TIF Funding For Housing In Blue Springs

By Gordon HopkinsA blight and substandard study was presented to the Blue Springs Planning and Zoning Commission at a meeting on Tuesday, October 18, 2022. That study is the first step for the city to acquire TIF (Tax Increment Financing) funds for building improvements as part of a redevelopment plan.A public hearing was held to allow for public input.Andrew Willis, an attorney with Cline Williams Wright Johnson & Oldfather, L.L.P., explained the process, “We’ve created a redevelopment area. Then what can be done is specific projects in that area are eligible for Tax Increment Financing.”The study was created by Hanna Keelan Associates and designated 245 acres as blighted and substandard.Willis acknowledged that some people may balk at the terminology but he emphasized the term, blight, is simply a designation used by the government, “Part of the big concern always is the term, blighted and nobody likes the term, blighted. Unfortunately, that’s the term that’s in the state statutes.”To qualify as blighted or substandard, there are certain criteria that buildings in the study area must meet. Willis said, “It has to meet one of these five categories. And the one that’s met in here is that the average age of the buildings in the area is over 40 years old.”Again, Willis stressed that those buildings in the area weren’t necessarily in bad shape, simply that enough of the buildings met that age standard. The study found that the average age of residential homes in the study area were 90 years old. The average age of commercial buildings were 66 years old.Other issues considered were dilapidated buildings, deterioration and obsolescence in platting. The blight and substandard evaluation included a detailed exterior structural survey of 179 structures, field inventory of 331 parcels, conversations with Blue Springs officials and staff and a review of available reports and documents containing information which could substantiate the existence of blight and substandard conditions.Willis said that the blight designation will not change anything except for those who wish to apply for TIF funding.Andy Carothers, City Attorney for Blue Springs, confirmed this, “It’s not going to increase or decrease anybody’s (property) value.How TIF Funding WorksNew construction or improvements to existing structures generally lead to properties of a higher value. TIF allows local governments to invest in public infrastructure and other improvements up-front. The government reimburses a private developer as incremental taxes are generated.Each project proposing to use TIF would need to be approved by the city. Willis said, “Nothing happens unless we have somebody come forward or there’s some specific project that is proposed and then ultimately approved.”The Planning and Zoning Commission voted to recommend designating the recommended the proposed are and blighted and substandard and to adopt the redevelopment area.After the Planning and Zoning meeting, the Blue Springs City Council met and approved the blighted and substandard designation and to adopt the redevelopment area.

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