04-3531 � � � — � � — D � Council FYIe # �/'l ' 3 S3
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a Green Sheet # ���
4 RESOLUTION
s CITY OF INT PAUL, MINNESOTA S'
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RESOLUTION OF TI� CITY COUNCIL OF THE CITY OF SAINT PAUL, MINNESOTA
APPROVING TAX INCREMENT FINANCING PLAN FOR WESTNIINSTER Ji3NC'I`ION BUSINESS
CENTEii REDEVELOPMENT TAX INCREMENT FTNANCING DISTRICT
W HEREAS, the City of Saint Paul (the "City") has been advised that the Port Authority of the City of Saint
Paul (the "Port Authority") intends to establish a redevelopment tax increment financing distdct including the area
generally bounded by Westrninster Street to the west, Wlutall Street to the north, Payne Avenue to the east and the
Union Pacific Mainline uacks to the south to be lmown as the Wesuvinster Juncrion Business Centex Redevelopment
Tax Increment Financing Dishict (the "DistricY') and, within the Dishict, a Hazazdous Substance Subdishict,
pwsuant to Minnesota Statutes Section 469.175, Subd. 7(the "HSS"); and
WHEREAS, prior to certificarion of the Distdct, the City Council of the City of Saint Paul (the "City
Council°) is required, after a public hearing, to make the findings requued by Minnesota Statutes Section 469.175,
Subd. 3, including the reasons and facts suppoxting the detemunarion that the District meets the statutory
requirements for a redevelopment distdct; and
WHEREAS, a public hearing was held on Mazch 24, 2004 and norice of such hearing was published in a
newspaper of general circulation on Mazch 11, 2004; and
WHEREAS, as set forth in a resolution adopted by the Port Authority on Mazch 23, 2004, a copy of which
is attached hereto as E�ibit A(the "Port Authority Resolution"), the Port Authority l�as deterruined that the
proposed District meets the statutory requuements for establishment of a redevelopment dishict; and
WHEREAS, the City, tluough its staff, has also made its own independe� investigarion regarding the
qualification of the Distact as a redevelopment district; and
WHERF,AS, the City Council, in reliance on the information provided to it by the Port Authority and its
own investigarion concurs with the Port Authority's deternvnation that the Dish meets the statutory requirements
for establishment of a redevelopment district;
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Saint Paul that:
Adoprion of Factual Findinas: the City Council hereby fmds that:
(a) the proposed tax increment financing distdct is a redevelopment dishict meering the criteria of
Secrion 469.174, subdivision 10, pazagraph (a), clauses (1) and (2);
(b) the redevelopment proposed for the Dishict and described in the Plan is not reasonably
expected to occur solely fluough private investment wifliln the reasonably foreseeable future, and the
increased tnarket value of the site reasonably expected to occur without the use of tax increment fmancing
would be less than the increase in the market value estimated to result from the proposed development after
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subtracting the present value of the project tax increments for the maximum durarion of the Dishict
pemutted by the Plan;
(c) the Plan conforms to the genernl plan for the development and redevelopment of the City of
Saint Paul as a whole;
(d) the Plan �ill afford maximum opportunity, consistent with the sound needs of the municipality
as a whole, for the development and redevelopment of the Dishict by private enteiprise;
(e) the Ciry elects the method of taz increment computation set forth in Secrion 469.177, Subd. 3,
pazagraph (a) of Minnesota Statutes;
(� redevelopment of the District, in the opinion of the City CouncIl, would not reasonably be
elcpected to occur solely through private investment and t� increment available without regazd to the
h���rdous substance subdishict, and therefore the hazardous substance subdistrict is deemed necessary; and
(g) parcels in addirion to those pazcels that aze "designated hazazdous substance sites," as
defined in Minnesota Statutes Secrion 469.174, Subdivision 16, aze expected to be developed with such
designated hazazdous substance sites; and
(h) the HSS is not largex than, and the period of time during which increments aze elected to
be received is not longer than, that which is necessary in the opinion of the City Council, to provide for the
additional costs due to the desi�ated hazazdous substance site.
The reasons and supporting facts for each finding described herein are set forth on Exhibit S attached
hereto.
2. A�p:oval of Dishict and Plan. The City Council heieby appxoves the cLearion of the District and
adoption of the Plan by the Port Authority.
Adopted by the City Council of the City of Saint Paul on ,_G��O iL Z�, 2004.
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AdoptedbyCouncil: Date l�``� `��i aOU�-�'
Adoprion Certified by Cou�gil Secretary
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Approved by ayo . Date ' /�/ � /.,`
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of:
By:
Form Approved City Attorney
BY� � .� �
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Approved by Mayor for Submission to Council
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Proposed Amendment to the Westminster )unction TIF District
The Port Authoritv shall rec�uire businesses locatina in the district to ao throuah a due
diliqence qrocess with the Port Authority with the intent to incorporate hiah
�erformance buildinq design and green buildin�desiqn features except where the
building owner demonstrates that the recommended changes are not feasible or where
the costs are extraordinari(v burdensome over the lifie-c of the buildin4. The Port
Authoritv's consultinq architect and other subiect matter exoerts will assist the business
through the due diliqence process,
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Port Authority Resolurion No.
[attached]
2435198v1
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Resolurion No.
RESOLUTION OF THE
PORT AIJTHORTI'Y OF THE CTI'Y OF SAINT PAUL
[Wesnninsfer Junction Business Center Redevelopment Tax Increment District]
WHEREAS, on February 24, 2004, the Board of Commissioners of the Port Authority of
the City of Saint Paul adopted a Resolution requesting that the Port Authority staff call for a
public hearing to consider the establishment of the Westminster 7unction business Center
Redevelopment Taac Increment Financing District (the "DistricP') and hazardous substance
subdistrict (the "HSS"), and authorizing the Port Authority staff to finalize the tax increment
financing plan related thereto (the "Plan"); and
WHfiREAS, Port Authoriry staff has now finalized the Plan and, pursuant to notice
published as required by Minnesota Statutes, has held a public hearing on the Plan; and
WE3EREAS, Port Authority staff has prepazed a budget for land acquisition, construction
of in£rastructure improvements and other development necessary to establish a commerciai
industrial development in the District (the "ProjecY'), and the sources of funds to be used to
accomplish the same, all of which is set forth in the Plan; and
WHEREAS, the Port Authority has performed a11 actions required by law to be performed
prior to the establishment of the District, including, but not limited to, notification of Ramsey
County and School District No. 625 (which haue taxing jurisdiction over the property included in
the District), and the holding of a public hearing.
NOW, THEREFORE, BE IT RESOLVED by the Board of Commissioners af the Port
Authority of the City of Saint Paul as follows:
1. Adopfion of FindinQS Regardin� Adoption of Plan. The Port Authority hereby fmds
that:
(a) the proposed tas increment financing district is a redevelopment district
meeting the criteria of Section 464.174, subdivision 10, paragraph (a), clauses (1) and (2);
(b) the redevelopment proposed for the District and described in the Plan is not
reasonably expected to occur solely through private invesrinent within the reasonably
foreseeable future, and the increased market value of the site reasonably expected to
occur without the use of tax ancrement financing would be less than the increase in the
market value estimated to result from the proposed development after subtracring the
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present value of the project taac increments for the ma�cimum duration of the Dishict
pemutted by the Plan;
(c) the Plan conforms to the general plan for the development and redevelopment
of the City of Saint Paul as a whole;
(d) the Plan will afford maxunum opporiunity, consistent with the sound needs of
the municipality as a whole, for the development and redevelopment of the District by
private enterprise;
(e) the Port Authority elects the method of tu� increment computation set forth in
Section 469.177, Subd. 3, pazagraph (a) of Minnesota Statutes;
(fl redevelopment of the District, in the opimon of the Boazd of
Commissioners, would not reasonably be expected to occur solely through private
investment and tas increment auailable without regard to the hazardous substance
subdishict, and therefore the hazazdous substance subdistrict is deemed necessary; and
(g) pazcels in addition to those pazcels that are "designated hazazdous
substance sites," as defined in Minnesota Statutes Section 469.174, Subdivision 16, aze
expected to be developed with such designated hazardous substance sites; and
(h) the HSS is not lazger than, and the period of time during which increments
aze elected to be received is not longer than, that which is necessary in the opinion of the
Board of Commissioners, to provide for the additional costs due to the designated
hazazdous substance site.
The reasons and supporting facts for each finding described herein are set forth on
Exhibit A, attached hereto.
2. The Plan is hereby approved and adopted, and shall be placed on file in the office
of the Authority.
3. The Port Authority staff, along with the Port Authority's legal counsel, is hereby
authorized and directed to proceed with the implementation of the Plan and for this purpose to
negotiate and finalize all further plans, resolutions, documents and contracts necessary for this
purpose.
4. Port Authority staff is hereby authorized to fonvazd a copy of the Plan to the City
Council of the City of Saint Paul and to request approval of the Plan by the City Council as
required by Minnesota Statutes, Section 469.175, Subd. 3.
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S. Port Authority staff is hereby authorized to forward a copy of the Plan to the
Rauisey County Auditor and the Minnesota Depaztment of Revenue pursuant to Muuiesota
Statutes, Section 469.175, subd. 2.
Adopted: Mazch 23, 2004
PORT AIITHORITY OF THE CITY
QF SAINT PAUL
By
Its Chair
ATTEST:
Its Secretary
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T`he reasons and facts supporting the findings for the adoprion of the District and Plan are
as follows:
Finding that the District is a"redevelopment district. "
The Bistrict is a redevelopment district because parcels consisring of 70 percent of the
azea of the district are occupied by buildings, streets, utiliries, or other improvements and
more than 54 percent of the buildings, not including outbuildings, are shucturally
substandazd to a degree requiriug substantial renovation or clearance. These £acts are
docuxnented in detail in the Redevelopment EligibiliTy Assessment prepared by Short
Elliott Hendrickson, Inc. and dated January 23, 2004, a copy of which is on file at the
office of the Port Authority.
As described in the Assessment, the total District azea consists of 31 parcels. 21 of the 31
parcels are considered "occupied by buildings, streets, utilities or other improvements,"
according to statutory requirements. Those 21 pazcels consist of 89% of the total area of
the District. The Assessment furtl�.er confirms that 16 of 24 of the buildings located
within the District (62%) aze considered substandard to a degree requiring substantial
renovation or clearance, as required by starixte.
Port Authority and City staff worked closely with Short Elliot Hendrickson in examining
the District and each building located within the District. Extensive documentation of the
condition of the District and the buildings within the District is on file at the office of the
Port Authority.
By the following resolutions, and in order to facilitate the demolition of buildings prior to
the creation of the District and the approval of the Plan, the City Council has previously
made factual findings determining certain of the buildings located within the District to
be structural substandard, as defined by statute:
Resolution No. 3979, adopted November 26, 2002
Resolution No. 3996-A, adopted February 25, 2003
Resolution No. 403�, adopted August 26, 2003
Resolution No. 4050, adopted November 25, 2003
Resolution No. 4060, adopted January 27, 2004
The foregoing resolutions and the findings made therein are incorporated herein by
reference.
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2. Finding that the proposed development, in the opinion of the City Council, would not
reasonably be expected to occur solely through private investment within the reasonably
foreseeable future and that the increased market value of the site that could reasonably
be ezpected to occur without the use of tax increment ftnancing would be less than the
increase in the market value estimated to result from the proposed development after
subtracting the present value of the projected tctt increments for the maximum duration of
the district permitted by the plan.
Due to the high cost of development on the parcels including the cost of land acquisition
and financing the proposed improvements, this project is feasible only through assistance,
in part, from tax increment financing.
First, as desczibed in the Plan, the Dish requires extensive environxnental remediation
before it may be redeveloped. Second, the District currently contains existing structures
that are dilapidated and obsolete and need to be demolished to cause the District to be
ready for redevelopment. These remediation and demolition costs, combined with poor
access to the area, haue been historical impediments to redevelopment of the District.
Private developers have not been willing to absorb these costs in connection with
redevelopment of the District azea. The redevelopment proposed in the Pian can not be
reasonably expected to occur without the use of tax increment financing. Without such
redevelopment, the Port Authority estimates that there would be little, if any,
redevelopment of the uea within the proposed District.
The Port Authority has performed a comparative analysis of estimated market values both
with and without establishment of the Westminster Junction Business Center
Redevelopment Taac Increment Financing District and the use of ta�c increments. If all
development which is proposed to be assisted with tax increment were to occur in the
District, the resulting total market vatue of the land and improvements in the District is
estimated to be $23 million. The total taac increment anticipated to be generated over the
maxunum life of the District is $7,583,329. Thus, the total anticipated market value of
the project, less the present value of the anticipated ta�c increment, is anticipated to be
approximately $15,416,671. It is the City Council's finding that without the assistance
very little redevelopment would occur within the District and the total market value of the
land and improvements in the District would not appreciably increase from its current
estimated market value of $5,365,800. This fmding is based upon evidence from general
past experience with the high cost of redevelopment in the general area of this District.
3. Finding that the Westminster Junction Business Center Redevelopment Tax Increment
Financing District conforms to the general plan for the development or redevelopment of
the municipality as a whole.
The Weshninster Junction Business Center Redevelopment Ta�c Increment Financing
Plan has been reviewed by City staff and has been found to conform to the general
2435198v1 B_2
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development and redevelopment plan of the City. The Phalen Corridor Industrial
Development District was adopted in 1985 and subsequently amended in 1997 and 2003.
The proposed Plan is consistent with the establishment of the Phalen Corridor Indusixial
Development District.
4. Finding that the establishment of the Westminster Junction Business Center
Redevelopment Trix Increment Financzng District for wi11 afford maximum opportunity,
consistent with the sound needs of the City as a whole, for the development or
redevetopment of the project by private enterprise.
The Plan anricipates that, after remediarion, demolition and general site preparation work
is performed by the Port Authority, the project will be developed primarily by private
enterprise.
5. Redevelopment of the District, in the opinion of the Czty Council, would not reasonably
be expected to occur solely through private investment and tax increment available
without regard to the hazardous substance subdistrict, and therefore the hazardous
substance subdistrict is deemed necessary.
As described in the Plan, the District area requires extensive remediation, expected to
cost approximately $1,SOQ000. The taac increment expected to be generated without
creation of the hazardous substance district is not anticipated to be sufficient to complete
all required remediation, in addition to all other work required to cause the Dishict azea to
be suitable for redevelopment.
6. Parcels in addition to those parcels that are "designated hazardous substance sites, " as
defined in Minnesota Statutes Section 469.174, Subdivision 16, are expected to be
developed with such designated hazardous substance sites.
The Plan contains a map identifying which parcels witlun the District are designated
hazardous substance sites. The City Council anricipates that remediation of these sites
and the redevelopment planned for the District in general will spur additional
redevelopment of nearby parcels which aze not designated hazardous substance sites.
7. The HSS is not Zarger than, and the period of time during which increments are elected to
be received is not longer than, that which is necessary in the opinion of the Board of
Commissioners, to provide for the additional costs due to the designated hazardous
substance site.
Total remediation costs for the District are anticipated to be in excess of $1,500,000. The
Port Authority has determined and City staff has confirmed that the size of the proposed
HSS is not larger than, and the period of time during which increments are to be received
is not longer than, that which is necessary to provide for the adclitional $1,500,000
remediation costs.
2435198v1 B_3
�Y 3 S 3
w�;
Planning and Economie Dev
NRACTPERSON&PFqNE
Jenny Wolfe 651l266-6555
1ST BE ON COUN('.IL AGH�IILI6Y @AlE)
March 24, 2004 i! �.
TOTAL � OF SIC,NATURE PAGES
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(CLIP ALL LOCATIONS FOR SIGNATUR�
Resolution adopting the ereation of the Westminster Junetion Business Center Iiedevelopment
Tax Increment District and the Hazardous Substance Subdistrict, and the adoption of the
Tax Increment Finaneing Plan.
PL4NNING COMMISSION
CIB COMMf7TEE
CML SERVICE COMMISSION
Has mis cersoNfiim everxorketl unae. s cont2i.t ro.thie �anmerit?
VES NO
ties mis ae�sorJfirm e.er heen a dty emWoyee?
YES NO
Does this P�� D�� a sWF not normal�YP� by arry cunerR city emPloyee4
YES NQ
le this pewaNfirtn a targeted vendoR
YES MO
ITIATING PROBLEM ISSUE, OPPORTUNITV (Who, What, VJhen, Whe,e, Wlryj
The Saint Paul Port Authority and City of Saint Paul's' Department of Public Works and
Planning and Economic Development have been jointly working on the redevelopment of the
Westminster Junetion Business Center and construction of PhaTen Boulevard. The project is
proceeding as pianned and it is now time to approve the tax increment finance district and
plan for the Westminster Junction Business Center.
The Westminster Junetion Business Center redevelopment will proceed as planned.
None.
iF naaROVeo
SADVAMAGES IF NOT APPROVF�
Westminster Junetion Business Center will not be redeveloped and the Eastside will not
TRANSACTION
COST/REVENUE BUDGETED (GRCLE ONE)
ACTIVITYNUMBER
YES NO
INFORMAiION (IXPWN)
�. � .�.:,�
BeIow are coirect routings f� the six most &equent types of dacimments:
CONTRACTS (ass�es m�thorized budget e�sts)
=1. Outside Agency
2. DepaAmentDaectnr
3. City Attomey
4. Mayor/Assistent (f� con4acis over $25,000)
5. Fi�an Rigfits (for conhacts over $50,000)
6. O�ce ofFinancial Services - Accoimhn8
aD�s�r�s� oiznSZS �suaget ���
1. ActivityivtanagerorDepartmentAccoimtant
2. Depar�entDirector'
3. Office afFinanciat Services Duector
4. City Clerk
5. 09'ice ofFinancisl Services - Accoimting
COLJNCII. RESOLUTfON (amend budgets/accept grants)
1. Depar�entD"aectoi,
2. Office ofFinancial Secvices Direct�
3. City Attosney
4. Mayor/As�stant
5. City Cwmcil
6.' O�ce ofFinanciai Services - Accomting
courrcu.�sor.vTTOrr �eu ou� eaa ora;�a��
i. nepmm��oD;recto�
2. City Attomey
3. MByoz/Aadd�t � �
4. CilgCofficil ,
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1. nepac�,enc�n;r�ccor 1. nepa�ffiencD;rector � , ,
2- C�AtYOmey 2. Cily'tlttomeq
3. OfficeofF�snciaYServicesDirector 3. Mayor/A¢aeAm
4., City Clerk 4. City Clak,
TOTAL NUMBER OF SIGNATURE PAGES
Tndicate the # of pages on which si�at�ues are required and pape=ctip orflag each of theae Pages. ,
ACTIONREQUESTID
Descn'be what the projecUrequest seeks to accomplish in either chronologicat orda or order ofi�port�ce, wiuchever is ,
mos[ appropriate f� the iswe. Do not write complete seatences. Begin each item,inyrns list with a ve�.
RECObA4EDIDATIQNS
Complde if tLe issue m questionhas be� presented bef�e anF �Y P�lic or private.
PERSONAL SERVICE CONTRACTS:
This infoimeti� will be used to dete�mine the city's liability for workers compensation clsims, t�s and p:opei� civil
service hiiing rntes.
IN1TfATiNGPROBLEI4�,ISSUE, OPPORT[JNITY
F�cplsin ihe situation,or conditions that created a needfar}m�s project or request.
ADVANTAGESIFAPPROVED
Tndicate whether Uris is simP1S an az�at bud8� P�oc�d�ue req�ed bS' law/charter or whether there me specific ways in
wluch the City of SaintPaul eod, its citizenswi}I benefit fro� this proj�t/acti�.
DLSADVANfAGESIF APPROVED
What negative effects or mal� �b�B� m��B �P� P� m!Bfit � Pi'�1���� P�ce if it is p,assed,
��e-8-, T�C ��gS'g. noise, tffic in�s ot a4ses�enLs)? To whom?' Wh�7Forl�wlong2
DISADVANfAGES IF NOT APPROVED
What will be the negatiye �qaences ifthe promised action is not approved? Inability to deliver service2 Continue
lughtraffic, noise,, accident rate? Loss of revenue?
FIN?,FICIAL IlvIPACT
Akhonghyon must tailor tfie i�ormation yon pi+ovide here;to the iss�eyou �e addressing, in general yom m�st aoswer
two quesfions: How mach is it going to cost?, Who is going to pa}rl '
�f-�'�
SAINT PAUL `
PORT AU7.'HORITY
����.�►��►.�i►i
TO:
'�1L
SUBJECT:
Credit Committee
(Regular Meeting of March 16, 2004)
John W. Young����
Lorrie J. Louder
Kenneth R. Johnson�,E�
DA'TE: March 11, 2Q04
Final Approval of the Westminster Junction Business Center Tau Increment Finance Plan
Action Requested:
Approval of the Tax I�crement Financing District and Plan for the Westminster Junction Business Center.
Pub4ic Purpose:
Phalen Boulevard construction and redevelopment of the Westminster Junction Business Center will create a minimum
of 300 permanent jobs using the Port Authority 's one job per 1,000 square feet of building space criteria. Actual results
at Williams Nill, Crosby Lake, and Arlington Jackson Business Centers suggest that the total number of jobs at this
business center couid reach 500. The new business center wi11 generate private investmeni and new ptant and
equipment and additional property t�es for the City of Saint Paul. The business center will provide employment
opportunities for Saint Paul and Eastside residents, and generally wili eliminate blight and the under utilization of
industrial land.
Business Subsidv:
N/A
Backaround:
As we have acquired parcefs of land for the Westminster Junction 8usiness Center, Short Elfiot Hendrickson
have inspected the parcels to determine if each of them complies with the requirements of a redevelopment
tax increment finance district. An architect employed by SEH made intemal inspections with notes and
photographs of each structure to determine if it met the statutory test of being substandard and used aerial
photographs and maps to determine if the parcels met the requirements of being coveretl by buildings,
streets, utilities, paved or graveled parking lots.
At the November 2002, February 2003, August 2003, November 2003, and February 2004 meetings, the
Board of Commissioners found that certain properties met the tests described in State Statute for a
redevelopmenf tax increment finance district. Ali of the parcels and structures that need to be inspected have
been inspected and we are now ready to seek final approvaf of the Westminster Junction Business Cenfer
Tax Increment Finance Plan and District, both at the Port Authority Board and Saint Paul City Council.
The requirements of a redevelopment tax increment district contained in Minnesota Statute, Chapter 469,
subdivision 10 are briefly:
• Parcels consisting of 70% of the area of the district are occupied by builtlings, streets, utilities, paved or
grave{ed parking lots, or other similar structures, and more than 50°10 of the buildings, not inc4uding
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outbuildings, are strucfurally sub-standard requiring substantial renovafion or clearance. To find fhat the
buildings are structurally substandard fhe buildings musf contain "defects in structural elements or a
combination of deficiencies in essen5af u�lities and facilities, light and ventilation, fire protection
including adequate egress, layout and condition of interior parGtions, or similar factors, which defects or
deficiencies are of sufficient total significance to justify substantial renovation or clearance ° In addi6on,
a buiVding is not substandard if it can be modified to meet the building cade applicable to new buildings
at a cost of less than 15% of the cost of constructing a new sWcture of the same square footage and
type on the site.
The reports the Board has reviewed in the above mentioned board meetings have all found that individual
parcels meet these tests. Taken together, the reports show that the en6re Westrninster Junction Business
Center Tax Increment Finance District meets the definition of a Tax Increment Redevelopment District.
In making these findings we have pursued a rigorous inspection and documentation process for each parcel.
An opinion of the Port Authority's legal counsei, Leonard Street and Deinard, is attached showing their
concurrence with our findings.
In addition, all of the requirements for setting up the tax increment finance district have been followetl as
prescribed in State law. Notifications have been made to the School District, Ramsey County, and a public
heanng wilf be held Wednesday, March 24, 2004 at Saint Paul City Council to approve the Plan and the
District.
Recommendation
Approval of the Westminster Junction Business Center Tax Increment Financing District and Plan.
�.
Attachments
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2/19/04
PORT AIITFIORITY OF THE CITY OF SAINT PAUL
TAX INCREMENT FINANCING PLAN FOR THE
WESTNIINSTER REDEVELOPMENT
TAX INCR�MENT FINANCING DISTRICT AND
Aa7aRnOUS SUBSTANCE SUBDISTRICT
I. Introduction
A. Background
The Port Authority has acquired approximately 35 acres of land consisting of
various parcels located in the Phalen Corridor bounded by Weshnivster Street to the
west, Payne Avenue to the east, and Whitall Street to the north, and the Union
Pacific Mainline tracks to the south. The azea was originally developed for
residential use and rail switching yard in the 1880s. Most of the project site was used
as a railroad switching and classifying yard by the forer�uuiers of the Union Pacific
Railroad. The site includes a significant amount of under-used indushial land with
poorly maintained buiidings, and low employment opporlunities. These conditions
as well as poor access to the site and environmental cleanup costs which exceed the
fair market value of the land have blocked redevelopment along the corridor.
In 1985, the Port Authority Board of Commissioners created the Phalen Corridor
Industrial Development District, which was subsequently amended in 1997 and
2003, to modi£y the fooiprint far that district. The goal in creating the industrial
development district was to create an impetus for industrial development and to
increase employment.
B. Creafion of Redevelopment Tax Increment District and Hazardous Substance
Subdistrict; Statutory Authority.
This tax increment plan relates to the crearion, under Minnesota Statutes Section
469.174, Subd. 10 of the Weshninster 3unction Business Center Redevelopment Tax
Increment District (the "DistricP'), and the creation within the District of a
Hazardous Substance Subdistrict (the "HSS") pursuant to Section 469175, Subd.7.
C. Need and Public Puzpose
The East Side of Saint Paul has seen a reduction in living wage manufacturnig jobs
since the 1980's. Private sector development of the Weshninster Juncfion Business
Center has not been possible for a variety of reasons. These reasons include soil
condition, pollution remediarion, and poor access. All of these condi6ons have
resulted in a lack of private investment in this area. As a result, the property has not
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provided adequate employment opporhxnities and has not conhibuted to the tax base
and general economy of the City, the school district, the County, and the State to its
full potential. The anticipated clean up of the three pazcels to be included in the
District, which will be made possible by the creation and development of the District
and the HSS, will provide appro�mately 871,000 square feet of land azea to
businesses to expand in or relocate to the City. The Cit}�s taY base will be increased
by the conshuction of appro�mately 300,000 square feet of new commercial /
industrial space. Job creation potential wilI be maxim;�ed with an esrimated 500
jobs being provided on site. These jobs will be available to Saint Paul residents.
FurYher, customized workforce deveIopment services are available to employers
locating their businesses in the Weshninster Junction Business Center.
It is necessary that the Port Authority exercise ifs port authority powers under state
law to develop, implement, and finance a program designed to encourage the
redevelopment of the pazcels to be included in the District. T"his redevelopment will
further accomplish the public purposes specified in this plan.
II. Obiectives of the Port Authoritv for the Imurovements in the District
A. Provide job opportunities for Saint Paul residents.
Based upon the Port Authority's experience at the Crosby Lake, Arlington / Jackson,
Williams Hili, Great Northern, and Energy Lane Business Center and tas increment
districts, approximately 1.7 jobs are created per 1,000 squaze feet of construction.
This job creation history exceeds the Port Authority goal of one job per 1,000 square
feet. Given the expected new construction of appmximately 300,000 square feet and
using a ratio of approximaxely 1.7 jobs per 1,000 square feet, it is estimated that the
opportunity will exist far the creation of a minimum of 500 jobs.
B. To redevelop underused, inappropriately used, or infrequently used
property.
The District was originally developed for residential use and as a rail-switching
yard in the 1880s. Most of the District (approximately 30 acres) was used as a
railroad switching and classifying yard by the forerunners of the Union Pacific
Railroad. A private owner purchased most of the railroad-switching yard in the
mid 1970s for use as a waste transfer station. Another portion of the site was
utilized as an auto salvage yard with large outdoor storage areas for autos and
auto parts. This is an under-utilization of the area with poorly maintained
buildings, and results in a stagnant and only marginally productive use of the
property. The residential portion of the Aistrict has been included to more
efficiently create appropriateJy shaped and sized building sites.
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C. Develop the Westminster Business Center as a commercial / industrial
bnsiness center.
The initial phase of development in the District will provide approicimately 20 net
developable acres of land intended for commercial and/or industrial users. There will
be good access to and from the business center via a newly constructed Phalen
Boulevard, which will connect to U.S. Interstate 35-E on the west, and Payne
Avenue on the east. Appro�mately 75% of the District area is currently zoned I-1,
and it is anticipated that an additional 20% will be rezoned from Residential to
Industrial. The District is located on two major bus lines on Wesrininster Street and
Phalen Boulevard, which enhances access to the expected new jobs for Saint Paul
residents. Conshuction values are estimated at $50.00 per square foot based upon
recent business center build-out �perience.
D. Eapand the industrial tax base of the City of 5aint PauL
It is expected that the ta�cable market value of parcels in the District will increase by
approxnnately $15 million once the Westrninster 3unction Business Center is placed
in service. This value will come from private development of approximately
300,000 squaze feet of commezcial / industrial development with an auerage
construction value of $50.00 per square foot. The Port Authority will require 35%
coverage of the land by buildings. The taYable value of new facilities is assumed to
be 90% of their construction cost.
E. Hazardous Substance Remediation.
Pursuant to its MPCA approved Response Action Plan, the Port Authority will
remediate the land in the District at a cost of approximately $1.5 million, which
exceeds the estimated market value of $l.l million for similarly sized tracts of
unpolluted land. The Port Authority's MPCA approved Response Acfion Plan will
undertake the remediation of containinated soil, which includes polyrAUClear
azomaric hydrocarbons (PAHs), volatile organic compounds (VOCs), and diesel
range organics (DROs). These activities will eliminate azeas of hazardous
substances in the designated hazazdous substance sites.
III. Classification of the District
The Port Authority and the City of Saint Paul have found that the District is entitled to be
qualified as a redevelopment district pursuant to Minnesota Statutes, Section 469.174, Subd.
10 because parcels consisting of 70% of the area of the Dishict are occupied by buildings,
streets, utilities, paved or grauel parking lots, or similaz shuctures. Also, 63% of the
buildings, or 15 of the tota124 buildings, are substandard.
In addition, the Dishict meets the requirements of a redevelopment district pursuant to
Minnesota Statutes, Section 469176, Subd. 4, because at least 90% of the revenues derived
from tax increments from the District wiil be used to fmance the cost of conecting
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conditions that allowed designation of the Dishict as a redevelopment district under Section
469.174, Subd. 1Q described above. These costs consist primarily of acquisition,
demolition, environmental cleanup, grading, and public improvement. The allocated
adnunisirative costs may atso be included in the qualifying costs.
The Port Authority and the City fiuther find that it is appropriate to create an HSS within the
District pursuant to Minnesota Statutes, Section 469.175, Subdivision 7 because:
a. Due to the presence of significant environmental contamin.ation, and the
significant costs to implement the Port Authority's MPCA approved Response
Action Plan, redevelopment of the District would not reasonably be expected to
occur solely through private investment or the tas increment otherwise available
from the District;
b. The HSS is not lazger than, and the period of time which increments aze elected to
be received is not longer than, that which is necessary to pay the additional and
significant costs of Yhe enviroxunental remediation needed in the District.
IV. Descrintion of the Develoument Program for the Westminster Junction Business
Center Site.
The redevelopment plan consists of the development of a business center with up to seven
buildable sites in the District. In anticipation of trus ultimate use, the Port Authority has
been assembling the site and will manage site cleazance, poilution remediation, and
infrashucture anstallation. In addition, the Port Authority will undertake to provide
financing and administrative funcfions, all as described in more detail below:
A. Site Acquisifion, Assembly, and Relocation.
Assembly of five andustrial and rivelve residential properties with relocation
payments as required by law wili cost appro�mately $10 million. These costs will
include appraisals, legal fees, acquisifion, closing costs, and property management
expenses until structures are demolished.
B. Demolition.
Demolition will occur as properties are acquired. Demolirion costs are expected
to be $1 million.
C. Remediate polluted soiLs.
Remediarion and engineering oversight costs are estimated to total approximately
$1.5 million. These costs are estimates and may change. The cost will include line
items for field testing, soil remediation, MPCA oversight, and professional services.
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D. Undertake and install site improvements and utilities.
Site improvements will include engineering, site grading, gas and electdc utilities,
and landscaping. Total site improvement costs are anticipated to equal
approximately $800,000.
E. Contracts for professional services essential to the redevelopment activities.
Professional services will include land surveys and title work, real estate, legal, civil
engineering, geotechnicat engineering, appraisals, traffic engineering and site
desi�. The total cost for professional services, other than bond issuance costs, is
estnnated at $400,000.
F. Incnr costs and expenses in connection with the marketing of the redeveloped
business center.
In anticipation of approval of the Tax Increment Finance Plan, business center
sites were marketed for private use in the fall of 2003. New building construction
will begin in the spring of 2004 and continue through siunmer of 2006.
Marketing costs, including advertising, promotional events and materials, and
broker commissions aze expected to be $100,000.
G. Incur eosts and expenses in connection with the financing of the redeveloped
business center.
The Port Authority has borrowed $3.3 million from the City of Saint Paul from
the proceeds of a$8 million HLJD 108 L,oan. This loan will finance the
acquisition, relocarion, demolition, and some site improvements for the business
center. Additional debt of at least $13 million will be required to finish site
grading, landscaping, and other redevelopment costs. The Port Authority wili
incur capitalized interest costs of approxunately $250,000 in connection with this
debt.
V. Descriotion of Contraets Entered Into at the Time of Prenaration of the Plan
The following, as required by Section 469.175, Subd. 1(3), is a list of development activities
that aze proposed to take place within the District for which contracts haue been entered into
at the time of the preparation of this plan, including the names of the parties to the contract,
the activity governed by the contract, the cost stated in the contract, and the expected date of
compierion of that activity.
A. Site Assembly.
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The Port Authority has previously acquired pazcels in the District (appro�mately 30
acres) at a cost of $8.5 million. T'he remainiug five pazcels (appro�mately five acres)
will be acquired by May 1, 2004 at a cost of $700,000.
B. Demolition.
The Port Authority has previously demolishad 16 structures at a cost of $400,000.
The Port Authority has entered into a contract with Veit and Companies for
demolirion and removal of three commercial buildings and five residential structures
for a cost of $51,000. Work will be complete by June 2004.
C. Site Preparation.
The Port Authority will enter into a contract for site preparatian in Mazch or April of
2004. The work consists of site grading, fencing, landscaping, and will be complete
by August 2004. The cost is expected to be approximately $800,000.
D. Land Sales.
The Port Authority has entered into purchase agreements with Hiway Federal Credit
Union and DRF Weshninster to sell parcels of land within the Dishict. Closings are
scheduled for June 30 and August 15 of 2004. And construction will begin shortly
after closing.
VI. Descriution of Other Tvpes of Develoament Activities Which Can Reasonablv be
Exnected to Take Piace Within the Weshninster Junetion Business Center Site.
It is expected that the end-users of the Westininster Junction Business Center will consist of
indusixiaUcommercial businesses. These activities are anticipated to provide space that leads
to the creation of living wage jobs. This District will generate new construction value of
approximately $15,000,000 based upon approximately 300,000 square feet with a
conshuction cost of $50.00 per square foot, assmning a 35% building to land coverage ra6o
applied to 20 acres. At least 500 jobs will be at the site based upon an estimate of 1.7 jobs
per 1,000 squaze feet ofbuilding space.
VII. Cost of the Proiect and Descrintion of the District
The following, as required by Secfion 469.175, Snbd. 1(5), aze esrimates of the (i) cost of
the project, including administration expenses; (ii) amount of bonded indebtedness to be
incurred; (iii) sources of revenue to fmance or otherwise pay puhlic costs; (iv} the most
recent net tas capacity of taacable real property within the tazc increment financing district;
(v} the estimated captured net tax capacity of the tas increment financing district at
completion; (vi) the original tax capacity and captured tax capacity of the HSS and (vii)
the duration of the DistricYs and the HSS's existence.
A. Cost of the project, including administrative expenses.
29334.1.
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The total cost of the project is esrimated at $18.4 million including aduvnistrative
charges in an amount up to 10% of the ta7c increment expenditures.
B. Amount of indebtedness to be incurred.
The City of Saint Paul has loaned the Port Authority $33 million from funds
originally made available from an $8 million Fi[JD 108 Loan. Tas increments
from the District will be used to repay principal and interest costs for the FitJD
108 L,oan. Following repayment of the H[.TD 1Q8 Loan, an existing STAR loan of
$950,000 will be repaid from tas increments. If increments aze sufficient, a
STAR grant of $950,000 will be repaid, but only to the extent increments aze
available.
Also, the Port Authority intends to bonow and additional $13 million by the
middle of the year 2004. This debt will be repaid from tax increments.
C. Sources of revenue to finance or otherwise pay public costs.
The following are the likely sources for funding the total project, including the tax
increxnents, wluch will be pledged initiaily to the bonded indebtedness:
i. Tax Increments
Presently, the proceeds of the proposed Hi JD 108 Loan are not anticipated to
be sufficient to fund the costs incurred in the redevelopment of the District.
It is anticipated that all costs will be fully paid either from the proceeds of
the proposed HL3D 108 I,oan, from additional indebtedness, or from direct
payment or reimbursement from taY increments. Complete funding sources
will be identified prior to full unplementation of the Pro}act.
Tax increments, net of up to 10% for admiiustrative expenses, aze anticipated
to equal $525,000 annually. All taac increments will be first pledged to the
payment of debt service on the HCTD 108 I.oan described in B, above. It is
fiirther anficipated that ta7c increments in excess of those needed to pay the
HLTD 108 Loan will either be used to support addirional indebtedness or to
pay or reimburse the eligible costs incurred in the redevelopment of the
District, to the extent not paid from the HUD 108 Loan.
ii. Investment income
None expected. It is expected that all funds will be expended as received.
iii. Grants
29334.1.
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The Port Authority has received grants from Minnesota's Department of
Employment and Economic Security and the Metropolitan •Council in the
amount of $1.4 million to pay for a portion of the soii remediation costs of
the district. The Port Authority also received other grants from the State of
Mimiesota to fund site acquisition, assembly, and relocation costs. These
grants total $6 million. Other grants, as they may be available, will be
sought by the Port Authority to help fund all public costs.
D. The Most Recent Net Tax Capaciiy of Taxable Real Property Within the Tax
Increment Financing District
At January 31, 2003, Ramsey County's estimated market value of the parcels to be
included in the Dish was $5,365,800. The net tas capacity of the District is
$107,31b, which is calculated by multiplying the commerciaUindustrial taac rate of
2% by the county's assessed value of $5,365,800. The original tax capacity and
Ta�c Rate are calculated in accordance with Minnesota Statutes, Section 469.174,
Subd. 7 and Section 469.177, Subd. 1.
E. The Estimated Captured Net Tax Capacity of the Tax Increment Ftinancing
District at Comptetion.
The District will haue twenty acres of developable land at a 35% building to land
ratio for a minimwn of approximately 30Q000 square feet of new buildings. With
the contracts the Port Authority has approved for land sales and letters of intent
received from potential purchasers, the expected aggregate market value of the new
construction is $23 million. Applying a 2.40°/a tax capacity rate yields a net taY
capacity of the Disirict is $470,000. 'T'his captured taY capacity is calculated in
accordance with Mirniesota Statutes, Section 469.174, Subd. 4 and 469.177, Subd. 2.
F. The original tax capacity and captured tax capacity of the HSS.
The HSS is expected to inciude the same pazcels as the District. Therefore, the
net ta7c capacity of the HSS is $107,316 (the same as the District). Expected
remediation expenditures of $1,500,000 deducted from the original taY capacity
results in the ma�cimum captured talc capacity allowed in the amount of $0.
G. The duration of the tax increment financing district's existence.
The request for certificafion of the District will be filed in 2004. The first taY
increments are anticipated to be generated far taices payable in the year 2005. The
duration of the District wili run 25 yeazs from the first receipt by the Port Authority
of taY increments, which is anUcipated to be the calendar yeus 2005 through 2030.
VIII. Alternate Estimates of the ImAact of the Taz� Increment FYnancing on the Net Tas
Capacities of All Tasine Jurisdictions.
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The taxing jurisdictions in which the District is located in whole or in part are as follows:
a Independent School Distact #, 625, whose boundaries aze coterminous with those of
the Ciry of Saint Paul.
b. T'he County of Ramsey, the total market value of which the City of Saint Paul
contdbutes appro�mately 45%.
a The Housing and Redevelopment Authority of the City of Saint Paul, whose
boundaries ue coterminous with those of the City of Saint Paul.
d. The Port Authority of the City of Saint Paul, the requesting authority, whose
boundaries aze coterminous with those of the City of Saint Paul and whose powers
to levy and use properiy taxes are limited.
e. Metropolitan authorities, such as the Metropolitan Council, Metropolitan Airports
Coulmission, Metropolitan Waste Control Comiuission, and the Metropolitan
Mosquito Control District. Of these, only the Metropolitan Council and the
Metropolitan Mosquito Control District currently levy taYes on real estate.
The Port Authority is required by Minnesota Statutes Secrion 469.175, Subd. 1(6) to make
statements relative to the alternate estimates of the impact of the tas increment financing
on the net tas capacities of all taxing jurisdictions in which the tas increment financing
district as located in whole or in part. Ror purposes of one statement, which is made in
Statement A below, the Port Authority shall assuxne that the estimated captured net taac
capacity would be auailable to the ta7cing jurisdictions without creation of the District.
For purposes of the second statement, made in Statement B below, the Port Authority
shall assume that none of the estimated captured net tax capacity would be auailable to
the taxing jurisdictions without creation of the District.
Statement A.
Under the assumption that the estimated captured net tas capacity would be available to the
taating jurisdictions without creation of the District, creation of the District will serve to deny
these taacing jurisdictions the t�es from the caphxred net tax capacity in the amount
estimated under Section VII.E. above. 3n addition, the taxes on the base value will also be
lost due to the HSS created within the District. For the period 2004, when the properiy is
held in the name of the Port Authority and is exempt from t�ation prior to being sold to
private parties, there will be no taxes paid from property in the District.
Statement B.
The Port Authority believes that none of the estimated captured net tax capacity would be
available to the taYing jurisdictions without creation of the District due to the expense of
getting the land to a state in which it would be conducive to the generation of such increased
value. AssLUning this to be irue, the tasing jurisdictions would continue to receive the same
amount of taxes as they have currently been receiving based on the current net tax capacity
of the District as set forth in Secrion VII.D. above. Once the tas increment district
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tenuivates in 2030, the taxing jurisdictions will receive taaces for parcels estimafed value
after redevelopment at $15,OOQ000.
IX. Siudies and Analvsis tised to Determine Need for Tag Increment �nancine.
Tl�e Port Authority has detennined that the proposed development or redeve3opment of the
District would not reasonably be expected to occur solely through private inveshnent within
the reasonably foreseeable fixture and that the increased market value of the site that could
reasonably be expected to occur without the use of taY increment financing would be less
than the increase in the market value esrimated to result from the proposed development
after subtracting the present value of the projected taY increments for the maxnnum duration
of the district pemutted by the plan.
The Port Authority has studied the District and concluded that (a) due to the presence of
significant environmental contamination, and the significant costs of the remediation that
would have to be completed, redevelopment of the District would not reasonably be
expected to occur solely throug� private investment or the tax increment otherwise
available from the District; (b) the HSS is not larger than, and the period of time which
increments are elected to be receaved is not longer than, that which is necessary to pay the
additional and significant costs of the environmental remediation needed in the District.
X. Identification of All Parcels to be Included in the District
Attached hereto in Appendix A is a list of the Properiy Idenfification Numbers for ali
properties to be inciuded in the District, a map showing the Project azea, the District and the
existing properties, and a legal description identifying the boundaries of the District.
XI. Hazardous Substance Subdistrict
Certification of the ASS will allow taxes attributable to the base value of the District to be
used to reimburse or pay all or a portion of the estimated $1,500,000 of pollurion testing and
remediation costs. As was mentioned in Section VIII above, the HSS will cause taxes on
the base value of the District to be lost until such time as the pollution costs aze satisfied.
Total taYes payable in 2003 were $154,250. A response acrion plan has been completed;
submitted to the MPCA for approval; and 'unplemented. T`he Port Authority has studied the
taY increment district and concluded the development would not reasonably be expected to
occur solely through private investrnent and tax increment otherwise available from the
District, for reasons stated in this plan, and therefore the use of the HSS is deemed
necessary.
Attached hereto in Append'u� B is a list of the Properiy Idenrificarion Numbers for all
properties to be included in the HSS, a map showing the Project uea, the HSS and the
existing properties, and a legal description identifying the boundaries of the HSS. Other
29334. I.
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pazcels that aze not designated hazardous substance sites aze expected to be developed
together with a desi�ated hazardous substance site. The HSS is not larger than, and the
period of time during which increments aze elected to be received is not longer than, that
which is necessary in the opinion of the authority to provide for the additional costs due to
the designated hazazdous substance site.
XII. District Adnunistrafion and Annual Disclosure.
Administration of the District wili be the responsibility of the Port Authority. The
resolutions of the City and the Port Authority approving and creating the District will direct
the County to forwazd all taac increment from the Dishict to the Port Authority. Tas
increments will be deposited into interest bearing accounts sepazate and distinct from other
funds of the Port Authority. TaY increments will be used only for acrivifies described in tlus
taac increment plan.
The Port Authority will report annually to the State Auditor, county board, school board and
Department of Revenue regarding activities in the Disirict as required by Section 469.175,
subdivision 5 and subdivision 6 and wi11 include information with reaazd to the District in
the data necessary to comply with such subdivisions.
XIII. Modifications to District
In accardance with Mnznesota Statutes, Section 469.175, Subd. 4, any reduction or
enlargement of the geographic area of the District; increase in amount of bonded
indebtedness to be incurred, including a detemvnation to capitalize interest on debt if that
determinafion was not a part of the original plan, ar to increase or decrease the amount of
interest on the debt to be capitalized; increase in the portion of the captured tax capacity to
be retained by the Port Authority; increase in total estimated taY increment expenditures; or
designation of addirional properiy to be acquired by the Port Authority shall be approved
only upon the notice and aRer the discussion, public hearing and findings required for
approval of the originat plan. The geographic azea of a tas increment financing district may
be reduced, but shall not be enlarged a8er five yeazs following the date of certification of the
original tas capacity by the county auditor.
X1V. Administrative Exoenses
In accordance with Minnesota Statutes, Section 469.174, Subd. 14; and Minnesota Statutes,
Section 469.176, Subd. 3 administrative expenses means all expenditures of an authority
other than amounts paid for the purchase of land; 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 or services provided for persons residing or businesses located in the
District; or amounts used to pay interest on, fund a reserve for, or sell at a discount bonds
issued pursuant to Section 469.178; or amounts used to pay other finance obligarions to the
29334.1.
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eatent those obligations were used to pay the preceding costs. Administrative eapenses also
include amounts paid for services provided by bond counsei, fiscal consultants, and
plauning or economic development consuitants. Adtninistrative expenses of the District will
be paid from taY increments; provided that no taY increment shall be used to pay any
administrarive expenses for the District which exceed ten percent of the total tas increment
expenditures authorized by the taY increment financing plan or the total taY increments from
the District, whichever is less.
Pursuant to Miunesota Statutes, Section 469.176, Subd. 4h, tas increments may be used to
pay for the county's actual admanistrarive expenses incurred in connecrion with the District.
The county may re�uire payment of those expenses by February 15 of the year foliowing the
year the expenses were incurred.
XV. Necessarv Imnrovements in the District
No taY increment shall be paid to the Port Authority after three years from the date of
certification of the original net tax capacity of the District by the County Auditor unless
within the tluee-year period:
(1) bonds haue been issued in aid of the Pro}ect pursuant to Secrion 469.178 of the TIF'
Act or any other law, except revenue bonds issued pursuant to Minnesota Statutes,
Section 469.159 to 469.165;
(2) the Port Authority has acquired property withiu the District; or
(3) the Port Authority has consh or caused to be conshucted public improvements
witivn the District.
Since the Port Authority has already acquired approxunately 35 acres within the district, this
test has been met.
XVI. Use of Tax Increment
All revenues derived from talc increment shall be used in accordance with this tax increment
financing plan, and pursuant to Minnesota Statutes, Section 469.176, Subdivisions 4, 4e and
4j.
XVII. Notificafion of Prior P3anned Imnrovements
Pursuant to Minnesota Statutes Section 469177, Subd. 4, the Port Authority has diligently
seazched the area to be included in the District and has not found properties for wkuch
building permits have been issued during the 18 months unmediately preceding approval of
the Plan by the Port Authority.
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XVIII. Egcess Tag Increments
Pursuant to Minuesota Statutes, Section 469.176, Subd. 2, in any yeaz in which the tax
increment exceeds the amovnt necessary to pay the costs authorized by the tas increment
plan, including the amount necessary to cancel any tas levy as provided in Minnesota
Statutes, Section 475.61, Subd. 3, the Port Authority shall use the excess amount to do any
of the following:
1. pay additional indebtedness used for proj ect costs;
2. discharge the pledge of tax increment therefor;
3. retum the excess to the County Auditor for redistribution to the respective tasing
jurisdictions in proportion of their tax capacity rate.
XIX. Fiscal Disuarities
The Port Authority and the City have elected to compute Fiscal Disparities contribution for
the District in accordance with Section 469.177, subdivision 3, pazagraph a.
XX: Requirements for Aareements with Developers
Pursuant to Mimiesota Statutes Sections 469.176, subd 5, no more than 25%, by acreage, of
the properry to be acquired in the District as set forth in this Plan shall at any time be owned
by the Port Authority as a result of acquisition with the proceeds of bonds issued pursuant to
Section 469.178, without the Port Authority having, prior to acquisirion in excess of 25% of
the acreage, concluded an agreement for the development or redevelopment of the property
acquired and which provides recourse for the Port Authority should the development not be
completed.
X�II: Development and Job Creation
To the extent applicable, the Port Authority agrees to comply with Minnesota Statutes,
Secfion 116J.991, which states that a business receiving state or local government assistance
for economic development or job growth purposes, including tax increment fmancings, must
create a net increase in jobs and meet wage level goals in Mn�nesota wittvn two years of
receiving assistance.
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Appendiz A
Property Identafication Numbers within the District
zsssa.�. 14
�-353
Westcninster Junct+on
T� {ncrement Finance District
PARCEllD
292922320145
292922320140
2929?"i320159
292922320100
292922320161
2929Yl326191
292922320193
292922320194
292922330065
292922330066
292922330079
29292233DD80
29292233009�
292922330093
292922330100
2929223301a1
292922330103
292922330104
292922340002
292922340003
292922340004
292922340U05
292922340006
292922340067
292922340008
292922340009
292922340010
292922340D21
292922340022
292922340127
292922340128
292922340130
292922340131
292922430137
ADDRESS
384 CAYUGA ST.
380 CAYUGA ST.
855 ARKWRI^vHT ST.
859 ARKWRfGHT S7.
863 ARKWRIGNT ST.
854 WESTMiNSTER S'f.
0 WHfTALL ST.
359 WHITALL ST.
837 DESOTO ST.
0 DESOTO ST.
442 WHITALL ST.
430 WHITALL ST.
810 WESTMINSTER ST.
800 VJESTMINSTER ST.
800 WESTMINSTER ST.
NO ADORESS EdR CURRENT PRQPERTY
0 CLARK ST.
740 WESTMINSTER ST.
D dESSIE ST.
538 WHITALL ST.
0 UNASSIGNED
522 WHITALL ST.
516 WHITALL ST.
514 WHITALL ST.
504 WHITALL ST,
829 BR4DLEY ST.
0 BRADLEY ST.
817 BURR ST.
0 BURR ST.
0 DESOTO ST.
0 pESOTO ST.
839 EDGERTON S7.
0 UNASSIGNED
0 UNASSIGNED
2946$.1.
�{-353
Appendia B
Property Identification Numbers within the HSS
29334."I, j 5
Westminster Junction
Tax Increment Finance District
PARCCLID
292922320iS5
292922320146
29292232015°
2929223201fi0
29292232016t
29292232D191
292922320193
292922320194
292922330065
292922330066
292922330079
292922330080
292922330090
292922330093
292922330100
292922330101
29292233D103
29292233D104
292922340002
292922349903
292922340004
292922340005
292922340�06
2szszz�a0007
29292234DOD8
2s2szz�a000s
292922340010
292922340021
292922340022
292922340127
292822346128
292922340130
292922340131
292922430131.
ADDRESS
384 CAYUGA ST.
380 CAYUGA S7.
855 ARKWRIGHT ST.
859 ARKWRiGHT ST.
863 ARKWRIGHT ST.
854 WESTMINSTER S5.
0 WHITALL ST.
359 WHITALL ST.
83i DESOTO SS.
D DESOTO ST.
442 WHITALL ST.
430 WN4TALL ST.
870 WESTMINSTER ST.
800 WESTMINSTER ST.
800 WeSTMINSTER ST.
NO ADDRESS FOR CURRENT PROPERTY
D CLARK ST.
740 WESTMINSTER ST.
0 JESSIE ST,
536 WH{TALL ST.
0 UNASSIGNED
522 WHITALL ST.
516 WHITA�LST.
514 WHITALL ST.
5D4 WHITALL ST.
829 BR4DLEY ST.
0 BR4DLEY ST.
817 BURR ST.
0 BURR ST.
0 DESOTO S7.
0 DESOTO ST.
839 EDGERTON ST.
0 UNASSIGNED
0 UNASSIGNEO
a�-3S3
29468.1.
Appendix C
Ramsey Couniy Estimated Mazket Values
29334.t. 1(
D� 3 5,3
Westminster Junction
Tax tecremenE Finance District
PARCELID= ADDRESS
292922320145
292922320146
292922320159
292922320160
292922320161
292922320191
292922320193
292922320194
292922330065
292922330066
292922330079
292922330080
292922330090
292922330093
292922330100
29292233D101
292922330103
292922330104
2929223A0002
292922340003
292922340004
292922340005
292922340006
292922340007
292922340008
292922340009
292922340010
292922346021
29292234�022
292922340127
292922340128
29292234�130
292922340131
292922430131
TOTALS
384 CAYUGA ST.
380 CAYUGA ST.
855 ARKWRIGHT ST.
859 ARKWRIGHT ST.
863 ARKNlRIGHT ST.
854 WESTMINSTER ST.
D WHITALL ST.
359 WHITALL ST.
837 DESOTO ST.
0 DE50T0 ST.
442 WHITALL ST.
430 WMTALL ST.
890 WESTMINSTER ST.
800 WESTMINSTER ST.
800 WESTMINSTER ST.
NO ADDRESS FOR CURRENT PROPERTY
0 CLARK ST.
740 WeSTMINSTER ST.
0 JESSIE ST.
538 WHITALL S7.
� UNASSIGNED
522 WHiTALt ST.
516 WHlTALL ST.
514 WHITALL ST.
504 WHITALL ST.
829 BRADLEY 5T.
0 BR4DLEY ST.
817 BURR ST.
0 BURR ST.
0 DESOTO ST.
0 DESOTO ST.
839 EDGERTON ST.
0 UNASSIGNED
6 UNASSIGNED
BLDG.VAL.
�75
$87,200.00
S80 200.OQ
�560,200.00
$91
$157,600.00
$D.00
$96,900.00
$76,7DO.D0
$0.00
$55,20a.�0
$0.00
$54,600.00
�o.00
$72,900.00
$199,304.00
�o.ao
$121,500.00
$0.00
$�s,aoo.00
$O.DD
$79,960.00
$94,400.0�
�79,900.00
$79,7D0.00
$3,400.00
�a.00
$O.DO
$�.�0
$0.00
�0.00
$310,400.00
$O.DO
$O.DO
$1,893,600.00
LAND VAL.
�26,500.00
�19,000.00
�19,400.00
$19,4D0.04
�18,000.00
$45,700.00
$31,600.00
$22,600.0�
�17,500.00
$9,800.00
$20,800.00
$3,500.00
$63,b00.00
$102,8D0.00
$1A2,900.D0
$254�40I1.00
�a364,200.Q0
$854,2D0.00
$5,100.00
$33,300.00
$58,600,DD
$20,100.00
$19,40�.��
$19,800.00
$19,8D0.00
$19,400.00
$2,5D0.00
$12,000.00
$4,90Q.�0
$19,500.00
$58,600.00
$86,300.00
$513,50D.OQ
$459,000.00
$3,387,600.00
TOTAL VAL.
�102,3D0.00
�10"0,200.00
$99,SOD.DQ
$98,604.00
$1Q9
$203,300.00
$31,600.00
$39,500.00
$94,200.OD
$9,840.40
$76,d�Q.QO
$3,500.00
$118,1�Q.00
$102,600.00
$215,8dD.00
$453,7D0.00
5364,200.00
$975,700.00
$5,100.0�
$110,100.00
$58,6DD.OD
$100,000.00
$113,8��.��
$99,700.00
$99,500.OQ
$22,800.00
$2,5D0.00
$12,004.00
$4,90�.00
$19,500.00
$58,600.00
$396,700.00
$513,500.00
$459,000.00
$5,281,200.00
.
29468.1.
Appendix D
Map of Westminster Junction Business Center
�-353
(see attached map)
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