Not every redevelopment story begins with a clear answer.

This is not an argument for or against the project — it is simply a look at how the numbers and structure work based on what was presented, particularly when a polished presentation raises more questions the longer you sit with it.

That was the case at last night’s discussion surrounding the proposed redevelopment of Noland Fashion Square.

On the surface, the proposal is compelling.

A declining shopping center would be revitalized. A major grocery anchor tenant — Price Chopper — would serve as the cornerstone of the redevelopment, intended to draw consistent daily traffic to the site. New storefronts would be added. The property would be modernized and positioned to serve the community for decades.

The visuals were strong. The message was clear.

But as with any large public-private project, the real story is not in the renderings.

It’s in the structure.

The developer outlined a roughly $100 million redevelopment plan.

Without public incentives, the project produces an estimated return of about 3.7% — not enough to justify private investment.

With incentives, that return increases to approximately 10.7% — making the project financially viable.

That gap is the key to understanding everything that follows.

Because that gap is not filled by the developer.

It is filled by the structure of the deal.

The proposal includes multiple layers of public financing tools:

Each of these tools functions differently, but together they create a system where a significant portion of future tax revenue generated by the project does not immediately go to the city’s general fund.

Instead, it is redirected.

In simple terms:

In practical terms, a Chapter 100 arrangement typically means the city temporarily takes ownership of the property and leases it back to the developer. Because the property is technically publicly owned during that period, certain taxes — especially on improvements and materials — can be reduced or abated. This is often presented as a way to make projects financially feasible, but it also means some tax revenue that would otherwise be collected is deferred or reduced during the incentive period.

This means that when the project is built and operating, the visible activity — full parking lots, busy storefronts, increased traffic — does not translate directly into immediate revenue for the city in the way many people might assume.

Even when the city is not directly backing bonds or writing checks, the funding still comes from somewhere.

In this case, a large portion comes from:

So while the city may not be issuing a direct payment, the project is still being supported by public dollars — just through a different mechanism.

According to the numbers presented:

The redevelopment concept further assumes that portions of the site — particularly the former Toys “R” Us side — could reach a significant level of occupancy (discussed around 80%) within an estimated 18-month timeframe. This assumption plays a key role in whether projected revenues are ultimately realized.

That is a meaningful shift — but it is not a windfall.

It is a stabilization.

And it comes with conditions.

This is the question that deserves the most attention.

During the incentive period — which can extend for approximately 20 years or more depending on how the financing tools are structured — much of the new revenue generated by the site is used to pay back the redevelopment costs. Tools such as Tax Increment Financing (TIF) alone can extend up to 23 years under Missouri law, with other districts potentially operating alongside that timeframe.

That means:

The full financial benefit to the city typically does not occur until after those obligations are satisfied.

Only then does the project begin to function as a more traditional revenue-generating asset for the city.

In other words, the potential long-term benefit may not be fully realized for many years — and only if the assumptions presented hold true over time.

There are several variables that will determine whether this project delivers long-term value:

These are not guarantees. They are assumptions.

None of this is to suggest a position on whether the project should move forward.

It simply highlights that projects of this scale are built on projections — and like any projection, they depend on multiple factors aligning over time.

In the long term, it is possible that a redevelopment like this could provide meaningful benefit to the city. But as with any investment, there are no guarantees.

At the same time, doing nothing carries its own risk. Based on the numbers presented, the estimated $420,000 annual impact reflects a modeled long-term decline scenario in overall site performance. This projection appears to assume broader deterioration of the property over time, rather than conditions tied to the current anchor tenant’s near-term presence.

Understanding both sides of that equation is important.

The goal here is not to support or oppose the project, but to encourage residents to review the information, ask questions, and come to their own understanding of how these decisions may affect the city — both now and in the years ahead.

Because the difference between a successful redevelopment and a costly misstep is often found not in the presentation…

…but in the details.

If you want to review exactly what was presented — not just summaries — you can access the official city documents directly.

The redevelopment details discussed above are tied to the September 22, 2025 City Council agenda packet and the presentation from last night.

You can locate it here:
👉 https://www.independencemo.gov/public-meetings/agendas

Then follow these steps:

If you are looking for the specific section related to Noland Square, you can begin reviewing approximately:

Page numbers may vary slightly depending on the version of the packet, but those ranges will take you directly to the core of the redevelopment discussion.

Taking a few minutes to review the source material yourself can provide important context — especially when evaluating long-term financial impacts and how public funding tools are being used.

Because in the end, the most important conclusions are the ones you arrive at after seeing the details firsthand.

For those who wish to observe the process as it moves forward, the first reading related to this redevelopment is scheduled for:

📍 City Council Meeting Details

Due to the swearing-in of new council members, location is updated to:

Date: April 20, 2026
Time: 6:00 PM
Location: Mid-Continent Public Library – Midwest Genealogy Center
3440 S Lee’s Summit Rd
Independence, MO 64055

Agendas are subject to change, so reviewing the posted agenda in advance is recommended.

If you are unable to attend in person, meetings are also streamed live and archived on the City’s official YouTube channel:
👉 https://www.youtube.com/@IndependenceMissouri

This allows you to watch the discussion and review the conversation as it happens or afterward.

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.

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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.