07-869Council File # (/�
Presented by
Referred To
Green Sheet # �3 ��l
RESOLUTION
CITY OF SAINT PAUL, MINNESOTA �j�
Committee Date
1 RESOLUTION ADOPTING THE CREATION OF THE GRIFFIN
2 REDEVELOPMENT TAX INCREMENT DISTRICT AND THE
3 HAZARDOUS SUBSTANCE SUBDISTRICT AND THE ADOPTION OF THE
4 TAX INCREMENT FINANCING PLAN FOR THE DISTRICT
6 BE IT RESOLVED by the City Council (the "Council") ofthe City of Saint Paul, Minnesota
7 (the "City"), as follows:
9 Section 1. Recitals
10
1 I 1.01. On May 24, 2005, the Port Authority of the City of Saint Paul (the "Port Authority")
12 established the Phalen Corridar Globe Extension Indushial Development District in the City of Saint
13 Paul. On August 28, 2007, the Port Authority approved the Tax Increment Financing Plan (the
14 "Plan") establishing the Griffin Redevelopment Tax Increment Financing District and Hazardous
15 Substance Subdistrict (the "DistricY'). It has been proposed that the City approve the District and the
16 relatec3 Plan; a11 pursuant to and in conformity with applicable law, including Minnesota Statutes,
17 Sections 469.090 through 4691081 and 469.174 through 469.179, all inclusive, as amended, all as
18 reflected in the Plan, and presented for the Council's consideration.
19
20 1.02. The Council has investigated the facts relating to the Plan.
21
22 1.03. The Port Authority has performed all actions required by law to be performed prior to
23 the adoption and approval of the proposed Plan, including, but not limited to, notification ofRamsey
24 County and School District #625 having taxing jurisdiction over the property to be included in the
25 District, and the holding of a pubic hearing upon published notice as required by law.
26
27 1.04. Certain written reports (the "Reports") relating to the Plan and to the activities
28 contemplated therein have heretofore been prepared by Port Authority staff and submitted to the
29 council and/or made a part of the City files and proceedings on the Plan. The Repor[s include data,
3o information and/ar substantiation constituting or relating to (1) the "studies and analyses" on why the
31 new District meets the so-called "but for" test and (2) the bases far the other findings and
32 determinations made in this resolution. The Council hereby confirms, ratifies and adopts the
33 Reports, which are hereby incorporated into and made as fully a part of this resolution to the same
3a extent as if set forth in full herein.
35
36 1.05. A notice of the hearing on the Plan at this meeting was published as required by
37 Minn. Stat. §469.175, Subdivision 3, and pursuant to such notice a public hearing has been held on
38 the creation of the District and adoption of the Plan.
39
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Section 2. Findines for the Adoption and Approval of the Plan. 6'1����
/
2.01. The Council hereby finds that the Plan, is intended and, in the judgnent of this
Council, the effect of such actions will be, to provide an impetus for development in the public
purpose and accomplish certain objectives as specified in the Plan, which is hereby incorporated
herein.
Section 3. Findin�s for the Establishment of the Gnffin Redevelopment Tas Increment
Financina District.
3.01. The Council hereby finds that the District is in the public interest and is a
"redevelopment districP' under Minnesota Statutes, Section 469.174, subdivision 10.
3.02. The Council fm•ther finds that the proposed development would not occur solely
through private investment within the reasonably foreseeable future and that the increased market
value on the site that could reasonably be expected to occur without the use of tas increment
financing 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 taac increments for the maximum
duration of the District permitted by the Plan, that the Plan conforms to the general plan for the
development or redevelopment of the City as a whole; and that the Plan will afford maximum
opportunity consistent with the sound needs of the City as a whole, for the development of the
Dish by private enterprise.
3.03. The Council further finds, declares and determines that the City made the above
findings stated in this Section and has set forth the reasons and supporting facts for each
determination in writing, attached hereto as Exhibit A.
Section 4. Hazardous Substance Subdistrict.
4.OL The Port Authority will undertake the removal and remediation of the soil in the
District. Contaminants such as polynuclear aromatic hydrocarbons, Lead and mercury and diesel
range organics will be addressed. These activities will eliminate areas of hazardous substance in the
designated hazardous substances sites.
Section 5. Apvroval and Adoption of the Plan.
5.01. The Plan, as presented to the Council on this date, including without limitation the
findings and statements of objectives contained therein, as hereby approved, ratified, established, and
adopted and shall be placed on file in the office of the Port Authority President.
5.02. The staff ofthe City, the City's advisors and legal counsel are authorized and directed
to cooperate with the Port Authority with respect to the implementation of the Plan and to negotiate,
draft, prepare and present to this Council for its consideration all further plans, resolutions,
documents and contracts necessary for this purpose.
5.03. The Auditor ofRamsey County is requested to certify the original net taac capacity of
the District, as described in the Plan, and to certify in each year thereafter the amount by which the
originai net tas capacity has increased or decreased; and the Port Authority is authorized and directed
to forthwith transmit this request to the County Auditor in such form and content as the Auditor may
specify, together with a list of all properties within the Distdct, for which building permits have been
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issued during the 18 months immediately preceding the adoption of this resolution. �� ��GJ
The motion for the adoption of the foregoing resolution was duly seconded by Council
member and upon a vote being taken thereon, the following voted in favor thereof:
and the following voted a�ainst the same:
Dated: September 19, 2007
/ f
�
Mayor
ATTEST:
City Administrator
40779.vt
Adopted:
Yeas Nays Absent
Benanav ;/
Bostrom ✓
Harris ,/
Helgen ;/
Lantry ,�
Montgome
rY ✓
Thune ✓
� d
Adopted by Council: q/�/�,� Date
� L
Adoption Certified by Council Secretary
B �� % l /�///J/�/ �.//.l,C�SO�
Approved by Mayor: ate
By: � � ���
d7���
Requested by Departrnent of.
I'� �f�.�Y l'� f �K. � t sk�YYvf C� °`� �
������_-_
By:
Form Approved by City Attorney
B y�<" ' � ` �
- �., �� ��
Approved b ayor for Submission to Council
By: � —
�,�/`—"
40779.v1
� Green Sheet Green Sheet
, DepartmenVoffice/council: ! Date Initiz�
; (�,4 -PortAuthority ,� 10.SEP-07
Green Sheet Green Sheet Green Sheet Green Sheet
I ���
Green Sheet NO: 3043771
' ConWc[ Person 8 Phone:
Monte Hilleman
224-5686
� Must Be on Co cil Agenda by (Date
�, 19-SEP-07 � � �
�: Doa Type: RESOLUTION
'i E-DOCUment Required: Y
� Uocument Contact: Robin Dixon
Contact Phone: 2243686
' ■�►
Assign
Number
� For
= Routing
Order
7oial # of Signature Pages _(Ciip All Lowtions for Signature)
0 Rort Anihority f
1 Ylanuine&EconomicDevelonmra Depar[mentDirecror I
2 ,CStv Attornev I I
3 � avor's Office Mavor/ASSistant
4 Council I
5 Ciry Clerk GtiV Clerk I
�
Resolution adopdng the crearion of the Griffin Redevelopment Tas Increment Dishict and the Hazardous Substance Subdistdct, and
the adoption of the Griffin Tax Increment Financing Plan.
Planning Commission
CIB Committee
Civil Service Cortttniss�on
1. Has this person/firm ever worked under a contrad forthis department?
Yes No
2. Has this personlfirm ever been a city empioyee?
Yes No
3. Does this persoNfirm possess a skill not normally possessed by any
curtent city employee?
Yes No
Explain all yes answers on separete sheet and atfach to green sheet
Initiating Problem, Issues, Opportunity (Who, What, When, Where, Why): �
The St. Paul PoR Authority and the City of St. Paul have been jointly working on the wmpletion of the redevelopment along the
eastern end of the new Phalen Blvd. The project is proceeding as planned & it is now time to approve the tax increment finance
district & plan for the Griffin Redevelopment site.
AdvantageslfApproved: '
The Grff an site redevelopment will proceed as planned.
Disativantages If Approved:
None.
Disadvantages If Not Approved:
Griffin will not be redeveloped and the Eastside will not receive the benefit of over 137 jobs and new taY paying development along
Phalen Blvd.
Transadion:
Funding Source:
Financiai Information:
(Explain)
Activity Number:
Cost/Revenue Budgeted:
September 1p, 2007 1:23 PM Page 1
a����y
EXIIjBIT A
RESOLUTION #
The reasons and facts supportin� the findings for the adoption ofthe Griffin Redevelopment
Tas Increment Financing District (the "DistricY') and the hazardous substance subdistrict (the
"HSS") therein, are as follows:
Finding that the Ilistrict is a"redevelopment district. "
The Dish is a redevelopment dishict because the property consists of vacate, unused,
underused, inappropriately used or inadequately used rail yards, rail storage facilities or
excessive or vacated railroad rights of way. This conclusion is supported by the fact that:
(a) In 1896 the District was part of the Griffin Wheel Company, a rail car wheel
manufacturer still based in Chicago. Griffin operated its plant in the District until
the late 1950's, but closed and demolished its buildings by 1464. The Site has
been vacant since 1964.
(b) Title reports show that the District is burden by as many as five separate railroad
tracks and related easements in favor of (i) Northem Pacific Railway Company,
far purposes of using, maintaining, operating and removing railroad tracks,
including the switch tracks and spur located thereon; and (ii) Chicago, Saint Paul,
Minneapolis and Omaha Railway Company on certain switch tracks, for shipping
purposes in connection with the operation of any business or industry located
thereon.
(c) Plat maps from 1908 through 1965 show the location of railroad s�ur tracks and
rights-of-way. These rights-of-way have not been vacated but are unused. Unused
raikoad trackage remains in the District yet today.
2. Finding that the proposed development, in the opinion of the Port Authority, would not
reasonably be expected to occur soleZy through private investment within the reasonably
foreseeable future and that the increased market value of the site that could reasonably be
expected to occur without the arse of tax increment financing would be Zess than the increase
in the market value estimated to resultfrom theproposed development aftersubtracting the
present vaZue of the projected tar increments for the maximum duration of the district
permitted by the Plan.
Private development of the District has not been possible for a variety of reason, including
blighted property, unstable soil conditions and high pollution remediation costs. As a result,
this project is feasible only through assistance, in part, from tax increment financing.
Finding that the Griffzn Redevelopment Tax Increment Financing Districz conforrrzs to the
general plan for the deveZopment or redevelopment of the municipality as n whole.
40779.vi A_ 1
6 �-�!� I
The Phalen and Atlantic Financing Plan has been reviewed by the Port Authority and has
been found to conform to the general development and redevelopment plan of the City.
4. Finding that the establishment of the Griffn and AtZantic Redevelopment Tax Increment
Fznancing District for will afford maximum opportunity, consistent with the sound needs of
the City as a whole, for the development or redevelopment of the project by private
enterprise.
The District will provide approximately 93 net developable acres, or 392,040 square feet
of land. It is anticipated that the development will result in ligiat industrial space, but the
Plan does not preclude the undertaking of other qualified development or redevelopment
activities. Based upon the Port Authority's experience in other business centers, it is
expected that approximately 1.5 jobs will be created per 1,000 square feet of conshuction.
ao7�9.�� A_2
� 7 �'lv �i
Resolution No. 4231
RESQLUTIQN OF TE�
PORT AUTHORITY pF TF3E CITY OF SALNT PAi3L
[GRIFFIN REDEVELOPMEIVT
TAX II3CREMENT FINANCII�TG DISTRICT]
WI�EREAS, on May 24, 2005 the Port Authority of the City of Saint Paul (the "Port
Authorii}�� estabfished the Phalen Corridor Giobe Extension Industrial Development District in
the City of Saint Paul; and
WI Capital City Properties ("CCP"), a nonprofit affiliate of the Port Authority,
has previously acquired approxunately 9.3 acres of 1and within such Industrial Development
Dishict for purposes of remediation and redevelopment (the "Site"�; and
WHEREAS, it is proposed that the Boazd of Commissioners of the Port Authority
consider the establishment of the Site as the Griffin Redevelopment TaY Increment Financing
Dishict (the "DistricY') and Hazazdous 5ubstance Subdistrict (the "HSS"), and authorize the tax
increment financing plan related thereto (the "Plan"); and
VJHEREAS, Port Authority management has prepared a budget for land acquisition,
remediation, construction of infrastructure improvements and other development necessary to
establish an business center in the District (the "Project"), and the sources of fitnds to be used to
accomplish the same, all of which is set forth in the Plan; and
�TdAEREAS, pursuant to tlie budget for the Project, it is anticipated that the Port
Au#hority will make interfiiiid loans to the Project from EPA Revolving Loan Fund, and its
Development Fund, as more specifically described herein and in the report provided to the Board
at this meeting; and
WHEREAS, the Port Authority hereby determines that there has been no significant
development or redevelopment in the District and, in the opuuon of the Port Authority, the
proposed development and redevelopment described in the Plan is not reasonably expected to
occur solely through private investment within the reasonably foreseeabie future and, therefore,
the use of t� increment financing is deemed necessary; and
WFIEREAS, the Port Authority further finds, declares and determines that the Port
Authority made the above findings and has set forth the reasons and snpporting facts for each
detenuination in writing, attached hereto as E�ibit A; anfl
WHEREAS, the Port Authority has performed a11 actions required by 1aw to be
performed prior to the establishment of the District and the HSS, including, but not titnited to,
nofificafion of Ramsey County and Schooi DistricY No. 625 (which have taxing jurisdiction ovex
the property included in the District), and the holding of a public hearing; and
40640.vi
WHEREAS, a notice of the hearing on the Plan is to be pnblishe@ as required by TvFinn,
Stat. §469.175, Subdivision 3, and pursua,nt to such notice a public hearing will be held by fhe
City Counczl on 5eptember 19, 2007 on the creation of the District and adoption of the Plan.
NOW, TfiEREFORE, BE TT RESOLVED by the Boazd of Commissioners of the Port
Authority of the City of Saint Paul as follows:
i- 71xe Piau is hereby approved and adogted, and shall be placed on fi1e in tke office
of the Authority.
2. Port Authority management, along with tl�e Port Autfiority's legal counse�, is
hereby authorized to proceed with the implementation of the Ptan and for this pvrpose to
negotiate and finalize all f uther plans, resalntions, documents and contracfs necessary for tlus
purpose.
3. Port Authority management is herebp authorized to forward a copy of the Plan to
the Raznsey County Auditor and the MinnesoYa Department of Revenue pursuaut to Miunesota
Statutes, Sec&on 469.175, subd. 2.
4. The interfund loans to be made to the Project from the Port AutJiority's EPA
Revolving Fund and Development Fund as described in the information presented to the Board at
this meeting aze hereby approved, and Port Authority managemenx is hereby authorizeci to put in
place promissory notes reflecting the terms of stzch loaus. Tke President of the Port Aufhorify is
hereby authorized to execute any such promissory notes reflecting the interfund Ioans approved
hereby.
Adopted: August 28, 2007
PQRT AUTFiORITY OF TI� CITY
OF SATNT PAUL
.-"`._
By
I
ATTE T:
Its Seeretazy
40640.v1
D 7���!
BXHIBIT A
RESOLUTION # �231
The reasons and facts supporting the findings for the adoption of the Griffin
Redevelopment TaY Increment Financing District (the "DistricY') and the hazardous substauce
subdistrict (the "HSS") thereia, aze as follows:
l. Pinding that the District is a"redevelopment district. "
The Disirict is a redevelopment disSrict because the properCy consists of vacate, unused,
underused, inappropriately used or inadequately used rail yards, rail storage facilifies or
�cessive or vacated railroad rights of way. This conclusion is supported by the fact that:
(a) In 1896 the District was part of the Griffin Wheel Company, a rail car wheel
manufacturer sti21 based in Chicago. Griffin operated its plant in the District until the
late 1950's, but closed and demolished its buildings by 1964. The Site has been
vacant since 1964.
(b) Title reports show that the Dishict is hurden by as many as five separate raakoad
tracks and related easements in fauar of (i) Northem Pacific Railway Company, for
purposes of using, maintaiuing, operating and removing raikoad tracks, including the
switch tracks and spur located thereon; and (ri) Chicago, Saint Paul, Minneapolis and
Omaha Railway Company on certain switch tracks, for shipping purposes in
connection with the operation of any business or indushy located thereon.
{c) Plat maps from 1948 tlrrough 1965 show the location of railroad spur tracks and
rights-of-way. These rights-of-way have not been vacated but are unused. Unused
railroad trackage remains in the District yet today.
2. Finding that the proposed development, in the opinion of the Port Authority, woutd 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 rectsonably
be expected to occur without the use of tax increment fznancing would be less tTxan the
increase in the mar-ket value estimated to result from the proposed development aftes
subtracting the present value of th.e projected ta� increments for the maximum duration
of the district permitted by the plan.
Private development of the Aistrict has not been possible for a variety of reason,
including blighted property, unstable soil conditions and high pollution remediation costs.
As a result, this project is feasible only through assistance, in part, from t� increment
financing.
3. Finding thaf the Gr�n RedeveZopment Tax Increment Financing District conforms to the
general plan for the deveZopment or redevelopment of the municipality as a whole.
40640.v]
The Phalen and AYlantic Financing Plan has been reviewed by the Port Authority and has
been found to conform to the general development and redevelopment plan of the Cify.
4. Finding that the establishment of the Griffin Redevelopment Tax Increment Financing
District for wiZ1 afford marimum opportunity, consistent with the sound needs of the City
as a whole, for the development or redevelopment of the project by private enterprise.
The Distzict will provide approximately 9.3 net developable acres, or 137,000 square feet
of land. It is anticipated that the development will resuit in tight industrial space, but the
Piau does not preclude the undertaking of other qualified development or redeveIopment
activities. Based upon the Port Authority's expezience in other business centers, it is
expected that approximately 1.5 jobs will be created per 1,000 square feet o£
construction.
40640.v1
SAINT' PAUL
PORT AUTHORITY
D �-a� �
� .�• • ►
TO:
BOARD OF COMM(SSIONERS
(Regular Meeting of August 28, 2007)
DAT'E: August 22, 2007
FROM:
SUBJECT:
Monte M. Hillema
Lorrie L. Louder
Laurie J. Hansen
Kenneth R. Johnson
Final Approval - Globe Redevelopment Tax {ncrement Financing (TIF)
Plan - Resolution No. 4230
and
Finai Approval Griffin Redevelopment Tax Increment Financing (TIF)
Plan - Resolution No. 423i
Action Requested
Final approval of the Globe Redevelopment Tax Increment Financing (TIF) Pian and the
Gri�n TIF Plan, creation of the related tax increment financing districts and hazardous
substance subdistricts, and approval of interfund loans. Make findings of fact related to
past railroad usage within the Griffin District.
Pubtic Purpose:
The redevelopment of the former Giobe Building Materials site will create a minimum of
92 jobs using the Port Authority's one job per 1,000 square feet of building space criteria.
The redevelopment of the former Gri�n Wheelworks site wifi create a minimum of 137
jobs using the Port Authoritys one }ob per 1,000 square feet criteria. These
redevelopments will complement the Port Authority's Westrninster Junction Business
Center and will provide employment opportunities for Saint Paul residents, especially East
Side residents, and will generally eliminate blight and retum vacant unused land to
productive use,
Business Subsidv:
N/A
Backpround:
In 1995, the Board of Commissioners approved the creation of the Phaien Corridor
Industriaf Development District, which encompasses the former Globe Building Materials
site and the former Griffin Wheetworks site. The Globe site, formerly known as the
"Phalen-Atlantic Area", is now to be known as the Globe Redevelopment Tax Increment
Financing District. The Gr+ifin site is to be known as the Griffin Redevelopment Tax
Increment Financing District.
At its March 2006 meeting, the Board of Gommissioners made statutory findings that the
existing structure at the Globe site was substandard and should be demolished in
Page2-Bcd. Memo GlobefGrifUn TfF h��[J/„ �
v bU/
preparation for redeve{opment, including the creation of a related tax increment financing
district.
The Board of Commissioners also directed Port Authorify management to work toward
the creafion of said related tax increment financing district. Statutory findings of
substandard buiidings were also made by the Cify of Saint Paul in March, 2006.
Subsequent to these findings, and as permitted by the applicable statutes, fhe Globe
buiiding was demofished. Both the Port Authority and the City based their findings on a
Short Elliof Hendrickson, inc. report, "Redevelopment Eligibility Assessment", dated
January 20, 2006. In addition, fhe Port Authority was provided a legal opinion from
Leonard, Street and Deinard, regarding "Phalen-Atlantic Area — Proposed Demolition of
Globe Building", dated March 16, 2006.
The Gri�n site is vacant land and contains no buildi�gs. Its history of ownership and
disuse supports the creation of a redevelopment T!F district because the {and consists of
"vacant, unused under used, inappropriately used, or infrequentfy used rail yards, rail
storage facilities and vacated railroad rights-of-way." [Minn. Stat. Section 469.174, Subd.
10]
Specifically:
• The site was operated for a while as a foundry and clay-making operation, but by
1896 it was part of the Gri�n Wheel Company, a rail car wheel manufacturer still
based in Chicago. Griffin operated its plant at the site untii the late 1950's, but
closed and demolished its buildings by 1964. The site has been vacant since
1964.
• Title reports (Exhibit B) show that the site is burdened by as many as five separate
railroad tracks and retated easements in favor of (a) Northern Pacific Railway
Company, for purposes of using, maintaining, operating and removing rai{road
tracks, including the switch tracks and spur located thereon and (b) Chicago, Saint
Paul, Minneapolis and Omaha Railway Company on certain switch tracks, for
shipping purposes in connection with the operation of any business or industry
located thereon.
• Plat maps from 1908 through 1965 show the location of railroad spur tracks and
rights-of-way (Exhibit C). These rights-of-way have not been vacated but are
unused. Unused raiiroad trackage remains at the site yet today (Exhibit D).
Please see the attached exhibits for further documentation, inciuding a legal opinion from
Leonard, Street and Deinard, related to the qualification of this District as a
redevelopment TIF district (Exhibit E).
The redevelopment of these sites has been supported by several East Side
neighborhood and business organizations. The main focus of these redevelopments is to
create light industrial jobs at good wages for residents a�d the maximum tax base in the
area. These redevelopments will create a minimum of 229 jobs using the Port Authority's
minimum criteria of one job per 1,000 square feet of buiiding space.
40602.W2
Page38rd. Memo GlobelGriYnn TIF
U� ��9
The $16,900,000 of estimated new construction at these sites wou�d not be expected to
occur in the reasonably foreseeable future without the use of tax increment financing. No
such development or redevelopment has taken place at fhese sites in recent years, with
respect to Gri�n, more than 40 years. Further, po{lution found at the sites necessitates
the creation of Hazardous Substance Subdistricts to he{p pay the cost of remediation.
The Port Authority has developed a redevelopment finance plan for fhe Globe site and
the Griffin site, which contain several different funding sources, including tax increment
financing.
The Port Authority intends to reimburse itself for funds advanced to each of these
projects, pius interest at the fesser of the one-year treasury plus two percent or the
maximum allowed rate under State Statutes. It is expected that the Port Authority will
advance approximately $2,465,000 to the Globe project and approximately $4,400,000 to
the Gri�n project, which inciudes amounts to be advanced to the associated project from
the Port Authority's EPA Revolving Loan Fund of $1,000,000 and $1,400,000,
respectively.
Both of these plans are being reviewed by Ramsey County, the Saint Paul Public School
District, and the City of Saint Paul. A City Council public hearing is scheduled for
September 19, 2007 at 530pm. Both plans must be approved by the City Council.
Also attached are spreadsheets entitled, "Construction Costs - Sources and Uses" and
"Partiai TIF Recovery", for both projects (Exhibits F-I). The former shows the balance ofi
funding for the construction costs associated with each project and the latter shows a
breakdown of the Port Authority capturing only 50 percent of the future TIF increment for
each project.
Recommendation:
Final approval of the G1obe Redevelopment Tax Increment Financing (TIF) Plan and the
Gri�n TIF Plan, creation of the related tax increment financing districts and hazardous
substance subdistricts, and approval of interfund loans. Make findings of fact related to
past raiiroad usage within the Griffin District.
Attachments:
[Exhibit A— Memo from Monte Hilleman]
[Exhibit B — Gri�n Title Reports]
[Exhibit C — Plat Maps]
[Exhibit D— Site Pictures of Trackage]
(Exhibit E— Lega{ Opinion from LSD]
[Exhibit F— Griffin Construction Costs — Sources/Uses]
[Exhibit G— Griffin — Partial TIF Recovery]
[Exhibit H— Globe Construction Costs — Sources/Uses]
[Exhibit I— Globe Partial TIF Recovery]
40602.VL
Ex�+zslT a d 7 8loy
SAINT PAUL
PORT AUTHORTl'Y
.n�ro�rvDUn�r
TO:
�lLE
Monte M. Hiileman �
DATE:
August9,2007
FROM:
SIIBJECT: Past Railraad Usage at Pormer Griffin Wheelworks Site as Related to TIF
The Port Anthority's nonprofit affiliate, CapiYaI City Properties ("CCP") has acc�uired
land in Saint Paul commonly known as the Griffin'Wheelworks Site (the "Site") for development
as a business pazk and has asked the Port Authority to create a redevelopment district under the
statute menfioned above in order to obtain a 25 year period to collect tax increments for its use in
the payment of at least a portion of the remediation and redevelopmenf costs that it will incur.
The Port Autiaority proposes to create a redevelopment tax increment financing district for the
az'ea commonly known as the "Griffin WheeIworks Site" (the "Property"}. The Property consists
of approximately 9.3 acres of Iattd in the Dayton's Bluff neighborhood, and is generally located
south of Phalen Boulevard, and is bounded by �tlantic Street to the west, 3ohnson Parkway to
the east, Cenhal Pacific rail tracks to the south, and Phalen Boulevazd to the north.
Because the Property is unimproved at this paint and time, a redevelopment talc
increment district can only be created if it is determined that the properiy consists of "vacant,
unused, under used, inappropriately used, or infrequently used railyards, rail storage facilities, or
excessive or vacated rights-of-way." [Minn. Sfat. §469.174, Subd. 10] I believe that the
Property meets this requirement, based on the following facts:
The Site was operated for a while as a foundry and clay-makino aperation, but by
1896 iC was part of the Cmffin Wheel Company, a rail caz wheel manufacturer srill
based in Chicago. Griffin operated' its plant at the Site until the late 195Q's, but
closed and demolished its buildings by 1964. The Site has been vacant since 2964.
Title reports (Exhibit A} show that the Site is burdened by as many as five sepazate
railroad tracks and related easements in favor of (a} Northem Pacific RaiIway
Company, for purposes of using, maintaining, operating and removing railroad tracks,
incIuding the switch tracks and spur located tbereon and (b) Chicago, Saint Paul,
Miim.eapolis and Omaha Railway Company on certain switch tracks, for shipping
pluposes in connection with the operation of any busin'ess or indusky located thereon.
• P1ai maps from 19�& tluough 1965 show the Iocation of railroad spur tracks and
rights-of-way (E�ibit B). These rights-of-way have not been vacated but are unused.
Unused raikoad trackage remains at the Site yet today (see pictures at ExhibiE C).
31034.'I.
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EXHIBIT B
� 1-a:��America
CctmmrnomTveatth
Port Authority of the City of SainE Pau1
Chuck Derscheid
345 St. peter Street
19D0 Landmark Towers
St. Pau(, MN 55102-1661
Re; Or@er No.: 060544
Buyer/Bprrower(s): Port quthority of St. Pau1
Seller(s): Lang Real Estate Acquisitions, LLC and 5teiner Reaf Estate
Acquisitions, LLC
Addendum to Report of Ownership and Encumbrances Fie No. 050453 prepared Octaber 12, 2005.
To: Charles perscheid, Port Author(ty of the CtYy ofi Saint Paul
From: Biil Kannedy, t„ epdpmerica/Commonweafth Land 7itle Insurance Company
Re: Raiiroad ownership af the Old Griffin Wheei Company site.
Dated: May 17, 2046
A search af Ramsey Courtty records from patent forward does not disciose fee title ownership by
arty raiiroad entity in Che Old Griffjn Wheel Company site, as described in Repor� of Ownership and
Encumbrances File No, Q50453.
�mmortweaith land TitFe Znsurance Company
4Q0 Slbiey Street, 255 Park Square Cpurt, Saint Paui, MN 551�3
Letter Phone: 651-22�-g571 Faz: 651-2Z7-S708
r a �.���
Cammonweaith l.and Tit[e Znsurance C�mpany
REPORT QF RECORD OWIYEiZSHIP
AND ENCUMBRAPICES
Legal �escription:
See Exh[bit A attached hereto.
owea r�o.: asoass
Commonweaith Land Title insurance Company does fiereby certify that as of the 7th day of March,
2005, at 8:06 A.M., the records in the offlces of the County Recorder and Registrar oF Tities in and
for Ramsey County, Minnesota disclose as grantee fn the last recorded wnveyance to the above
captioned property by quit Claim Deeds recorded on September 10, 1999, as Document Nos..
1573502 and 1573503 (T) and on October 26, 1999, as Documant Nos. 32611Z5 and 3281126 (A),
the followtrtg:
Lang Real EsLate Acquis'sEions, L�C, a MEttnesota Ifmited Ilabi)ity company, as to an undivlded
73.264% interest, by Certiftcate No. SI1442 and Stefner Real Estate Acquisitions, LLG, a Minnesata
Ilmited Iiabillty company, as to an undiv[ded 25.736% (nterest, by Certificate No. 511443 .
Enaumbrances:
The above captionstl property appears to be subjecC to the fottowing encum6rences;
• As to Tract q:
Agreement dated May 1, 1968, filed of record May 14, 1908, (n Book 60 M,R., �age 78.
• Rs to Tract A:
Easement contained in Warranty peed daYed May 14, 1448, F(ed of record May 15, SS08, fn
Book 541 of Deeds, page 180.
• As to 7ract A:
Rlght and easement of Che Narthern Pacific Raifway Company, a corporetion, to enter upon
the property described for the purposes oP using, maintainVng, operating and removing said
raliroad tracks, incEUdittg the switch tracks and spur as now IocaYed thereon.
(Shown as a recttal on the Certif(cates af'titie.)
• As Yo Tract A:
EasemenC and right of way to the Griffin Wheei Company, a corporat[on, and Ets successprs
and assigrts, for sh[pp3ng purposes, to access to the tracks af the ChECago, St. Paul,
Minneapofis and Omaha Raliway Company and to fihe Nortfiern Pactfic Railway Cornpany on
the switch tracks now located on the property, but not for storing cars.
. {Shown as a recStat on the Certiflcates of 7itle.)
• As to Parcefs 2 and 3 of Tiact A:
Public easement €ar highway purposes !n said Phalen 5treet and StAlwater Avenue.
(Shown as a recttal on the CertificaEes o4Title.} '
• A5 to Tract A:
Easement In favor of tha Chicago, 5t. Paul, M(nneapolis and Omaha RaiSway Company on said
switch tracks, as now located thereon, for shlpping purposes in cosenection w{th khe operation
oF any business or Industry located thereon.
(Shown as a reci�al on the Certiflcates of Title.)
Ownership and Encumbrance Report
Page 1 oF 6
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As iro Parcei A: .
Atl minera!s and m{r,esaf rights reserved to the SYate of Minnesota in trust for the Caxing
districts concerrted,
Combination Mortgage, Securi'ry Agreement and Fixture Financing Statefne�t dated as oF
Decemher 22, 1988, frled of recrord January 13, 1989, as Document No..887256 (T) and �t�etl
of record January 18, 1989, as 6ocument No. 2477101 (A}, executed by Lague Enterprises,
Inc„ a Minnesata corporation, to Norwest Leasing,Inc., a Minnesota corporation,irt Ehe
original principa! amount of $5,927,SOO,Op,
Assigrted to Norwest Financiai Leasing, Ine., an Iowa corporation by Ass(gnment of Morkgage
and Assignment of Rents and Leases dated December Z9, 1489, flied of record September 6,
19340, as Document No. 930978 ('i? and itfed of rernrd September i9, 1490, as Document
No. 2563497 (A),
Note: The ebove Ass)gnment does not appear on the current Certtficate5 oE Tftte.
Note: The above Mortgage was released in Abstract records only by Document No. 2824031.
Rssignment of Rents and Leases dated as of December 22, 1988, fifed of record 3anuary 13,
1989, as Document No. 867257 (Tj and flled of record January 18, 1969, as Document 1Vo.
2477102 (A), by and between Lague Enterprise es, Inc., a Minnesota corpotatian, and
Norwest �easing,Inc„ a Minnesata corparatton.
Assigned to Nanr.rest FEnanc{al Leasing, Inc., an Iowa corporat}on by Assignment of Mortgage
a�d Assignment of Rents and Leases datesl December 29, 1969, fifed of record September 6,
19990, as Document No. 93D978 (TJ and filed of record September 19; 1990, as Document
No. 2563497 (q),
Note: The above Rssfgnment does not appear on the current Gertificates of Title.
Note: The above Martgage was released in Abstrack records only by Dociament No. 2824030.
MorYgage, Security Agreemen[ and Fixture Fifing Statament dated June 2, 1944, �iled of
record Juiy 14, 1994, as Document No. 1D648i8 (T) and flled of record August 4, 1494, as
Document No, 2822g25 (qy, executed by TGIAmerican Monorail, Inc., to Narwest Bank
Minnesota, N.A., in the origina! principal amount of $2,776,000.00.
Amended and restated by Amended and Restated Mortgage, Securlty Rgreemertt, Fixture
Fling Statement and Assignment of Leases and Rents dated April 13, 1999, filed of record
Aprll 25, 1489, as Dacument No. 15522b3 (T) and fl)ed of record Aprii 28, 2489, as
Document No. 313Q692 (A),
Note: Onfy the above Mortgage pocument No. 282Z$26 was released in ABstract rewrds by
Document Na. 3603366.
Assignment of Rents and Leases dated )une 2, 1994, fiied of record �uly �4, 1994, as
Document (Jo. 1064819 (T} and ftled o{ record August 4, 1994, as Dacument No. 2822827
{A), executed by TC/American Mono2il, Inc., to Norwest Bank M(nnesota, N.A., in the
orlgfnai prfncipal amount of $2,770,000.00.
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Ordef No,: Q50453
Amended and restated by Amended and Restated Moctgage, Security AgreemenC, Fixture
Fiing Statement and Assignment of Leases a�d RenES dated April 13, 1994, Ftled af rernrd
Aprii 1�, 1949, as Document No. 155ZZ63 ("f) and frled of record Apri! 28, 1999, as
Dact�ment No. 3139692 (q). _
Mortgage, Security Agreement, Fixture P'tnancing Statement and Assignment of Leases and
Renfis dated August 3, I999, fi[ed of record SepCember 30, i999, as Documer,t No. 15735D4
("h and Flled of record Octo6er 26, 1999, as Document No. 3281i33 (A), executed by Lang
Rea{ Estate Acquisitlons, LLC, a Minnesots Ilmited Iiability company, and Steiner Real Estate
Acquisitions, LLC, a Minnesota tlmtted Iiabiiity company, to Norwest Bank Minnesota, Nationa!
Association, a national banking associat�on, (n the orfginal principal amount o4
$3,206,OOOAO. _
Amended by Amendment to Mortgage, Securlty Agreement, Fixture Financing Statement and
Assignrnen4 of Leases and Rents dated August 1, 2000, filed of record September Z5, Z000,
as Document fVO. 33461D6 (A) a�d flted of record October 13, 2000, as Document ldo.
1614678 (T},
Assigned to Wet4s Fargo Bank, NatSonaf Assodation by Assignment of Mortgage dated May
Zi, 2001, f4ed af rernrd 7une 15, 2001, as Documerrt No. 3397523 (A}.
CerGfied copy af name change �led of record Octaber 13, 2D01, as Document No. 1614677
m_
Financing Statement of recard as fol4ows:
Real estate records on 7uly 20, 2004, as Document No. 377423$ (A).
Debtor: Lang Real Estate Acquisitiaru LLC, a Minnesata Itmited Eiabi{ity company
Secured Party( Welfs Pargo Bank, N.R.
Real Estate Taxes:
Real estate taxes far and payable in tha year 2005 in the amount af $180,842,00, first half pald,
second half due October 15, 2065
BaseTax: $165,060.04,"Non-homestead.°
Property �'ax IdentificaEion No. 28
Prepared: October 12, 2005
��. �� �:�----�--
This report only ciCes matters appearing in the pu4{Ic records of Ramsey Caunty, Minnesota, anc
is not to be construed as an Opinion of Title nor ts it a suhstitute for sn qbstsact of Tit{e or a
Regtstered Propetty Abstract. Thfs r does not inc(ude a search for Ievied or pendfng
assessments, The IiablLity of the Company in making this report shatl De l4mEtad to the cASt of this
report.
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Tract A;
Parce! 1;
Exhibif "A'
Order No,; Q50453
Ali that part of Sections 27 and 28, Township Z9, Range 22 described as foiiows:
Commencing at a point where the center line of Phalen Street intersects the
Northem iine of the right ofi way of the Chicago, St. Paui, Mfnneapol(s & Omaha
Railway, thence iSortfierfy an the center Ilne of Phalen Street 397.38 feet, to the
Northerly line oF SU{Iwafer Avenue; thence Southwesterly atong the Northern line of
Stitlwater Aveoue and that tlne produced to the Easterly boundary iine of the
Northwestern Wheel & Faundry Company's Add(Cion to St. Pau{; thence Southerly
along the Easteriy baundary Ilne of said Northwestern Wheel & Faundry Compariy`s
Addltion to the Intersection of sald 6oundary IEne with the Northarfy boundary fine of
the right of way of the Chicago� St. Paut, Minneapolis &. Omaha Railvaay; thente
Northsasterly along the safd boundary Iine of safd right of way, 2&2.2 feet to the
point of begtnning, according fo the Urtited States Govemment Survey thereof and
situate in Ramsey County, Minnesota.
Parce( 2;
That strip of land tying diractly East of and adjacent to the Easterly 3fne of the
Northwestern Whee{ and Eoundry Company's Addition, St. Paul, MinnesoYa, described
as fotlows;
Commencing at the intersection of the Northecty Iine of Ames Avenue wSth tfie
center Iine of Phalen Street as same !s extended in a NorCherly dlrection; thence
Westerfy along the said Northerly Iine of Ames Avenue and sa(d ttne extsnded
Westeriy a distance of 66.78 feet Eo point af beginning af land to be described;
ehence Northwesterly at an angle to the left 84 degrees 17 minutas wfth the said
Nortfierfy iine of Ames Avenue and said Ilne extended, a d[stance of 288.35 feet to a
point; khence at an angle to the ieft ofi 3 degrees 27 minutes, a distance of 47.50
feet to an iron monuinent in the Easterly line oP Lot A of the Northwestern Wheel
and Foundry Company's Rddition; thence .Southeriy along said Easterly line o€ sa(d
i.ot A, a distance of 335.10 Feet to the intersection with the saVd Northerty fine oP
Ames Avenue and safd line extended Westerfy; thence Easteriy along said itne
extended a dtstance of 3.29 feet to the beginning, accordit�g ko the United States
Government Survey thereof and sttuate in Ramsey County, Minnesota, .
Parcei 3:
That part of the Southwest quarter of the Northwest Quarter of Sect'ron 27, Townshfp
24, Range 22 and the Southeast Quarter of the Northeast Quarter of Sectlon 28,
Towaship 29, 4tange Z2, bounded as follows:
On the East 6y Corning Avenue and the West fine o£ Coming Avenue extended to
th° 5outh tine of Maqnopa Street as the same streets are now piatCed and lafd out;
on the North by the South line of Magnatia Street;
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6 7-81v � ---
Order No.; 050453
on the West by the Northem Pacific Raiiway Company and Yhe East Iine of the
Northwestem Wheel and roundry Company's Addition;
on the South by the North fine oF Ames Averwe, and the North line oPAmes Avenua
extend_d Westeriy to the East iine of the Nortfiwestern Wheel and Fbundry
Company's Additi�n,
according to the United States Government Survey thereof and sit�ate in Ramsey
Coun#y, Minnesota;
Except the fof{owing tracts of 1and:
(A}That parE of Section 28, Township 29, Range 22 which lles North of the North line of
Cam'sng's Addition produced Westerly;
(S) That tract described as foftows:
Commencing on the fVArtheriy iine of StlliwaterAvenue 85 feet Westerty from Its
intersectton w{th the bVester6y line of Goming Avenue; Ehence Eastarly to said
intersection; thence Northerly along the Westerly fine of Corrting Avenue 85 feet;
thence Southwester{y to hegfnnfng;
(CJThat strip of land described as fo(lows:
That strlp of land lyfng directly Eest oF and adjacent to the Easterfy 13ne of the
NorChwestem Whee! and Foundry Company's Addition, St. Paul, Minnesota,
descrtbed.as follows:
Commencing at"the Entersection of the Idortherty iine nf Ames Ava»ue witS� the
center iine of PhaleR 5treet as same is axtended in a Northerfy dlrection; thence
Westerly along the said Nartherly {Ine of Ames Avenua attd said 1Gne extended
Westerly a distance of 66.78 feet to point of begSon�ng of {and to be described;
thence Northwesteriy at an angle to the Seft of 64 dagrees 17 minutes with the.
said hlortherfy line of Ames Avenue, and said Iine extendad, a distance of 288.35
feet to a paint; thence at an a�gle to the left of 3 degrees 27 minutes a distance
of 47.50 feet to an iron monument in the EesCerly line of Lot A of the
Northwestern Wheel and Foundry Compa�y's Addition; thenca SoutherSy along
said Easterly line of said Lot A, a distance of 3361Q feet to the.intersection with
the seid Northerfy line of Amas Avenue and said tlne extended Westeriy; thenca
Easterly along said line extended a distance ot 3.29 feet Eo the beginning,
Together with an easement for overhang of fence along the East line of the above
described premises, it being the property lying between the Easterly l(ne of tfie
above said Lot A and the present wire fence where the same Is situated Easterly of
the Easteriy lina of said L.oC q,
T2ct B:
(Torrens)
AN of the Nprthwestern Whee! and Eoundry Company`s Addition to SE. Paul, according to
the recordsd plat thereafi, and sltuate in Ramsey Counry, Minnesota.
: .
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Order No.; QSD453
Afso all of Lots 3, A, 5, 6, 7, 8, 9, 10, 11, 12, in B(ock 1, and Lots 3, 4, 5, b, 7, 8, 9, S0.
Z1� IZ, I�, 18, 13, 2D, 21 and 22 in Bfock 2 and Block 3, in Proefz Addit+on of CoIlins
(Cot1ings) Outlots to St: Pauf, according to the recorded pfat tnereof, and sttuate (n Ramsey
Coanty, Minnesota, tying EasCeHy of the fotlowing described fine:
Commencing at the Nnrtheast comer of the Southeast Quarter ofi SeFtion 2B, Fownship
29, Ran9e 22; thence South IID degrees SO m"snutes 00 seconds East assumed bearing
aiong the East line oF said Section 28 a d'sstance oF 275.55 feet plus or minus to the
point of intersecEion with a line dfstant 34.00 feet measured at right angles from and
paretie] to the centeriine of the Chicago, St. Paul, Mtnneapolis and Omaha Raitway;
thence South 68 degrees 58 minutes 08 seconds West along said pareliel line a
distance of 474.65 feet to the po3nt of beginning; thence North 20 degrees 18 minutes
�9 seconds West a distance of 25I.fl2 feet to the point of intersection with a iirie
distant 285.00 feeY measured at rtght angles from and paraffel to said centerline of sald
Railway; thence North 68 degrees 58 minutes OS seconds East a�ong said para{let line a
distance of 50.08 feet; thence North 19 degrees 56 minutes 12 seconds West a
distance of 2D0.25 feet plus or minus ta tfie point of Intersection with the Southerly
right-oE-way lirie of t�e Northern Pac[fic Railway and there terminating.
A(so those parts of Lots 14, i5 and ifi fn said Siock 2, lytng within the boundaries of Lot
S0, Colltns (Coltings) qdditton oF Outlots to St. Patsl, accocding to the recorded ptat thereof,
and situate in Ramsey County, Minnesota.
Excepting, however, a patt af said Lots 11 and 12 In Bbck i of Praetr Addltion of CoIfins
Qutlots to St. Paul, described as faltows:
Commencing af the Southeast corner of said Lat Y2, running thence Northwe5terly
a(ong ths line between said Lots 12 and Lot 13 of said 61ock 1, 60 feet; thence
Southweskerly 116'h feet to the Sauthwest corner of satd Lot 12; thance along tha Eine
of the right-of-way of the Chlcago, Sk. Paul, Minneapolis & Omaha Raiiway ih a
Northeaster(y dfirectEOn To the place of beginning;
Together with ail those port'sotts of vacated Harvester Afley now known as Ames Avenue
and vacated Etward AIley now kn�wn as Cop(ey Avenue accruing to safd Iots by reason ot
Yhe vacation thereof.
(Abstract}
Note: Tract and parcel designations are for convenience of reterence onty and do not
constitute an integrei part of the legal description.
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LEONARD
S'PREET
AND
DEINARD
TO:
FROM:
RE:
DATE:
Monte Hilleman
Robyn H�
Proposed
District (c
August 10,
EXHIBIT E
M E M O
t��-g� 9
R A N D U M
RoBrd Hnvseu
612-335-1987 DiRECT
robyn.hansen@leonard.com
Atlantic Redevelopment Tax Increment Financing
elworks Site)
At the Port Authority's request, we reviewed Section 469.174, Subd. 10 of the Minnesota
Statutes to determine whether or not the former Griffin Wheelworks site meets the rests required
to create a redevelopment taac increment district. As you laiow from previous advice provided by
this office, that statute allows a redevelopment district to be created if the Authority finds by
resolution thaf "the properiy consists of vacant, unused, underused, inappropriately used, ar
infrequently used rail yards, rail storage facilaties, or excessive or vacated railroad rights-of-
way". T'his provisions was ori�nally enacted in 1987, and the text has not been changed since
that time. We were unable to locate any case law or attomey general opinions to assist in
interpreting this provision, and therefore, will look to the public purpose of the statuCe.
The facts, as I understand them, are set out in your file memo dated August 9, 2007,
attached hereto.
Based on the facts outlined in your memo, we believe that this property may be included
in a redevelopment district. The public pwpose of the statute is to acknowledge that railroad
lands need to be redeveloped since the railroads are declining in use in favar of other modes of
iransportation. This property appears to faii within the intent of tiae statute to redevelop land
formerly used by or in connection with the raiiroads. The last significant development of the
Site was the construction of the Griffin Wheelworks faciliry in the late 1800's. That facility was
related to tl�e raikoad. It closed more than 50 years ago, and there has been no development of
the Site since then.
As required by the statute, in order to create the redevelopment district, the Port
Authority will have to find by resolution that the properry meets the test outlined in Section
469174, subd. 10 discussed above. We believe that this finding woulc3 be reasonable. In order
to get to that conclusion, we would also require the Authority's resolution to contain a finding
that the property has not been significantly redeveloped since its use as railroad properiy.
3950480.1
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If you have any questions regarding the above or need furtlier information, please give
me a call.
/ji
3950480.1
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TaX INCREMENT FTi�'ANCING PLAN
for fhe establishment of the
GRIFFIN
REDEVELOPMENT TAX INCREMENT FINANCING DISTRICT
AND
HA7 ARDOUS SUBSTANCE SUBDISTRICT
PORT AUTHORITY
of the
CTTY OF SAINT PAUL
RAMSEY COUNTY
STATE OF MINNESOTA
Adopted by the Port Authority: AuQUSt 28, 2007
Approved by the City Council:
�? 8(��'!
PORT AUTHORITY OF THE CITY OF SAINT PAUL
TAX INCREMENT FINANCING PLAN FOR THE
GRIRFIN
REDEVLOPMENT TAX INCREMENT FINANCING DISTRICT AND
I�AZ.ARDOUS SUBSTAIVCE SUBDISTRICT
Section I. Introduction
A. Background
Tn 2007, Capital City Properties ("CCP") a non-profit affiliate of the Port Authority
of the City of Saint Paul ("the Port Authorit�') acquired approximately 9.3 acres of land in
the Dayton's Bluff neighborhood on the East Side of Saint Paul (herein, the "Site"). The Site
is generally located South of Phalen Boulevard, and is bounded by Atlantic Street to the
west, Johnson Pazkway to the east, Centrai Pacific rail tracks to the south, and Phalen
Boulevard to tt�e north. The Site was originally part of a 17 acre parcel that the previous
owners split from the north eastem 8 acres which houses, and will continue to house, a one-
story commercial building under lease to the Saint Paul Public 5chools. Property records
indicate that a grain harvester manufachxrer, a foundry, a raikoad wheel shop and a
conveyor manufacturer, and other industrial predecessors haue occupied the Site. A
significant number of rail lines served these businesses and the remnants of those lines exist
at grade today. Be �1T1111ll g in 1896, the Site was owned by Griffin Wheel Company, a railcar
wheel manufacturer, which operated at the Site until the late 1950's. By 1964 the Griffin
Wheel Company Plant had been demolished and the Site has remained vacant since that
time.
In 1995, the Board of Commissioners of the Port Authority adopted its Resolution
No. 3538 creating the Phalen Corridor Industrial Development District (the "Industrial
Development DistricY'). The Industrial Development District was amended in 1997, 2003,
and 2005 to include additional property. The 2005 amendment included the addirion of the
Site to the Indushial Development District. In 2004, the Board of Commissioners of the Port
Authority and the City Council of the City of Saint Paui adopted the Westminster Junction
Tax Increment District and Hazardous Substance Subdistrict and related Taac Increment
Financing Plan for the westem area of the Industrial Development District, which is
generally located west of Arcade Street. The Griffin Redevelopment Tax Increment
Financing District is located at the far eastern end of the Industrial Development District.
The goal in creating the Indushial Development Dishict and related tas increment districts is
to create the mazcimum tas base and job creation in the area.
B. Creafion of Redevelopment Tas Increment District and Hazardous Substance
Subdistrict; Statutory Authority.
This taY increment plan relates to the creation, under Minnesota Statutes Section
469174, Subd. 10, of the Griffin Redevelopment Tas Increment Financing District (the
b���lD�
"DishicP') consisting of the appro�snately 93 acre site purchased by CCP, and the creation
within the I}ishict of a Hazazdous Substance Subdistrict (the "HSS'� pursuant to Section
469.175, Subd. 7.
C. I3eed and Public Purpose
The Site is located on St. Paul's East Side, in the eastern portion of the Phalen Comdor.
The Bast Side formerly houserl large, industrial, and commercial job centers that empioyed
thousands of neighborhood residents and served as unifying features within the
neighborhood. Job losses, due to the closing or major downsizing of 3M, Whirlpool, Stroh
Brewery faciliries and others, have altered the economic and cuitural landscape of this
neighborhood. As the jobs left the core city, so did many of the residents with dis�osable
incomes. As a result, the East Side commercial corridors of Payne Avenue, East 7 Street,
and Arcade Street slipped from thriving prosperity to blighted decline, which has, in tum,
depressed properiy values in adjacent neighborhoods. The loss of good paying jobs in the
area has also contributed to the decline of home ownership in the adjacent neighborhoods.
The area immediately surrounding the Site is occupied by a xnix of low intensity commercial
and industrial uses (pole barns, auto salvage, and outdoor storage) and housing in significant
need of rehabilitation.
The East Side is experiencing some reinvestrnent, spuned by other brownfield
redevelopment along the new Phalen Boulevard and anchored by public, private and
insfitutional inveshnents along the Phalen Cortidor. The construcfion of the new Phalen
Boulevard has created quick access to previously hard-to-reach properties throughout the
East Side. However, the Griffin property is far too impacted by contamination, geotechnical
problems and past railroad usage for the private mazket to overcome and redevelop as
evidenced by over 40 yeazs of inactivity on the Site. The Port Authority believes that trris
area wili experience private sector reinvestment with the encouragement provided by
redevelopment of the Site.
In early 2006, the City of St. Paut convened a community forum to plan for the next three
years of work along East 7th Street (the nearest commercial street south of the Site). This
forum concluded that improvements and success with efforts in crime prevention, public
safety, business and city investment, and joint marketing are greatly dependent upon an
influY of jobs and new private investment to the azea. The participants in the £orum and the
Port Authority believe that this area will benefit by the redevelopment of the Site.
The Site lies within the "Dayton's Biuff' neighborhood of St. Paul. This area is among the
most unpoverished in the Twin Cities. Fourteen percent of the neighbarhood population
and 18% of all families live below the poverty line. For context, 6.1% of the Twin Cities
metropolitan area population and 6.5% of inetropolitan area fasnilies live at levels below the
poverry line. The project area population displays great ethnic and cultural diversity. The
non-white population is 60% of the neighborkood. Black individuals comprise 4% percent
of the neighborhood popularions, Hmong persons comprise 17% of neighborhood
population, and the Hispanic population comprises 10% of the neighborhood population.
3
� �
•
SixYy-nine percent of public school children in this neighborhood are children of coloz and
48% of the public school children speak a language other than English as their primary
lanwage at home. [Source of all data: Wilder Foundation Dataworks, compiled from
Census 2000 data].
The Ciry of St. Paul is a designated Enterprise Community, a HUD program, and incIudes
the former Griffin property.
CCP purchased the Site with the intent of remediarion and redevelopment pursuant to a
Response Action Plan, preparing the properiy for development, then selling the properiy to
business entities which can meet the Port Authority's job creation and wage requirements
(the "ProjecY'). CCP compiies with Port Authority requirements that all of its property
buyers enter into covenants which maximize building coverage of the property, provide a
high rario of livable wage jobs per square foot of development (minimum of $11.00 per hour
plus benefits, 1 job/1000 square feet of building), along with a goal of 70% of the new jobs
created going to St. Paul residents.
Before the property can be sold to selected busanesses, CCP must complete the MPCA
required Response Action Plan, perform geotechnical soils corrections, grade the property,
and prepare utility connecrions and curb cuts to facilitate development of the properiy.
CCP's plans for the properiy, the "Redevelopment Plan", anticipate that the new
development will involve approxunately 137,000 sq 8 of light industrial buiiding space,
which should provide approximately 13'T-205 new jobs and approxnnately $253,000 in
annual properiy taxes. This job creation estimate is based upon the jobs per square foot
created at the past six Business Centers developed by the Port Authority andlor CCP. The
fizture buildings will be accessed from Phalen Boulevard.
Section II. Obiectives of the Port Authoritv for the Imnrovements in the Distric�
A. Provide Job Opportunities for Saint Paul residents.
The Port Authority's goal is to create or retain at least one job per 1,000 squaze feet
of construcrion. As a result, the Port Authority wiil require that at least 137 new j obs will be
created or retained by the conshuction of an approximate 137,000 square foot business
center.
Based upon the Port Authority's experience at the Crosby Lake, Arlington / 7ackson,
Williams Hill, Great Northern Business Center — North and Great Northem Business Center
- South, and Energy Lane Business Centers, however, approximately 1.5 jobs were created
per 1,000 square feet of construcfion. This job creation lustory exceeds the Port Authority
m%nimum of one job per I,000 square feet. The Griffin Business Center might also achieve
this higher job production level, depending on the market.
!!
67-�� I
B. To Redevelop Underused, Inappropriately Used, or Infrequently Used
Railroad Property.
The District has been owned by a variety of railroad related heavy industrial
companies since the late 1800's, and has been unused since the 19�0's. The several rail
lines that served these companies, and continue to have easement rights across the Site,
have s bonificantly contributed to the stagnant, non-productive, under-utilization of the
Site.
C. Develop the Griffin District for Light Industrial Business.
The District will provide approximately 93 net developable acres or 392,040 squaze
feet of land. 4Vhile it is anficipated that the development will result in light industrial space,
the Redevelopment Plan and this Tas Increment Financing Plan do not preclude the
undertaking of other qualified development or redevelopment activifies. There will be
improved access to and from the Site from Phalen Boulevard. The District area is currently
zoned ]R – Light Industrial Restricted. The District is located along a major bus line on
Mimiehaha Avenue East, as well as being within several blocks of at least hvo additional
lines, all of which enhance access to jobs for Saint Paul residents. Construcrion costs are
estimated at an average of $85.00 per square foot based upon Port Authority requu of
end-users.
D. Expand the Industrial Tas Base Of The City Of Saint Paul.
It is expected that the taxable mazket value of parcels in the Dishict will increase by
approximately $12,000,000 once the Site is placed in service. Tkris value will come from
private development over the life of the District and the Redevelopment Plan consisting of
approximately 137,000 square feet of light industrial development with an average
construction cost of $85.00 per squaze foot. The Port Authority will require 35% coverage
of the land by buildings. The taxable value of the new facilities is assumed to be 90% of
their construcfion cost. In addition, the land value would increase to reflect the value of
clean land versus polluted soils. A 2006 appraisal of the land reflected an"After-
Remediation" land mazket value of $1,570,000.
E. Hazardous Substance Remediation.
Pursuant to its MPCA approved Response Acrion Plan, CCP is in the process of
remediating the land in the District at a cost of approximately $4.47 million, which exceeds
the County's assessed value of $3.2M and a 2006 appraised market vaiue of $1.57 million
for this parcel (as "unpolluted" — or, remediated to MPCA requirements). The MPCA
approved Response Action Plan provides for the remediation of contaminated soii, which
includes petroleum volatile organic compounds, lead, anrimony, copper, and asbestos.
These activities wiil elinunate areas of hazardous substances in the designated hazardous
substance sites.
5
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Section III. Classification of the District
The Port Authority and the City of Saint Paul have found that the Dis�ict is entitled to be
quali&ed as a Redevelopment District pursuant to Minnesota Statutes, Section 469.174,
Subd. 10 because the Site consists of vacant, unused, underused, inappropriately used, or
infrequently used rail yazds, rail storage facilities, or excessive or vacated righfs-of way.
This conciusion is supported by the fact that:
� In 1896 the District was part of the Griffin Wheel Company, a rail car wheel
manufacturer still based on Chicago. Griffin operated its plant in the IJistrict untii the
late 1950's, but closed and demolished it buildings by 1964. The Site has been vacant
since 1964.
�: Title reports show that the Dish�ict s burdened by as many as five separate railroad tracks
and related easements in favor of (i) Northem Pacific Railway Company of r purposes
of using, maintaiiung, operating and removing rail tracks, including the switch track and
spur located thereon; and (ii) Clvcago, Saint Paul, Minneapolis and Omaha Railway
Company on certain switch tracks far shipping purposed on connection with e operation
of nay business or industry located thereon.
e: Plat maps from 1908 through 1965 show the location of railroad spur tracks and rights-
of-way. These rights-of-way have not been vacated but are unused. Unused railroad
trackage remains in the District yet today.
In addifion, the District meets the requirements of a Redevelopment District pursuant to
Minnesota Statutes, Section 469.176, Subd. 4, because at least 90% of the revenues derived
from ta�c increments from the District will be used to finance the cost of correcting
conditions that allowed desi�ation of the District as a Redevelopment District under
Section 469.174, Subd. 10 described above. These costs consist primarily of acquisition,
demolition, envuronmental cleanup, grading, soil corrections, and public improvements. The
aliocated administrative costs may also be included in the qualifying costs.
The Port Authority and the City have further found that it is appropriate to create a
Hazardous Substance Sub-district (HSS) wiflun the District pursuant to Minnesota Statutes,
Section 469.175, Subdivision 7 because:
a. Due to the presence of significant environmental contamination, and the
significant costs to implement the MPCA approved Response Action Plan for the
Site, redevelopment of the District would not reasonably be expected to occur
solely through private investment or the tax increment otherwise available from
the Aistrict;
b. The HSS is not larger than, and the period oftime which increments are elected to
be received is not longer than, that which is necessary to pay the additional and
significant costs of the environmental remediation needed in the District.
c. Other nearby pazcels that are not designated HSS Sites and aze outside the district
are expected to be developed together with the designated HSS.
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Section IV. Descrintion of the Develooment Pro2ram for the Griffin Bussness Center
The Redevelopment Pian consists of the development of one to three buildable sites in the
District. In anticipation of this ultimate use, CCP has acquired the Site and is managing site
demolition, pollution remediation, soil corrections, and infrashucture installation. In
addition, CCP will undertake to provide finaucing and administrative functions, all as
described in more detail below and in the Sources and Uses budget attached as Appendix E.
Estimated costs associated with this District are subject to change and may be reallocated
between line items provided thae the cost of all activities to be financed by the tas increznent
will not exceed, without formal modification, the budget for the taY increments set forth on
Appendix E.
A. Site Acquisition, Assembly, and Relocation
CCP has acquired the District at a base 1and cost of $1,050,000. The total
acquasition cost inciuding appraisals, site securfty, professional fees, and other
closing costs is anticipated to exceed $1,200,OQ0.
B. Remediate Polluted Soils
Remediation costs are estimated ta total appraximately $4,467,000. These costs
include $200,000 of completed environmental studies and over $4,000,000 of
estimated cleanup costs. The cost will also include line items for field testing, soil
remediafion, MPCA oversight, and related professional services. Actual costs may
increase based upon actual quantities and conditions encountered during
remediation.
C. Undertake Soil Corrections and Install Site Improvements and Utilities
Site improvements will include engineering, soil corrections, site grading, gas and
electric utilities, and landscaping. Total site improvement costs are anticipated to
equal approximately $1,525,Q00.
D. Contracts for Professional Services Essential to the Redevelopment Activifies
Professional services will include land surveys and title work, real estate, civil
engineering, geotechnical engineering, appraisals, traffic engneering, historic
preservation and site design, real estate brokers and other professional services as
required. The total cost for professional services, other than professional costs
associated with the creation of the District, is estimated at $810,d00. A portion of
these costs have been incurred and the remainder will be incurred during
unplementaCion of the Redevelopment Plan.
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E. Contingency for Addiflonal Costs
Redevelopment of contaminated industrial land is complicated and there are often
additional costs or cost oveiruivs. A$100,000 contingency is included in the
redevelopment budget for this purpose.
Section V. Aescrintion of Contracts Entered Into at the Time of Preaaration of the Pian
The following, as required by Section 469175, Subd. 1(3), is a list of development acqviries
that are proposed to take place within the Dishict for which contracts have been entered into
at the time of the preparation of trus plan, including the names of the parties to the contract,
the acrivity govemed by the contract, the cost stated in the contract, and the expected date of
completion ofthat activity.
A. Site Acquisition, Assembly, and Relocation
CCP has acquired the parcel at a cost of $1,200,000, including appraisals, site security,
professional fees, and other closing costs.
B. Contracts for Professional Services Essential to the Redevetopment Activities.
CCP has entered into the foliowing professional services contracts with the foilowing
fitms:
• Short Elliot Hendrickson Associates, an engineering firm, to perform duties
associated with project development, remediation specifications and the oversight
of remediation at a cost of $280,000. Completion is expected by December 1,
2008.
Liesch Associates for environmental testing of the subject pzoperty, development
of a cleanup plan and coordination of these activities with the Minnesota Pollurion
Control Agency (MPCA), environmental engineering services related to the
implementation of the cleanup plan for the site, and reporting to the MPCA on
cleanup implementation at a cost of $400,000. Complerion is expected hy
December 31, 2008.
Rani Engineering for Stormwater engineering services totaling $30,000.
Completion is expected by December 1, 2008.
Section VI. Descripfion of Other Tvues of DeveloAment Activiries Which Can Reasonablv be
Expected to Take Place Within the District
It is expected that the end-users of the Site wili consist of light industrial businesses. These
activities are anficipated to provide space that leads to the creation and retention of living
wage jobs. This District will generate new construction taxable value of approximately $12
b ?-81�9
million based upon approxixnately 137,000 square feet with an average coiishuction cost of
$85.00 per square foot, assumnig a 35°lo building to land coverage ratio applied to 93 acres,
and 90% tazable valuation of construction costs. The t�able land value will also increase
to approximately $1.6 million based on the remediarion of currentiy heavily contatnivated
properiy. For ptuposes of its pmjections, the Port Authority has assumed that 137 jobs will
be at the Site based upon its policy of creating a miniinum of one joh per 1,000 squaze feet
of construction. As described in Part II.A., the Port Authority's experience would support a
conclusion that approatimately 1.5 jobs per 1,000 square feet of buiiding space will be
created.
Section VII. Estimated Cost of the Proiect and Descriation of the District
The following, as required by 5ection 464.175, Subd. 1{5), are estimates o£tl�e (i) cost of
the project, including administration expenses; (ii) amount of bonded indebtedness to be
incurred; (iii) sources of revenue to finance or otherwise pay public costs; (iv) the most
recent net taY capacity of taxable real property within the Dishict; (v) the estimated
captured net tax capacity of the District at completion; (vi) the original tax capacity and
captured tas capacity of the HSS and (vii) the duration of the District's and the HSS's
existence.
A. Cost of the Project, Including Administrative Expenses.
The total cost ofthe project, exciuding debY service, is estiivated at $8,102,000 plus
administrative charges in an amount up to the lesser of 10°l0 of the tax increment
expenditures, or 10% of total tax increment, as defined by Secrion 469.174
Subdivision 25, Clause l.
B. Amount of Indebtedness to be Incurred.
The Port Authority does not intend to issue revenue bonds for this Project, but the
Project may obtain: (i) an interest-bearing interfund loan from the Port Authority
EPA Revolving Loan Fund which would require a balloon payment or refinancing
at the end of the tenth year, and (ii) an interest-bearing interfund loan from the
Port Authority's Development Fund. The total of these loans is estimated at
$4,400,000 and would 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
increments, which will be pledged 'uutially to the above indebtedness:
i_ Tas Increments
Ta�c increments, net of 10°lo administrative expenses of $25,340, are
anticipated to equal $228,064 annually. These tax increments wiil be first
pledged to pay principal and interest on the EPA revolving loan, and any
b � �SC�i 9
loan made to refinauce the EPA loan at ti�e end of the tenth year. Taz
increments remauaing after the payment of the EPA 1oan wi11 be pledged to
repay the Port Authority for the funds conhibuted to this project through and
interfimd loan from the Port Authority's Development Fund.
It is fiu anticipated that ta7t increments in excess of those needed to pay
admn�istrative costs and the debt service on the EPA and Developrnent Fund
interfund loans wi11 either be used to support additional indebtedness or to
pay or rennburse the eligible costs incurted in the redevelopment of the
DisYrict, to the extent not paid from the EPA loan or the Developrnent Fund
interfund loan.
ii. Inveskment Income
It is expected that a11 funds will be expended as received.
iii. Othez Sources
If other funding sources are not identified, the Port Authority may also fund
additional amounts currently estimated at $2,465,500. These funds may be
repaid with interest from auailable t� increment.
iv. Grants
It is anticipated that grants wi11 inciude $1,691,000 from the Minnesota
Department of Employment and Economic Development, $371,000 from the
Metropolitan Council, $400,000 from the US Environmental Protection
Agency, $345,000 from the Minnesota Department of Employment and
Economic DevelopmenYs Redevelopment Grant Programs, and $250,OOQ
from City of St Paul STAR funds.
D. Most Recent Net T� Capacity of TaYable Real Property Witbin the Tax
Increment Financing District.
The net tax capacity for the Dishict has been estimated for purposes of this plan and
will be included at its actual value befare request for certificafion of the District.
The total District has an Estimated Market Value of $3.2 million according to
Ramsey County records for properiy taYes payable 2007. [NOTE; This value is
bemg contested by a previous properiy awner as the property is significantiy
contaminated. A 2006 appraisal by the Port Authority reflected a$1.57 million 1and
value, "After-Remediation".) The originat tax capacity and Titt Rate are
calculated in accordance with 1V�iny:esota Statutes, Section 469.I74, Subd 7 and
Sectiox 469.177, Subd 1.
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The net tax capaeity of the District is $64,000, which is calculated by multiplying
the light indushial taY rate of 2% by the estimated market value of $3.2 million. It is
anticipated that this amount will be reduced substantially due to the pending appeai.
The original taz capttcity and Tax Rate are catculated in accordance witJz
Minnesota Statutes, Section 469.174, Subd 7 and Section 469.I77, Subd 1.
E. Esfimated Captured Net T� Capacity of the Tag Increment �inancing District
at Completion.
The Dishict will have 9.3 acres of developable land at a 35% building to land ratio
for a min;mum of approacimately 137,000 square feet of new buildings. The
expected aggregate cost of the new conshuction is 11,663,000. Approximate
County assessed value of buildings is likely to be 90% of construction cost or
$10,480,500. Applying a 2.00% taac capacity rate yields a building tax capacity
within the District of $209,610. Land within the Aistrict had a 2006 "After-
Remediation" appraised value of $1,570,OOQ. Applying a 2.00% taac capacity rate to
the land yields a land ta�c capacity of $31,400. Therefore, the net tax capacity of the
Dishict at compledon is $241,010. This captured talc capacity is calculated in
accordance with Minnesota Statutes, Secfion 469.174, Subd. 4 and 469.177, Subd. 2.
F. Originat Tax Capacity and Captured Tax Capacity of the HS5.
The HS$ is expected to include the same parcels as the District. Therefore, the
net tax capacity of the HSS is $241,010 at completion (the same as the District).
Expected remediation expenditures are approxunately $4.5 million. Pursuant to
Minn. Stat. Section 469.174, Subd. 7(b} the remediation expenditures are
deducted from the most recently determined tax capacity to calculate the ori�nal
net tas capacity of the HSS, which may not be less than zero. In this case, the
remediation expenditures exceed the most recently determined tax capacity,
therefare the original net tax capacity is $0.
G. Duration of the Tax Increment �nancing Districf's E�stence.
The request far certification of the District will be filed in 200'1. The first tas
increments are anticipated to be generated for tares payable in the year 2008. The
duration of the Dashict will run 25 years from the firsi receipt by the Port Authority
of tas increments, which is anticipated to be the calendar yeazs 2008 tlu 2033.
Section VIII. Alternate Esrimates of the Imnact of the Tax Increment Financine on the Net
Tax Canaciries of All TaainE Jurisdictions
The taYing jurisdicrions in which the Dishict is located in whole or in part are as follows:
a. Independent Schooi District #625, whose boundaries are coternunous with those of
the City of Sairrt Paul.
11
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b. The County of Ramsey, the total mazket value of which the City of Saint Paul
contributes appro�mately 45%.
c. The Housing and Redevelopment Authority of the City of Saint Paul, whose
boundaries are coternunous 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 property taxes aze limited.
e. Metropolitan authorities, such as the Metropolitan Council, Metropolitan Airports
Commission, Metropolitan Waste Control Commission, arAd the Metropolitan
Mosquito Control District. Of these, orily the Metropolitan Council and the
Metropolitan Mosquito Control District currently levy taYes on real estate.
The Port Authority is required by Minnesota Statutes 5ection 469.175, Subd. 1(6) to make
statements relative to the alternate estimates of the impact of the tax increment financing
on the net tax capacifies of all taxing }urisdictions in which the tax increment financing
district is located in whole or in part. For purposes of one statement, which is made in
Statement A below, the Port Authority sha11 assume that the esrimated captured net tax
capacity would be available to the tasing jurisdictions without creat3on of the District.
For purposes of the second statement, made in 5tatement B below, the Port Authority
shall assume that none of the estimated captured net tax capacity would be available to
the taYing jurisdictions without creation o£ the District.
Statement A.
Under the assumption that the estimated captured net taac capacity would be available to the
tu�ing jurisdictions without crearion of the Dastrict, creation of Yhe District will serve to deny
these ta�cing jurisdictions the taxes from the captured net tax capacity in the amount
estimated under Secrion VII.E. above. In addition, the ta;tes on the base value will also be
lost due to the HSS created within the District.
Statement B.
The Port Authority believes that none of the estunated caphued net tax capacity wauld be
available to the taxing 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. Assuming this to be hue, the tasing jurisdictions would contirtue to receive the same
amount of taxes as they have currently been receiving based on the current net taY capacity
of the District as set forth in Section VII.D. above. Once the taY increment district
terminates in 2035, tlie ta;cing jurisdictions will receive taxes for parcels estimated value
after redevelopment at $12.1 million.
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Secfion IX, Studies and Analvsis Bsed fo Deternune Need for Tax Increment Financin
The Port Authority has detennined that the proposed development or redevelopment of the
District would not reasonably be expected to occur solely through private investment within
the reasonably foreseeable fuhue and that the increased mazket value of the Dishict that
could reasonably be expected to occur without the use of tas increment financing would be
less than the increase in the market value estimated to result from the proposed development
a$er subtracting the present value of the projected tax increments for the maYimurn duration
of the District permitted by the Plan.
The Port Authority has studied the District and concluded that (a) due to the presence of
vacant, unused or vacated railroad rights of way and trackage, significant environmental
contauiinarion, and the significant costs of the redevelopment and xemediation that would
have to be compieted, redevelopment of the District would not reasonably be expected to
occur solely through private investment or the tax increment othenvise available from the
District; (b) the HSS is not lazger than, and the period of time which increments are
elected to be received is not longer than, that which is necessary to pay the additional and
significant costs of the environmental remediation naeded in the Disirict.
Section X. Identificafion of A31 Parcels to be Included in the Disirict
Attached hereto in Appendix A through D are a list of the Property Idenrification Numbers
for all properties to be included in the District, a map showing the Project azea, the District
and the existing properties, and a legal description identifyiug the boundaries of the Aistrict.
Section �I. Hazardous Substance Subdistrict.
CerCification of the HSS will allow taxes attributabie to the base value of the District to be
used to reimburse or pay all or a portion of the estimated $4,467,000 of pollution testing and
remediation costs, plus any other eligible costs. As was mentioned in Section VLCI above,
the HSS will cause tases on the base value of the District to be lost until such time as the
pollution cosCs are sarisfied. Total esYiruated ta�ces payable in 2007 for the District were
$55,819. A Response Action Plan has been completed and approved by the MPCA. The
Port Authosity has studied the District and concluded the development would not reasonabiy
be expected to occur solely through private investment and taat increment otherwise
auailable from the District, for reasons stated in this plan, and therefore the use of the HSS is
deemed necessary.
Attached hereto in Appenduc B through D aze a list of the Properiy Identification Numbers
for all properties to be included in the HSS, a map showing the Project area, the HSS and the
existing properties, and a legal description idenrifying the boundaries of the HSS. Other
parcels outside the district that are not desigiated hazardous substance sites are expected to
be developed together with a designated hazardous substance site. The HSS is not larger
than, and the period of time during which increments are elected to be received is not longer
13
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than, that which is necessary in the opinion of the authority to provide for the additional
costs due to the designated hazazdous substance site.
Settion XII. District Administration and Annual Disciosure.
Administration of the Disttict will be the iesponsibility of the Port Authority. The
resolutions of the City and the Port Authority approving and creating the District will direct
the County to forward all taY increment from the District to the Port Authority. Tax
increments will be deposited into interest bearing accounts sepazate and distinct from other
funds of the Port Authority. Since tax increments aze anticipated to be less than previously
incuned costs, no interest earnings are anticipated. Tax increments will be used only for
acrivities described in this Plan.
The Port Authority will report annually to the State Auditor, county boazd, school boazd and
Departrnent of Revenue regazdiug acrivities in the District as required by Secrion 469175,
subdivision 5 and subdivision 6 and will include information with regard to the Aistrict in
the data necessary to comply with such subdivisions.
Section XIII. Modificaiions to District
7n accordance with Minnesota Statutes, Section 469.175, Subd. 4, any reduction or
enlargement of the geographic azea of the District; increase in amount of bonded
indebtedness to be incuned, including a detenrAination to capitalize interest on debt if that
deternunation was not a part of the orignal plan, or 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 estunated taY increment �penditures; or
designation of additianal properiy to be acquired by the Port Authority shall be approved
only upon the notice and after the discussion, public hearing and fmdings required for
approval of the original plan. The geographic area of a ta;c increment financing disirlct may
be reduced, but shall not be enlarged a$er five years following the date of certificafion of the
original taY capacity by the county auditor.
Section XIV. Administrative Exnenses
In accardance with Minnesota Statutes, Secrion 469.174, Subd. 14; and Mimiesota Statutes,
Section 469176, Subd. 3 administrative expenses means all expenditures of an authority
other than amounts paid far the purchase of land; amounts paid to contractors or others
providing materials and services, including architectural and en�neering 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
Dishict; or amounts used to pay interest on, fund a reserve for, or seli at a discount bonds
issued pursuant to Section 469.178; or amounts used to pay other finance ohligaUons to the
extent those obligations were used to pay the preceding costs. Administrarive expenses also
include amounts paid for services provided by bond counsel, fiscal consultants, and
14
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platuung or economic development consultants. Adminishative expenses of the Dishrict will
be paid from taY increments, provided that no taY increment shall be used to pay any
adininisirative expenses for the Dishict which exceed ten percent of the totai tax increment
expenditures authorized by the tas increment financing plan or the total tu� increments, as
defined by statute, from the District, whichever is less.
Pursuant to Miunesota Statutes. Section 464.176, Subd. 4h, ta}c increments may be used to
pay for the county's actuaI admitustrarive expenses incurred in connection with the District.
The county may rec}uire payment of those expenses by February 15 of the year following the
year the expenses were incurred.
Section XV. Necessarv Imnrovements in the District
No taY increment shall be paid to the Port Authority after three years &om the date of
cerhification of the original net taY capacity of the District by the County Auditor unless
within the three-year period:
(1) bonds have been issued in aid of the Project pursuant to Secfion 469.178 of the TIF
Act ar any other law, except revenue bonds issued pursuant to 1Vlinuesota Statutes,
Secrion 469.159 to 469.1 b5;
�2)
t3)
the Port Authority ar CCP has acquired properiy witlun the District; or
the Port Authority ar CCP has constructed or caused to be conshucted public
improvements within the District.
Since CCP acquired the approximately 9.3 acre Site in the District, and incurred
indebtedness with respect to the District, this test has been met.
Section XVI. Use of Tas Increment
All revenues derived from tas increment shall be used in accordance with this tas increment
financing plan, and pursuant to Minnesota Statutes, Section 469.176, Subdivisions 4, 4e and
4j.
Section XVII. Notification of Prior Planned Imurovements
Pursuant to Minnesota Statutes, Section 469.177, Subd. 4, the Port Authority has diligentiy
searched the area to be included in the District and has not found properties for which
building pemuts have been issued during the 18 months immediately preceding approval of
the P1an by the Por[ Authority.
15
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Seetion %VILi. E�cess Tag Increments
Pn*�c„ant to Minnesota Statutes. Section 469.176, Subd. 2, in any year in which the tas
increment exceeds the atnount necessary to pay the costs authorized by the taY increment
plan, includiug the amount necessary to cancel any tax levy as provided in iviimiesota
Statutes, Section 475.61, Subd. 3, the Port Authority shall use the excess amount to do any
of the foliowing:
l, pay additional indebtedness used for project costs;
2. prepay any outstanding bonds;
3. pay into an escrow account dedicated to the prepayment of such bonds;
4. discharge the pledge of tas increment therefore;
5. retum the excess to the County Auditor for redistribution to the respective taxing
jurisdictions in proportion of their tax capacity rate.
In addifion, the Port Authority may, subject to the limitations set forth herein, choose to
modify the Plan in order to finance additional public costs in District or Redevelopment
Project Area.
Section XIX. �scal Disuarities
The Port Authority and the City have elected to compute Fiscal I}isparities contribufion for
the District in accordance with Section 469.177, subdivision 3, paragraph a.
Section XX. Reauirements for Aereements with Develouers
The requirements of Miunesota Statutes Section 469.176, Subd 5, with respect to
agreements far the development or redevelopment of the Site do not appIy since the enfire
District will be an HSS.
5ec6on XXI. Develonment and Job Creation
To the extent applicable, the Port Authority agrees to comply with Minnesota Statutes,
Section 116J.991, which states that a business receiving state or local government assistance
for economic development or job growth purposes, including tas increment financings, must
create a net increase in jobs and meet wage level goals in Minnesota within two yeazs of
receiving assistance.
16
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Appendix A
Property Identification Number witbin the District
PARCEL ID - 28.29.2214A076
b� �gl��
Appendig B
Property Tdenrificarion I�TUmber within the HSS
PARCEL ID - 28.29.22.14.0�76
07-81��
Appendig C
Legal Description ofParcels Within the District
PARCEL ID - 28.24.22.14.0076
Vac Sts & Alleys Adj & That Pt Of Sec 27 & 28 Tn 29 Rn 22 & That Pt Of Blks 1,2 & 3 Proetz
Add Of Collins Outlots To St Paul & That Pt Of Lot A In Sd Northwestern 4Vhee1 And Foundry
Co's Add Which Lies Wly Of The Cl Of Phalen St And Which Lies Siy Of A L Desc As Com At
The Inter Of The Cl Of Phalen St And The Nly RJw L Of Ames Ave Th Swly Along The Swly
Ext Of Sd R/w L 189.60 Ft Th N 15 Deg 13 Min 54 Sec W 458.54 Ft To The Ely R/w L Of
Northem Pacific Rr (now Phalen Blvd) And Sd L There Term & Which Lies Ely Of A L Desc
As Com At Ne Cor Of Se 1J4 Of Sec 28 Tn 29 Rn 22 Th S Along The E L To Intersect With A L
34 Ft I31y Of And Par With The58 Min 08 Sec W Along Sd Par L 474.65 Ft To Pob Of L To Be
Desc Th N 20 Deg 18 Min 09 Sec W 285 Ft Th N 68 Deg 58 Min 08 Sec E 50.08 Pt Th N 19
Deg 56 Min 12 Sec W To Intersect With The Ely R/w L OfNorthern Pacific Rr (now Phalen
Blvd) And There Term
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