When the Illinois General Assembly adopted the Tax Increment Allocation Redevelopment Act TIF Act init granted municipalities the power and authority to address the adverse conditions of blighted and conservation areas within their jurisdictions by undertaking redevelopment projects that were essential to the economic well-being of their community.
Tax Increment Financing TIF is a means by which cities, towns, and villages may achieve a level of community and economic development far beyond current expectations.
TIF is particularly useful to communities where local leaders envision a resurgence of population, a robust local economy and a town capable of providing the varied public services, security and quality of life so many young families, workers, business owners, and elderly persons are searching for today.
Tax Increment Financing is a powerful tool that enables municipalities to self-finance its redevelopment programs. TIF funds can pay for public improvements and other economic development incentives using the increased property tax revenue the improvements generate.
To retain and attract new businesses and manufacturing operations, as well as a highly qualified labor force, Illinois communities must enhance their competitive positions in the marketplace, rebuild their aging infrastructure, and upgrade older commercial centers, industrial properties and residential neighborhoods.
Becoming more competitive requires strong leaders and the right tools. Given the decline in assistance available from Federal and State governments, Tax Increment Financing is the only locally controlled economic development tool available to Illinois communities.
Currently, most states utilize Tax Increment Financing as a catalyst for needed redevelopment. The success of TIF is a reflection of public and private entities working cooperatively to meet the redevelopment goals and objectives of those municipalities.
A TIF District's revenues "tax increment" come from the increased assessed value of property and improvements within the District. Once a TIF District is established, the "base" assessed value is determined.
As vacant land and Unit 309 short answer preparation sm properties develop with TIF assistance, the equalized assessed valuation EAV of those properties increases.
New property taxes resulting from the increased assessed valuation above the base value create an incremental increase in tax revenues generated within the TIF District. The "tax increment" created between the "base" and the new EAV is captured, deposited into a special city TIF account and used solely for economic development.
The real estate tax increment can be used as a source of revenue to reimburse certain costs for public and private projects either by issuing TIF Revenue Bonds or by reimbursing developers on a "pay-as-you-go" basis. All of the other overlapping taxing bodies continue to receive real estate tax revenue from the base assessed valuation, so there is no loss of revenue to those local taxing bodies.
The maximum life of a TIF District is 23 years. When the TIF ends and the town's investments in both public and private redevelopment projects within the TIF redevelopment area are fully repaid, property tax revenues are again shared by all the taxing bodies.
All taxing bodies then share the expanded tax base — the growth which would not have been possible without the utilization of Tax Increment Financing.
In general, Tax Increment Financing works as follows: A municipality identifies an economically stagnant or physically declining area and determines that private investment in the area is not likely to occur at a reasonable rate if no public investment is forthcoming.
Having completed studies and plans and conducted public hearings as called for by state law, the municipality creates a TIF District. The County Clerk certifies the total equalized assessed valuation of property in the District as of the date the TIF District is created.
The municipality makes public improvements and provides other assistance intended to spur private development in the District. To defray the cost, the municipality can reimburse TIF eligible project costs on a pay-as-you-go basis, or sell bonds secured by the incremental taxes the improvements will generate.
After 23 years, all obligations must be paid off and the TIF District ends. All taxes then generated on the new assessed valuation are distributed to the taxing bodies.
It should be emphasized that TIF does not generate tax revenues by increasing tax rates. Rather, TIF generates revenues by allowing the municipality to capture, temporarily, the new tax revenues generated by the enhanced valuation of properties resulting from the various redevelopment projects.
Additionally, municipalities have the authority to enter into Intergovernmental Agreements to address any excessive financial impact the TIF District poses to other taxing districts. Typically the process for establishing a TIF District will take months. The length of time required to create a TIF District depends on several factors such as the municipality's ability to complete necessary annexations and the availability of local property tax data, historical records, maps, and other planning documents.
Once the calendar is set for the Public Hearing, statutory guidelines determine the earliest date when the TIF District may be created. There are many opportunities for public participation during the process of creating and operating a TIF District.
A written Redevelopment Plan must be available for public review at least 45 days prior to a Public Hearing. The Public Hearing offers the community a chance to raise questions, voice concerns, and learn about the goals and objectives driving the redevelopment effort before the District is created.
TIF can be used to fund a variety of public improvements and other investments that are essential to a successful redevelopment program, including: Area-wide public infrastructure improvements such as road and sidewalk repairs, utility upgrades, water and sewer projects.
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