The core of the meeting revolved around the financial underpinning of The Enclave project. The executive director emphasized that without TIF, the development could not obtain the necessary debt and equity, making the project unfeasible. The plan involves subdividing the eight-acre site into four individual building pads. A significant financing structure was proposed where 75% of future incremental taxes would reimburse the developer, while the city would retain 25% for public infrastructure improvements. This diverges from typical TIF arrangements where developers often claim a larger share of tax revenue, highlighting the city’s intention to prioritize public infrastructure needs.

The discussion also touched on the potential public benefits of the development. A particular focus was on public easements and infrastructure improvements, such as connecting neighborhoods on either side of France Avenue. The potential for an underpass or bridge was mentioned, although it was noted that further studies are needed to assess feasibility. The executive director stressed that the public benefits must justify the TIF assistance, aligning with city policies and comprehensive plans.

Concerns were raised about the project’s alignment with existing zoning regulations and the potential need for variances if TIF is not utilized.

The conversation extended to the legality and appropriateness of bundling site plans with zoning approvals. Questions arose regarding whether the Housing Authority was obligated to approve TIF financing following the city’s approval of Planned Unit Development (PUD) zoning. It was clarified that while the PUD zoning approval does not inherently mandate TIF approval, the Housing Authority holds discretion over its decision.

Discussions also highlighted concerns about ongoing studies for a pedestrian crossing related to the project. A member expressed dissatisfaction with the process and timeline of an $80,000 contract with LHB, which was tasked with investigating the feasibility of a pedestrian underpass or bridge. The member pointed out the limited area being examined and the perceived lack of transparency in the contracting process, especially given LHB’s previous involvement in determining the site’s qualification for TIF.

The commissioners debated the implications of TIF versus non-TIF financing scenarios. Concerns were raised about the potential occupancy of new developments by nonprofit organizations, which would not contribute property taxes, thus affecting expected revenue.

Finally, the meeting addressed the potential development’s compliance with affordable housing requirements. The project must meet the city’s PCD 3 district regulations, mandating affordable housing for at least 20 years. This requirement prompted discussions on how the policy would apply if the developer proposed changes or adhered strictly to existing zoning codes.