This is a $1.1 billion investment ($770 million private, $230 million public, $100 million OU Foundation) over the next seven years, 80% of which will come from the private sector. It’s estimated to generate over $3 billion in business spending over 25 years, including 34 million for the public safety sales tax.

The development is expected to create 5,078 jobs (FT, PT, and seasonal) and temporary construction jobs over nine years, with a low of 606 and a high of 2261.

• A TIF is authorized under state law and only cities may create them. They can be created anywhere but are typically for blighted areas.
• UNP, a former Navy base, has been listed as a blighted area for decades.
• Establishing a TIF starts with an internal analysis showing the taxes generated through sales tax and ad valorem tax.
• Three independent studies confirmed more than enough taxes would be generated.
• Upon review of the analysis, a statutory TIF Committee is authorized to make a non-binding recommendation to the City Council. City Council must then hold a first reading of the TIF and allow public comment.
• After two weeks and additional public comments, the City Council can vote to approve the TIF.

• A TIF district sets the development boundary and allows the city to authorize other public entities' engagement without increasing taxes on city residents. Think of it like a city within a city. Only the users within the TIF pay for the development infrastructure. And considering that 60% of the shoppers within the UNP TIF don’t live in Norman, that’s a great discount and a good deal for Norman. Wouldn't you like to buy and benefit from something for which 60% of the cost was paid by others?
  
  
• Non-retail properties within the TIF boundaries pay ad valorem tax to finance the infrastructure, and retail businesses within the boundaries pay those taxes to finance the infrastructure. The city receives a $1.1 billion investment for future generations, significant infrastructure that permanently removes the “no retail” clause, and additional sales tax spent beyond the TIF, all paid entirely by the developer's risks that shoppers will come and by the developer's ad valorem taxes.  If they miscalculated the risk, it’s on them, not the city.
  
  
• A TIF is self-contained, meaning the ad valorem taxes that are created because a developer took the risk to build a building are re-invested in the infrastructure there.  The sales taxes generated because a developer took the risk to build a retail store, and shoppers decided to purchase something there, are also reinvested in the infrastructure.The area proposed does not generate sales or ad valorem tax today, so there is no “diversion” from the city’s current general fund.
  
  
• The reason why a city-wide sales tax is not proposed, like the ⅛ cent for transit, is because everyone in Norman pays sales tax and that would divert funds from the City’s General Fund. As a “benefit” to those who don't support the proposal,  just don’t shop there, and you will not support it with “your” personal sales tax.
  
  
• A General Obligation bond is also not proposed because that would burden existing and new property owners but not renters, meaning 50% of Norman’s population would bear the costs for the 100% that will use it.

• Current local taxes are not impacted.
• The proposed development is estimated to generate more than $600 million in property and sales tax in the TIF over 25 years.  
• In order to finance the project and begin immediately, those future taxes are pledged to the development now. The $600 million pledge in future taxes is worth $230 million in Net Present Value today. That $230 million builds the performance venue and is a catalyst for everything else.  Think of it as a $230,000 home you buy today, but if you finance it with a bank, it will cost you $600,000 over 25 years.  You would tell your friends and family you bought a $230,000 house, not a $600,000 house. 
• The $230 million needed is approximately 75% ad valorem taxes.  By state law, no cities receive ad valorem taxes, so Norman does not lose anything in ad valorem.  Of the 25% remaining to build the venue, 12.5% is a matching state sales tax, and 12.5% is city sales tax.  Of the 12.5% city sales tax, 60% is paid by shoppers who don’t live in Norman, meaning Norman citizens are actually only paying 5% of the entire $1.1 billion proposal. 

The currently developed portion of UNP, between Rock Creek Road and Robinson, is the most heavily shopped center in the State of Oklahoma, and generates 8% of the City’s budget.

• The property is considered blighted since there was a Navy base and shooting range.
• Retail sales are not currently allowed, and the only way to allow retail is to have 90% approval by the current owners south of Rock Creek, who also did not want to be cannibalized, which is why that clause was put on every parcel in the TIF originally.  
• The property is considered “potentially” valuable if a catalytic development can remove the retail clause from the deeds.  The only way to do that is to convince the property owners with ultimate veto power that the development will attract enough shoppers to increase their sales, not compete with them.  In years past,  they have consistently refused retail developments that tried to remove the deed restriction. They did vote to approve Subaru, but that's because Subaru attracts more shoppers and doesn’t sell food, clothing, or housewares.  Unfortunately for Norman, auto dealers don’t pay sales tax on new and used cars/trucks.
• Those most likely to be “cannibalized,” who have consistently refused other developments and have ultimate veto power, have approved this development.

Residents can expect improvements in roads and stormwater infrastructure, in addition to the new businesses and buildings as part of the development, including more restaurants, entertainment venues, housing, and retail that help make our city vibrant and retain residents. It will also help retain talented young professionals who consistently complain that Norman has nothing for them to do.

• The development will grow the entire Norman economy, increasing foot traffic and spending for existing and new businesses.
• The retail footprint north of Rock Creek is 140,000 square, smaller than one Walmart, so there is no room for a big box store to be cannibalized. The developers' lease rates are higher than anything that exists in Norman, so it is highly unlikely smaller stores will move.  Ultimately, if we want a business to be successful, it's up to the business owner on how best to achieve it.  If by “cannibalization” you mean “sales tax” removed from the general fund, all the studies indicate a net increase to the city of 17%. There is no cannibalization of sales tax revenue.

• This project will grow existing businesses. Norman will see an overall increase in spending of 17% after the retail shops open.  140,000 square feet of retail is not enough space for the additional shopping and visitors that will travel to Norman, so the spillover into the rest of the community will be substantial. 
• Additionally, there is a stipulation on the property that if retail businesses are added to it, 90% of the businesses most impacted by the project must approve it. Our development has passed that approval hurdle, as the businesses in this area recognize the project will positively impact their bottom line. If these businesses aren’t concerned and have ultimate veto power, why would the City Council not approve when they have no risk and only 5% of the total project cost?

• Residents will see improvements in infrastructure in the area and additional options for activities and events that improve the quality of life in Norman. 
• This area will serve as a live, work, play community where individuals can enjoy shows, enjoy outdoor amenities, and shop and dine without having to drive to Oklahoma City or Tulsa. 

Yes, there will be green space and walking paths as well as water features throughout. 

• The first phase focuses on building the performance venue because it is the primary catalyst for development. Without this venue, the 90% hurdle will not be achieved, and the land will only be available for commercial and multi-housing. One auto dealer has already indicated they will buy all the frontage along I-35 if this project does not proceed.  Unfortunately for city coffers, auto dealers don’t pay sales tax to the city on new and used cars. Therefore, this potentially invaluable sales tax-generating real estate for the city will be lost permanently.
• Commercial office space in the city is fairly saturated, as it is around the country, so without a catalyst, it will be many years before any additional commercial spaces will be built. Single-family and multi-family housing will undoubtedly be built.

This new development will have no negative impact on the school district.

According to the CFO of Norman Public Schools, “There are no Sinking Fund shortfalls because TIFs exclude Sinking Funds. This entertainment district is NOT in our current NAV, and not in our SF mill projections, so it has no impact on our current year mills/collections due us.  We did NOT use a possible entertainment district in our SF mill levy estimates. We still collect our same 25.8 mills from the taxable net assessed valuation that was used in the calculation of that mill levy for this year.  If/when this TIF property goes on the tax rolls, that in and of itself will cause our SF mills to drop that year it does go on the rolls…since that NAV will be added to our Total NAV.  Higher value with no change to outstanding debt means each taxpayer would owe less for the current district debt obligation, and therefore could reduce a taxpayer’s SF mill levy on their own property tax stmt.” 

The proposed business and entertainment district’s boundaries are Interstate 35, W Rock Creek Road, Max Westheimer Airport, and W Tecumseh Road.

Under the development plan, the district would include multiple facets intended to benefit the entire Norman community and region, beginning with a multi-purpose performance venue that would attract major entertainment and sporting events. The plan also includes a new hotel, restaurants, bars, retail shopping, offices, housing, and other quality-of-life amenities that would make Norman a regional destination point. 

Everyone! The multi-purpose venue would host everything from concerts and shows to University of Oklahoma women’s gymnastics and Sooner basketball games. Although the university would be the facility’s anchor tenant, current projections call for OU to use just 28% of its availability. The remaining 72% would be filled with major concerts, business expos, local graduations, shows, rodeos, and more.

• The entertainment district shops and performance venue construction would commence in late 2025. 
• The shops would open in 2026, and the arena would open in late 2027, provided there are no delays. Housing, offices, and a hotel will be phased in over the course of seven years.

Cleveland County has formed the Cleveland County Recreation and Entertainment Authority that would own and manage the performance venue. They will use a public bidding process.

The Cleveland County Recreation and Entertainment Authority is a public body, and meetings will require public notice. 

The development is in Norman’s Ward 8.

There are portions of development controlled by the OU Foundation and portions controlled by NEDC, MNTC, and others. 

The primary development will include a wide variety of businesses and facilities, including: 

• An arena capable of seating 7,000 - 9,000 depending on configuration.  8,001 for a basketball game. 
• 140,000 square feet of retail boutique shops, restaurants, and bars.
• 180,000 square feet of office space.
• A 150-room hotel.
• 500 multi-family apartments.

Over two-thirds of the events at the new arena venue will be dedicated to community programming for the arts and culture, graduations, and business conventions, contributing significantly to the quality of life for Norman residents to enjoy local shows. 

All the necessary approvals have been obtained, including a final vote by the Norman City Council.  

Some parcels will be sold, while others will have long-term ground leases.  The entertainment venue will be managed by the Cleveland County Recreation and Entertainment Facilities Authority

The new Cleveland County Recreation and Entertainment Authority will oversee the entertainment venue. The authority has five members, three (3) of which are county commissioners, plus one (1) OU appointee and one (1) private-sector appointee.