Ehlers

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Ehlers Associates is proud to celebrate our
first 50 years 50 years of helping our clients
build better communities. 10 Steps to
Successful TIF Redevelopment Presented
by Beth Ruyle Jim Prosser
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Redevelopment Challenge

• Transforming a tax increment district into a
  successful redevelopment without clear goals and
  an established process is like trying to build a
  house without a blueprint while blindfolded.

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1. Establish Clear Goals

• Goals should answer why redevelop?
• Tie goals to community needs (remove blight,
  support adjacent residential neighborhoods,
  increase sales tax)
• Goal must be endorsed by elected body
• Refine goals as needed

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2. Establish Clear Process

• Process needs to include meaningful public
  involvement from beginning to completion
• Should accommodate bite size chunk decisions
• Forecast key decisions and information needs for
  decisions

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3. Develop Communication Plan

• Prepare plan to provide information to public
  prior to key feedback points
• Identify target audiences
• Provide clear, direct messages
• Dont hide anything balance
• Encourage and recycle feedback
• Formalize plan including elected official
  approval

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4. Identify Target Development Area and Uses

• Focus efforts on areas most likely to achieve
  goals
• Plan on phasing effort
• Give yourself flexibility
• Determine what type of development best suits
  goals
• Avoid being too restrictive early in process
• Learn from other successful efforts

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5. Assess Financial Feasibility

• Sources
• Developer land payment
• Grants
• TIF
• Business Development District (sales tax)
• Other municipal revenue

• Uses
• Land costs
• Relocation
• Demolition
• Public improvements
• Site/soils/cleanup

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6. Select a Developer Not a Development

• Avoid seduction by pretty pictures
• Redevelopment is relationship not transaction
  based
• Understand qualities of successful developers
• Ability to get project financed
• Design creativity and flexibility
• People skills
• Market savvy

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7. Seek Market Feedback Early

• Look at success stories
• Meet with successful developers and review site
• Review market data
• Consider market analysis

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8. Stay Disciplined

• Meet with other governments early, listen and
  respond
• Keep your promises
• Meet regularly with clear work assignments
• Implement communication plan
• Check in with elected officials at key stages
• Be open to feedback

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9. Embrace Controversy

• Redevelopment is always controversial
• Communicate issues underlying controversy
• Invite those with concerns
• Understand points of concern prior to responding

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10. Define Clear Roles

• Elected officials
• Champions of goals (purpose) and process
• Avoid staking out positions until information is
  complete
• Staff/consultants Implement process, provide
  unvarnished analysis
• Public - Stay involved and provide clear
  feedback

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11. Celebrate Success