Oklahoma City has plans for blighted area
Urban renewal designation will allow use of eminent domain to buy land for MAPS 3 projects
BY BRYAN DEAN The Oklahoman
Published: February 10, 2010

The Oklahoma City Council voted 7-1 Tuesday to declare a 692-acre area south of downtown blighted and subject to urban renewal.

The move allows the city to use eminent domain to buy land for MAPS 3 projects, including a $130 million, 70-acre downtown park and a $280 million convention center. The city also could buy land in the area and turn it over for private redevelopment, a controversial urban renewal tool that drew the lone no vote from Ward 5 Councilman Brian Walters.

The area is part of the city’s Core to Shore program, an idea for developing the area between the current Interstate 40 Crosstown Expressway and the Oklahoma River as I-40 is moved south. The new I-40 will be just north of the river and is expected to be complete by 2012.

Louis Morgan, a resident and business owner in the area, said he agrees dilapidated properties in the area should be torn down. But Morgan worried that legitimate business owners also will be forced out by urban renewal.

"We were assured this wasn’t going to happen,” Morgan said. "There are a lot of landowners down there that if you start taking this property for public development, a lot of us will have to be closed. You all won’t pay me the money it will take me to relocate my business.”

Assistant City Manager Cathy O’Connor tried to quell fears that the city would push out all landowners in the area.

"This process does not mean we are going to acquire all the land in the Core to Shore area through eminent domain or urban renewal,” O’Connor said. "That’s not possible. There isn’t enough public money to do that.”

Officials likely will use eminent domain to purchase the 70 acres needed for the park. The proposed boundaries of the park are Robinson Avenue on the east, Hudson Avenue on the west, the river on the south and a new boulevard on the north, which will replace the existing I-40 after it is moved.

Officials have not chosen a site for the new convention center, but several of the possible locations are within the urban renewal area.

O’Connor said eminent domain could also be used for other properties, though it would be done sparingly.

"We may select some sites for private redevelopment that help protect the public investment and make the most of it,” O’Connor said. "The park is the best example of that. You might want to buy the property on either side of the park to help protect the development of that park and make sure that it feels safe to people.”

Property for the park and convention center could be purchased with funds from the $777 million MAPS 3 sales tax proposal passed by voters in December. Other sources, such as tax increment financing, would be used to buy land around the MAPS 3 projects.

"We will not use MAPS 3 money for sites that could be used for private redevelopment,” she said.

Before voting, council members watched a slide show of photos from the area showing run-down properties.

"These buildings are very deteriorated,” Planning Director Russell Claus said.

Council members were easily convinced the area is run-down, with several council members questioning how the city ever let such a large area go downhill so severely.

Walters was less enthusiastic about the idea of the city forcing property owners to sell so someone else can redevelop their land.

"We’re supposed to have private property rights in this country,” Walters said.

The Oklahoma City Urban Renewal Authority will develop a plan for the area, including which properties should be purchased. The rest of the plan will help property owners understand the kind of development the city wants to see in the area as improvements are made, officials said.

Leslie Batchelor, attorney for the Urban Renewal Authority, said the vast majority of property owners in the area will reap the rewards of the increased public investment.

"It will give the private landowner a reason to invest in their property,” Batchelor said.

Several council members expressed reluctance to put a negative designation on the entire area because of the few remaining property owners who are surviving. Batchelor said declaring the area blighted isn’t a negative judgment. It allows the city to use new tools to help the area come back to life.

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