MIDTOWN PUBLIC INFRASTRUCTURE TIF DISTRICT

Lighting the Path for Creative Community

Partnering For Progress

The Midtown Public Infrastructure TIF will demonstrate how strategic public investment can support arts-based community development and create a national destination in St. Louis.

The Goals

a more walkable and bike‑friendly street network
stronger connections between key destinations and institutions
a public realm that supports community events, outdoor activity, and local culture
infrastructure that attracts and supports future retail, residential, and mixed‑use development
a cohesive identity for Midtown grounded in accessibility, creativity, and community benefit

Overview

Midtown St. Louis has experienced significant growth over the past decade, driven by arts investment, institutional expansion, and new private development. Continued progress depends on modern, reliable public infrastructure.

The Midtown Public Infrastructure TIF is a funding mechanism designed to support infrastructure improvements within a defined district. These improvements help ensure the area can safely and sustainably accommodate future growth, attract additional investment, and enhance quality of life for residents, businesses, and visitors.

This page provides an overview of the proposed district, the types of infrastructure improvements being considered, and how the program is structured.

What Is the Midtown Public Infrastructure TIF?

A Tax Increment Financing (TIF) district is a public financing tool used to support infrastructure improvements within a defined area. As new development occurs and property values increase, a portion of the incremental tax revenue generated within the district can be used to fund eligible public improvements.

The Midtown Public Infrastructure TIF is focused specifically on infrastructure. It is intended to support improvements that enable continued development and strengthen the district’s long-term stability.

These improvements are designed to benefit the broader Midtown area by supporting safer streets, improved utilities, and enhanced public spaces.

Why Infrastructure Investment Is Needed

Midtown has seen substantial public and private investment. However, portions of the district rely on aging infrastructure systems that were not designed to support current and future levels of activity.

Strategic infrastructure improvements can help:

These improvements are intended to support long-term growth while maintaining Midtown’s role as a regional destination for arts, culture, and innovation.

TIF District Boundary

The Midtown Public Infrastructure TIF covers a defined area within Midtown St. Louis. The map below outlines the proposed district boundary.

This TIF...

* 3010 Locust, 3141-3147 Locust, 3144 Locust are NOT a part of this TIF District as they are already included in an existing district.

Types of Improvements Under Consideration

The TIF is focused on public infrastructure that supports safety, accessibility, and continued investment in Midtown.

Possible Projects Map

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Projected Financial Impact

Infrastructure investments are intended to support continued development and increase overall tax revenue within the district over time. As new development occurs and property values grow, the incremental tax revenue generated within the TIF district can be used to fund eligible improvements.

The goal is to support infrastructure that enables long-term economic growth while benefiting taxing jurisdictions and the broader community.

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estimate of anticipated project development

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increase in total tax payments to taxing jurisdictions over 23 years

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up to $39.5 million in requested TIF increment revenues would support public infrastructure upgrades, with the goal of leveraging those funds to pursue additional federal and state funding opportunities.

Governance and Oversight

The Midtown Public Infrastructure TIF follows established public processes and oversight requirements. Proposed projects and expenditures are subject to review and approval through appropriate public bodies and administrative procedures.

The program is intended to operate transparently and in coordination with local agencies, stakeholders, and community partners.

Supporting documents related to the district and application are available below.

4 Zone-Based Advisory Committees

Advisory Committees are charged with assessing the needs in their zone and prioritizing potential projects and recommendations for the funding, as well as evaluating the impact of funds used. Advisory Committees can have 3-9 members, serving on staggered terms, and will meet at least once a year publicly.

The Governing Board

The Governing Board is responsible for assessing potential public infrastructure projects, reviewing the priorities and recommendations of Zone-Based Advisory Committees, selecting projects on an annual basis, and overseeing financial management and project completion.

Learn More

1. Why a public improvement TIF?

This TIF is meant to generate resources to create a physical environment that supports existing businesses and residents while encouraging continued urban development appropriate for the vision of this area. This includes infrastructure like lighting, streetscaping, traffic calming, sidewalk improvements, public spaces, and other improvements that benefit the public. Funding for these types of improvements in the City of St. Louis is limited, and this TIF utilizes a portion of the taxes generated in this area to meet this need, without diverting funds from other needs across the city.

2. Does a TIF raise taxes on existing property owners, residents, or visitors?

No. TIF revenues come from new tax revenues generated in the TIF area.

3. What are the unique features of the TIF?

There are two unique features of this TIF. First, funds will be used only for infrastructure improvements that benefit the public, such as streetlights, sidewalks, traffic calming, and public spaces. Subsidies to developers are prohibited. Second, the TIF will share all increased property tax revenues with the City in a 50-50 split. Other TIF’s take all increases in property tax revenue.

4. What is the area covered by the TIF?

The area spans portions of Covenant Blu-Grand Center, Midtown, and the Downtown West neighborhoods of St. Louis, encompassing approximately 153.6 acres and featuring a wide array of underutilized or undeveloped parcels. See map attached for additional detail.

5. How much revenue will the TIF generate?

With anticipated private development spurred by the investments in infrastructure, incremental revenues are estimated at $192M in new real property and economic activity taxes.

6. What is the TIF’s effect on existing Community Improvement Districts (CIDs) and Special Business Districts (SBDs)?

The TIF will have no effect on CID or SBD revenue.

7. Can specific properties be carved out of the TIF? Why would they be carved out from the TIF area?

If the redevelopment of a specific property requires tax abatement (which is prohibited in a TIF District), that parcel can be removed from the TIF District. This has been done in the past. These types of carve outs require the support of the Board of Alderman. Carve-outs have been done in the past.

8. How will the TIF be governed?

A Governing Board will oversee the implementation and use of the money generated, ensuring that projects are aligned with the public infrastructure mission and the needs of residents, businesses, property owners, and other stakeholders within the redevelopment area and across the city. In addition, geography-specific Zone-Based Committees will make recommendations about the public infrastructure needs in each geography within the full footprint. The Governing Board will include representatives from the Kranzberg Arts Foundation (the sponsoring organization), as well as representatives appointed by KAF, and a representative from each Zone-Based Committees, and an at-large member elected by the full Governing Board. The Governing Board and the Committees will hold open meetings and regularly publish minutes to ensure transparency to the public.

9. How will the Governing Board prioritize projects for TIF funding?

The Governing Board will assess recommendations from the Zone-Based Committees, other relevant input and plans, and available resources to prioritize projects on a regular basis.

10. Where will initial resources be focused?

In the first five years of this TIF, public infrastructure improvements will be focused on Grand Center East and the Midtown Alley area, helping to support new and planned development.