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“棕地”贷款项目现已开放 – 新泽西开发者应注意哪些问题

Author: Scarinci Hollenbeck, LLC

Date: March 12, 2021

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棕地贷款项目现已开放 – 新泽西开发者应注意哪些问题

此次,新泽西开发者,地产主,及相关买家可能有资格申请一种新型贷款,来助其支付“棕地”再开发与治理的相关开销。不过,留给我们的时间不多了 – 根据最新的规定,“棕地”贷款项目申请必须于2021年4月13日前提交。

关于此次“棕地”贷款项目的一些关键信息

此次“棕地”贷款项目旨在向那些有意开发商用(包括但不限于制造业用地)、零售、混合用地开发、扩建、更改土地使用目的的潜在“棕地”买家、现持有人(包括地方政府辖下的开发者)提供一种新的选择。贷款最低金额不得低于十万美金,最高可达五百万美金。

欲参加此次贷款项目,申请人需证明其具备“现场控制”能力或有相关途径可获得“现场控制”。此外,申请人必须提供证据证明其(将)持有土地估价的至少10%的产权。且申请人申请中需要附上“棕地”所在地市政长官的相关证明背书。

哪些土地属于符合项目的“棕地” —- 该项目也说明当前空置或有以下未充分利用的情况的商业或工业地块(包含此前土地使用性质为商业或工业)为符合标准的“棕地”:

  • 曾经发生或疑似存在排污的情况的;
  • 相关房产结构曾用作减量或清除石棉、多氯联苯、受污染木料或涂料,且有必要进一步采取其他的结构性移除手段的;
  • 符合上述情况已经采取相应措施进行补救修复的工业用地需要进一步采取补救修复措施以适应混合用地或住宅用地再开发的;
  • 项目本身须在经济上具备切实可行性,意即项目须有充足现金流用以偿还相关贷款债务,包括本法案下的“棕地贷款”,且需要自证该项目不存在资金缺口且无法获得其他的贷款;
  • 项目须在补救修复后重新投入使用;
  • 此前已经获得“ ‘棕地’及受污染土地修复补偿项目”拨款的项目不具备申请本贷款的资格;
  • 相关地产,在接受补救修复的情况下,其估值须超过贷款金额全额(包括“棕地”贷款的金额),否则申请人需提供其他抵押担保;
  • 申请人须提供LSRP(一种注册专业环境修复工程师)报告或其他专业人士出具的报告以证明土地符合“棕地”标准(即土地存在污染)

一旦获批,“棕地”贷款获批金额即可广泛使用到该“棕地”的调查、评估及修复当中去,包括但不限于以下项目:

  • 土壤、地下水及基建的调查
  • 土地评估
  • 环境修复
  • 消除污染
  • 排污派废
  • 长期地下水或自然的衰减
  • 其他环境治理中的制度控制
  • 律师费
  • 规划、工程或环境咨询
  • 工程或结构问题(包括拆迁、清除石棉、清除多氯联苯、移除受污染木料涂料或其他的基建结构的修复)

相关贷款获批资金不得与此前获得的任何州属或联邦拨款在同样的项目中进行叠加使用。

申请“棕地”贷款项目

有意申请相关贷款的机构,须提交申请,并由新泽西经纪发展局在竞标中进行审核评估。申请中须附上相关“棕地”所在地的市长或市政长官(如该市政当局不设市长一职)的背书。

符合基本条件的申请将会进一步接受新泽西经济发展局根据其对地方或经济的影响进行评估和评判打分。以下因素将会被纳入考量:

  • 借款人/开发人是否为非盈利机构;
  • “棕地”是否位于新泽西社会事务发展司根据现行“市政振兴指数”平判处的50个最萧条的区域,或处于符合资格的“机会区域”(O-Zone),或由新泽西环保局社区事务合作互助司运营的地区;
  • 是否临近公共交通 – 即项目是否位于1类规划区(都市区)且距离NJ Transit、Port Authority、Port Authority Trans-Hudson轨道交通、公交车站、摆渡船站,包括所有轻轨站及NJ Transit认可的高频公交站点方圆半英里之内;
  • 拟定的“棕地”重启计划与当地经济再发展计划是否吻合一致;
  • 重启“棕地”后预计可增加的财政税收体量;
  • 贷款的必要性与环境修复及再开发项目的可行性;
  • “棕地”修复项目本身以外的公共卫生与环保效益;
  • “棕地”被弃置或停止使用的时长。

本项贷款申请费$2,500。其他相关申请详情参见:https://www.njeda.com/bfloans

“棕地”税务刺激计划即将发布

此外,政府也即将颁布税收刺激计划从而为“棕地”再开发提供经济扶持。基于2020新泽西经济恢复法案颁布,“棕地”再开发税务刺激计划,将为“棕地”环境修复相关项目提供税务抵免。

“棕地”再开发税务刺激计划作,旨在支持为土地评估、调查及修复,以及有毒有害物料清理、排废和结构修复等相关事项的开销提供一次性的税务抵免福利。该计划适用于每年将提供总计5千万的税务抵免,且每个项目最高可获得四百万的税务抵免。税务抵免将由申请人竞标获得,竞标程序预计将于今年晚些时候由新泽西环保局颁布。

进一步了解该贷款项目

由于“棕地”贷款项目将于2021年4月13日截止,该截止日期将不得延后。如欲了解您的相关业务是否可以从该贷款项目中获益,欢迎联系Scarinci Hollenbeck的土地使用及土地规划的相关律师。

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