MISSION
The mission of Citizens For A Better Grandview is to raise awareness, invite conversation, and join together as a community to preserve the public land at 5146 Eden Avenue for public use. We invite you to add your voice. Please join our email and supporters lists.
The mission of Citizens For A Better Grandview is to raise awareness, invite conversation, and join together as a community to preserve the public land at 5146 Eden Avenue for public use. We invite you to add your voice. Please join our email and supporters lists.
Public Grandview — Learn More
As second citizen group has formed to protect our public land at 5146 Eden Avenue and to advocate for a multi-generational, multi-purpose community center on the site. Learn more and add your voice at www.publicgrandview.com.
Almost $500,000 of public funds have been spent on the Grandview redevelopment planning process
Housing Density — Framework to TIF Plan
Development Framework April 2012
82 housing units on about 1.65 acres of the former public works site (50 units per acre) Townhouses (unspecified number) on 1.17 acre parcel owned by Our Lady of Grace |
Development Partner Scenario Sept. 2015
170 apartments on about 1.65 acres of the former public works site (103 units per acre) |
TIF Plan February 2016
309 apartments and 12 townhouses on about 1.65 acres of the former public works site and 1.17 acre parcel owned by Our Lady of Grace (114 units per acre) |
What Is TIF?
TIF stands for "tax increment financing." When a TIF district is established, the existing property tax and tax rate on properties within the district are "frozen." As property values increase (as a result of redevelopment, for example), the additional property taxes (tax increment) are put into a separate fund. Money from this fund is then used to cover eligible costs associated with the redevelopment. These can include reimbursing the developer for costs associated with acquiring land, preparing the site for redevelopment (demolishing buildings, rehabbing structures, clearing land, removing hazardous substances), and installation of utilities, sidewalks, roads, and parking facilities for the site. TIF cannot be used for common areas, such as public parks, facilities used for social and recreational purposes (public or private), or publicly owned conference facilities. TIF also cannot be used to acquire, construct, renovate, maintain or operate a public building that is used primarily and regularly for the purposes of conducting the business of the unit of government (whether city, school district, county, etc.).
The City of Edina plans to establish a TIF district at Grandview to help finance redevelopment of the former public works site. As explained above, TIF takes tax revenue that would be paid to the city, school district, county, watershed, park district, etc. and puts it into a special fund that can be used to reimburse the developer for eligible expenses. This is called "pay-as-you-go" or "pay-go" TIF. Some of these expenses are for "public" improvements; however, all improvements benefit the development.
If TIF can't be used for a public park or facilities for social or recreational purposes, or for a public building, then what "public improvements" will the private development help to fund? A private parking ramp that the public can use per an easement agreement? A sidewalk that the developer would be required to install anyway? Street improvements that the developer could be required to pay for anyway? Green spaces that appear to be public places but are privately owned? These are some of the questions that we should be asking.
But, first, it's helpful to learn more about TIF. Below are a range of resources. For a variety of perspectives on TIF, see the links under OTHER STATES. While other states' TIF laws may differ some from Minnesota, the basics are similar. For more technical information about TIF, including videos that explain what TIF is, see the links under MINNESOTA. For a local perspective, see the EDINA links.
And, yes, if a TIF district is created at Grandview and the site privately developed, revenue from the upcoming Edina Public Schools referendum will go into the TIF district and not to our schools. (Please note, the Edina school district has NO say about this. Whether a TIF district is established is entirely at the discretion of the City and Edina Housing and Redevelopment Authority.)
OTHER STATES
http://reclaimdemocracy.org/tax_increment_financing/
http://www.tifreports.com/training_videos/
http://www.progressillinois.com/2008/06/17/windy-citizens-tif-map
http://www.lincolninst.edu/subcenters/significant-features-property-tax/upload/sources/ContentPages/documents/State%20Tax%20Notes%20-%20TIF.pdf
http://showmeinstitute.org/publications/commentary/corporate-welfare/720-tif-is-a-bad-idea-that-refuses-to-die.html
http://nextstl.com/2010/04/good-tif-bad-tif-even-when-it-works-we-lose/
http://www.chicagomag.com/Chicago-Magazine/The-312/April-2012/How-Much-Do-TIFs-Cost-the-Chicago-Public-Schools/
http://www.chicagomag.com/Chicago-Magazine/January-2014/The-Truth-About-TIFs/
http://www.chicagomag.com/city-life/November-2013/tif-reform/
http://www.chicagomag.com/city-life/April-2015/Do-TIFs-Cost-Chicago-Schools-Money-Or-Not/
MINNESOTA
http://www.auditor.state.mn.us/default.aspx?page=trainingopportunities#TaxIncrementFinancing(TIF)Division
http://www.auditor.state.mn.us/default.aspx?page=faq#Legal/SpecialInvestigationsFAQs (scroll down for TIF FAQs)
http://www.ehlers-inc.com/blog/2011/04/what-is-a-pay-as-you-go-note/
https://www.revisor.mn.gov/statutes/?id=469.174
EDINA
http://left.mn/2015/03/tif-ed-off-in-edina/
http://left.mn/2015/03/tifs-are-unhealthy-for-schools-and-other-living-things/
http://left.mn/2015/04/tif-ed-off-in-edina-part-two/
http://current.mnsun.com/2015/04/with-patience-pentagon-park-can-fuel-its-own-success/
The City of Edina plans to establish a TIF district at Grandview to help finance redevelopment of the former public works site. As explained above, TIF takes tax revenue that would be paid to the city, school district, county, watershed, park district, etc. and puts it into a special fund that can be used to reimburse the developer for eligible expenses. This is called "pay-as-you-go" or "pay-go" TIF. Some of these expenses are for "public" improvements; however, all improvements benefit the development.
If TIF can't be used for a public park or facilities for social or recreational purposes, or for a public building, then what "public improvements" will the private development help to fund? A private parking ramp that the public can use per an easement agreement? A sidewalk that the developer would be required to install anyway? Street improvements that the developer could be required to pay for anyway? Green spaces that appear to be public places but are privately owned? These are some of the questions that we should be asking.
But, first, it's helpful to learn more about TIF. Below are a range of resources. For a variety of perspectives on TIF, see the links under OTHER STATES. While other states' TIF laws may differ some from Minnesota, the basics are similar. For more technical information about TIF, including videos that explain what TIF is, see the links under MINNESOTA. For a local perspective, see the EDINA links.
And, yes, if a TIF district is created at Grandview and the site privately developed, revenue from the upcoming Edina Public Schools referendum will go into the TIF district and not to our schools. (Please note, the Edina school district has NO say about this. Whether a TIF district is established is entirely at the discretion of the City and Edina Housing and Redevelopment Authority.)
OTHER STATES
http://reclaimdemocracy.org/tax_increment_financing/
http://www.tifreports.com/training_videos/
http://www.progressillinois.com/2008/06/17/windy-citizens-tif-map
http://www.lincolninst.edu/subcenters/significant-features-property-tax/upload/sources/ContentPages/documents/State%20Tax%20Notes%20-%20TIF.pdf
http://showmeinstitute.org/publications/commentary/corporate-welfare/720-tif-is-a-bad-idea-that-refuses-to-die.html
http://nextstl.com/2010/04/good-tif-bad-tif-even-when-it-works-we-lose/
http://www.chicagomag.com/Chicago-Magazine/The-312/April-2012/How-Much-Do-TIFs-Cost-the-Chicago-Public-Schools/
http://www.chicagomag.com/Chicago-Magazine/January-2014/The-Truth-About-TIFs/
http://www.chicagomag.com/city-life/November-2013/tif-reform/
http://www.chicagomag.com/city-life/April-2015/Do-TIFs-Cost-Chicago-Schools-Money-Or-Not/
MINNESOTA
http://www.auditor.state.mn.us/default.aspx?page=trainingopportunities#TaxIncrementFinancing(TIF)Division
http://www.auditor.state.mn.us/default.aspx?page=faq#Legal/SpecialInvestigationsFAQs (scroll down for TIF FAQs)
http://www.ehlers-inc.com/blog/2011/04/what-is-a-pay-as-you-go-note/
https://www.revisor.mn.gov/statutes/?id=469.174
EDINA
http://left.mn/2015/03/tif-ed-off-in-edina/
http://left.mn/2015/03/tifs-are-unhealthy-for-schools-and-other-living-things/
http://left.mn/2015/04/tif-ed-off-in-edina-part-two/
http://current.mnsun.com/2015/04/with-patience-pentagon-park-can-fuel-its-own-success/
Survey Shows Support For Community Center
The 2014 Parks Needs Assessment survey shows that 73% of Edina residents support a new indoor community space on the public's land at 5416 Eden Avenue.
This adds to data from the January 2014 Grandview survey, which showed 53% support a new community center on the site. The survey also showed equal or greater support for specific uses that could be located within a community center:
The 2013 Quality of Life survey also showed support for a new community center, art center and performing arts space:
These levels of support are greater than or on par with public support for projects that the City Council has decided to go forward with, such as the sports dome, improvements to Braemar Golf Course, and renovations of athletic fields.
It's time for city officials to stop dismissing survey data that conflicts with the path they have chosen to pursue. The majority of Edina residents support retaining public land and using it for a public purpose. A majority of Edina residents support fitness, arts, and cultural spaces on the public's land at Grandview.
This adds to data from the January 2014 Grandview survey, which showed 53% support a new community center on the site. The survey also showed equal or greater support for specific uses that could be located within a community center:
- 64% supported a performing arts space;
- 57% supported a community art center with gallery;
- 55% supported an indoor exercise and fitness center;
- 53% supported an indoor pool and water play area; and
- 53% supported indoor athletic courts.
The 2013 Quality of Life survey also showed support for a new community center, art center and performing arts space:
- 43% supported a new community center;
- 45% supported a new art center;
- 39% supported a performing arts center.
These levels of support are greater than or on par with public support for projects that the City Council has decided to go forward with, such as the sports dome, improvements to Braemar Golf Course, and renovations of athletic fields.
It's time for city officials to stop dismissing survey data that conflicts with the path they have chosen to pursue. The majority of Edina residents support retaining public land and using it for a public purpose. A majority of Edina residents support fitness, arts, and cultural spaces on the public's land at Grandview.
Pages from the 2014 Parks Needs Assessment Survey