Findlay committee backs drafting post‑1994 CRA ordinance and reviews Shady Grove proposal

The Findlay City strategic planning committee voted to have city staff draft enabling language for a post‑1994 Community Reinvestment Area ordinance and to coordinate the work with fiscal consultant Andrew Brossard and affected townships.

The item brought forward by city staff would not itself grant an abatement for any specific project, but would establish a framework allowing council to consider post‑'94 CRA abatements and related incentives on a case‑by‑case basis. "This is just saying we are willing to consider post 94 CRAs," a staff member told the committee. Under the draft language discussed, abatements could be negotiated up to 75% for as many as 15 years; abatements exceeding 75% would require school‑board approval under Ohio law.

Why it matters: the change replaces the old pre‑'94 mechanism that offered automatic, formulaic abatements for qualifying investment. Committee members and the fiscal officer emphasized that a new framework would give the city more flexibility but also requires clearer internal procedures, expert review and transparency so council can judge each proposal on its own merits.

During discussion, fiscal officer (S3) urged the committee to have the hired municipal advisor present and to help shape the form of the draft. "From my perspective as your fiscal officer, it would be a mistake for you to approve language for a post‑'94 CRA without understanding how it all needs to relate together," the fiscal officer said, recommending that Andrew Brossard (the consultant the city has retained) review the form before the committee forwards it to council.

The committee also reviewed a development proposal at Shady Grove from a private developer (referred to in meeting materials as Casto/Castro). Staff displayed renderings and said the developer has offered to donate just under seven acres for a potential pocket park and walking connections to nearby neighborhoods. Staff provided a simple illustrative tax model showing a first‑year fully assessed value for the improved project of roughly $812,000; after a 75% abatement staff projected the annual property tax collected in year one would be on the order of $200,000 to taxing entities, with Findlay City receiving a modest share compared with the school district.

Members asked for more detail about the housing mix, rents and income‑tax projections. A staff slide noted average advertised rents for some units at about $1,400; the fiscal officer requested average rents and unit‑mix numbers to model expected income‑tax receipts and the long‑term fiscal impact more precisely.

Committee members also pressed staff about annexation and relations with neighboring townships. Staff described an existing "hard water" practice that ties water/sewer connection to annexation and proposed a policy option that would limit forced annexation to parcels within a roughly one‑mile buffer of current corporate limits; parcels outside that buffer could connect without being required to annex. Staff said they are discussing revenue‑sharing mechanics with Marion, Allen and other townships to avoid a short‑term revenue cliff for townships when abatements are in effect.

Concerns about infrastructure, police and fire impacts and water supply were raised. One member urged a thorough water‑resource assessment before expanding service widely; staff responded that site construction typically places most initial infrastructure costs on the developer and noted the city has previously extended service with consideration for fiscal and operational impacts.

After discussion, the committee moved to have administration draft the post‑'94 CRA ordinance language, circulate it to consultant Andrew Brossard for review, continue township outreach and return to the committee with refined materials. The motion was made from the floor, seconded, and approved by the members present. The committee also asked staff to circulate the draft and supporting financial analyses ahead of the next meeting and to include the developer's proposed materials.

Next steps: staff will draft ordinance language, seek consultant input, provide detailed fiscal and infrastructure analyses (including unit‑mix and income‑tax projections) and continue talks with Marion and Allen townships on revenue‑sharing and annexation mechanics. The committee also heard brief updates that staff is developing a capital project scoring sheet and a broader economic development framework that will be circulated to members for feedback.

The committee adjourned after the motions and set a follow‑up meeting to continue deliberations.