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HomeMy WebLinkAbout2015-03-10 PACKET 05.A.01.City of Cottage Grove Minnesota To: Economic Development Authority Members From: Danette Parr, Economic Development Director Robin Roland, Finance Director Ryan Schroeder, City Administrator Date: March 5, 2015 Subject: Tax Increment Financing This agenda item is for informational purposes and to assure that all EDA members have a basic understanding of what Tax Increment Financing (TIF) is and why we utilize it as an economic development tool. Some of the most commonly asked questions about TIF include the following: What is TIF? Tax increment financing (TIF) uses the increased property taxes that a new development generates to finance costs of the development. In Minnesota, TIF is used for two basic purposes:  To induce or cause a development or redevelopment that otherwise would not occur and to entice a developer to build an office building, retail, industrial, or housing development that otherwise would not be constructed. To do so, the increased property taxes are used to pay for costs (e.g., land acquisition or site preparation) that the developer would normally pay.  To finance public infrastructure (streets, sewer, water, or parking facilities) that are related to the development. In some cases, the developer would be required to pay for this infrastructure through special assessments or other charges. In other cases, all taxpayers would pay through general city taxes. How does TIF Work? When a new TIF district is created, the county auditor certifies (1) the current net tax capacity (i.e., property tax base) of the TIF district and (2) the local property tax rates. As the net tax capacity of the district increases, the property taxes (i.e., the “tax increment”) paid by this increase in value is dedicated and paid to the development authority. The tax increment is limited to the tax derived from the certified tax rate. Increases in value that generate increment may be caused by construction of the development or by general inflation in property values. The authority uses the increment to pay qualifying costs (e.g. land acquisition, site preparation, and public infrastructure) that it has incurred for the TIF project. The graphic on the following page illustrates how a sample TIF District would generate value over the course of 23 years: 1 March 5, 2015 EDA Memo Tax Increment Financing (The above illustration does not take into account TIF generation that is unable to be captured due to unrelated factors, such as fiscal disparities, etc) How is TIF used to pay “upfront” development costs? There is a mismatch between when most TIF costs must be paid—at the beginning of a development—and when increments are received—after the development is built and begins paying higher property taxes. Three basic financing techniques are used to finance these upfront costs:  Bonds. The authority or municipality (city or county) may issue its bonds to pay these upfront costs and use increment to pay the bonds back. Often, extra bonds are issued to pay interest on the bonds (“capitalizing” interest) until increments begin to be received.  Interfund loans. In some cases, the authority or city may advance money from its own funds (e.g., a development fund or sewer and water fund) and use the increments to reimburse the fund.  Pay-as-you-go financing. The developer may pay the costs with its own funds. The increments, then, are used to reimburse the developer for these costs. This type of developer financing is often called “pay-as-you-go” or “pay-go” financing. March 5, 2015 EDA Memo Tax Increment Financing What governmental units can use TIF? Minnesota authorizes development authorities to use TIF. These authorities are primarily housing and redevelopment authorities (HRAs), economic development authorities (EDAs), port authorities, and cities. TIF uses the property taxes imposed by all types of local governments. But the school district and county, the two other major entities imposing property taxes, are generally limited to providing comments to the development authority and city on proposed uses of TIF. The state-imposed tax on commercial-industrial and seasonal- recreational properties is not captured by TIF. What is the “But-For Test”? Before the authority may create a TIF district, it must make “but-for” findings that (1) the development would not occur without TIF assistance and (2) that the market value of the TIF development will be higher (after subtracting the value of the TIF assistance) than what would occur on the site, if TIF were not used. What types of TIF Districts may be created? Minnesota allows several different types of TIF districts. The legal restrictions on how long increments may be collected, the sites that qualify, and the purposes for which increments may be used vary with the type of district. Currently, the below listed maximum durations apply to each of the designated types of uses: District Type Use of Increment Maximum Duration Redevelopment Redevelop blighted areas 25 years Renewal and Renovation Redevelop areas with obsolete 15 years uses, not meeting blight test Economic Development Encourage manufacturing and 8 years other industries Housing Assist low and moderate income 25 years housing Soils Clean up contaminated sites 20 years Compact Development Redevelop commercial areas 25 years with more dense development Cottage Grove TIF Districts TIF has been instrumental in encouraging development in a variety of land uses throughout the City of Cottage Grove (TIF map attached). Historically, early TIF Districts in the City were part of larger geographic areas. However, due to changes in the economy that changed the size of the potential increment that could be generated and the need to streamline the timing of the process, the City has alternatively created TIF District boundaries based on specific individual development sites. In addition, it’s also noteworthy that the value of all Cottage Grove TIF Districts compared to Total Tax Base (TCV) in 2013 was 3%. Coincidentally, this has remained consistent with ten years prior (2004) when the total TIF to TCV ratio was at 3%. March 5, 2015 EDA Memo Tax Increment Financing Currently, the City has three active TIF Districts:  1-8: The Cottages A Housing District started in 1992 and will expire in December of 2019.   1-12: The Gateway A Redevelopment District that was started in 2002 and will expire in 2028.  This District includes Home Depot/Grove Plaza and surrounding businesses as well as the Norris Square/Norris Marketplace project. Bonds outstanding on the 1-12 District total $2.6 million and run through 2021. Unless there is a change to TIF law (similar to the Jobs legislation of 2010) or special legislation, there is no funding capacity in this district to pursue “new” development opportunities.  1-14: Werner Electric An Economic Development District that was started in 2008 and will expire  in 2016. District 1-14 was created for the purpose of reimbursing revenues to the EDA/City for prior expenditures (write down of land price and infrastructure improvements). With the recent improvements in the economy and a renewed interest in development, it’s anticipated that the EDA will likely be considering a number of additional TIF Districts in Cottage Grove.