HomeMy WebLinkAbout4E, Approval of Special Legislation Re Tax Increment Financing
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_rimES
Request for Council Action
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Prepared By: Ron Moorse, City Administrator
Council Meeting Date: November 24, 2008
Approval of Special Legislation Regarding Tax Increment Financing to Facilitate
the Development of the TCAAP Property
Budgeted Amount:
Actual Amount:
Funding Source:
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Supporting Documents:
1. See the attached memo from Ron Moorse dated November 24, 2008
2. Outline of Special Legislation for TeMP Project dated November 24, 2008
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MEMORANDUM
DATE:
November 24, 2008
SUBJECT:
Mayor and City Council r ~
Ron Moorse, City Administrato:tl 1
Special Legislation Regarding Tax Increment Financing to Facilitate the
Redevelopment of the TCAAP Property
TO:
FROM:
Backerollnd
The State Statutes regarding tax increment financing create several difficulties for the use of tax
increment financing in large-scale, multi-phase redevelopment efforts, such as TCAAP. Council
has reviewed and discussed proposed special legislation that would resolve these difficulties for
the.TCAAP redevelopment. An outline of the proposed special legislation is attached for
Council approval '
Council Action ReQuested
Motion to approve the attached outline of the proposed special legislation related to the use of
tax increment financing for the TCAAP redevelopment.
\ \Metro,; inet\ardenhills\Admin \City Administrator\General documents\RCA's\agenda Memo _ special legislation 11-24-08 .doc
OlJtLINE OF SPECIAL TIF LEGISLATION
FOR TeAAP PROJECT
CITY OF ARDEN HILLS
November 24, 2008
The Problem.
Minnesota Statutes, Sections 469.174 to 469 .1799 (the "TIP Act") creates several
difficulties for the use of tax increment financing in large-scale, multi-phase
redevelopment efforts. The problems are exacerbated in the case of TCAAP, for these
reasons:
. Based on preliminary analysis by a consulting architect, the TCAAP Site easily
qualifies as a redevelopment district, but a detailed study of approximately 160
abandoned structures would require a significant uI1hecessary expenditure.
. While the TCAAP Site qualifies as a redevelopment district, the 5-year rule and
26-year duration do not match up with a development schedule that will likely
extend for more than a decade.
. If smaller, separate TIP districts were created, pooling rules prevent the financing
of project-wide infrastructure, which may be located outside the boundaries of
individual TIF districts.
. The redevelopment requires large initial investment (demolition, infrastructure,
grading, clean-up), followed by a slow and uncertain build-out, which hinders the
city's ability to determine when the first significant increment will be received,
and creates the possibility that 26 years of increment will include, many partial
years, substantially reducing the overall tax increment revenues.
The Proposed Solution.
Under proposed special legislation, the City of Arden Hills would be authoriz~d to
establish a tax increment district under these general principals:
1. The City is authorized to establish the TCAAP Site (legally defined in the
legislation) as a redevelopment tax increment district, subject to the 'rules
described below. The TCAAP Site is deemed to meet the criteria for
redevelopment districts under Minnesota Statutes, Section 469.174, subd. 1 O( a).
2. The five-year rule under Section 469.1763, subd. 3, regarding the reimbursement
of eligible project costs, is extended to ten yeats.
3. The City may collect increment for a period of 30 years after first 'receipt of
increment (extending the duration under general law from 26 to 31 years).
4. The City may delay first receipt of increment under Section 469.1 75, subdivision
l(b) for up to six years (rather than four under general law), and the City may
designate the year of first receipt at any time during that period by timely notice
to the county auditor (rather than being required to state the designated year in the
TIF Plan).
5. The TIF district is otherwise subject to the general rules for redevelopment
districts under the TIF Act.
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