2.3.2.b Redevelopment Discussion
Adaptive reuse of obsolete developmentThe identification of land with reuse potential is a key element of the rehabilitation and redevelopment strategy. Infill opportunities however are useful for exploiting obsolete uses and buildings to meet the needs and aspirations of the city. Redeveloping obsolete industrial, commercial, or residential sites or redeveloping brownfield sites reduces urban sprawl and enhances the inner city environment. Planning for sustainable uses can help regenerate rundown areas at a number of levels, from neighborhood to region. Elimination of Deterioration and BlightRedevelopment generally involves the improvement of an area that was developed at some time in the past but presently suffers from real or perceived physical deficiencies such as deterioration or blight or as a result of changing social and market conditions. Deterioration and blighted areas generally have physical and economic conditions, which constitute a danger to the health, safety, and general welfare of the people of the community. Blight is an area-wide concept. Where conditions of blight predominate an area, individual properties that may be in good condition can be included if they are part of the area. Redevelopment may include, in addition to blighted areas, lands, buildings, or improvements which are not detrimental to the public health, safety, or welfare, but whose inclusion is found necessary for the effective redevelopment of the area of which they are a part. However, these parcels are threatened by other parcels which exhibit a variety of conditions of blight including deterioration, safety hazards, crime, economic maladjustment, depreciating property values, stagnant population, and the unproductive use of the land.
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Public/Private Partnerships
It is becoming increasingly popular for governments to act in concert with private developers to effectively take advantage of the best that both have to offer. These consortiums have become an important vehicle by which redevelopment is implemented.
Public Improvements and Community Facilities
Although most frequently associated with older central cities, public actions to promote reuse and development of underused and vacant sites may also be critical to the continued economic viability of maturing suburban cities and towns and even rural communities. Redevelopment and revitalization may be the best options available to cities trying to respond to new market demands, and population growth can help older urban and suburban areas to maintain their desirability as places to live and conduct business. For an area to be designated a redevelopment area, a number of factors must be considered. These factors include the following:
Unsafe conditions: These factors can be imposed by environmental i.e. subsidence, floodplain) and man-made characteristics (i.e. existing uses, presence of crime, lack of public safety services).
Unhealthy conditions: These factors can be imposed by the water, air, and land of the area as well as existing uses.
Obsolete layout of lots, blocks, and streets – Previous lot layouts or platting may not match existing market conditions for development.
Landownership – Extensive private ownership, as well as the number of absentee owners, may make assemblage difficult.
Incompatible land uses – The existing pattern of development has created negative impacts on the health, safety and welfare of the public.
Structural deterioration – The existing exterior and interior building conditions require significant levels of major rehabilitation or clearance.
The Surprise General Plan 2030 recognizes the need to promote and implement redevelopment in the following areas:
Original Town Site (OTS): OTS is faced with issues such as property maintenance and underutilized land, limited transit service, infrastructure impediments, park improvements, and street lighting.
Section 10 – Section 10 is faced with issues related to street lighting, infrastructure, and transit services.
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