2023 CODE OF GEORGIA › Title 36 - LOCAL GOVERNMENT (§§ 36-1-1 — 36-93-1) › PROVISIONS APPLICABLE TO MUNICIPAL CORPORATIONS ONLY (§§ 36-30-1 — 36-46-01) › Chapter 44 - REDEVELOPMENT POWERS LAW (§§ 36-44-1 — 36-44-23) › Section 36-44-3 - Definitions

As used in this chapter, the term:
(1)
"Ad valorem property taxes" means all ad valorem property taxes levied by each political subdivision and each county and independent board of education consenting to the inclusion of that board of education's property taxes as being applicable to a tax allocation district as provided by Code Section
36-44-9
, except:
(A)
Those ad valorem property taxes levied to repay bonded indebtedness;
(B)
Unless otherwise provided in the resolution creating such district, those ad valorem property taxes levied on personal property or on motor vehicles; and
(C)
Unless otherwise provided in the resolution creating such district, those ad valorem property taxes levied on the assessed value of property owned by public utilities and railroad companies, as determined pursuant to the provisions of Chapter 5 of Title 48.
(2)
"Area of operation" means, in the case of a municipality or its redevelopment agency, the territory lying within the corporate limits of such municipality; in the case of a county or its redevelopment agency, the territory lying within the unincorporated area of the county; and, in the case of a consolidated government or its redevelopment agency, the area lying within the territorial boundaries of the consolidated government. In the case of a county or its redevelopment agency, such term may also include part or all of the territory within such county lying within the corporate limits of a municipality when authorized by a resolution of the governing authority of such municipality. Such term may also mean the combined areas of operation of political subdivisions which participate in the creation of a common redevelopment agency to serve such participating political subdivisions as provided in subsection (d) of Code Section
36-44-4
.
(3)
"Local legislative body" means the official or body in which the legislative powers of a political subdivision are vested.
(4)
"Political subdivision" means any county, municipality, or consolidated government of this state.
(5)
"Redevelopment" means any activity, project, or service necessary or incidental to achieving the development or revitalization of a redevelopment area or a portion thereof designated for redevelopment by a redevelopment plan or the preservation or improvement of historical or natural assets within a redevelopment area or a portion thereof designated for redevelopment by a redevelopment plan. Without limiting the generality of the foregoing, redevelopment may include any one or more of the following:
(A)
The construction of any building or other facility for use in any business, commercial, industrial, governmental, educational, charitable, or social activity;
(B)
The renovation, rehabilitation, reconstruction, remodeling, repair, demolition, alteration, or expansion of any existing building or other facility for use in any business, commercial, industrial, governmental, educational, charitable, or social activity;
(C)
The construction, reconstruction, renovation, rehabilitation, remodeling, repair, demolition, alteration, or expansion of public or private housing;
(D)
The construction, reconstruction, renovation, rehabilitation, remodeling, repair, demolition, alteration, or expansion of public works or other public facilities necessary or incidental to the provision of governmental services;
(E)
The identification, preservation, renovation, rehabilitation, reconstruction, remodeling, repair, demolition, alteration, or restoration of buildings or sites which are of historical significance;
(F)
The preservation, protection, renovation, rehabilitation, restoration, alteration, improvement, maintenance, and creation of open spaces, green spaces, or recreational facilities;
(G)
The construction, installation, preservation, renovation, rehabilitation, reconstruction, restoration, alteration, improvement, and maintenance of public art and arts and cultural facilities;
(H)
The development, construction, reconstruction, repair, demolition, alteration, or expansion of structures, equipment, and facilities for mass transit;
(I)
The development, construction, reconstruction, renovation, rehabilitation, repair, demolition, alteration, or expansion of telecommunication infrastructure;
(J)
The development, construction, reconstruction, renovation, rehabilitation, repair, demolition, alteration, or expansion of facilities for the improvement of pedestrian access and safety;
(K)
Improving or increasing the value of property; and
(L)
The acquisition and retention or acquisition and disposition of property for redevelopment purposes or the use for redevelopment purposes of property already owned by a political subdivision or any agency or instrumentality thereof.
(6)
"Redevelopment agency" means the local legislative body of a political subdivision or a public body corporate and politic created as the redevelopment agency of the political subdivision or an existing public body corporate and politic designated as the redevelopment agency of the political subdivision pursuant to Code Section
36-44-4
.
(7)
"Redevelopment area" means an urbanized area as determined by current data from the United States Bureau of the Census or an area presently served by sewer that qualifies as a "blighted or distressed area," a "deteriorating area," or an "area with inadequate infrastructure," as follows:
(A)
A "blighted or distressed area" is an area that is experiencing one or more conditions of blight as evidenced by:
(i)
The presence of structures, buildings, or improvements that by reason of dilapidation; deterioration; age; obsolescence; inadequate provision for ventilation, light, air, sanitation, or open space; overcrowding; conditions which endanger life or property by fire or other causes; or any combination of such factors, are conducive to ill health, transmission of disease, infant mortality, high unemployment, juvenile delinquency, or crime and are detrimental to the public health, safety, morals, or welfare;
(ii)
The presence of a predominant number of substandard, vacant, deteriorated, or deteriorating structures; the predominance of a defective or inadequate street layout or transportation facilities; or faulty lot layout in relation to size, accessibility, or usefulness;
(iii)
Evidence of pervasive poverty, defined as being greater than 10 percent of the population in the area as determined by current data from the United States Bureau of the Census, and an unemployment rate that is 10 percent higher than the state average;
(iv)
Adverse effects of airport or transportation related noise or environmental contamination or degradation or other adverse environmental factors that the political subdivision has determined to be impairing the redevelopment of the area; or
(v)
The existence of conditions through any combination of the foregoing that substantially impair the sound growth of the community and retard the provision of housing accommodations or employment opportunities;
(B)
A "deteriorating area" is an area that is experiencing physical or economic decline or stagnation as evidenced by two or more of the following:
(i)
The presence of a substantial number of structures or buildings that are 40 years old or older and have no historic significance;
(ii)
High commercial or residential vacancies compared to the political subdivision as a whole;
(iii)
The predominance of structures or buildings of relatively low value compared to the value of structures or buildings in the surrounding vicinity or significantly slower growth in the property tax digest than is occurring in the political subdivision as a whole;
(iv)
Declining or stagnant rents or sales prices compared to the political subdivision as a whole;
(v)
In areas where housing exists at present or is determined by the political subdivision to be appropriate after redevelopment, there exists a shortage of safe, decent housing that is not substandard and that is affordable for persons of low and moderate income; or
(vi)
Deteriorating or inadequate utility, transportation, or transit infrastructure; and
(C)
An "area with inadequate infrastructure" means an area characterized by:
(i)
Deteriorating or inadequate parking, roadways, bridges, pedestrian access, or public transportation or transit facilities incapable of handling the volume of traffic into or through the area, either at present or following redevelopment; or
(ii)
Deteriorating or inadequate utility infrastructure either at present or following redevelopment.
(8)
"Redevelopment costs" means any expenditures made or estimated to be made or monetary obligations incurred or estimated to be incurred to achieve the redevelopment of a redevelopment area or any portion thereof designated by a redevelopment plan or any expenditures made to carry out or exercise any powers granted by this chapter. Without limiting the generality of the foregoing, redevelopment costs may include any one or more of the following:
(A)
Capital costs, including the costs incurred or estimated to be incurred for the construction of public works or improvements, new buildings, structures, and fixtures, including facilities owned or operated by school districts and systems; the renovation, rehabilitation, reconstruction, remodeling, repair, demolition, alteration, or expansion of existing buildings, structures, and fixtures, including facilities owned or operated by school districts and systems; the acquisition of equipment; and the clearing and grading of land;
(B)
Financing costs, including, but not limited to, all necessary and incidental expenses related to the issuance of obligations and which may include payment of interest on any obligations issued under this chapter occurring during the estimated period of construction of any project with respect to which any capital costs within the meaning of subparagraph (A) of this paragraph are financed in whole or in part by such obligations and for a period not to exceed 42 months after completion of any such construction and including reasonable reserves related thereto and all principal and interest paid to holders of evidences of indebtedness issued to pay for other redevelopment costs and any premium paid over the principal amount thereof because of the redemption of such obligations prior to maturity;
(C)
Professional service costs, including those costs incurred for architectural, planning, engineering, financial, marketing, and legal advice and services;
(D)
Imputed administrative costs, including reasonable charges for the time spent by public employees in connection with the implementation of a redevelopment plan;
(E)
Relocation costs as authorized by a redevelopment plan for persons or businesses displaced by the implementation of a redevelopment plan, including but not limited to those relocation payments made following condemnation under Chapter 4 of Title 22, "The Georgia Relocation Assistance and Land Acquisition Policy Act";
(F)
Organizational costs, including the costs of conducting environmental impact and other studies, and the costs of informing the public with respect to the creation and implementation of redevelopment plans;
(G)
Payments to a political subdivision or board of education in lieu of taxes to compensate for any loss of tax revenues or for any capital costs incurred because of redevelopment activity; provided, however, that any such payments to a political subdivision or board of education shall not exceed in any year the amount of the contribution to the tax allocation increment in that year by such political subdivision or board of education; and
(H)
Real property assembly costs.
(9)
"Redevelopment plan" means a written plan of redevelopment for a redevelopment area or a designated portion thereof which:
(A)
Specifies the boundaries of the proposed redevelopment area;
(B)
Explains the grounds for a finding by the local legislative body that the redevelopment area on the whole has not been subject to growth and development through private enterprise and would not reasonably be anticipated to be developed without the approval of the redevelopment plan or that the redevelopment area includes one or more natural, historical, or cultural assets which have not been adequately preserved, protected, or improved and such asset or assets would not reasonably be anticipated to be adequately preserved, protected, or improved without the approval of the redevelopment plan;
(C)
Explains the proposed uses after redevelopment of real property within the redevelopment area;
(D)
Describes any redevelopment projects within the redevelopment area proposed to be authorized by the redevelopment plan, estimates the cost thereof, and explains the proposed method of financing such projects;
(E)
Describes any contracts, agreements, or other instruments creating an obligation for more than one year which are proposed to be entered into by the political subdivision or its redevelopment agency or both for the purpose of implementing the redevelopment plan;
(F)
Describes the type of relocation payments proposed to be authorized by the redevelopment plan;
(G)
Includes a statement that the proposed redevelopment plan conforms with the local comprehensive plan, master plan, zoning ordinance, and building codes of the political subdivision or explains any exceptions thereto;
(H)
Estimates redevelopment costs to be incurred or made during the course of implementing the redevelopment plan;
(I)
Recites the last known assessed valuation of the redevelopment area and the estimated assessed valuation after redevelopment;
(J)
Provides that property which is to be redeveloped under the plan and which is either designated as a historic property under Article 2 of Chapter 10 of Title 44, the "Georgia Historic Preservation Act," or is listed on or has been determined by any federal agency to be eligible for listing on the National Register of Historic Places will not be:
(i)
Substantially altered in any way inconsistent with technical standards for rehabilitation; or
(ii)
Demolished unless feasibility for reuse has been evaluated based on technical standards for the review of historic preservation projects,
which technical standards for rehabilitation and review shall be those used by the state historic preservation officer, although nothing in this subparagraph shall be construed to require approval of a redevelopment plan or any part thereof by the state historic preservation officer;
(K)
Specifies the proposed effective date for the creation of the tax allocation district and the proposed termination date;
(L)
Contains a map specifying the boundaries of the proposed tax allocation district and showing existing uses and conditions of real property in the proposed tax allocation district;
(M)
Specifies the estimated tax allocation increment base of the proposed tax allocation district;
(N)
Specifies ad valorem property taxes for computing tax allocation increments determined in accordance with Code Section
36-44-9
and supported by any resolution required under paragraph (3) of Code Section
36-44-8
;
(O)
Specifies the amount of the proposed tax allocation bond issue or issues and the term and assumed rate of interest applicable thereto;
(P)
Estimates positive tax allocation increments for the period covered by the term of the proposed tax allocation bonds;
(Q)
Specifies the property proposed to be pledged for payment or security for payment of tax allocation bonds which property may include positive tax allocation increments derived from the tax allocation district, all or part of general funds derived from the tax allocation district, and any other property from which bonds may be paid under Code Section
36-44-14
, subject to the limitations of Code Sections
36-44-9
and
36-44-20
;
(R)
If the plan proposes to include in the tax allocation increment ad valorem taxes levied by a board of education, the plan shall contain a school system impact analysis addressing the financial and operational impact on the school system of the proposed redevelopment, including but not limited to an estimate of the number of net new public school students that could be anticipated as redevelopment occurs; the location of school facilities within the proposed redevelopment area; an estimate of educational special purpose local option sales taxes projected to be generated by the proposed redevelopment, if any; and a projection of the average value of residential properties resulting from redevelopment compared to current property values in the redevelopment area; and
(S)
Includes such other information as may be required by resolution of the political subdivision whose area of operation includes the proposed redevelopment area.
(10)
"Resolution" means a resolution or ordinance by which a local legislative body takes official legislative action and any duly adopted amendment thereto.
(11)
"Special fund" means the fund provided for in subsection (c) of Code Section
36-44-11
.
(12)
"Tax allocation bonds" means one or more series of bonds, notes, or other obligations issued by a political subdivision to finance, wholly or partly, redevelopment costs within a tax allocation district and which are issued on the basis of pledging for the payment or security for payment of such bonds positive tax allocation increments derived from the tax allocation district, all or part of general funds derived from the tax allocation district, and any other property from which bonds may be paid under Code Section
36-44-14
, as determined by the political subdivision subject to the limitations of Code Sections
36-44-9
and
36-44-20
. Tax allocation bonds shall not constitute debt within the meaning of Article IX, Section V of the Constitution.
(13)
"Tax allocation district" means a contiguous geographic area within a redevelopment area which is defined and created by resolution of the local legislative body of a political subdivision pursuant to subparagraph (B) of paragraph (3) of Code Section
36-44-8
for the purpose of issuing tax allocation bonds to finance, wholly or partly, redevelopment costs within the area.
(14)
"Tax allocation increment" means that amount obtained by multiplying the total ad valorem property taxes, determined as provided in Code Section
36-44-9
, levied within a tax allocation district in any year by a fraction having a numerator equal to that year's taxable value of all taxable property subject to ad valorem property taxes within the tax allocation district minus the tax allocation increment base and a denominator equal to that year's taxable value of all taxable property subject to ad valorem property taxes within the tax allocation district. In any year, a tax allocation increment is "positive" if the tax allocation increment base is less than that year's taxable value of all taxable property subject to ad valorem property taxes and "negative" if such base exceeds such taxable value.
(15)
"Tax allocation increment base" means the taxable value of all taxable property subject to ad valorem property taxes, as certified by the state revenue commissioner, located within a tax allocation district on the effective date such district is created pursuant to Code Section
36-44-8
.
(16)
"Taxable property" means all real and personal property subject to ad valorem taxation by a political subdivision, including property subject to local ad valorem taxation for educational purposes.
(17)
"Taxable value" means the current assessed value of taxable property as shown on the tax digest of the county in which the property is located.
Amended by 2019 Ga. Laws 189,§ 1, eff. 7/1/2019.
Amended by 2013 Ga. Laws 33,§ 36, eff. 4/24/2013.
Amended by 2012 Ga. Laws 684,§ 36, eff. 5/1/2012.
Amended by 2011 Ga. Laws 245,§ 36, eff. 5/13/2011.
Amended by 2010 Ga. Laws 624,§ 36, eff. 6/3/2010.
Added by 2009 Ga. Laws 52,§ 2, eff. 4/22/2009.