The EBURD TIF Review Committee recommends the City Council approve up to a maximum reimbursement of up to $1,000,000 from the EBURD tax increment finance district funds to Skyview Residences, LLLP and NeighborWorks Montana to build the Skyview Apartment Complex at the West side of 17 Street on the corner of 3 Ave N. Actual reimbursement will be based upon 100% of the actual costs incurred for qualified expenses for the improvements made to property subject to the following conditions:
1. The Applicant(s) shall sign a development agreement with the City of Billings and BIRD within 180 days of City Council’s approval.
2. This TIF reimbursement is the maximum amount that can be received, pending satisfactory submission of all paid invoices demonstrating completion of expenditures related to qualified project costs.
3. If funds are not available in the fiscal year when the project is completed, reimbursement may be carried forward to the following fiscal year pending fund availability.

GL Development, LLC, on behalf of Skyview Residences, LLLP and NeighborWorks Montana, has applied for up to $1,000,000 in Tax Increment Financing (TIF) assistance to support the development of Skyview Residences - an 18-unit affordable housing project located within the East Billings Urban Renewal District (EBURD). This project represents the first residential development in the district’s history and involves consolidating two parcels and redeveloping a blighted site through demolition, environmental remediation, and new construction.

The EBURD Advisory Committee reviewed the proposal on April 1, 2026, and recommends approval of the requested TIF funding. The project aligns with the EBURD Urban Renewal Plan, EBURD Master Plan, City TIF Policy, and Montana Code provisions, particularly those supporting workforce housing and blight remediation. TIF funds will primarily offset costs related to demolition, environmental mitigation, site preparation, and land acquisition, which is recommended as an eligible reimbursable expense to support project feasibility and meet the “but for” requirement.

With a total estimated project cost of $7.17 million, the proposed TIF investment represents approximately 13.95% of total costs and is expected to leverage a 7:1 private-to-public investment ratio - exceeding City TIF Policy guidelines. The anticipated payback period is approximately 13.4 years.

Overall, the project is expected to remove blight, activate underutilized land, expand affordable housing options, and contribute to long-term tax base growth within the district. The investment is consistent with EBURD’s strategic goals and represents a high-impact public-private partnership.

GL Development, LLC on behalf of Skyview Residences, LLLP and NeighborWorks Montana submitted an application requesting Tax Increment Financing (TIF) assistance to support the construction of Skyview Residences, an 18-unit affordable housing development located within the East Billings Urban Renewal District (EBURD) on 17th Street and 3rd Avenue North. This project represents the first housing development within the district in the history of the EBURD. The proposed development will combine two parcels—one previously used for a commercial taxidermy business and another containing two small residential structures. It will redevelop the site through the demolition of four existing blighted structures and preparation of the property for new residential construction.

The application was reviewed by BIRDworks staff and presented to the EBURD Advisory Committee on April 1, 2026. The Committee evaluated the project’s alignment with the EBURD Urban Renewal Plan, the EBURD Master Plan, the City of Billings TIF Policy, and applicable provisions of Montana Code Annotated. Following review and discussion, the EBURD Advisory Committee recommended approval of up to $1,000,000 in TIF assistance to support eligible development costs associated with the project. Pursuant to MCA 7-15-4288, workforce housing is an eligible use of Tax Increment Financing when it advances the objectives of an adopted urban renewal plan, as is the case with this project. Due to the age and condition of the structures on the site to be demolished and the historic use of the parcels, environmental remediation and site stabilization measures have been identified as necessary components of the redevelopment process. TIF assistance will help offset eligible costs associated with demolition, environmental mitigation, and other site preparation activities required to make the property suitable for new residential development.

The Advisory Committee recommends the inclusion of the $460,000 land acquisition cost as an eligible reimbursable expense. Incorporating the property cost allows TIF funds to be utilized more efficiently, helping stretch available dollars further and ensuring that public investment is directed in the most effective manner possible. Additionally, inclusion of the land cost supports the “but for” requirement, as it directly impacts the financial feasibility of the project and enables redevelopment of the site in its current condition. The total projected project cost, including land acquisition, site improvements, and construction, is approximately $7,173,640. The recommended $1,000,000 TIF investment represents approximately13.95% of the overall project cost and results in an estimated 7:1 private-to-public investment ratio, exceeding the City’s TIF policy guideline of 5:1. Based on projected property tax increment, the estimated payback period for this investment is approximately 13.4 years.

The EBURD TIF Advisory Committee finds that this project is consistent with the EBURD Urban Renewal Plan, EBURD Master Plan, City of Billings TIF Policy, and applicable Montana Code provisions governing urban renewal and tax increment financing. The project supports blight remediation through the removal of aging and underutilized structures and advances redevelopment objectives by reinvesting in currently underutilized parcels. Additionally, the project contributes to broader district goals by increasing housing opportunities, supporting a greater residential presence within the district, and promoting long-term growth of the tax base. This investment leverages significant private funding while addressing key redevelopment barriers, resulting in a high-impact project aligned with the district’s long-term vision.
 

Qualified Improvements	Recommended TIF Reimbursement	City TIF Policy	EBURD Urban Renewal Plan	MT Code Annotated
Site Work - Asbestos Contaminated Soils Abatement Demolition & Site Clearance	$1,000,000	Section1(c)	Section 2 – Blight Findings Removal of deteriorated structures and remediation Infrastructure Improvements (Plan Goals / Project Activities	7-15-4233 7-15-4288
Fire Sprinkler System			section)Utilities, site prep, and costs that enable development
Landscaping & Site Lighting			Housing / Land Use Goals (2015 Plan)Workforce and affordable
Fences & Gates			housing development
Benches			Section 10 – Conformance to Growth Policy Infill development
Fascade - Siding			within existing district
Concrete			Urban Renewal Implementation / Financing (TIF section)Public
Doors & Windows Land			investment leveraged to support private development

This process and action of BIRDworks is under its authority per an Agreement between the City of Billings and BIRDworks approved by the City Council in 2025 and renewed through June of 2026.
 

The request is for up to a maximum of $1,000,000 to be reimbursed to Skyview Residences via Neighborworks only upon completion of the work and submittal of the invoices for the eligible cost incurred. It is expected that this project will be completed in early FY28 and be paid out in 2 payments. The first payment of $750,000 in FY28 and a second payment of $250,000 in FY29. Distribution of the project payments will be programmed into the EBURD budget and will enable the District to cover these expenses in FY28 and FY29. 

City Council may:
Approve the recommendation from the EBURD TIF advisory committee for the expenditure of these TIF funds;
Modify the recommendation from the EBURD TIF advisory committee of these TIF funds before taking action, or;
Disapprove the recommendation from the EBURD TIF advisory committee for the expenditure of these TIF funds. If the Council chooses not to approve this TIF application, specific reasoning for the denial is necessary to provide further direction to the EBURD TIF advisory committee and staff, and City staff for future applications.