The document discusses the history and evolution of downtown Ferndale from the 1920s to present day. It summarizes the decline in the 1970s-1990s and subsequent revitalization efforts beginning in 2001 through programs like the National Trust Main Street Center. Statistics show $57.5 million reinvested since 2000, reduced vacancy rates, and job and property value growth. The document outlines the DDA's role and impact through business assistance, physical improvements, promotions, and community building. It proposes amendments to the development plan including projects around development, streetscapes, and traffic/parking to continue revitalizing downtown Ferndale.

1. THE ORIGINAL TIF DISTRICT
& DEVELOPMENT PLAN
AMENDMENT

2. EVOLUTION
Thriving Downtown Ferndale: 1920’s-60’s

3. EVOLUTION
• 1970s – late 1990s Rapid Decline and
Disinvestment:
– 30% vacancy rate
– “Fabulous Ferndale” – the butt of jokes
– Properties abandoned and neglected
– Sense of Place Lost
– Quality of Businesses Drove Residents
to Look Elsewhere
– Empty Streets

4. EVOLUTION
• In 1980, the National Trust for Historic
Preservation developed a downtown
revitalization program: the National
Trust Main Street Center (NTMSC)
• Now includes over 2,000 downtown
revitalization programs across the US.
• Locally, Main Street Oakland County
administers the program and its services
to 11 communities in the County.
• Ferndale was accepted into the program
in 2001.

5. 2000-2010
STATISTICS
THE PAST 10 YEARS
• $57.5 million reinvestment
• 1244 Net New Jobs
• Reduced Vacancy Rate From 30% In 2000 To Less Than 5% Today
• Over 75% of Downtown Buildings Renovated (172) with 122,002
square feet of new buildings/additions
• 17,647 Volunteer Hours Valued at $370,500
268% Increase in Property Values
Since 1981

6. EVOLUTION
• In 2010, the National Main Street Center awarded the
City of Ferndale its “Great American Main Street”
award.
• This recognition is given to only five communities
across the US each year,
• Award is notable as it comes at a time when Michigan’s
economy is struggling
• The Ferndale Downtown Development Authority is the
first Main Street Oakland County program participant
to bring home the GAMSA and only the third in
Michigan to be so honored since the award began in
1995.

7. 2011
STATISTICS
$1, 941,755 in 32 Building
34 New
Public & 154 New Jobs Rehabilitations Public
Businesses (20
Private (86 Net) or Improvements
Net)
Reinvestment Modifications

8. WHAT THE
DDA DOES
Business Start Up & Assistance
• Guide New Business Start-ups in Downtown
• BUILD Grant & MSOC Design Assistance
• Track and List Available Properties Online
• Provide Location Assistance
• Provide Consultation Services & Insights
• Offer Networking Events For Every Stage Business
• FREE Marketing, Promotions & Consultations
• Resource on State & Federal Financial Incentives and Business
Planning

9. IMPACT OF
THE DDA
• Increased Occupancy
Rate by over 25%

10. WHAT THE
DDA DOES
Public/Private Physical Improvements & Maintenance
• Streetscape Plans, Projects & Improvements
• Landscape & Flower Installations & Maintenance
• Planting Of More Than 40 New Trees On Woodward Ave
• Design Guidelines & Façade Grants For Façade Improvements
• Long Term Planning For Capital Improvement Projects
• Wayfinding, Directional And Historical Signage
• Develop Programs To Encourage Buy-in By Businesses To Improve
Their Visuals, i.e. Pimp Your Pot
• Encourage Environmental Sustainability
With Financial Incentives

11. IMPACT OF
THE DDA
• Physical Building
Improvements
– Since 2000 over 75% of
downtown buildings
rehabilitated

12. IMPACT OF
THE DDA
• Environment
Improvements
– Landscaping
– Maintenance
– Pocket Parks
– Bike Racks
– Benches
– Banners
– Holiday Decor

13. IMPACT OF
THE DDA
• Complete Streets/Capital Improvements to
Streetscapes, Infrastructure (See Capital Plan
List)

14. WHAT THE
DDA DOES
Promotions & Marketing
Communicate Assets For Downtown Ferndale & Its Businesses
• Regularly Distribute Press Releases & Media Alerts
• Maintain & Update Social Media
• Maintain & Update www.downtownferndale.com
– More Than 13,000 Unique Visitors In A Given Month
• Bi-weekly Eblast Newsletters To More Than 2000+ Consumers
& Businesses
• Develop, Promote and Execute Special Events
• Promote Engagement and Collaboration:
– Third Party Event Organizers
– Business to Business

15. IMPACT OF
THE DDA
• A New Downtown Identity to be Proud Of

16. IMPACT OF
THE DDA
• 36 DDA-run Special Events & over 50 that we
support and promote

17. WHAT THE
DDA DOES
Grass-Roots
Community Building
• Recruit volunteers for jobs
big and small
• Train & honor volunteers
to make them partners
and vested in their
community
• Engage non-profits and
build partnerships for
better business
• Fundraise to leverage tax
dollars

18. IMPACT OF
THE DDA
• Over 40 volunteers = Community Driven
Programming to Meet Community Needs
Value of DDA services to the community is over
$747,000 per year.

19. WHERE
REVITALIZATION
STARTED
• The DDA was created by the City Council on July
14, 1980
• DDA’s primary purpose is to correct and prevent
deterioration and promote economic growth
within Ferndale’s downtown business district.
• City Established DDA TIF District In 1981
• Reinvestment Tool Dedicated to the Economic
Growth of Downtown Ferndale
• The 1981 TIF Plan has been updated and
amended three times in the past 30 years.

20. TIF DISTRICT
MAP
Green Shaded Area
Is TIF District

21. AMENDMENT
BACKGROUND
• The TIF Plan must be updated to continue revitalization
efforts.
• Currently, the Plan and its projects expires in 2013 or
as amended by Council.
• This TIF Plan updates the DDA’s goals, objectives and
recommended actions that will lead to planning and
prioritizing future projects.
• Through this TIF Plan update, the DDA will ensure that
the development, redevelopment and other
improvements within the downtown district occur in
an orderly manner, so as to continue positive
improvements downtown.

22. WHAT IS TIF?
TAX INCREMENT FINANCING (TIF)
• NOT A NEW TAX – WILL NOT INCREASE TAXES
A PROPERTY PAYS
• TIF is the ability to capture the incremental
increase in property taxes that results from
improvements in the district.
• The captured revenues from multiple taxing
jurisdictions are used to finance public
improvement projects within the district, as a
means for jumpstarting economic growth.

23. WHAT IS TIF?
• Collects Percentage of City & Non-City Tax
Revenue That Increases As Property Values
Rise Each Year within Defined Commercial
District
• The City General Fund Continues To Receive
Base Amount of Tax Revenue From District
($140,776 annually)

24. WHAT IS TIF?
• BONUS!! Oakland County & TIF REVENUE
Other Taxing Authorities CITY COUNTY
Invest Their Portion of
Increased Tax Revenue In TIF
District. 22%
– This Portion Would Otherwise
Leave The City.
• Equal to over @$100,000
annually or more than $1
million in 10 years. 78%

25. DDA REVENUE
FUNDS
FYE 2012 DDA REVENUE
16%
Local TIF
3%
County TIF
5%
1.3794 LEVY from TIF Area
61% 1.3794 LEVY from NON-TIF
15% Area
GRANTS, SPONSORSHIPS &
FEES

26. RETURN ON
INVESTMENT
165% Return on Investment

27. WHAT’S IN THE
DEVELOPMENT
& TIF PLANS?
• What’s Working & What Needs Work
• Best Practices for Downtowns
• Development & Redevelopment Opportunities
• Streetscape Projects
• Traffic & Parking Improvements that Will
Stimulate Economic Growth
• Program Goals
• Property Value Analysis

28. COMMUNITY
OUTREACH &
RESEARCH
• Traffic & Streetscape Analysis
• Stakeholder Meetings
• Community Forums
• Stakeholder & Consumer
Surveys
• Monthly Meetings with
Advisory Committee
• County Meetings

29. PRINCIPLES FOR
A HEALTHY
DOWNTOWN
• Downtown buildings frame the public realm and
provide the physical context for human activity.
• Circulation and parking in the downtown are
important for visitors, residents and business
owners. Pedestrian, bicycle, and automobile flow
should be intuitive, convenient and employ
common sense design.
• Streetscape elements include
plantings, pedestrian amenities, and gathering
spaces.

30. PRINCIPLES FOR
A HEALTHY
DOWNTOWN
• Signs convey a great deal of information to
downtown visitors, and go beyond simply
identifying businesses or the locations of
downtown features
• Land uses make downtown amenable for
living, working and playing. Successful
downtowns have a good variety of pedestrian-
oriented uses that generate pedestrian traffic
throughout the day and week.

31. WHAT’S
WORKING
DOWNTOWN
TODAY?
--JUST A
SAMPLE
• The intersection of Nine Mile Road and Woodward Avenue is full of
entertainment and dining opportunities.
• Most of the businesses in this area appear to be viable.
• The historic Magic Bag Theater has been serving Ferndale residents since 1921
and has adapted to the changing times by offering live music and film events.

32. WHAT’S
WORKING
DOWNTOWN
TODAY?
--JUST A
SAMPLE
• The pedestrian crossing at Woodward and Nine
Mile features landscaping and historic markers that
provide refuge for those stopping at the midpoint
across Woodward Avenue
• The alley from Troy to W. Nine Mile provides an
appealing link between the rear parking area and
the main business area
• The alley from E. Nine Mile, just east of Woodward
Avenue provides an enticing respite

33. WHAT NEEDS
WORK
DOWNTOWN
TODAY?
--JUST A
SAMPLE
• The automobile collision shop on Vester may not be
the best use for this part of downtown and may be
limiting redevelopment potential on the north side
of the street.
• The vacant alleyway between Nine Mile and
Withington is very large and offers no good use in
its current form

34. WHAT NEEDS
WORK
DOWNTOWN
TODAY?
• Limited availability of secure --JUST A
and visible bicycle parking
• Blockages in/on the sidewalk
SAMPLE
impede pedestrian
circulation
• Lack of bus stop
amenities, such as
furniture, wayfinding
signage, or shelter may
deter riders

35. DEVELOPMENT
PLAN
PROJECTS
• Although Downtown Ferndale has come a long
way over the past ten years, there are abundant
opportunities to further enhance and improve
the City.
• By continuing to strengthen the downtown, these
improvements will benefit businesses and
residents throughout the City.
• The projects are broken into three components:
Development, Streetscape, and Traffic & Parking.

36. DEVELOPMENT
-RELATED
PROJECTS
• Create a redevelopment facilitation program to
encourage the redevelopment of specific properties
in the TIF district, leveraging private investment.
– Budget: many of these tasks are reflected in the DDA
operating budget, approximately $560,000.
– Priority: High
• Potential Redevelopment Sites include those detailed
in the Existing Development chapter, to be prioritized
by the DDA as market conditions, community
needs, and funding allows.

37. Development
-Related
Projects
• Program may include a variety of activities:
– DDA purchase and redevelopment of property
– Facilitating and/or participating in a public/private
partnership,
– Facilitating “shovel-ready permitting,” and/or
– Marketing available properties to the private sector

38. Development
-Related
Projects
• Program would include DDA involvement
and/or assistance, some of which the DDA
currently provides, such as
– Design assistance
– BUILD program
– Market data
– Incentives for specific development needs
(i.e., floor area bonus, parking reduction, etc.)
– Site acquisition
– Preparation of site plans & permitting
– Tenant relocation assistance

39. STREETSCAPE
PROJECTS
• Create a comprehensive streetscape program
– Special attention will be given to streetscape amenities
that improve the safety, ease, and comfort of mass transit
– Program will include lights, benches, receptacles, pocket
parks, LED lighting, and alley enhancements
– Budget: $2,000,000
– Priority: Medium

40. STREETSCAPE
PROJECTS
• Create a public art program throughout
downtown
– Budget: Low cost/no cost
– Priority: High
• Implement streetscape projects along the
Woodward Avenue corridor in conjunction with
the Woodward Avenue Action Association’s 2010
Non-Motorized Transportation Plan
– Budget: State, Federal Grants, Local match
– Priority: High

41. STREETSCAPE
PROJECTS
• Redesign Nine Mile and Livernois intersection to
improve the pedestrian experience, provide clarity for
motorists, enhance safety
– May include developable retail site as market conditions
and community needs warrant, and/or a pocket park
– Budget: $50,000—$250,000
– Priority: High
• Implement all components of wayfinding plan (2010)
to help identify businesses, history, and culture.
– Budget: $50,000—$100,000
– Priority: Medium

42. TRAFFIC &
PARKING
PROJECTS
• Support the study needed to implement a Complete
Streets Plan, including a “road diet”, for Woodward
Avenue
– Refer to the “Woodward Avenue Non-motorized Transportation
Master Plan, Eight Mile Road to Maple Road,” January 2010
– Budget: State, Federal Grants, and Local match
– Priority: High
• Work with MDOT to improve pedestrian crossings of
Woodward Avenue, specifically at
Cambourne, Withington/Vester, and Pearson
– Budget: Assume 20% local share—$750,000 per crossing
– Priority: High

43. TRAFFIC &
PARKING
PROJECTS
• Support development of the City’s non-motorized
transportation network plan
– Refer to Complete Streets Ordinance approved in 2010
– Budget: Low cost/no cost for bike routes
– Priority: Medium
• Develop a “road diet” plan for West Nine Mile
Road, between Pinecrest and Livernois.
– Not in the current TIF area, but impacts the downtown area
considerably in both appearance and function
– This project may also include the reopening of Livernois north of
Nine Mile to re-establish the connection between the
neighborhood and Downtown
– Budget: $1,250,000
– Priority: Medium

44. TRAFFIC &
PARKING
PROJECTS
• Build parking structures in downtown area as
appropriate
– Budget: $8,500,000 for Withington; $6,750,000
for City Hall/Library
– Financing of these structures through a
public/private partnership would reduce the
DDA’s share of construction and financing cost
– Priority: Medium

45. TRAFFIC &
PARKING
PROJECTS
• Provide a more complete and identifiable
system of wayfinding signage for the City’s
major public parking facilities
– Budget: DDA Operating budget; refer to Capital Improvements
Plan and Wayfinding Budget Compilation
– Priority: Medium
• Develop an incentive program to consolidate
private parking lots that will facilitate shared
parking and allow for redevelopment of
properties
– Budget: Low cost - DDA Operating budget
– Priority: Medium

46. TRAFFIC &
PARKING
PROJECTS
• Conduct traffic studies to identify specific plans
for improving traffic flow and safety at the
following locations:
– Withington (Funded in conjunction with parking
garage project)
– W. Troy and W. Saratoga (west of Allen Street – to
evaluate parking intrusions as well as truck
loading/unloading)
– Allen Street (just south of W. Nine Mile – to study
optimum traffic control)
– Paxton (to study optimum traffic control)
– Budget: Low cost (DDA Operating budget)
– Priority: Medium

47. TIF
PROCEDURES
• This plan is a continuation and renewal of the 1981 DDA TIF
Plan.
• Its duration is 20 years past the issuance of the last bond
• The initial assessed value in the district remains
$5,702,600.
• Growth of the District is projected over the next 20 years
• In County’s 2012-2014 Triennial Budget, property values
projected to decline by 3% in 2012, by 1% in 2013, and
bottom out with no change in 2014.
• This plan projects property values in the TIF district to make
similar changes, and then increase by a modest 2% for the
remainder of the 20-year extension time.

48. 20-year Projection of TIF District Capture
Chart will be broken out on next three slides
TIF District 20-year projection of tax revenue by jurisdiction, assuming 2% annual growth in Taxable Value
City Non-City
Headlee Total Non-
Taxable Override City Total
Value Library Refuse City Operating Increase Total City County HCMA Revenue Revenue
Year Capture1 (1.9601) Debt (6.000) (2.1815) (14.5448) (3.7800)3 Revenue2 (6.6059)* (0.2146) (6.8205) Capture4
2012 $21,032,575 $30,048 $91,980 $33,442 $222,971 $57,947 $436,389 $101,268 $3,290 $104,558 $540,947
2013 $20,822,249 $29,636 $90,718 $32,984 $219,912 $57,152 $430,402 $99,879 $3,245 $103,124 $533,526
2014 $20,822,248 $29,636 $90,718 $32,984 $219,912 $57,152 $430,402 $99,879 $3,245 $103,124 $533,525
2015 $21,238,692 $30,452 $93,217 $33,892 $225,969 $58,726 $442,257 $102,630 $3,334 $105,964 $548,221
2016 $21,663,464 $31,285 $95,765 $34,819 $232,148 $60,332 $454,348 $105,436 $3,425 $108,861 $563,209
2017 $22,096,733 $32,134 $98,365 $35,764 $238,449 $404,712 $108,298 $3,518 $111,816 $516,528
2018 $22,538,666 $33,000 $101,016 $36,728 $244,877 $415,622 $111,217 $3,613 $114,830 $530,452
2019 $22,989,439 $33,884 $103,721 $37,711 $251,434 $426,750 $114,195 $3,710 $117,905 $544,655
2020 $23,449,226 $34,785 $106,480 $38,714 $258,121 $438,100 $117,232 $3,808 $121,041 $559,141
2021 $23,918,210 $35,704 $109,294 $39,737 $264,942 $449,678 $120,330 $3,909 $124,240 $573,917
2022 $24,396,573 $36,642 $112,164 $40,781 $271,900 $461,487 $123,491 $4,012 $127,502 $588,989
2023 $24,884,504 $37,598 $115,091 $41,845 $278,997 $473,532 $126,714 $4,116 $130,830 $604,362
2024 $25,382,193 $38,574 $118,078 $42,931 $286,236 $485,818 $130,001 $4,223 $134,225 $620,043
2025 $25,889,836 $39,569 $121,123 $44,038 $293,619 $498,350 $133,355 $4,332 $137,687 $636,037
2026 $26,407,631 $40,584 $124,230 $45,168 $301,151 $511,133 $136,775 $4,443 $141,219 $652,351
2027 $26,935,783 $41,619 $127,399 $46,320 $308,832 $524,171 $140,264 $4,557 $144,821 $668,992
2028 $27,474,498 $42,675 $130,631 $47,495 $316,668 $537,470 $143,823 $4,672 $148,495 $685,965
2029 $28,023,986 $43,752 $133,928 $48,694 $324,660 $551,035 $147,453 $4,790 $152,243 $703,278
2030 $28,584,465 $44,851 $137,291 $49,917 $332,812 $564,871 $151,155 $4,910 $156,066 $720,937
2031 $29,156,153 $45,971 $140,721 $51,164 $341,127 $578,984 $154,932 $5,033 $159,965 $738,949
$487,707,123 $732,401 $2,241,931 $815,129 $5,434,739 $291,310 $9,515,510 $2,468,328 $80,186 $2,548,515 $12,064,025
1 2
1) All 2012 figures based on Ferndale DDA Projected Revenue for FY2012, and assumes 1% decline in 2013, no change in 2014, then 2% increase for future
years (value change based on Oakland County 2012-2014 budget) 3

49. TIF District 20-year projection of
Taxable
Value
Year Capture1
2012 $21,032,575
2013 $20,822,249
2014 $20,822,248
• Represents the Taxable Value of all taxable 2015 $21,238,692
2016 $21,663,464
property in the DDA district 2017 $22,096,733
• All 2012 figures based on Ferndale DDA 2018 $22,538,666
2019 $22,989,439
Projected Revenue for FY2012, 2020 $23,449,226
• Assumes 1% decline in 2013 2021
2022
$23,918,210
$24,396,573
• No change in 2014 2023
2024
$24,884,504
$25,382,193
• 2% increase for future years (value change 2025 $25,889,836
2026 $26,407,631
based on Oakland County 2012-2014 2027 $26,935,783
2028 $27,474,498
budget 2029 $28,023,986
• Conservative projections, it is likely that 2030
2031
$28,584,465
$29,156,153
DDA projects will increase values at a $487,707,123
higher rate
1
1) All 2012 figures based on Fernda

50. ojection of tax revenue by jurisdiction, assuming 2% annual growth in Taxable Value
City
Headlee • Represents the
Non-City
Total Non-
le Override City Total
e Library Refuse Increase
City Operating Total City County City taxRevenue Revenue
HCMA revenue
re1 (1.9601) Debt (6.000) (2.1815) (14.5448)(3.7800)3 2
Revenue (6.6059)* (0.2146) (6.8205) Capture4
,575
,249
$30,048
$29,636
$91,980
$90,718
$33,442
$32,984
$222,971
$219,912
$57,947
$57,152
$436,389
$430,402
$101,268
$99,879
from the
$3,290
$3,245
$104,558
$103,124
$540,947
$533,526
,248
,692
$29,636
$30,452
$90,718
$93,217
$32,984
$33,892
$219,912
$225,969
$57,152
$58,726
$430,402
$442,257
$99,879
$102,630
incremental $533,525
$3,245
$3,334
$103,124
$105,964 $548,221
,464
,733
$31,285
$32,134
$95,765
$98,365
$34,819
$35,764
$232,148
$238,449
$60,332 $454,348
$404,712
$105,436
$108,298 increase in $563,209
$3,425
$3,518
$108,861
$111,816 $516,528
,666 $33,000 $101,016 $36,728 $244,877 $415,622 $111,217 $3,613 $114,830 $530,452
,439
,226
$33,884
$34,785
$103,721
$106,480
$37,711
$38,714
$251,434
$258,121
$426,750
$438,100
$114,195
$117,232
taxable$121,041 $544,655
$3,710
$3,808
value $559,141
$117,905
,210
,573
$35,704
$36,642
$109,294
$112,164
$39,737
$40,781
$264,942
$271,900
$449,678
$461,487
$120,330
$123,491
since 1981 $573,917
$3,909
$4,012
$124,240
$127,502 $588,989
,504
,193
$37,598
$38,574
$115,091
$118,078
$41,845
$42,931
$278,997
$286,236
$473,532
$485,818 • City continues to
$126,714
$130,001
$4,116
$4,223
$130,830
$134,225
$604,362
$620,043
,836 $39,569 $121,123 $44,038 $293,619 $498,350 $133,355 $4,332 $137,687 $636,037
,631
,783
$40,584
$41,619
$124,230
$127,399
$45,168
$46,320
$301,151
$308,832
$511,133
$524,171
$136,775
$140,264
collect and $652,351
$4,443
$4,557
$141,219 retain
$144,821 $668,992
,498
,986
$42,675
$43,752
$130,631
$133,928
$47,495
$48,694
$316,668
$324,660
$537,470
$551,035
$143,823
$147,453 revenue on 1981
$4,672
$4,790
$148,495
$152,243
$685,965
$703,278
,465 $44,851 $137,291 $49,917 $332,812 $564,871 $151,155 $4,910 $156,066 $720,937
,153 $45,971 $140,721 $51,164 $341,127 $578,984 $154,932 taxable$159,965 $738,949
$5,033 value
707,123 $732,401 $2,241,931 $815,129 $5,434,739 $291,310 $9,515,510 $2,468,328 $80,186 $2,548,515 $12,064,025
• Includes Headlee
2
sed on Oakland County 2012-2014 budget)
Override from
d on Ferndale DDA Projected Revenue for FY2012, and assumes 1% decline in 2013, no change in 2014, then 2% increase for future
erride millage of 28.4664 for 2012-2016, then reverts to original millage of 24.6864 2012-2016

51. 3
risdiction, assuming 2% annual growth in Taxable Value
City NON-CITY
Non-City
Headlee Total Non-
Override
• One of the biggest benefits of City
City Total
Refuse City Operating Increase
Total County HCMA Revenue Revenue
(6.000) (2.1815) (14.5448) (3.7800)3 2
(6.6059)* (0.2146) Capture4
1,980 a TIF district is the ability to Revenue
$33,442 $222,971 $57,947
$436,389 $101,268 $3,290
(6.8205)
$104,558 $540,947
0,718
0,718 capture non-city tax revenue$430,402
$32,984
$32,984
$219,912
$219,912
$57,152
$57,152
$430,402
$99,879
$99,879
$3,245
$3,245
$103,124
$103,124
$533,526
$533,525
3,217
5,765• Includes County, Huron-
$33,892
$34,819
$225,969
$232,148
$58,726
$442,257
$60,332
$454,348
$102,630
$105,436
$3,334
$3,425
$105,964
$108,861
$548,221
$563,209
8,365 $35,764 $238,449 $404,712 $108,298 $3,518 $111,816 $516,528
01,016 Clinton Metropark
$36,728 $244,877 $415,622 $111,217 $3,613 $114,830 $530,452
• Shows confidence by other $426,750
03,721
06,480
$37,711
$38,714
$251,434
$258,121 $438,100
$114,195
$117,232
$3,710
$3,808
$117,905
$121,041
$544,655
$559,141
09,294
12,164 taxing jurisdictions in the $449,678
$39,737
$40,781
$264,942
$271,900 $461,487
$120,330
$123,491
$3,909
$4,012
$124,240
$127,502
$573,917
$588,989
15,091
18,078 ability of DDA activities to $473,532
$41,845
$42,931
$278,997
$286,236 $485,818
$126,714
$130,001
$4,116
$4,223
$130,830
$134,225
$604,362
$620,043
21,123
24,230 increase property value in $498,350
$44,038
$45,168
$293,619
$301,151 $511,133
$133,355
$136,775
$4,332
$4,443
$137,687
$141,219
$636,037
$652,351
27,399 $46,320 $308,832 $524,171 $140,264 $4,557 $144,821 $668,992
30,631 future and for surrounding $537,470
$47,495 $316,668 $143,823 $4,672 $148,495 $685,965
33,928 $48,694 $324,660 $551,035 $147,453 $4,790 $152,243 $703,278
37,291 area $49,917 $332,812 $564,871 $151,155 $4,910 $156,066 $720,937
40,721 $51,164 $341,127 $578,984 $154,932 $5,033 $159,965 $738,949
,241,931 $815,129 $5,434,739 $291,310 $9,515,510 $2,468,328 $80,186 $2,548,515 $12,064,025

52. POTENTIAL
REDEVELOPMENT
IMPACT
• Timing and valuation of private investment is
difficult to gauge
• As Development Projects are
implemented, and the development area
starts to show signs of improvement, the
private sector will gain confidence and
investments can be better justified.
• Certain projects may leverage redevelopment
of nearby parcels

53. POTENTIAL
REDEVELOPMENT
IMPACT

54. POTENTIAL
REDEVELOPMENT
IMPACT
• Redevelopment of the Withington Parking
Lot, although not in the TIF district, will have a
major impact on the surrounding properties in
the existing TIF district
• New mixed-use buildings may take the place
of nearby private parking lots.

55. POTENTIAL
REDEVELOPMENT
IMPACT
Potential Redevelopment Area Future Withington Parking Deck
DDA Existing TIF Boundary

56. POTENTIAL
REDEVELOPMENT
IMPACT
Floor Use Est. Cost/ Est. Property Est. Taxable Est. Tax Revenue
(20,000 Sq. ft. per floor) Sq. Ft. Value Value Capture (Year 1)
(31.5069
Total mils)
1 Retail $200 $4,000,000 2,000,000 $63,014
2 Office/Flex $125 $2,500,000 1,250,000 $39,384
3 Residential $125 $2,500,000 1,250,000 $39,384
4 Residential $125 $2,500,000 1,250,000 $39,384
Total $12,000,000 $6,000,000 $181,166

57. VALUE ADDED
Strengthening a Core
• TIF Protects Taxpayers
Area Benefits the
• Enables a City to meet
City Master Plan goals Entire Community &
and complete economic Improves All Property
development initiatives Values
with additional
contributions from the
County and DDA that
would otherwise not be
available.

59. • ADDITIONAL INFORMATION SLIDES FOLLOW IF
NEEDED

60. WHAT IS TIF?
DDA TIF DISTRICT REVENUE BREAKDOWN
Revenue by the
$800.00
Thousands
$700.00
$600.00
$500.00
$400.00
$300.00
$200.00
$100.00
$-
2010 2012
Headlee Override $- $57,947.00
Other Taxing Jurisdictions $100,095.00 $104,558.00
City TIF Portion $362,288.00 $378,442.00
City Pre-TIF Revenue $141,772.00 $141,772.00

61. RETURN ON
INVESTMENT
800,000 719,733
600,000 436,389
400,000 283,344
200,000
0
CITY INVESTMENT
ADDITIONAL
COUNTY & DDA ROI
REVENUE
165% RETURN ON INVESTMENT ANNUALLY