RDC Meeting Notes, June 18, 2024, Vision for the Future of the County – Who Decides and How?

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Last updated: July 2, 2024

This Post at Brown County Matters

Disclosure: The scope of this post is a little different due to the political aspects. I am running for Commissioner (R), District 3. Contrary to State statutes and State Republican Party rules, a few individuals in the local GOP leadership are not supporting my candidacy and are backing an independent candidate. Background information on my areas of disagreement and improvement strategies:  Problem, Challenges, Capabilities.   

    • My position on any proposed major changes: I support the application of collaborative decision-making processes that include numerous meetings and debates, which will lead to identifying the best solution for the county and building community support for the change.   This process is ongoing within the RDC and has led to consensus on many issues.
    • The RDC proposal represents a “proposed concept.”   It is up to all the citizens – not just RDC members and those with a self-interest, to decide what they want and do not want in terms of economic development, infrastructure,  zoning, and quality of life.
      • An acceptable strategy will vary by the area of the county.
      • The strategy, along with the development of a new County Comprehensive Plan, needs to be supported by the respective 11 precinct chairs (both parties) and elected officials. There are three (3) commissioner districts and four (4) council districts. All four council district positions and one commissioner (District 2) will be on the 2026 ballot.
      • Changes require approval by county departments and offices, including the Area Plan Commission, Commissioners with approval by legal counsel, and the RDC.
      • The RDC has recently requested access to the property assessment data – current and historical to conduct an analysis of trends regarding assessed values and revenue from property tax. This information will provide a foundation for helping to assess and monitor economic sustainability.  The other major source of tax revenue is from income taxes. Trends for both revenue streams have been increasing. 

Citizen/Jurist.  In America, citizens have the responsibility to serve as jurists. A jurist is responsible for reviewing the facts and evidence, understanding both sides of an argument, and making the best decision possible with the information provided.  This responsibility also applies in deciding the best solution (s) expected from government leadership and policies. 

    • FYI – In identifying the expected results from a change, the null hypothesis is also a consideration.  The null hypothesis Is a default hypothesis that posits that there is little evidence that a change is needed or resulted in the expected improvement.  In the jury analogy, it represents the other side of the argument.

Outline

    • Agenda, Audio, Attendees
    • Context
      • GDP Data 
      • Context – Roles and Powers of an RDC –  Barnes and Thornburg
      • The Voice of the Citizens
    • Meeting Notes – Presentation by Ross Benson (President), Discussions and Proposals
    • Process for Establishing an EDA – required to establish a TIF District
    • TIF District – Purpose
    • Additional Information
    • AUDIO of the Meeting

    • RDC members present. Ross Benson,  Jon Curry, Bill Cayne, Tim Clark (re-appointed in March).  Absent: Sue Lindborg (supporting the arrival of her first grandchild) and School Rep Stephanie Kritzer

    • Attendees – Included

      • Councilman Kim Kemp.
      • Local GoP:  Interim Commissioner; Blake Wolpert (1), Dwayne Parsons, and Robyn Rosenberg Bowman (co-owner along with Mark Bowan (GoP Chair) of Tramcore Realty), accompanied by an Independent Candidate for Commissioner, District 3.
        • “Edited: (1) Cindy Wolpert (attorney/nurse) (not in attendance at the meeting) was the republican spokesman who challenged my candidacy. Her argument was that local rules and opinions as to “good standing” should take precedence over state statutes as to who is eligible to be a candidate on the ballot. Her argument was unanimously rejected by the Election Board – two of whom are attorneys.  She also lost her election as Precinct Chair.  She has publically identified her support for the  Independent Candidate. 
        • Rule 1-25. The term “Republican in Good-Standing” shall be defined as a Republican who supports Republican nominees and who does not actively or openly support another candidate against a Republican nominee.   Reference: 10 12 23 Rules of the Indiana Republican Party
          • The challenge on the CAN-2 form submitted by Mark Bowman (Chair GoP) stated: “Incomplete and untrue candidate forms submitted. Independent. Not affiliated w/he the Republian Party.”
            • I made the needed updates to the forms (which took less than 15 minutes), and the Election Board confirmed that I met the statutes for eligibility on the Republican Ballot. I consistently vote as a Republican in the primaries. The Election Board unanimously rejected the challenge.
      • Local Developers: Jimmy and Andrew Tilton.
        • The Tilton family has been transparent in acknowledging their interest in government financing infrastructure (expansion of sewers) that improves the value of the properties that they intend to develop. 
      • Kevin Allen – Contractor – Egis BLN Group for the Brown County Regional Sewer District (BCRSD) and consultant for development projects.
      • BCCF: Phil McKown.  The Brown County Community Foundation receives funding from the county via the revenue from the Brown County Music Center. The BCCF has provided additional funding to support the development of the County Comprehensive Plan.  
      • Brown County Council – Jim Kemp. 
  •  DISCUSSION
    • GDP County Tax Base. Some initial contention on the discussion of GDP data (total value of goods and services) introduced by Jim Kemp.
      • Key Facts:  The economic base of surrounding counties generates $29.5 billion in revenue. Brown County GDP at $362 million.  Adjusted Gross Income of County Residents (the Golden Goose) is $550 million.  
      • A vision for Brown County (emphasis mine). In a follow-up conversation,  Councilman Jim Kemp identified that “the main attraction of Brown County is the Brown County State Park. Our primary economy (GDP 362 million) consists of a hospitality sector and a retail trade sector. Brown County’s tax base consists primarily and is supported by those who are employed outside of the county along with retirees.

        Therefore Brown County is nothing more than a bedroom community, with retirees, and a little tourism. What is wrong with that? Why do insist on trying to change Brown County?

        Lastly, those who insist on reinventing Brown County make the false assumption there is a need to increase the tax base. The reality is Brown County Government doesn’t have a revenue problem, we have an expense problem. If the county tax base were to increase county expenses would also increase proportionally. What changes to the county can be made where you may wake up someday and realize you have lost the very thing you valued about living in the county.”

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Context – Roles and Powers of an RDC –  Barnes and Thornburg – Handbook for RDC and attorneys 2023 –– Extracts:

    • General Powers of an RDC. Acquisition of Property, Disposition of Property, Holding and Using Property, Clearance of Property,  Remediation of Property and Repair and Improvement of Property.
    • PRACTICAL POINTER: From the perspective of potential developers, a city, town or county that has not already created a Redevelopment Commission may appear to be less 
      proactive and therefore less able to “hit the ground running” than those that already have a Redevelopment Commission.  Redevelopment Commissions that have already 
      established a TIF District are viewed as even more proactive.  In addition, the mere act of creating a Redevelopment Commission locks in the unit’s jurisdiction for purposes of 
      creating or expanding TIF allocation areas within the territory of such unit.  In addition, a Redevelopment Commission will have its own separate 2% debt limit for purposes of the issuance of debt.
      • A focused, hardworking and proactive Redevelopment Commission can alter, and in many cases has altered, the course of a community’s economic future. The City of Carmel was once the tiny Town of Bethlehem, Indiana.
    • Before an “allocation area” (often referred to as a “TIF District”) can be created, the Redevelopment Commission must first (or simultaneously) create an Economic Development Area, and then select some or all of the parcels in the Economic Development Area to constitute one or more TIF Districts.
    • Duties of Redevelopment Commissions include the following: Investigate, survey and study areas in the unit that need redevelopment. Study and combat the factors causing an area to need redevelopment. Select and acquire areas needing redevelopment or economic development areas.
      • What is the criteria for identifying the “need” for redevelopment?

Government Funding for Infrastructure

    • What is the history in the county of being asked to provide tax abatements or funding for infrastructure to support new developments?    Note that Hard Truth Hills did not ask for any subsidies.  They built in an area that had the needed infrastructure.
    • Should the development priorities be focused in areas where infrastructure exists or plans have been approved for providing it?

THE VOICE OF THE CITIZENS.  A New County Comprehensive Plan is being developed. This plan identifies what citizens want and do not want in terms of quality of life, economic development, and zoning. The plan provides the foundation that supports the tax base.   

    • The Area Plan Commission (APC) is accountable for managing the plan. The commissioners’ development and approval of the plan require public meetings.
    • Community support and involvement. Support and approval of the plan can also be supported by the elected leadership in “both” parties:

Meeting Notes – Presentation  and Discussion

RDC PRESENTATION ROSS BENSON.  This presentation outlines the Concept for Redevelopment in the County.   

    • Note Introduction on the stated “intent” of a TIF (see below guidance from Purdue that states: “TIF is not meant as a source of revenue for responding to ongoing development nor as a substitute for other sources of infrastructure funding.”
    • Guidelines for the RDC   – IC 36-7-14
    • Obtain legal counsel.  To ensure the proposed use of a TIF is lawful.
    • Encourage new Community Development Corps (CDC) with the EDA
      • Helmsburg Revitalization – Community Led  – Supported by RDC member Tim Clark and former RDC member and current county councilman Jim Kemp. A TIF district was not created.  The RDC provided 5K to support the creation of  Hemlsburg’s Community Development Corporation (501 (c) (3).
    • Proposed Expansion – Helmsburg – Jackson Township
    • Proposed Expansion – Nashville – West and North.
      • This includes areas identified in Nashville’s Master Sewer Expansion Plan. 
      • Nashville can apply for State funding. They have not identified any immediate plans to fund their sewer expansion plan. Are the respective costs of their expansion plan expected to be funded by the county via TIFs?
      • May RDC Meeting Notes: Kevin Allen – other areas:
        • “Kevin Allen presented several areas that he judges have the potential to benefit from a TIF (Tax Increment Financing) district being created for them. These were the Gnaw Bone, Bean Blossom, The old Opry/Berry Farm, Ridge Lane and the old Country Club golf course areas. These areas, apart from
          Ridge Lane, have all been previously developed to some level. The areas of Gnaw Bone, Bean Blossom and Opry are on state highways and would have minimal impact on the appearance and local environments. These three areas with highway access and short commute drives to Bartholomew and
          Monroe employment centers make them clear choices for housing projects.”
    • The  Brown County Regional Sewer District (BCRSD) has jurisdiction over areas not covered by another RSD (Helmsburg, Gnawbone) or Municipality (Nashville).  The BCRSD also developed a County Wastewater Strategic Plan that includes a Watershed Study (Appendix B). They declined to present their plan at public meetings and relied on a video presentation.  The plan was referenced in their funding application which led to approval by the state for a Phase 1 project.

Process for Establishing an EDA – required for establishing a TIF District

    • Citizen support or lack of support can be expressed throughout the review and approval process.
    • Helmsburg Example of the EDA Process and Paperwork developed by RDC member Tim Clark. A TIF district was not established.  Revenue from the sale of the sock factory was expected to be a source of revenue.
    • RDC must also hold a public hearing. Resolutions are required from the Area Plan Commissioner (APC). Commissioners, and RDC.
    • The APC  is required to review the alignment of the proposed changes with the County Comprehensive Plan.

A TIF District – Purpose

    • Purdue – The-Use-of-Tax-Increment-Finance. Indiana law now makes clear that TIF is intended to fund infrastructure to promote development that would not occur but for the added infrastructure financed by the TIF revenues. 
      • Evidence that the development would not happen but for the establishment of the TIF district must be presented before the TIF district is approved. 
      • TIF is not meant as a source of revenue for responding to ongoing development nor as a substitute for other sources of infrastructure funding. 
      • TIF districts are required to expire once the infrastructure bond is repaid. TIF is not meant as a permanent source of revenue for the enacting government.  
      • Management. How would the funds generated from a TIF be managed?  Who will provide the oversight?  What would be the internal controls?  This is a “new” requirement for the county. How is this process managed by other counties?

Additional information   

Indiana Department of Local Government Finance (DLGF), Tax Increment Financing (TIF) January 2019

    • Debt Financing – Bond Authority 
    • Redevelopnetn Debt and Tax Levys
    • Advantages / Disadvantages of TIF
    • Impact of changing tax rates
    • Nationally, TIF is becoming more limited in use, in amounts, and more closely regulated with emphasis on:
      •  Shorter duration with fixed termination dates,
      •  Limit on principal,
      •  Stronger controls on permitted uses.
    • TIF areas can be established for housing or residential improvements. • Allows the capture of residential property assessed value. • A prominent  Housing – HO-TIF in Indiana is the Fall Creek HO-TIF in Indianapolis.

Prior RDC Meeting Notes in 2024

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