FAQs

  • A Brownfield Redevelopment Authority (BRA) is a public body created under Michigan law that gives communities a way to encourage reinvestment in properties that are vacant, underused, or challenged by environmental or economic conditions. The BRA can work with property owners and developers to bring forward improvements that benefit the community, while operating under the oversight of a board appointed by the City Commission. 

  • For residents, a BRA does not raise your property taxes. Instead, it uses a tool called tax increment financing (TIF) — which captures a portion of the new taxes generated when a property is improved — to reinvest back into the project area. This means redevelopment is funded through the new value created, not through additional taxes on existing residents. 

  • Redevelopment helps St. Joseph strengthen its economy, preserve its character, and address properties that might otherwise sit vacant or underused. It creates opportunities to attract new businesses, expand housing options, and improve public spaces, all while building on the community’s existing strengths. Redevelopment also helps maintain the city’s long-term vitality by ensuring that investment complements St. Joseph’s identity and enhances residents' quality of life. 

  • No. A BRA does not hand out money from the city’s general fund. Instead, it allows the city to partner with developers so that certain costs — such as environmental cleanup, site preparation, or public infrastructure — can be offset by the future tax revenue the project itself creates. Developers are still expected to invest their own resources, and any incentives are tied to measurable community benefit. 

  • Projects are reviewed by the BRA Board, which is appointed by the City Commission, and must comply with state law and local policy. The BRA makes recommendations, but the City Commission has final authority on whether projects are approved. Depending on the location and type of development, other boards and commissions — such as the Planning Commission, Zoning Board of Appeals (ZBA), or Downtown Development Authority (DDA) — may also be involved in the review process. This layered, case-by-case approach helps maintain accountability and transparency. 

  • Community members have multiple opportunities to provide input — through the BRA board members, BRA and City Commission public meetings, and direct communication with city staff and elected officials. The city is committed to making sure residents understand how the process works, have the facts they need, and have space for dialogue.

  • The city is beginning with community education and open communication. The BRA creates a clear and transparent framework for considering redevelopment. The goal is to build understanding, provide space for resident input, and ensure future projects complement St. Joseph’s character and long-term vision. 

  • Yes. A property does not have to have environmental issues to qualify for a Brownfield TIF. For the right project, Brownfield tools can be used to support new housing development or redevelopment. One option is Housing Tax Increment Financing (TIF), which uses a portion of the new property tax revenue created by a project to help cover certain costs of development (such as site preparation, infrastructure improvements, or demolition). This helps communities like St. Joseph expand housing options at different income levels and makes housing projects more financially feasible without raising taxes. 

  • Public Act 381 (PA 381) allows “housing property”—new or rehabilitated housing, including in mixed-use projects—to use Brownfield Tax Increment Financing (TIF). If a project includes attainable housing, the housing components are reviewed by the Michigan State Housing Development Authority (MSHDA). Our Brownfield Redevelopment Authority can capture a portion of the new taxes created by a project and reimburse approved eligible activities under this statute. 

  • Not always. While some Brownfield projects do involve cleaning up environmental concerns, the law in Michigan defines Brownfields more broadly. Sites can also qualify if they are underused, functionally obsolete, or blighted. This allows communities to address a wider range of problem properties — not just those with contamination — and turn them into productive spaces that benefit the community.  

  • Tax Increment Financing, or TIF, is a tool that allows a portion of the new property tax revenue created by a redevelopment project to be set aside and reinvested into that same project. Instead of raising taxes on current residents, TIF captures only the increase in tax revenue that comes from the new development over a certain period of time. Those funds can then be used to help cover eligible costs like site cleanup, infrastructure improvements, or other investments that make the project possible. 

  • Michigan’s 2023 updates to the Brownfield Redevelopment Financing Act (PA 381) allow “housing property” to use Brownfield Tax Increment Financing (TIF) when one or more units of residential housing are constructed or rehabilitated.  This also includes housing units within mixed-use projects (such as retail, rentals, parking, etc.). Housing-related activities under a Brownfield Plan that incorporate attainable housing may also be reviewed by the Michigan State Housing Development Authority (MSHDA).

  • In some cases, when a Brownfield project includes housing/rental units, it can qualify for the Michigan State Housing Development Authority (MSHDA)’s Housing Brownfield TIF support. This allows a portion of the new property taxes generated by the project to help pay for cleanup, infrastructure, and site preparation, making otherwise challenging sites financially feasible. Housing TIF helps close financial gaps in projects and enables economic mobility across the market, providing more individuals in our community with the opportunity for safe, reliable homes at an affordable price point.

  • AMI stands for Area Median Income. AMI is the midpoint of all household incomes in a specified region, where half of households in the area earn more than the AMI and half earn less. The U.S. Department of Housing and Urban Development (HUD) updates AMI numbers every year for each county or metro region.   

    Why it Matters

    Understanding area median income (AMI) helps us see who affordable housing supports in our community. Many working families, such as teachers, health care workers, first responders, skilled tradespeople, and young professionals, fall within the AMI range, meaning attainable housing enables them to live and thrive close to where they work.

  • According to the Michigan State Housing Development Authority (MSHDA), affordable or attainable housing means homes that individuals or families can afford without spending more than about 30% of their income on rent or mortgage payments.

  • Both the Michigan State Housing Development Authority (MSHDA) and the U.S. Department of Housing and Urban Development (HUD) use AMI to set consistent, data-based guidelines for what’s considered affordable housing in each community. Because housing costs and incomes vary widely across Michigan, AMI ensures that affordability is measured locally, not with a one-size-fits-all standard.

  • The Michigan State Housing Development Authority (MSHDA) and the U.S. Department of Housing and Urban Development (HUD) use AMI to:

    • Set income limits for affordable housing eligibility
    • Guide rent and home price thresholds in publicly funded developments
    • Determine funding priorities and program requirements for local housing initiatives

  • Using Area Median Income (AMI) ensures that affordable and attainable housing is designed for the people who live and work in the community, such as teachers, first responders, health care workers (e.g., nurses), and young professionals or college-age students. It helps local leaders plan housing options that reflect the area’s actual cost of living and workforce needs.