TIF talk

[LisaJPreney]

Hi Tony,

Thank you for taking the time to respond thoroughly and thoughtfully.

I truly wish the principals of the current Community Development Committee could retire office to the applause of the collective business and residential Falmouth communities for filling the long-empty old Shaw's space as well as demonstrably improving Falmouth's reputation as a business friendly locale by the Council/Committee's consistent actions over time.

Regarding TIF, I read: "TIF was designed to channel funding toward improvements in distressed, underdeveloped, or underutilized parts of a jurisdiction where development might otherwise not occur. TIF creates funding for public or private projects by borrowing against the future increase in these property-tax revenues."

I just don't see Route One, Falmouth as fitting the above description.

A common criticism of TIF: "Although generally sold to legislatures as a tool to redevelop blighted areas, some districts are drawn up where development would happen anyway such as prime development areas...."

I see Route One, Falmouth, as a prime development area.

Again, thank you for your time, and all that you do for the townspeople of Falmouth.

Kid regards,

Lisa

-----Original Message-----
>From: tpa...@maine.rr.com
>Sent: Jun 8, 2013 9:25 AM
>To: falmouth-citizens...@googlegroups.com
>Cc: LisaJPreney
>Subject: Re: Falmouth Citizens for Sound Choices Route One Ballot Question
>
>I'd venture to say that only the storm water improvements are necessary in the proposed Route One improvement plan. That said, I believe we need to broaden our tax base which means supporting economic development in our business district.
>
>During the last several months, we held meetings targeted at commercial property owners and businesses within the TIF District with about a dozen or so different people attending each session. Many expressed support for the proposed improvements and those who had concerns focused on the medians as they related to accessing specific properties. In response, the number of raised medians were reduced to the four pedestrian crossing along the mile-long stretch. Those crossings are the only ones that will have vegetation - probably nothing more than hearty, low maintenance grasses. I say probably because the final design will only begin if the voters approve the proposal. That next phase will also be open for public input.
>
>The traffic plan at this juncture pretty much reflects the same road layout we have today but changes some curb cuts and, through the use of paving material installed flush with the pavement, will help channel vehicles for left-turning traffic. We also made no provision for expanding the width of the road for cyclists but instead added to the width of sidewalks to keep bikes out of traffic. Those who insist on riding their bikes in the road are permitted to do so by state law, but that's a different matter altogether.
>
>In addition, new synchronized traffic signals are in the plan to smooth the flow of traffic along Rt One and minimize congestion. That has been one of my greatest concerns but I'm satisfied that the traffic engineers have addressed that point.
>
>At the core of my thinking on this proposal have been these points:
>
>- I first accept that leveraging tax dollars for economic development makes sense (tax increment financing)
>
>- In the long haul, these improvements, when coupled with the revisions to the zoning ordinance, will encourage commercial development and, thereby, broaden the tax base. The direct benefit of that increase in development within the TIF district from a tax perspective will be realized, however, in 2030 when the TIF district expires. That said, I also believe that everyone in town will benefit from development outside the TIF district such as the redevelopment of the Falmouth Shopping Plaza. Now that the old Shaw's lease has expired, the property owners are motivated to get some revenue out of the space. If, as we're told, other property owners along Rt One begin expanding their businesses, it will make development prospects for the Plaza that much more attractive.
>
>As for the "village" concept, I'm not sure the use of the term accurately describes whatnis being proposed. What I see is a mixed-use commercial district that broadens the tax base and encourages more shopping and service options for residents of the town and region. Overall, that's good for the economy in my view. I believe that the zoning changes will definitely change how people choose to shop. Whether that's good or not is a value judgment. What is certain is that Falmouth's business district will change over time given the opportunity to bring buildings toward the street and reduce parking requirements. These infrastructure improvements support the zoning changes.
>
>So, this all comes back to the question: Is this proposal something people would like to see if we're to use the money dedicated for this area's economic development? If it's not, the town will just keep socking away the money until someone comes up with a better idea or a future town council eliminates the TIF altogether.
>
>As I think I've said before but want to be clear - the council's Community Development Committee was charged with coming up with a plan. This is the one we chose to present at this time because the state is planning to repave the road and will not allow it to be ripped up for at least five years once they finish their work. We also did a load of outreach for input but, as is often the case, many people have only recently become engaged with Election Day around the corner or sat back to see things would unfold. I don't think there has been any lack of opportunity to be heard. I also don't think this process was like the library/community center which had a far different cost implication for taxpayers.
>
>Given the fact that the TIF exists for economic development and infrastructure improvements, I told the committee I was willing to swing for the fences in the design proposal as I felt confident it was well thought out and made sense. Ultimately though, it's the voters decision. As they say, "I don't have a dog in this fight." My job as a councilor has been to help present a coherent community-based option for the voters to decide. I'll be curious to see what folks think.
>
>Thanks for asking and for being engaged in this issue. I wish more would take the time to do so. - Tony
>
>---- LisaJPreney wrote:
>> Are Route One improvements all necessary?
>> Has the Route One business community galvanized to advocate for this?
>> I haven't seen or heard it, and it's a small enough group that that would have been so easy.
>>
>> Question One feels like it's coming from a small group of people, a few vocal Town Councilors and planners among them.
>>
>> Why spend money on flowers in the middle of Route One? Why spend millions window dressing a street for the sake of only a few people's vision of a village utopia that doesn't jive with the reality of how people live or shop in Falmouth.
>>
>> Lisa Preney

[Bryan Dench]

Very well said, indeed, Lisa.  You are spot on with regard to TIFs.

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