Tax Increment Financing (TIF) Commission

AGENDA TAX INCREMENT FINANCING COMMISSION OF THE CITY OF SPRINGFIELD, MISSOURI February 2, 2022 – 5:00 p.m. Busch Municipal Building, 840 N Boonville Avenue, Springfield MO Denny Whayne Conference Room, 4th Floor The Tax Increment Financing Commission members may attend the meeting in-person or via Zoom videoconference in case of inclement weather 1 Welcome and Introductions 2 Election of Officers 3 Brody Corners TIF Redevelopment Plan Public Hearing a. Submission of Exhibits to the Commission b. Staff presentation of Blight Study, Redevelopment Plan and Redevelopment Project – Sarah Kerner, Economic Development Director c. Presentation from Developer – Cory L. Collins, Husch Blackwell d. Public Comments e. TIF Commission Questions and Discussion 4 Consider Resolution Recommending Approval of TIF Plan, Approval of the Redevelopment Area, Designation of Blight within the Redevelopment Area, Approval of the Redevelopment Project and Approval of the Developer of Record to the City Council 5 Any and All Other Business 6 Adjourn Contact person: Sarah Kerner Economic Development Director 417/864-1035 In accordance with ADA guidelines, if you need special accommodations when attending any City meeting, please notify the City Clerk's Office at 864-1443 at least three days prior to the scheduled meeting.  RESOLUTION NO. 2022-___ A RESOLUTION OF THE TAX INCREMENT FINANCING COMMISSION OF THE CITY OF SPRINGFIELD, MISSOURI RECOMMENDING APPROVAL OF THE BRODY CORNERS TAX INCREMENT FINANCING PLAN, APPROVAL OF THE REDEVELOPMENT AREA, THE DESIGNATION OF BLIGHT WITHIN THE REDEVELOPMENT AREA, APPROVAL OF THE REDEVELOPMENT PROJECT AND APPROVAL OF THE DEVELOPER OF RECORD TO THE CITY COUNCIL OF THE CITY OF SPRINGFIELD, MISSOURI. WHEREAS, the Tax Increment Financing Commission of the City of Springfield, Missouri (“TIF Commission”) has been duly formed by the City Council (“City Council”) of the City of Springfield, Missouri (“City”) pursuant to Section 99.820.2 of the Revised Statutes of Missouri (“RSMo”); WHEREAS, City staff has worked with West Sunshine Development, LLC, the proposed developer (“Developer”), to prepare the Brody Corners Tax Increment Financing Plan (the “TIF Plan”), for the redevelopment of the area located at 5505 West Sunshine, Springfield, Missouri, and generally bounded by the James River Freeway and West Sunshine Street to the south, commercial development to the east, residential property to the north, and undeveloped land to the west, containing approximately 26 acres of land (the “Redevelopment Area”) that would be developed in a single redevelopment project (the “Redevelopment Project”); WHEREAS, on September 30, 2021, the TIF Plan was filed with the City Clerk; WHEREAS, on December 17, 2021, written notice of the scheduled TIF Commission public hearing was mailed to all taxing districts from which taxable property is included in the proposed Redevelopment Area (“Taxing Districts”), in compliance with Sections 99.825 and 99.830, RSMo; WHEREAS, in accordance with the written procedures relating to bids and proposals for implementation of redevelopment projects as adopted by the City, the City published in The Springfield News-Leader on January 3, 2022 a notice of request for proposals for the implementation of redevelopment projects for the TIF Plan, which provided reasonable opportunity for any person to submit proposals for redevelopment projects in compliance with Section 99.820.1(3), RSMo; WHEREAS, on January 3, 2022, the City published the first notice in The Springfield News-Leader of the scheduled TIF Commission public hearing to consider the merits of the proposed TIF Plan, in compliance with Section 99.830, RSMo; WHEREAS, on January 21, 2022, the City mailed written notices of the scheduled TIF Commission public hearing to all persons in whose name the general taxes for the last preceding year were paid on each lot, block, tract, or parcel of land lying within the Redevelopment Area, in compliance with Section 99.830, RSMo; WHEREAS, on January 24, 2022, the City again published notice in The Springfield News-Leader of the scheduled TIF Commission public hearing to consider the merits of the proposed TIF Plan, in compliance with Section 99.830, RSMo; WHEREAS, a copy of the notice of the public hearing has been submitted to the Director of the Department of Economic Development, in compliance with Sections 99.825 and 99.830, RSMo;  WHEREAS, at least four business days prior to the TIF Commission meeting, notice of the TIF Commission meeting at which the public hearing was commenced for consideration of the TIF Plan was posted in compliance with the Missouri Sunshine Law, Sections 610.010 to 610.225, RSMo; WHEREAS, on February 2, 2022, at 5:00 p.m., the TIF Commission opened the public hearing to consider the proposed TIF Plan, the Redevelopment Area, the designation of blight in the Redevelopment Area, the Redevelopment Project and the proposed developer of record and, after taking evidence and testimony during the hearing, closed the public hearing; WHEREAS, the public hearing conducted by the TIF Commission to consider the TIF Plan and the Redevelopment Project was open to the public, a quorum of the Commissioners was present and acted throughout, and the proper notice of such hearing was given in accordance with all applicable laws including Chapter 610, RSMo; and WHEREAS, after considering the evidence and testimony received at the public hearing, the TIF Commission now desires to recommend that the City Council make required findings and take certain actions to adopt and implement the TIF Plan. NOW, THEREFORE, be it resolved by the Tax Increment Financing Commission of the City of Springfield, Missouri: 1. Findings. In accordance with Section 99.810, RSMo, the TIF Commission makes the following findings and recommends that the City Council by ordinance make the following findings regarding the TIF Plan: A. the TIF Plan sets forth in writing a general description of the program to be undertaken to accomplish its objectives, including the estimated redevelopment project costs, the anticipated sources of funds to pay the 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, RSMo, an estimate as to the equalized assessed valuation after redevelopment, and the general land uses to apply in the Redevelopment Area; B. the Redevelopment Area is a blighted area, as such term is defined in Section 99.805(1), RSMo, due to the presence of blighting factors as set forth in the Exhibit 3 to the TIF Plan, including that the Redevelopment Area is characterized by unsanitary and unsafe conditions and deterioration of site improvements, and that the area suffers from economic underutilization and is an economic liability for the City and a menace to the public health, safety, morals or welfare in its present condition and use. The TIF Plan is also accompanied by an affidavit, signed by the proposed developer of record for the Redevelopment Project and set forth in Exhibit 13 to the TIF Plan, attesting to the blighting conditions of the Redevelopment Area; C. the proposed redevelopment satisfies the “but for” test set forth in Section 99.810, RSMo, in that the Redevelopment Area has not been subject to growth and development through investment by private enterprise and would not reasonably be anticipated to be developed without the adoption of tax increment financing. The TIF Plan is accompanied by an affidavit, signed by the proposed developer of record for the Redevelopment Project and set forth in Exhibit 13 to the TIF Plan, attesting to this statement; -2-  D. the TIF Plan is in conformance with the Comprehensive Plan for the development of the City as a whole; E. the TIF Plan contains estimated dates of completion of the redevelopment project and estimated dates for the retirement of obligations incurred to finance redevelopment project costs, and said dates are not more than twenty-three (23) years from the adoption of an ordinance approving a Redevelopment Project within the Redevelopment Area; F. a Relocation Plan has been developed for relocation assistance for businesses and residences, and the relocation of any business or residents in the Redevelopment Area, if necessary, will take place in accordance with the Relocation Plan attached to the TIF Plan as Exhibit 4; G. the TIF Plan is accompanied by a Cost/Benefit Analysis showing the economic impact of the TIF Plan on each taxing district and political subdivision within the Redevelopment Area if the proposed redevelopment project is built pursuant to the TIF Plan or are not built, and the Commission received evidence that the proposed redevelopment project is financially feasible to undertake with TIF assistance in the form of the Developer’s Return on Investment Calculations attached to the TIF Plan as part of Exhibit 13; H. the TIF Plan does not include the initial development or redevelopment of any gambling establishment; I. the area selected for the Redevelopment Project includes only those parcels of real property and improvements thereon which will be directly and substantially benefited by the Redevelopment Project improvements; and J. no alternative proposals for redevelopment of the Redevelopment Area have been received in response to the January 3, 2022 advertisement. 2. Recommendations. The TIF Commission recommends that the City Council take the following actions with respect to the TIF Plan: A. adopt an ordinance to make the findings recommended in Section 1 above, designate the Redevelopment Area as a redevelopment area as provided in Section 99.805(11), RSMo, declare that the Redevelopment Area is a blighted area, and approve the TIF Plan; B. adopt an ordinance which approves the Redevelopment Project and activates the collection of tax increment financing within the Redevelopment Project; and C. declare the Developer to be the developer of record for Redevelopment Project and enter into a redevelopment agreement with the Developer to provide for the terms and conditions under which the Redevelopment Project will be implemented and reimbursement will be provided to the Developer for eligible reimbursable project costs. [remainder of page intentionally left blank] APPROVED BY THE TAX INCREMENT FINANCING COMMISSION OF THE CITY OF SPRINGFIELD, MISSOURI THIS _________ DAY OF FEBRUARY, 2022. -3- By: Name: ______________________________ Office: Chairperson -4-  EXHIBIT LIST BRODY CORNERS TAX INCREMENT FINANCING PLAN TAX INCREMENT FINANCING COMMISSION PUBLIC HEARING (Hearing opened February 2, 2022) 1. Land Clearance for Redevelopment Authority Positive Blight Recommendation 2. Roster of the Tax Increment Financing Commission for consideration of the Brody Corners Tax Increment Financing Plan 3. Springfield Comprehensive Plan (on file in the office of the City Clerk) 4. Brody Corners Tax Increment Financing Plan 5. Notice of TIF Commission public hearing sent to taxing districts on December 17, 2021, and return receipts 6. Affidavit of Publication for First Published Notice and Notice of Request for Proposals, published in The Springfield News-Leader on January 3, 2022 7. Notice of TIF Commission public hearing sent to taxpayers on January 21, 2022 8. Affidavit of Publication for Second Published Notice, published in The Springfield News-Leader on January 24, 2022 9. Sunshine Law Notice of TIF Commission Meeting posted at least four business days prior to hearing 10. Slideshow presentation from Hearing  RESOLUTION NO. 2021 - 3274 A RESOLUTION OF THE BOARD OF COMMISSIONERS OF THE LAND CLEARANCE FOR REDEVELOPMENT AUTHORITY OF THE CITY OF SPRINGFIELD, MISSOURI, RECOMMENDING THAT AN AREA OF THE CITY BE DECLARED BY THE CITY TO BE A BLIGHTED AREA. WHEREAS, the City of Springfield, Missouri, pursuant to Sections 99.300, RSMo, et seq., has duly created a Land Clearance for Redevelopment Authority and vested in said Authority the powers authorized by State law; and WHEREAS, the City Council's policy is to seek the Land Clearance for Redevelopment Authority's recommendation on questions of blight for Tax Increment Financing purposes; and WHEREAS, the Board of Commissioners of said Authority have received a request in connection with a Tax Increment Financing Qualifications Report ("Blight Report") to consider recommending an area of approximately 27.06 acres generally located at the northwest corner of West Sunshine Street and James River Freeway, more particularly described in the Blight Report described herein, be found by the City Council to be a blighted area, as defined in Section 99.805, RSMo; and WHEREAS, the Blight Report dated February 2, 2021, and attached hereto as Exhibit A, has been presented to the Board of Commissioners of the Authority at its meeting of July 6, 2021, for consideration; and WHEREAS, after duly considering both the Blight Report and other information provided to the Board of Commissioners at said meeting. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COMMISSIONERS OF THE LAND CLEARANCE FOR REDEVELOPMENT AUTHORITY OF THE CITY OF SPRINGFIELD, MISSOURI AS FOLLOWS: 1. That the Board of Commissioners of the Land Clearance for Redevelopment Authority of the City of Springfield, Missouri recommends the area described in Exhibit A, which consists of approximately 27.06 acres generally located at the northwest corner of West Sunshine Street and James River Freeway, be declared a blighted area pursuant to Sections 99.805, RSMo., by reason of the predominance of defective or inadequate street layout, insanitary or unsafe conditions, deterioration of site improvements, improper subdivision or obsolete platting, and the existence of conditions which endanger life or property by fire and other causes, which together constitute an economic liability and a menace to the public health, safety, morals, or welfare in its present condition and use.  2. That the Board of Commissioners hereby directs City staff to submit to the Tax Increment Finance Commission of the City of Springfield, Missouri the Blight Report attached hereto as Exhibit A, for possible consideration as a Tax Increment Financing (TIF) Redevelopment Area. Adopted this 6 th day of July 2021. Attest: � Secretary ��� 2  Roster of TIF Commission Members for February 2, 2022 Hearing Commission Member Taxing Jurisdiction Richard Ollis City of Springfield Brian Fogle City of Springfield Ron Hawley City of Springfield Marshall Kinne City of Springfield Aaron Jones City of Springfield Regina Cooper Springfield-Greene County Library District Bob Dixon Greene County John Russell Greene County Todd Wojciechowski Republic School District Dr. Matt Pearce Republic School District SPRINGFIELD COMPREHENSIVE PLAN (on file with City Clerk)  BRODY BRODY CORNERS CORNERS TAX TAX INCREMENT INCREMENT FINANCING FINANCING PLAN PLAN City of City of Springfield, Springfield, Missouri Missouri A PLAN PLAN PREPARED PREPARED BY: BY: Blackwell LLP Husch Blackwell Husch LLP 901 St. 901 St. Louis Louis Street, Street, Suite Suite 1800 1800 Springfield, Missouri Springfield, Missouri 65806 65806 Filed with Filed with the the City City Clerk Clerk on September 30, on September 30, 2021. 2021. HB: 4812-7644-8227.11 HB: 4812-7644-8227.11  TABLE TABLE OF OF CONTENTS CONTENTS L.I. INTRODUCTION INTRODUCTION... ............................................................................................................. eesti etter steer sb teste sate sae eae seee nae nae snee nae enee 11 A. The A. The Redevelopment Redevelopment Plan ......................................................................................... Plan..........c.ccoooiiiiiiiiiiiiiiieee eee 11 B. B. Redevelopment ATCA Redevelopment Area ............................................................................................... ........cceeeiieriieiiieiieeieeriee ete eiee sree tee eevee ee esse esses esse esseessseensees 11 C. C. Project IMProVEMENLS. Project Improvements ......ccueevuiriiiriiiiiniieieeienitente .............................................................................................. sitesi estes sites etait sae sane sien 11 D. Redevelopment D. Redevelopment Plan Plan Objectives .............................................................................. ObJeCtiVES......c..ccuieiieririiiieniieeieeniie ere esiee ere esiee eve eseee eve eenes 11 II. II. DEFINITIONS .... eee DEFINITIONS .................................................................................................................. estes ste sse esse este sse esse ssae nse ense esse nseenns 2 A. Al Act ........................................................................................................................... AC cee eee ate tebe beet eaten tetas at eae ennes 2 B. Blighted B. BIGhEd ATCAArea eee .......................................................................................................... eee eee eee eee ete eas 2 C. OT City .......................................................................................................................... 5 1 OOOO SPOUSES SRPRIIN 2 D. City D. City CoUNCIL Council .coeiiiiiiieiee ............................................................................................................ eee e ees eb eeeeeeeees 2 E. EB. Commission ............................................................................................................. COMMISSION ....uttiitiiiiiiiiieiiie etcetera eee sbeebs esate sabe sate eabeesbee sabe e nanan 2 F. F. Community Improvement Community Improvement DIStriCt District ..........cccervuerieniiriiinienienieneeieeeeseeieeee .......................................................................... eee 3 G. Economic G. Economic ACHVILYActivity TAXES Taxes ...ccccuieruieriieiieiieeiieeieeieesite ........................................................................................ et e sitesi e sess es essseesseesssesnsaens 3 H. Gambling H. Gambling Establishment Establishment ..........ccccoeeiiiniiiiiiiiiiiicetceeeeeeee ......................................................................................... eee 4 L.I. Obligations ...veeiiieiieiie cite eit eee este ete sate ODIIZALIONS .............................................................................................................. esbeestee esse essae esse essee esse essae esse nseessseensens 4 J.J. Ordinance «viet OFAINANCE ................................................................................................................ etter ste e bee be esate abet sabe enbee sateen eesnseenseas 4 K. Planned K. Planned Development .............................................................................................. Development...........cccuierieiiieniieiiieriie ete eiee creases svete sere essee esse esee esse anne s 4 L. L. Payments Payments in Lieu of Taxes ...................................................................................... Liu Of TAXES .....ceeouieriiiiiiiiieiieeiieee eee eee seen 4 M. Redevelopment M. Redevelopment ATCA Area ........ccueeeiuiieeiiiieeiieeeiieeeieeeeiee ............................................................................................... este erase sireeeaaeesaaeesnneeesaneeennnes 5 N. N. Redevelopment Plan or Plan ................................................................................... Redevelopment Plan or Plan ...........ccooiiiiiiiiiiiiiee eee 5 O. Redevelopment O. Redevelopment Project ............................................................................................ PrOJECT........cccuiiiiiiiieiieeieeieeeie eects erecta estes seeessve esas sanaens 5 P. P. Redevelopment Project Redevelopment Project Costs .................................................................................. COStS.......ocuiriiriiiiriiniiiienienieeienitenieee eects ees 5 Q. Reimbursable Q. Reimbursable Project Project Costs ..................................................................................... COStS.......cuiiiiiriiiriieiiieiieeieesiie eect erie siee eve e sieeve esses enn ens 6 R. R. Special Allocation Special Allocation FUNd Fund ...........cocooiiiiiniiniiiiiiiecieeeceteeee .......................................................................................... sees 7 S. S. Tax Increment Tax Increment Financing ......................................................................................... FINANCING........cc.ceevuiiiiieiiieiieeieeiieeie eee etter esis esses 7 T. fF: Taxing Districts <3 Fe BJ 2 ....................................................................................................... 7 3 ot JSS U. U. TIF TIF Revenue REVENUE ............................................................................................................ .....oeiiiiiiiiiiiiieeeteeettee eect eee sees sees 7 III. III. TAX INCREMENT TAX INCREMENT FINANCING FINANCING ....ccutiitteieitieieeie steiner ................................................................................... siete sees enees 7 IV. IV. FINANCING FINANCING... ..................................................................................................................... ..ootittitetteteet estes testes tees tebe sates beet esate sate be sate sae ese ennes 7 A. Estimated A. Estimated Redevelopment Redevelopment Project Project CostsS........cceeeuiieriiieniieeniieeeiee ................................................................. eee eee eee 7 B. B. Anticipated Sources of Funds .................................................................................. Anticipated Sources of FUNdS.........c.coccuieiiiiiiiiiiieniecieee cece 7 C. C. Evidence of Evidence of Commitments Commitments to FINANCE Finance ..........cocoeeriiiiiiiiiiiiiiiieeieeeeeeeeeee .................................................................... eee 9 V. V. EQUALIZED ASSESSED EQUALIZED ASSESSED VALUATION VALUATION ....................................................................... .....cooiiiiiiieiteie eerie eesti eases 9 A. Most A. Most Recent Recent Equalized Equalized Assessed Assessed Valuation Valuation ...........cccceeveeriieniieniienienieeieeeeeeee. ........................................................... 9 B. B. Estimated Estimated Equalized Equalized Assessed Assessed Valuation Valuation after after Redevelopment ........................... 10 Redevelopment........................... 10 VI. VI. GENERAL LAND GENERAL LAND USE USE ...coiiiiiiiiiieteeeeneee ................................................................................................. esterases stents testes sneer sanen 10 10 VII. VII. REQUIRED REQUIRED STATUTORY STATUTORY FINDINGS FINDINGS ........................................................................ ......ocoiiiiiiieieeienieeieeie steiner ene 10 10 A. Existing A. Existing Conditions Conditions in Redevelopment Redevelopment Area Area ...........coceeveerierienennienieneenienienene ........................................................ 11 11 ilii HB: 4812-7644-8227.11 HB:  B. B. Expectations Expectations for for Development Development .............................................................................. ............cccoouieiiiiiiiiiienieeieeie eee eee 11 11 C. C. Conforms to Comprehensive Conforms Comprehensive Plan Plan of of City City .........cccceeevieriiniiiiniieiienieeieeeee ............................................................ eee 11 11 D. D. Date to Adopt Date Adopt Redevelopment Redevelopment Project .................................................................. Project..........ccoocueeviieniiiiiieniiiiienieeieeee eee 12 12 E. E. Date to Retire Date Retire ObIIZatioNnS Obligations ........cccuieruieriieiiieeieeiieeie ..................................................................................... eee 12 eters evecare sens eseee ese essee eens 12 F. F. Acquisition by Acquisition by Eminent Eminent Domain Domain ...........cccceeriieniiniienieiieeie ........................................................................... eee 12 12 G. G. Relocation ASSISTANCE. Relocation Assistance ......cceevuiriirieiiiiiiniieieeienie ............................................................................................ eects eects eee see 12 12 H. H. Cost-Benefit Analysis Cost-Benefit ............................................................................................ ANalysiS.......ccoceereriiriiniiiiinienieeieeteeete stents 13 13 I. L. Gambling Establishment ....................................................................................... Gambling EstabliShment ............cceeviiiiiiiiieiieiiecieeieeie etcetera eserves 13 13 iii iil HB: 4812-7644-8227.11 HB: 4812-7644-8227.11  EXHIBITS EXHIBITS 1. MAP OF MAP OF REDEVELOPMENT REDEVELOPMENT AREA AREA AND AND REDEVELOPMENT REDEVELOPMENT PROJECT PROJECT 2. LEGAL DESCRIPTION LEGAL DESCRIPTION OF OF REDEVELOPMENT REDEVELOPMENT AREA AREA AND AND REDEVELOPMENT PROJECT REDEVELOPMENT PROJECT 3. BLIGHT STUDY BLIGHT STUDY 4. RELOCATION ASSISTANCE RELOCATION ASSISTANCE PLAN PLAN 5. BUDGET FOR BUDGET FOR REDEVELOPMENT REDEVELOPMENT PROJECT PROJECT AND AND ANTICIPATED ANTICIPATED COST COST OF OF PLANNED DEVELOPMENT PLANNED DEVELOPMENT 6. SOURCES AND SOURCES AND USES USES SUMMARY SUMMARY 7. BASE BASE PROPERTY PROPERTY DATA DATA WORKSHEETS WORKSHEETS 8. PROJECTION OF PROJECTION OF TIF TIF REVENUES REVENUES 9. AMORTIZATION SCHEDULES AMORTIZATION SCHEDULES 10. 10. PROJECTION OF PROJECTION OF INCREMENTAL INCREMENTAL NON-TIF NON-TIF REVENUES REVENUES 11. 11. COST-BENEFIT ANALYSIS COST-BENEFIT ANALYSIS 12. 12. EVIDENCE OF EVIDENCE OF COMMITMENTS COMMITMENTS TO TO FINANCE FINANCE PROJECT PROJECT COSTS COSTS 13. 13. AFFIDAVIT AFFIDAVIT 14. 14. PROPOSED LAND PROPOSED LAND USES USES IN REDEVELOPMENT REDEVELOPMENT AREA AREA iv HB: 4812-7644-8227.11 HB: I. I. INTRODUCTION INTRODUCTION A. A. The Redevelopment The Redevelopment Plan Plan This Brody This Brody Corners Corners Tax Tax Increment Increment Financing Financing Plan Plan (this (this “Redevelopment “Redevelopment Plan”) Plan”) contemplates the contemplates the development development of of a commercial commercial use use development development located located on on West West Sunshine Sunshine Street Street in the the City City of of Springfield, Springfield, Greene Greene County, County, Missouri. Missouri. The potential for The potential for retail, retail, nationally nationally franchised franchised quick quick service service restaurants, restaurants, office office space space and potential for and potential for spacious spacious areas areas for for service service industry industry will will provide provide the the economy economy with with shopping, shopping, convenient convenient dining dining opportunities, opportunities, office office space space and and support support the the local economy. local economy. The The Redevelopment Redevelopment Plan Plan land land area area is comprised comprised of of approximately approximately 26 26 acres acres with with frontage along frontage along West West Sunshine Sunshine Street Street near near Highway Highway 60. 60. B. B. Redevelopment Area Redevelopment Area The boundaries The boundaries of of the the Redevelopment Redevelopment Area Area are are generally generally depicted depicted in Exhibit Exhibit 1. 1. The The legal legal description of description of the the Redevelopment Redevelopment Area Area is set set forth forth in Exhibit Exhibit 2.2. In the the event event of of any any inconsistency inconsistency between Exhibit between Exhibit 11 and and Exhibit Exhibit 2,2, Exhibit Exhibit 2 shall shall control. control. The Redevelopment The Redevelopment Area Area is anticipated anticipated to include include 7 lots lots on on which which retail, retail, restaurant, restaurant, offices, offices, and and space space for for shopping shopping and and services services may may be be constructed. constructed. C. C. Project Project Costs Costs The Redevelopment The Redevelopment Plan Plan contemplates contemplates the the application application of of tax tax increment increment financing financing and and community improvement community improvement district district sales sales tax tax revenues revenues toward toward the the payment payment of of eligible eligible Reimbursable Reimbursable Project Costs, Project Costs, in accordance accordance with with Exhibit Exhibit 5.5. D. D. Redevelopment Plan Redevelopment Plan Objectives Objectives The general The general objectives objectives of of the the Redevelopment Redevelopment Plan Plan are: are: 1. I. To enhance To enhance the the tax tax base base of of the the City City and and the the other other Taxing Taxing Districts, Districts, and and encourage private encourage private investment investment in the the surrounding surrounding area; area; 2. 2. To increase To increase employment employment opportunities; opportunities; 11 HB: 4812-7644-8227.11 HB:  3. 3. To To stimulate stimulate construction construction and and development development and and generate generate tax tax revenues, revenues, including, but including, but not not limited limited to, to, real real estate estate tax tax revenues, revenues, sales sales tax tax revenues, revenues, and and personal personal property tax property tax revenues; revenues; all all of of which which would would not not occur occur without without Tax Tax Increment Increment Financing Financing assistance; and assistance; and 4. 4. To remediate To remediate blighting blighting conditions conditions described described in the the Blight Blight Study Study (defined (defined and discussed and discussed below below under under Section Section VILA.). VII.A.). II. II. DEFINITIONS DEFINITIONS As used As used in this this Redevelopment Redevelopment Plan, Plan, the the following following terms terms shall shall have have these these meanings: meanings: A. A. Act. The Act. The Real Real Property Property Tax Tax Increment Increment Allocation Allocation Redevelopment Redevelopment Act, Act, Section 99.800 Section 99.800 etet seq., seq., of of the the Revised Revised Statutes Statutes of of Missouri, Missouri, as as amended. amended. B. B. Blighted Area. Blighted Area. An An area area which, which, by by reason reason of of the the predominance predominance of of defective defective or or inadequate street inadequate street layout, layout, unsanitary unsanitary or or unsafe unsafe conditions, conditions, deterioration deterioration of of site site improvements, improvements, improper subdivision improper subdivision or or obsolete obsolete platting, platting, or or the the existence existence of of conditions conditions which which endanger endanger life life or or property by property by fire fire and and other other causes, causes, or or any any combination combination of of such such factors, factors, retards retards the the provision provision of of housing housing accommodations accommodations or or constitutes constitutes an an economic economic or or social social liability liability or or a menace menace to the the public public health, health, safety, safety, morals, morals, or or welfare welfare in its present present condition condition and and use. use. C. C. City. The City. The City City of of Springfield, Springfield, Missouri. Missouri. D. D. City Council. City Council. The The City City Council Council of of the the City. City. E. E. Commission. The Commission. The Tax Tax Increment Increment Financing Financing Commission Commission of of the the City City of of Springfield, Springfield, Missouri. Missouri. F. F. Community Improvement Community Improvement District District (“CID”). (“CID”). A community community improvement improvement district district formed under formed under the the Community Community Improvement Improvement District District Act Act , Sections Sections 67.1401 67.1401 to 67.1571 67.1571 of of the the Revised Statutes Revised Statutes of of Missouri, Missouri, as as amended. amended. 2 HB: 4812-7644-8227.11 HB:  G. G. Economic Economic Activity Activity Taxes Taxes (EATSs). (EATSs). The The total total additional additional revenue revenue from taxes taxes which which are imposed are imposed by by the the City City and and other other Taxing Taxing Districts, Districts, and and which which are are generated generated by by economic economic activities activities within the within the Redevelopment Redevelopment Area Area over over the the amount amount of of such such taxes taxes generated generated by by economic economic activities activities within the within the Redevelopment Redevelopment Area Area in the the calendar calendar year year prior prior to the the adoption adoption of of the the ordinance ordinance approving the approving the Redevelopment Redevelopment Project, Project, while while tax tax increment increment financing financing remains remains in effect, effect, but but excluding personal excluding personal property property taxes, taxes, taxes taxes imposed imposed on on sales sales or or charges charges for for sleeping sleeping rooms rooms paid paid by by transient guests transient guests of of hotels hotels and and motels, motels, taxes taxes levied levied pursuant pursuant to Section Section 70.500, 70.500, RSMo., RSMo., taxes taxes levied levied for the for the purpose purpose of of public public transportation transportation pursuant pursuant to Section Section 94.660, 94.660, RSMo., RSMo., taxes taxes imposed imposed on on sales sales under and under and pursuant pursuant to section section 67.700 67.700 or or 650.399 650.399 for for the the purpose purpose of of emergency emergency communication communication systems, systems, licenses, licenses, fees fees or or special special assessments assessments other other than than Payments Payments in Lieu Lieu of of Taxes Taxes and and interest interest and and penalties penalties thereon, thereon, and and any any other other taxes taxes excluded excluded by by Missouri Missouri law. law. If a retail retail establishment establishment relocates to the relocates the Redevelopment Redevelopment Area Area within within one one (1) (1) year year from a facility facility within within the the same same county county and the and the governing governing body body of of the the City City passes passes an an ordinance ordinance finding finding that that the the relocation relocation is a direct direct beneficiary of beneficiary of Tax Tax Increment Increment Financing, Financing, then then for for purposes purposes of of this this definition definition the the Economic Economic Activity Activity Taxes generated Taxes generated by by the the retail retail establishment establishment shall shall equal equal the the total total additional additional revenues revenues from economic economic activity taxes activity taxes which which are are imposed imposed by by the the City City and and other other Taxing Taxing Districts Districts over over the the amount amount of of economic activity economic activity taxes taxes generated generated by by the the retail retail establishment establishment in the the calendar calendar year year prior prior to its its relocation to the relocation the Redevelopment Redevelopment Area, Area, as as provided provided in Section Section 99.845 99.845 RSMo. RSMo. H. H. Gambling Gambling Establishment. Establishment. An An excursion excursion gambling gambling boat boat as as defined defined in Section Section 313.800 313.800 RSMo., RSMo., and and any any related related business business facility facility including including any any real property improvements real property which improvements which are are directly directly and and solely solely related related to such such business business facility, facility, whose whose sole sole purpose purpose is to provide provide goods goods or or services to an services an excursion excursion gambling gambling boat boat and and whose whose majority majority ownership ownership interest interest is held held by by a person person 3 HB: 4812-7644-8227.11 HB: licensed licensed to conduct conduct gambling gambling games games on on an an excursion excursion gambling gambling boat boat or or licensed licensed to operate operate an an excursion gambling excursion gambling boat boat as as provided provided in Sections Sections 313.800 313.800 to 313.850, 313.850, RSMo. RSMo. LI. Obligations. Obligations. Bonds, loans, Bonds, loans, debentures, debentures, notes, notes, special special certificates, certificates, or or other other evidences of evidences of indebtedness indebtedness issued issued by by the the City, City, or or by by other other appropriate appropriate issuer, issuer, approved approved by by the the City, City, pay or to pay or reimburse reimburse all all or or any any portion portion of of the the Reimbursable Reimbursable Project Project Costs Costs or or to otherwise otherwise carry carry out out Redevelopment Project a Redevelopment Project or or to refund refund outstanding outstanding obligations. obligations. J.J. Ordinance. An Ordinance. An ordinance ordinance enacted enacted by by the the City City Council Council of of the the City. City. K. K. Planned Development. Planned Development. The The construction construction of of new new commercial commercial buildings buildings and and related related site improvements site improvements for for end end use use as as a convenience convenience store, store, retail, retail, restaurants, restaurants, office office space space and/or and/or service service industry industry space, space, the the development development of of which which will will be be facilitated facilitated by by the the Redevelopment Redevelopment Project. Project. L. L. Payments Payments in Lieu Lieu of of Taxes Taxes (PILOTs). (PILOTSs). Those Those estimated estimated revenues revenues from real real property in the property the Redevelopment Redevelopment Area, Area, which which revenues revenues according according to this this Plan Plan are are to be be used used for for a private use, private use, which which Taxing Taxing Districts Districts would would have have received received had had the the City City not not adopted adopted tax tax increment increment allocation financing, allocation financing, and and which which would would result result from levies levies made made after after the the time time of of the the adoption adoption of of tax tax increment allocation increment allocation financing financing during during the the time time the the current current equalized equalized value value of of real real property property in the the Redevelopment Area Redevelopment Area exceeds exceeds the the total total initial initial equalized equalized value value of of real real property property in such such area, area, until until the designation the designation is terminated terminated pursuant pursuant to Subsection Subsection 2 of of Section Section 99.850 99.850 RSMo. RSMo. Payments Payments in lieu lieu of taxes of taxes which which are are due due and and owing owing shall shall constitute constitute a lien lien against against the the real real estate estate located located in the the Redevelopment Redevelopment Area Area from which which they they are are derived, derived, the the lien of of which which may may be be foreclosed foreclosed in the the same same manner manner as as a special special assessment assessment lien as as provided provided in Section Section 88.861 88.861 RSMo. RSMo. M. M. Redevelopment Redevelopment Area. Area. The The real property depicted real property depicted in Exhibit Exhibit 11 and and legally legally described described Exhibit 2.2. in Exhibit N. N. Redevelopment Plan Redevelopment Plan or or Plan. Plan. This This Brody Brody Corners Corners Tax Tax Increment Increment Financing Financing Plan. Plan. 4 HB: 4812-7644-8227.11 HB:  O. 0. Redevelopment Redevelopment Project. Project. The The blight blight remediation, remediation, public public infrastructure infrastructure and and site site development activities development activities and and improvements improvements to be be undertaken undertaken within within the the Redevelopment Redevelopment Area Area intended to accomplish intended accomplish the the objectives objectives of of this this Redevelopment Redevelopment Plan, Plan, as as described described in the the budget budget set set out in Exhibit out Exhibit 5.5. P. P. Redevelopment Project Redevelopment Project Costs. Costs. Include Include the the sum total total of of all all reasonable reasonable or or necessary necessary costs incurred costs incurred or or estimated estimated to be be incurred, incurred, and and any any such such costs costs incidental incidental to the the Redevelopment Redevelopment Plan and/or Plan and/or a Redevelopment Redevelopment Project. Project. Such Such costs costs include, include, but but are are not not limited limited to the the following: following: 1. I. Costs of Costs of studies, studies, surveys, surveys, plans plans and and specifications; specifications; 2. 2. Professional service Professional service costs, costs, including, including, but but not not limited limited to, to, architectural, architectural, engineering, engineering, legal, legal, marketing, marketing, financial, financial, planning planning or or special special services. services. Except Except the the reasonable reasonable costs costs incurred incurred by by the the Commission Commission established established in Section Section 99.820, 99.820, Greene Greene County, County, Missouri Missouri and the and the City City for for the the administration administration of of Sections Sections 99.800 99.800 to 99.865, 99.865, such such costs costs shall shall be be allowed only allowed only as as an an initial initial expense expense which, which, to be be recoverable, recoverable, shall shall be be included included in the the costs costs of the of the Redevelopment Redevelopment Plan Plan or or a Redevelopment Redevelopment Project; Project; 3. 3. Property assembly Property assembly costs, costs, including, including, but but not not limited limited to, to, acquisition acquisition of of land land and other and other property, property, real real or or personal, personal, or or rights rights or or interests interests therein, therein, demolition demolition of of buildings, buildings, and the and the clearing clearing and and grading grading of of land; land; 4. 4. Costs of Costs of rehabilitation, rehabilitation, reconstruction, reconstruction, or or repair repair or or remodeling remodeling of of existing existing buildings and buildings and fixtures; fixtures; 5. 5. Costs Costs of of construction construction of public works of public works or public and/or or public and/or private private improvements; improvements; 6. 6. Financing Financing costs, costs, including, including, but but not not limited limited to all all necessary necessary and and incidental incidental expenses related expenses related to the the issuance issuance of of Obligations, Obligations, and and which which may may include include payment payment of of interest interest on any on any Obligations Obligations issued issued hereunder hereunder accruing accruing during during the the estimated estimated period period of of construction construction 5 HB: 4812-7644-8227.11 HB:  of of any any Redevelopment Redevelopment Project Project for for which which such such Obligations Obligations are are issued issued and and for for not not more more than than eighteen (18) eighteen (18) months months thereafter, thereafter, and and including including reasonable reasonable reserves reserves related related thereto; thereto; 7. 7. All or All or a portion portion of of a Taxing Taxing District’s District’s capital capital costs costs resulting resulting from the the Redevelopment Project Redevelopment Project necessarily necessarily incurred incurred or or to be be incurred incurred in furtherance furtherance of of the the objectives of objectives of the the Redevelopment Redevelopment Plan Plan and and Redevelopment Redevelopment Project, Project, to the the extent extent the the municipality by municipality by written written agreement agreement accepts accepts and and approves approves such such costs; costs; and and 8. 8. Relocation costs Relocation costs to the the extent extent that that the the City City determines determines that that relocation relocation costs costs shall be shall be paid paid or or are are required required to be be paid paid by by federal federal or or state state law. law. Q. Q. Reimbursable Project Reimbursable Project Costs. Costs. A maximum maximum of of $3,442,677 $3,442,677 of of the the Redevelopment Redevelopment Project Project Costs Costs that that may may be be reimbursed reimbursed through through TIF TIF Revenue, Revenue, plus plus interest interest on on such such costs costs at at the the rate rate of of 6.0% per per annum annum from the the date date of of certification certification by by the the City City as as Reimbursable Reimbursable Project Project Costs Costs to the the date of date of payment. payment. All All Reimbursable Reimbursable Project Project Costs Costs incurred incurred shall shall be be reimbursable reimbursable upon upon their their certification and certification and shall shall not not require require construction construction of of additional additional improvements improvements or or structures structures in order order qualify those to qualify those expenses expenses and and costs costs for for reimbursement. reimbursement. A general general description description of of and and budget budget for for the the Reimbursable Project Reimbursable Project Costs Costs is set set out out in Exhibit Exhibit 5.5. R. R. Special Allocation Special Allocation Fund. Fund. The The fund fund maintained maintained by by the the City, City, which which contains contains atat least least two (2) two (2) separate separate segregated segregated accounts accounts for for the the Redevelopment Redevelopment Plan, Plan, maintained maintained by by the the appropriate appropriate department of department of the the City City into into which which Payments Payments in Lieu Lieu of of Taxes Taxes are are deposited deposited in one one account account and and Economic Economic Activity Activity Taxes Taxes are are deposited deposited in the the other other account. account. S. S. Tax Tax Increment Increment Financing. Financing. Tax Tax increment increment allocation allocation financing financing as as provided provided pursuant pursuant to the the Act. Act. T. T. Taxing Districts. Taxing Districts. Any Any political political subdivision subdivision of of thee Sta Statet e off Missouri Missouri located located wholly or wholly or partially partially within within the the Redevelopment Redevelopment Area Area having having the the power power to levy levy taxes. taxes. 6 HB: 4812-7644-8227.11 HB:  U. U. TIF TIF Revenue. Revenue. All All Payments Payments in Lieu Lieu of of Taxes Taxes and and all all Economic Economic Activity Activity Taxes. Taxes. III. III. TAX INCREMENT TAX INCREMENT FINANCING FINANCING This Redevelopment This Redevelopment Plan Plan is adopted adopted pursuant pursuant to the the Act. Act. The The Act Act enables enables municipalities municipalities finance Redevelopment to finance Redevelopment Project Project Costs Costs with with the the revenue revenue generated generated from Payments Payments in Lieu Lieu of of Taxes Taxes and and Economic Economic Activity Activity Taxes. Taxes. A memorandum memorandum of of this this Redevelopment Redevelopment Plan Plan shall be filed shall be filed of of record record against against all all real property in the real property the approved approved Redevelopment Redevelopment Area. Area. IV. IV. FINANCING FINANCING A. A. Estimated Estimated Redevelopment Redevelopment Project Project Costs. Costs. The The estimated estimated schedule schedule for for implementation of implementation of the the Redevelopment Redevelopment Plan Plan contemplates contemplates a two two (2) (2) year year build build out out of of the the Redevelopment Area Redevelopment Area after after commencement commencement of of construction. construction. The The estimated estimated Redevelopment Redevelopment Project Project Costs Costs are are set set forth forth in Exhibit Exhibit 5. 5. The The maximum maximum Reimbursable Reimbursable Project Project Costs Costs under under this this Redevelopment Redevelopment Plan Plan are are $3,442,677, $3,442,677, plus plus interest interest on on such such costs costs at at the the rate rate of of 6.0% per per annum annum the date from the date of of certification certification by by the the City City as as Reimbursable Reimbursable Project Project Costs Costs to the the date date of of payment. payment. This Redevelopment This Redevelopment Plan Plan proposes proposes that that Reimbursable Reimbursable Project Costs Project Costs be be reimbursed reimbursed from Payments in Lieu Payments Lieu of of Taxes Taxes and and Economic Economic Activity Activity Taxes Taxes generated generated by by the the Redevelopment Redevelopment Area. Area. B. B. Anticipated Sources Anticipated Sources of of Funds. Funds. The The Developer Developer will will pay pay all all costs costs of of the the Redevelopment Project Redevelopment Project from a mix mix of of Developer Developer and and investor investor equity equity and and private private loans. loans. Developer Developer will provide will provide a minimum minimum of of 15% 15% cash cash equity equity investment investment in the the Redevelopment Redevelopment Project. Project. The The terms terms of this of this private private equity equity and and debt debt financing financing are are yet yet to be be finalized finalized and and are are expected expected to include include short- short- term construction construction financing financing and and long-term financing financing arrangements arrangements in excess excess of of 20 20 years. years. This This Redevelopment Redevelopment Plan Plan proposes proposes that that reimbursement reimbursement of of Reimbursable Reimbursable Project Project Costs Costs will will occur occur as as funds funds are are collected collected and and available available from the the TIF TIF Revenues, Revenues, but but not not more more frequently frequently than than quarterly. quarterly. Anticipated sources Anticipated sources and and amounts amounts of of funds funds to pay pay Redevelopment Redevelopment Project Project Costs Costs are are discussed discussed below. below. 7 HB: 4812-7644-8227.11 HB:  1. I. Payments Payments in Lieu Lieu of of Taxes. Taxes. Projections Projections for for Payments Payments in Lieu Lieu of of Taxes Taxes (“PILOTs”) are (“PILOTS”) are based based on on current current and and anticipated anticipated real real property property assessments assessments and and current current and and anticipated property anticipated property tax tax rates, rates, both both of of which which are are subject subject to change change due due to many many factors, factors, including reassessment, including reassessment, the the effects effects of of real real property property classification classification for for real real property property tax tax purposes, the purposes, the timing timing of of the the completion completion of of the the projects projects within within the the Redevelopment Redevelopment Area Area and and the corresponding the corresponding timing timing of of their their inclusion inclusion in the the property property tax tax rolls, rolls, and and the the rollback rollback in tax tax levies resulting levies resulting from reassessment reassessment of of classification. classification. The The estimated estimated total total Payments Payments in Lieu Lieu of Taxes of Taxes generated generated within within the the Redevelopment Redevelopment Area Area while while Tax Tax Increment Increment Financing Financing remains in place remains place is approximately approximately $7,460,306, $7,460,306, as as shown shown in Exhibit Exhibit 8.8. Under Under the the proposed proposed Plan, Plan, twenty-five percent (25%) twenty-five percent (25%) of of all all of of the the Payments Payments in Lieu Lieu of of Taxes Taxes generated generated by by the the Redevelopment Redevelopment Area Area shall shall be be classified classified as as surplus surplus and and distributed distributed to the the taxing jurisdictions taxing jurisdictions on an on an annual annual basis, basis, with with the the remaining remaining Payments Payments in Lieu Lieu of of Taxes Taxes generated generated being being made made available to pay available pay Reimbursable Reimbursable Project Project Costs. Costs. The The total total surplus surplus Payments Payments in Lieu Lieu of of Taxes Taxes are estimated are estimated atat $1,865,077. $1,865,077. All amounts All amounts shown shown as as anticipated anticipated Payments Payments in Lieu Lieu of of Taxes Taxes are are projections projections based based on estimates on estimates prepared prepared by by the the Developer. Developer. The The market market value value of of the the anticipated anticipated improvements improvements for the for the Redevelopment Redevelopment Project Project and and Planned Planned Development, Development, for for which which PILOT PILOT calculations calculations are projected are projected in Exhibit Exhibit 8,8, is estimated estimated to be be $20,500,000. $20,500,000. Actual Actual amounts amounts generated generated may may be greater be greater or or lesser lesser due due to variations variations between between actual actual versus projected project versus projected project density density or or market market conditions. conditions. 2. 2. Economic Economic Activity Activity Taxes. Taxes. The The projected projected Economic Economic Activity Activity Taxes Taxes generated within generated within the the Redevelopment Redevelopment Area Area while while Tax Tax Increment Increment Financing Financing remains remains in place place are approximately are approximately $3,502,745 $3,502,745 as as shown shown in Exhibit Exhibit 8.8. Economic Economic Activity Activity Taxes Taxes will will be be 8 HB: 4812-7644-8227.11 HB:  made made available, upon annual available, upon annual appropriation, appropriation, to pay pay Reimbursable Reimbursable Project Project Costs. Costs. This This Plan Plan assumes that assumes that sales sales tax tax revenues revenues will will increase increase atat a rate rate of of 1.0% 1.0% per per year, year, after after completion. completion. All amounts All amounts shown shown as as anticipated anticipated Economic Economic Activity Activity Taxes Taxes are are projections projections based based on estimates on estimates prepared prepared by by the the Developer. Developer. The The taxable taxable retail retail sales sales resulting resulting from the the Planned Planned Development, from which Development, which Economic Economic Activity Activity Tax Tax calculations calculations are are projected projected in Exhibit Exhibit 8,8, are estimated are estimated to be be $10,000,000 $10,000,000 once once the the Planned Planned Development Development is fully fully complete. complete. Actual Actual amounts generated amounts generated may may be be greater greater or or lesser lesser due due to variations variations between between actual actual versus versus projected project projected project density density or or market market conditions. conditions. 3. 3. Community Community Improvement Improvement District. District. The The projected projected Community Community Improvement Improvement District District within within the the Redevelopment Redevelopment Area Area is anticipated anticipated to generate generate a total total of of $2,212,657 $2,212,657 if in place place for for the the entire entire duration duration of of Tax Tax Increment Increment Financing Financing as as shown shown on on Exhibit 8.8. Exhibit C. C. Evidence of Evidence of Commitments Commitments to Finance. Finance. This This Redevelopment Redevelopment Project Project will will be be financed through financed through several several revenue revenue sources, sources, including including private private financing. financing. Commitments Commitments for for financing financing of the of the Redevelopment Redevelopment Project Project are are attached attached hereto hereto as as Exhibit Exhibit 12. 12. V. V. EQUALIZED ASSESSED EQUALIZED ASSESSED VALUATION VALUATION A. A. Most Recent Most Recent Equalized Equalized Assessed Assessed Valuation. Valuation. The The total total initial initial equalized equalized assessed assessed valuation of valuation of the the Redevelopment Redevelopment Area Area according according to current current records records atat the the Greene Greene County County Assessor’s Assessor’s Office, is approximately Office, approximately $236,740. $236,740. The The Redevelopment Redevelopment Area Area consists consists of of the the entirety entirety of of two two tax tax parcels. The parcels. The 2021 2021 combined combined ad ad valorem property property tax tax levy levy is projected projected to be be $6.6324 $6.6324 per per $100 $100 assessed valuation. assessed valuation. The The 2020 2020 annual annual ad ad valorem tax tax revenue revenue from the the Redevelopment Redevelopment Area Area was was approximately $14,954.00. approximately $14,954.00. The The initial initial equalized equalized assessed assessed valuation valuation is further further detailed detailed on on Exhibit Exhibit 8.8. The Total The Total Initial Initial Equalized Equalized Assessed Assessed Valuation Valuation of of a Redevelopment Redevelopment Project Project area area within within the the Redevelopment Area Redevelopment Area will will be be determined determined by by the the Greene Greene County County Assessor Assessor prior prior to the the time time the the 9 HB: 4812-7644-8227.11 HB: Redevelopment Redevelopment Project Project is approved approved by by Ordinance. Ordinance. Payments Payments in Lieu Lieu of of Taxes Taxes measured measured by by subsequent increases subsequent increases in property property tax tax revenue revenue which which would would have have resulted resulted from increased increased valuation valuation had Tax had Tax Increment Increment Financing Financing not not been been adopted adopted will will be be segregated segregated from taxes taxes resulting resulting from the the Total Initial Total Initial Equalized Equalized Assessed Assessed Valuation Valuation as as defined defined herein, herein, and and deposited deposited in the the Special Special Allocation Fund Allocation Fund earmarked earmarked for for payment payment of of Reimbursable Reimbursable Project Project Costs Costs as as defined defined herein. herein. B. B. Estimated Equalized Estimated Equalized Assessed Assessed Valuation Valuation after after Redevelopment. Redevelopment. When When the the Redevelopment Project Redevelopment Project and and the the Planned Planned Development Development have have been been completed, completed, the the total total assessed assessed valuation of valuation of the the Redevelopment Redevelopment Area Area will will be be determined. determined. Should Should the the Redevelopment Redevelopment Area Area develop develop as contemplated as contemplated as as of of the the date date of of this this Redevelopment Redevelopment Plan, Plan, and and pursuant pursuant to projections projections provided provided to the the City City by by its consultants, consultants, future future equalized equalized assessed assessed valuation valuation for for the the Redevelopment Redevelopment Area Area is estimated estimated at at approximately approximately $6,560,000, $6,560,000, with with property property values values increasing increasing throughout throughout the the duration duration of Tax of Tax Increment Increment Financing. Financing. Detailed Detailed calculations calculations showing showing the the estimated estimated increase increase in assessed assessed valuation and valuation and the the resulting resulting Payments Payments in Lieu Lieu of of Taxes Taxes are are shown shown in Exhibit Exhibit 8.8. VI. VI. GENERAL LAND GENERAL LAND USE USE This This Redevelopment Redevelopment Plan Plan contemplates contemplates the the rezoning rezoning of of the the Redevelopment Redevelopment Area Area to HC HC (highway (highway commercial). commercial). The The development development of of the the Redevelopment Redevelopment Area Area may may necessitate necessitate continued continued or additional or additional efforts efforts related related to the the planning planning and and platting platting process, process, with with development development progressing progressing pursuant to applicable pursuant applicable provisions provisions of of the the City’s City’s zoning zoning code. code. ItIt is anticipated anticipated that that such such land land use use applications will applications will occur occur before before development development commences. commences. The The anticipated anticipated general general land land use use within within the Redevelopment the Redevelopment Area Area after after redevelopment redevelopment is described described on on Exhibit Exhibit 14. 14. VII. VII. REQUIRED STATUTORY REQUIRED STATUTORY FINDINGS FINDINGS A. A. Existing Existing Conditions Conditions in Redevelopment Redevelopment Area. Area. The The Blight Blight Analysis Analysis (“Blight (“Blight Study”) Study”) prepared by prepared by Southwest Southwest Valuation Valuation Services, Services, dated dated February February 2,2, 2021, 2021, is attached attached as as Exhibit Exhibit 3.3. To To meet the meet the statutory statutory definition definition of of blight, blight, aa minimum minimum of of one one blight blight factor factor out out of of five five must must be be found found 10 10 HB: 4812-7644-8227.11 HB: to be present in the be present the Redevelopment Redevelopment Area. Area. Statutory Statutory blight blight factors, factors, as as summarized summarized in the the Blight Blight Study, that Study, that may may be be observed observed on on the the subject subject parcels parcels include include the the following: following: 1. 1. Factor 1: Unsanitary Factor1: Unsanitary or or unsafe unsafe conditions; conditions; and and 2. 2. Factor 2: Deterioration Factor2: Deterioration of of Site Site Improvements. Improvements. The Blight The Blight Study Study finds finds that that the the Redevelopment Redevelopment Area Area qualifies qualifies as as a “blighted “blighted area” area” due due to the presence the presence of of several several factors factors and and provides provides the the evidence evidence of of blight blight as as stated stated within within the the Act Act in Section 99.805(1) Section 99.805(1) RSMo. RSMo. B. B. Expectations for Expectations for Development. Development. The The Redevelopment Redevelopment Area, Area, taken taken as as a whole, whole, has has not been not been subject subject to growth growth and and development development by by private private enterprise enterprise and and would would not not reasonably reasonably be be anticipated anticipated to be be redeveloped redeveloped without without the the adoption adoption of of this this Redevelopment Redevelopment Plan. Plan. The The Developer Developer has provided a Developer’s has provided Developer’s Affidavit, Affidavit, attached attached as as Exhibit Exhibit 13, 13, which which reflects reflects this this circumstance. circumstance. C. C. Conforms to Comprehensive Conforms Comprehensive Plan Plan of of City. City. The The Redevelopment Redevelopment Plan Plan is in conformance with conformance with the the Springfield-Greene Springfield-Greene Comprehensive Comprehensive Plan Plan (the (the “Comprehensive “Comprehensive Plan”). Plan”). The The Comprehensive Plan Comprehensive Plan designates designates the the Redevelopment Redevelopment Area Area for for Medium-intensity Medium-intensity Retail, Retail, Office Office or or Housing. This Housing. This mixed mixed category category includes includes a variety variety of of commercial commercial and/or and/or mid-or mid-or high-density high-density housing situated housing situated atat major major intersections intersections along along certain certain road road corridors. corridors. Appropriate Appropriate zoning zoning for for this this land use land use classification classification includes includes the the HC, HC, Highway Highway Commercial Commercial District, District, which which is intended intended for for commercial uses commercial uses that that depend depend upon upon high high visibility, visibility, generate generate high high traffic traffic volumes, volumes, and/or and/or cater cater to the the traveling traveling public. public. These These characteristics characteristics generally generally dictate dictate this this district be in areas district be areas at at that that are are at at least least five five acres acres in size size that that are are located located along along or or at at the the intersections intersections of of arterial arterial classification classification streets streets or or along along frontage frontage roads roads adjacent adjacent to freeways freeways or or other other limited-access limited-access streets. streets. The The Redevelopment Redevelopment 12 HB: 12 HB: 4812-7644-8227.7 4812-7644-8227.7 Area, Area, which which consists consists of of approximately approximately 28.25 28.25 acres acres located located atat a major major intersection, was intersection, was rezoned rezoned from County County M-1, M-1, Light Light Manufacturing Manufacturing District District and and GR, GR, General General Retail Retail 11 11 HB: 4812-7644-8227.11 HB: District District to HC, HC, Highway Highway Commercial Commercial District, District, on on July July 12, 12, 2021 2021 by by Special Special Ordinance. Ordinance. The The Comprehensive Plan Comprehensive Plan also also designates designates the the area area surrounding surrounding the the intersection intersection of of West West Sunshine Sunshine Street Street and James and James River River Freeway Freeway as as an an emerging emerging Activity Activity Center. Center. Activity Activity Centers Centers are are areas areas designated designated for significant for significant concentrations concentrations of of commercial commercial and and residential residential activity. activity. The The Comprehensive Comprehensive Plan Plan recommends development recommends development be be focused focused in and and around around these these areas areas to optimize optimize use use of of public public infrastructure, improve infrastructure, improve citizen citizen convenience, convenience, inspire inspire investor investor confidence, confidence, and and promote promote a compact compact growth pattern. growth pattern. The The Redevelopment Redevelopment Plan Plan supports supports this this recommendation recommendation by by proposing proposing new new commercial development commercial development near near this this intersection. intersection. D. D. Date to Adopt Date Adopt Redevelopment Redevelopment Project. Project. In no no event event shall shall any any ordinance ordinance approving approving a Redevelopment Redevelopment Project Project be be adopted adopted later later than than ten ten (10) (10) years years from the the adoption adoption of of the the Ordinance Ordinance approving approving this this Redevelopment Redevelopment Plan. Plan. E. E. Obligations. No Obligations. No Obligations Obligations will will be be issued issued by by the the City City to pay pay Reimbursable Reimbursable Project Project Costs. The Costs. The completion completion of of the the Redevelopment Redevelopment Project Project and and the the reimbursement reimbursement of of the the Reimbursable Reimbursable Project Costs Project Costs will will occur occur no no later later than than twenty-three twenty-three (23) (23) years years from the the adoption adoption of of the the ordinance ordinance approving the approving the Redevelopment Redevelopment Project. Project. For For purposes purposes of of this this Plan, Plan, “Year “Year 1,” 1,” as as shown shown in the the Exhibits hereto, Exhibits hereto, is anticipated anticipated to be be calendar calendar year year 2022, 2022, although although actual actual implementation implementation of of this this Plan may Plan may cause cause “Year “Year 1” 1” to start start in a subsequent subsequent calendar calendar year. year. F. F. Acquisition by Acquisition by Eminent Eminent Domain. Domain. The The City City will will not not consider consider the the use use of of eminent eminent domain domain to acquire acquire property property within within the the Redevelopment Redevelopment Area. Area. G. G. Relocation Relocation Assistance. No person Assistance. No person or or business business currently currently resides resides or or occupies occupies any any space space in the the Redevelopment Redevelopment Area, Area, to the the extent extent any any relocation relocation of of eligible eligible displaced displaced occupants occupants and and business were business were to exist exist in the the Redevelopment Redevelopment Area, Area, the the City City will will adhere adhere to the the Relocation Relocation Assistance Plan Assistance Plan detailed detailed in Exhibit Exhibit 4.4. 12 12 HB: 4812-7644-8227.11 HB:  H. H. Cost-Benefit Cost-Benefit Analysis. Analysis. A cost-benefit cost-benefit analysis, analysis, attached attached hereto hereto as as Exhibit Exhibit 11, 11, has has been prepared been prepared for for this this Redevelopment Redevelopment Plan. Plan. This This analysis analysis and and other other evidence evidence submitted submitted to the the Commission describe Commission describe the the fiscal fiscal impact impact on on every every affected affected Taxing Taxing District District and and provide provide sufficient sufficient information to determine information determine that that the the Redevelopment Redevelopment Project Project as as proposed, proposed, is financially financially feasible. feasible. LL.I. Gambling Establishment. Gambling Establishment. The The Redevelopment Redevelopment Plan Plan does does not not include include the the development or development or redevelopment redevelopment of of any any Gambling Gambling Establishment. Establishment. 13 13 HB: 4812-7644-8227.11 HB:  BRODY CORNERS TIF PLAN EXHIBIT 1 MAP OF REDEVELOPMENT AREA AND REDEVELOPMENT PROJECT HB: 4812-7644-8227.11  | EET A S| | IC. Le 1» LL = lr. | INES INNS ACN MC PRELIMINARY PLAT i fll BRODY'SPLACE ¥ HR UN nT CATH SEE TCH LE IE FE ET Ee) He ELE lp LTE eben Vim LTE pt AE BRODY'S PLACE MERE SPRINGFIELD, MISSOURI TT Nahm hr PW heb GREENE COUNTY >» MO =r SHEL “RE EL to . 0: = = 2 A - Ror2 HTT Ei BT PEENo AR Lr Tas I PE SE LIAR x Bee: ANP eam mma riwe ee py Ea & STB Moc 0 eis BA gs bis RN IME RE "Pe ifle Be TILT PW BETSE wT IAS TEE EER Re Ee et 3 io Le SS Gag (ers at EraT EF HEEER Th SET EM EAT HB: 4812-7644-8227.11 CRE fd AA LCRA ben md RE - bre ee vob ne co ATU wb ERA IEE “a FRI Ey vr IRale + No ———— Aly liWE TEbi iw asl WE EEF SNTNSSPE TR Mer SELLE I rt eft Read ——r lh hs TEAITY LOCATION Map Th gens gg man BE SL rt asels  EXHIBIT 2 LEGAL DESCRIPTION OF REDEVELOPMENT AREA AND REDEVELOPMENT PROJECT TRACT: BEGINNING AT A POINT 427.87 FEET EAST OF THE NORTHWEST CORNER OF THE EAST ONE HALF (E1/2) OF LOT ONE (1) OF THE NORTHWEST FRACTIONAL QUARTER (NWFRL 1/4) OF SECTION ONE (1), TOWNSHIP TWENTY-EIGHT (28), RANGE TWENTY-THREE (23); THENCE EAST 907.7 FEET TO THE NORTHEAST CORNER OF THE EAST ONE HALF (E1/2) OF SAID LOT ONE (1); THENCE SOUTH ALONG THE EAST LINE OF THE EAST ONE HALF (E1/2) OF SAID LOT ONE (1), 826 FEET TO THE NORTHERLY RIGHT-OF-WAY OF U.S. HIGHWAY 166; THENCE SOUTHWESTERLY ALONG SAID NORTHERLY RIGHT-OF-WAY LINE, 490 FEET; THENCE NORTHWESTERLY MAKING AN ANGLE OF 90° WITH THE LAST DESCRIBED COURSE 362.65 FEET; THENCE WEST MAKING AN ANGLE OF 56°30’ TO THE LEFT WITH THE LAST DESCRIBED COURSE 298.4 FEET; THENCE NORTH MAKING AN ANGLE OF 90°59 TO THE RIGHT WITH THE LAST DESCRIBED COURSE, 794.05 FEET TO THE POINT OF BEGINNING, BEING A PART OF THE EAST ONE HALF (E1/2) OF LOT ONE (1) OF THE NORTHWEST FRACTIONAL QUARTER (NWFRL/4) OF SECTION ONE (1), TOWNSHIP TWENTY-EIGHT (28), RANGE TWENTY-THREE (23), IN GREENE COUNTY, MISSOURI. TRACT 11: BEGINNING AT THE NORTHWEST CORNER OF THE EAST ONE HALF (E1/2) OF LOT ONE (1) OF THE NORTHWEST QUARTER (NW 1/4) OF SECTION ONE (1), TOWNSHIP TWENTY-EIGHT (28), RANGE TWENTY-THREE (23); THENCE EAST 427.87 FEET; THENCE SOUTH 800 FEET; THENCE WEST 427.87 FEET; THENCE NORTH TO BEGINNING, ALL IN GREENE COUNTY, MISSOURI. HB: 4812-7644-8227.11 TRACT Tl: A TRACT OF LAND LOCATED IN SECTION ONE (1), TOWNSHIP TWENTY-EIGHT (28) NORTH, RANGE TWENTY-THREE (23) WEST, ALL BEING IN SPRINGFIELD, GREENE COUNTY, MISSOURI AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT AN EXISTING IRON PIN AT THE NORTHWEST CORNER OF THE WEST HALF (W1/2) OF LOT ONE (1) OF THE NORTHEAST QUARTER (NE1/4) OF SECTION ONE (1); THENCE ALONG THE WEST LINE OF THE WEST HALF (W1/2) OF LOT ONE (1) OF THE NORTHEAST QUARTER (NE1/4) OF SAID SECTION ONE (1), SOUTH 00°06’27” EAST A DISTANCE OF 6.36 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 32°04'21" EAST A DISTANCE OF 675.90 FEET TO THE POINT FOR CORNER; THENCE ALONG THE NORTHERLY RIGHT-OF-WAY OF STATE HIGHWAY 413 THE FOLLOWING DESCRIBED COURSE, SOUTH 55°23'51" WEST A DISTANCE OF 299.98 FEET TO AN IRON PIN FOR CORNER; THENCE NORTH 58°40°55” WEST A DISTANCE OF 61.27 FEET TO AN IRON PIN FOR CORNER; THENCE SOUTH 79°21 47> WEST A DISTANCE OF 54,75 FEET TO AN IRON PIN FOR CORNER; THENCE SOUTH 57°44°32" WEST A DISTANCE OF 5.28 FEET TO A POINT FOR CORNER; THENCE LEAVING SAID RIGHT-OF-WAY AND ALONG THE WEST LINE OF THE WEST HALF (W1/2) OF LOT ONE (1) OF THE NORTHEAST QUARTER (NE1/4) OF SAID SECTION ONE (1), NORTH 00°06°27" WEST A DISTANCE OF 724.17 FEET TO THE POINT OF BEGINNING. HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN EXHIBIT 3 BLIGHT STUDY HB: 4812-7644-8227.11  Blight Study of Whispering Lanes Mobile Home Park Located at the Northwest Quadrant of James River Freeway and West Sunshine Street in the City of Springfield Greene County, Missouri Prepared For: Cory Collins, Esquire Husch Blackwell Effective Date: February 2,2021 uthwest uation  ) Seuthwest RICK J. MUENKS, ].D., MAI CERTIFIED GENERAL REAL ESTATE APPRAISER CHRISTOPHER P. MUELLER, MAI CERTIFIED GENERAL REAL ESTATEAPPRAISER SETH JOHNSON, MAI CERTIFIED GENERAL REAL ESTATE APPRAISER CASSANDRA J. SICKMAN . V. uation CERTIFIED GENERAL REAL ESTATE APPRAISER APPRAISAL SERVICES FOR: August 10, 2021 FINANCING ACQUISITION DISPOSITION West Sunshine Development, LLC DEVELOPMENT c/o Cory Collins, Esquire TAX MATTERS FORECLOSURE Husch Blackwell 901 St. Louis Street, Suite 1800 CONSULTING SERVICES FOR: Springfield, MO 65806 e MARKET STUDIES e FEASIBILITY STUDIES RE: Blight Study- Whispering Lanes Mobile Home Park e TRANSACTION DUE DILIGENCE NWQ James River Freeway and West Sunshine Street LITIGATION SUPPORT FOR: 5505 West Sunshine Street Springfield, Missouri 65619 CONDEMNATION Our file number: 34-21 PROPERTY DAMAGE CLAIMS PROPERTY DEFECTS MARITAL DISSOLUTION Mr. Collins: PROPERTY TAX APPEALS e ZONING/LAND USE CONTROL HEARINGS In fulfillment of your request, Southwest Valuation, LLC is pleased to transmit our narrative report developing an opinion of blight as defined in Section 99.805 (1) RSMo. as revised by SB 153 which was signed into law on June 30, 2021 with an effective date of August 28, 2021. The effective MAIN OFFICE - date of this report is February 2, 2021. 3041 SOUTH KIMBROUGH AVE, SUITE 107 SPRINGFIELD, MO 65807 This study will be used by the you and your client as it pertains to a SATELLITE OFFICE - redevelopment plan application and determination of blight in the area 1103 WEST 2ND STREET WEST PLAINS, MO 65775 covered by the redevelopment plan. The following report sets forth the most pertinent data gathered, and the reasoning leading to the opinion of OFFICE 417-866-8300 blight. The analysis, opinions and conclusions were developed based on, FAX 417-866-8391 SWVALUATION.COM and this report has been prepared in conformance with, our interpretation of the guidelines and recommendations set forth in the Uniform Standards of Professional Appraisal Practice (USPAP), and the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. It has been a pleasure to assist you in this assignment. If you have any questions concerning the analysis or if Southwest Valuation, LLC can be of further service, please contact us. Respectfully submitted, Boh y. Vhueb Rick J. Muenks, MAI General Real Estate Appraiser Missouri State Certified RA003286  Rs uation Certification Statement I certify that, to the best of my knowledge and belief: — The statements of fact contained in this report are true and correct. — The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. -I have no present or prospective interest in the area or property that is the subject of this report and no personal interest with respect to the parties involved. — I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. —I have no bias with respect to the subject of this report or to the parties involved with this assignment. - My engagement in this assignment was not contingent upon developing or reporting predetermined results. ~ My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined conclusion that favors the cause of the client, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this study. ~ My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. — Rick Muenks has made a personal inspection of the area thatis the subject of this report. —- No one provided significant real property appraisal assistance to the person signing this certification except the following individuals: report production, None ~The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. — The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. — As of the date of this report, Rick Muenks has completed the continuing education program of the Appraisal Institute, and is a licensed commercial real estate appraiser in the State of Missouri. Rick J. Muenks, MAI General Real Estate Appraiser Missouri State Certified RA003286 Table of Contents Summary of Study ConcluSiONS sss ———————— 1 Identification of Assignment... —————— 3 Identification of STUAY Area ..mmmmmsss—————" 4 Analysis of Factors Determining Blight .......cnn, 17 Exhibit A. prs : » 28 20411 111 FRR 31  uthwest uation Summary of Study Conclusions Study Area: Former Whispering Lanes Mobile Home Park, Springfield, Greene County, Missouri. Location Description: The study area is located at the northwest quadrat of James River Freeway and West Sunshine Street. The study area is located in the city of Springfield and a portion of the land area is zoned GR - General Retail and the remaining is zoned MH-1 - Mobile Home District. The study area is in the southwest portion of the City of Springfield limits, within the urban service district for Springfield and is generally surrounded by areas incorporated into the city of Republic to the north and south. Property Type: Former Mobile Home Park - closed in 2012. Report Type: Narrative Study Question: Blighted Area under Section 99.805 (1) RSMo, as revised by SB 153 Report Date: August 10, 2021 Effective Study Date: February 2, 2021 Inspection Date: February 2, 2021 Blight Factor - Insanitary or Unsafe The Whispering Lanes Mobile Home Park exhibits two Conditions: overwhelming insanitary or unsafe conditions: 1. An onsite wastewater treatment system that has not been removed or remediated as required by a Court Order; and 2. There is an accumulation of debris and trash, as it appears the mobile home park has become a dumping site. Blight Factor - Deterioration of Site Besides the dilapidated building structure and various mobile Improvements: home remnants scattered through the area, there are various site improvements that remain in the area that are left over from the former mobile home park use. These site improvements include asphalt streets, a wastewater treatment facility including two lagoon cells situated within a sinkhole, underground water lines, and underground sewer lines, underground electrical lines, an older private water well, water storage tank, and a number of concrete pads. These site improvements have not been in use since 2012, are not in a useable condition and would require removal in order for the area to support any land use. Under the current zoning regulations that apply to the study area, and zoning regulations that would apply to any foreseeable use in the study area, connection to a public water supply is required. The existing on site system is not recognized as a public supply district. The nearest public water supply line is located at the southeast corner of Farm Road 115 and Sunshine Street. This is approximately 3,200 linear feet, and the preliminary cost to extend is in the area of $400,000 to $500,000. 34-21 Blight Study  ) ihe \ Valuation Blight Factor - Conditions which Since Whispering Lanes Mobile Home Park has been closed Endanger Life or Property: since 2012, there are no residents in the area that might be endangered and there are no improvements that are of value. In its present condition, the area could be utilized by homeless persons, and thereby put themselves at danger, the inspection of the area found no direct evidence of the area being used by homeless persons. Blight Factor - Retards the Provision The area in its present condition, including the existing court of Housing Accommodations: order to close the wastewater treatment facility, does not and cannot support housing accommodations, without significant redevelopment of the area. Blight Factor - Constitutes an In its present condition the area has a wastewater treatment Economic or Social Liability or system that has been ordered closed including two lagoon Menace to Public Health, etc. cells located within a sinkhole. The area has become a dumping ground for various trash and debris, including tires and asphalt shingles. Various site improvements including utility lines, concrete pads and streets are deteriorated and require removal. This present condition represents an economic liability as the area is not currently in any form of a productive state, and regulatory bodies have been unsuccessful in achieving compliance with orders from a court made in 2014 to close the lagoons. The existence of the non-compliant lagoons, dumping, and debris on the site, and overall site conditions clearly have created a menace to public health. Blight Conclusions: Based on a complete examination of the blight factors set out in Section 99.805 (1), as revised by SB 153, the area under study known as the Whispering Lanes Mobile Home Park is blighted. Under the statutory scheme, only one factor can justify a blight conclusion, however in this case every factor indicates blight. 34-21 Blight Study  TR uation Identification of Assignment Purpose of the Blight Stud To determine whether the area under study meets the definition of a Blighted area as defined in Section 99.805 (1) RSMo and known as the Real Property Tax Increment Allocation Redevelopment Act. Intended Use The intended use of this report is the incorporation into an Application for Approval of a Redevelopment Plan to create a Tax Incremental Financing District (“TIF”) within the City of Springfield, Greene County, Missouri. Intended User(s) This report is for the intended use of the client, Cory Collins, Esquire, his client, its agents and advisors and the City of Springfield, in reaching legislative determinations of a Blighted Area as defined in Section 99.805 (1) RSMo, as revised by SB 153. Blighted Area Definition A Blighted Area is defined as: “an area which, by reason of the predominance of insanitary or unsafe conditions, deterioration of site improvements, or the existence of conditions which endanger life or property by fire or 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, or welfare in its present condition and use;” Section 99.805 (1), as revised by SB 153. 34-21 Blight Study 3  uthwest uation Identification of Study Area The area consists of two assessor-described tracts of land which are generally situated at the northwest quadrant of James River Freeway and Sunshine Street. Much of this area formerly functioned as the Whispering Lanes Mobile Home Park. The following table summarize the two assessor parcel tracts that make up the study area, followed by a map of the redevelopment area. The legal description for the study area is attached as Exhibit A to this report. Summary of Parcels Located in Study Area Address Assessor Parcel Land Size (Per Building Building Number Assessor Records) Improvement Size Improvement Status 15505 West Sunshine 881701200099 24.05 acres 1,100 SF Dilapidated structure Street, Springfield with water storage tank. Various other concrete pads and building remnants scattered across site. Abandoned wastewater treatment facility. Highway 60, 881701100097 3.01 acres None Billboard sign assumed Springfield to be leased. Total 27.06 acres 1,100 SF As shown in the above table, the study area contains approximately 27.06 acres of land, improved with a dilapidated 1,100 SF former office structure and a water tank that supported a private water system on the site. There are also various other scattered building remnants on the site, and a wastewater treatment facility consisting of two lagoon cells and an extended aeriation plant. Aerial of Study Area —T= 34-21 Blight Study  uthwest uation As noted, the subject study area is the former Whispering Lanes Mobile Home Park. Based on review of historical aerials the Whispering Lanes Mobile Home Park was in existence prior to 1990. In 1990, James River Freeway was not constructed, and Whispering Lanes had access directly from Sunshine Street. Historical Aerials of Study Area (Source: Google Earth) Try Joo 3 Aerial ary ‘ A——y [fy — i 1990 Aerial mo . d py “7 Legend 3 ad fu A a b A 7 E Fasture | J§ vee testripios far yes msn The exact date that the Whispering Lanes Mobile Home Park was constructed is not known, but it was fully operational in 1990 so its construction would predate 1990. By 1997, James River Freeway was being constructed, and access to the subject was changed with a jogged, nearly 90 degree access road that was constructed within the Sunshine Street right of way. It appears to have been acquired as part of the James River Freeway right of way acquisition which is reflected in a 2002 aerial. 1997 Aerial 1997 Aerlal \ ak RE} for your map Write a descripbon : 3 E Feature 1 = kJ PACT Bi Firs 34-21 Blight Study 5  uthwest uation i 2002 Aerial : 2002 Aerial § 2 x ¥ Legend Wiita a description for your map : jay Feature 1 Based on the aerials of 2002, 2005, 2008 and 2011, the Whispering Lanes Mobile Home Park appears to have continued to operate as a mobile home park with little changes. Besides the opening of James River Freeway, the immediate adjacent area to Whispering Lanes had a large lot residential subdivision putin place around 2005 to the north; a mini storage facility to the northeast initiated construction around 1997. Otherwise, review of the aerials do not indicate any changes to land use. 2005 Aerial ow 503 : Legend 3 description for your map Wirite i BE Feature | » 34-21 Blight Study 6  uthwest uation 2008 Aerial " ! & E Ra x Legend Write a description for your map. : . eT ~ BO : A Cy @ Featwe 1000 ft | | 2011 Aerial ; : 21.2 Legend / Wite a description for your map R 2 | EH. Feature 1 eg 5 34-21 Blight Study 7  Re uation 2013 Aerlal Ly Legend Write a description for your map Feature 1 Google Earth A ; p — x | 1000 ft Sometime around 2013, the Whispering Lanes Mobile Home Park discontinued to function. As will be presented later in this study, an action was initiated by the Missouri Department of Natural Resources (DNR) in 2014 to close the lagoon at Whispering Lanes. The finding of facts contained in the judgment of the court indicate that the Whispering Lanes Mobile Home Park closed in 2012. 2015 Aerial | 2015 Aerial he ; a Ld ‘ Legend White 3 description for your map E Feature 1 Google Earth pu SET | fo By 2015 most of the mobile homes located at Whispering Lanes had been removed and the area has remained vacated since that time. It should be noted that Cox Roofing, acquired the former radio station property that was located to the east of Whispering Lanes and made some renovations to this property to support their roofing business operations. 34-21 Blight Study 8  uthwest uation 2019 Aerial = ; Legend Wnte 3 description for your map. . 4 U a Feature 1 (Cll LIL oF 5 N fs x A : [ look The regional location of the former Whispering Lanes mobile home park is in the Southwest Springfield /Greene County sub market which has been the primary growth direction in the region in terms of population and housing units for the past several decades. Prior studies by Southwest Valuation suggest that this sub market has been capturing around 50% to 60% of the Greene County population growth since atleast 1990. The subject study area is at the intersection of two regional thoroughfares yet little change has occurred in the immediate area in terms of land development. Over the past decade there has been significant development at the intersection of Sunshine Street and West Bypass located approximately 3 miles northeast of the subject. This location is anchored by various large retailers including Wal Mart, Menards, Burlington Coat Factory, Ross, and various commercial users. There has also been significant industrial and distribution development near the intersection of James River Freeway and Highway MM, approximately two miles northwest of the subject study area. This development includes a number of users with the most recent activity being an Amazon fulfillment center and the new facility for Convoy of Hope. The study area is located in the city of Springfield and a portion is zoned GR - General Retail. The remaining portion is zoned MH-1 Mobile Home by Greene County. City of Springfield sewer services are located in the study area and water services are believed to be at or near the study area. 34-21 Blight Study 9  uthwest uation Regional Location Ma J PPT wy yr oe © Sunset Spring Grove Phillipsburg Bona Aldrich 3) Newport ED \ si ® . Stockton lap) Wishart Eg Boyd Charity Conway Radar Reservoir o.jevitte @3) Morrisville v HE) 1 Pleasant Hope Ir) w G3) 245 123) es) Elkland Sampson Greenfield I) Walnut Grave pi J) Comet 1 Golden City Lockwood 06) Phenix Fait Grove 0) Dermott Niangua Susanna @ ; Cave Spring 12 wv @) @ Everton Ebenezer Marshfield Ash Grove Willard ® i (&) Northview Go) Olinger io) Strafford Bois D'Arc Elwood (GD 5 hier Springfield wwilla Plew Dre Albatross spencer Halltown Plana © [J taumford Anti sus Diggins | L4 Fordland La Russell = Seymaut 174 Republic Battlefield [16s {=} Rogersville Stotts City Mt Vernon 3 (2) Cedar Gap RX (2) 2) Sarcoxie < Billings Frement Hills ~ Orange i Hixa GE) @ 3) Clever 14 Abad! (0) Freistatt Ozark Elkhead Zend Matiorville (es) Sparta @) 7 Alitots Possum Trot erona Pierce City (GD) Christian a Ava Fionatt {&) Hurley Highlandville Center Chadwick Red Bank Amo © Yonkerville: — ~ hervile Crane (9) @ Pleasant Ridge Madry Spokane c)= @ & S¢ 9 Whealerlle Gi) Abesvilla vesenvie Saddlebrooke ated Purdy J al @ Google g or [En — (18) Galena gn 34-21 Blight Study 10  uthwest uation City of Springfield Zoning Ma (East portion of the subject is in the General Retail - GR District) Zoning Districts v a - - 3 = a g~ : a J - ou R 2 “ n m re er o oF " » HHI | = 5% Wi Farm Koac 156 Limifls SI ratice s Framele Cr i chy limits of Ropedie "ic, Vs o Being ieid ES n 5 & « of Reovublie ~ Po 2 Ek ha> - Jamey R Nat Frag Vion “ {50 o¥ WoT [2 ” oF Ll SAL m 5 | “Aung an] nt 9 [4 a i Li I WW ME u He 1 14 { ot oF ; | FHI 3 " | id by City of Springfield GIS o 00s o1 az DISCLAIMER: All rfoama fon Induded on Sis map or Stal Ba L 1 1 | h provited "aa-s” for gars al inke maton purpossa only. Tha Clty CITY OF ™ ard al otar dats sipphers, rake ro - wararths, srpmamd or mpllad, Teceming fa acaray, rplemnsn, Spnngfield 1 inch -—= 752 feet melbilty, cr mitabliy ol ha cata for ary patadar cue. Fuchaemees, dam myelin, (417) 864-1000 inch = € a Tn 2/9/2021 34-21 Blight Study 11  uthwest uation \ epUDIIC "e. Greene County Zoning Ma \ \ RUBEN LN i 56 |} | ! 1 NEN iia I Legend Agriculture (A-1) Agriculture Residence (A-R) Neighborhood Commercial (C-1) | Bl General Commercial (C-2) Rural Commercial (C-3) Incorporated (INC) | [1] Lignt Manufacturing (M-1) Heavy Manufacturing (M-2) [1 Mobile Home (MH-1) Professional Office (0-1) | [7 General Office (0-2) =3 Plot Assignment District (PAD) |[ Suburban Residence (R-1) One & Two Family (R-2) Multi-Family (R-3) | Multi-Family (R-4) | 07 Rural Residence (RR-1) | I Urban Residence (UR-1) — Major Roads — Railroads Minor Roads Streams Lakes Ea Section Lines [1 uban Service Govemment Parks Airport Zones 34-21 Blight Study 12  uthwest uation Sewer Main Map GIS Data 0 aQ3xs aoes a3 DISCAIVER © AD rfcrraton induted to Pla map or igtal Be eo 1 1 1 | ® proved “sad for parecst inde mation purposes crty The Oy cry of! i 00g ad srs of aber rk hothg SH Supple. rake 46 Spnngfield 1inch = 37 inkl, er mtabiiy of ha fai tor acy patalarias Fu chamors, 17) 864-1000 inch = 376 feet TE EE a ais sores 2/002021 34-21 Blight Study 13  Looking northeast along Sunshine Street from Maple Street Looking north at Maple Street from Cox Roofing access point of Sunshine Street. There are various storage and warehouse uses on Maple Street, which turns to a gravel road. 34-21 Blight Study 14  Looking south from the adjacent residential subdivision north of the Study Area. The pine trees are the boundary of the Study Area and the former Whispering Lanes Mobile Home Park. Looking north at the adjacent residential subdivision to the north. 34-21 Blight Study 15  uthwest uation Looking east from the Sunshine Street access at the American Legion hall and baseball complex. Looking south along Sunshine Street and James River Freeway. 34-21 Blight Study 16  es uation Analysis of Factors Determining Blight As noted, the statute defines blight based on reasons of the predominance of: e Insanitary or unsafe conditions; e Deterioration of site improvements; e The existence of conditions which endanger life or property by fire and other causes, or any combination of such factors; e Retards the provision of housing accommodations; e Constitutes an economic or social liability or a menace to the public health, safety, or welfare in its present condition and use. The following addresses these factors. Insanitary or Unsafe Conditions The Whispering Lanes Mobile Home Park exhibits two overwhelming insanitary or unsafe conditions: 1. an onsite wastewater treatment system that has not been removed or remediated; and 2. an accumulation of debris and trash, as it appears the mobile home park has become a dumping site. Wastewater Treatment Facility On November 10, 2014, judgment was entered in favor of the State of Missouri/Missouri Department of Natural Resources (DNR) and against the prior owner RLB Properties LLC and Michael Pierce. The judgment ordered injunctive relief that included compliance with the Missouri Clean Water Law, to stop all discharges from the lagoon, to stop operating the lagoon without a permit and to submit a closure plan of the lagoon to DNR for their approval. In addition, the court assessed civil penalties in the amount of $41,820. A complete copy of the order and the findings of facts is attached as Exhibit B. To date, no compliance with the judgment and order appears to have occurred, as there are subsequent filings to obtain compliance that are also attached as Exhibit B. The Greene County Circuit Court in its ruling found: e that Whispering Lanes Mobile Home Park closed on May 31, 2012; e thatthe wastewater treatment plant consisted of two lagoon cells and an extended aeration plan; e thatthe lagoon cells were built in a sinkhole and leaking; ¢ inspections dating back to 2005 revealed that large quantities of poorly treated wastewater was coming from the treatment plant and entering the eye of a sinkhole and that samples of wastewater entering the sinkhole exceeded effluent bacteria levels; e thatdye trace from the lagoon showed up in a nearby drinking well and the drinking water tested positive for coliform bacteria; o thatthe original lagoon cell experienced a partial collapse at one pointand the most recent geological survey gave the lagoon a “severe” rating for collapse potential. 34-21 Blight Study 17  uthwest uation Legend Existing Lagoons and Wastewater Treatment System Area Google Earth Looking at south lagoon cell 34-21 Blight Study 18  uthwest uation Accumulation of Trash and Debris The Whispering Lanes Mobile Home Park has been closed since 2012, and since that time the area has been a depository for trash, and debris resulting in insanitary conditions. The following on site photographs show this accumulation. 34-21 Blight Study 19 34-21 Blight Study 20 34-21 Blight Study 21  uthwest uation 34-21 Blight Study 22  uthwest uation 34-21 Blight Study 23 34-21 Blight Study 24  uthwest uation Deterioration of Site Improvements Besides the dilapidated building structure and various mobile home remnants scattered through the area, there are various site improvements that remain in the area that are left over from the former mobile home park use. These site improvements include asphalt streets, a wastewater treatment facility including two lagoon cells situated within a sinkhole, underground water lines, and underground sewer lines, underground electrical lines, a private water well and water storage tank, and a number of concrete pads. These site improvements have not been in use since 2012, are not in a useable condition and would require removal in order for the area to support any land use. Under the current zoning regulations that apply to the study area, and zoning regulations that would apply to any foreseeable use in the study area, connection to a public water supply is required. The existing on site system is not recognized as a public supply district. The nearest public water supply line is located at the southeast corner of Farm Road 115 and Sunshine Street. This is approximately 3,200 linear feet, and the preliminary cost to extend is in the area of $400,000 to $500,000. The following are various photographs of these conditions. 34-21 Blight Study 25 34-21 Blight Study 26  hits uation Existence of Conditions which Endanger Life or Property by fire and other causes , or any combination of such factors Since Whispering Lanes Mobile Home Park has been closed since 2012, there are no residents in the area that might be endangered and there are no improvements that are of value. In its present condition, the area could be utilized by homeless persons, and thereby put themselves at danger, the inspection of the area found no direct evidence of the area being used by homeless persons. Retards the Provision of Housing Accommodations The area in its present condition, including the existing court order to close the wastewater treatment facility, and the extension of public water system does not and cannot support housing accommodations, without significant redevelopment of the area. Constitutes an Economic or Social Liability or Menace to the Public Health, Safety, Morals, or Welfare in its Present Condition and Use In its present condition the area has a wastewater treatment system that has been ordered closed including two lagoon cells located within a sinkhole. The area has become a dumping ground for various trash and debris, including tires and asphalt shingles. Various site improvements including utility lines, concrete pads and streets are deteriorated and require removal. This present condition represents an economic liability as the area is not currently in any form of a productive state, and regulatory bodies have been unsuccessful in achieving compliance with court orders were made in 2014 to close the lagoons. The existence of the non-compliant lagoons, dumping, and debris on the site, and condition of site improvements clearly have created a menace to public health and welfare.. Conclusion to Blight Factors: Based on a complete examination of the blight factors set out in Section 99.805 (1), as revised by SB 153, the area under study known as the Whispering Lanes Mobile Home Park is blighted, as the predominance of the factors support this conclusion. Under the statutory scheme, only one factor is necessary to justify a blight conclusion, however in this case every factor indicates blight. 34-21 Blight Study 27  uthwest uation Exhibit A - Legal Description of Blighted Area mm, SLL Electronically Recorded £5 8 | ail 041704-16 14 Oct 2016 10:28:27 AM goPAL Book: 2016 REAL ESTATE DOCUMENT Page: 041704-16 GREENE COUNTY, MISSOURI 3 pages RECORDERS CERTIFICATION Coorg nary fred di, Cheryl Dawson Spaulding uy gram Recorder of Desds QUIT-CLAIM DEED (Missouri) THIS INDENTURE is made on this 24 day of Jepltniber 2016, by and between 5505 WEST SUNSHINE, LLC, a Missouri limited liability company (the “Grantor”™) and RLB PROPERTIES, LLC, an Arkansas limited liability company (the *Grantec™), whose mailing address is: ¢/o Mike Pierce, 7700 North Shore Place, North Little Rock, AR 72118 WITNESSETH, THAT GRANTOR, in consideration of the sum of Ten and 00/100 Dollars ($10.00) to it in hand paid by Grantee, the receipt of which is hereby acknowledged, does by these preseats REMISE. RELEASE and FOREVER QUIT CLAIM unto Grantee the following described lots. tracts or parcels of land, lying, being and situate in the County of Greene and State of Missouri, to-wit: TRACT It BEGINNING AT A POINT 427.87 FEET EAST OF THE NORTHWES] CORNER OF THE EAST ONE-HALF (E172) OF LOT ONE (1) OF THE NORTHWEST FRACTIONAL QUARTER (NWFRL1/4) OF SECTION ONE (1), TOWNSHIP TWENTY-EIGHT (28), RANGE TWENTY-THREE (23): THENCE EAST 907.7 FEET TO THE NORTHEAST CORNER OF THE EAST ONE-HALF (E12) OF SAID LOT ONE (1); THENCE SOUTH ALONG THE EAST LINE OF THE EAST ONE-HALF (E1/2) OF SAID LOT ONE (1), 826 FEET TO THE NORTHERLY RIGHT-OF-WAY OF US. HIGHWAY 166: THENCE SOUTHWESTERLY ALONG SAID NORTHERLY RIGHT-OF- WAY LINE, 490 FEET: THENCE NORTHWESTERLY MAKING AN ANGLE OF 90° WITH THE LAST DESCRIBED COURSE 362.65 FEET; THENCE WEST MAKING AN ANGLE OF 56° 30° TO THE LEFT WITH THE LAST DESCRIBED COURSE 298.4 FEET; THENCE NORTH MAKING AN ANGLE OF 90° 59° TO THE RIGHT WITH THE LAST DESCRIBED COURSE, 794.05 FEET TO THE POINT OF BEGINNING, BEING A PART OF THE EAST ONE-HALF (E122) OF LOT ONE (1) OF THE NORTHWEST FRACTIONAL 34-21 Blight Study  uthwest uation QUARTER (NWFRLI/M4) OF SECTION ONE (1). TOWNSHIP TWENTY- EIGHT (28), RANGE TWENTY-THREE (23), IN GREENE COUNTY, MISSOURI. TRACT I: BEGINNING AT THE NORTHWEST CORNER OF THE EAST ONE-HALF (E172) OF LOT ONE (1) OF THE NORTHWEST QUARTER (NW1/4) OF SECTION ONE (1), TOWNSHIP TWENTY-EIGHT (28), RANGE TWENTY- THREE (23); THENCE EAST 427.87 FEET; THENCE SOUTH 800 FEET: THENCE WEST 427.87 FEET; THENCE NORTH TO BEGINNING, ALL IN GREENE COUNTY. MISSOURI. TRACT (11: A TRACT OF LAND LOCATED IN SECTION ONE (1), TOWNSHIP TWENTY-EIGHT (28) NORTH, RANGE TWENTY-THREE (23) WEST, ALL BEING IN SPRINGFIELD, GREENE COUNTY, MISSOURI AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT AN EXISTING IRON PIN AT THE NORTHWEST CORNER OF THE WEST ONE-HALF (W172) OF LOT ONE (1) OF THE NORTHEAST QUARTER (NE1/4) OF SECTION ONE (1); THENCE ALONG THE WEST LINE OF THE WEST ONE-HALF (W1/2) OF LOT ONE (1) OF THE NORTHEAST QUARTER (NEI/4) OF SAID SECTION ONE (1), SOUTH 00°06'27" EAST A DISTANCE OF 6.36 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 32°04'21" EAST A DISTANCE OF 675,90 FEET TO THE POINT FOR CORNER; THENCE ALONG THE NORTHERLY RIGHT-OF-WAY OF STATE HIGHWAY 413 THE FOLLOWING DESCRIBED COURSE, SOUTH $5°23'51" WEST A DISTANCE OF 209.08 FEET TO AN IRON PIN FOR CORNER; THENCE NORTH 58°40°55" WEST A DISTANCE OF 61.27 FEET TO AN JRON PIN FOR CORNER; THENCE SOUTH 79°21'47" WEST A DISTANCE OF §4.75 FEET TO AN IRON PIN FOR CORNER; THENCE SOUTH 57°44'32" WEST A DISTANCE OF $5.28 FEET TO A POINT FOR CORNER; THENCE LEAVING SAID RIGHT-OF- WAY AND ALONG THE WEST LINE OF THE WEST ONE-HALF (W1/2) OF LOT ONE (1) OF THE NORTHEAST QUARTER (NE1/4) OF SAID SECTION ONE (1). NORTH 00°06°27" WEST A DISTANCE OF 724.17 FEET TO THE POINT OF BEGINNING, ALL IN SPRINGFIELD, GREENE COUNTY, MISSOURI. TO HAVE AND TO HOLD THE SAME, with all the rights, immunities, privileges and appurtenances thereto belonging, unto Grantee and unto its successors and Agnes forever: so that neither Grantor, its successors and assigns, nor any other entity, person or persons, for it or in its name or behalf, shall or will hereinafter claim or demand any right or title to the aforesaid premises or any part thereof, but they and each of them shall, by these presents, be excluded and forever barred. 34-21 Blight Study 29  uthwest uation IN WITNESS WHEREOF, Grantor has caused these presents to he signed by its Chief Executive Manager the day and year above written. 3505 WEST SUNSHINE, LLC, a Missouri Limited Liability Company NO SEAL By: CS - Print " W. (rat Hasmly Title: vy 3 a mpg LLC STATE OF [T3601 oe ) ss. COUNTY OF O1{ENL ) On this 29% day of 2016, before me, the undersigned, a Notary Public within and for said Count) fnber State, personally appeared WW {¥(l| 14 Homey, to me personally known who being by me duly swom, did say “that he is the _Nembptr of 5505 West Sunshine, LLC, a Missouri limited liability company, that ig instrument was signed on behalf of said company by authority of its members, and f mer acknowledged said instrument to be the free act and deed of said company IN WITNESS WHEREOF, 1 have hereunto set my hand and affixed my official seal at my office in Lpigf eld, _NISSHUY IT the day and year last above written. 1] ) Notary Public in and for Said County and Stare Lon Muetzel (Type, print or stamp the Notagy! name. y LL Fuca if . 30, Sot My Commission Expires: Mart h 20 [ 7) £. pe Yue, Peat a o =C ommizaion 8 144357825 El reese Coumy %“ % on Oayy ge Brn SR Of p18" of “Bg, yr a A Gn rons 34-21 Blight Study 30  ae uation Exhibit B - Final Judgment and Related Court Filings - Circuit Court of Greene County, Case No. 1331-CC01162 IN THE CIRCUIT COURT OF GREENE COUNTY STATE OF MISSOURI STATE OF MISSOURI ex rel. Se Joshua D. Hawley, the Attorney Se General of Missouri, and the Se Missouri Department of Se Natural Resources, a Sa Plaintiff, a V. Se Case No. 1331-CC01162 Se RLB PROPERTIES, LLC and a et MICHAEL PIERCE, Se d/b/a Whispering Lanes Mobile Home Park, Defendants. Se Application for Order to Show Cause Plaintiff, the State of Missouri, by and through Attorney General Joshua D. Hawley and Assistant Attorney General Shawna M. Bligh, requests that this Court require Defendants, RLB Properties, LLC and Michael Pierce d/b/a Whispering Lanes Mobile Home Park to appear before | this court to show cause why Defendants should not be adjudged in contempt for failing to comply with this Cowrt’s Final Judgment entered on November 10, 2014. In support of its Application, Plaintiff states as follows: 1. On September 6, 2013, Plaintiff filed its Petition for Injunction | and Civil Penalties against Defendants. 34-21 Blight Study 31  Rit uation 2. On November 10, 2014, the Court entered a Final Judgment against Defendants ordering them to comply with the Missouri Clean Water Law and its implementing regulations with respect to Defendants’ wastewater violations at Whispering Lanes Mobile Home Park in Greene County, Missouri. A copy of the Final Judgment is attached hereto as Exhibit A. 3. Specifically, this Court ordered Defendant to pay a civil penalty of Forty-One Thousand Eight Hundred and Twenty Dollars and No Cents (841,820.00), as well as undertake certain required injunctive relief set forth on page 6 of the Final Judgment. 4, On July 10, 2018, this Court granted Plaintiff's Motion to Enforce requiring that Defendants comply with the terms of the Final Judgment within thirty days or by August 9, 2018. 5, To-date, Defendants have not complied with the terms of the Final Judgment. 6. Consequently, Plaintiff is left no other recourse than to file the instant Application for a Show Cause Hearing with this Court. 7. Defendants failure to comply with this Court’s Final Judgment constitutes a violation of the rights of Plaintiff and is calculated to defeat the rights and remedies of the State of Missouri. 34-21 Blight Study 32  uthwest uation WHEREFORE, Plaintiff requests that this Court issue its Order to Show Cause directed to RLB Properties, LLC and Michael Pierce d/b/a | Whispering Lanes Mobile Home Park requiring them to appear and Show Cause why they should not be adjudged in contempt of Court for their failure to comply with the terms of the Final Judgment entered November 10, 2014. Respectfully submitted, JOSHUA D. HAWLEY Attorney General 1s! Qbharme CAC Sih Shawna M. Bligh Assistant Attorney General Missouri Bar No. 56079 P.O. Box 899 Jefferson City, MO 65102 Phone: (573)751-8261 Fax: (573) 751-8796 Email: Shawna. Blichédago.mo.gov ATTORNEYS FOR PLAINTIFF Certificate of Service I hereby certify that a true and accurate copy of the foregoing was mailed, postage prepaid. by Federal Express, delivery confirmation, this 5th day of September, 2018 to: RLB Properties, LLC R/A Dan R. Nelson 910 St Louis Street Suite 100 Springfield, MO 65806 Michael Pierce 7700 N. Shore Place North Little Rock, Arkansas 72118 /s/Shawna M. Bligh Shawna M. Bligh Assistant Attorney General 34-21 Blight Study 33  ae uation FiLep Division 5 IN THE CIRCUIT COURT OF GREENE COUNTY’ JUL STATE OF MISSOURI 10 2018 G | State of Missouri, ex. rel, ) CImENE COUNTY Attorney General, Joshua D. Hawley ) uir COURT ) | Plaintiff, ) ) | versus ) Case No.: 1331-CC01162 | ) RLB Properties, LLC and ) Michael Pierce d/b/a Whispering Lanes ) Mobile Home Park, ) ) | Defendants. ) ORDER GRANTING PLAINTIFI’S MOTION TO ENFORCE On the 19th day of June 2018, this matter came before the Court Plaintiffs Motion to Enforce Judgment. After a hearing on Plaintiffs Motion to Enforce Judgment, and upon review of said motion and the affidavit filed in support of said motion, the Court hereby grants Plaintiffs Motion to Enforce Judgment and enters the following Findings and Orders. FINDINGS 1. The State filed its Verified Petition for Injunctive Relief and Civil Penalties on September 6, 2013. 2. Defendant RLB Properties, LLC owns the property formerly operated | as Whispering Lanes Mobile Home Park, located at 5505 West Sunshine, Springfield, Missouri 65619. 3. On November 10, 2014, this Court entered its Final Judgment in this | case. 34-21 Blight Study 34  es uation 4. Under the Final Judgment, Defendants were required to comply with the Missouri Clean Water Law and all implementing regulations for any and all future activities in the State of Missouri. 5. Defendants were also required to stop all discharges, including discharges or potential discharges to groundwater. 6. The Final Judgment ordered and enjoined Defendants from operating or maintaining a wastewater treatment facility (‘"WWTEF") without a permit. 2. Defendants were also ordered to submit a closure plan of the WWTF to the Department of Natural Resources (“Department”) within 30 days of entry of the Final Judgment and to complete closure of the WWTF within 180 days of the Department's approval of the closure plan. 8. To-date, Defendant has failed to comply with the requirements set forth in the Final Judgment, as provided herein in Paragraphs 4-7 above. 9. Due to Defendant's failure to comply with the terms of the Default Judgment, the Attorney General was left no other recourse than to file the instant Motion to Enforce Judgment. 9, Defendant's failure to comply with this Court's Final Judgment constitutes a violation of the rights of Plaintiff and is calculated to defeat the rights and remedies of the State of Missouri. ORDERS IT IS THEREFORE ORDERED, ADJUDGED, AND DECREED: 10. This Court, applying the findings hereby ORDERS Defendants, RLB 34-21 Blight Study 35  uthwest uation Properties, LLC and Michael Pierce to perform all acts and provide all documentation required under the terms of the Final Judgment within thirty days (30) of entry of this Order, including, but not limited to cessation of all discharges, including discharges or potential discharges to groundwater, cease operating or maintaining the WWTF without a permit; and submit a closure plan of the WWTF to the Department within fifteen (15) days of entry of this Order and complete closure of the WWTF within forty-five (45) days of entry of this Order. 11. Defendant is ORDERED to allow a representative of the Department of Natural Resources to undertake a site visit or inspection to monitor Defendant's progress complying with the orders set forth in Paragraph 10 above. 12. Nothing in this Order shall prevent Plaintiff from applying to this Court for further orders or relief to enforce this Order or the terms of Plaintiff's Default Judgment, including, but not limited to the collection of any civil penalties provided for in the Default Judgment, including that portion suspended pending Defendant's compliance. SO ORDERED. Date: P-/o -{f The orf Judge Brown 34-21 Blight Study 36  uthwest uation IN THE CIRCUIT COURT OF GREENE COUNTY, MISSOURI STATE OF MISSOURI ex rel. ) Attorney General Joshua D. Hawley, ) ) Plaintiff, ) ) Vv. ) Case No. 1331-CC01162 ) ) RLB PROPERTIES, LLC and ) ) MICHAEL PIERCE, ) ) d/b/a Whispering Lanes Mobile ) Home Park, ) ) Defendants. ) Motion to Enforce Judgment COMES NOW, Plaintiff, State of Missouri ex. rel. Attorney General Joshua D. Hawley (“State”), by and through Assistant Attorney General, Shawna M. Bligh for its Motion to Enforce Judgment against Defendants, RLB Properties, LLC and Michael Pierce d/b/a Whispering Lanes Mobile Home Park, and states the following in support thereof: 1. On September 6, 2013, the State filed its Petition for Injunctive Relief and Civil Penalties (“Petition”) against Defendants for violations of the Missouri Clean Water Law. 34-21 Blight Study 37  Spee uation 2. Defendant RLB Properties, LLC owns the property formerly operated as Whispering Lanes Mobile Home Park, located at 5505 West Sunshine, Springfield, MO 65619. 3. Defendant RLB Properties, LLC owns and operates property on which there is an extended aeration wastewater treatment plant and two-cell wastewater treatment lagoon (“WWTF) to serve the property formerly operated as Whispering Lanes Mobile Home Park (“mobile home park”). Defendant RLB Properties, LLC has owned the site since 2002. 4. Defendant Michael Pierce is a member of RLB Properties, LLC and was responsible for operation of the mobile home park. 5. On November 10, 2014, this Court entered its Final Judgment in this case. See Final Judgment attached hereto as Exhibit A. 6. Defendants were required to pay a civil penalty in the amount of $41,820.00 within thirty days of entry of the Final Judgment. See Exhibit A at P. 7. 7. The Final Judgment also required Defendants to undertake certain injunctive relief. See Id. 8. Under the Final Judgment, Defendants were required to comply with the Missouri Clean Water Law and all implementing regulations for any and all future activities in the State of Missouri. 34-21 Blight Study 38  aes uation 9. Defendants were also required to stop all discharges, including discharges or potential discharges to groundwater. 10. The Final Judgment ordered and enjoined Defendants from operating or maintaining the WWTF without a permit. 11. Defendants were also ordered to submit a closure plan of the WWTF to the Department of Natural Resources (“Department”) within 30 days of entry of the Final Judgment and to complete closure of the WWTF within 180 days of the Department’s approval of the closure plan. 12. To-date, Defendants have failed to comply with any of the orders set forth in the Final Judgment. WHEREFORE, the State respectfully moves the Court to order Defendants to comply with the Final Judgment and to (i) commence performance of all acts and provide all documentation required under the terms of the Final Judgment within thirty days of entry of an order on the State’s Motion to Enforce Judgment; and (ii) pay all costs of this proceeding and for such other and further relief as this Court deems just and proper. 34-21 Blight Study 39  Re uation Respectfully submitted, JOSHUA D. HAWLEY Attorney General /s/ Shawna M. Bligh Shawna M. Bligh Assistant Attorney General Missouri Bar No. 56079 P.O. Box 899 Jefferson City, MO 65102 Phone: (5673) 751-8261 Fax: (673) 751-8796 Email: Shawna.Bligh@ago.mo.gov ATTORNEYS FOR PLAINTIFF Certificate of Service I hereby certify that a true and accurate copy of the foregoing was sent via Federal Express, delivery confirmation this 13!" day of June, 2018 to: RLB PROPERTIES, LLC R/A Dan R. Nelson 910 St Louis Street Suite 100 Springfield, MO 65806 Michael Pierce 7700 N Shore Place North Little Rock, AR 72118 /s/ Shawna M. Bligh Shawna M. Bligh Assistant Attorney General 34-21 Blight Study 40  hits uation T IN THE CIRCUIT COURT OF GREENE COUNTY, MISSOURI - I STATE OF MISSOURI ex rel. ) Attorney General Chris Koster and ) FILED 11/10/2014 v Missouri Department of ) GREENE COUNTY CIRCUIT COURT Natural Resources, ) DIVISION 1 ) Plaintiff, ) ) v. ) Case No. 1331-CC01162 ) RLB PROPERTIES, LLC and ) ) MICHAEL PIERCE, ) ) d/b/a Whispering Lanes Mobile ) Home Park, ) ) Defendants. ) FINAL JUDGMENT On November 10, 2014, the above matter came before this Court for trial. Plaintiff appeared by counsel Timothy A. Blackwell. Defendants appeared not. The Court, having considered the evidence adduced at trial, together with the pleadings herein, enters these findings of fact, conclusions of law, judgment and order. Findings of Fact 1. Defendant RLB Properties, LLC owns the property formerly operated as Whispering Lanes Mobile Home Park, located at 5505 West 34-21 Blight Study 41  as uation Sunshine, Springfield, MO 65619. Defendant RLB Properties, LLC has owned the site since 2002. 2. Defendant Michael Pierce is a member of the LLC and has been was responsible for operation of the mobile home park. 3. The wastewater treatment facility (WWTF) at the site consists of two lagoon cells and an extended aeration plant. 4. Defendants closed the mobile home park on May 31, 2012. Defendants have never submitted a closure plan for approval by the Department, and have failed to close the WWTF in accordance with a closure plan approved by the Department. 5. Defendants have never obtained an operating permit from the Missouri Department of Natural Resources for the WWTT at the site. 6. The lagoon cells have been shown to be leaking, and dye studies performed by the Department have revealed that wastewater from the system was entering groundwater supplies through sinkholes located on the property. The lagoon is built on a sinkhole. 7: An inspection in 2005 revealed that a large quantity of poorly treated wastewater was coming from the wastewater treatment plant and entering the eye of a sinkhole on the property. A water quality analysis of samples of the wastewater being discharged into the sinkhole showed that effluent limits for bacteria were exceeded. 34-21 Blight Study 42  Se uation 8. A dye trace from the lagoon showed up in a nearby drinking water well and the drinking water tested positive for coliform bacteria. 0, The original lagoon cell experienced a partial collapse at one point, and the most recent geological survey gave the lagoon a “severe” rating for collapse potential. Conclusions of Law 1 This Court has jurisdiction over the subject matter herein and of the parties pursuant to section 644.076.1, RSMo. 10. The WWTF is a “water contaminant source” as that term is defined by § 644.016(25), RSMo. 11. Untreated, undertreated, and treated discharges of wastewater from the lagoon are “water contaminants,” as that term is defined in § 644.016(24), RSMo. 12. Subsurface groundwater is part of the “water[s] of the state” as defined in § 644.016(23), RSMo. Count I — Failure to Close WWTF 13. Missouri Clean Water Regulation 10 CSR 20-6.010(12)(A) requires persons who cease operation of waste, wastewater, and sludge handling and treatment facilities to close the facilities in accordance with a closure plan approved by the Department. 14. Section 644.076.1, RSMo Supp. 2013, provides: 3 34-21 Blight Study 43  aes uation It is unlawful for any person to cause or permit any discharge of water contaminants from any water contaminant or point source located in Missouri in violation of sections 644.006 to 644.141, or any standard, rule or regulation promulgated by the commission. In the event the commission or the director determines that any provision of sections 644.006 to 644.141 or standard, rules, limitations or regulations promulgated pursuant thereto, or permits issued by, or any final abatement order, other order, or determination made by the commission or the director, or any filing requirement pursuant to sections 644.006 to 644.141 or any other provision which this state is required to enforce pursuant to any federal water pollution control act, is being, was, or is in imminent danger of being violated, the commission or director may cause to have instituted a civil action in any court of competent jurisdiction for the injunctive relief to prevent any such violation or further violation or for the assessment of a penalty not to exceed ten thousand dollars per day for each day, or part thereof, the violation occurred and continues to occur, or both, as the court deems proper. 15. Since 2012, when Defendants abandoned the WWTTF, Defendants have failed to submit a closure plan for the WWTF to the Department and failed to close the WWTF, including the lagoon. 16. Defendants violated 10 CSR 20-6.010(12)(A) by failing to submit a closure plan for the WWTF to the Department for review and approval. 17. Defendants violated 10 CSR 20-6.010(12)(A) by failing to properly close the WWTF in accordance with an approvable closure plan. Count II-Operating or Maintaining the WWTF Without a Permit 18. Section 644.051.2, RSMo, provides that it shall be unlawful for any person to operate, use or maintain any water contaminant or point 34-21 Blight Study 44  a uation source in this state that is subject to standards, rules or regulations promulgated pursuant to the provisions of sections 644.066 to 644.141, RSMo, unless such person holds an operating permit from the Clean Water Commission. 19. The Court hereby finds and concludes that Defendants have been in continuing violation of § 644.051.2, RSMo Supp. 2013, since at least 2002, and continuing to the present, by operating and/or maintaining the WWTF without a permit. COUNTS III and IV - Causing Pollution to Waters of the State and Introducing Water Contaminants into the Subsurface Waters of the State through a Sinkhole 20. Section 644.051.1(1), RSMo, makes it “unlawful for any person to cause pollution of any waters of the state or to place or cause or permit to be placed any water contaminant in a location where it is reasonably certain to cause pollution of any waters of the state.” 21. The Missouri Cave Resources Act, § 578.215.1, RSMo, prohibits any person from purposely introducing into any cave, cave Systews, sinkhole, or subsurface waters of the state any substance that will or could violate any provision of the Missouri Clean Water Law. 34-21 Blight Study 45  hit uation 22. In 2005, a water quality analysis of samples of the wastewater being discharged into the sinkhole showed that effluent limits for bacteria were exceeded. 23. Defendants violated § 644.051.1(1), RSMo, by causing and permitting the discharge of water contaminants from the WWTF in a location where those water contaminants were reasonably certain to cause pollution to the waters of the state, and Defendants violated § 578.215.1, RSMo, by introducing water contaminants into the subsurface waters of the state through a sinkhole. 924. Pursuant to § 644.076.1, RSMo, Defendants are subject to the imposition of injunctive relief and a civil penalty not to exceed $10,000 per day for each day, or part thereof, that each violation of the Missouri Clean Water Law occurred. Judgment The Court hereby enters judgment in favor of Plaintiff and against Defendants, jointly and severally. The provisions of this Judgment and order shall be binding upon Defendants, as well as their agents, servants, employees, heirs, successors, assigns, and upon all persons, firms, corporations and other entities who are, or who will be, acting in concert or privity with, or on behalf of Defendants or his agents, servants, employees, heirs, successors, and assigns. 34-21 Blight Study 46  ee uation Order A. Injunctive Relief 1. Defendants are hereby ordered and enjoined to comply with the Missouri Clean Water Law and all implementing regulations for any and all future activities in the State of Missouri. 2. Defendants are hereby ordered and enjoined to stop all discharges, including discharges or potential discharges to groundwater. 3. Defendants are hereby ordered and enjoined from operating or maintaining the WWTF without a permit. 4. Defendants are hereby ordered and enjoined to submit a closure plan to DNR within 30 days of entry of this judgment and to complete closure of the WWTT within 180 days of DNR's approval of the closure plan. B. Civil Penalty The Court may assess a penalty of up to $10,000 per violation for each day, or part thereof, that the violation continued or continues without abatement. Section 644.076.1, RSMo Supp. 2013. In considering the penalty amount, the Court has considered Defendants’ bad faith and the economic benefit of non-compliance. The Court hereby assesses against Defendants a civil penalty of $41,820.00. Within thirty days after entry of the Judgment, Defendants shall pay the civil penalty by check made payable to the “State of Missouri (Green County). Defendants shall mail the check to Collections 34-21 Blight Study 47  Re uation Specialist, Missouri Attorney General's Office, P.O. Box 899, Jefferson City, MO 65102-0899 for deposit or credit to the proper account. Modification 15. Except as otherwise specified herein, this Judgment may be modified or amended only with the approval of the Court. Costs 16. Defendants shall pay all court costs in this action. SO ORDERED. nh . / Judge, Greene County Date: 11/10/2014 34-21 Blight Study 48  he uation Curriculum Vitae Rick J. Muenks EDUCATION Texas Wesleyan University School of Law Ft. Worth, Texas Juris Doctor, August 1998 University of North Texas Denton, Texas Master of Science Applied Economics, August 1991 Central Missouri State University Warrensburg, Missouri Bachelor of Science Economics, Finance Minor, May 1988 PROFESSIONAL DESIGNATIONS AND LICENSES MAI Designation, Appraisal Institute #9956 ; Missouri State Certified General Real Estate Appraiser -- RA003286 The Missouri Bar #50835 Springfield Metropolitan Bar Association - Member Missouri Real Estate Appraisers Commission - Member - 2005-2007 Ozark Mountain Chapter Appraisal Institute - President 2004 and 2005 Approved Course and Seminar Instructor - Appraisal Institute EXPERIENCE Rick J. Muenks, Attorney at Law, LLC Springfield, Missouri Solo Practice 1999 to Present Solo practitioner firm with a focus in real estate transactions, real estate zoning and land use controls, real estate litigation, commercial law, and probate. Southwest Valuation, LLC Springfield, Missouri Managing Member 2000 to Present Southwest Valuation serves a variety of clients with real estate valuation services including appraisal studies, market studies, feasibility studies, economic impact studies, data support, litigation support and dispute resolution support. Fanning and Associates Denton, Texas Senior Analyst 1988-1999 Served as the primary analyst for numerous valuation assignments, feasibility and market studies including mixed use developments, raw land with near term urban development potential, special purpose properties including golf courses and parking garages, office buildings, shopping centers, and specialized commercial properties. PUBLICATIONS Highest and Best Use and Property Rights —- Does it Make a Difference? , The Appraisal Journal, Summer 2018, co-authored with Stephen F. Fanning, and Larry T. Wright. 34-21 Blight Study 49  | Sheet , Valuation PRESENTATIONS Highest and Best Use, 2014 Appraisal Seminar, MoDot Central District Office, April, 2014. Exactions and Inverse Condemnation, Missouri Bar Real Estate Seminar Series, 2010. Real Estate Appraisal and Evaluation Review, Various Real Estate Lenders, 2007 Meth Labs and Potential Impact on Real Estate Value, Ozark Mountain Chapter of the Appraisal Institute, September 2005. Appraiser Legals and Liabilities, Knowledge Sharing Real Estate Appraisal Symposium, Ozarks Technical College, March 2004. T. RIE Prepared valuation appraisals for property tax, estate tax and gift tax purposes. Prepared and reviewed market studies, land plans and valuation appraisals for acquisition and eminent domain proceedings by cities, counties, public utility districts, state and federal agencies for such purposes as: utility easements, road and highway right of ways, and other public use projects. Expert Witness as to opinion of fair market value and other relevant questions in various condemnation, administrative, marital dissolutions, bankruptcy, and civil litigation proceedings and trials. Prepared numerous market, marketability, valuation, and feasibility studies of mixed use developments, recreational land, agricultural and ranch land, residential estates, residential subdivisions, multi family complexes, office center, shopping/retail centers, country clubs/golf courses, theaters, industrial facilities, convenience stores, storage facilities, bowling alleys, lodging, restaurants, medical offices, environmentally impacted property, ethanol plants, and various other residential and commercial properties and projects. Notable projects include: e Franciscan Promenade, Los Angeles, California. A 45-acre power center retail site that involved various market and environmental issues as the tract was partially contaminated. e Valley Ranch, Irving, Texas. A mixed use development that served as home of the Dallas Cowboys. The study included the valuation of raw land suited for single family, residential and retail uses. e Texas Motor Speedway, Ft. Worth, Texas. An economic and land use impact study of the 125,000 seat facility and the area surrounding the speedway. e Northgate (North Natomas), Sacramento, California. A 1,000 acre mixed use development located near Sacramento’s Arco Arena. The valuation and market study was used for bankruptcy proceedings and involved complex development impact fee allocations, and environmental issues. 34-21 Blight Study 50  Ihe uation Shangri-La, Afton, Oklahoma. Valuation and market study on a lodging resort and two 18-hole golf facilities. CityPlace, Dallas, Texas. A valuation and market study involving a mixed use 128 acre holding in the central city which was being revitalized as part of a TIF district. Hermosa Center, Hermosa Beach, California. An existing multi-story retail and office center anchored by a movie theater. Downtown Springfield Market Study. A market study addressing the demand for owned condo units in the downtown market. Downtown Springfield Market Study, Springfield, Missouri. A market study of loft apartments, office and retail uses in downtown Springfield, Missouri. Southwest Greene County. Valuation and market study of a 700 + acre mixed use potential land tract. Whisper Cove, Branson, Missouri. Market study on proposed residential development fronting Table Rock Lake. Golden Triangle Energy Ethanol Facility, Holt County, Missouri. Extensive valuation assignment for an operating ethanol and industrial alcohol production facility. Aspen Heights, downtown Springfield, Missouri. A market study and valuation analysis on a proposed large student housing project. Hammons Field, downtown Springfield, Missouri. Valuation analysis of baseball stadium that was the home of the Springfield Cardinals minor league team. Real Estate Market and Sales Study of the Rio Grande Valley of Texas to support Border Wall construction project in Starr, Hidalgo and Cameron counties of Texas. 34-21 Blight Study 51  uthwest uation Appraiser’s License (/ Missouri Department of Commerce and Insurance Division of Professional Registration Real Estate Appraisers Commission State Certified General Real Estate Appraiser Ea XY eee VALID THROUGH JUNE 30, 2022 / ORIGINAL CERTIFICATE/LICENSE NO. RA003286 RICK J MUENKS / SOUTHWEST VALUATION | fut 5 A 3041 S KIMBROUGH AVE, STE 107 SPRINGFIELD MO 65807 EXECUTIVE DIRECTOR USA Aarad 2 (Ainiart BIVISION DIRECTOR © ¥ 34-21 Blight Study 52  BRODY CORNERS TAX INCREMENT FINANCING PLAN EXHIBIT 4 RELOCATION ASSISTANCE PLAN HB: 4812-7644-8227.11  "Clerk's Note: Per City Attorney’s Office, this will be numbered in the City Code as Section 36-2. (See lines #12-13) Pub. Imp. Govt. Gt. Emer. P. Hmgs. Pgs. 75 ' Filed: __1-2-07 Sponsored by: © First Reading: Second Reading: ey 2) GONG. 5)BILL NO. _2007 - OO GENERAL ORD! AN ORDINANCE 1 ADOPTING a Relocation Plan for the City of Springfield, Missouri as required by and in 2 accordance with subsection $23.205.2 RSMo. 3 4 [3 BE IT ORDAINED BY THE COUNCIL OF THE CITY OF SPRINGFIELD, MISSOURI, as 6 follows: 7 ) 8 - That the City Council adopts the Relocation Plan attached hereto as “Exhibit 9 A" for the City of Springfield, Missouri as oe by and in accordance with Subsection 10 523.205.2 RSMo. 11 12 Saction2 ~ This ordinance shall bg included in the Springfield City Code and numbered 13 as determined by the City Attorney. 14 15 Section 3 ~ This ordinance shall be in full force and effect from and after passage. 16 [ iY Passed at meeting: NN 7 i =» Oo :a Q & 5)Q = N > nN wn Filed as Ordinance: NNN LT-I EN I-Y Approved as to fo QO 4 } (A ) _, City Attorney www N= Oo Approved for Council action: AAA Manager ww FA = ow “10f15 HB: 4812-7644-8227.11  . Aff. Agcy. Noticed Emergency Required P. Hmgs. Required Fiscal Note Required Board Rec. Required EXPLANATION TO COUNCIL BILL NO. _2007 - ORIGINATING DEPARTMENT: Law PURPOSE: Adopt a Relocation Plan for the City of Springfield, Missouri as required by and in accordance with subsection §23.205.2 RSMo. REMARKS: HB 1944 that amended the laws of the State of Missouri with respect to land acquisition requires the City to adopt a relocation plan that meets requirements of state law. This plan applies city-wide whereas in the past relocation payments were 9d required when acquiring property and when the project included federal funds that triggered payment under the Federal Uniform Relocation Law. This plan is very similar to the Federal Uniform Relocation Law with some exceptions specifically adopted by the General Assembly in HB 1844. For the most part, relocation payments are simply a matter of determining what is covered and getting estimates of the cost for relocation. Payments over $160,000 are required to be approved by the City Council. Submitted by: Special Counsel Approved by: City Attorney Jolt ¢ Z — x 2 of 16 HB: 4812-7644-8227.11  ob Revised 12/25/06 EXHIBIT "A" RELOCATION PLAN CITY OF SPRINGFIELD Section | - Relocation Program A Administrative Organization —~ Scope of Plan 1. Name of Agency and Scope of Plan The administration of relocation activities will be undertaken by the Relocation Staff of the City of Springfield, Missouri. This Plan shall apply to all acquisitions made in the City of Springfield, Missouri pursuant to subsection 523.205.2 RSMo. 2. Description of Organization The City of Springfield may contract for the necessary Relocation Staff assistance to carry out all relocation activities for the Project Area required by Section 523.205 RSMo. 2000, as amended (the "Relocation Statute”) and the implementing regulations adopted pursuant thereto, as amended. The Relocation Staff will provide technical assistance and counseling services to business concerns being displaced which will need financial assistance in the purchasing of replacement properties as a relocation resource. Mare specifically, the Relocation Staff shall: a. Conduct a final survey of every site occupant to bé displaced to determine the relocation requirements of each business concem. b. Disseminate informational newsletters and material to site occupants and develop better understanding of the purposes, scope and objectives of the Project and operations of relocation activities. Cc. Maintain close contact with the business concems and advise them of the acquisition of their property, the necessity of moving and assistance that will be made available. d. Aid and counsel business concerns relative to their specific relocation problems. e. Cause to be maintained adequate records of contacts with site occupants to be displaced and records of relocation of each site occupant f. Maintain a current inventory of commercial vacancies and offer referral O services to project residents of these vacancies. 3 of 156 HB: 4812-7644-8227.11  g. Inspect commercial spaces and thoroughly analyze the location before referral is made to the site occupant as a relocation resource. h. Make available relocation payments to all eligible displacees in accordance with the Relocation Statute. i. Assist business concems that want to purchase properties in obtaining the necessary financing. No decision or recommendation of the Relocation Staff shall be final or binding until approved by the City Manager or his or her designee, except that the payment of relocation costs in excess of $150,000 must be approved by the City Council. 3 Experience of the Local Public Agency (City) The Relocation Staff has been actively involved in the acquisition of real property and the relocation of families, individuals and business concerns under federal, state and city relocation programs, including but not limited to Urban Renewal and Community Development Programs, since 1868. The Relocation Staff has been involved In numerous projects involving relocation, including, but not limited to, three (3) Redevelopment Projects under the Community Development Program in the City of Springfield and three (3) Redevelopment Projects by Urban Redevelopment Corporations. ’ Relocation Standards 1. Physical Standards All replacement structures shall be inspected by the Relocation Staff for code compliance. An Informational Statement for Business Concems and Other Non-Residential Establishments is attached hereto as Exhibit *1". 2. Standards for Displacees Ability to Pay In locating relocation resources for business concerns displaced by the project, the City will consult with the site occupant to determine their ability to pay for replacement facilities. 3. Location Standards Relocation resources will be properly zoned to meet the needs of displaced persons and shall have public utilities and facilities avallable as in the area in which they currently are located. ’ 4. Temporary Relocation O Temporary relocation will be used only when it becomes necessary to expedite the Project. 4015 HB: 4812-7644-8227.11  of ~ C. Relocation of Site Occupants 1. An informational program was developed during the planning of the Project and will continue in order to notify site occupants of relocation assistance which the City will offer. Pamphlets, newsletters and Informational Statements were prepared during the planning of the Project. A letter will be mailed to each business concern to be relocated informing them of the relocation assistance the City will offer. 2. The City office is located at 840 Boonville Avenus, which is centrally located to the Project Area. The Relocation Office will be located at: Office of Housing and Redevelopment 3" Floor Busch Municipal Building 840 Boonville Ave. Springfield, Mo. 65802 Regular office hours will be from 8:00 a.m. to 5:00 p.m., Monday through Friday. However, office hours will be arranged for the convenience of the site occupants. Site occupants will be informed of the Relocation Office and that office hours will be amranged for their convenience, Dd D. Eviction Procedure Eviction of site occupants will not take place until all other reasonable efforts have falled. The City shall offer relocation services to site occupants prior to eviction. Should eviction become necessary as a result of code enforcement, rehabilitation, or acquisition by a public body other than the City, the City will attempt to work out a satisfactory agreement to all concemed prior to eviction. E. Relocation Payments 1. Eligibility of Relocation Payment Business concerns within the Project Area which are to be displaced may be eligible for relocation payments. Relocation payments shall be made in accordance with the Relocation Statute to all eligible site occupants. Business concerns being displaced will be informed through an Informational Statement (Exhibit “1") of the availability of relocation payments and where the written conditions under which relocation payments will be made are available. 2. Claims for relocation payments must be made to the City within a period not to exceed eighteen (18) months after displacement. Claims for relocation payments must be filed on forms provided by the City. O B. Relocation of Business Concerns 1. The following relocation services shall be provided to business concerns: 50115 HB: 4812-7644-8227.11  a. An informational program has been developed with respect lo business concerns and this program will continue to provide information to advise business concerns of relocation assistance which the City will offer. (1) Business concems and other nonresidential establishments located in the Project Area will be notified through pamphlets, newsletters, and Information Statements, of the general nature and scope of the project. (2) Upon final project approval, business concems and other nonresidential establishments being displaced will be notified through an Informational Statement of relocation assistance which will be offered by the City as well as the conditions under which Relocation payments will be made. b. The Relocation Staff will maintain a listing of available commercial space. The listing will be updated by consultation with local Real Estate Agencies. The availability of commercial space will be for the exclusive use of business concerns proposed to be relocated under the Project Plan. Arrangements shall also include provisions for listing which business concems may be referred for assistance in obtaining d commercial space. c. Upon submission of the Project for execution, SBA will be requested to visit the City to discuss with any small business concams that are interested, the technical and financlal assistance which will be available. Section II - Final Decisions and Appeals A. Final Decision 1. After receiving the approval of the City Manager or his or her designee or the City Council if required, the Relocation Staff shall send a writlen statement of its final decision regarding any claim for relocation payments. Such final decision shall be mailed to the claimant by certified mail, return receipt requested to the address for the claimant stated In its claim for relocation assistance, or if none, then to the claimant's last known address. Right of Appeal. 1. Any business or non-residential establishment aggrieved by the final decision of the Relocation Staff regarding relocation payments shall be entitled to appeal such decision to the Board of Commissioners of the Land Clearance for Redevelopment Authority (LCRA). Appeal Procedures O 1. Filing Appeal—Time Limitations 6015 HB: 4812-7644-8227.11  a. Any appeal from a final decision of the Relocation Staff must be filed within 60 days after the final decision of the Relocation Staff is sent to the business or non-residential establishment by certified U.S. mail, return receipt requested. Unless appealed within said time period, the final decision of the Relocation Staff shall be final and binding on all parties. : . b. An appeal of a final decision of the Relocation Staff shall be commenced by the filing of a notice of appeal with the office of the Board of Commissioners of the LCRA. The notice of appeal shall contain a statement of the aggrieved parties’ request for appeal and the reasons for the appeal, and a copy of the decision of the Relocation Staff from which the appeal is requested shall be attached thereto. The notice of appeal shall be filed by delivering a copy thereof to the Board of Commissioner of the LCRA at the following address: Board of Commissioners Land Clearance for Redevelopment Authority Office of Housing and Redevelopment 3™ Floor Busch Municipal Building 840 Boonville Ave, Springfield, Mo. 65802 d 2. Procedures on Appeal a. The Board of Commissioners of the LCRA shall promptly send a copy of the notice of appeal and a natice of the institution of the appeal to the Relocation Staff and the claimant as provided in Section 536.067 RSMo. 2000, as amended. a. All appeals relating to relocation assistance shall be subject to the rules for a contested case as set out in the Missouri Administrative Procedures Act (Chapter 636, RSMo. 2000, as amended) 3. Judicial Review a. The decision of the Board of Commissioners of the LCRA shall be subject to judicial review as provided in the Missouri Administrative Procedures Act (Chapter 536 RSMo. 2000, as amended). O 70¥16 HB: 4812-7644-8227.11  EXHIBIT “1" To Plan A CITY OF SPRINGFIELD, MISSOURI INFO TIONAL S T INE CONCERNS AND OTHER NON-RESIDENTIAL ESTABLISHMENTS 1 General The basic purpose of this Statement is to inform you of the benefits and services that will be offered to you as a result of displacement from your present location. If your building is among those that will have to be vacated, it will be necessary for you to will be given as much advance consider a move to another location. However, every occupant notice as possible of the time the City expects to acquire possession of the property, and no one lawfully occupying property within the project area will be required to surrender possession without at least 90 days written notice from the City of the date on which possession will be required or such time as required by state law if longer than 80 days. This notice will not be given until after the City has entered into a contract with the owners to buy the property or the City has acquired the property by condemnation. You should not, under any circumstances, move or make any financial commitment conceming a move from your present location without first checking with the City. A premature move could make you ineligible for relocation payments. Please be assured that we will iry to help you find other facllities suitable fo your needs and requirements, and that we will provide other aids and services to each problem of relocation that you may encounter. Relocation and other activities in connection with the project will be handled by the City through | the Relocation Staff. "a. Acquisition of Real Property _ Every owner of property to be acquired for the project will be afforded a full opportunity to sell his property directly to the City without litigation. When purchasing property, it is the policy of the City to pay fair prices and to treat all owners fairly and impartially. The compensation that will be offered to each owner will be based on appraisals of the property made by competent independent appraisers. In negotiating the terms of the agreement to purchase the property, the City will, to the extent permitted by scheduled aclivities, allow the owner fo set the times for closing the sale and for delivery of the right of possession to the City. Condemnation will not be instituted unless necessary and no property will be condemned until after every reasonable effort to purchase the property by negotiation has been exhausted and the requirements of Missouri Law have been satisfied. : O 3. Eligibility for Relocation Payments 8 of 156 HB: 4812-7644-8227.11  For the purpose of establishing eligibility for any relocation payment, a business concern or nonprofit organization which moves from real property within a project area or moves his personal property from such real property on or after the date of the pertinent contract for financial assistance for the project for the following reason may be eligible for certain relocation payments and assistance: The City’s acquisition of all or part of the real praperty from which it moves, and issuance of a Notice of Displacement. TYPES OF RELOCATION PAYMENTS A business concern (with the exception of owners of outdoor advertising displays) may be entitled to a relocation payment for either one of the following at the option of the business: A. An amount to cover: 1. Aclual and reasonable moving costs for packing, crating, disconnecting, dismantling, reassembling and installing all personal equipment and costs for re- lettering similar signs and similar replacement stationery; and 2. Reestablishment expenses of up to an additional $10,000, which are limited to the actual costs incurred for physical improvements to the replacement property to accommodate the particular business at issue.” or B. In lieu of actual and reasonable moving expenses, a fixed moving expense payment of $3,000, and up to an additional $10,000 for reestablishment expenses, which shall be limited to the costs incurred for physical improvements to the replacement property to accommodate the particular business at issue (excluding all owners of outdoor advertising displays). . NON- BU BLE EXPENSES Expenses which are not eligible for reimbursement include the following: a. Additional expense incurred because of doing business in a new area. b. Moving structures or other real property in which the displaced person retains ownership. Interest on loans to cover moving expenses. Loss of good will. moan Loss of profit. Loss of trained employees. Personal injury. - Cost of preparing claims for moving expenses, including legal fees and other costs. ~Te Any addition, improvement, or other physical change in or to the replacement structure O or its premises. i. Any other items the City determines are not reasonable and necessary. 90% 16 HB: 4812-7644-8227.11  k. The cost for storage of personal property on real property owned or leased by the displaced business before displacement. I. Any additional operating expenses of a business incurred because of operating in a new location. m. Physical changes to the real property at the replacement location. The Moving Process Each displaced business must notify the City, in writing, of its intention to move at least 45 days before the mave will begin. This notice should include the following information: A. The dates of the anticipated move and/or disposal of personal property. B. A statement indicating whether or not the business will perform a self-move. C. Assurance that prior to invitations for bids the business will fumish to the City a detailed inventory of property to be moved and scope of work required to complete the move. Submission of Bids for Moving and Related Expenses Before you move, you must obtain two written bids from reputable movers. The bids must be submitted to us at least 15 days before you start your move, If you estimate that your moving expenses will be less than $1,000, you may, after obtaining the approval of the City, proceed without the bids. Prior confirmation of your estimate by the City is required. The bids submitted should include the following information: A. Name and address of the mover and the name of the bidder. B. Origin and destination points of the move, estimated date(s) of the move, and the estimated time required to carry out the move. C. Identification of the items to be moved, number of loads or cubic feet to be moved, and the hourly rate for labor and vehicles to be used in the move. D. If applicable, identification of any estimates covering unusual charges, such as for packing, unpacking or other costs. Bids must be obtained from reliable sources, covering charges for electrical, plumbing, carpentry, or other services needs far the disassembly, moving, reassembly, reconnecting, or reinstallation of machinery and equipment. The City will furnish approved bid forms and the amount of the relocation payment will be based on the lowest acceptable bid. The bids should be broken down by number of persons required to perform the services and costs for labor and material. Lump sum estimates are not acceptable. Failure to provide acceptable bids and to otherwise observe required procedures may result in forfeiture of the entire claim. A) Self-Moves 10 6f 15 HB: 4812-7644-8227.11  A business which elects to move itself may be reimbursed for certain out-of-pocket expenses. As in the case of other moves the City must be notified in writing 45 days prior to the start of the move. The City will abtain necessary bids or estimates to be used as basis for reimbursement. Generally, the business may be reimbursed, up to the amount of the low bid for labor, equipment, and related costs with little or no documentation in support of the claim. As certain situations may require complete documentation, however, it is very important that each business discuss its proposed sslf-move with Relocation personnel well In advance of the move. Eiling of Claim Any relocation payment for your moving expense or direct loss of property because of the move, or an in lieu of payment, will be made only after the completion of your move, or the discontinuance of your business. After you move, or upon discontinuance of your business operations, you must submit a completed claim form to the Relocation Office. Receipted bills or other evidence of costs incurred or property loss sustained must be documented and submitted with the claim. You must certify that your claim is true and accurate. A claim for payment for moving expenses, actual direct loss of property, or an in lieu of payment must be filed within 18 months after completion of your move or the date you discontinue operation. You are Invited to call or visit the Relacation Office for assistance In filing your claim. We will help you in every way wa can. A visit to our office should result in a claim properly made out and hence one which we can process in the shortest possible time so as to speed up the payment to you. The Cily Relocation Office is located at: ‘ Housing and Redevelopment Office 3" Floor, Busch Municipal Building 840 Boonville Ave. Tel: 417-864-1039 Rent As stated earlier, if the properly you are occupying Is acquired by the City, you will be given at least 90 days written notice of the time you will have to vacate the property, and such notice will not be given until the City has entered into a contract with the owner to buy the property or has acquired the property by condemnation. After the property is acquired, an equitable rental rate will be established. The rent will be payable at our office in advance, monthly, on or before the first day of each month. The office location Is Housing and Redevelopment Office, 3" Floor, Busch Municipal Building, 840 Boonville Ave. Q Eviction 11 df15 HB: 4812-7644-8227.11  Legal action to compel a business concem to move from the acquired property may be taken as permitted at law or pursuant to any agreement with the City permitting continued occupancy of the property after it is acquired by the City. . Eviction will not affect your eligibility for any relocation payment to which you may otherwise be entitled. The Relocation Staff will locate, inspect, and refer relocation sites or space for your consideration. The Relocation Staff will also assist in the processing of any forms required by lending institutions, the Small Business Administration (SBA), and others in connection with the purchase or leasing of new premises. If you so desire, the City will arrange for the SBA to send you a letter describing the assistance available from that agency. Waiver of Relocation Payments Any displaced person who is also the owner of the premises affected by the project may waive relocation payments as part of the negotiations for the acquisition of the interest held by such person. Such waiver shall be in writing, shall disclose the person's knowledge of the provisions of the Relocation Statute and this plan and his entitlement to payment. Such waiver shall be filed in the office of the Relocation Staff. No waiver shall include any waiver of the notice provisions of the Relocation Statute or this plan. Final Decisions and Appeals A Final Decision 1. The Relocation Staff shall send a written statement of its final decision regarding any claim for relocation payments. Such final decision shall be mailed to the claimant by certified mail, return receipt requested to the address for the claimant stated in its claim for relocation assistance, or if none, then fo the claimant's fast known address. B. Right of Appeal. 1. Any business or non-residential establishment aggrieved by the final decision of the Relocation Staff regarding relocation payments shall be entitled to appeal such decision to the Board of Commissioners of the Land Clearance for Redevelopment Authority (LCRA). C. Appeal Procedures 1. Filing Appeal—Time Limitations a. Any appeal from a final decision of the Relocation Staff must be filed within 60 days after the final decision of the Relocation Staff is sent by it to the business or non-residential establishment by certified or O registered U.S. mail. Unless appealed within said time period, the final decision of the Relocation Staff shall be binding on all parties. 12 6f15 HB: 4812-7644-8227.11  b. An appeal of a final decision of the Relocation Staff shall be commenced by the filing of a notice of appeal with the office of the Board of Commissioners of the LCRA. The notice of appeal shall contain a statement of the aggrieved parties’ request for appeal and the reasons for the appeal, and a copy of the decision of the Relocation Staff from which the appeal is requested shall be attached thereto. The notice of appeal shall be filed by delivering a copy thereof to the office of the Board of Commissioner of the LCRA at the following address: Board of Commissioners Land Clearance for Redevelopment Authority Office of Housing and Redevelopment 3" Floor Busch Municipal Building 840 Boonville Ave. Springfield, Mo. 65802? Procedures on Appeal a. The Board of Commissioners of the LCRA shall promptly send a copy of the notice of appeal and a notice of the institution of the appeal to the Relocation Staff and the claimant as provided in Section 536.067 RSMo. 2000, as amended. a. All appeals relating to relocation assistance shall be subject to the rules for a conlested case as set out in the Missouri Administrative Procedures Act (Chapter 536, RSMo. 2000, as amended) Judicial Review a. The decision of the Board of Commissioners of the LCRA shall be subject to judicial review as provided in the Missouri Administrative Procedures Act (Chapter 536 RSMo. 2000, as amended). Revisions This information presented above is subject to certain revisions and madifications as may be determined by the City from time-to-time. . Transfer of Ownership A claimant shall be deemed to have transferred to the City ownership of any tangible personal property that has not been moved, sold or traded in by the claimant prior to the date the City actually receive possession of the real property. O Advertising Signs 13 6f 15 HB: 4812-7644-8227.11  The amount of a payment for direct loss for an advertising sign which is tangible personal property shall be the lesser of: (i) the depreciated replacement cost of the sign, as determined by the relocation staff, less the proceeds from its sale; or (il) the estimated cost of moving the sign, but with no allowance for storage. alification and | ion The following requirements apply to payments under this plan. 1 The Relocation Staff shall inform the displaced person in writing of the requirements of this plan as soon as possible after the initiation of negotiations. 2. The displaced business must provide the Relocation Staff with reasonable advance written notice of the approximate date of the start of the move or disposition of the personal property and a list of the items to be moved; provided, however, that the Relocation Staff may waive this requirement after they secure sufficient documentation concerning the move. 3. The displaced business must permit the Relocation Staff to make a reasonable and timely inspection of the personal property at both the displacement and replacement sites and to monitor the move. The displaced person should notify the Relocation Staff at least 45 days before the commencement of any move and permit the Relocation Staff, or their representative, to thoroughly inspect and S document all personal property as to which the claimant makes a claim under the plan and all fixtures which are deemed to be part of the real estate and, therefore, are not subject to relocation payments under the plan. Dated this ___ day of : 2007. City Manager Acknowledgment | hereby acknowledge that the preceding Informational Statement, including the Grievance Procedure, has been delivered and explained to me by the person delivering it. Signalure of Business Owner Date O Signature of Business Owner Date 14 Gf 15 HB: 4812-7644-8227.11  . Address of Business Relocation Officer O 16 éf 15 HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN EXHIBIT 3S BUDGET FOR REDEVELOPMENT PROJECT AND ANTICIPATED COST OF PLANNED DEVELOPMENT Cost of the Planned Redevelopment Reimbursable Development Project Costs Project Costs 1. Land Acquisition Costs $0.00 $1,800,000.00 $0.00 2. Cost of Buildings $20,500,000.00 $0.00 $0.00 3. Professional Fees $0.00 $150,000.00 $150,000.00 4. Financing Fees $0.00 $300,000.00 $300,000.00 5. Parking Lot $0.00 $500,000.00 $0.00 6. Lighting $0.00 $125,000.00 $0.00 7. Signage $0.00 $75,000.00 $0.00 8. Sitework: a) Excavation $0.00 $801,399.00 $406,553.00 b) Landscape $0.00 $77,700.00 $25,160.00 c) Utilities $0.00 $35,000.00 $35,000.00 d) Sewer and stormwater $0.00 $390,445.00 $390,445.00 e) Water $0.00 $428,128.00 $428,128.00 f) Roadway $0.00 $680,050.00 $680,050.00 g) Demolition $0.00 $102,165.00 $102,165.00 h) General conditions & $0.00 $226,975.00 $145,725.00 Mobilization i) Soft costs $0.00 $278,363.00 $223,936.00 9. Offsite Fresh Water $0.00 $303,048.00 $303,048.00 10. Offsite Road $0.00 $252,467.00 $252,467.00 Improvements TOTAL: $20,500,000.00 $6,525,740.00 $3,442,677.00 Percentage of Total Development Costs 7.8% (527,025,740) to Total Reimbursable Costs (53,442,677) HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN EXHIBIT 6 SOURCES AND USES SUMMARY Sources Developer will provide all funding necessitated by the costs related to the implementation of} this Redevelopment Project. Developer will use a mix of cash and financing for this purpose; and Developer’s financial ability to proceed with this Redevelopment Project is evidenced by and through the commitment letter set forth in Exhibit 12. These sources include capital or equity available to the Developer through cash reserves, financing sources or potential investment. If the Redevelopment Plan is approved, TIF and CID revenues will be used fo reimbursement of up to $3,442,677 of the Developer’s Reimbursable Costs pertaining to public improvements. Uses Cost of the Planned Redevelopment Reimbursable Development Project Costs Project Costs 1. Land Acquisition Costs $0.00 $1,800,000.00 $0.00 2. Cost of Buildings $20,500,000.00 $0.00 $0.00 3. Professional Fees $0.00 $150,000.00 $150,000.00 4. Financing Fees $0.00 $300,000.00 $300,000.00 5. Parking Lot $0.00 $500,000 $0.00 6. Lighting $0.00 $125,000.00 $0.00 7. Signage $0.00 $75,000.00 $0.00 8. Sitework: $0.00 $3,020,225.00 $2,437,162.00 9. Offsite Fresh Water $0.00 $303,048.00 $303,048.00 10. Offsite Road $0.00 $252,467.00 $252,467.00 Improvements TOTAL: $20,500,000.00 $6,525,740.00 $3,442,677.00 Total Cost of Project: $27,025,740.00 Total Reimbursable Costs: $3,442,677.00 HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN EXHIBIT 7 BASE PROPERTY DATA WORKSHEETS BRODY CORNERS TAX INCREMENT FINANCING PLAN BASE PROPERTY DATA WORKSHEETS Base Property Data Parcel Tax Parcel Owner Address Acres 1 1701100099 West Sunshine Development, LLC 5505 West Sunshine, Springfield, MO 23 2 1701100097 West Sunshine Development, LLC 5505 West Sunshine, Springfield, MO 3 HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN BASE PROPERTY DATA WORKSHEETS Base Property Data ESTIMATED ACTUAL VALUE ASSESSED VALUE Parcel Land Improvements Total Land Improvements Total 1 $611,800 $2,000 $613,800 $195,780 $380 $196,160 2 $126,800 $126,800 $40,580 $40,580 Totals $738,600 $740,600 $236,368 $236,740 HB: 4812-7644-8227.11  EXHIBIT 8 PROJECTION OF TIF REVENUES BRODY CORNERS TAX INCREMENT FINANCING PLAN HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN TIF REVENUE PROJECTIONS PAGE 1 OF 6 TAX ASSUMPTIONS Real Property Levy Rates Subject to TIF Real Property Assumptions Taxing District Rate Captured Rate % of Total Assessment Ratios Republic R-3 School District 4.1546% 4.1546% 75.3% Commercial 32% Library 0.2434% 0.2434% 4.4% Residential 19% City of Springfield 0.6196% 0.6196% 11.2% Agricultural 12% OTC College 0.1996% 0.1996% 3.6% County Road 0.1248% 0.1248% 2.3% Bi-annual Growth/Inflation Rate 1.00% County General Revenue 0.1248% 0.1248% 2.3% County Senior Citizens’ Services 0.0493% 0.0493% 0.9% Personal Property Assumptions Assessment Ratio 33% Totals 5.5157% 5.5157% 100% Base Market Value $0 Annual Growth & Inflation Rate: 1% Real Property Levy Rates Not Subject to TIF Mo Blind Pension 0.0300% 110% replacement value, 7 year replacement life Replacement Tax 1.0400% Dev Disability Tax 0.0467% 6.6324% Total of All Tax Levies Sales Projection Assumptions Percent Period Year Open Growth Year 1 2023 25% 0.0% Personal Property Rates Rate % of Total (not subject to TIF) Taxing District Year 2 2024 50% 0.0% Republic R-3 School 4.1546% 74.3% Year 3 2025 50% 0.0% District Year 4 2026 75% 0.0% Library 0.2434% 4.4% Year 5 2027 100% 0.0% City of Springfield 0.6196% 11.1% OTC College 0.1996% 3.6% County Road 0.1248% 22% County General Revenue 0.1248% 2.2% Assumed Reimbursement Interest Rate County Senior Citizens’ 0.0493% 0.9% Services 6.00% County Dev. Disability 0.0467% 0.8% Programs MO Blind Pension 0.0300% 0.5% Total 5.5924% 100.0% Sales Taxes Subject to TIF Notes: Taxing District Rate Captured Rate e TIF does not capture Blind Pension Tax, taxes Imposed for development disability or Merchants City — General 1.000% 0.500% And Manufacturers Replacement Tax. City — Transportation 0.125% 0.0625% e The City of Springfield’s Temporary General City - Capital Improvements 0.250% 0.125% Revenue Levy, which is included in the Real Estate City — Pension Sales Tax 0.750% 0.375% Levy Rates for City of Springfield, above, Proposed Community 1.000% 0.500% ($0.2665/$100), expires in 2025. Improvement District e The City Pension Sales Tax terminates on 3/31/2025 County Parks 0.250% 0.125% e After Year 5, the growth in the Sales Projection County Law Enforcement 0.375% 0.188% Assumptions is 1% per year. County 911 0.125% 0.063% County General Revenue 1.000% 0.500% Rate Subject to TIF 4.875% 2.438% HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN DEVELOPMENT ASSUMPTIONS WORKSHEET PAGE 2 OF 6 Base Assessed Valuations (2021 County Data) Parcel Appraised Value Assessed Value 1701200099 $613,800 $196,160 1701100097 $126,800 $40,580 Estimated Post Construction Assessed Valuations Land Use Market Value Assessed Value Commercial Mixed-use $20,500,000 $6,560,000 Sales Projections Land Use Total Annual Sales Commercial Mixed-use $10,000,000 Personal Property Assumption Personal Prop Land Use Value Commercial Mixed-use $500,000 HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN TIF REVENUE PROJECTIONS PAGE 3 OF 6 REAL PROPERTY VALUES Base After Redevelopment Incremental Increase in Year Market Value Assessed Value | Market Value Assessed Value Assessed Value 1 $740,600 $236,740 $5,125,000 $1,640,000 $1,403,260 2 $740,600 $236,740 $10,250,000 $3,280,000 $3,043,260 3 $740,600 $236,740 $15,375,000 $4,920,000 $4,683,260 4 $740,600 $236,740 $20,500,000 $6,560,000 $6,323,260 5 $740,600 $236,740 $20,500,000 $6,560,000 $6,323,260 6 $740,600 $236,740 $20,705,000 $6,625,600 $6,388,860 7 $740,600 $236,740 $20,705,000 $6,625,600 $6,388,860 8 $740,600 $236,740 $20,912,050 $6,691,856 $6,455,116 9 $740,600 $236,740 $20,912,050 $6,691,856 $6,455,116 10 $740,600 $236,740 $21,121,171 $6,758,775 $6,522,035 11 $7406000 $236,740 $21,121,171 $6,758,775 $6,522,035 12 $740,600 $236,740 $21,332,382 © $6,826362 $6,589,622 13 $740,600 $236,740 $21,332,382 $6,826,362 $6,589,622 14 $740,600 $236,740 $21,545,706 $6,894,626 $6,657,886 15 $740,600 $236,740 $21,545,706 $6,894,626 $6,657,886 16 $740,600 $236,740 $21,761,163 $6,963,572 $6,726,832 17 $740,600 $236,740 $21,761,163 $6,963,572 $6,726,832 18 $740,600 $236,740 $21,978,775 $7,033,208 $6,796,468 19 $740,600 $236,740 $21,978,775 $7,033,208 $6,796,468 20 $740,600 $236,740 $22,198,562 © $7,103,540 $6,866,800 21 $740,600 $236,740 $22,198,562 $7,103,540 $6,866,800 22 $740,600 $236,740 © $22,420,548 $7,174,575 $6,937,835 23 $740,600 $236,740 $22,420,548 $7,174,575 $6,937,835 HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN TIF REVENUE PROJECTIONS PAGE 4 OF 6 PILOTS PROJECTION Base Real Real Property Taxes After PILOTS Net PILOTS Surplus PILOTS Year Property Taxes Redevelopment 1 $13,058 $90,457 $77,400 $19,350 $58,050 2 $13,058 $180,915 $167,857 $41,964 $125,893 3 $13,058 $271,372 $258,315 $64,579 $193,736 4 $12,427 $344,348 $331,921 $82,980 $248,940 $12,427 $344,348 mien $82,980 $248,940 ”5 a ETE ; x os 7 $12,427 $347,791 $335,364 $83,841 $251,523 8 $12,427 $351,269 $338,842 $84,710 $254,131 9 $12,427 $351,269 $338,842 $84,710 $254,131 10 $12,427 $354,782 $342,355 $85,589 $256,766 11 $12,427 $354,782 $342,355 $85,589 $256,766 12 $12,427 oo $358,329 © $345902 $86,476 $259,427 13 Soar $358,329 Se $4502 $86,476 $259,427 14 $12,427 $361,913 oo $349,486 $87,371 $262,114 15 $12,427 $361,913 $349,486 $87,371 $262,114 16 $12,427 $365,532 $353,105 $88,276 $264,829 17 $12,427 $365,532 $353,105 $88,276 $264,829 18 $12,427 $369,187 $356,760 $89,190 $267,570 $12,427 $369,187 $356,760 $89,190 $267,570 >19 an nd lll aC 21 Sia hye An | $90,113 $270,339 2 $12,427 $376,608 $364,181 $91,045 $273,136 23 $12,427 $376,608 $364,181 $91,045 $273,136 TOTAL $287,713 $7,748,019 $7,460,306 $1,865,077 $5,595,230 Notes: Does not include Blind Pension, Development Disability or Replacement Tax HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN TIF REVENUE PROJECTIONS PAGE 5 OF 6 EATS PROJECTIONS Sales Projected Incremental Sales Taxes EATs Year Projected City Incremental Sales County Incremental CID Incremental Sales Total Incremental Sales Total EATs Redevelopment Taxable EATs from City EATs from County Sales Tax Sales Tax Tax Tax RE Rn $2,500,000 $51,531 $42,438 $24,250 $118219 $25,766 $21,219 $46,984 2 $5,000,000 $103,063 $84,875 $48,500 $236,438 $51,531 $42,438 $93,969 3 $5,000,000 $103,063 $84,875 $48,500 $236,438 $51,531 $42,438 $93,969 4 $7,500,000 $100,031 $127,313 $72,750 $300,094 $50,016 $63,656 $113,672 5 $10,000,000 $133,375 $169,750 $97,000 $400,125 $66,688 $84,875 $151,563 6 $10,100,000 $134,709 $171,448 $97,970 $404,126 $67,354 $85,724 $153,078 7 $10,201,000 $136,056 $173,162 $98,950 $408,168 $68,028 $86,581 $154,609 8 $10,303,010 $137,416 $174,894 $99,939 $412,249 $68,708 $87,447 $156,155 9 $10,406,040 $138,791 S176,643 $100,939 416372 | $69,395 $88,321 $157,117 10 $10,510,101 $140,178 $178,409 $101,048 $420,535 $70,089 $89,204 $159,294 11 $10,615,202 $141,580 $180,193 8102967 $a2a741 | $70,790 $90,097 $160,887 12 $10,721,354 $142,996 $181,995 $103,997 $428,988 $71,498 $90,997 $162,496 13 $10,828,567 $144,426 $183,815 $105,037 $433,278 $72,213 $91,907 $164,120 14 $10,936,853 $145,870 $185,653 $106,087 $437,611 $72,935 $92,827 $165,762 18 $11,046,221 | $147,329 LB187,510 $107,148 saLosr $73,664 $93,755 $167,419 16 $11,156,683 $148,802 $189,385 $108,220 $446,407 $74,401 $94,692 $169,093 17 $11,268,250 $150,290 $191,279 $109,302 $450,871 $75,145 $95,639 $170,784 18 $11,380,933 $151,793 $193,191 $110,395 $455,380 $75,897 $96,596 $172,492 19 $11,494,742 $153,311 $195,123 $111,499 $459933 $76,656 $97,562 $174,217 20 $11,609,690 $154,844 $197,074 $112,614 $464,533 $77,422 $98,537 $175,959 2 $11,725,786 $156,393 $199,045 $113,740 $469,178 $78,196 $99,523 $177,719 22 $11,843,044 $157,957 $201,036 $114,878 $473,870 $78,978 $100,518 $179,496 23 $11,961,475 $159,536 $203,046 $116,026 $478,609 $79,768 $101,523 $181,291 Total $228,108,950 $3,133,341 $3,872,149 $2,212,657 $9,218,147 $1,566,670 $1,936,075 $3,502,745 Notes: All sales tax estimates are net of the State of Missouri's 1% administration fee and 2% early pay discount HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN TIF REVENUE PROJECTIONS PAGE 6 OF 6 PROJECTION OF TOTAL TIF REVENUE Year Net PILOTS* EATS CID Total TIF Revenue Total TIF & CID Revenue 1 $58,050 $46,984 524,250 $105,034 $129,284 2 $125,893 $93,969 $48,500 } $219,862 $268,362 3: $193,736 : $93,969 i $48,500: 8287,705 $336,205 4 $248,940 $113,672 $72,750 $362,612 $435,362 SI $248940 $151,563 $97,000 $400,503 $497,503 6 $251,523 $153,078 $97,970 $404,601 $502,571 7 $251,523 $154,609 $98,950 $406,132 $505,082 8 $254,131 $156,155 $99,939 $410,286 $510,226 9 $254,131 $157,717 $100,939 $411,848 $512,787 10 $256,766 $159,294 $101,948 $416,060 $518,008 11 $256,766 $160,887 $102,967 $417,653 $520,620 12 $259,427 $162,496 $103,997 $421,922 $525,919 13 $259,427 $164,120 $105,037 $423,547 $528,584 14 $262,114 $165,762 $106,087 $427,876 $533,963 15 $262,114 $167,419 $107,148 $429,534 $536,682 16 $264,829 $169,093 $108,220 $433,922 $542,142 17 $264,829 $170,784 $109,302 $435,613 $544,915 18 $267,570 $172,492 $110,395 $440,062 $550,457 19 $267,570 $174,217 $111,499 $441,787 $553,286 20 $270,339 $175,959 $112,614 $446,298 $558,912 21 $270,339 $177,719 $113,740 $448,058 $561,798 22 $273,136 $179,496 $114,878 $452,632 $567,509 23 $273,136 $181,291 $116,026 $454,427 $570,453 TOTAL $5,595,230 $3,502,745 $2,212,657 $9,097,975 $11,310,631 * 75% of PILOTS collected will be available for payment of Reimbursable Costs. 25% will be distributed to taxing districts as surplus HB: 4812-7644-8227.11  EXHIBIT 9 AMORTIZATION SCHEDULES BRODY CORNERS TAX INCREMENT FINANCING PLAN HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN PAGE 1 OF 3 TIF REIMBURSEMENT AMORTIZATION 100% Scenario Assuming Projected Revenue at 100% TIF Reimbursable Cost Balance Before Payment 6% Interest on Payment from Year End from TIF/CID Balance During TIF/CID Reimbursable Year Revenue the Year Revenue* Cost Balance 1 $3,442,677 $206,561 $122,820 $3,526,418 2 $3,526,418 $211,585 $254,943 $3,483,059 3 $3,483,059 $208,984 $319,394 $3,372,648 4 $3,372,648 $202,359 | $413,594 $3,161,413 5 $3,161,413 $189,685 $472,628 $2,878,470 6 $2,878,470 $172,708 $477,443 $2,573,736 7 $2,573,736 $154,424 $479,828 $2,248,332 8 $2,248,332 $134,900 $484,714 $1,898,518 9 $1,898,518 $113,911 $487,147 $1,525,282 10 $1,525,282 $91,517 i $492,107 $1,124,601 11 $1,124,691 $67,481 $494,589 $697,584 12 $697,584 $41,855 $499,624 $239,815 13 $239,815 $14,389 $502,155 $0 14 15 16 17 18 19 20 21 22 23 *5.0% of gross revenues assumed to be held back as collection and administrative fees by City, County and Department of Revenue. HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN PAGE 2 OF 3 TIF REIMBURSEMENT AMORTIZATION 85% Scenario \ fae Prol IR (85% TIF Reimbursable Cost Balance Before Payment 6% Interest on Payment from Year End from TIF/CID Balance During TIF/CID Reimbursable Year Revenue the Year Revenue* Cost Balance 1 $3,442,677 $206,561 $104,397 $3,544,841 2 $3,544,841 $212,690 $216,702 $3,540,829 3 $3,540,829 $212,450 $271,485 $3,481,794 4 $3,481,794 $208,908 $351,555 $3,339,146 5 $3,339,146 $200,349 $401,734 $3,137,761 6 $3,137,761 $188,266 $405,826 $2,920,201 7 $2,920,201 $175,212 $407,853 $2,687,560 8 $2,687,560 $161,254 $412,007 $2,436,806 9 $2,436,806 $146,208 $414,075 $2,168,939 10 $2,168,939 | $130,136 $418,291 $1,880,784 11 $1,880,784 $112,847 $420,401 $1,573,231 12 $1,573,231 $94,394 $424,680 $1,242,944 13 $1,242,944 $74,577 $426,832 $890,689 14 $890,689 $53,441 $431,175 $512,955 15 $512,955 $30,777 $433,371 $110,362 16 $110,362 $6,622 $437,780 $0 17 18 19 20 21 22 23 *5.0% of gross revenues assumed to be held back as collection and administrative fees by City, County and Department of Revenue. HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN PAGE 3 OF 3 TIF REIMBURSEMENT AMORTIZATION 75% Scenario \ ing Projected R 759 TIF Reimbursable Cost Balance Before 6% Interest on Payment from Balance During Payment from Year End Reimbursable Year TIF/CID Revenue the Year TIF/CID Revenue* Cost Balance $3,442,677 $206,561 $92,115 $3,557,123 $3,557,123 $213,427 $191,208 $3,579,342 mV AWN $3,579,342 $214,761 $239,546 $3,554,557 $3,554,557 $213,273 $310,196 $3,457,635 $3,457,635 $207,458 $354,471 $3,310,622 $3,310,622 $198,637 $358,082 $3,151,178 $3,151,178 $189,071 $359,871 $2,980,378 $2,980,378 $178,823 $363,536 $2,795,664 $2,795,664 $167,740 $365,360 $2,598,044 $2,598,044 $155,883 $369,080 $2,384,846 $2,384,846 $143,091 $370,942 $2,156,995 $2,156,995 $129,420 $374,718 $1,911,697 EDO $1,911,697 $114,702 $376,616 $1,649,783 $1,649,783 $98,987 $380,449 $1,368,321 $1,368,321 $82,099 $382,386 $1,068,034 AA $1,068,034 $64,082 $386,276 $745,840 — ~ $745,840 $44,750 $388,252 $402,338 18 $402,338 $24,140 $392,201 $34,277 19 $34,277 $2,057 $394,217 $0 20 21 22 23 *5.0% of gross revenues assumed to be held back as collection and administrative fees by City, County and Department of Revenue. HB: 4812-7644-8227.11  EXHIBIT 10 PROJECTION OF INCREMENTAL NON-TIF REVENUES BRODY CORNERS TAX INCREMENT FINANCING PLAN HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN PROJECTION OF INCREMENTAL NON-TIF REVENUE Projected Real Property Taxes Projected Incremental Sales Taxes Projected Personal Property Taxes All Taxing Districts Blind Redevelopment Redevelopment Total Non-TIF Total City County Total Assessed Value Taxes Revenue* Year (Base) Replacement Pension Development Disability 1 $13,058 $5,670 $492 $766 $22,516 $25,766 $21219 $46,984 $160,000 $8,048 $78,448 2 $13,058 $11,340 $984 $1,532 $31,974 $51,531 $42,438 $93,969 $160,000 $8,948 $134,890 3 $13,058 $17,010 $1,476 $2,298 $41,432 $51,531 $42,438 $93,969 $160,000 $8,948 $144,348 4 $12,427 $22,680 $1,968 $3,064 $50,258 $50,016 $63,656 $113,672 $160,000 $8,048 $172,878 5 $12,427 $22,680 $1,968 $3,064 $50,258 $66,688 $84,875 $151,563 $160,000 $8,048 $210,769 6 $12,427 $22,907 $1,988 $3,094 $50,637 $67,354 $85,724 $153,078 $160,000 $8,948 $212,663 7 $12,427 $22,907 $1,988 $3,094 $50,637 $68,028 $86,581 $154,609 $160,000 $8,048 $214,194 8 $12,427 $23,136 $2,008 $3,125 $51,019 $68,708 $87,447 $156,155 $160,000 $8,048 $216,122 9 $12,427 $23,136 $2,008 $3,125 $51,019 $69,395 $88,321 $157,717 $160,000 $8,948 $217,683 10 $12,427 $23,368 $2,028 $3,156 $51,405 $70,089 $89,204 $159,294 $160,000 $8,048 $219,646 11 $12,427 $23,368 $2,028 $3,156 $51,405 $70,790 $90,097 $160,887 $160,000 $8.948 $221,239 12 $12,427 $23,601 $2,048 $3,188 $51,795 $71,498 $90,997 $162,496 $160,000 $8,948 $223,238 13 $12,427 $23,601 $2,048 $3,188 $51,795 $72,213 $91,907 $164,120 $160,000 $8,948 $224,863 14 $12,427 $23,837 $2,068 $3,220 $52,188 $72,935 $92,827 $165,762 $160,000 $8,948 $226,898 15 $12,427 $23,837 $2,068 $3,220 $52,188 | $73,664 $93,755 $167.419 $160,000 $8,948 $228,555 16 $12,427 $24,076 $2,089 $3252 $52,586 | $74401 $94,692 $169,093 $160,000 $8,948 $230,627 17 $12,427 $24,076 $2,089 $3252 $52,586 $75,145 $95,639 $170,784 $160,000 $8,948 $232,318 18 $12,427 $24,316 $2,110 $3,285 $52,987 $75,897 $96,596 $172,492 $160,000 $8,948 $234,428 19 $12,427 $24316 $2,110 $3285 $52,087 $76.656 $97,562 8174217 | $160,000 $8,048 $236,152 20 $12,427 $24560 | $2,131 $3317 $53,393 $77422 ~~ $98537 $175959 | $160,000 $8,948 $238,300 21 $12,427 $24,560 $2,131 $3,317 $53,393 $78,196 $99,523 $177,719 $160,000 $8,948 $240,060 2 $12,427 $24,805 $2,152 $3,351 $53,803 $78,978 $100,518 $179,496 $160,000 $8,048 $242,247 23 $12,427 $24,805 $2,152 $3,351 $53,803 $79,768 $101,523 $181,291 $160,000 $8,948 $244,042 TOTALS | $287,713 $508,595 $44,131 $68,698 $1,136,063 | $1,566,670 $1,936,075 $3,502,745 $3,680,000 $205,300 $4,844,608 * Shows the increase in the non-captured portion of real property, sales and personal property tax revenue during the life of the TIF plan HB: 4812-7644-8227.11  EXHIBIT 11 COST-BENEFIT ANALYSIS BRODY CORNERS TAX INCREMENT FINANCING PLAN HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN COST-BENEFIT ANALYSIS PAGE 1OF9 ALL TAXING DISTRICTS Projected Taxes with Redevelopment Projected Taxes without Redevelopment Real Personal Real Personal Amounts CID Sales Property PILOT Property Property Property Captured Year Sales Tax Tax Tax Surplus Tax Total Sales Tax Tax Tax Total by TIE 1 $46,984 $24,250 $13,058 $19,350 $8,948 $112,590 $0 $13,058 $0 $13,058 $105,034 2 $93,969 $48,500 $13,058 $41,964 $8,948 $206,439 $0 $13,058 $0 $13,058 $219,862 3 $93,969 $48,500 $13,058 $64,579 $8,948 $229,053 $0 $13,058 $0 $13,058 $287,705 4 $113,672 $72,750 $12,427 $82,980 $8,948 $290,777 $0 $12,427 $0 $12,427 $362,612 5 $151,563 $97,000 $12,427 $82,980 $8,948 $352,917 $0 $12,427 $0 $12,427 $400,503 6 $153,078 $97,970 $12,427 $83,841 $8,948 $356,264 $0 $12,427 $0 $12,427 $404,601 7 $154,609 $98,950 $12,427 $83,841 $8,948 $358,774 $0 $12,427 $0 $12,427 $406,132 8 $156,155 $99,939 $12,427 $84,710 $8,948 $362,179 $0 $12,427 $0 $12,427 $410,286 9 $157,717 $100,939 $12,427 $84,710 $8,948 $364,740 $0 $12,427 $0 $12,427 $411,848 10 $159,294 $101,948 $12,427 $85,589 $8,948 $368,205 $0 $12,427 $0 $12,427 $416,060 11 $160,887 $102,967 $12,427 $85,589 $8,948 $370,818 $0 $12,427 $0 $12,427 $417,653 12 $162,496 $103,997 $12,427 $86,476 $8,948 $374,343 $0 $12,427 $0 $12,427 $421,922 13 $164,120 $105,037 $12,427 $86,476 $8,948 $377,008 $0 $12,427 $0 $12,427 $423,547 14 $165,762 $106,087 $12,427 $87,371 $8,948 $380,595 $0 $12,427 $0 $12,427 $427,876 15 $167,419 $107,148 $12,427 $87,371 $8,948 $383,314 $0 $12,427 $0 $12,427 $429,534 16 $169,093 $108,220 $12,427 $88,276 $8,948 $386,964 $0 $12,427 $0 $12,427 $433,922 17 $170,784 $109,302 $12,427 $88,276 $8,948 $389,737 $0 $12,427 $0 $12,427 $435,613 18 $172,492 $110,395 $12,427 $89,190 $8,948 $393,452 $0 $12,427 $0 $12,427 $440,062 19 $174,217 $111,499 $12,427 $89,190 $8,948 $396,281 $0 $12,427 $0 $12,427 $441,787 20 $175,959 $112,614 $12,427 $90,113 $8,948 $400,061 $0 $12,427 $0 $12,427 $446,298 21 $177,719 $113,740 $12,427 $90,113 $8,948 $402,947 $0 $12,427 $0 $12,427 $448,058 22 $179,496 $114,878 $12,427 $91,045 $8,948 $406,794 $0 $12,427 $0 $12,427 $452,632 23 $181,291 $116,026 $12,427 $91,045 $8,948 $409,737 $0 $12,427 $0 $12,427 $454,427 TOTAL | $3,502,745 $2,212,657 $287,713 $1,865,077 $205,800 $8,073,991 $0 $287,713 $0 $287,713 | $9,097,975 Sales Tax Personal Property PILOTS Surplus Total Amounts Captured Tax by TIF Net Tax Benefit $3,502,745 $205,800 $1,865,077 $5,573,622 $9,097,975 Note: See Projection of Incremental Non-TIF Revenue spreadsheet for Blind Pension, Development Disability and Replacement taxes, which are not subject to TIF. HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN COST-BENEFIT ANALYSIS PAGE 2 OF 9 City of Springfield With Redevelopment Without Redevelopment Amounts Personal Property Personal Captured by TIE Year Sales Tax Base Taxes PILOTS SURPLUS Tax Total Sales Tax Real Property Tax Property Tax Total 1 $25,766 $1,467 $367 $1,033 $28.632 $0 $1,467 $0 $1,467 $32,287 2 $51,531 $1,467 $367 $1,033 $54,397 $0 $1,467 $0 $1,467 $65,673 3 $51,531 $1,467 ! $367 $1,033 $54,397 $0 $1,467 Al $0 $1,467 $73,294 4 $50,016 $836 $209 $1,033 $52,251 $0 $836 $0 $836 $66,761 5 $66,688 $836 $209 $1,033 $68,765 $0 $836 $0 $836 $83,433 6 $67,354 $836 $209 $1,033 $69,432 $0 $836 $0 $836 $84,274 7 $68,028 $836 $209 $1,033 $70,105 $0 $836 $0 $836 $84,947 8 $68,708 $836 $209 $1,033 $70,786 $0 $836 $0 $836 $85,803 9 $69.395 $836 $209 $1,033 $71,473 $0 $836 $0 $836 $86,490 10 $70,089 $836 $209 $1,033 $72,167 $0 $836 $0 $836 $87,361 11 $70,790 $836 $209 $1,033 $72,868 $0 $836 $0 $836 $88,062 12 $71,498 $836 $209 $1,033 $73,576 $0 $836 $0 $836 $88,949 13 $72,213 $836 $209 $1,033 $74,291 $0 $836 $0 i $836 $89,664 14 $72,935 $836 $209 $1,033 $75,013 $0 $836 $0 $836 $90,567 15 $73,664 $836 $209 $1,033 $75,742 $0 $836 $0 en eRagTIna [ $91,296 16 $74,401 $836 $209 $1,033 $76,479 $0 $836 $0 $836 $92,215 17 $75,145 $836 $209 $1,033 $77,223 $0 $836 $0 $836 $92,959 18 $75,897 $836 $209 $1,033 $77,974 $0 $836 $0 $836 $93,895 19 $76,656 $836 $209 $1,033 $78,733 $0 $836 $0 $836 $94,654 20 $77,422 $836 $209 $1,033 $79,500 $0 $836 $0 $836 $95,607 21 $78,196 $836 $209 $1,033 $80.274 $0 $836 $0 $836 $96,381 22 $78,978 $836 $209 $1,033 $81,056 $0 $836 $0 $836 $97,351 23 $79,768 $836 5209 $1,033 | ssLsa6 Ea $0 8836 $98,141 TOTAL $1,566,670 $21,119 $5,280 $23,751 $1,616,978 S0 $21,119 S0 $21,119 $1,960,067 Sales Tax Personal PILOTS Total Property Tax SURPLUS Total Tax Benefit $1,566,670 $23,751 $5,280 $1,595,701 HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN COST-BENEFIT ANALYSIS PAGE 3 OF 9 REPUBLIC R-IIT SCHOOL DISTRICT With Redevelopment Without Redevelopment Amounts Personal PropertyTax Personal Captured by TIF Year Sales Tax Base PILOTS Total Sales Tax Real Property Tax Property Tax Total Taxes SURPLUS 1 $0 $9,836 $2,459 $6,924 $19.218 $0 $9,836 $0 $9,836 $43,725 2 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $94,826 3 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $145,928 4 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $197,030 5 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $197,030 6 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $199,074 7 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $199,074 8 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $201,138 9 $0; $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $201,138 10 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $203,223 11 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9.836 $203,223 12 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $205,329 13 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $205,329 14 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $207,456 15 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $207,456 16 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $209,605 17 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $209,605 18 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $211,775 19 $0 $9,836 $2,459 $6,924 819218 $0 $9,836 30 $9,836 $211,775 20 $0 $9,836 $2.459 $6,924 819,218 $0 $9,836 $0 $9,836 $213,966 21 $0 $9,836 $2,459 LT SHB IE TG 50 TS $9,836 | $213,966 22 $0 $9,836 $2,459 $6,924 $19,218 $0 $9,836 $0 $9,836 $216,179 23 $0 $9.836 $2.459 $6,924 $19,218 $0 $9,836 $0 $9,836 $216,179 TOTAL SO $226,219 $56,555 $159,244 $442,017 $0 $226,219 $0 $226,219 $4,414,030 Sales Tax Personal Property PILOTS Surplus Total Tax Net Tax Benefit $0 $159.244 $56,555 $215,798 HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN COST-BENEFIT ANALYSIS PAGE 4 OF 9 GREENE COUNTY* With Redevelopment Without Redevelopment Amounts Personal PropertyTax Personal Captured bv TIF Year Sales Tax Base PILOTS Total Sales Tax Real Property Tax ~~ Property Tax Total Taxes SURPLUS 1 $21.219 $708 6177 $208 $22,311 $0 $708 $0 $708 $24,365 2 $42,438 $708 $177 $208 $43,530 $0 $708 $0 $708 $49,260 3 $42,438 $708 $177 $208 $43,530 $0 $708 $0 $708 $52,936 4 $63,656 $708 $177 $208 $64,749 $0 $708 $0 $708 $77,831 5 $84,875 $708 $177 $208 $85,967 $0 $708 $0 $708 $99,050 6 $85,724 $708 $177 $208 $86,816 $0 $708 $0 $708 $100,046 7 $86,581 $708 $177 $208 $87,673 $0 $708 $0 $708 $100,903 8 $87,447 $708 $177 $208 $88,539 $0 $708 $0 $708 $101,918 9 $88,321 $708 $177 $208 $89,414 $0 $708 $0 $708 $102,792 10 $89,204 $708 $177 $208 $90,297 $0 $708 $0 $708 $103,825 11 $90,097 $708 $177 $208 $91,189 $0 $708 $0 $708 $104,717 12 $90,997 $708 $177 $208 $92,090 $0 $708 $0 $708 $105,770 13 $91,907 $708 $177 $208 $93,000 $0 $708 $0 $708 $106,680 14 $92,827 $708 $177 $208 $93,919 $0 $708 $0 $708 $107,752 15 $93,755 $708 $177 $208 $94,847 $0 $708 $0 $708 $108,680 16 $94,692 $708 $177 $208 $95,785 $0 $708 $0 $708 $109,772 17 $95,639 $708 $177 $208 $96,732 $0 $708 $0 $708 $110,719 18 $96,596 $708 $177 $208 $97,688 $0 $708 $0 $708 $111,832 19 $97,562 $708 $177 $208 $98,654 $0 S708: $0 $708 $112,798 20 $98,537 $708 $177 $208 $99,630 $0 $708 $0 $708 $113,931 21 $99,523 $708 IER vl Ti S1006187 00TT i 0 SR RY $708 $114916 22 $100,518 $708 $177 $208 $101,610 $0 $708 $0 $708 $116,071 23 $101,523 $708 $177 $208 $102,616 $0 $708 i $0 $708 $117,076 TOTAL $1,936,075 $16,275 $4,069 $4,784 $1,961,202 S0 $16,275 S0 $16,275 $2,253,639 Sales Tax Personal PILOTS Total *Includes County General Revenue, County Senior Property SURPLUS Citizens' Services and County Road Tax Net Tax Benefit $1,936,075 $4,784 $4,069 $1,944,927 HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN COST-BENEFIT ANALYSIS PAGE 5 OF 9 OTC COLLEGE With Redevelopment Without Redevelopment Amounts Personal PropertyTax Personal Captured by TIF Year Sales Tax Base PILOTS Total Sales Tax Real Property Tax Property Tax Total Taxes SURPLUS 1 $0 $473 $118 $333 $923 $0 $473 $0 $473 $2,101 2 $0 $473 $118 $333 $923 $0 $473 $0 $473 $4,556 3 $0 $473 $118 $333 $923 $0 $473 $0 $473 $7,011 4 $0 $473 $118 $333 $923 $0 $473 $0 $473 $9,466 5 $0 $473 $118 $333 $923 $0 $473 $0 $473 $9,466 6 $0 $473 $118 $333 $923 $0 $473 $0 $473 $9,564 7 $0 $473 S118 LT SA 50 $473 se $473 $9,564 8 $0 $473 $118 $333 $923 $0 $473 $0 $473 $9,663 bid Bit $0 $473 sie $333 5923 DA SR $473 $9,663 10 $0 $473 $118 $333 8923 30 $473 $0 $473 $9,763 11 $0 $473 $118 $333 $923 $0 $473 $0 $473 $9,763 12 $0 $473 $118 $333 $923 $0 $473 $0 $473 $9,865 13 $0 $473 $118 $333 $923 $0 $473 $0 $473 $9,865 14 $0 $473 $118 $333 $923 $0 $473 $0 $473 $9,967 15 $0 $473 $118 $333 $923 $0 $473 $0 $473 $9,967 16 $0 $473 $118 $333 $923 $0 $473 $0 $473 $10,070 17. 80 $473 $118 $333 $923 $0 $473 $0 $473 $10,070 18 $0 $473 $118 $333 $923 $0 $473 $0 $473 $10,174 G19: 80. $473 $118 $333 $923 $0 $473 $0 $473 $10,174 20 $0 $473 $118 $333 $923 $0 $473 $0 $473 $10,280 21 $0 $473 $118 $333 $923 $0 $473 $0 $473 $10,280 22 $0 $473 $118 $333 $923 $0 $473 $0 $473 $10,386 23 $0 $473 $118 $333 $923 $0 $473 $0 $473 $10,386 TOTAL S0 $10,868 $2,717 $7,651 $21,236 SO $10,868 $0 $10,868 $212,064 Sales Tax Personal PILOTS Total Property Tax SURPLUS [Net Tax Benefit $0 $7,651 $2,717 $10,368 HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN COST-BENEFIT ANALYSIS PAGE 6 OF 9 LIBRARY With Redevelopment Without Redevelopment Amounts Personal PropertyTax Personal Captured by TIF Year Sales Tax Base PILOTS Total Sales Tax Real Property Tax Property Tax Total Taxes SURPLUS 1 $0 $576 $144 $406 $1,126 $0 $576 $0 $576 $2,562 2 $0 $576 $144 $406 $1,126 $0 $576 $0 $576 $5,555 3M $0$0 $576 S144 EER EL SE ene Tr nse $576 $144 $406 $1,126 $0 $576 $0 $576 $11,543 5 $0 $576 5144 $406 Ase! $0 ss ISU $11,543 6 $0 $576 $144 rs $406 ~~ SL126 $0 8576 $0 $576 $11,663 7 $0 $576 $144 : ; $406 ; 81,126 $0 $576 $0. $576 $11,663 8 $0 $576 $144 $406 $1,126 $0 $576 $0 $576 $11,784 9 $0 $576 $144 $406 $1,126 $0 $576 $0 $576 $11,784 10 $0 $576 $144 $406 $1,126 $0 $576 $0 $576 $11,906 11 $0 $576 $144 $406 $1,126 $0 $576 $0 $576 $11,906 12 $0 $576 $144 $406 $1,126 $0 $576 $0 $576 $12,029 13 $0 $576 $144 i $406 SSLI26 $0 $576 $0 ES or $12,029 14 $0 $576 $144 $406 $1,126 $0 $576 $0 $576 $12,154 15 $0 $576 $144 $406 rer 16 $0 $576 LO $12,154 16 $0 $576 $144 $406 $1,126 $0 $576 $0 $576 $12,280 17 $0 $576 $144 ene $1,126 $0 $576 $0 TsS6 $12,280 18 $0 $576 $144 $406 $1,126 $0 $576 $0 $576 $12,407 19 $0 $576 $144 $406 $1,126 $0 $576 $0 $576 $12,407 20 $0 $576 $144 $406 $1,126 $0 $576 $0 $576 $12,535 21 $0 $576 $144 $406 $1,126 $0 $576 $0 $576 $12,535 22 $0 $576 $144 $406 $1,126 $0 $576 $0 $576 $12,665 23 $0 $576 $144 $406 di $1,126 $0 $576: 80 SST $12,665 TOTAL $0 $13,253 $3,313 $9,329 $25,896 $0 $13,253 $0 $13,253 $258,599 Sales Tax Personal PILOTS SURPLUS Total Property Tax Net Tax Benefit $0 $9,329 $3,313 $12,643 HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN COST-BENEFIT ANALYSIS PAGE 7 OF 9 BLIND PENSION With Redevelopment Without Redevelopment Real Property Personal Property Personal Ca A oT Year Sales Tax Tax Tax Total Sales Tax Real Property Tax Property Tax Total fapturec oy ~~ 1 $0 $492 $50 $542 $0 $71 $0 $71 $0 2 $0 $984 $50 $1,034 $0 $71 $0 $71 $0 3 $0 $1,476 $50 $1,526 $0 $71 $0 $71 $0 4 so $1,968 $50 $2,018 SO $71 $0 $71 $0 5 $0 $1,968 $50 $2,018 $0 $71 $0 $71 $0 6 $0 $1,088 $50 $2,038 $0 $71 $0 $71 $0 9g $0 $1,988 $50 $2,038 $0 $71 $0 $71 $0 8 $0 $2,008 $50 $2,058 $0 $71 $0 $71 $0 9 $0 $2,008 $50 $2,058 $0 $71 $0 $71 $0 10 $0 $2,028 $50 $2,078 $0 $71 $0 $71 $0 11 $0 $2,028 $50 $2,078 $0 $71 $0 $71 $0 12 $0 $2,048 $50 $2,098 $0 $71 $0 $71 30 13 $0 $2,048 $50 $2,098 $0 $71 $0 $71 $0 14 $0 $2,068 $50 $2,118 $0 $71 $0 $71 $0 15 $0 $2,068 $50 $2,118 $0 $71 $0 $71 $0 16 $0 $2,089 $50 $2,139 $0 $71 $0 $71 $0 17 $0 $2,089 $50 $2,139 $0 $71 $0 $71 $0 18 $0 $2,110 $50 $2,160 $0 $71 $0 $71 $0 19 $0 $2,110 $50 82,160 $0 $71 $0 $71 $0 20 $0 $2,131 $50 $2,181 $0 $71 $0 $71 $0 21 $0 $2.131 $50 $2,181 $0 $71 $0 $71 $0 22 $0 $2,152 $50 $2,202 $0 $71 $0 $71 $0 23 $0 $2,152 $50 $2,202 $0 $71 $0 $71 $0 TOTAL $0 $44,131 $1,150 $45,281 $0 $1,634 $0 $1,634 $0 Sales Tax Personal Property Total Tax Net Tax Benefit $0 $1,150 $1,150 HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN COST-BENEFIT ANALYSIS PAGE 8 OF 9 DEVELOPMENT DISABILITY With Redevelopment Without Redevelopment Amounts Real Property Personal Property Personal Captured by TIF Year Sales Tax Tax Tax Total Sales Tax Real Property Tax Property Tax Total 1 $0 $766 $78 $844 $0 i $111 a 80) $111 $0 2 $0 $1,532 $78 $1,610 $0 $111 $0 $111 $0 3 $0 $2,298 $78 $2,375 $0 $111 $0 $111 $0 4 $0 $3,064 $78 $3,141 $0 $111 $0 $111 $0 5 $0 $3.064 $78 $3,141 $0 $111 $0 $111 $0 6 $0 $3,094 $78 $3,172 $0 $111 $0 $111 $0 7 $0 $3,094 $78 $3,172 $0 $111 $0 $111 $0 8 $0 $3,125 $78 $3,203 $0 $111 $0 S111 $0 9 $0 $3,125 $78 $3,203 $0 ; $111 $0 $111 $0 10 $0 $3,156 $78 $3,234 $0 $111 $0 $111 $0 11 $0 $3,156 $78 $3,234 $0 $111 $0 $111 $0 12 $0 $3,188 $78 $3,266 $0 $111 $0 $111 $0 13 $0 $3,188 $78 $3,266 $0 $111 $0 $111 $0 14 $0 $3,220 $78 $3,298 | $0 —— $111 $0 $111 $0 15 $0 $3,220 $78 $3,298 $0 $111 $0 $111 $0 16 $0 $3,252 $78 $3,330 $0 100 $0 $111 $0 17 $0 $3,252 $78 $3,330 $0 $111 $0 $111 $0 18 $0 $3285 $78 $3,362 $0 } $111 $0 $111 $0 19 $0 $3,285 $78 $3,362 $0 $111 $0 $111 $0 20 $0 $3317 $78 $3,395 $0 Co $111 $0 $111 $0 21 $0 $3,317 $78 $3,395 $0 $111 $0 $111 $0 22 $0 $3,351 $78 $3,428 $0 S111 $0 $111 $0 23 $0 $3,351 $78 $3,428 $0 $111 $0 $111 $0 TOTAL $0 $68,698 $1,790 $70,488 $0 $2,553 $0 $2,553 $0 Sales Tax Personal Property Total Tax Net Tax Benefit $0 $1,790 $1,790 HB: 4812-7644-8227.11  BRODY CORNERS TAX INCREMENT FINANCING PLAN COST-BENEFIT ANALYSIS PAGE 9 OF 9 Surtax Not Captured by TIF Total With Redevelopment Total Without Redevelopment Year 1 $17,056 $2,462 2 $34,112 $2,462 3 $51,168 $2,462 4 $68,224 $2,462 13 $68,224 aE 6 $68,906 $2,462 7. $68,906 oo $e 8 $69,595 $2,462 9 $69,595 $2,462 10 $70,291 $2,462 11 $70,291 i $2,462 12 $70,994 $2,462 13 $70,994 al $2,462 14 $71,704 $2,462 15 $71,704 $2,462 16 $72,421 $2,462 17 $72,421 a $2,462 18 $73,145 $2,462 19 Sri i 20 $73,877 CL 824e 21 $73,877 $2,462 22 $74,616 $2,462 23 $74,616 $2,462 TOTAL $1,529,884 $56,628 HB: 4812-7644-8227.11  BRODY CORNERS TIF PLAN EXHIBIT 12 EVIDENCE OF COMMITMENT TO FINANCE PROJECT COSTS HB: 4812-7644-8227.11  od SULLIVAN Bank 2655 S. Campbell Ave. Springfield, MO 65807 July 24, 2021 RE: West Sunshine Development LLC To Whom It May Concern: Sullivan Bank has reviewed the proposed project on the property owned by West Sunshine Development, LLC commonly known as 5505 W Sunshine Street and it has approved and is prepared to loan the funds necessary for all construction costs of the project. The interest rate and term of such loan will be determined at the time of loan finalization. If you have any additional questions or concerns, please do not hesitate to contact me at your earliest convenience. Sincerely, Jeff Brown Senior Vice President Executive Regional Manager MLO# 1024843 Sullivan Bank Cell: 636-234-6741 sullivanbank.com | (800) 645-3191  BRODY CORNERS TIF PLAN EXHIBIT 13 AFFIDAVIT HB: 4812-7644-8227.11  DEVELOPER’S AFFIDAVIT STATE OF MISSOURI ) ) ss COUNTY OF GREENE ) I, Michael L. Seitz, being first duly sworn, state and depose upon oath as follows: 1. The Redevelopment Area consists of approximately 26 acres generally located on West Sunshine Street in Springfield, Greene County, Missouri. Regional access to the Redevelopment Area is via Interstate 44 to the Highway 60 Exit, South on Highway 60 to Sunshine Street. Local access is West Sunshine Street and commonly known as 5505 West Sunshine. 2. I am the sole member of West Sunshine Development, LLC, the Developer of the Redevelopment Project. 3. The Redevelopment Area has not been subject to growth and development by private enterprise. It is underdeveloped ground, which previously housed an abandoned mobile home park, has abandoned lagoons in need of closure, no access to West Sunshine Street and no source of fresh water. 4, The Redevelopment Area would not reasonably be anticipated to be developed without the adoption of the proposed tax increment financing plan, and community improvement district. Tax increment financing is necessary to make this project financially feasible. 5. A detailed description of the factors that qualify the Redevelopment Area as a Blighted Area is set out in the Blight Study which is attached to the Tax Increment Financing Plan as Exhibit 3. Based upon the Blight Study, the Redevelopment Area qualifies as Blighted Area as that term is defined by Section 99.805 R.S.Mo. 6. The conditions described and depicted in the Blight Study as evidence of blight exist as of the date of this affidavit. 7 As demonstrated in the attached calculations related to return on investment, the Redevelopment Project is financially feasible. 8. The Developer will provide a minimum of 15% cash equity investment in the Redevelopment Project. The funds will come from personal accounts or cash on hand of Michael L Seitz as the sole member of West Sunshine Development, LLC The above statements represent true and accurate assessments to the best of my knowledge, information, and belief. Further, affiant sayeth not. By: MichaelL. S&tz, sole Member of West Sunshine Development, LLC (] Subscribed and sworn to before me, a Notary Public, on this le” day of September, 2021. My Commission Expires: re [2 Notary Public/of sgid State and Cqfunty TZ 1 MARJORY LYNN WIBGUESS HB: 4812-7644-8227.11 Notary Public, Notary Seal State of Missouri Greene County _ Commission # 175615 My Commission Expires 11-26-2021 Ca Developer Costs 3,083,073 Reimbursable Project Costs 3,442,667 Total Redevelopment Project Costs 6,525,740 YEAR 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 IRR ROI W/O TIF (EXPENDITURES) AND REVENUES (3,083,073) (1,377,067) (2,065,600) 820,579 820,579 820,579 820,579 820,579 (2,422,845) -10.406% YEAR 0 :| 2 3 4 5 6 7 8 9 10 11 12 13 14 PROJECT (EXPENDITURES) AND REVENUES (3,083,073) (1,377,067) (2,065,600) 820,579 820,579 820,579 820,579 820,579 - = . - (2,422,845) 2.647% NET TIF (AND CID) REVENUES (Excluding interest on bles) 253,761 278,011 278,011 302,261 326,511 327,481 328,461 329,450 330,450 331,459 332,479 24,332 3,442,667 ROI WITH TIF (EXPENDITURES) AND REVENUES (3,083,073) (1,377,067) (2,065,600) 1,074,340 1,098,590 1,098,590 1,122,840 1,147,090 327,481 328,461 329,450 330,450 331,459 332,479 24,332 * TIF Revenue projected to be b ble Project Costs over 12 years plus Net CID Revenue BRODY CORNERS  BRODY CORNERS TIF PLAN EXHIBIT 14 PROPOSED LAND USES IN REDEVELOPMENT AREA HB: 4812-7644-8227.11  The proposed use of the property within the redevelopment area is commercial, including retail, restaurant, office, shopping, services and other and general commercial. HB: 4812-7644-8227.11  TAX INCREMENT FINANCING COMMISSION OF THE CITY OF SPRINGFIELD, MISSOURI Busch Municipal Building, 840 Boonville, Springfield, Missouri Notice of Public Hearing relating to the Brody Corners Tax Increment Financing Plan To: Taxing Districts (Distribution List attached) Date: December 17, 2021 Note: This is the same plan as was previously noticed for hearing on November 15, 2021 Pursuant to Section 99.830 of the Revised Statutes of Missouri, you are hereby notified that the Tax Increment Financing Commission of the City of Springfield, Missouri (the “Commission”), will hold a public hearing at 5:00 p.m. on February 2, 2022, at the Busch Municipal Building, 840 Boonville, Springfield, Missouri, to consider the Brody Corners Tax Increment Financing Plan (the “Redevelopment Plan”), the designation of the proposed redevelopment area (the “Redevelopment Area”), and the adoption of the redevelopment project described in the Redevelopment Plan (the “Redevelopment Project”) for the redevelopment of property in the Redevelopment Area. The proposed Redevelopment Area, which contains approximately 26 acres, is located at 5505 West Sunshine, Springfield, MO. The Redevelopment Area is generally bounded by the James River Freeway and West Sunshine Street to the south, commercial development to the east, residential property to the north, and undeveloped land to the west. The Redevelopment Plan calls for one Redevelopment Project which eliminates blight, implements certain public infrastructure improvements, increases property values, creates economic stability and implements the Comprehensive Plan of the City. The Redevelopment Project calls for the implementation of site preparation improvements and offsite public improvements to support a planned development with a mix of commercial uses, including retail, restaurant, office, shopping, services and other general commercial uses, from which tax increment financing revenues would be collected to fund reimbursable project costs associated with certain of the site preparation improvements and offsite public improvements that will serve the Redevelopment Area. The Redevelopment Plan calls for a full 23-year collection period, but requires a 25% surplus of payments in lieu of taxes for distribution to the taxing districts in each year. A copy of the Redevelopment Plan, including a legal description and a map of the proposed Redevelopment Area and the Redevelopment Project, is on file with the office of the City Clerk at the Busch Municipal Building, address listed above, and may be reviewed by any interested party during business hours. A cost-benefit analysis, showing the effects of the Redevelopment Plan on each taxing jurisdiction, is on file with the Redevelopment Plan. All taxing districts receiving this notice are invited to attend the hearing and/or to submit comments to the Commission (at the office of the City Clerk) prior to the date of the hearing. ALL INTERESTED PARTIES SHALL BE GIVEN AN OPPORTUNITY TO BE HEARD AT THE PUBLIC HEARING. It is possible that renewed coronavirus concerns will require the hearing to be held partially or completely by electronic means. All taxing districts will be given the opportunity to attend the hearing (whether by participation in an online platform, teleconference, or otherwise) and/or to submit comments to the Commission prior to the date of the hearing. The City will post updates on the method of holding the hearing on its website on the “City Calendar” page, which may be accessed by visiting the main City webpage at https://www.springfieldmo.gov/, selecting the “Government” tab and then the “City Calendar” link. Such updates will appear as an entry for the hearing date set forth above. If no update appears describing electronic access to the hearing, the hearing will be held in-person.  TAXING JURISDICTION MAILING LIST City of Springfield, Busch Municipal Building City of Springfield, Busch Municipal Building City Clerk Finance Director 840 Boonville 840 Boonville PO Box 8368 PO Box 8368 Springfield, MO 65802 Springfield, MO 65802 Republic School District Republic School District Superintendent President/Chairman of Board of Education 518 North Hampton 518 North Hampton Republic, MO 65738 Republic, MO 65738 Ozarks Technical Community College Ozarks Technical Community College Chancellor and President Board Chair 1001 East Chestnut Expressway 1001 East Chestnut Expressway Springfield, MO 65802 Springfield, MO 65802 Springfield-Greene County Library District Greene County, Missouri Executive Director Presiding Commissioner 4653 S. Campbell Ave. 933 North Robberson Ave Springfield, Missouri 65801-0760 Springfield, MO 65802 Greene County, Missouri Greene County, Missouri Commissioner – 1st District Commissioner – Second District 933 North Robberson Ave 933 North Robberson Ave Springfield, MO 65802 Springfield, MO 65802 Greene County Highway Department Abilities First (County Disability Program) Administrator Executive Director 2065 N Clifton Ave 1370 E Primrose St, Ste A Springfield, MO 65803 Springfield, MO 65804 Greene County Assessor Greene County Collector Greene County Courthouse Greene County Courthouse 940 Boonville, Room 37 940 Boonville, Room 107 Springfield, MO 65802 Springfield, MO 65802 Greene County Senior Citizens' Services Fund Missouri Department of Economic Development PO Box 9766 Director Springfield, MO 65801 P.O. Box 1157 Jefferson City, MO 65102-1157 Missouri Department of Revenue Missouri Director of Revenue Tax Administration Bureau County Tax Section P.O. Box 475 State Blind Pension Fund Jefferson City, MO 65105-0475 P.O. Box 453 Jefferson City, MO 65102-0453 State Tax Commission of Missouri Missouri Director of Revenue P.O. Box 146 County Tax Section Jefferson City, MO 65102-0146 Merchants/Manufacturers Replacement Tax Fund P.O. Box 453 Jefferson City, MO 65102-0453 USPS Manifest Mailing System N Lg Saal Mailer's Name & Address Permit Number MAC Ver. Number Gilmore & Bell P.C. Transtream 2405 Grand Blvd, Suite 1100 Sequence Number Class of Mail Kansas City, MO 64108-2521 7-2656 Mixed Article #/ Addressee Name ES P ES Insurance Due/ Total Piece ID Delivery Address Type ostage Fee Amount Sender Charge Shipper Ref# G414814902828730008063 City of Spengheld Busch Muncpal Buidng 05630 613 £456 £40 Bareralls ERR 1.66 SPFLDBRODY TIF2 Springfield. MO 65802 c 37s 94148148026829730006070 Repubke School District 05630 6.13 4457 515 North Hampton ERR 185 SPFLD BRODY TIF 2 Repubkic, MO 65738 c 375 8414814902828730008087 Quarks Techmcal Community College 0.630 613 4458 1001 Eat Chasing Expressway ERR 1.85 SPFLD BRODY TIF 2 Springfield. MO 65802 c 3.75 4414814902829730008094 Springhabs-Greans Canty Library Cyathne 0.630 6.13 4459 4653 5 Campbell Ave ERR 1.85 SPFLD BRODY TIF 2 Springfield. MO 65601 c 3.75 9414814802828730008100 Greene County, Mssouri 05630 6.13 4480 932 North Roberson Ave ERR 1.85 SPFLDBRODY TIF2 Springfield MO 65802 Cc 3.78 9414814902828730008117 Greene County Highway Department 0.530 6.13 4461 2065 NCHvan Ae ERR 1.85 SPFLDBRODY TIF 2 Springfield. MO 65803 Cc 378 $414814802828730008124 Greene County Courthouse 0.530 6.13 4462 40 Bacawlle, Room 37 ERR 185 SPFLD BRODY TIF2 Springfield MO 66802 c 376 8414814902829730008121 Greene Court 0.530 6.13 4463 FO Box 0768 ERR 1.85 SPFLD BRODY TIF 2 Springfield. MO 65601 G 3.76 94148149026829730008148 Missouri Department of Revenue 0.530 6.13 4464 FO Bor dis, ERR 1.86 SPFLDBRODY TIF2 Jeflersen City MQ 66105 c 3.76 Page Totals 9 477 50.40 55.17 Cumulative Totals 9 477 50 40 55.17 USPS Manifest Mailing System Page 2 Mailer's Name & Address Permit Number MAC Ver. Number Glimore 8 Bell P.C. Transtream 2405 Grand Blvd., Suite 1100 Sequence Number Class of Mail Kansas City. MO 64108-2521 7-2656 Mixed Article #/ Addressee Name ES Posta ES Insurance Due/ Total Piece ID Delivery Address Type ostage Fee Amount Sender Charge Shipper Ref# 9414814902829730008155 State Tax Comnwssion of Messourl 0630 613 4465 FO Box 14F ERR 1.86 SPFLDBRODY TIF2 Jefferson City. MO 65102 Cc 3.75 9414814802829730008162 ity of Sperefield, Busch Mucpsl Buidrg 0.530 613 4465 E40 Bacall ERR 1.66 SPFLDBRODY TIF2 Springfield. MO 65802 Cc 3.75 8414614902829730008179 Repubbe School District 0.530 6.13 4467 516 Marth Hamptea ERR 1.85 SPFLOBRODY TIF 2 Republic. MO 65738 [¥ 37s 9414614902828730008186 Qzarks Techmeal Community College 0630 6.13 4468 1001 Eat Chestnut Esprecanay ERR 1.85 SPFLDBRODY TIF 2 Springfield MO 66802 Cc 3.78 9414814902829730008183 Greene County, Msssourl 0530 6.13 44689 53 North Fotberson Ave ERR 1.85 SPFLDBRODY TIF 2 Springfield MO 65802 Cc 3.75 9414814902825730008209 Greene County, Messouri 0.530 6.13 4470 33 Marth Robbe zon Ave ERR 1.85 SPFLD BRODY TIF 2 Springfield MO 65802 Cc 3.7 9414814902829730008216 Abittias First (County Dyeabidity Frogan) 0.530 6.13 4471 1370 E Prinease St, Ste A ERR 1.85 SPFLDBRODY TIF 2 Springfield MO 65804 Cc 376 8414814902829730008223 Greene County Courthouse 0.530 6.13 4472 S40 Baomatks. Foc 107 ERR 1.85 SPFLDBRODY TIF 2 Springfield MO 65802 Cc 3.76 9414814902829730008230 Mesoun Department of Ecanamic Deesiopmert 0.530 6.13 4473 FO Bar NET ERR 188 SPFLDBRODY TIF2 Jefferson City MO 66102 Cc 376 Page Totals 8 4.77 50.40 55.17 Cumulative Totals 18 9.54 100.80 110.34 bd USPS Manifest Mailing System Page 3 Mailer's Name & Address Permit Number MAC Ver. Number Glimore & Bell P.C Transtream 2405 Grand Blvd., Suite 1100 Sequence Number Class of Mail Kansas City. MO 64108-2521 7-2656 Mixed Article #/ Addressee Name ES ES Insurance Due/ Total Piece ID Delivery Address Type Postage Fee Amount Sender Charge Shipper Ref# 9414814902829730008247 Missouri Director of Revenue 0.530 6.13 4474 FO Ror 452, ERR 18% SPFLDBRODY TIF2 Jefferson City, MO 65102 c 37s S4146149028329730008254 NEE 0un Canes 1of of Revenue ounty Tax Saino 0.630 613 4475 FO Bods? ERR 1.68 SPFLDBRODY TIF2 Jefferson City, MO 65102 Cc 3.75 Page Totals 2 1.06 11.20 12.26 Cumulative Totals 20 1060 112.00 122.60 USPS CERTIFICATION Tatal Number Of Ry Receved ~~ Round Stamp NS Extra Service Codes. Signature of Recewving Employee C Certified ERR Return Receipt PS Form 3877 (Facsimile) CMRD Certified Mail Restricted Delivery  USPS CERTIFIED MAIL Mailroom Gilmore & Bell, P.C. 2405 Grand Blvd, , Suite 1100 Kansas City, MO 64108-2521 9414 8149 0282 9730 0080 63 City Clerk City of Springfield, Busch Municipal Building 840 Boonville Springfield, MO 65802 Shipper Ref: SPFLD BRODY TIF 2 Reference 1: 600634.20105 Date Produced: 12/27/2021 Gilmore&BellPCMailroom: The following is the delivery information for Certified Mail™/RRE item number 9414 8149 0282 9730 0080 63. Our records indicate that this item was delivered on 12/22/2021 at 09:19 a.m. in SPRINGFIELD, MO 65801. The scanned image of the recipient information is provided below. 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The scanned image of the recipient information is provided below. Signature of Recipient : Address of Recipient : Thank you for selecting the Postal Service for your mailing needs. If you require additional assistance, please contact your local post office or Postal Service representative. Sincerely, United States Postal Service The customer reference number shown below is not validated or endorsed by the United States Postal Service. It is solely for customer use. Customer Reference Number: SPFLD BRODY TIF 2  USPS CERTIFIED MAIL Mailroom Gilmore & Bell, P.C. 2405 Grand Blvd, , Suite 1100 Kansas City, MO 64108-2521 9414 8149 0282 9730 0080 87 Chancellor and President Ozarks Technical Community College 1001 East Chestnut Expressway Springfield, MO 65802 Shipper Ref: SPFLD BRODY TIF 2 Reference 1: 600634.20105 Date Produced: 12/27/2021 Gilmore&BellPCMailroom: The following is the delivery information for Certified Mail™/RRE item number 9414 8149 0282 9730 0080 87. 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Customer Reference Number: SPFLD BRODY TIF 2  USPS CERTIFIED MAIL Mailroom Gilmore & Bell, P.C. 2405 Grand Blvd, , Suite 1100 Kansas City, MO 64108-2521 9414 8149 0282 9730 0081 00 Commissioner - 1st District Greene County, Missouri 933 North Robberson Ave Springfield, MO 65802 Shipper Ref: SPFLD BRODY TIF 2 Reference 1: 600634.20105 Date Produced: 12/27/2021 Gilmore&BellPCMailroom: The following is the delivery information for Certified Mail™/RRE item number 9414 8149 0282 9730 0081 00. Our records indicate that this item was delivered on 12/20/2021 at 12:55 p.m. in SPRINGFIELD, MO 65802. The scanned image of the recipient information is provided below. Signature of Recipient : Address of Recipient : Thank you for selecting the Postal Service for your mailing needs. If you require additional assistance, please contact your local post office or Postal Service representative. 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If you require additional assistance, please contact your local post office or Postal Service representative. Sincerely, United States Postal Service The customer reference number shown below is not validated or endorsed by the United States Postal Service. It is solely for customer use. Customer Reference Number: SPFLD BRODY TIF 2  USPS CERTIFIED MAIL Mailroom Gilmore & Bell, P.C. 2405 Grand Blvd, , Suite 1100 Kansas City, MO 64108-2521 9414 8149 0282 9730 0081 24 Greene County Assessor Greene County Courthouse 940 Boonville Room 37 Springfield, MO 65802 Shipper Ref: SPFLD BRODY TIF 2 Reference 1: 600634.20105 Date Produced: 01/03/2022 Gilmore&BellPCMailroom: The following is the delivery information for Certified Mail™/RRE item number 9414 8149 0282 9730 0081 24. Our records indicate that this item was delivered on 12/27/2021 at 08:08 a.m. in SPRINGFIELD, MO 65801. The scanned image of the recipient information is provided below. 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Customer Reference Number: SPFLD BRODY TIF 2  USPS CERTIFIED MAIL Mailroom Gilmore & Bell, P.C. 2405 Grand Blvd, , Suite 1100 Kansas City, MO 64108-2521 9414 8149 0282 9730 0081 55 State Tax Commission of Missouri P.O. Box 146 Jefferson City, MO 65102 Shipper Ref: SPFLD BRODY TIF 2 Reference 1: 600634.20105 Date Produced: 12/27/2021 Gilmore&BellPCMailroom: The following is the delivery information for Certified Mail™/RRE item number 9414 8149 0282 9730 0081 55. Our records indicate that this item was delivered on 12/20/2021 at 07:22 a.m. in JEFFERSON CITY, MO 65102. The scanned image of the recipient information is provided below. Signature of Recipient : Address of Recipient : Thank you for selecting the Postal Service for your mailing needs. If you require additional assistance, please contact your local post office or Postal Service representative. 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If you require additional assistance, please contact your local post office or Postal Service representative. Sincerely, United States Postal Service The customer reference number shown below is not validated or endorsed by the United States Postal Service. It is solely for customer use. Customer Reference Number: SPFLD BRODY TIF 2  USPS CERTIFIED MAIL Mailroom Gilmore & Bell, P.C. 2405 Grand Blvd, , Suite 1100 Kansas City, MO 64108-2521 9414 8149 0282 9730 0081 79 President/Chairman of Board of Education Republic School District 518 North Hampton Republic, MO 65738 Shipper Ref: SPFLD BRODY TIF 2 Reference 1: 600634.20105 Date Produced: 12/27/2021 Gilmore&BellPCMailroom: The following is the delivery information for Certified Mail™/RRE item number 9414 8149 0282 9730 0081 79. Our records indicate that this item was delivered on 12/20/2021 at 12:06 p.m. in REPUBLIC, MO 65738. The scanned image of the recipient information is provided below. 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Our records indicate that this item was delivered on 12/20/2021 at 10:50 a.m. in SPRINGFIELD, MO 65802. The scanned image of the recipient information is provided below. Signature of Recipient : Address of Recipient : Thank you for selecting the Postal Service for your mailing needs. If you require additional assistance, please contact your local post office or Postal Service representative. Sincerely, United States Postal Service The customer reference number shown below is not validated or endorsed by the United States Postal Service. It is solely for customer use. Customer Reference Number: SPFLD BRODY TIF 2  USPS CERTIFIED MAIL Mailroom Gilmore & Bell, P.C. 2405 Grand Blvd, , Suite 1100 Kansas City, MO 64108-2521 9414 8149 0282 9730 0081 93 Presiding Commissioner Greene County, Missouri 933 North Robberson Ave Springfield, MO 65802 Shipper Ref: SPFLD BRODY TIF 2 Reference 1: 600634.20105 Date Produced: 12/27/2021 Gilmore&BellPCMailroom: The following is the delivery information for Certified Mail™/RRE item number 9414 8149 0282 9730 0081 93. Our records indicate that this item was delivered on 12/20/2021 at 12:55 p.m. in SPRINGFIELD, MO 65802. The scanned image of the recipient information is provided below. Signature of Recipient : Address of Recipient : Thank you for selecting the Postal Service for your mailing needs. If you require additional assistance, please contact your local post office or Postal Service representative. 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Customer Reference Number: SPFLD BRODY TIF 2  USPS CERTIFIED MAIL Mailroom Gilmore & Bell, P.C. 2405 Grand Blvd, , Suite 1100 Kansas City, MO 64108-2521 9414 8149 0282 9730 0082 16 Executive Director Abilities First (County Disability Program) 1370 E Primrose St Ste A Springfield, MO 65804 Shipper Ref: SPFLD BRODY TIF 2 Reference 1: 600634.20105  USPS CERTIFIED MAIL Mailroom Gilmore & Bell, P.C. 2405 Grand Blvd, , Suite 1100 Kansas City, MO 64108-2521 9414 8149 0282 9730 0082 23 Greene County Collector Greene County Courthouse 940 Boonville Room 107 Springfield, MO 65802 Shipper Ref: SPFLD BRODY TIF 2 Reference 1: 600634.20105 Date Produced: 12/27/2021 Gilmore&BellPCMailroom: The following is the delivery information for Certified Mail™/RRE item number 9414 8149 0282 9730 0082 23. Our records indicate that this item was delivered on 12/21/2021 at 09:29 a.m. in SPRINGFIELD, MO 65801. The scanned image of the recipient information is provided below. Signature of Recipient : Address of Recipient : Thank you for selecting the Postal Service for your mailing needs. If you require additional assistance, please contact your local post office or Postal Service representative. Sincerely, United States Postal Service The customer reference number shown below is not validated or endorsed by the United States Postal Service. It is solely for customer use. Customer Reference Number: SPFLD BRODY TIF 2  USPS CERTIFIED MAIL Mailroom Gilmore & Bell, P.C. 2405 Grand Blvd, , Suite 1100 Kansas City, MO 64108-2521 9414 8149 0282 9730 0082 30 Director Missouri Department of Economic Development P.O. Box 1157 Jefferson City, MO 65102 Shipper Ref: SPFLD BRODY TIF 2 Reference 1: 600634.20105 Date Produced: 12/27/2021 Gilmore&BellPCMailroom: The following is the delivery information for Certified Mail™/RRE item number 9414 8149 0282 9730 0082 30. Our records indicate that this item was delivered on 12/20/2021 at 07:19 a.m. in JEFFERSON CITY, MO 65102. The scanned image of the recipient information is provided below. Signature of Recipient : Address of Recipient : Thank you for selecting the Postal Service for your mailing needs. If you require additional assistance, please contact your local post office or Postal Service representative. Sincerely, United States Postal Service The customer reference number shown below is not validated or endorsed by the United States Postal Service. It is solely for customer use. Customer Reference Number: SPFLD BRODY TIF 2  USPS CERTIFIED MAIL Mailroom Gilmore & Bell, P.C. 2405 Grand Blvd, , Suite 1100 Kansas City, MO 64108-2521 9414 8149 0282 9730 0082 47 County Tax Section/State Blind Pension Fund Missouri Director of Revenue P.O. Box 453 Jefferson City, MO 65102 Shipper Ref: SPFLD BRODY TIF 2 Reference 1: 600634.20105 Date Produced: 12/27/2021 Gilmore&BellPCMailroom: The following is the delivery information for Certified Mail™/RRE item number 9414 8149 0282 9730 0082 47. Our records indicate that this item was delivered on 12/20/2021 at 08:48 a.m. in JEFFERSON CITY, MO 65101. The scanned image of the recipient information is provided below. Signature of Recipient : Address of Recipient : Thank you for selecting the Postal Service for your mailing needs. If you require additional assistance, please contact your local post office or Postal Service representative. Sincerely, United States Postal Service The customer reference number shown below is not validated or endorsed by the United States Postal Service. It is solely for customer use. Customer Reference Number: SPFLD BRODY TIF 2  USPS CERTIFIED MAIL Mailroom Gilmore & Bell, P.C. 2405 Grand Blvd, , Suite 1100 Kansas City, MO 64108-2521 9414 8149 0282 9730 0082 54 Merchants/Manufacturers Replacement Tax Fund Missouri Director of Revenue/County Tax Section P.O. Box 453 Jefferson City, MO 65102 Shipper Ref: SPFLD BRODY TIF 2 Reference 1: 600634.20105 Date Produced: 12/27/2021 Gilmore&BellPCMailroom: The following is the delivery information for Certified Mail™/RRE item number 9414 8149 0282 9730 0082 54. Our records indicate that this item was delivered on 12/20/2021 at 08:48 a.m. in JEFFERSON CITY, MO 65101. The scanned image of the recipient information is provided below. Signature of Recipient : Address of Recipient : Thank you for selecting the Postal Service for your mailing needs. If you require additional assistance, please contact your local post office or Postal Service representative. Sincerely, United States Postal Service The customer reference number shown below is not validated or endorsed by the United States Postal Service. It is solely for customer use. Customer Reference Number: SPFLD BRODY TIF 2  EWS 651 N Boonville Avenue * PO Box 798 S- ADI R Springfield. MO 65801 417-836-1100 PART OF THE USA TODAY NETWORK PROOF OF PUBLICATION STATE OF MISSOURI COUNTY OF GREENE GILMORE & BELL ATTORNEYS 2405 GRAND BLVD STE 1100 KANSAS CITY MO 64108 I do upon my oath state that | am the Legal Clerk of the Springfield News-Leader/Guidon, and that | am duly authorized to and do make this affidavit for and on behalf of the News-Leader, a newspaper published daily in the City of Springfield, Greene County, Missouri; that the public advertisement, notice or order of Publication, a true copy of which is hereto attached, was published in said newspaper 1 time(s), issues dated as follows: 01/03/2022 Account Number: SNL-048385 Order Number: 0005066729 eh Mlddavis: 582.50 This is not an invoice (Signed) Legal Clerk \=3-1o0721- (Date) 2 Signed and sworn before me NANCY HEYRMAN 5.5 Notary Public PF %) State of Wisconsin aa a  Tax Ircrement Finareirg Commission of the City af Spnngfeid. Missouri Motice of Public Hearing relating to the Brody Corners Tax Increment Financing Plae and Motice of Request foe Redevelop- men Project Proposals Pursuant 10 Section 29.830 of the Revered Statutes of Mascon, vou are bereby rot fied hat the Tax Increment Financing Commassion of the City of Springfekl, Missouri {tne Commission”) will hold a public hearing at 3:00 pan. on February 2, 2022 to consider approval of the Brody Corners Tax Increment Faancing Plan (the “Reclevelapment Plan}, the designation of the proposed redevelopment area [the "Redevelopment Areal, ard the adoption al the proposed redevelopment project ithe ucgelrens Project”) for the re- development of property in the Redeveln, ment Area. The hearing is intended to hekl in-person at the Busch Municpal Bulding, 230 Boonville, Springfield, Missoun. 1 is possinle that renewed coro- navirus concers will require he hearmng 10 be held panidly or camplelsly by elec tronic means. All taxing districts and ine terested parties will be given the appar nity 10 attend the bearirg {whether by par ticipation in an onde ph , teleconier- ene, in-person or otherwise) andior To subenit 0 the C iG price 10 the date of the hearing. The Gy will City Cal- endar” Ink. Such updates will appear as an entry for the hearing date set orth above. IF oo update ars describing Seebls xs bs the arivg the hear: hu] -pRrsan. proposed Redevelopment Area, which contains ap- prowua 26 acres, is located at 5505 L Sure ine, Springlield, Mo. The Re- A bh P a 1g '¥ the lames River Freeway and West Sune shine Stroet ta the south, commercial de welopment to the east, residential property 10 the orth, and undesloped land 10 the west. The Redevelopment Plan cals foe ane Redevelopment Project which elimi- nates blight, implemants certain public in- frastructure improvements, increases prop: erty wales, creates economic stability and inplemants the Comprehensive Plan of the City. The Redevelopment Project calls foe he implementation of site pr tion im- provesnents and offsite public improve ments 10 sup] a planned development with a mix af commercial uses, including vesail, restaurant, office, shapping, services and other general commercial uses, from which tae increment financing revenues would be collated to fund rembursable project costs associated with certain of the SAS pregiaialion improvements and cifsite ubic ments that will serve the edewvlopment Area, The Redevelopment Plan cats for a full 23-year collection per- od, but requires a 25% suiplus of ments in lieu of taxes tor distribution ic he taxing dsiricts in each your. A coy of the Bedevelapment Plan, inchding a legal description and a map of the proposed development Area and the Redevelopment Project, s on file with the office of the Ci Clerk at the Busch Municipal Building, a ig listed in ard ay be revel ¢oany interes urin siress hows. A Ey showing the effects of the Redevelopment Plan on each taxing junsdicion, is on file with the Redauelopment Plan, The public is invited 10 Subit comments to the Commission prior Io the date of the hearing and appear at the hearing and provide evidence and testimony. ALL INTERESTED PARTIES SHALL BE GIVEN AN OFPORTURITY TO BE HEARD AY THE PUBL HEARING, WHETHER IN PERSON QR 8Y ELECTRONIC MEANS OF PARTICH- PATION, AS DESCRIBED ABOVE. The Cammissian is soliciting alternative proposals for redevelopment of ail or ary parton of the Redevelopment Area, The Commission seeks alteratve redevelop. ment plans and redevelopenent projec sat comply with the Missouri Real Proger- ty Tax Increment Allowation Redevnlop- ment Act (the “TIF Act’). All peepased ree development plans andiar redevelopment projects must include éetails regarding the redevelopment project costs inchiding, as appropriate: land acqusiton, buildng de- sign, engoeening and onstraction, sile prepatation; design, engineering and con struction af public infrastructure improve: ments, inciting ntermal streets. parking, grading, vtihines, lighting improeements 0 public rests ang hghwans, and legal, sagineering aconting, land use plan- ae, archilects, feasibly experts costs and foes ard other sft cout associated wh plan preparatan, appeeval and imple mentatan All subenissons must include a wand ard compiete reacwelopment plan unger the TIF Ac, aduding class hication al expenses wolfciently detailed 1 allow analysis in comparison with ether submis. siars, and be in a toon that = ready ho corvideraton by the Commissian and Cit Council All submissians @sa must id dress thase Kass and requirements of 1 Cs EConoma Development indent ha Policy Manual es it relates 0 Tax Icre ment Fraancing {the “Cty TIF Poly”) Sutiressivns must also nodule nformaton about the prepased developer, includng detad regarsing poor development prog ects and other relevant business expen ene. I the person of entity sulimithong he proposal does net owe or otherwise cuntral tie property in the Sedevelopment Area, the sabmession must include the pro: posed method of acguring such ownership ar coord. All proposals must be submitted 10 E<o- NOMK Daslopment Dimclor Sarah Kem {417-864-103 ernail at skemeSsorin glicldme.gay, and must be received ne lat- or than J am. an January 28, 2022, ater which time€ Proposals will nat be ac doeo < veTe Her Oppose Pete. ey foe reviews thr t SnPlan, the of- - be the yc Clerk, if open to the public, fe through the City's website as descri- bed abave for the Redevelopment Plan. All submissions shall be judged an {if the qualifications of Fi applxant, fis) the mer- and ELA ofof the proposalor eds in the submission, ine ee paid to ab- tain ownership ar control Cae in bo ali iy the R a, Area; {v) ability of a sal and he apl et ho Te ment of the TIF Policy; id {vilTou iy Ys Drones 10 accomplish ary other bs hat it may identify. The Comimissicn and City reserve the right 1o reject all proposals and publish ary ad: ditional requests for as may he and 10 the time penod 10 submit responses to ths Notice, all proposals will be corsidered by the Com- mission at a meeting to be held at the same time and location as the hear Commission a they or Soren , Missour) Busch Municipal ol ici 340 Boonville, Speinglield, Mssoun  Tax Increment Financing Commission of the City of Springfield, Missouri Notice of Public Hearing relating to the Brody Corners Tax Increment Financing Plan Date: January 21, 2022 Pursuant to Section 99.830 of the Revised Statutes of Missouri, you are hereby notified that the Tax Increment Financing Commission of the City of Springfield, Missouri (the “Commission”), will hold a public hearing at 5:00 p.m. on February 2, 2022, at the Busch Municipal Building, 840 Boonville, Springfield, Missouri, to consider the Brody Corners Tax Increment Financing Plan (the “Redevelopment Plan”), the designation of the proposed redevelopment area (the “Redevelopment Area”), and the adoption of the redevelopment project described in the Redevelopment Plan (the “Redevelopment Project”) for the redevelopment of property in the Redevelopment Area. The proposed Redevelopment Area, which contains approximately 26 acres, is located at 5505 West Sunshine, Springfield, MO. The Redevelopment Area is generally bounded by the James River Freeway and West Sunshine Street to the south, commercial development to the east, residential property to the north, and undeveloped land to the west. The Redevelopment Plan calls for one Redevelopment Project which eliminates blight, implements certain public infrastructure improvements, increases property values, creates economic stability and implements the Comprehensive Plan of the City. The Redevelopment Project calls for the implementation of site preparation improvements and offsite public improvements to support a planned development with a mix of commercial uses, including retail, restaurant, office, shopping, services and other general commercial uses, from which tax increment financing revenues would be collected to fund reimbursable project costs associated with certain of the site preparation improvements and offsite public improvements that will serve the Redevelopment Area. The Redevelopment Plan calls for a full 23-year collection period, but requires a 25% surplus of payments in lieu of taxes for distribution to the taxing districts in each year. A copy of the Redevelopment Plan, including a legal description and a map of the proposed Redevelopment Area and the Redevelopment Project, is on file with the office of the City Clerk at the Busch Municipal Building, address listed above, and may be reviewed by any interested party during business hours. The public is invited to submit comments to the Commission prior to the date of the hearing and appear at the hearing and provide evidence and testimony. All interested persons will be given an opportunity to be heard at the public hearing. ALL INTERESTED PARTIES SHALL BE GIVEN AN OPPORTUNITY TO BE HEARD AT THE PUBLIC HEARING, WHETHER IN PERSON OR BY ELECTRONIC MEANS OF PARTICIPATION, AS DESCRIBED ABOVE. It is possible that renewed coronavirus concerns will require the hearing to be held partially or completely by electronic means. All interested parties will be given the opportunity to attend the hearing (whether by participation in an online platform, teleconference, or otherwise) and/or to submit comments to the Commission prior to the date of the hearing. The City will post updates on the method of holding the hearing on its website on the “City Calendar” page, which may be accessed by visiting the main City webpage at https://www.springfieldmo.gov/, selecting the “Government” tab and then the “City Calendar” link. Such updates will appear as an entry for the hearing date set forth above. If no update appears describing electronic access to the hearing, the hearing will be held in-person. TAX INCREMENT FINANCING COMMISSION OF THE CITY OF SPRINGFIELD, MISSOURI  Page 11 Page Mailing System ltrlanifest Mailing USPS Manifest USPS SYstem Permit Number MAC Ver. Number l{lACVar, ilumber Nama && Address !/*rila/s Name Mailer's Addrese Permitl,lumbtr Bell. P.C. GlhBreS& Bell, Gilmore P.C. Transtrea Transtream Suite 1100 Bh/.(l., Suite Grand Blvd., ?405 Grand 2405 1'lo0 Sequence Number Sequencel{umber of Mail Class of Class ltlall MO 64108-2521 Clty, MO KEnsas City, Kansas 64108-2521 7-2692 7"2692 Mixed Mixed ES EC ES Insurance lnEurEnce Due/ Due/ Total Tolal Arlicla #/ Article #/ Adfr€sse€ Name Addressee Name E$ Piect ID Piece lO Delivery Address DeliveryAdfress Type T)pe Postage PostagE Fee Fee Amount funount Serxler Charge Sender Ctnrge Stipper Ref# Shipper Reffi ,r'.€S'T SUNSHINE rfLiFlttEr.{I LLC 0.530 0,s30 6.13 6,13 941461490282 9730008812 94148r490?8?gls00sl2 WEST Stt{EHTNE I'E DEVELOPMENT Lr-,1 FFEttra,Mr &4E, JA) 5; FREMONT aif.. ERR 185 1,86 4664 486* ERR BRODY PO 22 TIFPO BRODY TIF "rr,.r:l SPRINGFIELD tllo 65804 , MO sPRil'rcFrELD, 85004 cc 375 3.75 9730008629 itocRlE, LLC MOCR18, 0.630 6.13 941481490282 84148r4S0282973006&9 LLC 0,650 6,13 4665 4t65 STE 300 EL'{fr. STE ALT.I.rJE54 BLVD, 3000 ALTAMESA r0l loi ERR ERR 1.86 1,86 FORTWORTH, TX768133 ORTRTX78I3g c 3.75 3.75 BRODY TIFPO2 EEODY TIF PO 2 FORTTII Sep Page Totals Page Totals 22 1.06 1.06 A 1.20 20 \ 12.26 12-26 Cumulativ Cumulativee Totals Totals )2 1.06 106 [11.20 11 20 : 12.26 12.26 USPS CERTIFIC USPS ATION CERTIFICATION = NN t\ 1$) < Total Div Total of Pieces Received Of Recewed Z oe Round Stam Round Stam \0.$ 3 : V a Receruing Employee of Receiving Signature of Signature Employee 4 AN i Rscoipt PS PS Form Form 3877 (Facsimile) 3877'(Facsimile) CMRD CMRD Certified Cerlified Mail Mail Restricted Delivery Restricted Deli\€ry  USPS CERTIFIED MAIL Mailroom Gilmore & Bell, P.C. 2405 Grand Blvd, Suite 1100 Kansas City, MO 64108-2521 9414 8149 0282 9730 0086 12 WEST SUNSHINE DEVELOPMENT LLC 3800 S FREMONT AVE SPRINGFIELD, MO 65804 Shipper Ref: BRODY TIFPO 2 Reference 1; 600634.20105  USPS CERTIFIED MAIL Mailroom Gilmore & Bell, P.C. 2405 Grand Blvd, Suite 1100 Kansas City, MO 64108-2521 9414 8149 0282 9730 0086 29 MOCR16, LLC 3000 ALTAMESA BLVD STE 300 FORT WORTH, TX 76133 Shipper Ref: BRODY TIFPO 2 Reference 1: 600634.20105  AGENDA TAX INCREMENT FINANCING COMMISSION OF THE CITY OF SPRINGFIELD, MISSOURI February 2, 2022 — 5:00 p.m. Busch Municipal Building, 840 N Boonville Avenue, Springfield MO Denny Whayne Conference Room, 4% Floor 1 Welcome and Introductions 2 Election of Officers 3 Brody Corners TIF Redevelopment Plan Public Hearing a. Submission of Exhibits to the Commission b. Staff presentation of Blight Study, Redevelopment Plan and Redevelopment Project — Sarah Kerner, Economic Development Director c. Presentation from Developer — Cory L. Collins, Husch Blackwell d. Public Comments e. TIF Commission Questions and Discussion 4 Consider Resolution Recommending Approval of TIF Plan, Approval of the Redevelopment Area, Designation of Blight within the Redevelopment Area, Approval of the Redevelopment Project and Approval of the Developer of Record to the City Council 5 Any and All Other Business 6 Adjourn Contact person: Sarah Kerner Economic Development Director 417/864-1035 In accordance with ADA guidelines, if you need special accommodations when attending any City meeting, please notify the City Clerk's Office at 864-1443 at least three days prior to the scheduled meeting. S springfield  Exhibit 10 Slideshow presentation from Hearing [to be added at Hearing]