The apartments will start at around $995 for studios, $1,295 for one bedrooms and $1,895 for two bedrooms. Luke Jessen, senior director of development at Lloyd, said the company will ask the city for an $8.75 million TIF, although a hearing date has not yet been scheduled.
$995 for a hole in the wall apartment in Rapid City, seems reasonable? Notice how many groups it must go through before approval;
The project will soon appear on the Tax Increment Finance District Review Committee, Planning Commission and Historic Preservation Commission agendas.
The committee is comprised of two Rapid City Council members, two Pennington County Commissioner members, one Rapid City Planning Commissioner, one Rapid City Area School District representative, and one Economic Development Partnership representative.
If we had a committee like this, there might be transparency in the process, they actually meet in council chambers and members of the public can attend to see how the TIF is negotiated. What a concept! In Sioux Falls they are negotiated in the basement of the planning office then rubber stamped by the Planning Commission and City Council.
The City Council is getting a presentation on Tuesday about the proposal;
Imagine my surprise after over a decade of me pleading with any city councilor or mayor that would listen, the city is exploring a plan to give no interest loans from $10-$30K for home improvement in the core (notice there is NO agenda or minutes from the October meeting. Was it cancelled?) From the Argus;
The Accessible Housing Advisory Board (AHAB) met earlier this month to discuss a housing action plan policy using Tax Increment Financing (TIF) to help alleviate housing costs in the coming years.
Usually, a TIF incentivizes developers to construct buildings and make other private investments on sites that without TIF funding would otherwise not be developed, according to Family Housing Fund, a housing information group in Minnesota. The TIF would mean long-term investment in certain neighborhoods and properties.
Recommendations coming out of the board, which brings together community stakeholders in Sioux Falls’ housing sector, will eventually move to city council for final approval and implementation of housing solutions in the following months.
Homes considered for the TIF consideration and given priority for public housing help would include homes built before 1980 in the core of the city, which is bordered by Marion Road, 49th Street, Sycamore Avenue and 60th Street North.
Ironically the city admits that we have a lot of low wage jobs in this town, and more coming;
Part of the proposal also included a rental repair loan option, which would offer $10,000 per unit at five years, no-interest. In addition, homeowners could apply for up to $30,000 in no-interest, deferrable loans to repair their own homes to increase their value.
“It’s a great thing to offer as there’s still people living paycheck-to-paycheck and not able to keep their properties up,†said Brent Tucker, director of housing development for Affordable Housing Solutions.
Tucker said public to private funds help ease the burden of home costs, though the loans do come with heavy stipulations.
“To truly create affordable housing, we all need to work together, especially with Amazon, CJ Foods and others,” Tucker said. “Since they’ll bring in those folks who will make 80% of median income.”
Mr. Tucker is an awesome city employee, he helped me with a community development loan around 15 years ago and walked me through the process and was very helpful. I will warn people who apply, you have to do a lot of the leg work yourself, but it is well worth it. Getting an interest free loan to repair your home isn’t FREE money, but it kind of is. You can also apply the payment of the loan when you sell so you may not have to make any short term payments. If they factor in TIFs, you will also get tax rebates for home repairs.
While I could certainly go on a rant that this could have been done 2 decades ago (community development loans have been around for a long time, but there really isn’t a strong marketing push to get them), at least they are moving in the right direction now. I would suggest that the city hires some part-time people, like retirees to knock on the doors in neighborhoods that could use this program and help them with the initial application. There has to be outreach for this to work. The city will also have to pony up with curb and gutter, street repairs, water and sewer and updating street lights.
We will see how this plays out. Cross your fingers.
I was a little surprised that a former state legislator and current city councilor could be so confused about how the city can apply TIFs. During his interview on KELO AM (Sept 21) Jensen says the city should use TIFs for affordable and accessible housing. Imagine my surprise, especially since Jensen gleefully voted for 3 TIFs totaling $144 million that have ZERO to do with affordable housing. But what he said about what needs to change really surprised me even more. Jensen said the state has to change laws in order to do that. Huh?
While the State could certainly do that, it is not necessary. As I have proposed, with Home Rule we can make our charter stricter than State Law, we just cannot violate the law;
Application for TIF will only be accepted for projects that will eliminate blight, build density in the core, and simultaneously provide affordable and workforce housing. Home rule charter allows the city to be stricter than state law.
There are three ways we could go about this change. The easiest would be the council just proposing the change and voting on it. That would be as simple as a presentation about the change and a 1st and 2nd reading. The next easiest would be my proposal above and have the CRC put the change on the ballot and let the voters make that change. There is also a 3rd option which would be the hardest and that would be to do a petition drive to get it on the ballot.
This is why Jensen’s statement baffles me. The Council and himself already have the power to make this change, we don’t have to wait for the legislature to do something. And if he really believed that TIFs should only be applied this way why did he vote for three that have to do with parking ramps, slush funds and Korean owned egg roll factories?
Talking out of both sides of your butt must be a vampire thing.
UPDATE: Jensen also touches on this during inside Town Hall. Alex offers some strange solutions to our housing shortages;
• Encourage people to live in our neighboring small communities. So basically he is telling people to come to SE South Dakota to work in Sioux Falls, but BTW, we don’t have any room for you in our town. So once you punch out, and go home please take those wages you made in Sioux Falls and pay your taxes in Tea or Brandon or Crooks.
I have suggested for over a decade you could do a pilot program in a core neighborhood in a 4-6 block radius. The city would fix the roads, water, sewer, curb, gutter, city owned sidewalks and lighting. You then could get the residents and property owners in that sector to sign onto a group tax incentive program thru community development to fix up the properties. Depending on income levels the help could be tax rebates or NO or LOW interest loans. As we have seen, the Mayor already has the discretionary power to that.
• Senator Jack Kolbeck brought up TIFs. Either Jack is naive or he is in on the scam, but he wants to get the TIF down to 0% for developers and eliminate excise taxes for them. He then says “So they can pass the savings down to the consumer/renter.” The tired old Reaganomics argument of trickle down. If you are giving the tax cut to the developer, the developer or contractor will simply put that money in their pocket. They know with the demand of housing in Sioux Falls they have NO reason to pass ‘savings’ on down to the consumer. The tax breaks should go to the consumer once the home is purchased. Trickle down DOES NOT WORK, we have proof of this with the enormous income gap that was created by these horrible policies.
• Jack also brings up expanding the prison built homes project to Sioux Falls prison. While I am all for this program, I think the inmates should get paid better for it, I also think they should have job guarantees in the industry when they get out and work it into their probation or parole.
I’m not saying the city needs to do this all at once or even change existing ordinances, just try a pilot program based on existing zoning and laws. Shape Places already fixed a hurdle that allows residential areas like this to either fix up or expand their properties. This isn’t rocket science folks. It’s what I told a friend the other day about the issues at the Dudley House. We have this desire in local government to re-invent the wheel and make things complicated while giving them fancy names. We don’t have to do that, we can get simple straight forward ideas from other communities on what works and we don’t even need to travel or pick up a phone to do it. You can get online and see thousands of projects. It just takes time, research and google. When I used to be a full-time graphic designer a fellow designer told me his secret to being so good, ‘90% of my ideas are stolen’.
UPDATE: This is NOT a fee increase, just an annual notice that the fee exists and renewed, it has since 1992.
City Council Members and Council Staff,
Good afternoon. A resolution (per City Ordinance 96.033) will be presented at Tuesday’s City Council Meeting to levy an annual front foot assessment fee for street maintenance and repair. The special assessment funds are used to partially fund the highways and streets operational budget for the repairs and maintenance of our city streets to include pothole patching, asphalt surface maintenance, and street sweeping.The front foot assessment fee has been in place since 1992. The front foot assessment fee will be $1.00 per foot for 2022 and has not changed since 2009. Attached is the resolution and on the back is the amount that has been collected for each respective year since 1992. Thank you, Mark Cotter
Looks to be a new tax being created assessed on the residents of Sioux Falls, is this true? $1.00 Per foot per property along our ‘streets’. If we have a total # of 900 centerline street miles in this city (1,800 if you include both sides of the street), and each mile is roughly 5,280 feet, this tax generates $9,504,000.00 for the city to be used to maintain and resurface highways, streets, and roads in the city. With a $654,000,000 million revenue stream, is a new tax really necessary?
Once again Paul is showing us his lack of transparency and his dark hatred towards open government. Most government’s would have put this thru a vetting process with it’s public works department, the city council and the citizens. Not to mention in the same night there will be a property tax increase (item 15). You also have to remember we spent most of the $50 million in Covid money on play things and gave away $144 million in tax rebates this year. It looks like we will be heading into the dark abyss for another 4 years unless Paul gets one heck of a challenger.
While the almost 5 hour meeting last night had many fireworks from the Med MJ ordinance discussion (this was only 1st Reading) towards the beginning of the meeting they approved TIF #25 with almost zero discussion (they moved it up so the VIP wealthy developer getting a handout wouldn’t have to sit thru all the people’s REAL business).
Besides the same lame brain presentation from the Planning Director about the TIF itself only one speaker emerged to defend the TIF, and it wasn’t the developer. In fact the developer has said NOTHING about the TIF except when he made a presentation to the council at an informational meeting. His daughter did say a handful of words when the Planning Commission approved the TIF, but the developer himself has said NOTHING at the 2 readings of this ordinance. Not even a please and thank you for getting this handout that the rest of SF property tax payers will have to make up for. Of course, why should he? All of those negotiations were done in secret over the past several years, this is also why you didn’t hear a peep from the councilors either, just a gigantic sound of 7 whaps on the dais with a rubber stamp. (Marshall Selberg was absent)
Wouldn’t it be great if getting food stamps was that easy?
So who was the only defender last night? Joe Batcheller, Director of Downtown Sioux Falls. While Joe and I are on good terms, even if I disagree with him about bringing snakes to outdoor events (he thinks it is fine) 😊 we also disagree on TIFs. As a trained urban planner, Joe adamantly thinks they are good thing. He also even makes the tired old argument I hear councilors make ‘TIFs may not work well in other communities, but golly gee they work great here’. The problem with the argument is that we have NO economic or financial evidence of that, NO studies have been done on TIFs in SF or SD that shows an actual benefit to the public.
Which brings us to another point Joe made. He said this TIF was justified because we are getting a Return on Investment (ROI). I’m not sure a parking ramp (this is what most of the TIF will be spent on) that can only be used by the public on nights and weekends is much of an ROI when you consider that the Bunker Ramp is mostly empty at night and barely filled during the day, we will have another parking ramp sitting at the Sioux Steel Project and my long term argument is parking ramps really probably won’t be needed in the next decade. The irony of it all is that by the time this TIF runs out in approximately 20 years, it will probably NOT be a parking ramp.
Joe also made the argument that TIFs are not ‘Handouts’. I’m not sure what else you would call them. TIFs are essentially a tax rebate you get to use on your private property. The developer builds a parking ramp that they will be using during the day, and likely charge for access and they get that ramp paid for by getting a rebate on the $25 million dollar taxes they are supposed to be paying to the county, the school district and the city while raising taxes on the rest of us due to the total valuation of the project. It would be like you personally getting a $500 dollar property tax rebate to fix your front door. While that benefits YOUR property, it has very little benefit to the tax payers who have to pay their full tax bill, while also supplementing your rebate. Sure they throw us a few crumbs saying the TIF will also build roads (to their private project, to their benefit) and we get to use the parking for the Levitt (even though I have yet to see a parking issue at the concerts even when the lawn is packed) the true beneficiary of this REBATE is the developer and his investors, this is why it truly is a HANDOUT.
The most egregious part about the almost $200 million dollars in TIFs the city council has gleefully handed out this year is that this could ALL be done with private investment. The money is there. It has been proven by the past decade of record breaking building permits that have been issued to contractors in this city who have asked for ZERO tax breaks. Besides the public building permits, I think most of the private permits issued by the planning department are 100% privately funded. It would be a great presentation and study done by our Planning Department, but of course that would shoot holes in the whole NEEDING TIFs to succeed in Sioux Falls. Believe it or not, I think that is fantastic that private business, can invest privately while providing good jobs without a government HANDOUT.
Which brings us to Joe’s last point, that was so ridiculous when he said it, I laughed for about 5 minutes. Joe said it was important to remember that Cherapa II’s developer was taking on 100% of the risk for this approximately $350 million dollar project.
Really Joe?!!! He should be commended for that after getting this handout from the city?
Isn’t that how the Free Market system is supposed to work? Oh never mind, in Sioux Falls it’s called Developer Socialism. You give us massive tax breaks and we will make sure we spend it on us and never present data that shows otherwise.
And lastly, Jeff, a Thank You would have been nice.
l3wis 
