United States: New Tools For Financing Redevelopment Projects

Governor Murphy recently signed legislation that assists in the financing of redevelopment projects (P.L. 2018, c. 97; the Act). In addition to creating the Economic Redevelopment and Growth Grant Bond Financing Act (ERGG Bond Act), the Act amends the Redevelopment Area Bond Financing Law (the RAB Law), N.J.S.A. 40A:12A-64 et seq., and the Long Term Tax Exemption Law (the LTTE Law), N.J.S.A. 40A:20-1 et seq.

Under the Act, a municipality may issue bonds or apply to an authority1 to issue bonds to finance an Economic Redevelopment and Growth Grant project. These are projects for which a portion or all of the project financing gap is reimbursed through either the state or a local Economic Redevelopment and Growth Grant program. The bonds can be secured by an incentive grant pledge, which pledges a developer's right to collect the incremental revenues from an incentive grant as repayment for the bonds, and may also be secured by a municipal lien and/or special assessments. When the bonds are secured by an incentive grant pledge, the term of the bond is limited to the eligibility period for the incentive grant agreement that establishes the incentive grant that is being pledged as security for the bonds. In addition, if authorized by ordinance, the incentive grant payments also constitute a lien on the land or improvements for all purposes including bankruptcy, if the incentive grant pledge and the ordinance are recorded.

A municipality may also enact special assessments on the project, and the local improvements for which such special assessments may be made may include any improvement in the project and not just those listed as local improvements under the Municipal and Counties Law, R.S. 40:56-1. Other than under the Act, assessments may be imposed only on those improvements specifically enumerated in R.S. 40:56-1, and include certain improvements to streets, highways and alleys; bridges and viaducts; or sewers and drains, for example. Any special assessment under the Act would constitute a municipal lien, which would provide additional security for the bondholders. Issuance of the bonds is subject to the review and approval of the Local Finance Board and subject to comments from the New Jersey Economic Development Authority, as well as public comment.

The ERGG Bond Act also authorizes a municipality to undertake the remediation of environmental contamination as a local improvement. This will help encourage the remediation of such sites.

In addition to creating the ERGG Bond Act, the new law amends the RAB Law. The legislation specifically includes county improvement authorities among the entities authorized to issue redevelopment area bonds. In addition, the definition of "redevelopment" has been revised to include environmental remediation and the construction, enhancement or mitigation of wetlands impacted by a redevelopment project. The law also amended the provisions of the RAB Law relating to financial agreements providing for payments in lieu of taxes (PILOTs) when the property requires environmental remediation. Previously, such agreements were limited in duration to the lesser of 30 years from completion of the project or 35 years from the execution of the financial agreement. The amendment, however, provides that where the proceeds of a bond are used to conduct environmental remediation, the term of any agreement securing the bond, whether a financial agreement providing for a PILOT or a special assessment agreement providing for the payment of a special assessment, or both, may be 35 years plus the anticipated duration of conducting the environmental remediation, subject to the approval of the Local Finance Board. The 30-year term limit from the time of completion still applies, however.

The amendment of the RAB Law also provides that a municipal lien, for all purposes including bankruptcy, is perfected upon the municipality's adoption of an ordinance authorizing execution of the PILOT agreement and the agreement being recorded.

With respect to the amendments to the LTTE Law, the financial agreement was previously limited to the lesser of 30 years from completion of the entire project, or unit if the project is undertaken in units, or 35 years from execution of the agreement. This has been amended to provide for an alternative term of 50 years from execution of the first financial agreement implementing a project where the redevelopment agreement permits the redeveloper to undertake two or more projects sequentially. The financial agreement is required to specify which term will be used. The 50-year term is not required. The term may still be 35 years (or less).

The Act, then, provides alternative financing options and additional incentives for redevelopment projects. In particular, projects undertaken in multiple phases and those with environmental constraints are most likely to benefit.

Footnote

1 An "authority" is defined as the New Jersey Economic Development Authority, the New Jersey Redevelopment Authority, a county improvement authority or another entity empowered by the state to incur debt and issue bonds and other obligations.

Click here to read further Insights from Day Pitney

The content of this article is intended to provide a general guide to the subject matter. Specialist advice should be sought about your specific circumstances.

To print this article, all you need is to be registered on Mondaq.com.

Click to Login as an existing user or Register so you can print this article.

Authors
Katharine A. Coffey
Craig M. Gianetti
Peter Wolfson
Catherine A. Nolan
 
In association with
Related Topics
 
Related Articles
 
Related Video
Up-coming Events Search
Tools
Print
Font Size:
Translation
Channels
Mondaq on Twitter
 
Register for Access and our Free Biweekly Alert for
This service is completely free. Access 250,000 archived articles from 100+ countries and get a personalised email twice a week covering developments (and yes, our lawyers like to think you’ve read our Disclaimer).
 
Email Address
Company Name
Password
Confirm Password
Position
Mondaq Topics -- Select your Interests
 Accounting
 Anti-trust
 Commercial
 Compliance
 Consumer
 Criminal
 Employment
 Energy
 Environment
 Family
 Finance
 Government
 Healthcare
 Immigration
 Insolvency
 Insurance
 International
 IP
 Law Performance
 Law Practice
 Litigation
 Media & IT
 Privacy
 Real Estate
 Strategy
 Tax
 Technology
 Transport
 Wealth Mgt
Regions
Africa
Asia
Asia Pacific
Australasia
Canada
Caribbean
Europe
European Union
Latin America
Middle East
U.K.
United States
Worldwide Updates
Registration (you must scroll down to set your data preferences)

Mondaq Ltd requires you to register and provide information that personally identifies you, including your content preferences, for three primary purposes (full details of Mondaq’s use of your personal data can be found in our Privacy and Cookies Notice):

  • To allow you to personalize the Mondaq websites you are visiting to show content ("Content") relevant to your interests.
  • To enable features such as password reminder, news alerts, email a colleague, and linking from Mondaq (and its affiliate sites) to your website.
  • To produce demographic feedback for our content providers ("Contributors") who contribute Content for free for your use.

Mondaq hopes that our registered users will support us in maintaining our free to view business model by consenting to our use of your personal data as described below.

Mondaq has a "free to view" business model. Our services are paid for by Contributors in exchange for Mondaq providing them with access to information about who accesses their content. Once personal data is transferred to our Contributors they become a data controller of this personal data. They use it to measure the response that their articles are receiving, as a form of market research. They may also use it to provide Mondaq users with information about their products and services.

Details of each Contributor to which your personal data will be transferred is clearly stated within the Content that you access. For full details of how this Contributor will use your personal data, you should review the Contributor’s own Privacy Notice.

Please indicate your preference below:

Yes, I am happy to support Mondaq in maintaining its free to view business model by agreeing to allow Mondaq to share my personal data with Contributors whose Content I access
No, I do not want Mondaq to share my personal data with Contributors

Also please let us know whether you are happy to receive communications promoting products and services offered by Mondaq:

Yes, I am happy to received promotional communications from Mondaq
No, please do not send me promotional communications from Mondaq
Terms & Conditions

Mondaq.com (the Website) is owned and managed by Mondaq Ltd (Mondaq). Mondaq grants you a non-exclusive, revocable licence to access the Website and associated services, such as the Mondaq News Alerts (Services), subject to and in consideration of your compliance with the following terms and conditions of use (Terms). Your use of the Website and/or Services constitutes your agreement to the Terms. Mondaq may terminate your use of the Website and Services if you are in breach of these Terms or if Mondaq decides to terminate the licence granted hereunder for any reason whatsoever.

Use of www.mondaq.com

To Use Mondaq.com you must be: eighteen (18) years old or over; legally capable of entering into binding contracts; and not in any way prohibited by the applicable law to enter into these Terms in the jurisdiction which you are currently located.

You may use the Website as an unregistered user, however, you are required to register as a user if you wish to read the full text of the Content or to receive the Services.

You may not modify, publish, transmit, transfer or sell, reproduce, create derivative works from, distribute, perform, link, display, or in any way exploit any of the Content, in whole or in part, except as expressly permitted in these Terms or with the prior written consent of Mondaq. You may not use electronic or other means to extract details or information from the Content. Nor shall you extract information about users or Contributors in order to offer them any services or products.

In your use of the Website and/or Services you shall: comply with all applicable laws, regulations, directives and legislations which apply to your Use of the Website and/or Services in whatever country you are physically located including without limitation any and all consumer law, export control laws and regulations; provide to us true, correct and accurate information and promptly inform us in the event that any information that you have provided to us changes or becomes inaccurate; notify Mondaq immediately of any circumstances where you have reason to believe that any Intellectual Property Rights or any other rights of any third party may have been infringed; co-operate with reasonable security or other checks or requests for information made by Mondaq from time to time; and at all times be fully liable for the breach of any of these Terms by a third party using your login details to access the Website and/or Services

however, you shall not: do anything likely to impair, interfere with or damage or cause harm or distress to any persons, or the network; do anything that will infringe any Intellectual Property Rights or other rights of Mondaq or any third party; or use the Website, Services and/or Content otherwise than in accordance with these Terms; use any trade marks or service marks of Mondaq or the Contributors, or do anything which may be seen to take unfair advantage of the reputation and goodwill of Mondaq or the Contributors, or the Website, Services and/or Content.

Mondaq reserves the right, in its sole discretion, to take any action that it deems necessary and appropriate in the event it considers that there is a breach or threatened breach of the Terms.

Mondaq’s Rights and Obligations

Unless otherwise expressly set out to the contrary, nothing in these Terms shall serve to transfer from Mondaq to you, any Intellectual Property Rights owned by and/or licensed to Mondaq and all rights, title and interest in and to such Intellectual Property Rights will remain exclusively with Mondaq and/or its licensors.

Mondaq shall use its reasonable endeavours to make the Website and Services available to you at all times, but we cannot guarantee an uninterrupted and fault free service.

Mondaq reserves the right to make changes to the services and/or the Website or part thereof, from time to time, and we may add, remove, modify and/or vary any elements of features and functionalities of the Website or the services.

Mondaq also reserves the right from time to time to monitor your Use of the Website and/or services.

Disclaimer

The Content is general information only. It is not intended to constitute legal advice or seek to be the complete and comprehensive statement of the law, nor is it intended to address your specific requirements or provide advice on which reliance should be placed. Mondaq and/or its Contributors and other suppliers make no representations about the suitability of the information contained in the Content for any purpose. All Content provided "as is" without warranty of any kind. Mondaq and/or its Contributors and other suppliers hereby exclude and disclaim all representations, warranties or guarantees with regard to the Content, including all implied warranties and conditions of merchantability, fitness for a particular purpose, title and non-infringement. To the maximum extent permitted by law, Mondaq expressly excludes all representations, warranties, obligations, and liabilities arising out of or in connection with all Content. In no event shall Mondaq and/or its respective suppliers be liable for any special, indirect or consequential damages or any damages whatsoever resulting from loss of use, data or profits, whether in an action of contract, negligence or other tortious action, arising out of or in connection with the use of the Content or performance of Mondaq’s Services.

General

Mondaq may alter or amend these Terms by amending them on the Website. By continuing to Use the Services and/or the Website after such amendment, you will be deemed to have accepted any amendment to these Terms.

These Terms shall be governed by and construed in accordance with the laws of England and Wales and you irrevocably submit to the exclusive jurisdiction of the courts of England and Wales to settle any dispute which may arise out of or in connection with these Terms. If you live outside the United Kingdom, English law shall apply only to the extent that English law shall not deprive you of any legal protection accorded in accordance with the law of the place where you are habitually resident ("Local Law"). In the event English law deprives you of any legal protection which is accorded to you under Local Law, then these terms shall be governed by Local Law and any dispute or claim arising out of or in connection with these Terms shall be subject to the non-exclusive jurisdiction of the courts where you are habitually resident.

You may print and keep a copy of these Terms, which form the entire agreement between you and Mondaq and supersede any other communications or advertising in respect of the Service and/or the Website.

No delay in exercising or non-exercise by you and/or Mondaq of any of its rights under or in connection with these Terms shall operate as a waiver or release of each of your or Mondaq’s right. Rather, any such waiver or release must be specifically granted in writing signed by the party granting it.

If any part of these Terms is held unenforceable, that part shall be enforced to the maximum extent permissible so as to give effect to the intent of the parties, and the Terms shall continue in full force and effect.

Mondaq shall not incur any liability to you on account of any loss or damage resulting from any delay or failure to perform all or any part of these Terms if such delay or failure is caused, in whole or in part, by events, occurrences, or causes beyond the control of Mondaq. Such events, occurrences or causes will include, without limitation, acts of God, strikes, lockouts, server and network failure, riots, acts of war, earthquakes, fire and explosions.

By clicking Register you state you have read and agree to our Terms and Conditions