Housing, Urban Development & Zoning Committee — St. Louis, MO
Date: 2026-03-17
Time: 11:00

Agenda
 Housing, Urban Development & Zoning Committee
 Meeting
 St. Louis Board of Aldermen
 Tuesday, March 17, 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
 Minute approval from Thursday, March 12, 2026.
IV. Board Bills for Review
 (The committee will discuss the following and take public comment on the following)
 Item Number 1
 Board Bill Number 113
 Introduced by Alisha Sonnier
 An ordinance amending Ordinance Number 70981 effective July 24, 2019 (Exhibit 1
 attached) by modifying the terms of real estate tax abatement.
 Item Number 2
 Board Bill Number 138
 Introduced by Alisha Sonnier
 An Ordinance declaring a moratorium until January 31, 2031, on all approvals for non-
 municipal detention facilities proposed within the City of St. Louis, including the approval
 of building permits, special use permits, plan review, project plans, and development
 plans, where the subject matter of the project is a proposed non-municipal detention
 facility.
 Item Number 4
 Board Bill Number 166
 Introduced by Alderman Rasheen Aldridge
 An ordinance approving a Redevelopment Plan dated September 23, 2025 (“Plan”) for the
 Cass Avenue and I-44 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 up to 25 year tax abatement (10 years based on 90% of the assessed value of
 the incremental improvements, followed by 15 years based on 50% of the assessed value
 of the incremental improvements); and pledging cooperation of the Board of Aldermen;
 and pledging cooperation of the Board of Aldermen.
 Item Number 5
 Board Bill Number 169
 Introduced by Alderwoman Laura Keys
 An ordinance amending Ordinance #71830 effective June 1, 2024 (Exhibit 1 attached) by
 modifying the terms of real estate tax abatement.
 Item Number 3
 Board Bill Number 163
 Introduced by Alderwoman Alisha Sonnier, Daniela Velazquez
 An ordinance approving the Petition of owners of real property seeking the creation,
 extension, renewal and establishment of the “South Grand Community Improvement
 District,” finding a public purpose for the creation, extension, renewal and establishment
 of the South Grand Community Improvement District; and containing a severability clause
 and an emergency clause
V. Resolutions for Review
 None
VI. Committee Discussions
 (The committee will discuss the following and take public comment on the following)
 Discussion Item Number 1
 The committee will discuss the Mayoral Appointments to the Board of Adjustments: Anne
 Grice, James Dallas, and Carmelo Desemone.
VII. Acknowledgment of Any Written Testimony
VIII. Announcements
IX. Excused Members
X. Adjournment

Agenda
 Housing, Urban Development & Zoning Committee
 Meeting
 St. Louis Board of Aldermen
 Tuesday, March 17, 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
 Minute approval from Thursday, March 12, 2026.
IV. Board Bills for Review
 (The committee will discuss the following and take public comment on the following)
 Item Number 1
 Board Bill Number 113
 Introduced by Alisha Sonnier
 An ordinance amending Ordinance Number 70981 effective July 24, 2019 (Exhibit 1
 attached) by modifying the terms of real estate tax abatement.
 Item Number 2
 Board Bill Number 138
 Introduced by Alisha Sonnier
 An Ordinance declaring a moratorium until January 31, 2031, on all approvals for non-
 municipal detention facilities proposed within the City of St. Louis, including the approval
 of building permits, special use permits, plan review, project plans, and development
 plans, where the subject matter of the project is a proposed non-municipal detention
 facility.



 Page 1 of 131
 Item Number 4
 Board Bill Number 166
 Introduced by Alderman Rasheen Aldridge
 An ordinance approving a Redevelopment Plan dated September 23, 2025 (“Plan”) for the
 Cass Avenue and I-44 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 up to 25 year tax abatement (10 years based on 90% of the assessed value of
 the incremental improvements, followed by 15 years based on 50% of the assessed value
 of the incremental improvements); and pledging cooperation of the Board of Aldermen;
 and pledging cooperation of the Board of Aldermen.
 Item Number 5
 Board Bill Number 169
 Introduced by Alderwoman Laura Keys
 An ordinance amending Ordinance #71830 effective June 1, 2024 (Exhibit 1 attached) by
 modifying the terms of real estate tax abatement.
 Item Number 3
 Board Bill Number 163
 Introduced by Alderwoman Alisha Sonnier, Daniela Velazquez
 An ordinance approving the Petition of owners of real property seeking the creation,
 extension, renewal and establishment of the “South Grand Community Improvement
 District,” finding a public purpose for the creation, extension, renewal and establishment
 of the South Grand Community Improvement District; and containing a severability clause
 and an emergency clause
V. Resolutions for Review
 None
VI. Committee Discussions
 (The committee will discuss the following and take public comment on the following)
 Discussion Item Number 1
 The committee will discuss the Mayoral Appointments to the Board of Adjustments: Anne
 Grice, James Dallas, and Carmelo Desemone.
VII. Acknowledgment of Any Written Testimony
VIII. Announcements
IX. Excused Members
X. Adjournment




 Page 2 of 131
Summary
Board Bill Number 113
Introduced by Alderwoman Alisha Sonnier
December 12, 2025

This Board Bill seeks to amend Ordinance Number 70981 effective July 24, 2019. This Board
Bill will allow for up to a 15-year tax abatement to encourage development and rehabilitation of
Low-Income Housing Tax Credit (LIHTC) projects within the Area.




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 BOARD BILL NUMBER 113 INTRODUCED BY ALDERWOMAN ALISHA SONNIER

 1 An ordinance amending Ordinance Number 70981 effective July 24, 2019 (Exhibit 1 attached)

 2 by modifying the terms of real estate tax abatement.

 3 WHEREAS, Ordinance Number 70981 approved an amended Redevelopment Plan for

 4 the Gate District East Redevelopment Area (“Area”).

 5 WHEREAS, Ordinance Number 70981 and Section F of the Amended Gate District

 6 Redevelopment Plan, (“Plan”), provide for a ten (10) year tax abatement.

 7 WHEREAS, it is in the best interest of the City and Area to continue to limit tax

 8 abatement so that it is consistent with the Board of Aldermen Resolution #104 approved October

 9 26, 2018 but also to encourage development and rehabilitation of Low-Income Housing Tax

10 Credit (LIHTC) projects within the Area.

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

12 FOLLOW:

13 SECTION ONE. Section One of Ordinance Number 70981 and Section F of the Plan

14 for the Area shall be deleted and replaced with the following:

15 A Redeveloper which is an urban redevelopment corporation formed pursuant to Chapter 353,

16 RSMo. developing a project with Low Income Housing Tax Credits (LIHTC), may seek tax

17 abatement pursuant to Chapter 353, RSMo, as amended, upon compliance with the procedures

18 set forth therein and in Chapter 11.06 of the City Code, as amended. The terms of the tax

19 abatement available to the applicable real property or portion thereof will be set forth in a

20 Redevelopment Agreement between the LCRA and the Redeveloper. The Redevelopment

21 Agreement shall provide that tax abatement shall begin in the year during which an urban

22 redevelopment corporation acquires title to the applicable real property or portion thereof and
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 Board Bill Number 113
 Sonnier
 December 12, 2025

 Page 4 of 131
 1 continue no longer than fifteen (15) years thereafter (the “Chapter 353 Tax Abatement Period”),

 2 provided, however, that: PILOTs will be imposed to ensure that the total revenues payable to the

 3 affected taxing jurisdictions from PILOTs and unabated ad valorem taxes (including those set

 4 forth in Section 353.110, RSMo) equals:

 5 For years one through ten of the Chapter 353 Tax Abatement period, one hundred (100)

 6 percent of the ad valorem taxes that would be imposed based on the then-current tax levy rates

 7 and the assessed value of the land and improvements included in the applicable real property or

 8 portion thereof in the year prior to the urban redevelopment corporation’s acquisition thereof

 9 (subject to adjustment pursuant to Section 353.110.2, RSMo, if the land was tax exempt prior to

10 acquisition by the urban redevelopment corporation) (the “Base Tax Value”); plus ten (10)

11 percent of the difference between the ad valorem real estate taxes that would be due if there were

12 no tax abatement and Base Tax Value.

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

14 fifty percent (50 percent) percent of the ad valorem real estate taxes that would be due if there

15 were no tax abatement.

16 All unabated ad valorem real estate taxes and PILOTs shall be collected by the Collector

17 of Revenue of the City of St. Louis in the same manner as regular ad valorem real estate taxes.

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

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

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

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

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



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 Board Bill Number 113
 Sonnier
 December 12, 2025

 Page 5 of 131
1 that is not subject to a Certificate of Qualification of Tax Collector of Revenue in the same

2 manner as regular ad valorem real estate taxes.

3 SECTION TWO. All other sections of Ordinance Number 70981 and all other

4 sections of the Plan shall remain the same as approved effective July 24, 2019.




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 Board Bill Number 113
 Sonnier
 December 12, 2025

 Page 6 of 131
 ORDINANCE 70981


 1 BOARD BILL NO. 39 INTRODUCED BY ALDERWOMAN CHRISTINE
 2 INGRASSIA
 3 ALDERWOMAN MARLENE DAVIS
 4 An ordinance amending Ordinance # 62220 approved February 6, 1991 (Exhibit 1 attached) by

 5 modifying the terms of real estate tax abatement and amending the attached Redevelopment Plan by

 6 adding Phase IV to be completed by May 1, 2029.

 7 WHEREAS, Ordinance # 62220 approved an amended Redevelopment Plan for the Gate

 8 District East Redevelopment Area ("Area") after affirming that the Area was blighted by Ordinance #

 9 61124 as defined in Section 99.320 of the Revised Statutes of Missouri, as amended (the "Statute" being

10 Sections 99.300 to 99.715 inclusive).

11 WHEREAS, Section Seventeen of Ordinance # 62220 and Section F of the Amended Gate

12 District Redevelopment Plan, Exhibit B to Ordinance # 62220 ("Plan"), provide for up to a twenty-five

13 (25) year tax abatement.

14 WHEREAS, Section C of the Plan provides for three Phases of redevelopment. Phase III, the

15 last phase, outlines redevelopment to occur "during year six through ten after approval of the Amended

16 Plan by Ordinance."

17 WHEREAS, it is in the best interest of the City and the Area to limit tax abatement so that it is

18 consistent with the Board of Aldermen Resolution # 104 approved October 26, 2018 and to extend the

19 time to complete redevelopment on scattered vacant lots and the rehabilitation of deteriorating structures.

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

21 FOLLOWS:

22 SECTION ONE. Section Seventeen of Ordinance # 62220 and Section F of the Plan for the

23 Area shall be deleted and replaced with the following:

 Date: April 26, 2019
 Page 1 of 3
 Board Bill No. 39 Sponsor: Alderwoman Christine Ingrassia
 Alderwoman Marlene Davis


 Page 7 of 131
 ORDINANCE 70981

 1 A Redeveloper(s) may seek ten (10) year ad valorem real estate tax abatement (the ''Tax Abatement

 2 Period") pursuant to sections 99.700-99.715, RSMo, as amended, upon application as provided therein.

 3 LCRA shall provide the Redeveloper(s) with a Certificate of Qualification of Tax Abatement as provided

 4 in Section 99.700, RSMo, and any redevelopment agreement, and the Redeveloper shall file such

 5 certificate with the City Assessor within thirty (30) days receipt thereof as required by Section 99. 705,

 6 RSMo. The City Assessor shall, promptly after receipt of the certificate, provide a written certification

 7 of the current assessed value of the then-existing applicable real property or portion thereof (the "Base

 8 Assessed Value") to the Redeveloper (s).

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

10 redevelopment agreement, the Redeveloper(s) (or subsequent owners of the applicable real property or

11 portion thereof) shall pay unabated ad valorem real estate taxes and make additional payments in lieu of

12 taxes ("PILOTs") as follows:

13  During each year of the Tax Abatement Period, unabated ad valorem real estate taxes

14 will be imposed based on the then-current tax levy rates and the Base Assessed Value of the

15 applicable real property or portion thereof pursuant to Section 99.710. RSMo; and

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

17 o In each of years one through five of the Tax Abatement Period, an

18 amount equal to fifty percent (50%) of the difference between the ad

19 valorem real estate taxes that would be due (as described above); and

20 o In each of years six through ten of the Tax Abatement Period, an amount

21 equal to one hundred percent (100%) of the difference between the ad

22 valorem real estate taxes that would be due if there were no abatement

 Date: April 26, 2019
 Page 2 of 3
 Board Bill No. 39 Sponsor: Alderwoman Christine Ingrassia
 Alderwoman Marlene Davis


 Page 8 of 131
 ORDINANCE 70981

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

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

 3 reduce or eliminate any other licenses or fees owing to the City or any other taxing jurisdiction

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

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

 6 from increasing or decreasing the assessed value of any real property or portion thereof that is not subject

 7 to a Certificate of Qualification of Tax Abatement properly filed with the City Assessor. All unabated ad

 8 valorem real estate taxes and PILOTs shall be collateral by the City Collector of Revenue in the same

 9 manner as regular ad valorem real estate taxes.

10 SECTION TWO. Section C of the Plan is hereby amended by adding a phase to read as follows:

11 Phase IV

12 Infill housing and mixed - use development is encouraged throughout the Area, and shall be completed

13 by May 1, 2029.

14 SECTION THREE. All other sections of Ordinance # 62220 and all other sections of the Plan

15 shall remain the same as approved February 6, 1991.

16

17
18




 Date: April 26, 2019
 Page 3 of 3
 Board Bill No. 39 Sponsor: Alderwoman Christine Ingrassia
 Alderwoman Marlene Davis


 Page 9 of 131
Summary
Board Bill Number 138
Introduced by Alderwoman Alisha Sonnier
February 6, 2026
The purpose of this ordinance is to declare a moratorium until January 31, 2031, on all approvals
for non-municipal detention facilities proposed within the City of St. Louis, including the approval
of building permits, special use permits, plan review, project plans, and development plans, where
the subject matter of the project is a proposed non-municipal detention facility.




 Page 10 of 131
 BOARD BILL NUMBER 138 INTRODUCED BY ALDERWOMAN ALISHA SONNIER


1 An Ordinance declaring a moratorium until January 31, 2031, on all approvals for non-municipal

2 detention facilities proposed within the City of St. Louis, including the approval of building

3 permits, special use permits, plan review, project plans, and development plans, where the subject

4 matter of the project is a proposed non-municipal detention facility.

5 SECTION ONE. Purpose. The purpose of this ordinance is to impose a temporary moratorium

6 on approvals for Non-Municipal Detention Facilities pursuant to the home rule authority granted

7 to the City of St. Louis under Article VI, Section 19 of the Missouri Constitution; the zoning and

8 land-use authority delegated to municipalities under Chapter 89 of the Revised Statutes of

9 Missouri; and the powers conferred to the St. Louis Board of Aldermen by the Charter of the City

10 of St. Louis, while matters relating to non-municipal detention facilities are assessed with regard

11 to their potential impacts on public health, safety, civil liberties, and community welfare.

12 SECTION TWO. Definitions. For purposes of this ordinance, the following terms shall have

13 the meanings set forth below:

14 A. Non-Municipal Detention Facility. “Non-municipal detention facility” shall mean any

15 building, structure, complex, or use, whether publicly or privately owned or operated, that is not

16 owned or operated by the City of St. Louis, and that is intended for the detention, incarceration,

17 confinement, correction, or holding of individuals, including but not limited to jails, prisons,

18 detention centers, correctional facilities, holding facilities, or similar carceral uses, whether

19 temporary or permanent.

20 B. Approval. “Approval” under this Section shall include, but not be limited to, the issuance,

21 approval, or authorization of any building permit, occupancy permit, special use permit,

22 conditional use permit, zoning map amendment, text amendment, plan review, site plan, project


 Page 1 of 3
 Board Bill Number 138
 Sonnier
 February 6, 2026

 Page 11 of 131
1 plan, development plan, subdivision approval, variance, waiver, or any other discretionary

2 approval required under the Revised Code of the City of St. Louis or any rule or regulation

3 promulgated thereunder.

4 C. Application. “Application” shall mean any application, request, filing, or submission seeking

5 an Approval, whether complete or incomplete, formal or informal.

6 SECTION THREE. Moratorium.

7 A. Moratorium Established. There is hereby imposed a moratorium on the acceptance, processing,

8 issuance, or any Approval for any Non-Municipal Detention Facility, including but not limited to

9 Approvals that would allow the acquisition, construction, reconstruction, alteration, expansion,

10 facilitation, or initiation of a new or existing project, where the Application for such Approval was

11 filed on or after January 30, 2026. During the moratorium period, no application shall be processed

12 in order to preserve the status quo and ensure careful consideration of the impacts of non-municipal

13 detention facilities on the public health, safety, and welfare of the City.

14 B. Scope of Moratorium. The moratorium shall apply to all departments, divisions, boards,

15 commissions, and agencies of the City of St. Louis, including but not limited to the Building

16 Division, the Zoning Section, the Planning and Urban Design Agency, the Board of Adjustment,

17 and the Planning Commission.

18 SECTION FOUR. Administration and Enforcement.

19 A. Suspension of Review. During the moratorium period, no City officer or employee shall accept,

20 process, approve, or issue any Approval subject to this ordinance.

21 B. Interpretation. This ordinance shall be liberally construed to effectuate its purpose of

22 temporarily suspending development activity related to Non-Municipal Detention Facilities.


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 Board Bill Number 138
 Sonnier
 January 30, 2026

 Page 12 of 131
1 SECTION FIVE. Duration. This moratorium shall remain in full force and effect until January

2 31, 2031, unless extended by ordinance of the Board of Aldermen.

3 SECTION SIX. Effective Date. This being an ordinance necessary for the immediate

4 preservation of the public peace, health, safety, and welfare of the City of St. Louis and its

5 residents, due to the urgent need to prevent the approval of applications for non-municipal

6 detention facilities and to preserve the status quo regarding such land uses, this ordinance is hereby

7 declared an emergency measure within the meaning of Sections 19 and 20 of Article IV of the

8 Charter of the City of St. Louis and shall become effective immediately upon its passage and

9 approval by the Mayor.

10 SECTION SEVEN. Severability Clause. If any section, subsection, sentence, clause, phrase, or

11 portion of the Ordinance is held invalid or unconstitutional by any court of competent jurisdiction,

12 such portion shall be deemed a separate, distinct, and independent provision, and such holding

13 shall not affect the validity of the remaining portions thereof.




 Page 3 of 3
 Board Bill Number 138
 Sonnier
 January 30, 2026

 Page 13 of 131
Summary
Board Bill Number 166
Introduced by Alderman Aldridge
February 13, 2026

This Board Bill seeks to approve a Chapter 99 Redevelopment Plan and Blighting Study for the
Cass Avenue and I-44 Redevelopment Area. The proposed Bill does not allow for use of eminent
domain within the area. The objective of the Redevelopment Plan is to encourage redevelopment of the
Area with commercial uses that will serve as an entrance to the city from the north and east. Staff
supports up to twenty-five (25) years of tax abatement.




 Page 14 of 131
 BOARD BILL NUMBER 166 INTRODUCED BY ALDERMAN ALDRIDGE

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

 2 Avenue and I-44 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 up to 25

 5 year tax abatement (10 years based on 90% of the assessed value of the incremental improvements,

 6 followed by 15 years based on 50% of the assessed value of the incremental improvements); and

 7 pledging cooperation of the Board of Aldermen; and pledging cooperation of the Board of

 8 Aldermen.

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

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

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

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

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

14 Attachment "A"; and

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

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

17 enterprise without the aids provided in the Statute; and

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

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

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

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


 Page 1 of 10
 Board Bill Number 166
 Aldridge
 February 13, 2026


 Page 15 of 131
 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 Cass Avenue and I-44 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 166
 Aldridge
 February 13, 2026


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 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 Cass Avenue and I-44 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 166
 Aldridge
 February 13, 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 partially occupied. All

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

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

16 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 166
 Aldridge
 February 13, 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 166
 Aldridge
 February 13, 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 166
 Aldridge
 February 13, 2026


 Page 20 of 131
 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 166
 Aldridge
 February 13, 2026


 Page 21 of 131
 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 In lieu of the tax abatement available pursuant to pursuant to Sections 99.700 – 99.715,

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

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

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

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

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

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

15 or portion thereof and continue no longer than twenty-five (25) years thereafter (the “Chapter 353

16 Tax Abatement Period”), provided, however, that:

17 PILOTs will be imposed to ensure that the total revenues payable to the affected taxing

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

19 353.110, RSMo) equals at least:

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

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

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

23 applicable real property or portion thereof in the year prior to the urban redevelopment
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 Board Bill Number 166
 Aldridge
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 Page 22 of 131
 1 corporation’s acquisition thereof (subject to adjustment pursuant to Section 353.110.2, RSMo, if

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

 3 Tax Value”); plus

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

 5 there were no tax abatement and Base Tax Value.

 6 For years eleven through twenty-five of the Chapter 353 Tax Abatement period, not to exceed fifty

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

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

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

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

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

12 relief and payment in lieu of taxes provisions, during up to said twenty-five (25) year period, shall

13 inure to the benefit of all successors in interest in the property of the urban redevelopment

14 corporation, so long as such successors shall continue to use such property as provided in this Plan

15 and in any Agreement with the LCRA. In no event shall such benefits extend beyond twenty-five

16 (25) years after any urban redevelopment corporation shall have acquired title to the property.

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

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

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

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

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

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

23 amended.
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 Board Bill Number 166
 Aldridge
 February 13, 2026


 Page 23 of 131
1 SECTION SIXTEEN. The sections of this Ordinance shall be severable. In the event that

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

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

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

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

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

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




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 Board Bill Number 166
 Aldridge
 February 13, 2026


 Page 24 of 131
 BOARD BILL NUMBER 166
 FISCAL NOTE

Preparer’s Name _Zachary Wilson

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

Bill Sponsors _ Alderman Aldridge


 Bill Synopsis: This Board Bill seeks to approve a Chapter 99 Redevelopment Plan and
 Blighting Study for the Cass Avenue and I-44 Redevelopment Area.
 The proposed Bill does not allow for use of eminent domain within the
 area. The objective of the Redevelopment Plan is to encourage
 redevelopment of the Area with commercial uses that will serve as an
 entrance to the city from the north and east. Staff supports up to twenty-
 five (25) years of tax abatement.
 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.

 (01/2017)


 Page 25 of 131
• 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 26 of 131
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 27 of 131
Page 28 of 131
Summary
Board Bill Number 169
Sponsored by Alderwoman Keys
Date: February 13, 2026

This Board Bill seeks to amend Ordinance #71830 effective June 1, 2024. This Board Bill will
allow for up to a ten (10) years of tax abatement based on 90% of the assessed value of incremental
improvements to encourage development of a Kimpton Hotel.




 Page 29 of 131
 BOARD BILL NUMBER 169 INTRODUCED BY ALDERWOMAN LAURA KEYS


 1 An ordinance amending Ordinance #71830 effective June 1, 2024 (Exhibit 1 attached) by

 2 modifying the terms of real estate tax abatement.

 3 WHEREAS, Ordinance #71830 approved an amended Redevelopment Plan for the 2601

 4 Market St. Redevelopment Area (“Area”) after affirming that the Area was blighted by Ordinance

 5 #71830 as defined in Section 99.320 of the Revised Statutes of Missouri, as amended (the “Statute”

 6 being Sections 99.300 to 99.715 inclusive).

 7 WHEREAS, Ordinance #71830 and Section F of the 2601 Market St. Redevelopment

 8 Plan, (“Plan”), provide for a ten (10) year tax abatement.

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

10 FOLLOW:

11 SECTION ONE. Section Fourteen of Ordinance #71830 and Section F of the Plan for the

12 Area shall be deleted and replaced with the following:

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

14 Period”) pursuant to Sections 99.700 – 99.715, RSMo, as amended, upon application as provided

15 therein. LCRA shall provide the Redeveloper(s) with a Certificate of Qualification of Tax

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

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

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

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

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

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

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



 Page 1 of 2
 Board Bill Number 169
 Keys
 February 13, 2026

 Page 30 of 131
 1 property or portion thereof) shall pay unabated ad valorem real estate taxes and make additional

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

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

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

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

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

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

 8 (10%) of the difference between the ad valorem real estate taxes that would be due if there were

 9 no abatement and the amount of taxes actually due (as described above); and

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

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

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

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

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

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

16 the City Assessor.

17 All unabated ad valorem real estate taxes and PILOTs shall be collected by the City

18 Collector of Revenue in the same manner as regular ad valorem real estate taxes.

19 SECTION TWO. All other sections of Ordinance #71830 and all other sections of the

20 Plan shall remain the same as approved effective June 1, 2024.




 Page 2 of 2
 Board Bill Number 169
 Keys
 February 13, 2026

 Page 31 of 131
 ORDINANCE 71830

 BOARD BILL NUMBER 197 INTRODUCED BY ALDERWOMAN LAURA KEYS

 1 An ordinance approving a Redevelopment Plan dated November 14, 2023 (“Plan”) for the 2601

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

 3 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 10-year tax

 5 abatement (10 years based on 75 percent of the assessed value of the incremental improvements);

 6 and 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




 Page 1 of 9
 Board Bill Number 197
 Keys
 January 12, 2024

 Page 32 of 131
 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 2601 Market St. Area," dated November 14, 2023

 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
 Page 2 of 9
 Board Bill Number 197
 Keys
 January 12, 2024

 Page 33 of 131
 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 2601 Market St. 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 November 14, 2023,

23 having been duly reviewed and considered, is hereby approved and incorporated herein by
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 Board Bill Number 197
 Keys
 January 12, 2024

 Page 34 of 131
 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;



 Page 4 of 9
 Board Bill Number 197
 Keys
 January 12, 2024

 Page 35 of 131
 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 Business Enterprises ("MBE's") and Women's Business Enterprises ("WBE's")

21 will be solicited and fairly considered for contracts, subcontracts and purchase orders;

22 (c) To be bound by the conditions and procedures regarding the utilization of MBE’s

23 and WBE’s established by the City;
 Page 5 of 9
 Board Bill Number 197
 Keys
 January 12, 2024

 Page 36 of 131
 1 (d) To adhere to the requirements of Ordinance Nos. 69427, 70767 and 71094, as may

 2 be amended or supplemented, pertaining to minority-owned and women-owned business

 3 participation, workforce development, and prevailing wage compliance, to the extent the

 4 provisions of those ordinances apply to the Project

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

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

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

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

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

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

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

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

13 The term MBE shall mean a sole proprietorship, partnership, corporation, profit or non-

14 profit organization owned, operated and controlled by minority group members who have at least

15 fifty-one (51) percent ownership. The minority group member(s) must have operational and

16 management control, interest in capital and earnings commensurate with their percentage of

17 ownership. The term Minority Group Member(s) shall mean persons legally residing in the United

18 States who are Black, Hispanic, Native American (American Indian, Eskimo, Aleut or Native

19 Hawaiian), Asian Pacific American (persons with origins from Japan, China, the Philippines,

20 Vietnam, Korea, Samoa, Guam, U.S. Trust Territory of the Pacific Islands, Laos, Cambodia or

21 Taiwan) or Asian Indian American (persons with origins from India, Pakistan or Bangladesh). The

22 term WBE shall mean a sole proprietorship, partnership, corporation, profit or non-profit

23 organization owned, operated and controlled by a woman or women who have at least fifty-one
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 Board Bill Number 197
 Keys
 January 12, 2024

 Page 37 of 131
 1 (51) percent ownership. The woman or women must have operational and managerial control,

 2 interest in capital and earnings commensurate with their percentage of ownership.

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

 4 assigns.

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

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

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

 8 filed with the City Assessor.

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

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

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

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

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

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

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

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

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

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

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

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

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

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



 Page 7 of 9
 Board Bill Number 197
 Keys
 January 12, 2024

 Page 38 of 131
 1 During each year of the Tax Abatement Period, unabated ad valorem real estate taxes will be

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

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

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

 5 In each of years one through ten of the Tax Abatement Period, an amount equal to twenty-five

 6 percent (25 percent) of the difference between the ad valorem real estate taxes that would be due if

 7 there were no abatement and the amount of taxes actually due (as described above); and

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

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

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

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

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

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

14 City Assessor.

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

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

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

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

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

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

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

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

23 amended.
 Page 8 of 9
 Board Bill Number 197
 Keys
 January 12, 2024

 Page 39 of 131
1 SECTION SIXTEEN. The sections of this Ordinance shall be severable. In the event that

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

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

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

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

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

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




 Page 9 of 9
 Board Bill Number 197
 Keys
 January 12, 2024

 Page 40 of 131
 ORDINANCE 71830

 Board Bill Number 197
 Attachment “A”


 2601 Market St.
 Redevelopment Area

 Legal Description

CB 926 MARKET ST
2.808 ACRES
BNDRY ADJ PLAT OF PRT TRACT 20 & 21 OF
MILL CREEK VALLEY ADDN
NEW LOT B
Parcel: 0926-9-010.002




 Page 41 of 131
 Board Bill Number 197
 ATTACHMENT "B"
 Form: 10/11/2023




 BLIGHTING STUDY AND PLAN


 FOR THE



 2601 Market St.
 Redevelopment Area

 PROJECT # 2466




LAND CLEARANCE FOR REDEVELOPMENT AUTHORITY

 OF THE CITY OF ST. LOUIS




 November 14 , 2023




 MAYOR
 Tishaura O. Jones




 Page 42 of 131
 BLIGHTING STUDY AND PLAN FOR
 2601 Market St.
 Redevelopment Area
 PAGE

A. EXISTING CONDITIONS AND FINDING OF BLIGHT.......... 1

 1. DELINEATION OF BOUNDARIES..................... 1
 2. GENERAL CONDITION 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................................ 2
 6. FINDING OF BLIGHT............................. 2

B. PROPOSED REDEVELOPMENT AND REGULATIONS............... 2

 1. REDEVELOPMENT OBJECTIVES........................ 2
 2. PROPOSED LAND USE OF THE AREA................. 2
 3. PROPOSED ZONING............................... 3
 4. RELATIONSHIP TO LOCAL OBJECTIVES.............. 3
 5. PROPOSED EMPLOYMENT FOR THIS AREA............. 3
 6. CIRCULATION................................... 3
 7. BUILDING AND SITE REGULATIONS................. 3
 8. URBAN DESIGN.................................. 4
 9. PARKING REGULATIONS........................... 5
 10 SIGN REGULATIONS.............................. 5
 11. BUILDING, CONDITIONAL USE AND SIGN PERMITS.... 6
 12. PUBLIC IMPROVEMENTS........................... 6

C. PROPOSED SCHEDULE OF REDEVELOPMENT................... 6

D. EXECUTION OF PROJECT............................... 6

 1. ADMINISTRATION AND FINANCING.................. 6
 2. PROPERTY ACQUISITION.......................... 7
 3. PROPERTY DISPOSITION.......................... 7
 4. RELOCATION ASSISTANCE......................... 7

E. COOPERATION OF THE CITY............................ 7

F. TAX ABATEMENT...................................... 7

G. COMPLIANCE WITH AFFIRMATIVE ACTION AND
 NONDISCRIMINATION LAWS AND REGULATIONS............. 8

 1. LAND USE...................................... 8
 2. CONSTRUCTION AND OPERATIONS................... 8
 3. LAWS AND REGULATIONS.......................... 9
 4. ENFORCEMENT................................... 9

H. MODIFICATIONS OF THIS PLAN......................... 9
I. DURATION OF REGULATION AND CONTROLS................ 9
J. EXHIBITS........................................... 10
K. SEVERABILITY....................................... 10




 Page 43 of 131
 EXHIBITS




"A" 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




 Page 44 of 131
A. EXISTING CONDITIONS AND FINDINGS OF BLIGHT

 1. DELINEATION OF BOUNDARIES

 The 2601 Market St. Redevelopment Area (“Area”) consists of land totaling
 approximately 2.8 acres in portions of the Midtown Neighborhood of the City of St.
 Louis (“City”) and is located on the west side of Jefferson Ave. between Market St. and
 Olive St.

 The property 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 CONDITION OF THE AREA

 The Area comprises a portion of City Block 926. The Area consists of a vacant lot.
 The parcel by parcel physical conditions within the Area are shown on Exhibit "B"
 (“Project Area Plan-Existing Uses and Conditions”) and enumerated in Exhibit “F”
 “Blighting Report”.

 Unemployment figures, computed by the St. Louis Fed, indicate a 3.2% unemployment
 rate for the City for the month of September 2023. It is estimated that this rate is
 applicable to residents of the neighborhoods surrounding the Area.

 There are currently no jobs within the Area.

 3. PRESENT LAND USE OF THE AREA

 Existing land uses within the Area include a vacant lot.

 The land use, including the location of public and private uses, streets and other rights-
 of-way is shown on Exhibit "B-2".

 4. PRESENT LAND USE AND DENSITY OF SURROUNDING PROPERTIES

 The properties surrounding the Area are commercial. Residential density for the
 surrounding neighborhood is approximately 6.53 persons per acre.

 5. CURRENT ZONING

 The Area is zoned “I”- Central Business District pursuant to the Zoning Code of the
 City, which is incorporated in this Plan by reference.




 6. FINDING OF BLIGHT


 1

 Page 45 of 131
 The properties within the Area are unoccupied and in the conditions outlined in Exhibit
 “F”. The existence of deteriorated property constitutes an economic or social liability
 to the 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. DEVELOPMENT OBJECTIVES

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

 The City Planning Commission adopted a Sustainability Plan on January 9, 2013. 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 commercial uses permitted in zones designated
 “I”- Central Business 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 for any of the following:

 adult bookstores, X-rated movie houses, auto and truck dealers (new or used), truck or
 other equipment rentals requiring outside storage, free standing package liquor stores,
 check cashing centers.

 Exhibit "C" (Proposed Land Use) shows the proposed uses for the Area.

 3. PROPOSED ZONING

 The zoning for the Area can remain “I”- Central Business 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” (as amended
 2023).




 2

 Page 46 of 131
 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

 The implementation of this Plan is expected to result in 115 new jobs in the Area.

6. CIRCULATION

 The Proposed Land Use Plan (Exhibit "C") indicates the proposed circulation system
 for the Area.

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; however, should a zoning variance be needed to
 achieve this Plan, the Redeveloper(s) will have the responsibility to obtain the
 appropriate approvals.

 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

 All Redeveloper(s) seeking real estate tax abatement pursuant under this Plan and those
 property owners only seeking a building permit for property in the Area are subject to
 the following urban design requirements and shall be responsible for obtaining a zoning
 variance should that be necessary to achieve these requirements:




 a. OBJECTIVES



 3

 Page 47 of 131
 The Area shall be redeveloped such that it is an attractive commercial asset to
 the surrounding neighborhood and preserve opportunities to facilitate future
 transit and other multi-modal (e.g., greenway) access in the Area.

 b. REGULATIONS

 1.) New construction including exterior materials shall conform to the
 plans approved by the Preservation Board, or plans subsequently
 reviewed and approved by Cultural Resources Office staff and/or the
 Preservation Board.


 c. LANDSCAPING

 The Area shall be well-landscaped. Perimeter street trees of a minimum caliper
 of 2-1/2 inches and generally 30-35 feet on center, as determined by the Parks
 Department of the City depending upon tree type, utilities, curb cuts, etc., shall
 be provided along all public or private streets - preferably in tree lawns along
 the curb. Existing, healthy trees and shrubs shall be retained, if feasible.

 d. FENCING

 New fencing shall be designed to conform with the designs approved by the
 Preservation Board, as referenced above. In no case shall the fencing have
 razor or brushed wire on top if it is visible from any street.


9. PARKING REGULATIONS

 Parking shall be provided in accordance with the applicable zoning and building code
 requirements of the City, unless a variance from these requirements is granted.

 Surface parking shall be located primarily behind the newly constructed building. No
 surface parking space may be located within 5 feet of any public sidewalk. Surface
 parking along public streets shall be buffered by a continuous evergreen hedge at least
 two and one-half (2-1/2) feet high on planting and maintained at three and one-half (3-
 1/2) feet high at maturity. Three percent (3%) of the interior of all parking lots
 containing more than twenty-five (25) spaces shall be landscaped with trees, at least
 two and one-half (2-1/2) inch caliper in size on planting. The trees shall be planted on
 islands, the largest dimension of which shall be at least five (5) feet, planted with low
 lying ground cover or other plant material.



10. SIGN REGULATIONS




 4

 Page 48 of 131
 All new signs shall be limited as set out in the City Code, PDA stipulations, this Plan
 and agreements between the LCRA and the Redeveloper(s). A uniform signage plan
 must be prepared by the Redeveloper(s) for the entire Area, to be reviewed and
 approved by LCRA staff.

 11. BUILDING, CONDITIONAL USE AND SIGN PERMITS

 No building, conditional use, or sign permits shall be issued by the City without the
 prior written recommendation 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 redevelopment. 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 redeveloped 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

 The implementation of this Plan shall take place in many phases initiated within approximately
 two (2) years the effective date of the ordinance approval of this Plan by ordinance and
 completed within approximately five (5) years of the effective date of the ordinance approval of
 of 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. ADMINISTRATION 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.




 5

 Page 49 of 131
 All costs associated with the redevelopment of the Area will be borne by property
 owners including 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 Property Acquisition Map, Exhibit "D" 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
 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

 All of the property within the Area is currently unoccupied. If it becomes 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

 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

 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).



 6

 Page 50 of 131
 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:
 o In each of years one through ten of the Tax Abatement Period, an amount
 equal to twenty five percent (25%) 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

 The Redeveloper shall not discriminate on the basis of race, color, creed, national
 origin, marital status, sex, age, sexual orientation or physical handicap in the lease, sale
 or occupancy of the Area.

 2. CONSTRUCTION AND OPERATIONS

 A Redeveloper shall not discriminate on the basis of race, color, creed, national origin,
 marital status, sex, age, sexual orientation or physical handicap 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



 7

 Page 51 of 131
 A Redeveloper shall comply with all applicable federal, state and local laws,
 ordinances, executive orders and regulations regarding nondiscrimination and
 affirmative action, including 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 (e.g. urban design regulations, development schedule) by
 the LCRA in accordance with its July 24, 2018 policy governing time extensions 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 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. Notwithstanding anything to the
 contrary contained herein, this plan shall not be terminated so long as any bonds issued
 under the Authority if this Plan are outstanding.

J. EXHIBITS

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

K. SEVERABILITY




 8

 Page 52 of 131
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.




 9

 Page 53 of 131
 Board Bill Number 197
 Attachment “A”

 2601 Market St.
 Redevelopment Area

 Legal Description

CB 926 MARKET ST
2.808 ACRES
BNDRY ADJ PLAT OF PRT TRACT 20 & 21 OF
MILL CREEK VALLEY ADDN
NEW LOT B
Parcel: 0926-9-010.002




 Exhibit A

 Page 54 of 131
Exhibit B

 Page 55 of 131
Exhibit C

 Page 56 of 131
Exhibit D

 Page 57 of 131
 EXHIBIT “E”
 FORM: 05/01/20



 EQUAL OPPORTUNITY AND NONDISCRIMINATION 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. 69427, 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
ordinances apply to the Project.

The Redeveloper(s) agrees 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 to 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 interests 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 No. 60275 (First Source Jobs
Policy) which is codified at Chapter 3.90 of the Revised Ordinances of the City of St. Louis.




 Exhibit E

 Page 58 of 131
 EXHIBIT “F”



 2601 Market St.
 Redevelopment Area
As outlined below, the Area suffers from a multitude of physical and economic deficiencies
including, insanitary or unsafe conditions, deterioration or inadequate site improvements, and
conditions which endanger life or property by fire or other causes.

As a result of these factors the preponderance of the property in the Area is an economic liability for
the City, its residents and the taxing districts that depend upon it as a revenue source, as well as a
public, health and safety liability. It, therefore, qualifies as a “blighted area” as such time is defined
in Sections 99.320(3) and 353.020 (2) of the Missouri Revised Statute (2016) as amended.

Subject Area is: X Vacant Land
 ☐Occupied Residential ☐ Occupied Commercial
 ☐Unoccupied Residential ☐ Unoccupied Commercial

Subject Area is: X Secured ☐ Unsecured

Does the Subject Area have insanitary or unsafe conditions? If yes, explain.
 X Yes ☐ No
 Vacant lots have been subject to illegal dumping.




Does the Subject Area have deterioration of site conditions? If yes, explain.
 X Yes ☐ No
 The site includes construction debris from the former office building, and a large volume of
 gravel and fill.



Does the Subject Area have conditions which endanger life or property by fire or other cause?
If yes, explain.
 ☐ Yes X No




 Exhibit F-2

 Page 59 of 131
Does the Subject Area retard the provision of housing accommodations? If yes, explain.
 ☐ Yes X No




Does the Subject Area constitute an economic liability? If yes, explain.
 X Yes ☐ No

 Vacant lots severely reduce the income the city can capture from real estate taxes, personal
 property, sales, and income taxes.


Does the Subject Area constitute a social liability? If yes, explain.
 X Yes ☐ No

 The deteriorating conditions of portions of the lots makes the lots conducive to health and
 social issues. Vacant lots are more likely to be victims of dumping.


Is the Subject Area a menace to the public health, safety, or welfare in its present condition?
If yes, explain.
 X Yes ☐ No

 The condition of portions of the lots creates a menace, the lots are more likely to be victims of
 dumping.




Is the Subject Area detrimental because of dilapidation, deterioration, age, or obsolescence? If
yes, explain.
 ☐ Yes X No

  Broad market shifts have significantly reduced the demand for office space that previously
  occupied the site. A large vacant site at a high-traffic location negatively impacts the
  marketability of surrounding commercial uses and long-term vacancy may reduce property
  values.




 Exhibit F-2

 Page 60 of 131
Is the Subject Area detrimental because of lack of air sanitation/open space? If yes, explain.
 ☐ Yes X No




Is the Subject Area detrimental because of overcrowding of buildings or land? If yes, explain.
 ☐ Yes X No




 Exhibit F-2

 Page 61 of 131
 EXHIBIT
 "G"
SUSTAINABILITY IMPACT STATEMENT - RESIDENTIAL

The St. Louis Planning Commission adopted a Sustainability Plan on January 9, 2013. The following chart
shows how the objectives of this Redevelopment Plan relate to selected Functional Categories and
development related Objectives of the City's Sustainability Plan. The Mayor has issued a Sustainable Action
Agenda (SAA). The following chart also shows items that may relate to development projects.
 Not
 Applicable
 Applicable
I. URBAN CHARACTER, VITALITY AND ECOLOGY
 Reinforce the City's Central Corridor as the dynamic "heart" of the
 A1 X
 region
 Develop designated areas via incentives for "green" and technical
 A3
 industries
 Increase riverfront development and provide safe public access and
 A4 associated recreational activity X
 Provide development incentives to encourage transit-oriented
 A5 X
 development

 Prioritize infill development to develop thriving compact
  B1 communities/vibrant mixed-use main streets X
 Make LRA land available at no cost for smart, productive, create re-
SAA2 use of the land. X
 Update local street design standards and implement the Complete
  B2 Streets Ordinance X
  B3 Create Citywide, and multiple neighborhood-scale mobility plans X
 Discourage development that reduces transit, bike and pedestrian
  B4 X
 activities

 Design public spaces and neighborhood streets as gathering spaces
  C1 X
 for people
  C5 Maintain public spaces and neighborhood streets X

 D7* Expand the City's urban tree canopy X
SAA4 Increase the Number of Trees Planted by 16,000 or 15% X

  E1 Celebrate and increase activity along the Mississippi River X
  E2 Remove/change infrastructure to improve riverfront access X

  F1 Preserve and reuse buildings as a means of achieving sustainability X
 Continue to integrate preservation into the planning and building
  F2 approval process X
 Protect historic properties vulnerable to foreclosure, tax forfeiture, or
  F4 X
 demolition
 Promote the redevelopment of historic homes and commercial
  F5 X
 properties

 Develop affordable homes in concert with long-range transit and
  G1 development planning X




 Exhibit G-1

 Page 62 of 131
 Encourage mixed-use affordable housing in high amenity
  G2 X
 neighborhoods
 Integrate low income housing into market-rate and mixed-use
  G4 X
 development
 Experiment with new ways to create partnerships to build sustainable
  G6 and affordable housing X
  G8 Offer housing that is energy efficient and environmentally sustainable X

 Continue to remove site contamination and promote brownfields
  H4 X
 redevelopment

  I4 Ensure urban agriculture is a profitable, viable enterprise

 Preserve neighborhood residential areas/commercial and mixed-uses
  J4 on corners/major corridors X
  J5 Increase the effectiveness of major commercial corridors
  J8 Incorporate sustainability in economic development programs X

II. ARTS, CULTURE AND INNOVATION
 Encourage the development of affordable artist housing, studios and
 A4 ventures X
 A5 Diversify the City's range of arts, creative and innovative industries X

 Build Phase II of CORTEX bioscience and technology research
SAA6
 district
  C2 Facilitate development of arts, culture and innovative TODs
 Target developing arts and cultural districts for streetscape and public
  C5 space improvements

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


  F1 Revitalize existing and develop new arts and cultural facilities

III. EMPOWERMENT, DIVERSITY AND EQUITY
 E4 Expand the capacity to create additional affordable housing units X
 Create pathways for qualified low-income families to become
 E5 X
 homeowners
SAA10 Implement Board Bill 297 pertaining to workforce inclusion X

  F1 Address blighting and environmental health hazards X
  F6 Ensure the application of universal design and accessibility codes X

IV. HEALTH, WELL-BEING AND SAFETY
  A5 Plan and design buildings, spaces and environments for safety X

  B5 Reduce exposure of lead-paint poisoning X

  C1 Eliminate food deserts and improve access to fresh produce
  C3 Support urban agriculture opportunities in the City X



 Exhibit G-2

 Page 63 of 131
End chronic Homelessness X

Design buildings to encourage physical activity X

V. INFRASTRUCTURE, FACILITIES AND TRANSPORTATION
Advance the City as a transportation hub
Encourage transit oriented development X
Increase bike racks by 150% X

Use pilot projects to explore ways to achieve net zero storm water
 X
discharge

Strive for the highest levels of energy efficiency and maximize clean
energy in buildings X
Ensure building and site development integrated with natural site
 X
ecology
Advance the use of high-efficiency building related water systems and
technologies X
Encourage re-use of materials and divert waste from land-fills X
Provide healthy interior environments in commercial buildings

VI. PROSPERITY, OPPORTUNITY AND EMPLOYMENT
Require a sustainability impact statement for all new City
 X
development
Increase the inventory and availability of business and industrial real
estate through environmental clean-up and land assembly X
Encourage small scale redevelopment with economic incentives X
Leverage the Mississippi River as an inexpensive transportation,
drinking water and recreational resource

Focus on small and local businesses as a key part of the City
economy
Re-use existing buildings for inexpensive incubation of
entrepreneurial ideas

Pursue transit oriented development at MetroLink stations and major
bus nodes to encourage more walking/fewer carbon emissions X
Market and encourage living in the City to recent college graduates X

Promote flexible development approaches by developers, land
owners and business firms X
Direct new commercial and mixed-use development to designated
corridors and districts that demonstrate market support X
Create at least 8,500 new jobs at Ballpark Village, CORTEX,
Carondelet Coke, St. Louis Army Ammunition Plant and North
Riverfront

Foster innovation X
Remediate and prepare at least 40 vacant properties for
 X
redevelopment
Please comment in what ways you believe the Mayor's Sustainability
Action Agenda overlaps with your successes on your project.




 Exhibit G-3


 Page 64 of 131
DEVELOPMENT
PROPOSAL REPORT
Kimpton and Staybridge Suites Hotels
2601 Market Street




 Page 65 of 131
DEVELOPMENT PROPOSAL REPORT
TABLE OF CONTENTS


 Project Summary



 Applicant Information



 Approval Level



 Community Benefits Scorecard



 Recomenndation



 Economic Analysis



 Letters of Support



 SLDC Contact




 Page 66 of 131
PROJECT SUMMARY

 Kimpton and
 Staybridge Suites Hotels
 2601 Market Street

 Ward 11

 Total Costs
 $126M
 Real Estate Program
 174 & 130-Room Hotels

Midas Hospitality is proposing the construction of
two hotels at the intersection of Market Street and
Jefferson Avenue on the former site of a portion of
the Wells Fargo campus.
The project will consist of a Kimpton Hotel and
adjacent Stabridge Suites that would include
approximately 174 and 130 rooms, respectively.
The Kimpton brand consists of a full-service,
boutique-style hotel with a ground floor restaurant
and bar. Kimpton was one of the largest boutique
chains in the country before being acquired by IHG
in 2014. Staybridge Suites is an extended-stay
option generally targeting business travelers.
The site most recently included a roughly 20,000
square foot, six-story office building constructed in
1968. The property had been vacant for several
years and was demolished in August 2023.




 3

 Page 67 of 131
APPLICANT INFORMATION

Midas Enterprises

Background
Extensive Hotel Development and
Management Experience


About Midas Enterprises

Founded in 2006 and headquartered in St. Louis County, Midas Enterprises is a fully integrated
real estate enterprise with business units specializing in capital generation, construction,
development and hospitality management. The company currently manages over $500 million
in assets and private equity capital. Midas’ affiliates include Midas Hospitality, Midas
Construction, and Midas Capital. The company operates in 12 states with over 1,000
employees.
Their portfolio includes over 36 hotels across the United States, including three in the City of
St. Louis: Aloft, Element, and Hotel Indigo. Hotel Indigo was acquired from the previous
owners, while Aloft and Element were constructed by Midas.




 5

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APPLICANT INFORMATION

Selected Past Developments


 Aloft by Marriott is a unique, high-tech hotel in St. Louis’
 Cortex Innovation District. Midas constructed this hotel in
 2020. The development is located near the Cortex Metrolink
 station, Saint Louis University, City Foundry, and BJC Medical
 Center. Aloft offers its guests 129 hotel rooms, two meeting
 rooms, an onsite fitness center, a terrace, and an indoor pool.




 Element by Westin is located in the Midtown neighborhood,
 across from City Foundry. This hotel features 153 pet-friendly,
 extended stay rooms equipped with kitchens. Midas invested
 $40 million into this sustainably constructed of hotel. The hotel
 offers an indoor pool and features a rooftop bar, UpBar.




 Residence Inn by Marriott, a 170-room hotel in Clayton,
 MO, was completed in 2023. All hotel rooms on the property
 are equipped with kitchens. The Residence Inn is situated
 across from Shaw Park, and features a fitness center,
 meeting rooms, and multiple outdoor spaces.




 5

 Page 69 of 131
 TAX ABATEMENT PROCESS OVERVIEW

 Green Street Real Estate Ventures submitted the application on behalf of Midas Hospitality for 400
 South 14th Street to SLDC in March of 2023. The project was presented to the LCRA board in
 November of 2023 and the Redevelopment Plan and Blighting Study were approved. It will now 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. The LCRA 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




 5

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COMMUNITY BENEFITS SCORECARD

Kimpton Hotel is a large investment that will create a significant number of jobs within
the City’s Employment District. This development will help support the planned NS-
SS MetroLink investment and could provide employees with the option of commuting
via public transit.




 • Located in EJI-3 area (10 points)
 • Estimated to create 114 FTE (9 points)
 • Located within ½ mile of planned NS-SS
 MetroLink station (9 points)
 • Total capital investment of $125,658,996
 (7 points)
 • Located in Employment District (5 points)




 15

 Page 71 of 131
RECOMMENDATION

SLDC STAFF
Based on the proposed real estate program and community benefits, SLDC staff is recommending
10 years of 75 percent abatement of new incremental property taxes generated as a result of the
project.

 Year 1 – 10
 75% abatement




LCRA/PIEA/EEZ
The abatement terms recommended by SLDC staff above were approved by the LCRA board on
November 14th, 2023 in Resolution 23-LCRA-10822 .


 Year 1 – 10
 75% abatement




 11

 Page 72 of 131
ECONOMIC ANALYSIS

 Annual Property Tax Revenue
 Base: $109,000
 Avg. During Abatement: $472,000
.
 Est. After Abatement: $1.8M


 M/WBE Impacts Job Creation
 Total Hard Costs: $83.7M Total Jobs: 116 (FTE)
 Minority Owned (24%): $20.1M Avg. Annual Wage: $43,000
 Women Owned (11%): $9.2M Payroll/Earning Taxes: $75,000



 Incentives Proposed Est. Abatement Value
 Real Property Tax Abatement Nominal: $9.8M

 10 years; 75% NPV: $7.3M
 % of Project Costs: 6%




 13

 Page 73 of 131
ECONOMIC ANALYSIS

Revenue Impacts for the City 10-Year 15-Year 20-Year
 Net Revenue to the City $ 4,125,625 $ 7,609,797 $ 11,465,073
 Baseline Revenue (If No Project) $ 228,673 $ 356,522 $ 493,789
 New Revenue to City $ 3,896,952 $ 7,253,275 $ 10,971,284
.
 * City Revenue projections excludes utility tax estimates.

Revenue Impacts for the School District 10-Year 15-Year 20-Year
  Net Revenue to the School $ 4,542,294 $ 11,161,621 $ 18,501,007
  Baseline Revenue (If No Project) $ 840,204 $ 1,309,955 $ 1,814,309
  New Revenue to School District $ 3,702,090 $ 9,851,667 $ 16,686,698


 Projected Revenues

 Existing City Taxes Existing School Taxes
$1,800,000
 Projected City Taxes Projected School Taxes
$1,600,000

$1,400,000

$1,200,000

$1,000,000

  $800,000

  $600,000

  $400,000

  $200,000

 $-




 13

 Page 74 of 131
ECONOMIC ANALYSIS

Sources and Uses Summary
 Project Financing Amount %
 Private Debt: $ 75,395,398 60.0%
. Developer/Investor Equity: $ 34,971,425 27.8%
 Federal Historic Tax Credits: $ - 0.0%
 State Historic Tax Credits: $ - 0.0%
 State Brownfields Tax Credits: $ - 0.0%
 New Market Tax Credits: $ - 0.0%
 Local Incentive Amount (TIF, etc.): $ - 0.0%
 Monetized CID/TDD Values: $ 2,726,274 2.2%
 Hotel Sales Tax Rebate: $ - 0.0%
 Deferred Developer Fee: $ - 0.0%
 Other Private: PACE $ 12,565,899 10.0%
 Est. Value Construction Sales Tax Exemption: $ - 0.0%
Total Project Sources--Permanent $125,658,996 100%

Uses of Funds %
  Acquisition: $ 9,712,505 7.7%
 Hard Costs (Construction): $ 95,448,420 76.0%
 Soft Costs: $ 9,517,718 7.6%
 Financing Costs: $ 4,899,459 3.9%
 Reserves: $ 2,750,874 2.2%
 Developer Fee: $ 3,330,020 2.7%
Total Project Uses $125,658,996 100%




 13

 Page 75 of 131
LETTERS OF SUPPORT

Community Support

The renovation proposal received a letters of support from several nearby businesses, including
Wells Fargo, Warehouse of Fixtures—an office furniture store just west of the site—and Summit
Real Estate Group, which manages the St. Louis Business Center to the south.
The letters noted the project’s alignment with LCRA’s 2019 Hotel Market Analysis and unmet
demand for hotel rooms in the area, as well as the potential for increased visitors and foot traffic in
Downtown West.
A copy of each letter is available upon request.




 17

 Page 76 of 131
SLDC CONTACT

SLDC Staff

Preparer’s Name: Zachary Wilson
Phone Number: 314-657-3773
Email Address: wilsonz@stlouis-mo.gov




 19

 Page 77 of 131
 ORDINANCE 71830
 BOARD BILL NUMBER 197
 FISCAL NOTE

Preparer’s Name _Zachary Wilson

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

Bill Sponsors _ Alderwoman Keys


 Bill Synopsis: This Board Bill seeks to approve a Chapter 99 Redevelopment Plan and
 Blighting Study for the 2601 Market St. Redevelopment Area. The
 prospective redeveloper plans on constructing two multi-story buildings
 with 304 hotel rooms, at the cost of $126 million. Kimpton Hotel will
 be in the eastern building. Staybridge Suites will be in the western
 building. 116 full time employees will be employed by the hotels. The
 redeveloper plans to use utilize private funds for this project. This
 Board Bill allows up to ten (10) years of tax abatement based on 75%
 of the assessed value of 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 78 of 131
• 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 79 of 131
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

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4

 Page 81 of 131
Summary
Board Bill Number 163
Introduced by Alderwoman Alisha Sonnier
February 13, 2026


An ordinance approving the Petition for Creation, Extension Renewal and Establishment of the
South Grand Community Improvement District (the “CID”) pursuant to Section 67.1421(5)
R.S.Mo. to authorize the CID to continue to provide services, construct improvements, and carry
out other functions as set forth in such Petition, to impose special assessments upon real property
within the CID boundaries to provide funds to accomplish any power, duty or purpose of the
CID, and to receive the services and benefits all as set forth in the Petition; and containing
severability, and emergency clauses.




 Page 82 of 131
 BOARD BILL NUMBER 163 INTRODUCED BY ALDERWOMAN ALISHA SONNIER
 CO-SPONSORS: ALDERMAN DANIELA VELAZQUEZ
 1 An ordinance approving the Petition of owners of real property seeking the creation, extension,

 2 renewal and establishment of the “South Grand Community Improvement District,” finding a

 3 public purpose for the creation, extension, renewal and establishment of the South Grand

4 Community Improvement District; and containing a severability clause and an emergency clause.

 5 WHEREAS, Mo. Rev. Stat. § 67.1401 et seq. (the “Act”) authorizes the Board of Aldermen to

6 approve the petition of property owners to establish a Community Improvement District; and

 7 WHEREAS, in 2006, certain property owners or authorized representatives of the owners of more

8 than 50% by assessed value and per capita located within the proposed boundaries of the South

9 Grand Community Improvement District requested the establishment of the South Grand

10 Community Improvement District; and

11 WHEREAS, the Board of Aldermen on July 21, 2006 adopted and on September 1, 2006, the

12 Mayor approved Ordinance 67222 which authorized the establishment of the South Grand

13 Community Improvement District for a term ending December 31, 2026; and

14 WHEREAS, certain property owners within the South Grand Community Improvement District

15 wish to extend its term; and

16 WHEREAS, the Act does not contain a provision for the extension of an existing Community

17 Improvement District; and

18 WHEREAS, a petition (the "Petition") has been signed by certain property owners or authorized

19 representatives of the owners of more than 50% by assessed value and per capita (the “Property

20 Owners”) within the South Grand Community Improvement District requesting the creation,

21 extension, renewal and establishment of the South Grand Community Improvement District to

22 continue to be known as the South Grand Community Improvement District as of the effective

23 date of this ordinance; and

 Page 1 of 8
 Board Bill Number 163
 Sonnier
 February 13, 2025

 Page 83 of 131
 1 WHEREAS, the Petition has been filed with the Register of the City; and

 2 WHEREAS, the Register of the City reviewed and determined that the Petition substantially

 3 complies with the requirements of the Act; and

4 WHEREAS, the Board of Aldermen did introduce Board Bill No. ______ declaring its intention

 5 to create, extend, renew and establish the South Grand Community Improvement District and

6 calling for a public hearing on the matter; and


 7 WHEREAS, a public hearing, duly noticed and conducted as required by and in accordance with

8 the Act, to approve the Petition was held at [___] a.m. on _______________________, 2026, [___]

9 by the Board of Aldermen, and said Petition was approved by Resolution of the Board of

10 Aldermen; and


11 WHEREAS, this Board of Aldermen hereby finds that the adoption of this ordinance is in the

12 public interest of the City; that the creation, extension, renewal and establishment of the South

13 Grand Community Improvement District is a public purpose; and that the property owners,

14 residents and persons engaging in business or visiting the South Grand neighborhood, and the

15 public in general will benefit by the creation, extension, renewal and establishment of said

16 Community Improvement District.


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


18 SECTION ONE.


19 (a) A Community Improvement District, in the form of a political subdivision of the

20 State of Missouri, to be known as the “South Grand Community Improvement District”



 Page 2 of 8
 Board Bill Number 163
 Sonnier
 February 13, 2025

 Page 84 of 131
 1 (hereinafter referred to as the “District”), is hereby created, extended, renewed, and

2 established under the Act to provide services, construct improvements, impose special

3 assessments, and carry out other functions as set forth in the Petition, and to receive the

4 services and benefits all as set forth in the Petition attached hereto as Appendix A and made

5 a part hereof.


6 (b) The District boundaries are set forth on the map in the Petition set forth as Appendix

7 A and the Legal Description set forth in Exhibit A, and are made a part of this Ordinance.


8 SECTION TWO.


9 (a) The District is authorized by the Petition, and in accordance with the Act, to impose

10 a tax upon retail sales within the District to provide funds to accomplish any power, duty,

11 or purpose of the District.


12 (b) The District is authorized by the Petition in accordance with the Act to use any one

13 or more of the tax upon retail sales, assessments upon real property, or other funding

14 methods specifically authorized by the Act and the Petition to provide funds to accomplish

15 any power, duty or purpose of the District.


16 (c) The District is authorized by the Act to establish different classes of real property

17 within the District for purposes of special assessments. The levy rate for special

18 assessments may vary for each class or subclass based on the level of benefit derived from

19 services or improvements funded, provided, or caused to be provided by the District.




 Page 3 of 8
 Board Bill Number 163
 Sonnier
 February 13, 2025

 Page 85 of 131
 1 (d) The District is authorized by the Act to assess and collect an assessment based upon

2 an annual calculation of lot gross square footage and building gross square footage above

3 the first floor.


4 (e) (i) The District, when approved by the Board of Aldermen, is authorized by the Act

5 and by the Petition, when approved by the District, to assess and collect annual assessments

6 against each tract, lot or parcel of real property in an amount calculated effective January

7 1, 2027 not to exceed $0.3187 per lot square foot, $0.4977, per first floor square foot, and

8 $0.3178 per each upper floor square foot; and further provided that each assessment may

9 be annually increased by the amount reflected by the Consumer Price Index (“CPI”), but

10 in no case will the annual increase due to the CPI increases be less than two percent (2%)

11 and no more than five percent (5%).


12 (ii) Such special assessments shall be levied annually in advance beginning in 2027 so

13 that funds will be available for operations on January 1, 2027, and thereafter during the

14 term of the District.


15 (iii) Such special assessments levied and collected by the District represent the costs of

16 the services and improvements described in the Petition to each Property Owner within the

17 District. Each property owner’s special assessment shall represent that Property Owner’s

18 share of the benefit and the cost of such services and improvements.


19 SECTION THREE.




 Page 4 of 8
 Board Bill Number 163
 Sonnier
 February 13, 2025

 Page 86 of 131
 1 (a) The District is authorized by the Act, at any time, to issue obligations for the

 2 purpose of carrying out any of its powers, duties or purposes. Such obligations shall be

 3 payable out of all, part of any combination of the revenues of the District and may be

4 further secured by all or any part of any property or any interest in any property by

 5 mortgage or any other security interest granted. Such obligations shall be authorized by

6 resolution of the District, and if issued by the District, shall bear such date or dates, and

 7 shall mature at such time or times, but not more than 20 years from the date of issuance, as

8 the resolution shall specify. Such obligations shall be in such denomination, bear interest

9 at such rate or rates, be in such form, be payable in such place or places, be subject to

10 redemption as such resolution may provide and be sold at either public or private sale at

11 such prices as the District shall determine subject to the provisions of Mo. Rev. Stat. §

12 108.170. The District is also authorized to issue such obligations to refund, in whole or in

13 part, obligations previously issued by the District.


14 SECTION FOUR.


15 (a) Pursuant to the Act, the fiscal year for the District shall begin on July 1.


16 (b) Pursuant to the Act and no earlier than 180 days and no later than 90 days prior to

17 the first day of each fiscal year, the District shall by resolution of the District’s board,

18 submit to the Missouri Department of Revenue, the state auditor, the City Register, and the

19 Board of Aldermen, a proposed annual budget for the District, setting forth expected

20 expenditures, revenues, and rates of assessments, if any, for such fiscal year. The Board of

21 Aldermen may review and comment on this proposed budget, but if such comments are


 Page 5 of 8
 Board Bill Number 163
 Sonnier
 February 13, 2025

 Page 87 of 131
 1 given, the Board of Aldermen shall provide such written comments no later than 60 days

 2 prior to the first day of the relevant fiscal year; such comments shall not constitute

 3 requirements but shall only be recommendations.


4 (c) Pursuant to the Act, the District shall hold an annual meeting for the District and

 5 adopt an annual budget no later than 30 days prior to the first day of each fiscal year.


6 (d) Within 120 days after the end of each fiscal year, the District shall submit a report

 7 to the Register of the City, the Missouri Department of Revenue, the state auditor, and the

8 Missouri Department of Economic Development stating the services provided, revenues

9 collected and expenditures made by the District during such fiscal year, and copies of

10 written resolutions approved by the board of the District during the fiscal year. The Register

11 shall retain this report as part of the official records of the City and shall also cause this

12 report to be spread upon the records of the Board of Aldermen.


13 SECTION FIVE.


14 (a) The District is authorized by the Act to use the funds of the District for any of the

15 improvements and activities authorized by the Act.


16 (b) Pursuant to the Petition, the Board of Directors of the District is authorized to

17 appropriate and pay over any remaining sums from the tax upon retail sales or the levy of

18 special assessments on properties located within the District pursuant to the Petition

19 approved by Ordinance 67222, authorizing the creation, extension, renewal and

20 establishment of the current District.



 Page 6 of 8
 Board Bill Number 163
 Sonnier
 February 13, 2025

 Page 88 of 131
 1 (c) Pursuant to the Act, the District shall have all the powers necessary to carry out and

2 effectuate the purposes as set forth in the Act.


3 (d) The term for the existence of the District will begin on the effective date of this

4 ordinance and will end on December 31, 2046.


5 SECTION SIX. The Board of Aldermen hereby finds that the use of the proceeds of the

6 special assessments as provided in the Petition will serve a public purpose by remediating

7 blight and encouraging the redevelopment of real property within the District.


8 SECTION SEVEN. Pursuant to the Act, the Board of Aldermen shall not decrease the

9 level of publicly funded services in the District existing prior to the creation of the District

10 or transfer the financial burden of providing the services to the District unless the services

11 at the same time are decreased throughout the City, nor shall the Board of Aldermen

12 discriminate in the provision of the publicly funded services between areas included in the

13 District and areas not so included.


14 SECTION EIGHT.


15 (a) The Register shall report in writing the creation of the District to the Missouri

16 Department of Economic Development.


17 (b) The Board of Directors of the District shall, as soon as practicable following the


18 approval of this ordinance by the Mayor, submit the following information to the Missouri

19 Department of Revenue and state auditor: a description of the boundaries of the District as



 Page 7 of 8
 Board Bill Number 163
 Sonnier
 February 13, 2025

 Page 89 of 131
 1 well as the rate of property tax or sales tax levied in the District; any amendments made to

2 the boundaries of the District or the tax rates levied in the District; and the date on which

3 the District is to expire unless earlier terminated.


4 SECTION NINE. If any section, subsection, sentence, clause, phrase or portion of this

5 ordinance is held to be invalid or unconstitutional, or unlawful for any reason, by any court

6 of competent jurisdiction, such portion shall be deemed and is hereby declared to be a

7 separate, distinct and independent provision of this ordinance, and such holding or holdings

8 shall not affect the validity of the remaining portions of this ordinance.


9 SECTION TEN. Emergency Clause. This being an ordinance for the preservation of

10 public peace, health and safety, it is hereby declared to be an emergency measure within

11 the meaning of Sections 19 and 20 of Article IV of the Charter of the City of St. Louis and

12 therefore this ordinance shall become effective immediately upon its passage and approval

13 by the Mayor.




 Page 8 of 8
 Board Bill Number 163
 Sonnier
 February 13, 2025

 Page 90 of 131
Board Bill Number 163

 Exhibit A

 District Legal Description



Commencing at the southwest corner of Grand Boulevard and Arsenal Street (CITY BLOCK

2102) thence westwardly one hundred one (101) feet, thence southwardly on hundred thirty five
(135) feet to the southwest corner of Parcel 2501, thence southwardly crossing an alley
approximately 15 feet in width, thence westwardly sixty (60) feet, thence southwardly 144 feet to
the northern curbline of Hartford Street (encompassing the westernmost boundary lines of
Parcels 2501, 2601, 2700, 2800, 2900 and 3000 of City Block 2102);

Thence southwardly approximately sixty (60) feet to the southern curbline of Hartford Street
(CITY BLOCK 2101) thence westwardly nine (9) feet ten (10) inches to the western

boundary of an alley, thence southwardly one hundred twenty (120) feet to the northern line

of an alley, thence southwardly approximately fifteen (15) to the southern boundary of alley,

thence eastwardly sixty-one (61) feet six (6) inches to a point thence southwardly one

hundred twenty-five (125 feet) to the northern curbline of Juniata Street (includes Parcels

2606-07, 2706-07, 2800, 2900, and 3006-07 of City Block 2101);

Thence southwardly approximately sixty (60) feet to the southern curbline of Juniata Street

(CITY BLOCK 2100) thence westwardly approximately fifty (50) feet to the westernmost

line of an alley thence southwardly two hundred sixty-nine (269) feet six (6) inches to the

northern curbline of Connecticut (includes Parcels 2506-07, 2606-07, 2700, 2806-07, 3006-

07, 3106-07 of City Block 2100);

Thence southwardly approximately 60 feet to the southern curbline of Connecticut (CITY

BLOCK 2099); thence eastwardly approximately one hundred (100) feet to a point, thence

southwardly one hundred eleven (111) feet to a point, thence westwardly approximately 100

feet to the easternmost line of an alley, thence southwardly one hundred (100) feet to a point,

thence eastwardly sixty-five (65) feet to a point thence southwardly sixty (60) feet to the




 Page 91 of 131
northern curbline of Wyoming Street thence westwardly approximately twenty (20) feet to

a point (includes Parcels 2800, 2906-07 and a portion of Parcel 2706-07 of City Block

2099);

Thence southwardly approximately sixty (60) feet to the southern curbline of Wyoming

Street (CITY BLOCK 2098); thence eastwardly approximately seventy (70) feet to the

north-westernmost corner of Parcel 2806-07 of City Block 2098, thence southwardly one

hundred twenty-eight (128) feet to an alley approximately fifteen (15) feet wide, thence

eastwardly twenty-one (21) feet ten (10) inches, thence southwardly one hundred twenty eight

(128) feet to the northern curbline of Humphrey Street (includes Parcels 2806-07,

2861-71, 2900 and 3006-07 of City Block 2098);

Thence southwardly approximately sixty (60) feet to the southern curbline of Humphrey

Street (CITY BLOCK 2097), thence westwardly twelve (12) feet four and one-half (4-1/2)

inches to the westernmost boundary of Parcel 2900 thence southwardly one hundred twenty five

(125) feet to the northern line of an alley, thence approximately fifteen (15) feet to the

southern line of the alley, thence eastwardly seventeen (17) feet five and one half (5-1/2)

inches to a the westernmost boundary of Parcel 3000 (includes Parcels 2900 and 3000 of

City Block 2097), thence southwardly one hundred thirty-one (131) feet two and one half

(2-1/2) inches to the northern curbline of Utah Place;

Thence southwardly approximately three hundred thirty-five (335) feet to the northern

curbline of McDonald Avenue (includes Parcels 2000, 2100, 2200, 2250, 2300, 2400 and

2500 of City Block 2095), thence eastwardly approximately eighty-six (86) feet nine (9)

inches to the western curbline of Grand Boulevard, thence eastwardly 80 feet to the eastern
curbline of Grand Boulevard;

Thence northwardly approximately one hundred forty (140) feet to the southeastern corner

curbline of Grand Boulevard and McKean Avenue (CITY BLOCK 1495), thence eastwardly




 Page 92 of 131
approximately three hundred (300) feet to an alley, thence northwardly two hundred seventy
(270) feet to the southern curbline of Utah Street (includes parcels 0110, 1300, 1400, 1500, 1600,
and 1700 of City Block 1495);

Thence northwardly approximately sixty (60) feet to the northern curbline of Utah Street

(CITY BLOCK 1489), thence westwardly approximately two hundred twenty-eight (228)

feet to City Block 1489, the southeast corner of parcel 2700; thence northwardly one

hundred twenty-seven (127) feet nine and one half (9-1/2) inches to the southern line of an

alley, thence northwardly approximately fifteen (15) feet to the northern line of alley, thence

westwardly approximately eighteen (18) feet to the southeast corner of parcel 3006-07

(includes parcels 2700 and 3006-07 of City Block 1489), thence northwardly one hundred

twenty-six (126) feet six (6) inches to the southern curbline of Humphrey Street;

Thence northwardly approximately sixty (60) feet to the northern curbline of Humphrey

Street (CITY BLOCK 1488), thence westwardly three (3) feet nine (9) inches to the

southeast corner of Parcel 2806-07, thence northwardly one hundred twenty-seven (127) feet

seven and one fourth (7-1/4) inches to the southern line of an alley, thence northwardly

approximately fifteen (15) feet to the northern line of alley, thence westwardly seven and

three-fourths (7-3/4) inches to the southeastern corner of Parcel 0106-07, thence northwardly

one hundred twenty-seven (127) feet six (6) inches to the southern curbline of Wyoming

Street (includes Parcels 0106-07 and 2806-07);

Thence northwardly approximately sixty (60) feet to the northern curbline of Wyoming

Street (CITY BLOCK 1485), thence eastwardly twenty-four (24) feet six (6) inches to the

southeastern corner of City Block 1484, Parcel 2807, thence northwardly one hundred

twenty-seven (127) feet one-fourth (1/4) inches to the southern line of an alley, thence

northwardly approximately fifteen (15) feet to the northern line of alley, thence one hundred

twenty-seven (127) feet seven and one quarter (7-1/4) inches to the southern curbline of

Connecticut Street (includes Parcels 2806-07 and 0100);




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Thence northwardly approximately sixty (60) feet to the northern curbline of Connecticut

(CITY BLOCK 1484), thence eastwardly thirty-nine (39) feet seven and one-quarter (7-1/4)

inches to the southeast corner of City Block 1484 parcel 2700; thence northwardly one

hundred twenty-four (124) feet three (3) inches to the southern line of an alley, thence

northwardly approximately fifteen (15) feet to the northern line of alley, thence northwardly

approximately one hundred thirty-five (135) feet nine and one-fourth (9-1/4) inches to the

southern curbline of Juniata Street (includes Parcels 0100 and 2700 of City Block 1484);

Thence northwardly approximately sixty (60) feet to the northern curbline of Juniata Street

(CITY BLOCK 1463), thence eastwardly four hundred forty-seven (447) feet to the

southeastern corner of Parcel 1000, thence northwardly one hundred twenty-five (125) feet

to the southern line of an alley, thence northwardly twenty-five (25) feet to the northern line

of alley, thence eastwardly approximately one hundred thirty-one (131) feet four (4) inches

to the western curbline of Arkansas Street, thence northwardly one hundred eighteen and

seventy-one hundredths (118.71) feet to the southern curbline of Hartford Street (includes

Parcels 0100, 1000, 1600, and 1700 of City Block 1463);

Thence northwardly approximately sixty (60) feet to the southern curbline of Hartford Street

(CITY BLOCK 1462), thence westwardly approximately three hundred thirty (330) feet to

the southeastern corner of Parcel 2800, thence northwardly one hundred twenty (120) feet

to the southern line of an alley, thence northwardly approximately twenty-five (25) feet to

the northern line of alley, thence eastwardly seven (7) feet to the southeastern corner of

Parcel 500, thence northwardly one hundred twenty-two (122) feet eight and one half inches

(8-1/2) inches to the southern curbline of Arsenal Street (includes Parcels 0100, 0400, 0500,

2700, 2800, 3000, 3001-02 of City Block 1462).

Thence northwardly approximately sixty (60) feet to the northern curbline of Arsenal Street

(CITY BLOCK 1460), thence eastwardly twenty and seventeen hundredths (20.17) feet to




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the southern line of an alley, thence eastwardly 1818.67 feet to the southeastern corner of

parcel 3006-07, thence northwardly 45 feet to the northeastern corner of parcel 3006-07,

thence southwardly 175.10 feet to the southern curbline of Arsenal Street (includes Parcels

900-01 and 3006-07);

Thence westwardly sixty (60 feet to the southern curbline of Arsenal Street, thence

westwardly approximately ten (10) feet to the southeast corner of parcel 2900, thence

northwardly sixty (67) eight (8) inches to an alley, thence westwardly approximately

seventy-six (76) feet to a point, thence northwardly fifteen (15) feet to the southwestern

corner of parcel 3006-3007, thence northwardly forty-five (45) feet, thence westwardly fifty-one

(51) feet six (6) inches, thence southwardly one hundred twenty-seven and eight tenths

(127.8) feet to the southwestern corner of parcel 2900, thence southwestwardly

approximately ninety (90) feet to the point of beginning at the southwestern corner of Grand

Boulevard and Arsenal Street (CITY BLOCK 2102).




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South Grand Community Improvement District

 Map




 Page 96 of 131
 Exhibit B




South Grand Community Improvement District

 District Management Plan




 Page 97 of 131
 Section 1

 What is the South Grand Community Improvement District and What Has it
 Accomplished?



The South Grand Community Improvement (the “District”) was organized under legislation in
2001. Owners of real property located within the District boundaries voted upon and approved an
assessment on their own properties. The property owners within the District elected a Board of
Directors which determine how this self-help organization provide enhanced services,
improvement and activities, such as public safety, maintenance and economic development, in
addition to those services provided by local government.



Some of the advantages of a Community Improvement District (“CID”) are:



1. A consistent source of funds to improve the South Grand District to attract new investment
and users.

2. The District offers management of a self-directed work plan based upon a long-term plan,
with direct accountability to those who are paying into the District.

3. The District provides the financial resources to develop and implement a South Grand-
focused strategy that works to reduce building vacancies and attract new businesses to the
District.



 Section 2

 Why Renew the South Grand Community Improvement District?



In 2006, the District property owners agreed to amend the existing petition establishing the South
Grand Community Improvement District. The purpose of the new District was to provide public
space management in the form of public safety and maintenance, capital improvement
enhancements, economic development and staff to oversee District projects. The focus of the
District moving forward is to provide consistent funding, management and accountability for
District efforts which shall include expanded (1) public space management in the form of public
safety and maintenance; (2) capital improvements with a primary focus on adequate parking,
maintenance of the public parking lot and event space along with providing uplighting to the
buildings and façade grant assistance within the District; (3) economic development services.




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This focus will be furthered by the renewal of the CID. The notable components of which
include:

1. Term: The proposed term of the renewal of South Grand Community Improvement District
authorizing legislation is twenty years.

2. Increase resources by a sales and use tax not to exceed $0.01 per taxable sales dollar. This
tax will, in effect, be a “user’s fee” paid by South Grand customers and visitors.



 Section 3

 Management Plan summary

Developed by property owners, The South Grand Community Improvement District
Management Plan is proposed to improve and convey special benefits to properties located
within the boundaries of the CID. The District will provide enhanced improvements and
activities, including maintenance, public safety, public space improvements and economic
development, above and beyond those currently provided by the City of Saint Louis.



Location:

Portions of approximately fifteen (15) blocks of South Grand Blvd. an area defined in Exhibit A
of the Petition and Section 4 of this plan. (see map on page 4 of Exhibit A).



Value of District:

The total assessed value of the properties within the proposed District is $5,429,870. Much of
this may be attributed to the existence of the CID and the improvements which have followed.

Improvements, Activities, Services to be provided within the District boundaries along the public
right of way:



Public Space Improvement Programs which may include, but will not be limited to, the
following projects.



A. Enhanced Public Safety Programs:

Bike, foot, and/or motorized patrols which may include, but not be limited to, off-duty St. Louis
Metropolitan Police officers, security guards, and/or non-security staff as District guides who




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will serve as added presence along the public right of way. This will be augmented by Exterior
Camera Grant Program.



B. Enhanced Maintenance Programs

 · Street, Ritz Park, and Parking Lot Cleaning

 · Graffiti, Poster, and Handbill Removal

 · Sidewalk & Street Furniture Cleaning

 · Weed Control

 · Trash Removal

 · Landscaping (trees, flowers, plants, shrubs, etc.).

 · Landscape Maintenance

 · Irrigation Maintenance

 · Tree Trimming

 · Infrastructure repairs/ironwork



C. Capital Improvements

 · Public Art

 · South Grand Parking Lot Maintenance

 · South Grand Ritz Park loan and maintenance

 · Signage/Wayfinding

 · Lighting

 · Shade Structure for Ritz Park

 · Business Improvement Grant Program



D. Economic Development/Communications

 · Market Based Business Recruitment




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 · Communication & Image Marketing Materials/Advertisement

 · Public and Media Relations

 · Professional Services

 · Special Events

 · Website

Method of Financing:

Special assessments will be levied in advance beginning in 2027, so funds will be available for
operations on January 1, 2028. Beginning in 2027, assessments will be levied upon real property,
including buildings on real property that benefit from the improvements and activities. CID
assessments are paid at the same time as local property tax and will begin with the property tax
payment in the Fall of 2027.



The sales and use tax will be applied against taxable retail sales within the boundaries of the
District at a rate not to exceed one percent (1%) (but more specifically addressed below). The
sales and use tax will be implemented following approval by the Board of Directors and after a
separate sales and use tax election amongst the qualified voters in the District.

Budget:

The anticipated District assessment income budget for the 2027 year of operation is $255,000,
annually, from the real property assessment.

The District proposes to continue an initial sales and use tax ½ of $0.01 per taxable sales dollar.
Based upon estimated annual District sales of $33 million, the projected sales and use tax income
will generate funds in the approximate amount of $165,000 per year.

Assessments:

Annual assessments are based upon an allocation of specific program costs and a calculation of
assessable square footage: Three property assessment variables, lot square footage, first
calculation of assessable square footage.

Assessments in 2027 will not exceed the rate listed below:

Lot Square Footage $0.3187

First Floor Footage $0.4977

Upper Floor Footage $0.3178




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City Services:

The Community Improvement District Act mandates the existing City services will continue to
be provided within a CID District at the same level as before the CID was created (unless
services are decreased throughout the City) and the CID services shall be in addition to existing
City services.




District Renewal:

CID renewal requires submission of signed petitions from a group of property owners whom
both:

1. Collectively own more than fifty percent by assessed value of the real property within the
District, and

2. Represent more than fifty percent per capita of all owners of real property within the District.



Governance:

The District’s budgets and policies will be refined annually, within the limitations set forth in the
District management plan, by the District’s Board of Directors.

The South Grand Community Improvement District, a political subdivision, will implement the
improvements and activities defined by the District Management Plan.

Budgets and work plans will be made available annually to the CID property owners, business
owners, and residents, and the City of Saint Louis, for review and comments.



 Section 4

 South Grand Community Improvement District Boundaries

An approximate fifteen (15) block area has been identified for the South Grand Community
Improvement District. District boundaries are identified by the map and legal description in
Exhibit A of this report.

District Boundaries

The District boundaries are generally described as the property on both sides of South Grand
Boulevard from Utah Place north to Arsenal Street as identified by the map and legal description
in Exhibit A of this report.




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The specific boundaries of the South Grand Community Improvement District are also shown
upon the map included in Exhibit A. Legal descriptions of all individual properties included in
the South Grand Community Improvement District are outlined in Exhibit D shall govern and
control in the event there is any conflict.



 Section 5

 Programs and Services to be provided

Process to Establish the Improvement and Activity Plan

Through a series of individual meetings, focus group meetings, and CID Steering Committee
meetings beginning in (October) 2025, continuing through (December) 2025, South Grand
stakeholders collectively determined the priority for improvements and activities to be delivered
by the CID. The primary needs as determined by the stakeholders were: Public Space
Management, which consists of public safety programs, maintenance programs and public space
improvement programs. A second primary need was capital improvement; the third primary need
was economic development.



Public Space Management

1. Enhanced Public Safety

The South Grand public safety program mission is to support the police department, property
owners and tenants in overall crime prevention efforts and reduction in neighborhood street
disorder, while offering a customer service orientation to pedestrians. The security program is
designed to be applied evenly throughout the CID and may include but shall not be limited to the
following.



Integration with Existing Police Departments

The South Grand public safety program will work closely with the St. Louis Metropolitan Police
Department (“SLMPD”) to integrate the South Grand program with that of the SLMPD . For
example, the support of PTZ and LPR cameras to be provided on City Infrastructure, and a
Memorandum of Understanding or some similar document, to be signed giving the viewing
rights to the SLMPD.



Exterior Camera Grant Program




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The District will provide assistance to property and/or business owners to place exterior cameras
on their building(s).



District Patrols

District Patrols deter unsuitable public behavior. Their presence increases the perception of
public safety and deters criminal activity. While the service does not completely prevent crimes,
the patrol also provides the general public with goodwill gestures, such as helping lost persons.
The Patrols also assist with traffic control in the event of accidents, fires, or unusual occurrences,
such as reckless driving.



2. Enhanced Maintenance

To effectively deal with the many maintenance issues in South Grand, multi-dimensional
approach has been developed, including but not limited to the following elements.

Street and Sidewalk Maintenance

Workforce clears litter, debris and refuse from sidewalks, streets and gutters of the district.

South Grand Parking Lot and Ritz Park Maintenance

Snow removal, upkeep of seal and stripe of the parking lot, maintenance to the fountain and
hardscapes of the Ritz Park.

Graffiti, Posted Notices and Handbill Removal

The District maintains a zero tolerance of graffiti and posted notices policy, removing them as
soon as possible

Trash Collection:

Trash, litter, debris, and refuse will be removed from sidewalks and public right of way by a
means determined by the District, including but not limited to private contractors and/or District
employees.

Weed Control

Weed growth within the public right of way will be controlled by appropriate means

Landscaping

Mowing of grass, maintenance and upkeep of native plants, tree trimming, and irrigation system
maintenance and repairs as well as backflow maintenance and repairs.




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Ironwork

Maintenance of ironwork around plantings, bike racks, and benches. The District is also
evaluating decorative street lighting.



Maintenance Problems Requiring Third Party Intervention

Problems that create blighted or unsafe conditions in the CID but are outside of the jurisdiction
of the District for repair. Requests are made to the party responsible for repairs. Types of
problems included blocked or damaged sewers or drains, damaged sidewalks/streets/alleys, non-
operating streetlights, damaged or missing street signs, damage to trees within public right of
way, etc.



3. Capital Improvements

A program of improvements developed and implemented over the twenty-year life of the District
which may include but will not be limited to the following:

 · Public Art

 · Landscaping (trees, flowering plants, shrubs, etc.)

 · Signage/Wayfinding

 · Maintenance of Parking lot: seal and stripe, lighting, cameras

 · Maintenance of Ritz Park: fountain, lighting, benches

 · Uplighting

 · Shade Structure for Ritz Park

 · Business Improvement Grant Program



4. Economic Development

Marketing

 · South Grand Brochure

 · Tours

 · Public and Media Relations




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 · Branding of District

 · Special Events

 · Advertisements of Events

 · Professional Services

 · Website

 Business Development

District staff will offer support and consultation to the efforts of individual property owners and
their brokers to attract and retain tenants.

District staff will endeavor to support these efforts where possible using a combination of data
the district has access to, as well as the network accessible by both staff and board members.

The district may also offer its online presence as an avenue to help property owners attract new
tenants

5. Advocacy and Administration

Management Personnel

District services are delivered daily and require full-time administration/ management staff to
manage the District improvements and activities. The staff will be responsible for representing
the property owners before public agencies and advocating on behalf of the CID business and
property owners. Additional staff responsibilities may include but shall not be limited to
research, write and submit for consideration, funding proposals to benefit the District.



 Section 6

 Operating budget Summary

2027 Operating Budget Summary

The summary of the 2027 operating budget for the District is provided on the following pages.
The total assessment and sales and use tax income budget for improvements and activities 2027
is projected at $255,500 assessments and $165,000 in sales and use tax.



Administration $150,000

Daily management of District programs and activities, including but not limited to labor, office
rent, insurance, utilities, supplies, etc.




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Capital Improvements $74,000

The Capital Improvements effort will continue to enhance the parking availability and
streetscape features as well as maintain the District’s outdoor event space, historic lighting, and
Business Improvement Grant Program as detailed in Section 5.



Economic Development $35,000

Marketing and Business Development with the support of professional services, events, and
website support and design.



Public Space Management

Enhanced Security Programs $37,500

The public safety programs are designed to improve both the reality and perception of safety in
South Grand as detailed in Section 5.

Enhanced Maintenance $123,500

The maintenance programs will clean the District via the services as detailed in Section 5.



South Grand Community Improvement District

Expense Budget



 Income

 43% From Assessments 24% from Sales & Use Tax Total

 $110,000 $40,000
 $150,000

Administration

Personnel & Related $110,000

Insurance $10,000




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Meetings $1500

Membership/Annual Reg/Conference $1,000

Rent $6600

Supplies/Utilities/Software $4050

Legal $1,000

Accounting $13,750

IT $2100

Total Administration $150,000



Income

 10% From Assessments 30% from Sales & Use Tax Total

 $25,000 $49,000
 $74,000



Capital Improvements

Parking Lot Maintenance $7,500

Historical Lighting $25,000

Pocket Park Loan and Maintenance $20,000

Business Improvement Grant Program $20,000

Utilities-Electrical Ritz Park and Parking Lot $1,500

Total Capital Improvements $74,000



Income

 2% From Assessments 18% from Sales & Use Tax Total

 $5,500 $29,500 $35,000




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Economic Development

Professional Services $29,500

Events $2,500

Website Maintenance $3,000

Total Economic Development $35,000



Income

 45% From Assessments 28% from Sales & Use Tax Total

 $113,500 $47,500
 $161,000



Public Space Management

Public Safety

Camera Program $7,500

Patrol $30,000

Subtotal Public Safety $37,500

Maintenance

Landscaping/Irrigation System $72,000

Snow Removal $10,000

Daily Cleaning, Public Right of Way $41,500

Subtotal Maintenance $123,500



Total Public Space Management $161,000

Twenty Year Operation Budget




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The following projected twenty-year operation budget for the District is based upon a 2% CPI
increase annually.

Revenues for specific categories of programs, such as public space management, economic
development and administration may be reallocated from year to year to meet District’s needs.



 South Grand Community Improvement District

 Twenty-Year Operation Budget



Revenues for specific categories or programs, such as public space management, economic
development and administration may be reallocated from year-to-year to meet the needs of the
District.



Initial Year (2027) Assessment Income $255,000

 Tax Income $165,000

 Total Income $420,000



The twenty-year operation budget follows in five-year increments.


  Category 2027 2028 2029 2030 2031

 Administration: 43% of assessments + 24%
 of sales and use tax

 130,00 132,600.0 135,252.0 137,95 140,716.
  Assessment Income 0.00 0 0 7.04 18

 20,000 21,224 21,648.6
  Sales and Use Tax .00 20,400.00 20,808.00 .16 4

 150,00 153,000.0 156,060.0 159,18 162,364.
  Administration Total 0.00 0 0 1.20 82




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 Capital Improvements: 10% of assessments + 30% of sales
 and use tax

 10,000 10,612 10,824.3
Assessment Income .00 10,200.00 10,404.00 .08 2

 64,000 67,917 69,275.6
Sales and Use Tax .00 65,280.00 66,585.60 .31 6

Capital 74,000 78,529 80,099.9
Improvements Total .00 75,480.00 76,989.60 .39 8



 Economic Development: 2% of assessments + 18% of
 sales and use tax

 18,000 19,101 19,483.7
Assessment Income .00 18,360.00 18,727.20 .74 8

 17,000 18,040 18,401.3
Sales and Use Tax .00 17,340.00 17,686.80 .54 5

Economic 35,000 37,142 37,885.1
Development Total .00 35,700.00 36,414.00 .28 3



 Public Space Management: 45% of assessments +28%
 sales and us tax

 97,000 100,918.8 102,93 104,995.
Assessment Income .00 98,940.00 0 7.18 92

 64,000 67,917 69,275.6
Sales and Use Tax .00 65,280.00 66,585.60 .31 6

Public Space 161,00 164,220.0 167,504.4 170,85 174,271.
Management Total 0.00 0 0 4.49 58



Total Assessment 255,00 260,100.0 265,302.0 270,60 276,020.
Income 0.00 0 0 8.04 20




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 Total Sales and Use 165,00 168,300.0 171,666.0 175,09 178,601.
 Tax Income 0.00 0 0 9.32 31

 Total Budget, (2027- 420,0 428,400. 436,968. 445,70 454,621.
 2031) 00.00 00 00 7.36 51




Category 2032 2033 2034 2035 2036

 Administration: 43% of assessments + 24% of sales and use tax

 Assessment Income 143,531.00 146,401.62 149,329.65 152,316.25 155,362.57

 Sales and Use Tax 22,082.00 22,523.64 22,974.11 23,433.60 23,902.27

 Administration Total 165,612.00 168,924.24 172,302.72 175,748.78 179,263.75



 Capital Improvements: 10% of assessments + 30% of sales and use tax

 Assessment Income 11,041.00 11,261.82 11,487.06 11,716.80 11,951.13

 Sales and Use Tax 70,661.00 72,074.22 73,515.70 74,986.02 76,485.74

 Capital Improvements Total 81,702.00 83,336.04 85,002.76 86,702.82 88,436.87



 Economic Development: 2% of assessments + 18% of sales and use tax

 Assessment Income 19,873.00 20,270.46 20,675.87 21,089.39 21,511.17

 Sales and Use Tax 18,769.00 19,144.38 19,527.27 19,917.81 20,316.17

 Economic Development Total 38,643.00 39,415.86 40,204.18 41,008.26 41,828.43



 Public Space Management: 45% of assessments +28% sales and us tax




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 Assessment Income 107,096.00 109,237.92 111,422.68 113,651.13 115,924.15

 Sales and Use Tax 70,661.00 72,074.22 73,515.70 74,986.02 76,485.74

Public Space Management Total 177,757.00 181,312.14 184,938.38 188,637.15 192,409.89



  Total Assessment Income 281,541.00 287,171.82 292,915.26 298,773.56 304,749.03

 Total Sales and Use Tax Income 182,173.00 185,816.46 189,532.79 193,323.44 197,189.91

Total Budget, (2032-2036) 463,714.00472,988.28 482,448.05 492,097.01 501,938.95


  Category 2037 2038 2039 2040 2041

 Administration: 43% of assessments + 24% of
 sales and use tax

 158,470. 161,639. 164,872 168,169. 171,53
  Assessment Income 00 40 .19 63 3.02

 24,380.0 24,867.6 25,364. 25,872.2 26,389.
  Sales and Use Tax 0 0 95 5 70

 182,850. 186,507. 190,237 194,041. 197,92
  Administration Total 00 00 .14 88 2.72



 Capital Improvements: 10% of assessments + 30% of sales
 and use tax

 12,190.0 12,433.8 12,682. 12,936.1 13,194.
  Assessment Income 0 0 48 3 85

 78,015.0 79,575.3 81,166. 82,790.1 84,445.
  Sales and Use Tax 0 0 81 4 94

  Capital 90,205.0 92,009.1 93,849. 95,726.2 97,640.
  Improvements Total 0 0 28 7 79




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 Economic Development: 2% of assessments + 18% of
 sales and use tax

 21,941.0 22,379.8 22,827. 23,283.9 23,749.
Assessment Income 0 2 42 6 64

 20,722.0 21,136.4 21,559. 21,990.3 22,430.
Sales and Use Tax 0 4 17 5 16

Economic 42,663.0 43,516.2 44,386. 45,274.3 46,179.
Development Total 0 6 59 2 80



 Public Space Management: 45% of assessments +28%
 sales and us tax

 118,243. 120,607. 123,020 125,480. 127,99
Assessment Income 00 86 .02 42 0.03

 78,015.0 79,575.3 81,166. 82,790.1 84,445.
Sales and Use Tax 0 0 81 4 94

Public Space 196,258. 200,183. 204,186 208,270. 212,43
Management Total 00 16 .82 56 5.97



Total Assessment 310,844. 317,060. 323,402 329,870. 336,46
Income 00 88 .10 14 7.54

Total Sales and Use 201,134. 205,156. 209,259 213,445. 217,71
Tax Income 00 68 .81 01 3.91

Total Budget, (2037- 511,978. 522,217 532,661 543,315. 554,18
2041) 00 .56 .91 15 1.45




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Category 2042 2043 2044 2045 2046

 Administration: 43% of assessments + 24% of
 sales and use tax

 174,964.0 178,46 182,032. 185,67 189,386.
Assessment Income 0 3.28 55 3.20 66

 27,455. 28,004.4 28,564. 29,135.8
Sales and Use Tax 26,917.00 34 5 54 3

 201,881.0 205,91 210,036. 214,23 218,522.
Administration Total 0 8.62 99 7.73 49



 Capital Improvements: 10% of assessments + 30% of sales
 and use tax

 13,728. 14,002.7 14,282. 14,568.4
Assessment Income 13,459.00 18 4 80 5

 87,857. 89,614.8 91,407. 93,235.2
Sales and Use Tax 86,135.00 70 5 15 9

Capital 101,58 103,617. 105,68 107,803.
Improvements Total 99,594.00 5.88 60 9.95 75



 Economic Development: 2% of assessments + 18% of
 sales and use tax

 24,709. 25,203.6 25,707. 26,221.9
Assessment Income 24,225.00 50 9 76 2

 23,336. 23,803.3 24,279. 24,764.9
Sales and Use Tax 22,879.00 58 1 38 7

Economic 48,045. 49,005.9 49,986. 50,985.8
Development Total 47,103.00 06 6 08 0




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 Public Space Management: 45% of assessments +28%
 sales and us tax

 130,550.0 133,16 135,824. 138,54 141,311.
  Assessment Income 0 1.00 22 0.70 52

 87,857. 89,614.8 91,407. 93,235.2
  Sales and Use Tax 86,135.00 70 5 15 9

  Public Space 216,685.0 221,01 225,439. 229,94 234,546.
  Management Total 0 8.70 07 7.86 81



  Total Assessment 343,197.0 350,06 357,062. 364,20 371,487.
  Income 0 0.94 16 3.40 47

  Total Sales and Use 222,068.0 226,50 231,039. 235,66 240,373.
  Tax Income 0 9.36 55 0.34 54

  Total Budget, (2027- 565,265.0 576,57 588,101. 599,86 611,861
  2031) 0 0.30 71 3.74 .01



 Section 7

 Assessment Methodology

South Grand property owners and business owners have emphasized that the assessment formula
for the Management district must be fair, balanced and have a direct relationship between
benefits received and costs.

The recommended methodology for The South Grand Community Improvement District is to use
a combination of lot (land) square footage, first floor building square footage and upper floor
building square footage. Lot square footage is relevant to the highest and best use of a property
and will reflect the long-term value implications received from the services provided by the
improvement district.

First floor building square footage is relevant to the need for specific services and benefits
directly from enhanced security, maintenance and streetscape programs. First floor building
square footage is defined as the gross building square foot of the first floor, commonly known as
the footprint of the building.




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Upper floor building square footage receives the same benefits as the first floor, but to a lesser
degree. Upper floor footage is defined as the total gross building square footage of all floors
above the first floor.

Existing Special Business Taxing Districts

The Community Improvement District Act prohibits assessments under the Community
Improvement District Act and taxes under the Special Business District law on the same parcel
of land at the same time. The Community Improvement District Act states:



 “…no District which includes any real property that is also included in a special
 business District shall have the authority to impose any such assessment until
 such time as all taxes imposed by the special business District have been
 repealed.”

Service Cost Allocations

The costs of services to be provided were allocated to the three assessment variables based upon
an approximate percentage of benefit to the property. It was agreed that 50% of the cost should
be allocated against the total square footage of lot, 30% of the cost is allocated against the total
first floor footage and 20% against the total upper floor footage.

Calculation of Assessments

The proceeding methodology is applied to a database that was constructed by the South Grand
Property Owners and its consultant team and added to by the District staff. The process for
compiling the property database includes the following steps:

 · Property data was first obtained from the City of St. Louis Assessor’s Office.

 · City assessor property data was crosschecked with reliable private sector data
 sources

 · A site survey was undertaken to verify selective data

Based upon the methodology as set forth above, property data compiled by the South Grand
property owners and the CID budget will yield the following square footage assessment rates in
the first assessment year:



Lot Square Footage $0.3187

First Floor Footage $0.4977

Upper Floor Footage $0.3178




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In future years, assessments may change, up or down if CID square footage information changes
and/or CID budgets change pursuant to the Price Index adjustment as detailed below.
Assessments will in an event not exceed the yearly limits described in the following section of
this plan and detailed in the twenty-year budget under Section 6.

Annual Assessment Adjustments

CPI Adjustments

Total program revenue may be adjusted each year to reflect the annual change in the St. Louis
Consumer Price Index (CPI) for all urban consumers. In no case will the annual increase due to
the CPI increases be less than two percent (2%) and no more than five percent (5%). The actual
increase will range from two percent 2% to five percent 5%.

Budget Adjustments

Any annual budget surplus or deficit will be rolled into the following year’s CID budget and
accounted for during the annual budget preparations process. Revenues between the specific
categories of programs, as identified int eh first year budget, may be reallocated from year to
year in accordance with the goals of the CID management Plan.



Time and Manner for Collecting Assessments

As provided by the Community Improvement District Act, the South Grand CID assessment will
appear as a separate lien item on annual property tax bills. The first bill for the new CID
assessment will reach property owners in the fall of 2026. Existing laws for enforcement and
appeal of property taxes apply to the CID assessments.



Government Assessments

The South Grand Community Improvement District Management Plan does not assume that the
City of Saint Louis, the State of Missouri, or the Federal Government will pay assessments for
property owned within the boundaries of the CID. The plan anticipates that the City of Saint
Louis may enter into contract or cooperative agreements with the CID for specific services
around its properties.

Residential Property

All real property shown on Exhibit D will be assessed and will receive District services as
appropriate Muli-unit income producing and mixed -use property within the District will be
assessed in its entirety.




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Additions and Deletions from Assessable Property

As circumstances dictate, the CID will survey property for changes in assessable square footage.
If new buildings have been constructed or additions made to buildings, the increased building
square footage will be included on the assessment role and will be assessed using the same
methodology and rates as existing buildings within the District. If buildings have been razed or
square footage reduced, a corresponding reduction will be made to the assessable square footage.
Property transferred from governmental or non-profit owners to a for-profit owner, shall be
included on assessment role as of the date of transfer. New buildings under construction will not
be assessed for the building square footage, until the new building has been issued an occupancy
permit by the City of Saint Louis, and/or placed into active use.

Assessed Value of District

The total assessed value of the properties with the proposed district is $5,429,870.

 Section 8

 Governing the Business Improvement District

Consistent with CID legislation throughout the nation, Missouri’s CID law establishes a CID
governance framework that allows property owners who pay assessments to determine how the
assessments are used. The following components are required within a CID governing
framework:

Board of Aldermen

Following the submission of petitions from property owners representing more than 50% of the
assessed value and more than 50% of the total property owners, the Board of Aldermen will
conduct a public hearing and then consider an ordinance to create and renew the CID with the
power to levy assessments.

Additionally, in order to implement the District’s sales and use tax, a separate mail-in ballot
election will take place following approval of the Petition.

Private Sector, CID Management Organization

District budgets and policies will be refined annually, within the limitations set forth in the
District management plan, by the South Grand Community Improvement District Board of
Directors, which will implement the services, improvements and activities defied by the District
Management Plan.

Annual budgets and work plans will be submitted annual to the CID Board and the City of St.
Louis for review and comments.



 Section 9




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 Continuation of City Services

Throughout the process to establish the CID, business and property owners voiced concerns that
the City of Saint Louis should maintain existing services as verifiable “baseline” service levels.
A formal baseline level of service policy ensures that existing City services are enhanced and not
replaced by new CID improvements and activities.

The Community Improvement District Act is very specific on this issue.

 “The governing body of the municipality establishing the District shall not decrease the
 level of publicly funded services in the District existing prior to the creation of the
 District or transfer the financial burden of providing the services to the District unless
 the services at the same time are decreased throughout the municipality, nor shall the
 governing body discriminate in the provision of the publicly funded services between
 areas included in such District and areas not so included.”



Additional South Grand Community Improvement District Rules

Contracting For Services

In order to supply the highest level of qualified services at the most reasonable cost the CID may,
at the discretion of the Board, contract services with public agencies such as the City of Saint
Louis, with non-profit public services agencies or with for-profit organizations as may be in the
best interest of the CID.

Contracting Of Services

When it is determined to be in the best interest of the CID, the Board may contract with non-
assessment paying property owners to provide District services to those owners if they meet the
following criteria:

· Properties to receive services must be adjacent to the CID

· Properties to receive services must be contiguous to each other and contiguous to the CID.




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 Exhibit C




South Grand Community Improvement District

 Petition




 Page 121 of 131
 PETITION

 TO RENEW THE SOUTH GRAND COMMUNITY IMPROVEMENT DISTRICT,
 REAL PROPERTY TO THE DISTRICT, AND AUTHORIZE SPECIAL
 ASSESSMENTS



1. Petitioners request that the Board of Aldermen of the City of St. Louis (the “City”) adopt an
ordinance to amend the Petition for the renewal of the South Grand Community Improvement
District (the “District), approved by Ordinance Number XXXX on XXX, 2006, in the City of St.
Louis, Missouri pursuant to the terms set forth herein (the “Amended Petition”) and in
accordance with the Community Improvement District Act, Section 67,1401 to 67.1571 of the
Revised Statutes of Missouri (the “Act”).

 a. Legal Description: The District includes all of the real property (the “District
 Land”) legally described (the “District Legal Description”) and a map portraying
 the boundaries of the District are attached as Exhibit A of this Amended Petition.

 b. Petitioners: Petitioners represent: (i) more than fifty percent (50%) per capita
 of all owners of the District Land; (ii) property owners collectively owning more
 than fifty percent (50%) by assessed value of the District Land; (iii) more than
 fifty percent (50%) per capita of all owners of the Added Property; and (iv)
 property owners collectively owning more than fifty percent (50%) by assessed
 value of the Added Property.

 c. Name of District: The name of the District shall remain the “South Grand
 Community Improvement District”

 d. District Management Plan: A twenty (20) year plan stating a description of the
 purposes of the District, the services it will provide, the improvements it will
 make (the “Eligible Services”), and an estimate of the costs of these services and
 improvements (the “District Budget”) is contained in the District Management
 Plan as set forth in Exhibit B and attached hereto and made a part hereof. Such
 plan shall constitute the District Management Plan required by the District,
 pursuant to the Act.

 e. Type of District: District, upon approval of the Amended Petition shall remain
 a political subdivision.

 f. Assessed Value: The total assessed value of all real property within the
 District is $5,429,870

 g. Blight Determination: Petitioners do not seek a determination that the District,
 or any legally described portion thereof, is a blighted area.

 h. Life of District: The District will continue to exist and function for a period of
 twenty (20) years following the Effective Date of the Ordinance approving this




 Page 122 of 131
 Amended Petition, or until December 31, 2046, whichever such date occurs later,
 or if Bonds are issued, until all of the Bonds are repaid, whichever occurs later.

 i. Sales and Use Tax: The District may be Resolution impose a Sales and use
 tax, not to exceed one percent (1%) upon all eligible retail sales within the
 District.

 j. Special Assessments: The maximum rates of special assessments and
 respective methods of assessment proposed by this Petition are $0.3187 per lot
 square foot, $0.4977, per first floor square foot, and $0.3178 per each upper floor
 square foot, each as adjusted to reflect the annual change in the Consumer Price
 Index (CPI) for all urban consumers as more particularly described in Sections 7,
 of the District Management Plan attached as Exhibit B, and as further set out in
 the

 k. Other Taxes: Petitioners will not seek to submit to qualified voters
 propositions for approval of a real property tax levy or business license taxes.

 l. Borrowing Capacity: Petitioners do not seek limitations on the borrowing
 capacity of the District

 m. Revenue Generation: Petitioners do not seek limitations on the revenue
 generation of the District

 n. Powers of the District: Petitioners do not seek limitations on the powers of the
 District, provided pursuant to Section 67.1461 of the Act.



2. Notice to Petitioners: The signatures of Petitioners may not be withdrawn later than seven
(7) days after the Petition is filed with the Register of the City of Saint Louis.



3. Board of Directors:

 a. Number: The District shall be governed by a Board of Directors (the “Board”)
 consisting of nine (9) directors.

 b. Qualifications: Each Member of the Board shall meet the following
 requirements: (i) be at least eighteen (18) years of age; (ii) be and must declare to
 be either an owner or a the designated representative of real property (“Owner”)
 within the District, an owner or the designated representative of a business
 (“Operator”) operating within the District, or a registered voter (“Resident”)




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 residing within the District, as provided int eh Act; except for the current
 Directors named in this Petition, and subject to the provisions of this Petition, be
 nominated according to a slate submitted by the Board to the Mayor of the City
 and the Board of Aldermen of the City according to the nominating procedures set
 out below.

 c. Board Representation: In order to ensure a fair representation of the District,
 the Board presentation shall meet the following requirements: (i) at least five (5)
 of the Directors shall be Owners; and (ii) at least three (3) of the Directors shall be
 Operators.

 d. Initial Directors: The Current Directors to serve on the Board, their respective
 terms and classifications are:




Name: Type: Term:


Max McCreery Property Owner 2 years (2027)


Kyla Pollard Property Owner & Operator 2 years (2027)


Lorenzo Andrade Property Owner 2 years (2027)


Rachel Presley Property Owner 2 years (2027)


Natasha Bahrami Operator 2 years (2027)


Matt Ghio Property Owner & Operator 4 years (2029)


Brian Roash Operator 4 years (2029)


Bay Tran Property Owner & Operator 4 years (2029)


Bobby Lessentine Operator 4 years (2029)




 Page 124 of 131
 e. Terms: The initial Directors named above shall serve for the terms set out
 opposite their names or until their successors are appointed in accordance with the
 Petition and their successors shall serve for four-year terms or until their
 successors are appointed in accordance with the Petition.

 In the event for any reason a Director is not able to serve his or her full term
 (“Existing Director”), any vacancy to the Board shall be filled by appointment of
 a Director (“Interim Director”) by a majority vote of the Board. Any Interim
 Director shall be of the same type as the Existing Director, unless otherwise stated
 in the By-laws adopted by the Board, as they may be amended from time to time.



4. Successor Directors:

Successor Directors, whether to serve a new term or a to fill a vacancy on the Board, shall be
appointed by the Mayor of the City with the consent of the Board of Aldermen by resolution
according to a slate submitted to the City Clerk by the Board. The City Clerk shall immediately
deliver the slate to the Mayor and the Board of Aldermen. Not later than 30 days following the
date the slate is submitted to the City Clerk:

 a. the Mayor shall appoint the successor Directors according to the slate
 submitted and the Board of Aldermen shall consent by resolution to the
 appointment; or

 b. the Mayor or the Board of Aldermen may reject the slate submitted and
 request in writing with written reasons for rejection of the slate that the Board
 submits an alternate slate. If no action is competed within the 30-day period, the
 successor Directors shall be deemed to have been appointed by the Mayor with
 the consent of the Board of Aldermen according to the slate submitted as of the
 expiration of the 30-day period.

 If any alternate slate is requested, the Board shall within 10 days following receipt
 of the written request submit an alternate slate to the City Clerk. The City Clerk
 shall immediately deliver the alternative slate to the Mayor and the Board of
 Aldermen. Not later than 15 days following the date the alternate slate is
 submitted to the City Clerk:

 1. the Mayor shall appoint the successor Directors according to
 the alternate slate submitted and the Boad of Aldermen shall
 consent by resolution to the appointment; or




 Page 125 of 131
 2. the Mayor or the Board of Aldermen may reject the alternate
 slate submitted and request in writing with written reason for
 rejection of the alternate slate that the Board submit another
 alternate slate. If no action is competed within the 15-day period,
 the successor Directors shall be deemed to have been appointed by
 the Mayor with the consent of the Board of Aldermen according to
 the alternate slate submitted as of the expiration of the 15-day
 period.

 The procedure described above shall continue until the successor Directors are
appointed or deemed to be appointed by the Mayor with the consent of the Board
of Aldermen; provided however, the time period for action by the Mayor and the
Board of Aldermen following the submission of each alternate slate shall be
reduced to 10 days.

The Board shall select the slate as follows:

 a. Individuals meeting the qualifications set out in this Petition must be
 nominated by two sitting Directors;

 b. The Directors shall then vote for a slate of nominees who shall consist of
 the number needed to fill vacancies and the seats of expiring terms; and

 c. The slate shall consist of the nominees classified so that the Board will
 meet the representation requirements set out in Section 3 of this Article.




 Page 126 of 131
 Exhibit D

 Special Assessment Petition

 Petition for Levy of Special Assessment

 The South Grand Community Improvement District (the “District”) shall be authorized to levy
assessments against real property benefited within the District for the purpose of providing
revenue for costs incurred by the District in the undertaking of the Eligible Services as set out in
the Amended Petition to establish the District.

The special assessments may be levied annually against each Lot (as described below) within the
District. The cost of the services and/or projects shall be equally allocated among each of the
Lots in an annual amount not to exceed $0.3187per square foot of each Lot, $0.4977 per square
foot of first floor building space on each Lot, and $0.3178 per square feet of upper floor building
space on each Lot, provided; however, the maximum amount shall be adjusted annually
beginning in 2027 pursuant to increases to the Consumer Price Index for all Urban Consumers,
as more particularly described in Section 7, page 18 of the District Management Plan, attached as
Exhibit B to the Amended Petition. (or, if not available, then by another reasonable index
selected by the board of directors of the District, but not to exceed a maximum annual increase of
5% per year). The authorization to levy the special assessment shall be for the life of the District.
The properties located in the district that will receive special benefit from the services and/or
projects are set forth below (each individually being a “Lot,” and collectively, “Lots):

 1. Common Address

 2. Parcel Number

 3. Legal Description

Real Property within the Boundaries of the South Grand Community Improvement
District to be Benefited by the District:

 The Common Address, Block Number, Parcel Number, Parcel ID Number, and Assessed Value
of each Parcel




 Page 127 of 131
 BOARD BILL NUMBER 163
 FISCAL NOTE

Preparer’s Name Cheryl Campbell

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

Bill Sponsor Alderwoman Alisha Sonnier


 Bill Synopsis: This ordinance approves the petition for the creation, extension,
 renewal, and establishment of the South Grand Community
 Improvement District (CID) pursuant to state statute, authorizing the
 District to impose special assessments and potentially sales/use taxes
 within its boundaries to fund services, improvements, and activities
 identified in the management plan.
 Type of Impact: Indirect — Organizational / Administrative

 Agencies Affected: Board of Aldermen;
 Office of the Register;
 Collector of Revenue.


 SECTION A
 Does this bill 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


 (01/2017)


 Page 128 of 131
• 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 __X__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 __X__No

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

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

 o If yes, then is there a similar existing program or administrative subdivision?
 ____Yes __X__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 129 of 131
The ordinance authorizes continuation of a Community Improvement District funded through
special assessments and potential sales/use taxes levied within district boundaries. No City
operating, equipment, or maintenance costs are specified in the bill text. District operations and
improvements are funded by district-generated revenues rather than City appropriations.




 3

 Page 130 of 131
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 $0 $0 $0

 Additional Revenue $0 $0 $0

 Net $0 $0 $0
 Financial Estimate of Impact on Special Funds
 Fiscal Impact Year 1 (current) Year 2 Year 3
 Additional Expenditures $0 $0 $0

 Additional Revenue $0 $0 $0

 Net $0 $0 $0

• Describe any assumptions used in preparing this fiscal note:

This fiscal note was prepared based on review of the language contained within the Board Bill. It
assumes the Community Improvement District operates as an independent political subdivision
funded through authorized special assessments and sales/use taxes and that City administrative
functions required by statute occur within existing resources. Impacts are evaluated based on
duties specified in the bill language. Departmental workload volume projections or independent
cost estimates were not included in the materials reviewed.

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

Board Bill 163 and attached petition and management plan materials.

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

 o If yes, by whom? _______________________________ .




 4

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