Potential Development Proposed for Jasper’s North Side

Infrastructure funding for development on Jasper’s North side spurred debate at Tuesday morning’s RDC meeting. 

The Jasper Redevelopment Commission approved a claim of $375.00 from Cincinnati Insurance Companies for RDC Board Member Bonds. A $1,130.00 claim from Baker Tilly Advisory Group, LP was also approved for Tax Increment Finance (TIF) services provided through December 22, 2025, related to River Centre Bonds. 

The primary agenda item was the introduction of a resolution amending the Declaration Resolution for the Central Area TIF. Land parcels totaling 90 acres east of Home Depot and Walmart are currently owned by an entity in Tennessee. The group buys land and sells to other developers who come in and buy a parcel of land to build on. They originally owned the Home Depot and Walmart sites, as well as the Starbucks, Penn Station, Suntan and Liberty Bank location. The rest of the land has been largely undeveloped. A group has expressed interest in purchasing the parcels and working with the city on master planning, although no detailed development plan has been submitted. 
 
The private sale contract has had multiple extensions. The current extension is through February 20. The group would like to develop the area into a mix a commercial and retail development. The transaction could be completed without the city’s involvement, but they came to the city to get input on what the Jasper’s needs are. They have asked the city to provide a financial incentive for the investment. Roads will be critical to the development, particularly access roads that would connect the area during construction. For that reason, a TIF amendment is being considered in order to enable infrastructure funding tools and address transportation constraints. 

This area was not originally included in the properties that were identified for possible development that could be supported by Central TIF funds, but it was not specifically excluded. The proposed amendment would add the parcels into the Central Area TIF district and add a listed project: a critical access/connection road related to potential redevelopment. The action is a low-commitment first step to enable planning and future steps, which would not commit TIF funds at this stage. 

An animated discussion followed, with many board members expressing discomfort with the short time frame. There were concerns that a mistake could be made in a rush to provide an answer, and it was noted that INDOT would not be able to give an answer on questions about potential roadway construction before the developer’s deadline. They acknowledged the urgency of the deadline but recognized the need for public hearings and full process. Next steps and review bodies were clarified. The Planning Commission would review for consistency with the comprehensive plan, and the Common Council would consider confirmatory actions and public hearings as part of the statutory amendment process. 
 
Board members also noted the potential impact on overlapping taxing units. Officials clarified the Central TIF is already active and that adding parcels would continue the existing TIF clock. The TIF term is 20 years, and it began last year. 

Street Commissioner Jeff Theising said that he was on the Planning Commission when Walmart went in and feels that an opportunity was missed to include another access road at that time. He reviewed some of the potential traffic benefits as well as some challenges related to its construction. He concluded, “I do feel the road's needed. I think it would be a help. with future development there, getting in traffic, giving them choices to go different directions.” 

Josh Gunselman, Director of Community Development/Planning, described the amendment as the lowest level of commitment that would “acknowledge to the developer that we are a committed partner.” RDC President Andrew Seger reminded the board that the Council will have a chance to weigh in, and that this is not a unilateral decision. He explained that he views the situation as needing to initiate the process so that it can be brought before other groups. Although there is a good argument for requiring longer time frames in general, he made the point that there are always exceptions. 

After discussion, the RDC passed Resolution RDC 2026-2 Amending the Declaration Resolution for the Central Area TIF. The amendment will now be brought before the Council for their consideration. 

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By Drew Hasselbring