2020 -- S 2200

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LC003124

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     STATE OF RHODE ISLAND

IN GENERAL ASSEMBLY

JANUARY SESSION, A.D. 2020

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A N   A C T

RELATING TO STATE AFFAIRS AND GOVERNMENT -- REBUILD RHODE ISLAND

TAX CREDIT

     Introduced By: Senators Crowley, Nesselbush, Conley, and Cano

     Date Introduced: February 04, 2020

     Referred To: Senate Finance

     It is enacted by the General Assembly as follows:

     SECTION 1. Sections 42-64.20-3 and 42-64.20-5 of the General Laws in Chapter 42-

64.20 entitled "Rebuild Rhode Island Tax Credit" are hereby amended to read as follows:

     42-64.20-3. Definitions.

     As used in this chapter:

     (1) "Adaptive reuse" means the conversion of an existing structure from the use for which

it was constructed to a new use by maintaining elements of the structure and adapting such

elements to a new use.

     (2) "Affiliate" means an entity that directly or indirectly controls, is under common

control with, or is controlled by the business. Control exists in all cases in which the entity is a

member of a controlled group of corporations as defined pursuant to § 1563 of the Internal

Revenue Code of 1986 (26 U.S.C. § 1563) or the entity is an organization in a group of

organizations under common control as defined pursuant to subsection (b) or (c) of § 414 of the

Internal Revenue Code of 1986 (26 U.S.C. § 414). A taxpayer may establish by clear and

convincing evidence, as determined by the tax administrator, that control exists in situations

involving lesser percentages of ownership than required by those statutes. An affiliate of a

business may contribute to meeting either the capital investment or full-time employee

requirements of a business that applies for a credit under this chapter.

     (3) "Affordable housing" means housing for sale or rent with combined rental costs or

combined mortgage loan debt service, property taxes, and required insurance that do not exceed

thirty percent (30%) of the gross annual income of a household earning up to eighty percent

(80%) of the area median income, as defined annually by the United States Department of

Housing and Urban Development.

     (4) "Applicant" means a developer applying for a rebuild Rhode Island tax credit under

this chapter.

     (5) "Business" means a corporation as defined in § 44-11-1(4), or a partnership, an S

corporation, a non-profit corporation, a sole proprietorship, or a limited-liability corporation. A

business shall include an affiliate of the business if that business applies for a credit based upon

any capital investment made by an affiliate.

     (6) "Capital investment" in a real estate project means expenses by a developer incurred

after application for:

     (i) Site preparation and construction, repair, renovation, improvement, equipping, or

furnishing on real property or of a building, structure, facility, or improvement to real property;

     (ii) Obtaining and installing furnishings and machinery, apparatus, or equipment,

including but not limited to, material goods for the operation of a business on real property or in a

building, structure, facility, or improvement to real property.

     In addition to the foregoing, if a developer acquires or leases a qualified development

project, the capital investment made or acquired by the seller or owner, as the case may be, if

pertaining primarily to the premises of the qualified development project, shall be considered a

capital investment by the developer and, if pertaining generally to the qualified development

project being acquired or leased, shall be allocated to the premises of the qualified development

project on the basis of the gross leasable area of the premises in relation to the total gross leasable

area in the qualified development project. The capital investment described herein shall be

defined through rules and regulations promulgated by the commerce corporation.

     (7) "Certified historic structure" means a property located in the state of Rhode Island and

is

     (i) Listed individually on the national register of historic places; or

     (ii) Listed individually in the state register of historic places; or

     (iii) Located in a registered historic district and certified by either the Rhode Island

historical preservation and heritage commission created pursuant to § 42-45-2 or the Secretary of

the Interior as being of historic significance to the district.

     (8) "Commerce corporation" means the Rhode Island commerce corporation established

pursuant to § 42-64-1 et seq.

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     (9) "Commercial" shall mean non-residential development.

     (10) "Developer" means a person, firm, business, partnership, association, political

subdivision, or other entity that proposes to divide, divides, or causes to be divided real property

into a subdivision or proposes to build or builds a building or buildings or otherwise improves

land or existing structures, which division, building, or improvement qualifies for benefits under

this chapter.

     (11) "Development" means the improvement of land through the carrying out of building,

engineering, or other operations in, on, over, or under land, or the making of any material change

in the use of any buildings or land for the purposes of accommodating land uses.

     (12) "Eligibility period" means the period in which a developer may claim a tax credit

under this act, beginning with the tax period in which the commerce corporation accepts

certification from the developer that it has met the requirements of the act and extending

thereafter for a term of five (5) years.

     (13) "Full-time employee" means a person who is employed by a business for

consideration for a minimum of at least thirty-five (35) hours per week, or who renders any other

standard of service generally accepted by custom or practice as full-time employment, or who is

employed by a professional employer organization pursuant to an employee leasing agreement

between the business and the professional employer organization for a minimum of thirty-five

(35) hours per week, or who renders any other standard of service generally accepted by custom

or practice as full-time employment, and whose wages are subject to withholding.

     (14) "Hope community" means a municipality for which the five-year (5) average

percentage of families with income below the federal poverty level exceeds the state five-year (5)

average percentage, both as most recently reported by the U.S. Department of Commerce, Bureau

of the Census.

     (15) "Manufacturer" shall mean any entity that:

     (i) Uses any premises within the state primarily for the purpose of transforming raw

materials into a finished product for trade through any or all of the following operations:

adapting, altering, finishing, making, processing, refining, metalworking, and ornamenting, but

shall not include fabricating processes incidental to warehousing or distribution of raw materials,

such as alteration of stock for the convenience of a customer; or

     (ii) Is described in codes 31-33 of the North American Industry Classification System, as

revised from time to time.

     (16) "Mixed use" means a development comprising both commercial and residential

components.

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     (17) "Partnership" means an entity classified as a partnership for federal income tax

purposes.

     (18) "Placed in service" means the earlier of (i) Substantial construction or rehabilitation

work has been completed that would allow for occupancy of an entire structure or some

identifiable portion of a structure, as established in the application approved by the commerce

corporation board or (ii) Receipt by the developer of a certificate, permit, or other authorization

allowing for occupancy of the project or some identifiable portion of the project by the municipal

authority having jurisdiction.

     (19) "Pawtucket-Central Falls station redevelopment district" means the area in the city

of Pawtucket beginning at the point of intersection of Lonsdale Avenue and Rand Street, turning

south on Lonsdale Avenue until Beecher Street, then heading east, then south, then east on

Beecher Street to Coleman Street, then turning south onto Coleman Street to Carpenter Street,

then heading east onto Carpenter Street to Conant Street, then turning south onto Conant Street to

Weeden Street, turning west onto Weeden Street to Coleman Street, then turning south onto

Coleman Street to Centre Street, then turning east onto Centre Street to Conant Street, then

turning south onto Conant Street to Mineral Spring Avenue, then turning east onto Mineral

Spring Avenue to Church Street, continuing east onto Church Street to Park Place West, turning

north onto Park Place West to Dexter Street, continuing north onto Dexter Street to Cross Street,

then turning west onto Cross Street to Pine Street, then turning north onto Pine Street to Rand

Street, then turning west onto Rand Street to Lonsdale Avenue. In the City of Central Falls it

means the area beginning at the point of intersection of Dexter Street and the Central Falls-

Pawtucket city line, then following the Central Falls-Pawtucket city line to Clay Street, then

turning east onto Clay Street to Hawes Street, then turning north onto Hawes Street to Cross

Street, then turning west onto Cross Street to Pine Street, then turning north onto Pine Street to

Knight Street, then turning east onto Knight Street to Dexter Street, then turning north onto

Dexter Street to Central Street, then turning west onto Central Street to Pine Street, then turning

north onto Pine Street to Rand Street, then turning east onto Rand Street to Dexter Street, then

turning north onto Dexter Street to Mowry Street, then turning west onto Mowry Street to Pine

Street, then turning south onto Pine Street to Rand Street, then turning west onto Rand Street to

Lonsdale Avenue, then turning south onto Lonsdale Avenue to the Central Falls-Pawtucket city

line, then following the Central Falls-Pawtucket city line east to Dexter Street.

     (19)(20) "Project" means qualified development project as defined under subsection

(23)(24).

     (20)(21) "Project area" means land or lands under common ownership or control in which

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a qualified development project is located.

     (21)(22) "Project cost" means the costs incurred in connection with the qualified

development project or qualified residential or mixed use project by the applicant until the

issuance of a permanent certificate of occupancy, or until such other time specified by the

commerce corporation, for a specific investment or improvement, as defined through rules and

regulations promulgated by the commerce corporation.

     (22)(23) "Project financing gap" means:

     (i) The part of the total project cost that remains to be financed after all other sources of

capital have been accounted for (the sources will include, but not be limited to, developer-

contributed capital), which shall be defined through rules and regulations promulgated by the

commerce corporation; or

     (ii) The amount of funds that the state may invest in a project to gain a competitive

advantage over a viable and comparable location in another state by means described in this

chapter.

     (23)(24) "Qualified development project" means a specific construction project or

improvement, including lands, buildings, improvements, real and personal property or any

interest therein, including lands under water, riparian rights, space rights and air rights, acquired,

owned, leased, developed or redeveloped, constructed, reconstructed, rehabilitated or improved,

undertaken by a developer, owner or tenant, or both, within a specific geographic area, meeting

the requirements of this chapter, as set forth in an application made to the commerce corporation.

     (24)(25) "Recognized historical structure" means a property located in the state of Rhode

Island and commonly considered to be of historic or cultural significance as determined by the

commerce corporation in consultation with the state historic preservation officer.

     (25)(26) "Residential" means a development of residential dwelling units.

     (26)(27) "Targeted industry" means any advanced, promising, or otherwise prioritized

industry identified in the economic development vision and policy promulgated pursuant to § 42-

64.17-1 or, until such time as any such economic development vision and policy is promulgated,

as identified by the commerce corporation.

     (27)(28) "Transit-oriented development area" means an area in proximity to transit

infrastructure that will be further defined by regulation of the commerce corporation in

consultation with the Rhode Island department of transportation.

     (28)(29) "Workforce housing" means housing for sale or rent with combined rental costs

or combined mortgage loan debt service, property taxes, and required insurance that do not

exceed thirty percent (30%) of the gross annual income of a household earning between eighty

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percent (80%) and one hundred and forty percent (140%) of the area median income, as defined

annually by the United States Department of Housing and Urban Development.

     42-64.20-5. Tax credits.

     (a) An applicant meeting the requirements of this chapter may be allowed a credit as set

forth hereinafter against taxes imposed upon such person under applicable provisions of title 44

of the general laws for a qualified development project.

     (b) To be eligible as a qualified development project entitled to tax credits, an applicant's

chief executive officer or equivalent officer shall demonstrate to the commerce corporation, at the

time of application, that:

     (1) The applicant has committed a capital investment or owner equity of not less than

twenty percent (20%) of the total project cost;

     (2) There is a project financing gap in which after taking into account all available private

and public funding sources, the project is not likely to be accomplished by private enterprise

without the tax credits described in this chapter; and

     (3) The project fulfills the state's policy and planning objectives and priorities in that:

     (i) The applicant will, at the discretion of the commerce corporation, obtain a tax

stabilization agreement from the municipality in which the real estate project is located on such

terms as the commerce corporation deems acceptable;

     (ii) It (A) Is a commercial development consisting of at least 25,000 square feet occupied

by at least one business employing at least 25 full-time employees after construction or such

additional full-time employees as the commerce corporation may determine; (B) Is a multi-family

residential development in a new, adaptive reuse, certified historic structure, or recognized

historical structure consisting of at least 20,000 square feet and having at least 20 residential units

in a hope community; or (C) Is a mixed-use development in a new, adaptive reuse, certified

historic structure, or recognized historical structure consisting of at least 25,000 square feet

occupied by at least one business, subject to further definition through rules and regulations

promulgated by the commerce corporation; and

     (iii) Involves a total project cost of not less than $5,000,000, except for a qualified

development project located in a hope community or redevelopment area designated under § 45-

32-4 in which event the commerce corporation shall have the discretion to modify the minimum

project cost requirement.

     (c) The commerce corporation shall develop separate, streamlined application processes

for the issuance of rebuild RI tax credits for each of the following:

     (1) Qualified development projects that involve certified historic structures;

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     (2) Qualified development projects that involve recognized historical structures;

     (3) Qualified development projects that involve at least one manufacturer; and

     (4) Qualified development projects that include affordable housing or workforce housing.

     (d) Applications made for a historic structure or recognized historic structure tax credit

under chapter 33.6 of title 44 shall be considered for tax credits under this chapter. The division

of taxation, at the expense of the commerce corporation, shall provide communications from the

commerce corporation to those who have applied for and are in the queue awaiting the offer of

tax credits pursuant to chapter 33.6 of title 44 regarding their potential eligibility for the rebuild

RI tax credit program.

     (e) Applicants (1) Who have received the notice referenced in subsection (d) above and

who may be eligible for a tax credit pursuant to chapter 33.6 of title 44, (2) Whose application

involves a certified historic structure or recognized historical structure, or (3) Whose project is

occupied by at least one manufacturer shall be exempt from the requirements of subsections

(b)(3)(ii) and (b)(3)(iii). The following procedure shall apply to such applicants:

     (i) The division of taxation shall remain responsible for determining the eligibility of an

applicant for tax credits awarded under chapter 33.6 of title 44;

     (ii) The commerce corporation shall retain sole authority for determining the eligibility of

an applicant for tax credits awarded under this chapter; and

     (iii) The commerce corporation shall not award in excess of fifteen percent (15%) of the

annual amount authorized in any fiscal year to applicants seeking tax credits pursuant to this

subsection (e).

     (f) Maximum project credit.

     (1) For qualified development projects, the maximum tax credit allowed under this

chapter shall be the lesser of (i) Thirty percent (30%) of the total project cost; or (ii) The amount

needed to close a project financing gap (after taking into account all other private and public

funding sources available to the project), as determined by the commerce corporation.

     (2) The credit allowed pursuant to this chapter, inclusive of any sales and use tax

exemptions allowed pursuant to this chapter, shall not exceed fifteen million dollars

($15,000,000) for any qualified development project under this chapter; except as provided in

subsection (f)(3) of this section; provided however, any qualified development project that

exceeds the project cap upon passage of this act shall be deemed not to exceed the cap, shall not

be reduced, nor shall it be further increased. No building or qualified development project to be

completed in phases or in multiple projects shall exceed the maximum project credit of fifteen

million dollars ($15,000,000) for all phases or projects involved in the rehabilitation of the

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building. Provided, however, that for purposes of this subsection and no more than once in a

given fiscal year, the commerce corporation may consider the development of land and buildings

by a developer on the "I-195 land" as defined in § 42-64.24-3(6) as a separate, qualified

development project from a qualified development project by a tenant or owner of a commercial

condominium or similar legal interest including leasehold improvement, fit out, and capital

investment. Such qualified development project by a tenant or owner of a commercial

condominium or similar legal interest on the I-195 land may be exempted from subsection

(f)(1)(i) of this section.

     (3) The credit allowed pursuant to this chapter, inclusive of any sales and use tax

exemptions allowed pursuant to this chapter, shall not exceed twenty-five million dollars

($25,000,000) for the project for which the I-195 redevelopment district was authorized to enter

into a purchase and sale agreement for parcels 42 and P4 on December 19, 2018, provided that

project is approved for credits pursuant to this chapter by the commerce corporation.

     (g) Credits available under this chapter shall not exceed twenty percent (20%) of the

project cost, provided, however, that the applicant shall be eligible for additional tax credits of not

more than ten percent (10%) of the project cost, if the qualified development project meets any of

the following criteria or other additional criteria determined by the commerce corporation from

time to time in response to evolving economic or market conditions:

     (1) The project includes adaptive reuse or development of a recognized historical

structure;

     (2) The project is undertaken by or for a targeted industry;

     (3) The project is located in a transit-oriented development area. Notwithstanding the

provisions of any general or special law to the contrary, applicants applying for tax credits for

projects located in a transit-oriented development area located in the Pawtucket-Central Falls

station redevelopment district shall be eligible for credits not exceeding fifty percent (50%) of the

project cost;

     (4) The project includes residential development of which at least twenty percent (20%)

of the residential units are designated as affordable housing or workforce housing;

     (5) The project includes the adaptive reuse of property subject to the requirements of the

industrial property remediation and reuse act, § 23-19.14-1 et seq.; or

     (6) The project includes commercial facilities constructed in accordance with the

minimum environmental and sustainability standards, as certified by the commerce corporation

pursuant to Leadership in Energy and Environmental Design or other equivalent standards.

     (h) Maximum aggregate credits. The aggregate sum authorized pursuant to this chapter,

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inclusive of any sales and use tax exemptions allowed pursuant to this chapter, shall not exceed

two hundred ten million dollars ($210,000,000), excluding any tax credits allowed pursuant to

subsection (f)(3) of this section.

     (i) Tax credits shall not be allowed under this chapter prior to the taxable year in which

the project is placed in service.

     (j) The amount of a tax credit allowed under this chapter shall be allowable to the

taxpayer in up to five, annual increments; no more than thirty percent (30%) and no less than

fifteen percent (15%) of the total credits allowed to a taxpayer under this chapter may be

allowable for any taxable year.

     (k) If the portion of the tax credit allowed under this chapter exceeds the taxpayer's total

tax liability for the year in which the relevant portion of the credit is allowed, the amount that

exceeds the taxpayer's tax liability may be carried forward for credit against the taxes imposed for

the succeeding four (4) years, or until the full credit is used, whichever occurs first. Credits

allowed to a partnership, a limited-liability company taxed as a partnership, or multiple owners of

property shall be passed through to the persons designated as partners, members, or owners

respectively pro rata or pursuant to an executed agreement among persons designated as partners,

members, or owners documenting an alternate distribution method without regard to their sharing

of other tax or economic attributes of such entity.

     (l) The commerce corporation, in consultation with the division of taxation, shall

establish, by regulation, the process for the assignment, transfer, or conveyance of tax credits.

     (m) For purposes of this chapter, any assignment or sales proceeds received by the

taxpayer for its assignment or sale of the tax credits allowed pursuant to this section shall be

exempt from taxation under title 44. If a tax credit is subsequently revoked or adjusted, the

seller's tax calculation for the year of revocation or adjustment shall be increased by the total

amount of the sales proceeds, without proration, as a modification under chapter 30 of title 44. In

the event that the seller is not a natural person, the seller's tax calculation under chapter 11, 13,

14, or 17 of title 44, as applicable, for the year of revocation, or adjustment, shall be increased by

including the total amount of the sales proceeds without proration.

     (n) The tax credit allowed under this chapter may be used as a credit against corporate

income taxes imposed under chapter 11, 13, 14, or 17, of title 44, or may be used as a credit

against personal income taxes imposed under chapter 30 of title 44 for owners of pass-through

entities such as a partnership, a limited-liability company taxed as a partnership, or multiple

owners of property.

     (o) In the case of a corporation, this credit is only allowed against the tax of a corporation

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included in a consolidated return that qualifies for the credit and not against the tax of other

corporations that may join in the filing of a consolidated tax return.

     (p) Upon request of a taxpayer and subject to annual appropriation, the state shall redeem

this credit, in whole or in part, for ninety percent (90%) of the value of the tax credit. The division

of taxation, in consultation with the commerce corporation, shall establish by regulation a

redemption process for tax credits.

     (q) Projects eligible to receive a tax credit under this chapter may, at the discretion of the

commerce corporation, be exempt from sales and use taxes imposed on the purchase of the

following classes of personal property only to the extent utilized directly and exclusively in the

project: (1) Furniture, fixtures, and equipment, except automobiles, trucks, or other motor

vehicles; or (2) Other materials, including construction materials and supplies, that are

depreciable and have a useful life of one year or more and are essential to the project.

     (r) The commerce corporation shall promulgate rules and regulations for the

administration and certification of additional tax credit under subsection (e), including criteria for

the eligibility, evaluation, prioritization, and approval of projects that qualify for such additional

tax credit.

     (s) The commerce corporation shall not have any obligation to make any award or grant

any benefits under this chapter.

     SECTION 2. This act shall take effect upon passage.

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EXPLANATION

BY THE LEGISLATIVE COUNCIL

OF

A N   A C T

RELATING TO STATE AFFAIRS AND GOVERNMENT -- REBUILD RHODE ISLAND

TAX CREDIT

***

     This act would amend certain provisions of the "Rebuild Rhode Island Tax Credit Act",

and would create the Pawtucket-Central Falls station redevelopment district with a metes and

bounds description. The act would also provide that tax credits may be available for certain

projects located in the transit-oriented development area located in the Pawtucket-Central Falls

station redevelopment district for an amount not to exceed fifty percent (50%) of the project cost.

     This act would take effect upon passage.

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