Title
Consider/Discuss/Act on the Request by Lea Michaels for Approval of a Rehabilitation Level Historic Neighborhood Improvement Zone Program Tax Exemption for the Property Located at 707 W Hunt Street.
Summary
COUNCIL GOAL: Enhance the Quality of Life in Downtown McKinney
MEETING DATE: December 7, 2023
DEPARTMENT: Planning Department - Development Services
CONTACT: Cassie Bumgarner, Planner
Paula Jarrett Nasta, AIA, Planning Manager
RECOMMENDED BOARD ACTION:
• Staff recommends approval of the request.
ITEM SUMMARY:
• The applicant requests approval of a Rehabilitation Level HNIZ Program tax exemption for the property located at 707 W Hunt Street.
• To be eligible for a tax exemption incentive under the HNIZ Program, residential properties must meet the minimum eligibility requirements of the program, along with specific criteria for the requested incentive level.
• Staff has reviewed the request and has found that it meets the minimum eligibility requirements of the HNIZ Program for a Rehabilitation Level exemption.
• Specifically, the criteria for a Level 2 Rehabilitation incentive are as follows:
o The residential structure is at least 40 years old.
§ The home was built circa 1915.
o The owner receives a letter of eligibility from the City of McKinney verifying that proposed improvements qualify for a rehabilitation incentive.
§ The Letter of Eligibility was issued on October 27, 2022.
§ Staff received notification of completion from Lea Michaels on October 25, 2023.
o No later than 12 months following the issuance of the letter of eligibility, the owner completes, or causes to be completed, verified, eligible improvements having a combined cost of at least $10,000.
§ The applicants did the following eligible work, which totals over $10,000 within the last year:
• Siding repair as needed all over the home, any replacement with like materials and paint ($9,550)
• Insulate water lines and replaced two exterior hose bibbs ($1, 400)
BACKGROUND INFORMATION:
• The Historic Neighborhood Improvement Zone (HNIZ) Program was established in 2008 for the purpose of preserving the city’s unique and historic neighborhoods while encouraging property owners to maintain and/or rehabilitate residential properties and structures.
• The HNIZ Program includes a three-tiered incentive structure whereby residential properties that meet specified criteria are eligible to receive ad valorem tax exemptions on city taxes for a designated period of time.
• To be eligible for an HNIZ Program incentive, the following minimum general requirements apply:
o The property shall be located within the HNIZ Program area.
o The property shall be owner-occupied and shall maintain a homestead exemption from the Collin Central Appraisal District for the life of the incentive period.
o Verified, eligible improvements shall have received all necessary permits and approvals, including COAs.
o The structure, accessory structures, grounds, property elements and building elements with their materials and finishes have been maintained in good repair and in operable condition.
o There are no pending code violations.
o The total ad valorem taxes owed to the city must be current and paid on time.
FINANCIAL SUMMARY:
• A Rehabilitation Level incentive carries a 50% exemption from city ad valorem taxes for a period of ten years.
• In order to limit potential budgetary concerns, the HNIZ Program has an annual aggregate cap of $500,000 for the total amount of city ad valorem taxes that can be exempted in any budget year.
• Under the current program, Staff estimates that the total amount of ad valorem tax revenues eligible to be forgone is approximately $286,000.