HomeMy WebLinkAboutEDA AGN 06-02-14AGENDA
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY
Monday June 2, 2014
6:30pm City Hall, Conference Room 1
1. Call to Order /Roll Call
Gary L. Peterson, President Bobby Williams, Vice President
Bruce Nawrocki, Secretary /Treasurer Marlaine Szurek
Tammera Diehm Gerry Herringer
Donna Schmitt
2. Pledge of Allegiance
CONSENT AGENDA
3. Approve Minutes— May 5, 2014
Approve financial report and payment of bills for March and April 2014 on Resolution 2014-
03.
Motion: Move to approve Consent agenda as presented.
BUSINESS ITEMS
4. Property Sale Request — 4647 Polk St. NE
S. Huset Park Contract For Private Development — Sixth Amendment
1) Amendment to Proposed Development Schedule
2) Townhome Proposal (Phase 113)
6. Community Branding and Communications Campaign — Designation of Consultant
7. Administrative Report
8. Other Business
The next regular EDA meeting will be Monday, July 7, 2014 at City Hall.
ECONOMIC DEVELOPMENT AUTHORITY (EDA)
MINUTES OF THE MEETING OF
MAY 5, 2014 IN CONFERENCE ROOM 1
The meeting was called to order at 6:30 pm by Chair Peterson.
Members Present: Bruce Nawrocki, Donna Schmitt, Bobby Williams, Marlaine Szurek, Gary
Peterson, Gerry Herringer, and Tami Dielim.
Staff Present: Walt Fehst, Joseph Hogeboom, and Shelley Hanson.
2. PLEDGE OF ALLEGIANCE - RECITED
3. CONSENT ITEMS
1. Approve the Minutes from April 7, 2014.
Motion by Diehm, seconded by Williams, to approve the minutes ofApril 7, 2014. All ayes.
MOTION PASSED.
NEW BUSINESS
4. Northeast Business Center- Request for Support of Project
Hogeboom told members that during the past year and a half, the City Council has discussed the
possibility of acquiring part or all of the Northeast Business Center property. The City ultimately has
chosen to focus on relocating the new Library to an alternate site, therefore ceasing discussions
concerning a partnership with the Northeast Business Center. The owner of the Northeast Office Center
is currently pursuing another option for the property, and is working with Schnell Companies, Inc. to
develop affordable senior - targeted housing on the upper floors of the building.
As part of its proposal, Schuett Companies is seeking to develop approximately 80 units which would
be comprised of one and two bedroom plans. To qualify, perspective residents must earn at or below
30% of average area household income. To finance this proposal, the developer is seeking funding
sources that are managed through the Minnesota FIousing Finance Agency (MHFA) and the
Metropolitan Council.
To qualify for financing options, City support of the project is required. Specifically, the developer is
seeking authorization to submit funding applications, as well as for the City to create a "Community
Revitalization and Stabilization Plan" which would focus on the 40t" Avenue /Central Avenue
intersection. A representative for the project will be present at the EDA meeting to discuss the specific
details about the proposal and to officially request the City's support of the project.
In addition to fundamental support of this project, the developer is requesting that the EDA consider
property tax abatement for economic development purposes. A tax abatement could be either be
permanent forgiveness or temporary deferral of property taxes, up to a certain limit. The developer has
enclosed additional information about the property tax abatement process. If the EDA selects to
consider tax abatement for this project, it should direct staff to work with Ehlers and Associates to
create a tax abatement plan.
EDA Minutes
Page 2
May 5, 2014
Hogeboom said if the EDA chooses to endorse this project, staff recommends to formally enact a
motion that provides support of the project and directs staff to work with the developer to seek funding
opportunities and to create a Community Revitalization and Stabilization Plan for this area that would
include the Northeast Business Center site.
uestions /Comments from members
Diehm reminded members that she would be abstaining from any discussion and any voting on this
matter since there is a potential conflict of interest as her Law Firm represents Schuett Company.
Representatives from Schuett group were present to answer questions. Becky Lander, Alisha
Witherspoon and Jim Schloemer from Kaas - Wilson Architects gave an overview of the Company's
other facilities throughout the state and some of the services they provide to seniors.
Becky said the plan for this site is to remodel the facility into 80 units, mostly 1 Bedroom which will
provide "affordable" housing for those 62 years of age and older. Residents would have to have
incomes 50% less than the established median income rate. The building would not be open to anyone
under 62, unless it is a spouse of someone over 62 years of age. She said Sehnert is building these types
of facilities as it is the trend with an aging population to keep people in their homes longer by providing
services to them as they need them. They have recently constructed facilities in Thief River Falls,
Detroit Lakes, Downtown Minneapolis, and Downtown St. Paul. The units will be geared to
accessibility for the elderly.
Szurek asked if the Bank would be staying or leaving as the plans indicate they would be using 1't floor
area for another use. The representative from Schuett said the plans under consideration for tonight are
for the upper floors only. The first floor is unaffected at this point. The long term arrangement with NE
Bank will have to be negotiated. NE Bank wants less space and they need to re -work the lease terms. If
they can come to agreeable terms, Schuett would like them to stay.
Herringer asked if I" floor, street level would have apartments also. He was told if the bank leaves,
then the activity /community space would probably be placed on the first floor. They are also
contemplating trying to get a small clinic to go into the first floor area or something else that would be
compatible to the residential use. Herringer then asked if they would be making changes to the exterior
of the building. Becky stated they would be changing out the windows for ones that are operable.
Hogeboom asked if Schuett would be increasing the parking ramp as previously discussed and was told
that they had changed their minds on this for now.
Nawrocki stated he thought that Schuett should be able to find their own financing if they wish to
pursue this project. He doesn't think the City should subsidize anymore rental housing. He also feels
that there is enough subsidized housing in the City already and that we don't need to lose more tax
revenue by allowing such a project. Nawrocki went on to say that he doesn't feel this is the best use of
the property, that it should be used as comunercial space.
EDA Minutes
Page 3
May 5, 2014
Williams disagreed. He thought that if the developers have done their research and think they can fill
the building, then we should support that. He doesn't want to see the building sit empty.
Schmitt said surveys from Anoka County indicate that more affordable housing for seniors is needed
throughout the County. She also questioned what their plans were for the first floor. She suggested a
coffee shop be part of their consideration which she thought would be a nice addition for the area.
Hogeboom reminded members not to get too wrapped up in the exact plans for now as they will change
as the project progresses. He said what Schuett is seeking at this time is the City's support of the
concept which they need in order to apply for some of the funding. The issue of whether to allow tax
abatement or other help by the City can be a separate issue. There was a discussion about where
Schuett will be obtaining their financing from. The members were told that Anoka County has
committed $300,000 in HOME funds and that they are making application for MHFA funds also. They
are also hoping to obtain tax credits or a deferred loan to help bridge the gap. The issue of tax
abatement was an attempt to gain additional dollars for the project. Alisha stated that they are prepared
to move forward regardless of the City agreeing to that part.
Williams asked them if they had considered having market rate units. I-Ie felt the Board would be more
inclined to accept that as a plan. Peterson then asked if they had considered a development geared to
young professionals instead. Alisha stated that it is hard to make a market rate project work financially,
since it wouldn't qualify for all the funding subsidies that a low income project would.
Nawrocki questioned how the tax credits would be used. It was explained that the federal tax credits
can be sold to provide equity for the project. Along with the HOME funds, the MHFA funding, a
possible deferred loan, and tax abatement (if approved) would provide most of the funding for the
project to be completed. The developer fees would be taken out of these subsidized funds. Nawrocki
then asked what the tax base would be if this is approved. Because the project would be subsidized and
be considered a low income building, it would drive the value of the building down. Approximately
$200,000 a year is now derived from the building as commercial property, and after the project is
completed, the estimated tax revenue would drop to between $65,000- $80,000 /year.
Fehst said the only advantage to supporting this project is to keep the building occupied. He said the
disadvantage is that the City will give up tax revenue for this site.
Motion by Nawrocki, seconded by Herringer not to support the project as proposed. There was
additional discussion following the motion.
Sclnnitt asked what the vision is for that corner for those members that are against this project taking
place. Williams agreed that it is better to have the building occupied than to have it sit empty.
EDA Minutes
Page 4
May 5, 2014
Peterson said he didn't have a particular vision at this time, but we don't always have to take the first
thing that comes along and continue to provide more low income housing. He feels we have enough
senior housing with the Crestview campus, the Assisted Living Building on Central, Heights Manor,
Parkview Villa -North and South. Do we need 80 more units, and do we want to be known as the "senior
community ". Peterson said he hears complaints all the time about how there is no place to shop locally
anymore. Part of the reason for this is because our residents have no discretionary money to spend,
therefore, merchants are not willing to locate in our City. The fact we are so "affordable" has hurt our
commercial /retail business options, and this project will not help that.
Fehst stated that it would be ideal to get a project that had higher rents or some larger business that
would locate at that sight. He went back to the proposal that Frank Dunbar had proposed for that site a
few years back, and how appealing that looks now.
Herringer questioned the cost of Schuett's proposal and then asked what the time period would be for
the tax abatement they were asking for. Alisha stated it was for 15 years. During that time, the project
wouldn't generate any taxes for the City.
Fehst summed it up and said from an Economic Development standpoint, the city shouldn't do it. It will
not benefit the City financially at all. However, if the members think it is important to keep the building
occupied, then that is a decision that needs to be made realizing the financial impact on the tax revenue.
The city has limited dollars and the board needs to decide what they want to subsidize. Fehst cautioned
members about settling for whatever we could get and to look at the bigger picture for the City's well
being.
Herringer asked what the vacancy rate is currently for the senior buildings in the City. Hogeboom
stated that Crestview's rate is at 5 %, and that this is down from a 30% vacancy rate a year ago.
Parkview Villa's rate has also improved, but is still at about 5% vacancy overall.
Hogeboom asked for clarification of the income requirements since he has heard anywhere from 30-
50% of the median income. Alisha said the funding requirements state incomes must be 50% of the
median income rate and that rents will be set at 30% of the median income. He then asked how long
those restrictions would remain in place. She responded that they would stay in place for the term of 30
years under the tax credit law, as would the age requirement of 62 plus.
Peterson said that we could give them a letter of support if they can get the financing to make this work,
but also make it clear that the city will not grant a tax abatement for this project.
Nawrocki said that according to the last report he read that out of 180 metro cities that only 3 or 4 other
cities rank lower than Columbia Heights in household income. He doesn't feel a project of this type
will help the situation.
A vote on his previous iuotion was called. Ayes- Nawrocki and Herringer Nays - Williams, Szurek,
Schmitt; and Peterson. Abstain -Diehm MOTIONFAILS.
EDA Minutes
Page 5
May 5, 2014
Szurek asked if a motion could be made that gave support, but no abatement and if we could include
keeping NE Bank on site as a condition. Since there is no liability for their financing, we cannot dictate
how they fill the building, or their lease terms with their tenants —even though the members do want to
see the bank remain on site if at all possible.
Motion by Szurek, seconded by Williams, to support Schuett Companies, Inc. 's proposal for affordable
senior housing at the Northeast Business Center site and to direct staff to create a Community
Revitalization and Stabilization Plan for the property, as well as initiate a meeting with the property
owner and Northeast Bank to discuss and encourage the Bank's long term commitment to the
community.
Ayes - Williams, Szurek, Schmitt, Peterson Nays - Nawrocki, Herringer Abstain -Diehm
MOTION PASSED.
Nawrocki asked what this means for the city's finances. Pehst said there is no immediate impact. We
did not agree to any tax abatement for the project. We only gave them preliminary support which was
required for them to apply for their financing. Potentially tax revenues in the future could be lower than
the present amount as it will be considered a subsidized building.
ADMINISTRATIVE REPORT
Hogeboom briefly reviewed the written report lie had provided to the members regarding the following
matters:
1) Communications and Branding Campaign
Hogeboom stated he hadn't received any proposal to date, but that he had several calls today so he's
hopeful to get some proposals by the deadline. He has also talked to Kathy Kelly from the School
District on their campaign.
Herringer stated that Jamie Verbrugge, City Manager from Brooklyn Park spoke at the Booster's
Banquet and said that Brooklyn Park had spent about $75,000 on their campaign. He wondered if the
$30,000 we had approved would be enough. Hogeboom stated they had a much more extensive
campaign than we have in mind.
2) IIuset Park/Habitat for Humanity
Staff told Habitat that we can't move forward with their plan until an issue with the property owner is
resolved. The owner is in default of their Development Agreement. Hogeboom told them to wait until
the issue is resolved, but they have drawn up new plans so he is sure they will bring the project back to
the board.
EDA Minutes
Page 6
May 5, 2014
3) Scattered Site Housing Program Update
The model unit has sold, a couple are under construction, and two more lots have sold.
The next regular EDA meeting will be Monday, June 2, 2014 at City Hall at 6:30 pm.
The meeting was adjourned at 8:05 pm.
Respectfully submitted,
Shelley Hanson
Secretary
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Meeting of: June 2, 2014
AGENDA SECTION: Consent
ORIGINATING
EXECUTIVE
NO:3
DEPARTMENT: EDA
DIRECTOR
APPROVAL
ITEM: Financial Report and Payment of Bills
BY: Joe Hogeboom
BY:�
DATE: May 28, 2014
BACKGROUND:
The attached Financial Reports are for the months of March and April, 2014. Resolution 2014 -03
is attached for review and approval.
RECOMMENDATION:
Staff will be available to answer questions. If the report is found to be satisfactory to the EDA,
staff reconnnends that the EDA take affirmative action to receive the Financial Reports and
approve the payment of bills.
RECOMMENDED MOTION:
Move to waive the reading of Resolution 2014 -03, there being ample copies available to the public.
Move to approve Resolution 2014 -03, Resolution of the Columbia Heights Economic Development
Authority (EDA) approving the Financial Statement and Payment of Bills for the months of March
and April, 2014.
Attactinients: Kesolutlon Lu14 -V3 ana
EDA ACTION:
EDA RESOLUTION 2014 -03
RESOLUTION OF THE COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY
(EDA) APPROVING THE FINANCIAL STATEMENT FOR MARCH AND APRIL 2014 AND
PAYMENT OF BILLS FOR THE MONTHS OF MARCH AND APRIL 2014.
WHEREAS, the Columbia Heights Economic Development Authority (EDA) 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 March and April 2014 has been reviewed
by the EDA Commission; and
WHEREAS, the EDA has examined the financial statements and finds them to be acceptable as
to both form and accuracy; and
WHEREAS, the EDA Commission has other means to verify the intent of Section 469.096,
Subd. 9, including but not limited to Comprehensive Annual Financial Reports, Annual City
approved Budgets, Audits and similar documentation; and
WHEREAS, financials statements are held by the City's Finance Department in a method
outlined by the State of Minnesota's Records Retention Schedule,
NOW, THEREFORE BE IT RESOLVED by the Board of Commissioners of the Columbia
Heights Economic Development Authority that it has examined the referenced financial
statements including the check history, 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
check history as presented in writing is approved for payment out of proper funds; and
BE IT FURTHER RESOLVED this resolution is made a part of the permanent records of the
Columbia Heights Economic Development Authority.
Passed this 2nd day of June, 2014
MOTION BY:
SECONDED BY:
AYES:
President
Attest By:
Shelley Hanson, Secretary
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COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Meeting of: June 2, 2014
AGENDA SECTION: Business Items
ORIGINATING
EXECUTIVE
NO:4
DEPARTMENT: EDA
DIRECTOR
APPROVAL
ITEM: Property Sale Request —4647 Polk St. NE
BY: Joe Hogeboom
BY:�
DATE: May 28, 2014
BACKGROUND:
Katherine and Steven Pepple, 4649 Polk Street, have contacted the City and requested to
purchase the adjacent property to the south (4647 Polk Street). The property to the south of the
Pepple home was acquired by the City in 2008 as part of an effort to remove blighted and defunct
housing from the Heritage Heights neighborhood. The house was removed, and the lot currently
sits vacant.
The Pepple family would like to construct a new home on the lot at 4647 Polk Street, and
ultimately sell their existing home. Although the subject property is not a part of the Scattered
Site Lot Program, there are currently no immediate or long term plans for the site. The Pepple's
have indicated that their family has a long history in the Heritage Heights neighborhood, and that
they would like to invest in the future of the neighborhood.
A Purchase Agreement has been drafted for this proposed sale. The Agreement has been devised
to reflect many of the terms and conditions found in the Scattered Site Lot Program. Consistent
with the Program, staff is recommending that the subject property be sold for $7,500 to the
Pepple's, subject to construction standards and a defined construction timeframe. In order to
determine the details of the contract, staff would have to meet and negotiate with the Pepple's.
In order to proceed with discussions with the Pepple's, the EDA must direct staff to move forward
with Purchase Agreement negotiations. If the EDA gives this direction, the Purchase Agreement
would have to be approved by the EDA at a later date.
Katherine Pepple will be present at the meeting to discuss her proposal, and address any
questions that the EDA has.
RECOMMENDATION:
Staff recommends that the EDA direct staff to move forward with Purchase Agreement
negotiations with Katherine and Steven Pepple for the sale of the property located at 4647 Polk
Street NE.
RECOMMENDED MOTION:
Motion: Move to direct staff to initiate Purchase Agreement negotiations with Katherine and
Steven Pepple for the sale of the property located at 4647 Polk Street NE.
Attachment: Draft Purchase Agreement
EDA ACTION:
1.
2.
3.
IN
5.
[INSERT LEGAL DESCRIPTION]
Price and Terms. The price for the Property is
pay as follows: Earnest money of
which Buyer shall
by check, receipt of which is
hereby acknowledged by Seller, and the balance of to be paid by
certified check on the Date of Closing. The "Date of Closing" shall be or
such other earlier or later date as the parties mutually agree, in accordance with section 6.
Personal Property Included in Sale. There are no items of personal property or fixtures
owned by Seller and currently located on the Property for purposes of this sale.
Deed. Upon performance by Buyer, Seller shall deliver a quit claim deed conveying title
to the Property to Buyer, in substantially the form attached as Exhibit A (the "Deed ").
444659v1 CL205 -52
6. Contingencies. Buyer's obligation to purchase the Property is contingent upon the
following:
a. Approval of this Purchase Agreement by Seller's governing body;
b. Buyer conducting soils investigations on the Property and receiving reports that
are satisfactory to Bayer, in accordance with section 10 of this Agreement;
C. Buyer's determination of marketable title pursuant to sections I1 and 12 of this
Agreement; and
d. Seller's approval of Buyer's designated builder and of construction plans for the
Minimum Improvements in accordance with section 15 of this Agreement.
a and d are solely, for the benefit:of;the Seller,
b and c are solely for the Uenefit;Qf the Buyer,
The clos'—g on conveyance of the Property'fiorri, the Sellei 3o the Buyer shall ocGtrr upon
satisfaction of the Conditions specified in this section, but no Later than the Date of Closing;
provided, however, that if all of the foregoing conditions have not been satisfied oi;waived
on or before', :2014, either the Seller ;or Buyet may tW '',eafter ten rt 6te this
Agreement by ten days Written notice Thereafter, neither par ty sI alhfiave any obligations or
liability to the other liereunder;
7. '= Real Estate Taxes and Special Assessments Th&parhes agree and understand that the
Property ss exempt from real estate taxes for taxes payable in the current year; Seller
s$all�pay on Date: of; Closing altspe _ assessments,levied�,against the Property;4s of the
date of this agreement, including those certified for payment with taxes due and payable
in 2014. [Insert if true: Seller represents that there are no special assessments pending as
of the date of this agreement.] If a special assessment becomes pending after the date of
this agreement and before the Date of Closing, Buyer may, as Buyer's option:
A. Assume payment of the pending special assessment without adjustment to the
purchase agreement price of the Property; or
B. Require Seller to pay the pending special assessment and Buyer shall pay a
commensurate increase in the purchase price of the Property, which increase shall
be the same as the estimated amount of the assessment; or
C. Declare this agreement null and void by notice to Seller, and earnest money shall
be refunded to Buyer.
8. Closing Costs and Related Items. The Seller shall be responsible for the following costs:
(a) recording fees and conservation fees for all instruments required to establish marketable
2
444659v1 CL205 -52
title in Seller; (b) deed transfer taxes and conservation fees required to be paid in connection
with the Deed be given by Seller; and (c) Seller's broker fees. Buyer shall be responsible
for the payment of the following costs: (d) recording fees required to be paid in connection
with the Deed to be given by Seller; (e) the cost of the registered property abstract or
updated abstract, or in the absence of an abstract, the cost of the premium for an owner's
policy of title insurance, and (f) closing fee, if any. Each party shall be responsible for its
own attorneys' fees and costs.
9. Sewer and Water. Seller warrants that city sewer is available at the Property line, and
that city water is available in the right of way adjacent to the Property. Seller makes no
warranty regarding the conditions of any existing water stub from the main to the
Property line. Seller advises Buyer to inspect the condition of the water stub.
10. Condition of Property. Buyer acknowledges that Buyer has inspected or has had the
opportunity to inspect the; Property and agrees to accept the Property "AS IS "Buyer has
the tight,. at its own. expense ;Ao take soil .,samples for the purpose: of determining if the
soil is` suitable for c.. ictimi of the dwallifig described m section 15 below. If the soil is
determined'to be ii6cceptable the Buyer r )ay rescind this agreement by written notice to
the Seller, it. whrefr case the,agreement Shall be mull and void and all earnest money paid
hereunder shall be icfunded to'the Buyer:Seller'nakes no w arranties as to the condition
of the Property. .....
11 Marketab<Clty of Title. As soon as }seasonably practicable after the date of this
Agreement: =`Seller `Shall furnish to Buyer- -a registered property abstract or an: updated
abstract of. title to. :tile Property, certified to date to mcluj e proper searches covering
bankr> pfcies, state a id federal judgment and hcns .Iii the absence of an abstract of title,
the Seller will provide a title,comiriitment and title insurance. Buyer shall have fifteen
(15) business days after receipt of the abstract or title commitment to examine the same
and to deliver written objections to title, if any, to Seller. Seller shall have the greater of
(i) the number of days remaining until the Date of Closing or (ii) thirty (30) days to have
such objections removed or satisfied.
12. Title Clearance and Remedies. If Seller shall fail to have title objections timely
removed, the Buyer may, at its sole election: (a) terminate this Agreement without any
liability on its part; in which event the earnest money shall be promptly refunded in
exchange for a quit claim deed to the Property from Buyer; or (b) take title to the Property
subject to such objections.
If title is marketable, or is made marketable as provided herein, and Buyer defaults in any
of the agreements herein, Seller may elect either of the following options, as permitted by
law:
A. Cancel this contract as provided by statute and retain all payments made
hereunder as liquidated damages. The parties acknowledge their intention that
3
444659v1 CL205 -52
any note given pursuant to this contract is a down payment note, and may be
presented for payment notwithstanding cancellation;
B. Seek specific performance within six months after such right of action arises,
including costs and reasonable attorney's fees, as permitted by law.
If title is marketable, or is made marketable as provided herein, and Seller defaults in any
of the agreements herein, Buyer may, as permitted by law:
C. Seek damages from Seller including costs and reasonable attorney's fees;
D. Seek specific performance within six months after such right of action arises.
13. Well Disclosure. Seller certifies that Seller does not know of any wells on the Property.
it it will construct or cause to be
'0 perty intended for residential
dehveiw'ofthe Deed.
is referred tis as the
>f a:house with appnpimately
shall be constructed by abonded
builder approved by the City of Columbia Heights substantially in accordance
with construction plans to be submitted to and approved by the City of Columbia
Heights prior to the Date of Closing. Construction of the Minimum
Improvements must be substantially completed by , 20_. Construction
will be considered substantially complete when the final certificate of occupancy
has been issued by the City of Columbia Heights building official.
C. Promptly after substantial completion of the Minimum Improvements in
accordance with those provisions of this Agreement relating solely to the
obligations of the Buyer to construct such Minimum Improvements (including the
date for completion thereof), the Seller will furnish the Buyer with a Certificate of
Completion for such improvements. Such certification by the Seller shall be (and
it shall be so provided in the Deed and in the certification itself) a conclusive
determination of satisfaction and termination of the agreements and covenants in
this Agreement and in the Deed with respect to the obligations of the Buyer and
its successors and assigns, to construct the Minimum Improvements and the dates
for completion thereof.
0
444659vi CL205 -52
fD
444659v1 CL205 -52
The certificate provided for in this Section of this Agreement shall be in such
form as will enable it to be recorded in the proper office for the recordation of
deeds and other instruments pertaining to the Property. If the Seller shall refuse or
fail to provide any certification in accordance with the provisions of this Section,
the Seller shall, within thirty (30) days after written request by the Buyer, provide
the Buyer with a written statement, indicating in adequate detail in what respects
the Buyer has failed to complete the Minimum Improvements in accordance with
the provisions of the Agreement, or is otherwise in default, and what measures or
acts it will be necessary, in the opinion of the Seller for the Buyer to take or
perform in order to obtain such certification.
The Buyer represents and agrees that until issuance of the Certificate of Completion
for the Minimum Improvements:
(1).... The Buyer has not inadg or created and will not make or create or
to ba'made or; created any total or partial sale,; assigmnent, conveyance, or
or any, trust or, power, or tiimsfe , in any other mode or form of 'or with
t to his Agreement or tli P, pglry or any part thereof or any,: merest
1, or any contract `'or agreement to dd.any of the same, to any person'pr entity
tively, a ",Transfer") without the.`prior wiltten; apptoval of the :Seller's
of commissioners. The term "Transfer" (I not include encrtrubrances
or granted by way of security forj and only tor, the purpose of Ataimng
action, >interim o •, permanent fiiiancirig ?necessary to enable the Buyer or any
so lii interest to the Property, or any part thereof, to construct the Minimum
improvements or componem rnereor.
(2) If the Buyer seeks to effect a T •ansfe •'to any person or en' tfty prior
to issuance of the Certificate of Completion, the Seller shall be entitled to require
as conditions to such Transfer that:
(i) any proposed transferee shall have the qualifications and
financial responsibility, in the reasonable judgment of the Seller, necessary
and adequate to fulfill the obligations undertaken in this Agreement by the
Buyer as to the portion of the Property to be transferred; and
(ii) Any proposed transferee, by instrument in writing
satisfactory to the Seller and in form recordable in the public land records
of Anoka County, Minnesota, shall, for itself and its successors and
assigns, and expressly for the benefit of the Seller, have expressly assumed
all of the obligations of the Buyer under this Agreement as to the portion
of the Property to be transferred and agreed to be subject to all the
conditions and restrictions to which the Buyer is subject as to such portion;
provided, however, that the fact that any transferee of, or any other
successor in interest whatsoever to, the Property, or any part thereof, shall
5
not, for whatever reason, have assumed such obligations or so agreed, and
shall not (unless and only to the extent otherwise specifically provided in
this Agreement or agreed to in writing by the Seller) deprive the Seller of
any rights or remedies or controls with respect to the Property, the
Minimum Improvements or any part thereof or the construction of the
Minimum Improvements; it being the intent of the parties as expressed in
this Agreement that (to the fullest extent permitted at law and in equity
and excepting only in the manner and to the extent specifically provided
otherwise in this Agreement) no transfer of, or change with respect to,
ownership in the Property or any part thereof, or any interest therein,
however consummated or occurring, and whether voluntary or involuntary,
shall operate, legally, or practically, to deprive or limit the Seller of or with
respect to any rights or remedies on controls provided in or resulting from
this Agreement with respect to the Property that the Seller would have had,
had.,there been no such transfer or change,..,.:.. ;In the absence of specific
written agreement by the S6TIer to the Offlia ... no such tcarisfer of
appigvat by the Seller thereof shall be deeinod to relieve the Buy , or any
other party boand in any way by this Agreement or otherwise with respect
to the'Property, from any of pits obligations with respect thereto
Any and ;all mstuments and::: other legal documents
'ecting the tiransfei of;any interest in this Agreement or the
ned by this subsection E shall be in a form reasonably
If the con litioris described in paragraph (2) above are satisfied then
the Transfer will be approved and the Buyer shall be released from its obligation
under this Agreement, as to the portion of the Property that is transferred,
assigned, or otherwise conveyed. The provisions of this paragraph (3) apply to all
subsequent transferors.
(4) Upon issuance of the Certificate of Completion, the Buyer may
Transfer the Property and /or the Buyer's rights and obligations under this Agreement
with respect to such Property without the prior written consent of the Seller.
E. The Buyer, and its successors and assigns, agree that they (a) will use the
Minimum Improvements only as a single family dwelling, and will occupy the
Property as a residence, (b) will not rent the Property to any person or entity, (c)
will not seek exemption from real estate taxes on the Property under State law,
and (d) will not transfer or permit transfer of the Property to any entity whose
ownership or operation of the Property would result in the Property being exempt
from real estate taxes under State law (other than any portion thereof dedicated or
conveyed to the City of Columbia Heights or Seller in accordance with this
Agreement). The covenants in this paragraph run with the land, survive both
6
444659v1 C1.205 -52
delivery of the Deed and issuance of the Certificate of Completion for the Minimum
Improvements, and shall remain in effect for _ years after the Date of Closing.
16. Revesting Title in Seller upon Happening of lvent Subsequent to Conveyance to
Buyer. hi the event that subsequent to conveyance of the Property or any part thereof to the
Buyer and prior to receipt by the Buyer of the Certificate of Completion for of the Minimum
Improvements, the Buyer, subject to Unavoidable Delays (as hereafter defined), fails to
carry out its obligations with respect to the construction of the Minimum Improvements
(including the nature and the date for the completion thereof), or abandons or substantially
suspends construction work, and any such failure, abandonment, or suspension shall not be
cured, ended, or remedied within thirty (30) days after written demand from the Seller to the
Buyer to do so, then the Seller shall have the right to re -enter and take possession of the
Property and to terminate (and revest in the Seller) the estate conveyed by the Deed to the
Buyer, it being the intent of this provision, together with other provisions of the Agreement,
that the conveyance of the -Property to the Buyer shall be made upon, and that the DeEd shall
contay a :condition subsequent to the effectthatin the event ,of aiiy defaulf'on the part "of the
Buyer an- failure on the pail of the Buyer tp're nedy, end, or abrogate such default within
the period alyd in the manner stated in such subdivisions, the Seller at its optron may declare
a termination in faV01 of the Seller of the fitle, and of all the rights and interests ui and to the
Property conveyed to the Buyer, and that such htle;and all rights and interests of the Buyer,
and any assigns or successor's ` "in interest tioand ftthe Property, shall revert to the Seller, but
only if the events stat&&1a this Section have not been ,cri e"d within the tio* periods
provided above.
Notwithstanding anything to the. contrary contamed,iii this Section, the Seller shall have no
righto, reenter or retake title ta, and possession o£ a :portion of the Property for which a
Certificate of Completion has been issued.
For the purposes of this Agreement, the term "Unavoidable Delays" means delays beyond
the reasonable control of the Buyer as a result thereof which are the direct result of strikes,
other labor troubles, prolonged adverse weather or acts of God, fire or other casualty to the
Minimum Improvements, litigation commenced by third parties which, by injunction or
other similar judicial action, directly results in delays, or acts of any federal, state or local
governmental unit (other than the Seller in exercising its rights under this Agreement)
which directly results in delays. Unavoidable Delays shall not include delays in the Buyer's
obtaining of permits or governmental approvals necessary to enable construction of the
Minimum Improvements by the dates such construction is required under this section of this
Agreement.
17. Resale of Reacquired Property; Disposition of Proceeds. Upon the revesting in the
Seller of title to and /or possession of the Property or any part thereof as provided in Section
16, the Seller shall apply the purchase price paid by the Buyer under Section 4 of this
Agreement as follows:
7
4446590 CL205 -52
(a) First, to reimburse the Seller for all costs and expenses incurred by the Seller,
including but not limited to proportionate salaries of peisormel, in connection with
the recapture, management, and resale of the Property or part thereof (but less any
income derived by the Seller from the Property or part thereof in connection with
such management); all taxes, assessments, and water and sewer charges with
respect to the Property or part thereof (or, in the event the Property is exempt from
taxation or assessment or such charge during the period of ownership thereof by
the Seller, an amount, if paid, equal to such taxes, assessments, or charges (as
determined by the Seller assessing official) as would have been payable if the
Property were not so exempt); any payments made or necessary to be made to
discharge any encumbrances or liens existing on the Property or part thereof at the
time of revesting of title thereto in the Seller or to discharge or prevent from
attaching or being made any subsequent encumbrances or liens due to obligations,
defaults or acts of the Buyer, its successors or transferees; any expenditures made
or obligations incurred with respect to the making or completiongof the Minimum
Improvements or any part thereof op.
Property or gazt thereof; and any 41nounts
otlicrwise owing the Seller by the Biiyer and its successor or transferee, and
(b) Second, to reimburse the Buyer for the balance of the purchase price retraining
A :the reimbursements specrfiecl` in paragraph (a) above. Such reimbuYsement
shall,be paid toil e Buyer upon delivery of, an executed;: recordable warranty deed
to the Property l5't1e,Buyer to the Seller
Time is of the essence for al provisions of this contract,
Notices All notices required shall be m wntmg ;and delivered personally or
mailed the address shown "at;paragi•aph 1 above aid, if' ailed, are effective [as of the
date of mailing.
20. Minnesota Law. This contract shall be governed by the laws of the State of Minnesota.
21. Specific Performance. This Agreement may be specifically enforced by the parties,
provided that an action is brought within one year of the date of alleged breach of this
Agreement.
22. No Remedy Exclusive. No remedy herein conferred upon or reserved to the Seller or
Buyer is intended to be exclusive of any other available remedy or remedies, but each and
every such remedy shall be cumulative and shall be in addition to every other remedy given
under this Agreement or now or hereafter existing at law or in equity or by statute. No
delay or omission to exercise any right or power accruing upon any default shall impair any
such right or power or shall be construed to be a waiver thereof, but any such right and
power may be exercised from time to time and as often as may be deemed expedient.
8
444659vi CL205 -52
23. No Merger of Representations, Warranties. All representations and warranties contained
in this Purchase Agreement shall not be merged into any instruments or conveyance
delivered at closing, and the parties shall be bound accordingly.
24. Recording. This Agreement shall be filed of record with the Anoka County Registrar of
Titles or Office of Recorder, as the case may be. Buyer shall pay all recording costs.
4446590 CL205 -52
9
In witness of the foregoing, the parties have executed this agreement on the year and date
written above.
SELLER: COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY
Its President
STATE OF MINNESOTA
Its Executive Director
S -I
444659v1 CL205 -52
BUYER:
STATE OF MINNESOTA
I ss.
COUNTY OFANOKA
S -2
444659VI CL205 -52
EXHIBIT A
to
PURCHASE AND REDEVELOPMENT AGREEMENT
FORM OF QUIT CLAIM DEED
THIS INDENTURE, between the Columbia Heights Economic Development Authority, a
Mimesota, a public body corporate and politic (the "Grantor "), and , a
Minnesota (the "Grantee ").
WITNESSETH, that Grantor, in consideration of the sum of $ and other good
and valuable consideration the receipt whereof is hereby acknowledged, does hereby grant,
bargain, quitclaim and convey to the Grantee, its successors and assigns forever, all the tract or
parcel of land lying and being in the County of Anoka and State of Minnesota described as
follows, to wit (such tractor parcel land is hereinafter referred to as the "Pxopetty ,
To have and to hold the same, together; -`with all the hereditaments and
It is understood and agreedthat this Deed is subject to the covenants, conditions,
reshrctrons, and'... isions of an agreemenviecorded herewith entered into between t4&-',,Grantor
and.— the of: 2Q -, identified as "Purcli se and
Redevelopment Agreement" (hereafter referred to as the "Agreement ") and that the Grantee shall
not convey this Property, or any part thereof, except as permitted by the Agreement until a
certificate of completion releasing the Grantee from certain obligations of said Agreement as to
this Property or such part thereof then to be conveyed, has been placed of record. This provision,
however, shall in no way prevent the Grantee from mortgaging this Property in order to obtain
funds for the purchase of the Property hereby conveyed or for erecting the Minimum
Improvements thereon (as defined in the Agreement) in conformity with the Agreement, any
applicable development program and applicable provisions of the zoning ordinance of the City of
Columbia Heights, Minnesota, or for the refinancing of the same.
It is specifically agreed that the Grantee shall promptly begin and diligently prosecute to
completion the redevelopment of the Property through the construction of the Minimum
Improvements thereon, as provided in the Agreement.
Promptly after completion of the Minimum Improvements in accordance with the
provisions of the Agreement, the Grantor will furnish the Grantee with an appropriate instrument
so certifying. Such certification by the Grantor shall be (and it shall be so provided in the
A -1
444659vi CL205 -52
certification itself) a conclusive determination of satisfaction and termination of the agreements
and covenants of the Agreement and of this Deed with respect to the obligation of the Grantee,
and its successors and assigns, to construct the Minimum Improvements and the dates for the
beginning and completion thereof. Such certification and such determination shall not constitute
evidence of compliance with or satisfaction of any obligation of the Grantee to any holder of a
mortgage, or any insurer of a mortgage, securing money loaned to finance the purchase of the
Property hereby conveyed or the Minimum Improvements, or any part thereof.
All certifications provided for herein shall be in such form as will enable them to be
recorded with the County Recorder, or Registrar of Titles, Anoka County, Minnesota. If the
Grantor shall refuse or fail to provide any such certification in accordance with the provisions of
the Agreement and this Deed, the Grantor shall, within thirty (30) days after written request by
the Grantee, provide the Grantee with a written statement indicating in adequate detail in what
respects the Grantee has failed to complete the Minimum Improvements in accordance with the
ement,or is. otherwise in default, and what . measures oz acts >t wdl.be
X of the`Grantor, for the Gtaii to take or; perform in, order fo. ?obtain
in
and conditions of
e- enteraiid revest
but not limited to
is definWi in the
The Grantee agrees for itself and its successors and assigns to or of the Property or any
part thereof, hereinbefore described, that the Grantee and such successors and assigns shall
comply with Section 15E of the Agreement for a period of _ years after the date hereof.
It is intended and agreed that the above and foregoing agreements and covenants shall be
covenants running with the land for the respective terms herein provided, and that they shall, in
any event, and without regard to technical classification or designation, legal or otherwise, and
except only as otherwise specifically provided in this Deed, be binding, to the fullest extent
permitted by law and equity for the benefit and in favor of, and enforceable by, the Grantor
against the Grantee, its successors and assigns, and every successor in interest to the Property, or
any part thereof or any interest therein, and any party in possession or occupancy of the Property
or any part thereof.
hi amplification, and not in restriction of, the provisions of the preceding section, it is
intended and agreed that the Grantor shall be deemed a beneficiary of the agreements and
covenants provided herein, both for and in its own right, and also for the purposes of protecting
A -2
444659v1 CL205 -52
the interest of the community and the other parties, public or private, in whose favor or for whose
benefit these agreements and covenants have been provided. Such agreements and covenants
shall run in favor of the Grantor without regard to whether the Grantor has at any time been,
remains, or is an owner of any land or interest therein to, or in favor of, which such agreements
and covenants relate. The Grantor shall have the right, in the event of any breach of any such
agreement or covenant to exercise all the rights and remedies, and to maintain any actions or
suits at law or in equity or other proper proceedings to enforce the curing of such breach of
agreement or covenant, to which it or any other beneficiaries of such agreement or covenant may
be entitled; provided that Grantor shall not have any right to re -enter the Property or revest in the
Grantor the estate conveyed by this Deed on grounds of Grantee's failure to comply with its
obligations under this Section 3.
Grantor certifies that it does not know of any wells on the Property.
444659vl CI_205 -52
in]
IN WITNESS WHEREOF, the Grantor has caused this Deed to be duly executed in its
behalf by its President and Executive Director and has caused its corporate seal to be hereunto
affixed this day of 2014.
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT
AUTHORITY
:
an
Its President
Its Executive Director
Notary Public
This instrument was drafted by:
Kennedy & Graven, Charted (MNI)
470 U.S. Bank Plaza
Minneapolis, MN 55402
A -4
444659vi CL205 -52
14, by
rporate and politic
C.
EXHIBIT B
to
PURCHASE AND REDEVELOPMENT AGREEMENT
FORM OF CERTIFICATE OF COMPLETION
WHEREAS, the Columbia Heights Economic Development Authority, a public body
corporate and politic (the "Grantor "), conveyed land in Anoka County, Minnesota to Steven
Pepple and Katherine Pepple, married to each other (together, the "Grantee "), by a Deed recorded
in the Office of the County Recorder [and in the Office of the Registrar of Titles] in and for the
County of Anoka and State of Minnesota, as Document Numbers and
respectively;
said
said
a mamier'deemed siifficient;by the Grantor to
and restrictions set forth in
ants and:C.onditions insofaras it is
the exec itron and recording of this
NOW TFEREI QRE, this rs to certify that all buitdiug coi ?struction and other physical
improvements specified t done and made by the Granteeaiave been completed andtl e above
covatianfs and conditions iii said Dec&`an&'fhe agreements`and covenants in Sections, I 5 and
15B of the Agreement (as described in said Deed) have been performed by the Grantee therein,
and the County Recorder [and the Registrar of Titles] in and for the County of Anoka and State
of Minnesota are hereby authorized to accept for recording and to record, the filing of this
instrument, to be a conclusive determination of the satisfactory termination of the covenants and
conditions of Sections 15A and 15B of the Agreement and the covenants and restrictions set
forth in Sections 1 and 2 of said Deed; provided that the covenants set forth in Sections 15E of
the Agreement, and in Section 3 of the Deed, remain in full force and effect through the period
stated thereon.
Dated: 20
444659vl C1,205 -52
COLUMBIA HEIGHTS ECONOMIC
DEVELOPMENT AUTHORITY
By
Its President
By
Its Executive Director
STATE OF MINNESOTA )
Minneapolis, MN 55402
(612) 337 -9300
B -2
444659v1 CL205 -52
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Meeting of: June 2, 2014
AGENDA SECTION: Business Items
ORIGINATING
EXECUTIVE
NO:5
DEPARTMENT: EDA
DIRECTOR
APPROVAL
ITEM: Huset Park Contract for Private
BY: Joe Hogeboom
BY: -
Development —Sixth Amendment
DATE: May 28, 2014
BACKGROUND:
BNC Bank, the current owner of the undeveloped parcels at the Huset Park development, has
requested to amend the Contract for Private Development that regulates land use for Huset Park.
This proposed amendment would revise the development completion schedule, as well as amend
the "Minimum Improvements' definition for Phase 113 to accommodate Habitat for Humanity's
proposal to construct 16 townhomes on the site.
The Minimum Improvements definition was last amended in June 23, 2008 to accommodate 80
units of multi - family senior rental housing for Phase 1B. The real estate broker for the property
has stated that there is currently no interest in that site by senior housing developers.
Allowing 16 townhome units to be constructed in this area is consistent with land use and zoning
regulations. If the EDA were to amend the Contract for Private Development to allow the
townhomes as an acceptable use on the site, the developer would have to still obtain Site Plan
approval for the project by the Planning and Zoning Commission and the City Council.
If the EDA chooses to deny the request to revise the Minimum Improvements to accommodate
townhomes on Phase 1B, the EDA must make findings that support retaining the current plan for
80 units of multi - family senior rental housing.
RECOMMENDATION:
Staff recommends the EDA approve the Sixth Amendment to the Contract to change
commencement and completion dates. If the EDA believes that developing 16 -20 townhomes at
the southwest corner of Huset Parkway and Jefferson St. is an acceptable land use, staff
recommends the EDA modify the "Minimum Improvements" definition to reflect the new use.
RECOMMENDED MOTION:
Motion: Move to waive the reading of Resolution 2014 -04, there being ample amount of copies
available to the public.
Motion: Move to adopt Resolution 2014 -04, a Resolution approving the Fifth Amendment and
Restated Contract for Private Redevelopment by and between Columbia Heights EDA and BNC
Bank as Successor to Huset Park Development Corporation.
Attachments: Location Map, Letter from BNC Bank, Sixth Amendment - Contract for Private
Development, Resolution 2014 -04
EDA ACTION:
•
ON
e
i
A S6sldYary d MCCORP. Inc.
17550 North Perimeter Drive, Suite 110 Scottsdale, AZ 85255
May 9, 2014
Joe I-Iogeboom
Community Development Director
Columbia Heights Community Development
590 40th Avenue Northeast
Columbia Heights, Minnesota 55421
www.bnebank.com Telephone: (602) 852 -3500 TAX: (602) 852 -3560
Re: Amended and Restated Contract for Private Redevelopment dated August 1,
2007, as amended, by and among Columbia Heights Economic Development
Authority, Columbia Heights, Minnesota, the City of Columbia Heights, and
Huset Park Development Corporation (the "Contract for Redevelopment ")
Dear Mr. Hogeboom:
This letter is in response to the notice of potential noncompliance with certain construction deadlines
in the above - referenced Contract for Redevelopment you recently sent to our office. As you are
aware, BNC National Bank is the successor -in- interest by foreclosure to Huset Park Development
Corporation (the 'Developer ") under the above - referenced Contract for Redevelopment.
As we discussed yesterday, please accept this letter as our formal request for an extension of the
Phase IB completion deadline, the Phase IIIA commencement and completion deadlines and the
Phase IIIB commencement and completion deadlines, all referenced in Section 4.3 of the Contract
for Redevelopment. We respectfully request the following changes:
1. The Phase IB completion date be changed from December 31, 2013 to December 31, 2014;
2. The Phase IIIA commencement date be changed from December 30, 2013 to December 30,
2014 and the Phase IIIA completion date be changed from December 30, 2015 to December
30, 2016;
3. The Phase IIIB commencement date be changed from June 30, 2014 to June 30, 2015 and the
Phase IIIB completion date be changed from June 30, 2015 to June 30, 2016.
We further request that our requests set forth above be placed on the agenda for the June 2, 2014
Columbia Heights Economic Development Authority meeting.
Very truly yours,
1.
F
Clint Bowl' g
Executive Vice President
1001686]0 I 1 nouns xousixx
Member FDIC: LINDEN
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY
RESOLUTION NO. 2014-04
RESOLUTION APPROVING A SIXTH AMENDMENT TO AMENDED
AND RESTATED CONTRACT FOR PRIVATE REDEVELOPMENT
BETWEEN THE COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT
AUTHORITY, THE CITY OF COLUMBIA HEIGHTS AND BNC
NATIONAL BANK AS SUCCESSOR TO HUSET PARK DEVELOPMENT
CORPORATION
BE IT RESOLVED By the Board of Commissioners ( "Board ") of the Columbia Heights
Economic Development Authority ( "Authority ") as follows:
Section I. Recitals.
1.01. The Authority has determined a need to exercise the powers of a housing and
redevelopment authority, pursuant to Minnesota Statutes, Sections. 469.090 to 469.108 ( "EDA
Act "), and is currently administering the Downtown CBD Redevelopment Project ( "Redevelopment
Project ") pursuant to Minnesota Statutes, Sections 469.001 to 469.047 ( "HRA Act ").
1.02. The Authority, the City of Columbia Heights ( "City ") and Huset Park Development
Corporation (the "Redeveloper ") entered into a into an Amended and Restated Contract for Private
Redevelopment dated as of August 1, 2007, as amended by a First Amendment thereto dated June
16, 2008 and a Second Amendment thereto dated as of February 9, 2009, a Third Amendment
thereto dated as of September 28, 2009, a Fourth Amendment thereto dates as of November 21,
2011, and a Fifth Amendment thereto dated as of April 2013 (as so amended, the "Contract "),
setting forth the terms and conditions of redevelopment of certain property within the
Redevelopment Project, generally located east of University Avenue and south and west of Huset
Park.
1.03. BNC National Bank (the "Lender ") is the successor in interest to Redeveloper under
the Contract.
1.04. The Lender has requested the Authority and City to modify the Contract in certain
respects, and the Authority has caused to be prepared a Sixth Amendment to Amended and Restated
Contract for Private Redevelopment between the Authority, City and Lender (the "Sixth
Amendment ").
1.05. The Board has reviewed the Sixth Amendment 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 Approva% Further Proceedings.
2.01. The Sixth Amendment 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 Sixth Amendment and any documents referenced therein requiring execution by
the Authority, and to carry out, on behalf of the Authority its obligations thereunder.
Approved by the Board of Commissioners of the Columbia Heights Economic Development
Authority this 2nd day of June, 2014.
President
ATTEST:
Secretary
SIXTH AMENDMENT TO
AMENDED AND RESTATED CONTRACT FOR PRIVATE REDEVELOPMENT
THIS AGREEMENT, made on or as of the day of 2014,
by and between COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY, 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 "), the CITY OF COLUMBIA
HEIGHTS, a Minnesota municipal corporation (the "City ") and BNC NATIONAL BANK, a
national banking association (the "Lender ", and successor in interest to Huset Park Development
Corporation, the "Redeveloper).
WITNESSETH:
WHEREAS, the Authority, City, and Redeveloper hereto entered into that certain
Amended and Restated Contract for Private Redevelopment dated as of August 1, 2007, as
amended by a First Amendment thereto dated as of June 16, 2008, as further amended by a
Second Amendment thereto dated as of February 9, 2009, by a Third Amendment thereto dated
September 28, 2009, by a Fourth Amendment thereto dated as of November 21, 2011, and by a
Fifth Amendment thereto dated as of April 2013 (as so amended, the "Contract "), providing for
redevelopment of certain property in the City described as the Redevelopment Property; and
WHEREAS, the Authority, City and Lender entered into a Subordination and Consent
Agreement dated July 10, 2006 (the "Subordination Agreement ") regarding the Contract; and
WHEREAS, the Subordination Agreement provided that, if Lender foreclosed on its
Mortgage (as defined in the Subordination Agreement), Lender is entitled to all the rights and
benefits of Redeveloper under the Contract as though Lender were the Redeveloper, subject to
Lender's performance of all terms and conditions of the Contract.; and
WHEREAS, the Lender has requested that the Authority and City amend the Contract as
further described herein;
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. The definition of "Minimum Improvements" in Section 1.1 of the Contract is
modified as follows (italicized language shows revision):
"Minimum Improvements" means the construction on the Phase I Property of
approximately 123 units of owner occupied townhomes (Phase IA) and approximately 16 -20
units of owner - occupied townhones ( "Phase IB ") (together, "Phase I "); and the construction on
the Phase II Property of approximately 103 units of owner - occupied townhomes ( "Phase IIA ")
and 51 additional units of owner occupied townhomes ( "Phase IIB "), and the construction on the
Phase III Property of approximately 47 owner occupied condominium or cooperative housing
units ( "Phase IIIA ", approximately 52 owner occupied condominium or cooperative housing unit
444281v1 MNI CL205 -23
together with approximately 11,650 square feet of commercial facilities ( "Phase IIIB "), and
approximately 84 owner occupied condominium or cooperative housing units ( "Phase IIIC ").
2. Section 4.3 of the Contract is modified as follows (italicized language shows
revision):
Section 4.3. Completion of Construction. (a) Subject to Unavoidable Delays and the
provisions of paragraphs (b), (c) and (d) below, the Minimum Improvements must be constructed
in accordance with the following schedule:
Phase 1�• As of the date of the Amended and Restated Contract, the internal site
improvements and at least 80 percent of the required number of units for
Phase IA are complete. Redeveloper must substantially complete all
internal site improvements for Phase I13, including roads, and at least 80
percent of required number of housing units for Phase I13, by December
31. 2014.
Phase Ih• As of the date hereof, Phase HA is complete. Redeveloper must
substantially complete all internal site improvements, including roads,
together with at least 80 percent of required number of housing units for
Phase II13, by December 31, 2015.
Phase III: Redeveloper must construct and complete all internal site improvements,
including roads, and at least 80 percent of the required number of housing
units, according to the following schedule:
Phase IIIA: Continence by December 30, 2014; complete by
December 30, 2016.
Phase IIIB.: Continence by June 30, 2015; complete by June 30, 2016.
Phase IIIC: Commence by December 31, 2014; complete by December
31, 2016.
2. The Contract remains in full force and effect and is not modified except as
expressly provided herein.
444281v1 MNI C1,205 -23 2
IN WITNESS WHEREOF, the Authority has caused this Agreement 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
RV
Rv
STATE OF MINNESOTA )
SS.
COUNTY OF ANOKA )
Its President
Its Executive Director
The foregoing instrument was acknowledged before me this day of
2014, by and Walter R. Fehst, 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
444281v1 MNICL205 -23 3
CITY OF COLUMBIA HEIGHTS
By
Its Mayor
QI
STATE OF MINNESOTA )
SS.
COUNTY OF ANOKA )
Its City Manager
The foregoing instrument was acknowledged before me this _ day of
2014, by Gary Peterson and Walter R. Fehst, the Mayor and City Manager
of the City of Columbia Heights, a Minnesota municipal corporation, on behalf of the City.
Notary Public
444281 v I MNI CL205 -23
BNC NATIONAL BANK
STATE OF MINNESOTA )
SS.
COUNTY OF )
Its
The foregoing instrument was acknowledged
,2014by ,the_
Bank, a national banking association, on behalf of the Bank.
Notary Public
444281v1 MNI CL205 -23
before me this day of
of BNC National
CONSENT BY ASSIGNEE
The undersigned, as assignee of certain rights of Redeveloper under the Amended and Restated
Contract for Private Redevelopment (the "Amended Contract "), hereby consent to all terms of
the Amended Contract; provided that nothing in this consent will alter or affect the rights of
undersigned under the Agreement of Purchase and Sale (Finished Lots) between The Ryland
Group, Inc. and Redeveloper dated April 18, 2005, as amended.
THE RYLAND GROUP, INC.
By
Its
STATE OF MINNESOTA )
SS.
COUNTY OF )
The foregoing instrument was acknowledged before me this
2014 by ,the
of the Ryland Group, Inc., a Maryland corporation, on behalf of the corporation.
Notary Public
444281v MNI CL205 -23
day of
CONSENT BY ASSIGNEE
The undersigned, as assignee of certain rights of Redeveloper under the Amended and Restated
Contract for Private Redevelopment (the "Amended Contract "), hereby consent to all terms of
the Amended Contract.
PARKVIEW HOMES, LLC
By
Its
STATE OF MINNESOTA )
SS.
COUNTY OF
The foregoing instrument was acknowledged before me this day of
, 2014 by the of
Parkview Homes, LLC, a Minnesota limited liability company, on behalf of the company.
Notary Public
444281 v I MNI CL205 -23 7
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Meeting of: June 2, 2014
AGENDA SECTION: Business Items
ORIGINATING
EXECUTIVE
NO:6
DEPARTMENT: EDA
DIRECTOR
APPROVAL
ITEM: Community Branding and
BY: Joe Hogeboom
BY: ,
Communications Campaign — Designation of
DATE: May 28, 2014
Consultant
BACKGROUND:
Staff received six proposals from consultant groups wishing to be considered for the Community
Branding and Communications Campaign. A team of staff rated the proposals based on the
following criteria:
1. Firm's demonstrated understanding of the City's needs.
2. Firm and individuals' experience, qualifications and technical skills. points
3. Firm's stated ability to identify and collaborate with project stakeholders.
4. Firm's proposed fees.
Upon evaluation, three finalists were selected for interviews. The interview panel consisted of the
Mayor /EDA President, a Council Member /EDA Commissioner, the City Manager, the Community
Development Director and the Associate Planner.
The firm, Replace, was selected as the preferred consultant. Replace is a local design firm that has
extensive experience in working with both large corporations and small non - profits. Replace
would perform its work with the City within an approximately 12 -15 week timeframe. Replace
emphasizes stakeholder engagement and the development of a community message. A copy of
Replace's proposal is attached.
RECOMMENDATION:
Staff recommends the EDA designate 'Replace' as the consultant for the Community Branding and
Communications Campaign.
W
RECOMMENDED MOTION:
Motion: Move to designate `Replace' as the consultant for the Community Branding and
Communications Campaign and authorize staff to proceed with the project.
Httacnment: Ke
EDA ACTION:
CITY OF COLUMBIA HEIGHTS I BRAND DEVELOPMENT PROPOSAL
PRESENTED BY REPLACE: May 14, 2074
ABOUT REPLACE
Since 1996, Replace (fka Spunk Design Machine) and led by the creative direction of Jeff Johnson, has been
dedicated to Improving + Replacing the status quo by reinventing, redefining and reigniting a passionate
response for existing brands or partnering to launch a completely new concept. All new products or rebrands
are replacing product or service that is no longer relevant with something different, something better, that
more accurately reflects our client's position and purpose.
Since 1996 great design thinking is our passion and a strategic approach to redefining your brand is our hallmark.
Every challenge we approach by focusing exclusively on design solutions that lend distinction and voice to our
clients' hard work. Our approach is unique to each assignment and client, and in each assignment Replace
focuses on the objective first and foremost rather than just the deliverables. Because of the breadth and depth
of our capabilities, we tailor our solutions to specific client needs.
Replace has partnered with public and private, local and global, Fortune 100 to nonprofit clients. We create
brand identity systems, packaging, posters, videos, interactive, web sites, animations, mobile applications, books,
interiors and anything else that employs innovative design aesthetics to amplify our clients' message.
Please see this Video and hear from Jeff himself about our mission. We run a lean, no frills shop which is a
deliberate and strategic choice.
WHY REPLACE
Replace has endless examples of creating well -loved and recognized Minnesota brands and collaborating on
projects with highly respected organizations such as: AZ Canteen and other Andrew Zimmern projects /brands,
BBDO (agency), Best Buy, Birchwood Cafe, Como Friends, Fallon (Agency), Friends of the Mississippi, Galactic
Pizza, General Mills /301 Inc, Jenny Pops, Lake Street Council, Minnesota State Fair, Nibblr, Ordway, Public Art
Saint Paul (currently in development), Saint Paul Almanac, Seward Co -op, Solve -Ideas (Agency), Tank Goodness
Cookies, Target, University of Minnesota: College of Design and College of Dance, VocalEssence (currently in
development) among many others. An expanded list can be found here.
Replace work has been continuously honored by nearly every major design competition in its field, including top
honors from The One Show, AIGA, Communication Arts, Graphis Magazine, the Art Director's Club and many
others, see the full list here. The work we've done is also part of the Cooper- Hewitt permanent collection of 20th
century design at the Smithsonian Institute in New York City. Replace has authored and published its own
children's products, partnered with start -ups, developed the retail poster studio Big Table Studio (now Hamilton
Type) in St. Paul, founded the Poster Offensive poster show, and sells its I [cherry] MPLS products at the Walker
Art Center and the MSP Airport.
Based on our client list, our passion for continuing to serve our local community is clear. We have continued to
exist by viewing our true competition for these projects not as other local agencies, but rather, bad design and
brand communication. It is this approach that has led to collaboration with many local agencies all fighting the
good fight: to create a community that is a beautiful, fun and inspiring place to be and live that has clear and
concise external brand communication. Should there be an opportunity to collaborate with any existing
relationships we welcome healthy and transparent partnerships.
CITY OF COLUMBIA HEIGHTS I BRAND DEVELOPMENT PROPOSAL 1 5.14.14
EXPERTISE: CASE STUDIES
L University of Minnesota College of Design: Case Study
2. Minnesota State Fair: Case Study
3, Seward Co -op: Testimonial Video, Case Study, Weh-speclic Case Stud
4. AZ Canteen (the Food Truck for celebrity chef Andrew Zimmern): Final Execution Video
5. Ordway: Case Study
Although these case studies are lengthy, it is the best way to understand the type of work and the extent to
which we deliver. Additional Case Studies for many other clients can be found here. We are happy to provide
readily available names and contact information for any of our main contacts at the afore mentioned
organizations, we are certain they would be happy to share their experience partnering with us.
REPLACE PROCESS OVERVIEW
PHASE ONE
GO WIDE FRIEND
As a small team of
designers, we collaborate
together to devise multiple
solutions to a single
problem. We then present
the choicest cuts of design
to you, the client.
•
PHASE TWO
REFINE'TIL THEY SHINE
You're the boss! We listen
to what you've had to say
about the work from Phase
One. We then take your
favorites and refine them
into an even spicier design
eventually narrowing our
scope to one direction.
PHASE THREE
MAKE IT GREAT
This is where the final layer
of polish is added to the
desired design, we also are
here to help you produce
whatever you need to make
your project great.
ONGOING SUPPORT
SO WE CAN KEEP IT GREAT
We're never really done,
even after finishing a job
we'll still be there to offer
support and help you
replace the things you think
can be better.
PHASE is PRELIMINARY DESIGN & RESEARCH
After a signed proposal is in hand, a kickoff meeting with the client begins Phase 1. The goal of this meeting is to
allow the client to give all background on the request and any other relevant information on the project. Replace
will also be asking all questions necessary to create an agreed -upon 1 -2 page Creative Brief that will guide all
aspects of the creative solution. This brief is the statement of project goals & market challenges: it is the metric
for design success, so it is very important both Replace and the City of Columbia Heights work to have a brief
we both approve. The Creative Brief consists of a project overview, objectives, target audience, competitors,
specific deliverables and detailed timeline for the project. The design brief will be edited together as a client and
design team and approved prior to beginning of the design work. All of the work to be executed will be based
on our agreed upon design brief and specific client objectives. If objectives or final deliverables should change
throughout the project, we will need to re- negotiate the project scope and an project change order form will be
issued.
Upon Creative Brief approval Replace will work to create a visual competitive landscape and mood boards
(collection of images) used for inspiration drawn from consumer trends and products /services we feel match the
level of aesthetic we wish to achieve. This helps us to articulate rationale for creating the visual representation of
the brand we will be ideating. We will also undergo a current assets analysis including newsletter, website
(information architecture, design and analytics analysis), social media and provide recommendations for
improvement to be further addressed in Phase 2. Brief Interviews of existing City of Columbia Heights residents
and City Stakeholders (as identified by client) will be conducted to gain a clear understanding of current
audience perception and more accurately define how we can uniquely position the city brand and draw
awareness around its unique strengths.
The final presentation will reveal 3 -5 design direction options for the City of Columbia Heights identity /logo and
potential tagline options as well as brand positioning based on current and desired audience perception. We
draw upon all of the research completed thus far and conversations leading up to the design development to
visually articulate what we wish the brand look and feel to achieve.
CITY OF COLUMBIA HEIGHTS I BRAND DEVELOPMENT PROPOSAL 1 5.14.14 Page 2 of
The final deliverable of Phase t will be a design development presentation to show 3 -5 potential logo designs.
This is by no means meant to be a final execution of the brand, but rather to generate conversation around what
could be and begin to understand which direction we are gravitating towards. This Phase will be completed
when a final design direction is chosen by the client and stakeholders to move into Phase 2. Ideally this
presentation is in person, if out of town travel is required this will be billed as an expense to the client.
Feedback from the client can be given via annotated PDF, in- person feedback or conference call.
PHASE 2: DESIGN REFINEMENT
Based on client critique and feedback, Replace will combine and refine the Phase One work into one unified City
of Columbia Heights creative solution culminating in a final logo direction and rapid prototyping of various
potential design and /or advertising applications. Additionally we will begin to define logo variations as many
potential digital and printed applications might call for a horizontal, vertical, stacked, B &W or other
variation on the chosen direction. It is important we provide all of these options as well as color
variations that will be included in the final style guide and provided to the client in various file formats
for sharing so that as promotional opportunities arise in the future your logo needs shall already be met.
We will then extend the brand to be shown across the deliverables articulated in the brief as well as potential
brand touch points we recommend. This process can be time consuming as content is being developed. Final
scope and budget is dependent on the extent these files are taken into final production, quantity and print
process necessary.
The refinement Phase tends to be a bit organic working closely with the client on what exactly we wish to
achieve, any mandatory content needing to be included, etc. Replace expects 1 -2 rounds of presentations and
refinement in Phase 2. The timing on Phase 2 will be determined by number of rounds of revisions, feedback and
PDF presentations necessary to gain approval on final deliverable designs. More than 2 rounds of revisions may
result in additional time and expense necessary to complete the final deliverables, but current budget is based
on 2 rounds of revisions to each presentation of the comprehensive list of deliverables and feedback being
received on all deliverables altogether.
Phase 2 is complete when the 2 ^e round of refinements is approved.
PHASE 3: EXECUTION AND FINAL ART DELIVERY
Following the approval of all Phase Two design work, Replace will generate a final Brand Style Guide (or manual)
to guide all future communication elements. At this time we will be putting the final touches on the deliverable
files and prepping files for delivery as well as building the final brand Style Guide, The Brand Style Guide will
guide the use of the agreed upon aesthetic direction and contain rules around use /misuse of the brand mark,
typeography treatments and color palette consisting of primary and secondary colors that can be used in any
additional branded materials, signage, advertising, wearables, web site, social media, etc.
Phase 3 is complete after all final files are delivered. Multiple logo files will be delivered to the client for use
including: PDF, JPG, EPS formats for both full color and 1 -color versions of the logo as well as horizontal, vertical
and other variations on the logo mark. Final Style Guide will be delivered to guide all final production. Final files
live on our FTP server in perpetuity and are always readily available for quick download.
FOLLOW UP: CONTINUED SUPPORT
Replace is available for follow up work or any additional brand deliverables. Depending on which
specific deliverables will need to be taken into full production or should a new marketing challenge
arise or become a priority Replace is available for consultation and brainstorming sessions, writing,
design as well as help facilitate print production for any promotional materials or leverage existing
opportunities and /or partnerships.
CITY OF COLUMBIA HEIGHTS I BRAND DEVELOPMENT PROPOSAL 1 5.14.14 Page 3 of
PHASE1: Research, Planning and Ideation ..................................... ............................... ........................$12,000
Research, Planning, Creative Brief Approval
Mood Boards and Visual Competitive Audit
3 -5 Design Directions, visual identity and brand positioning
PHASE2: Refinement ........................................................................ ............................... ........................$14,000
Provide variations on 1 direction (color, orientation, etc)
Apply chosen direction across Creative Brief's approved deliverables as rapid prototypes
PHASE3: Execution and Final Art Delivery ................................... ............................... .........................$4,000
Provide final files for logo variations, and prepping final files for print production
Press Checks
Final Style Guide Delivery
Final Printed and /or digital pieces delivered (as agreed to in Creative Brief)
TOTALPHASES 1. 3 ........................................................................... ............................... ........................$30,000
Our hourly fee for continued work, additional press checks and for any final print production, web
development or follow up is $150 / hour or can be estimated on a per - project basis.
TIMING
Timing for each Phase is generally 3 -5 weeks, this often depends on internal stakeholder schedules and ability
for clients to provide timely feedback. A detailed timeline will be delivered as part of the Creative Brief after an
initial meeting with the City of Columbia Heights team.
FINAL PROPOSAL
If chosen as a finalist and after initial meeting with the client to more clearly understand client and project needs,
Replace will submit an even more detailed methodology and process as well as our terms and conditions
document. While some agencies may produce spec work Replace adheres to AIGA (American Institute of
Graphic Artists) position on spec work. We do not propose design or brand positioning solutions or create work
without an agreed upon contract and creative brief. We believe our previous experience and existing work can
speak to our credibility and expertise in the space.
THANKYOU
We are honored to be considered for this project and look forward to leveraging the many assets the City of
Columbia Heights has to offer as well driving awareness to all the hidden gems we shall discover in our research.
Columbia Heights has an amazing golf course, park system and the Heights Theater is one of the best in town.
Furthermore Columbia Heights is a gateway to the vibrant and culturally diverse HE neighborhood and the main
corridor, Central Avenue is home to some of the best food options around. Many of us at the shop live very close
to Replace and understand the value of being in close proximity to where we work. We have found ourselves
doing business and attending events in NE more and more often over the past couple years and can fully
appreciate leveraging the nearby growing arts district as a major benefit of Columbia Heights. We liken the
recent growth of the first tier suburbs like St. Louis Park to the culture and growth of the Uptown and area. We
are certain with the proper positioning, brand strategy and visual identity we, as your design partners can be an
integral part of the future success for the City of Columbia Heights. We are no stranger to Minnesota and it is
projects like this and serving our own community that validate and inspire our shop's existence. We look forward
to meeting your team and learning more about how we can help facilitate as well as measure your success.
CI1'Y OF COLUMBIA HEIGHTS I BRAND DEVELOPMENT PROPOSAL 1 5.14.14 Po9e4 of5
RESUMES/MS for main points of contact
JEFFREY K JOHNSON I REPLACE FOUNDER, OWNER t CREATIVE DIRECTOR
Jeff Johnson was born in rural North Dakota. Most of the time, this fact is pretty self- evident. After
spending his first two decades as a farm kid and heavy equipment operator on the high plains, Jeff
attended art school in Moorhead, Minnesota. Moorhead is a quirky art town in the middle of nowhere,
with art organizations funded by charitable black jack and old ladies compulsively playing bingo.
Graduating B.F.A. with honors and living out of his 1983 Buick Skylark, Jeff began working for Duffy
Design and Fallon Worldwide in 1992. In six years Jeff worked from Intern to Design Director of a large
staff. While at Duffy, Jeff designed such pop icons as Frutopia and Miller Time among many others. He
has work in the Permanent Collection of 2oth Century American Design in the Smithsonian Institute as
well as the Minnesota Historical Society. Following his time at Fallon /Duffy, Jeff served as Senior
Designer for Designworks in New Zealand for one year.
In 1996 Jeff founded Replace in his adopted hometown of Minneapolis. Jeff employs a small design
staff at Replace and thrives within the vibrant design community of Minneapolis, Minnesota. Jeff was
featured in Steven Heller's books, "The Design Entrepreneur" - Rockport and "Graphic: Inside the
Sketchbooks of the World's Great Graphic Designers" - Thames & Hudson and is a highly sought after
and entertaining speaker on the topic of design thinking. Jeff lives with his wife and two sons in
Minneapolis, likes to garden, canoes a lot and prefers beer with his hot -dish. Jeff can also dance a
mean polka.
HALEY KILGOUR I BUSINESS DEVELOPMENT, PROJECT MANAGEMENT
Haley has been working in the brand and design industry since 2000. After attending Gustavus
Adolphus for Communications Studies and pursuing further education specifically focused on design
Haley found herself working for 5 years to develop and manage clients for one of the most extensive
and well- respected archives of licensable artwork in existence: CSA Images, at the world- renowned
Charles S. Anderson Design Company. She then went on in 2005 to help open the VSA Partners
Minneapolis office where she managed an extensive list of client accounts and provided strategic
direction to design teams and project execution. Haley has worked on projects both large and small
for 10 of the top Fortune too brands as well as a couple of the largest privately held companies in the
World, not to mention many small, local and nonprofit clients which she finds to be the most fulfilling.
She has continued to work since 2009 consulting for advertising (BDD: led by the legendary and most
highly awarded art director in the world, Bob Barrie- 25year Fallon veteran), design, animation and
social media clients. Haley is proud and honored to support the business side of Replace allowing the
creative genius' more time to do what they do best!
Haley also runs the MN chapter of an organization called EPIC: Engaging Philanthropy, Inspiring
Creatives (iame ip c.org) she launched in 2013 blending her passion for brilliant creative thinking with
helping create social change through serving and supporting the local nonpofit community. Along with
being a recreational gardener and flautist she teaches yoga for the CorePower Yoga studio in Edina.
Haley and her American Eskimo and certified therapy dog, Cirrus, live just 6 blocks from the Replace
studio in South Minneapolis.
Additionally, Replace has anywhere from 5 -8 full time designer /illustrators to support Jeff's creative vision. Our
interactive partners are also right next door at Room 34, a 3-4 man shop that handles all of our interactive and
custom coding work specializing in responsive sites for optimal experience across both desktop and mobile entry
points.
CITY OF COLUMBIA HEIGHTS I BRAND DEVELOPMENT PROPOSAL 1 5.14.14 Page 5of5