No, that would be rejected by DED. See my post above about boundaries. The language is clear enough that DED will reject any unreasonable embellishment of Central Business District. City's will likely get away with buffering existing CBD definitions but won't get away with including other defined neighborhoods, regardless of density/built environment. DED is considering impact on state revenue. Too large of a district will be difficult to justify.
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Interesting. I wonder if Kehoe will read those tea leaves.dbInSouthCity wrote: ↑12:46 PM - 5 days agoThe business community, at least on this side of the state, is starting to lose a little patience with Mike Kehoe. A lot of people thought they were getting the Kehoe that had been around since joining the Missouri Highways and Transportation Commission 15 years ago, somebody seen as pragmatic and business-oriented. Instead, what many feel they’re getting is basically Eric Schmitt 2.0. People forget Schmitt won “Legislator of the Year” from the Riverfront Times back in 2016 before shifting hard MAGA to win statewide. Kehoe made a similar move politically, but a lot of the business community expected him to pivot back once elected, and so far they don’t think he has.
I think you’re going to see a major split emerge over the income tax issue. As much as Kehoe wants to compare Missouri to places like Tennessee or Florida, it’s just not the same economic structure, growth pattern, or tourism base. I think you’ll see the business community put a significant amount of money behind defeating it.
Based on his behavior in office so far, it doesn't seem like he would. He's really pivoted to right-populism slop and gone fuller MAGA than I thought he would (see STLAlex's post without the personal racism attacks)
Can't defend Kehoe ----> Resort to lying and personal attackswhitherSTL wrote:Sorry, I shouldn’t admit this but I posted that last sentence for the sole purpose of seeing your emotional, triggered response. And it worked. I shouldn’t do that, it’s mean.StlAlex wrote: ↑11:30 PM - 6 days agoNaturally, this is why he green lit pulling hundreds of workers out of downtown to leave a historic building vacant in a move that will likely cost the state more money than if they just leased space downtown, this is why his appointees on the Board of Thugs are currently trying to bankrupt the city and steal taxpayer dollars to waste more money on a faulty theory that we can police your way out of chronic crime, this is also why he is pushing a law that will make the city pay for the crimes of his police department's crimes and violations, this is why he leveraged the tornado recovery funds to get votes for a billionaire handout bill, this is why he failed to condemn the pulling of a federal grant that would have created 150+ manufacturing jobs in North city, this is why he slashed state public transit funding by 85% despite 10-20% of north city residents using public transit in their daily lives.whitherSTL wrote:He is. He cares deeply about STL. He grew up in north STL. But he’s white so most posters on this board won’t get behind him.
Imagine trying to make the case that the rural used car dealer who white-fled the city cares deeply about the city lmao.
Also, you're racist. As if "posters" on here don't like Mike Kehoe because he's white. Shows what level you're operating on.
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Secondly, it was Parsons who moved the office out of downtown.
https://www.ksdk.com/article/news/local ... 5e1fa8f01f
Get your schitt together.
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Happy 2 year anniversary of Gateway Credit Union announcing that it’s leaving downtown and still not left
This went a bit under the radar but on last day of session another massive win for downtown was passed at the state senate
The Missouri legislature passed a bill Friday to restore an expansion of the state's historic tax credit program, an incentive local advocates say could aid downtown development — particularly by helping address some of its most burdensome vacancies.
The bill, HB 3080, passed the Senate on Friday. The vote, on the final day of the session, marks the second state legislative move in as many days to boost downtown.
HB 3231, which expands and creates several new economic development incentives, passed on Thursday. It sets up innovation zone subsidy districts and restores a mechanism that was key to Ballpark Village's development. Lawmakers, developers, and members of the business community have said that bill's incentives, including an office-to-residential development tax credit, are key to sparking hundreds of millions of dollars in investment in downtown St. Louis.
Both bills will be sent to Gov. Mike Kehoe, a Republican who's from St. Louis, has expressed support for aiding the city and seems likely to sign them.
HB 3080 restores an expansion of the historic tax credit program allowing nonprofits to benefit from the same incentives as other developers. It also increases the historic tax credit to 35% in counties with less than 400,000 residents, up from standard 25% tax credits.
If made law, it will make historic buildings larger than 1 million square feet listed on the National Register eligible for over $60 million in tax credits, which can be spread out over six years. That provision could apply to two of the city's largest vacant properties, the AT&T Tower at 909 Olive St. and the Railway Exchange building at 600 Locust St.
The legislation is retroactive, and will apply to tax credit applications submitted on or after Aug. 28, 2024.
The bill was sponsored by Rep. Louis Riggs, a Republican representing part of Marion County. It passed the House in April.
The historic tax credit expansion outlined in HB 3080 was originally included in a bill made law in 2024 that was ruled unconstitutional in October.
That bill, HB 2062, was deemed unconstitutional by a court because it included disparate provisions, violating Missouri law. In addition to the tax credit expansion, HB 2062 also included the creation of a St. Louis County land bank and looked to prevent homeowners associations from banning backyard chickens.
The state's attempts to appeal the ruling, so far unsuccessful, are ongoing.
The Missouri legislature passed a bill Friday to restore an expansion of the state's historic tax credit program, an incentive local advocates say could aid downtown development — particularly by helping address some of its most burdensome vacancies.
The bill, HB 3080, passed the Senate on Friday. The vote, on the final day of the session, marks the second state legislative move in as many days to boost downtown.
HB 3231, which expands and creates several new economic development incentives, passed on Thursday. It sets up innovation zone subsidy districts and restores a mechanism that was key to Ballpark Village's development. Lawmakers, developers, and members of the business community have said that bill's incentives, including an office-to-residential development tax credit, are key to sparking hundreds of millions of dollars in investment in downtown St. Louis.
Both bills will be sent to Gov. Mike Kehoe, a Republican who's from St. Louis, has expressed support for aiding the city and seems likely to sign them.
HB 3080 restores an expansion of the historic tax credit program allowing nonprofits to benefit from the same incentives as other developers. It also increases the historic tax credit to 35% in counties with less than 400,000 residents, up from standard 25% tax credits.
If made law, it will make historic buildings larger than 1 million square feet listed on the National Register eligible for over $60 million in tax credits, which can be spread out over six years. That provision could apply to two of the city's largest vacant properties, the AT&T Tower at 909 Olive St. and the Railway Exchange building at 600 Locust St.
The legislation is retroactive, and will apply to tax credit applications submitted on or after Aug. 28, 2024.
The bill was sponsored by Rep. Louis Riggs, a Republican representing part of Marion County. It passed the House in April.
The historic tax credit expansion outlined in HB 3080 was originally included in a bill made law in 2024 that was ruled unconstitutional in October.
That bill, HB 2062, was deemed unconstitutional by a court because it included disparate provisions, violating Missouri law. In addition to the tax credit expansion, HB 2062 also included the creation of a St. Louis County land bank and looked to prevent homeowners associations from banning backyard chickens.
The state's attempts to appeal the ruling, so far unsuccessful, are ongoing.
"HB 3080 restores an expansion of the historic tax credit program allowing nonprofits to benefit from the same incentives as other developers. It also increases the historic tax credit to 35% in counties with less than 400,000 residents, up from standard 25% tax credits."dbInSouthCity wrote: ↑10:45 PM - 2 days agoThis went a bit under the radar but on last day of session another massive win for downtown was passed at the state senate
The Missouri legislature passed a bill Friday to restore an expansion of the state's historic tax credit program, an incentive local advocates say could aid downtown development — particularly by helping address some of its most burdensome vacancies.
The bill, HB 3080, passed the Senate on Friday. The vote, on the final day of the session, marks the second state legislative move in as many days to boost downtown.
HB 3231, which expands and creates several new economic development incentives, passed on Thursday. It sets up innovation zone subsidy districts and restores a mechanism that was key to Ballpark Village's development. Lawmakers, developers, and members of the business community have said that bill's incentives, including an office-to-residential development tax credit, are key to sparking hundreds of millions of dollars in investment in downtown St. Louis.
Both bills will be sent to Gov. Mike Kehoe, a Republican who's from St. Louis, has expressed support for aiding the city and seems likely to sign them.
HB 3080 restores an expansion of the historic tax credit program allowing nonprofits to benefit from the same incentives as other developers. It also increases the historic tax credit to 35% in counties with less than 400,000 residents, up from standard 25% tax credits.
If made law, it will make historic buildings larger than 1 million square feet listed on the National Register eligible for over $60 million in tax credits, which can be spread out over six years. That provision could apply to two of the city's largest vacant properties, the AT&T Tower at 909 Olive St. and the Railway Exchange building at 600 Locust St.
The legislation is retroactive, and will apply to tax credit applications submitted on or after Aug. 28, 2024.
The bill was sponsored by Rep. Louis Riggs, a Republican representing part of Marion County. It passed the House in April.
The historic tax credit expansion outlined in HB 3080 was originally included in a bill made law in 2024 that was ruled unconstitutional in October.
That bill, HB 2062, was deemed unconstitutional by a court because it included disparate provisions, violating Missouri law. In addition to the tax credit expansion, HB 2062 also included the creation of a St. Louis County land bank and looked to prevent homeowners associations from banning backyard chickens.
The state's attempts to appeal the ruling, so far unsuccessful, are ongoing.
St. Louis City is obviously independent with a population of approximately 300k. Would this expansion include the City of St. Louis?
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Yes, city is also a county legally
Also any population you see mentioned in these and for purposes of laws, the 2020 census is used until there is a new census. So you’ll see provisions here that say a county must have over 300,000 people for XYZ, STL city is that (301,000)
Also any population you see mentioned in these and for purposes of laws, the 2020 census is used until there is a new census. So you’ll see provisions here that say a county must have over 300,000 people for XYZ, STL city is that (301,000)
Thank you. Very insightful and impactful for the City of St. Louis. The additional 10% will help alot of smaller project get start that otherwise would not have. Does it take effect immediately once signed by the Governor ?dbInSouthCity wrote: ↑11:17 PM - 2 days agoYes, city is also a county legally
Also any population you see mentioned in these and for purposes of laws, the 2020 census is used until there is a new census. So you’ll see provisions here that say a county must have over 300,000 people for XYZ, STL city is that (301,000)
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It was passed with an emergency clause, which means it goes into effect as soon as the gov signs it
This is most imminently impactful for AT&T right? Any idea if the developer plans to move forward quickly with the passage of this bill?dbInSouthCity wrote:It was passed with an emergency clause, which means it goes into effect as soon as the gov signs it
I also imagine it'll be good for RWX redevelopment too.
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I hope AT&T developer has renderings locked and loaded for Gov signature day.
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I’d be surprised if there is any news on AT&T this year.
If I had to guess, best case for AT&T would be a late 2027 or early 2028 start. Late 2027 assumes that the developer is pretty far along in the process with construction scope and pricing as well as the capital stack. A straightforward HTC project that utilizes state and federal tax credits takes close to 6 months once the process starts. Process typically doesn't start if construction and capital stack are pretty dialed in. I can't imagine that is the case. I think it will have an more imminent impact on the Railway Exchange. The expanded credits 25%-35% plus the 25% credit for projects over 750k square feet will get a new group of developers interested in the project.StlAlex wrote: ↑1:40 AM - 1 day agoThis is most imminently impactful for AT&T right? Any idea if the developer plans to move forward quickly with the passage of this bill?dbInSouthCity wrote:It was passed with an emergency clause, which means it goes into effect as soon as the gov signs it
I also imagine it'll be good for RWX redevelopment too.
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In relation to the two bills that just went thru.
Which projects will we see moving the quickest from it and how quick? Is it something we will see actual work going on 6 months from now? Or a year or more? I’m just trying to set realistic expectations in all the “proposals”
Which projects will we see moving the quickest from it and how quick? Is it something we will see actual work going on 6 months from now? Or a year or more? I’m just trying to set realistic expectations in all the “proposals”
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BB’s Jazz is reopening at Cerre and Broadway. It originally closed in 2023.
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For the larger bill, it goes in effect August 28 but it largely depends on how quickly the City establishes the district and implementation of things it needs to do. I recommended to the mayors office that they start a working group yesterday to get going and be ready to submit a district to the state on August 28jshank83 wrote: ↑3:20 AM - 1 day agoIn relation to the two bills that just went thru.
Which projects will we see moving the quickest from it and how quick? Is it something we will see actual work going on 6 months from now? Or a year or more? I’m just trying to set realistic expectations in all the “proposals”
Building has been for sale for a while. Perhaps they need to sell before they can move? I did see a month or so ago they dropped the price (again) from $900k to $650k. I think it started out listed around $1.2M.dbInSouthCity wrote: ↑5:57 PM - 5 days agoHappy 2 year anniversary of Gateway Credit Union announcing that it’s leaving downtown and still not left
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Great news on BBs. Really wish we would do some infrastructure projects to make the Broadway stretch south of downtown an accessible destination. Would bring a music scene to downtown
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Apparently the language in HB3080 will exclude St. Louis from the expansion of state HTC from 25% - 35%. A qualifying county cannot be "A city without a county". So, effectively only rural areas will benefit from the expansion.
For the purpose of this it does not. At least by how it was explained to me by my HTC attorney. The language in the bill says "A city without a county" does no qualify for the expansion of credits. I.e., St. Louis City.
Officially speaking it is an independent city, not a part of any county. For statistical purposes it is considered a "county equivalent" but not a county, technically.DogtownBnR wrote: ↑6:14 PM - 1 day ago^ St. Louis City is considered it's own County is it not?
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It would seem counter-productive for the MOLEG to pass this bill excluding STL City, a City that needs any advantage we can get. Do other bill(s) compensate for HB3080 excluding STL City?
Maybe STL City falling into a gray area allows for some wiggle room.
Maybe STL City falling into a gray area allows for some wiggle room.
Below is the direct text from the bill. I have a hard time believing stl city would be excluded here *but* its the state goverment who likes to inflict as much pain on the city as possible so who knows
(13) "Qualifying county", any county or portion thereof in this state that is not:
40 (a) Within a city with more than four hundred thousand inhabitants and located in
41 more than one county; or
42 (b) A city not within a county;
(13) "Qualifying county", any county or portion thereof in this state that is not:
40 (a) Within a city with more than four hundred thousand inhabitants and located in
41 more than one county; or
42 (b) A city not within a county;