Reports of the death of the Scaleybark transit-oriented development were, as Mark Twain might have said, greatly exaggerated.
Two of the original three development groups are back in the game: Scaleybark Partners, led by Peter A. Pappas of Pappas Properties, and as of last week, Crosland.
After a Bank of America-led development group pulled out April 9, Scaleybark Partners, which had pulled out in February, asked to get back into the negotiations. Its new proposal is squishier on whether it is committing to build some of the things the city says it wants: affordable housing, and a parking deck. It doesn't say it won't build them, but doesn't nail down that it will.
And last week, a group that had dropped out even before Scaleybark Partners, led by Crosland, wrote the city asking to get back into negotiations, too.
Here's a link to the Scaleybark Partners proposal. At last Wednesday's meeting of the City Council's Economic Development and Planning Committee, the committee decided to recommend that the council tonight (Monday) vote to keep negotiating with the Pappas group.
But that evening the Crosland letter arrived (here's a link to the new offer from Crosland). It says it's offering $6.4 million for the 17 acres of city-owned and Charlotte Area Transit System-owned land.
The Pappas offer is for $3 million for the CATS land, 9 acres, and $3.1 million for the 8 acres the city owns. But the 8 city-owned acres would be in a Phase II, on or before Oct. 1, 2012.
And with this kind of deal, the purchase price you see isn't always an apples-to-apples comparison with another deal. Which is a fancy way of saying I don't know if the Crosland proposal really is more money for the city or not.
Jamie Banks, the communications/marketing manager for the city's Economic Development office, tells me it's off the agenda for City Council tonight. Want to see what IS on the agenda? Here's a link.
Monday, April 23, 2007
Developers want in on transit project
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37 comments:
Let's see -- $6.4 million -- minus costs -- for property taxpayers bought for $9.2 million.
Yep, sounds like guv'mint work.
Well, of course someone else is lining up to take BofA's place...
... after all, when one pig decides it's done feeding, there's always another pig ready to take its place at the trough.
And a parking deck? At Scaleybark and South? There are already a ton of empty parking spaces as it stands now, just with the existing surface lots. Does the phrase "putting the cart before the horse" mean anything anymore?
Does the term Never Thinking Ahead mean anything ?
Of course developers want in on the LTR project. Who wouldn't? Government programs and projects are notoriously rife with poor program and cost management and a mistaken belief that gov-co undertands the true value of anything. Sliding a few extra bucks past the gate keepers is a way of life for developers.
As a bonus, a bit of social engineering is sprinkled in by gov-co, allowing developers to reap an even bigger chunk of change from tax payers. Just think, gov-co tells them that affordable housing is required and here's check for $5.0 MM to do it! No problem, the developer builds affordable housing for $3.0 MM -- and pockets a handsome 40% profit. Yeah, those developers are real dummies!
this is no different than the social engineering that occured in US suburban development following WWII.
Developers did not hesitate the take advantage of federally provided mortgage tax breaks for their subdivisions and free infrastructure. Why should we view this differently?
The LTR subsidy is being done for 19000 transit riders per year (CATS data) on the South Line. The WWII era subsidies benefited millions of families. I would say the WWII subsidies were a far better deal.
yes, much larger numbers in the burbs but the subdsidy for that development was MUCH larger on a per person basis (add together millions of mortgage interest deductions plus the cost to construct hundreds of thousands of miles of road which no one was certain anyone would use when it was built). Don't even bother to add the costs of municipal services provision
Mary,
Can you please provide all of the information? Just once, that's all I ask.
Of course something will be done with the Skaleybark site. The city needs about $3million from the sale of the site as part of the latest agreement with the feds. (Notice how that is exactly what the Papas proposal offers - not a cent more.)
The real question is what will they do with it, and how much will they shaft the taxpayer.
As I understand it, 3 options were discussed last week.
Option 1 was to sell the land on the open market - good idea. It had no chance of getting through the committee, but a good idea anyway.
Option 2 had some subsidy, but not as much as the original BAC plan.
Option 3, the one going to city council, was basically as much subsidy as the original BAC plan, but without guaranteeing anything. This latest plan by Skaleybark Partners is done in 2-phases. Most of the subsidy is needed in the first phase, but the second phase is only going to be developed if the first phase is deemed successful by the developer. If that does not occur, the city will possibly have spent millions for nothing.
Please explain how that is in any way a good deal for anyone except to save CATS some additional embarassment.
Rick...as they say, the devil's in the details. Unfortunately, good taxpaying citizens have been on the wrong side of the details on the LTR program:
1. Poor oversight of the company contracted to manage the South Corridor project plus dubiously low initial budgets have led to a doubling of the cost of the South Corridor. I cannot imagine how much the North East corridor (...$3/4 BILLION) will be over budget.
2. Another $180,000 flushed on trolley refurbishment. Now the trolleys cannot be used because of safety issues with LTR. Just a minor detail....
3. Complete arrogance led to the CATS office lease that left the city council no choice but to accept the deal or pay huge penalties.
4. The fire sale of Scaleybark so that we don't end up on the wrong end of a federal recall of LTR grants.
It's truly amazing that we've allowed them to get this far!
Also, if you read the Scaleybark proposal closely you will see a $1.0 MM interest only loan for 20 years at 2% interest. The average citizen taxpayer cannot sniff this kind of interest rate on a mortgage! This demonstrates how gov-co has no concept of true value of money on the open market.
Lastly, that nice little $1.0 MM interest only loan will be sunk cost for years to come. Assuming a police officer makes $70,000 (wage+benefits), we could hire at least 14 police officers with that money. Or maybe would get 10 DA's at $100,000 (wage+benefits). More opportunity lost.
To the LTR crowd, it's just the details. To the taxpayer, it's a deeper reach into the wallet.
Everytime someone buys a car, their purchase price immediately begins to depreciate. Anyone doubt that?
The city's planned sale of the Scaleybark properties is an immediate depreciation from the original price, but will begin to pay continuous benefits from taxes which will dwarf the existing taxes from the same land.
It is an attempt to validate the transit corridor theory, and allow similar projects of various scale to be developed.
The key component is that the government was able to assemble a parcel of land that can satisfy both the governments goals, as well as the developers goals.
The other side of the development coin is what is transpiring in the First Ward in Downtown Charlotte. a large parcel of land is owned by a private person, and efforts to develop have been repeatedly shelved by that individual. It is his right, and maybe it is a good thing, but it sure looks bad.
UD
Yeah, what the hell is Levine waiting for ?
He could croak before he ever sees a dime from that property. Develope it, reaps tons of profit and know you also did a good thing for your community. The timing is now, it's perfect.
As far as the "LTR crowd" vs. the "tax payers".
We all pay taxes my friend.
Why doesn't Susan Burgess whip out another $50 million? Its not her money...
Hey, there's plenty of us who are for LTR. Just because you pay taxes doesn't mean you get to say where it's ALL spent.
I pay as well. I say LTR.
To the anon wanting Levine to hurry up and develop.
Why don't you pony up your money and buy the land from him and then you can develop it yourself and "reaps tons of profit and know you also did a good thing for your community. The timing is now, it's perfect."
Thad
Uncle Dennis - you are a hoot! First, real estate isn't a car - it doesn't depreciate, let alone like that.
Second, Crossland also wants $2M pluss all the site prep work (for free) from the city to construct low income housing on it. That's the property you talk about paying taxes on.
I'll tell you what pal, give me $2M worth of property and I'll pay the tax on it too. In fact, I'll do the city a favor and take about 50 of those orders.
There are plenty of us who pay our taxes as well and support the light rail and all that is happening in our city.
You are not the almighty keeper of the taxes my friend.
Just get rid of the affordable housing part of any proposal. It seems to be a major stumbling block.
Why is there no affordable housing "forced request" in the new 1st ward tower?
Anon 7:44...Yes we all pay taxes. And guess what, by doing so we have the right, and duty I might add, to question how are money is being used.
As LTR gets further down the road there is a growing realization that we are sacrificing core government responsibility (public safety, laws and other services) to get things that are "nice" to have. Will Charlotte collapse without LTR? Not likely. However, word does and will get around that we are becoming a more violent city (...8th most violent in USA), that we have issues with administering proper justice to criminals that break our laws. Look no further than the multiple deaths of citizens at the hands of repeat DUI offenders that have skated through the justice system or are WAITING to get through the system. Simply appalling.
We have a low performing and underfunded school district paralyzed by race issues.
We have a government that prefers to sidestep these tough issues and funds the nice to haves without thought, but has no decency or honesty to tell taxpayers that tax increases are really for the nice to haves. Prime example: Ms. Burgess admitting that $50 MM went to LTR subsidies, yet no money was available to fund police officers. Solution: they raised 2006 taxes and blamed it on public safety needs.
Unfortunately, the above items WILL get Charlotte noticed and our world class imagine will simply be a thin facade covering for ugly problems.
Remember, government works for us, not the other way around. We should expect more and better from our government leaders.
A quick read tells me the depreciated price is $3,000,000 less than the purchase price of the Scaleybark land. Current taxes on said land would be about $42,000 per year on actual value.
It will take 70 years to recoup the difference, 23 at triple the tax value. As tax value is usually less than actual I guess it will take 35 years to recoup the lost principle through taxes.
Tell us more UD
Anon 4/24/2007 07:44:00 AM said "...we all pay taxes my friend".
So, are we suppose to just pay-up and shut-up?? How arrogant.
As a taxpayer we have the duty and responsibility to call our leadership onto the carpet when we feel they are not spending our hard earned tax money wisely. As we roll our merry way down LTR madness, it's becoming quite clear that our leaders have no clue:
1. 8th most violent city in the USA and we cannot fully fund the police department (ie: remember Ms. Burgess' comments on the $50MM sunk into LTR subsidies YET a property tax INCREASE was needed to fund public saftey. Deplorable!!)
2. A DA's office and jail so understaffed and so underfunded that we cannot keep recitivist thugs off our streets. And don't even start with the multiple DUI offenders that have run-down citizens. The latest one was WAITING on getting his first resolved!
3. A school system paralyzed by equity issues and now wants $600MM more from tax payers to fund construction.
Will Charlotte dry up and blow away without LTR? Not likely. However, we will get our fair share of negative attention if we allow the above to continue without end. Then all we will be doing is riding a train to nowhere.
I just want all of you to know that road projects have become very expensive. The nest segment on Independence Boulevard, from Albemarle to Idewild Road is scheduled to be widened in 2010 or 2011. The cost is 177.4 million dollars for 1.4 miles. Yes, 1.4 miles. Transit may not be so expensive after all...
here is another tidbit for the roads vs rail debate:
Cost of widening Independence between Sharon Amity and Village lake: $177 million (for 1.4 miles!). This per mile cost is considerably higher than the South LRT and it adds less capacity.
How much do you want to bet that this road will be gridlocked within a year of it opening? (look at what happened to I540 in Raleigh two months ago).
Given these numbers I would prefer to put MY tax $$$ into the rail project.
Let's think about it. They are planing to build about 500 units condo at $500,000 each ,city would collect almost $2,500,000 per year, also the business around it start to pay more taxes.
I think they got it right
UD,
the taxes on the new land may dwarf the other taxes, but will not come close to offsetting the 3,000,000 loss, even in 25 years.
Further, if the purspose of government is to invest to make taxes, what difference is there between government and private business?
Only one, government uses force to make you pay your bills.
Oh that I could.
Lewis
UD,
When a government entity purchases something then sells it with the rationalization that the higher taxes are a good reason, government has then become a for profit operation.
This should not be.
The function of government should be ONLY to supply those services which private business cannot or should not. Police etc.
Lewis
I know this comment has nothing to do with Skaleybark, but it does point out how the train conversation is inter-related to other conversations going on in Charlotte - something that is lost on the likes of nawdry-LH.
Last week, the CMS School Board asked for a large bond issue to be put on the ballot this November. The number that will be on the ballot - whatever it ultimately turns out to be - will be in inflation adjusted dollars.
After asking around, it appears that this is a county mandated change – not a state level requirement.
In my opinion, the only reason that occurred is due to the train conversation that is currently happening. The public is now aware that their government typically tries to hoodwink them by using current day dollars for multi-year projects. They now know that if the government is not upfront in asking for the money they need, then they will just be forced to ask for more money later or raise taxed or both – just like with the trains. Govco knew that the public would not let this slide again. They were forced to be a little more honest.
One curiosity that I would like to hear explained is why they are only using a 3.5% inflation rate for the schools. ($540m with 3.5% annualized inflation over only 4 years comes out to $620 million, the number reported last week.) Many pro-rail posters here constantly say that all construction projects are experiencing 10-15% inflation rates.
While I commend the government for trying to be a little more honest with the public, I've got to wonder why they are not using the correct inflation rate for construction projects. Who's not telling the truth - the school estimators or the train estimators?
So, this November, the CharMeck voter will have a few decisions to make. Do they want to give a wasteful government a huge amount of money for schools that are desperately needed, even if some of it is misprioritized? And do they want to take a little money away from that same wasteful government for trains that will serve a miniscule percentage of the population?
Those are interesting questions...
"And do they want to take a little money away from that same wasteful government for trains that will serve a miniscule percentage of the population?"
there is another alternatve. The budget for widening 1.4 miles of Independence (around Sharon Amity) was just released, it is 177 million for 1.4 miles. This is a higher per mile cost than the LRT and will add less capacity. Why is this expenditure accepted? (especially when it will move fewer people than the much miligned LRT) Why not take that money and put it in schools?
I'm just curious where you get your numbers about the changing the intersection at Sharon Amity etc.
I would like to see them.
The best I've done so far shows $400,000,000 to improve 100 intersections over the next decade or so.
Thanks,
Lewis
Also last anon, which LRT numbers are you using? I'll throw you a bone and say $177m for 1.4 miles of anything is a lot of money, but if you are using the per mile cost of South Blvd LRT and comparing it to 1.4 miles of Independence Blvd, then you are not really comparing apples to apples. An honest appraisal would use current Independence Blvd light rail estimates which I don't believe exist since they've pushed that decision off for several years. If I'm wrong please correct me.
Also, I would argue that per mile cost is not the best comparison in this case anyway. The 1.4 mile widening of Independence is an extension of existing infrastructure. You certainly wouldn't build a 1.4 mile rail line in it's place even if it was less expensive. For the rail line to be at all effective you'd need to build it from probably Matthews to Charlotte, and that would be several multiples of $177m. Even if the per mile cost was a bit cheaper than that of the 1.4 mile widening project, you'd have to build so many extra miles that the total cost becomes prohibitive.
Anyway, I'm curious why you chose to respond to my post the way you did. You completely avoided the main point which is that the debate about trains in Charlotte appears to be forcing a little honesty on government. That is a good thing no matter how you look at it, unless of course that is not something that concerns you.
to the anon who posted
"Yeah, what the hell is Levine waiting for ?
He could croak before he ever sees a dime from that property. Develope it, reaps tons of profit and know you also did a good thing for your community. The timing is now, it's perfect."
Why don't you pony up some of your own money 9leave govco out of it)and purchase it from Mr. Levine and "reaps tons of profit and know you also did a good thing for your community."
Thad
Go with Pappas' proposal...he guarantees affordable housing and Croslands' proposal states "if possible" which is a loop-hole if I have ever seen one...
Why is 'affordable housing' important?
Any good gov-co project has to have some social engineering in it. All the liberal do-gooders simply do not understand a fundamental rule of human behavior: we self-segregate ourselves based on backgrounds and socio-economic reasons. You can force everyone to live together, but the general force of segregation takes over.
It's just one of those "feel good" things to do and blow tax payer money on....
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