Orange County NC Website
Debt Management Fund: The portion of debt used for Town Hall and CIP will be repaid <br /> through the Debt Management Fund. The Debt Fund was established in 2009 with a dedicated <br /> property tax to provide a source of funds to pay off Town debt obligations. <br /> "Synthetic Tax Increment Financing (TIF)": <br /> The portion of the debt used for the Ephesus Fordham public improvements will be repaid by <br /> the incremental increase in tax revenues resulting from redevelopment. In other words, the <br /> redevelopment we are hoping to generate through the Ephesus Fordham Renewal Project will <br /> increase property tax receipts from the area. Those tax receipts, over and above the base level <br /> of tax receipts that existed prior to the project, will be dedicated to pay off the debt for the <br /> public improvements. Although this method of financing economic development projects is <br /> fairly common in North Carolina, it is the first time that the Town has used incremental tax <br /> receipts as a primary source of debt repayment. <br /> Synthetic versus "traditional" TIF: In 2004 the State Legislature approved Tax Increment <br /> Financing (aka: Project Development Financing) legislation that enabled local governments to <br /> finance economic development projects with a pledge of future additional (incremental) tax <br /> revenues from an established TIF district. Because of the cost, complexity and length of the <br /> process for approval there have only been two traditional TIFs approved in North Carolina in <br /> the last 10 years. Part of the reason for the unpopularity of traditional TIFs in North Carolina is <br /> the availability of an easier, faster and less expensive alternative. Many local governments in <br /> North Carolina have opted for installment financing that uses a physical asset as collateral and <br /> repayment from a tax increment to finance economic development projects. This accomplishes <br /> the same thing as the traditional TIF, but is less expensive (lower interest rate) and takes less <br /> time to issue. The Ephesus Fordham project does not have an asset that can be used as <br /> collateral for an installment financing and therefore we have planned to combine the financing <br /> with the Town Hall Renovation Project. By combining the projects in one financing the Town <br /> Hall property can be used as collateral for both projects. This practice of sharing collateral <br /> among projects is a common way of reducing the cost of borrowing for municipalities by <br /> providing the best possible security for installment debt. <br /> Backstop: There will be a time gap between when we issue the debt and when the <br /> redevelopment will begin to generate a tax increment sufficient to pay debt service. To the <br /> extent possible, we will structure the debt for the Ephesus Fordham Public Improvements to <br /> defer debt payments to match the anticipated timing of incremental tax revenues. However, it <br /> may be impossible to avoid a gap between the tax increment and the debt service payments in <br /> the early years of the project. The Debt Management Fund has sufficient balance to cover the <br /> mismatch in the timing of available tax increment and we plan on using the Debt Management <br /> Fund to backstop debt service on the Ephesus Fordham Public Improvements portion of the <br /> debt. Any amounts used would be restored to the Debt Fund once the tax increment <br /> surpasses what is needed for debt service. One of the possible consequences of using the <br /> debt fund for this purpose is the delay of planned capital expenditures such as the Public <br /> Safety Facility and the Transfer Station. <br /> Stormwater Management Costs <br /> In addition to the $1.2 million of initial investment in stormwater facilities to serve the Ephesus <br /> Fordham Area, the Town is planning to establish a Municipal Service District to finance <br /> additional improvements and ongoing stormwater management costs. The planned Municipal <br /> Service District will impose an annual property tax of 4 cents. <br />