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TIF City Official Checklist9 CityOfficialChecklistregardingtheCommunityDevelopmentLaw(TIF) DISCLAIMER:Amunicipalitymustalwaysconsultstatutespriortoattemptingany redevelopmentprojectastheCommunityDevelopmentLawissubjecttochangebythe NebraskaLegislature.Municipalitiesarealsostronglyencouragedtoconsultwiththeircityor villageattorneyorhirealegalcounselspecializinginTIF. CommunityDevelopmentAgencyorCommunityRedevelopmentAuthority: ___AmunicipalityformsaCommunityRedevelopmentAuthority(CRA)orLimitedCommunity RedevelopmentAuthority(182102.01) __________________________________________(Dateordinanceadopted) ____Inthealternative,amunicipalitymayappointaCommunityDevelopmentAgencywhichhasthe samepowerasaCRA.(182101.01) _____________________________________________(Dateordinanceadopted) PreliminarySteps: GeneralPlan: _____Agoverningbodyofacityorvillagemustadoptageneralplanforthedevelopmentofthecityor villagebeforeaCRAcanrecommendaredevelopmentplantothegoverningbody.(182110) SubstandardandBlighted,orExtremelyBlightedDeclaration: ____Agoverningbodyofacityorvillagedeclaresareatobesubstandardandblighted,orextremely blightedandinneedofredevelopmentbyresolutionafterapublichearingandnotice.ACRAcannot preparearedevelopmentplanforaredevelopmentprojectareauntilthesubstandardandblighted,or extremelyblighteddeclaration.SeeBelow.(182109;182101.02) _________________________________________(Date/proofofpublication) ____Priortothedeclaration,thegoverningbodyofacityorvillageisrequiredtoconductastudyor analysisonwhethertheareaissubstandardandblighted,orextremelyblighted.(182109;182101.02) ____Copiesofthesubstandardandblightedstudy,orextremelyblightedstudy,needtobepostedon thecityorǝźƌƌğŭĻ͸ƭwebsiteormadeavailableatalocationdesignatedbythecityorvillage.(182109; 182101.02) ____Agoverningbodyofacityorvillageisrequiredtosubmitthequestionofwhetheranareais substandardandblighted,orextremelyblightedtotheplanningcommissionorboardofthecityor villageforitsreviewandrecommendationpriortothegoverningbodyofacityorvillagemakingthe declarationofwhetheranareaissubstandardandblighted(182109;182101.02) ____Theplanningcommissionorboardisrequiredtoholdapublichearingandgivenotice.Thenotice provisionsareoutlinedinthesectionͻwĻƨǒźƩĻƒĻƓƷƭofPublicNoticeforSubstandardandBlighted, ExtremelyBlighted,andRedevelopmentPlanIĻğƩźƓŭƭ͵ͼThenoticealsoneedstoincludeamapshowing 1 theareatobedeclaredsubstandardandblightedorcontaininformationonwheretofindthemap. Noticealsoneedstoincludeinformationonwheretofindacopyofthesubstandardandblightedstudy. (182109;182101.02;182115.01) ____Theplanningcommissionorboardsubmitsitswrittenrecommendationstothegoverningbodyof thecityorvillagewithin30daysafterthepublichearing.Uponreceiptoftherecommendationsorafter 30daysifnorecommendationisreceived,thegoverningbodyofthecityorvillageholdsapublic hearingaftergivingnotice.ThenoticeprovisionsareoutlinedinthesectionͻwĻƨǒźƩĻƒĻƓƷƭofPublic NoticeforSubstandardandBlighted,ExtremelyBlighted,andRedevelopmentPlanIĻğƩźƓŭƭ͵ͼThenotice needstoincludeamapshowingtheareatobedeclaredsubstandardandblighted,orextremely blighted,orinformationonwheretofindthemap.Noticealsoneedstoincludeinformationonwhere tofindacopyofthesubstandardandblightedstudy,orextremelyblightedstudy.(182109;182101.02; 182115.01) ____Afterthepublichearing,thegoverningbodyofacityorvillagemaymakeitsdeclarationthatthe areaissubstandardandblighted,orextremelyblighted,byresolution.(182109;182101.02) ___________________________________________(Dateresolutionadoptedandwheresubstandard andblightedstudyisfiled) ____Extremelyblightedstudyandhearingsmaybeheldinconjunctionwiththesubstandardand blightedstudyandhearings(182101.02) ___________________________________________(Dateresolutionadoptedandwhereextremely blightedstudyisfiled) RedevelopmentPlan: ____ACRAmaypreparearedevelopmentplanoranypersonoradevelopermaysubmita redevelopmentplantoaCRA.(182111) ____Aredevelopmentplanneedstobesufficientlycompletetooutlinelocalobjectivesasto appropriatelanduses,improvedtraffic,publictransportation,publicutilities,recreationaland communityfacilitiesandotherpublicimprovements,andtheproposedlandusesandbuilding requirementsintheredevelopmentprojectarea.(182111) ____Theredevelopmentplanneedstoinclude,butnotbelimitedto,thefollowing: (1)Theboundariesoftheredevelopmentprojectarea,withamapshowingtheexistinglandusesand conditionoftherealproperty; (2)amapshowingproposedlandusesofthearea; (3)informationregardingpopulationdensities,landcoverage,andbuildingintensitiesintheareaafter redevelopment; (4)astatementoftheproposedchanges,ifany,inzoningordinancesormaps,streetlayouts,street levelsorgrades,orbuildingcodesandordinances; (5)asiteplanofthearea;and 2 (6)astatementofadditionalpublicfacilitiesorutilitieswhichwillberequiredtosupportthenewland usesintheareaafterredevelopment.(182111) ____OPTIONAL:Aredevelopmentplanmayincludeaproposalforthedesignationofanenhanced employmentarea.(182111) CostbenefitAnalysis: _____ACRAconductsacostbenefitanalysisforeachproposedredevelopmentprojectwhichincludesa divisionoftaxes,otherwiseknownastaxincrementfinancing(TIF).(182113) ______ACRAisrequiredtouseacostbenefitmodeldevelopedforusebylocalprojects.Acostbenefit modelusedmustconsiderandanalyzethefollowingfactors: (a)TaxshiftsresultingfromtheuseofTIF; (b)Publicinfrastructureandcommunitypublicserviceneedsimpactsandlocaltaximpactscausedfrom theapprovaloftheredevelopmentproject; (c)Impactsonemployersandemployeesoffirmslocatingorexpandingwithintheboundariesofthe areaoftheredevelopmentproject; (d)Impactsonotheremployersandemployeeswithinthecityorvillageandtheimmediateareathat arelocatedoutsideoftheboundariesoftheareaoftheredevelopmentproject; (e)Impactsonthestudentpopulationsofschooldistrictswithinthecityorvillage;and impactsdeterminedbytheauthoritytoberelevanttotheconsiderationofcostsand (f)Anyother benefitsarisingfromtheredevelopmentproject.(182113) ___Thecostbenefitanalysismustbeinwriting.Copiesofthewrittencostbenefitanalysisarerequired tobepostedonthecityorǝźƌƌğŭĻ͸ƭwebsiteormadeavailableforpublicinspectionatalocation designatedbythecityorvillage.(182113) ______________________________________(Wherecostbenefitanalysisisfiled) PlanningCommissionandOtherConsiderations: _____ACRAsubmitstheproposedredevelopmentplantotheplanningcommissionorboardofthecity orvillageforreviewandrecommendationsastoitsconformitywiththegeneralplanofthemunicipality. (182112) _____Theplanningboardorplanningcommissionofthecityorvillageisrequiredtoconductapublic hearingontheredevelopmentplanorsubstantialmodificationoftheplanaftergivingnotice.The noticeprovisionsareoutlinedinthesectionͻwĻƨǒźƩĻƒĻƓƷƭofPublicNoticeforSubstandardand Blighted,ExtremelyBlighted,andRedevelopmentPlanIĻğƩźƓŭƭ͵ͼThenoticeneedstoincludeamapto showtheareatoberedevelopedorinformationonwheretofindthemap.Thenoticeneedstoalso includeinformationonwheretofindcopiesofthecostbenefitanalysis.(182115) _____Theplanningcommissionorboardsubmitsitswrittenrecommendationsontheproposed redevelopmentplantotheCRAwithin30daysafterreceiptoftheplanforreview.(182112) 3 _____AfteraCRAreceivestherecommendationsoftheplanningcommissionorboardor,ifno recommendationsarereceivedwithin30days,thenwithoutsuchrecommendations,aCRAmay recommendtheredevelopmentplantothegoverningbodyofthecityorvillageforapproval.(182112) _____ACRAneedstoconsider,beforerecommendingtheproposedredevelopmentplantothe governingbody,whethertheproposedlandusesandbuildingrequirementsintheredevelopment projectareaareconsistentwithaccomplishingthegoalsofthegeneralplanforthemunicipality.(18 2113) RecommendingPlantoGoverningBody: _____ACRAmustincludecertainstatementswiththerecommendationofaredevelopmentplantothe governingbody.Therecommendationtothegoverningbodymustbeaccompaniedby: (a) Therecommendations,ifany,oftheplanningcommissionconcerningthe redevelopmentplan; (b) Astatementoftheproposedmethodandestimatedcostoftheacquisitionand preparationoftheredevelopmentprojectarea (c) Estimatedproceedsorrevenuefromlandsalestotheredevelopers (d) AStatementoftheproposedmethodoffinancingtheredevelopmentproject (e) Astatementofafeasiblemethodfortherelocationoffamilieswhowillbedisplaced fromtheredevelopmentprojectarea.(182114) DutiesoftheGoverningBody: _____Aftertheplanningcommissionorboardholdsitspublichearings,thegoverningbodyofthecityor villagemustholdapublichearing,followingpropernotice,onanyredevelopmentplanorsubstantial modificationrecommendedbytheCRA.ThenoticeprovisionsareoutlinedinthesectionͻwĻƨǒźƩĻƒĻƓƷƭ ofPublicNoticeforSubstandardandBlighted,ExtremelyBlighted,andRedevelopmentPlanIĻğƩźƓŭƭ͵ͼ Thenoticealsoneedstoincludeamapofsufficientsizetoshowtheareatoberedevelopedor informationonwheretofindthemap.Thenoticealsoneedstoprovideinformationonwheretofind copiesofthecostbenefitanalysis.(182115) ___________________________________(Date/proofofpublicationanddateofpublichearing) RequirementsofPublicNoticeforSubstandardandBlighted,ExtremelyBlighted,andRedevelopment PlanHearings: (AppliestoBothPlanningCommissionandGoverningBodyHearings) ____Noticegivenbypublicationinalegalnewspaperinorofgeneralcirculationinthecommunityat leastonceaweekfor2weeks. 4 ____Timeofthehearingmustbeatleast10daysfromthedateoflastpublication. ____Thenoticemustdescribethetime,date,place,andpurposeofthehearing. ___Interestedpartiesmustbegiventheopportunitytoexpresstheirviewsontheplanatthepublic hearing. ____Atleast10dayspriortothepublichearing,thegoverningbodyofthecityorvillageprovidesnotice ofthehearingtoeachregisteredneighborhoodassociationwhoseareaofrepresentationislocatedin wholeorinpartwithina1mileradiusoftheareatobedeclaredsubstandardandblighted,extremely blighted,orredevelopedinthemannerrequestedbytheassociation. ____Atleast10dayspriortothepublichearing,thegoverningbodyofthecityorvillageprovidesnotice ofthehearingbycertifiedmail,returnreceiptrequested,tothepresidentorchairpersonofthe governingbodyofeachcounty,schooldistrict,communitycollege,educationalserviceunit,andnatural resourcesdistrictinwhichtherealpropertytobedeclaredsubstandardandblighted,extremely blighted,orsubjecttotheredevelopmentplanormajormodificationislocated. ____Eachneighborhoodassociationwantingtoreceivenoticeofanyhearingisrequiredtoregisterwith theƒǒƓźĭźƦğƌźƷǤ͸ƭplanningdepartmentor,ifthereisnoplanningdepartment,withthemunicipalclerk, andincludecertaininformation.(182115.01) ApprovingtheRedevelopmentPlan: ____Whenthegoverningbodyapprovestheredevelopmentplan(oramendment)itmustmakespecific, writtenfindings: (a) Theplanisfeasibleandinconformitywiththegeneralplanforthedevelopmentofthecityor villageandtheplanisinconformitywiththelegislativedeclarationsanddeterminations.(18 2116) (b) IfTIFisused,theͻĬǒƷŅƚƩͼtestmustbemetwhichincludes:(a)whethertheprojectwouldbe economicallyfeasiblewithouttheuseoftaxincrementfinancing,and(b)whethertheproject wouldoccurinthecommunityredevelopmentareawithouttheuseofTIF.TheͻĬǒƷŅƚƩͼtest mustbeinwriting. _____________________________________(WhereͻĬǒƷŅƚƩͼtestdocumentsarefiled) (c) Thegoverningbodymustalsoconsiderthecostsandbenefitsoftheredevelopmentprojectand whethertheplanisinthelongtermbestinterestofthecommunity.(182116) _____________________________________(Dateofapprovalandwhereredevelopmentplan oramendmentisfiled) _____Aredevelopmentplanwhichhasnotbeenapprovedbythegoverningbodywhenrecommended bytheCRAmayagainberecommendedtoitwithanymodificationsdeemedadvisable.(182117) ____ACRAisnotallowedtoacquirerealpropertyforaredevelopmentprojectunlessthegoverning bodyofthecityinwhichtheredevelopmentprojectareaislocatedhasapprovedtheredevelopment plan.(182108) 5 SubstantialModificationstotheRedevelopmentPlan: ____Ifaredevelopmentplanwillbemodifiedoramendedinasubstantialway,thegoverningbodymust approvethemodificationoramendment.(182117) ____Ifthemodificationoramendmentisaftertheleaseorsaleofpropertyintheprojectarea,the redevelopermustconsenttothechange.(182117) OPTIONAL:ConstructionofWorkforceHousing ____Inaruralcommunityoranextremelyblightedareawithinamunicipality,constructionofworkforce housingmaybepartofaredevelopmentproject.(182103) ___Ruralcommunitymeansanymunicipalityinacountywithapopulationoffewerthan100,000 inhabitants(everycountyexceptDouglas,Lancaster,andSarpy).(182103) ___Priortoapprovingaredevelopmentprojecttocarryouttheconstructionofworkforcehousing,a governingbodyneedstodothefollowing: (1)receiveahousingstudywhichiscurrentwithin24months, (2)prepareanincentiveplanforconstructionofhousinginthemunicipalitytargetedtohouseexisting ornewworkers, (3)holdapublichearingontheincentiveplanwiththesamenoticeasrequiredforpublichearingson substandardandblighteddeclarations,extremelyblighteddeclarationsorredevelopmentplans,and findthattheincentiveplan: (4)afterthepublichearing a)isnecessarytopreventthespreadofblightandsubstandardconditionswithinthemunicipality, b)willpromoteadditionalsafeandsuitablehousingforindividualsandfamiliesemployedinthe municipality,and c)willnotresultintheunjustenrichmentofanyindividualorcompany. ____Thepublichearingrequiredontheincentiveplanneedstobeseparatefromthepublichearing heldrequiredtoapprovearedevelopmentplanorsubstantialmodification.(182142.05) OPTIONAL:EnhancedEmploymentArea: ___Iftheredevelopmentplanincludesthedesignationofanenhancedemploymentarea,thegoverning bodymustfind,beforeitapprovessuchplan,thatanynewinvestmentwillresultinacertainamountof investmentandnewemployeesbasedonpopulationofthecounty.(182116) ____Agoverningbodymayrelyuponwrittenstatementsprovidedbyanyredeveloperaboutapplication forapprovaloftheredevelopmentplan.(182116) ____Ifaredevelopmentplanisanenhancedemploymentarea,theredevelopmentcontractmust includeastatementoftheƩĻķĻǝĻƌƚƦĻƩ͸ƭconsenttothedesignation.(182119) CostsReimbursedPriortoApprovalofRedevelopmentProject ______AredevelopmentprojectthatincludesTIFcannotprovideforthereimbursementofcosts incurredpriortoapprovaloftheredevelopmentproject,exceptforcostsrelatingto: 6 (1)Thepreparationofmaterialsandapplicationsrelatedtotheredevelopmentproject; (2)Thepreparationofacostbenefitanalysis; (3)Thepreparationofaredevelopmentcontract; (4)Thepreparationofbondandotherfinancinginstruments; surveysand (5)Landacquisitionandrelatedduediligenceactivities,including,butnotlimitedto, environmentalstudies;and (6)Sitedemolitionandpreparation.(182117.03) ReporttoPropertyTaxAdministrator: _____OnorbeforeDecember1eachyear,eachmunicipalitywhichhasapprovedaredevelopmentplan financedbyTIFisrequiredtoreporttothePropertyTaxAdministrator(182117.01) ReporttoGoverningBodyandOtherPoliticalSubdivisions: _____OnorbeforeMay1ofeachyear,eachauthorityisrequiredtocompileinformationonthe progressofredevelopmentprojectsthatarefinancedinwholeorinpartthroughTIFandreporttothe governingbodyofthecityorvillage.(182117.02) _____Theprogressreportwillalsobesenttothegoverningbodyofeachcounty,schooldistrict, communitycollegearea,educationalserviceunit,andnaturalresourcesdistrictwhosepropertytaxes areaffectedbysuchdivisionoftaxes.(182117.02) _____Thereportneedstoincludethefollowinginformation: (1)Thetotalnumberofactiveredevelopmentprojectswithinthecityorvillagethathavebeenfinanced inwholeorinpartthroughTIF; (2)Thetotalestimatedprojectcostsforallsuchredevelopmentprojects; (3)Acomparisonbetweentheinitialprojectedvaluationofpropertyincludedineachredevelopment projectasdescribedintheredevelopmentcontractandtheassessedvalueofthepropertyincludedin eachsuchredevelopmentprojectasofJanuary1oftheyearofthereport; (4)Thenumberofredevelopmentprojectsforwhichfinancinghasbeenpaidinfullduringtheprevious calendaryearandforwhichtaxesarenolongerbeingdivided; (5)Thenumberofredevelopmentprojectsapprovedbythegoverningbodyinthepreviouscalendar year; (6)Informationspecifictoeachsuchredevelopmentprojectapprovedbythegoverningbodyinthe previouscalendaryear,includingtheprojectarea,projecttype,amountoffinancingapproved,andtotal estimatedprojectcosts;and (7)Thepercentageofthecitythathasbeendesignatedasblighted. 7 RedevelopmentContract _____IfaCRAwantsaredevelopertoredeveloplandownedortobeownedbytheCRA,aprocesswith publicrequestforproposalsmustbeused.(182119) ____ACRAmustgivenoticeoftheinvitationforproposalsinalegalnewspaperonceaweekfor2 consecutiveweeks.(182119)____________________________(Date/proofofpublication) ____ACRAmustconsiderallredevelopmentproposalsandfinancialandlegalabilityoftheredevelopers tocarryouttheirproposals.(182119) _____ACRAmustgiveatleast30ķğǤƭ͸noticetothegoverningbodyofitsintentiontoaccepta redevelopmentcontractproposal.(182119) _____Ifaredeveloperownsthelandtobedeveloped,nopublicrequestforproposalsisnecessarybut thecontractshouldprovidedetailsoftheproject.(182119) _____Priortoenteringintoaredevelopmentcontractforaredevelopmentplanthatincludestheuseof TIF,theredevelopermustcertifythefollowing: (a) WhethertheredeveloperhasfiledorintendstofileanapplicationwiththeDepartmentof RevenuetoreceivetaxincentivesundertheNebraskaAdvantageActforaprojectlocatedorto belocatedwithintheredevelopmentprojectarea; (b) Whethersuchapplicationincludesorwillinclude,asoneofthetaxincentives,arefundofthe ƒǒƓźĭźƦğƌźƷǤ͸ƭlocaloptionsalestaxrevenue;and (c) WhethersuchapplicationhasbeenapprovedundertheNebraskaAdvantageAct.(182119) ______AredevelopmentcontractthatincludestheuseofTIFisrequiredtoincludeaprovisionrequiring thattheredeveloperretaincopiesofallsupportingdocumentsthatareassociatedwiththe redevelopmentplanorredevelopmentprojectandthatarereceivedorgeneratedbytheredeveloper forthreeyearsfollowingtheendofthelastfiscalyearinwhichadvaloremtaxesaredivided.(182119) _____Theredeveloperisrequiredtoprovidecopiestothecityorvillageasneededtocomplywiththe cityorǝźƌƌğŭĻ͸ƭretentionrequirements.(182119) _____AredevelopmentcontractthatincludestheuseofTIFmayincludeaprovisionrequiringthatallad valoremtaxeslevieduponrealpropertyinaredevelopmentprojectbepaidbeforethetaxesbecome delinquent.(182119) ____AredevelopmentcontractthatincludestheuseofTIFmayincludeadditionalrequirementsto ensureplanorprojectcomplieswithcomprehensivedevelopmentplan,affordablehousingactionplan, zoningregulations,andotherreasonableplanningrequirements.(182119) DivisionofTaxes(TIF) ____Aredevelopmentplanmaycontainaprovisiontodividetaxes,foraperiodnottoexceedthe allowednumberofyears,aftertheeffectivedateasidentifiedintheprojectredevelopmentcontractor intheresolutionoftheCRAauthorizingtheissuanceofbonds.(182147) 8 ____Themunicipalitymustincuradebtbeforethetaxescanbedividedonaredevelopmentproject. Thedebtcanbeintheformofabond,anote,anadvanceofmoney,orotherformofindebtedness. (182147) ____Theportionoftheadvaloremtaxonrealproperty,asprovidedintheredevelopmentcontractor bondresolution,intheredevelopmentprojectinexcessofsuchamountmustbeallocatedtoand,when collected,paidintoaspecialfundoftheCRAtobeusedsolelytopaytheprincipalof,theintereston, andanypremiumsdueforthedebtincurredbythemunicipalityaspartoftheredevelopmentproject. (182147) _____Totheextentthataredevelopmentplanauthorizesthedivisionofadvaloremtaxesleviedupon onlyaportionoftherealpropertyincludedinsuchredevelopmentplan,anyimprovementsfundedby suchdivisionoftaxesmustberelatedtotheredevelopmentplanthatauthorizedthedivisionoftaxes. (182147) ____Theeffectivedatefordividingadvaloremtaxeswillnotoccuruntiltherealpropertyinthe redevelopmentprojectiswithinthecorporateboundariesofthemunicipality,otherthantheexception foraformerlyuseddefensesite.(182147) _____ThenoticefordividingadvaloremtaxesmustbesenttothecountyassessoronorbeforeAugust 1oftheyearoftheeffectivedateoftheprovisiononformsprescribedbythePropertyTax Administrator.(182147) ____Whenthebonds,loans,notes,advancesofmoney,orindebtedness,includinginterestand premiumsdue,havebeenpaid,theCRAisrequiredtonotifythecountyassessorandcountytreasurer andalladvaloremtaxesupontaxablerealpropertyinsucharedevelopmentprojectwillbepaidinto thefundsofthevariouspoliticalsubdivisions.(182147) OPTIONAL:ExpeditedReviewsofRedevelopmentPlans(MicroTIF) ____Acitycouncilorvillageboardmaydecidebyresolutiontoallowexpeditedreviewsof redevelopmentplans.(182155) ProjectsEligibleforExpeditedReview ____Aredevelopmentplaniseligibleforexpeditedreviewif: (a)Theredevelopmentplanincludesonly1redevelopmentproject; orreplacementofanexisting (b)Theredevelopmentprojectinvolvestherepair,rehabilitation, structureortheredevelopmentofavacantlotwithinthemunicipalityforatleast60yearsand locatedwithinasubstandardandblightedarea; (c)Theredevelopmentprojectislocatedinacountywithapopulationoflessthan100,000 inhabitants,meaningeverycountyexceptDouglas,LancasterandSarpyCounty;and (e)Theassessedvalueofthepropertywithintheredevelopmentprojectareawhentheproject iscompleteisestimatedtobenomorethan:(i)$350,000foraredevelopmentprojectinvolving asinglefamilyresidentialstructure;(ii)$1,500,000foraredevelopmentprojectinvolvinga multifamilyresidentialstructureorcommercialstructure;or(iii)$10,000,000fora 9 redevelopmentprojectinvolvingtherevitalizationofastructureincludedintheNational RegisterofHistoricPlaces.(182155) StepsforExpeditedReview _____Aredeveloperpreparestheredevelopmentplanusingastandardform. _____Theredevelopersubmitstheredevelopmentplandirectlytothegoverningbodyalongwithany buildingpermitorotherpermitsnecessarytocompletetheredevelopmentprojectandanapplication feeinanamountsetbythecitycouncilorvillageboard. _____Theapplicationfeecannotexceed$50,whichisseparatefromanyfeesforbuildingpermitsor otherpermitsneededfortheproject. ______Ifthecitycouncilorvillageboardhaselectedtoallowexpeditedreviewsofredevelopmentplans andthesubmittedredevelopmentplanmeetstherequirementslistedunderͻtƩƚƆĻĭƷƭEligiblefor ExpeditedwĻǝźĻǞͼͲthecitycouncilorvillageboardisrequiredtoapprovetheredevelopmentplan within30daysaftersubmission. ______Eachcityorvillagemayselectanappropriateemployeeordepartmenttoconductexpedited reviews.(182155) RecordRetention: _____OnandafterOctober1,2018,eachcitythathasapprovedoneormoreredevelopmentplansor redevelopmentprojectsthatarefinancedinwholeorinpartthroughTIFneedstoretaincopiesof: (a)allredevelopmentplansand (b)allsupportingdocumentsassociatedwiththeredevelopmentplansorredevelopmentprojectsand withanyrelatedsubstandardandblighteddeclarationthatarereceivedorgeneratedbythecity. _____Thecityorvillageneedstoretaintheredevelopmentplansandsupportingdocuments(which includessubstandardandblightstudies,extremelyblightedstudies,costbenefitanalyses,andany invoice,receipt,orclaimreceivedorgeneratedbythecity)fortheperiodoftimerequiredunderany applicablerecordsretentionscheduleadoptedundertheRecordsManagementActorforthreeyears followingtheendofthelastfiscalyearinwhichadvaloremtaxesaredivided,whicheverperiodis longer.(182117.04) ______EachredevelopmentcontractthatinvolvesTIFmusthaveaprovisionrequiringtheredeveloper toretaincopiesofallsupportingdocumentsthatareassociatedwiththeredevelopmentplanorproject forthreeyearsfollowingthelastyearthattaxesaredivided.(182119) OtherProvisionstoConsider: ____Amunicipalitymayundertakearedevelopmentprojectthatincludespropertyoutsidethe corporatelimitsifthepropertyisaformerlyuseddefensesite.(182123.01) 10 ____Incitiesofthesecondclassoravillage,aredevelopmentprojectareamayinclude,whenitinvolves theconstructionofanagriculturalprocessingfacility,annexedlandthatisnotcontiguousoradjacentor urbanorsuburbanincharacter.(17405.01) ____IftheprovisionsoftheCommunityDevelopmentLawareinconsistentwiththeprovisionsofany otherlaworofanycitycharter,theprovisionsoftheCommunityDevelopmentLawarecontrolling.(18 2144) ____Cityorvillagechartersmayincludeadditionalnoticeandfactfindingrequirementsforapprovalof redevelopmentcontracts. 11