filling the gaps: case studies in combining financing options to ... · filling the gaps: case...
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West Virginia | North CarolinaPennsylvania | Virginia
FILLING THE GAPS: CASE STUDIES IN COMBINING FINANCING OPTIONS TO COMPLETE PROJECTS
Carrie J. Cecil and Amy Condaras | Spilman Thomas & Battle, PLLC
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West Virginia | North CarolinaPennsylvania | Virginia
Agenda• Case Study: University Town Centre,
Morgantown, West Virginia• Case Study: Robinson Grand
Performing Arts Center, Clarksburg, West Virginia
• Virginia Gap Fillers• Federal Gap Fillers
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West Virginia | North CarolinaPennsylvania | Virginia
UNIVERSITY TOWN CENTRETax Increment Financing
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West Virginia | North CarolinaPennsylvania | Virginia
Public – Private Partners
• The County Commission of Monongalia County
• Master Developer
• West Virginia University
• West Virginia Department of Transportation, Division of Highways
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West Virginia | North CarolinaPennsylvania | Virginia
Project Beginnings
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West Virginia | North CarolinaPennsylvania | Virginia
Project Beginnings
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West Virginia | North CarolinaPennsylvania | Virginia
Financing of Initial Projects• Over $14 million in Tax Increment
Revenue Bonds– Portion of new Interstate Interchange– Costs of road, water and sewer projects
within University Town Centre
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West Virginia | North CarolinaPennsylvania | Virginia
Initial Excise Tax Projects
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West Virginia | North CarolinaPennsylvania | Virginia
Risk Mitigation and Lessons Learned
• Construction Period• Role of State Tax Department• Collaborative Process• Media Strategy
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West Virginia | North CarolinaPennsylvania | Virginia
2016 Bond Issuance
• 2014 Series A Bonds – not fully drawn down; repaid in full prior to 2016 issuance
• $28 million 2016 Series A Bonds –issued to refund 2014 Series B Bonds and to fund additional projects
• $15 million 2016 Series B Bonds –issued on a subordinate basis
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West Virginia | North CarolinaPennsylvania | Virginia
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West Virginia | North CarolinaPennsylvania | Virginia
2017 Bond Issuance• Limited Offering• $76,360,000 Special District Excise
Tax Bonds• Refunded 2014 Bonds issued to fund
ballpark and interchange• Additional $20 million for project
costs
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West Virginia | North CarolinaPennsylvania | Virginia
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West Virginia | North CarolinaPennsylvania | Virginia
Continued Collaboration
• Roads to Prosperity– Voter Referendum
to permit issuance of GO Bonds
– GARVEE Bonds– Toll Revenue Bonds
• Continued collaboration with WVDOH
• Mountaineer Center– Community
wellness center on adjacent property
– Local partners include WVU and County Commission
– Plan to improve access through WestRidge
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West Virginia | North CarolinaPennsylvania | Virginia
ROBINSON GRAND PERFORMING ARTS CENTER
Municipal Sales Tax and Tax Credits
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West Virginia | North CarolinaPennsylvania | Virginia
Blight within Downtown• Tax Increment Finance
– Pay-as-you-go projects• Home Rule Powers
– Expediting ability to demolish abandoned properties
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West Virginia | North CarolinaPennsylvania | Virginia
Source: photo submitted to WVNews.com
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West Virginia | North CarolinaPennsylvania | Virginia
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West Virginia | North CarolinaPennsylvania | Virginia
Municipal Sales Tax BANs• Home Rule Impacts• $15,310,000 Sales Tax Revenue
Bond Anticipation Notes purchased by local bank
• Issued February 2017• Mature December 2019• USDA Refinancing
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West Virginia | North CarolinaPennsylvania | Virginia
Municipal Development Authority
• City created a municipal development authority
• Robinson Grand leased to the Development Authority
• Proceeds of 2017 BANs granted to Development Authority
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West Virginia | North CarolinaPennsylvania | Virginia
New Market Tax Credits• Qualified low-income community
investment• Two Community Development
Entities (CDEs) contributed New Market Tax Credits
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West Virginia | North CarolinaPennsylvania | Virginia
Historic Tax Credits• State Historic Tax Credits – provides
a credit against corporate net income tax in an amount equal to 10% of qualified rehabilitation expenditures
• National Parks Service – determined property contributed to the significance of the Downtown Historic District and was a “certified historic structure”
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West Virginia | North CarolinaPennsylvania | Virginia
Source: wvliving.com
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West Virginia | North CarolinaPennsylvania | Virginia
VIRGINIA GAP FILLERS
Tax Increment Financing, Tourism Development Financing and Tax Credits
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West Virginia | North CarolinaPennsylvania | Virginia
Tax Increment Finance• Process more
streamlined than WV• Public hearing with 3
consecutive weeks’ notice
• Base year is January 1 of year preceding effective date of ordinance
• TIF Obligations issued by locality
• Potential security:– All real estate and
tangible person property taxes
– Full faith and credit– Any other taxes or
anticipated revenues that may be lawfully pledged
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West Virginia | North CarolinaPennsylvania | Virginia
Community Development Authorities
• Synthetic TIF – TIF by Agreement• Locality transfers all or a portion of
increased tax revenues to CDA• Ability to negotiate terms• Not limited to real estate taxes
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West Virginia | North CarolinaPennsylvania | Virginia
Tourism Development Financing
• Qualified tourism development projects
• Project fills a void in existing community/ tourism development plan
• Intended to fill gaps in financing plans
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West Virginia | North CarolinaPennsylvania | Virginia
OTHER FEDERAL GAP FILLERS
Opportunity Zones
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West Virginia | North CarolinaPennsylvania | Virginia
Qualified Opportunity Zones
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West Virginia | North CarolinaPennsylvania | Virginia
Qualified Opportunity Zones• Benefits for Investors:
– Temporary tax deferral of reinvested capital gains
– Potential basis step-up in the initial capital gain invested
– Tax elimination on the Qualified Opportunity Fund (QOF)
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West Virginia | North CarolinaPennsylvania | Virginia
Qualified Opportunity Zones• Permissible Investments:
– 90% of the assets of an QOF to be invested in property within QOZs
– Property can mean stock, partnership interests or business property (i.e., a building)
• May not invest in a “sin business” like a country club, golf course, liquor store, massage parlor, racetrack or any gambling venue
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West Virginia | North CarolinaPennsylvania | Virginia
CLOSING THOUGHTS