Housing, Urban Development & Zoning Committee — St. Louis, MO
Date: 2026-02-03
Time: 11:00

Agenda
 Housing, Urban Development & Zoning Committee
 Regular Meeting
 St. Louis Board of Aldermen
 Tuesday, February 3, 2026 - 11:00 AM
 Kennedy Room
President Megan Green
Alderwoman Shameem Clark-Hubbard, Chair
Alderwoman Alisha Sonnier, Vice Chair
Committee Members:
Alderman Shane Cohn
Alderwoman Anne Schweitzer
Alderwoman Laura Keys
Alderman Michael Browning
Alderman Rasheen Aldridge


Order of Business
I. Call to Order
II. Roll Call
III. Approval of Minutes
 Minutes of the Tuesday, January 23, 2026, committee meeting
IV. Board Bills for Review
 (The committee will discuss the following and take public comment on the following)
 Item Number 1
 Board Bill Number 119
 Introduced by Alderwoman Sharon Tyus
 An ordinance approving a Redevelopment Plan dated September 23, 2025 (“Plan”) for the
 8111 North Broadway Area ("Area") in the City of St. Louis (“City’) after finding that the
 Area is blighted as defined in Section 99.320 of the Revised Statutes of Missouri, 2016, as
 amended, (the "Statute" being Sections 99.300 to 99.715 inclusive), finding that there shall
 be available 10-year tax abatement (10 years based on 95% of the assessed value of the
 incremental improvements); and pledging cooperation of the Board of Aldermen
 Item Number 2
 Board Bill Number 121
 Introduced by Alderwoman Shameem Clark-Hubbard
 An ordinance repealing Ordinance No. 65937, Ordinance No. 65746, Ordinance No.
 65605, Ordinance No. 65424, Ordinance No. 65227, and that portion of Ordinance 68097,


 Page 1 of 207
 Section 6 that created the RPA 2—Phase 1 PILOTs and EATs Accounts in Phase 1
 respectively dissolving the special allocation funds for Southtown, the Louderman
 Building, 1505 Missouri, Tech Electronics, 4200 Laclede, and City Hospital RPA 2—
 Phase 1 redevelopment areas and respectively terminating the designation of certain
 portions of The City of St. Louis, Missouri, as redevelopment areas, authorizing certain
 actions relating thereto and containing an Appropriation Clause, a Severability Clause and
 an Emergency Clause.
 Item Number 3
 Board Bill Number 122
 Introduced by Alderwoman Shameem Clark-Hubbard
 An ordinance determining that the Tax Increment Financing Plans listed in Exhibit "A"
 are making satisfactory progress, except as noted, under the proposed time schedule for
 completion of projects therein.
 Item Number 4
 Board Bill Number 123
 Introduced by Alderman Michael Browning
 This Board Bill seeks to approve a Chapter 99 Redevelopment Plan and Blighting Study
 for the 4359 Lindell Blvd. Redevelopment Area. The proposed Bill does not allow for use
 of eminent domain within the area. This Board Bill will allow for up to a 10-year tax
 abatement at 90 percent for market rate projects and up to 15-year abatement for LIHTC
 projects
 Item Number 5
 Board Bill Number 129
 Introduced by Alderman Matt Devoti
 An Ordinance recommended by the Planning Commission establishing and creating a
 Planned Unit Development District for City Block 4022 to be known as the "La Collina
 Square Planned Unit Development District" and containing a Severability Clause and an
 Emergency Clause.
V. Resolutions for Review
VI. Committee Discussions
VII. Acknowledgment of Any Written Testimony
VIII. Announcements
IX. Excused Members
X. Adjournment




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 Minutes
 Housing, Urban Development & Zoning Committee
 Regular Meeting
 Tuesday, January 27, 2026
 12:00 PM
 Webinar
 Minutes are preliminary and may change until finally approved

I. Call to Order
 The Chair called the meeting to order at 12:02 pm

II. Roll Call
 The Chair directed the Associate Clerk to call the roll, and the following members
 answered to their names: Ms. Schweitzer, Ms. Keys, Ms. Sonnier, Mr. Browning, Mr.
 Aldridge, and Ms. Clark-Hubbard. 6 members were present. A quorum was
 established.

III. Approval of Minutes

 The Chair stated they would entertain a motion to approve the minutes of the Tuesday,
 January 20, 2026 committee meeting.

 MS. Sonnier moved to approve the minutes of Tuesday, January 20, 2026 committee
 meeting.

 Seconded by Ms. Keys.

 The Chair directed the Associate Clerk to call the roll on the motion to approve the
 minutes of the Tuesday, January 20, 2026 committee meeting.


 The following voted Aye:
 Ms. Schweitzer, Ms. Keys, Ms. Sonnier, Mr. Browning, Mr. Aldridge, and Ms. Clark-
 Hubbard. 6 Aye votes were cast.

 The following voted No:
 None


 The following abstained:


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 None

 The following was present but did not vote:
 None

 A total of 6 votes were cast. The motion carried.

 IV. Board Bills for Review
 None


 V. Resolutions for Review
 None

 VI. Committee Discussions
 (The committee will discuss and take public comment on the following items.)

 The Chair recognized Ms. Sonnier regarding the committee discussion.
 Ms. Sonnier stated invited the CDC’s located within the city of St. Louis to provide
 information about their services.


 Speakers Organization
 Linda Nguyen Community Builders Network
 Constance Siu North Newstead Association
 Becky Reinhart Desales Community Development
 Abdul Abdullah Park Central
 Michael Burns North Side Community Housing

 After no further comments from the presenters, the Chair opened the discussion up to the
 Committee.

 The committee asked questions and thanked the CDC for the services they provide to the city.

 After no further questions from the committee, the Chair thanked the speakers for taking time
 out of their day to provide this invaluable information.


VII. Acknowledgment of Any Written Testimony
 None

VII. Announcements
 None




 Page 4 of 207
IX. Excused Members
 The Chair entertained a motion to excuse Mr. Cohn for necessary absence.

 Ms. Sonnier moved to excuse Mr. Cohn for necessary absence

 Seconded by Ms. Browning

 The motion was carried by voice vote.


X. Adjournment
 Having no other business, the Chair stated she would entertain a motion to adjourn.

 Ms. Sonnier made a motion to adjourn.

 Seconded by Ms. Keys


 The motion was passed by voice vote.

 The Meeting adjourned at 1:32 pm



Minutes completed by: Associate Clerk Rozlyn Smith
Minutes Approved:




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Summary
Board Bill Number 119
Introduced by Alderwoman Sharon Tyus
December 17, 2025

This Board Bill seeks to approve a Chapter 99 Redevelopment Plan and Blighting Study for the
8111 North Broadway. Redevelopment Area. The project consists of the renovation of a mixed use
building in the Baden neighborhood. The prospective redeveloper acquired the property for $20,000 and
plans on renovating the building into event space, offices, and an apartment at the cost of $75,000. The
redeveloper plans to utilize private funds for this project. Based on the Recommended Abatement Map
approved October 26, 2018 by Board of Aldermen Resolution 104, the staff recommends a 10-year tax
abatement based on 95% of the assessed value of the incremental improvements.




Page 1 of 9
Board Bill Number 119
Tyus
December 17, 2025

 Page 6 of 207
 BOARD BILL NUMBER 119 INTRODUCED BY ALDERWOMAN SHARON TYUS

 1 An ordinance approving a Redevelopment Plan dated September 23, 2025 (“Plan”) for the 8111

 2 North Broadway Area ("Area") in the City of St. Louis (“City’) after finding that the Area is

 3 blighted as defined in Section 99.320 of the Revised Statutes of Missouri, 2016, as amended, (the

 4 "Statute" being Sections 99.300 to 99.715 inclusive), finding that there shall be available 10-year

 5 tax abatement (10 years based on 95% of the assessed value of the incremental improvements); and

 6 pledging cooperation of the Board of Aldermen.

 7 WHEREAS, the predominance of insanitary or unsafe conditions, deterioration of site

 8 improvements, or the existence of conditions which endanger life or property by fire and other

 9 causes, or any combination of such factor in the Area, retards the provision of housing

10 accommodations or constitutes an economic or social liability or a menace to the public health,

11 safety, or welfare in its present condition and use, said Area being more fully described in

12 Attachment "A"; and

13 WHEREAS, such conditions are beyond remedy and control solely by regulatory process

14 in the exercise of the police power and cannot be dealt with effectively by ordinary private

15 enterprise without the aids provided in the Statute; and

16 WHEREAS, there is a need for the Land Clearance for Redevelopment Authority of the

17 City of St. Louis (“LCRA”), a public body corporate and politic created under Missouri law, to

18 undertake the development of the above described Area as a land clearance project (“Project”)

19 under said Statute, pursuant to plans by or presented to the LCRA under Section 99.430.1 (4); and

20 WHEREAS, the LCRA has recommended such a plan to the Planning Commission of the

21 City of St. Louis (“Planning Commission”) and to this St. Louis Board of Aldermen ("Board"),

22 titled "Blighting Study and Plan for the 8111 North Broadway Area," dated September 23, 2025
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 Board Bill Number 119
 Tyus
 December 17, 2025

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 1 consisting of a Title Page, Table of Contents Pages, and nine (9) numbered pages, and Exhibits A-

 2 G attached hereto and incorporated herein as Attachment "B" ("Plan"); and

 3 WHEREAS, under the provisions of the Statute it is required that this Board take such

 4 actions as may be required to approve the Plan; and

 5 WHEREAS, it is desirable and in the public interest that a public body, the LCRA,

 6 undertake and administer the Plan in the Area; and

 7 WHEREAS, the LCRA and the Planning Commission have made and presented to this

 8 Board the studies and statements required to be made and submitted by Section 99.430 and this

 9 Board has been fully apprised by the LCRA and the Planning Commission of the facts and is fully

10 aware of the conditions in the Area; and

11 WHEREAS, the Plan has been presented and recommended by LCRA to this Board for

12 review and approval; and

13 WHEREAS, a general plan has been prepared and is recognized and used as a guide for

14 the general development of the City and the Planning Commission has advised this Board that the

15 Plan conforms to said general plan; and

16 WHEREAS, this Board has duly considered the reports, recommendations and

17 certifications of the LCRA and the Planning Commission; and

18 WHEREAS, the Plan does prescribe land use and street and traffic patterns which may

19 require, among other things, the vacation of public rights-of-way, the establishment of new street

20 and sidewalk patterns or other public actions; and

21 WHEREAS, this Board is cognizant of the conditions which are imposed on the

22 undertaking and carrying out of the Project, including those relating to prohibitions against



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 Board Bill Number 119
 Tyus
 December 17, 2025

 Page 8 of 207
 1 discrimination because of race, color, familial status, national origin or ancestry, sex, marital status,

 2 age, sexual orientation, gender identity or expression, religion or disability; and

 3 WHEREAS, in accordance with the requirements of Section 99.430 of the Statute, this

 4 Board advertised that a public hearing would be held by this Board on the Plan, and said hearing

 5 was held at the time and place designated in said advertising and all those who were interested in

 6 being heard were given a reasonable opportunity to express their views; and

 7 WHEREAS, it is necessary that this Board take appropriate official action respecting the

 8 approval of the Plan.

 9 BE IT ORDAINED BY THE CITY OF ST. LOUIS AS FOLLOWS:

10 SECTION ONE. There exists within the City a blighted area, as defined by Section 99.320 of the

11 Revised Statutes of Missouri, 2016, as amended, (the "Statute" being Sections 99.300 to 99.715

12 inclusive, as amended) described in Attachment "A", attached hereto and incorporated herein,

13 known as the 8111 North Broadway Area.

14 SECTION TWO. The redevelopment of the above described Area, as provided by the

15 Statute, is necessary and in the public interest, and is in the interest of the public health, safety,

16 morals and general welfare of the people of the City.

17 SECTION THREE. The Area qualifies as a redevelopment area in need of

18 redevelopment under the provision of the Statute, and the Area is blighted as defined in Section

19 99.320 of the Statute.

20 SECTION FOUR. The Blighting Study and Plan for the Area, dated September 23, 2025,

21 having been duly reviewed and considered, is hereby approved and incorporated herein by

22 reference, and the President or Clerk of this Board is hereby directed to file a copy of said Plan

23 with the Minutes of this meeting.
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 Board Bill Number 119
 Tyus
 December 17, 2025

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 1 SECTION FIVE. The Plan for the Area is feasible and conforms to the general plan for

 2 the City.

 3 SECTION SIX. The financial aid provided and to be provided for financial assistance

 4 pertaining to the Area is necessary to enable the redevelopment activities to be undertaken in

 5 accordance with the Plan for the Area, and the proposed financing plan for the Area is feasible.

 6 SECTION SEVEN. The Plan for the Area will afford maximum opportunity, consistent

 7 with the sound needs of the City as a whole, for the redevelopment of the Area by private

 8 enterprise, and private developments to be sought pursuant to the requirements of the Statute.

 9 SECTION EIGHT. The Plan for the Area provides that the LCRA may not acquire any

10 property in the Area by the exercise of eminent domain.

11 SECTION NINE. The property within the Area is currently partially occupied. All

12 eligible occupants displaced by the Redeveloper ("Redeveloper" being defined in Section Twelve,

13 below) shall be given relocation assistance by the Redeveloper at its expense, in accordance with

14 all applicable federal, state and local laws, ordinances, regulations and policies.

15 SECTION TEN. The Plan for the Area gives due consideration to the provision of

16 adequate public facilities.

17 SECTION ELEVEN. In order to implement and facilitate the effectuation of the Plan

18 hereby approved it is found and determined that certain official actions must be taken by this Board

19 and accordingly this Board hereby:

20 (a) Pledges its cooperation in helping to carry out the Plan;

21 (b) Requests the various officials, departments, boards and agencies of the City, which

22 have administrative responsibilities, likewise to cooperate to such end and to execute their

23 respective functions and powers in a manner consistent with the Plan; and
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 Board Bill Number 119
 Tyus
 December 17, 2025

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 1 (c) Stands ready to consider and take appropriate action upon proposals and measures

 2 designed to effectuate the Plan.

 3 SECTION TWELVE. All parties participating as owners or purchasers of property in the

 4 Area for redevelopment ("Redeveloper") shall agree for themselves and their heirs, successors and

 5 assigns that they shall not discriminate on the basis of race, color, familial status, national origin or

 6 ancestry, sex, marital status, age, sexual orientation, gender identity or expression, religion or

 7 disability in the sale, lease, or rental of any property or improvements erected or to be erected in

 8 the Area or any part thereof and those covenants shall run with the land, shall remain in effect

 9 without limitation of time, shall be made part of every contract for sale, lease, or rental of property

10 to which Redeveloper is a party, and shall be enforceable by the LCRA, the City and the United

11 States of America.

12 SECTION THIRTEEN. In all contracts with private and public parties for

13 redevelopment of any portion of the Area, all Redevelopers shall agree:

14 (a) To use the property in accordance with the provisions of the Plan, and be bound by

15 the conditions and procedures set forth therein and in this Ordinance;

16 (b) That in undertaking construction under the agreement with the LCRA and the Plan,

17 bona fide Minority-Owned Business Enterprises ("MBEs") and Women-Owned Business

18 Enterprises ("WBEs") will be solicited and fairly considered for contracts, subcontracts and

19 purchase orders;

20 (c) To be bound by the conditions and procedures regarding the utilization of MBEs

21 and WBEs established by the City;

22 (d) To adhere to the requirements of Ordinance Nos. 69427, 70767, 71094, and 71962

23 and Executive Order 91, as may be amended or supplemented, pertaining to MBE and WBE
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 Board Bill Number 119
 Tyus
 December 17, 2025

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 1 participation, workforce participation, and prevailing wage compliance, to the extent the provisions

 2 of those ordinances apply to the Project and are not otherwise prohibited by federal anti-

 3 discrimination law;

 4 (e) To comply with the requirements of Ordinance 60275 of the City;

 5 (f) To cooperate with those programs and methods supplied by the City with the

 6 purpose of accomplishing, pursuant to this paragraph, minority and women subcontractors and

 7 material supplier participation in the construction under this Agreement. The Redeveloper will

 8 report semi-annually during the construction period the results of its endeavors under this

 9 paragraph, to the Office of the Mayor and the President of this Board; and

10 (g) That the language of this Section Thirteen shall be included in its general

11 construction contract and other construction contracts let directly by Redeveloper.

12

13 The term "Redeveloper" as used in this Section shall include its successors in interest and

14 assigns.

15 SECTION FOURTEEN. Pursuant to Section 99.715, RSMo, nothing in the Plan shall

16 prevent the City Assessor from increasing or decreasing the assessed value of the any real property

17 or portion thereof that is not subject to a Certificate of Qualification of Tax Abatement properly

18 filed with the City Assessor.

19 All unabated ad valorem real estate taxes and PILOTs shall be collected by the City Collector of

20 Revenue in the same manner as regular ad valorem real estate taxes.

21 The Redeveloper(s) may seek ten (10) year ad valorem real estate tax abatement (the “Tax

22 Abatement Period”) pursuant to Sections 99.700 – 99.715, RSMo, as amended, upon application as

23 provided therein. LCRA shall provide the Redeveloper(s) with a Certificate of Qualification of
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 Board Bill Number 119
 Tyus
 December 17, 2025

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 1 Tax Abatement as provided in Section 99.700, RSMo, and any redevelopment agreement, and the

 2 Redeveloper shall file such certificate with the City Assessor within thirty (30) days receipt thereof

 3 as required by Section 99.705, RSMo. The City Assessor shall, promptly after receipt of the

 4 certificate, provide a written certification of the current assessed value of the then-existing

 5 applicable real property or portion thereof (the “Base Assessed Value”) to the Redeveloper(s).

 6 During the Tax Abatement Period, and subject to continued compliance with the Plan and

 7 any redevelopment agreement, the Redeveloper(s) (or subsequent owners of the applicable real

 8 property or portion thereof) shall pay unabated ad valorem real estate taxes and make additional

 9 payments in lieu of taxes (“PILOTs”) as follows:

10 During each year of the Tax Abatement Period, unabated ad valorem real estate taxes will be

11 imposed based on the then-current tax levy rates and the Base Assessed Value of the applicable

12 real property or portion thereof pursuant to Section 99.710, RSMo; and

13 During each year of the Tax Abatement Period, PILOTs shall equal:

14 In each of years one through ten of the Tax Abatement Period, an amount equal to five percent

15 (5%) of the difference between the ad valorem real estate taxes that would be due if there were no

16 abatement and the amount of taxes actually due (as described above); and

17 The tax abatement described above shall not apply to special assessments and shall not

18 serve to reduce or eliminate any other licenses or fees owing to the City or any other taxing

19 jurisdiction with respect to the applicable real property or portion thereof, except as expressly

20 described above. Pursuant to Section 99.715, RSMo, nothing in the Plan shall prevent the City

21 Assessor from increasing or decreasing the assessed value of the any real property or portion

22 thereof that is not subject to a Certificate of Qualification of Tax Abatement properly filed with the

23 City Assessor.
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 Board Bill Number 119
 Tyus
 December 17, 2025

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 1 All unabated ad valorem real estate taxes and PILOTs shall be collected by the City Collector of

 2 Revenue in the same manner as regular ad valorem real estate taxes.

 3 SECTION FIFTEEN. Any proposed modification which will substantially change the

 4 Plan must be approved by the St. Louis Board of Aldermen in the same manner as the Plan was

 5 first approved. Modifications which will substantially change the Plan include, but are not

 6 necessarily limited to, modifications on the use of eminent domain, to the length of tax abatement,

 7 or to the boundaries of the Area. The Plan may be otherwise modified (e.g. development schedule)

 8 by the LCRA in accordance with its July 24, 2018 policy governing time extensions as may be

 9 amended.

10 SECTION SIXTEEN. The sections of this Ordinance shall be severable. In the event that

11 any section of this Ordinance is found by a court of competent jurisdiction to be invalid, the

12 remaining sections of this Ordinance are valid, unless the court finds the valid sections of the

13 Ordinance are so essential and inseparably connected with and dependent upon the void section

14 that it cannot be presumed that this Board would have enacted the valid sections without the void

15 ones, or unless the court finds that the valid sections standing alone are incomplete and are

16 incapable of being executed in accordance with the legislative intent.




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 Board Bill Number 119
 Tyus
 December 17, 2025

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Board Bill Number 119
Attachments A and B


 BLIGHTING STUDY AND REDEVELOPMENT PLAN

 FOR THE



 8111 North Broadway
 Redevelopment Area




 PROJECT # 2484



 September 23, 2025



 LAND CLEARANCE FOR REDEVELOPMENT AUTHORITY
 OF THE CITY OF ST. LOUIS


 MAYOR CARA SPENCER




 Page 15 of 207
 BLIGHTING STUDY AND REDEVELOPMENT PLAN FOR 8111 NORTH
 BROADWAY REDEVELOPMENT AREA

A. EXISTING CONDITIONS OF BLIGHT ................................................................................... 5
 1. DELINEATION OF BOUNDARIES ............................................................................... 5
 2. GENERAL CONDITIONS OF THE AREA ...................................................................... 5
 3. PRESENT LAND USE OF THE AREA........................................................................... 5
 4. PRESENT LAND USE AND DENSITY OF SURROUNDING PROPERTIES ........................ 5
 5. CURRENT ZONING ................................................................................................... 5
 6. FINDING OF BLIGHT ................................................................................................ 5
B. PROPOSED DEVELOPMENT AND REGULATIONS ............................................................... 6
 1. REDEVELOPMENT OBJECTIVES ............................................................................... 6
 2. PROPOSED LAND USE OF THE AREA ........................................................................ 6
 3. PROPOSED ZONING ................................................................................................. 6
 4. RELATIONSHIP TO LOCAL OBJECTIVES .................................................................... 6
 5. PROPOSED EMPLOYMENT FOR THIS AREA .............................................................. 6
 6. CIRCULATION.......................................................................................................... 7
 7. BUILDING AND SITE REGULATIONS ......................................................................... 7
 8. URBAN DESIGN ....................................................................................................... 7
 9. PARKING REGULATIONS .......................................................................................... 8
 10. SIGN REGULATIONS ................................................................................................ 8
 11. BUILDING, CONDITIONAL USE, AND SIGN PERMITS.................................................. 8
 12. PUBLIC IMPROVEMENTS ......................................................................................... 8
C. PROPOSED SCHEDULE OF REDEVELOPMENT ................................................................... 8
D. EXECUTION OF PROJECT .................................................................................................. 9
 1. ADMINSTRATION AND FINANCING .......................................................................... 9
 2. PROPERTY ACQUISITION ......................................................................................... 9
 3. PROPERTY DISPOSITION ......................................................................................... 9
 4. RELOCATION ASSISTANCE....................................................................................... 9
E. COOPERATION OF THE CITY............................................................................................. 9
F. TAX ABATEMENT........................................................................................................... 10


 Exhibit E

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G. COMPLIANCE WITH AFFIRMATIVE ACTION AND NONDISCRIMINATION LAWS AND
 REGULATIONS ............................................................................................................... 10
 1. LAND USE ............................................................................................................. 10
 2. CONSTRUCTION AND OPERATIONS ....................................................................... 11
 3. LAWS AND REGULATIONS ..................................................................................... 11
 4. ENFORCEMENT ..................................................................................................... 11
H. MODIFICATIONS OF THIS PLAN ...................................................................................... 11
I. DURATION OF REGULATION AND CONTROLS ................................................................. 12
J. EXHIBITS ....................................................................................................................... 12
K. SEVERABILITY ............................................................................................................... 12




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 EXHIBITS




"A" LEGAL DESCRIPTION



"B" PROJECT AREA PLAN



"C" PROPOSED LAND USE



"D" ACQUISITION MAP



"E" EQUAL OPPORTUNITY AND NON-
 DISCRIMINATION GUIDELINES


“F” BLIGHTING REPORT



“G” SUSTAINABILITY REPORT




 Exhibit E

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A. EXISTING CONDITIONS OF BLIGHT
 1. DELINEATION OF BOUNDARIES


 The 8111 North Broadway Redevelopment Area ("Area") encompasses approximately .06
 acres in the Baden neighborhood of the City of St. Louis ("City").

 The legal description of the Area is attached and labeled Exhibit "A". The boundaries of the
 Area are delineated on Exhibit "B" ("Project Area Plan").

 2. GENERAL CONDITIONS OF THE AREA


 The Area comprises a portion of City Blocks 4255.00, and includes 8111 North Broadway.
 The Area is in fair condition. The parcel by parcel physical conditions within the Area are
 shown on Exhibit "B" (Project Area Plan) and enumerated in Exhibit “F” (Blighting Report).

 Unemployment figures, computed by the Missouri State Employment Service, indicate a
 3.9% unemployment rate for the City as of July 2025. It is estimated that this rate is prevalent
 for residents of the neighborhoods surrounding the Area.

 There are no jobs within the Area.

 3. PRESENT LAND USE OF THE AREA


 Existing land uses within the Area includes an partially occupied mixed use property.

 The land use, including the location of public and private uses, streets and other rights-of-
 way, is shown on Exhibit "B".

 4. PRESENT LAND USE AND DENSITY OF SURROUNDING PROPERTIES


 The properties surrounding the Area are primarily used for mixed purposes.

 Residential density for the surrounding neighborhoods is approximately 12.03 persons per
 acre in the Baden neighborhood.

 5. CURRENT ZONING


 The Area is currently zoned “G” Local Commercial and Office District, by the City of St. Louis
 Zoning Code, which is incorporated in this Plan by reference.

 6. FINDING OF BLIGHT


 The property within the Area is partially occupied and, in the conditions, outlined in Exhibit
 “F”. The existence of deteriorated property constitutes an economic or social liability to the




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 City and presents a hazard to the health and well-being of its citizens. The preponderance
 of properties in the Area has been determined to be blighted within the meaning of Section
 99.300 et seq. of the Revised Statutes of Missouri (the Land Clearance for Redevelopment
 Authority Law) as evidenced by the Blighting Report attached hereto, labeled Exhibit “F” and
 incorporated herein by this reference.


B. PROPOSED DEVELOPMENT AND REGULATIONS
 1. REDEVELOPMENT OBJECTIVES


 The primary objectives of this Plan are to eliminate blight within the Area and to facilitate the
 redevelopment of the Area into productive mixed uses.

 The City Planning Commission adopted a Sustainability Plan on January 9, 2013. As
 Amended this Redevelopment Plan contributes to the sustainability of the City as outlined in
 the Sustainability Report (Exhibit G).

 2. PROPOSED LAND USE OF THE AREA


 The proposed land uses for the Area are mixed uses permitted in zones designated “G” Local
 Commercial and Office District, by the City of St. Louis Zoning Code. Redeveloper(s)
 authorized by the Land Clearance for Redevelopment Authority of the City of St. Louis
 ("LCRA") to redevelop property in the Area (hereafter referred to as "Redeveloper(s)") shall
 not be permitted to use the property within the Area only for residential use.

 Exhibit "C" (Proposed Land Use) shows the proposed uses for the Area. The General Plan of
 the City which includes the “Strategic Land Use Plan” (as amended 2025).

 3. PROPOSED ZONING


 The zoning for the Area can remain “G” Local Commercial and Office District. All land
 coverage and building intensities shall be governed thereby.

 4. RELATIONSHIP TO LOCAL OBJECTIVES


 The proposed land uses, zoning, public facilities and utility plans are appropriate and
 consistent with local objectives as defined by the General Plan of the City of St. Louis which
 includes the "Strategic Land Use Plan of the City of St. Louis” (2025). Any specific proposal
 to the LCRA for redevelopment of the Area or any portion of the Area shall contain, among
 other things, adequate provisions for traffic, vehicular parking, safety from fire, adequate
 provisions for light and air, sound design and arrangement and improved employment
 opportunities.

 5. PROPOSED EMPLOYMENT FOR THIS AREA




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There are 2 new jobs are proposed for the area.



6. CIRCULATION


The Proposed Land Use Plan (Exhibit "C") indicates the proposed circulation system for the
Area. The layouts, levels and grades of all public rights-of-way may remain unchanged.

Rights-of-way changes will be subject to the review and approval of the City Department of
Streets, and all vacations of rights-of-way are subject to approval by ordinance.

7. BUILDING AND SITE REGULATIONS


The Area shall be subject to all applicable federal, state and local laws, ordinances,
regulations and codes, including but not limited to, the City Building Code, Zoning District
Regulations, and stipulations of the Planning and Urban Design Agency ("PDA") of the City.
The population densities, land coverage, and building intensities of redevelopment shall be
governed by the Zoning Code. No changes in the building codes or ordinances are required.

A Redeveloper(s) shall redevelop the Area in accordance with this Plan and the
redevelopment agreement (if any) (“Agreement”), and shall maintain all structures,
equipment, paved areas, and landscaped areas controlled by the Redeveloper(s) in good and
safe order both inside and outside, structurally and otherwise, including necessary and
proper painting. Failure to meet these requirements may result in suspension of tax
abatement.

8. URBAN DESIGN


 a. Urban Design Objectives

 The properties shall be redeveloped such that it is an attractive mixed- use asset to
 the surrounding neighborhood.



 b. Urban Design Regulations



 1.) Rehabilitation shall respect the original exterior in terms of design and
 materials. Window and door shapes and detailing shall be compatible with the
 original design

 2.) Exterior Materials All new building materials on facades visible from the
 street(s) shall be compatible in type and texture with the dominant materials of
 adjacent buildings. Artificial masonry such as “Permastone” is not permitted. A
 submission of all building materials shall be required prior to approval.




 Page 21 of 207
 c. Sidewalk Maintenance

 Existing, healthy trees shall be retained, if feasible. Sidewalks shall be
 repaired/replaced to insure safe walkability in the city.

 9. PARKING REGULATIONS


 Parking shall be provided in accordance with the applicable zoning and building code
 requirements of the City, including PDA standards. This will provide adequate vehicular
 parking for the Area.



 10. SIGN REGULATIONS


 All new signs shall be limited as set out in the City Code, this Plan and agreements between
 the LCRA and the Redeveloper(s).



 11. BUILDING, CONDITIONAL USE, AND SIGN PERMITS


 No building, conditional use, or sign permits shall be issued by the City without the prior
 written approval of the LCRA.



 12. PUBLIC IMPROVEMENTS


 No additional schools, parks, recreational and community facilities or other public facilities
 will be required. Additional water, sewage or other public utilities may be required depending
 on development. The cost of such utility improvements will be borne by the Redeveloper(s).

 If funds are available to the LCRA, it may provide public improvements including, but not
 limited to, measures for the control of traffic, improvements to street lighting, street trees,
 and any other improvements which may further the objectives of this Plan.

 When developed in accordance with this Plan, the Area will comprise a coordinated,
 adjusted and harmonious redevelopment that promotes the health, safety, morals, order,
 convenience, prosperity, general welfare, efficiency and economy of the City.


C. PROPOSED SCHEDULE OF REDEVELOPMENT




 Page 22 of 207
  It is estimated that the implementation of this Plan will take place in a single phase initiated
  within approximately one (1) year of the effective date of the City ordinance approving this plan
  and completed within approximately three (3) years of the effective date of the City ordinance
  approving this plan.

  The LCRA may alter the above schedule in accordance with its July 24, 2018 policy governing
  time extensions, as may be amended.


D. EXECUTION OF PROJECT
 1. ADMINSTRATION AND FINANCING


 The LCRA is empowered by Missouri law to administer redevelopment of all types pursuant
 to this Plan and can do so to the extent and in the manner prescribed by the Land Clearance
 for Redevelopment Authority Law of Missouri.

 All costs associated with the redevelopment of the Area will be borne by the Redeveloper(s).

 Implementation of this Plan may be financed by funds obtained from private and/or public
 sources, including, without limitation, revenue bonds, bank loans, and equity funds provided
 by the Redeveloper(s).

 2. PROPERTY ACQUISITION


 The Project Area Plan-Acquisition Map, Exhibit “D” attached, identifies all the properties
 located in the Area. The LCRA may not acquire any property in the Area by the exercise of
 eminent domain.

 3. PROPERTY DISPOSITION


 If the LCRA acquires property in the Area, it may sell or lease the property to Redeveloper(s)
 who shall agree to redevelop such property in accordance with this Plan and the Agreement
 between such Redeveloper(s) and the LCRA. Any property acquired by the LCRA and sold to
 Redeveloper(s) will be sold at not less than its fair value, taking into account and giving
 consideration to those factors enumerated in Section 99.450, R.S.Mo. (2016) as amended,
 for uses in accordance with this Plan.

 4. RELOCATION ASSISTANCE


 The property within the Area is currently occupied. All eligible occupants displaced as a
 result of the implementation of the Plan shall be given relocation assistance in accordance
 with all applicable federal, state and local laws, ordinances, regulations and policies.


E. COOPERATION OF THE CITY




 Page 23 of 207
  The City and its Board of Aldermen, by enacting an ordinance approving this Plan, pledges its
  cooperation to enable the project to be carried out in a timely manner and in accordance with
  this Plan.


F. TAX ABATEMENT


  The Redeveloper(s) may seek ten (10) year ad valorem real estate tax abatement (the “Tax
  Abatement Period”) pursuant to Sections 99.700 – 99.715, RSMo, as amended, upon application
  as provided therein. LCRA shall provide the Redeveloper(s) with a Certificate of Qualification of
  Tax Abatement as provided in Section 99.700, RSMo, and any redevelopment agreement, and
  the Redeveloper shall file such certificate with the City Assessor within thirty (30) days receipt
  thereof as required by Section 99.705, RSMo. The City Assessor shall, promptly after receipt of
  the certificate, provide a written certification of the current assessed value of the then-existing
  applicable real property or portion thereof (the “Base Assessed Value”) to the Redeveloper(s).

 During the Tax Abatement Period, and subject to continued compliance with the Plan and
  any redevelopment agreement, the Redeveloper(s) (or subsequent owners of the applicable real
  property or portion thereof) shall pay unabated ad valorem real estate taxes and make additional
  payments in lieu of taxes (“PILOTs”) as follows:

  • During each year of the Tax Abatement Period, unabated ad valorem real estate taxes will be
  imposed based on the then-current tax levy rates and the Base Assessed Value of the applicable
  real property or portion thereof pursuant to Section 99.710, RSMo; and

  • During each year of the Tax Abatement Period, PILOTs shall equal:

  In each of years one through ten of the Tax Abatement Period, an amount equal to five percent
  (5%) of the difference between the ad valorem real estate taxes that would be due if there were
  no abatement and the amount of taxes actually due (as described above); and

 The tax abatement described above shall not apply to special assessments and shall not
  serve to reduce or eliminate any other licenses or fees owing to the City or any other taxing
  jurisdiction with respect to the applicable real property or portion thereof, except as expressly
  described above. Pursuant to Section 99.715, RSMo, nothing in the Plan shall prevent the City
  Assessor from increasing or decreasing the assessed value of the any real property or portion
  thereof that is not subject to a Certificate of Qualification of Tax Abatement properly filed with
  the City Assessor.

 All unabated ad valorem real estate taxes and PILOTs shall be collected by the City Collector
  of Revenue in the same manner as regular ad valorem real estate taxes.


G. COMPLIANCE WITH AFFIRMATIVE ACTION AND NONDISCRIMINATION LAWS AND
 REGULATIONS
 1. LAND USE




 Page 24 of 207
 A Redeveloper(s) shall not discriminate on the basis of race, color, familial status, national
 origin, sex, marital status, age, sexual orientation, gender identity or expression, religion or
 disability in the lease, sale or occupancy of the Area.

 2. CONSTRUCTION AND OPERATIONS


 A Redeveloper(s) shall not discriminate on the basis of race, color, familial status, national
 origin, sex, marital status, age, sexual orientation, gender identity or expression, religion or
 disability in the construction and operation of any project in the Area and shall take such
 affirmative action as may be appropriate to afford opportunities to everyone in all activities
 of the project, including enforcement, contracting, operating and purchasing.

 3. LAWS AND REGULATIONS


 A Redeveloper(s) shall comply with all applicable federal, state and local laws, ordinances,
 executive orders and regulations regarding nondiscrimination and affirmative action,
 including the City Guidelines for Minimum Utilization of Minority Enterprises, dated January
 1, 1981 as may be amended, and the "Equal Opportunity and Nondiscrimination Guidelines"
 in Exhibit "E", attached.

 4. ENFORCEMENT


 All of the provisions of this Section G shall be incorporated in an Agreement between the
 LCRA and a Redeveloper(s), which Agreement shall be recorded in the office of the Recorder
 of Deeds. The provisions of G (1) and G (3) shall be covenants running with the land, without
 limitation as to time, and the provisions of G (2) shall be for the duration of this Plan and any
 extension thereof.

 All of the provisions of Section G shall be enforceable against the Redeveloper(s), its heirs,
 successors or assigns, by the LCRA, the City, any state having jurisdiction or the United
 States of America.


H. MODIFICATIONS OF THIS PLAN


  Any proposed modification which will substantially change this Plan shall be approved by the St.
  Louis Board of Aldermen in the same manner as this Plan was first approved. Modifications
  which will substantially change this Plan include, but are not necessarily limited to,
  modifications on the use of eminent domain, to the length of tax abatement, or to the boundaries
  of the Area.

  This Plan may be otherwise modified by LCRA (e.g. urban design regulations, development
  schedule) in accordance with its July 24, 2018 policy governing time extensions, as may be
  amended.




 Page 25 of 207
I. DURATION OF REGULATION AND CONTROLS


  The regulation and controls set forth in this Plan shall be in full force and effect for twenty years
  commencing with the effective date of approval of this Plan by ordinance, and for additional ten
  (10) year periods unless before the commencement of any such ten (10) year period the St. Louis
  Board of Aldermen shall terminate this Plan as of the end of the term then in effect, except as
  provided in Section G (4) of this Plan.


J. EXHIBITS


  All attached exhibits are hereby incorporated by reference into this Plan and made a part
  hereof.


K. SEVERABILITY


  The elements of this Plan satisfy all requirements of state and local laws. Should any
  provisions of this Plan be held invalid by a final determination of a court of law, the remainder of
  the provisions hereof shall not be affected thereby and shall remain in full force and effect.




 Page 26 of 207
 E X H I B I T "A"


 8111 NORTH BROADWAY

 LEGAL DESCRIPTION


C.B. 4255 BROADWAY,

0.077 ACS, GIMBLIN ESTATE ADDN,

LOT SE 10

Parcel # 4255-9-060.000




 Exhibit A

 Page 27 of 207
 E X H I B I T "B"



Project Area Plan




 Exhibit B

 Page 28 of 207
 E X H I B I T "C"



Proposed Land Use




 Exhibit C

 Page 29 of 207
 E X H I B I T "D"



Acquisition Map




 Exhibit D

 Page 30 of 207
 E X H I B I T "E"



Equal Opportunity and Non-Discrimination
Guidelines
In any contract for work in connection with the redevelopment of any property in the Area, the
Redeveloper(s) (which term shall include Redeveloper(s), any designees, successors and assigns
thereof, any entity formed to implement the Project of which the Redeveloper(s) is affiliated), its
contractors and subcontractors shall comply with all federal, state, and local laws, ordinances, or
regulations governing equal opportunity and nondiscrimination (Laws). Moreover, the
Redeveloper(s) shall contractually require its contractors and subcontractors, and the contractors
and subcontractors of its commercial tenants, to comply with such laws.

The Redeveloper(s) and its contractors will not contract or subcontract with any party known to have
been found in violation of any such Laws, ordinances, regulations, or these guidelines.

The Redeveloper(s) shall fully comply with Ordinance Nos. 64927, 70767, and 71094, as may be
amended or supplemented, pertaining to minority-owned and women-owned business
participation, workforce development, and prevailing wage compliance, to the extent the provisions
of those ordinance apply to the Project.

The Redeveloper(s) agree(s) for itself and its successors and assigns, that there shall be covenants
to ensure that there shall be no discrimination on the part of the Redeveloper(s), its successors or
assigns upon the basis of race, color, familial status, national origin or ancestry, sex, marital status,
age, sexual orientation, gender identity or expression, religion, or disability in the sale, lease, rental,
use or occupancy of any property, or any improvements erected or the be erected in the Area or any
part thereof, and those covenants shall run with the land and shall be enforceable by the LCRA, the
City, and the United States of America, as their interest may appear in the Project.

The Redeveloper(s) of non-residential properties shall fully comply (and ensure compliance by
“anchor tenants”) with the provisions of St. Louis City Ordinance #60275 (First Source Jobs Policy)
which is codified in Chapter 3.90 of the Revised Ordinances of the City of St. Louis.




 Exhibit E

 Page 31 of 207
 E X H I B I T "G"



Blighting Report
As outlined below, the Area suffers from a multitude of physical and economic deficiencies
including, unsanitary and unsafe conditions, deterioration or inadequate site improvements, and
conditions which endanger life or property by fire or other causes. The Area is comprised of a single
occupied commercial structure.

As a result of these factors the property in the Area is an economic liability for the City, its residents,
and the taxing districts that depend upon it as a source of revenue to provide necessary public
services. The physical and economic condition of the property in the Area endangers the health,
safety, and general welfare of the public. Therefore, the Area qualifies as a “Blighted Area” as defined
in §99.320.3 and §353.020.2 of the Revised Statutes of the Missouri, as amended.

The chart below and the subsequent photographs of site conditions of the Area serve as
documentary evidence of the presence of blight within the Area.

 Considerations of Blight Yes No
 Does the Subject Area have insanitary or unsafe conditions? If yes, explain. X
 Upper Floors are unfit for occupancy. Needs to be built out
 Does the Subject Area have deterioration of site conditions? If yes, explain. X X
 Does the Subject Area have conditions which endanger life or property by fire or
 other cause? If yes, explain. The vacant portions of the building are more X
 accessible to arson.
 Does the Subject Area diminish the provision of housing accommodation in its
 X
 current condition? If yes, explain.
 The current condition of the upper floors will not be sufficient for housing
 Does the Subject Area constitute an economic liability? If yes, explain. X
 The vacancy of the upper units is an economic liability for the City.
 Does the Subject Area constitute a social liability? If yes, explain. X
 Vacant units are a social liability for the City and the surrounding neighborhood.
 Is the Subject Area detrimental to public health, safety, and general welfare
 because of the dilapidation, deterioration, age, or obsolescence of its structures? X
 If yes, explain.
 Many of the windows are inoperable. There are extensive foundational and structural problems
 including severely cracked foundation wall, cracking in exterior walls, and raised concrete slabs.
 The roof leaks and needs to be replaced. There is damage to exterior concrete overhangs as well
 as delamination in areas of the brick and slate façade.
 Is the Subject Area detrimental to public health, safety, and general welfare
 X
 because of a lack of air sanitation and/or open space? If yes, explain.

 Is the Subject Area detrimental to public health, safety, and general welfare
 X
 because of overcrowding of buildings or land? If yes, explain.




 Page 32 of 207
 E X H I B I T "F"




Exhibit F

 Page 33 of 207
 E X H I B I T "G"



 Sustainability Report
 One of the primary objectives of the City of St. Louis Sustainability Plan (2013) is to “use the City’s
 limited resources in efficient and innovative ways, and foster revitalization to promote a vibrant,
 attractive, prosperous and healthy community for present and future generations. To that end, it is
 the intention of the LCRA of the City of St. Louis to support economic development efforts that
 furthers the sustainability goals of the City. The following chart represents the ways in which the
 objectives of this Redevelopment Plan align with selected Functional Categories and Objective of
 the City of St. Louis Sustainability Plan.

 DOES NOT NOT
I. URBAN CHARACTER, VITALITY AND ECOLOGY MEETS MEET APPLICABLE

 Objective A: Support Designated Districts that Focus on Job Creation and Economic Prosperity

 Reinforce the City’s Central Corridor as the dynamic
 A1 X
 heart of the region.

 Develop designated areas via incentives for green
 A3 X
 and technical industries.

 Increase riverfront development and provide safe
 A4 X
 public access and associated recreational activity.

 Provide development incentives to encourage
 A5 X
 transit-oriented development.

 Objective B: Develop Healthy, Compact, Transit Served Smart Neighborhoods

 Prioritize infill development to develop thriving
 B1 compact communities/vibrant mixed-use main X
 streets.

 Update local street design standards and implement
 B2 X
 the Complete Streets Ordinance.

 Create Citywide and multiple neighborhood-scale
 B3 X
 mobility plans.

 Discourage development that reduces transit, bike,
 B4 X
 and pedestrian activity.

 Objective C: Strengthen Use, Access, and Programming of Civic Amenities, Public Spaces, and Streets



 Exhibit G

 Page 34 of 207
 E X H I B I T "G"


 Design public spaces and neighborhood streets as
 C1 X
 gathering spaces for people.

 C5 Maintain public spaces and neighborhood streets. X

Objective D: Support and Increase the City’s Greenspace, Including its Existing Park System and Urban Tree
Canopy

 D7 Expand the City’s urban tree canopy. X

Objective E: Promote Urban Conservation and Revitalization of the City’s Unique Biodiversity and Natural
Resources

 Celebrate and increase activity along the Mississippi
 E1 X
 Riverfront.

 Remove/change infrastructure to improve riverfront
 E2 X
 access.

Objective F: Preserve the City’s Historically and Architecturally Significant Districts, Buildings, Landmarks,
and Landscapes

 Preserve and reuse buildings as a means of achieving
 F1 X
 sustainability.

 Continue to integrate preservation into the planning
 F2 X
 and building approval process.

 Protect historic residential and commercial
 F4 properties vulnerable to foreclosure, tax forfeiture, X
 or demolition.

 Promote the redevelopment of historic homes and
 F5 X
 commercial properties.

Objective G: Increase Access to Affordable Housing in Neighborhoods with Access to Transit and Amenities

 Develop affordable housing in concert with long-
 G1 X
 range transit and economic development planning.

 Encourage mixed income/use affordable housing in
 G2 X
 high amenity neighborhoods.

 Integrate low-income housing into market-rate and
 G4 X
 mixed-use developments.




 Page 35 of 207
 E X H I B I T "G"


 Experiment with new ways to raise funds and create
 G6 partnerships to build sustainable and affordable X
 housing.

 Offer housing that is energy efficient and
 G8 X
 environmentally sustainable.

 Objective H: Encourage Creative, Smart, and Sustainable Uses for Under-Utilized Land and Buildings

 Continue to remove site contamination and promote
 H4 X
 brownfields redevelopment.

 Objective I: Build a Vibrant, Community-Based Urban Agriculture Industry

 Ensure urban agriculture is a profitable, viable
 I4 X
 enterprise.

 Objective J: Facilitate Place-Based, Integrated Sustainability Planning

 Preserve neighborhood residential areas, and
 J4 commercial and mixed uses on corners and major X
 urban corridors.

 Increase the effectiveness of major commercial
 J5 X
 corridors.

 Develop codes for transit-oriented development
 J6 X
 districts.



 DOES NOT NOT
II. ARTS, CULTURE AND INNOVATION MEETS
 MEET APPLICABLE

 Objective A: Utilize the Arts, Culture, Design, Creative, and Innovation Industries for Economic and
 Community Development

 Encourage the development of affordable artist
 A4 X
 housing, studios and venues.

 Diversify the City’s range of arts, creative, and
 A5 X
 innovation industries.

 Objective C: Develop Multi-Use, Transit Accessible Arts and Cultural Districts




 Page 36 of 207
 E X H I B I T "G"


 Facilitate development of arts, culture, and
 C2 X
 innovation TODs.

 Target developing arts and cultural districts for
 C5 X
 streetscape and public space improvements.

 Objective E: Encourage Public Art and Design that Builds Vibrancy and Identity

 Use distinctive public art, architecture, landscape,
 E1 and streetscape to build City and neighborhood X
 identity.

 Objective F: Promote and Develop Arts, Cultural, and Innovation Facilities, Resources, and Events

 Revitalize existing, and develop new, arts and
 F1 X
 cultural facilities.



 DOES NOT NOT
III. EMPOWERMENT, DIVERSITY AND EQUITY MEETS
 MEET APPLICABLE

 Objective E: Reduce Homelessness, and Support Low Income Families and the Unemployed

 Expand the capacity to create additional affordable
 E4 X
 housing units.

 Create pathways for qualified low-income families to
 E5 X
 become homeowners.

 Objective F: Ensure Equal Access to Amenities, Business Opportunities, Transportation, and Safe and
 Healthy Neighborhoods

 F1 Address blighting and environmental health hazards. X

 Ensure the application of universal design and
 F6 X
 accessibility codes.



 DOES NOT NOT
IV. HEALTH, WELL-BEING, AND SAFETY MEETS
 MEET APPLICABLE

 Objective A: Advance Positive Behavior, Nonviolent Conflict Resolution, and Crime Prevention




 Page 37 of 207
 E X H I B I T "G"


 Plan and design buildings, spaces, and
 A5 X
 environments for safety.

 Objective B: Reduce Toxins in the Environment

 Reduce exposures of lead-based paint poisoning
 B5 X
 and remediate lead-based paint hazards.

 Objective C: Increase Access to Healthy, Local Food, and Nutritional Information

 Eliminate food deserts and improve access to fresh
 C1 X
 produce.

 C3 Support urban agriculture opportunities in the City. X

 Objective D: Encourage Physical Activity, Fitness, and Recreation

 D4 Design buildings to encourage physical activity. X




V. INFRASTRUCTURE, FACILITIES AND DOES NOT NOT
 MEETS
 TRANSPORTATION MEET APPLICABLE

 Objective A: Facilitate Affordable, Efficient, Convenient, Accessible Safe, and Healthy Transport of People
 and Goods

 A1 Advance the City of St. Louis as a transportation hub. X

 A2 Encourage transit-oriented development. X

 Objective E: Manage Stormwater and Wastewater to Protect and Enhance Property and Natural Space

 Use pilot projects to explore ways to achieve net zero
 E3 X
 stormwater discharge.

 Objective G: Advance Health and Resource Efficiency in Buildings

 Strive for the highest levels of energy efficiency and
 G2 maximize the deployment of clean energy solutions X
 in buildings.

 Ensure building and site development integrates with
 G3 X
 natural site ecology.




 Page 38 of 207
 E X H I B I T "G"


 Advance the use of high efficiency building related
 G4 X
 water systems and technologies.

 Encourage re-use of materials and divert waste from
 G5 X
 landfills.

 Provide healthy interior environments in commercial
 G6 X
 and public buildings.



 DOES NOT NOT
VI. PROSPERITY, OPPORTUNITY AND EMPLOYMENT MEETS
 MEET APPLICABLE

 Objective B: Market the City’s Assets and Special Competencies

 Increase the inventory and availability of business
 B1 and industrial real estate through environmental X
 cleanup and land assembly.

 Encourage small scale redevelopment with
 B2 X
 economic incentives.

 Leverage the Mississippi River as an inexpensive
 B4 transportation, drinking water, and recreation X
 resource.

 Objective C: Nurture Innovation in Business, Government, and Philanthropy

 Focus on small and local businesses as a key part of
 C3 X
 the City economy.

 Reuse existing buildings for inexpensive incubation
 C4 X
 of entrepreneurial ideas.

 Objective D: Maximize Economic Productivity by Enhancing Neighborhood Quality of Life

 Pursue transit-oriented development at MetroLink
 D1 stations and major bus nodes to encourage more X
 walking and fewer carbon emissions.

 Market and encourage living within the City of St.
 D5 X
 Louis for recent college graduates.

 Objective E: Redevelop Real Estate Using Sustainability Practices




 Page 39 of 207
 E X H I B I T "G"


 Promote flexible development approaches by
 E3 X
 developers, landowners, and business firms.

 Direct new commercial and mixed-use development
 to designated corridors and districts that
 E4 X
 demonstrate appropriate market support and
 localized leadership.

Objective G: Strategically Invest in Forward-Thinking Ideas

 G3 Foster innovation. X




 Page 40 of 207
 BOARD BILL NUMBER 119
 FISCAL NOTE

Preparer’s Name _Zachary Wilson

Phone Number or Email Address (will be available publicly) wilsonz@stlouis-mo.gov

Bill Sponsors _ Alderwoman Tyus


 Bill Synopsis: This Board Bill seeks to approve a Chapter 99 Redevelopment Plan and
 Blighting Study for the 8111 North Broadway. Redevelopment Area.
 The project consists of the renovation of a mixed use building in the
 Baden neighborhood. The prospective redeveloper acquired the
 property for $20,000 and plans on renovating the building into event
 space, offices, and an apartment at the cost of $75,000. The redeveloper
 plans to utilize private funds for this project. Based on the
 Recommended Abatement Map approved October 26, 2018 by Board
 of Aldermen Resolution 104, the staff recommends a 10-year tax
 abatement based on 95% of the assessed value of the incremental
 improvements.
 Type of Impact: None this year.

 Agencies Affected: None



 SECTION A
 Does this resolution authorize:

• An expansion of services which entails additional costs beyond that approved in the current
 adopted city budget? ____Yes __X__No.

• An undertaking of a new service for which no funding is provided in the current adopted city
 budget? ____Yes __X__No.

• A commitment of city funding in the future under certain specified conditions?
 ____Yes __X__No.

• An issuance of bonds, notes and lease-purchase agreements which may require additional
 funding beyond that approved in the current adopted city budget? ____Yes __X__No.
 (01/2017)


 Page 41 of 207
• An execution or initiation of an activity as a result of federal or state mandates or
 requirements? ____Yes __X__No.

• A capital improvement project that increases operating costs over the current adopted city
 budget? ____Yes __X__No.

• A capital improvement project that requires funding not approved in the current adopted city
 budget or that will require funding in future years? ____Yes __X__No.

If the answer is yes to any of the above questions, then a fiscal note must be attached to the
 board bill. Complete Section B of the form below.
 SECTION B

• Does the bill require the construction of any new physical facilities? ____Yes ____No.

 o If yes, describe the facilities and provide the estimated cost:
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________

• Is the bill estimated to have a direct fiscal impact on any city department or office?
 ____Yes ____No.

 o If yes, explain the impact and the estimated cost:
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________

• Does the bill create a program or administrative subdivision? ____Yes ____No.

 o If yes, then is there a similar existing program or administrative subdivision?
 ____Yes ____No.
 o If yes, explain the how the proposed programs or administrative subdivisions may
 overlap:
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________

• Describe the annual operating, equipment, and maintenance costs that would result from the
 proposed bill, as well as any funding sources:
 2

 Page 42 of 207
 ____________________________________________________________________
Complete the chart below to list the total estimated expenditures required of the City resulting
from the proposed board bill and any estimated savings or additional revenue.

 Financial Estimate of Impact on General Fund
 Fiscal Impact Year 1 (current) Year 2 Year 3
 Additional Expenditures NA NA NA
 Additional Revenue NA NA NA
 Net NA NA NA
 Financial Estimate of Impact on Special Funds
 Fiscal Impact Year 1 (current) Year 2 Year 3
 Additional Expenditures NA NA NA
 Additional Revenue NA NA NA
 Net NA NA NA

• Describe any assumptions used in preparing this fiscal note:
 NA- No expenditures will occur with  this
 bill__________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________

• List any sources of information (including any City officials, agencies, or departments) used
 in preparing this fiscal note:
 _____SLDC__________________________________________________________
 ___
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________

• Have the financial estimates of this bill been verified by the City Budget Division?
 ____Yes ____No. X

 o If yes, by whom? _______________________________ .




 3

 Page 43 of 207
 Estimated Fiscal Impact of Tax Abatement
 on Affected Taxing Jurisdictions in
 2026 +
 8111 North Broadway
% Of Tax Abatement 95%
Residential rate=$8.3818/$100** Est. Annual Share Est. A nnual Est. A nnual
Commercial rate=$10.0218** of Property Tax Revenue (Yr) Revenue (Yr)
 Fractions 1 to 10 11 +
State - Blind Pension 0.0300 $11 $16
School District - General Fund 5.1211 $1,826 $2,756
St. Louis Community College 0.2185 $78 $118
Metropolitan Sew er District (MSD) 0.1196 $43 $64
Library District 0.5600 $200 $301
Zoo, Museum, & Botanical Garden 0.2795 $100 $150
Community Mental Health 0.0900 $32 $48
Sheltered Workshop 0.1500 $53 $81
Community Children Service Fund 0.1900 $68 $102
City of St. Louis $0
 Municipal Operation 1.4900 $531 $802
  Interest and Public Debt 0.1331 $47 $72
M & M Surtax (Commercial Only) 1.6400 $585 $883
Total Annual Revenues 10.0218 $3,573 $5,394

Total Value of the Tax Abatement $18,208

ASSUMPTIONS: 18478




 4

 Page 44 of 207
Summary
Board Bill Number 121
Introduced by Alderwoman Shameem Clark Hubbard
January 9, 2026

This proposed Board Bill proposes repealing Ordinance No. 65937, Ordinance No. 65746,
Ordinance No. 65605, Ordinance No. 65424, Ordinance 65527 and Ordinance No. 68097,
Section 6 that created the RPA 2—Phase 1 PILOTs and EATs Accounts in Phase 1, respectively
dissolving the special allocation funds for the Southtown, Louderman, 1505 Missouri, Tech
Electronics, 4200 Laclede and City Hospital RPA 2—Phase 1 redevelopment areas and
respectively terminating the designation of certain portions of The City of St. Louis, Missouri, as
redevelopment area because the Obligations issued related thereto were paid or matured. The
Special Allocation Funds will pass through any PILOTs and EATs captured to the statutory
Taxing Jurisdictions.




 Page 45 of 207
 BOARD BILL NUMBER 121 INTRODUCED BY ALDERWOMAN SHAMEEM CLARK
 HUBBARD

 1 An ordinance repealing Ordinance No. 65937, Ordinance No. 65746, Ordinance No.

 2 65605, Ordinance No. 65424, Ordinance No. 65227, and that portion of Ordinance 68097,

 3 Section 6 that created the RPA 2—Phase 1 PILOTs and EATs Accounts in Phase 1 respectively

 4 dissolving the special allocation funds for Southtown, the Louderman Building, 1505 Missouri,

 5 Tech Electronics, 4200 Laclede, and City Hospital RPA 2—Phase 1 redevelopment areas and

 6 respectively terminating the designation of certain portions of The City of St. Louis, Missouri, as

 7 redevelopment areas, authorizing certain actions relating thereto and containing an Appropriation

 8 Clause, a Severability Clause and an Emergency Clause.

 9 WHEREAS, the Real Property Tax Increment Allocation Redevelopment Act, Sections

10 99.800 to 99.865 of the Revised Statutes of Missouri, as amended (the “Act”), authorizes

11 municipalities to undertake redevelopment projects in blighted, conservation or economic

12 development areas, as defined in the Act; and

13 WHEREAS, the Section 99.850.2 requires “(u)pon the payment of all redevelopment

14 project costs, retirement of obligations and the distribution of any excess moneys pursuant to

15 section 99.845 and this section, the municipality shall adopt an ordinance dissolving the special

16 allocation fund for the redevelopment area and terminating the designation of the redevelopment

17 area as a redevelopment area” and thereafter distribute the remaining funds as required by the

18 Act; and

19 WHEREAS, the Southtown Redevelopment Plan (“Southtown Plan” Redevelopment

20 Plan”) envisioned the acquisition and preparation for 97,000 square feet of retail space, related

21 internal roads, sidewalks and parking areas with landscaping (the “Southtown Redevelopment

22 Project”); and



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 January 9, 2026

 Page 46 of 207
 1 WHEREAS, Ordinance No. 65937 approved the Southtown Redevelopment Project

 2 Area as a “redevelopment area” as defined in Section 99.805(13) of the Act (the “Southtown

 3 Redevelopment Area”), approved the Southtown Plan and the Southtown Redevelopment

 4 Project, adopted tax increment financing within the Southtown Redevelopment Area, and

 5 established the Southtown Special Allocation Fund for the Southtown Project, and the City

 6 entered into a redevelopment agreement between The City of St. Louis and Southtown Realty

 7 LLC, (the “ Southtown Developer”), whereby the Southtown Developer agreed to carry out the

 8 Southtown Plan on behalf of the City, and Ordinance No. 65972 authorized the issuance of Tax

 9 Increment Revenue Notes (Southtown Redevelopment Project), Series 2005 in an amount not to

10 exceed $7,500,000.00, which was refunded; and

11 WHEREAS, The City of St. Louis, Missouri, Taxable Tax Increment Revenue Notes

12 (Southtown Redevelopment Project) Series 2005, as refunded, have been paid and retired; and

13 WHEREAS, all “redevelopment project costs” under the Act were incurred, all

14 obligations have been paid and retired and no further obligations will be issued with respect to

15 the Southtown Redevelopment Plan; and

16 WHEREAS, the Louderman Building TIF Redevelopment Plan (“Louderman Building

17 Redevelopment Plan”) envisioned the rehabilitating and renovation of the Louderman Building

18 into retail and office space and residential luxury loft condominiums (the “Louderman Building

19 Redevelopment Project”); and

20 WHEREAS, Ordinance No. 65746 approved the Redevelopment Project Area as a

21 “redevelopment area” as defined in Section 99.805(13) of the Act (the “ Louderman Building

22 Redevelopment Area”), approved the Louderman Building Redevelopment Plan and the

23 Louderman Building Redevelopment Project, adopted tax increment financing within the

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 January 9, 2026

 Page 47 of 207
 1 Louderman Building Redevelopment Area, and the City to entered into a redevelopment

 2 agreement between The City of St. Louis and Louderman, LLC (the “Louderman Building

 3 Developer”), whereby the Louderman Building Developer agreed to carry out the Louderman

 4 Building Redevelopment Plan on behalf of the City ; and

 5 WHEREAS, Ordinance No. 65744 authorized the issuance of The City of St. Louis,

 6 Missouri, Taxable Tax Increment Revenue Notes (Louderman Building Redevelopment Project)

 7 Series 2006 in the amount of $2,444,400.00 and said Notes have matured and retired; and

 8 WHEREAS, all “redevelopment project costs” under the Act were incurred, all

 9 obligations have matured and retired and no further obligations will be issued with respect to the

10 Louderman Building Redevelopment Plan; and

11 WHEREAS, the 1505 Missouri Redevelopment Plan (“1505 Missouri Redevelopment

12 Plan’) envisioned the complete reconstruction and rehabilitation of the Presbyterian Church at

13 1505 Missouri into luxury lofts condominiums with basement parking (the “1505 Missouri

14 Redevelopment Project”); and

15 WHEREAS, Ordinance No. 65605, created the 1505 Missouri Redevelopment Area for

16 the 1505 Missouri Redevelopment Project as a “redevelopment area” as defined in Section

17 99.805(13) of the Act (the “1505 Missouri Redevelopment Area”), approved the 1505 Missouri

18 Redevelopment Plan and the 1505 Missouri Redevelopment Project, adopted tax increment

19 financing within the 1505 Missouri Redevelopment Area, and established the 1505 Missouri

20 Special Allocation Fund for the 1505 Missouri Redevelopment Project, and authorized the City

21 to enter into a redevelopment agreement between The City of St. Louis and Gilded Age

22 Renovation, L.L.C. (the “1505 Missouri Developer”), whereby the 1505 Missouri Developer

23 agreed to carry out the1505 Missouri Redevelopment Plan on behalf of the City; and

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 Board Bill Number 121
 January 9, 2026

 Page 48 of 207
 1 WHEREAS, Ordinance No. 65607, as amended by Ordinance 66973, authorized the

 2 issuance of The City of St. Louis, Missouri, Taxable Tax Increment Revenue Notes (1505

 3 Missouri Redevelopment Project) Series 2006-A and B in the total amount of $621.100.00 plus

 4 Issuance Costs and said Notes have matured and retired; and

 5 WHEREAS, all “redevelopment project costs” under the Act were incurred, all

 6 obligations have matured and retired and no further obligations will be issued with respect to the

 7 1505 Missouri Redevelopment Plan.

 8 WHEREAS, the Tech Electronics Redevelopment Plan (“Tech Electronics

 9 Redevelopment Plan’) envisioned the construction of approximate 7000 square feet of office,

10 building, land acquisition, and demolition and site preparation (the “Tech Electronics

11 Redevelopment Project”); and


12 WHEREAS, Ordinance No. 65424, created the Tech Electronics Redevelopment Area

13 for the Tech Electronics Redevelopment Project as a “redevelopment area” as defined in Section

14 99.805(13) of the Act (the “Tech Electronics Redevelopment Area”), approved the Tech

15 Electronics Redevelopment Plan and the Tech Electronics Redevelopment Project, adopted tax

16 increment financing within the Tech Electronics Redevelopment Area, and established the Tech

17 Electronics Special Allocation Fund for the Tech Electronics Redevelopment Project, and

18 authorized the City to enter into a redevelopment agreement between The City of St. Louis and

19 Tech Electronics, Inc. (the “Tech Electronics Developer”), whereby the Tech Electronics

20 Developer agreed to carry out the Tech Electronics Redevelopment Plan on behalf of the City;

21 and




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 Board Bill Number 121
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 1 WHEREAS, Ordinance No. 65426 authorized the issuance of The City of St. Louis,

 2 Missouri, Taxable Tax Increment Revenue Notes (Tech Electronics Redevelopment Project)

 3 Series 2003 in the total amount of $900,000.00 and said Notes have matured and retired; and


 4 WHEREAS, all “redevelopment project costs” under the Act were incurred, all

 5 obligations have matured and retired and no further obligations will be issued with respect to the

 6 Tech Electronics Redevelopment Plan.

 7 WHEREAS, the 4200 Laclede Redevelopment Plan (“4200 Laclede Redevelopment

 8 Plan’) envisioned the renovation and rehabilitation of the redevelopment area into 8 single level

 9 condominiums on the first floor and 8 two level condominiums on the second floor and 2 two

10 level condominiums on the third floor to comply with any building codes with landscaping,

11 utility work, pubic improvements and professional fees (the “4200 Laclede Redevelopment

12 Project”); and


13 WHEREAS, Ordinance No. 65527, created the 4200 Laclede Redevelopment Area for

14 the 4200 Laclede Redevelopment Project as a “redevelopment area” as defined in Section

15 99.805(13) of the Act (the “4200 Laclede Redevelopment Area”), approved the 4200 Laclede

16 Redevelopment Plan and the 4200 Laclede Redevelopment Project, adopted tax increment

17 financing within the 4200 Laclede Redevelopment Area, and Section Six established the 4200

18 Laclede Special Allocation Fund for the 4200 Laclede Redevelopment Project, and authorized

19 the City to enter into a redevelopment agreement between The City of St. Louis and 4200

20 Laclede Corp. (the “4200 Laclede Developer”), whereby the 4200 Laclede Developer agreed to

21 carry out the 4200 Laclede Redevelopment Plan on behalf of the City; and




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 1 WHEREAS, Ordinance No. 65527 authorized the issuance of The City of St. Louis,

 2 Missouri, Taxable Tax Increment Revenue Notes (City Hospital RPA 2 Redevelopment

 3 Project—Phase 1) Series 2010 in the total amount of $925,400.00 plus Issuance Costs and said

 4 Notes have matured and retired; and


 5 WHEREAS, all “redevelopment project costs” under the Act were incurred, all

 6 obligations have matured and retired and no further obligations will be issued with respect to the

 7 4200 Laclede Redevelopment Project.

 8 WHEREAS, the City Hospital RPA 2 Redevelopment Project—Phase 1 Redevelopment

 9 Plan (“City Hospital RPA 2 Redevelopment Project—Phase 1”) envisioned the renovation and

10 rehabilitation of the redevelopment area banquet and private event space (the “City Hospital

11 RPA 2 Redevelopment Project—Phase 1”); and


12 WHEREAS, Ordinance No. 68097, created the City Hospital RPA 2 Redevelopment

13 Project—Phase 1 Redevelopment Area for the City Hospital RPA 2 Redevelopment Project—

14 Phase 1 as a “redevelopment area” as defined in Section 99.805(13) of the Act (the “City

15 Hospital RPA 2 Redevelopment Project—Phase 1 Redevelopment Area”), approved City

16 Hospital RPA 2 Redevelopment Project—Phase 1 Redevelopment Plan and the City Hospital

17 RPA 2 Redevelopment Project—Phase 1 Redevelopment Project, adopted tax increment

18 financing within the City Hospital RPA 2 Redevelopment Project—Phase 1 Redevelopment

19 Area, and Section Six established within the City Hospital Special Allocation Fund certain

20 PILOT and EATs Funds for the City Hospital RPA 2 Redevelopment Project—Phase 1

21 Redevelopment Project, and authorized the City to enter into a redevelopment agreement

22 between The City of St. Louis and City Hospital Development III, LLC (the “City Hospital RPA


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 Board Bill Number 121
 January 9, 2026

 Page 51 of 207
 1 2 Redevelopment Project—Phase 1 Developer”), whereby the City Hospital RPA 2

 2 Redevelopment Project—Phase 1 Developer agreed to carry out the City Hospital RPA 2

 3 Redevelopment Project—Phase 1 Redevelopment Plan on behalf of the City; and


 4 WHEREAS, Ordinance No. 68099 authorized the issuance of The City of St. Louis,

 5 Missouri, Taxable Tax Increment Revenue Notes (City Hospital RPA 2 Redevelopment

 6 Project—Phase 1 Redevelopment Project) Series 2010 in the amount of $4,320,000.00 plus

 7 Issuance Costs and said Notes have been paid and retired; and


 8 WHEREAS, all “redevelopment project costs” under the Act were incurred, all

 9 obligations have been paid and retired and no further obligations will be issued with respect to

10 the City Hospital RPA 2 Redevelopment Project—Phase 1 Redevelopment Plan.

11 NOW, THEREFORE, BE IT ORDAINED BY THE CITY OF ST. LOUIS AS

12 FOLLOWS:

13 SECTION ONE. The Board of Aldermen hereby repeals Ordinance No. 65937,

14 Ordinance No. 65746, Ordinance No. 65605, Ordinance No. 65424, Ordinance No. 65527, and

15 68097, Section Six establishing within the City Hospital Special Allocation Fund certain PILOT

16 and EATs Funds for the City Hospital RPA 2 Redevelopment Project—Phase 1 Redevelopment

17 Project, dissolving, respectively, Southtown Special Allocation Fund, the Louderman Building

18 Special Allocation Fund, 1505 Missouri Special Allocation Fund, Tech Electronics Special

19 Allocation Fund, 4200 Laclede Special Allocation Fund, and City Hospital RPA 2—Phase 1

20 Special Allocation Fund and terminates the designation of each of these Redevelopment Areas as

21 a “redevelopment area” pursuant to the Act.




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 1 SECTION TWO. There is hereby appropriated for the reasonable legal fees, costs, and

 2 expenses incurred by the City and SLDC for these services rendered in the research, drafting and

 3 presentation of this Board Bill and other related matters to be paid from the enumerated Special

 4 Allocation Funds for these listed Redevelopment Areas. Thereafter, the City Comptroller is

 5 hereby directed to disburse all remaining funds in these enumerated Special Allocation Funds for

 6 these listed Redevelopment Areas to the appropriate taxing districts in the manner provided in

 7 the Act.

 8 SECTION THREE. The Mayor and Comptroller are hereby authorized and directed to

 9 execute all documents, if any, and take such necessary steps as they deem necessary and

10 advisable to carry out and perform the purpose of this Ordinance.

11 SECTION FOUR. The sections of this Ordinance shall be severable. If any section of

12 this Ordinance is found by a court of competent jurisdiction to be invalid, the remaining sections

13 shall remain valid, unless the court finds that the valid sections are so essential to and

14 inseparably connected with and dependent upon the void section that it cannot be presumed that

15 the Board of Aldermen has or would have enacted the valid sections without the void ones,

16 unless the court finds the valid sections, standing alone, are incomplete and are incapable of

17 being executed in accordance with the legislative intent.

18 SECTION FIVE. This being an ordinance for the preservation of the public peace,

19 health, and safety, it is hereby declared to be an emergency measure within the meaning of

20 Sections 19 and 20 of Article IV of the Charter of the City of St. Louis and therefore shall

21 become effective immediately upon its passage and approval by the Mayor.




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 Board Bill Number 121
 January 9, 2026

 Page 53 of 207
Summary
Board Bill Number 122
Sponsored by Alderwoman Shameem Clark Hubbard
Date: January 9, 2026

This Board Bill determines that the Tax Increment Financing Plans listed in Exhibit “A” that were
established five, ten, fifteen, twenty or twenty-five years ago are making satisfactory progress,
except as noted, as required by Section 99.865.3 RSMo.




 Page 54 of 207
 BOARD BILL NUMBER 122 INTRODUCED BY ALDERWOMAN SHAMEEM CLARK
 HUBBARD


 1 An ordinance determining that the Tax Increment Financing Plans listed in Exhibit "A" are

 2 making satisfactory progress, except as noted, under the proposed time schedule for completion of

 3 projects therein.

 4 WHEREAS, the Tax Increment Financing plans and projects listed in Exhibit "A" were approved by

 5 the Board of the Alderman of the City of St. Louis by ordinance; and

 6 WHEREAS Section 99.865.3, RSMo, provides that five years after the establishment of each

 7 redevelopment plan and every five years thereafter, the governing body of the municipality shall hold a

 8 public hearing regarding these redevelopment plans and projects pursuant to Sections 99.800 to 99.8665,

 9 RSMo to determine if the redevelopment projects are making satisfactory progress under the proposed

10 time schedule contained within the approved plans for completion of such projects; and

11 WHEREAS, after proper notice, the Housing, Urban Development, and Zoning Committee held

12 a public hearing on February 3, 2026 and found the redevelopment projects listed on Exhibit "A" are

13 making satisfactory progress, except as noted;

14 NOW, THEREFORE, BE IT ORDAINED BY THE CITY OF ST. LOUIS AS FOLLOWS:

15 SECTION ONE. The Board of Alderman of the City of St. Louis hereby determines that the

16 Tax Increment Financing Plans listed in Exhibit "A" attached are making satisfactory progress, except

17 as noted, under the proposed time schedule contained within the approved plan for completion of the

18 projects therein.

19 SECTION TWO. The Board of Aldermen hereby finds that the required notices were published,

20 and the required hearing was held, pursuant to Section 99.365.3, RSMo.




 Page 1 of 1
 Board Bill Number 122
 Alderwoman Shameem Clark Hubbard
 January 9, 2026

 Page 55 of 207
EXHIBIT A

 CURRENT PILOTS AND EATS
 Assessor TIF ORD 1 (Adopt DATE DWELLING HOTEL COMMERCIAL PROJECTED NEW ESTIMATED NEW & UNPAID TIF MATURITY PILOTS COLLECTED SINCE EATS COLLECTED COLLECTED SINCE
PROJECT NAME TIF ID ID ANNIVERSARY PROJECT AMOUNT TIF AMOUNT TIF Percent PROJECT TYPE Plan) APPROVED 1 CONSTRUCTION STATUS DEVELOPER UNITS ROOMS (SQ. FT.) JOBS RETAINED JOBS PRINCIPAL DATE INCEPTION SINCE INCEPTION INCEPTION
ACTIVE IFs
Bell Lofts / Lofts @ 315 352-024 24 20 $ 12,200,000 $ 2,260,000 19% Residential 66428 02-Aug-04 Completed 920/1000, LLC 44 - 16,200 134 21 $ 2,667,732 12/6/2025 $ 1,579,415 $ 1,397,694 $ 2,977,109
Westgate Lofts 352-045 44 20 $ 12,800,000 $ 1,525,000 12% Mixed Use 66412 02-Aug-04 Completed 410 No. Jefferson, LLC 64 - 5,000 216 - $ 1,664,000 9/1/2027 $ 1,508,987 $ 22,817 $ 1,531,804
Convention Plaza Apartments 352-047 55 20 $ 9,000,000 $ 870,000 10% Residential 66553 22-Dec-04 Completed Convention Plaza Apartments, LLC 48 - - - - $ 899,000 1/21/2027 $ 338,864 $ 35,957 $ 374,821
Washington Ave. Apartments 352-048 42 20 $ 9,900,000 $ 1,100,000 11% Mixed Use 66421 02-Aug-04 Completed Washington Avenue Apartments, L.P. 127 - 3,000 75 - $ 813,000 8/31/2027 $ 783,824 $ 73,843 $ 857,667
Adler Lofts Condominiums 352-049 59 20 $ 8,000,000 $ 1,300,000 16% Mixed Use 66493 06-Dec-04 Completed Adler Lofts, LLC. 32 - 18,931 75 - $ 758,151 1/5/2028 $ 723,777 $ 36,594 $ 760,371
Washington East Condominiums 352-054 51 20 $ 54,300,000 $ 7,300,000 13% Mixed Use 66558 22-Dec-04 Completed Pyramid Construction, Inc. 171 - - 64 62 $ 6,804,521 1/20/2028 $ 6,800,850 $ 864,998 $ 7,665,848
Mississippi Place Townhomes 352-056 56 20 $ 4,500,000 $ 825,000 18% Residential 66561 22-Dec-04 Completed Gilded Age Renovation, LLC 16 - - 20 - $ 338,000 1/20/2027 $ 1,132,443 $ - $ 1,132,443
Marquette Building 352-057 48 20 $ 54,000,000 $ 4,000,000 7% Mixed Use 66554 22-Dec-04 Completed TLG Marquette, LLC 119 - - 200 - $ 3,798,000 1/23/2028 $ 5,620,984 $ 178,699 $ 5,799,683
Meridian Building (Formerly A.D.Brown Building) 352-058 50 20 $ 25,400,000 $ 3,650,000 14% Residential 66556 22-Dec-04 Completed AD Brown Acquisition Corp., LLC 89 - - 40 - $ 3,254,000 1/21/2028 $ 4,137,702 $ 232 $ 4,137,934
Dogtown Walk II 352-062 60 20 $ 2,700,000 $ 415,000 15% Residential 66652 28-Feb-05 Completed Saaman Development, LLC 10 - - 25 - $ 321,000 3/29/2028 $ 538,803 $ - $ 538,803
East Bank Lofts 352-064 61 20 $ 11,000,000 $ 1,414,000 13% Mixed Use 66657 28-Feb-05 Completed CHD Design Development, LLC 11 - 7,700 25 - $ 1,456,825 3/30/2028 $ 651,328 $ 85,029 $ 736,357
Pet Building / Pointe 400 352-065 63 20 $ 40,500,000 $ 4,000,000 10% Mixed Use 66684 29-Apr-05 Completed Balke Brown Associates 118 - 8,500 - - $ 2,342,500 5/29/2028 $ 2,747,919 $ 55,566 $ 2,803,485
Willy's Overland Building / NSI 352-066 62 20 $ 12,300,000 $ 1,800,000 15% Commercial 66753 27-Jun-05 Completed The National System, Inc. - - 155,000 200 10 $ 1,484,088 6/22/2028 $ 16,488 $ 1,881,962 $ 1,898,450
Carondelet South - District #2 (Carondelet School) 352-110 114 15 $ 6,623,000 $ 125,000 2% Residential 68553 22-Dec-09 Completed Carondelet TIF, Inc. - - - 20 16 $ 135,500 8/26/2031 $ 100,057 $ 86,979 $ 187,036
Northside Regeneration 352-126 135, 136, 15 15 $ 8,058,200,000 $ 490,600,000 6% Mixed Use 68484 10-Nov-09 Partially Completed Northside Regeneration, LLC 13,900 - 4,500,000 16,625 994 $ 6,843,200 11/29/2036 $ 2,713,888 $ 4,792,550 $ 7,506,438
1111 Olive 352-127 139 15 $ 11,750,000 $ 2,350,000 20% Commercial 68590 16-Mar-10 Completed Infomedia, Inc. - - 110,000 80 100 $ 2,392,000 4/14/2033 $ 1,440,034 $ 913,067 $ 2,353,101
Railway Exchange Building 352-128 137 15 $ 111,715,000 $ 27,800,000 25% Commercial 68634 29-Mar-10 Never Implemented RNY, LLC - - 1,225,000 2,800 - $ 9,180,000 4/27/2033 $ 135,145 $ 583,361 $ 718,506
Union Station Phase 2 352-145 USH-1 10 $ 155,282,396 $ 18,500,000 12% Commercial 69980 25-Feb-15 Completed Lodging Hospitality Management - - - 350 37 $15,100,500 3/26/2038 $ 1,171,165 $ 5,384,830 $ 6,555,995
Forest Park TOD "Expo on DeBaliviere" 352-157 5 $ 91,483,500 $ 12,700,000 14% Mixed-Use 71069 23-Dec-19 Completed Tegethoff Development 287 - 30,000 70 - $ 13,475,250 1/21/2043 $ 574,890 $ 91,326 $ 666,216
900 North Tucker 352-158 172 5 $ 70,000,000 $ 11,850,000 17% Commercial 71067 23-Dec-19 Completed StarLake Holdings, LLC - - 278,000 1,250 902 $11,250,000 1/22/2043 $ 912,558 $ 1,594,325 $ 2,506,883
Bottle District 352-059 52 20 $ 226,500,000 $ 51,500,000 23% Mixed Use 66560 21-Dec-04 On Hold Northside Regeneration, LLC - - - - - - - - - -
TOTAL $ 8,988,153,896 $ 645,884,000 15,036 6,357,331 22,269 2,142 $ 84,977,267 $ 33,629,121 $ 18,079,829 $ 51,708,950

RETIRED TIFs
Maryland Plaza South (Amended Argyle) 352-007 4 20 $ 20,500,000 $ 5,360,000 26% Commercial 66436 02-Aug-04 Completed Koplar Properties, Inc. 0 - 83,040 125
Maryland Plaza North (Amended Argyle) 352-007p1 4 20 $ 10,200,000 $ 1,030,000 10% Residential 66420 02-Aug-04 Completed Rothschild Development, Ltd. - - - -
110 North Newstead Condominiums 352-010 10 25 $ 3,800,000 $ 400,000 11% Residential 64849 21-Jan-00 Completed 100 North Condominium, LLC 12 - - -
Center for Emerging Tech.-Doris Wing Expansion 352-011 11 25 $ 8,000,000 $ 400,000 5% Commercial 64839 17-Dec-99 Completed Center for Emerging Technologies - - - -
Barton St. (Tabernacle) Lofts 352-044 45 20 $ 2,800,000 $ 370,000 13% Residential 66415 02-Aug-04 Completed Tabernacle Lofts, LLC 14 - - 25
Gaslight Square East 352-051 49 20 $ 19,450,000 $ 1,500,000 8% Mixed Use 66565 22-Dec-04 Completed Gaslight Square Place III, LLC 150 - 4,000 150
Automobile Row RPA 1 352-052 54 20 $ 12,667,755 $ 1,800,000 14% Mixed Use 66563 22-Dec-04 Completed Integration, LLC 15 - 65,000 200
Parc Ridge Estates 352-060 58 20 $ 15,000,000 $ 1,340,000 9% Residential 66659 28-Feb-05 Completed The 5700 Property, LLC 56 - - 50
Loughborough Commons 352-061 57 20 $ 40,000,000 $ 11,000,000 28% Mixed Use 66664 28-Feb-05 Completed Loughborough Commons, LLC 20 - 230,000 300
TOTAL $ 132,417,755 $ 23,200,000 267 382,040 850

TERMINATED TIFs
Automobile Row RPA 2 352-052 54 20 $ 21,292,764 $ 3,000,000 14% Mixed Use 66563 22-Dec-04 Never Implemented Integration LLC 61 - 64,500.00 200
500 N. Kingshighway 352-124 138 15 $ 6,517,130 $ 1,888,884 29% Commercial 68640 30-Apr-10 Never Implemented Rothschild Development - - - -
Hadley Dean Building ( 10 yr tax abated/not TIF) 352-125 133 15 $ 4,000,000 $ 950,000 24% Commercial 68440 27-Jul-09 Completed Loftworks, LLC 0 - 30,000.00 94
TOTAL $ 31,809,894 $ 5,838,884 61 94,500.00 294

Jobs estimation based on earnings tax collections and avg. annual regional wage.




 Page 56 of 207
Tax Increment Financing Update
 Fiscal Year 2025




 Page 57 of 207
TIF Overview




 Page 58 of 207
TIF Overview


 TIF Project Overview
 TIF Overview
 Redevelopment Plans Established 152 Substantially Complete 135

 Executed Redevelopment Agreements 124 Partially Complete 7
 Retired & Terminated TIFs 57 Under Construction 2
 Total 144




 Page 59 of 207
 0 5 10 15 20 25

 1990
 1991
 1992
 1993
 1994
 1995
 1996
 1997
 1998
 1999
 2000
 2001
 2002
 2003
 2004
 2005
 Active 2006
 2007
 2008
 Retired 2009
 2010
 2011
 TIFs Approved by Calendar Year


 2012
 TIF Project Count by Year

 2013
 2014
 2015
 2016
 2017
 2018
 2019
 2020
 2021
 2022
 2023
 2024
 2025




Page 60 of 207
25 Year Anniversary Projects




 Page 61 of 207
25 Year Anniversary Projects

 Center for Emerging Technologies
 Special Allocation Fund dissolved 1/23/2015 by Ordinance # 69903

 110 N. Newstead Condominiums
 Special Allocation Fund dissolved 01/28/2013 by Ordinance # 69365




 Page 62 of 207
20 Year Anniversary Projects




 Page 63 of 207
Bell Lofts/Lofts @ 315




 Page 64 of 207
Westgate Lofts




 Page 65 of 207
Washington Ave. Apartments




 Page 66 of 207
Convention Plaza Apartments




 Page 67 of 207
Adler Lofts Condominiums




 Page 68 of 207
Washington East Condominiums




 Page 69 of 207
Mississippi Place




 Page 70 of 207
Marquette Building




 Page 71 of 207
Meridian Building




 Page 72 of 207
The Bottle District




 Page 73 of 207
Dogtown Walk II




 Page 74 of 207
East Bank Lofts




 Page 75 of 207
Pet Building/Pointe 400




 Page 76 of 207
Willy’s Overland Building/NSI




 Page 77 of 207
Maryland Plaza North and South




 Page 78 of 207
Barton Street Lofts




 Page 79 of 207
Gaslight Square East




 Page 80 of 207
Loughborough Commons




 Page 81 of 207
Automobile Row 3100 Locust RPA 1 and 2




 Page 82 of 207
Parc Ridge Estates




 Page 83 of 207
15 Year Anniversary Projects




 Page 84 of 207
Carondelet South–District #2 (Carondelet School)




 Page 85 of 207
Northside Regeneration




 Page 86 of 207
1111 Olive




 Page 87 of 207
Railway Exchange Building




 Page 88 of 207
500 N. Kingshighway




 Page 89 of 207
10 Year Anniversary Projects




 Page 90 of 207
Union Station Phase 2




 Page 91 of 207
5 Year Anniversary Projects




 Page 92 of 207
Forest Park TOD “Expo on Debaliviere”




 Page 93 of 207
900 N. Tucker




 Page 94 of 207
Terminated TIFs




 Page 95 of 207
Terminated TIFs

 500 N. Kingshighway

 Automobile Row RPA 2




 Page 96 of 207
Retired TIFs




 Page 97 of 207
Retired TIFs
Center for Emerging Technologies

110 N. Newstead Condominiums

Maryland Plaza North (Amended Argyle)

Maryland Plaza South (Amended Argyle)

Barton St. (Tabernacle) Lofts

Gaslight Square East

Loughborough Commons

Automobile Row RPA 1

Parc Ridge Estates


 Page 98 of 207
EXHIBIT A

 PILOTS AND
 CURRENT EATS COLLECTED
 Assessor PROJECT PROJECT ORD 1 (Adopt DATE CONSTRUCTION DWELLING HOTEL COMMERCIAL PROJECTED ESTIMATED NEW & UNPAID TIF MATURITY PILOTS COLLECTED EATS COLLECTED SINCE
PROJECT NAME TIF ID TIF ID ANNIVERSARY AMOUNT TIF AMOUNT TIF Percent TYPE Plan) APPROVED 1 STATUS DEVELOPER UNITS ROOMS (SQ. FT.) NEW JOBS RETAINED JOBS PRINCIPAL DATE SINCE INCEPTION SINCE INCEPTION INCEPTION
ACTIVE TIFs
Bell Lofts / Lofts @ 315 352-024 24 20 $ 12,200,000 $ 2,260,000 19% Residential 66428 02-Aug-04 Completed 920/1000, LLC 44- 16,200 134 21 $ 2,667,732 12/6/2025 $ 1,579,415 $ 1,397,694 $ 2,977,109
Westgate Lofts 352-045 44 20 $ 12,800,000 $ 1,525,000 12% Mixed Use 66412 02-Aug-04 Completed 410 No. Jefferson, LLC 64- 5,000 216 - $ 1,664,000 9/1/2027 $ 1,508,987 $ 22,817 $ 1,531,804
Convention Plaza Apartments 352-047 55 20 $ 9,000,000 $ 870,000 10% Residential 66553 22-Dec-04 Completed Convention Plaza Apartments, LLC 48- - - - $ 899,000 1/21/2027 $ 338,864 $ 35,957 $ 374,821
Washington Ave. Apartments 352-048 42 20 $ 9,900,000 $ 1,100,000 11% Mixed Use 66421 02-Aug-04 Completed Washington Avenue Apartments, L.P. 127 - 3,000 75 - $ 813,000 8/31/2027 $ 783,824 $ 73,843 $ 857,667
Adler Lofts Condominiums 352-049 59 20 $ 8,000,000 $ 1,300,000 16% Mixed Use 66493 06-Dec-04 Completed Adler Lofts, LLC. 32- 18,931 75 - $ 758,151 1/5/2028 $ 723,777 $ 36,594 $ 760,371
Washington East Condominiums 352-054 51 20 $ 54,300,000 $ 7,300,000 13% Mixed Use 66558 22-Dec-04 Completed Pyramid Construction, Inc. 171 - - 64 62 $ 6,804,521 1/20/2028 $ 6,800,850 $ 864,998 $ 7,665,848
Mississippi Place Townhomes 352-056 56 20 $ 4,500,000 $ 825,000 18% Residential 66561 22-Dec-04 Completed Gilded Age Renovation, LLC 16- - 20 - $ 338,000 1/20/2027 $ 1,132,443 $ - $ 1,132,443
Marquette Building 352-057 48 20 $ 54,000,000 $ 4,000,000 7% Mixed Use 66554 22-Dec-04 Completed TLG Marquette, LLC 119 - - 200 - $ 3,798,000 1/23/2028 $ 5,620,984 $ 178,699 $ 5,799,683
Meridian Building (Formerly A.D.Brown Building) 352-058 50 20 $ 25,400,000 $ 3,650,000 14% Residential 66556 22-Dec-04 Completed AD Brown Acquisition Corp., LLC 89- - 40 - $ 3,254,000 1/21/2028 $ 4,137,702 $ 232 $ 4,137,934
Dogtown Walk II 352-062 60 20 $ 2,700,000 $ 415,000 15% Residential 66652 28-Feb-05 Completed Saaman Development, LLC 10- - 25 - $ 321,000 3/29/2028 $ 538,803 $ - $ 538,803
East Bank Lofts 352-064 61 20 $ 11,000,000 $ 1,414,000 13% Mixed Use 66657 28-Feb-05 Completed CHD Design Development, LLC 11- 7,700 25 - $ 1,456,825 3/30/2028 $ 651,328 $ 85,029 $ 736,357
Pet Building / Pointe 400 352-065 63 20 $ 40,500,000 $ 4,000,000 10% Mixed Use 66684 29-Apr-05 Completed Balke Brown Associates 118 - 8,500 - - $ 2,342,500 5/29/2028 $ 2,747,919 $ 55,566 $ 2,803,485
Willy's Overland Building / NSI 352-066 62 20 $ 12,300,000 $ 1,800,000 15% Commercial 66753 27-Jun-05 Completed The National System, Inc. - - 155,000 200 10 $ 1,484,088 6/22/2028 $ 16,488 $ 1,881,962 $ 1,898,450
Carondelet South - District #2 (Carondelet School) 352-110 114 15 $ 6,623,000 $ 125,000 2% Residential 68553 22-Dec-09 Completed Carondelet TIF, Inc. - - - 20 16 $ 135,500 8/26/2031 $ 100,057 $ 86,979 $ 187,036
Northside Regeneration 352-126 135, 136, 151,15152, 171 $ 8,058,200,000 $ 490,600,000 6% Mixed Use 68484 10-Nov-09 Partially Completed Northside Regeneration, LLC 13,900 - 4,500,000 16,625 994 $ 6,843,200 11/29/2036 $ 2,713,888 $ 4,792,550 $ 7,506,438
1111 Olive 352-127 139 15 $ 11,750,000 $ 2,350,000 20% Commercial 68590 16-Mar-10 Completed Infomedia, Inc. - - 110,000 80 100 $ 2,392,000 4/14/2033 $ 1,440,034 $ 913,067 $ 2,353,101
Railway Exchange Building 352-128 137 15 $ 111,715,000 $ 27,800,000 25% Commercial 68634 29-Mar-10 Never Implemented RNY, LLC - - 1,225,000 2,800 - $ 9,180,000 4/27/2033 $ 135,145 $ 583,361 $ 718,506
Union Station Phase 2 352-145 USH-1 10 $ 155,282,396 $ 18,500,000 12% Commercial 69980 25-Feb-15 Completed Lodging Hospitality Management - - - 350 37 $15,100,500 3/26/2038 $ 1,171,165 $ 5,384,830 $ 6,555,995
Forest Park TOD "Expo on DeBaliviere" 352-157 5 $ 91,483,500 $ 12,700,000 14% Mixed-Use 71069 23-Dec-19 Completed Tegethoff Development 287 - 30,000 70 - $ 13,475,250 1/21/2043 $ 574,890 $ 91,326 $ 666,216
900 North Tucker 352-158 172 5 $ 70,000,000 $ 11,850,000 17% Commercial 71067 23-Dec-19 Completed StarLake Holdings, LLC - - 278,000 1,250 902 $11,250,000 1/22/2043 $ 912,558 $ 1,594,325 $ 2,506,883
Bottle District 352-059 52 20 $ 226,500,000 $ 51,500,000 23% Mixed Use 66560 21-Dec-04 On Hold Northside Regeneration, LLC - - - - - - - - - -
TOTAL $ 8,988,153,896 $ 645,884,000 15,036 6,357,331 22,269 2,142 $ 84,977,267 $ 33,629,121 $ 18,079,829 $ 51,708,950

RETIRED TIFs
Maryland Plaza South (Amended Argyle) 352-007 4 20 $ 20,500,000 $ 5,360,000 26% Commercial 66436 02-Aug-04 Completed Koplar Properties, Inc. 0 - 83,040 125
Maryland Plaza North (Amended Argyle) 352-007p1 4 20 $ 10,200,000 $ 1,030,000 10% Residential 66420 02-Aug-04 Completed Rothschild Development, Ltd. - - - -
110 North Newstead Condominiums 352-010 10 25 $ 3,800,000 $ 400,000 11% Residential 64849 21-Jan-00 Completed 100 North Condominium, LLC 12 - - -
Center for Emerging Tech.-Doris Wing Expansion 352-011 11 25 $ 8,000,000 $ 400,000 5% Commercial 64839 17-Dec-99 Completed Center for Emerging Technologies - - - -
Barton St. (Tabernacle) Lofts 352-044 45 20 $ 2,800,000 $ 370,000 13% Residential 66415 02-Aug-04 Completed Tabernacle Lofts, LLC 14 - - 25
Gaslight Square East 352-051 49 20 $ 19,450,000 $ 1,500,000 8% Mixed Use 66565 22-Dec-04 Completed Gaslight Square Place III, LLC 150 - 4,000 150
Automobile Row RPA 1 352-052 54 20 $ 12,667,755 $ 1,800,000 14% Mixed Use 66563 22-Dec-04 Completed Integration, LLC 15 - 65,000 200
Parc Ridge Estates 352-060 58 20 $ 15,000,000 $ 1,340,000 9% Residential 66659 28-Feb-05 Completed The 5700 Property, LLC 56 - - 50
Loughborough Commons 352-061 57 20 $ 40,000,000 $ 11,000,000 28% Mixed Use 66664 28-Feb-05 Completed Loughborough Commons, LLC 20 - 230,000 300
TOTAL $ 132,417,755 $ 23,200,000 267 382,040 850

TERMINATED TIFs
Automobile Row RPA 2 352-052 54 20 $ 21,292,764 $ 3,000,000 14% Mixed Use 66563 22-Dec-04 Never Implemented Integration LLC 61 - 64,500.00 200
500 N. Kingshighway 352-124 138 15 $ 6,517,130 $ 1,888,884 29% Commercial 68640 30-Apr-10 Never Implemented Rothschild Development - - - -
Hadley Dean Building ( 10 yr tax abated/not TIF) 352-125 133 15 $ 4,000,000 $ 950,000 24% Commercial 68440 27-Jul-09 Completed Loftworks, LLC 0 - 30,000.00 94
TOTAL $ 31,809,894 $ 5,838,884 61 94,500.00 294

Jobs estimation based on earnings tax collections and avg. annual regional wage.




 Page 99 of 207
THANK YOU!




 Page 100 of 207
Summary
Board Bill Number 123
Introduced by Alderman Browning
Date: January 9, 2026

This Board Bill seeks to approve a Chapter 99 Redevelopment Plan and Blighting Study for the 4359
Lindell Blvd. Redevelopment Area. The proposed Bill does not allow for use of eminent domain within
the area. This Board Bill will allow for up to a 10-year tax abatement at 90 percent for market rate
projects and up to 15-year abatement for LIHTC projects.




 Page 101 of 207
 BOARD BILL NUMBER 123 INTRODUCED BY ALDERMAN BROWNING


 1 An ordinance approving a Redevelopment Plan dated September 23, 2025 (“Plan”) for the 4359

 2 Lindell Blvd. Area ("Area") in the City of St. Louis (“City’) after finding that the Area is blighted

 3 as defined in Section 99.320 of the Revised Statutes of Missouri, 2016, as amended, (the "Statute"

 4 being Sections 99.300 to 99.715 inclusive), finding that there shall be available up to 10-year tax

 5 abatement (10 years based on 90% of the assessed value of the incremental improvements) for

 6 market rate projects or 15-year tax abatement for LIHTC projects (10 years based on 90% of the

 7 assessed value of the incremental improvements, followed by 5 years based on 50% of the assessed

 8 value of the incremental improvements); and pledging cooperation of the Board of Aldermen; and

 9 pledging cooperation of the Board of Aldermen.

10 WHEREAS, the predominance of insanitary or unsafe conditions, deterioration of site

11 improvements, or the existence of conditions which endanger life or property by fire and other

12 causes, or any combination of such factors in the Area, retards the provision of housing

13 accommodations or constitutes an economic or social liability or a menace to the public health,

14 safety, or welfare in its present condition and use, said Area being more fully described in

15 Attachment "A"; and

16 WHEREAS, such conditions are beyond remedy and control solely by regulatory process

17 in the exercise of the police power and cannot be dealt with effectively by ordinary private

18 enterprise without the aids provided in the Statute; and

19 WHEREAS, there is a need for the Land Clearance for Redevelopment Authority of the

20 City of St. Louis (“LCRA”), a public body corporate and politic created under Missouri law, to

21 undertake the development of the above described Area as a land clearance project (“Project”)

22 under said Statute, pursuant to plans by or presented to the LCRA under Section 99.430.1 (4); and




 Page 102 of 207
 1 WHEREAS, the LCRA has recommended such a plan to the Planning Commission of the

 2 City of St. Louis (“Planning Commission”) and to this St. Louis Board of Aldermen ("Board"),

 3 titled "Blighting Study and Plan for the 4359 Lindell Blvd. Area," dated September 23, 2025

 4 consisting of a Title Page, Table of Contents Pages, and nine (9) numbered pages, and Exhibits A-

 5 G attached hereto and incorporated herein as Attachment "B" ("Plan"); and

 6 WHEREAS, under the provisions of the Statute it is required that this Board take such

 7 actions as may be required to approve the Plan; and

 8 WHEREAS, it is desirable and in the public interest that a public body, the LCRA,

 9 undertake and administer the Plan in the Area; and

10 WHEREAS, the LCRA and the Planning Commission have made and presented to this

11 Board the studies and statements required to be made and submitted by Section 99.430 and this

12 Board has been fully apprised by the LCRA and the Planning Commission of the facts and is fully

13 aware of the conditions in the Area; and

14 WHEREAS, the Plan has been presented and recommended by LCRA to this Board for

15 review and approval; and

16 WHEREAS, a general plan has been prepared and is recognized and used as a guide for

17 the general development of the City and the Planning Commission has advised this Board that the

18 Plan conforms to said general plan; and

19 WHEREAS, this Board has duly considered the reports, recommendations and

20 certifications of the LCRA and the Planning Commission; and

21 WHEREAS, the Plan does prescribe land use and street and traffic patterns which may

22 require, among other things, the vacation of public rights-of-way, the establishment of new street

23 and sidewalk patterns or other public actions; and
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 Board Bill Number 123
 Browning
 January 9, 2026

 Page 103 of 207
 1 WHEREAS, this Board is cognizant of the conditions which are imposed on the

 2 undertaking and carrying out of the Project, including those relating to prohibitions against

 3 discrimination because of race, color, familial status, national origin or ancestry, sex, marital status,

 4 age, sexual orientation, gender identity or expression, religion or disability; and

 5 WHEREAS, in accordance with the requirements of Section 99.430 of the Statute, this

 6 Board advertised that a public hearing would be held by this Board on the Plan, and said hearing

 7 was held at the time and place designated in said advertising and all those who were interested in

 8 being heard were given a reasonable opportunity to express their views; and

 9 WHEREAS, it is necessary that this Board take appropriate official action respecting the

10 approval of the Plan.

11 BE IT ORDAINED BY THE CITY OF ST. LOUIS AS FOLLOWS:

12 SECTION ONE. There exists within the City a blighted area, as defined by Section 99.320 of the

13 Revised Statutes of Missouri, 2016, as amended, (the "Statute" being Sections 99.300 to 99.715

14 inclusive, as amended) described in Attachment "A", attached hereto and incorporated herein,

15 known as the 4359 Lindell Blvd. Area.

16 SECTION TWO. The redevelopment of the above described Area, as provided by the

17 Statute, is necessary and in the public interest, and is in the interest of the public health, safety,

18 morals and general welfare of the people of the City.

19 SECTION THREE. The Area qualifies as a redevelopment area in need of

20 redevelopment under the provision of the Statute, and the Area is blighted as defined in Section

21 99.320 of the Statute.

22 SECTION FOUR. The Blighting Study and Plan for the Area, dated September 23, 2025,

23 having been duly reviewed and considered, is hereby approved and incorporated herein by
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 Board Bill Number 123
 Browning
 January 9, 2026

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 1 reference, and the President or Clerk of this Board is hereby directed to file a copy of said Plan

 2 with the Minutes of this meeting.

 3 SECTION FIVE. The Plan for the Area is feasible and conforms to the general plan for

 4 the City.

 5 SECTION SIX. The financial aid provided and to be provided for financial assistance

 6 pertaining to the Area is necessary to enable the redevelopment activities to be undertaken in

 7 accordance with the Plan for the Area, and the proposed financing plan for the Area is feasible.

 8 SECTION SEVEN. The Plan for the Area will afford maximum opportunity, consistent

 9 with the sound needs of the City as a whole, for the redevelopment of the Area by private

10 enterprise, and private developments to be sought pursuant to the requirements of the Statute.

11 SECTION EIGHT. The Plan for the Area provides that the LCRA may not acquire any

12 property in the Area by the exercise of eminent domain.

13 SECTION NINE. The property within the Area is currently unoccupied. If it becomes

14 occupied, all eligible occupants displaced by the Redeveloper ("Redeveloper" being defined in

15 Section Twelve, below) shall be given relocation assistance by the Redeveloper at its expense, in

16 accordance with all applicable federal, state and local laws, ordinances, regulations and policies.

17 SECTION TEN. The Plan for the Area gives due consideration to the provision of

18 adequate public facilities.

19 SECTION ELEVEN. In order to implement and facilitate the effectuation of the Plan

20 hereby approved it is found and determined that certain official actions must be taken by this Board

21 and accordingly this Board hereby:

22 (a) Pledges its cooperation in helping to carry out the Plan;



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 Board Bill Number 123
 Browning
 January 9, 2026

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 1 (b) Requests the various officials, departments, boards and agencies of the City, which

 2 have administrative responsibilities, likewise to cooperate to such end and to execute their

 3 respective functions and powers in a manner consistent with the Plan; and

 4 (c) Stands ready to consider and take appropriate action upon proposals and measures

 5 designed to effectuate the Plan.

 6 SECTION TWELVE. All parties participating as owners or purchasers of property in the

 7 Area for redevelopment ("Redeveloper") shall agree for themselves and their heirs, successors and

 8 assigns that they shall not discriminate on the basis of race, color, familial status, national origin or

 9 ancestry, sex, marital status, age, sexual orientation, gender identity or expression, religion or

10 disability in the sale, lease, or rental of any property or improvements erected or to be erected in

11 the Area or any part thereof and those covenants shall run with the land, shall remain in effect

12 without limitation of time, shall be made part of every contract for sale, lease, or rental of property

13 to which Redeveloper is a party, and shall be enforceable by the LCRA, the City and the United

14 States of America.

15 SECTION THIRTEEN. In all contracts with private and public parties for

16 redevelopment of any portion of the Area, all Redevelopers shall agree:

17 (a) To use the property in accordance with the provisions of the Plan, and be bound by

18 the conditions and procedures set forth therein and in this Ordinance;

19 (b) That in undertaking construction under the agreement with the LCRA and the Plan,

20 bona fide Minority-Owned Business Enterprises ("MBEs") and Women-Owned Business

21 Enterprises ("WBEs") will be solicited and fairly considered for contracts, subcontracts and

22 purchase orders;



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 Board Bill Number 123
 Browning
 January 9, 2026

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 1 (c) To be bound by the conditions and procedures regarding the utilization of MBEs

 2 and WBEs established by the City;

 3 (d) To adhere to the requirements of Ordinance Nos. 69427, 70767, 71094, and 71962

 4 and Executive Order 91, as may be amended or supplemented, pertaining to MBE and WBE

 5 participation, workforce participation, and prevailing wage compliance, to the extent the provisions

 6 of those ordinances apply to the Project and are not otherwise prohibited by federal anti-

 7 discrimination law;

 8 (e) To comply with the requirements of Ordinance 60275 of the City;

 9 (f) To cooperate with those programs and methods supplied by the City with the

10 purpose of accomplishing, pursuant to this paragraph, minority and women subcontractors and

11 material supplier participation in the construction under this Agreement. The Redeveloper will

12 report semi-annually during the construction period the results of its endeavors under this

13 paragraph, to the Office of the Mayor and the President of this Board; and

14 (g) That the language of this Section Thirteen shall be included in its general

15 construction contract and other construction contracts let directly by Redeveloper.

16

17 The term "Redeveloper" as used in this Section shall include its successors in interest and

18 assigns.

19 SECTION FOURTEEN. Pursuant to Section 99.715, RSMo, nothing in the Plan shall

20 prevent the City Assessor from increasing or decreasing the assessed value of the any real property

21 or portion thereof that is not subject to a Certificate of Qualification of Tax Abatement properly

22 filed with the City Assessor.



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 Board Bill Number 123
 Browning
 January 9, 2026

 Page 107 of 207
 1 All unabated ad valorem real estate taxes and PILOTs shall be collected by the City Collector of

 2 Revenue in the same manner as regular ad valorem real estate taxes.

 3 The Redeveloper(s) may seek up to ten (10) year ad valorem real estate tax abatement (the “Tax

 4 Abatement Period”) pursuant to Sections 99.700 – 99.715, RSMo, as amended, upon application as

 5 provided therein. LCRA shall provide the Redeveloper(s) with a Certificate of Qualification of

 6 Tax Abatement as provided in Section 99.700, RSMo, and any redevelopment agreement, and the

 7 Redeveloper shall file such certificate with the City Assessor within thirty (30) days receipt thereof

 8 as required by Section 99.705, RSMo. The City Assessor shall, promptly after receipt of the

 9 certificate, provide a written certification of the current assessed value of the then-existing

10 applicable real property or portion thereof (the “Base Assessed Value”) to the Redeveloper(s).

11 During the Tax Abatement Period, and subject to continued compliance with the Plan and

12 any redevelopment agreement, the Redeveloper(s) (or subsequent owners of the applicable real

13 property or portion thereof) shall pay unabated ad valorem real estate taxes and make additional

14 payments in lieu of taxes (“PILOTs”) as follows:

15 During each year of the Tax Abatement Period, unabated ad valorem real estate taxes will be

16 imposed based on the then-current tax levy rates and the Base Assessed Value of the applicable

17 real property or portion thereof pursuant to Section 99.710, RSMo; and

18 During each year of the Tax Abatement Period, PILOTs shall equal:

19 In each of years one through ten of the Tax Abatement Period, an amount up to ten percent (10%)

20 of the difference between the ad valorem real estate taxes that would be due if there were no

21 abatement and the amount of taxes actually due (as described above); and

22 The tax abatement described above shall not apply to special assessments and shall not

23 serve to reduce or eliminate any other licenses or fees owing to the City or any other taxing
 Page 7 of 10
 Board Bill Number 123
 Browning
 January 9, 2026

 Page 108 of 207
 1 jurisdiction with respect to the applicable real property or portion thereof, except as expressly

 2 described above. Pursuant to Section 99.715, RSMo, nothing in the Plan shall prevent the City

 3 Assessor from increasing or decreasing the assessed value of the any real property or portion

 4 thereof that is not subject to a Certificate of Qualification of Tax Abatement properly filed with the

 5 City Assessor.

 6 All unabated ad valorem real estate taxes and PILOTs shall be collected by the City Collector of

 7 Revenue in the same manner as regular ad valorem real estate taxes.

 8 For Low Income Housing Tax Credit Projects (LIHTC)- Redeveloper(s) may seek ten (10) year

 9 real estate tax abatement pursuant to Sections 99.700 - 99.715, RSMo, as amended, upon

10 application as provided therein. Such real estate tax abatement shall not include taxes collected for

11 any Special Business District, Neighborhood Improvement District, Commercial Improvement

12 District, or any other similar local taxing district created in accordance with Missouri law, whether

13 now existing or later created.

14 In lieu of the tax abatement available pursuant to pursuant to Sections 99.700 – 99.715,

15 RSMo, as amended, any Redeveloper(s) may seek tax abatement pursuant to Chapter 353, RSMo,

16 as amended, upon compliance with the procedures set forth therein and in Chapter 11.06 of the

17 City Code, as amended. The terms of the tax abatement available to the applicable real property or

18 portion thereof will be set forth in a Redevelopment Agreement between the LCRA and the

19 Redeveloper. The Redevelopment Agreement shall provide that tax abatement shall begin in the

20 year during which an urban redevelopment corporation acquires title to the applicable real property

21 or portion thereof and continue no longer than fifteen (15) years thereafter (the “Chapter 353 Tax

22 Abatement Period”), provided, however, that:



 Page 8 of 10
 Board Bill Number 123
 Browning
 January 9, 2026

 Page 109 of 207
 1 PILOTs will be imposed to ensure that the total revenues payable to the affected taxing

 2 jurisdictions from PILOTs and unabated ad valorem taxes (including those set forth in Section

 3 353.110, RSMo) equals at least:

 4 For years one through ten of the Chapter 353 Tax Abatement period, at least:

 5 One hundred percent (100%) of the ad valorem taxes that would be imposed based on the then-

 6 current tax levy rates and the assessed value of the land and improvements included in the

 7 applicable real property or portion thereof in the year prior to the urban redevelopment

 8 corporation’s acquisition thereof (subject to adjustment pursuant to Section 353.110.2, RSMo, if

 9 the land was tax exempt prior to acquisition by the urban redevelopment corporation) (the “Base

10 Tax Value”); plus

11 ten percent (10%) of the difference between the ad valorem real estate taxes that would be due if

12 there were no tax abatement and Base Tax Value.

13 For years eleven through fifteen of the Chapter 353 Tax Abatement period, not to exceed fifty

14 percent (50%) of the ad valorem real estate taxes that would be due if there were no tax abatement.

15 Pursuant to Section 71.801, RSMo., all calculations of PILOTs and abated taxes shall exclude any

16 ad valorem real property tax imposed by a Special Business District.

17 All payments in lieu of taxes shall be a lien upon the real property and, when paid to the

18 Collector of Revenue of the City shall be distributed as all other property taxes. These partial tax

19 relief and payment in lieu of taxes provisions, during up to said fifteen (15) year period, shall inure

20 to the benefit of all successors in interest in the property of the urban redevelopment corporation,

21 so long as such successors shall continue to use such property as provided in this Plan and in any

22 Agreement with the LCRA. In no event shall such benefits extend beyond fifteen (15) years after

23 any urban redevelopment corporation shall have acquired title to the property.
 Page 9 of 10
 Board Bill Number 123
 Browning
 January 9, 2026

 Page 110 of 207
 1 SECTION FIFTEEN. Any proposed modification which will substantially change the

 2 Plan must be approved by the St. Louis Board of Aldermen in the same manner as the Plan was

 3 first approved. Modifications which will substantially change the Plan include, but are not

 4 necessarily limited to, modifications on the use of eminent domain, to the length of tax abatement,

 5 or to the boundaries of the Area. The Plan may be otherwise modified (e.g. development schedule)

 6 by the LCRA in accordance with its July 24, 2018 policy governing time extensions as may be

 7 amended.

 8 SECTION SIXTEEN. The sections of this Ordinance shall be severable. In the event that

 9 any section of this Ordinance is found by a court of competent jurisdiction to be invalid, the

10 remaining sections of this Ordinance are valid, unless the court finds the valid sections of the

11 Ordinance are so essential and inseparably connected with and dependent upon the void section

12 that it cannot be presumed that this Board would have enacted the valid sections without the void

13 ones, or unless the court finds that the valid sections standing alone are incomplete and are

14 incapable of being executed in accordance with the legislative intent.




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 Board Bill Number 123
 Browning
 January 9, 2026

 Page 111 of 207
 BOARD BILL NUMBER 123 FISCAL NOTE

Preparer’s Name _Zachary Wilson

Phone Number or Email Address (will be available publicly) wilsonz@stlouis-mo.gov

Bill Sponsors _ Alderman Browning


 Bill Synopsis: This Board Bill seeks to approve a Chapter 99 Redevelopment Plan and
 Blighting Study for the 4359 Lindell Blvd. Redevelopment Area. The
 proposed Bill does not allow for use of eminent domain within the area.
 This Board Bill will allow for up to a 10-year tax abatement at 90
 percent for market rate projects and up to 15 year abatement for LIHTC
 projects.
 Type of Impact: None this year.

 Agencies Affected: None



 SECTION A
 Does this resolution authorize:

• An expansion of services which entails additional costs beyond that approved in the current
 adopted city budget? ____Yes __X__No.

• An undertaking of a new service for which no funding is provided in the current adopted city
 budget? ____Yes __X__No.

• A commitment of city funding in the future under certain specified conditions?
 ____Yes __X__No.

• An issuance of bonds, notes and lease-purchase agreements which may require additional
 funding beyond that approved in the current adopted city budget? ____Yes __X__No.

• An execution or initiation of an activity as a result of federal or state mandates or
 requirements? ____Yes __X__No.

• A capital improvement project that increases operating costs over the current adopted city
 budget? ____Yes __X__No.

 (01/2017)


 Page 112 of 207
• A capital improvement project that requires funding not approved in the current adopted city
 budget or that will require funding in future years? ____Yes __X__No.

If the answer is yes to any of the above questions, then a fiscal note must be attached to the
 board bill. Complete Section B of the form below.
 SECTION B

• Does the bill require the construction of any new physical facilities? ____Yes ____No.

 o If yes, describe the facilities and provide the estimated cost:
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________

• Is the bill estimated to have a direct fiscal impact on any city department or office?
 ____Yes ____No.

 o If yes, explain the impact and the estimated cost:
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________

• Does the bill create a program or administrative subdivision? ____Yes
 ____No.

 o If yes, then is there a similar existing program or administrative subdivision?
 ____Yes ____No.
 o If yes, explain the how the proposed programs or administrative subdivisions may
 overlap:
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________

•  Describe the annual operating, equipment, and maintenance costs that would result from the
 proposed bill, as well as any funding sources:
 ____________________________________________________________________
Complete the chart below to list the total estimated expenditures required of the City resulting
from the proposed board bill and any estimated savings or additional revenue.

 Financial Estimate of Impact on General Fund
 2

 Page 113 of 207
Fiscal Impact Year 1 (current) Year 2 Year 3
Additional Expenditures NA NA NA
Additional Revenue NA NA NA
Net NA NA NA
 Financial Estimate of Impact on Special Funds
Fiscal Impact Year 1 (current) Year 2 Year 3
Additional Expenditures NA NA NA
Additional Revenue NA NA NA
Net NA NA NA

• Describe any assumptions used in preparing this fiscal note:
 NA- No expenditures will occur with  this
 bill__________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________

• List any sources of information (including any City officials, agencies, or departments) used
 in preparing this fiscal note:
 _____SLDC__________________________________________________________
 ___
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________
 ____________________________________________________________________

• Have the financial estimates of this bill been verified by the City Budget Division?
 ____Yes ____No. X

 o If yes, by whom? _______________________________ .




 3

 Page 114 of 207
Page 115 of 207
  BLIGHTING STUDY AND REDEVELOPMENT PLAN

 FOR THE



 4359 Lindell Boulevard
 Redevelopment Area



 PROJECT # 2483



 OCTOBER 28, 2025



LAND CLEARANCE FOR REDEVELOPMENT AUTHORITY
 OF THE CITY OF ST. LOUIS


 MAYOR CARA SPENCER




 Page 116 of 207
 BLIGHTING STUDY AND REDEVELOPMENT PLAN FOR 4359 LINDELL
 BOULEVARD REDEVELOPMENT AREA

A. EXISTING CONDITIONS OF BLIGHT ................................................................................... 1
 1. DELINEATION OF BOUNDARIES............................................................................... 1
 2. GENERAL CONDITIONS OF THE AREA ...................................................................... 1
 3. PRESENT LAND USE OF THE AREA........................................................................... 1
 4. PRESENT LAND USE AND DENSITY OF SURROUNDING PROPERTIES ........................ 1
 5. CURRENT ZONING ................................................................................................... 1
 6. FINDING OF BLIGHT ................................................................................................ 1
B. PROPOSED DEVELOPMENT AND REGULATIONS ............................................................... 2
 1. REDEVELOPMENT OBJECTIVES ............................................................................... 2
 2. PROPOSED LAND USE OF THE AREA ........................................................................ 2
 3. PROPOSED ZONING ................................................................................................. 2
 4. RELATIONSHIP TO LOCAL OBJECTIVES .................................................................... 2
 5. PROPOSED EMPLOYMENT FOR THIS AREA .............................................................. 3
 6. CIRCULATION.......................................................................................................... 3
 7. BUILDING AND SITE REGULATIONS ......................................................................... 3
 8. URBAN DESIGN ....................................................................................................... 3
 9. PARKING REGULATIONS.......................................................................................... 4
 10. SIGN REGULATIONS ................................................................................................ 4
 11. BUILDING, CONDITIONAL USE, AND SIGN PERMITS.................................................. 4
 12. PUBLIC IMPROVEMENTS ......................................................................................... 4
C. PROPOSED SCHEDULE OF REDEVELOPMENT ................................................................... 5
D. EXECUTION OF PROJECT .................................................................................................. 5
 1. ADMINSTRATION AND FINANCING .......................................................................... 5
 2. PROPERTY ACQUISITION ......................................................................................... 5
 3. PROPERTY DISPOSITION ......................................................................................... 5
 4. RELOCATION ASSISTANCE....................................................................................... 5
E. COOPERATION OF THE CITY............................................................................................. 6
F. TAX ABATEMENT............................................................................................................. 6




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G. COMPLIANCE WITH AFFIRMATIVE ACTION AND NONDISCRIMINATION LAWS AND
 REGULATIONS ................................................................................................................. 7
 1. LAND USE ............................................................................................................... 7
 2. CONSTRUCTION AND OPERATIONS ......................................................................... 7
 3. LAWS AND REGULATIONS ....................................................................................... 7
 4. ENFORCEMENT ....................................................................................................... 7
H. MODIFICATIONS OF THIS PLAN ........................................................................................ 8
I. DURATION OF REGULATION AND CONTROLS ................................................................... 8
J. EXHIBITS ......................................................................................................................... 8
K. SEVERABILITY ................................................................................................................. 8




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EXHIBITS

 "A" LEGAL DESCRIPTION

 "B" PROJECT AREA – SITE MAP

 "C" PROJECT AREA – EXISTING LAND USE

 “D” PROJECT AREA – PROPOSED LAND USE

 “E” PROJECT AREA – SLUP DESIGNATIONS

 “F” PROJECT AREA – EXISTING ZONING

 “G” PROJECT AREA – PROPOSED ZONING

 "H" EQUAL OPPORTUNITY AND NON-
 DISCRIMINATION GUIDELINES

 “I” BLIGHTING REPORT

 “J” SUSTAINABILITY REPORT




 Page 119 of 207
A. EXISTING CONDITIONS OF BLIGHT
 1. DELINEATION OF BOUNDARIES

 The 4359 Lindell Boulevard Redevelopment Area (“Area”) is located in the Central
 West Neighborhood of the City of St. Louis (“City”). The Area is on the north side of
 Lindell Boulevard, approximately 450 feet west of North Newstead Avenue and 580
 feet east of North Boyle Avenue.

 The property and legal description are described in Exhibit A. The boundaries of the
 Area are delineated in the Project Area – Site Map in Exhibit B.

 2. GENERAL CONDITIONS OF THE AREA

 The Area consists of one vacant office building that is suffering from years of deferred
 maintenance and associated parking lot on a separate parcel.

 3. PRESENT LAND USE OF THE AREA

 The Area is currently developed with a single commercial building that was
 previously occupied by the Engineers’ Club of St. Louis, a professional organization
 supporting engineers and allied professionals in the St. Louis metropolitan area that
 anticipates relocating. The parking lot is on a separate parcel from the building and is
 included in the Redevelopment Area.

 4. PRESENT LAND USE AND DENSITY OF SURROUNDING PROPERTIES

 The properties surrounding the Area are developed primarily with commercial and
 institutional uses. The parcel adjoining the Area’s western boundary is occupied by
 the Rosati-Kain Academy; the parcel adjoining the Area to the east is occupied by the
 Thrive St. Louis Express Women’s Healthcare facility; north of the Area is an alley and
 several properties developed with residential uses along Maryland Avenue. The south
 side of the Lindell Boulevard right-of-way is developed with various commercial and
 residential uses.

 The Area is located within Census Tract 1191.02 and has a population density of 23.78
 people per acre and an occupied housing unit density of 15 units per acre (2020
 Census).

 5. CURRENT ZONING

 The Area is currently zoned “E” – Multiple-Family Dwelling District pursuant to
 Zoning Code of the Revised Code of the City of St. Louis, which is incorporated into
 this Blighting Study and Redevelopment Plan (“Plan”) by reference. The existing
 zoning designations surrounding the Area are shown on the map in Exhibit F.

 6. FINDING OF BLIGHT




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 The single structure within the Area is vacant and is in poor condition resulting from
 deferred maintenance. There are numerous issues, including but not limited to,
 foundation and structural impairments; roof leaks requiring replacement of roof;
 damage to the building envelope; basement flooding and mold contamination; and
 environmental concerns stemming for a gasoline storage tank associated with a
 previous use. These issues are forcing the current occupant to seek relocation and
 may make rehabilitation of the existing structure cost prohibitive.

 The Area has been determined to be blighted within the meaning of §99.300 et seq.
 RSMo (the Land Clearance for Redevelopment Authority Law) and as defined in
 §353.020 of the Revised Statute (2016) as evidenced by the Blighting Report attached
 hereto, labeled Exhibit I and incorporated herein by this reference.


B. PROPOSED DEVELOPMENT AND REGULATIONS
 1. REDEVELOPMENT OBJECTIVES

 The primary objectives of this Plan are to eliminate blight within the Area and to
 facilitate the redevelopment of the Area. This Plan also serves to further the goals of
 the Strategic Land Use Plan of the St. Louis Comprehensive Plan (2025) and the City of
 St. Louis Sustainability Plan (2013).

 2. PROPOSED LAND USE OF THE AREA

 In alignment with the goals and recommendations of the Strategic Land Use Plan of
 the St. Louis Comprehensive Plan (2025), the proposed land uses of the Area include,
 but are not limited to, multi-family housing, retail, research and development
 activities, and institutional uses.

 Redeveloper(s) designated by the Land Clearance for Redevelopment Authority of the
 City of St. Louis (“LCRA”) to redevelop property in the Area (hereafter referred to as
 “Redeveloper(s)”) shall be permitted to use the property within the Area for only the
 above proposed uses.

 The proposed uses for the Area are outlined in Exhibit D.

 3. PROPOSED ZONING

 The zoning for the Area may remain “E” Multiple-Family Dwelling District or any
 other zoning district deemed appropriate pursuant to the Zoning Code of the Revised
 Ordinances of the City of St. Louis and as approved by the City of St. Louis Board of
 Aldermen.

 The proposed zoning for the Area is outline in Exhibit G.

 4. RELATIONSHIP TO LOCAL OBJECTIVES

 The proposed land use, zoning, public facilities, and utility plans are appropriate and
 consistent with local objectives as defined by the Strategic Land Use Plan of the St.



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 Louis Comprehensive Plan. Any specific proposal to the LCRA for redevelopment of the
 Area or any portion of the Area shall contain, among other requirements, adequate
 provisions for traffic, parking, safety from fire, light, air, and sound design and
 arrangement.

5. PROPOSED EMPLOYMENT FOR THIS AREA

 Any employment resulting from the redevelopment of the Area shall adhere to the
 requirements of the St. Louis Living Wage Law pursuant to the Revised Ordinances of
 the City of St. Louis.

6. CIRCULATION

 Any proposed change to the public rights-of-way in the Area shall be as approved by
 the Director of the City of St. Louis Street Department. Any vacation of rights-of-way
 are subject to approval of the City of St. Louis Board of Alderman by way of City
 ordinance. Site circulation shall be shown on a site plan and approved by the Zoning
 Section of the City of St. Louis Building Division.

7. BUILDING AND SITE REGULATIONS

 The Area shall be subject to all applicable federal, state, and local laws, ordinances,
 regulations, and codes, including but not limited to, the Building Code of the Revised
 Codes of the City of St. Louis, the Zoning Code of the Revised Codes of the City of St.
 Louis, and the rules, regulations, policies, and stipulations of the Planning and Urban
 Design Agency (“PDA”) of the City of St. Louis.

 The Redeveloper(s) shall redevelop the Area in accordance with this Plan and the
 Redevelopment Agreement (“Agreement”), if any, and shall maintain all structures,
 equipment, paved areas, and landscaped areas controlled by the Redeveloper(s) in
 good and safe order both inside and outside, structurally and otherwise. Failure to
 meet these requirements may results in the suspension of tax abatement and/or the
 payment of the value of the abated taxes to the City.

 Construction techniques, materials, fixtures and finishes, and any other item related
 to the rehabilitation or construction of structures within the Area shall be done in a
 manner that maximizes the energy efficiency of the structures and enhances the
 overall sustainability of the redevelopment.

8. URBAN DESIGN

 Urban Design Objectives

 The property in the Area shall be redeveloped such that it is an attractive asset to the
 surrounding neighborhood respective of its historic context. Demolition of the
 building is permitted as long as a building permit has been applied for and issued.

 If demolition does occur, every effort shall be made to preserve materials where
 appropriate for use in the construction of new structures within the Area or
 elsewhere.



 3

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 Urban Design Regulations

 Rehabilitation of the existing structure or new construction shall adhere to the
 guidelines of the Central West End Historic District Standards as approved by the
 Cultural Resources Office of the City of St. Louis.

 Landscaping and Sidewalk Maintenance

 A landscape plan signed and sealed by a landscape design professional registered in
 the State of Missouri and containing the names, number, and location of all trees,
 shrubs, forbs, and grasses shall be required prior to issuance of an occupancy permit.

 Any landscape plan shall adhere to the following requirements:
 • A minimum of 50% of all plantings shall be Missouri native plants.
 • No invasive, noxious, or nuisance plants, as defined by the Missouri
 Department of Conservation, shall be permitted.
 • Perimeter street trees shall be of a type from a list maintained by the City of
 St. Louis Forestry Division and be of a minimum caliper of 2-1/2 inches.
 • Street trees shall be planted in accordance with the street tree placement
 guidelines of the City of St. Louis Forestry Division.
 • Existing, healthy trees shall be retained wherever possible.

 Sidewalks shall be repaired or replaced, including any necessary upgrades to make
 existing sidewalks ADA compliant.

9. PARKING REGULATIONS

 Parking shall be provided in accordance with the applicable zoning and building code
 regulations of the Revised Code of the City of St. Louis, including rules, policies and
 requirements of PDA.

10. SIGN REGULATIONS

 All signs shall be as allowed in the Zoning Code of the Revised Code of the City of St.
 Louis.

11. BUILDING, CONDITIONAL USE, AND SIGN PERMITS

 No building permit, conditional use permit, or sign permit shall be issued by the City
 of St. Louis without the prior written recommendations of the LCRA.

12. PUBLIC IMPROVEMENTS

 No additional schools, parks, recreational and community facilities, or other public
 facility shall be required. Additional or repaired water, sewage, or other public
 utilities may be required. The cost of such utility improvements shall be borne by the
 Redeveloper.




 4

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 If funds are available to the LCRA, it may provide public improvements including, but
 not limited to, measures for the control of traffic, improvements to street lighting,
 street trees, and other improvements which may further the objectives of this Plan.


C. PROPOSED SCHEDULE OF REDEVELOPMENT

  A building permit shall be submitted for approval within twelve (12) moths of the execution of
  the Redevelopment Agreement. Substantial completion of the redevelopment shall occur within
  twenty-four (24) months of the approval of the Plan by City of St. Louis Ordinance.

  The LCRA may alter the above schedule in accordance with its policy governing time extensions.


D. EXECUTION OF PROJECT
 1. ADMINSTRATION AND FINANCING

 The LCRA is empowered by Missouri law to administer redevelopment of all types
 pursuant to this Plan and can do so to the extent and in the manner prescribed by the
 Land Clearance for Redevelopment Authority Law.
 All costs associated with the redevelopment of the Area shall be borne by the
 Redeveloper(s).

 Implementation of this Plan may be financed by funds obtained from private and/or
 public sources, including, without limitation, revenue bonds, bank loans, and equity
 funds provided by the Redeveloper(s).

 2. PROPERTY ACQUISITION

 The Project Area – Site Map, Exhibit B attached, identifies all the property located in
 the Area. The LCRA may not acquire any property in the Area by the exercise of
 eminent domain.

 3. PROPERTY DISPOSITION

 If the LCRA acquires property in the Area, it may sell or lease the property to
 Redeveloper(s) who shall agree to redevelop such property in accordance with this
 Plan and the Agreement between such Redeveloper(s) and the LCRA. Any property
 acquired by the LCRA and sold to Redeveloper(s) will be sold at not less than its fair
 market value, taking into account and giving consideration to those factors
 enumerated in §99.450, RSMo, as amended, for uses in accordance with this plan.

 4. RELOCATION ASSISTANCE

 All eligible occupants displaced as a result of the implementation of this Plan shall be
 given relocation assistance in accordance with all applicable federal, state, and local
 laws, ordinances, regulations, and policies.




 5

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E. COOPERATION OF THE CITY

  The City and its Board of Aldermen, by enacting an ordinance approving this Plan, pledges its
  cooperation to enable the Project to be carried out in a timely manner and in accordance with
  this Plan.

F. TAX ABATEMENT

  Abatement Available for Market Rate Redevelopment
  Redeveloper(s) may seek ten (10) year real estate tax abatement pursuant to §99.700-§99.715,
  RSMo, as amended, upon application as provided therein. Such real estate tax abatement shall
  not include taxes collected for any Special Business District, Neighborhood Improvement District,
  Commercial Improvement District, or any other similar local taxing district created in accordance
  with Missouri law, whether now existing or later created.

  Abatement Available for LIHTC Redevelopment
  In lieu of tax abatement available pursuant to §99.700-§99.715, RSMo, as amended, any
  Redeveloper(s) may seek tax abatement pursuant to Chapter 353, RSMo, as amended, upon
  compliance with the procedures set forth therein and in Chapter 11.06 of the Revised Ordinances
  of the City of St. Louis, as amended. The terms of the tax abatement available to the applicable
  real property or portion thereof will be set forth in a Redevelopment Agreement between the
  LCRA and the Redeveloper(s). The Redevelopment Agreement shall provide that tax abatement
  shall begin in the year during which an urban redevelopment corporation acquires title to the
  applicable real property or portion thereof and continue no longer than fifteen (15) years
  thereafter (the “Chapter 353 Tax Abatement Period”), provided, however, that:

 • Payments in lieu of taxes (PILOTs) will be imposed to ensure that the total revenues
 payable to the affected taxing jurisdictions from PILOTs and unabated ad valorem taxes
 (including those set forth in §353.110, RSMo) equals at least:
 o For years one (1) through ten (10) of the Chapter 353 Tax Abatement Period, at
 least:
  One hundred percent (100%) of the ad valorem taxes that would be
 imposed based on the then-current tax levy rates and the assessed value
 of the land and improvements included in the applicable real property or
 portion thereof in the year prior to the urban redevelopment
 corporation’s acquisition thereof (subject to adjustment pursuant to
 §353.110.2, RSMo, if the land was tax exempt prior to acquisition by the
 urban redevelopment corporation) (the “Base Tax Value”); plus
  At least ten percent (10%) of the difference between the ad valorem real
 estate taxes that would be due if there were no tax abatement and Base
 Tax Value.
 o For years eleven (11) through fifteen (15) of the Chapter 353 Tax Abatement
 period, the Redeveloper(s) shall pay ad valorem real property taxes based on the
 then-current tax levy and an assessed value determined using 50% of true value.
 • Pursuant to §71.801, RSMo, all calculations of PILOTs and abated taxes shall exclude any
 ad valorem real property tax imposed by a Special Business District

  All PILOTs shall be a lien upon the real property and, when paid to the Collector of Revenue of
  the City shall be distributed as all other property taxes. These partial tax relief and PILOT
  provisions, during up to said fifteen (15) year period, shall inure to the benefit of all successors


 6

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  in interest in the property of the urban redevelopment corporation, so long as such successors
  shall continue to use such property as provided in this Plan and in any Agreement with the LCRA.
  In no event shall such benefits extend beyond twenty (20) years after any urban redevelopment
  corporation shall have acquired title to the property.

  The tax abatement described above shall not apply to special assessments and shall not serve to
  reduce or eliminate any other licenses or fees owing to the City or any other taxing jurisdiction with
  respect to the applicable real property or portion thereof, except as expressly described above.
  Pursuant to §99.715, RSMo, nothing in the Plan shall prevent the City Assessor from increasing or
  decreasing the assessed value of the any real property or portion thereof that is not subject to a
  Certificate of Qualification of Tax Abatement properly filed with the City Assessor.

  All unabated ad valorem real estate taxes and PILOTs shall be collected by the City Collector of
  Revenue in the same manner as regular ad valorem real estate taxes.


G. COMPLIANCE WITH AFFIRMATIVE ACTION AND NONDISCRIMINATION LAWS AND
 REGULATIONS

 1. LAND USE

 A Redeveloper(s) shall not discriminate on the basis of race, color, familial status,
 national origin, sex, marital status, age, sexual orientation, gender identity or
 expression, religion, or disability in the lease, sale, or occupancy of the Area.

 2. CONSTRUCTION AND OPERATIONS

 A Redeveloper(s) shall not discriminate on the basis of race, color, familial status,
 national origin, sex, marital status, age, sexual orientation, gender identity or
 expression, religion, or disability in the construction and operation of any Project in
 the Area and shall take such affirmative action as may be appropriate to afford
 opportunities to everyone in all activities of the Project, including enforcement,
 contracting, operating, and purchasing.

 3. LAWS AND REGULATIONS

 Redevloper(s) shall comply with all applicable federal, state, and local laws,
 ordinances, executive orders, and regulations regarding nondiscrimination,
 affirmative action, workforce development, and prevailing wage compliance,
 including the City Guidelines for Minimum Utilization of Minority Enterprises, dated
 January 1, 1981, as may be amended, and the “Equal Opportunity and
 Nondiscrimination Guidelines” in Exhibit E, attached.

 4. ENFORCEMENT

 All of the provisions of this Section G shall be incorporate in an Agreement between
 the LCRA and Redeveloper(s), which Agreement shall be recorded in the office of the
 Recorder of Deeds. The provision of G.1 and G.3 shall be covenants running with the
 land, without limitation as to time, and the provisions of G.2 shall be for the duration
 of this Plan and any extension thereof.


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 All of the provisions of Section G shall be enforceable against the Redeveloper(s), its
 heirs, successors or assigns, by the LCRA, the City, any state having jurisdiction, or the
 United States of America.

H. MODIFICATIONS OF THIS PLAN

  Any proposed modification which will substantially change this Plan shall be approved by the St.
  Louis Board of Aldermen in the same manner as this Plan was first approved. Modifications which
  will substantially change this Plan include, but are not limited to, modifications on the use of
  eminent domain, to the length of the tax abatement, or to the boundaries of the Area.

  This Plan may be otherwise modified by LCRA (e.g. urban design regulations, development
  schedule) in accordance with its July 24, 2018 policy governing time execution, as may be
  amended.

I. DURATION OF REGULATION AND CONTROLS

  The regulation and controls set forth in this Plan shall be in full force and effect for twenty-five
  years commencing with the effective date of approval of this Plan by City ordinance, and for
  additional ten (10) year periods unless before the commencement of any such ten (10) year
  period the St. Louis Board of Aldermen shall terminate this Plan at the end of the term then in
  effect, except as provided in Section G.4 of this Plan.

J. EXHIBITS

  All attached exhibits are hereby incorporated by reference into this Plan and made a part hereof.

K. SEVERABILITY

  The elements of this Plan satisfy all requirements of state and local laws. Should any provisions
  of this Plan be held invalid by a final determination of a court of law, the remainder of the
  provisions hereof shall not be affected thereby and shall remain in full force and effect.




 8

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 EXHIBIT A



LEGAL DESCRIPTION
 1. 4359 Lindell Boulevard
 Parcel # 3908-9-320.000
 C.B. 3908 LINDELL BL
 200 FT X 213 FT 2 ¼ IN
 P LINDELLS 2 ADDN
 BLOCK 37
 BOUNDED W-365 FT E of E NEWST

 2. 4339 Lindell Boulevard
 Parcel #3908-9-3000.000
 C.B. 3908 Lindell Blvd
 100 FT X 213 FT 21/4 IN
 P LINDELLS 2ND ADDN
 BLOCK 37
 BND N-ALLEY S-LINDELL W 565 FT NEWSTEAD




 Page 128 of 207
 EXHIBIT B



PROJECT AREA – SITE MAP




 Page 129 of 207
 EXHIBIT C



PROJECT AREA – EXISTING LAND USE




 Page 130 of 207
 EXHIBIT D



PROJECT AREA – PROPOSED LAND USE




 Page 131 of 207
 EXHIBIT E



PROJECT AREA – SLUP DESIGNATION




 Page 132 of 207
 EXHIBIT F



PROJECT AREA – EXISTING ZONING




 Page 133 of 207
 EXHIBIT G



PROJECT AREA – PROPOSED ZONING




 Page 134 of 207
 EXHIBIT H



EQUAL OPPORTUNITY AND NON-
DISCRIMINATION GUIDELINES
In any contract for work in connection with the redevelopment of any property in the Area, the
Redeveloper(s) (which term shall include Redeveloper(s), any designees, successors and assigns
thereof, any entity formed to implement the Project of which the Redeveloper(s) is affiliated), its
contractors and subcontractors shall comply with all federal, state, and local laws, ordinances, or
regulations governing equal opportunity and nondiscrimination (Laws). Moreover, the
Redeveloper(s) shall contractually require its contractors and subcontractors, and the contractors
and subcontractors of its commercial tenants, to comply with such laws.

The Redeveloper(s) and its contractors will not contract or subcontract with any party known to
have been found in violation of any such Laws, ordinances, regulations, or these guidelines.

The Redeveloper(s) shall fully comply with Ordinance Nos. 64927, 70767, and 71094, as may be
amended or supplemented, pertaining to minority-owned and women-owned business participation,
workforce development, and prevailing wage compliance, to the extent the provisions of those
ordinance apply to the Project.

The Redeveloper(s) agree(s) for itself and its successors and assigns, that there shall be covenants to
ensure that there shall be no discrimination on the part of the Redeveloper(s), its successors or
assigns upon the basis of race, color, familial status, national origin or ancestry, sex, marital status,
age, sexual orientation, gender identity or expression, religion, or disability in the sale, lease, rental,
use or occupancy of any property, or any improvements erected or the be erected in the Area or any
part thereof, and those covenants shall run with the land and shall be enforceable by the LCRA, the
City, and the United States of America, as their interest may appear in the Project.

The Redeveloper(s) of non-residential properties shall fully comply (and ensure compliance by
“anchor tenants”) with the provisions of St. Louis City Ordinance #60275 (First Source Jobs Policy)
which is codified in Chapter 3.90 of the Revised Ordinances of the City of St. Louis.




 Page 135 of 207
 EXHIBIT I



BLIGHTING REPORT
As outlined below, the Area suffers from a multitude of physical and economic deficiencies
including, unsanitary and unsafe conditions, deterioration or inadequate site improvements, and
conditions which endanger life or property by fire or other causes. The Area is comprised of a single
occupied commercial structure.

As a result of these factors the property in the Area is an economic liability for the City, its residents,
and the taxing districts that depend upon it as a source of revenue to provide necessary public
services. The physical and economic condition of the property in the Area endangers the health,
safety, and general welfare of the public. Therefore, the Area qualifies as a “Blighted Area” as defined
in §99.320.3 and §353.020.2 of the Revised Statutes of the Missouri, as amended.

The chart below and the subsequent photographs of site conditions of the Area serve as
documentary evidence of the presence of blight within the Area.

 Considerations of Blight Yes No
 Does the Subject Area have insanitary or unsafe conditions? If yes, explain. X
 Continued groundwater seepage has led to the presence of mold. The brick and slate façades are
 showing signs of delamination. The sanitary pump needs to be replaced. The sump pumps have
 failed and need replacement.
 Does the Subject Area have deterioration of site conditions? If yes, explain. X
 There are existing environmental concerns due to the presence of a gasoline storage tank
 associated with a previous use. The parking lot is in poor condition and needs a mill and overlay
 or total replacement.
 Does the Subject Area have conditions which endanger life or property by fire or
 X
 other cause? If yes, explain.
 The presence of mold, water penetration of the building envelope, leaking roof, delaminating brick,
 and groundwater seepage into the basement.
 Does the Subject Area diminish the provision of housing accommodation in its
 X
 current condition? If yes, explain.

 Does the Subject Area constitute an economic liability? If yes, explain. X
 The conditions of the Subject Area are forcing the current occupant to seek relocation and are
 prohibitive of redevelopment. The impending vacancy of this property would be an economic
 liability for the City.
 Does the Subject Area constitute a social liability? If yes, explain. X
 The conditions of the Subject Area are forcing the current occupant to seek relocation and are
 prohibitive of redevelopment. The impending vacancy of this property would be a social liability
 for the City and the surrounding neighborhood.
 Is the Subject Area detrimental to public health, safety, and general welfare
 because of the dilapidation, deterioration, age, or obsolescence of its structures? X
 If yes, explain.




 Page 136 of 207
 Many of the windows are inoperable. There are extensive foundational and structural problems
 including severely cracked foundation wall, cracking in exterior walls, and raised concrete slabs.
 The roof leaks and needs to be replaced. There is damage to exterior concrete overhangs as well
 as delamination in areas of the brick and slate façade.
 Is the Subject Area detrimental to public health, safety, and general welfare
 X
 because of a lack of air sanitation and/or open space? If yes, explain.

 Is the Subject Area detrimental to public health, safety, and general welfare
 X
 because of overcrowding of buildings or land? If yes, explain.




Figure 1 – North façade of the building and parking lot conditions.




 Exhibit I - 2

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Figure 2 – Damage to exterior of building.




Figure 3 – Parking lot conditions.


 Exhibit I - 3

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 Figure 4 – East façade of the building and parking lot conditions.




Figure 5 – South façade of the building looking north from Lindell Boulevard.


 Exhibit I - 4

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Figure 6 – Looking north from Lindell Boulevard towards the western boundary of the Area.




 Exhibit I - 5

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 EXHIBIT J



 SUSTAINABILITY IMPACT STATEMENT
 One of the primary objectives of the City of St. Louis Sustainability Plan (2013) is to “use the City’s
 limited resources in efficient and innovative ways, and foster revitalization to promote a vibrant,
 attractive, prosperous and healthy community for present and future generations. To that end, it is
 the intention of the LCRA of the City of St. Louis to support economic development efforts that
 furthers the sustainability goals of the City. The following chart represents the ways in which the
 objectives of this Redevelopment Plan align with selected Functional Categories and Objective of
 the City of St. Louis Sustainability Plan.

 DOES NOT NOT
I. URBAN CHARACTER, VITALITY AND ECOLOGY
 MEETS MEET APPLICABLE
Objective A: Support Designated Districts that Focus on Job Creation and Economic Prosperity
 Reinforce the City’s Central Corridor as the dynamic
 A1 X
 heart of the region.
 Develop designated areas via incentives for green
 A3 X
 and technical industries.
 Increase riverfront development and provide safe
 A4 X
 public access and associated recreational activity.
 Provide development incentives to encourage
 A5 X
 transit-oriented development.
Objective B: Develop Healthy, Compact, Transit Served Smart Neighborhoods
 Prioritize infill development to develop thriving
 B1 compact communities/vibrant mixed-use main X
 streets.
 Update local street design standards and implement
 B2 X
 the Complete Streets Ordinance.
 Create Citywide and multiple neighborhood-scale
 B3 X
 mobility plans.
 Discourage development that reduces transit, bike,
 B4 X
 and pedestrian activity.
Objective C: Strengthen Use, Access, and Programming of Civic Amenities, Public Spaces, and Streets
 Design public spaces and neighborhood streets as
 C1 X
 gathering spaces for people.
 C5 Maintain public spaces and neighborhood streets. X
Objective D: Support and Increase the City’s Greenspace, Including its Existing Park System and Urban Tree
Canopy
 D7 Expand the City’s urban tree canopy. X
Objective E: Promote Urban Conservation and Revitalization of the City’s Unique Biodiversity and Natural
Resources
 Celebrate and increase activity along the Mississippi
 E1 X
 Riverfront.
 Remove/change infrastructure to improve riverfront
 E2 X
 access.




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Objective F: Preserve the City’s Historically and Architecturally Significant Districts, Buildings, Landmarks, and
Landscapes
 Preserve and reuse buildings as a means of achieving
 F1 X
 sustainability.
 Continue to integrate preservation into the planning
 F2 X
 and building approval process.
 Protect historic residential and commercial
 F4 properties vulnerable to foreclosure, tax forfeiture, X
 or demolition.
 Promote the redevelopment of historic homes and
 F5 X
 commercial properties.
Objective G: Increase Access to Affordable Housing in Neighborhoods with Access to Transit and Amenities
 Develop affordable housing in concert with long-
 G1 X
 range transit and economic development planning.
 Encourage mixed income/use affordable housing in
 G2 X
 high amenity neighborhoods.
 Integrate low-income housing into market-rate and
 G4 X
 mixed-use developments.
 Experiment with new ways to raise funds and create
 G6 partnerships to build sustainable and affordable X
 housing.
 Offer housing that is energy efficient and
 G8 X
 environmentally sustainable.
Objective H: Encourage Creative, Smart, and Sustainable Uses for Under-Utilized Land and Buildings
 Continue to remove site contamination and promote
 H4 X
 brownfields redevelopment.
Objective I: Build a Vibrant, Community-Based Urban Agriculture Industry
 Ensure urban agriculture is a profitable, viable
 I4 X
 enterprise.
Objective J: Facilitate Place-Based, Integrated Sustainability Planning
 Preserve neighborhood residential areas, and
 J4 commercial and mixed uses on corners and major X
 urban corridors.
 Increase the effectiveness of major commercial
 J5 X
 corridors.
 Develop codes for transit-oriented development
 J6 X
 districts.

 DOES NOT NOT
II. ARTS, CULTURE AND INNOVATION MEETS
 MEET APPLICABLE
Objective A: Utilize the Arts, Culture, Design, Creative, and Innovation Industries for Economic and Community
Development
 Encourage the development of affordable artist
 A4 X
 housing, studios and venues.
 Diversify the City’s range of arts, creative, and
 A5 X
 innovation industries.
Objective C: Develop Multi-Use, Transit Accessible Arts and Cultural Districts
 Facilitate development of arts, culture, and
 C2 X
 innovation TODs.


 Exhibit J - 2

 Page 142 of 207
 Target developing arts and cultural districts for
 C5 X
 streetscape and public space improvements.
Objective E: Encourage Public Art and Design that Builds Vibrancy and Identity
 Use distinctive public art, architecture, landscape,
 E1 and streetscape to build City and neighborhood X
 identity.
Objective F: Promote and Develop Arts, Cultural, and Innovation Facilities, Resources, and Events
 Revitalize existing, and develop new, arts and
 F1 X
 cultural facilities.

 DOES NOT NOT
III. EMPOWERMENT, DIVERSITY AND EQUITY MEETS
 MEET APPLICABLE
Objective E: Reduce Homelessness, and Support Low Income Families and the Unemployed
 Expand the capacity to create additional affordable
 E4 X
 housing units.
 Create pathways for qualified low-income families to
 E5 X
 become homeowners.
Objective F: Ensure Equal Access to Amenities, Business Opportunities, Transportation, and Safe and Healthy
Neighborhoods
 F1 Address blighting and environmental health hazards. X
 Ensure the application of universal design and
 F6 X
 accessibility codes.

 DOES NOT NOT
IV. HEALTH, WELL-BEING, AND SAFETY MEETS
 MEET APPLICABLE
Objective A: Advance Positive Behavior, Nonviolent Conflict Resolution, and Crime Prevention
 Plan and design buildings, spaces, and environments
 A5 X
 for safety.
Objective B: Reduce Toxins in the Environment
 Reduce exposures of lead-based paint poisoning and
 B5 X
 remediate lead-based paint hazards.
Objective C: Increase Access to Healthy, Local Food, and Nutritional Information
 Eliminate food deserts and improve access to fresh
 C1 X
 produce.
 C3 Support urban agriculture opportunities in the City. X
Objective D: Encourage Physical Activity, Fitness, and Recreation
 D4 Design buildings to encourage physical activity. X

V. INFRASTRUCTURE, FACILITIES AND DOES NOT NOT
 MEETS
 TRANSPORTATION MEET APPLICABLE
Objective A: Facilitate Affordable, Efficient, Convenient, Accessible Safe, and Healthy Transport of People and
Goods
 A1 Advance the City of St. Louis as a transportation hub. X
 A2 Encourage transit-oriented development. X
Objective E: Manage Stormwater and Wastewater to Protect and Enhance Property and Natural Space
 Use pilot projects to explore ways to achieve net zero
 E3 X
 stormwater discharge.
Objective G: Advance Health and Resource Efficiency in Buildings



 Exhibit J - 3

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 Strive for the highest levels of energy efficiency and
 G2 maximize the deployment of clean energy solutions X
 in buildings.
 Ensure building and site development integrates
 G3 X
 with natural site ecology.
 Advance the use of high efficiency building related
 G4 X
 water systems and technologies.
 Encourage re-use of materials and divert waste from
 G5 X
 landfills.
 Provide healthy interior environments in
 G6 X
 commercial and public buildings.

 DOES NOT NOT
VI. PROSPERITY, OPPORTUNITY AND EMPLOYMENT MEETS
 MEET APPLICABLE
Objective B: Market the City’s Assets and Special Competencies
 Increase the inventory and availability of business
 B1 and industrial real estate through environmental X
 cleanup and land assembly.
 Encourage small scale redevelopment with economic
 B2 X
 incentives.
 Leverage the Mississippi River as an inexpensive
 B4 transportation, drinking water, and recreation X
 resource.
Objective C: Nurture Innovation in Business, Government, and Philanthropy
 Focus on small and local businesses as a key part of
 C3 X
 the City economy.
 Reuse existing buildings for inexpensive incubation
 C4 X
 of entrepreneurial ideas.
Objective D: Maximize Economic Productivity by Enhancing Neighborhood Quality of Life
 Pursue transit-oriented development at MetroLink
 D1 stations and major bus nodes to encourage more X
 walking and fewer carbon emissions.
 Market and encourage living within the City of St.
 D5 X
 Louis for recent college graduates.
Objective E: Redevelop Real Estate Using Sustainability Practices
 Promote flexible development approaches by
 E3 X
 developers, landowners, and business firms.
 Direct new commercial and mixed-use development
 to designated corridors and districts that
 E4 X
 demonstrate appropriate market support and
 localized leadership.
Objective G: Strategically Invest in Forward-Thinking Ideas
 G3 Foster innovation. X




 Exhibit J - 4

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REDEVELOPMENT
AREA REPORT
4359 Lindell Boulevard
(Engineers’ Club of St. Louis)




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REDEVELOPMENT AREA REPORT
TABLE OF CONTENTS


 Area Summary



 Incentive Information



 Tax Abatement Process Overview



 Recommendation



 Letters of Support



 SLDC Contact




 Southern façade view from Lindell ROW




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REDEVELOPMENT AREA SUMMARY

 4359 Lindell Blvd.
 Ward 9

 1.47 acres
 2 parcels
 Former Engineers’ Club of St. Louis

The Redevelopment Area is the former headquarters of the Engineers’ Club of St.
Louis. The area is still owned by the Engineer’s Club but now sits vacant. The site
consists of two parcels developed with a commercial building in the Central West
End neighborhood and associated parking. The existing structure is in poor condition
due to the accumulation of deferred maintenance. The structure suffers from
foundation and structural impairments, roof leaks, damage to the building envelope,
basement flooding and mold contamination. The objective of the Redevelopment
Plan is to encourage redevelopment of the area. To that end, SLDC will be issuing a
request for proposals to redevelop the Area.




 Rear/North façade and parking lot conditions


 1

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INCENTIVE INFORMATION

SLDC is required to include a complete list of all previous tax incentives awarded to
the applicant by the City and all previous tax incentives awarded to past developers
for projects located on the same parcel.


 Parcel – Incentives Received

The building was developed in 1959 by the Engineers’ Club of St. Louis, a nonprofit,
and has been tax-exempt since its construction.




 Eastern façade and uncontrolled vegetation




 1

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 TAX ABATEMENT PROCESS OVERVIEW

 The Redevelopment Area was presented to the LCRA board on September 23, 2025,
 and the Redevelopment Plan and Blighting Study were approved as Resolution 25-
 LCRA-10950. An amended resolution was presented and approved on October 28,
 2025 as Resolution 25-LCRA-10955, in order to include the parking lot in the
 Redevelopment Area. The Redevelopment Plan and Blighting Study will be submitted
 to the Board of Aldermen with an associated board bill.
 If the Board Bill is approved, tax abatement for the area included in the plan is
 authorized, but there are several more steps remaining before tax abatement is
 activated. The LCRA must advertise for developers for the area, and a redeveloper
 then must submit a proposal to redevelop all or a portion of the area. SLDC staff will
 use the community benefits scorecard and financial analysis to recommend the
 finalized abatement term to the LCRA board. The LCRA board must then designate a
 developer for the area and authorize entering into a redevelopment agreement with
 that redeveloper.
 During construction/rehab, the redeveloper will have to follow all MWBE, workforce,
 prevailing wage guidelines and obligations within the redevelopment agreement.
 These requirements are monitored by the MWBE office at SLDC.
 Once construction is completed to the standards that were proposed in the
 redevelopment agreement and the MWBE department has notified the Incentive
 department the developer has met the requirements, the department notifies the
 assessor to activate the abatement.




 Board of Designate MWBE Abatement
Application LCRA Board
 Aldermen Developer Compliance Activation




 3

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RECOMMENDATION

SLDC STAFF
Based on the proposed real estate program and community benefits, SLDC staff is
recommending ten to fifteen years of abatement of new incremental property taxes
generated as a result of the project. The redevelopment plan allows for a ten-year
abatement for a potential market-rate redevelopment and a fifteen-year abatement
for a potential Low-Income Housing Tax Credits (LIHTC) redevelopment. This is the
maximum abatement recommended by staff; the Board of Aldermen may approve a
lesser amount.


 Year 1 – 10 Year 1 – 10 (LIHTC projects)

 90% abatement 50% abatement



LCRA/PIEA/EEZ
The LCRA board approved the Redevelopment Plan and Blighting Study for the 4359
Lindell Blvd. Area on September 23, 2025. An amended resolution was presented
and approved on October 28, 2025 as Resolution 25-LCRA-10955 in order to include
the parking lot in the redevelopment area.

 Year 1 – 10 Year 1 – 10 (LIHTC projects)

 90% abatement 50% abatement




 5

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SLDC CONTACT

SLDC Staff

Preparer’s Name: Zachary Wilson
Phone Number: 314-657-3773
Email Address: wilsonz@stlouis-mo.gov




 10

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BB123 - Engineers Club (4359 Lindell) Page 152 of 207
History

● Built in 1959
● Served as a home for the
 Engineer’s Club of St. Louis, a
 nonprofit social club.
● Has sat vacant for over a decade
● Currently pays 0 property taxes
 under nonprofit status




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Concerns

● Roof is leaking
● Foundation is cracking and leads to basement leaks.
● Sump pumps need replacement.
● Walls have mold in need of remediation
● Exterior brick and slate facade in need of repair
● Old gasoline storage tank buried underground presents
 environmental concerns




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Proposal Timelines

● 2019 - Club members vote to sell the property
● 2020 - Contract with Greystar for $5.76 million
● 2021 - Contract terminated. New contract with Lux Living
● 2022 - Lux Living’s plan is approved by Preservation Board
● 2023 - Lux Living’s contract terminated
● 2024 - DMG offers $3.75 mil with Lux Living’s plan
 2024 - Contract with Bob Dunn for $3.25mil non-profit club
● Feb 2025 - Bob Dunn contract terminated after $2.5m offer
● October 2025 - LCRA approves Redevelopment Plan
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SLDC/LCRA Recommendations

● 90% abatement on property taxes for 10 years
● An additional 5 years of abatement at 50% for affordable
 housing (LIHTC) projects




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Page 157 of 207
Summary
Board Bill Number 129
Introduced by: Alderman Matt Devoti
January 23, 2026

An Ordinance recommended by the Planning Commission establishing and creating a Planned
Unit Development District for City Block 4022 to be known as the "La Collina Square Planned
Unit Development District" and containing a Severability Clause and an Emergency Clause.




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 BOARD BILL NUMBER 129 INTRODUCED BY ALDERMAN MATT DEVOTI

1 An ordinance establishing and creating a Planned Unit Development District for 5701 Wilson

2 Ave in City Block 4022 to be known as the “La Collina Square Planned Unit Development

3 District” and containing a severability clause.

4 WHEREAS, the zoning ordinance of the City of St. Louis authorizes the establishment and

5 creation of Planned Unit Development Districts (PUD’s), a special zoning "overlay" tool

6 authorizing the appropriate development of residential or commercial uses, or the combination

7 thereof, in the best interests of the City and to provide for a scale and flexibility of development

8 which could not otherwise be achieved through the existing single-use zoning districts, without

9 detriment to neighboring properties; and

10 WHEREAS, at the November 12, 2025 meeting of the City of St. Louis Planning Commission,

11 a Sketch Plan submitted as a request for Planned Unit Development District designation by

12 Wilson Avenue Properties, LLC for property owned by Wilson Avenue Properties, LLC in City

13 Block 4022 (as shown in Exhibit “A” and listed in Exhibit “B”) was presented; and

14 WHEREAS, the Planning Commission has reviewed said Sketch Plan and determined

15 compatibility with the City’s Strategic Land Use Plan and other applicable zoning and

16 redevelopment regulations established for the proposed Planned Unit Development District with

17 three conditions, provided the subsequent Development Plan includes documentation as to the

18 details of the development; and

19 WHEREAS, the Planning Commission made all requisite findings as required by

20 26.80.050 of the Revised Code of the City of St. Louis and approved and adopted said Sketch

21 Plan, with conditions, by Resolution No. PDA-016-25-PUD on November 12, 2025 and has

22 provided a copy of the resolution to the Board of Aldermen;

23 BE IT ORDAINED BY THE CITY OF ST. LOUIS, AS FOLLOWS:
 Page 1 of 4
 Board Bill Number 129
 Devoti
 January 23, 2026


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1 SECTION ONE. Findings of Fact.

2 The Board of Aldermen of the City of St. Louis hereby finds and determines that: (i) the La

3 Collina Square Planned Unit Development District, as submitted by Wilson Avenue Properties,

4 LLC and recommended by the City of St. Louis Planning Commission with three conditions,

5 encourages appropriate development; (ii) the La Collina Square Sketch Plan approved

6 by the Planning Commission on November 12, 2025 is in the best interest of the City of St.

7 Louis; (iii) the La Collina Square Sketch Plan recommended by the Planning Commission

8 accomplishes the purposes set forth in 26.80.050.A of the Revised Code of the City of St. Louis;

9 and (iv) the La Collina Square Sketch Plan recommended by the Planning Commission

10 meets the conditions set forth in 26.80.050.E of the Revised Code of the City of St. Louis.

11 SECTION TWO. Requirements Regarding Development Plan.

12 A. The Sketch Plan is the first step in the approval of a project seeking to be developed within

13 and in accordance with the rules pertaining to a Planned Unit Development District. At a

14 later time, the Developer submits for review by the Planning Commission a Development

15 Plan for a portion of, or all, of the area included in the Planned Unit Development District.

16 This Development Plan is compared for conformity with the approved Sketch Plan by the

17 Planning Commission.

18 B. In addressing the requirements set forth in 26.80.050.H of the Revised Code of the City of St.

19 Louis pertaining to Development Plan Standards, the submittal of the Development Plan for the

20 La Collina Square Planned Unit Development District shall be developed and shall include

21 documentation showing alignment with the approved Sketch Plan and the three conditions

22 approved by the Planning Commission.

23 C. The Planning Commission included three conditions as part of its approval: that the final


 Page 2 of 4
 Board Bill Number 129
 Devoti
 January 23, 2026
 Page 160 of 207
1 designs submitted in the Development Plan include: (i) a tree lawn between a constructed

2 sidewalk and the roadway, Wilson Avenue, to extend from the eastern extent of the property

3 frontage to the western extent of the property; (ii) a clear plan for consistent accessibility from all

4 units to amenities on site and the right of way; and (iii) screening and landscaping at the eastern

5 edge of property, between the site and residential dwellings to the east.

6 SECTION THREE. Establishment and Creation of La Collina Square Planned Unit

7 District.

8 The La Collina Square Planned Unit Development District (PUD), as proposed in the

9 La Collina Square Sketch Plan (attached hereto as Exhibit “B”), is hereby approved

10 and adopted as recommended by the Planning Commission. There is hereby created a Planned

11 Unit Development District, containing approximately 4 acres, to be known as the La Collina

12 Square Planned Unit Development District, for the real property described below:

13 A tract of land being Lots 29, 30, 31, 32, 33 and part of Lots 27 and 28 in Block 2 of Cheltenham

14 and Lots 21, 22, 23 and part of Lot 20 of Wible's Eastern Addition to Cheltenham, together with

15 the Western 36 feet of former January Avenue vacated under the provisions of Ordinance No.

16 52058, and in Blocks 4022 and 4023 of the City of St. Louis, more particularly described as

17 follows: Beginning at a point in the north right-of-way line of Wilson Avenue, 40 feet wide, at

18 its intersection with a line 36 feet east of and parallel to the west line of former January Avenue,

19 60 feet wide, as vacated under the provisions of Ordinance No. 52058; thence along said right

20 of-way line, North 82 degrees 57 minutes 15 seconds West, 355.20 feet; thence North 08 degrees

21 15 minutes 30 seconds East, 472.56 feet to a found iron pipe located on the southerly right-

22 of-way line of Interstate Highway 1-44, variable width; thence along said right-of-way line the

23 following courses and distances: North 87 degrees 03 minutes 45 seconds East, 25.59 feet to a


 Page 3 of 4
 Board Bill Number 129
 Devoti
 January 23, 2026
 Page 161 of 207
1 found iron pipe, being 476.99 feet north of above said Wilson Avenue right-of-way line; South

2 87 degrees 53 minutes 03 seconds East, 295.71 feet, to a found iron pipe being 502.42 feet north

3 of said Wilson Avenue right-of-way line and North 74 degrees 42 minutes 01 seconds East,

4 39.27 feet to its intersection with a line being 36 feet east of and parallel to the west line of above

5 said former January Avenue; thence South 08 degrees 15 minutes 30 seconds West, 517.36 feet

6 to the POINT OF BEGINNING. Containing 174,257 square feet or 4.000 acres, more or less.

7 SECTION FOUR. Severability Clause.

8 The provisions of this ordinance shall be severable. In the event that any provision of this

9 ordinance is found by a court of competent jurisdiction to be unconstitutional, the remaining

10 provisions of this ordinance are valid unless the court finds the valid provisions of this ordinance

11 are so essentially and inseparably connected with, and so dependent upon, the void provision that

12 it cannot be presumed that the Board of Aldermen would have enacted the valid provisions

13 without the void ones or unless the Court finds that the valid provisions, standing alone, are

14 incomplete and incapable of being executed in accordance with the legislative intent.

15 SECTION FIVE. Emergency Clause.

16 This being an ordinance for the preservation of public peace, health, and safety, it is hereby

17 declared to be an emergency measure within the meaning of Sections 19 and 20 of Article IV of

18 the Charter of the City of St. Louis and therefore shall become effective immediately upon its

19 passage and approval by the Mayor.




 Page 4 of 4
 Board Bill Number 129
 Devoti
 January 23, 2026
 Page 162 of 207
Board Bill Number 129
Exhibit A




 Page 163 of 207
Board Bill Number 129
Exhibit B




 EXHIBIT B
 LA COLLINA SQUARE PUD SKETCH
 PLAN



 Planned Unit Development
 District Sketch Plan


 La Collina Square Planned Unit Development District (PUD)

 City Block 4022


 File No. PDA-016-25-PUD

 Nov 12, 2025 Meeting




At its Nov 12, 2025 meeting, the Planning Commission recommended approval to the Board

of Alderman regarding the La Collina Square PUD Sketch Plan, with three conditions, with

the following votes: Ayes – 9, Noes – 2, Abstain – 0.




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Board Bill Number 129
Exhibit B




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Board Bill Number 129
Exhibit B




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Board Bill Number 129
Exhibit B




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Board Bill Number 129
Exhibit B




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Board Bill Number 129
Exhibit B




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Board Bill Number 129
Exhibit B




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Board Bill Number 129
Exhibit B




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Board Bill 129 - La Collina Square Planned
Unit Development District



PDA-016-25-PUD—5701 Wilson Ave PUD (CB
4022)




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Planned Unit Development District


Less common zoning tool - operates like a rezoning, with new entitlements for
the parcel(s)

The purpose of a PUD:
 - provide ﬂexibility of development that may not be achieved through the
 existing zoning code
 - encourage site consolidation and planned mixed-use development,
 - allow for changes that may occur in building technology and market
 demand
 - provide for the development of property while protecting site conditions
 that may prevent or be damaged by attempting to meet existing zoning
 regulations.




PDA-016-25-PUD
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Planned Unit Development District (example)




 File No. PDA-013-21-PUD

PDA-016-25-PUD
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Planned Unit Development District (example)




PDA-016-25-PUD
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Planned Unit Development District Process


 Three Step Process


 Development Plan -
 Board Bill – approved Planning
 Sketch Plan -
 ordinance creates Commission review
  Planning Commission
 the PUD for compliance with
 Review
 Sketch Plan




 Apply for building permits, no additional zoning review


PDA-016-25-PUD
 Page 176 of 207
Site Context

5701 Wilson Ave, City Block
4022

1 vacant parcel in the Hill
Neighborhood

~4 acres in total

Wilson Ave to the south, I-44 to
the north, Public Storage to the
west, homes along Wilson Ave
and Berra Ct to the east.

Wilson Ave Properties, LLC
(McBride Homes)


PDA-016-25-PUD
 Page 177 of 207
Site Context




 I-44

 ra Ct
 Ber

 ton
 mp
 Ha 5701
 Ave Wilson A
 ve
 Wilson Av
 e




 Sublette
 Ave Ave

 Januare




PDA-016-25-PUD
 Page 178 of 207
“La Collina Square” PUD Sketch Plan Application

The petitioner is proposing to construct 78
single-family attached townhomes,
occupying twenty (20) buildings, arranged
around a roughly U-shaped parking lot

The site will include 127 surface parking
spaces and open space amenities including a
small dog park

One of the residential buildings will face
Wilson Ave, matching housing across the
street

The eastern entrance to the development will
meet the intersection at Wilson Ave and
January Ave



PDA-016-25-PUD
 Page 179 of 207
Reviewing the Sketch Plan

Chapter 26.80.050 of the Zoning Code outlines the process for reviewing PUD
applications, including the sketch plan

Three conditions with which the application must comply:

 1. That the values of buildings and the character of the property adjacent to
 the area included in said plan will not be adversely affected;

2. That the proposed development is consistent with the intent purposes of
 the Zoning Code to promote public health, safety, morals and general
 welfare; and

3. That the proposed development plan is consistent with any previously
 approved development plan that may affect the site and with the City's
 comprehensive plan.


PDA-016-25-PUD
 Page 180 of 207
Current Zoning


K - Unrestricted District

Very permissive district, but
residential uses are explicitly
prohibited
 ● “no building shall be hereafter erected,
 nor shall any existing building be
 converted, reconstructed, or structurally
 altered for dwelling purposes.”


Immediately adjacent to occupied
housing in the B - Two-Family Dwelling
District

Some type of zoning action would be
necessary to permit housing



PDA-016-25-PUD
 Page 181 of 207
Strategic Land Use Plan

 Higher-Intensity Neighborhood

 “primarily residential and will have buildings
 with a maximum height of 5 to 8 stories.
 These areas might be very dense, with many
 units per building. Parking would be
 discouraged in front of or to the side of
 buildings. These areas will be very walkable,
 located in places where there is or will be
 access to transit and amenities.” (p. 78)

 Many types out housing, parking is
 discourages in front or to the side

 Why Higher-Intensity?
  - community input, access to interstate
 and transit lines, size of the parcel


PDA-016-25-PUD
 Page 182 of 207
Strategic Land Use Plan

 Underlying use and scale of density are
 aligned with the designation

 May encourage other properties to
 transition to residential or a friendlier mix of
 uses

 Would be dramatically better aligned with
 the designation than the currently allowed
 uses in the K district - big win!

 Other broad goals of the SLUP:
  - housing options that meet the diverse
 needs of the community
  - reactivating vacant parcels in a way
 that can support, retain, and attract
 residents


PDA-016-25-PUD
 Page 183 of 207
Planning Commission Action

  ● Planning Commission approved the sketch plan
 by a vote of 9 ayes to 2 nays
  ● Extended discussion on site design, parking,
 wayﬁnding, water management, trafﬁc
  ● Commissioners added three (3) conditions to
 the PUD, which must appear in the development
 plan heard at the PC at a later date
 (i) construct a sidewalk along Wilson Ave
 (ii) plan for consistent accessibility from
 all units to amenities on site and the right
 of way
 (iii) screening/landscaping between the
 site and residences to the east
  ● Conditions are iterated in the Board Bill




PDA-016-25-PUD
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Reviewing the Sketch Plan




PDA-016-25-PUD
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PDA-016-25-PUD
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Questions &
Discussion



PDA-016-25-PUD
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