Tax Increment Financing (TIF) Feasibility Study

Laying The Groundwork for Smart Growth

The City adopted the Azusa Transit Oriented Development (TOD) Specific Plan in November 2015 centered around the two Metro Gold Line Stations. The Specific Plan envisioned an Azusa that is pedestrian-oriented, transit-oriented, visually attractive, friendly, safe and representative of the overall values of the City.

The Specific Plan identified potential funding sources and financing mechanisms available to the City that could be studied to fulfill the vision of the Specific Plan. One of those mechanisms identified by the Specific Plan is an Enhanced Infrastructure Financing District (EIFD). EIFDs are designed to fund infrastructure development and community revitalization by using tax increment financing. Another example includes a Community Revitalization and Investment Act (CRIA). In March 2018 the City accepted a grant from the Los Angeles County Metropolitan Transportation Authority (Metro) to conduct a feasibility study to determine how the City may finance transit-supportive infrastructure, affordable housing and other community development goals in the Specific Plan area. These special districts would facilitate financing for infrastructure improvements to enhance transit linkages and improve access to public transportation. No new taxes would be assessed. Rather, these improvements would be funded through the increased property tax revenues from new development and future complementary funding sources in the form of grants.  

The City retained a consultant to facilitate the feasibility study to assess the potential of forming a Special Financing District. The goals of the study were to:

Evaluate the boundary options for a potential district
Identify available revenue sources within the district
Determine infrastructure improvement needs in the City
Identify potential public and private investment partners

Community Engagement

As part of the study, key stakeholder briefings took place with educational institutions, neighborhood organizations and business groups. In addition, a community open house workshop took place where participants visited various stations and learned more about the study, the process of forming a financing district and had the opportunity to provide input on the types of infrastructure improvements the financing district could support. 

Open House Workshop Boards
Community & Stakeholder Outreach Summary Presentation


Three district boundary alternatives were explored as part of the study. 
Boundary Alternative #1 - Azusa Transit Oriented Development (TOD) Specific Plan 
Boundary Alternative #2 - ¼ Mile Radii surrounding the two L Line (formerly Gold Line) Stations within the TOD Specific Plan
Boundary Alternative #3 - Azusa City Limits

Map of proposed TIF District Boundary Alternatives for Initial Screening

Final Presentation

A final presentation was made to the City Council at the July 19, 2021 City Council Meeting on the project outcomes. The presentation provides a summary of potential targeted public improvement projects as well as the funding capacity for each of the district boundary alternatives. While the analysis indicates significant feasibility, the City is not obligated to pursue implementation. Following the completion of the feasibility study, the City as the lead agency for a financing district would be required to direct preparation of a guiding document to outline the appropriate final boundary determination, development projections, a list of projects to be funded and other required components. The analysis from this study represent implementation preliminary alternatives for consideration by the City.

Final Presentation Slides
Video Recording of City Council Presentation

Next Steps

City Staff was given direction to retain a consultant to pursue the possibility of forming a financing district. Before a district is formed, there are several steps the City will need take which include but are not limited to:
Conducting outreach / discussions with City Council, Board of Supervisors, County Staff and City Staff
Determining the governing Public Financing Authority (PFA) composition, tax increment contributions and district boundaries
Participating taxing agencies adopting a resolution of intent to form a financing district and establishing a Public Financing Authority (PFA)
Drafting an Infrastructure Financing Plan (IFP)
Public hearings
If necessary, election via mail-in ballot


Study Fact Sheet/FAQs (PDF)

Community Open House Workshop
Video - What is an EIFD and CRIA?
Video - What types of projects can an EIFD and CRIA fund? 
Video -  Community Input on Project List
Video - Next Steps


Hoja de datos del studio/Preguntas frecuentes
Video - Qué es un EIFD y CRIA?  
Video - Qué tipo de proyectos puede realizar un fondo EIFD y CRIA? 
Video - Aportes de la comunidad sobre la lista de proyectos
Video - Próximo pasos 

Learn more about Financing Districts. The Southern California Association of Governments (SCAG) has further information and case studies of where EIFDs have been implemented.