statutes, in addition to the substantial number of deteriorating structures and conditions leading to economic distress, or endanger to life and property, two or more of the fourteen (14) listed additional factors must be present.

The Finding of Necessity attached in the Appendix 8 and 9 demonstrates the West Ocala Community Redevelopment Area meets the statutory definition of blighted area which has led to economic distress or endangers life or property. It further identifies at least four of the additional factors in the West Ocala Community Redevelopment Area.

Specifically, Approximately 77 percent of structures in the area have a below-average Quality of Structure, significantly higher than the 43.60 percent of such structures within the City as a whole that have such characteristics. Further, 16.98 percent of all City structures with Quality of Structure issues are located within the West Ocala CRA.

Over 39 percent of all parcels located within the West Ocala CRA are vacant and/or undeveloped.

65.71 percent of the structures in the West Ocala CRA were built before 1979. There is a high correlation between the age of such structures and the Quality of Structure grade for the properties. Of the 758 structures built prior to 1959, 743 (or 98.02 percent) have a sub-standard Quality of Structure.

Approximately one in three of all residential and commercial parcels in the West Ocala CRA have lot sizes below those required by the City’s Code of Ordinances, and do not meet contemporary design standards.

Since 2007, the assessed property values within the West Ocala CRA have declined almost 23 percent (compared to a net decline of only approximately 20 percent within the City as a whole.)

There are 115 septic tanks in the West Ocala CRA.

The deteriorated or deteriorating structures have resulted in economic distress, endanger life or property.

The foregoing discussion formed the basis of the acceptance of the Finding of Necessity for the establishment of the West Ocala Community Redevelopment Area in 2013.

Enterprise Zones

Section 290.001 through 290.016, Florida Statutes (the Florida Enterprise Zone Act) authorizes the establishment of enterprise zones. Enterprise Zones are established in areas demonstrating pervasive poverty, unemployment, and general distress.

Pursuant to Section 290.0055 and 290.0057, Florida Statues, the City created an enterprise zone development agency prior to making application to the State for recognition of an enterprise zone within its jurisdiction, and adopted a strategic plan.

Pursuant to Section 290.0057(2), Florida Statutes, the City’s Planning and Zoning Commission submitted its written recommendations the plan conformed to the City’s Comprehensive Plan.

On November 17, 2009, the City Council adopted ordinance 2010-12 establishing Article VI in the chapter 106 of the Code of Ordinances specifically for the establishment of the Enterprise Zone.

On the same date, City Council passed resolution 2009-10 which nominated the area in West Ocala as a part of the City’s designated enterprise zone, created the City’s Enterprise Zone Development Agency, adopted the City’s enterprise zone strategic plan, and authorized the application to the Governor’s Office of Tourism, Trade, and Economic Development requesting establishment of the City of Ocala’s Enterprise Zone.

Nearly 25 percent of the West Ocala Community Redevelopment Area falls within the Enterprise Zone, or 1,560 acres out of a total of 6,296 acres.

Brownfield Redevelopment Area (BRA)

The primary goals of the Brownfield Redevelopment Act are to reduce public health and environmental hazards on existing commercial and industrial sites that are abandoned or underused based on these hazards and create incentives to encourage cleanup and redevelopment.

The City initiated its Brownfields program in 1996. Its Brownfields Redevelopment Area covers approximately 7.8 square miles. Nearly 45 percent of the BRA is located in West Ocala, or 1,121 acres out of a total 2,500 acres.

The City of Ocala is able to identify, categorize and monitor forty-five (45) West Ocala sites of environmental concern which pose an impediment to redevelopment efforts. Redevelopment efforts are further impeded by substantial poverty, unemployment, and limited educational attainment.

Approximately 35 percent of the West Ocala population is below the poverty level which is more than one and two-thirds times the city rate of poverty of 20.7 percent, and almost two and a quarter times the county rate of 15.6 percent. Transportation is a challenge for the community, 48 percent of residents have no access to personal transportation, compared to 12 percent and 6 percent for the city and county, respectively.

Brownfield Assessment Grants of $200,000 each were received in 1999, 2004, and 2006. Since 1999, the Ocala brownfields program has accomplished the following:

Developed a program for community education, involvement, and accessibility related to environmental issues leading to the improved health of the community

Assembled a Brownfield Advisory Board of diverse community stakeholders

Provided a program for community environmental stewardship, public input on environmentally distressed sites, and the maximum use of existing infrastructure

Establishment of 700 jobs

Facilitated property transactions of more than 56 acres within the BRA

Performed Phase I Environmental Assessments for 48 Brownfield Sites

Performed Phase II Environmental Assessments for 16 Brownfield Sites

Remediation of 3 Brownfield Sites

Each year since 2011, the City has requested $200,000 in brownfields hazardous substance assessment funding and an additional $200,000 in petroleum assessment funding from the US EPA to address assessment activities within its brownfields area. These requests have not been funded.

The City has taken steps to increase its brownfields program activity to restore its success in achieving assessment funding.

V. Previous Planning Initiatives

The overall vision for West Ocala’s corridors was initially expressed in the Ocala Vision 2035 and Future Land Use Element (FLU) of the City of Ocala’s Comprehensive Plan.

Ocala Vision 2035

Adopted by resolution as a component of the Comprehensive Plan, the Ocala 2035 Vision Statement and Principles include a composite of goals and policies which describe Ocala’s physical character and function in the year 2035 and beyond. This document describes the look, function and methods to achieve a community of attractive neighborhoods supported by attractive and viable gateways that invite people to experience our dynamic city. The Ocala 2035 Vision is found in the Appendix 10 of this Plan.

Future Land Use Element

The Future Land Use Element (FLU), the central element of the Comprehensive Plan, provides perhaps the most vivid illustration for how the Ocala 2035 Vision will be realized through goals, objectives and policies (Appendix 4.3). The West Ocala Community Redevelopment Plan is consistent with the Comprehensive Plan. Section VIII specifically identifies strategies to accomplish many of the Future Land Use Element objectives and policies.

The consistency between the FLU and CRA Plan is given below:

FLU: Objective 1 states, “City shall incorporate the vision, principles and strategies of the Ocala 2035 Vision into the City’s organizational and administrative structure to promote its long-term implementation.” Policy 1.2 requires the City to evaluate and program capital improvements consistent with the Ocala 2035 Vision.

CRA Plan: Highlighted throughout the Plan, are direct references to the integration of the Comprehensive Plan, Ocala 2035 Vision, West Ocala Community Plan, and the West Ocala Community Redevelopment Plan. Section X: Implementation Plan details these documents as West Ocala’s redevelopment implementation tools, and describes how the coordination of goals, objectives and strategies will be achieved within the City’s administrative structure and Capital Improvement Plan.

FLU: Objective 3 states, “City shall geographically identify Ocala’s neighborhoods and, where appropriate, develop Community Plans.” Policy 3.2 requires the City to prepare specific Community Plans for neighborhood preservation, enhancement, redevelopment, and new development. Policy

3.4 requires the City to program and fund capital improvements projects identified in the Community Plan to improve the appearance of the public realm to attract private investment.

CRA Plan: Goal 1, Objectives 1 though 7, Strategies 1 through 10 are consistent with enhancement, redevelopment and new development.

Goal 2, Objectives 1 through 4, and the illustrations serving as visual strategies are consistent with preservation, enhancement, redevelopment, and new development.

Section X: Implementation Plan describes incorporating public realm improvement recommendations into the City’s Capital Improvement Plan.

FLU: Objective 4 states, “City shall establish physical character and design standards to protect its natural and man-made beauty, rich history, and natural and cultural resources.” Policy 4.1 requires the City to create and adopt a Form Based Code as part of its Land Development Code to promote and regulate the desired site design and building for designated areas in connection with the themes of the Ocala 2035 Vision. Policy 4.4 requires the City to prepare design standards for gateway features on SR 200, SR 40, US 441, US 27 and Interstate 75 to create attractive “front doors” to the community. Policy 4.5 requires the City to identify gateways and other special areas through the community planning process.

CRA Plan: The Plan’s Executive Summary, Introduction, Previous Planning Initiatives and Section X: Implementation Plan are consistent with Objective 4 of the FLU. Additionally, Goals 1 and 2 along with all associated objectives and strategies are consistent with Objective 4.

FLU: Objective 5 states, “The City shall plan and promote diverse mixed-use centers offering convenient shopping and services easily accessible by neighborhood residents wishing to either walk, ride a bicycle, use public transit, drive motorized vehicles, or utilize other viable mobility options.

Policy 5.1 requires the City to create a current and updated inventory of vacant or underutilized properties with mixed-use zoning, or within one-quarter mile of a transit corridor that are proximate to residential neighborhoods. This inventory will be available for business recruitment and relocation purposes.

CRA Plan: Goal 3, Objectives 1, 4, and 5 are consistent with this Objective 5.

FLU: Objective 6 states, “The City will implement the development patterns depicted in the Ocala 2035 Vision.” Policy 6.1 requires wide sidewalks, pocket parks, shade, landscaping, plazas, and areas to encourage pedestrian activity.

CRA Plan: Goal 2, Objectives 1, 2, 3, and 4 and associated strategies are consistent with Objective 6.

FLU: Objective 7 states, “The City intends to promote quality urban design in the development and redevelopment of automobile-oriented suburban corridors.” Policy 7.1 requires the City to establish Corridor Overlay guidelines that incorporate physical gateways to provide a sense of arrival into the community.

CRA Plan: Goal 2, Objectives 2, 3, and 4 and associated strategies are consistent with Objective 7.

FLU: Objective 9 states, “The City will promote attractive design and the concentrated and intense urban form described in the Ocala 2035 Vision, Best Practice Design Guidelines.” Policy 9.1 requires building entrances to be oriented towards the public right-of-way. Front facades shall include windows to provide “eyes on the street” and increase pedestrian comfort and safety. Policy

9.3 requires site design to incorporate native landscaping to provide shade for pedestrians and buildings. Policy 9.5 addresses efficient stormwater connections in order to maximize development potential on-site.

CRA Plan: Goal 2, Objectives 1, 2, 3 and 4, and associated strategies are consistent with Objective

9. Goal 1, Strategy 7…