HomeMy WebLinkAboutEDA AGN 04-26-05
CITY OF COLUMBIA HEIGHTS
590 40th Avenue N.E.. Columbia Heights, MN 55421-3R7R (763) 706-3600 TDD (763) 706-3692
Visit Our Website at: wwwci.columbia-heifihts.mn.us
EDA COMMISSIONERS
Don Murzyn Jr.
Patricia Jindra
Bruce Kelzenberg
Gary L. Peterson
Bruce Nawrocki
Bobby Williams
Tammera Ericson Diehm
ECONOMIC DEVELOPMENT AUTHORITY REGULAR MEETING
TUESDAY, APRIL 26, 2005, IMMEDIATELY FOLLOWING THE 7 PM HRA MEETING
PARKVIEW VILLA, 965 40TH AVE. N.E., COMMUNITY ROOM B
AGENDA
1. CALL TO ORDER/ROLL CALL
2. PLEDGE OF ALLEGIANCE.
3. CONSENT AGENDA.
(These items are considered to be routine by the EDA Board of Commissioners and will be enacted
as part of the Consent Agenda by one motion.)
A. MOTION: Move to approve the consent ae:enda items as listed below:
1) Approve EDA Meetine: Minutes for February 15. 2005.
2) Approve the Financial Report and Payment of Bills for February and March 2005.
4. ITEMS FOR CONSIDERATION
A. NEI Site Redevelopment Proposal
MOTION: Move to Approve the Preliminary Development Agreement between the Columbia
Heights Economic Development Authority and Legacy Management and Development
Corporation; and furthermore, to authorize the President and Executive Director to enter into an
agreement for the same.
B. Adopt Resolution 2005-08, First Amendment to Contract for Private Redevelopment
MOTION: Move to Adopt Resolution 2005-08, a Resolution Approving a First Amendment to
Contract for Private Redevelopment between the Columbia Heights Economic Development
Authority and New Heights Development, LLC; and furthermore, to direct the President and
Executive Director to enter into an agreement for the same.
C. Introduction and general presentation of a Concept Redevelopment Plan for the property
located at 40th & University
5. ADMINISTRATIVE REPORTS
6. ADJOURNMENT
Walter R. Fehst, Executive Director
H: \edaAgenda2 00 5\4- 26- 200 5
The EDA does not discriminate on the basis of disability in the admission or access to, or treatment or employment in, its
accommodation will be provided to allow individuals with disabilities to participate in all EDA services, programs, and
activities. Auxiliary aids for handicapped persons are available upon request when the request is made at least 96 hours in
advance. Please call the EDA Secretary at 706-3669 to make arrangements (TDD 706-2806) for deaf or hearing impaired
Anl'l
THE CITY OF COLUMBIA HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMENT OR THE PROVISION OF SFRVICES
EQUAL OPPORTUNITY EMPLOYER
ECONOMIC DEVELOPMENT AUTHORITY (EDA)
REGULAR MEETING MINUTES
FEBRUARY 15, 2005
CALL TO ORDER/ROLL CALL
President, Murzyn, Jr., called the meeting to order at 7:00 p.m.
Present: Don Murzyn Jr., Gary L. Peterson, Bobby Williams and Bruce Nawrocki, Tammera
Ericson, and Bruce Kelzenberg
Absent- Patricia Jindra
PLEDGE OF ALLEGIANCE
CONSENT AGENDA
Approval of Minutes
Financial Report and Payment of Bills
Nawrocki asked what the $3,235.99 under minor equipment, account number 201-42400 and
asked what employees time is charged under this item. Streetar stated he wasn't sure why the
description wasn't listed in the report, but that it was to purchase new lateral file cabinets. as we
combined the property files from upstairs when Cher took over the Homesteading last year, to
expand our Planning and Zoning case files and the extra space needed for the new housing
property files. Bakken stated we purchased a total of five cabinets, as the old cabinets were full,
with no room for the additional housing folders from Kmart and the Industrial Park
redevelopments. Streetar stated under Protective Inspection time is charged for Shelley, Pat and
Larry.
Nawrocki asked what the bills from Unicorp were for. Streetar stated it was for painting on the
9th floor modernization project. Nawrocki stated he thought that was included in the contract.
MOTION by Ericson, second by Peterson, to adopt the consent agenda items as listed. All ayes.
Motion Carried.
PUBLIC HEARING
Resolution 2005-03. Condemnation of Certain Property for Redevelopment
Schumacher stated the contract for private redevelopment requires a public hearing for the
condemnation of properties in the Industrial Park Redevelopment area and felt Schafer
Richardson has satisfied the requirements of trying to obtain the necessary properties for the
development. This resolution is just incase the developer cannot acquire all of the properties.
Unfortunately, they were unable to acquire several properties necessary for the redevelopment
project, and are requesting the EDA and City proceed to acquire all parcels by means of
negotiations or through eminent domain. The properties listed in Resolution 2005-03 are the
Greifproperties located at 3755 University, 3700 5th Street and 317 3ih Avenue; the Buckles
property located at 620 39th Avenue; and the Smith property located at 450 38th Avenue in the
Industrial Park. Staff feels the developer has satisfied the intent and conditions of the
development agreement and recommends adoption of Resolution 2005-03 and introduced Brad
Schafer, Schafer Richardson and attorney, Bob Lindall for comments or questions.
Economic Development Authority Meeting Minutes
February 15, 2005
Page 2 of5
Murzyn, Jr., asked if there were any residents or business owners present that would like to
speak at this time, otherwise he would accept a motion to close the public hearing. There was no
public input.
Motion by Williams, second by Peterson, to close the public hearing. All ayes. Motion Carried.
Nawrocki asked why we need to adopt the resolution if some of the property owners have already
agreed to sell and stated once you start condemnation proceedings, there are costs associated
with this. Brad Schafer stated they have verbal agreements with all but one of the property
owners. Bob Lindall stated there are many verbal agreements, but nothing signed yet. The
resolutions need to be adopted to insure the sale of the properties go through and that all the
properties that sign purchase agreements, will later be dropped from the list. There would only
be costs if you need to force condemnation on any of the properties.
Nawrocki asked why are there two resolutions for all of the properties. Lindall stated part of the
properties, are needed for housing development and the others are needed for the parkway.
Nawrocki asked where is 3700 5th Street. Schumacher stated throughout the Ci(v there are a
number of address discrepancies and for closings we have to go by what the county has. Under
Appendix A of the resolutions, it identifies the property addresses and owners.
Motion by Williams, second by Peterson, to Adopt Resolution 2005-03, a Resolution
Authorizing and Directing the Condemnation of Certain Property located at 3755 University
Avenue, 3700 5th Street, 317 3ih Avenue, 620 39th Avenue and 450 38th Avenue for
Redevelopment Purposes.
Upon Vote: Nawrocki- Nay; Ericson- aye; Williams- aye; Kelzenberg- aye; Peterson- aye;
Murzyn, Jr.- aye. Motion Carried.
Resolution 2005-04. Condemnation of Certain Property for Redevelopment
Schumacher stated the properties listed in Resolution 2005-04 are the 3800 5th Street LLC
property located at 3800 5th Street and 3901 5th Street and JR. Properties property located at
515 and 519 38th Avenue in the Industrial Park. Staff recommends adoption of Resolution
2005-04.
Motion by Williams, second by Peterson to close public hearing. All ayes. Motion Carried.
Motion by Ericson, second by Peterson, to Adopt Resolution 2005-04, a Resolution Authorizing
and Directing the Condemnation of Certain Property located at 3800 5th Street, 3901 5th Street,
515 38th Avenue and 519 38th Avenue for Redevelopment Purposes.
Upon vote: Nawrocki- nay; Ericson- aye; Williams- aye; Kelzenberg- aye; Peterson- aye;
Murzyn, Jr.- aye. Motion Carried.
ITEMS FOR CONSIDERATION
Mr. Steak Propertv at 4545 Central Avenue
Mr. Williams abstained from the discussion as he has bid on the property in the past.
Streetar stated this is a follow-up from the last meeting. The owner of Mr. Steak is interested in
Economic Development Authority Meeting Minutes
February 15,2005
Page 3 of 5
selling us his property. Staff agreed to contact other business owners in regards to their interest
in the site. Mr. Steak's owner, Mr. Wolf as stated in his letter dated February 1, 2005 that he is
willing to sell the property to the City for $575,000, which is $25,000 lower than the offer made
to the City on January 25th. Since the January meeting staff has contacted Ron Clark, the owner
of the mall at 4110 Central: Bob Grootwassink, owner of 4001 Central; Udupi Restaurant:
Capital Investment representing Taco Bell; Welsh Companies; Haugland Companies;
Frauenshuh Companies; and Griffin Companies for their interest in the site. Frauenshuh was
the only one that was interested and will be showing their client the site early next week. Streetar
passed out a copy of the appraisal, which states the value of the property is $535,000.
Staff recommended doing one of the following: 1) direct staff to continue to work with these
companies to help Mr. Wolf find a user for this property; 2) do nothing and let Mr. Wolf try to
sell it on his own; 3) we can encourage Frauenshuh to work with Advance Auto Parts to develop
the site; or 4) we could acquire the property, demolish the building and then have control over
what goes on the site.
Murzyn, Jr. asked Mr. Wolf if there is anyone he has talked to that is interested. Wolf stated
there is only the auto sales owner that is very interested in the site.
Nawrocki stated the appraisal of the property is $530,000 and therefore he; 1) is not infavor of
buying the property particularly ifwe have to pay anything more than $300,000; and 2)
disagrees with the idea of not having a car lot on the site, we need to get meaningful
requirements for auto sales placed in our zoning ordinance and suggested putting this item on
the next City Council agenda. Streetar stated the City Planner is looking into how the CiZy of
Hopkins has set up their moratorium for this same issue. Fehst stated he appreciated Nawrocki's
concern to get this changed before we receive an application, but questioned ifwe do this that
quick.
Nawrocki stated the auto sales issue along University Avenue has not been addressed. Streetar
stated the owner has been issued a citation, he still hasn't complied and that the judge gave him
90 days to comply.
Peterson stated he didn't think a used car lot was a very good choice for the ci(v, was concerned
about buying property and not knowing what we are going to develop on the site. We have Welle
Auto that has been there for years and would not be very happy with another auto parts sales
along Central. With Burger King we purchased it for $600,000 and found the property was built
on a landfill and therefore, we need more money for the clean up. Streetar stated we received a
grant for our part of the clean up and Nath will be paying also.
Ericson agreed we need to be careful in what we buy, but we need to set a pace for our citizens
and clean up properties to make them marketable. Private companies do not have access to
obtain grants for clean up like we do. By removing these barriers we are opening the doors for
new opportunities for development in the City.
Murzyn, Jr. stated our options at this time are: 1) do we want to purchase the property, or 2) not
get involved. We have some significant fund balances now and wouldn't mind using some of
Economic Development Authority Meeting Minutes
February 15,2005
Page 4 of 4
Fehst stated he has never worked in a City were they have moved so quickly to purchasing
property. Nawrocki stated maybe we should give the list of properties to the Rooney's to market.
Mary Rooney stated they have been working with staff, thanked Streetar for all of his help
working on Mr. Wolf's property sale. She stated the problem is that people can't see that
Columbia Heights is on the way up the hill and this is the time to get their business in the Ci(v.
Streetar stated he has talked to a lot of people and gets the response that Columbia Heights isn't
someplace that looks promising for them to relocate to. Schurnacher stated developers don't see
this is the time to get the property at a low price.
Mary Rooney stated by offering $300,000 for the property you are devaluing the property, she
hasn't lived her for 20 years, was proud to live here years ago, but, after coming back has
noticed the City has changed, would like to help redevelop the City, has rode with the Police
Department and seen the crime on the west side of Central Avenue. and stated that maybe needs
to volunteer to be on the EDA.
Murzyn, Jr. directed staff to continue working with the Rooney's and Mr. Wolf to find a buyer for
the proper(v.
ADMINISTRATIVE REPORTS
Kmart
Streetar stated if any of the comrnissioners are interested in looking at the Kmart homes with the
building official next week, let us know. About a month ago the developer stated 16 of the 67
units are sold, with sales between 192,000 and 335,000, the footing and foundations have been
poured on the first four townhomes. The developer is working to acquire the necessary road
right-of-way for access onto 49th as well as the right turn lane on 49th and if he is unsuccessfid,
he will be asking the EDA in the next 30 to 90 days to use eminent domain to acquire them.
Williams asked if it was true that someone bought a couple units on the top floor. Mwy Rooney
stated she had heard that someone bought some units in the loft area, but they would not identify
the individuals.
Central Business District
Streetar stated in January the EDA approved the planning process for the area along Central
from 3 ih to 40th Avenue. Staff is currently performing an inventory of the area including
parking supply, other traffic concerns, stormwater, other public infrastructure, property
inventory, building quality and maintenance. The next step would be to meet with property
owners and discuss their issues and concerns sometime in March.
ADJOURNMENT
President, Murzyn, Jr., adjourned the meeting at 8:34 p.m.
Respectfully submitted,
Cheryl Bakken
Community Development Secretary
H:\EDAminutes2005\2-15-2005
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (ED A)
Meeting of: April 26, 200S
AGENDA SECTION: Consent Agenda ORIGINA TING EXECUTNE
NO: DEP ARTMENT: EDA DIRECTOR
APPROV AL
ITEM: Financial Report and Payment of Bills BY: Cher Bakken BY:
DATE: April 19, 200S
BACKGROUND:
The bound Financial Report for the months of February and March 200S draft Resolution 200S-07 is
attached for review. The enclosed Financial Report lists the Summary (white), the Check History
(Green), the Expenditure Guideline with Detail (blue) and Revenue Guideline with detail (yellow) for
each fund and department and the Parkview Villa North and South financials (white). The reports cover
the activity in the calendar (fiscal) year from January 1 through March 31, 200S.
RECOMMENDATION:
Staff will be available to answer specific questions. If the report is satisfactorily complete, we
recommend the Board take affirmative action to receive the Financial Report and approve the payment
of bills.
RECOMMENDED MOTION:
Move to approve Resolution 200S-07, Resolution of the Columbia Heights Economic Development
Authority (EDA) approving the Financial Statement and Payment of Bills for the months of February
and March 200S.
EDA ACTION:
H:\EDAConsent2005\Feb and March Fin Rep 2005
EDA RESOLUTION 2005-07
RESOLUTION OF THE COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT
AUTHORITY (EDA) APPROVING THE FINANCIAL STATEMENT FOR FEBRUARY
AND MARCH 2005AND PAYMENT OF BILLS FOR THE MONTHS OF FEBRUARY
AND MARCH OF 2005.
WHEREAS, the Columbia Heights Economic Development Authority (ED A) is required by
Minnesota Statutes Section 469.096, Subd. 9, to prepare a detailed financial statement which
shows all receipts and disbursements, their nature, the money on hand, the purposes to which the
money on hand is to be applied, the EDA's credits and assets and its outstanding liabilities; and
WHEREAS, said Statute also requires the EDA to examine the statement and treasurer's
vouchers or bills and if correct, to approve them by resolution and enter the resolution in its
records; and
WHEREAS, the financial statement for the months of February and March of 200S and the list
of bills for the months of February and March of200S are attached hereto and made a part of this
resolution; and
WHEREAS, the EDA has examined the financial statement and the list of bills and finds them
to be acceptable as to both form and accuracy.
NOW, THEREFORE BE IT RESOLVED by the Board of Commissioners ofthe Columbia
Heights Economic Development Authority that it has examined the attached financial statements
and list of bills, which are attached hereto and made a part hereof, and they are found to be
correct, as to form and content; and
BE IT FURTHER RESOLVED the financial statements are acknowledged and received and
the list of bills as presented in writing are approved for payment out of proper funds; and
BE IT FURTHER RESOLVED this resolution and attachments are to be made a part of the
permanent records of the Columbia Heights Economic Development Authority.
Passed this _ day of
,200S.
MOTION BY:
SECONDED BY:
AYES:
NAYS:
Don Murzyn, Jr. President
Attest by:
Cheryl Bakken, Assistant Secretary
H :\Resolutions200 5\EDA2005-07
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Meeting of: April 26, 2005
AGENDA SECTION: Items for Consideration ORIGINATING EXECUTIVE
NO: 4-A DEPARTMENT: EDA DIRECTOR
APPROVAL
ITEM: NEI Site Redevelopment Proposal BY: Robert Streetar BY:
DATE: April 20, 2005
BACKGROUND:
Legacy Management Development Corporation, and Walker Methodist are partnering and
would like to collaborate with the Economic Development Authority to redevelop a portion of the
NEI site. Specifically, they would like the opportunity to build approximately 66 units of senior
cooperative housing. The building would include a community room, game room, and lounges.
In addition, all parking for the units would be underground.
The attached development concept includes three elements, the cooperative housing, a public
library, and a community center. The library and community center are shown only to provide
the Commissioners with an idea of how the site could be developed to include both public and
private uses, and to show that by developing the cooperative housing the opportunity to build a
community center, and library on the site would not be prohibited.
Senior Cooperative Housinq
Cooperative housing means joint ownership and operation of a housing development by those
who live in it. Cooperative members are actually their own landlords, therefore enabling the
cooperative community to be built and operated at a very affordable cost. Each member
purchases a share in the limited equity corporation. These shares provide the equity to secure a
mortgage. Individual shareholding members have equal voting status in electing the cooperative
board of directors from their membership.
Cooperative housing combines the advantages and pride of home ownership with the
conveniences of community living. Cooperative living represents a new choice for independent
seniors. Maintenance-free living offers security, social life, and a voice in community affairs. A
resident-owned community for seniors is a place where people can share an outstanding life
together.
There are two primary costs involved. The share cost is a one-time "down payment" that
purchases a share in the corporation. If a member decides to move, the cooperative has the
first option to buy. The cooperative would then return the member's share cost, plus accrued
equity. Members also pay monthly fees, which include the mortgage principal and interest
payments, real estate taxes, operating expenses, lender-required reserves, as well as interior
and exterior maintenance, sewer, water, trash pick-up, and recycling. The monthly fee also
covers liability insurance for the building, legal and accounting services, and professional
management. Share costs and monthly fees vary depending on the size of the floor plans.
As in the case of traditional home ownership, members are responsible for their own phone and
electricity. The interest expense and real estate taxes associated with your home are tax
deductible. The benefits are identical to those you enjoy in your single-family home. The real
estate taxes and mortgage interest associated with your new home are fully tax deductible.
When your share is resold, you and your estate receive the amount of your initial share cost
and a predetermined increase for each year you live in the cooperative.
A professional real estate developer and management company develops and manages the
community. Each community has on-site management dedicated to providing the best service
to the residents.
The following is a proposed draft of the monthly fee and share costs subject to modification
based upon market conditions.
Unit Mix Units
One Bedroom 5
One Bedroom Den 5
Two Bedroom 42
Two Bedroom 10
Two Bedroom 1-
Total 66
Monthlv Fee
$748
$857
$1,113
$1,186
$1,235
Square Feet
796
912
1,184
1,262
1,314
Share Cost
$27,064
$31,008
$40,908
$42,908
$44,676
The affordability of this proposal is very comparable to the Parkview Villa South building, but with
all of the financial benefits of homeownership, ie. Mortgage interest and property tax deduction,
and appreciation upon sale.
Comprehensive Plan and Market Analvsis
This proposal responds to three of the City's Comprehensive Plan housing goals by as well as
the housing demand analysis performed by Maxfield Research, Inc.
· Promote a variety of life cycle housing opportunities within the community.
· Promote medium, density owner-occupied housing for empty nesters seeking smaller more
affordable housing options. This in turn could free up entry level housing for new families.
· Promote housing that attracts and retains residents.
· The demand, performed by Maxfield Research, indicates a demand for between 100 and
125 units of independent senior housing through 2013
Preliminary Development Aqreement
Staff recommends the EDA enter into a preliminary development agreement with Legacy
Management Development Corporation. Through the agreement, the EDA agrees to work only
with the developer allowing them the opportunity to prepare a proposal for review and approval
by the EDA before October 28, 2005. I n return the developer agrees to escrow $5,000 to pay the
EDA's expenses to review the proposal as well as $3,000 upon execution of this agreement.
After the first 90 days, the developer may request an additional 90 days for and additional
$3,000.
Please find attached:
· Information regarding Legacy Management and Development Corporation.
· Development concept plan, and examples of senior cooperative housing.
RECOMMENDATION: Staff recommends the EDA enter into a Preliminary Development
Agreement with Legacy Management Development Corporation.
RECOMMENDED MOTION: Move to Approve the Preliminary Development Agreement between
the Columbia Heights Economic Development Authority and Legacy Management and
Development Corporation; and furthermore, to authorize the President and Executive Director to
enter into an agreement for the same.
Attachments
EDA ACTION:
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY
PRELIMINARY DEVELOPMENT AGREEMENT
THIS AGREEMENT, dated this 26 day of April, 200S, by and between the Columbia
Heights Economic Development Authority, a body politic and corporate under the laws of
Minnesota (the "Authority") and Legacy Management and Development Corporation (the
"Developer"):
WITNESSETH:
WHEREAS, the Authority desires to promote redevelopment of certain property within
the City of Columbia Heights, which property is owned by the Authority and is legally described
in Exhibit A attached hereto (the "Property"); and
WHEREAS, the Developer or its assigns proposes to acquire a portion of the Property
and develop that site as a 66-unit residential senior cooperative building (the "Redevelopment");
and
WHEREAS, the Authority has determined that it is in the Authority's best interest that
the Developer be designated sole developer of the Property during the term of this Agreement;
and
WHEREAS, the Authority and the Developer are willing and desirous to undertake the
Redevelopment if (i) a satisfactory agreement can be reached regarding the Authority's
commitment for public assistance necessary for the Redevelopment; (ii) satisfactory mortgage
and equity financing, or adequate cash resources for the Redevelopment can be secured by the
Developer; and (iii) the economic feasibility and soundness of the Redevelopment; and
(iv) satisfactory resolution of zoning, land use, site design, and engineering issues, and other
necessary preconditions have been determined to the satisfaction ofthe parties; and
WHEREAS, the Authority is willing to evaluate the Redevelopment and work toward all
necessary agreements with the Developer if the Developer agrees to reimburse the Authority for
its costs relating to the Redevelopment even if the Redevelopment is abandoned or necessary
agreements are not reached under the terms of this Agreement.
NOW, THEREFORE, in consideration of the foregoing and of the mutual covenants and
obligations set forth herein, the parties agree as follows:
1. Negotiations between the parties shall proceed in an attempt to formulate a
definitive development contract ("Contract") based on the following:
(a) the Developer's proposal (when submitted) together with any changes or
modifications required by the Authority;
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(b) such documentation regarding economic feasibility of the Redevelopment
as the Authority may wish to undertake during the term of this Agreement; and
(c) other terms and conditions of this Agreement.
2. It is the intention of the parties that this Agreement: (a) documents the present
understanding and commitments of the parties; and (b) will lead to negotiation and execution of
a mutually satisfactory Contract for the Redevelopment prior to the termination date of this
Agreement. The Contract (together with any other agreements entered into between the parties
hereto contemporaneously therewith) when executed, will supersede all obligations of the parties
hereunder.
3. During the term of this Agreement, the Developer shall:
(a) By October 28, 2005, submit a proposal to the Authority, which proposal
must show the location, size, and nature of the proposed Redevelopment, including
sample floor layouts, renderings, elevations, and other graphic or written explanations of
the Redevelopment. The proposal shall be accompanied by a preliminary schedule for
the starting and completion of all phases of the Redevelopment.
(b) Submit an over-all cost estimate for the design and construction of the
Redevelopment.
(c) Submit a final time schedule for all phases of the Redevelopment.
(d) Undertake and obtain such other preliminary economic feasibility studies,
income and expense projections, and such other economic information as the Developer
may desire to further confirm the economic feasibility and soundness of the
Redevelopment.
(e) Submit to the Authority the Developer's financing plan showing that the
proposed Redevelopment is financially feasible.
(f) Furnish satisfactory, financial data to the Authority evidencing the
Developer's ability to undertake the Redevelopment.
4. During the term of this Agreement, the Authority agrees to:
(a) Commence the process necessary to undertake such public assistance as is
necessary pursuant to the terms of the proposal.
(b) Proceed to seek all necessary information with regard to the anticipated
public costs associated with the Redevelopment.
(c) Estimate the Authority's level and method of financial participation, if
any, in the Redevelopment and develop a financial plan for the Authority's participation.
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5. It is expressly understood that execution and implementation of the Contract shall
be subject to:
(a) A determination by the Authority in its sole discretion that its
undertakings are feasible based on (i) the projected tax increment revenues and any other
revenues designated by the Authority; (ii) the purposes and objectives of any tax
increment, development, or other plan created or proposed for the purpose of providing
financial assistance for the Redevelopment; and (iii) the best interests of the Authority.
(b) A determination by the Developer that the redevelopment is feasible and
in the best interests of the Developer.
6. This Agreement is effective from the date hereofthrough October 28,2005. After
such date, neither party shall have any obligation hereunder except as expressly set forth to the
contrary herein.
7. (a) Upon execution of this Agreement, the Redeveloper has deposited with the
Authority funds in the amount of $5,000 receipt of which the Authority hereby acknowledges.
The Authority may apply such deposit to pay any "Authority Costs," which means: out-of
pocket-costs incurred by the Authority from and after April 18, 2005 for (i) the Authority's
financial advisor in connection with redevelopment of the Property (ii) the Authority's legal
counsel in connection with negotiation and drafting of this Agreement, the Contract and any
related agreements or documents; (iii) the Authority's planning consultant in connection with
redevelopment of the Property; and (iv) any other third-party costs in connection with
conveyance of the Property to the Developer or the Authority's financial participation, if any, in
the redevelopment of the Property (including without limitation appraisers, surveyors and
environmental consultants). At Developer's request, but no more often than monthly, the
Authority will provide Developer with a written report on current and anticipated expenditures
for Authority Costs, including invoices or other comparable evidence. The Developer
acknowledges that deposits may be required by the City in connection with planning and land
use approvals, which amounts are separate from and in addition to any deposits for Authority
Costs under this Agreement.
(b) If at any time during the term of this Agreement the Authority determines that the
amounts deposited by Developer are insufficient to pay Authority Costs, the Authority may
notify the Developer in writing as to any additional amount required to be deposited. The
Developer must deposit such additional funds (subject to the aforementioned maximum) within
10 days after receipt of the Authority's notice.
(c) Upon termination of this Agreement in accordance with its terms, the Authority will
return to the Developer the balance of any funds deposited under this section that are on hand as of
the date of receipt of the notice of termination, and less any Authority Costs incurred through the
date of receipt of the notice of termination. For the purposes of this paragraph, Authority Costs are
considered to be incurred if they have been paid, relate to services performed, or are payable under a
contract entered into, on or before the date of receipt ofthe notice oftermination.
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8. (a) The parties agree and understand that the final Contract may provide for
conveyance of a portion or all of the Property from the Authority to the Developer or its assigns,
under terms agreed upon in the Contract. The parties currently anticipate that the Property may
be conveyed in portions as each phase of the Development occurs, for a purchase price to be
determined but based on the estimated market value of the portion conveyed, and subject to
satisfaction of contingencies specified in the Contract. As noted in Section 10 hereof, the
Authority may not sell, or negotiate for the sale of, any portion of the Riverfront Redevelopment
Site to any other person or entity during the term of this Agreement. As consideration for such
exclusive rights, the Developer agrees to pay to the Authority the following payments ("Option
Payments") at the following times:
$3,000
Upon execution of this Agreement
$3,000
90 days after the date of this Agreement.
(b) If a Contract is executed within the terms of this Agreement, and any portion of
the Property is conveyed to the Developer in accordance with its terms, a pro rata portion of the
total Option Payments made to date shall be applied against the purchase price of the first portion
of the Property so conveyed. The term "pro rata portion" means a percentage based on the area
of the portion of the Property first conveyed as a share of the total square footage of the Property.
The balance of Option Payments shall be applied against the purchase price of subsequent
portions of the Property on the same basis.
(c) If for any reason a Contract is not negotiated and executed within the term of this
Agreement or any mutually approved extension thereof, or if this Agreement is terminated
pursuant to Section 9 hereof (other than due to breach by the Authority), or if the Contract is
terminated pursuant to its terms for any reason (other than due to breach by the Authority) before
closing on conveyance of any portion of the Property to the Developer, then the Authority shall
retain the Option Payments made to date. The Developer shall have no rights or interest in any
interest earnings on the Option Payments or in the amount retained by the Authority under this
Section. The substantial terms of this Section shall be incorporated in any Contract entered
pursuant to this Agreement.
9. This Agreement may be terminated upon 5 days written notice by the Authority to
the Developer if:
(a) an essential precondition to the execution ofa contract cannot be met; or
(b) if, in the sole discretion of the Authority, an impasse has been reached in
the negotiation or implementation of any material term or condition of this Agreement or
the Contract; or
(c) the Authority determines that its Administrative Costs will exceed the
amount initially deposited for such purpose under Section 7(b), and the Developer does
818-26] 782vl
CL205-3 I
4
not deliver additional security to the Authority pursuant to Section 7(b) of this
Agreement; or
(d) the Developer fails to make the required Option Payment under Section
8(a) hereof.
If the Authority terminates the Agreement under this Section 9, the Developer shall
remain liable to the Authority under Section 7(b) of this Agreement for Administrative Costs
incurred by the Authority through the effective date of termination.
10. The Developer is designated as sole developer of the Property during the term of
this Agreement. During the term of this Agreement the Authority will not enter into agreements
with any other party regarding the sale or redevelopment of the Property.
11. In the event that the Developer, its heirs, successors or assigns, fail to comply
with any of the provisions of this Agreement, the Authority may proceed to enforce this
Agreement by appropriate legal or equitable proceedings, or other similar proceedings, and the
Developer, its heirs, successors or assigns, agree to pay all costs of such enforcement, including
reasonable attorneys' fees.
12. If any portion of this Agreement is held invalid by a court of competent
jurisdiction, such decision shall not affect the validity of any remaining portion of the
Agreement.
13. In the event any covenant contained in this Agreement should be breached by one
party and subsequently waived by another party, such waiver shall be limited to the particular
breach so waived and shall not be deemed to waive any other concurrent, previous or subsequent
breach. This Agreement may not be amended nor any of its terms modified except by a writing
authorized and executed by all parties hereto.
14. Notice or demand or other communication between or among the parties shall be
sufficiently given if sent by mail, postage prepaid, return receipt requested or delivered
personally:
(a)
As to the Authority:
Columbia Heights Economic Development Authority
590 40th Avenue NE
Columbia Heights, MN 55421
Attn:
(b)
As to the Developer:
SJB-261782vl
CL205-31
5
15. This Agreement may be executed simultaneously in any number of counterparts,
all of which shall constitute one and the same instrument.
16. This Agreement shall be governed by and construed in accordance with the laws
of the state of Minnesota. Any disputes, controversies, or claims arising out of this Agreement
shall be heard in the state or federal courts of Minnesota, and all parties to this Agreement waive
any objection to the jurisdiction of these courts, whether based on convenience or otherwise.
17. The Developer hereby agrees to protect, defend and hold the Authority and its
officers, elected and appointed officials, employees, administrators, commissioners, agents, and
representatives harmless from and indemnified against any and all loss, cost, fines, charges,
damage and expenses, including, without limitation, reasonable attorneys fees, consultant and
expert witness fees, and travel associated therewith, due to claims or demands of any kind
whatsoever arising out of (i) the development, marketing, sale or leasing of all or any part of the
Property, including, without limitation, any claims for any lien imposed by law for services,
labor or materials furnished to or for the benefit of the Property, or (ii) any claim by the state of
Minnesota or the Minnesota Pollution Control Agency or any other person pertaining to the
violation of any permits, orders, decrees or demands made by said persons or with regard to the
presence of any pollutant, contaminant or hazardous waste on the Property; and (iii) or by reason
of the execution of this Agreement or the performance of this Agreement. The Developer, and
the Developer's successors or assigns, agree to protect, defend and save the Authority, and its
officers, agents, and employees, harmless from all such claims, demands, damages, and causes of
action and the costs, disbursements, and expenses of defending the same, including but not
limited to, attorneys fees, consulting engineering services, and other technical, administrative or
professional assistance. This indemnity shall be continuing and shall survive the performance,
termination or cancellation of this Agreement. Nothing in this Agreement shall be construed as a
limitation of or waiver by the Authority of any immunities, defenses, or other limitations on
liability to which the Authority is entitled by law, including but not limited to the maximum
monetary limits on liability established by Minnesota Statutes, Chapter 466.
18. The Developer, for itself, its attorneys, agents, employees, former employees,
insurers, heirs, administrators, representatives, successors, and assigns, hereby releases and
forever discharges the Authority, and its attorneys, agents, representatives, employees, former
employees, insurers, heirs, executors and assigns of and from any and all past, present or future
claims, demands, obligations, actions or causes of action, at law or in equity, whether arising by
statute, common law or otherwise, and for all claims for damages, of whatever kind or nature,
and for all claims for attorneys' fees, and costs and expenses, including but not limited to all
claims of any kind arising out of the negotiation, execution, or performance of this Agreement
between the parties.
[REMAINDER OF PAGE INTENTIONALL Y LEFT BLANK]
SJB-261782vl
CL205-31
6
IN WITNESS WHEREOF, the Authority has caused this Agreement to be duly executed
in its name and behalf and its seal to be duly affixed hereto and the Developer has caused this
Agreement to be duly executed as of the day and year first above written.
[DEVELOPER]
By
Its
By
Its
SJB-261782vl
CL205-3 I
7
COLUMBIA HEIGHTS ECONOMIC
DEVELOPMENT AUTHORITY
By
Its President- Don Murzyn, Jr.
By
Its Executive Director- Walter R. Fehst
SJB-261782vl
CL205-3 I
8
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Description of Property
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4/18/05
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SENIOR HOUSING · COOPERATIVE HOUSING · MIXED USE HOUSING
eetmg 0 : lpn ,
AGENDA SECTION: Items for Consideration ORIGINATING EXECUTIVE
NO: 4-B DEP ARTMENT: EDA DIRECTOR
APPROV AL
ITEM: Adopt Resolution 2005-0S, Approving BY: Randy Schumacher BY:
First Amendment to Contract for Private DATE: April 21, 2005
Redevelopment
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA)
MfA '126 2005
BACKGROUND: In September of2003, the Columbia Heights Economic Development Authority
entered into a Redevelopment Agreement with New Heights Development LLC (Bruce Nedegaard) for
the construction of owner-occupied housing and commercial development at the Kmart Central Avenue
site.
The redevelopment project is well underway and meeting all construction guidelines that were
originally set up in the agreement.
Over the past several months, Mr. Nedegaard has attempted to acquire a 60-foot roadway easement in
order to provide access to his development from 49th A venue (See attached property sketch). This
ingress and egress point was a requirement under the final plat that was approved by the City.
The current property owner, Mr. Walter Scott (Legacy Commercial), site of the Savers building, has
been unresponsive to Mr. Nedegaard's request for right-of-way acquisition.
Economic Development Authority staff has prepared an amendment to the development agreement that
would enable the City to move forward in the process to obtain this needed right-of-way.
The developer would be solely responsible for all costs associated with this acquisition. In order to
keep this redevelopment project on track, staff is recommending that the Columbia Heights Economic
Development Authority approve the proposed contract amendment. In addition, staff is recommending
that the EDA board request the Columbia Heights City Council commence with the eminent domain
proceeding for the above discussed, right-of-way as this need meets the public purpose.
RECOMMENDATION: Staff recommends Adoption of Resolution 2005-08, approving a First
Amendment to Contract for Private Redevelopment and that the Economic Development Authority
board request the Columbia Heights City Council to commence with the eminent domain proceeding for
the right-of-way needed.
RECOMMENDED MOTION: Move to Adopt Resolution 2005-08, a Resolution Approving a First
Amendment to Contract for Private Redevelopment between the Columbia Heights Economic
Development Authority and New Heights Development, LLC; and furthermore, to direct the President
and Executive Director to enter into an agreement for the same.
Attachments
EDA ACTION:
h:\consent Form200S\EDA Res,200S-0B 1"' Amend to Kmart
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY
RESOLUTION NO. 2005-08
RESOLUTION APPROVING A FIRST AMENDMENT TO CONTRACT
FOR PRIVATE REDEVELOPMENT BETWEEN THE COLUMBIA
HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY AND NEW
HEIGHTS DEVELOPMENT, LLC
BE IT RESOLVED By the Board of Commissioners ("Board") of the Columbia Heights
Economic Development Authority ("Authority") as follows:
Section 1. Recitals.
1.01. The Authority and New Heights Development, LLC (the "Redeveloper") entered into
a into a Contract for Private Redevelopment dated September 22, 2003 (the "Contract"), setting
forth the terms and conditions of redevelopment of certain property within the Redevelopment
Project, generally located east of Central Avenue, between 4ih and 49th Avenues.
1.02. The parties have determined a need to amend the Contract to facilitate the acquisition
of certain easements needed for construction of streets to serve the development under the Contract,
through acquisition of such easements by the City using its powers of eminent domain.
1.03. The Board has reviewed a First Amendment to the Contract and finds that the
execution thereof and performance of the Authority's obligations thereunder are in the best interest
of the City and its residents.
Section 2. Authority ApprovaL Further Proceedings.
2.01. The First Amendment to the Contract as presented to the Board is hereby in all
respects approved, subject to modifications that do not alter the substance of the transaction and that
are approved by the President and Executive Director, provided that execution of the documents by
such officials shall be conclusive evidence of approval.
2.02. The President and Executive Director are hereby authorized to execute on behalf of
the Authority the First Amendment to the Contract and any documents referenced therein requiring
execution by the Authority, and to carry out, on behalf of the Authority its obligations thereunder.
2.03. Upon execution of the First Amendment, the Authority requests the City to promptly
commence actions necessary to acquire the Easements (as defined in the First Amendment), using
the "quick take" procedure under Minnesota Statutes, Chapter 117.
Approved by the Board of Commissioners of the Columbia Heights Economic Development
Authority this 26 day of April 2005.
President- Don Murzyn, Jr.
Secretary- Cheryl Bakken
SJB-26 I 798vl
CL205-20
rfr'A
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C
FIRST AMENDMENT TO
CONTRACT FOR PRIVATE REDEVELOPMENT
THIS AGREEMENT, made on or as of the _ day of 2005, by and between
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY, COLUMBIA HEIGHTS,
MINNESOTA, a public body corporate and politic (the "Authority"), established pursuant to
Minnesota Statutes, Sections 469.090 to 469.1081 (hereinafter referred to as the "Act"), and NEW
HEIGHTS DEVELOPMENT, LLC, a Minnesota limited liability company (the "Redeveloper").
WHEREAS, the Authority and the Redeveloper entered into that certain Contract for Private
Redevelopment dated as of September 22, 2003 (the "Contract") providing for the redevelopment of
certain property described as the Redevelopment Property in the Contract; and
WHEREAS, under Section 4.1(b) of the Contract, the Redeveloper is obligated to construct all
Public Improvements (as defined in that section) located within or serving the Redevelopment
Property, including the streets; and
WHEREAS, the Redeveloper also entered into a Development Contract for Grand Central
Lofts, Anoka County, Minnesota between the Redeveloper and the City of Columbia Heights ("City"),
dated , 2003 (the "Planning Contract"), which further specifies the Redeveloper's
responsibilities regarding construction of streets and other improvements within the plat of the
Redevelopment Property; and
WHEREAS, the Authority and Redeveloper have determined that in order to construct certain
street improvements within the plat, it is necessary to acquire temporary and permanent easements on
certain property adjacent to the Redevelopment Property; and
WHEREAS, the Redeveloper has exhausted efforts to acquire such easements through direct
negotiation; and
WHEREAS, the parties have determined a need to amend the Contract in order to facilitate
acquisition ofthe necessary easements.
NOW, THEREFORE, in consideration of the premises and the mutual obligations of the
parties hereto, each of them does hereby covenant and agree with the other as follows:
1. Section 3.1 of the Contract is amended add new paragraphs as follows:
(d) The Redeveloper has determined that the temporary construction easement and permanent
street right of way easement described in Exhibit A to this Amendment (together, the "Easements") are
needed in order to construct the northern portion of the street running from 4 ih Avenue to 49th
Avenue. Further, Developer has exhausted efforts to acquire the Easements in the City's name
directly from the third party owner. Therefore, the Authority will request the City to acquire the
Easements using its powers of eminent domain. The parties agree and understand that the City the will
utilize so-called "quick take" powers under Minnesota Statutes Ch. 117 to the extent needed or
desirable to allow the street improvements to proceed in accordance with the overall schedule for the
Minimum Improvements. The parties will cooperate and consult with one another on any
condemnation actions and specifically on the final price to be paid in settlement of any condemnation
action.
(e) During the pendency of any City actions to acquire the Easements, the Redeveloper
shall be required to promptly pay all expenses incurred by the Authority or City in connection with the
prosecution thereof, including legal, survey, title, appraisal, relocation, process service, court costs,
and similar expenses. The Authority shall, not more often than monthly during the pendency of the
action, furnish the Redeveloper with a written itemized statement of all such expenditures.
Redeveloper shall have two weeks from the receipt of such statement to pay its share of the same.
(f) Not later than five days prior to any date on which the City is required to deposit any
amount into court to obtain title and possession to the Easements, Redeveloper shall deliver to the
Authority 100 percent of the amount of any such deposit or payment. The Authority shall then have
the right, and subject to the terms and conditions hereof, the obligation to transfer such funds to the
City in order to make such deposit or such payments. The Authority shall have no obligation to repay
such funds received, deposited or paid pursuant to this Agreement should the redevelopment covered
by this Agreement not be completed for any reason.
(g) The Authority will instruct the City not to make the deposit and obtain title to and
possession of the Easements unless:
(i) There is no uncured default by Redeveloper under this Agreement; and
(ii) The Redeveloper has provided the Authority with an undertaking in the form of
a written agreement and security reasonably acceptable to the Authority (including but not
limited to a letter of credit, escrow deposit, or lien) that will assure payment by the
Redeveloper of 100 percent of any condemnation award for the Easements in excess of the
previously deposited sums. Such security shall be in the amount adequate to ensure
performance of the above-described obligations outstanding from time to time and shall remain
in effect according to its terms, and in any event, until suitable and adequate substitute security
is agreed to by the parties, or until the obligations secured thereby are fully performed.
(h) The parties agree and understand that the Easements acquired by the City will run in
favor of the City, and the Redeveloper will have no right, title or interest in the Easements.
SJB-26 I 749vl
CL205-20t
2
IN WITNESS WHEREOF, the Authority has caused this Amendment to be duly executed in
its name and behalf and its seal to be hereunto duly affixed and the Redeveloper has caused this
Agreement to be duly executed in its name and behalf on or as of the date first above written.
COLUMBIA HEIGHTS ECONOMIC
DEVELOPMENT AUTHORITY
By
Its President- Don Murzyn, Jr.
By
Its Executive Director- Walter R. Fehst
STATE OF MINNESOTA )
) SS.
COUNTYOFANOKA )
The foregoing instrument was acknowledged before me this _ day of
2005, by and , the President
and Executive Director of the Columbia Heights Economic Development Authority, a public body
politic and corporate, on behalf of the Authority.
Notary Public
SJB-261749vl
CL205-20
3
NEW HEIGHTS DEVELOPMENT, LLC
By
Its
STATE OF MINNESOTA )
) SS.
COUNTY OF )
The foregoing instrument was acknowledged before me this _ day of
2005 by , the of New
Heights Development, LLC, a Minnesota limited liability company, on behalf of the company.
Notary Public
SJB-26 I 749vl
CL205-20
4
EXHIBIT A
TO
FIRST AMENDMENT TO CONTRACT FOR PRIVATE REDEVELOPMENT
Temporary Construction Easement
Permanent Street Right of Way Easement
(SEE ATTACHMENT)
SJB-261749vl
CL205-20
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FIRST AMENDMENT TO
CONTRACT FOR PRIVATE REDEVELOPMENT
THIS AGREEMENT, made on or as of the _ day of 2005, by and between
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY, COLUMBIA HEIGHTS,
MINNESOTA, a public body corporate and politic (the "Authority"), established pursuant to
Minnesota Statutes, Sections 469.090 to 469.1081 (hereinafter referred to as the "Act"), and NEW
HEIGHTS DEVELOPMENT, LLC, a Minnesota limited liability company (the "Redeveloper").
WHEREAS, the Authority and the Redeveloper entered into that certain Contract for Private
Redevelopment dated as of September 22, 2003 (the "Contract") providing for the redevelopment of
certain property described as the Redevelopment Property in the Contract; and
WHEREAS, under Section 4.1 (b) of the Contract, the Redeveloper is obligated to construct all
Public Improvements (as defined in that section) located within or serving the Redevelopment
Property, including the streets; and
WHEREAS, the Redeveloper also entered into a Development Contract for Grand Central
Lofts, Anoka County, Minnesota between the Redeveloper and the City of Columbia Heights ("City"),
dated , 2003 (the "Planning Contract"), which further specifies the Redeveloper's
responsibilities regarding construction of streets and other improvements within the plat of the
Redevelopment Property; and
WHEREAS, the Authority and Redeveloper have determined that in order to construct certain
street improvements within the plat, it is necessary to acquire temporary and permanent easements on
certain property adjacent to the Redevelopment Property; and
WHEREAS, the Redeveloper has exhausted efforts to acquire such easements through direct
negotiation; and
WHEREAS, the parties have determined a need to amend the Contract in order to facilitate
acquisition of the necessary easements.
NOW, THEREFORE, in consideration of the premises and the mutual obligations of the
parties hereto, each of them does hereby covenant and agree with the other as follows:
1. Section 3.1 of the Contract is amended add new paragraphs as follows:
(d) The Redeveloper has determined that the temporary construction easement and permanent
street right of way easement described in Exhibit A to this Amendment (together, the "Easements") are
needed in order to construct the northern portion of the street running from 4ih Avenue to 49th
Avenue. Further, Redeveloper has exhausted efforts to acquire the Easements in the City's name
directly from the third party owner. Therefore, the Authority will request the City to acquire the
Easements using its powers of eminent domain. The parties agree and understand that the City will
utilize so-called "quick take" powers under Minnesota Statutes Ch. 117 to the extent needed or
SJB-261749v2
CL205-20
desirable to enable the street improvements to proceed in accordance with the overall schedule for the
Minimum Improvements. The parties will cooperate and consult with one another on any
condemnation actions and specifically on the final price to be paid in settlement of any condemnation
action.
(e) During the pendency of any City actions to acquire the Easements, the Redeveloper
shall be required to promptly pay all expenses incurred by the Authority or City in connection with the
prosecution thereof, including legal, survey, title, appraisal, relocation, process service, court costs,
and similar expenses and all damages awarded to the owner of the property to the encumbered by said
easements or which the City agrees to pay in settlement of the taking. The Authority shall, not more
often than monthly during the pendency of the action, furnish the Redeveloper with a written itemized
statement of all such expenditures. Redeveloper shall have two weeks from the receipt of such
statement to pay the same.
(f) Not later than five days prior to any date on which the City is required to deposit any
amount into court to obtain title and possession to the Easements, Redeveloper shall deliver to the
Authority 100 percent of the amount of any such deposit or payment. The Authority shall then have
the right, and subject to the terms and conditions hereof, the obligation to transfer such funds to the
City in order to make such deposit or such payments. The Authority shall have no obligation to repay
such funds received, deposited or paid pursuant to this Agreement should the redevelopment covered
by this Agreement not be completed for any reason.
(g) The Authority will instruct the City not to make the deposit and obtain title to and
possession of the Easements unless:
(i) There is no uncured default by Redeveloper under this Agreement; and
(ii) The Redeveloper has provided the Authority with an undertaking in the form of
a written agreement and security reasonably acceptable to the Authority (including but not
limited to a letter of credit, escrow deposit, or lien) that will assure payment by the
Redeveloper of 100 percent of any condemnation award for the Easements in excess of the
previously deposited sums. Such security shall be in the amount adequate to ensure
performance of the above-described obligations outstanding from time to time and shall remain
in effect according to its terms, and in any event, until suitable and adequate substitute security
is agreed to by the parties, or until the obligations secured thereby are fully performed.
(h) The parties agree and understand that the Easements acquired by the City will run in
favor of the City, and the Redeveloper will have no right, title or interest in the Easements.
SJB-26] 749v2
CL205-20
2
IN WITNESS WHEREOF, the Authority has caused this Amendment to be duly executed in
its name and behalf and its seal to be hereunto duly affixed and the Redeveloper has caused this
Agreement to be duly executed in its name and behalf on or as ofthe date first above written.
COLUMBIA HEIGHTS ECONOMIC
DEVELOPMENT AUTHORITY
By
Its President- Don Murzyn, Jr.
By
Its Executive Director- Walter R. Fehst
STATE OF MINNESOTA )
) SS.
COUNTYOFANOKA )
The foregoing instrument was acknowledged before me this _ day of
2005, by and , the President and Executive Director of
the Columbia Heights Economic Development Authority, a public body politic and corporate, on
behalf of the Authority.
Notary Public
518-26 I 749v2
CL205-20
3
NEW HEIGHTS DEVELOPMENT, LLC
By
Its
STATE OF MINNESOTA )
) SS.
COUNTY OF )
The foregoing instrument was acknowledged before me this _ day of
2005 by , the of New Heights Development,
LLC, a Minnesota limited liability company, on behalf of the company.
Notary Public
SJB-26] 749v2
CL205-20
4
EXHIBIT A
TO
FIRST AMENDMENT TO CONTRACT FOR PRIVATE REDEVELOPMENT
Temporary Construction Easement
Together with an easement for temporary construction purposes described as
follows:
Commencing at the Northwest comer of said NWl/4 of the SWl/4; thence on an
assumed bearing of S 00024'48" W, along the West line of said NWl/4 of the
SWl/4, a distance of 383.00 feet; thence S 89035'12" E, a distance of 466.64 feet to
the point of beginning of the easement to be described; thence S 89035'12" E, a
distance of 24.18 feet; thence N 21058'09" E, a distance of 25.42 feet; thence S
88013'46" E, a distance of 12.39 feet; thence N 00013'48" E, a distance of 127.15
feet; thence N 22055'14" W, a distance of 110.52 feet to the southerly right of way
line of 49th Avenue; thence N 66047'16" W, along said southerly right of way line, a
distance of 116.26 feet; thence northwesterly along said southerly right of way line,
along a tangential curve, concave to the southwest, having a radius of 671.50 feet, a
central angle of 6044'40", a distance of79.04 feet; thence S 16028'04" W, a distance
of 10.00 feet; thence southeasterly along a non-tangential curve, concave to the
southwest, having a radius of 661.50 feet, a central angle of 6044'40", a chord
bearing of S 70009'36" E, a chord distance of 77.82 feet, an arc distance of 77.87
feet; thence S 66047'16" E, a distance of 90.59 feet; thence S 22055'14" E, a
distance of 103.93 feet; thence S 00024'48" W, a distance of 75.63 feet; thence
southerly along a tangential curve, concave to the west, having a radius of 225.00
feet, a central angle of 21016'36", and a distance of 83.55 feet to the point of
beginning.
Permanent Street Right of Way Easement
That part of the NW1I4 of the SW1I4 of Section 25, Township 30, Range 24, Anoka
County, Minnesota, described as follows:
Commencing at the Northwest comer of said NW1I4 of the SW1I4; thence on an
assumed bearing of S 00024'48" W, along the West line of said NW1I4 of the
SW1I4, a distance of383.00 feet; thence S 89035'12" E, a distance of550.00 feet to
the point of beginning of the land to be described; thence N 89035' 12" W, a distance
of 59.18 feet; thence N 21058'09" E, a distance of25.42 feet; thence S 88013'46" E,
a distance of 12.39 feet; thence N 00013'48" E, a distance of 127.15 feet; thence N
22055'14" W, a distance of 110.52 feet to the southerly right of way line of 49th
Avenue; thence S 66047'16" E, along said southerly right of way line, a distance of
24.84 feet; thence southeasterly, along said southerly right of way line, along a
tangential curve, concave to the northeast, having a radius of 749.77 feet, a central
SJB-261749v2
CL205-20
A-I
angle of 4047'26", a distance of62.69 feet to its intersection with a line that bears N
00024'48" E from the point of beginning; thence S 00024'48" W, a distance of
220.50 feet to the point of beginning.
SJB-261 749v2
CL205-20
A-2
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Meeting of: April 26, 2005
AGENDA SECTION: Items for Consideration ORIGINATING EXECUTIVE
NO: 4-C DEPARTMENT: EDA DIRECTOR
APPROVAL
ITEM: Introduction and general presentation of BY: Randy Schumacher BY:
a Redevelopment Concept Plan for the DATE: April 21, 2005
property located at 40th & University
BACKGROUND: Tom and Gordy Solz, real estate advisors for the proposed developer, Jim Sarna, are
requesting feedback from the Economic Development Authority on a concept plan to construct a 6,000
square feet restaurant on the southeast comer of 40th & University.
Mr. Sarna has hired SSV Architects who have prepared four alternative site plans for EDA
consideration. The proposed restaurant includes rooftop dining, a lounge and outdoor seating to
accommodate approximately 200 patrons.
The developer will be present at the board meeting to field questions and expand on the general
concept of the proposal. The board should determine if this land use concept of redevelopment is
desirable at this site. If this concept is supported by a majority of the board they may then direct staff
to prepare a Preliminary Development Agreement for its consideration at a future meeting.
RECOMMENDED MOTION: This is an EDA Board determination.
Attachments
EDA ACTION:
h:\consent Form2005\EDA40th & University
PROPOSAL FOR A
BAR and RESTAURANT
AT
UNIVERSITY
AND
40TH AVENUE NE
COLUMBIA HEIGHTS. MINNESOTA
James J. Sarna
c/o Sarna's Tobacco Shoppe
4329 Central A venue
Columbia Heights, MN 55421
April 18, 2005
City of Columbia Heights / EDA
590 - 40th Avenue N.E.
Columbia Heights, MN 55421-3878
RE: Potential Redevelopment of 40th and University A venue, Columbia Heights,
Minnesota ("Property")
Redeveloper: James J. Sarna, James A. Sarna and David M. Sarna, or an entity to be
created for the holding of title to the Property.
Dear Madam or Sir:
The purpose of this letter is to give you an idea of what we propose in connection with the
redevelopment of the Property at 40th and University Avenue.
1. Land SizelDevelopment. We would expect the parcel to be redeveloped to be
approximately 1.074 acres. We assume that the present structures and current concrete located
on the Property would be removed as part of our redevelopment. We would also ask that any
environmental reporting and/or closure letters issued by the Minnesota Pollution Control Agency
in connection with the Property be delivered to us for our review and approval. We have been
advised that all prior contamination located at the Property as a result of the prior use as a gas
station has been removed.
2. Proposed Construction I Buildine:. We would propose to construct a building with
6,000 square feet of usable area on the ground level with a 6,000 square foot basement. In
addition to the above, we propose a construction of a roof top dining area on the top of the
ground level of the building, which would provide views of the downtown skyline and would be
situated on the west end of the structure to be constructed. We are also anticipating the
construction of an outdoor patio for dining and cocktails to be placed on the west side of the site
which faces University Avenue.
3. Construction Cost I Financine:. I would anticipate that the total cost of the building and
fixturing of the business will be anywhere between $1,200,000.00 and $1,500,000.00. Financing
for the construction of this building and all fixtures would be handled privately by a local bank.
April 18, 2005
Page 2
4. Description of the Business to be Operated. We would expect that the building on the
Property will seat approximately 200 patrons. The outdoor patio seating would be determined
based upon the area available for development. The business will have a full bar and a complete
kitchen on the main floor with storage facilities in the basement of the building. We also
anticipate that the redevelopment of this parcel will have green space area located on the
northwest comer of 40th and University that will beautify the entire redevelopment. We would
expect to have a monument sign fronting 40th and University which notifies the public of the
bar/restaurant operation on the Property. We would also expect that the parking lot will hold
between 65-80 cars. More parking may be available if the frontage road which is currently
located adjacent to the Property is vacated.
I hope this information is helpful in connection with your discussion of this project. I am more
than willing to meet with you to provide any further information you may need.
Sincerely,
James J. Sarna
280136_1
SARNA'S
~~~
4329 CENTAL AVENUE NE COLUMBIA HEIGHTS 55421 ~ 2501 UNIVERSITY AVE NE MINNEAPOLIS. MN 55418
763-788-2700 COLUMBIA HEIGHTS ~ 612-782-6940 MINNEAPOLIS
INDIVIDUAL PROFILES
JAMES J. SARNA
Mr. Sarna started in business in 1 %8 operating the first of many services stations and convenience
stores. He originally acquired businesses and built them up to be sold after a large increase in sales.
Through the years he has built many new locations operating them with excellent results, later selling them.
His basis for success has been in making his properties look good at all times by using greenery buffers.
having them be exceptionally clean and working with the neighbors to assure their co-operation. He has built a
half dozen buildings always using first class materials and not using any short cuts which would save a little
money and cause problems later on.
Mr. Sarna has lived his in the northeast area of Minneapolis with his wife Phyliss and their children.
JAMES A. SARNA and DAVID M. SARNA
Dave and Jim are brothers who have been partners in business sice 1991. Their first venture was a
convenince store/service station on Stinson Boulevard NE which was extremely successful, Later they sold the
business and building and then acquired and sold other stores and branched out to the tobacco business. They have
bought and sold several locations and then built the two they now operate very successfully in Columbia Heights
and Miinneapolis.
Their philosphy in running their businesses is the same as their father's. That is always doing things
correctly and using only the finest in their construction of buildings and the running of their businesses.
Both Jim and Dave are in their thirties and have always lived in the Northeast area.
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CONSTRUCTION CO.
Licensed. Bonded' Insured
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19411 Rochester 81. NE, . East Bethel, MN 55011
In 1971, after working for almost twelve years as a construction superintendent in ~ew
Jersey, John Seviola along with his wife and six children returned to their hometown of
"inneapolis. The family settled in the town of Blaine. Minnesota and John went into the
concrete business.
The newly formed Seviola Construction Company, Inc., worked with a builder in the
Circle Pines area and put in the basements and completed all the concrete work for over
fifty-five homes. During this time John's son, John Jr. came on board and they hired
another young man to work with them.
At the end of the project in Circle Pines the company continued to work with a builder in
the \Vhite Bear Lake area but at the same time began to concentrate on advertising in the
.,",ortheast area of !\'linneapolis (still do). As a result of this advertising they began to
build up a very respectable reputation for their quality of work and much of their work
was accumulated through word of mouth.
Paul Seviola, another son joined the company in approximately 1982. He had attended
Dunwoody' and had a degree in drafting. This brought a new element to the company.
Seviola Construction has completed numerous projects for the City of Minneapolis over
the years, working with the Minneapolis Community Development Agency. They worked
\\ ith Spartan Industries or as we know them K-Mart and completed numerous projects
for them.
They have completed many smaller commercial projects in Northeast Minneapolis which
included numerous convenience stores, tobacco stores, additions to several other
businesses, some of those being Bona Car Repairs and the Region Truck building in the
community of Columbia Heights.
They have built approximately twenty homes from start to finish throughout the
'letropolitan area and those homes have ranged from $150,000 in the eighties to $750,000
in the past few years. These have all been custom homes and were built as a result of
word of mouth.
They have completed work from Eden Prairie to LakeviIIe and from Elk River to
\Vyoming and everywhere in between and have carried license in various communities as
required. They currently hold a State of Minnesota Residential Building Contractor
License - License Identification Number BC-8782 and have for many years.
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