City of Pagedale, MO
St. Louis County
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Table of Contents
Table of Contents
[Ord. No. 1380 §1, 9-24-2007]
When used in this Article, the following words shall have the meaning indicated herein:
ACT
The Real Property Tax Increment Allocation Redevelopment Act, Sections 99.800 through 99.865, RSMo., as amended.
BLIGHTED AREA
An area which, by reason of the predominance of defective or inadequate street layout, unsanitary or unsafe conditions, deterioration of site improvements, improper subdivision or obsolete platting or the existence of conditions which endanger life or property by fire and other causes or any combination of such factors, retards the provision of housing accommodations or constitutes an economic or social liability or a menace to the public health, safety, morals or welfare in its present condition and use. Each blighted area designation shall conform to the requirements of Section 99.805(1) of the Act.
BOARD
The Board of Alderpersons of the City.
CITY
The Mayor and Board Members of the City of Pagedale, Missouri, acting in their official capacity.
CONSERVATION AREA
Any improved area within the boundaries of a redevelopment area located within the territorial limits of the City in which fifty percent (50%) or more of the structures in the area have an age of thirty-five (35) years or more. Such an area is not yet a blighted area, but is detrimental to the public health, safety, morals or welfare and may become a blighted area because of any one (1) or more of the following factors: dilapidation; obsolescence; deterioration; illegal use of individual structures; presence of structures below minimum code standards; abandonment; excessive vacancies; overcrowding of structures and community facilities; lack of ventilation, light or sanitary facilities; inadequate utilities; excessive land coverage; deleterious land use or layout; depreciation of physical maintenance; and lack of community planning. A conservation area shall meet at least three (3) of the factors provided in this subdivision for projects to be approved. Each conservation area designation shall conform to the requirements of Section 99.805(3) of the Act.
ECONOMIC DEVELOPMENT AREA
Any area or portion of an area located within the territorial limits of the City, which does not meet the requirements of a blighted or conservation area and in which the Board finds that redevelopment will not be solely used for development of commercial businesses which unfairly compete in the local economy and is in the public interest because it will:
1. 
Discourage commerce, industry or manufacturing from moving their operations to another State; or
2. 
Result in increased employment in the City; or
3. 
Result in preservation or enhancement of the tax base of the City.
Each economic development area shall conform to the requirements of Section 99.805(5) of the Act.
REDEVELOPMENT AREA
An area designated by the City in respect to which the City, upon recommendation of its TIF Commission, has made a finding that there exist conditions which caused the area to be classified as a blighted area, a conservation area, an economic development area or a combination thereof.
REDEVELOPMENT PLAN
The comprehensive plan for redevelopment of an area intended by the payment of redevelopment costs to reduce or eliminate those conditions, the existence of which qualified the redevelopment area as a blighted area, a conservation area, an economic development area or a combination thereof and thereby enhance the tax base of the taxing districts which extend into the redevelopment areas. Each redevelopment plan adopted shall conform to the requirements of Section 99.810 of the Act.
REDEVELOPMENT PROJECT
Any redevelopment project within a designated redevelopment area in furtherance of the objectives of the redevelopment plan.
TIF COMMISSION
The Tax Increment Financing Commission of the City of Pagedale, Missouri, as authorized pursuant to Section 99.820 of the Act.
[Ord. No. 1380 §1, 9-24-2007]
There is hereby established a Commission to be known as the "Tax Increment Financing Commission of the City of Pagedale, Missouri" ("TIF Commission"). All members of the TIF Commission shall serve without compensation.
[Ord. No. 1380 §1, 9-24-2007]
The TIF Commission shall serve as an advisory body to the City as it relates to the consideration of tax increment financing proposals submitted by interested parties or initiated by any public agency in accordance with the Act. The TIF Commission shall hold public hearings and give notice pursuant to Sections 99.825 and 99.830 of the Act on the approval of proposed redevelopment plans and redevelopment projects and designation of redevelopment areas and amendments thereto. The TIF Commission shall vote on all proposed approvals of redevelopment plans and redevelopment projects and designations of redevelopment areas and amendments thereto, within thirty (30) days following completion of a hearing on any such plan, project, designation or amendment and shall make recommendations to the City within ninety (90) days of a hearing referred to in Section 99.825 of the Act concerning adoption of or amendment to redevelopment plans, redevelopment projects and/or designation of redevelopment areas.
[Ord. No. 1380 §1, 9-24-2007]
The TIF Commission shall elect from among its number a Chairman, Vice Chairman and Secretary. Meetings of the TIF Commission shall be open to the public to the extent provided by law and a record of each meeting shall be kept. The TIF Commission shall have the authority to establish rules and procedures not in conflict with City Ordinances or policies or the Act and shall meet as required to fulfill its obligations set forth in the Act.
[Ord. No. 1380 §1, 9-24-2007]
Membership on the TIF Commission shall consist of two (2) classes of members: City appointees and other appointees. The TIF Commission shall be composed of twelve (12) persons of which six (6) shall be City appointees and six (6) shall be other appointees, including two (2) members appointed by the school board whose district is included within the redevelopment plan or area, one (1) member appointed to represent all other districts levying taxes within the area selected for a redevelopment project or are, excluding representatives of the Board and three (3) members appointed by St. Louis County, Missouri (the "County"). Regardless of class, each member of the TIF Commission shall have one (1) vote on all matters properly before it and shall participate in all deliberations of the TIF Commission without differentiation.
[Ord. No. 1380 §1, 9-24-2007]
A. 
The City appointees shall be appointed by the Mayor with the consent and approval of a majority of the Board. Any vacancies shall be filled for the unexpired terms in the same manner as were the original appointments.
B. 
Terms of office for City appointees shall be for a term of four (4) years, except two (2) of the initial appointments shall be for a term of two (2) years and two (2) of the initial appointments shall be for a term of three (3) years from the date of initial appointment.
[Ord. No. 1380 §1, 9-24-2007]
A. 
Other appointees shall be appointed in accordance with the Act when a redevelopment area, redevelopment plan or redevelopment project is proposed to be established or amended or at such earlier date as the City shall invite other affected taxing jurisdictions to do so. Two (2) of the other appointees shall be appointed by the Board(s) of Education of the school district(s) whose district(s) is (are) affected, one (1) other appointee shall be appointed in any manner agreed to by the other affected taxing jurisdictions levying ad valorem taxes within the contemplated redevelopment area included in a redevelopment plan and three (3) other appointees shall be appointed by the County. The City shall not be considered a taxing jurisdiction for purposes of appointment of the appointee for the other affected taxing jurisdictions.
B. 
The term of office of the other appointees shall consist of the period of time from the time that the affected school district(s), the other affected taxing jurisdictions and the County are notified in writing of a proposed approval of a redevelopment plan or redevelopment project or designation of a redevelopment area until final approval or disapproval of the redevelopment plan or redevelopment project or designation of a redevelopment area by the City in response to an initiating proposal.
C. 
In the event the appropriate appointing authority (the affected school district(s), the other affected taxing jurisdictions or the County) shall fail to appoint other appointees within thirty (30) days of receipt of written notices of a proposed approval or a redevelopment plan or redevelopment project or designation of a redevelopment area or amendment thereto, the remaining City appointees and other appointees may proceed to exercise the power of the TIF Commission as it relates to proposals then before it.
[Ord. No. 1380 §1, 9-24-2007]
The TIF Commission is requested to record minute entries as to its considerations on the potential redevelopment area outlined on Exhibit A, the Pagedale Comprehensive Community Development Initiative, which is on file in the City offices and incorporated herein by reference.
[Ord. No. 1380 §1, 9-24-2007]
Each redevelopment plan shall meet the requirements of Section 99.810 of the Act and shall set forth in writing a general description of the program to be undertaken to accomplish the objectives and shall include, but need not be limited to, estimated redevelopment project costs, the anticipated sources of funds to pay those costs, evidence of the commitments to finance the project costs, the anticipated type and term of the sources of funds to pay costs, the anticipated type and terms of the obligations to be issued, the most recent equalized assessed valuation of the property within the redevelopment area which is to be subjected to payments in lieu of taxes and economic activity taxes pursuant to Section 99.845 of the Act, an estimate as to the equalized assessed valuation after redevelopment and the general land uses to apply in the redevelopment area.
[Ord. No. 1380 §1, 9-24-2007]
A. 
No redevelopment plan shall be adopted by a municipality without findings that:
1. 
The redevelopment project area on the whole is a blighted area, a conservation area or an economic development area and has not been subject to growth and development through investment by private enterprise and would not reasonably be anticipated to be developed without the adoption of the redevelopment plan;
2. 
The redevelopment plan conforms to the comprehensive plan for the development of the municipality as a whole;
3. 
The estimated dates, which shall not be more than twenty-three (23) years from the adoption of the ordinance approving a redevelopment project within a redevelopment area, of completion of any redevelopment project and retirement of obligations incurred to finance redevelopment project costs have been stated, provided that no ordinance approving a redevelopment project shall be adopted later than ten (10) years from the adoption of the ordinance approving the redevelopment plan under which such project is authorized and provided that no property for a redevelopment project shall be acquired by eminent domain later than five (5) years from the adoption of the ordinance approving such redevelopment project;
4. 
A plan has been developed for relocation assistance for businesses and residences
5. 
A cost-benefit analysis showing the economic impact of the plan on each taxing district which is at least partially within the boundaries of the redevelopment area. The analysis shall show the impact on the economy if the project is not built and is built pursuant to the redevelopment plan under consideration. The cost-benefit analysis shall include a fiscal impact study on every affected political subdivision and sufficient information from the developer for the TIF Commission to evaluate whether the project as proposed is financially feasible; and
6. 
The plan does not include the initial development or redevelopment of any gambling establishment.