HomeMy WebLinkAboutA007 - Council Action Form dated January 24, 2006 t
ITEM # 3�p
DATE: 01/24/06
COUNCIL ACTION FORM
SUBJECT: APPROVAL OF THE URBAN REVITALIZATION PLAN FOR A PORTION OF
THE BLOCK BOUNDED BY BEACH, SUNSET,AND GRAY KNOWN AS SUNSET VIEW,
AND FIRST PASSAGE OF AN ORDINANCE ESTABLISHING THE URBAN
REVITALIZATION AREA
BACKGROUND:
On December 13, 2005, the City Council directed staff to prepare an Urban Revitalization
Plan and set a date of public hearing for January 24, 2006 to establish an Urban
Revitalization Area for 201 , 211, and 215 Beach Avenue, 2008 Sunset Drive, and 210
Gray, see attached map of proposed urban revitalization area.
City staff has prepared the attached Urban Revitalization Plan for the Sunset View
properties bounded by Beach, Sunset and Gray. The following items are included in the
Urban Revitalization Plan:
■ The area includes five properties with the total current assessed valuation of land at
$699,400 and improvements of $677,400. Note that this includes buildings at 210
Gray with an assessed value on January 1 , 2005 of$338,800, which have since been
demolished. The City Assessor is in the process of determining the value of
improvements as of January 1, 2006.
■ It is expected that the value added will exceed the 5% increase required in actual value
on the properties to be eligible for the tax abatement.
■ The owners of the properties in the district are listed in the attached Urban
Revitalization Plan.
■ The zoning classification is Residential High Density Zone (RH) with a University
Impacted Area (O-UI) overlay designation.
■ There are no City infrastructure improvements associated with this project.
■ The tax abatement will be given only for the construction of multi-family residential
buildings with brick or masonry material, with varying texture and color similar to 121
Beach, on 100% of the street faces and also on the first floor level of other faces, and
also including 150% of the required landscaping or greater.
■ The district will be in place for 10 years.
■ There will be no displacement of any persons and thus no relocation benefits provided.
Criteria. In analyzing this request, staff uses the Criteria for Eligibility under the Urban
Revitalization Multiple Family Residential Criteria Matrix established by the City Council
(Attachment C). Following this matrix, the proposed area must be in either a slum and
blighted condition or an underutilized condition. The applicant has indicated that the site is
underutilized in that the principal structures on the site have been or will be removed and
the site will be vacant.
The subject property originally contained eight residential buildings, some of which still
exist and have residents. The property is to be developed in two phases (see attached
map). The Phase I buildings have been removed. A demolition permit was issued on
August 15, 2005. The application for this permit stated that demolition was expected to be
complete by August 20, 2005. A footing and foundation permit was issued on August 16,
2005, and a building permit was issued September 14, 2005. Construction is now
underway. The "Phase I" portion of the property is therefore certainly vacant now. It may
have been vacant of residents for several weeks before demolition began, and it may have
been vacant of a building for several days before excavation and foundation work began.
According to the applicant, the buildings in Phase II will become vacant in the future.
The matrix and the above analysis is based on the policy that the City Council has directed
staff to follow in reviewing applications for eligibility for this program in Ames. State law that
establishes the Urban Revitalization Program (Iowa Code Chapter404) provides additional
criteria under which a City can establish an Urban Revitalization Area, including
preservation or restoration areas, economic development areas, or areas where public
improvements are to be made for housing and residential development. It is under these
additional criteria that the City Council on December 13, 2005 determined that this property
meets the criteria for an Urban Revitalization Area, directed staff to prepare an Urban
Revitalization Plan, and set this date for a public hearing.
The Multiple Family Residential Criteria Matrix also contains additional criteria that projects
must meet. Staff has examined the plans submitted for Phase I and determined that this
proposed project for Phase I meets the optional criteria in two ways:
• Brick Construction or Similar Masonry Material: 100% of both street faces and the first
floor level of the other faces shall be faced with brick or masonry material with varying
texture and color similar to 121 Beach Avenue
• Landscaping Beyond Required: Landscaping improvements installed at 150% of the
required landscaping standard or greater.
Therefore, these criteria have been included in the Urban Revitalization Plan. As in all
Urban Revitalization Areas, for the property to receive tax abatement, improvements must
first be complete in accordance with the approved Plan for that Area. Therefore, these
criteria would apply to both the Phase I and Phase II Areas.
2
Assessed Values. For the Phase I area only, it is estimated that the value of the new
condominium building will be $2,764,000. The estimated future tax revenue for the entire
subject area with the new Phase I building without abatement is estimated to be $64,775
per year. The estimated taxes abated under the three different tax schedules are:
3-Year: $ 107,845
5-Year: $ 107,845
10-Year: $ 158,173
This analysis does not consider additional taxes abated for the second condominium
building to be developed in Phase II.
ALTERNATIVES:
1. The City Council can approve the attached Urban Revitalization Plan for a portion of the
block bounded by Gray Avenue, Sunset Street, and Beach Avenue (Phases I & 11).
2. The City Council can deny approval for the attached Urban Revitalization Plan for a
portion of the block bounded by Gray Avenue, Sunset Street, and Beach Avenue
(Phases I & II).
3. The City Council can determine that only that portion of the block adjacent to Gray
Avenue and Sunset Street was vacant prior to development (Phase 1) and only that
portion meets the criteria for eligibility for designation of an Urban Revitalization Area,
direct staff to prepare an Urban Revitalization Plan, and set a date of public hearing for
March 14, 2006.
4. City Council can direct staff to work with the developer to revise the Urban
Revitalization Plan in accordance with alternatives set forth by the City Council.
MANAGER'S RECOMMENDED ACTION:
The owner of this property has requested tax abatement eligibility based on the criteria for
underutilization as allowed for in the Criteria Matrix. Since the owner has committed to
meeting the optional criteria for brick or masonry and landscaping, the relevant criterion for
this request centers on the definition of underutilized. The matrix defines underutilized as
properties that are vacant in an infill area that were previously developed and had a
principal structure removed. This is a difficult request for which to provide a
recommendation since only one of the five lots in the requested area are vacant at this
time. The owner has indicated the remaining buildings in the area in question will be
vacated and removed in the future.
On December 13, 2005, in addition to this issue, the City Council discussed the importance
of attractive, high-quality redevelopment at this location because of its proximity to the Iowa
State Center and very visible access routes to the University and west Ames. For this
reason, Council directed staff to prepare the attached Urban Revitalization Plan and set
this public hearing.
3
In 2000, the City Council established an Urban Revitalization Program that allowed the City
to consider projects on a case-by-case basis. They established the criteria matrices to
guide staff in evaluating projects. However, if the City Council desires to use the broader
eligibility criteria provided by State law in order to promote more attractive, higher-quality
redevelopment of this property, then the City Council should approve Alternative #1,
approving the attached Urban Revitalization Plan for a portion of the block bounded by
Gray Avenue, Sunset Street, and Beach Avenue (Phases I & ll).
If the City Council desires to strictly follow the specific wording of the Criteria Matrix, then
the City Council should approve Alternative #2, denying approval for the attached Urban
Revitalization Plan for a portion of the block bounded by Gray Avenue, Sunset Street, and
Beach Avenue (Phases I & 11).
If the City Council concludes that the area designated as Phase I is technically in
compliance with the Criteria Matrix because it was vacant, then the City Council should
approve Alternative #3, determining that only this Phase I area meets the criteria for
eligibility for designation of an Urban Revitalization Area, and directing staff to prepare a
revised Urban Revitalization Plan reflecting this smaller area, and setting a date of public
hearing for March 14, 2006.
Attachments
4
RICHARDSON CT
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Property
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GABLE LN
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SUNSET DR I Z
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A.CCESS TO IOWA STATE CENTER
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Proposed Urban
Revitalization Area w E
,Map Prepared by Department of Planning and Housin , Juiv 8,2005
URBAN REVITALIZATION PLAN
Sunset View
1. Property Address: A) 201Beach Avenue D) 210 Gray Avenue
B) 211Beach Avenue E) 2008 Sunset Drive
C) 215 Beach Avenue
2. Legal Description: Lots 1,2, 12, 13, 14, 15,Block 2,College Heights Second Addition and Lot 1,College
Heights Fourth Addition(formerly Lots 3,4,5, 6,7,and the N'h of Lot 8,Block 2,College Heights Second
Addition)
3. Assessed Valuation: Land Buildings
A) $ 48,700 $74,500
B) $ 153,000 $115,200
C) $ 153,000 $118,300
D) $313,800 $338,800
E) $ 30,900 $ 30,600
4. Owners: Sunset Beach,L.C. &Armstrong Family,LLC
54643 282nd Street
Ames,Iowa 50010
5. Zoning District and Classification: "RH"—Residential High Density and"O-UI"—University Impacted
Overlay
6. City Services: No enhancements are planned.
7. Applicability of Revitalization: Revitalization shall be applicable only to that subset of property within the
residential classification that include building with brick or masonry material with varying texture and color
similar to 121 Beach on 100%of the street faces and also on the first floor level of other faces,and also
includes 150%of the required landscaping or greater. For 210 Gray,see Attachment A.
8. Duration: January 24,2016.
9. Relocation: The plan does not require the displacement of any persons,and there will be no relocation benefits
provided.
10. Percent Increase in Value Required: The value-added requirement is a five(5)percent increase in actual
value.
11. Federal, State,or Private Grant/Loan Programs for Residential Improvements: There are no grants or loans.
12. Existing Land Use:Multi-Family Residential
13. Geocode: A) 09-09-229-040 D) 09-09-229-000
B) 09-09-229-050 E) 09-09-229-030
C) 09-09-229-060
14. Tax Exemption Schedule: The exemption period is for either three(3)years,5 years,or 10 years. All
qualified real estate is eligible for tax exemption of the value added by the improvements according to the
terms of the exemption selected. The overall improvement value to the property will need to be at least 105%
of the current assessed value to qualify for the program
S:\Urban Revite\URA Plans\Sunset View URA Plan.doc
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c� 5UN5ET VIEW Benjamin Design Collaborative, P.C.
$ 5UN5ET BEAGH L.L.G. , 40l Clark Avenue, Suite 200 Ame$ • Iowa 50010
208 GRAY AVE.,AME5, IA P9. (615)232-0008 www.benjamin-de�i�o.com
ATTACHMENT B Effective Date: December 14, 2005
Urban Revitalization Program
Tax Exemption Schedule
All qualified real estate located in the designated revitalization area is eligible to receive a partial
exemption from taxation on the Actual Value added by the improvements as specified by the schedules
below. Any qualified real estate may elect one of the three schedules.
All qualified real estate located in a designated revitalization area is eligible to receive a partial exemption
from taxation on the Actual Value added by the improvements as specified by the schedules below. Any
qualified real estate may elect one of the three schedules.
The exemption period for ten (10) years. The amount of the partial exemption is equal to a percent of
the Actual Value added by the improvements, determined as follows:
For the first year, 80%
second 70%
third 60%
fourth 50%
fifth 40%
sixth 40%
seventh 30%
eighth 30%
ninth 20%
tenth 20%
The exemption period for five (5) years.
For the first year, 100%
second 80%
third 60%
fourth 40%
fifth 20%
The exemption period for three (3) years. All qualified real estate is eligible to receive a 100%
exemption on the Actual Value added by the improvements for each of the three years.
Carefully examine the exemption schedules before making a selection. Once the selection of the
schedule is made and the exemption is granted the owner is not permitted to change the method
of exemption.
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