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Ord.4803.01-04-16
BILL NO. 15-232 ORDINANCE NO. /) AN ORDINANCE DESIGNATING A PORTION OF THE CITY OF CAPE GIRARDEAU, MISSOURI, AS A REDEVELOPMENT AREA; APPROVING THE "REDEVELOPMENT PLAN FOR THE DOWNTOWN TAX INCREMENT FINANCING DISTRICT, CAPE GIRARDEAU, MISSOURI, 2015"; MAKING FINDINGS RELATED THERETO; AND AUTHORIZING CERTAIN ACTIONS BY CITY OFFICIALS WHEREAS, the Real Property Tax Increment Allocation Redevelopment Act, Sections 99 . 800 to 99 . 865 of the Revised Statutes of Missouri, as amended (the "Act") , authorizes municipalities to approve redevelopment projects pursuant to the Act; and WHEREAS, the City of Cape Girardeau, Missouri (the "City") duly created the Tax Increment Financing Commission of the City of Cape Girardeau, Missouri (the "TIF Commission") pursuant to the Act; and WHEREAS, the Act authorizes the TIF Commission to hold hearings with respect to proposed redevelopment areas, plans and projects and to make recommendations thereon to the City Council of the City; and WHEREAS, the TIF Commission has reviewed a plan for redevelopment known as the "Redevelopment Plan for the Downtown Tax Increment Financing District, Cape Girardeau, Missouri, 2015, " attached as Exhibit A hereto and incorporated herein by this reference (the "Redevelopment Plan") , for an area containing approximately 462 parcels generally bounded by Highway 74 on the south, Sprigg Street on the west, Sloan Creek on the north and the Mississippi River on the east (as further described on Exhibit A of the Redevelopment Plan, the "Redevelopment Area") ; and WHEREAS, the Redevelopment Plan divides the Redevelopment Area into five redevelopment project areas (each, an "RPA") and describes a redevelopment project for each RPA (collectively, the "Redevelopment Projects") ; and WHEREAS, implementation of the Redevelopment Plan and the Redevelopment Projects will remediate the conditions that cause the Redevelopment Area to be a "conservation area" under the Act; and WHEREAS, after all proper notice was given, the TIF Commission held a public hearing on October 29, 2015, at which all interested parties had the opportunity to be heard and at which the TIF Commission heard and considered all protests, objections, comments and other evidence presented at the hearing concerning the Redevelopment Plan, the Redevelopment Area and the approval of the Redevelopment Projects; and WHEREAS, on. October 29, 2015, after due deliberation, the TIF Commission passed a resolution (attached as Exhibit B hereto) recommending that the City Council (1) approve the Redevelopment Plan, (2) designate the Redevelopment Area as a "redevelopment area, " as defined by the Act, (3) approve the Redevelopment Projects and (4 ) adopt tax increment financing with respect to the Redevelopment Projects; NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF CAPE GIRARDEAU, MISSOURI, AS FOLLOWS : Section 1 . The City Council hereby makes the following findings : A. The Redevelopment Area on the whole is a "conservation area, " as defined in Section 99. 805 (3) of the Act, and has not been subject to growth and development through investment by private enterprise and would not reasonably be anticipated to be developed without the adoption of tax increment financing. This finding includes, and the Redevelopment Plan sets forth and the City Council hereby finds and adopts by reference: (i) a detailed description of the factors that qualify the Redevelopment Area as a "conservation area" and qualify the Redevelopment Projects pursuant to the provisions of Section 99. 810. 1 (1) of the Act and (ii) an affidavit, signed on behalf of the City, as master developer of the Redevelopment Area, attesting that the provisions of Section 99 . 810. 1 ( 1) have been met . B. The Redevelopment Plan conforms to the comprehensive plan for the development of the City as a whole . C. The estimated dates of completion of the Redevelopment Projects and the retirement of obligations incurred to finance redevelopment project costs have been stated in the Redevelopment Plan and these dates are no '7' more than 23 years from the date of adoption of the ordinances approving the respective Redevelopment Project . Moreover, no ordinance approving a Redevelopment Project will be adopted later than ten years from the adoption of this Ordinance. D. The City has developed a plan for relocation assistance for businesses and residences in conformity with the requirements of Sections 523 . 200 through 523 . 205 of the Revised Statutes of Missouri, as amended. E. A cost-benefit analysis showing the economic impact of the Redevelopment Plan on each taxing district which is at least partially within the boundaries of the Redevelopment Area is attached as Exhibit C hereto and is incorporated herein as if fully set forth herein, which cost-benefit analysis shows the impact on the economy if the Redevelopment Projects are not built and are built pursuant to the Redevelopment Plan. The cost-benefit analysis also includes a fiscal impact study on every affected political subdivision, and sufficient information from the City, as master developer of the Redevelopment Area, for the TIF Commission to evaluate whether the Redevelopment Projects as proposed are financially feasible. F. The Redevelopment Plan does not include the initial development or redevelopment of any gambling establishment . Section 2 . The Redevelopment Area is hereby designated as a "redevelopment area" as defined in Section 99 . 805 (12) of the Act . Section 3 . The Redevelopment Plan, a copy of which is attached hereto as Exhibit A and incorporated herein by reference, is hereby adopted and approved. -3- Section 4 . The sections of this Ordinance shall be severable. If any section of this Ordinance is found by a court of competent jurisdiction to be invalid, the remaining sections shall remain valid, unless the court finds that : (a) the valid sections are so essential to and inseparably connected with and dependent upon the void section that it cannot be presumed that the City Council has or would have enacted the valid sections without the void ones; and (b) the valid sections, standing alone, are incomplete and are incapable of being executed in accordance with the legislative intent . Section 5 . This Ordinance shall take effect and be in full force 10 days after its passage by the City Council . PASSED by the City Council of t City of Cape Girardeau, Missouri, this day of , 2016. Harry rdiger, Mayor (Seal) ATTEST: 4VUoti' 4 ruce Tay or Deputy City Clerk ==GARAfi 1 ,• t a; incr. UNION -0- EXHIBIT A REDEVELOPMENT PLAN [On file in the City Clerk' s Office] EXHIBIT B TIF COMMISSION RESOLUTION [On file in the City Clerk' s Office] EXHIBIT C COST-BENEFIT ANALYSIS [On file in the City Clerk' s Office] 1 i I i ��r TITLE: Redevelopment Plan for the Downtown Tax Increment Financing District, Cape Girardeau, Missouri, 2015 AUTHORS: Chauncy D. Buchheit, Executive Director Southeast Missouri Regional Planning and Economic Development Commission; Tim Arbeiter, Vice President, Cape Girardeau Area Chamber of Commerce GRAPHICS: Stan W. Balsman, GIS Director Jeremy D. Tanz, GIS Specialist and IT Director EDIT AND REVISION: Mark Grimm, Attorney Gilmore& Bell, P.C. PLANNING AGENCY: Southeast Missouri Regional Planning and Economic Development Commission 1 West St. Joseph Street, P. O. Box 366 Perryville , Missouri 63775 ABSTRACT: The purpose of this planning document is to provide a Redevelopment Plan for Redevelopment Project Areas in downtown Cape Girardeau. DOWNTOWN CAPE GIRARDEAU REDEVELOPMENT PLAN TABLE OF CONTENTS Page No. I. The Downtown Cape Girardeau Redevelopment Plan Summary 1 II. Overview of Tax Increment Financing Statutes 2 III. Redevelopment Plan 7 A. Description of Redevelopment Area 7 B. Existing Conditions 7 C. Conservation Area Analysis 9 D. Affidavit 11 E. Redevelopment Plan Objectives 11 F. Redevelopment Project Activities 12 1. Project Activities 12 2. Redevelopment Schedule 17 3. Land Acquisition and Disposition 20 4. Relocation Assistance Plan 20 IV. Financing Plan 20 A. Estimated Redevelopment Project Cost 21 B. Source of Redevelopment Project Funds 22 V. Evidence of Commitments to Finance Project Costs 25 VI. Comprehensive Plan 25 VII. Amendments to Redevelopment Plan 25 VIII. Findings 25 LIST OF EXHIBITS Exhibit A Geographic Location Exhibit B Redevelopment Area Boundary Map Exhibit C Redevelopment Area Zoning Map Exhibit D Redevelopment Area Present Land Use & Building Conditions Exhibit E Redevelopment Area Future Land Use Exhibit F Taxing Entities within the Redevelopment Area Exhibit G Property Ownership within the Redevelopment Area Exhibit H Current and Future Assessment and Tax Levy within the Redevelopment Area Exhibit I Special Allocation Fund Revenues Exhibit J Redevelopment Affidavit Exhibit K Ordinance Providing for Relocation Assistance LIST OF ATTACHMENTS I. Real Property Tax Increment Allocation Redevelopment Act II. Legal Description of Redevelopment Area III. Evidence of Financial Commitment L THE DOWNTOWN CAPE GIRARDEAU REDEVELOPMENT PLAN SUMMARY The following is a plan (this "Redevelopment Plan" or"Plan")proposed by the City of Cape Girardeau, Missouri (the "City") for redevelopment of approximately 226 acres located within the City of Cape Girardeau (the "Redevelopment Area"). The Redevelopment Area consists of properties along the riverfront and adjacent area in the City's downtown. The Redevelopment Area is generally bounded by Highway 74 on the south, Sprigg Street on the west, Sloan Creek on the north and the Mississippi River on the east. A map of the Redevelopment Area is included in this Plan in Exhibit B, and a detailed legal description of the Redevelopment Area is included in Attachment II. The property is currently divided into 459 separate parcels. A property ownership map is included with Exhibit B, and a detailed property ownership listing is included in Exhibit G. The Redevelopment Area is divided into five redevelopment project areas (each, an "RPA"). The properties within each RPA are listed and legally described by the County Assessor's Parcel Numbers in Attachment II. The proposed Redevelopment Area qualifies as a conservation area under Missouri's Tax Increment Allocation Redevelopment Act, Sections 99.800 to 99.865 of the Revised Statutes of Missouri, as amended (the "Act"), because over 50% of all structures in the area are at least 35 years in age and because of the presence of other conditions including dilapidation, deterioration, presence of structures below minimum code standards, excessive vacancies, depreciation of physical maintenance and deleterious land use or layout. The Redevelopment Area, in its current state, is also detrimental to the public health, safety, morals, or welfare and may become a blighted area because of the dilapidation of structures; deterioration of buildings; presence of structures below minimum code standards; excessive vacancies; depreciation of physical maintenance within the area; and deleterious land use within the area. The Redevelopment Plan proposes activities ("Redevelopment Projects")to alleviate the existing conditions that cause the Redevelopment Area to be a conservation area. The Redevelopment Projects include converting existing deteriorated and vacant buildings and parcels into retail, office, residential and service space. The projects will also include the following improvements and activities: 1 • Accessibility • Sidewalk replacement and improvements • Parking enhancements • Water, sewer and stormwater improvements • Environmental remediation • Building and site improvements (public and private) • Property acquisition • Streetscape enhancements and improvements • Riverfront improvements • Associated engineering, architectural, planning, legal and administration This Redevelopment Plan proposes to finance the Redevelopment Projects on a pay-as-you-go basis (as tax increment financing revenues become available) or through the issuance of tax increment financing notes, bonds or other obligations ("TIF Obligations")to be authorized and issued by the City. The Redevelopment Plan allocates payments in lieu of real estate taxes ("PlLOTs") and 50% of local sales tax and utility gross receipts tax revenues generated by economic activities ("EATs")within the Redevelopment Area to pay certain costs associated with the Redevelopment Projects, including debt service on the TIF Obligations. The collection of PILOTS and EATs for this purpose will be authorized for a 23-year period following the approval of the Redevelopment Projects. The financing aspects of the Redevelopment Plan are discussed in more detail in Section IV. II. OVERVIEW OF TAX INCREMENT FINANCING STATUTES The Act enables cities or counties to finance certain redevelopment project costs with the revenue generated from PILOTS, measured by the net increase in assessed valuation resulting from new development and 50% of EATs associated with new economic activity. The theory of tax increment financing ("TIF") is by attracting new, private developments, the assessed valuation in a redevelopment area should increase, generating more than enough new tax revenues to retire obligations issued to finance certain redevelopment project costs. When TIF is adopted, taxing districts continue to receive real property taxes based on the assessed valuation of property in the redevelopment area 2 before the TIF was adopted (the "Initial EAV") and any real property taxes attributable to the increase in the current assessed value above the Initial EAV during the 23 year term of the TIF is deposited in the TIF's special allocation fund. Additionally, 50% of EATS generated by new economic activities in the redevelopment area (i.e., increased sales and utility tax revenues above the level of such revenues prior to the adoption of TIF) are also deposited in the special allocation fund. The money placed in the special allocation fund is then used to directly pay for certain redevelopment project costs or to retire TIF Obligations issued to finance redevelopment project costs. The Act provides for use of tax increment financing to pay all reasonable and necessary costs incurred or incidental to a redevelopment project. Such costs include, but are not limited to: a. Costs of studies, surveys, plans and specifications; b. Initial professional service costs including, but not limited to, architectural, engineering, legal, marketing, financial, planning or special services; C. Property assembly costs including, but not limited to, acquisition of land and other property, real or personal, demolition of buildings, and the clearing and grading of land; d. Costs of rehabilitation, reconstruction, repair, or remodeling of existing buildings and fixtures; e. The initial costs for an economic development area; f. Costs of construction of public works or improvements; g. Financing costs, such as capitalized interest, underwriting expenses, and bond printing; h. All or a portion of a taxing district's capital costs resulting from the redevelopment project; i. Relocation costs; j. Payments in lieu of taxes. 3 The Act provides for tax increment financing to finance improvements in a blighted area, a conservation area, or an economic development area. "Blighted area" is defined as: "an area which, by reason of the predominance of defective or inadequate street layout, unsanitary or unsafe conditions, deterioration of site improvements, improper subdivision or obsolete platting, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, retards the provision of housing accommodations or constitutes an economic or social liability or a menace to the public health, safety, morals, or welfare of its present condition and use." "Conservation area" is defined as: "any improved area within the boundaries of a redevelopment project area located within the territorial limits of a municipality in which fifty percent or more of the structures in the area have an age of thirty-five years or more. Such an area is not yet a blighted area but is detrimental to the public health, safety, morals, or welfare and may become a blighted area because of any one or more of the following factors: i.e., dilapidation; obsolescence; deterioration; illegal use of individual structures; presence of structures below minimum code standards; abandonment; excessive vacancies; overcrowding of structures and community facilities; lack of ventilation, light or sanitary facilities; inadequate utilities; excessive land coverage; deleterious land use or layout; depreciation of physical maintenance; and lack of community planning. A conservation area shall meet a least three of the factors provided in this subdivision." "Economic development area" is defined as: "any area or portion of an area located within the territorial limits of a municipality, which does not meet the requirements of a blighted area or a conservation area, and in which the governing body of the municipality finds that the redevelopment will not be solely used for development of commercial businesses which unfairly compete in the local economy and is in the public interest because it will; 4 a. Discourage commerce, industry or manufacturing from moving their operations to another state; or b. Result in increased employment in the municipality; or C. Result in preservation or enhancement of the tax base of the municipality. The area in which tax increment financing is used is known as a"Redevelopment Project Area" (RPA). The RPA must contain only "those parcels of real property and improvements thereon directly and substantially benefitted by the proposed redevelopment project improvements." (Section 99.820.1(1), RSMo.) Prior to adopting tax increment financing, the City must appoint a TIF Commission and prepare a Redevelopment Plan. The purpose of the Plan is to set forth in writing the program to be undertaken to address redevelopment issues. The Plan must include: a. Estimated redevelopment project costs; b. The anticipated sources of funds to pay the costs; C. Evidence of commitments to finance the project costs; d. The anticipated type and terms of the sources of funds to pay costs; e. The anticipated type and terms of the obligations to be issued; f. The most recent equalized assessed valuation of the project area; g. An estimate of the equalized assessed valuation after redevelopment; and h. The general use of the land to apply in the redevelopment project area. Prior to adoption of the Redevelopment Plan, designation of a Redevelopment Area and approval of a Redevelopment Project, the TIF Commission must hold a public hearing to hear comments on the Plan, the Redevelopment Area and the Redevelopment Proj ect. Before adopting a Redevelopment Plan, the Act requires the governing body of the City to make the following findings: 5 (1) The redevelopment area on the whole is a blighted area, a conservation area, or an economic development area, and has not been subject to growth and development through investment by private enterprise and would not reasonably be anticipated to be developed without the adoption of tax increment financing. Such a finding shall include, but not be limited to, a detailed description of the factors that qualify the redevelopment area or project pursuant to this subdivision and an affidavit, signed by the developer or developers and submitted with the redevelopment plan, attesting that the provisions of this subdivision have been met; (2) The redevelopment plan conforms to the comprehensive plan for the development of the municipality as a whole; (3) The estimated dates, which shall not be more than twenty-three years from the adoption of the ordinance approving a redevelopment project within a redevelopment area, of completion of any redevelopment project and retirement of obligations incurred to finance redevelopment project costs have been stated, provided that no ordinance approving a redevelopment project shall be adopted later than ten years from the adoption of the ordinance approving the redevelopment plan under which such project is authorized and provided that no property for a redevelopment project shall be acquired by eminent domain later than five years from the adoption of the ordinance approving such redevelopment project; (4) A plan has been developed for relocation assistance for businesses and residences; (5) A cost-benefit analysis showing the economic impact of the plan on each taxing district which is at least partially within the boundaries of the redevelopment area. The analysis shall show the impact on the economy if the project is not built, and is built pursuant to the redevelopment plan under consideration. The cost-benefit analysis shall include a fiscal impact study on every affected political subdivision, and sufficient information from the developer for the commission established in section 99.820 to evaluate whether the project as proposed is financially feasible; and 6 (6) A finding that the plan does not include the initial development or redevelopment of any gambling establishment, provided however, that this subdivision shall be applicable only to a redevelopment plan adopted for a redevelopment area designated by ordinance after December 23, 1997. III. REDEVELOPMENT PLAN A. Description of Redevelopment Area. The proposed Redevelopment Area as a whole consists of approximately 226 acres including rail, street and highway rights-of-way. Five separate Redevelopment Project Areas (each, an "RPA") are within the overall Redevelopment Area. The Redevelopment Projects to be undertaken within the individual RPAs are detailed under Subsection F, "Redevelopment Project Activities," of this Section of the Redevelopment Plan. The following information, consisting of the description of the Redevelopment Area, existing conditions, findings and the Redevelopment Plan Objectives, relate to the Redevelopment Area as a whole. The Redevelopment Area consists of vacant and occupied residential, commercial and public uses. The Redevelopment Area borders the Mississippi River in downtown Cape Girardeau. Exhibit A presents the general location of the Redevelopment Area in relation to the City. Exhibit B depicts the actual boundaries of the Redevelopment Area and the individual RPAs. Exhibit G shows the property ownership within the Redevelopment Area. Exhibit C depicts the current zoning. It is not anticipated rezoning will be required as a result of the Redevelopment Projects. B. Existing Conditions. Exhibit D presents the present land use and building conditions within the Redevelopment Area. The proposed Redevelopment Area consists of 459parcels. Of those parcels, 371 have structures present and 13 of the 371 have multiple structures, other than outbuildings. A total of 387 structures are present; of those 387 structures, 55 7 are unoccupied. Sixty parcels are vacant, 192 of the structures are either dilapidated or deteriorated, and 17parcels contain parking lots. Two parcels, listed in the table below as industrial, are used for rail. Two hundred and fifty (64%) of the structures are over 35 years old. The following table summarizes land use and structures in the Redevelopment Area and in each RPA: LAND USE RPA 1 2 3 4 5 Total Percent Parcels 37 184 92 139 7 459 100% Vacant Land 1 26 4 29 0 60 13% Parking Lots 7 7 2 1 0 17 4% Commercial 16 81 8 41 0 146 32% Single Family 4 52 55 52 0 163 36% (S-1) Duplex (S-2) 0 4 3 4 0 11 2% Multi Family 6 6 16 14 0 42 9% Public 2 9 5 2 0 18 4% Recreational 1 0 2 2 4 9 2% Industrial (including rail) 0 2 2 2 3 9 2% Total Uses 37 187 97 147 7 475 103% 8 STRUCTURES RPA 1 2 3 4 5 Total Percent Vacant Structures 5 24 5 21 0 55 14% Occupied Structures 23 130 84 94 1 332 86% Total Structures 28 154 89 115 1 387 100% Multiple Structures (single parcels) 0 3 5 5 0 13 3% Good 20 94 43 38 0 195 50% Deteriorated 8 56 43 65 1 173 45% Dilapidated 4 3 12 0 19 5% Built Prior to 1980 15 81 73 81 0 250 65% C. Conservation Area Analysis. The proposed Redevelopment Area qualifies as a conservation area, as defined by the Act. Of the 459parcels in the Redevelopment Area, 17 are parking lots, 60 are vacant, 2 are railroad and 9 are recreational. On the remaining 370 parcels, a total of 387structures are present; 250 of those structures were built prior to 1980, representing 65% of all structures for which the county assessor recorded ages. An additional 92 structures (24%) did not have an age recorded by the assessor. Stated another way, of the 297 structures with a recorded age, 84% are over 35 years old. Field observation indicated similar age conditions exist throughout the Redevelopment Area, leading to the conclusion between 64% and 84% of all structures in the Redevelopment Area are over 35 years in age. Many buildings were constructed in the early 1900s. Factors and conditions present in the Redevelopment Area include: 1. Dilapidation. Nineteen structures in the Downtown area are already dilapidated. Dilapidation exists when a structure is deteriorated, as defined below, beyond the state of normal repair. A building conditions map is presented on the second page of Exhibit D. Seven of the nine dilapidated buildings are located south of Merriwether Street. 9 2. Deterioration. Deterioration includes buildings with structural and/or aesthetic deficiencies. Structural deficiencies include cracked or crumbling foundations, sagging rooflines, wavy or bulging sidelines, cracked masonry, falling brick or masonry, missing or damaged roofing components, exposed sheathing, missing doors or windows, missing mortar and apparent fire, water or smoke damage. Aesthetic deficiencies include chipped and/or peeling paint, sagging or missing gutters, cracked or missing window panes, missing siding and missing roofing. A total of 173 properties, each with three or more of the above deficiencies, have been classified as deteriorated. 3. Presence of structures below minimum code standards. Very few buildings in the Redevelopment Area built before 1980 meet current building code standards. Most of those buildings need electrical upgrades, including ground fault receptacles, code compliant electrical junction boxes and electrical breaker boxes, grounded wiring and compliant circuits. Much of the plumbing, including ADA accessible fixtures, lead solder joints, type of drain tile and venting is below code. Very few of the older buildings have ADA accessibility, particularly to upper floors. 4. Excessive Vacancies. 55 of the 387 properties in the area are unoccupied. This represents 14% of the total structures within the area. In addition, 60 parcels are vacant. This represents an additional 13% of the overall redevelopment area. 5. Depreciation of physical maintenance. Throughout the Redevelopment Area many of the older buildings suffer from lack of maintenance. Many older structures show signs of peeling paint, cracked brick, and missing mortar. Sidewalks are missing in a portion of the Redevelopment Area, which presents a danger to pedestrians. The combination of factors in the area as discussed above constitutes a menace to the public health, safety, morals or welfare in its present condition and use. In addition, the continued decline of the Redevelopment Area will threaten the economic potential of the City and Cape Girardeau County (the"County"). Without comprehensive rehabilitation and redevelopment of the Redevelopment Area, its physical condition will continue to deteriorate. The Redevelopment Area may well become blighted in the near future unless redevelopment activities occur. 10 D. Affidavit. Exhibit J includes an affidavit attesting that the Redevelopment Area is a Conservation Area as defined in Section 99.805, RSMo., has not been subject to growth and development through investment by private enterprise and would not reasonably be anticipated to be developed without the adoption of tax increment financing. This affidavit satisfies the requirement in Section 99.810(1), RSMo. by providing affirmation that redevelopment of the Redevelopment Area would not occur but for the adoption of tax increment financing. E. Redevelopment Plan Objectives. The following objectives are proposed for the Redevelopment Area: 1. Eliminate and/or reduce the conditions and factors that qualify the Redevelopment Area as a conservation area under the terms of the Act; 2. Prevent conditions from deteriorating further in order to prevent the Redevelopment Area from becoming blighted; 3. Enhance the tax base of the City and the County; 4. Enhance the tax base of other taxing districts whose jurisdictions encompass the Redevelopment Area; 5. Expand opportunities for new commercial and residential development, which will support and encourage major development activities on properties both within and adjacent to the Redevelopment Area; 6. Provide an implementation mechanism that will accelerate the achievements of those objectives and compliment other community and economic development tools and programs. 11 F. Redevelopment Project Activities. 1. Project Activities: Several Redevelopment Projects are being proposed within the Redevelopment Area. Below is a comprehensive list of activity types: ■ Accessibility ■ Sidewalk replacement and improvements ■ Parking enhancements ■ Water, sewer and storm water improvements ■ Environmental remediation ■ Building and site improvements (public and private) ■ Property acquisition ■ Additional areas for green space/public space ■ Facade and building stabilization program ■ Streetscape, signage and utility enhancements and improvements ■ Riverfront improvements ■ Associated engineering, architectural, planning, legal and administration A portion of the redevelopment project activities will be eligible for TIF financing. It is the intent of this Redevelopment Plan to limit the TIF financing to the extraordinary costs associated with the Private Redevelopment Projects and potentially a source of revenue for Public Redevelopment Projects. When the Plan refers to `construction of in the descriptions, it is the intent of this Plan that TIF financing will be used for activities listed above in support of private construction and not to be construed as financing to construct the vertical structure. The map of the Redevelopment Area shows the future land use in Exhibit E. Some property acquisition is intended to be associated with the Redevelopment Projects. Redevelopment Proj ect Area#1: Redevelopment Project Area (RPA) #1 is generally bounded by Bellevue Street, Themis Street, Lorimier Street and an alley midblock in between Lorimier and Middle Streets. The City has identified RPA 1 as an area for additional professional office development, dining, hospitality, and upper story residential development that positively impacts the economic well-being of the downtown and the City of Cape Girardeau per the Downtown Strategic adopted in August, 2009. The City will entertain proposals from developers 12 seeking assistance to rehabilitate the three large structures (338 Broadway, 400 Broadway and 221 N. Fountain Street) and other structures that are currently either vacant or predominately vacant, including the necessary infrastructure to service the new developments. In addition to these private developments, public improvements will also be considered, including: • Increase public parking supply by supporting the construction of a public parking facility in the RPA#1 vicinity, which may be in conjunction with the private developments to be considered by the City. The strategic plan and the Downtown Parking Study, completed by the Lochmueller Group in July 2015 acknowledged additional parking supply will be needed when the three large vacant structures become developed. Additional activities will also be utilized in implementation of this strategy: o Associated engineering, architectural, planning, legal and administration, o Accessibility, o Sidewalk replacement and improvements, o Water, sewer and storm water improvements, o Environmental remediation, o Property acquisition, and o Additional areas for green space/public space. • Streetscape, signage and utility enhancements and improvements • Facade and building stabilization low-interest loan program for other structures in the RPA that meet the pre-determined criteria, • Streetscape, signage and utility enhancements and improvements along Broadway, Fountain and Lorimier Streets, • Sidewalk replacement and improvements along Broadway, Fountain and Lorimier Streets • Associated engineering, architectural, planning, legal and administration for the above public improvements. Redevelopment Project Area#2: Redevelopment Project Area (RPA) #2 is generally bounded by North Main Street, mid- block between Lorimier and Spanish Streets, Morgan Oak and Water Street. The City has identified RPA#2 as an area for a concentration of new retail, service/professional offices, residential upper story development, and new construction residential developments that positively impact the economic well-being of the downtown and the 13 City of Cape Girardeau. The private developments to be considered will also need to determine parking supply needs and plan accordingly. The City will review applications proposing the following: • Construction of single-family homes on vacant parcels that positively impacts the economic well-being of the downtown and the City of Cape Girardeau in the vicinity of the William, Spanish and Morgan Oak Streets, • Construction of a medium-density residential development that positively impacts the economic well-being of the downtown and the City of Cape Girardeau in the vicinity of the William, Spanish, Aquamsi and Good Hope Streets, • Redevelopment and construction of new commercial and/or mixed-use developments on the northeast corner of Main Street and Broadway. • Rehabilitation of historic commercial structures 5,000 square feet or more in the vicinity of Broadway, Water, William and including the west side of Spanish Street, • Development of a planned medium-density residential project that positively impacts the economic well-being of the downtown and the City of Cape Girardeau in the vicinity of the Bellevue, North Spanish and Main Streets. In addition to these private developments, public improvements will be developed, including: • Streetscape improvements consisting of sidewalks, signage, landscaping, lighting, and street furniture in the vicinity of Water, Main, Spanish, Independence, William and Themis Streets. • Construction of a public restroom facility in the vicinity of Murtaugh Park and Independence Street. • Facade and building stabilization low-interest loan program for individual structures in the RPA who meet the pre-determined criteria, • Associated engineering, architectural, planning, legal and administration for the above public improvements. Redevelopment Project Area#3: Redevelopment Project Area (RPA) #3 is generally bounded by ThemisBroadway, mid- block between Lorimier and Spanish Streets, William Street and Frederick/N Middle Streets. RPA 93 is bookended by two iconic courthouses and Cape Girardeau City Hall, as well as areas of opportunity for new development. The Downtown Strategic Plan 14 adopted in August, 2009 identified this area as `Courthouse Village' and is in need of additional planning which encourages new construction and historic rehabilitation of significant public buildings. The City will review applications proposing the following: • Construction of a medium-density residential development that positively impacts the economic well-being of the downtown and the City of Cape Girardeau in the vicinity of the Fountain Street corridor between William and Merriwether Streets, • Construction of a new office development in the vicinity of Frederick, William, and Independence Streets, • Redevelopment of Cape Girardeau City Hall, • Redevelopment of Common Pleas Courthouse Complex once it becomes unoccupied by the County of Cape Girardeau. In addition to these private developments, public investments will include: • Streetscape improvements consisting of signage, landscaping, lighting, and street furniture on Fountain Street, • Sidewalk replacement and improvements along the street corridors of Themis, Independence, Merriwether, Lorimier, Frederick, and William Street, • Redevelopment of Common Pleas Courthouse Complex for possible future public use, • Construction and expansion of park space in the vicinity of William, Merriwether and Lorimier Streets, • Associated engineering, architectural, planning, legal and administration. Redevelopment Project Area#4: Redevelopment Project Area (RPA) #4 is generally bounded by Sprigg Street, William Street, mid-block between Lorimier and Spanish Streets, and Shawnee Parkway/Jefferson Avenue. The City has identified RPA#4 as an area to for additional rehabilitation of many of the historic structures and encourages new construction of residential and mixed use developments. The City will review applications that propose the following: • Construction of commercial infill buildings on vacant parcels in the vicinity of Good Hope Street from Sprigg to the east side of Middle Street and Morgan Oak from Sprigg to the east side of Fountain Street, 15 • Construction of a medium-density residential development that positively impacts the economic well-being of the downtown and the City of Cape Girardeau in the vicinity of the Fountain Street corridor between Morgan Oak and William Street, • Construction of single-family homes on vacant parcels that positively impacts the economic well-being of the downtown and the City of Cape Girardeau in the vicinity of the Middle and Lorimier Street corridors located within the RPA, • Rehabilitation of single-family homes that positively impacts the economic well- being of the downtown and the City of Cape Girardeau in the vicinity of the Middle and Lorimier Street corridors located within the RPA. In addition to these private developments, public investment will include: • Streetscape improvements consisting of sidewalks, signage, landscaping, lighting, and street furniture on Good Hope, Morgan Oak, Fountain and Sprigg Streets, • Sidewalk replacement and improvements along the street corridors of Lorimier, Fountain, Middle, Frederick, and Asher, • Parking enhancements in partnership with private developments as they arise, • Water, sewer and storm water improvements in the RPA, • Environmental remediation as they arise, • Facade and building stabilization low-interest loan program for structures in the RPA who meet the pre-determined criteria, • Associated engineering, architectural, planning, legal and administration. Redevelopment Project Area#5: Redevelopment Project Area (RPA) #5 is generally bounded by Paul Keller Way, Big Bend Road and the Mississippi Riverfront. The City has identified the Riverfront Park as an area for additional public investment that enhances the citizen and tourist experience. Additional tourism/hospitality developments can be explored to elevate Cape Girardeau's tourism appeal. Therefore, RPA#5 intends to incorporate riverfront improvements to provide docking and fueling facilities for vessels visiting Cape Girardeau (large and small), develop a site on the riverfront allowing for an excursion vessel to be moored and launched from Cape Girardeau, and additional park amenities and aesthetics enhancing one of Cape Girardeau's top tourism draws. Private development within RPA 5 may include a riverfront fueling station and possibly a docking area to accommodate excursion vessels. 16 The City will comply with all applicable provisions of the Act when considering and adopting new redevelopment projects including, but not limited to, presenting any new redevelopment plan and budget amendments to the TIF Commission for recommendation prior to consideration by the City Council. Project activities that are within the scope of an approved Redevelopment Project may be implemented by the City and/or private developers (upon execution of a redevelopment agreement with the City) without referring specific activity approval to the TIF Commission. 2. Redevelopment Schedule: The estimated dates for implementation of the Redevelopment Plan are as follows: Tentative Schedule of Events (as of August 20,2015) Responsible Dates Event Party June 1 City Council Meeting City • Pass Resolution authorizing distribution of Request for Proposals June 21 Issue Request for Proposals (will leave open—no RPC/City deadline) June 30 One or more Proposals submitted Developers July 7 Mail letters seeking appointments to TIF City Commission August 13 TIF Commission Meeting All • Organizational meeting (elect officers, etc.) 17 Responsible Dates Event Party • Discuss Redevelopment Project concepts September 3 Distribute drafts of Redevelopment Plan and Cost- City Benefit Analysis to TIF Commission September TIF Commission Meeting All 10 • Discuss Redevelopment Plan and Cost- Benefit Analysis • Set Public Hearing September Mail Hearing Notice to Taxing Districts and Dept. of City 11 Economic Development(written notice by certified mail, not less than 45 days before the public hearing) September Mail Hearing Notice to"Persons In Whose Name City 11 Taxes Were Paid" (written notice by certified mail, not less than 10 days before the public hearing) October 8 Publish Hearing Notice (published in a"newspaper City of general circulation" not more than 30 days before the public hearing) October 22 Publish Hearing Notice (published in a"newspaper City of general circulation" not more than 10 days before the public hearing) 18 Responsible Dates Event Party October 23 Post Notice of TIF Commission Meeting (at least 4 City days, excluding weekends and holidays, before the TIF Commission Meeting) October 29 TIF Commission Meeting All • Public Hearing on Redevelopment Plan • Recommendation to City Council November City Council Meeting (within 14 to 90 days from the All 16 completion of the public hearing) • First reading of Ordinance approving the Redevelopment Plan and Redevelopment Proj ect(s) • First reading of Ordinance approving the Redevelopment Agreement December 7 City Council Meeting All • Pass Ordinance approving the Redevelopment Plan and Redevelopment Project(s) • Pass Ordinance approving the Redevelopment Agreement The assessor will certify the base for each RPA once a redevelopment project for the applicable RPA is approved. TIF obligations may extend for a period of 23 years from the date of the ordinance approving the Redevelopment Project for the applicable RPA (provided that a Redevelopment Project for an RPA will be approved within 10 years from the date of the ordinance approving the Redevelopment Plan). Eminent domain 19 may be used for a period of up to 5 years from the date of approval of the Redevelopment Proj ects. Land Acquisition and Disposition: The City of Cape Girardeau may acquire property on which to construct a portion of the Redevelopment Projects. The City intends to acquire property through negotiated agreements. Relocation Assistance Plan: The City does not anticipate relocating any individual or any enterprise from within the Redevelopment Area. However, the City has adopted an ordinance that conforms to State requirements for the relocation of any business or individual resident displaced by the implementation of the Plan, if in case any relocation does occur. Exhibit K includes a copy of the ordinance adopted by the City as a relocation plan for a Redevelopment Project pursuant to the Act. The relocation requirements of the ordinance in Exhibit K are hereby incorporated herein by reference as a Relocation Plan for this Redevelopment Plan. V. FINANCING PLAN A. Estimated Redevelopment Project Costs. Redevelopment project costs are defined as a sum total of all reasonable and necessary costs incurred in implementing the Redevelopment Plan. Considerable commercial development is anticipated throughout the Redevelopment Area, with immediate development to occur with the 2015 Redevelopment Project. Improvements within the Redevelopment Area include building rehabilitation, electric improvements, sidewalks, parking lots, storm water, water, sewer, environmental remediation and CID Activities. The following table shows the anticipated redevelopment costs to be financed with TIF funds. The costs actually financed by TIF Obligations may vary from those outlined in this table depending on conditions and proposals at the time of development and may shift within each RPA and among the various RPAs. However, it is the intent of this Redevelopment Plan to limit the total issuance of TIF Obligations to $48,737,000 plus accrued interest, capitalized interest, debt service reserve and issuance costs for all Redevelopment Projects (inclusive of the 2015 Redevelopment Project). 20 ANTICIPATED REDEVELOPMENT PROJECT COSTS TO BE PAID FROM TIF REVENUE Activity RPA 1 RPA 2 RPA 3 RPA 4 RPA 5 Total Total Private Development 22,000,000 42,000,000 22,000,000 15,000,000 5,000,000 106,000,000 Projected TIF Assistance for Major Projects 1,760,000 3,360,000 1,760,000 1,200,000 1,000,000 9,080,000 Fagade Improvements and Building Stabilization 300,000 300,000 300,000 300,000 300,000 1,500,000 Parking Enhancements 2,000,000 1,500,000 - 300,000 - 3,800,000 Sidewalks 200,000 750,000 300,000 500,000 150,000 1,900,000 Streetscape Improvements 150,000 2,000,000 500,000 1,000,000 50,000 3,700,000 Road and Street Projects 500,000 1,000,000 500,000 1,000,000 500,000 3,500,000 Riverfront Improvements - - - - 4,200,000 4,200,000 Green Space - 400,000 1,000,000 1,000,000 - 2,400,000 Environmental Remediation 100,000 300,000 300,000 300,000 250,000 1,250,000 Water, Sewer,Stormwater Improvements 150,000 150,000 150,000 150,000 - 600,000 Public Building and Site Improvements - 250,000 6,000,000 250,000 - 6,500,000 CID Pass Through 200,000 1,300,000 200,000 - 1,700,000 Property Acquisition 400,000 400,000 400,000 400,000 - 1,600,000 Contingency 400,000 835,000 965,000 520,000 645,000 3,365,000 Associated Engineering,Architectural, Planning,Legal and Administration 408,000 798,000 1,086,000 576,000 774,000 3,642,000 Total TIF Funded Projects 6,568,000 13,343,000 13,641,000 7,496,000 7,869,000 48,737,000 B. Source of Redevelopment Project Funds. 1. Funding of Public Redevelopment Activities The City will pay for certain redevelopment project costs allowed under the Act either on a pay-as-you-go basis (as tax increment financing revenues become available) or with the proceeds from the sale of TIF Obligations. The TIF Obligations may be issued in multiple series as the individual projects begin. TIF Obligations shall not exceed $48,737,000, in addition to costs of issuance, debt service reserve, accrued interest and capitalized interest. TIF revenues may pay for all of the activities listed in the immediately preceding table, without regard to the corresponding amount listed for such activity so long as the total amount for all activities does not exceed the maximum amount permitted by this Redevelopment Plan. a. PILOTS. Most Recent Assessed Valuation. The total initial equalized assessed valuation for the entire Redevelopment Area, according to the Cape Girardeau County Assessor's office, is $10,286,050 as of January 1, 2015. Exhibit G gives a detailed listing of the individual property parcels along with an assessed value of each parcel. The combined tax levy for calendar year 2014 is $5.8753 per $100 of assessed valuation, which includes $0.6869 for Downtown Special Business District. The above tax levy does not include the $0.03 State of Missouri tax or the $0.3690 commercial surcharge, which are not captured by TIF. Anticipated Assessed Valuation and PILOTS. During the first year of redevelopment, no increase in assessed valuation is anticipated. 22 Exhibit H indicates the anticipated future assessment and tax levy within the Redevelopment Area, and further shows the current assessment and tax levy. For purposes of this Plan, the tax levies, both on real property and on sales tax, has remained the same as the current level of$5.8753 per $100 assessed valuation on property and at 4.25%for the combined total sales tax rate for City, County and CID sales. It is anticipated the individual Redevelopment Projects will occur at different times. In order to project the anticipated PILOTS and EATS available for redevelopment activities, a cost-benefit analysis was conducted for each impacted taxing entity. This cost-benefit analysis also includes information concerning the financial feasibility of the Redevelopment Projects. The different types of development impact the individual taxing entities in different ways. Specifically, residential development has the greatest cost impact toward the school system, and commercial and industrial development has a significant cost impact toward the City and County, which provide road and bridge maintenance. Several factors were examined in completing the cost-benefit analysis. One of the primary factors involved included the anticipated increase in assessed value for personal property associated with each type of development. All of the personal property taxes will continue to be collected by the individual taxing entities, as will the commercial surtax. Exhibit H depicts the anticipated assessed valuation and PILOTS by the end of the TIF. The estimated assessed valuation in 2038, after completion of the Redevelopment Projects and expiration of TIF is $34,593,357. b. Other Local Taxes. Sales tax. Pursuant to the Act, 50% of the total additional revenue from taxes which are imposed by the City or other taxing districts, and which are generated by economic activities within the Redevelopment Area over the amount of such taxes generated by economic activities within Redevelopment Area in the calendar year prior to the adoption of the Redevelopment Project, shall be allocated to the special allocation fund. EATS within the Redevelopment Area from the City include the 1.00%for general revenue, 23 0.5% capital improvement, 0.5% transportation tax, 0.5%parks and stormwater and 0.25%fire. EATS from the County include the 0.5% general revenue and 0.5% transportation. The CID sales tax is 0.5%. Notwithstanding the foregoing, sales taxes generated from the sale of hotel and motel rooms are excluded from tax increment financing pursuant to the Act. The combined City, CID and County sales tax is 4.25%. State of Missouri sales taxes are not captured by TIF. Other EATS include franchise fees on utilities such as electric, gas and cable TV. For purposes of this financing plan, minimal franchise fees are anticipated the majority of EATS being projected in Exhibit I for the special allocation fund revenues are sales taxes being imposed by the City and the County. It is anticipated substantial increases in the sales tax collections within the Redevelopment Area will occur. The projection in Exhibit I for sales tax revenues has been derived from projecting the annual sales from businesses locating within the Redevelopment Area. As projects develop, additional projections will be made in order to support the issuance of TIF Obligations. C. Nature and Term of TIF Obligations. While the City intends for a portion of redevelopment costs to be paid as TIF revenue is generated, the City may sell TIF Obligations directly to finance costs of the redevelopment projects or the City may issue notes to reimburse a private developer for eligible redevelopment project costs. The TIF Obligations, when issued, will be secured with revenues pledged from the special allocation fund (including PILOTS and, subject to annual appropriation, EATS). The TIF will remain in effect until the entire TIF debt is retired, up to a maximum of 23 years. Exhibits H and I summarize the anticipated PILOTS and other local tax revenues to be realized as a result of activities in the Redevelopment Area. These revenues 24 will be deposited into the special allocation fund and will be made available to retire the TIF Obligations. V. EVIDENCE OF COMMITMENTS TO FINANCE COSTS Attachment IV contains letters from the City indicating commitments to finance portions of the 2015 Redevelopment Project using the proceeds from TIF Obligations and other available funds. Similar commitment letters will be obtained prior to the approval of any subsequent Redevelopment Project. VI. COMPREHENSIVE PLAN The City of Cape Girardeau's Comprehensive Plan was adopted in 2008 and supports the proposed development. The future land use section of the plan recommends commercial development for the downtown. The Comprehensive Plan also outlines Tax Increment Financing as an economic development tool in the summary of economic development tools section of the plan. VII. AMENDMENTS TO THE REDEVELOPMENT PLAN The Redevelopment Plan and project activities may be amended pursuant to the Act. VIII. FINDINGS The following findings have been established: 1. The Redevelopment Area on the whole is a Conservation Area and has not been subject to growth and development through investment by private enterprise and would not reasonably be anticipated to be developed without the adoption of Tax Increment Financing. Supporting features for determination of Conservation Area are found in the plan under Section I11, C. Conservation Area Analysis. An Affidavit attesting to the condition of the Redevelopment Area as a conservation area and to the fact that redevelopment would not occur but for TIF is attached to the plan in Exhibit L. 25 2. The Redevelopment Plan conforms to the comprehensive plan for the development of the municipality as a whole. This determination is further delineated in Section VI, Comprehensive Plan section of this plan. 3. The estimated dates for completion of all Redevelopment Projects will be not more than 23 years from the adoption of the ordinance approving the applicable Redevelopment Project. All ordinances approving Redevelopment Projects will be adopted no later than 10 years from the date of the ordinance approving the Redevelopment Plan. The redevelopment schedule is laid out in Section III, F., 2. 4. A plan has been developed for relocation assistance for businesses and residents. Exhibit K contains the City's ordinance providing for relocation assistance. 5. A cost-benefit analysis showing the economic impact of the Redevelopment Plan on each taxing district which is at least partially within the boundaries of the Redevelopment Area has been completed. The cost-benefit analysis shall show the impact on the economy if the Redevelopment Projects are not built, and are built pursuant to this Redevelopment Plan. The cost-benefit analysis includes a fiscal impact study on every affected political subdivision, and sufficient information from the developer for the City to evaluate whether the Redevelopment Projects, as proposed, are financially feasible. 6. The Plan does not include the initial development or redevelopment of any gambling establishment. 26 EXH I BIT A GEOGRAPHIC LOCATION nniwn 111 ,� I�Ill ..ry District w w......................... . . 1,0 EXHIBIT A" ,a ':'III. :III '" ���°� ;�. III omIui.l�PomIu i II I" F :III :IILs lP Illi all.c lP f� N EXHIBIT B REDEVELOPMENT AREA BOUNDARY MAP Exhibit"B" II'�� /,"r /r/✓1 u "u ll f(� f / /,;rij' 1 k 1f/i, r , Cape Girardeau Downtown TIF r �✓ ! "N//r//r r � /?µµin W l �r l %/ral�i�f /'rl�/r/t//,fi /� U f r �' p, / �r/r�,/ r ry, J / a/���r ✓ a Redevelo p ment Boundary r ✓Y rr 1r r' d ) ,/ %' %%�,sy )".l if ;i/% i '//1/1/%��I!/�i// i��, ,� L''�' � r: l➢",. !�%: � �,�.,,1�, , ) / rr,' dW b r i;i. ,Wr�L. 11 / l �l�t��� I/r✓ �dr,r „',-ri ��`+�r�lY',f�� r /., /r �, �r� �>✓ � IJr'i, r J (� P�%r lrl rJ//%�f" 'Y �� / f'� �!(>%�, r r�Vl�n �" a� ,�A '� �'r•" ;i � r S/%'� f t!- .;.� r ril r rG�r�r! w, o� � 4 7 r � rrr//,%,;r ;�� �, �/ l,Ir,, / ;pi ✓ r/�f��r f// 1 I r r // ,, r IIr „✓rb � f r rf✓, 7"ff, I �fi 7. „/(IJ� r )n I ) �.10 �( �'7;' 11 , . r ;aiwV ,✓J': � ,' IJ if//4 .rr ,.'d . i � ,, //dG / ,�4'd/,r,:,. ,",�� "�%� / r ,/�,r i .r, ,, / / Y // w� ,r, 4 �J fr✓r;,�, , :,/, . ,�i,lf 1pi ,1 ,usr� AN wµ '�y��fyr� I (yr d� ✓r sy�f ,� /rr✓ � y , 1 ' v' n I 1 w, „ y.�t�)L"l,� I ,n ,r ;,r � ,1"¢r ,., I �.,, ;A)- s;�i ;.,.➢ r, r T rii l' ��� s r. // r, r` j ' , I •,I r r/ �//i'r%reg I �� r �;'�r1� /r i I' "�' t ^�j/,r� n,`�(% i�r,rr�;� �%✓/ j„c,`„ 111n//������'�r ” "i' ���� �' I f� � � % /r,/r, rr, ��y � 1 fl v,�, , f+r�%� r" ➢�!A1,4�'j, � r" II? rr r' r %e 11111 r �1/ 1✓r.� .:. 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Scale In Feet EXHIBIT C REDEVELOPMENT AREA ZONING MAP Exhibit"C" Cape Girardeau Downtown TIF Redevelopment Area Zoning Map f ®% J LEGEND �� Historic Landmarks District INK,Increased Occupancy District Downtown Commercial Corridor District �t< High Density Single Family Residential District l Medium Density Multi-Family Residential District Residential Urban Mixed Density District Central Business District General Commercial District Light Manufacturing/Industrial District i Planned Development District ark Dr I a Z / hemis St g o s nde endence St Vo 695 Memw i®® ether St 6 //e D WelhamSi "".o 'c o m Pe St o H a {� i i or a an ,i� �uu'ua�a�auk+mmouu r , � ouuuwmmmiuu�mmoioi " i N 0 S 0 200 400 Soo 1,200 Shawnee Pkwy Scale In Feet EXHIBIT D REDEVELOPMENT AREA PRESENT LAND USE Exhibit"D" Cape Girardeau Downtown TIF Present Land Use LEGEND Single Family 2 Two Family 3 Multi-Family 1 2 4 16 WkNNtlllllllllllll�Commercial 7 Ulllllllllllllllllllll Public/Semi-Public Recreational n Industrial/Communication 32 Vacant Land 12 1 Parking Lot TIF Districts parK r 36 5 u�� 46 Z 41 s o iii 4 Z I uu,u� 33 3 W u 0 E Themis St 34 38 3 29 28� � , 4 1 10 6 nde7 endence St 45 42 4 5 47 4 1 1 ii�yri: 154 50 6 t m P Merriwetherst 86 7 66 145 - �� 67 4 4 181 83 „� 6,1 � 8446 37 36 3 51 . �wkn ... x E s 45 39 34 21 -' n 40 33 22 1 1 2 753 q 3 20 rii j 154 31 23 � 43 - .. 61 lin 7p 19 Good Ho e.�t 18 95 fffff fff0 1� E „ 179 6 8 ffff �0 180 6 90 94 ii �pIO 105 181... 99 138 3 Mor- 183 1 San-Oak St 137 1121 0 N ` I W+E S 0 200 400 800 1,200 Sh�—neePkwy FE I Scale In Feet Exhibit"D" Cape Girardeau Downtown TIF Structure Conditions LEGEND Good Deteriorated Dilapidated Transportation/Communication m I� Parking Lot Recreational Vacant Parcel TIF Districts r �65 � 6 � m � LLo �� Z E _ Themis St Z In a enden a St uu ouou Mernwet rgt 1 � m E Le �ww��b, uwm m � � J sGood Hope�t LL � N Mor an Oak Si N ', W+E S Shawnee Pkwy 0 200 400 800 1,200 FE I Scale In Feet EXHIBIT E REDEVELOPMENT AREA FUTURE LAND USE Exhibit"E" Cape Girardeau Downtown TIF I � Future Land Use LEGEND Em TIF Districts I 1 Residential Mixed Use ------ Commercial Commercial Public/Semi-Public -- ��— Recreational Industrial/Communication Parking Lot I � E Il 65 ol t Z fff {j'�ryIILL�pI _-eAl J l 1= 1�1111r�1��� z �ems st Independence IJ " J � - Me wet_ -__ ---- _ v~i Good Hope St I-` u` a -�- -- Mo-ran Oak N 0 W+E S ........ 0 200 400 800 1,200 �Sh�—neePkWy Scale In Feet EXHIBIT F TAXING ENTITIES WITHIN THE REDEVELOPMENT AREA EXHIBIT TAXING ENTITIES WITHIN THE REDEVELOPMENT AREA JURISDICTIONS 2014 TAX RATES Cape Girardeau County Board for the $0.0772 per$100 Developmentally Disabled Assessed Valuation c/o John McGowan P.O.Box 758 Jackson,Missouri 63755 City of Cape Girardeau $0.3594 per$100 401 Independence Assessed Valuation Cape Girardeau,Mo 63701 Cape County Health $0.0960 per$100 c/o Tammy VanGennip Assessed Valuation P.O.Box 1839 Cape Girardeau,Missouri 63702 Cape Girardeau County Mental Health $0.0772 per$100 c/o Tim Schwent Assessed Valuation 268 Chestnut Lane Jackson,Missouri 63755 Cape Girardeau Public Library $0.3132 per$100 c/o Elizabeth Martin Assessed Valuation 402 N Clark Cape Girardeau,Missouri 63701 Cape Special Road District $0.0000 per$100 c/o Mark Phillips Assessed Valuation 120 Warson St. Cape Girardeau,Missouri 63701 Cape Girardeau School District#63 $4.1567 per$100 c/o Dr. James Welker Assessed Valuation 301N. Clark Cape Girardeau,Missouri 63701 Cape County Senior Citizen Board $0.0478 per$100 c/o Dale Rauh Assessed Valuation 2422 Litz Blvd. Jackson,Missouri 63755 Cape Girardeau County Commission $0.0609 per$100 c/o Honorable Clint Tracy Assessed Valuation 1 Barton Square Jackson,Missouri 63755 Special Business District Advisory Commission $0.6869 per$100 c/o Kent Zickfield Assessed Valuation 401 Independence Street Cape Girardeau,Mo 63703 EXHIBIT G PROPERTY OWNERSHIP WITHIN THE REDEVELOPMENT AREA EXHIBIT G PROPERTY OWNERSHIP RPA PARCEL ASSESSOR'S PARCEL# PARCEL OWNER ASSESED VALUE YEAR BUILT NUMBER 1 1 211070009001000000 WEBS WILLIAM DAVID 17,780 1956 1 2 211070009002000000 PITMAN LYMAN R 10,810 1920 1 3 211070009003000000 L A HOMES LLC 23,860 1966 1 4 211070009004000000 HINES BRADLEY W&KELISON V UX 19,480 1891 1 5 211070009005000000 RAYCOM AMERICA 6,910 1 6 211070009007000000 KFVS LLC 400,210 1 7 211070009008000000 PUBLICK HOUSE LLC 67,120 1 8 211070009009000000 ZIMMER PROPERTIES LLC 57,300 1 9 211070009012000000 MISSISSIPPI RIVER RADIO LLC 99,170 1 10 211070009011000000 G&S HOLDINGS LLC 22,760 1 11 211070009020000000 ZIMMER PROPERTIES LLC 1,090 1 12 211070009019000000 ZIMMER PROPERTIES LLC 13,970 1 13 211070009021000000 ZIMMER PROPERTIES LLC 4,030 1 14 211070009013000000 G&S HOLDINGS LLC 14,280 1 15 211070009014000000 FAISAL SHAH M &MARIA ET UX 23,700 1 16 211070009015000000 R HETZEL PROPERTIES LLC 13,570 1922 1 17 211070008001000000 GOEHMAN OTTO MATTHEW 5,580 1930 1 18 211070008002000000 ATHENA PROPERTY GROUP LLC 10,430 1960 1 19 211070008002010000 ATHENA PROPERTY GROUP LLC 10,430 1960 1 20 211070008002020000 ATHENA PROPERTY GROUP LLC 10,430 1960 1 21 211070008003000000 STRODER LARRY A&LINDA 12,470 1940 1 22 211070008004010000 G&S HOLDINGS LLC 8,770 1 23 211070008004000000 G&S HOLDINGS LLC 35,350 1 24 211070008006001000 H AND H BUILDING CONDO 1 25 211070008006001001 MERRIWETHERINVESTMENTS INC 151,440 1 26 211070008006001002 MERRIWETHER INVESTMENTS INC 38,420 1 27 211070017004000000 SEYER JEROME&BRENDA 19,430 1930 1 28 211070017003000000 ANDERSON FAMILY TRUST 22,380 1910 1 29 211070017002000000 FONN ENTERPRISES LLC 22,180 1900 1 30 211070017001000000 CLEMCO DEVELOPMENT LLC&D-6 ENTERPRISES 61,130 1903 1 31 211070017016000000 CHRIST EPISCOPAL CHURCH - 1 32 211070017015000000 CLEMCO DEVELOPMENT LLC&D-6 ENTERPRISES 8,170 1 33 211070016004010000 CAPE GIRARDEAU CITY OF - 1 34 21.1070016004000000 JANUS DEVELOPMENT GROUP LLC 216,550 1967 1 35 211070016003000000 RUST COMMUNICATIONS INC 212,610 1 36 211070016001000000 CAPE MISSISSIPPI DEVELOPMENT C 338,370 1 31 211070016002000000 PRESBYTERIAN CHURCH 15,530 2 1 167190027004000000 TILLMON DARLA K 16,520 2010 2 2 167190027005000000 YOUNGERMAN CHARLES G JR&NETTIE M ET UX 17,650 2010 2 3 167190027007000000 LAWRENCE MICHAEL&LINDA 2,320 1930 2 4 167190027008000000 DREAM BIG LLC 1,290 2 5 167190027010010000 DREAM BIG LLC 1,840 2 6 167190027010000000 DREAM BIG LLC 1,050 2 7 167190027011000000 DREAM BIG LLC 2,000 2 8 167190027012000000 DREAM BIG LLC 2,010 2 9 167190027013000000 MCQUERRY ROBERT ALAN 31880 1925 2 10 167190027014000000 MCQUERRY ROBERT A&TINA M ET UX 210 2 11. 167190027017000000 MISSISSIPPI CAPE LLC 480 2 12 167190027017010000 MISSISSIPPI CAPE LLC 6,020 2 13 161190027018000000 MISSISSIPPI CAPE LLC 3,440 2 14 161190027020000000 MISSISSIPPI CAPE LLC 3,330 2 15 167190027019000000 MISSISSIPPI CAPE LLC 2,9.30 2 16 167200008001000000 IOC CAPE GIRARDEAU LLC 6,460 2 17 167200008006000000 CAPE GIRARDEAU HISTORICAL RESTORATION LL 14,120 1900 21 18 167200008007000000 HAWTHORN GROUP LTD 126,010 EXHIBIT G PROPERTY OWNERSHIP RPA PARCEL ASSESSOR'S PARCEL# PARCEL OWNER ASSESED VALUE YEAR BUILT NUMBER 2 19 167200009001000000 KNIGHT DAVID B 2,350 1920 2 20 167200009002000000 KNIGHT DAVID B 3,310 1920 2 21 167200009003000000 KNIGHT DAVID B 3,590 1920 2 22 167200009004000000 KNIGHT DAVID B 5,170 2 23 167200009005000000 MISSISSIPPI CAPE LLC 24,020 2 24 167200009019000000 KNIGHT DAVID B 170 2 25 167200009018000000 IOC CAPEGIRARDEAU LLC 2,430 2 26 167200009016000000 KNIGHT DAVID B 560 2 27 167200009005000000 MISSISSIPPI CAPE LLC 24,020 2 28 167200009008000000 KNIGHT DAVID B 9,200 1930 2 29 167200009009000000 BUNTING GARY 10,380 1974 2 30 167200009010000000 IOC CAPE GIRARDEAU LLC 5,250 2 31 167200009011000000 MISSISSIPPI CAPE LLC 5,600 1945 2 32 167200004007000000 KNIGHT DAVID B 15,840 2 33 167200004008000000 !WIGHT DAVID B 47,520 2 34 211070001001000000 WELGE DONALD E 17,210 2 35 167200010001000000 COMMUNITY COUNSELING CENTER - 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4 46 211110005018000000 ROMAN CATHOLIC DIOCESE OF SPRINGFIELD-CA - 4 47 211110006002000000 MEYER ROBERT E TRUST 44,110 4 48 211110006006000000 MEYER ROBERT E TRUST 6,830 1906 4 49 211110006007000000 MEYER ROBERT E TRUST 5,140 4 50 211110006008000000 MEYER ROBERT E TRUST 13,140 4 51 211110006009000000 MEYER R E 7,380 1906 4 52 211110006010000000 WRIGHT PROPERTIES V LLC 10,990 4 53 211110006011000000 WRIGHT PROPERTIES V LLC 14,620 1902 4 54 211110006012000000 BONNER BYRON&GLYNIS UX 11,650 4 55 211110007015000000 FORD JEREMY J 16,460 1900 4 56 211110007016000000 LETH PEDER G ETAL 4,350 4 57 211110007017000000 320 S SPRIGG LLC 18,830 4 58 211110007018000000 LETH PEDER 12,610 1902 4 59 211110007013000000 MERRIWETHER INVESTMENTS INC 20,390 1902 4 60 211110007014000000 LUTHERS MARK LLC 11,260 1902 EXHIBIT G PROPERTY OWNERSHIP RPA PARCEL ASSESSOR'S PARCEL# PARCEL OWNER ASSESED VALUE YEAR BUILT NUMBER 4 61 211110007002000000 KELLEY WANDA TRUST 2,430 4 62 211110007003000000 THOMPSON EARNEST A 1,100 1850 4 63 211110007001000000 GABRIEL NATHANIEL 10,750 4 64 211110007006000000 RAMADANI ILMI&SELIME ET UX 33,790 4 65 211110007007000000 CRAFTSMAN INTERNATIONAL UNION 28,610 4 66 211110007008000000 IN HIS IMAGE MINISTRIES - 4 67 211110007009000000 CONSOLIDATED MIDWEST PROPERTIES LLC 27,120 4 68 211110007010000000 MEYER MARY ETRUST 6,340 1900 4 69 211110007011000000 STINNETT FRANK&BECKY 7,060 4 70 211110008017000000 MEYER ROBERT E TRUST 2,530 4 71 211110008015000000 MCCLELLAN FRANCES J LIVING TRUST 920 4 72 211110008013000000 MCCLELLAN FRANCES J TRUST 120,960 2007 4 72 211110008013000000 MCCLELLAN FRANCES J TRUST - 2011 4 73 211110008016000000 TRAIL OF TEARS CHAPTER OF USA VETERANS - 4 74 211110008001000000 HUTSON CHARLES D TRUST 22,100 4 75 211110008002000000 HUTSON CHARLES D TRUST 3,230 4 76 211110008005000000 HAMLET GROUP LLC 6,370 1965 4 77 211110008006000000 HUTSON CHARLES D TRUST 1,560 4 78 211110008007000000 CAMPBELL ROSE M 3,740 1920 4 79 211110008008000000 CENTURION DEVELOPMENT LLC 7,100 1910 4 80 211110008008010000 STRATTON DANNY 100 4 81 211110008009000000 TERRY ENTERPRISES LLC 7,300 1920 4 82 211110008010000000 ZIEGLER ROGER M 7,720 1920 4 83 211110008011000000 SNIDER CHRISTOPHER M 12,680 4 84 211110008012000000 COALTER&FELTY INVESTMENTS INC ETAL 8,530 1890 4 85 211110008013000000 MCCLELLAN FRANCES J TRUST 120,960 2007 4 85 211110008013000000 MCCLELLAN FRANCES J TRUST - 2011 4 86 211110009016000000 ERLBACHER DAVID W&NOEL ANNE TRUST 12,740 4 87 211110009017000000 ERLBACHER DAVID W&NOEL ANNE TRUST 4,100 1900 4 88 211110009014000000 MOORE ICEYIARRA LATEASE 3,550 1900 4 89 211110009013000000 KDP INVESTMENTS LLC 4,880 1920 4 90 211110009012000000 MOORE KEYIARRA LATEASE 12,870 1909 4 91 211110009011000000 THIRD GEN LLC 13,280 1940 4 92 211110009010000000 OG30RN GARY L 15,360 1942 4 93 211110009009000000 CLILA LP 24,460 4 94 211110009001000000 SOUTHEAST MISSOURI UNIVERSITY FOUNDATION - 1982 4 95 211110010019000000 SCHLUE VIRGINIA L TRUST&SCHLUE BARBARA 9,030 1900 4 96 211110010001000000 SOUTHEAST MISSOURI UNIVERSITY FOUNDATION 4 97 211110010016000000 CAPE GIRARDEAU CITY OF 4 98 211110010015000000 RHODES MARILYN L 1930 4 99 211110010014000000 EVANS WAYNE H*&RHODES MARILYN L 4 100 211110010001000000 SOUTHEAST MISSOURI UNIVERSITY FOUNDATION 4 101 211110010001000000 SOUTHEAST MISSOURI UNIVERSITY FOUNDATION - 4 102 211110011014010000 COPE DAVID H TRUST ETAL 5,780 1900 4 103 211110011014000000 JONES RANDY D 7,430 1900 4 104 211110011013000000 MERRICK LAND MANAGEMENT LLC 17,970 1970 4 105 211110011012000000 MERRICK LAND MANAGEMENT LLC 6,010 1890 4 106 211110011011000000 ESCAPE REALTY LC 2,930 1920 4 107 211110011010000000 CENTURION DEVELOPMENT LLC 12,160 1925 4 108 .211110011009000000 PRIESTER THEODORE K&DOMINIQUE ET UX 17,640 1905 4 109 211110011008000000 S&5 RENTAL PROPERTIES LLC 89,580 1965 4 110 2111100140010000DO CLILA LP 780 4 111 211110014002000000 JJP INVESTMENTS LLC 14,870 4 112 211110014003000000 CALLIS GEORGE D IRREVOCABLE TRUST 5,100 1880 4 112 211110014003000000 CALLIS GEORGE D IRREVOCABLE TRUST - 1920 EXHIBIT G PROPERTY OWNERSHIP RPA PARCEL ASSESSOR'S PARCEL 9 PARCEL OWNER ASSESED VALUE YEAR BUILT NUMBER 4 113 211110014004000000 B S E PROPERTY COMPANY INC 37,150 4 114 211110014005000000 KDP INVESTMENTS LLC 41510 1930 4 115 211110014005010000 JANSCO INVESTMENTS INC 190 4 116 211110015001000000 B S E PROPERTY COMPANY INC 24,290 4 117 211130016001000000 DRAKE MAYSON PARTNERS LLC 55,360 4 118 211110016002000000 MEYER THOMAS L TRUST&MEYER THOMAS M TR 12,170 4 119 211110016006000000 FEUERHAHN EVA M TRUST 2,970 4 120 211130016003000000 FEUERHAHN EVA M TRUST 50,120 4 121 211110016004000000 LACROIX UNITED METHODIST CHURCH INC - 4 122 211,110017001000000 RICKARD PROPERTIES LLC 46,260 4 123 211110017003000000 CENTURION DEVELOPMENT 6,780 1930 4 124 211110017004000000 WINDISCH KENNETH 0&JANE E TRUST 3,760 1920 4 125 211110017006000000 WINDISCH CHAD 0 5,800 1925 4 126 211110017007000000 CAMPBELL ROSE M 6,960 1900 4 127 211110017008010000 SHADE TREE PROPERTIES INC 550 4 128 211110017008000000 SHADE TREE PROPERTIES INC 16,050 1920 4 129 211110017008020000 SHADE TREE PROPERTIES INC 3,360 1920 4 130 211110017008030000 SHADE TREE PROPERTIES INC 13,930 2011 4 131 211110017009000000 SHADE TREE PROPERTIES INC 13,930 2011 4 132 211110017009010000 SHADE TREE PROPERTIES INC 13,930 2011 4 133 211110017010000000 CHIPMAN DWAYNE K&REBECCA A ET UX 4,160 1910 4 134 211130017011000000 BRINKMAN JOHN P&DEBORAH L 5130 4 135 211110017012000000 BRINKMAN JOHN P ETAL 7,860 4 136 211110017013000000 GOLIGHTLY NANCIE ANN 6,610 1910 4 137 211110017015000000 WISDOM GALE L&SHELIA A UX 17,540 1910 4 137 211110017015000000 WISDOM GALE L&SHELIA A UX - 1925 4 138 211110017016000000 JONES JOHN C TRUST ETAL 23,290 1925 4 139 211110D17020000000 WEBB PEGGYJ 5,680 1920 5 1 167200012001000000 CAPE GIRARDEAU CITY OF - 5 2 167200012003000000 CAPE GIRARDEAU CITY OF 5 3 167200012002000000 BURLINGTON NORTHERN RAILROAD C 5 4 211070039002000000 CAPE GIRARDEAU CITY OF 5 5 211070039001000000 BURLINGTON NORTHERN RAILROAD C 5 6 211110025002000000 CAPE GIRARDEAU CITY OF 5 7 211110025001000000 BURLINGTON NORTHERN RAILROAD C - TOTAL 10,286,050 EXHIBIT H Current and Future Assessment and Tax Levy Within the Redevelopment Area Current Assessed Future Assessed Increased Current Local Tax Tax Value Value Assessed Rate Increment Value 10,286,050 34,593,357 24,307,307 5.9053 1,435,419 Sales Tax Rates CountY Cit General Revenue 0.50% General 1.00% Prop 1 0.50% Capital Imp. 0.50% - - Transportation 0.50% Storm Water/Parks 0.50% Fire 0.25% CID 0.50% Total 1.0000% Total 3.2500% Total County and City Sales Tax Rate 4.2500% Projected Sales 41,692,015 Increase Sales Tax Rate 4.250% Capture Rate 50% Sales Tax Increment 885,955 Utility Tax 34 Increment EXHIBIT I SPECIAL ALLOCATION FUND REVENUES EXHIBIT I SPECIAL ALLOCATION FUND REVENUE Real Sales Total Tax $5.9053 $0.0375 Rate Economic Annual PILOTs Activity Annual Amount Increase Year I Taxes Total 1 2016 0 4,648 4,648 4,648 2 2017 261,121 38,898 300,019 295,371 3 2018 621,643 78,559 700,202 400,183 4 2019 953,162 495,208 1,448,370 748,167 5 2020 1,214,161 581,124 1,795,285 346,915 6 2021 1,420,396 606,921 2,027,318 232,033 7 2022 1,447,845 622,041 2,069,886 42,569 8 2023 1,487,476 664,396 2,151,872 81,986 9 2024 1,488,503 711,415 2,199,918 48,047 10 2025 1,528,947 722,779 2,251,726 51,808 11 2026 1,530,016 730,007 2,260,023 8,297 12 2027 1,571,290 737,307 2,308,597 48,574 131 2028 1,572,402 744,680 2,317,082 8,485 14 2029 1,614,524 752,127 2,366,651 49,569 15 2030 1,615,681 759,648 2,375,329 8,678 16 2031 1,658,668 767,245 2,425,913 50,584 17 2032 1,659,872 774,917 2,434,790 8,876 18 2033 1,703,743 782,666 2,486,410 51,620 19 2034 1,704,996 790,493 2,495,489 9,079 20 2035 1,749,770 798,398 2,548,168 52,679 21 2036 1,751,073 806,382 2,557,455 9,287 22 2037 1,796,768 814,446 2,611,214 53,759 23 2038 1,798,124 822,590 2,620,714 9,500 24 2039 1,087,148 298,584 1,385,732 -1,234,982 25 2040 604,952 85,037 689,989 695,743 Total 33,842,2821 14,990,5191 48,832,801 EXHIBITJ REDEVELOPMENT AFFIDAVIT SEC'T'ION 99.810.1,RSMO.AFFIDAVIT STATE OF MISSOURI ) ) SS COUNTY OF CAPE GIRARDEAU ) AFFIDAVIT I, the undersigned, am over the age of 18 years and have personal knowledge of the matters stated herein. I am a duly authorized officer of the City of Cape Girardeau (the "Developer") and am authorized by the Developer to attest to the matters set forth herein. I am familiar with the Redevelopment Areas described in the Downtown Cape Girardeau Tax Increment Financing District Redevelopment Plan (the "Redevelopment Plan"). To the best of my knowledge, based upon the information available to me, the Redevelopment Area is, on the whole, a "conservation area"as defined in Section 99.805 of the Revised Statutes of Missouri, as amended,has not been subject to growth and development through investment by private enterprise, and would not reasonably be anticipated to be developed without the adoption of tax increment financing. The provisions of Section 99.810.1(1) of the Revised Statutes of Missouri, as amended,have been met. Because of extraordinary costs associated with redeveloping the Redevelopment Areas, as described in the Redevelopment Plan, the Developer would not construct the redevelopment project for the portion of the Redevelopment Areas designated as "RPA's 1-5" in the Redevelopment Plan without tax increment financing as provided in the Redevelopment Plan. Further Affiant Sayeth Not. CITY OF CAPE GI EAU By: Title: Subscribed and sworn to before me this day of , 2014. Notary Public My commission expires on: EXHIBIT K ORDIANCE PROVIDING FOR RELOCATION ASSISTANCE EXHIBIT ORDINANCE VI ING FOR RELOCATION ASSISTANCE AN ORDINANCE PROVIDING FOR RELOCATION ASSISTANCE FOR CERTAIN REDEVELOPMENT ACTIVITIES PURSUANT TO SECTION 523.200 THROUGH 523.215 RSMo, 1986, AS AMENDED WHEREAS, the City of Cape Girardeau, Missouri (the "City") may desire to undertake certain redevelopment activities pursuant to Chapters 99, 100 and 353, RSMo., 1986, as amended; and WHEREAS, Sections 523.200 through 523.215 RSMo., 1986, as amended ("Relocation Assistance Act") mandates that the City establish by Ordinance a relocation policy to include at a minimum those provisions and requirements set forth in the Relocation Assistance Act in Ordinance to implement redevelopment activities authorized pursuant to Chapters 99, 100, and 353 RSMo., 1986, as amended. NOW, THEREFORE, BE IT ORDINANCEED BY THE BOARD OF ALDERMEN OF THE CITY OF CAPE GIRARDEAU AS FOLLOWS: Section 1. Relocation Policy. The City adopts by reference as if fully set forth herein Sections 523.200 through 523.215 RSMo., 1986, as may be amended from time to time as the Relocation Policy for the City. Section 2. Implementation of Relocation Plan. In the event that property is to be acquired without federal assistance pursuant to Chapters 99, 100,353 RSMo., 1986, as amended, the Mayor or his designee is directed to take all necessary steps to identify the special needs of displaced persons and accommodate those needs within the project's relocation plan. Furthermore,the Mayor or his designee is directed to develop a program for the referrals of displaced persons and businesses to suitable replacement accommodations in conformity with the requirements of Relocation Assistance Act. Section 3. Effective Date. This ordinance shall be in full force and effect from and after its passage and approval. PASSED AND APPROVED ON THIS DAY OF , 2015. CITY OF CAPE GIRARDEAU BY: Mayor ATTEST: City Clerk ATTACHMENT I REAL PROPERTY TAX INCREMENT ALLOCATION REDEVELOPMENT ACT Ntissouri Revised. Statutes Chapter 99 Municipal Housitig August 2K, 2015 9%SOM Sedi wis 9`)-800, to 5 SI�od I bQ kri � ,avid toty bo vi ted as d u:, "Real P roperl y "Fax, Ir-icrua-ieril A,Aloca6cin Act", (1- 1982 H.13. 1411 & 1,587 1) UNWHIMIS. 99305, Asased in 4cctions to "YHO" wain oms die Cir 10v1 Cla'arly requiro!; cltfiorAvisc, tfw t,oflclvvirq,,,; torms SJIs111 (I )i "B,,J,gh,tedaru& an mvit Wch, by reasmi of the proJornhunce of&fbative ur inadequate Streut JOYCRI" Uns"ArtiLlry Or L.HIS3I-C COrrditions,, detcru-)raiOn of'sits inif')roper subdivision; or ob�soletc Qkq or the exIstence ofeo,rldi ticins which ondanger liib or prolizrty'byfare and other causes, or any emmNation, w,-rf sucti factors, rowds the provisimi of' houixig ucannimodaWs to cocstituics an en)nomiu or social hability (or ninenace to the public health, Sat"Cly, morals, Ot"Vvelfiarc in its pmsent con(Llion and usut officer", tho offIcer of Ilam rnunlcipality responsible for reiceivit-tg said procas-Ing paprem in he of taxes o�r econonlic activity taxes A),111, taxpay�as orreveuic'. (3) "Uniservalion amara ony knproved orea uddrin Me boundaries of'nredevdopn,ient ama located withfi-11 Ihe tcrtitori,a] irnits of nnnunidpahty in YdArli Hy percentor nune of Me MwUnvs W the arai have an ugo ordayse yews or mor, Such antirea is not yct a blighted twea but is deuh-newl to die puKk heallth, satity, incrals, or welfare and rorty beconic,i bh,,lited arrear, t,)ec�:w-w of any one or moro the fi,,ihowing fhelors: thlapicintion; obsclescence,; deteriorntion-, inegs use or indkidDai struchmm prewnce bckj,wrninin')L,'1111, cx)dc smndKd% abamknuTiont; excessive vacnricics; overcrowctitig of structures and community facilitic�; lack of vernflak, higill rara S',111Jt'ary I'acilihes; in"A'dequate wilifies; uxcessive 1,111cl covdrage; deleterions land use Or Iayoi,A; doprec,,Jadon of inaintenance; and [ack of' ccwrnrnuriii:y p1wanitig, A, ionsorva,tion arca shaH arrcel at InBI three ofll-lu factors, Provided in this SUI 1)(1,ViSiOT) for projects approved on or al"ter Docember 23, 1997� (4) "Economic actIvity taxed% the lotal addhionol revemic hvin taxes Wch are Anposal by ainuNjOhy and A= Uxing ,districts, as al INCh arc gulm-aled by economic activities 'wisin a redevQrunit wvu owhe runw.iiiI 01'sLICh IMUS genCOW by OU01101-11rC IrCtiVifiCS Withill SLIch red,evclo,pnient arca W the Wen&w year prior to the adoptimi of the ordinance dosigmrdng such zi, redevelc)pnient area, while tax incru-nent flinancing reaunns i I ti, of"floct, bot prop,--Ay laxes, taxes Sposed of Sures (W cmarge""" For sloepi.,jig, rotmis paud by transient gucs[s o[' SWIsand mot0s, ["cc's or SPOW Fcd r redevetopnicnt prc�.jects cir redcvck�)J)nlent plans appmved mHer Decanher 23, 1 OVY7, in, iytnii relocaws avjtllir arra c yea Wn one Wit y to another WaillpWidi"he swme comity and body (A' the nrwnieipr'.ility filids fltoa tho relveMiun is st direct benel(Mary of"tt"a iucrernerit finariculgi, then for lnirlx�)ses, of t% deWhorl, the econamic octivity taxes generated by the I e�t 31)]i Stil't'n C lit AM equal die tatal MAW revenoes hTan econamic acdBy taxes Much are imposed by it milAcoddy or o0wr Win.g, alirtri4 f t',iver die amount of eccui,011'lic activity,taxes gerlen"Ited by Lhe mdl emblishrnent in the enlendar year pHar to itS 17C]COUIJ011 to (11C arena (5) "Econonfe dcveloprnent =Wany amu or poWn Wu mxa Unme(.I MW the turrRorial harits W"a muninipahly, Wdi does not mem the requiernogs WWWAMons 0) urd (3) of this sumb, and in mlddi the govenring body of dw inwMdpafity finds that ircxlevelopnicnt ,wil I nw be solely Lrs,'ed for develoj-nuckit of ctn rnec irciid businesses wbk.h utifairly eonij-,Ietein the lual oconooiy alid is ka t1lc pub4e interem bcca-o�e It wffl.. (a) Discxw,ragp cornmerce, indLVATY Or rnoving, their operalions to apother state; w, (b) Resuh in increased employrrrent hi thc tnunicipality". or (e) Res"It in presermion, or enhanccaic,,n( ofthe to lbase o"i'dic nvunicipahty; (6) "Garabl[ng embUklunman an emn-sion gwWng [')onl 'as clefilled ill SCC(i(,)Tl tu'ld any related budimss Facilly induldhig any real property inqwovemenni WE are dKedy and My relaNd to such htwinms Wil, wh6c SOC pumose is to provlde go'ods orrvices tc') an exassion gambhng bam nnd %whose ir'kjority ownersilip iWerog is hdd by a pumon Hemsed k) conduct gaiiijAn ,arrims an an exurkon gainbhng W OrliCCCISC'd LO 01)CM(C 011 CXQL1VSi0J1 garinlihng bout as Fuuvided in suctions tol[,A,� 50, This Subdivisioti shall, he tilrphcaNe 01111y to a waren a,esu by orch'nance tidopted a,171,cr Decertibur 23, 1997: (7) "'Greeifield axen", any vow, uninnnoved. or agiculLund prc.)l-i,cily that is loQak:'d VVh011y OLLtSiCIC t1W ilICUrporalod krilits Ot"ar Qity, Lowrt, or village, or'9]°m issubstarilial ly surrounded by MjlltigUOUS' [)I`OpAliCS V,'ith agricid t:oi�al, zoning chsrikafions or oses urdess said property %vas aniaexod ixltc) the incorporated limk (Wa city, tawn, ur village taxa years prior to die adoptlun ol'the ui:(.linanuo appmAng Te rcdeve5prinent plan Fc.jr su,c[i reeffichdt area; (S)"Municipathy", a 61, Qkge. or inumporated towrl (It,'Iny county of ths state, 101" redeveloptnent areas or projects appned on or aRer Dec-ertiber 23, 1997, "inurlicipality" ap�jlk.� My to Alex Magm, hicnMoraled mrs or couMes Ustablished for ,it least omYear, prior to rarla date. (9) "Utdigalkne, bundq lamas, a]Ql)�Iilures' spec'ia'l C(,rti ficales, or n I hcr evidences of inclebledness issuad fl.y a llluniCiVafi[y/ fO C',11TY Out ZI 1-Cdevelopincia prqjcc( or to reralid, CILILSI,Iancling obljgadcjns� (1 0) "Ordi imnce", eiiacted by die Lgovertfing body ofia eiLy, towilon, villague or a cowry or an order buly ura comMy x0mso governing body is not autboHzed Ri, C'010�Otdil)MIUS; 0 1) "Payrnoll in Hen of wxewWe eQuated revenue� 11-star real property hi (hc ,arca seludcd Rw u rakWupment prlylect, which revenues accmding to the redevehImsent prqjcct or, Man am to he uscd for a pilvatc use, which taxIg a.JistrieU; wt,',w1d h,,ove vecei.vcd had wi LnMpakly not adcMed tax hicrerneriot allooatbn WnKg, and �,voukll resiuk Croc aii made aHer die Jvrie ol'theadop6,01.1 in'cmment allocaHon finandng d Ong die Anetho maunt equalized, vtkw apt roal j-,)ropcvty W Me "ami sole ted the execeds, the lotal initia] aquahzed W ue of rul paperty in �Llch area until is twiBuded pustuarit to ,,suhsection 2 nkmtion 901 ), (12) Wdevelopmaw: wvW� an ®area designated b,),,- i rintanicipar,lity, ill respect (c) ljm We a Nudiog th"I't dv''r' which k"�Ittsc the ale"A' ti') be (Jassitied us m hNglAml ama, a conservaifion arca, an cconorv'k." (Jevvlopn-icul arcri, art crite-rprisezorlu [mmmunnt to sechons 0501 � ��' or ,,i comlAnaRon Sexcol", avc� i iacflkidos (mly We pturds of real propsy dAvcdy ,,.,uid, substantiatly henclatecl 1)y Itic proposed redcvulolm"nent pri.)-ject; (13) "AdevchImail QQ the compreheri.sivie, progranof"i nitlr6cipi� lily for redeveloptilont intended by the pay,,mmt ir)1'r Lid c veI o 1,l rlion t cos Its to condifiorjs� thic eximmice of a"u"Icli quah Ad the rudtn,e[oj.m'iien,I area as a blightvd area, collselmatiolt, area" Coonanda devakqm"ictit area, or cot"ribination thercol", and, v.) thcrcti.y enfian,ue theta bases of Hw taving districts NAKIi evend iv;to the nANdopmem Oun shWI. con6orm La, the rc'quiruunctll's o['s'ection (14) "Redevulopment un'y developucM prta°jcd withill as ill Furtherarice ol"the redevelopment 1".Aaru" etny such redevelopment pi:c#Wjcc( s,haH hiclude a legal deswipimi of the apea selected t'cw Ilio redevehImmeni prQect; (15) "Reduvetoprnertt 1)i:c�ject cosk" include thu sum total oran rstmable or necussmy costs iticurred or cstininted to be incurrvd, and marry such costs irwideiiUrl to a redevel.01'.).ment plan or redeve5pment pa"ek as apphortNe, �ocb cons inckWe, hut rare not limited to, the I`ollowingr: (a) (',"OAS (A'SIILKfiCS, s�,)rveys, plt,'ms, a,nd (b) NoSsionul survice costs, inclukfiq;- bta nw, hOwd ku alwhAduad, wgincuring, lay "at re. C(j�'J'S markVing, Ananciat, phinvArg or sp&al services, Excep kxl by tile corrulAsion emblished in sedi�,-jfi tior lie AWstration. ol'�,iecfions 910 to MY), ,uch costs diall be allulwed a: rd as an 0011 expense 11C jLV'C'o,%rejf';:'jl.jtO' shall bt k' I in A cots (.,'Xa redevelqmncrit phin or, projo.ct; (c) Propal; arse ndgy cosis, inchiding, bw ncl lirnited tio, acq'idsition of land and othcr p'�Iropov' t170,11 o'r poi-sonal., (-�r rights or hwerems thmin, dernofidorl, ol"hi-ijklings, and dro cloonrig and gmd img uf hm(t; (d) Cosofa , mcdn, oel" 1` buildingpi rand kg ) y (e) h1val cost to an, dovelopo'le'n't (f) CON (AMISLI'LICLiOn ofl�!w,Lflic works, or 11,11 Provw 'Ilwn IS; (g) FinnnOng coW indulng, but = Hmitod 4h A necemary "tind 411'Cic en.Lal. cxpcn�Cs rehaed to the Hume of abLigadans. and whidi may include paymen( of"interost ('in all WhgMions Sued punumd to smi[ons QYAQ() tio accrvl�'Il g' 1[w �; firmlled porind of, corir�trticfiori cifurty reduSuprims pnj*A Rm- A& maKh AEgAms invissuk and A not um Q. Man eighteen mcwths Tacker, and inckWiRg re-asia�-1111;iblc reset'ves reldled tberc�.o; (b) AH ow a poilan On Wig district's, ciapital osts requIdiig hom the redeveQunmil prqject woessarHy inctared or to be incurred iii, of U oWeethres of Te redeMolment plan and pt'qjcc,,, to tho cxtmi the marfleipalily by writ[en, agrec-inent.accepts, a,ind approves such Costs, (i) Relocalion Costs V) Me gar enj th";J a municipality deten.11ines tha t. rclocatkm costs %hGl bo, POW Or arC I`CqV'irQd [t) be paid by Coderal or slate law; (j) fil H Of LIXG."'-, (16) "SpednJ alWadmi RmQ the AM Of 0 101.,Midpaky oi- its corrimAssion w[dch corlud.ris nt least two separate segregated acannits For cac,]-i re(Jevelopmera plan, maintained by the treasurer orthu mmispay m We humurer orwe Currilirission i1vto which puyinents in Iwai OC laws are daposhed A one uecounL and ecortoade 11divily taws arld +,'jthcr reveinics arc deposke,(] in (he other accotnit; (17) "Tn;a.ijigy districts"'" pohHcal subMision o!"thiS StIRC IVIVilIg tIIV'j0WCW t(1 ICA'y OUS� (18) "Taxing districts" cnpitut costs", those costs of taxog WAMS Rw caohd QmVenomps titan are 1,6tirid "by the rnuni(ApW Wivening bodies to be Iniac smay and to dit-vully resadt hone (kc re(k,vo,top-nmV a,,md (l pa), "VucaWhnd% any pued cw combbudon Opmek Orr eal 11roperty riot tv"e'd R)v indUSAM, CMIXTICIABI, ur raddenAl h0hung:i. (I. I 9S2 FLU. 1411 & ISS7 § 2, AW 19S6 RB, 989 & 1390 merged with,S.R, 664-A,l- 199 1 H-13, 5102, A.L, t 9972d E`,x, Se,,-is. S 13. 1, A.L. 2007 hst F,x. Smiss I I.B rftz"�Otive 11-28-07 Redevelopment fdon, conlarits, atloptim of IMP, requIed HudQuMme Ahlotioraw- repor-ts 1),y depailmot of emnonde developmoit, mjuirecl whamy eantem. 9181 R 1. WE redeve[optliont plan WH set RmIh in wrWng as guieral duscrilydon cvf the PrOgnMI tO A LIJICICII�kCl] tO dw (.)[�jcctivcs and shall iiackdo, bbl, 110,Cd 0()f 'tic limited W, the mdawlst rudevOutmumat priect cush, Tu umApmud muces or Inds U) pay the maN, cOdowc of dw finance the prqJed custs, die anKpated typeand term ofthe "xpurco's od, 171"trids k) lmay costs, the anticipated lype armd 10.1'11ts of theto be issued, die nio.k recent eqmahicd vabodon Ofthe pmpmiy MATin the red eveto I)r1le1'i t arca which is to A saWeclud lu paymeMs in ku of mas und ecunmdc activity I'axos Cmc stx"'tk)tt 51111', an ek nit to as 0 TO CqU I]tZCd XSS,cssed vall'unholl after and the gcntral� lan'd liscs to apply in the rMOVolmnent eiva. No plan shd] bcpm are o'p,ted,by ,,t lntuli'eipufi(y without firu"liligs tlmW (1) 'I'lle r'cdCvC10j)nwnt area. on the whk�)le is to bfighkAJ orea, a conserv�'Itionm or till cconcnne developmenit ,area. and has not been sujpe(.A to grawti"I and devc1opt-nent (h]'()L1,41,11 haves unem by pdvatc caMlAse and woWd riot reasonaWy he anddpateci to be dcve],op(,.nJ whhoutthe adoptimi of wx inumnew Jimacing, Such as findhig AM WdUde, but not be Ihmiked M, a dewHed ducription ofthe factors t1l""'It quali]I the redeve1opri.icnA, arci,'m or pnjec( jlnimiant to Ws suNbAkmi and wri affidavin Qnml by the deMopmar or devd(Tre'l'.1aarrml submitted wi(II (he redevOolmient "an, MsHng that the provNions oi"Ihis subdivision. :�uivebecn, niet-, (2) Thv redevc4olminerit I)kr.n conform to the comprehmidive phoi, for 1Irc developinent ofthc ji,ninicipality us as whole; P) Ile emblaled dolt's, "I'lall not bo nroj%-, thal'i tWorltythrm, years frw:n the -n,dol.)t4,mi tAlhe naHmume appmAg as redeviflopmem pro.ject within a redcveloprnenl arca, ofeomplelioi'i oruny redevc1olm-iien] pvo,cvl un d vNiremun"TubhgaHons incti,rred to fi-111,11"Ice pj,'(jjk;0 co,,ik have been statcd, Im.m4ded (haL no ordinance al.)proving a redevelopinem prcject shall be adQui lawr than Im yea, thm t1la nde,�)ption offl-re arrcpinararrm t. t1ppvovh1,g (110 reWelopvvit 14an am ider which such prqjeul is audiodzed ujid providcd that nu properly Or a rmOdopumvt prQed shd I acquiro] by eniijnaa ('1('11rjain laatrr than fivv yean"', IA"on"I (he ,rdoptim')n of 1he orrkance apprming such indevdcrimment pmdeet; (4) Pk plan has been deveSped Or nfloomion Wstaom R-m- busi i tosses ',uld residences; (5) A (cost:-bonefit ilnuly,'k, sho,wing the evomomic, iinpaut ol"the plan on Unch taxing; distdo which i,,,, al: least partia[l), within the boundairies of the rodovd(Tinent mva. 'FlicBanal ysis shall Show [Ile impact on fl"'w ecollorr,,y i I'Me priyted is' ncit Irtult, -and i!,,, buill pursi,janj to the rokWoMumv plan under mnAdamUm Ile cumbeneht andysis, sliall includc as fiscal inipaut swdy on evay affv(ted political sulxfiv�s,iojl, and sufocient inAmintition fln:nn to dcYclopo" kir Ille Coniniission est'iblished in Won Y1820 U) evaluMe Nether the prcqiecl. as proposod it financially feasible. (6)-A-Minding dial die p1m does not include die 0411 "i'It (gr I-CAJCV��,J<)pjrjejll ()C any ganAbig Wblisfini,eut, provided 110Never, dint US SOLUOSi,013 shall be appfio'ablc only to at redevelopillent plan adopled I'm n redevelopment mma dedgriated by ordinance tiller Dcootiaber 23, 1 99T 2. By the lom clay of February each ye"ar, each Si(Iflr°tapatartIca tj�je(fireeloir Of" economic devc1tri,pinent flic, naille, aaddrem, P11011C flUlnbur and prWary fine ofhosiness cpfnny businem, wbidl relocates to the WOOL IN djector of the dellaftmerv(, of ec000roic developnteni shall cornole mind reporl the Sallie to It governor, I lie speaker of die bouse orad the prividum pm tamp orc of die sc= an the IaA cWy of April awh yea, 0_ 1,982 1JR 1,111 At 15R7 § 3 subsec. 1, A.I., S.B. 664 inerged wviih 11.11, 989 CK, 1390, A.L. 1987 S.R, 367 ReviMaq ILL. 1991H.B. 502, A.L. 1993 K13. 566, A-L 19,197 2d Ex- Sess. S.B. 1) E(Tv.dive 12-23-97 (21X)6)r rarn, Wqtrirad" under smion refer.� not U) Hine of filling condmunatAn petihon but to trondi2l.of.,ownership fi-(')m, pr(�q)edy owrim to opori payn'ienl amrd i nh) court or to Inopery omivr, Stat(. Ox rd, v. Nlumimv. 186 &W3(l 2?2 (Mco. County finplementing proect wh= bounclarles ofm Ni n ici I)a lily, 1,-m-niission requireth- definNon of Yuri un ic ipal hy ti) include county, 993 11 WIWn a UUUWY or oil SUN dusires to Knounurd, u tar, increrneirl. Irimrici,nyj prujm %Ari,Lhiri the houndaries ofa rmormpf by parthUly or Wally with the comaN such amwAy shalt firsttho of ttw governing txldy'("A'the r11,00i6j�aIj1y1 ICICMed the ck)Unty When die tean Q&Cipaliy" is used WIN sections 94 80 to 29 SIA"h ash tarmi may be witeqn-eled to include at couilty i nip]Crileli'dirg, a,tax, iticreniontal (rrlaocing prQject. Q 1982 1111 1411 & 1587 § 3 subsew :2) .1 -ies,' powers and duties—coinnAssion appohitmeut. and powcn—pab&dhelomwe 11 anicipali I ecallict al'Interest, FwuhllAfed. 99.820 L A tuwui6I,)aAy rnay� ( 1) By CW&MMICU 011-OdUCCd in the guvening body of le nianicipahty NvAldn l'burteen W trindy clays War Me comphdon of tic heaHng required ir,, sceLion 2M:a5, appnmu plans and Wevelolinietit prolecLs,, and designate r&levelopnient pix�ject areas pursuant to the MY and Wing rqWVMel'fl:,S of sections to Nn rodeve1oprient pn"ed shAl he approved wdcss a redevdaptriclif 1:11an lias been approx,ed and a redevelopment armi has been deQnWed phor to or eoncurrenHy US die approval of such redevel(nnnent Qevt and the are,,,i sole ed fbr,Cie rm%dopuad pryeel shall KeNde Wy t1we pwvels of re,al property an,(l hinprovemenN awnAm direaly and s6stanfl'ally beilefitted hy the ptopos.'ed redevelopment pnpjecl: itnprovernents; (2) Whke and enter inli',) all ox)ntracts necessary or, iticidenud to 1he iniphenientat4,)n nrid I'Loth.crarice of its redevelopiflolit Iplarrp or projeot� (3), Punit,wril trp a reduveklmicul plan, s,1.11pjvct 10 011ycoa"Stiwfiollal I ini it"ll-kni's, ack[qirc by tvii >on Cy purc"hase, dorlation, lose Oq as pan ef a rmlydopawnt prqjecL,, enent i dona'I in, own., ( v loa,r e, mortgage, or dkposo Orland and (Aber propedy, mal or lNrwmid, or HE> or Wrogs (herein. and jymn! or acquke lVermew emements and options withre,�Pco thelvio, '111 ill the rnanner mid at sudi pdow To anadwipifty or IQ (xorunission deterniincs i& rcrsonahly rii»-Cessary' to aebieve the olteAves of die redevApment pU.i, N,(,) convcyurrce, luasc, uge� dis po 5 i tj or-1 o F Gn d o r o ter pwope 0y, ac q u ked b y 0 1 e rn ur i i c i pLi,I i ty. or yap r spar` c rrI rel a t i jig to the d ev C I()pin C at of the prupwAy shall be nmde except upon the adoptionof an ord-in.-once by, (hep overning body of the inuWQXy, Huh inwhOpAy (w its conuuikAon AT Cstu"I.)1i"'ll w ri t tell proced 11 res relinfing to bids nnd jwnposk Ar implanewathon of the redevelopment ywqjocts. Fwrthcrruor(�,, (',� Loliveyancu, lease, 11,1011gage: ur other dkposhimi ofland or apverneM rebtfing k) the develolmsent or impedy si-lak be nialdC WitbOLIt 1-1111,lkillg,J?1iblic, of the ctftlic d4positkni and A bids and jmuposMs inade in response to the inunkipalhYs requok Such procodoros for obtdinbig sueb bids and rwoposMs shall Innvide reastsiabic oppcattvVy A any perslou to, SLII')npit altern'Lltive pro�l)osals or bi(J's." (4) Win a ralveLapmen! IMI, ClUaT ally area by dcNjnolifioo 4"'n-renwv'at of exisfing?" budding gs and struchu"es,", (5) VVIIIihi a redevdapmeb area, rewvntc, rdmW litale, or consiruct any structuro or budding; (6) 1 nstal4 rcpuhr construc, ruemiArue, or rdoeme streets' Wilides, arld site ilupmVejuals essential to the Rmpatutian of the wdevApnient area fi)r use in avcotdarwe with at redeydopment Qn; (7) WON a redevdoigirwrl area, A. cluirge, uirid collect f�,es, routs, aod other cliarg-,us, [61- the i.ise ofany huWng or pmperty owned or Wed by I cw Garay pao therec"C", or f"acility Oicreirt; Accel'A grariQ guarantacs, anti chinathins of proj�)crty, Wior, or offier thing's ol'vah.ro Rurn n puNic m pAvoc sance Or LISC, Within a recle-velopnient, am); (9) Acqi.iire -nn(.1 cmnswuct pubk l"acilities ),Vjtl-tha i'ede�velopm(�,w orQo, 10) 1,11clur Cosu." ,rrr it';S1,1C Oblig""rJoas" I I) Nfifk.o pa ylricM in Hsu of me, or a parlion dicreol".. to raxing districts; 41 2) Dishurse Surplus Funds Ci,(An the ypemal afloc""ifion find to tnXing (fistricts ns- foljovvs, (a) Such SFUqPIUS paytilems in Hee of MXOS Shml be dis1ributod tri la.xing,districts vvil hin, (he redevelopmeta area AM impose ad valoren1,uxt!*s on ','I basi,," 111'at, is proportiorad 1(,.l I'llu, gyral-rent, cokadons of revenue Wch each taxing district receives fi°orn real pmperty io fl,,�c redevelopment area; (h) Suqdus econurvide aetlivhy taxes sholt he distributed ("o toxit"16, 'ill (11c; 1VdevvIoj',)ii)cnA area whi(A-1 imposo aoi'vfly taxes, i:)n as basis that is pn)qwtWnal to die arnount of such caonmkc activily taxesr]jC JaXing diStHej JMC)j.jj(j have reeeivec,,. frcirri the redevelopnient area had tax inc mine fAmOng not hmn adoNed, (c) SurtAus revenue%Aer than payrnws in Lev orm(n, arxt cconkimicactivity taxus &Wpoited in die spedal Ancadon. fund, shall be diskluWd on a basis th,at is propcirfil)nal to the total mcei�pt of such offier revenues A sudi accounthi the year-prior to dishlirsernerit; (1ail If any nnernher or the govening body of Me municipalirry, a OfOr C(1111111i,Mion establisdied pursuant tour bsection 2 or 3 of Mis section, or an, miployee or cc'mo'suh.ant ofthc FlUilAiCipa.fity, invuNed W Tz phnNng rand propuatiori of rec[evokipmentplan, or red,cveh)prncri[ prQcd afar a rodevchrImment arai or proposed redevoklynent arm, owns or con1n& an huerest, dhvct or indirect, in,any plOPCL-ty iflChided in al,iy r,irea, ()I:r propused redevelopincriL area, whicli propty is, designated to be nequired iniproved purse ani V; a reduveltInneni QW, lie or she sha'd Wosc Te swmc in writinig to the eerk ofthe and Shall also so (.hscickse the&ates:, tcrins, and condkons of any TsposAW orally interest, which disclosures shil be acknovAedged by thu guvening body of the ni u n i ci p a I i tyr s n d uW c red upwi the al i n LOeS 1)00,k S 0 f IC gO VC11)i 11 g 11('wdy of dw alunicipah, If' circindivid,u al tio,lds such Granterest, t hen, 1:1 iat i ndi Y W A ANI WN],in, ffizini a 11 Y ru.111-jer o P56 a] in reg tot 11 "ard to sudi redevelopimirt p1my redevdopaien.t prc�jecl,or.redovelop , , wren from Ming on any nwder ;,icrtainiing to such ruduyukiprnenl lalcria, rcdevulo�prncilt rrqcct rnr rede'velopment area, or Cottirriuscating 101.1 otile.1, iriellibers, conemning any inatfor pertabling W itin't pkin- or radeveloynnem are&.5al-thennor, no sucli 11"ItAirl")er ov emplojee shall acquire any interest, direct or W&W, in any pnImAy in as redevelol-nncrit area or proposed redevelopi-nent oxen a8ur either (a) soch finklivichlal obtaills knoMedge orsus plon or prc�jec( cii, (1,)) first J�')tlhhc, notice Of Such plat'). j)1-(.-jCCt or para 1'.mrsin'tot to sechon 21j& vdishever lust ocoars; (14) Clwxge us u rmkvduqnwA ecal We ruasouablc costs incurred by its clo-k or other WWI in adtivii.isterin,, t'rw reA p developnic"I' rqjeIlc d. e hetrge, [circ, O tli ,erk's ar c4W her SJ's costs shall be deterlidneti by the municipaHly based m a recommondation, kom the mminission, Cl;'CIAW I)LIPSUL1111 V.) this section" 2, Phor to of mi onumme appnwing the deQ110fiol'i or' appov[ng as redevekslment plan aT mdeveQment prkaject, the '111u,nicipaHly :flatj crck'itc as Coill rn I ss,,,ion of nine persom, if dw, mulnicipality is a comUy or a chy no"OdAn a munly and nm as W Ass,musty "Th a uhadcr palmi of goveroirient with as population in excess of nine ImAred thnusmid, and Wcn persons inhumunicipality is not as emnity and m.)I, in u, Cmit"Ity W, th as charter fimn o1govern,mont having as pop ulatimi of nxmv than We OEM t4mmand, and. Mve pmmm if the mulmicipality is located A ar is as first Ass coulity wirli a cliarter R)rni of goversa umit luiving a popubtion or aware dM11 11i,11C 11UMIPCd thous,orld, to beappointed as (I ) In all munkiplides two menabos shall be aplx&md by the school huurd�,,, whose distrias tare included vvithin, the redevAjunent plan or rlmdevdoj�irnont aroa. Suchincrtil)ms shall bc appWmWd in ul-mm, by thcaffected distrkts; (2) In A alul:licipalitics (MIC ITIMMIJIMS11A be appoimd, in any jminti(�,r ageed upcm by the affi' cted districiq to r5preselk all oqwr Quiets IeKyWg ad valoymn Mcmkith the ama sOemed for a redevelopmcnt pryid or the tea`evelojin,ient arefi, exeurling representatives (A Ole governing body oCilhe tvmrai (3) In aH murricipalities WAVoubms shit be applawd by the Chief etected offlcer ofilo, mu%palhy, NO the consent of"the inqjonty of the govenAnA May ofthe rimnicipAty; (4) W all riiunicipalities which ore not r. anti and rm)t in a First class county mth a.chmLer forril Orgovurnuiewhavog as rwpulwion Wn excess ofiline hundred thousond, two tnetrAvrs shall be anwint,ed by the county Much munidpOity in the smmc manner ws weribca-.s, are atppointed in, subdivision; (3) ofthk sUbSecti,011; (5) In as municipality which A as cuwdy with as diarter form as popuAuhm in excuss of We Immiked thousand, three members slash lie qpointed by die citta ; in the county Mch have lax inmrinent fmancing distvic(s in as rnanner in Mich the Wes shWI agnme; (6) In amnmaps,lit y which is loc�ated in the fkst class county with as Gli,�.-Irtet 1"Orn') ol." govenmmnt haWng a population M cxceo,fllillc, 1AL111di-Cd thatmant], Me mmaders shall be appimed by die cotinty ol'suoh n'lunicipahty in, the Sarne Irl'anner as nicla a Pjx')if,1te4J ill stlbdi,visicw (3r) Ofthig SUIVCCHOR; (7) ,A1, tlie option of ttte r),ierrlbers apyrinted by Me tyltmicipa'IlityOhe monibers, Who [,re 11Ppoinled by the school boards and oher Wximg MAN mmy servo ciii theQL)'Itit).,lission 661. as ter-a-1, to Andde wish the length, of0me a redevlolopnumt pryed, rede"InmumY pkw m delgiiad:ka Ora ACKOPmenr are,',l is considered Or approvA by that ecomAskrin or Carr as definite term 11111"SLUITIr (0 tKSSUl)diViSmassa. Irdle tucrnburs ruprcseud.ug school distriQls ari,d (�aCher tang (Awks are appointed fi.,m- a lern'] �XinrCidin"" Wit1h the length of Hine a rodevelopriient project, plan or even Is approved, seeds tenn shall terminam upon Itud approva� oftfic projcct, phiri or designmhon of the area by the gumning body r4dic munkipAij. Therea lier the minnissiOD sh"'aH Consist ofthe six members apMqMcd by the monicipabtyj excep aaq members r,menlin g, school boards, and adver mingslimicts sludl he appoilued as provided in -this scietion prior to any arriench,ner"Its t(�:) any redeveloptnent plains rokSo�,11nent prcjcets or Clesign,"'I'li('m ofa 1f,any selrool CfiuAricl, c)1'C(11ei' twQng joh%ion WhAu Uppint mumbers of WE Lhkty duys ofrecci lit oCoirken n0ce ofu InopusedreduvelloIxnent ptai,-', re,d eve]opiv ent pnjea ar delpia%i of a rmKvelopn'ien1 orea, liana rmnUbg nionhwo rorty IjDaeed to exervise Me pow ex croninission, W the; nion iliers firs[ oppointeel [�y flv� shall be desigovtted, to soo/vor loins aftwc yeans, tw�vsluall he dusigwalcd lu Serve tbr 'i terin nf Wrec ycanand kvo shll W deigialed W serve for a lerrn offhi,ir yeti t"rorn the date of such inhial the momhen nANWitad by-Me nimfidpality simll save Rm a tram of Cur year s, excep dial ad vacancies slkn[l be Jilled t6i,uaexpircd letrit), irt as wcrc [hc original appainhmanxs. Mun"ibers appointed by the County cxek:utiv"' cir presidirig o.)uinrisgoncr prior kvAugust 20, 200n simil, ainthnic thek senfIce on the cornrnmssion cstnWhed in subWon 3 of his seakrr kvil'11'0r.Jl further appointrue'rit unles'.s' the counly execufi le or predding cunindskioner appo[,nts� a 11CV MCNI-fiber" or inefribus, I Beghning August 28, 2008: ( 1) In IN of a umnnalssion CTCalcd under sulkscurion 2 of His welimt any dly towq or Wage in a counly v4th n charto-fbrrn W,grave enument ind wilhniore Chan,one raillion infiabjuarits, in a COL111ty witli a chaMer taus n of govenunznt anc! Wh nunUmn two hunAvd. By diour scoral but %cr than thnue hundred fiRy thousmid inhalitatAs, m, in as county aFthe fkst widl alo-re than,ir'itie hundred eigh -Hve thousand at kwer tan two hundmd thmmand bilubaads shA prior to adop6on of air Win"'Ince approving the des�gnadon ofa W&VC10I)ITIC111 LYCA 01" UPPMving phin or rcdevelopmerit proicet, ercatcu ctra)rnission consisling ot'hvOve pmomis ro be apixhiWd as Rdlons: (a) Six inonbats nplx&,ted either'by the cowuy exeajti,w,Q,or pi-c-siding co,,iiwi-tissjoner; ummMunIng auy proyb0i oflaw hi A contraq, m) ajjpruval by div counly's guvcr �ing ri b(Al Y S 11.111[ 13 C ruki U i red (b) TIrree tneinbem appdnWd by the Jues, towim, or &Uoges In the couny; "Ahah have lax inctoneril firlancing CEO% in a rnanner in which die ch1f WWI ofildhis of such cities, towns, or Wages agrue, (,c) "t"wo iriertibers anknwd by die school boanYmNse disiduls ttre in6viled in We counly in a inanner V which, the scllool boajxllsargree; wind' (d) (lie member to ropment vR Wwr disuids lavyingad valorcni Lixes in It'ie prol'xdsed redeveloptnentarea hL a TDOWU in w1huh W1 sudi disiricts agrec. No city, town, ot- %Jllap suNed to Ohs subsocrion shall ovaW or niahstin a LItI(jr'Or subsce,Ham 2 of dQ; section, except asnecessary to e-,on'qilwe as public hewing h Wich nodee Wer section has he n, Inovidmi jirior run.AUgUSI 28, 2008, and U) vote or ni,akc redevelopr"11CIrL Plans, redevelopillunt projects, de,)igrrai.iort arewi, or. 11101'ein flt',"it 'weretho subjed of soch, J'°)vtflic heo'nng: (2) Manburs appoWd to We umnunhAti crcatcd twilur IIIIS subsce:lion" cxa'�Upl llros'c six moubm uppinwd by uidw: he vuudy excadNu ur presiding, Connins"Joner, shall Serve ori 111c conrirns.,.,ion fbir as terim to coincide vvith the oftirne a redevoloptnora phn, or dexignation ofa �',orw is 0(,)n�klerod [br by the Cornnii's-sioi). The A inwAmi apyintod by chlim1he comay exceudve or the predchng cornmikoner AaH sonu on all such er�rnniissions unIH rephoud. "J"he (,:i(y, lown, or viVage Or Cmaks a comxrli('uaiorl knaelcr this suhsedion WU send nnhue'Alhc,reof toy Cer6fied rnai I to 01C comay executive or rweMding cANT1111issioner, L(a die school distrids mlose boundades Widude any limAn of the Inaposed redevehopmem area, and, to die we Clier tzixing district,"'—whose houndaries SOLVIC any PMHOn of die proposed redevouptnetil '."Irea. 'rhe city, Or villagiay that Creates tile milmission tNalhnlso be scflely ivqlonsihle kir riolifying all, other eftius, towns, and xNages in tile ",)unty that fmvetax inerement Finaticing rima is atid, shall exerei.swall admhAsImAye hindknis Whe cuumissimi Tle schu'(A &S'L6AAS J_Qr ivij:ig tm,-Aice from the city, town, or village shall be solely resp onsib[c 1,"or notiNfam the othm,school, disldi�(s within (he comy oF Me hunmdon of thr emninhMon, Ithe courity, school board, or cd]iurtaxing clisti-ict 1% to apperint members to the uonmnission wit�)in tbitly days odor the pit , town, or viHago sends the vNUen nuHcq as Inavidul herch, tY it has convened slid'i a conimission. or wjJ)h:i thbly days of the exl',)iraliorl rat onyx such menfices tenn, the reninining,duly appointed incrnbm-s of the commissionmay exercke the ru H p ,)vvers ci r1flle comtnlsinn. A (l)Any cmnimissioncreated under I[ds section, QIed to opproval of the �;,overnirig ter dy 01,tile Inumcipahty, iliay cxcrciso th.e powers (mvirlmiled ill SmIJoris ', _,' rrll to , CXGCPt fim 'd approvll of Manq pryeets and d0gnahon Waleveinpnern areas. The mynnissiun shull hold publk hearhigs and, provide notice lLIJ'Suallt to 'an "! W 9a.r, I (2) Any cominnssior crcaled u"chr subsec6mi 2 of Ohs section Shall votcon �',tfl groj")osed, I.Cdevelolmll om 111,uls, redevelopment pnIcas and des ig!jx,,ti,urIS 0fr'CLICVUI,0 J)RICA( DFCOS, all(I aMeridMen['. trjl.ncrcto, willdn Wy days EnHowing cmnpWbon or the hauring on any such plan, g prqiml or designation and shall make recommendations to Ifie governiiig [,)ody within rinct.y days of the heuting rePAITCd to insection 51,125 cuncening the ,�doption of or orriendn'icilt to redevelopment,plans and mdevOopmant prQuets and the designation, areas The requkements of millsoodon 2 od Ohs (;"Oct"carl aticl t1lis Subsection Shad [lot allpty to redeSolmnent projects upon which the requixed hearittgs have been duly .11CM prior N) Aq,,r',11st 31, 1991. (3), Any co.n.i.inission created under subs tion 3 of IN scHou sliall:, widiin fil"Iceii days cif the receipt of an, redevelopt'nont plon mcoing the minhium reqrrirenients ofscetion as doemided by counsul 10 WU LAY, 10M, or VAIgc cmxtki,� the eorrnnissio.n and ki rocjtiost by the v,ppjicar ,)lc city, town, or Wage Ir a pubk hoktring, (Ix a tiaw and place for, Che publi,c, hearing mWed to in sechon YjA05. The pubfic hearing shall he meld no lamer than seveiity-flve ,ah.iys Win the cumatIsshol rmejt of such redevelopment planand requesi ti,ir pul,)l ic l'ie"airil't'g, Tho commission sboll v0v and snake re�: wTtnendadons to the governing bc),dy oFtfic city,, tmvil, or' Village requesting the public ficaring (in all propo,scd red eve[o pnwni pr(ajects, and designadons of redevelopmog amax and anwAnctits 11,.icreto within, thky cloys, Allowlag the comf[etionof die public hembig. Ifthe canumimian thUs to vote WHO My days, RAlowing the camplAun of die publiv hearing, rullerred to in Wclion c:oIlcernil"'Io, tile, propc)qed redcvelopment plaTi, rcdevek�aVrtient projcct, or deli grant im or rede0opum areq m arnendaients thereto, such p1m,", project, cknt."jlntkun, ('11' aniandrrient thm-etc' sh,,,dl he dcomed tvjoc(cd by the coillrylLqsion„ P. 19S2 11.1-x. 14 11 61 1587 § 3 si..ibsec, 3, A,t_,. 1991 HJ3, 502, Al. 1997 2d Es, Sms. &B. 1, .raw L. i 9t`?8 S R 707 & 484, 2003 S.R I L AJ. 2007 1-1.11, 741 , A.L. 2007 Ist I-ix. Sess C B, k A 1. 008 8 11.B. 205 8 in c rg ed w i 1h S.B71I 8') (2000) Pruposed city charter mmondtmmA reqAQ two4drds voter approval m) "O'Nel"Y' t'IX increiment llnanciq nicasure vioWted sukon aml UK, mms uncon'stiWfional P"Irsvian"I to actrele Irl,, sedion 19(a), We ex W. Vlazo4w,,00d YeHow WhIbon Wmiiitoo v: Klos, �35 S,W3(1 ,157 (10cn A pp.E.D J, Adoption oforoinnuce for redeveQuenC public hearCog 1)rocedu re— hearing and uotkes not vetlAvQ ivIben—reANOmis 4"I'n evuh,1111 'projects, 91821 L Prhir to Me adylion of an ordhurrice pnToAng die desipmdon of a redevelopinent arec or anroOnj;as redevcl,opincn�� ph.tri of rcdm,elopni lenl J�xrcujex;t, tht r°otu,n�j,is,dorr. shull I'm rr fillic arid Pfi,,u,a,c Corn pub,lie hewing us rquit cd ir 4 ofsection 21M and notif,"y each. located �,�,Wy or pmANNI, Win the boundaHes of thp ljxTosed redevclop inept platl or Jvqjeot, At die 1jublic hearhig any hhemmed penon or an:,,c-V6,u] toxing 43issict =11 tile Wdi the COFUrnission Y"Auen 41�juc,,Gans to, or cornments oriand ixiay bc .huard umlly in rmped to, anyissues, unbodial in d'ienolice, The commissiori shall hear. 'and ox-11,1sidar aril J)rritesm oc)rriirietiks a,,ind ndwr Wdcnoc presontod tat the hearing. The hearing inny he coMimed to anotheT dale 1AMOM f1wher ru"Aice:oihel� th'an a nitllion to be ertewd upon thu cancra es nxhg the Limo and joaue urne s4!bSCLtUV11t IW-U1711g; I)TRJViL]Cd, if"(11C is crcated under subsection 3 of Secdon 21121 A hearing shall not be uinnnued IS more An thirty days 1-"iqyond thea, (late:on aOlch A is odWrially opened urfless Wh longer pedod is requeswd by the Qhief,electo'd r)(Tlcial of'(he n-jollicipajil'y t'Lic aaad upproycd by a njoriq of Hie cormakdom brie r to the Coliclusiorl of(he heariag, Chunges nlay be rinade in the redm,ek)pnierit plan, redevelopnient prqjectlor rede,yre - -Ca, Pr()ViCI 0(I ht'-t t each, all"actud taxing Quiet W; ,gi,VU,L "Vriuen, 1106ce Ofsudl Change5 at leastsewn days prior tck tho of the heming. Atter the PLJAic hearbig bat pr-kr to d-w, adopiion ol"n,rt oixiii;wrice, npgodng a redcvek,ment ppm i or rcdevc5prnent prQ'ect, or designating as rulevelopinen.1 area, changcs may lie inade to So redevelopnient plan, rcdovelopment projects or, redevelopilient arra,s AlVithoul a Ra-1herhearing, ifitjoh chmiges do acdenlarge (he exteric'i,botnidat ies Lifthe ,redevelcipincrit arct�i or vireas, kird do not subWandilly all"Oet the goicnd Wid uses cswbAhod in tho redeNapnimiL plari cn,s;utistanrinfly-change the nature mf the radavd,nmtt pnjeds, IN,ovided drat notice of such chnngos shall lie kovm) by mail lo each .iff'eeted taring dkirict and by pubbenhon in a ii,ew,spaper ol-generarl circuWdun in Me propow(l mh Ims dun (eti days pricw to the ndoptkmi ofAhe changesby ordinat,-=, After the adupfiorl ofan ordWance appn:),Y,irija PU,111 or redCn,,ekq)n)01)(, prqjoct, 0'r a redevck.jpnient aATCa, nO arAtimme shall be adopkd nNedng the calchor bOLmdarks, aFfIcUng the gmeml lin d use uNtablished [mursuai-A �,,o the rcdev,r,flopineta Plan, or Cliangit"I'g the nak"Ire orthe ],)rcqect Wthout wnnplyrigl with Ow pmwedurcs provided in this ,se clion jioiloinilqg, t(iihe initjail aj-,)jWoVa1 of as Weveloptrw 1, 1mi or redeveWpnierit project ond desigmation cil'a r° alae^r lr�larrata rel area. Heoring,� vYhh regud U) u rmSdopment juojed, redevdclmnunt acres.,, or Plan rn,ay bc laeld 2. Januaxy 1, 2008, itj 4rtlalr® coneWding the hennng requiecri oruIer this wchon, lhw, Coir,111,li-L"'Sion o,lakes a mconu-nendation wvda WAn sition to D I'voposed rudevQxtiont rvdcvelopli'lunt P�rqjcel, or desiglitition redJopllieljl areLL 01"'Jlly nrilendnients therelo, as deshing in approve such prciject, plan, n,r arnendmerits wheal l do Sia only Loony a IWO-111hAs nvywhy %vie of the gnvenihg hnQ;of such rnuuicipalRya 3. TA increirenUd pnjocts aft Cooliornic devolopincril area shall apply W and lb.nd only the Mowing infra,.,,,fi-uctLuv prqlec; s, lijiwayw inadq suce, IwWgeq smwos, truffle, coriml sysWnas and dovicos, ivalcr distribuLioji Un(] Stipt-,fly cuiting, sidewalks and any at1wr sindlar pubk inyvoveinem, but in au case shkillit im'Audc lluildings, (L, 1982 1111 14 1 t k t M § 4, AA. 1986 SK 664 meMed wit It B, 98M 13904 &L, 1991 HA 502, A,L. 19& 2d EN $o ss. S.B. 1, A 2007 1LB. 741, AA- 2008 11,13, 20,58 nwrg,ed widi SB. 718) and inadhig 91 3 a l., A H ce u f dw pub H c MYn g, req u i red by seel i o n -%,2 slia I I 1',)c gi vela by' publWation and mailing, Notice by publicafi(�111 sliall 1,10 giverl by 111,11"flicabo'not lCam r,Wieetfie Cirst publicition to be not ii'love th-iln thil-I)AWS MUJ publicatJon tolbcnot nnire han, tai days phor to the hearing, in as newspaper of gawrol cK.%0ation,in the area XMice by rradWg Will be giii by dqwaWng swT Wee in the UAW States rud I by ceni H ed inn U addressed, tsi t I i e person or petswis in whose nanl.e t]w on Taal I tixes fior flim lat preceding you w w v paid on cacli lot, Woet MW or parcel of land tying Whin the redevelopmetiL lira cm or mdevelopli'lent area Whick is to be SLJ�jCuwd W div payrrjunt payrnaiM in ha of Wes and econoi-nig Pursuant tc") Section Such nofice OwN be nuded not less than. ten days prWT to the date set Q to puNic heaHng. In We event taxo, tZir the, last preced'i'lig year aver e raoit Paid, thcnotice sinall, rflso bo setit to (lie ,,,vrsojls, last Atind on the tax roUs MUK thapreceding Once yews as tile 0uvners of silch INVPCUY, 2, The Mices ISM pu"URM to dos Section shall include the following: mnic tare and i-)ia,ce oni:,e ptihiic icaring', Q) Ile gowral Wridudes of tiro yuvpvsud raluvolopment arva pix,'r�Cet by stred [()cation, wherc pw';sible; (3) A stawnwri"Wit A imeregod persons diall be gkvn an opportunity to be heard 181 d1C LA I)I i C 11 e a ii 11 g; (4) A dasciipric)n ofaw pniqued QWqxnent p1mi or rano evul<,Yl-,iawrat jproje(�J rtnd a location and time whore the entire plan or project proposal tnay be reAwed by any Wews&j, Pany, (5) Such (Aher matters as the conia-n,issmoji may deorn 3, NM less dian forty-We days pdor to the dale sct flag the public Iiearia g,, 1ho, c�ojnirlission AaR gbe Woo by rrwH as pawkied in Msmdon I nrdiiS,SULi011 (0 tall LIAXillg diS(1F1C:1:s' ft'olrA MAdi tea able property is induded in the redeveloprner)t lN`Qjeet or redeveiopment phn'), and iii Lid,cliti,'),ii Ici the officr ruilubumnAs pwsoaii( to a,ot)secfion 2 ofthis Won Ac nWicc AWI WOW an irr%hon to each taxing d0trict, to subniit oortirrients to the conuiaimioa Concernitig 110 Subject matter of the heoHng rMar to he date of A heming, 4. A copy of any and A hearing notices required by section, ""',1), gfvalt be sithinitted. by thceonainission to t'he director 0("the ofmom�,)InJc (love]opli'lent, Snell sul-Inlissi(ni Of 11 le yelp the hewhiyAmice shi I co in py NYRh t h u p6c r nMkc requ J)r.Irsw,olt to subscetion 3 of fl,,Js sedion, (L 1982 11 B, I I I I & 1587 § 5, A A. 1991 FLB. 502. A.L. 1993 H.B. 566, A.L. 19972d Ex. Sess� S.R. 1) Etkelive 12-23-97 Sevuvd Wgnhons mul1wrizeMnlered rales—how by Clectors not required—surplus Mud tMY&MvUba—exceMlon—county cullecturs' anti imindelpal trer"unurers" (1116es—na Penans"I Vall"Ality For 02. Stiae, 9083i L CAIdgetions secmvd by Q spechl aHocadun 'I"Aid, Set RAU, irk Sedj(AIS T-1 and V9,15Q hoar-the rcUcklynent area or redevelopivaid pnjmt rmybe issued by the pmounnt to seelion 99.8!Q or by the tax incrunient Onnnehig CoMnAssion to providle For raleMomanq costs_'S'�ricli oblitaidons, when so issued, diall be wdred in the imminer provided, in 1,11v olxlin�,,ulee or rmohman aWhodAng die issuance of nich obUgmbris by A rumo% of rmpnews h, lieu nf taxes as �rivcihed in Nectim" PIA55 ak gUbjed W 0'rillu'al apprypriation, (>dier 1,,a,Y, rcv(�',,nu . tial sped0ed in section 2%415. A ML1156Pdity nlfly�jfl thC M141.111CC Or resol Lifion, pledge A ur any pan or die runds in and to be deposited in 11w speciat allocadorl. furml CN!fled FEAPSULUIt W SCUMns 9jlel and 9SL15Q to the paynacrit of[fic rcdevcIojm:nciit costsand obligation, Any pWdge of haids I the spedal alkention fund may pwovide lbr dissibmion to dic Wxhg distdcls orinKeys rml requiRd R popment urrudcYclogi-iont coos or obHgadww Und Such ux(;Cs", fundssha]], be decnv:�t] to be swplus Grids, execlit tIv,11 any raorloys alkl,calckl to 1110 spedal albeadc.)n 1"Und as provkled hi subscarimi 4 of Won TW% ruid NOW we not mg0red fior payntiont of'redevelopmerd cams and obhWdkis, sluafl not bc distributed to the taxiw,"", disrids but shall be rcowned to thu deparliuent of econornk dovdapnerg Ibr avdit u) Me genera.] revEantre hind. In the event a rnL11[iCjWhY only lVedges m 1xvikut al7die Wnds in the special allacatkn lbrid, time the payruent of raNveloynerit costs or obligalions, any,such funds, realail6og iri Ifie special AmIN Pand aRer complying wkh the ofthe p'ledge, induding the rct,endon of hmds Or the paynamit of Rdurc rmlcvclolmwnt costs, Jfioreqt6red,, AM aNn he deenied,surplus funds. AA surphis funds, shall be di8h ibutc(I �a�inriliuElly f"o the 1,,Ixing Clistricts, in, the vedevQl,oprietit m-cu by b6ng pWd by Hie imwheipai treasui-er to fl-,je courity col loor who sfi all 1 niniedits I tltt�oco 0 er rri nko,d GUM On aS III-OVided, ki a,utxl 1 vis k,,lti I I2) of' 2. Without Hinifing dic"provi,4ons A sAseation I of HAs Met, the niunkipMiq anmy, A adlku to abigadons secumd by die spebal a]k,'Jcatiori fund, p[edge arly r1art c�r any cornhwatim, ornd riew revaiLies ofany redevc0palcra projoct., ()rE a i5nort:gage on part or call tvi" the redevelopnient prc)�ect to sccure its obligations or other redcvelopni,ent coits. 3. OtAlgations, issried pamumt to sections 2!L9j) to jQjjj niay be issued in onz or nune swies beating humest at such rate or rates as die Wing lbody Of flIC Ell Ullie[IN-diQ Sharp deterahoo by Wmawc or resolution, Such obhgations WH War such (10c. or(hates, rnakt it r.t suell tinlcor thnes not exceeding Nowynkme yews hurr; their respective dales. �vlreti �eoured by the speuial anocarion Wd, he in sud, dananivinaHon, CLUTY SUch registration pHydegov be executed iri, such, rumme; bee ryaalrlak in such triediurn ofpiiyrvwrlt at sudl Place Urplaues, CIMAN Such Covarimuts, tea ix and curnhAn, and be suoect to redemrAW as such ordinance or resOIL10011 Shall j)rCiVWU. iSSUWA] J)M'Stlaffl t4AD so(,-,tkms 9%111 w ?Qnj rrmy be sold at pubUe or Qvme Me at such,price ray shaft bc Jay tha WAIng body mad Quill slrto that (AI]ig"'Itions issa.,Icd pursuzu"11 k'r sectioiis to arc spudal uhl,,,ga6uns J)"ayabic Sok'AY frolli 0-I.0 special allocatkni Ru id or al: er Funds specificallyfledge d. No rofbrondvni a pprov"�l I (If'tile Clectors, shal I bo,roquired as ,,) cWhion to die issuance (�)FobhgaHans pturnmanI to seathns 94 '""`DO MW XY, 4The ordinance autl-,�Orizjng flne tSsuancv of abligmWas nuty pmwidetho( th"'! Obligation's stv,J11 contain a recitW Mod I% UM iSSUCd PWNUM11 to sccJions to wlkh recila'l shEdl be cmnclusive Qdmwe oftdr vKH, ord OFAC WgU,1;11`it�r Of'(1161 5, Neither the n-imidpahl, is daly andwrized winmissOncMe comnAdoners or the onicers of a niuuicipahty nor any person exucta,ing a"y ohhgation sb,,rJl be 1.')ersonally llablc for such (TWig"whol"t by mawn of the iMLMnCO thelTOf Ile obligations issuod Pursu'u"It to say, Liorts I I ow be a ponern I obUgation rA he mun lei pa I ity, cm:ufly, state of WSSOL,tri, ormy IMES subdi.vision there.4.4", nor W any evvnt ON I such obligation be ',,payableou I of any Funds or propel-Lits oMer thm) lho3e speciRedly [Aedged as snudy therehn Ile AHWOWns shall no wns=e Webwdness Win the nwaiAng ofatly OXIStihlh(Alal, SWIL1101'Yor charter debt HnSation or restdohn, Q. 1981 H,B. 1411 & 15V § 6, iVL. t 990 Fill 1564, A-L. 199l 1.1 13. 502, Al- 'I 997 ?d 1XSe."'S., A. 1 ) [,A'1'eo,(jve 12-23-97 (310111godniq refainded to Imay redevelapnient costs, oblig,aUutts (,4 vimpfleipality, pledged to re(levelol"mylvilt 111a'), qualify. 99,840, 1 . A nmi,nicipa,fily may also issuo A AH&OW to ref.16,,id, in wh(�de or 61 part, obUgallons there0fore i,,sued hysuch an unicipaldy WaAhe Worfly of'sculions (o whet'her at or pdor to t'nawrjtyrov�ded, howev'cr, that Hic Inst maturily ofthe rokinding Wgutions shall not be Mpvmed to manwe laWr An ke last 1,11 attul l�y date ol"the he rerunded. 2, S the event a municipahly issaies obfigations undcr honic rule power", or.,other legislative ""udlori:y, (he, pro,ceeds of milich vwe pledged to pay R.')r rodvve�opnioi,tt prqoct cos'ls, the 1n,U11i.eil)L1k1YflU1j ir a it uta Snowod die procedures It conAnnarice with sections, nr-~ 91,?, 6 i, rerire SUCh WgWhns kom, Cundi in flic spueW allocadmi fund in trod ir) S,ocl"t innaner aq i Nudi ohlyAons hnd hemi isquod pursatant to the provIsions o�rsoctioirs Sly �t (L. 198 1".1,13, 1 d,1, 1 & 15 87 § 7 Grecidleld areas, no neav prqjects to be desigimated, when, 91843, the pinvisions ofsect[ons WNW to VISO) to the curtUm, no mw Lux inuRnnunt Gun6ag paj(c�cl' sball, be ouborized, in anygreentidd mva, as such tent is defined in scc(r()n dud is WeMod Whin an, amity not WS a county or anry C0111111"Y SLIO)jC0 i0thC omthority (,'d'the Hasi-Mlest Gateway Council klun'Jcipahties not Subject to the o'u'dwriq tat fl W Errtst-Wo,�t Auncil AGovennumis may au%dze to inmvmvnt fin"I'tice projelas itn gl"Cenfield "rreas. (I�. 2(.R,)7 1 s t LN. "i os 8 1 L[i, 1) EiRbAve 11-28-07 To kavnwnt Anandng adoption-cHvision of ad vvena taxes-paynients in lieu of tax, deposH, ineWsion and excluskma of current equalized for Certain purposeNwhen-Wher taxes included, arriount-neiv state revenues, Wshurseirienh-- Supplenuirlml tax, 1"nerenle'llit fin,"Incing filut"I estA)USbed, disimirsement, 99341 1, A jUUWCkWAV, 6dWy 01 me uveloplro"A pruujcc( ib or! inj the cvent a municipahty 1-ins iindcrtakmi ncH egahhshiriga, redevelopriient plan nncl prcleel mid has designated a rahv&pmerit arm, Aer die pas,%,,lige and of socfions 9-1-8-00ta Q§5 but WWrto Augm! 13, t982, Abb. octs are in conInvanceivAh thv. pr(')'Ceduros 01",S'ectitNIS v5 may adopi tux inaernenwAocakm fbmndng by passing an orchriance providing lot after the Nital equahzed as%assed vakvihmi Whe wNe =0 property in a redevelopmerlit project exceeds the eedi%i tocol. VIVO equatized nssessed WmHun ardw ta�ahle i:ea] propeny in tho redevelopawnt paqec, le ad So= wxc& and PaYrUlCut'S', ork liCU (I MCI if any, adAng hvm, the Wes upmi taxnWc ral i-Injorty hi W) i"cxlevelopmen't prc)ject by taxing alai triom and Wx umcs delcrritined hi (tic ni.anner provoiled it") subseuion 2 of sedion eadi year at'lor the effective clate od'ttie ordinance until j-udevck)j-,xueIIt costs have becri paid shall he WvWcd as Adluws:� (I )7h at portion of Wxct penaMcs ami interest levied upon, cach taxable lot, block, tract, or parcel of reol Inapeay which is attribuMble to the Wal equtilized assessed ALM Of eaCh SUCII Umable KA, bkwW Wt or parcel c&renl property in Me area selected for tlye redevek')prnent prqj'cet sh,zill be al localed to -and, Witen Collected, shall be paid [�y Me county collcetor to the respective allbomi to Ism% in the inanwr reqWred hey Law in lb,e d�ibsctwe ofthe adaption. c.A tax increnicril alloc-a'Ifioa firlanciw",,, (2) Q0 Puprens on liar u or wes madbWaWe R) the hicrease I dre curi-crit CCILM]jZCd �ISSCSSCd ValtUtfi011 Of CLICII taxabic lot, tiluck, tracq or parecl orwai puperty in fihearct'i scicetcd For [hc redovetopment pryed and any apWKWe penalty as irterest over and the initial quit'lized a38essed Sue ofemil suuh aalril of]�)roperty Al so Own St.1'ectud for Ille reclevel'opiment p,rojvct shaft be aflocawd to and, Aen collected, Almll be pid to the inuaicipal treasurer who Shall (101)(iSit RLIC11 payment 41 Iron (,J toxes into a spedal hind called die "Specit PAW% Fund" of the immidpality for (tic jm.trjlose(A'Payog rakvewpmcrva Costs aiai.j tab fig'ao'ons hwunvd in IS paymunt thereof! pginAng August 28,, 20K if'If[I C V0jCrS iIL a dostrict vok. to 2,111,11,0vecill increase in stick m:xing districfq levy rate lbrad vatorem T"iIX on roal projvtl�y' ""'Iny adThonad revenues genemted, wit.li.iri, ariexisting, redaveo[111:10'ilt-project are-oi that al"o directly attri,butobjeto tile nowly voles-all)roved incremental hicrva�o in SuQh Oiqtrict's levy rote �s,holl not be or), lieu of taxes su1ject to deposh inV) as specialalloention Furld without the consent oPsuch tabrig dAtHa. Revenues vvill he cnnskdemd Avetly audbmble to the riclvly 'voterwppnyved incremental intrease tun the Wait that they are gei,wnils d ftotn tho diffivnce beoveen dit: Ming TOWN actual levy rate ckirmotl' ' and the nutxoirtunl� vattrappmved levy im ol the thne that the rcdcvelojrnen� adopted. Paynienis In I A of Wes whidi ue due anti owing sli.rdl ccoisdulte as agairim Me wal eme of1gide, : redevelol.m:1elit p'roject fiumri �NIfich they we derived a,nd shall tie CoRecte() ora 1ho soiiae roamier as dlcrcafl J:iroperty bi.x' including, the, assesnienl of pwuA&s and, kiLcrust. whLre '1111C ansa nictill"d ity n'ltly' rn the ordi n"Ince., pile d',ge the Ends on die sj�i,ueiM aRocaticm Cund fhr the payment of mmb comm'., aml Mgkuns and provide 161. the collection w�)fpaynienk in fieu ot"taxes, the hen of,whiell 11,10Y be,Rmcclosed I A SMUC mwtwr as spmikd. assessment lien as paivided in Won N14110a pall of 02 emml equWal assemd valuation of amb Ia. Wocl tawl, or piircel orproperty in the men soloemd A the redeveLpmerrt Qed alldbmaMe to any i I newasc above the k)WJ AUS uquaked asseqsed valtic of such Imopo rdes, stuall be, 'UsOd in general S,tare school aid forrmOa proWded Or kn scelion tultil S'ach tinau os aH redevelopli'l.en't costs have beenlp,aid ns pnwicicd for in, lhis �'&Jion,,kl,rid seclion (1) any Pr(,),viSior1s of [iiia swjori to the contrary, flor purposes of detCl,"Millili' the UmMon an indelodams of iocal gtwomnwnt pursoant to Article V1, SectiO,n 260) orme Nossouri ew-rent cq-Ll,aHZUd amsessmi value ofttro ptopedy in an orea solooed :R)r redeydopmV attNuNble to the 4wrease above the total WiSd equEdUcd assessed s"ll"IH bQ included A the value ralWaNe nuigJble propertyas shown on thc Inst completad assessawnt for slate or COULILY I)LIrposeS, Q) Ise COMAY assessm khal I include the cuIrrentassessed vIdI.Ie of'all projxm-ty within the toxit-Ig district in we agpegate Qualion op ztsessed paTelly amered upon theassessor's book and veritiod, pursuant to Won ari(] ,such ,valuo shall be Litilized for the pai-pose of the delot hini tarion on Val govcrrummA pumuwrt,to Arkdc I% Soctkm 26(b) ()f the kfisswni (701IStit116011', (3) For [nuposes of Ws sedhn, levics upon taxable real primp crty instich ruLlcycloprrricni, prt'mIeut 1,Iy taxing dis(rivis" shall not indude the US penion Nrld tax levied under the millwority ofArticle IU, Section 380) ofthe Mis-,�ouii AnWitudon, or the nierchants' and inventory replacement tax levied under the authad, of subseebon 2: of Suctiun 6 uf Aalide X of tim MiSmA Cons6mum; emewt ill rule", elopmenI project a,iroas in wbich Tax increment fillancing hus b=1 adopted by ordimance pursuant to a, plan npprovcd by vo,te of the governing body of the rmunicip,ality tciken all,ar August 13, 19S2, and before, Jonuory 1', 1998. 2. In ackfition to the payniCt'HIS in 111CLI oFtaxcs described in subdivisior: (2) ofsubqo�,tiw't I (,,)i:' tlmi setion, fi:)r plans and,Jects adolited o,r tedeveloptnent projeetq approved by ardnmee aRar July l 2 1990, and, prior to ALLgUst, 31, 1991, filly percent of'O"ie toftfl[ �"Idcfitic)rlal re�vnue fivin taxes,, Ponal ties arld interest irriposod by-the mullicipality, ora ')Ltwrtaxillg' disUicls, which aj,e gcrier�otcd by ec(�)no I'll a C activifies Within (fie arua) ofthe recteveloptnent, projoul. ombe muml of such taxes generated by ecolunnic aotivides vdfllin the aren ofthe redeviolmlent pr(,rject ni thu cam endar ycar prim lu Che adupdon oClhe redeve[opri-kent Pr(Ject by onMnane, while tax incrernerit fillanoing, retrohns in Met, hut excluding taxes iinposed, or) mies m charges ror pnid by Irzi,,isiont gueMs of hotels anti motels, taxes leviud pia mmit to section]q1jQQ, kcnsm, Gom or spe6al othor lh.anpayln.ents in. lieu of'taxcs Jnd any perm nity and interest therCOQ Or, ARM 11111,Mry V, 1998, taxe-zi Wvied pursuant 10,11,.66�,J. For the Purpose ot'j)1lb,H,C tronsportalim,shod! lie idlocatod to, cmd paid by the low-al polidmd subMiun coHeWng,,,A Ueer to (he la;ei'rwror or other desip icer of't I a gnated fi,n,rrll6aJ offi 1 municipal ity, wtlo s"ll'ail clamp oNit such Ruids in a separm segregmed acmunt Win the spe&l allncahan Ond, Any prowision mal`anag ,reement, contract or covenant ammed inn p6or to July 12, 1990, between a munkiphlRy and any Wher political subcHYAW WE pmvixlas Rw an "Ippropriation of ollivi- municipal revenues to the special alloc,ld,on fund Sb all lie kind I°aWlaraaiam ordbre,e,,ihle, 3. bi add Rion to Me papn on win Heu of Was desmibud. in subdi%,ision (2)cif suJisection I of this S00flool, (6'r pluns W padeds udoptal or reWdopmoulmQIcts appmud by (mimance Wer Augusr 731, 1991, fifty percent Whe tool additit�oal rovontir Wom taxe.q, penald,es aind interest which are Smsed by We rtmnicipaHty or other truxing which nre g!ollej-ated I)Y ee000)'oic aoivities witNn the ma of the YeWrej(jpjjjejj[ 1,)nJUCt uvcr the mnaum of sud'i, ttxus gencralml by cumumhe activities wAhn the arem oFhe raNveinpnent Pr(4cct in the calendar yor prinT to the adopthn of the Wevdqy-nent project by orditlance, Y %01HC tax inemmeat financing rana% in effOUJMa CXCILKHFI,s� ltd Sl()Qld [AXII[VIly (axus impmwd on Wes or dwrges Or shcong romms pMd by Umn&W Epcos of Kds mnd axids, laxes, dl,n'�Cd pursuatit: t�io 'scefiorl . umes 'levied rorthe pILA]X)SC (41�)UbfiC (0 ,SoCtion 21Qj tmes irnposed on sates �-m,J-SLKIFII [k) SUbsection 2 ofscctior),,� I Wr TO PLUPUSC of upmuWg and naimaining �j nietropobtan park and recreation disidet. liemises, ties or special other Own papnonts in Utu of Uxes and, penaltics and interu,a;t A=4 any Wes Wx impowd by as county with a chWer Wn, of .,,overnment arld with lilore than six hmndrml thousand No tai'', er than seven handmd dwusa.nd inluibftaras, fbr the PL1rp(),s-Q()f st)orl-s sttldiuln irnpiawmUmA or loxia dl by such couixty umkr sectiuri , 1 ,.,Ltjrj for the Impose of the COL111ty transit, aulhoilty dap erading mmsportation facilities, (:)1' fi>r redevelopment phim aind,, prcjccts a(k)jited or rm%eWpment prsteas approvod by ordim,,mcu aficr Atqpm�� 28, 2,()l 3, taxes WNW on Wes under aud JIUMMial to sedlon QjjQQ ur f6r 111c PLIFIN)SC of erntrguicy mumunkation systerns, shaH be alwated In and paid by the local pol i6cal subdivisimi coHecdng officer to the mmirer or as deAgnmed Hnanciil def fiCer Of Jle n1roniCifil't1ity, SO! dqosit Such fon,d.,zr in as separate SQ&11-0-gCLkd occoviarwhthin the spe6al alloeMion Ind. Beginting August 28, 2014. Of the vo(e�,,s in a mAng distril vote to appam an inavase V such taxing,district's Smes tax (W Use fax, oth,or than the renewal of ati expiringsales or use uax, wiy additional rmenues generated V"'ithill art existing re(le-vel opt nent projmt oroa that are S ]:-ate attribumble to tho inorementol incro�ase Jo,, such taxing di ta'rt's, levy didl not be mnsidered econonde acdvity taxes sulled to dqxmh into a, spccial allocation fund Withow he Carlisent of,Such (aaxing district, 4. Beonnhg Jannaly 1, 1998, flor re1evelopmerit jAans and IQ^ udopted or redevetopniel'it prqjeeb appmmd by ordinariec, and mUdi have comphed vd1i subsesions 4 1(1 12 ofMis section, iti, addition to Set paymenN in Ficu oftaxes andccom.-),ntc activity taxo.,� desedibed in su1-,)se0Jon,s 1, 2, and 3 of till seedw; up to linty` percent of the new state reVel'ILICS, Care definied in subsecdon 8 of its section, edimated Or &e businessics withir) dw prqject: orQu ond idulitified by t1le rriunicipality in the appHcudon required 'by suhsodion 10 of dis secdon, over ond above the amount ofsu& taxos rcp(,,)rtu1 by Wnmscs wilhin thcpro jo.,t arem LIS identified by 'die munic[paHty in thdr;NWHhon prior to the ap1movd. of the redeydopment pr6cct by ordinance, while tax inereinum bumeing runiains inof feet„ rnny he availablc fbt- nppropriiifion 'by the gencral assenibly as pro�,idcd in subsWan H) offlis sedion to the c1par-liment nFecononic developrt'leni so,p0emen1ml Wx increment Ummidrig CA, h"m the gmend reveme NO Ir NOW= to We Ireasurur ur othor designutcd firtancilT] (.11,I)OCT With apprc)v'.'xl plans or pr(jects, 5. 'I he treasuror or r,'Abe.r de�;6goated Gamin! (Wicer of1hr,! rturnicipality with flatlsor firojoets shall d'oposit sudi Rmds in a, sePM-010 ancount mAdAn the special allocation f6nd pLj[n,,.,tj,� "1j]f tc,' 6. No Lranskr kown Tv gencral 11ind to the RMSOL11-i suppleniontal, tax nicrement finnneing rund, slutd 1,a)c niadeisnIess un appmpriation is irade Fron"i.the generareverioe fund [i)r 111111 PIA71)0so, No mornmpMAy sh"111 CiL-)Mnlit any state revenues Prior to an being inade for 1hot pr(�uJect. Fol"'flIr redevelop'nient phins o'prqjectsadqpted tar al),proved after Decou,I)C]"'r 23, 1997, ap propri atioos lioul the new shke revenues sllial] not 1)c (listributed rroni the, MiSSOUri SU111-flUTICital tax incronait financing I"und intu the spWal uUnceden 11ind.jess the rtiunicip,alily's re-developrnctit plan, ensures that one SAW pament o f puynieuk in Bete of tame?"'S and My loo rmit of economic achvil taxes generated by shall be uised for eligit-fle redevelopment ju:iajvct cosi,s wtiilc: tax increinunt fiuzincit'ag n) efteet, This account Shall be sepamic Wn the accaud itito wvhieh puymnrls A Iiet,i of hixes 'ore and sej:)irate Win the account don wbM economic a0vity-taxes ore depoxited. 7. In ordo- Q the redeMopnimt pWn or Imted to he eligible to receive 11'ic n.veritic descHhol in stibsudionsl of His smt%. Ae numiconUty shaU eoniply with the 1-CCILliT0111011M 01" sub ., section 10 MAW Won prior to ihe tinie die pRject or plan is adop4d or approvod 1)y ordbunce. Tho directcir tr-flhe deponmenr U economic deve5prytenL and the connnissioner of the ON"WC Oftldlli.Ilktn-MjOu may waive tJ,,e reqUiJ'Cruent Out the municipality's appl,Acaifion he submiNd prior to tho, rcduNiek.11-noent, jllal'i's or I.11-cpjQ0's fidoption or the or prqject't, Liplwoval my ordin,ance, S. For purposes of His section, "newstale re-vonucs" means: (inbe inerernentol increase in the geneml revenue portion (.')fstate sMes tax revenues reCCiVCC1 1XII-SM011 10 SC`Cti00 CXCtL.KfiJ1j!,SaICS WN CS 1.1111t are o�nlsfitutioru"ffly dodic'atc�d Wes depnsitml to SO school Wricl tnnt Wid in sales viand use taxes on wor vehicles, traHers, boa m and ouloard mWors and future sales taxes carnaarked by law, In w event sholl the incrernental increase include any aniollilts attribul-able iorcLftil S"Acs Ness the inuMpWity or whodylus pnwen tu div NARoud devellmnent finance Waal and die department 0 F CEMarnic development d�ind suct'i entiNes have made a hndWg &I A saks Wx jocrQ.,niont attributabhe to retail Ms is frarn nvw soiw= (fid ffi-It CXiSt 41 tile sL'1tC (JUring the haseline yCar. '111C irtcrernetflal incrctise in the L genee-al, revenoe Pol-6o'n of Stote sale"s' (ox revonues, for an exising or ralocal .ad 1acilfiy sh,all be the amom that ctaient stole saWs tax, revenue exceeds (lie stme soles taK revenue in the hase year as slated ill the redevelopirlent Plan nt provi(led i-n subsedion I() o f CIA s section or �2) "I'lic si,ate inuoi.nu laxwahliAl mi MulFoNe-w COAPIOYNS by the e111P10YC1' INA"S'Worrt to seclion I 'p3' 71? 1 wa the business Ineawd MAN the project as idenfified.by the niunicipalily. 'I'lle a;tate inconic tax WhOdhig aDowed by this sectiori s[mll he the nuinjcipalit"y',s esfirmfle of die amom orsumm wcumetux WHIM by The empkier Withill die area I"'or ctijAcyces.vv&a fill new.jobs chrectly created by the tax imarc anent RimneiRg jnqPxA, 9, Subsemimi 41 cal` his suchon shad apply only to (lie fol],('nvingr'F (I) Bliglited aromas loc�ated in enl(�rprise zane� pwNuant m secdons j 15,111 lu 135"LQ, [fligl'llcd arca's located ir, fiode'rul empowernient, zones, or to I)IJ,ghted areas Jacated in cenlral" ba8ine'-is districts, ar urb"in C�:Irc' o�fcltias whicl't di"'Itricts or Lirl"wri Ca)'rcpare arra at the lkno of approval 0C die pnted by Cronance; pmwided that the macrpi1se ;,ones,, fed,cral unpowunnuill yanus or M&W areas -a()vaohjed oll,e ol- ri,ioae buHdhgs M lent My yens QQ an(:'I (n) Suffeircd from � I)OPUIRtiOn or propmly taxes over the tai enty5war 1,)erjud innnedi;,aely preuccling the axeWs designatinn as as putaA ama by wyknance; or (h) Was a IMMoric hotel Wed in as oowdy of the BY dasd&kon w4hout a charter Onn of gaveninwra with a popWafion according tl) the 11-lost J'Ocarit fUer,,d deoeunhJ census in cxguss of one humtred My Tousand and contabbig, as portion of'"a City with a, popilhation accord'ing to Olt: niust reuc� l fudeial decenbal census in excess uftfireehurudred fifi^l mOUsal'id; (2) Bhghwd Prcv,,� c(,)osisting Smely of be she of as Kruer,auton'.1ol.-Jile 11 plaul, lc)cald in ally counly wi(h 'I k,'.'h,"Aaer rcmn ol'goverrunent und %filh rtrore than ninte hundred fiRy thowsund KAWN& Fur the purposes c)f this suclic-in, "tbrnwr klUtorrwbile mvnuMUYHng pfnrlt" means a Weve[op,aient confaijnh:imi I rdrnuitt ofono hun(Jred ,acres, arld Such rcdevelcq)nlent areai was PM&MOY used Pmritnarily fbr The manuhQue of awomobdes kjut L.,o,ased sudi munWidutirig atlet the 2007 calcridaryear; or, (3) 100"Ited "tretlis amnisting My of the site ofa Ibrrnciinsutat,we company national service center cmAking is mKinrum Oone hundred amw WAS W atl�° COU11ty With �',l Cbvtor hnn of goverlunent and with r,uora than nine fi.undrocl fifty thousinid itltufl:)itants. 1,0. 11 winifiat uppropriatioll' of"Up to Any PMV01i0i'dic I wrized pursuml to suhsechon 4 orchis section sham ilt be rnade to or ASSROd by the depannient of eammic developnent to a rnmidpal Ry Ml aH of he Mowing- co'n(fitions 11"I'Ve beert ""'Atisfied": ,(I�) The diroct(tr of die depertment of Camonic duyulupnwo or Its Or her designer anA dw coinjuissioner uf the oftice of AnksMon ur his ur bar dusignue have auk prtwul a tax hicrement Rnancing appleaHan macta by the nivinicqmlity for the apprapdadur of V new We revenum 'The MUnicij;alit y shaU indude in the appkation tho Rdhmving iteiTis in addition to flic itenis ift ctirmaa fd�',a.ltLQ: 00 Ile tax inamment I-inaticing distner or h,icluding flag; bLISiTICSSCS Mentified, wilhin the redeveloNlIn'lent arew, Q) The base yvar of strae sales Baa K reverrues or the base ywr uf Mule inanne Wx YAW on b6half(Wexisting elt-1P10YQes,,, reti,orl,ed by [,tial g bUSiReSSCS Witffirl (he projccl urea [.vrjor to ap�proval of the redeveiopment prcwn ect; (c) The wimate crf P.he jnci,cnietiLfl inovase,in the general mvenue portion of stato saWs tax, revwiuc or the as Or Che slate inccime tax W Theld by dw eniployer or)behal fof slew, engdoyces expectcd to fill n;ew,obs cmated Min the redevelopment area affer redevdalAnent; (d) The officmi,.fl shtoment of an), bond ismie pursuant M this �art.ihzwctl.Jon afV.,r Decen-ilier 23, 1997; (e) An all'idavit that is Qs-ed by the developer or devc1opers Latesting that the provisions of SUMONAM (I ) Of SUbSCU110n I :Wsmhnn have tW0111 11"Iel 411)d SP06["Y[11L� thtit Cho redevelopment, area woWd nol lie reawnaby antidpated v,) be developed without ttte k"A"11w now, IS Mte I'VA'(111tuos" (011w, Cost bellem omayws requirw by section facts j Q hwaks a swdy or me tisad impact o'n the State or'Missouri; (g) "The A"':1torlent of eleution between the use a Fdw ismemenial inuxase of the VPnem I revenue potion of Hie sm sales lax.revenuns orthe so,"lle [ntaotve tax withheld by cralfloyers, on, behalf of'new eniployees who fill now Qs created in [fie, (h) The umn, shvet and inaling addrem, ant! pholle 11LIffiblOT Of Lire inayur or chief executive officer ofthe aluilicipalay; Ile sued aWsK of the dmveklmneW sitt, (J) 'rho tkrce-diJt Notfli AollffiCWI IncluNtry Oassificalion SysLern w nuail)ers chaiadeiriz4qg tho, developl-nera, ptaJect, (k) The estiniatud, Oeveloinneut prqjtx( Costs; 0) Thu antidpated sowvus of Wds U) pay such deveQnent pryed co%; (rn) 1..","'videnoc ofthe cornmincro to financeSUC.1, Projoet Cost"i; (n) 71'fic anticil:)Eded lype and leml of die sautves of funds lo suQh developnicilt CUSN; (o)]Iw alilicipated, tyl�:re terals of the (.)b1ig4lJ()115,(C) bC iSSUed: (p) The most recent equaHzanal assmsed saduadon of die property wilin die devehImeno pr(Ject aro,,ri; (q) An estimate as to the equRized nssessed valuation after the ptoject arcza iss devc4,)pud in Ivith as Plan; (r) The general hand LINO tO e1pply iJ1 fllu (IMCIOPOACtit (s) 'Fht: total nutnber of WdWaals ernployo�i in the dryclopnoit arm, bwken down by M Litiw, pirt-daie, cind tenipority 0)The Vqd nunber or 1`0114inic equiMent pc,-r)sitior,s in the developnlent area, YO Ile CUMMA gn"a mragm, Maw incwnc WX Wil"11hokho,gs, atu,] 1"Worat inconve tax Jtfiholdings R)r individuals tmipluyecl in the develorin'ient a:u-ea, (Y) ]`,x total riunlitier of individtwls tomployed A IN,,; st,'Ite hy the Corpol-Hle parcill of any business henuffiting lir ai pubhu Cx1lenchlures in the developi-nent arca, warar.l all subsidiaries thewo[ as of Demnter Minty-first oflfic prior fisul yca r,„broken down by fufl-[iifie, and tcni:tporz.wy posi(joi,,)st (w) Ile numbur A nuw job to he creaWd bynn,y CXPCH(litUrCS in the dcAupmunt urea, brokon, down by Adkfiam, posballs., Q)Ile amage hDudy wage U) he pAd to A cun,mu nnd new employces at the pl'o.joet ""ite, We down by RANaMV, [ell')PO J.""Ify'Jx1si tiotvs, (y) For project sites locatek] 4,1 a nwuvpWW stadmical area, as defined. by die re(Jeral Wica of Ddanagmrml and Fludgmto nNange howly wage paid to non ninuagurial oniployeQs in this star e Or the hubsWes invoked at Me ject, as eshblKhed by, die DOW States Bureau of' Libor StatiAti us; Q) Or pqoct sites located awskle of meaq,44an statistical areas, to avaagu aveld), "nige paW in nwrnanagerial enlikqees in the coumly Or WhOries involved at the prQeU, as emaWiShed by the L.Jaite,(J S"(4Ites Depn"rtortent or (aa) In lit of other a,,,)rrtrwuaity' an,d cconoubc hwuVils to result fhnn Ito lxpJA; (bb) A duet; of all dev&Tnierit subsidies th.al aray busit"tess benofitfin.,g from 1.')u,bhe expouhtwes A die develomy area hospl•evkosly 1'or ll��ie prqjc'�ct, orwl dionanle(if any (rdwy gmndng body hum, whidi such sibskles are sought,, (cc) It Ikt oraU rrrtdra, a pl'61ic Avomments nude ur to bu niade by I.WS SAW CM LMHS Uf Wd govennnent to infi-,istructun:or other nee dm gencnAed tn, (lie prqieci fbr %wvtlicfi the NnIng pursuna tc) this secricvn is t- innsought, (dd) In Met= us w whetfiv.,r dv deve'topirww" pra iect rwly reducc, culpfilyn-lel'it 'al any, other sitc% within or Whout the state, resulMnly hurn ouroniadar; iweMeq acqdaiho; coqwrm whructuriny relocadon, or tAhm-business acdviy� ilee) A stmerneut as to Kether of Iiot the ppiecl KAW-ves the wlocalkw of worl, fh)nl miother imidress A[ Wsw the nwAber of jobs U) be rokweaml acid tho address fi:wn vk,]iiUh th,cy t1re lo, he rel,ocated; ff) A fisf t-ofconipetineg husinesses & the cmuny contait'611g tho dovelo-I)tnertl ;Irea and in each contigtwus C��Iralty; (ggo) A ioarket study l'orthe developroeni arezi" (hh) A, certifictitV day the c1def ofneer of the app]icant as to the accuracy oftho, davVqmment plan; (2) 17he niethadOlOgieS Used irt tire tpplicaidoo Pyr dotorr-niiiingthe b,rsu yvar and downihing the Winme of die hicrerriumal inewaso in dit; guiawl ruvanue podion oftha we RAW tax revenues or rhe swe inumne tax wrthlield cry einIfloyenq on wv iho 1" , t] riew.jobs creMed in the rcdev�;lopvara rit are�'�i iippawed by Ow climcwt arthc d2pmunera of ecanwnic devel,mcul or Ids or %designee and the comninkniur uf Me Wee nf alubrdomdon or his or her deignee, Qon approval cif the aplyicatkin, the director Othe departnient orecanomic deveklynent or him or her designee and he corninissiorwr ol'Rw of'flco orad.niin.istration or his or her dusignee SO Asue a cerd6cate of qq)wat "rhe Aparinivial of' de'vc[oprnCllt 111HY rCC],UCS'( the following aplplicalroll a,ppioval, (3) Thc shall he 6ther a porlion of he esthmate of dw incrernonfi,,jl irrcre,'vs-o ir, 11"le general revenile Pon% of stae skles Wx revenues in the redeveloprnwa aro�i or to poa ion ol' be esthnow of&�stale ijwoirw, tax, widgheldl,)!y the wi;Aoyer ov bohz"ilTof revy CJTI�AOYOCS W110 1111 racvvjobs crcitcd in the redcKolynaA area am KIM(] in the niuniciliality's applicatiort, approved by Hut dkedor ofdw depwinent c,['econoinic develcipnient or his or her de�igrce ','vtd the conimissionor ofthe o w.1 tin i i i1s t rnf ion or A or her desigrwe. At rico tirtie Awl[ the anInIal MIFLOU111 Of the State rewtiucs approved A dikurserricnis himn the Missouri suppAnenwl rax incTanient firiancing fund exceed 1hkty-tw imillhin dcAlaiw; IwAled, howev er. th".1't t1tirty-two n id]oon dollar ca'�p sl..rall fi'ot apply to rcde,,,cic-j,I)n-wra plaja'Sdwaw7.k���tr, ly NO by IMIC ifl thC dJ)J)hCdb1U aPPVPHHt&nS bfll M"LCI- ALIgUSI 29, 2015, which inw1vc taither: (,-i) A He awn a Ndudng pint or (b) 'Ilie releril4in of a 1"'Oderal eniployer en-lplo�,i:ng own, two th('iusand geosj.-,ia'Lkd inleltigclicc :hila g. At no firne shall. the annmd amunt of1he new stale, reveaues f'or disb,.irsetaimrts fi,�onl the hAissoud supplemental tax Ai men! hmancing fUnd liar mlevoloptrictil p hurs and projccts vfigffile undor the pnovkimis of pmm ,mph (a) of this MhdiViSiOn ONceed 101.11- 111fltiffll d011arsiu (Ile At! nO 61171Cdeal l 002 no state revenues for d3bummems, jjCj 1,[6 Bmin the NASOU6 Supplannawl WX incrumen! 11m. � fijj�rjtj j'()[r padeers Oigihic undcr the provisions or pummo(b) of lhis subdiviskni excV�Cd INN"Qlvo luilhon, dWims W he aggregam To 11-ic extent a plort out proimt independently 11-�ckts the eljgibili�y Qi itria set hmth in both 1),,ixagraphs (,a) and (b) (if ibis subdivision, then at no such, Hint! Wl the annual innuunt of new state rovenucs for disbursements from,tho mis"ro-,Ori supplerriental ta,x increment finmnaing W1 IS such u�Iigihfe redevelopment. Blau or pro ect exceud t8velve Won dollars W Ow aggreggv; l4) Redevelol.mient 1�flans and projects ree6ving my Staj!,C reVenUeS S111111 IUAT ,11 dUraticol of Iql InAltoon years, unIcss Imiorapproval lbr a kmgcr term is given, by tl'ie director, 017the dopa:rtiner"I (:vf ecolimnic devehpment or his or her deignee anti the comritissioner (ifl,'tie office of adi-thidwatim or his or her debgnee; excqA 11m.1, in im case~hath the duratkn exceed twenly-. INVe ymm 11. In addithm Mahe awas authorized in subSCOJon it of dti� sec(iorl' the fundirqg ztutl]4�wizt"wd pursivaol to ,,'ubs=Wn 4 of dis secdon shall aW he avn[lablc in a 1'edcratly oppi-cwed levee dislriot7 ether o cwt n [avee QW& atter Du mmAber 23, 1997. and wl'66,j, is con't-,'in Wall n a COUWY of we first ClassificatOn xvithotri a e1hartaAmraf with a popuwcon 1)et',,veen fifty thouund and one hundred thousand inhuhhams wh1h cuntahm aD ur part of a cKy w4h a popWaHon in excess of kmr hun%d thotm,,'wd (:w ma oro 4111,'INtants. 12, ,l Irony is heru.�by esmbkhed wil.in the statc, treasury, a s�poci'rd 1`6tld to he kri,own -aS the "MERROUN-i SLIPJAU11011-31 71'aX SUMMOUt 100111ci,rig to be odin,ii-6,swmI by thedepartment of econondc deNopment. The QzUrwril, shalt smi"TUE[LY diSLributc ffim-n the Missoori qupplen'ietinal tax increment tinnndng Rud We mmunt of the new S1,11,01"OVC11LICS as al'proprialcd as prov'idod ir'l th.e J,.?rovisians of subsnAmi,; ordws seWon if and cmjy it the condhiong ol" iubsuchon 10 oftlis section are mem Thu f0d WH Wo consik cAry, hO Eli contributions, Wenm or bmpcsts received fimni roderal, privite cm-olker snurecMrmeys in Ilse Nfissouri .;L1j#eFr1e11h11 tax incremmd Wnciog, f1jr)(I 11 r11 be dkbursed 11er pajject rnirstranl to su"Ite appruprialkions. 13, Ndmcklmrim pnjud costs ina), include,, oJ 111c pru'rogtel:ive o4'th"' State, t1,w porticrol of Bad, and expemses oFthe depadinmit of econondc,deveoprnent and thC 1-CVC11LIC reasoradily allouabic to C&I mWelopmen( pry cjeo qijmL(,)v'ed for disbursenient S,- from, the Nik,,isouri SLIJ)PIMICOal tax i nenancrit 6numing lbrid Or the oagWng AniddraHve runrWis with such red eve0j)vic,n t projccl- Such amomin shaR be rmovcmd Smi nmv Star e revenues deposkd So Me lax incroment financing ["Und Qi-enled under th'is secfio""'I 14, For redeveWpawnt plans or, approvQd fll'M 17CS'Ll1f ill AlCt ne�vjobs Ihnn the rWomdon of a naborral headquanum from arrodwr Maw to Ric arren ol'thu, rcdcvck)1iiv(.n1, pr(reiect, the c,corLoni,ic nctivity taxes 'rrid, rww Stale tax revenues slial.] not be based ori a calculatiori ofthe inercia-tental incamse in taxes as compmvd to the base year or pTkw Sondar year Or sudi redekkT�inerO 1:)ro1ect, rather the incremental inemase shan be die an-murif ol'total 1'aixes gencrated fi'k.crr the net new jobs brought in by the national lata dcluartei'-s fi�orri arv)thcr sUm,. In nu emu shall W subsucGun, be cunsdued to a11= a rudeve1opinunt I'm-oJect tar reccive,an approprialicm 1n excess oCup tai Hy pement of the new Me revenues. (L 1982 11,13. 14 1 1 At 1587 § 8 Wise, I AA. 1986 8,11. 664 niorged with 11,13. 989 & 1390. A.L. 19%) [1,1 3, 1564, ALL, 1991 111;x, 502, A,1- 1997 M Ex. Sess. &B, 1, Al., 1998 S.B. 707 &484, AA 2()C)3 SM, 620 and H.B. 289 maNY with S.B, 235, A.L. 20()5 S.K 3 13, 1W, 2006 14A3. 1688. AM 2012. SA3. 769, A.L, 2013 HA3, 128 nimged w0h 111:3, 3,36 ni,erped with FU3. 1035 mergedNvO S.B, :13, &L, 2014 11. 11. 14,11. 11. 150A- 2015 f,,13. 514) �No n.esvT1Fpr#r,ikds authorized for flood plain areas in St, Charles Collwty' applicabilil'y (of restriction, 9184T 1, Nolwithstan(ting the pivvi&ions rfl'seekon(, 92,, QQ10 to the conlrary� w� ) no�v (�.ax 1tlel-0111MU lKnOng ppject shall bo auchurized in any awa Welds MY an awa Mgwded as Ruud plain by fliv 1"cdcril Einurgency Managurncn( Agency andwliich is localed in or partly "rithin n e�zwnty with as chai-ter 1"orrii r:)f gpvenvnent Mi gwater Ban two WIN My thousand inhabitants but tewer than Owee hundred Wwand inhaWtanK unIms the, WeveQuent awa aouaHy abas a rWer or a nujor vniump and is con6guous IxoperCes Mi rvidentK4 indusuid, or conamercial zoriing classifications. 2. Ilds subse6un shall not opply. N) tax incrernent fba"'nwing- projects or distriots apl'.)roved PHOr W MY 1, 2003, mid shal I al low Oicafbivroetitioned tax increnicill 11nancing pr(Jects ft) inodiy, aniend or cx,pund SLO pileds including rudevuh)pnien( I-)rojuct costs by not tnore than f0rt"Y 'J)CrCCf1r OfSLUGh original rn-oiceted cost inchudAng redevelop,,neni prf�jeo costs as sudi pnqjectis induding redevelopuncrit p9jem Costs 4� such pl"(Jeas todevclopot'ierut pr(Jects induding redeMolmnent pryevt costs edsWd as of,luov 30, 2,003, andshall the ,it'orQimciitioned tax increnicnffinnchg divint to rnodQ arnend or expa,nd such districts by not more than JIVC Pr VMq aS SLICh dkfi'iCk CXiS1Cd M OFJUne-30, 2003, Q I Q06 MY 1117 § 14, AJ. 2102 SAI 1107, Al. 1005 S13. 516, AA--2()07 SA3. 22) Eniergmey services Whic, reinibmseniont front speeNt fund ouffiori'ad, when. 99.1~7W TMilstandag MmUmn J of salon 92)IL ouny district pn)aiding eruct gear;. Senices puvSti'mit 190 or 321 shafl, lie enfitle'd lo th'C Special, a[loc"'flion 1*611d ill 111C 0111041111 Of at WMt HRY pMeilt ft(:)r 11,10r e than one 14,unclred, percent:ufthe dh(Ws tux inumneig. 11is suSun shOl M amAy to tax filiarwul� projucu.S I,)r. (.1istricts approved prJot- to August 28, 2000 (L, 21;.04 111 , 1529 &, '1655) Cos,ts of,project potd-smi,plus fund in spmiW Aluestion of fijud and 99W 1, Vdicn such rcdcv&1op-nen,t prm.Ject costs, inelmMog, but not Ihnited to, A iri'-Li:'n'icil)a1 obligations firi,tricing redcKopma pnpjeett"Ost's 61UL11'ro'd (Indor sections � "')"" (X), to 9911,65, have bemi paid, all s'tirplus trinds then rern1ming hi be mpecial Wheat% kindshod he paid by the municipal treasurer w A munty onUloclor who sh;dl immediately thereafter pay such lbnds 10 !he Ming thStriCtS' iii dic, area Owed Re a roudevelopi,nent project in thc sii,ne mamier and pmpoohn as the innst recent distrHmaimi by the toll ctor to the alfuc(cd districts vi'rc,"d propertyfaXeS from rud pnVerry in the area sekctcd tbr a rcdevelop.rnent project. 2, Upont1w, jxjyj'ot.rit ofall redevelopnant Qcct costs, and the dia'-tribwtiorl of Lilly pinuant to seedon PRI15 arml thmS S'00ti,00, (110 TnLlIiCil�,Ility AW I adnpt an onlriance AsAying the special, tillocadon fund, t'ijr theredevc1optiien't Vaa ar aiId tennhiming the desiqnWar, of the redevelopment aro,,'i ris a redevelopt'nent area, "Encrealler the naus of[be tuxhg dKids Wl be eximmled and taxes leded, collootet], ;':md distributed in the manner apphcable in the abscrice oNtic "adoption o('tax increment finalwing. 3. N()d 1 i ri,g IIID sections "'I to 9 shall bu conQued as refie'ving proper(y it %3,c r. o-lvjs ('arra pa,yin!.; k1 Lrnilorm rme of mxeq Ps raluked by ankle, T section 3 of the Missouri (Amsti tufiol). (L. 1982 H.S. PC I & 187 7 § 8 s ubs e c s. 2, 3, 4, A,L, 19 9 1 1-1.8, 5 02) fix mWs Wr disdids conkaining redewelupme"t jwtqjects, mabod for assessat"s du ties--method of extending taxes h) terndnate, when. 9%851 1 . If a numidpWity by ordinance providos f"or tax inorcrneril a1location fin arming, pursil'ant to scetions and 22g5S the curmly ammor fhall immediatdy thereatter detennhe RAN eqUized assessed value tA7,ill taxalnle rul pnquay Whin such redeydolmient pr(-,Jecl by a&lring together the mom recamly asew-ulined equaHzed assessed vatue ofeauhtaable lot block, tract, ur leant el of real 1"Opedy Whin SuLdl projocl, and Sti all certiSuch art; otint as the total Wal equalized assessed Me at'Ahe Umbdo real propertywill,iin such projecit. 2. ARer he cowly assessor has mWed the LoLai irtitiai cqewized asso,,,s(xi valun orme taxWe mml property hi suds redevalmjprm"'r.Ifl prqjO0' dwrl, in respect to every taxint"district containing a reclevelopirient prqjwt, the w'ulilMy clerk, or a'ur'a''c'abor official r."eC[dired by lalv to awedab the mmusil of Me equMcd asscmed Me of A toxabIf luoperty wiMin such dimihict toy the pUT70SC Cr I° MY W SUViGe IWACS tn hC COMAXI Upon turullfle I)ropurty 'witllhl such dMict, ShLdl fil, evcvy YQ�Ir tax inct-mnenl allocation financjiigls in effeci: ascortnin the 11110U,11( ol',.'vaitic urtmaw timpaty ia a ymovemmi er t t 1 1,1 project by im:'luding in Stroh arnotint the cWhed tool MW equalized assessed vaWc ofill lamnblc ree prqwhy in smh arm in Ibu of the equaHzed assessed Que o% hmaMe rml pnVerly in such ma, For die purpose of ineumulng To size oflpaymenm in heu ortaxes imdzr scations 22,10 to ill W, A tax levbs, XU dim he extaidcd A be currma oquajizcLj assessed voue or A priverty b, a redevelopment pn�jewt in the sm-ric rnanncr ow the tax ratc pet-wiLage i4 extended to A odwr taxalble Property in the taxing AWK The mothad of'exten(Hag taxes eMablibed under this secaon sholl twminate whan the JllfflliCi[latity adcrpts ;m ordinance&MAig die wpm cUil allOUltioll 1A.Md fil"J' 'the redeve"lopinent PrqjCCL (L. 1982 FLB. 1411 &: 1587 § 9, AJ- 1986 S.13, 6(4 n'ierged wifl's 1-1-1 , 989 1390, A'L 1991 ILB, 502) Severability. 99M Fany subsectim suNHAlt n. parngroph" senterux or clz"'me Of sccflons TURN to 99,860 is, R4- a"N' rutionq hdd lu be irrv,,,did or uncoriNlikiljortal, SLICII (JILCiSi011 s]lall ]'lot AM any reninininM parlmn, section, or part therearwhich cern be givei:i withoul Ow invalid prays ision, (L. I 9,S2 HLB, 14,11 A,, 158? § 10) .Veclion. 099.0863.1(Rej7ealed L. 20 15S.b� 58,q,4) 91861 BCWMI ing in 1999, ar I rl every five yen r.s theroa fter, rIjor rit Col I Irn i ttee of the gein Cra I assembl, coniprised ol"fivc rnorribers apNIMed by the speaker ofthe and W inonimm apl.w6'itm� by llrr lyra girl rel jx-o tulla (.4"Atic, scnatc, �h.all review sccisms 99.8tail to 99365, A rq3uA bused (vri suc[i, revicw, widi ,arjy recotru'rien,ded Icgi!,dative cluanges, shall bc ShmiRed to the speaker of the house otrepreseWnOves and the preAdent pro tern ofthe senate tx) later thcui Februnry first Following tbc yoar in whieh the rcv'imv is coa r� (hjctcd. Seerion, 099.08633(Rej,pealed L. 2015 S.1158§A) 90863. BughmIng in 199% and every five years lhere;rftor,. ajoira Con"Inlitteo ul't"be ger'elal as,semlily, coir)prised of Rye mowbel-s uq)p'ointod by (he sl,,,)ea,ker rel.dire houqc roan lrr'es e":rrtatives and five ji,,ienihers appinud by die pre.sident pro tcni of tile scnntc. sh"Al review Sectiorr, ; 99M0 to 99.865. A report based on S11"Al review, With. �",Iny reconunended. leglslafive changes, shall, be SL'I'b,.n:iiIted to the speaker of die house of represenlatives and the preAdent pro tern of die senato rK) 1-wer'11-inn Fcbrunry tim rolloming the year hi, which thc mview is o�')Jidudcd. Report by ntunielpaUde, conton0h , projgress or prqj ed, proced u re to tLeteniAne—repan s by deparoriQot ofecoox,ornic developavant requiraL when, conte ntits— rukinaking authority—deparMot to jurovide nanual, contents—penatty .for" fa lure to COMPQ. 99AW L Eadi year die gmernOg body seta's. e n1unkipahty. or designoe, Shall prcpar'Q qtI ropod ccjncen.iirrg� the SU'11.1'ts ofca.ch re'devc1opmeni p1mi and redeveloptnent prtject, arld shaH suNnh n copy of such report, to he Motor of"die department (�)Fecono,n,t,ic rojr?ort shall include tho fiol[wving,r 0) Thu mnowil and source of revenue A the spudal aflucation ISO, (2) The amount nnd Inurosc of cxpcndhuras Sm the spcchl a[Incabon Ind; (3) The amount of any [Acdge of Tvvouues, including principal an(] �ivcres'. on ally outqta,nding I-xinded indebtedne�s; N) The od ghnal amemod W ue of A red ovdapiial jmQ oct; (5) The ancoed vahuldmi adkid to the rcdcvdcqxncnt Vulect; (6) Paymm"s ni,,,tdo in trcrrr oft,.rxes rec6vcd and expended, u) "rhe ccou(Nife WvRy to xes, gencrated r,vith in the in the c a,cndar yvar pr" or In the approvid of'tke redzvcl(")P rll ell I ph"In '10 hichn'1Q, "I separaw Qntry f'or the State sales tax revenue base for tlieredevelo,pnienl �,itea or the state irworne tax wiflidield by ernploycrs on behalf of existing cQuyees in thu rodeveklyrj,o.pt aren prior tc) the redeveloprnent plan; (8) The econou'lic MAY !axes genenoed wvUhk Vie redevelopmerit, area aller th(', approve :J ofthe rcxle ,,elolmnenj plan, to AM&a sqmndu; cuk:y ror dod u'lot-Cose io state Stiles tax revclluc� 111C area,t or die inmvase in stnte Wnnc tax M1111.1c1d by Uill ph')yers oil behzdf' ofnew enipk),yaus wK Ml new jobs anded in 1he redevclol'-Irlient area: (9) Rupoas on coiarae;W rnade Wdunl to the impleinanwHan aml hr%mncc on"t redevQNs ent p I n n or forty ect; (10) A copy of any vedeveWpment Man, Wch AM include; tete requNed findings and cos.t- I'wnerit al"lal ysis PWIMMA to sobdivjsions (I) to (6) ofsection (10 Ile cut oCany pnTedy acquixed, disyned K reluibilitated., recons'nlrld("(, or rmnodded; (U)Ito number ofpmeds nequired by or through rnitiation of eminent donitthi goccell4s; and (13 Any acldidonr d iii,onnulioa (4e nnuldpalfty deans uece:Rsa'ry' 2. Dah consked W the repad nn rid pursuant to [130 13POWIMULI'J' C),['SUbSC('1j()fl 1, Of ,section ,md any ShmaiMian regardimig .! anio= d1hursed (A.) RIUViCipiddi n, 13UPS1111111, (C) 1ho provision"r("A"s'ectiotl :;hall be deerned it PuNk mcord" as CJofirkcd in section 6 1- I(',. An armyual, statement showing the parNems made in On of la xo� rmeived c'iliO (.xpencled in lluit year, die status of the redeSopment plan and pn:,)Jccts thercia, Lini.cwut of'outsLanding l-,goaded inde[ytedriess arld any WWI Mwmadan to deerns necessary WH be PLOTS110(l, iu ,a newspaper o,f general eii-CUlat.it;.rrt ill, the RU01i6170fly, 3. Five ye-irs a ter t he es,tat)I d s araadmtrt u r a A u v A pi u en 1, p I v,a at(I eve leve years therea,ft cr the goveliling; ['10dy Shadhold as pubHe hoWng regamUng those ralvelopmem Idus and pnijuds, avowd prows uant to sec6ons WAUQ kv 91865, The puqose Wic hcahn,g shidl 1,-,)c to (letminine if the red evOuTmeril prcJuel isil,10bg SUOSICIAlry prqj'cq,,; uudei- the proposed Iiine, scliedule Contained mvitlthl die approved 11ans Or collapichtm ofsuk,+ pr(,jj�cts- M�lficz, Of'S,Lich PUblic [learing shall, be giw,oll in as ilowqxnper of ge=l eircult"Ition ill die arca Served h'y tile Conirnission once eadi we Or Rim wrecks immodiwoly prior to thelwai-ing,. A Tho director of Be depainnend oruvmouiQ- ,,iovoiopDJamar shA1 samik a rqwd to the Male audilm'. t.ho speaker oft)aur house of repmSen[atives, zal(l the pl-V'sident t:1'ro tCnl (he S"uvutte no later than liebrtmry HNI of each or. The rol,'Iorl sll-I'alt contaill a SL,111111'131-� (Wall in[orruu,fiou recuivo.l by [lie direO.n porsuarlit k"i this section. 5. For the 1,-mpose i (if cd.,')ordiwainyj all Lux increnlent (�narlcfing pr(�'Jects 1twx s(alo revenues,,, the ddeclor of the deparavient ofeconamic dcvckqmvent may pnmnOguW rM and regulakus to ensure cmupHance Mth Us section. SUCII FLItCS and regulafions,rnay hichade nnultods Or euumurvdng all uriaw musupol-Ries which liavdr established to sechq�')Ii No Me cw paMan of a ndc pa"nuWated un&r - tl]CUL0,1101-ily Of Sections to 99A65 s1011 jwcoltle effectivc"lanjess it has been Promulgated pt,n ',uant to the provi,;jonsof nApter, 536. AH WmANg ambud(y MgM pilor U) Junu 21 1997, N ofno We and cllbm and rupeaNd; hia�wcvkn-, nothn'Lg inttis section WU be iMm-preted (o rel')cal orafi�'ect dic validity of any We hied or adnpled pr"or' 0 June 21 1.991 Wnwh role with the provisicins, oT WpWr 5% 'Me provisions of dris Mon W1 chatmr 536 are unnseymble awl if nny of tW' thu geneud asswrlly pumuma lu cluptur. 536, inch,ulng thu, abifity k.'.) review, to delay the eMse6ve do, or to Wylunve and amnd a Me or Nuihn nf a nd, we WaNymndy held tincansdlo%M, then the rnmpntied grant and so and comhwd in the arder tvl'mdejnaking skoll [�ae stud Vioid, (), The department dQVd0PUVM Affl t�)rovicle a'tnd assiMce, as rupwMed by any nitinicipalil.y, on the requhrernents c)fsecfion . h") 99,865, Such Wrtmimion and ledinbal assislarleest'la'11 'lie Pr(wided ire t'he I'Orl-11 of"Il mout'[Ifl' in an ear spwfolhw rnanner, k;Jld th.1-ough %Atl dej")art III e;l'a kal staM 7, Puly inunkipality which 1,"ails N) =Ny P% We repoding rqukemcMs pmvkkd in his a;Ldicm ""ha][ be prol,,iibitcd from nn y new tax incretnenl for a period ofno less than 1-live years FI-0111 SLUCII MMIICipalit y'S fililLWe N) 04,111PlY. 8. Based vipn'i ifl,ie provided in the repons requTud LOUNIT dw InoAskins of Thi section, tho sUUc andiMr shall make avaHahlc For l'tuhhc inspechim mi tho audihrl %yebit, a scamhable cledmic datuNtse orsuch nitinicipol tax inovnient Hnonce repoos, Adl jnWaAr comAned Win such dMaWne shall be nmintainW 661-'a, ptri()(j I�f no le$ %W1 Posting, Q 1982 IM 14H & 15S7 § 11, Al. 1990 1 M, 1561 Al. 1991 "Al SO!, Al. 1997 2d EX n Sel&e S.B1 n I , A,L, 2(j()9 11.B, 1911 (2000) lNuposect city charter araoidment Vow Opproval �r.'Ijl evcry tax rnct'CrUL11t 11.11AHCAng ineasure violated qccfion and Il us was uncmatikMond pruant In anicte T, sectM 19("'1), State ex r& I lazcflwocad )"c11c)%v Ribs on Conitilittee v. Klos,, 35 S.WJ(l 45? ATTACHMENT II LEGAL DESCRIPTION OF REDEVELOPMENT AREA i ATTACHMENT II LEGAL DESCRIPTION OF REDEVLOPMENT AREA PARCEL RPA ASSESSOR'S PARCEL# PARCEL OWNER NUMBER 1 1 211070009001000000 WEBB WILLIAM DAVID 1 2 211070009002000000 PITMAN LYMAN R 1 3 211070009003000000 LA HOMES LLC 1 4 211070009004000000 HINES BRADLEY W&KELISON V UX 1 5 211070009005000000 RAYCOM AMERICA 1 6 211070009007000000 KFVS LLC 1 7 211070009008000000 PUBLICK HOUSE LLC 1 8 211070009009000000 ZIMMER PROPERTIES LLC 1 9 211070009012000000 MISSISSIPPI RIVER RADIO LLC 1 10 211070009011000000 G&S HOLDINGS LLC 1 11 211070009020000000 ZIMMER PROPERTIES LLC 1 12 211070009019000000 ZIMMER PROPERTIES LLC 1 13 211070009021000000 ZIMMER PROPERTIES LLC 1 14 211070009013000000 G&S HOLDINGS LLC 1 15 211070009014000000 FAISAL SHAH M & MARIA ET UX 1 16 211070009015000000 R HETZEL PROPERTIES LLC 1 17 211070008001000000 GOEHMAN OTTO MATTHEW 1 18 211070008002000000 ATHENA PROPERTY GROUP LLC 1 19 211070008002010000 ATHENA PROPERTY GROUP LLC 1 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R a IE A U To: Cape Girardeau TIF Commission From: Molly Hood, Deputy City Manager Date: August 31, 2015 Re: TIF Redevelopment Projects The Redevelopment Plan for the Downtown Tax Increment Financing District, Cape Girardeau, Missouri (the Redevelopment Plan") describes several redevelopment projects, including the following: • Accessibility, • Sidewalk replacement and improvements, • Parking enhancements, • Water, sewer and stormwater improvements, • Environmental remediation, • Building and site improvements (public and private), • Property acquisition, • Streetscape enhancements and improvements, • Riverfront improvements, • Associated engineering, architectural, planning, legal and administration, and • Contingencies. A portion of the redevelopment project activities will be eligible for TIF financing. It is the intent of the Redevelopment Plan to limit the TIF financing to the extraordinary costs associated with the Private Redevelopment Projects and a primary source for Public Redevelopment Projects. The map of the Redevelopment Area shows the future land use in Exhibit E. Some property acquisition is intended to be associated with the Redevelopment Projects. The City of Cape Girardeau will serve as master developer for the Redevelopment Area. The City is committed, subject to available TIF Revenues, to finance Redevelopment Projects as they arise using either TIF Revenues as they are generated, or through the issuance of notes, bonds or other obligations secured by TIF Revenues. The City has reviewed the Cost-Benefit Analysis prepared in conjunction with the Redevelopment Plan. Additionally, the City will continue to explore alternative financing methods, including grants and other city funding sources, to finance portions of the identified public Redevelopment Projects. The City also intends to consider specific redevelopment projects in the future (all within the scope of the redevelopment projects described in the Redevelopment Plan). In doing so, the City will provide documentation detailing the financial feasibility of any such future specific redevelopment project it wishes to consider prior to approval thereof. The City will also comply with all applicable provisions of the Act when considering and adopting new redevelopment projects including, but not limited to, presenting projects to the TIF Commission for recommendation prior to consideration by the City Council. THE DOWNTOWN CAPE GIRARDEAU TAX INCREMENT FINANCING DISTRICT CAPE GIRARDEAU, MISSOURI COST / BENEFITANALYSIS Southeast yS'Sou REGIONALl DEVELOPMENT COMMISSION , ��rr� w. � 7� .�E:� I WEST ST,JOSEug114 T, * ��O, Bo 3 0 �°C0" RM'w� LLE, MO 3"7"7 ' (57 3)547,8357 s, FAx (57'3)54°x' 7'28 E-MAIL t?m6 Rpc ,sernorpc",o * m°'k,F3S CEw: 4E wase i`dC.+rpc, rg October 19, 21115 City of Cape Girardeau 401 Independence Cape Girardeau, Missouri 63701. Cape Girardeau TIF C'omniission 401 Independence Cape Girardeau, Missouri 63701 RE: Revised. Cost/Benefit analysis Downtown Cape Girardeau TIF District I..,adiews and. Gentlemen: It is a requirement of the Deal Prca erty'rax Increment Allocation Redevelopment Act. Sections 99.80 to 99,865, RSMo. that a cost/benefit analysis showing the economic impact of theTIF flan on each taxing district, which is at least partially within the boundaries of th.e Redevelopment AP rea„ be pertbrrned prior to adoption of tax increment financing. The analysis must show the impact can the economy if the prQject is riot built and the inipa.ct if the prgject is built pursuant to the Redevelopment Flan under consideration. The cost/benefit analysis must include a fiscal impact study on every affected political subdivision and also contain sufficient information to enable the TIF Commission to evaluate whether-the prrrject as proposed is financially feasible. The following Mages present,the cost/benefit analysis that has been completed by the Southeast Missouri Regional Planning and Economic Develc-pmerrt Commission. The aiialysis that is presented is intended stalely to comply with the requireinents of Section 9q.81fl.1 (5) of the Missouri Revised Statutes and should not be used for any ether purposes. Sincerely, -60 24 C'hauncy Euchheit Executive Director CB/ COST / BENEFIT ANALYSIS OF THE DOWNTOWN CAPE GIRARDEAU TAX INCREMENM" I1INANCING DISTRICT CAPE CSI RARDEAU, MISSOURI Section I Surnmary of TIF The Real PropertyTax Increment Allocation Redevelopment Act, Sections 99.800 to 99.865, RSMo. (the "TIF Act") requires "a cost-benefit analysis showing the economic impact of the plan on each taxing district which is at least partially within the boundaries of the redevelopment area." This analysis relates to the proposed redevelopment area i'dentif led i 1 n the Redevelopment Plan for the Downtown Cape Girardeau Tax Increment Financing District, Cape Girardeau, Missouri, 2015 (the "Plan"). Pursuant to Section 99.810.1(5) of the TIF Act, this analysis shows the impact on the economy if the redevelopment project proposed by the Plan (the "Redevelopment Project") is not built and is built pursuant to the Plan, a fiscal impact study on every affected political subdivision, and sufficient information 11-om the developers for the Cape Girardeau Tax hacrenlent Financing Commission (the"TIF Commission") to evaluate whether the Redevelopment Project is financially feasible. The TIF Act enables the City to finance the Redevelopment Project through the "capture" of certain incremental increases in real property and economic activity taxes generated by development in the redevelopment area described in the Plan (the"Redevelopment Area"). The captured revenues include incremental increases in real property taxes resulting from increases in the assessed valuation of the Redevelopment Area, referred to in the TIF Act as Payments in Lieu of Taxes ("PILOTs"), and fifty percent (50%) of(he incremental increases of taxes generated by econonlic, activities, such as sales and utility taxes, referred to in the TIF Act as Economic Activity Taxes ("EATs" and collectively with PlLurs, "TIF Revenues"). Certain tax revenues are not affected by the implernentation of tax increment financing, including state income tax, the comiliercial surcharge, personal property taxes and the state sales tax. Section 2 Impact on theEconomy if the Project Is not Built The Redevelopment Area currently has limited development, a high vacancy rate and numerous deteriorated buildings. Unless the proposed improvements included in the Redevelopment Project are put in place and the conditions described in the Plan are cured, very little, if any further development is anticipated within the Redevelopment Area. -f'fie Current assessed value of the whole Redevelopment Area is $10,286,05O. Base sales in the Redevelopment Area are estimated.to be $35,000,000. Utility tax revenues have remained low due to the lack of development. Other than inflationary increases to the assessed valUes of current properties, no future growth in tax revenues is anticipated within the entire Redcvelopi-nent Area until such time that funding is put in place to finance the redevelopment projects in the area. Exhibit 2 illustrates the estimated tax revenues for each applicable taxingjUrisdiction if the Redevelopment Project is not built. Section 3 Impact on the Economy if the Project is Built The following exhibits present the tax impact on the affected taxing jurisdictions of each taxing district within the boundaries of the Redevelopment Area if the proJect is built. Exhibit I summarizes the real property and sales tax revenues over a.23-year period for each of the impacted taxing jurisdictions. Exhibit I shows the PILOTS captured by tax increment -financing equal to $33,842,282 over the 23-year period. A total of $18,129,074 in real property tax revenues is projected to be paid over the 23-year life of the TIF District to the various taxing districts. The numbers presented in Exhibit I were derived from anticipated development of$101,000,000 of real property improvements over the life of the TIF. A 2% inflation multiplier was added to each reassessment year's real property value. No personal property taxes have been computed, since personal property taxes are not subject to capture by the TIF. Exhibit 1. also shows the revenue generated from new economic activity taxes within the Redevelopment Area and SUbsequent capture by the TIF of 50% of the new sales tax revenue and 50% of tile revenue from new utility taxes. Exhibit 3 shows the estimated annual tax revenue froni real property if the Redevelopment Project could be constructed without TIF, Exhibit 4 shows the amount of such real property tax revenues that would be captured by TIF (i.e., the PILOTs). Exhibit 5 shows the calculation of inerearsed ecOnOrnic activity taxes generated with increased retail sales and utility taxes within the Redevelopment Area, Exhibit 6 presents the data used to make the assumptions presented in the exhibits. Exhibit 7 presents the projected revenue going into the Special Allocation Fund, Out Of Which payments will be made to support eligible redevelopment project costs that will make the project development feasible. Exhibit 7 shows a total of'$48,832,801 going into the Special Allocation Fund, which will be adequate to support the proposed projects. Sunimary of Key Assumptions The analysis presented in this report is based on inforu ation. provided by the Cape Girardeau County Assessor's office and the City of Cape Girardeau. Tile analysis provides projections and estimates using the following assumptions: General a 100% of new incremental real estate taxes, excluding the commercial surtax, will be captured by the TIF and paid in the form of payments in lieu of tax (PILOTS) put into a special allocation fund. 0 The assessment ratio and tax rates from 2014 were used, and they were held constant through the 23 years of the TIF. 0 0% of the commercial surtax will be captured by the TIF, 0 50% of new econortiic activity taxes associated with increased sales and new utility taxes will be captured by the TIF and paid into a Special Allocation Fund. Tax Calculation • Real property taxes are calculated using the fiollowing formula: Assessed value times tax rate divided by $100 • The applicable tax rate for properties within the Redevelopment Area is $6.2743 per $100 assessed value, Which includes a $0.369 commercial surtax and a$0,03 State of MISSOUri tax per $100 for real property. The sales tax rate in Exhibit 5 is a total of 2,75% for the City of Cape Girardeau; 1 .00% for Cape Girardeau County; 0.50% for the CormnLinity Irriprovenlent District ("CID") and 4,225% for the State Of Missouri,, Calculation of Assessed Value • Assessed value for investment in commercial real property is calculated using the following formula: Cost times Assessment Ratio • An assessment ratio of 0.32 was applied to investment in commercial real property to arrive at the assessed Value, • Assessed value for investment in residential property is calculated using the following forinUla: Cost times Assessment Ratio • An assessment ratio of 0.1'9 was applied to investment in residential real property to aiTive at the assessed value. • An inflation factor of 2% was added to real property for each reassessment period during the 23 years being presented (i.e., every odd numbered year). • Exhibit to presents the data used in completing the cost/benefit analysis. • The calculation for economic activity taxes and impact upon the taxing jurisdictions that collect sales taxes was made with the assumption that no increase in sales and that 110 increase in utility taxes will occur within the TIF District without the proposed improvements. The calculation of the economic activity taxes with TIF was completed to show the impact of 50% capture of increased sales and Utility tax on the City of Cape Girardeau, 50% capture of increased sales tax on the CID and 50% capture of increased sales tax on Cape Girardeau County, as well as the impact to the state from the sales tax generated within the Redevelopment Area. A 1% annual inflation factor was included. RPA 1 EXHIBIT 1 Summary of Commercial Real Property Tax Impact Analysis Investment In Real and Personal Property (23 Year Period) Tax Tax: Distribution Tax Rate per Revenue PIL'OTs CapturedTax Revenue to $100 Before by TIF Taxing Districts Abatement Cape Girardeau School 63 4.1567 9,152,986 7,245,005 1,907,981 Cape Road and Bridge 0.0000 0 0 0 Cape Girardeau County 0,060'9 134,101 106,147 2'7,954 City Library 03132 689,661 545,898 143,763 Sheltered Workshop 0.0772 169,993 134,557 35,436 Mental Health 0.0772 169,993 1'34,557 35,436 County Health 0.0960 211,390 167,325 44,065 Senior Citizens 0.0478 105,255 83,314 21,941 Special Business District 0.6869' 670,344 380,421 289,923 City of Cape Girardeau 0.3594 791,393 626,424 164,969 State of Missouri i 0.0300 791,393 0 791,393 Subtotal 5.9053 12,886,509 9,423,649 3,462,860 Surcharge 0.3690 766,992 0 766,992 Total 6.2743 13,653,501 9,423,649 4,229,852 Summary of Economic Activity Taxes Impact Analysis (23 Years) Tax ,Economic Activity Tax Tax Distribution Sales Tax Rate Revenue EATS Captured by Revenue After TIF Before TIF TIF Capture Capture Cape Girardeau County 1.0000% 1,88.5,780 942,890 942,890 CID 0.5000% 942,890 471,445 471,445 City of Cape Girardeau 2.7500%m 5,185,896 2,59'2,948 2,592„948 State 4.2250% 7,967,421 0 7,967„421 Utility Taxes 20 10 10 Total 8.4750% 15,982,007 4,00'7,293 11,974,714 RPA 2 EXHIBIT 1 Summary of Commercial Real Property Tax Impact Analysis Investment In Real and Personal Property(23 Year Period') Tax Tax Distriibution Tax Rate per Revenue Plt_GTs Captured Tax Revenue to : 1100 Before by TIF Taxing Districts Abatement Cape Girardeau School 63 4.1567 14,6511,362 9,819,014 4,832,347 Cape Road and Bridge 0.0000 0 0 0 Cape Girardeau County 0.0609 214,658 143,859 70,799 City Library 0,3132 1,103,954 739,845 364,109 Sheltered Workshop 0.0772 272,1111 182,363 89,748 Mental Health 0.0772 272,111 182„363 89,748 County Health 0.0960 338,377 226„773 111,604 Senior Citizens 0.0478 168,483 112,914 55,570 Special Business District 0.6869 1,058,387 824,792 233,595 City of Cape Girardeau 0.3594 1,266,798 848,980 417,818 State of Mllssoud 0,0300 1,266,798 0 1,266,798 Subtotal' 5.9053 20,613,040 13„080,903 7,532,137 Surcharge 0.3690 886,342 0 886,342 Total 6.2743 21,499,382 13,080,903 8,418,479 Summary of Economic Activity Taxes Impact Analysis (23 Years) Tax Revenue EATS Captured by Economic Activity Tax Tax Distribution) Sales Tax Rate Revenue After TIF Before TIF TIF Capture Capture Cape Girardeau County 1.0000% 4,419,200 2„209,600 2,209,600 CID 0.5000% 2,209,600 1,104,800 1,104,800 City of Cape Girardeau 2.7500% 12,152,800 6,0176,400 6„076,400 State, 4.2250% 18,671,119 0 18,671,119 Utility,Taxes 537 269 269 Total! 8.4750% 37,453,256 9,391„068 28,062,188 RPA 3 EXHIBIT II Summary of Commercial Real Property Tax Impact Analysis Investment In Real and Personal Property (23 Year Period) Tax. Tax. Distribution Tax Rate per Revenue PILOTS Captured Tax. Revenue to ; 100 Before by TIF Taxing Districts Abatement Cape Girardeau School 63 4.1567 7,093,964 5,562,501 11,531,463 Cape Road and Bridge 0.0000 0 0 0 Cape Girardeau County 0.0609 103,934 81,496 22,438' City Library 0.31!32 534,518 419,125 115,393 Sheltered Workshop 0.0772 131,752 103,309 28,443 Mental Health 0.0772 131,752 103,309 28,443 County Health 0.0960 163,837 128,467 35,370 Senior Citizens 0.0478 81,577 63,966 17,611 Special Business District 0.6869 0 01 0 City of Cape Girardeau 0.3594 613,364 480,949 132,415 State of Missouri 0.0300 613,364 0 613,364 Subtotal 5.9053 9,468,061 6,943,123 2,524,939 Surcharge 0.3690 395,136 0 395,136 Total 6.2743 9,863,197 6,943,123 2,920,075 Summary of Economic Activity Taxes Impact Analysis (23 Years) Tax Economic Activity Tax Tax Distribution Sales Tax Rate Revenue EATS Captured by Revenue After TIF Before TIF TIF Capture Capture Cape Girardeau County 1.0000% 372,351 186,175 186',175 CID 0.5000% 186,175 93,088 93,088 City of Cape Girardeau 2.7500% 1,023,965 511,982 5111,982 State 4.2250% 1,573,182 0 1,573,182 Utility Taxes 10 5 5 Total 8..4750% 3,155,683 791,250 2,364,433 RPA 4 EXHIBIT 1 Summary of Commercial Real Property Tax Impact Analysis Investment In Real and Personal Property(23 Year Period) Tax Tax Distribution Tax Rate per Revenue PILOTS Captured Tax Revenue to $100 Before by TIF Taxing Districts Abatement Cape Girardeau School 63 4.1567 5,082,845 3,520,.751 1,562,095 Cape Road and Bridge 0.0000 0 0 0 Cape Girardeau County 0.0509 74,469 51,58:3 22,886 City Library 0.3132 382,983 265,282 117„701 Sheltered Workshop 0.0772 94,401 65,389 29,012 Dental Health 0.0772 94,401 65,389 29,012 County Health 0.0960 117,390 81,313 36,077 Senior Citizens 0.0478 58,450 40,487 17,963 Special Business District 0,6869 0 0 0 City of Cape Girardeau 0.3594 439,477 304,414 135,063 State of Missouri 0.0300 439,477 0 439,477 Subtotal 5.9053 6,783,893 4,394,607 2,389,286 Surcharge 0.3690 171,382 0 171,382 Total 6.2743 6,955,275 4,394,607 2,560,668 Summary of Economic Activity Taxes Impact Analysis (23 Years) Tax Economic Activity Tax Tax Distribution Sales Tax Rate Revenue EATS Captured by Revenue After TIF Before TIF TIF Capture Capture Cape Girardeau County 1.0000% 376,896 188,448 188,448 CID 0.5000% 188,448 94,224 94,224 City of Cape Girardeau 2.7500% 1,036,465 518,232 518,232 ,State 4.2250% 1,592,387 0 1,592,387 Utility Taxes 6 3 3 Total 8.4750% 3,194,202 800,908 2,393,294 RPA 5 EXHIBIT 1 Summary of Commercial Real Property Tax Impact Analysis Investment In Real and Personal Property(23 Year Period) Tax Tax Distribution Tax Rate per Revenue PILOTS Captured Tax Revenue to $100 Before by TIF Taxing Districts Abatement Cape Girardeau School 63 4.1567 0 0 0 Cape Road and Bridqe 0,0000 0 0 0 Cape Girardeau County 0.0609 0 0 0 City Library 0.31132 0 0 0 Sheltered Workshop 0.0772 0 0 0 Mental Health 0.0772 0 0 0 County Health 0.0960 0 0 0 Senior Citizens 0.0478 0 0 0 Special Business District 0.6869 0 0 0 City of Cape Girardeau 03594 0 0 State of Missouri 0.0300 0 0 0 Subtotal 5.9053 0 0 0 Surcharge 0,3690 0 0 0 Total 6.2743 0 0 0 Summary of Economic Activity Taxes Impact Analysis (23 Years) Tax, Economic Activity Tax Tax Distribution Sales Tax Rate Revenue EATS Captured by Revenue After TIF Before TIF TIF C Capture apture Cape Girardeau County 1.0000% 0 0 0 CID 0.5000% 0 0 0 City of Cape Girardeau 2.7500% 0 0 0 State 4.2250% 0 0 0 Utility Taxes 0 0 0 Total 8A750% m ���; ui�w m CN CWw cal f$5 to - I 1�1) �0 v 9;;Z- w M V, I r- a a I I a Mw w O O M O Mnn 0 Co N� ca ca N co lc�Ili M rim C�C:�C a C9 - - - N N N �2 Z!Cr 7 u2 CD 0,0 N N I I CC r 0 N cq N q Wi cccc� a-a, 1? 10 w 1ti I I I I I I I CD a a, 0 0 o o W 2 mm o 2 -0 o I I Cl �jl rj a a g g N N m Ci} PR ara "I cl� Ct C�N cl� Iq Ili fl-�r-t a et co m CD 0 Zo a�2��w C6 lll�ll -.ll�C�q m. 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PJ C7 CI................ 0 88� FD 20; 6� � 0 �S., 0 L)0 2�0 Cd 71-3 T�7,T-.'F,';: 12 CEPA 1, EXHIBIT 7 Special Allocation Fund Revenue Real Sales Total Tax $5.9053 $0.0375 Rate Economic annual PILOTS Activity ,annual , mount Increase Year Taxes Total 1 205,065 11,441 216,506 216,505 2 333,246 21 ,649 354,895 138,390 3 357,972 142,990 500,962 146,067 4 374,236 153,983 528,219 27,257 5 383,792 157,913' 541,705 13,486 6 384,077 160,090 544,167 2,462 7 393,839 172,316 566,146 21,978 8 394,127 184,664 578,791 12,645 404,080 186,5111 590,591 11,800 10 404,389 188,376 592„765 2,174 11 414,548 190,260', 604,808 12,042 121 414,869 192,162 607,032 2,224 13 42.5,238 194,084 619,322 112,290 14 425,572 196,025 621 ,597 2,275 15 436,155 197,985 634,140 12,543 16 436,503 199,965 636,467 2,328 17 447,304 201,965 649,268 12,801 18 447,666 203,984 651,650 2,382 19 458,690 206,024 664,714 13,064 20 459,067 208,084 667,151 2,437 21 470,319 2110,165 680,484 13,333 22 470,711 212,267 682,978 2,494 23 482,196 214,389 696,585 13,608 Total 1 9,423,649 4,OOT,293 113,430,942 RPA 2 EXHIBIT Special Allocation Fund Revenue Real Sales Total Tax $5,9053 X0.0375 Rate Economic Annual PILOTS Activity Annual Amount Increase Year Takes Taal 1 0 4,648 4,648 4,648 2 56,056 27,457 83,513 78,356 3 288,397 51 ,959 3'40,355 256,342 4 342,062 343,170 686,140 345,785 5 532,095 360,562 901,656 215,516 6 584,275 387,027 971,303 69,646 7 584,977 399,160 984,137 12„834 8, 601,92.2 428,651 1 ,030,573 46,436 9! 602,653 458,438 1,061,090 30,517 10' 619,951 463,022 1,082,973 21 ,882' 11 620,711 467,652 1 ,088,363 5,,390 12 638,370 472,329 1,110,699 22,336 13 639,161 477,052 1,116,213 5,514 14 657,189 481 ,823 1 ,139,012 22„799 15 658,012 486,641 1 ,144,653 5,641 16 676,417 491 ,507 1 ,167,9241 23,272 17 677,273 496,422 1 ,173,695 5,771 18 696„0'63 501 ,387 1 ,197,450 23,755 19 696,954 506,401 1 ,203,354 5,904 20 716,138 511 ,465 1 ,227,602 24,248 21 717,064 5'16,579 1 ,233,644 6,041 22 736,651 521,745 1 ,258,396 24,752 23 737,615 526,962 1 ,264,577 6,181 Total 13,080,903 9„391,0168 22,471,971 FSA 3 EXHIBIT r Special Allocation Fund 'Revenue Real Sales Total Tax $5,9053 $0.0375 Nate Economic Annual PILOTs Activity Annual Amount Increase Year Taxes Total 1 0 2,288 2,288 2,288 2 133,966 4,330 138,296 136,008 3 160,427 28,598 189,9281 80,729 4 271,141 80,797 301,938 112,918 51 297,602 31,200 328,803 26,864' 3'05,217 31,517 336,734 7,931 ' 7 305,217 3'3,967 339,174 2,440 8 312,983 36,422 349,408 10,231 9 312,983 36,786 349,769 364 101 32.0,906' 37,154 358,059 8,290 11 320,905 37,525 358,430 372 12 328,985 37,901 366,886 8,456 13 328,985 38,280 367,265 379 14 337,227 38,663 375,890 8,625 15 337,227 39,049 376,276 387 16 345,634 39,440 385,074 8,797 171 345,,6341 89,834 385',468 894 18 354,209 40,232 394,441 8,973 19 354,209 40,635 894,844 402 201 362,955 41,041 403,996 9,153 21 362,955 41,451 404,407 410 22 371,877 41,866 413,743 9,336 23 371,877 42,285 414,161 419 Total 6,943,123 791,2501 7,734,373 RPA 4 EXHIBIT 7 Special Allocation Fund Revenue Real Sales Total Tax $5.9053 $0.0375 Rate Economic Annual PILOTS Activity Annual Amount Increase Year Taxes Total 2,664 2,664 2,664 2 116,262: 4,709 122,971 120,3'07 3 147,403 28,981 176,384 63,414 4 181,188 31.,184 212,872 35,987' 5 181,188 31,591 212,779 467 6186,507 31,912 218,419 5,646 7 _ 186,507 34,356 220,863 2,444 8 191,933 36,824 228,757 7,894 9 191,938 87,198 229,126 8'68 10, 197,467 3'7,565 235,932 5,996 11 197,467 37,949 235,497 376 12 293,112 38,320 241 ,432 6,024 13 203,112 38,703 241 ,815 383 14 208,870 39,090 247,960 6,145 15 208,870 39,481 248,350 391 16 214,743 39,876 254,618 6,268 17 214,743 40,274 255,017 399 18 220,733 40,677 261 ,410 6,398 19 220,733 41 ,084 261 ,817 407 20 226,843 41,495 268,338 6,521 21 226,843 41 ,910 268,753 415 221 283,075 42,329 275,404 6,651 23 233,075 42,752 275,827 428 Total 4,394,607 800,908 5,195,5115 FPA 5 EXHIBIT 7 Special Allocation Fund Revenue Neal SalesXX Total Tax $5.9053 $0.0375 Rate Economic Annual PILOTs Activity Annual Amount Increase Year Taxes Total 0 0 0 2 0 0 0 0 3 0 0 0 0 4 0 0 0 0 5 0 0 0 0 0 0 0 0 0 7 0 0 0 0 3 0 0 0 0 9 0 0 0 0 10 0 0 0 0 11 0 0 0 0 12 0 0 0 0 131 0 0 0 0 141 0 0 0 0 151 0 0 0 0 161 0 0 01 0 17 0 0 0 0 13 01 0 01 0 19 0 0 0 0 20 0 0 0 0 21 0 0 0 0 22 0 0 0 0 23 0 0 0 01 Total 0 0 0