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HomeMy WebLinkAbout20190923_EDA_PacketCH COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY AGENDA SPECIAL MEETING September 23, 2019 5:30 pm 1. Call to Order 2. Roll Call 3. Pledge of Allegiance City Hall Conference Room 1 59040th Avenue NE Columbia Heights, MN 55421 CONSENT AGENDA 4. Approve executive session meeting minutes of June 24, 2019, and July 22, 2019; and regular meeting minutes of September 3, 2019. S. Approve Financial Reports and Payment of Bills for August, 2019— Resolution 2019 -18. Motion: Move to approve Consent Agenda as presented. BUSINESS ITEMS 6. NE Business Center TIF District Establishment —Resolution 2019 -19, and Resolution 2019 -20. Resolution 2019 -19 Motion: Move to waive the reading of Resolution 2019 -19, there being ample copies available to the public. Motion: Move to adopt Resolution 2019 -19, a resolution adopting a modification to the downtown CBD revitalization plan for the downtown central district redevelopment project, establishing the NE Business Center Tax Increment Financing District therein, and adopting a tax increment financing plan therefor. Resolution 2019 -20 Motion: Move to waive the reading of Resolution 2019 -20, there being ample copies available to the public. Motion: Move to adopt Resolution 2019 -20, a resolution authorizing an interfund loan for advance of certain costs in connection with the NE Business Center TIF District. The next regularly scheduled EDA meeting will be on October 7, 2019. 7. Approval of Hazardous Material Abatement Contracts for 4827 University Avenue. Motion: Move to accept the low bid of Robinson Environmental Inc. for the removal of all asbestos and contaminated material located at 4827 University Ave NE; and furthermore, to authorize the President and Executive Director to enter into an agreement for the same. Motion: Move to accept the quote from Dean's Tank Inc. for the removal of two fuel tanks located at 4827 University Ave NE; and furthermore, to authorize the President and Executive Director to enter into an agreement for the same. OTHER BUSINESS 8. Adjourn ECONOMIC DEVELOPMENT AUTHORITY (EDA) MINUTES OF THE EXECUTIVE SESSION OF NNE 24, 2019 The Executive Session was convened at 6:37 pm Members Present: Murzyn, Schmitt, Buesgens, Novitsky, Williams, Herringer, and Szurek. Staff Present: Kelli Bourgeois (City Manager), Aaron Chirpich (Community Development Director), Mitch Forney (Community Development Coordinator), Elizabeth Hammond (City Planner), and Shelley Hanson (Administrative Assistant - Community Development). Szurek stated that per MN Statutes 13D.05 we are here to discuss the potential purchase of 230 40th Avenue NE. She then turned the meeting over to the Community Development Director, Aaron Chirpich. BUSINESS ITEMS 1. Possible Acquisition of 230 40th Avenue Chirpich told members that the owner of 230 40`h Avenue recently contacted staff to possibly sell the property to the EDA. The site currently contains a single family home and it is eligible for acquisition under the EDA's Commercial Revitalization Program. This program was created to rejuvenate commercial corridors throughout the City by purchasing nonconforming residential structures in commercial districts. The goal is to eliminate the nonconformities and make room for new commercial development. The site is also contiguous with other EDA owned properties in the area (two parcels directly south). Staff considers the acquisition of this property strategically significant, however, negotiations regarding commercial land values and pricing for the property have stalled out with the owner. Staff engaged the services of ReMax and took a tour of the property. The owner asked that the City make an initial offer to begin the negotiation process. After consulting with ReMax, staff offered $200,000 to purchase the property. That amount represents the maximum offer that staff can make without additional approval from the EDA. Before making the offer, it was determined that the property has a value of $230,000 to $250,000 based on comparable sales of similar properties. It was the hope of staff that the owner would counter a reasonable price that could be reviewed by the EDA. Rather than countering, the owner just rejected it. The owner then secured an appraisal of the site which indicated a value of $510,000. Staff has identified several issues with the appraiser's data. He used comparable sales data for commercial properties along Central Avenue and does not include a single valuation for any commercial property along University Ave. where this property is located. Second, he states the site is generally level and development ready with a size to support a small commercial development project. Staff feels there are significant grade changes across the site and there is an elevation difference off of University and 40`h Avenues of about 10 feet in a 90 foot distance. Extensive grading and soil exportation would be required to make it development ready. Chirpich noted that previous borings done on the Root property were not deep, therefore we don't know the quality of the soil conditions in this area. He said from historical pictures it appears this area was previously a wetlands/bog area which could contain peat and if fill was hauled in years ago, may be the reason this site was elevated above the others in the area. Considering these items, staff believes the value stated in the appraisal is greatly inflated. After reviewing the appraisal submitted by the owner, staff did a more thorough analysis of land values along University Avenue. Data was provided by the county and limited to properties that are located on corners similar to the subject site. The analysis revealed an average land value price of $7.11 /sf bringing the value to $223,000 for this site. The valuation does not consider the cost of removing the existing home and Page 2 preparing the site for redevelopment. It also doesn't take into consideration the EDA's broader goal of redeveloping this corner long term. He said if the City was to obtain this site, we would most likely have to hang on to it for 10 years or more, in order to obtain other sites in the area to make a large enough site to redevelop. Chirpich said a discussion is needed about what the EDA is willing to pay for this site before a counter offer is considered. Comments from Members Gerry Hettinger recused himself from the discussion or voting on this issue since he may have a conflict of interest due to a Scholarship Foundation he serves on and the fact that the Dudziak family is donating funds to create a scholarship for high school students that would be handled by the foundation. Although there is no financial gain to Mr. Herringer personally, he felt it best to remain quiet on this matter entirely. Murzyn said the City has no idea if any of the contamination from the Root property seeped onto this site, and if it did, it would mean additional expenses for clean-up, over and above the purchase price. Buesgens said $510,000 is way out of line. Although it would be nice to get another parcel in this area to accomplish the long term goal of getting a larger site to re- develop, she is not willing to pay more than $250,000- $275,000 personally for this site. Chirpich said the seller is aware that $510,000 is probably too high and gave the impression he would sell it for $350,000. Based on the research done, Chirpich felt $250,000 for the land is somewhat reasonable, but we still need to remove the house, re -grade the site, and possibly do soil clean up. The City must also consider its fiduciary responsibility to the other taxpayers not to over pay for the property. Chirpich said the question to consider is how much the EDA is willing to spend for the long term vision. Staff was not comfortable with anything over $300,000. Novitsky felt it was too risky to buy this property given the additional expenses that would be incurred. Szurek said she didn't think this particular parcel was the most important one in trying to create a larger site. She thinks the parcel to the south at 3909 3rd St that partially encroaches into the Root Property site is a higher priority than the subject parcel. Schmitt asked what the County EMV is on the property. Chirpich said they have it valued at $175,000. She then asked if the seller is aware of the sales study staff did and Chirpich told her he was. Bourgeois suggested offering him $250,000 and if he rejects that offer to let him know that if he chooses to market it as commercial property the City would be willing to look at offers for its sites also if he finds a developer that wants a larger site. This would make his more marketable for that use. Then we wait it out to see if he can find a buyer willing to pay what he wants. A poll was taken of members for what they were willing to pay for the parcel to give staff direction going forward. Novitsky wasn't really interested in purchasing. Murzyn and William agreed $250,000 was their top, and Schmitt, Szurek and Buesgens preferred $250,000, but would go as high as $275,000 if an agreement could be reached. EDA Executive Session Page 3 June 24, 2019 The Executive Session was adjourned at 7:14 pm. Respectfully submitted, Shelley Hanson Administrative Assistant ECONOMIC DEVELOPMENT AUTHORITY (EDA) MINUTES OF THE EXECUTIVE SESSION OF JULY 22, 2019 The Executive Session was convened at 5:10 pm Members Present: Murzyn, Schmitt, Buesgens, Novitsky, Herringer, and Szurek. Member Absent: Williams Staff Present: Kelli Bourgeois (City Manager), Aaron Chirpich (Community Development Director), Ben Sandell (Communications Coordinator), and Nicole Tingley (City Clerk/Recording Secretary) Szurek stated that per MN Statutes 13D.05 we are here to discuss the potential purchase of 230 40th Avenue NE. She then turned the meeting over to the Community Development Director, Aaron Chirpich. Chirpich noted that Communications Coordinator Ben Sandell was present to set -up the presentation for the next meeting. BUSINESS ITEMS 1. Possible Acquisition of 230 401h Avenue Chirpich reminded members that on June 24, 2019 the EDA discussed the potential acquisition of 230 40d' Avenue NE as part of the EDA's Commercial Revitalization Program. The Board was presented with background information regarding staff's opinion of value for the property and the owner's expectations on sale price. Following deliberations on the potential purchase of the property, the Board directed staff to offer the owner $250,000 for the property. Staff submitted the offer of $250,000 to the owner, and the owner responded with a counter offer of $300,000. A summary of the owner's rationale for his counter offer was included in the attachments. No formal action is being requested at this time. However, staff believes that it is appropriate for the Board to review the owner's counter offer and to determine how to respond to him. Comments from Members: Hettinger again recused himself from the discussion or voting on this issue since he may have a conflict of interest due to a Scholarship Foundation he serves on and the fact that the Dudziak family is donating funds to create a scholarship for high school students that would be handled by the foundation. Although there is no financial gain to Mr. Hettinger personally, he felt it best to remain quiet on this matter entirely. Murzyn, Jr. stated that he believed $250,000 is a decent price and that the offer should stay at this amount. Chirpich mentioned that the EDA discussed offering $275,000 at their last meeting and commented that he was concerned about setting precedent. Buesgens stated that the highest offer should be $275,000. She viewed the extra $25,000 as an investment in the City. Schmitt asked if Chirpich had an idea if the seller would be willing to lower the price from $300,000. Chirpich responded that he was not sure, but in his conversations with the seller's family, they are asking the City not to consider soil borings, demolition, and other expenses as factors in the price. EDA Executive Session Page 2 July 22, 2019 Schmitt stated that she is okay with offering $275,000, but would not go any higher because the City has other priorities such as Central Avenue. Szurek commented that the contamination is unknown; therefore the offer should not be any higher than $275,000. She noted that the City should make it clear to the seller that $275,000 is the final offer. Novitsky stated that the offer should not exceed $250,000. Chirpich noted that the estimated value of the property as a single family home is $230,000 - $250,000 according to the realtor the City consulted. Chirpich also noted that the City has acquired some properties for less than market value some being due to foreclosure. Tingley took a roll call to ask members whether they were in favor of a counter offer of $275,000. Members that answered aye were in favor. Schmitt, Buesgens, and Szurek answered aye. Murzyn and Novitsky answered nay. Herringer abstained. The Economic Development Authority provided direction to authorize offering $275,000. It was clarified that they are not approving purchase at $275,000 just providing direction to offer $275,000. The EDA requested clarification from the City Attorney whether the vote to purchase required more than a majority vote. There was concern of offering a price that would not be able to be approved for purchase. The Executive Session was adjourned at 5:32 pm. Respectfully submitted, Nicole Tingley City Clerk/Recording Secretary ECONOMIC DEVELOPMENT AUTHORITY (EDA) MINUTES OF THE MEETING OF SEPTEMBER 3, 2019 The meeting was called to order at 6:00 pm by President Szurek. Members Present: Murzyn, Schmitt, Buesgens, Novitsky, Herringer, and Szurek. Members Absent: Williams Staff Present: Kelli Bourgeois (City Manager), Aaron Chirpich (Community Development Director), Mitch Forney (Community Development Coordinator), and Shelley Hanson (Secretary). PLEDGE OF ALLEGIANCE - RECITED CONSENT AGENDA 1. Approve the minutes from meeting of August 5, 2019. 2. Approve Financial Report and Payment of Bills for July 2019 - Resolution 2019 -14 Herringer questioned payment to NE Bank detailed on page 9 for $2,654,463.88. Chirpich explained that was the wire transfer of funds to purchase 3989 Central Avenue NE. Motion by Herringer, seconded by Novitsky, to approve the consent agenda as presented. All ayes. MOTIONPASSED. RESOLUTION NO. 2019-14 A RESOLUTION OF THE ECONOMIC DEVELOPMENT AUTHORITY OF COLUMBIA HEIGHTS, MINNESOTA, APPROVING THE FINANCIAL STATEMENTS FOR THE MONTH OF JULY 2019, AND THE PAYMENT OF THE BILLS FOR THE MONTH OF JULY 2019. WHEREAS, the Columbia Heights Economic Development Authority (the "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 2019 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, documentation; and Annual City approved Budgets, Audits and similar EDA Minutes Page 2 Sept 3, 2019 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. ORDER OF ECONOMIC DEVELOPMENT AUTHORITY 3rd day red by: Herringer nded by: Novitsky Call: All ayes President Secretary BUSINESS ITEMS 6/7. Economic Development Authority Budget and Tax Levy - Resolution 2019 -15 AND Housing & Redevelopment Authority Tax Levy - Resolution 2019 -16 Chirpich explained that on August 26th, 2019, the proposed budget for the 2020 fiscal year was distributed to the City Council (the "Council ") of the City of Columbia Heights (the "City"). Before the City Council completes their review of the proposed budget later this fall, the Columbia Heights Economic Development Authority (the `EDA ") and the Housing and Redevelopment Authority in and for the City of Columbia Heights (the "HRA ") are required to adopt fund budgets for Fund 204: EDA Administration and Fund 408: EDA Redevelopment Projects; and to authorize their respective 2019 tax levies, payable in 2020. Overall, the proposed 2020 fund budgets are balanced, with funds specifically dedicated to maintain existing projects and initiatives, as well as allocating funds for programs that reflect the priorities of the EDA, such as the Commercial Revitalization Project and the Fagade Improvement Grant Program. It is worth noting that the proposed EDA budget for 2020 accounts for several staffing changes within the Community Development Department that are reflected in Fund 204. These staffing changes are detailed in the comment section of the Fund 204 summary budget that is attached to this report. EDA Minutes Page 3 Sept 3, 2019 The EDA effectively has two separate tax levies after the City Council granted the EDA certain HRA powers in 1996. One tax levy is administered by the City under Minnesota Statutes, Section 469.107 on behalf of the EDA (the `EDA Levy ") and the other is a special benefit tax levy administered by the EDA under Minnesota Statutes, Section 469.033 on behalf of the HRA (the "HRA Levy "). The proposed fund budgets reflect both levies at their respective statutory caps of 0.01813 and 0.0185 of the City's estimated market value. The EDA Levy would capture $245,100 from the City's estimated market land value; whereas the HRA Levy would net $250,100. When combined, both levies result in total net revenue of $495,200 in 2020. Staff recommends approval of Resolution 2019 -15 and Resolution 2019 -16 as presented. Questions from Members• Schmitt questioned what the policy is for maternity leave. Bourgeois stated that under FMLA guidelines, employees are allowed 12 weeks of leave. Vacation and sick leave are used during this time period and if that is exhausted, then the leave is unpaid. Chirpich stated the position that will be using maternity leave is funded out of a different fund than the salaries included in the budget review of fund 204 being discussed at this meeting. The salary of the City Planner is now being funded by the General fund which allows more money for the 408 fund. And salaries of the building department come out of the 201 fund. Schmitt asked if the capital outlay fund accumulates over the years unless it is used for something, and she wanted to know that if a property purchased with those funds sells in the future, do the proceeds return to fund 408. Cbirpich and Kloiber told members that the funds received at the time of sale would go back into the 408 account and could then be used to purchase additional properties. Motion by Schmitt, seconded by Buesgens, to waive the reading of Resolution 2019 -15, there being ample copies available to the public. All ayes. MOTIONPASSED. Motion by Schmitt, seconded by Buesgens, to adopt Resolution 2019 -15, a resolution of the Columbia Heights Economic Development Authority, adopting a budget for the fiscal year of 2020 and setting the 2019 tax levy, payable in 2020. All ayes. MOTIONPASSED. Motion by Schmitt, seconded by Buesgens, to waive the reading of Resolution 2019 -16, there being ample copies available to the public. All ayes. MOTIONPASSED. Motion by Schmitt, seconded by Buesgens, to adopt Resolution 2019 -16, a resolution of the Columbia Heights Economic Development Authority, adopting a budget for the fiscal year of 2020 and authorizing a special benefit tax levy, payable in 2020. All ayes. MOTIONPASSED. RESOLUTION NO. 2019-15 A RESOLUTION OF THE COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY, ADOPTING A BUDGET FOR THE FISCAL YEAR OF 2020 AND SETTING THE 2019 TAX LEVY, PAYABLE IN 2020. BE IT RESOLVED, by the Columbia Heights Economic Development Authority (the "EDA ") as follows: EDA Minutes Page 4 Sept 3, 2019 WHEREAS, the City of Columbia Heights (the "City") established the EDA by an enabling resolution adopted on January 8, 1996, pursuant to Minnesota Statutes 469.090 to 469.1081 (the "EDA Act "); and WHEREAS, the City Council of the City has given to the EDA the responsibility for all development and redevelopment projects and programs; and WHEREAS, under Section 469.107 of the EDA Act, the City is authorized to levy a tax for the benefit of the EDA on its area of operation for the purposes authorized under the EDA Act, subject to the approval of the City Council. NOW, THEREFORE BE IT RESOLVED, by the Board of Commissioners of the Columbia Heights Economic Development Authority, that the EDA adopts and requests the City Council's approval of its budget in the amount of $489,200 for 2020; and BE IT FURTHER RESOLVED, that the EDA adopts and requests the City Council's approval of its tax levy in the amount of $245,100 for taxes payable in 2020; and BE IT FURTHER RESOLVED, that the Executive Director is instructed to transmit a copy of this resolution to the City Manager, Finance Director, and City Clerk of the City of Columbia Heights, Minnesota. ORDER OF ECONOMIC DEVELOPMENT AUTHORITY assed this 3rd day of September, 2019 ffered by: Schmitt Seconded by: Buesgens oil Call: All ayes President ttest: Secretary RESOLUTION NO. 2019-16 A RESOLUTION OF THE COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY, ADOPTING A BUDGET FOR THE FISCAL YEAR OF 2020 AND AUTHORIZING A SPECIAL BENEFIT TAX LEVY, PAYABLE IN 2020. BE IT RESOLVED, by the Columbia Heights Economic Development Authority (the "EDA ") as follows: WHEREAS, the City of Columbia Heights (the "City") established the EDA by an enabling resolution adopted on January 8, 1996, pursuant to Minnesota Statutes 469.090 to 469.1081 (the `EDA Act "); and EDA Minutes Page 5 Sept 3, 2019 WHEREAS, the City Council granted the EDA all powers and duties of a housing and redevelopment authority by an enabling resolution and ordinance adopted on October 22, 2001, pursuant to Minnesota Statutes 469.001 to 469.047 (the "HRA Act "), except certain powers that are allocated to the Housing and Redevelopment Authority in and for the City of Columbia Heights (the "HRA "); and WHEREAS, under Section 469.033 of the HRA Act, the EDA and HRA, are authorized to levy a special benefit tax, in an amount not to exceed .0185 percent of the City's estimated market value (the "HRA Levy "); and WHEREAS, the EDA desires to maintain its HRA Levy at the amount of .0185 percent of the City's estimated market value as authorized by the HRA Act; and WHEREAS, the EDA understands that the HRA does not expect to levy a special benefit tax for the fiscal year of 2019; and WHEREAS, the EDA has before it for consideration a copy of its budget for the fiscal year of 2020, and the amount of the HRA Levy, payable in 2020, is based on said budget. NOW, THEREFORE BE IT RESOLVED, by the Board of Commissioners of the Columbia Heights Economic Development Authority, that the EDA hereby adopts and requests the City Council approve its budget in the amount of $489,200 for 2020, and such budget includes both the amount the EDA requests to be levied by the City under Section 469.107 of the EDA Act, and the amount levied by the EDA under Section 469.033 of the HRA Act; and BE IT FURTHER RESOLVED, that the EDA hereby directs staff to file its budget with the City in accordance to Section 469.033 of the HRA Act, and take such actions necessary to levy and certify the HRA Levy in the amount of $250,100 for taxes payable in 2020. ORDER OF ECONOMIC DEVELOPMENT AUTHORITY assed this 3rd day of September, 2019 ffered by: Schmitt Seconded by: Buesgens oll Call: All ayes President Rest: Secretary 8. Acquisition of 230 401" Avenue — Resolution 2019 -17 Chirpich told members that for the past four months, the EDA and staff have been negotiating the potential acquisition of 230 40th Avenue NE as part of the EDA's Commercial Revitalization Program. The Commercial Revitalization Program was created to rejuvenate commercial corridors throughout the city by purchasing nonconforming residential structures in commercial zoning districts. The primary goal of the program is to eliminate the nonconformities and make room for new commercial development. EDA Minutes Page 6 Sept 3, 2019 After deliberation at multiple EDA meetings, and several conversations with the property owner, both parties have tentatively agreed to a purchase price of $275,000. A summary of the purchase negotiations is listed in the table below. EDA Offer History Seller Counter -offer History $200,000 — initial offer by EDA $510,000 — counter by seller $250,000 — counter b EDA $300,000 — counter b seller $275,000 — best and final offer from EDA $275,000 - accepted by seller Staff estimates that the market value of the property is somewhere in the range of $230,000 to $250,000 based on research of comparable properties in the vicinity of the subject site. Staff is comfortable with the negotiated purchase price of $275,000 given that the site is contiguous with other EDA owned properties in the area. Therefore, acquisition of 230 40th Avenue will further the EDA's land assembly efforts along the University Avenue corridor. Chirpich reminded members that there was a difference of opinions about whether the Board should move forward with this purchase or not at the last meeting. This information was relayed to the seller who accepted the tentative purchase price of $275,000 if it was formally approved by the Board. Copies of the purchase agreement were included in the agenda packets for the members to review. Staff, therefore, recommends approval of Resolution 2019 -17 as presented if the Board wants to gain control of that corner piece for future development. Chirpich told members that if approved, the sale would close by mid - December. He also stated that there would be additional costs that he estimates to be between $15,000420,000 after the purchase to do demolition and to get an environmental assessment of the property. Questions /comments from members: Herringer again recused himself from any discussion or voting on this matter. Buesgens is ok with the amount to purchase this property. She was confident we would get most of it back once it is sold to a developer. She realizes this is a long term project. Schmitt stated there will probably be lead based paint and asbestos issues that will need to be disposed of properly at the time of the demolition. Chirpich said that is not a cost prohibitive issue for the demo of a house this size, and that he had included that in his estimate given earlier. Murzyn was concerned about the cost to do soil contamination cleanup if anything has spread from the Root property. Chirpich stated that is an unknown factor at this point. Kloiber questioned whether the EDA/City would be responsible for these costs either way since we own the Root property and are aware that the site does have some contamination. EDA Minutes Page 7 Sept. 3, 2019 Forney stated that the environmental consultant doesn't think the contamination has spread beyond the Root property since no construction has taken place whereby soils were altered or spread in anyway. The only part he was concerned about was near the property line where the shed is located. There may be some minimal top soil contamination there. It was noted that CDBG funds already granted for the Root Cleanup cannot be used on this property. We would have to make another request for additional funds if need be. Novitsky stated he is still against the purchase. Schmitt asked if there was a well on the property, and if so, how that would be handled. Chirpich said it would be capped and sealed and would be recorded with the Dept of Health. The cost of doing that generally runs between $800 - $1500. Schmitt stated that we've purchased several properties over the years and we don't make money doing so. But we've achieved the goal of improving the property and in improving neighborhoods. She said that once a new home is built, it usually instigates neighbors to make improvements also. Szurek stated she is in favor of the purchase. She felt it is better to control the site as it's a corner piece of a larger re- development area than to let it be sold to another party who may use it as a residence for many years to come. She also stated this is a long term goal for the city, not something that will be realized within a few months. Motion by Schmitt, seconded by Buesgens, to waive the reading of Resolution 2019 -17, there being ample copies available to the public. All ayes. MOTIONPASSED. Motion by Schmitt, seconded by Buesgens, to adopt Resolution 2019 -17, a resolution approving the purchase agreement between the Columbia Heights Economic Development Authority and Lucille M. Dudziak, trustee. Ayes: Buesgens, Schmitt, Szurek Nays: Novitsky, Murzyn Abstain: Herringer MOTIONPASSED. COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY RESOLUTION NO. 2019-17 RESOLUTION APPROVING PURCHASE AGREEMENT BETWEEN THE COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY AND LUCILLE M. DUDZIAK, TRUSTEE. BE IT RESOLVED BY the Board of Commissioners ( "Board ") of the Columbia Heights Economic Development Authority (the "Authority ") as follows: Section 1. Recitals. 1.01. The Authority and Lucille M. Dudziak, Trustee ("Seller") desire to enter into a purchase agreement (the "Purchase Agreement ") pursuant to which the Authority will acquire certain property in the City located at 230 40th Avenue NE (the "Property") from the Seller for economic redevelopment purposes. The Property is described in Exhibit A attached hereto. EDA Minutes Page 8 Sept 3, 2019 1.02. Pursuant to the Purchase Agreement, the Authority will purchase the Property from the Seller for a purchase price of $275,000 plus related closing costs. 1.03. The Authority finds that acquisition of the Property is consistent with the City's Comprehensive Plan and will result in redevelopment of a nonconforming property, and that such acquisition will facilitate the economic redevelopment and revitalization of this area of the City. Section 2. Purchase Agreement Approved. 2.01. The Authority hereby ratifies and approves the actions of Authority staff and of Re/Max Synergy acting as the Authority's real estate broker ( "Broker ") in researching the Property and preparing and presenting the Purchase Agreement. The Authority approves the Purchase Agreement in the form presented to the Authority and on file at City Hall, 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 Purchase Agreement by those officials shall be conclusive evidence of their approval. 2.02. Authority staff and officials are authorized to take all actions necessary to perform the Authority's obligations under the Purchase Agreement as a whole, including without limitation execution of any documents to which the Authority is a party referenced in or attached to the Purchase Agreement, and any deed or other documents necessary to acquire the Property from the Seller, all as described in the Purchase Agreement. Approved this 3rd day of September, 2019, by the Board of Commissioners of the Columbia Heights Economic Development Authority. ATTEST: Secretary President EXHIBIT A PROPERTY Lot Seventeen (17), Rearrangement of Block "E ", Columbia Heights Annex to Minneapolis, according to the duly recorded plat thereof in the County of Anoka and State of Minnesota. Subject to and together with prior restrictions, reservations and easements, if any. EDA Minutes Page 9 Sept 3, 2019 Chirpich told members that there will be a Special Meeting Monday, September 23, 2019 at 5:30 pm to discuss TIF Financing for the 3989 Central Ave site. This will take place prior to the City Council meeting. The next regular meeting is scheduled for Tuesday, October 7, 2019. Motion by Buesgens, seconded by Murzyn, to adjourn the meeting at 6:42 pm. All ayes. 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C H S I q > I cox H r x 1 � H RESOLUTION NO. 2019 -18 A RESOLUTION OF THE ECONOMIC DEVELOPMENT AUTHORITY OF COLUMBIA HEIGHTS, MINNESOTA, APPROVING THE FINANCIAL STATEMENTS FOR THE MONTH OF AUGUST 2019, AND THE PAYMENT OF THE BILLS FOR THE MONTH OF AUGUST 2019. WHEREAS, the Columbia Heights Economic Development Authority (the "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 August 2019 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. ORDER OF ECONOMIC DEVELOPMENT AUTHORITY Passed this 23rd day of September, 2019 Offered by: Seconded by: Roll Call: President Attest: Recording Secretary Resolution 2019 -18 CH COLUMBIA HEIGHTS AGENDA SECTION BUSINESS ITEM ITEM NO. 6 MEETING DATE SEPTEMBER 23, 2019 CITY OF COLUMBIA HEIGHTS - ECONOMIC DEVELOPMENT AUTHORITY ITEM: Establishment of the NE Business Center TIF District DEPARTMENT: Community Development CITY MANAGER'S APPROVAL: BY /DATE: Aaron Chirpich, September 23, 2019 BY /DATE: BACKGROUND: Alatus LLC, has requested public financial assistance for the redevelopment of the property located at the corner of 40th and Central Avenue NE. There are several details still being discussed and reviewed between staff, Ehlers and Alatus to verify the full extent of assistance needed. The possible uses for which public financial assistance is being considered include; land /building acquisition, public improvements, utilities, and demolition. Within the city of Columbia Heights, the Economic Development Authority is authorized to exercise Tax Increment Financing powers; however the EDA may not exercise any TIF powers without approval of the City Council. Approval by the Council is scheduled for this evening during a public hearing at the regular City Council meeting. Since the EDA is authorized to exercise TIF powers, the EDA must make certain findings of fact that are detailed in the TIF plan ahead of the Council's consideration of the new district. Therefore, the review of the TIF Plan by the EDA is required prior to the Council's public hearing. Previously, the EDA and the Council established a redevelopment project designated as the Downtown Central Business District Revitalization Plan. The revitalization plan has encouraged development and redevelopment along Central Avenue; however, modifications to the plan must be made to encompass the potential development being proposed by Alatus. The TIF Plan being reviewed tonight is merely a planning document that reflects the maximum potential of the proposed TIF district. The plan in no way constitutes the terms, length, or dollar amount of the proposed TIF district. The term, length, and dollar amount will be part of a separate document, called the Contract for Private Redevelopment. If the City Council approves the TIF Plan at the public hearing this evening, that Contract will be considered by the EDA at a subsequent meeting. The structure of the proposed TIF district, and the general outline of the project being contemplated by Alatus are detailed in the TIF Plan. The project includes the development of approximately 266 apartments, 3,500 sq /ft of retail, and 20,000 sq /ft of office. The maximum duration of the TIF District is 26 years, and the estimated annual tax increment is $1,052,419. Ehlers has completed the TIF Plan on behalf of the city and EDA. A full copy of the plan is attached to this report, as well as a summary memo that outlines the basic parameters of the plan. Before the NE Business Center TIF district is established, the EDA will incur certain administrative costs related to the creation of the district. These costs are eligible to be paid (reimbursed) with tax increments generated by the district. To ensure repayment of these costs, the EDA must approve an interfund loan as part of the project. This interfund loan will allow the EDA to temporarily finance upfront administrative costs with current EDA fund reserves. Ehlers has recommended setting this loan amount at $50,000. Before the EDA tonight is consideration of three (2) resolutions. Resolution 2019 -19, a resolution modifying the downtown revitalization plan, establishing the NE Business Center district, and adopting the TIF plan; and Resolution 2019 -20, a resolution authorizing an interfund loan for the EDA to be reimbursed for qualified costs from the TIF District. City of Columbia Heights - EDA Letter City of Columbia Heights - EDA Letter STAFF RECOMMENDATION: Staff recommends approval of Resolution 2019 -19, and Resolution 2019 -20. Page 2 RECOMMENDED MOTION(S): Motion: Move to waive the reading of Resolution 2019 -19, there being ample copies available to the public. Motion: Move to adopt Resolution 2019 -19, a resolution adopting a modification to the downtown CBD revitalization plan for the downtown central district redevelopment project, establishing the NE Business Center tax increment financing district therein, and adopting a tax increment financing plan therefor. Motion: Move to waive the reading of Resolution 2019 -20, there being ample copies available to the public. Motion: Move to adopt Resolution 2019 -20, a resolution authorizing an interfund loan for advance of certain costs in connection with the NE Business Center TIF District. ATTACHMENTS: I. Resolution 2019 -19 2. Resolution 2019 -20 3. Summary Memo by Ehlers 4. NE Business Center TIF Plan COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY RESOLUTION NO. 2019-19 RESOLUTION ADOPTING A MODIFICATION TO THE DOWNTOWN CBD REVITALIZATION PLAN FOR THE DOWNTOWN CENTRAL DISTRICT REDEVELOPMENT PROJECT, ESTABLISHING THE NE BUSINESS CENTER TAX INCREMENT FINANCING DISTRICT THEREIN, AND ADOPTING A TAX INCREMENT FINANCING PLAN THEREFOR BE IT RESOLVED by the Board of Commissioners (the `Board ") 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 have previously approved a Downtown CBD Revitalization Plan (the "Revitalization Plan") for the Downtown Central Business District Redevelopment Project (the "Redevelopment Project ") within the City, pursuant to Minnesota Statutes, Sections 469.001 through 469.047, as amended, and Minnesota Statutes, Sections 469.090 through 469.108 1, as amended. 1.02. The City and the Authority have determined to modify the Revitalization Plan for the Redevelopment Project and approve a tax increment financing plan (the "TIF Plan ") for the NE Business Center Tax Increment Financing District (the "TIF District "), a redevelopment district, pursuant to Minnesota Statutes, Sections 469.174 through 469.1794, as amended (the "TIF Act "), all as described in a plan document presented to the Board on the date hereof. 1.03. Pursuant to Section 469.175, subdivision 2a of the TIF Act, notice of the proposed TIF Plan was presented to the commissioner of Anoka County, Minnesota (the "County ") representing the area to be included in the TIF District at least thirty (30) days before the publication of the notice of public hearing. 1.04. Pursuant to Section 469.174, subdivision 2 of the TIF Act, the proposed TIF Plan and the estimates of the fiscal and economic implications of the TIF Plan were presented to the Board of Education of the Columbia Heights Public Schools and to the Board of Commissioners of the County on or about August 8, 2019. 1.05. On this date the City Council of the City will conduct a duly noticed public hearing on the adoption of the modified Revitalization Plan and the TIF Plan. Section 2. Approvals: Further Actions. 2.01. The modified Revitalization Plan is hereby approved in substantially the form now on file with the Board, subject to approval thereof by the City Council. 2.02. The creation of the TIF District and the TIF Plan therefor are hereby approved, subject to approval thereof by the City Council. 611028v1CL205 -73 2.03. The Board hereby transmits the modified Revitalization Plan and the TIF Plan to the City Council and recommends that the City Council approve the modification to the Revitalization Plan, the creation of the TIF District, and the TIF Plan. 2.04. Upon approval of the TIF Plan by the City Council, Authority staff is hereby authorized and directed to file a request for certification of the TIF District with the County Auditor of the County (the "County Auditor ") and to file a copy of the TIF Plan with the Minnesota Commissioner of Revenue and the Office of the State Auditor as required by the TIF Act. 2.05. Upon approval of the TIF Plan by the City Council, the County Auditor is requested to certify the original net tax capacity of the TIF District, as described in the TIF Plan, and to certify in each year thereafter the amount by which the original net tax capacity has increased or decreased. Authority staff is hereby authorized and directed to forthwith transmit this request to the County Auditor in such form and content as the County Auditor may specify, together with a list of all properties within the TIF District for which building permits have been issued during the eighteen (18) months immediately preceding the adoption of this resolution. 2.06. Authority staff, consultants, and legal counsel are authorized to take all actions necessary to implement the modified Revitalization Plan and the TIF Plan and to negotiate, draft, prepare and present to the Board for its consideration all further plans, resolutions, documents, and contracts necessary for this purpose. Approval of the modified Revitalization Plan and the TIF Plan does not constitute approval of any project or a development agreement with any developer. Approved this 23n1 day of September, 2019, by the Board of Commissioners of the Columbia Heights Economic Development Authority, President ATTEST: Secretary 611028v1CL205 -73 COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY RESOLUTION NO. 2019-20 RESOLUTION AUTHORIZING AN INTERFUND LOAN FOR ADVANCE OF CERTAIN COSTS IN CONNECTION WITH THE NE BUSINESS CENTER TIF DISTRICT BE IT RESOLVED by the Board of Commissioners (the "Board ") of the Columbia Heights Economic Development Authority (the "Authority ") as follows: Section 1. Recitals. 1.01. On the date hereof, the Authority approved, contingent upon the approval by the City of Columbia Heights, Minnesota (the "City "), the establishment of the NE Business Center Tax Increment Financing District (the "TIF District"), a redevelopment district, within the Downtown Central Business District Redevelopment Project (the "Redevelopment Project "), pursuant to Minnesota Statutes, Sections 469.001 through 469.047, as amended, Minnesota Statutes, Sections 469.090 through 469.1081, as amended, and Minnesota Statutes, Sections 469.174 through 469.1794, as amended (the "TIF Act "), and adopted a modification to the Downtown CBD Revitalization Plan (the "Revitalization Plan") and a Tax Increment Financing Plan for the purpose of financing certain improvements within the Redevelopment Project (the "TIF Plan"). On the date hereof, the City Council of the City will conduct a public hearing on the modification to the Revitalization Plan and the TIF Plan. 1.02. The Authority may incur certain costs related to the TIF District, which costs may be financed on a temporary basis from legally available funds of the Authority or the City. 1.03. Under Section 469.178, subdivision of the TIF Act, the Authority is authorized to advance or loan money from any fund from which such advances may be legally made in order to finance expenditures that are eligible to be paid with tax increments under the TIF Act. 1.04. The Authority expects to incur costs related to administrative costs of the TIF District (the "Qualified Costs ") using Authority or City funds legally authorized for such purpose, and to reimburse such funds from tax increments from the TIF District when received. 1.05. The Authority intends to designate such advances as an interfund loan in accordance with the terms of this resolution and the TIF Act. Section 2. Interfund Loan. 2.01. The Authority hereby authorizes the advance of up to $50,000 in legally available Authority or City funds, including but not limited to the Economic Development Fund, to pay the Qualified Costs, together with interest at the rate of 5% per annum (the " Interfund Loan "). Interest shall accrue on the principal amount of each advance from the date of such advance. The interest rate is no more than the greatest of the rate specified under Minnesota Statutes, Section 270C.40 and Section 549.09, both in effect for calendar year 2019, and will not be adjusted. 2.02. Principal and interest (the "Payments ") on the Interfund Loan shall be paid semiannually on each August 1 and February 1 (each a "Payment Date "), commencing on the first Payment Date on which the Authority receives Available Tax Increment (defined below), or on any other dates determined by the Executive Director, through the date of last receipt of tax increment from the TIF District. 611019vlCL205 -73 2.03. Payments on the Interf nid Loan will be made solely from Available Tax Increment, defined as tax increment from the TIF District received by the Authority from Anoka County, Minnesota in the six -month period before any Payment Date. Payments shall be applied first to accrued interest, and then to unpaid principal. Payments on the Interfund Loan may be subordinated to any outstanding or future bonds, notes or contracts secured in whole or in part with Available Tax Increment, and are on a parity with any other outstanding or future interfund loans secured in whole or in part with Available Tax Increment. 2.04. The principal sum and all accrued interest payable under this Interfund Loan are prepayable in whole or in part at any time by the Authority without premium or penalty. No partial prepayment shall affect the amount or timing of any other regular payment otherwise required to be made under this Interfund Loan. 2.05. This resolution is evidence of an internal borrowing by the Authority in accordance with Section 469.178, subdivision 7 of the TIF Act, and is a limited obligation payable solely from Available Tax Increment pledged to the payment hereof under this resolution. The Interfund Loan shall not be deemed to constitute a general obligation of the State of Minnesota or any political subdivision thereof, including, without limitation, the Authority and the City. Neither the State of Minnesota, nor any political subdivision thereof shall be obligated to pay the principal of or interest on the Interfund Loan or other costs incident hereto except out of Available Tax Increment. The Authority shall have no obligation to pay any principal amount of the Interfund Loan or accrued interest thereon, which may remain unpaid after the final Payment Date. 2.06. The Authority may at any time make a determination to forgive the outstanding principal amount and accrued interest on the Interfund Loan to the extent permissible under law. 2.07. The Authority may from time to time amend the terms of this resolution to the extent permitted by law, including without limitation amendment to the payment schedule and the interest rate; provided that the interest rate may not be increased above the maximum specified in Section 469.178. subdivision 7 of the TIF Act. Section 3. Effective Date. This resolution is effective upon the date of its approval. Approved this 23`" day of September, 2019, by the Board of Commissioners of the Columbia Heights Economic Development Authority. President ATTEST: Secretary 611019v1CL205 -73 I EHLERS NE Business Center Tax Increment Financing District and the Modification to the Downtown CBD Revitalization Plan for the Downtown Central Business District Redevelopment Project City of Columbia Heights The following summary contains an overview of the basic elements of the Tax Increment Financing Plan for the NE Business Center Tax Increment Financing District and the Modification to the Revitalization Plan for the Downtown Central Business District Redevelopment Project. More detailed information on each of these topics can be found in the Tax Increment Financing Plan. Proposed action: Establishment of the NE Business Center Tax Increment Financing District ( "TIF District ") and the adoption of a Tax Increment Financing Plan ('TIF Plan "). District type: Parcel numbers: Redevelopment TIF District Parcel number ,, 36- 30 -24 -32 -0110 3989 Central Ave. EDA 36- 30 -24 -32 -0261 3889 Central Ave. EDA 36- 30 -24 -32 -0258 Tract A EDA 36- 30 -24 -32 -0262 950 40th Ave. EDA 36- 30 -24 -32 -0078 961 Gould Ave EDA 36- 30 -24 -32 -0259 N/A EDA Proposed The District is being created to facilitate the development of approximately development: 300 apartments, 5,000 sq /ft of retail and a 20,000 sq /ft of office (at this time the development is expected to have approximately 266 apartments and approximately 3,500 sq /ft of retail). Maximum The duration of the TIF District is 26 years. The City expects to receive the duration: first increment in 2022, and it is estimated that the District will terminate when the TIF Plan is satisfied or December 31, 2047. Estimated annual $1,052,419 tax increment: Authorized uses: The TIF Plan budget authorizes the maximum amount that may be expended. The project cost total may not exceed $28,091,420 (excludes interest). Financing: Pay -as- you -go Note for the Developer and Interfund Loan by the EDA to cover any administrative costs not paid by the Developer Administrative Up to 10% of annual increment, if costs are justified. fee: Interfund loan The EDA will be approving an interfund loan to cover any administrative requirement: expenditures from the District at the time of approval of the TIF Plan as required by Statute. BUILDING COMMUNITIES. IT'S WHAT WE DO. o00"ehlers -mccom _ 1 (800) 5571171 www.ehlers- inc.com ECONOMIC DEVELOPMENT & REDEVELOPMENT MODIFICATION TO THE DOWNTOWN CBD REVITALIZATION PLAN Downtown Central Business District Redevelopment Project -AND- TAX INCREMENT FINANCING PLAN Establishment of the NE Business Center TIF District (a redevelopment district) Columbia Heights Economic Development Authority City of Columbia Heights, Anoka County, Minnesota Public Hearing: September 23, 2019 CH COLUMBIA -HEIGHTS - RFDISC -VEn THE HEIGHTS EHL�RS BUILDING COMMUNITIES. IT'S WHAT WE DO. { ` J.. V' Inf02ehlers- ,nc.com 1 (800) 552 -1171 ` www.ehlers- inccom Table of Contents Modification to the Downtown CBD Revitalization Plan for the Downtown Central Business District Redevelopment Project ....................................................................... ..............................3 Foreword.................................................................................................... ............................... Tax Increment Financing Plan for the NE Business Center Tax Increment Financing District 3 ..... 4 Foreword.................................................................................................... ............................... StatutoryAuthority ...................................................................................... 4 ..............................4 Statementof Objectives .............................................................................. ..............................4 Development Program Overview ................................................................ ..............................4 Description of Property in the District and Property to be Acquired ............ ..............................5 Classificationof the District ......................................................................... ..............................5 Duration and First Year of Tax Increment of the District ............................. ..............................5 Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value /Increment and Notification of Prior Planned Improvements ......................................... ..............................6 Sources of Revenue /Bonds to be Issued .................................................... ..............................7 Usesof Funds ............................................................................................. ..............................8 Estimated Impact on Other Taxing Jurisdictions ......................................... ..............................9 SupportingDocumentation ........................................................................ .............................10 Administration of the District ...................................................................... .............................11 Appendix A: Map of the Downtown Central Business District Redevelopmet Project and the TIFDistrict .................................................................................................. .............................12 Appendix B: Estimated Cash Flow for the District ..................................... .............................13 Appendix C: Findings Including But/For Qualifications ............................. .............................14 Appendix D: Redevelopment Qualifications for the District ....................... .............................16 Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District 2 Modification to the Downtown CBD Revitalization Plan for the Downtown Central Business District Redevelopment Project Foreword The following text represents a Modification to the Downtown CBD Revitalization Plan (the "Revitalization Plan ") for the Downtown Central Business District Redevelopment Project. This modification represents a continuation of the goals and objectives set forth in Revitalization Plan. Generally, the substantive changes include the establishment of the NE Business Center Tax Increment Financing District. For further information, a review of the Revitalization Plan, is recommended. It is available from the Community Development Director at the Columbia Heights. Other relevant information is contained in the Tax Increment Financing Plans for the Tax Increment Financing Districts located within Downtown Central Business District Redevelopment Project. Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District Tax Increment Financing Plan for the NE Business Center Tax Increment Financing District Foreword The Columbia Heights Economic Development Authority (the "EDA "), the City, staff and consultants have prepared the following information to expedite the establishment of the NE Business Center Tax Increment Financing District (the "District'), a redevelopment tax increment financing district, located in the Downtown Central Business District Redevelopment Project (the "Redevelopment Project'). Statutory Authority Within the City, there exist areas where public involvement is necessary to cause development or redevelopment to occur. To this end, the EDA and City certain statutory powers pursuant to Minnesota Statutes ("M.S."), Sections 469.090 - 469.1082, inclusive, as amended, and M.S., Sections 469.174 to 469.1794, inclusive, as amended (the "Tax Increment Financing Act" or "TIF Act'), to assist in financing public costs related to this project. This section contains the Tax Increment Financing Plan (the 'TIF Plan ") for the District. Other relevant information is contained in the Modification to the Downtown CBD Revitalization Plan (the 'Revitalization Plan ") for the Redevelopment Project. Statement of Objectives The District currently consists of six parcels of land and adjacent and internal rights -of -way. The District is being created to facilitate development of approximately 300 apartments, 5,000 sq /ft of retail and 20,000 sq /ft of office. The EDA is currently working with Alatus on the project and expects development to commence in 2020. This TIF Plan is expected to achieve many of the objectives outlined in the Revitalization Plan for the Redevelopment Project. The activities contemplated in the Modification to Revitalization Plan and the TIF Plan do not preclude the undertaking of other qualified development or redevelopment activities. These activities are anticipated to occur over the life of the Redevelopment Project and the District. Development Program Overview Pursuant to the Revitalization Plan and authorizing state statutes, the EDA and City are authorized to undertake the following activities in the District: Property to be Acquired - The City currently owns the property within the District. 2. Relocation - Relocation services, to the extent required by law, are available pursuant to M.S., Chapter 117 and other relevant state and federal laws. Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District 3. Upon approval of a developer's plan relating to the project and completion of the necessary legal requirements, the EDA or City may sell to a developer selected properties that it may acquire within the District or may lease land or facilities to a developer. 4. The EDA or City may perform or provide for some or all necessary acquisition, construction, relocation, demolition, and required utilities and public street work within the District. Description of Property in the District and Property to be Acquired The District encompasses all property and adjacent rights -of -way and abutting roadways identified by the parcels listed below. 36- 30 -24 -32 -0110 3989 Central Ave. City 36- 30 -24 -32 -0261 3889 Central Ave. City 36- 30 -24 -32 -0258 Tract A City 36- 30 -24 -32 -0262 950 40th Ave. City 36- 30 -24 -32 -0078 Oa On n„ nn . --- 961 Gould Ave _ City Please also see the map in Appendix A for further information on the location of the District. Classification of the District The EDA and City, in determining the need to create a tax increment financing district in accordance with M.S., Sections 469.174 to 469.1794, as amended, inclusive, finds that the District, to be established, is a redevelopment district pursuant to M.S., Section 469.174, Subd. 10(a)(1). • The District is a redevelopment district consisting of six parcels. • An inventory shows that parcels consisting of more than 70 percent of the area in the District are occupied by buildings, streets, utilities, paved or gravel parking lots or other similar structures. • An inspection of the buildings located within the District finds that more than 50 percent of the buildings are structurally substandard as defined in the TIF Act. (See Appendix D). Pursuant to M.S., Section 469.176, Subd. 7, the District does not contain any parcel or part of a parcel that qualified under the provisions of M.S., Sections 273.111, 273.112, or 273.114 or Chapter 473H for taxes payable in any of the five calendar years before the filing of the request for certification of the District. Duration and First Year of Tax Increment of the District Pursuant to M.S., Section 469.175, Subd. 1, and Section 469.176, Subd. 1, the duration and first year of tax increment of the District must be indicated within the TIF Plan. Pursuant to M.S., Section 469.176, Subd. 1b., the duration of the District will be 25 years after receipt of the first increment by the City (a total of 26 years of tax increment). The EDA and City elect to receive Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District the first tax increment in 2022, which is no later than four years following the year of approval of the District. Thus, it is estimated that the District, including any modifications of the TIF Plan for subsequent phases or other changes, would terminate after 2047, or when the TIF Plan is satisfied. The EDA and City reserve the right to decertify the District prior to the legally required date. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value /Increment and Notification of Prior Planned Improvements Pursuant to M.S., Section 469.174, Subd. 7 and M.S., Section 469.177, Subd. 1, the Original Net Tax Capacity (ONTC) as certified for the District will be based on the market values placed on the property by the assessor in 2019 for taxes payable 2020. Pursuant to M.S., Section 469.177, Subds. 1 and 2, the County Auditor shall certify in each year (beginning in the payment year 2021) the amount by which the original value has increased or decreased as a result of: 1. Change in tax exempt status of property; 2. Reduction or enlargement of the geographic boundaries of the district; 3. Change due to adjustments, negotiated or court- ordered abatements; 4. Change in the use of the property and classification; 5. Change in state law governing class rates; or 6. Change in previously issued building permits. In any year in which the current Net Tax Capacity (NTC) value of the District declines below the ONTC, no value will be captured and no tax increment will be payable to the EDA or city. The original local tax rate for the District will be the local tax rate for taxes payable 2020, assuming the request for certification is made before June 30, 2020. The ONTC and the Original Local Tax Rate for the District appear in the table below. Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the estimated Captured Net Tax Capacity (CTC) of the District, within the Redevelopment Project, upon completion of the projects within the District, will annually approximate tax increment revenues as shown in the table below. The EDA and City request 100 percent of the available increase in tax capacity for repayment of its obligations and current expenditures, beginning in the tax year payable 2022. The Project Tax Capacity (PTC) listed is an estimate of values when the projects within the District are completed. Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District Project estimated Tax Capacity upon completion $1,724,826 estimated Net Tax Capacity $65,759 $60.541 Estimated Captured Tax Capacity $1,598,526 Original Local Tax Rate 140.1870% Pay 2019 Estimated Annual Tax Increment $2,240,926 rercent Retained by the City 100% I Note. Tax capaci ty includes a 3.0% iflahon factor for the duration of the District. The tax capacity included in this chart is the estimated tax capacity of the District in year 25. The tax capacity of the District in year one is estimated to be $424,250. Pursuant to M. S., Section 469.177, Subd. 4, the EDA or City shall, after a due and diligent search, accompany its request for certification to the County Auditor or its notice of the District enlargement pursuant to M.S., Section 469.175, Subd. 4, with a listing of all properties within the District or area of enlargement for which building permits have been issued during the eighteen (18) months immediately preceding approval of the TIF Plan by the municipality pursuant to M. S" Section 469.175, Subd. 3. The County Auditor shall increase the original net tax capacity of the District by the net tax capacity of improvements for which a building permit was issued. The City is reviewing the area to be included in the District to determine if any building permits have been issued during the 18 months immediately preceding approval of the TIF Plan by the City. Sources of Revenue /Bonds to be Issued The costs outlined in the Uses of Funds will be financed primarily through the annual collection of tax increments. The EDA and City reserve the right to incur bonds or other indebtedness as a result of the TIF Plan. As presently proposed, the projects within the District will be financed by a pay -as- you -go note, bonds, and interfund loan. Any refunding amounts will be deemed a budgeted cost without a formal TIF Plan Modification. This provision does not obligate the EDA or City to incur debt. The EDA or City will issue bonds or incur other debt only upon the determination that such action is in the best interest of the City. The total estimated tax increment revenues for the District are shown in the table below: Tax Increment Interest TOTAL 39,888,874 3.988.887 43,877,762 The EDA or City may issue bonds (as defined in the TIF Act) secured in whole or in part with tax increments from the District in a maximum principal amount of $28,091,420. Such bonds may be in the form of pay -as- you -go notes, revenue bonds or notes, general obligation bonds, or interfund Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District loans. This estimate of total bonded indebtedness is a cumulative statement of authority under this TIF Plan as of the date of approval. Uses of Funds Currently under consideration for the District is a proposal to facilitate development of of approximately 300 apartments, 5,000 sq /ft of retail and 20,000 sq /ft of office. The EDA and City have determined that it will be necessary to provide assistance to the project for certain District costs, as described. The EDA and City have studied the feasibility of the development or redevelopment of property in and around the District. To facilitate the establishment and development or redevelopment of the District, this TIF Plan authorizes the use of tax increment financing to pay for the cost of certain eligible expenses. The estimate of public costs and uses of funds associated with the District is outlined in the following table. Land /Building Acquisition 3,000,000 Site Improvements /Preparation 2,000,000 Utilities 500,000 Other Qualifying Improvements 18,602,533 Administrative Costs (up to 10 %) 3.988.887 PROJECT AND INTEREST COSTS TOTAL 28,091,420 Interest 15.786.341 PROJECT AND INTEREST COSTS TOTAL 43,877,762 The total project cost, including financing costs (interest) listed in the table above does not exceed the total projected tax increments for the District as shown in the Sources of Revenue section. Estimated costs associated with the District are subject to change among categories without a modification to this TIF Plan. The cost of all activities to be considered for tax increment financing will not exceed, without formal modification, the budget above pursuant to the applicable statutory requirements. Pursuant to M.S., Section 469.1763, Subd. 2, no more than 25 percent of the tax increment paid by property within the District will be spent on activities related to development or redevelopment outside of the District but within the boundaries of the Redevelopment Project, (including administrative costs, which are considered to be spent outside of the District) subject to the limitations as described in this TIF Plan. Fiscal Disparities Election Pursuant to M.S., Section 469.177, Subd. 3, the City may elect one of two methods to calculate fiscal disparities. The City will choose to calculate fiscal disparities by clause b (inside the district). Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District Estimated Impact on Other Taxing Jurisdictions The estimated impact on other taxing jurisdictions assumes that the redevelopment contemplated by the TIF Plan would occur without the creation of the District. However, the EDA and City have determined that such development or redevelopment would not occur 'but for" tax increment financing and that, therefore, the fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of the District would be as follows if the 'but for" test was not met: Anoka County City of Columbia Heights ISD No. 13 34,743,112 1,598,526 0, 13,150,975 1,598,526 12, 18,525,342 1,598,526 a_ Anoka County 32.5050% 23.19% 1,598,526 519,601 City of Columbia Heights 66.7750% 47.63% 1,598,526 1,067,416 ISD No. 13 33.1480% 23.65% 1,598,526 529,880 Other 7.7590% 5.53% 1.598.526 124.030 Total 140.1870% 100.00% 2,240,926 The estimates listed above display the captured tax capacity when all construction is completed. The tax rate used for calculations is the Pay 2019 rate. The total net capacity for the entities listed above are based on Pay 2019 figures. The District will be certified under the Pay 2020 rates, which were unavailable at the time this TIF Plan was prepared. Pursuant to M.S. Section 469.175 Subd. 2(b): (1) Estimate of total tax increment It is estimated that the total amount of tax increment that will be generated over the life of the District is $39,888,874; (2) Probable impact of the District on city provided services and ability to issue debt An impact of the District on police protection is expected. With any addition of new residents or businesses, police calls for service will be increased. New developments add an increase in traffic, and additional overall demands to the call load. The City does not expect that the proposed development, in and of itself, will necessitate new capital investment in vehicles or facilities. The probable impact of the District on fire protection is not expected to be significant. Typically, new buildings generate few calls, if any, and are of superior construction. The existing buildings, which will be eliminated by the new development, have public safety concerns that include a large vacant building and parking ramp. The City does Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District o not expect that the proposed development, in and of itself, will necessitate new capital investment in vehicles or facilities. The impact of the District on public infrastructure is expected to be minimal. The current infrastructure for sanitary sewer, storm sewer and water will be able to handle the additional volume generated from the proposed development. Based on the development plans, there are no additional costs associated with street maintenance, sweeping, plowing, lighting and sidewalks. The probable impact of any District general obligation tax increment bonds on the ability to issue debt for general fund purposes is expected to be minimal. It is not anticipated that there will be any general obligation debt issued in relation to this project, therefore there will be no impact on the City's ability to issue future debt or on the City's debt limit. (3) Estimated amount of tax increment attributable to school district levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to school district levies, assuming the school district's share of the total local tax rate for all taxing jurisdictions remained the same, is $9,431,947; (4) Estimated amount of tax increment attributable to county levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to county levies, assuming the county's share of the total local tax rate for all taxing jurisdictions remained the same, is $9,248,988; (5) Additional information requested by the county or school district The City is not aware of any standard questions in a county or school district written policy regarding tax increment districts and impact on county or school district services. The county or school district must request additional information pursuant to M.S. Section 469.175 Subd. 2(b) within 15 days after receipt of the tax increment financing plan. No requests for additional information from the county or school district regarding the Proposed development for the District have been received. Supporting Documentation Pursuant to M.S. Section 469.175, Subd. 1 (a), clause 7 the TIF Plan must contain identification and description of studies and analyses used to make the determination set forth in M.S. Section 469.175, Subd. 3, clause (b)(2) and the findings are required in the resolution approving the District. (i) In making said determination, reliance has been placed upon (1) written representation made by the developer to such effects, (2) review of the developer's proforma; and (3) City staff awareness of the feasibility of developing the project site within the District, which is further outlined in the City Council resolution approving the establishment of the TIF District and Appendix C. (ii) A comparative analysis of estimated market value both with and without establishment of the TIF District and the use of tax increments has been performed. Such analysis is included with the cashflow in Appendix B and indicates that the increase in estimated Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District 10 market value of the proposed development (less the indicated subtractions) exceeds the estimated market value of the site absent the establishment of the TIF District and the use of tax increments. Administration of the District Administration of the District will be handled by the Director of Community Development. Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District 11 Appendix A: Map of the Downtown Central Business District Redevelopmet Project and the TIF District Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District 12 Appendix B: Estimated Cash Flow for the District Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District 13 Bounig Igk'EHLERS Northeast Business Center Redevelopment - No Inflation CRY of Columbia Heights, MN 300 Apt, 5,000 S, FL Retail and 20,000 Sq. FL (Mice ReOeaNOpd -t Land MaMlo.lue NB Business Canter 1 a Coi, wwras'... 2 on Value 2020 wudeeY , City opy se va 3 n Remaining 115,70 wJO.N.J]MY City ♦ un 4.558 3.00% 4 a6'JOa ,O. City %o.dn n... 5 1]1,90 A N% w'... NY wl down A. 5 84,300 1.1ug-21 N.nr,w", Cry A 1.20 1 -Feb 22 Note: 1�% Parr"a 1 Base values are far pay 2020 based upon review tl For eevelopmen an 2. Located in So .13 antl W0 Misa. WMO and MA 26 .sr.s wks. Rwidne 0y (Me" Res t tied) 2W] t lends (B), orw Irlsiale/ Flml $SW,00 Manm.mei 30.]058% Payall) a 143.9820% pay2019 HadereaM Resentment qws As, ('tw, Rw.) 40.187% Current or Mira.) 140.10M pay WIq A.A we0 /w N.[ Idea 42410% Pay 2019 A..) 005240% Payp19 'E IL PIO Nener -draw Land MaMlo.lue Mukel Value 1 a Coi, wwras'... 2 4 2,211, W wudeeY , City opy se va 3 ,58 ]000 115,70 wJO.N.J]MY City ♦ un 4.558 0 4 a6'JOa ,O. City %o.dn n... 5 1]1,90 2,059,100 w'... NY wl down A. 5 84,300 0 N.nr,w", Cry A 1.20 16.200 Note: 1�% 1 Base values are far pay 2020 based upon review of Consul, a,r,rds on BSd9. 2. Located in So .13 antl W0 Misa. WMO and MA Markel Base Value Aasumplins Pagel Rm.iea N Ellen a yf mn<y 4x. - F W rratw PYy X VAreveuYµum6'e XeBYA�leaynq .ECwvrvc�ge%vappmemllFlLlF OnaenWE EUmev Ce,M, M. AJ9�hF Pin &S18�flXLL CommeQWJ_r MMIprelOneE Own Rare IGl Pre) 0.00% First $15.058 War $150,580 1.Sp% Cnmmerdal Irgwldal Claw Rare (1) 25n Real HwSirg Claw Rel (Roger 2 �% Aftedable Renbl Nmuin9 Claw Rate (AX. Ren�e0 1�% First $1W,N0 over $1 %,00 0.]5% .sr.s wks. Rwidne 0y (Me" Res t tied) 9.25% Flml $SW,00 War $580,580 1.00% HadereaM Resentment qws As, ('tw, Rw.) Find $580.000 Clear $SWAW 1.58% APOLdowl Nor-Homesnatl 1,25% 158% a ages Used ]m Year PropeM cwu Original Original Clns After After tld 1'aa OH91na1 Market Value MarNe(Vaiue Class Taz Ca Abair Co n .real 100% el 2p02.]00 Pay 2020 C /IPM. 53,301 Cwrvenbn O'.Tea Ca Phase 100% 100% 10,358 pay 2020 C/1 ]' rile Lll Pelf, 33,]64 1 100% 4,50 PeY 2020 GI BO 2,9]6 1 158% 2,T3t,000 p.'W o Faempl - RWW W 2],888 1 158% 64,580 Pry 2020 Eaem 1 Rental 1 17.458 Pad 2020 Ewmpl Regal $04 1 S.i06 W. s -.M 218 1 Rm.iea N Ellen a yf mn<y 4x. - F W rratw PYy X VAreveuYµum6'e XeBYA�leaynq .ECwvrvc�ge%vappmemllFlLlF OnaenWE EUmev Ce,M, M. AJ9�hF Pin &S18�flXLL 8182019 gk�EHLERS Northeast Business Center Redevelopment - No Inflation City of Columbia Heights, MN 300 Apt., 6,118 Sq. Ft Refuse and 20,810 Sq. Ft, oXlce Base Value Nulmlplions - Page 2 epxutw I . Mar el values are based upon estimates . TAX CALCULATIO PROJECT INFORMATION tee ESlope tl T.gde Total Taxable Ftedem, OXps.Mad Falseness P....... P .... i.e. Pnce". Flnt Yart ToW Tans Per Medical Value Markel Value Total Verde To' 0.gfact Project Tax Cerpkletl Compsure Compleletl Completed Full I... A Please paw Use Per Sq. FtNnil Par 3q, FlNnit Sp. FINded Value Claaa Tn Ca 'be Cagtlbd it 2038 2031 3032 2823 P able t SN 20,,000 200,000 Co 80,80.,00 A..-, ]50,008 2,500 50% 108% 100% 100% 28Y9 t Retail 200 300 5,000 1,004000 Co Pief 19.250 4 50% 100% 100% good Z3 1 Met 200 no 20.000 4000000 Ch Fell. ]9 4 50% 100% IN% to.% W 3 8ubtolel Residential 300 80000000 ]30000 SuMeHI COmmaroWhad. 25,008 5,000000 9 epxutw I . Mar el values are based upon estimates . 1. Taxes and tax innemeni will vary significantly from year W year depending upon values, rates, stale law, fiscal diaparilies and Other factors whim cannel be pradiaied . otal ropeXyTssea t,265,zOS Mfi.11. Value- at. leas atabwida T-a. (40,50)1 lue -ESI. 55.100.000 Ie.S flscel0lap. Atl). (4),551) lees Mark el V.I. Tess (34,80) f Taa lncremeot lass Baca Value Taxes (98855) Annual Gross Top cwr wiNwR Tae deremeM ie lean Fee- RgwW us Enen a MwW'ee .lne. -Barka Only N 9anneoYLOlunYe aeNautYODUip� Ecwnie. aMereupzmilFlllf GedclaWE&aFaae Gmvep. NlemFpmaSt9� FMaL TAX CALCULATIO NS tee sel.w . et OXps.Mad Taaa Property IN.'su Iec Property Value ToW Tans Per eatables CT C Tex Ceased, Ca Texas Texas Taves Taxes Taus St., INnX Apt ]50,000 0 Ideau. 1,051,40) 0 0 J,809M Retail 19,350 5,911 13.339 18A00 8,511 7,529 SN )5,384 ).OS M. ]9250 243N 51918 78985 M040 3)008 1096 in099 ]AS 1. Taxes and tax innemeni will vary significantly from year W year depending upon values, rates, stale law, fiscal diaparilies and Other factors whim cannel be pradiaied . otal ropeXyTssea t,265,zOS Mfi.11. Value- at. leas atabwida T-a. (40,50)1 lue -ESI. 55.100.000 Ie.S flscel0lap. Atl). (4),551) lees Mark el V.I. Tess (34,80) f Taa lncremeot lass Baca Value Taxes (98855) Annual Gross Top cwr wiNwR Tae deremeM ie lean Fee- RgwW us Enen a MwW'ee .lne. -Barka Only N 9anneoYLOlunYe aeNautYODUip� Ecwnie. aMereupzmilFlllf GedclaWE&aFaae Gmvep. NlemFpmaSt9� FMaL 6/82019 geEHLERS Northeast Business Center Redevelopment - No Inflation City of Columbia Heights, MN 300 Apt., 5,000 Sq. Ft. Retail and 20,000 Sq. Ft. Office x 4r e4plur4e local MnuN 8eml#nnua�i OTC OGpe aWIJU4. T Gro T 0a C M O CO% 424,250 ]59) 036 _ (65, (14,181) 344,310 140.187% 4826]8 100% 241339 (81 648,500 (85,769) (29,304) ]53,438 140.18]4. 1, 241,339 (61 056,222 528,111 (1,q 100%. 00.175 (&5.759) (30,211) ]]],985 140.18]% 1,000.834 528.117 (1,9( 100% 545.39 (I'M 900,1]4 (6$,)58) (31,148) 803,289 140.18]% 1,128,079 545,31] (1,% 563,040 (2,02 100% 827,178 (85458) (32,108) 829,312 583,040 (2,02 140 t8]% 1,182,588 581,294 (2,09 100% 954.990 (66.]59) (33,160) 856,136 501,294 (209 140.187% 00 11,191 1 600,096 (2,151 00% 883.602 (65,]59) (3.121) 883,765 140]8]% 600.096 (2,1N 100% 1$39,923 619,461 (2231 1,019,153 (65.759) (35,93) 912,222 140.187% 619,461 (2,2% 1.2]8.81] 639,408 (2,3P 100% 1,043,548 (65,]59) ( %.256) 941,533 140.187% 639,408 (2,30: 1,319,902 659,954 (23]5 102% 1,020.854 (85)58) (3],3]2) 9]1,]24 140.18]% 1 859,954 (23]6 .362.020 102% 1,10],1 681,115 (2,452 00 (65 ,759) (02,522) 1,002,802 140.187% 1,405,823 661,115 (2A10 100% 1,100,313 (85 2.912 (2.530 )581 702.912 (39,78) 1,034,849 100.18]% 1 ]02,912 (2,530 ,450,]24 ]25.362 (21811 100% 1,174.522 (65]59) (40,925) 1,067,839 140.187% 1,495,9)1 725'362 (2.61, 100% 748,488 12,695; 1,209458 (65)59) (42.181) 11101,019 ]46466 (2.8951 140.187% 1,502,028 772,43 (2,780) IN% L246,051 (66759) (43,475) 1,136818 ]]2.303 (2,]00) 140.18794 1.93,6]1 796835 (2,869) 100% 1,183,432 (65.70) (4.807) 1,1]2,86] 140.10]% 1.844,202 206M5 (2 ) ,869 822,103 (2,980) IN% 1,321,935 (66759) (46480) 1.029367 140.18]% 1,696,029 822.103 (21960) 848.129 (3.053) 100% 1,361,593 (65459) (47,593) 1,248,242 140.187% 846,129 (3,053) 1.]49,8]3 874,938 (3.160) 100% 1,402,81 (85,758) (49,049) 1,287,633 140.107% 874,936 MIN) 11805025 902,547 (3549) 100% 1,024.514 (65459) (W.Mg) 1,302,207 602•''0] (3,48) 140.18>y 1,861,9]3 MOM7 (3,352) IN% 1,487,860 (66759) ($2,094) 1,369,996 140.187% 1.8.558 936187 (3,352) 860,2]9 (31457) 100% 1,532,485 (851759) (53.6135) 1,413,042 140.18]% 1,980,901 660,2]9 (3,457) 8&1.451 (3.566) t00x 1,5]8,480 (85,]58) (5534 1,45],3]8 99D451 (3.566) 140.18]% 2,043.0$0 1,021,52] (3671) 100% 1,625,814 (65759) (57,012) 1,SM,OG 140.187% 2,10],602 1.021,527 (3,6]]) 1.053,502 (3493) 100% 1,6]4,588 (65459) (58,760) 1,550.080 100.18]% 1,053536 (3493) 2,93,010 1AM,505 100% 14b,8M (65.7%) (02,541) 1,598.026 1.668`"05 (3,911) 140.10]% 2,240,926 1,120,481 (4024) TOlal 1.120,463 4,034) 9MalrtvYw F. 02/0112021 gesenl valor Rab 4.02% 40,412.99. (144.418) 910 eo,]4s w.n�.46vSwzaw.on.�,,1M.e.em,,.: rn14 Net I. (79.397) 714,570 (81,814) 737,48 (81.914) 737.229 (8.508) 760,569 ".508) ]80.509 ;8],1]9) 781,608 87.1]9) 78.603 89,902) 809,368 89,930) 808368 92,761) 63.872 92,]64) 83.872 95,682) 861,140 35.892) 8611140 38,029) 886197 18,689) 886187 I'M) 916,465 11,]85) 916,985 4.974) W,769 4,9]4) 91.769 Tax I -emenl L¢eMgw- P. 3 R4Benl i ENDING 11,946,308 12,)3],514 12421.002 13,88,983 13,4489.289 13,8]3,821 14,251,013 14,632,377 15,006,363 15,361,388 15,]55,060 16.129,918 18,49],425 16,88904] 1],233,383 1],801,]52 1], %2,957 18,328,176 18,686,174 06 2022 MAIM 1 2022 0=1123 1.5 =3 0 aIna 2 2023 OMIU4 25 2024 0801124 3 2az4 Dulls 3.5 2M5 O i" 4 2025 02/01126 4.5 4M M In6 5 2026 02N1n> 5.5 M27 06.127 6 M27 02 1Y8 6.5 2028 08811/28 7 M28 0,,,29 7.5 2029 06.129 a 2029 02N1 /30 85 2002 Me190 9 2030 02/01/31 9.5 M31 0MInI 10 2031 020182 105 2032 08011M 11 m1w 11.5 2M3 aINIM 12 2033 02/01134 125 2024 08.1/34 13 2034 0202/35 13.5 435 0N0195 14 2035 0291/38 145 2036 OMI /36 15 2036 =I/37 15.5 2037 0801/37 16 M37 02,4198 16.5 2038 OMI /M 17 0238 029199 17.5 2039 080199 18 2039 0411140 18.5 M O MIZ40 19 2w0 0m" 19.5 2041 OW1141 M 441 M01b2 295 2w2 0801142 21 2042 0411/43 215 0243 0201/43 22 2043 CaNIM 225 2044 0691IH 23 2044 0201/45 4.5 2045 0591/45 24 2045 02/01/48 24.5 0246 p6,Ib6 25 2046 M01147 4.5 2047 0=117 nw�+. ol. iai�„ w,. nn4�uuwml, n-e w, am. .wa...a4,,,mnnnnvnaenw5euan,.,. c..4,... 2olanrfiun s619.9xu Appendix C: Findings Including But/For Qualifications The reasons and facts supporting the findings for the adoption of the Tax Increment Financing Plan (TIF Plan) for the NE Business Center Tax Increment Financing District (the "District "), as required pursuant to Minnesota Statutes, Section 469.175, Subdivision 3 are as follows: 1. Finding that the NE Business Center Tax Increment Financing District is a redevelopment district as defined in M.S., Section 469.174, Subd. 10(a)(1). The District consists of six parcels with plans to redevelop the area for a mixed -use development including 300 apartment units, 5,000 square feet of retail and 20,000 square feet of office. At least 70 percent of the area of the parcels in the District are occupied by buildings, streets, utilities, paved or gravel parking lots or other similar structures and more than 50 percent of the buildings in the District, not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance. (See Appendix D of the TIF Plan.) 2. Finding that the proposed development, in the opinion of the City Council, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and that the increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in the market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the District permitted by the TIF Plan. The proposed development, in the opinion of the City, would not reasonably be expected to occursolely through private investment within the reasonably foreseeable future: This finding is supported by the fact that the redevelopment proposed in the TIF Plan meets the City's objectives for redevelopment, but that due to the high costs of redevelopment on the parcel currently occupied by a substandard building and parking ramp, including costs associated with demolition, and site improvements, this project is feasible only through assistance, in part, from tax increment financing. The developer was asked for and provided a letter and a proforma as justification that the developer would not have gone forward without tax increment assistance. The increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the District permitted by the TIF Plan: This finding is justified on the grounds that the costs of acquisition, demolition, and site improvements add to the total redevelopment cost. Historically, these have made redevelopment of any kind infeasible without tax increment assistance. The City received inquiries from several developers proposing similar uses on the site and all indicated that they would require tax increment assistance in order to proceed. Therefore, the City reasonably determines that no other redevelopment of similar scope can be anticipated on this site without substantially similar assistance being provided to the development. Therefore, the City concludes as follows: a. The City's estimate of the amount by which the market value of the entire District will Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District 14 increase without the use of tax increment financing is $0. b. If the proposed development occurs, the total increase in market value will be $59,793,800 (see Appendix A of the TIF Plan) C. The present value of tax increments from the District for the maximum duration of the district permitted by the TIF Plan is estimated to be $22,429,240 (see Appendix A of the TIF Plan). Even if some development other than the proposed development were to occur, the Council finds that no alternative would occur that would produce a market value increase greater than $37,364,560 (the amount in clause b less the amount in clause c) without tax increment assistance. 3. Finding that the TIF Plan for the District conforms to the general plan for the development or redevelopment of the municipality as a whole. The City Council reviewed the TIF Plan and found that the TIF Plan conforms to the general development plan of the City. 4. Finding that the TIF Plan for the District will afford maximum opportunity, consistent with the sound needs of the City as a whole, for the development or redevelopment of Redevelopment Project No. 1 by private enterprise. The project to be assisted by the District will result in increased employment in the City and the State of Minnesota, the renovation of substandard properties, increased tax base of the State and add a high - quality development to the City. Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District 15 Appendix D: Redevelopment Qualifications for the District Columbia Heights Economic Development Authority NE Business Center Tax Increment Financing District 16 Report of Inspection Procedures and Results for Determining Qualifications of a Tax Increment Financing District as a Redevelopment District Northeast Business Center Redevelopment TIF District Columbia Heights, Minnesota July 19, 2019 Prepared For the City of Columbia Heights Prepared by: LHB, Inc. 701 Washington Avenue North, Suite 200 Minneapolis, Minnesota 55401 LHB Project No. 190388 i TABLE OF CONTENTS PART 1 — EXECUTIVE SUMMARY ................................................. ............................... 2 Purpose of Evaluation .................................................. ..............................2 Scopeof Work ............................................................ ............................... 2 Conclusion.................................................................. ............................... 3 PART 2 — MINNESOTA STATUTE 469.174, SUBDIVISION 10 REQUIREMENTS....... 3 A. Coverage Test ....................................................... ............................... 3 B. Condition of Buildings Test .................................... ............................... 4 C. Distribution of Substandard Buildings .................... ............................... 5 PART 3 — PROCEDURES FOLLOWED .......................................... ............................... 6 PART4 — FINDINGS ....................................................................... ............................... 6 A. Coverage Test ....................................................... ............................... 6 B. Condition of Building Test ...................................... ............................... 7 1. Building Inspection ...................................... ..............................7 2. Replacement Cost ....................................... ..............................7 3. Code Deficiencies ...................................... ............................... 8 4. System Condition Deficiencies .................... ..............................8 C. Distribution of Substandard Structures .................. ............................... 9 PART 5 - TEAM CREDENTIALS ................................................... ............................... 11 APPENDIX A Property Condition Assessment Summary Sheet APPENDIX B Building Code, Condition Deficiency and Context Analysis Reports APPENDIX C Building Replacement Cost Reports Code Deficiency Cost Reports Photographs Northeast Business Center Redevelopment TIF District LHB Project No. 190388 Page 1 of 11 Final Report PART 1 - EXECUTIVE SUMMARY PURPOSE OF EVALUATION LHB was hired by the City of Columbia Heights to inspect and evaluate the properties within a Tax Increment Financing Redevelopment District ( "TIF District'D proposed to be established by the City. The proposed TIF District is bounded by 40`' Avenue Northeast, Central Avenue Northeast, and Gould Avenue Northeast (Diagram 1). The purpose of LHB's work is to detertnine whether the proposed TIF District meets the statutory requirements for coverage, and whether one (1) building on six (6) parcels, located within the proposed TIF District, meet the qualifications required for a Redevelopment District. Diagram 1— Proposed TIF District SCOPE OF WORK The proposed TIF District consists of six (6) parcels with one (1) building. One (1) building was inspected on June 3, 2019. A Building Code and Condition Deficiency Report for the building that was inspected is located in Appendix B. Northeast Business Center Redevelopment TIF District LHB Project No. 190388 Page 2 of 11 Final Report CONCLUSION After inspecting and evaluating the properties within the proposed TIF District and applying current statutory criteria for a Redevelopment District under Minnesota Statutes, Section 469.174, Subdivision 10, it is our professional opinion that the proposed TIF District qualifies as a Redevelopment District because: • The proposed TIF District has a coverage calculation of 95.2 percent which is above the 70 percent requirement. 100 percent of the buildings are structurally substandard which is above the 50 percent requirement. • The substandard buildings are reasonably distributed. The remainder of this report describes our process and findings in detail. PART 2 - MINNESOTA STATUTE 469.174, SUBDIVISION 10 REQUIREMENTS The properties were inspected in accordance with the following requirements under Minnesota Statutes, Section 469.174, Subdivision 10(c), which states: INTERIOR INSPECTION "The municipality may not make such determination [that the building is structurally substandard] without an interior inspection of the property..." EXTERIOR INSPECTION AND OTHER MEANS "An interior inspection of the property is not required, if the municipality finds that (1) the municipality or authority is unable to gain access to the property after using its best efforts to obtain permission from the party that owns or controls the property; and (2) the evidence otherwise supports a reasonable conclusion that the building is structurally substandard." DOCUMENTATION "Written documentation of the findings and reasons why an interior inspection was not conducted must be made and retained under section 469.175, subdivision 3(1)." QUALIFICATION REQUIREMENTS Minnesota Statutes, Section 469.174, Subdvidon 10 (a) (1) requires three tests for occupied parcels: A. COVERAGE TEST ... "parcels consisting of 70 percent of the area of the district are occupied by buildings, streets, utilities, or paved or gravel parking lots..." Northeast Business Center Redevelopment TIF District LHB Project No. 190388 Page 3 of 11 Final Report The coverage required by the parcel to be considered occupied is defined under Minnesota Statutes, Section 469.174, Subdivision 10(e), which states: "For purposes of this subdivision, a parcel is not occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures unless 15 percent of the area of the parcel contains buildings, streets, utilities, paved or gravel parking lots, or other similar structures." B. CONDITION OF BUILDINGS TEST Minnesota Statutes, Section 469.174, Subdivision 10(a) states, "...and more than 50 percent of the buildings, not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance;" Structurally substandard is defined under Minnesota Statutes, Section 469.174, Subdivision 10(b), which states: "For purposes of this subdivision, `structurally substandard' shall mean containing defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fine protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." a. We do not count energy code deficiencies toward the thresholds required by Minnesota Statutes, Section 469.174, Subdivision 10(b) defined as "structurally substandard ", due to concerns expressed by the State of Minnesota Court of Appeals in the Walser Auto Sales, Inc. vs. City of Richfield case filed November 13, 2001. 2. Buildings are not eligible to be considered structurally substandard unless they meet certain additional criteria, as set forth in Subdivision 10(c) which states: "A building is not structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the building code at a cost of less than 15 percent of the cost of constructing a new structure of the same square footage and type on the site. The municipality may find that a building is not disqualified as structurally substandard under the preceding sentence on the basis of reasonably available evidence, such as the size, type, and age of the building, the average cost of plumbing, electrical, or structural repairs, or other similar reliable evidence." "Items of evidence that support such a conclusion [that the building is not disqualified] include recent fire or police inspections, on -site property tax appraisals or housing inspections, exterior evidence of deterioration, or other similar reliable evidence." LHB counts energy code deficiencies toward the 15 percent code threshold required by Minnesota Statutes, Section 469.174, Subdivision 10(c)) for the following reasons: The Minnesota energy code is one of ten building code areas highlighted by the Minnesota Department of Labor and Industry website where minimum construction standards are required by law. Chapter 13 of the 2015 Minnesota Building Code states, "Buildings shall be designed and constructed in accordance with the International Energy Conservation Code." Furthermore, Minnesota Rules, Chapter 1305.0021 Subpart 9 states, "References Northeast Business Center Redevelopment TIF District LHB Project No. 190388 Page 4 of 11 Final Report to the International Energy Conservation Code in this code mean the Minnesota Energy Code..." The Senior Building Code Representative for the Construction Codes and Licensing Division of the Minnesota Department of Labor and Industry confirmed that the Minnesota Energy Code is being enforced throughout the State of Minnesota. In a January 2002 report to the Minnesota Legislature, the Management Analysis Division of the Minnesota Department of Administration confirmed that the construction cost of new buildings complying with the Minnesota Energy Code is higher than buildings built prior to the enactment of the code. Proper TIF analysis requires a comparison between the replacement value of a new building built under current code standards with the repairs that would be necessary to bring the existing building up to current code standards. In order for an equal comparison to be made, all applicable code chapters should be applied to both scenarios. Since current construction estimating software automatically applies the construction cost of complying with the Minnesota Energy Code, energy code deficiencies should also be identified in the existing structures. C. DISTRIBUTION OF SUBSTANDARD BUILDINGS Minnesota Statutes, Section 469.174, Subdivision 10, defines a Redevelopment District and requires one or more of the following conditions, "reasonably distributed throughout the district" (1) "Parcels consisting of 70 percent of the area of the district are occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures and more than 50 percent of the buildings, not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance; (2) the property consists of vacant, unused, underused, inappropriately used, or infrequently used rail yards, rail storage facilities, or excessive or vacated railroad rights -of -way; (3) tank facilities, or property whose immediately previous use was for tank facilities..." Our interpretation of the distribution requirement is that the substandard buildings must be reasonably distributed throughout the district as compared to the location of all buildings in the district. For example, if all of the buildings in a district are located on one half of the area of the district, with the other half occupied by parking lots (meeting the required 70 percent coverage for the district), we would evaluate the distribution of the substandard buildings compared with only the half of the district where the buildings are located. If all of the buildings in a district are located evenly throughout the entire area of the district, the substandard buildings must be reasonably distributed throughout the entire area of the district. We believe this is consistent with the opinion expressed by the State of Minnesota Court of Appeals in the Walser Auto Sales, Inc. vs. City of Richfield case filed November 13, 2001. Northeast Business Center Redevelopment TIF District LHB Project No. 190388 Page 5 of 11 Final Report PART 3 - PROCEDURES FOLLOWED LHB inspected one (1) building during the day of June 3, 2019. For the purposes of our work, we are defining buildings as those structures inhabited by human beings. These structures would typically include water, sewer and electricity. Parking structures are considered infrastructure which are not typically considered in TIF analysis because they have very few code requirements and are not intended for human occupation. PART 4 - FINDINGS A. COVERAGE TEST 1. The total square foot area of the parcel in the proposed TIF District was obtained from City records, GIS mapping and site verification. 2. The total square foot area of buildings and site improvements on the parcels in the proposed TIF District was obtained from City records, GIS mapping and site verification. 3. The percentage of coverage for each parcel in the proposed TIF District was computed to determine if the 15 percent minimum requirement was met. The total square footage of parcels meeting the 15 percent requirement was divided into the total square footage of the entire district to determine if the 70 percent requirement was met. FINDING: The proposed TIF District met the coverage test under Minnesota Statutes, Section 469.174, Subdivision 10(e), which resulted in parcels consisting of 95.2 percent of the area of the proposed TIF District being occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures (Diagram 2). This exceeds the 70 percent area coverage requirement for the proposed TIF District under Minnesota Statutes, Section 469.174, Subdivision (a) (1). Northeast Business Center Redevelopment TIF District LHB Project No. 190388 Page 6 of i t Final Report Diagram 2 — Coverage Diagram Shaded area depicts a parcel more than 15 percent occupied by buildings, streets, utilities, paved or gravel puking lots or other similar structures B. CONDITION OF BUILDING TEST BUILDING INSPECTION The first step in the evaluation process is the building inspection. After an initial walk - thm, the inspector makes a judgment whether or not a building "appears" to have enough defects or deficiencies of sufficient total significance to justify substantial renovation or clearance. If it does, the inspector documents with notes and photographs code and non- code deficiencies in the building. 2. REPLACEMENT COST The second step in evaluating a building to determine if it is substandard to a degree requiring substantial renovation or clearance is to determine its replacement cost. This is the cost of constructing a new structure of the same square footage and type on site. Replacement costs were researched using R.S. Means Cost Works square foot models for 2019. Northeast Business Center Redevelopment TIF District LHB Project No. 190388 Page 7 of 11 Final Report A replacement cost was calculated by first establishing building use (office, retail, residential, etc.), building construction type (wood, concrete, masonry, etc.), and building size to obtain the appropriate median replacement cost, which factors in the costs of construction in Columbia Heights, Minnesota. Replacement cost includes labor, materials, and the contractor's overhead and profit. Replacement costs do not include architectural fees, legal fees or other "soft" costs not directly related to construction activities. Replacement cost for each building is tabulated in Appendix A. 3. CODE DEFICIENCIES The next step in evaluating a building is to determine what code deficiencies exist with respect to such building. Code deficiencies are those conditions for a building which are not in compliance with current building codes applicable to new buildings in the State of Minnesota. Minnesota Statutes, Section 469.174, Subdivision 10(c), specifically provides that a building cannot be considered structurally substandard if its code deficiencies are not at least 15 percent of the replacement cost of the building. As a result, it was necessary to determine the extent of code deficiencies for each building in the proposed TIF District. The evaluation was made by reviewing all available information with respect to such buildings contained in City Building Inspection records and making interior and exterior inspections of the buildings. LHB utilizes the current Minnesota State Building Code as the official code for our evaluations. The Minnesota State Building Code is actually a series of provisional codes written specifically for Minnesota only requirements, adoption of several international codes, and amendments to the adopted international codes. After identifying the code deficiencies in each building, we used R.S. Means Cost Works 2019: Unit and Assembly Costs to determine the cost of correcting the identified deficiencies. We were then able to compare the correction costs with the replacement cost of each building to determine if the costs for correcting code deficiencies meet the required 15 percent threshold. FINDING: One (1) out of one (1) building (100 percent) in the proposed TIF District contained code deficiencies exceeding the 15 percent threshold required by Minnesota Statutes, Section 469.174, Subdivision 10(c). Building Code, Condition Deficiency and Context Analysis reports for the buildings in the proposed TIF District can be found in Appendix B of this report. 4. SYSTEM CONDITION DEFICIENCIES If a building meets the minimum code deficiency threshold under Minnesota Statutes, Section 469.174, Subdivision 10(c), then in order for such building to be "structurally substandard" under Minnesota Statutes, Section 469.174, Subdivision 10(b), the building's defects or deficiencies should be of sufficient total significance to justify "substantial renovation or Northeast Business Center Redevelopment TIF District LHB Project No. 190388 Page 8 of 11 Final Report clearance." Based on this definition, LHB re- evaluated each of the buildings that met the code deficiency threshold under Minnesota Statutes, Section 469.174, Subdivision 10(c), to determine if the total deficiencies warranted "substantial renovation or clearance" based on the criteria we outlined above. System condition deficiencies are a measurement of defects or substantial deterioration in site elements, structure, exterior envelope, mechanical and electrical components, fire protection and emergency systems, interior partitions, ceilings, floors and doors. The evaluation of system condition deficiencies was made by reviewing all available information contained in City records, and making interior and exterior inspections of the buildings. LHB only identified system condition deficiencies that were visible upon our inspection of the building or contained in City records. We did not consider the amount of "service life" used up for a particular component unless it was an obvious part of that component's deficiencies. After identifying the system condition deficiencies in each building, we used our professional judgment to determine if the list of defects or deficiencies is of sufficient total significance to justify "substantial renovation or clearance." FINDING: In our professional opinion, one (1) out of one (1) building (100 percent) in the proposed TIF District are structurally substandard to a degree requiring substantial renovation or clearance, because of defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance. This exceeds the 50 percent requirement of Subdivision 10a(1). C. DISTRIBUTION OF SUBSTANDARD STRUCTURES Much of this report has focused on the condition of individual buildings as they relate to requirements identified by Minnesota Statutes, Section 469.174, Subdivision 10. It is also important to look at the distribution of substandard buildings throughout the geographic area of the proposed TIF District (Diagram 3). Northeast Business Center Redevelopment TIF District LHB Project No. 190388 Page 9 of 11 Final Report FINDING: The parcels with substandard buildings are reasonably distributed compared to all parcels that contain buildings. Shaded orange area depicts substandard buildings. Northeast Business Center Redevelopment TIF District LHB Project No. 190388 Page 10 of 11 Final Report PART 5 - TEAM CREDENTIALS Michael A. Fischer, AIA, LEED AP - Project Principal/TIF Analyst Michael has 31 years of experience as project principal, project manager, project designer and project architect on planning, urban design, educational, commercial and governmental projects. He has become an expert on Tax Increment Finance District analysis assisting over 100 cities with strategic planning for TIF Districts. He is an Architectural Principal at LHB and currently leads the Minneapolis office. Michael completed a two -year Bush Fellowship, studying at MIT and Harvard in 1999, earning Masters degrees in City Planning and Real Estate Development from MIT. He has served on more than 50 committees, boards and community task forces, including a term as a City Council President and as Chair of a Metropolitan Planning Organization. Most recently, he served as Chair of the Edina, Minnesota planning commission and is currently a member of the Edina city council. Michael has also managed and designed several award- winning architectural projects, and was one of four architects in the Country to receive the AIA Young Architects Citation in 1997. Philip Waugh - Project Manager/TIF Analyst Philip is a project manager with 13 years of experience in historic preservation, building investigations, material research, and construction methods. He previously worked as a historic preservationist and also served as the preservation specialist at the St. Paul Heritage Preservation Commission. Currently, Phil sits on the Board of Directors for the Preservation Alliance of Minnesota. His current responsibilities include project management of historic preservation projects, performing building condition surveys and analysis, TIF analysis, writing preservation specifications, historic design reviews, writing Historic Preservation Tax Credit applications, preservation planning, and grant writing. Phil Fisher- Inspector For 35 years, Phil Fisher worked in the field of Building Operations in Minnesota including White Bear Lake Area Schools. At the University of Minnesota he earned his Bachelor of Science in Industrial Technology. He is a Certified Playground Safety Inspector, Certified Plant Engineer, and is trained in Minnesota Enterprise Real Properties (MERP) Facility Condition Assessment (FCA). His FCA training was recently applied to the Minnesota Department of Natural Resources Facilities Condition Assessment project involving over 2,000 buildings. M: \19Pmj \190388 \400 Design \406 Reports \Final Report\190388 Columbia Heights NE Business Center TIF Final Report.docc APPENDICES APPENDIX A Property Condition Assessment Summary Sheet APPENDIX B Building Code and Condition Deficiencies Reports APPENDIX C Building Replacement Cost Reports Code Deficiency Cost Reports Photographs Northeast Business Center Redevelopment TIF District LHB Project No. 190388 Page 11 of 11 Final Report APPENDIX A Property Condition Assessment Summary Sheet Northeast Business Center Redevelopment TIF District Columbia Heights Minnesota P pertyC tll Asass W5ummary Sheet R 9E'N. 20.1] -0110 9BBBGENRtpL RVE NE ImpweC 02889 39,110 916% 4$,689 B 36]6$C.t2 -0281 3889 CENIR.LL RVE NE Imgap0 IMeMNEtl<Mr 1 1 1 H.BtO 14,8)0 100.0% 10,810 C 3630.2432-0289 N'A so. Egenw S]1 8)1 100.4% 8]1 0 3&30.2432-0289 WP NrycuM Etlerb 2)2 2T1 IW.O% 250 SEg E 36303i32o$83 85040Th AVE NE Impao O Eabrbr 30,898 31,)89 95 MEN 1 %30.$IJ200)8 981 GWLD. NE VsaM Eallow 4,]92 0 0.0% 0 TOTALS 19eDZa 9521, 1 1 1 Total Coverage Percent: 95.2% Percent Of buildings exceeding 15 percent code deficiency threshold: 100.0% MV9Pry11903uffaa pvgn405 Repretelal Reper1r[1S0398 C.I.I. HgOh. NE Bmineea comer TIF Summery 3pree0aM1en tlstiROpvM IMO Percent of buldingS determined SUbStandald' 105.0% Np'orra BO[Neu CMix Re0ere0pronl TIF Ohe41 .a beard. —Em 190388 Pe9e 10r 1 PrcpMy Cm01110n Aue39menl3umrrary SNM APPENDIX B Building Code, Condition Deficiency and Context Analysis Reports Northeast Business Center Red, Deficiency TIF Report Parcel No. & Building Name: Parcel A and B NE Business Center Address: 3989 Central Ave NE, Columbia Heights, MN 55421 Parcel ID: 36- 30 -24 -32 -0110 and 36 -30- 24-32 -0261 Inspection Date(s) & Time(s): June 3, 2019 10:00 am Inspection Type: Interior and Exterior Summary of Deficiencies: It is our professional opinion that this building is Substandard because: - Substantial renovation is required to correct Conditions found. - Building Code deficiencies total more than 15% of replacement cost, NOT including energy code deficiencies. Estimated Replacement Cost: $17,957,352 Estimated Cost to Correct Building Code Deficiencies: $5,629,968 Percentage of Replacement Cost for Building Code Deficiencies: 31.35% Defects in Structural Elements 1. None observed. Combination of Deficiencies 1. Essential Utilities and Facilities a. Code - required potable water is not connected to the building. b. Code - required electrical service is not connected to the building. c. There is no code - compliant accessible route to all levels of the building. d. Restrooms are not code - compliant. 2. Light and Ventilation a. The lighting system does not comply with code. b. Electrical wiring does not comply with code. c. The HVAC system does not comply with code. 3. Fire Protection /Adequate Egress a. Thresholds do not comply with code for maximum height. b. Glass doors do not comply with code. c. Flooring material is damaged /missing creating an impediment to emergency egress, contrary to code. d. Sidewalks are damaged creating an impediment to emergency egress, contrary to code. e. Code - compliant smoke detectors should be installed in the building. f Emergency lighting is not code- compliant. g. Emergency notification system is not code - compliant. h. The building sprinkler system is not code - compliant. Northeast Business Center Redevelopment TIF Analysis Page 1 of 2 Building Report LHB Project No. 190388 3989 Central Ave NE — NE Business Center 4. Layout and Condition of Interior Partitions /Materials a. Ceiling tile is damaged /missing. b. Interior walls should be repaired /repainted. c. Mold is present in the budding. d. The building appears to have been vandalized. 5. Exterior Construction a. Roofing material has failed, allowing for water intension, contrary to code. b. Window gaskets have failed, allowing for water intrusion, contrary to code. c. Brick mortar has failed, allowing for water intrusion, contrary to code. d. Unauthorized people have been living in unsecured areas. Description of Code Deficiencies a. Code - required potable water should be connected to the building. b. Code - required electrical service should be connected to the building. c. A code - required accessible route to all levels of the building should be created. d. Restrooms should be made code - compliant. e. A code - compliant lighting system should be installed. E A code - compliant electrical system should be installed. g. A code - compliant HVAC system should be installed. h. Thresholds should be modified to comply with code. i. Glass doors should have code - required 10 -inch kick plates installed. j. Flooring material should be repaired /reinstalled to create an unimpeded means of egress per code. k. Sidewalks should be repaired /replaced to create an unimpeded means of egress per code. 1. Code - required smoke detectors should be installed. m. Code - compliant emergency lighting should be installed. n. Code - compliant emergency notification system should be installed. o. Code - compliant building sprinkler system should be installed. p. Roofing material has failed, allowing for water intrusion, contrary to code. q. Window gaskets have failed, allowing for water intrusion, contrary to code. r. Brick mortar has failed allowing for water intrusion, contrary to code. Overview of Deficiencies This multi-story building has been vacant for several years. The interior of the building has been vandalized and all ceilings, floors, and walls should be repaired, replaced, or repainted. There are no code - required utilities within the building. Code - required life safety systems have been compromised and should be replaced. There is no code - required accessible route to all levels of the building. The electrical system is compromised and does not comply with code. The HVAC system does not comply with code. Window gaskets have failed allowing for water intrusion. Roofing material has failed allowing for water intrusion. M: \19proi \190388 \400 Design \406 Reports \Building Reports \3989 Cenral Ave NE Building Report.doec Northeast Business Center Redevelopment TIF Analysis Page 2 of 2 Building Report LHB Project No. 190388 3989 Central Ave NE — NE Business Center APPENDIX C Building Replacement Cost Reports Code Deficiency Cost Reports Photographs Northeast Business Center Redevelopment TIF Analysis i R'SWe =tlyg cloth *c - C,,-11u0uRhft Square Foot Cost Estimate Report Estimate Name: NE Business Center Building Type: Office, 5 -10 Story with Brick Veneer / Reinforced Concrete Location: COLUMBIA HEIGHTS, MN Story Count: Story Height (L.F.): Floor Area (S.F.): Labor Type: Basement Included: Data Release: Cost Per Square Foot: Building Cost: 6 10.00 98200 OPN No Year 2019 $182.87 $17,957,352.31 Date: 6/25/2019 u ldf costs are caused trod, a bmldldg model wan oa.m rdmynnem.. _ ape NHerena, and market conditions ran cause costs to vary significantly %of Total Cost Per S.F. cost A3010 Standard Foundations $0.99 $96,827.02 A10101051560 Foundation wall, CIP, 4' wall height, direct chute, .148 CY /LF, 7.2 PLF, $0.49 $48,095.95 12" thick A10101103100 Strip footing, concrete, reinforced, load 14.8 KLF, soil bearing capacity $0.28 $27,385.58 6 KSF, 12" deep x 32" wide A10102107700 Spread footings, 3000 PSI concrete, load 200K, soil bearing capacity 6 $0.22 $21,345.49 KSF, 6'- 0" square x 20" deep A1030 Slab on Grade $0.95 $93,720.77 A10301202240 Slab on grade, 4" thick, non industrial, reinforced $0.95 $93,720.77 A2010 Basement Excavation $0.05 $5,256.32 A20101104560 Excavate and fill, 10,000 SF, 4' deep, sand, gravel, or common earth, $0.05 $5,256.32 on site storage 61010 Floor Construction $50.11 $4,921,274.45 810102049913 Cast -in -place concrete column, 12 ", square, tied, minimum $0.77 $75,301.73 reinforcing, 150K load, 10'- 14'story height, 135 Ibs /LF, 4000PSI 810102049918 Cast -in -place concrete column, 16 ", square, tied, minimum $1.05 $103,309.01 reinforcing, 300K load, 10' -14' story height, 240lbs /LF, 4000PSI B10102049924 Cast -in -place concrete column, 20 ", square, tied, minimum $3.02 $296,874.94 reinforcing, SOOK load, 10' -14' story height. 375 Ibs /LF, 4000PSI B10102154450 Concrete I beam, precast, 18" x 36 ", 790 PLF, 25' span, 6.44 KLF $29.06 $2,853,385.10 superimposed load B10102357550 Precast concrete double T beam, 2" topping, 24" deep x 8' wide, 50' $13.41 $1,317,303.90 span, 30 PSF superimposed load, 120 PSF total load B10102357800 Precast concrete double T beam, 2" topping, 24" deep x 8' wide, 50' $2.80 $275,099.77 span, 75 PSF superimposed load, 165 PSF total load 62020 Exterior Windows $11.11 $1,091,102.77 B20201066850 Windows, aluminum, sliding, insulated glass, 5'x 3' $2.74 $269,168.77 * 820202205000 Facing panel, textured aluminum, 4'x 8'x 5/16" plywood backing, $8.37 $821,934.00 single face 82030 Exterior Doors $0.39 $38,405.31 820301106950 Door, aluminum & glass, with transom, narrow stile, double door, $0.28 $27,495.85 hardware, 6' -0" x 10' -0" opening Northeast Business Center Redevelopment TIF Analysis Replacement Cost Report LHB Project No. 190388 Page t of 4 3989 Central Ave NE - NE Business Center B20302203450 Door, steel 18 gauge, hollow metal, 1 door with frame, no label, 3' -0" $0.11 $10,909.46 x 7' -O" opening B3010 Roof Coverings $1.29 $126,405.18 B30101203400 Roofing, single ply membrane, EPDM, 60 mils, loosely laid, stone $0.30 $29,257.05 ballast B30103202700 Insulation, rigid, roof deck, extruded polystyrene, 40 PSI compressive $0.72 $70,393.52 strength, 4" thick, R20 830104201400 Roof edges, aluminum, duranodic, .050" thick, 6" face $0.16 $16,093.74 830104300040 Flashing, aluminum, no backing sides, .019" $0.03 $3,140.98 830106305200 Gravel stop, aluminum, extruded, 4 ", duranodic, .050" thick $0.08 $7,519.89 B3020 Roof Openings $0.20 $19,467.15 830202100300 Roof hatch, with curb, 1" fiberglass insulation, 2' -6" x 3' -0 ", galvanized $0.09 $8,851.07 steel, 165lbs 830202102100 Smoke hatch, unlabeled, galvanized, 2' -6" x 3', not incl hand winch $0.11 $10,616.08 operator C1010 Partitions $3.20 $313,954.37 010101049000 Concrete block (CMU) partition, light weight, hollow, 6" thick, no $1.20 $117,559.05 finish, foamed in insulation C10101265400 Metal partition, 5/8 "fire rated gypsum board face, no base,3 -5/8" @ $0.60 $58,528.38 24" OC framing, same opposite face, no insulation C10101265425 Metal partition, 5/8 "fire rated gypsum board face, no base,3 -5/8" @ $0.58 $57,207.88 24" OC framing, same opposite face, sound attenuation insulation C10101280646 Furring 1 side only, steel channels, 3/4 ", 24" OC $0.19 $18,982.65 C10101280700 Gypsum board, 1 face only, exterior sheathing, fire resistant, 5/8" $0.10 $9,945.99 010101280700 Gypsum board, 1 face only, exterior sheathing, fire resistant, 5/8" $0.28 $27,419.33 C10101280960 Add for the following: taping and finishing $0.18 $17,839.91 070101280960 Add for the following: taping and finishing $0.07 $6,471.18 C1020 Interior Doors $3.54 $347,954.31 010201022600 Door, single leaf, kd steel frame, hollow metal, commercial quality, $3.54 $347,954.31 flush, 3' -0" x 7' -0" x 1 -3/8" C1030 Fittings $0.20 $19,242.30 C10301100420 Toilet partitions, cubicles, ceiling hung, plastic laminate $0.20 $19,242.30 C2010 Stair Construction $4.15 $407,860.14 020101100720 Stairs, steel, pan tread for conc in -fill, picket rail,12 risers w/ landing $4.15 $407,860.14 C3010 Wall Finishes $0.85 $83,509.67 C30102300140 Painting, interior on plaster and drywall, walls & ceilings, roller work, $0.60 $59,079.08 primer & 2 Coats C30102300140 Painting, interior on plaster and drywall, walls & ceilings, roller work, $0.25 $24,430.59 primer & 2 coats 03020 Floor Finishes $5.26 $516,058.68 C30204100080 Carpet tile, nylon, fusion bonded, 18" x 18" or 24" x 24 ", 35 oz $3.15 $309,469.05 C30204101600 Vinyl, composition tile, maximum $0.91 $89,573.13 C30204101720 Tile, ceramic natural clay $1.19 $117,016.50 C3030 Ceiling Finishes $6.45 $633,668.89 030302106000 Acoustic ceilings, 3/4" fiberglass board, 24" x 48" tile, tee grid, $6.45 $633,668.89 D1010 Elevators and Lifts Northeast Business Center Redevelopment TIF Analysis Replacement Cost Report LHB Project No. 190388 Page 2 of 4 3989 Central Ave NE - NE Business Center D10101109400 Traction, geared passenger, 3500 lb, 8 floors, 12' story height, 2 car $15.48 $1,520,548.44 Rroup, 200 FPM D2010 Plumbing Fixtures $1.59 $156,106.09 D20101102080 Water closet, vitreous china, bowl only with flush valve, wall hung $0.73 $71,985.57 D20102102000 Urinal, vitreous china, wall hung $0.10 $10,240.30 D20103101560 Lavatory w /trim, vanity top, PE on Cl, 20" x 18" $0.18 $17,629.54 D20104404340 Service sink w /trim, PE on Cl,wall hung w /rim guard, 24" x 20" $0.38 $37,370.99 D20108201920 Water cooler, electric, wall hung, wheelchair type, 7.5 GPH $0.19 $18,879.69 D2020 Domestic Water Distribution $0.65 $63,576.25 D20202502060 Gas fired water heater, commercial, 100< F rise, 200 MBH input, 192 $0.65 $63,576.25 GPH D2040 Rain Water Drainage $0.31 $30,032.52 D20402104280 Roof drain, Cl, soil,single hub, 5" diam, 10' high $0.21 $20,880.51 D20402104320 Roof drain, Cl, soil,single hub, 5" diam, for each additional foot add $0.09 $9,152.01 D3050 Terminal & Package Units $17.58 $1,726,017.21 D30501553960 Rooftop, multizone, air conditioner, offices, 25,000 SF, 79.16 ton $17.58 $1,726,017.21 D4010 Sprinklers $2.86 $280,922.94 D40104100620 Wet pipe sprinkler systems, steel, light hazard, 1 floor, 10,000 SF $0.45 $44,501.29 D40104100740 Wet pipe sprinkler systems, steel, light hazard, each additional floor, $2.27 $222,898.04 10,000 SF D40104108940 Standard High Rise Accessory Package 8 story $0.14 $13,523.61 D4020 Standpipes $1.08 $105,673.27 D40203101540 Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, 1 $0.28 $27,469.17 floor D40203101560 Wet standpipe risers, class III, steel, black, sch 40, 4" diam pipe, $0.44 $43,461.90 additional floors D40204103650 Fire pump, electric, with controller, 5" pump, 100 HP, 1000 GPM $0.31 $30,852.25 D40204103700 Fire pump, electric, for jockey pump system, add $0.04 $3,889.95 D5010 Electrical Service /Distribution $0.91 $89,407.91 D50101301400 Underground service installation, includes excavation, backfill, and $0.32 $30,989.00 compaction, 100' length, 4' depth, 3 phase, 4 wire, 277/480 volts, 800 A D50102300200 Feeder installation 600 V, including RGS conduit and XHHW wire, 60 A $0.02 $1,996.23 D50102300280 Feeder installation 600 V, including RGS conduit and XHHW wire, 200 $0.05 $4,801.00 A D50102300400 Feeder installation 600 V, including RGS conduit and XHHW wire, 800 $0.20 $19,395.80 A D5010240OS40 Switchgear installation, Ind switchboard, panels & circuit breaker, $0.33 $32,225.88 277/480 V, 800 A D5020 Lighting and Branch Wiring $12.42 $1,219,961.21 D50201100640 Receptacles Ind plate, box, conduit, wire, 16.5 per 1000 SF, 2.0 W per $4.99 $489,570.21 SF, with transformer D50201350320 Miscellaneous power, 1.2 watts $0.34 $33,877.04 D50201400280 Central air conditioning power, 4 watts $0.62 $60,946.85 D50201452080 Motor installation, three phase, 460 V, 15 HP motor size $0.11 $10,409.92 D50201550440 Motor feeder systems, three phase, feed to 200 V 5 HP, 230 V 7.5 HP, $0.02 $2,244.77 460 V 15 HP, 575 V 20 HP Northeast Business Center Redevelopment TIF Analysis Replacement Cost Report LAB Project No. 190388 Page 3 of 4 3989 Central Ave NE - NE Business Center D50201700320 D50201700560 D50202100520 D5030 D50303101020 D50309100456 D50309100462 D50309200110 E1090 Motor connections, three phase, 200/230/460/575 V, up to 5 HP $0.00 $129.92 Motor connections, three phase, 200/230/460/575 V, up to 100 HP $0.01 $583.37 Fluorescent fixtures recess mounted in ceiling, 1.6 watt per SF, 40 FC, $6.34 $622,199.13 10 fixtures @32watt per 1000 SF $3,591,470.46 Communications and Security $4.67 $458,928.68 Telephone wiring for offices & laboratories, 8 jacks /MSF $1.69 $165,930.50 Communication and alarm systems, fire detection, addressable, 100 $0.99 $97,381.75 detectors, includes outlets, boxes, conduit and wire $0.00 Fire alarm command center, addressable with voice, excl. wire & $0.16 $16,097.50 conduit Internet wiring, 8 data /voice outlets per 1000 S.F. $1.83 $179,518.93 Other Equipment $0.00 SubTotal 100% $146.29 $14,365,881.85 Contractor Fees (General Conditions,Overhead, Profit) 25.0% $36.57 $3,591,470.46 Architectural Fees 0.0% $0.00 $0.00 User Fees Total Building Cost 0.0% $0.00 $0.00 Northeast Business Center Redevelopment TIF Analysis Replacement Cost Report LHB Project No. 190388 Page 4 of 4 3989 Central Ave NE - NE Business Center Northeast Business Center Redevelopment TIF Parcels A and B - 3938 Central Ave NE, Columbia Heights, MN 55421 - PID 36- 30 -24 -32 -0110 and 36- 30 -24 -32 -0261 Accessibility Items Potable Water Connect code required potable water Electrical Service Connect code compliant electrical service Accessible Route Install a code compliant accessible route to all levels Restrooms Install code compliant accessible restrooms Structural Elements Exiting Thresholds Modify thresholds to comply with code Flooring Repair /replace flooring to provide a code compliant unimpeded means for emergency egress Glass Doors Install code compliant glass doors Sidewalks Repair /replace damaged sidewalks to provide a code compliant unimpeded means for emergency egress Fire Protection Smoke Detectors Install code required smoke detectors Emergency Lighting Install code compliant emergency lighting Emergency Notification System Install code compliant emergency notification system Building Sprinkler System Install code compliant building sprinkler system Exterior Construction Brick Mortar Repair /replace damaged brick mortar to prevent water intrusion per code Northeast Business Center Redevelopment TIF Analysis LHB Project No. 190388 Page 1 of 2 $ 1,500.00 Lump 1 $ 1,500.00 $ 1,500.00 Lump 1 $ 1,500.00 $ 15.48 SF 98,200 $ 1,520,136.00 $ 1.21 SF 98,200 $ 118,822.00 $ 1,000.00 Lump 1 $ 1,000.00 $ 5.26 SF 98,200 $ 516,532.00 $ 0.39 SF 98,200 $ 38,298.00 $ 2,500.00 Lump 1 $ 2,500.00 $ 0.99 SF 98,200 $ 97,218.00 $ 0.47 SF 98,200 $ 46,154.00 $ 0.16 SF 98,200 $ 15,712.00 $ 1.97 SF 98,200 $ 193,454.00 $ 2,500.00 Lump 1 $ 2,500.00 Code Deficiency Cost Report 3989 Central Ave NE - NE Business Center Windows Replace failed window gaskets to prevent water intrusion per code $ 0.19 SF 98,200 $ 18,658.00 Roof Construction Roofing Material Remove failed roofing material $ 0.17 SF 98,200 $ 16,694.00 Install code compliant roofing material to prevent water intrusion $ 1.49 SF 98,200 $ 146,318.00 Mechanical- Electrical Mechanical Install code compliant HVAC system $ 17.58 SF 98,200 $ 1,726,356.00 Electrical Install code compliant electrical system $ 5.54 SF 98,200 $ 544,028.00 Install code compliant lighting $ 6.34 SF 98,200 $ 622,588.00 5,629,968 Total Code Improvements $ Northeast Business Center Redevelopment TIF Analysis Code Deficiency Cost Report LHB Project No. 190388 Page 2 of 2 3989 Central Ave NE - NE Business Center Northeast Business Center Redevelopment TIF Analysis Photos: Parcels A and B - 3938 Central Ave NE - NE Business Center 20190709_083836.jpg 20190709_083838.jpg 20190709_083926.jpg 20190709_083936.jpg 20190709_084030.jpg 20190709_083940.jpg "Al 20190709_084010.jpg 20190709_084042.jpg 20190709_084049.jpg Page 1 of 19 20190709_083935.jpg 20190709_084014.jpg 20190709 084058.1P9 Northeast Business Center Redevelopment TIF Analysis Photos: Parcels A and B - 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In 2018 the EDA purchased the property located at 4827 University Ave NE through the commercial revitalization program. It was the ultimate goal of the EDA to demolish the single family residential house on the property, and prepare the site for redevelopment. With this intent in mind, Community Development staff reached out to the new fire chief to see if the fire department would like to utilize the single family home for a training burn, and the chief was excited to pursue the opportunity. The first step in preparing for a training burn is to remove any hazardous materials and to cut off all utilities. With all utilities cut or in the process of being cut, Community development staff began the bidding process for the task of removing hazardous materials from the property. The scope of work submitted in the RFQ included the removal of asbestos containing materials, any appliances or accessories containing hazardous materials, and two large fuel tanks under the house. In response to the RFQ, the EDA received 2 bids, and both contractors stated that they could complete the removal of asbestos and hazardous materials but could not remove the fuel tanks. Both contractors recommended Deans Tank Inc. for that aspect of the project, therefore, Community Development staff reached out to Dean's Tank Inc. to receive a quote for the removal of the tanks. The quote submitted by Robinson Environmental Inc. was determined to be the low bid for the base abatement work at $2,720, while Dean's Tank Inc. submitted a quote of $1,200 for the removal of the fuel tanks. Robinson Environmental Inc. and Dean's Tank Inc. shall furnish the services and necessary equipment to complete all work specified in the scope of work. All work will be performed in accordance with OSHA regulations, Minnesota Department of Health Asbestos Abatement Rules, and other applicable Federal and State regulations. Both contractors shall insure proper clean up, transport, and disposal of hazardous and asbestos contained materials. STAFF RECOMMENDATION: Staff recommends awarding the low bid for asbestos abatement at 4827 University Ave NE to Robinson Environmental Inc. Staff also recommends the approval of the Dean's Tank Inc. quote for the removal of the fuel tanks. RECOMMENDED MOTION(S): Motion: Move to accept the low bid of Robinson Environmental Inc. for the removal of all asbestos and contaminated material located at 4827 University Ave NE; and furthermore, to authorize the President and Executive Director to enter into an agreement for the same. Motion: Move to accept the quote from Dean's Tank Inc. for the removal of two fuel tanks located at 4827 University Ave NE; and furthermore, to authorize the President and Executive Director to enter into an agreement for the same. ATTACHMENTS: 1. Bid Spreadsheet Hazardous Material Bid Approval City of Columbia Heights - EDA Letter BID SPREAD SHEET Page 2 Company Asbestos Removal Hazardous Materials Total Twin Cities Abatement $ 3,100.00 $ 750.00 $ 3,850.00 Technologies, Inc. Robinson $ 2,320.00 $ 400.00 $ 2,720.00 Environmental, Inc.