Developer outlines Brenner Fields TID case; board directs staff to draft MOU and timeline

Representatives for the prospective Brenner Fields development presented a detailed overview of how a Tax Increment District (TID) might be structured for three parcels (combined roughly 142 acres) that would include a developer parcel of about 34.95 acres. The developer and consultants explained statutory constraints (a cap of roughly 35% newly platted residential within a TID and a requirement that at least 50% of a district be developable) and laid out a sample pro forma and revenue assumptions.

SR Mills summarized a hypothetical buildout (roughly 114 units across product types) and estimated a future assessed value in the tens of millions. Using commonly modeled splits (for example an 80/15 developer/village split in early years), staff and the developer estimated the village’s share of annual property-tax-related revenue might be on the order of tens of thousands a year early in the TID lifecycle, with sewer and impact fees adding additional one-time and recurring revenues. Mills and staff emphasized the deal “does not work” without a TID structure because the developer would not be able to commit to infrastructure without pay-go financing.

Board members asked technical questions about inclusion of adjacent parcels, whether parcels must be contiguous, options for redevelopment vs. greenfield TIDs, and the role of the Joint Review Board (including school district representation). The developer noted the district could be drawn in alternate ways (for example to include nearby commercial corridors) and that a Joint Review Board vote by taxing entities would be required; discussion noted that a single taxing entity’s negative vote would not necessarily block the TID if the majority of the Joint Review Board supported it.

After discussion, a trustee moved and the board seconded direction to staff and legal counsel to draft a memorandum of understanding and timeline and return with recommendations. The motion passed by voice with at least one recorded opposition indicated in the roll-call exchange.