Housing, Urban Development & Zoning Committee

Agenda Housing, Urban Development & Zoning Committee Regular Meeting St. Louis Board of Aldermen Tuesday, February 3, 2026 - 11:00 AM Kennedy Room President Megan Green Alderwoman Shameem Clark-Hubbard, Chair Alderwoman Alisha Sonnier, Vice Chair Committee Members: Alderman Shane Cohn Alderwoman Anne Schweitzer Alderwoman Laura Keys Alderman Michael Browning Alderman Rasheen Aldridge Order of Business I. Call to Order II. Roll Call III. Approval of Minutes Minutes of the Tuesday, January 23, 2026, committee meeting IV. Board Bills for Review (The committee will discuss the following and take public comment on the following) Item Number 1 Board Bill Number 119 Introduced by Alderwoman Sharon Tyus An ordinance approving a Redevelopment Plan dated September 23, 2025 (“Plan”) for the 8111 North Broadway Area ("Area") in the City of St. Louis (“City’) after finding that the Area is blighted as defined in Section 99.320 of the Revised Statutes of Missouri, 2016, as amended, (the "Statute" being Sections 99.300 to 99.715 inclusive), finding that there shall be available 10-year tax abatement (10 years based on 95% of the assessed value of the incremental improvements); and pledging cooperation of the Board of Aldermen Item Number 2 Board Bill Number 121 Introduced by Alderwoman Shameem Clark-Hubbard An ordinance repealing Ordinance No. 65937, Ordinance No. 65746, Ordinance No. 65605, Ordinance No. 65424, Ordinance No. 65227, and that portion of Ordinance 68097, Page 1 of 207  Section 6 that created the RPA 2—Phase 1 PILOTs and EATs Accounts in Phase 1 respectively dissolving the special allocation funds for Southtown, the Louderman Building, 1505 Missouri, Tech Electronics, 4200 Laclede, and City Hospital RPA 2— Phase 1 redevelopment areas and respectively terminating the designation of certain portions of The City of St. Louis, Missouri, as redevelopment areas, authorizing certain actions relating thereto and containing an Appropriation Clause, a Severability Clause and an Emergency Clause. Item Number 3 Board Bill Number 122 Introduced by Alderwoman Shameem Clark-Hubbard An ordinance determining that the Tax Increment Financing Plans listed in Exhibit "A" are making satisfactory progress, except as noted, under the proposed time schedule for completion of projects therein. Item Number 4 Board Bill Number 123 Introduced by Alderman Michael Browning This Board Bill seeks to approve a Chapter 99 Redevelopment Plan and Blighting Study for the 4359 Lindell Blvd. Redevelopment Area. The proposed Bill does not allow for use of eminent domain within the area. This Board Bill will allow for up to a 10-year tax abatement at 90 percent for market rate projects and up to 15-year abatement for LIHTC projects Item Number 5 Board Bill Number 129 Introduced by Alderman Matt Devoti An Ordinance recommended by the Planning Commission establishing and creating a Planned Unit Development District for City Block 4022 to be known as the "La Collina Square Planned Unit Development District" and containing a Severability Clause and an Emergency Clause. V. Resolutions for Review VI. Committee Discussions VII. Acknowledgment of Any Written Testimony VIII. Announcements IX. Excused Members X. Adjournment Page 2 of 207  Minutes Housing, Urban Development & Zoning Committee Regular Meeting Tuesday, January 27, 2026 12:00 PM Webinar Minutes are preliminary and may change until finally approved I. Call to Order The Chair called the meeting to order at 12:02 pm II. Roll Call The Chair directed the Associate Clerk to call the roll, and the following members answered to their names: Ms. Schweitzer, Ms. Keys, Ms. Sonnier, Mr. Browning, Mr. Aldridge, and Ms. Clark-Hubbard. 6 members were present. A quorum was established. III. Approval of Minutes The Chair stated they would entertain a motion to approve the minutes of the Tuesday, January 20, 2026 committee meeting. MS. Sonnier moved to approve the minutes of Tuesday, January 20, 2026 committee meeting. Seconded by Ms. Keys. The Chair directed the Associate Clerk to call the roll on the motion to approve the minutes of the Tuesday, January 20, 2026 committee meeting. The following voted Aye: Ms. Schweitzer, Ms. Keys, Ms. Sonnier, Mr. Browning, Mr. Aldridge, and Ms. Clark- Hubbard. 6 Aye votes were cast. The following voted No: None The following abstained: Page 3 of 207  None The following was present but did not vote: None A total of 6 votes were cast. The motion carried. IV. Board Bills for Review None V. Resolutions for Review None VI. Committee Discussions (The committee will discuss and take public comment on the following items.) The Chair recognized Ms. Sonnier regarding the committee discussion. Ms. Sonnier stated invited the CDC’s located within the city of St. Louis to provide information about their services. Speakers Organization Linda Nguyen Community Builders Network Constance Siu North Newstead Association Becky Reinhart Desales Community Development Abdul Abdullah Park Central Michael Burns North Side Community Housing After no further comments from the presenters, the Chair opened the discussion up to the Committee. The committee asked questions and thanked the CDC for the services they provide to the city. After no further questions from the committee, the Chair thanked the speakers for taking time out of their day to provide this invaluable information. VII. Acknowledgment of Any Written Testimony None VII. Announcements None Page 4 of 207 IX. Excused Members The Chair entertained a motion to excuse Mr. Cohn for necessary absence. Ms. Sonnier moved to excuse Mr. Cohn for necessary absence Seconded by Ms. Browning The motion was carried by voice vote. X. Adjournment Having no other business, the Chair stated she would entertain a motion to adjourn. Ms. Sonnier made a motion to adjourn. Seconded by Ms. Keys The motion was passed by voice vote. The Meeting adjourned at 1:32 pm Minutes completed by: Associate Clerk Rozlyn Smith Minutes Approved: Page 5 of 207 Summary Board Bill Number 119 Introduced by Alderwoman Sharon Tyus December 17, 2025 This Board Bill seeks to approve a Chapter 99 Redevelopment Plan and Blighting Study for the 8111 North Broadway. Redevelopment Area. The project consists of the renovation of a mixed use building in the Baden neighborhood. The prospective redeveloper acquired the property for $20,000 and plans on renovating the building into event space, offices, and an apartment at the cost of $75,000. The redeveloper plans to utilize private funds for this project. Based on the Recommended Abatement Map approved October 26, 2018 by Board of Aldermen Resolution 104, the staff recommends a 10-year tax abatement based on 95% of the assessed value of the incremental improvements. Page 1 of 9 Board Bill Number 119 Tyus December 17, 2025 Page 6 of 207  BOARD BILL NUMBER 119 INTRODUCED BY ALDERWOMAN SHARON TYUS 1 An ordinance approving a Redevelopment Plan dated September 23, 2025 (“Plan”) for the 8111 2 North Broadway Area ("Area") in the City of St. Louis (“City’) after finding that the Area is 3 blighted as defined in Section 99.320 of the Revised Statutes of Missouri, 2016, as amended, (the 4 "Statute" being Sections 99.300 to 99.715 inclusive), finding that there shall be available 10-year 5 tax abatement (10 years based on 95% of the assessed value of the incremental improvements); and 6 pledging cooperation of the Board of Aldermen. 7 WHEREAS, the predominance of insanitary or unsafe conditions, deterioration of site 8 improvements, or the existence of conditions which endanger life or property by fire and other 9 causes, or any combination of such factor in the Area, retards the provision of housing 10 accommodations or constitutes an economic or social liability or a menace to the public health, 11 safety, or welfare in its present condition and use, said Area being more fully described in 12 Attachment "A"; and 13 WHEREAS, such conditions are beyond remedy and control solely by regulatory process 14 in the exercise of the police power and cannot be dealt with effectively by ordinary private 15 enterprise without the aids provided in the Statute; and 16 WHEREAS, there is a need for the Land Clearance for Redevelopment Authority of the 17 City of St. Louis (“LCRA”), a public body corporate and politic created under Missouri law, to 18 undertake the development of the above described Area as a land clearance project (“Project”) 19 under said Statute, pursuant to plans by or presented to the LCRA under Section 99.430.1 (4); and 20 WHEREAS, the LCRA has recommended such a plan to the Planning Commission of the 21 City of St. Louis (“Planning Commission”) and to this St. Louis Board of Aldermen ("Board"), 22 titled "Blighting Study and Plan for the 8111 North Broadway Area," dated September 23, 2025 Page 2 of 9 Board Bill Number 119 Tyus December 17, 2025 Page 7 of 207  1 consisting of a Title Page, Table of Contents Pages, and nine (9) numbered pages, and Exhibits A- 2 G attached hereto and incorporated herein as Attachment "B" ("Plan"); and 3 WHEREAS, under the provisions of the Statute it is required that this Board take such 4 actions as may be required to approve the Plan; and 5 WHEREAS, it is desirable and in the public interest that a public body, the LCRA, 6 undertake and administer the Plan in the Area; and 7 WHEREAS, the LCRA and the Planning Commission have made and presented to this 8 Board the studies and statements required to be made and submitted by Section 99.430 and this 9 Board has been fully apprised by the LCRA and the Planning Commission of the facts and is fully 10 aware of the conditions in the Area; and 11 WHEREAS, the Plan has been presented and recommended by LCRA to this Board for 12 review and approval; and 13 WHEREAS, a general plan has been prepared and is recognized and used as a guide for 14 the general development of the City and the Planning Commission has advised this Board that the 15 Plan conforms to said general plan; and 16 WHEREAS, this Board has duly considered the reports, recommendations and 17 certifications of the LCRA and the Planning Commission; and 18 WHEREAS, the Plan does prescribe land use and street and traffic patterns which may 19 require, among other things, the vacation of public rights-of-way, the establishment of new street 20 and sidewalk patterns or other public actions; and 21 WHEREAS, this Board is cognizant of the conditions which are imposed on the 22 undertaking and carrying out of the Project, including those relating to prohibitions against Page 3 of 9 Board Bill Number 119 Tyus December 17, 2025 Page 8 of 207  1 discrimination because of race, color, familial status, national origin or ancestry, sex, marital status, 2 age, sexual orientation, gender identity or expression, religion or disability; and 3 WHEREAS, in accordance with the requirements of Section 99.430 of the Statute, this 4 Board advertised that a public hearing would be held by this Board on the Plan, and said hearing 5 was held at the time and place designated in said advertising and all those who were interested in 6 being heard were given a reasonable opportunity to express their views; and 7 WHEREAS, it is necessary that this Board take appropriate official action respecting the 8 approval of the Plan. 9 BE IT ORDAINED BY THE CITY OF ST. LOUIS AS FOLLOWS: 10 SECTION ONE. There exists within the City a blighted area, as defined by Section 99.320 of the 11 Revised Statutes of Missouri, 2016, as amended, (the "Statute" being Sections 99.300 to 99.715 12 inclusive, as amended) described in Attachment "A", attached hereto and incorporated herein, 13 known as the 8111 North Broadway Area. 14 SECTION TWO. The redevelopment of the above described Area, as provided by the 15 Statute, is necessary and in the public interest, and is in the interest of the public health, safety, 16 morals and general welfare of the people of the City. 17 SECTION THREE. The Area qualifies as a redevelopment area in need of 18 redevelopment under the provision of the Statute, and the Area is blighted as defined in Section 19 99.320 of the Statute. 20 SECTION FOUR. The Blighting Study and Plan for the Area, dated September 23, 2025, 21 having been duly reviewed and considered, is hereby approved and incorporated herein by 22 reference, and the President or Clerk of this Board is hereby directed to file a copy of said Plan 23 with the Minutes of this meeting. Page 4 of 9 Board Bill Number 119 Tyus December 17, 2025 Page 9 of 207  1 SECTION FIVE. The Plan for the Area is feasible and conforms to the general plan for 2 the City. 3 SECTION SIX. The financial aid provided and to be provided for financial assistance 4 pertaining to the Area is necessary to enable the redevelopment activities to be undertaken in 5 accordance with the Plan for the Area, and the proposed financing plan for the Area is feasible. 6 SECTION SEVEN. The Plan for the Area will afford maximum opportunity, consistent 7 with the sound needs of the City as a whole, for the redevelopment of the Area by private 8 enterprise, and private developments to be sought pursuant to the requirements of the Statute. 9 SECTION EIGHT. The Plan for the Area provides that the LCRA may not acquire any 10 property in the Area by the exercise of eminent domain. 11 SECTION NINE. The property within the Area is currently partially occupied. All 12 eligible occupants displaced by the Redeveloper ("Redeveloper" being defined in Section Twelve, 13 below) shall be given relocation assistance by the Redeveloper at its expense, in accordance with 14 all applicable federal, state and local laws, ordinances, regulations and policies. 15 SECTION TEN. The Plan for the Area gives due consideration to the provision of 16 adequate public facilities. 17 SECTION ELEVEN. In order to implement and facilitate the effectuation of the Plan 18 hereby approved it is found and determined that certain official actions must be taken by this Board 19 and accordingly this Board hereby: 20 (a) Pledges its cooperation in helping to carry out the Plan; 21 (b) Requests the various officials, departments, boards and agencies of the City, which 22 have administrative responsibilities, likewise to cooperate to such end and to execute their 23 respective functions and powers in a manner consistent with the Plan; and Page 5 of 9 Board Bill Number 119 Tyus December 17, 2025 Page 10 of 207  1 (c) Stands ready to consider and take appropriate action upon proposals and measures 2 designed to effectuate the Plan. 3 SECTION TWELVE. All parties participating as owners or purchasers of property in the 4 Area for redevelopment ("Redeveloper") shall agree for themselves and their heirs, successors and 5 assigns that they shall not discriminate on the basis of race, color, familial status, national origin or 6 ancestry, sex, marital status, age, sexual orientation, gender identity or expression, religion or 7 disability in the sale, lease, or rental of any property or improvements erected or to be erected in 8 the Area or any part thereof and those covenants shall run with the land, shall remain in effect 9 without limitation of time, shall be made part of every contract for sale, lease, or rental of property 10 to which Redeveloper is a party, and shall be enforceable by the LCRA, the City and the United 11 States of America. 12 SECTION THIRTEEN. In all contracts with private and public parties for 13 redevelopment of any portion of the Area, all Redevelopers shall agree: 14 (a) To use the property in accordance with the provisions of the Plan, and be bound by 15 the conditions and procedures set forth therein and in this Ordinance; 16 (b) That in undertaking construction under the agreement with the LCRA and the Plan, 17 bona fide Minority-Owned Business Enterprises ("MBEs") and Women-Owned Business 18 Enterprises ("WBEs") will be solicited and fairly considered for contracts, subcontracts and 19 purchase orders; 20 (c) To be bound by the conditions and procedures regarding the utilization of MBEs 21 and WBEs established by the City; 22 (d) To adhere to the requirements of Ordinance Nos. 69427, 70767, 71094, and 71962 23 and Executive Order 91, as may be amended or supplemented, pertaining to MBE and WBE Page 6 of 9 Board Bill Number 119 Tyus December 17, 2025 Page 11 of 207  1 participation, workforce participation, and prevailing wage compliance, to the extent the provisions 2 of those ordinances apply to the Project and are not otherwise prohibited by federal anti- 3 discrimination law; 4 (e) To comply with the requirements of Ordinance 60275 of the City; 5 (f) To cooperate with those programs and methods supplied by the City with the 6 purpose of accomplishing, pursuant to this paragraph, minority and women subcontractors and 7 material supplier participation in the construction under this Agreement. The Redeveloper will 8 report semi-annually during the construction period the results of its endeavors under this 9 paragraph, to the Office of the Mayor and the President of this Board; and 10 (g) That the language of this Section Thirteen shall be included in its general 11 construction contract and other construction contracts let directly by Redeveloper. 12 13 The term "Redeveloper" as used in this Section shall include its successors in interest and 14 assigns. 15 SECTION FOURTEEN. Pursuant to Section 99.715, RSMo, nothing in the Plan shall 16 prevent the City Assessor from increasing or decreasing the assessed value of the any real property 17 or portion thereof that is not subject to a Certificate of Qualification of Tax Abatement properly 18 filed with the City Assessor. 19 All unabated ad valorem real estate taxes and PILOTs shall be collected by the City Collector of 20 Revenue in the same manner as regular ad valorem real estate taxes. 21 The Redeveloper(s) may seek ten (10) year ad valorem real estate tax abatement (the “Tax 22 Abatement Period”) pursuant to Sections 99.700 – 99.715, RSMo, as amended, upon application as 23 provided therein. LCRA shall provide the Redeveloper(s) with a Certificate of Qualification of Page 7 of 9 Board Bill Number 119 Tyus December 17, 2025 Page 12 of 207  1 Tax Abatement as provided in Section 99.700, RSMo, and any redevelopment agreement, and the 2 Redeveloper shall file such certificate with the City Assessor within thirty (30) days receipt thereof 3 as required by Section 99.705, RSMo. The City Assessor shall, promptly after receipt of the 4 certificate, provide a written certification of the current assessed value of the then-existing 5 applicable real property or portion thereof (the “Base Assessed Value”) to the Redeveloper(s). 6 During the Tax Abatement Period, and subject to continued compliance with the Plan and 7 any redevelopment agreement, the Redeveloper(s) (or subsequent owners of the applicable real 8 property or portion thereof) shall pay unabated ad valorem real estate taxes and make additional 9 payments in lieu of taxes (“PILOTs”) as follows: 10 During each year of the Tax Abatement Period, unabated ad valorem real estate taxes will be 11 imposed based on the then-current tax levy rates and the Base Assessed Value of the applicable 12 real property or portion thereof pursuant to Section 99.710, RSMo; and 13 During each year of the Tax Abatement Period, PILOTs shall equal: 14 In each of years one through ten of the Tax Abatement Period, an amount equal to five percent 15 (5%) of the difference between the ad valorem real estate taxes that would be due if there were no 16 abatement and the amount of taxes actually due (as described above); and 17 The tax abatement described above shall not apply to special assessments and shall not 18 serve to reduce or eliminate any other licenses or fees owing to the City or any other taxing 19 jurisdiction with respect to the applicable real property or portion thereof, except as expressly 20 described above. Pursuant to Section 99.715, RSMo, nothing in the Plan shall prevent the City 21 Assessor from increasing or decreasing the assessed value of the any real property or portion 22 thereof that is not subject to a Certificate of Qualification of Tax Abatement properly filed with the 23 City Assessor. Page 8 of 9 Board Bill Number 119 Tyus December 17, 2025 Page 13 of 207  1 All unabated ad valorem real estate taxes and PILOTs shall be collected by the City Collector of 2 Revenue in the same manner as regular ad valorem real estate taxes. 3 SECTION FIFTEEN. Any proposed modification which will substantially change the 4 Plan must be approved by the St. Louis Board of Aldermen in the same manner as the Plan was 5 first approved. Modifications which will substantially change the Plan include, but are not 6 necessarily limited to, modifications on the use of eminent domain, to the length of tax abatement, 7 or to the boundaries of the Area. The Plan may be otherwise modified (e.g. development schedule) 8 by the LCRA in accordance with its July 24, 2018 policy governing time extensions as may be 9 amended. 10 SECTION SIXTEEN. The sections of this Ordinance shall be severable. In the event that 11 any section of this Ordinance is found by a court of competent jurisdiction to be invalid, the 12 remaining sections of this Ordinance are valid, unless the court finds the valid sections of the 13 Ordinance are so essential and inseparably connected with and dependent upon the void section 14 that it cannot be presumed that this Board would have enacted the valid sections without the void 15 ones, or unless the court finds that the valid sections standing alone are incomplete and are 16 incapable of being executed in accordance with the legislative intent. Page 9 of 9 Board Bill Number 119 Tyus December 17, 2025 Page 14 of 207 Board Bill Number 119 Attachments A and B BLIGHTING STUDY AND REDEVELOPMENT PLAN FOR THE 8111 North Broadway Redevelopment Area PROJECT # 2484 September 23, 2025 LAND CLEARANCE FOR REDEVELOPMENT AUTHORITY OF THE CITY OF ST. LOUIS MAYOR CARA SPENCER Page 15 of 207  BLIGHTING STUDY AND REDEVELOPMENT PLAN FOR 8111 NORTH BROADWAY REDEVELOPMENT AREA A. EXISTING CONDITIONS OF BLIGHT ................................................................................... 5 1. DELINEATION OF BOUNDARIES ............................................................................... 5 2. GENERAL CONDITIONS OF THE AREA ...................................................................... 5 3. PRESENT LAND USE OF THE AREA........................................................................... 5 4. PRESENT LAND USE AND DENSITY OF SURROUNDING PROPERTIES ........................ 5 5. CURRENT ZONING ................................................................................................... 5 6. FINDING OF BLIGHT ................................................................................................ 5 B. PROPOSED DEVELOPMENT AND REGULATIONS ............................................................... 6 1. REDEVELOPMENT OBJECTIVES ............................................................................... 6 2. PROPOSED LAND USE OF THE AREA ........................................................................ 6 3. PROPOSED ZONING ................................................................................................. 6 4. RELATIONSHIP TO LOCAL OBJECTIVES .................................................................... 6 5. PROPOSED EMPLOYMENT FOR THIS AREA .............................................................. 6 6. CIRCULATION.......................................................................................................... 7 7. BUILDING AND SITE REGULATIONS ......................................................................... 7 8. URBAN DESIGN ....................................................................................................... 7 9. PARKING REGULATIONS .......................................................................................... 8 10. SIGN REGULATIONS ................................................................................................ 8 11. BUILDING, CONDITIONAL USE, AND SIGN PERMITS.................................................. 8 12. PUBLIC IMPROVEMENTS ......................................................................................... 8 C. PROPOSED SCHEDULE OF REDEVELOPMENT ................................................................... 8 D. EXECUTION OF PROJECT .................................................................................................. 9 1. ADMINSTRATION AND FINANCING .......................................................................... 9 2. PROPERTY ACQUISITION ......................................................................................... 9 3. PROPERTY DISPOSITION ......................................................................................... 9 4. RELOCATION ASSISTANCE....................................................................................... 9 E. COOPERATION OF THE CITY............................................................................................. 9 F. TAX ABATEMENT........................................................................................................... 10 Exhibit E Page 16 of 207 G. COMPLIANCE WITH AFFIRMATIVE ACTION AND NONDISCRIMINATION LAWS AND REGULATIONS ............................................................................................................... 10 1. LAND USE ............................................................................................................. 10 2. CONSTRUCTION AND OPERATIONS ....................................................................... 11 3. LAWS AND REGULATIONS ..................................................................................... 11 4. ENFORCEMENT ..................................................................................................... 11 H. MODIFICATIONS OF THIS PLAN ...................................................................................... 11 I. DURATION OF REGULATION AND CONTROLS ................................................................. 12 J. EXHIBITS ....................................................................................................................... 12 K. SEVERABILITY ............................................................................................................... 12 Page 17 of 207  EXHIBITS "A" LEGAL DESCRIPTION "B" PROJECT AREA PLAN "C" PROPOSED LAND USE "D" ACQUISITION MAP "E" EQUAL OPPORTUNITY AND NON- DISCRIMINATION GUIDELINES “F” BLIGHTING REPORT “G” SUSTAINABILITY REPORT Exhibit E Page 18 of 207 A. EXISTING CONDITIONS OF BLIGHT 1. DELINEATION OF BOUNDARIES The 8111 North Broadway Redevelopment Area ("Area") encompasses approximately .06 acres in the Baden neighborhood of the City of St. Louis ("City"). The legal description of the Area is attached and labeled Exhibit "A". The boundaries of the Area are delineated on Exhibit "B" ("Project Area Plan"). 2. GENERAL CONDITIONS OF THE AREA The Area comprises a portion of City Blocks 4255.00, and includes 8111 North Broadway. The Area is in fair condition. The parcel by parcel physical conditions within the Area are shown on Exhibit "B" (Project Area Plan) and enumerated in Exhibit “F” (Blighting Report). Unemployment figures, computed by the Missouri State Employment Service, indicate a 3.9% unemployment rate for the City as of July 2025. It is estimated that this rate is prevalent for residents of the neighborhoods surrounding the Area. There are no jobs within the Area. 3. PRESENT LAND USE OF THE AREA Existing land uses within the Area includes an partially occupied mixed use property. The land use, including the location of public and private uses, streets and other rights-of- way, is shown on Exhibit "B". 4. PRESENT LAND USE AND DENSITY OF SURROUNDING PROPERTIES The properties surrounding the Area are primarily used for mixed purposes. Residential density for the surrounding neighborhoods is approximately 12.03 persons per acre in the Baden neighborhood. 5. CURRENT ZONING The Area is currently zoned “G” Local Commercial and Office District, by the City of St. Louis Zoning Code, which is incorporated in this Plan by reference. 6. FINDING OF BLIGHT The property within the Area is partially occupied and, in the conditions, outlined in Exhibit “F”. The existence of deteriorated property constitutes an economic or social liability to the Page 19 of 207  City and presents a hazard to the health and well-being of its citizens. The preponderance of properties in the Area has been determined to be blighted within the meaning of Section 99.300 et seq. of the Revised Statutes of Missouri (the Land Clearance for Redevelopment Authority Law) as evidenced by the Blighting Report attached hereto, labeled Exhibit “F” and incorporated herein by this reference. B. PROPOSED DEVELOPMENT AND REGULATIONS 1. REDEVELOPMENT OBJECTIVES The primary objectives of this Plan are to eliminate blight within the Area and to facilitate the redevelopment of the Area into productive mixed uses. The City Planning Commission adopted a Sustainability Plan on January 9, 2013. As Amended this Redevelopment Plan contributes to the sustainability of the City as outlined in the Sustainability Report (Exhibit G). 2. PROPOSED LAND USE OF THE AREA The proposed land uses for the Area are mixed uses permitted in zones designated “G” Local Commercial and Office District, by the City of St. Louis Zoning Code. Redeveloper(s) authorized by the Land Clearance for Redevelopment Authority of the City of St. Louis ("LCRA") to redevelop property in the Area (hereafter referred to as "Redeveloper(s)") shall not be permitted to use the property within the Area only for residential use. Exhibit "C" (Proposed Land Use) shows the proposed uses for the Area. The General Plan of the City which includes the “Strategic Land Use Plan” (as amended 2025). 3. PROPOSED ZONING The zoning for the Area can remain “G” Local Commercial and Office District. All land coverage and building intensities shall be governed thereby. 4. RELATIONSHIP TO LOCAL OBJECTIVES The proposed land uses, zoning, public facilities and utility plans are appropriate and consistent with local objectives as defined by the General Plan of the City of St. Louis which includes the "Strategic Land Use Plan of the City of St. Louis” (2025). Any specific proposal to the LCRA for redevelopment of the Area or any portion of the Area shall contain, among other things, adequate provisions for traffic, vehicular parking, safety from fire, adequate provisions for light and air, sound design and arrangement and improved employment opportunities. 5. PROPOSED EMPLOYMENT FOR THIS AREA Page 20 of 207 There are 2 new jobs are proposed for the area. 6. CIRCULATION The Proposed Land Use Plan (Exhibit "C") indicates the proposed circulation system for the Area. The layouts, levels and grades of all public rights-of-way may remain unchanged. Rights-of-way changes will be subject to the review and approval of the City Department of Streets, and all vacations of rights-of-way are subject to approval by ordinance. 7. BUILDING AND SITE REGULATIONS The Area shall be subject to all applicable federal, state and local laws, ordinances, regulations and codes, including but not limited to, the City Building Code, Zoning District Regulations, and stipulations of the Planning and Urban Design Agency ("PDA") of the City. The population densities, land coverage, and building intensities of redevelopment shall be governed by the Zoning Code. No changes in the building codes or ordinances are required. A Redeveloper(s) shall redevelop the Area in accordance with this Plan and the redevelopment agreement (if any) (“Agreement”), and shall maintain all structures, equipment, paved areas, and landscaped areas controlled by the Redeveloper(s) in good and safe order both inside and outside, structurally and otherwise, including necessary and proper painting. Failure to meet these requirements may result in suspension of tax abatement. 8. URBAN DESIGN a. Urban Design Objectives The properties shall be redeveloped such that it is an attractive mixed- use asset to the surrounding neighborhood. b. Urban Design Regulations 1.) Rehabilitation shall respect the original exterior in terms of design and materials. Window and door shapes and detailing shall be compatible with the original design 2.) Exterior Materials All new building materials on facades visible from the street(s) shall be compatible in type and texture with the dominant materials of adjacent buildings. Artificial masonry such as “Permastone” is not permitted. A submission of all building materials shall be required prior to approval. Page 21 of 207  c. Sidewalk Maintenance Existing, healthy trees shall be retained, if feasible. Sidewalks shall be repaired/replaced to insure safe walkability in the city. 9. PARKING REGULATIONS Parking shall be provided in accordance with the applicable zoning and building code requirements of the City, including PDA standards. This will provide adequate vehicular parking for the Area. 10. SIGN REGULATIONS All new signs shall be limited as set out in the City Code, this Plan and agreements between the LCRA and the Redeveloper(s). 11. BUILDING, CONDITIONAL USE, AND SIGN PERMITS No building, conditional use, or sign permits shall be issued by the City without the prior written approval of the LCRA. 12. PUBLIC IMPROVEMENTS No additional schools, parks, recreational and community facilities or other public facilities will be required. Additional water, sewage or other public utilities may be required depending on development. The cost of such utility improvements will be borne by the Redeveloper(s). If funds are available to the LCRA, it may provide public improvements including, but not limited to, measures for the control of traffic, improvements to street lighting, street trees, and any other improvements which may further the objectives of this Plan. When developed in accordance with this Plan, the Area will comprise a coordinated, adjusted and harmonious redevelopment that promotes the health, safety, morals, order, convenience, prosperity, general welfare, efficiency and economy of the City. C. PROPOSED SCHEDULE OF REDEVELOPMENT Page 22 of 207  It is estimated that the implementation of this Plan will take place in a single phase initiated within approximately one (1) year of the effective date of the City ordinance approving this plan and completed within approximately three (3) years of the effective date of the City ordinance approving this plan. The LCRA may alter the above schedule in accordance with its July 24, 2018 policy governing time extensions, as may be amended. D. EXECUTION OF PROJECT 1. ADMINSTRATION AND FINANCING The LCRA is empowered by Missouri law to administer redevelopment of all types pursuant to this Plan and can do so to the extent and in the manner prescribed by the Land Clearance for Redevelopment Authority Law of Missouri. All costs associated with the redevelopment of the Area will be borne by the Redeveloper(s). Implementation of this Plan may be financed by funds obtained from private and/or public sources, including, without limitation, revenue bonds, bank loans, and equity funds provided by the Redeveloper(s). 2. PROPERTY ACQUISITION The Project Area Plan-Acquisition Map, Exhibit “D” attached, identifies all the properties located in the Area. The LCRA may not acquire any property in the Area by the exercise of eminent domain. 3. PROPERTY DISPOSITION If the LCRA acquires property in the Area, it may sell or lease the property to Redeveloper(s) who shall agree to redevelop such property in accordance with this Plan and the Agreement between such Redeveloper(s) and the LCRA. Any property acquired by the LCRA and sold to Redeveloper(s) will be sold at not less than its fair value, taking into account and giving consideration to those factors enumerated in Section 99.450, R.S.Mo. (2016) as amended, for uses in accordance with this Plan. 4. RELOCATION ASSISTANCE The property within the Area is currently occupied. All eligible occupants displaced as a result of the implementation of the Plan shall be given relocation assistance in accordance with all applicable federal, state and local laws, ordinances, regulations and policies. E. COOPERATION OF THE CITY Page 23 of 207  The City and its Board of Aldermen, by enacting an ordinance approving this Plan, pledges its cooperation to enable the project to be carried out in a timely manner and in accordance with this Plan. F. TAX ABATEMENT The Redeveloper(s) may seek ten (10) year ad valorem real estate tax abatement (the “Tax Abatement Period”) pursuant to Sections 99.700 – 99.715, RSMo, as amended, upon application as provided therein. LCRA shall provide the Redeveloper(s) with a Certificate of Qualification of Tax Abatement as provided in Section 99.700, RSMo, and any redevelopment agreement, and the Redeveloper shall file such certificate with the City Assessor within thirty (30) days receipt thereof as required by Section 99.705, RSMo. The City Assessor shall, promptly after receipt of the certificate, provide a written certification of the current assessed value of the then-existing applicable real property or portion thereof (the “Base Assessed Value”) to the Redeveloper(s). During the Tax Abatement Period, and subject to continued compliance with the Plan and any redevelopment agreement, the Redeveloper(s) (or subsequent owners of the applicable real property or portion thereof) shall pay unabated ad valorem real estate taxes and make additional payments in lieu of taxes (“PILOTs”) as follows: • During each year of the Tax Abatement Period, unabated ad valorem real estate taxes will be imposed based on the then-current tax levy rates and the Base Assessed Value of the applicable real property or portion thereof pursuant to Section 99.710, RSMo; and • During each year of the Tax Abatement Period, PILOTs shall equal: In each of years one through ten of the Tax Abatement Period, an amount equal to five percent (5%) of the difference between the ad valorem real estate taxes that would be due if there were no abatement and the amount of taxes actually due (as described above); and The tax abatement described above shall not apply to special assessments and shall not serve to reduce or eliminate any other licenses or fees owing to the City or any other taxing jurisdiction with respect to the applicable real property or portion thereof, except as expressly described above. Pursuant to Section 99.715, RSMo, nothing in the Plan shall prevent the City Assessor from increasing or decreasing the assessed value of the any real property or portion thereof that is not subject to a Certificate of Qualification of Tax Abatement properly filed with the City Assessor. All unabated ad valorem real estate taxes and PILOTs shall be collected by the City Collector of Revenue in the same manner as regular ad valorem real estate taxes. G. COMPLIANCE WITH AFFIRMATIVE ACTION AND NONDISCRIMINATION LAWS AND REGULATIONS 1. LAND USE Page 24 of 207  A Redeveloper(s) shall not discriminate on the basis of race, color, familial status, national origin, sex, marital status, age, sexual orientation, gender identity or expression, religion or disability in the lease, sale or occupancy of the Area. 2. CONSTRUCTION AND OPERATIONS A Redeveloper(s) shall not discriminate on the basis of race, color, familial status, national origin, sex, marital status, age, sexual orientation, gender identity or expression, religion or disability in the construction and operation of any project in the Area and shall take such affirmative action as may be appropriate to afford opportunities to everyone in all activities of the project, including enforcement, contracting, operating and purchasing. 3. LAWS AND REGULATIONS A Redeveloper(s) shall comply with all applicable federal, state and local laws, ordinances, executive orders and regulations regarding nondiscrimination and affirmative action, including the City Guidelines for Minimum Utilization of Minority Enterprises, dated January 1, 1981 as may be amended, and the "Equal Opportunity and Nondiscrimination Guidelines" in Exhibit "E", attached. 4. ENFORCEMENT All of the provisions of this Section G shall be incorporated in an Agreement between the LCRA and a Redeveloper(s), which Agreement shall be recorded in the office of the Recorder of Deeds. The provisions of G (1) and G (3) shall be covenants running with the land, without limitation as to time, and the provisions of G (2) shall be for the duration of this Plan and any extension thereof. All of the provisions of Section G shall be enforceable against the Redeveloper(s), its heirs, successors or assigns, by the LCRA, the City, any state having jurisdiction or the United States of America. H. MODIFICATIONS OF THIS PLAN Any proposed modification which will substantially change this Plan shall be approved by the St. Louis Board of Aldermen in the same manner as this Plan was first approved. Modifications which will substantially change this Plan include, but are not necessarily limited to, modifications on the use of eminent domain, to the length of tax abatement, or to the boundaries of the Area. This Plan may be otherwise modified by LCRA (e.g. urban design regulations, development schedule) in accordance with its July 24, 2018 policy governing time extensions, as may be amended. Page 25 of 207 I. DURATION OF REGULATION AND CONTROLS The regulation and controls set forth in this Plan shall be in full force and effect for twenty years commencing with the effective date of approval of this Plan by ordinance, and for additional ten (10) year periods unless before the commencement of any such ten (10) year period the St. Louis Board of Aldermen shall terminate this Plan as of the end of the term then in effect, except as provided in Section G (4) of this Plan. J. EXHIBITS All attached exhibits are hereby incorporated by reference into this Plan and made a part hereof. K. SEVERABILITY The elements of this Plan satisfy all requirements of state and local laws. Should any provisions of this Plan be held invalid by a final determination of a court of law, the remainder of the provisions hereof shall not be affected thereby and shall remain in full force and effect. Page 26 of 207  E X H I B I T "A" 8111 NORTH BROADWAY LEGAL DESCRIPTION C.B. 4255 BROADWAY, 0.077 ACS, GIMBLIN ESTATE ADDN, LOT SE 10 Parcel # 4255-9-060.000 Exhibit A Page 27 of 207  E X H I B I T "B" Project Area Plan Exhibit B Page 28 of 207  E X H I B I T "C" Proposed Land Use Exhibit C Page 29 of 207  E X H I B I T "D" Acquisition Map Exhibit D Page 30 of 207  E X H I B I T "E" Equal Opportunity and Non-Discrimination Guidelines In any contract for work in connection with the redevelopment of any property in the Area, the Redeveloper(s) (which term shall include Redeveloper(s), any designees, successors and assigns thereof, any entity formed to implement the Project of which the Redeveloper(s) is affiliated), its contractors and subcontractors shall comply with all federal, state, and local laws, ordinances, or regulations governing equal opportunity and nondiscrimination (Laws). Moreover, the Redeveloper(s) shall contractually require its contractors and subcontractors, and the contractors and subcontractors of its commercial tenants, to comply with such laws. The Redeveloper(s) and its contractors will not contract or subcontract with any party known to have been found in violation of any such Laws, ordinances, regulations, or these guidelines. The Redeveloper(s) shall fully comply with Ordinance Nos. 64927, 70767, and 71094, as may be amended or supplemented, pertaining to minority-owned and women-owned business participation, workforce development, and prevailing wage compliance, to the extent the provisions of those ordinance apply to the Project. The Redeveloper(s) agree(s) for itself and its successors and assigns, that there shall be covenants to ensure that there shall be no discrimination on the part of the Redeveloper(s), its successors or assigns upon the basis of race, color, familial status, national origin or ancestry, sex, marital status, age, sexual orientation, gender identity or expression, religion, or disability in the sale, lease, rental, use or occupancy of any property, or any improvements erected or the be erected in the Area or any part thereof, and those covenants shall run with the land and shall be enforceable by the LCRA, the City, and the United States of America, as their interest may appear in the Project. The Redeveloper(s) of non-residential properties shall fully comply (and ensure compliance by “anchor tenants”) with the provisions of St. Louis City Ordinance #60275 (First Source Jobs Policy) which is codified in Chapter 3.90 of the Revised Ordinances of the City of St. Louis. Exhibit E Page 31 of 207  E X H I B I T "G" Blighting Report As outlined below, the Area suffers from a multitude of physical and economic deficiencies including, unsanitary and unsafe conditions, deterioration or inadequate site improvements, and conditions which endanger life or property by fire or other causes. The Area is comprised of a single occupied commercial structure. As a result of these factors the property in the Area is an economic liability for the City, its residents, and the taxing districts that depend upon it as a source of revenue to provide necessary public services. The physical and economic condition of the property in the Area endangers the health, safety, and general welfare of the public. Therefore, the Area qualifies as a “Blighted Area” as defined in §99.320.3 and §353.020.2 of the Revised Statutes of the Missouri, as amended. The chart below and the subsequent photographs of site conditions of the Area serve as documentary evidence of the presence of blight within the Area. Considerations of Blight Yes No Does the Subject Area have insanitary or unsafe conditions? If yes, explain. X Upper Floors are unfit for occupancy. Needs to be built out Does the Subject Area have deterioration of site conditions? If yes, explain. X X Does the Subject Area have conditions which endanger life or property by fire or other cause? If yes, explain. The vacant portions of the building are more X accessible to arson. Does the Subject Area diminish the provision of housing accommodation in its X current condition? If yes, explain. The current condition of the upper floors will not be sufficient for housing Does the Subject Area constitute an economic liability? If yes, explain. X The vacancy of the upper units is an economic liability for the City. Does the Subject Area constitute a social liability? If yes, explain. X Vacant units are a social liability for the City and the surrounding neighborhood. Is the Subject Area detrimental to public health, safety, and general welfare because of the dilapidation, deterioration, age, or obsolescence of its structures? X If yes, explain. Many of the windows are inoperable. There are extensive foundational and structural problems including severely cracked foundation wall, cracking in exterior walls, and raised concrete slabs. The roof leaks and needs to be replaced. There is damage to exterior concrete overhangs as well as delamination in areas of the brick and slate façade. Is the Subject Area detrimental to public health, safety, and general welfare X because of a lack of air sanitation and/or open space? If yes, explain. Is the Subject Area detrimental to public health, safety, and general welfare X because of overcrowding of buildings or land? If yes, explain. Page 32 of 207  E X H I B I T "F" Exhibit F Page 33 of 207  E X H I B I T "G" Sustainability Report One of the primary objectives of the City of St. Louis Sustainability Plan (2013) is to “use the City’s limited resources in efficient and innovative ways, and foster revitalization to promote a vibrant, attractive, prosperous and healthy community for present and future generations. To that end, it is the intention of the LCRA of the City of St. Louis to support economic development efforts that furthers the sustainability goals of the City. The following chart represents the ways in which the objectives of this Redevelopment Plan align with selected Functional Categories and Objective of the City of St. Louis Sustainability Plan. DOES NOT NOT I. URBAN CHARACTER, VITALITY AND ECOLOGY MEETS MEET APPLICABLE Objective A: Support Designated Districts that Focus on Job Creation and Economic Prosperity Reinforce the City’s Central Corridor as the dynamic A1 X heart of the region. Develop designated areas via incentives for green A3 X and technical industries. Increase riverfront development and provide safe A4 X public access and associated recreational activity. Provide development incentives to encourage A5 X transit-oriented development. Objective B: Develop Healthy, Compact, Transit Served Smart Neighborhoods Prioritize infill development to develop thriving B1 compact communities/vibrant mixed-use main X streets. Update local street design standards and implement B2 X the Complete Streets Ordinance. Create Citywide and multiple neighborhood-scale B3 X mobility plans. Discourage development that reduces transit, bike, B4 X and pedestrian activity. Objective C: Strengthen Use, Access, and Programming of Civic Amenities, Public Spaces, and Streets Exhibit G Page 34 of 207  E X H I B I T "G" Design public spaces and neighborhood streets as C1 X gathering spaces for people. C5 Maintain public spaces and neighborhood streets. X Objective D: Support and Increase the City’s Greenspace, Including its Existing Park System and Urban Tree Canopy D7 Expand the City’s urban tree canopy. X Objective E: Promote Urban Conservation and Revitalization of the City’s Unique Biodiversity and Natural Resources Celebrate and increase activity along the Mississippi E1 X Riverfront. Remove/change infrastructure to improve riverfront E2 X access. Objective F: Preserve the City’s Historically and Architecturally Significant Districts, Buildings, Landmarks, and Landscapes Preserve and reuse buildings as a means of achieving F1 X sustainability. Continue to integrate preservation into the planning F2 X and building approval process. Protect historic residential and commercial F4 properties vulnerable to foreclosure, tax forfeiture, X or demolition. Promote the redevelopment of historic homes and F5 X commercial properties. Objective G: Increase Access to Affordable Housing in Neighborhoods with Access to Transit and Amenities Develop affordable housing in concert with long- G1 X range transit and economic development planning. Encourage mixed income/use affordable housing in G2 X high amenity neighborhoods. Integrate low-income housing into market-rate and G4 X mixed-use developments. Page 35 of 207  E X H I B I T "G" Experiment with new ways to raise funds and create G6 partnerships to build sustainable and affordable X housing. Offer housing that is energy efficient and G8 X environmentally sustainable. Objective H: Encourage Creative, Smart, and Sustainable Uses for Under-Utilized Land and Buildings Continue to remove site contamination and promote H4 X brownfields redevelopment. Objective I: Build a Vibrant, Community-Based Urban Agriculture Industry Ensure urban agriculture is a profitable, viable I4 X enterprise. Objective J: Facilitate Place-Based, Integrated Sustainability Planning Preserve neighborhood residential areas, and J4 commercial and mixed uses on corners and major X urban corridors. Increase the effectiveness of major commercial J5 X corridors. Develop codes for transit-oriented development J6 X districts. DOES NOT NOT II. ARTS, CULTURE AND INNOVATION MEETS MEET APPLICABLE Objective A: Utilize the Arts, Culture, Design, Creative, and Innovation Industries for Economic and Community Development Encourage the development of affordable artist A4 X housing, studios and venues. Diversify the City’s range of arts, creative, and A5 X innovation industries. Objective C: Develop Multi-Use, Transit Accessible Arts and Cultural Districts Page 36 of 207  E X H I B I T "G" Facilitate development of arts, culture, and C2 X innovation TODs. Target developing arts and cultural districts for C5 X streetscape and public space improvements. Objective E: Encourage Public Art and Design that Builds Vibrancy and Identity Use distinctive public art, architecture, landscape, E1 and streetscape to build City and neighborhood X identity. Objective F: Promote and Develop Arts, Cultural, and Innovation Facilities, Resources, and Events Revitalize existing, and develop new, arts and F1 X cultural facilities. DOES NOT NOT III. EMPOWERMENT, DIVERSITY AND EQUITY MEETS MEET APPLICABLE Objective E: Reduce Homelessness, and Support Low Income Families and the Unemployed Expand the capacity to create additional affordable E4 X housing units. Create pathways for qualified low-income families to E5 X become homeowners. Objective F: Ensure Equal Access to Amenities, Business Opportunities, Transportation, and Safe and Healthy Neighborhoods F1 Address blighting and environmental health hazards. X Ensure the application of universal design and F6 X accessibility codes. DOES NOT NOT IV. HEALTH, WELL-BEING, AND SAFETY MEETS MEET APPLICABLE Objective A: Advance Positive Behavior, Nonviolent Conflict Resolution, and Crime Prevention Page 37 of 207  E X H I B I T "G" Plan and design buildings, spaces, and A5 X environments for safety. Objective B: Reduce Toxins in the Environment Reduce exposures of lead-based paint poisoning B5 X and remediate lead-based paint hazards. Objective C: Increase Access to Healthy, Local Food, and Nutritional Information Eliminate food deserts and improve access to fresh C1 X produce. C3 Support urban agriculture opportunities in the City. X Objective D: Encourage Physical Activity, Fitness, and Recreation D4 Design buildings to encourage physical activity. X V. INFRASTRUCTURE, FACILITIES AND DOES NOT NOT MEETS TRANSPORTATION MEET APPLICABLE Objective A: Facilitate Affordable, Efficient, Convenient, Accessible Safe, and Healthy Transport of People and Goods A1 Advance the City of St. Louis as a transportation hub. X A2 Encourage transit-oriented development. X Objective E: Manage Stormwater and Wastewater to Protect and Enhance Property and Natural Space Use pilot projects to explore ways to achieve net zero E3 X stormwater discharge. Objective G: Advance Health and Resource Efficiency in Buildings Strive for the highest levels of energy efficiency and G2 maximize the deployment of clean energy solutions X in buildings. Ensure building and site development integrates with G3 X natural site ecology. Page 38 of 207  E X H I B I T "G" Advance the use of high efficiency building related G4 X water systems and technologies. Encourage re-use of materials and divert waste from G5 X landfills. Provide healthy interior environments in commercial G6 X and public buildings. DOES NOT NOT VI. PROSPERITY, OPPORTUNITY AND EMPLOYMENT MEETS MEET APPLICABLE Objective B: Market the City’s Assets and Special Competencies Increase the inventory and availability of business B1 and industrial real estate through environmental X cleanup and land assembly. Encourage small scale redevelopment with B2 X economic incentives. Leverage the Mississippi River as an inexpensive B4 transportation, drinking water, and recreation X resource. Objective C: Nurture Innovation in Business, Government, and Philanthropy Focus on small and local businesses as a key part of C3 X the City economy. Reuse existing buildings for inexpensive incubation C4 X of entrepreneurial ideas. Objective D: Maximize Economic Productivity by Enhancing Neighborhood Quality of Life Pursue transit-oriented development at MetroLink D1 stations and major bus nodes to encourage more X walking and fewer carbon emissions. Market and encourage living within the City of St. D5 X Louis for recent college graduates. Objective E: Redevelop Real Estate Using Sustainability Practices Page 39 of 207  E X H I B I T "G" Promote flexible development approaches by E3 X developers, landowners, and business firms. Direct new commercial and mixed-use development to designated corridors and districts that E4 X demonstrate appropriate market support and localized leadership. Objective G: Strategically Invest in Forward-Thinking Ideas G3 Foster innovation. X Page 40 of 207  BOARD BILL NUMBER 119 FISCAL NOTE Preparer’s Name _Zachary Wilson Phone Number or Email Address (will be available publicly) wilsonz@stlouis-mo.gov Bill Sponsors _ Alderwoman Tyus Bill Synopsis: This Board Bill seeks to approve a Chapter 99 Redevelopment Plan and Blighting Study for the 8111 North Broadway. Redevelopment Area. The project consists of the renovation of a mixed use building in the Baden neighborhood. The prospective redeveloper acquired the property for $20,000 and plans on renovating the building into event space, offices, and an apartment at the cost of $75,000. The redeveloper plans to utilize private funds for this project. Based on the Recommended Abatement Map approved October 26, 2018 by Board of Aldermen Resolution 104, the staff recommends a 10-year tax abatement based on 95% of the assessed value of the incremental improvements. Type of Impact: None this year. Agencies Affected: None SECTION A Does this resolution authorize: • An expansion of services which entails additional costs beyond that approved in the current adopted city budget? ____Yes __X__No. • An undertaking of a new service for which no funding is provided in the current adopted city budget? ____Yes __X__No. • A commitment of city funding in the future under certain specified conditions? ____Yes __X__No. • An issuance of bonds, notes and lease-purchase agreements which may require additional funding beyond that approved in the current adopted city budget? ____Yes __X__No. (01/2017) Page 41 of 207 • An execution or initiation of an activity as a result of federal or state mandates or requirements? ____Yes __X__No. • A capital improvement project that increases operating costs over the current adopted city budget? ____Yes __X__No. • A capital improvement project that requires funding not approved in the current adopted city budget or that will require funding in future years? ____Yes __X__No. If the answer is yes to any of the above questions, then a fiscal note must be attached to the board bill. Complete Section B of the form below. SECTION B • Does the bill require the construction of any new physical facilities? ____Yes ____No. o If yes, describe the facilities and provide the estimated cost: ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ • Is the bill estimated to have a direct fiscal impact on any city department or office? ____Yes ____No. o If yes, explain the impact and the estimated cost: ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ • Does the bill create a program or administrative subdivision? ____Yes ____No. o If yes, then is there a similar existing program or administrative subdivision? ____Yes ____No. o If yes, explain the how the proposed programs or administrative subdivisions may overlap: ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ • Describe the annual operating, equipment, and maintenance costs that would result from the proposed bill, as well as any funding sources: 2 Page 42 of 207  ____________________________________________________________________ Complete the chart below to list the total estimated expenditures required of the City resulting from the proposed board bill and any estimated savings or additional revenue. Financial Estimate of Impact on General Fund Fiscal Impact Year 1 (current) Year 2 Year 3 Additional Expenditures NA NA NA Additional Revenue NA NA NA Net NA NA NA Financial Estimate of Impact on Special Funds Fiscal Impact Year 1 (current) Year 2 Year 3 Additional Expenditures NA NA NA Additional Revenue NA NA NA Net NA NA NA • Describe any assumptions used in preparing this fiscal note: NA- No expenditures will occur with this bill__________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ • List any sources of information (including any City officials, agencies, or departments) used in preparing this fiscal note: _____SLDC__________________________________________________________ ___ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ • Have the financial estimates of this bill been verified by the City Budget Division? ____Yes ____No. X o If yes, by whom? _______________________________ . 3 Page 43 of 207  Estimated Fiscal Impact of Tax Abatement on Affected Taxing Jurisdictions in 2026 + 8111 North Broadway % Of Tax Abatement 95% Residential rate=$8.3818/$100** Est. Annual Share Est. A nnual Est. A nnual Commercial rate=$10.0218** of Property Tax Revenue (Yr) Revenue (Yr) Fractions 1 to 10 11 + State - Blind Pension 0.0300 $11 $16 School District - General Fund 5.1211 $1,826 $2,756 St. Louis Community College 0.2185 $78 $118 Metropolitan Sew er District (MSD) 0.1196 $43 $64 Library District 0.5600 $200 $301 Zoo, Museum, & Botanical Garden 0.2795 $100 $150 Community Mental Health 0.0900 $32 $48 Sheltered Workshop 0.1500 $53 $81 Community Children Service Fund 0.1900 $68 $102 City of St. Louis $0 Municipal Operation 1.4900 $531 $802 Interest and Public Debt 0.1331 $47 $72 M & M Surtax (Commercial Only) 1.6400 $585 $883 Total Annual Revenues 10.0218 $3,573 $5,394 Total Value of the Tax Abatement $18,208 ASSUMPTIONS: 18478 4 Page 44 of 207 Summary Board Bill Number 121 Introduced by Alderwoman Shameem Clark Hubbard January 9, 2026 This proposed Board Bill proposes repealing Ordinance No. 65937, Ordinance No. 65746, Ordinance No. 65605, Ordinance No. 65424, Ordinance 65527 and Ordinance No. 68097, Section 6 that created the RPA 2—Phase 1 PILOTs and EATs Accounts in Phase 1, respectively dissolving the special allocation funds for the Southtown, Louderman, 1505 Missouri, Tech Electronics, 4200 Laclede and City Hospital RPA 2—Phase 1 redevelopment areas and respectively terminating the designation of certain portions of The City of St. Louis, Missouri, as redevelopment area because the Obligations issued related thereto were paid or matured. The Special Allocation Funds will pass through any PILOTs and EATs captured to the statutory Taxing Jurisdictions. Page 45 of 207  BOARD BILL NUMBER 121 INTRODUCED BY ALDERWOMAN SHAMEEM CLARK HUBBARD 1 An ordinance repealing Ordinance No. 65937, Ordinance No. 65746, Ordinance No. 2 65605, Ordinance No. 65424, Ordinance No. 65227, and that portion of Ordinance 68097, 3 Section 6 that created the RPA 2—Phase 1 PILOTs and EATs Accounts in Phase 1 respectively 4 dissolving the special allocation funds for Southtown, the Louderman Building, 1505 Missouri, 5 Tech Electronics, 4200 Laclede, and City Hospital RPA 2—Phase 1 redevelopment areas and 6 respectively terminating the designation of certain portions of The City of St. Louis, Missouri, as 7 redevelopment areas, authorizing certain actions relating thereto and containing an Appropriation 8 Clause, a Severability Clause and an Emergency Clause. 9 WHEREAS, the Real Property Tax Increment Allocation Redevelopment Act, Sections 10 99.800 to 99.865 of the Revised Statutes of Missouri, as amended (the “Act”), authorizes 11 municipalities to undertake redevelopment projects in blighted, conservation or economic 12 development areas, as defined in the Act; and 13 WHEREAS, the Section 99.850.2 requires “(u)pon the payment of all redevelopment 14 project costs, retirement of obligations and the distribution of any excess moneys pursuant to 15 section 99.845 and this section, the municipality shall adopt an ordinance dissolving the special 16 allocation fund for the redevelopment area and terminating the designation of the redevelopment 17 area as a redevelopment area” and thereafter distribute the remaining funds as required by the 18 Act; and 19 WHEREAS, the Southtown Redevelopment Plan (“Southtown Plan” Redevelopment 20 Plan”) envisioned the acquisition and preparation for 97,000 square feet of retail space, related 21 internal roads, sidewalks and parking areas with landscaping (the “Southtown Redevelopment 22 Project”); and Page 1 of 8 Board Bill Number 121 January 9, 2026 Page 46 of 207  1 WHEREAS, Ordinance No. 65937 approved the Southtown Redevelopment Project 2 Area as a “redevelopment area” as defined in Section 99.805(13) of the Act (the “Southtown 3 Redevelopment Area”), approved the Southtown Plan and the Southtown Redevelopment 4 Project, adopted tax increment financing within the Southtown Redevelopment Area, and 5 established the Southtown Special Allocation Fund for the Southtown Project, and the City 6 entered into a redevelopment agreement between The City of St. Louis and Southtown Realty 7 LLC, (the “ Southtown Developer”), whereby the Southtown Developer agreed to carry out the 8 Southtown Plan on behalf of the City, and Ordinance No. 65972 authorized the issuance of Tax 9 Increment Revenue Notes (Southtown Redevelopment Project), Series 2005 in an amount not to 10 exceed $7,500,000.00, which was refunded; and 11 WHEREAS, The City of St. Louis, Missouri, Taxable Tax Increment Revenue Notes 12 (Southtown Redevelopment Project) Series 2005, as refunded, have been paid and retired; and 13 WHEREAS, all “redevelopment project costs” under the Act were incurred, all 14 obligations have been paid and retired and no further obligations will be issued with respect to 15 the Southtown Redevelopment Plan; and 16 WHEREAS, the Louderman Building TIF Redevelopment Plan (“Louderman Building 17 Redevelopment Plan”) envisioned the rehabilitating and renovation of the Louderman Building 18 into retail and office space and residential luxury loft condominiums (the “Louderman Building 19 Redevelopment Project”); and 20 WHEREAS, Ordinance No. 65746 approved the Redevelopment Project Area as a 21 “redevelopment area” as defined in Section 99.805(13) of the Act (the “ Louderman Building 22 Redevelopment Area”), approved the Louderman Building Redevelopment Plan and the 23 Louderman Building Redevelopment Project, adopted tax increment financing within the Page 2 of 8 Board Bill Number 121 January 9, 2026 Page 47 of 207  1 Louderman Building Redevelopment Area, and the City to entered into a redevelopment 2 agreement between The City of St. Louis and Louderman, LLC (the “Louderman Building 3 Developer”), whereby the Louderman Building Developer agreed to carry out the Louderman 4 Building Redevelopment Plan on behalf of the City ; and 5 WHEREAS, Ordinance No. 65744 authorized the issuance of The City of St. Louis, 6 Missouri, Taxable Tax Increment Revenue Notes (Louderman Building Redevelopment Project) 7 Series 2006 in the amount of $2,444,400.00 and said Notes have matured and retired; and 8 WHEREAS, all “redevelopment project costs” under the Act were incurred, all 9 obligations have matured and retired and no further obligations will be issued with respect to the 10 Louderman Building Redevelopment Plan; and 11 WHEREAS, the 1505 Missouri Redevelopment Plan (“1505 Missouri Redevelopment 12 Plan’) envisioned the complete reconstruction and rehabilitation of the Presbyterian Church at 13 1505 Missouri into luxury lofts condominiums with basement parking (the “1505 Missouri 14 Redevelopment Project”); and 15 WHEREAS, Ordinance No. 65605, created the 1505 Missouri Redevelopment Area for 16 the 1505 Missouri Redevelopment Project as a “redevelopment area” as defined in Section 17 99.805(13) of the Act (the “1505 Missouri Redevelopment Area”), approved the 1505 Missouri 18 Redevelopment Plan and the 1505 Missouri Redevelopment Project, adopted tax increment 19 financing within the 1505 Missouri Redevelopment Area, and established the 1505 Missouri 20 Special Allocation Fund for the 1505 Missouri Redevelopment Project, and authorized the City 21 to enter into a redevelopment agreement between The City of St. Louis and Gilded Age 22 Renovation, L.L.C. (the “1505 Missouri Developer”), whereby the 1505 Missouri Developer 23 agreed to carry out the1505 Missouri Redevelopment Plan on behalf of the City; and Page 3 of 8 Board Bill Number 121 January 9, 2026 Page 48 of 207  1 WHEREAS, Ordinance No. 65607, as amended by Ordinance 66973, authorized the 2 issuance of The City of St. Louis, Missouri, Taxable Tax Increment Revenue Notes (1505 3 Missouri Redevelopment Project) Series 2006-A and B in the total amount of $621.100.00 plus 4 Issuance Costs and said Notes have matured and retired; and 5 WHEREAS, all “redevelopment project costs” under the Act were incurred, all 6 obligations have matured and retired and no further obligations will be issued with respect to the 7 1505 Missouri Redevelopment Plan. 8 WHEREAS, the Tech Electronics Redevelopment Plan (“Tech Electronics 9 Redevelopment Plan’) envisioned the construction of approximate 7000 square feet of office, 10 building, land acquisition, and demolition and site preparation (the “Tech Electronics 11 Redevelopment Project”); and 12 WHEREAS, Ordinance No. 65424, created the Tech Electronics Redevelopment Area 13 for the Tech Electronics Redevelopment Project as a “redevelopment area” as defined in Section 14 99.805(13) of the Act (the “Tech Electronics Redevelopment Area”), approved the Tech 15 Electronics Redevelopment Plan and the Tech Electronics Redevelopment Project, adopted tax 16 increment financing within the Tech Electronics Redevelopment Area, and established the Tech 17 Electronics Special Allocation Fund for the Tech Electronics Redevelopment Project, and 18 authorized the City to enter into a redevelopment agreement between The City of St. Louis and 19 Tech Electronics, Inc. (the “Tech Electronics Developer”), whereby the Tech Electronics 20 Developer agreed to carry out the Tech Electronics Redevelopment Plan on behalf of the City; 21 and Page 4 of 8 Board Bill Number 121 January 9, 2026 Page 49 of 207  1 WHEREAS, Ordinance No. 65426 authorized the issuance of The City of St. Louis, 2 Missouri, Taxable Tax Increment Revenue Notes (Tech Electronics Redevelopment Project) 3 Series 2003 in the total amount of $900,000.00 and said Notes have matured and retired; and 4 WHEREAS, all “redevelopment project costs” under the Act were incurred, all 5 obligations have matured and retired and no further obligations will be issued with respect to the 6 Tech Electronics Redevelopment Plan. 7 WHEREAS, the 4200 Laclede Redevelopment Plan (“4200 Laclede Redevelopment 8 Plan’) envisioned the renovation and rehabilitation of the redevelopment area into 8 single level 9 condominiums on the first floor and 8 two level condominiums on the second floor and 2 two 10 level condominiums on the third floor to comply with any building codes with landscaping, 11 utility work, pubic improvements and professional fees (the “4200 Laclede Redevelopment 12 Project”); and 13 WHEREAS, Ordinance No. 65527, created the 4200 Laclede Redevelopment Area for 14 the 4200 Laclede Redevelopment Project as a “redevelopment area” as defined in Section 15 99.805(13) of the Act (the “4200 Laclede Redevelopment Area”), approved the 4200 Laclede 16 Redevelopment Plan and the 4200 Laclede Redevelopment Project, adopted tax increment 17 financing within the 4200 Laclede Redevelopment Area, and Section Six established the 4200 18 Laclede Special Allocation Fund for the 4200 Laclede Redevelopment Project, and authorized 19 the City to enter into a redevelopment agreement between The City of St. Louis and 4200 20 Laclede Corp. (the “4200 Laclede Developer”), whereby the 4200 Laclede Developer agreed to 21 carry out the 4200 Laclede Redevelopment Plan on behalf of the City; and Page 5 of 8 Board Bill Number 121 January 9, 2026 Page 50 of 207  1 WHEREAS, Ordinance No. 65527 authorized the issuance of The City of St. Louis, 2 Missouri, Taxable Tax Increment Revenue Notes (City Hospital RPA 2 Redevelopment 3 Project—Phase 1) Series 2010 in the total amount of $925,400.00 plus Issuance Costs and said 4 Notes have matured and retired; and 5 WHEREAS, all “redevelopment project costs” under the Act were incurred, all 6 obligations have matured and retired and no further obligations will be issued with respect to the 7 4200 Laclede Redevelopment Project. 8 WHEREAS, the City Hospital RPA 2 Redevelopment Project—Phase 1 Redevelopment 9 Plan (“City Hospital RPA 2 Redevelopment Project—Phase 1”) envisioned the renovation and 10 rehabilitation of the redevelopment area banquet and private event space (the “City Hospital 11 RPA 2 Redevelopment Project—Phase 1”); and 12 WHEREAS, Ordinance No. 68097, created the City Hospital RPA 2 Redevelopment 13 Project—Phase 1 Redevelopment Area for the City Hospital RPA 2 Redevelopment Project— 14 Phase 1 as a “redevelopment area” as defined in Section 99.805(13) of the Act (the “City 15 Hospital RPA 2 Redevelopment Project—Phase 1 Redevelopment Area”), approved City 16 Hospital RPA 2 Redevelopment Project—Phase 1 Redevelopment Plan and the City Hospital 17 RPA 2 Redevelopment Project—Phase 1 Redevelopment Project, adopted tax increment 18 financing within the City Hospital RPA 2 Redevelopment Project—Phase 1 Redevelopment 19 Area, and Section Six established within the City Hospital Special Allocation Fund certain 20 PILOT and EATs Funds for the City Hospital RPA 2 Redevelopment Project—Phase 1 21 Redevelopment Project, and authorized the City to enter into a redevelopment agreement 22 between The City of St. Louis and City Hospital Development III, LLC (the “City Hospital RPA Page 6 of 8 Board Bill Number 121 January 9, 2026 Page 51 of 207  1 2 Redevelopment Project—Phase 1 Developer”), whereby the City Hospital RPA 2 2 Redevelopment Project—Phase 1 Developer agreed to carry out the City Hospital RPA 2 3 Redevelopment Project—Phase 1 Redevelopment Plan on behalf of the City; and 4 WHEREAS, Ordinance No. 68099 authorized the issuance of The City of St. Louis, 5 Missouri, Taxable Tax Increment Revenue Notes (City Hospital RPA 2 Redevelopment 6 Project—Phase 1 Redevelopment Project) Series 2010 in the amount of $4,320,000.00 plus 7 Issuance Costs and said Notes have been paid and retired; and 8 WHEREAS, all “redevelopment project costs” under the Act were incurred, all 9 obligations have been paid and retired and no further obligations will be issued with respect to 10 the City Hospital RPA 2 Redevelopment Project—Phase 1 Redevelopment Plan. 11 NOW, THEREFORE, BE IT ORDAINED BY THE CITY OF ST. LOUIS AS 12 FOLLOWS: 13 SECTION ONE. The Board of Aldermen hereby repeals Ordinance No. 65937, 14 Ordinance No. 65746, Ordinance No. 65605, Ordinance No. 65424, Ordinance No. 65527, and 15 68097, Section Six establishing within the City Hospital Special Allocation Fund certain PILOT 16 and EATs Funds for the City Hospital RPA 2 Redevelopment Project—Phase 1 Redevelopment 17 Project, dissolving, respectively, Southtown Special Allocation Fund, the Louderman Building 18 Special Allocation Fund, 1505 Missouri Special Allocation Fund, Tech Electronics Special 19 Allocation Fund, 4200 Laclede Special Allocation Fund, and City Hospital RPA 2—Phase 1 20 Special Allocation Fund and terminates the designation of each of these Redevelopment Areas as 21 a “redevelopment area” pursuant to the Act. Page 7 of 8 Board Bill Number 121 January 9, 2026 Page 52 of 207  1 SECTION TWO. There is hereby appropriated for the reasonable legal fees, costs, and 2 expenses incurred by the City and SLDC for these services rendered in the research, drafting and 3 presentation of this Board Bill and other related matters to be paid from the enumerated Special 4 Allocation Funds for these listed Redevelopment Areas. Thereafter, the City Comptroller is 5 hereby directed to disburse all remaining funds in these enumerated Special Allocation Funds for 6 these listed Redevelopment Areas to the appropriate taxing districts in the manner provided in 7 the Act. 8 SECTION THREE. The Mayor and Comptroller are hereby authorized and directed to 9 execute all documents, if any, and take such necessary steps as they deem necessary and 10 advisable to carry out and perform the purpose of this Ordinance. 11 SECTION FOUR. The sections of this Ordinance shall be severable. If any section of 12 this Ordinance is found by a court of competent jurisdiction to be invalid, the remaining sections 13 shall remain valid, unless the court finds that the valid sections are so essential to and 14 inseparably connected with and dependent upon the void section that it cannot be presumed that 15 the Board of Aldermen has or would have enacted the valid sections without the void ones, 16 unless the court finds the valid sections, standing alone, are incomplete and are incapable of 17 being executed in accordance with the legislative intent. 18 SECTION FIVE. This being an ordinance for the preservation of the public peace, 19 health, and safety, it is hereby declared to be an emergency measure within the meaning of 20 Sections 19 and 20 of Article IV of the Charter of the City of St. Louis and therefore shall 21 become effective immediately upon its passage and approval by the Mayor. Page 8 of 8 Board Bill Number 121 January 9, 2026 Page 53 of 207 Summary Board Bill Number 122 Sponsored by Alderwoman Shameem Clark Hubbard Date: January 9, 2026 This Board Bill determines that the Tax Increment Financing Plans listed in Exhibit “A” that were established five, ten, fifteen, twenty or twenty-five years ago are making satisfactory progress, except as noted, as required by Section 99.865.3 RSMo. Page 54 of 207  BOARD BILL NUMBER 122 INTRODUCED BY ALDERWOMAN SHAMEEM CLARK HUBBARD 1 An ordinance determining that the Tax Increment Financing Plans listed in Exhibit "A" are 2 making satisfactory progress, except as noted, under the proposed time schedule for completion of 3 projects therein. 4 WHEREAS, the Tax Increment Financing plans and projects listed in Exhibit "A" were approved by 5 the Board of the Alderman of the City of St. Louis by ordinance; and 6 WHEREAS Section 99.865.3, RSMo, provides that five years after the establishment of each 7 redevelopment plan and every five years thereafter, the governing body of the municipality shall hold a 8 public hearing regarding these redevelopment plans and projects pursuant to Sections 99.800 to 99.8665, 9 RSMo to determine if the redevelopment projects are making satisfactory progress under the proposed 10 time schedule contained within the approved plans for completion of such projects; and 11 WHEREAS, after proper notice, the Housing, Urban Development, and Zoning Committee held 12 a public hearing on February 3, 2026 and found the redevelopment projects listed on Exhibit "A" are 13 making satisfactory progress, except as noted; 14 NOW, THEREFORE, BE IT ORDAINED BY THE CITY OF ST. LOUIS AS FOLLOWS: 15 SECTION ONE. The Board of Alderman of the City of St. Louis hereby determines that the 16 Tax Increment Financing Plans listed in Exhibit "A" attached are making satisfactory progress, except 17 as noted, under the proposed time schedule contained within the approved plan for completion of the 18 projects therein. 19 SECTION TWO. The Board of Aldermen hereby finds that the required notices were published, 20 and the required hearing was held, pursuant to Section 99.365.3, RSMo. Page 1 of 1 Board Bill Number 122 Alderwoman Shameem Clark Hubbard January 9, 2026 Page 55 of 207 EXHIBIT A CURRENT PILOTS AND EATS Assessor TIF ORD 1 (Adopt DATE DWELLING HOTEL COMMERCIAL PROJECTED NEW ESTIMATED NEW & UNPAID TIF MATURITY PILOTS COLLECTED SINCE EATS COLLECTED COLLECTED SINCE PROJECT NAME TIF ID ID ANNIVERSARY PROJECT AMOUNT TIF AMOUNT TIF Percent PROJECT TYPE Plan) APPROVED 1 CONSTRUCTION STATUS DEVELOPER UNITS ROOMS (SQ. FT.) JOBS RETAINED JOBS PRINCIPAL DATE INCEPTION SINCE INCEPTION INCEPTION ACTIVE IFs Bell Lofts / Lofts @ 315 352-024 24 20 $ 12,200,000 $ 2,260,000 19% Residential 66428 02-Aug-04 Completed 920/1000, LLC 44 - 16,200 134 21 $ 2,667,732 12/6/2025 $ 1,579,415 $ 1,397,694 $ 2,977,109 Westgate Lofts 352-045 44 20 $ 12,800,000 $ 1,525,000 12% Mixed Use 66412 02-Aug-04 Completed 410 No. Jefferson, LLC 64 - 5,000 216 - $ 1,664,000 9/1/2027 $ 1,508,987 $ 22,817 $ 1,531,804 Convention Plaza Apartments 352-047 55 20 $ 9,000,000 $ 870,000 10% Residential 66553 22-Dec-04 Completed Convention Plaza Apartments, LLC 48 - - - - $ 899,000 1/21/2027 $ 338,864 $ 35,957 $ 374,821 Washington Ave. Apartments 352-048 42 20 $ 9,900,000 $ 1,100,000 11% Mixed Use 66421 02-Aug-04 Completed Washington Avenue Apartments, L.P. 127 - 3,000 75 - $ 813,000 8/31/2027 $ 783,824 $ 73,843 $ 857,667 Adler Lofts Condominiums 352-049 59 20 $ 8,000,000 $ 1,300,000 16% Mixed Use 66493 06-Dec-04 Completed Adler Lofts, LLC. 32 - 18,931 75 - $ 758,151 1/5/2028 $ 723,777 $ 36,594 $ 760,371 Washington East Condominiums 352-054 51 20 $ 54,300,000 $ 7,300,000 13% Mixed Use 66558 22-Dec-04 Completed Pyramid Construction, Inc. 171 - - 64 62 $ 6,804,521 1/20/2028 $ 6,800,850 $ 864,998 $ 7,665,848 Mississippi Place Townhomes 352-056 56 20 $ 4,500,000 $ 825,000 18% Residential 66561 22-Dec-04 Completed Gilded Age Renovation, LLC 16 - - 20 - $ 338,000 1/20/2027 $ 1,132,443 $ - $ 1,132,443 Marquette Building 352-057 48 20 $ 54,000,000 $ 4,000,000 7% Mixed Use 66554 22-Dec-04 Completed TLG Marquette, LLC 119 - - 200 - $ 3,798,000 1/23/2028 $ 5,620,984 $ 178,699 $ 5,799,683 Meridian Building (Formerly A.D.Brown Building) 352-058 50 20 $ 25,400,000 $ 3,650,000 14% Residential 66556 22-Dec-04 Completed AD Brown Acquisition Corp., LLC 89 - - 40 - $ 3,254,000 1/21/2028 $ 4,137,702 $ 232 $ 4,137,934 Dogtown Walk II 352-062 60 20 $ 2,700,000 $ 415,000 15% Residential 66652 28-Feb-05 Completed Saaman Development, LLC 10 - - 25 - $ 321,000 3/29/2028 $ 538,803 $ - $ 538,803 East Bank Lofts 352-064 61 20 $ 11,000,000 $ 1,414,000 13% Mixed Use 66657 28-Feb-05 Completed CHD Design Development, LLC 11 - 7,700 25 - $ 1,456,825 3/30/2028 $ 651,328 $ 85,029 $ 736,357 Pet Building / Pointe 400 352-065 63 20 $ 40,500,000 $ 4,000,000 10% Mixed Use 66684 29-Apr-05 Completed Balke Brown Associates 118 - 8,500 - - $ 2,342,500 5/29/2028 $ 2,747,919 $ 55,566 $ 2,803,485 Willy's Overland Building / NSI 352-066 62 20 $ 12,300,000 $ 1,800,000 15% Commercial 66753 27-Jun-05 Completed The National System, Inc. - - 155,000 200 10 $ 1,484,088 6/22/2028 $ 16,488 $ 1,881,962 $ 1,898,450 Carondelet South - District #2 (Carondelet School) 352-110 114 15 $ 6,623,000 $ 125,000 2% Residential 68553 22-Dec-09 Completed Carondelet TIF, Inc. - - - 20 16 $ 135,500 8/26/2031 $ 100,057 $ 86,979 $ 187,036 Northside Regeneration 352-126 135, 136, 15 15 $ 8,058,200,000 $ 490,600,000 6% Mixed Use 68484 10-Nov-09 Partially Completed Northside Regeneration, LLC 13,900 - 4,500,000 16,625 994 $ 6,843,200 11/29/2036 $ 2,713,888 $ 4,792,550 $ 7,506,438 1111 Olive 352-127 139 15 $ 11,750,000 $ 2,350,000 20% Commercial 68590 16-Mar-10 Completed Infomedia, Inc. - - 110,000 80 100 $ 2,392,000 4/14/2033 $ 1,440,034 $ 913,067 $ 2,353,101 Railway Exchange Building 352-128 137 15 $ 111,715,000 $ 27,800,000 25% Commercial 68634 29-Mar-10 Never Implemented RNY, LLC - - 1,225,000 2,800 - $ 9,180,000 4/27/2033 $ 135,145 $ 583,361 $ 718,506 Union Station Phase 2 352-145 USH-1 10 $ 155,282,396 $ 18,500,000 12% Commercial 69980 25-Feb-15 Completed Lodging Hospitality Management - - - 350 37 $15,100,500 3/26/2038 $ 1,171,165 $ 5,384,830 $ 6,555,995 Forest Park TOD "Expo on DeBaliviere" 352-157 5 $ 91,483,500 $ 12,700,000 14% Mixed-Use 71069 23-Dec-19 Completed Tegethoff Development 287 - 30,000 70 - $ 13,475,250 1/21/2043 $ 574,890 $ 91,326 $ 666,216 900 North Tucker 352-158 172 5 $ 70,000,000 $ 11,850,000 17% Commercial 71067 23-Dec-19 Completed StarLake Holdings, LLC - - 278,000 1,250 902 $11,250,000 1/22/2043 $ 912,558 $ 1,594,325 $ 2,506,883 Bottle District 352-059 52 20 $ 226,500,000 $ 51,500,000 23% Mixed Use 66560 21-Dec-04 On Hold Northside Regeneration, LLC - - - - - - - - - - TOTAL $ 8,988,153,896 $ 645,884,000 15,036 6,357,331 22,269 2,142 $ 84,977,267 $ 33,629,121 $ 18,079,829 $ 51,708,950 RETIRED TIFs Maryland Plaza South (Amended Argyle) 352-007 4 20 $ 20,500,000 $ 5,360,000 26% Commercial 66436 02-Aug-04 Completed Koplar Properties, Inc. 0 - 83,040 125 Maryland Plaza North (Amended Argyle) 352-007p1 4 20 $ 10,200,000 $ 1,030,000 10% Residential 66420 02-Aug-04 Completed Rothschild Development, Ltd. - - - - 110 North Newstead Condominiums 352-010 10 25 $ 3,800,000 $ 400,000 11% Residential 64849 21-Jan-00 Completed 100 North Condominium, LLC 12 - - - Center for Emerging Tech.-Doris Wing Expansion 352-011 11 25 $ 8,000,000 $ 400,000 5% Commercial 64839 17-Dec-99 Completed Center for Emerging Technologies - - - - Barton St. (Tabernacle) Lofts 352-044 45 20 $ 2,800,000 $ 370,000 13% Residential 66415 02-Aug-04 Completed Tabernacle Lofts, LLC 14 - - 25 Gaslight Square East 352-051 49 20 $ 19,450,000 $ 1,500,000 8% Mixed Use 66565 22-Dec-04 Completed Gaslight Square Place III, LLC 150 - 4,000 150 Automobile Row RPA 1 352-052 54 20 $ 12,667,755 $ 1,800,000 14% Mixed Use 66563 22-Dec-04 Completed Integration, LLC 15 - 65,000 200 Parc Ridge Estates 352-060 58 20 $ 15,000,000 $ 1,340,000 9% Residential 66659 28-Feb-05 Completed The 5700 Property, LLC 56 - - 50 Loughborough Commons 352-061 57 20 $ 40,000,000 $ 11,000,000 28% Mixed Use 66664 28-Feb-05 Completed Loughborough Commons, LLC 20 - 230,000 300 TOTAL $ 132,417,755 $ 23,200,000 267 382,040 850 TERMINATED TIFs Automobile Row RPA 2 352-052 54 20 $ 21,292,764 $ 3,000,000 14% Mixed Use 66563 22-Dec-04 Never Implemented Integration LLC 61 - 64,500.00 200 500 N. Kingshighway 352-124 138 15 $ 6,517,130 $ 1,888,884 29% Commercial 68640 30-Apr-10 Never Implemented Rothschild Development - - - - Hadley Dean Building ( 10 yr tax abated/not TIF) 352-125 133 15 $ 4,000,000 $ 950,000 24% Commercial 68440 27-Jul-09 Completed Loftworks, LLC 0 - 30,000.00 94 TOTAL $ 31,809,894 $ 5,838,884 61 94,500.00 294 Jobs estimation based on earnings tax collections and avg. annual regional wage. Page 56 of 207 Tax Increment Financing Update Fiscal Year 2025 Page 57 of 207 TIF Overview Page 58 of 207 TIF Overview TIF Project Overview TIF Overview Redevelopment Plans Established 152 Substantially Complete 135 Executed Redevelopment Agreements 124 Partially Complete 7 Retired & Terminated TIFs 57 Under Construction 2 Total 144 Page 59 of 207  0 5 10 15 20 25 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 Active 2006 2007 2008 Retired 2009 2010 2011 TIFs Approved by Calendar Year 2012 TIF Project Count by Year 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Page 60 of 207 25 Year Anniversary Projects Page 61 of 207 25 Year Anniversary Projects Center for Emerging Technologies Special Allocation Fund dissolved 1/23/2015 by Ordinance # 69903 110 N. Newstead Condominiums Special Allocation Fund dissolved 01/28/2013 by Ordinance # 69365 Page 62 of 207 20 Year Anniversary Projects Page 63 of 207 Bell Lofts/Lofts @ 315 Page 64 of 207 Westgate Lofts Page 65 of 207 Washington Ave. Apartments Page 66 of 207 Convention Plaza Apartments Page 67 of 207 Adler Lofts Condominiums Page 68 of 207 Washington East Condominiums Page 69 of 207 Mississippi Place Page 70 of 207 Marquette Building Page 71 of 207 Meridian Building Page 72 of 207 The Bottle District Page 73 of 207 Dogtown Walk II Page 74 of 207 East Bank Lofts Page 75 of 207 Pet Building/Pointe 400 Page 76 of 207 Willy’s Overland Building/NSI Page 77 of 207 Maryland Plaza North and South Page 78 of 207 Barton Street Lofts Page 79 of 207 Gaslight Square East Page 80 of 207 Loughborough Commons Page 81 of 207 Automobile Row 3100 Locust RPA 1 and 2 Page 82 of 207 Parc Ridge Estates Page 83 of 207 15 Year Anniversary Projects Page 84 of 207 Carondelet South–District #2 (Carondelet School) Page 85 of 207 Northside Regeneration Page 86 of 207 1111 Olive Page 87 of 207 Railway Exchange Building Page 88 of 207 500 N. Kingshighway Page 89 of 207 10 Year Anniversary Projects Page 90 of 207 Union Station Phase 2 Page 91 of 207 5 Year Anniversary Projects Page 92 of 207 Forest Park TOD “Expo on Debaliviere” Page 93 of 207 900 N. Tucker Page 94 of 207 Terminated TIFs Page 95 of 207 Terminated TIFs 500 N. Kingshighway Automobile Row RPA 2 Page 96 of 207 Retired TIFs Page 97 of 207 Retired TIFs Center for Emerging Technologies 110 N. Newstead Condominiums Maryland Plaza North (Amended Argyle) Maryland Plaza South (Amended Argyle) Barton St. (Tabernacle) Lofts Gaslight Square East Loughborough Commons Automobile Row RPA 1 Parc Ridge Estates Page 98 of 207 EXHIBIT A PILOTS AND CURRENT EATS COLLECTED Assessor PROJECT PROJECT ORD 1 (Adopt DATE CONSTRUCTION DWELLING HOTEL COMMERCIAL PROJECTED ESTIMATED NEW & UNPAID TIF MATURITY PILOTS COLLECTED EATS COLLECTED SINCE PROJECT NAME TIF ID TIF ID ANNIVERSARY AMOUNT TIF AMOUNT TIF Percent TYPE Plan) APPROVED 1 STATUS DEVELOPER UNITS ROOMS (SQ. FT.) NEW JOBS RETAINED JOBS PRINCIPAL DATE SINCE INCEPTION SINCE INCEPTION INCEPTION ACTIVE TIFs Bell Lofts / Lofts @ 315 352-024 24 20 $ 12,200,000 $ 2,260,000 19% Residential 66428 02-Aug-04 Completed 920/1000, LLC 44- 16,200 134 21 $ 2,667,732 12/6/2025 $ 1,579,415 $ 1,397,694 $ 2,977,109 Westgate Lofts 352-045 44 20 $ 12,800,000 $ 1,525,000 12% Mixed Use 66412 02-Aug-04 Completed 410 No. Jefferson, LLC 64- 5,000 216 - $ 1,664,000 9/1/2027 $ 1,508,987 $ 22,817 $ 1,531,804 Convention Plaza Apartments 352-047 55 20 $ 9,000,000 $ 870,000 10% Residential 66553 22-Dec-04 Completed Convention Plaza Apartments, LLC 48- - - - $ 899,000 1/21/2027 $ 338,864 $ 35,957 $ 374,821 Washington Ave. Apartments 352-048 42 20 $ 9,900,000 $ 1,100,000 11% Mixed Use 66421 02-Aug-04 Completed Washington Avenue Apartments, L.P. 127 - 3,000 75 - $ 813,000 8/31/2027 $ 783,824 $ 73,843 $ 857,667 Adler Lofts Condominiums 352-049 59 20 $ 8,000,000 $ 1,300,000 16% Mixed Use 66493 06-Dec-04 Completed Adler Lofts, LLC. 32- 18,931 75 - $ 758,151 1/5/2028 $ 723,777 $ 36,594 $ 760,371 Washington East Condominiums 352-054 51 20 $ 54,300,000 $ 7,300,000 13% Mixed Use 66558 22-Dec-04 Completed Pyramid Construction, Inc. 171 - - 64 62 $ 6,804,521 1/20/2028 $ 6,800,850 $ 864,998 $ 7,665,848 Mississippi Place Townhomes 352-056 56 20 $ 4,500,000 $ 825,000 18% Residential 66561 22-Dec-04 Completed Gilded Age Renovation, LLC 16- - 20 - $ 338,000 1/20/2027 $ 1,132,443 $ - $ 1,132,443 Marquette Building 352-057 48 20 $ 54,000,000 $ 4,000,000 7% Mixed Use 66554 22-Dec-04 Completed TLG Marquette, LLC 119 - - 200 - $ 3,798,000 1/23/2028 $ 5,620,984 $ 178,699 $ 5,799,683 Meridian Building (Formerly A.D.Brown Building) 352-058 50 20 $ 25,400,000 $ 3,650,000 14% Residential 66556 22-Dec-04 Completed AD Brown Acquisition Corp., LLC 89- - 40 - $ 3,254,000 1/21/2028 $ 4,137,702 $ 232 $ 4,137,934 Dogtown Walk II 352-062 60 20 $ 2,700,000 $ 415,000 15% Residential 66652 28-Feb-05 Completed Saaman Development, LLC 10- - 25 - $ 321,000 3/29/2028 $ 538,803 $ - $ 538,803 East Bank Lofts 352-064 61 20 $ 11,000,000 $ 1,414,000 13% Mixed Use 66657 28-Feb-05 Completed CHD Design Development, LLC 11- 7,700 25 - $ 1,456,825 3/30/2028 $ 651,328 $ 85,029 $ 736,357 Pet Building / Pointe 400 352-065 63 20 $ 40,500,000 $ 4,000,000 10% Mixed Use 66684 29-Apr-05 Completed Balke Brown Associates 118 - 8,500 - - $ 2,342,500 5/29/2028 $ 2,747,919 $ 55,566 $ 2,803,485 Willy's Overland Building / NSI 352-066 62 20 $ 12,300,000 $ 1,800,000 15% Commercial 66753 27-Jun-05 Completed The National System, Inc. - - 155,000 200 10 $ 1,484,088 6/22/2028 $ 16,488 $ 1,881,962 $ 1,898,450 Carondelet South - District #2 (Carondelet School) 352-110 114 15 $ 6,623,000 $ 125,000 2% Residential 68553 22-Dec-09 Completed Carondelet TIF, Inc. - - - 20 16 $ 135,500 8/26/2031 $ 100,057 $ 86,979 $ 187,036 Northside Regeneration 352-126 135, 136, 151,15152, 171 $ 8,058,200,000 $ 490,600,000 6% Mixed Use 68484 10-Nov-09 Partially Completed Northside Regeneration, LLC 13,900 - 4,500,000 16,625 994 $ 6,843,200 11/29/2036 $ 2,713,888 $ 4,792,550 $ 7,506,438 1111 Olive 352-127 139 15 $ 11,750,000 $ 2,350,000 20% Commercial 68590 16-Mar-10 Completed Infomedia, Inc. - - 110,000 80 100 $ 2,392,000 4/14/2033 $ 1,440,034 $ 913,067 $ 2,353,101 Railway Exchange Building 352-128 137 15 $ 111,715,000 $ 27,800,000 25% Commercial 68634 29-Mar-10 Never Implemented RNY, LLC - - 1,225,000 2,800 - $ 9,180,000 4/27/2033 $ 135,145 $ 583,361 $ 718,506 Union Station Phase 2 352-145 USH-1 10 $ 155,282,396 $ 18,500,000 12% Commercial 69980 25-Feb-15 Completed Lodging Hospitality Management - - - 350 37 $15,100,500 3/26/2038 $ 1,171,165 $ 5,384,830 $ 6,555,995 Forest Park TOD "Expo on DeBaliviere" 352-157 5 $ 91,483,500 $ 12,700,000 14% Mixed-Use 71069 23-Dec-19 Completed Tegethoff Development 287 - 30,000 70 - $ 13,475,250 1/21/2043 $ 574,890 $ 91,326 $ 666,216 900 North Tucker 352-158 172 5 $ 70,000,000 $ 11,850,000 17% Commercial 71067 23-Dec-19 Completed StarLake Holdings, LLC - - 278,000 1,250 902 $11,250,000 1/22/2043 $ 912,558 $ 1,594,325 $ 2,506,883 Bottle District 352-059 52 20 $ 226,500,000 $ 51,500,000 23% Mixed Use 66560 21-Dec-04 On Hold Northside Regeneration, LLC - - - - - - - - - - TOTAL $ 8,988,153,896 $ 645,884,000 15,036 6,357,331 22,269 2,142 $ 84,977,267 $ 33,629,121 $ 18,079,829 $ 51,708,950 RETIRED TIFs Maryland Plaza South (Amended Argyle) 352-007 4 20 $ 20,500,000 $ 5,360,000 26% Commercial 66436 02-Aug-04 Completed Koplar Properties, Inc. 0 - 83,040 125 Maryland Plaza North (Amended Argyle) 352-007p1 4 20 $ 10,200,000 $ 1,030,000 10% Residential 66420 02-Aug-04 Completed Rothschild Development, Ltd. - - - - 110 North Newstead Condominiums 352-010 10 25 $ 3,800,000 $ 400,000 11% Residential 64849 21-Jan-00 Completed 100 North Condominium, LLC 12 - - - Center for Emerging Tech.-Doris Wing Expansion 352-011 11 25 $ 8,000,000 $ 400,000 5% Commercial 64839 17-Dec-99 Completed Center for Emerging Technologies - - - - Barton St. (Tabernacle) Lofts 352-044 45 20 $ 2,800,000 $ 370,000 13% Residential 66415 02-Aug-04 Completed Tabernacle Lofts, LLC 14 - - 25 Gaslight Square East 352-051 49 20 $ 19,450,000 $ 1,500,000 8% Mixed Use 66565 22-Dec-04 Completed Gaslight Square Place III, LLC 150 - 4,000 150 Automobile Row RPA 1 352-052 54 20 $ 12,667,755 $ 1,800,000 14% Mixed Use 66563 22-Dec-04 Completed Integration, LLC 15 - 65,000 200 Parc Ridge Estates 352-060 58 20 $ 15,000,000 $ 1,340,000 9% Residential 66659 28-Feb-05 Completed The 5700 Property, LLC 56 - - 50 Loughborough Commons 352-061 57 20 $ 40,000,000 $ 11,000,000 28% Mixed Use 66664 28-Feb-05 Completed Loughborough Commons, LLC 20 - 230,000 300 TOTAL $ 132,417,755 $ 23,200,000 267 382,040 850 TERMINATED TIFs Automobile Row RPA 2 352-052 54 20 $ 21,292,764 $ 3,000,000 14% Mixed Use 66563 22-Dec-04 Never Implemented Integration LLC 61 - 64,500.00 200 500 N. Kingshighway 352-124 138 15 $ 6,517,130 $ 1,888,884 29% Commercial 68640 30-Apr-10 Never Implemented Rothschild Development - - - - Hadley Dean Building ( 10 yr tax abated/not TIF) 352-125 133 15 $ 4,000,000 $ 950,000 24% Commercial 68440 27-Jul-09 Completed Loftworks, LLC 0 - 30,000.00 94 TOTAL $ 31,809,894 $ 5,838,884 61 94,500.00 294 Jobs estimation based on earnings tax collections and avg. annual regional wage. Page 99 of 207 THANK YOU! Page 100 of 207 Summary Board Bill Number 123 Introduced by Alderman Browning Date: January 9, 2026 This Board Bill seeks to approve a Chapter 99 Redevelopment Plan and Blighting Study for the 4359 Lindell Blvd. Redevelopment Area. The proposed Bill does not allow for use of eminent domain within the area. This Board Bill will allow for up to a 10-year tax abatement at 90 percent for market rate projects and up to 15-year abatement for LIHTC projects. Page 101 of 207  BOARD BILL NUMBER 123 INTRODUCED BY ALDERMAN BROWNING 1 An ordinance approving a Redevelopment Plan dated September 23, 2025 (“Plan”) for the 4359 2 Lindell Blvd. Area ("Area") in the City of St. Louis (“City’) after finding that the Area is blighted 3 as defined in Section 99.320 of the Revised Statutes of Missouri, 2016, as amended, (the "Statute" 4 being Sections 99.300 to 99.715 inclusive), finding that there shall be available up to 10-year tax 5 abatement (10 years based on 90% of the assessed value of the incremental improvements) for 6 market rate projects or 15-year tax abatement for LIHTC projects (10 years based on 90% of the 7 assessed value of the incremental improvements, followed by 5 years based on 50% of the assessed 8 value of the incremental improvements); and pledging cooperation of the Board of Aldermen; and 9 pledging cooperation of the Board of Aldermen. 10 WHEREAS, the predominance of insanitary or unsafe conditions, deterioration of site 11 improvements, or the existence of conditions which endanger life or property by fire and other 12 causes, or any combination of such factors in the Area, retards the provision of housing 13 accommodations or constitutes an economic or social liability or a menace to the public health, 14 safety, or welfare in its present condition and use, said Area being more fully described in 15 Attachment "A"; and 16 WHEREAS, such conditions are beyond remedy and control solely by regulatory process 17 in the exercise of the police power and cannot be dealt with effectively by ordinary private 18 enterprise without the aids provided in the Statute; and 19 WHEREAS, there is a need for the Land Clearance for Redevelopment Authority of the 20 City of St. Louis (“LCRA”), a public body corporate and politic created under Missouri law, to 21 undertake the development of the above described Area as a land clearance project (“Project”) 22 under said Statute, pursuant to plans by or presented to the LCRA under Section 99.430.1 (4); and Page 102 of 207  1 WHEREAS, the LCRA has recommended such a plan to the Planning Commission of the 2 City of St. Louis (“Planning Commission”) and to this St. Louis Board of Aldermen ("Board"), 3 titled "Blighting Study and Plan for the 4359 Lindell Blvd. Area," dated September 23, 2025 4 consisting of a Title Page, Table of Contents Pages, and nine (9) numbered pages, and Exhibits A- 5 G attached hereto and incorporated herein as Attachment "B" ("Plan"); and 6 WHEREAS, under the provisions of the Statute it is required that this Board take such 7 actions as may be required to approve the Plan; and 8 WHEREAS, it is desirable and in the public interest that a public body, the LCRA, 9 undertake and administer the Plan in the Area; and 10 WHEREAS, the LCRA and the Planning Commission have made and presented to this 11 Board the studies and statements required to be made and submitted by Section 99.430 and this 12 Board has been fully apprised by the LCRA and the Planning Commission of the facts and is fully 13 aware of the conditions in the Area; and 14 WHEREAS, the Plan has been presented and recommended by LCRA to this Board for 15 review and approval; and 16 WHEREAS, a general plan has been prepared and is recognized and used as a guide for 17 the general development of the City and the Planning Commission has advised this Board that the 18 Plan conforms to said general plan; and 19 WHEREAS, this Board has duly considered the reports, recommendations and 20 certifications of the LCRA and the Planning Commission; and 21 WHEREAS, the Plan does prescribe land use and street and traffic patterns which may 22 require, among other things, the vacation of public rights-of-way, the establishment of new street 23 and sidewalk patterns or other public actions; and Page 2 of 10 Board Bill Number 123 Browning January 9, 2026 Page 103 of 207  1 WHEREAS, this Board is cognizant of the conditions which are imposed on the 2 undertaking and carrying out of the Project, including those relating to prohibitions against 3 discrimination because of race, color, familial status, national origin or ancestry, sex, marital status, 4 age, sexual orientation, gender identity or expression, religion or disability; and 5 WHEREAS, in accordance with the requirements of Section 99.430 of the Statute, this 6 Board advertised that a public hearing would be held by this Board on the Plan, and said hearing 7 was held at the time and place designated in said advertising and all those who were interested in 8 being heard were given a reasonable opportunity to express their views; and 9 WHEREAS, it is necessary that this Board take appropriate official action respecting the 10 approval of the Plan. 11 BE IT ORDAINED BY THE CITY OF ST. LOUIS AS FOLLOWS: 12 SECTION ONE. There exists within the City a blighted area, as defined by Section 99.320 of the 13 Revised Statutes of Missouri, 2016, as amended, (the "Statute" being Sections 99.300 to 99.715 14 inclusive, as amended) described in Attachment "A", attached hereto and incorporated herein, 15 known as the 4359 Lindell Blvd. Area. 16 SECTION TWO. The redevelopment of the above described Area, as provided by the 17 Statute, is necessary and in the public interest, and is in the interest of the public health, safety, 18 morals and general welfare of the people of the City. 19 SECTION THREE. The Area qualifies as a redevelopment area in need of 20 redevelopment under the provision of the Statute, and the Area is blighted as defined in Section 21 99.320 of the Statute. 22 SECTION FOUR. The Blighting Study and Plan for the Area, dated September 23, 2025, 23 having been duly reviewed and considered, is hereby approved and incorporated herein by Page 3 of 10 Board Bill Number 123 Browning January 9, 2026 Page 104 of 207  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 10 Board Bill Number 123 Browning January 9, 2026 Page 105 of 207  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; Page 5 of 10 Board Bill Number 123 Browning January 9, 2026 Page 106 of 207  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. Page 6 of 10 Board Bill Number 123 Browning January 9, 2026 Page 107 of 207  1 All unabated ad valorem real estate taxes and PILOTs shall be collected by the City Collector of 2 Revenue in the same manner as regular ad valorem real estate taxes. 3 The Redeveloper(s) may seek up to ten (10) year ad valorem real estate tax abatement (the “Tax 4 Abatement Period”) pursuant to Sections 99.700 – 99.715, RSMo, as amended, upon application as 5 provided therein. LCRA shall provide the Redeveloper(s) with a Certificate of Qualification of 6 Tax Abatement as provided in Section 99.700, RSMo, and any redevelopment agreement, and the 7 Redeveloper shall file such certificate with the City Assessor within thirty (30) days receipt thereof 8 as required by Section 99.705, RSMo. The City Assessor shall, promptly after receipt of the 9 certificate, provide a written certification of the current assessed value of the then-existing 10 applicable real property or portion thereof (the “Base Assessed Value”) to the Redeveloper(s). 11 During the Tax Abatement Period, and subject to continued compliance with the Plan and 12 any redevelopment agreement, the Redeveloper(s) (or subsequent owners of the applicable real 13 property or portion thereof) shall pay unabated ad valorem real estate taxes and make additional 14 payments in lieu of taxes (“PILOTs”) as follows: 15 During each year of the Tax Abatement Period, unabated ad valorem real estate taxes will be 16 imposed based on the then-current tax levy rates and the Base Assessed Value of the applicable 17 real property or portion thereof pursuant to Section 99.710, RSMo; and 18 During each year of the Tax Abatement Period, PILOTs shall equal: 19 In each of years one through ten of the Tax Abatement Period, an amount up to ten percent (10%) 20 of the difference between the ad valorem real estate taxes that would be due if there were no 21 abatement and the amount of taxes actually due (as described above); and 22 The tax abatement described above shall not apply to special assessments and shall not 23 serve to reduce or eliminate any other licenses or fees owing to the City or any other taxing Page 7 of 10 Board Bill Number 123 Browning January 9, 2026 Page 108 of 207  1 jurisdiction with respect to the applicable real property or portion thereof, except as expressly 2 described above. Pursuant to Section 99.715, RSMo, nothing in the Plan shall prevent the City 3 Assessor from increasing or decreasing the assessed value of the any real property or portion 4 thereof that is not subject to a Certificate of Qualification of Tax Abatement properly filed with the 5 City Assessor. 6 All unabated ad valorem real estate taxes and PILOTs shall be collected by the City Collector of 7 Revenue in the same manner as regular ad valorem real estate taxes. 8 For Low Income Housing Tax Credit Projects (LIHTC)- Redeveloper(s) may seek ten (10) year 9 real estate tax abatement pursuant to Sections 99.700 - 99.715, RSMo, as amended, upon 10 application as provided therein. Such real estate tax abatement shall not include taxes collected for 11 any Special Business District, Neighborhood Improvement District, Commercial Improvement 12 District, or any other similar local taxing district created in accordance with Missouri law, whether 13 now existing or later created. 14 In lieu of the tax abatement available pursuant to pursuant to Sections 99.700 – 99.715, 15 RSMo, as amended, any Redeveloper(s) may seek tax abatement pursuant to Chapter 353, RSMo, 16 as amended, upon compliance with the procedures set forth therein and in Chapter 11.06 of the 17 City Code, as amended. The terms of the tax abatement available to the applicable real property or 18 portion thereof will be set forth in a Redevelopment Agreement between the LCRA and the 19 Redeveloper. The Redevelopment Agreement shall provide that tax abatement shall begin in the 20 year during which an urban redevelopment corporation acquires title to the applicable real property 21 or portion thereof and continue no longer than fifteen (15) years thereafter (the “Chapter 353 Tax 22 Abatement Period”), provided, however, that: Page 8 of 10 Board Bill Number 123 Browning January 9, 2026 Page 109 of 207  1 PILOTs will be imposed to ensure that the total revenues payable to the affected taxing 2 jurisdictions from PILOTs and unabated ad valorem taxes (including those set forth in Section 3 353.110, RSMo) equals at least: 4 For years one through ten of the Chapter 353 Tax Abatement period, at least: 5 One hundred percent (100%) of the ad valorem taxes that would be imposed based on the then- 6 current tax levy rates and the assessed value of the land and improvements included in the 7 applicable real property or portion thereof in the year prior to the urban redevelopment 8 corporation’s acquisition thereof (subject to adjustment pursuant to Section 353.110.2, RSMo, if 9 the land was tax exempt prior to acquisition by the urban redevelopment corporation) (the “Base 10 Tax Value”); plus 11 ten percent (10%) of the difference between the ad valorem real estate taxes that would be due if 12 there were no tax abatement and Base Tax Value. 13 For years eleven through fifteen of the Chapter 353 Tax Abatement period, not to exceed fifty 14 percent (50%) of the ad valorem real estate taxes that would be due if there were no tax abatement. 15 Pursuant to Section 71.801, RSMo., all calculations of PILOTs and abated taxes shall exclude any 16 ad valorem real property tax imposed by a Special Business District. 17 All payments in lieu of taxes shall be a lien upon the real property and, when paid to the 18 Collector of Revenue of the City shall be distributed as all other property taxes. These partial tax 19 relief and payment in lieu of taxes provisions, during up to said fifteen (15) year period, shall inure 20 to the benefit of all successors in interest in the property of the urban redevelopment corporation, 21 so long as such successors shall continue to use such property as provided in this Plan and in any 22 Agreement with the LCRA. In no event shall such benefits extend beyond fifteen (15) years after 23 any urban redevelopment corporation shall have acquired title to the property. Page 9 of 10 Board Bill Number 123 Browning January 9, 2026 Page 110 of 207  1 SECTION FIFTEEN. Any proposed modification which will substantially change the 2 Plan must be approved by the St. Louis Board of Aldermen in the same manner as the Plan was 3 first approved. Modifications which will substantially change the Plan include, but are not 4 necessarily limited to, modifications on the use of eminent domain, to the length of tax abatement, 5 or to the boundaries of the Area. The Plan may be otherwise modified (e.g. development schedule) 6 by the LCRA in accordance with its July 24, 2018 policy governing time extensions as may be 7 amended. 8 SECTION SIXTEEN. The sections of this Ordinance shall be severable. In the event that 9 any section of this Ordinance is found by a court of competent jurisdiction to be invalid, the 10 remaining sections of this Ordinance are valid, unless the court finds the valid sections of the 11 Ordinance are so essential and inseparably connected with and dependent upon the void section 12 that it cannot be presumed that this Board would have enacted the valid sections without the void 13 ones, or unless the court finds that the valid sections standing alone are incomplete and are 14 incapable of being executed in accordance with the legislative intent. Page 10 of 10 Board Bill Number 123 Browning January 9, 2026 Page 111 of 207  BOARD BILL NUMBER 123 FISCAL NOTE Preparer’s Name _Zachary Wilson Phone Number or Email Address (will be available publicly) wilsonz@stlouis-mo.gov Bill Sponsors _ Alderman Browning Bill Synopsis: This Board Bill seeks to approve a Chapter 99 Redevelopment Plan and Blighting Study for the 4359 Lindell Blvd. Redevelopment Area. The proposed Bill does not allow for use of eminent domain within the area. This Board Bill will allow for up to a 10-year tax abatement at 90 percent for market rate projects and up to 15 year abatement for LIHTC projects. Type of Impact: None this year. Agencies Affected: None SECTION A Does this resolution authorize: • An expansion of services which entails additional costs beyond that approved in the current adopted city budget? ____Yes __X__No. • An undertaking of a new service for which no funding is provided in the current adopted city budget? ____Yes __X__No. • A commitment of city funding in the future under certain specified conditions? ____Yes __X__No. • An issuance of bonds, notes and lease-purchase agreements which may require additional funding beyond that approved in the current adopted city budget? ____Yes __X__No. • An execution or initiation of an activity as a result of federal or state mandates or requirements? ____Yes __X__No. • A capital improvement project that increases operating costs over the current adopted city budget? ____Yes __X__No. (01/2017) Page 112 of 207 • A capital improvement project that requires funding not approved in the current adopted city budget or that will require funding in future years? ____Yes __X__No. If the answer is yes to any of the above questions, then a fiscal note must be attached to the board bill. Complete Section B of the form below. SECTION B • Does the bill require the construction of any new physical facilities? ____Yes ____No. o If yes, describe the facilities and provide the estimated cost: ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ • Is the bill estimated to have a direct fiscal impact on any city department or office? ____Yes ____No. o If yes, explain the impact and the estimated cost: ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ • Does the bill create a program or administrative subdivision? ____Yes ____No. o If yes, then is there a similar existing program or administrative subdivision? ____Yes ____No. o If yes, explain the how the proposed programs or administrative subdivisions may overlap: ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ • Describe the annual operating, equipment, and maintenance costs that would result from the proposed bill, as well as any funding sources: ____________________________________________________________________ Complete the chart below to list the total estimated expenditures required of the City resulting from the proposed board bill and any estimated savings or additional revenue. Financial Estimate of Impact on General Fund 2 Page 113 of 207 Fiscal Impact Year 1 (current) Year 2 Year 3 Additional Expenditures NA NA NA Additional Revenue NA NA NA Net NA NA NA Financial Estimate of Impact on Special Funds Fiscal Impact Year 1 (current) Year 2 Year 3 Additional Expenditures NA NA NA Additional Revenue NA NA NA Net NA NA NA • Describe any assumptions used in preparing this fiscal note: NA- No expenditures will occur with this bill__________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ • List any sources of information (including any City officials, agencies, or departments) used in preparing this fiscal note: _____SLDC__________________________________________________________ ___ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ ____________________________________________________________________ • Have the financial estimates of this bill been verified by the City Budget Division? ____Yes ____No. X o If yes, by whom? _______________________________ . 3 Page 114 of 207 Page 115 of 207  BLIGHTING STUDY AND REDEVELOPMENT PLAN FOR THE 4359 Lindell Boulevard Redevelopment Area PROJECT # 2483 OCTOBER 28, 2025 LAND CLEARANCE FOR REDEVELOPMENT AUTHORITY OF THE CITY OF ST. LOUIS MAYOR CARA SPENCER Page 116 of 207  BLIGHTING STUDY AND REDEVELOPMENT PLAN FOR 4359 LINDELL BOULEVARD REDEVELOPMENT AREA A. EXISTING CONDITIONS OF BLIGHT ................................................................................... 1 1. DELINEATION OF BOUNDARIES............................................................................... 1 2. GENERAL CONDITIONS OF THE AREA ...................................................................... 1 3. PRESENT LAND USE OF THE AREA........................................................................... 1 4. PRESENT LAND USE AND DENSITY OF SURROUNDING PROPERTIES ........................ 1 5. CURRENT ZONING ................................................................................................... 1 6. FINDING OF BLIGHT ................................................................................................ 1 B. PROPOSED DEVELOPMENT AND REGULATIONS ............................................................... 2 1. REDEVELOPMENT OBJECTIVES ............................................................................... 2 2. PROPOSED LAND USE OF THE AREA ........................................................................ 2 3. PROPOSED ZONING ................................................................................................. 2 4. RELATIONSHIP TO LOCAL OBJECTIVES .................................................................... 2 5. PROPOSED EMPLOYMENT FOR THIS AREA .............................................................. 3 6. CIRCULATION.......................................................................................................... 3 7. BUILDING AND SITE REGULATIONS ......................................................................... 3 8. URBAN DESIGN ....................................................................................................... 3 9. PARKING REGULATIONS.......................................................................................... 4 10. SIGN REGULATIONS ................................................................................................ 4 11. BUILDING, CONDITIONAL USE, AND SIGN PERMITS.................................................. 4 12. PUBLIC IMPROVEMENTS ......................................................................................... 4 C. PROPOSED SCHEDULE OF REDEVELOPMENT ................................................................... 5 D. EXECUTION OF PROJECT .................................................................................................. 5 1. ADMINSTRATION AND FINANCING .......................................................................... 5 2. PROPERTY ACQUISITION ......................................................................................... 5 3. PROPERTY DISPOSITION ......................................................................................... 5 4. RELOCATION ASSISTANCE....................................................................................... 5 E. COOPERATION OF THE CITY............................................................................................. 6 F. TAX ABATEMENT............................................................................................................. 6 Page 117 of 207 G. COMPLIANCE WITH AFFIRMATIVE ACTION AND NONDISCRIMINATION LAWS AND REGULATIONS ................................................................................................................. 7 1. LAND USE ............................................................................................................... 7 2. CONSTRUCTION AND OPERATIONS ......................................................................... 7 3. LAWS AND REGULATIONS ....................................................................................... 7 4. ENFORCEMENT ....................................................................................................... 7 H. MODIFICATIONS OF THIS PLAN ........................................................................................ 8 I. DURATION OF REGULATION AND CONTROLS ................................................................... 8 J. EXHIBITS ......................................................................................................................... 8 K. SEVERABILITY ................................................................................................................. 8 Page 118 of 207 EXHIBITS "A" LEGAL DESCRIPTION "B" PROJECT AREA – SITE MAP "C" PROJECT AREA – EXISTING LAND USE “D” PROJECT AREA – PROPOSED LAND USE “E” PROJECT AREA – SLUP DESIGNATIONS “F” PROJECT AREA – EXISTING ZONING “G” PROJECT AREA – PROPOSED ZONING "H" EQUAL OPPORTUNITY AND NON- DISCRIMINATION GUIDELINES “I” BLIGHTING REPORT “J” SUSTAINABILITY REPORT Page 119 of 207 A. EXISTING CONDITIONS OF BLIGHT 1. DELINEATION OF BOUNDARIES The 4359 Lindell Boulevard Redevelopment Area (“Area”) is located in the Central West Neighborhood of the City of St. Louis (“City”). The Area is on the north side of Lindell Boulevard, approximately 450 feet west of North Newstead Avenue and 580 feet east of North Boyle Avenue. The property and legal description are described in Exhibit A. The boundaries of the Area are delineated in the Project Area – Site Map in Exhibit B. 2. GENERAL CONDITIONS OF THE AREA The Area consists of one vacant office building that is suffering from years of deferred maintenance and associated parking lot on a separate parcel. 3. PRESENT LAND USE OF THE AREA The Area is currently developed with a single commercial building that was previously occupied by the Engineers’ Club of St. Louis, a professional organization supporting engineers and allied professionals in the St. Louis metropolitan area that anticipates relocating. The parking lot is on a separate parcel from the building and is included in the Redevelopment Area. 4. PRESENT LAND USE AND DENSITY OF SURROUNDING PROPERTIES The properties surrounding the Area are developed primarily with commercial and institutional uses. The parcel adjoining the Area’s western boundary is occupied by the Rosati-Kain Academy; the parcel adjoining the Area to the east is occupied by the Thrive St. Louis Express Women’s Healthcare facility; north of the Area is an alley and several properties developed with residential uses along Maryland Avenue. The south side of the Lindell Boulevard right-of-way is developed with various commercial and residential uses. The Area is located within Census Tract 1191.02 and has a population density of 23.78 people per acre and an occupied housing unit density of 15 units per acre (2020 Census). 5. CURRENT ZONING The Area is currently zoned “E” – Multiple-Family Dwelling District pursuant to Zoning Code of the Revised Code of the City of St. Louis, which is incorporated into this Blighting Study and Redevelopment Plan (“Plan”) by reference. The existing zoning designations surrounding the Area are shown on the map in Exhibit F. 6. FINDING OF BLIGHT 1 Page 120 of 207  The single structure within the Area is vacant and is in poor condition resulting from deferred maintenance. There are numerous issues, including but not limited to, foundation and structural impairments; roof leaks requiring replacement of roof; damage to the building envelope; basement flooding and mold contamination; and environmental concerns stemming for a gasoline storage tank associated with a previous use. These issues are forcing the current occupant to seek relocation and may make rehabilitation of the existing structure cost prohibitive. The Area has been determined to be blighted within the meaning of §99.300 et seq. RSMo (the Land Clearance for Redevelopment Authority Law) and as defined in §353.020 of the Revised Statute (2016) as evidenced by the Blighting Report attached hereto, labeled Exhibit I and incorporated herein by this reference. B. PROPOSED DEVELOPMENT AND REGULATIONS 1. REDEVELOPMENT OBJECTIVES The primary objectives of this Plan are to eliminate blight within the Area and to facilitate the redevelopment of the Area. This Plan also serves to further the goals of the Strategic Land Use Plan of the St. Louis Comprehensive Plan (2025) and the City of St. Louis Sustainability Plan (2013). 2. PROPOSED LAND USE OF THE AREA In alignment with the goals and recommendations of the Strategic Land Use Plan of the St. Louis Comprehensive Plan (2025), the proposed land uses of the Area include, but are not limited to, multi-family housing, retail, research and development activities, and institutional uses. Redeveloper(s) designated by the Land Clearance for Redevelopment Authority of the City of St. Louis (“LCRA”) to redevelop property in the Area (hereafter referred to as “Redeveloper(s)”) shall be permitted to use the property within the Area for only the above proposed uses. The proposed uses for the Area are outlined in Exhibit D. 3. PROPOSED ZONING The zoning for the Area may remain “E” Multiple-Family Dwelling District or any other zoning district deemed appropriate pursuant to the Zoning Code of the Revised Ordinances of the City of St. Louis and as approved by the City of St. Louis Board of Aldermen. The proposed zoning for the Area is outline in Exhibit G. 4. RELATIONSHIP TO LOCAL OBJECTIVES The proposed land use, zoning, public facilities, and utility plans are appropriate and consistent with local objectives as defined by the Strategic Land Use Plan of the St. 2 Page 121 of 207  Louis Comprehensive Plan. Any specific proposal to the LCRA for redevelopment of the Area or any portion of the Area shall contain, among other requirements, adequate provisions for traffic, parking, safety from fire, light, air, and sound design and arrangement. 5. PROPOSED EMPLOYMENT FOR THIS AREA Any employment resulting from the redevelopment of the Area shall adhere to the requirements of the St. Louis Living Wage Law pursuant to the Revised Ordinances of the City of St. Louis. 6. CIRCULATION Any proposed change to the public rights-of-way in the Area shall be as approved by the Director of the City of St. Louis Street Department. Any vacation of rights-of-way are subject to approval of the City of St. Louis Board of Alderman by way of City ordinance. Site circulation shall be shown on a site plan and approved by the Zoning Section of the City of St. Louis Building Division. 7. BUILDING AND SITE REGULATIONS The Area shall be subject to all applicable federal, state, and local laws, ordinances, regulations, and codes, including but not limited to, the Building Code of the Revised Codes of the City of St. Louis, the Zoning Code of the Revised Codes of the City of St. Louis, and the rules, regulations, policies, and stipulations of the Planning and Urban Design Agency (“PDA”) of the City of St. Louis. The Redeveloper(s) shall redevelop the Area in accordance with this Plan and the Redevelopment Agreement (“Agreement”), if any, and shall maintain all structures, equipment, paved areas, and landscaped areas controlled by the Redeveloper(s) in good and safe order both inside and outside, structurally and otherwise. Failure to meet these requirements may results in the suspension of tax abatement and/or the payment of the value of the abated taxes to the City. Construction techniques, materials, fixtures and finishes, and any other item related to the rehabilitation or construction of structures within the Area shall be done in a manner that maximizes the energy efficiency of the structures and enhances the overall sustainability of the redevelopment. 8. URBAN DESIGN Urban Design Objectives The property in the Area shall be redeveloped such that it is an attractive asset to the surrounding neighborhood respective of its historic context. Demolition of the building is permitted as long as a building permit has been applied for and issued. If demolition does occur, every effort shall be made to preserve materials where appropriate for use in the construction of new structures within the Area or elsewhere. 3 Page 122 of 207  Urban Design Regulations Rehabilitation of the existing structure or new construction shall adhere to the guidelines of the Central West End Historic District Standards as approved by the Cultural Resources Office of the City of St. Louis. Landscaping and Sidewalk Maintenance A landscape plan signed and sealed by a landscape design professional registered in the State of Missouri and containing the names, number, and location of all trees, shrubs, forbs, and grasses shall be required prior to issuance of an occupancy permit. Any landscape plan shall adhere to the following requirements: • A minimum of 50% of all plantings shall be Missouri native plants. • No invasive, noxious, or nuisance plants, as defined by the Missouri Department of Conservation, shall be permitted. • Perimeter street trees shall be of a type from a list maintained by the City of St. Louis Forestry Division and be of a minimum caliper of 2-1/2 inches. • Street trees shall be planted in accordance with the street tree placement guidelines of the City of St. Louis Forestry Division. • Existing, healthy trees shall be retained wherever possible. Sidewalks shall be repaired or replaced, including any necessary upgrades to make existing sidewalks ADA compliant. 9. PARKING REGULATIONS Parking shall be provided in accordance with the applicable zoning and building code regulations of the Revised Code of the City of St. Louis, including rules, policies and requirements of PDA. 10. SIGN REGULATIONS All signs shall be as allowed in the Zoning Code of the Revised Code of the City of St. Louis. 11. BUILDING, CONDITIONAL USE, AND SIGN PERMITS No building permit, conditional use permit, or sign permit shall be issued by the City of St. Louis without the prior written recommendations of the LCRA. 12. PUBLIC IMPROVEMENTS No additional schools, parks, recreational and community facilities, or other public facility shall be required. Additional or repaired water, sewage, or other public utilities may be required. The cost of such utility improvements shall be borne by the Redeveloper. 4 Page 123 of 207  If funds are available to the LCRA, it may provide public improvements including, but not limited to, measures for the control of traffic, improvements to street lighting, street trees, and other improvements which may further the objectives of this Plan. C. PROPOSED SCHEDULE OF REDEVELOPMENT A building permit shall be submitted for approval within twelve (12) moths of the execution of the Redevelopment Agreement. Substantial completion of the redevelopment shall occur within twenty-four (24) months of the approval of the Plan by City of St. Louis Ordinance. The LCRA may alter the above schedule in accordance with its policy governing time extensions. D. EXECUTION OF PROJECT 1. ADMINSTRATION AND FINANCING The LCRA is empowered by Missouri law to administer redevelopment of all types pursuant to this Plan and can do so to the extent and in the manner prescribed by the Land Clearance for Redevelopment Authority Law. All costs associated with the redevelopment of the Area shall be borne by the Redeveloper(s). Implementation of this Plan may be financed by funds obtained from private and/or public sources, including, without limitation, revenue bonds, bank loans, and equity funds provided by the Redeveloper(s). 2. PROPERTY ACQUISITION The Project Area – Site Map, Exhibit B attached, identifies all the property located in the Area. The LCRA may not acquire any property in the Area by the exercise of eminent domain. 3. PROPERTY DISPOSITION If the LCRA acquires property in the Area, it may sell or lease the property to Redeveloper(s) who shall agree to redevelop such property in accordance with this Plan and the Agreement between such Redeveloper(s) and the LCRA. Any property acquired by the LCRA and sold to Redeveloper(s) will be sold at not less than its fair market value, taking into account and giving consideration to those factors enumerated in §99.450, RSMo, as amended, for uses in accordance with this plan. 4. RELOCATION ASSISTANCE All eligible occupants displaced as a result of the implementation of this Plan shall be given relocation assistance in accordance with all applicable federal, state, and local laws, ordinances, regulations, and policies. 5 Page 124 of 207 E. COOPERATION OF THE CITY The City and its Board of Aldermen, by enacting an ordinance approving this Plan, pledges its cooperation to enable the Project to be carried out in a timely manner and in accordance with this Plan. F. TAX ABATEMENT Abatement Available for Market Rate Redevelopment Redeveloper(s) may seek ten (10) year real estate tax abatement pursuant to §99.700-§99.715, RSMo, as amended, upon application as provided therein. Such real estate tax abatement shall not include taxes collected for any Special Business District, Neighborhood Improvement District, Commercial Improvement District, or any other similar local taxing district created in accordance with Missouri law, whether now existing or later created. Abatement Available for LIHTC Redevelopment In lieu of tax abatement available pursuant to §99.700-§99.715, RSMo, as amended, any Redeveloper(s) may seek tax abatement pursuant to Chapter 353, RSMo, as amended, upon compliance with the procedures set forth therein and in Chapter 11.06 of the Revised Ordinances of the City of St. Louis, as amended. The terms of the tax abatement available to the applicable real property or portion thereof will be set forth in a Redevelopment Agreement between the LCRA and the Redeveloper(s). The Redevelopment Agreement shall provide that tax abatement shall begin in the year during which an urban redevelopment corporation acquires title to the applicable real property or portion thereof and continue no longer than fifteen (15) years thereafter (the “Chapter 353 Tax Abatement Period”), provided, however, that: • Payments in lieu of taxes (PILOTs) will be imposed to ensure that the total revenues payable to the affected taxing jurisdictions from PILOTs and unabated ad valorem taxes (including those set forth in §353.110, RSMo) equals at least: o For years one (1) through ten (10) of the Chapter 353 Tax Abatement Period, at least:  One hundred percent (100%) of the ad valorem taxes that would be imposed based on the then-current tax levy rates and the assessed value of the land and improvements included in the applicable real property or portion thereof in the year prior to the urban redevelopment corporation’s acquisition thereof (subject to adjustment pursuant to §353.110.2, RSMo, if the land was tax exempt prior to acquisition by the urban redevelopment corporation) (the “Base Tax Value”); plus  At least ten percent (10%) of the difference between the ad valorem real estate taxes that would be due if there were no tax abatement and Base Tax Value. o For years eleven (11) through fifteen (15) of the Chapter 353 Tax Abatement period, the Redeveloper(s) shall pay ad valorem real property taxes based on the then-current tax levy and an assessed value determined using 50% of true value. • Pursuant to §71.801, RSMo, all calculations of PILOTs and abated taxes shall exclude any ad valorem real property tax imposed by a Special Business District All PILOTs shall be a lien upon the real property and, when paid to the Collector of Revenue of the City shall be distributed as all other property taxes. These partial tax relief and PILOT provisions, during up to said fifteen (15) year period, shall inure to the benefit of all successors 6 Page 125 of 207  in interest in the property of the urban redevelopment corporation, so long as such successors shall continue to use such property as provided in this Plan and in any Agreement with the LCRA. In no event shall such benefits extend beyond twenty (20) years after any urban redevelopment corporation shall have acquired title to the property. The tax abatement described above shall not apply to special assessments and shall not serve to reduce or eliminate any other licenses or fees owing to the City or any other taxing jurisdiction with respect to the applicable real property or portion thereof, except as expressly described above. Pursuant to §99.715, RSMo, nothing in the Plan shall prevent the City Assessor from increasing or decreasing the assessed value of the any real property or portion thereof that is not subject to a Certificate of Qualification of Tax Abatement properly filed with the City Assessor. All unabated ad valorem real estate taxes and PILOTs shall be collected by the City Collector of Revenue in the same manner as regular ad valorem real estate taxes. G. COMPLIANCE WITH AFFIRMATIVE ACTION AND NONDISCRIMINATION LAWS AND REGULATIONS 1. LAND USE A Redeveloper(s) shall not discriminate on the basis of race, color, familial status, national origin, sex, marital status, age, sexual orientation, gender identity or expression, religion, or disability in the lease, sale, or occupancy of the Area. 2. CONSTRUCTION AND OPERATIONS A Redeveloper(s) shall not discriminate on the basis of race, color, familial status, national origin, sex, marital status, age, sexual orientation, gender identity or expression, religion, or disability in the construction and operation of any Project in the Area and shall take such affirmative action as may be appropriate to afford opportunities to everyone in all activities of the Project, including enforcement, contracting, operating, and purchasing. 3. LAWS AND REGULATIONS Redevloper(s) shall comply with all applicable federal, state, and local laws, ordinances, executive orders, and regulations regarding nondiscrimination, affirmative action, workforce development, and prevailing wage compliance, including the City Guidelines for Minimum Utilization of Minority Enterprises, dated January 1, 1981, as may be amended, and the “Equal Opportunity and Nondiscrimination Guidelines” in Exhibit E, attached. 4. ENFORCEMENT All of the provisions of this Section G shall be incorporate in an Agreement between the LCRA and Redeveloper(s), which Agreement shall be recorded in the office of the Recorder of Deeds. The provision of G.1 and G.3 shall be covenants running with the land, without limitation as to time, and the provisions of G.2 shall be for the duration of this Plan and any extension thereof. 7 Page 126 of 207  All of the provisions of Section G shall be enforceable against the Redeveloper(s), its heirs, successors or assigns, by the LCRA, the City, any state having jurisdiction, or the United States of America. H. MODIFICATIONS OF THIS PLAN Any proposed modification which will substantially change this Plan shall be approved by the St. Louis Board of Aldermen in the same manner as this Plan was first approved. Modifications which will substantially change this Plan include, but are not limited to, modifications on the use of eminent domain, to the length of the tax abatement, or to the boundaries of the Area. This Plan may be otherwise modified by LCRA (e.g. urban design regulations, development schedule) in accordance with its July 24, 2018 policy governing time execution, as may be amended. I. DURATION OF REGULATION AND CONTROLS The regulation and controls set forth in this Plan shall be in full force and effect for twenty-five years commencing with the effective date of approval of this Plan by City ordinance, and for additional ten (10) year periods unless before the commencement of any such ten (10) year period the St. Louis Board of Aldermen shall terminate this Plan at the end of the term then in effect, except as provided in Section G.4 of this Plan. J. EXHIBITS All attached exhibits are hereby incorporated by reference into this Plan and made a part hereof. K. SEVERABILITY The elements of this Plan satisfy all requirements of state and local laws. Should any provisions of this Plan be held invalid by a final determination of a court of law, the remainder of the provisions hereof shall not be affected thereby and shall remain in full force and effect. 8 Page 127 of 207  EXHIBIT A LEGAL DESCRIPTION 1. 4359 Lindell Boulevard Parcel # 3908-9-320.000 C.B. 3908 LINDELL BL 200 FT X 213 FT 2 ¼ IN P LINDELLS 2 ADDN BLOCK 37 BOUNDED W-365 FT E of E NEWST 2. 4339 Lindell Boulevard Parcel #3908-9-3000.000 C.B. 3908 Lindell Blvd 100 FT X 213 FT 21/4 IN P LINDELLS 2ND ADDN BLOCK 37 BND N-ALLEY S-LINDELL W 565 FT NEWSTEAD Page 128 of 207  EXHIBIT B PROJECT AREA – SITE MAP Page 129 of 207  EXHIBIT C PROJECT AREA – EXISTING LAND USE Page 130 of 207  EXHIBIT D PROJECT AREA – PROPOSED LAND USE Page 131 of 207  EXHIBIT E PROJECT AREA – SLUP DESIGNATION Page 132 of 207  EXHIBIT F PROJECT AREA – EXISTING ZONING Page 133 of 207  EXHIBIT G PROJECT AREA – PROPOSED ZONING Page 134 of 207  EXHIBIT H EQUAL OPPORTUNITY AND NON- DISCRIMINATION GUIDELINES In any contract for work in connection with the redevelopment of any property in the Area, the Redeveloper(s) (which term shall include Redeveloper(s), any designees, successors and assigns thereof, any entity formed to implement the Project of which the Redeveloper(s) is affiliated), its contractors and subcontractors shall comply with all federal, state, and local laws, ordinances, or regulations governing equal opportunity and nondiscrimination (Laws). Moreover, the Redeveloper(s) shall contractually require its contractors and subcontractors, and the contractors and subcontractors of its commercial tenants, to comply with such laws. The Redeveloper(s) and its contractors will not contract or subcontract with any party known to have been found in violation of any such Laws, ordinances, regulations, or these guidelines. The Redeveloper(s) shall fully comply with Ordinance Nos. 64927, 70767, and 71094, as may be amended or supplemented, pertaining to minority-owned and women-owned business participation, workforce development, and prevailing wage compliance, to the extent the provisions of those ordinance apply to the Project. The Redeveloper(s) agree(s) for itself and its successors and assigns, that there shall be covenants to ensure that there shall be no discrimination on the part of the Redeveloper(s), its successors or assigns upon the basis of race, color, familial status, national origin or ancestry, sex, marital status, age, sexual orientation, gender identity or expression, religion, or disability in the sale, lease, rental, use or occupancy of any property, or any improvements erected or the be erected in the Area or any part thereof, and those covenants shall run with the land and shall be enforceable by the LCRA, the City, and the United States of America, as their interest may appear in the Project. The Redeveloper(s) of non-residential properties shall fully comply (and ensure compliance by “anchor tenants”) with the provisions of St. Louis City Ordinance #60275 (First Source Jobs Policy) which is codified in Chapter 3.90 of the Revised Ordinances of the City of St. Louis. Page 135 of 207  EXHIBIT I BLIGHTING REPORT As outlined below, the Area suffers from a multitude of physical and economic deficiencies including, unsanitary and unsafe conditions, deterioration or inadequate site improvements, and conditions which endanger life or property by fire or other causes. The Area is comprised of a single occupied commercial structure. As a result of these factors the property in the Area is an economic liability for the City, its residents, and the taxing districts that depend upon it as a source of revenue to provide necessary public services. The physical and economic condition of the property in the Area endangers the health, safety, and general welfare of the public. Therefore, the Area qualifies as a “Blighted Area” as defined in §99.320.3 and §353.020.2 of the Revised Statutes of the Missouri, as amended. The chart below and the subsequent photographs of site conditions of the Area serve as documentary evidence of the presence of blight within the Area. Considerations of Blight Yes No Does the Subject Area have insanitary or unsafe conditions? If yes, explain. X Continued groundwater seepage has led to the presence of mold. The brick and slate façades are showing signs of delamination. The sanitary pump needs to be replaced. The sump pumps have failed and need replacement. Does the Subject Area have deterioration of site conditions? If yes, explain. X There are existing environmental concerns due to the presence of a gasoline storage tank associated with a previous use. The parking lot is in poor condition and needs a mill and overlay or total replacement. Does the Subject Area have conditions which endanger life or property by fire or X other cause? If yes, explain. The presence of mold, water penetration of the building envelope, leaking roof, delaminating brick, and groundwater seepage into the basement. Does the Subject Area diminish the provision of housing accommodation in its X current condition? If yes, explain. Does the Subject Area constitute an economic liability? If yes, explain. X The conditions of the Subject Area are forcing the current occupant to seek relocation and are prohibitive of redevelopment. The impending vacancy of this property would be an economic liability for the City. Does the Subject Area constitute a social liability? If yes, explain. X The conditions of the Subject Area are forcing the current occupant to seek relocation and are prohibitive of redevelopment. The impending vacancy of this property would be a social liability for the City and the surrounding neighborhood. Is the Subject Area detrimental to public health, safety, and general welfare because of the dilapidation, deterioration, age, or obsolescence of its structures? X If yes, explain. Page 136 of 207  Many of the windows are inoperable. There are extensive foundational and structural problems including severely cracked foundation wall, cracking in exterior walls, and raised concrete slabs. The roof leaks and needs to be replaced. There is damage to exterior concrete overhangs as well as delamination in areas of the brick and slate façade. Is the Subject Area detrimental to public health, safety, and general welfare X because of a lack of air sanitation and/or open space? If yes, explain. Is the Subject Area detrimental to public health, safety, and general welfare X because of overcrowding of buildings or land? If yes, explain. Figure 1 – North façade of the building and parking lot conditions. Exhibit I - 2 Page 137 of 207 Figure 2 – Damage to exterior of building. Figure 3 – Parking lot conditions. Exhibit I - 3 Page 138 of 207  Figure 4 – East façade of the building and parking lot conditions. Figure 5 – South façade of the building looking north from Lindell Boulevard. Exhibit I - 4 Page 139 of 207 Figure 6 – Looking north from Lindell Boulevard towards the western boundary of the Area. Exhibit I - 5 Page 140 of 207  EXHIBIT J SUSTAINABILITY IMPACT STATEMENT One of the primary objectives of the City of St. Louis Sustainability Plan (2013) is to “use the City’s limited resources in efficient and innovative ways, and foster revitalization to promote a vibrant, attractive, prosperous and healthy community for present and future generations. To that end, it is the intention of the LCRA of the City of St. Louis to support economic development efforts that furthers the sustainability goals of the City. The following chart represents the ways in which the objectives of this Redevelopment Plan align with selected Functional Categories and Objective of the City of St. Louis Sustainability Plan. DOES NOT NOT I. URBAN CHARACTER, VITALITY AND ECOLOGY MEETS MEET APPLICABLE Objective A: Support Designated Districts that Focus on Job Creation and Economic Prosperity Reinforce the City’s Central Corridor as the dynamic A1 X heart of the region. Develop designated areas via incentives for green A3 X and technical industries. Increase riverfront development and provide safe A4 X public access and associated recreational activity. Provide development incentives to encourage A5 X transit-oriented development. Objective B: Develop Healthy, Compact, Transit Served Smart Neighborhoods Prioritize infill development to develop thriving B1 compact communities/vibrant mixed-use main X streets. Update local street design standards and implement B2 X the Complete Streets Ordinance. Create Citywide and multiple neighborhood-scale B3 X mobility plans. Discourage development that reduces transit, bike, B4 X and pedestrian activity. Objective C: Strengthen Use, Access, and Programming of Civic Amenities, Public Spaces, and Streets Design public spaces and neighborhood streets as C1 X gathering spaces for people. C5 Maintain public spaces and neighborhood streets. X Objective D: Support and Increase the City’s Greenspace, Including its Existing Park System and Urban Tree Canopy D7 Expand the City’s urban tree canopy. X Objective E: Promote Urban Conservation and Revitalization of the City’s Unique Biodiversity and Natural Resources Celebrate and increase activity along the Mississippi E1 X Riverfront. Remove/change infrastructure to improve riverfront E2 X access. Page 141 of 207 Objective F: Preserve the City’s Historically and Architecturally Significant Districts, Buildings, Landmarks, and Landscapes Preserve and reuse buildings as a means of achieving F1 X sustainability. Continue to integrate preservation into the planning F2 X and building approval process. Protect historic residential and commercial F4 properties vulnerable to foreclosure, tax forfeiture, X or demolition. Promote the redevelopment of historic homes and F5 X commercial properties. Objective G: Increase Access to Affordable Housing in Neighborhoods with Access to Transit and Amenities Develop affordable housing in concert with long- G1 X range transit and economic development planning. Encourage mixed income/use affordable housing in G2 X high amenity neighborhoods. Integrate low-income housing into market-rate and G4 X mixed-use developments. Experiment with new ways to raise funds and create G6 partnerships to build sustainable and affordable X housing. Offer housing that is energy efficient and G8 X environmentally sustainable. Objective H: Encourage Creative, Smart, and Sustainable Uses for Under-Utilized Land and Buildings Continue to remove site contamination and promote H4 X brownfields redevelopment. Objective I: Build a Vibrant, Community-Based Urban Agriculture Industry Ensure urban agriculture is a profitable, viable I4 X enterprise. Objective J: Facilitate Place-Based, Integrated Sustainability Planning Preserve neighborhood residential areas, and J4 commercial and mixed uses on corners and major X urban corridors. Increase the effectiveness of major commercial J5 X corridors. Develop codes for transit-oriented development J6 X districts. DOES NOT NOT II. ARTS, CULTURE AND INNOVATION MEETS MEET APPLICABLE Objective A: Utilize the Arts, Culture, Design, Creative, and Innovation Industries for Economic and Community Development Encourage the development of affordable artist A4 X housing, studios and venues. Diversify the City’s range of arts, creative, and A5 X innovation industries. Objective C: Develop Multi-Use, Transit Accessible Arts and Cultural Districts Facilitate development of arts, culture, and C2 X innovation TODs. Exhibit J - 2 Page 142 of 207  Target developing arts and cultural districts for C5 X streetscape and public space improvements. Objective E: Encourage Public Art and Design that Builds Vibrancy and Identity Use distinctive public art, architecture, landscape, E1 and streetscape to build City and neighborhood X identity. Objective F: Promote and Develop Arts, Cultural, and Innovation Facilities, Resources, and Events Revitalize existing, and develop new, arts and F1 X cultural facilities. DOES NOT NOT III. EMPOWERMENT, DIVERSITY AND EQUITY MEETS MEET APPLICABLE Objective E: Reduce Homelessness, and Support Low Income Families and the Unemployed Expand the capacity to create additional affordable E4 X housing units. Create pathways for qualified low-income families to E5 X become homeowners. Objective F: Ensure Equal Access to Amenities, Business Opportunities, Transportation, and Safe and Healthy Neighborhoods F1 Address blighting and environmental health hazards. X Ensure the application of universal design and F6 X accessibility codes. DOES NOT NOT IV. HEALTH, WELL-BEING, AND SAFETY MEETS MEET APPLICABLE Objective A: Advance Positive Behavior, Nonviolent Conflict Resolution, and Crime Prevention Plan and design buildings, spaces, and environments A5 X for safety. Objective B: Reduce Toxins in the Environment Reduce exposures of lead-based paint poisoning and B5 X remediate lead-based paint hazards. Objective C: Increase Access to Healthy, Local Food, and Nutritional Information Eliminate food deserts and improve access to fresh C1 X produce. C3 Support urban agriculture opportunities in the City. X Objective D: Encourage Physical Activity, Fitness, and Recreation D4 Design buildings to encourage physical activity. X V. INFRASTRUCTURE, FACILITIES AND DOES NOT NOT MEETS TRANSPORTATION MEET APPLICABLE Objective A: Facilitate Affordable, Efficient, Convenient, Accessible Safe, and Healthy Transport of People and Goods A1 Advance the City of St. Louis as a transportation hub. X A2 Encourage transit-oriented development. X Objective E: Manage Stormwater and Wastewater to Protect and Enhance Property and Natural Space Use pilot projects to explore ways to achieve net zero E3 X stormwater discharge. Objective G: Advance Health and Resource Efficiency in Buildings Exhibit J - 3 Page 143 of 207  Strive for the highest levels of energy efficiency and G2 maximize the deployment of clean energy solutions X in buildings. Ensure building and site development integrates G3 X with natural site ecology. Advance the use of high efficiency building related G4 X water systems and technologies. Encourage re-use of materials and divert waste from G5 X landfills. Provide healthy interior environments in G6 X commercial and public buildings. DOES NOT NOT VI. PROSPERITY, OPPORTUNITY AND EMPLOYMENT MEETS MEET APPLICABLE Objective B: Market the City’s Assets and Special Competencies Increase the inventory and availability of business B1 and industrial real estate through environmental X cleanup and land assembly. Encourage small scale redevelopment with economic B2 X incentives. Leverage the Mississippi River as an inexpensive B4 transportation, drinking water, and recreation X resource. Objective C: Nurture Innovation in Business, Government, and Philanthropy Focus on small and local businesses as a key part of C3 X the City economy. Reuse existing buildings for inexpensive incubation C4 X of entrepreneurial ideas. Objective D: Maximize Economic Productivity by Enhancing Neighborhood Quality of Life Pursue transit-oriented development at MetroLink D1 stations and major bus nodes to encourage more X walking and fewer carbon emissions. Market and encourage living within the City of St. D5 X Louis for recent college graduates. Objective E: Redevelop Real Estate Using Sustainability Practices Promote flexible development approaches by E3 X developers, landowners, and business firms. Direct new commercial and mixed-use development to designated corridors and districts that E4 X demonstrate appropriate market support and localized leadership. Objective G: Strategically Invest in Forward-Thinking Ideas G3 Foster innovation. X Exhibit J - 4 Page 144 of 207 REDEVELOPMENT AREA REPORT 4359 Lindell Boulevard (Engineers’ Club of St. Louis) Page 145 of 207 REDEVELOPMENT AREA REPORT TABLE OF CONTENTS Area Summary Incentive Information Tax Abatement Process Overview Recommendation Letters of Support SLDC Contact Southern façade view from Lindell ROW Page 146 of 207 REDEVELOPMENT AREA SUMMARY 4359 Lindell Blvd. Ward 9 1.47 acres 2 parcels Former Engineers’ Club of St. Louis The Redevelopment Area is the former headquarters of the Engineers’ Club of St. Louis. The area is still owned by the Engineer’s Club but now sits vacant. The site consists of two parcels developed with a commercial building in the Central West End neighborhood and associated parking. The existing structure is in poor condition due to the accumulation of deferred maintenance. The structure suffers from foundation and structural impairments, roof leaks, damage to the building envelope, basement flooding and mold contamination. The objective of the Redevelopment Plan is to encourage redevelopment of the area. To that end, SLDC will be issuing a request for proposals to redevelop the Area. Rear/North façade and parking lot conditions 1 Page 147 of 207 INCENTIVE INFORMATION SLDC is required to include a complete list of all previous tax incentives awarded to the applicant by the City and all previous tax incentives awarded to past developers for projects located on the same parcel. Parcel – Incentives Received The building was developed in 1959 by the Engineers’ Club of St. Louis, a nonprofit, and has been tax-exempt since its construction. Eastern façade and uncontrolled vegetation 1 Page 148 of 207  TAX ABATEMENT PROCESS OVERVIEW The Redevelopment Area was presented to the LCRA board on September 23, 2025, and the Redevelopment Plan and Blighting Study were approved as Resolution 25- LCRA-10950. An amended resolution was presented and approved on October 28, 2025 as Resolution 25-LCRA-10955, in order to include the parking lot in the Redevelopment Area. The Redevelopment Plan and Blighting Study will be submitted to the Board of Aldermen with an associated board bill. If the Board Bill is approved, tax abatement for the area included in the plan is authorized, but there are several more steps remaining before tax abatement is activated. The LCRA must advertise for developers for the area, and a redeveloper then must submit a proposal to redevelop all or a portion of the area. SLDC staff will use the community benefits scorecard and financial analysis to recommend the finalized abatement term to the LCRA board. The LCRA board must then designate a developer for the area and authorize entering into a redevelopment agreement with that redeveloper. During construction/rehab, the redeveloper will have to follow all MWBE, workforce, prevailing wage guidelines and obligations within the redevelopment agreement. These requirements are monitored by the MWBE office at SLDC. Once construction is completed to the standards that were proposed in the redevelopment agreement and the MWBE department has notified the Incentive department the developer has met the requirements, the department notifies the assessor to activate the abatement. Board of Designate MWBE Abatement Application LCRA Board Aldermen Developer Compliance Activation 3 Page 149 of 207 RECOMMENDATION SLDC STAFF Based on the proposed real estate program and community benefits, SLDC staff is recommending ten to fifteen years of abatement of new incremental property taxes generated as a result of the project. The redevelopment plan allows for a ten-year abatement for a potential market-rate redevelopment and a fifteen-year abatement for a potential Low-Income Housing Tax Credits (LIHTC) redevelopment. This is the maximum abatement recommended by staff; the Board of Aldermen may approve a lesser amount. Year 1 – 10 Year 1 – 10 (LIHTC projects) 90% abatement 50% abatement LCRA/PIEA/EEZ The LCRA board approved the Redevelopment Plan and Blighting Study for the 4359 Lindell Blvd. Area on September 23, 2025. An amended resolution was presented and approved on October 28, 2025 as Resolution 25-LCRA-10955 in order to include the parking lot in the redevelopment area. Year 1 – 10 Year 1 – 10 (LIHTC projects) 90% abatement 50% abatement 5 Page 150 of 207 SLDC CONTACT SLDC Staff Preparer’s Name: Zachary Wilson Phone Number: 314-657-3773 Email Address: wilsonz@stlouis-mo.gov 10 Page 151 of 207 BB123 - Engineers Club (4359 Lindell) Page 152 of 207 History ● Built in 1959 ● Served as a home for the Engineer’s Club of St. Louis, a nonprofit social club. ● Has sat vacant for over a decade ● Currently pays 0 property taxes under nonprofit status Page 153 of 207 Concerns ● Roof is leaking ● Foundation is cracking and leads to basement leaks. ● Sump pumps need replacement. ● Walls have mold in need of remediation ● Exterior brick and slate facade in need of repair ● Old gasoline storage tank buried underground presents environmental concerns Page 154 of 207 Proposal Timelines ● 2019 - Club members vote to sell the property ● 2020 - Contract with Greystar for $5.76 million ● 2021 - Contract terminated. New contract with Lux Living ● 2022 - Lux Living’s plan is approved by Preservation Board ● 2023 - Lux Living’s contract terminated ● 2024 - DMG offers $3.75 mil with Lux Living’s plan 2024 - Contract with Bob Dunn for $3.25mil non-profit club ● Feb 2025 - Bob Dunn contract terminated after $2.5m offer ● October 2025 - LCRA approves Redevelopment Plan Page 155 of 207 SLDC/LCRA Recommendations ● 90% abatement on property taxes for 10 years ● An additional 5 years of abatement at 50% for affordable housing (LIHTC) projects Page 156 of 207 Page 157 of 207 Summary Board Bill Number 129 Introduced by: Alderman Matt Devoti January 23, 2026 An Ordinance recommended by the Planning Commission establishing and creating a Planned Unit Development District for City Block 4022 to be known as the "La Collina Square Planned Unit Development District" and containing a Severability Clause and an Emergency Clause. Page 158 of 207  BOARD BILL NUMBER 129 INTRODUCED BY ALDERMAN MATT DEVOTI 1 An ordinance establishing and creating a Planned Unit Development District for 5701 Wilson 2 Ave in City Block 4022 to be known as the “La Collina Square Planned Unit Development 3 District” and containing a severability clause. 4 WHEREAS, the zoning ordinance of the City of St. Louis authorizes the establishment and 5 creation of Planned Unit Development Districts (PUD’s), a special zoning "overlay" tool 6 authorizing the appropriate development of residential or commercial uses, or the combination 7 thereof, in the best interests of the City and to provide for a scale and flexibility of development 8 which could not otherwise be achieved through the existing single-use zoning districts, without 9 detriment to neighboring properties; and 10 WHEREAS, at the November 12, 2025 meeting of the City of St. Louis Planning Commission, 11 a Sketch Plan submitted as a request for Planned Unit Development District designation by 12 Wilson Avenue Properties, LLC for property owned by Wilson Avenue Properties, LLC in City 13 Block 4022 (as shown in Exhibit “A” and listed in Exhibit “B”) was presented; and 14 WHEREAS, the Planning Commission has reviewed said Sketch Plan and determined 15 compatibility with the City’s Strategic Land Use Plan and other applicable zoning and 16 redevelopment regulations established for the proposed Planned Unit Development District with 17 three conditions, provided the subsequent Development Plan includes documentation as to the 18 details of the development; and 19 WHEREAS, the Planning Commission made all requisite findings as required by 20 26.80.050 of the Revised Code of the City of St. Louis and approved and adopted said Sketch 21 Plan, with conditions, by Resolution No. PDA-016-25-PUD on November 12, 2025 and has 22 provided a copy of the resolution to the Board of Aldermen; 23 BE IT ORDAINED BY THE CITY OF ST. LOUIS, AS FOLLOWS: Page 1 of 4 Board Bill Number 129 Devoti January 23, 2026 Page 159 of 207 1 SECTION ONE. Findings of Fact. 2 The Board of Aldermen of the City of St. Louis hereby finds and determines that: (i) the La 3 Collina Square Planned Unit Development District, as submitted by Wilson Avenue Properties, 4 LLC and recommended by the City of St. Louis Planning Commission with three conditions, 5 encourages appropriate development; (ii) the La Collina Square Sketch Plan approved 6 by the Planning Commission on November 12, 2025 is in the best interest of the City of St. 7 Louis; (iii) the La Collina Square Sketch Plan recommended by the Planning Commission 8 accomplishes the purposes set forth in 26.80.050.A of the Revised Code of the City of St. Louis; 9 and (iv) the La Collina Square Sketch Plan recommended by the Planning Commission 10 meets the conditions set forth in 26.80.050.E of the Revised Code of the City of St. Louis. 11 SECTION TWO. Requirements Regarding Development Plan. 12 A. The Sketch Plan is the first step in the approval of a project seeking to be developed within 13 and in accordance with the rules pertaining to a Planned Unit Development District. At a 14 later time, the Developer submits for review by the Planning Commission a Development 15 Plan for a portion of, or all, of the area included in the Planned Unit Development District. 16 This Development Plan is compared for conformity with the approved Sketch Plan by the 17 Planning Commission. 18 B. In addressing the requirements set forth in 26.80.050.H of the Revised Code of the City of St. 19 Louis pertaining to Development Plan Standards, the submittal of the Development Plan for the 20 La Collina Square Planned Unit Development District shall be developed and shall include 21 documentation showing alignment with the approved Sketch Plan and the three conditions 22 approved by the Planning Commission. 23 C. The Planning Commission included three conditions as part of its approval: that the final Page 2 of 4 Board Bill Number 129 Devoti January 23, 2026 Page 160 of 207 1 designs submitted in the Development Plan include: (i) a tree lawn between a constructed 2 sidewalk and the roadway, Wilson Avenue, to extend from the eastern extent of the property 3 frontage to the western extent of the property; (ii) a clear plan for consistent accessibility from all 4 units to amenities on site and the right of way; and (iii) screening and landscaping at the eastern 5 edge of property, between the site and residential dwellings to the east. 6 SECTION THREE. Establishment and Creation of La Collina Square Planned Unit 7 District. 8 The La Collina Square Planned Unit Development District (PUD), as proposed in the 9 La Collina Square Sketch Plan (attached hereto as Exhibit “B”), is hereby approved 10 and adopted as recommended by the Planning Commission. There is hereby created a Planned 11 Unit Development District, containing approximately 4 acres, to be known as the La Collina 12 Square Planned Unit Development District, for the real property described below: 13 A tract of land being Lots 29, 30, 31, 32, 33 and part of Lots 27 and 28 in Block 2 of Cheltenham 14 and Lots 21, 22, 23 and part of Lot 20 of Wible's Eastern Addition to Cheltenham, together with 15 the Western 36 feet of former January Avenue vacated under the provisions of Ordinance No. 16 52058, and in Blocks 4022 and 4023 of the City of St. Louis, more particularly described as 17 follows: Beginning at a point in the north right-of-way line of Wilson Avenue, 40 feet wide, at 18 its intersection with a line 36 feet east of and parallel to the west line of former January Avenue, 19 60 feet wide, as vacated under the provisions of Ordinance No. 52058; thence along said right 20 of-way line, North 82 degrees 57 minutes 15 seconds West, 355.20 feet; thence North 08 degrees 21 15 minutes 30 seconds East, 472.56 feet to a found iron pipe located on the southerly right- 22 of-way line of Interstate Highway 1-44, variable width; thence along said right-of-way line the 23 following courses and distances: North 87 degrees 03 minutes 45 seconds East, 25.59 feet to a Page 3 of 4 Board Bill Number 129 Devoti January 23, 2026 Page 161 of 207 1 found iron pipe, being 476.99 feet north of above said Wilson Avenue right-of-way line; South 2 87 degrees 53 minutes 03 seconds East, 295.71 feet, to a found iron pipe being 502.42 feet north 3 of said Wilson Avenue right-of-way line and North 74 degrees 42 minutes 01 seconds East, 4 39.27 feet to its intersection with a line being 36 feet east of and parallel to the west line of above 5 said former January Avenue; thence South 08 degrees 15 minutes 30 seconds West, 517.36 feet 6 to the POINT OF BEGINNING. Containing 174,257 square feet or 4.000 acres, more or less. 7 SECTION FOUR. Severability Clause. 8 The provisions of this ordinance shall be severable. In the event that any provision of this 9 ordinance is found by a court of competent jurisdiction to be unconstitutional, the remaining 10 provisions of this ordinance are valid unless the court finds the valid provisions of this ordinance 11 are so essentially and inseparably connected with, and so dependent upon, the void provision that 12 it cannot be presumed that the Board of Aldermen would have enacted the valid provisions 13 without the void ones or unless the Court finds that the valid provisions, standing alone, are 14 incomplete and incapable of being executed in accordance with the legislative intent. 15 SECTION FIVE. Emergency Clause. 16 This being an ordinance for the preservation of public peace, health, and safety, it is hereby 17 declared to be an emergency measure within the meaning of Sections 19 and 20 of Article IV of 18 the Charter of the City of St. Louis and therefore shall become effective immediately upon its 19 passage and approval by the Mayor. Page 4 of 4 Board Bill Number 129 Devoti January 23, 2026 Page 162 of 207 Board Bill Number 129 Exhibit A Page 163 of 207 Board Bill Number 129 Exhibit B EXHIBIT B LA COLLINA SQUARE PUD SKETCH PLAN Planned Unit Development District Sketch Plan La Collina Square Planned Unit Development District (PUD) City Block 4022 File No. PDA-016-25-PUD Nov 12, 2025 Meeting At its Nov 12, 2025 meeting, the Planning Commission recommended approval to the Board of Alderman regarding the La Collina Square PUD Sketch Plan, with three conditions, with the following votes: Ayes – 9, Noes – 2, Abstain – 0. Page 164 of 207 Board Bill Number 129 Exhibit B Page 165 of 207 Board Bill Number 129 Exhibit B Page 166 of 207 Board Bill Number 129 Exhibit B Page 167 of 207 Board Bill Number 129 Exhibit B Page 168 of 207 Board Bill Number 129 Exhibit B Page 169 of 207 Board Bill Number 129 Exhibit B Page 170 of 207 Board Bill Number 129 Exhibit B Page 171 of 207 Board Bill 129 - La Collina Square Planned Unit Development District PDA-016-25-PUD—5701 Wilson Ave PUD (CB 4022) Page 172 of 207 Planned Unit Development District Less common zoning tool - operates like a rezoning, with new entitlements for the parcel(s) The purpose of a PUD: - provide flexibility of development that may not be achieved through the existing zoning code - encourage site consolidation and planned mixed-use development, - allow for changes that may occur in building technology and market demand - provide for the development of property while protecting site conditions that may prevent or be damaged by attempting to meet existing zoning regulations. PDA-016-25-PUD Page 173 of 207 Planned Unit Development District (example) File No. PDA-013-21-PUD PDA-016-25-PUD Page 174 of 207 Planned Unit Development District (example) PDA-016-25-PUD Page 175 of 207 Planned Unit Development District Process Three Step Process Development Plan - Board Bill – approved Planning Sketch Plan - ordinance creates Commission review Planning Commission the PUD for compliance with Review Sketch Plan Apply for building permits, no additional zoning review PDA-016-25-PUD Page 176 of 207 Site Context 5701 Wilson Ave, City Block 4022 1 vacant parcel in the Hill Neighborhood ~4 acres in total Wilson Ave to the south, I-44 to the north, Public Storage to the west, homes along Wilson Ave and Berra Ct to the east. Wilson Ave Properties, LLC (McBride Homes) PDA-016-25-PUD Page 177 of 207 Site Context I-44 ra Ct Ber ton mp Ha 5701 Ave Wilson A ve Wilson Av e Sublette Ave Ave Januare PDA-016-25-PUD Page 178 of 207 “La Collina Square” PUD Sketch Plan Application The petitioner is proposing to construct 78 single-family attached townhomes, occupying twenty (20) buildings, arranged around a roughly U-shaped parking lot The site will include 127 surface parking spaces and open space amenities including a small dog park One of the residential buildings will face Wilson Ave, matching housing across the street The eastern entrance to the development will meet the intersection at Wilson Ave and January Ave PDA-016-25-PUD Page 179 of 207 Reviewing the Sketch Plan Chapter 26.80.050 of the Zoning Code outlines the process for reviewing PUD applications, including the sketch plan Three conditions with which the application must comply: 1. That the values of buildings and the character of the property adjacent to the area included in said plan will not be adversely affected; 2. That the proposed development is consistent with the intent purposes of the Zoning Code to promote public health, safety, morals and general welfare; and 3. That the proposed development plan is consistent with any previously approved development plan that may affect the site and with the City's comprehensive plan. PDA-016-25-PUD Page 180 of 207 Current Zoning K - Unrestricted District Very permissive district, but residential uses are explicitly prohibited ● “no building shall be hereafter erected, nor shall any existing building be converted, reconstructed, or structurally altered for dwelling purposes.” Immediately adjacent to occupied housing in the B - Two-Family Dwelling District Some type of zoning action would be necessary to permit housing PDA-016-25-PUD Page 181 of 207 Strategic Land Use Plan Higher-Intensity Neighborhood “primarily residential and will have buildings with a maximum height of 5 to 8 stories. These areas might be very dense, with many units per building. Parking would be discouraged in front of or to the side of buildings. These areas will be very walkable, located in places where there is or will be access to transit and amenities.” (p. 78) Many types out housing, parking is discourages in front or to the side Why Higher-Intensity? - community input, access to interstate and transit lines, size of the parcel PDA-016-25-PUD Page 182 of 207 Strategic Land Use Plan Underlying use and scale of density are aligned with the designation May encourage other properties to transition to residential or a friendlier mix of uses Would be dramatically better aligned with the designation than the currently allowed uses in the K district - big win! Other broad goals of the SLUP: - housing options that meet the diverse needs of the community - reactivating vacant parcels in a way that can support, retain, and attract residents PDA-016-25-PUD Page 183 of 207 Planning Commission Action ● Planning Commission approved the sketch plan by a vote of 9 ayes to 2 nays ● Extended discussion on site design, parking, wayfinding, water management, traffic ● Commissioners added three (3) conditions to the PUD, which must appear in the development plan heard at the PC at a later date (i) construct a sidewalk along Wilson Ave (ii) plan for consistent accessibility from all units to amenities on site and the right of way (iii) screening/landscaping between the site and residences to the east ● Conditions are iterated in the Board Bill PDA-016-25-PUD Page 184 of 207 Reviewing the Sketch Plan PDA-016-25-PUD Page 185 of 207 PDA-016-25-PUD Page 186 of 207 PDA-016-25-PUD Page 187 of 207 PDA-016-25-PUD Page 188 of 207 PDA-016-25-PUD Page 189 of 207 PDA-016-25-PUD Page 190 of 207 PDA-016-25-PUD Page 191 of 207 PDA-016-25-PUD Page 192 of 207 PDA-016-25-PUD Page 193 of 207 PDA-016-25-PUD Page 194 of 207 PDA-016-25-PUD Page 195 of 207 PDA-016-25-PUD Page 196 of 207 PDA-016-25-PUD Page 197 of 207 PDA-016-25-PUD Page 198 of 207 PDA-016-25-PUD Page 199 of 207 PDA-016-25-PUD Page 200 of 207 PDA-016-25-PUD Page 201 of 207 PDA-016-25-PUD Page 202 of 207 PDA-016-25-PUD Page 203 of 207 PDA-016-25-PUD Page 204 of 207 PDA-016-25-PUD Page 205 of 207 PDA-016-25-PUD Page 206 of 207 Questions & Discussion PDA-016-25-PUD Page 207 of 207