Committee for March 12th.

First and only item on the agenda is continued discussion of the city process when creating a tax increment finance district.

And I want to represent our recognize city attorney Catherine Walker to present.

So we talked last time about how it might just be easy to get something going on paper and go from there.

And so that's what I've tried to do.

And I know I'm still needs work in terms of encompassing all of the feedback, but I wanted to kind of go through this and talk about how it's looking and areas where I need feedback because I don't have it yet.

And things like that.

So the purpose I've got it at policy/slash ordinance.

I think the direction is to do an ordinance.

I just haven't found a place to put it yet, but next month I'll bring it back in ordinance form to provide direction for establishment and approval of TIFF districts and set forth an application process.

The policy includes, you know, these are tools for strategic investment of revenues that directly support revitalization and growth of those three areas that are per se defined as eligible areas by the local development act.

Our TIFF revenue use should support efforts to concentrate public resources for substantial and significant public benefit, including but not limited to projects that will strengthen the employment and economic base of the city, increase property values and tax energy type revenues, facilitate economic self-sufficiency, promote projects that are of community-wide importance, entice catalyst projects to an area and to accelerate the improvement of market conditions to support desired development that would not otherwise occur in the area within a desired time span.

That came primarily from a combination really of the Fort Worth and Olatha Kansas policies.

My recollection is at the last meeting we really liked those, so I tried to include those in here.

But in addition, in this 3A 2 section, not starting on page one, these are the additional things that we would be looking for.

But for the dedicated funds from a TIFF district development, uh development or redevelopment would not occur.

Currently, the way the local development act reads is if it's if a project is in a historic preservation area, reinvestment or enterprise area, it per se meets this but for test.

So when it's already in one of those areas, that's not a test you necessarily have to analyze, but we're adding that to uh the process so that it's analyzed for all projects.

Um use of a TIFF district is an appropriate incentive tool.

The area is projected to increase in real property taxable value within the first five years.

So this isn't something that's just gonna sit without seeing the benefit for more than five years.

Uh the proposed TIFF district is expected to support development and revitalization across multiple properties of separate ownership.

That's from Fort Worth.

Um so just to kind of flag that one for you.

In some cities, they'll do a TIFF district on a single property, and that will enable that property to uh receive some of the taxes that they're generating back.

This is mirroring Fort Worth, which which is envisioning larger project areas, larger assessment districts.

Um I was talking to somebody in Ward 5 about how there are certain corners and opportunities that are lacking there now, like uh a place where you know our farming community could go have a cup of coffee and a breakfast or um just some other things.

If let's say there are places in Ward 5 where you can create it statutorily speaking, but it only benefits maybe one property because it's like a bait shop slash coffee slash donut place.

How would that work?

Yeah, that's why I wanted to flag this because I wasn't sure if that works for us.

And that may be something we want to reconsider including.

Um because I don't hate it.

I like it because in general, but I just think of exceptions.

Um, would there be a way to put an exception?

If it's like this is a rural TIFF district, and um we recognize that the density for multiple properties to be uh benefited, you know, may not be the same as a highly dense urbanized area.

Yeah, so what if we just say proposed TIFF districts in urban areas are expected to support development or revitalization across multiple properties?

Yeah, address it that way.

Um although it would be amazing if there were several people who wanted to go in on different parcels on a corner area, and it's not a strip mall per se, but you know, there's uh a little development, that would be great, but I could see it that also not happening.

Yeah, yeah, if I think with that fix, we can we can make sure that that would that would still be allowed.

Okay, yeah, okay.

Okay, um, then the TIFF district is expected to support and encourage development that'll have a positive net fiscal impact on the city as a whole.

Um, once an application is received and the application process is addressed a little further down, I might want to flip that uh to be earlier in the document.

But uh the city staff will undertake an economic and risk analysis.

This might be where we depending on the project seek outside help if it's a fairly straightforward project, maybe we don't need to, uh but this is that stage where we'll be able to do that.

Um, and what how it's written here?

Um, it's highlighted, I think, on your document because I have a question about timing.

So, do we want this to what we did um on prior TIFFs?

And and it's not been consistent, so I don't want to say it's happened on all of them, but when it's been proposed, we've gone to council and sought authorization to uh convene the statutory review committee work on the project.

Would you rather us do this analysis first?

And then if if the analysis goes well, then move forward and go and just bring it to council when the project plan is complete, or you know, what stage do we want to do this analysis?

Is it prior to pursuit of the TIFF at all or prior to creation?

Um Councilmember Gainesbury?

I personally would probably prefer to have it after at least somebody's already kind of vested in, seeing if there's something there or not.

If not, I think we'd be getting maybe a bunch of them that we'd spend a lot of time on that we'd just find out you know, after that that they're not able, you know, and stuff like that.

I'd rather concentrate our time on the ones that we know somebody's vested that and said hey, there's a good chance this goes through, you know.

To council member Gainesbury's point, um what about uh the application fee portion?

Does this mean they've already paid an application fee and therefore the analysis part is being done as a part of that application?

Yes, yeah.

So I'll get to the application in a minute, but the idea is they would submit an application, and then you'll see they're required to submit certain documents with the application that will help us then do this analysis.

Um and so this this would come after we've received the application and the application fee.

Okay.

And as I go through, you'll see like this isn't going to be happening without council's knowledge.

There'll be steps where council has to act anyway to appoint a stakeholder committee to appoint the chair of the statutory review committee.

So it won't be happening in a vacuum, and staff should always be keeping you guys up to date anyway on these things.

Um the analysis help the statutory review committee, like it has to be done before it goes to statutory review committee.

Yeah, okay.

Yeah, so and I'll get to that in just a sec.

But you can see these are from the Fort Worth uh policy, these questions primarily um what is the public purpose?

We've got some preferences here, we want to remove barriers to development.

So these are public improvements where you know, like in your ward five example, maybe they don't have all the things they need to develop something, providing for a catalytic center point for the revitalization of an area or enhanced uh such as enhanced civic spaces, supporting in fill development, protecting existing community assets, providing future funding stream that will support the issuance of a bond by a partner entity or provide for a loan.

Um, what are the needed public improvements?

Will this cause uh the development to occur earlier than it would otherwise?

How would it contribute to revitalization?

Uh how will the city's general fund be impacted?

That's an important one to know pretty early on in the process.

Uh, what is the potential financial success of the TIFF district?

Um, the appropriate level of participant of participation by the city and other taxing entities because property taxing entities will also be giving something up.

Um, what are the risks or opportunity costs associated with the creation of the TIFF district?

Will it recruit a catalyst private project?

When will the area likely develop or redevelop without it being designated a TIFF district?

Uh, what kind of private investment can we expect?

Um will the creation of the district supplant existing economic development tools that are more appropriate to the development conditions?

So, again, that's the question of is this the most appropriate way to help this development?

Um, or are there other tools out there that might be better?

Um, how will the creation of the TIFF district impact efforts to improve unproductive undeveloped, underdeveloped, or blighted areas?

And so we want to get all of that information and analyze that.

Um, along with with that information, we'll get the feasibility study and and economic impact study with the application.

Um so that that will be additional information that we'll have from the beginning.

I think just for me, I I think I would be comfortable with all that coming to us um before the creation of the TIFF district being uh pursued slash created.

Uh, because at that point we're saying, okay, we've seen all this and we feel comfortable moving into the statutory review committee phase.

Okay.

So after we get all of this, um we'll be coming forward uh to appoint an ad hoc stakeholder committee.

And so that's the point where we can present all of that, and then council can take action, affirmative action to appoint the committee.

Um if it thinks that project should move forward in that analysis.

So I think that's an easy um to work that in.

Yeah, and I do like the um language in B about the administration about the economic risk analysis of a proposed TIF district is complete.

Uh city manager shall cause an item to be placed on the next available council agenda, appointing an ad hoc stakeholder committee, and I like the makeup.

It says shall be comprised of seven members representing businesses, residents, nonprofits located within the proposed project area, or a 350-foot radius thereof.

Um that seems pretty fair, and seven is a tiebreaker, so we like odd nappers.

Um, council member uh no fire.

Yes, on this uh seven people within the proposed project area were 350 foot radius thereof, going back to having something out in ward five.

You're not gonna have seven people within the radius of some of these things.

Okay, just kind of figuring out how to word that to allow for we have a provision for zoning notices that we have to get to so many, and we can go a little bit farther if we need to.

I'll I'll look at that language.

Yeah, I just wanted to point that out.

Yeah, that's a good point.

Yeah, I don't know if the does Fort Worth have rural areas like we do.

They do.

Um, if they haven't been developed into separate towns, I grew up in the area, but they they definitely do on the outskirts.

Because I've heard other things about ward five, and then we the council member no fires heard the same, but there's even like a butcher's facility out there that is changed.

Has um a family that has run it, sold it, the other people did not do well, family takes it over again, sells it again, other people don't do well, family takes it.

Um, but I was told if it could be like USDA uh level of uh butchers or meat processing facility that that would be super beneficial to the area because then you have your rural farmers who got to travel further to get their meat processed if this is not a consistent option.

Um, so we're just thinking about these things that aren't really a ward four center of the uh downtown issue, but or definitely um that's what I'll think issues out in the rural parts.

I don't really know what's out in ward three.

That's I don't think we even have uh maybe next time we talk about this, we should talk about that map and where we can put these just to have a better idea of the rural components of Norman and where those districts can go.

Um because uh again, I guess back to that.

Is this uh an appropriate tool?

Maybe it's not appropriate for the very rural parts.

I'm sorry, I didn't look at the commercial department's map of it in my notebook.

I finally all my presentations were on Dropbox with this server while I was gone.

And not so they weren't on my computer here, and our box is blocked.

So it's been a bit of a journey to get everything off of there, and I finally got it.

Um I included my map.

I have one, and and I can definitely bring that next time because I did save that out of my drawbox today.

Um, but we can definitely look at that next time.

Yeah, I I think if we do have some rural opportunities for a tip district that our language will probably need to be adjusted to account for uh differences in density.

Yeah, um speaking.

Okay, so following the appointment of the stakeholder committee, the city manager, or his or her designee, you'll see in Fort Worth they have an economic development department since we don't have one.

All of our project plans uh up to this point, put the city manager in charge of implementation or his or her designee.

So that's how I've got it written.

Um we'll convene a meeting of the committee, it's got to comply with the open meeting act, and they'll consider proposed projects, identify possible additional projects, and to what extent the projects meet the criteria, and uh put that into a written recommendation.

I don't have them looking at the economic analysis because we also have it going to the economic development advisory board, which is where your more specialized expertise should be to look at that analysis.

Um, so they're really focusing more on the projects.

Are they right for our area, the impact uh on the area and that kind of thing?

Um so their recommendation would be provided to EDAP, the statute review committee, planning commission, and city council as it moves through the process.

Um would there potentially be an opportunity to put an economic development um department or whatever as we build that out.

Um if we develop that, we should come back and amend this and update that.

Yeah, okay.

Um, any existing TIFF still would have the city manager in charge, but that's that's fine.

The economic development can be the designee for that those activities.

Um following review by the stakeholder committee, the city manager will then convene a meeting of the economic development advisory board whose primary role is going to be to look at the economic and risk analysis that was prepared.

Um, and they'll I also wrote in there that they would consider and determine whether the proposed plan and project will have a financial impact on any taxing jurisdiction and business activities within the proposed district.

That is one thing that is a requirement at the statutory review committee.

Um, but there's been dissatisfaction about what level they analyze that impact.

So I thought typically what happens is um their input is given at a meeting, and then when the recommendation is drafted, those findings are included in that recommendation.

This is a way to get EDAB involved and and maybe start them off with a draft of findings to look at.

Uh because on the statutory review committee, it's people who are there because of their representation of taxing jurisdictions.

So just this might be nice to have the expertise on the economic development advisory board help with that.

Um any formal recommendations and findings, we can go on to the other committees through the process.

Uh, following that, we'll place an item on the planning commission and city council agenda to appoint their representative to the statutory review committee, and then we'll send communication to the other taxing jurisdictions to do the same, um, and then convene a meeting of the statutory review committee.

Um, which will be chaired by the city council representative that's appointed to the committee.

We'll provide the meeting minutes and recommendations from all from the ad hoc committee from the economic development advisory board.

We'll provide them the economic and risk analysis along with a draft project plan uh with the attachments.

Um the statutory review committee will meet and and make their findings in accordance with state statute.

All of that information will be provided to planning commission and city council for their consideration.

Um, I've got in here also that any necessary land use plan and/or zoning amendments to effectuate the project plan are the responsibility of the applicant and shall be submitted for planning commission and city council consideration prior to or at the same time as their consideration of the project plan.

The project plans required to have an attachment that shows the current zoning, and it's uh the plan's got to be in compliance with the zoning.

So you'll notice uh when we take these forward, they've typically been the zoning amendments been at the same time as the project plan adoption, but we do the zoning amendment first, so then what's in the project plan now complies with the zoning ordinance.

So it's we've got to have that done before the council could consider the project plan.

Um so section five talks about the application process, they'll all be sent to the city manager.

The city's not obligated to uh in any respect to establish a TIFF district, it can be refused for any purpose, uh right now the evaluation process.

In the event um that it originates from the recommendation of staff or council, like Griffin uh would or center city has uh the city manager's design will be responsible for evaluating and processing the district, uh, but they won't have to submit a formal application, pay a fee from one hand to the other.

Doesn't make sense.

So um they'll be exempt from this portion of the policy.

Uh we estimate the timeline to complete the whole process is at least six months.

Um we'll develop an application that they'll have to fill out, and then you see in section E on page five that the uh things that would be included with the application, which includes the economic feasibility study, four years of assessed value information from the Cleveland County Assessor's Office, the proposed project and financing plan, including proformas to show where the gaps are in the financing that that are keeping this project from happening, um, and then complete tax increment projections for the entire term of the TIFF.

And this last one I think you like this came from Fort Worth as well, I believe.

An outreach plan outlining the efforts to solicit and obtain input of nearby neighborhood residents and businesses within a quarter mile of the boundary.

As an alternative, we could just say they're required to complete a pre-development meeting, even if not otherwise required by the code.

That achieves the same thing.

We have an of this process for that, um, and that would give them a venue to do that.

Okay, yeah, I also uh with the outreach plan, does that also say that they have to turn in info about how many people were actually and I mean it's one thing to say I'm going to do all this work.

Um, I would like to know how many people they actually got.

Um, and maybe that uh I don't know where in the process that would go though because the outreach plan assumes this happens concurrently as the projects moving forward, right?

Yes, yeah, and so maybe maybe a pre-development meeting is better because that gives a set time and a venue and speech synthesis.

Yeah, and we'll have minutes from those, like you guys get for other developments.

So maybe that makes the most sense.

And often if they're if they're doing a rezoning or landing plan amendment, it may already be required.

And then when I'm just thinking in the future, because we have we'll not work on a TIFF district master plan until we get this done, but then you know, we'll pivot from this work to go right back into that work.

I imagine we'll probably be the first to like test this out.

Um we'll be our own guinea pigs, yes.

Um I don't know which of the ones I will figure that out when we get to the Tempo Strick Master Plan, but I could either see Graphitt or East Downtown uh being one of the first ones, yeah.

Um pre-application review process just allows them to come in and meet with staff ahead of time before formally submitting their application, but we do want a completed application draft and the supporting documentation to kind of look through and we have some preliminary feedback on the application fee.

Um is in G equal to one percent of the proposed project cost, but not to exceed 10,000 dollars.

It's hard to strike a balance here.

You might have some really big projects, but that big dollar amount gives us way more money than we need to accomplish this process in terms of a percentage.

Um, and at the same time, you might have smaller projects and you don't want it to be an owner's fee.

So that's why I I ended up with one percent not to exceed 10,000.

If the project plan is adopted, it can be refunded to the applicant as long as the project plan allows the city to reimburse itself from TIFF revenues for its expenses, and we do have that in every project plan that our our expenses uh whether it's outside council um economic impact studies or whatever, can be reimbursed through the TIFF revenues.

So we always include that in the project plan.

So then uh the application does not result in adoption of a project plan that allows for the reimbursement of these costs, the city retains the application fee to cover its cost.

Uh we've got a note in here about you know, just keep in mind this project information may become a public record and subject to release under the open records act and local development act, there's some protective language for this information, but you I want the applicants to be aware.

Um project criteria after the district is created.

So after the project plan is adopted, and you have like center city is the best example of this.

We have a line item for assistance and development financing.

Developers may come to the city at some point and say we'd like some development assistance with we want to apply for some some TIFF proceeds.

So this is really where that would apply.

Um course under A, you can use them for public works and public improvements, and then for assistance and development financing is authorized by the local development act.

It also has to be authorized by the project plan.

Um there is a preference for using incremental TIFF revenues for pay as you go expenditures that do not require the issuance of TIFFAC debt.

That doesn't foreclose the council from approving something like that, but just expressing that preference for pay as you go.

Oklahoma City does all of their TIFs, I think, as pay as you go TIFS.

Um, and so that allows us to collect the revenue, and we know exactly how much your property contributed, and and that's the basis for the calculation on what you get back.

Um requests for assistance and development financing.

We've got some uh information they need to provide here if they want uh development financing because keep in mind you might have a project plan that's adopted but not have any identified, and this might happen with Griffin, not have any identified developer that you've partnered with, and so they're gonna be coming through this process, and at the front end of Griffin, we'll have estimates and things, but we won't have a market feasibility study or economic impact study until we know exactly what's being developed.

Um and so when they come in and request assistance and development financing, that's really when we need to be seeing that information.

Uh so we've got in here that information, they'll provide information satisfactorily to demonstrating the financial ability to meet project costs and complete the project, financial statement, budget, letter of credit, um, a complete and detailed market feasibility study, a complete and detailed cost benefit analysis.

Uh they have to demonstrate a clear financial gap.

This project is not feasible with the public assistance.

Um proposed security collateralization or credit enhancement, and then demonstrated commitment to the quality of development, the project area and completion of the project.

If they're talking about assistance because of the jobs they're bringing in, is if that's the basis for the assistance, we need the anticipated number of full-time uh or equivalent jobs to be created, the average wage and timeline for that job growth, along with the description of the type of jobs to be created in terms of the job skill they'll need and industry.

Um any assistance provided for job creation may be reduced if satisfactory evidence shows that the indicated number and quality of jobs has not been generated.

And we have one example where we've done that before with Emmy.

Um, and so um it's just the calculation that give us information uh protecting the identification of the employees, and it's just a calculation to determine if they met that threshold.

We do have a question about this um use of TIFF proceeds.

What if we have a TIFF district where some of the funding may be a uh facade grant for small business, you know, because we don't want to gentrify out our existing business.

We want to give them the opportunity to also be a part of the district in the future.

How would that how would that work?

That's usually uh categorized as assistance and development financing.

Okay.

Um but we could add something in here.

I mean, obviously, for a facade grant, you're not going to provide a market feasibility study.

Um so let me work on some language to kind of give us some wiggle room for depending on the type of project.

Yeah, because I'm not sure that's a great point.

Sure.

I'm thinking the as we talk about Griffin and uncertainty of projects and developer that East Downtown might make the most sense to start with first or Highland Parkway area, whichever and those would be the kinds of projects I could see people being like.

I've put X amount of my own private investment here, and there's some things I'd like to do.

Um I guess it would be public infrastructure that they would like around there, but somebody else might want a facade grant too.

Yeah, yeah.

I will work on some language for minutes, maybe on that.

Allow for those kind of things.

Okay, canal cannibalization.

Um if a TIFF application involves a relocation of a business from other areas of the city.

Sufficient justification will be included to indicate why assistance for this relocation should be considered.

This is the ME example.

They've relocated, they were actually technically in Goldsby, I think, but they were relocating and we're not going to relocate in Norman had they not gotten some assistance.

So something like that.

We just need to know to have sufficient justification.

Um, if an existing business relocates the TIFF assessment district, they will not be included for the purposes of determining the sales tax increment.

If if there is one.

Okay.

Um residential development.

This is one I need to continue to flesh out.

I feel like, but I know we wanted to express um a preference for affordable housing, walkability, aging in place.

Um I'd like to add the definition for affordable housing using HUDs definition.

Um less sure how to um define walkability and aging in place.

Um so right now it's just written pretty generally so they can provide us the uh justification and and yeah, I had a question about that because I looked at our uh center city form-based code document, which kind of has like a policy in there about like how the tip the corresponding TIF should incentivize affordable housing and whatnot.

But I've noticed there's doesn't seem to be a mechanism that says if you meet this qualification, then you know you can get this assistance to develop affordable housing.

And the same would be for I mean, we have the implementation plan that's supposed to help with the walkability portion, and then we are currently working on aging and place initiatives.

Um I would like to like us to be um consistent with what we're working on with aging in place, also in this document.

So maybe we could say like aging and place initiatives as adopted by the city.

Um and I don't know what that means for walkability though, if we have a walk.

Um maybe we should ask uh our extra news public works, yeah.

Public works director.

Uh Scott starts.

Uh what is walkability?

Does it have a definition for the city?

I would have to go look see if we have an official uh definition that it could be that could reside in our uh traffic management plan.

Okay.

Uh so I'd have to lower comprehensive traffic.

So I'd have to look at that and see exactly how we define that.

Okay.

I think we all generally know what we mean by that term, but as far as an actual definition, I'd have to look that up.

Yeah, and I was just curious too what that means for like all year walkability versus when it's nice out.

Um if that means a certain size sidewalk or well, we have we have rules in place now on anything from a collector road down as a four-foot wide sidewalk on an arterial road, it goes to a five-foot sidewalk.

Anytime you place that adjacent to a curb line, you expand that by another foot to get a safety margin between the curve line between the travel path and the adjacent roadway.

Uh, then anytime we go into any kind of a multi-use path, uh, we prefer to go to a 10-foot uh at that point or larger.

Okay.

So and that's all in our engineering design code for all of those items.

Okay, so yeah, flesh out our definition of walkability and probably hit up those design codes for what that definition might include.

Um I would say on aging and place that is currently in progress.

Uh but I guess we could get an update about where we're at on those initiatives because I feel like ADUs is a part of that strategy.

Um yeah, okay.

Those are just my thoughts.

Uh anybody else.

Oh, yeah, visibility.

We just passed that, made it permanent.

Um step into the house.

Things like that.

Uh so maybe when we have a preference for that, we're looking at the intention for how uh ADA compliant, like doorways, uh zero.

Would it be better to refer to the visit visitability?

Because we've adopted that, right?

Maybe that maybe that's better than saying age in place because we don't have that nailed down yet.

Right.

So yeah.

But for now, I mean you guys now visitability ordinance.

Uh so we had an incentive that we made permanent that just helps developers when they're uh building out housing if appropriate, because not every lot is able to do it, but um just and it's not fully ADA compliant, it just makes it visitable for people who have mobility or disability issues.

On that thing, Bruce, on that that they passed.

It was mostly for the front of your house, was the biggest thing that they want you to take into account the incline of the yard going up to the door, if you have how many steps you had to take to get into the pathway to go in your door, the width of your door, what's kind of made up, and then some of the hallway structures inside and everything like that on width for wheelchairs and as you age up and everything like that needs that were there.

Can get ramps, yeah, ramps was another one.

Uh and again, I think it's an you know, just to speak to affordability and aging in place, you've got the ADU as an option, and so you know, definitely a residential development.

I don't know how much that adds if you're gonna be like, I'm doing this much housing and I'm gonna have like this as an option for ADU, and this is gonna add a little bit, and if we want it to be affordable and uh accessible to an a crowd that's aging, I need X amount and assistance to hit this uh below market rate amount.

Yeah, and we talked about maybe requiring like in a residential development requiring 10% of it be dedicated to affordable housing.

But if we're looking at these other things, maybe it's some combination of that and and maybe maybe it's more appropriate for a project by project assessment because when they give us the pro forma, and so if we if we dedicate 10% of this to affordable housing, it's not gonna work.

And maybe we're if it's not generating enough TIFF revenue, maybe we want to adjust that somehow.

So we might want some flexibility there for the right project, but I definitely wanted to make sure we identified it as a priority.

Maybe something like quality of life for the majority of the neighborhood and everything, no matter what, in overall.

Yeah, because we could use Griffin as an example, because we have a master plan that includes housing, and some of that would be like town homes or um apartments or mixed use.

And so if somebody's gonna be, I could see, especially on a mixed-use project where the commercial component is an unknown, um, and you're asking them to say, hey, I want this mixed use project uh to have affordable units in it, you know, they might actually need help on the financial side to make that possible.

Well, I think as we're building more and more do an infill, also we really need a good definition of what level we say affordable housing is, you know, because your average job low in the society, depending on their financial background, affordable housing means different things to them, you know.

So if we kind of can have some kind of defined, we want it to be within this round, this price range, this sliding scale, whatever it is.

Probably no more than 30% of your take home.

You you you would hope, but then you know 30% of everybody getting so many different amounts when you have so many people moving in though.

I like using HUD because that is that speaks to that, um, because the people who get assistance, you know, if they're not making the same amount as somebody else who's paying 30% or less to in there for their housing, and it's taking up 50%, you're gonna need to be like, well, how's that other 20% being made up?

Uh so that it's affordable for them.

Um yeah.

Well, that's clear as mud.

I think just some definition refinement and clarifications and everything to help make it.

We want to win the public views it, that it looks as clear as we can get that mud, basically, you know, for them to be sure with it.

Well, and I will say we have another month of working on it in committee, so uh maybe if we all want to take a piece of the puzzle and look into what these things could be for affordable housing, walkability, and aging in place, and um revisit that in April.

Uh because then the plan is in June, potentially a study session, first reading situation, and then adopting it by second reading.

Um, and I would ask also in April, do you think we'll see it more in ordinance form?

Yes, I will put it in ordinance form in between now and then.

Are there other questions?

I'm just trying to think do we have any TIFFs now that deal with residential development?

Yes, uh center city form-based code.

So we we have center city.

We wanted a TIF to I mean warded a agreement with some developer for center city.

So currently nobody's been given any of that money, even though they could get it to help with affordable housing, um, because there's an implementation plan that needs to be finished, and then um developers will be able to ask uh for a development assistant financing.

Is it is it is it a like a minimum, like okay, is there a minimum of floor?

You've got to go if you're gonna apply for this, you gotta you've gotta have no no less than so many units.

I mean, yeah, I think what we talked about before was 10% of the units.

So if they're proposing a project with a hundred units, 10 would have to be affordable or something along those lines for center city.

Um that was a city initiated TIFF, and so we've got a bunch of funds in there for public improvements, primarily.

Um that's the study that Councilmember Grant referenced that Johnson and Associates implementation plan that's being updated right now is to kind of determine and where should we be doing those public improvements thinking at the time when it was that the public improvements will spur the redevelopment into higher density uh residential and and mixed use uh developments.

We've seen a lot of things develop without any assistance, uh, but we know it's stressing our public infrastructure, and so we we want to get moving on that.

There is an allowance for developer assistance, even in that project plan.

So if they wanted to pave an alley to support their development, they could get development assistance for that, uh, things like that.

But we don't have any requirement in that project plan that any amount be dedicated to affordable housing.

Yeah, it's just a suggestion.

Yeah, we don't lived out that example yet.

But hopefully, you know, uh I think we have to revisit camp or I'm sorry, center city because campus corner may be coming in, and uh that opens up a another ball.

But uh yeah, I've I really appreciate the work on this and I like the direction we're headed.

Um I definitely need to look at that map and see where the rural opportunities are.

Uh, because some of what we're trying to do is address um, I guess there's this thought that the east side never sees any health.

Um it's more than a thought.

It doesn't, you know, I think as council we get to advocate for our communities uh about projects and areas that we think would be beneficial, and I don't necessarily know that our constituents um realize they can lobby for this stuff too.

I have a list if you need it.

A list of word one needs.

Ward one needs.

Oh, yeah.

Find a new owner for the 71 and fix the water tower and uh like a grand entrance going into the OU stadium right there by the railroad track, and that's like for to if we're doing Lindsay Street all nice near Westside.

Why don't we continue it all the way out?

So when the RV people come in, they go right down the same looking stuff, you know.

There's there's things there.

We've talked about this area.

Yeah, agrees.

Um, and then I'll say I've gotten an ask in the campus corner area, um, that we have archways coming in uh off of university, and I guess maybe AS would be the other place that just identify that you're in historic campus corner area.

Um I've also been asked about a roundabout and been told that apparently the university may be okay with even some of their uh lawn on the president's house side uh being used to facilitate a roundabout.

So it's like okay, well, when we have these conversations, we'll figure out for sure.

But um, you know, I'm already hearing just for the tips that we have, some um interest in infrastructure.

All right, well, uh is that clear enough direction?

Yes.

So I'll make I noted a few things to correct or change throughout, but and especially uh bring back the enterprise zone map of the little city so we can look at the rural areas and make sure we're not drafted in anything that cuts them out.

Uh revisit the residential development section, which includes the walkability agent in place, those things and get some more meat to that and then put it in ordinance form for April.

And facade grant language, yeah.

I've got that note in here.

Okay.

Um council member Bruce.

I just got a question on B on uh two B, I guess it is, or no three B.

Economic risk analysis and post-TIF district.

Um following questions included, but not limited to what I think economic analysis and risk assessment.

I mean, the first thing that jumps in besides I besides I the next thing that jumps in my mind is really is it profitable?

So I'm looking at the the order of this, is that you know one, two, three, four, five, six, and I'm looking at order and take it.

Should those be like in somewhat order of importance?

They definitely could be.

Um I think my intention is we get answers to all of these to be able to do the analysis.

So we'll we'll have all of the information um.

I would think that document, I mean I would think the the purpose, the primary purpose besides I, the primary purpose would be five.

Does that make sense?

That would be driving everything.

And then what you know, I I think this is you know, not a work.

I always look at others that have to go through the same in a competitive disadvantage if there is a competitive disband.

So I have to think about that for a while for those that would come to Norman and say, do I want to miss my money here or not?

Does that make sense?

Yeah.

Yeah, and um seeing the policies from other cities, I think gives me a little comfort in that area that this is not completely out of out of the ordinary, and knowing they do this in Fort Worth, Dallas, but I will say I didn't find policies like this for other cities in Oklahoma.

Um, but I know Oklahoma City has an entire department dedicated to TIFF districts, and they do quite a bit of this, they just don't necessarily have a formal application process.

Yeah, yeah, I was gonna say, so uh council member Bruce, if I understand you correctly, on page two section B item I with the five uh items.

You're saying providing a future funding stream that will support the issuance of bonds by a partner entity or provide for a loan is most important.

No, what is the potential financial success of the TIFF district and generating tax dollars above TIFF that which would be oh you're talking about Roman numeral five, sorry?

Um I was looking at the minerals line here, yeah.

And I can I can move that up to put it forward as more of a priority needs to sound city has some type of de facto, and I imagine more does, you know.

I I would assume I don't know if more has adopted any tech districts actually.

They do they've done sales tax rebate agreements for particular retailers, but they've done any tips.

Have we done that before?

Rebate agreements.

Um, we've looked at them before.

Um you'll be having a proposal coming forward next Tuesday about one for sooner mall.

Uh but we've we've not carried one through and gotten one approved before.

And that proposal is a study session or an agenda item.

It's a study session that's going to start at five on Tuesday because of the reconvened meeting starting at six.

Okay, gotcha.

Just a slight wrinkle in our plans, but we we got that worked out by it up to five.

Whether it'll add the spring break.

In the spring break.

Oh yeah, okay.

Um all right.

Um any other questions?

Seeing none, I'll go ahead and adjourn the meeting.

Thank you.