North Midtown “Economic” Redevelopment Area
Questions / Comments
May 25, 2011
Question:
Why wasn’t Alice Carter Place included in the redevelopment area?
Answer:
■ The focus was on economic, business, and transportation development
■ The focus was also on corridors (Monon, College Avenue, 38th Street)
■ The area chosen generally has the highest per acre tax ratios
■ Redevelopment should improve environmental quality overall
■ Redevelopment should focus on locally-owned businesses
Question:
Will the four areas go forward together?
Answer: Yes
■ This answer needs clarification. The plan was to move the four areas through the process together, but if any of the areas require additional time, those remaining would continue. Each one of them will have a separate resolution number and operate as an entity in and of itself. The decision to group them together was simply for the sake of efficiency.
Comment:
A concern was expressed regarding commercial uses in proximity to residential areas and the potential for a decrease the resale value of the residential properties.
Response:
■ The purpose of establishing redevelopment areas is to improve the stability of the neighborhoods by improving infrastructure. Infrastructure improvements would then encourage economic development. It is likely that property values would increase as economic activity and growth increases.
Question:
Does the designation of a redevelopment area change the standards applied to appraisal of the property values and eminent domain requirements?
Answer:
■ Eminent domain will NOT be used!
■ It should not (conducting further research). Further information. . . . . .when acquisitions are made by the MDC, state law provides that appraisers are to be “professionally engaged in making appraisals or be trained as an appraiser and licensed as a broker. . . . . and requires two independent appraisals” but does not impose any standards on the qualifications of the appraisers.
■ Again – eminent domain will not be used.
Question:
What is the scale and density of the redevelopment area?
Answer:
■ This question is beyond the scope of declaring a redevelopment area. This initial step simply identifies boundaries along commercial corridors where infrastructure improvements that support reinvestment could be made as funds become available.
Question:
Will the public process associated with proposed zoning changes be by-passed for properties inside the redevelopment area?
Answer: No
■ Primary zoning will not change without going through the rezoning/variance
public hearing process. The city does not typically initiate zoning changes.
■ If the development does not conform to existing zoning, a rezoning or variance would be required, which would require a pubic hearing.
■ DMD will not be acquiring property. North Midtown Redevelopment Area is set up to improve the infrastructure and support reinvestment.
Question:
Are there any plans to improve IndyGo service along College Avenue?
Answer:
■ IndyGo is in a better position to answer this. As redevelopment and reinvestment occurs along College Avenue, it would likely increase the ridership demand and the need for improved public transportation. Additionally, there have been discussions of returning College Avenue to the transit corridor it once was.
Comment:
It was suggested that increasing parking in Broad Ripple would discourage transit use – shouldn’t we be reducing parking to encourage transit use?
Response:
■ There has been some consideration given to issuing residential parking permits.
■ Increasing the parking opportunities in Broad Ripple would pull parking away from the residential areas and provide parking for the residents.
Comment:
A property owner in the 54th/College Avenue area expressed concern with the increasing commercial uses along the College corridor would exacerbate the existing traffic conditions – travel speed, lack of enforcement, improve safety.
Response:
■ Traffic calming design could be incorporated into infrastructure improvements.
Comment:
A property owner in the 46th/College Avenue area expressed concern with traffic (traffic calming is needed in the area).
Response:
■ Traffic calming design could be incorporated into infrastructure improvements.
Question:
How will the vacant gas station property, which is likely a brownfield, be developed?
Answer:
■ Plans are currently being developed for this property (Chris Harrell).
Question:
What is being done to encourage bicycle use?
Answer:
■The city will be creating 200 miles of bicycle lanes within the next 12 years.
Comment:
Basic redevelopment concept is great because it will enhance property values. There would be many commercial areas, which may cause a reduction in business for the small business owners if the area could not support additional commercial ventures.
Comment:
We do not want Section 8 housing.
Question:
Where does the money come from? Which developers get the money? Who decides?
Answer:
■ The Redevelopment Authority receives the funds from the district.
■ Funds received from redevelopment districts will be used to improve infrastructure in the north midtown area.
Comment:
More details are needed before receiving neighborhood support.
Response:
■ It is too early in the process to provide details. The first step in the redevelopment process is establishing boundaries. The implementation of projects would be a coordinated effort between the public and the city. At this point it is too early to determine details of specific projects.
NORTH MIDTOWN ECONOMIC DEVELOPMENT AREA
Definitions in accordance with Indiana Code (related to North Midtown “Economic” Redevelopment Area) – IC 36-7-14
Redevelopment – redevelopment includes activities. . . . . .
▪ “opening, closing, relocating, widening, and improving public ways.”
▪ “relocating, constructing, and improving sewers, utility services, off street parking facilities, and levees.”
▪ laying out and constructing necessary public improvements, including parks, playgrounds, and other recreational facilities.”
▪ investigating and remediating environmental contamination on real property to carry out the redevelopment or urban renewal plan, regardless of whether the real property is acquired by the unit.”
Area needing redevelopment
▪ “lack of development”
▪ “cessation of growth”
▪ “obsolescence”
Economic development areas, public functions, uses, and purposes
▪ “public and governmental functions that cannot be accomplished through the ordinary operations of private enterprise” . . . “because of costs”
▪ and
- “will benefit the public health, safety, morals, and welfare”
- “increase the economic well-being of the” community
- “protect and increase property values”
- “are public uses and purposes for which public money may be spent”
Financing Options for Infrastructure Improvements
■ Require improvements when a site is redeveloped
▪ possible approach to street and sidewalk improvements
▪ require public space improvements when a property is redeveloped
▪ results in a “piecemeal” pattern of public improvements
▪ adds to the cost of redeveloping in the north midtown area
■ Rebuild Indy (DPW)
▪ primarily funded through the sale of the Water Company assets
▪ estimate more than $400 million in funds will be available
▪ funds will be spent throughout the City
▪ “once in a lifetime” opportunity, no precedent for selecting projects*
■ Tax Increment Financing
▪ establish the district and “capture” increment in property taxes
▪ bond debt versus “pay as you go” approach
■ Economic Improvement District
▪ establish the district and impose a levy on all properties
▪ to date, never used in Indianapolis
▪ must be large enough to generate sufficient revenues but not too high of a levy
▪ bond debt versus “pay as you go” approach
*RebuildIndy Project Selection
RebuildIndy receives many requests for infrastructure improvements. The following are the tools used to determine which projects are selected.
1. Technical Assessment: Third party engineers utilize a pavement index in order to determine the quality of a road. This objective method of analysis is completed by external engineers. There is also an index used to determine the condition of sidewalks. DPW engineers also make assessments daily as to the condition of a pavement.
2. Public Input: Requests are received from Indianapolis residents by the Mayor's Action Center and the Mayor's Neighborhood Liaisons. Those requests are then routed to DPW for evaluation. These requests impact what streets are chosen.
3. Councillor Input: DPW has a tradition of requesting lists from sitting councillors each year as to which projects he or she would like to see done in that council district. Councillors are sometimes able to choose one project over another in that district. The DPW director has also spent time touring various council districts with each councillor as available. This helps to ensure that the agency and the councillor are on the same page with requests and priorities.
4. RebuildIndy Meetings: Since RebuildIndy launched in May 2010, a number of public open houses and neighborhood meeting presentations have been held soliciting input on projects. A website and email address (rebuildindy@indy.gov) have been set up to receive constituent requests, and a number of them have resulted in amended project plans or additional streets segments being added to a project, as budget and timing allowed.
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