2017-11-07 Growth Committee Agenda Packet - Open SessionCity of Saint John
Growth Committee - Open Session
AGENDA
Tuesday, November 7, 2017
12:00 pm
8th Floor Boardroom, City Hall
Pages
1. Call to Order
1.1 Introduction of New Enterprise Saint John CEO
1.1.1 Labour Market Report - Enterprise Saint John
1.1.2 Talent Recruitment Update 1 -7
1.2 Enhanced Community Standards Program 8-23
1.3 Real Estate Year -End Projections 24-25
1.4 Urban Development Incentive Program Year -End 26-30
1.5 Growth Reserve 2017 Budget Actuals 31-31
1.6 Request for Funding - Sign Policy 32-35
1.7 Population Growth Framework 36-54
1 Poeta Sy:1
City of Saint John
Growth Committee Meeting
Tuesday, November 7, 2017
Growth Committee Closed Session
1. Call to Order
Si vous avez besoin des services en fran�ais pour une r6union de Conseil communal, veuillez
contacter le bureau du greffier communal au 658-2862.
Each of the following items, either in whole or in part, is able to be discussed in private pursuant
to the provisions of subsection 10.(2)(4) of the Municipalities Act and Council / Committee will
make a decision(s) in that respect in Open Session:
11:00 a.m., 8th Floor Boardroom, City Hall
1.1 Financial Matter 10.2(4)(c)
1.2 Personal Matter 10.2(4)(b)
1.3 Financial Matter 10.2(4)(c)
1.4 Land Matter 10.2(4)(4)
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GROWTH COMMITTEE REPORT
M&C No. # fol'tild cm sharelpoil t
Report Date September 26, 2017
Meeting Date October 04, 2017
Service Area Growth and Community
Development Services
His Worship Mayor Don Darling and Members of the Growth Committee
SUBJECT: Sales Activity and Projections 2017
OPEN OR CLOSED SESSION
This matter is to be discussed in open session of Common Council.
AUTHORIZATION
Primary Author
Commissioner/Dept. HeadL4
City Manager
Brian irving
Kevin Fudge
m
I Jeff Trail
RECOMMENDATION
Receive and file.
EXECUTIVE SUMMARY
Real Estate Services was asked to prepare an update regarding real estate sales
activity for the 2017 operating year and the associated immediate and longer
term projected tax implications for the Growth Committee's review.
Twelve properties were transferred (or will be transferred) in 2017; many of
them accompanied by a meaningful sales receipt and a reduction in annual
property tax burden to the City. These sales totaled slightly less than $290,000
and the combined annual tax deference and tax receipts total slightly more than
$16,000 per annum. Improvements upon these real estate assets which
transacted could result in an additional $180,000 in annual tax base to the City.
PREVIOUS RESOLUTION
N/A
STRATEGIC ALIGNMENT
Ongoing tax base growth is an important contributor to the City's desire to
become sustainable and achieving growth and prosperity.
REPORT
0&1
-2 -
Real Estate Services was asked to prepare an update regarding real estate sales
activity for the 2017 operating year and the associated immediate and longer
term projected tax implications for the Growth Committee's review.
Twelve properties were transferred (or will be transferred) in 2017; many of
them accompanied by a meaningful sales receipt and a reduction in annual
property tax burden to the City. These sales totaled slightly less than $290,000
and the combined annual tax deference and tax receipts total slightly more than
$16,000 per annum. Improvements upon these real estate assets which
transacted are projected to result in an additional $180,000 in annual tax base to
the City.
Looking toward 2018 there are several properties currently under negotiation
which would result in sales and tax impacts that would surpass the 2017 results.
SERVICE AND FINANCIAL OUTCOMES
The sale of City owned assets results in sales proceeds complimented by new tax
revenues and cost aversion. The further investment and improvements upon
these lands results in additional tax proceeds to the City.
There are no impacts to servicing from the 2017 sales save and except the minor
uptake of water and sewer service capacity in their respective neighborhoods.
INPUT FROM OTHER SERVICE AREAS AND STAKEHOLDERS
N/A
ATTACHMENTS
N/A
OR
COUNCIL REPORT
Report Date October 31, 2017
Meeting Date November 07, 2017
Service Area Growth and Community
Development Services
His Worship Mayor Don Darling and Members of the Growth Committee
SUBJECT: Development Incentives Program Update
OPEN OR CLOSED SESSION
This matter is to be discussed in open session of the Growth Committee.
AUTHORIZATION
Primary Author
Commissioner/Dept. Head
City Manager
Jeffrey Cyr
Phil Ouellette/Jacqueline
Hamilton
Jeff Trail
RECOMMENDATION
That the Growth Committee receive and file this report.
Report
Background
In early 2016 Common Council adopted the Urban Development Incentives Program Policy with the
goal of leveraging new private sector investment within the Central Peninsula. The Urban
Development Incentives program is designed to provide financial support to development or
redevelopment projects and to reduce financial barriers and limit the risk associated with
investment. It is comprised of three specific programs:
• Infill Development;
• Upper Floors Redevelopment; and
• Vacant Building Redevelopment.
In addition to the Urban Development Incentives Program, the Beautification Grant Program was
adopted as a small complementary program to enhance the curb appeal of properties in areas
41.1
outside of heritage district in the South End and Waterloo Village neighbourhoods. The intent of
this program was to stabilize neighbourhoods experiencing disinvestment with the goal preparing
these core residential neighbourhoods for future growth. To date, the suite of incentive programs
has leveraged between $5.5 million — $7 million in construction activity through projects approved
in 2016 and upcoming 2017 projects (staff are still awaiting additional information from to confirm
final construction costs for 2016 projects and cost estimates for 2017 projects).
Urban Development Incentives Program Uptake
Overall uptake in the Urban Development Incentives program was initially high with the budget
being accounted for within the first week of the program in 2016. In 2017, uptake levels
declined as several projects experienced funding shortfalls, financing issues or developers were
unable to bring forward projects in time for this year. It is anticipated that this could result in
the high levels of program uptake in 2018; with the potential of several larger projects coming
forward with applications should the program continue for the third year of the pilot. This is
consistent with feedback from other municipalities, which have indicated that programs with a
fixed time period typically experience the highest yield in the final year of the program.
2016
In the first year of the program, five development projects moved forward, while on additional
project (St. Vincent's Apartments) experienced funding shortfalls which resulted in the project
not moving forward and the termination of their grant agreement (which the applicant was
supportive of). The total construction value of projects moving forward in 2016 was roughly $3
million, which will yield 17 new residential units, 10,000 square feet of new commercial in the
Uptown core and total net revenue of $577,850 over the next ten years. Two projects have
already obtained full or conditional occupancy, with the remaining three anticipated to be
completed in early 2018.
WA
Total Grants
Anticipated Net
Residential
Commercial
Development
Grant
Awarded Over 5
Revenue Over 10 Years
10 Year ROI
Units
Space
Project
Type
Years
(Tax & Permits)
Created
Created
116 Prince
William
Upper
$99'786
$149,850
1.50
3
Z
4,950 ft
Floors
Street*
302-306
Prince William
Infill
$28,443
$151,800
5.34
3
N/A
Street
93-99 Germain
Upper
$91,049
$186,500
2.05
8
Z
5,100 ft
Street*
Floors
135-139
Upper
$14,404
$42,500
2.95
1
450 ftZ
Union Street
Floors
WA
82 Germain
Upper
$27.366
$47,200
1.72
2
0
Street
Floors
Grants
Grant
Awarded Over
Units Created
Space Created
Total
$233,761
$577,850
2.47
17
10,500 ft'
2017
In 2017, uptake levels were slightly down and the development projects that will proceed were
unable to submit applications until only recently this fall. Therefore, two projects still require
approval from common council before a grant agreement can be executed. There were two
projects that were unable to move forward, which included St. Vincent's Apartments (which is
currently in breach of their grant agreement), and a second vacant building project on Union
Street which fell through due to financing issues (lending institutions are often risk averse and
may not finance the redevelopment of long standing vacant buildings). The projects that will
move forward will yield between $1.5 — $2 million in reinvestment in the Central Peninsula and
32 new residential units. Details on new revenue generated by these projects has still yet to be
confirmed.
Development
One Time
Multi -Year
Total GrantsResidential
Commercial
Project
Grant Type
Grants
Grant
Awarded Over
Units Created
Space Created
5 Years
116 Coburg
Vacant Building
$3,269
$2,794
$6,063
3
N/A
Street*
Redevelopment
161.163
Infill
Germain
$'17,129
$14,963
$32,051
4
N/A,
Street Streets
Development
28 King
Upper Floors
Street*
Redevelopment
TBD
TBD
TBD
25
TBD
* Applications have been submitted and require Common Council approval.
Beautification Grant Program Uptake
Despite a slow start to the Beautification Program in early 2016, the program has become
highly popular following a mail out marketing campaign in late summer of 2016, and in early
spring of 2017. The program has yielded a high volume of smaller projects which enhance the
curb appeal of properties in disinvested areas of the South End and Waterloo Village. If the
program is continued for the final year of the three year pilot program, it is anticipated that
strong uptake levels will continue.
2016
(•K:3
In the first year, 17 grants worth roughly $50,000 were approved, representing $175,000 in private
sector reinvestment in building facades and landscaping improvements in these neighbourhoods.
Late uptake in the program resulted in a small number of projects falling through due to contractor
availability and cold weather, with slightly under $40,000 being spent. This leveraged roughly $2.50
of private spending per $1.00 in grants provided by the City.
2017
In 2017, the Beautification Grant Program experienced strong uptake with the $50,000 budget fully
committed by mid -summer. With additional funding provided through the Growth Committee's
Growth Reserve Fund, the program has been able to leverage 26 facade improvement projects,
worth $69,000 in grant funding and $196,000 in reinvestment in building facades in the South End
and Waterloo Village.
Clustered Impact
Since the adoption of both the Urban Development Incentives and Beautification Programs in
2016, several positive reinvestment trends have been identified in significantly disinvested
areas of the target neighbourhoods, particularly in the South End. This includes several
transformative applications on Duke Street, St. James Street, Union Street, and Queen Street.
Continued reinvestment in disinvested areas of the Central Peninsula should help to enhance
these neighbourhoods appeal as a community of choice.
Significant investment was also made in the commercial core of the Uptown including two
projects on Germain Street and two additional projects on Prince William Street. Some of these
projects are already occupied and have contributed to the enhanced vibrancy of the Uptown
core. Continued growth through mixed use residential development in the Uptown core will
further enhance Saint John as a desirable community to live, work and play, and contribute to
Council's priority of growth and prosperity.
Financial Performance
In the first year of operations of the Urban Development Incentives Program, the multi -tiered grant
funding system has demonstrated strong financial performance. For the first five projects, it is
anticipated that all grants owing will be recovered by new revenue from building permits and taxes
within three to four years. The return on investment from incentivized projects is estimated to be
roughly 2.5 -to -1 evaluated over 10 years (and greater than 3 -tot if new water & sewer revenue are
included in the analysis). To date, the anticipated revenue that will be generated for these projects
has outperformed the financial modeling undertaken during the design of the incentives program.
Next Steps
Wel
The next major milestone of the development incentives pilot program is the second annual
report, which will be brought before Common Council in December. The annual report will
provide more detailed estimates of potential revenue, commitments to the incentives
operating reserve fund, and any recommend changes or alterations to the program. The results
of Common Council's service based budgeting process and the priorities of the Central
Peninsula Neighbourhood Plan will help to inform any potential changes to the program.
W
,temaining Budget: 2017 Growth Reserva
Updated: October 30t", 2017
31
Fair taxation analysis
$25,000
Common Council adopted on March
27`n, 2017
HDC support for Local Immigration
$30,000
Common Council adopted on March
Partnership
27`n, 2017
Creation of Population Growth
$50,000
Common Council adopted on March
Manager role
27`n, 2017
Value proposition exercise
$40,000
Common Council adopted on March
27`n, 2017
Real Estate Alignment Exercise
$90,000
Common Council adopted on March
27`n, 2017
Urban Development Incentive Program:
$25,000
Common Council adopted on July loth,
Beautification Grant
2017
One-time Develop SJ expenditures
$25,000
Common Council adopted on October
16`n, 2017
SUBTOTAL:
$285,000
Remaining Reserve
$165,000
Undefined and unallocated
NMESM
111
31
COUNCIL REPORT
Report Date October 31, 2017
Meeting Date November 07, 2017
Service Area Growth and Community
Development Services
His Worship Mayor Don Darling and Members of the Growth Committee
SUBJECT: Development Signage Pilot Project Proposal
OPEN OR CLOSED SESSION
This matter is to be discussed in open session of the Growth Committee.
AUTHORIZATION
Primary Author
Commissioner/Dept. Head
City Manager
Jennifer Brown
Phil Ouellette/Jacqueline
Hamilton
Jeff Trail
RECOMMENDATION
Growth Committee recommend to Common Council that up to a maximum of $11,475 be
released from the 2017 Growth Reserve to initiate the Development Signage Pilot Project as
described in this report to support marketing of development opportunities in the City.
Report
During the October 3rd meeting, the Growth Committee suggested that staff explore a signage
program with the goal of garnering public awareness, support and excitement around
significant development projects. The purpose of this report is to recommend a budget
allocation for 2017 to enable implementation of a small scale pilot program to market
development opportunities in the City that align with the City's growth initiatives. The
recommended pilot signage project proposes to utilize on-site signage to advertise
development concepts for highly visible sites and off-site billboards to promote urban living
opportunities in Saint John. Signage for two high-profile sites, recently divested from the
WA
municipal land inventory, and a single billboard are recommended for implementation before
the 2017 fiscal year end.
Pilot Project Breakdown
The pilot project will focus on previously owned municipal properties, promoting sites with
high-quality development projects that have received approval from Common Council. Signage
will be developed in a manner consistent with current City of Saint John branding. Collaboration
with Develop SJ and Uptown Saint John will be undertaken to ensure the "look and feel" and
messaging is complementary.
Billboard Component:
A billboard marketing the unique urban lifestyle and housing opportunities within the City will
be installed on a high -traffic roadway exiting/entering the Primary Development Area. With the
target audience being commuter traffic entering and leaving the City, it will be important for
the messaging to be creative, engaging, and easily seen by motorists. City Staff will work with
marketing and graphic design consultants to develop a graphic design concept, clearly directing
ownership back to the City and conveying a welcoming, growth -focused message.
Construction Signage:
On-site signage is geared towards slow-moving traffic and pedestrians, advertising "up and
coming" development projects at the site. This signage will include high-quality renderings and
a description of the approved development, developer and City contact information in both
official languages, and City branding. Linking the viewer back to a website or providing a
pathway to more information is key to the successful delivery of the message. Steps must be
taken to make the development proposals visible on the City's website. Due to the limited
timeframe for implementation in 2017, the focus for the on-site signage will be sites identified
under the Roadmap to Smart Growth.
Cost Breakdown:
Billboard:
One 10' x 20' billboard; six month term; rotating location every 4 weeks with graphic
design/creative included:
$950 per month x 6 months = $5700
$100 per poster x 8 = $800
Total: $6500 + tax = $7,475
Construction Signage
Creative (one time cost):
Total: $2,000
091
Printing 2' x 3' dibond sign:
Total: $800
Display materials (dependent on sign location):
Materials and installation
Total: approximately $1,200
Pilot Project Projected Cost: $11,475
Evaluation of Success
The effectiveness of the pilot project will be measured through a combination of engagement,
research and web analytics.
Solicit Feedback:
Developers will be asked to provide feedback on the effect of the on-site signage on their sales
figures. This feedback will be facilitated through a survey or questionnaire distributed via email.
Webpage Statistics:
A landing page will be set up to provide renderings and additional information to the public.
The URL for the page will be simple, easy to remember and visible on the billboards and on-site
signage. The effectiveness of the billboards can, in part, be determined by the number of visits
to the landing page.
Social Media Tracking:
Tracking reach and monitoring feedback on the pilot project will be facilitated through social
media. Data reflecting the number of people who saw social media posts and how many of
them live within the City versus outside of the City, and interactions with the posts (shares,
likes, comments) will be created and evaluated throughout the pilot project.
2018-2019 Consideration
Staff will pursue the development of a Development Signage Policy should the proposed pilot
project be well-received. A robust signage policy would include different types of signage to
support the City's growth goals and promote the City's development programs. Products like
building wraps for redevelopment projects that have received funding from the Urban
Incentives Program would be a strong example of the desired direction for future policy
implementation.
As the intent of implementing a signage policy would be to advertise significant development
projects, effort would need to be directed towards defining criteria for inclusion in the
program. Input from stakeholders and other municipal agencies as to the definition of
'significant' will be imperative to ensure the project is contained and manageable. The focus on
011
municipal assets at the pilot stage allows for enriched policy development while the logistics of
broader, public implementation are explored.
As a full policy is explored, a cost sharing model between the City and the Developer will be
proposed. On-site signage would be facilitated through matching contributions with
developers. Any off-site signage, such as billboards, would require a more complex funding
system as it may involve a public-private partnership with City agencies and developers with
contributions spanning over several months.
Existing By-law Considerations
Implementation of a development signage pilot project conforms to the regulations set out in
section 7.10(1), Construction Signs, of the current zoning by-law. Signs with a maximum total
face of 28 square metres which provide an announcement concerning a proposed development
to occur on the same lot are permitted in all zones with the caveat that they must be removed
within 14 days after completion of the work.
Billboards are only permitted in the Corridor Commercial, Regional Commercial, Light Industrial,
Medium Industrial, Heavy Industrial, Pit and Quarry, and Rural zones. The proposed pilot
project would utilize established billboard space and would not require additional permits.
Future Considerations
Developing and implementing a signage policy will require the coordination of several
municipal agencies. Ownership of the program will need to be defined as each sign will require
permitting, monitoring, and a certain degree of enforcement. Ensuring signage portrays
effective messaging consistent with the City's Communications Plan and the Growth
Committee's goals will require an ongoing commitment to the implementation of the policy.
Implementation of a development signage policy would require linkages and content updates
to the City's website. Signage must link the viewer back to an informative place if it is to be
effective. Information pertaining to any new signage requirements would need to be added to
the One Stop permitting packages and any templates or requirements provided on the City's
website. Further exploration into the internal capacity to complete the required changes to the
website is necessary previous to the implementation of a development signage policy.
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