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I was quite surprised to read in the Minnesota Star Tribune (“Edina residents question tax incentives for redevelopment project,” Aug. 18) that the City Council of Edina, acting in its economic development capacity as Edina’s Housing and Redevelopment Authority, as stated by the reporter, “advanced nearly $23 million worth of tax-increment financing (TIF) to help fund a $300 million project planned for the 8-acre site that’s currently home to Macy’s Furniture Gallery.” This is a misunderstanding of the action taken by the Edina HRA on Aug. 15.
A bit of historical context on this transformational redevelopment proposal seems appropriate. This proposed project by Enclave Companies and Lifestyle Communities was submitted for rezoning and site plan consideration in March 2023. It thereafter went through a vigorous 15-month review process, including extensive opportunity for public input, at the neighborhood level and through formal processes at the Planning Commission and City Council levels. The Edina Planning Commission recommended approval of the proposal on May 22, and the City Council, on a 4-1 vote, recommended preliminary rezoning approval on June 18. A hearing on final rezoning will be held this fall to determine if all preliminary approval conditions have been met. Consideration of the use of TIF has been requested by the developer.
TIF has been used in Edina since the early 1970s to deliver permanent benefits to the public that are superior to the minimum requirements established in our City Code. Places that people love in Edina, like Centennial Lakes Park (with thousands of visitors every day), the original 50th & France and now the improved 50th & France, were all locations in our community where TIF was used to deliver short- and long-term improvements that are beneficial to the quality of life of the residents of not only our community but the region as well.
In Edina, TIF has not been used to subsidize developers or to attract developers to invest in the community. Instead, it has been used as a public finance tool to enable private developers to deliver desired public improvements while simultaneously enhancing the property tax base that supports the city, schools and county.
TIF can be a helpful funding tool to cover certain costs associated with exceptional public benefits that might not otherwise be achieved. In a situation where exceptional public benefits can be achieved, the potential use of TIF needs to be carefully considered in a distinct minority of situations.
So why is the HRA considering the potential use of TIF at the Macy’s Furniture site, which has been characterized by as “one of the best pieces of commercial property in Edina”? It is because the visions and aspirations adopted in the 2018 Greater Southdale Plan and related 2019 Design Experience Guidelines aspire to create new places that elevate the public experience for the future generations.