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Commercial Redevelopment Tools
Tax Increment Financing (TIF) - Procedures and Application

The City of Osage Beach and the Tax Increment Financing Commission of the City of Osage Beach has adopted TIF application procedures, policy considerations and an application form to assist private developers in the consideration of whether Tax Increment Financing for prospective projects is a realistic possibility pursuant to the Real Property Tax Increment Allocation Redevelopment Act (the 'TIF' Act).

TIF Process Overview

  • Submission of Application to the City Administrator or his/her designee
  • Staff review of application for completion, compliance and project eligibility; staff may require additional information to the application for a more complete Redevelopment Plan
  • Staff to report to the Board of Aldermen , within thirty (30) days of application submission, the following:
    • Its advice whether or not to refer the submitted application to the TIF Commission for consideration; and
    • Its advice whether or not to enter into a funding agreement with the private developer applicant (outlines the developer's financial responsibility for the costs to the City for expert legal and financial consultants, etc.)
  • If referral is made by the Board of Aldermen to the TIF Commission, the TIF Commission will conduct a hearing on the proposed application (Redevelopment Plan) in accordance with the TIF Act requirements
  • TIF Commission shall make a recommendation to the Board of Aldermen for approval or denial of the Redevelopment Plan as submitted, or may recommend changes or conditions for approval of the Redevelopment Plan
  • Board of Aldermen approval or denial of the Redevelopment Plan
  • Upon Board of Aldermen approval of the TIF Plan, negotiation of a Redevelopment Agreement with applicant will commence

The legislative findings and determination of compliance with TIF Statutes is vested solely and only in the Board of Aldermen.    Applicants are cautioned that the materials provided regarding TIF policy, procedures and application are for informational purposes of informing applicants of types of projects the City of Osage Beach would consider for TIF assistance.  

The City reserves the right to reject any and all projects, even those which may satisfy the City's criteria, for the use of TIF for any reason without regard for the viability of the project.  Furthermore, the City reserves the right to waive any non-conformance to TIF policy or procedures for projects the City deems favorable to City.

The draft funding agreement format, listed below, is presented only as a general draft and a guide for the use of prospective developers.   Each project considered by the City will have a separately developed and specific funding agreement.   For further information contact the Office of the City Administrator.

Downloadable TIF Forms and Applications
TIF Application Procedures, Policy Considerations and Application Form 
Draft Funding Agreement - FOR SAMPLE Purposes ONLY

Community (CID) and Neighborhood (NID) Improvement Districts

The City of Osage Beach has adopted CID (Community Improvement District) and NID (Neighborhood Improvement District) policies and procedures to assist interested applicants in the consideration of the realistic possibilities of proposed CID or NIDs pursuant to the City's policies and State statutes.

A Community Improvement District (CID) may be either a political subdivision or a not-for-profit corporation. CID’s are organized for the purpose of financing a wide range of public-use facilities and establishing and managing policies and public services relative to the needs of the district.

CID Process Overview
  • Creation by property owners' petition: Petition is submitted to the Office of the City Clerk and the Office of the City Administrator,
  • City staff will report to the Board of Aldermen their recommendation on whether or not to enter into a funding agreement with applicant,
  • Upon verification of petition (within 45 days) a public hearing is held,
  • Board approval or denial of CID

A Neighborhood Improvement District (NID) may be created in an area desiring certain public-use improvements funded by special tax assessments to property owners in the area. The kinds of projects that can be financed through an NID must be facilities used by the public, and must confer a benefit on property within the NID.

NID Process Overview - NIDs may be created by the Board of Aldermen calling for an election of the voters (requiring 4/7 of majority) or a petition by the property owners within the proposed district (requiring 2/3 of property owners).
  • Creation by property owners' petition: Petition is submitted to the Office of the City Clerk, 
  • City staff will report to the Board of Aldermen their recommendation on whether or not to enter into a funding agreement with applicant,
  • Upon verification of petition a public hearing is held,
  • Board approval or denial of NID

For a TIF, NID or CID, the standard initial funding agreement deposit is $15,000.  If a project extends beyond the initial deposit it is the developer's responsibility to replenish the fund as needed until the project is complete.   Each project considered by the City will have a separately developed and specific funding agreement.   For further information contact the Office of the City Administrator.

Downladable CID and NID Complete Policies and Applications
Community Improvement District (CID) Act and Application
Neighborhood Improvement District (NID) Act and Application

**The intent of the Board of Aldermen, when presented with a request to use any other existing or newly created economic development tools not directly addressed by the above existing policies, to adhere to the format, guidelines, cost deposits, timetables, and general values and approach set out in the TIF policy.**

TIF Commission
The TIF Commission serves as the statutory first step in consideration of any TIF proposed to the Board of Aldermen as it relates to the consideration of tax increment financing within the City of Osage Beach.      

The TIF Commission is composed of six (6) City members appointed by the Mayor, with the consent of the Board of Aldermen, who serve rotating four (4) year terms.   Other members are appointed by the County Commission, the school board, and other districts levying taxes per State Statutes and has voting powers as it relates to the redevelopment area and their effected taxing districts.      

To view the current TIF Commission members, agendas and minutes CLICK HERE.


City of Osage Beach • 1000 City Parkway • Osage Beach, MO 65065• 573-302-2000•
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