TEDD Advisory Committee
Author: Rachael Brug, Staff Reporter
Article Published: 09/18/2026 Volume: 5 Edition: 11TEDD Advisory Committee
Rachael Brug
Staff Reporter
TEDD Advisory Committee Refines Application Process, Reviews Financial Performance
The Targeted Economic Development District (TEDD) Advisory Committee met on September 2 to mark the district's second anniversary, review financial performance, and refine the application process for tax increment funding requests.
Financial Overview Shows Growth:
Committee consultant Courtney Ellis presented a financial history and overview of the district, which was created in 2019. The incremental taxable value—the increase in property value above the baseline established at the district's creation—has grown to $134,684 for fiscal year 2027, though slightly down from prior years.
"The incremental value is only one part of the financial picture," Courtney explained, noting that actual tax increment revenue depends on applying mill rates levied by county and school districts to that incremental value. The district received zero tax increment revenue until fiscal year 2023. Fiscal year 2026 revenues totaled approximately $83,000, with a fund balance of $324,144.
County Administrative Officer Bill Jarocki emphasized the complexity of the district's finances and committed to developing a simplified budget presentation for the committee. "We need to show you what you have, cash on hand, what you're expecting to get, and what you're backlogged on," he said.
Committee member Micki Imberi raised detailed questions about how the financial reports should be structured to help the committee make funding decisions. Jarocki agreed to work with the finance team to produce clearer reports comparing budgeted revenues to actual receipts.
Application Process Refined for Clarity:
The committee spent significant time discussing revisions to the tax increment project application form. Community Development Director Nicole Brown presented edits and welcomed additional suggestions from committee members.
Andrea Dabling, a committee member, recommended adding plain-language explanations to make the application more user-friendly. Her suggestions included clarifying that tax increment financing works as a reimbursement program rather than upfront funding and providing applicants with a general timeline for the review process.
Key improvements proposed by the committee include:
- A plain-language explanation of how tax increment financing works as a reimbursement program
- Clearer language requiring applicants to have private financing or other funding in place before reimbursement
- A checklist so applicants know exactly what documentation is required
- Verification that property owners are aware of applications involving their property
- Specific technical representative contact information (engineer, architect, contractor, etc.)
- Clarification that an approved application does not guarantee funding
Micki Imberi emphasized the importance of a comprehensive checklist. "They know what we're looking for. That helps us focus our questions," she said.
The committee also discussed whether projects must be pre-approved before construction or if after-the-fact reimbursement requests would be considered. Courtney noted that pre-approval is best practice for larger projects to ensure proper procurement processes and stewardship of public dollars.
Infrastructure Projects and Strategic Planning:
The committee discussed potential infrastructure projects that might be eligible for TEDD funding, including roads, sidewalks, street lighting, and utility connections. Courtney shared an example from Missoula where a TEDD funded a water system that multiple developers needed for their projects.
Committee members emphasized the importance of thinking creatively about projects while maintaining clear approval processes. "We want to be willing to think outside the box," one member said, noting that applications may not always be completely detailed initially but can evolve through the review process.
Next Steps:
The committee will meet again in October or November to review the refined application and a preliminary budget developed by the finance team. Jarocki committed to building a clearer financial presentation showing revenues, expenditures, and cash position to help guide future funding decisions.
Committee members Justin Tiffany and Charles Freshman were reminded that their one-year terms expire in December. Administrative Assistant Aubra J. Lewis supports the committee's work.
