Tag: Tax increment financing

  • Kansas and Wichita quick takes: Friday May 27, 2011

    Valuing teachers. Writing in Education Next, Eric A. Hanushek explains the importance of academic achievement of schoolchildren, the low achievement of American schools relative to the world, and the huge impact this poor performance has on our economic future. It’s very important, he writes: “From studying the historical relationship, we can estimate that closing just half of the performance gap with Finland, one of the top international performers in terms of student achievement, could add more than $50 trillion to our gross domestic product between 2010 and 2090. By way of comparison, the drop in economic output over the course of the last recession is believed to be less than $3 trillion. Thus the achievement gap between the U.S. and the world’s top-performing countries can be said to be causing the equivalent of a permanent recession.” … Teacher effectiveness is one factor that is under control of schools, and is more important than many other factors also under control of schools: “The quality of the teachers in our schools is paramount: no other measured aspect of schools is nearly as important in determining student achievement. The initiatives we have emphasized in policy discussions — class-size reduction, curriculum revamping, reorganization of school schedule, investment in technology — all fall far short of the impact that good teachers can have in the classroom. Moreover, many of these interventions can be very costly.” … Reforms: “better recruitment so that ineffective or poor teachers do not make it into our schools.” We can also work to improve poor teachers, but Hanushek says this is often not effective, as “there is no substantial evidence that certification, in-service training, master’s degrees, or mentoring programs systematically make a difference in whether teachers are in fact effective at driving student achievement.” … There is also the possibility of a “clearer evaluation and retention strategy for teachers.” This means better evaluation systems to identify the best and worst teachers, but Hanushek calls current evaluation systems dysfunctional. Currently, salaries are based on longevity and earned credentials, which he warns are “factors that are at best weakly related to productivity.” … Of note: it is the teachers unions which support the current failing system, and which block any attempt at meaningful reform. In Kansas this year, tinkering with the teacher tenure formula is all that has been accomplished this year regarding school reform. This is in a state that ranks very low among the states in policies relating to teacher effectiveness, according to the National Council on Teacher Quality.

    Job recovery is slow. USA Today: “Nearly two years after the economic recovery officially began, job creation continues to stagger at the slowest post-recession rate since the Great Depression. The nation has 5% fewer jobs today — a loss of 7 million — than it did when the recession began in December 2007. That is by far the worst performance of job generation following any of the dozen recessions since the 1930s. In the past, the economy recovered lost jobs 13 months on average after a recession. If this were a typical recovery, nearly 10 million more people would be working today than when the recession officially ended in June 2009.”

    Obamacare waivers. Michael Barone: “If Obamacare is so great, why do so many people want to get out from under it?” Barone cites the high concentration of waivers granted to labor unions, which are a big source of political support for Obama. Then there’s the recent revelation of the large number of waivers to companies in Nancy Pelosi’s district. This is harmful, writes Barone: “One basic principle of the rule of law is that laws apply to everybody. If the sign says ‘No Parking,’ you’re not supposed to park there even if you’re a pal of the alderman. Another principle of the rule of law is that government can’t make up new rules to help its cronies and hurt its adversaries except through due process, such as getting a legislature to pass a new law. The Obamacare waiver process appears to violate that first rule. Two other recent Obama administration actions appear to violate the second.”

    Tax increment financing. From Randal O’Toole: “Tax-increment financing (TIF) costs taxpayers around $10 billion per year and is growing as fast as 10 percent per year, according to a new report, Crony Capitalism and Social Engineering: The Case against Tax-Increment Financing published by the Cato Institute. Though originally created to help renew “blighted” neighborhoods, TIF today is used primarily as an economic development tool for areas that are often far from blighted. The report argues that TIF does not actually generate economic development. At best, it moves development that would have taken place somewhere else in a community to the TIF district. That means it generates no net tax revenues, so the TIF district effectively takes taxes from schools and other tax entities. At worst, TIF actually slows economic development, both by putting a larger burden on taxpayers and by discouraging other developers from making investments unless they are also supported by TIF.” … Tax increment financingTIF districts — are expected to be a major source of revenue for the revitalization of downtown Wichita — and the accompanying social engineering directed from Wichita city hall. Wichita has also shown itself to be totally incapable of turning away from crony capitalism.

    Assumptions about capitalism. Burton W. Folsom in The Myth of the Robber Barons: “This shallow conclusion dovetails with another set of assumptions: First, that the free market, with its economic uncertainty, competitive stress, and constant potential for failure, needs the steadying hand of government regulation; second, that businessmen tend to be unscrupulous, reflecting the classic cliché image of the ‘robber baron,’ eager to seize any opportunity to steal from the public; and third, that because government can mobilize a wide array of forces across the political and business landscape, government programs therefore can move the economy more effectively than can the varied and often conflicting efforts of private enterprise. But the closer we look at public-sector economic initiatives, the more difficult it becomes to defend government as a wellspring of progress. Indeed, an honest examination of our economic history — going back long before the twentieth century — reveals that, more often than not, when government programs and individual enterprise have gone head to head, the private sector has achieved more progress at less cost with greater benefit to consumers and the economy at large.” … Folsom goes on to give examples from the history of steamships, railroads, and the steel and oil industries that show how our true economic history has been distorted. Concluding, he writes: “Time and again, experience has shown that while private enterprise, carried on in an environment of open competition, delivers the best products and services at the best price, government intervention stifles initiative, subsidizes inefficiency, and raises costs. But if we have difficulty learning from history, it is often because our true economic history is largely hidden from us. We would be hard pressed to find anything about Vanderbilt’s success or Collins’s government-backed failure in the steamship business by examining the conventional history textbooks or taking a history course at most colleges or universities. The information simply isn’t included.” … Folsom’s book on this topic is The Myth of the Robber Barons: A New Look at the Rise of Big Business in America.

  • Kansas needs a dynamic economic growth policy

    Note: Since Dr. Hall’s address to the Wichita Pachyderm Club covered below, the business expensing that he proposed has been signed into law by Governor Brownback. The governor also issued an economic development plan that incorporates large portions of Hall’s advice, but legislation expanding some of the present-day “active investor” economic development practices has also been signed into law. The Promoting Employment Across Kansas (PEAK) program, which allows companies to retain their employees’ payroll withholding taxes, has been expanded, but not so that it covers all new business firms, as Hall recommended.

    A dynamic market where many new business startups attempt to succeed and thrive while letting old, unproductive firms die is what contributes to productivity and economic growth. But most economic development policies, including those of Kansas and Wichita, do not encourage this dynamism, and in fact, work against it.

    That’s the message of Dr. Art Hall, who spoke to the Wichita Pachyderm Club on the topic “Business Dynamics and Economic Development in Kansas.” Hall is Director of the Center for Applied Economics at the Kansas University School of Business.

    At the start of his talk, Hall said that economic development has become an industry of its own, a public industry sometimes implemented as public-private partnerships. But its agenda is often not genuine economic development, he said.

    In a short history lesson, Hall described how Walter Beech came to Wichita from North Carolina simply because Clyde Cessna was in Wichita. Sprint began in Abilene in 1899. Fred Koch, who founded the company that became Koch Industries, came to Wichita because Lewis Winkler was here. “Serendipity — that’s the theme.”

    Hall displayed a map of taxpayer migration. There is a huge and wide swath of deep blue — representing the highest rate of out-migration — stretching north to south through the Great Plains, including much of Kansas. The Plains are urbanizing, Hall said. Pockets are doing well, but generally the rural areas are losing population. Economic development strategies must realize this long-term trend, he said.

    A chart showed the geographic distribution of income earned in Kansas. In 1970, 55 percent of income was earned outside the state’s two major urban areas: Wichita and the Kansas City and Lawrence areas. In 2008, that number had declined to 38 percent. The cause of this is people moving to cities from small towns and rural areas.

    On a map of Kansas counties, Hall showed how jobs are moving — concentrating — to a few areas of the state. “I think this is a positive development, because density tends to be a precursor to productivity, and productivity — meaning the value of output per worker — is one of the core fundamental definitions of economic growth.” It’s the reason, generally speaking, as to why cities are prosperous.

    Hall said that we should care about our rural communities, but if we slow down the process of densification, we may be losing out on productivity growth and its benefit to economic development.

    Continuing on this important theme, Hall said that the key to real and sustainable economic development is productivity growth: “Productivity growth happens on the front lines of individual businesses. You cannot will productivity growth. You cannot legislate productivity growth. You must create the conditions under which individual businesspeople, slogging it out on the front lines every day, create prosperity and productivity by trying new things and working hard. That requires a climate in which they feel optimistic enough to try new things, are rewarded for their efforts, and are willing to test new ideas.”

    Dynamism is one of the most underappreciated aspects of the U.S. economy among those working in economic development, Hall told the audience. There is a high correlation between the average size of a business and economic growth, and particularly employment growth. In other words, small companies tend to grow faster than large companies. In the chart Hall displayed, there is a clear demarcation at companies with about 20 employees.

    But most of our economic development policies have a bias towards big business. Hall said this is understandable. Further, he said that Wichita is a big business town, meaning that statistically, it is not poised to be a fast-growing area. Hall said we should create an atmosphere where we have lots of small businesses, where there is lots of experimentation. “If our economic development policies are biased against that, that is not helpful.”

    A chart showed that each year many business firms die or contract, and many others are born or expand. These numbers are large, relatively speaking: in most years, around 150,000 jobs are created through new firms or expansion of existing firms, and about the same number are lost. Given that Kansas has about one million jobs, each year about 30 percent of Kansas jobs are in in play, just as a result of business dynamics.

    Hall said that when the Kansas Department of Commerce announces the creation of 80 new jobs in Kansas, we need to remember that the marketplace swamps anything that individual economic development agencies can do. Hall called for policies that can handle a large volume of businesses — 15,000 to 25,000 — in growth mode each year. Our state’s economic development policies can not handle this level of volume, he said.

    Another chart of the states illustrated the relationship between job reallocation rate — the “churn” of jobs — and the economic growth rate in a state. States with high growth rates have high turnover rates in jobs. Kansas ranks relatively low in economic growth.

    Economic development policy should encourage new business startups, Hall said, although there is a high correlation between newness and death of businesses. “What you’re trying to do is have enough experimentation that enough good experiments take hold, and they grow.” This concept of experimentation is related to serendipity, or “making desirable discoveries by accident” that Hall mentioned earlier.

    But much economic development policy focuses on retaining jobs. Hall said that if what we mean by job retention is saving jobs in companies that ought to die, the policy is not productive. Instead, job retainment policies should create a climate where people can find new jobs quickly here in Kansas. Job retention should not mean bailouts, he added.

    Hall emphasized that while there is a high correlation between new businesses and being small, he said it is new businesses that are most important to driving economic growth.

    Newness of business firms is vitally important, Hall said. Summarizing a chart of Kansas job creating by age of the firm, he told the audience: “Without year-zero businesses [meaning the newest firms], the entire state of Kansas is almost always losing jobs. It’s the same for the United States. It’s the newness that matters. We want new businesses, but new businesses create churn, as there’s a high correlation between birth and death.”

    Hall said this is a complicated process, and that most discussions of economic development do not recognize this complexity.

    Hall explained that the state, in conducting economic development activity, often acts as an investor in a company. Specifically, he said that the state acts as an “active manager” similar to an actively managed stock mutual fund. The other type of investor or mutual fund is the passively-managed index fund, where the fund invests in all stocks, usually weighted by the size of the firms. Which approach works best: active management, or investing in all companies. This historical record shows that very few actively-managed funds beat index funds, only 2.4 percent from 1994 to 2004.

    Hall said the data shows it is very difficult to predict which are the right firms to pick to come to Kansas. Therefore, we need policies that benefit all companies in order to have a dynamic market in new business firms. “Everyone gets the same deal,” he said.

    Hall recommended three specific policies: First, universal expensing of all new capital investment made in Kansas, which means that companies can deduct new investment immediately. Second, eliminate the tax on capital gains. Third, automatic property tax abatements for new or improved business investment for a period of five years.

    Hall’s talk was based on his paper from earlier this year titled Embracing Dynamism: The Next Phase in Kansas Economic Development Policy. That paper contains the charts referred to, and also more detail, additional information, and policy recommendations.

  • Kansas and Wichita quick takes: Wednesday May 11, 2011

    Kansas Arts Commission layoffs. Kansas Governor Sam Brownback has dismissed all the employees of the Kansas Arts Commission. Earlier this year, the governor issued an order disbanding the commission, but the Senate reversed that order. The House had withheld funding for the commission, but recently reversed its position and added funding. The action by the governor, along with his line-item veto power, appears to end the life of the commission. … Government-funded arts supporters used a number of arguments and an aggressive lobbying campaign to make their case for funding. In the end, their arguments are like that of most others who plead for government funding — “the special pleading of selfish interests” that Henry Hazlitt identified. He also wrote of “… the persistent tendency of men to see only the immediate effects of a given policy, or its effects only on a special group, and to neglect to inquire what the long-run effects of that policy will be not only on that special group but on all groups. It is the fallacy of overlooking secondary consequences.” For more, see Kansas governor should veto arts commission funding, Arts supporters make case in Kansas Senate committee, and Arts funding in Kansas.

    Sculpture spending in Wichita. Yesterday the Wichita City Council voted four to three to spend $350,000 on a large sculpture at WaterWalk in downtown Wichita. The fact that the sculpture will be paid for with tax increment financing funds was used as an argument for proceeding with the expense, as the money is already allocated and can’t be used outside the TIF district. But, there’s nothing that requires the money be spent. … Council Member Michael O’Donnell said it is an “audacious” amount of money at a time of financial difficulty, and added that “I think it could set the arts back instead of propelling it forward because people would see that as a waste of government money.” He suggested tabling the idea until the economy improves as a way to “highlight fiscal responsibility that this council needs to show.” … If the benefit of the sculpture to WaterWalk is large, it seems that the WaterWalk developers would have an incentive to build it on their own. Except, being a public-private partnership, it’s sort of hard to tell where public subsidy ends and private ownership begins. … Not mentioned was the fact that the sculpture site is nearly next door to where the Wichita city manager owns a residence, and whether this requires that the spending and surrounding deliberations be handled in a special way.

    How much more can we soak the rich? Writes Jennifer Rubin: In the wake of Osama bin Laden’s killing a significant tax story did not get much notice. The Wall Street Journal reported this week that “a new congressional study concludes that the percentage of U.S. households owing no federal income tax climbed to 51% for 2009.” After presenting some figures that illustrate the progressivity of the American income tax system, she concludes: “There are legitimate arguments about how progressive our tax system should be; at what level of taxation do we risk impeding economic growth and which goals we want to promote through the tax code (e.g. family economic stability, home ownership, investment)? But we should at least be clear on the facts and our starting point. We can’t solve the debt problem by grabbing more money from the rich. And we simply don’t have, as Obama asserts, a tax system that undertaxes the rich.”

    School reform in Kansas, this year’s edition. From the Kansas Association of School Boards, on the major piece of school reform legislation this year: “HB 2191 passed 106-16. It will allow teachers to agree to extend their three-year probationary period by one or two additional years. The school board must provide a plan of assistance and give the teacher time to consider the special contract.” … Tinkering with the teacher tenure formula is all that has been accomplished this year regarding school reform. This is in a state that ranks very low among the states in policies relating to teacher effectiveness, according to the National Council on Teacher Quality.

    Wichita teacher cuts. Speaking of policies that work against teacher effectiveness: USD 259, the Wichita public school district has announced that it will reduce the number of teachers next year. The district’s contract with the union requires that teachers be laid off in order of seniority, so that new teachers are let go first. If the district was able to lay off their least effective teachers first, the district could end up with a smaller, but more effective, teacher workforce. … It might seem like automatically retaining the most experienced teachers is a beneficial policy. But research tells us that longevity in the classroom is not related to teacher effectiveness. One study found results that are typical: “There appear to be important gains in teaching quality in the first year of experience and smaller gains over the next few career years. However, there is little evidence that improvements continue after the first three years.” … Identifying effective teachers is something that many school districts have trouble doing, to the point where it makes one wonder if they are really interested in knowing. Kansas, as a state, has poor policies on evaluating teacher effectiveness. … The work rules that prevent school districts from dismissing ineffective teachers first are courtesy of the teachers unions, and are another reason why these institutions are harmful to the children they purport to serve.

    Real estate to be topic at Pachyderm, followed by tours. This Friday (May 13) the Wichita Pachyderm Club features Craig Burns and Glenn Edwards of Security 1st Title Company speaking on the topic “Real Estate Transactions, Ownership, Title, and Tales From the Trenches.” Following the event will be optional tours at the Sedgwick County Courthouse for presentations by Bill Meek, Register of Deeds from 2:00 pm to 2:25 pm, Kelly Arnold, County Clerk from 2:30 pm to 2:55 pm, and Linda Kizzire, County Treasurer from 3:00 pm to 3:30 pm. … The public is welcome and encouraged to attend Wichita Pachyderm meetings. For more information click on Wichita Pachyderm Club. … Upcoming speakers: On May 20, Rob Siedleckie, Secretary, Kansas Social Rehabilitation Services (SRS) on the topic “The SRS and Initiatives.” On May 27, Todd Tiahrt, Former 4th District Congressman on the topic “Outsourcing our National Security — How the Pentagon is Working Against Us”.

    Immigration. From LearnLiberty.org, a project of Institute for Humane Studies: “Is it true that immigration raises the U.S. unemployment rate? Is it true that immigration affects U.S. income distribution? The conventional wisdom says that both of these things are true. However, economist Antony Davies says there is evidence to suggest that they are not. Looking at the data, there is no relationship between the rate of immigration and the unemployment rate, nor is there a relationship between the rate of immigration and income inequality. Further, there is evidence to suggest that immigrants actually create more American jobs.”

  • Kansas and Wichita quick takes: Tuesday May 3, 2011

    Why not school choice in Kansas? WhyNotKansas.com is a website that holds information about the benefits of giving families the freedom of school choice. The site is new this week, and is a project of Kansas Policy Institute and Foundation for Educational Choice. Innovation in school choice programs is common in many states. Kansas, however, still grants the education bureaucracy a monopoly on the use of public dollars in education.

    Economics in one lesson this Monday. On Monday (May 9), four videos based on Henry Hazlitt’s classic work Economics in One Lesson will be shown in Wichita. The four topics included in Monday’s presentation will be The Curse of Machinery, Disbanding Troops & Bureaucrats, Who’s “Protected” by Tariffs?, and “Parity” Prices. The event is Monday (May 9) at 7:00 pm to 8:30 pm at the Lionel D. Alford Library located at 3447 S. Meridian in Wichita. The library is just north of the I-235 exit on Meridian. The event’s sponsor is Americans for Prosperity, Kansas. For more information on this event contact John Todd at john@johntodd.net or 316-312-7335, or Susan Estes, AFP Field Director at sestes@afphq.org or 316-681-4415.

    Sowell on government intervention. Must government intervene to fix the economy? Politicians face tremendous pressure to be seen as active, writes Thomas Sowell: “It is not politically possible for either the Federal Reserve or the Obama administration to leave the economy alone and let it recover on its own. Both are under pressure to ‘do something.’ If one thing doesn’t work, then they have to try something else. And if that doesn’t work, they have to come up with yet another gimmick. … The idea that the federal government has to step in whenever there is a downturn in the economy is an economic dogma that ignores much of the history of the United States. During the first hundred years of the United States, there was no Federal Reserve. During the first one hundred and fifty years, the federal government did not engage in massive intervention when the economy turned down. No economic downturn in all those years ever lasted as long as the Great Depression of the 1930s, when both the Federal Reserve and the administrations of Hoover and of FDR intervened. The myth that has come down to us says that the government had to intervene when there was mass unemployment in the 1930s. But the hard data show that there was no mass unemployment until after the federal government intervened. Yet, once having intervened, it was politically impossible to stop and let the economy recover on its own. That was the fundamental problem then — and now.”

    Salina’s first TIF district. The Salina Journal looks at issues surrounding that city’s first TIF district. Of note: “TIF districts are prevalent in other cities and states. For instance, Manhattan uses TIF districts so much that it no longer considers it an incentive, [Dennis Lauver, president and CEO of the Salina Area Chamber of Commerce] said.”

    Charles on energy and stuff. “We are making it cool to use less stuff,” says Charles, Prince of Wales, KG KT GCB OM AK QSO CD SOM PC AdC(P) FRS. Irish documentary film makers Ann McElhinney and Phelim McAleer have a new short film that looks at the activities of England’s Prince Charles as compared to what he wants the rest of us to do. Write the documentariasts: “Prince Charles is the latest to be exposed as an eco-Hypocrite in our short film series. The Prince is coming to the US this week to speak at Georgetown University about ‘sustainability’ so we decided to see just how he lives up to his own standards. We’ve made a short film that exposes just how hypocritical the Prince is as he lives a fabulous, luxury life whilst lecturing the rest of us that we have to live with less. Prince Charles — Hypocrite exposes the double standard that is at the center of so much environmentalism. … He is coming to the US to lecture on sustainability and tells people they must live with less in order to save the planet but tells us we must end our ‘age of convenience.’ He wants to make our lives more inconvenient to save the planet from alleged climate change but the Prince refuses to make any changes in his own life.”

    Government and entrepreneurship. From an essay by Dane Stangler titled Entrepreneurship and Government, contained in Back on the Road to Serfdom: The Resurgence of Statism, edited by Thomas E. Woods, Jr.: “The third way in which the state can intrude on entrepreneurship is through distorted incentives: either with misguided regulations or unintended consequences, the government could end up creating the wrong incentives for entrepreneurs. Will Baumol discussed such institutional incentives in a famous article in which he argued. ‘How the entrepreneur acts at a given time and place depends heavily on the rules of the game — the reward structure in the economy — that happen to prevail.’ Problems arise when these rules of the game encourage ‘unproductive’ entrepreneurial behavior. The principal example of such unproductive behavior is rent seeking, which occurs when companies pursue a bigger slick of economic activity by means other than market competition — that is, when they graduate to seeking favors from Washington rather than seeking a competitive edge by means of innovation. A company’s entreaties to government for protective action often indicate a returns curve that has already turned negative.” … While the article mentions “favors from Washington,” we can easily substitute state capitols, city halls, or county courthouses. For example, Wichita’s economic development policy is firmly rooted in the belief that the city can direct entrepreneurial activity with no wrong incentives or ill consequences. Listening to the recent summit of aviation industry leaders with Kansas Governor Sam Brownback, it is apparent that this industry thrives on, and will continue to expect, large doses of incentives and special treatment and favor from government. But is the aviation industry best for the future of Wichita? While government leaders across Kansas pledge not to lose most important industry, we know it can happen (see Detroit). We have to be careful to make sure that our government policies don’t hasten this loss.

  • TIF, a Wichita ‘tool,’ might be on the way out in California

    In the Wall Street Journal, Steven Greenhut writes about California’s redevelopment agencies, which are very similar to tax increment financing districts (TIF) in Kansas. California governor Jerry Brown has proposed ending these agencies. Local government officials, who are beneficiaries of the agencies, are pushing back. A controller’s report in California finds that the agencies are a “source of waste and governmental abuse — not a generator of jobs and economic growth.” This is consistent with other economic research on TIF districts.

    Greenhut correctly diagnosis the problem with these agencies or districts: “Redevelopment has attracted the Brown administration’s attention for an obvious reason: The more aggressive cities have become in using this ‘tool,’ the more they divert tax dollars from traditional public services like schools, fire-fighting and police services.” The use of the term “tool” evokes the rhetoric of Wichita city council members, who are wishing for more “tools in the toolbox.”

    As part of its approval of the Goody Clancy plan for the revitalization of downtown Wichita, Susan Estes asked the city council to formally disavow the use of eminent domain for the purposes of transferring property from one person to another. While the city says it does not intend to use the power of eminent domain for this purpose, the reluctance of the council to add this provision to the plan means that it is held in reserve. Mayor Carl Brewer believes it is “one of the tools that is available to the city.” And when perceived to be needed, the power of eminent domain is usually too powerful to resist.

    TIF district money is expected to be a key component of the public financing contribution to downtown Wichita redevelopment.

    Greenhut concludes: “While economic development and local control are crucial issues, it’s hard to understand why any Republican would believe that a regime of government planning and subsidy is the best way to achieve those goals. They should be standing up against the abuses of property rights and the fiscal irresponsibility inherent in the redevelopment process and championing market-based alternatives to urban improvement — even if it means defending a proposal from a Democratic governor they often disagree with.” Or here in Wichita, a liberal Democratic mayor who champions the centralized government planning of the Wichita Downtown Development Corporation.

    Greenhut’s most recent book is Plunder: How Public Employee Unions are Raiding Treasuries, Controlling Our Lives and Bankrupting the Nation.

    Jerry Brown’s Good Deed Gets Punished

    California’s governor wants to close his state’s redevelopment agencies, which abuse property rights and breed dependency among city governments.

    By Steven Greenhut

    Forced to choose between funding public schools and subsidizing ritzy golf courses, many California officials prefer the latter. That’s become painfully clear in the past few weeks as Golden State politicians have fiercely opposed Gov. Jerry Brown’s plan to shave $1.7 billion from the state’s budget deficit by shuttering California’s 400 redevelopment agencies.

    The roots of this story go back to 1945, when the California legislature allowed cities and counties to form these redevelopment agencies. Their purpose, at least in theory, was to fight urban blight. Once public officials deem an area blighted, redevelopment agencies can use eminent domain to clear old properties and sell bonds to pay for improvements.

    To pay off the bonds, the agencies gobble up any subsequent increase in tax revenue — what the state calls the “tax increment.” In addition, a portion of the sales taxes generated by the new retail and commercial centers go into city, not state, coffers. That’s the main reason redevelopment agencies are popular among local politicians, Republican and Democratic alike. (Plus, they allow pols to reward favored corporations and developers.)

    Continue reading at the Wall Street Journal (subscription required) or Pacific Research Institute (no subscription required).

  • Tax increment financing: TIF has a cost

    Tax increment financing, or TIF districts, is slated to be used as one of the primary means to raise money for the “public investment” portion of the costs of the revitalization of downtown Wichita. Touted by its supporters as being without cost, or good for the entire city, or the only way to get a project started, these arguments make sense only to those who see only the immediate effects of something and are unwilling — or unable — to see the secondary effects of this harmful form of government intervention.

    Cato Institute Senior Fellow Randal O’Toole has written extensively on the subject of urban planning, development, and tax increment financing (TIF) districts. The following article contains many points that the Wichita City Council may wish to consider as it decides whether to rely on this form of financing for downtown projects, or for projects anywhere in the city.

    O’Toole was in Wichita last year. Coverage of a lecture he delivered at that time is Randal O’Toole discusses urban planning in Wichita. The author of The Best-Laid Plans: How Government Planning Harms Your Quality of Life, Your Pocketbook, and Your Future, O’Toole’s latest book is Gridlock: Why We’re Stuck in Traffic and What to Do About It.

    TIF is Not “Free Money”

    By Randal O’Toole

    Originally created with good intentions, tax-increment financing (TIF) has become a way for city officials to enhance their power by taking money from schools and other essential urban services and giving it to politically connected developers. It is also often used to promote the social engineering goals of urban planners.

    TIF is based on the idea that public improvements to a neighborhood or district will lead developers to invest in that district. To finance such public improvements, cities are allowed to keep the “increment” or increased property taxes collected from the area. Typically, planners estimate in advance how much new property tax the city can collect and then sell bonds that will be repaid out of those taxes. The revenues from the bonds are used to pay for the improvements.

    TIF was invented in California in 1952 in response to a problem found in many cities after World War II. At the beginning of and during the war, most urban residents lived in apartments. After the war, huge numbers of people moved to single-family homes in the suburbs. This left inner-city neighborhoods with high vacancy rates. Since few wanted to rent the cramped housing in such neighborhoods, the landowners did not keep the housing in good condition, and the neighborhoods became “blighted.”

    So the California legislature allowed cities to create “redevelopment districts.” Typically, the cities evicted the residents of the districts and tore down the housing, thus leaving bare land that developers could use to build whatever met market demand. It sometimes worked, but often did not, and to this day some neighborhoods of New York City, New Jersey, and other urban areas remain little more than gravel pits.

    Eventually, every state but Arizona legalized TIFs — North Dakota doing so in 1973. (Arizona and some other states use a similar scheme involving sales taxes.) Thousands of cities have established TIF districts. But experience has proven that they don’t work as well as hoped.

    TIF is not “free money.” Studies have found that, at best, TIF is a zero-sum game, meaning for every winner in the TIF game others lose an equal amount. In other words, TIF does not increase the total amount of development that takes place in a city or region; it merely transfers development from one part of the region to another.

    The new developments in the TIF districts consume fire, police, and other services, but since they don’t pay for those services, people in the rest of the city either have to pay higher taxes or accept a lower level of services. This means people outside the district lose twice: first when developments that might have enhanced their property values are enticed into the TIF district and second when they pay more taxes or receive less services because of the TIF district.

    Not only does TIF not stimulate urban growth, it may even slow it down. One study found that TIF is actually a negative-sum game because businesses that might have located or expanded in the cities decide to move to another place that has lower taxes or higher levels of urban services.

    TIF puts city officials on the verge of corruption, favoring some developers and property owners over others. TIF creates what economists call a moral hazard for developers. If you are a developer and your competitors are getting subsidies, you may simply fold your hands and wait until someone offers you a subsidy before you make any investments in new development. In many cities, TIF is a major source of government corruption, as city leaders hand tax dollars over to developers who then make campaign contributions to re-elect those leaders.

    TIF isn’t even necessary to promote redevelopment of declining neighborhoods. Eventually, property values fall low enough that people start to buy and restore or replace buildings in those districts. Rather than use TIF and eminent domain to redevelop a warehouse district, Anaheim recently decided to merely get out of the way of developers of what became known as the Platinum Triangle. Since then, developers have invested billions of dollars in the district.

    TIF is no longer about blight. Today, the inner-city slums that TIF was created to replace are long gone, yet TIF continues to grow. Bismarck wants to create a quiet rail zone. Fargo wants to revitalize its downtown. Whenever any kind of development “need” arises, city officials are happy to steal money from fire, police, schools and other services that rely on property taxes and use it to fund that need.

    Some states require cities to find that a neighborhood is blighted before they can use TIF. San Jose planners once found that a third of their city was blighted, including one posh neighborhood that was supposedly a slum because the residents had failed to rake the leaves from the private tennis courts in their backyards. Some cities go so far as to declare prime farmland to be “blighted” so they can maximize their share of the revenues when that land is developed.

    TIF today is often part of a social engineering agenda that Americans should reject. With no more slums to clear, urban planners see themselves as having a new mission: not to restore blighted neighborhoods but to re-engineer society to fit their fantasies of how people should live. Automobiles are evil, the planners think, and getting people to live in high-density housing will lead them to drive less because they won’t have as far to go to get anywhere. So cities like Denver, Minneapolis, and Portland are using TIF to subsidize high-density developments.

    Ironically, we seem to have come full circle. Once used to subsidize the removal of high-density developments that few wanted to live in, TIF is now used to subsidize the construction of high-density developments that few want to live in. After all, if there was truly a demand for such high-density housing, no subsidies would be needed.

    While we like to think that government officials have our best interests at heart, TIF is just too much of a temptation for many cities to resist. Two Democratic legislators in Colorado want to reform TIF in that state so that cities can’t declare farms to be blighted. A bill doing just that was proposed in, but not passed by, North Dakota’s 2003 legislature.

    But that doesn’t go far enough. Legislators should recognize that TIF no longer has a reason to exist, and it didn’t even work when it did. They should repeal the laws allowing cities to use TIF and encourage cities to instead rely on developers who build things that people want, not things that planners think they should have.

  • Kansas and Wichita quick takes: Sunday January 16, 2011

    Wichita swoons over Boston attention. The self-congratulatory back-patting by a group of Wichitans over attention paid by a Boston Globe travel writer is starting to be embarrassing for us. The Wichita Eagle article on this topic mentions chicken-fried steak and biscuits and gravy in its opening sentence, a sure sign that the article will attempt to draw a contrast between our image and our purported reality. Which is, if I understand, mostly street statues, the Old Mill Tasty Shop, and Exploration Place. … As it turns out, Geoff Edgers, the writer, has a financial motive in his praise of Wichita. On his initial visit: “Festival directors put up Edgers, his wife and two small children at the Hotel at Old Town.” Now Wichitans are raising money to help the writer, who is also a filmmaker, get his movie on television, and “the Wichita groups offered to raise money to help Edgers’ get his film shortened and syndicated for public broadcasting. … If he raises $2,500 while in Wichita next month, Edgers intends to include a ‘thank-you’ to Wichita in the credits of his syndicated film.”

    Harm of expanding government explained. Introducing his new book Back on the Road to Serfdom: The Resurgence of Statism, Thomas E. Woods, Jr. writes: “The economic consequences of an expanded government presence in American life are of course not the only outcomes to be feared, and this volume considers a variety of them. For one thing, as the state expands, it fosters the most antisocial aspects of man’s nature, particularly his urge to attain his goals with the least possible exertion. And it is much easier to acquire wealth by means of forcible redistribution by the state than by exerting oneself in the service of one’s fellow man. The character of the people thus begins to change; they expect as a matter of entitlement what they once hesitated to ask for as charity. That is the fallacy in the usual statement that ‘it would cost only $X billion to give every American who needs it’ this or that benefit. Once people realize the government is giving out a benefit for ‘free,’ more and more people will place themselves in the condition that entitles them to the benefit, thereby making the program ever more expensive. A smaller and smaller productive base will have to strain to provide for an ever-larger supply of recipients, until the system begins to buckle and collapse.” … Phrases like “smaller and smaller productive base” apply in Wichita, where our economic development policies like tax increment financing, community improvement districts, and tax abatement through industrial revenue bonds excuse groups of taxpayers from their burdens, leaving a smaller group of people to pay the costs of government.

  • Kansas and Wichita quick takes: Friday December 31, 2010

    This Week in Kansas. On This Week in Kansas guests Rebecca Zepick of State of the State KS, Kansas Public Radio Statehouse Bureau Chief Stephen Koranda, and myself discuss the upcoming session of the Kansas Legislature. Tim Brown is the host. This Week in Kansas airs on KAKE TV channel 10, Sunday morning at 9:00 am.

    Tax increment financing. “Largely because it promises something for nothing — an economic stimulus in exchange for tax revenue that otherwise would not materialize — this tool [tax increment financing] is becoming increasingly popular across the country. … ‘TIFs are being pushed out there right now based upon the but for test,’ says Greg LeRoy. ‘What cities are saying is that no development would take place but for the TIF. … The average public official says this is free money, because it wouldn’t happen otherwise. But when you see how it plays out, the whole premise of TIFs begins to crumble.’ Rather than spurring development, LeRoy argues, TIFs ‘move some economic development from one part of a city to another.’ … In Wichita, those who invest in TIF districts and receive other forms of subsidy through relief from taxes are praised as courageous investors who are taking a huge risk by believing in the future of Wichita. Instead, we should be asking why we have to bribe people to invest in Wichita. Much more on tax increment financing at Giving Away the Store to Get a Store: Tax increment financing is no bargain for taxpayers from Reason Magazine.

    Lessons for the Young Economist. The Ludwig von Mises Institute has published a book by Robert_P._Murphy titled Lessons for the Young Economist. Of the book, the Mises Institute says “It is easily the best introduction to economics for the young reader — because it covers both pure economic theory and also how markets work (the domain of most introductory books).” From my reading of samples of the book, I would agree, and also add that readers of all ages can enjoy and learn from this book. The book is available for purchase, or as is the case with many of the works the Institute publishes, it is also available to download in pdf form at no charge. Click on Lessons for the Young Economist.

    The worst Congress. While liberals praise the 111th Congress as one of the most productive ever, not all agree. The Washington Examiner reprises some of the worst moments of this Congress, and concludes: “Our Founding Fathers were always wary of those who wanted government to do lots of big things. That’s why they created a system that separated powers among three more or less equal branches and provided each of them with powerful checks and balances. When professional politicians become frustrated with Congress, it is a sign that our system is working as intended. Columbia University historian Alan Brinkley told Bloomberg News recently that ‘this is probably the most productive session of Congress since at least the ’60s.’ When Congress votes on bills that no one reads or understands, it can be quite ‘productive.’ Americans have already rendered a verdict on such productivity and elected a new Congress with orders to clean up the mess in Washington.”

    China has seen the future, and it is coal. George Will in The Washington Post: “Cowlitz County in Washington state is across the Columbia River from Portland, Ore., which promotes mass transit and urban density and is a green reproach to the rest of us. Recently, Cowlitz did something that might make Portland wonder whether shrinking its carbon footprint matters. Cowlitz approved construction of a coal export terminal from which millions of tons of U.S. coal could be shipped to Asia annually. Both Oregon and Washington are curtailing the coal-fired generation of electricity, but the future looks to greens as black as coal. The future looks a lot like the past.” Will goes on to explain how it is less expensive for coastal Chinese cities to import American and Australian coal rather than to transport it from its inland region. China uses a lot of coal, and that is expected to increase rapidly. The growth of greenhouse gas emissions in China trumps — by far — anything we can do in American do reduce them, even if we were to destroy our economy in doing so.

  • North Dakota TIF video reminiscent of Wichita

    The North Dakota Policy Council has a video on YouTube that explains the mechanics of tax increment financing (TIF) districts and the public policy problems associated with TIF.

    The video is presented in three sections. The material in the first section is different from the way TIF districts work in Kansas, but the other two sections are very similar to the way the law works in Kansas.

    At the start of part 3 (“Problems with TIFs”) the narrator states the problem succinctly: “Tax increment financing negatively affects everybody’s property tax bill by taking the tax revenue from increased taxable valuations on the properties in the TIF areas and putting that into TIF accounts.”

    She then presents an illustration showing how the property taxes for non-TIF properties have to rise to make up for the fact that taxes from TIF properties do not go towards paying for city, county, or school district services. While Wichita doesn’t use the term “TIF accounts” as used in this video, the economic effect is the same.

    The video also mentions politically-favored developers being the beneficiaries of TIF districts, specifically mentioning “a friend of the city who might own property that is struggling.” I wonder: is the North Dakota Policy Council aware of the situation in Wichita, where many feel that the city has bailed out Real Development (also known as the “Minnesota Guys”) by not only granting TIF financing to them, but increasing the amount of TIF financing against the recommendation of its independent consultant?

    Compounding the problem is the obvious lack of understanding of the economic effects of TIF districts by members of the Wichita City Council, and possibly by city hall bureaucrats, too. Wichita vice mayor Jeff Longwell has complained to the Wichita Eagle that the public doesn’t understand tax increment financing. We should be questioning Longwell’s own understanding, and that of council member Janet Miller, too.

    Longwell and Miller — the rest of the council too, for that matter — are aided by newspaper reporters like the Wichita Eagle’s Bill Wilson, who is dismissive and hostile towards free markets and those who advocate for them, calling reliance on markets “intellectually shallow” and a “thin ideological argument.”