City of Columbia, Missouri

Meeting Minutes - Final

City Council

City Hall

Monday, November 10, 2025

9:00 AM

Work Session

Council Chamber

701 E. Broadway

Columbia, MO

I. CALL TO ORDER

Mayor Buffaloe called the meeting to order at 9:00 a.m.

7 - Buffaloe, Foster, Waterman, Peters, Carroll, Sample, and Elwood

Present:

Tax Increment Financing (TIF) Presentation

Attachments: Presentation

Mayor Barbara Buffaloe introduced the subject of the Special Session. DeCarlon

Seewood introduced the representatives from Peckham, Guyton, Albers, and Viets

(PGAV), who will be presenting on the subject of Tax Increment Financing (TIF).

Andrew Struckhoff and Susie Bonwich introduced themselves and explained their

practice. They presented on the TIF process. TIF is a public/private partnership that

enables an area to fund its own revitalization by using incremental (new) taxes. Those

new taxes can then be used to pay for eligible project costs. Projects that are expected

to generate net new tax revenues qualify for Super TIF in Missouri. The presenter showed

the council how the taxes would be collected and spent on the projects. They also

explained the legal limitations and the revenue generated by the TIF. The redevelopment

plan is required for certain projects, such as blighted areas and conservation areas. The

State of Missouri has a Commission to establish guidelines for the approval of the TIF

process. Struckhoff presented the Cortex Innovation Community District and explained

how they are able to incentivize specific projects, such as office buildings and diverse,

high-functioning neighborhoods. Struckhoff went over the proposed TIF in Columbia. It

would overlap quite heavily with the Business Loop CID. Struckhoff explained how the

revenue could be used for projects such as parks, as long as they are in the TIF district.

Foster asked how funds from the TIF could be used in the comprehensive plan. The

speaker said that as long as the TIF plan should follow the community’s plan for the area

but should have a document. Council member Vera Elwood asked why the geographic

area in Columbia was chosen. Matt Unrein, Deputy City Manager, explained the process

used to choose the area. Council member Valerie Carroll asked if the Comprehensive

Homeless Services Center is in the TIF District. Unrein said that it is included in the TIF

Area. Carroll asked about potential changes in land use if these areas are included in the

TIF. Unrein said that he does not know but will look into it. Elwood asked if there could

be other areas included in the TIF. City Manager De’Carlon Seewood explained that this

is all conceptual and that areas can be included or excluded if they wish. Carroll asked

about pairing TIFs and CIDs and how that would affect taxes. Struckhoff used the

example of the Chesterfield Mall being changed into a downtown area for Chesterfield.

The revenue generated would be used to provide infrastructure improvements or zoning

changes. Struckhoff recommended expanded cooperation with the CID if the TIF is put

into place. Elwood asked if sidewalks and ADA accessibility could be included in the

TD. Struckhoff said that those types of improvements could be included in the TD.

Council member Jacque Sample wanted to clarify the role of the TIF Commission. Nancy

Thompson, City Counselor, said that the permanent member would still be on the board,

but some members might need to be added. Council member Nick Foster asked about

how the Super TIF has been used. The PGAV explained that the Super TIF is only used

if it increases tourism or creates a new industry. He used the example of how Osage

Beach was able to use a Super TIF since it increased tourism in the area.

Struckhoff explained that the Revolving Loan Fund can be used to create new housing

developments. PGAV used the example of Uptown Memphis to build a new development

and help people build new and improved housing. Council member Don Waterman asked

if the Revolving Loan Program expires when the TIF expires. Seewood said that it does

not expire.

Buffaloe asked why the Municipal Power Plant was excluded from the TIF. Thompson

and Seewood explained that Utility’s properties could not be used for anything other than

Utility Services. Seewood said that it could only be included in the TIF if it was

decommissioned. Buffaloe asked what the next steps would be for a TIF in Columbia.

PGAV used an example in Lawrence to improve the area around the University for the

Football field, hotel, and convention center.

Struckhoff explained the capital contribution for the school district.

Foster hoped that the TIF could be used to increase the housing supply. Foster

emphasized the impact and benefits to be made well-known to the public.

Buffaloe asked about some other economic development plans and other guidance that

college towns have done with their TIFs.

After having no more questions for PGAV, Mayor Buffaloe opened it up to the Council for

any other general comments.

II. ANY OTHER ITEMS COUNCIL MAY WISH TO DISCUSS

Sample suggested that downtown public safety meetings be made public. Buffaloe

asked Thompson and Seewood if that would be possible. Seewood said that staff would

have to check, but said there is a meeting in December where City Staff would meet with

representatives from the University of Missouri and Downtown business leaders. Elwood

asked about additional meetings aside from the other city partners. Seewood said that

he will reach out to the other stakeholders to have an open meeting.

Carroll asked about bringing back meeting minutes and action items from the December

meeting. But that will be dependent on whether the city partners want to have an open

meeting. Council member Betsy Peters suggested another work session to discuss

downtown safety and include CPD, the Downtown CID, and the University of Missouri.

Seewood added that the Chamber of Commerce would benefit from this meeting as well.

Foster wants to make sure that the goals are well defined and that everything the city

does is with purpose.

Carroll requested that more information from City Staff be given to the council proactively

instead of waiting for things to appear on the agenda. Buffaloe asked about giving council

updates for the Community Survey and previous goals.

III. ADJOURNMENT

The meeting adjourned at approximately 10:15 a.m.