Tuesday, March 07, 2006
Rail Stop Project Gets Amber Light
Just Another Day in TIFland
Now the County wants to use a $5.2 million TIF to build a parking deck over existing parking spaces at the Castle Shannon light rail stop. The parking deck will be needed to replace the spaces lost as a developer builds retail space and apartments on a large section of the Port Authority’s existing parking lot. The deck is slated to add 150 net new spaces to the 500 spaces in the PAT lot.
A few questions jump out immediately. Has this land ever been declared blighted? If not, what will be the grounds for seeking a blighted designation? The lot is very well used on weekdays. Indeed, it is often full by 8:00 AM. There is of, course, the old standby criteria of socially or economically undesirable use but that seems a stretch since it is currently being put to very good social and economic use. All the supporters of public transit would argue that is just what is needed to get cars off the street and out of downtown Pittsburgh. Thus, it will be interesting to see what kind of mind-messing arguments the County comes up with.
The developer is planning 50,000 square feet of retail with 110 to 136 apartments above the retail space. Assuming that renters own an average of one vehicle per apartment and that the retail employees and customers will need a couple hundred parking spaces, it would appear that PAT riders will have substantially fewer spaces available for park and ride.
Then too, the increased traffic in the area, which is already congested at peak times of the day, will undoubtedly require the construction of a new entry and exit into the development. The new intersection will in all likelihood have to be accompanied by its own traffic signals. Travelers through the area will be further inconvenienced.
But worse, the retailers in the area who are not benefiting from the TIF will face increased competition from subsidized businesses.
Maybe the Port Authority could interest the developer in a piece of the vastly underutilized garage in Bethel Park. No TIF needed.
Now the County wants to use a $5.2 million TIF to build a parking deck over existing parking spaces at the Castle Shannon light rail stop. The parking deck will be needed to replace the spaces lost as a developer builds retail space and apartments on a large section of the Port Authority’s existing parking lot. The deck is slated to add 150 net new spaces to the 500 spaces in the PAT lot.
A few questions jump out immediately. Has this land ever been declared blighted? If not, what will be the grounds for seeking a blighted designation? The lot is very well used on weekdays. Indeed, it is often full by 8:00 AM. There is of, course, the old standby criteria of socially or economically undesirable use but that seems a stretch since it is currently being put to very good social and economic use. All the supporters of public transit would argue that is just what is needed to get cars off the street and out of downtown Pittsburgh. Thus, it will be interesting to see what kind of mind-messing arguments the County comes up with.
The developer is planning 50,000 square feet of retail with 110 to 136 apartments above the retail space. Assuming that renters own an average of one vehicle per apartment and that the retail employees and customers will need a couple hundred parking spaces, it would appear that PAT riders will have substantially fewer spaces available for park and ride.
Then too, the increased traffic in the area, which is already congested at peak times of the day, will undoubtedly require the construction of a new entry and exit into the development. The new intersection will in all likelihood have to be accompanied by its own traffic signals. Travelers through the area will be further inconvenienced.
But worse, the retailers in the area who are not benefiting from the TIF will face increased competition from subsidized businesses.
Maybe the Port Authority could interest the developer in a piece of the vastly underutilized garage in Bethel Park. No TIF needed.
