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01-327, � I�`l, 8 �� � �1�� �.��� ��z.�lfd� RESOLUTION ITY OF SAINT PAUL, MINNESOTA Presented by Referred To Committee Date GG B� IT RESOLVED by the City Council (the "Council") of the City of Saint Paul, Minnesota (the "City"), as follows: Section 1. Recitals 4 1 A 1, The HRA has heretofore established the Riverfront Development Project Area and adopted the 5 Redevelopmeni Plan, and the subsequent amendment thereto. It has been proposed that the City establish 6 within the Riverfront Redevelopment Project Area the Riverfront Renaissance Tax Increment Financing District 7 and Uie related Tax Increment Financing Plan therefor (the "Plan"); all pursuant to and in conformity with 8 applicable law, including Minnesota Statutes, Sections 469.174 through 469.179, all inclusive, as amended, all 9 as reflected in the Plan, and presented for the Council's consideration. 10 1.02. The Council has investigated the facts relating to the Plan, and is aware that the parcels included 11 in the Riverfront Renaissance Tax Increment D'astrict which is created by the Plan have been removed by the 12 Housing and Redevelopment Authority of the City of Saint Paul, Minnesota (the "HRA") from the Riverfront 13 Redevelopment Tax Increment District orig�nally created by the HRA in 1987. 14 1.03. The City has performed ali actions required by law to be performed prior to the adoption and 15 approval of the proposed Plan, including, but not limited to, notification of Ramsey County and School District 16 #625 having taxing jurisdiction over the property to be included in the Riverfront Renaissance Tax Increment 17 Financing District, a review of and written comment on the Plan by the City Planning Commission, and the 18 holding of a pubic hearing upon published notice as required by law. 19 20 21 22 23 24 1.04. Certain written reports (the "Reports") relating to the Plan and to the activities contemplated therein haue heretofore been prepared by staff and submitted to the council and/or made a part of the City files and proceedings on the Plan. The Reports include data, information and/or substantiation constituting the bases for the findings and determinations made in this resolution. The Council hereby confirms, ratifies and adopts the Reports, which are liereby incorporated into and made as fuily a part of this resolution to the same extent as if set forth in full herein. Council File # O 1- 3L17 Green Sheet # � I96805lv1 o�-��� Section 2. Fiudin�s for the Adoption and Approval of the Plan. 2 2.01. The Council hereby finds that the Plan, is intended and, in the judgment of this Council, the 3 effect of such actions will be, to provide an impetus for development in the public purpose and accomplish 4 certlin objectives as specified in the Plan, which are hereby incorporated herein. Section 3. Findings for the Establishment of The Riverfront Renaissance Tax Increment Financing District. 8 3.01. The Council hereby finds that the Riverfront Renaissance Tax Increment Financing District is in 9 the public interest and is a"redevelopmenY' under Minnesota Statutes, Section 469.174, subdivision ll. 10 3.02. The Council further finds that the proposed development would not occur solely through private I 1 investmettt within the reasonably foreseeable future and that the increased market value on the site that could 12 reasonably be expected to occur without the use of taY increment financing would be less than the increase in 13 the inacket value estimated to result from the proposed development after subtracting the present value of the 14 proj ected tax iucrements for the maximum duration of the Riverfront Development Project Area permitted by I S the Tax Increment Pinancing Plan, that the Plan conform to the general plan for the development or 16 redevelopment of the City as a whole; and that the Plan will afford maximum opportunity consistent with the 17 souud needs of the City as a whole, for the development of the Riverfront Development Project Area by private 18 enterprise. 19 3.03. The City elects to make an upfront qualifying local contribution in accordance with Minnesota 20 Statutes, Section 273.1399, subdivision 6(d), in order to qualify the Riverfront Development Project for 21 exemption from state aid losses set forth in Section 273.1399, subdivision 6(c). 22 3.04. Tl�e Council further finds, declares and determines that the City made the above findings stated 23 in this Section and has set forth the reasons and supporting facts for each determination in writing, attached 24 hereto as Exhibit A. 25 3.05 The Council ratifies and approves the actions of the HRA in removing certain parcels from the 26 Riverfront Redevelopment Tax Iucrement District for the creation of the Riverfront Renaissance Tax Increment 27 District. 28 Section 4. Annroval and Adoption of the Plan. 29 4A1. The Plan, as presented to the Council on this date, including without limitation the findings and 30 statemettts of objectives contained therein, as hereby approved, ratified, established, and adopted and shall be 31 placed on tile iv the offce of the HRA Director. 19GSOSGvI 2 2 4.02. Tl�e staff of the City, the City's advisors and legal counsel are authorized and directed to proceed with the implementation of the Plan and to negotiate, draft, prepare and present to this Council for its consideration ail further plans, resolutions, documents and contracts necessary for this purpose. O\ �� a"7 4 4.03. The Auditor of Ramsey County is requested to certify the original net tax capacity of the 5 Riverfront Renaissance Tax Increment Financing District, as described in the Plan, and to certify in each year 6 thereafter the amount by which the original net tax capacity has increased or decreased; and the City of Saint 7 Paul is authorized and directed to forthwith transmit this request to the County Auditor in such form and content 8 as the .�luditor may spccif'y, together with a list of all properties within the Riverfront Renaissance Tax 9 Increment Financing District, for which building permits have [not] been issued during the 18 months 10 immediately preceding the adoption of this resolution. Requested by Department of: ��q++Y1i�'+A 0.vit� L'.C6V�Onvli� �2v��_ tl(��_ By: X/,���'1 � � Adoption Certified by Council Secretary By: � � `i 1 \ � Approved by M�yor:Date �� � 2�� By: � rm r ppr.eue by City Attarney BY: ���,� Approved by Mayo / for Submission to Council BY� �f�T/l .0 /y!7/%��r""I 19GROSGvI Adopted by Council: Date /��R�h 2� oZDO/ o � -�a�� D EPA RTM ENT/0 FFI C E/CO UN CIL PED CONTACT PERSON & PHONE Dan Smith 6-6581 MUST BE ON COUNCIL AGENDA BY (DATE) March 28, 2001 DATE INITIATED 3/16/01 GREEN SHEET ruo 111275 � Dep[. Direcro� � Qty Council �CityA[[ome ' �ClryClerk v TOTAL # OF SIGNATURE PAGES �FlnanclalServlcesDir. �Finencial/ACCtg ; � Mayor or Ass'[ � (CLIP ALL LOCATIONS FOR SIGNATURE) ACTION REQUESTED Resolution adopting TIF Plan for the Riverfront Renaissance TIF District for the West Side Flats and Upper Landing proJects. 'C;Y ; .ql, ��b�4:�;_ �,p°(�li�S1�iF� �.�:i'."o . '� '� ��QBB� � T1Sy L' RECOMMENDATION Approve (A) or Reject (R) PERSONAL SERVICE CONTRACTS MUST ANSWER THE FOLLOWING QUESTIONS: PLANNING COMMISSION 1, Has this person/firm ever worked under a contract for CIB COMMITTEE this department? yes no CIVIL 5ERVICE COMMISSION 2. Has this persoNfirrr� ever been a citY employee? — yes no — 3. Does this person/firm possess a skill not normally — possessed by any current city employeet yes no 4. Is this person/firm a targeted vendor? yes no 5. Explain all yes answers on separate sheet and attach to green sheet. INITIATING PROBLEM ISSUE, OPPORTUNITY (who, what, when, where, why) ADVANTGESIFAPPROVED DISADVANTAGES IF APPROVED DISADVANTAGES IF NOT APPROVED TOTAL AMOUNT OF TRANSACTION S COST/REVENUE BUDGETED ICIRCLE ONEI YES NO FUNDING SOURCE FINANCIAL INFORMAITON IEXPLAINI �.. . . . - . ..,. .. . . _ . - . . _ .. .. , , . . 01-3 a-? EXHIBIT A The reasons and facts supporting the findings for the adoption of the Riverfront Renaissance Tax Increment Pinancing District (the "Tax Increment District") as required pursuant to Minnesota Statutes, Section 469.175, Subdivision 3, are as of January 1, 2001 and are as follows: 1. Fin�ling tkat tke District is a"redevelopment district." This T1x Increment District qualifies as a redevelopment district because the following conditions exist — in a manner reasonably distributed throughout the district: parcels consisting of 70 percent of the area of the district are occupied by buildings, streets, utilities, or other improvements and more than 50 percent ofthe buildings, not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance, as more fully described below: A. The Project is in the Riverfront Redevelopment Project Area established by the I-Iousing and Redevelopment Authority ofthe City of Saint Paul, whose boundaries are larger than the boundaries of the Tax Increment District. B. The Tax Increment District consists of 69 contiguous parcels and other public right- of'-way thlt consist of 4,454,617 square feet. C. Prior to the creation of the Tax Increment District, parcels constituting 4,330,348 square feet -- 97.21 %-- of the area of the Tax Increment Distxict were occupied (at least 15% covered) by buildings, streets, utilities, or other improvements (collectively "Improvements"). The Tmprovements were reasonably distributed throughout the Tax InerenleuC District. D. Prior to its creation, the Tax Increment District contained eleven total buildings. Of ihese eleven buildings, the following nine were structurally substandard: 1. 63 South Robert Street 2. 193 South Robert Street 3. 0 South Robert Street 4. 60 East Plato Boulevard 5. 1 Water Street West 6. 266 Shepard Road 7. 41 Chicago Avenue East 8. 34 East Fillmore Avenue 9. 162 Wabasha Street South "Structurally substandard" is understood to mean containing defects in structural elements or a eonlbiiiation of deficiencies in essential utilities and facilities, in light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar flctors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or cleas•ance. ci- 3a� 2. Fire�ling tltat tlie proposell rlevelopment woulrl not reasonnbly be expected to occur solely t/aroug/e private in vestment wit{rin the reasonablyforeseeablefuture and that the increased market vn(tte of tke site that can reasonably be expected to occur withoeat the use of tax increment ftnancing woul�l be less than the increase in tlae market valcae estirnatecl to result from the proposed development after subtracting the present vnlue of the projected tnx increments for tlae mnximum rlurntion of the district permitted by tl:e plan. Due to the high cost of development on the parcels including the cost of land acquisition, demolition and rehabilitation of substandard structures, soil correction, flood remediation, pollution abatement, legal costs associated with title work, constructing new public infi�astruchire, constructing parking facilities, and financing the proposed improvements, this project is feasible only through assistance, in part, from tax increment financing. A comparative analysis of estimated market values both with and without establishment of the Riverfront Renaissance Tax Increment Financing District and the use of tax increments has been performed as described above. If all development which is proposed to assist with tax increment were to occur in the Riverfront Renaissance Site, the total increased market value would be up to $170,875,000. It is the HRA's finding that there would be no signiticant increase in the base market value expected to occur within 25 years without the use of t�x increment financing. This finding is based upon evidence from general past experience with the high cost of providing public improvements in the general area of this District. 3. Finding tkat the Riverfront Renaissance Tnx Increment Finnncing District conforms to tlte general plan for tlae [levelop�nent or redeve[opment of the `nunicipality as a wlzole. The Riverfront Renaissance Tax Increment Financing Plan has been reviewed by the City Council �nd has been found to conform to the general development and redevelopment plan of the City. The plan conforms to the 1987 Riverfront Redevelopment Project Area as amendecl in 2000. The plan also conforms to the Saint Paul on the Mississippi DevelopmenC I'ramerovorlc, which was adopted in 1997, the West Side Flats Development Strategy, which was adopted in 2001 and the Upper Landing Urban Design Master Plan, which was adopted in 2001. 4. Finding that the tnx increment financing plan will afford maximum opportunity, consistent tivit/e tlee sound needs of the community as a whole, for the development or redevelopment of tlie project by private enterprise. Privlte enterprise will build and occupy the facilities proposed to be constructed as part of tl�e Tax Increment Financing Plan. S. Finrling tliat the municipality elects the method of tnx increment coinputation setforth i�a Sectiou 4G),I77, SuGtlivisio�z 3, clriuse (a). The HRA and the City have elected to compute the fiscal dispaxities contribution for the District in �ccordance with Section 469.177, Subdivision 3, clause (a). The captured net tax clpacity of the District will not be reduced in order to make a fiscal disparities contribution. ��'J ���`� -�- --_. _.. ..._., .... .. . HOUSING AND REDEVELOPMENT AUTHORITY OF THE CITY OF SAINT PAUL, MINNESOTA TAX INCREMENT FINANCING PLAN FOR THE RIVERFRONT RENAISSANCE REDEVELOPMENT TAX INCREMENT FINANCING DISTRICT I. Introduction A. Background D/-� Z � In 1987, the Saint Paul City Council established the Riverfront RedevelopmentProject Area and Development District for the area on both the north and south sides of the central downtown riverfront between the High Bridge and the Lafayette Bridge. This document included a "Redevelopment Plan and Development Program" for the area that provided a vision for the use of this land. The key components of the 1987 Redevelopment Plan included a legal description of the Project Area, a set of development objectives and a general land use plan. Included in this Project Area was an area commonly refened to as the "West Side Flats" - approximately 46 acres bound by the Mississippi River on the north, the bluffline south of Plato Boulevazd on the south, Wabasha Street on the west and Robert Street on the east. The 1987 Plan called for residential, commercial, office and industrial uses in the West Side Flats. The residential area was to be located along the river north of Fillmore between Wabasha and Robert Streets. The commercial uses were to be in areas along Wabasha and Robert Streets. The office and industrial uses were to be located south of Fillmore between existing Stazkey Street and Robert Street. High development costs - due to soil conditions, pollution concerns and lack of public infrastructure - prevented the goals of the 1987 Plan from being realized. The Project Area of the 1987 Plan also included an area commonly refened to as the "Upper Landing" - approximately 17.7 acres bound by the Mississippi River on the south, vacated Wilkin Street on the west, the bluffline north of the river on the north and Chestnut Street on the east. The 1987 Plan called for the Upper Landing to be residential. The Saint Paul Housing and Redevelopment Authority (HRA) subsequently acquired most of the land in the Upper Landing area with the intention of redeveloping it as housing consistent with the 1987 Plan. However, high pollution and floodplain remediation costs have prevented this development from occuring. In 2000, the City/HRA received state grants totaling $3.7 million to compliment $1.49 million in private and local matching funds to assist with cleaning land pollution on the Upper Landing. These grants have made housing development on this site possible again. In the early 1990s, riverfront and downtown revitalization became a focal point of the community's development agenda and Saint Paul began to again recognize the Mississippi River as a well-spring of community pride, identity, vitality and investment. In 1997, after a three-year planning and community input process, the Saint Paul on the Mississippi Development Framework o%�z7 was established for the redevelopment of a four-square mile portion of downtown Saint Paul and the central riverfront between the High Bridge and the Lafayette $ridge, including the Project area of the 1987 Plan. The goal of this framework is to reconnect the city to the Mississippi River, to increase the variety of land uses in these areas, to integrate land uses in order to create new neighborhoods that are less dependent on cars, to restore the urban ecology and to convert former industrial azeas along the riverfront to new mixed-use urban villages. With significant acquisition and clearance completed, the time is right to reinvest in downtown and the central riverfront, and to start to create new neighborhoods with a unique relationship to the river. The Framework also calls for certain general redevelopment principles to be followed. Mixed land uses are encouraged to broaden the activity within each neighborhood. Balanced transportation networks that include sidewalks and streets aligned on traditional urban street grids are encouraged in order to accomodate pedestrians as well as automobiles. Furthermore, public streetscapes and urban parks should be improved to encourage pedestrian activity. Development should be visually and physically connected to the Mississippi River. Buildings should be designed with distinct architecture and scale that "frame" the street for pedestrians and highlight the historic urban character of the surrounding community. Commercial and residential tenant parking should be screened from view to maintain the urban character of the streetfront. In 1999, the City worked with West Side community representatives, property owners, residents, architects, urban designers, the Saint Paul Riverfront Corporation, the Saint Paul on the Mississippi Design Center, the Saint Paul Port Authority and Capital City Partnership to prepare a new long-term vision for the portion of the West Side Flats lying between Robert and Wabasha streets, the Mississippi River and Plato Boulevard. This vision is contained in the West Side Flats Development Strategy, and proposes a mixed-use, compact urban village with visual and physical access to the river, a restored historic neighborhood street grid that provides urban-scaled development parcels and multiple street access points, an open space network to link adjacent uses and neighborhoods and add value to development parcels, improved streetscapes, and a mix ofuses, witl� predominantly commercial activities along Robert and Wabasha and predominantly residential uses on internal blocks oriented to a linear open space along the existing rail corridor. In January 2000, both the City Council and HRA endorsed the West Side Flats Development Strategy as the o'veral] vision for the future development of the area between Robert, Wabasha, Plato and the Mississippi River. In August of 2000, the City Council and HRA amended the Redevelopment Plan and Development Program for the Riverfront Redevelopment ProjectArea. These amendments reflect the vision contained within the West Side Flats Development Strategy and the Framework. The newly amended Redevelopment Plan and Development Program encourage a mix of residential commercial, office and recreational uses. The amendments encourage the Framework's "urban village" development concept by allowing mixed land uses in the same area, restoring the traditional street grid and encouraging buildings with urban architecture and scale. This is a departure from the 1964189v1 4i-�z� 1987 Plan which called for different land uses to be separate and distinct. The HRA Boazd of Commissioners and City Council approved the Upper Landing Urban Design Master Plan in February 2001. This plan lays out development plans for the Upper Landing Project. To this date, the City of Saint Paul has undertaken many efforts to revitalize the Mississippi riverfront in a manner consistent with the 1987 Plan and with the recently adopted Framework. Many of these efforts have focused on the West Side Flats. In 1991, a floodwall was completed that protects the West Side Flats and helps make possible the urban village envisioned in the Plan. A new Wabasha Bridge was completed in 1998. This bridge included pedestrian enhancements and stairways to link the West Side Flats to the downtown core and to the Upper Landing. These enhancements improve pedestrian and bicycle access to the West Side Flats and encourage development that is consistent with the 1987 Plan and the Framework. In 1990, a sewer separation project -- which divided the storm sewers from the sanitary sewers -- was completed in the West Side Flats area. In 2000, a sanitazy station was completed and construction began on two pump stations in the West Side Flats area. This improved infrastructure will serve the residential and commercial buildings that will be built in the area in the future. The City has also undertaken many projects that will serve future development in the Upper Landing area, In 1988, the Saint Paul HRA purchased the former Kaplan's Scrapyard and Harvest States sites. In 2001, a project that will remove soil pollution from these sites as well as raise and stabilize the site above the floodplain was begun. Also in 2000, the new Shepard Road project -- which moved Shepard Road from its former path along the river to its new path along the northern side of the Upper Landing -- was completed. This opened the entire Upper Landing site for development by removing the physical and psychological barrier that had existed between the site and the Mississippi Itiver. Planning has already begun on a new riverfront bicycle and pedestrian trail that will improve pedestrian and bicylce access to the Upper Landing. Planning has also begun for a public park east of Chestnut Street that will serve the future residents of the urban village on the Upper Landing. In addition, a new sanitary pump station was built in 2000 to serve future development within this portion of the project area. The Riverfront Renaissance Project will build upon these efforts to make the goals of the 1987 Plan and the Framework a reality. The Project will include the rehabilitation of the existing Drake Marble Building at 60 Plato Boulevard East as an office building. When complete, this rehabilitation will add 80,000 square feet ofoffice space to the West Side Flats. In addition, 350-450 surface parking spaces will be developed on land adjacent to the Drake Marble Building that is currently polluted and unsuitable for other development. The Riverfront Renaissance Project will also include a new corporate office campus to be built in the West Side Flats along Robert Street on a site consisting of approximately eight acres 1964189v1 D�/ �a � south and north of Fillmore Street. This campus will contain approximately 350,000 square feet of rentable office space and structured parking for at least 1,000 cazs. The Project will also include public infrastructure to serve the office campus. Newly improved streets, sidewalks, sewers, utilities and other public improvements will be built in a traditional urban street-grid layout consistent with the vision contained in the framework. In addition, the project will contain a plaza adjacent to the existing public riverfront esplanade to provide access from the office campus to the riverfront. Considerations such as mazket demand, economic feasibility, site design and land use compatibility will determine the exact mix and location of future ]and uses in the West Side Flats. When complete, the Riverfront Renaissance Project will also add up to 630 housing units to the Upper Landing. Approximately one-half of these units will be multi-family residential and one- half will be owner occupied. At least 20 percent of the rental units will be affordable to low income families. In addition, the project will include up to 23,000 squaze feet of commercial space neaz the east end of the Upper Landing site. New streets, sidewalks, sewers, utilities and other public infrastructure will be built within an urban grid-style layout to accomodate these uses. In addition, underground or structured parking will be built as needed to meet demand and maintain the urban character laid out within the framework. Large overhead power ]ines that serve the neighboring power plant would also be relocated underground in order to make the site more attractive to the residential and commercial land uses proposed by the Redevelopment Plan. The Riverfront Renaissance Project will also add up to 200 additional units of affordable housing both within and outside of the Project Area. This housing will be both for-sale, owner- occupied units and rental units. This housing will be developed in a manner consistent with the 1987 Plan and will be affordable to families as prescribed by State tax increment law. Considerations such as land availability, economic feasibility and other factors will determine the exact location and schedule for this housing. B. Creation of Redevelopment Tax Increment District; Statutory Authority This tax increment plan relates ta the creation, under Minnesota Statutes Section 469.174, Subd. 10, of the Riverfront Renaissance Redevelopment Tax Increment Financing District (the "District"). C. Need and Public Purpose The Riverfront Renaissance Project would allow the City to build upon its ongoing efforts to realize the land use goals of the 1987 Plan in a manner consistent with the Framework. It would create new urban villages with a connection to the Mississippi River. It would allow for the cleanup and reuse of blighted, polluted and underutilized land in the West Side Flats and Upper Landing. It would restore a pedestrian-friendly urban "grid-style" network of streets to the West Side Flats and 1964169v1 . . Ji-�z � Upper Landing. It would add to the architectural character of the city and the riverfront. It would provide increased public access to the Mississippi River. It would expand Saint Paul's commercial and residential property tax base. It would rehabilitate an existing substandard building. Tt would bring new corporate jobs into the downtown area. It would provide up to 630 new housing units on the Upper Landing with approximately 20 percent of new rental housing affordable to low-income families. It would also provide up to 200 additional units of affoxdable housing for Saint Pa�l residents. In general, without the assistance of tax increment financing, these projects would not be economically feasible and Saint Paul would not realize the goals or benefits of the 1987 Plan or the Framework. Existing land costs - including acquisition, pollution and flood remediation, soils stabilization and blight removal - are prohibitive to the development of the land uses encouraged by the Framework. The Project Area lacks the public infrastructure needed to support the land uses envisioned in the Framework. Public streets, sidewalks and utilities in the project area are insufficient to provide access and support the proposed uses in a manner consistent with the Framework. Existing surface parking in the Project Area is not sufficient to support the land uses proposed by the Redevelopment Plan. Furthermore, surface parking is not consistent with the framework's vision for development. The Project Area also includes several existing blighted buildings and other structures that serve as barriers to redevelopment. There are currently a number of barriers to each specific component of the proposed redevelopment. The West Side Flats area includes six substandard buildings - two of which are completely vacant and dilapitated -- that must be rehabilitated or removed in order to achieve the goals of the 1987 Plan. Poor soil conditions throughout the West Side Flats also add greatly to construction costs. Remediation of soil poliution caused by the area's history as industrial land also adds to development costs. The West Side Fiats also lacks infrastructure such as streets, sidewalks and utilities that is necessary to support redevelopment. Much of the area is currently occupied by surface parking, a land use that is inconsistent with the goals of the 1987 Plan and the Framework. In addition, there are barriers to the redevelopment of the Drake Marble Building site. The building itself is structurally substandazd. It will need substantial rehabilitation merely to bring it into compliance with cunent building and fire codes. There is also a lack of on-site parking. Additiona] land must be acquired for parking in order to redevelop the building consistent with the Plan and Framework. Soil pollution is also suspected in the soil on the site. This will require remediation. There are also a number of barriers to redevelopment of the Upper Landing. The entire site ]ies within the 100-year floodplain of the Mississippi River. To make residential construction possible, the site must be raised an average of six feet to the 500-yeaz floodplain in order to comply with flood insurance and zoning guidelines. Investigations of the site have also turned up significant soil pollution resulting from the site's former use as a scrap and rail yard. Large overhead power 1964189v1 5 d/--�z7 cables with transition poles that may be incompatible with residential development are located on the northern portion of the site. The site also lacks the necessary infrasructure — namely streets, sidewalks and utilities — to accomodate the land use goals of the Redevelopment Plan. Approximately half ofthe site is currently occupied by surface parking, a land use that is inconsistent with the 1987 Plan and the Framework. The other half is vacant and enclosed by a fence because it is hazardous to the public health. Due to the size and complexity ofthe Project, redevelopment of both the West Side Flats and the Upper Landing will also require extensive professional services. The project area is heavily polluted. High legal and engineering costs will accompany soil remediation efforts. Both the West Side Flats and the Upper Landing have past histories that include many diverse land uses. Both sites were single-family residential neighborhoods prior to their more recent use as industrial land. This will require extensive work to provide cleaz title to the land prior to the Project. In addition, the Upper Landing site must be subdivided into hundreds of separate parcels of land for sale as residential property. This will require extensive legal and title work that will add greatly to project costs II. Obiectives o1' the HRA Tiegardi� Improvements in the Riverfront Redevelooment Project Area The objectives of the City of Saint Paul and the Saint Paul Housing and Redevelopment Authority in completing this project are as follows: 1) To remove blighted buildings, surface parking and land pollution from the West Side Flats and Upper Landing areas of Saint Paul's downtown riverfront, 2) To create new "urban villages"on the West Side Flats and Upper Landing with pedestrian-friendly "grid" streets, a mix of land uses and exceptional urban architecture as laid out in the Framework, 3) To construct new streets, new sidewalks, new street lights, sewer, utilities, structured parking and other necessary infrastructure in accordance with the Framework to support redevelopment within the Project Area, 4) To improve public access to the Mississippi River through better sight lines and improved pedestrian access to the riverfront, 5) To attract new corporate jobs to downtown Saint Paul through construction of a new corporate office campus and rehabilitation of an existing substandazd building into office space, 1964189v1 O/-3�� 6) To construct up to 630 new housing units, with at least 20 percent of rental housing affordable to low-income families on the Upper Landing site, 7) To add 200additional units ofaffordable for-sale andrental housing for Saint Paul families, and 8) To expand Saint Paul's residential and commercial property t� base through the development of new housing and new office space. III. Classi�cation of the District The HRA, in determining the need to create a tax increment financing district in accordance with Section 469.174, finds that the District is a redevelopment district pursuant to Minnesota Statutes, Section 469.174, Subd. 10, because parcels consisting of at least 70% of the azea of the District are occupied by buildings, streets, utilities or other improvements and more than 50% ofthe buildings aze structurally substandazd to a degree requiring substantial renovation or clearance. This finding is based upon the following facts: The District consists of 69 parcels and other public right-of-way. The total square footage of the District is approximately 4,454,617 square feet, and 70% of that number is 3,118,232 squaze feet. Parcels and right-of-way consisting of 4,330,348 squaze feet are "occupied" by buildings, streets, utilities or other improvements, because at least 15% of such parcels are covered by improvements. There are ELEVEN buildings in the District. NINE of the buildings (approximately 82% of the buildings in the District) aze substandard for the reasons described in "Appendix B." In addition, the District meets the requirements of a redevelopment district pursuant to Minnesota Statutes, Section 469.176, Subd. 4(j); because: at least 90°/a of the revenues derived from tax increments from the District will be used to finance tax increment eligible costs of correcting the conditions that allowed designation ofthe District as aredevelopment district under Section 469.1 �4, Subd. 10 described above. These eligible costs, which are estimated to be in excess of $247,000,000, include the cost of acquiring properties in the District, site filling, grading and piling, and installation of utilities, roads, sidewalks and parking facilities for the site. Allocated administrative costs and interest payment costs may also be included in the qualifying costs. Total eligi6le project costs are more than 100% of the projected amount of the proposed TIF bond and note issues, which total approximately $70,984,800. 1964189v1 d/-�z � IV. Descrintion of the Develonment Pro�ram for the West Side Flats Drake Marble and Upper Landing Redevelooment Projects DRAKE MARBLE BUILDINC The development program for the Drake Marble Building consists of the rehabilitation of an existing building located at 60 Plato Boulevard for use as new corporate office space. When complete, this rehabilitation will add over 80,000 square feet of rentable office space. WEST SIDE FLATS OFFICE CAMPUS The development program for the West Side Flats consists of a corporate office campus containing approximately 350,000 square feet of rentable office space. Structured pazking for at least 1,000 cars will also be added. Tn addition, public infrastructure and other site improvements such as utilities will be constructed in a traditional urban-style grid layout. A tunnel under Fillmore Street providing access between the office buildings and the parking ramp will also be built. The Project will also include access to the public esplanade along the riverfront. UPPER LANDING The development program for the Upper Landing consists of up to 630 new housing units to be built on the Upper Landing site between the Mississippi River and the new Shepazd Road. Approximately one-half of these units will be rental housing and one-half will be owner-occupied. About 20 percent of the rental housing units will be low-income affordable as defined by the City's affordable housing policy. RIVERFRONT RENAISSANCEAFFORDABLE HOUSING The development program for Riverfront Renaissance Affordable Housing consists of 200 units of affordable, for-sale and rental housing. This housing will be developed both within and outside of the Project Area, as future land availabilty, economic feasibility and other factors dictate. These developments will require acquiring land and buildings; renovating substandard buildings; filling, grading, piling and compacting the site; managing pollution remediation; incurring financing related expenses; constructing parking facilities, utilities and otherpublic improvements; paying hard construction costs for affordable housing and funding administrative functions, all as described in more detail below. 1964189v1 � PROJECTED I U$E�QEEUIVD.S / Other U: Munic Low / WestSide Upper Cam us L.anding 0 1,157,000 200,000 0 1,345,a�� 6,200,000 0 200,000 0 0 15,A 15, 452 11, 000, 000 0 950,000 1,300,000 0 300,000 0 0 0 0 0 i0 17,755,000 30,000,000 7 23,305,514 37,000,000 6,000,000 1,983,418 4 5,192,524 8,200,000 0 7,875,000 12,500,000 0 162,000 750,000 0 0 8,000,000 4 2,603,471 3,737,151 0 1,277,600 0 0 0 6,500,�00 0 0 0 0 3.709.167 n d/-�z � ,�„ Total Sources 160,715,348 0 50,484,800 6,000,000 0 0 0 6,050,000 25,000,000 154,331,104 0 0 Tofal Uses 6,357,000 7,545,000 200,000 26,415,452 2,250,000, 300,000; � �, 0 50,484,800' 66,846,961 6,OOD,000 1,983,418 14,319,648 14,375,000 962,000 8,000,000 7,512,016 0 1,277,800 22,750,000, 2,729,800 7,459,167 0 0 � 0 � 0 � � � Estlmated $5.5 mlllion payas-you•go note will be Issued for the West Side Flats Corporate Cempus for a total $23,255,000 In bonds and notes Estimeted $15 mlllion pey-as•you•go note will be issued for the Upper Landing Prqect for a total ot $45,000,000 in bonds and notes tlfplan2 03I28I2001 1 �/ ��z � V. Descrintion of Contracts Entered into at the Time of Prenaration of the Plan Section 469.175, Subd. 1(3), requires that a list of development activities that are proposed to take place as part of the Project for which contracts will be entered into at the time of the approval of this plan, iiicluding 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 completion of that activity be listed in the Plan. The following is a list of the proposed development activities. A. Name: Drake Building LLC Activity; Development Agreement for Drake Marble Building site Estimated Cost: $I 1,000,000 Estimated Date of Completion: 2002 B. Name: U.S. Bancorp Activitity: Development Agreement for Corporate Office Campus in West Side Flats Estimated Cost: $66,000,000 Estimated Date of Completion: 2003 C. Name: Centex Multifamily, LP Activity: Development Agreement for Upper Landing Estimated Cost: $150,000,000 Estimated Date of Completion: 2003 VI. Descrintion of Other Types of Develooment Activities Which Can Reas onablv Be Exaected to Take Place Within the Proiect Area It is expected that in the future, the Riverfront Renaissance Project will include a new large- scale housing development located in the West Side Flats. New streets, sidewalks, sewers, utilities and other public infrastructure must be built in an urban-style grid layout to acommodate any new housing development in a manner consistent with the framework. Structured parking may also need to be constructed to meet demand and maantain the traditional urban chazacter of the area. VII. Cost of the Project and Descrintion of the Tax Increment District The fol(owing, as required by Section 469.175, Subd. 1(5), are estimates of the (i) cost ofthe 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 tax capacity of taxable real property within the tax increment financing district; (v) the estimated captured net tax capacity of the tax increment financing district at completion; and (vi) the duration of the tax increment financing districYs existence. 1964189v1 ]0 Ji 3.�� A. Cost of the Project, Including Administrative Expenses The total development cost of the Project, including administrative expenses, is estimated at $402,581,252. Of this, approximately $160,715,348 will be paid through tax increznent. Approximately $241,865,904 will be paid through other sources. All tax increments collected from the District are authorized by this Plan to be expended on the Project. B. Amount of Bonded Indebtedness to be Incurred It is anticipated that $50,484,800 of bonded indebtedness and $20,500,000 in pay-as- you-go tax increment notes may be incurred with respect to development within the District. Pursuant to Minnesota Statutes, Section 469.178, general obligation or revenue tax increment bonds may be used as required to amortize the public development costs identified in Section IV above. The Authority reserves the right to pay for all or part of the activities listed in Section IV as tax increment revenues are generated and become available. For purQoses of this section, the term "bonds" includes refunding bonds, notes interim certificates debentures, or other obligations issued by the Authority or City pursuant to Minnesota Atatutes Section 469.178. At this time, the HRA anticipates approximate bond issaes for each development as outlined below: 1. Drake Mazble The HRA shall issue one or more series of tax increment revenue bonds or one or more pay-as-you-go tax increment notes totaling an estimated $2,729,800. 2. West Side Flats Corporate Office Camnus The HRA shall issue one or more series of tax increment revenue bonds or one or more pay-as-you-go tax increment notes totaling an estimated $23,255,000. 3. Upper Landing The HRA shall issue one or more series of tax increment revenue bonds or one or more pay-as-you-go tax increment notes totaling an estimated $45,000,000. 1964169v1 I1 Di-.��.7 Drake Mazble A�rst mortgage of approximately $6,265,020 will be secured by the developer. The developer will put approximately $1,871,370 in equity into the project. A state environmental cleanup grant of $350,000 has been awarded for the site and is anticipated to be available for use on the project. The City anticipates making an application to the State Department of Trade and Economic Development and to the Metropolitan Council for a contamination cleanup grant of approximately $2,000,000. Upper Landing The developer will obtain a bridge loan of approximately $6,U00,0�0 from the City or HRA to be repaid with project revenues. State environmental cleanup grants totaling $3,700,000 will be dedicated to the project. The developer will contribute approximately $ I 16,000,000 of private funds into the project. C. Sources of Revenue to Finance or Otherwise Pay Public Costs Associated with the Project Below is a list of the sources, amounts, dates and purposes for expenditures of funds made for other public costs associated with the Project: Other Sources for Financing of Project Costs 2. West Side Flats Cornorate Office Camnus Private financing in the approximate amount of $30,194,714 will be secured by the developer. Completion Funding Date 1991 Source mou t Local and $2,439,013 Federal Use of Funds I964189v1 Construction of Floodwall for West Side F1aYs 12 di-�� � 2001 State and Local 1990 State and Local 2000 Local 2000 Local 2000 Local 2000 Loca] 1990 2000 2000 2003 TOTAL Local State and Local State 3,157,780 1,169,000 374,Q50 39,462 164,348 20,000 4,296,177 1,764,000 50,000 Pedestrian enhancements and stairs for Wabasha Bridge Sewer separation for storm and sanitary sewers in project area River Sasutary Station Telementry for two sanitary pumps in project area Debt service on bonds for public improvements in project area Completion of West Side Flats Development Strate� Land acquisition — Kaplan's Scrap Yazd site Relocation of Shepard Road from Randolph Avenue To Eagle Street Construction of Sherman Sanitary Pump Station State 1,625,000 Construction of Upper Landing park and trail system along old Shepazd Road $15,098,830 D. The Most Recent Net Tax Capacity of Taxable Real Property Within the Tax Increment Financing District As of December 31, 2000, the total tax capacity of property pazcels to be 3ncluded in the District was approximately $202,089. Of the $10,572,800 total base market value, $3,411,200, or 32.26% of the total, is attributable to buildings, some of which will be removed in connection with the redevelopment pursuant to this Plan. The $7,161,600 of mazket value attributable to land is assumed to remain constant. The original tax capacity and tax rate are calculated in accordance with Minnesota Statutes, Section 469.174, Subd. 7 and Section 469.177, Subd. 1. 1964I89v1 13 di-.�z � E. The Estimated Captured Net Tax Capacity of the Tax Increment Financing District at Completion The Drake Marble Building will have an aggregate assumed estimated market value of $6,800,000. Applying appropriate tax capacity rates results in estimated tax capacity of approximately $229,740 and a captured net tax capacity of $201,795 at January 2, 2003, the year following expected completion of the Drake Marble Building Project. The West Side Flats Corporate Office Campus will have an aggregate assumed estimated market value of $44,355,000. Applying appropriate tax capacity rates results in estimated tax capacity of approximately $1,502,070 and a captured net tax capacity of $1,459,200 at January 2, 2005, the year following expected completion of the West Side Flats Corporate Office Campus Project. The Upper Landing will have an aggregate assumed estimated mazket value of $119,720,000. Applying appropriate tax capacity rates results in estimated tax capacity of approximately $3,052,204 and a captured net tax capacity of $3,003,082 at January 2, 2004, the yeaz following the expected completion of the Upper Landing Project. The entire Project will have an aggregate assumed estimated mazket value of $170,875,000. Applying appropriate tax capacity rates results in estimated tax capacity of approximately $4,783,974 and a captured net tax capacity of $4,664,077 at January 2, 2004, the year following expected completion of construction of the Upper Landing and West Side Flats Corporate Office Campus Projects. This captured tax capacity is calculated in accordance with Minnesota Statutes, Section 469.174, Subd. 4 and 469.177, Subd. 2. F. The Duration of the Tax Increment Financing DistricNs Existence The request for certification of the District will be made in 2001. The first tax increfnents are anticipated to be generated for taxes payable in the yeaz 2003. The duration of the District will run 25 years from the date of the collection of the first increment. Therefore, it is estimated that the HRA could collect taac increments from the District through the yeaz 2028. 1964I89v1 14 di-�� � VIII. Alternate Estimates of the Imnact of the Tax Increment Financing on the Net Tax Caoacities of All Taxing Jurisdictions A. Taxing Jurisdictions The taxing jurisdictions in which the District is located in whole or in part are as follows: Independent School District #625, whose boundaries aze coterminous with those of the City of Saint Paul. 2. � The County of Ramsey, approximately 45% of the the total market value of which is contributed by the City of Saint Paul. The Housing and Redevelopment Authority of the City of Saint Paul, whose boundaries are coterminous with those of the City of Saint Paul. 4, The Saint Paul Port Authority, whose boundaries are coterminous with those of the City of Saint Paul and whose powers to levy and use property taxes are limited. Metropolitan authorities, such as the Metropolitan Council, Metropolitan Airports Commission, Metropolitan Waste Control Commission, and the Metropolitan Mosquito Control District. Of these, onl�� the Metropolitan Council and the Metropolitan Mosquito Control District currently levy taxes on real estate. i� Alternative Estimates of Impact on all Taxing Jurisdictions The HRA is required by Minnesota Statutes Section 469.175, Subd. 1(a)(6) to make statements relative to the alternate estimates of the impact of the tax increment financing on the net tax capacities of all taxing jurisdictions 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 HRA shall assume that the estimated captured net tax capacity wouid be available to the taxing jurisdictions without creation of the district. For purposes of the second statement, made in Statement B below, the HRA shall assume that none of the estimated captured net tax capacity would be available to the taxing jurisdictions without creation of the district. 1. Statement A. 1964189v1 Under the assumption that the estimated captured net tax capacit�• would be available 15 /J/-�,� 7 to the taxing jurisdictions without creation of the District, creation of the District will serve to deny these taxing jurisdictions the taxes from the captured net tax capacity in the amount estimated above under the section entitled "The Estimated Captured Net Tax capacity of the tax increment financing District at Completion." 2. Statement B. Tlie HIt?, believes that none of the estimated captured net tax capacity would be available to the taxing jurisdictions without creation of the District due to the expense of getting the Project to a state in which it would be conducive to the generation of such increased value. In particular, without creation of the District, the Projects which are described herein would not be developed on the Site. Assuming this to be true, the taxing jurisdictions would continue to receive the same amount oftaxes as they have currently been receiving based on the current net tax capacity of the District as set forih above under the section entitled "The Most Recent Net Tax Capacity of Taxable Real Property Within the Tax Increment Financing District." Once the tax increment district terminates in 2028, the taxing jurisdictions will receive the taxes on the new development which has occuned in the District. IX. Studies and Anal,�sis Used to Determine Need for Tax Increment Financing o% In Resolution No. adopted by the HRA on, ( March 28. 2001� and in Resolution No. �/ 3 Z 7 adopted by the City on [ March 28, 20011, the HRA and the City have determined on the basis of data collected and presented by HRA and City staff that the proposed development or redevelopment of the Project would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future, and that the increase in the market value of this site that could reasonably be expected to occur without the use of tax 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 tax increments for the maximum duration ofthe district permitted by the plan. Any minimal private investment that might occur without public redevelopment activity would provide significantly less than the increase in the market value estimated to result from the proposed Plastics development. The studies and analyses used to make the determination that the proposed development would not reasonably be expected to occur through private investment within the foreseeable future, and therefore the use of ta�c increment is deemed necessary, are as follows: X. Identification of Ail Parcels to be Included in the District Attached hereto in Appendix A is a list of the Property Identification Numbers for all properiies to be included in the District, a map showing the Project, the District and the existing 1964189v1 16 G�/- � � � properties, and a description identifying the boundaries of the District. XI. District Administration and Annual Disclosure Administration of the District will be the responsibility of the HRA, acting on behalf of the City of Saint Paul. The resolutions of the City and the HIZA approving and creating the District will direct the County to forward all tax increment from the District to the HRA. Tax increments will be deposited into interest bearing accounts separate and distinct from other funds of the HRA. Tax increments will be used only for activities described in this tax increment plan. The HRA on behalf of the City wil] report annually to the State Auditor, county board, school board and Department ofRevenue regazding activities in the District as required by Section 469.175, subdivision 5 and subdivision 6 and will include information with regard to the District in the data necessary to comply with subdivision 6a. With regard to the local contribution as discussed under the heading "Local Match Requirement" below, the City will file necessary reports required by the Department of Revenue in such form as the Department of Revenue may then require. XII. Modifications to District In accordance with Minnesota Statutes, Section 469.175, Subd. 4, any reduction or enlargement of the geographic area of the Project or tax increment financing district; increase in amount of bonded indebtedness to be incurred, including a determination to capitalize interest on debt if that determination was not a part of the original plan, or to increase or decrease the amount of interest on the debt to be capitalized; increase in the portion of the captured tax capacity to be retained by the HRA; increase in total estimated tax increment expenditures; or designation of additional property to be acquired by the HRA shall be approved upon the notice and after the discussion, public hearing and findings required for approval of th� original plan. The geographic area of a tax increment financing district may be reduced, but shall not be enlarged, after five years following the date of certification of the original tax capacity by the county auditor. XIII. AdministrAtive Exnenses In accordance with Iinnesota 5tatutes, 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 or amounts paid to contractors or others providing materials and services, including azchitectural 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. Administrative expenses also include amounts paid for services provided by bond counsel, fiscal consultants, and planning or economic development consultants. Administrative expenses of the District will be paid to the 1964189v1 17 D�/-��� HRA from tax increments; provided that no tax increment shall be used to pay any administrative expenses for the Project which exceed ten percent of the total tax increment expenditures authorized by the tax increment financing plan or the total tax increment expenditures for the Project, whichever is less. Pursuant to Minnesota Statutes, Section 469.176, Subd. 4h, tax increments may be used to pay for the county's actual administrative expenses incurred in connection with the District. The county may require payment of those expenses by February 15 of the year following the year the expenses were incurred. XIV. Necessary Imnrovements in the District No tax increment shall be paid to the HRA after three years from the date of certification of the original net tax capacity by the County Auditor unless within the three-year period: (1) bonds have been issued in aid of the Project pursuant to Section 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 HRA has acquired property within the District; or (3) the HRA has constructed or caused to be constructed public improvements within the District. The bonds must be issued, or the HRA must acquire property or construct or cause public improvements to be constructed by approximately January 1, 2005. Pursuant to Minnesota Statutes, Section 469.176, Subd. 6: If, after four years from the date of certification ofthe originat tax capacity of the tax increment financing district pursarant to Minnesota Statutes. Section 469.177, no demolition, rehabilitation or renovation ofproperty or other sitepreparation, including qualifted improvement of a street adjacent to a parcel but not installation of utility service including sewer or water systems, has been commenced on a parcel located within a tati increment financing district by the authoriry or by the owner of the parcel in accordance with the tax increment financing plan, no additiona! tax increment may be tnken from that parcel and the original tax capaciry of that parcel shall be excl uded from the original tax capaciry of the tax irtcrement f:nancing district. If the authoriry or the otivner of the parcel subsequently commences demolition, rehabilitation or renovation or other site preparation on that parcel inctuding improvement of a street adjacent to that parcel, in accordance with !he tax increment financing plan, the authority shall 1964189v1 IS di- �� � certify to the county auditor in the annual disclosure report that the activity has commenced. The counry auditor shall certify the tax capacity thereof as most recently certifred by the commissioner ofrevenue and add it to the original tax capacity ofthe ta,r increment ftnancing district. The county auditor must enforce the provisions of this subdivision.. Forpurposesofthissubdivision,qualifredimprovementsarelimitedto(1) construction or apening of a new street, (2) relocation of a street, and (3) substantial reconstruction or rebuilding of an existing streel. The HRA or a property owner must begin making improvements to parcels within the District by approximately Januazy 1, 2406. Pursuant to Minnesota Statutes, Section 469.1763, Subd. 3, revenues derived from tax increments are considered to have baen spent on an activity within the District only if one of the following occurs: Before or within five years after certif:cation ofthe District, the revenues are actually paid to a third parry with respect to the activiry; 2. Bonds, the proceeds ofwhich must be used to finance the activiry, are issued and sold to a third parry before or within five years after certification of the District, the revenues are spent to repay the Bonds, and the proceeds of the Bonds either are, on the date of issuance, reasonably expected to be spent before the end of the latter of (i) the ftve year period, or (ii) a reasonable temporary period within the meaning of the use of that term under Section 148(c)(1) of the Internal Revenue Code, or deposited in a reasonably required reserve or replacement fund; 3. Binding contracts with a third party are entered into for performance of the activity before or within five years after certification of the District and the revenues are spent under the contractual obligation; or 9. Costs with respect to the activity are paid before or within five years after certification of the District and the revenues are spent to reimburse a party • for payment of the costs, including interest on unreimbursed costs. Therefore, one of the above four events must occur by approximately January 1, 2007. XV. Use of Tax Increment All revenues derived from tax increment shall be used in accordance with this tax increment financing plan and pursuant to Minnesota Statutes, including but not limited to Section 469.1'76, 1964189v1 r e--��> Subds. 4, 4e and 4j. XVI. Notification of Prior Planned Improvements Pursuant to Minnesota Statutes, Section 469.177, Subd. 4, the HRA has reviewed the area to be included in the District and has found [no] building permits issued during the 18 months immediatelyprecedingapprovalofthePlanotherthanformaintenanceonly. Therefore, theoriginal tax capacity of the District should not change as a result of the valuation of any improvements for which the building permits have previously been issued. XVII. Excess Tax Increments Pursuant to Minnesota Statutes, Section 469.176, Subd. 2, in any year in which the tax increment exceeds the amount necessary to pay the costs authorized by this tax increment plan, including the amount necessary to cancel any tax levy as provided in Minnesota Statutes, Section 475.61, Subd. 3, the HRA shall use the excess amount to do any of the follo«ing: 1. Prepay the outstanding bonds; 2. Discharge the pledge of tax increment therefor; 3. Pay into an escrow account dedicated to the payment of such bonds 4. Pay for the construction of aff'ordable housing in accordance ���ith state law; or 5. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in proportion of their tax capacity rate. XVIII. Local Contribution Requirement Pursuant to Minnesota Statgtes, Section 469.177, Subd. 4, the HRA has reviewed the azea to be included in the District. For tax increment financing districts which request certification after June 30, 1994, Minnesota Statutes, 5ection 273.1399, Subd. 6(d) provides that the HRA may be exempt from local government aid or homestead and agricultural credit aid penalty if the HRA and/or the City of Saint Paul makes a local contribution to the Project equal to five percent of the tax increment. The HRA and the City elect to make the local contribution in lieu of the state aid penalty. Five percent of the future value of the tax increments expected to be collected from the District is approximately $8,035,767. The City and the HRA elect to treat the amount identified above in section VI (subsection C) as an upfront local contribution. These amounts constitute a Iocal contribution in the amount of approximately $15,098,830. All components of the local contribution are expected to be paid prior to December, 2003. Pursuant to Section 273.1399, Subd. 6(d)(2), if the HRA fails to make the required contribution for any year, the state aid reduction will apply for that year. The state aid reduction will be equal to or greater of (A) the required local contribution (5% of tax increments collected in that year) or (B) the amount of the aid reduction that applies under Subdivision 3 of Section 273.1399. 1964189v1 20 d/-.�z7 XIX. Fiscal Disparities The HRA and the City have elected to compute Fiscal Disparities contribution for the District in accordance with Section 469.177, subdivision 3, paragraph a. 7/9/2000 1964189v1 21 Oi-�� APPENDIX A TI-IG HOUSING AND R�D�VELOPMENT AUTHORITY OF THE CITY OF SAINT PAUL WEST SIDE FLATS REDEVELOPMENT TAX INCREMENT FINANCING DISTRICT AND PARCBL LIST Tax Increment Financing District All the property inchiding streets and alleys, vacated streets and alleys, and strezts and alleys to be vlcated, lying �vithin tlie following described boundary and as sho�vn the attached exhibit "A" Parcel List [see attached] 1964189v1 22 di-�� Appendix "A" Parcels to be included in Riverfront Renaissance Tax Increment District PIN Number 05 28 22 23 0021 05 28 22 32 0012 05 28 22 32 0013 05 28 22 32 0014 05 28 22 32 0015 05 28 22 32 0016 05 28 22 32 0017 05 28 22 32 0020 05 28 22 32 0021 05 28 22 32 0022 05 28 22 32 0023 05 28 22 32 0024 05 28 22 32 0028 05 28 22 32 0029 05 28 22 32 0030 05 28 22 32 0035 05 28 22 33 0001 05 28 22 33 0002 05 28 22 33 0003 05 28 22 33 0004 05 28 22 33 0005 05 28 22 33 0006 05 28 22 33 0007 05 28 22 33 0009 05 28 22 33 0010 06 28 22 13 0001 06 28 22 14 0001 06 28 22 14 0002 06 28 22 14 0018 06 28 22 14 0019 06 28 22 31 0004 06 28 22 31 0007 06 28 22 31 0012 06 28 22 31 0013 06 28 22 32 0032 O6 28 22 32 0033 06 28 22 32 0034 06 28 22 32 0036 06 28 22 32 0037 06 28 22 32 0040 06 28 22 32 0072 06 28 22 32 0078 06 28 22 32 0079 06 28 22 32 0084 06 28 22 32 0094 06 28 22 33 0001 Current Property Address 63 Robert St. S. 0 Robert St. S. 0 Robert St. S. No Address 173 Robert St. S. 193 Robert St. S. 0 Plato Blvd. W. 0 Plato Blvd. E. 0 Plato Blvd. E. 0 Plato Blvd. W. No Address 0 Plato Blvd. W. No Address No Address No Address 0 Robert St. S, 243 Robert St. S. 0 Robert St. S. Q Robect St. S. No Address 0 Livingtston Ave. No Address 60 Plato Blvd. E. 0 Plato Blvd. E. No Address 1 Water St. W. 0 Wabasha St. No Address 40 Robert St. S. 0 Robert St. S. No Address 1 S3 Chestnut St. 266 Shepard Road No Address No Address No Address No Address No Address No Address No Address No Address No Address No Address 296 Shepard Road 266 Chestnut St. 345 Shepard Road 01-.�Z � 06 28 22 41 0002 06 28 22 41 0003 06 28 22 41 0005 06 28 22 41 0006 06 28 22 41 0007 06 28 22 41 0014 06 28 22 41 0015 06 28 22 41 0018 06 28 22 41 0019 06 28 ?_2 41 0020 06 28 22 41 0024 06 28 22 41 0025 06 28 22 41 0026 06 28 22 41 Q029 06 28 22 41 0030 06 28 22 41 0031 06 28 22 41 0033 06 28 22 41 0036 06 28 22 41 0037 06 28 22 41 0038 06 28 22 41 0043 06 28 22 41 0044 06 28 22 41 0046 No Address 43 Water St. E. 0 Water St. 2 Starkey St. 2 Starkey St. 0 Filimore Ave. 84 Wabasha St. S. � Fillmore Ave. 34 Fillmore Ave. E. 114 Wabasha St. S. No Address 120 Wabasha St. S. 0 Wabasha St. S. No Address No Address Q Plato Blvd. W. 162 Wabasha St. S. 0 Wabasha St. S. No Address 41 Chicago Ave. E. 43 Water St. E. 40 Water St. No Address G/—�<,1 � „ '� .\ �....- �:=� \ �. �,�,.,.. a ,\ �;�, �:.:.�.. ` _�-! ;:. , � \ ���� .. l.: •, . 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SUITE 520 MINNEAPOLIS MN 55421 PHONe: 763-788•5323 FA7c 763-788-5324 �/-�a � 1'roposed "Riverfront Renaiss�nce" Redevelopment District City of Saint Paul P�D I'ebrulry 6, 2001 Page 2 of G PUItPOS� We were ]zired by the Planning and Economic Development Department of the City of Saint Paul, Minnesota to survey and evnluate the properties within the proposed "Riverfrmrt Renaissance" Tax Increment Finance Redevelopment District. This proposed redevelopment area is bordered by the new Shepard Road on the north and by the Northern States Pow,er plant on the west. Wabasl�a and Robert Streets form the western and eastern boundaries respectively of the southern arm of the district. The southern boundary is Plato Avenue west of the Chicago Northwestern railroad tracks. Several properties south of Plato Avenue are included. The two parcels of Raspberry Island (just below the Wabasha Bridge on tlie n4ississippi River) are also included as well as the area of the Wabasha Street bridge deck. The purpose of otu• work was to ascertain whether the quali�cation tests for tax increment eligibility, as required under Minnesota Statute, could be met. SCOPE OF WOftK The proposed district consists of 71 property parcels. Of tlie 71 properties, 11 have couimercial struct�ues. There are 60 parcels that are either vacant, ha�•e paving impro�•ements only, are part of Saint Paul right-of-way or are railroad o�vned. �VALUATIONS Of the 11 buildings in the proposed district, 8 building interiors were evaluated and 3 esterior (curbside) evaluations were conducted. Coverage Test - 66 of the 71 properties met the coverage test with 97% area cocArage. This esceeds the 70% area coverage requirement. Condition of Buildings Test - 82% of the buildings - 9 of the 11 buildings - were found "containing defects in structural elements or a combination of deficiencies ... of su£ficient total �igni�cance to justify substantial renovation or clearance." This exceeds the Condition of Bu3ldinga Test whereby over 50% buildings must be found "structurally substandard." CONCLUSION We believe in our professional opinion that the proposed district qualifies as eligible under the statutory criteria and formulas for a Redevelopment District. SUPPORTING DOCUMENTS See attached summary spreadsheet report detailing the above findings. Proposed "Riverfront Renaissauce" Redevelopment District City of Saint Paul PED l�ebruary 6, 2001 Pflge 3 of 6 PROC�DURAL REQUIR�M�NTS The properties were surveyed and evaluated in accordance with the following requirements under Minnesota Statute Section 469.174, Subdivision 10, clause (c) which states: Interior Inspection —"The inunicipality may not make such deterniination [ that the building is structurally substandard j without an interior inspection of the property..:' Exterior Inspection and Other Means —"An interior inspection of the property is not required, if the municipality Cinds that (1) the municipality or authority is unable to gain access to the property; and after using its best efforts to obtain perniission from the party that owns or controls the property; and (2) the evidence otherwise supports a reasonable conclusion that the building is structurally substandard:' Documentation —"Written documentation of the findings and reasons why an interior inspection was not conducted must be made and retained under section 46�J.175, subdivision 3, clause (1):' PROCEDURES FOLLOWED TO MEET R.EQUIRED�ENTS Noti�cation — The City of Saint Paul sent a letter (or a series of letters) to all property owners located in the district requesting that an interior inspection and evaluation be made of their property. An interior inspection and evaluation was scheduled after a property owner consented to the request. An esterior inspection and evaluation was made of the property where either the owner responded and refused interior access to their property or the owner did not respond to repeated contact attempts. The type of evaluation conducted at each property is noted on the attached summary report. Written documentation is on £ile with the city showing evidence of notif`ications to owners. QUALIFICATI01' ItEQUIREMENTS The propertiea were surveyed and evaluated to determine whether the qualif`ication tests for tas increment eligibility for a redevelopment district, required under the following Minnesota Statutes, could be met. di-�� � Minnesota Statute Section 469.174, Subdivision 10, clause (a) (1) requires two tests for occupied parcels: di-�� � Proposed "Riverfrout Renlissnnce" Redevelopment llistrict City of Saint Paul P�D I'eUruai•y 6, 2001 Page 4 of G 1. Coverage Test —"parceis consisting of 70 percent of the area of the district are occupied by buildings, streets, utilities, or other improvements" Note: The coverage required by the parcel to be considered occugied is defined iinder nRinnesoln Stutule Section 4�9.174, Subdivisiou 10, clause (e) �vhich states: "I'or purposes of this subdivision, a parcel which is not occupied by buildings, streets, utilities, or other improvemente unless 15% oF the area oF the parcel contains improvements:' 2. Condition of Buildings Test —"and more than 50 percent of the buildings, not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance;" Note: Structurally substandard is defined under Minnesota Statute Section 469.174, Subdivision 10, clause (b) which states: "For purposes of this subdivision, "structurally suUstandard" shall inean containing defects in structural elements or a couibination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance:' Structurally substandard is further defined in the statute under Subdivision 10, clause (c) which states: "A building is not structurally substandard if it is in compliance with building code applicable to ne�v buildings or could be modi�ed to satisfy the building code at a cost of less than lo percent of the cost of constructing a new structure of the same square footage and type on the site. The municipality may find that a building is not disqualif`ied as structurally substandard under the preceding sentence on the basis of reasonably available evidence, such as the size, type, and age of the building, the average cost of plumbing, electrical, or structural repairs, or other similar reliable evidence." "Items of evidence that support such a conclusion [ that the building is structurally substandard ] include recent fire or police inspections, on•site property appraisals or housing inspections, exterior evidence of deterioration, or other similar reliable evidence." EVAL[JATION METHODOLOGY Covera�e Test • Total square foot area of each property parcel was obtained from county records. • Square foot area of site improvements on each property parcel was obtained from site survey records and onsite ver�cation. l//- �a � Proposed "Riverfront Reuaisslnce" Redevelopment District City of Saint Paul P�D P'cUruary 6, 2001 Pa�e 5 of 6 Percentage of coverage of each property parcel was computed to determine if 15% requireinent wae met. The total area of all qualifying property parcels was compared to the total area of all parcels to determiue if the 70% requirement was met. Ar�n porLions to the cenlerline of �d}acent right.s-of-�va}� ���ere included in the coverage calculations for each pax•cel if applicable. Condition of Building Test . Reulacement Cost Calculation — the wst of constructing a new structure of the same square footage and type on site: • R. S. Means Cost Square Costs Data, factored for the Twin Cities metro area, was used as the nationally accepted standard for base cost calculations. • A base cost was calculated by first establishing building class, building type, and construction quality level to obtain the appropriate Means cost per square foot and multiplying it times the building square foot. • Amenities, which increased the value over the standard construction quality level, were identified and a value was assigned to each. • Base cost and cost of amenities were totaled to arrive at Reolacement Cost. Code Deficiencies — E�•aluation of code deficiencies included 1) determining those technical conditions �ahich are not in compliance with current building code applicable to new buildings and, 2) the cost to correct the deficiencies: • Code deficiencies tcere identi�ed by revie�ving information (from city records) and conducting interior and/or exterior evaluations. • Cost to correct identified deficiencies were determined based upon R. S. Means Cost Data for 2000 and our professional judgement and experience. Svstem Conditions — Evaluation of system conditions included 1) measurement of the deterioration of a building's components (systems) by determining where each component is in its expected service life and, 2) the cost to repair or replace that component so as to bring it to a new condition: • A cost model for each building type was developed which includes a list of major building components. The components fall within one or more of the following building system categories: Site, Structure, Envelope, Interiors, Mechanical, Electrical, Fire Protection, and Emergency Systems. • Service li£e of each component was assigned based upon standards published hy the Building Owners and Management Association (BOMA) and our professional judgement and experience. • A repair or replacement cost was determined using R. S. Means Cost Data and our professional judgement and experience. • The actual age of the building and its components was determined from City records, information from the building o�vner and visual inspection. • The amount of service life "used up" for each component was evaluated based upon the professional judgement of the ecaluator. For example, the evaluator may determine that the amount of life used for a particular �i-.�a � Proposed "RiverFront Renaissance" Redevelopment District City of Saint PAUI P�D I'ebruary 5, 2001 Pnge G of � wmponent has been accelerated to extraneous circumstances such as a hailstorm. On the other hand a roof with a service life expectanc5• of 20 years may be 10 years old, but the evaluator may determine that, based on its acttta] condition, ]ias m�ly aged 5 years. NOTE; While not a requirement by statute, the Systems Conditions analysis is providecl as an indicator of age and depreciation of iiidividual building systems. . C�ode fFCI) — A percentage representing the cost to correct code de�ciencies divided by the replacement cost oF a building. By statute a building is NOT structurally substandard if it can be improved to comply with the current State Building Code for less then 15% o£ replacement value. FACILITY EVALUATION TEAM: Jason Krebsbach Brian Ringham PRINCIPAL IN CHARGE; Richard A. 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I:� o�-3a'7 In 1987, the Sainf`E�aul City Council established the R' erfront RedevelopmentProjectArea and Developmenl District fo the area on both the north d south sides of the central downtown riverfront between the Higli'�,�Bridge and the LafayeE e Bridge. This document included a °Redevelopment Plan and Devel�ment Program" for he area that provided a vision for the use of this land. The key components of �l�e 1987 Redeve pment Plan included a legal description of the Project Area, a set of development o�ajectives an�a general land use plan. Included in this Project Area was approximately 46 acres bound by the Mi Boulevard on the south, Wabasha Streete a commonly referred to as the "West Side Flats" — �pi River on the north,the bluffline south of Plato west and Robert Street on the east. The 1987 Plan c�lled for residential, commercial, off�'e and in� strial uses in the West Side Flats. The residential area was to be located along the riv �north of Fill oxe between Wabasha and Robert Streets. The commercial uses were to be in ar s along Wabasha,� d Robert Streets. The office and industrial uses were to be located south of- illmore between exist�ng Starkey Street and Robert Street. High development costs — due to s il conditions, pollution c`b�ncerns and lack of public infrastrucYure — prevented the goals of the 87 Plan from being realized?,,, The Project Are of the 1987 Plan also included an are �commonly referred to as the "Upper Landing" — approxim tely 17.7 acres bound by the Mississippi` iver on the south, vacated Wilkin Street on the west, t e bluffline north of the river on the north anc�' hestnut Street on the east. The 1987 Plan calle for the Upper Landing to be residential. ��e Saint Paul Housing and with the pollutioi tlie Cityi local ma made ho HOUSING AND REDEVELOPMENT AUTHORITY OF THE CITY OF SAINT PAUL, MINNESOTA TAX INCREMENT FINANCING PLAN FOR THE RIVERFRONT RENAISSANCE REDEVELOPMENT TAX INCREMENT FINANCING DIS it uthority (HRA) subsequently acquired most of the la d in the Upper Landing axea � on of redeveloping it as housing consistent with the 1„87 Plan. However, high loodplain remediation costs have prevented this developmen�, om occuring. In 2000, received state grants totaling $3.7 million to compliment $1.49�illion in private and ; funds to assist with cleaning land pollution on the Upper Landing? grants have development on this site possible again. � In the early 1990s, riverfront and downtown revitalization became a focal� co munity's development agenda and Saint Paul began to again recognize the Mississip � well-spring of community pride, identity, vitality and investment. In 1997, after a planning and community input process, the Saint Paul on the Mississippi Development f of the iver as . . o�-3a'7 was establishecl for the redevelopment of a four-square mile portion of downtown Saint Paul and the cei�tral riverfront between the High Bridge and the Lafayette Bridge, including the Project area of the 1987 Plan. The goal of this framework is to reconnect the city to the Mississippi River, to increase the variety of land uses in these areas, to integrate land uses in order to create new nEighborhoods that are less dependent on cars, to restore the urban ecology and to convert former industrial areas along the riverfront to new mixed-use urban villages. With significant acquisition and clearance completed, the time is righi to reinvest in downtown and the central riverfront, and to st1rC to areate new neighborhoods witb a unique relationship to the river. The Frflinework also calls for certain general redevelopment principles to be followed. Mixed land uses are encouraged to broaden the activity within each neighborhood. Balanced transportation netwoPks that include sidewalks and streets aligned on traditional urban street grids are encouraged in orde't�to accomodate pedestrians as well as automobiles. Furthermore, public sireetscapes and urban pai'ks should be improved to encourage pedestrian activity. Development should be visually and physica�ly connected to the Mississippi River. Buildings should be designed with distinet arcliitecture and sda�e that "frame" the street for pedestrians and highlight the historic urban character of ihe surrounding community. Commercial and residential tenant parking should Ue screened from view to n�aintain the, urban character of the streetfront. Iu 1999, the City worked with West Side community representatives, property owners, residents, lrchitects, urban designers, the Saiht Paul Riverfront Corporation, the Saint Paul on the Mississippi Design Center, the Saint Paul Port�t�uthority and Capital City Partnership to prepare a new long-term vision far the portion of the Wesf�Side Flats lying between Robert and Wabasha sh'eets, tlie Mississippi River and Plato Boulevard. ��'his vision is contained in the West Side Flats Development Strategy, and proposes a mixed-use, cor�iipact urban village with visual and physical access to the river, a restored historic neighborhood\ treet grid that provides urban-scaled development plrcels and multiple street access points, an o��n space network to link adjacent uses and neighborhoods and add value to development parcels, imp ved streetscapes, and a mix of uses, with prcdominnntly commercial activities along Robert and Wab sha and predominantly residential uses on internal biocks oriented to a linear open space along the isting rail corridor. In January 2000, Uotl� the City Council and HRA endorsed the West Side Flat Developnnent Strategy as the overall vision for the firture development of the area between Rob , Wabasha, Plato and the Mississippi River. IAi August of 2000, the City Council and HRA amended the Re velopr Development Program for the Riverfront Redevelopment Project Area. These men the vision contained within the West Side Flats Development Strategy and the ra newly nmeuded Redevelopment Plan and Development Program encourage a mi convnercial, ofGce and recreational uses. The amendments encourage the Frame vill�ge" dcvelopment concept by allowing mixed land uses in the same area, restoring street grid and encouraging buildings with urban architecture and scale. This is a dep; 196A189v1 2 ent Plan and lments reflect nework. The of residential Y�rk's "urban the o� •aa� 1987 Plan which called for different land uses to be separate and distinct. The HRA Board of Commissioners and City Council approved the Upper Landing Urban Master Plan in February 2001. This plan lays out development plans for the Upper Landing To tltis d1te, Uie City of Saint Paul has undertaken many efforts to revitalize the Mississippi riverfi•ont in �`��nanner consistent with the 1987 Plan and with the recently adopted Framework. Many of these ei'Fprts have focused on the West Side Flats. In 1991, a floodwall was completed that protects tlie West ��de Flats and helps make possible the urban village envisioned in the Plan. A new W1blsha Briclge�was completed in 1998. This bridge included pedestrian enhancements and stairw�ys to link the �zst Side Flats to the downtown core and to the Upper Landing. These enhancemeuts improve � destrian aud bicycle access to the West Side Flats and encourage development that is consiste t with the 1987 Plan and the Framework, In 1990, a sewer separation project -- wliich divided the s rm sewers from the sanitary sewers -- was completed in the West Side 1�11ts area. In 2000, a sani ry station was completed and construction began on two pump stations in the West Side Flats are . This improved infrastructure will serve the residential and conmiercial buildings that will be bu t in the area in the future. The City has also undertaken man}� rojects that will serve future development in the Upper Lauding area. In 1988, the Saint Paul HRA urchased the former Kaplan's Scrapyard and Harvest States sites. In 2001, a project that will remo soil pollution from these sites as well as raise and staUilize the site aUove the floodplain was begun. Also in 2000, the new Shepard Road project -- which moved Shepard Road from its former path a g the river to its new path along the northern side of ihe Upper Lauding -- was completed. Thi opened the entire Upper Landing site for developtnent by removing the physical and psychologic barrier that had esisted between the site �nd the Nfississippi River. Planning has already begun on new riverfront bicycle and pedestrian trail tU1t will improve pedestrian and bicylce access to the Up r Landing. Planning has also begun for a public park east of Chestnut Street that will serve the futu residents of the urban village on the Upper Laading. In addition, a new sanitary pump station s built in 2000 to serve future development within this portion of the project area. The Riverfront Renaissance Project will build upon these efforts o make the goals of the 1987 Plan 1nd the l�ramework a reality. The Project will include the rehab' itation of the existing Drake M�rUle Buildin� at 60 Plato Boulevard East as an office building. hen complete, this rehaUilitation wi111dd 80,000 square feet ofoffice space to the West Side Flats. I ddition, 350-450 surface parking spaces will be developed on land adjacent to the Drake Marble uilding that is currently polluted and unsuitable for other development. The Riverfront Renaissance Project will also include a new corporate office ca �us to be built iu the West Side Flats along Robert Street on a site consisting of approximately ei t acres 19G4189v1 3 0,-3�� soutli 1nd north of Pillmore Street. This campus will contain approximately 350,000 square feet of rentable office space and structured parking for at least 1,000 cars. The Project will also include �ublic infrastructure to serve the office campus. Newly improved streets, sidewalks, sewers, utilities ar�d other public improvements will be built in a traditional urban street-grld layout consistent with the yision contnined in the framework. In addition, the project will contain a plaza adjacent to the exis��g public riverfront esplanade to provide access from the office campus to the riverfront. lerations such as market demand, economic feasibility, site design and land use Will determine the exact mix and location of future land uses in the West Side Flats. When co`� tplete, the Riverfxont Renaissance Project will also add up to 630 housing units to the Upper Landin . Approximately one-half ofthese units will be multi-family residential and one- half will Ue owner oc pied. At least 20 percent of the rental units will be affordable to low income families. In lddition, th roject will include up to 23,000 square feet of commercial space near the east end of the Upper L ding site. New streets, sidewalks, sewers, utilities and other public infi•asYructure will be built w in an urban grid-style layout to accomodate these uses. In addition, underground or structured parki will be built as needed to meet demand and maintain the urban charlcter laid out within the fram ork. Large overhead power lines that serve the neighboring power plant would also be relocated derground in order to make the site more attractive Yo the residential and commercial land uses pro osed by the Redevelopment Plan. The Riverfront Renaissance Project wi also add up to 200 additional units of affordable housing both within and outside of the Project A a. This housing will be both for-sale, owner- occupied units and rental units. This housing will be veloped in a manner consistent with the 1987 Plau 1nd will be affordable to families as prescribed by S e tax increment law. Considerations such as land lvailability, economic feasibility and other factor wi11 deYermine the exact location and schedule for this housing. 13. Creation of Redevelopment Tax Increment Dist ' t; Statutory Authority This t1x increment plan relates to the creation, under Minnesota tatutes Section 469.174, Subd. 10, of the Riverfront Renaissance Redevelopment Tax Increment inancing District (the "District"). C. Need and Public Purpose Tlie Riverfront Renaissance Pxoject would allow the City to build upon its ong ing e£forts to realize the land use goals of the 1987 Plan in a manner consistent with the Framework. t would create new urban villages with a connection to the Mississippi River. It would allow for the eanup and reuse of bliglited, polluYed and tmderutilized land in the West Side Flats and Upper Lan ing. It would t•estore a pedestrian-friendly urban "grid-style" network ofstreets to the West Side Flats �d 1964189v1 D�- 30'� Upper Llnding. It would add to the architectural character of the city and the riverfront. It would ptrovide inereased public access to the Mississippi River. It would expand Saint Paul's commercial and residential property tax base. It would rehabilitate an existing substandard building. It would ing new corporate jobs into the downtown area. It would provide up to 630 new housing units on the pper Landiug with approximately 20 percent of new rental housing affordable to low-income 1�lmilta It would also provide up to 200 additional units of affordable housing for Saint Paul In geria�l, without the assistance of tax increment financing, these projects would not be ecaiomically feas�ble and Saint Paul would not realize the goals or benefits of the 1987 Plan or the Framework. �xistialg land costs - including acquisition, pollution and flood remediation, soils stabilizltioi� aud bligli`G removal - are prohibitive to the development of the land uses encouraged by the Pr�mework. The� �oject Area lacks the public infrastructure needed to support the land uses envisioned izi the Frame�prk. Public streets, sidewalks and utilities in the project area are insufficient to provide acce�g and support the proposed uses in a manner consistent with the Prameworlc �xisling surface p king in the Project Area is not sufficient to support the land uses proposcd by tlie Redevelopment lan. Purthermore, surface parking is not consistent with the fc�meworlc's vision for developm t. The Project Area also includes several existing blighted Uuildings 1nd other structures that ser e as barriers to redevelopment. There are curreutly a number of'`�arriers to each specific component of the proposed redevelopmeut. The West Side Flats area i ludes six substandard buildings - two of which are completely vlcant and dilapitated -- that must e rehabilitated or removed in order to achieve the goals of the 1987 Pl1n. Poor soil conditions th ughout the West Side Flats also add greatly to constx•uction cosis. Remediation of soil pollution ca sed by the area's history as industrial land also �dds to development costs. The West Side Flats also cks infrastructure such as streets, sidewalks �nd utilities that is necessary to support redevelopment. uch of the area is currently occupied by surPace parking, a land use that is inconsistent with the go s of the 1987 Plan and the Framework. ln addition, there are barriers to the redevelopment of t Drake Marble Building site. The building iiself is structurally substandard. It wi11 need substantia ehabilitation merely to bring it into compli�nce with current building and fire codes. There is a o a lack of on-site parking. Additional land must be acquired for parking in order to redevelop the uilding consistent with the Plan and Prameworlc Soil pollution is also suspected in the soil on t site. This will require remediation. Tliere are also a number of barriers to redevelopment of the Upper LandiYyg. The entire site lies witliin the 100-year floodplain of the Mississippi River. To make residen�t�al construction possible, the site must be raised an average of six feet to the 500-year floodplain in o er to comply with flood insurance and zoning guidelines. Investigations ofthe site have also turned u \ significant soil pollution resulting from the site's former use as a scrap and rail yard. Large overhe�d power 19G418Jv1 5 o i- ad� cables witlt transition poles that may be incompatible with residential development are located on Uie not'lhern portion of the site. The site also lacks the necessary infrasructure — namely streets, s and utilities — to accomodate the land use goals of the Redevelopment Plan. naCely half of the site is currently occupied by surface parking, a land use that is inconsistent 1987 Plan and the Framework. The other half is vacant and enclosed by a fence because it is hazardous to the public health. Due �o the size and complexity ofthe Project, redevelopment of both the West Side Flats and the Upper Land't,n� wili also require extensive professional services. The project area is heavily polluted. High legal and engineering costs will accompany soil remediation efforts. Both the West Side r11ts aiid the IJp�er Landing have past histories that include many diverse land uses. Both sites were siiigle-family resldential neighborhoods prior to their more recent use as industrial land. This will reqnire extensive wbrk to provide clear title to the land prior to the Project. In addition, the Upper Landing site must� �e� subdivided into hundreds of separate parcels of land for sale as residentill property. This wiPl�require extensive legal and title work that will add greatly to project cosis � II. Project Area The objeclives of the City of Saint Paul and�he Saint Paul Housing and Redevelopment Authority iu completing this project are as follows � 1) To remove blighted buildin s, surface parking and land pollution from the West Side Flats and Upper anding areas of Saint Paul's downtown riverfront, 2) To create new "urban villages"on th West Side Flats and l7pper Landing with pedestrian-friendly "grid" streets, mix of land uses and exceptional urban architecture as laid out in the Fr� 3) To construct new streets, new sidewalks, new� structured parking and other necessary infrastruc Pramework to support redevelopment within the lights, sewer, utilities, in accordance with the ject Area, 4) To improve public access to the Mississippi River throu h better sight lines and improved pedestrian access to the riverfront, 5) To attract new corporate jobs to downtown Saint Paul through onstruction of a new corporate office campus and rehabilitation of a existing substandard building into office space, 19G4189v1 o�-3a7 6) 7) � III. To construct up to 630 new housing units, with at least 20 percent of rental housing affordable to low-income families on the Upper Landing site, To add 200 additional units of affordable for-sale and rental housing for Saint Paul families, and To expand Saint Paul's residential and commercial property tax base through the development of new housing and new office space. The I IRA, determining the need to create a tax increment financing district in accordance with Section 469.17 finds that the District is a redevelopment district pursuant to Minnesota Statutes, Section 469.1 4, Subd. 10, because parcels consisting of at least 70°to of the area o£ the District are occupied by b'ldings, streets, utilities or other improvements and more than 50% of the buildings are structurally su tandard to a degree requiring substantial renovation or clearance. This finding is based upon the follo ing facts: Tl�e District consists of The total square footage of the that mimber is 3,118,232 s and other public right-of-way. ct is approximately 4,454,617 square feet, and 70% of feet. Plrcels and right-of-way consisting o 4,330,348 square feet are "occupied" by buildings, streets, utilities or other improveme s, because at least 15% of such parcels are covered by improvements. There are �LEVEN buildings in the District. NE ofthe buildings (approximately 82% of the buildings in the District) are substazidard or the reasons described in "Appendix B." In addition, the District meets the requirements o redevelopment district pursuant to Mimiesota Statutes, Section 469.176, Subd. 4(j); because: at le t 90%ofthe revenues derived from tax incremenis from the District will be used to finance tax incre nt eligible costs of correcting the conditions tl�at allowed designation ofthe District as a redevelopmen district under Section 469.174, Subd. 10 described above. These eligible costs, which are es ' ated to be in excess of $247,000,000, include the cost of acquiring properties in the Distric site filling, grading and piling, and installation of utilities, roads, sidewalks and parking acilities for the site. Allocated administrative costs and interest payment costs may als be included in the qualifying costs. Total eligible project costs are more than 100% oFthe the proposed TIF bond and note issues, which total approximately $70, ected amount of 1964189v1 o, IV. Descri�tion of the Development Program for the West Side Flats Drake Marble and Upper L�nding 12edevelopment Projects. DI KE MARBLE B UILDING fil e development program for the Drake Marble Building consists of the rehabilitation of an existiitg b�i�ding located at 60 Plato Boulevard for use as new corporate office space. When compleie, ihi�s�ehabilitation will add over 80,000 square feet of rentable office space. WEST SIDL' PL S OFFICE CAMPUS The developme t program for the West Slde Flats consists of a corporate office campus containin�; approximatel 50,000 square feet of rentable office space. Structured parking for at least t,000 cars will also be dded. In addition, public infrastructuxe and other site improvements such as utilities will be consri•u t�ed in a traditional urban-style grid layout. A tunnel under Fillmore Street providing access between� e office buildings and the parking ramp will also be built. The Project will also include access to t�e public esplanade along the riverfront. UPPER LANDING The development program for the Up er Landing consists of up to 630 new housing units to be Uuilt on the Upper Landing site between he Mississippi River and the new Shepard Road. Approximately one-half of these units will be ren 1 housing and one-half will be owner-occupied. About 20 percent of the rental housing units will be w-income affordable as defined by the City's affordable housing policy. RIVERTRONT RENAISSANCE AFFORDABLE The development program for Riverfront Renaissance fordable Housing consists of 200 unifs of affordlble, for-sale and rental housing. This housing w 1 be developed both within and outside of tlle Project Area, as future land availabilty, economic feas ility and other factors dictate. Thesc developments will require acquiring land and buildings; enovating substandard buildings; filling, grading, p'rling and compacting the site; managing ollution remediation; iucurring financing rclated expenses; constructing parking facilities, uti ies and other public improvements; paying hard construction costs for affordable hou 'ng and funding ldministrntive functions, all as described in more detai! be►ow. 19G41R9v1 � Side 11,419,765 51 0 2,729,800 17 0 0 0 0 Other Funds to be _Private Financing_ _7ransfers _In SSpec f PRaJECTEO �USES OF FUNDS Land/BUilding Acyuisis Site Improvements/Pre Installation of Public U Parking_ Facilities Streets and Sidewalks Public Park Facilities Social, Recreational I Interest Reduction Pa� PROJECTED SOURCES TIF Bond / Note Princ� TIF Bond Note Interesi Loan Principal _Loaq Interest Paymenl O/' Sd. i TAX INCREMENT * (1) ` Affordable Total Sources � Housing �,_ 569 0 160,715,348 0 0 0 000 0 50,484,800 000 0 6,000,000 0 0 0' 0 0 0 0 0 0 000 0 6,050,000 25,000,000 25,000,000 �00 0 154,331,104 0 0 0 0 0 Affordable Total Uses Housing _, 0 5,000,000 6,357,000 0 0 7,545,000 0 o zoo,000 0 0 26,415,452 i 0 0 2,zso,000; 0 0 300,000 0 0 0 0' 0 0 50,48A,800' 37,000,000 0 66,846,961' s,000,000 o s,000,000 1.983,418 0 1,983,418, 0 0 14,319,648 0 0 14,375,000, 0 0 962,000 Capitalized Interest 0 8,000,000 0 8,000,000 Contingency_ ,_ __ _ 1,171,394 2,603,471 3,737,151 0 7,512,016 _Other Uses (Spec��___� 0 a _ Municipal / Government Charg 0 1,277,600 0 0 1,277,600 _ Low / Moderate Income Housing Assistance 0 0 6, 00,000 16,250,000 22,750,000 ._ Building Renovation 2,729,800 0 0 0 2,729,800� _Legal, Architectural and Professional Costs 0 3,709,167 0 3,750,000 7,45s,ts�� TransfersoutSSpecify):___ 0 0 0 0� Transfers out �epecifyg=_ _ _ o fotal Usea of Funds__ TIF Eligible 14,149,565 75,247,728; 133,370,569 5,000,000 247,76 7,862 � --- --- - � - --- ---- — -- Non TIF Eligible 8,486,390 26,627,000 119,700,000 0 154,813,390 � �� Total Uses 22,635,955 1 �1,874,728 283,070,569 25,00 000 402,581,252 Sources��over Uses 0 0 0, 0 ��� 0 — -- -- ------------ (1) Other numbers represented in the Plan will be adjusted to reflect this Sources and Uses � (2) Estimated $5.5 million pay-as-you-go note will be issued for ihe West Side Flats Corporate Campus for a total $23,255,000 in bond nd notes Estimated $15 million pay-as-you-go note will be issued for the Upper Landing Project for a total of $45,000,000 in bonds and notes ti(plan2 � 0 � � 0 � 15 101.874.728 Side �Upper 0 0 �0 17755.000 03/28/2001 1 o� - 3a7 V. Descrintion of Contracts Entered into at the Time of Preparation of the Plan � Section 469.175, Subd. 1(3), requires that a list of development activities that are proposed to take place as part of the Project for which contracts will be entered into at the time of the approval of thi� Inn, including the names of the parties to the contract, the activity governed by the contract, the eost taCed in ihe contract, and the expected date of completion of that activity be listed in the P11n. The llowing is a list of the proposed development activities. Name: Drake Building LLC Activity: Development Agreement for Drake Marble Building site Estimated Cost: $11,000,000 �stimated Date of Completion: 2002 B. Nam : U.S. Bancorp Activit' : Development Agreement for Corporate Office Campus in West Si Flats Estimated st: $66,000,000 �stimated Dat of Completion: 2003 C. Name: Centex Mu] Activity: Developn Estimated Cost: $1 �stimated Date of � VI. nily, LP Agreement for Upper Landing 0,000 nl ion:2003 It is expected that in the future, the Riverfront Renais an scale housing developnient located in the West Side Flats. Ne and other public infrastruchire must be built in an urban-style g hottsing development in a manner consistent with the framework to Ue constructed to meet demand and maintain the traditional u VII. ce Project will include a new large- streets, sidewalks, sewers, utilities r' layout to acommodate any new parking may also need ter of the area. The following,ls required by Section 469.175, Subd. 1(5), aze estimat ofthe (i) cost ofthe Project, includittg administration expenses; (ii) amount of bonded indebtedness o be incurred; (iii) sources of revemie to finance or otherwise pay public costs; (iv) the most recent n tax capacity of taxable real property within the tax increment financing district (v) the estimated c tured net tax cap�city of the tax increment financing district at completion; and (vi) the duratio of the tax increment fnancing districYs existence. 19G4189v1 1Q ai-a�i7 A. Cost of the Project, Including Administrative Expenses The total development cost of the Project, including administrative expenses, is estimated at $402,581,252. Of this, approximately $160,715,348 will be paid through tax increment. Approximately $241,865,904 will be paid through other sources. E111 tax increments collected from the District are authosized by this Plan to be expended on the Project. Amount of Bonded Indebtedness to be Incurred It is anticipated that $50,484,800 of bonded indebtedness and $20,500,000 in pay-as- ou-go tax increment notes may be incurred with respect to development within the 'strict. Pursuant to Minnesota Statutes, Section 469.178, general obligation or rev ue tax increment bonds may be used as required to amortize the public devel ment costs identified in Section IV above. The Authority reserves the right to pay f all or part of the activities listed in Section IV as tax increment revenues �re �enera d and become available. For purposes of this section, the term "bonds" includes refu ing bonds, notes interim certificates debentures, or other obligations issued by the A thority or City pursuant to Minnesota Atatutes Section 469.178. At this time, the H anticipates approximate bond issues for each development as outlined below: 1. Drake Marble The HRA shall issue e or more series of tax increment revenue bonds or one or more pay-as-y�-go tas increment notes totaling an estimated $2,729,800. � 2. West Side Flats Cor orate Of i e Cam us The HRA shall issue one or more eries of tax increment revenue bonds or one or more pay-as-you-go tax i rement notes totaling an estimated $23,255,000. 3. Unper Landing The HRA shall issue one or more series of tax 'ncrement revenue bonds or one or more pay-as-you-go tax increment no s totaling an estimated $45,000,000. 19G4189v1 11 o� -3�7 Other Sources for Financing of Project Costs 1. Drake Marble A first mortgage of approximately $6,265,020 will be secured by the developer. The developer will put approximately $1,871,370 in equity into the project. A state environmental cleanup grant of $350,000 has been awarded for the site and is anticipated to be available for use on the project. 2. by the in the approximate amount of $30,194,714 will be secured The City anti�,pates making an application to the State Depaztment of Trade and �conomic`Development and to the Metropolitan Council for a contamination cle�a�nup grant of approximately $2,000,000. 3. Up�er Landing The developer will obta� bridge loan of approximately $6,000,000 from the City or HRA to be rep id with project revenues. State environmental cleanup ants totaling $3,700,000 will be dedicated to the project. � The developer will contribute into the project. C. Sources of Revenue to Finance or Otherwise tl�e Project Below is a list of the sources, amounts, dates and purposes for other public costs associated with the Project: Completion Funding Date Source Amount 1991 Local and Pederal 19G4189v1 $2,439,013 Use of Funds $116,000,000 of private funds Public Costs Associated with Construction of Floodwall for 12 of funds made Flats o,.3a7 \ 2�01 \ 19,90 State and Local State and Local Local Local Local �, Local \ Local State and Local State 3,157,780 1,169,000 374,050 39,462 164,348 20,000 4,296,177 1,7b ,000 � 50,000 Pedestrian enhancements and stairs for Wabasha Bridge 2000 2000 2000 2000 1990 2000 2000 2003 TOTAL Sewer separation for storm and sanitary sewers in project area River Sanitary Station Telementry for two sanitary pumps in project area Debt service on bonds for public improvements in project area Completion of West Side Flats Development Strategy Land acquisition - Kaplan's Scrap Yard site Relocation of Shepard Road from Randolph Avenue To Eagle Street Construction of Sherman Sanitary Pump Station Siate 1,625,000 �onstruction of Upper Landing park and trail system along ol� hepard Road $15,098,830 D. The Most Recent Net Tax Capacity Taxable Real Property Within the Tax Inerement Financing District As of December 31, 2000, the total tax ca city of property parcels to be iiicluded in the District was approximately $202,089. fthe $10,572,800 total base market value, $3,411,200, or 32.26% of the total, is attr utable to buildings, some of which will be removed in connection with the redeve pment pursuant to this Plan. The $7,161,600 of market value attributable to lan s assumed to remain constant. The original tax capacity and tax rate are calculate m accordance with Minnesota Statutes, Section 469.174, Subd. 7 and Section 469.1 7, Subd. 1. 19G4189v1 13 o, - 3a� , � . :� L. The Estimated Captured Net Tax Capacity of tlie Tax Increment Financing District at Completion The Drake Marble Building will have an aggregate assumed estimated market value of $6,800,000. Applying appropriate tax capacity rates results in estimated tax capacity of approximately $229,740 and a captured net tax capacity of $201,795 at ,ianuary 2, 2003, the year following expecfed completion of the Drake Marble 13uilding Project. r. The West Side Plats Corporate Office Campus will have an aggregate assumed estimated inarket value of $44,355,000. Applying appropriate tax capacity rates results in estimated Tax capacity of approximately $1,502,070 and a captured net tax caplcity of $1,459,200 at January 2, 2005, the year following expected completion of the West Side Flats Corporate Office Campus Project. The Upper Landit��will have an aggregate assumed estimated market value of $119,720,000. P;p,�lying appropriate tax capacity rates results in estimated tax capacity of approximat�ly $3,052,204 and a captured net tax capacity of $3,003,082 at J�tnulry 2, 2004, the yea� following the expected completion of the iJpper Landing Project. � The entire Project will have a'� aggregate assumed estimated market value of $170,875,000. Applying approprl�e tax capacity rates results in estimated tax capacity of approximately $4,783,9 � and a captured net tax capacity of $4,664,077 at January 2, 2004, the year followin� xpected completion of construction of the Upper Landing and West Side Flats �o�rporate Office Campus Projects. This captured tax capacity is calculated in ac 469.174, Subd. 4 and 469.177, Subd. 2. The Duration of the Tax Increment Financing with Minnesota Statutes, Section s Existence The request for certification of the District will be mad in 20QL The first tax increffients are anticipated to be generated for taxes payable ' the year 2003. The duration of the District will run 25 years from the date of the c lection of the first increment. Therefore, it is estimated that the HRA could collect tax ' icrements from the District through the year 2028. 19G4189v1 14 o r-3a � V�II. Alternatc I:stimates of the Impact of the Tax Increment Financing on the Net Tax � Capacitics of All Taxing Jurisdictions A. Taxing Jurisdictions 1'he t�xiug jurisdictions iu which the District is located in whole or in part are as follows: � Independent School District #625, whose boundaries are coterminous with those of the City of Saint Paul. The County of Ramsey, approximately 45% of the the total market value of which is contributed by the City of Saint Paul. The Housing and Redevelopment Authority of the City of Saint Paul, whose boundaries are coterminous with those of the City of Saint Paul. The Saint Pau1 Port Authority, whose boundaries are coterminous with those of the City of Saint Paul and whose powers to levy and use property taxes are limited. Metropolitan authoritie Airports Commission, : Metropolitan Mosquito Council and the Metrop� on real estate. such as the Metropolitan Council, Metropolitan �ropolitan Waste Control Commission, and the or�trol District. Of these, onl}� the Metropolitan tan�Mosquito Control District currently levy taxes B. Alternative Estimates of Impact on a11 'l��xing Jurisdictions The HRA is required by Minnesota Statutes ction 469.175, Subd. 1(a)(6) to make statements relative to the alternate estimates of th impact of the tax increment ffnanciug on the net tax capacities of all taxing jurisdictio s in which the tax increment tin�ncing district is located in whole or in part. For purpo� of one statement, which is made in Statement A below, the HRA shall assume that the� timated captured net tax capacity would be available to the taxing jurisdictions without eation of the district. For pttrposes of the second statement, made in Statement B below, t e HRA shall assume that none of the estimated captured net tax capacity would be avail le to the taxing jurisdictions without creation of the district. Statement A. Under the assumption that the estimated captured net tax capacin 19G4189v1 15 available ol-ad'7 � to ilie taxing jurisdictious without creation of the District, creation of tUe District will serve to deny these taxing jurisdictions the taxes from the captured net tax capacity in the amount estimated above under the section entitled °The Estimated Captured Net Tax capacity of tl�c t�x iucrement financing District at Completion." , 2. Statement B. "G��e H1tA believes thal none of the estimated captured net ta� capacity would Ue �tvaillble to taxing jurisdictions without creation of the District due to the expense of getting the Prpject to a state in which it would be conducive to the generation of such inerelsed value>,, In particular, without creation of the District, the Projects which are described herein �Lpuld not be developed on the Site. Assuming this to be true, the taxing jurisdictions would c`qntinue to receive the same amount oftaxes as they have currently been receiving based on the�Furrent net tax capacity of the District as set forth above under the section ezztiiled "The Mo�t, Recent Net Tax Capacity of Taxable Real Property Within the Tax Inerement Finan�'ng District." Once the tax increment district terminates in 2028, ihe t�xing jurisdiction will receive the taxes on the new development which has occurred in the District. IX. Studies and Anal sis Used to Dete ine Need for Tax Tncrement Financin O�- 3 �-�S' �/d In Resolution No, adopted by th HRA on, f March 28, 2�01 1 and in Resolution No. �l -3 2 7 adopted by the City on [ March 2 20011, the HRA and the City have determined on the basis of data collected and presented by HRA nd City staff that the proposed development or redevelopment of the Project would not reasonably � e expected to occur solely through private investment within the reasonably foreseeable fuhire, and at the increase in the market value of this site that could reasonably be expected to occur without the e of tax increment financing would be less than the increlse in the market value estimated to result om the proposed development after subtracting the present value of the proj ected tax increments for t e maximum duration of the district permitted by the plan. Any minimal private investment th might occur without public redevelopment activity would provide significantly less than the increase in the market value estimated to result from the proposed Plastics development. The studies and analyses used to make the determination that th proposed development would not reasonably be expected to occur through private investment within e foreseeable future, lucl thcrefore the use of tax increment is deemed necessary, are as follows: X. Identi6cation of All Parcels to be Included in the District Attached hereto in Appendix A is a list of the Property Identification Num ers for all properties to be included in the District, a map showing the Project, the District and th existing 19G4189v1 16 o�-3aa �roperlies, aud a description identifying the boundaries of the District. XI. �'�. District Administrltion and Annual Disclosure Acii�iinisYration of tlte District will be the responsibility of the HRA, acting on behalf of the City of Saiuti PaLil. The resolutions of the City and the HRA approving and creating the Dish•icl will direct the Couiity to forward all tax inerement froin the District to the HRA. Tax inerements will be deposited into ii}terest bearing accoLmts separate and distinct from other funds of the HRA. Tax incc•ements will be used only for activities described in this tax increment plan. The HRA on beh�l�ofthe City will report annually to the State Auditor, county board, school Uoard and Department of Re�emie regarding activities in the District as required by Section 469.175, suUdivision 5 and subdivisiou 6 and will include information with regard to the District in the data necess�ry to comply with subdivision 6a. With regard to the local contribution as discussed under the he�d'ui� "Loc11 Match RequiremenY' below, the City will file necessary reports required by the Deplrtment of Revenue in such form•.as the Department of Revenue may then require. XII. Modifications to District In accordance with Minnesota Statu� eul�tcgemeut of the geographic area of the Proj� amount of bonded indebtedness to be incurred, Section 469.175, Subd. 4, any reduction or or tax increment financing district; increase in debt if that determination was not a part of the origin'a� of interest on the debt to be capitalized; increase in th retained by the HRA; increase in total estimated tax ng a determination to capitalize interest on plan, or to increase or decrease the amount �dditional property to be acquired by the HRA shall be a� ro discussion, public hearing and findings required for approval lrea of a tax increment financing district may be reduced, but sh following the d�tte of certification of the original tax capacity b XIII. Administr:►tive Expenses of the captured tax capacity to be it expenditures; or designation of ved upon the notice and after the the original plan. The geographic 1 not be enlarged, after five years y t county auditor. In �ccordlnce with Minnesota Statutes, Section 469.174, Subd. 14; a d Minnesota Statutes, Section 469.176, Subd. 3 administrative expenses means all expenditures of an uthority other than amounts p�id for the purchase of land or amounts paid to contractors or others p viding materials �nd services, including architectural and engineering services, directly connected � �th 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� n, fund a reserve for, or sell at a discount bonds issued pursuant to Section 469.178. Administrative xpenses also include amounts paid for services provided by bond counsel, fiscal consultants, and p ing or economic development consultants. Administrative expenses of the District will be paid t the 19G4189v1 17 0�-3�� I-IRE1 ii•om tax incremeuts; provided that no tax increment shall be used to pay auy administrative xpenses for the Proj ect which exceed ten percent of the total tax increment expenditures authorized b��he tax inerement financing plan or the total tax increment expeuditures for the Project, whichever is less. PliA•suant to Minuesota Statutes, Section 469.176, Subd. 4h, tax increments may be used to pay for tl�e� �ouuty's acYual adtninistrative expenses incurred in connection with the District. The coLmty may 1•t�quira payment of those expenses by February 15 of the year following the year the expenscs were�icurred. YIV. Necessar rovements in the District No t�x increme shall be paid to the HRA after three years from the date of certification of the ori�;innl uet tax capac by the Coupty Auditor unless within the three-year period: (1) bonds A�ve been issued in aid of the Project pursuant to Section 469.178 of the TIF ct or any other law, except revenue bonds issued pursuant to Minnesota tatutes, Section 469.159 to 469165; (2) the HRA has ac �ired property within the District; or (3) the HRA has constru ted or caused to be constructed public improvements within the District. The bonds must be issued, or the HRA mu t acquire property or construct or cause public improvements to be constructed by approximately J�uary 1, 2005. Pursuant to Minnesota Statutes, Section 469.176�Subd. 6: If, afterfour years from the date ofcertiftcatio fthe original tux capacity ofthe tax increment fenancing district pursuant to Minnes Statutes Section 469.177, no demolition, rehabilitation or renovation ofproperty or ther site preparation, including qaraldfied improvement of a street adjacent to a parce ut not installation of utility service including sewer or water systems, has been com enced on a parcel located within a tax increment ftnancing district by the authoriry or the owner of the parcel in accordance with the tax increment financing plan, no additz ul tax increment may be taken from that parcel and the original tax capaciry of that pa el shall be excluded from the original tax capacity of the tax increment f nancirzg district. the authoriry or theotivneroftheparcelsubsegttentlycommencesdemolition,rehabilitata orrenovatdon or oEher site preparation on that parcel including improvement of a stre adjacent to that parcel, in accordance with the tax increment financing plan, the aut rity shall 19G4189v1 18 oi-8�� � cerlify to lhe county azrditor in the annual disclosure report that the activity has commenced. The county auditor shnll certify the tax capaciry thereof as most recently cei�[ified by the commissioner ofrevenue and add it to the original tax capacity ofthe tax lnc��en2ent,ftnaneing district. The county auditor must enforce the pronisions of this satbdlvision.. Forpurposesofthissubdivision,gataliftedimprovementsarelimitedto(1) consu�uction o�• opening of a new street, (2) relocation of a str•eet, and (3) sz�bstantial reconslrzrctron or rebui7ding of an exisiing street. The I-IRA or 1 p flpproximltcly J owner must begin making improvements to parcels within the District by 1, 2006. Pursuant to M increments one of the 1 2. Statutes, Section 469.1763, Subd. 3, revenues derived from tax dered to have been spent on an activity within the District only if occurs: Before or �ithin ftve years after certif cation ofthe DistricC, the revenues are actually pai�� o a third party with respect to the activity; Bonds, the proceed of which mz�st be used to finance the activity, are issued and sold to n third p&r before o� within ftve years after certif cntton of the District, the revenues dre spent to repay the Bonds, nnd the proceeds of the Bonds either are, on the�pte of issuance, reasonably expected to be spent before the end of the latter the�ve year period, or� (ii) a reasonable temporary period within the rrk � aning of the use of that term a�nder Sectian 148(c)(1) of the Internal Rever�a e Code, or deposited in a reasonably rec�uired reserve or repincement fu , Binding contracts with a third party are tered into for performance ofthe activity before or within five years after ce ' acation of the District and the revenzres are spent under the contractual obl�ation; or 4. Costs with respect to the activiry are paid before certification of the District and the revenues are s • for pnyment of the costs, including interest on un� within ftve years after �� to reimburse a parry sed costs. Therefore, one of the above four events must occur by approximately XV. Usc of Tnx Increment 1, 2007. All revemtes derived from tax increment shall be used in accordance with this tax incre3 financing plan and pursuant to Minnesota Statutes, including but not limited to Section 469. 19G4189v1 19 o, � aa Stibds. 4, 4c and 4j. RVI. �� fication of Prior Planned Improvements Pursuatit to Minnesota Statutes, Section 469.177, Subd. 4, the HRA has reviewed the area to be included it� Hie District and has found [no] building permits issued during the 18 months inunediatclyprecedingapprovalofthePlanotherthanforinaintenanceonly. Therefore, theoriginal tax clpacify of the District should not change as a result of the valuation of any improvements for which the building permits have previously been issued. XVII. �xcess Tax Increments Pursuant to Mimzesota Statutes, Section 469.176, Subd. 2, in any year in which the tax iucrement exceeds the amoutlEnecessary to pay the costs authorized by this tax increment plan, including the amount necessar to cancel any tax levy as provided in Minnesota Statutes, Section 475.61, Subct. 3, the HRA shall u e the excess amount to do any of the follo�ving: 1. Prepay the outstandin�onds; 2. Discharge the pledge o ax increment therefor; 3. P1y into an escrow accourr�edicated to the payment of such bonds 4. Pay for the construction of a ordable housing in accordance «ith state law; or 5. Return the excess to the Coun�Auditor for redistribution to the respective taxing jurisdictions in proportion of thei�tax capacity rate. XVIII. Loc�l Contribution Requirement Pursuant to Minnesota Statutes, Section 469.177, ubd. to be included in the District. For tax increment financing tric June 30, 1994, Minnesota Statutes, Section 273.1399, Subd. 1 exempt firom local government aid or homestead and agriculh �nd/or the City of Saint Paul makes a local contribution to the ] tax increment. The HRA and the City elect to make the local c 4, the HRA has reviewed the area ts which request certification after d) provides that the HRA may be 1 credit aid penalty if the HRA 'ro' ct equal to five percent of the ontri ution in lieu of the state aid pen�lty. Pive percent of the future value of the tax increments expect to be collected from the District is approximately $8,035,767. The City and the HRA elect to tr t the amount identified above in section VI (subsection C) as an upfront local contribution. These am unts constitute a local contribution in the amount of approximately $15,098,830. All components of t local contribution are expected to be paid prior to December, 2003. Pursuant to Section 273.1399, Subd. 6(d)(2), if the HRA fails to make the required contribution for any year, the state aid reductio will apply for that year. The state aid reduction will be equal to or greater of (A) the required loca contribution (5% of t�x increments collected in that year) or (B) the amotmt of the aid reduction at applies under Subdivision 3 of Section 273.1399. 19G4189v1 20 ���1 � XIX. Tiscnl Dis�arities . The I-IItA and the City have elected to compute Fiscal Disparities contribution for the District iu ac�ord�nce witli Section 469.177, subdivision 3, paragraph a. �, 7/9/2000 �\ 19G4189v1 2l di-3�i7 � � .� � APP�NDIX A '1"I I-IOUSING f1ND REDGVELOPMENT AiJTI OP'1'H� CITY OF SAINT PAUL W�ST SIDE FLA'1'S R�D�VELOPMENT "I'AX INCR�MENT PINANCING DISTRICT ANn PARCF_,L LIST T�x I��crema�t I'innlping District All tlic propertp includin streets 1nd llleys, vacated streets ai�d alleys, �nd streets nnd alleys to Ue vacated, lying within th follo�vuig described boundary and as sho�vn tl�e attached exhiUit "A" 1'arcel List [see att�checl] 19G41S9e•I 22 O i- 3d7 Appendix "A" Parce�ls to be included in Riverfront Renaissance Tax Increment District PIN Numb r 05 28 22 23'0021 05 28 22 32 Ob12 05 28 22 32 0013, 05 28 22 32 0014 05 28 ?_2 32. 001 Ci 05 28 22 32 0016 05 28 22 32 0017 05 28 22 32 0020 05 28 22 32 0021 05 28 22 32 0022 05 28 22 32 0023 05 28 22 32 0024 05 28 22 32 0028 05 28 22 32 0029 05 28 22 32 0030 05 28 22 32 0035 05 28 22 33 0001 05 2$ 22 33 0002 05 28 22 33 0003 05 28 22 33 0004 05 28 22 33 0005 05 28 22 33 0006 05 28 22 33 0007 05 28 22 33 0009 05 28 22 33 0010 06 28 22 13 0001 06 28 22 14 0001 06 28 22 14 0002 06 28 22 14 0018 06 28 22 14 0019 06 28 22 31 0004 06 28 22 31 0007 06 28 22 31 0012 06 28 22 31 0013 06 28 22 32 0032 06 28 22 32 0033 06 28 22 32 0034 06 28 22 32 0036 06 28 22 32 0037 06 28 22 32 0040 06 28 22 32 0072 06 28 22 32 0078 06 28 22 32 0079 06 28 22 32 0084 06 28 22 32 0094 06 28 22 33 0001 Current Property Address 63 Robert St. S. 0 Robert St. S. 0 Robert St. S. No Address 1 %3 Robert St. S. 193 Robert St. S. 0 Plato Blvd. W. 0 Plato Blvd. E. 0 Plato Blvd. E. 0 Plato Blvd. W. No Address 0 Plato Blvd. W. No Address. No Address No Address 0 Robert St. 243 Robert : 0 Robert St. 0 Robert St. No Address 0 Livingtstor No Address 60 Plato Blv 0 Plato Blvd No Address 1 Water St. ' 0 Wabasha No Address 40 Robert S 0 Robert St. No Address 193 Chestni �66 Shepan No Address No Address No Address No Address No Address No Address No Address No Address No Addres� No Addres� 296 Shepar 266 Chestnut St. 345 Shepard Road o�-3a7 06 2� 22 41 0002 06 28�22 41 0003 06 28 2� 41 0005 06 28 22'41 0006 06 28 22 41,0007 06 28 22 41 0,014 06 28 22 41 Od�5 06 28 22 41 0018 06 28 22 41 0019` 06 7_£� 27.. 41 0020 06 28 22 41 0024 06 28 22 41 0025 06 28 22 41 0026 06 28 22 41 0029 06 28 22 41 0030 06 28 22 41 0031 06 28 22 41 0033 06 28 22 41 0036 06 28 22 41 0037 06 28 22 41 �038 06 28 22 41 0043 06 28 22 41 0044 06 28 22 41 0046 No Address 43 Water St. E. 0 Water St. 2 Starkey St. 2 Starkey St. 0 Fillmore Ave. 84 Wabasha St 0 Fillmore Ave. �n G�ii,,,�ro n"o S. F . \ � '\��-��. .�- �,� �\,'� \�, , ,, ..�\� \ ,\ \... �„ \ � \ ,\ �� , : ` �\....\ �.�.. \ ' \�� d� \` � \`'V � \\ , � \\\ \� l� \ !�� � �\� ' �' \ �� "� '\ .•'�.,�. ,,.�� � �� \\ ; ,� � ` \�� \ :�, s2'`� ' � ` \ 4 �.� \ � 1 \ � _�� � ���:�� � - � �`' `� �, o, ,� '��' :�, ,' 4 �\.\ . �, ', \ . � � '+' � � � . \ i�� � �'�.�\'� : C , .' �`\ ' �. � ` \�`'; �\ : � � ��\ ; , ,\ `��.: ,.,�� �� ���\�� �� , � ,, �. \ . \\� � \ /.� '_�\ � \, . \, 1. . ? '. .!. , �,\ ,``,,. �;y,; � ,; , �, .: . . � y>��� � ,� ° '�m ��s s,, r � ,, � \ 6� 6 /IIP o, -3a7 , , ,, ,_ , . : � ' �� /, r �. : - � �, ; i::�i�_1:,.!"�—: �.. -.; � , ( � ' \ .\.�' � `\�:.°;' , f ,_ilt�niU!_.' ... _ ��; �1-- , , i;, � ( l � '_' ( �� . ' I , \ `����� i i_. r>"�i�y`'�, _-. J .:', yi �.i !_ i � �' � i ,,�. �' `/ �` } i `� � // y/' ���/ ...jl_I . �I _I �j� _ ___. ��—�_L _� � I-�._ ------; . . ;� �� _ '; � =. � � ,.� . ; � ,. `.I .:` '� , � �:> � .� \V � � 6 „ W 0 Q. 0 � � ��- � �_ o Lb � a ��"S ��� , �v > �� �.--+r„�e• ` ���� . ���� ��� �, �J �� � � . a �� m� � �� � V, .� � LL_ -4--� � � � .> � � .� V! � -a-� Q) � � � � � � .s�� , � �i N � � � � j a� �: � � cu N N � .� , � I CL i >' �I a, <'n z�^ oi- 3�'1 APPI:NDIX 13 19G4189v1 23 .� � �� /� � �Je n��i ; X R�PORT OF PItOC�DUR�S US�D AND R�SULTS OBTAIN�D FOR LT�RNIINING TAX INCIL�M�NT P'INANCING DISTRICT \ ELIGIBILITY 1�'OIt 'OSED "Riverfront Renlissance" AX INCREMENT DISTRICT \ Saint Paul, Minnesota YHR Project No. 2034 PIt�PA`�2�D I'OR City of Saint l�aul PED Saint Paul, Mir�nesota 25 �Vest 4th Sti et Snint Paul, Minnesot 55102 March 1, 2001 Prepared by PARTN ERS ARCHI7ECTURE PLANNING 3989 CENTRAL AVENUE NE, SUITE 520 MINNEAPOLIS, MN 55421 PHOrvE: 763-788-5323 Fnx 763-785-5324 d� - 3�,? Yroposed '7tiverf.ront I.ien�issance" Redevelopillent District City of S�in6 Paul l'I?,I) P U]'Llc'l]')' G� 2001 Psie 2 of G We were hiiZ�d by Che I'llmiing and �conomic Development Department of the City of S�inL Paul, 1Vlinnesota to survey and evnlu2te the properties within the proposed "Rivm•frm�t Ron�i,�s�nce"'Cas Tnerem�nt P'inance Redevelopinent District. This proposed redeve opment arel is bordered by the new Shepard Road on the north 1nd by the North•ru Stntes Pow,er plant on the west. Wabasha and Robert Stx�eets forui the western nd eastern boundaries respectively of the southei•n arm of the district. The southern� tmdary is Plato Avenue west of the Chicago North�vestern rnilroad tr�cics. Several properties south of Plato Avenue are inchicled. The two parcels of R� pberry Island (just below the Wabasha Bridge on Che A4ississippi River) 1re also in uded as well 1s the area of the Wabasha Street bridbe decic. The purpose of our work was to ascerta whether the qualification tests for tax increment eligibility, ns required under innesota Statute, could be met. SCOP� OP' WORI{ The proposed district consists of 71 property p•cels. Of the 71 properties, 11 have commercial structures. There are 60 parcels tha are either vacant, hace paving impro�•ements only, are paz�t of Saint Paul right-o way or are railroad owned. �VALUATIONS Of tlie 11 buildings in the proposed district, 8 building teriors were evahiated and 3 e�terior (curbside) evaluations were conducted. PINDINGS Coverflge Test — 66 of the 71 properties met the coverage tes with 97% area coverage. This e�ceeds the 70% area coverage requirement. Condition of Buildings Test — 82% of the buildings — 9 of the 11 ildings — were found "containing defects in striictural elements or a combination of ficiencies ... of sufficient total significance to justify substantial renovation or clearanc " This exceeds the Condition of Buildings Test whereby over 50% buildings mus e found "structurally substandard." CONCLUSION We believe in our professional opinion that the proposed district qualit"ies as eligible under the statutory criteria and formulas for a Redevelopment District. SUPPORTING DOCUM�NTS See attached summary spreadsheet report detailing the above findings. D t • 32"1 Proposed '7.tivcrfront Iten�iss�nce" Redevelopment District �it,y of Saint P�ul PliD l�el ru�ry 5, 2001 Pagc 3 of f I'ROCP�D'URAL 1tL( UIIZLMENTS The proper�ies were surveyed and evaluated in lccordance with the following requiremenls under Minnesoia Statute Section 469.174, Subdivision 10, clause (c) which states: InCerioz•lnspe the Uuilding is : properCy. . .,� —"The mLinicipality may not malce such determination [ thai ir�lly suUstanclard ] without an interior inspection of the �xterior Inspection an �Other Me1ns —"An interior inspection of the property� is not required, if the municip lity finds that (1) the municipality or authority is unaUle to gliu �ccess to the p�operty; and after using its best efforts to obtain �C'1'1111SS1011 F1'0111 Ci1C }1a1'Cy Ci11 owns or controls the property; and (2) the evidence otherwise supports 1 reasonable onclusion that the building is structurally substand�trcl. Documentation — "Written interior inspection was not conducted 469.176, subdivision 3, cl�use (1)." of the findings and reasons why an be made and retained under section Notificntion -- The City of Saint Paul sent a le er (or a series of letters) to all property owners located in the district requesting hat an interior inspection and evaluation be made of their property. An interior inspection and evaluation was scheduled af�r a property owner consented to the request. An exterior inspection and evaluation was made of the prope y where either the owner responded and refiised interior access to their property the owner did not respond to repeated contact attempts. The type of evaluation co ucted at each property is noted on the attached summary report. Written documentation is on file with the city showing evidence of noti�cations to owners. QUALIFICATION R�QUIREMENTS ` The properties were surveyed and evaluated to determine whether the qualifi tests for tax increment eligibility for a redevelopment district, required under following Minnesota Statutes, could be met. Minnesota Statute Section 469.174, Subdivision 10, clause (a) (1) requires two tests ` for occupied parcels: 1 �� \ ol• 3"�7 Prol�osed "ltiverfrouL Renaiss�nce" Redevelopment llistrict CiCy of' S�int; P�ul PI�7D l�ebruary Ci, 2001 P�gc 4 of 6 1. Covernge TesL —"parcels consisting of 70 percent of the area of the district ai�e occupied by Uuildings, streets, utilities, or other improvements" Nol,e: Tho r,overagr, i•equirod by t,he parcel to be cm�sidered occupied is defined undok n2imicsoL� Sto�tut.o Section d69.174, SuUdivision 10, clatiisc (c) wl�ich statesi�Por purposes of this subdivision, a parcel which is not occupied by Uuilcling�, streets, utilities, or other improvements tmless 15% of the area of the p�rcel collt�iins improvements." 2. Conclitioil d Buildings Test —"and more thnn 50 percent of the buildings, not 111CILlCl111�' OLitU illCll]]eS� are structurally substandard to a degree requiring sttUstflntial ren ntion or clearance;" Note: Structurally substan ard is defined Lmder Minnesotl Statute Section 469.174, Subdivision 10, clnuse ) which stltes: "For purposes of this subdivision, `�Stl'LiCCLl1'flll,y SLlIJStaI1CIfl1' �� shall mean containing defects in structural elements or � combinition of deficie cies in essential utilities ancl facilities, light and ventilation, t"ire protection i luding adequate egress, lay�out and condition of interior partitions, or similar ctors, which defects or deficiencies are of sufficient total significance to ju tify substantial renovation or cleaz�ance. Structurally substandard is further efined in the statute under Subdivision 10, clause (c) which states: "A building is not structurally substanc rd if it is in compliance with building code appliclble to new buildings or could e modified to satisfy the building code at tt cost oF less than lo percent of the cost constructing a new structure of the same square footage and type on the site. T municipality may find that a building is not disqualified as structurally subs ndard under the preceding sentence on the basis of reasonably available evic flge of the building, the average cost of plumbing, or other similar reliable evidence." such as the size, type, and ical, or structural repairs, "Items of evidence that support such a conclusion [ that t e building is structurally substandard ] include recent fire or police insp tions, on-site property appraisals or housing inspections, exterior evidence deterioration, or other similar reliable evidence." EVALUATION METHODOLOGY Coverage Test • Total square foot area of each property parcel was obtained from county re • Square foot area of site improvements on each property parcel was obtained site survey records and onsite verif`ication. o►- 3a� Proposed "Itiverfront Iteuaissauce" Itedevelopiuent District CiCy of Saint J'�ul PI;D I�ebx•u�ry G, 2001 Pai�;e G of G tnge of coverage of e�ch property parcel was computed to determine if 15% �ment was meL. •'i'he tal area of all qualifying' property parcels was compared to the total area of �ll p�ru ;1� to detormine if the 70% requiremcnt was met. � llru�i pur 'oi�s i,o thu cen4crline oP �djacent righis-of-4v2y were included iu the covernge c� culations for ench parcel if applicable. Condition of BuiJ,diug Test Re �12ceuient Co� Calculation — the cost of constructing a new structure of the same square footn � and type on site: . IZ. S. Means Cost quare Costs Data, factored for the Twin Cities metro area, w1s used as tl�e na 'onnlly accepted standard for base cost calculations. • A Uase cost was calcu �ted by first establishing building class, building type, flnd construction quali level to obtain the appropriate Means cost per squarc foot and multiplyi g it times the builcling square foot. • Amenities, which increasec the value over the standard construction quality level, were identified and a v lue was assigned to each. • BZSe cost and cost of amenities were totaled to arrive at Renlacement Cost. Code Deficiencies —��•alu�tion of code leficiencies included 1) determining those technical conditions �vhich are not in co liance with current building code applic�ble to new buildings and, 2) the cos to correct the deficiencies: • Code deficiencies were identified by revi ving information (from city records) and conducting interior and/or exterior ec, • Cost ta carrect identified deficiencies were Means Cost Data for 2000 and our profess nined 6ased upon R. S. udgement and experience. Svstem Conditions — Evaluation of system conditions ' cluded 1) measurement of the deterioration of a building's components (spstems by determining where each component is in its expected service life and, 2) the c st to repair or replace that component so as to bring it to a new condition: • A cost model for each building type was developed which i cludes a list of major btulding components. The components fall within on or more of the following buildin; system categories: Site, Structure, Envelop Interiors, Mechnnical, Electrical, Fire Protection, and Emergency System • Service life of each component was assigned based upon standard published by the Building Owners and Management Association (BOMA) and ur proFessional judgement and experience. • A repair or replacement cost was determined using R. S. Means Cost D ta and our professional judgement and experience. • The actu�l age of the building and its components was determined from Ci'x records, information from the building o�cner and visual inspection. � • The amount of service life "used up" for each component was evaluated based upon the professional judgement of the evaluator. For example, the evaluator may determine that the amount of life used for a particular o� -3a7 Proposed "liiverfront Itenniss�nce" Redevelopment DistricL CiC,y of Sttin6 P1u1 PliD I�cUruzx•,y G, 200] �'ae�e G of G �nt has Ueeu accelernted to extraneous circumst�nces such as a m. On the other hand a roof with a service life expectanc}� of 20 years 10 years old, Uut the evaluator may determine that, based on its midit,imz, has oiily aged 5 years. NOT�: iile not n requirement by statute, the Systems Conditions analysis is provided s an indicator of nge and depreciation of individual building sysCems. • Code (I�'CD — A percei tage representing the cost to correct code deficiencies divided by the repllcen nt cost of a building. By statute a building is NOT structurally substandar 'f it can be improved to comply with the current State Building Code for less then 5% of replacement value. rACILTTY �VALUATION Jason E{reUsb�ch Brian Ringham PRINCIPAL IN CHARGE: Richard A. 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" ^ '$�o�oronN���°'mk o N L 'o, °� �s �m��oom���NO�>o�oo�o��`sm ���� ��vs m°�v ee�, �� �, ��N���^ $�N�����o���N�ooi�o���g sa�>��a�����°> e�m��w�m ;e�> e a' o a az e ae o o e a o o� e e e a a' a" e o°° o a a° > �'°_�""`�"ti',`d,ASe ^'o � m � 'e � .+ aNN'�� �'' ����U�����o >�N�;�>o�o�s�ogo�� o ' e � � � O O O O o+ O O+ O O O O o O O+ O�+ O O O o O o 0 0 o O � O O O O+� O+ O O O O O O-+ O m O O O O O O O O S S�'S i� a �.5� S x � v n n^'�S�'k"� �'S4�"S �3 o � A � � o Q''Q'�'o' ��'a�'� � o R R���� ° R a$$'Y � R��� R����0 R ^ � E E ° ..� `. A A A E °' A & < � A < $ .-, � � �� --�� _ - ���� �� sso �s ss s �;=�\�s`�� - - =�o R � �� � `d c `d n'� � v \ City of St. Paul COUNCI IL No. a�-a�R RESOLIITION RATIFYING ASSESSMEN'P By � ��/Cr'� ��. r-•, p�., ; r � File No._99WALKS3 s� �' < <-- � :� t °' � �,��� � � `'' � ° �' � F— Assessment No._0727 M .r�.1 � �� \ Voting Ward In the matter of the assessment of benefits, cost and expenses for Sidewalk Reconstruction (work already done) (See attached list) A Y h l.n e � lPl ��r� S Rgo 8a, — S �`� S�,.�1� M:ss�ss�pp� �:��r S3 1���r: n���: ae � , v Preliminary Order:99-348, 99-349, 99-350,99-351, approved:April 21,1999, AIay 5, 1999 99-391, 99-415, 99-431, May 12,1999, May 19, 1999 99-454, 99-494, 99-495 May 26, 1999, June 9, 1999 Final Order:99-460, 99-477, 99-478, 99-479, approved: May 26,1999, June 2, 1999 99-540, 99-542, 99-544, 99-577, June 9,1999, June 23,1999 99-601, 99-603, 99-606, 99-724, July 14,1999, July 28,1999 99-733. 99-734 A public hearing having been had upon the assessment for the above improvement, and said assessment having been further considered by the Council, and having been considered finally satisfactory, therefore, be it RESOLVED, That the said assessment be and the same is hereby in all respects ratified. RESOLVED FURTBER, That the said assessment be and it is hereby determined to be payable in One thru Twentv equal installment. COUNCILPERSON Yeas Nays ✓Benanav ✓�lakey ./Sostrom ✓C yf3arris �L,antry �ileiter Adopted by the Council: Date�� �O � Certified Passes by Council Secretary B�' � �=����1�. 2 1n Favor QAgainst Mayor �/, /o cs � —��'i 599015 - Both Sides James Avenue from Fulton Street to View Street S99016 - Both Sides View Street from Randolph Avenue to James Avenue. S99020 - Both Sides Oak Grove Place from St Clair Avenue to Osceola Avenue. S99021- North Side Fairmount Avenue from South Lexington Parkway to West thru 1121 Fairmount Avenue. S99022 - East Side South Lexington Parkway from Osceola Avenue to Fairmount Avenue. S99023 - East Side South Snelling Avenue from Ford Parkway to Highland Parkway. S99024 - West Side South Snelling Avenue from Hartford Avenue to Juno Avenue & North Side Niles Avenue from South Snelling Avenue to Macalester Street. S99035 - South Side Michigan Street from Webster Street to Dead-End. S99037 - Both Sides Fairmount Avenue from South Chatsworth Street to South Milton Street. S99038 - South Side Bayard Avenue from South Fairview Avenue to South Wheeler Street. S99039 - East Side Cleveland Avenue from Morgan Avenue to Ramlow Place, 599040 - Both Sides Niles Avenue from South Griggs Street to Edgcumbe Road. 599041- North Side Palace Avenue from South Fairview Avenue to 5outh Wheeler Street at 1789 Palace Avenue Only & South Side Palace Avenue from South Fairview Avenue to South Wheeler Street at 1788 Palace Avenue Only. S99042 - Both Sides South Pascal Street from Fairmount Avenue to Goodrich Avenue & North Side Fairmount Avenue from South Saratoga Street to South Pascal Street at 1465 Fairmount Avenue Only. 599043 - Both Sides Ramlow Place from South Cleveland Avenue to Return Court. S99044 - Both Sides Randolph Avenue from South Syndicate Street to South Griggs Street. 599050 - Both Sides East Geranium Avenue from Abell Street to Jackson Street. 599051- Both Sides East Geranium Avenue from Sylvan Street to Abell Street. S99052 - Both Sides Woodbridge Street from West Rose Avenue to West Maryland Avenue. o�-��� S99065 - Both Sides Randolph Avenue from View Street to Bay Street 599067 - East Side Edgcumbe Road from St Paul Avenue to Field Avenue & West Side Edgcumbe Road from Sheridan Avenue to North to Railroad Tracks. 599079 - South Side Grand Avenue from Cambridge Street to Macalester Stree� 599080 - North Side Grand Avenue from South Wheeler Street to Cambridge Stree� 599081- Both Sides Juno Avenue from South Syndicate Street to South Griggs Street. 599082 - East Side South Mississippi River Boulevard from Hartford Avenue to Randolph Avenue. 599093 - Both Sides South Milton Street from Randolph Avenue to James Avenue. 599094 - Both Sides East Idaho Avenue from Wheelock Ridge Road to Edgerton Street. S99100 - West Side Edgerton Street from East Rose Avenue to East Maryland Avenue. 599101- East Side North O�ord Street from Stinson Street to Front Avenue. 599105 - South Side 3uliet Avenue from South Hamline Avenue to South Syndicate Street at 1298, 1304 & 1306 Juliet Avenue. 599106 - Both Sides Woodlawn Avenue from Ford Parkway to Highland Parkway. �V � I�'� Uf Z.o� ; �-� T.M.S.IREAL ESTATE DIVISION Da�� January 17, 2001 Green Sheet Number: 104817 ontac[ Person and Phone Nnmber: EPARTMENT DALECl'OR cirr covivcn. 4 ��� Peter White 266-8850 �"`� ATTORNEY rrYC�.Ex� �V�1Y � (�/l/ O ODGETDIItECfOR FFICEOFFINANCIALSVCS. nti� us[ be on Council Agenda � / � YOR (OR ASS7SfAN1) 1 OUNCIL RFSEARCH l. OTAL # OF SIGNATURE PA ES 1 (CLIP ALL LOCATIONS FOR SIGNATURE) CTION REQUESTED: etting date of public hearing for the ratification of assessments for sidewalk improvements in various ocations throughout the city. ile No. 99WALKS3 ASSESSMENT NO. 0727 COMINENDATIONS: APPROVE (A) OR RFJECT (R) ERSONAL SERVICE CONTRACTS M[JST ANSWER THE FOLLOWING: . Has the person/firm ever worked under a conlraM For t6is depar[ment? YES NO PLA��TIA'G COMhILSSION A STAFF . Has this person/firm ever been a City employee? YES NO CIVQ, SERNCE CAMMLSSION . Does this persodfum possess a sldll no[ normally possessed by any YES NO c�e comMrrr� current City employee? E lain all YES answers on a se arate sheet and attach. vrroxTS wcncx couivcn, os,�cTn�z Nei hborhoods COUNCII. WARD(S) 2� 5(� DISTRICTPLANNING COUNCII, 5.6_9_74_75_I� 7'ING PAOBLEM, ISSUE, OPPORI'UNI'I'Y (Who, What, When, Where, Why?): � Projects are completed. Ratification is necessary to begin to collect assessme�ts pay for � theprojects. �,�5�=-"°`�:`" v �`��:��: . ... . � DVANTAGES IF APPROVED: ; `,,`,; s3 Same as above. ISADVANTAGES IF APPROVED: Benefitted property owners have assessments payabie via property tal�es. ISADVANTAGES IF NOT APPROVED: To not assess the benefits would be incansistent with City policy. OTAL AMOUNI' OF TRANSACTION: $171�673.51 COSTlREVENUE BTJDGETED (CIItCLE ONE) YES NO $77,184.33 PIA 1999 AcTmTYN°'�ER: $94,489.18ASSE5SMENTS ING SOURCE: INANCIAI. INFORMATION: (EXPLAIIV) � 4� 6�`�7'�vVl.Ch� City of St. Paul Real Estate Division � � ���� Dept. of Tachnology & Maaagement Serv. COUNCIL FILE NO. REPORT OF CON�LET2023 OF ASSESS2�N'P File No. 99WALKS3 Assessment No. 07275 Voting Ward In the matter o£ the assessment of benefits, cost and expenses for Sidewalk Reconstruction (work already done) (See attached) Preliminary Order:99-348, 99-349, 99-350, approved:April 21,1999, May 5, 1999 99-351, 99-391, 99-415, 99-431, May 12, 1999, May 19, 1999, 99-454, 99-494, 99-495 May 26, 1999, June 9, 1999 Final Order_99-460, 99-477, 99-478, 99-479 approved:May 26,1999, June 2,1999 99-540, 99-542, 99-544, 99-577, June 9,1999, June 23,1999, July 14, 99-601, 99-603, 99-606, 99-724, 1999, July 28,1999 94-733, 99-734 To the Council of the City of St. Paul The Valuation and Assessment Engineer hereby reports to the Council the following as a statement of the expenditures necessarily incurred for and in connection with the making of the above improvement, viz: Total construction costs Engineering and Inspection Valuation and Assessment Services Administration Charge - Public Health Administration Fee - Water Dept. Administration Service Charge Abatement Service Charge $127,695.51 $_38,308.65 $_5 , 669 . 35 $ TOTAL EXPENDITURES Charge To: PIA 1999 Net Assessment $171,673.51 $ 77,184.33 $ 94,489.1 Said Valuation and Assessment Engineer further reports that he has assessed and levied the total amount as above ascertained, to-wit: the sum o£ �94,489.18 upon each and every lot, part or parcel of land deemed benefited by the said improvement, and in the case of each lot, part or parcel of land in accordance with the benefits conferred thereon; that the said assessment has been completed, and that hereto attached, identified by the signature of the said Valuation and Assessment Engineer, and made a part hereof, is the said assessment as completed by him, and which is herewith submitted to the Counci for such action thereon as may be considered proper. P Dated `�� � � Valuation and Assessment Engineer ��-�-a� City of St. Paul COUNCI FIL N0. O�— �D�[ RESOLIITION APPROVING ASSESSMEN'P AND Sy ��� �a FIXING T7S� OF �'nRT**G �REON File No. 99WALKS3 �� �(� j� I� L Assessment No._0727 lJ f � V Voting Ward In the matter of the assessment of benefits, cost and e�enses for Sidewalk Reconstruction (Work already done) (See attached) Preliminary Order:99-348, 99-349, 99-350, approved: April 21, 1999,May 5,1999 99-351, 99-391, 99-415, May 12,1999, May 19, 1999, 99-431, 99-454, 99-494, 99-495 May 26, 1999, June 9, 1999 Final Order 99-460,99-477,99-601,99-540,99-478 approved: May 26,1999,June 2,1999, 99-542,99-479,99-577,99-544,99-603 June 9,1999, June 23,1999, 99-606, 99-724, 99-733, 99-734 July 14,1999, July 28,1999 The assessment of benefits, cost and expenses for and in connection with the above improvement havi.ng been submitted to the Counci2, and the Council having considered same and found the said assessment satisfactory, therefore, be it RESOLVED, That the said assessment be and the same is hereby in all respects approved, RESOLVED FI7RTHER, That a public hearing be had on said assessment_on the 7th dav of March, 2001 at the hour of 5:30 P.M., in the Council Chamber of the Court House and City Hal.l Building, in the City of St. Paul; that the Valuation and Assessment Engineer give notice of said meetings, as required by the Charter, stating in said notice the time and place of hearing, the nature of the improvement, and the amount assessed against the lot or lots of the particular owner to whom the notice is directed. 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Z � in n o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o u� i w n o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o w i y �an0000000000000000+nimn0000000000000000m�(n i i w� wi oi o� i i i � N � N i�p �O i to i 'A i i i i p � N i N � �y N � N L�] I �1 N � N i �-] r � r-� i K O 1 O � H F' I 1� � CJ 1 �1 1 W � i �1 I N i \ "�T � b n P] C m �I � \ U` v` � N [9 x P7 3 ro H � � n � C '� u � � a* roIIHHHHHHHHHHHHHHHHH�O ,roI1O0000000000000000�E OI�HHHHHHHHHHHHHHHHH�2 r. n bbbbT�bbbJy?�bbbbbbb � tn L�71I CCCC'CCCCCCt^CCCCCC � S� Hii��SSE���EESE££ESS�O n b?�bT�YbbbbbT�bbb?�bY � a7 y II CCCCt" CCCC CCC CCCCC" � OII xT.777'.T�T�T.T.T.r'CXT�T�T�T�T�T. ; � b ii :o:n:n:n:eaa�:n:n,ro,roA��:n,roA C ii c � b nO0000000000000000�K uzZZZZ2ZZZZZZZZZZZ�[�7 n � X� II OOOOOOOOOOOOOOSn.'�Sn � n HHHHHHHHHHHHHHm[dn] � n x x x x x x m m x x x m� m m m tn � n n � n � ii � rt � n n n ii � ro +n ii +A iR +1++? � O 1011 L+Yi/}Y{lkLfi/ iRLt{RL+ Lt F'N � K1 �P II Ol �P UI O i-` i-+ W 1'� l0 F' N 1-� i� h-` � C+l II� � � . . � � �� � � � {/1� � � i .'O iP II OTm�O �1t0 NUl O W 1�0�11-`L2Nm F] m II 1n0��P�POwmNtnww�POl �D�P �clD i K lOII F'mO�F' W N W O�(JiF�OJ�10UtUINN i F` II N t0 Y l0 l0 �P �P Y W Ul W Ul W W UI 0� O I[zJ OJ II lOmmUlN�iP W iPtOm�P�P�O W N W � Vl � (] i '�1 � H �ro i y H ° z � � �y �n � y � O � � �z �� �� � � � �� I H � y i � i y i y � �] i �y �� i y � O i � i C � z i H i y i � � n] i q � C] � H i p i p i i � � O �z � H im �ro �x �o � ro � m � p � y i K I M I d , � I�`l, 8 �� � �1�� �.��� ��z.�lfd� RESOLUTION ITY OF SAINT PAUL, MINNESOTA Presented by Referred To Committee Date GG B� IT RESOLVED by the City Council (the "Council") of the City of Saint Paul, Minnesota (the "City"), as follows: Section 1. Recitals 4 1 A 1, The HRA has heretofore established the Riverfront Development Project Area and adopted the 5 Redevelopmeni Plan, and the subsequent amendment thereto. It has been proposed that the City establish 6 within the Riverfront Redevelopment Project Area the Riverfront Renaissance Tax Increment Financing District 7 and Uie related Tax Increment Financing Plan therefor (the "Plan"); all pursuant to and in conformity with 8 applicable law, including Minnesota Statutes, Sections 469.174 through 469.179, all inclusive, as amended, all 9 as reflected in the Plan, and presented for the Council's consideration. 10 1.02. The Council has investigated the facts relating to the Plan, and is aware that the parcels included 11 in the Riverfront Renaissance Tax Increment D'astrict which is created by the Plan have been removed by the 12 Housing and Redevelopment Authority of the City of Saint Paul, Minnesota (the "HRA") from the Riverfront 13 Redevelopment Tax Increment District orig�nally created by the HRA in 1987. 14 1.03. The City has performed ali actions required by law to be performed prior to the adoption and 15 approval of the proposed Plan, including, but not limited to, notification of Ramsey County and School District 16 #625 having taxing jurisdiction over the property to be included in the Riverfront Renaissance Tax Increment 17 Financing District, a review of and written comment on the Plan by the City Planning Commission, and the 18 holding of a pubic hearing upon published notice as required by law. 19 20 21 22 23 24 1.04. Certain written reports (the "Reports") relating to the Plan and to the activities contemplated therein haue heretofore been prepared by staff and submitted to the council and/or made a part of the City files and proceedings on the Plan. The Reports include data, information and/or substantiation constituting the bases for the findings and determinations made in this resolution. The Council hereby confirms, ratifies and adopts the Reports, which are liereby incorporated into and made as fuily a part of this resolution to the same extent as if set forth in full herein. Council File # O 1- 3L17 Green Sheet # � I96805lv1 o�-��� Section 2. Fiudin�s for the Adoption and Approval of the Plan. 2 2.01. The Council hereby finds that the Plan, is intended and, in the judgment of this Council, the 3 effect of such actions will be, to provide an impetus for development in the public purpose and accomplish 4 certlin objectives as specified in the Plan, which are hereby incorporated herein. Section 3. Findings for the Establishment of The Riverfront Renaissance Tax Increment Financing District. 8 3.01. The Council hereby finds that the Riverfront Renaissance Tax Increment Financing District is in 9 the public interest and is a"redevelopmenY' under Minnesota Statutes, Section 469.174, subdivision ll. 10 3.02. The Council further finds that the proposed development would not occur solely through private I 1 investmettt within the reasonably foreseeable future and that the increased market value on the site that could 12 reasonably be expected to occur without the use of taY increment financing would be less than the increase in 13 the inacket value estimated to result from the proposed development after subtracting the present value of the 14 proj ected tax iucrements for the maximum duration of the Riverfront Development Project Area permitted by I S the Tax Increment Pinancing Plan, that the Plan conform to the general plan for the development or 16 redevelopment of the City as a whole; and that the Plan will afford maximum opportunity consistent with the 17 souud needs of the City as a whole, for the development of the Riverfront Development Project Area by private 18 enterprise. 19 3.03. The City elects to make an upfront qualifying local contribution in accordance with Minnesota 20 Statutes, Section 273.1399, subdivision 6(d), in order to qualify the Riverfront Development Project for 21 exemption from state aid losses set forth in Section 273.1399, subdivision 6(c). 22 3.04. Tl�e Council further finds, declares and determines that the City made the above findings stated 23 in this Section and has set forth the reasons and supporting facts for each determination in writing, attached 24 hereto as Exhibit A. 25 3.05 The Council ratifies and approves the actions of the HRA in removing certain parcels from the 26 Riverfront Redevelopment Tax Iucrement District for the creation of the Riverfront Renaissance Tax Increment 27 District. 28 Section 4. Annroval and Adoption of the Plan. 29 4A1. The Plan, as presented to the Council on this date, including without limitation the findings and 30 statemettts of objectives contained therein, as hereby approved, ratified, established, and adopted and shall be 31 placed on tile iv the offce of the HRA Director. 19GSOSGvI 2 2 4.02. Tl�e staff of the City, the City's advisors and legal counsel are authorized and directed to proceed with the implementation of the Plan and to negotiate, draft, prepare and present to this Council for its consideration ail further plans, resolutions, documents and contracts necessary for this purpose. O\ �� a"7 4 4.03. The Auditor of Ramsey County is requested to certify the original net tax capacity of the 5 Riverfront Renaissance Tax Increment Financing District, as described in the Plan, and to certify in each year 6 thereafter the amount by which the original net tax capacity has increased or decreased; and the City of Saint 7 Paul is authorized and directed to forthwith transmit this request to the County Auditor in such form and content 8 as the .�luditor may spccif'y, together with a list of all properties within the Riverfront Renaissance Tax 9 Increment Financing District, for which building permits have [not] been issued during the 18 months 10 immediately preceding the adoption of this resolution. Requested by Department of: ��q++Y1i�'+A 0.vit� L'.C6V�Onvli� �2v��_ tl(��_ By: X/,���'1 � � Adoption Certified by Council Secretary By: � � `i 1 \ � Approved by M�yor:Date �� � 2�� By: � rm r ppr.eue by City Attarney BY: ���,� Approved by Mayo / for Submission to Council BY� �f�T/l .0 /y!7/%��r""I 19GROSGvI Adopted by Council: Date /��R�h 2� oZDO/ o � -�a�� D EPA RTM ENT/0 FFI C E/CO UN CIL PED CONTACT PERSON & PHONE Dan Smith 6-6581 MUST BE ON COUNCIL AGENDA BY (DATE) March 28, 2001 DATE INITIATED 3/16/01 GREEN SHEET ruo 111275 � Dep[. Direcro� � Qty Council �CityA[[ome ' �ClryClerk v TOTAL # OF SIGNATURE PAGES �FlnanclalServlcesDir. �Finencial/ACCtg ; � Mayor or Ass'[ � (CLIP ALL LOCATIONS FOR SIGNATURE) ACTION REQUESTED Resolution adopting TIF Plan for the Riverfront Renaissance TIF District for the West Side Flats and Upper Landing proJects. 'C;Y ; .ql, ��b�4:�;_ �,p°(�li�S1�iF� �.�:i'."o . '� '� ��QBB� � T1Sy L' RECOMMENDATION Approve (A) or Reject (R) PERSONAL SERVICE CONTRACTS MUST ANSWER THE FOLLOWING QUESTIONS: PLANNING COMMISSION 1, Has this person/firm ever worked under a contract for CIB COMMITTEE this department? yes no CIVIL 5ERVICE COMMISSION 2. Has this persoNfirrr� ever been a citY employee? — yes no — 3. Does this person/firm possess a skill not normally — possessed by any current city employeet yes no 4. Is this person/firm a targeted vendor? yes no 5. Explain all yes answers on separate sheet and attach to green sheet. INITIATING PROBLEM ISSUE, OPPORTUNITY (who, what, when, where, why) ADVANTGESIFAPPROVED DISADVANTAGES IF APPROVED DISADVANTAGES IF NOT APPROVED TOTAL AMOUNT OF TRANSACTION S COST/REVENUE BUDGETED ICIRCLE ONEI YES NO FUNDING SOURCE FINANCIAL INFORMAITON IEXPLAINI �.. . . . - . ..,. .. . . _ . - . . _ .. .. , , . . 01-3 a-? EXHIBIT A The reasons and facts supporting the findings for the adoption of the Riverfront Renaissance Tax Increment Pinancing District (the "Tax Increment District") as required pursuant to Minnesota Statutes, Section 469.175, Subdivision 3, are as of January 1, 2001 and are as follows: 1. Fin�ling tkat tke District is a"redevelopment district." This T1x Increment District qualifies as a redevelopment district because the following conditions exist — in a manner reasonably distributed throughout the district: parcels consisting of 70 percent of the area of the district are occupied by buildings, streets, utilities, or other improvements and more than 50 percent ofthe buildings, not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance, as more fully described below: A. The Project is in the Riverfront Redevelopment Project Area established by the I-Iousing and Redevelopment Authority ofthe City of Saint Paul, whose boundaries are larger than the boundaries of the Tax Increment District. B. The Tax Increment District consists of 69 contiguous parcels and other public right- of'-way thlt consist of 4,454,617 square feet. C. Prior to the creation of the Tax Increment District, parcels constituting 4,330,348 square feet -- 97.21 %-- of the area of the Tax Increment Distxict were occupied (at least 15% covered) by buildings, streets, utilities, or other improvements (collectively "Improvements"). The Tmprovements were reasonably distributed throughout the Tax InerenleuC District. D. Prior to its creation, the Tax Increment District contained eleven total buildings. Of ihese eleven buildings, the following nine were structurally substandard: 1. 63 South Robert Street 2. 193 South Robert Street 3. 0 South Robert Street 4. 60 East Plato Boulevard 5. 1 Water Street West 6. 266 Shepard Road 7. 41 Chicago Avenue East 8. 34 East Fillmore Avenue 9. 162 Wabasha Street South "Structurally substandard" is understood to mean containing defects in structural elements or a eonlbiiiation of deficiencies in essential utilities and facilities, in light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar flctors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or cleas•ance. ci- 3a� 2. Fire�ling tltat tlie proposell rlevelopment woulrl not reasonnbly be expected to occur solely t/aroug/e private in vestment wit{rin the reasonablyforeseeablefuture and that the increased market vn(tte of tke site that can reasonably be expected to occur withoeat the use of tax increment ftnancing woul�l be less than the increase in tlae market valcae estirnatecl to result from the proposed development after subtracting the present vnlue of the projected tnx increments for tlae mnximum rlurntion of the district permitted by tl:e plan. Due to the high cost of development on the parcels including the cost of land acquisition, demolition and rehabilitation of substandard structures, soil correction, flood remediation, pollution abatement, legal costs associated with title work, constructing new public infi�astruchire, constructing parking facilities, and financing the proposed improvements, this project is feasible only through assistance, in part, from tax increment financing. A comparative analysis of estimated market values both with and without establishment of the Riverfront Renaissance Tax Increment Financing District and the use of tax increments has been performed as described above. If all development which is proposed to assist with tax increment were to occur in the Riverfront Renaissance Site, the total increased market value would be up to $170,875,000. It is the HRA's finding that there would be no signiticant increase in the base market value expected to occur within 25 years without the use of t�x increment financing. This finding is based upon evidence from general past experience with the high cost of providing public improvements in the general area of this District. 3. Finding tkat the Riverfront Renaissance Tnx Increment Finnncing District conforms to tlte general plan for tlae [levelop�nent or redeve[opment of the `nunicipality as a wlzole. The Riverfront Renaissance Tax Increment Financing Plan has been reviewed by the City Council �nd has been found to conform to the general development and redevelopment plan of the City. The plan conforms to the 1987 Riverfront Redevelopment Project Area as amendecl in 2000. The plan also conforms to the Saint Paul on the Mississippi DevelopmenC I'ramerovorlc, which was adopted in 1997, the West Side Flats Development Strategy, which was adopted in 2001 and the Upper Landing Urban Design Master Plan, which was adopted in 2001. 4. Finding that the tnx increment financing plan will afford maximum opportunity, consistent tivit/e tlee sound needs of the community as a whole, for the development or redevelopment of tlie project by private enterprise. Privlte enterprise will build and occupy the facilities proposed to be constructed as part of tl�e Tax Increment Financing Plan. S. Finrling tliat the municipality elects the method of tnx increment coinputation setforth i�a Sectiou 4G),I77, SuGtlivisio�z 3, clriuse (a). The HRA and the City have elected to compute the fiscal dispaxities contribution for the District in �ccordance with Section 469.177, Subdivision 3, clause (a). The captured net tax clpacity of the District will not be reduced in order to make a fiscal disparities contribution. ��'J ���`� -�- --_. _.. ..._., .... .. . HOUSING AND REDEVELOPMENT AUTHORITY OF THE CITY OF SAINT PAUL, MINNESOTA TAX INCREMENT FINANCING PLAN FOR THE RIVERFRONT RENAISSANCE REDEVELOPMENT TAX INCREMENT FINANCING DISTRICT I. Introduction A. Background D/-� Z � In 1987, the Saint Paul City Council established the Riverfront RedevelopmentProject Area and Development District for the area on both the north and south sides of the central downtown riverfront between the High Bridge and the Lafayette Bridge. This document included a "Redevelopment Plan and Development Program" for the area that provided a vision for the use of this land. The key components of the 1987 Redevelopment Plan included a legal description of the Project Area, a set of development objectives and a general land use plan. Included in this Project Area was an area commonly refened to as the "West Side Flats" - approximately 46 acres bound by the Mississippi River on the north, the bluffline south of Plato Boulevazd on the south, Wabasha Street on the west and Robert Street on the east. The 1987 Plan called for residential, commercial, office and industrial uses in the West Side Flats. The residential area was to be located along the river north of Fillmore between Wabasha and Robert Streets. The commercial uses were to be in areas along Wabasha and Robert Streets. The office and industrial uses were to be located south of Fillmore between existing Stazkey Street and Robert Street. High development costs - due to soil conditions, pollution concerns and lack of public infrastructure - prevented the goals of the 1987 Plan from being realized. The Project Area of the 1987 Plan also included an area commonly refened to as the "Upper Landing" - approximately 17.7 acres bound by the Mississippi River on the south, vacated Wilkin Street on the west, the bluffline north of the river on the north and Chestnut Street on the east. The 1987 Plan called for the Upper Landing to be residential. The Saint Paul Housing and Redevelopment Authority (HRA) subsequently acquired most of the land in the Upper Landing area with the intention of redeveloping it as housing consistent with the 1987 Plan. However, high pollution and floodplain remediation costs have prevented this development from occuring. In 2000, the City/HRA received state grants totaling $3.7 million to compliment $1.49 million in private and local matching funds to assist with cleaning land pollution on the Upper Landing. These grants have made housing development on this site possible again. In the early 1990s, riverfront and downtown revitalization became a focal point of the community's development agenda and Saint Paul began to again recognize the Mississippi River as a well-spring of community pride, identity, vitality and investment. In 1997, after a three-year planning and community input process, the Saint Paul on the Mississippi Development Framework o%�z7 was established for the redevelopment of a four-square mile portion of downtown Saint Paul and the central riverfront between the High Bridge and the Lafayette $ridge, including the Project area of the 1987 Plan. The goal of this framework is to reconnect the city to the Mississippi River, to increase the variety of land uses in these areas, to integrate land uses in order to create new neighborhoods that are less dependent on cars, to restore the urban ecology and to convert former industrial azeas along the riverfront to new mixed-use urban villages. With significant acquisition and clearance completed, the time is right to reinvest in downtown and the central riverfront, and to start to create new neighborhoods with a unique relationship to the river. The Framework also calls for certain general redevelopment principles to be followed. Mixed land uses are encouraged to broaden the activity within each neighborhood. Balanced transportation networks that include sidewalks and streets aligned on traditional urban street grids are encouraged in order to accomodate pedestrians as well as automobiles. Furthermore, public streetscapes and urban parks should be improved to encourage pedestrian activity. Development should be visually and physically connected to the Mississippi River. Buildings should be designed with distinct architecture and scale that "frame" the street for pedestrians and highlight the historic urban character of the surrounding community. Commercial and residential tenant parking should be screened from view to maintain the urban character of the streetfront. In 1999, the City worked with West Side community representatives, property owners, residents, architects, urban designers, the Saint Paul Riverfront Corporation, the Saint Paul on the Mississippi Design Center, the Saint Paul Port Authority and Capital City Partnership to prepare a new long-term vision for the portion of the West Side Flats lying between Robert and Wabasha streets, the Mississippi River and Plato Boulevard. This vision is contained in the West Side Flats Development Strategy, and proposes a mixed-use, compact urban village with visual and physical access to the river, a restored historic neighborhood street grid that provides urban-scaled development parcels and multiple street access points, an open space network to link adjacent uses and neighborhoods and add value to development parcels, improved streetscapes, and a mix ofuses, witl� predominantly commercial activities along Robert and Wabasha and predominantly residential uses on internal blocks oriented to a linear open space along the existing rail corridor. In January 2000, both the City Council and HRA endorsed the West Side Flats Development Strategy as the o'veral] vision for the future development of the area between Robert, Wabasha, Plato and the Mississippi River. In August of 2000, the City Council and HRA amended the Redevelopment Plan and Development Program for the Riverfront Redevelopment ProjectArea. These amendments reflect the vision contained within the West Side Flats Development Strategy and the Framework. The newly amended Redevelopment Plan and Development Program encourage a mix of residential commercial, office and recreational uses. The amendments encourage the Framework's "urban village" development concept by allowing mixed land uses in the same area, restoring the traditional street grid and encouraging buildings with urban architecture and scale. This is a departure from the 1964189v1 4i-�z� 1987 Plan which called for different land uses to be separate and distinct. The HRA Boazd of Commissioners and City Council approved the Upper Landing Urban Design Master Plan in February 2001. This plan lays out development plans for the Upper Landing Project. To this date, the City of Saint Paul has undertaken many efforts to revitalize the Mississippi riverfront in a manner consistent with the 1987 Plan and with the recently adopted Framework. Many of these efforts have focused on the West Side Flats. In 1991, a floodwall was completed that protects the West Side Flats and helps make possible the urban village envisioned in the Plan. A new Wabasha Bridge was completed in 1998. This bridge included pedestrian enhancements and stairways to link the West Side Flats to the downtown core and to the Upper Landing. These enhancements improve pedestrian and bicycle access to the West Side Flats and encourage development that is consistent with the 1987 Plan and the Framework. In 1990, a sewer separation project -- which divided the storm sewers from the sanitary sewers -- was completed in the West Side Flats area. In 2000, a sanitazy station was completed and construction began on two pump stations in the West Side Flats area. This improved infrastructure will serve the residential and commercial buildings that will be built in the area in the future. The City has also undertaken many projects that will serve future development in the Upper Landing area, In 1988, the Saint Paul HRA purchased the former Kaplan's Scrapyard and Harvest States sites. In 2001, a project that will remove soil pollution from these sites as well as raise and stabilize the site above the floodplain was begun. Also in 2000, the new Shepard Road project -- which moved Shepard Road from its former path along the river to its new path along the northern side of the Upper Landing -- was completed. This opened the entire Upper Landing site for development by removing the physical and psychological barrier that had existed between the site and the Mississippi Itiver. Planning has already begun on a new riverfront bicycle and pedestrian trail that will improve pedestrian and bicylce access to the Upper Landing. Planning has also begun for a public park east of Chestnut Street that will serve the future residents of the urban village on the Upper Landing. In addition, a new sanitary pump station was built in 2000 to serve future development within this portion of the project area. The Riverfront Renaissance Project will build upon these efforts to make the goals of the 1987 Plan and the Framework a reality. The Project will include the rehabilitation of the existing Drake Marble Building at 60 Plato Boulevard East as an office building. When complete, this rehabilitation will add 80,000 square feet ofoffice space to the West Side Flats. In addition, 350-450 surface parking spaces will be developed on land adjacent to the Drake Marble Building that is currently polluted and unsuitable for other development. The Riverfront Renaissance Project will also include a new corporate office campus to be built in the West Side Flats along Robert Street on a site consisting of approximately eight acres 1964189v1 D�/ �a � south and north of Fillmore Street. This campus will contain approximately 350,000 square feet of rentable office space and structured parking for at least 1,000 cazs. The Project will also include public infrastructure to serve the office campus. Newly improved streets, sidewalks, sewers, utilities and other public improvements will be built in a traditional urban street-grid layout consistent with the vision contained in the framework. In addition, the project will contain a plaza adjacent to the existing public riverfront esplanade to provide access from the office campus to the riverfront. Considerations such as mazket demand, economic feasibility, site design and land use compatibility will determine the exact mix and location of future ]and uses in the West Side Flats. When complete, the Riverfront Renaissance Project will also add up to 630 housing units to the Upper Landing. Approximately one-half of these units will be multi-family residential and one- half will be owner occupied. At least 20 percent of the rental units will be affordable to low income families. In addition, the project will include up to 23,000 squaze feet of commercial space neaz the east end of the Upper Landing site. New streets, sidewalks, sewers, utilities and other public infrastructure will be built within an urban grid-style layout to accomodate these uses. In addition, underground or structured parking will be built as needed to meet demand and maintain the urban character laid out within the framework. Large overhead power ]ines that serve the neighboring power plant would also be relocated underground in order to make the site more attractive to the residential and commercial land uses proposed by the Redevelopment Plan. The Riverfront Renaissance Project will also add up to 200 additional units of affordable housing both within and outside of the Project Area. This housing will be both for-sale, owner- occupied units and rental units. This housing will be developed in a manner consistent with the 1987 Plan and will be affordable to families as prescribed by State tax increment law. Considerations such as land availability, economic feasibility and other factors will determine the exact location and schedule for this housing. B. Creation of Redevelopment Tax Increment District; Statutory Authority This tax increment plan relates ta the creation, under Minnesota Statutes Section 469.174, Subd. 10, of the Riverfront Renaissance Redevelopment Tax Increment Financing District (the "District"). C. Need and Public Purpose The Riverfront Renaissance Project would allow the City to build upon its ongoing efforts to realize the land use goals of the 1987 Plan in a manner consistent with the Framework. It would create new urban villages with a connection to the Mississippi River. It would allow for the cleanup and reuse of blighted, polluted and underutilized land in the West Side Flats and Upper Landing. It would restore a pedestrian-friendly urban "grid-style" network of streets to the West Side Flats and 1964169v1 . . Ji-�z � Upper Landing. It would add to the architectural character of the city and the riverfront. It would provide increased public access to the Mississippi River. It would expand Saint Paul's commercial and residential property tax base. It would rehabilitate an existing substandard building. Tt would bring new corporate jobs into the downtown area. It would provide up to 630 new housing units on the Upper Landing with approximately 20 percent of new rental housing affordable to low-income families. It would also provide up to 200 additional units of affoxdable housing for Saint Pa�l residents. In general, without the assistance of tax increment financing, these projects would not be economically feasible and Saint Paul would not realize the goals or benefits of the 1987 Plan or the Framework. Existing land costs - including acquisition, pollution and flood remediation, soils stabilization and blight removal - are prohibitive to the development of the land uses encouraged by the Framework. The Project Area lacks the public infrastructure needed to support the land uses envisioned in the Framework. Public streets, sidewalks and utilities in the project area are insufficient to provide access and support the proposed uses in a manner consistent with the Framework. Existing surface parking in the Project Area is not sufficient to support the land uses proposed by the Redevelopment Plan. Furthermore, surface parking is not consistent with the framework's vision for development. The Project Area also includes several existing blighted buildings and other structures that serve as barriers to redevelopment. There are currently a number of barriers to each specific component of the proposed redevelopment. The West Side Flats area includes six substandard buildings - two of which are completely vacant and dilapitated -- that must be rehabilitated or removed in order to achieve the goals of the 1987 Plan. Poor soil conditions throughout the West Side Flats also add greatly to construction costs. Remediation of soil poliution caused by the area's history as industrial land also adds to development costs. The West Side Fiats also lacks infrastructure such as streets, sidewalks and utilities that is necessary to support redevelopment. Much of the area is currently occupied by surface parking, a land use that is inconsistent with the goals of the 1987 Plan and the Framework. In addition, there are barriers to the redevelopment of the Drake Marble Building site. The building itself is structurally substandazd. It will need substantial rehabilitation merely to bring it into compliance with cunent building and fire codes. There is also a lack of on-site parking. Additiona] land must be acquired for parking in order to redevelop the building consistent with the Plan and Framework. Soil pollution is also suspected in the soil on the site. This will require remediation. There are also a number of barriers to redevelopment of the Upper Landing. The entire site ]ies within the 100-year floodplain of the Mississippi River. To make residential construction possible, the site must be raised an average of six feet to the 500-yeaz floodplain in order to comply with flood insurance and zoning guidelines. Investigations of the site have also turned up significant soil pollution resulting from the site's former use as a scrap and rail yard. Large overhead power 1964189v1 5 d/--�z7 cables with transition poles that may be incompatible with residential development are located on the northern portion of the site. The site also lacks the necessary infrasructure — namely streets, sidewalks and utilities — to accomodate the land use goals of the Redevelopment Plan. Approximately half ofthe site is currently occupied by surface parking, a land use that is inconsistent with the 1987 Plan and the Framework. The other half is vacant and enclosed by a fence because it is hazardous to the public health. Due to the size and complexity ofthe Project, redevelopment of both the West Side Flats and the Upper Landing will also require extensive professional services. The project area is heavily polluted. High legal and engineering costs will accompany soil remediation efforts. Both the West Side Flats and the Upper Landing have past histories that include many diverse land uses. Both sites were single-family residential neighborhoods prior to their more recent use as industrial land. This will require extensive work to provide cleaz title to the land prior to the Project. In addition, the Upper Landing site must be subdivided into hundreds of separate parcels of land for sale as residential property. This will require extensive legal and title work that will add greatly to project costs II. Obiectives o1' the HRA Tiegardi� Improvements in the Riverfront Redevelooment Project Area The objectives of the City of Saint Paul and the Saint Paul Housing and Redevelopment Authority in completing this project are as follows: 1) To remove blighted buildings, surface parking and land pollution from the West Side Flats and Upper Landing areas of Saint Paul's downtown riverfront, 2) To create new "urban villages"on the West Side Flats and Upper Landing with pedestrian-friendly "grid" streets, a mix of land uses and exceptional urban architecture as laid out in the Framework, 3) To construct new streets, new sidewalks, new street lights, sewer, utilities, structured parking and other necessary infrastructure in accordance with the Framework to support redevelopment within the Project Area, 4) To improve public access to the Mississippi River through better sight lines and improved pedestrian access to the riverfront, 5) To attract new corporate jobs to downtown Saint Paul through construction of a new corporate office campus and rehabilitation of an existing substandazd building into office space, 1964189v1 O/-3�� 6) To construct up to 630 new housing units, with at least 20 percent of rental housing affordable to low-income families on the Upper Landing site, 7) To add 200additional units ofaffordable for-sale andrental housing for Saint Paul families, and 8) To expand Saint Paul's residential and commercial property t� base through the development of new housing and new office space. III. Classi�cation of the District The HRA, in determining the need to create a tax increment financing district in accordance with Section 469.174, finds that the District is a redevelopment district pursuant to Minnesota Statutes, Section 469.174, Subd. 10, because parcels consisting of at least 70% of the azea of the District are occupied by buildings, streets, utilities or other improvements and more than 50% ofthe buildings aze structurally substandazd to a degree requiring substantial renovation or clearance. This finding is based upon the following facts: The District consists of 69 parcels and other public right-of-way. The total square footage of the District is approximately 4,454,617 square feet, and 70% of that number is 3,118,232 squaze feet. Parcels and right-of-way consisting of 4,330,348 squaze feet are "occupied" by buildings, streets, utilities or other improvements, because at least 15% of such parcels are covered by improvements. There are ELEVEN buildings in the District. NINE of the buildings (approximately 82% of the buildings in the District) aze substandard for the reasons described in "Appendix B." In addition, the District meets the requirements of a redevelopment district pursuant to Minnesota Statutes, Section 469.176, Subd. 4(j); because: at least 90°/a of the revenues derived from tax increments from the District will be used to finance tax increment eligible costs of correcting the conditions that allowed designation ofthe District as aredevelopment district under Section 469.1 �4, Subd. 10 described above. These eligible costs, which are estimated to be in excess of $247,000,000, include the cost of acquiring properties in the District, site filling, grading and piling, and installation of utilities, roads, sidewalks and parking facilities for the site. Allocated administrative costs and interest payment costs may also be included in the qualifying costs. Total eligi6le project costs are more than 100% of the projected amount of the proposed TIF bond and note issues, which total approximately $70,984,800. 1964189v1 d/-�z � IV. Descrintion of the Develonment Pro�ram for the West Side Flats Drake Marble and Upper Landing Redevelooment Projects DRAKE MARBLE BUILDINC The development program for the Drake Marble Building consists of the rehabilitation of an existing building located at 60 Plato Boulevard for use as new corporate office space. When complete, this rehabilitation will add over 80,000 square feet of rentable office space. WEST SIDE FLATS OFFICE CAMPUS The development program for the West Side Flats consists of a corporate office campus containing approximately 350,000 square feet of rentable office space. Structured pazking for at least 1,000 cars will also be added. Tn addition, public infrastructure and other site improvements such as utilities will be constructed in a traditional urban-style grid layout. A tunnel under Fillmore Street providing access between the office buildings and the parking ramp will also be built. The Project will also include access to the public esplanade along the riverfront. UPPER LANDING The development program for the Upper Landing consists of up to 630 new housing units to be built on the Upper Landing site between the Mississippi River and the new Shepazd Road. Approximately one-half of these units will be rental housing and one-half will be owner-occupied. About 20 percent of the rental housing units will be low-income affordable as defined by the City's affordable housing policy. RIVERFRONT RENAISSANCEAFFORDABLE HOUSING The development program for Riverfront Renaissance Affordable Housing consists of 200 units of affordable, for-sale and rental housing. This housing will be developed both within and outside of the Project Area, as future land availabilty, economic feasibility and other factors dictate. These developments will require acquiring land and buildings; renovating substandard buildings; filling, grading, piling and compacting the site; managing pollution remediation; incurring financing related expenses; constructing parking facilities, utilities and otherpublic improvements; paying hard construction costs for affordable housing and funding administrative functions, all as described in more detail below. 1964189v1 � PROJECTED I U$E�QEEUIVD.S / Other U: Munic Low / WestSide Upper Cam us L.anding 0 1,157,000 200,000 0 1,345,a�� 6,200,000 0 200,000 0 0 15,A 15, 452 11, 000, 000 0 950,000 1,300,000 0 300,000 0 0 0 0 0 i0 17,755,000 30,000,000 7 23,305,514 37,000,000 6,000,000 1,983,418 4 5,192,524 8,200,000 0 7,875,000 12,500,000 0 162,000 750,000 0 0 8,000,000 4 2,603,471 3,737,151 0 1,277,600 0 0 0 6,500,�00 0 0 0 0 3.709.167 n d/-�z � ,�„ Total Sources 160,715,348 0 50,484,800 6,000,000 0 0 0 6,050,000 25,000,000 154,331,104 0 0 Tofal Uses 6,357,000 7,545,000 200,000 26,415,452 2,250,000, 300,000; � �, 0 50,484,800' 66,846,961 6,OOD,000 1,983,418 14,319,648 14,375,000 962,000 8,000,000 7,512,016 0 1,277,800 22,750,000, 2,729,800 7,459,167 0 0 � 0 � 0 � � � Estlmated $5.5 mlllion payas-you•go note will be Issued for the West Side Flats Corporate Cempus for a total $23,255,000 In bonds and notes Estimeted $15 mlllion pey-as•you•go note will be issued for the Upper Landing Prqect for a total ot $45,000,000 in bonds and notes tlfplan2 03I28I2001 1 �/ ��z � V. Descrintion of Contracts Entered into at the Time of Prenaration of the Plan Section 469.175, Subd. 1(3), requires that a list of development activities that are proposed to take place as part of the Project for which contracts will be entered into at the time of the approval of this plan, iiicluding 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 completion of that activity be listed in the Plan. The following is a list of the proposed development activities. A. Name: Drake Building LLC Activity; Development Agreement for Drake Marble Building site Estimated Cost: $I 1,000,000 Estimated Date of Completion: 2002 B. Name: U.S. Bancorp Activitity: Development Agreement for Corporate Office Campus in West Side Flats Estimated Cost: $66,000,000 Estimated Date of Completion: 2003 C. Name: Centex Multifamily, LP Activity: Development Agreement for Upper Landing Estimated Cost: $150,000,000 Estimated Date of Completion: 2003 VI. Descrintion of Other Types of Develooment Activities Which Can Reas onablv Be Exaected to Take Place Within the Proiect Area It is expected that in the future, the Riverfront Renaissance Project will include a new large- scale housing development located in the West Side Flats. New streets, sidewalks, sewers, utilities and other public infrastructure must be built in an urban-style grid layout to acommodate any new housing development in a manner consistent with the framework. Structured parking may also need to be constructed to meet demand and maantain the traditional urban chazacter of the area. VII. Cost of the Project and Descrintion of the Tax Increment District The fol(owing, as required by Section 469.175, Subd. 1(5), are estimates of the (i) cost ofthe 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 tax capacity of taxable real property within the tax increment financing district; (v) the estimated captured net tax capacity of the tax increment financing district at completion; and (vi) the duration of the tax increment financing districYs existence. 1964189v1 ]0 Ji 3.�� A. Cost of the Project, Including Administrative Expenses The total development cost of the Project, including administrative expenses, is estimated at $402,581,252. Of this, approximately $160,715,348 will be paid through tax increznent. Approximately $241,865,904 will be paid through other sources. All tax increments collected from the District are authorized by this Plan to be expended on the Project. B. Amount of Bonded Indebtedness to be Incurred It is anticipated that $50,484,800 of bonded indebtedness and $20,500,000 in pay-as- you-go tax increment notes may be incurred with respect to development within the District. Pursuant to Minnesota Statutes, Section 469.178, general obligation or revenue tax increment bonds may be used as required to amortize the public development costs identified in Section IV above. The Authority reserves the right to pay for all or part of the activities listed in Section IV as tax increment revenues are generated and become available. For purQoses of this section, the term "bonds" includes refunding bonds, notes interim certificates debentures, or other obligations issued by the Authority or City pursuant to Minnesota Atatutes Section 469.178. At this time, the HRA anticipates approximate bond issaes for each development as outlined below: 1. Drake Mazble The HRA shall issue one or more series of tax increment revenue bonds or one or more pay-as-you-go tax increment notes totaling an estimated $2,729,800. 2. West Side Flats Corporate Office Camnus The HRA shall issue one or more series of tax increment revenue bonds or one or more pay-as-you-go tax increment notes totaling an estimated $23,255,000. 3. Upper Landing The HRA shall issue one or more series of tax increment revenue bonds or one or more pay-as-you-go tax increment notes totaling an estimated $45,000,000. 1964169v1 I1 Di-.��.7 Drake Mazble A�rst mortgage of approximately $6,265,020 will be secured by the developer. The developer will put approximately $1,871,370 in equity into the project. A state environmental cleanup grant of $350,000 has been awarded for the site and is anticipated to be available for use on the project. The City anticipates making an application to the State Department of Trade and Economic Development and to the Metropolitan Council for a contamination cleanup grant of approximately $2,000,000. Upper Landing The developer will obtain a bridge loan of approximately $6,U00,0�0 from the City or HRA to be repaid with project revenues. State environmental cleanup grants totaling $3,700,000 will be dedicated to the project. The developer will contribute approximately $ I 16,000,000 of private funds into the project. C. Sources of Revenue to Finance or Otherwise Pay Public Costs Associated with the Project Below is a list of the sources, amounts, dates and purposes for expenditures of funds made for other public costs associated with the Project: Other Sources for Financing of Project Costs 2. West Side Flats Cornorate Office Camnus Private financing in the approximate amount of $30,194,714 will be secured by the developer. Completion Funding Date 1991 Source mou t Local and $2,439,013 Federal Use of Funds I964189v1 Construction of Floodwall for West Side F1aYs 12 di-�� � 2001 State and Local 1990 State and Local 2000 Local 2000 Local 2000 Local 2000 Loca] 1990 2000 2000 2003 TOTAL Local State and Local State 3,157,780 1,169,000 374,Q50 39,462 164,348 20,000 4,296,177 1,764,000 50,000 Pedestrian enhancements and stairs for Wabasha Bridge Sewer separation for storm and sanitary sewers in project area River Sasutary Station Telementry for two sanitary pumps in project area Debt service on bonds for public improvements in project area Completion of West Side Flats Development Strate� Land acquisition — Kaplan's Scrap Yazd site Relocation of Shepard Road from Randolph Avenue To Eagle Street Construction of Sherman Sanitary Pump Station State 1,625,000 Construction of Upper Landing park and trail system along old Shepazd Road $15,098,830 D. The Most Recent Net Tax Capacity of Taxable Real Property Within the Tax Increment Financing District As of December 31, 2000, the total tax capacity of property pazcels to be 3ncluded in the District was approximately $202,089. Of the $10,572,800 total base market value, $3,411,200, or 32.26% of the total, is attributable to buildings, some of which will be removed in connection with the redevelopment pursuant to this Plan. The $7,161,600 of mazket value attributable to land is assumed to remain constant. The original tax capacity and tax rate are calculated in accordance with Minnesota Statutes, Section 469.174, Subd. 7 and Section 469.177, Subd. 1. 1964I89v1 13 di-.�z � E. The Estimated Captured Net Tax Capacity of the Tax Increment Financing District at Completion The Drake Marble Building will have an aggregate assumed estimated market value of $6,800,000. Applying appropriate tax capacity rates results in estimated tax capacity of approximately $229,740 and a captured net tax capacity of $201,795 at January 2, 2003, the year following expected completion of the Drake Marble Building Project. The West Side Flats Corporate Office Campus will have an aggregate assumed estimated market value of $44,355,000. Applying appropriate tax capacity rates results in estimated tax capacity of approximately $1,502,070 and a captured net tax capacity of $1,459,200 at January 2, 2005, the year following expected completion of the West Side Flats Corporate Office Campus Project. The Upper Landing will have an aggregate assumed estimated mazket value of $119,720,000. Applying appropriate tax capacity rates results in estimated tax capacity of approximately $3,052,204 and a captured net tax capacity of $3,003,082 at January 2, 2004, the yeaz following the expected completion of the Upper Landing Project. The entire Project will have an aggregate assumed estimated mazket value of $170,875,000. Applying appropriate tax capacity rates results in estimated tax capacity of approximately $4,783,974 and a captured net tax capacity of $4,664,077 at January 2, 2004, the year following expected completion of construction of the Upper Landing and West Side Flats Corporate Office Campus Projects. This captured tax capacity is calculated in accordance with Minnesota Statutes, Section 469.174, Subd. 4 and 469.177, Subd. 2. F. The Duration of the Tax Increment Financing DistricNs Existence The request for certification of the District will be made in 2001. The first tax increfnents are anticipated to be generated for taxes payable in the yeaz 2003. The duration of the District will run 25 years from the date of the collection of the first increment. Therefore, it is estimated that the HRA could collect taac increments from the District through the yeaz 2028. 1964I89v1 14 di-�� � VIII. Alternate Estimates of the Imnact of the Tax Increment Financing on the Net Tax Caoacities of All Taxing Jurisdictions A. Taxing Jurisdictions The taxing jurisdictions in which the District is located in whole or in part are as follows: Independent School District #625, whose boundaries aze coterminous with those of the City of Saint Paul. 2. � The County of Ramsey, approximately 45% of the the total market value of which is contributed by the City of Saint Paul. The Housing and Redevelopment Authority of the City of Saint Paul, whose boundaries are coterminous with those of the City of Saint Paul. 4, The Saint Paul Port Authority, whose boundaries are coterminous with those of the City of Saint Paul and whose powers to levy and use property taxes are limited. Metropolitan authorities, such as the Metropolitan Council, Metropolitan Airports Commission, Metropolitan Waste Control Commission, and the Metropolitan Mosquito Control District. Of these, onl�� the Metropolitan Council and the Metropolitan Mosquito Control District currently levy taxes on real estate. i� Alternative Estimates of Impact on all Taxing Jurisdictions The HRA is required by Minnesota Statutes Section 469.175, Subd. 1(a)(6) to make statements relative to the alternate estimates of the impact of the tax increment financing on the net tax capacities of all taxing jurisdictions 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 HRA shall assume that the estimated captured net tax capacity wouid be available to the taxing jurisdictions without creation of the district. For purposes of the second statement, made in Statement B below, the HRA shall assume that none of the estimated captured net tax capacity would be available to the taxing jurisdictions without creation of the district. 1. Statement A. 1964189v1 Under the assumption that the estimated captured net tax capacit�• would be available 15 /J/-�,� 7 to the taxing jurisdictions without creation of the District, creation of the District will serve to deny these taxing jurisdictions the taxes from the captured net tax capacity in the amount estimated above under the section entitled "The Estimated Captured Net Tax capacity of the tax increment financing District at Completion." 2. Statement B. Tlie HIt?, believes that none of the estimated captured net tax capacity would be available to the taxing jurisdictions without creation of the District due to the expense of getting the Project to a state in which it would be conducive to the generation of such increased value. In particular, without creation of the District, the Projects which are described herein would not be developed on the Site. Assuming this to be true, the taxing jurisdictions would continue to receive the same amount oftaxes as they have currently been receiving based on the current net tax capacity of the District as set forih above under the section entitled "The Most Recent Net Tax Capacity of Taxable Real Property Within the Tax Increment Financing District." Once the tax increment district terminates in 2028, the taxing jurisdictions will receive the taxes on the new development which has occuned in the District. IX. Studies and Anal,�sis Used to Determine Need for Tax Increment Financing o% In Resolution No. adopted by the HRA on, ( March 28. 2001� and in Resolution No. �/ 3 Z 7 adopted by the City on [ March 28, 20011, the HRA and the City have determined on the basis of data collected and presented by HRA and City staff that the proposed development or redevelopment of the Project would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future, and that the increase in the market value of this site that could reasonably be expected to occur without the use of tax 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 tax increments for the maximum duration ofthe district permitted by the plan. Any minimal private investment that might occur without public redevelopment activity would provide significantly less than the increase in the market value estimated to result from the proposed Plastics development. The studies and analyses used to make the determination that the proposed development would not reasonably be expected to occur through private investment within the foreseeable future, and therefore the use of ta�c increment is deemed necessary, are as follows: X. Identification of Ail Parcels to be Included in the District Attached hereto in Appendix A is a list of the Property Identification Numbers for all properiies to be included in the District, a map showing the Project, the District and the existing 1964189v1 16 G�/- � � � properties, and a description identifying the boundaries of the District. XI. District Administration and Annual Disclosure Administration of the District will be the responsibility of the HRA, acting on behalf of the City of Saint Paul. The resolutions of the City and the HIZA approving and creating the District will direct the County to forward all tax increment from the District to the HRA. Tax increments will be deposited into interest bearing accounts separate and distinct from other funds of the HRA. Tax increments will be used only for activities described in this tax increment plan. The HRA on behalf of the City wil] report annually to the State Auditor, county board, school board and Department ofRevenue regazding activities in the District as required by Section 469.175, subdivision 5 and subdivision 6 and will include information with regard to the District in the data necessary to comply with subdivision 6a. With regard to the local contribution as discussed under the heading "Local Match Requirement" below, the City will file necessary reports required by the Department of Revenue in such form as the Department of Revenue may then require. XII. Modifications to District In accordance with Minnesota Statutes, Section 469.175, Subd. 4, any reduction or enlargement of the geographic area of the Project or tax increment financing district; increase in amount of bonded indebtedness to be incurred, including a determination to capitalize interest on debt if that determination was not a part of the original plan, or to increase or decrease the amount of interest on the debt to be capitalized; increase in the portion of the captured tax capacity to be retained by the HRA; increase in total estimated tax increment expenditures; or designation of additional property to be acquired by the HRA shall be approved upon the notice and after the discussion, public hearing and findings required for approval of th� original plan. The geographic area of a tax increment financing district may be reduced, but shall not be enlarged, after five years following the date of certification of the original tax capacity by the county auditor. XIII. AdministrAtive Exnenses In accordance with Iinnesota 5tatutes, 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 or amounts paid to contractors or others providing materials and services, including azchitectural 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. Administrative expenses also include amounts paid for services provided by bond counsel, fiscal consultants, and planning or economic development consultants. Administrative expenses of the District will be paid to the 1964189v1 17 D�/-��� HRA from tax increments; provided that no tax increment shall be used to pay any administrative expenses for the Project which exceed ten percent of the total tax increment expenditures authorized by the tax increment financing plan or the total tax increment expenditures for the Project, whichever is less. Pursuant to Minnesota Statutes, Section 469.176, Subd. 4h, tax increments may be used to pay for the county's actual administrative expenses incurred in connection with the District. The county may require payment of those expenses by February 15 of the year following the year the expenses were incurred. XIV. Necessary Imnrovements in the District No tax increment shall be paid to the HRA after three years from the date of certification of the original net tax capacity by the County Auditor unless within the three-year period: (1) bonds have been issued in aid of the Project pursuant to Section 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 HRA has acquired property within the District; or (3) the HRA has constructed or caused to be constructed public improvements within the District. The bonds must be issued, or the HRA must acquire property or construct or cause public improvements to be constructed by approximately January 1, 2005. Pursuant to Minnesota Statutes, Section 469.176, Subd. 6: If, after four years from the date of certification ofthe originat tax capacity of the tax increment financing district pursarant to Minnesota Statutes. Section 469.177, no demolition, rehabilitation or renovation ofproperty or other sitepreparation, including qualifted improvement of a street adjacent to a parcel but not installation of utility service including sewer or water systems, has been commenced on a parcel located within a tati increment financing district by the authoriry or by the owner of the parcel in accordance with the tax increment financing plan, no additiona! tax increment may be tnken from that parcel and the original tax capaciry of that parcel shall be excl uded from the original tax capaciry of the tax irtcrement f:nancing district. If the authoriry or the otivner of the parcel subsequently commences demolition, rehabilitation or renovation or other site preparation on that parcel inctuding improvement of a street adjacent to that parcel, in accordance with !he tax increment financing plan, the authority shall 1964189v1 IS di- �� � certify to the county auditor in the annual disclosure report that the activity has commenced. The counry auditor shall certify the tax capacity thereof as most recently certifred by the commissioner ofrevenue and add it to the original tax capacity ofthe ta,r increment ftnancing district. The county auditor must enforce the provisions of this subdivision.. Forpurposesofthissubdivision,qualifredimprovementsarelimitedto(1) construction or apening of a new street, (2) relocation of a street, and (3) substantial reconstruction or rebuilding of an existing streel. The HRA or a property owner must begin making improvements to parcels within the District by approximately Januazy 1, 2406. Pursuant to Minnesota Statutes, Section 469.1763, Subd. 3, revenues derived from tax increments are considered to have baen spent on an activity within the District only if one of the following occurs: Before or within five years after certif:cation ofthe District, the revenues are actually paid to a third parry with respect to the activiry; 2. Bonds, the proceeds ofwhich must be used to finance the activiry, are issued and sold to a third parry before or within five years after certification of the District, the revenues are spent to repay the Bonds, and the proceeds of the Bonds either are, on the date of issuance, reasonably expected to be spent before the end of the latter of (i) the ftve year period, or (ii) a reasonable temporary period within the meaning of the use of that term under Section 148(c)(1) of the Internal Revenue Code, or deposited in a reasonably required reserve or replacement fund; 3. Binding contracts with a third party are entered into for performance of the activity before or within five years after certification of the District and the revenues are spent under the contractual obligation; or 9. Costs with respect to the activity are paid before or within five years after certification of the District and the revenues are spent to reimburse a party • for payment of the costs, including interest on unreimbursed costs. Therefore, one of the above four events must occur by approximately January 1, 2007. XV. Use of Tax Increment All revenues derived from tax increment shall be used in accordance with this tax increment financing plan and pursuant to Minnesota Statutes, including but not limited to Section 469.1'76, 1964189v1 r e--��> Subds. 4, 4e and 4j. XVI. Notification of Prior Planned Improvements Pursuant to Minnesota Statutes, Section 469.177, Subd. 4, the HRA has reviewed the area to be included in the District and has found [no] building permits issued during the 18 months immediatelyprecedingapprovalofthePlanotherthanformaintenanceonly. Therefore, theoriginal tax capacity of the District should not change as a result of the valuation of any improvements for which the building permits have previously been issued. XVII. Excess Tax Increments Pursuant to Minnesota Statutes, Section 469.176, Subd. 2, in any year in which the tax increment exceeds the amount necessary to pay the costs authorized by this tax increment plan, including the amount necessary to cancel any tax levy as provided in Minnesota Statutes, Section 475.61, Subd. 3, the HRA shall use the excess amount to do any of the follo«ing: 1. Prepay the outstanding bonds; 2. Discharge the pledge of tax increment therefor; 3. Pay into an escrow account dedicated to the payment of such bonds 4. Pay for the construction of aff'ordable housing in accordance ���ith state law; or 5. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in proportion of their tax capacity rate. XVIII. Local Contribution Requirement Pursuant to Minnesota Statgtes, Section 469.177, Subd. 4, the HRA has reviewed the azea to be included in the District. For tax increment financing districts which request certification after June 30, 1994, Minnesota Statutes, 5ection 273.1399, Subd. 6(d) provides that the HRA may be exempt from local government aid or homestead and agricultural credit aid penalty if the HRA and/or the City of Saint Paul makes a local contribution to the Project equal to five percent of the tax increment. The HRA and the City elect to make the local contribution in lieu of the state aid penalty. Five percent of the future value of the tax increments expected to be collected from the District is approximately $8,035,767. The City and the HRA elect to treat the amount identified above in section VI (subsection C) as an upfront local contribution. These amounts constitute a Iocal contribution in the amount of approximately $15,098,830. All components of the local contribution are expected to be paid prior to December, 2003. Pursuant to Section 273.1399, Subd. 6(d)(2), if the HRA fails to make the required contribution for any year, the state aid reduction will apply for that year. The state aid reduction will be equal to or greater of (A) the required local contribution (5% of tax increments collected in that year) or (B) the amount of the aid reduction that applies under Subdivision 3 of Section 273.1399. 1964189v1 20 d/-.�z7 XIX. Fiscal Disparities The HRA and the City have elected to compute Fiscal Disparities contribution for the District in accordance with Section 469.177, subdivision 3, paragraph a. 7/9/2000 1964189v1 21 Oi-�� APPENDIX A TI-IG HOUSING AND R�D�VELOPMENT AUTHORITY OF THE CITY OF SAINT PAUL WEST SIDE FLATS REDEVELOPMENT TAX INCREMENT FINANCING DISTRICT AND PARCBL LIST Tax Increment Financing District All the property inchiding streets and alleys, vacated streets and alleys, and strezts and alleys to be vlcated, lying �vithin tlie following described boundary and as sho�vn the attached exhibit "A" Parcel List [see attached] 1964189v1 22 di-�� Appendix "A" Parcels to be included in Riverfront Renaissance Tax Increment District PIN Number 05 28 22 23 0021 05 28 22 32 0012 05 28 22 32 0013 05 28 22 32 0014 05 28 22 32 0015 05 28 22 32 0016 05 28 22 32 0017 05 28 22 32 0020 05 28 22 32 0021 05 28 22 32 0022 05 28 22 32 0023 05 28 22 32 0024 05 28 22 32 0028 05 28 22 32 0029 05 28 22 32 0030 05 28 22 32 0035 05 28 22 33 0001 05 28 22 33 0002 05 28 22 33 0003 05 28 22 33 0004 05 28 22 33 0005 05 28 22 33 0006 05 28 22 33 0007 05 28 22 33 0009 05 28 22 33 0010 06 28 22 13 0001 06 28 22 14 0001 06 28 22 14 0002 06 28 22 14 0018 06 28 22 14 0019 06 28 22 31 0004 06 28 22 31 0007 06 28 22 31 0012 06 28 22 31 0013 06 28 22 32 0032 O6 28 22 32 0033 06 28 22 32 0034 06 28 22 32 0036 06 28 22 32 0037 06 28 22 32 0040 06 28 22 32 0072 06 28 22 32 0078 06 28 22 32 0079 06 28 22 32 0084 06 28 22 32 0094 06 28 22 33 0001 Current Property Address 63 Robert St. S. 0 Robert St. S. 0 Robert St. S. No Address 173 Robert St. S. 193 Robert St. S. 0 Plato Blvd. W. 0 Plato Blvd. E. 0 Plato Blvd. E. 0 Plato Blvd. W. No Address 0 Plato Blvd. W. No Address No Address No Address 0 Robert St. S, 243 Robert St. S. 0 Robert St. S. Q Robect St. S. No Address 0 Livingtston Ave. No Address 60 Plato Blvd. E. 0 Plato Blvd. E. No Address 1 Water St. W. 0 Wabasha St. No Address 40 Robert St. S. 0 Robert St. S. No Address 1 S3 Chestnut St. 266 Shepard Road No Address No Address No Address No Address No Address No Address No Address No Address No Address No Address 296 Shepard Road 266 Chestnut St. 345 Shepard Road 01-.�Z � 06 28 22 41 0002 06 28 22 41 0003 06 28 22 41 0005 06 28 22 41 0006 06 28 22 41 0007 06 28 22 41 0014 06 28 22 41 0015 06 28 22 41 0018 06 28 22 41 0019 06 28 ?_2 41 0020 06 28 22 41 0024 06 28 22 41 0025 06 28 22 41 0026 06 28 22 41 Q029 06 28 22 41 0030 06 28 22 41 0031 06 28 22 41 0033 06 28 22 41 0036 06 28 22 41 0037 06 28 22 41 0038 06 28 22 41 0043 06 28 22 41 0044 06 28 22 41 0046 No Address 43 Water St. E. 0 Water St. 2 Starkey St. 2 Starkey St. 0 Filimore Ave. 84 Wabasha St. S. � Fillmore Ave. 34 Fillmore Ave. E. 114 Wabasha St. S. No Address 120 Wabasha St. S. 0 Wabasha St. S. No Address No Address Q Plato Blvd. W. 162 Wabasha St. S. 0 Wabasha St. S. 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SUITE 520 MINNEAPOLIS MN 55421 PHONe: 763-788•5323 FA7c 763-788-5324 �/-�a � 1'roposed "Riverfront Renaiss�nce" Redevelopment District City of Saint Paul P�D I'ebrulry 6, 2001 Page 2 of G PUItPOS� We were ]zired by the Planning and Economic Development Department of the City of Saint Paul, Minnesota to survey and evnluate the properties within the proposed "Riverfrmrt Renaissance" Tax Increment Finance Redevelopment District. This proposed redevelopment area is bordered by the new Shepard Road on the north and by the Northern States Pow,er plant on the west. Wabasl�a and Robert Streets form the western and eastern boundaries respectively of the southern arm of the district. The southern boundary is Plato Avenue west of the Chicago Northwestern railroad tracks. Several properties south of Plato Avenue are included. The two parcels of Raspberry Island (just below the Wabasha Bridge on tlie n4ississippi River) are also included as well as the area of the Wabasha Street bridge deck. The purpose of otu• work was to ascertain whether the quali�cation tests for tax increment eligibility, as required under Minnesota Statute, could be met. SCOPE OF WOftK The proposed district consists of 71 property parcels. Of tlie 71 properties, 11 have couimercial struct�ues. There are 60 parcels that are either vacant, ha�•e paving impro�•ements only, are part of Saint Paul right-of-way or are railroad o�vned. �VALUATIONS Of the 11 buildings in the proposed district, 8 building interiors were evaluated and 3 esterior (curbside) evaluations were conducted. Coverage Test - 66 of the 71 properties met the coverage test with 97% area cocArage. This esceeds the 70% area coverage requirement. Condition of Buildings Test - 82% of the buildings - 9 of the 11 buildings - were found "containing defects in structural elements or a combination of deficiencies ... of su£ficient total �igni�cance to justify substantial renovation or clearance." This exceeds the Condition of Bu3ldinga Test whereby over 50% buildings must be found "structurally substandard." CONCLUSION We believe in our professional opinion that the proposed district qualifies as eligible under the statutory criteria and formulas for a Redevelopment District. SUPPORTING DOCUMENTS See attached summary spreadsheet report detailing the above findings. Proposed "Riverfront Renaissauce" Redevelopment District City of Saint Paul PED l�ebruary 6, 2001 Pflge 3 of 6 PROC�DURAL REQUIR�M�NTS The properties were surveyed and evaluated in accordance with the following requirements under Minnesota Statute Section 469.174, Subdivision 10, clause (c) which states: Interior Inspection —"The inunicipality may not make such deterniination [ that the building is structurally substandard j without an interior inspection of the property..:' Exterior Inspection and Other Means —"An interior inspection of the property is not required, if the municipality Cinds that (1) the municipality or authority is unable to gain access to the property; and after using its best efforts to obtain perniission from the party that owns or controls the property; and (2) the evidence otherwise supports a reasonable conclusion that the building is structurally substandard:' Documentation —"Written documentation of the findings and reasons why an interior inspection was not conducted must be made and retained under section 46�J.175, subdivision 3, clause (1):' PROCEDURES FOLLOWED TO MEET R.EQUIRED�ENTS Noti�cation — The City of Saint Paul sent a letter (or a series of letters) to all property owners located in the district requesting that an interior inspection and evaluation be made of their property. An interior inspection and evaluation was scheduled after a property owner consented to the request. An esterior inspection and evaluation was made of the property where either the owner responded and refused interior access to their property or the owner did not respond to repeated contact attempts. The type of evaluation conducted at each property is noted on the attached summary report. Written documentation is on £ile with the city showing evidence of notif`ications to owners. QUALIFICATI01' ItEQUIREMENTS The propertiea were surveyed and evaluated to determine whether the qualif`ication tests for tas increment eligibility for a redevelopment district, required under the following Minnesota Statutes, could be met. di-�� � Minnesota Statute Section 469.174, Subdivision 10, clause (a) (1) requires two tests for occupied parcels: di-�� � Proposed "Riverfrout Renlissnnce" Redevelopment llistrict City of Saint Paul P�D I'eUruai•y 6, 2001 Page 4 of G 1. Coverage Test —"parceis consisting of 70 percent of the area of the district are occupied by buildings, streets, utilities, or other improvements" Note: The coverage required by the parcel to be considered occugied is defined iinder nRinnesoln Stutule Section 4�9.174, Subdivisiou 10, clause (e) �vhich states: "I'or purposes of this subdivision, a parcel which is not occupied by buildings, streets, utilities, or other improvemente unless 15% oF the area oF the parcel contains improvements:' 2. Condition of Buildings Test —"and more than 50 percent of the buildings, not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance;" Note: Structurally substandard is defined under Minnesota Statute Section 469.174, Subdivision 10, clause (b) which states: "For purposes of this subdivision, "structurally suUstandard" shall inean containing defects in structural elements or a couibination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance:' Structurally substandard is further defined in the statute under Subdivision 10, clause (c) which states: "A building is not structurally substandard if it is in compliance with building code applicable to ne�v buildings or could be modi�ed to satisfy the building code at a cost of less than lo percent of the cost of constructing a new structure of the same square footage and type on the site. The municipality may find that a building is not disqualif`ied as structurally substandard under the preceding sentence on the basis of reasonably available evidence, such as the size, type, and age of the building, the average cost of plumbing, electrical, or structural repairs, or other similar reliable evidence." "Items of evidence that support such a conclusion [ that the building is structurally substandard ] include recent fire or police inspections, on•site property appraisals or housing inspections, exterior evidence of deterioration, or other similar reliable evidence." EVAL[JATION METHODOLOGY Covera�e Test • Total square foot area of each property parcel was obtained from county records. • Square foot area of site improvements on each property parcel was obtained from site survey records and onsite ver�cation. l//- �a � Proposed "Riverfront Reuaisslnce" Redevelopment District City of Saint Paul P�D P'cUruary 6, 2001 Pa�e 5 of 6 Percentage of coverage of each property parcel was computed to determine if 15% requireinent wae met. The total area of all qualifying property parcels was compared to the total area of all parcels to determiue if the 70% requirement was met. Ar�n porLions to the cenlerline of �d}acent right.s-of-�va}� ���ere included in the coverage calculations for each pax•cel if applicable. Condition of Building Test . Reulacement Cost Calculation — the wst of constructing a new structure of the same square footage and type on site: • R. S. Means Cost Square Costs Data, factored for the Twin Cities metro area, was used as the nationally accepted standard for base cost calculations. • A base cost was calculated by first establishing building class, building type, and construction quality level to obtain the appropriate Means cost per square foot and multiplying it times the building square foot. • Amenities, which increased the value over the standard construction quality level, were identified and a value was assigned to each. • Base cost and cost of amenities were totaled to arrive at Reolacement Cost. Code Deficiencies — E�•aluation of code deficiencies included 1) determining those technical conditions �ahich are not in compliance with current building code applicable to new buildings and, 2) the cost to correct the deficiencies: • Code deficiencies tcere identi�ed by revie�ving information (from city records) and conducting interior and/or exterior evaluations. • Cost to correct identified deficiencies were determined based upon R. S. Means Cost Data for 2000 and our professional judgement and experience. Svstem Conditions — Evaluation of system conditions included 1) measurement of the deterioration of a building's components (systems) by determining where each component is in its expected service life and, 2) the cost to repair or replace that component so as to bring it to a new condition: • A cost model for each building type was developed which includes a list of major building components. The components fall within one or more of the following building system categories: Site, Structure, Envelope, Interiors, Mechanical, Electrical, Fire Protection, and Emergency Systems. • Service li£e of each component was assigned based upon standards published hy the Building Owners and Management Association (BOMA) and our professional judgement and experience. • A repair or replacement cost was determined using R. S. Means Cost Data and our professional judgement and experience. • The actual age of the building and its components was determined from City records, information from the building o�vner and visual inspection. • The amount of service life "used up" for each component was evaluated based upon the professional judgement of the ecaluator. For example, the evaluator may determine that the amount of life used for a particular �i-.�a � Proposed "RiverFront Renaissance" Redevelopment District City of Saint PAUI P�D I'ebruary 5, 2001 Pnge G of � wmponent has been accelerated to extraneous circumstances such as a hailstorm. On the other hand a roof with a service life expectanc5• of 20 years may be 10 years old, but the evaluator may determine that, based on its acttta] condition, ]ias m�ly aged 5 years. NOTE; While not a requirement by statute, the Systems Conditions analysis is providecl as an indicator of age and depreciation of iiidividual building systems. . C�ode fFCI) — A percentage representing the cost to correct code de�ciencies divided by the replacement cost oF a building. By statute a building is NOT structurally substandard if it can be improved to comply with the current State Building Code for less then 15% o£ replacement value. FACILITY EVALUATION TEAM: Jason Krebsbach Brian Ringham PRINCIPAL IN CHARGE; Richard A. 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I:� o�-3a'7 In 1987, the Sainf`E�aul City Council established the R' erfront RedevelopmentProjectArea and Developmenl District fo the area on both the north d south sides of the central downtown riverfront between the Higli'�,�Bridge and the LafayeE e Bridge. This document included a °Redevelopment Plan and Devel�ment Program" for he area that provided a vision for the use of this land. The key components of �l�e 1987 Redeve pment Plan included a legal description of the Project Area, a set of development o�ajectives an�a general land use plan. Included in this Project Area was approximately 46 acres bound by the Mi Boulevard on the south, Wabasha Streete a commonly referred to as the "West Side Flats" — �pi River on the north,the bluffline south of Plato west and Robert Street on the east. The 1987 Plan c�lled for residential, commercial, off�'e and in� strial uses in the West Side Flats. The residential area was to be located along the riv �north of Fill oxe between Wabasha and Robert Streets. The commercial uses were to be in ar s along Wabasha,� d Robert Streets. The office and industrial uses were to be located south of- illmore between exist�ng Starkey Street and Robert Street. High development costs — due to s il conditions, pollution c`b�ncerns and lack of public infrastrucYure — prevented the goals of the 87 Plan from being realized?,,, The Project Are of the 1987 Plan also included an are �commonly referred to as the "Upper Landing" — approxim tely 17.7 acres bound by the Mississippi` iver on the south, vacated Wilkin Street on the west, t e bluffline north of the river on the north anc�' hestnut Street on the east. The 1987 Plan calle for the Upper Landing to be residential. ��e Saint Paul Housing and with the pollutioi tlie Cityi local ma made ho HOUSING AND REDEVELOPMENT AUTHORITY OF THE CITY OF SAINT PAUL, MINNESOTA TAX INCREMENT FINANCING PLAN FOR THE RIVERFRONT RENAISSANCE REDEVELOPMENT TAX INCREMENT FINANCING DIS it uthority (HRA) subsequently acquired most of the la d in the Upper Landing axea � on of redeveloping it as housing consistent with the 1„87 Plan. However, high loodplain remediation costs have prevented this developmen�, om occuring. In 2000, received state grants totaling $3.7 million to compliment $1.49�illion in private and ; funds to assist with cleaning land pollution on the Upper Landing? grants have development on this site possible again. � In the early 1990s, riverfront and downtown revitalization became a focal� co munity's development agenda and Saint Paul began to again recognize the Mississip � well-spring of community pride, identity, vitality and investment. In 1997, after a planning and community input process, the Saint Paul on the Mississippi Development f of the iver as . . o�-3a'7 was establishecl for the redevelopment of a four-square mile portion of downtown Saint Paul and the cei�tral riverfront between the High Bridge and the Lafayette Bridge, including the Project area of the 1987 Plan. The goal of this framework is to reconnect the city to the Mississippi River, to increase the variety of land uses in these areas, to integrate land uses in order to create new nEighborhoods that are less dependent on cars, to restore the urban ecology and to convert former industrial areas along the riverfront to new mixed-use urban villages. With significant acquisition and clearance completed, the time is righi to reinvest in downtown and the central riverfront, and to st1rC to areate new neighborhoods witb a unique relationship to the river. The Frflinework also calls for certain general redevelopment principles to be followed. Mixed land uses are encouraged to broaden the activity within each neighborhood. Balanced transportation netwoPks that include sidewalks and streets aligned on traditional urban street grids are encouraged in orde't�to accomodate pedestrians as well as automobiles. Furthermore, public sireetscapes and urban pai'ks should be improved to encourage pedestrian activity. Development should be visually and physica�ly connected to the Mississippi River. Buildings should be designed with distinet arcliitecture and sda�e that "frame" the street for pedestrians and highlight the historic urban character of ihe surrounding community. Commercial and residential tenant parking should Ue screened from view to n�aintain the, urban character of the streetfront. Iu 1999, the City worked with West Side community representatives, property owners, residents, lrchitects, urban designers, the Saiht Paul Riverfront Corporation, the Saint Paul on the Mississippi Design Center, the Saint Paul Port�t�uthority and Capital City Partnership to prepare a new long-term vision far the portion of the Wesf�Side Flats lying between Robert and Wabasha sh'eets, tlie Mississippi River and Plato Boulevard. ��'his vision is contained in the West Side Flats Development Strategy, and proposes a mixed-use, cor�iipact urban village with visual and physical access to the river, a restored historic neighborhood\ treet grid that provides urban-scaled development plrcels and multiple street access points, an o��n space network to link adjacent uses and neighborhoods and add value to development parcels, imp ved streetscapes, and a mix of uses, with prcdominnntly commercial activities along Robert and Wab sha and predominantly residential uses on internal biocks oriented to a linear open space along the isting rail corridor. In January 2000, Uotl� the City Council and HRA endorsed the West Side Flat Developnnent Strategy as the overall vision for the firture development of the area between Rob , Wabasha, Plato and the Mississippi River. IAi August of 2000, the City Council and HRA amended the Re velopr Development Program for the Riverfront Redevelopment Project Area. These men the vision contained within the West Side Flats Development Strategy and the ra newly nmeuded Redevelopment Plan and Development Program encourage a mi convnercial, ofGce and recreational uses. The amendments encourage the Frame vill�ge" dcvelopment concept by allowing mixed land uses in the same area, restoring street grid and encouraging buildings with urban architecture and scale. This is a dep; 196A189v1 2 ent Plan and lments reflect nework. The of residential Y�rk's "urban the o� •aa� 1987 Plan which called for different land uses to be separate and distinct. The HRA Board of Commissioners and City Council approved the Upper Landing Urban Master Plan in February 2001. This plan lays out development plans for the Upper Landing To tltis d1te, Uie City of Saint Paul has undertaken many efforts to revitalize the Mississippi riverfi•ont in �`��nanner consistent with the 1987 Plan and with the recently adopted Framework. Many of these ei'Fprts have focused on the West Side Flats. In 1991, a floodwall was completed that protects tlie West ��de Flats and helps make possible the urban village envisioned in the Plan. A new W1blsha Briclge�was completed in 1998. This bridge included pedestrian enhancements and stairw�ys to link the �zst Side Flats to the downtown core and to the Upper Landing. These enhancemeuts improve � destrian aud bicycle access to the West Side Flats and encourage development that is consiste t with the 1987 Plan and the Framework, In 1990, a sewer separation project -- wliich divided the s rm sewers from the sanitary sewers -- was completed in the West Side 1�11ts area. In 2000, a sani ry station was completed and construction began on two pump stations in the West Side Flats are . This improved infrastructure will serve the residential and conmiercial buildings that will be bu t in the area in the future. The City has also undertaken man}� rojects that will serve future development in the Upper Lauding area. In 1988, the Saint Paul HRA urchased the former Kaplan's Scrapyard and Harvest States sites. In 2001, a project that will remo soil pollution from these sites as well as raise and staUilize the site aUove the floodplain was begun. Also in 2000, the new Shepard Road project -- which moved Shepard Road from its former path a g the river to its new path along the northern side of ihe Upper Lauding -- was completed. Thi opened the entire Upper Landing site for developtnent by removing the physical and psychologic barrier that had esisted between the site �nd the Nfississippi River. Planning has already begun on new riverfront bicycle and pedestrian trail tU1t will improve pedestrian and bicylce access to the Up r Landing. Planning has also begun for a public park east of Chestnut Street that will serve the futu residents of the urban village on the Upper Laading. In addition, a new sanitary pump station s built in 2000 to serve future development within this portion of the project area. The Riverfront Renaissance Project will build upon these efforts o make the goals of the 1987 Plan 1nd the l�ramework a reality. The Project will include the rehab' itation of the existing Drake M�rUle Buildin� at 60 Plato Boulevard East as an office building. hen complete, this rehaUilitation wi111dd 80,000 square feet ofoffice space to the West Side Flats. I ddition, 350-450 surface parking spaces will be developed on land adjacent to the Drake Marble uilding that is currently polluted and unsuitable for other development. The Riverfront Renaissance Project will also include a new corporate office ca �us to be built iu the West Side Flats along Robert Street on a site consisting of approximately ei t acres 19G4189v1 3 0,-3�� soutli 1nd north of Pillmore Street. This campus will contain approximately 350,000 square feet of rentable office space and structured parking for at least 1,000 cars. The Project will also include �ublic infrastructure to serve the office campus. Newly improved streets, sidewalks, sewers, utilities ar�d other public improvements will be built in a traditional urban street-grld layout consistent with the yision contnined in the framework. In addition, the project will contain a plaza adjacent to the exis��g public riverfront esplanade to provide access from the office campus to the riverfront. lerations such as market demand, economic feasibility, site design and land use Will determine the exact mix and location of future land uses in the West Side Flats. When co`� tplete, the Riverfxont Renaissance Project will also add up to 630 housing units to the Upper Landin . Approximately one-half ofthese units will be multi-family residential and one- half will Ue owner oc pied. At least 20 percent of the rental units will be affordable to low income families. In lddition, th roject will include up to 23,000 square feet of commercial space near the east end of the Upper L ding site. New streets, sidewalks, sewers, utilities and other public infi•asYructure will be built w in an urban grid-style layout to accomodate these uses. In addition, underground or structured parki will be built as needed to meet demand and maintain the urban charlcter laid out within the fram ork. Large overhead power lines that serve the neighboring power plant would also be relocated derground in order to make the site more attractive Yo the residential and commercial land uses pro osed by the Redevelopment Plan. The Riverfront Renaissance Project wi also add up to 200 additional units of affordable housing both within and outside of the Project A a. This housing will be both for-sale, owner- occupied units and rental units. This housing will be veloped in a manner consistent with the 1987 Plau 1nd will be affordable to families as prescribed by S e tax increment law. Considerations such as land lvailability, economic feasibility and other factor wi11 deYermine the exact location and schedule for this housing. 13. Creation of Redevelopment Tax Increment Dist ' t; Statutory Authority This t1x increment plan relates to the creation, under Minnesota tatutes Section 469.174, Subd. 10, of the Riverfront Renaissance Redevelopment Tax Increment inancing District (the "District"). C. Need and Public Purpose Tlie Riverfront Renaissance Pxoject would allow the City to build upon its ong ing e£forts to realize the land use goals of the 1987 Plan in a manner consistent with the Framework. t would create new urban villages with a connection to the Mississippi River. It would allow for the eanup and reuse of bliglited, polluYed and tmderutilized land in the West Side Flats and Upper Lan ing. It would t•estore a pedestrian-friendly urban "grid-style" network ofstreets to the West Side Flats �d 1964189v1 D�- 30'� Upper Llnding. It would add to the architectural character of the city and the riverfront. It would ptrovide inereased public access to the Mississippi River. It would expand Saint Paul's commercial and residential property tax base. It would rehabilitate an existing substandard building. It would ing new corporate jobs into the downtown area. It would provide up to 630 new housing units on the pper Landiug with approximately 20 percent of new rental housing affordable to low-income 1�lmilta It would also provide up to 200 additional units of affordable housing for Saint Paul In geria�l, without the assistance of tax increment financing, these projects would not be ecaiomically feas�ble and Saint Paul would not realize the goals or benefits of the 1987 Plan or the Framework. �xistialg land costs - including acquisition, pollution and flood remediation, soils stabilizltioi� aud bligli`G removal - are prohibitive to the development of the land uses encouraged by the Pr�mework. The� �oject Area lacks the public infrastructure needed to support the land uses envisioned izi the Frame�prk. Public streets, sidewalks and utilities in the project area are insufficient to provide acce�g and support the proposed uses in a manner consistent with the Prameworlc �xisling surface p king in the Project Area is not sufficient to support the land uses proposcd by tlie Redevelopment lan. Purthermore, surface parking is not consistent with the fc�meworlc's vision for developm t. The Project Area also includes several existing blighted Uuildings 1nd other structures that ser e as barriers to redevelopment. There are curreutly a number of'`�arriers to each specific component of the proposed redevelopmeut. The West Side Flats area i ludes six substandard buildings - two of which are completely vlcant and dilapitated -- that must e rehabilitated or removed in order to achieve the goals of the 1987 Pl1n. Poor soil conditions th ughout the West Side Flats also add greatly to constx•uction cosis. Remediation of soil pollution ca sed by the area's history as industrial land also �dds to development costs. The West Side Flats also cks infrastructure such as streets, sidewalks �nd utilities that is necessary to support redevelopment. uch of the area is currently occupied by surPace parking, a land use that is inconsistent with the go s of the 1987 Plan and the Framework. ln addition, there are barriers to the redevelopment of t Drake Marble Building site. The building iiself is structurally substandard. It wi11 need substantia ehabilitation merely to bring it into compli�nce with current building and fire codes. There is a o a lack of on-site parking. Additional land must be acquired for parking in order to redevelop the uilding consistent with the Plan and Prameworlc Soil pollution is also suspected in the soil on t site. This will require remediation. Tliere are also a number of barriers to redevelopment of the Upper LandiYyg. The entire site lies witliin the 100-year floodplain of the Mississippi River. To make residen�t�al construction possible, the site must be raised an average of six feet to the 500-year floodplain in o er to comply with flood insurance and zoning guidelines. Investigations ofthe site have also turned u \ significant soil pollution resulting from the site's former use as a scrap and rail yard. Large overhe�d power 19G418Jv1 5 o i- ad� cables witlt transition poles that may be incompatible with residential development are located on Uie not'lhern portion of the site. The site also lacks the necessary infrasructure — namely streets, s and utilities — to accomodate the land use goals of the Redevelopment Plan. naCely half of the site is currently occupied by surface parking, a land use that is inconsistent 1987 Plan and the Framework. The other half is vacant and enclosed by a fence because it is hazardous to the public health. Due �o the size and complexity ofthe Project, redevelopment of both the West Side Flats and the Upper Land't,n� wili also require extensive professional services. The project area is heavily polluted. High legal and engineering costs will accompany soil remediation efforts. Both the West Side r11ts aiid the IJp�er Landing have past histories that include many diverse land uses. Both sites were siiigle-family resldential neighborhoods prior to their more recent use as industrial land. This will reqnire extensive wbrk to provide clear title to the land prior to the Project. In addition, the Upper Landing site must� �e� subdivided into hundreds of separate parcels of land for sale as residentill property. This wiPl�require extensive legal and title work that will add greatly to project cosis � II. Project Area The objeclives of the City of Saint Paul and�he Saint Paul Housing and Redevelopment Authority iu completing this project are as follows � 1) To remove blighted buildin s, surface parking and land pollution from the West Side Flats and Upper anding areas of Saint Paul's downtown riverfront, 2) To create new "urban villages"on th West Side Flats and l7pper Landing with pedestrian-friendly "grid" streets, mix of land uses and exceptional urban architecture as laid out in the Fr� 3) To construct new streets, new sidewalks, new� structured parking and other necessary infrastruc Pramework to support redevelopment within the lights, sewer, utilities, in accordance with the ject Area, 4) To improve public access to the Mississippi River throu h better sight lines and improved pedestrian access to the riverfront, 5) To attract new corporate jobs to downtown Saint Paul through onstruction of a new corporate office campus and rehabilitation of a existing substandard building into office space, 19G4189v1 o�-3a7 6) 7) � III. To construct up to 630 new housing units, with at least 20 percent of rental housing affordable to low-income families on the Upper Landing site, To add 200 additional units of affordable for-sale and rental housing for Saint Paul families, and To expand Saint Paul's residential and commercial property tax base through the development of new housing and new office space. The I IRA, determining the need to create a tax increment financing district in accordance with Section 469.17 finds that the District is a redevelopment district pursuant to Minnesota Statutes, Section 469.1 4, Subd. 10, because parcels consisting of at least 70°to of the area o£ the District are occupied by b'ldings, streets, utilities or other improvements and more than 50% of the buildings are structurally su tandard to a degree requiring substantial renovation or clearance. This finding is based upon the follo ing facts: Tl�e District consists of The total square footage of the that mimber is 3,118,232 s and other public right-of-way. ct is approximately 4,454,617 square feet, and 70% of feet. Plrcels and right-of-way consisting o 4,330,348 square feet are "occupied" by buildings, streets, utilities or other improveme s, because at least 15% of such parcels are covered by improvements. There are �LEVEN buildings in the District. NE ofthe buildings (approximately 82% of the buildings in the District) are substazidard or the reasons described in "Appendix B." In addition, the District meets the requirements o redevelopment district pursuant to Mimiesota Statutes, Section 469.176, Subd. 4(j); because: at le t 90%ofthe revenues derived from tax incremenis from the District will be used to finance tax incre nt eligible costs of correcting the conditions tl�at allowed designation ofthe District as a redevelopmen district under Section 469.174, Subd. 10 described above. These eligible costs, which are es ' ated to be in excess of $247,000,000, include the cost of acquiring properties in the Distric site filling, grading and piling, and installation of utilities, roads, sidewalks and parking acilities for the site. Allocated administrative costs and interest payment costs may als be included in the qualifying costs. Total eligible project costs are more than 100% oFthe the proposed TIF bond and note issues, which total approximately $70, ected amount of 1964189v1 o, IV. Descri�tion of the Development Program for the West Side Flats Drake Marble and Upper L�nding 12edevelopment Projects. DI KE MARBLE B UILDING fil e development program for the Drake Marble Building consists of the rehabilitation of an existiitg b�i�ding located at 60 Plato Boulevard for use as new corporate office space. When compleie, ihi�s�ehabilitation will add over 80,000 square feet of rentable office space. WEST SIDL' PL S OFFICE CAMPUS The developme t program for the West Slde Flats consists of a corporate office campus containin�; approximatel 50,000 square feet of rentable office space. Structured parking for at least t,000 cars will also be dded. In addition, public infrastructuxe and other site improvements such as utilities will be consri•u t�ed in a traditional urban-style grid layout. A tunnel under Fillmore Street providing access between� e office buildings and the parking ramp will also be built. The Project will also include access to t�e public esplanade along the riverfront. UPPER LANDING The development program for the Up er Landing consists of up to 630 new housing units to be Uuilt on the Upper Landing site between he Mississippi River and the new Shepard Road. Approximately one-half of these units will be ren 1 housing and one-half will be owner-occupied. About 20 percent of the rental housing units will be w-income affordable as defined by the City's affordable housing policy. RIVERTRONT RENAISSANCE AFFORDABLE The development program for Riverfront Renaissance fordable Housing consists of 200 unifs of affordlble, for-sale and rental housing. This housing w 1 be developed both within and outside of tlle Project Area, as future land availabilty, economic feas ility and other factors dictate. Thesc developments will require acquiring land and buildings; enovating substandard buildings; filling, grading, p'rling and compacting the site; managing ollution remediation; iucurring financing rclated expenses; constructing parking facilities, uti ies and other public improvements; paying hard construction costs for affordable hou 'ng and funding ldministrntive functions, all as described in more detai! be►ow. 19G41R9v1 � Side 11,419,765 51 0 2,729,800 17 0 0 0 0 Other Funds to be _Private Financing_ _7ransfers _In SSpec f PRaJECTEO �USES OF FUNDS Land/BUilding Acyuisis Site Improvements/Pre Installation of Public U Parking_ Facilities Streets and Sidewalks Public Park Facilities Social, Recreational I Interest Reduction Pa� PROJECTED SOURCES TIF Bond / Note Princ� TIF Bond Note Interesi Loan Principal _Loaq Interest Paymenl O/' Sd. i TAX INCREMENT * (1) ` Affordable Total Sources � Housing �,_ 569 0 160,715,348 0 0 0 000 0 50,484,800 000 0 6,000,000 0 0 0' 0 0 0 0 0 0 000 0 6,050,000 25,000,000 25,000,000 �00 0 154,331,104 0 0 0 0 0 Affordable Total Uses Housing _, 0 5,000,000 6,357,000 0 0 7,545,000 0 o zoo,000 0 0 26,415,452 i 0 0 2,zso,000; 0 0 300,000 0 0 0 0' 0 0 50,48A,800' 37,000,000 0 66,846,961' s,000,000 o s,000,000 1.983,418 0 1,983,418, 0 0 14,319,648 0 0 14,375,000, 0 0 962,000 Capitalized Interest 0 8,000,000 0 8,000,000 Contingency_ ,_ __ _ 1,171,394 2,603,471 3,737,151 0 7,512,016 _Other Uses (Spec��___� 0 a _ Municipal / Government Charg 0 1,277,600 0 0 1,277,600 _ Low / Moderate Income Housing Assistance 0 0 6, 00,000 16,250,000 22,750,000 ._ Building Renovation 2,729,800 0 0 0 2,729,800� _Legal, Architectural and Professional Costs 0 3,709,167 0 3,750,000 7,45s,ts�� TransfersoutSSpecify):___ 0 0 0 0� Transfers out �epecifyg=_ _ _ o fotal Usea of Funds__ TIF Eligible 14,149,565 75,247,728; 133,370,569 5,000,000 247,76 7,862 � --- --- - � - --- ---- — -- Non TIF Eligible 8,486,390 26,627,000 119,700,000 0 154,813,390 � �� Total Uses 22,635,955 1 �1,874,728 283,070,569 25,00 000 402,581,252 Sources��over Uses 0 0 0, 0 ��� 0 — -- -- ------------ (1) Other numbers represented in the Plan will be adjusted to reflect this Sources and Uses � (2) Estimated $5.5 million pay-as-you-go note will be issued for ihe West Side Flats Corporate Campus for a total $23,255,000 in bond nd notes Estimated $15 million pay-as-you-go note will be issued for the Upper Landing Project for a total of $45,000,000 in bonds and notes ti(plan2 � 0 � � 0 � 15 101.874.728 Side �Upper 0 0 �0 17755.000 03/28/2001 1 o� - 3a7 V. Descrintion of Contracts Entered into at the Time of Preparation of the Plan � Section 469.175, Subd. 1(3), requires that a list of development activities that are proposed to take place as part of the Project for which contracts will be entered into at the time of the approval of thi� Inn, including the names of the parties to the contract, the activity governed by the contract, the eost taCed in ihe contract, and the expected date of completion of that activity be listed in the P11n. The llowing is a list of the proposed development activities. Name: Drake Building LLC Activity: Development Agreement for Drake Marble Building site Estimated Cost: $11,000,000 �stimated Date of Completion: 2002 B. Nam : U.S. Bancorp Activit' : Development Agreement for Corporate Office Campus in West Si Flats Estimated st: $66,000,000 �stimated Dat of Completion: 2003 C. Name: Centex Mu] Activity: Developn Estimated Cost: $1 �stimated Date of � VI. nily, LP Agreement for Upper Landing 0,000 nl ion:2003 It is expected that in the future, the Riverfront Renais an scale housing developnient located in the West Side Flats. Ne and other public infrastruchire must be built in an urban-style g hottsing development in a manner consistent with the framework to Ue constructed to meet demand and maintain the traditional u VII. ce Project will include a new large- streets, sidewalks, sewers, utilities r' layout to acommodate any new parking may also need ter of the area. The following,ls required by Section 469.175, Subd. 1(5), aze estimat ofthe (i) cost ofthe Project, includittg administration expenses; (ii) amount of bonded indebtedness o be incurred; (iii) sources of revemie to finance or otherwise pay public costs; (iv) the most recent n tax capacity of taxable real property within the tax increment financing district (v) the estimated c tured net tax cap�city of the tax increment financing district at completion; and (vi) the duratio of the tax increment fnancing districYs existence. 19G4189v1 1Q ai-a�i7 A. Cost of the Project, Including Administrative Expenses The total development cost of the Project, including administrative expenses, is estimated at $402,581,252. Of this, approximately $160,715,348 will be paid through tax increment. Approximately $241,865,904 will be paid through other sources. E111 tax increments collected from the District are authosized by this Plan to be expended on the Project. Amount of Bonded Indebtedness to be Incurred It is anticipated that $50,484,800 of bonded indebtedness and $20,500,000 in pay-as- ou-go tax increment notes may be incurred with respect to development within the 'strict. Pursuant to Minnesota Statutes, Section 469.178, general obligation or rev ue tax increment bonds may be used as required to amortize the public devel ment costs identified in Section IV above. The Authority reserves the right to pay f all or part of the activities listed in Section IV as tax increment revenues �re �enera d and become available. For purposes of this section, the term "bonds" includes refu ing bonds, notes interim certificates debentures, or other obligations issued by the A thority or City pursuant to Minnesota Atatutes Section 469.178. At this time, the H anticipates approximate bond issues for each development as outlined below: 1. Drake Marble The HRA shall issue e or more series of tax increment revenue bonds or one or more pay-as-y�-go tas increment notes totaling an estimated $2,729,800. � 2. West Side Flats Cor orate Of i e Cam us The HRA shall issue one or more eries of tax increment revenue bonds or one or more pay-as-you-go tax i rement notes totaling an estimated $23,255,000. 3. Unper Landing The HRA shall issue one or more series of tax 'ncrement revenue bonds or one or more pay-as-you-go tax increment no s totaling an estimated $45,000,000. 19G4189v1 11 o� -3�7 Other Sources for Financing of Project Costs 1. Drake Marble A first mortgage of approximately $6,265,020 will be secured by the developer. The developer will put approximately $1,871,370 in equity into the project. A state environmental cleanup grant of $350,000 has been awarded for the site and is anticipated to be available for use on the project. 2. by the in the approximate amount of $30,194,714 will be secured The City anti�,pates making an application to the State Depaztment of Trade and �conomic`Development and to the Metropolitan Council for a contamination cle�a�nup grant of approximately $2,000,000. 3. Up�er Landing The developer will obta� bridge loan of approximately $6,000,000 from the City or HRA to be rep id with project revenues. State environmental cleanup ants totaling $3,700,000 will be dedicated to the project. � The developer will contribute into the project. C. Sources of Revenue to Finance or Otherwise tl�e Project Below is a list of the sources, amounts, dates and purposes for other public costs associated with the Project: Completion Funding Date Source Amount 1991 Local and Pederal 19G4189v1 $2,439,013 Use of Funds $116,000,000 of private funds Public Costs Associated with Construction of Floodwall for 12 of funds made Flats o,.3a7 \ 2�01 \ 19,90 State and Local State and Local Local Local Local �, Local \ Local State and Local State 3,157,780 1,169,000 374,050 39,462 164,348 20,000 4,296,177 1,7b ,000 � 50,000 Pedestrian enhancements and stairs for Wabasha Bridge 2000 2000 2000 2000 1990 2000 2000 2003 TOTAL Sewer separation for storm and sanitary sewers in project area River Sanitary Station Telementry for two sanitary pumps in project area Debt service on bonds for public improvements in project area Completion of West Side Flats Development Strategy Land acquisition - Kaplan's Scrap Yard site Relocation of Shepard Road from Randolph Avenue To Eagle Street Construction of Sherman Sanitary Pump Station Siate 1,625,000 �onstruction of Upper Landing park and trail system along ol� hepard Road $15,098,830 D. The Most Recent Net Tax Capacity Taxable Real Property Within the Tax Inerement Financing District As of December 31, 2000, the total tax ca city of property parcels to be iiicluded in the District was approximately $202,089. fthe $10,572,800 total base market value, $3,411,200, or 32.26% of the total, is attr utable to buildings, some of which will be removed in connection with the redeve pment pursuant to this Plan. The $7,161,600 of market value attributable to lan s assumed to remain constant. The original tax capacity and tax rate are calculate m accordance with Minnesota Statutes, Section 469.174, Subd. 7 and Section 469.1 7, Subd. 1. 19G4189v1 13 o, - 3a� , � . :� L. The Estimated Captured Net Tax Capacity of tlie Tax Increment Financing District at Completion The Drake Marble Building will have an aggregate assumed estimated market value of $6,800,000. Applying appropriate tax capacity rates results in estimated tax capacity of approximately $229,740 and a captured net tax capacity of $201,795 at ,ianuary 2, 2003, the year following expecfed completion of the Drake Marble 13uilding Project. r. The West Side Plats Corporate Office Campus will have an aggregate assumed estimated inarket value of $44,355,000. Applying appropriate tax capacity rates results in estimated Tax capacity of approximately $1,502,070 and a captured net tax caplcity of $1,459,200 at January 2, 2005, the year following expected completion of the West Side Flats Corporate Office Campus Project. The Upper Landit��will have an aggregate assumed estimated market value of $119,720,000. P;p,�lying appropriate tax capacity rates results in estimated tax capacity of approximat�ly $3,052,204 and a captured net tax capacity of $3,003,082 at J�tnulry 2, 2004, the yea� following the expected completion of the iJpper Landing Project. � The entire Project will have a'� aggregate assumed estimated market value of $170,875,000. Applying approprl�e tax capacity rates results in estimated tax capacity of approximately $4,783,9 � and a captured net tax capacity of $4,664,077 at January 2, 2004, the year followin� xpected completion of construction of the Upper Landing and West Side Flats �o�rporate Office Campus Projects. This captured tax capacity is calculated in ac 469.174, Subd. 4 and 469.177, Subd. 2. The Duration of the Tax Increment Financing with Minnesota Statutes, Section s Existence The request for certification of the District will be mad in 20QL The first tax increffients are anticipated to be generated for taxes payable ' the year 2003. The duration of the District will run 25 years from the date of the c lection of the first increment. Therefore, it is estimated that the HRA could collect tax ' icrements from the District through the year 2028. 19G4189v1 14 o r-3a � V�II. Alternatc I:stimates of the Impact of the Tax Increment Financing on the Net Tax � Capacitics of All Taxing Jurisdictions A. Taxing Jurisdictions 1'he t�xiug jurisdictions iu which the District is located in whole or in part are as follows: � Independent School District #625, whose boundaries are coterminous with those of the City of Saint Paul. The County of Ramsey, approximately 45% of the the total market value of which is contributed by the City of Saint Paul. The Housing and Redevelopment Authority of the City of Saint Paul, whose boundaries are coterminous with those of the City of Saint Paul. The Saint Pau1 Port Authority, whose boundaries are coterminous with those of the City of Saint Paul and whose powers to levy and use property taxes are limited. Metropolitan authoritie Airports Commission, : Metropolitan Mosquito Council and the Metrop� on real estate. such as the Metropolitan Council, Metropolitan �ropolitan Waste Control Commission, and the or�trol District. Of these, onl}� the Metropolitan tan�Mosquito Control District currently levy taxes B. Alternative Estimates of Impact on a11 'l��xing Jurisdictions The HRA is required by Minnesota Statutes ction 469.175, Subd. 1(a)(6) to make statements relative to the alternate estimates of th impact of the tax increment ffnanciug on the net tax capacities of all taxing jurisdictio s in which the tax increment tin�ncing district is located in whole or in part. For purpo� of one statement, which is made in Statement A below, the HRA shall assume that the� timated captured net tax capacity would be available to the taxing jurisdictions without eation of the district. For pttrposes of the second statement, made in Statement B below, t e HRA shall assume that none of the estimated captured net tax capacity would be avail le to the taxing jurisdictions without creation of the district. Statement A. Under the assumption that the estimated captured net tax capacin 19G4189v1 15 available ol-ad'7 � to ilie taxing jurisdictious without creation of the District, creation of tUe District will serve to deny these taxing jurisdictions the taxes from the captured net tax capacity in the amount estimated above under the section entitled °The Estimated Captured Net Tax capacity of tl�c t�x iucrement financing District at Completion." , 2. Statement B. "G��e H1tA believes thal none of the estimated captured net ta� capacity would Ue �tvaillble to taxing jurisdictions without creation of the District due to the expense of getting the Prpject to a state in which it would be conducive to the generation of such inerelsed value>,, In particular, without creation of the District, the Projects which are described herein �Lpuld not be developed on the Site. Assuming this to be true, the taxing jurisdictions would c`qntinue to receive the same amount oftaxes as they have currently been receiving based on the�Furrent net tax capacity of the District as set forth above under the section ezztiiled "The Mo�t, Recent Net Tax Capacity of Taxable Real Property Within the Tax Inerement Finan�'ng District." Once the tax increment district terminates in 2028, ihe t�xing jurisdiction will receive the taxes on the new development which has occurred in the District. IX. Studies and Anal sis Used to Dete ine Need for Tax Tncrement Financin O�- 3 �-�S' �/d In Resolution No, adopted by th HRA on, f March 28, 2�01 1 and in Resolution No. �l -3 2 7 adopted by the City on [ March 2 20011, the HRA and the City have determined on the basis of data collected and presented by HRA nd City staff that the proposed development or redevelopment of the Project would not reasonably � e expected to occur solely through private investment within the reasonably foreseeable fuhire, and at the increase in the market value of this site that could reasonably be expected to occur without the e of tax increment financing would be less than the increlse in the market value estimated to result om the proposed development after subtracting the present value of the proj ected tax increments for t e maximum duration of the district permitted by the plan. Any minimal private investment th might occur without public redevelopment activity would provide significantly less than the increase in the market value estimated to result from the proposed Plastics development. The studies and analyses used to make the determination that th proposed development would not reasonably be expected to occur through private investment within e foreseeable future, lucl thcrefore the use of tax increment is deemed necessary, are as follows: X. Identi6cation of All Parcels to be Included in the District Attached hereto in Appendix A is a list of the Property Identification Num ers for all properties to be included in the District, a map showing the Project, the District and th existing 19G4189v1 16 o�-3aa �roperlies, aud a description identifying the boundaries of the District. XI. �'�. District Administrltion and Annual Disclosure Acii�iinisYration of tlte District will be the responsibility of the HRA, acting on behalf of the City of Saiuti PaLil. The resolutions of the City and the HRA approving and creating the Dish•icl will direct the Couiity to forward all tax inerement froin the District to the HRA. Tax inerements will be deposited into ii}terest bearing accoLmts separate and distinct from other funds of the HRA. Tax incc•ements will be used only for activities described in this tax increment plan. The HRA on beh�l�ofthe City will report annually to the State Auditor, county board, school Uoard and Department of Re�emie regarding activities in the District as required by Section 469.175, suUdivision 5 and subdivisiou 6 and will include information with regard to the District in the data necess�ry to comply with subdivision 6a. With regard to the local contribution as discussed under the he�d'ui� "Loc11 Match RequiremenY' below, the City will file necessary reports required by the Deplrtment of Revenue in such form•.as the Department of Revenue may then require. XII. Modifications to District In accordance with Minnesota Statu� eul�tcgemeut of the geographic area of the Proj� amount of bonded indebtedness to be incurred, Section 469.175, Subd. 4, any reduction or or tax increment financing district; increase in debt if that determination was not a part of the origin'a� of interest on the debt to be capitalized; increase in th retained by the HRA; increase in total estimated tax ng a determination to capitalize interest on plan, or to increase or decrease the amount �dditional property to be acquired by the HRA shall be a� ro discussion, public hearing and findings required for approval lrea of a tax increment financing district may be reduced, but sh following the d�tte of certification of the original tax capacity b XIII. Administr:►tive Expenses of the captured tax capacity to be it expenditures; or designation of ved upon the notice and after the the original plan. The geographic 1 not be enlarged, after five years y t county auditor. In �ccordlnce with Minnesota Statutes, Section 469.174, Subd. 14; a d Minnesota Statutes, Section 469.176, Subd. 3 administrative expenses means all expenditures of an uthority other than amounts p�id for the purchase of land or amounts paid to contractors or others p viding materials �nd services, including architectural and engineering services, directly connected � �th 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� n, fund a reserve for, or sell at a discount bonds issued pursuant to Section 469.178. Administrative xpenses also include amounts paid for services provided by bond counsel, fiscal consultants, and p ing or economic development consultants. Administrative expenses of the District will be paid t the 19G4189v1 17 0�-3�� I-IRE1 ii•om tax incremeuts; provided that no tax increment shall be used to pay auy administrative xpenses for the Proj ect which exceed ten percent of the total tax increment expenditures authorized b��he tax inerement financing plan or the total tax increment expeuditures for the Project, whichever is less. PliA•suant to Minuesota Statutes, Section 469.176, Subd. 4h, tax increments may be used to pay for tl�e� �ouuty's acYual adtninistrative expenses incurred in connection with the District. The coLmty may 1•t�quira payment of those expenses by February 15 of the year following the year the expenscs were�icurred. YIV. Necessar rovements in the District No t�x increme shall be paid to the HRA after three years from the date of certification of the ori�;innl uet tax capac by the Coupty Auditor unless within the three-year period: (1) bonds A�ve been issued in aid of the Project pursuant to Section 469.178 of the TIF ct or any other law, except revenue bonds issued pursuant to Minnesota tatutes, Section 469.159 to 469165; (2) the HRA has ac �ired property within the District; or (3) the HRA has constru ted or caused to be constructed public improvements within the District. The bonds must be issued, or the HRA mu t acquire property or construct or cause public improvements to be constructed by approximately J�uary 1, 2005. Pursuant to Minnesota Statutes, Section 469.176�Subd. 6: If, afterfour years from the date ofcertiftcatio fthe original tux capacity ofthe tax increment fenancing district pursuant to Minnes Statutes Section 469.177, no demolition, rehabilitation or renovation ofproperty or ther site preparation, including qaraldfied improvement of a street adjacent to a parce ut not installation of utility service including sewer or water systems, has been com enced on a parcel located within a tax increment ftnancing district by the authoriry or the owner of the parcel in accordance with the tax increment financing plan, no additz ul tax increment may be taken from that parcel and the original tax capaciry of that pa el shall be excluded from the original tax capacity of the tax increment f nancirzg district. the authoriry or theotivneroftheparcelsubsegttentlycommencesdemolition,rehabilitata orrenovatdon or oEher site preparation on that parcel including improvement of a stre adjacent to that parcel, in accordance with the tax increment financing plan, the aut rity shall 19G4189v1 18 oi-8�� � cerlify to lhe county azrditor in the annual disclosure report that the activity has commenced. The county auditor shnll certify the tax capaciry thereof as most recently cei�[ified by the commissioner ofrevenue and add it to the original tax capacity ofthe tax lnc��en2ent,ftnaneing district. The county auditor must enforce the pronisions of this satbdlvision.. Forpurposesofthissubdivision,gataliftedimprovementsarelimitedto(1) consu�uction o�• opening of a new street, (2) relocation of a str•eet, and (3) sz�bstantial reconslrzrctron or rebui7ding of an exisiing street. The I-IRA or 1 p flpproximltcly J owner must begin making improvements to parcels within the District by 1, 2006. Pursuant to M increments one of the 1 2. Statutes, Section 469.1763, Subd. 3, revenues derived from tax dered to have been spent on an activity within the District only if occurs: Before or �ithin ftve years after certif cation ofthe DistricC, the revenues are actually pai�� o a third party with respect to the activity; Bonds, the proceed of which mz�st be used to finance the activity, are issued and sold to n third p&r before o� within ftve years after certif cntton of the District, the revenues dre spent to repay the Bonds, nnd the proceeds of the Bonds either are, on the�pte of issuance, reasonably expected to be spent before the end of the latter the�ve year period, or� (ii) a reasonable temporary period within the rrk � aning of the use of that term a�nder Sectian 148(c)(1) of the Internal Rever�a e Code, or deposited in a reasonably rec�uired reserve or repincement fu , Binding contracts with a third party are tered into for performance ofthe activity before or within five years after ce ' acation of the District and the revenzres are spent under the contractual obl�ation; or 4. Costs with respect to the activiry are paid before certification of the District and the revenues are s • for pnyment of the costs, including interest on un� within ftve years after �� to reimburse a parry sed costs. Therefore, one of the above four events must occur by approximately XV. Usc of Tnx Increment 1, 2007. All revemtes derived from tax increment shall be used in accordance with this tax incre3 financing plan and pursuant to Minnesota Statutes, including but not limited to Section 469. 19G4189v1 19 o, � aa Stibds. 4, 4c and 4j. RVI. �� fication of Prior Planned Improvements Pursuatit to Minnesota Statutes, Section 469.177, Subd. 4, the HRA has reviewed the area to be included it� Hie District and has found [no] building permits issued during the 18 months inunediatclyprecedingapprovalofthePlanotherthanforinaintenanceonly. Therefore, theoriginal tax clpacify of the District should not change as a result of the valuation of any improvements for which the building permits have previously been issued. XVII. �xcess Tax Increments Pursuant to Mimzesota Statutes, Section 469.176, Subd. 2, in any year in which the tax iucrement exceeds the amoutlEnecessary to pay the costs authorized by this tax increment plan, including the amount necessar to cancel any tax levy as provided in Minnesota Statutes, Section 475.61, Subct. 3, the HRA shall u e the excess amount to do any of the follo�ving: 1. Prepay the outstandin�onds; 2. Discharge the pledge o ax increment therefor; 3. P1y into an escrow accourr�edicated to the payment of such bonds 4. Pay for the construction of a ordable housing in accordance «ith state law; or 5. Return the excess to the Coun�Auditor for redistribution to the respective taxing jurisdictions in proportion of thei�tax capacity rate. XVIII. Loc�l Contribution Requirement Pursuant to Minnesota Statutes, Section 469.177, ubd. to be included in the District. For tax increment financing tric June 30, 1994, Minnesota Statutes, Section 273.1399, Subd. 1 exempt firom local government aid or homestead and agriculh �nd/or the City of Saint Paul makes a local contribution to the ] tax increment. The HRA and the City elect to make the local c 4, the HRA has reviewed the area ts which request certification after d) provides that the HRA may be 1 credit aid penalty if the HRA 'ro' ct equal to five percent of the ontri ution in lieu of the state aid pen�lty. Pive percent of the future value of the tax increments expect to be collected from the District is approximately $8,035,767. The City and the HRA elect to tr t the amount identified above in section VI (subsection C) as an upfront local contribution. These am unts constitute a local contribution in the amount of approximately $15,098,830. All components of t local contribution are expected to be paid prior to December, 2003. Pursuant to Section 273.1399, Subd. 6(d)(2), if the HRA fails to make the required contribution for any year, the state aid reductio will apply for that year. The state aid reduction will be equal to or greater of (A) the required loca contribution (5% of t�x increments collected in that year) or (B) the amotmt of the aid reduction at applies under Subdivision 3 of Section 273.1399. 19G4189v1 20 ���1 � XIX. Tiscnl Dis�arities . The I-IItA and the City have elected to compute Fiscal Disparities contribution for the District iu ac�ord�nce witli Section 469.177, subdivision 3, paragraph a. �, 7/9/2000 �\ 19G4189v1 2l di-3�i7 � � .� � APP�NDIX A '1"I I-IOUSING f1ND REDGVELOPMENT AiJTI OP'1'H� CITY OF SAINT PAUL W�ST SIDE FLA'1'S R�D�VELOPMENT "I'AX INCR�MENT PINANCING DISTRICT ANn PARCF_,L LIST T�x I��crema�t I'innlping District All tlic propertp includin streets 1nd llleys, vacated streets ai�d alleys, �nd streets nnd alleys to Ue vacated, lying within th follo�vuig described boundary and as sho�vn tl�e attached exhiUit "A" 1'arcel List [see att�checl] 19G41S9e•I 22 O i- 3d7 Appendix "A" Parce�ls to be included in Riverfront Renaissance Tax Increment District PIN Numb r 05 28 22 23'0021 05 28 22 32 Ob12 05 28 22 32 0013, 05 28 22 32 0014 05 28 ?_2 32. 001 Ci 05 28 22 32 0016 05 28 22 32 0017 05 28 22 32 0020 05 28 22 32 0021 05 28 22 32 0022 05 28 22 32 0023 05 28 22 32 0024 05 28 22 32 0028 05 28 22 32 0029 05 28 22 32 0030 05 28 22 32 0035 05 28 22 33 0001 05 2$ 22 33 0002 05 28 22 33 0003 05 28 22 33 0004 05 28 22 33 0005 05 28 22 33 0006 05 28 22 33 0007 05 28 22 33 0009 05 28 22 33 0010 06 28 22 13 0001 06 28 22 14 0001 06 28 22 14 0002 06 28 22 14 0018 06 28 22 14 0019 06 28 22 31 0004 06 28 22 31 0007 06 28 22 31 0012 06 28 22 31 0013 06 28 22 32 0032 06 28 22 32 0033 06 28 22 32 0034 06 28 22 32 0036 06 28 22 32 0037 06 28 22 32 0040 06 28 22 32 0072 06 28 22 32 0078 06 28 22 32 0079 06 28 22 32 0084 06 28 22 32 0094 06 28 22 33 0001 Current Property Address 63 Robert St. S. 0 Robert St. S. 0 Robert St. S. No Address 1 %3 Robert St. S. 193 Robert St. S. 0 Plato Blvd. W. 0 Plato Blvd. E. 0 Plato Blvd. E. 0 Plato Blvd. W. No Address 0 Plato Blvd. W. No Address. No Address No Address 0 Robert St. 243 Robert : 0 Robert St. 0 Robert St. No Address 0 Livingtstor No Address 60 Plato Blv 0 Plato Blvd No Address 1 Water St. ' 0 Wabasha No Address 40 Robert S 0 Robert St. No Address 193 Chestni �66 Shepan No Address No Address No Address No Address No Address No Address No Address No Address No Addres� No Addres� 296 Shepar 266 Chestnut St. 345 Shepard Road o�-3a7 06 2� 22 41 0002 06 28�22 41 0003 06 28 2� 41 0005 06 28 22'41 0006 06 28 22 41,0007 06 28 22 41 0,014 06 28 22 41 Od�5 06 28 22 41 0018 06 28 22 41 0019` 06 7_£� 27.. 41 0020 06 28 22 41 0024 06 28 22 41 0025 06 28 22 41 0026 06 28 22 41 0029 06 28 22 41 0030 06 28 22 41 0031 06 28 22 41 0033 06 28 22 41 0036 06 28 22 41 0037 06 28 22 41 �038 06 28 22 41 0043 06 28 22 41 0044 06 28 22 41 0046 No Address 43 Water St. E. 0 Water St. 2 Starkey St. 2 Starkey St. 0 Fillmore Ave. 84 Wabasha St 0 Fillmore Ave. �n G�ii,,,�ro n"o S. F . \ � '\��-��. .�- �,� �\,'� \�, , ,, ..�\� \ ,\ \... �„ \ � \ ,\ �� , : ` �\....\ �.�.. \ ' \�� d� \` � \`'V � \\ , � \\\ \� l� \ !�� � �\� ' �' \ �� "� '\ .•'�.,�. ,,.�� � �� \\ ; ,� � ` \�� \ :�, s2'`� ' � ` \ 4 �.� \ � 1 \ � _�� � ���:�� � - � �`' `� �, o, ,� '��' :�, ,' 4 �\.\ . �, ', \ . � � '+' � � � . \ i�� � �'�.�\'� : C , .' �`\ ' �. � ` \�`'; �\ : � � ��\ ; , ,\ `��.: ,.,�� �� ���\�� �� , � ,, �. \ . \\� � \ /.� '_�\ � \, . \, 1. . ? '. .!. , �,\ ,``,,. �;y,; � ,; , �, .: . . � y>��� � ,� ° '�m ��s s,, r � ,, � \ 6� 6 /IIP o, -3a7 , , ,, ,_ , . : � ' �� /, r �. : - � �, ; i::�i�_1:,.!"�—: �.. -.; � , ( � ' \ .\.�' � `\�:.°;' , f ,_ilt�niU!_.' ... _ ��; �1-- , , i;, � ( l � '_' ( �� . ' I , \ `����� i i_. r>"�i�y`'�, _-. J .:', yi �.i !_ i � �' � i ,,�. �' `/ �` } i `� � // y/' ���/ ...jl_I . �I _I �j� _ ___. ��—�_L _� � I-�._ ------; . . ;� �� _ '; � =. � � ,.� . ; � ,. `.I .:` '� , � �:> � .� \V � � 6 „ W 0 Q. 0 � � ��- � �_ o Lb � a ��"S ��� , �v > �� �.--+r„�e• ` ���� . ���� ��� �, �J �� � � . a �� m� � �� � V, .� � LL_ -4--� � � � .> � � .� V! � -a-� Q) � � � � � � .s�� , � �i N � � � � j a� �: � � cu N N � .� , � I CL i >' �I a, <'n z�^ oi- 3�'1 APPI:NDIX 13 19G4189v1 23 .� � �� /� � �Je n��i ; X R�PORT OF PItOC�DUR�S US�D AND R�SULTS OBTAIN�D FOR LT�RNIINING TAX INCIL�M�NT P'INANCING DISTRICT \ ELIGIBILITY 1�'OIt 'OSED "Riverfront Renlissance" AX INCREMENT DISTRICT \ Saint Paul, Minnesota YHR Project No. 2034 PIt�PA`�2�D I'OR City of Saint l�aul PED Saint Paul, Mir�nesota 25 �Vest 4th Sti et Snint Paul, Minnesot 55102 March 1, 2001 Prepared by PARTN ERS ARCHI7ECTURE PLANNING 3989 CENTRAL AVENUE NE, SUITE 520 MINNEAPOLIS, MN 55421 PHOrvE: 763-788-5323 Fnx 763-785-5324 d� - 3�,? Yroposed '7tiverf.ront I.ien�issance" Redevelopillent District City of S�in6 Paul l'I?,I) P U]'Llc'l]')' G� 2001 Psie 2 of G We were hiiZ�d by Che I'llmiing and �conomic Development Department of the City of S�inL Paul, 1Vlinnesota to survey and evnlu2te the properties within the proposed "Rivm•frm�t Ron�i,�s�nce"'Cas Tnerem�nt P'inance Redevelopinent District. This proposed redeve opment arel is bordered by the new Shepard Road on the north 1nd by the North•ru Stntes Pow,er plant on the west. Wabasha and Robert Stx�eets forui the western nd eastern boundaries respectively of the southei•n arm of the district. The southern� tmdary is Plato Avenue west of the Chicago North�vestern rnilroad tr�cics. Several properties south of Plato Avenue are inchicled. The two parcels of R� pberry Island (just below the Wabasha Bridge on Che A4ississippi River) 1re also in uded as well 1s the area of the Wabasha Street bridbe decic. The purpose of our work was to ascerta whether the qualification tests for tax increment eligibility, ns required under innesota Statute, could be met. SCOP� OP' WORI{ The proposed district consists of 71 property p•cels. Of the 71 properties, 11 have commercial structures. There are 60 parcels tha are either vacant, hace paving impro�•ements only, are paz�t of Saint Paul right-o way or are railroad owned. �VALUATIONS Of tlie 11 buildings in the proposed district, 8 building teriors were evahiated and 3 e�terior (curbside) evaluations were conducted. PINDINGS Coverflge Test — 66 of the 71 properties met the coverage tes with 97% area coverage. This e�ceeds the 70% area coverage requirement. Condition of Buildings Test — 82% of the buildings — 9 of the 11 ildings — were found "containing defects in striictural elements or a combination of ficiencies ... of sufficient total significance to justify substantial renovation or clearanc " This exceeds the Condition of Buildings Test whereby over 50% buildings mus e found "structurally substandard." CONCLUSION We believe in our professional opinion that the proposed district qualit"ies as eligible under the statutory criteria and formulas for a Redevelopment District. SUPPORTING DOCUM�NTS See attached summary spreadsheet report detailing the above findings. D t • 32"1 Proposed '7.tivcrfront Iten�iss�nce" Redevelopment District �it,y of Saint P�ul PliD l�el ru�ry 5, 2001 Pagc 3 of f I'ROCP�D'URAL 1tL( UIIZLMENTS The proper�ies were surveyed and evaluated in lccordance with the following requiremenls under Minnesoia Statute Section 469.174, Subdivision 10, clause (c) which states: InCerioz•lnspe the Uuilding is : properCy. . .,� —"The mLinicipality may not malce such determination [ thai ir�lly suUstanclard ] without an interior inspection of the �xterior Inspection an �Other Me1ns —"An interior inspection of the property� is not required, if the municip lity finds that (1) the municipality or authority is unaUle to gliu �ccess to the p�operty; and after using its best efforts to obtain �C'1'1111SS1011 F1'0111 Ci1C }1a1'Cy Ci11 owns or controls the property; and (2) the evidence otherwise supports 1 reasonable onclusion that the building is structurally substand�trcl. Documentation — "Written interior inspection was not conducted 469.176, subdivision 3, cl�use (1)." of the findings and reasons why an be made and retained under section Notificntion -- The City of Saint Paul sent a le er (or a series of letters) to all property owners located in the district requesting hat an interior inspection and evaluation be made of their property. An interior inspection and evaluation was scheduled af�r a property owner consented to the request. An exterior inspection and evaluation was made of the prope y where either the owner responded and refiised interior access to their property the owner did not respond to repeated contact attempts. The type of evaluation co ucted at each property is noted on the attached summary report. Written documentation is on file with the city showing evidence of noti�cations to owners. QUALIFICATION R�QUIREMENTS ` The properties were surveyed and evaluated to determine whether the qualifi tests for tax increment eligibility for a redevelopment district, required under following Minnesota Statutes, could be met. Minnesota Statute Section 469.174, Subdivision 10, clause (a) (1) requires two tests ` for occupied parcels: 1 �� \ ol• 3"�7 Prol�osed "ltiverfrouL Renaiss�nce" Redevelopment llistrict CiCy of' S�int; P�ul PI�7D l�ebruary Ci, 2001 P�gc 4 of 6 1. Covernge TesL —"parcels consisting of 70 percent of the area of the district ai�e occupied by Uuildings, streets, utilities, or other improvements" Nol,e: Tho r,overagr, i•equirod by t,he parcel to be cm�sidered occupied is defined undok n2imicsoL� Sto�tut.o Section d69.174, SuUdivision 10, clatiisc (c) wl�ich statesi�Por purposes of this subdivision, a parcel which is not occupied by Uuilcling�, streets, utilities, or other improvements tmless 15% of the area of the p�rcel collt�iins improvements." 2. Conclitioil d Buildings Test —"and more thnn 50 percent of the buildings, not 111CILlCl111�' OLitU illCll]]eS� are structurally substandard to a degree requiring sttUstflntial ren ntion or clearance;" Note: Structurally substan ard is defined Lmder Minnesotl Statute Section 469.174, Subdivision 10, clnuse ) which stltes: "For purposes of this subdivision, `�Stl'LiCCLl1'flll,y SLlIJStaI1CIfl1' �� shall mean containing defects in structural elements or � combinition of deficie cies in essential utilities ancl facilities, light and ventilation, t"ire protection i luding adequate egress, lay�out and condition of interior partitions, or similar ctors, which defects or deficiencies are of sufficient total significance to ju tify substantial renovation or cleaz�ance. Structurally substandard is further efined in the statute under Subdivision 10, clause (c) which states: "A building is not structurally substanc rd if it is in compliance with building code appliclble to new buildings or could e modified to satisfy the building code at tt cost oF less than lo percent of the cost constructing a new structure of the same square footage and type on the site. T municipality may find that a building is not disqualified as structurally subs ndard under the preceding sentence on the basis of reasonably available evic flge of the building, the average cost of plumbing, or other similar reliable evidence." such as the size, type, and ical, or structural repairs, "Items of evidence that support such a conclusion [ that t e building is structurally substandard ] include recent fire or police insp tions, on-site property appraisals or housing inspections, exterior evidence deterioration, or other similar reliable evidence." EVALUATION METHODOLOGY Coverage Test • Total square foot area of each property parcel was obtained from county re • Square foot area of site improvements on each property parcel was obtained site survey records and onsite verif`ication. o►- 3a� Proposed "Itiverfront Iteuaissauce" Itedevelopiuent District CiCy of Saint J'�ul PI;D I�ebx•u�ry G, 2001 Pai�;e G of G tnge of coverage of e�ch property parcel was computed to determine if 15% �ment was meL. •'i'he tal area of all qualifying' property parcels was compared to the total area of �ll p�ru ;1� to detormine if the 70% requiremcnt was met. � llru�i pur 'oi�s i,o thu cen4crline oP �djacent righis-of-4v2y were included iu the covernge c� culations for ench parcel if applicable. Condition of BuiJ,diug Test Re �12ceuient Co� Calculation — the cost of constructing a new structure of the same square footn � and type on site: . IZ. S. Means Cost quare Costs Data, factored for the Twin Cities metro area, w1s used as tl�e na 'onnlly accepted standard for base cost calculations. • A Uase cost was calcu �ted by first establishing building class, building type, flnd construction quali level to obtain the appropriate Means cost per squarc foot and multiplyi g it times the builcling square foot. • Amenities, which increasec the value over the standard construction quality level, were identified and a v lue was assigned to each. • BZSe cost and cost of amenities were totaled to arrive at Renlacement Cost. Code Deficiencies —��•alu�tion of code leficiencies included 1) determining those technical conditions �vhich are not in co liance with current building code applic�ble to new buildings and, 2) the cos to correct the deficiencies: • Code deficiencies were identified by revi ving information (from city records) and conducting interior and/or exterior ec, • Cost ta carrect identified deficiencies were Means Cost Data for 2000 and our profess nined 6ased upon R. S. udgement and experience. Svstem Conditions — Evaluation of system conditions ' cluded 1) measurement of the deterioration of a building's components (spstems by determining where each component is in its expected service life and, 2) the c st to repair or replace that component so as to bring it to a new condition: • A cost model for each building type was developed which i cludes a list of major btulding components. The components fall within on or more of the following buildin; system categories: Site, Structure, Envelop Interiors, Mechnnical, Electrical, Fire Protection, and Emergency System • Service life of each component was assigned based upon standard published by the Building Owners and Management Association (BOMA) and ur proFessional judgement and experience. • A repair or replacement cost was determined using R. S. Means Cost D ta and our professional judgement and experience. • The actu�l age of the building and its components was determined from Ci'x records, information from the building o�cner and visual inspection. � • The amount of service life "used up" for each component was evaluated based upon the professional judgement of the evaluator. For example, the evaluator may determine that the amount of life used for a particular o� -3a7 Proposed "liiverfront Itenniss�nce" Redevelopment DistricL CiC,y of Sttin6 P1u1 PliD I�cUruzx•,y G, 200] �'ae�e G of G �nt has Ueeu accelernted to extraneous circumst�nces such as a m. On the other hand a roof with a service life expectanc}� of 20 years 10 years old, Uut the evaluator may determine that, based on its midit,imz, has oiily aged 5 years. NOT�: iile not n requirement by statute, the Systems Conditions analysis is provided s an indicator of nge and depreciation of individual building sysCems. • Code (I�'CD — A percei tage representing the cost to correct code deficiencies divided by the repllcen nt cost of a building. By statute a building is NOT structurally substandar 'f it can be improved to comply with the current State Building Code for less then 5% of replacement value. rACILTTY �VALUATION Jason E{reUsb�ch Brian Ringham PRINCIPAL IN CHARGE: Richard A. 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