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3 days ago
- Business
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Sibson to take Mitchell's tax increment district complaints before SD audit committee
May 30—MITCHELL — Mitchell resident Steve Sibson is taking Mitchell's increment tax districts before a state legislative committee, raising concerns that the number of tax districts in the city lacks proper scrutiny and may not follow state approval procedures. On May 19, Sibson gave the city council an update on his conversations with the South Dakota Department of Revenue, particularly with regard to TID No. 41. According to previous discussions, increment districts no longer have to be pre-approved by the revenue department before going before a city council or county commission. However, Sibson shared that this was not the case, and that Mitchell was receiving special treatment because of the volume of TIDs the city has. "When I brought up the push back on that requirement for a pre-approved submission as to classification type, I was told that is still in place," Sibson said. "It seems like the Department of Revenue is rubber stamping what we're doing here." The Mitchell Republic reached out to the South Dakota Department of Revenue to confirm Sibson's statements to the council, but the department had not responded by the time this article was published. During its May 19 regular meeting, the Mitchell City Council approved a developer agreement for Tax Increment District (TID) No. 41 for affordable housing and street construction, and also approved a developer agreement for TID No. 42 to expand the Dale's A1 Transmission service building on South Burr Street. The council previously approved the creation and project plans of these tax districts on May 5. TID No. 41 includes two projects, which Sibson took as an issue to the revenue department. In particular, the TID No. 41 agreement lays out what will happen to increment-generated tax funds once the affordable housing units are completed, specifically the construction of Mattie Street. Sibson raised concerns with the revenue department that property owners along Mattie Street, some of whom are outside of Mitchell city limits in Davison County, will be taxed to complete Mattie Street. The city's response is that they don't know if that will happen yet. City Attorney Justin Johnson told the Mitchell Republic that the city won't know how much of the Mattie Street construction can be supported by TID No. 41 until the apartments have been built and the property values have been established. In the coming years, if the council decides to construct Mattie Street without enough support from TID No. 41, then the rest of the project will have to be paid for somehow, according to Johnson. "It's possible that part of it could be done by special assessment, which neighboring properties would be responsible for," Johnson said. If TID No. 41 covers part of the cost of constructing Mattie Street, property owners along Mattie Street would likely be paying less than if there was no tax district at all, Johnson noted. If there were no tax district funds available and the council decided to move forward, assessments for those properties along Mattie Street would cover the whole construction cost of Mattie Street. In other words, if TID No. 41 doesn't pay for all of the construction costs and the city doesn't pay for it out of general funds, Mattie Street property owners are on the hook to complete the road. The boundaries of Mattie Street are within the Mitchell city limits. However, only the right of way for the street is within the city limits while the properties on either side of Mattie Street on the south side are outside of the city limits. A tax increment is only generated from property within the boundaries of the TID, but no tax funds will be generated from the street itself, which is a right-of-way, and therefore tax-exempt, according to Mitchell Finance Officer Michelle Bathke. If a special assessment were levied against property owners, then even those property owners outside of city limits would be liable for paying a share of the burden to finish construction of Mattie Street to East Havens Avenue. In addition to the city potentially raising a tax levy against individual property owners along Mattie Street, the status of TID No. 41 may result in a special levy to maintain tax funds for the Mitchell School District. According to Sibson, the city of Brookings passed a TID that required a special assessment in the amount of $470,000, which taxpayers had to pay. Sibson raised concern with Davison County auditors that the same thing could happen in Mitchell. TID No. 41 was passed to fund Paul Groeneweg's Woods Apartments, a proposed 70-unit complex with two-and-three-bedroom apartments across 12 buildings, which Sibson found no fault with. It is estimated that the developer's infrastructure will be covered by TID No. 41 at an estimated $2.28 million in tax funds. However, Sibson had problems with the city including street construction as a separate project on the same TID. A violation of TID rules, according to Sibson's research. This TID is unique in that it also has a plan to construct the area of Mattie Street south of First Avenue and north of East Havens Avenue, including intersections, with a projected $2.02 million in tax funds. This is not the first TID to seek to complete a portion of Mattie Street. In 2012, TID No. 17 was introduced to cover the construction cost of a portion of Mattie Street, but ultimately failed to complete the task. TID No. 17 was paid off in nine years and resulted in $12,849,130 of assessed value growth when it was dissolved, according to City Administrator Stephanie Ellwein. At the time TID No. 17 was approved in 2012, it was estimated that $200,000 would be raised toward the construction of roughly 450 feet of Mattie Street. TID No. 17 included five phases, with the last phase being Mattie Street's road, sewer and water installation. This would have connected the area of Mattie Street between East Birch Avenue and Charles Avenue, but would not have connected to East Havens Avenue. TIDs have four kinds of classifications with the Department of Revenue — local, industrial, economic development and affordable housing. Previously, Sibson told the council he was concerned about the Mattie Street project, that if it included a local TID classification then it would be denied at the state level for tax reimbursement for the school district. In a local TID, projects usually benefit the local government instead of having a regional or statewide benefit, according to the Department of Revenue. Local TID projects are subject to a special levy protection for school districts by the county auditor. This means that even if a local TID is passed, it may result in additional levies on all property in the Mitchell School District, not just those properties within the TID boundaries. "This is not just about the city of Mitchell. This is statewide concerning how our property taxes are being impacted by things like this," Sibson told the council. A revenue department employee offered Sibson the opinion to refer TID No. 41 to a vote of the people, which Sibson told the council he would not do. Instead, Sibson is tackling the issue at the state level by addressing legislative committees directly. Sibson said he would take the issue to the South Dakota Government Operations and Audit Committee, which is made up of a mix of senators and representatives. "I just want to give the city council a heads up that if some things come up at the state level about this particular project, I don't want it to be me giving the city of Mitchell a black eye for doing something that's going on statewide," Sibson said.
Yahoo
19-05-2025
- Business
- Yahoo
Seminole's funding plan for indoor events center: ‘Math doesn't work'
When Seminole County decided last February to let hotels put a new $1.75 per-night fee on local hotel rooms, the idea was to raise millions of dollars to build a new indoor events center. But with an estimated price tag of upwards of $100 million for the 172,000 square-foot facility — roughly twice what the hotel fee could support — county leaders now realize their plan has a big hole. 'The math doesn't work,' Commissioner Andria Herr said Tuesday during a staff presentation. 'We all need to have realistic expectations or be willing to have realistic expectations elsewhere in the spending of the county dollars.' Advocates had hoped it might be possible for the complex to be built entirely with revenue from Seminole's new tourism improvement district fee, or TID. Now they are asking whether Seminole should tap other revenue sources for the additional millions needed, such as its penny sales tax, sponsorships, or the taxpayers' money set aside for parks in the county's general fund. Seminole's new TID fee — which hotel guests started seeing on their bills April 1 — is expected to raise $3.2 million annually. The assessment is added on top of the county's 5% tourist tax — also known as a bed tax — and 7% sales tax. But at that TID rate, Seminole would be able to borrow only up to $51.2 million toward building the new indoor facility, according to county records. The latest estimates, from 2023, showed a facility expense between $66 million and $100 million, and county officials acknowledged this week that inflation likely has driven up the cost. Seminole — which lacks the big-name theme parks and other flashy tourist attractions as neighboring Orange County — has relied on amateur athletic tournaments to draw visitors for at least the past decade. The county boasts six outdoor athletic facilities, including the Boombah Sports Complex off East Lake Mary Boulevard near the Orlando Sanford International Airport A new multi-million dollar indoor arena near Boombah would more than double the number of people booking local hotel rooms, according to county projections. Such an indoor venue also could be used for small conventions, banquets and high school graduations, as well as amateur athletic competitions for volleyball, cheerleading and martial arts. In an effort to move the project forward, Seminole commissioners on Tuesday agreed to hire a consultant — or a facility program plan manager — to put together a detailed plan on an indoor complex and how to pay for it. The consultant would answer: 'Here's what the development project needs to be. Here's the size that we're looking for, and then develop not just the scope, but also a budget for the project, so we can narrow that [financial] gap and really land where we think the sweet spot might be for this,' said Rick Durr, Seminole's director of parks and recreation department. The indoor facility — proposed for an old vegetable field at the northwest corner of Moore's Station Road and East Lake Mary Boulevard in Sanford — would have enough space for 12 basketball courts or 24 volleyball courts, according to preliminary plans. It could seat at least 6,000 spectators. It also could include meeting rooms, café, and a stage. By comparison, the Addition Financial Arena — at the University of Central Florida — is 252,000 square feet and can seat 10,000 spectators. Supporters of an indoor complex say Seminole has long lacked an indoor venue for banquets, conventions and graduations. This month, graduating seniors from Seminole's nine public high schools will head to the UCF arena for commencement ceremonies. 'It's not just about sports,' Durr said in support of building the facility. But Commissioner Amy Lockhart said athletic tournaments that fill Seminole hotels could conflict with local events at the center. She pointed out that when the Boombah Sports Complex was built nearly a decade ago, it was seen as a facility for local sports leagues. But it is now frequently booked for large amateur athletic events. 'I can foresee a potential conflict where we have seven high school graduations, all in a particular month, and we've got a great offer on the table from someone who wants to host an event that's going to generate a ton of revenue,' Lockhart said of the indoor complex. 'We need to be able to allow our locals to be able to use it.' In 2024, Seminole had nearly 2.3 million visitors, including an estimated 60,860 that came for athletic tournaments. By comparison, Orange County — a worldwide tourist destination with its large theme parks — had nearly 60 million visitors last year. A new indoor complex would bring in an additional 49,794 visitors into Seminole in its first year, and 85,437 additional visitors in its fifth year, according to county forecasts.
Yahoo
15-05-2025
- Climate
- Yahoo
Officials reopen long-closed boat ramp after major water level rebound: 'Better than it has been in the last seven years'
After years of drought and dwindling water levels, Southern Oregon's Hyatt Lake is making a long-awaited comeback. And it's just in time for peak outdoor season. The Bureau of Land Management reopened the Cascade Ramp at Hyatt Lake now that water levels have surged to 84% capacity, the highest in several years, NewsWatch 12 reported. It's a welcome return for a spot that's been hit hard by the region's dry spells — and a signal that recovery is not only possible but already underway. Just 20 miles east of Ashland, Hyatt Lake sits within the Cascade-Siskiyou National Monument at 5,200 feet of elevation. When full, it spans 745 acres of serenity. The lake is a no-wake zone that's perfect for people looking to unplug and enjoy nature without the roar of jet skis or speedboats. While the campgrounds are closed for now and facilities are limited, day-use access is available with permits at self-service stations. And with the lake recently stocked with sportfish, conditions are prime for casting a line or launching a kayak. The resurgence of Hyatt Lake is part of a broader pattern playing out across the area. A steady stream of winter storms has helped refill regional reservoirs after years of record-low levels. From Dec. 27-30 alone, the Talent Irrigation District reported gaining 4,720 acre-feet of water — roughly the size of 4,700 Olympic swimming pools. Snowpack has also rebounded in a major way. "On January 1st of last year, we had no snow where we measure the snow, up by Howard Prairie. And this year we currently have 20 inches," TID Manager Wanda Derry told Jefferson Public Radio earlier this year. That snow acts as a crucial water bank, slowly melting and feeding lakes and reservoirs well into the dry season. In April, the irrigation district reported the region's water supply was looking "better than it has been in the last seven years." It's a welcome shift for farmers, outdoor enthusiasts, and the fragile ecosystems that have endured years of low water levels. Hyatt Lake's recovery is more than good news for weekend plans. It's also a step forward for the environment. As water levels rise, ecosystems grow stronger, bringing fish, birds, and other wildlife back to the area. This resurgence benefits biodiversity throughout the Cascade-Siskiyou region. The road to recovery hasn't been short, but this moment marks a hopeful turning point. And it's a reminder that when we take care of our natural spaces, they can take care of us right back. Should the government be allowed to restrict how much water we use? Definitely Only during major droughts No way I'm not sure Click your choice to see results and speak your mind. Join our free newsletter for good news and useful tips, and don't miss this cool list of easy ways to help yourself while helping the planet.
Yahoo
14-05-2025
- Business
- Yahoo
ACWA Presents Leadership Award to Wes Monier
Wes Monier MONTEREY, Calif., May 14, 2025 (GLOBE NEWSWIRE) -- The Association of California Water Agencies (ACWA) today presented its 2025 Excellence in Water Leadership Award to Wes Monier, recently retired Chief Hydrologist for Turlock Irrigation District (TID), for his commitment to water resource issues, especially in utilizing advanced technologies in water management practices. Monier's focus on partnerships with public, private and educational institutions gave TID access to technologies that have allowed the district to adapt to greater variability by optimizing the operations of its facilities. For example, TID utilizes data garnered through the Airborne Snow Observatory (ASO) program to remove uncertainty and conjecture regarding how fast snow is melting and when and how much runoff enters reservoirs. Because of Monier's resourcefulness, TID was the first irrigation district to utilize the data. Monier also began incorporating Forecast-Informed Reservoir Operations (FIRO) technology into TID's water operations. Combining ASO and FIRO data, Wes and his team developed TID's Hydrocomp Forecast and Analysis Model, which is one of the only hourly and physically-based hydrologic models used for water operations in California. 'Wes has demonstrated remarkable collaboration throughout his career that has resulted in partnerships with wonderful organizations such as NASA and Scripps Institution of Oceanography,' said ACWA President Cathy Green. 'The technology and models Wes and his team were able to develop in partnership with these organizations provide TID with insight into the current and future state of its reservoirs to inform water operation decisions on both a short- and long-term basis.' The Excellence in Water Leadership Award, Building a World of Difference®, recognizes individuals who have made a remarkable and visible contribution to California water. The award, sponsored by Black & Veatch Corporation, was presented during ACWA's 2025 Spring Conference & Expo in Monterey where approximately 1,500 water industry professionals in California are attending programs and panel discussions on a variety of key water issues. For more information about ACWA's awards programs, please visit ACWA is a statewide association of public agencies whose approximately 470 members are responsible for about 90% of the water delivered in California. For more information, visit Contact: Heather Engel, ACWA Director of Communications | C (916) 669-2387 A photo accompanying this announcement is available at
Yahoo
08-05-2025
- Business
- Yahoo
Marshall Mitchell: Mitchell housing development and transmission service approved for tax breaks
May 7—MITCHELL — The city of Mitchell has refined its tax increment district guidelines. The Mitchell City Council, during its regular meeting on Monday, May 5 approved the addition of Tax Increment Districts (TID) No. 41 and No. 42. TID No. 41 was approved for Paul Groeneweg's Woods Apartments, a proposed 70-unit complex with two-and-three-bedroom apartments across 12 buildings. The boundary of TID No. 41 includes the empty lots south of First Avenue between Tiger Street and Mattie Street, as well as all of Mattie Street south of First Avenue and north of East Havens Avenue. TID No. 42 will aid the expansion of the Dale's A1 Transmission service building, located south of East Ivy Street between South Burr Street and South Capital Street, and will generate an estimated $340,000. TID No. 41 will be a total maximum of $4.3 million in tax financing. TID No. 41 covers the infrastructure cost of the developer at $2.28 million. Additionally, TID No. 41 is projected to cover the city's construction of Mattie Street, estimated at $2.02 million. "We know that there is projected to be some portion of unused tax increment that should be available to support that project," City Attorney Justin Johnson said. The city has five years to develop Mattie Street if it wishes to capture the increment revenue of the TID district, according to Johnson. "The city holds the cards," Johnson said. "There's really no risk to us. You'll know with a lot more certainty how much is going to be able to come in to help fund the Mattie street construction." TID developers have to certify their costs and provide final receipt totals to the city. "If something comes in less than what they estimated that construction cost to be, then it would free up some of those funds to Mattie Street," City Administrator Stephanie Ellwein said. Council member Mike Bathke asked why this was the second time that Mattie Street had been included in a proposed tax district, and why it failed to move forward the last time. "There's no teeth in these deals," Bathke said. The city's TID evaluation process has changed since that TID was proposed, according to Ellwein. Since then, the city council has requested developers to provide more reporting and certifications. Additionally, affordable housing rental rates are a key part of TID developments. "We have a lot more oversight than what we found in the past," Ellwein said. In 2012, the original Mattie Street project, TID No. 17, was proposed when the city was still accepting the debt of developments. In 2015, Davison County Tax District No. 4 also sought to develop Mattie Street between Quiett Lane and State Highway 38, but was rejected by county commissioners. In 2021, after a four-year hiatus from approving tax districts, the city approved TID No. 26 and no longer takes on the debt of tax district developments. Don Petersen, of the Morgan Theeler law firm, who represented both TID developers, also aided the creation of the first Mattie Street tax district proposal. Times have changed for proposed tax districts. "They've tightened down the rules and the developers have accepted those and we have to play by those rules," Petersen said. Petersen reminded the council that developers carry the risk when building, and that a developer has five years to finish construction, according to the terms of the TID. Groeneweg plans to construct the first five apartment buildings by November, Petersen said. Groeneweg has other housing developments as well. Groeneweg's first approved tax district was TID No. 27 for Fiala Road. Every lot in the Fiala Road development has been sold within three years, according to Petersen. "That's just kind of a monument that shows that there's a need for this type of housing in Mitchell," Petersen said. TID No. 41 requires the developer to guarantee rental rates will be in line with affordable housing restrictions. "Affordable housing is expensive to build," Petersen said. Entry-level positions in Mitchell can't afford a $350,000 house, noted Petersen, who painted the picture of saving for a down payment while living in a family-oriented apartment could enable someone to one day own a house of their own. In the future, Ellwein plans to add more requirements for job creation to preliminary TID evaluations. Dale's A1 Transmission plans to add 10 jobs with full benefits, according to Petersen. Local resident Steve Sibson questioned how the South Dakota Department of Revenue would possibly approve TID No. 41 when it appears to be a mix of two different kinds of tax districts with two different goals. Sibson noted that a local tax district benefits a local government but does not have a regional or statewide benefit. If the state classifies TID No. 41 as a local tax district, the TID would expire. "If that were to happen, we may need to reconsider the TIF at a future date, take out whatever component the state had an issue with, and then reprocess a new TIF," Johnson said. Petersen confirmed that the state no longer pre-approves tax districts before city council approval, a recent change at the state level.
