Jeb Bladine: Financial uncertainty of downtown development
Plans for major renovation of downtown McMinnville infrastructure have been studied, debated, expanded, delayed, amended and delayed again to the point of great financial uncertainty. The long-promised final plan goes to the Urban Renewal Agency — i.e. city council — in early June, but the dollars remain in question.
Meanwhile, the URA has committed about $6.5 million to Alpine District development with more costs to come, that from the $30 million “debt limitation” for all urban renewal projects. It will require significant outside funding in times of financial uncertainty to complete the Third Street Project as recommended, much less other UR projects once considered important.
The city, with its own operating budget challenges, now proposes to reduce funding to locate and deal with underground fuel/oil tanks thought to be sprinkled beneath Third Street sidewalks. That work, some people believe, is mission-critical to the overall development plan.
Meanwhile, while downtown may be showing the stress of deferred maintenance, one recent comment in this space warrants a revisit: “… awnings are a disgrace; streets and walkways and buildings and trimmings are too grubby for the reputation …”
More current observations reveal that various Third Street awnings have been removed, replaced or cleaned. Several still qualify for criticism, but overall the look has improved. Some winter dinge has been cleaned up, and those ill-fated trees hide a lot of scratches behind that big, beautiful canopy.
Still, tree-clearing work may need to begin and sidewalk areas replaced prior to being torn up for major redevelopment. Overall, the uncertain future of downtown development is in stark contrast to 10-year-old urban renewal promises of core downtown restoration.
Our most recent news story reported that “cost estimates for the planned nine-block renovation of Third Street increased by $7 million from this time last year. The most recent projections place the project between $28.5 and $31 million to complete.”
Those estimates include more than $5 million for project launch and demolition/removal; almost $4 million for utility and drainage work; $5.5 million each for pavement/hardscape improvements and electrical work; and $2 million for furnishings. Plus professional services, change-orders and contingencies.
As reported: “Most of the additional costs are attributed to changes made by the committee during the last year, including the curbless streets, proposed concrete roadway, tree grates and widened pipes for drainage.”
McMinnville waited decades for downtown renovation work in the early 1970s. But today, with a hospitality economy built around one of “America’s best downtowns,” waiting more decades for a re-do isn’t an appealing option.
I remember writing about the late Kent Taylor, longtime city manager and fervent downtown development supporter. “Show me the money,” he once said about major revitalization plans, representing his cautious approach to finances. We wrote:
“McMinnville is a patient community, and I think the city will turn this master plan into reality. We just have to keep the project high on the city council’s priority list and find the best way to show Kent Taylor the money.”
That was in October 2000.
Jeb Bladine can be reached at jbladine@newsregister.com or 503-687-1223.
Comments
Bob
Fifty years after its original renovation, Mac’s 3rd street is still the most popular wine/food/tourism destination in Yamhill county. But an updated renovation is much needed if our city leaders expect Mac to stay ahead of the rapidly improving tourism districts in Newberg, Dayton, and my favorite, Carlton. But past mayor Drabkin seemed far more interested in directing staff time and money to developinging Alpine. There is no way our cash strapped city should consider undertaking both projects. So I for one feel they should clearly favor taking the steps necessary to keep 3rd the #1 wine/dining/tourism destination in the county. And sell the RB Rubber property as soon as possible to recapture as much urban renewal money as possible for the third street project (a 1-2 million dollar loss on that fiasco wouldn’t surprise me in the least. But far better than huge yearly future losses if Palindrome project goes forward).
I favor going forward with current curbless design plans on 3rd. That should save a few years and millions of dollars in design/consulting fees. But if city leaders expect 3rd to remain #1 for thirty more years, I recommend taking one more non paid consultant step. And that is having the city and downtown chamber of commerces (not city planning dept) design a survey (10-15 questions max) to have filled out by 3rd street customers (both tourists and locals) in a 60 day period that ask them to list what could be done to make their visit easier and more enjoyable. I guarantee that “improved parking” will finish #1 by a wide margin! In my opinion, a 3-story parking garage off 2nd street is a much better use of urban renewal funds than a landlocked Alpine development - with no available public parking. (I believe the city owns several of the flat parking lots behind 3rd street now). A close in parking structure with Quick/easy access to 3rd street businesses would keep Mac #1.
B
Well said Bob. The development of Alpine has never made sense to me. If anything focus should be on Fourth and Second for further development after Third.
CubFan
Well stated Bob. Third Street is McMinnville's "pearl"... The heart of the city. The place we all hold dear. The place many of us fell in love with, and helped make an easy decision for us to move here. Third Street is falling apart. And while McMinnville downtown is nationally recognized as a desired place to visit, there will be a disconnect when visitors come here and find Third Street in a state of disrepair. The city should sell the RB Rubber property and focus on Third Street.
mikes
Bob. I agree about the 2nd street parking garage, because the parking space is there and ready to be developed. Two or three garages with street level commercial. Parking is increased and there is more commercial opportunity on 2nd street. 2nd street could use a traffic light or two.
Ron
Heather Richard's,Towery should resign in shame, and then be sued along with the x mayor Remy over the RB Rubber project. It should be put on the market immediately and sold to somebody that will pay for it and stop the giveaway. Fix up third Street figure out the parking and the trees and finished paving the dirty dusty Alpine Street that they promised last go around to do. I don’t agree with another parking garage that the homeless will take over. Nobody mentioned the existing one by the courthouse.
NJINILNCCAOR
Mac continues to get great comments about our downtown.
These comments are about the downtown we have TODAY.
Not about some pie-in-the-sky downtown we may eventually get.
Otis
It seems like you want every dollar for 100% funding in place BEFORE starting any phase of this project? How much grant $$$$ would you even know to ask for without finding out the costs first?
Getting grants/federal funding for any city project of this size that hasn't even been conceptualized, consulted on, multiple rounds of public input, and then construction bids, is harder to apply for.
BTW,
Gwendolyn also should have been greenlit.
Bob
What worries me though is that even though it is clear the majority of citizens want the city to finish preparing 3rd street for the next thirty years. Our new mayor seems to favor that project over Alpine too. BUT, in the council meeting a few weeks ago, the majority of councilors voted in favor of continuing to negotiating with Palindrome. That tell me that the majority of councilors are still loyal to the agenda of city manager Towery, planning director Heather Richards, and past mayor, Remi Drabkin.
I encourage readers to access the city website, then your councilors city website, and politely letting them know which project you would like to see go forward - 3rd street or RBRubber/Alpine. Apparently the Remi loyalists aren’t going change until citizens get directly involved.