Downtown tax breaks revisited again Thursday night -- what will be the outcome? Photo: Flickr/EricHarrison
A proposed extension of a tax stabilization agreement (TSA) for downtown condos is drawing strong criticism by some on the Providence City Council — and defense by its lobbyist — on the eve of a Finance Committee meeting to review the request.
On Thursday, the Providence City Council Finance Committee is considering an ordinance extending the existing tax stabilization plan for The Cosmopolitan at 100 Fountain Street in downtown Providence, one of a number of pending proposals for existing tax break extensions in the city.
“These were all individual projects, and we've had the staff spend a lot of time [reviewing] them,” said City Council President Luis Aponte. “I’d say 100 Fountain Street seems like the biggest giveaway. One's currently for sale for $549,000 -- and pays something like $1360 a year in taxes -- which is pretty much just more than most people’s car tax.”
“TSAs were intended for developments, not long terms subsidies,” said Aponte. “This faces an uphill challenge.”
Lobbyist and new Providence School Board President Nick Hemond said that he didn’t expect the committee to take a vote on Thursday.
“The fundamental issue will all the extensions is that the original policies didn't account for the big jump at the end,” said Hemond. “I compare it to the housing crisis. You see now that we’ve accepted that it’s bad policy.
“If you look at these properties, take Monohasset Mills — it was worth $300,000, $400,000 at the time, and now it’s worth $15 million. These deals were good for revenue but not for stability,” said Hemond. “The extension just gives them time to ramp up to fuller taxation. I hear people saying they're paying $1400 (in taxes) and now they would have to pay $6000. This extension gives people the ability to decide to stay there. Cosmo is all condos. This is directly to the homeowner.”
Public hearings were held in December to allow for input on the extension proposals put forth. On December 2, GoLocal wrote:
"Monohasset Mill, Pearl Street, Rising Sun Mills, and 100 Fountain Street went before the committee seeking five year extensions on their tax stabilization agreements (TSA) with the city, garnering testimony from tenants and unit owners who said the sudden tax hike after the current TSAs ended would be insurmountable — as did residents of the city who questioned the rest of the taxpayers continuing to offset the cost of the tax breaks."
Finance Committee Chair Councilman John Igliozzi said Wednesday that he had voted for the original Fountain Street TSA back when it was being rehabbed — but that he had serious concerns regarding the request for an extension.
“First of all, this request is for an extension of an existing TSA that was granted in 2002. At that time, the mission statement was that this was an economic development project,” said Igliozzi. “We were getting a building that was offline, getting it back online, having them rehab it with millions of dollars, create mixed commercial and residential -- it was ground breaking. The idea was we'd have part-time jobs, and a few full-time jobs."
“It met the economic incentive criteria, namely creating investment, and I was there and voted for it for that reason,” said Igliozzi. “It's been a rousing success, it’s fully occupied. It's high end condos, the program worked — and it's been completed."
“Now it comes forward,” said Igliozzi. “The tax was stabilized to 10% of property taxes -- and 90% of taxes have been forgiven. What is the compelling rationale to support an extension of this tax stabilization? It’s looking like more like subsidized housing. They need to present criteria as to why they need this — and when they still have two years on the current one.”
Finance committee member Kevin Jackson said the concerns by constituents that residential tax rates could go up this year will play a factor in his vote.
“My personal position is geared towards if you have units that have income restrictions, I'd look favorably on [an extension request]. And apartments that have reasonable rates, but again I can be be brought back the other way,” staid Jackson. “But if you as an owner you knew that time frame — if you go online, one's for sale at $548,000 -- that would be the one I have the the biggest issue with. That's high end condos, they've had time -- they knew it was coming.”
“The stabilizations we're doing today don't have the big cliff, but that was the game we were playing back then. It's not like we changed anything -- they knew it was happening — and when I'm going to have to go back and possibly ask my constituents to accept a tax increase? Everything's going to be on the table at this point,” said Jackson. “I can't say I'm going to give you another break, then tell people I need to raise your taxes.”
Related Slideshow: 10 Biggest Issues Facing Providence in 2016
The battle that started last year spills over into 2016. After Mayor Elorza announced he was going to reorganize the Fire Department from four platoons to three with a condensed shift schedule, the firefighters took the battle to court — and callback costs soared with injured firefighters out on leave. Elorza said the change could save the city “as much sat $5 million” in the next fiscal year (FY17) -- but the city is currently seeing red. "Through the middle of December, fire fighter "call back" expense has been $4.7 million, which represents almost all of the $5.05 million budgeted for the entire fiscal year," reported Councilman Sam Zurier on Sunday. "Should this trend continue, the cost of this line item could exceed the budget by $5 million by the end of the year."
Now it all rides on the outcome in the courts. If it ends in a negotiated settlement, the crisis could be averted. If not, firefighter union head Paul Doughty has said that Elorza can “hand over the keys to the city" for bankruptcy.
From the West Side to the East Side, residents across the city in 2015 were organized and mobilized to demand action from the Elorza Administration on crime in the city. GoLocal reported at the end of 2015 that over half of the police department is eligible to retire — and the city still needs to get a new class of officers underway as budgeted. Tensions were high following a Dunkin’ Donuts worker writing #blacklivesmatter on a police officer’s cup (and the Black Major Movement continuing to call for a black major in the department).
Councilman Seth Yurdin announced this week that he is introducing a resolution to establish a special commission to review relations between the Providence Police Department and the community it serves. The Special Commission on Community-Police Relations will review current public safety practices and create opportunity for public input.
It’s been a mild winter so far, so perhaps at least one of the two scourges of the city will be mitigated this coming year. But addressing the conditions of the roads continues to be an issue for Providence. Last year, Mayor Elorza made a public display of commitment to addressing problematic potholes, and also pledged to respond to the rampant graffiti issue in the city that has seen the property destruction spread to private houses.
City Councilman Michael Correia recently put up a $1000 reward to find who was tagging properties in his district. Residents of the city want to feel safe, and that includes driving on roads that won’t inflict damage on their cars (or take out runners and bikers) and that their personal property won’t be destroyed. Graffiti continues to crop up, and it needs to be addressed quickly when it does.
The city’s commercial tax rate might be frozen — for now — but there are a lot of moving pieces. The $36.75 per $1000 rate on commercial properties is among the highest in the country -- a point well-known in RI circles.
“Providence has a problem with the commercial tax rate,” said developer Colin Kane. “With new construction or significant rehab -- the costs aren't supported by current rent.” The property revaluations expected shortly will shed some light how the city will move forward addressing tax rates, but in the meantime, the TSA extensions before the Council are the 600 pound elephant in the room. “The City Council is looking for nickels in the couch cushions because of the fiscal challenges facing the city,” said Kane. “And they weren't caused by this council or mayor, but by the fact that they were kicked down the road. And now we want to malign people like Buff Chace who made the city what it is?”
The owner occupied residential tax rate could be in the crosshairs as the city looks to address revenue issues in the coming year. “Everything’s on the table,” Aponte told GoLocal. And with the revaluation, things could be in flux for the current owner-occupied rate of $19.25 per $1000 .
“Suppose you had a city where there was a wild appreciation of real estate values — that used to happen here, Providence has seen 10% before. State law says you can only increase the levy unilaterally by 4 and a quarter,” said City Counciman Sam Zurier. “So supposed you have a situation where your values go up 10% and you want to collect 4 — you have to reduce the rate by 6%. "
"If values go up enough — even 5% - then the city will get additional money without raising the rate. During a [revaluation] year - you have to get into tax bills versus rates. And when you factor in commercial and non-owner occupied values and rates, it’s tricky.
Providence Schools face a tall order ahead of them. The search is on for a new superintendent following the departure of Dr. Susan Lusi. The current School Board President is stepping down at the end of the month. Providence High Schools scored among the worst in the state following the release of the first year of PARCC test scores. Current School Board member Nick Hemond is slated replace outgoing President Keith Oliveira, but question remains for the choice of the new super. Council President Aponte told GoLocal this week that stability in leadership in the school department is one of the greatest challenges facing the city moving forward. Can that be achieved in 2016?
Lights have been spotted on recently in the Superman Building - i.e. Industrial National Bank Builcing — but the fact remains that the city’s iconic skyscraper remains vacant, which former Mayor Joseph Paolino called one of the biggest issues facing the city (stating that the fact that it remains empty cost him a mortgage from a top bank for an adjacent property).
Citizens Bank is eyeing a new corporate campus somewhere in Rhode Island, and while indications point to one most likely going in the suburbs, a number of business and community leaders are hoping Superman isn’t ruled out completely. Previous efforts to get state support to turn the building into apartments fell flat, and Providence residents are gun-shy about any project looking for public support. But the fact remains that the empty anchor is an eyesore for the city, and getting a tenant — or tenants — in should be a top priority in 2016.
Providence needs more cranes. The city has seen its first one in a while by the Jewelry District with developments at Johnson and Wales, which is a good sign — but the city needs more.
“Owners and property developers want to be treated fairly and play on a level field. Providence does not have a business friendly reputation. This is why there are few cranes in the sky in Providence and very few new businesses coming to the city or planning to expand in the city,” URI Distinguished Professor of Business Edward Mazze told GoLocal earlier. So in order to get the construction equipment in — Providence has to figure out how best to lure businesses here in the first place.
Providence needs a win — or a least a path to victory. Whether that be getting a tenant in Superman, bringing in a notable business, or articulating a concrete plan to move Providence forward, residents want to feel that the city is on the right track.
The City Council recently announced that it received the results of its cluster analysis study to identify where opportunities lie — and now we need to see results. The Mayor made multiple trips abroad in 2015. He campaigned on a promise of doubling exports from Providence in five years. What results will we see from those overseas meetings? Providence wants a concrete vision moving forward.
“Absolutely not,” said City Council President Luis Aponte, as to whether the city could go into receivership in light of its current precarious financial condition.
“If the city loses, Elorza can hand over the keys, because the city will go bankrupt,” has said firefighter union head Paul Doughty regarding the firefighters legal battle over the Mayor’s platoon reduction.
Financial advisor and GoLocal MINDSETTER Michael Riley said receivership is almost a certainty.
“Essentially Providence is bankrupt and insolvent. It is only by illegally borrowing from the pension fund the last 10 to 15 years that have saved them from being sued by creditors, and the lies continue,” said Riley. “Until Providence goes into receivership nothing else can happen — no railroads, no Superman, they are sunk. I consider everything else irrelevant.”
