Union Pier in Charleston Set for Significant Redevelopment with New TIF Agreement

Exciting Developments for Union Pier in Charleston!

Charleston, S.C. is buzzing with news about the future of Union Pier! On Friday afternoon, the Charleston County School District’s Audit and Finance Committee got together to discuss an important step regarding the Tax Increment Financing District, commonly known as TIF, specifically for the Union Pier area. So, what does all this mean for our beloved city? Let’s break it down!

What is TIF Anyway?

For those not in the know, a Tax Increment Financing (TIF) is a public financing method designed to jumpstart private investment in areas that may need a little TLC—often referred to as blighted areas. The really neat part? Public tax dollars are not used to support private development. Instead, the money comes from the tax revenue generated by revamped projects in the area. In simpler terms, it’s a way to funnel funds back into the community for public use while also encouraging private investment.

The Potential of Union Pier

Currently, Union Pier isn’t generating any tax revenue for the City of Charleston, Charleston County, or the Charleston County School District. But, city officials are optimistic! They estimate that private investment in the area could be worth an impressive $2 billion and expected tax revenue could hit around $47 million annually over a 30-year period. That sounds like a win-win, right?

Now, there is a catch: the revenue from these projects won’t start rolling in until the full 30 years of the financing period are over. But until then, the developers will be paying taxes, funneling that money back into the TIF fund. From there, it goes back to the City, County, and School District.

CCSD’s New Approach

One thing that sets this TIF apart from those the Charleston County School District (CCSD) has participated in previously is the newly negotiated intergovernmental agreement (IGA) with the city. Daniel Prentice, the district’s Chief Financial Officer, highlighted this development, noting that the new policy allows for these crucial negotiations. The most significant part? The city has agreed to surrender their current office space at CCSD’s headquarters, adding an extra 30,000 square feet to help consolidate their operations. This move frees up valuable resources and helps avoid the costs associated with building a new central office.

Prentice shared some great news: unlike previous TIFs where the district didn’t see any upfront financial benefits, this time they expect to receive about $13 million initially. Once the TIF is fully operational, the revenue could climb to about $13.5 million annually. That’s significant, especially for funding schools and educational technology!

Community Improvements on the Horizon

The city sees a huge opportunity in this redevelopment project. If the county and school district don’t get on board with the TIF, Union Pier will remain unchanged. The plan includes amazing upgrades like improved stormwater drainage, parks, public access to the water, and even affordable housing. Logan McVey, the Chief Policy Officer for the City of Charleston, pointed out that the anticipated public infrastructure costs could skyrocket to over $400 million—an amount that eclipses the entire city budget! This makes it clear just how crucial the TIF is to funding these much-needed improvements.

Decisions Ahead

As things stand, the school district has until November 4 to decide about their participation in the TIF. The city will hold a public hearing on that date, and since the committee’s recommendation has been approved, it will head to a special briefing on October 14 before a final vote on October 28.

So, Charleston, keep your eyes peeled—we are on the brink of exciting changes for the Union Pier area that could set the stage for a brighter, more vibrant community for everyone!