INFILL INCENTIVE PROPOSAL PROCESS GUIDE May 2003 INFILL INCENTIVE PROCESS GUIDE CONTENTS INFILL INCENTIVE APPLICATION CHECKLIST .............................................. 4 CITY OF PEORIA INCENTIVE PROCESS GUIDE ........................................... 5 CITY OF PEORIA INFILL INCENTIVE DISTRICT PLAN .................................. 6 INFILL INCENTIVE STRUCTURE ......................................................... 11 CITY OF PEORIA INFILL INCENTIVE DISTRICT MAP .................................... 12 PROJECT DESCRIPTIONS NARRATIVE & FISCAL ANALYSIS GUIDELINE ............................................................ 13 INFILL INCENTIVE APPLICATION .......................................................... 14 ‘MAJOR’ INFILL DEVELOPMENT EVALUATION CHECKLIST .............................. 15 INFILL DEVELOPMENT EVALUATION CHECKLIST .......................................... 16 INFILL INCENTIVE APPLICATION CHECKLIST (Please sign and return this checklist along with the application package) APPLICATION #:_________ ACCEPTED BY:___________ DATE:__________ _________TWO (2) COPIES OF PROJECT DESCRIPTION NARRATIVE _________FISCAL ANALYSIS _________APPLICATION _________APPLICATION CONTACT _________TWO (2) COPIES OF COMPLETE SITE PLAN _________MAJOR INFILL OR INFILL DEVELOPMENT EVALUATION CRITERIA CHECKLIST I understand that it is the responsibility of the person listed below to communicate any verbal or written communications and said application to other members of the development team, including, but not limited to application comments, staff reports, action letters, meeting times, etc. Telephone: Fax number: E-mail: Applicant’s Signature Date CITY OF PEORIA INCENTIVES PROCESS GUIDE I. Introduction The Economic Development Department is providing the following information to assist applicants whose development proposals are located within the City’s Infill Incentive District and are requesting incentives provided for developments within the area. Prior to submission of the Infill Incentive proposal, the Applicant is encouraged to schedule a preliminary meeting with the Economic Development Department. Please contact the Office at (623) 773-7735 for further information concerning infill incentives. The Infill Incentive District Plan enclosed intends to provide information on the incentives available for developments located within the City’s Infill Incentive District. The application form provided in this document does not replace any required planning process, however, applications for Rezoning, Site Plan, Subdivision, Conditional Use Permit or any other applications should be submitted simultaneously and reviewed at the same time. Additional information for development application submittal can be obtained during the pre- application meeting with the Community Development Department. Please contact the Department at (623) 773-7200 for details on development application submittals. II. Proposal Review Process In order to determine whether the application qualifies for development incentives within the Infill Incentive District, please refer to the development criteria indicated in the Infill Development District Plan. Proposals shall be reviewed by the Economic Development Department staff to ensure application completeness. The Infill Incentive application will be forwarded to the Economic Development Advisory Board for recommendation to the City Council. All decisions by the City Council are final. Proposals involving rezoning, subdivision or any other development approval will not be part of the review by the Economic Development Advisory Board and will be processed independently. However, all applications pertaining to the same proposal can and should be processed simultaneously. CITY OF PEORIA INFILL INCENTIVE DISTRICT PLAN Description/Background In January 2000 the Arizona Legislature adopted new statutes designed to encourage development of vacant urban parcels of land. The legislation required cities to include infill development strategies in the Land Use Element of the General Plan. The Peoria General Plan identifies Infill Incentive Districts as a key component in addressing areas of the City requiring attention to stem declining or blighting influences and to bring new development and redevelopment activity to priority growth areas. ARS §9-499.10 empowers cities to use incentives to promote infill development. Incentives may be given for projects located in areas containing at least three of the following criteria. * There is a large number of vacant older or dilapidated buildings or structures. * There is a large number of vacant or underused parcels of property, obsolete or inappropriate lot or parcel sizes or environmentally contaminated sites. * There is a large number of buildings or other places where nuisances exist or occur. * There is an absence of development and investment activity compared to other areas in the city or town. * There is a high occurrence of crime. * There is a continuing decline in population. Areas identified as Infill Incentive Districts must be covered by a plan that includes the following details. * Expedited zoning or rezoning procedures. * Expedited processing of plans and proposals. * Waivers of municipal fees for development activities as long as the waivers are not funded by other development fees. * Relief from development standards. Guiding Principles City expectations for the Infill Incentive District Program are expressed through guiding principles. The foundations for the principles are rooted in the Peoria General Plan and the Central Peoria Revitalization Plan* and respective policies. * Manage and control development to facilitate orderly growth and an efficient urban form * Leverage public investments within existing redevelopment or revitalization planning areas * Encourage new development activity in adopted revitalization or redevelopment areas * Maintain downtown Peoria as a good place to live Revitalization and Redevelopment Goal The City goal for revitalization and redevelopment is to create an attractive, vibrant and sustainable community within mature areas of the community. Revitalization and redevelopment is defined as replacing or revitalizing properties or unused structures not currently occupied because of a change in market conditions or because of the condition of the structures. Redevelopment also corrects defective or inadequate street layouts, faulty lot layouts in relation to size, adequacy, accessibility or usefulness, unsanitary or unsafe conditions, deterioration of site or other improvements, diversity of ownership, tax or special assessment delinquency exceeding the fair value of the land, or defective or unusual conditions of title. Incentive Tools Areas within the Infill Incentive District can benefit from projects that bring new investment to these neighborhoods. Incentives will provide offsets to loss of economies of scale and encouragement for development in areas of weakened market conditions. Incentives shall be structured for each project separately and may include such things as fee waivers, density increases, relief from development standards and expedited processing of development applications. Incentives may also be structured to further encourage projects that meet the City’s revitalization and redevelopment goal. Fee Waivers Fee Waivers as an incentive shall consist of reducing or eliminating certain fees or parts of fees applicable to the project. Fees may include identified impact fees, engineering, planning and building permit processing fees. Fee waivers may result in possible payments from the general fund to reimburse the enterprise funds shorted by the waiver. * Central Peoria Revitalization Plan, City of Peoria, 1999 Density Increases Infill projects may be allowed an increase in the number of units allowed for housing developments. An increase in density will result in smaller lot sizes or different types of housing. Density increases will be calculated based on General Plan categories applicable to the project. Relief from Development Standards Development standards applicable to the project may be modified to further encourage the project. Each modification proposal shall be considered as part of the overall incentive plan for individual projects. Development Standard modifications that reduce building safety or otherwise weaken public safety standards will not be allowed. Expedited Processing of Development Applications Expedited processing will entail the identification and training of an infill project review team. The team will represent several departments involved in processing development requests. The mission of the team is to expedite and troubleshoot infill projects to ensure speedy approvals and permit issuance. Incentive Structure Incentives will be awarded based on the merits of each individual project as determined by the Peoria City Council. Definition and general assessment criteria of projects within the Infill Incentive District are listed by priority to the City in the Infill Incentive Structure table (see page 10). Incentives shall be categorized as Infill Development and Major Infill Development. Infill Development Infill development includes projects that are proposed for vacant property or replacement of dilapidated buildings within the incentive district and furthers the City’s redevelopment goal and guiding principles. Major Infill Development Major Infill Development includes projects that: 1. Result in at least 20 new primary jobs (or 5 new primary jobs in the Downtown Redevelopment Area), or 2. Result in at least $50,000 in new annual sales tax revenue to the City (or $25,000 in the Downtown Redevelopment Area), or 3. Result in the development of 10 acres of land (or four lots or 28,000 square feet in the Downtown Redevelopment Area) Fee Waivers Infill Development 1. Up to 30% of the building and engineering plans review and inspection fees. 2. Up to 50% of the processing fees for planning and platting actions. Major Infill Development 1. Up to 50% of the building and engineering plans review and inspection fees. 2. Up to 50% of the processing fees for planning and platting actions. 3. Up to 100% of all impact fees except water and waste water impact fees. Residential Density Increase Infill Development – General Plan residential land use categories may increase up to one (1) dwelling unit per acre above the target for the category. Major Infill Development – General Plan residential land use categories may increase up to two (2) dwelling units per acre above the target for the category. Expedited Plans Review and Processing Developments in an Infill Incentive District will be processed according to existing expedited plan review policy, as determined by the Peoria City Council. Plans will be reviewed by a special infill development team assembled to review the project. Implementation The adopted Infill Incentive District Map establishes areas which are eligible for consideration to receive incentives. The Infill Incentive District program shall be effective upon the effective date of the adopting ordinance. Marketing Potential development partners, property owners, organizations and the general public shall be notified of the new program through the use of brochures and maps available in public buildings throughout the City. The City shall also utilize the City’s cable TV channel, official web site and a speaker’s forum to alert the community and development organizations of the City’s program. Management Projects will be monitored by the Economic Development Department and progress reported to the City Manager and City Council. Cost/benefit shall also be reviewed and reported on an annual basis beginning September, 2003. Application Process Developers desiring to receive designation as an Infill Incentive Project shall complete the forms and analysis required in the Infill Incentive Proposal application package. Forms shall be maintained and distributed by the Economic Development Department. The application requirements shall include identification of project impacts, forecast sales volumes and taxes to be generated by the project and the anticipated number of new primary jobs created. The developer’s application shall be reviewed and submitted to the City Economic Development Advisory Board with recommendations. The application shall be forwarded to the City Council with an action recommendation for the project. Incentives awarded for qualified projects shall be at the sole discretion of the Peoria City Council. The City Council shall, by motion, designate the proposed project as an Infill Incentive Project and establish the specific incentives to be awarded. INCENTIVES Incentives may include: * Expedited zoning or rezoning procedures. * Waivers of municipal fees for development activities as long as the waivers are not funded by other development fees. * Relief from development standards. Incentives awarded to projects shall be at the sole discretion of the Peoria City Council. INFILL INCENTIVE STRUCTURE PROJECT TYPES CRITERIA/DESCRIPTION 1. DOWNTOWN PROJECTS Redevelopment or revitalization projects within the Downtown Peoria Redevelopment Area that preserve and strengthen physical characteristics in downtown Peoria Projects shall have the following characteristics: a. contribute to the existing period appearance and architectural character b. maintain a human scale in relation to building height, mass and ground level fenestration c. support existing streetscape improvements d. encourage pedestrian activity e. consistent with and furthering the Central Peoria Revitalization Plan and policies, the Downtown Peoria Redevelopment Plan and policies, Downtown Façade Study (if applicable) and Downtown Appearance Handbook 2. MIXED USE PROJECTS Projects shall have the following characteristics: a. two-story vertically integrated mixed use development in the downtown area; or b. adaptive commercial re-use of an existing residential structure c. consistent with and furthering the Façade Study (if applicable) and Appearance Handbook 3. FAÇADE IMPROVEMENT PROJECTS Projects shall have the following characteristics: a. rehabilitate or enhance store fronts b. add façade details to support block face appearance consistency c. support existing streetscape improvements d. consistent with and furthering the Façade Study (if applicable)and Appearance Handbook 4. INFILL PROJECTS Infill Projects that are consistent with and further the Central Peoria Revitalization Plan and/or Peoria General Plan and address two of the redevelopment criteria Redevelopment criteria: a. Cure conditions of building dilapidation, deterioration or vacancy b. Cure defective or inadequate street layout c. Cure faulty lot layout, improper subdivision or obsolete platting d. Cure unsanitary or unsafe conditions e. Cure defective or unusual conditions of title f. Provide housing where there is a shortage of affordable housing 5. CONVERSION PROJECTS Conversion to commercial uses from residential use a. Adaptive re-use of an existing building b. Projects located within and consistent with and further the Central Peoria Revitalization Plan and policies PROJECT NARRATIVE & FISCAL ANALYSIS GUIDELINE The Application Form shall be accompanied by a Project Narrative and a Fiscal Analysis that accurately describes the project. Please clearly identify at the beginning of the Project Narrative the following elements of development(s) proposed within the Infill Incentive District (the Infill Incentive Structure on page 10 of this document can be used as a guide in determining the type of project being proposed): * the location of the proposed development * the size of the proposed development * the existing or proposed zoning of the property * the existing and proposed use on the property The Fiscal Analysis should identify, at a minimum, market description, feasibility, tax generation, job creation, average job salary, etc. The Project Narrative describing the characteristics of the project and the Fiscal Analysis will be used by the Economic Development Department to determine the eligibility of the project and level of incentives to be awarded, therefore, it is recommended that the applicant consult professional advice on drafting the development plan as well as the fiscal study. The narrative should identify, at a minimum, all the elements that are listed as evaluation factors on the Evaluation Checklist. Due to the competitive nature of the infill incentives, it is important to identify any potential positive impacts and the extent of benefits the proposed development(s) might have on the community. The Criteria and level of incentives can be found in the Infill Incentive District Plan. The applicant is encouraged to submit any additional information that will support the proposed application for incentives. APPLICATION #:__________SUBMITTAL DATE:____________ACCEPTED BY:_________ TYPE:(Check all that apply) ANNUAL SPECIAL TEXT MAP PARCEL NUMBER(S) EXISTING ZONING GROSS AREA (ACRE/SQ.FT.): NET AREA (ACRE/SQ.FT.): DEVELOPMENT/PROJECT NAME: DEVELOPMENT LOCATION: APPLICANT: ADDRESS: CITY/STATE: ZIP CODE PHONE: APPLICANT’S SIGNATURE: REPRESENTATIVE: ADDRESS: CITY/STATE: ZIP CODE: PHONE: REPRESENTATIVE’S SIGNATURE: OTHER PARTIES OF INTEREST: ADDRESS: CITY/STATE: ZIP CODE: PHONE: INTEREST’S SIGNATURE: ‘MAJOR’ INFILL DEVELOPMENT EVALUATION CRITERIA CHECKLIST FOR OFFICIAL USE ONLY, DO NOT FILL OUT THIS FORM EVALUATION FACTORS: REDEVELOP -MENT INFILL 1. Number of new primary jobs 2. New annual sales tax 3. Area developed 4. Redevelopment projects consistent with the Central Peoria Revitalization Plan 5. Urban design criteria 6. Mixed use criteria 7. Façade improvement criteria 8. Infill projects that address Infill Project criteria 9. Infill projects that adapt residential buildings for reuse INCENTIVE AWARD RECOMMENDATION: Impact fee waiver Amount Building & engineering fee waiver Amount Planning fee waiver Amount Density increase Amount Expedited processing YES NO INFILL DEVELOPMENT EVALUATION CRITERIA CHECKLIST FOR OFFICIAL USE ONLY, DO NOT FILL OUT THIS FORM EVALUATION FACTORS: REDEVELOPMENT INFILL 1. Number of new primary jobs 2. New annual sales tax 3. Area developed 4. Redevelopment projects consistent with the Central Peoria Revitalization Plan 5. Urban design criteria 6. Mixed use criteria 7. Façade improvement criteria 8. Infill projects that address Infill Project criteria 9. Infill projects that adapt residential buildings for reuse INCENTIVE AWARD RECOMMENDATION: Impact fee waiver Amount Building & engineering fee waiver Amount Planning fee waiver Amount Density increase Amount Expedited processing YES NO