Maybe They Should Try Drive-By Assessments in Jackson County

Last week, the Kansas City Star ran an excellent story on radically higher property assessments in Kansas City. The key point is Jackson County went decades without properly assessing these people’s homes. Yes, the property owners benefited from lower assessments over that time, but now they are paying the price with dramatic increases in assessed valuations. While I understand the need to update assessed values, I hope someone in the Jackson County assessor’s office has been held responsible for letting these neighborhoods go so long without proper assessments.

In Saint Louis County, the assessor physically inspects every property over a six-year cycle. I was amazed to read that Jackson County let certain neighborhoods go so long without physical inspections. From the article:

[Jackson County Assessor Curtis] Koons, who came to Jackson County from Cass County in September 2007, said the last inspection of county residential properties was at least 14 years ago, and the last thorough physical inspection, where every house was measured, dated back at least 25 years.

I thought Jackson County was in violation of state law, but apparently it is not. Saint Louis County cites state law in support of its six-year inspection cycle, but apparently that law applies only to Saint Louis County. More precisely, it appears the six-year rule is part of the county’s assessment maintenance plan as approved by the state tax commission (I have requested a clarification, and will update this post with a comment when I receive an answer).

State law or not, allowing so many properties to go so long without an exterior physical inspection is crazy. You can accomplish a lot with a physical inspection just by viewing the home from the sidewalk and offering an interior inspection if the homeowner wants one — which they almost never do.

Jackson County’s plan to update its assessed values will eventually work out. By that I mean that in a few years when the entire county’s assessment schedule has been updated, tax rates can be equalized (i.e., lowered) to adjust for the higher assessments. But for now, the homeowners in this first round will see much higher assessments without corresponding decreases in rates, and the tax bills they receive in October will be killers.

Title reference here.

Aerotropolis: China Hub Responsive Documents, Part 1

 

Post-Dispatch on Aerotropolis: “Those goods don’t actually have to be flown by plane…”

Longtime readers of the Show-Me Institute’s research into the Aerotropolis legislation have known for some time that the bill’s tax credits, as written, could be used for trade that was not international in nature. To quote from our case study (emphasis in original):

Most strikingly, owners of warehouses that use two modes of commerce – not necessarily air cargo, but perhaps road and rail transportation – could draw on the tax credits. So could owners of warehouses that are refrigerated for storage of perishable materials. Again, the Senate substitute for the Aerotropolis legislation doesn’t require those facilities to process international cargo.

The recent revelation by the St. Louis Post-Dispatch‘s Tim Logan that factories using “two separate ‘modes’ of transportation” could get Aerotropolis tax credits is, therefore, old news to SMI regulars. In a story published Monday about how a prospective car manufacturer coming to St. Louis might pay for a possible $160 million plant (“likely … a mix of private money, federal loans and, probably, state and local incentives,”) there was this tidbit (emphasis mine):

Then there’s Aerotropolis. Since it would be exporting, Emerald [Auto] may also be eligible for the tax credit program being debated by state lawmakers right now.

The legislation would offer credits, worth up to $300 million, towards the construction of warehouses and factories that house goods bound for export. Those goods don’t actually have to be flown by plane, just moved by two separate “modes” of transportation. So cars shipped to Europe may qualify.

[Sharon Heaton, Emerald’s general counsel and a managing director at Wellford Energy, a D.C-based clean energy lobbying and investment firm] said she wasn’t sure yet if Emerald would seek Aerotropolis credits – should they become law. But, she said, they’re watching the debate, and said the credits represent the kind of thinking a company wants to see.

“Aerotropolis says a lot about the forward thinking of St. Louis area,” she said. “They’re really thinking about ‘what are the advantages we can provide a business to come here?'”

Logan is right that there’s a multi-modal aspect to the Aerotropolis tax credit legislation. He’s wrong that export is required to get a tax credit. The relevant text of the legislation is in 135.1513.1.(2) and says that “The owner of any qualifying gateway facility with level two air cargo activity, a qualifying assembly and manufacturing facility, or a qualifying cold-chain facility shall be entitled, during the eligibility period,” to Aerotropolis tax credits (emphasis mine). And what constitutes a “qualifying assembly and manufacturing facility”? As defined by the legislation itself in 135.1500.2.(28):

“Qualifying assembly and manufacturing facility,” a new building located within a gateway zone that is equipped for manufacturing or assembly and in which the receipt of production materials or components or the shipment of finished goods or products, or both, involves at least two modes of multimodal commerce;

Multimodal commerce is defined in 135.1500.2.(21) as “modes of commerce for the shipment of materials, components, goods, or products, including road transportation, railroad transportation, water transportation, or aircraft transportation.” (The “including” language is fun, too, because it means that a wide variety of transport methods — horse and buggy, bicycle, burro and/or foot — could qualify as multimodal modes of transport because the language doesn’t limit the number of modes that qualify.) But in any case, nowhere is there a word requiring that Emerald export a product to receive the credit.

And it’s reasonable to believe that the Emerald Auto example will not be an outlier as it pertains to the Aerotropolis legislation once implemented. We’ve noted the dubious beef export theme many times — and over the weekend the Columbia Missourian confirmed that “U.S. beef still banned” — but that aspect of the debate obscures the fact that the Aerotropolis legislation’s language could send millions of dollars to projects completely unrelated to international trade and even completely unrelated to the airport itself.

If Emerald Auto could snatch Aerotropolis tax credits without flying or even exporting their products, who else could? And why on earth would taxpayers need to subsidize it?

Update: After an e-mail from the Show-Me Institute noting exports aren’t required for the tax credit, the Post-Dispatch has edited its article. The key paragraph now reads (emphasis mine):

The legislation would offer credits, worth up to $300 million, towards the construction of warehouses and factories that house goods being shipped through St. Louis. Those goods don’t actually have to be flown by plane, just moved by two separate “modes” of transportation. So cars shipped to Europe may qualify – in fact the bill doesn’t specify that they must go overseas. The program also includes breaks on state and local income taxes.

Unknown Party Slips New-and-Improved Tax Credit Handout into Aerotropolis/Eco-Devo Legislation

In a blog post published today at the Southeast Missourian, state Sen. Jason Crowell raises a battery of concerns about the economic development legislation being put together in Jefferson City for the special session. He describes the bill as a deal “cut behind closed doors in a non-transparent inside job” to the benefit of “fat cat campaign donors.” Sen. Crowell also thoroughly rips the Aerotropolis portion of the legislation, calling it a “special interest giveaway.”

And now we find out from the Kansas City Star that apparently new tax credit provisions are popping up in the legislation, and it looks like no one knows who’s throwing the taxpayers’ money around.

This is a problem (emphasis added):

A reconfigured package of state aid that could benefit a wealthy St. Louis developer is complicating prospects for a special legislative session aimed at creating jobs across Missouri, lawmakers said.

A provision included in one draft of a massive economic development bill could provide additional financial support for developers such as Paul McKee, who has spent years pushing for a sweeping mix of housing, offices and retail space for a two-square-mile area north of downtown St. Louis.

McKee already has received nearly $28 million in land assemblage tax credits, and some lawmakers are frustrated that they haven’t seen much progress in the development.

A reconfigured package of state aid that could benefit a wealthy St. Louis developer is complicating prospects for a special legislative session aimed at creating jobs across Missouri, lawmakers said.

A provision included in one draft of a massive economic development bill could provide additional financial support for developers such as Paul McKee, who has spent years pushing for a sweeping mix of housing, offices and retail space for a two-square-mile area north of downtown St. Louis.

McKee already has received nearly $28 million in land assemblage tax credits, and some lawmakers are frustrated that they haven’t seen much progress in the development….

It’s not clear who put it in the legislation. Lawmakers said provisions can be added to draft legislation without identifying the author.

Two points to consider:

First, how exactly did legislators come to a legislative agreement on July 20 if the legislation hadn’t been finalized? One lawmaker suggested that “various versions of proposed legislation are circulating and that few provisions are set in stone.” Then what precisely was agreed to when the special session announcement was made?

And second, the legislation is well over 350 pages already. How many other tax credit Easter eggs are hidden in these weeds? Legislators and taxpayers shouldn’t have to pass the bill to find out.

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