City Center II - Project Overview
Strathmore Development is proposing a redevelopment of a large section of the downtown, valued at more than 100 million dollars. Their proposal is suggesting, not only the use of property they currently own, but a large amount of City owned land. As if using City land is not enough, they have also proposed a 6-story parking ramp to be located on land owned by 4 other property owners. Below you will find links to important information about the project.
Building Details - Square footage and number of units *Note* This number of apartments would bring a total of 433 people to that area, a net increase of 315 new people. There have been some minor reductions (not in Building A), but nothing has been finalized.
Special Use Permit/Site Plan Approval *Note* Starting on pg. 12 - Zoning Analysis. The third column, "Conformity" says whether the proposal meets the requirements of the zoning in the area. It's important to know that the only way the proposal will meet the requirements is if the entire area is rezoned and the developer is granted multiple Special Use permits. As it's proposed, even with the changes noted above, not one building meeting the current zoning requirements.
Ordinance 1186, Ordinance 1187, Ordinance 1188 - These are the 3 proposed zoning changes in the immediate area of the development. *Note* The City is attempting to rezone this area specifically for the development, however, neither the City nor the developer owns a large portion of the property. The owners of the property proposed to be changed to "P - Parking" have stated that they do not want to sell.
Some facts to keep in mind...
This is City Center II NOT "MUSEUM PLACE," there is NO MUSEUM! MSU has not committed to moving the museum. Click Here for a copy of the formal letter from MSU stating they will not be moving the museum.
There is no mention in the plans submitted to the Planning Commission of ANY "for sale/owner occupied" units, that means THERE ARE NO CONDOS proposed. People have been misled. Supporters that continue to speak in favor of the project are promoting something that simply does not exist.
Click Here for the details on how many apartments are being proposed.
There will be a net increase of 300+ people living in FOR RENT apartments.
The City HAS threatened the use of Eminent Domain to secure the remaining properties the developer was unable to obtain. Regardless of what has been said in recent meetings, it was made very clear Eminent Domain could and would be used.
Great developments can be done without using Eminent Domain. Click Here for an example of a town who has taken this stance on Eminent Domain's roll in developing.
People’s Church has mentioned that they sold the land north of the church to the City for $1 in the 1960’s. It was intended that this land be used for parking in perpetuity for the church.
This is what our tax dollars will be paying for if the proposed parking ramp is built:
Total number of bedrooms (residents) entire project = 433
Total number of new parking spots (66+621) = 687
Subtract the 42 bedrooms from the townhouses (have own parking 433-42) = 391 residents in need of parking
687-391 = 296 remaining parking spots
Existing surface lots that will be eliminated and number of spots:
South of Dublin = 42
North of People's Church = 90
Lot 15 (north of 404 Evergreen) = 50
Spots along Valley Court Park = 30 (approx.)
Total of 212 spaces
(doesn't include parking between/around Citizens and Old Kent Bank buildings and parking along the People's Church entrance road)
If you take the 296 remaining and subtract the 212 that currently exist you end up with 84 additional parking spaces. The developer suggests 150 -200 people will be employed in the new businesses.
Let’s say 75 are working at one time. 84-75 = 9 spots remaining.
Taxpayers are going to have to pay over 12 million for the ramp for 9 additional "public" parking spots?
(That’s over 1.3 million per spot)
What if more people are working at one time, for instance the Holidays or Church events? There would actually be a net decrease in public parking created for the area?
Questions the taxpayers should know the answers to...
Are there any FOR SALE units available? How many?
What restrictions/guarantees are there that the units won’t be all rental?
How much is the developer paying for the surface parking lots the City currently owns located South of Dublin Square and North of People’s Church?
How much is the developer paying the City for the portion of Valley Court Park they will be receiving as part of the development?
How much is the developer paying the City for the Old Kent Bank building that was purchased by the City for $700,000 - 7 years ago? (The City has been paying taxes on it for 7 years)
How is the City doing financially with regards to the Avondale Square project? If they are struggling on a small scale project why would they get involved with such a large scale project?
Is there a need for an additional parking ramp in the downtown without the proposed development?
What is the projected cost of the parking ramp and how is it going to be funded?
How will this proposed parking ramp affect parking in the area?
Why can’t the parking ramp be located on land already owned by the developer?
Do any staff members receive a bonus for having a project like this go through?
FightEminentDomain.org
Website last updated March 12, 2008 at 2:00
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