Archive for Tuesday, July 8, 2014

Lawrence approves smaller incentives package for $75 million apartment project; future of development uncertain

July 8, 2014

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The future of a $75 million apartment/retail development near Kansas University is in doubt after city commissioners approved a tax rebate less than what the development group had requested.

Tuesday night, commissioners approved on a 3-2 vote an 85 percent, 10-year tax rebate for the project at 1101 and 1115 Indiana St. That fell short of the 95 percent, 12-year tax rebate the Chicago-based development group had sought.

Jim Heffernan, a principal with HERE, LLC, left City Hall hastily after commissioners took their vote, and said he had no comment on the future of the project.

City commissioners, though, held a lengthy discussion about the project. Commissioners weighed the $75 million investment — one of the larger private projects in recent memory — with the concern that the tax rebate would cause numerous other apartment projects to request incentives in the future.

"There is the potential for a precedent here," Mayor Mike Amyx said. "I just keep asking myself whether it is appropriate to use incentives for residential development like this."

The project would build 237 upscale apartment units and about 13,000 square feet of retail space in a multistory building across the street from KU's Memorial Stadium.

Amyx and Commissioner Bob Schumm voted against any type of financial incentive for the project. Commissioner Terry Riordan joined the duo to vote against the requested 95 percent, 12-year property tax rebate. But Riordan joined with Commissioners Mike Dever and Jeremy Farmer to vote in favor of the 85 percent, 10-year tax rebate, which was recommended by the city's staff.

Commissioners in support of the incentive package noted that the city would not be required to finance any portion of the project or provide any money for infrastructure or such development costs. Instead, the rebate program — which is through the Neighborhood Revitalization Act — would only rebate the new taxes generated by the development. HERE, LLC, would continue to pay the property taxes currently generated by the property, which is developed with the Berkley Flats Apartments.

"We have no skin in the game, and we're talking about a substantial increase in revenue over the years," Farmer said.

Heffernan argued the project was worthy of the 95 percent tax rebate because it was a unique mixed-use project that combined apartments and retail development on a property that currently was underutilized by an aging apartment complex. The project also would include the state's first automated parking garage, which would use lifts and tracks to park cars without the assistance of motorists.

"We understand that asking for something like this is unprecedented, but we think our project is unprecedented in many ways," Heffernan said.

At a meeting of the city's Public Incentives Review Committee last month, Heffernan said reducing the incentives package to 85 percent, 10-years could be "terminal" for the project.

In addition to requesting the tax rebate from the city, HERE, LLC, also was seeking the same tax rebates from the county and the school district. Heffernan said he had hoped to have a hearing before those two groups later this month, but whether those efforts would continue was uncertain Tuesday.

In other business, commissioners:

• Approved 5-0 an 85 percent, 10-year property tax rebate for the renovation of a historic home and barn at 1106 Rhode Island St. A group led by Lawrence architect Stan Hernly will convert the property to a residential rental and an office project. The city also agreed to provide a $26,100 grant that will cover the cost of several city development fees.

• Agreed on a 4-1 vote to make $48,647 in changes to the construction of the recreation center at Rock Chalk Park to address problems with water leaking and seeping into the building. Commissioners, though, directed staff members to have discussion with the architects and the builders to determine whether any of those parties should help pay for the improvements because some commissioners questioned whether mistakes in the design and construction of the building contributed to the water problems. Commissioners were assured the proposed changes would correct the water issues.

Comments

Richard Heckler 9 months, 3 weeks ago

Want Jobs Back? Axe Business Tax Subsidies

Eliminating out of control business subsidies would allow state and local governments to hire employees laid off during the recession.

http://www.usnews.com/opinion/blogs/economic-intelligence/2013/04/10/stop-out-of-control-business-subsidies

This starkly illustrates the opportunity cost of out-of-control use of subsidies to business at the state and local level. In my academic work, I estimated these to be $48.8 billion a year in 1996, of which $26.4 billion was for investment attraction, and almost $70 billion in 2005, of which $46.8 billion was aimed specifically at investment attraction.

Many critics of investment incentives, such as Alan Peters and Peter Fisher, argue that the money would generally be better spent on education and infrastructure, policies that benefit businesses generally as well as the entire population. My cost estimates show just how true this is.

Richard Heckler 9 months, 3 weeks ago

Rec center leakage should be on the backs of the builders not local taxpayers.

How easy is it to stop water at this stage? Won't this be an ongoing problem from this day forward? A little tar here and there.

Taxpayers are likely going to get a patch job which will require patch jobs in the future. Can this patch job receive a lifetime warranty?

Seems like the walls should come down and start over cuz water goes where it wants once it has discovered a waterway.

How many times do taxpayers want to replace the wood floors? Forget the wood floors thus we have concrete floors that can take water. Oh hell just take the walls down and fix it right BUT NOT on my tax dollar nickel and dime.

Is this building meeting industrial codes?

Brad Hightower 9 months, 3 weeks ago

Farmer is crooked, Dever is a dimwit, and Riordan is clueless.

Karen Linsey 9 months, 3 weeks ago

Why is it that a high end, residential, for PROFIT project gets a huge tax break but the residents that live here are looking at a huge tax increase??? In fact, this seems to be the norm and it makes no sense.
Seriously, where is the logic here????? Tax these "for profit" projects fairly and leave our taxes alone. I'd like to be able to put more money into my 401K.

Richard Heckler 9 months, 2 weeks ago

The big city boys and girls have discovered the Lawrence City Commission. They know this is where to have fun with Duped 101.

If new real estate growth paid for itself and was financially positive, we sould never be in budget chaos. Never be asked to accept increased taxes and user fees. But with increased numbers of real estate projects Lawrence, Kansas increases demands on services, and historically the funding of revenues generated by new real estate projects does not pay for the services, they require from a municipality.

Too many developers and some bankers are a liability to Lawrence,Kansas taxpayers.

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