Thank you, thank you. The Ellisville redevelopment commission for Monday, November 9th, 2026 is now
called to order. So prayer, Andrew, would you like to do the prayer? Let's pray. Heavenly father, thank
you for this day. Thank you for this town. And I pray that you would help us to do our work diligently
and clearly that we would take care of the people in this community and that you will bless our efforts
in Christ's name. Amen. Amen. And Larry, would you like to do the
Pledge. I pledge allegiance to the flag of the United States of America and to the Republic for which
it stands, one nation under God, indivisible, with liberty and justice for all. OK, Noel, can you do
the roll call, please? William Ellis? Here. Andrew Henry? Here. Carl Thurmond? Here. Trevor Sager?
And Larry Demos. Here. All right, having a quorum. This is next thing. Approval of minutes for the February
9th, 2026 meeting. We'll need a motion and a second. We're going to act on that. I move to approve the
minutes for the February 9th, 2026 meeting. I second. All right. All in favor say yes. Yes. Yes.
Any nos or abstentions? Seeing none, motion carries. Approval of the year-to-date Redevelopment Commission
financial report and spending plan to submit to the TIF management portal on Gateway. Is this to you,
Noel? Yes, for the council's pleasure, I'd like to, or commission's pleasure, I'd like to do a quick
presentation of this. As long as you keep it under three hours, we're good.
If I can remember how to do this, there we go.
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
the Commission, just because it'll be easier for me to kind of go through this. I wanted to just give
an overview of where we stood financially for the Redevelopment Commission.
So in 2025, we had an amended budget, and I say amended budget because it's not a budget that we started
with. We had to do additional appropriations for that, so I like to always put that in there when we
have additional appropriations as amended. So if you'll see on this first slide,
We had a budget that we started with for $50,000, and we spent $43,405.73. Most of that were expenses
that were related to professional services and getting the TIFFs established in all the districts. In
the monthly reporting, which I have in the OneDrive, I have a full breakdown that shows what we spent
on that. Most of the services were for Baker-Tilley.
Bynum Fanu and Darla Law. The other spending that you'll see, because you'll see the professional services,
I went ahead and broke out versus actual spending, and the actual spending, the differential there,
is going to be what was paid out for the board's salary, for lack of a better term, their salaries,
but what you guys get per meeting along with the federal taxes that come out for that.
So we'll move right along to the next slide. So this is the 2026 spending through November the 9th.
The report that I sent you guys was through September. We didn't have any expenditures in October. And
we just ran those reports. So I wanted to at least get you guys something. The only spending that I
foresee after these reports is going to be for the
members that have been on the board, they'll get the $100 each for the meetings. And so we'll have February,
November, and I'm not sure if you guys are planning on meeting in December or not. And that doesn't
include the payroll related taxes in that figure either.
And then I did want to remind the commission that the RDC funds that we have spent to date have been
funded by the general fund. So that, let me look at this real quick. The total from 2025 when we started
through technically September the 30th is that $52,426.48.
We'll have to pay back the general fund before you guys can start looking at any projects or anything
with that TIF spending. That being said, on the last slide that I have here, the $6,318 is the revenue estimate.
that will be coming in for that district on the west side tiff. We didn't have any funds captured in
there. So as you see, we'll still have a deficit of funds that will need to pay back for the general
fund going into twenty seven. My hope is by twenty eight. So the twenty twenty seven pay
receive in 2028, we'll start seeing some of those funds so that we can at least pay back the general
fund, make that whole again, and then next year you guys can start looking over your plan to see where
you guys may want to start spending the funds when they start coming in. And I can take any questions
if you guys had anything else. This presentation, I literally just finished it like 20 minutes ago,
so I'll have this available on the website for the public as well.
I have one question, just to make sure I'm understanding that correctly, we've got 52.4 spent in 2025
and 2026, and that all came out of general fund, and we have to repay all of that from TIF money before
we can then spend TIF money out. That's where I'm a little, not 100% sure, which is why I think I put
that in there, that when we will reconcile which expenses qualify for repayment and
Baker Tilley or our financial advisors, whoever that is, will help me with the required transfers and
reporting. I'm not 100% sure just because I've never done this before and some of the TIF reporting
and expenditure stuffs has changed in the last couple of years. So I just wanted to let the commission
know the number. So at least that's the highest amount that we would have to pay back from the TIF revenues
to the general fund first.
but it can't be higher. But on the last slide, for the 2027 operating budget, we expect to see about
$6,300 in riverfront TIF revenue, and the remainder of that 27-4 will continue to come out of general
fund, which will increase the amount we have to repay in the future? No, so that's where it was a little
confusing, and I wasn't even sure, but I wanted you to see what the unofficial revenues were going to
be for that TIF district, so that's the 6,318.
That is not factored in at all in that 27,496, because we created the budgets well before I was able
to receive that number. So the assumption is for the 2027 budget, which I think I gave you, yeah. And
that's for the standard stuff that we've had from 25 and 26. We're keeping 27 the same where we're doing
the personal services, which is the board.
pay social security unemployment taxes, some office supplies. The miscellaneous professionals is where
we pay for any legal services or any financial advisors that we use. And then the legal advertising,
the premium on bonds is another one that'll have to stay in there as well going forward. But in 28 is
when I anticipate the commission being able to start utilizing funds for capital projects. But it won't
be a lot, so it'll move slowly.
So if, I understand that clarification may bring this number down slightly, but if we currently have
about 52.4, we're gonna add another 27.4 that could be eligible for repayment. Yeah, so when I was doing
the forecasting for it, I figure before the TIFFs are making any real revenues that we can use, we'll
probably be close to about $70,000, $75,000 that will have to be paid back by the general fund. Okay,
thank you.
My question is back to if we stay under the $6,300 number from the revenue estimate Then we would need
to we would not need to pay any more for 2027 now to the general fund But I mean just with the the amount
of work that we had to do with the county this year for the neutralization I I Anticipated being oh
I write more than that, but yeah I
And this does already include the TIF neutralization being done, the 63-18. In other words, it's already
factoring in the trending value as opposed to the increase, or is that, if you don't know, okay. Yeah,
I honestly, I mean, I had to get clarification on the assessed value, what was captured, and the caps
and all that stuff, because I just don't understand the laws for TIF well enough. They basically,
For the assessed value, what it normally, just for, I'm using a vernacular, but trending, we don't capture
that. That's gonna go to whoever, I mean, that's gonna go to the whole tax base. But it is the revenue
above and beyond that from the improvements and new construction and that. So we probably, I mean, most
of this, we had some new construction in that area. So I think we might, if the assessment from my understanding,
If Baker and Tilly says it differently, go with them. But my understanding is that basically it's the
revenue, the TIF and it being a TIF and any new growth, not just the property being worth more. Correct.
Yeah, it's definitely new growth, which is why on the West Side TIF revenue, when I drilled into it
with one of our financial advisors today,
Um, why I asked, why is there no, there's, it was actually a negative, um, for captured real property
value for 2027 for the West side tip. And I guess that's because some buildings had been torn down.
And so you have to build back up to that assessed value before you're allowed to capture anything. Now,
when we, when the County had negative tips on, on North park, I think it was originally,
they had to take money from their other TIFFs to make it even. Are we, are they asking us to do that?
Do you know? Not yet. And I think that's because we haven't actually had, we haven't spent any money
out of TIFF revenues because we haven't received it. I think had we received revenues in the past and
then we were negative,
then we would have had to make up that difference, but because we're still funding everything through
the general fund, and with the new creation of it, I think that we're still under that threshold to
have to do that. That makes sense, because there's nothing spent to repay. And then finally, the other
thing, the council, I think in the ordinance establishing the redevelopment commission, put in there
that it had to repay everything out of the general fund. So unless state law has changed.
Darla would know the answer to that, but I'm pretty sure that that's how it was created. That's
my understanding of it when I spoke with Baker Tilly, who has been helping me with all of this. They
assured me that they've done the process before with other municipalities and it is an easy process.
I can tell you that was the intention of the council. I'm tracking it that way, which is why you get
the reports the way that you do.
Yeah, because once we start receiving revenues, I think we'll have to create its own actual fund. Because
right now, this is just sitting in general fund under the 500 lines. So I can have it all isolated.
Any more questions? All right. So we need to do we have approval of the year to date
Redevelopment Commission financial report and spending plan. Any action on this? I move that we approve
the financial report and spending plan to submit on Gateway. I'll second it. Roll call, please.
William Ellis? Yes. Carl Thurmond? Yes. Andrew Henry? Yes. Motion passes. All right, privilege of the floor.
We have one person here. Do we have anybody online? Only Darla. All right. OK. Anybody in chambers want
to say anything? Seeing none. Oh, you do? I did have a question for Darla. Darla, I had in my notes
that for the ex officiato appointment from the school board, they could only serve two terms at a time.
Is that correct? Or do you need to look into that?
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
just a single two year term or if they can re-up. I'm gonna have to look at that. Perfect, thank you.
Pending that look up, is it possible we will have to meet next month specifically to make sure we get
a new person into this seat? I would like to have a full board going into January before
And I don't know, because the town council has to make the appointment for the board member, correct?
The one vacancy that we have Darla. Well, I think that's a president appointment. Correct. So if that's
added to the agenda tonight, that president might entertain them. Cause we kept delay. I mean, we kept
saying if there wasn't anybody interested, but there might be.
on the town side? Yeah, the council president can adjust the agenda at the meeting however he wants.
Yeah. Exactly. All right. Commissioner comments, anything from members of the commission? No. Nice to
see you guys again. Last meeting was in February, 2026. Yes. Amazing. Greatest government board I've
ever been part of. So let me clarify then.
Is this commission meeting in December? Are we going to meet in January? Which is fine either way, because
as long as we are able to make a quorum in January, right Darla? And then elect officers were good?
Yes. I think that may depend. I mean, again, this is just my perspective that may depend on council
action tonight. Okay. Cause if we don't have a full board kind of back to where we were.
I would prefer to at least pencil in a date for December. Absolutely. We can always cancel it. I'd rather
have it on the calendar and not block around it. So the general assumptions, yes, but just like the
other ones. So then just for the public, the next meeting will be on
December the 16th, right now. That seems too late. December the 14th? No. Second Monday. Oh, second
Monday is the 14th, okay. The 14th or 16th? RDC on the 14th. 14th. I should ask you, project any business
for the RDC to meet?
Is there anything we have to do for year end that we haven't done? The only thing, and I think I can
get away with doing it in January, if Darla agrees, is I need everyone to sign the, what is it called
Darla? Conflict of interest one? Yeah, the conflict of interest and the. Nepotism? Yeah. I mean, I would
prefer to meet in at least
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
general consensus of the rest of the board? They wouldn't have plenty to do in January. Yes, exactly.
All right. So no. From my perspective, you let me know about whether I have to be replaced. Yes. That
will probably have to wait until January on our end to appoint a new person. I'm hoping that we can
just keep you. I'm perfectly willing to stay.
If I can't, then it might be one of the two new ones. Or Brad Tucker and I could trade places because
he's on the Monroe County RDC. Anyway. Okay. All right. Anymore commissioner comments? All right. At
this time, no other business to come before the Elstville Redevelopment Commission. We are adjourned.