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The Public Approval Process: There is a lengthy public review process that includes a series of tests and public hearings that must be performed prior to the establishment of a TIF district. One of the most controversial parts of that review relates to the "but for" test. Before a city can certify a tax increment financing district, it must make a finding that "but for" public intervention and subsidy, the development would not have occurred. Deteruune project feasibility "'N eed "'Economic benefits "'Financial feasibility "'A<ea eligibility "'Public-Privat~ partnerships Create plan "'Determine geographical boundaries "'Fincling of blight or significant econoill1c benefit '/Estimate project timeline and project costs VEstablish tax base, revenue i.ncreIl1ent, and debt financing polices '/Include special features v'Establish evaluation requlre111ents.and tenninatio date Nlanage construction process "'0 btain land '/Prepare site .../ C()I1structlon v'Post-construction The TIF Process 111anagenlent I Mal'1age. project finances v'Issue debt instruments '" Establish tax base and tax I Conduct public disclosure '/Public hearings v'}11volve a Efected districts ra res ,I' Authorize receipt ,me! distributi.on of tax .increl'llents ........Generate tax l11crelnent to rneet debt<seiTice payu1ents I V Get political and legal approvals ./Draft ne\V .ordin<lnces ,I'D raft public-private sector agreelnents >>.. . I Dissolye tax increment district "'Evaluate project "'Total assessed value, ba $e and .1ncrenlental, 110\\' belong to ovedappll1g goverlunents Tax Increment Needed to Encourage Reinvestment in Developed Cities - Even though Roseville is a first ring suburb, it has been able to effectively compete with newer suburbs with vacant land through the use of tax increment financing. Since Roseville is 98% developed there is a need to continuously encourage reinvestment in older areas that developed in the 1950-60's in both industrial areas and in the older housing areas. The costs of redevelopment include high land purchase prices, demolition of existing buildings, hazardous waste clean-up, relocation and new infrastructure. These added costs of development put Roseville at a competitive disadvantage. Without the use of TIF, development would continue to sprawl to less costly greenfields to the north. In order to continue to compete with the outer tier 3