HomeMy WebLinkAboutResolutions - 2022.04.14 - 35440BOARD OF COMMISSIONERS
April 14, 2022
MISCELLANEOUS RESOLUTION #22-113
Sponsored By: Gwen Markham
Economic Development - Business Development - Resolution Proposed City of Birmingham Corridor
Improvement Authority Tax Capture - Affirm Opt -Out Decision
Chairperson and Members of the Board:
WHEREAS the Oakland County Board of Commissioners strongly supports the economic growth of Oakland
County; and
WHEREAS one of the tools used to promote economic growth is Tax Increment Financing used in conjunction
with Corridor Improvement Authorities (CIAs); and
WHEREAS to review requests from the County's cities, villages, and townships to establish DDAs, CIAs and
LDFAs, the Board of Commissioners, pursuant to MR # 15056, updated the Policy for the Tax Increment
Financing (TIF) District Review Policy Ad Hoc Committee (TIF Review Committee) to consider when
evaluating and making recommendations to the Finance Committee on the County's participation in these
proposed authorities; and
WHEREAS the City of Birmingham ("City") held a public hearing on March 16, 2015, to present its CIA
Development and Tax Increment Financing Plan ("TIF Plan"): and
WHEREAS on April 2, 2015 the Oakland County Board of Commissioners, pursuant to MR 415090, exempted
its taxes from capture by the Birmingham Corridor Improvement Authority; and
WHEREAS the CIA and the City appeared before the TIF Review Committee on October 15, 2015 to present
the proposed plan; and
WHEREAS on November 12, 2015, the Oakland County Board of Commissioners, pursuant to MR 915274
resolved that the County, through Corporation Counsel, attempt to negotiate a contract consistent with the
CIA's presentation to the TIF Review Committee on October 15, 2015 with the condition that if the County
determines later that it is advisable to opt in to the CIA, and if a contract is successfully negotiated, the County
may revise its decision to exempt its taxes from capture by the Birmingham CIA in accordance with the
contract; and
WHEREAS signed copies of MR 415090 and MR # 15274 expressing the intent of the County to exercise its
statutory right to opt out of tax capture by the Birmingham CIA and enter contract negotiations to determine if a
basis exists to revise its decision to exempt its taxes from capture were sent to the Clerk of the City of
Birmingham; and
WHEREAS throughout 2016, Corporation Counsel did engage in negotiations with the City and Birmingham
CIA, but was unable to reach agreement on a satisfactory contract at that time; and
WHEREAS the County received no further communication on the matter from the City of Birmingham until
approximately September 2021, when the City of Birmingham advised the County that it wished to renew
discussion of the project originally presented by the Birmingham CIA in 2015; and
WHEREAS in October 2021, the County was presented with an updated Development and Tax Increment
Financing Plan for the Triangle District in the Birmingham CIA; and
WHEREAS on December 9, 2021, the Board of Commissioners, pursuant to MR # 21477 approved and
enacted further updates to the Policy for Review and Participation in Downtown Development Authorities,
Corridor Improvement Authorities and Local Development Financing Authorities, which policy provides in
Section VI that upon creation or expansion of a District utilizing TIF the Chair of the Board shall "direct that a
resolution be initiated in the Finance Committee recommending that the County opt out of capture in the
manner provided by Act 57 of 2018 and authorizing Corporation Counsel to enter into negotiations in an
attempt to establish a contract permitting capture of the County's taxes"; and
WHEREAS it was discovered by the County that on February 28, 2022 a meeting was held before the
Birmingham City Commission at which the City Commission voted to "approve the updates to the City of
Birmingham's Corridor Improvement Authority Development and TIF District"; and
WHEREAS the County did not receive proper notice of the hearing or the action taken by the City Commission
as required by the Recodified Tax Increment Financing Act, being Act 57 of 2018, et, seq; and
WHEREAS the County, consistent with its actions in MR # 15090 and MR # 15274, as well as the revised
Policy established by MR # 21477, wishes to affirm its position to exempt its taxes from capture by the
Birmingham CIA and direct Corporation Counsel to enter contract negotiations pursuant to Act 57 of 2018
(MCL 125.4618, et. seq.).
NOW THEREFORE BE IT RESOLVED that pursuant to the relevant provisions of Act 57 of 2018, being
MCL 125.4618, et. seq. the Oakland County Board of Commissioners hereby affirms its decision in MR 415090
to exempt its taxes from capture by the Birmingham CIA under its proposed TIF plan.
BE IT FURTHER RESOLVED that the County authorizes Corporation Counsel to enter negotiations to
attempt to establish a contract permitting capture of the County's taxes, subject to review by the TIF Review
Committee and final approval by the Board of Commissioners.
BE IT FURTHER RESOLVED that if the County determines later that it is advisable to opt -in to the CIA,
and if a contract is successfully negotiated, the County may revise its decision to exempt its taxes from capture
by the CIA.
BE IT FURTHER RESOLVED that the Board of Commissioners requests the County Clerk send a signed
copy of this Resolution to the Clerk of the City of Birmingham.
Chairperson, the following Commissioners are sponsoring the foregoing Resolution: Gwen Markham.
"id Date: April 14, 2022
David Woodward, Commissioner
��jpeau"`^' Date: April 22, 2022
Hilarie Chambers, Deputy County Executive II
X44�� Date: April 25 2022
Lisa Brown, County Clerk / Register of Deeds
COMMITTEE TRACKING
2022-04-06 Finance - recommend to Board
2022-04-14 Full Board
VOTE TRACKING
Motioned by Commissioner Gwen Markham seconded by Commissioner Penny Luebs to adopt the attached
Resolution: Proposed City of Birmingham Corridor Improvement Authority Tax Capture - Affirm Opt -Out
Decision.
Yes: David Woodward, Michael Gingell, Michael Spisz, Karen Joliat, Kristen Nelson, Eileen Kowall,
Christine Long, Philip Weipert, Gwen Markham, Angela Powell, Thomas Kuhn, Charles Moss, Marcia
Gershenson, William Miller III, Yolanda Smith Charles, Charles Cavell, Penny Luebs, Janet Jackson, Robert
Hoffman, Adam Kochenderfer (20)
No: None (0)
Abstain: None (0)
Absent: (0)
Passed
ATTACHMENTS
City of Birmingham Condor Improvement Authority FOR THE TRIANGLE DISTRICT
DEVELOPMENT & TAX INCREMENT FINANCING PLAN
STATE OF MICHIGAN)
COUNTY OF OAKLAND)
I, Lisa Brown, Clerk of the County of Oakland, do hereby certify that the foregoing resolution is a true and
accurate copy of a resolution adopted by the Oakland County Board of Commissioners on April 14, 2022, with
the original record thereof now remaining in my office.
In Testimony Whereof, I have hereunto set my hand and affixed the seal of the Circuit Court at Pontiac,
Michigan on Thursday, April 14, 2022.
f
Lisa Brown, Oakland County Clerk/Register of Deeds
City of Birmingham
Oft 'dor Improvement Authority
%.orri
FOR THE TRIANGLE DISTRICT
DEVELOPMENT &
TAX INCREMENT FINANCING PLAN
February 2022
(2022 Updates in Red)
4 �c,, f 1?irmh7gham
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Birmingham Triangle District
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Table of Contents
2021 Update Summary..._........................................................1
Chapter One: introduction ............... ........................ ...........
......2
Introduction
Triangle District Background
Purpose of the Development and TIF Plan
Existing Parking Conditions
Chapter Two: Development Plan..............................................11
Introduction
Development Plan
Section 621(2) (a) Development Area Boundary
Section 621(2) (b) Existing Streets and Public Facilities
Section 621(2) (c) Existing Improvements
Section 621(2) (d) Estimated Cost of Improvements
Section 621(2) (e) Construction Timeline
Section 621(2) (f) Open Spaces
Section 621(2) (g) Conveyances Between CIA and City
Section 621(2) (h) Desired Zoning Changes
Section 621(2) (i) Financing
Section 621(2) (j) Designated Beneficiaries
Section 621(2) (k) Conveyance Procedures
Section 621(2) (1) Population Estimates and Displacement
Section 621(2) (m) Relocation Priorities
Section 621(2) (n) Relocation Costs
Section 621(2) (o) Relocation Assistance Act
Section 621(2) (p) Authority Approval
Section 621(2) (q) Development Plan Evaluation
Section 910 Reporting Requirements
Chapter Three: Tax Increment Finance Plan ..........................19
Introduction
TIF Plan
Section 619 (3) (a) Sources of Revenue
Section 619 (3) (b) Bond Reserves
Section 619 (3) (c) Purpose of Expenditures
Section 619 (3) (d) Outstanding Bond Principal and Interest
Section 619 (3) (e) Initial Assessed Value
Section 619 (3) (f) Captured Value Retained
Section 619 (3) (g) Tax Increment Revenues Received
Section 619 (3) (h) SEV Increase as a Result of TIF Plan
Section 619 (3) (i) Capital Improvements
Section 619 (3) Q) Miscellaneous
Birmingham Triangle District I Table of Contents
stAY& made
�$ CIA
t Authorit d b
r", rovemen firsta rove$ for
s R°entda d StF Plan the t was din 200
In 2021 Birmin ham estabtishe mercial area
The C1A wa the coin
2015• assesth Adams Road. The
u dates C mm{ss on in which encom en' and T1F
the Cit District Ma le Roada Develo
the C+ 's Trian le land Coun
nue crea
een Woodward AVs CIA Ss to and enables pai ects. tf the
betty of Birmin ham uideUnec develo meat eot and T1F
a115tate for the
ntent on econom bans pevelo m
Plan that satzsfihe Ct to Birmin avenue
tax Trian le
to worK, osas to ori
ca' tu{e the erkint s s e m s stem Sn the
Gou CR ma ub1Sc arkin mercial
Plan the a of a mulls-sto for Ctma,dtbe
ur p5e of financin Catal st
estabtishm eatnt to be a both the
is m a ma or benefit to
District. T pestrid Ic rowth_
Trian le ant and seNe as {arm eronom
10 me
develo b su °rt'n Son 09 to create a Des Trian
Count 20 n the Ci
meetin in d oten
lain d
men
OWWWWY P revisit
o{ BSrrnin ham
the CSt order to rec
d that dates in ublrc
has re ueste u din ut +n
T1F P1a0to ma
ke
pakland Coun allow for review an
is CIA Devefo -2 and
to the
chap es s{nce dates n es
d that-u
meetin s he CIA have r Cha ter pne such Cha
Conditions
le
tial
s C1A be an arkin s s ecomrnen costs and tax
ublic r ated
Birmin ham reviewed and Commission
and T1F Plan fora weft as estim
Authori n ham s Cit
structures as
District. The arkin 2p1r, Bit In eveto meet a
s for nt AuthoritCoupt for review.
tocaf+on to edions. In roveme Oakland
ca tore d the Corridor ou ht to meet and TIF plan
m
T1F Plan which was then d B ham s pevelo ed tbrou
n be reach a
land Count a r dition that an a reementcool t ° p5eback
Oakland claw
ount and a
On 2015 with the con 201E ca lure am truction b
to roect cons
ne otiationson the tax enable
reach
am
Contra_ --with a Ca did not in,C'a unable to tea ons
lion ham Here has remit+aced dish t e
coed S Bir wind the Count et back to
ovision Cit
2026. The Cit time however tan and wishes to
terms at that t once a
d Coun
with paktan rocess'
final n
e otiati+on
ntroductlon l DeVeloPrnent & T FA Plan
1
Both be caged o t pse plan new cons the Count and b Cif staff. parkin tructton an
Ezstin
document the
Land and to reflect
include u dates to Cost
acted parkin Dem
nar Parkin
and chanbe P n tenants since 2015 to the Prelim ors. Land m the
were made co"it fad . crease of 6%
Chan es curr an avera e annual+n u dated to
Cha ter Two order to reflect cost was re Nas also
atesln as ex ertenceo acted land
tistim _ o structu labor since
Trian le District before the Ctea t of a arkin arkin
that ro in mater450A is asdace
since 2015vaSue.The atic increase sto m land
reflect this dram a 5 aCe.Obtaih
d the
u date iven now estimates 40 000 er s a ubl+c nva oS
The Cit atel ore throw h eans
roXrm tial m
2015. Costa strud oten stet Ptan.
tore to Ain a
a as a
and develo in ncluded District
also t S�Tof 201g Part' 6 Section 910
was oals in cri lion of
artnershi Cit s now P A- a detailed des
accom lishln th and the C t has included
U dates addressin the ants.
made o+n Re uirem lured
were also n estimated ca
how it will satisf RQ the nnual increase 1n
e to
ad as
.es
were m d avera e a al trends
u da roieCte f,istonc
In Cha ter Three 6°I° to reflect from 201�
ro edi°ns The of 2.5% nt which
taxable value u dated tO tron 2040 to
value was assum from paklandu e b
taxable Snflationa Sure the Cit and
0 osed to the a L00°!° tax illion worth of tax t
also assu r,X�matek 6 m Ic develo ment in
Ci
econom
results is for initiatin
be use
x s,
The City of Birmingham is one of the premier suburban communities in
metropolitan Detroit. Birmingham's Triangle District is physically located in the
center of the city, between Adams Road and Woodward Avenue, south of Maple
Road. Although the district has great potential for redevelopment, it is currently
underdeveloped in comparison to its surrounding. To the west is the city's vibrant
Downtown, filled with shops, restaurants, movie theaters, offices and homes — in
proximity to, but disconnected from the Triangle District by Woodward Avenue.
Maple Road, which bounds the north end of the District, is lined with both
successful businesses and underutilized properties and provides the primary
pedestrian and vehicular connection to Downtown Birmingham. East of the Triangle
District is a quality single family residential neighborhood that is well -established
and planned to remain. The Eton Road mixed -use Rail District hosts loft style urban
living with landmark restaurants, live -work units, multi -story apartment buildings,
indoor recreation facilities and a wide variety of unique, clustered uses such as
home furnishing shops, dance and art studios, and industrial uses.
Development of the Triangle District Urban Design Plan in 2007 marked the
beginning of a long-term effort to revitalize the district. Recognizing the potential
growth in the district, the city identified the key elements necessary for the
successful redevelopment of the district. The primary goal of the Triangle District
Urban Design Plan project was to create a unified framework for development that
improves the economic, social and pedestrian environments while protecting the
central neighborhood that exists within the district. The resulting strategy included
a set of development guidelines intended to create an urban, pedestrian -friendly
environment similar to those that are so successful in other areas of the city.
The Triangle District is also envisioned as a transit -oriented district that will draw
on regional transit plans that include Birmingham as a destination. Doing so
requires a more compact, urban building form, which is best achieved through a
form -based code, which the city adopted in 2007.
Triangle C:m�cc
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_ Downwwn &rm�ngham
} KoC!fFIED HlL
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2 Introduction 1 Development & TIFA Plan
The Triangle District's unique needs lay in the demand for improved
circulation and parking. Parking is scattered and unorganized and building
placements are, in many places, not conducive to the pedestrian scale and
comfort envisioned. A form -based code was developed to encourage
building placement and design in the form required to create attractive and
inviting public streets and spaces. Over time, buildings developed under the
Triangle Plan will line the roadways to create a more urban street scale that
is comfortable to pedestrians and suitable for mixed -use development.
However, a key element to the successful revitalization of the Triangle
District is the need for better organized and more efficient parking facilities.
As evidenced by the success of the city s Downtown parking program, public
parking structures that are designed and located appropriately can
significantly impact the economic success of local businesses. Since the need
for improved parking was identified as a primary concern, the city began to
assess the feasibility of such a structure in the Triangle District. New
legislation in 2005 enabled the city to use a new tool that allows tax
increment financing to revitalize road corridors through the creation of a
Corridor Improvement Authority (CIA).
Pursuant to Act 280, Public Acts of Michigan. 2005. now P.A. 57 of 2018, Part
6. the Corridor Improvement Authority Act, the Birmingham Triangle
District's CIA was incorporated on November 10, 2008 with the obiective of
stimulating and encouraging economic development activities within the
established District. It was on this date that the Authority District boundaries
were established. The CIA is overseen by a board comprised of four
members appointed by the Mayor and confirmed by the City Commission. A
development plan or a TIF plan developed by an authority under a stature
or section of law repealed by the bill remains in effect with the authority
under the corresoondina part of the Act.
The City of Birmingham developed this Development and Tax Increment
Finance Plan for the Triangle District to outline the improvements necessary
to realize the vision established in the Triangle District Urban Design Plan. It
describes proposed improvements needed to achieve the goals for the
district and the method of financing proposed to fund them.
Development & TIFA Plan j Introduction 3
Open Space Design Recommendations
Triangle District Background
The city developed an Urban Design Plan forth Triangle District in 2007, which
included the following goals:
• Improve the visual appearance of the area, its streets, alleys, public spaces,
and buildings by establishing guidelines for design and implementation of
public and private projects.
• Improve the economic and social vitality by encouraging diversity of use and
opportunities for a variety of experiences.
• Better utilize property through more compact, mixed -use development.
• Provide links to Downtown across Woodward's high traffic barrier.
• Improve the comfort, convenience, safety, and enjoyment of the pedestrian
environment by create an inviting, walkable, pedestrian neighborhood and
setting aside public plazas.
• Encourage sustainable development.
• Protect the integrity of established residential neighborhoods.
• Organize the parking and street system to facilitate efficient access,
circulation, and parking to balance vehicular and pedestrian needs.
Since development of the Triangle District Urban Design Plan, the city has
established a CIA to carry out the parking recommendations. While the Urban
Design Plan recommends a number of changes to the Triangle District that are
being implemented by the City, the CIA's focus is to implement the parking aspects
of the Urban Design Plan. The Birmingham Triangle District CIA held their first
meeting on January 20, 2009, where they began their work by recommending the
City Commission begin developing this Development and Tax Increment Financing
Plan for the district. Their specific purpose is to facilitate the planning and
financing of public parking in the Triangle District.
Public Street Recommendations
I
r�
Building Design Recommendations
FA
4 Introduction( Development & TIFA Plan
The Trianqle District Development and TIFF Plans Purpose of the Development and T3F Plans
were created according to the Corridor The purpose of a CIA is to plan for, correct and prevent deterioration in
lmprovementAuthoritvAct. P.A. 280 of2005, as business districts, to encourage historic preservation and to promote economic
amended, now P.A.57of2018.Part
6 growth within the district.
The City of Birmingham has determined that the development plan and tax
increment financing plan constitutes a public purpose, based on the following
considerations:
• The proposed method of financing the development is feasible and the
authority has the ability to arrange the financing.
• The development is reasonable and necessary to carry out the purposes
of the CIA Act.
• The land within the district that is to be acquired is reasonably necessary
to carry out the purposes of the plan and of the CIA Act in an efficient
and economically satisfactory manner.
• The development plan is in reasonable accord with the City of
Birmingham's Master Plan, which includes the Triangle District Subarea
Plan.
• Public services, such as fire and police protection and utilities, are
adequate to service the project area.
• Changes in zoning, streets, street levels, intersections, and utilities are
reasonably necessary to facilitate the planned redevelopment of the
District.
Chapter Two of this Plan discusses the recommendations for stimulating
redevelopment within the Triangle District. A key concern in the Triangle
District Design Plan is the need for more organized and efficient parking. The
Birmingham Triangle District Corridor Improvement Authority was established
to facilitate the construction of new parking facilities that will serve the
district. Chapter Three contains the Tax Increment Financing Plan that will be
required to finance the development of parking facilities. Both plans have been
prepared in consideration of the required legal parameters, economic factors,
and realistic projections.
Development& TIFA Plan 1 Introduction 5
Approval
According tothe Corridor Improvement AothorhxAct, P.&.I8Ovf2OV5,as
amended, now P.A.57ofZ0l8.Part h,Development and Tax Increment
Financing Plans must be adopted bv the Citv Commission bv resolution after
holding aPublic hearinc.The OtvofBirmingham held nPublic hearing on
March l5,I0l5and adopted this Development and Tax Increment Finance
Plan onMavl1,ZOl5.
Existing Land Use
Land uses were inventoried throvehoutthe Triangle District (see nnaP). Sites
along Woodward Avenue, the district's western houndan/, consist vfgeneral
commercial uses including auto sales agencies, aRas station, aYVa|xreens,
and a grocery store. The area transitions to less intense office and retail uses
to the east of Woodward which Predominant1v consists of expansive surface
parking lots, buildings with |n,ccblank walls, and offices stilted above
exposed ground level parking lots.
There isalarge vacant parcel oothe southeast corner ofWoodward Ave and
E. Maple Rdwhich was the former site ofahotel and isnow agravel parking
lot. Mao|eRoad has nmix ofoffice, live -work units, senior living, and retail
along its frontage. Adams Road has the corhdo/s sole nno|d-fanni|vrrsidentia|
hoi|dincand isalso fronted bvamix otoffice and retail uses.
Since the adoption ofthe Triangle District Plan. the area has experienced four
new mixed -use developments. The All Seasons Senior Living development
successfuliv developed a large parcel due to reduced parking recluirements
for senior living. The developments at735Forest, 750Forest, and 34400
Woodward include amix ofretail, office. restaurant, and residential on
smaller parcels inthe zones Permitting three tofive stories.
The large parcels south ofBowers have not been developed since the
adoption of the Triangle District Plan and Triangle Overlav District. The former
Borders Books site was converted to a Walareens. A number of the buildings
and Darkiniz lots appear to be degrading in civalitv and declining into disrepair.
Cl-I Bmindary
Triangle Distfict Zoning
Famlil(Residential
i7 ASF - Alla�e S-W.gfe Family
VU-3 - ml.ed use 3 Smiles
Mu-- - MMed Uses Sores
MU-7- Mixed Use 7 S�ffes
T�
v-
Development & TIFA Plan 1, Introduction
7
F\00T P�Qa lsFl
1 co
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jota _-,nta°�
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�X��ttn9 f arI t a in 2��g an gasktn s
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tribute t-f\FRp\an ;
ne�eioPn'en
In order to estimate the amount of parking demand in the future that could
41{ I ' ; j ' ,
support a public parking facility, the district was analyzed for future build -out. A
- -- _ —'
full build -out shows the amount of development that could occur based upon the
"8-, j I i t ; 1
Urban Design Plan and new Triangle District Overlay. However, because it is unlikely
-' `— f, s
J'
that all of the current uses in the district will be removed and redeveloped,_
assumptions were made on which buildings would like) remain and which areas
p g Y
- -
Ll J 1;
would likely redevelop. This "partial build -out" included development that is
_
—
anticipated or likely to occur in the future and gives a more realistic estimate of
„;, �1,— j 1 f j_T'
future parking demands.
l�
f' xT T l 'L-J
72
demand based upon the Institute of Transportation
Future parking was estimated
W_
{
Engineer's Parking Generation Manual and observed parking demands in the city.R
The projections assume that new development will be providing some on -site
Z j" ` ,'
/_—._—
parking, either via private parking structures, underground lots or small surface
lots. A summary of the parking analysis is provided below:
Available On- Projected Parking
Private Parking Future Parking
Demand Based Upon
street Parking
Spaces Deficit
Partial Build
Spaces -out
--
354 2,206 4,513 1,953
f r %�>;; rw=t 14C
i ITI T- '
.�"
The above Proiected deficit showed the future need for an additional 444 parking
soaces in the north end of the Triangle District near Maole Road and an additional
L'r ., ..,'/ ✓'' ." ",-`',
1,566 soaces in the south portion of the District."
-li �✓,l �r ��r , . I'#° ,,
! I 1
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The development of public parking structures, in strategic locations that will best
r
serve the maximum number of businesses is recommended. Because the demand
ti
t� --
for parking will occur incrementally over time as the Triangle District redevelops, it
:-rte�kc�raef�a.
— - �".-.,- io
_
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is recommended that the City first acquire land for one or more surface parking lots
to be developed with structures as the area redevelops and parking demand
increases.
9 Introduction) Development& TIFA Plan
Development& TIFA Plan I Introduction 10
According to the Corridor Improvement Authoritv Act, P.A. 280 of 2005, as,
amended. now P.R. 57 of 2018, Part 6. the Citv of Birmingham's Corridor
Improvement Authoritv must develop a Development Plan for any
improvements that are proposed to be funded through Tax Increment
Financing. The law prescribes the various elements reauired in the
Development Plan, including reporting requirements pursuant to Part 9 of P.A.
57 of 2018. which are discussed later in this Chapter.
Development Plan
According to Section 6 2 1 o f t In e Corridor Improvement
Authority Act, the Development Plan must address the following:
Section 621(2) (a) Development Area Boundary: The designation of
boundaries of the development area in relation to highways, streets,
streams, or otherwise.
The Development Area is generally enclosed by Woodward Avenue on
the west, Maple Road on the north and Adams Road on the east,
excluding the existing single-family neighborhood along Forest, Chestnut
and Hazel Streets east of Elm Street. The Triangle District serves as a
transitional growth area between Birmingham's central business district
west of Woodward and the residential neighborhoods to the east (See
District Map, right).
® Section 621(2) (b) Existing Streets and Public Facilities: The location
and extent of existing streets and other public facilities within the
development area, designating the location, character, and extent
of the categories of public and private land uses then existing and
proposed for the development area, including residential,
recreational, commercial, industrial, educational, and other uses,
and including a legal description of the development area.
_ ,1 -. , 4
Development Atea Boundary -;
J
11 Chapter Two: Introduction Development & TIFA Plan
r
--� Water Mom - .-
- Water Frcrong
_ . Water Hydrant
. :. Right of VWay
— Seerer hlam - -- -
" Combined Sewer Inlet
The boundaries of the Development Area in relation to highways, streets,
and other rights -of -way are shown on the District Map, as previously
presented under item 21(2) (a). The district is also well served by public
waterand sewer services (See Utility Map, left).
The city maintains a Fire Station at the northwest corner of Adams and
Bowers. This is their main station, containing administrative offices and
training facilities.
Land uses in the district include a mix of commercial and office uses. The
district is adjacent to a single-family neighborhood that is not proposed to be
included in the TIF Plan. Most of the higher intensity uses are located along
Woodward, with other fine stores and offices found throughout the district.
Woodward Avenue is an eight -lane state trunkline with a center median that
runs along the western edge of the district. Maple Road is a four -lane arterial
road that runs along the northern edge of the district. Streets within the
district are generally two-lane local city streets with sidewalks and on- street
parking. Street circulation in the south end of the district could be improved
through road realignments, and some of the parking lots and loading areas
are unorganized throughout the district, as are several building arrangements.
The disjointed arrangement of buildings and parking does not create the
physical context for a strong synergy between the various uses in the area. It
is a goal of this Development Plan to provide more organized parking that will
help improve business vitality in the district.
• section 621(2) (c) Existing Improvements: A description of existing
improvements in the development area to be demolished, repaired, or
- altered, a description of any repairs and alterations, and on estimate of the
- ^r=':'" time required for completion.
- The Birmingham Corridor Improvement Authority plans to redevelop one or
two sites within the district into a public parking facility. Immediate plans are
�- to acquire a site(s) for the future parking facilities and construct a surface
- parking lot until the area redevelops and need for a parking structure
e * increases. Because the site for the parking facilities has yet to be
E1 - determined, the specific details regarding site demolition or repairs are
Utility Map
Chapter Two: Development Plan I Development and TIFA Plan 12
unknown. If existing surface lots on the future site can be re -used to provide
temporary parking, they will be repaired or retained if in good condition.
Otherwise, purchase and demolition of existing commercial buildings is likely
needed, as most lots in the district are developed to some extent.
The timing of construction will depend on the redevelopment of the district
creating additional parking demand and generating additional tax increment
rate of capture to fund construction. The city plans to issue bonds for the
land acquisition costs as well as the parking facility construction costs;
therefore, the timing of bond issues will be determined when adequate
revenues exists to make the expected payments. The City may also choose to
pursue a public -private partnership that may involve negotiating a ground
lease for the construction of a mixed use building that contains a public
parking structure.
• section 621(2) (d) Estimated Cost of Improvements: The location, extent
character, and estimated cost of the improvements including rehabilitation
contemplated for the development area and an estimate of the time required
for completion.
For each Parking structure. Preliminary estimates assume a land cost of
approximately 57,500.000. When Purchased, the land may be redeveloped
immediatelv into a 90-space surface Parking lot that is estimated to cost
approximately 5225.000. It is anticipated a 450-space parking structure cost
will be approximately 518,000,000. It is anticipated that a portion of the cost
of each structure will be funded through the CIA, and the remainder will be
funded through other mechanisms, including a Special Assessment District.
Demolition costs will be determined once a site is identified. The actual
number and configuration of parking facilities will be determined based upon
development in the District and growth in parking demand.
® section 621(2) (e) Construction Timeline: A statement of the construction or
stages of construction planned, and the estimated time of completion of each
stage.
Due to limited resources, the CIA will take a phased approach to developing
the parking facilities. If TIF revenues and other available funds exceed those
projected, the city may proceed with the site acquisition sooner. Once
acquired, the site will be prepared for construction of the facilities.
13 Chapter Two: Development Plan I Development and TIFA Plan
Total $25,725,000
(1) Amounts are expressed in 2021 dollar values.
Actual costs will need to be adjusted, depending on
the actual build year.
LMJ
CIA S.ry
Triangle District Zoning
— �R2- Single Family Residential'
Ss.
, C F.SF-C.ttached Single Fatuity
-
!_, �MU-3- 111xed Use 3 SIDdes
✓\�/
MU-5-14zed Use 55SArtes
MU-7-M.d Use 7 SMnes
Due to the large construction costs related to a parking structure, the CIA
may need to wait for additional tax increment revenues to accrue before it
can finance construction. Instead, the site(s) may first be developed into a
surface parking lot containing approximately 90 parking spaces, to help offset
immediate parking needs in the district. The specific construction dates will
be determined as redevelopment in the surrounding area demands
additional parking. Additional parking facilities may be constructed based
upon development in the District and growth in parking demand.
• Section 6210 (fl Open Spaces: A description of any parts of the development
area to be left as open space and the use contemplated for the space.
No new open spaces are proposed as part of this Development Plan, except
for ancillary sidewalks and pedestrian areas associated with development of
parking facilities. The Triangle District Master Plan included
recommendations for public open space; however these will be implemented
by other means and will not be funded through the CIA development plan.
• Section 6210 (a) Conveyances Between CIA and City: A description of any
portions of the development area that the authority desires to sell, donate,
exchange, or lease to or from the municipality and the proposed terms.
The CIA does not currently own or control any land in the Triangle District.
Once a parking facility is complete, the CIA anticipates it will be conveyed to
the City of Birmingham in its entirety. The Citv may also choose to pursue a
oublic-Drivate partnership which would involve neRotiatinR a ground lease for
the construction of a public structure.
• Section 621(2) W Desired Zoning Changes: A description of desired zoning
changes and changes in streets, street levels, intersections, traffic flow
modifications, or utilities.
No changes in zoning are required to implement the Corridor Improvement
Authority's Development Plan. However, the city previously adopted an
Overlay District for the area. The overlay was adopted to implement the
development contemplated in the Triangle Plan using form -based code
requirements (see Triangle District Regulating Plan, at left). The code
encourages mixed -use development rather than creating use -specific
ChapterTwo: Development Plan I Development and TIFA Plan 14
districts. It encourages additional building height and high density residential
uses that will complement the city's goals to become more transit -oriented.
The Triangle District Urban Design Plan includes other recommendations for
the district; however, the CIA has committed only to development of parking
facilities at this time.
• Section 621(2) (() Financing: An estimate of the cost of the development a
statement of the proposed method of financing the development, and the
ability of the authority to arrange the financing.
Incremental taxes on real property included in the CIA district boundary will
be captured under the Tax Increment Financing Plan to reimburse eligible
activity expenses. It is anticipated that the TIF will be used to cover a portion of
the acquisition and construction costs, with the other portion coming from a
parking special assessment district.
The total taxable value of all Property (real and personal) was $46.110,000 for
the 2014 tax vear. From 2015 to 2020, there was an annual increase in taxable
value ranRine from 0.11% to 11.15%. averaeine 6% annually. The TIFA Plan
assumes an annual increase in taxable value of 2% for 2021 and 6% for the
vears 2022 and bevond. The Citv expects this value to increase as
developments in the area are completed.
It is anticipated that the term of the TIFA Plan will depend on the actual cost
estimates received after final plans are prepared. The estimated captured
taxable value and tax increment revenues for the eligible property for each
year of the Plan are presented in Chapter 3.
The tax increment and capture year data presented in Chapter 3 are
estimates based on currently available information. It is the intent of this
plan to provide for capture of all eligible tax increments in whatever amounts
and in whatever years they become available until all project costs described in
this plan are paid. Cash flow estimates for eligible activities are also presented
in Chapter 3.
• Section 621(2) (i) Designated Beneficiaries: Designation of the person or
persons, natural or corporate, to whom all or a portion of the development is to
be leased, sold, or conveyed in any manner and for whose benefit the project is
being undertaken if that information is available to the authority.
15 Chapter Two: Development Plan I Development and TIFA Plan
The projects undertaken by the CIA are intended to benefit all property
owners within the district. They are not intended to benefit any one or set of
property owners; rather to remedy a district -wide shortage in parking that
will hopefully help to attract additional commerce and residential
development to the district. The parking facilities will be conveyed to the city
once completed.
• Section 621(2)(k) Conveyance Procedures: The procedures for bidding for the
leasing, purchasing, or conveying in any manner of all or a portion of the
development upon its completion, if there is no express or implied agreement
between the authority and persons, natural or corporate, that all or a portion
of the development will be leased, sold, or conveyed in any manner to those
persons.
The projects included in this Development Plan are intended to be publicly
owned in perpetuity; no conveyances are anticipated. The city may enter
into a public -private partnership with a developer to partially fund the
structure. This can be achieved through a condominium development that
allows partial ownership of the structure by the city. Additional construction
cost savings may be realized if other private structures are proposed that
could be built simultaneously. Should the city choose in the future to sell the
parking facility proposed in this Plan, the procedures in the Birmingham City
Charter will be followed.
• Section 621(2] (l) Population Estimates and Displacement: Estimates of the
number of persons residing in the development area and the number of
families and individuals to be displaced. If occupied residences are designated
for acquisition and clearance by the authority, a development plan shall
include a survey of the families and individuals to be displaced, including their
income and racial composition, a statistical description of the housing supply
in the community, including the number of private and public units in
existence or under construction, the condition of those units in existence, the
number of owner -occupied and renter -occupied units, the annual rate of
turnover of the various types of housing and the range of rents and sale
prices, an estimate of the total demand for housing in the community, and
Chapter Two: Development Plan I Development and TIFA Plan 16
available to
displaced
ousing
and public h
acity of Private rovement
the estim
ated cop the Cbedmpacted and no
families and individaalartment building loot proposed to arking
result of development of a P
a single p building Vs n at on regarding bousing
There is dary This laced as r
puthoili boon will be disP and inform fall.
viduaasdemographic survey {e not neededfor this p
families or lndthe
Therefore, of applicable and a riority fill the
illtY. munitY are n fall for establishing p
e cam ment in any new housing
inth tion Priorities A p
m Reloca develop
Sec t.on 6212 persons displaced by the ent. Therefore, a
f this development.
not needed
relocation ftorea a result o licable and
developrnen e displaced as ersons is not app
No residents Will b displaced P
plan for relocation of or the costs of relocating
for this plan. Provision f ossista expenses
Costs: and financial
5ectson 621 ZJo-RelocationdeveloPment expenses and
d by the inc litigatioe w ph the standards isi{'Hon
displaced
expen5es, in accordance
real property
persons ent of title,
bursem the transfer of assistance
reim g4 stot,1894 bon
the uniform reloc91 646, t and no reloca
ncident to not
provisions °o 1970, Public Law f this dejor reloc cows is
policies act f laced as result o for relocation
ill be disP therefore, provision
No residentbe incurred. this plan, with 1972
costs will eededfor fiance
nd is not n Act: A Plan for COmP
applicable a Assistance
2 o Relocation 32. develoPn1ent. Therefore, no
gection 621 to 213.3 this
PA 227, me 213.321 laced as result Of lan.
will be disP eded for this P ents: The
ce strategy Is pe of Amendm or tax
No residents Approval
relocation assistan Body developro ve plan ing body for
Governing to an approved the governing
Section 621 2 mendments the authority to
lonarr ust be submitted by
requirement
increment P rejection- plan
approval orrej. TIF?
�e,,`eloPr{jenr Plan 1 peveioPnjent and
ChapFzr Twc:
11
0
ham°`c,Ct for.,,..- entP{Qn.
fOr rhea rtro�ed brrnhe g'umrn ha eecttvene55 of the develop needed tt
d DQveto m 22"a 2415 and l(Y evo{uatethe entPtan as at least
Q taX Mcremene FG A Mad on Nan ua edule to Periodic° ement and D a W t e }e� the lan
roved b th meat Pion Eva{notion: A schpri wN te\1 �va fpe� a Iona\ meei n S an
n
2 pe�eloP ent aevajL et
`On&qi mr°vemod aresU nt. b{ic, Trarovde acc
Os 'hee°Seemt\nciA°
mC vhe
aef 8 oY the fiscal asd meetm s.
nts ores of all bo
n bud Annua\ ud� M. \o r ent \an' ce \an.
Annual a o fed eddeve ernent f\nan
Current\ ad ttaX\ncr ct\njoin
atron'ri
• current\ ad°ori staff c°nuts ,kith a desc
currentauth Trent contrauthorit ode
of cu b the a must `nd
A Crsitin vided mun\�` a\i
rvtces ro
se \\ the A ent revenue d
Add\dona an thpSQ
of the fOtto rn tax incl , u
ccufat n t
cnr an 1_1�tn
e ons ha nu is c u
as funds vQs ent. hmet` do tlsca\ eat.
have not been on accom ire\ rece 9 °{the Act.
A list °f sjnr the Of im ned` suantto P es r\bed b aht
er A\f ° ne COm and n the m d°f the m hecstatu
m n b°n�rt on
m st and the
aul,t entof�reasu
Ole artm
yr'tn" bpv etc,
o ernttcrement f`nan nentand rFA
he tax 4eveloP
eveloPnjentP\an\
Chapter
IS
free,
� With the
�ii�h rep d in conyecti°a d adopted
are
ttrtrc�u1an nce �tIF1 Plan itWo. It Was reed its norificatron
e an
In ement Rna in chapter e cdyhset% veWineniPlan.
Ibis Sax cr plan described n. therefore+ tb for �e
ent t Pia aringnotcces
peveloPn pevelOPnre When prep
alongside the
h e9uireinen now P,P
publica ntchi an 2�OSr, ally
tlF Plan
mrssion n the account.
com
rate Tax o{reVenue
must include:
untandSOurce erve account c
the a"'Door. any,Ond res exPendituresfroin ata'di
n
g
honde
d
Ihe the amount and pure°sa; and interest on anV outs
the amount o{ princrP
dvalue o{ the Prolectarea.
indebted°ess d by the authority -
the initial assesss dvalue retarne
e, the capturedasse{ feVenues received tion as
a result °{ the
the tax enenthestateec etfnancmgP edeveloPmentarea.
ncr ualize lan
the increase o o{the tax incr vements ade in s necessary .
em t
me type anod ai n o costoicap
aiont e g°verningbody consider
Any add t'
e
a terthree ilFPlan
geveloPmeot&TiF Plan l ch p
19
2014 Base Property Values for All CIA Parcels
Property
Property
Property
Parcel Number
class
2014 Taxable
Parcel Number
Class
2014 Taxable
Parcel Number
class
2G14 Taxable
08-19-35-226-002
202
$1,1G0,000
08-19-36-232-005
201
$797,020
OS-79-36-281-031
2G1
$2,127,270
08-19-36-226-003
201
$500,230
08-19-36-233-021
402
$0
08-19-36-282-005
201
$2,916,760
08-19-36-226-007
201
$326,710
08-19-36-233-022
201
$998,360
08-19-36-282-006
2G1
$3,301,410
08-19-36-226-009
201
$301,100
08-19-35-234-002
4G5
$760,250
08-19-36-282-007
202
50
08-19-35-226-012
201
$335,330
08-19-36-234-004
405
$235,950
08-19-36-283-009
201
$792,730
08-19-36-226-013
201
$299,370
0S-19-36-234f007
405
$111,200
06-19-36-283-G14
201
S350,000
08-19-36-226-020
201
$689,550
08-19-36-235-003
405
$114,300
08-19-36-283-016
201
$747,080
08-19-36-226-021
201
$55,550
08-19-36-235-004
405
$114,300
08-19-36-283-019
201
$198,420
08-19-36-226-022
201
$947,240
OS-19-35-235-005
405
$114,300
08-19-36-283-G20
201
$237,980
08-19-36-227-002
201
$818,680
08-19-36-235-006
405
S109,220
08-19-36-283-021
201
$290,020
08-19-36-227-003
201
$653,940
08-19 35-235-007
405
$104,140
08-19-36-283-022
201
$307,740
08-19-36-227-005
201
$203,200
09-19-36-235-008
405
$104,140
08-19-36-283-024
2G1
$1,315,660
08-19-35-227-005
201
$278,380
08-19-36-235-009
4GS
$104,140
08-1936-283-025
202
$268,480
08-1936-227-0,37
201
$164,G80
08-19-35-235-010
405
$104,140
08-19-36-284-001
201
$105,370
08-19-35-227-009
201
$237.410
09-19-36-235-011
405
$81,280
08-19-35-284-002
201
$107,590
08-19-35-227-023
201
$407,510
08-19-36-235-012
405
$0
08-19-36-284-009
201
$415,490
08-19-36-227-024
201
$1,325,000
08-19-36-235-013
4G5
$220,960
08-19-36-284-010
202
$191,400
08-19-36-227-027
202
$183,900
08-19-36-280-002
201
$258,040
08-19-56-285-001
201
$4,874,880
08-19-36-227-028
201
$508,000
08-19-36-281-003
202
5262,550
08-19-36-285-002
201
$160,570
08-19-36-228-001
201
$819,200
03-19-36-281-004
201
$239,020
08-19-36-285-006
201
$289,670
08-19-36-228-002
201
$379,750
08-19-36-281-005
201
$267,440
09-19-36-285-007
201
$0
08-19-35-228-003
201
$231,330
08-19-35-281-017
2G1
$494,180
08-19-36-285-008
201
$254,000
08-19-36-228-004
2G1
$300,000
08-19-36-281-022
201
$175,190
08-19-35-285-009
201
$234,760
08-19-36-228-005
201
5751,310
08-19-36-281-028
201
$294,880
08-19-36-285-Gi0
201
$1G3,290
08-1936-230-003
201
$877.050
09-19-36-281-029
201
$1,071.450
08-19-36-285-012
201
$262,060
08-19-35-230-004
402
$0
08-1936-281-030
201
S454,460
08-19-36-285-013
201
$563,160
08-19-36-232-001
201
$1,093,010
08-19-36-427-001
201
$607,400
Total
2014 Value
$42,36G,930
Development & TIF Plan I Chapter Three: TIF Plan 20
2014 Personal Property Values
08-99-00-000-106
2,700
08-99-00-007-153
1,220
08-99-00-011-074
-
08-99-00-014-012
10,000
08-99-00-000-174
59,800
08-99-00-007-154
-
08-99-00-011-099
2,670
08-99-00-014-017
557,390
08-99-00-000-176
-
08-99-00-007-194
-
08-99-00-011-101
-
08-99-00-014-018
-
08-99-00-001-015
21,370
08-99-00-007-234
-
08-99-00-011-102
-
08-99-00-014-049
50,000
08-99-00-001-042
790
08-99-00-008-014
520
08-99-00-011-103
-
08-99-00-014-050
-
08-99-00-001-043
-
08-99-00-008-018
-
08-99-00-011-108
-
08-99-00-014-055
500
08-99-00-001-149
-
08-99-00-008-041
15,040
08-99-00-011-137
39,620
08-99-00-014-103
-
08-99-00-001-210
-
08-99-00-008-046
-
08-99-00-011-150
-
08-99-00-014-104
-
08-99-00-002-030
2,440
08-99-00-008-047
-
08-99-00-012-021
-
08-99-00-014-109
2,500
08-99-00-002-072
3,010
08-99-00-008-048
127,840
08-99-00-012-024
520
08-99-00-014-110
-
08-99-00-002-103
421,630
08-99-00-008-054
3,390
08-99-00-012-025
77,450
08-99-00-014-113
2,500
08-99-00-003-176
-
08-99-00-008-103
-
08-99-00-012-028
72,500
08-99-00-014-117
15,000
08-99-00-004-094
-
08-99-00-009-003
214,130
08-99-00-012-030
520
08-99-00-014-135
-
08-99-00-004-098
-
08-99-00-009-046
1,370
08-99-00-012-042
19,520
08-99-00-015-044
-
08-99-00-004-112
-
08-99-00-009-051
3,940
08-99-00-012-043
-
08-99-00-015-046
-
08-99-00-004-114
-
08-99-00-009-054
-
08-99-00-012-045
1,040
08-99-00-015-047
-
08-99-00-004-115
29,950
08-99-00-009-055
-
08-99-00-012-112
-
08-99-00-015-084
-
08-99-00-004-146
-
08-99-00-009-073
-
08-99-00-013-005
-
08-99-00-015-086
-
08-99-00-004-166
2,160
08-99-00-009-074
95,280
08-99-00-013-007
-
08-99-00-015-087
-
08-99-00-004-169
1,870
08-99-00-009-075
1,560
08-99-00-013-008
-
08-99-00-015-088
-
08-99-00-005-082
-
08-99-00-009-103
100,070
08-99-00-013-009
75,840
08-99-00-015-091
-
08-99-00-005-109
5,110
08-99-00-009-104
13,520
08-99-00-013-010
17,110
08-99-00-015-092
-
08-99-00-005-153
-
08-99-00-009-105
305,740
08-99-00-013-012
1,020
08-99-00-015-145
-
08-99-00-006-144
750
08-99-00-009-155
-
08-99-00-013-013
-
08-99-00-015-148
-
08-99-00-006-145
-
08-99-00-010-041
53,960
08-99-00-013-034
2,030
08-99-00-015-149
-
08-99-00-007-069
4,590
08-09-90-010-042
-
08-99-00-013-035
75,000
08-99-01-001-120
128,350
08-99-00-007-075
-
08-99-00-010-043
106,690
08-99-00-013-042
510
08-99-01-001-140
-
08-99-00-007-076
-
08-99-00-010-099
8,210
08-99-00-013-082
1,020
08-99-01-001-470
46,390
08-99-00-007-077
-
08-99-00-010-149
-
08-99-00-013-108
-
08-99-01-001-650
5,780
08-99-00-007-078
3,980
08-99-00-011-004
10,690
08-99-00-013-111
-
08-99-01-001-663
-
08-99-00-007-151
-
08-99-00-011-037
-
08-99-00-013-129
32,010
08-99-01-001-836
110,990
08-99-00-007-152
-
08-99-00-011-067
35,670
08-99-00-013-135
-
08-99-01-001-861
41,460
21 Development & TIF Plan I Chapter Three: TiF Plan
08-99-01-001-935
-
08-99-01-900-048
-
08-99-01-001-950
40,150
08-99-01-910-037
-
08-99-01-001-958
-
08-99-01-920-010
690
08-99-01-002-392
-
08-99-01-920-179
-
08-99-01-002-397
-
08-99-01-930-027
-
08-99-01-002-450
1,800
08-99-01-930-158
1,280
08-99-01-002-554
-
08-99-01-940-016
2,620
08-99-01-002-780
4,490
08-99-01-940-040
-
08-99-01-002-860
-
08-99-01-950-068
-
08-99-01-003-640
76,260
08-99-01-950-099
-
08-99-01-003-705
69,030
08-99-01-950-111
-
08-99-01-003-719
307,370
08-99-01-960-165
-
08-99-01-003-865
-
08-99-01-960-168
-
08-99-01-004-835
-
08-99-01-970-284
41,630
08-99-01-004-970
-
08-99-01-970-303
1,480
08-99-01-005-065
-
08-99-01-970-318
830
08-99-01-005-697
3,560
08-99-01-970-438
2,650
08-99-01-010-290
-
08-99-01-970-798
-
08-99-01-013-695
2,550
08-99-01-970-803
-
08-99-01-850-089
-
08-99-01-970-888
76,920
08-99-01-860-104
-
08-99-01-980-239
-
08-99-01-860-230
5,600
08-99-01-980-244
-
08-99-01-880-017
15,230
08-99-01-980-373
-
08-99-01-880-196
37,860
08-99-01-980-378
-
08-99-01-890-046
1,440
Personal
08-99-01-890-054
-
PropertyTotal:
3,749,070
08-99-01-890-056
2,290
08-99-01-890-057
-
08-99-01-890-059
5,110
08-99-01-890-060
-
08-99-01-890-136
-
08-99-01-900-024
-
08-99-01-900-030
-
Development
& TIF Plan
I Chapter Three: TIF
Plan 22
When developing the TIF Plan, the city must include the following
• A Development Plan: The Development Plan for this project is
described in ChapterTwo: Development Plan.
• A detailed explanation of the tax increment procedure: Tax
Increment Financing is a method of funding public investments in
an area slated for (re)development by capturing, for a time, all or a
portion of the increased tax revenue that may result from increases
in property values, either as a result of (re)development or general
market inflation. The concept of tax increment financing is applied
only to the Development Area for which a development plan has
been prepared by the Authority and adopted by the community's
legislative body.
"Captured Assessed Value" can be described as the amount in any
year of the Plan in which the current assessed value exceeds the
initial assessed value. Current assessed value for this purpose
includes the amount of local taxes paid in lieu of property taxes.
"Initial Assessed Value" represents the assessed value as equalized
for all properties in the Development Area at the time of resolution
adoption. (See 2014 Base Property Values for all CIA Parcels, on
page 18). It is relevant to mention that the value of tax-exempt
property is represented as a zero value, since no tax increment will
be collected for that site, regardless of increases in actual property
value. The taxable difference between the initial assessed value
(base year total) and any incremental increase in the value can be
captured and (re)invested by the CIA. The estimated capture for
the Birmingham CIA is shown in the Estimated Captured Assessed
Value (right).
For this plan. historic trends have been used to project future
values for tax increment. Given the average growth rate over the
Past six years, TIF projections assume a future increase in taxable
value of 6% for the vears 2022 and bevond. The Citv expects this
value to increase significantly when new developments are
completed.
Tax
% Value
Year
Taxable Value iii
Increase
Base Value
Captured Value
Base Year 2014(A)
$ 46,110,000
$ 46,110,000
$ -
2015(A)
48,800,480
5.83%
46,110,000
2,690,490
2016(A)
54,239,550
11.15%
46,110,000
8,129,550
2017(A)
54,297,220
0.11%
46,110,000
8,187,220
2018(A)
59,052,170
8J60A
46,110,000
12,942,170
2019(A)
61,431,850
4.03%
46,110,000
15,321,850
2020(A)
66,262,290
7.86%
46,110,000
20,152,290
2021(A)
67,586,450
2,00%
46,110,000
21,476,450
2022
71,641,637
6.00%
46,110,000
25,531,637
2023
75,940,135
6.00%
46,110,000
29,830,135
2024
80,496,543
6.00%
46,110,000
34,386,543
2025
85,326,336
6.0046
46,110,000
39,216,336
2026
90,445,916
6,00%
46,110,000
44,335,916
2027
95,872,671
6.00%
46,110,000
49,762,671
2029
101,625,031
6.00%
46,110,000
55,515,031
2029
107,722,533
6.00%
46,110,000
61,612,533
2030
114,185,885
6.009%
46,110,000
68,075,885
2031
121,037,038
6.00%
46,110,000
74,927,038
2032
128,299,260
6.00%
46,110,000
82,189,260
2033
135,997,216
6.009/
46,110,000
89,887,216
2034
144,157,049
6.00%
46,110,000
98,047,049
2035
152,806,472
6.00%
46,110,000
106,696,472
2036
161,974,860
6.00%
46,110,000
115,864,860
2037
171,693,352
6,00%
46,110,000
125,583,352
2038
181,994,953
6.00%
46,110,000
135,894,953
2039
192,914,650
6.00%
46,110,000
146,804,650
2040
204,489,529
6.00%
46,110,000
158,379,529
Notes
IA)-Actualvalues
a) 2022 -2040 assume 6%growth/year
23 Development & TIF Plan ( Chapter Three: TIF Plan
the CIA must submit to the
and Development Plan which
ake use of tax increment financing
Financing of resolution.
In order to body a Tax Increment Following approval the amount of
City governing by resolution. the CIA
the city must approvemust
transfer to vatue The transmitted
al and county treasurers
a result of increase Tax increment revenues
municipal aid to them as revenue�'-
certain taxes p tax increment
are denominated ' lainedbell property taxes
funds limited as exp ad valorem P
are additionally mount is the levy of oil taxing
revenues" means the th lication of
value of real and personal property
the
'Tax increment
and specific local taxes att{ bed gssesle osede aP not include any f
jurisdictions upon the rea to
rnent Area. T°X In MCL
revenues o
in the DevelaP act, 1993
pA 331, MCL 211.901
fallowing education tax
a. Taxes under the state the captured
211.906. ortfan of
local or intermediate school er to d(stric s. ithin the jurisdictional
b. Taxes levied by perry taxes attributabiur?Sdict onsaw that may be
c. Ad valorem P with taxing 1 Property
assessed value shared or to a portion °f value is P
° the authority en c local taxes attributable
area f captured assessed value orsp f Wanting Plan
excluded from cap ertytaxes.
valorem proP b the tax increment tax increment
to the ad ertY taxes excluded Y o the amount °f local taxes
valorem Prop the determination f ar specifc
d. of the authority
of the authority f rt a sal t0 erty taxes.
revenues to be valorem Prof capture under section 18(s) °r
exempted from caP ertytaxes.
attributabletothe Property taxesexemp rincipal
e Ad volorem I arattributable levied for the P°Yment °f Principal
specific local taxes ,i tally d valoremthe p electors or ablig
At valorem Property taxes sp f raved by
obI gations approve of the local govern
unit or
f' and interest °f taxing PpAer al taxes.
the unlimited valorem property the following specific
pledging ore of
specific taxes perrypaxes levied under 1 of more of
g Ad valorem p valorem P 1 to 123.1183
to 2008 pA491 MCL 123. NICL 123.1201 to
local taxes attribu. aau[horities act 2010 pA 296,
The zo°logic institute
authorities act
it. The art
120.1229.
24
Development & TIF Plan l Chapter Three TtF Pfan
ut e co utvui o°nnthat3 rs Uc3lt42a 70� ` C(med t° cO( cT ttonde tt°f
ththeasstiog5aandbuion
ltin2fl3�lelsi\\\ikafybecessitateafs°Sbe t 1he
e sum
h as 13 j9i scud s e deVef° men
of patting uctu 460 knnstructuTe
2p3� w\\\ Gkety accelerate
cOnsttuct(onl0 ^ent \yeva P N1th n
ersht ment
eli
ma1°r Chan one pdeve ark ubl cr nvate a Mal°t�new auTe. 4\an is shOWn °O
m°re throw h meot from alkmgstru t p\nanctng vepe^ding be
el #mcdtea )sea Mcfeto anYb°ndsf°tarts. %sAaa\n offs- tUreetf s 61" -,he OM be
T1ct,
repaYm of the PTog ased up°� Tembnt capve\opn`ent in
Maio. iron,
`ynd acquls cDn51ruC
parkin $� �z5
d Costs
Cst�mate (1ryz1
ss
Est(n aced Co
zl EsCitT+ated CO^ is(z
Costs
Esi(mated (i3ai
Esrtnated Costs
,t Est(matedCOsrsstz
-iota\
an�,aisl<�6n aonstruct
$t3 �g1
stand aaWeincn aloe\nc�ea5e
��� ASs�me`� ESahan�al constNct+e
(Z7 Assames
. The d,,d oe t a(c2o4I an vote mal° n CO ded be arceX lament \ana so°net than
be eFfed XNltY ax of
aqua\ ed o! shorta5go! park ngtia{eas(b\o f Patti pp stl \, need to be. pate this
e( pa meat °Y bond
also a a c nsttucatbo^ded deb in older to
term
deve Men lion mtete t on lance 5et avd a^dng on this
lop u s
pawnged°tP!mcipa\ nd Y the full ba inctetnent loP0ent ateaing
act fun to x tax
sufficient ds a ttn\ of\n Which <he ae enues o Jurisdiction
on
es �VOM
pp Stateme^t es of a\\ tax of ,nc ent fna 1pX �oPtu nctefnent t to c1 nt e
Ton
a55Q55ed vale impa� °f oan the �tirne Yo capture t es, sucb as ro\\e%` lh
tad: 3h sho N^ s e\igib\ a\ autho Community
\off s The UA � and region nd County
s
\iab�e lne pakgana Go SMART and Oak\a
O
the city, uthTitY,
Met<oparkP f\F plan l Chapter`fhtee��`FP\an
beve\Opment �
155
evit of Parting
s for deue\o ev \ t ent Area
5e \oe on roue aTe
p u{edrnthe al\ of the ca shy\
,Ni\\ Pay the abmorenen<rej she u5e of PaU ed y{ Yoe C\A antr�,Pathe
GA rovid for to bcng p\anr lb the eosrs o
k2,0 %esfrOmth Mali P Orton1 tiinan 5 to Pay
the puthyyxue, but ttoe tax inure ent reienu
e
assessed stated \n red tax inoren
usm g a�yof tof Papkngfa \it es
de\1e\oPn'en
26
�QveloPn`ent �TEF Plan 1
Chapt2rthree�1if Flan
City of Birmingham
Oakland
County
Huron -Clinton
Oakland
Operating
Refuse
Library
Operating
Parks & Rec
Metro Park
Community
Total
Fiscal
Captured
Levy
Levy
Levy
Levy
Levy
Authority
College
SMART
Mills
Year
value hl
10.8929
0.7930
1.3380
4.0132
0.3470
OPTOUT
1.5057
0.9851
19.8749
2015
2016
-
-
-
-
-
-
-
-
-
-
2017
-
-
-
-
-
-
-
-
-
-
2018
-
-
-
-
-
-
-
-
-
-
2019
-
-
-
-
-
-
-
-
-
-
2020
-
-
-
-
-
-
-
-
-
-
2021
-
-
-
-
-
-
-
-
-
-
2022
-
-
-
-
-
-
-
-
-
-
2023
25,531, 637
278,114
20,247
34,161
102,464
9,859
-
38,443
25,151
507,439
2024
29,830,135
324,937
23,655
39,913
119,714
10,351
-
44,915
29,386
592,871
2025
34,386,543
374,569
27,269
46,009
138,000
11,932
-
51,776
33,874
683,429
2026
39,216,336
427,180
31,099
52,471
157,383
13,608
-
59,048
38,632
779,421
2027
44,335,916
482,947
35,158
59,321
177,929
15,385
-
66,757
43,675
881,172
2028
49,762,671
542,060
39,462
66,582
199,708
17,268
-
74,928
49,021
989,029
2029
55,515,031
604,720
44,023
74,279
222,793
19,264
-
83,589
54,688
1,103,356
2030
61,612,533
671,139
48,859
82,438
247,263
21,380
-
92,770
60,695
1,224,544
2031
68,075,885
741,544
53,994
91,086
273,202
23,622
-
102,502
67,062
1,353,002
2032
74,927,038
816,173
59,417
100,252
300,697
26,000
-
112,818
73,811
1,489,168
2033
82,189,260
895,279
65,176
109,969
329,942
28,520
-
123,752
80,965
1,633,503
2034
89,887,216
979,132
71,281
120,269
360,735
31,191
-
135,343
88,548
1,786,499
2035
98,047,049
1,068,017
77,751
131,187
393,482
34,022
-
147,629
96,586
1,948,674
2036
106,696,472
1,162,234
84,610
142,760
428,194
37,024
-
160,653
105,107
2,120,582
2037
115,864,860
1,262,104
91,881
155,027
464,989
40,205
-
174,458
114,138
2,302,802
2038
125,583,352
1,367,967
99,598
168,031
503,991
43,577
-
189,091
123,712
2,495,957
2039
135,894,953
1,480,181
107,757
181,814
545,333
47,152
-
204,602
133,860
2,700,699
2040
146,804,650
1,599,128
116,416
196,425
589,156
50,941
-
221,044
144,617
2,917,727
2041
158,379,529
1,725,212
125,595
211,912
635,609
54,958
-
238,472
156,020
3,147,778
Totals
16,802,637
1,223,228
2,063,906
6,190,484
535,259
-
2,322,590
1,519,548
30,657,652
ai 2022-2041 assume 6% growth/year.
27 Development & TIF Plan I Chapter Three: TIF Plan
f i ha
city of
V
Qe�eiQp�ent &TtF 4tan 1
Chapter �hr�e.itF P\an