WEBVTT 00:00:00.354 --> 00:00:06.606 - Thank you, thank you. The Ellisville redevelopment commission for Monday, November 9th, 2026 is now 00:00:06.606 --> 00:00:13.107 - called to order. So prayer, Andrew, would you like to do the prayer? Let's pray. Heavenly father, thank 00:00:13.107 --> 00:00:19.546 - you for this day. Thank you for this town. And I pray that you would help us to do our work diligently 00:00:19.546 --> 00:00:26.048 - and clearly that we would take care of the people in this community and that you will bless our efforts 00:00:26.048 --> 00:00:30.174 - in Christ's name. Amen. Amen. And Larry, would you like to do the 00:00:30.690 --> 00:00:40.481 - Pledge. I pledge allegiance to the flag of the United States of America and to the Republic for which 00:00:40.481 --> 00:00:50.175 - it stands, one nation under God, indivisible, with liberty and justice for all. OK, Noel, can you do 00:00:50.175 --> 00:00:59.678 - the roll call, please? William Ellis? Here. Andrew Henry? Here. Carl Thurmond? Here. Trevor Sager? 00:01:00.258 --> 00:01:10.333 - And Larry Demos. Here. All right, having a quorum. This is next thing. Approval of minutes for the February 00:01:10.333 --> 00:01:19.941 - 9th, 2026 meeting. We'll need a motion and a second. We're going to act on that. I move to approve the 00:01:19.941 --> 00:01:28.990 - minutes for the February 9th, 2026 meeting. I second. All right. All in favor say yes. Yes. Yes. 00:01:29.794 --> 00:01:37.155 - Any nos or abstentions? Seeing none, motion carries. Approval of the year-to-date Redevelopment Commission 00:01:37.155 --> 00:01:44.173 - financial report and spending plan to submit to the TIF management portal on Gateway. Is this to you, 00:01:44.173 --> 00:01:51.121 - Noel? Yes, for the council's pleasure, I'd like to, or commission's pleasure, I'd like to do a quick 00:01:51.121 --> 00:01:56.350 - presentation of this. As long as you keep it under three hours, we're good. 00:01:59.650 --> 00:02:15.390 - If I can remember how to do this, there we go. 00:02:28.226 --> 00:02:33.075 - I'm just going to leave it like it is. It's fine. And I'm just going to stay seated if that's okay with 00:02:33.075 --> 00:02:37.831 - the Commission, just because it'll be easier for me to kind of go through this. I wanted to just give 00:02:37.831 --> 00:02:41.374 - an overview of where we stood financially for the Redevelopment Commission. 00:02:41.954 --> 00:02:48.005 - So in 2025, we had an amended budget, and I say amended budget because it's not a budget that we started 00:02:48.005 --> 00:02:53.826 - with. We had to do additional appropriations for that, so I like to always put that in there when we 00:02:53.826 --> 00:02:58.494 - have additional appropriations as amended. So if you'll see on this first slide, 00:02:58.914 --> 00:03:07.405 - We had a budget that we started with for $50,000, and we spent $43,405.73. Most of that were expenses 00:03:07.405 --> 00:03:15.895 - that were related to professional services and getting the TIFFs established in all the districts. In 00:03:15.895 --> 00:03:24.386 - the monthly reporting, which I have in the OneDrive, I have a full breakdown that shows what we spent 00:03:24.386 --> 00:03:28.798 - on that. Most of the services were for Baker-Tilley. 00:03:28.930 --> 00:03:36.803 - Bynum Fanu and Darla Law. The other spending that you'll see, because you'll see the professional services, 00:03:36.803 --> 00:03:44.093 - I went ahead and broke out versus actual spending, and the actual spending, the differential there, 00:03:44.093 --> 00:03:51.384 - is going to be what was paid out for the board's salary, for lack of a better term, their salaries, 00:03:51.384 --> 00:03:57.726 - but what you guys get per meeting along with the federal taxes that come out for that. 00:03:58.946 --> 00:04:07.053 - So we'll move right along to the next slide. So this is the 2026 spending through November the 9th. 00:04:07.053 --> 00:04:15.404 - The report that I sent you guys was through September. We didn't have any expenditures in October. And 00:04:15.404 --> 00:04:23.511 - we just ran those reports. So I wanted to at least get you guys something. The only spending that I 00:04:23.511 --> 00:04:27.646 - foresee after these reports is going to be for the 00:04:27.842 --> 00:04:34.659 - members that have been on the board, they'll get the $100 each for the meetings. And so we'll have February, 00:04:34.659 --> 00:04:40.913 - November, and I'm not sure if you guys are planning on meeting in December or not. And that doesn't 00:04:40.913 --> 00:04:44.478 - include the payroll related taxes in that figure either. 00:04:46.818 --> 00:04:57.622 - And then I did want to remind the commission that the RDC funds that we have spent to date have been 00:04:57.622 --> 00:05:08.855 - funded by the general fund. So that, let me look at this real quick. The total from 2025 when we started 00:05:08.855 --> 00:05:15.166 - through technically September the 30th is that $52,426.48. 00:05:16.354 --> 00:05:25.431 - We'll have to pay back the general fund before you guys can start looking at any projects or anything 00:05:25.431 --> 00:05:35.486 - with that TIF spending. That being said, on the last slide that I have here, the $6,318 is the revenue estimate. 00:05:35.842 --> 00:05:42.527 - that will be coming in for that district on the west side tiff. We didn't have any funds captured in 00:05:42.527 --> 00:05:49.211 - there. So as you see, we'll still have a deficit of funds that will need to pay back for the general 00:05:49.211 --> 00:05:55.102 - fund going into twenty seven. My hope is by twenty eight. So the twenty twenty seven pay 00:05:55.362 --> 00:06:01.183 - receive in 2028, we'll start seeing some of those funds so that we can at least pay back the general 00:06:01.183 --> 00:06:07.119 - fund, make that whole again, and then next year you guys can start looking over your plan to see where 00:06:07.119 --> 00:06:12.997 - you guys may want to start spending the funds when they start coming in. And I can take any questions 00:06:12.997 --> 00:06:18.761 - if you guys had anything else. This presentation, I literally just finished it like 20 minutes ago, 00:06:18.761 --> 00:06:22.622 - so I'll have this available on the website for the public as well. 00:06:22.850 --> 00:06:29.036 - I have one question, just to make sure I'm understanding that correctly, we've got 52.4 spent in 2025 00:06:29.036 --> 00:06:35.342 - and 2026, and that all came out of general fund, and we have to repay all of that from TIF money before 00:06:35.342 --> 00:06:41.528 - we can then spend TIF money out. That's where I'm a little, not 100% sure, which is why I think I put 00:06:41.528 --> 00:06:46.622 - that in there, that when we will reconcile which expenses qualify for repayment and 00:06:47.170 --> 00:06:53.690 - Baker Tilley or our financial advisors, whoever that is, will help me with the required transfers and 00:06:53.690 --> 00:07:00.081 - reporting. I'm not 100% sure just because I've never done this before and some of the TIF reporting 00:07:00.081 --> 00:07:06.665 - and expenditure stuffs has changed in the last couple of years. So I just wanted to let the commission 00:07:06.665 --> 00:07:13.568 - know the number. So at least that's the highest amount that we would have to pay back from the TIF revenues 00:07:13.568 --> 00:07:15.294 - to the general fund first. 00:07:16.290 --> 00:07:22.548 - but it can't be higher. But on the last slide, for the 2027 operating budget, we expect to see about 00:07:22.548 --> 00:07:28.868 - $6,300 in riverfront TIF revenue, and the remainder of that 27-4 will continue to come out of general 00:07:28.868 --> 00:07:35.374 - fund, which will increase the amount we have to repay in the future? No, so that's where it was a little 00:07:35.374 --> 00:07:41.694 - confusing, and I wasn't even sure, but I wanted you to see what the unofficial revenues were going to 00:07:41.694 --> 00:07:44.606 - be for that TIF district, so that's the 6,318. 00:07:44.706 --> 00:07:51.887 - That is not factored in at all in that 27,496, because we created the budgets well before I was able 00:07:51.887 --> 00:07:59.139 - to receive that number. So the assumption is for the 2027 budget, which I think I gave you, yeah. And 00:07:59.139 --> 00:08:06.605 - that's for the standard stuff that we've had from 25 and 26. We're keeping 27 the same where we're doing 00:08:06.605 --> 00:08:09.662 - the personal services, which is the board. 00:08:10.146 --> 00:08:16.849 - pay social security unemployment taxes, some office supplies. The miscellaneous professionals is where 00:08:16.849 --> 00:08:23.422 - we pay for any legal services or any financial advisors that we use. And then the legal advertising, 00:08:23.422 --> 00:08:30.060 - the premium on bonds is another one that'll have to stay in there as well going forward. But in 28 is 00:08:30.060 --> 00:08:36.828 - when I anticipate the commission being able to start utilizing funds for capital projects. But it won't 00:08:36.828 --> 00:08:38.910 - be a lot, so it'll move slowly. 00:08:39.842 --> 00:08:46.543 - So if, I understand that clarification may bring this number down slightly, but if we currently have 00:08:46.543 --> 00:08:53.509 - about 52.4, we're gonna add another 27.4 that could be eligible for repayment. Yeah, so when I was doing 00:08:53.509 --> 00:09:00.277 - the forecasting for it, I figure before the TIFFs are making any real revenues that we can use, we'll 00:09:00.277 --> 00:09:07.044 - probably be close to about $70,000, $75,000 that will have to be paid back by the general fund. Okay, 00:09:07.044 --> 00:09:07.774 - thank you. 00:09:08.226 --> 00:09:16.676 - My question is back to if we stay under the $6,300 number from the revenue estimate Then we would need 00:09:16.676 --> 00:09:25.371 - to we would not need to pay any more for 2027 now to the general fund But I mean just with the the amount 00:09:25.371 --> 00:09:33.575 - of work that we had to do with the county this year for the neutralization I I Anticipated being oh 00:09:33.575 --> 00:09:36.446 - I write more than that, but yeah I 00:09:36.578 --> 00:09:44.153 - And this does already include the TIF neutralization being done, the 63-18. In other words, it's already 00:09:44.153 --> 00:09:51.585 - factoring in the trending value as opposed to the increase, or is that, if you don't know, okay. Yeah, 00:09:51.585 --> 00:09:58.944 - I honestly, I mean, I had to get clarification on the assessed value, what was captured, and the caps 00:09:58.944 --> 00:10:06.014 - and all that stuff, because I just don't understand the laws for TIF well enough. They basically, 00:10:06.402 --> 00:10:13.369 - For the assessed value, what it normally, just for, I'm using a vernacular, but trending, we don't capture 00:10:13.369 --> 00:10:20.076 - that. That's gonna go to whoever, I mean, that's gonna go to the whole tax base. But it is the revenue 00:10:20.076 --> 00:10:26.847 - above and beyond that from the improvements and new construction and that. So we probably, I mean, most 00:10:26.847 --> 00:10:34.270 - of this, we had some new construction in that area. So I think we might, if the assessment from my understanding, 00:10:34.850 --> 00:10:43.051 - If Baker and Tilly says it differently, go with them. But my understanding is that basically it's the 00:10:43.051 --> 00:10:51.493 - revenue, the TIF and it being a TIF and any new growth, not just the property being worth more. Correct. 00:10:51.493 --> 00:10:59.533 - Yeah, it's definitely new growth, which is why on the West Side TIF revenue, when I drilled into it 00:10:59.533 --> 00:11:02.910 - with one of our financial advisors today, 00:11:03.010 --> 00:11:09.661 - Um, why I asked, why is there no, there's, it was actually a negative, um, for captured real property 00:11:09.661 --> 00:11:16.181 - value for 2027 for the West side tip. And I guess that's because some buildings had been torn down. 00:11:16.181 --> 00:11:22.963 - And so you have to build back up to that assessed value before you're allowed to capture anything. Now, 00:11:22.963 --> 00:11:28.766 - when we, when the County had negative tips on, on North park, I think it was originally, 00:11:29.314 --> 00:11:35.473 - they had to take money from their other TIFFs to make it even. Are we, are they asking us to do that? 00:11:35.473 --> 00:11:41.571 - Do you know? Not yet. And I think that's because we haven't actually had, we haven't spent any money 00:11:41.571 --> 00:11:47.729 - out of TIFF revenues because we haven't received it. I think had we received revenues in the past and 00:11:47.729 --> 00:11:49.118 - then we were negative, 00:11:49.314 --> 00:11:54.354 - then we would have had to make up that difference, but because we're still funding everything through 00:11:54.354 --> 00:11:59.295 - the general fund, and with the new creation of it, I think that we're still under that threshold to 00:11:59.295 --> 00:12:04.384 - have to do that. That makes sense, because there's nothing spent to repay. And then finally, the other 00:12:04.384 --> 00:12:09.375 - thing, the council, I think in the ordinance establishing the redevelopment commission, put in there 00:12:09.375 --> 00:12:13.822 - that it had to repay everything out of the general fund. So unless state law has changed. 00:12:13.922 --> 00:12:20.286 - Darla would know the answer to that, but I'm pretty sure that that's how it was created. That's 00:12:20.286 --> 00:12:26.981 - my understanding of it when I spoke with Baker Tilly, who has been helping me with all of this. They 00:12:26.981 --> 00:12:33.676 - assured me that they've done the process before with other municipalities and it is an easy process. 00:12:33.676 --> 00:12:40.371 - I can tell you that was the intention of the council. I'm tracking it that way, which is why you get 00:12:40.371 --> 00:12:42.558 - the reports the way that you do. 00:12:44.834 --> 00:12:55.486 - Yeah, because once we start receiving revenues, I think we'll have to create its own actual fund. Because 00:12:55.486 --> 00:13:05.536 - right now, this is just sitting in general fund under the 500 lines. So I can have it all isolated. 00:13:05.536 --> 00:13:14.078 - Any more questions? All right. So we need to do we have approval of the year to date 00:13:14.466 --> 00:13:24.470 - Redevelopment Commission financial report and spending plan. Any action on this? I move that we approve 00:13:24.470 --> 00:13:33.705 - the financial report and spending plan to submit on Gateway. I'll second it. Roll call, please. 00:13:33.705 --> 00:13:44.190 - William Ellis? Yes. Carl Thurmond? Yes. Andrew Henry? Yes. Motion passes. All right, privilege of the floor. 00:13:44.354 --> 00:13:53.002 - We have one person here. Do we have anybody online? Only Darla. All right. OK. Anybody in chambers want 00:13:53.002 --> 00:14:01.317 - to say anything? Seeing none. Oh, you do? I did have a question for Darla. Darla, I had in my notes 00:14:01.317 --> 00:14:09.965 - that for the ex officiato appointment from the school board, they could only serve two terms at a time. 00:14:09.965 --> 00:14:14.206 - Is that correct? Or do you need to look into that? 00:14:14.338 --> 00:14:21.613 - Because I thought. It's two terms, I mean it's a two year term I thought, but I don't know if that's 00:14:21.613 --> 00:14:28.960 - just a single two year term or if they can re-up. I'm gonna have to look at that. Perfect, thank you. 00:14:28.960 --> 00:14:36.307 - Pending that look up, is it possible we will have to meet next month specifically to make sure we get 00:14:36.307 --> 00:14:42.718 - a new person into this seat? I would like to have a full board going into January before 00:14:42.914 --> 00:14:50.143 - And I don't know, because the town council has to make the appointment for the board member, correct? 00:14:50.143 --> 00:14:57.513 - The one vacancy that we have Darla. Well, I think that's a president appointment. Correct. So if that's 00:14:57.513 --> 00:15:04.813 - added to the agenda tonight, that president might entertain them. Cause we kept delay. I mean, we kept 00:15:04.813 --> 00:15:09.278 - saying if there wasn't anybody interested, but there might be. 00:15:13.570 --> 00:15:21.393 - on the town side? Yeah, the council president can adjust the agenda at the meeting however he wants. 00:15:21.393 --> 00:15:29.293 - Yeah. Exactly. All right. Commissioner comments, anything from members of the commission? No. Nice to 00:15:29.293 --> 00:15:37.116 - see you guys again. Last meeting was in February, 2026. Yes. Amazing. Greatest government board I've 00:15:37.116 --> 00:15:40.446 - ever been part of. So let me clarify then. 00:15:40.642 --> 00:15:47.861 - Is this commission meeting in December? Are we going to meet in January? Which is fine either way, because 00:15:47.861 --> 00:15:54.607 - as long as we are able to make a quorum in January, right Darla? And then elect officers were good? 00:15:54.607 --> 00:16:01.354 - Yes. I think that may depend. I mean, again, this is just my perspective that may depend on council 00:16:01.354 --> 00:16:07.358 - action tonight. Okay. Cause if we don't have a full board kind of back to where we were. 00:16:07.618 --> 00:16:14.980 - I would prefer to at least pencil in a date for December. Absolutely. We can always cancel it. I'd rather 00:16:14.980 --> 00:16:21.926 - have it on the calendar and not block around it. So the general assumptions, yes, but just like the 00:16:21.926 --> 00:16:26.718 - other ones. So then just for the public, the next meeting will be on 00:16:37.282 --> 00:16:50.038 - December the 16th, right now. That seems too late. December the 14th? No. Second Monday. Oh, second 00:16:50.038 --> 00:17:03.559 - Monday is the 14th, okay. The 14th or 16th? RDC on the 14th. 14th. I should ask you, project any business 00:17:03.559 --> 00:17:06.238 - for the RDC to meet? 00:17:07.394 --> 00:17:16.375 - Is there anything we have to do for year end that we haven't done? The only thing, and I think I can 00:17:16.375 --> 00:17:25.445 - get away with doing it in January, if Darla agrees, is I need everyone to sign the, what is it called 00:17:25.445 --> 00:17:34.781 - Darla? Conflict of interest one? Yeah, the conflict of interest and the. Nepotism? Yeah. I mean, I would 00:17:34.781 --> 00:17:37.182 - prefer to meet in at least 00:17:37.602 --> 00:17:44.266 - If we need to get those done and we have a board, let's meet and get those out of the way. Is that the 00:17:44.266 --> 00:17:50.865 - general consensus of the rest of the board? They wouldn't have plenty to do in January. Yes, exactly. 00:17:50.865 --> 00:17:57.464 - All right. So no. From my perspective, you let me know about whether I have to be replaced. Yes. That 00:17:57.464 --> 00:18:03.934 - will probably have to wait until January on our end to appoint a new person. I'm hoping that we can 00:18:03.934 --> 00:18:06.910 - just keep you. I'm perfectly willing to stay. 00:18:07.618 --> 00:18:15.568 - If I can't, then it might be one of the two new ones. Or Brad Tucker and I could trade places because 00:18:15.568 --> 00:18:23.440 - he's on the Monroe County RDC. Anyway. Okay. All right. Anymore commissioner comments? All right. At 00:18:23.440 --> 00:18:31.390 - this time, no other business to come before the Elstville Redevelopment Commission. We are adjourned.