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A. Applicant
27-0242406
Applicant's IRS Number
List other development team participants such as attorneys, consultants, bond counsels,
architects, engineers, etc., affiliated with the applicant on these projects, together with
their address and telephone number.
Arcturis, Inc.
Bosley and Associates, LLC
CPDC i DRG
Development Strategies
Paric Corporation
B. Project Description
The proposed redevelopment area, in which the applicant will undertake the
redevelopment projects (collectively, the "Projects") for which the developer is seeking
tax increment financing, are located immediately north of downtown St. Louis. This
proposed redevelopment area contains 4,634 parcels, comprising approximately I,Il2
acres of land (excluding rights-of-way). If rights-of-way are included in this proposed
redevelopment area, the redevelopment area contains approximately 1,501 acres of land.
The proposed redevelopment area is generally bounded by N. Grand Boulevard and
Glasgow Avenue to the west, Palm Street and Branch Street to the north, North Florissant
Avenue and Interstate 70 to the east and an irregular boundary roughly following Delmar
Avenue and Dr. Martin Luther King to the south with an extension to Interstate
64lHighway 40. A boundary map of the proposed redevelopment area is attached as
Exhibit A.
Given the foregoing as a backdrop of the existing adverse conditions in the proposed
redevelopment area, the proposed redevelopment area presents a unique opportunity to
create a model of 21" centurv sustainable communitv. which can:
create an open space system that connects to the existing open space network,
builds community and promotes health and environmental stewardship practices;
and
o offer a utility infrastructure that will create "green" jobs, reduce costs, promote
"green" buildings and development, reduce the carbon footprint of development
and foster self-sustaining energy sources.
The proposed Projects have four (4) components: employment hubs, a retail
center/employment hub, retail and residential development. Each of the components is
described below.
Employment Hubs - The Projects are to include the creation of three (3) major hubs for
the creation of employment opportunities, in addition to a mixed use area described in the
following section denominated "Retail Center/Employment Hub". The first employment
hub is to be located atI-64 and Olive Street at the terminus of the Gateway Mall. This
employment hub will provide a new gateway to the entire proposed redevelopment area
and the western portion of downtown St. Louis.
The second employment hub is to be located near I-7O at the end of the proposed new
Mississippi River Bridge. This employment hub will also provide a very important
gateway to the City of St Louis and the proposed redevelopment area.
The third employment hub is proposed for a triangular area generally between and
adjacent to N. Jefferson Avenue and Parnell Avenue. This employment hub will serve as
an entry to the proposed redevelopment area from the north and provide an important
bridge to other North St Louis neighborhoods. This employment hub will also be adjacent
to the existing Sensient Technologies campus.
In total, approximately 4,500,000 square feet of office and business space is to be
constructed in the proposed redevelopment area, which office and business space will be
primarily focused in these three (3) employment hubs and the retail center/employment
hub to be located on the former Pruitt-Igoe site.
Retail In addition to the retail center described above, the Projects are to include retail
-
space that is to be concentrated as part of mixed-use developments along N. 14th Street,
N. Jefferson Avenue, North Florissant Avenue, N. Grand Avenue and a residential
neighborhood generally bounded by Washington Avenue, N. 23rd Street, Carr Street and
N. 20th Street. In total, it is contemplated that approximately 1,000,000 square feet of
retail and entertainment space will be constructed in the proposed redevelopment area.
A description of the public benefit to the City resulting from the development of
these Projects:
As mentioned above, these Projects will also create a model of a 2l't century sustainable
community, which is to
(3) create an open space system that builds community and promotes health
and environmental stewardship practices; and
(4) offer a utility infrastructure that will create "green jobs", reduce costs,
promote "green" buildings and development, reduce the carbon footprint
of development and foster self-sustaining energy sources (with a
combination of renewable and high efficiency sources, such as wind
power and co-generation).
In general, the projected result of the implementation of the Projects will serve to
rehabilitate and to revitalize large, abandoned portions of North St. Louis, and to
transform the proposed redevelopment area into a significant source of economic growth
and investment benefitting the entire City.
Demonstrate that without TIF these Projects are not feasible and could, therefore,
not be developed:
The proposed redevelopment area on the whole has not been subject to growth and
development through investment by private enterprise, as described in the response to
item C above. The existing conditions that have caused the proposed redevelopment area
to be a blighted area will not be eliminated without very significant investment in
commercial office space, retail operations, residential development and public
infrastructure. While the revitalization and redevelopment of the proposed
redevelopment area has been desired for many years by the City and others, a number of
serious impediments have kept private redevelopment from happening at sufficient scale
to trigger a broad economic regeneration. The extraordinary costs associated with land
acquisition, site preparation, public works and rehabilitation needed to redevelop the
proposed redevelopment area have made the redevelopment economically infeasible
without the use of tax increment financing. For example, the extraordinary cost of
essential infrastructure improvement, site preparation and environmental remediation are
significantly higher than private developers can typically pay to develop residential and
commercial property. While these extraordinary development costs significantly increase
the overall project costs and resulting annual expenses, residents and tenants in the
development will only pay market-rate rents or sales prices. Consequently, an imbalance
between expense and revenue is created that makes the Projects economically infeasible
unless selected development costs are effectively reduced by the use of tax increment
financing. Accordingly, without the adoption of tax increment financing, the proposed
redevelopment area would not reasonably be anticipated to be developed.
The analysis, attached as Exhibit B, sets forth the basis upon which the proposed Projects
would not be built but for the use of tax increment financing.
E. Bondlltlote Coverage:
Preliminary evidence showing that the projected PILOTS and EATS generated by
these Projects will cover the projected TIF debt service at least 1.25 times.
The analysis set forth on Exhibit B is predicated upon a debt service coverage ratio of
I25Vo. In the financial analysis prepared or generated for the Projects, this same debt
service coverage ratio has been used.
Show what percent the proposed TIF would be of the total overall anticipated
development budget.
The Projects are estimated to generate PILOTS and EATS in the amount of
approximately $410,000,000. The total overall anticipated development budget for the
Projects is approximately $8,058,200,000. The proposed TIF would be five percent (5Vo)
of the total overall anticipated development budget.
G. Public Infrastructure
Show what percent of the overall TIF budget would be invested in public
infrastructure.
Provide evidence that the applicant has explored alternative financing methods for
these Projects before applying for the use of TIF.
The developer has explored bank financing with over twenty (20) financial institutions,
potential financiers and tax credits and other governmental programs prior to submitting
this Statement and applying for the use of TIF. The developer has also explored joint
venture opportunities with ten (10) developers for the commercial office space, retail and
residential components of the Projects. Without the availability of tax increment
financing to assist with the costs of the Projects, the developer represents that the
financial institutions, potential financiers and the other developers are not willing to
provide funding for the Projects.
Provide evidence that the applicant possesses financial and technical ability to
complete/operate these Projects.
The focus of McEagle has been, and the focus of the developer will be, to create a
LifeWorks@ Communities. The LifeWorks@ Community is a community in which the
employers, employees and residents will Live, L,earn, Work, Play and Pray@. The
developer is committed to creating this type of vital urban community in North St. Louis.
J. Equity/Performance Bond
Show that the applicant has access to suflicient equity/performance bond to satisfy
the needs of these Projects.
Given the extensive experience, expertise and proven performance ability to perform of
the affiliates of the developer, the developer will have access to sufficient
equity/performance bond to satisfy the needs of these Projects. The affiliates of the
developer have obtained performance bonds totaling more than $475,000,000 for their
developments over the past five (5) years.
Demonstrate that this public/private partnership will not negatively impact the
City's credit rating.
The existing condition of the proposed redevelopment area already creates a burden on
city services with little commensurate revenue. Given the economic engine that will be
created in North St. Louis through the businesses, jobs and development which will result
from these Projects and the revitalization of this historically underdeveloped portion of
the City, this public/private partnership will not negatively impact the City's credit rating,
but will enhance the credit rating of the City. Given the total budget for the Projects will
be approximately $8,058,200,000 and the proposed creation of jobs including
approximately 22,OOO permanent jobs and approximately 43,000 construction jobs (not
including the construction jobs created in conjunction with the construction of the
infrastructure for the Projects), the taxes generated by the Projects will have a positive
benefit to the revenues available to the Citv.
L. Job Creation
Estimate the total number of jobs that will be created by these Projects together
with a preliminary estimate of the anticipated skills, education levels and salary
ranges expected.
The total number and types ofjobs estimated to be created by these Projects are as
follows:
The anticipated skills and education levels will range from low skilled workers with a
high school education to upper management positions with advanced degrees.
Outline how these Projects might act as a catalyst for nearby development and/or
help stabilize adjacent neighborhoods.
At this time, vacancy and blight in the proposed redevelopment area detracts from the
revitalization and stabilization of adjacent neighborhoods. The new infill and large-scale
mixed use development anticipated for the Projects will serve to stimulate and to stabilize
the ongoingrevitalization efforts of these adjacent neighborhoods. The adjacent
neighborhood to the south of the proposed redevelopment area is northern downtown St.
Louis, which features continuing revitalization centered on creation of residential lofts.
The adjacent neighborhoods to the west include Grand Center and The Ville and the
Greater Ville neighborhoods, which are undergoing revitalization efforts that would
benefit from the Projects. The adjacent neighborhood to the north is the Hyde Park
neighborhood with its own ongoing revitalization. The adjacent neighborhood to the east
is the Old North neighborhood. All of these revitalization efforts will benefit from the
Projects. By creating significant economic development in the proposed redevelopment
area, replacing the current blighted state of the proposed redevelopment area with a major
development providing new business and employment opportunities, the Projects will
serve as a major enhancement to the development and stability of adjacent
neighborhoods.
If these Projects include commercial uses, outline the potential tenants, demonstrate
how the Projects will either attract customers from outside the City or provide
retaiVservices currently in short supply in the City, and discuss how the new uses
might impact nearby competition.
As set forth above, the developer will use the Projects to create a LifeWorks@
Community in North St. Louis. McEagle successfully used the many benefits of this
concept to attract the MasterCard world datacenter operation to WingHaven@
development in the City of O'Fallon, Missouri (thereby retaining 2,300 jobs in the St.
Louis region). These Projects will take the principles and lessons learned from prior
projects and interpret them to create a dense, mixed and interconnected neighborhood of
urban character that supports and respects the existing fabric and community of the area.
The Projects will create a "green" sustainable community by (1) focusing new
development around open spaces to provide connectivity and diverse activities that would
include neighborhood parks for recreation and water attenuation, "green streets" for water
conveyance, bikeways and pedestrian connections and local and regional Great Rivers
Greenway connections, and (2) creating sustainable infrastructure and buildings through
directing water attenuation and conveyance within connected green spaces throughout the
proposed redevelopment area, using sustainable building techniques, salvaging and
rehabilitating existing buildings when possible and creating an energy infrastructure
based upon renewable and alternative energy resources. This type of development and
community has a wide appeal, enticing potential businesses, homeowners and tenants.
The potential tenants for these Projects are anticipated to include international, national
and regional companies that do not currently have large offices within the City, local
companies and flrms that would otherwise relocate outside of the City if this type of
development were not available close to downtown, and retail operations that will want to
be in proximity to the commercial office space and residential development within the
Projects. The retail services that will be provided by the Projects are not currently in
North St. Louis; the current retail services and operations in this area are very limited.
(For example, there is not a single large scale grocery store currently located within the
proposed redevelopment area.) The new uses to be established by the Projects almost
certainly will create a greater customer base and enhance opportunities for most existing
nearby retail businesses.
O. Residential Projects
If these Projects include residential uses, outline how it will help fulfill a signfficant
need for diverse income housing in the City, and how it will impact public services
of the City and the other taxing districts.
The residential component of the Projects will involve a variety of housing types with a
range of price-points, including work force housing. As mentioned above, the entire
Projects are to include approximately 2,2AO new single family homes and townhomes,
and approximately 7,800 apartments and condominiums. In addition, approximately I70
residential units are to be created from the rehabilitation of existing vacant structures.
The developer will also seek to retain viable existing residences, whenever possible. It is
currently estimated that approximately 3,900 existing residential units are to be retained
either through renovation by the developer or through the efforts of other individual
property owners. Because this residential component will include both privately owned
housing and work force housing and the types of structures will range from single family
homes and townhomes to apartments and condominiums, the residential component of
the Projects will fill a need that exists in the proposed redevelopment area. Currently,
there are significant portions of the proposed redevelopment area that are either vacant or
contain vacant structures. Upon completion of the employment hubs, there will be a
significant need for the residential component of the Projects. This housing need fostered
by the Projects and the growing need within the City for a variety of housing will be met
by this residential component of the Projects,
t0
The impact on public services of these Projects has been contemplated to include the
following:
(l) the rehabilitation of existing schools and the construction of at least one
new school to provide adequate space for 4,400 potential new students;
(2) the addition of three (3) fre stations to the redevelopment area;
This impact on public services was derived from estimating the number of new residents
that will be moving into the proposed redevelopment area. Based upon that estimate of
new residents and the probable number of school age children associated with such new
population and the need for services associated with such increased population, the above
additional services were compiled.
List other public incentives, if any, which are being sought by the applicant in
furtherance of these Projects.
The developer will seek new state revenues under the Real Property Tax Increment
Allocation Redevelopment Act, Brownfield tax credits, new market tax credits (both as
an applicant and as a recipient), historic tax credits and land assemblage tax credits. In
addition, it is contemplated that one or more cofirmunity improvement districts will be
formed within the proposed redevelopment area to assist in paying for improvements
within the proposed redevelopment area.
Acknowledge that the TIF being sought will not require any guarantees by the City.
Given the dimensions of the proposed Projects and the favorable effect that the Projects
will have on a long neglected portion of the City, the developer will seek the City's
agreement to appropriate funds sufficient to pay fifty percent (50Vo) of the tax increment
revenues estimated to be generated under the proposed redevelopment plan, if necessary,
which agreement will support funding that the developer will seek for this
redevelopment.
11
R. Budget/Source Outline
Outline the expected overall development cost and the proposed sources of funding.
The expected overall development cost for the Projects will be approximately
$8,058,200,000. The proposed sources of funding for the Projects are set forth on Exhibit
C.
S. Site Control
List all properties needed for these Projects, their current ownership, their status of
occupancy, and proposed method of acquisition and relocation, if necessary.
Attached as Exhibit D to this Statement is a list of the properties or parcels that would be
needed to be acquired to be a part of these Projects, along with their current ownership
and status of occupancy. The developer currently owns or controls 882 parcels within the
proposed redevelopment area, which equates to 116 acres. The developer is proposing to
purchase the City-owned properties or parcels within the proposed redevelopment area.
The developer is also negotiating exchanges of properties or parcels with governmental
entities to acquire additional properties or parcels within the proposed redevelopment
area. The developer will continue to negotiate purchase contracts with the current owners
of privately owned properties or parcels to be acquired for the Projects which are not
owned or controlled by developer or its affiliates. If the developer cannot reach an
agreement to purchase those properties, the developer will work with the City to seek to
acquire those properties through the use of eminent domain or condemnation
proceedings; provided, however, the developer shall not seek to acquire more than five
percent (5Vo) of the acreage within the boundaries of the proposed redevelopment area
that consists of owner-occupied residences. The relocation of any persons currently
occupying properties will be in accordance with the relocation plan that will be an exhibit
to the redevelopment plan that the developer will propose.
T. Schedule
The preliminary project implementation schedule for the Projects is set forth as Exhibit E
to this Statement.
T2
to the best
I hereby certify that all the information in this application is true and complete
of my knowledge.
13
t
t4
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EXHIBIT B
Revenues
Residential (units)
Single Family Homes/THs $ 1,263,296,171
Low Rise 3,593,258,359
Mid Rise rr2,125,311
Retail (square foot) 439,822,600
Service (square foot) 241,902,430
Hotel (square foot) 60,082,909
Office (square foot)
Low Rise 164,100,561
Mid Rise 1,555,456,393
High Rise 551,349,045
Disfressed Area Land Assemblaee 83,600,000
Brownfield Credits 25,666,039
Historic Credits 149,700,000
Other Incentives 69.133.737
Total Revenues $ 8,309,493,543
ExDenses
Studies & Professional Services 1,343,027,108
Property Acquisition & Relocation 174,900,000
Site Improvement Costs 999,800,000
Building Rehabilitation Costs 299,400,000
New Building Costs 3,733,800,000
Civic Capital Costs 161,500,000
Financing Costs l,oll,164,lg4
Contingency 335.571.355
Total Expenses 8,058,162,648
TIF' $ 409,917,496
16
EXIIIBIT C
Sources
Debt $ 6,043,62r,986 75.00Vo
Equity 1,686,440,886 20.93Vo
Distressed Area Land 83,600,000 l.MVo
Assemblage
Brownfield Credits 25,666,p39 0.32Vo
Historic Credits 149,700,000 l.86Vo
Other Incentives 69.r33.737 O.86Vo
Total Sources $ 8.058.162.648 LL0,,9!%
Uses
L7
North5ide
Soum! E Uset
l&r 2010 2011 m12 al3 20L 4t6 mt8 ,o17 20rE 2019 2020 2021 Nn 2023 2021 mN 2026 2027 mzA 2029 20S
Dobt
Equily
U$a
sMbs& Potu$lomls€rub3
Pof dy A4ublhn I Rsloeton 174,900,000 41,468,124 t9,061,554 19,061,554 10,061,554 19,061,S4 t9,081.$4 19,061,554 10.061,654
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Mts RK 1,52,96,lb ' 31,240,M - 179,G5.173 - 21A,8U,80 - 2Q02?818 9,8.458 - 2N.W217
Highft€ 172W,46 ' 1€.m,E6 93,243.150 1?1,68.60
Dffid&obdk*mury 83,ru.m 18,720,m 16,74,m 10.720,tr0 16,ru.@ 16.20,@0
s,ffi.@ 5,1$2m 5,1N,2@ 5.133.200 5,133.ru 5,1$.A8
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@.133,47 0,913,374 0,913.374 6.913,374 E.913.374 6,913,374 6.913,374 8.013,374 6,013,374 0,013,a7{ 6,913.374
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't'@,l€2's|s.s!.102|a,0B,m8i4*..l60s,.8&|.f4,'47,a124n.m3,g'@'6?,Mg's.'4s6'{Z'u5|!l&'s60.|0,e$!,'aa?gn&@M'w,1r&m!t2f,F.m
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a
EXIIIBIT D
Attached is a list of the properties or parcels needed for the proposed redevelopment area.
Under the column denominated "VACANT LAND", the following letters with the
associated meaning are used:
18
EXHIBIT D
PROPERTIES OR PARCELS NEEDED FOH PROPOSED REDEVELOPMENT
VACA'{T VACANT
PAFCEL ID SITE ADDRESS OWNER NAME EXSTING LAND USE LAND BUILDING
93500041 717 N 22ND Sr KN&CLLC VACANT Y
93500042 2222 DELMAR BLVD CO[NMERCIAL REDEVELOPMENT CORP PARKING LOT FENCED P
93500043 22OO DELMAR BLVD COMMERCIAL REDEVELOPMENT CORP PAFIKING LOT FENCED P
10960031 2516 N 22ND ST CROWLEY PBOPERIIES INDUSTRIAL NY
267000010 t000-98 N TUCKER BLVD ST LOUIS PARKING CO PARKING LOI FENCED P.
268000011 1100-30 NTUCKER BLVD LCRA VACANT Y'
269000010 1 100,8 N 13TH ST ircDoNALD'S CORP.(STATE SrTE *240251 ) COMMERCIAL RETAIL MCDONALDS PARKING LOT
269000040 11104N 13THST MCDONALD'S CORP.{STATE StTE #240251 ) COMMEBCIAL RETAIL MCDONALDS PARKING LOT P
269000050 1118N13THST MCDONALD'S CORP. (STAIE SITE*240251) COMMERCIAL RETAIL MCDONALDS PARKING LOT
269000080 1 124-8 N 13TH ST HOGAN TBUCK SERVICE INC VACANT Y.
269000120 1 109 N TUCKER BLVD l\.lCDONALD'S CORP.(STATE SITE #240251 ) COMMERCIAL RETAIL MCDONALDS NN
27'r000010 916 N 13TH ST PULITZER PUBLISHING CO COMMERCIAL PARKING LOT
271000030 922 N 13IH ST UNION ELECTRIC/AMEREN UE UTILITIES COLE SUBSTATION UTIL
271OOOO5O 913 N TUCKER BLVD PULITZER PUBLISHING CO COMMERCIAL PARKING LOT
271000070 91 1 N TUCKER ELVD WOJCIK, DARIUSKZ A COMMERCIAL RESIAURANT VACANI NY
271000080 905-9 N TUCKER BLVD PULITZER PUBLISHING CO COMMERCIAL PARKING LOT ST LOUIS POST DISPATCH P
364000010 1 126 CHAMBERS Sr LRA VACANT Y-
364000020 1 124 CHAMBERS ST LRA VACANT Y
364000055 1116 CHAMBERS ST POLITTE, DENNIS R & MARY S RESIDENTIAL YARD YABD
364000070 1 1 12 CHAMEERS ST LRA VACANT Y
36,1000080 1 1 10 CHAMBERS ST LBA VACANT Y-
364000090 102-4 CHAMBERS Sr
1 LBA VACANT Y
364000100 100 CHAMBERS ST
1 LRA VACANT Y
3640001 10 1943 N 1 1IH Sr LRA VACANT Y
364000120 1 101-5 TYLER ST BERDAK, KEVIN INDUSTRIAL TYLER METAL NY
364000130 1 107 rYLER ST GALCZNISKI, DENNIS & BARBARA VACANT Y.
364000140 1 1 09 TYLER ST POLITTE, JEFFERY & KATHY VACANT Y
364000170 1i 19 ryLER Sr LRA RESIDENTIAL VACANT NY
364000180 1 121 TYLER ST LRA VACANT Y,
364000190 1 123 TYLER ST LRA VACANI Y.
364000200 1 125 TYLER ST LRA VACANT Y
365000040 1 1 iB 20 TYLER ST LRA RESIDENTIAL VACANT NY
365000072 1 100 TYLER ST METROPOLITAN PARK & RECREAIION DIST VACANT RAILROAD OVERPASS Y-
365000073 1917 N 1 lTH ST METROPOLITAN PARK & RECREATION DIST VACANT
533000010 800-12 N rucKER BLVD GLOBE BUILDING CO INSTITUTIONAL ST PAT.CENTER NN
533000020 800-12 N rucKER BLVD ST PATBICK CENTER INSTITUTIONAL ST PAT,CENTER NN
534OOOO2O 1 130 DR MARTIN LUTHEB KING DB LCBA PARKS AND REC, PARK
53600001O BO1-17 N TUCKER ELVD PARKCO PROPERTIES LP PARKING LOT
536000020 1215 CONVENTTON PLAZA PFEIFER. FRANCIS COMMERCIAL RETAIL NN
539OOOO1O 1424.1530 DR MARTIN LUTHER KING DB PARK RAPIDS LIMITED PARTNERSHIP INDUSTRIAL WABEHOUSE NN
539OOOO5O 1408 DR MARTIN LUTHER KING DR ADBAR COMPANY LCAL EXPANSION PARKING LOT P
539OOOO55 1410 DR MARTIN LU'HER KING DN PARKS RAPIDS LIMITED PARTNERSHIP INOUSTRIAL PARKING LOT P
539000056 1412 DR MARTIN LUTHER KING DR PARKS RAPIDS LIMITED PARTNERSHIP COMMERCIAL PARKING LOT P'
539000060 1406 DR MARTIN LUTHER KING DR AOBAR COMPANY, L.C. PARKING LOT P
539OOOO7O 1404 DR MARTIN LUTHER KING DB ADBAR COMPANY, L.C. PARKING tOT P
539OOOO8O 1402 DR MARTIN LUTHER KING DR ADBAR COMPANY, L.C. PARKING LOT
541OOO2OO 1601-5 DELMAR BLVD A E L PBOPERTIES INDUSTRIAL WAREHOUSE NN
544OOOO2O 1701-33 DR MARTIN LUTHER KING DR KOKEN BEDEVELOPMENT CORP INDUSTRIAL KOKEN BARBER FIXIUBES NN
546000030 1401 19 DR MARTIN LUTHER KING DR M K L PI"z MEMBERS LLC INSTIIUTIONAL HEALTH SERVICES NN
546000031 1421,39 DR MARTIN LUTHER KING DR FEDERAL RESERVE BANK OF ST LOUIS INSTITUTIONAL BACK OFFICE NN
546000050 1400 coLE sr TRANSPORTS PROPERTIES LLC TRANSPOHT PARKING LOT FENCED
546000060 1400 coLE sT PIE TRANSPORT PARKING LOT FENCED P.
547000025 1300-28 COLE ST TRANSPOBTS PROPERTIES LLC TRANSPORI HOGEN REPAIB SHOP NN
547OOOO4O 1301-03 DR MARTIN LUTHER KING DR RANDALL, JACK TRS COIUMERCIAL GALLERY NN
547OOOO5O J 307.1 1 DR MARTIN LUTHER KING DR PULITZEB PUELISHING CO COMMERCIAL PARKING LOT FENCED RANDALL GALLERY
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VACANT VACAT{T
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EXHIBIT E
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