278173 WNITE -�� CITY CLERK ^''''ppp���[[[ ��, ���{{{fff���
PINK - FINANCE � � �����
CAIW�RY - DEPARTMENT I T Y O F S A I N T ��U L COl1I1C1I
BLUE - LIAYOR _ Flle N O.
� � � C il Resolution
�
Presente
Referred To Committee: Date
Out of Committee By Date
RESOLUTION APPROVING AMENDMENT TO REDEVELOPMENT PLAN,
SEVENTH PLACE REDEVELOPMENT PROJECT, DATED FEBRUARY 1 ,
1982; MAKI�JG CERTAIPJ FINDINGS APPROVING A FINANCING
PLAN AND CREATING A TAX INCREMENT DISTRICT
WHEREAS, the Housing and Redevelopment Authority of the City of Saint Paul , Minnesota (the
"HRA") is carrying out the Redevelopment Plan (the "Plan") for the Seventh Place Redevelopment
Project (the "Project") pursuant to the approval of the Council of the City of Saint Paul ,
Minnesota (the "City"); and
WHEREAS, Section 462.525, subd. 6, of the Municipal Housing and Redevelopment Act (the
"Act") provides that a redevelopment project may be modified at any time provided that the modi-
fication shall be adopted by the HRA and the City Council of the City upon such notice and after
such public hearing as is required for the original adoption of the plan; and
WHEREAS, the Minnesota Tax Increment Financing Act (�he "Tax Increment "ct") provides that
the Tax Increment Act shall apply to any enlargements of �he geographic area o� an existing tax
increment financing district subsequent to August 1 , 1979; and
WHEREAS, the HRA has determined that circumstances necessitate the �xqansion of the
geographic area of the Project (to encompass the area described in Exhibit A) and the modifi-�
cation of certain portions of the Plan and Project; and
WHEREAS, the HRA has prepared the Amendment, dated February 1 , to the Plan (the "Amendment";
and submitted the Amendment to the City Planning Commission of the City of Saint Paul (the
"Planning Commission") for its review and opinion; and
WHEREAS, the Planning Commission provided its written opinion of the Rmendment to the F,RA
and such written opinion has been submitted to the City Council ; and
WHEREAS, the HRA, by RESOLUTION N0. 82-1/28-11 approved said Amendment, and referred said
Amendment to the City Council for its review and approval after public hearing according to
law; and
WHEREAS, the Amendment as submitted to the City Council , includes for said Amendment, a
Relocation Plan, a proposed Method of Financing, and a Tax Increment Financing Plan; and
COUNCILMEN Requestgd by Department of:
Yeas Nays
Hunt
Levine In Favor
Maddox
McMahon B
showa�ter - __ Against Y --
Tedesco
Wilson
Adopted by Council: Date — Form Approved�y City A torn �
` ,��{ �..�
Certified Yassed by Council Secretary BY , ��
By _ �
�
Approved hy ;Vlavor: Date _ Approved by{Vlayor for Submission to Council
By _ – BY
-2- �i�»��,�r�� .
_ • ��
WHEREAS, the said Plan and Tax Increment Financing Plan submitted
contain a statement of objectives and development program of the HRA
for the improvement and development of the Redevelopment Project Area
and Tax Increment Financing District proposed including property to be
acquired and the Tax Increment Financing Plan contains estimates of the
cost of the district, sources of revenue to finance the District, the
most recent assessed value of taxable real property within the District,
the estimated captured assessed value of the District at completion, the
duration of the existence of the District, and a statement of HRA' s
estimate of the impact of tax increment financing on the assessed values
of all taxing jurisdictions in which the District is located; and
V�IHEREAS, the members of the Ramsey County Board (County Board) and
Independent School District No. 625 Board (School Board) have been pro-
vided with a copy of the Amendment for their review anc� comment, and
have been presented by the HRA with its estimate of the fiscal and
economic implications of the proposed Tax Increment Financing Dis-
tric.t; and
WHEREAS, said County Board and School Board have been offered an
opportunity to meet with the HRA regarding the proposed Amendment and
Tax Increment Financing District; and
WHEREAS, the County Board and the School Board have been advised
of the date, time and place of the public hearing to be held on the
Amendment at which their comments were invited; and
WHEREAS, the City Council gave due notice according to law of a
public hearing to consider approval of the Amendment which public
hearing was duly held by said Council;
NO��T, THEREFORE, BE IT RESOLVED by the Council of the City of Saint
Paul, upon the foregoing recitals hereby adopted as findings, that the
following further findings are hereby made:
l . That it is hereby found and determined that the Project Area is
a blighted, deteriorating and deteriorated area and qualifies as an
eligible Redevelopment Project Area under the Minnesota Municipal
Housing and Redevelopment Act, Laws of Minnesota 1947, Chapter 487 , as
amended (M.S .A. 462 .411-462 . 711) .
2 . That it is hereby found and determined that the proposed Tax
Increment Financing District, as defined in the Amendment, is a rede-
velopment district within the meaning and provision of Minnesota Statu-
tes 1978 , Chapter 273 Section 3, Subdivision 10 (a) (1) (M.S .A. 273.73
Subdivision 10 (a) (1) ) , in that the land in the area added to the Project
by the Amendment is predominantly occupied by buildings , streets,
utilities , or other improvements and more than 50 percent of the buil-
dings not including outbuildings, as specified in Section IX of the Tax
Increment Financing Plan, in attachment B thereto and in the Structural
Condition 5ummary, are structurally substandard to a degree requiring
substantial renovation or clearance as defined in said Section 3, Sub-
division 10 (b) and said Section IX, A, 4 and 5 .
' ' . , �;:w`�»�.y��.i
�2a-
3 . That it is hereby found and determined that, in the opinion
of the City, the proposed development or redevelopment of the area
added by the Amendment ��ould not occur solely through private invest-
ment within the reasonably foreseeable future and therefore the use
of tax increment financing is deemed necessary.
4 . That it is hereby found and determined that the Amendment
and the tax increment financing plan conforms to the general �lan
for the development or redevelopment of the City as a whole.
WHITE CITY CLERK '�`y /'�
PINK �- FINANCE n � , S ��_{
CANAF�Y - DEPARTMENT G I TY O F SA I NT 1 �U L COUflC1I � ��
BCUE ..- SNA�OR File N�.
� Council Resolution
Presented By
Referred To Committee: Date
Out of Committee By Date
-3-
5. That it is hereby found and determined that the Amendment and the tax increment
financing plan will afford maximum opportunity, consistent with the sound needs of the City
as a whole, for the development or redevelopment of the district by private enterprise.
6. That it is hereby found and determined that the City does elect, for the tax increment
district defined by the Amendment, the method of tax increment computation set forth in
Section 273.76, subd. 3, clause (b), of the Tax Increment Act.
7. That is is hereby found and determined that the land in the project described in the
Amendment would not be made available for redevelopment without the financial aid to be sought.
8. That it is hereby found and determined that the objectives of the Plan and the Amend-
ment cannot be achieved through more extensive private rehabilitation of the project area.
9. That is is hereby found and determined that the Amendment, along with its Relocation
Plan, Proposed Method of Finance, and Tax Increment Financing Plan have been duly reviewed and
considered and the same are hereby approved.
FURTF��� "•.��OLVED, by the City Council that the Tax Increment Financing Plan is hereby
approveca and tne HRA is directed to file a copy thereof and of this resolution with the State
Planning Agency, and that the Tax Increment Financing District is hereby created and the HRA
is directed to file copies of the Plan and this resolution with the Ramsey County Department
of Taxation with its request for certification of the original assessed value of the District
as described in said Plan.
COU[VCILMEN Requestgd by Department of:
Yeas Nays
Hunt
Levine In Favor
Maddox
McMahon B
sno�iter - __ Against Y
Tedesco
Wilson
FEB 4 1982 Form App City Att rney
Adopted by Council: Date —
�
CertifiE:d P� .5 y Co ncil cre BY
App v d by ;Vlavor: �CD o 1982 Approved or fo Submiss' uncil
,
B — BY �
i�Ue��SKED FEB 13 19$2
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EXHIBIT A
LEGAL DESCRIPTION
All of Block 9, Whitney and Smith' s Addition
to Saint Paul;
Al1 of Block 13, St. Paul Proper; and
Al1 portions of lots in said Blocks 9 and
13 opened for alleys
������
EXHIBIT A
LEGAL DESCRIPTION
All of Block 9, Whitney and Smith' s Addition
to Saint Paul;
. All of Block 13, St. Paul Proper; and
Al1 portions of lots in said Blocks 9 and
13 opened for alleys
������
EXHIBIT A
LEGAL DESCRIPTION
Al1 of Block 9, Whitney and Smith' s Addition
to Saint Paul;
All of Block 13, St. Paul Proper; and
All portions of lots in said Blocks 9 and
13 opened for alleys
��t �
�� 1�
EXHIBIT A
LEGAL DESCRIPTION
All of Block 9, Whitney and Smith' s Addition
to Saint Paul;
. All of Block 13, St. Paul Proper; and
All portions of lots in said Blocks 9 and
13 opened for alleys
,;r � r,
� �'►�C�.���
EXHIBIT A
LEGAL DESCRIPTION
All of Block 9, Whitney and Smith' s Addition
to Saint Paul;
Al1 of Block 13, St. Paul Proper; and
All portions of lots in said Blocks 9 and
13 opened for alleys
• `..
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CITY OF SAINT PAUL
INTERDEPARTMENTAL MEMORANDUM
DATE: January 4, 1982 .
T0: Seventh Place Redevelopment Project File
• FROM: Steve Thompson� �
RE: Block 40 Building Conditions Determination
The following determinations regarding building conditions on Block 40 as of
February 1 , 1982 are baSed upon interviews with Mr. Rich Elias of Miller
Hanson Westerbeck,and Bell , architects , Mr. Weiming Lu of the Lowertown
Redevelopment Corporation, Mr. James Bresnahan, owner of the property at
185 E: Fifth Street, and upon personal inspection of the �structures .
For purposes of these determinations, the following definitions were used. �
Structurally Substandard Builaiings - Buildings. containing defects
in structural elements or a combination of deficiencies in essential
� utilities and facilities , ligfit and ventilation, fire protection
in.cluding egress , layout and condition of interior partitions ,
or similar factors, which defects or deficiencies are of sufficient
total significance to justify substantial rertovation or clearance.
Substantial renovation was considered to be rehabilitation estimated
to be an amount at least equal to 100� of the fair market value of
the structure.
• Buildinqs Constituting Blighting Tnfluences - Buildings requiring
removal or renovation in order to eliminate inadequate street
layout, incompatible uses or land use relationships , overcrowding
of buildings on the land, obsolete buildings not suitable for
improvement or conversion, or other identified hazards to the health,
safety and general well being of the City.
Parcel numbers below refer to Attachment B of the Financing Plan for the
Amendment to the Seventh Place Redevelopment Project.
Parcels 2 , 3, & 4. 379 Sibley Street (Aslesen Building)
373 Sibley Street (Sperry Building)
These five-story warehouse structures are functionally and economically obsolete
due to inefficient design, inadequate loading and elevator facilities and their
location within the high density office/retail core. .
The following structural deficiencies have been identified:
a) Inadequate floor loads due to light (2 X 4) post and beam
construction,
, � b) Inadequate fire protection due to timber construction and
inadequate sprinkler systems .
., � � � � `��i 7�
c) � Inadequate insulation.
d) All windows require replacement.
e) Roofs require replacement.
f) Mechanical systems must be replaced.
g) Electrical systems must be replaced.
h) Window openings on North and South walls required for adequate
light and ventilation for reuse potential could impact structural
integrity (exterior walls are load bearing) . �
Renovation costs for both structures have been estimated to be $40 per square foot.
Consequently renovation costs for 379 Sibley (estimated market value $87,500)
would total approximately $1 ,300,000. Renovation costs for 373 Sibley (estimated
market value ,$325,000) would total approximately $1 ,900,000.
Based on the above, these structures are determined to substandard.
� Parcel 6� 185 E. Fifth S,treet (First Bank Drive-In) '
This structure was only partially completed in 1974. Its only economic use had
been as a bank drive-in facility and this use was terminated in 1981 . Poor
initial design of this structure would make partitioning for its intended use
� as an office building extremely awkward if undertaken .
The following structural deficiencies have been identified:
� � a) No mechanical system installed. - __ ,
b) No electrical system completed.
c) No windows installed abvve first level .
d) Floor 2-4 open to the elements .
e) Roof was installed only as temporary.
f) Inadequate egress designed for code compliance.
� Inadequate information was available to establish an estimated market value
for this structure but this value would certainly be less than the estimated
� �1 ,000,000 cost of renovation.
Based on the above, this structure was determined to be substandard.
Parcel 7 174 E. 6th St. (Sibley Building)
� This structure is functionally and economically obsolete due to inefficient
design, inadequate loading and elevator facilities and location within the
high density office/retail core.
. V�_ • .
The following structural deficiencies have been identified:
a) Inadequate insulation.
,
b) All windows need replacement. .
c) Mechanical system needs replacement.
d) Electrical system needs replacement.
• e) Openings for new windows required for adequate light and ventilation
� for reuse potential could compromise structural integrity (load
bearing exterior walls)
f) Additional elevator and stair required for adequate egress .
g) Deficient layout and condition of interior partitions .
Renovation costs for this structure have been estimated at $30 per square foot.'
Consequently, renovation costs for 174 E. 6th Street (estimated market value
$460,000) would total approximately $2,450,000.
Based on the above; this structure was determined to be substandard.
Parcel 8 130 E. 6th Street
The building on this parcel is a parking operations structure. The surface
parking operation with which this building is associated represents an
incompatible use in relationship to surrounding land uses . Consequently, this
structure was found to contribute to conditions of blight.
Parcel 10 366 Jackson ,(McColl Building)
• This is a national historic register property, the preservation of which is critical .
Some renovation has taken place in recent years and additional restoration and
renovation work is planned. It is assumed that the completion of renovation to
this structure is economically viable and imminent.
Based on the above, it is determined that this structure isgound and must be
preserved.
ST:dma
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January 26, 1982
�layor George �atimer '
347 City Hall •
St. Paul , Minnesota 55102
Dear Mayor Latimer: �
In response to your letter of January 22, to Larry Brown, regarding
the expansion of the Seventh Place Redevelopment Project tax-increment
� financing district, Ramsey County appreciates the opportunity to
review the impact of the City's proposal .
We certainly agree with the City that the Block 40 redevelopment is
an integral component of the downtown revitalization program and
that, without it, the central city would be fragmented. Further,
as a result of staff review of tax-increment financing throughout the
. County, we are well aware that, unlike some other urban centers,
St. Paul has used tax-increment districts sparingly and with full
consideration of the long-term consequences. Further, given the
constant threats to the UDAG program from the current administration,
we would agree that the City should proceed with this amendment in
order to apply for the funds presently available.
However, as your own experience with Energy Park indicated, the same
national policies , both with respect to urban programs and with
r�espect to the cost of private capital , are causing tax-increment
financing to become more and more one of the few remaining vehicles
for redevelopment. Within the last several months , we have begun
to see proposals for tax-increment districts from the suburban
communities, vrhich never previously considered this approach. Partly,
��;�e believe, this is due to the lack of other capital saurces, and
partly, it is due to the recognition by the older communities that
some of the problems of economic decline which St. Paul has wrestled
with for several years are �lso beginning to appear within their
jurisdictions . In addition , ►•�e would expect that St. Paul will
continue to find that tax-increment is the only remaining form of
financing available for projects for which there were once a variety
of financing alternatives. R E C E i V E n
. J4N �S 19b1 �
� ,
. ' '
; Mayor George Latimer � -2- . January 26, 1982
�
w'hile no one tax-increment district is likely to have noticeable budgetary
consequences for the affected jurisdictions, we believe the potential does
exist for an eventual cumulative impact. Each municipality, of course,
can control the number of districts which it creates in order to protect
itself from long-term revenue constraints. The County, however, as well as
theschool districts, is affected by the actions of all municipalities. We
believe it would be a mistake, not to mention poor planning, on our part
. to simply wait until the day when, and if, we find that the cumulative
total of increments captured throughout the County is threatening to create
a budgetary problem and to proceed, from that day forward, to oppose any and
all efforts to use tax-increment financing. Nor do we wish to see, which
has been mentioned from time to time, severe restraints placed by the
Legislature or the Metropolitan Council upon the ability of the municipalities
to use this mechanism for obtaining necessary capital .
Rather, we would like to use the occasion of this particular review to
suggest that perhaps now is the appropriate time for the County. and the
municipalities to meet to determine if it might be possible to develop.
� some guidelines and coordination among us concerning the use of tax-
increment financing, some agreement as to the amount of captured increment
that can be safely set aside for a period of years, and some way of keeping
all jurisdictions informed as to the plans of others with regard to tax-
increment districts.
If you agree that some initial discussion would be worthwhile, I would like
. to suggest a staff ineeting, including Peter Schneider and myself from the
. County, with, perhaps, Dick Broeker, Jim Bellus and/or Steve Wellington
' from the City. We could outline some of-the issues and considerations and,
then, if it seems that the issue warrants further pursuit, the County would
take responsibility for contacting the other municipalities to participate
in additional discussions.
' Again, we appreciate the notification on this particular project and look
forward to your response as to our concerns and our suggestion of further
discussion.
- -��Sincerely,
� `l�� � ��'--' � / ---
� .
M�rgar t Thorpe
Exec��� ve Assistant
. `Planni►�g and Development
cc: Larry Brown
Peter Schneider
• Steve Thompson, Development Division, City PEfl �
MT/gb
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DO�INhTOWN COMMUNITY DEVELOPMENT COUNCIL
506 Endicott Bldg . St. Paul, MN 55101 (612) 221-0488
3anuary 21, 1982
� Steve Thompson, Project Manager
Planning and Economic Development �
25 West Forth Street
St. Paul, MN 55102 �
Dear lu�. Tl�ompson, .
� I am writing to you in response to your request ttiat the DCDC
review the proposed addition of Block 40 to the Seventh Place
Redevelopment Project. • '
The DCDC Board, as the officially recognized Downtown citizen
participation council, discussed this issue after your present-
- ation to them on January 20. The Board voted (23 to 2) to
endorse the proposal as presented to them in your letter of
January 18, 1982.
We hope that Block 40 can now proceed,- and look forward to a
ground-breaking come March.
• Sincerely, �
� o l� ���
�. l �
'l,�- �''�.
t' ohn E. Mannillo,Chairman
cc: Councilman Ron Maddox
RECEIyT�� �
JAN 2� 1981
DISTRICT 17 PLANNING COUNCIL
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���� • �
� AMENDMENT TO
REDEVELOPMENT PLAN
SEVENTH PLACE REDEVELOPMENT PROJECT
, DATED NOVEMBER 16, 1978
Description of Redevelopment Area shall be amended to include
the following legally described real estate: .
All of Block 9, Whitney and Smith's Addi.tion to
Saint Paul , including those portions of lots opened
for alleys; and all of Block 13, St. Paul Proper.
TAX INCREMENT FINANCING PLAN
FOR THE
AMENDMENT TO SEVENTH PLACE REDEVELOPMENT PROJECT
AND TAX INCREMENT FINANCING DISTRICT
. ,
I. DESCRIPTION OF PROPERTY TO BE ADDED TO DISTRICT
The legal description of the property to be added to the district is as follows:
Al!•of Block 9, Whitney and Smith's Addition to St. Paul, including those portions
of lots opened for alleys; and all of Block 13, St. Paul Proper.
Property identification numbers and legal descriptions of the individual parcels
within the above-described tract of real estate are contained in Attachment A,
Appendix.
II. STATEMENT OF PURPOSE AND OBJECTIVES
A. Purpose �' '
The purpose of this Amendment to the Seventh Place Redevelopment Plan
' and Project undertaken by the Housing and Redevelopment Authority of the
City of Saint Paul, Minnesota is, through the inclusion of the above-mentioned
property hereinafter referred to as Block 40, (a) to strengthen the downtown
area's base as a regional employment, retail, entertainment and recreational
. center; (b) to develop and redevelop property within the downtown which
qualifies as blighted and deteriorated areas under the Housing and Redevelopment
� Act, Section 462.421 Subd. 11 and 13(1), as open, vacant, unused, underused
or inappropriately used, or undeveloped land or space under Section 462.421,
Subd. 13(2), (3) and (6), and as a redevelopment district under the Tax Increment
Financing Act, Section 273.73, Subd. 10; (c) to assist in the undertaking of a
Redevelopment Project as defined in Section 462.421 Subd. 13(1), (2), (3), (4),
(5), (6); and (d) to undertake and finance these actions as part of the Seventh
. Place Tax Incre ment Financing District.
� B. Development Objectives
The primary objectives of this Redevelopment Plan:
a. To eliminate and/or ameliorate physical and enviranmental conditions
as they exist in the Block 40 portion of the Seventh Place Redevelopment
� Project and to prevent the spread of such detrimental conditions within
and without the project area.
b. To improve the attractiveness and the desirability of the area as a place
in which to live, work, and shop, and in which to secure cultural and
recreational enrichment. �
c. To maintain�and strengthen employment and services by attracting •
institutions, office space, personal and professional services, retaining
regional cultural and entertainment facilities and accommodation facilities
� within the central business district.
d. To create an attractive pedestrian-oriented place of personal
communication in which people may exchange services, goods and
ideas, and enjoy social and cultural opportunities.
e. To help develop the central business district into a viable metropolitan
center in furtherence of the Metropolitan Council's Develapment Framework
Policy Plan.
f. To provide such public improvements as are necessary to stimulate private
investment and reinvestment in the Block 40 portion of the Seventh Place
Redevelopment Project Area.
g. To expand and improve the existing pedestrian concourse and skyway
system to maximize pedestrian access to goods, services, facilities provided
within the Seventh Place Redevelopment Project Area.
- 2 -
h. To strengthen and improve the retail, commercial•, and office
climate of the central business district and of the City as
a who�e through the concentration of effort and resources on
the Seventh Place Redevelopment Project Area, and on Block 40.
� �
i. To develop the Block 40 portion of the Seventh Place Redevel-
opment Project in a manner that is in conformance with the
City's Comprehensive Plan.
j. To utilize Public financial resources in a manner that is in .
conformance with the City's adopted Capitol Allocation Policies.
k. To further� the objectives stated under the Central Core A-1-5
Redevelopment Plan.
III. DEVELOPMENT PROGRAM
Historically, the role of the public secfor in urban redevelopment has been
to provide controls and incentives in order to encourage and obtain needed
• development. In order to counteract a combination of adverse economic
conditions, patterns of investment and reinvestment, physical and environ-
mental conditions which have worked to the detriment of the redevelopment
of aging, built urban areas, this role has been changing to one of an
active partner and participant in needed redevelopment. The City has
utilized, and will continue to utilize, a number of different mechanisms
in accomplishing the objective of this redevelopment.
A. LAND ACQUISITION. To acquire as authorized under the Housing and
Redevelopment and Tax Increment Financing Acts :
1. blighted areas and other real property for the purpose of removing,
preventing or reducing blight or the causes of blight;
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�����
2. open or undeveloped land blighted by virtue of conditions which have
prevented normal development-by private enterprise;
3. underused or inappropriately used land which may be converted to
highest and best use at reasonable cost without major residential
� clearance activity; and
_ � �
. .) `" . t
4. lands acquired by the Authority in the undertaking of redevelopment projects
and presently available for and suitable to the provision of commercial
. development and parking; and
5. to provide relocation assistance as required by law in the acquisition of
� �
such properties.
B. SITE PREPARATION AND PUBLIC IMPROVEMENTS. To carry out:
1. demolition, removal or rehabilitation of buildings and improvements;
2. activities to correct adverse physical characteristics of the land, faulty
subdivision or plat of lots, inadequate access or�utility service or other
development inhibiting conditions; .
3. activities deemed necessary or desirable to remove, reduce or prevent
• other blighting factors and causes of blight;
4. activities deemed necessary or desirable to improve and prepare sites
` for development or redevelopment in�ccordance with this Plan; and
5. installation, construction or reconstruction of streets, utilities, parks,
� playgrounds, skyways, and other public improvements or facilities as
necessary or desirable for carrying out Plan objectives.
IV. PROPERTIES TO BE ACQUIRED
The acquisition of parcels 2, 3, 4, 5, 7 and 8 as identified on Attachment A, Appendix,
� was accomplished by HRA through financing provided by the City of Saint Paul.
Acquisition of parcel 6 will also be required and will be financed pursuant to this Tax
Increment Financing Plan.
- � _
�'��_�`�3
U. - COST OF THE DISTRICT
Following is a proposed budget for activities to be undertaken pursuant
to the redevelopment plan: •
Land Acquisition $$00,000
Demolition 440,000
Skyways/Public Improvements 900,000
Site Preparation 660,000
' Design and Engineering � 250,000
Administration 100,000
Interest Cost $3,150,000
Total Cost 1,275,000
$4,425,000
Some line items and allocations may require adjustment, pending final
determinat�on of specific costs. �
VI. SOURCES OF REVENUE TO FINANCE PUBLIC COSTS
A. Total District Cost: ' �
Capital Cost $3,150,000
Interest Cost 1,275,000
� Total Cost $4,425,000
B. Sources of Revenue To Pay Public Costs:
The Authority intends to issue a revenue note in the principal amount
of $3,150,000 to finance the public costs. This note shall be repaid
over ai-.five-year period, as follows, at an interest rate of approximately
� 13.5%.
The revenue note shall be paid from tax increments generated from the
Seventh Place Project, as amended.
. $4,425,000 total public cost to be expended over five years,
commencing in 1982 and terminating in 198b, payable in approximate
amounts as follows:
1982 $870,000
1983 870,000 �
1984 870,000
1985 � 905,000
1986 910,000
. ` �� .
VII. ORIGINAL ASSESSED VALUE OF TAXABLE PROPERTIES
The Assessed Value for Block 40 as of January 2, 1981 is $858,160. This will serve
as the original assessed value of property to be added to the district. A parcel by
parcel breakdown of the original assessed value is contained on Attachment A, Appendix.
- �
Some of the parcels within Block 40 were tax exempt as of January 2, 1981. 'fechnically,
at the date of certification of this addition to the district by the Auditor, no assessed
value attributable to such tax-exempt property will be included in the original assessed
value of the addition. However, when such property becomes taxable, Section 273.76
Subd. 1 requires that the original assessed value of the district be increased by the
amount of assessed value attributable to such property. For purposes of the Plan,
the anticipated assessed value at the time these tax-exempt parcels become taxable
� has been included in the,original assessed value computation. '
VIII. ESTIMATED CAP'fURED ASSESSED VALUE OF BLOCK 40 PROPERTY
The Authority has discussed the basis of its projections with the Ramsey County Assessors
. Office and with the construction consultants retained by the developers who propose
� � to undertake the Block 40 development, for the purpose of arriving at an estimated
captured assessed value for the district at build-out.
For purposes of those discussions, the Authority assumed:
1. That the construction values, supplied by the construction consultants,
as identified below are accurate;
� 2. That the current statutory assessment classifications of 439i6 for commercial
property will remain unchanged; .
3. That estimates of assessed values of parking ramps are best determined
by investigation of current assessed values of comparable facilities and
. that the Town Square/Oxford parking ramp is a comparable facility;
4. That the original assessed value contained in Section VII is accurate and
' will remain constant.
I �!
� The following table shows the projected assessed values for the taxable components of
the Block 40 development at build-out:
Estimated
Market Value � Estimated
(Permit Value of Assessed
Construction) Value
' Office Component $ 8,035,850 � $3,455,415
� Retail Component 6,810,550 2,928,535
Parking Component 5 850 000 1 O10 782
Total 20,696,400 7,394,732
After deduction of the original assessed value of $858,160, it is estimated that the captured
assessed value of the Block 40 development will be approximately $6,536,572. �
�7,394,732 , Estimated Assessed Value at Completion •
- -858,160 Original Assessed Value
6,536,572 Estimated Captured Assessed Value
IX. TYPE AND DURATION OF DISTRICT
The district is a "redevelopment district" as define� in Section 273.73, Subdivision !0
of the Act.
A. QUALIFICATION AS A REDEVELOPMENT DISTRICT
The district is comprised of 13 contiguous parcels, which, in combination,
will contain the redevelopment project. Attachment B is a table which shows
the description of each parcel, as well as square footages, and number and
condition of structures. This data was compiled using the following methodology:
1. Square footages were obtained from Ramsey County plat maps.
2. The number of parcels was obtained from records of the Ramsey County
Auditor, considering parcels to be as defined in Section 273.75, Subdivision 6
of the Act.
_ � �
`�'���'�3
'3. The number of�parcels containing or not containing buildings,
� streets, utilities or other improvements was obtained by site
inspection and city street and utility maps.
. 4. Structurally substandard buildings are those which were determined,
based upon site inspection, to contain defects in structural
� elements or a combinatioh of deficiencies in essential utilities
and facilities, light and ventilation, fire protection including
egress, layout and condition of interior partitions, or similar
factors, which defects or deficiencies are of sufficient �total
, significance to �ustify substantial renovation or clearance.
Substantial renovation was considered to be rehabilitation
� estimated to be an amount at least equal to 100% of the fair '
market value of the structure.
• 5. Buildings which constitute blighting influences are those which
were determined, based upon site inspection, as requiring removal
� � or renovation in order to eliminate inadequate street layout,
incompatible uses or land use relationships, overcrowding o�
buildings on the land, obsolete buildings not suitable for
improvement or conversion, or other identified hazards to the
health, safety and general well being of the city.
The information summarized on Attachment B, Appendix, together with
the data supporting such summary, supports the following conclusions
regarding the Added Property:
1. Parcels 2, 3, 4, 6, 7, 8 and 10 are comprised of land occupied by
• buildings, streets, utilities or other improvements. Parcels 2,
3, 4, 6, and 7 are predominantly occupied by buildings which
. are structurally substandard to a degree requiring substantial
renovation or clearance. Parcel 8 is occupied by a building
. � �� - .
which requires substantial renovation or clearance in order to "
- , remove such existing conditions as inadequate street layout, incom-
. patible uses or land use relationships, overcrowding of buildings on
the land, obsolete buildings not suitable for improvement or conversion,
or other identified hazards to health, safety and general well being of
the community. �
2. Parcels 1, •5, 9, 11, 12 and 13 are comprised of land not predominantly
� occupied by buildings, streets, utilities or other improvements; but
100 percent of the total acreage of such land on these individual parcels
has a fair market value upon inclusion in the redevelopment district which,
when add.ed to the estimated cost of preparing the land for use, including
� utilities, if any, exceeds its anticipated fair market value after
completion of said preparation. . �
The added property as a whole qualifies as a redevelopment district pursuant
to Section 273.73, Subdivision 10 (A1) :
1. The added property is predominantly occupied by buildings, streets,
utilities or other improvements and more than 50% of the buildings,
, including out-buildings, are structurally substandard to a degree requiring
substantial renovation or clearance. Parcels 2, 3, 4, 6, 7, 8 and 10,
constituting 54% of the parcels, are 61,333 sq. ft. in area; this is 62%
of the total area of the added property. The buildings on Parcels 2, 3,
4, 6, dnd 7 constitute 7.1% of all existing buildings on the added
property.
, � �
��
B. DURATION OF THE DISTRICT
The district qualifies as a "redevelopment district" under the Act. Tax increment
may, pursuant to Section 273.75, Subdivision 1 of the Act, be collected for a
period of 25 years from the date of receipt by the Authority of the first tax
increment,expected to be 1983.� However, it is expected that tax increments
� generated from the Block 40 development through 1991 will be sufficient to
pay all public costs to be incurred pursuant to this Tax Increment Financing
Plan. Therefore, it is the intent of the Authority to review the status of this
portion of the Seventh Place Redevelopment District for consideration of releasing
Block 40 from the district after 1991.
X. IMPACT ON ASSESSED VALUES OF OTHER TAXING JURISDICTIONS�
The overlapping jurisdictions 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 53�6. -
, j � -�
� ±��_�� / �
. . - 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 Pau! for purposes of this analysis.
- Port Authority of the City of Saint Paui, whose powers of levy and use of property
tax revenue is limited to .789 mills. 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 District levy on real 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.
� Assuming captured assessed value at build-out of $7,400,000, Section VII hereof, and
a constant 1982 mill rate of 105 mills, the added property will generate annual tax
increment of $777,000. The percentage of the estimated increment contributed by
the various taxing jurisdi�tions, if the development would occur without public
intervention, is shown on Table 1.
TABLE I: PERCENT OF TAX INCREMENT ATTRIBUTABLE TO TAXING JURISDICTIONS
Mills
� (Taxes Payable Annual Tax
Taxing Jurisdiction in 1983)� Percent Increment
City of St. Pau! 26.561 25.3 $196,581
Ramsey County 27.319 26.1 202,797
School District No. 625 45.700 43.6 338,772
Miscellaneous** 5.277 5.0 � 38 850
104.857 100.0 770,000
� Estimates
** All City and Metropolitan Authorities '
, �z_
' � �d ��� d2,�
The tax increments derived from projects in this plan would not be available to any of the
taxing jurisdictions were it not for the public intervention of the Housing and Redevelopment
Authroity of the City of Saint Paul. If it could be assumed that the captured assessed value
was available for each taxing jurisdiction, the non-receipt of tax dollars represented as
tax increments may be determined by estimating how much the mill rate for property outside
the tax increment financing district would have to be increased to raise the same amount
of tax dollars in each taxing jurisdiction that would be available if the projects occurred
without the assistance of the Saint Paul HRA. Table No. 2 shows the additional dollars
per $1,000 of assessed valuation that would have to be levied to compensate for the loss
of tax dollars in estimated tax increments for each taxing jurisdiction.
� TABLE 2: IMPACT ON TAXING JURISDICTIONS (IF DEVELOPMENT COULD, OCCEJR
WITHOUT PUBLIC ASSISTANCE)
1980 Required
. Assessed $/$1,000 Assessed Annual
Taxing Jurisdiction Value Valuation Tax Increment
� City of St. Paul $1,484,576,066. .000133 $196,581
, Ramsey County 2,798,831,798 _.00672 202,797
School District #625 1,484,576,066 .0022$ • 338,772
� Table 2 is relevant only if one assumes the development would have 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 have 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 jurisdictions will benefit from the
entire then-current assessed values.
. —13�
ATTACHMENT A
This attachment shows� the parcels included in this Financing Plan, including
. the legal descriptions , property identification numbers , square footages and
1981 assessed values.
� .
. .
-. . , r �
I , ..� �
� � - ATTACHMENT A '� � ry
_ �' ���a.�
_ � BIACK 40 . _
' PROPERTY , 1981
IDENTIFICATION NUMBER LEGAL , . SIZE �SESSED VALL'E
__
� ' �•: 03-82000-020-09-4 Whitney & Smith's Addition except 17,000 $ 79,695
, (391 Sibley St.) Southwesterly 14' Northwesterly
3� � 1/2 of 3 and except Southwesterly
-. 14' of Lots 1 & 2, � Block 9
�. ?• 03-82000-040-09-8 Whitney & Smith's Addition except 6,800 53,871
t (�379 Sibley St.) Southwesterly 14' Southeasterly
1/2 of Lot 3, and Northwesterly -
.-.;
1/2 of Lot 4, Block 9
;;; .
� 3• 03-82000-050-09-5 Whitney & Smith's Addition except 4,750 39,344
" � (373 Sibley St.) Southwesterly 14' Southeasterly
' 1/2 of Lot 4, and Northwesterly
. " 10 feet of Lot 5, Block 9
� 4' 03-82000-051-09-8 • Whitney�& Smith's Addition.:except 4,750 34,344
,.� (371 Sibley St.) Southwesterly 14' , Northwesteriy
;� 35' of Southeasterly 40 feet of
;� Lot 5, Block 9 . _
,
�
�?
-' S. 03-82000-060-09-2 Whitney & Smith's Addition except 7,480 35,545
�� ( Sibley St.) Southwesterly 14' Southeasterly
�� � 5' of Lot 5, and except Southwesterly
- 14 feet of Lot 6, Block 9 �
.+
:�
''1
6• 03-82000-070-09-9 Whitney & Smith's Addition except 13,230 110.,488
4 � (185 E. 5th�St.) Southwesterly 2' for alley Lot 8 :
:; and all of Lot 7, Block 9
' 7• 03-82000-120-09-3 Whitney & 3mith's Addition except 14;700 206,792
�; (174 E. 6th St. Southwesterly 2' for alley, Lot 11
' and all of Lot 12, Block 9
,
8• 03-18500-075-13 City of St. Paul, Blocks 1 and 2 12,527 53,009
(170 E. 6th St.} 13 thru 16 and 27 thru 30,
Northwesterly 126.78 ft. MOL of
FOL subject to Streets and alley;
Lot 10, Block 9, F7hitney & Smiths
Addition and in said City of Saint
Paul, Lots 6 & 7, Block 13
_1_ . .
� r ^
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`� � .
` �r����
� . , BLOCK 40 (cont'd) ���
.PROPERTY • • 1981
IDENTIFICATION NUN�ER LEGAL SIZE ASSESSED VAL��
9_., 03-18500-093-13 City of St. Paul, Blocks 1 & 2, 8,055 $ 35,926
( Jackson St.) 13 thru �16 and 27 thru 30,, NE
• line of Jackson St. and 44'
NW from NW line of 5th St. , thence
NW on Street line 67.5'
thence Northeast 61 ft. on cl of
- � wall to point on Northeast line of ' •
� Lot 8, Block 13 and 111.95 ft North-
. west from Fifth Street thence
Northwest 20.2 ft. on east line
of Lot 8 ther�ce Northeast on cl of
wall Southwest line of alley thence
Southeast on alley line for 88.15 ft.
_ �hence Southwest to beginning, being ,
part of Lot 9, Block 4, Whitney and _ _.
' Smith's Addition and in said City of
St. Paul, •Part of Lots 8 and .9,
� Block 13. ' � �
�p. 03-1�500-092-13 City of St. Paul Blocks 1 and 2, � 4,576 17.9,427 -
(366. Jackson St.) 13 thru 16, and 27 thru 30 Except
Northeasterly 10 ft. for alley
- thence Southeasterly 44 ft. of Lot 9, '
81ock 9, Whitney and Smith's Addition
to St. Paul and in said City of� St.
Paul, except Southwesterly 8 ft. for
Jackson Street Southeasterly 44 ft.
. of Lots 8 and 9, Block 13.
11. 03-18�00-074-13 City of St. Paul Blocks 1 and 2, 2,461 10,955
(380 Jackson St. ) 13 thru 16 and 27 thru 30, except
Northeaster1y10 ft. for alley,
part of Lot 10, Block 9, Whitney
and Smith's Addition to St. Paul
between extended Northwesterly and
Southeasterly lines of FOL and in
said City of St. Paul except South-
westerly 8 ft. for Street and the �
Southeasterly 1/6 of Lots 6 and 7,
Block 13. •
-2-
� - ' .
, - . `
BLOCK 40 (cont'd) �
PROPERTY 1981
IDENTIFICATION NLJNIDER LEGAL � � SIZE ASSESSED VALUE
..2� 03-18500-080-13 City of St. Paul Blocks 1 and 2, 1,180 $ 5,566
(376 Jackson St.) 13 thru 16 and 27 thru 30, except -
Southwesterly 8 ft. for Street,
thence Southeasterly 20 ft. of � •
. Northwesterly 40 ft. �of Lot 8,
Block 13.
.3. 03-18500-090-13 City of St. Paul Blocks 1 and 2 2,120 8,198
(378 Jackson St.) 13 thru 16 and 27 thru 30, except
the Northeas.terly 10 ft. for alley, �
part of Lots 9 and 10, Block 9,
� Whitney and Smith's Addition to
� St. Paul between extended North-
� westerly and Southeasterly lines '
of FOL and in said City of St. Paul • �
� except Southwesterly 8 ft. for '
• Street the Northwesterly 20 ft. .
of Lots 8 and 9, Block 13. '
TOTAL - $858,160 _
,
. -3- • .
ATTACHMENT B
This attachment is referred to in the Section of this plan titled "Qualification
As A Redevelopment District." The parcel numbers correspond to the property
identification numbers and legal descriptions contained in. Attachment A.
� Parcels With Buildings
Square Footage of Square Footage of Structurally Having
Parcel Parcels With Parcels Without Substandard _ Blighting
Number Buildings Buildings Buildings Influence
� • 17,000
2 6,800 . 1
3 4,750 • 1
4 4,750 1
5 7,480
6 13,230 �
7 14,700 . 1
8 12,527 1
g 8,055
10 4,576
�� 2,461
12 1 ,180
13 2 ,120 _ —
TOTAL 61 ,333 38,296 5 �
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' AFFIDAVIT OF PUBLICATION
STATE OF MINNESOTA
COUNTY OF RAMSEY
.
. � ' ROSEMARY J FRANK , being
• �`` duly sworn on oath, says: that he is, and during
;;� all times herein stated has been, Clerk of the
'� '" � ' �"�r Northwest Publications, Inc., publisher of the
newspaper known as the St. Paul Dispatch, St.
;:� P�ul Pioneer Press, St. Paul Sunday Pioneer
Press, a newspaper of general circulation within
the City of St. Paul and the County of Ramsey.
�� That the Notice hereto attached was cut from
the columns of said newspaper and was printed
� and published therein on the following dates:
' ,�, 25th day of JAN , 19 82
'�
; day of , 19
��c��
day of , 19
d ay of , 19
day of , 19
dayof , 19
d ay of , 19
Subscribed and sworn to before me this
2�h day �►f ,7AN , 19 _�
Notar�• Public
WaGh;nc�tnn County, Minnesota
My commission expires nCT l0 , 19 ---87
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� t��', PJOTARY PJ�LIC. n"i,�N_cOT.4 ''
Fiirm Za�� � +.'���'�'�: IhAS�if�ti'i��CN COUNTY �
� MY Comn�ission Expir�s Oct. 10, 1987 '�
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