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87-1382 WMITE . - CITY CLERK PINK� - FIMANCE COl�I1C11 J CANARV - DEPARTMENT G I TY OF SA I NT PAiT L �/-, BIUE - MAYOR . � F11C NO• �� City t�ttny/JTH Council Resolution , Presented By w Referred To Committee: Date Out of Committee By Date RESOLUTION R�LATING TO THE UNIVERSITY AVENUE/ T.H. 280 REDEVELOPP-1ENT AREA, APPROVING THE REDEVELOPME��IT �'LAN, AND APPROVING ADOPTION AND CREATION OF A TAX INCREMENT PLAN AND DISTRICT ?�JITHIN AND FOP. SAID AREA G1HEP.EAS , the City Council (the "Council") of the City of Saint Paul , P�innesota (the "City") , has the statutory responsibility under Minnesota Statutes , Section 469 . 02� , to approve redevelonment plans of the Housing and Redevelonment Authority of the City of Saint Paul, Minnesota (the "HRA") , and under I�iinnesota Statutes , Section 469 . 175 , to apnrove tax increment financing plans of autlzorities within the City, in each case after a hearing thereon; and ��JHEREAS , the HRA proposes to undertake in cooperation with the Port Authority of the City of Saint Paul under a Joint Powers Agree- ment its "University Avenue/T.H. 280 Redevelopment Project" (the "Project") , and in order to do so has adonted on August 26 , 19�7 a Redevelopment Plan relating to the Project (the "P.edevelopment Project") and in connection with tax increment financing to be provided pursuant to its "Tax Increment Financing University Avenue/T.H. 280 District" also adopted on August 26 , 1987 �the "Ta� Increment Financin� Plan") ; and GJHEREAS, the HRA has submitted to tY?e Council its Resolution iJo . 87-3/26-3 entitled "Resolution Ap�roving Redevelopment Plan For, And Approving Adoption Of The Tax Increment Financing Plan Within And For The University Avenue/T.H. 280 Redevelopment Area, And Creating A Tax Increment District", together with the following related documents : COUNCILMEN Requested y partment Yeas Nays [n Favor _ Against BY Form Approved by City Attorney Adopted by Council: Date � • p Certified Passed by Council Secretary BY � ✓��o� By A►pproved by AAavor: Date Appro ed y Mayor for S to�ouncil By BY C�/��i'- s?�� -2- l . The Redevelopment Plan; 2 . The Tax Increment Financing Plan; 3. The University Avenue/T.H. 280 Redevelopment Study dated February 1987 (the "Redevelopment Study") and Building Condition Survey results ; 4. As part of the Redevelopment Plan, a statement of the method pro�osed for financing the Project and summary of relocation regulations applicable to displacement of Project residents and occupants ; and 5 . The written opinion of the Saint Paul Planning Commission as to the Redevelopment Plan; and WHEREAS , said RedeveloAment Study, Redevelopment Plan and Tax Increment Financing Plan submitted contain an identification of need and statement of objectives and program of the HRA and Port Authority (the "Redevelopment Agencies") for carrying out of a redevelopment project and a redevelopment district undertaking in the Project Area and District, including property to be acc�uired, public improvements to be provided, property disnosition to occur and other redevelopment project activities ; and the Tax Increment Financing Plan contains estimates of the public redevel- opment cost of the project and District, including administrative expenses , amount of bonded indebtedness to be incurred, sources of revenue to pay said bonds and other public redevelopment costs , the most recent assessed value of taxable property within the District , the estimated captured assessed value of the District at completion, and the duration of the District' s existence; and WHEREAS , the HP.A has provided an opportunity to members of the Ramsey County Board and Independent School District iVo . 625 to meet ��ith the HRA and has presented the Board members of said County and School District its estimate of the fiscal and economic implications of the proposed tax increment financing district; and WHEREAS , the Saint Paul Planning Commission Izas reviewed the said Redevelopment Plan and Tax Increment Financing Plan and approved the same as being in conformity with the Saint Paul Comprehensive Plan. the general plan for the development of the municipality as a whole; and WHEREAS , on September 22 , 1987 , the City Council conducted a public hearing upon the Tax Increment Financing Plan, in conjunction with a public hearing upon the Redevelopment Plan, all after ''�-':��_/`-%,�.� -3- published notice of a hearing on both such plans in the Saint Paul Pioneer Press and Dispatch on September 5 , 1987 and in the Saint Paul Legal Ledger on September 5 , 1987 ; and WHEREAS , at said public hearing the City Council heard testimony from all interested �arties appearing on the approval of the ar.lended Redevelopment Plan and Project proposed, on the creation of the District and on the Tax Increment Financing Plan; and WHEREAS , the Council has considered the finding and determin- ations of the Saint Paul Planning Commission and the HRA, respec- ting said Project, District , Redevelopment Plan and Tax Increment Financing Plan, and additional reasons and supporting facts recited herein and in the University Avenue/T.H. 280 Redevelopment Study; NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Saint Paul , Minnesota, having reviewed and considered the documents submitted and the recitals , representations and provisions contained therein, as follows : l . It is hereby found, determined and declared: A. That the undertakings and area of the Project, as described in the Redevelopment Plan, con- stitute a "redevelopment project" within the meaning of Minnesota Statutes , Section 469 . 002 , Subdivision 14; B . That the land in the Project area would not be made available for redevelopment without the financial aid to be sought ; C. That the Redevelopment Plan for the Project will afford maximum opportunity, consistent with the sound needs of the locality as a whole, for the redevelopment of such Project area by private enterprise; and D. That the Redevelopment Plan conforms to the Saint Paul Comprehensive Plan, the general plan for the development of the locality as a whole. . , • (��--�7-`;�.:� -4- 2 . It is hereby found, determined and declared for the reasons and upon the supporting facts set more fully in the HRA Resolution and th.e Redevelopment Study, which Resolution and Redevelopment Study are hereby incorporated and made a part hereof: A. That the District constitutes a "redevelopment district" within the meaning of Minnesota Statutes , Section 469 . 174, Subdivision 10, and that the District will result in the removal of conditions of blight and substan- dardness ; B. That the development or redevelopment proposed in the Tax Increment Financing Plan, including particularly, but without limitation the Project, would not in the opinion of the City reasonably be expected to occur solely through private investment �aithin the reasonably foreseeable future without the public financial and other public assistance proposed, that the usual sources of public revenue are not adequate to provide the required level of such public assis- tance and that , therefore , the use of tax incre- ment financing as proposed in th.e Tax Increment Financing Plan is necessary; and that private investment alone will not put the properties in the District acquired by the HRA to mare pro- ductive use in the reasonably foreseeable future; C. That the Tax Increment Financing Plan conforms to the Saint Paul Comprehensive Plan which is the general plan for the development of the municipality as a whole; D. That the Tax Increment Financing Plan will afford maximum opportunity, consistent with the sound needs of the munici�ality as a whole, for the development or redevelopment of the Redevelopment Area and District by private enterprise; and that the assistance provided pursuant to the Tax Increment Financing Plan is a necessary and desirable encouragement of private development ; an d WHITE - CITV CLERK . . PINK� -�FI►JANCE � C011flC1I CANARV - DEPARTMENT GITY OF SAINT PAUL File NO. ��0�� BLUE -MAVOR � . , Council Resolution Presented By Referred To Committee: Date Out of Committee By Date -5- E. That the City elects the method of tax increment computation set forth in Minnesota Statutes Section 469 . 17 , Subdivision 3 , Clause (a) ; and that this election is consistent with the needs of the finan- cing for the initial District and past nractices of the City. 3 . The Redevelopment and Tax Increment Financing Plans and the Project and District thereby created are each hereby approved and the HRA is hereby authorized said Project and District in accordance with the Redevelopment Plan and Tax Increment Financind Plan. 4. The HRA is authorized to file two copies of the Tax Increment Financing Plan with the Commissioner of the Devartment of Trade and Economic Development of the State of Minnesota. 5 . The IIP.A is hereby authorized to file copies of the Tax Increment Financing Plan and this ?tesolution with the P..amsey County Department of Taxation and Records Admin- istration and P.amsey County Auditor with its request for certification of the original assessed valuation of the District. COUNC[LMEN Requested y rtment Yeas DC2W Nays � Nicosia ln Favor Rettman Scheibel � Against BY Sonnen Weida Adopted,b�y C�ouncil: Date SEP 2 21987 Form Approved by City Attor ey Certified Pass b uncil Se ary BY ��N � Bl. �..�- - Ap rov by Mavor: '� 4 �Wli Appro e by Mayor for S ' �to Council B PUBIIS�D �% ��, v � 19$? - ��-�.�� g Table i Assu�ptions ard 5u��ary: UniversitY �ive, - TN 2�4 Redevelup�en? 5tudy 5CENAkIO C: LDM OfFICE E5TIMi1TE, �X INFLaTION� LayD LEASI�d6, SIN6LE YEAR LAN� RGAUISITICN *i5�li;1PT;�"+S D�VELC�rMEidT PR�]ECTg C�nStr+sction Co�t Griginal Assessed '1a�ue= x2,51G,1U3 Gfiice (,;SJ,OUO sf � #SCrsf1 t79,�'0�,�!i}G �ssessed Val�e af New C�rstruction= #15,714,12� Offi�e-5howrryog ?18��,i�0�� f @ #4u!sfl f7,.32�?,1�UU RssesSed Vatue Reao•red= f966,015 ke�earch til�,��4Q sf ? f�5'sf? Sa,��,QDU fisca; DisDaritie5 i�aol Cantributiar= S�l Light Industry i14��!U sf � S35l�f1 �6,6�5,�1�t? C�r:gir,al Asses;ed Value Ir,fl3t;en kate= 4•fliR New A55E552� Udltl2 Inf,ation Rate= z.0{�X g551�2 ?�y Yr. 1, 34'l. Yr. 2, 45X Yr. 3 ier ce�pl�t;on. Miil kate= �i•1z7 Jiscount ft�r I'eli�quent Tax Collections 4.43 Te.►A af first t+cnd= ?� kverage Acnd Ir,terESt �'ate �i.��ax r� �t r c �� y-�� i „a :��:y il15C_u�. d.�L� �J_t T v .� �55�_t�C2= 4ate c4 1!;vest�?nt Earniags= 4,'•:`i�;:Fi�BL,C E?:P�N�IT!�FES t'� P'i' �� 296 E'rope=t�s` h��i�;tior �9,t'2,:;�� o!t_;�.g_�.iy i � L�Llidl(Iv �Q�Clitl4fi #1�i�7hi�4L� Res;d2'1i 3Rd �US1fi855 �elt,td�lul ��t�'��lHj(i �treet a�z �1}il:�y I�prove�2nt=. f;,237,:�+1C� �N �treet landsrapirq dR'� �1�7�1tlrg tt-��.��5n 5�!�,:t�RY . �.. �e"ef3i 6rauinq l;,,:+;i��;ij�;i ?�i�i Ta;t I�C?�?8!1! ,�i:�vvn�e= �`:,?��'•!,_= �1'2t ��±? `��LC2E'V=' $�sli��t�l,i�iii�St c c: i�tai Fra;ect keven+ses= ;Yb,,;',7,�� Tatai rrcjF�` _��,�, .�;-�.:_;8R,�4=� 'r'ar k��ont af :��n�is = ti'+,487,l7� , ��-�.�� Tabie 3 Pro�ect Cash Flar Annual Prolect I►rco�e Annual Pro,�ect Cos Annual Interest lar� Earnings Total � � Tax on Fund Lease Reserve Annual Acquisition Plannina Incre�ent Bond Balance Q Incone 8 Fu�uf Pro�ect Debt Denolition Pubtic and Year Revenues Proceeds 6.00 Z 10.00x 9.00XRevenues Service Reloration I�prove'ts Admin. �987 �� 0 21,000,000 0 �_ �,____� 21,0OO,OGO 4,000,000 w____� - 15,000 1988 0 1�019�100 54�760 1�073�860 P,369,23� 8�812�500 1,493,450 15�000 1989 0 322,121 136,9U1 459,022 2,369,231 0 0 15,000 1990 64,296 194,60A 301,183 560,087 2,3b9,231 0 0 15,000 1991 346,532 54,24Z 547,605 948,378 2,369,231 0 0 i5,00d 1992 914,142 0 547,605 1,461,747 2,369,231 0 0 15,000 1993 1,775,689 2,100,000 0 547,605 189,000 4,61P,294 2,998,549 0 0 1994 1,83P,356 96,B25 547,605 189,000 2,665,7A8 2,998,549 0 0 1995 I�B90�728 76,859 547,605 IB9�000 2�7U4�191 2�998f549 0 0 1996 1,950,948 59,198 547,b05 189,WO 2,746,650 2,998,549 0 0 1997 �,012,772 44,084 547,605 189,(100 �,793,4b0 2,998,549 0 0 1998 2,p76,554 31,778 547,605 189,000 2,844,937 2,998,549 0 0 1999 2,254,999 22,562 547,605 189,(�OU 3,014,165 2,998,549 0 0 2004 2,326,2�6 'c3,499 547,605 189,000 3,086,33U 2,998,549 0 0 c�001 2,399,591 28,766 547�605 189�(1(K� 3�164�961 2�998�549 0 0 2UO2 2,475,156 38,750 547,605 189,004 3,250,511 2,998,549 0 0 2003 P,552,988 53,868 547,605 189,� 3,343,461 �,998,549 0 0 Z00�► 2,633,15.5_ 74,563 547,605 189,0�0 3,444,323 2,998,549 0 0 2005 2,715,7�7 101,309 547,605 189,t�00 3,553,641 2,998,549 0 0 �006 2�800�777 134}615 547�605 189�000 3t671�996 2,998,549 0 0 2007 2,888,378 175,022 547,605 189,000 3,84Q,004 Z,998,549 0 0 2408 2�978�606 223�109 547�605 189�000 3,93A,326 2l998�549 0 0 2009 3,071,542 279,495 547,605 189,00(� 4,087,642 2,998,549 0 0 PO10 3,167,266 344,841 547,6Q5 189,000 4,24A,712 2,998,549 0 0 'c011 3,265,861 419,851 547,605 169,OOU 4,422,317 2,998,549 0 0 �012 3,367,415 505,277 547,6U5 189,040 4,609,2% 2,998,549 0 0 51,761,606 23,100,000 4,324,341 12,540,147 3,780,000 �95,506,094 71,917,124 12,81�,500 1,493,450 �IO C: ;21 MILLION B�ID, 37c II�LATIDN. LMm LEASING, 5IN6LE YEAR LiWD ACQUISITION BR61, Inc. 25-Feb-20A9 ' �p.✓.� -�- i:�� t5 _ __ IXJMULATIVE lX1MAATIVE Tot a 1 Ft�ID FI�lD Annua 1 BAI.ANCE BF�ANCE Pro�ect Pro�ect BEFORE DTFfR Dther AFTER OTI�R Continger�cy Costs INCO� Incane I� �_ � 0 4,015,004 16,985,0� ~ � 16,985,000 0 12,690,181 5,368,680 0 5,36A,68d 200,000 P,584,231 3,F43,471 0 3,243,411 515,298 2,899,528 904,030 0 904,030 0 2,384,231 l531,823f 531,823 0 0 2,384,231 (922,484) 922,484 0 0 2,998,549 1,613,745 0 1,6]3,745 0 2,998,549 1,280,984 0 1,28Q,9B4 0 2,998,549 986,627 Q 98E,627 0 2,998,549 734,729 0 734,729 0 2,998,549 529,640 0 529,640 0 2,998,549 376,029 0 376,0�9 0 2,498,549 391,646 0 391,646 0 2,998,549 479,427 0 479,427 0 2,998,549 645,840 0 645,840 0 2,998,549 897,802 0 897,802 0 2,998,549 1,242,715 0 1,242,715 0 2,99B,549 1,6A8,469 0 1,688,489 0 � 2,998,549 P,243,582 0 2,24s,582 0 2,998,549 2,917,U30 0 2,917,030 0 2,998,549 3,71A,485 0 3,718,485 0 2,998,549 4,658,257 0 4,658,2�7 0 2,998,543 5,747,351 0 5,747,351 0 2,998,549 6,997,514 0 6,997,5]4 0 2,998,549 8,421,282 0 8,421,282 0 2,998,549 10,032,034 6 10,032,030 715,298 86,9P9,372 1,454,307 SCENARID C: f21 MILLION BOI�ID, 37c INFLATION, Lf� LEASIN6, SIN�.E YEAR LAND ACQUISITION BRW, Inc. �5-Feb-F089 � ' �-� � � ��°��`�� '�' CITY OF SAINT PAUL iC:��T T e•:i 4i / I � I 9, <<. � OFFICE OF THE CITY ATTORNEY no �' �` �� i EDWARD P. STARR, CITY ATTORNfY � 1��(Iiqll� �`< •.• �_ �``�n,,��;��,�"`` 647 City Hall, Saint Paul,Minnesota 5510; 612-298-512� GEORGE IATIMER MAYOR September 11 , 1987 To: Dave Gontarek From: Jim Har��i� . Re: University Avenue/T.H. 280 City Council Resolution � Enclosed are the original and copies of the draft City Council Resolution approving the Project and District Plans approved by me as to form for circulation for signature by (1) the PED Director, (2) the Mayor, arid (3) Councilmember Sonnen, and then delivered to the City Clerk prior to the September 22, 1987 public hearing and Council meeting. As soon as possible, copies of the Redevelopment and Tax Increment Plans , Development Study, Bui lding Condition Survey Results S�nary Statement, and Summary of Relocation Regulations should be hand delivered to the City Clerk for his file. A copy of the Resolution is herewith delivered to Mr. Olson. Encs . _ cc: ��1 =�E?lso� � ' . Gloria Bostrom ��,�7-,J�.� � � . ,..,.�� :�l CITY OF SAINT PAUL INTERDEPARTMENTAL MEMORANDUM DATE: September 4, 1987 T0: Albert Olson FROM: Sheri PembertonC� RE: City Council Public Hearing for September 22, 1987 Attached is a copy of a Public Hearing which is being published in the St. Paul Legal Ledger and the St. Paul Pioneer Press and Dispatch on Saturday, September 5, 1987. Please place this Public Hearing on the City Council Agenda for Tuesday, September 22, 1987. A City Council Resolution will be forwarded to you by the City Attorney's Office, prior to the City Council Meeting. Thank You. Attachment cc: Phil Byrne Gloria Bostrom Dave Gontarek c; �' ., ; !.'- " �J - i � S . - �.`) �1 - r _ .;,� __ � - G� p :;:`-� _::7 . `� � • 4 J �,..1 rr� °^�J � ��,^ �7 �3 �� (i�- � � , NOTICE OF PUBLIC HEARING . � . UPON THE UNIVERSITY AVENUE/ HIGHWAY 280 " REDEVELOPMENT PLAN AND TAX INCREMENT FINANCING PLAN NOTICE IS HEREBY GIVEN that a public hearing will be held before the Council of the City of Saint Paul, Minnesota, in the Council Chambers, Third Floor, 15 West Kellogg Boulevard, Saint Paul, Minnesota, on Tuesday, September 22, 1987, at 9:00 a.m. on the Redevelopment Plan for the University Avenue/Highway 280 Redevelopment Plan and Tax Increment Financing Plan. The primary purpose of this Plan and Project is to eliminate and/or improve those existing conditions _ which serve to impair the health, safety and general welfare of the citizens of the City of Saint Paul, and which also serve to inflict an economic blight u�on existing private investment in the area through public intervention so that private enterprise will achieve the means and encouragement to provide both housing and commercial redevelopment. The Redevelopment Plan delineates the Project area legally described as followes: Beginning at the intersection of the centerline of University Avenue to the intersection of the centerline of Ellis Avenue; thence West along the said centerline to a point of intersection with the Northerly extension of the East line of Lot 24, Block 3, Baker's Addition; thence South along said Easterly Lot line and its extension, to the Southeast corner of said Lot; thence West along the South line of said Lot extended Westerly, to the c��nterline of Curfew Street; thence North along the centerline of Curfew Street to the intersection with the centerline of University Avenue; thence Northwest along the centerline of University Avenue to the intersection with the West right-of-way line to Berry Street; thence North along the West right-of-way line of Berry Street to a point 500 feet North of the intersection with the North right-of- way line of Pearl Street; thence West to the city limits; thence North 475 feet along said city limits line; thence East 78.96 feet; thence South 22 feet; thence Southeasterly 19.35 feet; thence Southeasterly 21.5 feet to a point on the North line of the South 931.2 feet of the Southwest 1/4 of the Northwest 1/4; Section 29, Township 29, Range 23, 86.26 feet East of the West line and said 1/4; thence East 315,75 feet; thence North 272.5 feet; thence West 410 feet to the city limits (the above dimensions also known as the North Star Potatoes property) ; thence North 100 feet along the city limits to the intersection with the Southern boundary of the Burlington Northern Railroad Great Northern line right-of-way; thence East along the Southern boundary of the BN right-of-way to . its intersection with the Western right-of-way line of T.H. 280; . , thence South along the Western right-of-way line to T.H. 280 to its intersection with the centerline of the BN railroad abandoned spur ' Iine (future University of Minnesota Busway) ; thence Westerly along the centerline of the said abandoned spur line to its intersection . with the centerline of Eustis Street extended; thence South along the centerline of Eustis Street to the point of beginning at University Avenue. _ _ . � ��_�� 'Copies of the Redevelopment Plan for the University Avenue/Highway 280 � �Redevelopment Plan and Tax Increment Financing Plan and related documents, including a Market Study and Exterior Building Condition Survey are on file in the Office of the City Clerk, Room 386, City Hall and Court House, and in the Office of the Department of Planning and Economic Development, City Hall Annex, 25 West Fourth Street, 12th Floor; Saint Paul, Minnesota, and available during regular business hours. That upon said Public Hearing the Council shall consider the Redevelopment Plan for the iJniversity Avenue/Highway 280 Redevelopment Plan and Tax . Increment Financing Plan dated May, 1987, and the redevelopmEn: and community development activities in said proposed plan azd determine whether (1) the land in the Project area would be made available for redevelopment without the undertaking of the Project and provision of public financial assistance being � cbnsidered, (2) the Redevelopment Plan will afford maximum opportunity, � consistent with the sound needs of the locality as a whole, for redevelopment of the Redevelopment Plan area by private enterprise, (3) the Redevelopment Plan conforms to the general plan for the development of the locality as a whole, and (4) the Redevelopment Plan makes provision toward development of a viable community in Saint Paul, including expanded and commercial revitalization, and expanding economic opportunities principally for persons of low and m��derate income. All persons interested or concerned in this matter shall be given full opportunity to be heard at this public hearing. Dated this 4th day of September, 1987. � By: ALBERT B. OLSON \s\ City Clerk . . . �� , ��- �7-�;�.z 1 , Z� l � l � draft 4/28 87 2nd draft ��22/�87 DRAFT DRAFT DRAFT DRAFT DRAFT DRAFT UNIVERSITY AVENUE / T.H. 280 REDEVELOPMENT PLAN CtTY OF SAINT PAUL PORT AUTHORITY HOUSING AND REDEVELOP�IENT AUTHORITY ., r � '��/.��- , , , , � � . ' UNIVERSITY AVENUE / T.H. 280 REDEVELOP1�iEN'I' PLAN I. PURPOSE The Port Authority of the City of Saint Paul and the Housing and Redevelopment A hority of the city of Saint Paul (HRA), propose to cstablish a Redevelopment Pr 'ect which qualifies as a Redevetopment Project and as blighted and deteriorated are s under the Housing and Redevelopment Act, Section 462.421 (13); as an Industrial Development District under Minn Statutes 458.191; and as a redevelopment district under the Tax Increment Financing Act Section 273.73 (]0); and to undertake these actions as one Redevelopment Project and Tax Increment Financing District. The purpose of this plan and project is to develop or redevelop sites, lands or areas within the Pkoject Area in conformance with the requirements of the above statutes and with the'City of Saint Paul's Comprehensive Plan, particularly the Land Use, Economic Development Strategy, and District 12 District Plan sections, and to implement recommendations of studies Completed in order to implement the City's Comprehensive Plan. II. DESCRIPTION OF PROJECT AND DISTRICT AREA BOUNDARIES The project area shall consist of tht area within the following boundary: (See Figure 1, a map of the Project Area and District) \ Beginning at the intersection of the centerline of University Avenue to the intersection of the centerline of Ellis Avenue; thence West along the said centerline to a point of intersec:ion with the Northerly extension of the East line of Lot 24, Block 3, Baker's Addition; thence.South along said Easterly Lot line and its extension, to the Southeast corner of said Lot; thence West along the South line of said Lot extended Westerly, to the centerline of Curfew Street; thence North along the centerline of Curfew Street to the intersection with the centerline of University Avenue; thence Northwest along the centerline of University Avenue to the intersection with the West right-of-way line to Berry Street; thence North along the West right-of-way line of Berry Street to a point 500 feet North of the intersection with the North right-of-way line of Pearl Street; thence West to the city limits; thence North 475 feet along said city limits line; thence East 78.96 feet; thence South 22 feet; thence Southeasterly 19.35 feet; thence Southeasteriy 21.5 feet to a point on the North line of the South 931.2 feet of the Southwest 1/4 of the Northwest 1/4, Section 29, Township 29, Range 23, 86.26 feet East of the West line of said 1/4; thence East 315.75 feet; thence North 272.5 feet; thence West 410 feet to the city limits (the above dimensions also known as the North Star Potatoes property); thence North 100 feet along the city limits to the intersection with the Southern boundary of the Burlington Northern Railroad Great Northern line right- of-:�vay; then�e Ea�t :�long the Sau*.h�rr� bQUnd��y di the BI� right-of-way to its intersection with th� 1;'cstc;r. ;igh:�•�f-�.�� iine of T.H. 280; th�nc: �outh alo�g the Western right-of-way line of T.H. 280 to its intersection with the centerline of the BN railroad abandoned spur line (future University of Minnesota Busway); thence Westerly along the centerline of the said abandoned spur line to its intersection with the centerline of Eustis Street extended; thence South atong the centerline of Eustis _ Street to the point of beginning at University Avenue. 1 • • • � - � � �'�-/.3�1'Z , , . _ _ ,, --- � u�� - _,.r- - ; � � i ° �� ; ° ! _-:�=-� — _ . .�r '7 !. -; 1 • / / s - ;�E�a ':.` �.� �' �'�� --\. � j '" . � .��;e ' '} Odp ' Q1� ° ��ii� � '�� . ��. � � -Q"I �,��r�� I � � --� •-- ___�_j /��. • : � ,�.`-- � _-- �'� �O �� ---_r:-- �- �/ a i . ��`• . '�0-'� � �- �, , � ,. � i i i, /� , �, �" �d'`-'�-`, � , • �^ a. i � / �, i� . I o . �r�' �.Qo ,� �:., ;; c� � _—J—_ �� i 4-_��/ '�\ Gq �. �._.___ — .��-'"' ' ._ ••" --� ' ' _^� ,_ . � i Q� �:�o�,� ` - � ^ /� �-- � j �,�� 1 O 71. �O � ��- 11� '�r!' ~ � � � �Q ' � /. ; .,�� _ �" C.� - ( , �.1,: �Q�-�-r`o� Q;' ';O:,i ---�-- �"_='�� ' ; � I ;j J' �_C7 _7 ib- � -� � � ,;�Q� r�� -,�� f� � �� , ol � ;�_p�� ,� p—;' 1� �: �ip p i !�B-' Q�. �,�,'�'r ' �' I P��I �,�--'-'•� Q " � ,�� : ' ' 'I�Q j -� o, °�d�, � �,� ' �� . : I .i�,_0 1`' b�;� t `'�� PQ - o ; _ _ I ;�',°_,., °�-,�°�:� �, �o� - 1 � ' . � _ — `�`_'�`' --– �`' s � °�'':p�.'� , ��. �� d �TM ;� �O �- i - I � � Q� f�J �--`;p ` ; O�-��\ ' L I� .� \\ ' � �I I �',� .�y(-�^ft` d.-= 6 '�� \ � � � . � I '" V ! i L- � ,,o � (� �� - C , , r� _ 1,� o. o - I,�, . ,1 � - ��_ \ , _ i ' � � � _ -�.v'; �"°�,f�-�� o ,,� ; _- �. . ' q _ ' ; _"` _-� . -o-�-�, ;�� n ; r'� �( / � a.� \ , � � j = ��`��_SL.� 0• ✓ �i �O �( 1 � �\�h � C.' � i 1 �� !r'� �, �/ � \ v� � 1 ( ' ' �'9�� -Cl ' � ' ��1 I o � ; � � �� .��-q, a � ; ° \� flpo� ,��, _� �. v' ` ' �' �,w� �Q �B�vL.E55 N..dCE !�(��\� �O i O \ /�� .0� '� . �_ a/�-� _ . J(^f�_1 //�/— �'/ V'p� , flj . � I /� \�� \:y1q(E � . � � ��y p u l �` �'�\ `�-t t/ �y` � � �� _ \ -;•�v\1r9f � ..\`� K�_. .� I ��. �. V�-" r"'—�� \ � \c E��..� � � . � .��,� L . �p 1; i�"_ I'`�� .��. ' � il ,1 .' P O _ ' ;i� _ � ' � __ ; I � , ' '� — i� i � � �. ' , : . ' � 'i' , �-q-��,_o--�---_- � � ;, , . , 1 .I , ❑ �.Ca..a.n_ �. `,� � �. � ; �.Jo o � o,� � � i`� � N.L7 _JMI � � � � , ,,1 � YO:G'::pO ' ' '- ~ i `\ , `� i /1 yrp_T.- yj . �Nj ' ^ : ; v�?�l �oC-�a a�-i ; - `Fq f�, !�` o ,:,� �i . _, � i j �'v' �\LZa��!�� -- 1..--� ��\ S�Tyq.\ ` � ��t ', 4 �- /� -� f �--� -,r i _-�1 ' _ l�� ' � - -�Z_ I — gua�ve- - --- - _ It I - . ,T ��-0� Ftl_�Q. . -- r- -_?_ ; -�—�`�-� � — - -- - at� I� _ v ; `ar �i ' 1 \ � -aa-- �' '�c:��:` ' , i � � � � i � �� `� !., ' � �. • '= r � a �-_�- ��o- o � _ , i ; \,/ . FoB�Q� j=- �oa � ; f o Y , ` ; - � '�� I p o o _ ( T d ��. �� - I n� . r - ' y s� � . . �� '-�� I `� ��° _ + � j' / � a. __ --�r-� � .r �_� �—! _� � ., �,�� , 1----r�..—.� �`,_-- r-- ------_....,... 1 _ `J 1.1-�_ . �i �" University Ave.-T,H. 280 � °�°°�^°•�• figure � I _ � ' Redevelopment Study `Redeve{opment_District_ i CIt� of St.Paul-OepartmeM d Rannin� .nd' Economic oe�►e�opmer�t .�� ' • ' ' ��7- /3�z , , �, , . . � III. OBJECTIVES FOR THE UNI�'ERSITY AVErUE / T.H. 280 REDE�'ELOPAIENT DISTRICT The purpose of the University Avenue / T.H. 280 Redevelopment Plan is to implement the following goals and objectives of the Comprehcnsive Plan of the City of Saint Paul, including the Land Use Plan; Economic Development Strategy; and the District 12 Plan 1983, and additional objectives in order to implement these Plan policies: Land Use Plan: "The City wiil continue to work with private developers and the Saint Paul Port Authority to facilitate the maintenance and creation of energy-efficient industrial parks." "The city will develop and maintain an inventory of vacant sites and facilities suitable for industrial use to meet a variety of industrial needs." "To maximize employment opportunities and land utilization in Saint Paul, labor- intensive industries -- with high jobs per acre rations -- should be encouraged to locate or stay in the city." "The city will investigate zoning provisions and fiscal and non-fiscal incentives which can be used to encourage labor-intensive industry to locate in the city" The Land Use Plan designates the University Avenue / T.H. 280 Redevelopment Area for redevelopment for labor-intensive development. Economic Development Strategy: "Saint Paul shall continue to provide assistance towards industrial and commercial development, within a set of guidelines designed to ensure the most efficient use of the city's available land and development resources." "Saint Paul shall increase the supply of land available for commercial/industrial expansion and development, focusing attention on specific parcel sizes and types required. The city, through the Port Authority, shall continue its policy of acquiring land for industrial purposes, where that land is not better suited for other purposes. Examples include vacant or under-utilized railroad lands, or other parcels that are sufficiently removed from residential or commercial lands so as to not adversely affect them" "Saint Paul shall pursue institutional policies and changes designed to improve its role as a facilitator of commercial and industrial expansion and development." �isi*icr l2 Flan 1983� "The District 12 Community Council should encourage private image improvement on a property-by-property basis along University Avenue. Problems which need to be treated include poor building conditions and treatments, inappropriate signage, . lack of screening, and lack of trees and shrubs." 3 . • ��T-�-�.� , , - , . . , . .. � . � . - ---f--- - . ��u�u�ii�n�ir�ii�u�i _ � � � � _ _ � � � �. _ ; � o r _ ; ' '� ! . --�%'�`�o�� o�g-o :■ - -� ' ! . -o � �� : �( � � � , � f � U —1 � . ,�. ; �/ ��e,��b��. ',� f �.. I I � �/ � , � � � : ,,.�. - � 4, ,O., .��. �� I ;�:; � -:� ;:;; a QP� -�� . ��--�'_ /� `1 � � 0;;'� ��a�i`'`�. REDEVF�4i�AS "-;`, � �� ';�o��q� oQ�,:�i,�. . o �, = J� �T � ARK �� ;` ; � � _�� a �� Cp. ' i � � � �'.—��--1' �. ',� \� — /� � � ' - �� C 4 _ � , � �� ° :�� ,'�� , � � � � �..,� �:_ o � �. ' � � �. � � �~�' �- .�J `�� ` _ + � i ' ,� ^.`' '� _ � ��4� -Q��t. ��. , �o��,.. , , :�' ,�,,,,�� _ _ � ;� , . _ , r.'�" 1 - ; , ; ��C�-- ��,�. .�„�,� L P �� ; ��' '� ,o _ �, , � ; ;� ;,� _�,,.�o_� � o ' �� ,� � — - � �" ' `� � � :��I TRAF I I� - � '�C- �`�'�� ? \�y p , 1 � � _ I � � - � •� ,�. i ,�' :� R _� � � � � �� , � .�,! � � , � � o �. �T,. � , . � i � ; _ � � , ,% , , � �.� ,� \'�\ , �_ _ , , � f\ �p��, ,. �� / _ ,��! ,.%�:�;'��°'°:�\,\ �� ; i , �,:,�� -��0�'C� j� , � � /� 1 � j � �N � �.� ��'1>„ ,. , ;;',� _ �W� � ` M�edtqEE�// \I � �: \` =•�(f��// �G✓�Q � '�-T- - � ry �� ' �� . \� r� �p� o�I ' + ,,r� �' � ,,�� `� O � I�� j � - ( ; `�. \ �'� � -�'��o�_-�!�f! � � _ � :: �� ;� � ;�� I ,-� �.��;�� F � - ; ;�;, ,� �� Ja� ' � � � r��I �f .4�;O�_ !^�i F � �.. ;��I�j ��,�� l.�o rt :., Ni�F � .I�I� ,i�" � � I�o � o ;;II � R R , 4� �� '� ♦ .� �T �Ui��; , ."� �-°�- �_� __ yq� '� 1'4 �� - �i� I ��,� �.,� -_ I y< - I��/I ' -'�'�-' �� ` "' LAN S PE Q , , I � � - �; ► -+-�;(i � �� ,� ( � ' INTE �HA ~ � � � � � � � ' c��i; i , �i � AR . � - • �' �--�' � -�^r-� � ' � i = �. , ° ' i�I BU E IN tfS�RY� / o � v , �� 1 � I II 'AN[�S��P�:� , � � Ty S �/! ��,, I I � �� _��Ii r-- ' 1'yl�a--a , � I � ' � ,�I ;._.___ _�:�� .�_ _): �� ;�,�►-- i � ► i , - -- " -- _---. l . , �, � -- --� ---_---- � _ % '.. .- - IWKiII AV{. � � �ir�� I �—�T�' �p o�_ --� '�1 �T� �r1—T�Tr 1 (- - Universit Ave.-T.H. 280 F19ure 2 � y District 12 Comm�ity Counc� ' Redevelopment Study Redeve�opment Strateyies Cfty of St.Paul-Department of Plannin� ,. and Eccrwmic Oevebpment .�,� - a , , .. �'� . , (?��-�3 T . . , � � • w The City should work with the community council to improve areas of the University Avenue corridor maintained by the city. Deficiencies include inconsistent sidewalk and boulevard surface treatment, frequent and duplicative parking and directional signs, lack of trash containers and attractive street lighting, and inadequate landscaping." "Encourage private development of vacant lands in Energy Park, the former Sussel Company property and the Admiral Merchant Trucking property. Commercial and iadustrial uses with minimal negative impacts on nearby residentiai areas should be given highest priority consideration. The District 12 Plan designates the University Avenue / T.H. 280 Redevelopment Area for redevclopment into higher intensity industrial uses. In 1985 the District 12 Community Council completed a "Development Strategy for the West of T.H.280 Arqa", the Redevelopment Area. That strategy took The City's Comprehensive Plan recommendations and applied them to the Project Area. See Figure 2. That strategy recommended that a Rede�relopment Project be undertaken by the Port Authority and the HRA in this area. The Strategy recommended that the area be redeveloped for the creation of light industrial, office/research, and service related industries with an emphasis on labor-intensive activities. The District 12 Strategy also pursued the District 12 Plan recommendations regarding University Avenue, emphasizing the need to improve the physical image of the avenue and of T.H.280 as gateways into Saint Paul and this major employment ccnter. University Avenue - T.H.280 Redevelopment Study Based on the District 12 Plan and the District 12 Strategy, The city of Saint Paul completed a Redevelopment Study of the Project Area, further refining Comprehensive Plan goals and objects as well. The Study defined the fQllowing goals for the Project Area: Increase the number of jobs in the Study Area. Design and market the Study Area primarily as a location for small industrial- office businesses which have a high ratio of employees per acre. Increase the assessed value of real estate in the Study Area. Attract high-quality land investments by creating a comprehensively-planned industrial-business park which provides a development environment comparable to the better-quality contemporary parks. Improve the image of the Study Area. Respond to the needs and desires of the community in the Redevelopment of the Study Area. The "Redevelopment Study" further elabarat�s �tratega�s which the Port Authority and/or rh� HRA w;il cnr,z�der in :he specific implemencation acrivities to be r,onductcd in the . Projcct Area and District. c � � �- , ��3�� S � � And the following objectives, important to the imptementation of Comprehensive Pian recommendations and directions: i Tq�remove or rehabilitate substandard and blighting buildings. � '1'o assemble adequately sized parcels for redevelopment. To coordinat� acquisition, site preparation and improvem nts, provision of necessary public improvements and facilities, and to sprea and equalize the costs thereof, in order to accomplish the entire project developm,ent at a cost reasonabiy related to the public purposes to be served. To provide private developers with information regarding zoning; land use controls and other City and Pian requirements; information and assistance in obtaining construction and permanent financing; information and assistance regarding construction of site and public improvements and measures necessary to correct site conditions, all in accordance with development agreements. To finance the development costs of the Project by means of tax increment generated by the Project improvements and development. To finance development by a combination of private and public financing under authority and subject to the requirements of federal, state and local law and ordinance for the provision of revenue bond financing. 6 • • - � ��7�.�1�-- � �. . IV. LAND USE PLAN A. General Land Uses: A land use plan for the project area was created based on the directions and policies of the City's Comprehensive Elements and on specific studies done to implement the Comprehensive Plan directions including: the market analysis, the anatysis of physical conditions, and tested principles of land marketing and urban design. The land use plan includes these components: - Office buildings - Office-showroom buildings • Research or "high-tech" industry buildings - Light industry buildings. Figure 3 illustrates the proposcd pattern of land use and the approximate amount of development that may be expected for each of the four components. The plan proposes a natural progression from greater to lesser development intensity between University Avenue to the northern end of the Study Area. Generally, the higher- valued uses are given the more prominent site locations while the lower-density uses are located on interior portions of the sitt where access and visibility are not as good as in the more prominent locations. Office buildings are proposed between University Avenue and Territorial Road to take advantage of the good traffic access, make the most of this valuable land, relate to the Court International and Hubbard buildings, and help provide a strong image for this portion of the University Avenue Corridor. The office-showroom area should be located on the interior portions of this site, primarily in the area north of Territorial Road and west of the office and office- research development areas. The office-research buildings could be located along the TH 280 frontage road between Pearl Street and the existing Burlington Northern spur tracks. The light industrial area is best suited for the vacant land west of TH 280 and immediately south of the Burlington Northern main line. The pattern shown by Figure 3 presumes that the University of Minnesota chooses to locate the parking lot for its busway on the Schnitzer site, located west of Berry street and north of Territorial Road (part of which is in Minneapolis). This would free the previously favored site north of the busway for light industrial development. Access to the parking lot on the Schnitzer land would be from Berry Street and Territorial Road. The Schnitzer site is not within the Project Area or District. B. R�-ZOII1R� All property presently zoned I-2 north of Territorial Road and within the Study Area should be rezoned. The I-1, Light Industrial District seems most appropriate. 7 -, , . � �,G'�7-/�� ; ; , . � . ;`� • . , k----_ uo�.+ousrnr _ --+ �_� � srtt na000 s.f. ; ...�,r. � i staa:a�,000 s�. , � `�. ; \� ' � �---- —� � � •� ' � �.�Y � .� 1 � ,- srr�:zas.000 sf. ' i ) � / staci_sa.sao st. �'-Q--�` �. 1 � , .�i.;::'.�� \,Ce� ,-::^ '`� ! ` � �" o -� �' �. � ��'=°s� � '� .�,QoO.':a ;�p:� ; Q`�- �� ;� .>�-°��' ��; ' � � ` � � _ 0��.� � � i\ ,: G . .�_.�•t. ��0;� �' ucs�r�ous'TMr � � ..'t. ..� i''��" �'. . i: .. �Q,�.,'�t: :� 's� ' SITE 226.000 St. ," � j �';•� ' f. •� �, �'• � �, OLDO:67,600 SF. ; �•� I ! O � Q �:i.Q\Q. J, O� '' ; s ; � �,a�• C�`� ��. �`?-p� • :• '� _....��.. + � Q` ` ..'�`:v..a�-'`,;��y� � ��I ; •--. �..� `�� 00':"�;, v�� :.:vr::ii:.:�•.�USMAY 4 � F"'. l: . �, • F�-�"' � , 1 .,... ...... ...... .:.. : ......:......::.... ...::::::.. , ; . ......... :.... b ._o �.�':�.° _�__ � , � �:o �,;-:� ,o A.ANNEO l)NERSffY OFFICE/SlqWROOM � RESEARCW'M(iN-TECM' , t C� L'� -_. �:,' �� • � '. �j W MMINESOTA SRE 412.000 SF. � WWSTRY i ' p-� i � -- � ! i� Qt ( REiIOTE iAlrC110 SI.O�i_61.000 Sf. SfTE�/0.000 S.f. p � E} .^ J. :i . e�co,:ae.soo s.f. � � :b d � - Q�.i �. � '� ; �: ` � �` ; � ;..�.._�,, ,.�-�.a'` �'. � , j! • =•� � �i► ; � � �. ....� '`:��''�`,l'' .. ',.,, �� p�� ., �i ° �`°. ��'',.,. }� ti+ l ' T�, �j �� ."•� �.'�' � ] � /; � - -. _�- r .�.+. .•ou:\ .i `°'' , C /EAIIL STREET r. .: Q .�6�, � '�� ,,:' � ,• � a � �, ��;�_ 7�0 � :� a �� , �'� �� `°p �;G � - � '�_` �o j � .'�'� ': -�` o�c�srwwnooir , "��„�, •:,�, ��,.' � �-_��' � � ' .��,Tt �:.� , I �:•�...�.` S(TE:3Y5,000 S.F. i � -'wti. -ti �."G--'� "; I. '/J � � � SLD4:1/0.500 SF. � z V ,,,.{ ^. � i. .� . .� i f t x � l/ . . � � ' I i � � � :�� O f 1'� i� � � � ; ... � - `� � ,� �; 'i ' '�,yl� � i _^....� � � 1/ � ; i \ �" ! � '�� 1►� i a � J,/ ,/'.�.� : .,,� : ;,. .\`.:� / '�qo;, � ° t�p�� .,� ,- ��I •:�.•': :i: ( � � � \ � �_ :� S., ra,� � •� ,� ;` ' �. �\ i sa_.FS�xn� �� ` .s=.', ;� `� ,� � . �'.�.!.C, .� �L: . r"� � �� Q\� ,�� ! . ��!�:"�, C7�o.i � Q '�_- I �'� ' �' pf}10E •.p P; O � 'f" srrE ass,000 sF. -.� �� ,�..-:,,( '� �.�j s�oc:2sz,soa- ,' , �- --y: �-. � 4ss,000 s.f. �� : ; � ---� ,� -.._ � �., , r�l �s::a�_ �_a, ��T\.` . ' ❑J ��.�_7 w.i � .. ��: � i �I� �\ � ��.:A Q �o.� 1�`, - i � � �� !��C� O� � �; �`. . ' .:" � ,(�� C+ ,:,; ! =:c, !/N , � �`' �; I% {� i,DQ"o.�""' I" j � � c �V �' �. �3�'� 4-%� ��;: �C-��`?�;�. � �•`., F9Sjj., , , € .�" � ,� I �--` �, . �_=-�.i=--�: �L ��; �q � � _ _�;I �.j2 ,� A � � _. �.} . . ��.� :•�!'�3.�I� �i I�r –�._.__. '��-,:`t�X\'�� ' I �i R ____ _."_ , i � �Fb�''..�L�d ! t �1 �Ca.�` ! � �.__ �I i \ ' ' !_, ,/ �a ��-!' .^��i �' � _ � � `'� � r ��`' C� � . ' �o r-- t .: r.� � � ��. �;� ��-_�-� ;i I` ��-- ,� �„/ '�/. : �?° � I�}�[� r� �----., � t i [r �. g-- .ti ��---� ' �� .. •• : f . �. ; IS'C? �4_ � � �, �;., n, !I' •y�s. �� - : �- �.. --—a C, � , �; a , . : � �[��c�' '�� i __ , ---�--� �----� � : � �; �,`�/i` :.�<,�/'' �-._---� �-�-..' !—_ , i`�_a I �� ; . , .. , �--. :r-�-a ; t ( I�-cl� J �,_J '-- .----- --` __ _�� - -_ _. _ - -- . -� - . � uN�vE v �.�--� t�,c--- --—---_ �y�-py� � _. — -_ _._ ; — .—_-� �-- �-_ � ,_ ,. ► r'�5-t� :�f"T-�.'f;t--��I J f_1�. i��o �. ; ! i �,J 1. � _.._ i � University Ave.-'T.H. 2HO _Flgure 3 � . Redevelopment Study Land Use Plan �ca�► a s�e.�-oe�� a �+a�� ; .�'1� o , . . . . c�� .. . . , . � As an aiternative to the I-1 zoning for the office development between University Avenue and Territorial Road, an entirely new District, called Ot'fice Service-2 (OS- 2), is under consideration. This District would exclude certain uses associated with the I-1 District while allowing executive, business, and professional offices with building heights of up to six stories and floor-area ratios of up to 3.0. The present _ OS-1 District would be suitable for the types of land uses desired but would not allow sufficient building height. C. P�operty Clearance Thr land use plan proposes to remove most of the existing businesses and all of the housing in the Study Area. The only businesses which would not be affected wouid be the Hubbard Broadcasting complex west of Berry Street, the Soukup warehouse at Berry Street and Territorial Road, and the North Star Potatoes building in the northwest corner of the Study Area. The Hubbard complex and the North Star Potatoes property are not within the Project Area or District. �1 D. New Industrial and Office Lots � Land will be replatted as development designs materialize. Office sites may be approximately 140,OOU square feet while other office-industrial activities may require parcels in the 90,000 to 210,000 square foot range. The street alignment will allow the creation of appropriately-sized land parcels. Standard City of Saint Paul procedures for replatting of subdivisions will be followed for all developments in the Project Area and District. E. Street Alignment and Traffic Circulation. All of the present public street\rights-of-way could be used in the proposed industrial-office park. The right-of-way at the entry points of Berry/University and Territorial/Eustis should be made wide enough to accommodate a revised median as well as special entry landscaping. Several altcrnative street alignments within the Project Area may be considered for implementation depending on the staging of acquisition and replatting of parcels for aew development. These alternatives will be reviewed by the Port Authority and the HRA before implementation. Standard City of Saint Paul procedures for street vacation and dedication will be followed when platting new streets. 9 • • • , ��-i.��.2 V. REDEVELOPhiENT TECHNIQUES This plan envisions the permitted use of ali techniques or powers authorized through Minnesota Statutes 46�2.411 through 462.591, 458.191 through 458.192 and 273.71 through 273.86; by th,e City, HRA, Port Authority, or other public agencies as appropriate and necessary to carry out the implementation of this Plan. No provision of this Pian is to be taken to limit the full exercise of these powers. The following techniques are cited as examples of ineans to achieve the objectives � presented in Section D above: A. LAND ACQUISITION. The Port Authority and/or the HRA may acquire all property in the Redevelopment Area, as authorized under Minnesota Statutes. Acquisition of property wiil be considered because the property in the Redevelopment Area is found to have one or several of the following characteristics: 1. Blighted areas, buildings, and other real property, where removing such can remove, prevent or reducc blight or the causes of blight; 2. Open or undeveloped land biighted by virtue of conditions which have prevented normal development by private enterprise; 3. Underused or inappropriately used land which may be converted to other uses recommended by this plan, the City's Comprehensive Plan Land Use section or the District 12 Plan 1983. 4. Land necessary to complete parcels which would be suitable for development; S. Lands acquired by the Port Authority and/or the HRA in the undertaking of other redevelopment projects and presently available for and suitable to the provision of development as specified in the objectives of this plan. Acquisition of property will be undertaken in strict adherence to state and federal statutes (as applicable) governing procedures for such activity, including the provision of relocation services, assistance and benefits in accordance with Minnesota Statutes Chapter 117. B. SITE PREPARATION AND PUBLIC IMPROVEMENTS The Port Authority and/or the HRA will undertake or cause to undertake those actions deemed necessary to prepare acquired sites for redevelopment. These include, but are not limited to: A. Demolition, removal or rehabilitation of buildings and improvements; 3. Activi::�s ta correct�adverse charact�ristics of the !a�d, soil or subsoil conditions, unusable subdivision or ptat of lots, inadequate access or utility service, or other development-inhibiting conditions; C. Activities deemed necessary or desirable to remove, reduce or prevent other . blighting factors and causes of biight; 10 . . . , �--��-�3�� , , D. Other activities deemed necessary or desirable to improve and prepare sites for devetopment rehabilitation or redevelopment for uses in accordance with this Plan, the District 12 Plan 1983, and the Land Use Plan and Economic Development Strategy sections of the City's Comprehensive Plan. E. Installation, construction or reconstruction of streets, parkways, transit facilities, utilities, storm water drainage, parks, walkways and trails, and other public improvements or facitities as necessary or des;rable for carrying out the objectives of this Plan; F. Any studies or research that may be necessary to determine the traffic or land use impacts of any development proposal and/or particular street and traffic pattern. G. Provision of relocation services, assistance and benefits in accordance with Minnesota Statutes Chapt. 117. C. LAND DISPOSITION AND IMPROVEMENT AGREEMENTS. The Port Authority and/or the HRA will sell, lease, or otherwise dispose of acquired property at fair use values in accordance with the requirements of applicable laws and plans, and after review of the proposed disposition by the appropriate d;strict council, and subject to purchaser's contract obligations, by any or a combination of the following methods: l. After clearance and/or provision of site improvements; 2. After rehabilitation at its fair market or reuse value so improved; 3. Without clearance, to rehahilitate, clear, or otherwise improve the property for the purposes and accordance with the objectives and requirements of this Plan; 4. To public bodies for the purposes of providing public improvements or supporting facilities; D. PROMOTION OF DEVELOPMENT OF THE REDEVELOPMENT AREA To implement this Plan, the Port Authority and/or the HRA will provide for, or cause to provide for, the following, as is necessary and appropriate: ADMINISTRATION of those public processes and requirements deemed necessary to support or allow development/redevelopment oi property to occur in accordance with this Alan. If applicable and advisable, thc Port Authority and/or the HRA will provide or cause to provi��: Coordination of project activity, financing and review with human service agencies, citizen participation entities, and other state, regional and federal government agcncies; ll . . . . �� .�� .� -� � � Initiation of vacations, rezonings, dedication of public rights-of-way, or other public actions as may become necessary to implement this Plan, in accordance with state and loca} statutes. This will be undertaken by the Port Authority, HRA or the redeveloper. Enforcement of building codes, design controls, site covenants, provisions to ensure compliance with state and local requirements relating to non- � discrimination, income levels, environmental quality, faithful performance, and any other public objectives relating to the purchase, development, improvement or use of the land; Property exchanges. FINANCING to provide affordable sources of financing to private companies inwolved in developing components of this Plan. There are several financing mtchanisms that can be used as appropriate to accomplish the objectives of this Plan. They include, but are not limited to: Tax Increment Financing Industrial Development Revenue Bond Loans (Taxable or Tax-Exempt) Other Revenue Bond Loans (Taxable or Tax-Exempt) Urban Development Action Grant (UDAG) Loans Acquisition/Lease/Sublease Land Lease Equity Participation Development and Rental Assistance Payments Interest Rate Reduction Implementation of statutory authority for creation of projects and undertaking of activities where it is appropriate to use other Financing methods. In selecting methods of project finance, the Port Authority and/or the HRA will take into account the forms of other assistance available and negotiate with individual developers so that a method can be chosen which provides sufficient incentive for the developer to create quality product. E. URBAN DESIGN GUIDELINES There are at least two prominent considerations involved in the overall design of this new industrial-office park and in the design of individual sites: The importance of quick acquisition and removal of all blighted structures, and the creation of new development within a unified design guidelines. B��ilding I�esign sn� i andscaping GuidPlines Successfui marketing of the land will be boosted by an image which indicates that this is or will become a competitive contemporary industrial-office park. Second, this location is strategic to long-term efforts to enhance the future of the University Avenue Corridor. Therefore, the following guidelines, graphically summarized by _ Figures 4 and 5, shouid be observed in site planning. 12 - . = C�.��-�.��-. - .. - ' _ -' � y,�� ' �._ _�y i � '� � � � - ��._�''� �i t�� : ,; ; =r'�� ` i �`� _-- �-., a--; i �% .��,�% . `.�D ir __}�?,sc:O _�^�\ �-�' .�.'� / `''��y ,� O�� r 4�Od0,�a,Q 1 ;;�—-- � � � � , ;�,'�� j' + �� . -- °J�` `� Q!� � . � :,• � ;,,�. •cyrr" '1,>•:� -��,�•I �/ � � /� i\ •! %.�1-`' `; V�/%. • • \.r n;� . � . � :� .. �:�i� ' ;``� _ . I � . ( • : '� ��a�'7 .. � i )�•�•. =j�:'.; Q 4, ''• 0 �: : ;�Q . 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V � ,'.'� � / \ �t yw'��rc f'.L i 1 . � � � � � l _��' ►dl f 1 �-- . . i�� i`� -�� i �,,��- �' �. ! @'[Q_ I�_"'� Q�i��; _ .. �'_� n_ ' . i : '�,f • i �, . D i a�. ; � - � � o'��. � _ �.!�; f-t� a - i i i' r' '� ��Ty. . ; m � �-----... . - -�;: a �____ .�- : .:t= _- � ; ,;�_. � ; s�.. :�;kJl.�-��.! '' _�il' r-•--- � l a '�t � _.p I ' ' Ii /'�` _ ._. �:�--e�:I f � ! �f_d p �—J J: � � . . `� , _J �. � 1 ' �—_ �, .____. . . . '�,_ . ._'__=cc—'_' �. . _ ... ._ _ ' _ _.__ _ . .__�__.._ �.------- — — _ J , _ _ _ � - -_ --•. , _._.__. _.___._ ' mu«uh ivE -- ' '-- - - --...--- � -- - , _._. �_ _ ., , — - , - --- ---- . ..-. _• �-? �Y��'ez,-�`�'U'-T—�'T faT-�� Oo: � ,. ' � __�; ' ;';:r�: -� � ---- _ i University Ave."T.�"�. 28� Figure 5 I Boulevard Landscape . Redevelopment Study Concept c�ty o� st.aa�-Department d Ranninq ; . � and Econornic Development Q ,�,� 14 : . . . , ��7� �3��- . . , , . � 1. The block between University Avenue and Territorial Road should be devoted to office development. At a minimum, office buildings should be sited along University and Eustis if office-showroom uses occupy a portion of the Tcrritorial Road frontage. 2. The southeast perimeter of the Study Area as indicated on Figure 4, Major Urban Design Guidelincs, should contain buildings and open space rather than parking facilities. 3. The most prominent building shoutd be placed at the intersection of University Avenue and TH 280, a location which has high visibility for passing motorists. 4. A strong sense of arrival and entry should be created at the intersections of University and Berry and at Eustis and Territorial. This may be accomplished by the following means: - Plantings according to the Boulevard Landscape Concept, Figure 5; - A tastefuliy-designed sign at each entry, naming the area. - A raised concrete median extending approximately 125 feet back from the intersection. This median will also assist in traffic flow. 5. There should be special emphasis on the University Avenue landscaping in accordar,ce with the boulevard landscaping concept presented by Figure 4. Secondary emphasis should be given to boulevard landscaping through the balance of the industrial park. The purpose of this landscaping is to unify and identify the park and to aid in changing the present bleak image of the vicinity. Use of Development Covenants to Implement Design Guidelines Throughout the Redevelopment Area, the Port Authority and/or the HRA's private development covenants should be applied in order to ensure minimum standards for site design, building design, and site maintenance. Each site plan should be carefully reviewed for conformance with other developments. The Physical Planning Committee of the District 12 Community Council will be involved in this site review process. Acquisition Schedule Relation to Design Guidelines Finally, the plan for land acquisition is important in achieving the desired change of image and indicating a public commitment to the project. The entire tract of land is proposed for immediate purchase in order to remove unsightly buildings, and affect a �oxnplet� image Gh�nga f�r tha st�dy area. 15 . . C,��r ,3��- Design of Street and Utility Improvements i All of the present street surface on Territorial Road and Berry and Pearl Streets � will have to be reconstructed in order to alleviate structural deficiencies, provide - curb and gutter, and to repair the damage that wiil be created by the replacement of the sanitary sewer and water lines. These utilities, which exist throughout the Study Area, will need to be upgraded under thos streets in order to meet contemporary industria needs. � � The planned timing of street and utility replacement projects is described in background materials prcpared for studies of the Redevelopment Area. F. OTHER PROCESSES FOR IMPLEMENTING LAND USE DESIGNATIONS. 1. Port Authority and/or the HRA Actions: � The St. Paui Port Authority and/or the HRA will be the primarily implementing agency for this long-term public project as it has been on numerous similar efforts. It will begin with these and other immediate steps: Land Marketing and Sales: The Port Authority is continually in contact with prospective industrial developers and tenants, socne of whom would be appropriate for and interested in a site within the Study Area. Land sales and site design will occur as quickly as possible after the tax increment financing district is officially established and land has been acquired. Site Plan Reviews: Site plans for new buildings will be reviewed through the appropriate City Site Plan Review Process through the Planning Commission. In addition site plans will be reviewed by the Port Authority and/or the HRA staff and the District 12 Physical Planning Committee. All building construction and development in the Project Area will follow standard City of Saint Paul processes for obtaining appropriate zoning, site plan, building permit and business licensing approvals. Engineering and Landscape Architecture: Design of initial road and utility improvements will be conducted by the Port Authority and/or the HRA through their consulting engineer and reviewed with the City. Similarly, initial boulevard and entryway landscaping and signage will be designed by a skilled landscape architect in a manner consistcnt with the concept plan presented in Figures 4 and 5. Resolution of Busway Parking Location: City staff and members of the District 12 Busway Task Force will monitor progress on deciding where the remote parking lot for the University of Minnesota busway will be located. 16 . �,��,.��- . .. � . . . ' � ' Resolution of Access to the Burlington Northern Property: If the Burlington Northern Railroad property is not used as a University remote parking lot, the question o!' how to provide vehicular access for industrial devclopment and to the railroad maintenance yard must be }� resolved. The primary plan is to Extend a road from Pearl Street. This would involve an at-grade crossing which would have to be reviewed aind approved by the Minnesota Departmcnt of Transportation and the University. The Port Authority and/or the HRA may cause to have prepared a traffic impact study of that crossing if necessary to assist the decision. Other access alternatives will be explored if a Pearl Street extension is not feasible. 2. Environmental Assessment Worksheet An Environmental Assessment Worksheet (EAW) may be necessary in order to meet the requirements M.R. 4410, Subp. 14, which mandate the preparation, distribution, and review of an EAW for any project involving the construction of more than 400,000 square feet of industrial or commerciai floor space in a city of the First Class. If necessary, the EAW should be prepared and distributed concurrent with the preparation of the TIF District plan. 3. Rezoning Study: A "40-acre re-zoning study" initiated in December, 1986, wili be eompleted pursuant to adoption of this Redevelopment Plan by the City Council of the City of Saint Paul. Affected property owners and the District 12 Community Council will be notified of all public meetings regarding the re-zoning. The study will determine appropriate zoning classifications for all property within the Redevelopment Area and District. 4. Citizen Participation and Public Hearings: Public hcarings before the Planning Commission and the City Councii will be held on the rezoning, the establishment of the Redevelopment Study Area, and the creation of the Tax Increment Financing District. 'The District 12 Community Council and Study Area residents and property owners will be notified of these hearings. • 1"he Port Authority and the HRA will use the District 12 Community Council as the citizen participation body for this project. The Port Authority and the HRA will review project progress and any changes in the land use or urban design guidelines with District 12. In addition the implementing agencies will review potential new occupants and proposed developments within the Redevelopment Area and District with District 12 Council. 17 .- . � ��;�_,,�j�� . . . � e • VI, FINANCING OF PROJECT AC?IVITIES The public dovelopment activities in this Project will require significant pubiic expenditure. Economic conditions, declining fedcral.and state municipal financial assistance and the impact of these factors on all sources of local public revenue require project financing by means of tax increment generated by the Project improvements and development. The detail of the public costs and financing of them is contained in t e Tax Increment Financing Plan for the "University Avenue / T.H. 280 Redevelop ent Project, the provision of which is incorporated into this plan by reference. It may also be necessary, in the event that the proceeds of the Tax Increment Financing Plan do not cover the public costs of implementation of this Redevelopment Plan and Project, that the Port Authority contribute to the development financing from its own funding sources and tax levy. 'That detcrmination will also be made within the Tax Increment Financing Plan for this Project and District. The accomplishment of the provision of new development in accordance with this plan will depend upon the availability in suff�cient amounts and at affordable rates of adequate construction and permanent financing beyond that ventured by private lending institutions. The Port Authority and/or the HRA's assistance to developers in obtaining private and municipal revenue bond financing will be necessary to meet the objectives of this Plan. The implementing agencies may consider issue of revenue bonds to finance Project developments in accordac�ce with the following rcquiremcnts of the Internal Revenue Service Code; Minnesota Statutes 462C; and Chapter 72, City of Saint Paul Administrative Code. VII. OTHER NECESSARY PROVISIONS 'TO MEET STATE/LOCAL REQUIREM1iENTS A. NON-DISCRIMINATION. Every contract for sale, lease or redevelopment of project property will include provisions against land speculation, require compliance with all applicable state and local laws, prohibit discrimination or segregation by reasons of race, religion, color, sea or national origin in the sale, lease or occupancy of the property, and require that this latter provision be made a covenant running with the land and be binding upon the redeveloper and every successor in interest to the property. The redeveloper must comply with provisions of Sec. 73.03-A of the St. Paul Human Rights Ordinance on affirmative action employment. Agreement for compliance by the redeveloper will be asserted in ail contracts, subcontracts or purchase orders, where the redeveloper will also be defiaed a "contractor" or subcontractor" as appropriate. The equai employment objcetive of evcry affirmative action program shall be to approach 96 minority employment in each craft or skill. In lieu of this objective, the program may combine minority employment, minority subcontracting and material procurement from minority suppliers, in which event the minority salaries, subcontract prices, and material contract prices shall be in the ' amount of 96 or more of the contract or subcontract price. 18 =` '' '� � �,,��"/-/�� , , , , . �' � � H. DURATION OF CONTROLS. The provisions of this Plan respecting land uses and associated reg�rlations and controls that govern redevelopment will be in cffect for a period of thirty (30) years from the date of approval of this Plan by the City Council of the City of Saint Paul. �. PROVISION FOR PLAN MODIFICATION AND AMENDMENT. ; This Redevelopment Plan may be amended at any time in the manner provided by law. The Saint Paul Planning Commission will review all amendments for conformance with the city's Comprehensive Plan. \1 � 19 : ...`�*'r o.• ��7-��,�-- . , ; CITY Of SAINT PAUL • � ��, � DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT � w 1� � ; DIVISION OF PLANNING . � zs w��oweti sa�.s��r�r�u��ss�oz �••• c��sn cEOacE ur�MER rw�voe � , � � MEMORANDUM TO: Planning Commission FRO�i: Steve Grochala DATE: May 21, 1987 SUBJECT: University Avenue / TH 280 Redevelopment Plan: Review for consistency with the Saint Paul Comprehensive Plan, INTRODUCTION The University Avenue / TH 280 area of Saint Paui consists of the land west of Highway 280 and generally north of University Avenue in District 12, adjacent to the city's western boun�ary with Minneapolis. The area was, for many years, the center of activities for :hc transfer of goods and machinery from rail shipments to trucks. The area's major industrial features are a sories of former trucking terminal structures. Since the 1960's trucking firms have been leaving this area, focusing around suburban locations near major interstate highway interchanges. Two prominent areas are Roseville and Eagan. For years the Midway trucking terminal areas have declined in industrial productivity. Now there is renewed interest in high intensity development in the Midway area. This redevelopment district could have great economic and jobs potential for the city except for the fact that removal of existing buildings and land uses makes the area uneconomical for private industry. The city's comprehensive plan recognizes the potential for the development of this area into a labor intensive industrial area. This Redevelopment Plan is offered as the means to overcome the disincentives of existing patterns of development. AUTHORITY FOR REVIEW Three portions of Minnesota Statutes Chapter 462 (Housing, Redevelopment, Planning, and Zoning) provide the relevant authority for Planning Commission review of the Redevelopment Plan. Stci:on 462.356, sudv. 2 states: "After 3 com�rehensive plan or section thtr;.�f has he°n recommcnded by the planning agency (Planning Commission) and a copy filed with the governing body, no publicly owned interest in real property within the municipality shall be acquired or disposed of, nor shall any improvement be authorized by the municipality or special district or agency thereof...until after the planning agency has reviewed the . proposed acquisition, disposal, or capital improvement and reported in writing to the governing body...its findings as to compliance...with the comprchensive municipal plan" . . � , � � �� ' ' Planning Commission • ' May 21, 1987 Page 2 Section 462.515 states: "Any redevelopment company, or any person, may submit a redevelopment pla� to an (HRA) authority, or an authority may consider a redevelopment plan on its own initiative. Aa authority shall immediately transmit the plan to the planning agency (Planning Commission) of the municipality in which the area to be redeveloped is situated, for its study...An authority shall request the written opinion of the pianning agency on all redevelopment plans submitted to it prior to approving those redevclopmcnt plans, and the planning agency shall submit its written opinion within 30 days." Section 462.521, subdv. 1 states: "Whenever an (HRA) authority determines that a redevelopment project should be undertaken, it shall apply to the governing body of the municipality in which the project is located for approval thereof. The application shall be accompanied by a redevelopment plan, a statement of the method proposed for financing the project, and the written opinion of the planning agency (Planning Commission)." BACKGROUND The purpose of the University Avenue / T.H. 280 Redevelopment Plan is to implement the goals and objectives of the Comprehensive Plan of the City of Saint Paul, including the Land Use Plan; Economic Development Strategy; and the District 12 Plan 1983. To do that a number of actions have occurred in the past three years to pursue redevelopment of this area: District 12 Development Strategy In 1985 the District 12 Community Council completed a "Development Strategy for the West of T.H.280 Area", the Redevelopment Area. That strategy took the City's Comprehensive Plan recommendations and applied them to the Project Area. "That strategy recommended that a Redevelopment Project be undertaken by the Port Authority and the HRA in this area. The Strategy recommended that the area be redeveloped for the creation of light industrial, office/research, and service related industries with an emphasis on labor-intensive activities. The District 12 Strategy also pursued the District 12 Plan recommendations regarding Univcrsity Avcnue, emphasizing the need to improve the physical image of the avenue and of T.H.280 as gateways into Saint Paul and this major employment center. University Avenue - T.H.280 Redevelopment Study Based on the District 12 Plan and the District 12 Strategy, The city of Saint Paul completed a Redevelopment Study of the Project Area, further refining Comprehensive Plan goals and objects as well. The Study defined the following goals for the Project Area: Incrca�e the number of jobs in the Study Area. Design and market the Study Area primarily as a location for small industrial-office businesses which have a high ratio of employees per acre. . Increase the assessed vatue of real estate in the Study Area. _ . . @��> �� , . . � . � `� Planning Commissidn • May 21, 1987 Page 3 Attract high-quality land investments by creating a comprehensively-planned industrial-busin�ss park which provides a development environment comparable to the better-quality contemporary parks. Improve the image of the Study Area. Respond to the needs and desires of the community in the Redevelopment of the Study Area. The "Redevelopment Study" further elaborates strategies which the Port Authority and/or the HRA will consider in the specific implementation activities to be conducted in the Project Area and District. Hased on the Redevclopment Study and� District l2 Strategy for the TH 280 Area, the Redevelopment Plan was written. CONSIS'TENCY WITH CITY PLANS The "OBJECTIVES" section of the University Avenue / TH 280 Redevelopment Plan identifies the pertinent sections of the City's Comprehensive Plan. These plan elements were used to develop the strategy and development actions proposed in the Plan: Land Use Plan (adopted 1980): "The City will continue to work with private developers and the Saint Paul Port Authority to facilitate the maintenance and creation of energy-efficient industrial parks.'" "The city will develop and maintain an inventory of vacant sites and facilities suitable for industrial use to meet a variety of industrial needs." "To maximize employment opportunities and land utilization in Saint Paul, labor- intensive industries -- with high jobs per acre ratios -- should be encouraged to locate or stay in the city" "The city will investigate zoning provisions and fiscal and non-fiscal incentives which can be used to encourage labor-intensive industry to locate in the city" The Land Use Plan designates the Univcrsity Avenue / T.H. 280 Redevelopment Area for redevelopment for labor-intensive development. Economic Development Strategy (adopted 1980): "Saint Paul shall continue to provide assistance towards industrial and commercial development, within a set of guidelines designed to ensure the most efficient use of the city's av�ilabie la�d and development resources." "Saint Paul sha11 inerease the supply of land available for commerciai/industrial expansion and deveiopment, tocusing attention on specific parcel sizes and types required. The city, through the Port Authority, shall continue its policy of acquiring land for industrial purposes, where that land is not better suited for other ' purposes. Examples inctude vacant or under-utilized railroad lands, or other parcels �1 ��/ /�� . t � �� ', � P�anning Commission ' May 21, 1987 Page 4 that are sufficiently removed from residential or commercial lands so as to not � adversely affect them" ' "Saint Paul shall pursue institutional policies and changes designed to improve its rol as a facilitator of commcrcial and industrial expansion and dcvelopment." District 12 P,lan 1983: "The District 12 Community Council should encourage private image improvement on a property-by-property basis along University Avenue. Problems which need to be treated include poor building conditions and treatments, inappropriate signage, lack of screening, and lack of trees and shrubs." "The City should work with the community council to improve areas of the University Avenue corridor maintained by the city. Deficiencies include � inconsistent sidewalk and boulevard surface treatment, frequcnt and duplicative parking and directional signs, lack of trash containers and attractive street lighting, and inadequate landscaping." "Encourage private development of vacant lands in Energy Park, the former Sussel Company property and the Admiral Merchant Trucking property. Commercial and industrial uses with minimal negative impacts on nearby residential areas should be given highest priority consideration. The District 12 Plan designates the University Avenue / T.H. 280 Redevelopment Area for redevelopment into higher intensity industrial uses. $TAFF CONCLUSIONS . The staff finds the University Avenue / TH 280 Redevelopment Plan to be consistent with the City's Comprehensive Plan. Attached is a resolution for your consideration. � ��.;. �'i S�� ,� .. � _�w �:' +" s .. -�� 4 r• , r J,.; :r" � r. i '; ° µr . ,�. , t �, .� � y�� . '� a.. 1 � .q` • a�. ,;` b` +i "�'�r- -�h�`. t'r � �i > � *�: .' � . ��i : ,�c�, r5 :f �tr� � ♦ .�, � i �f� :. t ,�.� �� :}[� t�y T . 1 :. .�• � �� y �� * (�� '_�-:� �.�C'.�"��" ��'1��.' Y'o-!�{° lp r._ w�j4�^ '"{a .Y .�.`-`,r� ��'. 4 v i, � ^'�, -�'' { ' ! '� "i � R�-�• "'.±.��'F�j6�� s j��ti ti R i...�� fiF �y�� :a� Z °��v,i '� 4,: 'u� h a tr r ` ,� � �` ^� r �r' = t °� 7'�' r*S',. i� �`� r,� �_ �� .YV �, �4'^ �4w'x Y� +��! F �L��:V'�jf �Sw �/ '7 l' ��~ { : .. ; `f 1.� �'t+ i .• r .N l ��sLY`�:�r-` -`��' �; � �;t-r °�" �.� r si.. Y 4 ;�� T �t 'J 3-".�`v q s-' '.. f t'. .�. f r,- � •.a �;;: s -� Hr t�fx'.n !A Z � ;.. +.4. � "` i� +,r��'St F � � r s;� tY .�- �� '¢ �� .nA�� •'rC�' �� '� � r, '" as � �;. +r �. � .�'4 1 L: • ; c +� � �e r � t 3 s,�+r],�::�_ " • • • �-�� ,^).�� r �� . . ,,. �'K�t`i:� 1 �Y t f.s,ir. r s , : �\ " �:7L'��-' . . , . , rVV� F A::i' r� } � �,�� 1� � t . w ..�.?�w t :j �� `I ?,4 + r 3 � r ~,� s� � A��;� � �� ..-,;.�. . - F. _ _ � *i i ., t T �w �. ' ' NT". , � -�.�f�t�r��=- _ . . _ �� ,��, � �� , s ..� , �� g`4�-, . . . . J "'� .'� _ � Y _ "k�'• ?} . Y�{ �� „�� . � �' , ... , 1 Z . � i:. . ^ ..' . . � _� - a�.- .. .� ". _ " . . . . � .. ' . . . .. ..,-. . � i . . . . . . .k � Z"'� ..: ? -'�:.�. r�- 1 �". . .. . . , . , . . ..-. s ..�.t . . ,,..� . .:.. . ., . :. - .... ...".: : •. . . - .�:. ' .. . . . . . � . • - . _. . . . . , . ' ` }'.WHEREA3,;: 11�nnesota Statutes Chapter 462 requir�s the Saint Paul Planning Commissioa �. ti � .'�,to.receive and�review in a writtea comment any redevelopment plans considercd by tha }- ,�, Saint Paut Housing and Redevelopment Authority and th� Saint:Paul Port Authority; and , � . �; ' "�WHEREAS,.Thc Housing ana Redevetopment Authority of the City of Saint Paul as ' = , transmitted to the Planning Commissioa the "University Avenue / T.H. 280 Redevetopmenc � �� _ Plan; an� _ . .-, ;: •, . . . , , ' . : . ; .. ,.:,F . . : , ; ..�.,- _. . : . , . . `�`` �.� S 'WHEItEAS,t6a�Planaing Commission has reviewed tHe proposed Redevelopment Ptaa, � � . ��,`` �. ,.Which wil�involve complete public acquisitioa of thc Project Area, Construction of nev� ¢ �` X_; °._ 'pnblic iafrastructure, and developmeat for labor intcnsive commercial/insdustrial � 3 -�r ;:emplyment and businesses;and � . -� ' ;�.WHEREAS,t�it Planning Commission review evaluated the Proposed redevelopm�nt plads _ �`�� implementatioa of the Land Use, Economic Development Strategy, and District 12 Plaa � �" ±-`.:T elements of the Comprehcnsive Plan, . � � NOW, THEREFORE, BE IT RESOLVED, thaE the Saint Paul r^iauning Commission finds _ _ the University Avenue / T.H. 280 Redevelopment Plan consist�nt with the Saint Paul -- � Comprehensive Plan, implementing key recommendations of the Plan, and recommends its � � adoption by the Saint Paul Housing and Redevelopment Authority; and, � " . BE IT FURTHER RESOLVED, that the Ptanning Commission directs the Deputy Director ' � for Planning to forward ta the Housing and Redevelopment Authority, this resolution and : . : the accompanying report as its written comment on the University Avenue / T.H. 280 � -: Redevelopment Plaa. - . � - � . - ._ � ��: - , - � , . ,� r . s . � _ r .t ,�� 4.� � - - . � . � . � .. � � . . . . �.� . :.��. � .. �: - � . . . . �. . . .,. � ;. . r . _ :..,. .�. .... . , . . . . � .. .. � � .. � . . . - . .. . . . L _{._ m��red t�� - .. . �.;f= 5econded 6y � -_�; u� fav�o� : : �� y;��M�'�,�� • . � :. . , �� '+ � _ � . � � � . �_ �: � '. . . . . .. � , . �_ . i ��a /i`1 � i � �� ... . - �. ' � �, � � � • ' �_ Y�P i `.Y _f` ' 4 .. ' . ' . . � ' .. . � . . � . � . . . � . . ._ � �; . ..' ' .r d . ' _.� ' ' ' �� . . �. . . , . . . . , . .. ... � 1 �� . . , ,� � . , . . .. ... � ��,:. '� .... {. ':.. . . . , .. - . . f . �' . _ �� . _.. . • • , . .. - . _ . . _ - .. � . • . . . . . ' � -' ' . . " . ' • � APpendix G: ��/.�� , � • � Summary of Relocatio� ,; Regulationa ; The following is a summary �of the policies and procedures of the Housing and Redevelopment Authority of the City of St. Paul (HRA) in regard to the acquisition and relocation of residences and businesses. � • The guiding principle of law in these matters is that private property ! can not be acquired or damaged for public purposes without payment of fair compensation. • No resident will be displaced by a redevelopment project unless and until adequate replacement housing has been made available to all affected persons. • When relocation is required, the HRA will make every effort to provide a minimum of 90 days notice (and in most cases 120 days) prior to the date that the move is required. • The HRA will assist in relocating and moving displaced persons into suitable replacement housing. • Owners of small businesses may be eligible for additional moving/ relocating assistance from the Small Business Administration. • In accordance with state law, the HRA may acquire property by gift, direct purchase or eminent domain proceedings. Acquisition The decision to acquire a property for a public project usually involves many persons and many destinations. The final determination to proceed with the project is made only after a thorough review which may include public hearings to obtain views of interested citizens. After studies have determined what property needs to be acquired, the procedure outlined below will be followed: • Before making you an offer, the HRA will obtain at least one appraisal of your property by a competent real property appraiser who is familiar with local property values. The property owner will be given the oppor- tunity to accompany the appraiser during inspection of the property. Based on the appraisal , the HRA must offer the property owner "just compensation" for the property. This amount cannot be Tess than the appraised fair market value of the property. "Just compensation" for the property does not take into account the property owner' s relocation needs. If the property owner is eligible for r�location assi;tance, it will be additional . A-57 . , , ��-��-�� . � • The property owner will be given a reasonable length of time to consider the offer. The property owner may hire an appraiser to assist in the evaluating HRA's offer and the HRA will pay up to E300.00 towards this - � expense. The property owner is entitled to present evidence as to the _ amount they believe is the fair market value of the property and to make suggestions for changing terms and conditions of the offer. When fully justified by the available evidence of value, an increase in the offer price will be made. • If the property owner and HRA reach a voluntary agreement to sell pro- perty and ownership (title to the property) is clear, payment will be made at a mutually acceptable time. Generally, this should be possible within 30 to 60 days after a purchase agreement is signed. The property owner is responsible for the payment of the balance on any mortgage on the property. Also, if ownership is not clear, property owner may have to pay cost of clearing it. HRA is responsible for all reasonable and necessary costs, typical legal and other services required for comple- tion of sale; property costs and other charges related to prepayment of a recorded mortgage; real estate taxes covering the period beginning on the date which the HRA acquires the property. If the property owner and HRA are unable to reach a voluntary agreement through negotiations, the HRA may file a suit in court to acquire the pro- perty through an eminent domain proceeding under which the procedure outlined below will be followed: • The HRA will initiate eminent domain proceedings by filing a petition with the Clerk of Court and providing the property owner with a notice of such action. � The Court will appoint three qualified and disinterested Commissioners, residents of the county, to ascertain and report the amount of damage to the property which will result due to the acquisition of the property. • The Cortannissioners will arrange an inspection of the property and a for- mal hearing. At this hearing the property owner will be provided the opportunity to introduce evidence as to value of the property. The HRA will have the same right. After hearing the evidence of all parties, the court will determine the amount of just compensation. The property owner may wish to employ an attorney and an appraiser to help in pre- senting the case. However, in most cases the costs of these pro- fessional services and other costs which the property owner incurs in presenting the case to the court must be paid by the property owner. • If the property owner is not satisfied with the court judgement, the property owner may file an appeal with the appellate court for the area in which the property is located. The HRA may also file an appeal if it believes the amount of the judgement is too high. Noie: FAIR MARKET VALUE is defined as that amount of money wi�ic.n would pro a y e pa� for a property in a sale between a willing seller, who does not have to sell , and a willing buyer, who does not have to A-58 . . � �r�,3�a� . . buy. Fair Market Value does not take into account intangible ele- ments such as sentimental value, good will, business profits, etc. In accordance with the Federal Uniform•Reloc,ation Act of 1970, the HRA will pay the following benefits if the relocation of a home or business is. required. Relocation Assistance to Displaced Homeowners As an eligible displaced homeowner, you will be offered appropriate finan- cial and advisory assistance to help you relocate, including: s Payment for your moving expenses. You will receive either: • A payment of actual Reasonable Moving and Related Expenses, or � • A fixed payment not to exceed $500. \ • Payment to help buy (or rent, if you prefer) a comparable replacement home. There are three kinds of replacement housing payment: • A replacement Housing Payment for a 180-Day Homeowner not to exceed $15,000. • A Rental Assistance Payment not to exceed $4,000. • A Downpayment Assistance Payment not to exceed $4,000. • Referrals to comparable replacement homes. • Other help to minimize the impact of the move, including the inspection of replacement housing to ensure that it meets established standards and help in preparing claim forms for relocation payments. If you disagree with the HRA's decision as to your right to a relocation payment, or the amount of the pa,yment, you may appeal the decision. Relocation Assistance to Displaced Tenants As an eligible tenant displaced from your home, you will be offered appropriate financial and advisory assistance to help you relocate, including: • Payment for your moving expenses. You will receive either: • A payment for Actual Reasonable Moving and Related Expenses, or • A Fixed Payment not to exceed $500 • Payment to help rent (or buy, if you prefer) a comparable replacement home. You will receive either: � A Rent31 Ascistanc;e Payment, or • A Downpayment Assistance payment not to exceed $4,000 • Referrals to comparable replacement homes. A-59 . • ��7 i.��- , . • Other help to minimize the impact of the move, including the inspection of replacement housing to ensure that it meets established standards and help in preparing claim forms for relocation payments. ,i � ' If you disagree with the Agency:'s decision as to your right to a relocation % payment, or the amount af the payment, you may appeal that decision. Relocation Assistance to Displaced Businesses \ , As an eligible displaced business you will be offered appropriate financial and advisory assistance to help you relocate, i�ncluding: • Payment for your moving expenses. You will receive either: • A Payment for Actual Reasonable Moving and Related Expenses, or • A Fixed Payment not to exceed $10,000 • Referrals to suitable replacement locations. • Other help to reestablish your business and minimize the impact of the move, including help in preparing a claim form for a relocation payment. If you disagree with the Agency' s decision as to your right to a relocation payment, or the amount of the payment, you may appeal that decision. Booklets describing the above-noted acquisition and relocation activities in more detail are available by contacting Sheryl Pemberton at 228-3358, or writing the Department of-Planning and Economic Development, City Hall Annex, 12th Floor, 25 West Fourth Street, St. Paul , Minnesota 55102. � A-60 , �a.t. ,�� , -��/3��- , �• •, ; CITY OF AINT PAUL � � ' DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT • � �_� �e' DIVISION OF PLANNING ' 2s wae wur�h sacef.saine hu�tiwmesoh ssto2 ,�•• 612-22&3270 GEORGE UTIMER MAYOR , � June 30, 1987 Janice Rettman, Chairperson and Members of the Saint Paul Housing and Redevelopment Authority Board City Hall and Courthouse Saint Paul, Minnesota Dear Chairperson Rettman and HRA Board members: I am forwarding to you the Saint Paul Planning Commission's Resolution and Report supporting the creation of the University Avenue / T.H. 280 Redevelopment District. As required by Minnesota Statutes 462.356 and 462.515, the Planning Commission has reviewed the proposed redevelopment project and subnits its written opinion to the HR.A B�ard. The Planning Commission finds that the proposed Redevelopment Project is consistent with the Comprehensive Plan of the City of Saint Paul. Sincerely, `� ' . - „ / . �C(,L�.. ( 'rv�-� C`'/ Allen Lovejoy , , Acting Deputy Director for Planning . ' �i,G�7-/.3��- � . , �, ._ ' � city of saint paul . pianning commission resolutiort file number ��-�� , ' te June 26 , 1987 WHEREAS, Minnesota Statutes Chapter 462 requires the Saint Paul Planning Commission to receive and review in a written comment any redevelopment plans considered by the Saint Paul Housing and Redevelopment Authority and the Saint Paul Port Authority; and WHEREAS, The Housing and Redevelopment Authority of the City of Saint Paul has transmitted to the Planning Commission the "University Avenue / T.H. 280 Redevelopment Plan; and WHEREAS, the Planaing Commission has reviewed the proposed Redevelopment Plan, Which will involve complete public acquisition of the Project Area, Construction of new public infrastructure, and development for labor intensive commercial/industrial emplyment and businesses; and WHEREAS, the Planning Commission review evaluated the proposed redevelopment plan's implementation of the Land Use, Economic IIevelopment Strategy, and District 12 Plan elements of the Comprehcnsive Plan; NOW, THEREFORE, BE IT RESOLVED, that the Saint Paul Planning Coilirnission finds the University Avenue / T.H. 280 Redevelopment Plan consistent with the Saint Paul Comprehensive Plan, implementing key recommendations of the Plan, and recommends its adoption by the Saint Paul Housing and Redevelopment Authority; and, BE IT FURTHER RESOLVED, that the Planning Commission directs the Deputy Director for Plauning to forward to the Housing �nd Redevelopment Authority, this resolution and the accompanying report as its written comment on the University Avenue / T.H. 280 Redevelopment Plan. moved b� MC DONELL �a'�d � TREICHEL � in fav�or U-u8 . - aga�nst • • ��-��3 ��- . � . . , • `��** o,� CITY OF SAINT PAUL 4' : CITY PLANNING COMMISSION o a ; _�_�� ; David A. Lanegran,Chairman ��i ^° 25 West Fourth Street,Saint Paul,Minnesota 55102 �••• 612-298-4151 ,; GEORGE L,�TIMER � MAYOR MEMORANDUM TO: Housing and Redevelopment Authority Board � � FROM: ,Saint Paul Planning Commission DATE: June 26, 1987 RE: University Avenue / TH 280 Redevelopment Plan: Review for consistency with the Saint Paul Comprehensive Plan. \ INTRODUCTION I The University Avenue / TH 280 area of Saint Paul consists of the land West of Highway 280 and generalty north of University Avenue in District 12, ad jacent to the city's western boundary with Minneapolis. The area was for many years, the center of activities for the transfer of goods and machinery from rail shipments to trucks. The area's major industrial features are a series of former trucking terminal structures. Since the 1960's trucking firms have been leaving this area, focusing around suburban locations near major interstate highwsy interchanges. Two prominent areas are Roseville and Eagan. For years the Midway trucking terminal areas have declined in industrial productivity. Now there is renewed interest in high intensity development in the Midway area. This redevelopmeni district could have great economic and jobs potential for the city except for the fact that removal of existing buildings and land uses makes the area uneconomical for private industry. The city's comprehensive plan recognizes the potential for the development of this area into a labor intensive industrial area. This Redevelopment Plan is offered as the means to overcome the disincentives of existing patterns of development. AUTHORITY FOR REVIEW Three portions of Minnesota Statues Chapter 462 (Housing, Redevelopment, Planning, and Zoning) provide the relevant authority for Planning Commission review of the Redevelopment Plan. Section 462.356,sudv.2 states: "After a comprehensive plan or section thereof has been recommended by the planning agency (Planning Commission) and a copy filed with the governing body, no publicly owned interest in real property within the municipality shall be acquired or disposed of, nor shall any improvement be authorized by the municipatity or special�district or agency thereof...unti! aFter the planning agency has reviewed the qro�osed acquisition, disposal, or capital improvement and reported in writing to the governing body...its findings as to compliance..with the comprehensive municipal plan." . ��-��- �� . � ,,R , ' University Avenue/ TH 280 Redevelopmcnt Plan ' � ' June 26, 198'I Page Two Section 462.51 S states: "Any redevelopment company, or any person, may submit a redevelopment plan to'an (HRA) authority, or an authority may consider a redevelopment plan on its own initiative. An authority shall immediately transmit the plan to the planning agency (Planning Commission) of the municipality in which the area to be redeveloped is situated, for its study..... An authority shall request the written opinion of the planning agency on all redevelopment plans submitted to it prior to approving those redevelopment plans, and the planning agency shall submit its written opinion withia 30 days." Section 462.521, subdv. 1 states: "Whenever an (HRA) authority determines that a redevelopment project should be undertaken, it shall apply to the governing body of the municipality in which the project is located for approval thereof. The application shall be accompanied by a redevelopment plan, a statement of the method proposed for financing the project, and the written opinion of the planaing agency (Planning Commission)" \ BACKGROUND i The purpose of the University Avenu� / T.H. 280 Redevelopment Plan is to implement the goals and objectives of the Comprehensive Plan of the City of Saint Paul, including the Land Use Plan; Economic Development Strategy; and the District 12 Plan 1983. To do that a number of actions have occurred in the past three years to pursue redevelopment of this area: District 12 De�elopment Strategy In 1985 the District 12 Community Council completed a "Development Strategy for the West of T.H.280 Area", the Redevelopment Area. That strategy took The City's Comprehensive Plan recommendations and applied them to the Project Area. That strategy recommended that a Redevelopment Project be undertaken by the Port Authority and the HRA in this area. The Strategy recommended that the area be redeveloped for the creation of light industrial, office/research, and service related industries with an emphasis on labor-intensive activities. The District 12 Strategy also pursued the District 12 Plan recommendations regarding University Avenue, emphasizing the need to improve the physical image of the avenue and of T.H.280 as gateways into Saint Paul and this ma jor employment center. University Avenue - T.H.280 Redevelopment Study Based on the District 12 Plan and the District 12 Strategy, The city of Saint Paul completed a Redevelopment Study of the Project Area, further refining Comprehensive Plan goals and objects as well. The Study defined the following goals for the Project Area: Increase the number of jobs in the Study Area. Design and market the Study Area primarily as a location for small industrial- office businesses which have a high ratio of employees per acre. Increase the assessed value of real estate in the Study Area. • • (,��7-�'�� - ,� � � ' �� University Avenue/ TH 280 Redevelopment Plan � • June 26, 1987 Page Three Attract high-quality land investments by creating a compreheasively-planned - industrial•business park which provides a developmcnt environment comparable to the better-quality contemporary parks. Improve the image of the Study Area. � Respond to the needs and desires of the community in the Redevelopment of the Study Area. The "Redevelopment Study" further elaborates strategies which the Port Authority and/or the HRA will consider in the specific implementation activities to be conducted in the Project Area and District. Based on the Redevelopment Study and District 12 Strategy for the TH 280 Area, the Redevelopment Plan was written. �` CONSISTENCY WITH CITY PLANS The "OBJECTIVES" section of the University Avenue / TH 280 Redevelopment PIaIIn identifies the pertinent sections of the City's Comprehensive Plan. These plan elements were used to develop the strategy and development actions proposed in the Plan: Land Use Plan (adopted 1980): "The City will continue to work with private developers and the Saint Paul Port Authority to facilitate the maintenance and creation of energy-efficient industrial parks." "The city will develop and maintain an inventory of vacant sites and facilities suitable for industrial use to meet a variety of industrial needs." "To maximize employment opportudities and land utitization in Saint Paul, labor- intensive industries -- with high jobs per acre rations -- should be encouraged to locate or stay in the city" "The city will iavestigate zoning provisions and fiscal and non-fiscal incentives which can be used to encourage labor-intensive industry to locate in the city" The Land Use Plan designates the University Avenue / T.H. 280 Redevelopment Area for redevelopment for labor-intensive development. Economic Development Strategy (adopted 1980): "Saint Paul shall continue to provide assistance towards industrial and commercial development, within a set of guidelines designed to ensure the most efficient use of the city's available land and development resources" "Saint Paul shall incre:.se the supply of land available for commercial/induscrial expansion and development, focusing attention on specific parcel sizes and types required. The city, through the Port Authority, shall continue its policy of acquiring land for industriat purposes, where that land is not better suited for other purposes. .A y_� ,, C� �7'/..�� .� University Avenue/ TH 280 Redevelopment Plan � June 26, 1987 Page Four Examples inctude vacant or under-utilized ra;ilroad lands, or other parcels that are sufficiently'removed from residential or commer�ial lands so as to not adversely affect - them." "Saint Paul shall pursue institutional policies and changes designed to improve its role as a facilitator of commercial and industrial expansion and development" District 12 Plan 1983: "The District 12 Community Council should encourage private image improvement on a property-by-property basis along University Avenue. Problems which need to be treated include poor building conditions and treatments, inappropriate signage, lack of screening, and lack of trees and shrubs." "The City should work with the community council to improve areas of the University Avenue corridor maintained by the city. Deficiencies include inconsistent sidewalk and boulevard surface treatment, frequent and duplicative parking and directional signs, lack of trash containers and attractive street lighting, and inadequate landscaping" � "Encourage private development of vacant lands in Energy Park, the former Sussel � Company property and the Admiral Merchant Trucking property. Commercial and industrial uses with minimal negative impacts on nearby residential areas should be given highest priority consideration. The District 12 Plan designates the University Avenue / T.H. 280 Redevelopment Area for redevelopment into higher intensity industrial uses. � STAFF CONCLUSIONS i The staff finds the University Avenue % TH 280 Redevelopment Plan to be consistent with the City's Comprehensive Plan. COMMITTEE RECOMMENDATION A motion was made by Tom Dimond, seconded by Imogene Treichel, to recommend approval of the attached resolution. `� � � ��% /3�z � . , TAX INCREMENT FINANCING DISTRICT MINNESOTA STATIJTES, SECTIONS 273.71-273.78 FOR UNIVERSITY AVENUE/T.H. 280 � : c � t -��3 �� Table of Contents Paee i A. Introduction - Identification of Nzed 1 B. Statutory Authority and Description of District 2 C. Statement of Purpose and Ob�jectives 2-5 � D. Development Program 5-8 I E. Description of Tax Increment District Property 8-9 F. Development Activities Under Contract 9 G. Expected Development Activities 9 H. Classification of Tax Increment District 9-10 I. Property in Acquisition 10 J. Estimate of Costs 10 K. Identification of the Use of Tax Increments 10-11 L. Limitation on Administrative Expenses 11 M. Sources of Revenue to Finance Public Cost 11-12 N. Duration of the District 12 0. Impact on Other Taxing Jurisdictions 12-14 P. Modifications 14 Q. Limitation on Duration of Tax Increment Financing Districts 14-15 R. Limitation on Qualification of Property in Tax Increment 15 District Not Subject to Improvement S. Annual Disclosure Requirements 15-16 T. Requirement for Agreements with Developer 16 U. Assessment Agreement 16 V. Notification of Prior Planned Improvements 16-17 W. Administration of the �3:� Incra�ent Lconomic Development 17 District X. Tax Increment Financing Accounts 17 - Y. Estimate of Amount of Bonded Indebtedness 17 ., �; /��' �7_ � 3�2 � � � L" Tax Increment Financing Plan A. Introduction - Identification of Need The Board of the Housing and Redevelopment Authority of Saint Paul and the Council of the City of Saint Paul (the "City") and the Port Authority of the City of Saint Paul have determined that a need exists to establish a tax increment financing district within the boundaries of the University Avenue/T.H. 280 Redevelopment Area, in which are located various aging distribution warehouses and railroad spur tracks. The District is bounded generally by Trunk Highway 280 (T.H. 280) on the east, the Burlington Northern Railroad mainline tracks on the north, The Saint Paul-Minneapolis municipal boundary and Berry Street on the west, and by University Avenue, with the addition of a triangular piece at Ellis Avenue and Curfew Street, on the south. Specific boundaries are outlined in Appendix 1, attached hereto and made a part thereof. The tax parcels included in the Tax Increment Financing District are described by property identification number and address in Section E of this plan. The area included in the District consists of approximately 62 acres occupied primarily by aging distribution warehouses and railroad spur tracks. There are eight single-family houses along the eastern edge of the area separated from the South Saint Anthony neighborhood by T.H. 280. It is obvious that the area, which has superb traf£i.c access, is not being used to its full potential. Most of the buildings are in very poor condition, there are several vacant structures, approximately one-third of the site is underdeveloped, and the number of jobs and the assessed values of the properties are relatively low. The resulting image conveys a sense of blight and probably discourages private reinvestment. The District's excellent access is a result of the proximity to the interchange of T.H. 280 and I-94 and its service by University Avenue and Territorial Road. Public financial assistance is necessary to accomplish the objectives of the University Avenue-T.H. 280 Redevelopment Plan. It is highly unlikely that the private market would even be willing to take the risks inherent in buying and redeveloping the great amount of property involved. Private redevelopment would more likely be piecemeal, uncoordinated, and unable to assemble enough land, resulting in a less than satisfactory result in this pivotal location. There has been very little or not private interest shown in redevelopment of the District in many years; property conditions have become steadily worse over time. Additionally, many of the present street surfaces need to be reconstructed in order to alleviate structural deficiencies, provide curb and gutter, and to repair the damage that would be created by the replacement of the sanitary sewer and water lines. These utilities, which exist throughout much of the District, need to be upgraded in order to meet contemporary industrial needs. In short, a s,_iccessful in3ustrial rebirth for the rrea rec��ires a compiehensive solution rather than perpetuating undesirable conditions that were created many years ago. - 1 � ' �.��- �7-/.��- � � B. Statutory Authority and Description of District The Saint Paul Housing and Redevelopment Authority is authorized to create � tax increment financing district pursuant to Minnesota Statutes, $ections 273.71-273.78. The tax increment district will b� a- ;redevelopment district, as defined in Section 273.73, subdivision 10, of the Minnesota Tax Increment Financing Act, and will be established in con,junction with the Redevelopment Plan for the University Avenue/T.H. 280 District. � Furthermore, the Port Authority of the City of Saint Paul and the Housing and Redevelopment Authority of the City of Saint Paul are establishing a Redevelopment Pro�ect which qualifies as a Redevelopment Project and as blighted and deteriorated areas under the Housing and Redevelopment Act, Section 462.421 (13) and as an Industrial Development District under Minnesota Statutes 458.191. The purpose of these plans and project is to develop or redevelop sites, lands, or areas within the project area in conformance with the requirements of the above statutes and with the City of Saint Paul's Comprehensive Plan particularly the Land Use, Economic Development Strategy, and District 12 District Plan sections and to implement recommendations of studies completed in order to implement the City's Comprehensive Plan. Specific boundaries of the District are outlined in Appendix 1, attached hereto and made a part thereof. C. Statement of Purpose and Objectives The HRA/Port Authority will use tax increments and proceeds of tax increment notes/bonds payable therefrom to pay public costs of rede.velopment associated with the University Avenue/T.H. 280 Redevelopment Project, as identified in the University Avenue/T.H. 280 Redevelopment Plan, which plan further sets forth the objectives of the HRA/Port Authority for improvement of the Project and the Project Area. The HR.A/Port Authority has determined that a need exists to undertake a redevelopment effort in the Project Area, which effort shall include acquiring and assembling land, demolishing certain economically obsolete structures, improving soil quality, and extending and improving streets and utilities to provide attractive development sites for locally-based firms and to encourage companies from outside the City to relocate in Saint Paul. These efforts will improve the tax base and expand employment opportunities. The purpose of the University Avenue/T.H. 280 Tax Increment Financing Plan is to implement the Redevelopment Plan and the following goals and objectives of the Comprehensive Plan of the City of Saint Paul, including the Land Use Plan, Economic Development Strategy, and the District 12 Plan 1983 sections; and additional objectives in orde= to implement these Plan policies: . 2 . �, � c2 � (��,- i.�� ; � � L,and Use Plan: "The City will continue to work with private developers and the Saint Paul Port Authority to facilitate the maintenance and creation of energy- - efficient industrial "parks." "The City will develop and maintain an inventory of vacant sites and facilities suitable for industrial use to meet a variety of industrial needs." "To maximize employment opportunities and land utilization in Saint Paul, labor-intensive industries--with high 3obs per acre rations--should be encouraged to locate or stay in the City. " "The City will investigate zoning provisions and fiscal and non-fiscal incentives which can be used to encourage labor-intensive industry to locate in the City." The Land Use Plan designates the University Avenue/T.H. 280 Redevelopment Area for redevelopment for labor-intensive development. Economic Develo�ment Strateg,v: "Saint Paul shall continue to provide assistance towards industrial and commercial development, within a set of guidelines designed to ensure the most efficient use of the City's available land and development resources." "Saint Paul shall increase the supply of land available for commercial/industrial expansion and development, focusing attention on specific parcel sizes and types required. The City, through the Port Authority, shall continue its policy of acquiring land for industrial purposes, where that land is not better suited for other purposes. Examples include vacant or under-utilized railroad lands, or other parcels that are sufficiently removed from residential or commercial lands so as to not adversely affect them." "Saint Paul shall pursue institutional policies and changes designed to improve its role as a facilitator of commercial and industrial expansion and development." District 12 Plan 1983: "The District 12 Community Council should encourage private image improvement on a property-by-property basis along University Avenue. Problems which need to be treated include poor building conditions and treatments, inappropriate signage, lack of screening, and lack of trees and shrubs." "The City should work with the community council to improve qreas of the University Avenue corridor maintained by the City. Deficier.cies include inconsistent sidewalk and boulevard surface treatment, frequent and duplicative parking and directional signs, lack of trash containers and attractive street lighting, and inadequate landscaping." • 3 � .� �-�'7-/�� , "Encourage private development of vacant lands in Energy Park, the former Sussel Company property and the Admiral Merchant Trucking property. Commercial and industrial uses with minimal negative impacts on nearby residenti�il areas should be given highest priority consideration. The District 12 Plan designates the University Avenue/T.H. 280 Redevelopment Area for red velopment into higher intensity industrial uses. � In 1985 the District 12 Community Council completed a "Development Strategy for the West of T.H. 280 Area", the Redevelopment Area. That strategy took the City's Comprehensive Plan recommendations and applied them to the Project Area. That strategy recommended that a Redevelopment Project be undertaken by the Port Authority and the HRA in this area. The Strategy recommended that the area be redeveloped for the creation of light industrial, office/research, and service related industries with an emphasis on labor-intensive activities. The District 12 Strategy also pursued the District 12 Plan recommendations regarding University Avenue, emphasizing the need to improve the physical image of the avenue and of T.H. 280 as gateways into Saint Paul and this ma�or employment center. University Avenue - �.H. 280 Redevelopment Study Based on the District 12 Plan and the District 12 Strategy, The City of Saint Paul completed a Redevelopment Study of the Project Area, further refining C�mprehensive Plan goals and ob,jects as well. The Study defined the following goals for the Pro,ject Area: Increase the number of jobs in the Study Area. ` Design and market the Study Area primarily as a location for small industrial-office businesses which have a high ratio of employees per acre. Increase the assessed value of real estate in the Study Area. Attract high-quality land investments by creating a comprehensively- planned industrial-business park which provides a development environment comparable to the better-quality contemporary parks. Improve the image of the Study Area. Resporid to the needs and desires of the community in the Redevelopment of the Study Area. The "Redevelopment Study" further elaborates strategies which the Port Authority and/or the HRA will consider in the specific implementation activities to be conducted in the Project Area and District. And the following objectives, important to the implementation of Comprehensive Piai: recommendations and directions: To remove or rehabilitate substandard and blighting buildings. To assemble adequately sized parcels for redevelopment. ` 4 � �� - � � To coordinate acquisition, site preparation and improvements, provision of necessary public improvements and facilities, and to spread and equalize the cost thereof� in order to accomplish the entire project development at a cost reasonably r:�lated to the public purposes to be served. To provide private developers with information regarding zoning; land use controls and other City and Plan requirements; information and assistance in obtaining construction and permanent financing; information and assistance regarding construction of site and public improvements and measures necessary to correct site conditions, all in accordance with development agreements. To finance the development costs of the Project by means of tax increment generated by the Pro,ject improvements and development. To finance development by a combination of private and public financing under authority and subject to the requirements of federal, state and local law, and ordinance for the provision of revenue bond financing. D. Development Program The development program for this Project is further set forth in Section G of this Plan. Generally, the role of the public sector in commercial and industrial development has been to assemble and deliver development sites, and provide controls and incentives in order to encourage and obtain needed development. Among the various mechanisms available to the City and its redevelopment agencies are: 1. Acquisition To acquire as authorized under the Housing and Redevelopment Act, Minnesota Statutes, and the Tax Increment Financing Act. (a) blighted areas, buildings and other real property, where removing such can remove, prevent or reduce blight or the causes of blight; (b) open or undeveloped land blighted by virtue of conditions which have prevented normal development by private enterprise; (c) underused or inappropriately used land which may be converted to other uses recommended by the Plan; (d) lands or property necessary to complete assembly of parcels suitable for redevelopment; (e) other real or personal property as necessary to accomplish the objectives of the Plan; and (f) l�r.ds or groger*_;, dee�sd to be unsafe or hazardous to the public's i�ealth and saiety. - 5 � � (,r=�7-�.�d�� , � 2. Site Preparation and Public Improvements (a) demolition� removal or rehabilitation of buildings and improvements; (b) activities to correct adverse physical characteristics of the faulty land division or inadequate access or utility service or other development-inhibiting conditions; (c� activities deemed necessary or desirable to remove, reduce or , prevent other blighting factors and causes of blight; (d) activities deemed necessary or desirable to improve and prepare sites, including the correction of soil conditions, for commercial and industrial development or redevelopment purposes in accordance with the Plan; and (e) installation, construction or reconstruction of streets, utilities, and other public improvements or facilities as necessary or desirable for carrying out Plan objectives. (f) any studies or research that may be necessary to determine the traffic or land use impacts of any development proposal and/or particular street and traffic pattern. (g) provisions of relocation services, assistance and benefits in accordance with Minnesota Statutes Chapter 117. 3. Commercial and Industrial Financing It is the City and its redevelopment agencies intention to make available as appropriate and feasible, and upon the sole determination of said agencies, affordable sources of financing to developers, corporations, small businesses and other organizations involved in the commercial, office, and industrial sectors. There are a number of financing mechanisms that can be used as appropriate to accomplish the City and its redevelopment agencies goals and objectives: (a) Industrial Development Revenue Bond Loans - This provides below market rate loans to finance manufacturing pro�ects; - (b) Urban Development Action Grant Loans - This federally funded program provides low interest, long-term loans to industrial, housing, and commercial pro�ects with special emphasis on distressed areas; (c) Tax Increment Financing - This locally administered tool provides a means by which to redevelop blighted areas, assist industry and create affor.'.able hoi��ir►g; (d) Special Assessment Financing - This locally raised and administered source of financing provides benefiting property owners an affordable interest rate and long term financing - 6 � ', �� - i��- mechanism by which to repay public improvements; (e) SBA 503 Loan Guarantee Program - This federally sponsored program provides loan guarantees to banks providing loans to qualified small businesses; (f) Such other local, regional, state, federal, and private financing programs or mechanisms as may be available during the duration of the District. 4. Land and Other Financing Assistance The City and its redevelopment agencies may enter into long-term lease arrangements rather than land sale contracts where appropriate. One type of lease arrangement would allow a developer to spread land costs over a longer period thus reducing cash equity requirements. The City and its redevelopment agencies may, where appropriate and at their sole discretion, also execute agreements to make periodic assistance payments to developers to reduce the difference between fair market rents obtainable, and debt service and expenses necessary to operate a pro,ject at a feasible level. In selecting methods of pro�ect finance, the Port Authority and/or the HRA will take into account the forms of other assistance available and negotiate with individual developers so that a method can be chosen which provides sufficient incentive for the developer to create quality product. 5. Development of Each Parcel in District Development will occur in accordance with Section G of the Plan on each parcel of the District either pursuant to private financing, or through redevelopment agencies, in which latter case all developers shall execute minimum tax assessment agreements with the Ramsey County Assessor. 6. Promotion of Development of the Redevelopment Area To implement this Plan, the Port Authority and/or the HRA will provide for, or cause to provide for, the following, as is necessary and appropriate: ADMINISTRATION of those public processes and requirements deemed necessary to support or allow development/redevelopment of property to occur in accordance with this Plan. If applicable and advisable, the Port Authority and/or the HRA will provide or cause to provide: (a) Coordination of project activity, financing and review with hwnan service agencies, citizen participation entities, and other state, regional and federal gover�ent agencies; (b) Initiation of vacations, rezonings, dedication of public rights- of-ways, or other public actions as may become necessary to implement this Plan, in accordance with state and local statutes. � � � � �� - �3�a- � This will be undertaken by the Port Authority, HRA or the redeveloper. (c) Enforcement of building codes, design controls, site convenants, ` provisions to ensure compliance with state and local requirements relating to non-discrimination, income levels, environmental quality, faithful performance, and any other public objectives ` relating to the purchase, development, improvement or use of the n land; \ , (d) Property exchanges. E. Description of Tax Increment District Property The University Avenue/T.H. 280 Tax Increment Financing District tax parcels identified by Property Identification Numbers and Property Addresses are the following: P.I.N. Address 1. 292923330016 2580 University 2. 292923320037 2600 University 3. 292923320030 2545 University 4. 292923320038 2583 University 5. 292923320029 2631 University 6. 292923320028 2633 University 7. 292923320027 University 8. 292923320026 � 2635 University 9. 292923320019 2640 Territorial 10. 292923320020 Charles 11. 292923320023 Territorial 12. 292923320024 Charles 13. 292923320025 Curfew 14. 292923320021 2618 Territorial 15. 292923320022 Territorial 16. 292923320002 Territorial 17. 292923320003 958 Berry 18. 292923320004 2625 Territorial 19. 292923320005 Eustis 20. 292923320006 Eustis 21. 292923320007 935 Eustis 22. 292923320008 935 Eustis 23. 292923320009 929 Eustis 24. 292923320010 927 Eustis 25. 292923320011 923 Eustis 26. 292923320012 917 Eustis 27. 292923320013 913 Eustis 28. 292923320014 907 Eustis 29. 292923320015 903 Eustis 30. 292923320016 899 Eustis 31. 292y23230012 1000 Berry 32. 292923230013 965 Eustis 33. 292923230014 1005 Eustis 34. 292923230001 Eustis - 8 � � �� .� , 35. 292923230002 Unassigned 36. 292923230005 Unassigned 37. 292923230015 Unassigned 38. 292923230007 Unassigned 39. 292923230008 Unassigned ;� 40. 292923230016 Unassigned F. Development Activities Under Contract At the time this Plan was prepared, no redevelopment contracts had been entered into among the City, the HRA, the Port Authority, or other redevelopment agencies, or a third party. See Section G for development activity contemplated during the duration of the University Avenue/T.H. 280 Tax Increment Financing District. G. Expected Development Activities A more predictable schedule of development activities can be estimated upon the resolution of two major issues relating to the Project District. As each of these issues is resolved, private development and other public development activities are expected to be commenced at a schedule, level, and sequence consistent with normal industry standards associated with a project of this magnitude. The two prominent issues involved in the success of the overall design of this new industrial-office park, and of the design of the individual sites, are: 1. the timeliness of acquisition and subsequent removal of all blighted structures, and; 2. the creation of a new development within unified design guidelines. Consequently, since the plan for land acquisition is important in achieving the desired change of image, and in indicating a public commitment to the pro�ect, and in eliminating the negative effect which a prolonged acquisition schedule would have on property owners: 1. the entire tract of land is proposed for immediate purchase, and; 2. building design and landscaping guidelines should be adopted as presented in the University Avenue/T.H. 280 Redevelopment Plan, Section IV, "Land Use" , subsections A-E and Section V, subsection E, "Urban Design Guidelines," and subsection F, "Other Processes for Implementing Land Use Designations". Those specific portions of the Redevelopment Plan are included in Appendix 2, attached hereto and made a part thereof. H. Classification of Ta� Increment Financing District The City Council of the City of Saint Paul, Minnesota, in determining the need for a Tax Increment Financing Districts in accordance with Minnesota � 9 ' ,� . � �� - � , , , Statutes, Section 273.71-273.78 inclusive� finds that the district to be established as a redevelopment district pursuant to Minnesota Statutes, Section 273.73, Subdivision 10. Further,�u�s, the Port Authority of the City of Saint Paul and the Housing , and Redevelopment Authority of The City of Saint Paul are establishing a redevelopment project which qualifies as a redevelopment pro,ject in blight and deteriorated areas under the Housing and Redevelopment Act, Section 462.421 (13) in as an industrial development district under Minnesota Statutes 454458.191. I. Property in Acquisition The land use plan proposes to remove most of the existing businesses and all of the housing in the study area. The HRA may require by eminent domain certain privately owned parcels of land in the land use area necessary to carry out the project for disposition for redevelopment in accordance with the project redevelopment plan at a consideration covering acquisition cost including relocation of displaced occupants. J. Estimates of Costs Financing needs of the 280 Tax Increment Financing District Property Acquisition $10,227,000 Building Demolition 1,266,500 Residents and Business Relocation 1,319,000 Street and Utility Improvements 1,237,000 Street Landscaping and Lighting 106,450 General Grading 150,000 Discount/Cost of Issuance 735,000 Debt Service Reserve 2,100,000 Capitalized Interest 5,703,752 Projected Debt Service Shortfall 1,450,000 Administration 100,000 Legal 75,000 Miscellaneous 100,000 Contingency 715,298 TOTAL . $25,285,000 The total amount of bonded indebtedness for the 280 Redevelopment Project is $25,285,000. K. Identification of the Use of Tax Increments Pursuant to Minnesota Statutes Section 273.75, Subdivision 4, all revenues derived from the tax increment district shall be used in accordance with this Tax Ir�r,remen�_ Financing Plan. The revenues shall be used for the following purposes: 1. To pay the principal of and interest on bonds issued in aid of the district, if any; • 10 � �, ��' �� 2. To repay any loans including interest on these loans as suthorized by the HRA/Port Authority to pay for any site and public improvement costs; ,; 3. To fund and repiEnish a debt service reserve for the pro3ect/ of principal and interest on bonds used to finance a project; 4. To pay for pro�ect costs and administrative expenses as identified in the pro�ect budget described in Section J above; and 5. To pay for project costs in addition to those identified in the project budget, which are determined by the HRA/Port Authority to be necessary to the accomplishment of the redevelopment and tax increment financing plans. L. Limitation on Administrative Expenses Pursuant to Minnesota Statutes Section 273.75, Subdivision 3, as amended, administrative expenses are limited to ten percent (10$) of the total tax increment expenditures. "Administrative expenses" means all expenditures of an authority other than amounts paid for the purchase of land or amounts paid to contractors or others providing materials and services, including architectural and engineering services, directly connected with the physical development of the real property in the district, relocation benefits paid to our services provided for persons residing or businesses located i.n the district, or amounts used to pay interest on, fund a reserve for, or sell at a discount bonds issued pursuant to Section 273.77. "Administrative expenses" includes amounts paid for services provided by bond counsel, fiscal consultants, and planning or economic development consultants. M. Sources of Revenue to Finance Public Cost It is intended that the entire public project cost, to the extent possible, be paid from the tax increment generated by the redevelopment. This does not include the HRA/Port Authority from using other funds, at is discretion, to pay such cost. Estimated Revenue Sources of revenue to finance public costs 1. Tax Increment Estimate: 280 Redevelopment Project (estimate) Construction and� Land Cost - $45,855,00 Total Estimated Market Value = 36,684,000 Total yssessed V�.Iu� zt 4�� Assessment Ratia - 15,774,120 Original Assessed Value - 2,510,103 Captured Assessed Valuation - 13,264,017 Captured Assessed Increment = 1,684,530 11 . G� ��- � �� 7- i� . , � The increment resulting from the above captured value will be used in the following categories in order: 1. To pay principal on intere�t' and bonds to finance pro�ect 2. To fund and replenish debt service account for bonds issued to finance pro�ect 3. To finance or otherwise pay financing and public development costs of the project pursuant to Minnesota Statutes, Chapter 462 4. To pay administrative expenses and other pro�ect related costs. 5. To return to County of Ramsey for distribution to impacted taxing jurisdictions. N. Duration of the District Pursuant to Minnesota Statutes Section 273.75, Subdivision 1, the maxiraum duration of a tax increment redevelopment district is 25 years from the date of receipt of the first increment by the authority. It is estimated that the HRA could collect tax increments on the district through the year 2014. 0. Impact on Other Taxing Jurisdictions The overlapping �urisdictions upon whose assessed valuation this tax increment financing plan could have an impact are: - Independent School District No. 625, whose boundaries are coterminous with those of the City of Saint Paul. - County of Ramsey, to whose assessed total valuation the City of Saint Paul contributes about 54$. - Housing and Redevelopment Authority of the City of Saint Paul, which is the requesting authority. The HRA may be considered as being identical with the City of Saint Paul for purposes of this analysis. - Port Authority of the City of Saint Paul, whose powers of levy and use of property tax revenue is limited. For this analysis, they may be treated the same as the City of Saint Paul. - Metropolitan authorities -- such as the Metropolitan Council, Metropolitan Airport Commission, Metropolitan Transit Commission, Metropolitan Waste Control Commission, and Metropolitan Mosquito Control District. Of these metropolitan authorities, only the Metropolitan Council, Metropolitan Transit Commission and Metropolitan Mosquito Control nistrict ie�ry on reai estate. Of these overlapping taxing authorities, the only two which could be affected more than nominally by this tax increment financing plan would be Independent School District No. 625 and the County of Ramsey. � 12 . . . ��-�-'7-- ��- Assuming captured assessed value of build-out of $13,204,107, in accordance with Section N hereof, and a constant 1986 mill rate of 127 mills, the district will generate an annual, tax increment of $1,676,910. The percentage of this increment contribut�d by the various taxing jurisdictions, if the development had occ�arred without public intervention, is shown below. Table 1 Percent of Tax Increment and Excess Tax Increment Attributable to Taxing Jurisdictions Current Annual Tax Taxing Jurisdiction Mills Percent Increment City of Saint Paul 36.850 29.4 $ 493,017 School District #625 50.494 40.6 680,825 Ramsey County 32.225 25.7 430,965 Other 5.494 4.3 72,108 ------- ----- -------- 127.137 100.0 $1,676,910 The following table represents the additional mills that would have to be levied to compensate for the loss of tax dollars in estimated tax increments and excess tax increments for each taxing �urisdiction. The tax increments derived from the project included in the tax increment district would be available to any of the taxir.g �urisdictions were it not for public intervention by the City. Although the increases in assessed value due to development will not be available for the application of the mill levy for the duration of the tax increment financing district, this new assessed value could eventually permit a mill levy decrease. If it could be assumed that the captured assessed value was available for each taxing �urisdiction the non-receipt of tax dollars represented as tax increments may be determined. This determination is facilitated by estimating how much the mill levy for property outside of the tax increment financing district and the Hammond district would have to be increased to raise the same amount of tax dollars in each taxing �urisdiction that would be available if the projects occurred without the assistance of the City. Table 2 Impact on Taxing Jurisdictions [if Development Could Occur Without Public Assistance) Ad,justed* 1986 Required Annual Taxin� Jurisdictions Assessed Value Mills Tax Increment City of Saint Paul $1,781,595,372 .000277 $493,011 School District #625 $1,781,595,372 .000382 $680,825 Ramsey County $3,378,95�a,041 .UUU1�'tS $430,965 *District Assessed Value Subtracted Table 2 is relevant only if one assumes the development would have " 13 � � � ��'�� , , � occurred without the existence of the district and the development program. If this assumption is incorrect, and the Authority believes it is, then the only real impact on the assessed values of the other taxing ,jurisdictions is: 1. Any inflationary values from the district which ha•i� been attributable to the tax base of these taxing jurisdictions will be lost during the duration of the district; and 2. Upon termination of the district, all taxing �urisdictions will � benefit from the entire then-current assessed values. P. Modifications In accordance with Minnesota Statutes Section 273.74, Subdivision 4, a tax increment financing plan may be modified by an authority, provided that any reduction or enlargement of geographic area of the project or tax increment financing district, increase in amount of bonded indebtedness to be incurred, including a determination to capitalize interest on the debt if that determination was not a part of the original plan, or to increase or decrease the amount of interest on the debt to be capitalized, increase in the portion of the captured assessed value to be retained by the authority, increase in total estimated tax increment expenditures or desig;nation of additional property to be acquired by the authority shall be approved upon the notice and after the discussion, public hearing and findings required for approval of the original plan; provided that if an authority changes the type of district from housing, redevelopment or economic development to another type of district, this change shall not be considered a modification but shall require the authority to follow the procedure set forth in Sections 273.71 to 273.78 for adoption of a new plan, including certification of the assessed valuation of the di.strict by the county auditor. The geographic area of a tax increment financing district may be reduced, but shall not be enlarged after five years following the date of certification of the original assessed value by the county auditor or five years from August 1, 1979, for tax increment financing districts authorized prior to August 1, 1979, except that development districts created pursuant to chapter 472A prior to August 1, 1979, may be reduced but shall not be enlarged after five years following the date of designation of such district. Q. Limitation on Duration of Tax Increment Financing Districts Pursuant to Minnesota Statutes Section 273.75, Subdivision 1, "no tax increment shall be paid to an authority three years from the date of certification by the County Auditor unless within the three-year period (a) bonds have been issued pursuant to Section 7 or in aid of a project pursuant to any other law, except revenue bonds issued pursuant to Chapter 4Z4, prior to the effective date of the Act; or (b) the authority has acquired property within the district; or (c) the authority has constructed or caused to be constructed public improvements within the district. . ." The Housing and Redevelopment Authority must therefore issue bonds, or acquire property, or construct or cause public improvements to " 14 ,� �.� �� i�� i � be constructed by 1985 or the Office of the County Auditor may dissolve the tax increment district. R. Limitation on Qualifi�ation of Property in Tax Increment District Not Sub�ect to Improvemetvt Pursuant to Minnesota Statutes Section 273.75, Subdivision 6, if, after four years from the date of certification of the original assessed v ue of the tax increment financing district pursuant to Section 273.76, n demolition, rehabilitation, construction or renovation of property or other site preparation, including improvement of a street ad�acent to a parcel but not installation of utility service including sewer or water systems, has been commenced on a parcel located within a tax increment financing district by the authority or by the owner of the parcel in accordance with the tax increment financing plan, no additional tax increment may be taken from that parcel, and the original assessed value of that parcel shall be excluded from the original assessed value of the tax increment financing district. If the authority or the owner of the parcel subsequently commences demolition, rehabilitation or renovation or other site preparation on that parcel including improvement of a street ad�acent to that parcel, in accordance with the tax increment financing plan, the authority shall certify to the county auditor that the activity has commenced, and the county auditor shall certify the assessed value thereof as most recently certified by the commissioner of revenue and add it to the original assessed value of the tax increment financing district. For purposes of this subdivision "parcel" means a tract or plat of land established prior to the certification of the district as a single uni.t for purposes of assessment. S. Annual Disclosure Requirements Pursuant to Minnesota Statutes, Section 273.74, Subdivision 5, a city must file an annual disclosure report for all tax increment financing districts. The report shall be filed with the school board, county board and the Minnesota Department of Energy, Planning and Development. The report to be filed by the City Administrator as district administrator shall include the following information: 1. The amount and source of revenue in the account; 2. The amount and purpose of expenditures from the account; 3. The amount of any pledge of revenues, including principal and interest on any outstanding bonded indebtedness; 4. The original assessed value of the district; 5. The captured assessed value retained by the authority; 6. The captured �.ssessed value shared with other taxing districts; arid 7. The tax increment received. � 15 r ,'' t.j��(l �/ /��V �,` i � i The annual disclosure report is designed to be a two-way medium of information dissemination for both the Office of the County Auditor and the City. Should the auditor want additional information form the authority regarding its tax increment financing activities, such inforui�tion should be requested prior to submission of the annual disclosure report by the authority. Similarly, the authority may utilize the annual disclosure report as a means for requesting information from the Office of the County Auditor. Additionally, the authority must annually publish a statement in a newspaper of general circulation in the municipality showing the tax increment received and expended in that year, the original assessed value, the captured assessed value, amount of outstanding bonded indebtedness and any additional information the authority deems necessary. T. Requirement for Agreements with Developer Pursuant to Minnesota Statutes Section 273.75, Subdivision 5, no more than 25 percent, be acreage, of the property to be acquired within a pro�ect which contains a redevelopment district, or ten percent, by acreage, of the property to be acquired within a pro,ject which contains a housing or economic development district, as set forth in the tax increment financing plan, shall at any time be owned by an authority as a result of acquisition with the proceeds of bonds issued pursuant to Section 273.77 without the authority having prior to acquisition in excess of the percentages concluded an agreement for the development or redevelopment of the praperty acquired and which provic'�es recourse for the authority should the development or redevelopment not be completed. The agreements are only required if property is to be acquired with bond proceeds. U. Assessment Agreement Pursuant to Minnesota Statutes Section 273.76, Subdivision 8, the City may, upon entering into a development agreement pursuant to Minnesota Statutes Section 273.76, Subdivision 8, enter into an agreement in recordable form with the developer of property within the tax increment financing district which establishes a minimum market value of the land and completed improvements for the duration of the tax increment redevelopment district. The assessment agreement shall be presented to the county assessor who shall review the plans and specifications for the improvements constructed, review the market value previously assigned to the land upon which the improvements are to be constructed and so long as the minimum market value contained in the assessment agreement appears in the �udgment of the assessor, to be a reasonable estimate, the assessor may certify the minimum market value agreement. V. Notification of Prior Planned Improvements Pursuant to Minnesota Statutes Section 273.76, Subdivision 4, the authority shall, after due and diligent search, accompany its request for certification to the county auditor pursuant to Subdivision 1, or its notice of district enlargement pursuant to Section 273.74, Subdivision S, - 16 ^ ' � � �. . ;��7/��- with a listing of all properties within the tax increment financing district or area of enlargement for which building permits have been issued during the 18 months immediately preceding approval of the tax increment financing plan by the municipality pursuant to Section 273.74, Subdiyision 4. The �ounty auditor shall increase the original assessed value of the distric:� by the assessed valuation of the improvements for whict� the building permit was issued, excluding the assessed valuation of improvements for which a building permit was issued during the three month period immediately preceding said approval of the tax�increment financing plan, as certified by the assessor. W. Administration of the Tax Increment Economic Development District Administration of the tax increment redevelopment district will be handled by the Housing and Redevelopment Authority through the Department of Planning and Economic Development. X. Tax Increment Financing Accounts The tax increment received as a result of increases in the assessed value of the tax increment redevelopment district parcels will be maintained in the existing tax increment account by the City Treasurer. The tax increment account will be separate from all other municipal development district accounts and grant accounts and expended only upon sanctioned redevelopment activities identified in the finance plan as amended. Y. Estimate of Amount of Bonded Indebtedness 280 Redevelopment Pro�ect: The City may finance public improvements by sale of tax increment bonds. Increment revenues may be used to fund a debt service reserve and to pay the costs of any authorized credit enhancements needed to market the bonds. This does not preclude the HRA or Port Authority from borrowing funds to meet pro,ject costs. Such borrowing may be repaid from Tax Increment proceeds. - 17 � o �• . � �i�U / �... J�� i � � g Table 1 , Assuoptions and 5uawary: UniverSitY Ave. - TH 180 Re�evelopaent 5tudy SCENARIO C: LOM �FFICE ESTIMaTE, 3x INFLAIION� LAND LEASIN6, SIN6LE YEAA LAND aCAUI5III�N ASSUMPiI0N5 DE'r'ELGP'!ENT PkCJECTS Corstructian Cost Original Assessed Value= f2,51Q�103 Dffice �35t�,000 sf 2 f80/sf1 t29.t�00,GQ0 Assessed Value of NeN ��nstruction= f15,7l4,12�) Dffice-Shcwr000 1183,404 sf @ f40!sf1 f1,.320,��40 Resessed Valae Resaved= f958,n36 Research (110,�14Q sf A i�5�sf) 5.�,850,Q0�? Fiscal Disparities Pool Contributio�= f0 Light Ic►du5try (191,4n0 sf � f35isf1 #6,b65,000 Cr;gir,a; Assessed Value Inftat;nn Rate= 4.GOK Ne� Assessed Value Inflatian Rate= 3.QCX Ass�ae 25X Yr, 1, Zi�Z Yr. 2, 45X Yr. 3 for �oapletion. Mill Rate= �•12� Discount far Oelinquent 7ax Collections 4.03 Ters nf First BcnC= �4 Average Rond Intere5t Rate 11•J'•'x uiscount a�a co5t of Bcad :ss��3nce= �•`�� ate af Invett�ent Earnir,gs= b.:+QXPGBLI�: Ea�ENCITl;FES Contingency '15,��8 Freperk�r' Acaui�it;on f4,t'2,;:��} Buiid�rq ue�alitior� i1,156,5tiU kesid2�t a�d 3usir,ess Gelccatiun #1,L'4,000 5t,eet ao� ��til:ty I�prav��ents i1,23',�J�'J�1 i!�N 3tfEet Lancscapiry d�� 1t7��i„'v' �i`;l,,3ji! S::,:.ARY �~Fi��ai 5f�i:i��] ��!i�'i')ti T�Lal T�n I�C��;AE�� .r�"JP!1�:E- �.��t5i�'=.= . _ y2t Ii � ? f,- �:'.!�lijli��;;;! ui�: =(ilC_E'�_' 'etai Pra;ect �'even+.e_= iYS,:'7,5�s? rOta: PfCj'cCt L'UStc_ Tc:!,"o°,h$� �ar A�eunt aF So�ds = �i',��!�1,� ► ' .. `, C��r ��. � . . . � Ta61e 2 Esti�ate of Tax Increaent Revenue --------------------------------------------------------------------------- --=----------------------------------------------- Captured Assesaed Value --------------------------------------------------------------------------------------- Original Plus � Plus vaptured Anrtual Assessed A.V. NeM L255 Inflatian. Inflation. Current A55855Bd Tax Val;►e �onstruct. Fiscal l.ess A.U. SfOM�h of Grawth of Asse�sed Value Mill Increaent '+ear5 Land+B?dg. Ci:par. Re�oved '�ea A.V, flr;g. ;�.V. Vai��e To-La`e Kate P,eve�ue� ----- ----------- ----------- -------- ---------- ----------- ----------- ---------_�--- -------------- ----------- ;�87 ?,510�103 4 �1 t? 0 (i 2,�1� 1U3 t� �).127 0 Ia88 2,510,,43 1�517}4t2 Q �b8,«tb � 0 2,510,iO3 4 O.i27 4 :984 2,g1;),1�)3 2��6b,l;8 Q t� 4;.5�2 �� 3,;.59,a94 54g,39b �1.127 ;) i��`J i��J1��1� ��l•i�i�y Q j� il��?L :� ��111� �Q ��'�i��'�h �'.�.f :,��i'L :a91 2.a;4,iry� 7,��48,3�4 0 i� �b�s.375 +! ;:�,�1.1,.d7 7,81l,14�i ii.l[i }s5,`�� 1942 2.5i�1,103 !} l� �:� 484,[2% :: 1'�cA2,9?6 1`��i12,&.•'3 !?.�2? 914,,4: !993 2�510.1�z 0 � i� 4qg�75.; i� 19,'s61,:U2 ;5,-,:.1,i�GQ Q.;:i 1� i',SLy ;Y�4 i�J1��,:�J3 � � �? `,:,'t6 �> ie,�6��5o Ib�i�:�553 0.12? t,"';:,:`3 ;995 2.51��,l43 Q Q '' `:9.1:8 . 19,;14,b72 1�,5b9,::�4 :�.;27 l.��:�,?:3 :y95 7..51�!.1�3 4 � :� 545�':�?1 �� ,9,'i�9,'?9 ;1,193,h�b �i.«? !,9`<!.�43 +,q� ^ a+� �i,- ry r� i1 er.� ?a� j� -:, '.et iCi' ;' 71T ;a3 �; �„ ;••- �-` i. ��..i•.��.! �� "a�.�_. �:�tJ:��'-.i . � �r_. .._L: ��:�"�. � �,- � � •, ,�; . „ �: _. ' ;�' 5.;1 �, ; ,, ;) �'' ;` :�� ;' �3 'r�. ':t4 -:, � ;�1a8 �,11�?,lv: � �s'�,: . ��:,L15,.-.L .:v�,✓ ..._. .,:�'=�- ,�77 �,Jlc,.�1.1 �7 �, . v;;�,.1��1 ;) i1,:4:,'�'t :ti,v�:_,�a. ��.1L� l.��,,�:�;y �:J� i�Jiil�lt,� 1� � �I Qi��iVT �� ii�`��J�54L iY.�4?h��Y :�.i:l i}:i�J�i�d ::��)1 ��510 �')i ':' 0 �i �': A��6 i� �'t ti�2 �35 ^0 ��q2 �8? 'i,'^7 � '=� �9� ��. ��. L �J. � i.l�:• �l l aL L�':':�J.♦ ��?'v� 2,5;'?„03 !� 0 '� �`'1,75�j i, 2',i:4,:792 i:�,':',�54 (�.!'t7 �,4'5,!`b 2:)Ci; 2}51Q�l:lj �� i Q 4'i�,�8j :i �.i�?84�85i 21�374}.749 �!.121 2�"_�:��8� ;:C�U4 �,51C��;03 �: Q i1 b40}'9! ,`i 24�:55}li5 22,�)45,�)aZ :�.1"C7 2,�:'��s�5 1� � (� �j t) t� O ?; �ll� i� ie � c c.. ..'7 �G d�? '� �7 r. -,,i �� :.0� �,51 ,1•7 . 1 1,..� L�,c4:}_�cb [,..7:._, .c� ..1�. c,-�_,.cr ^:�i!b ��41it�t�i3 ;� Q �j 7?^ =l.b �'.� "` �5h b"4 2' 446 5"5 :'.l''.7 2 a�`} '17 ,. � _�, ,:., , _ :, ,� _� ,. ,�:-,,� �r c i� � i5� 1 r' 7 1� 'f �'� �7 ��01 2,5;+?,;i::; i1 U :) 7,,4,�.,9 .1 �6,�:64,.ah ;:4,,79,Yb�. :�.��7 ..,3c��_,_.9 ,i, ��_ � ' C ( 7J�:ty� '; 44j�4'S :4�93ila72 4.1Z7 i,`'??�5Q5 �!v8 ,. �1G 1�;� � 0 l 7. � u �. , , ��09 2,51!!,l0? 0 �J :� 34G,�`3 �7 �8,t�;�,�1? �5.1;t�,�14 ��.127 3,��.,�4� :'i19 2�514�1t',3 �; � •.� 8�4,:e�� i� iq,i}�;1�5?4 26�51G,1h7 !1.127 .'_,�l6?�26h �Q�� 5:�}if)•'S �) L :� �4",:7`3 Q [G,$4j��J t),'J'S�i1�1 ��.l:i :,i$`.QS1 :'�12 2,51�.,1^3 +a 0 0 a?4,�e? Q '�J,b94,'2'r ��„84,2L4 �1.127 3,�5?�415 ---------- -------- ---------- ------------------------ -------------- -�?i3I5 ;5,ll�,t�L� � q73��,n :?,312,:54g �1 �1,?a:,6C�5 `� C�� . ., � �� •` ► � Table 3 Pro�ect Gsh Fla+ Annual Proiect Incore Annual Proiect Cas Wnnual Interest L.arid Earnings Total Tax o� Fund Lease Reserve Annual Acquisition Planninc Incre�ent Bond Balance 8 Incoae p Fund Pro�ect Debt Denolition Dublic and Year Revenues Proceeds 6.00 � 10.00x 9.00%Revenues Servire Aelocation I�prove'ts Adnin. 1987 � 0 21,000,000 0 � 21,000,000 4,000,000 __��r 15�000 1988 0 1�019�100 54�T60 1�073�860 2,369,P31 8�Al2�500 1�493�450 15�000 1989 0 322,121 136,901 459,0�2 2,369,231 0 0 15,000 lggp �4,296 194,608 301,183 560,OA7 2,369,231 0 0 15,000 1991 346,532 54,242 547,605 948,378 2,369,�31 0 0 15,000 1992 914,142 0 547,605 1,4b1,147 2,369,231 0 0 15,000 1993 1,775,689 2,100,000 0 547,605 1A9,�00 4,612,294 2�998,549 0 0 1994 1,832,35B 96,825 547,605 189,000 2,665,7BB 2,998,549 0 0 1995 1,A�,728 76,859 547,605 189,OOQ 2,704,191 2,998,549 0 0 1996 1,950,848 59,19A 547,605 189,000 2,74b,650 2,998,549 0 0 1997 2,012,772 44,084 547,605 189,(�(i 2,793,460 2,99A,549 Q 0 1998 2,076,554 31,778 547,605 1B9,000 2,844,937 2,998,549 0 0 1999 2,254,999 22,562 547,605 189,OOU 3,014,165 2,998,549 0 0 Zppp 2,326,226 23,499 547,605 189,000 3,086,330 2,998,549 0 0 2001 2,399,591 28,766 547,605 189,OGC� 3,164,961 2,998,549 0 0 2002 2,475,156 38,750 547,605 189,000 3,250,511 2,998,549 0 0 2003 2�552�98B 53�868 547�605 189l000 3,343,461 2�998�549 0 0 ppp4 2�633�155. 74�563 547�605 189�WO 3,444,323 2,998,549 0 0 2006 2,715,727 101,309 547,605 189,000 3,5�.'s,641 2,998,549 (► 0 2pp6 2,60p,777 134,615 547,605 189,000 3,671,996 2,998,549 0 0 20G7 2,888,378 175,022 547,605 189,000 3,800,004 �,998,549 0 0 240A 2,978,606 2P3�109 547�605 189,000 3�938}320 2�998�549 0 0 2009 3�071�542 279�495 547�605 189�(100 4�087�642 2,99A,549 0 0 2010 3,167,266 344,841 547,605 189,000 4,248,712 2,998,549 0 0 2011 3,265,Bfi1 419,851 547,605 189,000 4,422,317 Z,998,549 0 0 2012 3,3b7,415 5�5,277 547�605 189�000 4�609�c�6 2,99b,`,4� 0 4 51�761�606 23�100�000 4�324�341 12�540�147 3�T80�000 95�506�094 71�A17�124 1��Al2�5()0 1,493,450 �------ - '�. ...�. ..... .....w� v ♦�� nt•r..� �n•�w i rnn�.r+ n�.n.i r �irnn i n►m MrvirCtTTM� OOIJ i..n �JC-Ce1.-9/1CQ �' �� •� i(�`=_�7`�� ► L � �. Y M t5 QNUATIVE CUM�ILATIVE Total FUrD FUND F�nual BALANICE � BALAt�CE pro�ect Pro�ect BffORE 0 Other AFTER OTIfR ContingerKy Casts INCOIE Incare INt,'OME 0 4,015,000 Ifi,985,000 � 16,985,000 0 12,690,181 5,368,680 0 5,36A,6B0 200,000 P,SB4,231 3,243,471 0 3,243,471 515,299 2,899,528 904,030 0 904,030 0 2,384,231 t531,823) 531,823 0 0 2,384,231 t9�2,484) 922,484 0 0 2,998,549 1,613,745 0 1,613,745 0 2,998,549 1,280,984 0 1,284,994 0 P,998,549 9Ab,627 0 98E,627 0 Z,998,549 734,7�9 0 734,729 0 �,99A,Sk9 529.640 0 529,640 0 2,998,549 376,OP9 0 376,029 0 2,998,549 391,646 0 391,646 0 P,998,549 479,427 0 479,427 0 2,998,549 645,840 0 645,840 0 2,998,549 897,802 0 897,802 0� 2,998,549 1,242,715 0 1,242,715 0 2,99A,549 1,688,489 0 1,668,48'3 0 � 2,999,54� 2,2�3,582 0 2,243,582 0 2,998,549 2,917,030 0 2,917,03U 0 2,998,549 3,718,485 0 3,718,485 0 2,998,549 4,658,257 0 4,65A,257 0 2,998,549 5�747,351 0 5,747,351 0 Z,99B,549 6,997,514 0 6,997,514 0 2,998,,`►49 8,421,282 0 8,421,2A2 0 2,998,549 10,032,034 0 0,(132,030 715,298 9b,928,372 1,454,307 �RIO C: f21 MILLIW B01�, 37� II�LATION, LAND LEASIt�, SII�LE YEAR LAND ACQUISITION BRN, Inc. 25-feb-E089 /� .`�� / f�I�:�✓\ /,�- / ` � • :,--_ . _ . . _ . • . , � . ,4 .-.. � - . . . � . - � � � {'l!'$a� 'Y `« �; . . .-,��,� � �tr' p�'�' "':'' ; ��di; �' /VE�if�� , _ � '! , � ,. :�. �� . . ;� ��, �;i h� sM� � 4,�i* �i'.:�� - 1 . • _ �� m y r p� :s wr�' ,�_�.°;� �+��` ��i,k . � r � •� ��'��,*��, ,+,� .43� . . 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'Soufh'II of s��d,o}q�c Cify Clerk fendeA MY,� AN� Prsss Disd.Ssph04:na 667 _ eenf�r(,"e'of Curfsw Streef• Mhene• Northw ilort0'�C`nNrlins rif ��CaeucrnNaan to Me�Mrr� II ne of UMve�A� +ne� ennw..t..►oe tM � uhiv. " ��"�''1"1� �° O}-GM��aI�1iQ� }P �l, � $trl� ' INO'•�. 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