HomeMy WebLinkAboutEhlers Criteria PrioritiesGeneral Assumptions for All Applicants to Meet
1. Have provided a development proforma that shows the gap (but for test) and the gap has been verified by financial advisor
2. Development will conform to all city zoning, comprehensive plan and planning requirements
3. No assistance will be given for overpayment of land
4. All projects will meet design standards
5. Just because an applicant meets any and/or all criteria doesn't mean assistance will be granted
6. Developer has past development/redevelopment projects of similart type/scope and the financial ability to complet the project
7. Any TIF or abatement assistance is in the form of Pay-As-You-Go
8. Assistance will only be provided to projects that provide the highest and best use of the property
9. In TIF districts, Fiscal Disparities will be paid within the TIF district (no impact on other property owners)
10. All developers will pay applicable application fees and pay for fiscal and legal advisor time
Issues to Consider
1. How much flexibiilty do you want in a policy (i.e. do you want to have difinitive yes or no's)
2. Do you want staff to have the flexibiity to determine what projects come before the City Council or do you want to see them all
3. What won't the City provide assistance for
4. Will the City ever waive fees (i.e. park dedication, building permits, etc)
5. Should the amount of tax capacity captured in TIF bewritten into a policy or just be a benchmark in practice (informal policy)
6. Should the number of years of assistance be limited (less than statutory maximum)
Type of Development
Commercial
Housing
Potential Ranking Criteria
NUMBER of Jobs Created - NOTE JOB CREATION GOAL IS REQUIRED PER STATUTE
1. Limit amount of subsidy per job created (i.e. $10,000/job or some other amount)
2. Provide higher points/scoring based upon lower level of subsidy per job (i.e. 5 points for $5,000 or less vs 3 points for $10,000 or less)
3. Credit for part time jobs or only credit for FTE
4. Is job retention more important than new jobs
5. Is diversity of types of jobs important
Hourly Rate/Wages - NOTE WAGE FLOOR IS REQUIRED PER STATUTE
1. Amount above minimum wage (i.e. 2 times State minimum wage, etc)
2. Wage specific (rather than using minimum wage as a benchmark, possibly use average annual salary)
3. Should benefits be included in the wage amount (i.e. wage and benefits at $X per hour)
Building Valuation
1. Should there be a minimum per sq/ft value for the buildings being constructed
2. Should the value before and after development be weighted
Meets targeted sector
1. Corporate campus
2. Office
3. Multi-tenant buildings
4. High tech or major manufacuturer
5. Research and development
6. WarehousedDistribution
7. Medical facility
8. Sit down restaurant
9. Small grocery store (i.e. Trader Joes)
Ratio of Public Vs. Private Invesment
1. Measure public vs private investment and higher points for less public dollars (inclusive of grants)
Additional Criteria or Bonus Points
1. Clean up of environmentally contaminated or blighted area
2. Special purpose project of the City (i.e. high priority redevelopment or unmet need for city)
3. LEED construction/certification
4. Retains major employer
5. Does not require any City fee waivers
Number and Type of units
1. Provide higher scoring for higher density vs. lower density (i.e. more efficient use of land)
2. Provide higher points/scoring for providing affordable housing
3. Should City set parameters on mix of affordable units (i.e. at least X%, etc)
4. Other
Building Valuation
1. Should there be a minimum per unit value for the buildings being constructed
2. Should the value before and after development be weighted
Meets targeted sector
1. Work force/Affordable
2. Senior independent rental
3. Senior housing with services
Ratio of Public Vs. Private Investment
1. Ratio of Public vs. Private Investment
Additional Criteria or Bonus Points
1. Clean up of environmentally contaminated or blighted area
2. Special purpose project of the City (i.e. high priority redevelopment or unmet need for city)
3. LEED construction/certification
4. Provides housing option not currently available
5. Significant rehabilitation of an existing apartment complex
Preliminary Thoughts on how Criteria should be defined -
What development goal is desired?
Preliminary Thoughts on What the Criteria Should Be
High/Low Point Value