East Billings Urban Renewal District

The East Billings Urban Renewal District (EBURD) was created in 2006 when the Billings City Council approved an Urban Renewal Plan and Tax Increment Finance district for the east end industrial area of Billings, Montana.  The district boundaries are North 22nd street to the west, the railroad tracks between Montana and Minnesota Avenues to the south, 6th Avenue North to the north and city/county boundary to the east.  The patchwork appearance is due to the inclusion of businesses, Head Start and North Park along 6th Ave North and the exclusion of county properties in the are near Exhibition Drive.


EBURD 150601_roads_es

Tax Increment Financing (TIF)

Tax Increment Financing is a mechanism created in state law to encourage urban infill and brownfield investment in blighted areas.  With Tax Increment Financing taxable values are established in the base year or beginning year of the TIF district.  When vacant or underutilized property is redeveloped, taxable values will increase.   In a TIF district the net new or incremental taxes are captured and reinvested in the blighted area.  The funds can be used for public projects or to assist landowners with infrastructure improvement costs that they incur in conjunction with their development efforts (street lights, traffic signals, sidewalks, landscaping, etc.)

The EBURD produced it’s first increment revenue in 2010 and since then over $500,000 in TIF funding has been reinvested in the district.

TIF performance



The district zoning is in a unique hybrid form-based code aimed at adding flexibility in development options while at the same time maintaining the character that is reflected in the EBURD Master plan.  Form-based codes address the relationship between building facades and the public realm, the form and mass of buildings in relation to one another, and the scale and types of streets and blocks. The regulations and standards in form-based codes are presented in both words and clearly drawn diagrams and other visuals. They are keyed to a regulating plan that designates the appropriate form and scale (and therefore, character) of development, rather than only distinctions in land-use types. To best maximize the advantages of this zoning, the EBURD recommends the use of builders and architects who understand and have worked with form-based code. 


To review our specific EBURD code please find a copy at the link below.