One promising planning strategy (from Donald Shoup: 2008) to encourage voluntary land assembly of large enough sites to redevelop at higher densities is graduated density zoning, which allows higher density on larger sites. This strategy can increase the incentive for owners to cooperate in a land assembly that creates higher land values.
Build a Better Burb, the online journal of suburban design, has resources for infill projects in addition to addressing a sense of place, parking and transit, and thinking regionally.
Strong towns require age diversity in order to sustain themselves: children, the next generation; working-age adults, the most financially and civically engaged community members; and retirees, a repository of community wisdom and volunter energy. Designing neighborhoods for safe, independent living at all stages of life - which includes providing life-cycle housing - is thus critical for a vibrant city. See Making Room: Housing for a Changing America (AARP: 2019) for a wide menu of housing options.
For design resources related to commercial and housing infill development, see implementation tools for the Building Redevelopment best practice, especially tools under action 5.5
Offer tax-increment financing, land write-downs or other loan/grant tools. Report infill development/design standards and programs under action 5.5
Offer a building permit fee discount or expedited permit review; use direct purchase & demolition.
Enact graduated density zoning; offer at least one incentive tool for life-cycle housing; report a completed project such as a senior care facility.
Who's doing it
Burnsville - 3 star
Date action report first entered:
Date of last report update:
Burnsville utilizes tax-increment financing and tax abatement for projects that include but are not limited to creation or retention of jobs, elimination of blight, neighborhood revitalization and other development and redevelopment goals established by the city (Council Policy 1.136).
All land use clearance projects needing city council approval are reviewed in 60 days. Burnsville offers a building permit fee rebate according to the Single Family Permit Rebate (Counicl Policy 2.095), which offers an incentive program for single family, duplex, and townhome property owners that make substantial investment into their homes.
Burnsville has a Housing Improvement Area Policy as a life-cycle housing tool. It established the city's position to use Housing Improvement Area financing for private housing improvements (Council Policy 5.306).
See Ch. 20, Art VIII and Art. XVIII
The city has created Tax Increment Financing (TIF) districts for affordable and senior housing projects including 35 of 76 zero-lot line homes in the North Bay development, 48 affordable units in Gateway Place, and 35 affordable of 161 units in Sommerwood Senior Housing development.
Additional completed projects that include life-cycle housing at or near job or retails centers include: Southwest Village townhouses at the Park and Ride station, The Venue apartments adjoined to a grocery retailer and next to a transit station and Mission Hills Senior Housing near transit and retail.
Since TIF was authorized by the State in
1979, the City of Eden Prairie has
established 21 TIF District project areas.
The funds gathered from these districts go
into the Tax Increment Development Fund,
which is part of the Capital Project Funds,
which the City has used for projects such as
transportation improvements and rent
reduction to create affordable housing units.
The City of Morris has a long history of approving TIF districts for projects that will improve housing and business development in Morris. A TIF district was established to help in the construction of 32 units (in the form of 4 8-plexes) in Morris. Additionally, another TIF district was approved on 2/12/19 for the construction of 10 memory-care units at Legacy living in Morris.
Multiple TIF districts approved and established for high density housing in Morris, MN:
-On 10/9/2018 for the construction of 32 housing units (four 8-plexes on one property).
-On 2/12/2019 for the construction of 10 units of memory care.
The city utilizes TIF financing to provide incentives for infill development. The city will also pursue grant funding to further facilitate infill projects.
A successful example of this was the TIF financing and grant funds utilized to make the Tartan Crossing project a reality. The city received DEED Redevelopment and Met Council Livable Communities Demonstration grant funds to cover some of the costs of the demolition and public infrastructure portion of the project. TIF is also being utilized.
The mixed use site now features a 92 unit senior facility, a 90,738 SF grocery store, a 4,083 convenience store, and a future retail component.
The City of Hoffman sold lots on 8th street for $1.00 and took off all the assessments to encourage Hoffman residents to build. The Hoffman Economic Development Authority changed their covenants to let town houses be built on 8th Street.
The city's HRA Strategic Plan and zoning code state that the city should maintain and encourage a mix of housing types in each neighborhood by directly purchasing available properties for demolition and supporting new home construction.
Apple Valley has provided a variety of incentives for various projects on a case-by-case review. Examples include Founders Circle, with reduced setbacks, shared parking, and higher intensity land uses, as well as financial incentives from various funding sources for planning and park amenities; and Cobblestone Lake, with smaller lot sizes, reduced setbacks, and funding of workforce and senior housing.
Coon Rapids provides financial incentives, including redevelopment and housing TIF districts and a revolving loan fund, for infill housing projects near commercial and employment areas. The City has also used land assembly to incentivize infill housing development.
New Brighton utilizes Tax Increment Financing for projects that include, but are not limited to, the creation or retention of jobs, to overcome brownfield site challenges and prepare them for redevelopment, to achieve housing and/or commercial/industrial uses that are desired and/or lacking within the community, reduction of blight, neighborhood revitalization, and redevelopment goals that are recognized within the Comprehensive Plan. Since establishment of TIF by the Minnesota Legislature, New Brighton has created 33 TIF districts.
Rosemount is a member of the Metropolitan Council's Livable Communities program and uses it's PUD ordinance to encourage infill development and life cycle housing throughout the community.
Rosemount was recently awarded a Livable Communities grant for the Steeple Center Senior Housing project - $440,000 to help redevelop a portion of St. Josephs Church complex into a 70-unit senior housing project and a public senior center to adjoin the newly renovated Steeple Center. The project will integrate multiple uses and strengthen Rosemounts downtown.
The City offers TIF and other incentives for infill projects within the Central Business District. The City has utilized these incentives to get a local grocery store in town and various other commercial developments.
The City offers tax-increment financing and other loan/grant tools:
-The City of White Bear Lake has 28 Tax-Increment Finance Districts.
-The City is part of a Revolving Loan Grant Program. The RLGP is aimed at improving the utility and appearance of downtown businesses
while encouraging the leveraging of private investment which would otherwise not occur. The
program provides front-end financing for small loans at below market interest rates for up to a
10-year term. (See web link).
-The City promotes several home loans to increase energy efficiency. The loans are not administered through City funds. (See attachment)
Currently, the City does not provide incentive for infill projects, but doing so is a goal of the Comprehensive Plan.
To read more about the Revolving Loan Program, go to White Bear Lake website > Departments Facilities & Services > Community Development/Planning Department > HRA Revolving Loan and Grant Program Guidelines and Regulations Handbook