In earlier coverage of the Noland Road redevelopment, we walked through how projects like this are structured and how the financing works behind the scenes. That conversation focused on concepts — how Tax Increment Financing works, how additional districts are layered in, and what it means when future revenue is redirected.

This next step moves that discussion into a formal setting.

A public hearing has been scheduled to review the proposed redevelopment plan for Noland Fashion Square. It is at this stage that those broader concepts are applied to a specific project, with details presented, questions raised, and the process moving forward toward potential approval.

This is not a position for or against the project. It is a look at what is scheduled, what is being proposed, and how the structure works based on the materials provided.

The Tax Increment Financing (TIF) Commission will hold a public hearing on:

Date: April 21, 2026
Time: 5:00 PM
Location: Independence Municipal Commons (GEHA Building)
20201 E. Jackson Drive
Room 149 – Santa Fe
Independence, MO 64057

This hearing is part of the formal review process for the proposed redevelopment of Noland Fashion Square.

At this stage, the Commission will review the plan, hear presentations, take public comment, and discuss the proposal before deciding whether to forward a recommendation to the City Council.

It is one of the first points in the process where the public can see how the proposal is structured and how it may move forward.

The plan focuses on redevelopment of approximately 32 acres near U.S. Highway 40 and Noland Road.

As outlined in our previous article 🔍Independence Under the Microscope: Noland Road Redevelopment--Plans, Impacts, and Next Steps, the concept centers on revitalizing an underperforming commercial area into a more active and viable retail area.

The proposal includes demolition and renovation of existing structures, construction of new commercial space, and development of retail and restaurant uses. A grocery-anchored model is central to the plan, with Price Chopper identified as the primary anchor tenant intended to drive consistent activity at the site. Project materials and presentations describe the store as a central component of the redevelopment plan, with timelines tied to construction and opening phases.

As discussed previously, the defining feature of projects like this is not just the physical redevelopment, but the financial structure supporting it.

Rather than relying on a single funding source, the proposal uses multiple tools working together — Tax Increment Financing (TIF), Community Improvement Districts (CID), Transportation Development Districts (TDD), and a Chapter 100 structure.

Each of these tools serves a different purpose, but together they create a system in which a portion of revenue generated by the project is redirected to support its cost. These tools are often used in situations where a project, as proposed, would not be financially feasible without some form of structured support.

At the center of the financing is Tax Increment Financing.

Under a TIF structure, the current tax base is effectively set at its existing level. As redevelopment increases property values and economic activity, new tax revenue is generated above that baseline. These increases are commonly referred to as PILOTS — Payments In Lieu Of Taxes, reflecting higher property tax revenue — and EATS, or Economic Activity Taxes, reflecting increased sales and related activity.

A portion of that new revenue is then captured and used to pay for project-related costs over time. Importantly, this revenue does not exist today — it is created by the project itself once redevelopment occurs.

Alongside TIF, additional districts such as CID and TDD may impose their own taxes within the project area. These are typically paid by customers and are restricted to project-related use, such as infrastructure, maintenance, or repayment.

The proposal may also use a Chapter 100 structure, where the city temporarily holds ownership of the property and leases it back to the developer. This can reduce certain taxes during construction and early phases of the project. Project materials also indicate that the city is not responsible for repayment of associated debt obligations and is not required to guarantee project financing.

When a project like this is completed, activity at the site is expected to increase — more businesses, more traffic, and more sales.

That activity generates new tax revenue.

However, as discussed in earlier coverage, not all of that new revenue flows directly into the city’s general budget.

Instead, the structure directs a portion of that revenue toward repayment of the project itself.

At the same time, not all revenue is captured.

Existing taxes — what the property generates today — continue to flow as they do now to the city, schools, county, and other taxing entities. Of the new revenue created, a portion is redirected through TIF, while the remaining portion continues to be distributed across those same jurisdictions.

Even then, the city receives only its share of that remaining portion, as tax revenue is divided among multiple entities.

Additional district-based taxes, such as CID and TDD, are collected within the project area but are restricted to project use and do not flow into the city’s general fund.

In practical terms, this means that while the project generates new revenue, that revenue is split, shared, and in some cases restricted during the incentive period. The city benefits in part during this period, and more fully once the incentive structures have concluded.

The $100 million represents the full cost of developing the site, including land, construction, tenant improvements, and related expenses.

Of that total, roughly $47 million may be reimbursed over time using revenue generated by the project.

According to project materials, funding is expected to come from a combination of private investment and public financing tools, including mechanisms such as TIF, CID, and TDD.

The $100 million represents the full cost of developing the site, including land, construction, tenant improvements, and related expenses. The $47 million reflects the portion of those costs that may be reimbursed over time using revenue generated by the project.

The remaining costs are expected to be covered through private investment and financing.

Rather than a direct upfront public payment, the structure relies on redirecting a portion of future tax revenue generated by the project to support its development over time.

In practical terms, this means a share of future tax growth from the site is committed in advance, instead of being immediately available for general public use.

Once the project is built and operating, tenant rent is paid to the property owner/developer (or its ownership entity). The City is not a long-term landlord and does not receive market-rate rent from tenants.

A Chapter 100 structure may be used during construction and early phases, where the City temporarily holds title and leases the property back to the developer. Any lease payments in this period are typically nominal/structured to support the financing and are not a meaningful revenue source for the City. After this period, ownership generally reverts to the developer entity and the lease arrangement ends.

The City’s ongoing financial benefit comes primarily from taxes, not rent:

During the incentive period, a portion of new (incremental) taxes is redirected to project repayment, while a portion continues to flow to taxing jurisdictions. The City receives its share of that flowing portion.

Community Improvement District (CID) and Transportation Development District (TDD) revenues are separate, restricted funds:

These funds do not go into the City’s general fund. The City benefits indirectly through the improvements they finance, not as discretionary revenue.

These districts are governed by their own boards, which operate separately from the City’s standard budgeting process. While they are created through a public process, day-to-day decisions about how funds are allocated are made within that governance structure rather than by voters or through the City’s general fund process.

As with any district-based funding structure, how these funds are ultimately used is determined by the governing board and the approved project plan. Understanding that structure — including how decisions are made and how funds are allocated — can provide helpful context as the project moves forward and evolves over time.

One of the most important aspects of this structure is timing.

Under Missouri law, TIF can extend for up to approximately 23 years, although actual timelines may vary depending on approvals, phasing, and project performance. During that time, a portion of the new revenue generated by the project is committed to repayment.

However, TIF is only one part of the structure.

Additional districts such as CID and TDD operate on their own timelines, which may begin alongside the TIF and continue beyond it. This means multiple layers of revenue collection and allocation can be active at the same time, and some may remain in place even after the TIF period ends.

It is also important to distinguish between construction and repayment.

The project itself may be fully built and operating — generating new tax revenue — while portions of that revenue continue to be directed toward repayment for years afterward.

As a result, the full financial benefit to the city is not immediate. It is realized over time, and more fully once the incentive structures have run their course.

This public hearing represents a key step in the decision-making process.

It provides an opportunity to review the proposal in detail, understand how the structure works, and hear how the project may move forward.

It is also an opportunity for members of the public to speak directly to the TIF Commission. As part of the formal hearing process, residents may provide comments on the record, similar to speaking at a City Council meeting, but at an earlier stage before the proposal advances.

Input provided during this stage becomes part of the official record considered as the project moves forward.

👉 https://www.independencemo.gov/public-meetings/agendas

If you want to review the actual materials behind this proposal, you can locate them directly through the City’s agenda system.

While page numbers may vary slightly depending on formatting, the key sections are typically located in the following ranges:

Reviewing these sections can provide a more complete picture of how the proposal is structured and how the financial assumptions are presented.

TIF Commission meetings are not always consistently streamed or archived. If a recording is not available, The Independence Standard will attend in person and report back on the discussion.

👉 https://www.youtube.com/@IndependenceMissouri

As with the earlier discussion, the details of projects like this are not found only in the design or presentation, but in how the structure functions over time.

Understanding that structure is essential to understanding what the proposal means — both in the short term and in the years that follow.

If this kind of reporting matters to you, stay engaged, ask questions, and take the time to understand how these decisions shape the future of our city.

For continued coverage and updates, subscribe for free to The Independence Standard.

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🕊️ A Quiet Reflection with Cheri Battrick

We spend a lot of time talking about policies, projects, and elections.

But a community is more than that.

It’s also about faith, perspective, and the values that guide us.

Cheri Battrick is a faith-based writer who shares reflections on personal growth, life experiences, and the role faith plays in shaping both.

Soon, we’ll be introducing a new column that speaks to that.

More to come.

Author to be announced

There’s a story behind Independence that didn’t start yesterday.

Long before the current debates and decisions, there were moments that helped define what Independence would become.

Soon, we’ll be introducing a new series focused on that history—where this community has been, what it’s experienced, and what we can learn from it.

Because understanding the past can bring clarity to what’s in front of us now.

Written by a contributing author, this series draws from historical research and documented records to provide context, insight, and a deeper look at the foundation of Independence.

More on this soon.

Until next time,

The Independence Standard is a locally focused publication committed to truth, clarity, and accountability.