HomeMy WebLinkAboutEDA AGN 11-03-14AGENDA
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY
Monday, November 3, 2014
6:30 pm
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 — September 2, 2014
Approve financial report and payment of bills for August and September, 2014 on
Resolution 2014 -13.
Motion: Move to approve Consent agenda as presented.
REGULAR BUSINESS
4. Proposal for Retail Market Analysis for Central Avenue —James McComb, McComb Group
S. Community Branding and Communications Campaign — Phase 2
1) Selection of Brand
2) Next Steps
6. Resolution 2024-14— Decertification of Sheffield Tax Increment Financing District
Motion: Move to waive the reading of Resolution 2014 -14, there being ample amount
of copies available to the public.
Motion: Move to approve Resolution 2014 -14, Decertifying Sheffield Tax Increment
Financing District (No. M8).
7. Other Business
8. Adjourn
The next regular EDA meeting will be Monday, January 5 2015 at City Hall.
ECONOMIC DEVELOPMENT AUTHORITY (EDA)
MINUTES OF THE MEETING OF
SEPTEMBER 2, 2014 IN CONFERENCE ROOM 1
The meeting was called to order at 6:30 pm by Chair Peterson.
Members Present: Bruce Nawrocki, Donna Schmitt, Gary Peterson, Gerry Herringer and
Marlaine Szurek. Bobby Williams arrived at 6:38 pm.
Members Absent: Tammi Diehm
Staff Present: Walt Fehst, Loren Wickham, and Shelley Hanson.
2. PLEDGE OF ALLEGIANCE - RECITED
3. CONSENT ITEMS
1. Approve the Minutes from August 4, 2014.
2. Approve the Financial Report and Payment of Bills for July 2014 on Resolution 2014 -011.
Questions by Members:
Nawrocki questioned the bill to A.M.E. North Inc. Wickham told members that was the payment
for the Mady's demolition.
Motion by Szurek; seconded by Schmitt, to waive the reading of Resolution 2014 -11, there
being an ample amount of copies available to the public. All ayes. MOTIONPASSED.
Motion by Szurek, seconded by Schmitt, to approve the consent agenda items as presented. All
ayes. MOTION PASSED.
EDA RESOLUTION 2014 -11
RESOLUTION OF THE COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY
(EDA) APPROVING THE FINANCIAL STATEMENT FOR JULY 2014 AND PAYMENT OF BILLS
FOR THE MONTH OF JULY 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 month of July 2014 has been reviewed by the EDA Commission;
and
EDA MINUTES
Page 2
September 2, 2014
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 pad of the permanent records of the Columbia
Heights Economic Development Authority.
Passed this 2nd day of September, 2014
MOTION BY: Szurek
SECONDED BY: Schmitt
AYES: All ayes
President
Attest By:
Shelley Hanson, Secretary
NEW BUSINESS
4. Support for Livable Communities Transit Oriented Development Finding for Affordable
Senior Housing at 3989 Central Avenue NE
Fehst explained that on May 5, 2014, The Economic Development Authority endorsed a plan by the
Schuett Companies, Inc. (the Developer) to develop approximately 80 units of affordable senior housing
on floors two through six at the Northeast Business Center, located at 3989 Central Avenue NE. To
finance this proposal, the Developer is seeking to obtain funding from a number of sources, including
"Transit Oriented Development" (TOD) funding that is administered by the Metropolitan Council.
There is 2 million dollars available from this funding source that the Met Council will award to projects
they feel best meet the criteria. Fehst explained that Schuett may or may not get this funding, and if
they do, they may not get the entire amount.
EDA Minutes
Page 3
September 2, 2014
In order to be considered, the Metropolitan Council has stated that it requires a Resolution of Support
for the project in order to proceed. At the August 4 Economic Development Authority (EDA) meeting,
the EDA voted to table the request until more members were present and until there was a better
understanding of the current status of the Northeast Business Center building. Since the August 4 EDA
meeting, the Metropolitan Council issued a letter requesting that the TOD funding application be
withdrawn. However, the Developer has contacted the Metropolitan Council, and believes there is a
willingness to continue the application process if the EDA will approve a Resolution for the project.
The Developer has requested that the EDA reconsider its support for this project.
The Northeast Office Center is currently owned by Venture Bank. The Developer and Venture Bank
have confirmed that there is purchase agreement in place for the property. The Developer has stated at
the August 25, 2014 City Council meeting that he intends to allow Northeast Bank to remain in its
current location at least until construction would begin for the senior residential project, which would
likely occur in spring, 2015. Northeast Bank has indicated that it is looking for an alternate location,
possibly closer to Interstate 694, but it would need to remain in the Northeast Business Center until
March, 2015.
By approving this resolution, the EDA is confirming its earlier endorsement of an affordable senior
housing development to be located at 3989 Central Avenue NE. Assuming that the first level of the
building is retained for commercial purposes, this proposal is consistent with the zoning requirements
for the Central Business District.
If the grant is approved, the funds would be allocated directly to the City, and city staff would have to
assume the responsibility of managing the funding.
If the EDA chooses to endorse this project and the concept of introducing additional housing units into
the Central Business District, then it is recommended that it adopt Resolution No. 2014 -12 and direct
staff to request the Metropolitan Council to reconsider the grant application.
Fehst said there are advantages and disadvantages to the project. Venture Bank intends to close the
building down by the end of the year unless Schuett closes on the property prior to that time. If the
Resolution is approved and forwarded to the Met Council, there still is no guarantee they will consider
it for this year's funding. Fehst said if Schuett is awarded the tax credits, and not this TOD funding, he
still may proceed, if he can get enough from the sale of the tax credits.
Fehst said he did speak to Tonya Orr from MHFA Human Services Division, and she gave a good
recommendation of Schuett's other projects as a whole and that they had a good business model as
related to her department's oversight.
Tom Schuett was present at the meeting to answer questions. He gave a brief overview of his company
and other properties he has developed. He explained that the previous owner of this property let it go
into voluntary foreclosure. Venture Bank then went through the Sheriff s Sale in order to terminate the
leases for the occupants of the building. Schuett stated that after the Met Council decided not to
consider his application he contacted them to see if they would reconsider the application if they did get
EDA Minutes
Page 4
September 2, 2014
a copy of the Resolution showing support of the project. It is his understanding that they will still take
it into consideration for this year's allocation of funds. Schuett said there is no real downside to the
City, and the City will have control of reimbursing the development costs as the project proceeds.
Schuett told members that it will take about 19 million dollars to renovate the building for the 80 unit
project. He explained that as the baby boomers continue to age, this type of facility will be in high
demand. Not everyone has saved for their retirement years and the trend is to keep people in their
homes /apartments and to provide services to them there. He feels these services can be provided for an
average cost of $2,000 - $2,500 per month in his facility as compared to $5,000- $6,000 per month for a
nursing home or assisted living facility. He went on to tell the members that he is open about the plans
for the first floor. He has met with Tom Beck from NE Bank to see if they can work out an
arrangement to keep them there if he moves forward with purchasing the building from Venture Bank if
he gets all the financing he needs.
Ouestions /comments from members:
Nawrocki asked if they would re -apply for this funding next year if they don't get any funds this year.
Schuett responded that Venture Bank won't hold the building indefinitely and they had an agreement to
close in early 2015. He will need to find other funding or negotiate with others (including the City, if
they are interested) for the use of the first floor in order to proceed.
Nawrocki asked where he was getting 19 million from. Schuett said he expects to raise about 12
million from the sale of the low income tax credits that would be sold to Investors. He is hoping for 2
million from the Met Council TOD Funds, Anoka County HOME funding of $300,000 and the rest
would come from Housing Infrastructure Bonds through MHFA. Nawrocki asked if he would be
investing any of his own money into this project and he told the members that he would not.
Schmitt asked what the term "affordable" meant and how is this different from Parkview Villa. Schuett
responded that it isn't drastically different as far as who would qualify to live in this project. The
difference is that PVV is a HUD project and in 1982 HUD passed rules that prohibited the building
from being used strictly by seniors, and opened it up for those with disabilities. He can limit his project
to just those 62 and over because it is subsidized differently than PVV by reducing the mortgage up
front rather than funding through Section 8.
Szurek asked what he expects the rents to be. Schuett said those that meet the 30% median income
levels would pay approximately $455 for 1 BR units and $560 for 2 BR units. If they meet the 50%
median income level they would pay $700 for I BR units and $850 for the 2 BR units. She asked if he
would rent to anyone on Section 8 and he said he would not.
Fehst said it will probably increase requests for our Fire/Medical Services. Schuett, however, disagreed
with this. He said he would be congregating seniors into one location rather than having them dispersed
throughout the community and they would still have the same number of calls no matter where they
lived. Nawrocki pointed out that would only be true if all the residents were from Columbia Heights in
the first place. Fehst then reviewed the tax ramifications if this project goes through.
EDA Minutes
Page 5
September 2, 2014
Fehst stated that the best use of the building is to be used as commercial/office space, but owners have
always struggled to keep it filled as this type of use. He said this may be a solution rather than having
the building sit empty for an extended period of time. Fehst stated that if there was a way to covenant
or ensure the fact that it would be used for "Senior Housing" for 30 years, that would also alleviate
some of his concerns regarding the project. He questioned whether it would be used later as "affordable
housing" based on documents he has seen, and that is different than what is being proposed by Schuett
at this meeting. Schuett stated that a condition for the MHFA funding application required that it be
used as a "62 or older- senior building" for 30 years. Fehst told members they have to decide if this is
an acceptable use of the building.
Szurek asked why the Met Council is now requiring a Resolution of Support rather than the Letter of
Support that was previously approved. Fehst said that since the City is the responsible party for
administering the funds to the Developer they wanted a more formal document showing support.
Szurek asked if the Met Council is even going to re- consider this application. Fehst said they might, he
has no way of knowing that for sure. Szurek said she is in favor of providing housing to seniors as long
as this project won't have to follow HUD's rules.
Herringer said he is sure it will increase the need for City services, and not just for Fire /Medical calls.
He asked how much oversight will be required to administer the grant money to the Developer and for
other staff time in relation to the construction process. Peterson stated that Building Permit fees would
cover staffs time as far as the construction/inspection process goes. And Joe Kloiber stated that it
shouldn't have a huge impact on staff to review and process the claim form to allocate the funds for the
construction cost reimbursements.
Peterson stated he thought there is a need for affordable places for senior to live. Not all seniors can
afford rents of $1,200 /month or more for a market rate apartment.
Nawrocki stated that he doesn't think it will be primarily Columbia Heights residents moving into this
building based on the occupancy of Parkview Villa, Heights Manor, and the Crestview facilities.
Everyone who contacted him was against more affordable housing projects such as this. They all felt
we have provided enough affordable housing, and need to look at projects that will attract businesses to
locate here.
Williams doesn't think there are many options for this building.
Motion by Williams, seconded by Szurek, to waive the reading of Resolution 2014 -12, there being
ample copies available to the public. All ayes. MOTIONPASSED.
Motion by Williams, seconded by Szurek, to approve Resolution 2014 -12, Resolution of the Columbia
Heights Economic Development Authority (EDA) identifying the need for Livable Communities Transit
Oriented Development (TOD) funding and authorizing an application for grant funds for the Schuett
Companies, Inc. 's affordable senior residential development proposal.
EDA Minutes
Page 6
September 2, 2014
Herringer said we just spent 1 million dollars to take down a building on Central Avenue in hopes of re-
developing our main corridor. He said the highest and best use of this property is as a
commercial /office use. Herringer is concerned about losing whatever commercial businesses we have.
This is currently a "class c" office space, and he believes that eventually a developer will pick it at a
reduced rate and re- develop it. He stressed that sometimes you need to be patient and not settle for a
less desirable use. He also doesn't think this is the time to approve another facility that would be
competing with AEON who is taking over PVV (Parkview Villa) from us directly across the street.
Herringer went on to say that presently the building is not very attractive and Schuett's proposal doesn't
indicate much change to the outward appearance. He stated that Sehnert isn't investing any funds into
this project himself, and that there are a lot of promises and ideas that may or may not come to fruition.
There are a lot of fuzzy thoughts being tossed about, but no real commitments are on the table as part of
this deal. He believes there is a better use for this building if the City would set their sights on
something better for that location. He suggested Schuett look at other sites in the City that are available
for this type of housing project.
Peterson asked who would be responsible for maintaining the building if it goes vacant. Fehst told him
the owner, Venture Bank, would be responsible for maintenance. Peterson said when buildings sit
empty they tend to be neglected and go into a state of disrepair. He thought that sometimes we over
estimate what we can get here.
Herringer responded that the City is in the process of trying to re -brand itself and now is certainly the
time to set higher goals for ourselves.
Nawrocki agreed with Hettinger.
Schmitt stated that if PV V was strictly a senior building then she would say we had enough senior
housing. But if there is a guarantee this will stay a senior building along with commercial space on the
first floor she can go along with the proposed concept.
Roll call vote on the above motion. Ayes - Szurek, Williams, Schmitt, Peterson
Nays- Herringer and Nawrocki
MOTIONPASSED to approve Resolution of Support.
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY
RESOLUTION NO. 2014-12
RESOLUTION IDENTIFYING THE NEED FOR LIVABLE COMMUNITIES TRANSIT
ORIENTED DEVELOPMENT FUNDING AND AUTHORIZING AN APPLICATION FOR GRANT
FUNDS
WHEREAS, the City of Columbia Heights ( "City ") is a participant in the Metropolitan Livable
Communities Act ( "LCA ") Local Housing Incentives Program for 2014 as determined by the
Metropolitan Council, and is therefore eligible to apply for LCA Livable Communities Demonstration
Account and Tax Base Revitalization Account Transit Oriented Development (collectively, "TOD ")
funds; and
EDA Minutes
Page 7
September 2, 2014
WHEREAS, the City has identified a proposed project within the City that meets TOD
purposes and criteria and is consistent with and promotes the purposes of the Metropolitan Livable
Communities Act and the policies of the Metropolitan Council's adopted metropolitan development
guide; and
WHEREAS, the City has the institutional, managerial and financial capability to adequately manage a
LCA -TOD grant; and
WHEREAS, the City certifies that it will comply with all applicable laws and regulations as
stated in the grant agreement; and
WHEREAS, the City acknowledges TOD grants are intended to fund projects or project components
that can serve as models, examples or prototypes for TOD development or redevelopment elsewhere in
the Region, and therefore represents that the proposed project or key components of the proposed project
can be replicated in other metropolitan-area communities; and
WHEREAS, only a limited amount of grant funding is available through the Metropolitan Council's
Livable Communities TOD initiative during each funding cycle and the Metropolitan Council has
determined it is appropriate to allocate those scarce grant funds only to eligible projects that would not
occur without the availability of TOD grant funding.
NOW THEREFORE BE IT RESOLVED that, after appropriate examination and due consideration,
the governing body of the City:
1. Finds that it is in the best interests of the City's development goals and priorities for the proposed
TOD Project to occur at this particular site and at this particular time.
2. Finds that the TOD Project component(s) for which Livable Communities TOD funding is sought:
(a) will not occur solely through private or other public investment within the reasonably
foreseeable future; and
(b) will occur within the term of the grant award (two years for Pre - Development grants, and
three years for Development grants, one year for Cleanup Site Investigation grants and
three years for Cleanup grants) only if Livable Communities TOD funding is made
available for this project at this time.
As a participant in the Metropolitan Council's Livable Communities Local Housing Incentives
Account program, supports the application, and any resulting funding award, for the Columbia Heights
Senior Development being submitted by the Columbia Heights Economic Development Authority.
Approved by the Board of Commissioners of the Columbia Heights Economic Development Authority this 2nd day
of September, 2014.
President
ATTEST:
Secretary
EDA Minutes
Page 8
September 2, 2014
5. Administrative Report
"Navigating the New Normal" is a discussion panel that will take place Thursday, September 11, 2014, at
Murzyn Hall from 5 -7 pm. This meeting will be held by the Urban Land Institute. The City Council, City
Staff, EDA Members, and Planning & Zoning Commission members are all invited to attend this discussion
about re- development trends and a realistic outlook about the possibilities particular to our community due to
demographics, transportation, and the overall real estate market.
The next regular EDA meeting will be Monday, October 6, 2014 at City Hall at 6:30 pm.
The meeting was adjourned at 8:08 pm.
Respectfully submitted,
Shelley Hanson
Secretary
EDA RESOLUTION 2014 -13
RESOLUTION OF THE COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY
(EDA) APPROVING THE FINANCIAL STATEMENTS FOR AUGUST AND SEPTEMBER,
2014 AND PAYMENT OF BILLS FOR THE MONTHS OF AUGUST AND SEPTEMBER, 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 statements for the months of August and September, 2014 have 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 3`d day of November, 2014
MOTION BY:
SECONDED BY:
AYES:
President
Attest By:
Shelley Hanson, Secretary
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COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Meeting of: November 3, 2014
AGENDA SECTION: Regular Business
ORIGINATING
EXECUTIVE
NO:4
DEPARTMENT: EDA
DIRECTOR
APPROVAL
ITEM: Proposal for Retail Market Analysis for
BY: Joe Hogeboom
BY:
Central Avenue I
DATE: October 29, 2014
BACKGROUND:
James McComb, President of the McComb Group, has approached the Community Development
Department regarding providing services to the City that would involve a market analysis to
identify retail market demand for stores, restaurants and services that could potentially occupy
the former Rainbow Foods store and other locations along Central Avenue.
Enclosed is a proposed work plan from the McComb Group outlining what would be offered as
part of this service. Ultimately, if the Economic Development Authority were to authorize this
project, the City would be presented a report that would contain the McComb Group's findings,
conclusions and recommendations. This report could then be used to aid in marketing Columbia
Heights to the Twin Cities retail and business community.
The proposed cost of this project is $16,000. Currently, there are no budgeted funds for a retail
marketing analysis. If the Economic Development Authority chooses to pursue this project, a
funding source would have to be identified.
Mr. McComb will attend the EDA meeting and present his proposal to Commissioners. Staff seeks
further direction from the EDA regarding whether or not to pursue this project.
000 MCCONM GROUPLtd.
000 RETAIL EC SO N S U LTA N TD
October 24, 2014
Mr. Joe Hogeboom
Community Development Director
CITY OF COLUMBIA HEIGHTS
590 — 401h Avenue NE
Columbia Heights, Minnesota 55421
Dear Mr. Hogeboom:
Following up on our recent phone conversation, we have prepared a work program to conduct
market analysis to identify retail market demand for retail stores, restaurants, and services that
could occupy vacant retail space in the Central Valu Center and other vacant locations in Columbia
Heights.
BACKGROUND
Rainbow, Columbia Heights' only full service supermarket, closed when Roundy's left the Twin
Cities market. The only full service grocery options for Columbia Heights residents are Cub Foods
stores in Fridley, New Brighton, St. Anthony, and Minneapolis. A SuperTarget is in Fridley, but
their grocery offerings are more limited than the typical supermarket. Aldi is a limited selection,
low price store stocking primarily private label groceries and does not serve all of the needs of
Columbia Heights residents. Notwithstanding the competition from Cub Foods and SuperTarget,
the Rainbow store had estimated annual sales of about $16.0 million, representing customers that
choose not to shop at Cub Foods or SuperTarget. This sales volume is sufficient to support a
smaller grocery store.
Rainbow was a victim of the rapid expansion of Walmart and Target into the grocery business.
Expansion of Target and Walmart superstores, each with 50,000 to 55,000 square feet of grocery
items, has reduced sales at the supermarkets including Cub Foods and Rainbow. Since the
superstore trend began in 2001, 25 SuperTarget and 17 Walmart Supercenter stores have opened
in the Metropolitan Area. Walmart initially opened seven stores and began a second wave of
supercenter development in 2012 and has opened 10 stores and is planning more. At the same
time, drug stores, dollar stores, and other retailers increased their grocery offerings.
The magnitude of this change in grocery shopping is demonstrated by change in retail sales of
grocery stores and warehouse clubs in the Metropolitan Area between 2002 and 2007, the latest
information available. Grocery store sales decreased by $545 million (11.6 percent); while
222 South Ninth Street Suite 480 Minneapolis, Minnesota 55402 • (612) 339 -7000 Fax: (612) 338 -5572
Mr. Joe Hogeboom
October 24, 2014
Page 2
warehouse club and superstore sales increased by $1,635 million (160.0 percent). About half of
this increase was groceries. This shift in grocery shopping has changed the grocery business.
Changes in consumer grocery shopping trends has spurred the expansion of smaller grocery stores
with store sizes ranging from 12,000 to 30,000 square feet focused on specific grocery market
segments. Examples include Trader Joe's, Aldi, and a host of smaller supermarkets and natural
food retailers. These stores that are expanding are one -fifth to one -third the size of the typical
Rainbow store.
Grocery stores that are expanding in the Twin Cities, except Hy -Vee, are seeking stores that are
much smaller than the typical Rainbow store indicating that these stores must be subdividing to
accommodate new tenants. In some cases, it may be more feasible to demolish the vacant store
and build a new retail building designed to accommodate the new retail stores that would be market
feasible.
OBJECTIVE
The objective of this work scope is to identify retail stores, restaurants, and services that could
occupy existing or new space in Central Valu Center or other vacant locations in Columbia
Heights. This objective will be accomplished by:
• Delineating Columbia Heights' trade area, evaluating its demographic characteristics,
and estimating sales potential by store type.
• Evaluating Columbia Heights' retail areas and identifying its retail tenants.
• Identifying vacant retail space and developable vacant land in Columbia Heights.
• Evaluating Columbia Heights' historic retail sales, estimating market share, and
identifying sales potential for retail stores, restaurants, and services to identify stores
that could be successful in Central Valu Center and other Columbia Heights locations.
• Conducting a voids analysis to identify store categories that are under- represented or
not located in Columbia Heights.
• Identifying retail, restaurant, and service uses with sufficient sales potential to be
successful in Columbia Heights and compare desired store size with available vacant
space.
• Presenting recommendations on steps needed to create store sizes desired by potential
tenants.
The work program described below is designed to identify tenants to occupy existing or new space
in Columbia Heights.
Mr. Joe Hogeboom
October 24, 2014
Page 3
WORK PROGRAM
The work program outlined below is designed to fulfill the above objective. Specific work tasks
are summarized below.
1. Trade Area Analysis
The trade area for Columbia Heights will be delineated based on arterial road patterns,
drive times, and past McComb Group research. Trade area delineation will take into
consideration physical barriers and competitive shopping areas in surrounding
communities. The economy of the trade area will be analyzed to identify and quantify
those factors that generate support for retail, restaurant, and service establishments. Factors
to be evaluated include, but are not limited to: daytime employment, population,
households, and household income for 2000, 2010, 2014 and 2019. Retail purchasing
power and trade area households will be identified for target years of 2015 and 2020. Our
proprietary purchasing power model includes over 120 types of business establishments.
A list of these business establishments is attached.
2. Columbia Heights Retail Evaluation
Columbia Heights' retail areas will be visited to identify existing retail stores, restaurants,
and services to determine Columbia Heights' tenant mix. Retail establishments in Hilltop
and Fridley will be identified separately. Individual business establishments will be
identified and categorized by type and by area.
3. Vacant Retail Space
Vacant retail space in Columbia Heights will be identified by location and size including
developable vacant land. The vacant Rainbow store interior will be examined to determine
if and how it could be subdivided. Owner cooperation will be required for this visit.
Owners or brokers of vacant spaces and land will be contacted to obtain information on
leasing activities and other information relevant to their property.
4. Retail Sales Trends
Retail sales trends for Columbia Heights will be analyzed utilizing information from the
Census of Retail Trade for 2002 and 2007, and updated with Minnesota sales tax
information to determine 2012 retail sales. Retail sales by store type will be compared
with purchasing power to determine current market share.
5. Retail Sales Potential
Retail sales potential in Columbia Heights will be estimated taking into consideration
competitive impacts, trade area demographics, trade area purchasing power, and estimated
market share. Based on this analysis and current trends, future retail, restaurants, and
services sales potential will be estimated by business type. These retail sales estimates will
be converted to square feet of retail space by business establishment. Those businesses
Mr. Joe Hogeboom
October 24, 2014
Page 4
with sufficient retail sales for profitable operation in Columbia Heights will be identified.
Estimates of retail, restaurants, and services space supported by sales potential will be
prepared for target years 2015 and 2020.
6. Voids Analysis and Retail Store Demand
The Columbia Heights retail tenant mix (Task 2) will be compared with the results of retail
sales potential (Task 5) to identify store categories that are under- represented and not
located in Columbia Heights. This list will be further refined to identify typical retailers
and store size in each category.
7. Retail Space Characteristics
Prototypical store size requirements for each store will be compared with vacant spaces in
Columbia Heights to determine if existing spaces are consistent with retail store size.
Central Valu Plaza will be examined to determine if subdividing the large vacant space is
a viable remerchandising option or if a newly constructed building would be necessary to
attract the store types with sales potential.
8. Recommendations
Recommendations will be formulated identifying actions that should be taken to improve
the marketability of vacant spaces or land parcels.
The results of our work will be documented in a final report designed to meet client needs. The
report will contain appropriate graphics and explanations of our principal findings, conclusions,
and recommendations.
MEETINGS
Three meetings are planned during the course of the evaluation to keep the client informed of our
progress and findings. These meetings include the following:
♦ Start-Up Meeting will be held at the beginning of the engagement to finalize research
objectives and obtain client - provided information.
♦ Progress Meeting will be held with the client to discuss preliminary results of the market
analysis, retail sales potential, and retail store demand.
♦ Report Meeting will be held to present results of our work and recommendations with the
client. This meeting will cover all aspects of the research program.
The budget provides for three meetings as described above. Additional meetings will be billed at
our normal hourly rates plus expenses.
Mr. Joe Hogeboom
October 24, 2014
Page 5
OPTIONAL TASK
An optional task is described below that you may wish to consider.
I. Marketing Materials
Information from the above tasks will be summarized to create marketing information that
can be targeted at specific retail stores, food services, and services. This marketing
information will be prepared in a form that can be used with other Columbia Heights
marketing materials. The cost for this task is $2,500.
SCHEDULE
The market research described in this proposal can be completed within an eight -week period
following receipt of a signed engagement letter and retainer.
QUALIFICATIONS AND EXPERIENCE
McComb Group, Ltd. is a full - service retail and real estate consulting firm specializing in market
research and financial feasibility. The firm has extensive experience in the retail industry and has
conducted market research for retail stores and shopping centers of all types including regional
malls, community centers, and specialty centers.
McComb Group, Ltd. has a team that is qualified to conduct the research described in this proposal.
McComb Group's professional staff associated with this engagement includes the following:
♦ James B. McComb, President, founded the predecessor of McComb Group in 1974
following six years as a member of the corporate staff with Dayton Hudson Corporation.
His experiences at Dayton Hudson and daily association with merchants and shopping
center developers provided the impetus for McComb Group's approach to shopping center
and retail market research and financial feasibility, which includes strong elements of
design and merchandise sensitivities. The firm's approach to shopping center research and
marketing has undergone continuous development and refinement over the past 37 years.
► Linda Oie, Senior Associate, has 27 years experience conducting market, demographic,
and consumer research. Ms. Oie manages the firm's geographic information systems (GIS)
and demographic databases using a variety of computer platforms and proprietary software.
Prior to joining McComb Group, Ms. Oie was employed as Marketplace Information
Manager at SuperValu, Inc. Her responsibilities included conducting strategic consumer-
based analysis of existing and prospective supermarkets, profiling SuperValu customers,
and delineating trade areas for existing and proposed stores.
♦ Susan Nache, Consultant, has 16 years of experience and performs market research,
demographic analysis, and consumer research tasks. Ms. Nache conducts consumer
Mr. Joe Hogeboom
October 24, 2014
Page 6
research analysis and cross - tabulation on McComb Group's survey processing software;
and utilizes McComb Group software programs for financial feasibility and statistical
analysis.
Mr. McComb will be responsible for managing and directing the overall research program and will
participate directly in findings and conclusions. Individual work tasks will be assigned to
personnel within the firm based on qualifications and experience.
BUDGET
The budget for the work program and work products described in this proposal is shown below.
Professional Services
Budget
Trade Area Analysis
$ 1,750
Columbia Heights Retail Evaluation
1,600
Vacant Retail Space
1,200
Retail Sales Trends
1,900
Retail Sales Potential
1,400
Voids Analysis and Retail Store Demand
2,500
Retail Space Characteristics
800
Recommendations
1,100
Report Preparation
850
Meetings
1.400
Total Professional Services
$ 14,500
Expenses (Estimated)
Mileage
$ 100
Demographics Services
250
Computer and Software
200
Report Production
800
Reproduction
100
Miscellaneous
50
Total Expenses
$ 1,500
TOTAL BUDGET 1 000
The professional fees for the services outlined in this proposal total $14,500 and will be performed
at a price not -to- exceed that amount. Expenses, estimated at $1,500, are to be reimbursed based
on actual cost. The budget is based on the amount of time required to perform the work tasks and
our normal hourly billing rates of $275 for principals, $200 -$275 for executive associates, $150
for senior associates, $125 for associates, and $75 -$100 for consultants.
Company policy requires a retainer of approximately one -half the estimated budget for the project
or $8,000. The retainer will be applied to the final invoice as a credit for billing of professional
services and expenses. Invoices for professional services and expenses will be rendered at mid -
month and month -end as our work progresses.
Mr. Joe Hogeboom
October 24, 2014
Page 7
Standard billing terms are net ten days. A finance charge of 1.5 percent will be charged on all
unpaid balances outstanding more than 30 days.
REPORT PURPOSE
This proposal was prepared with the understanding that the results of our work will be used by the
client to identify the types of stores that can be attracted to Columbia Heights. Our report will be
prepared for that purpose and will be subject to the following qualifications:
♦ Our analysis will not ascertain the legal and regulatory requirements applicable to this
project, including zoning, other state, and local government regulations, permits, and
licenses. No effort will be made to determine the possible effect on the proposed project
of present or future federal, state, or local legislation, or any environmental or ecological
matters.
♦ Our report and analysis will be based on estimates, assumptions and other information
developed from research of the market, knowledge of the industry and discussions with the
client. Some assumptions inevitably will not materialize and unanticipated events and
circumstances may occur; therefore, actual results achieved will vary from the analysis.
♦ Our analysis will not evaluate management's effectiveness or be responsible for future
marketing efforts and other management actions upon which actual results are dependent.
♦ Our report will be intended solely for the purpose described above and should not be used
for any other purpose without our prior written permission. Permission for other use of the
report will be granted only upon meeting company standards for the proposed use.
These qualifications will be included in our final report. If the report is used for purposes other
than specified above, we reserve the right to review the materials for proper use of our work.
ACCEPTANCE PROCEDURES
To indicate acceptance of the proposal, please sign a copy of the proposal and return it to us
together with your check for the retainer as authorization to proceed with this engagement.
We appreciate the opportunity to submit this proposal and look forward to hearing from you soon.
If you have any questions concerning the proposal, please call me at (612) 339 -7000.
Accepted By:
Company:
Title:
Date:
McComb Group, Ltd.
)Jame'sB. McComb
President
RETAIL STORES AND SERVICES
CONTAINED IN PROPRIETARY PURCHASING POWER MODEL
SHOPPING GOODS
CONVENIENCE GOODS
General Merchandise
Food Stores
Discount stores
Grocery stores
Department stores
Supermarkets
Warehouse clubs & supercenters
Convenience food
Variety stores
Specialty food stores
Miscellaneous general merchandise
Meat Markets
Apparel & Accessories
Fish & Seafood Markets
Clothing Stores
Fruit & Vegetable Markets
Mens and boys
Other Specialty Food Stores
Womens clothing
Baked Goods
Children's & infant
Confectionery and Nut Stores
Family clothing
All Other Specialty Food Stores
Clothing accessories stores
Other Convenience Goods
Other clothing stores
Drug & proprietary stores
Shoe Stores
Hardware
Men's
Liquor
Women's
Florist
Children's & infant
Food/health supplement stores
Family shoe stores
Food Service & Drinking Places
Athletic footwear
Full- service restaurants
Furniture & Home Furnishings
Limited service restaurants
Furniture
Cafeterias
Floor coverings
Snack & Beverage Places
Window treatment stores
Ice Cream & Soft Serve
All other home furnishings stores
Frozen Yogurt
Electronics & Appliances Stores
Doughnut Shops
Household appliance stores
Bagel Shops
Radio, tv & electronics stores
Coffee Shops
Computers & Software
Cookie Shops
Other Shopping Goods
Other Snack Shops
General Line Sporting Gds.
Specialized food places
Specialty Line Sporting Gds.
Drinking places
Book stores - general
Gasoline Svs Stations /Conv.
Specialty book stores
Gas/Convenience food stores
News dealers
Other Gas Stations & Truck Stops
Stationery Stores and Office Supply
Musical Instrument & Supplies
OTHER RETAIL STORES
Jewelry stores
Building Materials & Garden Supplies
Hobby, toy & game
Home centers
Camera & photographic supply
Paint, glass & wallpaper
Gift, novelty & souvenirs
Other building materials
Luggage & leather goods
Outdoor power equipment
Sewing, needlework & piece goods
Retail nurseries, lawn & garden
Pet stores
Motor Vehicles & Parts Dealers
Art dealers
Automotive dealers
Optical goods stores
New and used car dealers
Pre- Recorded Tapes, Compact Discs
Used car dealers
Cosmetics, beauty supplies & perfume
Misc. motor vehicle dealers
All other health & personal care
Boat dealers
Used Merchandise Stores
Recreational vehicle dealers
Motorcycle dealers
All other automotive dealers
Auto parts, accessories & tires
Auto parts & accessories stores
Tire dealers
RETAIL STORES AND SERVICES
CONTAINED IN PROPRIETARY PURCHASING POWER MODEL
SERVICES HEALTH CARE
Personal Care Services Offices of physicians (except mental health specialists)
Barber shops Offices of physicians, mental health specialists
Beauty shops Offices of dentists
Nail salons
Diet & weight reducing services
Other personal care services
Drycleaning and Laundry Services
Coin - operated laundries & drycleaners
Drycleaning & laundry services (except coin -op.)
Other Personal Services
Child Day Care Services
Funeral Homes & Funeral Services
Photographic Services
Photographic Studios
Veterinarian Services
Pet Care
Rental and Leasing
Formalwear and costume rental
Video tape and disc rental
Home health equipment rental
Recreation
Bowling centers
Physical fitness facilities
Golf Courses and Country Clubs
Professional Services
Offices of real estate agents & brokers
Insurance agencies
Offices of lawyers
Tax preparation services
Interior design
Household Goods Repair
Home & garden equipment repair
Appliance repair
Reupholstery & furniture repair
Footwear and leather goods repair
Watch, clock and jewelry repair
Garment repair and alteration services
Computer office machine repair
Automotive Repair and Maintenance
General automotive repair
Automotive exhaust system repair
Automotive transmission repair
Brake, front end & wheel alignment
Eletrical Repair Shop, Motor Vehicle
Paint or body repair shops
Automotive glass replacement
Automotive oil change & lubrication shops
Carwashes
Offices of chiropractors
Offices of optometrists
Offices of mental health practitioners (except physicians)
Speech therapist & audiologists
Physical & occupational therapists
Offices of podiatrists
Offices of all other misc. health practitioners
Outpatient care centers
Mental health & substance abuse
Kidney dialysis centers
All other outpatient care centers
Home health care services
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Meeting of: November 3, 2014
AGENDA SECTION: Business Items
ORIGINATING
EXECUTIVE
NO:5
DEPARTMENT: EDA
DIRECTOR
APPROVAL
ITEM: Community Branding and
BY: Loren Wickham
BY:
Communications Campaign Phase 2
DATE: October 29, 2014
BACKGROUND:
Replace Design presented their initial concepts for the branding campaign to the City in August.
Replace had a booth at our Heights Gateway event where the public was able to provide feedback
and vote on their favorite brand. Also, staff setup a survey on our website and voting booth at City
Hall for the public to continue to provide feedback and vote on their favorite brand. Jeff Johnson
from Replace will be present at Monday's meeting to go over Phase II and the remainder of the
project.
RECOMMENDATION:
Staff recommends the EDA select a preferred brand and tagline so Replace can proceed with
Phase 2 of their proposal.
RECOMMENDED MOTION:
Motion: Move to select a preferred brand and tagline so Replace can proceed with Phase 2.
Attachment: Replace- Branding Themes
EDA ACTION:
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 2nd 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 I 6.1:.14 Page 5 of 15
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COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Meeting of: November 3, 2014
AGENDA SECTION: Business Items
ORIGINATING
EXECUTIVE
NO:6
DEPARTMENT: EDA
DIRECTOR
APPROVAL
ITEM: Heights Gateway Event
BY: Loren Wickham
BY:
DATE: October 29, 2014
BACKGROUND:
The City received an Active Living Grant from Blue Cross /Blue Shield to host our Heights Gateway
Community Gathering event. The event was held on the former Burger King and Mady's
redevelopment site (now referred to as the "Heights Gateway" site). We used the grant funds to
hire Musicant Group to put the event together. The goals were to create a fun event for residents
and business owners to gather and to provide input to the city on future redevelopment,
showcase local businesses and to introduce a new branding campaign for the city and to get
residents feedback on it, including voting on their favorite. The event was well attended with 400+
people and we received valuable feedback from residents and business owners.
Attached is a copy of the summary results of the survey from the event and our website. Staff
would like to discuss the survey results as well as potential next steps for the site, which would
include:
• Compile survey results (see attached)
• Propose zoning ordinance amendments to the Planning & Zoning Commission based on
feedback received.
• Market the redevelopment site
RECOMMENDATION:
This is an information item only.
Colum bia Heights
Heights Gateway: Building a Better Block
Community Gathering Survey Results
1. Would you like the City of Columbia Heights to hold more community events similar to
the Heights Gateway Community Gathering?
YES — 87
NO -0
NO ANSWER —1
2. What type of uses, activities and amenities would you like to see at the site next to
the Heights Theatre?
Library — 37
Coffee Shop — 35
Restaurant — 23
General Retail — 17
Park /Open Space —14
Grocery Store - 11
Community Center /YMCA — 8
Housing -6
Farmers' Market -6
Brewery — 5
Community Garden —4
Bowling Alley— 3
Public Art Space /Studio — 2
Mixed Use -2
City Hall —1
Dog Park -1
Rollerskating Rink -1
Butcher Shop — i
3. What are the biggest improvements that you would like to see made along Central
Avenue?
Fill the vacant Rainbow Foods site —15
Reduce the number of unsightly and undesirable businesses - 15
Add more green space —14
Add more traditional American dining and retail options -12
Enhance transit service to Downtown Minneapolis —8
Add more mixed -use development — 6
Reduce the number of auto repair /retail shops —6
Clean up litter and trash along the road - 6
Add more public art -5
Add more amenities (benches, street lighting, trash /recycle containers, etc.) — 5
Add a new Library -4
Reduce crime — 3
Add more community identity —1
Reduce amount of rental housing —1
Add higher -end housing -1
4. Other Comments
• Enhance the city's logo and website.
• Consider offering citywide wi -fi.
• Enhance zoning restrictions to prevent new auto uses on Central Avenue.
• Reduce rental housing throughout the City.
• Put the new Library near the schools.
• Make property maintenance rules stricter.
• The City needs more community events like the Heights Gateway event.
• The new logos are a step in the right direction.
• There should be volunteer clean -up activities organized for Central Avenue.
• Offer incentives to businesses to improve their curb appeal.
• Hold more "non- traditional" meetings like the Heights Gateway event to reach out to
the citizens.
• Columbia Heights should do more to advertise its proximity to Silverwood Regional Park.
• The City should purchase Central Valu Center (Rainbow Foods site).
• Parking in future development sites should be located behind buildings.
• Having the Library midblock on Central Avenue may encourage people to jaywalk.
• Implement design guidelines for new single family homes.
• Redevelop the current Library building into a new City Hall.
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA)
Meeting of: November 3, 2014
AGENDA SECTION: Business Items
ORIGINATING
EXECUTIVE
NO:7
DEPARTMENT: EDA
DIRECTOR
APPROVAL
ITEM: Decertifying Sheffield Tax Increment Financing
BY: Joe Hogeboom
BY:
District
DATE: October 29, 2014
BACKGROUND:
In 1995, The Sheffield /M8 Tax Increment Financing (TIF) District was established to assist in the removal of
blighted and obsolete structures. The District has expired, and is now decertified. This means that no more
tax increment is being collected, and that taxes in the District will now flow back to the City, County and
School District.
An interfund loan of $728,916 from the Sewer and Utilities Fund was given on December 31, 1997 and was
paid in full in 2012. The TIF Plan currently does not provide for any additional expenditures beyond the
ones that were financed through the interfund loan. The EDA Attorney believes it is a matter of debate
whether the EDA may amend a TIF Plan to allow for additional expenditures outside of the district after all
of the in- district expenditures have been paid, and recommends decertification of the Sheffield District.
It has recently come to staff's attention that the Sheffield /M8 TIF District should have been decertified in
2013. Decertification requires both a resolution from the EDA, as well as the City Council. Assuming EDA
approval, this item will be brought to the City Council on December 8, 2014.
RECOMMENDATION:
Staff recommends that the EDA adopt Resolution No. 2014 -14 decertifying the Sheffield Tax Increment
Financing District.
RECOMMENDED MOTION:
Motion: Move to waive the reading of Resolution 2014 -14, there being ample copies available to the
public.
Motion: Move to approve Resolution 2014 -14, Resolution of the Columbia Heights Economic Development
Authority (EDA) Decertifying Sheffield Tax Increment Financing District (No. M8).
r+uaumM[[ b. LULd Uun Map, Kesojution 1U14 -14
EDA ACTION:
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COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY
RESOLUTION NO. 14
RESOLUTION DECERTIFYING SHEFFIELD TAX INCREMENT FINANCING DISTRICT
(NO. MS)
BE IT RESOLVED By the Board of Commissioners of the Columbia Heights Economic
Development Authority (the "Authority ") as follows:
Section 1. Recitals.
1.01. The City of Columbia Heights, Minnesota (the "City ") and the Authority previously
established the Sheffield Tax Increment Financing District (No. M8) (the "TIF District') within
Redevelopment Project No. 1.
1.02. The Authority and City have approved the payment in full of an interfund loan (the
"Interfund Load") payable from tax increment derived from the TIF District; therefore, pursuant to
Minnesota Statutes, Section 469.1763, subd. (b), the TIF District must be decertified on or after the date
of payment in full, as there are no additional obligations payable from tax increment derived from the TIF
District.
Section 2. TIF District Decertified: Filing,
2.01. The Authority hereby authorizes the decertification of the TIF District.
2.02. Following the approval of the decertification by the City Council of the City, the
Authority staff is authorized and directed to transmit a copy of this Resolution to Anoka County with
instructions to decertify the TIF District, it being the intent of the Authority that any tax increment
derived from the TIF District and collected after November 3, 2014 should be redistributed by the County
Auditor to the taxing jurisdictions within the TIF District.
2.03. Authority staff is directed to return any remaining tax increment in the accounts
established for the TIF District to the County Auditor for distribution to the taxing jurisdictions within the
TIF District.
Adopted this 3rd day of November, 2014.
President
ATTEST:
Shelley Hanson, Secretary