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The Public Approval Process; There is a lengthy public review process that includes <br />a series of tests and public hearings that must be performed prior to the establishment <br />of a TI F district. One of the most controversial parts of that review relates to the "but <br />for" test. Before a city can certify a tax incrementfinancing district, it must make a <br />finding that "butfor" public intervention and subsidy, the developmentwould not have <br />occu rred . <br />� ����t ��rsrla�mc�h ��n <br />�j�r-�rir_in �rx�rr�yil�irrl <br />I7¢'.I � j��l j ji S <br />�ryM�d� �� ��ST �f �� 1 l� 1-={}��$ 8i <br />S�IbF�CIdIT{��L7r,YLIS �lJYlli� <br />�Lir�netr projrat hnxiiLx <br />� <br />f�ia�l F'd�D�1 {s54Ti , I <br />i�[�ee ne�[L� ki deb��tLL �rrc�g <br />Determine �tf� � <br />�srnjr r� ✓ [ut�u.s�r 1�F`�L �{-IL745«•� ' <br />r�z■Cl,�;t;�Y �Eseti6i�� f*rfv�d4u xi,�n.y� w,.f�natii�ion <br />f�� m��bcrmtrnf er,d t•�*tirw�iry pta�r■ <br />✓Econonuc rinrr �C�Ixauti lycid <br />��eixe�ts � ✓���rt iif# <br />�="�ic.ia1si:J � �� <br />=L'N"rllLll l <br />✓ �tea eligibilitt' <br />✓PxiUlic-Pxicate <br />�w�r.nrrF:�u��� <br />1 <br />■ <br />1 <br />� <br />�AFfNF� <br />k <br />_... � <br />� � <br />� • <br />� � 1 <br />T�7'lhi7 FF�k7TQ�j ' <br />�� �r�rli�c �u}�li� di*r.ln�urc <br />��lilir I���,r�i�� <br />+f �i74��s+t sr�#,yrii rli�ic�rSa <br />{�Rt pnliti�d �nd ktd r�rrpnu'►iLi <br />�17ra!! �uY4' Ui�ullil�Cti <br />��to{� �h�[-kant�� Sector <br />�g�rrmevrte <br />O u�! ruslui i 7 <br />� �dT-�SuSSiL;t � W i7 <br />rnri��srs�sr� <br />MF'nF� p74j�et 6,..YtStF <br />�i�nY rlrF�k ua�lc'�odfi4Li <br />}E�kM�l7h �I�G ��f aoi� Fi�, <br />rnl�� <br />�,�W,hous� �Ct�[ q8d <br />rl;.Li��r� �1 1aY i�+r�•�,,�,us <br />� Cal�rrr�le !aY �il£i�'iTLlflS SO <br />��atrtl rIrI�L �oi'iCt EiitilQilMf <br />'+r ,�`.�` <br />'�. �i � ! <br />� <br />■ <br />17w�nMrc iz; <br />Inr.rrm�nL <br />d'u iri rt <br />�F.ralaiaLc <br />P""�d <br />�TuLvi 1s3ef5�� <br />;al�r. Ltiic �,icl <br />iiicrexnexital, tlow <br />�t1011� to <br />o� cil�ppiii�, <br />�a� ernments <br />Taxlncrement Needed to Encourage Reinvestmentin Developed Cities- Even <br />though Roseville is a first ring suburb, it has been able to effectively compete with <br />newer suburbs with vacant land through the use of tax increment financing. Since <br />Roseville is 98% developed there is a need to continuously encourage reinvestment in <br />older areas that developed in the 1950-60's in both industrial areas and in the older <br />housing areas. The costs of redevelopment include high land purchase prices, <br />demolition of existing buildings, hazardouswaste clean-up, relocation and new <br />infrastructure. These added costs of development put Roseville at a competitive <br />disadvantage. �thout the use of TIF, developmentwould continue to sprawl to less <br />costly greenfields to the north. I n order to continue to compete with the outer tier <br />3 <br />