Blue Springs holds annual TIF and economic development update; Copperleaf TIF terminated, unpaid NID assessments cited

City staff presented the 11th annual update on tax increment financing districts, community improvement districts, Chapter 100 abatements and other economic-development programs at a public hearing March 3 required by Missouri law.

The presentation, introduced by city staff as the annual update required by section 99.865 of the Missouri statutes, included maps of the city’s incentive districts, a list of active and closed TIFs, and financial summaries for CIDs and Chapter 100 and 353 projects. Staff told the council the Copperleaf Village TIF terminated during fiscal year 2024 by ordinance 5355 (08/19/2024) and that remaining certified liability on that district—$3,600,000 plus interest—was written off the city’s books and will be reflected in the city audit to be presented at a later meeting.

The update noted that Woods Chapel TIF reimbursements are limited to 50% of the “grama” revenues effective 2023 (as stated in the presentation). Staff also reported other active districts, listed the percent of project costs reimbursed for each CID, and said the White Oak CID revenue is being transferred to a TIF to pay down bonds. Fall Creek CID’s original sales-tax incentive and certified costs were also summarized, with staff noting certified costs of $494,000 have been fully reimbursed and $48,000 has been paid toward district services.

Staff described active Chapter 100 abatements for Kohl’s, Foresea (two abatements), Durette and Blue Springs Logistics and said three inactive Chapter 100 projects have expired terms, one was terminated and one was fully paid early. There are five active Chapter 353 projects and eight inactive ones of various statuses, staff said.

On the South Area Neighborhood Improvement District (NID), staff reported bonds are scheduled to be repaid in 2029 and that the 2024 assessments were added to 1,967 parcels affecting 1,139 property owners—an increase of 174 parcels (9.7%) from 2023, driven by new development. Staff said $21,004.27 remained unpaid as of Sept. 30, 2024; that figure excludes parcels held by the land bank.

Council members asked staff clarifying questions during the hearing. Councilman McCollum asked whether the unpaid NID assessments represented individual properties; staff confirmed they did. A council member asked for the timeline on the Whataburger reimbursement agreement; staff said they did not have the timeline at the hearing but would provide that information later and noted the agreement accrues interest with quarterly payments and a current balance reported in the presentation.

The public hearing record included the city council information form dated Feb. 12, 2025, attached notices published in the Examiner on Feb. 1, 8, 15 and 22, 2025, and the tax increment financing and economic development update presentation. No members of the public spoke in support or opposition during the hearing. The mayor closed the public hearing with no council action requested that night.

Why it matters: TIFs, CIDs, Chapter 100 and 353 projects and NIDs direct property and sales tax revenue streams and affect the city’s long-term capital and bond obligations. The termination or write-off of TIF liabilities, ongoing reimbursement rates and unpaid NID assessments will factor into future budgeting and audit disclosures.

Looking ahead: Staff said the Copperleaf write-off will be reflected in the forthcoming audit and that more detailed timelines (for example, Whataburger reimbursements) will be provided to council members upon request.