1. ECONOMIC DEVELOPMENT TOOLS

2. STATE OF MISSOURI ECONOMIC DEVELOPMENT PROGRAMS (LEGISLATIVELY ESTABLISHED)
CHAPTER 100
CHAPTER 353
TRANSPORTATION DEVELOPMENT DISTRICT (TDD)
COMMUNITY IMPROVEMENT DISTRICT (CID)
NEIGHBORHOOD IMPROVEMENT DISTRICT (NID)
TAX INCREMENT FINANCING (TIF)

3. OTHER BUSINESS ASSISTANCE PROGRAMS
ON THE JOB TRAINING (OJT)
(St. Charles County Department of Workforce Development)
CUSTOMIZED TRAINING PROGRAM
(St. Charles Community College)
MISSOURI LINKED DEPOSIT
(State of Missouri)
MISSOURI WORKS PROGRAM
MISSOURI BUILD
SBA 504
(Economic Development Center of St. Charles County)

4. CHAPTER 100 Involves the issuance of bonds
Technically, ownership of development is held by the local government
Negotiated level of total abatement
Applies equally to all taxing jurisdictions
PILOTS
Payments are made by developer
Payment in Lieu of Taxes
Wentzville has two Chapter 100 projects
General Motors Wentzville Assembly Center
Wentzville Logistics Center

5. General motors corporation
General Motors Wentzville Assembly Center
Chapter 100 Project

6. Wentzville Logistics Center
Chapter 100 project
(34% abatement of property taxes for 10 years)

7. CHAPTER 353 Involves a tax abatement for blighted area
State definition of blighted area can apply to property with inadequate or outmoded design or physical deterioration
Tax abatement only available to for-profit Urban Redevelopment Corporations
25 year abatement; % abatement; 15 50% abatement
PILOTS can be made to taxing jurisdictions (Payment in Lieu of Taxes)
City of Wentzville has one Chapter 353 project

8. Wentzville Bluffs CID/353
A combination CID/353 at Wentzville Bluffs
Board approved 2006
1.0% sales tax for 20 years or until debt is paid

9. Transportation development district (tdd)
Allows the City to establish a special assessment district to finance road work and other transportation- oriented projects to foster economic development
Funds repaid through special assessment, additional property taxes or sales taxes, bonds and/or tolls
Funds to repay the TDD have to be from within the established District boundaries
Funds can be spent outside the District, but must benefit the District
City of Wentzville has four TDD’s

10. Wentzville’s Transportation districts
Dierbergs TDD
THF TDD I
THF TDD II
THF TDD III

11. Wentzville’s Transportation districtsap
Dierbergs TDD
Board Approved 2007
.50% sales tax until debt is paid

12. Wentzville’s Transportation districts
THF TDD I
Board Approved 2001
.25% sales tax 10 years or longer

13. Wentzville’s Transportation districts
THF TDD II
Board Approved 2005
.50% sales tax until debt is paid
or 23 year maximum

14. Wentzville’s Transportation districts
THF TDD III
Board Approved 2007
.25% sales tax until debt is paid
or 23 year maximum

15. Community improvement district (cid)
Allows property or business owners, or the City, to establish a District to fund necessary public infrastructure improvements
Funds repaid through a special assessment, additional property taxes or sales taxes, business licenses, fees or rents
Funds to repay the CID have to be from within the established District boundaries
CID funds can be much broader than those from a NID (i.e. murals, landscaping, tourism, refuse collection, music, childcare facilities)
City of Wentzville has three CID’s

16. Wentzville’s community improvement districts
Bear Creek CID
A combination CID/353 at Wentzville Bluffs
West Pearce NID/CID

17. Wentzville’s community improvement districts
Bear Creek CID
Board Approved 2011
.50% sales tax until debt is paid
or 50 year maximum

18. Wentzville’s community improvement districts
A combination CID/353 at Wentzville Bluffs
Board Approved 2006
1.0% sales tax until debt is paid
or 20 year maximum

19. Wentzville’s community improvement districts
West Pearce NID/CID
Board Approved 2009
.50% sales tax until debt is paid

20. Neighborhood improvement district (nid)
Allows an improvement to be made in an area benefited by that improvement
Funds repaid through a special assessment
Unlike TDD AND CID, a NID is not a separate legal entity
NID funds are for public improvements or re- improvements such as storm sewers, street lights, landscaping, sidewalks or parks
City of Wentzville has two NID’s

21. Wentzville’s neighborhood improvement districts
Bear Creek (special assessment)
West Pearce NID/CID (.50% sales tax)

22. Wentzville’s neighborhood improvement districts
Bear Creek (special assessment)
Board Approved 2000
.50% special assessment until 2017

23. Wentzville’s neighborhood improvement districts
West Pearce NID/CID (.50% sales tax)
Board Approved 2009

24. Tax increment financing (tif)
Permits the use of a portion of local property and sales tax to assist in funding of certain designated areas
Areas can be classified as blighted, conservation or economic development
Requires approval by a Tax Increment Financing Commission consisting of representatives of various taxing jurisdictions
TIF funds can be used for a variety of purposes (i.e. fill material, infrastructure improvements, public recreational facilities)
PILOTS can be made to taxing jurisdiction (Payments in Lieu of Taxes)
City of Wentzville has three TIF areas

25. Wentzville’s tax increment financing areas
I-70 Corporate Parkway TIF Area
M&B Sachs Business Park Extension TIF
South 70 Commercial Area - East

26. Wentzville’s tax increment financing areas
I-70 Corporate Parkway TIF Area

27. Wentzville’s tax increment financing areas
M&B Sachs Business Park Extension TIF

28. Wentzville’s tax increment financing areas
South 70 Commercial Area - East

29. New 2016 tif legislation
HB 1434 – Koenig
Specifies that a recommendation of approval on a proposed redevelopment plan, project, designation, or amendment by a TIF commission in St. Charles, Jefferson, and St. Louis counties must only be deemed to occur if a majority of the commissioners voting vote for approval. A tied vote must be considered a recommendation in opposition;
 Requires the governing body of a municipality to submit a report of each redevelopment plan and redevelopment project in existence on December 31 of the preceding year to the Department of Revenue by November 15 each year and requires the Commissioner of Administration to publish the data in the reports on the Missouri Accountability Portal. Any municipality that does not comply with such reporting requirements within 60 days from the certified mail notification from the department will be prohibited from adopting any new tax increment financing plan for five years.
Only applies to St. Charles, Jefferson and St. Louis counties
Need to submit a report of each redevelopment plan by November 15
Prohibited from adopting any new tax increment financing plan for five years if plan not filed
No vote or tied vote constitutes a “no” then can only do land clearance and not land assemblage

30. Special districts map