Staff previews commercial infill policy; recalls residential infill results

Development Services briefed the commission on the residential infill policy adopted in July 2025 and presented a proposed commercial infill policy that would mirror many of the residential incentives but with a higher investment threshold.

Wayne Smith reviewed the residential program's purpose and results: the policy aims to incentivize reinvestment in underutilized or blighted properties, reduce sprawl, and restore parcels to the tax roll. He said the residential policy requires a minimum private investment of $50,000, allows reimbursements of up to 50% for application, permit and inspection fees, up to $25,000 in reimbursed impact fees, and lien forgiveness for city liens related to demolition, sanitation or maintenance. Smith said six applications have been processed under the residential policy totaling about $1,620,000 in improvements.

For commercial infill, staff proposed a similar incentive package but with a proposed private investment floor of not less than $100,000. The proposal includes streamlined review timelines (30-day planning shot clock, 10-day permanent/utility review targets), quarterly reporting to City Council on projects and incentives, and regulatory flexibility through waivers, variances and special exceptions. Staff said the item was discussed with City Council on May 26 and that staff will present the policies to Board of Adjustment (June 15) and return to Council for consideration on June 22.

A commissioner asked whether remediation costs (asbestos or lead pipe removal) could be counted toward the minimum investment; staff said remediation could be part of the total investment to meet thresholds, but the policy reimburses fees rather than direct remediation expenses.