[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6374262,"mediaKeyId","2144780-427fba53ba041c421478e5c5b00f5a59","parentId",2144780,"title","City staff outline standardized housing-incentive package and process reforms to speed development","audioSeconds",2887,"startMs",4563000,"endMs",7450000,"viewUrl","/Search/View?dp=1&key=2144780-427fba53ba041c421478e5c5b00f5a59&start=4563&end=7450","thumbnailUrl","https://assets.pipeline.soar.com/2144780-427fba53ba041c421478e5c5b00f5a59/thumbnail_4563000.jpg","articleUrl","/articles/6374262/Bloomington/McLean-County/Illinois/City-staff-outline-standardized-housing-incentive-package-and-process-reforms-to-speed-development","mediaUrl","https://secure.pipeline.soar.com/6374262-9fe60956601ea3d3914957a4f878179c/orig.mp4?Expires=1771153756&Signature=ANG~IgqCSrxYq1y~nNK1hwHQJKfuWTUg4ulJoQBPkja7Z5TYytkauro~LhetcNLHjNQ2FJenUPt9pw3Kl3EsyOHEFuRIZQGElt0eefJiSVg3GREDe7lNDgGyOZ2l4xzItRuWyCLKj5LOqO7zxs0whROUJCczhPfsrVWU~-1iJIbagnAG9Qd3ugAtRqCZj4wGlv1NaEjPErmGHcsLvTVk33c7-c4zgusHp4wxxqMG4sjch1t7mGlCHkzDYBRB55Z0WP9VDPclVjw3ARKbwFG6pZHzK3NO2DLKjdD6ryCqVB-cQIt3CQbFmS2bV1FHzG6JhFaa~vDcyji1AXXAM5qqrQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Bloomington, IL","date","2025-01-22T15:32:08Z","article","City staff presented a package of policy and process ideas Tuesday intended to reduce developer uncertainty and lower project costs for housing development.

Assistant/Deputy city staff framed the proposals as a response to repeated concerns raised by builders and developers that high construction costs, regulatory uncertainty and long plan-review times push projects to nearby communities with more favorable financing or incentives.

Key elements of the staff proposal:
- Standardized incentives (proposed): staff proposed a tiered, standardized package that would be available for a limited window (staff suggested two years for projects that get in the queue). Elements include: if a project is located in both a Tax Increment Financing (TIF) district and the state enterprise zone, provide up to 75% of the TIF increment for TIF-eligible costs; waive 50%–100% of city plan and permit fees depending on council direction; waive sales tax on construction materials through enterprise-zone mechanisms; offer a share (up to 50%) of food-and-beverage or local sales tax to developments that include ground-floor retail/restaurant as part of an affordable-housing project; and provide a density bonus for projects that include affordable or low/moderate-income units.
- Fee-reduction examples: staff presented the Lincoln Lofts development as a worked example. Using the project’s two phases (110 units total, roughly $11–$22 million combined construction value depending on phase), staff showed the city-level fee reductions could range from roughly $189,543 (general-fund fee waivers in one scenario) to an estimated total city incentive of about $388,000 when enterprise fund waivers are included, depending on the chosen discount level and what partner agencies contribute. Staff noted that a local partner (identified in the presentation as “BinWord”) is already offering a short-term 50% reduction in certain local fees for the next two years as a separate incentive.
- Process and certainty reforms: staff described work currently underway with consultants, including a zoning-code review by Opticos (to identify where “missing middle” housing can be enabled) and a plan-review/process improvement engagement with Iverson Consulting Group. The city also proposed considering a self-certification program for licensed architects and engineers to accelerate plan review (cities such as Glenview and Phoenix were cited as precedents).
- Enterprise-zone sales-tax abatement: staff confirmed the state has approved use of the enterprise-zone mechanism to exempt construction-material purchases from sales tax for qualifying residential projects in the zone, an action staff said could save a sizable amount on large projects.

Council reaction and next steps: Council members expressed interest in a standardized program and fairness/consistency concerns. Several members asked for more detailed fiscal analysis showing how a 50% or 100% fee waiver over a two-year pilot would affect city finances; others asked for protections to avoid unintended competitive harm to existing local businesses. Staff asked whether the council would support a time-limited standardized incentive and asked for guidance on fee-waiver percentage (50% or 100%). Several council members signaled interest in seeing the proposal in writing with pre-read financial impact information before formal approval.

Staff requested direction on whether to prepare an ordinance or formal proposal for council consideration and committed to provide requested fiscal impact analyses and example incentive agreements from neighboring communities.","mediaType","Video","parentTitle","Committee of the Whole - 1/21/2025","oneSentenceSummary","City staff proposed a standardized incentive package (fee waivers, TIF/enterprise-zone coordination, sales-tax abatements and density bonuses) and operational reforms (zoning code review, plan-review improvements, self-certification) intended to reduce developer uncertainty and spur housing construction.","taxTitle","Bloomington, McLean County, Illinois","taxId",2828,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6374270,"New Bloomington Normal Community Land Trust formed to preserve long-term affordable homeownership",1441,2175000,3616000,"/Search/View?dp=1&key=2144780-427fba53ba041c421478e5c5b00f5a59&start=2175&end=3616","https://assets.pipeline.soar.com/2144780-427fba53ba041c421478e5c5b00f5a59/thumbnail_2175000.jpg","/articles/6374270/Bloomington/McLean-County/Illinois/New-Bloomington-Normal-Community-Land-Trust-formed-to-preserve-long-term-affordable-homeownership","https://secure.pipeline.soar.com/6374270-24fb509044322004ad1382ecdf2a881e/orig.mp4?Expires=1771153756&Signature=lomeRoZG5Mg3xE2YFLG2tujKeOlsW9HhDWmGBc10QPXuOR5Bvcd2cD7bBRacYJasQb98PwP~Oaw3QZYhTkzBnNi8iidZOeiWF35zqAwWgBM74wBsQhV0Im5C2cUGN6HW77Ukin3RmOm9pSnBl4pEoVQw8gMRgCV-cKijfNaRk0WUvEtxgAV0AwXng3~o0oTCQ4GtNNtfK~ALQzYAQtKHVrhlCm7JLPc5IatyosLh3QMUAvTv2jc9I~~0ArGhTwmzd4GUUy1RGAX2woqSqmCqhAgaGdio45LQZtDndq6zeQ2VrOmQnixJ41ERHWndhkKwMsC0EJQ1a2czxrHFQFw0Fg__&Key-Pair-Id=KUT5TJCACFTXG","Representatives of the newly formed Bloomington Normal Community Land Trust told the City of Bloomington Committee of the Whole on Tuesday that the nonprofit has completed incorporation steps and obtained federal 501(c)(3) status, and that it plans to use the community land trust (CLT) model to preserve and extend long-term affordable homeownership.

Mark Adams, who identified himself as the interim president of the land trust, said the organization was founded in July 2023 and operates today on volunteer capacity. He said the CLT will prioritize light-to-moderate rehabilitation of existing homes — not primarily new construction — for households roughly at 60%–100% of area median income (AMI). “Our mission is to retain and grow the Bloomington-Normal community by providing affordable and varied housing through a land trust fund founded on equity, sustainability and resiliency,” Adams told the council.

The CLT model described to council: the trust acquires and permanently holds land and leases the ground on a long-term (commonly 99-year) ground lease while selling the home structure to a qualifying buyer. The trust applies a resale formula that limits the homeowner’s resale profit to preserve affordability for future buyers; the presenters noted a typical resale cap used in examples is about 25% appreciation share to the homeowner while preserving long-term price restraint for subsequent buyers.

Funding and operations: presenters said the group’s immediate goal is to raise modest seed funds to cover acquisition and renovation of a first home. The interim board adopted a conservative budget and said it would like to have roughly $54,000 in seed funds before attempting to acquire and rehab a first CLT home. Adams said the organization is pursuing partnerships with employers, faith-based organizations and Habitat for Humanity to supply donated land or construction support and to recruit volunteers for “Community Home Improvement Project” (CHIP) events that already completed two pilot volunteer repairs.

Timeline and public engagement: the trust plans a public membership meeting on March 18 at the Bloomington Public Library (7–8:30 p.m.; RSVP requested) to recruit a formal board of directors, solicit donations and discuss next steps. Presenters said they would share a business plan and supporting slides with city staff.

Why it matters: CLTs are a nationally recognized tool to preserve permanently affordable homeownership by removing land from speculative resale while enabling homeowners to build limited equity. Presenters said this model could complement other local incentives and rehabilitation programs staff is reviewing.

Questions from council members addressed portfolio scale and sustainability; presenters said that while larger CLTs may hold hundreds of units, a small local CLT can begin with a modest portfolio (presenters suggested a multi-year target in the tens to low hundreds) and scale after establishing operating capacity and diversified funding.","A grassroots nonprofit land-trust group told the council it secured 501(c)(3) status, will prioritize rehabilitating older homes for workforce households (60–100% AMI), and aims to raise seed funds before acquiring its first home.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6374274,"Realtors and economic developers tell Bloomington council home inventory is critically low; jobs growth outpaces local housing",702,540000,1242000,"/Search/View?dp=1&key=2144780-427fba53ba041c421478e5c5b00f5a59&start=540&end=1242","https://assets.pipeline.soar.com/2144780-427fba53ba041c421478e5c5b00f5a59/thumbnail_540000.jpg","/articles/6374274/Bloomington/McLean-County/Illinois/Realtors-and-economic-developers-tell-Bloomington-council-home-inventory-is-critically-low-jobs-growth-outpaces-local-housing","https://secure.pipeline.soar.com/6374274-d63100cccd6b2f655e3d39d14b2f996e/orig.mp4?Expires=1771153756&Signature=VG8ndPHssL9UaXWVwFUr~2HQlGI4JKb1kuo1zG1NXOIeh6sxG0stO7WbNrtDI0mj3F1AR5bL~t~zubaLWgZcy~F-q7VqqIDcRPf5C7cQnz65JRjupxwL0vd9-NKNGzeN45Ze4d0EqrYWgEpJPCE9hLUHMicvzxKx2FeTv44z-89cr2Gq5-MUx5iA~wm-MP8Uo997PrpqFh-GuZsAWx2vza1KA4VzA55Ey01KdRiukL2NaOrJt--7SRHTHqQYwHro0c~fqmULUdo9tommu-yOO1GLCWjpl~tXU9zxy0XIl7CaKfk449N5vFWwtzUAzg~pTT8T1hggBDOoMktqn8FaRQ__&Key-Pair-Id=KUT5TJCACFTXG","Tracy Pat Kunis, president of the Mid Illinois Realtors Association, and a regional economic development presenter identified in the meeting as Patrick told the City of Bloomington Committee of the Whole on Tuesday evening that the local housing market is in a supply shortage while employment gains are increasingly captured by surrounding communities.

Pat Kunis said the year ending October 2024 showed only a 0.5% increase in housing units for Bloomington-Normal — “7 total homes” more than the prior year — and that active listings across Bloomington-Normal were down to 99 homes at her brokerage’s sales meeting. She said there were no new-construction listings under $250,000 and that existing inventory overwhelmingly sits above the price points most local buyers seek: “We are in an inventory shortage,” she said.

Patrick, who identified his use of public data (including the U.S. Census OnTheMap tool) and local labor and commuting datasets, told the council that while the community has averaged significant investment and job gains in recent years, much of the new economic activity draws workers from outside the city. “Our surrounding communities are taking advantage of that ripple and we’re not,” he said.

Why it matters: City officials and presenters said the mismatch — strong local job growth but limited affordable, workforce housing — exports retail and other consumer spending out of Bloomington and leaves employers struggling to fill locally based positions.

Key details presented (figures as reported by presenters): Pat Kunis (Mid Illinois Realtors Association)
- Active listings in Bloomington-Normal (brokerage snapshot that day): 99 total (64 resale/35 new construction).
- Net change in units year-over-year (ending Oct. 2024): +0.5% (an increase of roughly seven units: 2 resales and 5 new-construction units, per MIRA statistics).
- Average sale price (existing/resale homes): about $275,000 (up from about $255,000 in 2023).
- Average sale price (new construction): about $455,000 (up from $416,000 the previous year).
- Only three active existing listings under $100,000; no new-construction homes under $250,000 on the snapshot day.
- Inventory supply: presenters said many price bands had less than a one-month supply of homes; showing service data indicated roughly 1,100 buyer showings in the prior 30 days.

Key points from Patrick (economic development presentation):
- Patrick used Census OnTheMap and commuting analyses to show Bloomington’s share of “maker” and “mover” jobs has been dropping and that the community has a growing share of payroll and consumer spending leaving the city monthly.
- He presented a model-based housing need figure (as shown to the council): “If you look at the actual change in the far right, it’s still saying we need about 45100 houses,” and, projecting out, “it’s saying you need 16,000 houses” by 2030–2035 (presenter’s phrasing in transcript). He also warned that higher housing costs reduce the region’s ability to retain college graduates and mid-career workers.

Council discussion focused on causes and possible responses: members asked whether construction costs and labor availability were principal constraints and whether incentives and standardized permit processes could change developer behavior. Presenters and staff said high construction costs and return-on-investment calculations attract some projects to other communities that offer larger incentives or financing mechanisms, and that labor shortages and lead times also factor into delayed groundbreakings.

What’s next: Council members and staff asked for copies of the presenters’ slide decks, data sources and examples of incentive packages used by neighboring communities so the council can weigh potential actions. Presenters said materials and sources would be shared with staff.","Presenters from the Mid Illinois Realtors Association and regional economic development shared data showing a constrained housing inventory, rising prices, and a mismatch between job growth and locally based workers that they say is costing the local economy.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":91,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6374280,"Committee of the Whole approves minutes, allows one member to participate virtually",96,444000,"/Search/View?dp=1&key=2144780-427fba53ba041c421478e5c5b00f5a59&start=444&end=540","https://assets.pipeline.soar.com/2144780-427fba53ba041c421478e5c5b00f5a59/thumbnail_444000.jpg","/articles/6374280/Bloomington/McLean-County/Illinois/Committee-of-the-Whole-approves-minutes-allows-one-member-to-participate-virtually","https://secure.pipeline.soar.com/6374280-45d074eef3df8aade96fb68ff762dd57/orig.mp4?Expires=1771153756&Signature=c6e-rRUJuGoFIgYs~I1DKMhWuAp~SJvuthy1oL~zGv~clk4iyLhuQxlnwcFen6wYQd82HbH4ghSwzZSd88uB54eM9UdjGs38wwddOgZjr8dMAC7VKvhRZc~xTksVlo--Ob8GpWebNw8IJFA6aVVaYvyiD3bSEQ073-GWlQwoReixuHCTIc7XvLpXuaSZ9Fz2YdpdGY3aFSdiwmyUeC1iPulxuQMpMAqCNTW8rXMedDeEGvjuzB58jfFsSzPjWGIX-5~ZEa22CIPqc04SOg2y-ZZfDB5IZ15uM4lWsz43Zs3f4QDL7rT5Rq80bUA8qaWLyNam8iQEkD7BVCSPiHRDNQ__&Key-Pair-Id=KUT5TJCACFTXG","The City of Bloomington Committee of the Whole approved the consent agenda, consisting of minutes, and voted to allow a council member to participate virtually during Tuesday evening’s meeting.

The virtual-participation motion was made by Council member Romati and seconded by Council member Danenberger; the motion passed on a recorded roll-call vote. The consent agenda (approval of minutes) was moved and seconded and then approved by roll call.

Both votes were recorded by roll call; members answered in the affirmative during each vote and the motions carried. No members recorded a no vote, abstention, or recusal in the transcripted roll calls for these actions.

The approvals cleared routine business and allowed the meeting to proceed to the regular agenda, which focused on housing presentations and policy discussions later in the evening.","At Tuesday's Committee of the Whole meeting, the council approved the consent agenda (minutes) and voted to permit one council member to participate virtually. Both motions passed on roll-call votes.","actionData","errors"]

Article not found

City staff outline standardized housing-incentive package and process reforms to speed development

New Bloomington Normal Community Land Trust formed to preserve long-term affordable homeownership

Realtors and economic developers tell Bloomington council home inventory is critically low; jobs growth outpaces local housing

Committee of the Whole approves minutes, allows one member to participate virtually