This document summarizes a presentation on economic development building blocks and facilitating deals. The presentation covered topics such as economic development program elements, incentives and financing tools, and closing development projects. It provided an overview of tax increment financing, revolving loan funds, and other funding mechanisms available to municipalities. The development process and roles of public and private sector players in projects were also examined.
An efficient allocation of resources that adequately accounts for natural capital. Traditional economics (including environmental economics - defined as the application of traditional economics to environmental problems) has focused on a third of these problems (efficient allocation) and therefore has not fully addressed the issue of sustainable development.
GEOGRAPHY IGCSE: WEATHER MEASUREMENTS. It contains: difference between weather and climate, measuring the weather, what do we measure, temperature, precipitation, wind direction, Beaufort scale, cloud cover, air pressure, glossary.
Public Funding-Current Trends & Successful StrategiesVierbicher
Trends in public funding will be discussed including an update on available public grant and loan programs, including new programs and opportunities. Discussion will also focus on what communities should do to enhance their chance to obtain funding. Examples of projects will be reviewed to illustrate how municipalities are using public programs to fund projects.
Public Funding Current Trends & Successful StrategiesVierbicher
Trends in public funding will be discussed including an update on available public grant and loan programs, including new programs and opportunities. Discussion will also focus on what communities should do to enhance their chance to obtain funding. Examples of projects will be reviewed to illustrate how municipalities are using public programs to fund projects.
Using TIF to Promote Healthy CommunitiesVierbicher
This presentation provides a history of tax incremental financing in Wisconsin, trends in its use, recent changes and best practices in using TIF to promote development that can lead to healthier communities.
This presentation provides a history of tax incremental financing in Wisconsin, trends in its use, recent changes and best practices in using TIF for community development.
Intergovernmental Cooperation for the Delivery of ServicesVierbicher
This presentation served as the introduction to a 3 hour workshop on Intergovernmental Cooperation for the League of Wisconsin Municipalities. Local leaders from around the state attended the workshop and learned about 4 key elements to successful intergovernmental cooperation: Leadership, Analysis, Negotiation and Implementation. Other presentations from this workshop may be found here: http://www.localgovinstitute.org/content/intergovernmental-cooperation-workshop
Local Government Collaboration Case StudiesVierbicher
This presentation provides an overview of the work of the Local Government Institute, lessons learned from recent studies, factors for success in intergovernmental cooperation for service delivery and a review of some case studies.
Due to changing demographics and market conditions, affordable and senior housing projects are becoming more prevalent in discussions about housing types within a community. These projects often provide unique opportunities for revitalization and strategic partnerships. There are an array of incentives available to promote this type of housing. This presentation will explain why we are seeing changes in this particular housing market and what communities can do to create strategies for successful development projects that can help achieve multiple community development objectives.
Planning & Urban Design Principles for Non-PlannersVierbicher
Much of the development that has occurred in Wisconsin and around the nation over the past 60 years has created a feeling of sameness from community to community. Our development pattern has separated uses from one another and catered to cars at the expense of pedestrians, bicyclists, and transit. The New Urbanism promotes the creation and restoration of diverse, walkable, compact, vibrant mixed-use communities built with integrated housing, employment, shops, and schools. It is a revival of the lost art of "placemaking" to raise our quality of life and standard of living by creating neighborhoods, not just subdivisions, and building main streets, not just shopping malls.
The New Urbanism: Design Principles for Vibrant CommunitiesVierbicher
Much of the development that has occurred in Wisconsin and around the nation over the past 60 years has created a feeling of sameness from community to community. Our development pattern has separated uses from one another and catered to cars at the expense of pedestrians, bicyclists, and transit. The New Urbanism promotes the creation and restoration of diverse, walkable, compact, vibrant mixed-use communities built with integrated housing, employment, shops, and schools. It is a revival of the lost art of "placemaking" to raise our quality of life and standard of living by creating neighborhoods, not just subdivisions, and building main streets, not just shopping malls.
Downtown & Infill Tax Increment Districts: Strategies for SuccessVierbicher
Tax Increment Financing (TIF) is the #1 local funding source for revitalization of downtowns and urban areas. Such areas face far different challenges than industrial parks or mixed-use neighborhoods when it comes to formulation and implementation of TIF plans. When used successfully in urban areas and downtowns, TIF can not only grow jobs and property tax base, but also serve as a tool for remediating environmental contamination, integrating green design into infrastructure and the built environment, reestablishing a community’s commercial core, improving bikeability, and retrofitting a suburban-style development pattern into walkable urban streets.
How to successfully utilize Tax Increment Financing (TIF) on downtown and infill real estate development projects. Presentation made by Ben Zellers to the American Planning Association Wisconsin conference in June 2014.
An efficient allocation of resources that adequately accounts for natural capital. Traditional economics (including environmental economics - defined as the application of traditional economics to environmental problems) has focused on a third of these problems (efficient allocation) and therefore has not fully addressed the issue of sustainable development.
GEOGRAPHY IGCSE: WEATHER MEASUREMENTS. It contains: difference between weather and climate, measuring the weather, what do we measure, temperature, precipitation, wind direction, Beaufort scale, cloud cover, air pressure, glossary.
Public Funding-Current Trends & Successful StrategiesVierbicher
Trends in public funding will be discussed including an update on available public grant and loan programs, including new programs and opportunities. Discussion will also focus on what communities should do to enhance their chance to obtain funding. Examples of projects will be reviewed to illustrate how municipalities are using public programs to fund projects.
Public Funding Current Trends & Successful StrategiesVierbicher
Trends in public funding will be discussed including an update on available public grant and loan programs, including new programs and opportunities. Discussion will also focus on what communities should do to enhance their chance to obtain funding. Examples of projects will be reviewed to illustrate how municipalities are using public programs to fund projects.
Using TIF to Promote Healthy CommunitiesVierbicher
This presentation provides a history of tax incremental financing in Wisconsin, trends in its use, recent changes and best practices in using TIF to promote development that can lead to healthier communities.
This presentation provides a history of tax incremental financing in Wisconsin, trends in its use, recent changes and best practices in using TIF for community development.
Intergovernmental Cooperation for the Delivery of ServicesVierbicher
This presentation served as the introduction to a 3 hour workshop on Intergovernmental Cooperation for the League of Wisconsin Municipalities. Local leaders from around the state attended the workshop and learned about 4 key elements to successful intergovernmental cooperation: Leadership, Analysis, Negotiation and Implementation. Other presentations from this workshop may be found here: http://www.localgovinstitute.org/content/intergovernmental-cooperation-workshop
Local Government Collaboration Case StudiesVierbicher
This presentation provides an overview of the work of the Local Government Institute, lessons learned from recent studies, factors for success in intergovernmental cooperation for service delivery and a review of some case studies.
Due to changing demographics and market conditions, affordable and senior housing projects are becoming more prevalent in discussions about housing types within a community. These projects often provide unique opportunities for revitalization and strategic partnerships. There are an array of incentives available to promote this type of housing. This presentation will explain why we are seeing changes in this particular housing market and what communities can do to create strategies for successful development projects that can help achieve multiple community development objectives.
Planning & Urban Design Principles for Non-PlannersVierbicher
Much of the development that has occurred in Wisconsin and around the nation over the past 60 years has created a feeling of sameness from community to community. Our development pattern has separated uses from one another and catered to cars at the expense of pedestrians, bicyclists, and transit. The New Urbanism promotes the creation and restoration of diverse, walkable, compact, vibrant mixed-use communities built with integrated housing, employment, shops, and schools. It is a revival of the lost art of "placemaking" to raise our quality of life and standard of living by creating neighborhoods, not just subdivisions, and building main streets, not just shopping malls.
The New Urbanism: Design Principles for Vibrant CommunitiesVierbicher
Much of the development that has occurred in Wisconsin and around the nation over the past 60 years has created a feeling of sameness from community to community. Our development pattern has separated uses from one another and catered to cars at the expense of pedestrians, bicyclists, and transit. The New Urbanism promotes the creation and restoration of diverse, walkable, compact, vibrant mixed-use communities built with integrated housing, employment, shops, and schools. It is a revival of the lost art of "placemaking" to raise our quality of life and standard of living by creating neighborhoods, not just subdivisions, and building main streets, not just shopping malls.
Downtown & Infill Tax Increment Districts: Strategies for SuccessVierbicher
Tax Increment Financing (TIF) is the #1 local funding source for revitalization of downtowns and urban areas. Such areas face far different challenges than industrial parks or mixed-use neighborhoods when it comes to formulation and implementation of TIF plans. When used successfully in urban areas and downtowns, TIF can not only grow jobs and property tax base, but also serve as a tool for remediating environmental contamination, integrating green design into infrastructure and the built environment, reestablishing a community’s commercial core, improving bikeability, and retrofitting a suburban-style development pattern into walkable urban streets.
How to successfully utilize Tax Increment Financing (TIF) on downtown and infill real estate development projects. Presentation made by Ben Zellers to the American Planning Association Wisconsin conference in June 2014.
TIF-102 Development Incentives vs. Community GoalsVierbicher
This presentation provides the history and basics of tax incremental financing in Wisconsin, TIF as part of Greater Economic Development Efforts, Assistance Packages, Evaluation fo TIF Assistance, Case Studies, Important Considerations when reviewing Municipal Funding Assistance Requests and Best Practices.
The basics of development financing for real estate development and businesses, from how banks make loan decisions to how SBA and other programs work to help create and retain jobs. Presented at the 2016 Ohio Basic Economic Development Course.
This presentation and accompanying guidebook helped Community Development Corporations understand the options for structuring joint ventures with private real estate developers.
TIF Making The Best Economic Development Decisions For Your CommunityVierbicher
This presentation provides a history and basics of tax incremental financing in Wisconsin,Greater Economic Development Efforts, Assistance Packages, TIF Assistance Request, Case Study, Important Considerations, Municipal Funding Assistance and Best Practices.
PowerPoint presentation given to downtown stakeholders at the first Downtown Nanticoke Alliance community forum.
Outlines the DNA Main Street economic development program initiative for downtown Nanticoke, PA.
Location: The Samantha Mill House, Nanticoke, PA.
Presented by: Frank L. Knorek Jr.
Date: 09/09/2010
Unlocking the Development Finance ToolboxRPO America
During the 2019 National Regional Transportation Conference and National CEDS Forum (June 2019, Columbus, OH), Tim Fisher shared an overview of tools used in development finance for transportation and many other types of projects.
How do you make sure your EDA project is both competitive and technically accurate? What makes a strong project versus a weak one, and what about the ones when the scope just doesn’t tell the story? Staff from the EDA Austin Regional office will discuss how they review project applications and what can make or break a project.
Loan Fund Program Informational Meetingtiffanycfslc
Loan Program Informational Meeting that describes the process for moving forward with the introduction of available capital for entrepreneurs that would augment traditional financing streams.
Social Enterprise Presentation 1-31-19 final SMALL.pdfAliZainParhar
Social Enterprise Presentation
Outline
• Social Enterprises
• Venture Development Toolkit
• Impact Investment
• Social Return on Investment (SROI)
• Social Value Creation – Rethink Problem/Solution
John Glazer
glazerj@ohio.edu
Senior Executive in Residence for Strategic Development
Technical Director, Social Enterprise Ecosystem
Voinovich School of Leadership
& Public Affairs
Ohio Universit
RED_Intake Overview_January 24 february 1 2023 info sessions external FINAL...Carolyn Puterbough
The Rural Economic Development (RED) intake opened for applications on January 23, 2023 and will close on February 23, 2023 at 5:00 pm ET. These slides were provided during the public info sessions held on January 24 and February 1.
Rural Wealth Creation: Supporting Regional Economies During and After a Pandemicnado-web
On May 4, 2020, the WealthWorks rural wealth creation practitioner network held a peer learning webinar on supporting local economies. During the event, Christine Sorensen (U.S. Department of Agriculture Rural Development), Doug Lynott (U.S. Economic Development Administration), and Carrie Kissel (National Association of Development Organizations) shared slides about resources available to communities and regions to support their economies. Additional information was shared by presenters who joined by video without slides, including Christian Vasquez-Rivera (Rural Development Initiatives), Brian Carver (Bear River Association of Governments), and Jay Trusty (Southwest Regional Development Commission).
Jennifer Schaus and Associates hosts a complimentary webinar series on The FAR in 2024. Join the webinars on Wednesdays and Fridays at noon, eastern.
Recordings are on YouTube and the company website.
https://www.youtube.com/@jenniferschaus/videos
Many ways to support street children.pptxSERUDS INDIA
By raising awareness, providing support, advocating for change, and offering assistance to children in need, individuals can play a crucial role in improving the lives of street children and helping them realize their full potential
Donate Us
https://serudsindia.org/how-individuals-can-support-street-children-in-india/
#donatefororphan, #donateforhomelesschildren, #childeducation, #ngochildeducation, #donateforeducation, #donationforchildeducation, #sponsorforpoorchild, #sponsororphanage #sponsororphanchild, #donation, #education, #charity, #educationforchild, #seruds, #kurnool, #joyhome
Canadian Immigration Tracker March 2024 - Key SlidesAndrew Griffith
Highlights
Permanent Residents decrease along with percentage of TR2PR decline to 52 percent of all Permanent Residents.
March asylum claim data not issued as of May 27 (unusually late). Irregular arrivals remain very small.
Study permit applications experiencing sharp decrease as a result of announced caps over 50 percent compared to February.
Citizenship numbers remain stable.
Slide 3 has the overall numbers and change.
This session provides a comprehensive overview of the latest updates to the Uniform Administrative Requirements, Cost Principles, and Audit Requirements for Federal Awards (commonly known as the Uniform Guidance) outlined in the 2 CFR 200.
With a focus on the 2024 revisions issued by the Office of Management and Budget (OMB), participants will gain insight into the key changes affecting federal grant recipients. The session will delve into critical regulatory updates, providing attendees with the knowledge and tools necessary to navigate and comply with the evolving landscape of federal grant management.
Learning Objectives:
- Understand the rationale behind the 2024 updates to the Uniform Guidance outlined in 2 CFR 200, and their implications for federal grant recipients.
- Identify the key changes and revisions introduced by the Office of Management and Budget (OMB) in the 2024 edition of 2 CFR 200.
- Gain proficiency in applying the updated regulations to ensure compliance with federal grant requirements and avoid potential audit findings.
- Develop strategies for effectively implementing the new guidelines within the grant management processes of their respective organizations, fostering efficiency and accountability in federal grant administration.
Up the Ratios Bylaws - a Comprehensive Process of Our Organizationuptheratios
Up the Ratios is a non-profit organization dedicated to bridging the gap in STEM education for underprivileged students by providing free, high-quality learning opportunities in robotics and other STEM fields. Our mission is to empower the next generation of innovators, thinkers, and problem-solvers by offering a range of educational programs that foster curiosity, creativity, and critical thinking.
At Up the Ratios, we believe that every student, regardless of their socio-economic background, should have access to the tools and knowledge needed to succeed in today's technology-driven world. To achieve this, we host a variety of free classes, workshops, summer camps, and live lectures tailored to students from underserved communities. Our programs are designed to be engaging and hands-on, allowing students to explore the exciting world of robotics and STEM through practical, real-world applications.
Our free classes cover fundamental concepts in robotics, coding, and engineering, providing students with a strong foundation in these critical areas. Through our interactive workshops, students can dive deeper into specific topics, working on projects that challenge them to apply what they've learned and think creatively. Our summer camps offer an immersive experience where students can collaborate on larger projects, develop their teamwork skills, and gain confidence in their abilities.
In addition to our local programs, Up the Ratios is committed to making a global impact. We take donations of new and gently used robotics parts, which we then distribute to students and educational institutions in other countries. These donations help ensure that young learners worldwide have the resources they need to explore and excel in STEM fields. By supporting education in this way, we aim to nurture a global community of future leaders and innovators.
Our live lectures feature guest speakers from various STEM disciplines, including engineers, scientists, and industry professionals who share their knowledge and experiences with our students. These lectures provide valuable insights into potential career paths and inspire students to pursue their passions in STEM.
Up the Ratios relies on the generosity of donors and volunteers to continue our work. Contributions of time, expertise, and financial support are crucial to sustaining our programs and expanding our reach. Whether you're an individual passionate about education, a professional in the STEM field, or a company looking to give back to the community, there are many ways to get involved and make a difference.
We are proud of the positive impact we've had on the lives of countless students, many of whom have gone on to pursue higher education and careers in STEM. By providing these young minds with the tools and opportunities they need to succeed, we are not only changing their futures but also contributing to the advancement of technology and innovation on a broader scale.
A process server is a authorized person for delivering legal documents, such as summons, complaints, subpoenas, and other court papers, to peoples involved in legal proceedings.
What is the point of small housing associations.pptxPaul Smith
Given the small scale of housing associations and their relative high cost per home what is the point of them and how do we justify their continued existance
2. Agenda
1. Overview of the session
2. Introductions
3. Economic Development Building Blocks
4. Incentives and Financing Tools
5. Facilitating and Closing Deals
6. Ethics – confidentiality, open records, etc.
7. Wrap up
2
Wisconsin Economic Development Association
www.weda.org
3. Creating a Strong Economic Development Program
BUILDING BLOCKS
Wisconsin Economic Development Association
www.weda.org
3
5. Economic Development
…in a Nutshell
Economic Development is a program, group of
policies, or activity that seeks to improve the
economic well-being and quality of life for a
community, by creating and/or retaining jobs
that facilitate growth and provide a stable tax
base.
Source: International Economic Development Council (IEDC)
Wisconsin Economic Development Association
www.weda.org
5
7. Public Policy Matters
• Recognize assets
• Plan and set priorities
• Enhance capacity
• Apply resources
strategically
• Reduce risk and cost
• Garner return on $
• Create a competitive
environment
8. Finding Growth in Surprising Places
Wisconsin Economic Development Association
www.weda.org
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Source: Youreconomy.org, copyright 2012
9. Place of Greatest Potential
Wisconsin Economic Development Association
www.weda.org
9
Edward Lowe Foundation copyright 2011
10. Paradigm Shifts:
Economic Gardening
Philosophy Technique
Phi-los-o-phy
a system of principles for guidance
Tech-nique
a body of specialized
procedures and methods
Edward Lowe Foundation copyright 2011
11. Forming a High-Road Economic
Development Strategy
Leverage
Assets
Value
Proposition
Priorities &
Goals
Align
Resources
Budget People
Deploy
Resources
Projects Initiatives
Measure
Results
Dashboard Outcomes
12. Establishing Economic
Development Priorities & Goals
• Priorities must be data-driven
• Goals often grow out of “ah-ha’s” (priorities)
• Goals should be big but simple (BHAG’s)
• It’s about direction, not time
• Goals are not activities
13. Just Do It
• Least successful part of the process
• Think of it “strategic doing”…not planning
• Start with low-hanging fruit
• Measurable goals lead to visible success
• Build a dashboard of performance indicators
15. Understanding What is Available and Appropriate
INCENTIVES AND FINANCING
TOOLS
Wisconsin Economic Development Association
www.weda.org
15
16. Incentives and Financing Tools
• Municipalities have many financing options at
their disposal.
• Every development is different and should be
treated as such.
• Factors to be analyzed with each tool:
– Cost/benefit, or risk/reward
– Payback period
– Goals of the community
Wisconsin Economic Development Association
www.weda.org
16
17. Incentives and Financing Tools continued:
Overview of the Toolbox
• Tax Increment Financing
• Revolving Loan Funds
• WEDC investment guidelines and tools
• CDAs/RDAs/BIDs
• IRBs
• Levy
• Tax Credit Programs
• Private sector participation
Wisconsin Economic Development Association
www.weda.org
17
18. Incentives and Financing Tools continued:
Tax Increment Financing (SS66.1105)
• How TIF Works
– Partnership between municipality, school district, county
and technical college
– Joint Review Board has authority
– Work to encourage development in a defined area
– Tax revenue generated from new developments is used to
pay for improvements to area which benefit the new
developments
– Once improvements are paid off, district is closed and all
jurisdictions have the benefit of the increased revenue
– District can be large area or single properties
Wisconsin Economic Development Association
www.weda.org
18
20. Incentives and Financing Tools continued:
Tax Increment Financing
• When TIF is needed and appropriate
– “But for…” clause
– Difficult site/project in normal circumstances
– To meet the goals of the community
– To prepare an area for development
Wisconsin Economic Development Association
www.weda.org
20
21. Area could be
undeveloped
and without
public services,
or it could be a
blighted and
under-utilized
area.
Source: Vierbicher Associates
22. Site could be intended
for industrial
development, blight
elimination and
redevelopment or
mixed-use
development.
Source: Vierbicher Associates
24. Incentives and Financing Tools continued:
Tax Increment Financing
• Methods for funding TIDs
– City borrowing (GO Bonds)
• Increments are used to pay off the debt
– Pay-as-you-go (also called “Developer Funded”)
• Developer pays costs up front and as property taxes are
paid by developer, a reimbursement (%) is paid back to
developer until incentive is paid off.
• Many municipalities like this because risk is on the
developer, not the municipality.
Wisconsin Economic Development Association
www.weda.org
24
25. Incentives and Financing Tools continued:
Tax Increment Financing
• Managing TIF risk
– Would development occur without the use of tax
incremental financing?
– Do the benefits of the proposal outweigh the
anticipated tax increments to be paid by the owners
of property in the overlying taxing districts
– What are the economic benefits of the TID and are
they sufficient to pay for the costs of improvements?
• increased employment,
• business and personal income,
• property value
Wisconsin Economic Development Association
www.weda.org
25
26. Revolving Loan Funds
• Primary goal is to provide gap
financing in a start-up,
expansion, new development or
redevelopment project
• Incentive is typically lower
interest rate than private bank
• Many RLFs are regionalizing…as
are housing rehab programs
(CDBG / HUD changes)
Wisconsin Economic Development Association
www.weda.org
26
27. WEDC Tools
• For Businesses
– Direct Loans
– ED Tax Credits
– Jobs Tax Credits
– Training Grants
– Industrial Development Bonds
– Angel and Early Seed Investment Tax Credits
– Technology Development Fund
– Export Assistance
Wisconsin Economic Development Association
www.weda.org
27
28. WEDC Tools
• For Municipalities
– Brownfield Grants (site assessment and cleanup)
– Community Development Block Grant Funds
• Planning
• Blight
• Public Facilities
– Capacity Building Grant
– Downtown Development
• Mainstreet Program
Wisconsin Economic Development Association
www.weda.org
28
29. Community Development Authorities /
Redevelopment Authorities (SS 66.1335)
• a separate body politic for the purpose of
carrying out blight elimination, slum clearance,
urban renewal programs and projects and
housing projects.
• Power to borrow money, condemn property, buy
and sell property.
• May also act as agent of city for planning and
carrying out housing and redevelopment
programs
Wisconsin Economic Development Association
www.weda.org
29
30. Business Improvement Districts (BIDs)
(SS 66.1109)
• Financing mechanism for downtown
improvement organizations
• Businesses must agree to form BID
• Special BID taxes are reserved for improvements
in the district, approved by the BID Board
• BIDs fund former Mainstreet Districts and other
organizations which work to improve business
districts
Wisconsin Economic Development Association
www.weda.org
30
31. Other Funding Mechanisms
• Levy – don’t overlook utilizing general tax
revenue to meet development goals
• Private sector – Foundations or other community
benefactors are often willing to contribute to
important projects that mean something to them
or their family
• WHEDA tax credits – fund a variety of projects
from Low Income Housing to commercial
developments in certain qualifying areas.
Wisconsin Economic Development Association
www.weda.org
31
32. Understanding How to Facilitate Successful Projects
CLOSING DEALS
Wisconsin Economic Development Association
www.weda.org
32
33. Types of Projects
• Build-to-Suit
• Speculative
• Greenfield
• Redevelopment & Reuse
Wisconsin Economic Development Association
www.weda.org
33
34. Development Project Process
1. Predevelopment
2. Market, financial and political feasibility
3. Site engineering & analysis
4. Financing
5. Contractor negotiations & public approval
6. Construction
7. Marketing
8. Building occupancy & management
35. Private Sector Players & Roles
• Developers
– Most often take the lead
– Respond to an unmet market need
– Create market demand
– Respond to public sector initiatives & incentives
– Receive a “Developer’s Fee” as compensation to manage the
project
• Investors – recruited oftentimes by developers to fund a project
• Lenders
• Architects, engineers, contractors, attorneys
• Property managers
• Tenants
Wisconsin Economic Development Association
www.weda.org
35
36. Public Sector Roles
Facilitator Role Initiator Role
(Reduce Risk)
• Regulatory
• Infrastructure
• Streetscaping
• Façade improvement
• GAP FINANCING!
(Participant)
• Land assembly
• Feasibility analysis &
conceptual designs
• Selecting a developer
• Providing partial financing
• Selling or leasing land
• Building project specific
infrastructure
37. Initiator Role Checklist
A strong need to develop a specific
property or area where private sector is
unwilling to invest
Political will to withstand the risks of
development
An agency or organization (e.g.
economic development corporation)
with expertise and resources to prepare
properties for development
38. Getting Your Arms Around a
Project
• What is the project?
• What development priority
is being served?
• What type of development
project is this?
• Where is the project in the
development process?
• What might be your role in
the project?
39. Moving from Project to Deal
Inquiry
Definition
Hurdle
Negotiation
Closing
Closed
40. Four Ways Communities Can
Facilitate a Deal
1. Reduce the development cost to lower a
developer’s front end costs and reduce the
amount that has to be financed.
2. Reduce mortgage / financing costs to lower
the debt service of a project
3. Reduce operating costs to improve the cash
flow of a project
4. Facilitate the process of redevelopment
through programs and policies.
41. Methods for Structuring
a Public-Private Deal
• Front end assistance without any offsetting
guarantees (land write-down, direct subsidies)
• Front end assistance with guarantees to repay all or
part of the financial assistance (RLF, bonds)
• Performance-oriented assistance with explicit
contractual limits (TIF “pay-as-you-go,” forgivable
loans or credits)
• Performance-oriented assistance that is open-ended
42. Selecting the Right Tool for
the Deal
Least to most costly:
• Bond financing
• Loan guarantees
• Revolving loan funds
• Tax credits
• Tax Increment Financing
• Sale Leasebacks
• Grants
43. Two Types of Public Private
Developer Agreements
Predevelopment Master Development
• Initial memorandum of
understanding
• General terms
• Non-binding
• Establishes the steps and
timeline for getting to a
packaged project
• Outlines particular details of
the deal
• Binding
• Specific performance
information
• Specific incentive
information
• Conditions and limitations
stated
44. Cost-Benefit Analysis
Impacts
• Jobs-direct & indirect
• Total wages
• Employee benefits
• New capital
investment
• Supplier opportunities
• Site improvements
• New tax revenue
• New utility revenue
• Corporate citizenry
Analysis Request Working Est.
Total capital investment: $2,650,000
Jobs created (with benefits): 13
Company investment: $750,000 $1,700,000
State & local gap financing: $1,700,000 $950,000
Federal share of gap financing: $200,000 $0
State & local Gap financing per job
created: $130,769 $73,077
CDBG-based financing per job created: $15,385
Benchmark gap financinng per job: 20,000
% of benchmark gap financing per job: 654% 365%
State & local gap financing % of total: 64% 36%
Federal gap financing % of total:
Private Sector Financing % of total: 28% 64%
45. Key Questions for Shaping
the Final Deal
1. “But for” your involvement, how
quickly would the project happen (if at
all)…and to what magnitude?
2. What is the funding “gap” in the
project?
3. What is the “public purpose” for
participation?
4. What is the economic and community
impact generated?
5. Which economic development tools
are the best fit for the project?
6. What security and performance
requirements should you place on the
funding to mitigate the public’s risk and
ensure public benefit?
46. Taking a Principled Approach
ETHICS & CONFIDENTIALITY
Wisconsin Economic Development Association
www.weda.org
46
47. Ethics in Economic Development
• Economic development practitioners and local
officials must conduct business with a high level of
ethical standards. Common issues faced include:
– Confidentiality with respect to business deals in
process
– Transparency and open communication on all other
activities
– Avoiding conflict of interest
– Cooperation with peers in surrounding communities
(not poaching businesses)
– Non-discriminatory behavior
Wisconsin Economic Development Association
www.weda.org
47
48. Confidentiality
• Confidentiality is probably the most important
key to a successful development deal.
• More deals have been sabotaged unnecessarily
by a breach of confidentiality.
• If your ED staff person says they are working on a
deal they cannot talk about, believe them, and
don’t pressure them to let you in on it.
Wisconsin Economic Development Association
www.weda.org
48
49. Open Records
• Beaver Dam Case, open meetings, open records
• Public/private partnerships
• Closed sessions
Wisconsin Economic Development Association
www.weda.org
49
50. Beaver Dam Case Issues:
“Quasi-Governmental” Test
1. Control group, management, and audit
2. Funding sources and purpose
3. Clients (type & number)
4. Mission (governmental?)
5. Nature of services performed
6. Office location and appearance
7. Sources of administrative support
8. Asset distribution and benefit
Wisconsin Economic Development Association
www.weda.org
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51. Transparency
• Details about development deals which can be
shared should be shared. However, if a deal is
not yet ready for public knowledge, it’s not that
the staff is avoiding transparency, they are
working to keep a confidence.
• ED professionals are trained in sharing what they
can, when they can and with whom they can.
Wisconsin Economic Development Association
www.weda.org
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52. Conflict of Interest
• IEDC’s language related to conflict of interest is as
follows:
– Professional economic developers will hold
themselves free of any interest, influence, or
relationship in respect to any professional activity
when dealing with clients which could impair
professional judgment or objectivity or which in
the reasonable view of the observer, has that
effect.
Wisconsin Economic Development Association
www.weda.org
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53. Other Ethical Issues
• Many communities have non-compete
agreements in which communities
will not aggressively pursue
a neighboring communities’ businesses.
• Professional economic developers operate under
a policy of non-discrimination related to all
economic development activities.
Wisconsin Economic Development Association
www.weda.org
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54. Wrap up
• Questions that were not covered?
• Follow up thoughts?
Wisconsin Economic Development Association
www.weda.org
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55. Contact Us
Kristen Fish, CEcD, Executive Director
715.581.4339 kristen@weda.org
This course has been developed by the Wisconsin Economic
Development Association (WEDA), sponsored in part by
Wisconsin Economic Development Corporation (WEDC) and
approved by the International Economic Development Council,
(IEDC)
Wisconsin Economic Development Association
www.weda.org
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Editor's Notes
Welcome
Introduce self, WEDA and this project:
The Wisconsin Economic Development Association was interested in bringing a better understanding of general economic development practices and terms to local leaders so they will be better informed when making decisions for their community’s economic future. Better informed public officials generates more support for the work that needs to be done to allow business to thrive and communities to grow.
This course will be approximately three hours long, but please stop me with questions along the way. If there is any area of the presentation which needs more time, let me know.
(you might want to go around the room and have them introduce themselves too, if it’s a mixed group, or for your benefit so you know who is there)
Review the agenda briefly describing each section
(you might want to go around the room and have them introduce themselves too, if it’s a mixed group, or for your benefit so you know who is there)
Item #3 is a group of definitions and set of basic concepts on how practitioners approach the practice of economic development
4. Broad overview of tools available, with a specific focus on TIF, then a description of other available programs and tools.
This section will give them a taste of the process, and the work that is done prior to them seeing a project for a vote.
An important topic, ethical behavior in economic development is critical for the behavior of the practitioner as well as the elected official.
Review each section of the triangle. Ask the audience where they think the are on this spectrum of understanding.
Then ask them where they want to be.
There are many definitions of economic development.
Describe some of the ways different communities focus on different areas.
Also point out that as companies become more efficient with their operations, job creation will not be the best measurement of success. Capital investment also indicates success…..
Economic Development is typically thought of as the activities in the blue circle.
(read through them)
Community development is traditionally focused on the activities in the yellow circle.
The green area is also an important focus area for communities because those activities inform and direct the activities in the other circles. A well-rounded program will exploit the strengths of a community relative to these activities while minimizing the or mitigating the weaknesses.
Elected officials should be mindful of the items in the bulleted list. (read through them, expanding on them where appropriate)
Often times communities get into a tailspin of activity that looks something like this graphic on the right. Does that look familiar to anyone?
(ad lib more discussion around this slide)
The data shows that during the past handful of years, the activities that have generated the most growth and positive net change have come from existing companies’ expansions.
(review the data on the slide)
Efforts invested by the community to retain and protect the companies that are in the community already will garner more positive activity and a higher return for the community than efforts invested in recruiting new business.
This slide reiterates the focus on business retention. Add your own experiences and knowledge here….
And point out that all of the activities are important, and fit together like a puzzle to comprise a community’s complete economic development landscape/program, etc..
Because EG is so misunderstood and over quoted I believe it is important to distinguish the philosophy from the technique
First I will look into the philosophy – there are eight principles to lean on –
And then I will move to the technique – some specifics about how this is very different from traditional business assistance
I’ll close by showing you some models and pilot programs now in play.
This slide reinforces the process of a success ED program.
The community’s leaders should keep in mind the fact that they as a City Council or Village Board can focus on a value proposition, and set priorities and goals once they have identified the assets in their community. A focused process like this lets everyone keep in mind why they are doing this, why they are supporting processes and projects.
Aligning resources to then focus on the goals and priorities causes them to consider why they are budgeting or voting to approve a specific investment in a project, person or program.
They as elected officials then authorize deploying the resources to achieve the goals by empowering staff to pursue projects and initiatives.
As elected officials they should understand how projects and initiatives (success) should be measured. In a future slide, they will see the impact and importance of measuring results over time as opposed to in comparison to other communities or simply based on goals set.
Here you can expand on the importance of data in decision making
Embellish on each point..
Setting goals does not achieve results. Action needs to happen before results will appear.
Expand on strategic doing vs. strategic planning…..
Plan for quick wins or easy success projects (for example, blight elimination and code enforcement can make a huge difference to a community’s curb appeal and shows quick improvement )
This dashboard is used by Economic Development Washington County to show results over time in addition to results against a goal that was set for a specific period of time. This has been very motivating and energizing to review for their board of directors.
Review each data point and offer a few more items that could be measured…..
Are there any questions on the information we just reviewed?
Does anyone need a break before we start the next segment?
This slide is self explanatory….
It would be good to point out that while many communities establish policies for their incentive programs, it’s important to remember that every deal and every development is different, with different needs , different players, and different potential outcomes so it may not always fit the program if one exists.
Flexibility is important in establishing guidelines if they feel that is necessary.
These are some of the many financing options for municipalities when it comes to ways to fund projects or programs.
We will get into TIF in detail and spend time reviewing some of the others as well.
Self explanatory
Take some time to make sure the attendees understand the way this works……
It is important for the practitioner and staff to understand the deal inside and out before recommending to a group of elected officials support for a project. It is also important for the elected officials to consider all of the impacts of a project and the future benefit as well as the immediate benefit of any investment they may make.
This tool was created for very specific reasons and if used properly can be very effective with minimal risk to a community.
Explain the process…
Ask for questions
Continue to explain and ask what the experience in their community has been with TIF. Is the school district and county supportive? Did this explanation clear up any misperceptions?
Are there additional questions?
Often communities used GO Bonds for public infrastructure and make improvements up front to an area of the community such as an industrial park, downtown, blighted area, etc..
Pay as you go is a way of agreeing to a public contribution to a project but not paying the developer or business until they first pay their property taxes. An agreement is negotiated prior to the development occurring for full understanding of how much will be paid and returned each year until the agreement has been satisfied.
Also to consider, what are the effects if the City or Village does NOT participate in a deal with TIF?
What could possibly occur in the future outside of the development but because of an investment by the municipality at this time?
Self explanatory. Ask the crowd for their knowledge of an RLF in their community/county/region….
This slide lists the programs the state has developed for businesses.
The Wisconsin Economic Development Corporation (former Dept. of Commerce) has many tools to assist in specific projects as well as local programs.
This slide describes tools available through the state for municipalities.
New tools include the Idle Industrial Site Redevelopment Program (explain that) and the Community Development Investment Grant Program (CIP) . (also explain that one)
Does your community have an RDA or a CDA?
These entities have unique powers that aid a community in the development process on a separate level than at the City Council or Village Board level.
Ask if they have a BID. What is their history with downtown improvement.? Is it a focus area now?
Success communities combine many kinds and sources of funding to create vibrant business districts. Don’t overlook the opportunity to program money into the general fund for the important work of economic and community development.
Often private sector sources of funding can be found but community members may not want to be organized into an formal group like an Angle fund. Do you have community members who would be interested in contributing to the right deal for the good of the community?
Any questions?
Break time?
You should be a little over half way to 2/3 done with the presentation/time at this point.
Describe the various types of development projects…..
This eight step process has been identified and taught by the International Economic Development Council (IEDC). It may or may not always work this way but these are the components of the development process from a textbook perspective
There are many points along the way where economic development practitioners or staff get involved in the process.
If a development is coming to the community for public participation, you have every right to review their financial pro formas and try to understand the financial mechanics of the deal. This should be done at the staff level to ensure the deal is viable and that if an incentive is requested, it’s justified and truly needed.
These are the players who are often involved in the process at some point.
As the public sector, your staff members or ED professionals often take a form of one of the roles identified here.
Communities who are truly encouraging development in a specific location often try to lead as the initiator. Many times they become the facilitator when projects come to the community on their own.
When the need arises to be an initiator, the checklist here is important to keep in mind.
Most often, developments that need political support need an investment of time, money and political capital. As elected officials, this is where you can show some true leadership.
The staff member or practitioner will need to have a thorough understanding of a project in order to present it effectively to you as elected officials.
These are also good questions for you to ask when you become aware of a potential project.
A significant amount of work is done on most projects before they are presented to an elected body for approval or consideration for any kind of public support. There are also several places from which the project may come: realtor, business, contractor, developer, site selector, etc…
Not every deal will require a financial investment. Here are some ways to facilitate a deal.
Additional information from previous slide….
Many deals include a combination of financing mechanisms.
(provide any direct experience with deals you’ve seen which combine any of the incentives above)
Many municipalities will see this kind of process in special zoning districts.
This process is not typical in every deal.
Job creation is only one benefit to a community of a new or expanded business.
Walk attendees through a cost benefit example and give examples of each of the bulleted impacts.
Elected officials should keep this information in their minds when analyzing a deal, but also remember that staff and ED professionals have put a lot of time into this even before they see the mechanics of a deal.
This is the last but not the least important part of the presentation.
This slide reviews the topics covered more in-depth on the next few slides.
Any examples you can share?
Describe the Beaver Dam Case and some of the issues surrounding open meetings and open records.
Ask if they have ever had an experience with some of the intricacies of this issue.
Many ED organizations are “quasi-governmental” and would be subject to open meetings and open records under the ruling. Some of these factors play into determining if an organization is subject to this ruling.
Sometimes elected officials think ED professionals are hiding things from them or doing things in secrecy. Many deals would be derailed if word got out prior to the appropriate timing. It isn’t that things are being done in secret for subversive reasons, it’s an effort to protect the integrity of the deal…….
Self explanatory.
Does anyone have an example or story to share?
These agreements are only as good as the level of trust between municipalities.
As a best practice communities should not try to poach companies from neighboring communities. The state will not participate in a deal in which this appears to be the case.
Thank them for coming.
Pick up any extra handouts and bring them with you!
Thanks!