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International Downtown Association
World Congress
Priming the Pump:
Economic Development Incentives
New York City, October 2013
Maggie Campbell, Sagacity Consulting
Former President/CEO, Partnership for Downtown St. Louis
Downtown St. Louis
Downtown St. Louis
Downtown St. Louis
Downtown St. Louis
Downtown St. Louis
Downtown St. Louis
Downtown St. Louis
History behind HTC’s in Missouri:
 National HTC reduced
 Measured reduction in Historic projects nationwide,
and in STL particularly
 Jerry Schlicter, Passionate Advocate
 Final twist changes history
Downtown St. Louis
MISSOURI’S BEST TOOL
The State of Missouri
created Historic Tax Credit
legislation in late 1990’s –
single most important
incentive used in
Downtown St. Louis’
revitalization.
Model legislation – other
states with similar
legislation include Iowa
and Minnesota, pending
in Wisconsin and Illinois,
variations in multiple
other states.
Downtown St. Louis
Real Estate Market and Need Determine Incentives
o In a go-go economy, incentives
provide regulatory relief and
additional development rights
o In a no-go economy, incentives
close funding gaps – avoiding
the death of projects
Downtown St. Louis
EXPECTATIONS AND ENTITLEMENTS: Making the deal work
In St. Louis, developers can expect for a single project:
o HTC’s, if eligible
o Potential for Federal HTC
o CID, likely sales-tax based but can be property,
even both
o Tax-Increment Financing or Tax Abatement
o Urban Enterprise Loans, small business support
Downtown St. Louis
Project Eligible for HTC if:
• Listed as a single building or
contributing in a National
Register District
• Located in local historic district
certified by US Dept of Interior
• Renovation costs must be at
least 50% of acquisition cost of
the entire project
• Plans approved by SHPO
Downtown St. Louis
HISTORIC TAX CREDIT – HOW IT WORKS:
• Equal to 25% of the eligible expenses of renovation
• Used to offset Missouri income tax liability in year provided
• Applicable back three years or forward five years
• May be sold or exchanged by eligible applicants
• Transferability is key component – allows developers to cash out,
bring equity to deal
Downtown St. Louis
Leveraging Incentives
Projects not done with HTC alone
• Combined with TIF, CID, tax abatements,
multi-layers of incentives
• When MO’s HTC is combined with Fed
HTC – provides upwards of 35% of total
development cost brought in as equity
Downtown St. Louis
RESULTS
• Progressive incentive changed difficult
historic renovations from real estate
gamble to credible investment
• $448 Million in HTC’s allocated for
$1.7B worth of development since
1998
• Success of HTC program has shifted
development patterns and public
policy in STL
• Has transformed Downtown St. Louis
into a mixed-use, residential
neighborhood
• Success has brought opposition –
under fire by Republican State
Legislators since 2009
Downtown St. Louis
EAST WEST GATEWAY COUNCIL OF
GOVT STUDY 2011 FINDINGS
REGIONAL IMPACT OF INCENTIVES
o 80% of spending on TIFs and TDD’s in the region
funded retail projects
o Local governments were foregoing $3.6 Billion in tax
revenue over the last 20 years
o Region only added 5,400 retail jobs from 1998
o Taxable sales basically flat since 2000
o Basically concluded not providing return on investment
Downtown St. Louis
Policy Priorities
o Strengthen coalition and Advocacy
efforts to continue to protect HTC
from legislative attack, caps,
potential loss of entitlement
o Explore policy priorities for
other/new incentives, leverage
support for more
entrepreneurship, innovation,
immigration
Downtown St. Louis