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HomeMy WebLinkAboutMidtown Women's Health Staff Report 20170504 #1Midtown TIF Assistance Program Grant Application Staff Report Midtown Women’s Health and Wellness,, 416 N. 7th Avenue Overview This project application is the first received under the new Midtown TIF Assistance Program. The new program places special emphasis on the five goals articulated in the urban renewal plan for relieving blighted conditions in the urban renewal area. Each of these five goals is further refined with particular criteria for a total of sixteen categories in which points can be received. In many categories, specific documentation must be received in order to receive points. The new program is designed to move away from the previous façade grant program to support projects that reinforced the goals of the new urban renewal plan, as well as projects that create significant new taxable value. Criteria for TIF Assistance Overall District Relevance Relevance to the Midtown Urban Renewal Plan: Documentation of the project’s impact in relation to the goals and objectives of the Midtown Urban Renewal Plan, particularly mixed-use development. Urban design elements are also considered, including pedestrian emphasis and quality of design. The project provides a quality façade enhancement of an existing structure. It partially meets one of the goals to “Promote Economic Development” by eliminating blight through the rehabilitation of a vacant and deteriorating structure. It also has a small impact on employment, adding new jobs in the medical field to the corridor. The project, however, does little to address other goals from the urban renewal plan, as is detailed later in this report. [2 of 5] Promote Economic Development Tax Generation: The project will increase the taxable value within the District. The increase in taxable value due to new construction & rehabilitation is estimated by the County Assessor’s office or State Department of Revenue to determine tax increment generation. Submit documentation of estimated tax projections to receive points for these criteria. No analysis to project or document new or increased tax generation were received with this report. Based on our professional judgment, we believe that the new incremental value of tax collections prompted by façade enhancements at this site would be minimal. [0 of 4] Elimination of Blight: The project’s direct and indirect impact on the physical and fiscal deterioration within the Tax Increment Financing District and the community. Submit information showing current conditions of property. This project would have an impact on remediating blight by transforming the façade on a vacant and decaying structure and making it usable as professional medical office space. Without lot aggregation, it is unlikely that significant new commercial value could be added to such a small parcel, particularly when the existing building is still usable. [4 of 4] Employment Generation: Total employment generated by the project assessed in terms of new permanent and part-time jobs, and construction jobs. Submit documentation of estimated new jobs to receive points for this criterion. Based on conversations with the property owner, the project will add 4-7 new jobs in the medical field to the corridor. [1 of 3] Improve Multi-Modal Transportation Faci litates Public Health and Mobility: Project will construct or improve sidewalks, including ADA access to buildings. Provide detailed information demonstrating that the current condition inhibits public health and mobility. The project proposes adding an ADA ramp to the rear of the facility. The streetscape is already scheduled for improvement as part of N. 7th Streetscape Project and an easement for the property has been obtained to install at setback sidewalk. [1 of 1] Reduces Resource Demand: Project promotes the use of transit, ride sharing, or car sharing. Provide plans, agreements or other methods to demonstrate reduction of resource demand. The rehabilitation effort “includes placement of a bike rack and incentives for patients/ patrons to ride their bike, take public transportation, or walk to their appointments.” Improved documentation of how these incentives would work could allow points to be awarded in this category. In addition, the applicant should consider covering the provided bike parking to receive points in this category. [0 of 1] Promotes Active Transportation: Project promotes bicycling as an active transportation option by constructing or improving bike lanes, providing covered bike parking, and/or participating in a bike share program. Provide plans, agreements or other methods to demonstrate reduction of resource demand. Qualifying bike parking is proposed. [1 of 1] Improve, Maintain, and Support Innovation in Infrastructure Infrastructure Improvements: Project promotes innovation in infrastructure and/or reduces long term costs of maintenance. Provide plans and descriptions of innovations proposed. The project proposes replacement of failing sewer service line, which suffers from disarticulated joints in the cast iron and clay piping, as well as the intrusion of tree roots. This improvement, while not particularly innovative, is probably necessary for business to continue at this location. [0 of 2] Promote Unified Human Scale Urban Design Street Frontage: The project improves the street frontage by eliminating parking between the right-of-way and the building. Provide plans to demonstrate improvement in street frontage. Not applicable. The building did not have parking between the right of way and the building. [0 of 2] Vehicular Access Points: The project reduces the number of vehicular access points to the property and improves the pedestrian experience. Provide plans, agreements or other methods to demonstrate reduction. [0 of 2] The property shares a driveway with a building to the north, which is not being eliminated as part of this project. Street Orientation: The project enhances the North 7th Ave. entryway corridor by having buildings oriented toward the street and designed to provide interest and activity. The proposed new façade would orient the structure toward the street and provide new interest and activity compared to the existing single-family residential-style construction of the existing building. [3 of 3] Pedestrian Experience: The project enhances the pedestrian experience with elements such as façade transparency, building articulation, street furniture and/or landscaping. Submit plans and details that address this criterion. The project provides some enhanced façade transparency, substantial new building articulation, and new landscaping along the N. 7th Ave. frontage. [3 of 3] Quality of the Development Exceeds Minimum Requirements. The quality of development and overall aesthetics (architectural, site design, landscaping, etc.) are beyond that which is minimally required by the UDC. Submit documentation to demonstrate compliance with this criterion. Based on preliminary renderings, the project as proposed appears to exceed the minimal requirements of the UDC for architecture, site design, and landscaping. [2 of 2] Support Compatible Urban Density Mixed Land Uses Increases Housing Units: The project increases housing units within the District. Submit plans demonstrating an increase in the number of housing units. The project does not add housing units within the District. [0 of 4] Mix of Uses Including Residential: The project has a mix of uses, including residential. Submit plans detailing the proposed mix of uses within the project. The project does not include a mix of uses or residential. [0 of 4] Shared Parking: The project shares parking among compatible uses. Provide details demonstrating compliance with the UDC and as well as total number of parking spaces reduced because of a shared arrangement. The project provides parking for its uses and does not share parking among compatible uses. Future more detailed plans for parking could show a shared parking arrangement to receive points for this category. [0 of 2] Total Points (7/44) Staff Recommendation The Midtown TIF Assistance Program allows the payment of eligible costs of development to incentivize development that meets the goals of the urban renewal plan. The applicant is applying for four (4) eligible cost areas which include: Sewer line improvements $9,960.72 Demolition $5,229.01 ADA Ramp $26,868.80 Asphalt (parking) $7,517.44 Th e applicant presents a project that would be excellent if the application were for a façade enhancement grant. The applicant, however, had difficulty meeting the criteria related to the urban renewal plan goals. In some cases, the applicant was unable to provide documentation for criteria such as tax generation or employment generation. Staff, additionally, relies on building elevations and final plans to award points for Human Scale Urban Design. While the proposed project might not require a Site Plan to proceed through the Community Development review process, additional documentation of a similar style may be necessary to make any final grant commitment. At present, the documentation is insufficient to hold the applicant accountable for specific performance standards related to the design of the overall project. It should be noted that the applicant recently was awarded a Technical Assistance Grant, which could help the applicant in providing this information. Staff scored the application based on the program criteria. Based on our review and the application materials presented, the project received seven (17) of 44 available points. Considering this analysis, staff recommends denial of this application for TIF assistance. The board could also consider awarding some, but not all of this request.