Some Briarbrook residents want tax district to save golf course, country club

By Emily Younker

eyounker@joplinglobe.com

CARL JUNCTION, Mo. — A petition creating a taxing district to save Briarbrook’s golf course and clubhouse has been signed by about half the residents in the affected neighborhood so far, Toby Teeter said.

Teeter, who is leading the push to create a Community Improvement District, said he will try to get at least 60 percent of the residents in the area on the petition before filing it with the city.

“It appears now the CID can happen,” Teeter said.

A CID is a political subdivision created under Missouri law that allows landowners in a designated geographic area to assess themselves a tax to purchase, improve and maintain property.

The CID would encompass most of the Briarbrook residential area and would finance the purchase or lease of the 253-acre golf course, clubhouse, swimming pool and tennis courts. It also would fund capital improvements and maintenance.

“The issue is really not only lifestyle preservation, it’s maintaining the current property values,” Teeter said.

Signatures

Under Missouri law, the petition must be signed by a majority of property owners within the proposed district — at least 462 in this case — as well as by the owners of more than 50 percent of the assessed land value. The valuation within the district is approximately $15.8 million.

The district would be operated by an elected seven-member board, Teeter said.

The petition outlines two mechanisms for acquisition of the property.

Under the first, the current owner, Equity Endeavors LLC, donates the property to the state in exchange for tax credits equal to up to half the property’s appraised value. The state then transfers the property to the city, which would be expected to keep 95 acres of undeveloped land for a park and lease the remainder to the district for a 20-year term.

This proposal requires a $1.5 million bond issue, comprising $1.2 million for capital improvements and $300,000 in operating reserves, Teeter said.

Residents in the district would pay 35 cents per $100 of assessed valuation. That means the owner of a $100,000 house would pay about $66.50 per year.

Teeter said this scenario is the likelier of the two.

Joplin attorney Steve Hays, who heads Equity Endeavors, was unavailable for comment.

Under the second scenario, the district would buy the property outright for $1.6 million and sell the 95 undeveloped acres.

That proposal requires a $2.1 million bond issue to cover the purchase and renovations.

Residents would be assessed 47.5 cents per $100 of assessed valuation, or about $90.25 per year for someone who owns a $100,000 house.

A CID is not limited by state statute on either the amount of money it can borrow or the amount it can impose on property owners, said Hal Van Slyck, economic development incentive specialist with the Missouri Department of Economic Development.

Van Slyck said districts are limited, however, on borrowing based on their ability to back the purchase and make payments. They are also limited on special assessment rates based on what people are willing to pay.

The establishment of the district assumes the city would either obtain control of the entire property and lease most of it to the district, or it would buy the 95 undeveloped acres.

Teeter said he has had “very little discussion” with the city about its role.

City Administrator Steve Lawver said he has had general conversations with the Briarbrook group.

“Because there are two proposals, we’ve talked about both of those proposals and how they would affect the city,” Lawver said. “We have not talked about timeframe, (cost) amounts or which portions of the property (the city could own).”

Lawver said it is possible that the scenarios described in the petition might not happen as planned “because we haven’t negotiated anything.”

Cost to residents

The CID board would have the authority to increase the rate by 3 percent per year or adjust it in keeping with the Consumer Price Index, whichever is less.

The board also could lower the assessment rate at any time. Per state statute, it could also raise it again to the rate established in the petition without approval of property owners.

Unpaid assessments would constitute a tax lien on the property.

Teeter said the golf course would remain open to the public. Briarbrook residents would get free membership to the pool, tennis courts and fitness center as well as reduced greens fees and golf membership dues. Those who buy a Briarbrook home in the future would also receive such benefits, he said.

If golf memberships and other fees and sales don’t generate revenue as expected, the board could reduce some of its expenses, which includes salaries, supplies and equipment.

Teeter said the golf course has been profitable since a group of Briarbrook residents assumed operations in April.

“They’re taking all those profits and reinvesting in the facilities,” he said. “We do not foresee any issues as far as operations at all.”

Residents speak

But Briarbrook resident Donnie Rion said the project doesn’t seem feasible. He said he doubts the golf course could be profitable or generate as much revenue as supporters expect.

“They ought to look at the economy and see if that’s feasible,” Rion said.

He also said he would rather the city develop the property with homes than keep the golf course open.

Mike Larson, another resident, said he signed the petition a few weeks ago.

“I just think it’s good for the community and the area,” he said. “I want to see the golf course and the pool still available.”

Larson said he is not a Briarbrook member, but he has been in the past. He said the special assessments he would pay would be worth keeping the golf course from going under.

“If someone doesn’t keep it going, it will cost so much more to get it going again,” he said. “I’m willing to pay a little extra to keep it going.”

Other residents remain undecided. Christy Medina said she has heard about the positive aspects of the project, such as an expected raise to property values, but she remains skeptical.

“It seems like every time something’s good, there’s a catch, and I’m someone who looks for a catch,” she said.

Jo Kleinsorge, a Briarbrook resident and a real estate agent with Keller Williams Realty, said renovation of the clubhouse and golf course could raise property values in the neighborhood, where at least 32 homes are now on the market.

“I don’t see it having anything but a positive impact (on property values),” she said. “Having that clubhouse up to par and looking beautiful is definitely going to increase the desirability of living there.”

Next up

If the petition is filed with the city, City Clerk Maribeth Matney would schedule within 45 days a public hearing on the initiative. After the hearing, the City Council can adopt an ordinance to establish the district.

Those who have signed the petition can withdraw their names for up to seven days after the petition has been filed with Matney. Property owners also can request to be removed from the district, as long as the board consents and the district can still make its payments.

Changes to the CID, including any change in assessment rates beyond what the petition allows, can only be made through another petition, which must be approved in the same way as the original.

This is not the first time the property has been the focus of an improvement initiative. In April, Carl Junction voters rejected a plan that would have financed the purchase of the property by the city through a $2.7 million bond issue.

Just more than half of the voters endorsed the proposal, which failed because it required 57.1 percent majority.

After the election, Hays, the owner, said one option was selling the land to a developer, and he temporarily closed the clubhouse. He has since allowed the course to be operated by a group of Briarbrook residents who run and maintain the golf course.

Online

For information on the Briarbrook Community Improvement District, or to download a petition, go to briarbrookCID.com.

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