4. Project Objective and Scope
Objective Scope
Explore development •Explore Community
approaches that could Improvement Districts
fund infrastructure and Tax Allocation
development in Districts
Peachtree City’s •Focus on funding
Huddleston Road Activity sanitary sewer
Center installation
4
5. Peachtree City is reaching build out and needs
to be proactive in redevelopment efforts
Industrial (711 ac)
5
Source: 2010 Peachtree City Undeveloped Property Database
6. Huddleston Road Activity Center presents an
opportunity for proactive redevelopment
Observations Opportunity
•City generates $19,365 in revenue •Area has potential to generate
from study area significantly more revenue for the city
Source: Fayette County Tax Assessor Property Records, Analysis 6
8. This report represents a summary of the
findings from the exploration
Select Detailed Execute
Explore Options
Option Master Plan Master Plan
Focus of
Project
Design Vet
Establish Baseline Development Development
Approaches Approaches
8
10. Overview: Huddleston Road Activity Center
Situation
•Connects major industrial
center to SR 54
•36,000 vehicles pass through
corridor daily, but do not utilize
light industrial and retail along
corridor
Challenges
•All (56) parcels use septic
tanks
•Total assessed value of 169
acre area is ~8.75M
Key Questions
•How can Peachtree City
increase property values in
Huddleston Road Activity
Center?
Source: Peachtree City Huddleston Road LCI Application, Fayette County Tax Assessor Property Records 10
12. Potential options: Finance Tools
Community Improvement District Tax Allocation District
Description: •Property owners in a designated •Freezes tax base for
area consent to a self-tax to fund jurisdictions and allocates tax
projects within district increment to pay off bonds
issued for redevelopment
Upfront •Feasibility study, redevelopment
~$250,000
investment: plan, and public education
Time to
9-12 months ~12 months
implement:
Estimated
5 mils = $17,500 •Depends on redevelopment
annual value: plans
Source: Fayette County Tax Assessor Property Records, Analysis, Interviews with Gwinnett Place, Gwinnett
Village, Buckhead, and Lilburn CID Executive Directors 12
13. Community Improvement District
Description
•Designate proposed area for CID
•Secure property owner consent
•Secure Georgia Legislature bill
•Establish board of directors
•Identify projects
•Set millage rate and administer tax
•Evaluate after 6 years
Benefits Risks/Hurdles
•Focuses tax dollars in district •Lack of proper education can block
•Enables leveraging of funds against implementation
state and federal dollars
•Difficult to dissolve
Source: Interviews with Gwinnett Village, Gwinnett Place, and Lilburn CID Executive Directors 13
14. Tax Allocation District
Description
•Determine project feasibility
•Create redevelopment plan
•Obtain buy-in from county and school
board
•Secure TAD approval through county
referendum
•Set in motion tax increment collection
•Manage projects
Benefits Risks/Hurdles
•Increases economic base of area •Lack of buy-in from school board will
•Creates halo effect prevent passage of TAD legislation
•Does not affect current tax revenue •Development could fail to generate
•Self-financing revenue sufficient to cover capital costs
•Expands local tax base •Could increase burden on Peachtree City to
•Leverage private investment provide public services
Source: Georgia Redevelopment Powers Law, Tax Increment Financing: How Public-Private Partnerships are Funding
Urban Development by Douglass Selby; Recommended Practices: Effective Tax Increment Finance Program
14
Management, Council of Development Finance Agencies
15. Tax increment covers bond repayment through
TAD termination
Source: “Tax Increment Financing,” Professor Craig L. Johnson 15
16. GEFA Clean Water State Revolving Fund Loan
Program
• Provides up to $25M in loans to fund water infrastructure
development
• Offers 3% interest rate and 2% closing fee
• Policy requires that loan is repaid in 20 years
16
Source: Georgia Environmental Facilities Authority
18. Where do we go from here?
• Develop set of guiding principles to vet highest potential
options:
• CID
– Explore including in CID the three major shopping centers surrounding
Huddleston Road Activity Center
• TAD
• CID/ TAD combination
• GEFA Clean Water State Revolving Fund
Source: Georgia Environmental Facilities Authority 18
20. Community Improvement Districts in Metro
Atlanta
• Buckhead CID – Jim Durrett, Executive Director (www.buckheadcid.com)
• Gwinnett Village CID – Chuck Warbington, Executive Director
(www.gwinnettvillage.com)
• Gwinnett Place CID – Joe Allen, Executive Director
(www.gwinnettplacecid.com)
• Lilburn CID – Gerald McDowell, Executive Director
(www.lilburncp.com/lilburn_cid)
• Perimeter CID – Yvonne Williams, Executive Director
(www.perimetercid.org)
• Evermore CID – Jim Brooks, Executive Director (www.evermorecid.org)
• Town Center Area CID – T.E. “Skip” Spann, Chairman (678-797-2172)
• Cumberland CID – Malaika Rivers, Executive Director
(www.cumberlandcid.org)
Note: Chuck Warbington has offered to consult with Peachtree City – Contact: 770-449-7515 20
21. Tax Allocation Districts in Metro Atlanta
Comparable in Assessed Value
Source: Research Atlanta Incorporated: “Georgia Redevelopment Powers Law: A Policy Guide to the Evaluation 21
and Use of Tax Allocation Districts
22. Other Tax Allocation Districts in Metro Atlanta
• Atlanta Development Authority
– http://www.atlantada.com/buildDev/taxAllocationDistricts.jsp
• Gwinnett Village CID
– Tax Allocation District #1 (Jimmy Carter Boulevard)
– Tax Allocation District #2 (Indian Trail)
22
23. Tax Allocation District Resources
• Research Atlanta: Georgia Redevelopment Powers Law: A Policy Guide to the Evaluation and
Use of Tax Allocation Districts
– http://aysps.gsu.edu/publications/TAD_compiled.pdf
• City of Lilburn: Tax Allocation District Presentation
– http://www.cityoflilburn.com/vertical/Sites/%7B27D9A3D2-F0A2-4034-B1A9-
44C8947743DE%7D/uploads/%7B49F6B252-0BE3-41F8-BC71-7CBA33C31C20%7D.PDF
• Livable Communities Coalition: “Survey and Analysis of Tax Allocation Districts in Georgia: A
Look at the First Eight Years”
– http://www.livablecommunitiescoalition.org/uploads/100012_bodycontentfiles/100578.pdf
• Council for Development Finance Agencies: TIF Resource Library
– http://www.cdfa.net/cdfa/cdfaweb.nsf/pages/tifcbuildingresources.html
• Council for Development Finance Agencies: Tax Increment Finance Coalition
– http://www.cdfa.net/cdfa/cdfaweb.nsf/tifcnewsletter.html
• Hunton & Williams LLP: Tax Increment Financing: How Public-Private Partnerships Are
Financing Urban Development
– http://www.hunton.com/files/tbl_s47Details%5CFileUpload265%5C1611%5CTax_Increment_Financi
ng_Selby.pdf
• National Association of Realtors: Tax Increment Financing
– http://www.realtor.org/smart_growth.nsf/docfiles/TIFreport.pdf/$FILE/TIFreport.pdf
23
24. GEFA Clean Water State Revolving Loan Fund
Resources
• Georgia Environmental Facilities Authority
– http://www.gefa.org/Index.aspx?page=80
• Council of Development Finance Agencies: Revolving Loan Fund Resources
– http://www.cdfa.net/cdfa/cdfaweb.nsf/pages/rlfresourcelibrary.html
24
25. Legislation regarding Tax Allocation Districts and
Community Improvement Districts
• Tax Allocation District
– Georgia Redevelopment Powers Law:
http://www.cdfa.net/cdfa/cdfaweb.nsf/pages/gatadstatute.html/$file/
Georgia_TAD_Statute.pdf
• Community Improvement District
– Article IX, Section VII (pp.79-81):
http://sos.georgia.gov/ELECTIONS/GAConstitution.pdf
25
