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HomeMy WebLinkAboutA5. Resolution 4639 Blight North 7th1 Commission Memorandum REPORT TO: Honorable Mayor and City Commission FROM: David Fine, Economic Development Specialist SUBJECT: Resolution 4639 adopting a Statement of Blight as a basis for the expansion of the North Seventh Avenue Urban Renewal District to include property adjacent to the original urban renewal area. MEETING DATE: August 24, 2015 AGENDA ITEM TYPE: Action RECOMMENDATIONS: Approve Resolution 4639. SUGGESTED MOTION: I move to approve Resolution 4639 adopting the Statement of Blight to provide a basis for the expansion of the North Seventh Avenue Urban Renewal District. BACKGROUND: On March 16, 2015, the City Commission voted to approve a budget amendment for the North Seventh Urban Renewal District (NSURD) to engage Community Development Services (CDS) of Montana to investigate the presence of blighted conditions in several areas adjacent to the North Seventh Avenue Urban Renewal District, in an area known as “Midtown”, to determine whether the district should be expanded accordingly. On August 6, 2015, the North Seventh Urban Renewal Board (NSURB) voted to recommend a Statement of Blight, prepared by CDS, including seven (7) areas for potential expansion to the City Commission. The City Commission action to expand the NSURD would occur when or if the City Commission adopted a revised Urban Renewal Plan by Ordinance. The adoption of a Resolution of Necessity and Statement of Blight is a prerequisite for expanding the NSURD per 7-15-4210 MCA, though the final expanded district does not need to include all of the areas identified in the statement of blight; the expanded district cannot, however, include any areas that are not identified in an adopted statement of blight. 2 UNRESOLVED ISSUES: CDS, on behalf of the North Seventh Urban Renewal Board (NSURB), is preparing a revised urban renewal plan for presentation to the Bozeman City Commission later this fall. If this statement of blight is adopted, the City Commission will have three options to consider at that time. 1. Adopt (and/ or amend) the revised Urban Renewal Plan including any or all of the expanded urban renewal areas. 2. Adopt (and/ or amend) the revised Urban Renewal Plan without the expanded urban renewal area. 3. Take no action and retain the existing urban renewal plan and urban renewal area boundaries. ALTERNATIVES: As determined by the Commission. FISCAL EFFECTS: The areas within the original urban renewal district will retain their base year of 2006 and sunset date of 2021. The new areas included in the expanded district will have a 2016 base year, but the same 2021 sunset date as the original district. It is nearly impossible to assess the future increase in taxable value that may or may not occur in the areas included in the expanded district. Attachments: 1. Resolution 4639, Resolution of Necessity 2. North Seventh Avenue Urban Renewal Area, Midtown Expansion, Statement of Blight Report prepared on August 17, 2015 Page 1 of 3 COMMISSION RESOLUTION NO. 4639 A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF BOZEMAN, MONTANA, FINDING THAT BLIGHTED AREAS EXIST WITHIN THE MUNICIPALITY IN AND NEAR THE NORTH 7TH URBAN RENEWAL DISTRICT AND THE REHABILITATION, REDEVELOPMENT, OR A COMBINATION THEREOF OF SUCH AREAS IS NECESSARY IN THE INTEREST OF THE PUBLIC HEALTH, SAFETY, MORALS, OR WELFARE OF THE RESIDENTS OF SUCH MUNICIPALITY WHEREAS, the State of Montana has provided for the redevelopment of those portions of municipalities which constitute constitute an economic and social liability and substantially impair the sound growth of a municipality; and WHEREAS, the procedure provided in Title 7, Chapter 15, Part 42 and 43 of the Montana Codes Annotated authorizes municipalities to exercise urban renewal powers for redevelopment and rehabilitation through urban renewal plans and projects, after the municipality has made a finding that a blighted area exists that substantially impairs or arrests the sound growth of the city or its environs, constitutes an economic or social liability and/or is detrimental to the public health, safety, welfare, and morals in its present condition and use; and WHEREAS, the City of Bozeman City Commission approved Resolution 3839 on August 22, 2005, adopting a finding that areas of blight exist within the area of North Seventh Avenue, and that the rehabilitation, redevelopment, or a combination thereof of the area is necessary in the interest of the public health, safety, morals, or welfare of the residents of Bozeman; and Resolution 4639, Blighted Areas near the North 7th Urban Renewal District Page 2 of 3 WHEREAS, the City of Bozeman is considering the expansion of the North Seventh Avenue Urban Renewal District for the purposes of furthering its efforts to revitalize this commercial area and surrounding neighborhoods; and WHEREAS, a blight investigation in areas adjacent to portions of the North Seventh Avenue Urban Renewal District was completed at the direction of the North Seventh Avenue Urban Renewal Board; and WHEREAS, the Statement of Blight (as found in Attachment A) documents the existence of blight in the area known as Midtown, centered around North Seventh Avenue and including adjacent neighborhoods, generally extending from West Babcock Avenue on the south to the railroad tracks overpass on the north, and east to North 5th Avenue, North 3rd Avenue and other boundaries, and west to North 8th Avenue, North 11th Avenue and North 15th Avenue; and WHEREAS, the investigation determined that areas of blight as defined by state statute existed within the Midtown area associated with the following: • age obsolete structures and private improvements – with respect to buildings, parking lot paving and landscaping; • age obsolete public improvements - with respect to storm drainage, streets and sidewalks; • inappropriate uses of land or building - such as low density or vacant lands in the urban core; • defective or inadequate street layout – including dead end streets and sidewalks, incomplete streets; • unsafe conditions – uncontrolled accesses, deteriorating improvements, barb wire fencing; and WHEREAS, one or more blighted areas exist in areas adjacent to and nearby the North 7th Urban Renewal District based on at least three of the factors listed in 7-15-4206(2), MCA; and WHEREAS, it is the desire of the City to exercise, within the defined area, the powers conferred by the Montana Urban Renewal Law; and WHEREAS, Section 7-15-4210, MCA, requires that a municipality adopt a resolution of Resolution 4639, Blighted Areas near the North 7th Urban Renewal District Page 3 of 3 necessity in order to implement or amend an urban renewal district. NOW, THEREFORE, BE IT RESOLVED by the City Commission of the City of Bozeman, Montana, that it adopts the findings regarding the existance of areas of blight within the Midtown area of Bozeman provided in Attachment A, and hereby declares such areas of blight exist and that the rehabilitation, redevelopment, or a combination thereof of the areas by inclusion in the North 7th Urban Renewal District is necessary in the interest of the public health, safety, morals, or welfare of the residents of Bozeman. BE IT FURTHER RESOLVED that the City shall not use its powers of eminent domain to acquire private property for any private use in the implementation of any urban renewal project within this areas as shown on Exhibit A. PASSED AND ADOPTED by the City Commission of the City of Bozeman, Montana, at a regular session thereof held on the 24th day of August, 2015. JEFFREY K. KRAUSS Mayor ATTEST: STACY ULMEN, CMC City Clerk APPROVED AS TO FORM: GREG SULLIVAN City Attorney Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 1 North Seventh Avenue Urban Renewal Area Midtown Expansion City of Bozeman Statement of Blight Introduction The North Seventh Avenue Urban Renewal Board and the City of Bozeman are initiating an effort to expand the North Seventh Avenue Urban Renewal District. The expansion will incorporate several areas adjacent to the district in order to benefit ongoing-revitalization efforts within the North 7th Avenue corridor as well as the City as a whole. This Statement of Blight documents the conditions in these areas, generally finding them to be eligible for inclusion in the District, for reasons which include: • The presence of obsolete buildings and aging public infrastructure • Deteriorating or lack of sidewalks creating unsafe conditions for pedestrians • Dead-end, incomplete or unconnected streets • Vacant, neglected empty spaces within the urban core of Bozeman • Faulty lot layout, characterized by poor drainage and/or excessive or undeveloped access In February 2005, the Bozeman City Commission directed city staff, pursuant to the provisions of the State of Montana Urban Renewal Law, to investigate conditions along North 7th Avenue and adjacent lands, in the midtown area of the City of Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 2 Bozeman and report to the City Commission on “the need for, desirability of, and feasibility of creating an urban renewal program in Bozeman.” The area that was originally investigated can generally be described in the adopted urban renewal plan as “the commercially zoned property between North 5th Avenue and North 8th Avenue from Main Street north to the city limits, vacant R-4 zoned parcels between Tamarack Street and Oak Street from North 5th Avenue to North 3rd Avenue right of way extended, and a commercially zoned parcel north of Oak Street between North 3rd Avenue right of way extended, and a commercially zoned parcel north of Oak Street between North 3rd Avenue right of way extended and the North Black Avenue alignment. Between West Main Street and West Lamme Street, the original study area extended east only as far as a point roughly mid- block between North 7th and North 5th Avenues.” The initial task in response to this direction was to examine conditions in the area relative to the statutory definition of a "blighted area." The documentation of blight, within a municipality (defined as a city or town or consolidated city-county government), in accordance with state law, provides the necessary foundation upon which a local government may exercise its urban renewal powers. As noted below, conditions of blight may apply in all or parts of the area in order to qualify a local government to undertake an urban renewal program. The importance of addressing these conditions is set forth in the Montana Urban Renewal Law, which states that it is a matter of public policy to eliminate and prevent blight. Particularly, in 7-15- 4202 Montana Codes Annotated (MCA), states, “It is hereby found and declared: (1) that blighted areas which constitute a serious and growing menace, injurious to the public health, safety, morals, and welfare of the residents of the state, exist in municipalities of the state; (2) that the existence of such areas: (a) contributes substantially and increasingly to the spread of disease and crime and depreciation of property values; (b) constitutes an economic and social liability; (c) substantially impairs or arrests the sound growth of municipalities; (d) retards the provision of housing accommodations; (e) aggravates traffic problems; and (3) substantially impairs or arrests the elimination of traffic hazards and the improvement of traffic facilities; and (4) that the prevention and elimination of such areas is a matter of state policy and state concern in order that the state and its municipalities shall not continue to be endangered by areas which are focal centers of disease, promote juvenile Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 3 delinquency, are conducive to fires, are difficult to police and to provide police protection for, and, while contributing little to the tax income of the state and its municipalities, consume an excessive proportion of its revenues because of the extra services required for police, fire, accident, hospitalization, and other forms of public protection, services, and facilities.” To this end, in 7-15-4210 MCA, a municipality, must, prior to defining and implementing an urban renewal program, first adopt a resolution of necessity, finding that (emphasis added): “(1) one or more blighted areas exist in the municipality by finding that at least three of the factors of blight [as defined in 7-15-4206 MCA] apply to the area or a part of the area; and (2) the rehabilitation, redevelopment, or both of an area or areas are necessary in the interest of the public health, safety, morals, or welfare of the residents of the municipality.” The information gathered in the 2005 investigation indicated that the area was eligible for designation as an urban renewal district, primarily due to: • the defective or inadequate street layout identified within the study area • instances of known deterioration • inadequate provisions and/or age obsolescence of the following public improvements within the study area: storm drain, streets and sidewalks • instances of age obsolescence of buildings within the study area • inappropriate or mixed uses of land or buildings • deterioration of site; and improper subdivision or obsolete platting Based on these findings, the City Commission adopted Resolution 3839, a Resolution of Necessity, in August of 2005 and subsequently approved Ordinance 1685, on November 27, 2006, which created the North Seventh Avenue Urban Renewal District and adopted the North Seventh Avenue Urban Renewal Plan with a provision for tax increment financing, to be calculated using a base year of 2006. In March of 2015, the City Commission provided funding for the North Seventh Avenue Urban Renewal Board to investigate the presence of blighted conditions in several areas adjacent to the North Seventh Avenue Urban Renewal District, in an area known as “Midtown”, to determine whether the district should be expanded accordingly. The Urban Renewal Board had become concerned that the failure to address blight in these areas had stymied rehabilitation and redevelopment within the existing district. The investigation’s findings revealed that these areas exhibited conditions of blight as defined in the Montana Urban Renewal Law and that the Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 4 improvement of these areas would enable the City of Bozeman to better meet the goals and objectives of the North Seventh Avenue Urban Renewal program. Overview Setting The City of Bozeman is the county seat of Gallatin County in Southwest Montana. The City is named for John M. Bozeman who established the Bozeman Trail and was a key founder of the town in August 1864. The town became incorporated in April 1883 with a city council form of government and later in January 1922 transitioned to its current city manager/city commission form of government. Bozeman was elected an All- America City in 2001 by the National Civic League. Bozeman is home to Montana State University and is served by Bozeman Yellowstone International Airport. (Wikipedia) According to the Design and Connectivity Plan for North 7th Avenue Corridor (2006), North 7th Avenue is a vital part of the City of Bozeman. North 7th Avenue is an established entryway corridor that extends from I-90 south to Main Street. In the city's rating system, this is a Class II corridor, which is automobile-oriented; however, it has the potential to become more pedestrian-oriented while serving its arterial function. It serves as a major circulation corridor and is home for a variety of businesses that contribute to the vitality of the community. Historically, it served as the first north- south corridor for automobiles in the City and was the community’s first connection to Interstate 90. Visitors and residents alike recall a lovely tree-lined avenue that served as a gateway to Montana State University. However, important as it is today, North 7th Avenue’s full potential has not been fully realized. While the North Seventh Avenue Urban Renewal program has supported revitalization activities in the district, some issues remain. These include the lack of connection to other parts of the city and the failure to diversity the types of uses and achieve the degree of intensity of development that could occur. Demographic and Economic Information The City of Bozeman is growing. According to 2014 Census estimates, there are 41,660 people living in the City of Bozeman, significantly higher than the 2010 Census figure of 37,280. The county’s population is projected to experience continued growth through 2060, from 97,197 in 2015 to 145,389 in 2060, an increase of nearly 50% (Montana Economic and Information Center). Census information, recorded over a one hundred year period, beginning in 1910, indicates that the City’s population has grown rapidly since 1950. The following figure presents population data for the City from 1910 to 2010, based on the decennial census. Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 5 Source: Montana Census and Economic Information Center However, despite rapid growth, the City’s poverty rate at 21.2% is significantly higher than the poverty rates for Gallatin County, Montana and the nation, which are 14.1%, 15.2% and 15.4% respectively. (American Community Survey – ACS, 2009-2013). Median Household Income for residents living in Bozeman is $44,615, lower than the County’s, median, which is $52,833 and somewhat lower than the state, at $46,230 and the nation, at $53,046 (ACS, 2009-2013). The following table shows employment in the City of Bozeman by industry. The “Educational services, health care and social assistance” sector employs the most people, followed by “arts, entertainment, and recreation, and accommodation and food services” and “retail trade”. 0 5000 10000 15000 20000 25000 30000 35000 40000 City of Bozeman Population - 1890 to 2010 Population Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 6 EMPLOYMENT BY INDUSTRY CITY OF BOZEMAN SOURCE: ACS 2009-2013 ESTIMATE MARGIN OF ERROR PERCENT PERCENT MARGIN OF ERROR Civilian employed population 16 years and over 21,647 +/-580 21,647 (X) Agriculture, forestry, fishing and hunting, and mining 499 +/-138 2.3% +/-0.6 Construction 1,247 +/-244 5.8% +/-1.1 Manufacturing 1,369 +/-298 6.3% +/-1.3 Wholesale trade 484 +/-154 2.2% +/-0.7 Retail trade 2,951 +/-415 13.6% +/-2.0 Transportation and warehousing, and utilities 485 +/-168 2.2% +/-0.8 Information 293 +/-125 1.4% +/-0.6 Finance and insurance, and real estate and rental and leasing 1,132 +/-309 5.2% +/-1.4 Professional, scientific, and management, and administrative and waste management services 2,613 +/-609 12.1% +/-2.7 Educational services, and health care and social assistance 5,544 +/-439 25.6% +/-2.1 Arts, entertainment, and recreation, and accommodation and food services 3,385 +/-472 15.6% +/-2.1 Other services, except public administration 895 +/-210 4.1% +/-1.0 Public administration 750 +/-306 3.5% +/-1.4 General Description and Map of the Expanded North Seventh Avenue Urban Renewal Area – Midtown Area Description This investigation of blight was conducted in several areas directly adjacent to the existing urban renewal area, which is shown in blue on the map below. Each expansion area is described in the following individual discussions of blight. Map Each expansion area is shown in yellow on the map below and an enlarged map of each expansion area is found starting on page 13. Following those maps, at end of this document, is a large map further illustrating the North Seventh Avenue Urban Renewal Area – Midtown Expansion. Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 7 Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 8 Blighted Conditions The expansion of the North Seventh Avenue Urban Renewal District is being undertaken to address a range of blighted conditions including infrastructure deficiencies. The City intends to amend the North Seventh Avenue Urban Renewal District in accordance with 7-15-4201 Montana Code Annotated (MCA) and the Administrative Rules of the State of Montana governing amendments to existing tax increment financing districts, particularly 42-19-1410 MCA and 42-19-1403 MCA. The City also intends to extend the use of tax increment financing (TIF) to the expanded portions to help fund urban renewal projects as set forth in the Urban Renewal Plan. Prior to the adoption of an urban renewal plan, however, the City of Bozeman, as stated above, must establish that blight exists in the areas being considered for inclusion in the urban renewal district. The following presents the conditions of blight within these areas. Defining Blight Montana law sets forth the specific conditions that constitute blight. In particular, state statute defines a blighted area as one that substantially impairs or arrests the sound development of communities, or constitutes an economic or social liability. Per 7-15-4206, MCA, a “blighted area” may be identified as such by reason of: (a) the substantial physical dilapidation; deterioration; defective construction, material, and arrangement; or age obsolescence of buildings or improvements, whether residential or nonresidential; (b) inadequate provision for ventilation, light, proper sanitary facilities, or open spaces as determined by competent appraisers on the basis of an examination of the building standards of the municipality; (c) inappropriate or mixed uses of land or buildings; (d) high density of population and overcrowding; (e) defective or inadequate street layout; (f) faulty lot layout in relation to size, adequacy, accessibility, or usefulness; (g) excessive land coverage; (h) unsanitary or unsafe conditions; (i) deterioration of site; (j) diversity of ownership; (k) tax or special assessment delinquency exceeding the fair value of the land; (l) defective or unusual conditions of title; (m) improper subdivision or obsolete platting; (n) the existence of conditions that endanger life or property by fire or other causes; or (o) any combination of the factors listed in this subsection (2).” (Montana Laws) Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 9 Blighted Conditions in the North Seventh Avenue Urban Renewal District Expansion Areas Following is a description of blighted conditions that were identified in each of the areas examined. 1. and 2. Southern Boundary Areas – Two areas were examined just outside the southern boundary of the urban renewal district. The first is bounded by Lamme Street on the north, Main Street on the south, 3rd Avenue on the east and 6th Avenue on the west. The second includes an area that is bounded on the north by Main Street, on the south by Babcock Street, on the west by 8th Avenue and on the east by 5th Avenue and on the west by 8th Avenue. The map on page 13 illustrates this area. These areas are located between two existing urban renewal districts, the North Seventh Avenue and the Downtown Urban Renewal Districts. The conditions of blight in these two areas are similar to those found inside each of these districts and their exclusion has resulted in diminished investment in parcels along this connecting corridor. More particularly, the areas exhibit a number of blighted conditions including the following: • Age obsolescence of buildings and improvements – Physically, these areas are suffering from deferred maintenance and deterioration of both buildings and empty spaces. Many of the structures in these areas are older and exhibit signs of deterioration. For example, the hotel pictured here was recently closed, is now vacant and building/fire code issues preclude it from re-opening. Alleys are of particular concern, especially in cases where alleys provide primary access to parking facilities. Alleys are unpaved and ungraded. • Inappropriate uses of land – Although adjacent to two key commercial districts, the areas are characterized by lower density development, which results in lower land values and less efficient use of public infrastructure and services. • Unsafe conditions – Parking lots and adjacent alleys, in some cases, have uncontrolled access. The designs of parking lots, alleyways, and driveways create blighted conditions that diminish the value of property in the area and Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 10 present hazards for pedestrians. The age obsolescence of some structures and aging public infrastructure may also endanger life or property. 3. The Whittier School Remainder – A portion of the property owned by the School District was left out of the original urban renewal district. The area is directly adjacent to the Whittier School and includes the playground and the school parking lot. The map on page 14 illustrates this area. Conditions of blight in this area include: • Age obsolescence – The facilities on the site are older and have been identified by the School District as in need of improvements. • Defective or inadequate street layout – The alley adjacent to the school property is unpaved. • Unsafe conditions – Deteriorating sidewalks in this area present hazards to pedestrians 4. East Side Property – This area is located to the east of the existing urban renewal district and is bounded on the north by Tamarack Street, on the south by Peach Street, on the west by 5th Avenue and on the east by 3rd Avenue. The map on page 14 illustrates this area. The area includes an improved BMX Park that has seen significant use and public investment in recent years. However, the overall area of the East Side Property exhibits a number of blighted conditions including: • Inappropriate uses of land – The land is largely vacant and underutilized. Its value is diminished by poor access. • Defective or inadequate street layout – The area lacks adequate streets, sidewalks, curbs and gutters. • Faulty lot layout in relation to size, adequacy, accessibility, or usefulness – In addition to poor access, the site has poor drainage. • Deterioration of site/Unsafe conditions – The overall area is not maintained and there are rough areas that present hazardous conditions. 5. West Side Property – This parcel of land is bounded on the north by Oak Street, the south by Durston Road, on the east by what would be 8th Avenue and on the west by 11th Avenue. The map on page 15 illustrates this area. It directly abuts properties that front on the west side of North 7th Avenue. It is largely vacant and lacks adequate Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 11 infrastructure and provides no access to areas to the west. In effect, it forms a barrier between the urban renewal district and the neighborhoods to the west. This in turn negatively affects revitalization efforts. Specific blighted conditions include: • Inappropriate uses of land – Although adjacent to a the North 7th Avenue corridor, the area is characterized by lower density development, which results in lower land values and less efficient use of public infrastructure and services. • Defective or inadequate street layout – The area has no transportation infrastructure – North 8th Avenue ceases to exist here. There are no sidewalks, curbs or gutters. • Faulty lot layout in relation to size, adequacy, accessibility, or usefulness – As noted above, there is no access to the site and the site exhibits drainage problems. • The existence of conditions that endanger life – Much of the property is fenced using barbed wire. There is no safe pedestrian access. 6. Northwest Site – This site is bounded on the south by Patrick Street, on the north by Baxter Lane, on the east by 11th Avenue and on the west by 15th Avenue. The map on page 16 illustrates this area. It is adjacent to several area hotels, but is largely vacant, and underutilized. Blighted conditions include: • Inappropriate uses of land – the area is characterized by lower density development, which results in lower land values and less efficient use of public infrastructure and services. • Defective or inadequate street layout – The road infrastructure is limited. Existing roads, including the minor arterial North 15th Avenue, “dead end” in several places resulting in poor access to much of the site. • Faulty lot layout in relation to size, adequacy, accessibility, or usefulness – The site is characterized by poor drainage, and no access to adjacent properties. Sidewalks, curbs and gutters are generally missing. • The existence of conditions that endanger – Much of the property is fenced using barbed wire. There is no safe pedestrian access. Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 12 7. Murdoch’s Annexation Property – This site is comprised of 3.889 acres located on the north side of Murdoch’s, and addressed as 2507 and 2511 North 7th Avenue. The map on page 17 illustrates this area. These four lots are undergoing annexation to the City of Bozeman. This area is located between an existing urban renewal district and an existing tax increment financing industrial district. Its exclusion has made it ineligible to benefit from various urban renewal and infrastructure programs. Conditions of blight include: • Age obsolete structures and improvements – Physically, these areas are suffering from deferred maintenance and deterioration of both buildings and empty spaces. Many of the structures in these areas are older and exhibit signs of deterioration. • Inappropriate uses of land – These industrial uses result in lower land values and less efficient use of public infrastructure and services. • Defective or inadequate street layout – Street improvements, including but not limited to paving, curb/gutter and storm drainage facilities for North 7th Avenue, as well as for the adjacent local streets are needed. Conclusion Based on the information presented in this Statement of Blight, a finding can be made that these areas exhibit attributes, which can be described as blighted per Montana Statute, and therefore are eligible for inclusion in the existing North Seventh Avenue Urban Renewal District. Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 13 1. and 2. Southern Boundary Areas Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 14 3. The Whittier School Remainder 4. East Side Property Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 15 5. West Side Property Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 16 6. Northwest Site Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 17 7. Murdoch’s Annexation Property Statement of Blight – North Seventh Avenue Urban Renewal Area – Midtown Expansion August 17, 2015 18