[R.O. 2011 §13-1; Ord. No. 2994 §1, 10-15-2001]
This Article shall be known and may be cited and referred to as the "Salem Urban Redevelopment Ordinance".
[R.O. 2011 §13-2; Ord. No. 2994 §2, 10-15-2001]
It is hereby found, determined and declared by the Board of Aldermen of the City of Salem, Missouri, that in certain residential, commercial and industrial portions of the City, obsolete, deteriorating, substandard, unsanitary or blighted areas exist, occasioned by age, obsolescence, inadequate planning, outmoded design or physical deterioration, excessive or unproductive land coverage, lack of appropriate light, air, open space, defective design or arrangement of buildings, lack of proper support facilities or existence of obsolete, inadequate, outmoded and poorly designed, or physically deteriorated buildings and have become economic and social liabilities and such conditions are conducive to ill health, transmission of disease, crime or inability to pay reasonable taxes, have impaired the economic value of areas infecting them with blight characterized by depreciated values, impaired investment, reduced income and consequential inability to pay reasonable taxes; that the assembly of buildings in blighted areas is essential for the clearance of blight, replanning, reconstruction and redevelopment for the removal of blight; that the existence of such conditions and the failure to clear, replan, rehabilitate, reconstruct or redevelop these areas results in progressive deterioration, causes a wasteful expenditure of public funds for policing and occasions large outlays for the creation and maintenance of public facilities and services; that such conditions require the employment of capital on an investment basis and the redevelopment of such areas under proper supervision with appropriate planning as to land use, traffic circulation and construction; that the clearance, replanning, rehabilitation, reconstruction, and redevelopment of such areas on a substantial scale are necessary for the removal of blight and for the public welfare; that such obsolete, deteriorating, substandard, unsanitary and blighted areas constitute a menace to the health, safety, morals and welfare of the citizens of the City. It is necessary to encourage the removal of blight and to provide procedures for its removal; the removal of blight and the procedures hereby adopted are determined to be in the public interest.
[R.O. 2011 §13-3; Ord. No. 2994 §3, 10-15-2001]
The provisions of the "Urban Redevelopment Corporations Law", Chapter 353, RSMo., as amended, are hereby accepted and shall apply to all persons and corporations operating under this Chapter, insofar as the same may be applicable thereto.
[R.O. 2011 §13-4; Ord. No. 2994 §4, 10-15-2001]
As used in this Article, the following terms shall have these prescribed meanings:
AREA
That portion of the City which the Board of Aldermen has found or shall find to be blighted so that the clearance, replanning, rehabilitation or reconstruction thereof is necessary to effectuate the purposes of the Urban Redevelopment Corporations Law and this Article. Any such area may include buildings or improvements not in themselves blighted, and any real property, whether improved or unimproved, the inclusion of which is deemed necessary for the effective clearance, replanning, reconstruction or rehabilitation of the area of which such buildings, improvements or real property form a part.
BLIGHTED AREA
An area which:
1. 
By reason of the predominance of defective or inadequate street layout, insanitary or unsafe conditions, deterioration of site improvements, improper subdivision or obsolete platting, or the existence of conditions which endanger life or property by fire and 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, morals or welfare in its present condition and use; or
2. 
Has been declared blighted or found to be a blighted area pursuant to Missouri law including, but not limited to, Chapter 353, Sections 99.800 to 99.865, or Sections 99.300 to 99.715, RSMo.
BOARD OF ALDERMEN
The Board of Aldermen of the City of Salem, Missouri.
CITY
The City of Salem, Missouri.
CITY CLERK
The City Clerk of the City of Salem, Missouri.
COMMISSION
The Planning and Zoning Commission of the City of Salem, Missouri.
CORPORATION
An urban redevelopment corporation organized under and pursuant to the provisions of the "Urban Redevelopment Corporations Law".
DEVELOPER
A person or corporation desiring to participate in the redevelopment of a blighted area pursuant to the provision of this Article.
DEVELOPMENT PLAN
A plan, together with any amendments thereto, for the development of all or any part of a blighted area, which is authorized by the Board of Aldermen by ordinance.
MAYOR
The Mayor of the City of Salem, Missouri, or his/her designee.
PERSON
Any individual, firm, partnership, joint venture, association, corporation, whether organized for profit or not (except an urban redevelopment corporation organized pursuant to the provisions of the "Urban Redevelopment Corporations Law"), estate, trust, business trust, receiver or trustee appointed by any State or Federal court, syndicate, or any other group or combination acting as a unit, and shall include the male as well as the female gender and the plural as well as the singular number.
PUBLISHED NOTICE
Notice published once in a newspaper of general circulation in the City and posted on the bulletin boards at the City Hall provided and used for posting notices of the Board of Aldermen meetings.
REAL PROPERTY
Includes lands, buildings, improvements, land under water, waterfront property and any and all easements, franchises and hereditaments, corporeal or incorporeal, and every estate, interest, privilege, easement, franchise and right therein, or appurtenant thereto, legal or equitable, including restrictions of record created by plat, covenant or otherwise, rights-of-way, and terms for years.
REDEVELOPMENT
The clearance, replanning, reconstruction or rehabilitation of any blighted area, and the provision for such industrial, commercial, residential or public structures and spaces as may be appropriate, including recreational and other facilities incidental or appurtenant thereto.
REDEVELOPMENT AREA
The portion of a blighted area encompassed by a development plan.
REDEVELOPMENT PROJECT
Specific work or improvement to effectuate all or any part of a development plan.
URBAN REDEVELOPMENT CORPORATIONS LAW
Chapter 353, RSMo.
[R.O. 2011 §13-5; Ord. No. 2994 §5, 10-15-2001]
Prior to the authorization and approval of a development plan, or contemporaneously therewith, there shall be a determination by the Board of Aldermen that the redevelopment area encompassed by the development plan is a blighted area. In determining that an area is a blighted area, the Board of Aldermen may consider all relevant information submitted to it by interested persons, the Commission and City departments and by professional consultants employed by it. The finding and determination that an area is a blighted area shall be made by ordinance and may be contained in the ordinance authorizing and approving the development plan. The ordinance finding and determining that an area is a blighted area shall contain a legal description of the blighted area and a finding that redevelopment of the blighted area is necessary and in the public interest. Prior to the adoption of an ordinance finding and determining an area to be a blighted area, the Board of Aldermen shall hold a public hearing for stimulation of comment by those affected by the grant of rights or powers. Notice of such hearing will be a published notice.
[R.O. 2011 §13-6; Ord. No. 2994 §6, 10-15-2001]
A. 
Proposed developments for any area within the City may be submitted in response to an invitation for such proposals issued by the City or by a developer at any time if a developer is not requesting use of eminent domain. The City may invite developers to submit proposed development plans for consideration for a blighted area or an area which the City contemplates declaring a blighted area and the City may designate conditions for such submission, additional information required with the submission, and the time period within which such proposed development plans must be submitted to be considered, which shall not be less than fifteen (15) days and not more than one hundred eighty (180) days, as directed by the City, from the date such invitation shall be given. Invitations to submit proposed development plans shall be deemed given when notice of such invitation, describing the area in general terms, the location in the City Hall where written copies of the invitation are available on request, and the submission date for the proposed development plans, shall be given in the same manner as a published notice.
B. 
If no proposed development plan is submitted pursuant to an invitation to submit proposed development plans, none will be considered until a new invitation to submit proposed development plans is made.
C. 
A developer who is not requesting the use of eminent domain may submit a development plan at any time. Notice of the filing of such development plan shall be posted at City Hall.
[R.O. 2011 §13-7; Ord. No. 2994 §7, 10-15-2001]
A. 
Any developer desiring to participate in the redevelopment of a blighted area, or an area which the City contemplates declaring a blighted area, shall submit twenty (20) copies of the proposed development plan to the City Clerk of the City, or such other party as set forth in the invitation, together with such additional information, if any, as has been requested by the City in the invitation to submit proposed development plans.
B. 
Unless waived by the City, no proposed development plan shall be accepted for filing unless it is accompanied by a non-refundable filing fee to the City of one hundred fifty dollars ($150.00) to be used by the City to defray expenses connected with the evaluation and review of the proposed development plan. The corporation shall pay, when due and payable, all such other fees, licenses and other charges required by the ordinances of the City applicable to such developer or the redevelopment project to be undertaken.
[R.O. 2011 §13-8; Ord. No. 2994 §8, 10-15-2001]
A. 
A development plan shall, where applicable, contain:
1. 
Legal description. A legal description of the redevelopment area by metes and bounds, lots, plats or other definite designation.
2. 
Design plan. A general description and preliminary design plan of the proposed redevelopment project and plans or narrative showing or describing general location of structures, general height, size and scale of structures, proposed land use, materials, general landscaping, and traffic circulation.
3. 
Stages of project. A statement of the various stages, if more than one (1) is intended, by which the redevelopment project is proposed to be constructed or undertaken, and the approximate time limit for the commencement and completion of each stage, together with a legal description of the real property to be included in each stage.
4. 
Property to be demolished. A statement of the existing buildings or improvements in the redevelopment area to be demolished, if any, and an estimate of the timing of such demolition.
5. 
Building rehabilitation. A statement of existing buildings to remain, if any, the proposed improvements to each such building to remain and the approximate period of time during which such improvements, repairs or alterations are to be made.
6. 
New construction. A statement of the general type, size, number, character and materials of each new industrial, commercial, residential or other building or improvement to be erected or made and the estimate of the timing of such construction.
7. 
Open space. A statement of those portions, if any, of the redevelopment area which may be permitted or will be required to be left as open space, the use to which each such open space is to be put, the period of time each such open space will be required to remain an open space, and the manner in which it will be improved and maintained, if at all.
8. 
Property for public agencies. A statement of those portions, if any, of the redevelopment area which are proposed to be sold, donated, exchanged or leased to any public agency or political subdivision of the Federal, State or local government, and an outline of the terms of such proposed sale, donation, exchange or lease.
9. 
Zoning changes. A statement of the proposed changes, if any, in zoning ordinances or maps necessary or desirable for the redevelopment project and its protection against blighting influences.
10. 
Street changes. A statement of the proposed changes in streets or street levels and proposed street closings within, adjacent to, or in the proximity of the redevelopment area, if any.
11. 
Utility changes. A statement of the changes, if any, which will be required in utility source to accommodate the redevelopment project and changes, if any, in utility lines, easements or location.
12. 
Tax abatement. A statement of the tax abatement to the redevelopment project, if any, and any payments in lieu of taxes, together with the conditions upon which tax abatement, if any, will pass to or inure to the benefit of a subsequent owner of the redevelopment project or be lost.
13. 
Acquisition plan, eminent domain. A statement giving the legal description of the real property owned by or under option or contract of purchase, if any, to the developer or its affiliates, and where known, the real property to be acquired by eminent domain and time schedule for acquisition.
14. 
Eminent domain by City. A statement giving the legal description of the real property, if any, to be acquired by the City on behalf of the developer and the terms and conditions for such acquisitions.
15. 
Relocation plan. A relocation plan which complies in all respects with the requirements set forth in Sections 523.200 and 523.215, RSMo., as amended.
16. 
Financing. A statement of the proposed method of financing the redevelopment project which shall set forth, among other things, the estimated development cost of the project and the proposed sources of funds, debt and equity to meet such estimated costs, and the assurances, if any, to be given to the City by the developer and its affiliates for the developer's performance of its obligations.
17. 
Management. A list of the persons who it is proposed will be active in or associated with the developer and management of the redevelopment project during a period of at least one (1) year from the date of approval of the development plan and a list of the officers, directors, principal stockholders, partners or members of the developer.
18. 
Public property. A statement listing any real property in the redevelopment area in public use or belonging to the City, County, State or any political subdivision thereof together with a statement that the consent of such entity, other than City, has been obtained to the acquisition of such property if such property is to be acquired.
[R.O. 2011 §13-9; Ord. No. 2994 §9, 10-15-2001]
A. 
Promptly upon the filing of a proposed development plan, the City Clerk shall, in writing, notify the Board of Aldermen and the Commission that a proposed development plan has been submitted for consideration and shall transmit copies thereof to them and to any department, division, or Commission of the City which the Mayor deems may be affected or have an interest in such proposed development plan, requesting comments to be made to the Mayor for the benefit of the Commission.
B. 
The City Clerk may request in writing of the developer additional information relating to any facet of the proposed development plan. In the event the developer fails to supply the requested information within fifteen (15) days from the date of the request, the developer's proposed development plan may be disqualified from further consideration, provided however, upon request of the developer, additional time may be granted by the Mayor or his/her designee.
C. 
The Board of Aldermen may, in its discretion, waive any irregularity or omission in any proposed development plan at any time after the filing thereof (including the time after approval of a development plan).
[R.O. 2011 §13-10; Ord. No. 2994 §10, 10-15-2001]
A. 
A recommendation of the Commission regarding each proposed development plan submitted shall be transmitted to the Board of Aldermen within fifteen (15) days of the Commission meeting on the development plan; provided however, in the event more than one (1) proposed development plan covering the same common land area, in whole or in part, is submitted, then the recommendation concerning all such proposed development plans shall be submitted to the Board of Aldermen on the same date.
B. 
The Commission shall make written recommendations on the following:
1. 
Whether the public purpose as declared in this Article will be effectuated by the proposed development plan;
2. 
Whether the proposed development plan, including the stages, is in the public interest;
3. 
Whether the proposed development plan is consistent with the Comprehensive Plan for the City;
4. 
Whether public facilities including, but not limited to, schools, fire, water, sewer, police, transportation, parks, playgrounds and recreation, and other utilities, private or public, are presently adequate or will be adequate at the time the redevelopment project is completed;
5. 
Whether changes in zoning, ordinances, or maps are necessary;
6. 
Whether proposed changes in streets and street levels are necessary or desirable;
7. 
Whether eminent domain is necessary or desirable to effectuate the proposed development plan.
C. 
If more than one (1) plan has been submitted, the recommendation of the Commission shall contain a comparative analysis of the proposed development plans based on the above determinations.
[R.O. 2011 §13-11; Ord. No. 2994 §11, 10-15-2001]
A. 
Within thirty (30) days of receipt of the recommendations of the Commission, the Board of Aldermen shall introduce a bill having as its subject matter the approval of a development plan and authorizing execution of a contract. The Board of Aldermen shall hold a public hearing thereon. Notice of such hearing will be a published notice. The public hearing on the ordinance approving the development plan and authorizing execution of a contract with the City shall be held for the purpose of stimulating comment by those to be affected by such contract and development plan.
B. 
In the event the development plan provides for tax abatement or exemption authorized by the Urban Redevelopment Corporations Law, the City shall furnish each political subdivision whose boundaries for ad valorem taxation purposes include any portion of the real property to be affected by such tax abatement or exemption with a written statement of the impact on ad valorem taxes such tax abatement or exemption will have on such political subdivisions and written notice of the hearing to be held regarding such abatement or exemption. The City may require the developer to compile a list of such political subdivisions. The written statement and notice required by this paragraph shall be mailed to each political subdivision, postage prepaid, at least fifteen (15) days prior to the hearing and shall include, but need not be limited to, an estimate of the amount of ad valorem tax revenues for each political subdivision which will be affected by the proposed tax abatement or exemption based upon the estimated assessed valuation of the real property involved as such property would exist before and after it is redeveloped. At the public hearing all political subdivisions described in this paragraph shall have the right to be heard on such grant of tax abatement or exemption.
C. 
Public hearings on any issue contained herein may be held simultaneously.
[R.O. 2011 §13-12; Ord. No. 2994 §12, 10-15-2001]
A. 
The ordinance approving a development plan shall contain:
1. 
A finding and declaration that the redevelopment area is blighted;
2. 
If such be the case, the finding and declaration by the Board of Aldermen that the exercise of the power of eminent domain by the developer or by the City on behalf of the developer is necessary to accomplish the purposes of the Urban Redevelopment Corporations Law and this Article and so empowering, granting a certificate of convenience and necessity to, the developer to exercise such power;
3. 
Authority for the Mayor to enter into a contract on behalf of the City with the developer and substantially the contents of such contract, which may be incorporated by reference;
4. 
A duration of time within which property in the redevelopment area must be acquired, which may include acquisition by phases and which may include extensions for delays not caused by the developer, and provision for the expiration of the development rights including the rights of eminent domain and tax abatement in the event of failure of the developer to acquire ownership of property within the redevelopment area within the time limits specified.
[R.O. 2011 §13-13; Ord. No. 2994 §13, 10-15-2001]
Notwithstanding any other provision of law to the contrary, payments in lieu of taxes may be imposed by contract between the City and the developer which receives tax abatement or exemption on property pursuant to the Urban Redevelopment Corporations Law. Such payment shall be made to the Collector of Revenue of Dent County, Missouri by December thirty-first (31st) of each year payments are due. The Board of Aldermen shall furnish the Collector of Revenue a copy of such contract requiring payment in lieu of taxes. The Collector of Revenue shall allocate all revenues received from such payment in lieu of taxes among all taxing authorities whose property tax revenues are affected by the exemption or abatement on the same pro rata basis and in the same manner as the ad valorem property tax revenues received by each taxing authority from such property in the year such payments are due.
[R.O. 2011 §13-14; Ord. No. 2994 §14, 10-15-2001]
A copy of the contract between the City and the developer for carrying out the development plan may be recorded by the developer or the City in the office of the Recorder of Deeds of Dent County and proof of such recording shall be filed with the City. True copies of the development plan authorized by the Board of Aldermen by ordinance shall be retained by the City Clerk with the authorizing ordinance.
[R.O. 2011 §13-15; Ord. No. 2994 §15, 10-15-2001]
Notwithstanding anything to the contrary contained herein, the actual exercise of any power of eminent domain granted to a developer may only occur during such period of time as the developer is a corporation. In addition, any tax abatement granted to a developer may not commence until such time as the real property subject to the development plan has been conveyed to a corporation. Such real property may thereafter be conveyed to a party which is not a corporation as provided in Section 425.190 below.
[R.O. 2011 §13-16; Ord. No. 2994 §16, 10-15-2001]
A. 
In order to monitor the progress and compliance of an approved development plan beyond the normal review processes of City departments, the procedures shall be as follows:
1. 
Investigation. It shall be the duty of the Mayor, after a development plan has been authorized by the Board of Aldermen, to investigate and determine from time to time during construction of the redevelopment project whether the developer undertaking such development plan is fully complying with the provisions thereof and its contract with the City in the manner and at the time fixed therein for the performance of the various stages thereof.
2. 
Reports. It shall also be the duty of the Mayor to make reports from time to time during the construction of the redevelopment project to the Board of Aldermen regarding each development plan, and also as to compliance with the provisions of this Article by any developer operating thereunder.
3. 
Time extension. The Board of Aldermen may, for good cause shown, grant to a developer operating under an approved development plan an extension of time in which to complete the redevelopment project, or any phase, stage or portion thereof.
4. 
Recommendation of certification. When a developer operating under an approved development plan shall have completed the redevelopment project or any stage thereof in accordance with the provisions of the development plan in the manner and at the time fixed therein for the performance of the various stages thereof, the Mayor, upon the written request of the developer, shall conduct an investigation, and if he/she determines that the redevelopment project or such stage thereof has been so completed, he/she shall recommend to the Board of Aldermen that a certificate of full compliance be issued to the developer for such stage or for the entire redevelopment project, as the case may be.
If, after receipt of such a request from the developer, the Board of Aldermen determines that the redevelopment project or the applicable stage thereof has not been completed in accordance with the development plan, then the Board of Aldermen shall transmit notice by certified mail, return receipt requested, to the developer stating the reasons for the finding that there has not been substantial compliance; provided however, failure to so notify the developer within thirty (30) days after receipt of said written request shall be deemed a certificate of completion.
The investigations and reports required by Subsections (2) and (4) of this Section shall not be required or made with respect to the redevelopment project or to any approved stage thereof subsequent to the date of issuance of a certificate of completion with respect to such redevelopment project or stage thereof.
5. 
Amendments to development plan. Any approved development plan may subsequently be amended with the consent of the developer and the Board of Aldermen, provided that any amendment which grants additional tax abatement or reduces the amount of previously agreed upon payments in lieu of taxes may not be approved without first complying with the requirements of Section 425.110(B) of this Article.
[R.O. 2011 §13-17; Ord. No. 2994 §17, 10-15-2001]
A. 
So long as real property which is subject to a development plan which provides for tax abatement is owned by a corporation and such corporation desires to obtain and continue the benefits of tax abatement provided in the Urban Redevelopment Corporations Law and as provided in the development plan, the corporation shall file with the City Clerk a copy of its financial statements as follows:
1. 
Such financial statements shall be filed annually within one hundred twenty (120) days following the closing of the corporation's fiscal year, and the first (1st) such financial statement shall be filed for such corporation's fiscal year ending in the calendar year next following the calendar year in which the ordinance approving the development plan became law.
2. 
The financial statements shall:
a. 
Follow an accepted accounting procedure;
b. 
Contain a balance sheet and a profit and loss statement;
c. 
Contain such other information as the City Clerk may require; and
d. 
Be duly attested to by the president and treasurer of said corporation as an accurate and truthful representation of said corporation's financial condition.
3. 
The City Clerk shall arrange for the review of all financial statements submitted to him/her. The City Clerk shall determine the net income of the corporation and shall determine whether the accumulation of surplus net earnings as defined by law, if any, is being handled as provided by law.
a. 
In the event such corporation's net income is not more than the maximum allowed by law or in the event the corporation's net income during any year is more than the maximum allowed by law and the accumulation of surplus net earnings is being handled as provided by law, then the City Clerk shall certify to the Assessor of Dent County on or before April first (1st) of each calendar year following the year the financial statement was required to be submitted under this Section that such corporation is eligible under the tax abatement provisions contained in the Urban Redevelopment Corporations Law.
b. 
In the event the corporation's net income is more than the maximum allowed by law and the surplus is not being handled as provided by law, then the City Clerk shall certify to the Assessor of Dent County on or before April first (1st) of the year following the year in which the financial statement was required to be submitted under this Section that such corporation is not eligible under the tax exemption provisions contained in the Urban Redevelopment Corporations Law.
4. 
In the event that the certification is that the corporation is eligible for tax abatement, in whole or in part, to property owned by the corporation, the Assessor shall forthwith assess, in whole or in part, the property of the corporation as provided in Section 353.110, RSMo.
5. 
In the event that the certification states that tax exempt status cannot be granted to the corporation, then the Assessor shall forthwith assess all property of the corporation at its true value as provided by law.
[R.O. 2011 §13-18; Ord. No. 2994 §18, 10-15-2001]
Every corporation operating under this Article may establish and maintain depreciation, obsolescence and other reserves, also surplus and other accounts, including a reserve for payment of taxes, according to recognized standard account practices.
[R.O. 2011 §13-19; Ord. No. 2994 §19, 10-15-2001]
A. 
A developer may sell or otherwise dispose of any or all of the real property acquired by it for the purpose of a redevelopment project. The development plan, the ordinance approving any development plan, and any contract entered into pursuant thereto may provide that in the event of the sale or other disposition of real property of a developer by reason of the foreclosure of any mortgage or other lien, through insolvency or bankruptcy proceedings, by order of any court of competent jurisdiction, or by voluntary transfer or otherwise, the partial tax relief provided under the Urban Redevelopment Corporations Law shall inure to any purchaser (whether or not a corporation) of such real property so long as such purchaser shall continue to use, operate and maintain such real property in accordance with the provisions of the development plan. If such development plan, ordinance and contract do not so provide and the purchaser of such real property shall continue to use, operate and maintain such real property in accordance with the provisions of the development plan, the Board of Aldermen may, nevertheless, grant the partial tax relief provided in the Urban Redevelopment Corporations Law.
B. 
If such real property shall not be used, operated and maintained in accordance with the provisions of the development plan, or if the purchaser does not desire the real property to continue under the development plan, or if the ordinance approving the plan provides for termination of tax relief under such circumstances, the Board of Aldermen may refuse to grant the purchaser continuing tax relief, in which event the real property shall be assessed for ad valorem taxes upon the full true value of the real property and, except as provided by contract, may be owned and operated free from any of the conditions, restrictions or provisions of this Article and the development plan.
[R.O. 2011 §13-20; Ord. No. 2994 §20, 10-15-2001]
Proceedings. Whenever any developer operating under a development plan does not comply in all material respects with all or any part of the development plan and the contract with the City within the time limits and in the manner as therein stated, other than on account of reasonable delays caused by unforeseen circumstances beyond its control, or shall do or permit to be done anything in violation of the development plan, the development contract or this Article, or fail or omit to do anything required of it by the development plan, the development contract or this Article, then any such fact may be certified by the Board of Aldermen to the City Attorney who may be authorized to commence a proceeding in the Circuit Court or other appropriate court or forum in the name of the City to have such action, failure or omission stopped, prevented, rectified or enforced by injunction or otherwise, or in the name of the City to bring action for damages against the developer for breach of any of the provisions of the development plan or the development contract; provided that in the event the Board of Aldermen shall determine that a developer has abandoned construction before completion of the redevelopment project in accordance with the terms of an approved development plan, a certified copy of the resolution of the Board of Aldermen making such determination shall be recorded in the office of the Dent County Recorder of Deeds and the real property included in such development plan shall from the date be subject to assessment and payment of all ad valorem taxes based on the true value of such real property. The Board of Aldermen, after consultation with the City Attorney, may elect to terminate a development contract for non-performance or breach by the other contracting party.
[R.O. 2011 §13-21; Ord. No. 2994 §21, 10-15-2001]
The Sections of this Article shall be severable. In the event any Section of this Article is found by a court of competent jurisdiction to be invalid, the remaining Sections of this Article are valid unless the court finds the valid Sections of this Article are so essentially and inseparably connected with, and so dependent upon the invalid Section that it cannot be presumed the Board of Aldermen would have enacted the valid Sections without the invalid Section, or unless the court finds that the valid Sections standing alone are incomplete and are incapable of being executed in accordance with the legislative intent.
[1]
Cross References — As to administration, ch. 120; as to building codes and building regulations, ch. 500; as to business regulations and licenses, ch. 605; as to electricity, ch. 515; as to finance, ch. 130; as to housing maintenance and occupancy code, ch. 520; as to industrial zoning regulations, ch. 405, art. IV; as to sewers and water, chs. 705 and 710; as to subdivision regulations, ch. 410; as to utilities, ch. 700.
State Law References — Bond issues, ch. 108, RSMo.; financial administration in fourth class cities, §§95.355 to 95.440, RSMo.; special business districts, §§71.790 to 71.798, RSMo.
[R.O. 2011 §19-1; Ord. No. 2614, 5-20-1985]
Whereas, Sections 135.200 — 135.255, RSMo., provides for the establishment of enterprise zones within economically distressed areas of the State of Missouri in order to encourage economic development; and
Whereas, on July 12, 1984, J. H. Frappier, Director, Department of Consumer Affairs, Regulations and Licensing, State of Missouri, designated certain areas within the City of Salem and the County of Dent as an enterprise zone pursuant to Chapter 135, RSMo.; and
Whereas, the City of Salem and the County of Dent desire to expand the existing enterprise zone to include the City of Licking and the Township of Sherrill, both located in Texas County, Missouri an area which meets the minimum statutory requirements to qualify as an enterprise zone; and
Whereas, the County of Dent, Missouri, the County of Texas, Missouri, the City of Salem, Missouri, the City of Licking, Missouri, as the local units of government having jurisdiction over this area, mutually agree that designation as an enterprise zone would facilitate economic development and would be in the best interests of their respective citizens; and
Whereas, the County administrative courts for the respective Counties hereby agree to certify or designate the authority for certification to the eligibility of businesses locating or expanding within their respective Counties;
Now therefore be it resolved, that the County Commissioners of Dent County, Missouri, and of Texas County, Missouri and the City Councils of the Cities of Licking, Missouri; Salem, Missouri, do hereby desire to cooperate with one another in the expansion of an enterprise zone and seek to participate with the Missouri Department of Economic Development in plans and activities for the improvement of the area under the incentives authorized pursuant to the Enterprise Zone Act.