Independence council approves TIF and bond measures to redevelop Nolan Fashion Square after months of debate

The Independence City Council on June 1 approved a coordinated set of redevelopment measures intended to remove blight at Nolan Fashion Square and spur private investment.

Council members voted unanimously to adopt Ordinance 26-040, which establishes a tax increment financing (TIF) redevelopment plan for Nolan Fashion Square, along with approvals for a Transportation Development District (26-053), a Community Improvement District amendment (26-054), and authorization to issue taxable industrial development bonds up to $75 million (26-055). Each vote passed 7–0.

Why it matters: Residents and civic leaders told the council the long-vacant, deteriorating retail complex has created ongoing public-safety calls, a drag on nearby property values and repeated code-enforcement costs. Supporters said the redevelopment — anchored by a proposed grocery tenant — offers a path to restore a visible commercial corridor that serves as a gateway into the city.

Key city explanation and safeguards: Bond counsel David Martin told the council the financing structure differs from prior deals that relied on an annual appropriation pledge. "This transaction does not have an annual appropriation pledge supporting any bonds issued with these revenues," he said, explaining that the project debt would be repaid from project revenues and bond investors rather than by a city general-fund appropriation. City staff and bond counsel also described mechanisms to limit developer windfalls: a provision (section 4.5) trims developer returns above a 15% threshold and dedicates a share back to accelerate TIF bond payoff.

Public testimony: Dozens of residents weighed in during the public-comment period. Danielle Dupri recounted safety incidents she said originated at Nolan Fashion Square and urged the council to move with "accountability, urgency, and a commitment to restoring this area as a safe and productive part of Independence." Valerie Burns, speaking for the Independence Chamber of Commerce and the Independence Economic Development Partnership, urged passage and described the development as "a critical step toward reversing" long-term decline. Several speakers — including retired police officer Bob Sason — supported redevelopment but pressed the council to show how the project differs from past incentive-backed deals and to confirm the city would not be on the hook if revenues fall short.

Council concerns and responses: Council members repeatedly asked whether the city would be exposed to debt service if the project underperforms. In response, bond counsel and staff said the city will not backstop the bonds via an annual appropriation pledge and that any default risk would be borne by the developer and bondholders. Staff also provided incident-response statistics: since Jan. 1, 2025, the Fire Department responded to the site 20 times and the Police Department 118 times.

Next steps and conditions: Council postponed a set of related ordinances (26-041 through 26-051) indefinitely to allow the developer additional time to finalize plans before triggering construction-stage TIF and related filings. The council instructed staff to continue monitoring implementation and to return any future financing or cooperative agreements for required approvals.

Votes at a glance: Ordinance 26-040 (TIF redevelopment plan) — passed 7–0; Ordinance 26-053 (TDD formation) — passed 7–0; Ordinance 26-054 (CID amendment) — passed 7–0; Ordinance 26-055 (industrial development bond authorization up to $75M) — passed 7–0.

Who spoke: David Martin, bond and economic development counsel; Tom Scanell, community development director; the president of Triand Properties (representative); residents including Danielle Dupri, Wes Eperson, Bob Sason, and Valerie Burns.

The council closed debate after approving the package; several members said they would monitor progress to ensure the redevelopment addresses blight without creating unanticipated city obligations.