When a notice recently went out about an environmental review in regard to demolition of a city-owned property on Lafayette Street, some residents of that area began to contact officials at City Hall to see if this was the prelude for more such actions in the area.
That led to an informational meeting about the Central East Side Neighborhood Floodplain in the City Council Chambers, Monday afternoon.
City officials said the notice went out for 408 Lafayette St. after they had been given federal funding approval to proceed with the demolition process. Two nearby properties, 410 Lafayette St. and another in the 600 block of School Street, are both owned by the city's parks department. If funds become available, they too could go through the same process; but if there is no funding, they will remain up.
These properties basically connect with one another and have been deemed as uninhabitable with damage to much of their structures.
Because they are in the floodplain and are seen as potential safety and health hazards, city officials said the Central East Side Neighborhood Plan adopted in 2004 called for converting several areas adjacent to the Wears Creek floodplain to open space to minimize property damage during floods.
A public park or civic space was recommended on the east end of the East High Street Business District to serve as a focal point.
Sonny Sanders with the city's Planning Department said there was not a plan for mass demolitions in that area. Rather, under the 2004 plan, as properties became available, if the owner was willing to sell it to the city and it was not on the National Historic Register, the city would try to purchase the property. Under the neighborhood plan, he said, they would eventually look at bringing the properties down, if they are in the floodplain, and make it into a grass or park space.
"I'm not saying that's your intent, but I think inadvertently you are looking at bringing down properties that could be refurbished and put back on the tax rolls," east side property owner Cathy Bordner said.
In 2012, FEMA did a revision to hazards on the 100-year floodplain, which raised base floor elevations of properties in the floodplain 2 feet from the last revisions in 2005. City officials said FEMA did this because the 2005 map was found to be inaccurate and contained many errors.
"This area hasn't flooded," said Jane Beetem, another property owner on the east side. "I think we need to try and have FEMA re-look at what they have on the map." Other property owners said the city would lose revenue if property owners weren't able to make improvements, many of which aren't allowed in a floodplain under FEMA rules.
City Administrator Steve Crowell said in other cities where he has worked, the same issues arose, and it was very hard to get FEMA to change anything. He also noted U.S. Rep. Blaine Luetkemeyer had asked FEMA to re-examine the Missouri floodplain maps after constituents complained about problems they had stemming from the National Flood Insurance Program, but Crowell was unaware how much, if any changes, had occurred.
There was some discussion on whether or not this would have an affect on the American Red Cross Office or JP Promotions buildings, both not far from the properties being discussed. City officials said it would not and pointed out while both of these buildings did flood during heavy rains last year, it was possible it was due more to stormwater runoff from development up stream along Wears Creek, which would be an entirely different discussion.
"I think if we can give them more data it will help," Beetem said. "In 2004, this area did have problems, but there has been an upswing. And, it may be that we need to revisit the 2004 plan."
"We've got people who want to invest in the area," Bordner added.
Crowell said he would work to get a FEMA representative to come and talk to property owners. Ward 2 Councilman Rick Mihalevich, who has also been involved in these discussions, agreed while the 2004 plan is a good one, the area has seen a number of improvements and maybe more can be done than just making it into park space.