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Board of Supervisors Meeting
September 13, 2011
Finance Committee Recommendations on Options
for County Redevelopment Program
Report Organization
Overview of the Fiscal Challenges Overview of the new law “Opt-In” Option “Opt-Out” Option Cash Flow Analysis Findings and Recommendations
Agency Budget by Project Type
Pay to Others
$3,926,553
Debt Repayment
$8,956,000
Future Debt Reserves
$14,224,399
Capital Projects
$26,782,918
Economic Development
$11,496,609
Housing
$12,631,701
Planning
$664,547
Administration
$1,838,000
Community Improvement
$3,582,095
Agency Budgetby Project Area
North Richmond$21,564,598
Bay Point$15,608,973
Rodeo$16,559,341
Montalvin Manor$3,097,507
Contra Costa Centre$27,272,403
Tax Increment Historyby Project Area
$0
$1,000,000
$2,000,000
$3,000,000
$4,000,000
$5,000,000
$6,000,000
$7,000,000
$8,000,000
$9,000,000
Contra Costa Centre North Richmond Bay Point Rodeo Montalvin
FY 08
FY 09
FY 10
FY 11
Tax Increment History& Projections by Project
Area
0
2,000,000
4,000,000
6,000,000
8,000,000
10,000,000
12,000,000
Contra Costa Centre North Richmond Bay Point Rodeo Montalvin
FY 08FY 09FY 10FY 11FY12FY 13FY 14FY 15FY 16
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000
$4,000,000
$4,500,000
$5,000,000
Fiscal Year
Bay Point Annual Tax Increment History and Projections
FY 08
FY 09
FY 10
FY 11
FY 12
FY 13
FY 14
FY 15
FY 16
Fiscal Pressures
Significant drop in assessed valuation
High debt Payments to State Future Continuation Payments
Overview of Legislation and Litigation
AB x1 26 the Dissolution Act and
AB x1 27 the Voluntary Redevelopment Program Act
Dissolution Act: Suspension
Immediate suspension of Agency activities;
Adoption of Enforceable Obligation Payment Schedule by 8/29/11;
File Statement of Indebtedness by 10/1/11; and
Dissolution effective 10/1/11, unless continuation ordinance adopted
Dissolution Act: Wind-down
Contracts between Agency and County invalidated;
Successor Agency liquidates assets and pays off Agency’s debts; and
Oversight Board created to monitor Successor Agency activities, 3 of 7 members appointed by County
Dissolution Act: Wind-down
Distribution of Property Taxes: Statutory and Contract Pass-thrus to
taxing entities Enforceable Obligations Administrative Fees Taxing entities as property taxes
Dissolution Act: Wind-down
Oversight Board has power to order Successor Agency to terminate or renegotiate enforceable obligations; and
Oversight board has fiduciary responsibility to both holders of enforceable obligations and to taxing entities
Voluntary Redevelopment Program
Adopt continuation ordinance prior 10/1/11
Make continuation payments to: County ERAF- school entities Special District Fund- fire and
transportation districts
Opt-In Option
FY2011-12 Continuation Payment $5.3M
Reallocating Funds/Delaying Projects
Reducing Reserves Deferring Payments
Opt-In Option
Ongoing annual payments $1.25M Special Districts receiving funds:
CCFPD, Rodeo-Hercules FD BART and AC Transit WCCUSD, JSUSD, MDUSD, Acalanes Community College District
Opt-Out Option
Successor Agency takes over Oct. 1. RDA contracts with County become
unenforceable obligations. Non-Housing assets sold. Oversight Board reviews
enforceable obligations. Funding for blight removal ends.
RDA Financial Model
PFM built a financial model to help the Agency evaluate: The near-term fiscal health of its
project areas given recent AV declines.
The long-term impact of new state laws on net tax increment for redevelopment.
Assumptions
Tax increment (TI) projections prepared by Agency’s fiscal consultant: Gross TI Revenue (assumes 2% growth
and 50% reduction in Prop 8 appeals) Pass-Through Payments Housing Set Aside
Bond debt service includes estimated impact of Debt Reduction Plan.
RDA Model Scenarios “Opt-In” Scenario
Agency makes “Continuation Payment” and operates normally.
“Opt-Out” Scenarios (Agency dissolves) No “Continuation Payments”. No housing set-aside or non-contractual
obligation payments. Net TI distributed to County and other tax-
sharing entities.
“Opt-Out” Scenarios:34183 vs 34188 RDA model scenarios reflect competing
interpretations of AB x1 27. Section 34183: assumes normal pass-thru
payments are made before net TI is distributed to County and other entities.
Section 34188: assumes no pass-thru payments; all net TI is distributed.
Interpretation has substantial impact on net TI funds distributed to County GF.
Agency Continues
Agency Dissolves(34183)
Delta Agency Dissolves(34188)
Delta
Sources of Tax Increment
Tax Increment 310 310 0 310 0Fund Balance 27 27 0 27 0Total 337 337 0 337 0
Uses of Tax Increment
State Property Tax Admin 3 3 0 3 0Debt Service 103 103 0 103 0Net Non-Housing Tax Increment 52 0 52 0 52Housing Tax Increment 26 0 26 0 26Project Spending 51 38 13 38 13Property Taxes Passed thru or Redistributed to General Fund 9 27 -18 30 -21
96 161 -65 156 -60
Successor Agency Admin0 7 -7 9 -9
Total Uses of TI 340 339 1 339 1
Property Taxes Passed thru or Redistributed to Special Districts and Schools
EXHIBIT CDisposition of Tax Increment Revenue
(Dollars in $Millions Net Present Value thru 2036)
Tax-Sharing Entity Payments Summary
Under Section 34183 special districts retain a higher proportion of net TI.
Dissolution Benefits to special districts and schools varies greatly.
Contra Costa County RDA Model – Example Distribution to Tax-Sharing Entities
County Fire Protection District
FYE Opt-In Opt-Out (34183) VS Opt-In Opt-Out (34188) VS Opt-In
2012 $702,465 $3,064,263 $2,361,798 $2,625,932 $1,923,467
2013 $858,118 $1,153,520 $295,402 $750,254 ($107,864)
2014 $926,077 $1,306,933 $380,856 $868,846 ($57,231)
2015 $995,377 $1,457,042 $461,666 $983,441 ($11,935)
2016 $1,061,327 $1,580,556 $519,230 $1,070,793 $9,467
Total: $4,543,364 $8,562,315 $4,018,951 $6,299,267 $1,755,904
Rodeo Hercules Fire Protection District
FYE Opt-In Opt-Out (34183) VS Opt-In Opt-Out (34188) VS Opt-In
2012 $247,801 $791,448 $543,647 $606,600 $358,799
2013 $256,175 $323,829 $67,654 $134,723 ($121,452)
2014 $276,409 $351,400 $74,991 $149,130 ($127,279)
2015 $297,048 $380,560 $83,512 $164,863 ($132,185)
2016 $312,929 $409,296 $96,367 $180,058 ($132,871)
Total: $1,390,362 $2,256,533 $866,171 $1,235,375 ($154,987)
Findings
Agency can afford Voluntary Program and continue to remove blight.
Opt-Out benefits to General Fund & Special Districts are not guaranteed.
Action needed now to keep Bay Point and Montalvin Manor solvent.