2005/06/15 Council Agenda Packet

In addition, caution should be exercised in making inferences using criminal complaints. Data was collected for the limited purpose of identifying differences in criminal complaints between survey and control blockfronts within each study area, not between or among study areas. Differences in the number of criminal complaints between or among,study areas may be a function of variations in population densities, or other factors for which no study controls were established. Additionally, data was gathered for a single, limited period of time; not for trend analysis. In summary, it was not possible to draw definitive conclusiorLs from'the analysis of criminal complaints. Land uses other than adult entertainment establishments, e.g., subway station access, appear to have a far stronger relationship to criminal complaints. It was not possible to isolate the impact of adult uses relative to criminal complaints. Analysis of Property Assessed Values For each study area, property assessed valuations were identified for 1986, 1989 and 1992, and the percentage changes between 1986 to 1992 were noted for the study area, survey blockfronts, control blockfronts, community district, and borough. The survey and control blockfronts were compared using the data indicating the percentage changes. The survey . blockfronts were also compared in the same way with the community district and borough. The analysis of trends in assessed valuation relative to adult entertainment uses was inconclu- sive. It would appear that if adult entertainment uses have negative impacts, they are overwhelmed by other forces that increased property values overall, at least as measured by assessed values. Even at the small scale of the survey blockfront, there is a wide diversity in the assessed value trends ranging from an increase of more than 18 percent to an increase of more than 200 percent over the period of analysis, strongly suggesting the importance of other factors. The influences on assessed value that the city's assessors take into account are numerous and include the sale prices of similar comparable properties adjusted for differences in size, age, and location. While the total assessed values on the survey blockfronts may be influenced to some extent by the presence of adult entertainment uses, demonstrating such effects is very difficult. In the two Manhattan study areas (Study Areas 1 and 2), the change on the control block - fronts substantially exceeded the change in the assessed valuation on the survey blockfronts.. Between 1986 and 1992, the total assessed valuation on the control blockfronts in Study Area 57 EVER00155