01-327, � I�`l, 8
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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.
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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 # �
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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:
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By: X/,���'1 �
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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/
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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
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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.
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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.
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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
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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
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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
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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
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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
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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
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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,
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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
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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
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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
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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
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ItEPORT OF
PROC�DUR�S US�D AND RESULTS OBTAINED FOR
D�T�RMINING TAX INCREM�NT FINANCING DISTRICT
ELTGIBILITY '
1� OR
PROPOSED "Riverfront Renaissance"
TAX INCREMENT DISTRICT
Saint Paul, Minnesota
YHR Project No. 2034
Pft�PARED FOR
City of Saint Paul PED
Saint Paul, Minnesota
25 West 4th Street
Saint Paul, Minnesota 50102
March 1, 2001
Prepared by
PARTNERS
ARCHITECTURE PLANNING
3989 CENTR.4L AVENUE NE. 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. Hennings, AIA — Senior Principal
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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
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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
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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. Hennings, AIA — Senior
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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.
COIINCILPERSON
Yeas� Nays
✓Benanav
i/�lakey
,�"ostrom
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,�antry
�iter
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�Against
Adopted by the Council: Date �.� `�1 �o �
Certified Passed by Council Secretary
B -�.� �a � �-
Mayor
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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ItEPORT OF
PROC�DUR�S US�D AND RESULTS OBTAINED FOR
D�T�RMINING TAX INCREM�NT FINANCING DISTRICT
ELTGIBILITY '
1� OR
PROPOSED "Riverfront Renaissance"
TAX INCREMENT DISTRICT
Saint Paul, Minnesota
YHR Project No. 2034
Pft�PARED FOR
City of Saint Paul PED
Saint Paul, Minnesota
25 West 4th Street
Saint Paul, Minnesota 50102
March 1, 2001
Prepared by
PARTNERS
ARCHITECTURE PLANNING
3989 CENTR.4L AVENUE NE. 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. Hennings, AIA — Senior Principal
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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
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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
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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. Hennings, AIA — Senior
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