Let’s make your TIF District successful

IS YOUR TIF PRODUCING WHAT IT SHOULD?

Used successfully, TIF Districts are a tool that can help communities optimize the value of new incremental tax base, and make improvements and development happen for public benefit that would not otherwise. Yet local municipalities sometimes lack the staff or capacity to use this tool to greatest advantage. This can lead to a TIF that fails to produce additional funds beyond the project scope, spur any additional investment, or add any additional public benefit. An absence of private investment in a TIF may also be a signal that the market has not identified appropriate development opportunities within the district. 

ENVISION TIF AS HERO … YOUR MOST POWERFUL FINANCIAL AND ECONOMIC DEVELOPMENT TOOL

Vandewalle & Associates has grown a dynamic practice helping our clients fill the gap in TIF management–helping make existing and new TIFs exponentially more successful by managing and growing the districts to attract the right kind of economic development. Our expert TIF management and economic development capabilities help our clients to:

  • Create a sustainable source of funding
  • Strengthen tax bases
  • Get more impact from the TIF
  • Attract the right kind of private investment that fulfills a vision, and
  • Increase economic activity

For these reasons, our team is considered “the TIF expert” in Wisconsin, Iowa, and Illinois, and have amassed a vast experience creating and managing successful TIF districts throughout the Midwest and beyond—including the states of Indiana, Michigan, Colorado, and New York.

CREATE A DISTRICT THAT PAYS THE COMMUNITY BACK … IN MORE WAYS THAN ONE

Using TIF is about more than just finances. TIF funds can be used to create momentum and garner a wide range of benefits for client and community beyond just property value growth. These added benefits and impacts not only help the district, they also extend well out into the surrounding area. Vandewalle & Associates is unique in putting together a seamless package that can:

  1. “Sniff out” opportunities the community or client has not yet thought of
  2. Work with area assets to create jobs and attract additional tax-base growing investment
  3. Develop project plans that guide the challenging early years of implementation
  4. Define and creatively leverage catalytic projects and funding sources to attract new development
  5. Work with companies for company expansion, site selection
  6. Define and recruit developers for the right kind of economic development
  7. Forge in-depth working relationships with economic development organizations
  8. Develop timing and implementation strategies to successfully advance critical and catalytic projects

HERE ARE JUST A FEW OF OUR TIF SUCCESS STORIES

  • Middleton—V&A has been working with the City of Middleton for over 30 years. In that time the team has helped shape and manage two highly successful TIF districts. TID #3—currently the most successful TID in the state—was created in 1993 with base value of $34.1M, projected expenses of $15.8 million, and projected new development of $44.9M. To date, the City has spent approximately $65M, and created over $624M in new value. TID #5 was created in 2009 with projected expenses listed at $104M. The estimated value to be created within the TID #5 was $678M, on a base value of $89 million. For each of these districts, Vandewalle & Associates provided creative working of the TIF such as subtractions, amendments, overlays, new districts, money transfer between districts.
  • Watertown—In this community, V&A helped find donor funds to rescue a struggling TIF. The team also found working capital, and created a redevelopment district.
  • Mount Horeb/Duluth Trading CompanyHere, V&A crafted a successful plan for the downtown based on redevelopment potential and a new TIF District.
  • Monona—V&A helped the community turn a long-struggling and blighted 8-acre district into a successful redevelopment. Originally valued at $11M, with projected expenditures of $40M, development of The Current in TID #9 is now valued at $65M.
  • Horicon—V&A worked with the community and Deere & Company to structure a TIF district around a former Deere manufacturing facility. As a company committed to its community, Deere wanted to ensure future plans for the site attracted development that would best benefit Horicon and match community goals.

PARTIAL LIST OF OUR COMPREHENSIVE TIF MANAGEMENT AND GROWTH SERVICES:  

  • Conducting site and area opportunity analysis
  • Preparing site assessment
  • Designing and planning services, including concept master plans
  • Reviewing and commenting on proposed development designs, pro formas, and requests for financial assistance
  • Creating a successful redevelopment strategy
  • Conducting TIF and project feasibility studies
  • Delivering public participation strategies and meeting facilitation
  • Crafting redevelopment plans
  • Developing TIF project plans
  • Maximizing catalytic impact through proactive, integrated planning and design with surrounding sites and out-of-the-box concepting
  • Identifying the priority /catalytic project(s)
  • Developing implementation plans
  • Estimating costs, proposing timing, critical development and place-making improvements as well as critical redevelopment / demand necessary to trigger design and construction
  • Providing Brownfield site assessments, grants, clean-up management and redevelopment implementation
  • Developing partnerships
  • Recruiting developers through outreach, marketing, review, and negotiations
  • Recruiting businesses and tenants
  • Planning and advising for transit
  • Developing marketing materials
  • Delivering TIF additions, subtractions, amendments
  • Transferring money between districts and other creative financial solutions