Res 2869 10/20/1981RESOLUTION NO. 11‘9
RESOLUTION DESIGNATING CENSUS ENUMERATION DISTRICTS
72 THROUGH 82 AND 59 AS A BLIGHTED AREA AND REQUEST-
ING THAT THE TEXAS INDUSTRIAL COMMISSION ACCEPT THE
BLIGHTED AREA AS ELIGIBLE FOR COMMERCIAL PROJECTS.
WHEREAS, Census Enumeration Districts, 72 through 82 and 59 compose
the area, within central Wichita Falls, which is bounded by the Big Wichita
River from Brook Avenue northeast to Patterson Street; south on Patterson
Street to Sixth Street; west on Sixth Street to Eastside Drive; south on
Eastside Drive to Seventh Street;west on Seventh Street to the Fort Worth &
Denver Railroad tracks; south along the Fort Worth & Denver Railroad tracks
to the Missouri, Kansas & Texas Railroad spur; southwest along the Missouri,
Kansas & Texas Railroad spur to Kell Boulevard; west on Kell Boulevard to
Brook Avenue; and north on Brook Avenue to the Big Wichita River (see map in
attached study) .
WHEREAS, the attached study contains detailed findings which show
that Census Enumeration Districts 72 through 82 and 50 contain a substantial
number of substandard, deteriorating and deteriorated structures; suffer from
a high relative rate of unemployment; and contain social and economic liabilities
causing the arrest of sound economic growth within the central area.
WHEREAS, an overall objective of Wichita Falls is the redevelopment
of the central area, including Census Enumeration Districts 72 through 82 and
59, through public/private partnership and related financial technique.
WHEREAS, the availability of financing projects for conuuercial use,
within Census Enumeration Districts 72 through 82 and 59, will serve to increase
employment opportunities, increase the property tax base, promote commerce,
generate income for residents and businesses, complement existing and planned
projects, and stabilize the central area economy.
WHEREAS, projects for commercial use, within Census Enumeration Districts
72 through 82 and 59, will be limited to construction or rehabilitation of hotel,
motel, retail, wholesale, office and speciality establishments as well as light
industry (such as car repair shops, electrical shops, cobbler shops, cottage
industries, etc.) which conform with the commercial/residential character of the
central area.
WHEREAS, the City of Wichita Falls has complied with regulatory standards
of Rules for Issuing Industrial Revenue Bonds and the requirements of the Develop-
ment Corporation Act of 1979, as amended, as related to commercial projects in
blighted or economically depressed areas.
2-
WHEREAS, the outcome of required public hearing resulted in no opposition
to designation of Census Enumeration Districts 72 through 82 and 59 as a blighted
area.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ALDERMEN OF THE CITY OF
WICHITA FALLS, TEXAS, THAT:
Pursuant to Rules for Issuing Industrial Revenue Bonds, from the Texas
Industrial Commission, projected public improvements tote made in Census Enumeration
Districts 72 through 82 and 59 include:
Historical District development (in progress, due to be completed
in 1983; Community Development Block Grant (CDBG) funded) ,
Midtown Manor construction, a 150-unit Section 8 subsidized, multi-
family structure (in progress, due to be completed in early 1982;
CDBG funded) ,
Parking lot construction and mini-park beautification, near the
CBD (due to begin January 1982 and to be completed September 1982;
CDBG funded) ,
Wichita River Greenbelt development (in progress, due to be completed
in 1985; CDBG/Heritage Conservation & Recreation Service matched
funding,
Burnett Street Bridge reconstruction (due to begin in 1982 and to
be completed in 1983; County, State and CDBG funded) ,
Sodium vapor street lighting approximately 30 blocks (due to begin
October 1981 and be completed in April 1982; CDBG funded) ,
Bellevue Park redevelopment (due to begin in October 1981 and be
completed in September 1982; CDBG funded) ,
Senior Citizens parking lot paving (in progress and to be completed
in September 1982; CDBG funded) .
The Wichita Falls Board of Aldermen will review all project descriptions
for approval of specific projects in order to determine whether such projects are
consistent with objectives for redevelopment of Census Enumeration Districts 72
through 82 and 59.
Census Enumeration Districts 72 through 82 and 59 (combined) are herein
designated as a blighted area by the City of Wichita Falls and that the Texas
Industrial Commission is requested to accept the blighted area for commercial
projects.
3-
PASSED AND APPROVED THIS Yeti:day of 4"--41444.4.2 1981.
MAYOR
ATTEST:
jr--424/1-144C
CITY CLERK
1 .
v.
V•
t
iV
1 C''PROPOSED
SLIGHTED
AREA
DESIGNATION
Ai
it
aisik
77
L
t
H
SEPTCABER
1981
Page 5 of 13 Pages
4i
WICIIITA
FALLS, TEY,AS
Agenda Item
k
w '
K
NTC/)lx)Ji0N
Blighted areas, according to the Development Corporation Act of 1979, as U
amended, are "these areas and areas immediately adjacent thereto within a city
which by reason of the presence of a substantial number of substandard, slum, • U
deteriorated, or deteriorating structures, or which suffer from a high relative
rate of unemployment, or which have been designated and included in a tax
incremental district . . ' , or any combination of the foregoing. . . (which) substanti-
ally impair or arrest the sound growth of the city, or constitute an economic or
social liability and/or menace to public health, safety, or welfare in the present
condition and use." Based on this definition several areas within central Wichita
Ui
y
U'
Falls qualify as blighted areas. Enumeration Districts (E.D. ) 72, 73, 74, 75, 76, ^
77, 78, 79, 80, 81, 82, and 59 include the following blighted elements: I
A substantial number of substandard and deteriorating structures,
A high relative rate of unemployment, K
Areas of decline and deterioration which create economic and social
U
liability and arrest sound growth. I.
LA0D USE SUMMARY i:
A windshield survey of E.D.s 72-82 and 59, which includes the Central Business
District, and the majority of Census Tracts 101, 102 and 103 indicates a significant ^"
number of vacant and deteriorating mixed residential and commercial uses. Some `
u
L.institucional and vacant land uses are also evident in the area.
Table A _
LAND USE COMPOSITION
ENUMERATION DISTRICTS
U
72 73 74 75 76 77 78 79 80 81 82 59
Land Use
K
Commercial 81 47 29 31 11 49 43 62 16 4 7 11
Institutional 2 39 46 11 14 2 21 22 9 1 9
Residential 9 8 15 41 68 38 18 16 71 95 85 41
Vacant 8 6 10 17 7 11 16 4 1 7 28 U
Industrial 11
Source: Wichita Falls, Planning Department, 1981
Page 6 of 13 Pages
Agenda Item No. lO.a.
i
i•
I
CENSUS TRACTS
I,'i, ,'
i • .
1
q,
A.3.4+- 1,11 ' ', .
i
4 -;;;[-1,1-1-: ir. 1 --1
1
1
s' 'i 1; :i c:!,1:.•...J.11.:::1:1 '• !.,--..77 H.:,--:--•-,-j! '
u,"-- c,!.'7.-.7c, 7.-.1..-± -il- , .,.._ \ p ,--;,,... •I \ )4-2,1;•?
1I 1
i-7
1
i 1:
iIsi
1
ll i--:-'-',C.7--r.t•-% ---'="...,-"*..- ,...„ '5t \-
N',.
ri:•---":-.-.--'1-t•13 '-c .1',..t-,-1 ' .,'••••• ,..,
s . ././
1L'
1 —
4----' I, •.. . I i...0.-..q.14$.; 7 1
1' (.: ; ......_ . t
J.,,,z...1. 1:,,, Iii> Ul•'.-?,T,_:n _4_., ,_t...._ ____. ______1._ / ' ,//
1 1
1 ----7 Ili 1-1,0,-.: no ! :,i
1 i I 1 '
1j,L_ -- --i \ L i i '..--,".L___ L1 j - -
1-1—y-i ---- •..)_,,,,:_r__.„- (>„,, .,..,-.: -... -CV:..i
4A hl
747-7i-T1'-----I ''
1;".' • .;,..1":::-.11--. :',11.. -1--
51" .1:--1/P:771- 'V':''.."• ' :..;" ::;11- .:..:'7 '-' •1;.\\•-. ; / .- -° el. I- 17;, ‘-1::, ''..,.:>-•-.\,.,i', ii- ''1 --'------ : FT, , .,..,
ii, ilP.? • e-,k ,-thDti _ /-----„L- ,--1.--; •
c
TA'
r:w .7: ,,,/,,t` s ' -,-
r-: f--1 - -.'*, - j_,+.4.1; -itt---,-k!..=. ---- - • reZ8' _fliAlli 'Zi. 4Q,13 -:-.ri 102,, ',•,...t.:.i- 11 .]:- '-,) -- 1 iiii1, ( ,4
c -1: :,7:.:,. ,.
i,: i::-,..j::
ii;j::
7;;.1,4,41,1;:l_. rtli,ri_i V__ 7itII-'il../ i-', 1 ' .L,i' 4...,
k\ , ;',=••:
f- ,:.' 4.7 lip- . " 11;0-6-LI --
t'
l T.F;;F
1-A74:16 ' I
1
1
1 ,,,•., .._.77..,,,,,,), .,..,, ," i — -,1---.4`L .\ l'i.i.:7:i--T1 . to:/---. , ._ ..i. _ .... .._1. /0124 1--•'-' 71= .,' Ti f-
i_f:p- i, • - ----
kz :-c777 .1. 7 -;--7-1 -; 1 .2; 10
1
IC'-' 1(.:A." ,..rf) r-')1 -, -;.,,,,! E V-_-.(-1-(1-"
Vc• C -7
1y-- . 1 , I
4.--I r - .... .
pli...;f:. -'
ii..14:-..; ‘..„.,•- --.
y ..„ , .
12
I ,
i 11
e.,,...,
e I, 1, K NV"I C II I 1' A A Ii.
itNN74-
4'.:7-...,x-
i.'").:2 ,-'-' ..-ZI, I
t "t1
v b .....0,
It
NV 1 C II I TA F.1 I.15
I
i.,.:X.S —V i
1 • • ---,L_____
Page 7 of 13 Pages
Agenda Item No. 10.a.
F....:_ .s\\ \\
j;,r , . : :'''
il----==-:----7-7.. \\ }
v-
7—\:-\----,-.\ \ •
s•-, ',. ..1.-2-- -..--
1 r -Th\ \''''''-'. . ,-<•\ '\\\_.-',-'' ss,\-2.-' .
J.1-----
ik\ - ,\.s.,•
7-',,, \,:.,
x'\:\\- -- • ''' \ _-
N, • .,„.- ,.-
3{---....:.-2,r, ,, --s•-• ..--- \- !,x\ • „... ..\-- „,,,, .-._ .\ ,2.-„„,.---_,---,=_L F11.- I 1„%
s" \`. \
N,'' <-'''' - -'c's
N .s',..)
1,--"\-- ',
r.\\. ..>, -\,.)- ss,.,k) - ,. •,?\ .---
A.
iv-K -,, ,, \- • -,--:--- \.\,/ ,50,,\- \--- ‘‘, 1--
3_
S\•.'
y--
11
e\
C\. -4.\\,. ,--sc .,,..-4*,‘.07.1)v (\ . 11
A•..2„,,x--c\,V K ,.,,,.... .6Kel---.0\\ . 1.,,,,,.:1Q;N,.
i • 0 \ ,
1 2\\I 17---
y ' X' 0../.: (r, \V \ \ j=2
E._
l...Ib\.E...c
it! I I . \''s 7 N7(• '-'- v
Z)
s": 1
I I - ill" /\-\-'‘;-; - es • \'' ' \\'''.\ '''‘\\\'
V.,- .-z W : L._1-]\JL____.
II
if-R . ,, 1,
11 /' \V7V
1( II I,, -- ____2
i L___i i 1 i .7-_-_---,,L1-- "?2 0_
711
1 I El L I I :, I[,---4_,,. Q:',17=El- _----__-_1_ i uIrs,-----j
i 1- ,
1-4----
11
1 H 1
i[--- •E iF,
i=71-,—,___,___,,—2,--
zr-t.,--.:7-2‘_..=r_-7---_...=_"''._ j. t 1
4
Page 3 of 13 Pages
Agenda Item No 10.a.
t . .. '
HOUSING
The housing; within E.D.s 72-`2 and 59 was recently surveyed usin_, the Te::as
1.1 Pictora1 'le.thod of Darn Inventory. Table B shows the i , cult. of the ,;,tr.'.o.:.
Table B
HOUSING CONDITION
STANDARD DETERIORATING DILAPIDATED
i Housin7 Structures 32 57 11
E.D.s 72-82 , 59
7
Source: City of Wichita Falls, Planning Department, 1981
Housing classifications are defined below:
Standard - No maintenance/repair problems or defects in structure.
Deteriorating - Considerable damage to building elements (such as doors,
windows, siding, etc. ) with potential damage to major structural
items (such as roof, walls, foundation, etc. ) .
Dilapidated - Major deterioration among the majority of building elements
with major damage to structural items. Repair to housing of
this type is economically infeasible.
The large number of, deteriorating and dilapidated housing units is basic to
qualification of the area as blighted.
Age of housing units is another important factor when evaluating housing
stock conditions. The lack of technological innovation in design and construction
I. materials, as well as energy efficiency, generally makes older homes uneconomical
and harder to maintain. A large portion of the housing units in E.D.s 72-82 and 59
was built over 40 years ago (see Table C) and is for reasons mentioned earlier
difficult to maintain. Much of the older housing may, therefore, be deteriorating.
Table C
AGE OF HOUSING STOCK
ENUMERATION DISTRICTS
HOUSING
l- UNIT AGE 72 73 74 75 76 77 78 79 80 81 82 59
i 0-15 0 0 0 0 1.9 1. 3 0 0 0 0 0 2.3
16-20 2.8 0 0 11.9 0 0 0 0 0 0 0 6. 5
21-30 16.9 22.6 2. 7 0 1.3 3.9 0 14.0 0 1.1 18.0 0
31-40 49.8 16.1 61.8 7.8 7. 7 0 1i.5 r)6. 1 8.7 37.7 30.4 32.6
41 and over 30.5 61.3 35. 5 80.3 89. 1 94.8 85.5 29. 9 91. 3 61.2 51.6 58.6
Source: U.S. Census, 1970 Page 9 of 13 Pages
Agenda Item No.10.a.
i '
Housing vacjllu': rate and owner/renIal eccup;Ine? r;Ill's are .inperiaaL LO
evaluating the viability and stage of a nei,4hborhood. High owner occupancy rates 1
indicate a desirable and economically prosperous residential area. High renter
occupancy rates generally indicate a transitional neighborhood with poorly maia-
tamed properties which are being held speculatively. Table D indicates that
1
E.D.s 72-82 and 59 are in transition with a high renter occupancy rate and a high
number of vacant units. I
Table D
OCCUPANCY/VACANCY RATES
ENUMERATION DISTRICTS
OF E-
72 73 74 75 76 77 78 79 80 81 82 59
Owner Occupied 9.1 6.6 5 16.4 33.9 27. 2 24.5 73.6 52.0 38.1 48.1 40.7 I
Renter Occupied 49.4 72.2 85 63.9 43.9 54.0 62.0 17.5 34.8 47.3 37. 1 48.8
Vacant 41.5 21.2 10 19.7 22.2 18.8 13.5 8. 9 13.2 14.5 14.8 10.5 I_
Source: U.S. Census, 1970
C0?L^1ERCIAL ACTIVITY
I .
Commercial uses cover an average of 36% of the lots in E.D.s 72-82 and 59 (see
within' l '1 the Central BusinessTableA) . The major concentration of commercial use is w
District (CBD) (included in the study area) . Many of the business structures and lots
are deteriorating, vacant, or both. This fact interrelates with recent tax values. . .
Table E displays comparative tax valuations for the City and the CBD during the period L
1970 through 1980. It is important to note that while the City as a whole experienced
144% increase in tax valuation, that the CBD "marked time" with only a 4% increase in
tax valuation.
Table E
TAX VALUATION
1970 1980 INCREASE
CBD 34, 583,445 35,981 ,005 4% 1
CITY 508,801 ,880 1 ,'241,998,642 1447,,
Source: City of Wichita Falls, Tax Department, 1980 C
i Page 10 of 13 Pages
Agenda Item No. 10.a;
5-
Another indicator of economic activity F:ithin I)l1`; '1r :- s n.1 c,::':;:e_rcial sectors
is retail sales amounts. Table F displ.).'.; the {or:; oI rotaH in ( ii: CM
while the CiLv, as a whole including other commercial centers) . C::perienced a
dramatic increase in retail sales.
Table F
RETAIL SALES
I
1972 1977
CBD 66,133,000 60,532,000
CITY 251,285,000 476,210,000'
Source: U.S. Department of Commerce, 1977
SMSA Data: City data unavailable
Additionally, during the period 1972-1977, the CBD lost 69 of its retail
establishments. The figure amounts to 37% of the 1972 retail level.
POPULATION
The composition of q population says much about the type and intensity of .
activity taking place in an area. The figures in Table G display a large percent
of families living in E.D.s 72-82 and 59 earning below 80% of median income
6,350) .
Table G
OF FAMILIES EARNING BELOW
80% OF MEDIAN INCOME
ENUMERATION DISTRICTS
72 73 74 75 76 77 78 79 80 81 82 59
81 83 55 57 62 85 74 78 65 47 46 76
Source: U.S. Census, 1970
In addition to having a high portion of low income families , the study area
maintains a high unemployment rate, another basic to qualification as a blighted
area. The unemployment rate in Census Tract 101 (which is composed of E.D.s
72-76) is 6.8%. The unemployment rate of Census Tract 102 (which includes E.D.s
77 and 82) is 4 .9%. The unemployment rate for Census Tract 103 (which includes
Page 11 of 13 Paces
Agenda Item No. 1O.a•
E.D. 59) is 6%. All of these figures (from the Texas Cmp(ovmeuc Commission) Jis»Lzv
the relatively high levels of unemployment in Census Tracts 101 , 102 and 103 as
compared to the SMSA.
Clearly, the most significant population characteristic linked to the viuuility
of an area is population growth. Table B indicates that Census Tracts 101 , 102 and K
U
103 are not growing, they are declining.
Table H
POPULATION
CENSUS TRACT 1970 1980
101 2,006 1,5I6
102 2,854 2, 273
103 2,737 1,045
Source: U.S. Census, 1980
SUIQ&\RI
Cnumacatioo Diacrian 72 - 82 and 59 are blighted areas having a substantial
u
number of substandard and deteriorating structures, a high relative rate of unemploy-
U
neot, and decline and deterioration factors which are economic and social liabilities K
and arrest the sound growth of Wichita Falls. Blight is evidenced in the following
areas:
HOUSING
68% of the structures are deteriorating or dilapided
A majority of housing is over 40 years old.K
A high renter occupancy rate combined with a high vacancy rate is
evident in the area.
COMMERCIAL ACTIVITY
A significant portion of CBD businesses are deteriorating or vacant.
Land values in the CBD have stagnated.
CBD has recently lost substantial amount of retail sales and
retail establishments.
Page 12 of 13 Pages
Agenda Item No. l0.o'
7-
POPULATION
1
A high composition of families earning less than 80% of the median
income reside within the area.
Relative unemployment rates are high compared to the SMSA.
17 Census Tracts 101, 102 and 103 have lost 25% of their combined
population since 1970.
I- Although directly observable trends are important in the analysis of blight,
interrelationships between trends must be addressed by efforts to redevelop these
01
L areas. Complex interactions between low income population; underemployment; aged,
Ideteriorating housing stock; and withering commercial activity within blighted
r
areas require a renewed public/private commitment.
One method of leveraging public/private commitment is through the use of
Industrial Revenue Bonds (IRBs) as financing tools. Created by an act of the
Texas Legislature, the Development Corporation Act of 1979 allows the issuance of
IRBs by development corporations within "blighted or economically depressed areas
or Federally assisted new communities within a home-rule city or a Federally
designated economically depressed county of less than 50,000 persons." IRBs are
used within 46 states allowing the "users" of the bonds or facilities financed by
Lthe bonds to pay interest rates which are normally less than prime lending rates.
Additionally, buyers of IRBs pay no income tax on interest earned. The function-
alities and advantages of IRBs make them attractive as an implementation tool
for the public/private redevelopment of Enumeration Districts 72 through 82 and
59.
Page f P
Agenda
13
Itoem
13
No.
ages
10.a.4