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will be need a to address issues such as relocation or abandonment of publicly <br />owned utilities, easements, right of way, etc. <br /> <br />"But For" analysis. State law requires an analysis to determine that the <br />project would not proceed "but for" the assistance being provided through tax <br />increment assistance. This is basically the basis for the tax increment <br />negotiation. The issues that need to be resolved include the level of <br />assistance provided, timing and form of the assistance. These discussions are <br />part of the financial feasibility analysis. <br /> <br />eo <br /> <br />Environmental review. The City and developer should identify the need for <br />any environmental review, which may be prompted by the proposed <br />development. <br /> <br />f. Land use review process. The type of process to be used for land use <br /> approvals and estimated time frames need to be identified. <br /> <br />go <br /> <br />Preparation of final development agreement. The negotiation of the final <br />development agreement typically takes at least 90 days once the major issues <br />identified above have been addressed. <br /> <br />The HRA will review both the final development agreement and the refined site plan as part <br />of this process. In order to prepare the refined site plan, Ehlers recommends that the <br />developer conduct a community open house prior to submitting a refined site plan for review <br />with the final development agreement. <br /> <br />The significance of the final development agreement is that it commits both the City and the <br />Developer to a course of action based on conditions set within the agreement. These <br />commitments typically include providing financial assistance upon completion of the <br />project, assistance with land assembly if necessary and similar actions. To qualify for the <br />assistance the Developer must meet conditions including securing land use and other <br />regulatory approvals and obtaining financing commitments. <br /> <br />Concurrent with the development agreement process the City should initiate the <br />establishment of a Redevelopment Tax Increment District. This process includes evaluation <br />of the qualifications for establishing a district according to State Statutes including <br />inspections of properties that may be included within the district. Prior to beginning <br />inspections a letter to property owners would be provided explaining the purpose of the <br />inspections. <br /> <br />S:\Downtown Revitalization\Mernos\Predevelopment8.22.02 <br /> <br /> <br />