HomeMy WebLinkAboutA004 - Staff Report dated November 28, 2017 r
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Staff Report
URBAN REVITALIZATION CRITERIA FOR
CRAWFORD SCHOOL SITE
415 STANTON AVENUE
11/28/17
On October 10, 2017, the City Council referred to staff the attached letter from RES
Development and R. Friedrich & Sons requesting that the Council direct City staff to
prepare a new Urban Revitalization Area designation for reuse of the former Crawford
School building at 415 Stanton Avenue. The developer had provided written information
and a. brief presentation describing their vision for this project at the City Council
meeting in October.
Code of Iowa Chapter 404.1 provides authority for municipalities to establish Urban
Revitalization Areas and associated plans as the mechanism for providing tax
abatement in a variety of areas. One authority is for "An area in which there is a
predominance of buildings or improvements which by reason of age, history,
architecture or significance should be preserved or restored to productive use."
To address the developer's request, the City Council must first determine whether the
Crawford School site meets the criteria described above. If Council determines that
Crawford School site meets the State criteria, the next step in designating the site as an
Urban Revitalization Area is for Council to decide upon a policy establishing qualifying
criteria.
Presented below are two options for the City Council to consider as "qualifying criteria"
for designating the Crawford School site as an Urban Revitalization Area.
OPTION NO. 1: These criteria were suggested by the owner of the Crawford School
property in his letter to City Council requesting the URA designation.
An area will be considered for establishing an Urban Revitalization Area and Plan if
the property meets all of the following criteria:
A. The building is no longer occupied as a public school, and has not been
converted to another use prior to designation as an Urban Revitalization Area;
and,
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B. Structured parking (garage) is provided on site with at least one covered stall
per unit; and,
C. The character of the existing building on the south and east elevations is
maintained and preserved. The proposed addition matches the architectural
style of the existing building.
D. 100% of the exterior walls of the south and east fagade of the exisiting
building remains brick. The structure will remain, and historic materials will be
preserved or adaptively reused when possible.
OPTION NO. 2:
An area will be considered for establishing an Urban Revitalization Area and Plan if
one of the properties meets all of the following criteria:
A. The building is no longer occupied as a public school, and has not been
converted to another use prior to designation as an Urban Revitalization Area;
and,
B. Structured parking (garage) is provided on site with at least one covered stall
per unit; and,
C. The character of the existing building on the south and east elevations is
maintained and preserved. The proposed addition matches the architectural
style of the existing building.
D. 100% of the exterior walls of the south and east fagade of the exisiting
building remains brick. The structure will remain, and historic materials will be
preserved or adaptively reused when possible.
E. The site and building substantially conforms to the site and architectural plans
approved by the City Council as part of the URA Plan.
(Note: This additional criterion is being recommended by the Staff to
assure the project that is being incentivized is built according to what
was portrayed by the Developer.)
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PROCESS TO ESTABLISH AN URBAN REVITALIZATION AREA:
If the City Council chooses to incentivize the redevelopment of Crawford School with tax
abatement, following its determination that the site meets the criteria in the Code of
Iowa and its selection from the options above, the process would be similar to other
Urban Revitalization Areas. The developer would prepare a Plan that meets these
criteria established by Council and apply to Council to establish an Urban Revitalization
Area. City Council, upon finding that the development proposal meets its criteria, would
direct staff to prepare an Urban Revitalization Plan and set the date for a public hearing.
After the hearing, the Urban Revitalization Plan can be approved by resolution and the
Urban Revitalization Area can be created by three approvals of an ordinance. This
process may take from 60 to 90 days.
CITY COUNCIL DIRECTION NEEDED:
In order to proceed further with the requested Urban Revitalization Area (URA) for
Crawford School, staff seeks City Council direction on two key issues:
• City Council direction is needed to determine whether the Crawford School site
meets the criteria, in the Code of Iowa Chapter 404.1, to establish a revitalization
area.
The City Staff believes the proposed project complies with the criteria for
establishing a Urban Revitalization Area as required by Section 404.1.3 of
the Iowa Code.
• If so, the City Council must establish qualifying criteria for the proposed URA.
In addressing the second issue, the Council has, at least, the following two
choices.
• If the criteria proposed by the developer seem appropriate, then Option 1 should
be chosen.
If the criteria proposed by the City staff to require Council approval of a site plan
and architectural plans as part of the URA Plan, then Option 2 should be chosen.
Ultimately the Council must decide what criteria it desires to set in order to
provide tax abatement within this area.
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