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Evaluating the Tax Increment Financing Approach to Redevelopment in Florida Heather L Florida State University Libraries Electronic Theses, Treatises and Dissertations The Graduate School 2008 Means, Ends, and the Constitution of 'Good' Planning: Evaluating the Tax Increment Financing Approach to Redevelopment in Florida Heather L. Khan Follow this and additional works at the FSU Digital Library. For more information, please contact [email protected] FLORIDA STATE UNIVERSITY COLLEGE OF SOCIAL SCIENCES MEANS, ENDS, AND THE CONSTITUTION OF ”GOOD‘ PLANNING: EVALUATING THE TAX INCREMENT FINANCING APPROACH TO REDEVELOPMENT IN FLORIDA By HEATHER L. KHAN A Diss rtation submitt d to th D partm nt of Urban and R giona. P.anning in partia. fu.fi..m nt of th r /uir m nts for th d gr of Doctor of Phi.osophy D gr A1ard d: Fa.. S m st r, 2008 Th m mb rs of th Committ approv th Diss rtation of H ath r L. Khan d f nd d on August 7, 2008. ___________________________________ Timothy Chapin Prof ssor Dir cting Diss rtation ___________________________________ Richard F ioc8 Outsid Committ M mb r ___________________________________ Char. s Conn r.y Committ M mb r Approv d: ____________________________________________ Timothy Chapin, Chair, D partm nt of Urban and R giona. P.anning Th Offic of Graduat Studi s has v rifi d and approv d th abov nam d committ m mb rs. ii This diss rtation is d dicat d to my par nts, Rafi/ and Kar n Khan. iii ACKNO9LEDGEMENTS An ffort of this magnitud 1ou.d not hav b n possib. 1ithout th support and assistanc of many p op. For most, I 1ou.d .i8 to :pr ss my d p st gratitud to my advisor and committ chair Dr. Tim Chapin. His guidanc , ncourag m nt, and pati nc 1 r c ntra. to th comp. tion of this diss rtation. N :t, I 1ou.d .i8 to than8 my committ m mb rs, Dr. Char. s Conn r.y and Dr. Richard F ioc8, for giving so g n rous.y of th ir 8no1. dg and tim . I 1ou.d a.so .i8 to :pr ss my sinc r appr ciation to Dr. Laura R s for h r st adfast support throughout my graduat ducation. I am a.so grat fu. to Caro. 9 stmor .and at th F.orida R d v .opm nt Association and Jac8 Gas8ins at th F.orida D partm nt of Community Affairs for th ir gracious assistanc in my data co.. ction fforts. Furth r, I am appr ciativ of th support of th D Vo L. Moor C nt r in h .ping to fund this diss rtation. I 1ou.d a.so .i8 to than8 my fri nds and co.. agu s in th D partm nt of Urban and R giona. P.anning at F.orida Stat Univ rsity, in particu.ar Dristi Neog, M ..ini S.oan, and Myunjun Jang, for th ir fri ndship and ncourag m nt during th 1riting of this diss rtation. Fina..y, I am :tr m .y grat fu. to my par nts for th ir ncourag m nt and support of my ducation from an ar.y ag . This diss rtation is d dicat d to th m. iv TABLE OF CONTENTS List of Tab. s ............................................................................................... viii List of Figur s ............................................................................................... i: Abstract ..................................................................................................... : CHAPTER ONE: INTRODUCTION ................................................................. 1 R s arch Qu stions and M thods .............................................................. 4 Diss rtation Out.in .................................................................................... 5 CHAPTER T9O: TAX INCREMENT FINANCING....................................... 7 9hat Is Economic D v .opm ntA.............................................................. 7 Economic D v .opm nt Inc ntiv s............................................................ 8 An Ov rvi 1 of Ta: Incr m nt Financing (TIFC....................................... D Th B n fits and Cha.. ng s to TIF........................................................... 11 Do s TIF 9or8A......................................................................................... 14 TIF: Th F.orida Mod ............................................................................... 1E Th F.orida TIF Proc ss ...................................................................... 18 Eva.uations of F.orida‘s TIF Mod . .................................................... 23 Imp.ications of th E:tant Lit ratur ......................................................... 25 CHAPTER THREE: (IRCRATIONALITY AND (RECDEVELOPMENT......... 28 Introduction ............................................................................................... 28 Rationa.ity ............................................................................................... 2D Typ s of Rationa.ity................................................................................... 32 Criti/u s of th Rationa. P.anning Mod ................................................... 34 Th P rsist nc of th Rationa. Mod . ...................................................... 37 Th Importanc of Rationa.ity to th P.anning Prof ssion........................ 3D M ans, Ends and Rationa.ity in P.anning Practic .................................... 41 Th or tica. Fram 1or8 .............................................................................. 43 CHAPTER FOUR: HYPOTHESES AND METHODOLOGY.......................... 47 Introduction .............................................................................................. 47 Ov rvi 1 of M thodo.ogy in TIF Studi s ................................................. 47 R s arch Qu stions ................................................................................... 4D Hypoth s s ............................................................................................... 51 v R s arch D sign......................................................................................... 55 D scription of R d v .opm nt Docum nts................................................ 55 Finding of N c ssity............................................................................. 55 Community R d v .opm nt P.an......................................................... 5E Samp. and Unit of Ana.ysis...................................................................... 58 Cont nt Ana.ysis........................................................................................ E3 Compon nts of Cont nt Ana.ysis............................................................... E4 Cont nt Ana.ysis of th R d v .opm nt Docum nts................................. E7 S.um and B.ight Conditions................................................................. ED R d v .opm nt Limitations................................................................. 70 R d v .opm nt Goa.s .......................................................................... 71 TIF-Sponsor d R d v .opm nt Activiti s........................................... 72 D t rmining Rationa.ity by a M ans Ends Ass ssm nt............................. 72 SummaryH.. .............................................................................................. 73 CHAPTER FIVE: ANALYSIS........................................................................... 75 Introduction ............................................................................................... 75 TIF District Charact ristics........................................................................ 77 Cont nt Ana.ysis of R d v .opm nt Docum nts....................................... 84 Findings of N c ssityIB.ight Studi s................................................... 84 Community R d v .opm nt P.ans....................................................... 8D R d v .opm nt Limitations........................................................ 8D R d v .opm nt Goa.s................................................................. D1 R d v .opm nt Activiti s........................................................... D3 Crosstabu.ation Findings............................................................................ 100 S.um and B.ight Conditions and R d v .opm nt Limitations............. 102 R d v .opm nt Limitations and R d v .opm nt Goa.s ...................... 105 R d v .opm nt Goa.s and R d v .opm nt Activiti s......................... 108 S.um and B.ight Conditions and R d v .opm nt Activiti s................ 112 R d v .opm nt Limitations and R d v .opm nt Activiti s................ 115 D t rmining Rationa.ity....................................................................... 117 SummaryH. ............................................................................................... 11D CHAPTER SIX: CONCLUSION ....................................................................... 120 Introduction ............................................................................................... 120 Purpos of th R s arch............................................................................. 120 Summary of K y Findings ......................................................................... 122 Contributions to Th ory and R s arch....................................................... 128 Imp.ications for P.anning Practic ............................................................. 131 Futur R s arch.......................................................................................... 134 vi APPENDIX A: CONCEPTUAL MODEL 9ITH VARIABLES....................... 13E APPENDIX B: VARIABLE DEFINITIONS ..................................................... 14D APPENDIX C: OVERVIE9 OF ALL FLORIDA JURISDICTIONS ANALYJED............................................................................. 174 APPENDIX D: HUMAN SUBJECTS APPROVAL.......................................... 184 REFERENCES ..............................................................................................
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