The Joplin Globe, Joplin, MO

Top Stories

November 27, 2012

Missouri Supreme Court to take up TIF questions

JOPLIN, Mo. — The Missouri Supreme Court is expected to hear arguments today in a case that one expert believes could have implications for Joplin’s tornado recovery plans, as well as for other large tax increment financing proposals throughout the state.

But, David Wallace, CEO of Wallace Bajjali Development Partners of Sugar Land, Texas, and John Brancaglione, vice president for PGAV Planners, a St. Louis company that worked on the Joplin TIF plan, believe otherwise.

“If you look at the issue the court is going to deal with here, it’s not something you can translate easily from one TIF to the next,” Brancaglione said Tuesday.

PLAN VERSUS PROJECTS

Paul Puricelli is an attorney for Paul McKee’s Northside Regeneration Project in St. Louis.

At more than 1,500 acres and $8 billion, it is one of the largest TIF projects in the state and includes nearly $400 million in TIF financing. St. Louis officials approved it, but a St. Louis circuit judge, Robert Dierker, ruled in 2010 that TIF funding should be voided. He concluded that the TIF proposal was more of a general development plan for the area, and that it initially failed to include defined redevelopment projects and a cost-benefit analysis for each project. And unless the TIF district is tied to defined projects, he said, TIF district boundaries could continually be expanded and ultimately include an entire community.

A panel of appellate judges agreed, but citing interest in the case and the importance of the issues raised, transferred it to the Missouri Supreme Court.

The Missouri Eastern District Court of Appeals summarized the Northside TIF proposal as one outlining “land uses and development concepts,” but added that the plan “did not set forth any specific or enumerated development projects.”

The question before the court is how specific the proposal has to be, Puricelli said. He noted that larger TIF districts, which are not site specific the way a single shopping center TIF plan might be, can take years to develop. Identifying what projects will be built where becomes more problematic if the duration of the TIF district is measured in decades.

In its proposal to the city in connection with its work as master developer for tornado recovery, Wallace Bajjali laid out 18 projects and their costs. The list includes $162.5 million for single-family homes to be sold at the market rate; $40 million for reduced-price housing; $25 million for an assisted living center; $74 million for a medical office building; and $68 million for a performing and visual arts center. The 18 projects — including a $12 million payment to the school district to compensate for lost revenue — add up to $806 million. The Joplin TIF plan also includes a cost-benefit analysis for the projects, Wallace said, but no specific locations have been identified yet for each proposal.

Puricelli said the question raised by the Northside Regeneration TIF plan is what level of detail is required, particularly for large TIF districts.

He said that market forces change over time, some investors will drop out and others will come along, and new projects will be proposed. Much of what may develop in a larger TIF district won’t even be known on “day one,” but only after the TIF district is approved, he said.

“It might not be apparent until you have the ‘Open for Business’ sign on it,” he said.

Text Only
Top Stories
  • r041514recycledfashion.jpg Joplin High School students to model ‘recycled’ dresses at fashion show

    Audrey Kaman will walk the runway later this week wearing a dress she designed herself — made out of 250 doilies. “I’d say it’s a fun dress,” the Joplin High School sophomore said. “It’s not really elegant because it’s short, but it’s cute.”

    April 15, 2014 4 Photos

  • Shooter in Joplin murder sentenced to life in prison

    The teen convicted of being the triggerman in the murder of Jacob Wages was sentenced Tuesday to life in prison with the possibility of parole. At a hearing in Jasper County Circuit Court in Joplin, Circuit Judge Gayle Crane followed a jury’s recommendations in assessing Daniel D. Hartman, 18, two life sentences on convictions for second-degree murder and armed criminal action, and 15 years on a conviction for burglary.

    April 15, 2014

  • Interchange construction work near Carterville to create safer off-ramp

    As the Missouri Department of Transportation begins rebuilding eastbound ramps at the Missouri Highway 171 and Route HH interchange near Carterville this week, drivers can expect ramp and occasional lane closures. The $1.5 million project, funded by the state, will increase the distance between ramps for drivers traveling northbound on Highway 249 and exiting eastbound to Highway 171.

    April 15, 2014

  • Schreiber Foods schedules Carthage plant expansion

    Plans to expand a Schreiber Foods plant to eventually add 160 new jobs have been endorsed by a Carthage committee working with the company. Andrew Tobish, director of combinations for Schreiber, which is based in Green Bay, Wis., confirmed the project, which he said would be complete by late spring or early summer in 2015.

    April 15, 2014

  • 3 To Get Ready

    Three things coming your way in Wednesday’s paper.

    April 15, 2014

  • Local Jews offer reactions to Overland Park shooting

    Jews in Joplin and throughout the region are struggling to come to terms with Sunday’s shooting at a Jewish community center and a Jewish retirement complex in suburban Kansas City, resulting in three deaths. The suspect has been identified as Frazier Glenn Cross, 73, of Aurora.

    April 14, 2014

  • Suspect in Kansas shooting has long history as white supremacist

    Frazier Glenn Cross drew the ire of Joplin residents in 2006 when several hundred copies of his white supremacist newspaper were landing on lawns in the city. The White Patriot Leader spouted the usual Cross diatribe. A race war was imminent. The “newspaper for white Americans,” as it billed itself, ranted against an invasion of the country by illegal Hispanic immigrants, the proliferation of black culture, and a purported takeover of the government, banks and the media by Jews.

    April 14, 2014

  • r041414wildwood.jpg Opening of nursing home another recovery milestone

    Gladys Dutton has done a lot of things in her life, but Monday’s dedication of the Communities at Wildwood Ranch nursing home marked a first. “I’ve never cut a ribbon before,” she said. “I hope I do a good job.” Dutton was one of four residents to participate in the opening of the $8.5 million nursing center that eventually will be home to 120 people.

    April 14, 2014 1 Photo

  • Mike Seibert elected new mayor of Joplin

    Joplin’s new mayor pledged Monday night that the city will operate with more transparency and that work toward redevelopment will be the City Council’s priority. Mike Seibert, who withstood a challenge by another incumbent councilman in last Tuesday’s election to be the Zone 4 councilman, was elected mayor by a unanimous vote of the panel Monday night.

    April 14, 2014

  • 3 To Get Ready

    Members of the new Joplin City Council, in the wake of the April 8 election and turmoil that roiled to the surface last August, will elect a mayor and mayor pro tem. Read all of the details.

    April 14, 2014