2005/06/15 Council Agenda Packet

DCP's survey identified strong concerns about the negative impa_ts of adult uses similar to those found in the Los Angeles study. Even in those study areas where it could not be readily determined that negative impacts were already being felt, there was a strong body of opinion, especially among residents, that adult entertainment uses were having negative impacts and that a further proliferation of these uses in the community would lead to neighborhood deterioration. The experience of urban planners and real estate appraisers indicates that negative perceptions associated with an area can lead to disinvestment in residential neigh- borhoods and a tendency to shun shopping streets where unsavory activities are occurring, leading to economic decline. The forces that influence real estate value are described as follows: "The market value of real property reflects and is affected by the interplay of basic forces that motivate the activities of human beings. These forces, which produce the variables in real estate market values, may be considered in four major categories: social ideals a;,d standards (emphasis added), economic changes and adjustments, governmental controls and regulation, and physical or environmental changes. ,67. The attitudinal data in the survey is thus significant even in those instances where the current negative impacts of adult entertainment establishments are difficult to measure. Fear of the potential proliferation of adult uses is a well founded concern. Taken alone, it may not seem significant if someone smokes in a subway car, scribbles graffiti, jumps a subway turnstile, aggressively panhandles or squeegees a car windshield, particularly in a city where there are other pressing problems such as homelessness, violent crime and unemploy- ment. But when these small incidents, and establishments, proliferate and accumulate, they can tear at the urban fabric. Similarly, as the city's experience in the Times Square area indicates, the proliferation of adult uses in an area does have significant and potentially devastating impacts on the character of a community. The City has adopted an aggressive and comprehensive policy of addressing various quality -of -life issues that has begun to yield beneficial results. The problems posed by adult entertainment establishments are among the important quality -of -life issues that affect our neighborhoods and communities. 6' The Appraisal of Real Prooenv , seventh edition, American Institute of Real Estate Appraisers. 66 EVER00164