This will be a rambling answer and nowhere near complete, but bear with me.When considering a TIRZ there should be an analysis with specific findings about the value of the TIRZ to a city. One specific is its direct costs that are passed along to the city's taxpayers outside the TIRZ. What financial part are they playing in this development, whether capital or o&m. I realize that there are reasons to form a TIRZ that a financial analysis of this type will not support, but the key thought here is that anything and everything involving a special district or TIRZ should be transparent. A TIRZ is a valuable tool where the developer(s) are using the city's money to develop, not their own.Also a financial risk analysis should be done anytime a city issues TIRZ bonds. These are bonds payable only from TIRZ revenues, but the mere fact that a city has no other responsibility masks the need for a transparent analysis identifying not only the financial risks to a city and its taxpayers, but the credit risks to a city and the cost, direct and indirect, that might ensue. In fact, we have seen instances where debt associated with a TIRZ is not initially treated strictly as stand alone revenue debt. In the credit analysis it migrates over to a city's GO debt and is counted in that piece of credit analysis until the project proves it is self-supporting. There have been examples of that in recent years.The key thought of this response is transparency. A governing body should have all the facts before making a determination. The city staff should not be making political decisions for the politicians. It might be ugly but a quality project can overcome the ugly as long as it is identified and communicated to the decision makers.One obvious but rarely fully recognized is that a developer is the enemy when it comes to acquiring city funds. Many will do anything and everything to secure TIRZ or other district funds. They should not be at the table in any analysis until a decision is made to move forward. They are certainly a resource to be utilized but should never be a participant.A developer's funding should also be fully understood as well. Funding failure can take a project down quickly. Remember, his funds are the risk part of this funding.I have not covered everything that should be examined, but risk should be fully understood before embarking on the project.Make sure that you have competent advisors. You pay them to help you through this.So I didn't help with a policy because I have never seen one that incorporates these analyses. Policies are valuable and it requires governing bodies to violate them. This will typically raise red flags within the community. Expertise and facts are the best help in protecting administrative staffs from the politicians and provide a valuable service to all taxpayers.I would love to see a copy of any policy that you might implement.