ISO is a term that most people rarely hear, but it can have a
profound impact on your wallet! ISO stands for Insurance Services Office
and it is a company that provides data about community risk to
insurance companies. ISO basically tells your insurance company how
risky it is for them to insure your home or property and, in-turn, the
insurance company uses that information to determine how much to charge
you monthly or your premium.
To determine risk, the ISO looks
at various information to determine how risky your home or property is.
ISO looks at the likelihood of natural disasters that may occur in your
area such as earthquakes, tornados, flooding, and sinkholes. They may
also look at the characteristics of your home such as what year the home
was constructed, were any updates and renovations were ever completed,
does the home include fire alarms, are there deadbolts installed, and
does the home have an alarm system.
One of the last, but
certainly the biggest, is the services provided by your local
governments. They look at what building codes and standards are adopted
and enforced by the local government. They consider the condition of the
infrastructure such as the ability of the water lines in the area to
provide adequate water and pressure in the event of a fire. One of the
categories with the most points is the fire suppression category. In
this category, they consider many things, including the number of
firemen employed per citizen, the number and types of fire trucks,
location of fire stations in relation to your home, how much training is
provided, and back-up agreements. All of this information is aggregated
and used to determine how much risk there is that your home would be
damaged from any kind of disaster.
ISO comes to Elizabethton
every four years to evaluate our system to determine what our ISO rating
is. This year Elizabethton moved up from a Class 4 rating to a Class 3
rating, placing our fire department in the top 5 percent of all fire
departments in the United States for fire suppression. A Class 3 rating
reflects on the excellent job our fire fighters are doing as well as the
improvements to our water infrastructure to be able to provide the fire
department with water needed to put out fires. A savings on home
insurance via ISO is another way your city government is working to
create a better community to live in. Let’s talk about this!
Monday, May 18, 2015
Monday, May 11, 2015
Is Elizabethton Ready for a TIF?
The Progress Edition of the Elizabethton Star talked a lot about
development. Specifically, the concept of a TIF (Tax Increment
Financing) District was discussed. I’ve had a lot of questions about
what a TIF is, what it will cost, and how it can help Elizabethton. Just
to be clear with our geography here, city officials, economic
development officials, and some property owners have been in discussions
about making the area along Elk Avenue from Sycamore Shoals State Park
to Krystal’s and north to the Watauga River a TIF District.
First, let’s look at how a TIF works. TIFs are an incentive tool that the State of Tennessee allows local governments to utilize in order to help encourage and incentivize new development. Often times this tool is utilized in cases where the cost to develop are prohibitive because of contamination concerns, lack of roads, water, or sewer, or the cost to redevelop existing buildings is not profitable. Places like these are obvious problems for cities because they lower surrounding property values, encourage crime, and create an aesthetic eye sore on the community.
When a TIF is created, local governments continue to receive the same amount in property taxes that they collected before the TIF is created. Because the new district has been formed developers become interested in constructing new developments within the district. As the property value increases, the amount that the property owner would pay in property taxes will increase as well. What is unique to a TIF district is that the difference between the taxes paid before the TIF was created to what they what they would be during the TIF is set aside to help pay for improvements within the district.
Many TIFs in Tennessee last for 25 years and after the 25 year period all of the taxes (what the city and county were collecting before the TIF and the taxes being set aside during the TIF) are now turned back over to the city to use for general operations.
The benefit this could provide to Elizabethton is new development and re-development of the old North American land. An incentive program like this can be very attractive to developers both local and nationwide. TIFs can also be used in a variety of ways with liability falling to a developer or to a city or county.
Locally, the successes of TIFs have been proven. The new Bass Pro development is a TIF development. The Cabela's site in Bristol, Virgina is a TIF. Downtown Johnson City is redeveloping their downtown using a TIF program. It is a tool that has been proven in case study after case study. Is it time for Elizabethton to use it? Let’s talk about it!
First, let’s look at how a TIF works. TIFs are an incentive tool that the State of Tennessee allows local governments to utilize in order to help encourage and incentivize new development. Often times this tool is utilized in cases where the cost to develop are prohibitive because of contamination concerns, lack of roads, water, or sewer, or the cost to redevelop existing buildings is not profitable. Places like these are obvious problems for cities because they lower surrounding property values, encourage crime, and create an aesthetic eye sore on the community.
When a TIF is created, local governments continue to receive the same amount in property taxes that they collected before the TIF is created. Because the new district has been formed developers become interested in constructing new developments within the district. As the property value increases, the amount that the property owner would pay in property taxes will increase as well. What is unique to a TIF district is that the difference between the taxes paid before the TIF was created to what they what they would be during the TIF is set aside to help pay for improvements within the district.
Many TIFs in Tennessee last for 25 years and after the 25 year period all of the taxes (what the city and county were collecting before the TIF and the taxes being set aside during the TIF) are now turned back over to the city to use for general operations.
The benefit this could provide to Elizabethton is new development and re-development of the old North American land. An incentive program like this can be very attractive to developers both local and nationwide. TIFs can also be used in a variety of ways with liability falling to a developer or to a city or county.
Locally, the successes of TIFs have been proven. The new Bass Pro development is a TIF development. The Cabela's site in Bristol, Virgina is a TIF. Downtown Johnson City is redeveloping their downtown using a TIF program. It is a tool that has been proven in case study after case study. Is it time for Elizabethton to use it? Let’s talk about it!
Monday, May 4, 2015
Is Form-Based for Elizabethton?
One of the newest trends in Planning is a concept call form-based
zoning codes. Form-based zoning codes take our conventional concept of
zoning and reverse it. Instead of focusing on regulating the land use
(what is happening on the property) first, building type second, and
building aesthetics last, form-based codes are more concerned with
building aesthetics first, building type second, and land use last.
Form-based zoning codes are more commonly seen in places that have a 19th Century development pattern – a time before cars when everything had to be easily accessed by walking or bicycling. Downtowns are a great example of what a form-based code would produce from a commercial district. The focus is more on the look and patterning of the windows and doors rather than on the specific use of the building. It could be a retailer, an office, or an apartment building.
Modern form-based zoning codes are utilized in developments in which the developer desires a mix of various types of land uses, such as residential, retail, office, medical office, small production, and restaurants.
As I mentioned before, the actual use of the property is not of primary concern in a form-based code, but rather the appearance and location of the building on the property is of primary concern. This allows for the property owner to have greater freedom in determining what uses to utilize in a building.
Let’s look at a few examples of how this might work. In Elizabethton, if Walmart wanted to relocate to just on the edge of downtown they would be able to construct their typical Walmart layout with the big parking lot in the front with a huge building set far from the road. With a form-based zoning code, however, Walmart would be required to locate their entire business into what would appear as multiple different buildings matching a downtown window and door patterning. They would also be required to place their parking lot in the back of the building to help hide it from view.
In this example, the focus is not on the use of the Walmart, but more about ensuring that the Walmart building would blend in with the appearance of the existing neighborhood. Rather than the big front wall, Walmart would look like a two or three story downtown building with multiple entrances.
This is a new concept and has started to really take hold in many cities. Locally, Kingsport has implemented some form-based zoning codes in their downtown area. Is this concept something Elizabethton should consider? Let’s talk about it!
Form-based zoning codes are more commonly seen in places that have a 19th Century development pattern – a time before cars when everything had to be easily accessed by walking or bicycling. Downtowns are a great example of what a form-based code would produce from a commercial district. The focus is more on the look and patterning of the windows and doors rather than on the specific use of the building. It could be a retailer, an office, or an apartment building.
Modern form-based zoning codes are utilized in developments in which the developer desires a mix of various types of land uses, such as residential, retail, office, medical office, small production, and restaurants.
As I mentioned before, the actual use of the property is not of primary concern in a form-based code, but rather the appearance and location of the building on the property is of primary concern. This allows for the property owner to have greater freedom in determining what uses to utilize in a building.
Let’s look at a few examples of how this might work. In Elizabethton, if Walmart wanted to relocate to just on the edge of downtown they would be able to construct their typical Walmart layout with the big parking lot in the front with a huge building set far from the road. With a form-based zoning code, however, Walmart would be required to locate their entire business into what would appear as multiple different buildings matching a downtown window and door patterning. They would also be required to place their parking lot in the back of the building to help hide it from view.
In this example, the focus is not on the use of the Walmart, but more about ensuring that the Walmart building would blend in with the appearance of the existing neighborhood. Rather than the big front wall, Walmart would look like a two or three story downtown building with multiple entrances.
This is a new concept and has started to really take hold in many cities. Locally, Kingsport has implemented some form-based zoning codes in their downtown area. Is this concept something Elizabethton should consider? Let’s talk about it!
Monday, April 27, 2015
Not In My Backyard!!
When I first started my career in planning, I was naive (and in
many areas I still am) about the reality of the development process. I
am also a strong believer in making sure the public is aware of what is
going on in local government and gathering their input as part of the
process. While this is unique and powerful process, it also opens up the
door to restricting what may be in the best interest of the community.
An article published on in the April 2012 edition of Boston Magazine discusses the impact such a process can have on a city. In Boston, before any development is approved it must first go before a citizen advisory committee. This presents an opportunity for many of the anti-development citizens to come out in protest of the development stretching the approval process out for months and costing the business that much more to receive approval.
The article points out that a few citizens have the power to completely shutdown a development because there is some aspect of it that they do not like – whether location, aesthetics, or the development type. “This has to change. If it doesn't, Boston could lose its competitive edge." the author notes.
One of the reasons cited most often for opposing any development is fear of the unknown. What will this development look like in the end? Will the developers follow through on their promises? What will this development do to the surrounding businesses or neighborhood? We must work together with the developers to help calm the fears of those who are anti-development.
A question I often ask to gage if a project is good for our community is “If this development was near another business or if this development was next to another neighborhood would you be excited about it?” Often times stepping back from the issue and questioning if the development is in the best interest of our community is a much better approach than simply not doing to project. After all, we don’t want to turn down a positive development for our city and loose our “competitive edge” as the author was concerned for Boston.
Just as we as humans go through growing pains during our teenage years, so too do cities. We must realize that the pain will only be temporary and that, while not ideal for our individual situation, a development will help our community grow and become stronger. What else should we be doing to help calm concerns of new development? Let’s talk about it!
An article published on in the April 2012 edition of Boston Magazine discusses the impact such a process can have on a city. In Boston, before any development is approved it must first go before a citizen advisory committee. This presents an opportunity for many of the anti-development citizens to come out in protest of the development stretching the approval process out for months and costing the business that much more to receive approval.
The article points out that a few citizens have the power to completely shutdown a development because there is some aspect of it that they do not like – whether location, aesthetics, or the development type. “This has to change. If it doesn't, Boston could lose its competitive edge." the author notes.
One of the reasons cited most often for opposing any development is fear of the unknown. What will this development look like in the end? Will the developers follow through on their promises? What will this development do to the surrounding businesses or neighborhood? We must work together with the developers to help calm the fears of those who are anti-development.
A question I often ask to gage if a project is good for our community is “If this development was near another business or if this development was next to another neighborhood would you be excited about it?” Often times stepping back from the issue and questioning if the development is in the best interest of our community is a much better approach than simply not doing to project. After all, we don’t want to turn down a positive development for our city and loose our “competitive edge” as the author was concerned for Boston.
Just as we as humans go through growing pains during our teenage years, so too do cities. We must realize that the pain will only be temporary and that, while not ideal for our individual situation, a development will help our community grow and become stronger. What else should we be doing to help calm concerns of new development? Let’s talk about it!
Monday, April 13, 2015
What’s Elizabethton’s Community Brand?
Take a moment and think about what you’ve heard people say when
you mention you’re from Elizabethton. What is the picture visitors
describe to you when you say Elizabethton? Branding is not often a term
you hear in local government, but is a very powerful tool for private
sector businesses. Branding is not only about how a product or company
is perceived, but also about how that product or company delivers on
that perception. Local governments and community organizations are
noticing the power of branding and over the last eight years, we are
starting to see communities become brands.
To give you a better idea of what I’m talking about, what cities come to mind when I say Country Music Capital or Wine Capital of America? You think of very specific Nashville and Napa Valley and probably without even naming the state. Locally, Bristol has built its brand around NASCAR and for good reason it’s the home of the Bristol Motor Speedway!
Community branding answers questions like what sets us apart from other communities in the region, what do we have to offer that people can’t get or do closer to where they live, what strengths do we offer others in the region? These answers become the basis for our community brand.
Community brands provide many benefits to a community. A brand serves to help unite various organizations and helps everyone move in the same direction. These organizations can be formal such as the Chamber of Commerce, City Council, or the County Commission or more informal such as the Rotary Club, Kiwanis Club, or the Downtown Business Association. Imagine if you had four horses pulling a carriage and all four wanted to go in different directions – we would be getting nowhere fast! A community brand helps unite these organizations encouraging everyone to pull in the same direction.
Community branding also answers questions like why should anyone move here and why should people visit us. The answer to these questions are the reason businesses will want to move here, tourists will want to visit here, and people will want to move here.
Whether positive or negative, whether it’s advertised or not, every community has a community brand. So, what is our community brand? What comes to people’s minds when you say Elizabethton? If it is positive, how can we let the world know what it is? If it is negative, what do we need to do to change it? Let’s talk about it!
To give you a better idea of what I’m talking about, what cities come to mind when I say Country Music Capital or Wine Capital of America? You think of very specific Nashville and Napa Valley and probably without even naming the state. Locally, Bristol has built its brand around NASCAR and for good reason it’s the home of the Bristol Motor Speedway!
Community branding answers questions like what sets us apart from other communities in the region, what do we have to offer that people can’t get or do closer to where they live, what strengths do we offer others in the region? These answers become the basis for our community brand.
Community brands provide many benefits to a community. A brand serves to help unite various organizations and helps everyone move in the same direction. These organizations can be formal such as the Chamber of Commerce, City Council, or the County Commission or more informal such as the Rotary Club, Kiwanis Club, or the Downtown Business Association. Imagine if you had four horses pulling a carriage and all four wanted to go in different directions – we would be getting nowhere fast! A community brand helps unite these organizations encouraging everyone to pull in the same direction.
Community branding also answers questions like why should anyone move here and why should people visit us. The answer to these questions are the reason businesses will want to move here, tourists will want to visit here, and people will want to move here.
Whether positive or negative, whether it’s advertised or not, every community has a community brand. So, what is our community brand? What comes to people’s minds when you say Elizabethton? If it is positive, how can we let the world know what it is? If it is negative, what do we need to do to change it? Let’s talk about it!
Monday, April 6, 2015
Making Elizabethton Business Friendly
Many times in my position I am asked about creating a “business
friendly” community, but I often question what this means. Franklin,
Tennessee, for example, has very strict sign, aesthetic, and development
regulations, yet businesses flock to this smaller city. Greeneville,
Tennessee, on the other hand, has very liberal development regulations
allowing for a wide variety of land uses and lot locations, yet this
community has many vacant buildings.
The Beacon Center (a nonprofit, nonpartisan, and independent organization dedicated empirical research and timely free market solutions to public policy issues in Tennessee) annually ranks the top 50 most populous Tennessee cities by business friendliness. In their 2013 analysis, they measure community allure, business tax burden, and economic vitality in order to determine which community is more friendly to business. In this ranking, Elizabethton has ranked 35th most business friendly city in the state just under Kingsport at 34th and above Bristol at 37th. Not too bad considering we rank 39th largest city in Tennessee by population.
The National League of Cities (a national organization working with city leaders to build better communities) has also made suggestions on what makes a community business friendly. This organization suggests creating space for innovation, having regulations that make sense, and proactively engaging the business community creates a business friendly community. Unlike the Beacon Center ranking, these suggestions are more actions rather than measures.
In my opinion, a business friendly community is more about cultivating a pro-active, positive business environment rather than measuring specific outcomes and implementing specific programs. Yes, these programs are sure to help the business environment and, yes, the measures use in the Beacon Center’s analysis are certainly helpful in determining the return on investment into business programs, but we must look at the larger picture to determine our business friendliness.
It would be ideal if our local governments could implement a few programs, cut some taxes, and BAM! our community would be “business friendly.” Unfortunately, this is not the case. Our local governments must work together to create business friendly tax, development, and regulatory policies and programs. Our citizens must work to educate and train themselves so that we have a workforce capable of meeting the technical and knowledge driven demands of today’s business environment. Our customers must support local businesses and our local economy to encourage others to start and move businesses here. Our businesses must work to invest in their business, buildings, and local community. And all of us must work to create a positive image of Elizabethton that will make others want to come here.
It takes everyone to create a business friendly community. No one element can do it alone. So how can we all take the first step together? Let’s talk about it!
The Beacon Center (a nonprofit, nonpartisan, and independent organization dedicated empirical research and timely free market solutions to public policy issues in Tennessee) annually ranks the top 50 most populous Tennessee cities by business friendliness. In their 2013 analysis, they measure community allure, business tax burden, and economic vitality in order to determine which community is more friendly to business. In this ranking, Elizabethton has ranked 35th most business friendly city in the state just under Kingsport at 34th and above Bristol at 37th. Not too bad considering we rank 39th largest city in Tennessee by population.
The National League of Cities (a national organization working with city leaders to build better communities) has also made suggestions on what makes a community business friendly. This organization suggests creating space for innovation, having regulations that make sense, and proactively engaging the business community creates a business friendly community. Unlike the Beacon Center ranking, these suggestions are more actions rather than measures.
In my opinion, a business friendly community is more about cultivating a pro-active, positive business environment rather than measuring specific outcomes and implementing specific programs. Yes, these programs are sure to help the business environment and, yes, the measures use in the Beacon Center’s analysis are certainly helpful in determining the return on investment into business programs, but we must look at the larger picture to determine our business friendliness.
It would be ideal if our local governments could implement a few programs, cut some taxes, and BAM! our community would be “business friendly.” Unfortunately, this is not the case. Our local governments must work together to create business friendly tax, development, and regulatory policies and programs. Our citizens must work to educate and train themselves so that we have a workforce capable of meeting the technical and knowledge driven demands of today’s business environment. Our customers must support local businesses and our local economy to encourage others to start and move businesses here. Our businesses must work to invest in their business, buildings, and local community. And all of us must work to create a positive image of Elizabethton that will make others want to come here.
It takes everyone to create a business friendly community. No one element can do it alone. So how can we all take the first step together? Let’s talk about it!
Subscribe to:
Posts (Atom)