99.942.  Development plan, contents — goal for certain projects (Kansas City, St. Louis City, St. Louis County, Boone County) — adoption of development plan, procedure. — 1.  A development plan or expanded development plan, as applicable, shall set forth in writing a general description of the program to be undertaken to accomplish the development projects or expanded development projects, as applicable, and related objectives and shall include, but need not be limited to:

  (1)  The name, street and mailing address, and phone number of the mayor or chief executive officer of the municipality;

  (2)  The street address of the development site or expanded development area, as applicable;

  (3)  The three-digit North American Industry Classification System number or numbers characterizing the development project or expanded development project, as applicable;

  (4)  The estimated development project costs or expanded development project costs, as applicable;

  (5)  The anticipated sources of funds to pay such development project costs or expanded development projects costs, as applicable;

  (6)  Evidence of the commitments to finance such development project costs or expanded development project costs, as applicable;

  (7)  The anticipated type and term of the sources of funds to pay such development project costs or expanded development project costs, as applicable;

  (8)  The anticipated type and terms of the obligations to be issued;

  (9)  The most recent equalized assessed valuation of the property within the development project area or expanded development project area, as applicable;

  (10)  An estimate as to the equalized assessed valuation after the development project area or expanded development project area, as applicable, is developed in accordance with a development plan or expanded development plan, respectively;

  (11)  The general land uses to apply in the development area or expanded development area, as applicable;

  (12)  The total number of individuals employed in the development area or expanded development area, as applicable, categorized by full-time, part-time, and temporary positions;

  (13)  The total number of full-time equivalent positions in the development area or expanded development area, as applicable;

  (14)  The current gross wages, state income tax withholdings, and federal income tax withholdings for individuals employed in the development area or expanded development area, as applicable;

  (15)  The total number of individuals employed in this state by the corporate parent of any business benefitting from public expenditures in the development area, and all subsidiaries thereof, as of December thirty-first of the prior fiscal year, categorized by full-time, part-time, and temporary positions;

  (16)  The number of new jobs and retained jobs, if applicable, to be created by any business in the development area or expanded development area, as applicable, categorized by full-time, part-time, and temporary positions;

  (17)  The average hourly wage to be paid to all current and new employees at the project site of a development project, categorized by full-time, part-time, and temporary positions;

  (18)  For project sites located in a metropolitan statistical area, as defined by the federal Office of Management and Budget, the average hourly wage paid to nonmanagerial employees in this state for the industries involved at the project, as established by the United States Bureau of Labor Statistics;

  (19)  For project sites located outside of metropolitan statistical areas, the average weekly wage paid to nonmanagerial employees in the county for industries involved at the project, as established by the United States Department of Commerce;

  (20)  A list of other community and economic benefits to result from the project;

  (21)  A list of all development subsidies that any business benefitting from public expenditures in the development area or expanded development area, as applicable, has previously received for the project, and the name of any other granting body from which such subsidies are sought;

  (22)  A list of all other public investments made or to be made by this state or units of local government to support infrastructure or other needs generated by the project for which the funding pursuant to sections 99.915 to 99.980 is being sought;

  (23)  A statement as to whether the development project or expanded development project, as applicable, may reduce employment at any other site, within or without of the state, resulting from automation, merger, acquisition, corporate restructuring, relocation, or other business activity .  For an expanded development project, a statement as to whether such jobs may be retained jobs;

  (24)  A statement as to whether or not the project involves the relocation of work from another address and if so, the number of jobs to be relocated and the address from which they are to be relocated .  For an expanded development project, a statement as to whether such jobs may be retained jobs;

  (25)  A list of businesses that are competing with the business benefitting from the development plan in the county containing the development area and in each contiguous county;

  (26)  A market study for the development area or expanded development area, as applicable;

  (27)  An expanded development plan shall include a description of any amendment to or modification of a development area sought in conjunction with an expanded development project and a description of any amendment to or modification of a development project area sought in conjunction with an expanded development project;

  (28)  The total number of natural persons residing in the expanded development area in the baseline year, if a municipal residential earnings tax increment or state residential income tax increment is sought to be included in funding;

  (29)  For an expanded development area, the identity of the developer;

  (30)  For an expanded development area, an explanation of how the area is in the central business district and either furthers the development of the major initiative or has structures in the area fifty percent or more of which have an age of thirty-five years or more; and

  (31)  A certification by the chief officer of the applicant as to the accuracy of the development plan or expanded development plan, as applicable.

  2.  For any home rule city with more than four hundred thousand inhabitants and located in more than one county, for any county with a charter form of government and with more than one million inhabitants, any county of the first classification with more than one hundred thirty-five thousand four hundred but less than one hundred thirty-five thousand five hundred inhabitants and any municipality within the county, and for any city not within a county, the authority shall be required in connection with the designation of the development area, development projects, and development project areas, to work with local community development corporations, as defined in subsection 3 of section 135.400, with a goal that over the term of the development plan five percent of the funds generated pursuant to section 99.957 will be expended in connection with such projects through the community development revolving fund created pursuant to section 99.939.

  3.  The development plan or expanded development plan, as applicable, may be adopted by a municipality in reliance on findings that a reasonable person would believe:

  (1)  The development area or expanded development area, as applicable, on the whole is a blighted area or a conservation area.  Such a finding shall include, but not be limited to, a detailed description of the factors that qualify the development area or project or expanded development area or project, as applicable, pursuant to this subsection, a written statement, signed by members of the governing body of the municipality or authority confirming that the information has been independently reviewed by the members of the governing body of the municipality or authority with due diligence to confirm its accuracy, truthfulness, and completeness.  The study shall be of sufficient specificity to allow representatives of the authority or the municipality to conduct investigations deemed necessary in order to confirm its findings;

  (2)  The development area or expanded development area, as applicable, has not been subject to material growth and development through investment by private enterprise and would not reasonably be anticipated to be developed without the implementation of one or more development projects or expanded development projects, as applicable, and the adoption of local and state development financing;

  (3)  The development plan or expanded development plan, as applicable, conforms to the comprehensive plan for the development of the municipality as a whole;

  (4)  The estimated dates, which shall not be more than thirty years from the adoption of the ordinance approving any development project or expanded development project, as applicable, of the completion of such development project or expanded development project, as applicable, and retirement of obligations incurred to finance development project costs or expanded development project costs, as applicable, have been stated, provided that no ordinance approving a development project or expanded development project, as applicable, shall be adopted later than fifteen years from the adoption of the ordinance approving the development plan or expanded development plan, as applicable, and provided that no property for a development project or expanded development project, as applicable, shall be acquired by eminent domain later than ten years from the adoption of the ordinance approving such development plan or expanded development plan, as applicable;

  (5)  In the event any business or residence is to be relocated as a direct result of the implementation of the development plan or expanded development plan, as applicable, a plan has been developed for relocation assistance for businesses and residences;

  (6)  A cost-benefit analysis showing the economic impact of the development plan or expanded development plan, as applicable, on the municipality and school districts that are at least partially within the boundaries of the development area or expanded development area, as applicable.  The analysis shall show the impact on the economy if the development projects or expanded development projects, as applicable, are not built pursuant to the development plan or expanded development plan, as applicable, under consideration.  The cost-benefit analysis shall include a fiscal impact study on each municipality and school district which is at least partially within the boundaries of the development area or expanded development area, as applicable, and sufficient information from the authority to evaluate whether each development project or expanded development project, as applicable, as proposed is financially feasible;

  (7)  The development plan does not include the initial development or redevelopment of any gambling establishment; and

  (8)  An economic feasibility analysis including a pro forma financial statement indicating the return on investment that may be expected without public assistance.  The financial statement shall detail any assumptions made, a pro forma statement analysis demonstrating the amount of assistance required to bring the return into a range deemed attractive to private investors, which amount shall not exceed the estimated reimbursable project costs.