Land banks and smart growth

Size: px
Start display at page:

Download "Land banks and smart growth"

Transcription

1 Issue Number 10: Land banking Land banks and smart growth It is impossible to imagine a smart growth strategy that does not include a significant commitment to policies that unlock the value of forgotten urban land. The Michigan Land Use Leadership Council (MLULC) recognized this, and as part of recommendations for urban revitalization, encouraged the state, in concert with local government, to adopt Land Bank Fast Track Authorities to assist in the assembly of land needed for redevelopment. In December 2003, as one of the first recommendations from Michigan s Land, Michigan s Future: Final Report of the Michigan Land Use Leadership Council to become law, a six-bill package was passed which allows for expedited private redevelopment projects on abandoned, tax-reverted, and brownfield properties in Michigan the creation of land banks in Michigan. This issue of Smart Growth Tactics will cover the history and benefits of land banking, a summary of the 2003 land bank legislation, and an in-depth look at Genesee County s lead in applying the economic tools created under the new land bank legislation. Due to the generous financial support of the Genesee Institute, this 10th installment of Smart Growth Tactics is being sent to the highest elected official and planning commission chair in every municipality in the state, as well as the MSP membership. To ensure that Smart Growth Tactics and the Michigan Planner are received by your municipality every month, contact the Society at (734) or visit our Web site at for a membership application. The Genesee County Land Bank s Clean and Green program supports neighborhood efforts to convert vacant land into gardens and green spaces. Land banking - Michigan s new economic growth tool With thanks to Governor Jennifer Granholm, the Michigan Legislature, and the help of the Michigan Land Use Leadership Council (MLULC), Michigan now has a new state law that allows the creation of land banks. A land bank is a public authority created to efficiently hold, manage, and develop taxforeclosed property. By using the legal tools a land bank provides, a community can ensure that tax-foreclosed property is sold or developed with the long-term interest of the community and the surrounding property owners in mind.without a land bank, taxforeclosed property is sold to the highest bidder, with no ability for the community to determine for itself the best use of the land. While land banks are generally associated with older urban communities with significant volumes of abandoned urban land, land bank tools are potentially just as useful for counties seeking to safeguard their neighborhoods from decline, and for smaller communities seeking to protect land from passing through the slow process of decline continued on page 2 M I C H P UI G T TA I NN G S TOHCEI EM TL Y ULC O FR EPCLOAMNMNE INNDGA T I M O NA SK II N TG O GA RC ET IAOTN P AL AHCO EWS T O H ASPE PR E I ENS F O R L O C A L L E A D E R S 3

2 so often associated with tax-foreclosed properties. Simply put, a land bank gives the community a chance to take a deep Summary of the 2003 land bank legislation The six bill package (passed in December 2003) collectively authorizes authorities to engage in a variety of activities related to real and personal property, the main focus being tax-reverted properties. House Bill 4480 amends the Brownfield Redevelopment Financing Act (MCL ) to include: assistance to a land bank fast track authority among eligible activities authorized by the Act; tax reverted property held by an authority as eligible property; and the use of tax increment revenues for assistance attributable to authority property. House Bill 4481 amends the General Property Tax Act (MCL et al) to exempt taxes from property owned by a land bank fast track authority and creates a five-year tax exemption for property sold or otherwise conveyed by an authority. House Bill 4482 creates the Tax Reverted Clean Title Act to impose a specific tax (equal to the property tax) on property sold by a land bank fast track authority, and dedicates 50 percent of the proceeds to the authority that sold the property. House Bill 4483 enacts the Land Bank Fast Track Act to do the following: Creates a new state land bank authority and provides for the creation of county and local land bank fast track authorities; Establishes procedures for an expedited quiet title and foreclosure process by an authority; Allows an authority to acquire, buy, own, lease as lessor, convey, demolish, breath before deciding the fate of a taxforeclosed property, rather than quickly placing the property on the auction block. And now, because of amendments to Michigan brownfield laws, a land bank or rehabilitate real or personal property; Authorizes an authority to issue notes and bonds; Allows a county or qualified city that formed an authority to make a limited tax pledge to support its bonds or notes or, with voter approval, an unlimited tax full faith and credit pledge; Creates the Land Bank Fast Track Authority Fund; Requires the State Administrative Board to convey specific parcels of surplus state land to the State Authority; and Repeals the Tax Reverted Property Emergency Disposal Act. House Bill 4484 amends the General Property Tax Act (MCL i et al) to permit a foreclosing governmental unit to request a title product other than a title search, in order to identify the owners of a property interest in forfeited property, and describes actions that would be considered reasonable steps to ascertain the address of a person entitled to notice of a show cause hearing and foreclosure hearing. House Bill 4488 amends Public Act 105 of 1855 (MCL which governs the disposition of surplus state funds) to allow the state treasurer to invest surplus funds in loans to a land bank fast track authority or a brownfield redevelopment authority at the market rate of interest for the purpose of clearing or quieting title to tax reverted property held or controlled by a land bank fast track authority. Note: All of the bills are tie-barred to each other. has even more available resources in returning land to productive use. The nation s first land bank The first significant effort to reform policy related to the treatment of urban land occurred in An Ohio state statute was passed allowing any Ohio municipality to establish a Land Reutilization Program (or a land bank) for the purposes of acquiring, managing, and disposing of delinquent land in which to reinstate such properties to the tax base. In 1988, an Ohio House Bill was approved to enhance the existing land acquisition legislation with provisions to expedite the foreclosure process and authorize the tax abatement of land bank properties. To date, no other community in Ohio has embraced this legislation quite like Cleveland. The Cleveland Land Bank effort, called Government Action on Urban Land, opened the eyes of urban planners and developers as the mistake on the lake became an urban redevelopment success story. A major component of Cleveland s renaissance was the commitment to assembling and rekindling the value of thousands of vacant and abandoned properties. The Cleveland Land Bank was a model program as new housing and commercial development made Cleveland a destination rather than a punch line. It was recognized in 1994 by the Harvard University Kennedy School of Government as one of the most innovative government programs in the country. Other cities have used land banks to assemble tax-foreclosed land and return it to productive use. Atlanta, Georgia, and St. Louis, Missouri, have also operated successful land banks for many years, and in each community the land bank is used primarily as a mechanism to redevelop taxforeclosed property with complicated title histories. Historically land banks were created primarily as single-purpose land-holding entities, used to clear old tax liens and 2 MICHIGAN SOCIETY OF PLANNING MAKING GREAT PLACES HAPPEN 4

3 deliver tax-delinquent properties with complicated, unmarketable title back to the market. Unlike what is contemplated under Michigan law, these land banks generally held title for a short period of time - just the time necessary to clear title on the property. These first land banks use unique legal authority to navigate the courts and deliver clear, marketable title to properties previously impossible to sell. In most states without a land bank or similar legal entity, tax-foreclosed properties languish due to difficult legal procedures required to eliminate old tax liens and other assessments and complications. Michigan has the benefit of the experiences of Cleveland and Atlanta, and has enacted the most progressive land bank law in the nation. Michigan s first land bank: Genesee County s story Few cities across the nation face greater challenges than Flint, Michigan. However, because of the new tax foreclosure, land banking, and brownfield redevelopment laws, and the creative ways Genesee County officials are using new authority to deal with abandoned property, one of Flint s toughest problems may soon be under control. Located in Genesee County, Flint is the birthplace of General Motors. In 1970, as Flint s population peaked at 193,000, it seemed the economic engine of Flint could never stall. General Motors employed 80,000 people at factories scattered around the city. From the 1920s through the 1970s, Flint was a magnet for workers who came to work in those factories, and the newcomers built new neighborhoods enough for the 250,000 people expected to populate this growing city in the coming decades. Since February 2003, the Genesee County Land Bank has demolished 236 structures throughout the city of Flint. But for Flint, like most older American cities, the expectation born of the optimism of the industrial revolution was replaced by a reality far different than the vibrant, compact, growing city described in Flint s 1965 master plan. By 2000, Flint had lost more than 60,000 of those high-wage jobs, and the city population had fallen to 120,000. People left Flint as manufacturing jobs disappeared. Many left Michigan in search of work, but most of the flight from Flint was to just a few miles outside the city, to one of the dozen suburban communities growing as fast as Flint declined, while the county with a population of about 440,000 assimilated into the more stable southeast Michigan economy. Left behind is a city struggling with a weak real estate market and thousands of abandoned houses and empty lots. According to the 2000 U.S. Census, over 12 percent of Flint s housing stock is empty. While the problems associated with abandoned property are obvious - crime, fire, disease - the effects of abandoned property on the city are exacerbated by the resulting loss of tax base. Abandoned properties diminish the value of surrounding property, which directly reduces property tax revenue that could be used to address the problems caused by abandonment. Michigan s former tax laws Sadly, the very system intended to move tax-foreclosed property back to productive use actually contributed to the downward spiral of urban land. Under Michigan s former system of tax foreclosure, abandoned properties were either transferred to private speculators through tax lien sales or became stateowned property through foreclosure. Under either scenario, local leaders lacked authority to interrupt the decline of taxreverted land. In fact, the former system encouraged low-end reuse of tax reverted land due to of the length of time between abandonment and reuse often more than five years. This former system actually contributed to contagious blight, as one property infected the next, and property after property passed through tax foreclosure, rarely resulting in significant redevelopment (due to tax lien sales by countless different owners without marketable title). Thousands of properties not sold at a tax lien sale were titled to the state the death penalty for property. PUTTING THE MLULC RECOMMENDATIONS INTO ACTION A HOW TO SERIES FOR LOCAL LEADERS 3 5

4 Brownfield financing: new life for abandoned properties With the recent land bank legislation, powerful new legal and financial tools enable communities to gain control of vacant and abandoned property and return the land to productive use. Using the combination of the 1999 tax foreclosure law, the Land Bank Fast Track Act, and the amendments to the Brownfield Redevelopment Financing Act, Michigan communities finally have the tools - and the financial resources - to assemble, remediate, maintain, and develop land, that until now, was dismissed as useless, forgotten land. A significant recommendation of the Michigan Land Use Leadership Council (MLULC) was to amend the existing brownfield laws to make land bank-owned property brownfield eligible, and to allow for cross-collateralized Brownfield Tax Increment Financing to clean up the entire inventory of land owned by a land bank. A quick summary of the new brownfield legislation follows: Public Act 258 of 2003 amended the Brownfield Redevelopment Financing Act (MCL et al) to enable the tax increment financing board that implements a brownfield plan to include, as an eligible activity, assistance to a land bank in clearing or quieting title to, and disposing of property owned, or held by, a land bank, or property over which the land bank may exercise its authority under the Michigan Land Bank and Community Development Act. Eligible activities include, demolition, major clean-up, environmental remediation, infrastructure improvements, title clearance, and other activities allowed under the Brownfield Redevelopment Financing Act. The Brownfield Redevelopment Financing Act permits a brownfield authority (established by a municipality) to capture property tax revenue based on increases in the assessed valued of eligible property, and to use the revenue for the costs of eligible activities on eligible property. Under the law, property owned by, or under the control of a land bank, or over which a land bank could exercise its authority, could be used for the following: eligible activities attributable to any eligible property owned by, or under the control of the land bank, or over which the land bank could exercise authority; the cost of principal and interest on any obligation issued by the brownfield authority to pay the costs of eligible activities; the reasonable costs of preparing a work plan or remedial action plan; and the actual cost of the review of the work plan or remedial action plan. Currently under the law, a brownfield plan must contain 14 components, each providing particular kinds of information, including but not limited to: a brief summary of the eligible activities proposed for each property, and an estimate of the captured taxable value and tax increment revenues for each year of the plan and from each parcel of eligible property. Under the new law, these provisions are be retained, and provision is specifically applied to eligible property that qualifies on the basis that the property was owned or held by a land bank, or that the land bank could exercise its authority over. Under the law, a brownfield authority must determine the captured taxable value of each parcel of eligible property that is included in a brownfield zone. The calculation of captured taxable value is based on the amount by which the current taxable value of eligible property, including property for which specific taxes are paid in lieu of property taxes, exceeds the property s initial taxable value. The definition of initial taxable value specifies that property exempt from taxation at the time that initial taxable value is determined must be zero, but property for which a specific tax is paid in lieu of property tax is not considered tax-exempt. Under the law, the definition of specific taxes would include that portion of the tax levied under the proposed Tax Reverted Property Clean Title Act that was not required to be distributed to a land bank. Under the new law, the definition for blighted property is be expanded to mean property owned or under the control of a land bank. Further, the law specifies that the sale, lease, or transfer of the property by a land bank after the property s inclusion in a brownfield plan would not result in the loss to the property of its status as blighted for the purposes of the act. Worst of all, the system was heartless. The former law did not provide for local officials to intervene in helping families facing the loss of their home. Unfortunately, a family facing tax foreclosure was at the mercy of a tax lien holder, usually an out-of-state investor with a personal financial interest in the property being foreclosed. It was a low-end market free-for-all that rarely accomplished any public good beyond the efficient collection of taxes. Even valuable properties lost in tax foreclosure were destined to tumble through the predictable devolution of use: a family home becomes a decent rental house, then a dilapidated rental house, then an abandoned house, until the property becomes a valueless lot, scattered among other properties falling through the same pernicious process. Hope ensues - PA 123: the new foreclosure law But now, there is some hope. Since the passage of Public Act 123 of 1999, followed in 2003 by the enactment of the nation s most progressive land banking law, the state of Michigan and county governments have greater authority in gaining control of vacant abandoned land. The new foreclosure law provides for state or county tax foreclosure after two years, and under certain circumstances, abandoned property can be foreclosed after only one year. This process results in a clear title judgment by the state court, a significant advantage in reuse of land. Under the new system, all property lost to foreclosure is titled to the ownership of the county, or to the state for counties that choose to pass this responsibility to the state. The 1999 law also provides some funding to assist a county in managing tax foreclosed properties by restricting profit from the sale of valuable property to a Land Reutilization Fund. This land 4 MICHIGAN SOCIETY OF PLANNING MAKING GREAT PLACES HAPPEN 6

5 TheGenesee County Land Bank has over 1,300 properties in Genesee County. In 2004 every property was mowed and debris hauled away. The Genesee County Land Bank Maintenance and Clean and Green programs removed more than 600,000 pounds of materials in 2004 alone. Help is available! THE GENESEE INSTITUTE OFFERS THE TECHNICAL ASSISTANCE PROGRAM Are you facing challenges posed by vacant, abandoned, and blighted properties in your community? Could a land bank fast track authority help address your challenges? BEFORE The Genesee Institute, a teaching and research affiliate of the Genesee Land Bank, is offering a new service to localities in Michigan to assist them in implementing the new Michigan Land Bank Fast Track Authority Act. AFTER reutilization fund is established to pay costs associated with managing the inventory of foreclosed land.together with increased fees for delinquent taxes, the fund has brought nearly $4 million to Genesee County during the first three years of the program. The new law (2003) also allows a county treasurer to postpone foreclosure on a property owner facing a substantial financial hardship. This is a more efficient course, as it delivers property to new ownership much more quickly, and typically in far better condition than the former system. In Flint, however, it is clear that while these new procedures are a significant improvement, a more aggressive approach is required to use this new law to its With a generous grant from the C.S. Mott Foundation and support from the Office of Governor Granholm, the Genesee Institute will provide five selected communities with significant technical assistance from an experienced team of policy, legal, and planning experts, who have created and operated the Genesee County Land Bank. The value of time in each selected city will be worth approximately $30,000. Applicants should include a partnership of the county treasurer and the county board of commissioners from a given jurisdiction. maximum potential in dealing with the high volume of vacant and abandoned land. With funding from the C.S. Mott Foundation, Genesee County engaged a local consulting team and a number of national partners in developing a more creative approach to use tax foreclosure as a community development tool.this research, with the help of the Brookings Institution, Local Initiatives Support Corporation (LISC), International City/ County Management Association (ICMA), the Urban Land Institute (ULI), and others, led to the creation of the Genesee County Land Bank.The Land Bank is funded with proceeds from the tax foreclosure process, and allows the county to acquire land through foreclosure and determine the best use of land (with the community s needs in mind, rather than For an application and more information on the Technical Assistance Program, including primary program objectives and community selection criteria, please contact Dan Kildee at the Genesee Institute at (810) , or Lisa Mueller-Levy, Knowledge Sharing Director at the Local Initiatives Support Corporation at (212) Detailed information may also be viewed on the MSP Web site at Final applications are due by 5:00 p.m. on February 18, simply selling the land at auction to the highest bidder with no control of the ultimate use). PUTTING THE MLULC RECOMMENDATIONS INTO ACTION A HOW TO SERIES FOR LOCAL LEADERS 7 5

6 Before BEFORE The land bank rehab program is a powerful tool for improving neighborhoods. This Flint home required nearly $40,000 in repairs, including a new roof, siding, furnace, kitchen, and bathroom. It sold recently for $75,000. AFTER PA 258: Michigan s land bank law In 2003, the Michigan Legislature used the work of Genesee County as a model in enacting the most progressive land banking law in the nation. The new law, Public Act 258 of 2003, allows a county foreclosing governmental unit (a county treasurer who has opted to conduct tax foreclosure) to enter into an agreement with the Michigan Land Bank Fast Track Authority to create a county land bank fast track authority. This agreement conveys the authority of Public Act 258 to a county authority, governed by a board, appointed by a board of commissioners. The new law, along with amendments to the Michigan Brownfield Redevelopment Act, has enabled Genesee County to adopt a Brownfield Redevelopment Plan for the entire inventory of tax-foreclosed property under the control of the land bank. This plan utilizes a unique Tax Increment Financing (TIF) strategy that has enabled the land bank to finance a much more aggressive clean-up and redevelopment plan for land bank properties. The financing relies upon taxes generated by the redevelopment of tax-foreclosed property to support bond payments funding aggressive demolition, clean up, and rehabilitation of forgotten land. The unique feature of the TIF plan is that the taxes from the entire inventory are crosscollateralized to support the clean-up of tax foreclosed property. Furthermore, the tax captured from more valuable properties supports improvements for all properties, whether or not those properties are ever redeveloped or generate any significant tax collections. By relying upon taxes generated by the county-wide inventory of land through this single TIF plan, the county utilizes the regional inventory of land and the more diverse, stable real estate market to support clean up of the worst neighborhoods in the city. Genesee County Land Bank s first steps Some highlights of the Genesee County program thus far include: Acquired title to more than 3,400 parcels of land, including nearly 6 percent of the land in the city of Flint in the first three years of the program; Rescue of 1,004 families from foreclosure through the county treasurer s foreclosure prevention program. The program allows owner-occupants facing foreclosure a one-year postponement, followed by active case management by the staff of the treasurer s office. Management of 130 foreclosed tenantoccupied properties owned by the land bank through non-profit housing agencies. As an alternative to selling tenant-occupied properties to another potentially irresponsible landlord, these properties are assigned to agencies seeking to stabilize neighborhoods and encourage home ownership. Rehabilitation of 60 houses intended for new owner-occupied housing. Redevelopment of a 30,000-square-foot mixed-use building in downtown Flint. The building the new Genesee County Land Bank Center - will house the land bank plus two additional offices, firstfloor retail space, and seven loft apartments. This Main Street taxforeclosed building has been empty since MICHIGAN SOCIETY OF PLANNING MAKING GREAT PLACES HAPPEN 8

7 Demolition of 231 dilapidated houses since February 2004 by the land bank using Community Development Block Grant dollars from the city of Flint. Authorization of an initial $5 million brownfield plan to demolish between abandoned homes, clean hundreds of empty lots, conduct asbestos abatement for residential rehabilitations, and other brownfield eligible activities needed to return tax-foreclosed property to productive use. Conveyance of over 220 vacant lots to next-door neighbors through the land bank side lot program. Six hundred more side lot transfers are planned from the current inventory. Assemblage of hundreds of empty lots for city development projects, as well as for local non-profit and community organizations. Development of new infill housing by three non-profit agencies on 36 taxforeclosed properties. Maintenance of empty lots owned by the county - cutting weeds, cleaning trash, and boarding buildings, funded entirely from tax foreclosure proceeds and performed by contracted non-profit agencies. In the summer of 2004 alone, more than 380 tons of debris was removed from empty city lots by the land bank. Conclusion While this new system is a dramatic change and is having some immediate effects, the real value is best measured in the long-term impact this effort will have on the city of Flint. To ensure intelligent long-term use of this and other tools, Genesee County has initiated a significant land reutilization and community planning effort. This initiative, funded primarily by the Ruth Mott Foundation, combines a neighborhood The National Vacant Properties Campaign: creating opportunity from abandonment MISSION OF THE CAMPAIGN The National Vacant Properties Campaign s goal is to make vacant properties a priority by building a national network of leaders and experts; providing tools to communities; raising awareness through communications; and providing technical assistance and training. FROM ABANDONMENT TO OPPORTUNITY The American landscape is dotted with hopes and dreams homes that provide security for countless families, main streets lined with opportunity, and schools and parks that knit our communities together. As surely as these bricks and beams fulfill our aspirations, the abandonment of houses, neighborhoods, and once great landmarks represents dreams unattained and lost, the tragedy of places for which are no longer maintained. In some cities, vacant properties are rare, standing out like missing teeth. In other communities, however, the scale of abandonment is far greater, with entire streets and neighborhoods resembling urban ghost towns. For those living among them, vacant properties are nothing short of a curse. Neighbors are forced to tolerate eyesores that attract crime, arson, vermin, and dumping. Derelict buildings present safety and fire hazards, reduce property values, and degrade quality of life. FORTUNATELY, HELP IS ON THE WAY In recent years, cities like Richmond, Virginia, Flint, Michigan, and Philadelphia, Pennsylvania, have launched ambitious initiatives to reclaim their vacant properties. Others cities, such as San Diego, California, planning component with regional land use planning. The goal of the neighborhood planning is to assist the land bank in determining the disposition of and Las Vegas, Nevada, have taken aggressive steps to prevent abandonment in the first place. The challenge is attracting a broader set of stakeholders, from smart growth advocates, who see property reclamation as a way to offset urban sprawl, to affordable housing groups, seeking to rehabilitate homes. The vacant properties problem is now generating more scrutiny from researchers and policy makers than ever before yet another indication of the expanding search for solutions. The time to translate this growing interest into concrete strategies for change is now! Lessons from individual communities need to be shared with peers. Civic leaders need information that can embolden them to take action, and policymakers need help in crafting the reforms that will bring vacant abandoned properties back to life. To achieve these goals, Smart Growth America (SGA), the International City/County Management Association (ICMA), and the Local Initiatives Support Corporation (LISC) are spearheading a national campaign to prevent abandonment, redevelop vacant properties, and revitalize existing communities. The National Vacant Properties Campaign is a project of Smart Growth America (SGA), the International City/County Management Association (ICMA), Local Initiatives Support Corporation (LISC), and the National Trust for Historic Preservation (NTHP). The Campaign is funded by the generous support of the Fannie Mae Foundation, the U.S. Environmental Protection Agency, the Ford Foundation, and the Surdna Foundation. Source: tax-foreclosed land consistent with an intelligent strategy for each neighborhood, working with existing neighborhood organizations where possible. PUTTING THE MLULC RECOMMENDATIONS INTO ACTION A HOW TO SERIES FOR LOCAL LEADERS 7 9

8 National Land Bank Conference A national conference on land banking will be held in Flint, Michigan, on April 7-8, 2005, with one day specifically focused on the Michigan land bank law. This free conference will feature national experts on urban land reform and land banking and is sponsored by the Genesee Institute and the National Vacant Properties Campaign through support from the C.S. Mott Foundation. For more information, contact The Genesee Institute at: (810) , or A regional land use planning effort, led by the faculty of the University of Michigan School of Architecture and Urban Planning, will seek to connect urban smart growth practices such as the tax foreclosure project with better regional land use policies. The 2003 report of the Michigan SmartGrowthTactics Land Use Leadership Council provides the framework for this local effort to make smart growth a reality in the Genesee County area. Genesee County s progress in addressing the problems of vacant and abandoned property has been a result of partnerships between state and local government, local non-profit community based organizations, academic institutions in Michigan and around the country, as well as several key national organizations concerned with urban redevelopment. There is much more to learn and much more to be done in creating a coherent set of policies that embrace urban land as the asset it should be. Flint, Michigan, has made a bold start and can provide some important lessons to other communities, large and small, struggling to deal with forgotten urban land. Dan Kildee is the elected treasurer of Genesee County, Michigan. He recently served on the Michigan Land Use Leadership Council appointed by Michigan Governor Jennifer This publication was produced by the Michigan Society of Planning. This publication is funded by the Genesee Institute, a teaching and research affiliate of the Genesee County Land Bank. Photo credits: Genesee County Land Bank Granholm and is a member of the Advisory Committee for the National Vacant Properties Campaign. Kildee is the co-chair of the Michigan Redevelopment Readiness Advisory Committee, and is a member of the Michigan Economic and Environment Roundtable. He is president of the Genesee County Land Bank Authority, the county s newly formed land bank. Dan Kildee may be reached at (810) or at: Online resources The Brookings Institution s Center on Urban and Metropolitan Policy: Genesee County Land Bank: The International City/County Management Association: The Local Initiative Support Corporation s (LISC): vacant_abandoned.shtml?planning+&+land+use. Michigan Land Use Leadership Council: National Vacant Properties Campaign: phone: fax: web: Non-Profit Organization U.S. Postage PAID Permit 199 Farmington Hills, MI 219 South Main Street, Suite 300 Ann Arbor, MI MICHIGAN SOCIETY OF PLANNING MAKING GREAT PLACES HAPPEN 10

October 18, 2005 Smart Metropolitan Neighborhoods Series: Land Bank Authorities Tools for Vacant Property Reclamation

October 18, 2005 Smart Metropolitan Neighborhoods Series: Land Bank Authorities Tools for Vacant Property Reclamation Experts Online October 18, 2005 Smart Metropolitan Neighborhoods Series: Land Bank Authorities Tools for Vacant Property Reclamation Land Bank Authorities A Guide for the Creation and Operation of Local

More information

This is the type so far

This is the type so far This is the type so far This is the type so far Dan Kildee Genesee County Treasurer Chairman/CEO of the Genesee Land Bank President, Genesee Institute This is the type so far What is a Land Bank? A land

More information

Land Banks as Revitalization Tools: The example of Genesee County and the City of Flint, Michigan

Land Banks as Revitalization Tools: The example of Genesee County and the City of Flint, Michigan Land Banks as Revitalization Tools: The example of Genesee County and the City of Flint, Michigan Teresa Gillotti, Genesee Institute 1 Research Fellow & Daniel Kildee, Genesee County Treasurer Genesee

More information

Land Banking 101: What is a Land Bank?

Land Banking 101: What is a Land Bank? Land Banking 101: What is a Land Bank? About this Tool Description: This document provides general information on land banking. It provides a detailed definition of a land bank and discusses the four critical

More information

Land Banks and Affordable Housing

Land Banks and Affordable Housing September 2008 Volume 7 Issue 5 Land Banks and Affordable Housing You can hardly turn on the news today without hearing a report that the number of foreclosed properties continues to rise nationwide. In

More information

Reclaiming Distressed Properties

Reclaiming Distressed Properties Reclaiming Distressed Properties Reinventing Older Communities Conference Federal Reserve Bank of Philadelphia May 12, 2010 Frank Ford, Senior Vice President for Research and Development Neighborhood Progress,

More information

States with Model Policies IMPORTANT FEATURES OF A GOOD POLICY

States with Model Policies IMPORTANT FEATURES OF A GOOD POLICY STATE POLICY TOOLKIT: STATE LAND BANK ENABLING LEGISLATION Restoring Prosperity is a new approach to helping older industrial cities transition to the 21st century: by investing and encouraging development

More information

CONSIDERATIONS FOR LOCAL GOVERNMENTS PROPOSING PROPERTY ACQUISITION UNDER GEORGIA S NEIGBHORHOOD STABILIZATION PROGRAM

CONSIDERATIONS FOR LOCAL GOVERNMENTS PROPOSING PROPERTY ACQUISITION UNDER GEORGIA S NEIGBHORHOOD STABILIZATION PROGRAM CONSIDERATIONS FOR LOCAL GOVERNMENTS PROPOSING PROPERTY ACQUISITION UNDER GEORGIA S NEIGBHORHOOD STABILIZATION PROGRAM This document provides information to assist communities that propose to demolish,

More information

Land Bank Strategies For Brightmoor

Land Bank Strategies For Brightmoor Land Bank Strategies For Brightmoor Peter Bratt UP 656 Center City Planning and Community Development Professor Thomas October 22, 2007 Central cities across the United States have struggled mightily with

More information

Tax Increment Financing

Tax Increment Financing Tax Increment Financing Set aside new "incremental" tax revenues to raise financing for a project or public improvements. Financing can be on pay as you go basis, debt, or developer financing Base year

More information

The City of Syracuse and the Greater Syracuse Property Development Corporation (GSPDC) A Strategic Partnership:

The City of Syracuse and the Greater Syracuse Property Development Corporation (GSPDC) A Strategic Partnership: A Strategic Partnership: The City of Syracuse and the Greater Syracuse Property Development Corporation (GSPDC) A land bank formed by the City of Syracuse and Onondaga County Objectives when forming a

More information

Chairman Menendez, Ranking Member Demint and all committee members, it is my honor to be

Chairman Menendez, Ranking Member Demint and all committee members, it is my honor to be Chairman Menendez, Ranking Member Demint and all committee members, it is my honor to be here today to discuss the very critical issue of the glut of foreclosed homes that are currently on the market.

More information

State Brownfield Tax Incentives

State Brownfield Tax Incentives State Brownfield Tax Incentives by Charles Bartsch and Barbara Wells NORTHEAST-MIDWEST INSTITUTE www.nemw.org October 2006 In many ways, the states have built the financing foundation that communities

More information

2. Inventory available public property within the site area. Include publiclyheld property, tax-foreclosures, and donated property.

2. Inventory available public property within the site area. Include publiclyheld property, tax-foreclosures, and donated property. Land Assembly and Redevelopment What is it? Land is location, and location is the most valuable asset in successful real estate development. The right land transaction is crucial to each of the twin objectives

More information

Land Banking: Pathways Towards Sustainable Urban, Suburban and Rural Land Reclamation

Land Banking: Pathways Towards Sustainable Urban, Suburban and Rural Land Reclamation Land Banking: Pathways Towards Sustainable Urban, Suburban and Rural Land Reclamation 12 TH ANNUAL NEW PARTNERS FOR SMART GROWTH CONFERENCE FEBRUARY 7, 2013 PRESENTED BY CHRISTOPHER NORMAN, EXECUTIVE DIRECTOR

More information

Financing Options for the Ford Highland Park Project

Financing Options for the Ford Highland Park Project Financing Options for the Ford Highland Park Project Prepared for: Woodward Heritage 5401 Woodward Avenue Detroit, Michigan 48202 Prepared by: 76 East Forest Avenue Detroit, Michigan 48201 December 2005

More information

Taking Control: Effective Property Acquisition Strategies

Taking Control: Effective Property Acquisition Strategies Taking Control: Effective Property Acquisition Strategies NJ Cities Initiative 2012 Community Leadership Institute September 27, 2012 Moderator: Barbara George Johnson, John S. Watson Institute for Public

More information

PROJECT REHAB & THE DIRT FACTORY

PROJECT REHAB & THE DIRT FACTORY PROJECT REHAB & THE DIRT FACTORY November 2013 University City District s groundbreaking work to unlock the potential of underutilized neighborhood assets In 2 years, Project Rehab has created over $20

More information

CRC Notes. What is tax increment financing? FINANCING COEXIST MILLAGES ICHIGAN?

CRC Notes. What is tax increment financing? FINANCING COEXIST MILLAGES ICHIGAN? 2013-01 A publication of the Citizens Researc esearch Council of Michig higan January 2013 CAN AN DEDIC EDICATED MILLAGES AND TAX INCREMENT FINANCING COEXIST IN MICHIGAN ICHIGAN? Since 1975, Michigan cities,

More information

Senate Bill 640 (S-2) would amend Section 78m of the General Property Tax Act to:

Senate Bill 640 (S-2) would amend Section 78m of the General Property Tax Act to: SALES OF TAX-DELINQUENT PROPERTY S.B. 295 (S-4) & S.B. 640 (S-2): ANALYSIS AS REPORTED FROM COMMITTEE Senate Bill 295 (Substitute S-4 as reported) Senate Bill 640 (Substitute S-2 as reported) Sponsor:

More information

MICHIGAN ASSOCIATION of COUNTY TREASURERS. Tax Increment Financing Programs: An Interactive Overview

MICHIGAN ASSOCIATION of COUNTY TREASURERS. Tax Increment Financing Programs: An Interactive Overview MICHIGAN ASSOCIATION of COUNTY TREASURERS Tax Increment Financing Programs: An Interactive Overview August 12, 2013 Thompsonville, MI Authorities using Tax Increment Financing 1. DDAs 2. TIFAs 3. LDFAs

More information

BROWNFIELD REDEVELOPMENT FINANCING ACT Act 381 of 1996. The People of the State of Michigan enact:

BROWNFIELD REDEVELOPMENT FINANCING ACT Act 381 of 1996. The People of the State of Michigan enact: BROWNFIELD REDEVELOPMENT FINANCING ACT Act 381 of 1996 AN ACT to authorize municipalities to create a brownfield redevelopment authority to facilitate the implementation of brownfield plans; to create

More information

Revitalizing Foreclosed Properties with Land Banks

Revitalizing Foreclosed Properties with Land Banks Revitalizing Foreclosed Properties with Land Banks U.S. Department of Housing and Urban Development Office of Policy Development and Research 1 Visit PD&R s website www.huduser.org to find this report

More information

Background, Approach and Limitations

Background, Approach and Limitations Background, Approach and Limitations Applied Analysis was retained to review and analyze Nevada s ad valorem (property) tax system and to estimate the potential impacts of reducing the state s depreciation

More information

1. The area including Tiger Stadium, one of Michigan's cultural icons. 2. The area around Harridon Terminal, on the Rouge River.

1. The area including Tiger Stadium, one of Michigan's cultural icons. 2. The area around Harridon Terminal, on the Rouge River. Executive Summary: City of Detroit Renaissance Zone Introduction The City of Detroit is seeking the designation of two additional subzones for its successful Renaissance Zone project, which began in 1996

More information

Iowa Smart Planning. Legislative Guide March 2011

Iowa Smart Planning. Legislative Guide March 2011 Iowa Smart Planning Legislative Guide March 2011 Rebuild Iowa Office Wallace State Office Building 529 East 9 th St Des Moines, IA 50319 515-242-5004 www.rio.iowa.gov Iowa Smart Planning Legislation The

More information

SHELBY COUNTY LAND BANK

SHELBY COUNTY LAND BANK SHELBY COUNTY LAND BANK Dawn Kinard - Administrator 584 Adams Ave Memphis, TN 38103 901-222-2581 SHELBY COUNTY LAND BANK Mission Statement To return tax delinquent properties back into productive use as

More information

Reforming Buffalo s Tax Foreclosure Process Jonathan Baird

Reforming Buffalo s Tax Foreclosure Process Jonathan Baird POLICY BRIEF September 30, 2011 Reforming Buffalo s Tax Foreclosure Process Jonathan Baird The Need for Reform The City of Buffalo holds an annual foreclosure auction to collect on delinquent taxes and

More information

REAL ESTATE TAX CERTIFICATE LIENS (House Bill 371)

REAL ESTATE TAX CERTIFICATE LIENS (House Bill 371) REAL ESTATE TAX CERTIFICATE LIENS (House Bill 371) SUMMIT COUNTY FISCAL OFFICE BEGAN IMPLEMENTING THE NEW DELINQUENT PROPERTY TAX COLLECTION METHOD IN 1998 The information contained within will help explain

More information

Why does TBI matter?

Why does TBI matter? Why does TBI matter? The Troubled Buildings Initiative has opened the door to a wide range of new or previously underutilized techniques for saving at-risk buildings: buying notes and mortgages, then completing

More information

Eligible Personal Property Exemptions for Assessors

Eligible Personal Property Exemptions for Assessors Eligible Personal Property Exemptions for Assessors In December of 2012 Governor Snyder signed into law Public Acts 397 through 403 and 406 through 408 of 2012. These Public Acts significantly changed

More information

10/14/2015 HOW DID WE GET HERE? Breaking the Cycle of Disinvestment Downtown

10/14/2015 HOW DID WE GET HERE? Breaking the Cycle of Disinvestment Downtown Breaking the Cycle of Disinvestment Downtown OEDA 10/20/2015 heritageohio.org THE KEY TO DOWNTOWN DEVELOPMENT IS TO INTERRUPT THE CYCLE OF DISINVESTMENT AND CREATE ECONOMICALLY VIABLE BUILDINGS. HOW DID

More information

150-303-405 (Rev. 6-09)

150-303-405 (Rev. 6-09) A Brief History of Oregon Property Taxation 150-303-405-1 (Rev. 6-09) 150-303-405 (Rev. 6-09) To understand the current structure of Oregon s property tax system, it is helpful to view the system in a

More information

TESTIMONY ON HOUSE BILL 1409 DELINQUENT PROPERTY TAX COLLECTION/SALES PRESENTED TO THE HOUSE URBAN AFFAIRS COMMITTEE

TESTIMONY ON HOUSE BILL 1409 DELINQUENT PROPERTY TAX COLLECTION/SALES PRESENTED TO THE HOUSE URBAN AFFAIRS COMMITTEE TESTIMONY ON HOUSE BILL 1409 DELINQUENT PROPERTY TAX COLLECTION/SALES PRESENTED TO THE HOUSE URBAN AFFAIRS COMMITTEE BY LISA SCHAEFER GOVERNMENT RELATIONS MANAGER November 12, 2013 Harrisburg, PA On behalf

More information

NEIGHBORHOOD LAND BANK

NEIGHBORHOOD LAND BANK NEIGHBORHOOD LAND BANK Purpose: Contribute to the community stabilization, revitalization and preservation of San Diego County s communities, particularly San Diego s low and moderate income communities,

More information

GREATER SYRACUSE PROPERTY DEVELOPMENT CORPORATION DISPOSITION OF REAL AND PERSONAL PROPERTY POLICY

GREATER SYRACUSE PROPERTY DEVELOPMENT CORPORATION DISPOSITION OF REAL AND PERSONAL PROPERTY POLICY GREATER SYRACUSE PROPERTY DEVELOPMENT CORPORATION DISPOSITION OF REAL AND PERSONAL PROPERTY POLICY SECTION 1. PURPOSE. This policy (the "Policy") sets forth guidelines for the Land Bank's disposal of real

More information

COMMUNITY RELATIONS PLAN FAIRFIELD HILLS BROWNFIELD CLEANUP (EPA/DEP) TOWN OF NEWTOWN, CONNECTICUT

COMMUNITY RELATIONS PLAN FAIRFIELD HILLS BROWNFIELD CLEANUP (EPA/DEP) TOWN OF NEWTOWN, CONNECTICUT A. OVERVIEW COMMUNITY RELATIONS PLAN FAIRFIELD HILLS BROWNFIELD CLEANUP (EPA/DEP) TOWN OF NEWTOWN, CONNECTICUT The purpose of this Community Relations Plan (CRP) is to delineate the communication strategy

More information

OBSOLETE PROPERTY REHABILITATION ACT Act 146 of 2000. The People of the State of Michigan enact:

OBSOLETE PROPERTY REHABILITATION ACT Act 146 of 2000. The People of the State of Michigan enact: OBSOLETE PROPERTY REHABILITATION ACT Act 146 of 2000 AN ACT to provide for the establishment of obsolete property rehabilitation districts in certain local governmental units; to provide for the exemption

More information

- 1 - Neighborhood Stabilization Program Information Summary Sheet

- 1 - Neighborhood Stabilization Program Information Summary Sheet - 1 - Neighborhood Stabilization Program Information Summary Sheet Eligible Uses: Purchase and rehab abandoned or foreclosed homes and residential properties. Establishing financing mechanisms for purchase

More information

Mayors Resource Guide on Vacant and Abandoned Properties

Mayors Resource Guide on Vacant and Abandoned Properties United States Conference of Mayors Mayors Resource Guide on Vacant and Abandoned Properties Prepared by Alan Mallach National Housing Institute A joint publication of the U.S. Conference of Mayors Housing

More information

02 LC A BILL TO BE ENTITLED AN ACT

02 LC A BILL TO BE ENTITLED AN ACT 0 LC House Bill By: Representatives Royal of the th, Coleman of the nd, Walker of the st, Skipper of the th, Porter of the rd and others A BILL TO BE ENTITLED AN ACT To amend Title 0 of the Official Code

More information

Land Banks and Tax Sales under the Municipal Claims and Tax Lien Law. Prepared by Irene McLaughlin, Attorney at Law

Land Banks and Tax Sales under the Municipal Claims and Tax Lien Law. Prepared by Irene McLaughlin, Attorney at Law Land Banks and Tax Sales under the Municipal Claims and Tax Lien Law Prepared by Irene McLaughlin, Attorney at Law Summary Pennsylvania s Land Bank Act, Act 153 of 2012, (the Land Bank Act) was enacted

More information

Olmsted County Regional Housing Needs Forum. Stacie Kvilvang Ehlers

Olmsted County Regional Housing Needs Forum. Stacie Kvilvang Ehlers Olmsted County Regional Housing Needs Forum Stacie Kvilvang Ehlers July 23, 2014 1 Housing Finance Tools and Strategies Tax Increment Financing Tax Abatement HRA Levy Creative uses of local funds Public

More information

2/11/2014. How to Improve Odds of Success in Municipal Economic Development. What is Municipal Economic Development?

2/11/2014. How to Improve Odds of Success in Municipal Economic Development. What is Municipal Economic Development? How to Improve Odds of Success in Municipal Economic Development Advanced Municipal Elected Officials Institute February 4, 2014 What is Municipal Economic Development? A municipality s economic development

More information

Equitable Development & Mixed-Income Communities. Understanding Best Practices & Scenarios

Equitable Development & Mixed-Income Communities. Understanding Best Practices & Scenarios Equitable Development & Mixed-Income Communities Understanding Best Practices & Scenarios Agenda I. TRF Approach to Community Development II. Philadelphia & Neighborhood Transformation Initiative III.

More information

The primary focus of state and local government is to provide basic services,

The primary focus of state and local government is to provide basic services, Tax Relief and Local Government The primary focus of state and local government is to provide basic services, such as public safety, education, a safety net of health care and human services, transportation,

More information

Investment Incentives and Tax Savings Group HONIGMAN MILLER SCHWARTZ AND COHN LLP

Investment Incentives and Tax Savings Group HONIGMAN MILLER SCHWARTZ AND COHN LLP Investment Incentives and Tax Savings Group HONIGMAN MILLER SCHWARTZ AND COHN LLP Investment Incentives and Tax Savings Group As competition between, and among, states and nations increases for economic

More information

SUBSTITUTE FOR HOUSE BILL NO. 6122

SUBSTITUTE FOR HOUSE BILL NO. 6122 HB-, As Passed House, December, 00 SUBSTITUTE FOR HOUSE BILL NO. A bill to amend PA 0, entitled "State real estate transfer tax act," by amending sections,, and (MCL 0., 0., and 0.), section as amended

More information

Philadelphia County. Land Use and Growth Management Profile

Philadelphia County. Land Use and Growth Management Profile Philadelphia County is located in the southeastern corner of Pennsylvania and is bordered by the Pennsylvania counties of Delaware, Montgomery, and Bucks, and the New Jersey counties of Burlington, Camden,

More information

NEED FOR AFFORDABLE HOUSING

NEED FOR AFFORDABLE HOUSING SECTION 8 - AFFORDABLE HOUSING Need for Affordable Housing...8-1 What Is Affordable Housing?...8-1 Needs Analysis...8-2 Identifying Solutions...8-5 Goals, Policies, and Implementation Measures.8-6 NEED

More information

Cass County Delinquent Tax Certificate Sale

Cass County Delinquent Tax Certificate Sale Cass County Delinquent Tax Certificate Sale Dear Potential Delinquent Tax Certificate Sale Participant: THANK YOU for your interest in the 2014 Delinquent Tax Certificate Sale. This summary is provided

More information

Community Engagement for Preservation Rental Housing: Preservation and Rehabilitation

Community Engagement for Preservation Rental Housing: Preservation and Rehabilitation Rhode Island Housing Page 1 of 3 Opting Out is Not an Option The preservation of our scarce inventory of affordable apartments has always been a priority for Rhode Island Housing. Faced with record-high

More information

Texas Problem Properties Toolkit

Texas Problem Properties Toolkit Texas Problem Properties Toolkit A RESOURCE TO HELP TEXAS COMMUNITIES ADDRESS PROBLEMS CREATED BY VACANT AND ABANDONED PROPERTIES 2010 Edition Created by: The Community Development Clinic at the University

More information

HARNESSING COMMUNITY ASSETS: A Detroit Land Bank Authority. Amy Brooks Demetria Collins Barbara Eichmuller Melisa Tintocalis Simon van Leeuwen

HARNESSING COMMUNITY ASSETS: A Detroit Land Bank Authority. Amy Brooks Demetria Collins Barbara Eichmuller Melisa Tintocalis Simon van Leeuwen HARNESSING COMMUNITY ASSETS: A Detroit Land Bank Authority Amy Brooks Demetria Collins Barbara Eichmuller Melisa Tintocalis Simon van Leeuwen Taubman College of Architecture & Urban Planning University

More information

Public Finance. Creative Financings that Build Communities. Attorney Advertising

Public Finance. Creative Financings that Build Communities. Attorney Advertising Public Finance Creative Financings that Build Communities Attorney Advertising After serving as counsel in billions of dollars of financings, we understand how to achieve our clients financial objectives

More information

Making Homes Affordable Labour s Plan for Housing

Making Homes Affordable Labour s Plan for Housing Making Homes Affordable Labour s Plan for Housing Labour Making Homes Affordable.indd 1 10/02/2016 15:47 Every person should have access to good quality, secure, affordable housing, appropriate to their

More information

BIRMINGHAM LAND BANK AUTHORITY

BIRMINGHAM LAND BANK AUTHORITY Birmingham Land Bank Authority Administrative Policies and Procedures As approved and adopted by the Board of Directors On October 8, 2014 and amended August 6, 2015 Section 1. Role as a Public Authority

More information

AN ACT CONCERNING CHANGES TO CERTAIN HOUSING STATUTES. Be it enacted by the Senate and House of Representatives in General Assembly convened:

AN ACT CONCERNING CHANGES TO CERTAIN HOUSING STATUTES. Be it enacted by the Senate and House of Representatives in General Assembly convened: General Assembly Substitute Bill No. 318 February Session, 2010 * SB00318CE 042110 * AN ACT CONCERNING CHANGES TO CERTAIN HOUSING STATUTES. Be it enacted by the Senate and House of Representatives in General

More information

*** Current through the 2009 Regular Session *** This chapter shall be known and may be cited as the "Enterprise Zone Employment Act of 1997.

*** Current through the 2009 Regular Session *** This chapter shall be known and may be cited as the Enterprise Zone Employment Act of 1997. TITLE 36. LOCAL GOVERNMENT PROVISIONS APPLICABLE TO COUNTIES, MUNICIPAL CORPORATIONS, AND OTHER GOVERNMENTAL ENTITIES CHAPTER 88. ENTERPRISE ZONE EMPLOYMENT ACT 36-88-1. Short title *** Current through

More information

5. HOUSING PROGRAM RESOURCES

5. HOUSING PROGRAM RESOURCES 5. HOUSING PROGRAM RESOURCES This chapter of the Housing Element presents information on funds available to support Oakland s housing programs. These programs encourage housing rehabilitation, assist first-time

More information

ATTACHMENT C FEDERAL, STATE AND LOCAL HOUSING PROGRAMS

ATTACHMENT C FEDERAL, STATE AND LOCAL HOUSING PROGRAMS ATTACHMENT C FEDERAL, STATE AND LOCAL HOUSING PROGRAMS FEDERAL FUNDING SOURCES There are three ways that the federal Department of Housing and Urban Development (HUD) provides assistance in the development

More information

A S S E S S M E N T F. A. Q. S

A S S E S S M E N T F. A. Q. S A S S E S S M E N T F. A. Q. S FREQUENTLY ASKED QUESTIONS What is the difference between the Assessed Value & Taxable Value of my home? Assessed Value is defined by state law as 50% of the market value

More information

For a Blight Free Flint Public Information Session

For a Blight Free Flint Public Information Session For a Blight Free Flint Public Information Session Note Card Questions with Answers On Tuesday, August 20, 2013 the Genesee County Land Bank and the Concerned Pastors for Social Action hosted a public

More information

Defining Community Development. What qualifies and a case study for practical application

Defining Community Development. What qualifies and a case study for practical application Defining Community Development What qualifies and a case study for practical application (CD) Credit needs vary among communities CD regulation concepts CD Loans Qualified Investments CD Services Affordable

More information

Assistance for the Redevelopment of Abandoned and Foreclosed Properties City of Atlanta, Georgia

Assistance for the Redevelopment of Abandoned and Foreclosed Properties City of Atlanta, Georgia Community Development Block Grant Neighborhood Stabilization Program Title III, Section 2301 of the Housing and Economic Recovery Act of 2008 (HR 3221) Assistance for the Redevelopment of Abandoned and

More information

New York City Tax Sales

New York City Tax Sales New York City Tax Sales Michael J. Berey Senior Underwriting Counsel and Vice-President First American Title Insurance Company of New York Published in the Real Property Law Section New York State Bar

More information

Approval of Agenda The May 14, 2013 agenda approved as presented.

Approval of Agenda The May 14, 2013 agenda approved as presented. Nelson Township Board Meeting Tuesday, May 14, 2013 7:00 P.M. Held at the Nelson/Village of Sand Lake Municipal Hall 2 Maple Street Sand Lake, MI 49343 Call to Order Pledge of Allegiance Board Roll Call

More information

OAKLAND PARK COMMUNITY REDEVELOPMENT AGENCY. DEVELOPMENT and RELOCATION INCENTIVE PROGRAM

OAKLAND PARK COMMUNITY REDEVELOPMENT AGENCY. DEVELOPMENT and RELOCATION INCENTIVE PROGRAM OAKLAND PARK COMMUNITY REDEVELOPMENT AGENCY DEVELOPMENT and RELOCATION INCENTIVE PROGRAM DEVELOPMENT AND RELOCATION INCENTIVE PROGRAM I. Introduction The Development/Relocation Incentive program is designed

More information

Scott County Collector Mark Hensley. Delinquent Tax Certificate Sale

Scott County Collector Mark Hensley. Delinquent Tax Certificate Sale Scott County Collector Mark Hensley Delinquent Tax Certificate Sale Revised 7-27-15 7/27/2015 1:40 PM Dear Potential Delinquent Tax Certificate Sale Participant: THANK YOU for your interest in the 2015

More information

CITY OF FLORENCE NEIGHBORHOOD REVITALIZATION STRATEGY SECOND PUBLIC MEETING

CITY OF FLORENCE NEIGHBORHOOD REVITALIZATION STRATEGY SECOND PUBLIC MEETING CITY OF FLORENCE NEIGHBORHOOD REVITALIZATION STRATEGY SECOND PUBLIC MEETING Prepared for: City of Florence July 7th, 2014 AGENDA Review Feedback from First Community Meeting Present Catalytic Project Areas

More information

Using Conservatorship to Reclaim Properties: Case Studies

Using Conservatorship to Reclaim Properties: Case Studies Housing Alliance of Pennsylvania Using Conservatorship to Reclaim Properties: Case Studies Act 135 of 2008 June 10, 2011 What is conservatorship? Conservatorship is the court appointment of a third party

More information

1672 Act 2008-135 LAWS OF PENNSYLVANIA. No. 2008-135 AN ACT

1672 Act 2008-135 LAWS OF PENNSYLVANIA. No. 2008-135 AN ACT 1672 Act 2008-135 LAWS OF PENNSYLVANIA No. 2008-135 HB 2188 AN ACT Providing for court-appointed conservators to bring residential, commercial and industrial buildings into municipal code compliance when

More information

PROGRAM DESCRIPTION FY 2007 ANNUAL PROGRAM PERFORMANCE MEASURES. APPROPRIATION UNIT: Michigan State Housing Development Authority Date:02/12/08

PROGRAM DESCRIPTION FY 2007 ANNUAL PROGRAM PERFORMANCE MEASURES. APPROPRIATION UNIT: Michigan State Housing Development Authority Date:02/12/08 PROGRAM DESCRIPTION FY 2007 ANNUAL PROGRAM PERFORMANCE MEASURES DEPARTMENT: Michigan Department of Labor & Economic Growth APPROPRIATION UNIT: Michigan State Housing Development Authority Date:02/12/08

More information

AN ORDINANCE TO APPROVE THE CENTRAL LAKE DOWNTOWN DEVELOPMENT AUTHOURITY DEVELOPMENT AND TIF PLAN.

AN ORDINANCE TO APPROVE THE CENTRAL LAKE DOWNTOWN DEVELOPMENT AUTHOURITY DEVELOPMENT AND TIF PLAN. Chapter 24 AN ORDINANCE TO APPROVE THE CENTRAL LAKE DOWNTOWN DEVELOPMENT AUTHOURITY DEVELOPMENT AND TIF PLAN. THE VILLAGE OF CENTRAL LAKE ORDAINS: Section 1. Addition of new Chapter 24 A new Chapter 24

More information

III. Focused Issues. 1. Economic Development C I T Y OF P E T E R S B U R G, V I R G I N I A - C O M P R E H E N S I V E P L A N 2 011

III. Focused Issues. 1. Economic Development C I T Y OF P E T E R S B U R G, V I R G I N I A - C O M P R E H E N S I V E P L A N 2 011 III. Focused Issues 1. Economic Development Economic development efforts require a multi-faceted approach to best serve the current workforce, train the next generation, and position the City to adapt

More information

California Tax Disclosure Report

California Tax Disclosure Report California Tax Disclosure Report This report satisfies the seller's obligation, pursuant to Civil Code Section 1102.6b, to disclose all special tax and/or assessment districts affecting the subject property

More information

SECTION I COMMISSION ACTIVITIES. Fiscal Year 2012

SECTION I COMMISSION ACTIVITIES. Fiscal Year 2012 SECTION I COMMISSION ACTIVITIES Fiscal Year 2012 Page 2 Role of the New Jersey Commission on Capital Budgeting and Planning The New Jersey Commission on Capital Budgeting and Planning, established in 1975,

More information

Use of Eminent Domain for Economic Development: Reaction to Kelo by State Legislatures

Use of Eminent Domain for Economic Development: Reaction to Kelo by State Legislatures Use of Eminent Domain for Economic Development: Reaction to Kelo by State Legislatures By IREM Legislative Staff Updated August, 2008 Institute of Real Estate Management 430 N. Michigan Avenue Chicago,

More information

City of Palo Alto (ID # 4924) City Council Staff Report

City of Palo Alto (ID # 4924) City Council Staff Report City of Palo Alto (ID # 4924) City Council Staff Report Report Type: Consent Calendar Meeting Date: 9/8/2014 Summary Title: $200k PAHC CO Park Rehab Request Title: Approval of a Request From Palo Alto

More information

Town of Chapel Hill Affordable Rental Housing Strategy

Town of Chapel Hill Affordable Rental Housing Strategy Preface: Chapel Hill residents value an inclusive community and want to support a broad range of housing options affordable by all. Those unable to find affordable rental housing in Chapel Hill include

More information

FOSTER, MAINTAIN AND REMOVE BARRIERS TO AFFORDABLE HOUSING AND OBSTACLES FOR THOSE WITH SPECIAL NEEDS

FOSTER, MAINTAIN AND REMOVE BARRIERS TO AFFORDABLE HOUSING AND OBSTACLES FOR THOSE WITH SPECIAL NEEDS FOSTER, MAINTAIN AND REMOVE BARRIERS TO AFFORDABLE HOUSING AND OBSTACLES FOR THOSE WITH SPECIAL NEEDS There are numerous hurdles related to affordable housing and obstacles for those with special needs.

More information

RE: IMPACTS OF THE TAX LIEN SALE ON NOT-FOR-PROFITS AND NEIGHBORS OF VACANT AND ABANDONED PROPERTIES; RECOMMENDATIONS

RE: IMPACTS OF THE TAX LIEN SALE ON NOT-FOR-PROFITS AND NEIGHBORS OF VACANT AND ABANDONED PROPERTIES; RECOMMENDATIONS 540 President Street 2E Brooklyn NY 11215 Paula Z. Segal, Esq. Executive Director Director of Policy & Advocacy (718) 316-6092 x2 paula@596acres.org July 15, 2015 To: Tanisha Edwards RE: IMPACTS OF THE

More information

2. Addressing Blight C I T Y OF P E T E R S B U R G, V I R G I N I A - C O M P R E H E N S I V E P L A N 2 011. Tools for Addressing Blight:

2. Addressing Blight C I T Y OF P E T E R S B U R G, V I R G I N I A - C O M P R E H E N S I V E P L A N 2 011. Tools for Addressing Blight: 2. Addressing Blight "Blighted area" means any area that endangers the public health, safety or welfare; or any area that is detrimental to the public health, safety, or welfare because commercial, industrial,

More information

January 1, 2013 thru March 31, 2013 Performance Report

January 1, 2013 thru March 31, 2013 Performance Report Grantee: Houston, TX Grant: B-11-MN-48-0400 January 1, 2013 thru March 31, 2013 Performance Report 1 Grant Number: B-11-MN-48-0400 Grantee Name: Houston, TX Grant Amount: $3,389,035.00 Estimated PI/RL

More information

Land Acquisition and Development Finance Part V

Land Acquisition and Development Finance Part V Land Acquisition and Development Finance Part V In last month s Learn article, we discussed development financing. This article will discuss financing structures for development using OPM (Other People

More information

MICHIGAN LOCAL GOVERNMENT MANAGEMENT ASSOCIATION. Public Sector Labor Law Update

MICHIGAN LOCAL GOVERNMENT MANAGEMENT ASSOCIATION. Public Sector Labor Law Update MICHIGAN LOCAL GOVERNMENT MANAGEMENT ASSOCIATION WINTER INSTITUTE 2013 Public Sector Labor Law Update Steven H. Schwartz Steven H. Schwartz & Associates, PLC 31600 W. 13 Mile, Suite 125 Farmington Hills,

More information

The Effects on Cities of Best Practice in Tax Foreclosure: Evidence from Detroit and Flint

The Effects on Cities of Best Practice in Tax Foreclosure: Evidence from Detroit and Flint CLOSUP Working Paper Series Number 2 February 2009 The Effects on Cities of Best Practice in Tax Foreclosure: Evidence from Detroit and Flint Margaret Dewar, University of Michigan This paper is available

More information

Action Now Institute s. Rebuild Chicago. Campaign. The Neighborhood Revitalization Committee. Action Now Institute

Action Now Institute s. Rebuild Chicago. Campaign. The Neighborhood Revitalization Committee. Action Now Institute 1 Action Now Institute s Rebuild Chicago Campaign The Neighborhood Revitalization Committee Action Now Institute Like the Great Chicago Fire nearly 150 years ago, today s Foreclosure crisis has claimed

More information

PA Commonwealth Financing Authority Gives Green Light to Business in Our Sites Program

PA Commonwealth Financing Authority Gives Green Light to Business in Our Sites Program October 13, 2004 PA Commonwealth Financing Authority Gives Green Light to Business in Our Sites Program At its September 7, 2004, meeting, the Commonwealth Financing Authority approved program guidelines

More information

Results of 2006 General Election State Tax Ballot Measures

Results of 2006 General Election State Tax Ballot Measures Results of 2006 General Election State Tax Ballot Measures To State Tax Administrators: SUMMARY Yesterday s general election contained a near-record number of ballot initiatives with voters demonstrating

More information

Economic Development Funding Matrix. Page 1 of 5

Economic Development Funding Matrix. Page 1 of 5 ing Matrix ing Option ing Source Lead Organization Local Mechanism Target Market Status Program Brief Qualifications Use Future Opportunities Traditional Bank Financing Private Alliance and Reinvestment

More information

COMMUNITY DEVELOPMENT TOOLS AND TRENDS BRIDGING THE FINANCING GAP APRIL 2, 2015

COMMUNITY DEVELOPMENT TOOLS AND TRENDS BRIDGING THE FINANCING GAP APRIL 2, 2015 COMMUNITY DEVELOPMENT TOOLS AND TRENDS BRIDGING THE APRIL 2, 2015 FINANCING GAP Economic Development Finance Leveraging public resources through proactive approaches that solve the needs of industry, business,

More information

DOWNTOWN HOUSTON DEVELOPMENT ASSISTANCE

DOWNTOWN HOUSTON DEVELOPMENT ASSISTANCE DOWNTOWN HOUSTON DEVELOPMENT ASSISTANCE The following programs have been utilized in the past for downtown Houston developments. This list is meant to provide information that might potentially be applicable

More information

The State of Housing for People with Disabilities

The State of Housing for People with Disabilities The State of Housing for People with Disabilities The state of housing for people with disabilities provides important historical context for some of the major policy barriers in the area of housing and

More information

v /0001

v /0001 - 1 - ABOUT THE EMINENT DOMAIN PAMPHLET SB 698 which went into effect on January 1, 2008, requires that every property owner who is the subject of an eminent domain action must be given an informational

More information

Request for Information

Request for Information Request for Information Date of Issue: February 13, 2015 Responses Due: May 29, 2015 Overview Forest West Properties Inc. (FWP) is soliciting qualifications from qualified developers for the development

More information

Community Investment Plan (CIP) 2014-2016

Community Investment Plan (CIP) 2014-2016 Community Investment Plan (CIP) 2014-2016 SECTION 1: Community or constituency to be served by the organization The Downtown Taunton Foundation (DTF) is a place-based nonprofit Community Development Corporation

More information

LONG RANGE PROPERTY MANAGEMENT PLAN LAND LEASED FROM THE PORT OF SAN FRANCISCO

LONG RANGE PROPERTY MANAGEMENT PLAN LAND LEASED FROM THE PORT OF SAN FRANCISCO LONG RANGE PROPERTY MANAGEMENT PLAN LAND LEASED FROM THE PORT OF SAN FRANCISCO EXECUTIVE SUMMARY The Successor Agency to the Redevelopment Agency of the City and County of San Francisco (the Successor

More information

South Carolina General Assembly 121st Session, 2015-2016 A BILL

South Carolina General Assembly 121st Session, 2015-2016 A BILL South Carolina General Assembly 121st Session, 2015-2016 Bill 3725 A BILL TO AMEND SECTION 12-67-120, CODE OF LAWS OF SOUTH CAROLINA, 1976, RELATING TO DEFINITIONS IN REGARD TO THE SOUTH CAROLINA ABANDONED

More information

THE PREVENTION, MANAGEMENT, AND RE-USE

THE PREVENTION, MANAGEMENT, AND RE-USE THE PREVENTION, MANAGEMENT, AND RE-USE OF JEFFERSON COUNTY S TAX DELINQUENT PROPERTY Prepared by: Mary Elizabeth Evans Master in Public Policy, 2005 John F. Kennedy School of Government, Harvard University

More information