MARCH Prepared for the Columbus Consolidated Government. Prepared by:

Transcription

1 REDEVELOPMENT PLAN : #2: 6TH AVENUE/LIBERTY DISTRICT, #3: UPTOWN AND #4: 2ND AVENUE/CITY VILLAGE MARCH 2016 Prepared for the Columbus Consolidated Government Prepared by:

2 TABLE OF CONTENTS Executive Summary... 2 RIVER DISTRICT REDEVELOPMENT PLAN... 7 Introduction... 7 Geographic Boundaries of the Proposed Redevelopment Area (A) Grounds for Exercise of Redevelopment Powers (B) Proposed Land Uses after Redevelopment (C) Proposed Redevelopment Projects and Method of Financing (D) Contractual Relationships (E) Relocation Plans (F) Conformance with Local Comprehensive Plans, Zoning & Land Use Codes (G) Estimated Redevelopment Costs/Method of Financing (H) Assessed Valuation for TAD (I) Historic Property within Boundaries of TAD (J) Creation & Termination Dates for TAD (K) TAD Boundaries Existing Uses of Real Property (L) Tax Allocation Increment Base (M) Ad Valorem Property Taxes for Computing Tax Allocation Increments (N) Tax Allocation Bond Issues (O, P, Q) School System Impact Analysis (R) APPENDIX Appendix A. List of Tax Parcel within TAD #2: 6 th Avenue/Liberty District Appendix B. List of Tax Parcels within TAD #3: Uptown Appendix C. List of Tax Parcels within TAD #4: 2 nd Avenue/City Village Appendix D. Columbus City Council Appendix E: Muscogee County Board of Education * Headings followed by a letter in parenthesis [e.g. (A)] denote information required per Georgia Code Chapter 36, Title 44. Table of Contents i

3 EXECUTIVE SUMMARY OVERVIEW This document, The River District Redevelopment Plan, presents the rationale, boundaries, fiscal data and proposed projects that could result from the formation of the Columbus Consolidated Government s City of Columbus, Tax Allocation District #2: 6 th Avenue/Liberty District, Tax Allocation District #3: Uptown and Tax Allocation District #4: 2 nd Avenue/City Village. These three Tax Allocation Districts (TADs) are located within the larger redevelopment area and are complementary components of a comprehensive revitalization effort for Columbus River District. This redevelopment plan was prepared by Bleakly Advisory Group, Inc. (BAG) in conformance with the provisions of Georgia Redevelopment Powers Law (O.C.G.A. Title 36 Chapter 44) that governs the creation of the Tax Allocation Districts (TADs) in the state. The intent of proposing three TADs within a larger redevelopment area is to coordinate a comprehensive revitalization strategy that will enable the Columbus Consolidated Government ( the City ) to support complementary redevelopment projects that collectively would have a large positive economic impact. Tax allocation districts (TADs) are Georgia s version of tax increment financing. Tax increment financing (TIF) is a redevelopment funding mechanism that reinvests the future taxes from real estate development back into a project as an incentive to attract new private investment into an area. In total, the proposed three TADs contain 1,978 parcels totaling 860 acres, with a taxable real estate digest of $105.5 million. There are 1,056 existing structures with a combined 9 million square feet of building space in the three TADs with a median building age of nearly 93 years. This acreage estimate does not include streets, rights of way and other land for which no assessment records are available. A map is provided below. TAD #2: 6 th Avenue/Liberty District would incorporate a total of 599 parcels, an area of 296 acres. The properties in TAD #2 have a fair market value of $130 million and a taxable value of $27 million. TAD #3: Uptown would incorporate a total of 389 parcels, an area of 194 acres. The properties in TAD #3 have a fair market value of $339 million and a taxable value of $48 million. TAD #4: 2 nd Avenue/City Village would incorporate a total of 990 parcels, an area of acres. The properties in TAD #4 have a fair market value of $106 million and a taxable value of $30 million. Together, the value of the properties in the TADs represents approximately 2.4% of the City s tax digest, well under the 10% maximum limit for all TADs in the City, as required by Georgia s Redevelopment Powers Law. The City of Columbus River District Redevelopment Plan envisions various potential redevelopment within the three TADs areas that reflect community objectives as the type of development they would like to see in the respective areas over the next decade. The objectives and desirable development character was identified in: Executive Summary 2

4 The City of Columbus Comprehensive Plan, Master plans for the areas within each of the three TADs, and/or Input gathered by Bleakly Advisory Group from district leadership representatives. PROPOSED RIVER DISTRICT REDEVELOPMENT AREA AND TAX ALLOCATION DISTRICTS Redevelopment Area Outlined in Dashed Red Proposed TAD boundaries are shown in Green, Orange and Blue Shaded Areas TAD #2: 6th Ave./Liberty District TAD #3: Uptown TAD #4: 2nd Ave./City Village River District Redevelopment Area Executive Summary 3

5 WHY THE REDEVELOPMENT AREA QUALIFIES AS A TAD The redevelopment area meets the statutory definition of a Redevelopment Area under the specific provisions of the Redevelopment Powers Law. The redevelopment area meets the intent of the statute. These relevant sections are as follows: A(i) This area exhibits presence of structures, buildings, or improvements that by reason of... age [and] obsolescence... are detrimental to the public health [and] safety... A(iii) This area exhibits evidence of pervasive poverty defined as being greater than 10 percent of the population in the area as determined by current data from the U.S. Bureau of the Census... B (i) The area includes locations with the presence of structures or buildings that are 40 years old or older with no historic significance; B (ii, iii) The area includes locations with high commercial or residential vacancies and where there is a predominance of structures or buildings of relatively low value. More detailed justification under each of these provisions appears in the following report. PROPOSED REDEVELOPMENT PROJECTS At this stage of redevelopment planning, no official site or building construction cost estimates have been submitted to the City for any of the potential projects in any of the three TADs. Absent having construction cost estimates, Bleakly Advisory Group prepared representative taxable value estimates for hypothetical development programs, distributing potential land uses for office, commercial and residential development in the TAD areas. The hypothetical redevelopment projects outlined in this plan conform to the implementation strategies for future development in the City s Comprehensive Plan, as well as recent master plans in the TAD areas. Based on 2015 property values and construction costs, the potential development over the coming decade in TAD #2 would represent $113.6 million in new market value and support up to $13.2 million in net TAD bond proceeds that would be available for investment in TAD #2. Potential development in TAD #3 would represent $177 million in new market value and support up to $20.3 million in net TAD bond proceeds that would be available for investment in TAD #3. Potential development in TAD #4 would represent $191 million in new market value in the area and support up to $21 million in net TAD bond proceeds that would be available for investment in TAD #4. The primary method of financing development within the TADs will be through private equity and debt. TAD proceeds would be used to supplement private financing and reduce overall development costs in order to make the projects financially feasible. TAD proceeds would be Executive Summary 4

6 applied to address off-site development costs and/or reduce the cost of constructing access roads and internal infrastructure. POTENTIAL TAD REVENUES AND BONDING CAPACITY Should the projected hypothetical developments in the River District s three TADs occur in a manner similar the estimates noted above and detailed in the complete report they would, collectively, represent an unprecidented level of investment in the River District. The development could represent a investment of $482 million in the three TADs. It would represent potential growth in the City s tax digest of $193 million at the time of build out. This level of investment in the three TADs would be sufficent to support nearly $55 million in potential TAD funding for infrastructure and other improvements in the TAD area to support the investment in the area. PROPOSED USES OF TAD PROCEEDS Priorities for the use of TAD proceeds will evolve as project planning proceeds, more detailed site development budgets are prepared and actual costs become better known. The intent is to employ TAD proceeds as available and necessary to make site development financially feasible and to attract the types of end-users that would positively impact the redevelopment area, the city and the regional economy. Uses of TAD proceeds may include (a) supporting on- and of-site development (including access roads, signage, site preparation, utility improvements, storm water detention and any environmental remediation to support redevelopment), (b) paying for desired public amenities that cannot otherwise be afforded based on prevailing market pricing of real estate; (c) reimbursing developers for the added cost of building demolition and remediation of greyfield sites, and (d) funding potential incentives to attract high quality end-users. SCHOOL DISTRICT IMPACTS The impacts to Muscogee County School District from participating in the three River District TADs are as follows: 1. The River District redevelopment area will affect the future appreciation on 2.4% of the school district s tax digest. The current amount of property taxes generated from within the TAD, roughly $2.6 million, will continue to go to the school system only taxes associated with incremental real estate digest growth above the current base amount are pledged to the TAD. 2. The redevelopment area will directly add up to 376 school-aged children over the next fifteen years at a rate of approximately 25 students per year. This represents an addition of less 1% to the total enrollment of MCS. Executive Summary 5

7 3. There is one Muscogee County School District facility located inside the boundary of the three TADs the Downtown Elementary Magnet Academy. Additionally TAD #4: 2 nd Avenue/City Village is served by the Fox Elementary School, outside the TAD boundary. 4. Over the next 25 years, proposed redevelopment in the three River District TADs should generate over $141 million in revenues to MSC, more than $49.9 million more than if the TADs were not created, due to growth in real and personal property, and ESPLOST revenues. By the 25 th year revenues to MCS would increase by five-fold annually to over $15.6 million annually, compared to $3.0 million today. Thus, we conclude that the potential gains to the Muscogee County School District from participating in River District TADs will be substantially positive due to the future growth in its tax digest and ESPLOST revenues, with only modest impact on the demand for school services. Executive Summary 6

8 RIVER DISTRICT REDEVELOPMENT PLAN INTRODUCTION This plan presents the rationale, boundaries, fiscal data and proposed projects that could result from the formation of the Columbus Consolidated Government s City of Columbus, Tax Allocation District #2: 6 th Avenue/Liberty District, Tax Allocation District #3: Uptown and Tax Allocation District #4: 2 nd Avenue/City Village. These three Tax Allocation Districts (TADs) are located within the same, larger redevelopment area and are complementary components of a comprehensive revitalization effort for Columbus River District. This redevelopment plan was prepared in conformance with the provisions of the Georgia Redevelopment Powers Law (O.C.G.A. Title 36 Chapter 44), which governs the creation of the Tax Allocation Districts in the state. This plan was prepared by Bleakly Advisory Group, Inc. (BAG) in cooperation with the Columbus Consolidated Government ( the City ) and Uptown Columbus, Inc., with input from representatives of the Liberty District and City Village. The purpose of the proposed TADs is to support redevelopment in locations within the planned redevelopment area. In addition to potentially providing funds for important public infrastructure initiatives within the redevelopment area, the three TADs will potentially enable land owners and/or real estate developers to overcome deficient infrastructure, demolition, off-site costs and other impediments to redevelopment that have made improvements of these properties economically unfeasible to date. The purpose of this redevelopment plan is to outline a strategy to leverage tax increments from the prospective redevelopment projects to both offset high site development costs and make needed public improvements to support new construction. By using the City s redevelopment powers, the intent of this plan is to achieve better-quality, higher-value development resulting in a much shorter development timeline than would be feasible without the proposed TADs. The intent of proposing three TADs within a larger redevelopment area is to coordinate a comprehensive revitalization strategy that will enable the City to support complementary catalyst projects, which collectively would have a large positive economic impact. Required information to support the creation of Tax Allocation Districts in Georgia is outlined in the text box at right. This Definition and Contents of a Redevelopment Plan Sec (9) of the Redevelopment Powers Law defines a redevelopment plan as a written plan of development for a redevelopment area or a designated portion thereof which: (A) Specifies the boundaries of the proposed redevelopment area; (B) Explains the grounds for a finding by the local legislative body that the redevelopment area on the whole has not been subject to growth and development through private enterprise and would not reasonably be anticipated to be developed without the approval of the redevelopment plan; (C) Explains proposed uses after redevelopment of real property; (D) Describes proposed redevelopment projects and explains the proposed method of financing; (E) Describes any contracts, agreements, or other instruments which are proposed to be entered into for the purpose of implementing the plan; (F) Describes the type of relocation payments proposed to be authorized, if any; (G) Includes a statement that the proposed redevelopment plan conforms to the local comprehensive plan, master plan, zoning ordinance, and building codes of the political subdivision; (H) Estimates redevelopment costs to be incurred or made during the course of implementing the redevelopment plan; (I) Recites the last known assessed valuation of the redevelopment area and estimates the assessed valuation after redevelopment; (J) States that if any property to be redeveloped is defined or eligible to be defined as a historic property, such historic property will not be substantially altered in any way that is inconsistent with technical standards for rehabilitation; or demolished unless feasibility for reuse has been fully evaluated; Redevelopment Plan 7

9 redevelopment plan follows the general outline. Section headings followed by a letter in parenthesis [e.g. (A)] refer to the relevant section in Georgia Code Chapter 36, Title 44, 3(9) that defines the required contents of redevelopment plans. OVERVIEW OF TAX ALLOCATION DISTRICTS Tax allocation districts (TADs) are Georgia s version of tax increment financing. Tax increment financing (TIF) is a redevelopment funding mechanism that reinvests the future taxes from real estate development back into a project as an incentive to attract new private investment into an area. As described by the Council of Development Finance Agencies ( TIF was created and first used in California in Hundreds of TIF districts have helped spur urban redevelopment in cities across the country. Today, 49 states and the District of Columbia use tax increment financing. In 1985, the Georgia General Assembly authorized formation of Georgia s form of tax increment financing called tax allocation districts. The purpose of a Georgia tax allocation district is similar to tax increment financing in any other state. It uses the increased property taxes generated by new development in a designated redevelopment area to finance costs related to the development such as building construction, demolition, public infrastructure, land acquisition, relocation, utilities, debt service and planning costs. Other costs it might cover include but are not limited to: Sewer expansion and repair Storm drainage Street construction and expansion Water supply Park improvements Bridge construction and repair Curbs, sidewalks and streetscapes Grading and earthwork Traffic control Parking structures, etc. Sec (9) continued: (K) Specifies the proposed effective dates for the creation and termination of the TAD; (L) Contains a map specifying the boundaries of the proposed TAD and showing existing uses and conditions of real property; (M) Calculates the estimated tax allocation increment base of the proposed TAD; (N) Specifies ad valorem property taxes to be used for computing tax allocation increments, supported by a required resolution; (O) Specifies the amount of the proposed tax allocation bond issue or other financing and the term and assumed interest rate for such financing; (P) Estimates positive tax allocation increments for the period covered by the term of the proposed tax allocation bonds or other financing; (Q) Specifies the property proposed to be pledged for payment or security for payment of tax allocation bonds; (R) Includes a school system impact analysis if the plan proposes to include in the tax allocation increment, ad valorem taxes levied by a board of education; and (S) Includes such other information as may be required by resolution of the political subdivision whose area of operation includes the proposed redevelopment area. Redevelopment Plan 8

10 Cities and counties throughout Georgia have created TADs to stimulate major new construction and renovation or rehabilitation in underdeveloped or blighted areas. Nearly 80 Georgia cities and counties have either created or are considering establishing TADs in their communities. A TAD offers local governments the opportunity to promote worthwhile redevelopment projects that would otherwise not be financially viable, or are located in areas which would otherwise be unattractive to private investment. Prior to the Great Recession in , other Georgia tax allocation districts such as Atlantic Station (Midtown Atlanta) and Camp Creek Marketplace (East Point), demonstrated the economic benefits that TADs can generate. These benefits include: A stronger economic base TAD incentives can attract private development that would not otherwise have occurred absent of the district designation. The halo effect Several Georgia TADs have generated significant new investment in areas surrounding the TAD, as well as within the tax allocation districts, further expanding positive economic impacts to the host taxing jurisdictions. No impact on current tax revenues Redevelopment is effectively promoted without tapping into existing general governmental revenues or levying special assessments on property owners. Expands the local tax base By stimulating economic activity, TAD s expand the local tax digest, create additional demand for retail sales and, as a result, local sales taxes. Is self-financing TADs are self-financing, since they are funded by the increased tax revenues (increment) from new development within the district. High leverage Typically TAD funds represent between 5-15% of project costs, leveraging 7-20 times their value in private investment. In summary, a tax allocation district is a financing mechanism that can be used to pay for public infrastructure or reduce private development costs, to make an underutilized area attractive to private investment and development, at no additional cost to local taxpayers. Establishing a TAD does not create a tax increase for either the community or property owners within the district. Nor does a TAD reduce tax revenues to the community below levels that existed at the time the district was certified. In many cases, TADs can increase general fund revenues from new business personal property taxes, added county sales taxes, hotel/motel taxes, business license fees and other revenues that are not pledged for redevelopment purposes and would not otherwise occur. PURPOSE AND VISION FOR THE PROPOSED TAX ALLOCATION DISTRICTS The River District Redevelopment Area is designed to capture the potential for substantial investment and improvement in three vital areas in the historic core of the city of Columbus 6 th Avenue/Liberty District, Uptown Columbus, and 2 nd Avenue/City Village area. The logic in this approach is to recognize the unique history and character of these three areas that are proximate to Chattahoochee River. This river has been the economic engine that has defined the city Redevelopment Plan 9

11 throughout its history, whether it be as water supply, as a trading route, a source of power for industry, and now as a source of recreation and beauty. While closely related, each of the three TAD areas has its own unique character and history and will likely follow a distinct path towards revitalization. By combining the three TADs into the River District Redevelopment Area, the City recognizes the potential for synergy as each of these three areas redevelops along the banks of the Chattahoochee River. Specifically, the River District Redevelopment Area and its three proposed TADs is intended to: Strengthen the City s historic commercial corridors by strategically encouraging infill redevelopment, creating new residential, commercial and mixed use nodes and expanding/upgrading existing nodes. The purpose of these efforts is to better serve local consumers and attract new retail spending, residents and tourists resulting increased tax revenues to Columbus and its schools; Transition under-utilized properties in prime locations to higher-valued uses; Encourage job creation while improving physical conditions in under-performing sections of the City; In so doing, encourage reinvestment in established older residential neighborhoods that are surrounded by commercial and industrial land uses; and Use the tool of tax increment financing to achieve higher-quality, higher-valued development within the redevelopment area. The opportunity for the Columbus Consolidated Government is to selectively use the funding mechanism of TADs to leverage private reinvestment through targeted incentives that will help to make the redevelopment of key sites and catalyst projects financially feasible. In a redevelopment area that encompasses a large geography with many individual tax parcels, not every property is blighted and not every parcel will be redeveloped over time. Over time, however, the redevelopment area as a whole can be positively impacted by the cumulative effects of multiple individual investments. This plan is intended to help the City implement a long-term market-driven redevelopment strategy for areas that have played key roles in establishing Columbus as one of Georgia s leading cities. The intent of using the umbrella of a single redevelopment area with three separate TADs is to coordinate strategy and make the creation of these TADs easier and less time consuming for the City. Redevelopment Plan 10

12 GEOGRAPHIC BOUNDARIES OF THE PROPOSED REDEVELOPMENT AREA (A) The boundaries for the Redevelopment Area are shown on the map on the next page and summarized below. In total the proposed three TADs contain 1,978 parcels totaling 860 acres, with a taxable real estate digest of $105.5 million. There are 1,056 existing structures with a combined 9 million square feet of building space in the three TADs with a median building age of nearly 93 years. This acreage estimate does not include streets, rights of way and other land for which no assessment records are available. River District Redevelopment Area (3 TADs) Summary Number of Parcels 1,978 Total Acres 860 Taxable Acres Market Value Fair Market Value $575,474,496 Taxable Digest $105,448,030 Total Fair Market Value/Acre $669,174 Total Taxable Value/Taxable Acre $170,036 Number of Assessed Buildings/Structures 1,056 Total Assessed Building SF 8,977,757 Median Year Built 1922 Source: Muscogee County Tax Assessment/GIS data and Bleakly Advisory Group Redevelopment Plan 11

13 River District Redevelopment Area TAD #2: 6th Ave./Liberty District TAD #3: Uptown TAD #4: 2nd Ave./City Village River District Redevelopment Area Redevelopment Plan 12

14 THREE TAX ALLOCATION DISTRICTS The River District Redevelopment Area as proposed contains three tax allocation districts: TAD# 1: 6 th Avenue/Liberty District TAD# 2: Uptown TAD# 3: 2 nd Avenue/City Village TAD #2: 6 TH AVENUE/LIBERTY DISTRICT The proposed boundaries for TAD #2: 6 th Avenue/Liberty District are: Northern Boundary: 18 th Street Western Boundary: 3 rd Avenue and Veterans Parkway Southern Boundary: Chattahoochee River Eastern Boundary: 10 th Avenue and the Railroad TAD #2: 6 TH AVENUE/LIBERTY DISTRICT TAD #2: 6th Ave./Liberty District TAD #3: Uptown TAD #4: 2nd Ave./City Village River District Redevelopment Area Redevelopment Plan 13

15 TAD #2: 6th Ave./Liberty District TAD Summary Number of Parcels 599 Total Acres Taxable Acres Market Value Fair Market Value $130,358,198 Taxable Digest $27,337,652 Total Fair Market Value/Acre $440,330 Total Taxable Value/Taxable Acre $123,770 Number of Assessed Buildings/Structures 239 Total Assessed Building SF 2,729,976 Median Year Built 1948 This area would incorporate a total of 599 parcels, 121 (20%) of which are tax exempt. It would include an area of 296 acres. The properties in TAD #2 have a fair market value of $130 million and a taxable value of $27 million. This represents approximately 0.6% of the City s tax digest, well under the 10% maximum limit for all TADs in the City, as required by Georgia s Redevelopment Powers Law. Redevelopment Plan 14

16 TAD #3: UPTOWN The proposed boundaries for TAD #3: Uptown are: Northern Boundary: 14 th Street Western Boundary: Chattahoochee River Southern Boundary: 8 th Street and 6 th Street Eastern Boundary: 3 rd Avenue and Veterans Parkway The southern half of parcel , located north of 13 th Street at Front Street is excluded from the TAD. TAD #3: UPTOWN TAD #2: 6th Ave./Liberty District TAD #3: Uptown TAD #4: 2nd Ave./City Village River District Redevelopment Area Redevelopment Plan 15

17 TAD #3: Uptown TAD Summary Number of Parcels 389 Total Acres 194 Taxable Acres Market Value Fair Market Value $339,451,725 Taxable Digest $47,844,941 Total Fair Market Value/Acre $1,754,660 Total Taxable Value/Taxable Acre $345,417 Number of Assessed Buildings/Structures 222 Total Assessed Building SF 3,195,356 Median Year Built 1910 This area would incorporate a total of 389 parcels, 76 (19%) of which are tax exempt. It would include an area of 194 acres. The properties in TAD #3 have a fair market value of $339 million and a taxable value of $48 million. This represents approximately 1.1% of the City s tax digest, well under the 10% maximum limit for all TADs in the City, as required by Georgia s Redevelopment Powers Law. TAD #4: 2ND AVENUE/CITY VILLAGE The proposed boundaries for TAD #4: 2 nd Avenue/City Village are: Northern Boundary: Manchester Expressway and GA 22 Connector Western Boundary: Chattahoochee River Southern Boundary: 8 th and 14 th Street Eastern Boundary: 3 rd Avenue and Veterans Parkway Redevelopment Plan 16

18 TAD #4: 2 ND AVE./CITY VILLAGE TAD #2: 6th Ave./Liberty District TAD #3: Uptown TAD #4: 2nd Ave./City Village River District Redevelopment Area Redevelopment Plan 17

19 TAD #4: 2nd Ave./City Village TAD Summary Number of Parcels 990 Total Acres 371 Taxable Acres Market Value Fair Market Value $105,664,573 Taxable Digest $30,265,438 Total Fair Market Value/Acre $285,215 Total Taxable Value/Taxable Acre $116,065 Number of Assessed Buildings/Structures 595 Total Assessed Building SF 3,052,425 Median Year Built 1922 This area would incorporate a total of 990 parcels, 171 (17%) of which are tax exempt. It would include an area of 371 acres. The properties in TAD #4 have a fair market value of $106 million and a taxable value of $30 million. This represents approximately 0.7% of the City s tax digest, well under the 10% maximum limit for all TADs in the City, as required by Georgia s Redevelopment Powers Law. GROUNDS FOR EXERCISE OF REDEVELOPMENT POWERS (B) Tax Allocation Districts (TAD) are authorized in Georgia under the Redevelopment Powers Law, O.C.G.A. Title 36, Chapter 44. In 2009, the Redevelopment Powers Law was amended, with the following definition of a redevelopment area. Redevelopment area means an urbanized area as determined by current data from the US Bureau of the Census or an area presently served by sewer that qualifies as a blighted or distressed area, a deteriorating area, or an area with inadequate infrastructure as follows: (A) A blighted or distressed area is an area that is experiencing one of more conditions of blight as evidenced by: (i) The presence of structures, buildings, or improvements that by reason of dilapidation; deterioration; age; obsolescence; inadequate provision for ventilation, light, air, sanitation, or open space; overcrowding; conditions which endanger life or property by fire or other causes; or any combination of such factors, are conducive to ill health, transmission of disease, infant mortality, high unemployment, juvenile delinquency, or crime and are detrimental to the public health, safety, morals, or welfare; (ii) The presence of a predominant number of substandard, vacant, deteriorated, or deteriorating structures, the predominance of a defective or inadequate street layout, or transportation facilities; or faulty lot layout in relation to size, accessibility, or usefulness; (iii) Evidence of pervasive poverty, defined as being greater than 10 percent of the population in the area as determined by current data from the U.S. Bureau of the Census, and an unemployment rate that is 10 percent higher than the state average; (iv) Adverse effects of airport or transportation related noise or environmental contamination or degradation or other adverse environmental factors that the political subdivision has determined to be impairing the redevelopment of the area; or Redevelopment Plan 18

20 (v) The existence of conditions through any combination of the foregoing that substantially impair the sound growth of the community and retard the provision of housing accommodations or employment opportunities; (B) A deteriorating area is an area that is experiencing physical or economic decline or stagnation as evidenced by two or more of the following: (i) The presence of a substantial number of structures or buildings that are 40 years old or older and have no historic significance; (ii) High commercial or residential vacancies compared to the political subdivision as a whole; (iii) The predominance of structures or buildings of relatively low value compared to the value of structures or buildings in the surrounding vicinity or significantly slower growth in the property tax digest than is occurring in the political subdivision as a whole; (iv) Declining or stagnant rents or sales prices compared to the political subdivision as a whole; (v) In areas where housing exists at present or is determined by the political subdivision to be appropriate after redevelopment, there exists a shortage of safe, decent housing that is not substandard and that is affordable for persons of low and moderate income; (vi) Deteriorating or inadequate utility, transportation, or transit infrastructure; and (C) An area with inadequate infrastructure means an area characterized by: (i) Deteriorating or inadequate parking, roadways, bridges, pedestrian access, or public transportation or transit facilities incapable of handling the volume of traffic into or through the area, either at present or following redevelopment; or (ii) Deteriorating or inadequate utility infrastructure either at present or following redevelopment. WHY THE PROPOSED REDEVELOPMENT AREA QUALIFIES UNDER THE REDEVELOPMENT POWERS LAW The City of Columbus has the authority to exercise all redevelopment and other powers authorized or granted municipalities pursuant to the Redevelopment Powers Law (Chapter 44 of Title 36 of the O.C.G.A.), as approved by Columbus voters by referendum in November 4, The redevelopment area meets the statutory definition of a Redevelopment Area under four specific provisions of the Redevelopment Powers Law. These provisions are not equally applicable or prevalent throughout the entire area but clearly meet the intent of the statute. These relevant sections are as follows: A(i) This area exhibits presence of structures, buildings, or improvements that by reason of... age [and] obsolescence... are detrimental to the public health [and] safety... A(iii) This area exhibits evidence of pervasive poverty defined as being greater than 10 percent of the population in the area as determined by current data from the U.S. Bureau of the Census... B (i) The area includes locations with the presence of structures or buildings that are 40 years old or older with no historic significance; B (ii, iii) The area includes locations with high commercial or residential vacancies and where there is a predominance of structures or buildings of relatively low value. Justification for the designation of the redevelopment area is presented in the following section. To analyze demographic conditions necessary to qualify the redevelopment area under Section A, demographic data was obtained from the U.S. Census, supplemented by data from Nielsen Companies and is summarized below. Local Census Tract data that closely approximate the Redevelopment Plan 19

21 geography boundary of the proposed redevelopment area was used in most cases, as shown in the map below. To provide context, the redevelopment area s demographic conditions are compared to the City of Columbus. The intent of this analysis is to demonstrate that the proposed redevelopment area meets the above statutory definition based on residential poverty, housing and building conditions including age, vacancy, and other characteristics, and other related factors. FOUR U.S. CENSUS TRACTS USED FOR STATISTICAL ANALYSIS U.S. Census Tract Redevelopment Plan 20

22 A(I) AGE AND OBSOLESCENCE OF BUILDINGS The redevelopment area exhibits presence of structures, buildings, or improvements that by reason of... age [and] obsolescence... are detrimental to the public health [and] safety... based on findings as reported in the 2013 (most recent) U.S. Census American Community Survey for the combined Census Tracts as compared to the city of Columbus as a whole: Compared to only 6% city-wide, 35% of the total housing units in the River District Redevelopment Area were built in 1939 or earlier (75 years of age or older). Over 6% of the housing units in the redevelopment area lack complete kitchen facilities, a marker of housing obsolescence potentially detrimental to public health, compared to 1% of homes in Columbus overall. o Whereas the redevelopment area comprises 12% of the total housing units in the city, 35% of all Columbus homes that lack complete kitchen facilities are located in the redevelopment area, pointing to a need for improved housing stock. RIVER DISTRICT TADs HOUSING CHARACTERISTICS River District City of TADs Total Columbus TOTAL HOUSING UNITS 4,334 82,921 OWNER-OCCUPIED HOUSING UNITS ,984 YEAR STRUCTURE BUILT Built 1939 or earlier 1,510 5,145 % Built 1939 or earlier 34.8% 6.2% SELECTED CHARACTERISTICS Lacking complete kitchen facilities % Lacking complete kitchen facilities 6.4% 1.0% Source: Bleakly Advisory Group, based on data from the 2013 U.S. Census American Community Survey A(III) PERVASIVE POVERTY AND SIGNIFICANT UNEMPLOYMENT The redevelopment area exhibits evidence of pervasive poverty defined as being greater than 10 percent of the population in the area as determined by current data from the U.S. Bureau of the Census.... As shown on the map below, the over 40% of the households in the Census Tracts that encompass the redevelopment area are below poverty. Redevelopment Plan 21

23 PERCENT HOUSEHOLDS BELOW POVERTY BY U.S. CENSUS TRACTS City of Columbus / Muscogee County KEY County Boundary River District Redevelopment Area < 10% Poverty 10%-40% Poverty >40% Poverty Source: Bleakly Advisory Group, based on data from the 2013 U.S. Census American Community Survey In total, the Census Tracts that comprise the River District Redevelopment Area are home to a combined 56.4% of households that are earn below poverty incomes. The four Census Tracts range in poverty rate from 39.2% to 73.3%. RIVER DISTRICT TADs HOUSEHOLD POVERTY Census Tract Total Households HH Below Poverty % Below Poverty 16 2,461 1, % 25 1,895 1, % 111 1, % 114 2, % TOTAL 7,566 4, % Source: Bleakly Advisory Group, based on data from the 2013 U.S. Census American Community Survey While the city of Columbus median annual household income is $44,482, households in the redevelopment area have a median annual household income of $15, % of River District Redevelopment Area households earn below $25,000 annually, compared to 29% in the city overall. Redevelopment Plan 22

24 RIVER DISTRICT TADs HOUSEHOLD CHARACTERISTICS River District City of TADs Total Columbus % Income < $25, % 29.2% Est. Median Household Income $15,159 $44,482 B (II, III) THE PRESENCE OF OLDER BUILDINGS WITH NO HISTORIC SIGNIFICANCE AND RELATIVELY LOW VALUES To meet the definition of a deteriorating area that is experiencing physical or economic decline or stagnation, there must be evidence of two or more of the following conditions: (i) a substantial presence of older structures with no historic significance; (ii) comparatively high commercial or housing vacancy; (iii) the predominance of low-valued structures or buildings, or significantly slower growth in the property tax digest than the political subdivision as a whole; (iv) declining or stagnant rents or sales prices; (v) a shortage of safe, decent housing that is affordable to low and moderate income persons; and (vi) deteriorating or inadequate utility, transportation, or transit infrastructure. Although the River District Redevelopment Area exhibits most/all of these conditions to varying degrees, the following section focuses mainly on qualifying criteria i, ii and iii. The Census Tracts that comprise the River District Redevelopment Area have a combined 19.5% housing unit vacancy rate, compared to 12.9% city-wide. 23.7% of the owner-occupied homes in the River District Redevelopment Area are valued at less than $50,000, whereas 8.1% of the homes city-wide are valued at this low level. RIVER DISTRICT TADs HOUSING CHARACTERISTICS River District TADs Total City of Columbus TOTAL HOUSING UNITS 4,334 82,921 OWNER-OCCUPIED HOUSING UNITS ,984 HOUSING OCCUPANCY Vacant housing units ,678 % Vacant housing units 19.5% 12.9% VALUE Owner-occupied units Less than $50, ,075 % Owner-occupied units Less than $50, % 8.1% Source: Bleakly Advisory Group, based on data from the 2013 U.S. Census American Community Survey PROPOSED LAND USES AFTER REDEVELOPMENT (C) The City of Columbus River District Redevelopment Plan envisions various potential redevelopment within the three TADs areas that reflect community objectives as the type of development they would like to see in the respective areas over the next decade. The objectives and desirable development character was identified in: The City of Columbus Comprehensive Plan, Redevelopment Plan 23

25 Master plans for the areas within each of the three TADs, and/or Input gathered by Bleakly Advisory Group from district leadership representatives. The City of Columbus Comprehensive Plan outlines character, predominant land uses, future vision, implementation strategies, and Quality Community Objectives to be pursued in ten planning areas throughout the city. The planning areas relevant to the River District Redevelopment Plan are the Midtown/Uptown and Bibb City areas as shown in the map below. TAD #2: 6 th Avenue/Liberty District and TAD #3: Uptown are represented in the Midtown/Uptown planning area, while TAD #4: 2 nd Avenue/City Village is represented in the Bibb City planning area. As noted in Chapter 2 of the Comprehensive Plan: The state s comprehensive planning requirements stipulate that the Community Agenda be developed through a very public process of involving community leaders and stakeholders in making key decisions about the future of the community. THE CITY OF COLUMBUS COMPREHENSIVE PLAN AREAS Source: The City of Columbus Comprehensive Plan Redevelopment Plan 24

26 Below are excerpts from the Comprehensive Plan that summarize the existing conditions and vision for the future in the relevant planning areas. These excerpts show not only the current conditions within the redevelopment area, but also the community s preferred conditions in the three TADs after redevelopment. UPTOWN PLANNING AREA BIBB CITY PLANNING AREA Source: The City of Columbus Comprehensive Plan Redevelopment Plan 25

27 As noted in the above excerpts TAD #2: 6 th Avenue/Liberty District and TAD #3: Uptown, represented in the Midtown/Uptown planning area, are proposed for future additional mixed use, commercial office and multi-family residential development. TAD #4: 2 nd Avenue/City Village, represented in the Bibb City planning area, is also proposed for mixed use and commercial as well as single family residential redevelopment. PROPOSED REDEVELOPMENT PROJECTS AND METHOD OF FINANCING (D) At this stage of redevelopment planning, no official site or building construction cost estimates have been submitted to the City for any of the potential projects in any of the three TADs. Absent of having construction cost estimates, Bleakly Advisory Group prepared representative taxable value estimates the proposed development programs, showing the distribution of office, commercial and residential development by land use. Assessed values are based on estimated construction costs. It is anticipated that the hypothetical projects used in the modeling would require up to a decade to reach build out and the density and distribution of land uses are subject to change as market conditions evolve The hypothetical potential catalyst redevelopment projects in the River District Redevelopment Area, which are summarized below, illustrate the scope of feasible potential redevelopment in the TAD areas. These development estimates should be seen as illustrative for the purposes of modeling feasible redevelopment potential within the redevelopment area boundaries. TAD #2: 6 TH AVENUE/LIBERTY DISTRICT Discussions with interested parties in the Liberty District resulted in the following redevelopment projects identified as the type of hypothetical development that could occur in TAD #2: Booker T. Washington Homes Redevelopment Liberty Theater area redevelopment Senior and other housing development in the area Commercial development at Victory and Veterans These four redevelopments could result in the following development in TAD #2 over the next decade: 515 Residential units 15,000 SF of office space 70,000 SF of retail space 150 hotel rooms Redevelopment Plan 26

28 Based on 2015 property values and construction costs, this level of development over the coming decade in TAD #2 would represent $113.6 million in new market value and support up to $13.2 million in net TAD bond proceeds that would be available for investment in TAD #2. TAD #2: 6 TH AVENUE/LIBERTY DISTRICT HYPOTHETICAL DEVELOPMENT SUMMARY AND BOND FINANCING ESTIMATES BTW Homes Liberty Theater District Other Housing Other Commercial TOTAL Base Value Total $ 1,606,303 $ 1,937,098 Base Assessed $ 285,197 $ 206,811 Development Program Unit Cost Units Value Units Value Units Value Units Value Units Value Residential Single-Family $ 200, $ 8,000,000 - $ - 45 $ 9,000,000 - $ - 85 $ 17,000,000 Townhome $ 175, $ 12,250, $ 5,250, $ 8,750,000 - $ $ 26,250,000 Senior Housing $ 200,000 - $ - - $ - 50 $ 10,000,000 - $ - 50 $ 10,000,000 Multifamily $ 150, $ 22,500, $ 12,000,000 $ - - $ $ 34,500,000 Total Res 260 $ 42,750, $ 17,250, $ 27,750,000 - $ $ 87,750,000 Commercial Office (SF) $ $ - 15,000 $ 2,400,000 $ - - $ - 15,000 $ 2,400,000 Retail (SF) $ ,000 $ 1,000,000 10,000 $ 1,000,000 $ - 50,000 $ 5,000,000 70,000 $ 7,000,000 Hotel (Rooms) $ 110,000 - $ - - $ - - $ $ 16,500, $ 16,500,000 Total Comm 10,000 $ 1,000,000 25,000 $ 3,400,000 - $ - 50,000 $ 21,500,000 $ 25,900,000 Grand Total $ 43,750,000 $ 20,650,000 $ 27,750,000 $ 21,500,000 $ 113,650,000 Bonding Potential Forecasts New Development Value $ 43,750,000 $ 20,650,000 $ 27,750,000 $ 21,500,000 $ 113,650,000 New Development Value (Assessed) $ 17,500,000 $ 8,260,000 $ 11,100,000 $ 8,600,000 $ 45,460,000 Less Base Value (Assessed) $ 285,197 $ 206,811 $ - $ - TAD Increment (Assessed) $ 17,214,803 $ 8,053,189 $ 11,100,000 $ 8,600,000 $ 44,967,992 Property Tax Revenue $ 698,060 $ 326,557 $ 450,105 $ 348,730 $ 1,823,452 Bondable Value (95%) $ 663,157 $ 310,229 $ 427,600 $ 331,294 Debt Coverage (125%) $ (165,789) $ (77,557) $ (106,900) $ (82,823) Bonadable Revenue $ 497,368 $ 232,672 $ 320,700 $ 248,470 Interest Rate 6.0% 6.0% 6.0% 6.0% Bond Term (years) Estimated Bond Amount $ 6,398,580 $ 2,993,294 $ 4,125,765 $ 3,196,539 $ 16,714,178 Issuance Costs (3%) $ (191,957) $ (89,799) $ (123,773) $ (95,896) Capitalized Interest (24 months) $ (767,830) $ (359,195) $ (495,092) $ (383,585) Debt Reserve $ (383,915) $ (179,598) $ (247,546) $ (191,792) Net Bond Proceeds $ 5,054,878 $ 2,364,703 $ 3,259,355 $ 2,525,266 $ 13,204,201 Source: Bleakly Advisory Group Redevelopment Plan 27

29 TAD #3: UPTOWN Drawing on discussions with members of Uptown Columbus, Inc. and interested parties in the Uptown area that have been working on potential projects, the following redevelopment projects were identified as the type of hypothetical development that could occur in TAD #3: River Landing mixed use development 13 th & 14 th St.) Raymond Rowe redevelopment (between Broadway and Front Avenue) New or expanded Convention Center hotel Other hotel development Using these four potential developments as a proxy for the type of hypothetical development that could occur in Uptown over the coming decade would result in the following levels of development: 389 Residential units 50,000 SF of office space 108,000 SF of retail space Up to 630 hotel rooms Based on 2015 property values and construction costs, this level of development over the coming decade in TAD #3 would represent $177 million in new market value and support up to $20.3 million in net TAD bond proceeds that would be available for investment in TAD #3. Redevelopment Plan 28

30 TAD #3: UPTOWN HYPOTHETICAL DEVELOPMENT SUMMARY AND BOND FINANCING ESTIMATES Rivers Landing Raymond Rowe Convention Hotel 4th Ave. Hotels Residential Project TOTAL Base Value Total $ 3,533,901 $ 1,669,299 N/A N/A N/A Base Assessed $ 1,409,134 $ 667,719 Development Program Unit Cost Units Value Units Value Units Value Units Value Units Value Units Value Residential Single-Family $ 200,000 - $ - - $ - $ - $ - $ - - $ - Townhome $ 175,000 - $ - $ - - $ - Multifamily $ 150, $ 35,850,000 $ - $ - $ $ 22,500, $ 58,350,000 Total Res 239 $ 35,850,000 - $ - - $ - - $ $ 22,500, $ 58,350,000 Commercial Office (SF) $ $ - 50,000 $ 8,000,000 $ - $ - $ - 50,000 $ 8,000,000 Retail (SF) $ ,750 $ 8,775,000 20,000 $ 2,000,000 $ - $ - $ - 107,750 $ 10,775,000 Hotel (Rooms) $ 158, $ 13,000,000 - $ $ 31,600, $ 55,300,000 $ $ 99,900,000 Total Comm 87,750 $ 21,775,000 70,000 $ 10,000,000 - $ 31,600,000 - $ 55,300,000 $ - $ 118,675,000 Grand Total $ 57,625,000 $ 10,000,000 $ 31,600,000 $ 55,300,000 $ 22,500,000 $ 177,025,000 Bonding Potential Forecasts New Development Value $ 57,625,000 $ 10,000,000 $ 31,600,000 $ 55,300,000 $ 22,500,000 $ 177,025,000 New Development Value (Assessed) $ 23,050,000 $ 4,000,000 $ 12,640,000 $ 22,120,000 $ 9,000,000 $ 70,810,000 Less Base Value (Assessed) $ 1,409,134 $ - $ - $ - $ - TAD Increment (Assessed) $ 21,640,866 $ 4,000,000 $ 12,640,000 $ 22,120,000 $ 9,000,000 $ 69,400,866 Property Tax Revenue $ 877,537 $ 162,200 $ 512,552 $ 896,966 $ 364,950 $ 2,449,255 Bondable Value (95%) $ 833,660 $ 154,090 $ 486,924 $ 852,118 $ 346,703 Debt Coverage (125%) $ (208,415) $ (38,523) $ (121,731) $ (213,029) $ (86,676) Bonadable Revenue $ 625,245 $ 115,568 $ 365,193 $ 639,088 $ 260,027 Interest Rate 6.0% 6.0% 6.0% 6.0% 6.0% Bond Term (years) Estimated Bond Amount $ 8,043,706 $ 1,486,762 $ 4,698,169 $ 8,221,795 $ 3,345,215 $ 25,795,647 Issuance Costs (3%) $ (241,311) $ (44,603) $ (140,945) $ (246,654) $ (100,356) Capitalized Interest (24 months) $ (965,245) $ (178,411) $ (563,780) $ (986,615) $ (401,426) Debt Reserve $ (482,622) $ (89,206) $ (281,890) $ (493,308) $ (200,713) Net Bond Proceeds $ 6,354,527 $ 1,174,542 $ 3,711,553 $ 6,495,218 $ 2,642,720 $ 20,378,561 SOURCE: BLEAKLY ADVISORY GROUP Redevelopment Plan 29

31 TAD #4: 2 ND AVENUE/CITY VILLAGE Drawing on discussions with participants in the recent master planning process for the City Village area, the following redevelopment projects were identified as the type of hypothetical development that could occur in TAD #4: Total Systems Phase II development City Mills redevelopment Bradley Circle Village development Johnston Mill redevelopment Phase 2 Other future housing Using these potential developments as a proxy for the type of hypothetical development that could occur in the City Village area over the coming decade would result in the following cumulative level of development: 526 Residential units 625,000 SF of office space 86,000 SF of retail space Based on 2015 property values and construction costs, this level of development over the coming decade in TAD #4 would represent $191 million in new market value in the area and support up to $21 million in net TAD bond proceeds that would be available for investment in TAD #4. TAD #4: 2 ND AVENUE/CITY VILLAGE HYPOTHETICAL DEVELOPMENT SUMMARY AND BOND FINANCING ESTIMATES TSYS Phase II Riverfront Campus Bradley Circle Village Johnston Mill District Bibb Mill Base Value Total $ 629,612 $ 2,145,817 $ 852,812 $ 2,113,163 $ 7,125,306 Base Assessed EXEMPT EXEMPT $ 291,748 $ 845,265 $ 2,850,122 Development Program Unit Cost Units Value Units Value Units Value Units Value Units Value Residential Single-Family $ 200,000 - $ - - $ - 17 $ 3,400,000 - $ - - $ - 17 $ 3,400,000 Townhome $ 175,000 - $ $ 19,775, $ 19,775,000 - $ - - $ $ 39,550,000 Senior Housing $ 200,000 - $ - - $ - - $ - - $ $ 20,000, $ 20,000,000 Multifamily $ 150, $ 19,864,980 - $ - - $ - 51 $ - - $ $ 19,864,980 Total Res 132 $ 19,864, $ 19,775, $ 23,175, $ $ 20,000, $ 19,864,980 Commercial Office (SF) $ ,000 $ 64,480, ,000 $ 27,520,000 $ - 50,500 $ 8,080,000 $ - 625,500 $ 100,080,000 Retail (SF) $ ,000 $ 1,000,000 5,000 $ 500,000 20,000 $ 2,000,000 50,500 $ 5,050,000 - $ - 85,500 $ 8,550,000 Hotel (Rooms) $ 110,000 - $ - - $ - - $ - - $ - - $ - - $ - Total Comm 413,000 $ 65,480, ,000 $ 28,020,000 20,000 $ 2,000, ,000 $ 13,130,000 - $ - $ 108,630,000 Grand Total $ 85,344,980 $ 47,795,000 $ 25,175,000 $ 13,130,000 $ 20,000,000 $ 191,444,980 Bonding Potential Forecasts New Development Value $ 85,344,980 $ 47,795,000 $ 25,175,000 $ 13,130,000 $ 20,000,000 $ 191,444,980 New Development Value (Assessed) $ 34,137,992 $ 19,118,000 $ 10,070,000 $ 5,252,000 $ 8,000,000 $ 76,577,992 Less Base Value (Assessed) $ - $ - $ 291,748 $ 845,265 $ 2,850,122 TAD Increment (Assessed) $ 34,137,992 $ 19,118,000 $ 9,778,252 $ 4,406,735 $ 5,149,878 $ 72,590,857 Property Tax Revenue $ 1,384,296 $ 775,235 $ 396,508 $ 178,693 $ 208,828 $ 2,734,732 Bondable Value (95%) $ 1,315,081 $ 736,473 $ 376,683 $ 169,758 $ 198,386 Debt Coverage (125%) $ (328,770) $ (184,118) $ (94,171) $ (42,440) $ (49,597) Bonadable Revenue $ 986,311 $ 552,355 $ 282,512 $ 127,319 $ 148,790 Interest Rate 6.0% 6.0% 6.0% 6.0% 6.0% Bond Term (years) Estimated Bond Amount $ 12,688,769 $ 7,105,980 $ 3,634,484 $ 1,637,942 $ 1,914,161 $ 26,981,336 Issuance Costs (3%) $ (380,663) $ (213,179) $ (109,035) $ (49,138) $ (57,425) Capitalized Interest (24 months) $ (1,522,652) $ (852,718) $ (436,138) $ (196,553) $ (229,699) Debt Reserve $ (761,326) $ (426,359) $ (218,069) $ (98,277) $ (114,850) Net Bond Proceeds $ 10,024,128 $ 5,613,724 $ 2,871,242 $ 1,293,974 $ 1,512,187 $ 21,315,256 SOURCE: BLEAKLY ADVISORY GROUP Redevelopment Plan 30 TOTAL

32 Future land uses on the remaining TAD acreage could include residential for-sale, apartments, commercial infill or mixed-use. It is anticipated that the method of development financing of the projects within the three River District TADs will be through private equity and debt. TAD proceeds would be used to supplement private financing and reduce overall development costs in order to make projects financially feasible. TAD proceeds would be applied to address off-site development costs and/or reduce the cost of constructing access roads and internal infrastructure. Forecasts of potential TAD proceeds and their potential for public bonding purposes are detailed above. CONTRACTUAL RELATIONSHIPS (E) Pursuant to O.C.G.A (a), the Columbus City Council will act as the redevelopment agent and will exercise redevelopment powers as needed to implement this plan. In doing so, the council, either directly or through its designee, may conduct or delegate the following activities and enter into the following contracts: 1. Coordinate implementation activities with other major participants in the redevelopment plan and their respective development and planning entities involved in implementing this redevelopment plan. 2. Enter into development agreements with private developers to construct infrastructure and vertical developments to implement the redevelopment plan. 3. Negotiate and enter into commercial financing agreements and intergovernmental agreements as needed. 4. Coordinate public improvement planning, design and construction among City and State agencies and departments. 5. Prepare (either directly or through subcontract to other appropriate entities) economic and financial analyses, project-specific feasibility studies and assessments of tax base increments in support of the issuance of tax allocation bonds or other forms of financing by the City. 6. The City will enter into contractual relationships with qualified vendors for the provision of professional and other services required in qualifying and issuing the bonds or other forms of financing, including, but not limited to, legal, underwriting, financial analysis and other related services. 7. The City will perform other duties as necessary to implement the redevelopment plan. Redevelopment Plan 31

33 RELOCATION PLANS (F) As is currently foreseen, no relocation of tenants, or residents from private homes, is anticipated within any of the three River District Redevelopment Area TADs. In the future, should the relocation of existing homes or businesses be required, such relocation expenses may be provided for under all applicable federal, state and local guidelines if public funds are used for property acquisition. If such funding sources require relocation, benefits would be offered to tenants and users for relocation. CONFORMANCE WITH LOCAL COMPREHENSIVE PLANS, ZONING & LAND USE CODES (G) Currently, 39% of the parcels in the River District Redevelopment Area are zoned residential (R3), with the majority of those homes located in TAD #4: 2 nd Avenue/City Village. Commercially zoned properties comprise 37% of the total number of parcels in the redevelopment area, while exempt properties account for 22%. The majority of the industrial land in the redevelopment area is currently located in TAD #2: 6 th Avenue/Liberty District. Overall, industrial land comprises less than 3% of the total. There are four properties in the redevelopment area zoned historic. Zoning Designation River District Development Area 3 TADs Zoning Designations TAD #2: 6th Ave./Liberty TAD #3: Uptown TAD #4: 2nd Ave./City Village TOTAL C % % % % C4 10 2% 3 1% 1 0% 14 1% C5 0 0% 0 0% 5 1% 5 0% E % 31 8% % % E2 19 3% 29 7% 14 1% 62 4% E3 2 0% 1 0% 23 2% 26 1% E4 1 0% 0 0% 0 0% 1 0% E6 2 0% 3 1% 2 0% 7 0% E9 12 2% 12 3% 7 1% 31 2% H3 1 0% 2 1% 0 0% 3 0% I3 39 7% 1 0% 2 0% 42 2% I4 3 1% 0 0% 1 0% 4 0% R % 26 7% % % Undesignated % 52 13% 74 7% % Appropriate zoning, development regulations and design standards either already exist or will be prepared to support the implementation of future projects within the three proposed TADs as well as the redevelopment area as a whole. Redevelopment Plan 32

34 As noted above TAD #2: 6 th Avenue/Liberty District and TAD #3: Uptown are proposed in the City Comprehensive Plan for future mixed use, commercial office and multi-family residential. TAD #4: 2 nd Avenue/City Village is also proposed for mixed use and commercial as well as single family residential redevelopment. The following map shows future land use for the areas of the city that include each proposed TAD. The future land use map appears in the Comprehensive Plan. The future vision for TAD #2: 6 th Avenue/Liberty District includes high density mixed use redevelopment, mixed use, general commercial, as well as park small amount of parcels devoted to institutional uses. The future vision for TAD #3: Uptown includes mostly high density mixed use redevelopment. The future vision for TAD #4: 6 th 2 nd Avenue/City Village includes mixed use redevelopment along the riverfront, general commercial along 2 nd Avenue and office uses in the southern portion of the TAD. The potential development envisioned in the modelling above conforms to the planned future land uses in each of the River District TADs as outlined in the City of Columbus Comprehensive Plan. Redevelopment Plan 33

35 FUTURE LAND USE MAP The Comprehensive Plan also provides implementation strategies for future development in the TAD areas. The hypothetical redevelopment projects outlined in this plan also conform to these strategies. Excerpts from the Comprehensive Plan that pertain to the River District are included Redevelopment Plan 34

36 below. The Uptown planning area corresponds to TAD #2: 6 th Avenue/Liberty District and TAD #3: Uptown. The Bibb planning area corresponds to TAD #4: 6 th 2 nd Avenue/City Village. FUTURE LAND USE PLAN FACT SHEET FROM THE CITY OF COLUMBUS COMPREHENSIVE PLAN Source: The City of Columbus Comprehensive Plan Redevelopment Plan 35

37 FUTURE LAND USE PLAN FACT SHEET FROM THE CITY OF COLUMBUS COMPREHENSIVE PLAN Source: The City of Columbus Comprehensive Plan ESTIMATED REDEVELOPMENT COSTS/METHOD OF FINANCING (H) Should the projected hypothetical developments in the River District s three TADs occur in a manner similar the estimates above over the coming decade it would represent an unprecidented level of investment in the River District. As shown in the table below, this type of development could represent a investment of $482 million in the three TADs, which would far exceed the level of investment that has occurred in River District over the past several decades. It would represent potential growth in the City s tax digest of $193 million at the time of build out. This level of investment in the three TADs would be Redevelopment Plan 36

38 sufficent to support nearly $55 million in potential TAD funding for infrastructure and other improvements in the TAD area to support the investment in the area. RIVER DISTRICT ESTIMATED REDEVELOPMENT COST AND POTENTIAL IMPACT Potential Redevelopment Value Potential Taxable Digest from Redevelopment Potential Public Infrastructure Financed 6th Ave./Liberty District $113,650,000 $45,460,000 $13,204,201 Uptown $177,025,000 $70,810,000 $20,378,561 City Village/2nd Ave. $191,444,980 $76,577,992 $21,315,256 TOTAL $482,119,980 $192,847,992 $54,898,018 The estimates and modeling to arrive at these totals for the River District Redevelopment Area are detailed above in the section titled: Proposed Redevelopment Projects and Method of Financing (D). As noted, based on 2015 property values and construction costs, the hypothetical level of development over the coming decade in TAD #2: 6th Ave./Liberty District would represent $113 million in new market value and support up to $13 million in net TAD bond proceeds that would be available for investment in TAD #2. TAD #3: Uptown would represent $177 million in new market value and support up to $20 million in net TAD bond proceeds that would be available for investment. TAD #4: City Village/2nd Ave. would represent $191 million in new market value in the area and support up to $21 million in net TAD bond proceeds that would be available for investment in TAD #4. PROPOSED REDEVELOPMENT COSTS (USES OF TAD PROCEEDS) Existing public infrastructure and prevailing market pricing for residential and commercial property in Columbus are often inadequate to support the City s vision of creating a high-quality commercial, residential and mixed-use development nodes in the River District. In essence, the prices end users of real estate in the three TADs are willing to pay make it very difficult to finance the cost of new construction and/or redevelopment. The use of TAD proceeds would be applied to eligible activities in order to lower development costs to an amount that can be supported by market rents and sale prices. Once redevelopment is underway, having working TADs in place could be applied to such items as lowering the construction cost of internal site development and infrastructure; paying for off-site traffic improvements or adding public amenities, demolishing existing buildings, removing existing asphalt parking, etc. Potential long-term costs are likely to far exceed the estimated financing proceeds that could be financed through TAD increments alone. TAD funds would therefore need to be used strategically to leverage other funding sources where possible and to incentivize private investments that create new taxable digest. Redevelopment Plan 37

39 Priorities for the use of TAD proceeds will evolve as project planning proceeds, more detailed site development budgets are prepared and actual costs become better known. The intent is to employ TAD proceeds as available and necessary to make site development financially feasible and to attract the types of end-users that would positively impact the redevelopment area, the city and the regional economy. Uses of TAD proceeds may include (a) supporting on- and of-site development (including access roads, signage, site preparation, utility improvements, storm water detention and any environmental remediation to support redevelopment), (b) paying for desired public amenities that cannot otherwise be afforded based on prevailing market pricing of real estate; (c) reimbursing developers for the added cost of building demolition and remediation of greyfield sites, and (d) funding potential incentives to attract high quality end-users. A representative funding allocation for the potential TAD funds are below: Funding Category Estimated Cost Site Preparation Demolition and Clearance $ 14,000,000 Environmental Remediation $ 14,000,000 Infrastructure Improvements $ 14,000,000 Other Redevelopment Initiatives $ 13,000,000 Total Initial TAD Funding Allocation $55,000,000 Categories and cost allocations are estimates for potential projects as of 2015 and are subject to revision as the Redevelopment Plan is implemented. As priorities are identified or addressed, specific project amounts, allocations and priorities are subject to change. Estimated TAD Bond proceeds could be used in numerous combinations as specific needs arise. The table above contains a representative distribution of fund uses among various priorities. In reality, TAD proceeds will be allocated to specific purposes as development opportunities arise and specific agreements are negotiated between developers and the City, and with prospective end users. CONCLUSION The calculations made above provide one reasonable forecast of achievable future redevelopment within the three proposed, resulting gains in the area s real estate tax digest, corresponding tax allocation increments, supportable TAD financing proceeds and potential uses for those proceeds to reduce redevelopment costs. As noted, numerous combinations of equally reasonable inputs and assumptions could be applied to produce marginally different results. This report sets an achievable expectation for the TADs future financial performance, which is intended to help the City make decisions moving forward. ASSESSED VALUATION FOR TAD (I) The Redevelopment Powers Law specifies that this plan recites the last known assessed valuation of the redevelopment area and estimate the assessed valuation after redevelopment. Redevelopment Plan 38

40 The tax base is expected to increase in the future through the private investment stimulated by implementation of the redevelopment plan and the reinvestment of TAD increments back into the project(s). TAD #2: 6 th Avenue/Liberty District, as defined in this Redevelopment Plan, includes 599 tax parcels and 296 acres within those parcels. The proposed TAD #2 has an estimated 2015 fair market (appraised) value of $130 million and a taxable value of $27 million. Within this proposed TAD, 121 parcels (20%) are tax exempt. TAD #3: Uptown includes 389 tax parcels and 195 acres within those parcels. The proposed TAD #3 has an estimated 2015 fair market (appraised) value of $339 million and a taxable digest total of $48 million. Within this proposed TAD, 76 parcels (19%) are tax exempt. TAD #4: 6 th 2 nd Avenue/City Village would incorporate a total of 990 parcels, 171 (17%) of which are tax exempt. It would include an area of 371 acres. The properties in TAD #4 have a fair market value of $106 million and a taxable value of $30 million. In total, the proposed three TADs contain 1,978 parcels totaling 860 acres, with a taxable value of $105.5 million. Proposed TADs Assessed Value % of Columbus 6th Ave./Liberty District $ 27,337, % Uptown $ 47,844, % City Village/2nd Ave. $ 30,265, % 3 TADS $ 105,448, % City of Columbus Total Tax Digest $ 4,408,376,693 The taxable digest within the three proposed TADs represents only 2.4% of the Consolidated Government s digest of $4.4 billion. The maximum percentage of a taxing jurisdiction s total digest that can be placed in TADs is capped at 10% by the Georgia Redevelopment Powers Law. Thus, approval of the three TADs will leave the City with considerable flexibility to create other TADs or address other redevelopment priorities. Pursuant to the Redevelopment Powers Law, upon adoption of the Redevelopment Plan and the creation of the tax allocation district, the City will request that the Commissioner of Revenue of the State of Georgia certify the tax base for December 31, 2016, the base year for the proposed three tax allocation districts. HISTORIC PROPERTY WITHIN BOUNDARIES OF TAD (J) The River District Redevelopment area contains many historic properties. A portion of the Historic District of Columbus, which is bound on the west by the Chattahoochee River, east by Redevelopment Plan 39

41 Veterans Parkway, north by Ninth Street and south by Fourth Street, is in TAD #3: Uptown. Other historic properties include the Liberty Theater in TAD #2 and the historic mills in TAD #4. No plans associated with this redevelopment plan currently exist that would alter any historic properties within all three TADs. Further, any future development that occurs within the TADs will not substantially alter a historic property in any way inconsistent with technical standards for rehabilitation; nor demolish a historic property unless feasibility for reuse has been evaluated based on technical standards for the review of historic preservation projects, which technical standards for rehabilitation and review shall be those used by the state historic preservation officer and/or local historic standards. CREATION & TERMINATION DATES FOR TAD (K) The redevelopment area s Tax Allocation Districts #2, #3 and #4 will be created effective December 31, The Redevelopment Powers Law provides that the TAD will be in existence until all redevelopment costs, including debt service, are paid in full. For analysis purposes this report has based calculations on a 25-year term and assumes that the TAD will remain in existence for 25 years. Future elected officials could decide to either dissolve or extend the TAD s existence based on future circumstances within the Districts. TAD BOUNDARIES EXISTING USES OF REAL PROPERTY (L) The proposed boundaries for the three TADs are overlaid on the following existing land use map, which was excerpted from the City Comprehensive Plan. As noted earlier, 39% of the parcels in the River District Redevelopment Area are zoned residential (R3), with the majority of those homes located in TAD #4: 2 nd Avenue/City Village. Commercially zoned properties comprise 37% of the total number of parcels in the redevelopment area, while exempt properties account for 22%. The majority of the industrial land in the redevelopment area is currently located in TAD #2: 6 th Avenue/Liberty District. Overall, industrial land comprises less than 3% of the total. There are four properties in the redevelopment area zoned historic. The TAD boundaries include the respective tax parcels and associated public rights of way located within the River District Redevelopment Area. (A complete list of TAD parcels appears in Appendix A). Where feasible, for any section of roadway that abuts a TAD parcel and/or is used as a boundary in the TAD map, the entire section of ROW is intended to be included inside the TAD boundary in order to maintain flexibility to use TAD proceeds for public improvements to those rights of way, if desired by the redevelopment agency. The southern half of parcel , located north of 13 th Street at Front Street is excluded from the TAD. Implementation of this redevelopment plan is consistent with the City s existing zoning, future Land Use Map and previously identified strategies for the area as articulated in the Comprehensive Plan. Redevelopment will create needed jobs and resulting housing and retail Redevelopment Plan 40

42 demand that will help to achieve the transition of existing underdeveloped property to higher uses, as envisioned in the Comprehensive Plan. TAD BOUNDARIES AND EXISTING LAND USE Map Source: The City of Columbus Comprehensive Plan, modified by Bleakly Advisory Group River District Redevelopment Area Redevelopment Plan 41

43 TAX ALLOCATION INCREMENT BASE (M) On or before December 31, 2016, the City of Columbus, acting as the redevelopment agent, will apply to the State Revenue Commissioner for a determination of the tax allocation increment base of the proposed tax allocation districts. PROPERTY TAXES COLLECTED WITHIN TADS TO SERVE AS BASE TAD #2: 6th Ave./Liberty District Tax Increment Base Number of Parcels Market Value Fair Market Value $130,358,198 Taxable Value $27,337,652 City of Columbus Urban Service District 1,5,6,7 Usable (M&O) Millage: City of Columbus Base Property Taxes Collected $469,661 Muscogee County School District Usable (M&O) Millage: Muscogee County School District Base Property Taxes Collected $638,881 The tax allocation increment base for the proposed TAD #2: 6 th Avenue/Liberty District will be $466,661 annually for the City of Columbus and $638,881 for Muscogee County Schools. An increase in tax collections above these amounts in future years will become part of the on-going TAD #2 fund collections. TAD #3: Uptown Tax Increment Base Number of Parcels Market Value Fair Market Value $339,451,725 Taxable Value $48,064,786 City of Columbus Urban Service District 1,5,6,7 Usable (M&O) Millage: City of Columbus Base Property Taxes Collected $821,976 Muscogee County School District Usable (M&O) Millage: Muscogee County School District Base Property Taxes Collected $1,118,136 The tax allocation increment base for the proposed TAD #3: Uptown will be $821,976 annually for the City of Columbus and $1,118,136 for Muscogee County Schools. An increase in tax collections above these amounts in future years will become part of the on-going TAD #3 fund collections. Redevelopment Plan 42

44 TAD #4: 2nd Ave./City Village Tax Increment Base Number of Parcels Market Value Fair Market Value $105,664,573 Taxable Value $30,265,438 City of Columbus Urban Service District 1,5,6,7 Usable (M&O) Millage: City of Columbus Base Property Taxes Collected $519,960 Muscogee County School District Usable (M&O) Millage: Muscogee County School District Base Property Taxes Collected $707,303 The tax allocation increment base for the proposed TAD #4: 2nd Avenue/City Village will be $519,960 annually for the City of Columbus and $707,303 for Muscogee County Schools. An increase in tax collections above these amounts in future years will become part of the on-going TAD #4 fund collections. River District Redevelopment Area Tax Increment Base Number of Parcels 1, Market Value Fair Market Value $575,474,496 Taxable Value $105,448,030 City of Columbus Urban Service District 1,5,6,7 Usable (M&O) Millage: City of Columbus Base Property Taxes Collected $1,811,597 Muscogee County School District Usable (M&O) Millage: Muscogee County School District Base Property Taxes Collected $2,464,320 The total tax allocation increment base for the three TADs in the proposed River District Redevelopment Area will be $1,811,597 annually for the City of Columbus and $2,464,320 for Muscogee County Schools. AD VALOREM PROPERTY TAXES FOR COMPUTING TAX ALLOCATION INCREMENTS (N) As provided in the Redevelopment Powers Law, the taxes that will be included in the tax increment base for the tax allocation district are based on the following authorized millage rates: Redevelopment Plan 43

45 River District Redevelopment Area Tax Increment Base City of Columbus Urban Service District 1,5,6,7 Usable (M&O) Millage: Muscogee County School District Usable (M&O) Millage: TOTAL Millage Rate *Levies for bonded indebtedness and Business Improvement Districts are not included in the calculation of the millage rates for TAD purposes. Source: Georgia Department of Revenue. TAX ALLOCATION BOND ISSUES (O, P, Q) AMOUNT OF BOND ISSUE Upon adoption of this Redevelopment Plan, the Columbus Consolidated Government proposes to issue tax allocation bonds or other financing instruments, in one or more issues. Estimated supportable levels of future financing could range from $55 million to $70 million depending upon whether the School District consents to participate, terms available at the time of issuance and the types of financing methods used. TERM OF THE BOND ISSUE OR ISSUES The Columbus Consolidated Government proposes to issue tax allocation bonds or alternative forms of financing for a term no longer than 25 years. RATE OF BOND ISSUE The Columbus Consolidated Government intends to either: (a) seek fixed-rate tax exempt bonds; (b) obtain comparable forms of commercial financing as available, or (c) enter into a development agreement to remit certain tax allocation increments to the master developer, to enable the developer to secure commercial financing or make improvements on a pay-as-you-go basis. Should financing be sought in the future, the actual rate, terms and issuance costs would be determined at the time of issuance based upon general market conditions, anticipated development within the TAD, assessed taxable property values and federal tax law considerations. PROPERTY PROPOSED TO BE PLEDGED FOR PAYMENT OF TAX ALLOCATION INCREMENTS FINANCING Bonds or pay-as-you-go agreements will be secured by the positive tax allocation increment from eligible ad valorem taxes levied for these purposes. The actual amount of collected tax increments will depend upon the pace at which the Redevelopment Plan is implemented and the impact of the redevelopment activities and other economic factors on the tax base in the TAD as a whole. Redevelopment Plan 44

46 SCHOOL SYSTEM IMPACT ANALYSIS (R) Georgia s Redevelopment Powers Law, which governs the operation of tax allocation districts in the State, was amended in 2009 to include a provision under section (9)(R) for preparation of a School System Impact Analysis. This section presents the school impacts of three Columbus Consolidated Government Tax Allocation Districts: TAD #2: 6 th Avenue/Liberty District; TAD #3: Uptown; and TAD #4: 2 nd Avenue/City Village in order to address the requirements of this portion of the Redevelopment Powers Law. CURRENT VALUE OF THE THREE RIVER DISTRICT TADS VERSES THE MUSCOGEE COUNTY SCHOOLS TAX DIGEST The current tax digest for the TAD #2: 6 th Avenue/Liberty District is estimated to be $26,088,474. The tax digest for TAD #3: Uptown is $48,064,786, and the tax digest for TAD #4: 2 nd Avenue /City Village is $30,185,288. The combined taxable digest for all three River District TADs is $104,338,548. According to the Georgia Department of Revenue, the most recent published value for the Muscogee County School District s net taxable digest (M&O) is nearly $4.34 billion. 1 Thus, the proposed TAD #2 represents roughly six tenths of one percent (0.064%) of the school district s total tax digest. TAD #3 represents 1.1 % of the schools digest and TAD #4 represents 0.7% of the schools digest. Combined, the three River District TADs account for 2.41% of the school district s digest. The amount of ad valorem school taxes collected from the properties designated in the redevelopment area, as determined by the tax assessor on December 31, 2016, will continue to flow to the Muscogee County School District throughout the operation of the TAD. The TAD Special Fund will receive any additional property taxes collected above the 2016 base amount for use to attract redevelopment to this portion of Columbus. TAX DIGEST IN RIVER DISTRICT TADS AS PERCENT OF MUSCOGEE SCHOOL TAX DIGEST* TAD #2: 6th Ave. TAD #3: TAD #4: 2nd Ave. River District Taxing Jurisdiction Liberty District Uptown City Village TAD Totals Net Taxable M&O Digest $27,337,652 $47,844,941 $30,185,288 $105,587,726 Muscogee Co. School District $4,336,676,964 $4,336,676,964 $4,336,676,964 $4,336,676,964 TAD Taxable Digest as a % of Muscogee Co. School District 0.63% 1.10% 0.70% 2.43% * This Table reports published 2014 Digest values for comparison purposes Source: Georgia Department of Revenue, Local Government Services Division/Columbus CG GIS 1 Published total tax digest information used for this report is for 2014 as reported by the Georgia Department of Revenue digest values may be different from what is reported herein. The taxable digest reported in the table is for general fund (M&O) expenditures. The School District s tax digest for bond issues is even larger at $5.56 billion. Redevelopment Plan 45

47 ESTIMATED NUMBER OF PUBLIC SCHOOL STUDENTS FROM THE RIVER DISTRICT TADS Presented below is a summary of the hypothetical levels of development that can be anticipated in the three River District TADs. This information was developed from the master plans for the three TAD areas and from discussions with knowledgeable development professionals about potential projects that could occur over the coming 15 years in the three TAD areas. RIVER DISTRICT TADS HYPOTHETICAL DEVELOPMENT POTENTIAL TAD #2: 6th Ave./ TAD #3: TAD #4: 2nd Ave/ River District Land Use Type Liberty District Uptown City Village TADs Total Single-Family Townhouse Senior Housing Multifamily Residential (units) ,430 Office (SF) 15,000 50, , ,000 Retail (SF) 70, ,000 85, ,000 Hotel (Rooms) Source: Uptown Columbus, Inc, City Village Master Plan, Liberty District Master Plan As shown in the table there could be significant level of development in the three River District TADs over the next 15 years. Much of this development will be commercial retail, office and hotels which will have no direct impact on the demand for school services in the three TADs. It is projected that up to 1,430 new residential units could be constructed over the next 15 years in the three TADs. This would represent an average of approximately 95 units per year. In the table below is an estimate of the residents and school-aged children that could be generated from the hypothetical development should it all occur, over the initial 15 years of the three River District TADs. As indicated in the table, there are projected to be 2,834 residents in the 1,430 new housing units constructed in the three River District TADs. In addition, approximately 376 of these residents would be school-aged children. Thus, over the next 15 years there would be on average 25 new school-aged children added annually in the River District TADs, reaching the total of 376 by the fifteenth year. Redevelopment Plan 46

48 In addition to the school-aged children from the residential development in the three TADs there may be some additional school impacts from the commercial development which occurs in the TAD as it adds new employment to the area. These additional impacts could occur city-wide and have not been estimated in this analysis. RIVER DISTRICT POPULATION AND SCHOOL AGED CHILDREN FROM HYPOTHETICAL DEVELOPMENT School Aged Estimated Units Population Estimated Children School Aged Unit Type At Build-Out Multiplier Population Multiplier Children Single bedroom bedroom Townhouse bedroom bedroom Senior bedroom Rental bedroom bedroom bedroom Total Pop/Children 1,430 2, Source: CUPR, Rutgers University, "Residential Demographic Multipliers for Georgia, 2006" Fannie Mae Foundation THE LOCATION OF SCHOOL FACILITIES WITHIN THE RIVER DISTRICT REDEVELOPMENT AREA There is only one Muscogee County School District school located within the boundaries of the three River District TADs the Downtown Elementary Magnet Academy at st Avenue, which is in TAD #3: Uptown. The elementary school attendance zone for the Downtown Elementary Magnet Academy covers the area of TAD #2: 6 th Avenue/Liberty District and TAD #3: Uptown and the lower portion of TAD #4: 2 nd Avenue/City Village. Students located in upper portion of TAD #4: 2 nd Avenue/City Village attend Fox Elementary School in the northern half of the TAD. Fox Elementary is located at th Street, outside the boundaries of TAD #4. ESTIMATE OF SCHOOL DISTRICT REVENUE IMPACTS FROM DEVELOPMENT IN THE THREE RIVER DISTRICT TADS The hypothetical development that could occur in the three River District TADs could have a major positive impact on the amount of ESPLOST revenue the school district will receive. Shown below is an estimate of the additional retail sales that will occur in the River District from the hypothetical development in the three TADs. Based on both the net addition of new residential units and the development of additional retail space and new hotel rooms, the Muscogee County Redevelopment Plan 47

49 Schools should receive an additional $1.1 million in ESPLOST revenue from the development occurring in the three TADs over the first 15 years. ESTIMATED ESPLOST REVENUE TO MUSCOGEE CO. SCHOOLS FROM THREE RIVER DISTRICT TADS Average Average Local Household Aggregate Household Units/SF Income HH Income Retail Exp. ESPLOST Single Family 102 $ 70,000 $ 7,140,000 $ 4,284,000 $ 42,840 Townhouse 376 $ 65,000 $ 24,440,000 $ 14,664,000 $ 146,640 Senior Living 150 $ 35,000 $ 5,250,000 $ 3,150,000 $ 31,500 Multifamily 802 $ 45,000 $ 36,090,000 $ 21,654,000 $ 216,540 Subtotal Residential 1,430 $ 72,920,000 $ 43,752,000 $ 437,520 Adjusted for Sales/SF Retail Sales Double Counting (25%) Retail 263,000 $ 220 $ 57,860,000 $ 43,395,000 $ 433,950 Room Rate Room Nights Room Sales Hotel Rooms 780 $ ,055 $ 23,131,875 $ 231,319 Net Increase in Annual ESPLOST Revenues $ 1,102,789 Source: BAG Currently, the three TADs in the River District generate $2,464,320 per year in property taxes levied on real estate for the school system. Annual real estate taxes associated with the base value of the three TADs would continue to flow to the school district s general fund, as would current and future personal property taxes levied on business furnishings, inventories and industrial equipment. The value of commercial and industrial personal property throughout Muscogee County averages 35% of commercial and industrial real estate value; given the significant residential component of the three TADs we have assumed a personal property ratio of 15%. 25-YEAR FINANCIAL IMPACT TO MUSCOGEE CO. SCHOOLS WITH AND WITHOUT TAD Property Taxes from Existing Properties in TAD $2,464,320 Tax Revenues to Muscogee Schools without TAD $92,441,226 Tax Revenues to Muscogee Schools with TAD $134,697,084 Net Benefit to Muscogee Schools From TAD $42,496,995 The table above shows a calculation of the revenues that would flow to the Muscogee County School District (MCS) with and without creation of the River District TADs over the next 25 years. As shown in the table, without the three TADs and assuming that property values increase at 1.5% annually as they have over the past six years, the MCS would receive approximately $92 million in real and personal property taxes from the area included in the three TADs. However, if MCS participated in the River District TADs the estimated revenue would be $135 million over the same period. This increase in revenue would come from the base of ad valorem taxes from the three TADs, combined with all of the increases in personal property taxes and additional ESPLOST revenue that would be generated by new households, retail space and hotels to be developed in Redevelopment Plan 48

50 the TADs. The net result is that MCS would receive $42.5 million more from participating in the three River District TADs that not participating. Even more significant, at the end of the TAD period, the annual taxes collected from the area would increase from the current $3 million to $15.6 million annually, more than a five-fold increase in annual revenues to MSC. CONCLUSION REGARDING SCHOOL DISTRICT IMPACTS FROM THE RIVER DISTRICT TADS As demonstrated in the preceding analysis, the economic impacts to Muscogee County School District from participating in the three River District TADs are as follows: 1. The River District redevelopment area will affect the future appreciation on 2.4% of the school district s tax digest. The current amount of property taxes generated from within the TAD, roughly $2.6 million, will continue to go to the school system only taxes associated with incremental real estate digest growth above the current base amount are pledged to the TAD. 2. The redevelopment area will directly add up to 376 school-aged children over the next fifteen years at a rate of approximately 25 students per year. This represents an addition of less 1% to the total enrollment of MCS. 3. There is one Muscogee County School District facility located inside the boundary of the three TADs the Downtown Elementary Magnet Academy. Additionally TAD #4: 2 nd Avenue/City Village is served by the Fox Elementary School, outside the TAD boundary. 4. Over the next 25 years, proposed redevelopment in the three River District TADs should generate over $135 million in revenues to MSC, more than $42.5 million more than if the TADs were not created, due to growth in real and personal property, and ESPLOST revenues. By the 25 th year revenues to MCS would increase by five-fold annually to over $15 million annually, compared to $3.0 million today. Thus, we conclude that the potential gains to the Muscogee County School District from participating in River District TADs will be substantially positive due to the future growth in its tax digest and ESPLOST revenues, with only modest impact on the demand for school services. Redevelopment Plan 49

51 Year Without TAD With TAD* Real Property Taxable Value** Personal Property School Tax School Revenues With and Without City of Columbus TADs #1,2,3 Combined Total Tax Revenues Real Property Taxable Value*** Incremental Value from New Development Personal Property Ad Valorem Property School Tax**** Personal Property School Tax ESPLOST Revenue from New Residents and Retail Total Tax Revenue Difference 2015 $114,575,081 $17,186,262 $3,074,914 $3,074,914 $105,587,726 $0 $15,838,159 $2,464,320 $369,457 $0 $2,833,777 $ $116,293,707 $17,444,056 $3,121,038 $3,121,038 $107,171,542 -$9,122,165 $16,075,731 $2,467,858 $374,999 $0 $2,842,857 -$278, $118,038,113 $17,705,717 $3,167,854 $3,167,854 $125,114,973 $7,076,860 $18,767,246 $2,467,858 $437,784 $73,500 $2,979,142 -$188, $119,808,685 $17,971,303 $3,215,372 $3,215,372 $143,417,272 $23,608,588 $21,512,591 $2,467,858 $501,824 $147,000 $3,116,682 -$98, $121,605,815 $18,240,872 $3,263,602 $3,263,602 $162,085,618 $40,479,803 $24,312,843 $2,467,858 $567,146 $220,500 $3,255,504 -$8, $123,429,902 $18,514,485 $3,312,556 $3,312,556 $181,127,330 $57,697,428 $27,169,099 $2,467,858 $633,774 $294,000 $3,395,632 $83, $125,281,351 $18,792,203 $3,362,245 $3,362,245 $200,549,877 $75,268,526 $30,082,481 $2,467,858 $701,734 $367,500 $3,537,092 $174, $127,160,571 $19,074,086 $3,412,678 $3,412,678 $220,360,874 $93,200,303 $33,054,131 $2,467,858 $771,054 $441,000 $3,679,912 $267, $129,067,979 $19,360,197 $3,463,868 $3,463,868 $240,568,092 $111,500,112 $36,085,214 $2,467,858 $841,760 $514,500 $3,824,118 $360, $131,003,999 $19,650,600 $3,515,826 $3,515,826 $261,179,453 $130,175,454 $39,176,918 $2,467,858 $913,880 $588,000 $3,969,738 $453, $132,969,059 $19,945,359 $3,568,564 $3,568,564 $282,203,042 $149,233,983 $42,330,456 $2,467,858 $987,443 $661,500 $4,116,801 $548, $134,963,595 $20,244,539 $3,622,092 $3,622,092 $303,647,103 $168,683,508 $45,547,066 $2,467,858 $1,062,476 $735,000 $4,265,334 $643, $136,988,049 $20,548,207 $3,676,424 $3,676,424 $325,520,045 $188,531,997 $48,828,007 $2,467,858 $1,139,011 $808,500 $4,415,369 $738, $139,042,870 $20,856,430 $3,731,570 $3,731,570 $347,830,446 $208,787,577 $52,174,567 $2,467,858 $1,217,076 $882,000 $4,566,934 $835, $141,128,513 $21,169,277 $3,787,544 $3,787,544 $356,526,207 $215,397,695 $53,478,931 $2,467,858 $1,247,503 $955,500 $4,670,861 $883, $143,245,440 $21,486,816 $3,844,357 $3,844,357 $365,439,363 $222,193,922 $54,815,904 $2,467,858 $1,278,691 $1,029,000 $4,775,549 $931, $145,394,122 $21,809,118 $3,902,022 $3,902,022 $374,575,347 $229,181,225 $56,186,302 $2,467,858 $1,310,658 $1,102,789 $4,881,305 $979, $147,575,034 $22,136,255 $3,960,552 $3,960,552 $383,939,730 $236,364,697 $57,590,960 $2,467,858 $1,343,424 $1,124,845 $4,936,127 $975, $149,788,659 $22,468,299 $4,019,961 $4,019,961 $393,538,224 $243,749,564 $59,030,734 $2,467,858 $1,377,010 $1,147,342 $4,992,210 $972, $152,035,489 $22,805,323 $4,080,260 $4,080,260 $403,376,679 $251,341,190 $60,506,502 $2,467,858 $1,411,435 $1,170,289 $5,049,582 $969, $154,316,021 $23,147,403 $4,141,464 $4,141,464 $413,461,096 $259,145,075 $62,019,164 $2,467,858 $1,446,721 $1,193,694 $5,108,273 $966, $156,630,762 $23,494,614 $4,203,586 $4,203,586 $423,797,624 $267,166,862 $63,569,644 $2,467,858 $1,482,889 $1,217,568 $5,168,315 $964, $158,980,223 $23,847,033 $4,266,640 $4,266,640 $434,392,564 $275,412,341 $65,158,885 $11,653,037 $1,519,961 $1,241,920 $14,414,917 $10,148, $161,364,927 $24,204,739 $4,330,639 $4,330,639 $445,252,378 $283,887,452 $66,787,857 $11,944,363 $1,557,960 $1,266,758 $14,769,081 $10,438, $163,785,400 $24,567,810 $4,395,599 $4,395,599 $456,383,688 $292,598,287 $68,457,553 $12,242,972 $1,596,909 $1,292,093 $15,131,974 $10,736, Year Total $92,441,226 $134,697,084 $42,496,995 *Assumes tax base is frozen in 2015 and a 20-year phased build out ** Assumes 1.5% historic growth rate ***Assumes a 2% annual appreciation after TAD buildout. ****Assumes that the revenue to schools for real property is frozen at base amount for 20 years until bonds are paid off Source: Bleakly Advisory Group Redevelopment Plan 50

52 APPENDIX Appendix 51

53 APPENDIX A. LIST OF TAX PARCEL WITHIN TAD #2: 6 TH AVENUE/LIBERTY DISTRICT Parcel ID Class Acres Address Owner $ Total Value Tax Digest SF Imp Yr Blt C VETERANS PKY ST JOHN S PARTNERS LP $229,534 $91,814 4, E HAMILTON RD MEDICAL CENTER HOSPITAL $594,834 $ E1-0 HAMILTON RD COLUMBUS GEORGIA $12,600 $ E1-0 5TH AVE DEPARTMENT OF TRANSPORTATION $60,980 $ VETERANS C PKY WAFFLE HOUSE INC $380,074 $152,030 2, VETERANS C PKY STELZENMULLER JAMES GRAY III & $5,387 $2, E TH AVE METROPOLITAN BAPT CHURCH $307,956 $ VETERANS PKY DEPARTMENT OF TRANSPORTATION $4,413 $ E E TH AVE MUSCOGEE COUNTY SCHOOL DIST $945,400 $ C TH AVE BODY WALTER $8,100 $3, C TH ST RYLES HENRY & SAMMIE $8,533 $3, R TH ST JORDAN D L $8,904 $3, R TH ST BODY VERONICA E 1/2INT & ETAL $11,448 $4, C TH ST D L JORDAN INC $8,268 $3, C VETERANS PKY 1540 VETERANS PARKWAY LLC $238,535 $95,414 7, C TH AVE BELK MARSHA BLACKMAR FRANCES $60,765 $24, C TH AVE BLACKMAR FAY H $14,712 $5, ST JOHNS WAY PHENIX GIRARD BANK $142,895 $57,158 4, C C TH AVE MARSHALL BARBARA JEAN $6,408 $2, C TH AVE YARBROUGH ROBERT S & $7,020 $2, C TH AVE CULPEPPER PERRY $7,280 $2, I TH AVE WATLEY BEATRICE S $32,820 $13, VETERANS PKY WILKES EMANUEL & $71,439 $28, C E TH AVE METROPOLITAN BAPTIST CHURCH $18,924 $ C TH AVE WILKES EMANUEL & $16,652 $6, E TH AVE METROPOLITAN BAPTIST CHURCH $20,410 $ VETERANS E1 - PKY DEPARTMENT OF TRANSPORTATION $11,466 $ C TH AVE METROPOLITAN BAPTIST CHURCH $58,080 $23,232 2, I TH AVE METROPOLITAN BAPTIST CHURCH $61,648 $24, E TH AVE METROPOLITAN BAPTIST CHURCH $13,902 $ VETERANS 12, E1 - PKY DEPARTMENT OF TRANSPORTATION $40,471 $ C TH AVE BLACKMAR L B ETAL $53,230 $21, C TH AVE COOPER CECILLE H $35,155 $14, C TH ST CSE ENTERPRISES LLC $108,624 $43, Appendix: River District Redevelopment Plan 52

54 R TH AVE CURENTON T J $12,420 $4, C TH AVE SCARBROUGH COMMERCIAL $281,071 $112,428 6, C TH ST ALLTEL COMMUNICATIONS INC $385,882 $154,353 3, C TH ST ALLTEL COMMUNICATIONS INC $94,156 $37, C TH AVE STEWART STEVEN DALE $58,456 $23,382 2, R TH AVE YARBROUGH ROBERT S $6,170 $2, I TH AVE D L JORDAN INC $7,840 $3, C TH AVE CULPEPPER PERRY $7,280 $2, C TH AVE D L JORDAN INC $5,616 $2, VETERANS PKY 1522 VETERANS PARKWAY LLC $330,926 $132,371 6, C C TH AVE SWIFT MILL COMMERCIAL PARK LLC $24,355 $9, C TH AVE YARBROUGH ROBERT S $8,222 $3, C TH AVE BUSSEY LARRY W $59,455 $23, I TH AVE SWIFT MILL COMMERCIAL PARK LLC $28,027 $11, E TH AVE LOVE & RESTORATION FULL GOSPEL $444,456 $0 8, I TH AVE SWIFT MILL COMMERCIAL PARK LLC $26,256 $10, C VETERANS PKY SP & SJ ENTERPRISES LLC $698,945 $279,578 3, I TH AVE SWIFT MILL COMMERCIAL PARK LLC $17,386 $6, E TH AVE LOVE & RESTORATION FULL GOSPEL $53,296 $ R TH AVE GRUTTNER ROBERT T JR & $9,610 $3, I TH AVE SWIFT MILL COMMERCIAL PARK LLC $17,386 $6, C TH AVE HALL BRYANT W MINTON SHAWN $9,765 $3, C TH ST HALL BRYANT W MINTON SHAWN $38,924 $15,570 1, C TH ST HAMER GEORGE S III $34,712 $13, C TH ST HAMER LEAH D MRS $220,568 $88,227 5, C TH AVE COLUMBUS BANK & TRUST CO $216,503 $86, I TH AVE SEVEN B'S LLLP $67,032 $26, C VETERANS PKY STELZENMULLER JAMES G III $600,665 $240,265 5, C TH ST STELZENMULLER JAMES G III $11,960 $4, C TH ST STELZENMULLER JAMES G III $189,092 $75, C TH ST SMITH SUE BLACKMAR $81,441 $32, C TH AVE RDCK LLC $528,871 $211, C TH AVE SWIFT MILL COMMERCIAL PARK LLC $169,463 $67, C VETERANS PKY GML OF COLUMBUS LLC $409,224 $163,690 3, C TH AVE SEVEN B'S LLLP $64,772 $25, C TH AVE CIRCLE K STORES INC $59,615 $23, C TH AVE SYBEE PROPERTIES LLC $523,066 $209,227 14, Appendix: River District Redevelopment Plan 53

55 C TH AVE BEARINGS & DRIVES INC $395,571 $158, C VETERANS CIRCLE K STORES INC $1,269,552 $507,821 6, I TH ST SWIFT MILL COMMERCIAL PARK LLC $73,144 $29, C TH ST SEVEN B'S LLLP $365,969 $146,388 16, VETERANS C PKY MCDONALDS CORP 010/0252 $1,065,110 $426,044 4, C TH AVE FULLER HOLDINGS LLC $226,212 $90,484 15, C TH AVE MILKLAND LLC $14,915 $5,966 2, C TH AVE ALPINE APARTMENT PROJECT LLC $823,500 $329,401 11, C TH AVE WSI PROPERTIES LLC $798,611 $319,444 8, C VETERANS PKY WHATLEY OIL AND AUTO PARTS $394,223 $157,689 2, A C TH AVE MILKLAND LLC $20,400 $8, C TH ST LEE SEE TUNG & CHI FONG $255,023 $102,010 2, C TH AVE MILKLAND LLC $150,180 $60, C TH AVE MILKLAND LLC $158,506 $63,402 2, E TH AVE SAINT JAMES AFRICAN METHODIST $2,016,980 $ C TH ST STAR LILA MAE $89,525 $35,810 1, C TH AVE REAVES W D SR $68,937 $27,574 5, C RD AVE GAMACHE PROPERTIES LLC $16,536 $6, C TH ST GAMACHE PROPERTIES LLC $19,020 $7, C VETERANS PKY GAMACHE PROPERTIES LLC $860,125 $344,050 19, C RD AVE GAMACHE JOHN JASON $118,400 $47, R TH AVE EDMONDS JACQUELINE $3,643 $1, E TH AVE PRINCE HALL MASONIC BLDG $110,241 $0 12, B C TH AVE MILKLAND LLC $29,598 $11, C TH AVE SCHUSTER ENTERPRISES INC $34,188 $13, C TH AVE TOTAL SYSTEM SERVICES INC $73,355 $29, C VETERANS PKY DAVIS RICHARD W $226,201 $90,480 3, C TH ST ANDERSON DANNY P & CYNTHIA $150,648 $60,259 2, C TH ST COLUMBUS MOTOR COMPANY $47,400 $18, C VETERANS PKY CLAYTON MARK E $706,095 $282,438 5, E1-940 VETERANS COLUMBUS GEORGIA $81,540 $ E TH ST COLUMBUS GEORGIA $4,720,037 $ Appendix: River District Redevelopment Plan 54

56 C TH AVE MILKLAND LLC $52,164 $20,866 56, C TH AVE CULPEPPER MICHAEL $61,886 $24,755 3, C VETERANS PKY SCHUSTER ENTERPRISES INC $156,216 $62, A C TH AVE SCHUSTER ENTERPRISES INC $36,218 $14, C VETERANS PKY WACHOVIA BANK NA TRUST/LWT FOR $309,565 $123,825 1, C VETERANS PKY SCHUSTER ENTERPRISES INC $188,660 $75, C TH ST SCHUSTER ENTERPRISES INC $88,200 $35, I TH AVE GFMCO LLC $735,965 $294, , VETERANS C PKY COLUMBUS BANK & TRUST CO $1,100,000 $440,000 7, C TH AVE STAR BONDING COMPANY INC $25,073 $10, C TH AVE MILKLAND LLC $79,644 $31,858 1, A C TH AVE MILKLAND LLC $103,631 $41,452 9, I TH AVE MILKLAND LLC $9,119 $3, C VETERANS PKY SCHUSTER ENTERPRISES INC $65,640 $26, C TH AVE SCHUSTER ENTERPRISES INC $51,744 $20, A C TH AVE 1222 VETERANS C PKY SCHUSTER ENTERPRISES INC $108,168 $43, C TH AVE SCHUSTER ENTERPRISES INC $48,363 $19, C TH AVE COLUMBUS ALLIANCE FOR REGIONAL $235,183 $94,073 3, COLUMBUS ALLIANCE FOR REGIONAL $1,504,916 $601,966 21, C TH ST 12TH STREET LLC $441,184 $176,474 6, E TH ST COLUMBUS GA $940,500 $0 9, VETERANS C PKY E A INVESTMENTS CORPORATION $389,382 $155,753 15, E TH AVE FIRST AFRICAN CHURCH $162,967 $0 1, I TH AVE VISTA BAKERY INC $3,126 $1, C RD AVE GAMACHE PROPERTIES INC $116,461 $46,585 2, C VETERANS PKY WYATT TERRY L SR & TERRY L JR $152,241 $60,896 5, E TH AVE COLUMBUS GEORGIA $11,233 $ E TH AVE COLUMBUS GEORGIA $4,102 $ C VETERANS LEWIS HERMAN E $20,860 $8,344 1, C TH ST BROOKS BEN T COMPANY $769,944 $307,978 36, Appendix: River District Redevelopment Plan 55

57 C TH ST 12TH STREET SUITES LLC $325,900 $130,360 18, C TH AVE GERSTEN STEVEN P & MILLER $99,451 $39,781 3, C TH ST ROTHSCHILD DAVID III & JOHN L $185,935 $74,374 10, C TH ST TOTAL SYSTEM SERVICES INC $65,760 $26, C TH AVE LARIMORE MARK A & ROBERT K $269,215 $107,686 7, C TH AVE TOTAL SYSTEM SERVICES INC $187,839 $75,135 19, C TH AVE LARIMORE MARK A & ROBERT K $36,631 $14, C TH AVE SUN RAY INC $51,282 $20,513 1, C TH AVE SEVEN B'S LLLP $127,120 $50,848 11, C TH AVE TOTAL SYSTEM SERVICES INC $36,673 $14, C TH AVE SYNOVUS DATA CORP $52,536 $21, VETERANS PKY HARRINGTON JAMES $40,134 $16, C C RD AVE YOON ENTERPRISE GROUP LLC $14,200 $5, C TH ST TOTAL SYSTEM SERVICES INC $39,200 $15, C TH ST TOTAL SYSTEM SERVICES INC $35,542 $14, C TH AVE CSE ENTERPRISES LLC $125,900 $50,360 9, E TH AVE UNITED WAY OF THE $451,196 $0 6, E TH ST ST LUKE METHODIST EPISCOPAL $2,967,741 $0 23, E TH ST ST LUKE UNITED $1,975,738 $0 15, VETERANS C PKY ZACHSONS INC $333,304 $133,321 4, C TH ST ZACHSONS INC $142,129 $56,851 4, C TH ST SOUTHERN FINANCE CORP $108,883 $43,553 3, C TH ST ELLIOTT JAMES R III & $170,090 $68,036 4, C TH ST SYNOVUS DATA CORPORATION $3,716,427 $1,486,571 59, C TH AVE TOTAL SYSTEM SERVICES INC $3,745,124 $1,498,050 54, C TH AVE LAW JOHN F JR ET AL $26,893 $10,757 1, VETERANS C PKY RAJDEV HOTEL LLC $1,220,900 $488,360 22, C TH AVE SYNOVUS DATA CORPORATION $1,140,386 $456,154 24, C TH AVE SYNOVUS DATA CORPORATION $164,414 $65,765 2, C VETERANS COLUMBUS PROPERTY $2,145,240 $858, Appendix: River District Redevelopment Plan 56

58 PKY MANAGEMENT 53, C TH AVE SYNOVUS FINANCIAL CORP $40,950 $16, VETERANS 006A E1 - PKY COLUMBUS GEORGIA $51,876 $ C RD AVE CLAYTON B JOE $49,376 $19, C TH AVE S-L SNACKS GA LLC $80,226 $32,090 11, VETERANS R PKY SMITH ARTHUR L $24,518 $9,807 1, E TH AVE COLUMBUS GEORGIA $13,738 $0 1, E TH AVE COLUMBUS GEORGIA $4,286 $ I TH AVE VISTA BAKERY INC $5,255 $2, VETERANS PKY LEWIS HERMAN E $20,600 $8, R C TH AVE CALHOUN TOMMIE C $5,470 $2, I TH AVE S-L SNACKS GA LLC $4,157 $1, I TH AVE VISTA BAKERY INC $2,982 $1, E TH AVE COLUMBUS GEORGIA $4,102 $ C TH ST SNYDER M CO INC $349,075 $139,630 7, C TH ST REAVES W D SR $93,870 $37,548 4, E TH ST COLUMBUS GEORGIA $30,939 $ C VETERANS PKY COLUMBUS BANK & TRUST CO $72,732 $29, C TH ST HARBISON EDDIE & WATSON HOMER $10,055 $4, C TH ST HARBISON EDDIE & WATSON HOMER $11,141 $4, C TH ST LAW JOHN F JR ET AL $22,555 $9,022 1, C TH AVE LAW JOHN F JR 1/4&ALLEN SR 1/4 $27,886 $11, E TH ST COLUMBUS GEORGIA $14,170,507 $ E TH ST COLUMBUS BUILDING AUTHORITY $11,151,942 $ E TH ST COLUMBUS GEORGIA $33,497 $ E TH ST COLUMBUS BUILDING AUTHORITY $8,003,754 $ C TH AVE COTSWOLD INC $109,145 $43,658 18, C RD AVE COLUMBUS MOTOR COMPANY $87,328 $34, E TH AVE COLUMBUS GEORGIA $16,500 $ E TH AVE COLUMBUS GEORGIA $76,146 $ C VETERANS PKY EAGLE OIL CO INC $211,602 $84,641 1, E TH AVE COLUMBUS GEORGIA $26,414 $ C VETERANS PKY BJC LLC $1,289,177 $515,671 19, E TH AVE COLUMBUS GA $4,018 $ R TH AVE KACZMARCK BRIAN $15,681 $6, E TH AVE HOLSEY CHAPEL CHRISTIAN $2,110 $844 Appendix: River District Redevelopment Plan 57

59 E TH AVE HOLSEY CHAPEL CHRISTIAN $2,636 $1, R VETERANS SHERIDAN DARREN D & MERRIE E $27,155 $10,862 1, R TH ST BOLING JACQUELINE A $114,799 $45,920 1, R TH ST ETEMADI TEYMUR $16,858 $6, VETERANS C PKY MEMBERS UNITED CREDIT UNION $387,879 $155,152 2, R TH AVE HUFF CHARLES E JR $34,520 $13,808 2, I TH AVE DEVELOPMENT AUTHORITY OF $1,346,034 $538,414 72, C RD AVE COLUMBUS MOTOR COMPANY $38,048 $15, C TH AVE HUFF CHARLES E JR & BRUCE H & $205,484 $82,193 4, C RD AVE REAMES B F $121,454 $48,582 7, C TH AVE TOTAL MAN MINISTRIES INC $86,942 $ E TH ST HOLSEY CHAPEL CME CHURCH $495,675 $0 1, C TH ST BUSSEY LARRY W $96,304 $38,522 2, A C VETERANS PKY FOWLER WINFRED HILBURN $47,931 $19,172 1, R TH ST PENDLETON FLORENCE H $5,016 $2, R TH ST PENDLETON FLORENCE H $8,187 $3,275 1, C VETERANS PKY EDWARDS M DELMAR $98,671 $39,469 2, E TH AVE HOLSEY CHAPEL CHRISTIAN $1,688 $ E TH AVE COLUMBUS GEORGIA $4,102 $ E TH ST FIRST AFRICAN BAPT CH $39,825 $0 1, R RD AVE KNOWLES ORA MAE $62,575 $25,030 1, E TH AVE HOLSEY CHAPEL CHRISTIAN $2,147 $ A E TH AVE FIRST AFRICAN BAPTIST $83,064 $ C VETERANS PKY COLUMBUS MUFFLERS INC $182,164 $72,866 2, C RD AVE REAMES B FRANK $59,546 $23, C TH AVE WEATHERS ROBERT L JR $200,805 $80,322 37, E TH AVE COLUMBUS GEORGIA $13,500 $ C RD AVE CLAYTON B JOE $22,415 $8, C VETERANS PKY JRN INC LESSOR $384,424 $153,769 2, C TH ST COOPER MICHAEL LLOYD $20,937 $8,375 3, R TH ST GREEN GREGORY & SCOTT KIM & $37,110 $14,844 2, C TH ST ODOM WILLIAM SAMUEL JR & $125,374 $50, Appendix: River District Redevelopment Plan 58

60 11, C TH ST UNDERWOOD VICKIE M $80,002 $32,001 2, E TH AVE FRIENDSHIP BAPTIST CHURCH $911,421 $ E TH AVE COLUMBUS GEORGIA $29,763 $ E TH ST COLUMBUS GEORGIA $16,384 $ E TH ST COLUMBUS GEORGIA $8,258 $ E TH ST COLUMBUS GEORGIA $24,579 $ E TH ST COLUMBUS GEORGIA $20,255 $0 1, C TH ST PINES LLC THE $193,800 $77,520 11, C RD AVE GAMACHE PROPERTIES LLC $17,000 $6, I TH ST S-L SNACKS GA LLC $1,331 $ E TH ST COLUMBUS GEORGIA $1,386 $ E TH ST COLUMBUS GEORGIA $1,331 $ E TH ST COLUMBUS GEORGIA $1,331 $ E TH ST COLUMBUS GEORGIA $2,816 $ C TH ST PATEL PARESH & SONAL $140,000 $56,000 14, I TH AVE VISTA BAKERY INC $3,126 $1, E TH ST COLUMBUS GEORGIA $2,250 $ R RD AVE TINSLEY BETTY ANNE CLARKE $20,074 $8,029 2, E TH AVE COLUMBUS GEORGIA $2,594 $ I TH AVE VISTA BAKERY INC $8,192 $3, E TH AVE COLUMBUS GEORGIA $5,543 $ C VETERANS PKY TERRY GALE JANETTE $94,214 $37,686 1, E TH AVE COLUMBUS GEORGIA $4,102 $ C VETERANS PKY BUSSEY SHAUN BENEFIELD & $109,988 $43,995 2, C TH AVE GLI REALTY COMPANY $333,406 $133,362 8, E TH AVE COLUMBUS GEORGIA $6,914 $ I TH AVE VISTA BAKERY INC $3,215 $1, R RD AVE TUGGLE-GRIFFITHS LOIS 75% & $49,313 $19,726 1, C TH AVE KIMBROUGH WILLIE & DOROTHY $141,355 $56,542 9, E TH AVE COLUMBUS GEORGIA $2,734 $ E TH AVE COLUMBUS GEORGIA $4,102 $0 832 VETERANS PKY SMITH ARTHUR L $24,947 $9,979 1, C E TH AVE COLUMBUS GEORGIA $5,531 $ I TH AVE S-L SNACKS GA LLC $2,938 $1, C TH AVE VISTA BAKERY INC $3,126 $1, VETERANS PKY TERRY WYATT $24,020 $9, C E TH AVE COLUMBUS GEORGIA $2,734 $ E TH AVE COLUMBUS GEORGIA $2,660 $0 Appendix: River District Redevelopment Plan 59

61 E TH AVE COLUMBUS GEORGIA $32,657 $0 4, C TH AVE VISTA BAKERY INC $8,192 $3, E TH AVE COLUMBUS GEORGIA $4,390 $ C VETERANS PKY HART SARAH R & $18,215 $7, I TH AVE VISTA BAKERY INC $3,104 $1, I TH AVE S-L SNACKS GA LLC $4,157 $1, R TH AVE HOLLIS RHONDA KATRINA EXECUTOR $25,901 $10,360 1, E TH AVE COLUMBUS GEORGIA $10,922 $ E TH AVE COLUMBUS GEORGIA $4,102 $ I TH AVE VISTA BAKERY INC $3,215 $1, E TH AVE LIBERTY THEATER CULTURAL $1,093,567 $0 18, E TH AVE COLUMBUS GEORGIA $8,192 $ R TH AVE VISTA BAKERY INC $2,993 $1, E TH AVE COLUMBUS GEORGIA $4,435 $ E TH AVE COLUMBUS GEORGIA $10,922 $ E TH AVE COLUMBUS GEORGIA $3,492 $ I TH AVE VISTA BAKERY INC $16,890 $6, C TH ST S-L SNACKS GA LLC $38,655 $15, E TH AVE COLUMBUS GEORGIA $2,993 $ C TH AVE EDMONDS JACQUELYN & $15,109 $6,044 1, I TH AVE VISTA BAKERY INC $4,102 $1, E1-810 VETERANS PKY COLUMBUS GEORGIA $19,220 $ E TH AVE COLUMBUS GEORGIA $4,435 $ E TH AVE COLUMBUS GEORGIA $4,822 $ E TH AVE COLUMBUS GEORGIA $2,605 $ I TH AVE VISTA BAKERY INC $4,102 $1, C RD AVE BUSSEY LARRY $54,450 $21, R VETERANS PKY EDWARDS M DELMAR $22,175 $8, E TH AVE COLUMBUS GEORGIA $105,854 $0 2, E TH AVE COLUMBUS GEORGIA $2,605 $ C TH AVE HUFF LULA LUNSFORD ETAL $134,859 $53,943 12, E TH ST FOURTH STREET DAY $674,760 $0 13, E TH AVE COLUMBUS GEORGIA $10,320 $ E TH AVE COLUMBUS GEORGIA $4,988 $ I TH AVE VISTA BAKERY INC $8,624 $3, E TH AVE COLUMBUS GEORGIA $8,192 $ C VETERANS PKY EDWARDS M DELMAR $25,875 $10, C TH ST WARE LANEY LLC $31,537 $12,615 1, C TH ST FOWLER WINFRED HILBURN $54,284 $21,714 4, C TH ST COLONY CLEANERS INC $1,980 $792 Appendix: River District Redevelopment Plan 60

62 006D C R TH ST COLONY CLEANERS INC $1,800 $ B R TH ST COLONY CLEANERS INC $1,890 $ A E TH ST COLUMBUS GEORGIA $2,610 $ E TH ST COLUMBUS GEORGIA $4,450 $ E TH ST STATE OF GA DEPT OF LABOR $5,782 $ C TH AVE SMITH JUSTIN $9,000 $3, C TH AVE LIBERTY GARDEN TOWNHOMES LP $2,004,600 $801,840 90, C TH ST WOODALL FAMILY LLC $72,101 $28,840 13, VETERANS C PKY BUSSEY SHAUN BENEFIELD & $325,237 $130,094 8, R RD AVE BUSSEY LARRY W $28,264 $11,306 1, R TH ST GREEN GLADYS $20,744 $8, C TH ST BUSSEY LARRY W $10,422 $4, E3-745 VETERANS PKY SPENCER WILLIAM H $74,994 $0 3, E TH AVE COLUMBUS GEORGIA $8,509 $ E TH ST COLUMBUS GEORGIA $2,569 $ I TH ST LUNSFORD WALTER $2,689 $1, C TH ST HUFF LULA LUNSFORD ETAL $20,754 $8,301 2, E TH AVE COLUMBUS GEORGIA $8,192 $ C VETERANS PKY EDWARDS M DELMAR $13,595 $5, E TH AVE COLUMBUS GEORGIA $15,551 $ R TH AVE PENDLETON OSCAR HENRY & $11,300 $4,520 1, E TH AVE COLUMBUS GEORGIA $1,760 $ E1-719 VETERANS PKY COLUMBUS GEORGIA $26,610 $ R TH AVE LAOUSIS GEORGIA $14,041 $5, E TH AVE COLUMBUS GEORGIA $8,192 $ R TH ST LUNSFORD JOSEPH $5,348 $2, R TH ST TAYLOR LILLIAN & TIMS CLAUDIS $3,649 $1, R TH ST HUFF CHARLES E JR & HUFF BRUCE $12,701 $5,080 1, C TH ST BLACKMAR F B DR $143,400 $57,360 3, C TH AVE CLEVELAND ROBERT G SR & $168,000 $67,200 12, R TH ST GRANITE CAPITAL GROUP INC $7,881 $3, C TH AVE SMITH JUSTIN $7,628 $3, C TH ST SHAH RAJESHREE $105,708 $42,283 Appendix: River District Redevelopment Plan 61

63 C TH ST BUSSEY LARRY W $633,384 $253,353 56, R RD AVE FOURTH STREET TOWERS INC $57,212 $22,885 1, E TH AVE HOLSEY CHAPEL CHRISTIAN $1,617 $ R VETERANS PKY FOWLER WINFRED HILBURN $18,480 $7, R VETERANS PKY HUMPHRIES MAUDE $36,695 $14, E1-609 VETERANS PKY COLUMBUS GEORGIA $15,540 $ E1-515 VETERANS PKY COLUMBUS GEORGIA $26,870 $ R RD AVE MERRITT JONATHAN L & REBECCA C $83,591 $33,437 1, E TH ST HOLSEY CHAPEL CHRISTIAN $261,523 $0 15, C TH AVE SMITH JUSTIN $7,628 $3, C VETERANS JONES ROBERT JOEL $88,289 $35,316 1, R RD AVE BUSSEY LARRY W $23,432 $9,373 2, C TH AVE HARDAWAY ARTHUR L $45,600 $18,240 2, VETERANS C PKY FOWLER WINFRED HILBURN $75,734 $30,294 1, C TH AVE AHERN MARY KELLEY $103,950 $41,580 6, E TH AVE HOLSEY CHAPEL CHRISTIAN $1,969 $ R VETERANS PKY ALIFARHANI FARHAD & SHERYL $29,653 $11, E TH AVE HOLSEY CHAPEL CHRISTIAN $1,950 $ E1-721 VETERANS PKY COLUMBUS GEORGIA $32,890 $ E TH AVE COLUMBUS GA $7,083 $ E TH AVE COLUMBUS GEORGIA $22,647 $ E TH AVE COLUMBUS GEORGIA $8,247 $ R RD AVE ALIFARHANI FARHAD & SHERYL A $16,287 $6, R VETERANS PKY FOWLER WINFRED HILBURN $54,640 $21, R VETERANS PKY FOWLER WINFRED HILBURN $22,915 $9, E1-700 VETERANS PKY STATE OF GA DEPT OF LABOR $1,223,682 $0 20, C TH AVE AHERN MARY KELLEY $94,500 $37,800 6, C TH AVE AHERN MARY KELLEY $90,900 $36,360 6, R VETERANS PKY FOWLER WINFRED HILBURN $32,665 $13, R RD AVE ALIFARHANI FARHAD & SHERYL $129,500 $51, Appendix: River District Redevelopment Plan 62

64 E TH AVE HOLSEY CHAPEL CHRISTIAN $10,697 $ E TH AVE HOLSEY CHAPEL CHRISTIAN $1,969 $788 2, C RD AVE POWELL MICHAEL D ETAL $49,340 $19,736 1, E1-723 VETERANS PKY COLUMBUS GEORGIA $22,320 $ E TH AVE HOLSEY CHAPEL CHRISTIAN $1,979 $ R RD AVE DESTERNO EILEEN M $20,834 $8,334 1, C RD AVE DAVIS WADDIE $38,894 $15,558 1, R RD AVE FOURTH STREET TOWERS INC $44,438 $17,775 1, R RD AVE DOUTHIT KATHY R & THOMAS E $61,379 $24,551 1, C VETERANS PKY BABANI KUNAL $55,728 $22,291 2, E1-601 VETERANS PKY COLUMBUS GEORGIA $16,425 $ C TH AVE WILLIAMS JOHNNIE JR & CALLIER $2,583 $1, R RD AVE JETER MANNING T & REBECCA W $229,700 $91,879 2, R TH ST BADCOCK TASCA $68,618 $27,447 1, C VETERANS PKY HISTORIC COLUMBUS FOUNDATION $72,310 $28, E6-640 VETERANS PKY MUSCOGEE COUNTY SCHOOL DIST $4,341,685 $ C TH AVE SUPREME GRAND LODGE $195,130 $78,052 18, R TH AVE MARSHALL OSSIE PORTER $9,309 $3,723 1, R RD AVE FOURTH STREET TOWERS INC $81,770 $32,708 1, C TH AVE AKPAN UDOFOT MARK $3,528 $1, C VETERANS PKY MCNALLY MARTHA VOIGHT $393,394 $157,357 22, R TH AVE RIGGINS MARY N $13,809 $5,524 1, VETERANS C PKY HARRINGTON JAMES $15,435 $6, R RD AVE FOURTH STREET TOWERS INC $81,770 $32,708 1, C VETERANS PKY RICHARDSON RUBY MITCHELL & $121,134 $48,453 1, C TH AVE KC BROWN PROPERTIES INC $76,800 $30,720 5, E TH AVE COLUMBUS GEORGIA $3,149 $ R RD AVE HALL GLADYS P $82,924 $33,169 1, E TH AVE GR BEULAH BAPT CHURCH $372,907 $0 1, Appendix: River District Redevelopment Plan 63

65 R TH AVE RIGGINS MARY N $29,605 $11,842 1, R RD AVE TOWNSEND BEVERLY $6,187 $2, E1-607 VETERANS PKY COLUMBUS GEORGIA $23,680 $ E TH ST COLUMBUS GEORGIA $9,404 $ E TH ST COLUMBUS GEORGIA $9,766 $ E1-605 VETERANS PKY COLUMBUS GEORGIA $11,680 $ R RD AVE FOURTH STREET TOWERS INC $28,974 $11,590 1, SUPREME GRAND LODGE OF C TH AVE MODERN $5,215 $2, C TH ST YOON ENTERPRISE GROUP LLC $89,257 $35,703 2, C TH ST YOON ENTERPRISE GROUP LLC $85,117 $34,047 2, C TH ST YOON ENTERPRISE GROUP LLC $44,723 $17,889 1, C TH ST YOON ENTERPRISE GROUP LLC $6,663 $2, R TH ST SCOTT HOMER LEE $16,929 $6,772 1, C VETERANS PKY CHESTER TRENTON M $75,287 $30, E TH ST HOUSING AUTHORITY OF COLUMBUS $725,400 $ I TH ST SCHNITZER SOUTHEAST LLC $53,579 $21, C TH AVE MARGRACE LLC $3,675 $1, R RD AVE TOWNSEND BEVERLY $11,027 $4, E1-611 VETERANS PKY COLUMBUS GEORGIA $16,280 $ R TH AVE ROSE HILL ODD FELLOWS ASSOC & $38,979 $15,591 2, C TH AVE BELK MARSHA BLACKMAR $24,000 $9,600 2, R TH ST FOURTH STREET BAPTIST CHURCH $17,088 $6,835 1, C TH AVE SUPREME GRAND LODGE MODERN $39,443 $15,777 2, R RD AVE HARBISON EDDIE $31,450 $12,580 2, R TH ST CARSON GROVER ESTATE $6,036 $2, R TH ST LEWIS HERMAN E $6,423 $2, R RD AVE ELLIS JOYCE G $6,500 $2,600 1, C RD AVE YOON ENTERPRISE GROUP LLC $54,730 $21,892 1, R VETERANS PKY JOHNSON HENRY EARL & BETTY J $124,811 $49,924 9, C VETERANS PKY VETERANS PARKWAY LLC $400,680 $160,272 7, Appendix: River District Redevelopment Plan 64

66 R RD AVE FOURTH STREET TOWERS INC $31,692 $12,677 1, R RD AVE CAULTON RALPH S & LARRY J 2/6 $15,375 $6,150 1, VETERANS E1 - PKY COLUMBUS GEORGIA $27,350 $ R RD AVE TARVER BIANCA & LEBRON SHELIA $8,145 $3, R RD AVE POINDEXTER MARY TRUSTEE $24,107 $9,643 1, R RD AVE GRANITE CAPITAL GROUP INC $4,052 $1, R RD AVE OLSEN RACHEL & THOMAS $78,817 $31,527 1, A R RD AVE CAULTON CHARLES I DR $72,450 $28,980 1, C VETERANS SHORES CATHERINE $35,541 $14, R RD AVE WESTMORELAND COMPANIES LLC $21,928 $8, R TH ST FOURTH STREET TOWERS INC $1,800 $ R RD AVE CG PROPERTIES LP $96,188 $38, C VETERANS PKY GETSKOW HAROLD $107,035 $42,814 3, C VETERANS PKY JONES H RONALD $203,982 $81,593 7, E TH AVE PORTERDALE CEMETERY $20,940 $ C RD AVE HEAVEN HILL INC $411,838 $164,735 2, VETERANS C PKY PYAR INC $534,769 $213,908 3, I TH AVE FLOURNOY MARTIN R $97,246 $38,898 6, C TH AVE BURT H PACE JR & ALBANY LIME & $25,124 $10, R VETERANS PKY GANT JAMES & PATRICIA $35,718 $14,287 1, C VETERANS PKY CAMPBELL BRANDY R $32,495 $12, C VETERANS PKY CAMPBELL BRANDY R $22,175 $8, I TH AVE B D & M PROPERTIES LLC $190,900 $76, C VETERANS PKY HARRINGTON JAMES H $70,061 $28,024 1, R RD AVE BERRY MARY PAULINE $4,443 $1, R RD AVE BERRY MARY PAULINE $9,486 $3, C TH ST CHESTER ISABELLA LIFE ESTATE $629,596 $251, C TH ST CHESTER I LIFE EST SCONIERS L $120,040 $48,016 9, C TH AVE CHESTER ISABELLA S $1,425 $ C TH AVE CHESTER I LIFE EST SCONIERS L $39,920 $15,968 1, C TH AVE CHESTER ISABELLA LIFE ESTATE $11,531 $4, R TH AVE CHESTER ISABELLA LIFE ESTATE $27,353 $10, Appendix: River District Redevelopment Plan 65

67 C VETERANS PKY WAFFLE HOUSE INC $141,265 $56, E TH AVE COLUMBUS GEORGIA $167,909 $ C TH AVE BUSSEY LARRY W $26,031 $10, C TH AVE SIXTH AVENUE FREIGHT OFFICE $47,046 $18, I TH AVE MILKLAND LLC $158,746 $63,498 1, E TH AVE FIRST BAPTIST CHURCH OF $281,979 $0 10, E TH ST COLUMBUS GEORGIA $142,353 $ C TH ST ABERCROMBIE BARBARA SUSAN $67,265 $26,906 4, C TH AVE MJW INVESTMENTS LLC $179,617 $71, C TH AVE MJW INVESTMENTS LLC $870,080 $348,032 37, C TH AVE S-L SNACKS GA LLC $212,093 $84,837 44, I TH AVE S-L SNACKS GA LLC $9,600 $3, I TH AVE S-L SNACKS GA LLC $9,135 $3, I TH ST S-L SNACKS GA LLC $1,916,426 $766, , I TH AVE S-L SNACKS GA LLC $144,677 $57,870 20, C TH ST S-L SNACKS GA LLC $18,786 $7, C TH AVE S-L SNACKS GA LLC $5,096 $2, C TH ST S-L SNACKS GA LLC $807,137 $322,855 73, E TH AVE COLUMBUS GEORGIA $350,022 $0 11, H TH AVE LOFTS AT SWIFT MILL LLC THE $4,330,284 $1,732, , I TH AVE LOFTS AT SWIFT MILL LLC THE $1,031,787 $412,715 87, C TH AVE S-L SNACKS GA LLC $212,093 $84,837 44, I TH AVE S-L SNACKS GA LLC $9,600 $3, I TH AVE S-L SNACKS GA LLC $9,135 $3, I TH ST S-L SNACKS GA LLC $1,916,426 $766, , I TH AVE S-L SNACKS GA LLC $144,677 $57,870 20, C TH ST S-L SNACKS GA LLC $18,786 $7, C TH AVE S-L SNACKS GA LLC $5,096 $2, C TH ST S-L SNACKS GA LLC $807,137 $322,855 73, E TH AVE COLUMBUS GEORGIA $350,022 $0 11, Appendix: River District Redevelopment Plan 66

68 APPENDIX B. LIST OF TAX PARCELS WITHIN TAD #3: UPTOWN Parcel ID Clas s Acre s Address Owner $ Total Value Tax Digest SF Imp Yr Blt C FRONT AVE FOUR J S FAMILY LLLP LESSEE $3,450,548 $1,380, C TH ST CLYDE ARMOUR PROPERTIES LLLP $41,264 $16, E WARREN AVE COLUMBUS GEORGIA $67,790 $0 133, C BROADWAY M & R PARTNERSHIP $410,498 $164,199 5, C RD AVE RD AVENUE LLC $51,792 $20, C RD AVE GREYROCK PROPERTIES LLC $56,384 $22, C RD AVE WHITE WILLIAM H HENSON $809,369 $323,748 18, C BROADWAY DEVELOPERS INVESTORS INC $91,722 $36, C BROADWAY M & R PARTNERSHIP LLP $117,297 $46, C BROADWAY COOK DONALD R JR & SLAUGHTER $89,602 $35,841 2, E WARREN AVE YOUNG MENS CHRISTIAN ASSOC OF $65,570 $ E ST AVE YOUNG MENS CHRISTIAN ASSOC OF $5,585,050 $ E TH ST YOUNG MENS CHRISTIAN ASSOC OF $11,530 $ C TH ST COLUMBUS HEALTHCARE RESOURCES $490,364 $196,146 4, C TH ST GREYROCK PROPERTIES LLC $177,441 $70, C RD AVE GREYROCK PROPERTIES LLC $46,744 $18, A C BROADWAY DEVELOPERS INVESTORS INC $318,070 $127, C BROADWAY BRADLEY THEATRE LLC $899,898 $359,960 16, C BROADWAY W C BRADLEY CO $246,435 $98,574 16, C TH ST 6 13TH STREET LLC $689,440 $275,776 11, C RD AVE FIRST BAPTIST CHURCH OF $171,994 $68,797 2, E1-901 FRONT AVE COLUMBUS BUILDING AUTH $38,522,706 $0 156, C TH ST GREYROCK PROPERTIES LLC $1,150,000 $460,000 36, C BROADWAY OHA INVESTMENTS LLC $150,801 $60,321 2, C BROADWAY M & R PARTNERSHIP $71,330 $28, C FRONT AVE W C BRADLEY CO $531,784 $212, C ND AVE 1215 LLC $518,102 $207,240 10, C BROADWAY 11TH ST LOFTS CO LLC LESSEE $176,422 $70, C BROADWAY WIRE JIMMY $69,399 $27,760 4, E ND AVE ST LUKE METHODIST EPISCOPAL $5,576,891 $0 Appendix: River District Redevelopment Plan 67

69 C BROADWAY CHANCELLOR INVESTMENT $348,532 $139,413 9, C RD AVE MOTORMAX REALTY INC $546,895 $218,758 10, C BROADWAY COLUMBUS BANK & TRUST CO $834,424 $333,770 12, C TH ST BLACKMAR F B DR $80,051 $32,021 1, C TH ST W C BRADLEY CO $312,357 $124, A C TH ST W C BRADLEY CO $311,576 $124, C TH ST REGIONS BANK OF GEORGIA $111,597 $44, C TH ST REGIONS BANK OF GEORGIA $558,975 $223,591 4, C TH ST CARMIKE CINEMAS INC $590,321 $236,129 44, C BROADWAY DEVELOPERS INVESTORS INC $85,076 $34, C BROADWAY MENO JOSEPH V SR $43,462 $17,385 1, C VETERANS PKY FIRST HERITAGE GROUP LLC $258,356 $103, C BROADWAY SHREEDHAR HOLDING LLC $39,279 $15,712 1, C RD AVE RD AVENUE LLC $367,476 $146,990 8, C RD AVE GREYROCK PROPERTIES LLC $46,744 $18, C BROADWAY M & R PARTNERSHIP $59,752 $23, A C BROADWAY M & R PARTNERSHIP $59,012 $23, C ND AVE GREYROCK PROPERTIES LLC $611,792 $244,717 8, C RD AVE GREYROCK PROPERTIES LLC $41,474 $16,590 1, C TH ST BUTLER UPTOWN LLC $1,738,354 $695,342 20, C TH ST D RAE ENTERPRISES LLC $559,026 $223,610 23, C RD AVE RAM COLUMBUS HOTEL LLC $63,104 $25, C VETERANS PKY RAM COLUMBUS HOTEL LLC $2,014,780 $805,912 45, C ST AVE CARMIKE CINEMAS INC $4,325,769 $1,730, , R RD AVE LUEDTKE BRIAN T $136,783 $54,713 4, C VETERANS PKY AUTOMOTIVE ENTERPRIES INC $86,400 $34, C ND AVE REGIONS BANK OF GEORGIA $68,161 $27, C BROADWAY RAYMOND ROWE FURNITURE CO $257,407 $102,963 17, A C BROADWAY 1230 & 1232 BROADWAY LLC $65,458 $26,183 5, C BROADWAY SUSSENBACH ENTERPRISES LLLP $158,710 $63,484 15, C BROADWAY DEVELOPERS INVESTORS INC $55,132 $22,053 Appendix: River District Redevelopment Plan 68

70 C TH ST WILCOX-LUMPKIN CO $119,166 $47,666 1, C TH ST FOUNTAIN CITY ASSOCIATES $158,637 $63,455 2, C TH ST FIRST BAPTIST CHURCH OF $952,625 $381,050 19, E TH ST THE ROMAN CATHOLIC DIOCESE $112,693 $ E VETERANS PKY THE ROMAN CATHOLIC DIOCESE $57,840 $ I BAY AVE BRADLEY W C CO $707,758 $283,103 7, C BROADWAY COLUMBUS BANK & TRUST CO $3,897,849 $1,559, , C TH ST COLUMBUS BANK & TRUST COMPANY $6,614,077 $2,645, , C TH ST COLUMBUS BANK & TRUST CO $36,130 $14, C TH ST COLUMBUS BANK & TRUST CO $33,681 $13, C TH ST COLUMBUS BANK & TRUST COMPANY $819,572 $327,829 11, C TH ST AUTOMOTIVE ENTERPRISES INC $368,940 $147,576 4, C ND AVE KINNETT FAMILY LLC $133,884 $53, C BROADWAY W C BRADLEY COMPANY $166,758 $66,703 3, C BROADWAY BROWN THOMAS WILLIAM $25,150 $10, E VETERANS PKY FIRST BAPTIST CHURCH OF COLS $1,230,468 $ C BROADWAY WOHLWENDER MARY C $695,247 $278,099 10, C ND AVE DODGEN ANDREW C $187,775 $75,110 4, R TH ST BRINKLEY JACK T $32,008 $12, R TH ST BRINKLEY JACK T $23,389 $9, A R TH ST BRINKLEY JACK T $44,588 $17, C ST AVE VOORHEES PROPERTIES LLLP $106,429 $42,572 1, R RD AVE KACZMAREK BRIAN $95,455 $38,182 3, C BROADWAY BENNETT PAUL R $293,333 $117,333 4, E1-685 FRONT AVE COLUMBUS GEORGIA $1,490,829 $0 10, C BROADWAY HWM-TTM MINISTRIES CHURCH $218,511 $87,404 8, C ND AVE BUCK WILLIAM C $202,200 $80,880 6, E VETERANS PKY THE ROMAN CATHOLIC DIOCESE $77,394 $ C ST AVE ROTHSCHILD BUILDING LLC $1,179,600 $471,840 29, E ST AVE TRINITY EPISCOPAL CHURCH $3,478,705 $ C BAY AVE FOUNDATION PROPERTIES INC $494,131 $197,653 Appendix: River District Redevelopment Plan 69

71 E1-801 BAY AVE COLUMBUS GEORGIA $930,216 $ E1-0 BAY AVE COLUMBUS GEORGIA $303,980 $ C BROADWAY WOHLWENDER MARY C $73,637 $29,455 6, $1,187, C WEST 11TH ST 11TH STREET LOFTS COMPANY LLC $2,968, , C BROADWAY THREE CHANCES LLC $431,141 $172,457 17, C BROADWAY MILLIGAN J KEITH $425,601 $170,240 9, C BROADWAY KAJAL DASWANI LLC $123,160 $49,264 2, C BROADWAY CHATTAHOOCHEE RENTALS LLC $72,134 $28,854 4, C BROADWAY KAJAL DASWANI LLC $131,565 $52,626 7, C BROADWAY FOUNDATION PROPERTIES INC $245,285 $98,114 3, E1-900 BROADWAY STATE OF GEORGIA $60,275,010 $ B C BROADWAY W C BRADLEY CO $158,155 $63,262 7, C ST AVE ROTHSCHILD BUILDING LLC $63,303 $25, C ND AVE PF RALSTON LLC $500,000 $200, C BROADWAY MANN FINANCE HOLDING $66,726 $26,690 2, C BROADWAY 1234 BROADWAY LLC $219,000 $87,600 3, C ST AVE ROTHSCHILD BUILDING LLC $105,147 $42, C BROADWAY RMB REALTY $900,898 $360,359 41, E RD AVE FIRST BAPTIST CHURCH OF $93,838 $ C VETERANS PKY BRIDGESTONE RETAIL OPERATIONS $353,201 $141,280 8, E TH ST LESSARD RAYMOND W REV $262,248 $ A C BROADWAY THE ODD FELLOWS LLC $235,182 $94,072 3, E BROADWAY COLUMBUS GEORGIA $36,340 $ E ND AVE FIRST PRESBYTERIAN CHURCH $107,235 $ C TH ST COLUMBUS BANK & TRUST CO $1,205,100 $482, , E TH ST ST LUKE METHODIST EPISCOPAL $8,787,073 $ E BROADWAY COLUMBUS GEORGIA $75,024 $ C BROADWAY DISCO FASHION INC $134,785 $53,914 3, C BROADWAY CHATTAHOOCHEE RENTALS LLC $245,196 $98,078 6, E ND AVE FIRST PRESBYTERIAN CHURCH OF $47,898 $ E ND AVE ST LUKE UNITED METHODIST CHURC $409,729 $0 4, Appendix: River District Redevelopment Plan 70

72 A C BROADWAY VONK THOMAS H $190,000 $76,000 2, C BROADWAY WC BRADLEY CO $160,884 $64,354 4, C BROADWAY GREENBERG RITA $345,530 $138,212 7, C ND AVE FIRST BAPTIST CHURCH OF COLS $81,871 $32, C ST AVE SUNTRUST BANK $292,010 $116, C BROADWAY MANN FINANCE HOLDING $176,519 $70,608 6, C ST AVE KSN PARTNERS LLLP $1,884,669 $753,868 12, C ND AVE SUNTRUST BANK $179,739 $71, R BROADWAY THORSEN JAMES R $264,686 $105,874 6, C FRONT AVE RAYMOND ROWE FURNITURE CO $86,101 $34,441 12, C ND AVE WHITE WILLIAM HEARD $595,304 $238,122 13, C TH ST MOTORMAX REALTY INC $225,832 $90, E VETERANS PKY BOLAND KEVIN J REV THE MOST AS $131,136 $ C BROADWAY 1230 & 1232 BROADWAY LLC $88,389 $35,356 7, C BROADWAY MANN FINANCE HOLDING COM LLC $168,182 $67,273 2, C FRONT AVE ROWE RAYMOND FURNITURE CO $173,888 $69, C BROADWAY ROWE RAYMOND FURNITURE CO $109,933 $43, C BROADWAY FAMILY HOLDINGS SUB LLC $627,458 $250,983 7, C RD AVE JOHNSON CLIFTON $105,741 $42,297 1, C ST AVE ST AVENUE HOLDINGS LLC $137,981 $55, C BROADWAY M BYNUM PROPERTIES LLC $133,483 $53,393 1, A C BROADWAY DANIEL PAT D $31,347 $12,539 1, C ND AVE 1215 LLC $597,414 $238,965 12, C BROADWAY DEVELOPERS-INVESTORS INC $484,580 $193,832 6, C TH ST COLUMBUS BANK & TRUST CO $150,508 $60, C BROADWAY ROWE HELEN T $933,966 $373,586 50, E RD AVE FIRST BAPTIST CHURCH OF $238,195 $0 4, C ST AVE COLUMBUS BANK & TRUST COMPANY $88,066 $35, E VETERANS PKY LESSARD RAYMOND W REV $133,332 $ C TH ST FIRST BAPTIST PROPERTIES INC $5,873,543 $2,349, , Appendix: River District Redevelopment Plan 71

73 C BROADWAY EJWH LLLP $910,296 $364,118 22, H TH ST EMPIRE ASSOCIATES LP $2,191,383 $876,553 42, C BROADWAY DANIEL PAT D $227,908 $91,163 7, C TH ST IBE LLC $304,934 $121,974 9, C TH ST IBE LLC $336,561 $134,624 9, C TH ST GREEN STONE FALLS LLC $332,837 $133,135 6, C TH ST LOSONSKY LLC $192,847 $77,139 6, C TH ST COWETA FALLS LLC $269,257 $107,703 3, C TH ST CEB PROPERTIES LLC $130,530 $52,212 1, A C TH ST FRANCIS SOYONG & ROBERT R $183,519 $73,408 4, C TH ST KURTZ BRIAN EDWARD $205,389 $82,156 8, C TH ST SPENCER J KYLE $434,810 $173,924 7, C ND AVE DOWDELL DERRELL $202,883 $81,153 3, R RD AVE GARCIA CARLOS R $65,674 $26,270 1, A E BAY AVE COLUMBUS GEORGIA INCOMPLET $ E1-0 FRONT AVE COLUMBUS GEORGIA $5,672,800 $ C BROADWAY FOUNDATION PROPERTIES INC $3,135,585 $1,254, , C ND AVE ARABI MASOUD $170,000 $68,000 4, R ST AVE HALES JANE MCCAULEY & $24,561 $9, E TH ST U S POST OFFICE $672,580 $ E TH ST FIRST BAPTIST CHURCH OF COLS $4,719,668 $ E TH ST LESSARD RAYMOND W REV $1,348,940 $ B C BROADWAY COLUMBUS BANK & TRUST COMPANY $395,059 $158,024 5, A C ST AVE COLUMBUS BANK & TRUST COMPANY $261,698 $104,679 3, E VETERANS PKY LESSARD RAYMOND W REV $121,344 $ E RD AVE FIRST BAPTIST CHURCH OF $81,392 $ C BROADWAY COLUMBUS BANK & TRUST COMPANY $2,863,651 $1,145, , E ND AVE MASONIC TEMPLE $223,700 $0 8, E RD AVE FIRST BAPTIST CHURCH OF $74,408 $ E ND AVE COLS SCOT RITE BODIES IN $287,822 $0 11, Appendix: River District Redevelopment Plan 72

74 C ND AVE T MARIE ENTERPRISES INC $211,434 $84,574 4, C BROADWAY LOFTS ON BROADWAY LLC $763,300 $305,320 18, C BROADWAY WOHLWENDER MARY C $151,919 $60,768 6, E2-0 1ST AVE FIRST PRESBYTERIAN CHURCH $5,297,714 $ E ST AVE FIRST PRESBYTERIAN CHURCH $4,447,895 $ C BROADWAY MAR-JOHN PROPERTIES INC $214,700 $85,880 5, C TH ST NEWSOME GWYN P $87,051 $34,821 1, C RD AVE WRIGHT JESSIE G $66,922 $26,769 1, C ND AVE ALLEN RICHARD N $222,893 $89,157 4, STORM TO SUN & YUN MI C BROADWAY WAGONER $404,606 $161,842 11, C BROADWAY GAMACHE PROPERTIES LLC $86,099 $34,440 2, C FRONT AVE BRADLEY W C CO $530,809 $212,324 8, H TH ST FONTAINE BUILDING LLC $1,254,952 $501,981 20, C BROADWAY GOPE DASWANI LLC $227,071 $90,828 4, E TH ST COLUMBUS GEORGIA $16,593,856 $ C BROADWAY BROADWAY & 11TH LLC & $1,306,685 $522,674 20, C TH ST BLUES ALLEY LLC $220,656 $88,262 4, E TH ST COLUMBUS HOUSING $642,504 $0 10, E TH ST FIRST PRESBYTERIAN CHURCH OF $67,594 $ C ST AVE THREE AMIGOS VENTURES LLC $195,616 $78,246 2, E TH ST FIRST PRESBYTERIAN CHURCH OF $393,584 $0 20, E TH ST ST LUKE METHODIST EPISCOPAL $141,134 $ E TH ST ST LUKE METHODIST EPISCOPAL $65,182 $ E TH ST ST LUKE METHODIST EPISCOPAL $56,917 $ E RD AVE ST LUKE UNITED METHODIST CHURC $2,457,819 $0 13, C BROADWAY WARNER & WORTH INC $245,418 $98,167 4, C BROADWAY BROADWAY LLC $633,798 $253,519 20, C BROADWAY WARNER & WORTH INC $440,075 $176,030 5, E ND AVE ST LUKE UNITED $269,026 $0 3, Appendix: River District Redevelopment Plan 73

75 A E TH ST COLUMBUS GA $72,750 $ C BROADWAY N/A HORIUCHI IN S $64,867 $25,947 3, C BROADWAY N/A 1032 BROADWAY LLC $421,301 $168,520 8, E TH ST TEEN CHALLENGE OF FLORIDA INC $1,623,905 $0 17, C TH ST DYER AND WAREESRI LLC $390,000 $156,000 2, C ST AVE CONCRETE COMPANY THE $442,745 $177,098 11, C BROADWAY N/A KAJAL DASWANI LLC $90,161 $36,064 2, C BROADWAY N/A 1036 BROADWAY LLC $589,921 $235,968 16, A C ST AVE FIRST AVENUE INVESTMENTS LLC $238,358 $95,343 2, C BROADWAY N/A EMERALD PUBS INC $383,007 $153,203 8, C BROADWAY N/A BDT PROPERTIES LLC $258,751 $103,500 7, C BROADWAY N/A GOPE DASWANI LLC $74,431 $29,772 7, C ST AVE FIRST AVENUE INVESTMENTS LLC $414,291 $165,716 6, C BROADWAY N/A KAJAL DASWANI LLC $189,771 $75,909 5, C ND AVE CONCRETE COMPANY THE $56,684 $22, C BROADWAY N/A HORIUCHI IN S $75,444 $30,178 6, C ST AVE CONCRETE COMPANY THE $764,872 $305,948 8, A C BROADWAY DISCO FASHION INC $218,703 $87,481 10, C ND AVE ST LUKE METHODIST EPISCOPAL $338,142 $135,257 4, E RD AVE ST LUKE METHODIST EPISCOPAL $559,677 $0 4, BROADWAY A C N/A MAR-JOHN PROPERTY INC $69,090 $27,636 4, C ND AVE ROBERTS DAVID L $116,871 $46,748 3, C ST AVE CHILDS RICHARD A $50,234 $20, C ND AVE RUMER LAW OFFICES LLC $306,024 $122,410 3, C TH ST CDN PROPERTIES LLC $366,769 $146,708 6, C RD AVE CDN PROPERTIES LLC $275,057 $110, A C ST AVE FOUNDATION PROPERTIES INC $79,092 $31,637 7, E BROADWAY FOUNDATION PROP INC - LESSEE $78,970 $0 Appendix: River District Redevelopment Plan 74

76 C BROADWAY KODI PROPERTIES LLC $252,565 $101,026 6, C ND AVE BURTON ENTERPRIZES LLC $270,546 $108,218 5, E TH ST SPRINGER OPERA HOUSE ARTS $9,888,804 $0 78, C BROADWAY SAAD GEORGE Y $187,119 $74,848 10, $1,028, C BROADWAY FOUNDATION PROPERTIES INC $2,571, , C TH ST FOUNDATION PROP INC-LESSEE $1,089,723 $435,889 22, E TH ST COLUMBUS GEORGIA $527,436 $ E TH ST COLUMBUS GEORGIA $155,832 $ C RD AVE HIX DONNA STANALAND $183,393 $73,356 1, A C BROADWAY LAMPTON REALTY CO $4,597,700 $1,839, , E6-6 10TH ST FOUNDATION PROPERTIES INC $24,424,519 $ C FRONT AVE BOARD OF REGENTS OF THE $1,152,387 $460,955 8, A C ND AVE HARP B SETH JR $352,650 $141,060 4, C ND AVE CAPITAL INVESTMENT ASSOCIATES $340,122 $136,048 3, C RD AVE WRIGHT JESSIE G $87,424 $34, E1-930 FRONT AVE COLUMBUS GEORGIA $7,000 $ E1-936 FRONT AVE COLUMBUS GEORGIA $9,067 $ A E1-0 FRONT AVE COLUMBUS GEORGIA $15,859 $ E1-919 BROADWAY COLUMBUS GEORGIA $6,364,795 $ C RD AVE DOWDELL DERRELL $101,613 $40,645 2, E1-601 FRONT AVE COLUMBUS GEORGIA $317,824 $ E1-0 FRONT AVE COLUMBUS GEORGIA $44,512 $ C RD AVE HAGLER RICHARD C & JACKSON $215,885 $86,354 2, E1-920 FRONT AVE COLUMBUS GEORGIA $57,344 $ B E1-18 DILLINGHAM ST COLUMBUS GEORGIA $77,592 $ E1-907 BROADWAY COLUMBUS GEORGIA $115,326 $ C TH ST CHAMBERS TOMMIE L & BRENDA $56,211 $22,484 1, C FRONT AVE FOUNDATION PROPERTIES INC $1,511,863 $604,746 12, $1,342, C FRONT AVE FOUNDATION PROPERTIES INC $3,355, , C TH ST HOBBS VIRGINIA MAE & $95,561 $38,224 1, C TH ST CLYDE ARMOUR PROPERTIES LLLP $207,362 $82,945 4, Appendix: River District Redevelopment Plan 75

77 844 BROADWAY E6 - N/A FOUNDATION PROPERTIES INC $322,350 $0 15, C TH ST CASS INVESTMENTS LLC $1,375,217 $550,086 21, E ST AVE COLUMBUS GEORGIA $358,428 $ C ND AVE 1870 HOUSE LLC $149,929 $59,971 2, R ST AVE PICKERING ISAAC D & $69,346 $27,738 1, R ND AVE DODGEN ANDREW C $49,293 $19, C BROADWAY N/A MULLINS HOLDINGS LLC $425,924 $170,369 4, R ST AVE PETERS BOBBY G $169,548 $67,819 2, C ND AVE ABMOR PROPERTIES LLC $281,196 $112,479 3, C ND AVE MORGAN TED D $82,500 $33,000 3, R RD AVE CIELINSKI MICHAEL P $120,202 $48,080 1, C ND AVE THOMPSON CLARA K $91,906 $36,763 1, C ST AVE VOORHEES PROPERTIES LLLP $146,829 $58,731 1, C ND AVE TAYLOR SHARMON M $90,000 $36,000 1, A C RD AVE LUQUIRE BRACE W $192,905 $77,162 3, C ST AVE DODELIN RICHARD A JR & PAMELA $94,582 $37,833 1, COLUMBUS ALUMNI CHAPTER OF C ND AVE THE $122,611 $49,044 2, R RD AVE BUNCH ELAINE P $178,658 $71,464 1, C BROADWAY N/A GARNER GWENETTE JOHNSON $133,832 $53,533 1, C BROADWAY N/A GAMACHE PROPERTIES LLC $164,733 $65,893 1, C ND AVE SAFE PORT LLC $223,300 $89,320 9, C ST AVE VOORHEES PROPERTIES LLLP $25,672 $10, C ND AVE MACK RONALD M $83,290 $33,316 1, C ND AVE MARVETS INVESTMENTS LLC $64,998 $26,000 1, C ND AVE EQUITY TRUST COMPANY $75,000 $30, C ST AVE VOORHEES PROPERTIES LLLP $131,317 $52,527 1, R RD AVE ROBINSON REGINALD B $39,306 $15,722 1, R BROADWAY MADDOX ERIC R & MONA K $208,762 $83,505 2, Appendix: River District Redevelopment Plan 76

78 R ST AVE SOGNIER L B & WILKIEMEYER A B $238,440 $95,376 3, R ND AVE DANSEREAU MICHAEL P $126,883 $50,752 1, METRO COLUMBUS URBAN E ST AVE LEAGUE $24,561 $ R TH ST DEJESUS STAHL INDALIA & $143,480 $57,392 1, R RD AVE WRIGHT JAMES A $71,201 $28,480 2, C TH ST CONTROLLERS CIVIC & SOCIAL $100,351 $40,140 2, R ND AVE CAUSEY VIRGINIA E & $234,585 $93,833 3, R ND AVE ZOHN KRISTEN MILLER & $158,404 $63,361 2, E ST AVE METRO COLUMBUS URBAN LEAGUE $199,898 $0 5, E TH ST METRO COLUMBUS URBAN LEAGUE $15,801 $ R RD AVE RILEY WILSON SR & CHARLOTTE $55,457 $22,183 1, C ND AVE NAIL JUDITH K $112,697 $45,079 2, R TH ST ELZWORTH GORA ELDEN $61,722 $24,689 1, R BROADWAY GAHAGAN ROBERT T & PHILIPPA M $374,294 $149,718 6, R TH ST ALDAY BYLL HEATHER AMANDA & $150,000 $60,000 2, C ST AVE AC FAMILY PROPERTIES LLC $125,472 $50,188 1, R ND AVE EVERS KATHY $121,698 $48,679 1, E TH ST METRO COLUMBUS URBAN LEGUE $26,210 $ C ND AVE OGLETHORPE CONDO LLC $85,300 $34,120 1, C FRONT AVE FOUNDATION PROPERTIES INC $67,432 $26, E6-701 FRONT AVE BOARD OF REGENTS OF THE $2,152,011 $ C TH ST KIRBY WILLIAM L II $81,791 $32,716 1, C ND AVE WADE W WRIGHT & ARNOLD $426,788 $170,715 6, E FRONT AVE COLUMBUS GA $418,388 $ E1-0 FRONT AVE COLUMBUS GA $11,068 $ E1-0 FRONT AVE COLUMBUS GA $4,963 $ E1-0 FRONT AVE COLUMBUS GA $1,868 $ C RD AVE BRUCE GARY O $621,900 $248,760 9, C BROADWAY GOPE DASWANI LLC $215,184 $86,073 5, Appendix: River District Redevelopment Plan 77

79 B C BROADWAY GOPE DASWANI LLC $31,696 $12,678 2, C BROADWAY GOPE DASWANI LLC $123,858 $49,543 4, * C FRONT AVE W C BRADLEY CO $549,613 $219, C BAY AVE UPTOWN COLUMBUS INC $118,444 $47, C BAY AVE UPTOWN COLUMBUS INC $322,725 $129, E BAY AVE FOUNDATION PROPERTIES INC $441,524 $ C BAY AVE UPTOWN COLUMBUS INC $206,552 $82,621 *Only southern half of parcel included in the TAD Appendix: River District Redevelopment Plan 78

80 APPENDIX C. LIST OF TAX PARCELS WITHIN TAD #4: 2 ND AVENUE/CITY VILLAGE Parcel ID Class Acres Address Owner $ Total Value Tax Digest SF Imp Yr Blt C ND AVE CIRCLE K STORES INC $431,006 $172,402 2, C ND AVE COFFEE GROUNDS LLC $159,207 $63, E ST AVE TOWN OF BIBB CITY $2,946 $ R SPRUCE ST DAFFIN TRACY E $18,788 $7,515 1, R MAGNOLIA ST EDWARD RYAN D $2,556 $1, R WOODLAND CIR ANDERSON EDNA G $79,205 $31,682 1, R MAGNOLIA ST BAILEY THOMAS L & PEGGY K $8,358 $3, R SPRUCE ST AWLVEST PROPERTIES LLC $66,677 $26,671 1, C TH ST CASH KING LLC $77,803 $31,121 3, R WOODLAND CIR BRADLEY WYNN E & V M L ESTATE $63,022 $25,209 1, R RIVER AVE CARGILL DESIGN REMODEL INC $4,410 $1, R ST AVE GARCIA VICTOR R & CARLOS R $17,405 $6,962 1, R PARK AVE VINE TRUST THE $57,045 $22,818 2, R HANSON AVE SIMMONS CAROL E $34,255 $13,702 1, R HANSON AVE WALAWAY HOLDINGS LLC $20,655 $8,262 1, R ST AVE BACON BRUCE & ANGELA $55,705 $22,282 1, R PARK AVE CAWTHORNE CLINT $50,000 $20,000 1, R ND AVE RIVER CITY INVESTORS LLC $4,596 $1, R WOODLAND CIR MIESS LAURA $39,917 $15,966 1, A R RD AVE CATRETT RICHARD E $13,511 $5, R WOODLAND CIR LEE DIANE J LLC $23,309 $9,324 1, C TH ST B&D PROPERTIES LLC $215,000 $86,000 5, R RD AVE IVEY JERRY R $83,997 $33,599 3, R SPRUCE ST WALAWAY HOLDINGS LLC $42,394 $16,958 1, R WOODLAND CIR CALLAWAY HOLLIS $4,720 $1,888 Appendix: River District Redevelopment Plan 79

81 R BEECHWOOD HTS BENNETT JOHN KEITH $16,286 $6,514 1, R WOODLAND CIR WALAWAY HOLDINGS LLC $53,906 $21,563 1, R RD AVE JOHNSTON DOUGLAS A $15,858 $6, R LINDEN PT CSP INVESTMENTS LLC $20,232 $8,093 1, R RD AVE BATES GAIL F & FRANKLIN D $24,958 $9,983 1, C ND AVE ROSE ANNE ENTERPRISES INC $27,000 $10, R ST AVE SMITH JUDY HIX ETAL $24,190 $9, R ND AVE MUHAMMAD PERDETSA $65,000 $26,000 1, R COMER ST FIGUEROA JOSE V $44,568 $17,827 1, R COMER ST MORGAN SONYA LYNN $41,223 $16,490 1, R ND AVE FULLER TRUMAN H $38,855 $15,542 1, R ST AVE NIMMONS GABRIELE $28,125 $11,250 1, R RD AVE ENNIS BILLY DUNCAN & ROSIE E $24,757 $9,903 1, R ND AVE HUNTER MILLARD F & PATRICIA A $100,963 $40,385 1, R ND AVE WAITES JEFFERY WAYNE $14,480 $5,792 1, R HEMLOCK DR SMITH MARLENE F $14,466 $5,787 1, R POPLAR ST WALAWAY HOLDINGS LLC $46,368 $18,547 1, R POPLAR ST WALAWAY HOLDINGS LLC $44,115 $17,646 1, R RD AVE SANDWOOD REAL ESTATE HOLDING $25,136 $10,055 1, C ND AVE 2ND AVE ANIMAL HOLDINGS LLC $456,373 $182, R ND AVE PSEEGER PROPERTIES LLC $22,149 $8,859 1, R RD AVE BIG TREE PROPERTIES LLC $57,355 $22,941 2, R LINDEN PT WALAWAY HOLDINGS LLC $25,000 $9,999 1, R HEMLOCK DR EDWARDS TAMARA M & RYAN & $79,998 $31,999 1, R ND ST CANTRELL ANGELA $10,549 $4, R RD AVE MORRIS BILLY E $14,211 $5,684 1, Appendix: River District Redevelopment Plan 80

82 R LINDEN PT LUMPKIN MARY CELESTE $31,930 $12,772 1, R COMER ST CAWTHORNE CLINTON KING & $27,900 $11,160 1, R COMER ST WALAWAY HOLDINGS LLC $45,000 $18,000 1, R TH ST HERRING LORETTA ANN $46,309 $18,524 1, R TH ST TOOLE D BRUCE $60,000 $23,999 1, R TH ST CUMMINGS RICKY N $28,024 $11,209 1, R TH ST BRUCE TOOLE D $54,075 $21,630 1, I ND AVE MAW PROPERTIES LLC $1,840,350 $736,140 52, E1-0 WOODLAND CIR TOWN OF BIBB CITY $5,132 $ R WOODLAND CIR WARD AUDRIAN P $62,198 $24,879 1, R WOODLAND CIR MIDDLETON JOSEPH HENRY JR $21,380 $8,552 1, R WOODLAND CIR LAW ALAN $31,984 $12,794 1, R WOODLAND CIR CARLTON GARY & GLENDA $20,262 $8,105 1, R WOODLAND CIR MWG PROPERTIES LLC $57,162 $22,865 1, R WOODLAND CIR WYROSDICK DAVID R & JANICE W $57,455 $22,982 1, R WOODLAND CIR MWG PROPERTIES LLC $20,123 $8,049 1, R WOODLAND CIR MCCRARY IRIS P $21,231 $8,492 1, C ST AVE PORT LLC A NEVADA LIMITED LIAB $348,000 $139,200 13, MANCHESTER R EXP 843 GRANT COMMERCIAL REAL $15,989 $6, C ND AVE 843 GRANT COMMERCIAL REAL $51,274 $20, R RD AVE BRITTINGHAM ARTHUR LEE JR $22,555 $9,022 1, R WOODLAND CIR BIG MAMA'S STUFF LLC $17,500 $7,000 1, C ND AVE CIRCLE K STORES INC $382,306 $152,922 2, C ND AVE CIRCLE K STORES INC $60,680 $24, R ST AVE 843 GRANT COMMERCIAL REAL $3,500 $1, R RD AVE BRITTINGHAM ARTHUR LEE JR $19,754 $7,902 1, R MAGNOLIA ST EDWARD RYAN D $43,497 $17,398 1, Appendix: River District Redevelopment Plan 81

83 R WOODLAND CIR SMITH JUDY ANN $20,227 $8,090 1, R WOODLAND CIR WEBSTER JULIA P $71,324 $28,529 1, R WOODLAND CIR HOUSING & URBAN DEVELOPMENT $83,368 $33,347 1, R WOODLAND CIR KOOP RAYMOND C & DUBOSE $47,000 $18,801 1, R ST AVE 843 GRANT COMMERCIAL REAL $3,500 $1, R WOODLAND CIR REDDING FLOYD P & RICHARD D $17,855 $7,142 1, R WOODLAND CIR COOK JAMES STEVEN $37,679 $15,072 1, R RD AVE CAMPBELL ANTHONY & $46,316 $18,526 1, R MAGNOLIA ST BOTTS MARLENE N $56,862 $22,744 1, R ST AVE 843 GRANT COMMERCIAL REAL $3,500 $1, A R RD AVE CAMPBELL ANTHONY & $3,220 $1, R MAGNOLIA ST WALAWAY HOLDINGS LLC $51,249 $20,500 1, R WOODLAND CIR SCHIFANO HELGA L & PHILIP J $52,000 $20,800 1, R MAGNOLIA ST BAKER TRACY D $60,000 $24,000 1, R WOODLAND CIR BIG MAMAS STUFF LLC $20,165 $8,066 1, R WOODLAND CIR PRATT ROY M & SANDRA L $31,178 $12,471 1, C ST AVE ST AVE COMMERCIAL REAL $83,045 $33,218 5, R RD AVE KNOWLES TERRY F & VANESSA D $49,075 $19,630 1, C ND AVE JACER CAPITAL LLC $536,400 $214,560 8, R WOODLAND CIR WALAWAY HOLDINGS LLC $20,120 $8,048 1, R MAGNOLIA ST WALAWAY HOLDINGS LLC $47,347 $18,938 1, R MAGNOLIA ST GRAVES JASON $82,884 $33,154 1, R WOODLAND CIR MALSTAFF CHRISTOPHER R $19,928 $7,971 1, E ND AVE BRIDGE CHURCH INTERNATIONAL $416,406 $ R TH ST BRIDGE CHURCH INTERNATIONAL $8,323 $3, R BEECHWOOD HTS BROWN MARY LORAINE & TATE MARY $16,725 $6,690 1, R TH ST BRIDGE CHURCH INTERNATIONAL $25,000 $10,000 1, Appendix: River District Redevelopment Plan 82

84 C TH ST WATSON TODD $19,761 $7,904 2, R SPRUCE ST CHAMBERS JANICE MARIE & $17,885 $7,154 1, R TH ST WYATT FANNIE SARAH BALLARD $21,707 $8,683 1, R MAGNOLIA ST BAILEY THOMAS L & $21,703 $8,681 1, R MAGNOLIA ST AWLVEST PROPERTIES LLC $17,381 $6,952 1, R WOODLAND CIR O'BRIEN STEPHEN $50,000 $20,000 1, R ST AVE CASH KING LLC $50,024 $20,010 1, R RD AVE FERGUSON LOUISE M $27,539 $11,016 1, R SPRUCE ST AWLVEST PROPERTIES LLC $70,775 $28,309 1, R WOODLAND CIR LEE DIANE J LLC $22,161 $8,864 1, R RD AVE ROSE MICHAEL B & LINDA K $30,760 $12, R TH ST LUPO MARK R $17,674 $7, R TH ST DADDY TRIED LLC $8,302 $3, R TH ST SBD PROPERTIES LLC $22,528 $9,011 1, R TH ST HOWARD CANDACE D & LIGHT $26,791 $10, R TH ST BALLARD DONALD R & DONNA $21,206 $8, R TH ST BALLARD DONALD R & DONNA $12,556 $5, R MAGNOLIA ST RENTERIA MARY T $43,510 $17,405 1, R WOODLAND CIR MORGAN PATTI $78,557 $31,423 1, R RD AVE H & M INVESTORS LLC $50,000 $20,000 1, R SPRUCE ST HENDON NANCY & WAYNE LIFE EST $24,019 $9,608 1, R WOODLAND CIR HENDERSON RAYMOND O $18,081 $7,233 1, R SPRUCE ST PATTERSON MARTHA MAE $20,410 $8,164 1, R SPRUCE ST RICKARD ALBERT A & CRYSTAL L $18,453 $7,381 1, R SPRUCE ST WALAWAY HOLDINGS LLC $43,520 $17,408 1, R WOODLAND CIR BRANSON JOANN $18,003 $7,201 1, Appendix: River District Redevelopment Plan 83

85 R WOODLAND CIR BECK RONALD & JO ANN $50,940 $20,376 1, R WOODLAND CIR WALAWAY HOLDINGS LLC $39,700 $15,880 1, R SPRUCE ST WALAWAY HOLDINGS LLC $43,598 $17,439 1, R BEECHWOOD HTS MENDENHALL JOSEPH HUNTER III $71,126 $28,450 1, R RD AVE IVEY JERRY R $24,181 $9,672 1, R BEECHWOOD HTS HEDDEN JAMES A & MARGARET C $21,219 $8,488 1, R WOODLAND CIR WALAWAY HOLDINGS LLC $49,798 $19,920 1, R SPRUCE ST STANSELL TERESA & $18,923 $7,569 1, R BEECHWOOD HTS WALAWAY HOLDINGS LLC $18,150 $7,260 1, R WOODLAND CIR OWENS GERRY & TERRY A & $20,489 $8,195 1, R BEECHWOOD HTS VINE TRUST THE $55,000 $22,000 1, R SPRUCE ST TERRELL MARGARET JACCINO $41,976 $16,791 1, R BEECHWOOD HTS BOUNDS ELLEN A $63,563 $25,425 1, R WOODLAND CIR MARSAL INVESTMENTS LLC $30,000 $12,000 1, R HEMLOCK DR RIVER MILL LLC $1,057 $ R BEECHWOOD HTS VINE TRUST THE $21,492 $8,597 1, R RD AVE GRAVES ARNELL H $29,763 $11,905 1, R WOODLAND CIR WALAWAY HOLDINGS LLC $32,373 $12,950 1, R BEECHWOOD HTS NORSWORTHY JONNIE S MRS $19,917 $7,967 1, R WOODLAND CIR WALAWAY HOLDINGS LLC $63,002 $25,201 1, R BEECHWOOD HTS WALAWAY HOLDINGS LLC $18,055 $7,222 1, R WOODLAND CIR BECK RONALD & JO ANN $41,980 $16,792 1, C ND AVE GRIFFIN JOHN W IRREVOCABLE $28,603 $11, R RD ST HIGHTOWER CHAD & ECKMAN JENNY $989 $ R RD ST HIGHTOWER CHAD & ECKMAN JENNY $3,621 $1, R RD ST HOBBS ROBERT J & HELEN LEE $17,617 $7,047 1, Appendix: River District Redevelopment Plan 84

86 R RD AVE FORD MARGARET A $31,173 $12, R RD AVE JOHNSON CATHY MARIE & $27,636 $11,054 1, R RD AVE JETER WILLIAM DINNIE $27,040 $10,816 1, C ND AVE GRIFFIN JOHN W IRREVOCABLE $707,336 $282,934 11, E ND AVE COLUMBUS GEORGIA $2,158 $0 1, R LINDEN PT CARSWELL BARRY R $40,000 $16,000 1, R HEMLOCK DR O'BRIEN STEPHEN $56,409 $22,564 1, R HEMLOCK DR MCNEIL HEMLOCK PROPERTIES LLC $17,852 $7,141 1, R ND AVE GOODMAN CAROL J $25,527 $10,211 1, R HEMLOCK DR CAMP BINGHAM ENTERPRISES LLC $48,965 $19,586 1, R POPLAR ST BARNES BRADLEY MICHAEL & $34,472 $13,788 1, R RIVER AVE CARGILL DESIGN REMODEL INC $4,250 $1, E TH ST COLUMBUS BAPTIST ASSOCIATION $141,864 $ R TH ST WATERS PHILIP A $55,610 $22,244 1, E TH ST COLUMBUS BAPTIST ASSOCIATION $29,232 $ R ST AVE BACON BRUCE L & ELIZABETH A $54,102 $21,641 1, R RIVER AVE CARGILL DESIGN REMODEL INC $3,740 $1, R PARK AVE WALAWAY HOLDINGS LLC $76,984 $30,794 2, R RD AVE 14TH-D REAL ESTATE $10,000 $4,000 1, ANDREWS RICHARD W & DEBRA R ANTHONY ST HALL $30,000 $12,000 1, R ANTHONY ST DUNFORD RICHARD $16,849 $6,739 1, R ANTHONY ST WALAWAY HOLDINGS LLC $42,402 $16,961 1, R ND AVE DAVIS LILLIAN L $16,348 $6,539 1, R ND AVE CLOVER REAL ESTATE $36,265 $14,506 1, R ST AVE FAMILIES HOUSING INITIATIVE $24,453 $9,781 1, R LINDEN PT MCNEIL BARBARA $41,125 $16,449 1, R HEMLOCK DR MCNEIL HEMLOCK PROPERTIES LLC $14,869 $5,948 1, Appendix: River District Redevelopment Plan 85

87 E ST ST COLUMBUS GEORGIA $664,826 $0 18, R ND AVE EVERBANK $60,000 $24,000 1, R HEMLOCK DR WHITLOCK JAMES A L $24,778 $9,911 1, THOMPSON MATTHEW ADONI 1/ R POPLAR ST INT $17,028 $6,812 1, R RD AVE GRACE CHURCH OF THE NAZARENE $3,543 $1, R RIVER AVE CARGILL DESIGN REMODEL INC $4,325 $1, R RD AVE SMITH SYBLE LEANE $3,543 $1, R HEMLOCK DR GOLDEN RONALD ONEIL $37,572 $15,029 1, R RD AVE RHODES DARRYL A $44,996 $17,998 1, R HEMLOCK DR MARTIN ROBERT W $41,897 $16,759 1, C ND AVE GRAY WALTER L III $18,145 $7,258 1, R RD AVE GRAY WALTER L III $3,543 $1, R ND AVE HEDGES FRANCES LYNN $64,296 $25,719 1, C ND AVE MAW PROPERTIES LLC $193,671 $77, R ND ST CANTRELL J R $29,731 $11,892 1, R RD AVE ANKROM RICHARD JR $3,267 $1, R RD AVE JOHNSTON DOUG $12,510 $5, R LINDEN PT CARSWELL BARRY R $29,139 $11,655 1, E ND AVE COLUMBUS GEORGIA $2,385 $0 1, R HEMLOCK DR BOBS INVESTMENTS LLC $34,648 $13,859 1, R LINDEN PT DITCHFIELD DORA A $22,515 $9,006 1, R RD AVE ALLEN ROLAND & PATRICIA ANN $23,288 $9,315 1, E ND AVE COLUMBUS GEORGIA $2,362 $ R HEMLOCK DR MCNEIL HEMLOCK PROPERTIES LLC $15,686 $6,275 1, R LINDEN PT RATLEDGE PATRICIA V $21,097 $8,439 1, R LINDEN PT REEVES DARRELL E & EDNA $44,760 $17,904 1, R RD AVE BLUE HOLDINGS LLC $42,784 $17, Appendix: River District Redevelopment Plan 86

88 E ND AVE COLUMBUS GEORGIA $3,032 $ E ND AVE COLUMBUS GEORGIA $4,073 $ R ND ST BOBS INVESTMENTS LLC $25,000 $10,000 1, E RD AVE COLUMBUS AREA HABITAT FOR $683 $ R HEMLOCK DR MCNEIL HEMLOCK PROPERTIES LLC $22,942 $9,177 1, R RD AVE BINNS FAMILY LIMITED $605 $ R ND ST BARRETT PAMELA SUE $46,367 $18, E ND ST COLUMBUS GEORGIA $2,988 $0 1, R ND AVE MCLEOD ROY LEON $16,436 $6,575 1, R HEMLOCK DR MCNEIL HEMLOCK PROPERTIES LLC $21,603 $8,641 1, R LINDEN PT MCKNIGHT T FREDRICK $220,000 $88,000 2, E ND AVE GRACE CHURCH OF THE NAZARENE $16,977 $ R ND ST SCOT-WAY PROPERTIES LLC $20,351 $8,141 1, R HEMLOCK DR MCNEIL HEMLOCK PROPERTIES LLC $17,905 $7,162 1, R ND ST SCOT-WAY PROPERTIES LLC $11,407 $4,562 1, R RD AVE RIC-MARK PROPERTIES LLC $12,488 $4,995 1, R ND AVE CASH KING LLC $11,607 $4,643 1, R ND AVE GOODMAN CAROL JEAN $16,606 $6,643 1, R POPLAR ST JULIEN ANN M $34,832 $13,932 1, R RD AVE RIC-MARK PROPERTIES LLC $12,628 $5,051 1, E ND AVE GRACE CHURCH OF THE NAZARENE $31,276 $0 2, R ND AVE GOODMAN CAROL JEAN $23,573 $9,429 1, R HEMLOCK DR MCNEIL HEMLOCK PROPERTIES LLC $16,927 $6,771 1, R ND AVE GOODMAN WILLIAM LARRY $38,874 $15,550 1, R ND ST GRACE CHURCH OF THE NAZARENE $4,594 $1, R HEMLOCK DR COUCH NHAN THI $16,009 $6,404 1, E HANSON AVE COLUMBUS BAPTIST ASSOCIATION $11,762 $0 1, E2-85 PORTER ST COLUMBUS BAPTIST ASSOCIATION $3,693 $ R PARK AVE ANDREWS RICHARD W & DEBRA H $38,404 $15,362 1, Appendix: River District Redevelopment Plan 87

89 E1-9 27TH ST COLUMBUS GEORGIA $7,267 $ R ST AVE HIGDON WILLIE JANE $14,105 $5,642 1, C ST AVE MENTORING YOUTH SERVICES LLC $176,756 $70,702 4, R ND AVE 32ND B REAL ESTATE $121,476 $48,590 3, R RD AVE LENTZ WILLIAM E $6,288 $2,515 1, R ST AVE BERRIAN PROPERTIES LLC $35,736 $14,295 1, R BRADLEY CIR GAITHER BARBARA JEAN $10,976 $4, R ST AVE BANKS JASPER J & BARBARA J $26,081 $10,433 1, R ND AVE DAVENPORT BETTY J AS TRUSTEE $12,700 $5, E ND AVE GRACE CHURCH OF THE NAZARENE $9,966 $0 1, R ND AVE WILLS SANDRA JO $13,399 $5, R POPLAR ST JULIEN ANN MARIE $59,444 $23,777 1, E TH ST MUSCOGEE COUNTY SCHOOL DIST $340,680 $ R ND AVE GOODMAN CAROL JEAN $4,151 $1, R POPLAR ST FORD RITA G & C PHIL $16,822 $6,729 1, R RIVER AVE JACKSON SHERRY LYNN $33,283 $13,313 3, R ND AVE B&D PROPERTIES LLC $15,772 $6,308 1, R RD AVE GRACE CHURCH OF THE NAZARENE $3,543 $1, E1-0 POPLAR ST TOWN OF BIBB CITY $29,820 $ C TH ST TOOLE D BRUCE $67,946 $27,179 4, C TH ST JIMMERSON WILLIAM LANE $46,273 $18,509 2, B C TH ST TOOLE D BRUCE $17,797 $7, A C TH ST HAMBY TONY E $16,218 $6, C TH ST TOOLE D BRUCE $18,495 $7, C TH ST TOVEY COMPANY OF GA LLC THE $18,907 $7, C ND AVE HOLLOWAY LYNN HIX $55,946 $22,378 1, C ND AVE BCV LLC $409,857 $163,943 11, Appendix: River District Redevelopment Plan 88

90 C TH ST TAYLOR ANGUS LADON $248,992 $99,598 1, R RD AVE CHALLENGER COURT LLC $36,393 $14,557 1, R ND AVE JENRETTE DEBORAH SUE HIX & $16,553 $6, R ND AVE TRUETT ANNIE LOIS $30,210 $12,084 1, C ND AVE COLUMBUS ANTIQUES & DECORATIVE $109,907 $43,963 4, C ND AVE KENNEDY WAYNE $79,142 $31, R ST AVE 2147-L COMMERCIAL REAL ESTATE $20,081 $8,032 1, R ND AVE TKALEC WILLIAM A & BETTY A $39,377 $15,751 1, R ST AVE WOHLWENDER ED JR & M $3,403 $1, R POPLAR ST WEAVER BEVERLY $46,669 $18,667 1, R HEMLOCK DR TATE CHARLES WAYNE $20,877 $8,351 1, R PARK AVE HAWKINS W T SR EST $5,283 $2, R HEMLOCK DR SMITH CURTIS H & VERNELL $45,619 $18,248 1, R POPLAR ST FORD RITA G & C PHIL $17,949 $7,180 1, R ND AVE SNOW DARLENE M $29,502 $11,801 1, R RD AVE JONES KAREN $32,000 $12,800 1, R POPLAR ST CHASE C EDWIN & CAROLE H $35,657 $14,263 1, R RIVER AVE CARGILL DESIGN REMODEL INC $6,030 $2, R HEMLOCK DR JINRIGHT ILA G $20,664 $8,265 1, E ST ST COLUMBUS GEORGIA $664,826 $0 18, R POPLAR ST HISTORIC PROPERTIES OF $54,594 $21,838 1, R ND AVE NEW PROPERTIES LLC $19,583 $7,833 1, R POPLAR ST WALAWAY HOLDINGS LLC $19,699 $7,880 1, R RD AVE R SUNSHINE LLC $29,930 $11,972 1, R POPLAR ST CARSWELL BARRY R $59,044 $23,617 1, R ND AVE KINGFISHER CONTRACTING LLC $3,570 $1, R RD AVE FINANCIAL ASSOCIATES OF $37,444 $14,978 1, Appendix: River District Redevelopment Plan 89

91 R ND AVE COLORADO-B REAL ESTATE $18,344 $7,337 2, R RD AVE VINE TRUST THE $14,740 $5,896 1, R RD AVE 14TH-D REAL ESTATE $5,000 $2,000 1, C ND AVE GLASS KEENAN F $505,849 $202,340 10, R HEMLOCK DR MARTIN ROBERT W $20,145 $8,058 1, R ND AVE PSEEGER PROPERTIES LLC $40,370 $16,148 1, R RD AVE BIG TREE PROPERTIES LLC $40,638 $16,255 1, R HEMLOCK DR MARTIN ROBERT W $46,476 $18,590 1, R POPLAR ST PIRNIE MARGARET G $30,456 $12,182 1, R ND AVE HOME INVESTMENTS INC $14,400 $5,759 1, R RD AVE HOME INVESTMENTS INC $39,189 $15,675 2, R RIVER AVE CARGILL DESIGN REMODEL INC $4,140 $1, R POPLAR ST WALAWAY HOLDINGS LLC $60,640 $24,256 1, R PARK AVE KAMMERUD MARGARET P & ERIC M $143,500 $57,401 3, R RIVER AVE CARGILL DESIGN REMODEL INC $4,350 $1, R HEMLOCK DR DAFFIN ROBERT A $19,654 $7,861 1, R RIVER AVE CARGILL DESIGN REMODEL INC $4,505 $1, R PARK AVE CARGILL DESIGN REMODEL INC $4,505 $1, R PARK AVE BARNES BRADLEY MICHAEL & $69,000 $27,600 1, R PARK AVE CARGILL DESIGN REMODEL INC $4,325 $1, R HEMLOCK DR TALLEY WILLIAM D & KAREN B $21,092 $8,437 1, C ND AVE KINGFISHER CONTRACTING LLC $215,272 $86,108 3, R RD AVE HAYES DONALD $15,800 $6, R ND AVE 2ND AVE ANIMAL HOLDINGS LLC $54,791 $21,917 1, R RIVER AVE CARGILL DESIGN REMODEL INC $4,596 $1, R PARK AVE CARGILL DESIGN REMODEL INC $4,596 $1, R HEMLOCK DR MARTIN ROBERT W $62,350 $24,940 1, Appendix: River District Redevelopment Plan 90

92 R PARK AVE BAKER SARA ANN C $18,721 $7,488 1, R RIVER AVE CARGILL DESIGN REMODEL INC $4,505 $1, R PARK AVE CARGILL DESIGN REMODEL INC $4,505 $1, E1-0 HEMLOCK DR TOWN OF BIBB CITY $112,908 $ R HEMLOCK DR MAYO JANICE F $82,152 $32,861 1, R TH ST SANTIAGO ANNETTE $48,649 $19,460 1, R RIVER AVE CARGILL DESIGN REMODEL INC $4,505 $1, R HANSON AVE GRAMMER MICHAEL CLAY $75,570 $30,228 1, R PARK AVE CARGILL DESIGN REMODEL INC $4,489 $1, R PARK AVE COULTER LINDA F OR GEORGE M $16,981 $6,793 1, R ST AVE VAUGHN JOSHUA H $74,935 $29,974 1, R ST AVE EL NINOS LLC $37,589 $15,036 1, R TH ST GRAY WALTER L III $18,930 $7,572 2, R TH ST GRAY WALTER L III $4,248 $1, R TH ST MORROW HENRY DARRELL $8,890 $3,556 1, R TH ST MORROW HENRY DARRELL $8,746 $3, R RD AVE MORROW DARELL $9,084 $3,633 1, R HEMLOCK DR WALAWAY HOLDINGS LLC $43,839 $17,536 1, R RIVER AVE CARGILL DESIGN REMODEL INC $4,505 $1, R PARK AVE CARGILL DESIGN REMODEL INC $4,489 $1, R HANSON AVE 24TH - J REAL ESTATE $39,461 $15,785 1, R ST AVE MATHENEY GEORGIA $48,795 $19,518 1, R ST AVE SOBASKY DANIEL J & LORRAINE V $63,383 $25,354 1, R RIVER AVE CARGILL DESIGN REMODEL INC $4,596 $1, R PARK AVE VINE TRUST THE $58,052 $23,221 2, R HANSON AVE PITTS PATRICIA A $17,256 $6,903 1, R ST AVE GARCIA ALBERTO JR & VICTOR R $38,479 $15,392 1, Appendix: River District Redevelopment Plan 91

93 R HANSON AVE JONES DANIEL L $22,614 $9,045 1, R ST AVE LADNER MICHAEL $39,962 $15,985 1, R PARK AVE WILSON INVESTMENTS LLC $54,889 $21,956 1, R PORTER ST OGBURN LONNIE T $64,900 $25,960 1, R ST AVE LAND ROBERT M JR $21,949 $8,780 1, R PORTER ST KOON JAMES A & PAMELA K $44,172 $17,669 1, R HEMLOCK DR TOOLE D BRUCE $50,000 $20,000 1, R RD AVE NICHOLS THERMAN GLEAN $3,543 $1, R PORTER ST GRAY STEVE RANDOLPH $20,265 $8,106 1, R ST AVE LEONHARDT LORI $48,895 $19,558 1, R ANTHONY ST WARREN JESSE L $35,000 $14,000 1, R ST AVE BACON BESSIE B $17,270 $6,908 1, R COMER ST COWART SHIRLEY M $54,000 $21,600 1, C ND AVE GRAY WALTER L III $17,788 $7, R RD AVE GRAY WALTER L III $2,658 $1, R COMER ST CHAPARRO NURIA ANNE $41,773 $16,709 1, R COMER ST WALAWAY HOLDINGS LLC $18,870 $7,548 1, R COMER ST ROMAN RITA S $17,290 $6,916 1, R COMER ST CAWTHORNE CLINT K $65,000 $26,000 1, C ND AVE COLORADO-A REAL ESTATE $62,136 $24,854 1, R RD AVE WILLIAMS MARCUS E $4,500 $1,800 1, R COMER ST KEEBLE WALLACE & $41,113 $16,445 1, R ANTHONY ST COLLINS JENNIFER & BARNES BRAD $23,933 $9,573 1, R ANTHONY ST COLLINS JENNIFER ANNE & BARNES $39,805 $15,922 1, R ANTHONY ST MESSER MARY NELL $17,602 $7,041 1, R ANTHONY ST DAFFIN INVESTMENTS LLC & $20,292 $8,117 1, Appendix: River District Redevelopment Plan 92

94 R ANTHONY ST COLLINS JENNIFER ANNE & $20,650 $8,260 1, R ND AVE BUCK INVESTMENT COMPANY LLC $18,845 $7,538 1, R ND AVE COLORADO-I REAL ESTATE $29,662 $11,865 1, R ND AVE HENDERSON TERRY W $17,014 $6,805 1, R TH ST BENNETT BRUCE $54,552 $21,820 1, C ND AVE TOOLE D BRUCE $39,308 $15,723 1, R ANTHONY ST HERREN CLAUDIE & E K LIFE EST $17,445 $6,978 1, R ND AVE BARWICK JOHN O III $3,100 $1, C ND AVE SANDWOOD PLAZA LLC $305,300 $122,120 34, C RD AVE D & D INVESTMENT GROUP INC $18,675 $7, R ND AVE DAFFIN INVESTMENTS LLC $16,001 $6,400 1, R ST AVE ANDREWS RICHARD W & DEBRA H $34,058 $13, R ND AVE BUCK & BUCK PROPERTIES LLC $35,237 $14,095 1, C ND AVE SANDWOOD PLAZA LLC $65,254 $26,102 4, E1-0 35TH ST TOWN OF BIBB CITY $462,441 $ R ST AVE WISNIEWSKI CARL H $41,340 $16,536 1, C RD AVE MERCYMED OF COLUMBUS INC $50,288 $20,116 2, E ND AVE MERCYMED OF COLUMBUS INC $439,755 $0 3, R ST AVE TOOLE MILLARD K JR $55,111 $22,045 1, C ND AVE FULLER PSALMOND INVESTMENTS $407,374 $162,950 17, C ND AVE HYNEMAN MARTY I $101,537 $40,615 8, R TH ST WRIGHT TAMARA K $1,370 $ R TH ST WRIGHT TAMARA K $9,509 $3, R TH ST WIECZOREK GERALD & SUSAN $27,113 $10, R TH ST WARREN ANNIE B $1,680 $ R RD AVE CURENTON THELMA JOYCE $29,479 $11,792 1, R ST AVE E&E PROPERTIES LLC $1,589 $636 Appendix: River District Redevelopment Plan 93

95 C ND AVE FULLER PSALMOND INVESTMENTS $49,803 $19,921 1, C ND AVE JIMMERSON WILLIAM L $168,807 $67,522 4, R ST AVE FULLER MISSY $61,362 $24,544 1, R ND AVE FULLER PSALMOND INVESTMENTS $38,954 $15,581 1, R RD AVE HYNEMAN MARTY I $35,000 $13,999 1, C ND AVE HYNEMAN MARTY I $64,750 $25, R ST AVE MCNAIR EUNICE LOUISE $8,984 $3,594 1, BREAZEALE NANCY SUSAN R ST AVE BROGDON $24,204 $9,682 1, C ND AVE VRM INC $577,928 $231,171 7, R ST AVE HIX PEGGY SUE $36,338 $14,535 1, C ND AVE FULLER PSALMOND INVESTMENTS $20,247 $8, R RD AVE JOHNSTON DONALD E $20,000 $8,000 1, C ND AVE HYNEMAN MARTY I $40,060 $16, R ND AVE SMITH JUDY HIX ETAL $72,913 $29,165 1, R ST AVE CUPP SARA ANN $21,904 $8,762 1, R ND AVE UWANAWICH RACHEL $17,343 $6,938 1, R RD AVE DENSON DAVID A $79,010 $31,603 1, R ST AVE TOOLE D BRUCE & DAVIDSON $50,000 $20,000 1, R ND AVE ELDRIDGE CLINTON W II $26,865 $10, R RD AVE HEALAN HELEN $37,685 $15,074 1, R ST AVE GIVENS JAMES THOMAS & ROYCE $31,714 $12,686 2, R TH ST MARTIN ROBERT W $65,960 $26,384 1, R ND AVE RENNER TIMOTHY R & ANN E $55,179 $22,072 1, COLUMBUS ANTIQUES & C ND AVE DECORATIVE $37,500 $15, R RD AVE DENSON DAVID A $3,543 $1, R TH ST KENNEDY CHRISTINE $53,016 $21,207 1, Appendix: River District Redevelopment Plan 94

96 C ND AVE VINE TRUST THE $30,304 $12, E3-0 24TH ST OPEN DOOR COMMUNITY HOUSE INC $4,207 $ E ST AVE OPEN DOOR COMMUNITY HOUSE INC $156,998 $ R RD AVE HOLMES MARY J $2,310 $ E ND AVE VALLEY RESCUE MISSION INC $1,681,437 $0 2, E TH ST VALLEY RESCUE MISSION INC $8,000 $ E TH ST VALLEY RESCUE MISSION INC $2,385 $ R TH ST TOOLE D BRUCE $50,060 $20,024 1, R ND AVE BROCHU MARGARET $58,557 $23,423 1, C ND AVE COLUMBUS ANTIQUES & DECORATIVE $122,331 $48,932 6, R TH ST COLUMBUS ANTIQUES & DECORATIVE $1,669 $ R TH ST WILLIAMS PATRICK G & LAURA $17,102 $6, R TH ST LINDNER ERIC $15,465 $6, R TH ST JOHNSTON ANDREW F $9,181 $3, R TH ST CRAM ROBERT E & ROBIN L $18,145 $7, R RD AVE STICK HOUSE LLC $44,970 $17,988 1, C ST AVE MAW PROPERTIES LLC $1,839 $ R ND AVE RIVER CITY INVESTORS LLC $9,250 $3,700 1, R RD AVE WEATHERHOLTZ RODNEY E $20,641 $8, E ST AVE COLUMBUS GEORGIA $654 $ R ND AVE RIVER CITY INVESTORS LLC $4,672 $1, R ST AVE HERNANDEZ MARIA $42,993 $17,197 1, R ST AVE MARK E ROSE LLC $1,650 $660 1, R ND AVE RIVER CITY INVESTORS LLC $4,954 $1, R ST AVE JOHNSON CHRISTOPHER KYLE & $7,000 $2,800 1, C ND AVE RIVER CITY INVESTORS LLC $9,528 $3,812 1, R ST AVE SWE HOMES GA LLC $3,867 $1,547 1, R ND AVE GOLDEN PATRICIA ANNE $24,622 $9,849 1, Appendix: River District Redevelopment Plan 95

97 R TH ST FLOWERS COLLIS $18,482 $7, E ST AVE COLUMBUS GEORGIA $3,240 $ R ST AVE KOON JAMES A & PAMELA K $14,309 $5,724 1, R ND AVE STEAMILL-A REAL ESTATE HOLDING $32,702 $13,081 1, R ST AVE DANFORD CASEY BROWN & $1,974 $ C ST AVE JOHNSTON MILL LOFTS LP LESSOR $11,208,125 $4,483, , R ST AVE HOME INVESTMENTS LLC $5,000 $2,000 1, C ST AVE JOHNSTON MILL LOFTS LP LESSOR $11,208,125 $4,483, R ND AVE HOME INVESTMENTS INC $32,109 $12,844 1, R ST AVE MCGARR ENTERPRISES LLC $19,474 $7,790 1, R ST AVE WRIGHT DENISE KELLEY $27,874 $11,149 2, R ST AVE NELSON RICHARD JACK ESTATE OF $9,992 $3,997 1, R RD AVE MALDONADO MICHAEL & ANGIE $11,359 $4, R ST AVE CULBREATH KEVIN $6,612 $2, R ST AVE MCGARR ENTERPRISES LLC $42,291 $16,916 2, C ND AVE COLORADO-H REAL ESTATE $60,605 $24,242 2, C ND ST JONES R MURRAY $99,392 $39,757 3, C ND AVE TAYLOR PETE JAMES JR $23,151 $9,261 1, R TH ST LENTZ WILLIAM E $1,978 $ A R RD AVE POOLE PATRICK $6,859 $2, R BRADLEY CIR WAGES-NORRIS JANET & FRED B $24,579 $9,831 1, R ST AVE EVANS ROBERT JAMES $27,105 $10,842 1, R BRADLEY CIR SMITH MICHAEL E $9,999 $4, E SHORT AVE COLUMBUS GEORGIA $4,651 $ C ND AVE COLORADO-J REAL ESTATE HOLDING $42,261 $16,905 1, R ST AVE KOON JAMES A & PAMELA K $11,103 $4,441 1, R TH ST LONG VINES C & LOUISE DOBBS $17,911 $7,164 1, Appendix: River District Redevelopment Plan 96

98 R TH ST STALLINGS PAUL N $22,998 $9,200 1, R TH ST BIG MAMAS STUFF LLC $18,000 $7, R TH ST COTTON DONALD J & $18,638 $7, R TH ST SEDA EUGENIO E $3,052 $1, E RIVERSIDE AVE COLUMBUS GEORGIA $1,308 $ R ST AVE BAGGETT MAX & DUTCHIE $633 $ C ND AVE DUNCAN LARRY H $95,505 $38,202 1, C ND ST BAGGETT MAX & DUTCHIE $21,729 $8,691 2, R ND ST BAGGETT DUTCHIE G TRUSTEE $21,836 $8,734 2, C ND ST GEORGIA CROWN DIST CO $80,939 $32,376 3, R ND ST JOHNSTON MILL LOFTS LP LESSOR $11,218 $4, C ND AVE WILLIAM BROTHERS ENTERPRISES $264,064 $105,626 10, C ND AVE WILLIAM BROTHERS ENTERPRISES $51,427 $20,571 2, C ND AVE DACUS BRENDA L $19,650 $7, C ND ST PATE ANNIE LOUISE $16,682 $6, SOUTH GORDON E1 - BLV COLUMBUS GEORGIA $105,900 $ R RD AVE CAUDLE JAMES W JR $14,171 $5, R ST AVE CUMMINGS RICKY N $42,612 $17,045 2, R RD AVE FAIRCLOTH ALBERT E $3,500 $1, R ST AVE E&E PROPERTIES LLC $2,416 $966 HOUSING AUTHORITY OF E TH ST COLUMBUS $1,008,819 $ C ND AVE DACUS BRENDA L $314,364 $125,745 11, C ND AVE WILLIAMS THOMAS W & WILLIAMS $142,307 $56,923 3, R RD AVE JONES R MURRAY $3,500 $1, I ND AVE GREENHEAD PROPERTIES LLC $954,312 $381,725 11, R BRADLEY CIR HILL ILA $5,000 $2, C TH ST GLASS KEENAN F $25,142 $10,057 Appendix: River District Redevelopment Plan 97

99 A C ND AVE COMMUNITY BANK AND TRUST $17,465 $6, E TH ST COLUMBUS GEORGIA $1,658,797 $ E1-0 2ND AVE HOUSING AUTHORITY OF COLUMBUS $355,336 $ R ST AVE DENNEY DIANE F $46,844 $18,737 2, R RD AVE SMITH BOBBY CARLTON $8,300 $3, R RD AVE LEWIS MICHAEL $2,500 $1, R RD AVE THROWER RAYMOND PRATHER $9,532 $3,813 1, R ST AVE CUMMINGS RICKY N $36,449 $14,580 1, R RD AVE GLASS KEENAN F $2,030 $ R RD AVE GLASS KEENAN F $735 $ R RD AVE FAIRCLOTH ALBERT E $7,849 $3,140 1, R ST AVE EVANS ROBERT JAMES $26,996 $10,799 1, C ST AVE WOODARD MARGARET J $15,792 $6, R BRADLEY CIR SHELDON ARTHUR A III $20,309 $8,124 1, R ST AVE EVANS ROBERT JAMES $27,105 $10,842 1, R RD AVE GLASS KEENAN F $3,500 $1, R BRADLEY CIR BECK RONALD & JO ANN $18,321 $7,328 1, R RD AVE POOLE PATRICK $8,189 $3, R BRADLEY CIR HISTORIC COLUMBUS FOUNDATION $56,991 $22,797 1, R BRADLEY CIR ROCHESTER DONALD E $16,804 $6, R BRADLEY CIR PEACOCK VERA LEE $27,276 $10,910 1, R ST AVE IMPECUNIOUS INVESTORS LLC $28,729 $11,491 1, R BRADLEY CIR HUGHLEY RAYMOND $67,372 $26,948 1, R BRADLEY CIR LAWSON DAVID J $64,581 $25,833 1, R TH ST WILLIAMS JEANIE CAROLYN BACON $37,379 $14,952 1, R BRADLEY CIR HARBOUR PORTFOLIO VII LP $55,866 $22,346 1, C ND AVE ABERCROMBIE FLOYD $37,543 $15,017 2, Appendix: River District Redevelopment Plan 98

100 R BRADLEY CIR MCCRARY JEFFREY L & MICHELLE L $27,151 $10, R BRADLEY CIR LONG BOTTOM PROPERTIES LLC $14,285 $5,714 1, A E1-0 29TH ST COLUMBUS GEORGIA $4,095 $ E1-0 28TH ST COLUMBUS GEORGIA $16,814 $ R BRADLEY CIR SIRMONS TRACI AS ADMIN W/WILL $20,026 $8,011 1, R TH ST MICKLE CHARLIE & ORA LEE $13,731 $5, R TH ST WALLACE WILLIAM $22,500 $9,000 1, R TH ST JONES LARRY LEON $3,300 $1, R TH ST STALLINGS INVESTMENTS LLC $44,891 $17, R BRADLEY CIR MCCRARY JEFFREY L & MICHELLE L $31,948 $12, E BRADLEY CIR COLUMBUS GEORGIA $3,885 $ R TH ST JIMMERSON LANE & D/B/A D & L $10,000 $4, R TH ST MILAN HOMER E $11,008 $4, R TH ST MILAM HOMER E $11,552 $4, R TH ST MILAM HOMER E $46,831 $18,732 2, R ST AVE MORRIS RANDY S & LESLIE H $24,648 $9,859 1, R TH ST WOOD ROYCE $33,847 $13, R TH ST COLE SUSAN D $23,702 $9, R TH ST JORDAN LUCAS $38,572 $15,429 1, R TH ST ESCALERA CAMILO $46,568 $18,627 1, R ND AVE DAVENPORT BETTY J AS TRUSTEE $39,276 $15,710 1, E TH ST SECOND BAPTIST CHURCH OF $60,873 $ R BRADLEY CIR MICKLE CHARLIE M ESTATE OF $16,746 $6,699 1, R BRADLEY CIR MICKLE CHARLIE M & ORA L $4,041 $1, E ND AVE SECOND BAPTIST CHURCH OF COLS $1,333,903 $0 20, R BRADLEY CIR BECK RONALD & JO ANN FAMILY $41,802 $16,721 1, R BRADLEY CIR PEOPLES ALVIN $18,127 $7, Appendix: River District Redevelopment Plan 99

101 R BRADLEY CIR MICKLE CHARLIE & ORA LEE $3,986 $1, R ST AVE MCWATERS COMER E $16,522 $6, C ND AVE DAVENPORT BETTY J AS TRUSTEE $22,900 $9, E ST AVE COLUMBUS GEORGIA $141 $ R TH ST TATUM BENJAMIN L $42,103 $16,841 1, R TH ST CREDIT SHELTER TRUST $6,093 $2, R ND AVE BENNETT FAMILY PROPERTIES LLC $92,565 $37, A E1-0 RIVERSIDE AVE COLUMBUS GEORGIA $248 $ E ST AVE COLUMBUS GEORGIA $3,348 $ R ST AVE HAMMOND KATHLEEN $2,315 $ R ST AVE JORDAN W RICHARD JR $977 $ E1-0 27TH ST COLUMBUS GEORGIA $9,220 $ E ST AVE COLUMBUS GEORGIA $2,860 $ E ST AVE COLUMBUS GEORGIA $2,742 $ R TH ST MONTJOY CURT $14,743 $5,897 1, R TH ST KING VIRGIL DELANCE $12,806 $5, R TH ST CALDWELL RONALD E & CAROLYN K $10,623 $4,249 1, R TH ST WOOD RONALD E $14,172 $5, C ND AVE POTTER JAMES $205,555 $82,222 8, C ND AVE GREENE FAMILY PROPERTIES LLC $93,960 $37, R TH ST SEDA EUGENIO E $28,032 $11, R TH ST WATSON STEVEN R & ELISABETH T $15,972 $6,389 1, R TH ST BRASWELL PAUL & EDNA $7,516 $3, R TH ST MALDONADO MICHAEL & ANGIE $17,794 $7, C TH ST SEDA EUGENIO E $2,538 $1, R ND AVE SEDA EUGENIO E $41,880 $16,752 1, E ST AVE COLUMBUS GEORGIA $4,061 $ C ND AVE SEDA EUGENIO E $306,748 $122,700 4, E TH ST OPEN DOOR COMMUNITY HOUSE $1,721 $0 Appendix: River District Redevelopment Plan 100

102 E3-8 25TH ST OPEN DOOR COMMUNITY HOUSE I $1,814 $ E ND AVE OPEN DOOR COMMUNITY HOUSE I $1,520 $ R ST AVE GOODWIN MAHALIA LEE PITTS $15,700 $6, C ST AVE BROSS JOSEPH C $14,848 $5,939 HOUSING AUTHORITY OF E1-0 21ST ST COLUMBUS $1,663 $ R ST AVE R&C PROPERTIES OF COLUMBUS LLC $48,960 $19,584 1, R TH ST WRIGHT JAMES H & DENISE KELLY $21,729 $8, R TH ST TURNER RICHARD E $35,000 $14, R ND AVE STARLING MYRA $81,440 $32,576 2, C ND AVE WRIGHT TAMARA K $117,550 $47,020 2, R RD AVE SEDA EUGENIO E $9,090 $3,636 1, A E1-0 RIVERSIDE AVE COLUMBUS GEORGIA $248 $ E1-2 27TH ST COLUMBUS GEORGIA $360 $ R RIVERSIDE AVE WHITEHEAD ROBERT L $7,678 $3,071 1, E1-6 27TH ST COLUMBUS GEORGIA $1,050 $ R TH ST DAFFIN INVESTMENTS LLC $4,829 $1, R TH ST DAFFIN INVESTMENTS LLC $4,792 $1, R TH ST DAFFIN INVESTMENTS LLC $4,792 $1, E SHORT AVE COLUMBUS GEORGIA $4,836 $ R SHORT AVE NORTH HIGHLAND DEVELOPMENT LLC $4,514 $1, R ST AVE PAYNE RELL & E $22,926 $9,170 1, R RD AVE SEDA EUGENIO E $5,410 $2, R ST AVE DENNIS JOHN L $31,500 $12,600 3, C TH ST S & D INVESTMENTS INC $87,600 $35,040 2, A R RIVERSIDE AVE JOHNSON NELSON & $1,230 $ R ST AVE NORTH HIGHLAND DEVELOPMENT LLC $34,838 $13,935 1, R ST AVE LADNER MICHAEL $54,932 $21, E SHORT AVE COLUMBUS GEORGIA $4,904 $ E SHORT AVE COLUMBUS GEORGIA $4,700 $0 Appendix: River District Redevelopment Plan 101

103 R ND AVE WRIGHT TAMARA K $13,024 $5, E RIVERSIDE AVE COLUMBUS GEORGIA $1,059 $ A R ND AVE WRIGHT TAMARA K $573 $ R TH ST WALLACE ANTHONY & MICHELE $53,860 $21,544 1, R TH ST HILL JACKIE R $3,354 $1, C TH ST GAMBOA ROGELIO $47,016 $18,806 2, C ND AVE RAGAN LARRY $72,449 $28,980 1, R RD AVE CURENTON THELMA JOYCE ADCOCK $19,624 $7,850 2, E RIVERSIDE AVE COLUMBUS GEORGIA $1,200 $ R E RIVERSIDE AVE COLUMBUS GEORGIA $1,308 $ C ND AVE WRIGHT TAMARA K $9,375 $3, R ST AVE POWERS INVESTMENTS LLC $24,267 $9,707 1, E SHORT AVE COLUMBUS GEORGIA $4,788 $ E SHORT AVE COLUMBUS GEORGIA $4,305 $ R ND AVE CAMACHO ELIZABETH & ENRIQUE $93,684 $37,473 1, E ST AVE COLUMBUS GEORGIA $4,399 $ C ND AVE GLISSON TAMARA K $27,937 $11,175 1, E RIVERSIDE AVE COLUMBUS GEORGIA $930 $ E RIVERSIDE AVE COLUMBUS GEORGIA $1,308 $ R TH ST MCKINSTRY MARY ELLON WEED & $22,824 $9,129 1, R ND AVE VINE TRUST THE $73,474 $29,390 1, E SHORT AVE COLUMBUS GEORGIA $4,952 $ C ND AVE WRIGHT TAMARA K $9,375 $3, R RIVERSIDE AVE DURIAN JOHN JOSEPH $7,812 $3, E RIVERSIDE AVE COLUMBUS GEORGIA $2,051 $ E RIVERSIDE AVE COLUMBUS GEORGIA $1,373 $ E RIVERSIDE AVE COLUMBUS GEORGIA $891 $ E1-2 26TH ST COLUMBUS GEORGIA $5,031 $ E ND AVE CORNERSTONE FULL GOSPEL CHURCH $188,483 $75, C TH ST CORNERSTONE FULL GOSPEL CHURCH $4,323 $1,729 Appendix: River District Redevelopment Plan 102

104 R TH ST CLEAR DEVELOPMENT LLC $17,055 $6,822 1, C ND AVE PAT-A-CAKES INC $102,599 $41,040 2, R TH ST LEWIS RHONDA H $53,175 $21,270 1, R TH ST HAYES JOSH JR $2,300 $ R TH ST LUKE VICKEY LENORA $1,606 $ R TH ST LUKE VICKEY LENORA $35,000 $13,999 1, R ST AVE TUGGLE PRISCILLA ANN MRS $15,546 $6, CORNERSTONE FULL GOSPEL R ST AVE CHURCH $4,357 $1, R ND AVE SCRUGGS JUDITH JAMES $24,915 $9,966 1, E RIVERSIDE AVE COLUMBUS GEORGIA $1,379 $ R RIVERSIDE AVE PYBURN LISA $34,858 $13, R ST AVE LUKE VICKEY C MRS $11,066 $4,427 1, R ST AVE DAFFIN INVESTMENTS LLC $4,417 $1, R TH ST WRIGHT TAMARA K $15,580 $6, R TH ST WRIGHT TAMARA K $1,838 $ R TH ST WALKER INEZ & WILLIE LEWIS & $2,110 $ R ND AVE LAW JOHN F JR ET AL $9,375 $3, E RIVERSIDE AVE COLUMBUS GEORGIA $860 $ E RIVERSIDE AVE COLUMBUS GEORGIA $674 $ R ND AVE WRIGHT TAMARA K $9,375 $3, E RIVERSIDE AVE COLUMBUS GEORGIA $1,086 $ E ST AVE COLUMBUS GEORGIA $1,746 $ E RIVERSIDE AVE COLUMBUS GEORGIA $1,120 $ R ND AVE SCRUGGS JUDITH JAMES $25,832 $10,333 1, E RIVERSIDE AVE COLUMBUS GEORGIA $1,120 $ E RIVERSIDE AVE COLUMBUS GEORGIA $786 $ R RIVERSIDE AVE PYBURN LISA $1,142 $ E1-0 RIVERSIDE AVE COLUMBUS GEORGIA $238 $ E RIVERSIDE AVE COLUMBUS GEORGIA $1,240 $ R ST AVE TUGGLE PRISCILLA ANN MRS $1,842 $737 Appendix: River District Redevelopment Plan 103

105 E RIVERSIDE AVE COLUMBUS GEORGIA $1,176 $ R RD AVE CURENTON THELMA JOYCE $1,528 $ E1-5 25TH ST COLUMBUS GEORGIA $1,348 $ R RIVERSIDE AVE WHITEHEAD ROBERT L & FRANKIE $79,552 $31,821 1, FOREMAN BRAKE & POWERTRAIN C ST AVE INC $26,720 $10, R ND AVE SCRUGGS JUDITH JAMES $19,560 $7,824 1, R TH ST SCRUGGS JUDITH JAMES $6,325 $2, E RIVERSIDE AVE COLUMBUS GEORGIA $1,303 $ E1-7 25TH ST COLUMBUS GEORGIA $2,068 $ E1-9 25TH ST COLUMBUS GEORGIA $2,437 $ R ST AVE HALL MAXINE $6,659 $2, R TH ST LINLOCK LLC $16,219 $ R TH ST LINLOCK LLC $16,881 $ R ST AVE FORSYTH RONALD DALE JR $8,569 $3, C ND AVE SCRUGGS JUDITH JAMES $16,350 $6, E RIVERSIDE AVE COLUMBUS GEORGIA $1,134 $ E3-0 25TH ST OPEN DOOR COMMUNITY HOUSE INC $4,037 $ E ST AVE OPEN DOOR COMMUNITY HOUSE INC $6,150 $ E RIVERSIDE AVE COLUMBUS GEORGIA $832 $ C ND AVE CARTER ROY M $57,658 $23, E3-2 25TH ST OPEN DOOR COMMUNITY HOUSE INC $1,702 $ E3-0 25TH ST OPEN DOOR COMMUNITY HOUSE INC $1,862 $ E ST AVE OPEN DOOR COMMUNITY HOUSE INC $6,673 $ E ND AVE OPEN DOOR COMMUNITY HOUSE $2,338,359 $ C ND AVE FOREMAN BRAKE & POWERTRAIN INC $290,230 $116,092 9, C ND AVE FAMILIES HOUSING INITIATIVE $446,900 $178,760 23, C RD AVE MADDOX HATTIE M $397,894 $159,157 6, E3-4 25TH ST OPEN DOOR COMMUNITY HOUSE INC $966 $ E3-2 25TH ST OPEN DOOR COMMUNITY HOUSE INC $1,301 $0 Appendix: River District Redevelopment Plan 104

106 E RD AVE COLUMBUS GEORGIA $203,676 $ C ND AVE INTERSTATE ELECTRICAL SUPPLY $2,036,724 $814,690 37, R ST AVE COSBY TRYONE B $1,108 $ C ND AVE S C FULLER INVESTMENTS LLC $193,426 $77,371 4, R RD ST RUTKOWSKI RANDY JOHN $1,789 $ R RD ST RUTKOWSKI RANDY J $1,789 $ R RD ST RUTKOWSKI RANDY J $1,789 $ C TH ST JONES BEN MACHINERY INC $331,174 $132,469 50, C RD AVE JACKSON BURGIN INC $129,729 $51,892 17, E3-6 25TH ST OPEN DOOR COMMUNITY HOUSE INC $1,707 $ E1-0 24TH ST COLUMBUS GEORGIA $1,080 $ E1-0 1ST AVE COLUMBUS GEORGIA $4,113 $ R TH ST CASCADE FG ASSET HOLDINGTRUST $8,171 $3, R TH ST 24TH - E REAL EST HOLDING TRST $11,018 $4, R TH ST 24TH-F REAL ESTATE HOLDING $8,926 $3, R TH ST 24TH-D REAL ESTATE HOLDING $11,252 $4, R TH ST 24TH F REAL ESTATE HOLDING $11,252 $4, R TH ST 24TH-F REAL ESTATE HOLDING $11,355 $4, C TH ST RUTKOWSKI ROBERT JOHN $4,270 $1, C ND AVE RUTKOWSKI ROBERT JOHN $59,332 $23,733 1, E RD ST COLUMBUS GEORGIA $5,037 $ R RD ST NICHOLS CAROL J $584 $ R RD ST CATRETT RICKY $2,683 $1, R ST AVE GOWER CHARLES A $2,034 $ E1-0 1ST AVE COLUMBUS GEORGIA $6,413 $ E RD ST COLUMBUS GEORGIA $2,022 $ E RD ST COLUMBUS GEORGIA $680 $ E RD ST COLUMBUS GEORGIA $467 $ E RD ST COLUMBUS GEORGIA $593 $ E1-0 1ST AVE COLUMBUS GEORGIA $1,132 $0 Appendix: River District Redevelopment Plan 105

107 E1-3 23RD ST COLUMBUS GEORGIA $1,509 $ E1-9 23RD ST COLUMBUS GEORGIA $840 $ C ND AVE RUTKOWSKI ROBERT JOHN $15,890 $6,356 COLUMBUS AREA HABITAT FOR R RD ST HUMA $6,336 $2, R RD ST CURENTON THELMA JOYCE ADCOCK $1,789 $ E ST AVE COLUMBUS GEORGIA $2,455 $ E ND AVE SALVATION ARMY $130,895 $ C ND AVE RUTKOWSKI RANDY J $30,930 $12, E ST AVE COLUMBUS GEORGIA $805 $ C RD AVE H&CS SERVICES LLC $81,393 $32,558 1, C ND AVE ADCOCK SHERMAN L SR $29,630 $11, R ST AVE THOMAS SADIE AS CUSTODIAN $2,160 $ E ND AVE SHADY GROVE CHURCH $234,970 $ E ST AVE COLUMBUS GEORGIA $106,567 $0 4, A C ND AVE LOWER CHATTAHOOCHEE DIRECT $77,139 $30, C RD AVE LOWER CHATTAHOOCHEE DIRECT $57,949 $23,180 6, E ST AVE COLUMBUS GEORGIA $2,340 $ R ND AVE RUTKOWSKI ROBERT J AKA $2,174 $ E1-7 22ND ST COLUMBUS GEORGIA $147,504 $ C ND AVE H&CS SERVICES LLC $436,904 $174,761 6, E ND AVE COLUMBUS GEORGIA $59,392 $ R ST AVE HAMMOND CLINTON D & JOEL D TRS $8,433 $3,373 1, E ST AVE COLUMBUS GEORGIA $2,155 $ R ST AVE JORDAN WILLIAM RICHARD JR $2,315 $ R ST AVE JONES MARTHA HELEN LIFE ESTATE $2,691 $1, R ND ST SCARBOROUGH JERRY B & $1,664 $ R ST AVE SCARBOROUGH JERRY B & $1,972 $ C ST AVE ADCOCK SHERMAN L SR $12,587 $5, E1-7 22ND ST COLUMBUS GEORGIA $9,807 $ C ND AVE J & K FOOD EXPRESS INC $310,401 $124,161 4, Appendix: River District Redevelopment Plan 106

108 C ND ST ADCOCK SHERMAN L SR $37,707 $15, C ND ST ADCOCK SHERMAN L SR $9,654 $3, E ST AVE COLUMBUS GEORGIA $1,760 $ C ND AVE ADCOCK SHERMAN L SR $231,827 $92,731 6, R ND ST SCARBOROUGH JERRY B & $4,171 $1, R ND ST NICHOLS CAROL J $4,159 $1, R ND ST NICHOLS CAROL J $492 $ R ND ST NICHOLS CAROL J $537 $ R ND ST NICHOLS CAROL J $1,714 $ R ND ST NICHOLS CAROL J $1,491 $ R ND ST NICHOLS CAROL J $575 $ E ST AVE COLUMBUS GEORGIA $4,570 $ R ST AVE SCRUGGS JUDITH JAMES $3,418 $1, C ND AVE BROSS JOSEPH C SR $106,000 $42, R ST AVE WOHLWENDER ED JR & M $2,119 $ R ST ST CHALLENGER COURT LLC $8,072 $3, R ST ST MORRELL SHIRLEY & HOKE $5,031 $2, E1-0 3RD AVE COLUMBUS GEORGIA $751 $ C ND AVE STEPHENS PHILIP JR $677,772 $271,108 11, C ND AVE BROSS JOSEPH C SR $330,083 $132,033 5, C ST ST CALLAWAY HOLLIS B $54,000 $21,600 2, R ST ST CALLAWAY HOLLIS B $18,932 $7, R ST ST CANTRELL JAMES N $1,863 $ R ST ST CANTRELL JAMES N $1,863 $ R ST AVE HARRIS EVA M & NOWLIN EDDIE M $2,655 $1, R ST AVE CANTRELL JAMES N $2,714 $1, R RD AVE EDGE ROBERT C (1/2 INT) & $2,782 $1, C ND AVE S C FULLER INVESTMENTS LLC $23,380 $9,352 Appendix: River District Redevelopment Plan 107

109 R RD AVE VINE TRUST THE $4,398 $1, E RD AVE SALVATION ARMY $22,417 $ R ST ST MOORE ALVIN $1,969 $788 HOUSING AUTHORITY OF E1-0 21ST ST COLUMBUS $1,663 $ R RD AVE BENNER-C REAL ESTATE $6,976 $2,790 HOUSING AUTHORITY OF E TH ST COLUMBUS $825,059 $0 30, R TH ST LEWIS CATHERINE INGRAM $10,085 $4,034 1, C ND AVE PINNELL JANICE ELAINE $10,000 $4, C RAILROAD ST POWERS INVESTMENT LLC $90,000 $36,000 6, E ND AVE SALVATION ARMY $388,540 $ C ND AVE HARRISON THOMAS E $85,728 $34,291 2, E TH ST COLUMBUS GEORGIA INCOMPLET $ R TH ST SPELLERS LINDA F $12,505 $5,002 1, C RD AVE MONTJOY LAWRENCE CURTIS $43,959 $17,583 1, HOUSING AUTHORITY OF E TH ST COLUMBUS $1,320,758 $ C TH ST ADCOCK SHERMAN L SR $46,639 $18,656 2, C TH ST ADCOCK SHERMAN L SR $39,095 $15, R TH ST ADCOCK SHERMAN L SR $3,551 $1, R TH ST JACKSON BENJAMIN $1,904 $ R RD AVE JACKSON BENJAMIN $5,559 $2, C ND AVE ADCOCK SHERMAN L SR $118,813 $47,525 9, C ND AVE FREDS TIRE CENTER INC $850,231 $340,092 13, E1-9 18TH ST COLUMBUS GA $68,902 $ E1-9 18TH ST COLUMBUS GEORGIA $12,153 $ C ST AVE BARFIELD HENRY L STEVE D & $160,754 $64,301 9, C TH ST CITY MILLS PROPERTIES LLC $91,606 $36,642 55, E ST AVE COLUMBUS GEORGIA $1,073 $ E TH ST COLUMBUS GEORGIA $123,014 $ C RD AVE LOWER CHATTAHOOCHEE DIRECT $65,996 $26,398 3, Appendix: River District Redevelopment Plan 108

110 E TH ST HOUSING AUTHORITY OF COLUMBUS $40,271 $ R RD AVE 14TH-G REAL EST HOLDING TRUST $208,812 $83,525 3, C ND AVE THROWER DERRELL A & SHEILA A $482,666 $193,066 11, C TH ST THROWER DERRELL A & SHEILA A $20,110 $8, C RD AVE COLUMBUS SPRING SERVICE INC $152,149 $60,859 16, E RD AVE COLUMBUS GEORGIA $78,325 $ C ND AVE 14TH-F REAL EST HOLDING TRUST $263,486 $105,395 4, E ND AVE HISTORIC COLUMBUS FOUNDATION $659,218 $0 6, E ST AVE MUSCOGEE COUNTY SCHOOL DIST $6,367,264 $ E RD AVE HISTORIC COLUMBUS FOUNDATION $76,783 $ R ND AVE GRAYSTONE LLC $315,360 $126,143 4, C ND AVE DIRECT SERVICE CORPORATION $66,078 $26, C VETERANS PKY WACHOVIA BANK NA TRUST/LWT FOR $129,196 $51,678 1, C TH ST VINE TRUST THE $39,340 $15,736 2, E1-0 RAILROAD ST HOUSING AUTHORITY OF COLUMBUS $35,371 $ C ND AVE SKIPPY FINANCE LLC $624,378 $249,751 41, I TH ST KELLEY ROY T & MARY E & ROY $166,044 $66,417 11, C TH ST VALLEY RESCUE MISSION INC $12,591 $5, E ST AVE TOTAL SYSTEM SERVICES INC $107,267 $ E ND AVE TOTAL SYSTEM SERVICES INC $37,941 $ E TH ST COLUMBUS GEORGIA INCOMPLET $ C VETERANS PKY MCMILLEN MIKE & HART WILLIAM $412,191 $164,876 7, C TH ST LEENAS GENERAL STORE LLC $31,116 $12,446 4, E RD AVE PALM TREE INTERNATIONAL $33,080 $0 3, E ND AVE COLUMBUS GEORGIA $357,560 $0 7, C RD AVE TINDALL PERCY $15,263 $6, E RD AVE PALM TREE INTERNATIONAL $245,218 $0 9, E RD AVE HOUSE OF MERCY INC $454,750 $ A C VETERANS PKY HOUSE OF MERCY INCORPORATED $101,930 $40,772 Appendix: River District Redevelopment Plan 109

111 E VETERANS PKY COLUMBUS GEORGIA $99,753 $ C ND AVE LOWER CHATTAHOOCHEE DIRECT $62,847 $25, C RD AVE FAMILIES HOUSING INITIATIVE $91,130 $36,452 1, C RD AVE FAMILIES HOUSING INITIATIVE $30,000 $12,000 4, C VETERANS PKY JACKSON BURGIN INC $120,675 $48, C RD AVE FAMILIES HOUSING INITIATIVE $55,500 $22,200 3, C ND AVE LOWER CHATTAHOOCHEE DIRECT $27,523 $11, C RD AVE SAMPSON LLOYD B & GLORIA $158,248 $63,299 4, C RD AVE LOWER CHATTAHOOCHEE DIRECT $58,025 $23, E ND AVE LOWER CHATTAHOOCHEE DIRECT $78,281 $ E ND AVE LOWER CHATTAHOOCHEE DISTRICT $501,517 $0 7, C RD AVE LOWER CHATTAHOOCHEE DIRECT $87,815 $35, E VETERANS PKY COLUMBUS GEORGIA $132,749 $ C RD AVE THROWER JAMES W & LOUISE $194,481 $77,792 6, C VETERANS PKY CIRCLE K STORES INC $398,303 $159,322 1, C ND AVE GATES CAROLYN F & THOMAS S $340,516 $136,207 4, E RD AVE HISTORIC COLUMBUS FOUNDATION $77,609 $ E RD AVE COLUMBUS GEORGIA $44,668 $ E ND AVE RIVER VALLEY REGIONAL LESSEE $554,655 $0 7, C RD AVE FRENCH HOLDINGS LLC $347,000 $138,800 7, E RD AVE COLUMBUS GEORGIA $134,071 $0 2, E RD AVE COLUMBUS GEORGIA $84,694 $ E VETERANS PKY COLUMBUS GEORGIA $146,213 $ C ND AVE 14TH-E REAL EST HOLDING TRUST $396,985 $158,794 5, R RD AVE SAMPSON LLOYD B & GLORIA $273,959 $109,584 5, E TH ST COLUMBUS GEORGIA $221,147 $ E VETERANS PKY COLUMBUS GEORGIA $54,980 $ R ND AVE BUSSEY LARRY W $384,022 $153,608 6, E VETERANS PKY COLUMBUS GEORGIA $1,882,325 $0 18, E RD AVE COLUMBUS GEORGIA $23,211 $ E RD AVE COLUMBUS GEORGIA $39,951 $0 Appendix: River District Redevelopment Plan 110

112 E VETERANS PKY COLUMBUS GEORGIA $153,173 $0 2, C RD AVE SAMPSON GLORIA & LLOYD $34,454 $13, A C RD AVE SAMPSON LLOYD & GLORIA $136,419 $54,567 3, C TH ST SAMPSON LLOYD B & GLORIA J $69,755 $27,902 4, C VETERANS PKY JACKSON BURGIN INC $662,900 $265,161 5, C VETERANS PKY MID-SOUTH REST INC LESSEE $974,494 $389,798 3, C RD AVE JACKSON FAMILY LIMITED $948,316 $379,326 10, E1-1 TSYS WAY TOTAL SYSTEM SERVICES INC $98,097 $ E ND AVE COLUMBUS GEORGIA $110,073 $0 1, C RD AVE CHATTAHOOCHEE COMMUNITY $17,740 $7, C RD AVE G&M KENNON PROPERTIES LLLP $8,870 $3, C RD AVE BROWN ARCHIBALD W II CECIL P $13,860 $5, C RD AVE BROWN ARCHIBALD W II CECIL P $10,256 $4, C RD AVE CHATTAHOOCHEE COMMUNITY $40,700 $16, R RD AVE CHATTAHOOCHEE COMMUNITY $14,088 $5, R RD AVE CHATTAHOOCHEE COMMUNITY $9,174 $3,670 1, C VETERANS PKY CHATTAHOOCHEE COMMUNITY $4,994 $1, E VETERANS PKY DEPARTMENT OF TRANSPORTATION $62,334 $ E TH ST VALLEY RESCUE MISSION INC $565,903 $ C ND AVE COLUMBUS FIRE & SAFETY $682,541 $273,017 20, C ST AVE RIVER MILL LLC $61,942 $24, E ST AVE COLUMBUS GA $227,699 $ A E1-0 1ST AVE TOWN OF BIBB CITY $8,625 $ E ST AVE COLUMBUS GA $194,883 $ C ST AVE RIVER MILL LLC $4,625,307 $1,850, , C ST AVE RIVER MILL STUDIOS LLC $2,040,793 $816,317 59, C ST AVE RIVER MILL STUDIOS LLC $459,206 $183,682 4, RIVER RD EMERALD RIDGE LLC $84,499 $33, MANCHESTER E EMERALD RIDGE LLC $58,725 $23,490 Appendix: River District Redevelopment Plan 111

113 ND AVE EMERALD RIDGE LLC $57,150 $22,860 Appendix: River District Redevelopment Plan 112

114 APPENDIX D. COLUMBUS CITY COUNCIL Teresa Tomlinson Mayor Jerry Pops Barnes District 1 Councilor Glenn Davis District 2 Councilor Bruce Huff District 3 Councilor Evelyn Turner Pugh Mayor pro tem District 4 Councilor Mike Baker District 5 Councilor Appendix: River District Redevelopment Plan 113

115 Gary Allen District 6 Councilor Evelyn Mimi Woodson District 7 Councilor Tom Buck District 8 Councilor Judy Thomas District 9 Councilor Berry Skip Henderson District 10 Councilor Appendix: River District Redevelopment Plan 114