09-18-06 Regular
.
CITY OF RICHFIELD, MINNESOTA
MONDAY, SEPTEMBER 18,2006
REGULAR HOUSING AND REDEVELOPMENT AUTHORITY MEETING
RICHFIELD CITY HALL
COUNCIL CHAMBERS
6700 PORTLAND AVENUE
7:00 P.M.
AGENDA
Call to order
1. Approval of minutes of (1) Special HRA Meeting of August 16, 2006 and (2) Regular
HRA Meeting of August 21,2006
Notes:
2. HRA approval of agenda
3. Consent Calendar contains several separate items which are acted upon by
the HRA in one motion. Once the Consent Calendar has been approved, the
individual items and recommended actions have also been approved. No
further HRA action is necessary. However, any HRA Commissioner may
request that an item be removed from the Consent Calendar and placed on the
regular agenda for HRA discussion and action. All items listed on the
Consent Calendar are recommended for approval.
A. Consideration of approval of professional services agreement with Hoisington Koegler
Group, Inc. for assistance in implementation of 1-494 vision, as needed SR. No. 62
Notes:
4. Public hearing regarding Richfield HRA annual Public Housing Authority Plan for Section 8
Housing Assistance Program
Staff Report No. 63
Notes:
5. Consideration of resolution adopting modification to Redevelopment Plan for Richfield
Redevelopment Project Area, establishing Cedar Avenue Tax Increment Financing District
therein and adopting tax increment financing plan therefor
Staff Report No. 64
Notes:
6. Consideration of matters pertaining to HRA commercial mortgage for Kensington Park
Staff Report No. 65
Notes:
7. Consideration of resolution approving fourth amendment to contract for private
development with Ryan Companies US, Inc. for Cedar Point Commons
Staff Report No. 66
Notes:
8. Consideration of resolution approving assignment and subordination of contract for private
development with Ryan Companies US, Inc.
Staff Report No. 67
Notes:
9. Consideration of HRA administrative process for responding to advertised mortgage
foreclosures
Staff Report No. 68
Notes:
10. Consideration of preparing and processing'Note for Redemption for 6225-14th Avenue
notice of foreclosure
Staff Report No. 69
Notes:
11 . Consideration of contract for demolition and hazardous materials abatement services for
6500 Cedar Avenue
Staff Report No. 70
Notes:
12. Consideration of contract for demolition and hazardous materials abatement services for
6300 Cedar Avenue
Staff Report No. 71
Notes:
13. Executive Director report
Notes:
14. Claims and payroll
Adjournment
Auxiliary aids for individuals with disabilities are available upon r quest. Requests must
. be made at least 96 hours in advance to the City Clerk at 612-861-9738.
AGENDA ITEM # 3A
REpORT # 62
.......
STAFF REpORT
RICHlFIELIT>
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
SEPTEMBER 18, 2006
REpORT PREPARED By:
BRUCEPALMBORG,COMMDmTY
DEVELOPMENT DIRECTOR
NAME, TInE
REpORT PRESENTER:
PATRICK SMITH, COMMDmTY
DEVELOPMENT MANAGER
NAME, TInE
DEPARTMENT DIRECTOR REVIEW:
REVIEWED BY EXECUTIVE DIRECT
ITEM FOR HRA CONSIDERATION:
Consideration of a Professional Service Agreement with Hoisington Koegler Group Inc. for
assistance in implementation of the 1-494 Vision as needed.
I. RECOMMENDED ACTION:
By Motion: Approve a Professional Services Agreement with
Hoisington Koegler Group Inc. for assistance in implementation of
the 1-494 Vision as needed.
I II. BACKGROUND I
Earlier this year, the visioning process for the 1-494 Corridor was completed and
provided. While it is an exciting concept, its implementation from a design
perspective will be complex. It provides for both horizontal and vertical
integration of uses, structured parking and a number of green features for
example. The initial developments will set the standard for implementation of the
vision.
091806 PSA-HKGi
It is proposed that the Housing and Redevelopment Authority (HRA) contract with
Hoisington Koegler Group Inc. (HKGi) for these design services. They were the
consultants that helped formulate the vision. At this point, staff has had very
preliminary "brainstorming" discussions with representatives of Richfield
Bloomington Honda. They need to expand and update their facilities. They
would like to undertake these improvements at their current location within the
context of the new Zoning Ordinance. It is this contact that has provided the
impetus for this proposal. There have been no other similar opportunities as of
this time.
I III. BASIS OF RECOMMENDATION I
I A. POLICY I
. The corridor vision and supporting implementation tools, including
zoning and comprehensive plan matters, have been approved by
the HRA, Planning Commission and City Council.
I B. CRITICAL ISSUES I
. A significant step in realizing the vision will be the transfer of the
concepts to actual development proposals. This is especially
critical with the initial ones. Having HKGi under contract would
make them readily available as the need arises in the future.
I C. FINANCIAL I
. Funds in the amount of $12,000 are available from the recently
approved HRA 2006-07 budget.
I D. LEGAL I
. The standard form HRA Professional Services Agreement would be
utilized.
I IV.
ALTERNATIVE RECOMMENDATION(S) I
. Do not authorize the Professional Services Agreement.
. Delay consideration.
IV.
ATTACHMENTS
. Professional Services Agreement
I VI.
PRINCIPAL PARTIES EXPECTED AT
MEETING
. N/A
091806 PSA-HKGi
3A-{
PROFESSIONAL SERVICES AGREEMENT
Hoisington Koegler Group Inc.
THIS AGREEMENT made and entered into by and between the Housing and
Redevelopment Authority in and for the City of Richfield, State of Minnesota, hereinafter
referred to as the "HRA", and Hoisington Koegler Group Inc., hereinafter referred to as
"HKGi".
WITNESSETH:
WHEREAS, the HRA wishes to purchase the services of HKGi; and
WHEREAS, there are funds available for the purchase of these services.
NOW, THEREFORE, in consideration of the mutual undertakings and
agreements hereinafter set forth, the HRA and HKGi agree as follows:
1. TERMS AND COST OF THE AGREEMENT
HKGi agrees to furnish urban design services to the HRA for assistance in the
implementation of the 1-494 Vision. The total cost of this Agreement shall not
exceed $12,000 unless amended by the HRA. Should additional services be
required, an amendment to the Agreement will be necessary. All reports,
memos, and other data produced by HKGi become the property of the HRA.
2. PAYMENT FOR SERVICES
Invoices may be submitted monthly. Payment for services shall be made directly
to HKGi by check. Invoices shall be of sufficient detail for the HRA to determine
the line item task being completed. Payment shall be made within 30 days of
receipt of an invoice by the HRA.
3. INDEPENDENT CONTRACTOR
HKGi shall select the means, method, and manner of performing the services
herein in consultation with the HRA. Nothing is intended or should be construed
in any manner as creating or establishing the relationship of copartners between
HKGi and the HRA or as constituting HKGi as the agent, representative, or
employee of the HRA for any purpose or in any manner whatsoever. HKGi is to
be and shall remain an independent contractor with respect to all services
performed under this Agreement. HKGi represents that it has or will secure at its
own expense all personnel required in performing services under this Agreement.
Any and all personnel of HKGi or other persons while engaged in the
performance of any work or services required by this Agreement shall have no
091806 PSA-HKGi
3A-J.
contractual relationship with the HRA, and shall not be considered employees of
the HRA. Any and all claims that mayor might arise under the Unemployment
Compensation Act or the Workers' Compensation Act of the State of Minnesota
on behalf of saidpersonnel, arising out of employment or alleged employment,
including, without limitation, claims of discrimination against HKGi, its officers,
agents, contractors, or employees shall in no way be the responsibility of the
HRA. HKGi shall defend, indemnify, and hold the HRA, its officers, agents, and
employees harmless from any and all such claims irrespective of any
determination of any pertinent tribunal, agency, board, commission, or court.
Such personnel or other persons shall neither require nor be entitled to any
compensation, rights, or benefits of any kind whatsoever from the HRA,
including, without limitation, tenure rights, medical and hospital care, sick and
vacation leave, Workers' Compensation, Unemployment Insurance, disability,
severance pay, and PERA.
4. NONDISCRIMINATION
The HRA operates in accordance with the City of Richfield's policies against
discrimination. No person shall be excluded from or denied the benefits of any
service performance or contemplated under the terms of this Agreement on the
grounds of race, color, creed, religion, age, sex, disability, marital status, public
assistance status, ex-offender status, or national origin; and no person who is
protected by applicable Federal or State laws against discrimination shall be
otherwise subjected to discrimination. HKGi shall (1) furnish all information and
reports which may be required by the City's Affirmative Action Policy, and (2) it
shall comply with the City's Equal Employment Opportunity/Affirmative Action
Policies with regard to employment and contracting (See Exhibit A).
5. INDEMNITY AND INSURANCE
HKGi agrees to defend, indemnify, and hold the HRA, its officers, and employees
harmless from any liability claims, damages, costs, judgments, or expenses,
including reasonable attorney, fees, resulting directly or indirectly from a
negligent act or omission (including without limitation professional errors or
omissions) of HKGi, its agents, employees, or assignees in performance of the
services provided by this contract, and against all loss by reason of the failure of
HKGi to fully perform in any respect, all obligations under this contract.
6. RECORDS - AVAilABILITY
HKGi agrees that the HRA, the State Auditor, or any of their duly authorized
representatives at any time during normal business hours and as often as they
may reasonably deem necessary, shall have access to and the right to examine,
audit, excerpt, and transcribe any books, documents, paper~, records, etc., which
are pertinent to the accounting practices and procedures of HKGi and involve
091806 PSA-HKGi
2>,4~ 3
transactions relating to this Agreement. Records shall be retained for three years
from date of final payment with respect to the project.
7 . DATA PRACTICES COMPLIANCE
This contract is governed by Minnesota Statutes, 9 13.05, subds. 6 and 11, the
provisions of which are incorporated by reference into this contract. The HRA
agrees to give HKGi access to data collected or maintained by the HRA as
necessary to perform HKGi's obligations under this contract. HKGi agrees to
maintain all data obtained from the HRA consistent with the requirements of the
Minnesota Government Data Practices Act, Minn. Stat. 99 13.02 et seq. (the
"Act"). HKGi will not release or disclose the contents of data classified as not
public to any person except at the written direction of the HRA. HKGi agrees to
defend and indemnify the HRA from any claim, liability, damage or loss asserted
against HRA as a result of HKGi's failure to comply with the requirements of this
paragraph; provided that HKGi shall have no duty to defend or indemnify where
the HKGi has acted in conformance with the HRA's written directions. Upon
termination of this contract, HKGi agrees to return data to the HRA, as requested
by the H RA.
8. NON-ASSIGNMENT
HKGi shall not assign, subcontract, transfer, or pledge this contract and/or the
services to be performed hereunder, whether in whole or in part, without the prior
written consent of the HRA.
9. MERGER AND MODIFICATION
a. It is understood and agreed that the entire Agreement between the parties
is contained herein and that Agreement supersedes all oral agreements
and negotiations between the parties relating to the subject matter hereof.
All items referred to in this Agreement are incorporated or attached and
are deemed to be part of this Agreement.
b. Any material alterations, variations, modifications, or waivers of provisions
of this Agreement shall only be valid when they have been reduced to
writing as an amendment to this Agreement signed by the parties hereto.
10. DEFAULT AND CANCELLATION
a. If HKGi fails to perform any of the provisions of this Agreement or so fails
to administer the work as to endanger the performance of the Agreement,
this shall constitute a default. Unless the default is excused, the HRA,
may upon written notice, immediately cancel the Agreement in its entirety.
091806 PSA-HKGi
3f1-cf
b. The HRA's failure to insist upon strict performance of any provision or to
exercise any right under this Agreement shall not be deemed a
relinquishment or waiver of the same, unless consented to in writing.
Such consent shall not constitute a general waiver or relinquishment
throughout the entire term of the Agreement.
c. This Agreement may be canceled without cause by either party upon thirty
(30) days written notice.
11. CONTRACT ADMINISTRATION
In order to coordinate the services of HKGi with the activities of the HRA so as to
accomplish the purposes of this contract, Patrick Smith, Community
Development Manager shall manage this contract on behalf of the HRA.
In addition, from time to time, meetings shall be held between HKGi and HRA
staff. HKGi may also report directly to the HRA.
12. NOTICES
Any notice or demand which must be given or made by a party hereto under the
terms of this Agreement shall be in writing.
091806 PSA-HKGi
3A~5
Notices shall be sent as follows:
Community Development Department
Patrick Smith, Community Development Manager
City Hall
6700 Portland Avenue South
Richfield, MN 55423
Hoisington Koegler Group Inc.
Mark Koegler
123 North Third Street, Suite 100
Minneapolis, MN 55401
HKGi having signed this contract, and the HRA having duly approved this contract on
, 2006, and pursuant to such approval and the proper HRA
officials having signed this contract, the parties hereto agree to be bound by the
provisions herein set forth.
HOUSING AND REDEVELOPMENT AUTHORITY
IN AND FOR THE CITY OF RICHFIELD
By:
Suzanne M. Sandahl
Its: Chairperson
By:
Steven L. Devich
Its: Executive Director
HOISINGTON KOEGLER GROUP, INC.
By:
Hoisington Koegler Group Inc.
091806 PSA-HKGi
3A-ft,
EXHIBIT A
AFFIRMATIVE ACTION REQUIREMENTS
On January 1, 1988, the Richfield City Council approved an affirmative action program
which requires the City "to provide equality of opportunity in employment to all person
and to prohibit discrimination because of race, color, religion, national origin, place of
residents, political affiliation, disability, marital status, status with regard to public
assistance, sex, or age in all aspects of the City's personnel policies, programs, and
practices" .
The program further requires that the City support the various relationships with
contractors, subcontracts and vendors. Therefore, requirements have been adopted for
contracts as follows:
a. The contractor shall submit a signed statement (Exhibit B) signifying that they are
in compliance with the standards of equal employment and anti-discrimination as
cited in the Civil Rights Act of 1964 as amended in 1972 by the Equal
Employment Opportunity Act.
b. In accordance with the City of Richfield's Affirmative Action policy, no person
shall, on the ground of race, creed, color, sex, age, disability, or national origin be
excluded from full employment rights in, participation in, be denied the benefits
of, or be otherwise subjected to discrimination under any program, service, or
activity for which the parties received, or will receive financial assistance under
the provisions of any and all applicable federal and state laws against
discrimination. The contractor will furnish all information and reports if required
by the City of Richfield or by Executive Order No. 11246 and Revised Order No.
4, and by the rules and regulations and orders of the Secretary of Labor or the
State of Minnesota for purposes of investigation to ascertain compliance with
such rules, regulations, and orders.
c. 1971 Minnesota Statutes 181.59 is made a part of this contract. See
Exhibit C.
3 f}-1
EXHIBIT B
STATEMENT OF COMPLIANCE
The undersigned, in his/her capacity as agent for HKGi, hereby states that HKGi is in
compliance with the standards of equal employment and anti-discrimination as cited in
the Civil Rights Act of 1964 as amended in 1972 by the Equal Employment Opportunity
Act.
Dated:
By:
Its:
3 fi-?]
EXHIBIT C
181.59 DISCRIMINATION ON ACCOUNT OF RACE, CREED, OR COLOR
PROHIBITED IN CONTRACT.
Every contract for or on behalf of the State of Minnesota, or any county, city,
town, township, school, school district, or any other district in the state, for materials,
supplies, or construction shall contain provisions by which the contractor agrees:
(1) That, in the hiring of common or skilled labor for the performance of any work
under any contract, or any subcontract, no contractor, material supplier, or vendor,
shall, by reason of race, creed, or color, discriminate against the person or persons who
are citizens of the United States or resident aliens who are qualified and available to
perform the work to which the employment relates;
(2) That no contractor, material supplier, or vendor, shall, in any manner,
discriminate against, or intimidate, or prevent the employment of any person or persons
identified in clause (1) of this section, or on being hired, prevent, or conspire to prevent,
the person or persons from the performance of work under any contract on account of
race, creed, or color;
(3) That a violation of this section is a misdemeanor; and
(4) That this contract may be canceled or terminated by the state, county, city,
town, school board, or any other person authorized to grant the contracts for
employment, and all money due, or to become due under the contract, may be forfeited
for a second or any subsequent violation of the terms or conditions of this contract.
History: 1941 c 238; 1973 c 123 art 5 s 7; 1984 c 609 s 11
AGENDA ITEM # 4
REpORT # 63
.....
STAFF REpORT
RICHFIELD
. HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
SEPTEMBER 18, 2006
REpORT PREPARED By:
L YNNETTE CHAMBERS, LEASED HOUSING
SPECIALIST
NAME, TITLE
REpORT PRESENTER:
BRUCE NORDQUIST, HOUSING AND
REDEVELOPMENT~NAGER
DEPARTMENT DIRECTOR REVIEW:
NAME, TITLE
REVIEWED BY EXECUTIVE DIRECTOR:
ITEM FOR HRA CONSIDERATION:
Public hearing regarding the approval of the Richfield Housing and Redevelopment Authority's
annual Public Housing Authority Plan.
I. RECOMMENDED ACTION:
Conduct and close the public hearing and by motion: Approve the
Housing and Redevelopment Authority's annual Public Housing
Authority Plan for the Section 8 Housing Assistance Program and
authorize the Chair and Executive Director to execute program
documents.
I II. BACKGROUND I
The Quality Housing and Work Responsibility Act of 1998 (QHWRA) was created by
Congress. It requires the Housing and Redevelopment Authority (HRA), as a Public
Housing Agency (PHA), to have a five-year plan and an annual plan. The five-year
PHA Plan describes the housing mission of the Agency and the Agency's long-range
goals and objectives for achieving its mission over the subsequent five years. The
annual PHA Plan provides details about the Agency's immediate operations, program
participants,! and programs and services and the Agency's strategy for addressing the
needs of the community in the upcoming fiscal year. Staff has developed a PHA Plan
in proper form and content.
091806 Section 8
In addition, QHWRA requires the HRA to maintain a "Resident Advisory Board" to
make comments about the PHA Plan. The Resident Advisory Board, made up of
program tenants that volunteer to provide feedback, had no additional comments to
the PHA Plan.
I III. BASIS OF RECOMMENDATION I
I A. POLICY I
. The HRA must formally adopt the PHA Plan following a public hearing.
. The Department of Housing and Urban Development (HUD) requires the
HRA Chair and Executive Director to execute documents.
. HUD has designated Richfield as a high performer; signaling a high level of
performance.
. The public hearing notice of 45 days has not generated any comments or
concerns.
.1 B. CRITICAL ISSUES I
. Failure to approve the PHA Plan will result in receiving a non-compliance
status with HUD. "Non-compliance" violates the contracts that the HRA has
with HUD and results in a loss of administrative and rent assistance funds..
I C. FINANCIAL I
. The HRA has four contracts for administrative and rent assistance funds
with HUD.
. Annually, the HRA receives approximately $1,429,230 for rental assistance
payments and $149,970 for administrative payments. A current PHA Plan is
a requirement of these contracts.
I D. LEGAL I
. The Housing Assistance Program (HAP) contracts that the HRA has with
HUD have been previously reviewed and approved by legal counsel.
. Proper notice was published on August 3, 2006 in the Sun Current of the
availability to review the PHA Plan and of the public hearing to be held
concerning PHA Plan approval. The publication schedule is in compliance
with HUD regulations.
I IV. ALTERNATIVEREcOMMENDATION(S) I
. Do not approve the PHA Plan at this time. (The HRA would not be in compliance
with HUD).
I V. ATTACHMENTS
. Summary Update (Attachment A)
I VI. PRINCIPAL PARTIES EXPECTED AT MEETING
. N/A
4,1
Attachment A
Summary Update
Richfield HRA Annual Plan, Year 2007
September 18, 2006
The annual Pubic Housing Agency Plan (PHA Plan) is a 16-page document. Known as
HUD Form #50075-SA, this PHA Plan provides a standard way for all PHA Plans and
the Richfield Housing and Redevelopment Authority (HRA) to report that the PHA Plan
complies with all federal regulations.
To summarize:
· The mission of the HRA is the same as HUD's: to promote adequate and affordable
housing, economic opportunity and a suitable living environment free from
discrimination.
· The HRA goals are to:
~ Secure more rental vouchers when available.
~ Acquire and/or build affordable housing.
~ Improve program administration (Richfield is already a high performer.)
~ Increase program participation by landlords.
~ Promote client self-sufficiency.
~ Ensure equal opportunity and fair housing standards are achieved.
The PHA Plan document ends with:
. a drug-free certification form;
. a certificate that no payments have been made to influence federal transactions;
and
. a three page certification form that the HRA does and will comply with all applicable
federal regulations as listed on the certification and signed by the HRA Chair.
The annual PHA Plan in its entirety is always available to the HRA and the public, and
the PHA Plan is available for review at the Community Development Department.
AGENDA ITEM # 5
REpORT # 64
.......
STAFF REpORT
RICHFIELD
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
SEPTEMBER 18, 2006
REpORT PREPARED By:
KATIA MEDVETSKI,
REDEVELOPMENT SPECIALIST
NAME, TITLE
REpORT PRESENTER:
PATRICK SMITH, COMMUNITY
DEVELOPMENT MANAGER
NAME, TITLE
DEPARTMENT DIRECTOR REVIEW:
REVIEWED BY EXECUTIVE DIRECTOR:
ITEM FOR HRA CONSIDERATION:
Consideration of a resolution adopting a Modification to the Redevelopment Plan for the
Richfield Redevelopment Project Area, establishing the Cedar Avenue Tax Increment
Financing District therein and adopting a tax increment financina clan therefor.
I. RECOMMENDED ACTION:
By Motion: Approve a resolution adopting a Modification to the
Redevelopment Plan' for the Richfield Redevelopment Project Area,
thereby establishing the Cedar Avenue Tax Increment Financing
District therein and adopting a tax increment financing plan therefor.
I II. BACKGROUND I
. In 2005, the Minnesota legislature (Chapter 152, Section 25, Subd. 1)
authorized the City of Richfield to "create a tax increment financing district
consisting of an area lying west of Trunk Highway 77 extending: to 16th
Avenue between Crosstown Highway 62 and 66th Street; to 17th Avenue
between 66th and 69th Streets; and to 18th Avenue between 69th and 72nd
Streets (See attached map.) Subd. 2 provided that the TIF district created
pursuant to Subd. 1 to be deemed a redevelopment district, and further
provided that expenditures in the district are deemed to be the costs of
correcting conditions that allow the designation of redevelopment district, and
0918062ModRedPlanCedarTIFPlan
further, that the five-year rule under Minnesota Statutes does not apply (i.e.
district ceases to exist if no development in five years).
. On June 2, 2005 the Governor signed the bill for this legislation. On June 28,
2005, the Richfield City Council approved a resolution approving this special
law.
. The purpose of the Modification to the Redevelopment Plan for the Richfield
Redevelopment Project Area (Cedar Corridor Area) (Modified Plan) is to
incorporate the Cedar Corridor Area TIF District into this plan to allow for tax
increment expenditures. State Statute requires this modification.
. The following summary highlights certain sections of the Modified Plan
relevant to the finding of consistency to the Comprehensive Plan.
Section B. Statement of Public Purpose CPaae 3) sets forth the
determination that the portion of the Richfield Redevelopment Project Area
comprising the Cedar Corridor Area is considered "blighted" in accordance
with Minnesota Statutes, Section 469.002, Subd. 11 and Minnesota
Statutes, Section 469.028, Subd. 3 as documented within the "Blight
Assessment Report - Richfield Redevelopment Project Area Modification -
Cedar Corridor Area," dated August 9,2006 by Cornejo Consulting (Blight
Assessment Report), copy of which is attached.
The purpose of the Blight Assessment Report is to support the Modified Plan
by analyzing the physical conditions of the Cedar Corridor Area (including
the Cedar Point Development Area as previously reviewed) and public policy
evidenced through a number of key studies, committee analyses, and
legislative initiatives and actions relative to airport operations and projected
low frequency noise, impacting the Cedar Corridor Area. This includes
consideration of the Low Frequency Noise Policy Committee Report which
eventually resulted in the establishment of the TIF District boundary which
coincides with the 87 db. Attachment D (Detailed Analysis of Blight
Conditions) of the Blight Assessment Report provides in-depth description
for the summarized chart findings located at Attachment C (Cedar Corridor
Blight Assessment Criteria Chart). Photos at Attachment E provide a visual
aid for a review of the Cedar Point Development Area.
Section D. Statement of Goals and Obiectives CPaae 4) within the
Modified Plan consolidates changes made in 2005. There are no new
changes as a result of the current plan modification.
Section E. Description of the Redevelopment Proiect Area reinforces
that the boundary of the Project Area is not being changed. The map at
Appendix A of the Modified Plan shows the boundary as of the last change
in December, 2005.
Section F. Development Activities and Aareements (Paae 8>. provides
for the private and public activities to be undertaken in the Cedar Corridor
Area. Projected private activities could include the construction of
approximately 350,000 square feet of retail development, 600,000 square
feet of office space and 600 housing units. These figures includes activities
currently underway with the Cedar Point Commons project and the proposed
additional retail space planned for the west side of 17th Avenue on the 6500
block. Agreements for the construction of this space between the HRA and
the Developer will proceed upon the processing and approval of the Modified
Plan and Tax Increment Financing Plan for the Cedar Avenue Tax Increment
Financing District.
Public activities within the corridor are proposed to include site assembly,
roadway improvements, greenway/parkway improvements, and enhanced
streetscape features.
Section G. Public Development Cost; Proceeds; Financina (Paae 9)
identifies the public funding sources for the project.
Section H. Proposed Land Use (Paae 10) indicates the current land uses
in the Cedar Corridor Area. Previously in 2004, the Planning Commission
and City approved an amendment to the Comprehensive Plan designation
for the Cedar Point Development Area to "Regional Commercial/Office"to
accommodate the retail improvements. Supplemental and future
development and/or redevelopment could warrant additional land use
changes in the corridor.
Section I. ACQuisition. Relocation and Rehabilitation Activities (Paae
ill lists the properties to be acquired by both the public and the developer
within the TIF District.
. The Tax Increment Financing Plan for the Cedar Avenue Tax Increment
Financing District (TIF Plan) officially establishes the Cedar Avenue Tax
Increment Financing District within the context of the special legislation and
provides the funding mechanism necessary for public funds to be created
and spent within the designated area for specific redevelopment activities.
(The TIF Plan is sequenced after the Modifications to the Redevelopment
Plan with the attachments.)
. Since a portion of the overall Cedar Corridor consists of the Cedar Point Area
and Cedar Point Commons development project, this portion will not be part
of the new tax increment financing district because it is a tax abatement area.
. Also, since redevelopment efforts are only beginning in the entire Corridor
area, the TIF Plan provides for financing projections of anticipated
development, budgeted sources and uses of funds, and impacts on other
taxing jurisdictions based on these projections. (The actual outcomes will
likely vary from the projections).
. The most immediate redevelopment linked to this TIF Plan is the retail
redevelopment on the 6500 block of the west side of 17th Avenue that is part
of the Cedar Point Commons project.
I III. BASIS OF RECOMMENDATION I
I A. POLlCY I
. The Richfield HRA and City of Richfield are committed to facilitating
land use and development changes in the Cedar Corridor Area to
mitigate impacts of the operations at the Minneapolis-St. Paul
International Airport.
. In 2005 the Minnesota Legislature provided a critical mechanism to
the City for facilitating redevelopment within the Cedar Corridor, the
use of tax increment financing.
I B. CRITICAL ISSUES . I
. The west side of 17th Avenue or Block 2 of the Cedar Point Commons
plat is a proposed retail redevelopment project that is integral to Cedar
Point Commons.
. The Developer is seeking tax increment financing assistance for this
portion of the project, which can be supported by actions related to the
Modified Plan and TIF Plan.
. The following procedural processes have been undertaken thus far:
. Notification of proposed plan modifications and date of public
hearing made to Hennepin County Commissioner Randy Johnson
on August 11, 2006;
. Notification of fiscal/economic implications to Hennepin County
Auditor and School Board on August 23, 2006.
. Approval of resolution by Planning Commission on August 28,
2006 finding that a Modification to the Redevelopment Plan for the
Richfield Redevelopment Project Area and the proposed
establishment of the Cedar Avenue Tax Increment Financing
District conform to the general plans for the development and
red~velopment of the City.
. Submission of legal notice of public hearing to Sun Current
newspaper for publication on September 14, 2006. The public
hearing and City Council consideration of the Modified Plan and
TIF Plan is scheduled for September 26,2006.
I C. FINANCIAL I
. Various sources of funds have been provided to the City for
development and redevelopment activities to occur within the Cedar
Corridor Area. Tax increment financing will now be among the
sources available.
I D. LEGAL I
. The Modified Plan, TIF Plan, and resolutions were prepared by the
HRA's financial consultant, Ehlers & Associates, Inc., legal counsel,
Kennedy & Graven, Chartered, and staff.
. The Blight Assessment Report - Richfield Redevelopment Project
Area Modification - Cedar Corridor Area," dated August 9,2006 was
prepared by Cornejo Consulting.
I IV. ALTERNATIVE RECOMMENDATION(S) I
. Delay approval of the Modified Plan and TIF Plan and direct staff on further
process and procedure.
. Do not approve the Modified Plan and TIF Plan.
. Either option could negatively impact the redevelopment of the 6500 block of
the west side of 17th Avenue.
I V. ATTACHMENTS I
. Map - Richfield Redevelopment Project Area and Cedar Corridor Tax
Increment Financing District
. Resolution
. Modification to the Redevelopment Plan for the Richfield Redevelopment
Project Area and Tax Increment Financing Plan for the Cedar Avenue Tax
Increment Financing District.
. Blight Assessment Report
I VI. PRINCIPAL PARTIES EXPECTED AT MEETING
. Dan Cornejo, Cornejo Consulting
. Sid Inman, Ehlers & Associates, Inc.
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HRA RESOLUTION NO.
RESOLUTION ADOPTING A MODIFICATION TO THE REDEVELOPMENT
PLAN FOR THE RICHFIELD REDEVELOPMENT PROJECT AREA,
ESTABLISHING THE CEDAR AVENUE TAX INCREMENT FINANCING
DISTRICT THEREIN AND ADOPTING A TAX INCREMENT FINANCING PLAN
THEREFOR.
WHEREAS, it has been proposed by the Board of Commissioners (the "Board") of the
Richfield Housing and Redevelopment Authority (the "HRA") and the City of Richfield (the
"City") that the HRA adopt a Modification to the Redevelopment Plan for the Richfield
Redevelopment Project Area (the "Redevelopment Plan Modification") and establish the Cedar
Avenue Tax Increment Financing District and adopt a Tax Increment Financing Plan (the "TIF
Plan") therefor (the Redevelopment Plan Modification and the TIF Plan are referred to
collectively herein as the "Plans"), all pursuant to and in conformity with applicable law,
including Minnesota Statutes, Sections 469.001 to 469.047, and Sections 469.174 to 469.1799,
inclusive, as amended (the "Act"), all as reflected in the Plans and presented for the Board's
consideration; and
WHEREAS, the HRA has investigated the facts relating to the Plans and has caused the
Plans to be prepared; and
WHEREAS, the HRA has performed all actions required by law to be performed prior to
the adoption of the Plans. The HRA has also requested the City Planning Commission to
provide for review of and written comment on the Plans and that the Council schedule a public
hearing on the Plans upon published notice as required by law.
NOW, THEREFORE, BE IT RESOLVED by the Board as follows:
1. The HRA hereby finds that the Cedar Avenue Tax Increment Financing District is
in the public interest and is a "redevelopment district" under the Laws of Minnesota 2005,
Chapter 152, Article 2, Section 25, and finds that the adoption of the proposed Plans conform in
all respects to the requirements of the Act and will help fulfill a need to develop an area of the
State of Minnesota which is already built up and that the adoption of the proposed Plans will
help provide employment opportunities in the State and in the preservation and enhancement of
the tax base of the City and the State because it will discourage commerce and industry from
moving their operations to another state or municipality and thereby serves a public purpose.
2. The HRA further finds that the Plans will afford maximum opportunity, consistent
with the sound needs for the City as a whole, for the development or redevelopment of the
project area by private enterprise in that the intent is to provide only that public assistance
necessary to make the private developments financially feasible.
5~~
3. Conditioned upon the approval thereof by the City Council following its public
hearing thereon, the Plans, as presented to the HRA on this date, are hereby approved,
established and adopted and shall be placed on file in the office of the Community Development
Director.
4. Upon approval of the Plans by the City Council, the staff, the HRA's advisors and
legal counsel are authorized and directed to proceed with the implementation of the Plans and for
this purpose to negotiate, draft, prepare and present to this Board for its consideration all further
plans, resolutions, documents and contracts necessary for this purpose. Approval of the Plans
does not constitute approval of any project or a Development Agreement with any developer.
5. Upon approval of the Plans by the City Council, the Community Development
Director is authorized and directed to forward a copy of the Plans to the Minnesota Department of
Revenue and the Office of the State Auditor pursuant to Minnesota Statutes 469.175, Subd. 4a.
6. The Community Development Director is authorized and directed to forward a copy
of the Plans to the Hennepin County Auditor and request that the Auditor certify the original tax
capacity of the District as described in the Plans, all in accordance with Minnesota Statutes
469.177.
Approved by the Board of Commissioners of the Richfield Housing and Redevelopment
Authority this day of , 2006.
Suzanne M. Sandahl, Chair
ATTEST:
Donna Drummond, Secretary
0918062ModRedPlanCedarTIFPlan
5--L{
The Housing and Redevelopment Authority
in and for the City of Richfield, Minnesota
Modification to the Redevelopment Plan
for the
Richfield Redevelopment Project Area
(Cedar Corridor Area)
Dated: August 9,2006
Prepared By:
Richfield Housing and Redevelopment Authority
6700 Portland Avenue South
Richfield, MN 55423
(612) 861-9760.
5-5'
Modification to the Redevelopment Plan
for the
Richfield Redevelopment Project Area
(Cedar Corridor Area)
TABLE OF CONTENTS Page
A. Foreward 3
B. Statement of Public Purpose 3
C. Statutory Authoritv . Redevelopment Plan Modification -4
D. Statement of Goals and Objectives 4
E. Description of RedeveloDment Project Area 8
F. Development Activities and Agreements 8
G. Public RedeveloDment Costs; Proceeds; Financing 9
H. Proposed Land Use 10
I. Acquisition, Relocation, and Rehabilitation Activities 11
J. Environmental Considerations 12
K. Administration of Project Area 12
Appendix A:
Map of Richfield Redevelopment Project Area
Appendix B:
MaD of Cedar Corridor Area
2
5-- ~
MODIFICATION TO THE REDEVELOPMENT PLAN
FOR THE
RICHFIELD REDEVELOPMENT PROJECT AREA
(CEDAR CORRIDOR AREA)
A. FOREWARD
The following text represents a Modification to the Redevelopment Plan for the
Richfield Redevelopment Project Area. This Modification represents a continuation
of the goals and objectives set forth in the Redevelopment Plan for the Richfield
Redevelopment Project Area, as amended on December 13, 2005. It also is
intended to facilitate the implementation of land use and development changes in the
Cedar Corridor Area, as such area is depicted on the map at Appendix B, to address
blighting conditions, including the significant and unique, adverse environmental and
socioeconomic conditions directly associated with the current operation of the nearby
Minneapolis-St. Paul International Airport and the operation of the new North/South
(17/35) Runway that began in the fall of 2005.
For further information, a review of the Redevelopment Plan for the Richfield
Redevelopment Project Area, as amended, is recommended and available in the
Community Development Department at the City of Richfield.
B. STATEMENT OF PUBLIC PURPOSE
In 2005, the Minnesota legislature (Chapter 152, Section 25, Subd. 1)
authorized the City of Richfield to "create a tax increment financing district consisting
of an area lying west of Trunk Highway 77 extending: to 16th Avenue between
Crosstown Highway 62 and 66th Street; to 17th Avenue between 66th and 69th
Streets; and to 18th Avenue between 69th and 72nd Streets. Subd. 2 provided that
the TIF district created pursuant to Subd. 1 to be deemed a redevelopment district,
and further provided that expenditures in the district are deemed to be the costs of
correcting conditions that allow the designation of redevelopment district, and further,
that the five-year rule under Minnesota Statutes does not apply.
On June 2,2005, the Governor signed the bill for this legislation. On June 28,
2005, the Richfield City Council approved a resolution approving this special law.
The purpose of the current modfication to the Redevelopment Plan for the
Richfield Redevelopment Project Area is to incorporate the Cedar Corridor Area into
this plan, establish a new tax increment financing district, and allow for tax increment
expenditures to be made within the Richfield Redevelopment Project Area.
As stated in the Modified Redevelopment Plan of 2005, comprehensive
environmental studies that examined the projected low frequency noise levels
associated with the operation of the new North/South (17/35) Runway at the
3
5/1
Minneapolis-St. Paul International Airport resulted in a mitigation plan that provides
for the redevelopment of Richfield's east side into a more compatible use.
A comprehensive review of the portion of the Richfield Redevelopment Project
Area (the "Project Area") comprising the Cedar Corridor Area concluded that such
portion is blighted within the meaning of the Minnesota Statutes. Section 469.002,
Subd. 11 and Section 469.028, Subd. 3. A copy of the Blight Assessment Report -
Richfield Redevelopment Project Area Modification - Cedar Corridor Area, dated
August 9, 2006, is on file and available in the Community Development Department
at the City of Richfield.
Therefore, the Housing and Redevelopment Authority in and for the City of
Richfield, Minnesota (the "HRA") and the City Council of the City of Richfield (the
"City") have determined that public intervention is necessary in the Cedar Corridor
Area in order to achieve set goals and objectives for proper redevelopment of the
area.
C. STATUTORY AUTHORITY - REDEVLOPMENT PLAN MODIFICATION
The HRA determines that it is necessary, desirable, and in the public interest
to undertake a Modification to the Redevelopment Plan for the Richfield
Redevelopment Project Area (the "Modified Plan") pursuant to the provisions of
Minnesota Statutes, Chapter 469.
Pursuant to Minnesota Statutes. Section 469.029, Subd. 6, a redevelopment
plan may be modified at any time provided that the HRA and City Council adopt such
modifications upon the notice and after the public hearing required for the original
adoption of the redevelopment plan. If the HRA determines the necessity of changes
in an approved redevelopment plan or approved modification thereof, which changes
do not alter or affect the exterior boundaries, or do not substantially alter or affect the
general land uses established in such plan, then such changes shall not constitute a
modification of the Redevelopment Plan nor require approval by the governing body
of the political subdivision in which the project is located.
D. STATEMENT OF GOALS AND OBJECTIVES
The following goals were originally established in 1993. The last modification
in 2005 added severaL The current Modified Redevelopment Plan does not change
the goals. The comprehensive list of goals is as follows.
1. To provide a revenue base to meet the needs of Richfield.
2. To develop job opportunities for area residents.
3. To develop strategies to encourage revitatlization.
4
5-g
4. To maintain a positive busin~ss environment.
5. To enrich the quality of life for residents through planning of the
interrelationship of land use.
6. To recognize the needs of all segments of the populace through diversity in
housing stock which is a major determinant of the living environment.
7. To protect the community from the adverse affects of the operations of the
Minneapolis-St. Paul International Airport.
8. To protect the community from the adverse, low frequency noise impacts of
the implementation and operation of the new North/South (17/35) Runway at
the Minneapolis-St. Paul International Airport.
9. More market rate new constructions and remodeled homes for people in all
life-cycle stages.
10. Development of low density, attached single family homes,
11. A greater variety of apartment/condominium choices.
12. Affordable housing opportunies.
The following objectives were originally established in 1993. The last
modification in 2005 added several. The current Modified Redevelopment Plan does
not change the goals. The comprehensive list of objectives is as follows.
1. To achieve a high level of design quality through use of design features such
as landscaping to enhance the physical environment.
2. To better utilize vacant or underdeveloped land.
3. To improve vehicular circulation by providing a comprehensive system which
provides good, direct access to and from the commercial areas. To the extent
practical, eliminate commercial traffic from residential streets and minimize
vehicular circulation conflicts or congestion.
4. To achieve a balanced variety of commercial businesses and services
appropriate to the market area.
5. To provide increased employment opportunities.
6. To diversify the tax base of the community.
5
5-Cj
7. To eliminate or reduce the conflicts which result from imcompatible land use
relationships, especially between residential and non-residential.
8. To protect the single-family residences from the adverse effects of nearby
commercial development, roadways, and off-street parking.
9. To utilize landscaping and/or screening between all single-family residential
and commercial/office uses. Landscaping and/or screening should also be
provided along major thoroughfares which border residential areas.
10. To eliminate unsightly and blighting elements such as exposed trash storage
areas, overhead utility lines, poorly maintained and excessively large
billlboards or signs, and deteriorated structures.
11. To provide for the elimination of blight which is evidenced by irregular sized
lots, inadequate streets, incompatible land uses, physical and functional
obsolescence, and inadequate parking.
12. To encourage the sharing of parking facilities and to generally improve the
parking and circulation in the area.
13. To provide public utilities and other public facilities of sufficient quality and size
to support the future development in the area.
14. To provide for an expanded range of housing opportunities in the community,
as appropriate.
15. To encourage open lines of communication between all the residents,
businesses and city staff.
16. To provide maximum opportunity, consistent with the needs of the city for
development by private enterprise.
17. To coordinate elements of the City's Comprehensive Plan with these project
objectives. .
18. Provide jobs within close proximity of the residential population and
concurrently saving energy by reducing trip time to jobs.
19. Provide a retail service level required by the residents of the community.
20. Secure the increase of housing, commercial, and industrial property subject to
taxation by the City, Independent School District No. 280, Intermediate School
District No. 287, Hennepin County, City, and other taxing jurisdictions in order
to better enable such entitites to pay for governmental services and programs
required to be provided by them.
6
5-10
21. ,Encourage local business expansion, improvements, rehabilitation, and
development, whenever possible and provide financial incentives for same.
22. Combine the elements of other City Plans with these project objectives.
23. To facilitate the acquisition and removal of single-family residential and multi-
family residential properties located with the city's airport impact zones.
24. To facilitate the acquisition and removal of single-family residential, multi-
family residential, commercial and industrial properties deemed blighted due to
a number of factors including low frequency noise levels associated with the
construction and operation of the new North/South (17/35) Runway at the
Minneapolis-St. Paul International Airport.
25. To facilitate the acquisition of land or space that is vacant, unused, underused,
inappropirately used or contains incompatible land uses.
26. To facilitate the redevelopment of land for the construction of commercial/retail
development better suited to withstanding airport noise.
27. To provide modern, transit stop plazas with features such as heated
structures, lighting, landscaping, bus pullouts.
28. To provide newer designed, high-volume street intersections able to better
control traffic and interface with pedestrian traffic.
29. To provide bikeways, paths, greenways and parkways for non-vehicular traffic.
30. To provide enhanced streetscape features such as decorative concrete,
pedestrian lighting, landspacing features.
31. Encourage residential expansion, improvement, rehabilitation and
development, whenever possible and provide financial resources for same.
32. Ensure that for each participating property on a scattered site basis, an HRA
evaluation be conducted to qualify the use of available financing resources.
33. Increase the ownership ratio of market rate homes to affordable homes.
34. Increase the ratio of higher rent units to affordable rent units.
35. Increase the ratio and variety of ownership choices.
36. Increase housing density.
7
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E. DESCRIPTION OF THE REDEVELOPMENT PROJECT AREA
In order to further guide the development and redevelopment of the Project
Area, the HRA has created this Modified Plan.
The boundary for the Richfield Redevelopment Project Area is not being
altered. This Modified Plan is intended to address primarily the area known as the
Cedar Corridor Area. See Appendix A for a map of the Richfield Redevelopment
Project Area. See Appendix B for a map of the Cedar Corridor Area.
F. DEVELOPMENT ACTIVITIES AND AGREEMENTS
General
The objectives of the Modified Plan will be accomplished pursuant to the
authority granted to the HRA by Minnesota Statutes.
Redevelopment within the Project Area must be financially feasible,
marketable, and compatible with long range redevelopment plans of the City and
HRA. The following development activities are appropriate for the area in light of
current and future redevelopment opportunities within the Gedar Corridor Area:
(1) Property acquisition;
(2) Relocation;
(3) Site clearance; and
(4) Site improvements.
Any and all proposals by any developers of the Cedar Corridor Area will be
reviewed by the HRA to determine conformance with the Modified Plan and
applicable municipal ordinances and codes. To facilitate this effort, the following
documents may be requested for review and approval:
(1) Site Plan;
(2) Construction, mechanical, and electrical system drawings;
(3) Landscaping Plan;
(4) Grading and storm drainage plan;
(5) Signage system plan; and
(6) Any other drawings or narrative deemed by the HRA to demonstrate the
conformance of the development with the Modified Plan.
It is the intention of the HRA that the majority of the redevelopment activities,
including but not limited to acquisition, relocation, site clearance, and improvements
be directly undertaken by the developer with assistance when and where appropriate
from the HRA.
8
5 --- J :J-
The proposal for the Cedar Corridor Area calls for acquisition, relocation,
environmental investigation, site clearance, and construction of new commercial/retail
buildings and related parking, and new housing choices. Currently, the Cedar
Corridor Area comprises twenty-three (23) full or partial city blocks and Taft Park, or
a total of 274 properties.
Description of Anticipated Private Development Activities within the Cedar
Corridor Area
The potential development in the Cedar Corridor Area could include the
construction of approximately 350,000 square feet of retail development, 600,000
square feet of office space and 600 housing units.
Description of Anticipated Public Development Activities within the Cedar
Corridor Area
The proposed public development activities in the Cedar Corridor Area would
be undertaken by the HRA and City in order to support the private development
activities and facilitate redevelopment in the area in the manner suitable to overall
development plans. These activities could include direct financial assistance to the
developers to facilitate site assembly and other eligible redevelopment costs.
Public development activities could include:
· Acquisition;
· Relocation;
· Environmental investigation and mitigation;
· Site clearance;
· Conveyance of properties to developer(s);
· Roadway improvements;
· Greenway/parkway improvements;
. Enhanced streetscape features (decorative concrete, pedestrian lighting,
landscaping. features, etc.).
It is proposed that the HRA sell to the developer certain properties ("HRA
Property") described below in Section H. Redevelopment activities would be
contingent upon the mutual agreements set forth in a Contract for Private
Development.
G. PUBLIC DEVELOPMENT COST; PROCEEDS; FINANCING
The HRA determines that the funding of the necessary activities and
improvements in the Cedar Corridor Area shall be accomplished through the use of
private funds from the developer and public funds to the developer, namely tax
increment financing and tax abatement. The only Contract for Private Development
9
5,-/3
in the Cedar Corridor Area in existence is with Ryan Companies US, Inc. for the
Cedar Point Commons development project located north of 66th Street.
The revenue source of the public funds for Cedar Point Commons will be in
the form of a property tax abatement, in accordance with Minnesota Statutes,
Sections 469.1812 to 469.1815, as previously approved by the City of Richfield on
May 24, 2005. The following revenue sources have also been provided for property
acquisitions and other site assembly activities in the Cedar Point Area, located within
the Cedar Corridor Area, all located within the Richfield Redevelopment Project Area:
$2.0 million multi-jurisdictional project funds (2005) from Hennepin County for
acquisition of properties and related activities by the HRA;
$7.0 million infunds from the Metropolitan Airports Commission (MAC) (2000)
for property acquired by the City along Cedar Avenue for Truck Highway 77 ramp
reconstruction and bridge widening in which the remnant land will be part of the
proposed project; and
$5.0 million infunds appropriated by the 2000 Legislature to the City, and
administered by the then Department of Trade and Economic Development, for the
purchase of single family homes within the 87db noise contours of the airport impact
zone.
Also, it is proposed that a special assessment bond, in accordance with
Minnesota Statutes, Chapter 429, be used to fund transit-related improvements in the
Cedar Corridor Area.
All detailed revenue sources listed above are also referenced in the Modified
Redevelopment Plan for Cedar Point.
A recent addition to City revenue sources is an Environmental Response Fund
grant from Hennepin County for Phase I and II environmental assessment work
related to 6300-6320 Cedar Avenue.
H. PROPOSED LAND USE
Per a detailed accounting of properties under the Blight Assessment
Report, the properties within the Cedar Corridor Area are comprised of 155 single-
family; 7 duplex; 13 multi-family; 11 commercial; 1 park; 1 school; 1 utility; 3 road (Le.
3 single family family properties taken for new 18th Avenue bypass road at Cedar
Avenue; 82 vacant. Further land use and development pattern data is provided in
the Blight Assessment Report.
Current zoning for the Cedar Corridor Area is a mix of: R (Single Family
Residential), MR-1 (Two Family Residential), MR-3 (Multi Residential, High Density),
C-2 (General Commercial), PC-2 (Planned General Commercial) and I (Industrial).
10
s-~Ji
The City of Richfield Planning Commission and City Council have previously adopted
resolutions to amend the Comprehensive Plan designation for the Cedar Corridor
Area, within the Project Area to "Regional Commercial/Office" to accommodate a
retail center.
The proposed commercial/retail land use associated with Cedar Point
Commons would be consistent with the "Regional Commercial/Office" designation in
the Comprehensive Plan. Future changes to the Comreprehensive Plan may be
made and dependent upon future redevelopment.
I. ACQUISITION, RELOCATION, AND REHABILITATION ACTIVITIES
1. Acquisition
At the present time, the HRA intends to acquire the following properties
(in remnant form after public roadway taking made) from the City of
Richfield and convey them to Ryan Companies US, Inc. for retail
redevelopment along the west side of 17th Avenue, 6500 block,
associated with the Cedar Point Commons project. At the present time,
there is no Contract for Private Development with the developer for
these properties.
1614 66th Street East and 1620 66th Street East.
Also, the following properties (in remnant form after public roadway taking
made) could be conveyed to Ryan Companies US, Inc. under an Option
and Right of First Refusal Agreement, approved by the City of Richfield, for
future redevelopement. At the present time, there is no Contract for
Private Development with the developer for these properties.
6601 16th Avenue S
6600 17th Avenue S
6601 17th Avenue S
6609 17th Avenue S
6615 17th Avenue S
6621 17th Avenue S
6627 17th Avenue S
6633 17th Avenue S
Please refer to the Modified Redevelopment Plan for the Richfield
Redevelopment Project Area (Cedar Point), as approved June 14,
2005, by the City of Richfield, for additional public and private
acquisitions listings
2. Relocation
11
5~/5
The HRA is bound by the procedures set forth in the Uniform
Relocation Assistance and Real Property Acquisition Policies Act of
1970, as amended and Minnesota Statutes, Chapter 117.
In the event that the developer, based on information provided by the
HRA, determines that any of the properties it is obligated to acquire is
occupied by tenants, lessees, or other non-owner occupants, the
developer will notify the HRA to provide relocation assistance and
benefits to such parties to the extent and at the times required by
applicable law, and the developer shall promptly reimburse the HRA for
these costs.
3. Rehabilitation ProQram
No rehabilitation program is currently intended in the Cedar Corridor
Area.
J. ENVIRONMENTAL CONSIDERATIONS
All municipal actions, public improvement, and private development shall be
carried out in a manner that will enhance, rather than detract, from the natural
environment. All necessary environmental permits and clearances will be obtained
by the developer.
K. ADMINISTRATION OF THE PROJECT AREA
The administration of the Project Area will be undertaken by HRA officials.
12
5-J{P
APPENDIX A
MAP OF RICHFIELD REDEVELOPMENT PROJECT AREA
13
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APPENDIX B
MAP OF CEDARCORmDORAREA
14
TAFT PARK
8"'"
CITY OF
RICHFIELD
RICHFIELD
REDEVELOPMENT
PROJECT AREA
PLAN
MODIFICATION
legend
Cedar
Corridor
Area
~
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200 0 200 400 600 800 1000 Feet
~.
l!GISlCOf/.()t';V1SiAFfIBILUPROJEc'fSiCroAtl P1 REDE\' ASSe:SSMt.M"'R AUGUST,2006
~,-- ~o
of September 5, 2006
TAX INCREMENT FINANCING PLAN
for the establishment of
THE CEDAR AVENUE TAX INCREMENT FINANCING DISTRICT
(a redevelopment district)
within
THE RICHFIELD REDEVELOPMENT PROJECT AREA
RICHFIELD HOUSING AND REDEVELOPMENT AUTHORITY
CITY OF RICHFIELD
HENNEPIN COUNTY
STATE OF MINNESOTA
Public Hearing: September 26, 2006
Adopted:
o
& ASSOCIATES INC
Prepared by: EHLERS & ASSOCIATES, INC.
3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105
651-697-8500 fax: 651-697-8555 www.ehlers-inc.com
EHLERS
5" r;ll
TABLE OF CONTENTS
(for reference purposes only)
SECTION 1- TAX INCREMENT FINANCING PLAN
FOR THE CEDAR AVENUE TAX INCREMENT FINANCING DISTRICT ............ 1-1
Subsection 1-1. Foreword............................................... 1-1
Subsection 1-2. Statutory Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-1
Subsection 1-3. Statement of Objectives ................................... 1-1
Subsection 1-4. Redevelopment Plan Overview. . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-1
Subsection 1-5. Description of Property in the District and Property To Be Acquired . 1-2
Subsection 1-6. Classification of the District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-2
Subsection 1-7. Duration of the District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-3
Subsection 1-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity
Value/Increment and Notification of Prior Planned Improvements. . . . . . . . . . . . . . .. 1-3
Subsection 1-9. Sources of Revenue/Bonded Indebtedness .................... 1-4
Subsection 1-10. Uses of Funds. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-5
Subsection 1-11. Fiscal Disparities Election. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-6
Subsection 1-12. Business Subsidies . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . .. 1-7
Subsection 1-13. County Road Costs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-8
Subsection 1-14. Estimated Impact on Other Taxing Jurisdictions. . . . . . . . . . . . . . . .. 1-8
Subsection 1-15. Supporting Documentation ................................ 1-10
Subsection 1-16. Definition of Tax Increment Revenues....................... 1-11
Subsection 1-17. Modifications to the District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-11
Subsection 1-18. Administrative Expenses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-12
Subsection 1-19. Limitation of Increment ................................... 1-12
Subsection 1-20. Use of Tax Increment. .. .. . . . . . . . . . . . . . . . ...... . . . . . . . . .. 1-13
Subsection 1-21. Excess Increments ...................................... 1-14
Subsection 1-22. Requirements for Agreements with the Developer. . .. . . . . . . . . .. 1-14
Subsection 1-23. Assessment Agreements ................................. 1-14
Subsection 1-24. Administration of the District. . . . . . . . . . . . . . . . . . . : . . . . . . . . . .. 1-14
Subsection 1-25. Annual Disclosure Requirements ........................... 1-15
Subsection 1-26. Reasonable Expectations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-15
Subsection 1-27. Other Limitations on the Use of Tax Increment. .. ... . . . . . . . . . .. 1-15
Subsection 1-28. Summary.............................................. 1-16
APPENDIX A
PROJECT DESCRIPTION ................................................ A-1
APPENDIX B
MAP(S) OF THE RICHFIELD REDEVELOPMENT PROJECT AREA AND THE DISTRICT
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. B-1
APPENDIX C
DESCRIPTION OF PROPERTY TO BE INCLUDED IN THE DISTRICT. . . . . . . . . . . .. C-1
APPENDIX 0
ESTIMATED CASH FLOW FOR THE DISTRICT .............................. 0-1
APPENDIX E
MINNESOTA BUSINESS ASSISTANCE FORM.. . . . . . .. . . . .. . . .. .. . . . . . . .. . .. E-1
.
5rJ~
APPENDIX F
FINDINGS AND BUT/FOR QUALIFICATIONS ................................ F-1
APPENDIX G
PRIOR IMPROVEMENTS ...............................;................ G-1
5r~3
SECTION 1- TAX INCREMENT FINANCING PLAN
FOR THE CEDAR A VENUE TAX INCREMENT FINANCING DISTRICT
Subsection 1-1. Foreword
The Richfield Housing and Redevelopment Authority (the "HRA"), the City of Richfield (the "City"), staff
and consultants have prepared the following information to expedite the establishment of the Cedar Avenue
Tax Increment Financing District (the "District"), a redevelopment tax increment financing district, located
in the Richfield Redevelopment Project Area.
Subsection 1-2. Statutory Authority
Within the City, there exist areas where public involvement is necessary to cause development or
redevelopment to occur. To this end, the HRA and City have certain statutory powers pursuant to Minnesota
Statutes ("MS. "), Sections 469.001 to 469.047, inclusive, as amended, and MS., Sections 469.174 to
469.1799, inclusive, as amended (the "Tax Increment Financing Act" or "TIF Act"), to assist in financing
public costs related to this project. The HRA and City derive further statutory authority by virtue of Laws
of Minnesota 2005, Chapter 152, Article 2, Section 25.
This section contains the Tax Increment Financing Plan (the "TIF Plan") for the District. Other relevant
information is contained in the Modification to the Redevelopment Plan for the Richfield Redevelopment
Project Area.
Subsection 1-3. Statement of Objectives
The District currently consists of 172 parcel( s) of land and adjacent and internal rights-of-way. The District
is being created to facilitate construction of approximately 350,000 sq. ft. of retail development, 600,000 sq.
ft. of office space and 600 housing units in the City of Richfield. Please see Appendix A for further project
information. Contracts for this have not been entered into at the time of preparation of this TIF Plan, but
development is likely to occur in 2007. This TIF Plan is expected to achieve many ofthe objectives outlined
in the Redevelopment Plan for the Richfield Redevelopment Project Area.
The activities contemplated in the Modification to the Redevelopment 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 Richfield Redevelopment Project Area and the District.
Subsection 1-4. Redevelopment Plan Overview
1. Property to be Acquired - Selected property located within the District may be acquired by
the HRA or City and is further described in this TIF Plan.
2. Relocation - Relocation services, to the extent required by law, are available pursuant to
MS., Chapter 117 and other relevant state and federal laws.
3. Upon approval of a developer's plan relating to the project and completion of the necessary
legal requirements, the HRA 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 HRA or Citymay perform or provide for some or all necessary acquisition, construction,
Richfield HRA
Tax Increment Financing Plan for the Cedar Avenue Tax Increment Financing District
1-1
5'-d-4
relocation, demolition, and required utilities and public street work within the District.
Subsection 1-5. 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
parcel(s) listed below. See the map in Appendix B for further information on the location of the District.
Parcel Numbers
*See Appendix C
The HRA or City may acquire any parcel within the District including interior and adjacent street rights of
way. Any properties identified for acquisition will be acquired by the HRA or City only in order to
accomplish one or more of the following: storm sewer improvements; provide land for needed public streets,
utilities and facilities; carry out land acquisition, site improvements, clearance and/or development to
accomplish the uses and objectives set forth in this plan. The HRA or City may acquire property by gift,
dedication, condemnation or direct purchase from willing sellers in order to achieve the objectives ofthis TIF
Plan. Such acquisitions will be undertaken only when there is assurance of funding to finance the acquisition
and related costs.
Subsection 1-6. Classification of the District
The HRA and City, in determining the need to create a tax increment financing district in accordance with
Laws of Minnesota 2005, Chapter 152, Article 2, Section 25. Specifically, the enacted language is as follows:
Sec. 25.
[CITY OF RICHFIELD; TAX INCREMENT FINANCING DISTRICT.]
Subdivision 1. [AUTHORIZATION.]
The City of Richfield may create a tax increment financing district consisting of an area lying west of
Trunk Highway 77 extending: to 16th Avenue between Crosstown Highway 62 and 66th Street; to 17th
Avenue between 66th and 69th Streets; and to 18th Avenue between 69th and 72nd Streets. The City or it's
Housing and Redevelopment Authority may be the authority for the purposes of Minnesota Statutes,
sections 469.174 to 469.179.
Subd 2.
[DISTRICT IS REDEVELOPMENT DISTRICT.]
The redevelopment tax increment district created pursuant to subdivision 1 is deemed to be a
redevelopment district and is subject to MinnesotaStatutes, sections 469.174 to 469.179, except that:
(1) expenditures for activities as defined in Minnesota Statutes, section 469.1763, subdivision 1,
paragraph (b), anywhere in the district are deemed to be the costs of correcting conditions that allow the
designation of redevelopment districts pursuant to Minnesota Statutes, section 469.174, subdivision 10;
and
(2) the five-year rule under Minnesota Statutes, section 469.1763, subdivision 3, does not apply.
[EFFECTIVE DATE.] This section received local approval by the City of Richfield on June 28,2005 in
compliance with Minnesota Statutes, section 645.021.
.
Pursuant to MS., Sections 469.176 Subd 7, the District does not contain any parcel or part of a parcel that
Richfield HRA
Tax Increment Financing Plan for the Cedar Avenue Tax Increment Financing District
1-2
5,-;)5
qualified under the provisions of MS., Sections273.111 or 273.112 or Chapter 473H for taxes payable in
any of the five calendar years before the filing of the request for certification of the District.
Subsection 1-7. Duration of the District
. Pursuant to MS., Section 469.175, Subd 1, and Section 469.176, Subd. 1, the duration of the District must
be indicated within the TIF Plan. Pursuant to MS., Section 469.176, Subd 1b, the duration of the District
will be 25 years after receipt ofthe first increment by the HRA or City (a total of26 years oftax increment).
The date of receipt by the City ofthe first tax increment is expected to be 2008. Thus, it is estimated that the
District, including any modifications of the TIF Plan for subsequent phases or other changes, would terminate
after 2033, or when the TIF Plan is satisfied. If increment is received in 2007, the term ofthe District will
be 2032. The HRA or City reserves the right to decertify the District prior to the legally required date.
Subsection 1-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity
Value/lncrement and Notification of Prior Planned Improvements
Pursuant to MS., Section 469.174, Subd 7 and MS., 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 2006 for taxes payable 2007.
Pursuant to MS., Section 469.177, Subds. 1 and 2, the County Auditor shall certify in each year (beginning
in the payment year 2008) 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 HRA or City.
The original local tax rate for the District will be the local tax rate for taxes payable 2007, assuming the
request for certification is made before June 30, 2007. The ONTC and the Original Local Tax Rate for the
District appear in the table below.
Pursuant to MS., Section 469.174 Subd 4 and MS., Section 469.177, Subd 1, 2, and 4, the estimated
Captured Net Tax Capacity (CTC) ofthe District, within the Richfield Redevelopment Project Area, upon
completion of the project, will annually approximate tax increment revenues as shown in the following table.
The HRA 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 2008. The Project Tax Capacity
(PTC) listed is an estimate of values when the project is completed.
.
Richfield HRA
Tax Increment Financing Plan for the Cedar A venue Tax Increment Financing District
1-3
5--/)(P
WATERSHED DISTRICT NO. 0
Project Estimated Tax Capacity upon Completion (PTC)
Original Estimated Net Tax Capacity (ONTC)
Fiscal Disparities Reduction
Estimated Captured Tax Capacity (CTC)
Original Local Tax Rate
Estimated Annual Tax Increment (CTC x Local Tax Rate)
Percent Retained by the HRA
$4,159,167
$524,969
$862,825
$2,771,373
1.07715
Pay 2006
$2,985,184
100%
WATERSHED DISTRICT NO.3
Project Estimated Tax Capacity upon Completion (PTC)
Original Estimated Net Tax Capacity (ONTC)
Fiscal Disparities Reduction
Estimated Captured Tax Capacity (CTC)
Original Local Tax Rate
Estimated Annual Tax Increment (CTC x Local Tax Rate)
Percent Retained by the HRA
$831,833
$143,105
$163,557
$525,171
1.087870
$571,318
Pay 2006
100%
Pursuant to MS., Section 469.177, Subd. 4, the HRA 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 MS.,
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 MS., 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 has reviewed the area to be included in the District has found building permits that were
issued in the past 18 months prior to the public hearing. Please see Appendix H for the building
permits that were issued.
Subsection 1-9. Sources of Revenue/Bonded Indebtedness
Public improvement costs, acquisition, relocation, utilities, parking facilities, streets and sidewalks, and site
preparation costs and other costs outlined in the Uses of Funds will be financed primarily through the annual
collection oftax increments. The HRA or City reserves the right to use other sources of revenue legally ap-
plicable to the HRA or City and the TIF Plan, including, but not limited to, special assessments, general
property taxes, state aid for road maintenance and construction, proceeds from the sale ofland, other contribu-
tions from the developer and investment income, to pay for the estimated public costs.
The HRA or City reserves the right to incur bonded indebtedness or other indebtedness as a result ofthe TIF
Richfield HRA
Tax Increment Financing Plan for the Cedar Avenue Tax Increment Financing District
1-4
5 -;11
Plan. As presently proposed, the project will be financed by a bond issue/pay-as-you-go note/interfund
loan/transfer. Additional indebtedness may be required to finance other authorized activities. The total
principal amount of bonded indebtedness, including a general obligation (GO) TIF bond, or other
indebtedness related to the use oftax increment financing will not exceed $40,000,000 without a modification
to the TIF Plan pursuant to applicable statutory requirements. It is estimated that $200,000 in interfund loans
will be financed with tax increment revenues. It is estimated that $ 40,000,000 in bonded debt/loan proceeds
will be financed with tax increment revenues.
This provision does not obligate the HRA or City to incur debt. The HRA 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 HRA or City
may also finance the activities to be undertaken pursuant to the TIF Plan through loans from funds of the
HRA or City or to reimburse the developer on a "pay-as-you-go" basis for eligible costs paid for by a
developer.
The estimated sources of funds for the District are contained in the table below.
SOURCES OF FUNDS
TOTAL
$88,000,000
$88,000,000
$200,000
$10,000,000
$30,000,000
Ta;x. Increment
PROJECT REVENUES
Interfund Loans
Bond Principal
TIF Note Principal
The other financing sources list above is included for purposes of OSA reporting for the TIF District. It is
not intended to be cumulative. Transfers are included in case money is moved from one fund to another
before an expenditure. .
Subsection 1-10. Uses of Funds
Currently under consideration for the District is a proposal to facilitate construction of approximately 350,000
sq. ft. of retail development, 600,000 sq. ft. of office space and 600 housing units. The HRA and City have
determined that it will be necessary to provide assistance to the project for certain costs. The HRA has
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.
Richfield HRA
Tax Increment Financing Plan for the Cedar Avenue Tax Increment Financing District
1-5
5 -;). ~
USES OF FUNDS
TOTAL
$21,940,000
$3,640,000
$3,640,000
$3,640,000
$3,640,000
$42,700,000
$8,800,000
$88,000,000
$200,000
$10,000,000
$30,000,000
Land/Building Acquisition
Site ImprovementslPreparation
Public Utilities
Public, Parking Facilities
Streets and Sidewalks
Interest
Administrative Costs (up to 10%)
PROJECT COSTS TOTAL
Interfund Loans
Bond Principal
TIF Note Principal
The other financing uses listed above is included for purposes of OSA reporting for the TIF District. It is not
intended to be cumulative. Transfers are included in case money is moved from one fund to another before
an expenditure. TIF is expected to be used for the project costs listed above, which is a not-to-exceed budget
rather than an expected budget of costs.
Pursuant to MS., Section 469.175, Subd. 1 (5), it is estimated that the cost of improvements, including
administrative expenses which will be paid or financed with tax increments, will equal $88,000,000. For
purposes of OSA reporting forms, it is estimated that the cost of improvements, including financing which
will be paid for with tax increment will equal $128,200,000 as is presented in the budget above.
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 MS., 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 Richfield Redevelopment Project Area, (including administrative costs, which are
considered to be spent outside ofthe District) subject to the limitations as described in this TIF Plan.
Subsection 1-11. Fiscal Disparities Election
Pursuantto MS., Section 469.177, Subd. 3, the HRA or City may elect one of two methods to calculate fiscal
disparities. Ifthe calculations pursuant to MS., Section 469.177, Subd. 3, clause b, (within the District) are
followed, the following method of computation shall apply:
(1) The original net tax capacity shall be determined before the application of the fiscal disparity
provisions of Chapter 276A or 473F. The current net tax capacity shall exclude any fiscal
disparity commercial-industrial net tax capacity increase between the original year and the
current year multiplied by the fiscal disparity ratio determined pursuant to MS., Section
276A.06, subdivision 7 or MS., Section 473F.08, subdivision 6. Where the original net tax
capacity is equal to or greater than the current net tax capacity, there is no captured tax capacity
Richfield HRA
Tax Increment Financing Plan for the Cedar Avenue Tax Increment Financing District
1-6
5-:;2.0
and no tax increment determination. Where the original tax capacity is less than the current tax
capacity, the difference between the original net tax capacity and the current net tax capacity
is the captured net tax capacity. This amount less any portion thereof which the authority has
designated, in its tax increment financing plan, to share with the local taxing districts is the
retained captured net tax capacity of the authority.
(2) The county auditor shall exclude the retained captured net tax capacity of the authority from the
net tax capacity of the local taxing districts in determining local taxing district tax rates. The
local tax rates so determined are to be extended against the retained captured net tax capacity
of the authority as well as the net tax capacity of the local taxing districts. The tax generated by
the extension of the less of (A) the local taxing district tax rates or (B) the original local tax rate
to the retained captured net tax capacity of the authority is the tax increment of the authority.
The BRA will choose to calculate fiscal disparities by clause b.
According to MS., Section 469.177, Subd. 3:
(c) The method of computation of tax increment applied to a district pursuant to paragraph (a) or
(b) shall remain the same for the duration of the district, except that the governing body may
elect to change its election from the method of computation in paragraph (a) to the method in
paragraph (b).
Subsection 1-12. Business Subsidies
Pursuant to MS. Sections 116J.993, Subd. 3, the following forms of financial assistance are not considered
a business subsidy:
(1) A business subsidy ofless than $25,000;
(2) Assistance that is generally available to all businesses or to a general class of similar businesses, such
as a line of business, size, location, or similar general criteria;
(3) Public improvements to buildings or lands owned by the state or local government that serve it public
purpose and do not principally benefit a single business or defined group of businesses at the time
the improvements are made;
(4) Redevelopment property polluted by contaminants as defined in MS., Section 116J.552, Subd. 3;
(5) Assistance provided for the sole purpose of renovating old or decaying building stock or bringing
it up to code and assistance provided for designated historic preservation districts, provided that the
assistance is equal to or less than 50% of the total cost;
(6) Assistance to provide job readiness and training services if the sole purpose of the assistance is to
provide those services;
(7) Assistance for housing;
(8) Assistance for pollution control or abatement, including assistance for a tax increment financing
hazardous substance subdistrict as defined under MS., Section 469.174, Subd. 23;
(9) Assistance for energy conservation;
(10) Tax reductions resulting from conformity with federal tax law;
(11) Workers' compensation and unemployment compensation;
(12) Benefits derived from regulation;
(13) Indirect benefits derived from assistance to educational institutions;
(14) Funds from bonds allocated under chapter 474A, bonds issued to refund outstanding bonds, and
bonds issued for the benefit of an organization described in section 501 (c) (3) of the Internal
Revenue Code of 1986, as amended through December 31, 1999;
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(15) Assistance for a collaboration between a Minnesota higher education institution and a business;
(16) Assistance for a tax increment financing soils condition district as defined under MS., Section
469.174, Subd. 19;
(17) Redevelopment when the recipient's investment in the purchase of the site and in site preparation
is 70 percent or more of the assessor's current year's estimated market value;
(18) General changes in tax increment financing law and other general tax law changes of a principally
technical nature.
(19) Federal assistance until the assistance has been repaid to, and reinvested by, the state or local
government agency;
(20) Funds from dock and wharf bonds issued by a seaway port authority;
(21) Business loans and loan guarantees of $75,000 or less; and
(22) Federal loan funds provided through the United States Department of Commerce, Economic
Development Administration.
The HRA will comply with MS., Section 116J.993 to 116J.995 to the extent the tax increment assistance
under this TIF Plan does not fall under any of the above exemptions.
Subsection 1-13. County Road Costs
Pursuant to MS., Section 469.175, Subd. la, the county board may require the HRA or City to pay for all or
part of the cost of county road improvements if the proposed development to be assisted by tax increment
will, in the judgement of the county, substantially increase the use of county roads requiring construction of
road improvements or other road costs and if the road improvements are not scheduled within the next five
years under a capital improvement plan or within five years under another county plan.
If the county elects to use increments to improve county roads, it must notify the HRA or City within forty-
five days of receipt of this TIF Plan. The BRA and City are aware that the county could claim that tax
increment should be used for county roads, even after the public hearing.
Subsection 1-14. 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 HRA or City has 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:
IMPACT ON TAX BASE
Hennepin County
City of Richfield
ISD No. 280
2005/2006
Total Net
Tax Canacitv
1,229,390,982
26,793,818
32,426,328
Estimated Captured
Tax Capacity (CTC)
Unon Completion
3,314,080
3,314,080
3,314,080
Percent of CTC
to Entitv Total
0.2696%
12.3688%
10.2203%
Richfield HRA
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WATERSHED DISTRICT NO. 0
IMPACT ON TAX RATES
2005/2006 Percent Potential
Extension Rates of Total CTC Taxes
Hennepin County 0.410160 38.08% 2,771,373 1,136,706
City of Richfield 0.404970 37.60% 2,771,373 1,122,323
ISD No. 280 0.192040 17.83% 2,771,373 532,214
Other 0.069980 6.50% 2.771.373 193.941
Total 1.077150 100.00% 2,985,184
WATERSHED DISTRICT NO 3
IMPACT ON TAX RATES
2005/2006 Percent Potential
Extension Rates of Total CTC Taxes
Hennepin County 0.410160 37.70% 525,171 215,404
City of Richfield 0.404970 37.23% 525,171 212,678
ISD No. 280 0.192040 17.65% 525,171 100,854
Other 0.080700 7.42% 525.1 71 42.381
Total 1.087870 100.00% 571,318
The estimates listed above display the captured tax capacity when all construction is completed. The tax rate
used for calculations is the actual 2005/Pay 2006 rate. The total net capacity for the entities listed above are
based on actual Pay 2006 figures. The Districtwill be certified under the actual 2006/Pay 2007 rates, which
were unavailable at the time this TIF Plan was prepared.
Pursuant to MS. Section 469.175 Subd. 2(b):
(1) Estimate of total tax increment. It is estimated that the total amount oftax increment that will be
generated over the life ofthe District is $88,000,000.
(2) Probable impact ofthe District on city orovided services and ability to issue debt. While, an impact
on the District on police protection is expected, the degree of impact is uncertain. With new residents
and businesses, police calls for service may increase. New development will increase vehicular
traffic and additional overall demands to the call load. Even though call demand is expected to
increase, the City does not expect that the proposed development, in and of itself, will necessitate
new capital investment in equipment or require the City hire additional employees.
The probable impact of the District on fire protection should be negligible. An increase in service
calls can be expected due to the increase in the density of development; however, new buildings
typically generate few calls, ifany, because of superior construction and fire sprinklers. None ofthe
existing buildings, which will be eliminated by the new development, have fire sprinkler systems.
The impact of the District on Parks. should be insignificant. Recreational Services has two costs
associated with its operations: Program Costs and Capital Costs. Program costs are funded by user
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fees; If more programs are added as a result of the District, the additional programs will be entirely
funded by user fees. If Capital Costs are needed for new facilities, the District and developments
within would be contributors. Therefore, it is anticipated that the District will have a negligible
impact on the Department's existing infrastructure.
The District should benefit public infrastructure. There should be a net reduction in miles of public
streets and a corresponding reduction in public street lighting. This reduces the maintenance costs
for Public Works. Land parcels for development will generally be larger than existing land parcels.
While new development will be at increased densities, the number of water and sanitary sewer lines
will be reduced making for lower maintenance costs for the City. Also, the proposed development
densities can be accommodated with existing capacity ofthe water and sanitary sewer infrastructure.
The new development may require additional storm water treatment but this should be funded by the
developer(s).
Traffic resulting from the new development will increase over existing traffic volumes. However,
both East 66th Street and the Highway 77 interchange at 66th Street have been upgraded to
accommodate increased traffic volumes. The District will require a new north-south road that
extends from 67th Street south to nod Street to serve the new development. The new road will likely
be located generally between the existing 17th and 18th Avenues, and will be designed as a parkway.
Financing for the new road will be folded into financing for the new private redevelopment.
The probable impact of any debt issuance within the District on the main operating fund of the city
is expected to be minimal. In addition, the ability of the City to issue future debt will not be affected
by the creation of this TIF District.
(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 $16,459,768;
(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 $35,154,860;
(5) Additional information requested bv the county or school district. The City is not aware of any
standard questions in acounty 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 MS. 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.
Subsection 1 ~15.
Supporting Documentation
Pursuant to MS. Section 469.175 Subd 1, clause 7 the TIF Plan must contain identification and description
of studies and analyses used to make the determination set forth in MS. Section 469.175 Subd 3, clause (b)(2)
and the findings are required in the resolution approving the District. Following is a list of reports and studies
on file at the City that support the Authority's findings:
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Cedar A venue Corridor Redevelopment Concept Master Plan, JLG Architects, September 2004
Acoustical Construction - Baseline Measurements, Orfield Laboratories, Inc., December 30, 2004
Acoustical Construction Criteria, Orfield laboratories, Inc., January 13,2005
Acoustical Construction Criteria, Orfield Laboratories, Inc., May 18,2005
Roadway and Transit Assessment of Cedar Avenue Corridor Transit Oriented Development, WSB
& Associates, Inc., January 10, 2005
Legislative Summary 2005, John Choi, Kennedy & Graven, Chartered
House Research Summary 2005, Joel Michael; House Research
Subsection 1-16.
Definition of Tax Increment Revenues
Pursuant to MS., Section 469.174, Subd 25, tax increment revenues derived from a tax increment financing
district include all ofthe following potential revenue sources:
1. Taxes paid by the captured net tax capacity, but excluding any excess taxes, as computed under MS.,
Section 469.177;
2. The proceeds from the sale or lease of property, tangible or intangible, to the extent the property was
purchased by the Authority with tax increments;
3. Principal and interest received on loans or other advances made by the Authority with tax increments;
4. Interest or other investment earnings on or from tax increments;
5. Repayments or return of tax increments made to the Authority under agreements for districts for
which therequest for certification was made after August 1, 1993; and
6. The market value homestead credit paid to the Authority under MS., Section 273.1384.
Subsection 1-17.
Modifications to the District
In accordance with MS., Section 469.175, Subd. 4, any:
1. Reduction or enlargement of the geographic area of the District, if the reduction does not meet the
requirements of MS., Section 469.175, Subd. 4(e);
2. Increase in amount of bonded indebtedness to be incurred;
3. A determination to capitalize interest on debt if that determination was not a part of the original TIF
Plan; .
4. Increase in the portion ofthe captured net tax capacity to be retained by the HRA or City;
5. Increase in the estimate ofthe cost ofthe project, including administrative expenses, that will be paid
or financed with tax increment from the District; or
6. Designation of additional property to be acquired by the HRA or City,
shall be approved upon the notice and after the discussion, public hearing and findings required for approval
of the original TIF Plan.
Pursuant to MS. Section 469.175 Subd 4(j), the geographic area ofthe District may be reduced, but shall not
be enlarged after five years following the date of certification of the original net tax capacity by the county
auditor. If a redevelopment district is enlarged, the reasons and supporting facts for the determination that
the addition to the district meets the criteria of MS., Section 469.174, Subd 10, paragraph (a), clauses (1) to
(5), must be documented in writing and retained. The requirements of this paragraph do not apply if (1) the
only modification is elimination ofparcel(s) from the District and (2) (A) the current net tax capacity of the
parcel( s) eliminated from the District equals or exceeds the net tax capacity of those parcel( s) in the District's
original net tax capacity or (B) the HRA agrees that, notwithstanding MS., Section 469.177, Subd 1, the
original net tax capacity will be reduced by no more than the current net tax capacity of the parcel(s)
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eliminated from the District.
The BRA or City must notify the County Auditor of any modification that reduces or enlarges the geographic
area ofthe District. Modifications to the District in the form of a budget modification or an expansion ofthe
boundaries will be recorded in the TIF Plan.
Subsection 1-18. Administrative Expenses
In accordance with MS., Section 469.174, Subd 14, administrative expenses means all expenditures of the
BRA or City, other than:
1. Amounts paid for the purchase of land;
2. Amounts paid to contractors or others providing materials and services, including architectural and
engineering services, directly connected with the physical development of the real property in the
project;
3. Relocation benefits paid to or services provided for persons residing or businesses located in the
project; or
4. Amounts used to pay principal or interest on, fund a reserve for, or sell at a discount bonds issued
pursuant to MS., Section 469.178; or
5. Amounts used to pay other financial obligations to the extent those obligations were used to finance
costs described in clauses (1) to (3).
For districts for which the request for certification were made before August 1, 1979, or after June 30, 1982,
administrative expenses also include amounts paid for services provided by bond counsel, fiscal consultants,
. and planning or economic development consultants. Pursuant to MS., Section 469.176, Subd 3, tax
increment may be used to pay any authorized and documented administrative expenses for the District up
to but not to exceed 10 percent of the total estimated tax increment expenditures authorized by the TIF Plan
or the total tax increments, as defined by MS., Section 469.174, Subd 25, clause (1), from the District,
whichever is less.
Pursuant to MS., Section 469.176, Subd 4h, tax increments may be used to pay for the County's actual
administrative expenses incurred in connection with the District. The county may require payment ofthose
expenses by February 15 ofthe year following the year the expenses were incurred.
Pursuant to MS., Section 469. 177, Subd 11, the County Treasurer shall deduct an amount (currently .36
percent) of any increment distributed to the BRA or City and the County Treasurer shall pay the amount
deducted to the State Treasurer for deposit in the state general fund to be appropriated to the State Auditor
for the cost of financial reporting of tax increment financing information and the cost of examining and
auditing authorities' use of tax increment financing. This amount may be adjusted annually by the
Commissioner of Revenue.
Subsection 1-19. Limitation of Increment
The tax increment pledged to the payment of bonds and interest thereon may be discharged and the District
may be terminated if sufficient funds have been irrevocably deposited in the debt service fund or other escrow
account held in trust for all outstanding bonds to provide for the payment of the bonds at maturity or
redemption date.
Pursuant to MS., Section 469.176, Subd 6:
Richfield HRA
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if, after four years from the date of certification of the original net tax capacity of the tax increment
financing district pursuant to MS., Section 469.177, no demolition, rehabilitation or renovation of
property or other site preparation, including qualified improvement of a street acijacent to a parcel
but not installation of utility service including sewer or water systems, has been commenced on a
parcel located within a tax increment financing district by the authority or by the owner of the parcel
in accordance with the tax incrementfinancingplan, no additional tax increment may be taken from
that parcel and the original net tax capacity of that parcel shall be excluded from the original net
tax capacity of the tax increment financing district. If the authority or the owner of the parcel
subsequently commences demolition, rehabilitation or renovation or other site preparation on that
parcel including qualified improvement of a street acijacent to that parcel, in accordance with the
tax increment financing plan, the authority shall certify to the county auditor that the activity has
commenced and the county auditor shall certify the net tax capacity thereof as most recently certified
by the commissioner of revenue and add it to the original net tax capacity of the tax increment
financing district. The county auditor must enforce the provisions of this subdivision. The authority
must submit to the county auditor evidence that the required activity has taken place for each parcel
in the district. The evidence for a parcel must be submitted by February 1 of the fifth year following
the year in which the parcel was certified as included in the district. For purposes of this subdivision,
qualified improvements of a street are limited to (1) construction or opening of a new street, (2)
relocation of a street, and (3) substantial reconstruction or rebuilding of an existing street.
The HRA or City or a property owner must improve parcels within the District by approximately September,
2010 and report such actions to the County Auditor.
Subsection 1-20. Use of Tax Increment
The HRA or City hereby determines that it will use 100 percent of the captured net tax capacity of taxable
property located in the District for the following purposes:
1. To pay the principal of and interest on bonds issued to finance a project;
2. To finance, or otherwise pay public redevelopment costs of the Richfield Redevelopment Project
Area pursuant to the MS., Sections 469.001 to 469.047;
3. To pay for project costs as identified in the budget set forth in the TIF Plan;
4. To finance, or otherwise pay for other purposes as provided in MS., Section 469.176, Subd. 4;
5. To pay principal and interest on any loans, advances or other payments made to or on behalf ofthe
HRA or City or for the benefit of the Richfield Redevelopment Project Area by a developer;
6. To finance or otherwise pay premiums and other costs for insurance or other security guaranteeing
the payment when due of principal of and interest on bonds pursuant to the TIF Plan or pursuant to
MS., Chapter 462C. MS., Sections 469.152 through 469.165, and/or MS., Sections 469.178; and
7. To accumulate or maintain a reserve securing the payment when due ofthe principal and interest on
the tax increment bonds or bonds issued pursuant to MS., Chapter 462C, MS., Sections 469.152
through 469.165, and/or MS., Sections 469.178.
These revenues shall not be used to circumvent any levy limitations applicable to the City nor for other
purposes prohibited by MS., Section 469.176, Subd. 4.
Tax increments generated in the District will be paid by Hennepin County to the HRA for the Tax Increment
Fund of said District. The HRA or City will pay to the developer(s) annually an amount not to exceed an
amount as specified in a developer's agreement to reimburse the costs of land acquisition, public
improvements, demolition and relocation, site preparation, and administration. Remaining increment funds
will be used for HRA or City administration (up to 10 percent) and the costs of public improvement activities
Richfield HRA
Tax Increment Financing Plan for the Cedar Avenue Tax Increment Financing District
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outside the District.
Subsection 1-21. Excess Increments
Excess increments, as defined in MS., Section 469.176, Subd. 2, shall be used only to do one or more ofthe
following:
1. Prepay any outstanding bonds;
2. Discharge the pledge of tax increment for any outstanding bonds;
3. Pay into an escrow account dedicated to the payment of any outstanding bonds; or
4. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in
proportion to their local tax rates.
The HRA or City must spend or return the excess increments under paragraph (c) within nine months after
the end of the year. In addition, the HRA or City may, subject to the limitations set forth herein, choose to
modify the TIF Plan in order to finance additional public costs in the Richfield Redevelopment Project Area
or the District.
Subsection 1-22. Requirements for Agreements with the Developer
The HRA or City will review any proposal for private development to determine its conformance with the
Redevelopment Plan and with applicable municipal ordinances and codes. To facilitate this effort, the
following documents may be requested for review and approval: site plan, construction, mechanical, and
electrical system drawings, landscaping plan, grading and storm drainage plan, signage system plan, and any
other drawings or narrative deemed necessary by the HRA or City to demonstrate the conformance of the
development with City plans and ordinances. The HRA or City may also use the Agreements to address other
issues related to the development.
Pursuant to MS., Section 469.176, Subd. 5, no more than 25 percent, by acreage, of the property to be
acquired in the District as set forth in the TIF Plan shall at any time be owned by the HRA or City as a result
of acquisition with the proceeds of bonds issued pursuant to MS., Section 469.178 to which tax increments
from property acquired is pledged, unless prior to acquisition in excess of25 percent of the acreage, the HRA
or City concluded an agreement for the development or redevelopment of the property acquired and which
provides recourse for the HRA or City should the development or redevelopment not be completed.
Subsection 1-23. Assessment Agreements
Pursuant to MS., Section 469.177, Subd. 8, the HRA or City may enter into a written assessment agreement
in recordable form with the developer of property within the District which establishes a minimum market
value of the land and completed improvements for the duration of the District. The assessment agreement
shall be presented to the County Assessor who shall review the plans and specifications for the improvements
to be constructed, review the market value previously assigned to the land upon which the improvements are
to be constructed and, so long as the minimum market value contained in the assessment agreement appears,
in the judgment of the assessor, to be a reasonable estimate, the County Assessor shall also certify the
minimum market value agreement.
Subsection 1-24. Administration of the District
Administration ofthe District will be handled by the Community Development Director.
Richfield HRA
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Subsection 1-25. Annual Disclosure R quirements
Pursuant to MS., Section 469.175, Subd. 5, 6, and 6b the HRA or City must undertake financial reporting
for all tax increment financing districts to the Office ofthe State Auditor, County Board and County Auditor
on or before August 1 of each year. MS., Section 469.175, Subd. 5 also provides that an annual statement
shall be published in a newspaper of general circulation in the City on or before August 15.
If the City fails to make a disclosure or submit a report containing the information required by MS., Section
469.175 Subd. 5 and Subd. 6, the OSA will direct the County Auditor to withhold the distribution of tax
increment from the District.
Subsection 1-26. Reasonable Expectations
As required by the TIF Act, in establishing the District, the determination has been made that the anticipated
development would not reasonably be expected to occur solely through private investment within the
reasonably foreseeable future and that the increased market value ofthe 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. In making said
determination, reliance has been placed upon written representation made by the developer to such effects
and upon HRA and City staff awareness of the feasibility of developing the project site. A comparative
analysis of estimated market values both with and without establishment of the District and the use of tax
increments has been performed as described above. Such analysis is included with the cashflow in Appendix
D, and indicates that the increase in estimated market value ofthe proposed development (less the indicated
subtractions) exceeds the estimated market value of the site absent the establishment of the District and the
use of tax increments.
Subsection 1-27. Other Limitations on the Use of Tax Increment
1. General Limitations. All revenue derived from tax increment shall be used in accordance with the TIF
Plan. The revenues shall be used to finance, or otherwise pay public redevelopment costs ofthe Richfield
Redevelopment Project Area pursuant to the MS., Sections 469.001 to 469.047. Tax increments may not
be used to circumvent existing levy limit law. No tax increment may be used for the acquisition,
construction, renovation, operation, or maintenance of a building to be used primarily and regularly for
conducting the business of a municipality, county, school district, or any other local unit of government
or the state or federal government. This provision does not prohibit the use of revenues derived from tax
increments for the construction or renovation of a parking structure.
r
2. Pooling Limitations. At least 75 percent of tax increments from the District must be expended on
activities in the District or to pay bonds, to the extent that the proceeds of the bonds were used to finance
activities within said district or to pay, or secure payment of, debt service on credit enhanced bonds. Not
more than 25 percent of said tax increments may be expended, through a development fund or otherwise,
on activities outside ofthe District except to pay, or secure payment of, debt service on credit enhanced
bonds. For purposes of applying this restriction, all administrative expenses must be treated as if they
were solely for activities outside of the District.
3. Five Year Limitation on Commitment of Tax Increments. Pursuant to Laws of Minnesota 2005, Chapter
152, Article 2, Section 25 Subd 2:
(2) the jive-year rule under Minnesota Statutes, section 469.1763, subdivision 3, does not apply.
Richfield HRA
Tax Increment Financing Plan for the Cedar A venue Tax Increment Financing District
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4. Redevelo{>ment District. Pursuant to Laws of Minnesota 2005, Chapter 152, Article 2, Section 25 Subd
2:
(1) expenditures for activities as defined in Minnesota Statutes, section 469.1763, subdivision 1,
paragraph (b), anywhere in the district are deemed to be the costs of correcting conditions that allow the
designation of redevelopment districts pursuant to Minnesota Statutes, section 469.174, subdivision 10;
Subsection 1-28.
Summary
The Richfield Housing and Redevelopment Authority is establishing the District to preserve and enhance the
tax base, redevelop substandard areas, and provide employment opportunities in the City. The TIF Plan for
the District was prepared by Ehlers & Associates, Inc., 3060 Centre Pointe Drive, Roseville, Minnesota
55113, telephone (651) 697-8500.
Richfield HRA
Tax Increment Financing Plan for the Cedar Avenue Tax Increment Financing District
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APPENDIX A
PROJECT DESCRIPTION
In 1996, the Minnesota State Legislature made a decision that the Minneapolis-St. Paul International airport
(MSP) would remain and expand at its current location. Expansion included the construction of a new
North/South Runway, and independent studies confirmed that the noise from this runway - believed to be the
closest that any similar runway has been built to an existing residential area in the country - would be
incompatible with the adjacent predominantly residential land uses. Based on decibel level studies, the City
identified a redevelopment area which essentially included land bounded by Highway 62 to the north,
Interstate 494 to the south, Highway 77 to the east, and 16th Avenue to the west. In 1999, a redevelopment
plan was created. (See Subsection 2-15).
Since that time, additional sound studies completed in 2000 revised the noise impact area to include land
bounded by Highway 62 to the north, nnd Street to the south, Highway 77 to the east, and a jogged profile
from approximately 16th A venue at the north end of the site to 18th A venue at the south end. (See Subsection
2-15).
Expansion work at the Minneapolis-St. Paul Airport has presented tremendous challenges and opportunities
for the City of Richfield. The construction of a new north-south runway at the westernmost area ofthe airport
site and its resulting low-frequency noise levels have made it essential for the City to revision its eastern edge.
The existing land-use, essentially single family residential, is no longer an appropriate neighbor for the
airport. These challenges have given rise to opportunities for development that serve the future of the City
of Richfield and help to mitigate the problems caused by the airport expansion.
JLG Architects was contracted in 2004 to prepare a new land-use masterplan based on these new parameters.
In 2005 WSB & Associates, Inc. prepared a Roadway and Transit Assessment that suggests the overall
proposed redevelopment is anticipated to consist of the following primary components:
Approximately 350,000 square feet of new retail development
Approximately 600,000 square feet of new office space
Approximately 600 new housing units
After completing various financial feasability models it was determined that Tax Increment Financing was
needed to make the project feasible.
Also in 2005 the City of Richfield requested and received special Tax Increment Financing legislation for
this area. (See Subsection 2-6).
APPENDIX
A-I
.
5..-4D
APPENDIX B
MAP(S) OF THE RICHFIELD REDEVELOPMENT PROJECT AREA AND THE DISTRICT
APPENDIX
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APPENDIX C
DESCRIPTION OF PROPERTY TO BE INCLUDED IN THE DISTRICT
The District encompasses all property and adjacent rights-of-way and abutting roadways identified by the
parcel(s) listed below.
APPENDIX
PARCEL
2502824320001
2502824330054
2502824330055
2502824330056
2502824330057
2502824330058
2502824330059
2502824330060
2502824330061
2502824330062
2602824110002
2602824110033
2602824110034
2602824110035
2602824110036
2602824110037
2602824110038
2602824110039
2602824110040
2602824110041
2602824110042
2602824110043
2602824110044
2602824110045
2602824110062
2602824140001
2602824140002
2602824140003
2602824140004
2602824140005
2602824140006
2602824140007
2602824140008
2602824140009
2602824140010
2602824140011
2602824140012
2602824140013
2602824140014
2602824140015
2602824140016
2602824140017
ADDRESS
6733 CEDAR AVE S
6841 CEDAR AVE S
6839 CEDAR AVE S
6833 CEDAR AVE S
6829 CEDAR AVE S
6825 CEDAR AVE S
6821 CEDAR AVE S
6813 CEDAR AVE S
6809 CEDAR AVE S
6801 CEDAR AVE S
6300 18TH AVE S
6309 16TH AVE S
6315 16TH AVE S
632116THAVES
6327 16TH AVE S
6333 16TH AVE S
6339 16TH AVE S
6345 16TH AVE S
634417THAVE S
6338 17TH AVE S
6332 17TH AVE S
6326 17TH AVE S
6320 17TH AVE S
6314 17TH AVE S
6309 18TH AVE S
6541 16TH AVE S
6509 16TH AVE S
650116TH AVE S
6401 16TH AVE S
6409 16TH AVE S
641516THAVES
6421 16TH AVE S
6427 16TH AVE S
6433 16TH AVE S
6439 16TH AVE S
6445 16TH AVE S
644417THAVE S
6438 17TH AVE S
6432 17TH AVE S
6426 17TH AVE S
6420 17THAVES
641417THAVES
C-l
2602824140018
2602824140019
2602824140020
2602824140021
2602824140022
2602824140023
2602824140024
2602824140025
2602824140122
2602824140123
2602824410001
2602824410002
2602824410063
2602824410066
2602824410067
2602824410068
2602824410069
2602824410070
2602824410071
2602824410072
2602824410073
2602824410074
2602824410075
2602824410076
2602824410077
2602824410078
2602824410079
2602824410080
2602824410081
2602824410082
2602824410083
2602824410084
2602824410085
2602824410086
2602824410087
2602824410088
2602824410089
2602824410090
2602824410091
2602824410092
2602824410093
2602824410094
2602824410095
2602824410096
2602824410097
2602824410098
2602824410099
2602824410100
2602824410101
2602824410102
APPENDIX
5"'43
6408 17TH AVE S
6400 17TH AVE S
6500 17TH AVE S
6508 17TH AVE S
651417THAVES
6520 17TH AVE S
6526 17TH AVE S
6532 17TH AVE S
1620 66TH ST E
1614 66TH ST E
6607 18TH AVE S
660 CEDAR AVE S
6636 CEDAR AVE S
6614 18TH AVE S
6620 18TH AVE S
6626 18TH AVE S
6632 18TH AVE S
6638 18TH AVE S
6644 18TH AVE S
6645 17TH AVE S
6639 17TH AVE S
6633 17TH AVE S
6627 17TH AVE S
6621 17TH AVE S
6615 17TH AVE S
6609 17TH AVE S
6601 17TH AVE S
6700 18TH AVE S
6708 18TH AVE S
6714 18TH AVE S
6720 18TH AVE S
6726 18TH AVE S
6732 18TH AVE S
6738 18TH AVE S
6744 18TH AVE S
674517THAVES
6739 17TH AVE S
673317THAVES
6727 17TH AVE S
672117TH AVE S
6715 17TH AVE S
6709 17TH AVE S
6701 17TH AVE S
6700 CEDAR AVE S
6720 CEDAR AVE S
6730 CEDAR AVE S
6744 CEDAR AVE S
6745 18TH AVE S
6739 18TH AVE S
6733 18TH AVE S
C-2
2602824410103
2602824410104
2602824410105
2602824410 1 06
2602824410107
2602824410108
2602824440001
2602824440002
2602824440003
2602824440004
2602824440005
2602824440006
2602824440007
2602824440008
2602824440009
2602824440010
2602824440011
2602824440012
2602824440013
2602824440014
2602824440015
2602824440016
2602824440017
2602824440018
2602824440019
2602824440020
2602824440021
2602824440022
2602824440023
2602824440024
2602824440025
2602824440026
2602824440027
2602824440028
2602824440029
2602824440030
2602824440031
2602824440032
2602824440065
2602824440066
2602824440067
2602824440068
2602824440069
2602824440070
2602824440073
2602824440074
2602824440075
2602824440076
2602824440077
2602824440078
APPENDIX
5;-ytj
6727 18TH AVE S
6721 18TH AVE S
6715 18TH AVE S
6709 18TH AVE S
6701 18TH AVE S
1717 66TH ST E
6800 CEDAR AVE S
6808 CEDAR AVE S
6814 CEDAR AVE S
6820 CEDAR AVE S
6826 CEDAR AVE S
6832 CEDAR AVE S
6838 CEDAR AVE S
6844 CEDAR AVE S
6845 18TH AVE S
6839 18TH AVE S
6833 18TH AVE S
6827 18TH AVE S
682118TH AVE S
6815 18TH AVE S
6809 18TH AVES
6801 18TH AVE S
6800 18TH AVE S
6808 18TH AVE S
6814 18TH AVE S
6820 18TH AVE S
6826 18TH AVE S
683218THAVES
683818TH AVE S
6844 18TH AVE S
6845 17TH AVE S
6839 17TH AVE S
683317THAVES
6827 17TH AVE S
6821 17TH AVE S
6815 17TH AVE S
6809 17TH AVE S
6801 17TH AVE S
6900 CEDAR AVE S
6908 CEDAR AVE S
6914 CEDAR AVE S
6920 CEDAR AVE S
6924 CEDAR AVE S
6932 CEDAR AVE S
6945 18TH AVE S
6939 18TH AVE S
693318THAVES
6927 18TH AVE S
6921 18TH AVE S
6915 18TH AVE S
C-3
2602824440079
2602824440080
2602824440129
3502824110001
3502824110002
3502824110003
3502824110009
3502824110010
3502824110011
3502824110012
3502824110013
3502824110014
3502824110015
3502824110016
3502824110017
3502824110018
3502824110019
3502824110020
3502824110021
3502824110022
3502824110023
3502824110024
3502824110025
3502824110026
3502824110027
3502824110123
3502824110124
3502824110125
3502824110126
3502824110127
APPENDIX
5-45
6909 18TH AVE S
6901 18TH AVE S
6938 CEDAR AVE S
6958 CEDAR AVE S
7001 18TH AVE S
7005 18TH AVE S
7000 CEDAR AVE S
7034 CEDAR AVE S
7040 CEDAR AVE S
7048 CEDAR AVE S
7100 CEDAR AVE S
7108 CEDAR AVE S
7116 CEDAR AVE S
7121 18TH AVE S
7115 18TH AVE S
711118THAVE S
7105 18TH AVE S
7101 18TH AVE S
7049 18TH AVE S
7045 18TH AVE S
7039 18TH AVE S
7035 18TH AVE S
7033 18TH AVE S
7029 18TH AVE S
7025 18TH AVE S
7134 CEDAR AVE S
7145 18TH AVE S
7137 18TH AVE S
7131 18TH AVE S
7127 18TH AVE S
C-4
5~Lf(P
APPENDIX D
ESTIMATED CASH FLOW FOR THE DISTRICT
APPENDIX
D-l
9/5/2006
5-Lt'7
.
EHLERS
. ;,~H~jMH l;\le
Page 1 of 11
CEDAR AVE TAX INCREMENT DISTRICT
CITY OF RICHFIELD
SUMMARY
~1._,lU!.'!D'A$'flilt~~D_Q'u-- ~ Ji_clIiIIIIl
District New Redevelopment District
County District #
Inflation Rate - Every _ Years 1.00%
Pay-As-You-Go Interest Rate: 6.50%
City Internal Loan Rate 4.00%
Note Issued Date (Present Value Date): 01-Feb-Q6
Local Tax Rate - Frozen 113.5680% Pay 2006
Fiscal Disparities Election Inside
Year District was certified 2006
Assumes First Tax Increment For District 2008
Year District was Modified NfA
Development located in modified area N/A
Assumes First Tax Increment For Dav 2009
Years of Tax Increment 26
Assumes Last Year of Tax Increment 2033
Fiscal Disparities Ratio
Fiscal Disparities Metro Wide Tax Rate
Local Tax Rate - Current
State Wide Property Tax Rate (Used for total taxes)
Market Value Tax Rate (used for total taxes)
33,6177%
121.8020%
107.7150%
50.8270%
N/A
Commercial Industrial Class Rate
First 150,000
Over 150,000
Rental Class Rate
Residential Class Ra
1.5%~2~O%
1.50%
2.00%
1.25%
1.00%
Note:
1. Tax estimates are based upon market value, construction costs and taxes per sqfft.
2. Apartments/residential do not pay State..wide property tax or Fiscal Disparities
3. Assumes Fiscal Disparities is paid inside the district
Prepared by Ehlers
Pay 2006
Pay 2006
Pay 2006
Pay 2006
Pay 2006
Pay 2006
Pay 2006
T1F PLAN Run- 08~22-2006
9/512006 5/yg Page 2 of 11
. EHLERS
'AU1teU". "I~
CEDAR AVE TAX INCREMENT DISTRICT
CITY OF RICHFIELD
SUMMARY
Base Project FIscal Captured Semi-Annual State Admin. Housing Semi-Annual Semi-Annual PAYMENT DATE
PERIOD BEGINNING Tax Tax Disparities Tax Gross Tax Auditor Net Tax Present PERIOD ENDING
Yrs. Mlh. Yr. Ca ael Ca aell Reduction Ca ael Increment 0.36% 10.00% 15.00% Increment Value Vrs. Mlh. Yr.
Present Value Date 01-feb'()6
0.0 1-Aug 2006 668,074 668,074 0 0.0 Heb 2006
0.0 1-feb 2007 668,074 668,074 0 0 0 0 0 0 0 0 0.0 1-Aug 2006
0.0 1-Aug 2007 668,074 668,074 0 0 0 0 0 0 0 0 0 Hob 2007
0.0 Hob 2008 668,074 668,074 0 0 0 0 0 0 0 0 1 1-Aug 2007
0.5 1-Aug 2008 668,074 668,074 0 0 0 0 0 0 0 0 2 1-Fob 2008
1.0 1-Feb 2009 668,074 974,938 (78,342) 228,522 123,076 (443) (12,263) (18,395) 91,975 78,383 3 1-Aug 2008
1.5 1-Aug 2009 668,074 974,938 (78,342) 228,522 123,076 (443) (12,263) (18,395) 91,975 154,298 4 Hob 2009
2.0 1-Feb 2010 668,074 1,806,772 (290,749) 847,948 456,684 (1,844) (45,504) (68,256) 341,280 427,120 5 1-Aug 2009
2.5 1-Aug 2010 668,074 1,806,772 (290,749) 847,948 456,684 (1,644) (45,504) (68,256) 341,280 691,355 6 Hob 2010
3.0 1-Feb 2011 668,074 2,638,605 (503,157) 1,487,373 790,291 (2,845) (78,745) (118,117) 590,584 1,134,220 7 1-Aug 2010
3.5 1-Aug 2011 666,074 2,638,805 (503,157) 1,487,373 790,291 (2,845) (78,745) (118,117) 590,584 1,563,145 8 1-feb 2011
4.0 1-Feb 2012 668,074 3,470,438 (715,565) 2,086,799 1,123,898 (4,046) (111,985) (167,976) 839,689 2,153,932 9 1-Aug 2011
4.5 1-Aug 2012 668,074 3,470,438 (715,565) 2,086,799 1,123,898 (4,046) (111,985) (167,978) 839,889 2,728,123 10 1-feb 2012
5.0 1-Feb 2013 668,074 4,302,272 (927 ,973) 2,706,224 1,457,505 (5,247) (145,226) (217,839) 1,089,193 3,444,801 11 1-Aug 2012
5.5 1-Aug 2013 668,074 4,302,272 (927,973) 2,706,224 1,457,505 (5,247) (145,226) (217,839) 1,089,193 4,140,857 12 1-Feb 2013
6.0 1-Feb 2014 668,074 4,991,000 (1,103,879) 3,219,047 1,736,447 (6,251) (173,020) (259,529) 1,297,647 4,944,023 13 1-Aug 2013
6.5 1-Aug 2014 668,074 4,991,000 (1,103,879) 3,219,047 1,736,447 (6,251) (173,020) (259,529) 1,297,647 5,721,909 14 1-Feb 2014
7.0 1-Fob 2015 668,074 5,040,910 (1,116,623) 3,256,213 1,756,497 (6,323) (175,017) (262,526) 1,312,630 6,484,007 15 1-Aug 2014
7.5 1-Aug 2015 668,074 5,040,910 (1,116,623) 3,256,213 1,756,497 (6,323) (175,017) (262,526) 1,312,630 7,222,118 16 1-Feb 2015
8.0 1-Feb 2016 668,074 5,091,319 (1,129,495) 3,293,750 1,776,747 (6,396) (177,035) (265,553) 1,327,763 7,945,236 17 1-Aug 2015
8.5 1-Aug 2016 668,074 5,091,319 (1,129,495) 3,293,750 1,776,747 (6,396) (177,035) (265,553) 1';327.763 8,645,593 18 1-Feb 2016
9.0 1-Fob 2017 668,074 5,142,232 (1,142,496) 3,331,662 1,797,199 (6,470) (179,073) (268,609) 1,343,047 9,331,712 19 1-Aug 2016
9.5 1-Au9 2017 668,074 5,142,232 (1,142,496) 3,331,662 1,797,199 (6,470) (179,073) (268,609) 1,343,047 9,996,235 20 1-feb 2017
10.0 1-feb 2018 668,074 5,193,655 (1,155,626) 3,369,954 1,817,857 (6,544) (181,131) (271,697) 1,358,484 10,647,239 21 1-Aug 2017
10.5 1-Aug 2018 668,074 5,193,655 (1,155,626) 3,369,954 1,817,857 (6,544) (181,131) (271,697) 1,358,484 11,277,750 22 1-Feb 2018
11.0 Hob 2019 668,074 5,245,591 (1,168,888) 3,408,829 1,838,720 (6,619) (183,210) (274,815) 1,374,076 11,895,424 23 1-Aug 2018
11.5 1-Aug 2019 668,074 5,245,591 (1,168,888) 3,408,829 1,838,720 (6,619) (183,210) (274,815) 1,374,076 12,493,655 24 1-Feb 2019
12.0 1-Fob 2020 668.074 5,298,047 (1,182,283) 3,447,690 1,859,793 (6,695) (185,310) (277,965) 1,389,823 13,079,898 25 1-Au9 2019
12.5 1-Aug 2020 868,074 5,298,047 (1,182,283) 3,447,690 1,859,793 (6,695) (185,310) (277,965) 1,389,823 13,647,290 26 1-feb 2020
13.0 Hob 2021 668,074 5,351,028 (1,195,811) 3,487,142 1,881,076 (6,772) (187,430) (281,146) 1,405,728 14,203,309 27 1-Aug 2020
13.5 1-Aug 2021 668,074 5,351,028 (1,195,811) 3,487,142 1,881,076 (6,772) (187,430) (281,146) 1,405,728 14,741,826 28 1-Feb 2021
14.0 1-Feb 2022 668,074 5,404,538 (1,209,475) 3,526,988 1,902,572 (6,849) (189,572) (284,358) 1,421,792 15,269,352 29 1-Aug 2021
14.5 1-Aug 2022 668,074 5.404,538 (1,209,475) 3,526,988 1,902,572 (6,849) (189,572) (284,358) 1,421,792 15,780,274 30 Hob 2022
15.0 l-Feb 2023 668,074 5,458,583 (1,223,276) 3,567,233 1,924,282 (6,927) (191,736) (287,603) 1,438,016 16,280,760 31 l-Aug 2022
15.5 1-Aug 2023 668,074 5.458,583 (1,223,276) 3,567,233 1,924,282 (6,927) (191,736) (287,603) 1,438,016 16,765,492 32 Hob 2023
16.0 1-Fob 2024 668,074 5,513,169 (1,237,214) 3,607,881 1,946,210 (7,006) (193,920) (290,881 ) 1,454,403 17,240,316 33 l-Aug 2023
.5 1-Aug 2024 668,074 5,513,169 (1,237,214) 3,607,881 1,946,210 (7,006) (193,920) (290,881) 1,454,403 17,700,194 34 l-Fob 2024
.0 Hob 2025 668,074 5,568,301 (1,251,292) 3,648,935 1,968,358 (7,086) (196,127) (294,191) 1,470,954 18,150,665 35 1-Aug 2024
.5 1-Aug 2025 668,074 5,568,301 (1,251,292) 3,646,935 1,968,358 (7,086) (196,127) (294,191) 1,470,954 18,586,956 36 Hob 2025
18.0 1-Feb 2026 668,074 5,623,984 (1,265,511) 3,690,399 1,990,726 (7,167) (198,356) (297,534) 1,487,670 19,014,316 37 1-Aug 2025
18.5 1-Aug 2026 668,074 5,623,984 (1,265,511) 3,690,399 1,990,726 (7,167) (198,356) (297,534) 1,487,670 19,428,225 38 l-Feb 2026
19.0 1-Feb 2027 668,074 5,680,224 (1,279,871 ) 3,732,278 2,013,319 (7,248) (200,607) (300,911) 1,504,553 19,833,654 39 1-Aug 2026
19.5 1-Aug 2027 668,074 5,680,224 (1,279,871) 3,732,278 2,013,319 (7,248) (200,607) (300,911) 1,504,553 20,226,321 40 1-Feb 2027
20.0 1-Feb 2028 668,074 5,737,026 (1,294,376) 3,774,576 2,036,137 (7,330) (202,881 ) (304,321) 1,521,605 20,610,939 41 1-Aug 2027
20.5 1-Aug 2028 668,074 5,737,026 (1,294,376) 3,774,576 2,036,137 (7,330) (202,881 ) (304,321 ) 1,521,605 20,983,451 42 1-Feb 2028
21.0 Hob 2029 668,074 5,794,396 (1,309,025) 3,817,297 ' 2,059,184 (7,413) (205,177) (307,766) 1,538,828 21,348,320 43 1-Aug 2028
21.5 1-Aug 2029 668,074 5,794,396 (1,309,025) 3,817,297 2,059,184 (7,413) (205,177) (307,766) 1,538,828 21,701,704 44 1-Feb 2029
22.0 1-Feb 2030 668,074 5,852,340 (1,323,821) 3,860,445 2,082,461 (7,497) (207,496) (311,245) 1,556,223 22,047,834 45 1-Aug 2029
22.5 1-Aug 2030 668,074 5,852,340 (1,323,821) 3,860,445 2,082,461 (7,497) (207,496) (311,245) 1,556,223 22,383,069 46 Hob 2030
23.0 1-Feb 2031 668,074 5,910,863 (1,338,765) 3,904,024 2,105,971 (7,581) (209,839) (314,758) 1,573,792 22,711,417 47 1-Aug 2030
23.5 1-Aug 2031 668,074 5,910,863 (1,338,765) 3,904,024 2,105,971 (7,581) (209,839) (314,758) 1,573,792 23,029,429 48 Hob 2031
24.0 Hob 2032 668,074 5,969,972 (1,353,858) 3,948,040 2,129,715 (7,667) (212,205) (318,307) 1,591,536 23,340,904 49 1-Aug 2031
24.5 1-Aug 2032 668,074 5,989,972 (1,353,858) 3,948,040 2,129,715 (7,667) (212,205) (318,307) 1,591,536 23,642,575 50 1-Fob 2032
25.0 Hob 2033 668,074 6,029,672 (1,369,103) 3,992,495 2,153,698 (7,753) (214,594) (321,892) 1,609,458 23,938,041 51 1-Aug 2032
25.5 1-Au 2033 668,074 6,029,672 1,369,103 3,992 495 2,153,698 7,753 214,594 321,892 1,609,458 24,224,206 52 1-Fob 2033
Totals 54.332,949 85,495,591 307,645 8,514.920 12.772,380 63.861,898
Present Value 45,943,843 165,398 6,624,506 6.866.76 24,224.206
NOTES:
1, State Auditor payment Is based upon 1st 'H~lf. P,lY 2006 actual and may incnnlse over term of district
2. TIF run does not reflect potential reduction In Market Value Homestead Credit
3, Amount of increment will vary depending upon market value, tal( rates, class rates, construction schedule and inflation on Market Value.
4. Inflatiol1 on tax rates cannot be captured.
$, TIF does not capture state wide property taxes or mar:ket value property taxes
Prepared by Ehlers
TIF PLAN Run- 08-22-2006
91512006
5 "qq
.
EHLERS
"" AHI\l~IAHJ l/li*,
CEDAR AVE TAX INCREMENT DISTRICT
CITY OF RICHFIELD
RETAIL
1__lli!.~IIIII\II'= -ElIlirallDli!WIA$llllMl!,trll~- w_I'I_
District New Redevelopment District
County District #
Inflation Rate - Every _ Years
Pay-As-You-Go Interest Rate:
City Internal Loan Rate
Note Issued Date (Present Value Date):
Local Tax Rate - Frozen
Fiscal Disparities Election
Year District was certified
Assumes First Tax Increment For District
Year District was Modified
Development located in modified area
Assumes First Tax Increment For Dav
Years of Tax Increment
Assumes Last Year of Tax Increment
1.00%
6.50%
4.00%
01-Feb-06
107.71500%
Inside
2006
2008
NIA
N/A
2009
26
2033
Pay 2006
Fiscal Disparities Ratio
Fiscal Disparities Metro Wide Tax Rate
Local Tax Rate - Current
State Wide Properly Tax Rate (Used for total taxes)
Market Value Tax Rate (used for total taxes)
33.6177%
121.8020%
107.7150%
50.8270%
N/A
Pay 2006
Pay 2006
Pay 2006
Pay 2006
Pay 2006
Commercial Industrial Class Rate
First 150,000
Over 150.000
Rental Class Rate
Residential Class Ra. - Under $500,000
1.5%-2.0%
1.50%
2.00%
1.25%
1.00%
Pay 2006
Pay 2006
.. ;1!~l!lVAEIIl;\\ " "
Watershed Market Tax
Value Capacity
0 32,594,600 396.759
Comm Retail 158,333,333 61.29% 19,977,335 1.5%-2.0% 398,797
Housing 100,000,000 38.71% 12,617,265 1.00% 126,173
Total 258,333,333 100.00% 32,594,600 524,969
"I!ll!' -
Total Market Value Market Class !lew Date Date Date
PHASE Use Sq. Ft.1Unlts Sq. Ft./Unlts Value Rate Tax Capacity Completed Asses Payable
1 Retail 58,333 200.00 11,666,667 1.5%-2.0% 232,563 2007 2008 2009
Office 100,000 200.00 20,000,000 1.5%-2.0% 399,250 2007 2008 2009
Housing 100 200,000.00 20,000,000 1.00% 200,000 2007 2008 2009
2 Retail 58,333 200.00 11,666,667 1.5%-2.0% 232,583 2008 2009 2010
Office 100,000 200.00 20,000,000 1.5%-2.0% 399,250 2008 2009 2010
Housing 100 200,000.00 20,000,000 1.00% 200.000 2008 2009 2010
3 Retail 58,333 200.00 11,666,667 1.50/0~2.0% 232,583 2009 2010 2011
Office 100,000 200.00 20,000,000 1.5%-2.0% 399.250 2009 2010 2011
Housing 100 200,000.00 20,000,000 1.00% 200,000 2009 2010 2011
4 Retail 58,333 200.00 11,666,667 . 1.5%-2.0% 232.583 2010 2011 2012
Office 100,000 200.00 20,000,000 1.5%~2.0% 399,250 2010 2011 2012
Housing 100 200,000.00 20,000,000 1.00% 200.000 2010 2011 2012
5 Retail 58,333 200.00 11,666,667 1.5%-2.0% 232.583 2011 2012 2013
Office 100,000 200.00 20,000,000 1.5%-2.0% 399.250 2011 2012 2013
Housing 100 200,000.00 20,000,000 1.00% 200.000 2011 2012 2013
TOTAL 792,167 258,333,333 4,159,167
Note:
1. Tax estimates are based upon market value, construction costs (.md ta)ws per sqfrt.
2. ApartmnntsJresidential do not pay $tZlte~wide property fax or FisC<:'11 Disparities
3. Assumes Fiscal Disparities IS paid illside the district
Prepared by Ehlers
Page 3 of 11
TIF PLAN Run- 08.22.2006
9/5/2006 5--5D Page4of11
. EHLERS
J' U,,~(S'A,H;~ l"'~
CEDAR AVE TAX INCREMENT DISTRICT
CITY OF RICHFIELD
RETAIL
Base Project Fiscal Captured Seml~Annual State Admin. Housing Semi-Annual Semi-Annual PAYMENT DATE
PERIOD BEGINNING Tax Tax DlsparMfes Tax Gross Tax Auditor Net Tax Present PERIOD ENDING
Yrs. Mlh. Yr. Ca ael Ca ael ReducUon Ca aelt Increment 0.36% 10.00% 15.00% Increment Value Yrs. Mth. Yr.
Pr&S9nt Vahla Date 01-Fob-G6
0.0 1-Aug 2006 524.969 524.969 0.0 1-Feb 2006
0.0 1-Feb 2007 524,969 524,969 0 0 0 0 0 0 0 0 0.0 1-Aug 2006
0.0 1-Au9 2007 524,969 524,969 0 0 0 0 0 0 0 0 0.0 Hob 2007
0.0 1-Fob 2008 524,969 524,969 0 0 0 0 0 0 0 0 0.5 1.Au9 2007
0.5 1-Au9 2008 524,969 524.969 0 0 0 0 0 0 0 0 1.0 Hob 2008
1.0 1-Feb 2009 524,969 831,833 (78,342) 228,522 123,076 (443) (12,263) (18,395) 91,975 78,383 1.5 1-Au9 2008
1.5 l-Au9 2009 524,969 831,833 (78,342) 228,522 123,076 (443) (12,263) (18,395) 91,975 154,298 2.0 Hob 2009
2.0 1-Feb 2010 524,969 1,663,667 (290.749) 847,948 456,684 (1,644) (45,504) (68,256) 341,280 427,120 2.5 1-Aug 2009
2.5 1-Au9 2010 524,969 1,663,667 (290,749) 847.948 456,684 (1,644) (45,504) (68,256) 341,280 691,355 3.0 Hob 2010
3.0 1-Fob 2011 524,969 2,495,500 (503.157) 1.467,373 790,291 (2,845) (78,745) (118,117) 590,584 1,134,220 3.5 1-Aug 2010
3.5 1-Au9 2011 524.969 2,495,500 (503,157) 1,467,373 790,291 (2,845) (78,745) (118,117) 590,584 1,563,145 4.0 1-Feb 2011
4.0 Hob 2012 524,969 3.327,333 (715,565) 2,086,799 1,123,898 (4,046) (111.985) (167.978) 839,889 2,153,932 4.5 1-Aug 2011
4.5 1-Au9 2012 524,989 3.327,333 (715,565) 2,086,799 1,123,898 (4,046) (111,985) (167,978) 839,889 2,726,123 5.0 1-Fob 2012
5.0 Hob 2013 524,969 4,159,167 (927,973) 2,706,224 1,457,505 (5,247) (145,226) (217,839) 1,089.193 3,444,801 5.5 1-Aug 2012
5.5 1-Aug 2013 524,969 4,159,167 (927,973) 2,706,224 1,457,505 (5,247) (145,226) (217,839) 1,089.193 4,140,857 6.0 Hob 2013
6.0 1-Fob 2014 524,969 4,159,167 (927,973) 2,706,224 1,457,505 (5,247) (145,226) (217,839) 1,089.193 4,815,003 6.5 1-Au9 2013
6.5 1-Aug 2014 524,969 4,159,167 (927,973) 2,706,224 1,457,505 (5,247) (145,226) (217,839) 1,089,193 5,467.929 7.0 1-Feb 2014
7.0 1-Fob 2015 524,969 4,200,758 (938,593) 2,737,196 1,474,185 (5,307) (146,888) (220,332) 1,101,659 6,107.540 7.5 1-Au9 2014
7.5 1-Aug 2015 524,969 4,200,758 (938,593) 2,737,196 1,474,185 (5,307) (146,888) (220,332) 1,101,659 6,727,018 8.0 1-Fob 2015
8.0 1-Fob 2016 524,969 4,242,766 (949,320) 2,768,477 1,491,032 (5,368) (148,566) (222,850) 1,114,248 7,333,854 8.5 1-Aug 2015
8.5 1-Aug 2016 524,969 4,242,766 (949,320) 2,768,477 1,491,032 (5,368) (148,566) (222,850) . 1,114,248 7,921,588 9.0 1-Feb 2016
9.0 1-Feb 2017 524,969 4,285,194 (960,154) 2,800,070 1,508,048 (5,429) (150,262) (225,393) 1,126,964 8,497,318 9.5 1-Aug 2016
9.5 1-Au9 2017 524,969 4,285,194 (960,154) 2,800,070 1,508,048 (5,429) (150,262) (225,393) 1,126,_ 9,054,925 10.0 1-Feb 2017
10.0 1-Fob 2018 524,969 4,328,046 (971,096) 2,831,980 1,525,234 (5,491) (151,974) (227,961) 1,139,807 9,601,136 10.5 1-Aug 2017
10.5 1-Aug 2018 524,969 4,328,046 (971,096) 2,831,980 1,525,234 (5,491) (151,974) (227,961 ) 1,139,807 10,130,153 11.0 1-Feb 2018
11.0 1-Fob 2019 524,969 4,371,326 (982,148) 2,864,209 1,542,591 (5,553) (153,704) (230,556) 1,152,779 10,648,350 11.5 1-Aug 2018
11.5 1-Aug 2019 524,969 4,371,326 (982,148) 2,864,209 1,542,591 (5,553) (153,704) (230,556) 1,152,779 11,150,235 12.0 1-feb 2019
12.0 1-Fob 2020 524,969 4,415,039 (993,310) 2,696,760 1,560,123 (5,616) (155,451) (233,176) 1,165,860 11,641,846 12.5 1-Aug 2019
12.5 1-Aug 2020 524,969 4,415,039 (993,310) 2,696,760 1,560,123 (5,616) (155,451) (233,176) 1,165,860 12,117,983 13.0 1-feb 2020
13.0 1-Feb 2021 524,969 4,459,190 (1,004,583) 2,929,637 1,577,829 (5,680) (157,215) (235,822) 1,179,112 12,584,367 13.5 1-Aug 2020
13.5 l-Aug 2021 524,969 4,459,190 (1,004,583) 2,929,637 1,577,829 (5,680) (157,215) (235,822) 1,179,112 13,036,070 14.0 1-Fob 2021
14.0 1-Fob 2022 524,969 4,503,782 (1,015,970) 2,962,842 1,595,713 (5,745) (158,997) (238,495) 1,192,476 13,478,514 14.5 1-Aug 2021
14.5 1-Aug 2022 524,969 4,503,782 (1,015,970) 2,962,842 1,595,713 (5,745) (158,997) (238,495) 1,192,476 13,907,030 15.0 Hob 2022
15.0 Hob 2023 524,969 4,548,819 (1,027,470) 2,996,380 1,613,775 (5,810) (160,797) (241,195) 1,205,974 14,326,756 15.5 1-Aug 2022
15.5 1-Aug 2023 524,969 4,548,819 (1,027,470) 2,996,380 1,613,775 (5,810) (160,797) (241,195) 1,205,974 14,733,271 16.0 1-Fob 2023
16.0 1-Feb 2024 524,969 4,594,308 '(1,039,086) 3,030,252 1,632,018 (5,875) (162,614) (243,921) 1,219,607 15,131,440 16.5 1-Aug 2023
.5 1-Aug 2024 524,969 4,594,308 (1,039,086) 3,030,252 1,632,018 (5,875) (162,614) (243,921 ) 1,219,607 15,517,076 17.0 Hob 2024
.0 Hob 2025 524,969 4,640,251 (1,050,817) 3,064,464 1,650,444 (5,942) (164,450) (246,675) 1,233,377 15,894,791 17.5 1-Aug 2024
7.5 1-Aug 2025 524,969 4,640,251 (1,050,817) 3,064,464 1,650,444 (5,942) (164,450) (246,675) 1,233,377 16,260,616 16.0 Hob 2025
18.0 Hob 2026 524,969 4,686,653 (1,062,666) 3,099,018 1,669,053 (6,009) (166,304) (249,457) 1,247,284 16,616,921 18.5 1-Au9 2025
18.5 1-Au9 2026 524,969 4,686,653 (1,062,666) 3,099,018 1,669,053 (6,009) (166,304) (249,457) 1,247,284 16,965,947 19.0 Hob 2026
19.0 Hob 2027 524,969 4,733,520 (1,074,633) 3,133,917 1,687,849 (6,076) (168,177) (252,266) 1,261,330 17,305,836 19.5 1-Aug 2026
19.5 1-Aug 2027 524,969 4,733,520 (1,074,633) 3,133,917 1,667,849 (6,076) (168,177) (252,266) 1,261,330 17,635,025 20.0 l-Fob 2027
20.0 1-Feb 2028 524,969 4,780,855 (1,086,720) 3,169,165 1,706,833 (6,145) (170,069) (255,103) 1,275,516 17,957,439 20.5 1-Aug 2027
20.5 1-Aug 2028 524,969 4,780,855 (1,086,720) 3,169,165 1,706,833 (6,145) (170,069) (255,103) 1,275,516 18,269,704 21.0 1-Feb 2028
21.0 1-Fob 2029 524,969 4,828,663 (1,098,928) 3,204,766 1,726,007 (6,214) (171,979) (257,969) 1,289,845 18,575,537 21.5 1-Aug 2028
21.5 1-Aug 2029 524,969 4,828,663 (1,098,928) 3,204,766 1,726,007 (6,214) (171,979) (257,969) 1,289,845 18,871,744 22.0 Hob 2029
22.0 Hob 2030 524,969 4,876,950 (1,111,258) 3,240,722 1,745,372 (6,283) (173,909) (260,863) 1,304,317 19,161,846 22.5 1-Aug 2029
22.5 1-Aug 2030 524,969 4,876,950 (1,111,258) 3,240,722 1,745,372 (6,283) (173,909) (260,863) 1,304,317 19,442,816 23.0 1-Fob 2030
23.0 Hob 2031 524,969. 4,925,720 (1,123,711) 3,277,039 1,764,931 (6,354) (175,858) (263,787) 1,318,933 19,717,991 23.5 1-Aug 2030
23.5 1-Aug 2031 524,969 4,925,720 (1,123,711) 3,277,039 1,764,931 (6,354) (175,858) (263,787) 1,318,933 19,984,505 24.0 Hob 2031
24.0 Hob 2032 524,969 4,974,977 (1,136,289) 3,313,718 1,784,686 (6,426) (177,826) (266,739) 1,333,696 20,245,519 24.5 1-Aug 2031
24.5 1-Aug 2032 524,969 4,974,977 (1,136,289) 3,313,718 1,784,686 (6,425) (177,826) (266,739) 1,333,896 20,498,317 25.0 Hob 2032
25.0 Hob 2033 524,969 5,024,726 (1,148,993) 3,350,764 1,804,638 (6,497) (179,814) (269,721 ) 1,348,606 20,745,895 25.5 1-l\ug 2032
25.5 1.Au 2033 524,969 5,024,726 1,148,993 3,350,764 1,804,638 6,497 179,814 269,721 1,346,606 20,985,680 26.0 Hob 2033
Totals 46439011 72,977 389 262 579 7,267,606 10,901,409 54,507,045
Present Value 39.555.053 142,398 5,762,797 5,911,898 20,985,680
NOTES:
1. State Auditor payment is ba~ed upon 1st half, pay 2006 actual and may InGre~se over term of district
2. TlF rUll does not reflect potential reduction in Market Value Homestead Credit
3. Amount of increment will vary depending upon ma.rket value, bx rates, class rates, construction schedule and inflation on Market Value.
4. Inflation on tax relfes cannot be captured.
5. TIF does not capture state wide property taxes or market value property taxes
Prepared by Ehlers
TIF PLAN Run. 08-22-2006
9/5/2006
6"51
.
EHLERS
4. ;,H~o.a t Hit
CEDAR AVE TAX INCREMENT DISTRICT
CITY OF RICHFIELD
RETAIL
1_.-~ff\llJ!!ilW2ASSIIMea:[Qt'ft_-~~w--'\lf8~llilllflll!l
District New Redevelopment District
County District #
Inflation Rate - Every _ Years
Pay-As-You-Go Interest Rate:
City Internal Loan Rate
Note Issued Date (Present Value Date):
Local Tax Rate - Frozen
Fiscal Disparities Election
Year District was certified
Assumes First Tax Increment For District
Year District was Modified
Development located in modified area
Assumes First Tax Increment For Dav
Years of Tax Increment
Assumes Last Year of Tax Increment
1.00%
6.50%
4.00%
01-Feb-06
108.7870%
Inside
2006
2006
N/A
N/A
2009
26
2033
Pay 2006
Fiscal Disparities Ratio
Fiscal Disparities Metro Wide Tax Rate
Local Tax Rate - Current
State Wide Property Tax Rate (Used for total taxes)
Market Value Tax Rate (used for total taxes)
33.6177%
121.8020%
107.7150%
50.8270%
N/A
Pay 2006
Pay 2006
Pay 2006
Pay 2006
Pay 2006
Commercial Industrial Class Rate
First 150,000
Over 150,000
Rental Class Rate
Residential Class Ra- . Under $500,000
1.5%.2.0%
1.50%
2,00%
1.25%
1.00%
Pay 2006
Pay 2006
~1iI!>'
Watershed Market Tax
Value Capacity
3 8,919,000 108,761
Comm Retail 31,666,667 61.29% 5,466,484 1.5%-2.0% 108,580
Housing 20,000,000 38.71% 3,452,516 1.00% 34,525
Total 51,666,667 100.00% 8,919,000 143,105
Tota1 Market Va1ue Market Class New Date Date Date
PHASE Use Sq. Ft.1Unlts Sq. Ft./Unlts Value Rate Tax Capacity Completed Asses Payable
6 Retail 58,333 200,00 11,666,667 1.5%-2.0% 232,583 2012 2013 2014
Office 100,000 200,00 20,000,000 1.5%-2.0% 399.250 2012 2013 2014
Housing 100 200,000.00 20,000,000 1.00% 200,000 2012 2013 2014
TOTAL 158,433 51,666,667 831,833
Note:
1. Tax estimates are based upon mark(o)t value, construction costs (md taX(1S per sqlft.
2. Apartmfl:l1tsfresidential do not I>ay State.wide property fax or Fiscal Disparities
3. Assumes Fiscal Disparities is p~id inside the district
Prepared by Ehlers
Page5of11
TIF PLAN Run- 08-22-2006
9/5/2006 5,5;)- Page 6 of 11
. ~'~~~~~~l!
CEDAR AVE TAX INCREMENT DISTRICT
CITY OF RICHFIELD
RETAIL
Base Project Fiscal Captured Semf~Annual State Admin. Housing Semi-Annual Semi-Annual PAYMENT DATE
PERIOD BEGINNING Te. Te. Disparities Te. Gross Tax Auditor Net Tax Present PERIOD ENDING
Yrs. Mth. Yr. Ca acl Ca aelt Reduction Ca acl Increment 0.36% 10.00% 15.00% Increment Value Yrs. Mth. Yr.
Present Value Date 01-Fob-ll6
0.0 1-Aug 2006 143.105 143.105 0.0 1-Feb 2006
0.0 !-Fob 2007 143.105 143.105 0 0 0 0 0 0 0 0 0.0 1-Aug 2006
0.0 1-Aug 2007 143.105 143.105 0 0 0 0 0 0 0 0 0.0 !-Fob 2007
0.0 1-Feb 2006 143,105 143,105 0 0 0 0 0 0 0 0 0.5 l-Aug 2007
0.5 1-Aug 2008 143,105 143,105 0 0 0 0 0 0 0 0 1.0 I-Fob 2008
1.0 1-feb 2009 143,105 143,105 0 0 0 0 0 0 0 0 1.5 1-Aug 2008
1.5 1-Aug 2009 143,105 143,105 0 0 0 0 0 0 0 0 2.0 !-Feb 2009
2.0 1-Feb 2010 143,105 143,105 0 0 0 0 0 0 0 0 2.5 1-Aug 2009
2.5 1-Aug 2010 143,105 143,105 0 0 0 0 0 0 0 0 3.0 I-Fob 2010
3.0 1-Feb 2011 143,105 143,105 0 0 0 0 0 0 0 0 3.5 1-Aug 2010
3.5 1-Aug 2011 143,105 143,105 0 0 0 0 0 0 0 0 4.0 1-Feb 2011
4.0 1-Feb 2012 143,105 143,105 0 0 0 0 0 0 0 0 4.5 1-Au9 2011
4.5 1-Aug 2012 143,105 143,105 0 0 0 0 0 0 0 0 5.0 !-Fob 2012
5.0 1-Feb 2013 143,105 143,105 0 0 0 0 0 0 0 0 5.5 1-Aug 2012
5.5 1-Aug 2013 143,105 143,105 0 0 0 0 0 0 0 0 6.0 1-Feb 2013
6.0 1-Feb 2014 143,105 831,833 (175,906) 512,823 278,942 (1,004) (27,794) (41,891) 208,453 129,020 6,5 1-Aug 2013
6.5 1-Aug 2014 143,105 831,833 (175,906) 512,823 218,942 (1,004) (27,794) (41,691) 208,453 253,980 7.0 1-Feb 2014
7.0 l-Feb 2015 143,105 840,152 (178,030) 519,O17 282,311 (1,016) (28,130) (42,194) 210,971 376,467 7.5 l-Aug 2014
7.5 1-Aug 2015 143,105 840,152 (178,030) 519,017 282,311 (1,016) (28,130) (42,194) 210,971 495,099 8.0 1-Feb 2015
8.0 1-Feb 2016 143,105 848,553 (180,175) 525,273 285,714 (1,029) (28,489) (42,703) 213,514 811,382 8,5 1-Aug 2015
8.5 1~Aug 2016 143,105 848,553 (180,175) 525,273 285,714 (1,029) (28,469) (42,703) 213.514 724,005 9.0 1-Feb 2016
9.0 1-Feb 2017 143,105 857,039 (182,342) 531,592 289,151 (1,041) (28,811) (43,217) 218,083 834,395 9.5 1-Aug 2016
9.5 1-Aug 2017 143,105 857,039 (182,342) 531,592 289,151 (1,041) (28,811) (43,217) 216,083 941,310 10.0 1-Feb 2017
10.0 1-Feb 2018 143,105 865,809 (184,530) 537,974 292,823 (1,053) (29,157) (43,735) 218,677 1,046,103 10.5 1-Aug 2017
10,5 1-Au9 2018 143,105 885,809 (184,530) 537,974 292,623 (1,053) (29,157) (43,735) 218,677 1,147,597 11.0 1-Feb 2018
11.0 !-Feb 2019 143,105 874,285 (186,741) 544,420 296,129 (1,068) (29,506) (44,259) 221,297 1,247,074 11.5 1-Aug 2018
11.5 1-AuQ 2019 143,105 874,285 (186,741) 544,420 298,129 (1,066) (29,506) (44,259) 221,297 1,343,421 12.0 !-Feb 2019
12.0 !-Feb 2020 143,105 883,008 (188,973) 550,930 299,670 (1,079) (29,859) (44,789) 223,943 1,437,850 12.5 1-Aug 2019
12.5 1-Aug 2020 143,105 883,008 (188,973) 550,930 299,670 (1,079) (29,859) (44,789) 223,943 1,529,307 13.0 1-Feb 2020
13.0 !-Feb 2021 143,105 891,838 (191,228) 557,505 303,247 (1,092) (30,215) (45,323) 226,818 1,618,942 13.5 1-Aug 2020
13.5 1-Aug 2021 143,105 891,838 (191,228) 557,505 303,247 (1,092) (30,215) (45,323) 226,616 1,705,758 14.0 1-Feb 2021
14.0 !-Feb 2022 143,105 900,758 (193,505) 564,146 306,859 (1,105) (30,575) (45,863) 229,316 1,790,839 14.5 1-Aug 2021
14.5 1-Aug 2022 143,105 900,756 (193,505) 564,146 306,859 (1,105) (30,575) (45,883) 229,316 1,873,243 15.0 1-Feb 2022
15.0 l-Feb 2023 143,105 909,764 (195,805) 570,854 310,507 (1,118) (30,939) (46,408) 232,042 1,954,003 15.5 l-Aug 2022
15.5 1~Aug 2023 143,105 909,764 (195,805) 570,854 310,507 (1,118) (30,939) (48,408) 232,042 2,032,221 16.0 !-Feb 2023
16.0 !-Feb 2024 143,105 918,862 (198,128) 577,828 314,192 (1,131) (31,306) (48,959) 234,796 2,108,875 18.5 l-Aug 2023
.5 1-Aug 2024 143,105 918,862 (198,128) 577,628 314,192 (1,131) (31,306) (46,959) 234,796 2,183,117 17.0 1-Feb 2024
.0 1-Feb 2025 143,105 928,050 (200,475) 584,471 317,914 (1,144) (31,677) (47,515) 237,577 2,255,874 17.5 1-Aug 2024
.5 1-Aug 2025 143,105 928,050 (200,475) 584,471 317,914 (1,144) (31,677) (47,515) 237,577 2,326,340 18.0 1-Feb 2025
18.0 1-Feb 2026 143,105 937,331 (202,844) 591,381 321,673 (1,158) (32,051) (48,077) 240,388 2,395,396 18.5 1-Aug 2025
18.5 1-Aug 2026 143,105 937,331 (202,844) 591,381 321,673 (1,158) (32,051) (48,077) 240,388 2,482,277 19.0 !-Feb 2026
19.0 1-Feb 2027 143,105 948,704 (205,238) 598,361 325,470 (1,172) (32,430) (48,645) 243,223 2,527,818 19.5 1-Aug 2026
19.5 1-Aug 2027 143,105 948,704 (205,238) 598,361 325,470 (1,172) (32,430) (48,645) 243,223 2,591,296 20.0 !-Feb 2027
20.0 1-Feb 2028 143,105 956,171 (207,655) 605,411 329,304 (1,185) (32,812) (49,218) 246,089 2,853,500 20.5 1-Aug 2027
20.5 1-Aug 2028 143,105 956,171 (207,655) 805,411 329,304 (1,185) (32,812) (49,218) 246,089 2,713,746 21.0 1-Feb 2028
21.0 1-Feb 2029 143,105 985,733 (210,097) 612,531 333,177 (1,199) (33,198) (49,797) 248,983 2,772,783 21.5 1-Aug 2028
21.5 1-Aug 2029 143,105 965,733 (210,097) 612,531 333,177 (1,199) (33,198) (49,797) 248,983 2,829,960 22.0 !-Feb 2029
22.0 1-Feb 2030 143,105 975,390 (212,563) 619,722 337,089 (1,214) (33,588) (50,381) 251,906 2,885,988 22.5 1-Aug 2029
22.5 1-Aug 2030 143,105 975,390 (212.563) 619,722 337,089 (1,214) (33,588) (50,381) 251,906 2,940,253 23.0 l-Feb 2030
23.0 1-Feb 2031 143,105 985,144 (215,054) 826,986 341,039 (1,228) (33,981) (50,972) 254,859 2,993,425 23.5 1-Aug 2030
23.5 1-Aug 2031 143,105 985,144 (215,054) 626,986 341,039 (1,228) (33,981) (50,972) 254,859 3,044,924 24.0 !-Feb 2031
24.0 1-Feb 2032 143,105 994,995 (217,569) 634,321 345,030 (1,242) (34,379) (51,568) 257,841 3,095,385 24.5 1-Aug 2031
24.5 1-Aug 2032 143,105 994,995 (217,569) 634,321 345,030 (1,242) (34,379) (51,588) 257,841 3,144,258 25.0 !-Feb 2032
25.0 1-Feb 2033 143,105 1,004,945 (220,110) 641,731 349,060 (1,257) (34,780) (52,170) 260,852 3,192,146 25.5 1-Aug 2032
25.5 1-Au 2033 143,105 1,004,945 220,110 641,731 349,060 1,257 34,780 52,170 280,852 3,238,526 28.0 !-Feb 2033
Totals 7,893 938 12,556,951 45,066 1,247,314 1,870,971 9 354 853
Present Value 6,388,790 23,000 861,709 954.869 3,238,526
NOTES:
1. State Auditor payment is based upon 1st half, pay 2006 actual and may InCl'eRSe ov~~r term of district
2. TIF rUll dces not reflect potential reductionln Market Value Homestead Credit
3. Amount of increment will vary depending upon market value, tax mtes, class rates, construction schedule and inflation on Marknt VlJlue.
4. Inflation on tax rates cannot be cOlptured,
5. TIF does not capture state wide property taxes or market value property taxes
Prepared by Ehlers
TIF PLAN Run- 08-22-2006
5-53
APPENDIX E
MINNESOTA BUSINESS ASSISTANCE FORM
(MINNESOTA DEPARTMENT OF EMPLOYMENT AND ECONOMIC DEVELOPMENT)
APPENDIX
E-l
IUlsi"IV "vv.~ Y Department QI EmplOyment
VYtlnfiesdtti
5- st+
_ Please fill in date agreement signed (same as question 21)
Minnesota Business Assistance Form
· The Minnesota Business Assistance Form (MBAF) online is available at www.deed.state.mn.us/CoIl1munitv/subsidies/MBAFForm.htm
to report each business subsidy (including Job Opportunity Zone (JOBZ) tax exemptions/credit) and financial assistance agreement
signed from AU1!ust 1. 1999 throu1!h December 31.2005 unless goals have been achieved and reported on a MBAF per Minn. Stat.
91161.993 to 9 116J.995.
. Assistance given to a business loeated in a JOBZone must report annually until December 31,2015 even if goals have beenaehieved.
. The following government agencies must submit a MBAF: 1) any local government/agency that signed a business subsidy agreement
since January 1,2000, or represents a population of more than 2,500; 2) all state government agencies authorized to provide business
subsidies.
. DEED will contact any local or state government agency that is required to report but has not done so by April!. Business assistance
may not be awarded after June 1 of each year until a report has been submitted.
. Questions? Call (651) 296-0580. Information on where to mail or fax your completed MBAF(s) is on page 7.
Section 1: (Grantor Information)
1. Name of grantor (funding entity) 2. Name of person completing this form
3. Street address 4. City 5. Zip Code
6. County 7. Phone number 8. Fax number 9. E-mail address
10. Please indicate who in your organization should receive the MBAF if different from the person in Question 2.
NameITitle Phone number Street address City Zip Code
11. Classification of grantor (Mark one. If grantor is entity created 12. Has your organization held a public hearing on and adopted
by gov't agency, please indicate affiliation. For example, a city criteria for awarding business subsidies in compliance with
EDA would check "City government. '') Minn. Stat. 9 116J.994? (Mark one.)
D City government D Yes, in 2006 (attach criteria)
D Yes, in 2006 but have not yet adopted criteria
D County government D Yes, prior to 2006
D Regional government If Yes:
Hearing Date: Year Criteria Submitted:
D State government
D No
D Other (Please specify) D Other (Please attach explanation.)
13. Has your organization signed any agreements to award a business subsidy or financial assistance from August 1, 1999 through
December 31, 2005 unless goals have been achieved and reported in a previously filed MBAF? (Mark one.)
D Yes (Complete the remainder of the form unless goals have been achieved and D No(Stop here. go to section 5 on page 4.)
reported in a previously filed MBAF per Minn. Stat. gl16J.99 3 and .9116J. 994.)
Section 2: Red ient Information
14. Name of business or organization
receiving subsidy or financial assistance
15. Address where business subsidy or financial assistance
will be used
Street address
Ci
State
ZIP Code
16. Does the recipient have a parent corporation? (Mark one.)
DYes (Indicate name and address of parent corporation below. If more than one, indicate ultimate owner.)
D No
Street address
Cit
State
ZIP Code
Minnesota Business Assistance Form (12/9/05)
Page 1 of7
Dept. of Employment and Economic Development
17. Industry of recipient's facility (Mark one.): 6-56
D Manufacturing D Services D Finance, Insurance, Real Estate
D Retail Trade D Wholesale Trade D Construction D Other (Dlease sDeci!V)
18. Did the recipient relocate as a result of signing this agreement? (Mark one.)
DYes (Indicate city and state of previous address and reason recipient did not complete this project at that address.)
City/State of previous address Reason project not completed at previous address
Indicate total number of employees who ceased to be employed by recipient when the recipient relocated to become eligible for the
business subsidy.
# -
D No (Go to Ouestion 19.)
19. What would recipient have done without business subsidy or financial assistance? (Mark one):
D Remain at previous location, but not expand D Remain at previous location but expand at the location
D Relocate to different Minnesota location D Relocated outside Minnesota
D Other
19A. Was the proiect a result of eminent domain? DYes DNo
Section 3.: Al!reement Information
20. Total dollar value of business subsidy. or financial assistance
(Please separate value by type in Questions 24 and 25.)
(Enter zero for JOBZ, Biozone and Agzone projects.)
21. Date agreement signed (In addition to the agreement date,
indicate any dates the agreement was amended.)
22. Benefit date (Indicate the date the recipient receives the business subsidy or improvements were finished, equipment was placed into
service, or the recipient occupied the property, whichever is earlier.)
23. Does the agreement provide a business subsidy or one of the four types of financial assistance (see Question 25) required
to be reported? (Mark one.)
D business subsidv
24. If the agreement provided a business subsidy, please indicate the
type(s) and total dollar value for each type.
D not applicable, agreement provided financial assistance
D loan (only principal)
D grant (Le., forgivable loan)
D tax abatement
D TIF or other tax reduction or defertal*
D guarantee or payment
D contribution of property or infrastructure
D preferential use of governmental facilities
D land contribution
D Biozone
D JOBZ (state tax exemptions/credits and sales tax)
D JOBZ - Agzone
D other (SpecifY subsidy type.)
$
$-
$-
$-
$
$-
$-
$-
$--L-
$--L-
$--L-
$-
(Note: no dollar value for zone projects)
26. Ifthe assistance included tax increment financing, please indicate
the type of TIF district? (Mark one.)
D not applicable, assistance was not in the form ofTIF
D redevelopment
D renewal and renovation
D soils condition
D economic development
D mined underground space
D hazardous substance subdistrict
D financial assistance
25. If the assistance was one of the four types of financial assistance,
please indicate the type(s).
D not applicable, agreement provided a business subsidy
D assistance for property
by contaminants
D assistance for renovating building
stock or bringing it up to code, and
assistance provided for designated
historic preservation districts, when
50 percent or less of total cost
D assistance for pollution control or
abatement
D assistance for a TIF soils
condition district
$
$
$
$
27. Are any other grantors providing a business subsidy or financial
assistance to the same project? (Mark one.)
DYes (SpecifY each grantor and the value of their assistance below;
attach an additional sheet ifnecessary.
Grantor
Value ($)
Grantor
Value ($)
DNo
Minnesota Business Assistance Form (12/9/05)
*For questions about TIF reporting requirements contact Arlin Waelti (651) 296-7676 at the Minnesota Office of the State Auditor.
Page 2 of7
Dept. of Employment and Economic Development
5' ---5ft?
Section JZ: JOZ Information
Complete Questions JZI-JZ5 if the financial assistance was awarded to a JOBZ qualified business recipient receiving JOBZ benefits. (lfnot,
go directly to Question 28.)
JZ1. What was the amount of private capital investment of the business in the JOBZ zone prior to December 31, 2005?
Real (land and buildings) $
Personal (equipment) $
JZ2. What amount ofthe qualified business's January 2, 2005 taxable market value was exempt from property taxes payable in 2006 due to
JOBZ qualification? (Please specifY each parcel identification number and exempt value of each parcel, attaching an additional sheet
ifnecessary. Obtain exempt values from the county assessor's office.)
$
for Parcel Identification Number:
JZ3. What was the value of Wind Energy Production Tax, if any, for the JOBZ qualified business that was operating during the period of
January 1,2005 and December 31, 2005?
$
JZ4/JZ5: Goals and actual performance for the JOBZ qualified business recipient.
Did the qualified business paid compensation including benefits to each employee of at least 110 percent of the federal poverty level for a
family of four for each year ($10.23 per hour as of July 1, 2005)?
DYes DNo
(For JOHZ subsidy agreements signed after June 30, 2005, compensation including benefits paid by a qualified business to each
employee on an annualized basis must be at least 110 percent ofthe federal poverty level for a family offour for each year.)
Each line represents an hourly wage level, please round wage levels to the nearest whole dollar and specify the hourly benefit for
each wage level and the number of jobs (i.e., $12.00 hourly wage level, $1.20 hourly benefits and 10 jobs).
JZ4. Goals
Full-time
Hourly
Wage Level
$ 7.00
$ 8.00
$ 9.00
$10.00
$11.00
$12.00
$13.00
$14.00
$15.00
$16.00
$17.00
$18.00
$19.00
$20.00
$21.00
$22.00
$23.00
$24.00
$25.00
$26.00
$27.00
$28.00
$29.00
$30.00
$31.00 and higher
Hourly
Benefits
Number of
Jobs
JZ5. Actuals
Full-time
Hourly
Wage Level
$ 7.00
$ 8.00
$ 9.00
$10.00
$11.00
$12.00
$13.00
$14.00
$15.00
$16.00
$17.00
$18.00
$19.00
$20.00
$21.00
$22.00
$23.00
$24.00
$25.00
$26.00
$27.00
$28.00
$29.00
$30.00
$31.00 and higher
Hourly
Benefits
Number of
Jobs
Minnesota Business Assistance Form (12/9/05)
Page 3 of7
Dept. of Employment and Economic Development
5,,5,
JZ4/JZ5 (continues)
Part-time Part-time
Hourly Hourly Number of Hourly Hourly Number of
Wage Level Benefits Jobs Wage Level Benefits Jobs
$ 7.00 $ 7.00
$ 8.00 $ 8.00
$ 9.00 $ 9.00
$10.00 $10.00
$11.00 $11.00
$12.00 $12.00
$13.00 $13.00
$14.00 $14.00
$15.00 $15.00
$16.00 $16.00
$17.00 $17.00
$18.00 $18.00
$19.00 $19.00
$20.00 $20.00
$21.00 $21.00
$22.00 $22.00
$23.00 $23.00
$24.00 $24.00
$25.00 $25.00
$26.00 $26.00
$27.00 $27.00
$28.00 $28.00
$29.00 $29.00
$30.00 $30.00
$31.00 and higher $31.00 and higher
Job Retention Job Retention
Hourly Hourly Number of Hourly Hourly Number of
Wage Level Benefits Jobs Wage Level Benefits Jobs
$ 7.00 $ 7.00
$ 8.00 $ 8.00
$ 9.00 $ 9.00
$10.00 $10.00
$11.00 $11.00
$12.00 $12.00
$13.00 $13.00
$14.00 $14.00
$15.00 $15.00
$16.00 $16.00
$17.00 $17.00
$18.00 $18.00
$19.00 $19.00
$20.00 $20.00
$21.00 $21.00
$22.00 $22.00
$23.00 $23.00
$24.00 $24.00
$25.00 $25.00
$26.00 $26.00
$27.00 $27.00
$28.00 $28.00
$29.00 $29.00
$30.00 $30.00
$31.00 and higher $31.00 and higher
Minnesota Business Assistance Form (12/9/05)
Page 4 of7
Dept. of Employment and Economic Development
Section 4: Goals and Public Pur ose Identified in the A reement 5 - 5 g
28. Minn. Stat. 9116J.994 requires that business subsidy and financial assistance agreements state a public purpose. Which of the following
public purposes were stated in the agreement? (Mark all that apply.)
D Enhancing economic diversity
D Creating high-quality job growth
D Job retention
D Stabilizing the community
D Increasing tax base (cannot be only purpose)
D Other (please specify)
29. Indicate whether the agreement included the following types of goals, and whether the recipient had attained those goals at the time of
this report. (Fill in the boxes and attainment daters) for each goal.)
C) Other wage goals
Goals Target attainment All goals
established? dates (month & year) attained?
DYes DNo DYes DNo
DYes DNo DYes DNo
DYes DNo DYes DNo
DYes DNo DYes DNo
A) Specific wage and job goals to be attained within 2 years
B) Other job-creation and/or retention goals
D) Goals other than wage and job goals
ress toward attainment (i not documented in uestions 30 and 31.
30. Uyou answered questions JZ4-JZ5 for a qualified business go directly to question 32. For each of the following wage categories,
indicate the job creation and/or retention goals stated in the agreement and the average hourly value of any employer-provided benefits
goals for those jobs. (Onlv indicate job creation goals in full-time equivalents if you are unable to separate goals by full- and part-time
positions.) Uyou answered questions JZ4-JZ5 for a qualified business go directly to question 32.
Hourly Wage
(excluding benefits)
Full-time
Job
Creation
Part-time
Job Creation
Job Retention
Hourly Value of
Benefits
no hourly wage-level goal
$
less than $7.00
$
$7.00 to $8.99
$
$9.00 to $10.99
$
$11.00 to $12.99
$
$13.00 to $14.99
$
$15.00 to $16.99
$
$17.00 to $18.99
$
$19.00 to $20.99
$
$21.00 to $22.99
$
$23.00 to $24.99
$
$25.00 to $26.99
$
$27.00 to $28.99
$
$29.00 to $30.99
$
$31.00 and higher
$
Minnesota Business Assistance Form (12/9/05)
Page 5 of7
Dept. of Employment and Economic Development
Sr5Q
31. If you answered questions JZ4-JZ5 for a qualified business go directly to question 32. For each of the following wage categories,
indicate the number of actual jobs created and/or retained since the benefit date and the actual hourly value of any employer-provided
benefits for those jobs. (Onlv indicate job creation in full-time equivalents if you are unable to separate job creation into full- and part-
time positions.) If you answered questions JZ4-JZ5 for a qualified business go directly to question 32.
Hourly Wage
(excluding benefits)
Full-time
Job
Creation
Part-time
Job Creation
Job Retention
Hourly Value of
Benefits
less than $7.00
$
$7.00 to $8.99
$
$9.00 to $10.99
$
$11.00 to $12.99
$
$13.00 to $14.99
$
$15.00 to $16.99
$
$
$17.00 to $18.99
$19.00 to $20.99
$
$
$21.00 to $22.99
$23.00 to $24.99
$
$
$
$
$
$25.00 to $26.99
$27.00 to $28.99
$29.00 to $30.99
$31.00 and higher
32. Has the recipient achieved all goals (see Question 29,30 and 31) and fulfilled all obligations stipulated in the agreement (Mark one.)
DYes
DNo
Section 5: Recipients Failing to Fulfill Obligations
(Do not comDlete this section if vou completed it on another MBAF submitted to DEED.)
33. During the period January 1,2005 through December 31, 2005, did your organization have any recipients who failed to report as required
by Minn. Stat. ~116J.993 and ~1l6J.994? (Mark one.)
DYes (Indicate the name of each recipient failing to report and the value of subsidy or financial assistance awarded to that
recipient. Attach additional pages if necessary.)
Name of recipient
Type of subsidy or assistance (See Questions 24 & 25.) Value of subsidy or assistance
DNo
34. Did your organization have any recipients who failed to achieve any goals or fulfill any other obligations under an agreement signed on
or after January 1,2005, that were required to be fulfilled by the time of this report? (Mark one.)
DYes (Complete the remainder of this section.)
D No (Stop here and submit form to DEED.)
Minnesota Business Assistance Form (12/9/05)
Page6of7
Dep!. of Employment and Economic Development
5---(pO
For questions 35-39: Provide the following information for each recipient failing to fulfill goals or any other terms of an agreement that were
to be attained by the time of reoortinl!. (Attach additional pa~es if necessarv.)
35. Information on recipient and agreement:
Name of recipient in default Type of subsidy or assistance Initial value of subsidy or assistance
Street address of recipient City/Zip code of recipient Outstanding value of subsidy
or assistance
36. Reason(s) for default (Mark all that apply.):
D recipient ceased operation D recipient relocated to a different community
D recipient was unable to fill vacant positions D other (Specify reason.)
37. To date, has the recipient fulfilled its repayment obligation? (Mark one.)
DYes D No, recipient has begun to repay the assistance. D No, recipient has not begun to repay the assistance.
38. Has the agreement been amended to extend the recipient's deadline for fulfilling its obligations? (Mark one.)
DYes DNo
39. Describe the steps being taken to bring recipient into compliance or recoup the subsidy:
Return your completed MBAF(s) by Avril 1. 2006
EITHER
Mail To:
Minnesota Business Assistance Report
Minnesota Department of Employment and Economic Development - Analysis and Evaluation
1 st National Bank Building
332 Minnesota Street, Suite E200
St. Paul, Minnesota 55101-1351
OR
Fax To:
(651) 215-3841
(Next year, please use the online version of this form. It can be found at
www.deed.state.rnn.us/Community/subsidiesIMBAFForm.htm. )
Minnesota Business Assistance Form (12/9/05)
Page 7 of?
Dept. of Employment and Economic Development
5-(01
APPENDIX F
FINDINGS AND BUTIFOR QUALIFICATIONS
Current Market Value
41,513,600
310,000,000
268,486,400
47,049,903
221,436,497
221,436,497
New Market Value - Estimate
Difference
Present Value of Tax Increment
Difference
Value Likely to Occur Without TIF is Less Than:
The reasons and facts supporting the findings for the adoption of the Tax Increment Financing Plan (TIF
Plan) for the Cedar Avenue Tax Increment Financing District (District), as required pursuant to Minnesota
Statutes, Section 469.175, Subdivision 3 are as follows:
1. Finding that the Cedar Avenue Tax Increment Financing District is a redevelopment district as
defined in the Laws of Minnesota 2005, Chapter 152, Article 2, Section 25.
Sec. 25. [CITY OF RICHFIELD; TAX INCREMENT FINANCING DISTRICT.]
Subdivision 1. [AUTHORIZATION]
The City of Richfield may create a tax increment financing district consisting of an area .lying west of
Trunk Highway 77 extending: to 16th Avenue between Crosstown Highway 62 and 66th Street; to 17th
Avenue between 66th and 69th Streets; and to 18thAvenue between 69th and 72nd Streets. The City or its
Housing and Redevelopment Authority may be the authority for the purposes of Minnesota Statutes,
sections 469.174 to 469.179.
Subd. 2.
[DISTRICT IS REDEVELOPMENT DISTRICT.]
The redevelopment tax increment district created pursuant to subdivision 1 is deemed to be a
redevelopment district and is subject to Minnesota Statutes, sections 469.174 to 469.179, except that:
(1) expenditures for activities as defined in Minnesota Statutes, section 469.1763, subdivision 1,
paragraph (b), anywhere in the district are deemed to be the costs of correcting conditions that allow the
designation of redevelopment districts pursuant to Minnesota Statutes, section 469.174, subdivision 10;
and
(2) the five-year rule under Minnesota Statutes, section 469.1763, subdivision 3, does not apply.
[EFFECTIVE DATE.] This section received local approval by the City of Richfield on June 28, 2005 in
compliance with Minnesota Statutes, section 645.021.
APPENDIX
F-l
5--fc;2-
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 foreseeablefuture 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 developmenl, in the opinion of the City, would not reasonably be expected to occur
solely 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. Due to the high cost of redevelopment on the parcels because of their location in a
noise impacted area, and the cost of financing the proposed improvements, this project is feasible
only through assistance, in part, from tax increment financing.
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 cost of site and public improvements and utilities add to the total redevelopment cost.
Historically, site and public improvements costs in this area have made redevelopment infeasible
without tax increment assistance. This site has been marketed for years without success. Therefore,
the City reasonably determines that no other redevelopment of similar scope is anticipated on this
site without substantially similar assistance being provided to the development.
A comparative analysis of estimated market values both with and without establishment of the
District and the use of tax increments has been performed as described above. If all development
which is proposed to be assisted with tax increment were to occur in the District, the total increase
in market value would be up to $268,486,400. The present value of tax increments from the District
is estimated to be $47,049,903. It is the Council's finding that no development with a market value
of greater than $221,436,497 would occur without tax increment assistance in this district within 25
years. This finding is based upon evidence from general past experience with the high cost of
acquisition and public improvements in the general area ofthe District. (See Cashflow in Appendix
D of the TIF Plan.)
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 Planning Commission reviewed the TIF Plan and found that the TIF Plan conforms to the
general development plan ofthe 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 the Richfield Redevelopment
Project Area 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.
APPENDIX
F-2
5--~3
APPENDIX G
PRIOR IMPROVEMENTS
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Blight Assessment Report
Richfield Redevelopment Project Area Modification
Cedar Corridor Area
Richfield, Minnesota
....
1...11 ; Ii: I
August 9, 2006
Prepared for:
The Housing and Redevelopment Authority
in and for the City of Richfield, Minnesota
City Hall
6700 Portland Avenue
Richfield,MN 55423-2599
Prepared by:
COMMUNITY PLANNING + DESIGN
5-{(2-
Blight Assessment Report
Cedar Corridor Area
Richfield, Minnesota
Table of Contents
1. Introduction............................................................................... 3
Purpose of Report and Definition of Blight
Study Methodology
2. Area Overview and Description .................................................... 4
Area Description
Natural Environment
Land Use and Development Pattern
Transportation
Surrounding Context
3. Relevant Public Policy................................................................ 5
Governor's Airport Community Stabilization Funding Task Force Final Report Jan. 15, 2000
Low Frequency Noise Policy Committee Report - August 10, 2000
City of Richfield
Minnesota Legislative Actions
4. Summary of Findings and Conclusions ........................................14
Attachments
A. Map: Richfield Redevelopment Project Area Plan Modification - Cedar Corridor Area
B. Map: Richfield Redevelopment Project Area Plan Modification - Cedar Corridor Assessment
Area
C. Cedar Corridor Area Blight Assessment Criteria Chart
D. Detailed Analysis of Blight Conditions
E. Photos
Dan Cornejo
CORNEJO CONSULTING
Community Planning + Design
1657 Saunders Avenue
Saint Paul, MN 55116-2430
P 651.699.1927
F 651.698.0212
E dancorneio@comcast.net
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
Au' st 9 2006
2
5' -1/3
1. Introduction
Purpose of Report and Definition of Blight
The purpose of this report is to analyze the Cedar Corridor Area, located in the northeast
comer of Richfield, south of Highway 62 and west of Trunk Highway 77, to determine if it
meets the following definition for "Blighted Area" according to the criteria defined in Chapter
469, Section 469.002, Subd. 11, of Minnesota Statues:
"Blighted area" means any area with buildings or improvements which, by reason of
dilapidation, obsolescence, overcrowding, faulty arrangement or design, lack of
ventilation, light, and sanitary facilities, excessive land coverage, deleterious land use,
or obsolete layout, or any combination of these or other factors, are detrimental to the
safety, health, morals, or welfare of the community.
Also, Section 469.028, Subdivision 3 further defines and explains that blighting conditions
include:
open, undeveloped, unused, or inappropriately used lands with unusual and difficult
physical characteristics of the ground, the existence of faulty planning characterized
by the subdivision or sale of lots laid out in disregard of the contours or of irregular
form and shape or of inadequate size, or a combination of these or other conditions
which have prevented normal development of the land by private enterprise and have
resulted in a stagnant and unproductive condition of land potentially useful and
valuable for contributing to the public health, safety, and welfare.
This report describes the physical conditions within the Cedar Corridor Area and evaluates the
level of and degree to which blight exists.
Study Methodology
The Blight Assessment Report - Cedar Corridor Area of Richfield. Minnesota includes
documentation of a detailed field survey and investigation of all 274 parcels in the area,
observation of the exterior conditions of all buildings and public improvements, and review of
building permits over the past ten years. Qualifying blight conditions throughout the study
area were identified and analyzed on a parcel-by-parcel basis to produce a chart showing
blight conditions present in the study area. Photo documentation of each property is also
included. This Report includes a review of relevant prior studies of this corridor area and its
physical context, relevant Richfield public policy, and Minnesota legislative actions affecting
these properties.
A portion of the Cedar Corridor Area, known as the Cedar Point Area, was the subject of an
earlier modification to the Redevelopment Plan for Richfield Redevelopment Project Area.
The Blight Assessment Report for the Cedar Point Area is incorporated in this Report so that
the entire Cedar Corridor Area may be assessed as a unit.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSUL TlNG
3
~-II~
2. Area Overview and Description
Area Descriution. Located in the northeast comer of Richfield, the Cedar Corridor Area is
an irregularly-shaped area made up of twenty-three (23) full or partial city blocks, plus Taft
Park, comprising two hundred and seventy-four (274) properties, bounded on the north by
Highway 62, on the south by 72nd Street, on the west by 16th Avenue, 1 ih Avenue, and 18th
A venue, and on the east by Trunk Highway 77 and Cedar Avenue. See Attachment A: Map
of Cedar Corridor Area and Attachment B: Map of Cedar Corridor Assessment Area.
Natural Environment. This area is generally flat, with the high point at 66th Street. The area
slopes downhill from 66th Street northward to Taft Park, and southward from 66th Street
toward 72nd Street. Soils appear stable. Drainage of this area is to the north and to the south,
from 66th Street. There do not appear to be conditions that give rise to ponding or other
drainage difficulties. There are many mature trees throughout the area.
Land Use and Develoument Pattern. This corridor area, as with most of Richfield,
comprises primarily single-family detached houses that were built in the 1950s for returning
World War II veterans. One hundred and fifty-five (155) properties are occupied by single-
family residential uses; seven (7) properties are occupied by duplexes; thirteen (13) properties
are occupied by residential apartment buildings. Eleven (11) properties are occupied with
buildings and/or operations used for commercial purposes. There is one (1) school, one (1)
park, and one (1) utility. Three (3) of the properties have been converted to roads. And,
finally, eighty-two (82) properties are vacant, and have been cleared.
Property Use No. %-aae
Sinale-Familv 155 57
Duplex 7 3
Multi-Familv 13 5
Commercial 11 4
Park 1 <1
School 1 <1
Utilitv 1 <1
Road 3 1
Vacant 82 30
Total 274 100
The properties that front 16th, 17th and 18th Avenues comprise a uniformly platted area
characterized by approximately 10,000 sq. ft. lots. The lots that front the west side of Cedar
Avenue are irregularly-sized (ranging from approximately 7,150 sq. ft. to 27,500 sq. ft.), and
are generally larger because they accommodate apartment developments, or did so in the past,
as well as commercial businesses. The Northwestern BelVQwest Corporation lot (6244 Cedar
Ave S) is 82,325 sq. ft. The lots that front the east side of Cedar Avenue are also of irregular-
size; approximately two-thirds are around 6,000 sq. ft., with the remainder from 9,000 sq. ft.
to 43,000 sq. ft. The largest parcel is Taft Park (6300 18th Ave S) at 620,664 sq. ft.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
4
5'-1 IS-
Transportation. As is the case in most of Richfield, the Cedar Corridor Area has a grid
street pattern. At roughly the mid-point ofthis corridor lies 66th Street, an east-west arterial
road. Regional access is facilitated by Trunk Highway 77, which runs north-south and also
functions as the eastern boundary to this area. Metro Transit service is provided by the 515
bus route along Cedar Avenue and along 66th Street, and by the 552 bus route which runs
north-south along Bloomington Avenue.
Surroundin2 Context. To the north lies Highway 62, a stormwater pond and the northern
portion of Taft Park, a 42-acre community playfield and athletic complex. To the south and
west are single-family homes. A few blocks west, between 68th and 70th Streets, lies Christian
Park, an II-acre active and passive park with a small pond, walking paths, tennis and
basketball courts, children's play equipment, hockey rink, and softball and soccer/football
fields. To the east is Trunk Highway 77, and immediately adjacent to that highway is the
western boundary of the Minneapolis/St. Paul International Airport (MSP).
Of considerable note, the Cedar Corridor Area is located extremely close to the new
North/South (17/35) Runway (approximately 1,350 feet, or about two blocks, from the eastern
boundary of the Cedar Corridor Area) - believed to be the closest that any similar runway has
been built to an existing residential area in the country. It became operational in late 2005.
The placement and configuration of this new runway provide no room to establish a buffer or
transition zone on airport property.
3. Relevant Public Policy
Governor's Airport Community Stabilization Funding Task Force
Final Report - January 15, 2000
The Governor's Airport Community Stabilization Funding Task Force was created by the
1999 Minnesota Legislature in response to the need to identify and recommend funding
sources to implement noise mitigation measures resulting from the expansion ofMSP. The
Task Force was organized by the then Minnesota Department of Trade and Economic
Development (DTED) (now the Department of Employment and Economic Development) in
June and July of 1999. The Task Force included representatives from the Governor's Office,
DTED, the Metropolitan Airports Commission, the Minnesota Department of Finance and the
cities of Minneapolis, Richfield, Bloomington, Eagan, and Bumsville. Task Force
membership also included two at-large members representing the Federal Aviation
Administration (FAA) and the Metropolitan Council.
The Task Force Report noted that the City of Richfield is located in unique proximity to the
new North/South (17/35) Runway which at that time was already under construction at the
Minneapolis/Saint Paul International Airport (MSP).
The Task Force Report stated that during the 1999 legislative session, the Minnesota
Legislature created an Airport Impact Zone in East Richfield running parallel to the new
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
5
5"-f/~
North/South (17/35) Runway. This zone encompasses roughly 50 blocks of residential and
light commercial uses along Richfield's eastern border. See map below which shows the 87
db portion of the Airport Impact Zone.
In 1999. the Minnesota Legislature adopted Chapter 243. Laws of 1999. which stated "The
legislature finds that the area included within the airport impact zone defined under this
section will experience significant and unique adverse environmental and socioeconomic
impacts directly associated with the operation of the Minneapolis-St. Paul International
Airport. "
Airport Noise Impact Area
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Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
6
G--1l7
The Task Force Report stated that it anticipated that the new North/South (17/35) Runway
will cause low frequency aircraft noise onto adjacent communities. Low frequency noise can
be characterized, the Task Force Report explained, as the rumbling sound associated with
powerful engines caused by acceleration of aircraft during take-off and use of reverse thrust
for deceleration on landing. Aircraft on the runway during take-offs and landings generate
significantly more low frequency noise, or low rumbling sounds, than do aircraft in flight.
This low frequency noise is capable of causing rattling, shaking, and vibrations in windows,
walls, and objects in homes. The Task Force Report further stated that low frequency energy
is radiated more strongly to the rear and side of the aircraft and can propagate over
considerable distances without being reduced as much as higher frequency sound energy.
At the time of the release ofthis Task Force Report, the City of Richfield and the
Metropolitan Airports Commission (MAC) were working with the Low Frequency Noise
Policy Committee to measure the impact of low frequency noise on the City of Richfield and
that their report was not yet completed. Therefore, the environmental impact data and
conclusions that were discussed in this report were based on information gathered at other
airports and extrapolated for MSP.
The Task Force Report noted that the increased noise levels produced by the operation ofthe
new North/South (17/35) Runway (300-400 jet operations daily (or one every 3.6 minutes,
lasting as long as 30-45 seconds per flight) are expected to create audible rattling inside
residences in eastern Richfield, including some residences that had undergone acoustical
insulation treatments for overflight noise. Further, this Report stated that "Studies have
shown that there is no meaningful difference in low frequency noise reduction in homes that
have received standard over-flight acoustic treatment vs. homes that have received no sound
insulation." The Report concluded that "it is clear that low frequency noise cannot be
mitigated in the same fashion as higher frequency noises."
The City of Richfield expressed concern that the residents and businesses that are located near
the new North/South (17/35) Runway would find the increased noise to be intolerable and
would eventually want to move. The City was concerned that the more annoyed residents
became from the increased noise, the faster they would leave the area in search of quieter
neighborhoods elsewhere. As a result, degradation of the neighborhood seemed inevitable:
maintenance and home improvements would become a low priority and residents would begin
selling their homes realizing they would likely have to sell at a loss (See Attachment D for
Review of Building Permits issued over the past ten years in the Cedar Corridor Area). As
the quality of life and the values of the homes in the area continued to decline, more and more
residents would sell their homes at even lower prices in hopes of leaving a rapidly
deteriorating neighborhood before it would be too late.
In order to prevent the above-described scenario from occurring, the Task Force Report stated
that the City of Richfield proposed to buyout the residential and business properties within
the Airport Impact Zone to redevelop the area into commercial and residential uses that would
be more compatible with the neighboring airport. By doing so, the City might be able to
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
Au' st 9 2006
7
5'-( l'E
control the types of development that occur within the Airport Impact Zone and ensure that
the redevelopment of the area is consistent with airport use. More importantly, the City might
prevent the area from further deterioration. This change in land use is consistent with
Metropolitan Council Aviation Guide land use guidelines. Sound insulation was discussed in
only a limited manner in the Governor's Task Force Report. However, the issue of utilization
of advanced construction technology for newly-constructed buildings to address the
mitigation oflow frequency noise is considered in the Low Frequency Noise Policy
Committee Report in the next section.
Low Frequency Noise Policy Committee Report - August 10, 2000
The Low Frequency Noise Policy Committee was formed as part of a December 18, 1996
agreement between the City of Richfield and the Metropolitan Airports Commission (MAC).
That agreement arose out of the City's concern regarding the potential impact oflow
frequency noise from the new North/South (17/35) Runway on the established residential
neighborhoods in east Richfield. It revealed that the North/South (17/35) Runway is part of
MAC's 2010 expansion plan, the new runway is scheduled to become operational in late
2005, and that the new runway is 8000 feet long, carrying up to 300 to 400 daily operations.
The Low Frequency Noise Policy Committee reviewed previous noise studies pertaining to
operations at other airports around the country, conducted their own studies, convened an
expert panel to provide technical input, and presented recommendations regarding the
appropriate noise metric, compatibility standards, and recommended mitigation programs,
measures, or techniques.
The Low Frequency Noise Policy Committee Report (the "LFNPC Report"), noted that both
the federal Department of Housing and Urban Development (HUD) and the Federal Aviation
Administration (FAA) identified the >75 decibel noise level as the "level above which
residential use is not compatible."
With respect to the Cedar Point Area, the LFNPC Report found that the average exterior Low
Frequency Sound Level (LFSL) would be >87 decibels. The LFNPC Report indicated that
available treatment methods to reduce rattle were not adequate, and that treatment methods to
decrease interior LFSL by at least 10 decibels were "probably not economically feasible" for
existing residential development. For those areas in the >87 decibel contour, the LFNPC
Report recommended that this area not be developed for residential use (Table 3 and
Recommendation # 4 of the LFNPC Report). Recommendation # 7 of the LFNPC Report
stated that "land use conversion be used as the preferred method of mitigation in residential
neighborhoods inside ofthe 87 dB contour." Furthermore, recommendations # 8 and # 9 of
the LFNPC Report called for the adoption ofthe Policy Contour Runway map and a map
illustrating the blocks depicted to be impacted by three levels of noise decibels, wherein these
designations were to be used in the application ofthe proposed mitigation measures.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
Au' st 9 2006
8
5- II q
In summary. the LFNPC Report concluded that treatment to reduce rattle from the >87 dB
noise level was "probablv not fully adequate" and recommended that "land use conversion be
used as the preferred method of mitigation in residential neighborhoods inside of the 87 dB
contour."
City of Richfield
Based on the previous decibel level studies that concluded that the noise from the proposed
North/South (17/35) Runway would be incompatible with the adjacent predominantly
residential land uses, the City of Richfield adopted a modification to the redevelopment plan
in 1999 that expanded its redevelopment project area boundary to include the airport noise
impacted area at Highway 62 to the north and Trunk Highway 77 to the east. Since that time,
additional studies were completed in 2000 by the Low Frequency Noise Policy Committee, as
outlined above. These studies produced a revised low frequency sound level contour map
(see map on page 6 ofthis report) that indicates a >87 dB level for the easternmost area of the
Airport Impact Zone which includes the Cedar Corridor Area.
In February, 2004, the Richfield HRA contracted with JLG Architects to prepare a new land
use master plan based on these new parameters. The Cedar Avenue Corridor Redevelopment
Concept Master Plan was officially supported by the Richfield Housing and Redevelopment
Authority on October 18, 2004, by the Planning Commission on November 22, 2004, and by
the City Council on January 25, 2005. The Master Plan will take 12-15 years to be fully
implemented. The Concept Master Plan is shown below. The four District plans follow.
.
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Blight Assessment of Cedar Corridor Area ~ Richfield, Minnesota
CORNEJO CONSULTING
Au' st 9 2006
9
5-{w
District A - Taft Park Greenway
DISTRICT A
ig a
page 16
The first phase of the Plan is the Taft Park Greenway, bounded by Taft Park on the north, 66th
on the south, 16th Avenue to the west, and Highway 77 to the east. This area includes the
northernmost portion of the Cedar Corridor Area.
In the Cedar Point Area, the JLG plan continues to identify regional retail as the preferred use.
Based on these recommendations, the Richfield Planning Commission and City Council
adopted resolutions, on July 26,2004 and September 16, 2004, respectively, to amend the
Comprehensive Plan designation for the Cedar Point Area to "Regional Commercial/Office"
to accommodate a retail center.
The Ryan Companies US, Inc. has been selected to redevelop the Cedar Point Area as a
regional retail center.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
Au' st 9 2006
10
f" (LI
District B - Cedar and 66th Gateway
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The Cedar and 66th area is intended to become the eastern gateway into the City of Richfield.
Major commercial activities are enhanced, buildings front on the streets and the major
intersection of 66th and Cedar. The buildings developed here are intended to have retail
functions on the ground floor, facing the major streets with offices or residential units above.
Parking is to be included behind or below these new buildings. A newly established bus stop
would link this new activity area to the rest of the Twin Cities metropolitan area.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
11
5-/22
District C - Cedar and 17th Boulevard
.
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The Cedar & 1 ih Boulevard area is intended to be a vital component of this Plan for the
eastern edge of Richfield. There would be a wide variety of housing options. The design
recommendations illustrate the transition from office uses adjacent to the airport, to
townhouses and finally to existing single family residential. The new office and service
buildings to be developed along the eastern edge of Richfield would help bring additional
employment opportunities to the community and also act to mitigate some of the negative
impacts of the airport while taking advantage ofthe access to air shipping services nearby.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
u st 9 2006
12
5-/23
District D - Cedar and Diagonal
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This area is intended to be a small neighborhood commercial center containing retail and
service businesses that provide daily necessities to residents of the immediate local area. To
the east ofthe Diagonal Neighborhood Center would be the development of office blocks
adjacent to the airport. To the north and south of the neighborhood center would be the
development of townhouses and condominiums as a transition to the single-family housing to
the west of the neighborhood center.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
Au' st 9, 2006
13
5--/~<-f
Minnesota Legislative Actions
In 2000, a $5.0 million grant (representing over 6% of the required acquisition funds) was
provided by the Minnesota legislature. Richfield also received a $10.0 million grant from the
MAC (at the instruction of the federal government) to acquire homes in the low frequency
noise area. In 2005, the City of Richfield received $2.0 million grant from Hennepin County
to continue acquisition of properties on Cedar Avenue north of 66th Street. Through all of
these funding sources, the City of Richfield has acquired 52 single-family homes, 5 apartment
buildings (72 units) and 28 commercial buildings.
In 2005, the Minnesota legislature (Chapter 152, Section 25, Subd. 1) authorized the City of
Richfield to "create a tax increment financing district consisting of an area lying west of
Trunk Highway 77 extending: to 16th Avenue between Crosstown Highway 62 and 66th
Street; to 17th Avenue between 66th and 69th Streets; and to 18th Avenue between 69th and 72nd
Streets. Subd. 2 provided that the TlF district created pursuant to Subd. 1 to be deemed a
redevelopment district, and further provided that expenditures in the district are deemed to be
the costs of correcting conditions that allow the designation of redevelopment district, and
further, that the five-year rule under Minnesota Statutes does not apply.
4. Summary of Findings and Conclusions
Summary of Findings
Two hundred and fifty-nine (259) properties in the Cedar Corridor Area exhibit two or more
of the nine criteria for a finding of blight.
Attachment C portrays this blight assessment in chart format.
Attachment D presents the detailed verbal analysis of these properties. And, lastly,
Attachment E provides photos of these properties.
The findings for each of the nine blight criteria are summarized below:
1. Dilapidation
Twenty (20) properties exhibit dilapidation. As indicated in Attachment C of this
report, two (2) of the parcels exhibit "strong" evidence of this criterion, while another
eighteen (18) exhibit "moderate" evidence.
All twenty (20) of these properties suffer from one to several deferred maintenance
Issues:
· The fifteen (15) single-family homes (6309, 6321, 6327, 6415, and 6509
16th Avenue South; 6315, 6321, 6332, 6439, and653217th Avenue South;
and 6432,6526,6532,6844, and 7035 18th Avenue South) exhibit roof
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
Au' st 9, 2006
14
5~/;)S-
and/or siding repair deferral. 6315 17th Avenue South also exhibits
unkempt outside storage.
· One (1) duplex (6932-34 Cedar Avenue South) exhibits roof repair
deferral.
. The two (2) brick apartment buildings at 6520 Cedar Avenue South (now
City-owned) and 6528 Cedar Avenue South (now HRA-owned) need repair
or replacement of their decorative siding. They are in the demolition and
site clearance process.
· Two (2) commercial properties (6300 and 6500 Cedar Avenue South, both
HRA -owned)) have unscreened storage of trucks and other vehicles and a
deficient area for vehicle parking on site. 6500 Cedar Avenue South also
lacks adequate outside storage area for materials and area to efficiently
carry out the scale of its operations, with pallets, sod, equipment, and
vehicles spilling out onto the sidewalk and adjoining streets. Finally, even
though 6320 Cedar Avenue South is deemed vacant, it nevertheless is used
temporarily for overflow truck parking and storage for 6300 Cedar Avenue
South, on a large unpaved surface area. These current uses are operated by
the previous owner on a short-term lease, prior to demolition.
2. Obsolescence
One hundred and seventy-eight (178) properties that have improvements on them
exhibit a combination of functional and economic obsolescence. Even though 80 of
the 155 single-family homes have been soundproofed through the Metropolitan
Airports Commission (MAC) program in the 1990s, these properties, the seven
duplexes, and the 13 multi-family apartment buildings are obsolete for continued
residential use, because the new low frequency noise levels created by jet airplane
flights using the new North/South Runway is not able to be mitigated by
soundproofing techniques, and consequently the properties are declining in resale
values, as well. The two commercial properties at 6300 Cedar Avenue South and
6500 Cedar Avenue South now isolated uses, exhibit obsolescence as well.
3. Overcrowding
There is no evidence of overcrowding.
4. Faulty Arrangement or Design
6300 Cedar Avenue South and 6500 Cedar Avenue South exhibit faulty arrangement
or design. 6300 Cedar Avenue South, used for an air freight operation, has inadequate
space around the building for proper parking of trucks and loading operations, and is
using a gravel area on an adjacent lot at 6320 Cedar A venue South for overflow
parking and vehicle storage. The sod business at 6500 Cedar Avenue South clearly
overflows onto the adjacent sidewalks and streets for its operations and storage of
vehicles.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
15
5 --f~(P
5. Lack of Ventilation, Light, and Sanitary Facilities
There is no evidence of lack of ventilation, light, and sanitary facilities.
6. Excessive Land Coverage
Two properties exhibit excessive land coverage, namely the two properties noted
above for faulty arrangement or design, i.e., 6300 Cedar Avenue South and 6500
Cedar Avenue South.
7. Deleterious Land Use
There is no evidence of deleterious land use.
8. Obsolete Layout
Two hundred and fifty-nine (259) properties exhibit inappropriate platting for new
commercial or residential uses that could be constructed to the higher noise mitigation
standards required because of the proximity of the new North/South Runway. A
consolidated plat pattern would be required to facilitate a site layout and access pattern
to ensure proper building placement, adequate auto access, parking loading provision,
and transit services.
9. Other - Environmental
All two hundred and seventy-four (274) properties exhibit environmental degradation
from the existing operations of the nearby MSP Airport. The remaining residentially-
used properties cannot be physically and economically soundproofed to mitigate the
low frequency noise to be generated from the operations of the new runway. Also, the
Low Frequency Noise Policy Committee Report - Au~st 10, 2000 concluded that the
>87 dB noise level to be experienced by these properties from the operations of the
new North/South (17/35) Runway would be incompatible with existing residential
uses. The continued operation of a few (6300 Cedar Avenue South and 6500 Cedar
Avenue South) of the remaining commercially-used properties is questionable, as
well, given their isolation and limited prospects for expansion.
Conclusions
Viewed as a whole, the several blighting conditions documented, including the environmental
degradation from the current operations of the nearby Minneapolis-St. Paul International
Airport, and the physical and economic impracticality of further soundproofing to mitigate the
expected low frequency noise from the new North/South (17/35) Runway, act together to
undermine any livability or economic value perceived to exist in the Cedar Corridor Area.
These blighting conditions retard a normally functioning market for transactional activity, i.e.,
reinvestment is unlikely without government intervention and assistance.
While most of the lot sizes can be considered standard for single-family residential
development, this factor is considered a significant impediment for redevelopment to new
uses that could be laid out and constructed with the configuration and sound mitigation
measures required for this location. Simply put, these lots are too small for commercial
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
Au' st 9 2006
16
5'--{ ;)7
activity, and the multiplicity of ownership makes private purchase and consolidation difficult
if not impossible. Piecemeal rezoning of these lots over time is also unrealistic.
Contemporary development practices favor larger sites in order to vary and mix uses and
activities, and to design compatible and contextual buildings, including site access/egress and
landscaping. Although each lot or potential redevelopment site may be buildable, in the
aggregate these lots are largely economically dysfunctional because they simply do not meet
contemporary site design or investor requirements.
Some of the homes in the Cedar Corridor Area exhibit deferred maintenance. However, most
of the remaining residential structures are not dilapidated or poorly maintained. The two
remaining brick apartment buildings on Cedar north of 66th vacant and are in poor repair. As
this report was being finalized, they were being demolished and the properties cleared. The
remaining two commercial structures north of 66th Avenue are deteriorated, and their
operations require more land area to function properly and without negative impacts to
adjacent and nearby properties.
Therefore, the overall existing conditions within this larger setting near the new airport
runway combine to create a physical and economic context that is not viable for long term
viability and stability.
It would be difficult for private interests, acting alone, to acquire sufficient property to alter
the established patterns of development and use. Aggressive intervention is needed to
assemble parcels to such an extent that the larger community would be, and would be seen to
be, evidently committed to changing the study area's social, physical, and economic character
to re-establish its long-term economic viability.
In conclusion. the evidence of qualifying blight conditions found in the studv area and
documented bv this study provide a strong basis for finding that the Cedar Corridor Area
meets the statutory definition for a "Blighted Area." as defined in Minnesota Statutes.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
Au' st 9 2006
17
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5 --[ 3D
ATTACHMENT C-1
Cedar Corridor Blight Assessment
EVALUATION CRITERIA FOR DETERMINATION OF BLIGHT
~Strong Evidence
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6309 16th Ave S 2602824110033 SF RES H R 9,878
6315 16th Ave S 2602824110034 SF RES H R 10,230
6321 16th Ave S 2602824110035 SF RES H R 10,402
6327 16th AveS 2602824110036 SF RES H R 10,001
6333 16th AveS 2602824110037 SF RES H R 10,068
6339 16th AveS 2602824110038 SF RES H R 10,031
6345 16th AveS 2602824110039 SF RES H B 10,604
6401 16th Ave S 2602824140004 SF RES H R 10,695
6409 16th Ave S 2602824140005 SF RES H R 10,092
6415 16th Ave S 2602824140006 SF RES H R 10,103 IT
6421 16th Ave S 2602824140007 SF RES H R 10,105
6427 16th Ave S 2602824140008 SF RES H R 9,978
6433 16th Ave S 2602824140009 SF RES H R 10,276
6439 16th Ave S 2602824140010 SF RES H R 9,910
6445 16th Ave S 2602824140011 SF RES H R 9,901
6501 16th Ave S 2602824140003 SF RES H R 10,104
6509 16th Ave S 2602824140002 SF RES H R 9,992
6541 16th Ave S 2602824140001 SCHOOL N R 60,123
6314 17th Ave S 2602824110045 SF RES H R 9,947
6315 17th Ave S 2602824110046 SF RES H R 10,170
6320 17th Ave S 2602824110044 SF RES H R 10,194
6321 17th Ave S 2602824110047 SF RES H R 10,385
6326 17th Ave S 2602824110043 SF RES H R 9,760
6327 17th Ave S 2602824110048 SF RES H R 10,050
6332 17th Ave S 2602824110042 SF RES H R 9,903
6333 17th Ave S 2602824110049 SF RES H R 10,328
6338 17th Ave S 2602824110041 SF RES H R 9,799
6339 17th Ave S 2602824110050 SF RES H R 10,074
6344 17th Ave S 2602824110040 SF RES H R 10,383
6345 17th Ave S 2602824110051 SF RES H R 10,545
6400 17th Ave S 2602824140019 SF RES H R 10,581
6401 17th Ave S 2602824140038 SF RES H B 10,945
5~'/3J
ATTACHMENT C-2
Cedar Corridor Blight Assessment
EVALUATION CRITERIA FOR DETERMINATION OF BLIGHT
~ Strong Evidence
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6408 17th Ave S 2602824140018 SF RES H R 9,942
6409 17th Ave S 2602824140039 SF RES H R 10,119
6414 17th Ave S 2602824140017 SF RES H R 9,922
6415 17th Ave S 2602824140040 SF RES H R 10,276
6420 17th Ave S 2602824140016 SF RES H R 10,036
6421 17th Ave S 2602824140041 SF RES H R 10,312
6426 17th Ave S 2602824140015 SF RES H R 9,914
6427 17th Ave S 2602824140042 SF RES H R 10,036
6432 17th Ave S 2602824140014 SF RES H R 10,180
6433 17th Ave S 2602824140043 SF RES H R 10,458
6438 17th Ave S 2602824140013 SF RES H R 9,837
6439 17th Ave S 2602824140044 SF RES H R 10,033
6444 17th Ave S 2602824140012 SF RES H R 9,871
6445 17th Ave S 2602824140045 SF RES H R 9,942
6500 17th Ave S 2602824140020 SF RES N R 10,666
6501 17th Ave S 2602824140026 SF RES H R 10,919
6508 17th Ave S 2602824140021 SF RES H R 10,238
6509 17th Ave S 2602824140027 SF RES H R 1 0,444
6514 17th Ave S 2602824140022 SF RES H R 10,293
6515 17th Ave S 2602824140028 SF RES H R 10,551
6520 17th Ave S 2602824140023 SF RES H R 10,320
6521 17th Ave S 2602824140029 SF RES H R 10,430
6526 17th Ave S 2602824140024 SF RES H R 10,255
6527 17th Ave S 2602824140030 SF RES H R 10,369
6532 17th Ave S 2602824140025 SF RES N R 9,964
6533 17th Ave S 2602824140031 SF RES H R 10,080
6601 17th Ave S 2602824140079 SF RES H R 7,116
6609 17th Ave S 2602824410078 SF RES H R 9,823
6615 17th Ave S 2602824410077 SF RES H R 9,907
6621 17th Ave S 2602824410076 SF RES H R 9,841
6627 17th Ave S 2602824410075 SF RES H R 9,864
6633 17th Ave S 2602824410074 SF RES H R 10,054
5-{32
ATTACHMENT C-3
Cedar Corridor Blight Assessment
EVALUATION CRITERIA FOR DETERMINATION OF BLIGHT
~ Strong Evidence
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6639 17th Ave S 2602824410073 SF RES H R 9,600
6645 17th Ave S 2602824410072 SF RES H R 9,845
6701 17th Ave S 2602824410095 SF RES H R 9,608
6709 17th Ave S 2602824410094 SF RES H R 10,108
6715 17th Ave S 2602824410093 SF RES H R 10,193
6721 17th Ave S 2602824410092 SF RES H R 9,551
6727 17th Ave S 2602824410091 SF RES H R 9,980
6733 17th Ave S 2602824410090 SF RES H R 9,939
6739 17th Ave S 2602824410089 SF RES H R 9,990
6745 17th Ave S 2602824410088 SF RES H R 10,004
6801 17th Ave S 2602824440032 SF RES H R 9,332
6809 17th Ave S 2602824440031 SF RES H R 9,788
6815 17th Ave S 2602824440030 SF RES H R 9,883
6821 17th Ave S 2602824440029 SF RES H R 9,825
6827 17th Ave S 2602824440028 SF RES H R 9,963
6833 17th Ave S 2602824440027 SF RES N R 9,787
6839 17th Ave S 2602824440026 SF RES H R 9,944
6845 17th Ave S 2602824440025 SF RES H R 9,696
6300 18th Ave S 2602824110002 Park N VR 620,664
6309 18th Ave S 2602824110062 COM N C 9,953
6314 18th Ave S 2602824110057 VAC N LR 10,073
6315 18th Ave S 2602824110063 VAC N LR 10,125
6320 18th Ave S 2602824110056 VAC N LR 10,235
6321 18th Ave S 2602824110064 VAC N LR 10,124
6326 18th Ave S 2602824110055 VAC N LR 9,970
6327 18th Ave S 2602824110065 VAC N LR 10,084
6332 18th Ave S 2602824110054 VAC N LR 10,138
6333 18th Ave S 2602824110066 VAC N LR 10,149
6338 18th Ave S 2602824110053 SF RES H R 9,953
6339 18th Ave S 2602824110067 VAC N LR 9,917
6344 18th Ave S 2602824110052 VAC N LR 10,431
6345 18th Ave S 2602824110068 VAC N LR 10,270
5r 133
ATTACHMENT C-4
Cedar Corridor Blight Assessment
EVALUATION CRITERIA FOR DETERMINATION OF BLIGHT
Strong Evidence
Moderate Evidence
Little or No Evidence
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6400 18th Ave S 2602824140053 VAC N LR 10,745
6401 18th Ave S 2602824140068 VAC N LR 10,556
6408 18th Ave S 2602824140052 VAC N LR 9,922
6409 18th Ave S 2602824140069 VAC N LR 10,126
6414 18th Ave S 2602824140051 VAC N LR 10,013
6415 18th Ave S 2602824140070 VAC N LR 10,105
6420 18th Ave S 2602824140050 SF RES H R 10,067
6421 18th Ave S 2602824140071 VAC N LR 10,151
6426 18th Ave S 2602824140049 SF RES H R 9,841
6427 18th Ave S 2602824140072 VAC N LR 9,975
6432 18th Ave S 2602824140048 SF RES H R 10,288 :\(
6433 18th Ave S 2602824140073 VAC N LR 10,297
6438 18th Ave S 2602824140047 SF RES H R 9,994
6439 18th Ave S 2602824140074 VAC N LR 10,060
6444 18th Ave S 2602824140046 SF RES H R 9,839
6445 18th Ave S 2602824140075 VAC N LR 9,815
6500 18th Ave S 2602824140037 SF RES N R 10,750
6501 18th Ave S 2602824140058 SF RES N R 10,220
6508 18th Ave S 2602824140036 SF RES N R 10,368
6509 18th Ave S 2602824140059 VAC N LR 10,025
6514 18th Ave S 2602824140035 SF RES H R 10,376
6515 18th Ave S 2602824140060 VAC N LR 10,258
6520 18th Ave S 2602824140034 SF RES H R 10,334
6521 18th Ave S 2622824140061 VAC N LR 10,063
6526 18th Ave S 2602824140033 SF RES H R 10,264 Vi
6527 18th Ave S 2602824140062 VAC N LR 10,026
6532 18th Ave S 2602824140032 SF RES H R 10,010
6533 18th Ave S 2602824140063 VAC N LR 9,906
6607-09 18th AVE 2602824410001 COM N C 15,515
6614 18th Ave S 2602824410066 VAC N R 9,926
6620 18th Ave S 2602824410067 VAC N R 10,008
6626 18th Ave S 2602824410068 VAC N R 9,933
5 -l3'-1'
ATTACHMENT C-5
Cedar Corridor Blight Assessment
EVALUATION CRITERIA FOR DETERMINATION OF BLIGHT
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6632 18th Ave S 2602824410069 VAC N R 10,220
6638 18th Ave S 2602824410070 VAC N R 9,852
6644 18th Ave S 2602824410071 VAC N R 9,784
6700 18th Ave S 2602824410080 VAC N R 9,635
6701-03 18th Ave S 2602824410107 ROAD N DB 9,462
6708 18th Ave S 2602824410081 VAC N R 10,122
6709-11 18th Ave S 2602824410106 ROAD N DB 9,611
6714 18th Ave S 2602824410082 VAC N R 10,193
6715 18th Ave S 2602824410105 SF RES H R 9,859
6720 18th Ave S 2602824410083 VAC N R 9,562
6721 18th Ave S 2602824410104 VAC N R 9,150
6726 18th Ave S 2602824410084 VAC N R 9,150
6727 18th Ave S 2602824410103 VAC N R 9,608
6732 18th Ave S 2602824410085 VAC H R 10,039
6733 18th Ave S 2602824410102 VAC N R 9,566
6738 18th Ave S 2602824410086 VAC N R 10,008
6739 18th Ave S 2602824410101 VAC N R 9,785
6744 18th Ave S 2602824410087 VAC N R 10,139
6745 18th Ave S 2602824410100 VAC N R 9,602
6800 18th Ave S 2602824440017 SF RES H R 9,607
6801 18th Ave S 2602824440016 SF RES H R 7,521
6808 18th Ave S 2602824440018 SF RES H R 10,006
6809 18th Ave S 2602824440015 SF RES H R 9,178
6814 18th Ave S 2602824440019 SF RES H R 10,138
6815 18th Ave S 2602824440014 SF RES N R 9,312
6820 18th Ave S 2602824440020 SF RES N R 10,005
6821 18th Ave S 2602824440013 SF RES H R 9,222
6826 18th Ave S 2602824440021 SF RES H R 10,207
6827 18th Ave S 2602824440012 SF RES H R 9,243
6832 18th Ave S 2602824440022 SF RES H R 10,034
6833 18th Ave S 2602824440011 SF RES H R 9,207
6838 18th Ave S 2602824440023 SF RES H R 10,083
S-f~
ATTACHMENT C-6
Cedar Corridor Blight Assessment
EVALUATION CRITERIA FOR DETERMINATION OF BLIGHT
~ Strong Evidence
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6839 18th Ave S 2602824440010 SF RES H R 9,324
6844 18th Ave S 2602824440024 SF RES H R 9,861
6845 18th Ave S 2602824440009 SF RES H R 9,022
6901 18th Ave S 2602824440080 SF RES H R 9,295
6909 18th Ave S 2602824440079 SF RES H R 9,324
6915 18th Ave S 2602824440078 SF RES H R 9,075
6921 18th Ave S 2602824440077 SF RES H R 9,356
6927 18th Ave S 2602824440076 SF RES H R 9,196
6933 18th Ave S 2602824440075 SF RES H R 9,457
6939 18th Ave S 2602824440074 SF RES H R 9,369
6945 18th Ave S 2602824440073 SF RES H R 12,935
7001 18th Ave S 3502824110002 SF RES N R 7,483
7005 18th Ave S 3502824110003 SF RES H R 8,986
7025 18th Ave S 3502824110027 SF RES H R 8,010
7029 18th Ave S 3502824110026 SF RES H R 8,414
7033 18th Ave S 3502824110025 SF RES H R 8,952
7035 18th Ave S 3502824110024 SF RES H R 11 ,893
7039 18th Ave S 3502824110023 SF RES H R 8,922
7045 18th Ave S 3502824110022 SF RES H R 6,904
7049 18th Ave S 3502824110021 SF RES H R 6,817
710118thAveS 3502824110020 SF RES H R 6,994
7105 18th Ave S 3502824110020 SF RES H R 7,106
711118thAveS 3502824110018 SF RES H R 7,121
7115 18th Ave S 3502824110017 SF RES H R 7,306
7121 18th Ave S 3502824110016 SF RES H R 7,315
7127 18th Ave S 3502824110127 DUPLEX N DB 9,274
713118thAveS 3502824110126 DUPLEX H DB 10,681
7137 18th Ave S 3502824110125 DUPLEX H DB 9,466
7145 18th Ave S 3502824110124 SF RES H R 7,613
6200 Cedar Ave 2602824110001 UTILITY N U 36,606
6244 Cedar Ave 2602824110075 COM N C 82,325
6300 Cedar Ave 2602824110061 COM-IND N I 15,736
5~{3~
ATTACHMENT C-7
Cedar Corridor Blight Assessment
EVALUATION CRITERIA FOR DETERMINATION OF BLIGHT
~Strong Evidence
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6301 Cedar Ave 2502824220001 VAC N C 6,198
6311 Cedar Ave 2502824220002 VAC N C 6,429
6315 Cedar Ave 2502824220003 VAC N C 6,243
6320 Cedar Ave 2602824110060 VAC N LI 7,149
6325 Cedar Ave 2502824220004 VAC N C 19,223
6328 Cedar Ave 2602824110059 VAC N A 15,169
6333 Cedar Ave 2502824220060 VAC N C 12,635
6341 Cedar Ave 2502824220007 VAC N C 6,329
6344 Cedar Ave 2602824110058 VAC N A 17,191
6345 Cedar Ave 2502824220008 VAC N C 6,386
6400 Cedar Ave 2602824140067 MF RES VAC H A 11 ,266
6405 Cedar Ave 2502824230064 VAC N C 13,535
6409 Cedar Ave 2502824230065 VAC N C 12,665
6412 Cedar Ave 2602824140066 VAC N A 27,206
6417 Cedar Ave 2502824230066 VAC N LC 6,618
6421 Cedar Ave 2502824230067 VAC N C 6,253
6425 Cedar Ave 2502824230142 VAC N C 12,902
6429 Cedar Ave 2502824230143 VAC N LC 6,495
6437 Cedar Ave 2502824230069 VAC N LC 6,193
6441 Cedar Ave 2502824230070 VAC N LC 6,299
6444 Cedar Ave 2602824140065 VAC N A 27,486
6445 Cedar Ave 2502824230071 VAC N C 6,431
6500 Cedar Ave 2602824140057 COM N C 14,217
6501 Cedar Ave 2502824230001 VAC N C 13,212
6509 Cedar Ave 2502824230002 VAC N LC 6,349
6511 Cedar Ave 2502824230003 VAC N C 9,013
6520 Cedar Ave 2602824140056 MF RES-VAC N A 18,463 ~
6521 Cedar Ave 2502824230004 VAC N C 10,142
6525 Cedar Ave 2502824230005 VAC N C 6'2~~
6528 Cedar Ave 2602824140055 MF RES N A 15,726
6529 Cedar Ave 2502824230006 VAC N C 6,237
6533 Cedar Ave 2502824230007 VAC N LR 5,440
5--{37
ATTACHMENT C-8
Cedar Corridor Blight Assessment
EVALUATION CRITERIA FOR DETERMINATION OF BLIGHT
Strong Evidence
Moderate Evidence
Little or No Evidence
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6537 Cedar Ave 2502824230008 VAC N C 5,224
6600 Cedar Ave 2602824410002 COM N C 30,011
6636 Cedar Ave 2602824410063 COM N C 115,455
6700 Cedar Ave 2602824410096 ROAD N C 17,358
6720 Cedar Ave 2602824410097 MF RES N A 17,310
6730 Cedar Ave 2602824410098 MF RES N A 17,255
6733 Cedar Ave 2502824320001 MF RES N A 43,810
6744 Cedar Ave 2602824410099 MF RES N A 18,210
6800 Cedar Ave 2602824440001 SF RES H R 7,381
6801 Cedar Ave 2502824330062 SF RES N R 6,686
6808 Cedar Ave 2602824440002 SF RES H R 8,962
6809 Cedar Ave 2502824330061 SF RES H R 9,469
6813 Cedar Ave 2502824330060 SF RES H R 7,732
6814 Cedar Ave 2602824440003 SF RES H R 9,049
6820 Cedar Ave 2602824440004 SF RES H R 9,049
6821 Cedar Ave 2502824330059 MF RES H A 12,410
6825 Cedar Ave 2502824330058 SF RES N R 6,429
6826 Cedar Ave 2602824440005 SF RES H R 9,002
6829 Cedar Ave 2502824330057 SF RES H R 6,401
6832 Cedar Ave 2602824440006 SF RES H R 9,067
6833 Cedar Ave 2502824330056 SF RES H R 6,280
6838 Cedar Ave 2602824440007 SF RES H R 9,054
6839 Cedar Ave 2502824330055 SF RES H R 6,540
6841 Cedar Ave 2502824330054 SF RES H R 12,579
6844 Cedar Ave 2602824440008 SF RES N R 8,790
6900 Cedar Ave 2602824440065 SF RES H R 9,034
6908 Cedar Ave 2602824440066 SF RES H R 8,934
6914 Cedar Ave 2602824440067 SF RES H R 8,688
6920 Cedar Ave 2602824440068 SF RES H R 8,926
6924-26 Cedar A 2602824440069 DUPLEX H DB 8,725
6932-34 Cedar A' 2602824440070 DUPLEX N DB 8,971
6938 Cedar Ave 2602824440129 COM N C 17,365
5/"' ( 3 8>
ATTACHMENT C-9
Cedar Corridor Blight Assessment
EVALUATION CRITERIA FOR DETERMINATION OF BLIGHT
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Little or No Evidence
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6958 Cedar Ave 3502824110001 COM N C 16,008
7000 Cedar Ave 3502824110009 MF RES N A 40,260
7034 Cedar Ave 3502824110010 COM N C 16,554
7040 Cedar Ave 3502824110011 MF RES N A 15,776
7048-50 Cedar Ave 3502824110012 DUPLEX N DB 7,472
7100-02 Cedar Ave 3502824110013 DUPLEX N DB 7,648
7108 Cedar Ave 3502824110014 MF RES N A 15,302
7116 Cedar Ave 3502824110015 MF RES N A 15,438
7134 Cedar Ave 3502824110123 MF RES N A 37,854
1614 66th Street 2602824140123 SF RES H R 8,134
1620 66th Street 2602824140122 SF RES H R 7,801
1700 66th Street 2602824140121 VAC N LR 8,006
1708 66th Street 2602824140120 VAC N LR 7,923
1714 66th Street 2602824140119 VAC N C 8,149
1717 66th Street 2602824410108 COM N C 16,922
1720 66th Street 2602824140118 VAC N C 7,769
1800 66th Street 2602824140064 VAC N LR 8,993
1820 66th Street 2602824140054 VAC N C 25,990
5--)"39
ATTACHMENT D
Detailed Analysis of Blight Conditions
Cedar Corridor Area
Richfield, Minnesota
Statutory Definition of Blighted Area
Chapter 469, Section 469.002, Subd. 11, of Minnesota Statutes defines "Blighted Area"
as follows:
"Blighted area" means any area with buildings or improvements which, by reason
of dilapidation, obsolescence, overcrowding, faulty arrangement or design, lack of
ventilation, light, and sanitary facilities, excessive land coverage, deleterious land
use, or obsolete layout, or any combination of these or other factors, are
detrimental to the safety, health, morals, or welfare of the community.
Also, Section 469.028, Subd. 3 further defines and explains that blighting conditions
include:
open, undeveloped, unused, or inappropriately used lands with unusual and
difficult physical characteristics of the ground, the existence of faulty planning
characterized by the subdivision or sale of lots laid out in disregard of the
contours or of irregular form and shape or of inadequate size, or a combination of
these or other conditions which have prevented normal development of the land
by private enterprise and have resulted in a stagnant and unproductive condition
ofland potentially useful and valuable for contributing to the public health, safety,
and welfare.
Building Permit Review
The review of building permits issued over the past ten years for the 274 properties in the
Cedar Corridor Area revealed that a total of 1,275 permits were issued over that period.
Most of these permits (964 or 76%) were for upgrading and repair of utilities (electrical,
air conditioning, furnaces, plumbing, etc.), roof/siding replacement, or airport noise
soundproofing, all items required to ensure proper functioning of the homes and
commercial premises. The next largest category (172 permits or 13%) was for
demolition and/or moving a house or garage (as part ofthe City of Richfield purchase
and clearance initiatives). Only 139 permits or 11 % were for remodeling or additions to
improve the quality and/or size of the home or business. See table on page D-2.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
August 9, 2006
D-l
5--140
Buildin Permit Review - Cedar Corridor Area
Number
712
172
80
172
139
1,275
%-a e
55.8
13.4
6.2
13.4
10.9
100.0
Blight Evaluation
1. Dilapidation
Dilapidation can be defined as:
(a) Deferred maintenance of structures and imvrovements. Specific evidence of
deferred maintenance includes:
. Poorly maintained exterior building surfaces including masonry, stucco,
wood clapboard/vinyl/metal siding.
. Windows and doors which are cracked or patched.
. Cracked, rutted paved surfaces, or poorly maintained gravel surfaces.
. Unkempt yard areas with overgrown or "wild" vegetation.
. Unscreened trash or mechanical equipment or storage, or other site
maintenance issues.
. Abandoned vehicles, debris, graffiti or the presence of other forms of
vandalism.
(b) Buildings and paved surfaces in disrevair. Specific evidence of buildings and
paved surfaces in major disrepair includes:
. Structural deficiencies (foundation, roof) or major operational
deficiencies (electrical, plumbing, HVAC).
. Masonry surfaces broken and in need of replacement and/or tuck-
pointing.
. Broken windows, missing panes, boarded-up windows, inoperable
windows; doors or windows which are inoperable.
. Entry/exit stairways and service/loading docks which are broken or
failing.
. Severely cracked, broken and crumbling paved surfaces requiring
replacement.
. Poorly-constructed and/or failing building additions or alterations.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
August 9, 2006
D-2
5~)Lf(
(c) Deterioration of the Dublic realm and utilities. Streets, alleys, sidewalks, public
parks and parking areas are in need of major repair and replacement. Sewers,
water mains, power lines, etc. need major repair and/or replacement. Poor
drainage.
Twenty (20) properties exhibit dilapidation. As indicated in Attachment C of this report,
two (2) of the parcels exhibit "strong" evidence of this criterion, while another eighteen
(18) exhibit "moderate" evidence.
All twenty (20) of these properties suffer from one to several deferred maintenance
Issues:
. The fifteen (15) single-family homes (6309,6321, 6327, 6415, and 6509 16th
Avenue South; 6315, 6321, 6332, 6439, and 6532 17th Avenue South; and
6432,6526,6532,6844, and 7035 18th Avenue South) exhibit roof and/or
siding repair deferral. 6315 17th Avenue also exhibits unkempt outside
storage.
. One (1) duplex (6932-34 Cedar Avenue South) exhibits roof repair deferral.
. The two (2) brick apartment buildings at 6520 Cedar Avenue and 6528 Cedar
Avenue South need repair or replacement of their decorative siding. As this
report was being finalized, these properties were in the demolition and site
clearance process.
. The two (2) commercial properties (6300 and 6500 Cedar Avenue South)
have unscreened storage of trucks and other vehicles and a deficient area for
vehicle parking on site. 6500 Cedar Avenue South also lacks adequate
outside storage area for materials and area to efficiently carry out the scale of
its operations, with pallets, sod, equipment, and vehicles spilling out onto the
sidewalk and adjoining streets. Finally, even though 6320 Cedar Avenue
South is deemed vacant, it nevertheless is used temporarily for overflow truck
parking and storage for 6300 Cedar Avenue South, on a large unpaved surface
area.
2. Obsolescence
The criterion of obsolescence has three categories:
. Functional obsolescence. which means that the property/improvements can no
longer be used efficiently or effectively for the use that was originally intended,
because of changes in normal use/operations, nor can the property or buildings
be physically adapted to a new use without extraordinary measures.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
August 9, 2006
D-3
5 - J 42-
. Economic obsolescence. which is the impairment of desirability or useful life
arisingfromfactors external to the property, such as economic forces which
affect supply-demand relationships in the market.
. Age or Dated Apoearance. which, in the absence of intrinsic historic or
architectural significance, or unique building technology, serves to contribute to
the decline in reinvestment or market attractiveness.
One hundred and seventy-eight (178) properties that have improvements on them exhibit
a combination of functional and economic obsolescence. Even though 80 of the 155
single-family homes have been soundproofed through the Metropolitan Airports
Commission (MAC) program in the 1990s, these properties, the seven duplexes, and the
13 multi-family apartment buildings are obsolete for continued residential use, because
the new low frequency noise levels created by jet airplane flights using the new
North/South Runway is not able to be mitigated by soundproofing techniques, and
consequently the properties are declining in resale values, as well. The two commercial
properties at 6300 Cedar Avenue South and 6500 Cedar Avenue South, now isolated
uses, exhibit obsolescence as well.
3. Overcrowding
Overcrowding means that there is an overly high density of population relative to the size
and design of residential structures.
No properties exhibit overcrowding.
4. Faulty Arrangement or Design
Faulty arrangement or design usually means that there is an inadequate or deficient
design of the building or site arrangement that inhibits the normal use or function of the
property, or negatively impacts the use and enjoyment of adjacent properties.
6300 Cedar Avenue South and 6500 Cedar Avenue South exhibit faulty arrangement or
design. 6300 Cedar A venue South, used for an air freight operation, has inadequate
space around the building for proper parking of trucks and loading operations, and is
using a gravel area on an adjacent lot at 6320 Cedar Avenue South for overflow parking
and vehicle storage. The sod business at 6500 Cedar Avenue South clearly overflows
onto the adjacent sidewalks and streets for its operations and storage of vehicles.
5. Lack of Ventilation, Light, and Sanitary Facilities
This means that buildings lack adequate windows or air circulation, garbage storage is
inadequate, or buildings lack hot water or adequate bathrooms for the intended uses.
No properties exhibit lack of ventilation, light, and sanitary facilities.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
August 9, 2006
D-4
5 -I '-13
6. Excessive Land Coverage
Excessive land coverage, or overcrowding of structures, means that one or more
buildings are crowded onto a piece of land that is deemed too small in size, including
deficiency of land area to accommodate adequate offstreet parking or loadingfacilities.
Two properties exhibit excessive land coverage, namely the two properties noted above
for faulty arrangement or design, i.e., 6300 Cedar Avenue South and 6500 Cedar Avenue
South.
7. Deleterious Land Use
This criterion refers to land uses that have harmful effects on the land itself, in terms of
toxic, noxious, or otherwise dangerous substances, and includes those uses and
operational characteristics that have harmful impacts to adjacent and nearby properties,
residents, businesses, or users of an area.
There are no properties that exhibit deleterious land uses.
8. Obsolete Layout
Conditions typically associated with defective street layout include poor vehicular
access, egress and/or internal circulation; substandard driveway definition and parking
layout (e.g. lack of curb cuts, awkward entrance and exit points); offset or irregular
intersections; substandard or nonexistent pedestrian circulation/sidewalks. This
condition can also mean faulty lot layout (obsolete subdivision platting, faulty lot shape,
or poor access). This criterion can also include unimproved, but platted, vacant land
that is not likely to be developed through the instrumentality of private capital without
government intervention or assistance, financial or otherwise.
Two hundred and fifty-nine (259) properties exhibit inappropriate platting for new
commercial or residential uses that could be constructed to the higher noise mitigation
standards required because of the proximity of the new North/South Runway. A
consolidated plat pattern would be required to facilitate a site layout and access pattern to
ensure proper building placement, adequate auto access, parking loading provision, and
transit services.
9. Other Factors
Environmental
In some special cases, only one factor may be necessary to qualify properties as blighted,
such as: vacant land that is an abandoned railroad yard, unused quarries or mines,
areas of chronic flooding, polluted soils, or an area degraded by ambient environmental
factors such as smells, noise, illumination, or vibrations.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
August 9, 2006
D-5
5- J Y Lj
Undesirable Nearbv Land Uses
Some types of nearby or adjacent land uses are not compatible with each other, such as
heavy industrial next to residential uses, or major transportation uses such as an airport,
bus terminal, or railroad activity very near residential uses, without extraordinary
building design or site layout measures.
Financial
Properties have a tax and/or special assessment delinquency that exceed the fair market
value.
All two hundred and seventy-four (274) properties exhibit environmental degradation
from the existing operations of the nearby MSP Airport. Also, the Low Frequency Noise
Policy Committee Report - August 10. 2000 concluded that the >87 dB noise level to be
experienced by these properties from the operations of the new North/South (17/35)
Runway would be incompatible with existing residential uses. The continued operation
ofa few (6300 Cedar Avenue South and 6500 Cedar Avenue South) ofthe remaining
commercially-used properties is questionable, as well, given their isolation and limited
prospects for expansion.
Blight Assessment of Cedar Corridor Area - Richfield, Minnesota
CORNEJO CONSULTING
August 9,2006
D-6
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-l
Cedar Corridor Area Blie:ht Assessment
5~"4S
6321-16th Ave
6339-16th Ave
E-1
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-2
Cedar Corridor Area Bli2ht Assessment
5-fLf(P
E-2
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-3
Cedar Corridor Area Blil!ht Assessment
6433-16th Ave
5-- {ct'7
6439-16t1iAve
E-3
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-4
Cedar Corridor Area Blif!ht Assessment
5 -/tf,~
E-4
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-5
Cedar Corridor Area Bli!!ht Assessment
5-1 '-fer
E-5
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-6
Cedar Corridor Area Blil!ht Assessment
5-{50
6414-17thAve
E-6
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-7
Cedar Corridor Area Blie:ht Assessment
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Attachment E
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ATTACHMENT E-8
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E-8
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-9
Cedar Corridor Area Bli2ht Assessment
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E-9
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-IO
Cedar Corridor Area Blh!ht Assessment
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Photos of Cedar Corridor Area
ATTACHMENT E-ll
Cedar Corridor Area Bli2ht Assessment
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Photos of Cedar Corridor Area
ATTACHMENT E-12
Cedar Corridor Area Bli2ht Assessment
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Attachment E
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ATTACHMENT E-13
Cedar Corridor Area Blif!ht Assessment
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Photos of Cedar Corridor Area
ATTACHMENT E-14
Cedar Corridor Area Bli2ht Assessment
6845-17thA~e
E-14
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-15
Cedar Corridor Area Bli2:ht Assessment
6309 18th Ave
5-- ( S 9
Taft Park - 6300 18th Ave
E-15
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-16
Cedar Corridor Area Blieht Assessment
SW view of6314-20-26-32-44 1St Ave
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Cedar Corridor Area Bli2:ht Assessment
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Photos of Cedar Corridor Area
ATTACHMENT E-18
Cedar Corridor Area Blh!ht Assessment
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s'w view of 6614-20-26-32-38-44 18t
E-18
NWviewof6614-20-26-32-38-4418t Ave NWviewof6700to674418t Ave
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-19
Cedar Corridor Area Bli2:ht Assessment
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6701-03-09-11 18t Ave (now a roadway)
E-19
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-20
Cedar Corridor Area Blight Assessment
5-- f (Pet
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6S09-1Sth Ave
6S0S-1Sth Ave
E-20
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-21
Cedar Corridor Area Blie:ht Assessment
6827-18th Ave
6833-18th Ave
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6832-18th Ave
6838-18th Ave
E-21
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-22
Cedar Corridor Area Blieht Assessment
6845-18th Ave
5-f(P(P
E-22
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-23
Cedar Corridor Area Bli2ht Assessment
5~ f 0 7
E-23
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Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-24
Cedar Corridor Area Bli2:ht Assessment
7005-18th Ave
7025-18th Ave
E-24
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-25
Cedar Corridor Area Blie:ht Assessment
5--fro9
E-25
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-26
Cedar Corridor Area Bli2:ht Assessment
:5 ~ 17D
E-26
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Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-27
Cedar Corridor Area Blieht Assessment
6200 Cedar Ave S
6244 Cedar Ave S
E-27
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-28
Cedar Corridor Area Bli!!ht Assessment
6300 Cedar Ave
5~ /72..
6320 Cedar Ave
It
SE view of6301-11-15-25-33-41-45 Cedar 6328-44 Cedar Ave
6400 Cedar Ave
6412-44 Cedar Ave
E-28
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Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-29
Cedar Corridor Area Bli2ht Assessment
. 7fIlII
6405-09-17-21-25-29-37-41-45 Cedar Ave 6500 Cedar Ave
6501-09-11-21-25-29-33-37 Cedar Ave
6520 Cedar Ave
6528 CedarA ve
6600 Cedar Ave
E-29
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-30
Cedar Corridor Area Bli2ht Assessment
5-1 r; cf
6636 Cedar Ave
6700 Cedar Ave (now roadway)
6720 Cedar Ave
6733-45 Cedar Ave
6730 Cedar Ave
6733-45 Cedar Ave
E-30
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-31
Cedar Corridor Area Bli2ht Assessment
5 -17 S
6744 Cedar Ave
6801 Cedar Ave
6809 Cedar Ave
6800 Cedar Ave
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6813 Cedar Ave
B-31
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-32
Cedar Corridor Area Blie:ht Assessment
5-/7c:'
6814 Cedar Ave
6821 Cedar Ave
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6826 Cedar Ave
6820 Cedar Ave
6825 Cedar Ave
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6829 Cedar Ave
E-32
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-33
Cedar Corridor Area Blif!ht Assessment
6838 Cedar Ave
6841 Cedar Ave
5-/77
6833 Cedar Ave
6839 Cedar Ave
6844 Cedar Ave
E-33
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-34
Cedar Corridor Area Bli2ht Assessment
6900 Cedar Ave
6914 Cedar Ave
5--/78
6908 Cedar Ave
6920 Cedar Ave
6924-26 Cedar Ave
6932-34 Cedar Ave
E-34
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-35
Cedar Corridor Area Bli!!ht Assessment
6938 Cedar Ave
7000 Cedar Ave
5-/79
6958 Cedar Ave
7034 Cedar Ave
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Photos of Cedar Corridor Area
ATTACHMENT E-36
Cedar Corridor Area Bli2:ht Assessment
7100-02 Cedar Ave
7116 Cedar Ave
5- { 80
7108 Cedar Ave
7134 Cedar Ave
1620-66th Street
E-36
Attachment E
Photos of Cedar Corridor Area
ATTACHMENT E-37
Cedar Corridor Area Bli2ht Assessment
NW view of 1700-08-14-20 66t Street
1717-66th Street (view from 18th Ave)
5-/81
1717-66th Street
E-37
AGENDA ITEM # 6
REpORT # 65
~
STAFF REpORT
RICHFIELD
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
SEPTEMBER 18, 2006
REpORT PREPARED By:
JOHN DEAN, lIRA LEGAL COUNSEL
NAME, TITLE
REpORT PRESENTER:
JOHN DEAN, lIRA LEGAL COUNSEL
NAME, TITLE
DEPARTMENT DIRECTOR REVIEW:
REVIEWED BY EXECUTIVE DIRECTOR:
ITEM FOR HRA CONSIDERATION:
Consideration of matters pertaining to the Housing and Redevelopment Authority's
Commercial MortQaQe for KensinQton Park.
I. RECOMMENDED ACTION:
By Motion: Accept report of legal couftsel, consultants, staff, and
presentation of developer and consider action based on the
presentations.
I II. BACKGROUND I
Under the redevelopment contract between the Housing and Redevelopment
Authority (HRA) and Lyndale Gateway LLC for the Kensington Park development,
Lyndale Gateway has provided the HRA with a mortgage in the principal amount of
$500,000. The HRA mortgage is subordinate to a construction mortgage of more
than $6,000,000.
Lyndale Gateway is seeking to refinance its construction mortgage. The new lender
is requiring that the HRA release its second mortgage on the property as a
precondition to refinancing.
Closing on the new loan is scheduled for the week of September 17 and
consequently, time is of the essence for the HRA to consider the matter.
091806 Kensington Park
Obviously, the HRA should not agree to a release unless there is some suitable
form of alternate security in place that provides assurance of repayment at least as
good as our mortgage.
HRA staff and fiscal and legal consultants are currently discussing possible
alternate forms of security to replace the HRA mortgage. It is anticipated that a
proposal will be available for consideration by the HRA at the meeting.
I III. BASIS OF RECOMMENDATION I
I A. POLICY I
. The HRA has historically reexamined provisions in agreements with
developers and made necessary revisions when the changes are of
importance to the developer and can be done without creating
additional risk to the HRA.
I B. CRITICAL ISSUES I
. Release of the HRA Commercial Mortgage must be based on the
providing of equal security in some other form furnished by the
developer.
I C. FINANCIAL I
. The developer's obligation to pay the HRA $500,000 remains
unchanged.
I D. LEGAL I
. HRA legal counsel will be reviewing proposals for alternate security
and will provide a report to the HRA.
I IV. ALTERNATIVE RECOMMENDATION(S)
. Reject the proposal.
I V. ATTACHMENTS
. N/A
I VI. PRINCIPAL PARTIES EXPECTED AT MEETING
. John Dean, HRA legal counsel
. Principal of Lyndale Gateway, LLC
AGENDA ITEM # 7
REpORT # 66
......
STAFF REpORT
RICHFIELD
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
SEPTEMBER 18, 2006
REpORT PREPARED By:
PAT SMITH, COMMUNITY DEVELOPMENT
MANAGER
NAME, TITLE
REpORT PRESENTER:
PAT SMITH, COMMUNITY DEVELOPMENT
MANAGER
NAME, TITLE
DEPARTMENT DIRECTOR REVIEW:
REVIEWED By EXECUTIVE DIRECTOR:
ITEM FOR HRA CONSIDERATION:
Consideration of a resolution approving the Fourth Amendment to the Contract for Private
Development with Rvan Companies US, Inc. for Cedar Point Commons.
I. RECOMMENDED ACTION:
By Motion: Adopt the attached resolution approving the Fourth
Amendment to the Contract for Private Development with Ryan
Companies US, Inc. for Cedar Point Commons.
I II. BACKGROUND I
On July 27,2005 the Housing and Redevelopment Authority (HRA) entered into a
Contract for Private Development (Contract) with Ryan Companies US, Inc. (Ryan).
On June 20, 2006 the HRA approved the First Amendment to the Contract, on July
21,2006 the HRA approved the Second Amendment to the Contract and on August
16, 2006 the HRA approved the Third Amendment to the Contract. Ryan is now
proposing a Fourth Amendment to the Contract.
Section 3.8 of the Contract identifies the price that Ryan has to pay the HRA for the
four different groups of property owned by the HRA or City. The four groups of
property were acquired under different funding sources and have different
requirements on how the HRA and City may sell the property.
091806 - Ryan Contract-Fourth Amendment
"C" properties in the Contract were purchased with Federal Aviation Administration
(FAA) and Metropolitan Airports Commission (MAC) funds. The purpose of those
funds was to purchase and clear properties that will be affected by airport
improvements. MAC has stated that the proceeds that the HRA receives from the
sale of "C" properties may be used to purchase other impacted properties in the
Cedar Corridor redevelopment area, including reimbursing Ryan for acquiring the
single-family homes for Cedar Point Commons.
The proposed Amendment provides that the HRA will use sale proceeds received
from Ryan for the "C" properties to reimburse Ryan for the acquisition costs in
connection with the property which Ryan is directly acquiring.
I III. BASIS OF RECOMMENDATION I
I A. POLICY I
. . On July 27, 2005 the HRA entered into a Contact for Private
Development with Ryan Companies US, Inc.
. The HRA has consistently taken actions to support Cedar Point
Commons.
I B. CRITICAL ISSUES I
. MAC agrees that the HRA may use the proceeds from the sale of "C"
properties to acquire other noise-impacted properties, including the
properties that Ryan is required to purchase for Cedar Point
Commons.
I C. FINANCIAL I
. The Amendment will establish the "C" property sale proceeds are
being used for another qualifying expenditures and thereby relieve the
HRA of any obligation to repay monies to MAC (this has no impact on
the Ryan Business Subsidy).
I D. LEGAL I
. HRA legal counsel has drafted the resolution.
. The Amendment will be available at the HRA meeting.
I IV. ALTERNATIVE RECOMMENDATION(S)
. Approve the amendment with changes.
. Do not approve the Amendment.
I V. ATTACHMENTS I
. Resolution approving the Fourth Amendment to the Contract
I VI. PRINCIPAL PARTIES EXPECTED AT MEETING
. John Dean, HRA legal counsel
1-1
HRA RESOLUTION NO.
RESOLUTION APPROVING FOURTH AMENDMENT TO
CONTRACT FOR PRIVATE DEVELOPMENT
WHEREAS, the Housing and Redevelopment Authority ("the HRA") and Ryan
Companies US, Inc. ("Ryan") did on or about July 27, 2005 enter into an agreement
entitled, Contract for Private Development, (the "Contract"), calling for the redevelopment
of an area of land (the "Property") lying within the City of Richfield; and
WHEREAS, the HRA approved the First Amendment to the Contract on or about
June 30, 2006; and
WHEREAS, the HRA approved the Second Amendment to the Contract on or about
July 21,2006; and
WHEREAS, the HRA approved the Third Amendment to the Contract on or about
August 16, 2006; and
WHEREAS, events subsequent to the First Amendment have occurred that require
the amendments to the Contract for the project to move forward; and
WHEREAS, the parties desire to address such matters through certain
amendments to the Contract; and
WHEREAS, the HRA has reviewed and is familiar with the proposed amendment to
the Contract entitled: Fourth Amendment to Contract For Private Redevelopment ("Fourth
Amendment"), and is satisfied that the terms thereof carry out the intentions of the parties,
and are necessary and appropriate for the Development.
NOW, THEREFORE, BE IT RESOLVED, by the Housing and Redevelopment
Authority in and for the City of Richfield, Minnesota as follows:
1. The proposed Fourth Amendment is hereby in all respects approved.
2. Upon completion of such modifications, the Executive Director and Board
Chair are directed to take all steps and do all things necessary to effectuate
the provisions of the Fourth Amendment.
Adopted by the Housing and Redevelopment Authority in and for the City of
Richfield, Minnesota this 18th day of September, 2006.
Suzanne M. Sandahl, Chair
ATTEST:
Donna Drummond, Secretary
AGENDA ITEM # 8
REpORT # 67
~
STAFF REpORT
RICHFIELD
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
SEPTEMBER 18, 2006
REpORT PREPARED By:
PAT SMITH, COMMUNITY DEVELOPMENT
MANAGER
NAME, TITLE.
REpORT PRESENTER:
P AT SMITH, COMMUNITY DEVELOPMENT
MANAGER
DEPARTMENT DIRECTOR REVIEW:
NAME, TITLE
REVIEWED BY EXECUTIVE DIRECTOR:
ITEM FOR HRA CONSIDERATION:
Consideration of Assignment and Subordination of Contract for Private Development with
Ryan Companies US, Inc.
1. RECOMMENDED ACTION: .
By Motion: Adopt the attached resolution approving the Assignment
and Subordination of the Contract for Private Development with Ryan
Companies US, Inc.
I II. BACKGROUND I
On May 24, 2005 the City Council approved property tax abatement of the City's
portion of real estate taxes for 15 years for Cedar Point.
On July 27,2005 the Housing and Redevelopment Authority (HRA) entered into a
Contract for Private Development (Contract) with Ryan Companies US, Inc. (Ryan).
On July 17, 2006 the HRA approved the issuance of the Taxable Limited Revenue
Note in the amount of $2,068,700~ pursuant to the terms and subject to the
conditions in the Contract.
M&I Bank (Lender) is providing a $21,800,000 construction loan to Ryan for the
development. As conditions to disbursement of the loan, the Lender is requesting:
091806 - Ryan Assignment of Contract
1. Ryan assigns all of its rights under the Contract and the Note to the
Lender.
2. Certain rights of the HRA under the Contract be subordinated to the
Mortgage.
3. The HRA agrees to matters outlined in the Assignment and
Subordination Agreement.
I III. BASIS OF RECOMMENDATION I
!A. POllCY I
. On July 27,2005 the HRA entered into a Contract for Private
Development with Ryan.
. The HRA has consistently taken actions to support Cedar Point
Commons.
. Assigning and subordinating the HRA's rights in the Contract is a
typical request for large developments. The HRA has previously
subordinated its interest in a manner similar to this proposal.
Kensington Park and Shops at Lyndale are two examples.
I B. CRITICAL ISSUES I
. The HRA, M&I Bank, and Ryan must sign the Assignment and
Subordination Agreement to permit the disbursement of the
construction loan.
. Under the proposed Assignment and Subordination Agreement, the
Lender has no right to enforce the provisions of the Contract and the
Note or exercise any rights or remedies under the Agreement until an
event of a default.
. Ryan is still obligated to perform all covenants, conditions and
agreements in the Contract.
. Under the proposed Assignment and Subordination Agreement, the
HRA has the following obligations:
1) Agrees to the terms and conditions of this Agreement and
approves the agreements evidencing the Loan.
2) Represents and warrants to the Lender that the Contract is a valid
agreement enforceable in accordance with its terms and that
neither the HRA nor Ryan is in default, and that all covenants,
conditions and agreements have been performed as required,
except those that have a latter performance date.
3) Subordinates all of its interests, rights and remedies under the
Contract to the lien of the Mortgage.
4) Acknowledges that the rights of the HRA with respect to the receipt
and application of any proceeds of insurance or condemnation
awards shall be subject and subordinate to the rights of the Lender
under the Mortgage.
5) Agrees to provide the Lender with copies of any notice of default
given under the Contract, and that the Lender shall have the right,
but not the obligation, to cure any such default within 90 calendar
days after receipt of such notice.
I C. FINANCIAL I
. The interests of the HRA continue to be protected.
I D. LEGAL I
. . HRA legal counsel has reviewed the attached Resolution and
Agreement.
I IV. ALTERNATIVE RECOMMENDATION(S)
. Approve the Agreement with changes.
. Do not approve the Agreement.
I V. ATTACHMENTS I
. Resolution approving the Assignment and Subordination Agreement
. Assignment and Subordination Agreement.
I VI. PRINCIPAL PARTIES EXPECTED AT MEETING
. John Dean, HRA Legal Counsel
2 --(
HRA RESOLUTION NO.
RESOLUTION APPROVING
ASSIGNMENT AND SUBORDINATION OFCONTRACT FOR PRIVATE DEVELOPMENT
WHEREAS, the Housing and Redevelopment Authority ("the HRA") and Ryan
Companies US, Inc. ("Ryan") did on or about July 27, 2005 enter into an agreement
entitled, Contract for Private Development, (the "Contract"), calling for the redevelopment
of an area of land (the "Property") lying within the City of Richfield; and
WHEREAS, on May 24, 2005 the City Council approved property tax abatement of
the City's portion of real estate taxes for 15 years for Cedar Point; and
WHERAS, on July 17, 2006 the HRA approved the issuance of the Taxable Limited
Revenue Note in the amount of $2,068,700, pursuant to the terms and subject to the
conditions in the Contract; and
WHEREAS, prior to M&I Bank disbursing of the Construction Loan to Ryan, M&I
Bank is requesting the HRA, Ryan and M&I Bank enter into a Assignment and
Subordination Agreement; and
WHEREAS, the HRA has reviewed and is familiar with the proposed Agreement entitled:
Assignment and Subordination of Contract for Private Development ("Assignment and
Subordination Agreement"), and is satisfied that the terms thereof carry out the intentions
of the parties, and are necessary and appropriate for the Development.
NOW, THEREFORE, BE IT RESOLVED, by the Housing and Redevelopment
Authority in and for the City of Richfield, Minnesota as follows:
1. The proposed Assignment and Subordination Agreement is hereby in all
respects approved.
2. Upon completion of such modifications, the Executive Director and Board
Chair are directed to take all steps and do all things necessary to effectuate
the provisions of the Assignment and Subordination Agreement.
Adopted by the Housing and Redevelopment Authority in and for the City of
Richfield, Minnesota this 18th day of September, 2006.
Suzanne M. Sandahl, Chair
ATTEST:
Donna Drummond, Secretary
091806 - Ryan Assignment of Contract
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ASSIGNMENT AND SUBORDINATION
OF CONTRACT
FOR PRIVATE DEVELOPMENT
THIS ASSIGNMENT AND SUBORDINATION OF CONTRACT FOR PRIVATE
DEVELOPMENT (this "Agreement"), is made and entered into as of the _ day of September,
2006, by and among THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR
THE CITY OF RICHFIELD, a Minnesota public body corporate and politic (the "HRA") and
RYAN COMPANIES US, INC., a Minnesota corporation (the "Developer"), and M&I
MARSHALL & ILSLEY BANK, a Wisconsin state banking corporation (the "Lender").
WIT N E SSE T H:
WHEREAS, the HRA and the Developer have entered into that certain Contract for Private
Development d~ted as of July 27, 2005, as amended by that certain First Amendment to Contract
for Private Development dated as of June 30, 2006, as further amended by that certain Second
Amendment to Contract for Private Development dated as of July 21,2006, as further amended
by that certain Third Amendment to Contract for Private Development dated as of August _'
2006, and as the same may be further amended or modified from time to time (the "Development
Contract"), pertaining to, among other things, the development of a retail complex on the
property located in Richfield, Minnesota, legally described on Exhibit A attached hereto and
hereby made a part hereof (collectively, the "Project"); and
WHEREAS, the HRA has agreed to issue the Taxable Limited Revenue Note, Series 200_, in
the amount of $2,068,700 (the "TIP Note"), pursuant to the terms and subject to the conditions
set'forth in the Development Contract; and
WHEREAS, in order to provide funds for the development of the Project by the Developer, the
Lender is providing a $21,800,000 loan (the "Loan"), pursuant to the terms of that certain
Construction Loan Agreement dated as of September 13, 2006 (the "Loan Agreement"), by and
between the Developer and the Lender; and
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WHEREAS, the Loan is secUred by, among other things, that certain Mortgage; Security
Agreement, F:ixtureFinancing Statement and Assignment of Leases and Rents encumbering the
Project dated as of September 13, 2006 (the "Mortgage"), executed by the Developer in favor of
the Lender and filed of record in the office of the Hennepin County Recorder on
2006, as Document No. , and in the office of the Hennepin County Registr~
of Titles on ,2006, as Document No. ; and .
WHEREAS, the Lender has required, as an express condition to disbursement of the Loan, (a)
that the Developer assign all of its rights under the Development Contract and the TIP Note to
the Lender to secure the obligations ofthe Developer wder'theLoan; (b) that certain rights of the
BRA under the Development Contract be subordinated to the Mortgage; and ( c) that the HRA
agrees to certain other matters, all as more fully contained herein.
NOW THEREFORE, in consideration of the foregoing recitals and for other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto
hereby agree as follows:
1. The Developer hereby assigns to the Lender all of its right, title and interest under
and pursuant to the Development Contract and the TIP Note to secure the
Developer's obligations uIlder the terms of the Loan.
2. To perfect the Lender's security interest in the TIP Note, upon receipt of the TIP
Note from the HRA, the Developer shall endorse and deliver the TIP Note to the
Lender to be held pursuant to the terms ofthis Agreement.
3. The Developer hereby represents and warrants that there have been no prior
assignments of the Development Contract or the TIP Note and that the Development
Contract and the TIP Note are valid and enforceable agreements and that neither the
HRA nor the Developer is in default thereunder and that all covenants, conditions
and agreements have been performed as required herein, except those not to be
performed until after the date hereof. The Developer agrees not to sell, assign,
pledge, mortgage or otherwise transfer or encumber its interests in the Development
Contract or the TIF Note as long as this Agreement is in effect. The Developer
hereby irrevocably constitutes and appoints the Lender as its attorney-in-fact to
demand, receive and enforce the Developer's rights with respect to the Development
Contract and the TIP Note for and on behalf of and in the name of the Developer or,
at the option of the Lender, in the name of the Lender, with the same force and effect
as the Developer could do if this Agreement had not been made.
4. This Agreement shall constitute a perfected, absolute and present assignment,
provided that the Lender shall have no right under this Agreement to enforce the
provisions of the Development Contract and the TIP Note or exercise any rights or
remedies under this Agreement until an Event of Default (as that term is defined in
the Loan Agreement) shall occur and be continuing.
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5. Upon the occurrence and during the continuance of an Event of Default, the Lender
may, without affecting any of its rights or remedies against the Developer underany
other instrument, document or agreement, exercise its rights under this Agreement as
the Developer's attorney-in-fact in any manner permitted by law and in addition the
Lender shall have the right to exercise and enforce any and all rights and remedies
available after a default to a secured party under the Uniform Commercial Code as
adopted in the State of Minnesota. If notice to the Developer of any intended
disposition of collateral or of any intended action is required by law in any particular
instance, such notice shall be deemed commercially reasonable if given in writing at
least ten (10) days prior to the intended disposition or other action.
6. The BRA hereby consents and agrees to the terms and conditions of this Agreement
and hereby approves the agreements evidencing the Loan. The HRA further
represents and warrants to the Lender that the Development Contract is a valid
agreement enforceable in accordance with its terms and that neither the HRA nor the
Developer is in default thereunder and that all covenants, conditions and agreements
have been performed as required therein, except those not to be performed until after
the date hereof.
7. The BRA hereby subordinates all of its interests, rights and remedies under the
Development Contract to the lien of the Mortgage; provided that such subordination
shall not extend to the obligation to make any repayments under any Business
Subsidy Agreement pursuant to Section 4.5 of the Development Contract.
8. Pursuant to Section 6.2 of the Development Contract, the HRA acknowledges that
the rights of the BRA with respect to the receipt and application of any proceeds of
insurance or condemnation awards shall, in all respects, be subject and subordinate to
the rights of the Lender under the Mortgage.
9. The BRA agrees to provide the Lender with copies of any notice of default given
under the Development Contract, and that the Lender shall have the right, but not the
obligation, to cure any such default within ninety (90) calendar days after receipt of
such notice.
10. The Lender agrees to use commercially reasonable efforts to provide the BRA with
copies of any notice of default given under the Loan Agreement.
11. The parties hereto agree that no change or amendment shall be made to the terms of
the Development Contract without the prior written consent of the Lender.
12. This Agreement can be waived, modified. amended, terminated or discharged only
explicitly in a writing signed by the Lender. A waiver by the Lender shall be
effective only in a specific instance and for the specific purpose given. Mere delay or
failure to act shall not preclude the exercise or enforcement of any of the Lender's
rights or remedies hereunder. All rights and remedies of the Lender shall be
cumulative and shall be exercised singularly or concurrently, at the Lender's option,
- 3 -
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and any exercise or enforcement of anyone such right or remedy shall neither be a
condition to nor bar the exercise or enforcement of any other.
13. No provision of this Agreement shall be deemed or construed to alter, amend or
modify, in any way, the rights and obligations of the HRA contained in the
Development Contract.
14. Any notice, request, demand or other communication hereunder shall be deemed duly
given if delivered or postage prepaid, certified or registered, addressed to the party as
set forth below:
Ifto the BRA:
Richfield Housing and Redevelopment Authority
6700 Portland Avenue South
Richfield, Minnesota 55423
Attention: Executive Director
with a copy to:
John B. Dean, Esq.
Kennedy & Graven Chartered
200 South Sixth Street, Suite 470
Minneapolis, Minnesota 55402
If to the Developer:
Ryan Companies US, Inc.
SO South Tenth Street, Suite 300
Minneapolis, Minnesota 55403~2012
Attention: Bill McHale
with a copy to:
Charles F. Diessner, Esq.
Fredrikson & Byron, P.A.
200 South Sixth Street, Suite 4000
Minneapolis, Minnesota 55402-1425
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If to the Lender:
M&I Marshall & Ilsley Bank
6S 1 Nicollet Mall
Minneapolis, Minnesota 55402
Attention: Kent Carlson
with a copy to:
Jon 1. Hoganson, Esq.
Winthrop & Weinstine, P,A.
Suite 3500
225 South Sixth Street
Minneapolis, Minnesota 55402
15. This Agreement shall be governed by and construed in accordance with the laws of
the State of Minnesota.
IN WITNESS WHEREOF, the parties hereto have made and entered into this Agreement as of
the day and year first above written.
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HOUSING AND REDEVELOPMENT
AUTHORITY IN AND FOR THE CITY OF
RICHFIELD, MINNESOTA
By:
Its: Chairperson
By:
Its: Executive Director
STATE OF MINNESOTA )
) ss
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this _ day of September, 2006, by
Thomas E. Harms, the Chair of the Housing and Redevelopment Authority in and for the City of
Richfield, Minnesota, on behalf of the Authority.
Notary Public
STATEOFMlNNESOTA )
) ss
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this _ day of September, 2006, by
Steve Devich, the Executive Director of the Housing and Redevelopment Authority in and for the
City of Richfield, Minnesota, on behalf of the Authority.
Notary Public
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, .
3-<6
RYAN COMPANIES US, INC.
By:
Its:
STATE QF MINNESOTA )
) ss
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this _ day of September, 2006, by
, the of Ryan Companies US, Inc., a Minnesota
corporation, on behalf of said corporation.
Notary Public
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~-9
M&I MARSHALL & ILSLEY BANK
By:
Name: Kent D. Carlson
Its: Senior Vice President
STATE OF MINNESOTA )
) ss
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this _ day of September, 2006, by
Kent D. Carlson, the Senior Vice President of M&I Marshall & llsley Bank, a Wisconsin state
banking corporation, for and on behalf of the corporation.
Notary Public
THIS lNSTRUMENT WAS DRAFTED BY:
Winthrop & Weinstine, P.A. (JJH)
Suite 3500
225 South Sixth Street
Minneapolis, Minnesota
8636-230
2911406v2
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EXHIBIT A
Cedar Point Commons: Block 1, Lots 1-8 and Block 2, Lots 1-4
AGENDA ITEM # 9
REpORT # 68
........
STAFF REpORT
RICHFIELD
I
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
SEPTEMBER 18, 2006
REpORT PREPARED By:
KELLY BERG, HOUSING COORDINATOR
NAME, TITLE
REpORT PRESENTER:
BRUCE NORDQUIST, HOUSING AND
REDEVELOPMENT~NAGER
DEPARTMENT DIRECTOR REVIEW:
NAME, TITLE
REVIEWED By EXECUTIVE DIRECTOR:
ITEM FOR HRA CONSIDERATION:
Consideration of the Housing and Redevelopment Authority's process for responding to
advertised mortqaqe foreclosures.
I. RECOMMENDED ACTION:
By Motion: Authorize an administrative process for responding to
mortgage foreclosures.
I II. BACKGROUND I
The Housing and Redevelopment Authority (HRA) provides remodeling,
rehabilitation, and home-buying financing to Richfield residents through its
Transformation Loan, Richfield Rehabilitation Deferred Loan, First Time Advantage
Loan, and New Home programs.
Approximately four to six times a year, staff and/or legal counsel receive a mortgage
foreclosure notice of a resident with an HRA lien on his/her property. These notices
may increase given the use of interest only loans and adjustable rate mortgages in
the last several years. The Hennepin County Sheriff's Office recorded 1,680
foreclosed homes in the County in 2005. This compares to 846 foreclosures in
2002, practically a 100 percent increase in three years. In addition to HRA related
liens affected by foreclosure, there are even more foreclosures in the community
that could be monitored.
091806 Mortgage Foreclosures
The following attachments provide a proposed process for responding to "mortgage
foreclosure by advertisement" notices. The process involves several layers of
decision-making and are circumstantial depending on the specific situation with
each case.
I III. BASIS OF RECOMMENDATION I
I A. POLICY I
. The HRA administers multiple programs that place financial liens on
property.
. An administrative procedure will be responsive to an increasing
number of foreclosures being advertised.
. The process may also prove useful if substandard homes become
available through foreclosure where the HRA does not have a lien
interest.
. In September 2007, the HRA would be presented with a program
evaluation to assess outcomes and program continuation.
I B. CRITICAL ISSUES I
. The HRA, by responding to the advertised foreclosure, has the
opportunity to recover debts and create new opportunities for first time
homebuyers.
. The HRA already has a variety of new home and rehabilitation
programs. The proposed program introduces new ways to cost
effectively acquire problem properties and cost effectively purchase,
rehab, and return affordable housing to the marketplace.
. New housing can be created when the home is substandard and
because of its condition should be replaced.
. Procedures are needed to effectively and promptly manage HRA liens
that are at risk and evaluate other foreclosures, which may occur.
. There may be circumstances where it is more cost effective to lose the
indebtedness in a foreclosure process than acquire, rehab and return
a home to market.
I C. FINANCIAL I
. The HRA has limited funding sources to tap and will have to be
selective about when a purchase is cost effective and yields a return
that supports the program and ensures payback.
. Some of the homes will be substandard and require significant repair
or replacement.
. Some of the homes that are of a standard condition may only require
cosmetic/functional repair to yield a positive return with purchase.
. Successful transactions should have a management objective to
return HRA funds and .secure additional resources to fund the program
in the future.
. Each foreclosure requires a review by the HRA to obligate funds, as
there are multiple costs beyond outstanding indebtedness. Property
taxes may have been deferred. Staff and legal counsel are going to
incur time and processing expenses. Interest costs on funds may
accumulate. Repairs outlined above also come at a cost.
. If the HRA is successful at generating a positive cash flow, a portion of
the resources could be used to support Community Action for South
Hennepin's (CASH) foreclosure prevention programs.
I D. LEGAL I
. Legal counsel has been consulted to prepare this process and will be
an ongoing resource as each foreclosure notice is received.
I IV. ALTERNATIVEREcOMMENDATION(S) I
. Do no approve a process for mortgage foreclosures.
. Recommend alternative processes for mortgage foreclosures.
I V. ATTACHMENTS I
. Administrative Process when the City/HRA has a mortgage interest.
. A summary of foreclosure response options when the City/HRA has a
mortgage interest.
I VI. PRINCIPAL PARTIES EXPECTED AT MEETING
. N/A
q-I
Administrative Process for Foreclosures when City/HRA has a Mortgage
Interest or when a Program Opportunity Exists
1. Within the time allowed upon receipt of a foreclosure advertisement and prior to a
sheriff's sale:
1. Notify the Executive Director and HRA when the notice is received.
2. Research and provide the Executive Director with the following information
within one week of receipt of notice:
a) Foreclosure amount
b) Estimated market value.
c) Delinquent taxes.
d) Other judgements or liens against the property.
2. Identify a potential revolving funding sources.
3. Identify the strategy to be used to assess, rehab and re-market the property.
This step requires property access if possible to prepare estimated costs.
4. Present the item to the HRA for final disposition in a timely manner which allows for the
pursuance of options.
091806 Mortgage Foreclosures
qr~
A Summary of Foreclosure Response Options when City/HRA has
a Mortgag Interest or when a Program Opportunity Exists
The following are the steps that would be taken for the referenced options:
1) Purchase/Rehab/Sell
Purchasing the property could occur in either of two ways:
a) Submit a bid at the sheriff's sale for the amount of liens that are senior to the
City/HRA:
. Typically the first mortgagee will bid in the amount of its mortgage.
. If the HRA wants to obtain the property at the sale, it would have to bid in
an amount sufficient to payoff the old mortgage plus any taxes and the
costs of the sale.
. The HRA then would become the owner of the property, subject to rights
of redemption of the owner and junior lien holders.
. Typically the owner has six months to redeem, but that time can be
shortened to five weeks if the property has been abandoned and the
mortgagee obtains a court order for a reduced redemption period. Junior
creditors (if there are any) have the right to redeem within seven days
after the expiration of the mortgagor's redemption period.
. The amounts that have to be paid to redeem include interest on the
amount that the HRA would have paid for the property, plus any costs the
HRA has incurred for taxes or to prevent waste on the property. If no one
redeems, the HRA would become the owner.
b) Redemption after the sale.
. The HRA needs to file a notice of intent to redeem if it chooses this
option.
. If the mortgagor redeems, the HRA's mortgage is reinstated.
. If the mortgagor does not redeem, then the HRA will have to come up
with the money to payoff the first mortgagor (and, if there are any other
mortgages or liens prior to the HRA's mortgage and those creditors
redeem, then also payoff those liens) in order to get title to the property.
If the HRA decides to purchase the property, there are two ways to structure the purchase:
a) HRA purchases, coordinates and pays for rehab, then sells to recover costs.
b) HRA purchases, conveys to non-profit for rehab, recovering costs and the
non-profit sells.
1.) In this option, the non-profit is responsible for the cost of rehab.
2.) The non-profit would be required to sell to a moderate-income buyer.
3.) the sale would reimburse the nonprofit for rehab costs.
4.) The sale would reimburse the HRA for cost of acquisition and for the
original lien amount.
An example using numbers from a recent foreclosure notices. Assume HRA
lien amount of $12,500:
. HRA acquires for $121,000 (which includes the foreclosed lien and
remaining liens on the property).
. HRA conveys to non-profit for the cost of acquisition.
. Non-profit rehabs for approximately $50,000.
. Non-profit sells for approximately $200,000.
q~3
. The sale leaves $16,500 after reimbursement of costs including
reimbursement of the HRA lien of $12,500.
. The $16,500 gets split between the HRA and the non-profit. The HRA
uses revenues from the transaction to pursue additional foreclosures
and/or mortgage foreclosure prevention programs through Community
Action for Suburban Hennepin (CASH).
2) Purchase/Demolish/Sell
In some instances, the property in foreclosure may be a qualifying substandard
dwelling that is in a condition that it should be demolished as substandard and by
removal becomes a vacant lot for an affordable New Home or a Richfield
Rediscovered home. The procedures described in the "purchaselrehab/sell" section
of this attachment would apply. However, a vacant lot would be created and
program procedures for New Home and Richfield Rediscovered would also apply in
returning the property to the marketplace.
3) Prevention
In every instance of foreclosure by advertisement, staff will:
a) Contact the homeowner asking them what they plan on doing and inquire if
they would like staff to contact someone at CASH for foreclosure prevention
services.
b) Contact someone at CASH and coordinate their connection with the
homeowner, when requested.
c) Support a foreclosure prevention through CASH as funds are available and
approved by the HRA.
AGENDA ITEM # 10
REpORT # 69
~
STAFF REpORT
RICHFIELD
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
SEPTEMBER 18, 2006
REpORT PREPARED By:
BRUCE NORDQUIST, HOUSING AND
REDEVELOPMENT MANAGER
NAME, TITLE
REpORT PRESENTER:
BRUCE NORDQUIST, HOUSING AND
REDEVELOPMENT MANAGER
NAME, TITLE
DEPARTMENT DIRECTOR REVIEw:
REVIEWED BvExECUTNE DIRECTOR:
ITEM FOR HRA CONSIDERATION:
Consideration of notice of foreclosure at 6225 14th Avenue.
I. RECOMMENDED ACTION:
By Motion: Authorize staff to prepare and process a "Note of
Redemption" for 6225 14th Avenue.
I II. BACKGROUND I
In 1993, the property at 6225 14th Avenue was the Housing and Redevelopment
Authority's (HRA) first partnership with Habitat for Humanity. The HRA has
received a "Notice of Mortgage Foreclosure Sale by Advertisement". The following
information summarizes what is known about the property:
. A new three-bedroom home was built on the property in 1993.
. The outstanding first mortgage to the Minnesota Housing Finance Agency is
$35,972.68 and is the basis for the foreclosure action.
. The HRA has a second mortgage in the amount of $20,000.
. The estimated market value for 2006 is $187,000.
. The annual property taxes are current and are approximately $2,086.
. There are no other judgements or liens of record.,
. The home has 1,008 sq. ft. on a 7,248 sq. ft. lot.
. The Sheriff's sale is scheduled for October 13, 2006.
091806 Foreclosure 622514th Ave
. The owner's redemption period is six months after the sale.
I III. BASIS OF RECOMMENDATION I
I A. POLICY I
. The HRA has approved a process for responding to mortgage
foreclosure.
. To protect HRA assets at 6225 14th Avenue, a plan has been
prepared to respond to a Notice of Foreclosure.
. The plan ensures protection and recovery of HRA resources.
I B. CRITICAL ISSUES I
. Staff will contact the owner to discuss foreclosure prevention
resources.
. Staff will monitor the results of the Sheriff's sale.
. A notice of "intent to redeem" will be prepared and submitted so that
by the end of the owner's six-month redemption period, the HRA could
act within the seven days provided by statute.
. The condition of the house from exterior inspection suggests that
cleaning, painting, and general repair may be required. To improve
value in re-marketing, the addition of a garage should be considered.
. The estimated value exceeds projected costs.
. The home could continue to serve lower income households through
the New Home Program.
I C. FINANCIAL I
. Staff is evaluating sources of funds. Potential sources include the
HRA General Fund, the Development Account and the Capital Fund
reserve. Housing Fund resources can only be used on qualifying
substandard property.
. The cost to acquire approximate the first mortgage of $35,970, costs
of foreclosure (less than $5,000) and anticipated costs to clean, repair,
and improve the property which would range from $20,000 to $35,000.
. The cost of acquisition is not required until six months after the
Sheriff's sale; that future time when the Notice to Redeem is acted on.
Staff would return to the HRA to finalize the source and amount of
funds.
I D. LEGAL I
. Legal counsel will prepare required forms and advise on legal actions
to be taken.
. Staff will monitor the Sheriff's sale and redemption period and prepare
more detailed scopes of work for repairs when appro'priate.
. The Planning Commission must review/affirm that the
acquisition/disposition is in accordance with the Comprehensive Plan.
I IV. ALTERNATIVE RECOMMENDATION(S)
. Do not pursue the acquisition for the property (or lien of record) through the
foreclosure process.
. Modify the proposed plan
. Modify the financing plan.
1 v. ATTACHMENTS
. Notice of foreclosure
I VI. PRINCIPAL PARTIES EXPECTED AT MEETING
. N/A
>II .~~..._... .. ....
10--1
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NOTICE OF l.\IORTGAGE
FORECLOSURE SALE
THE. RIGHT TO VERIFICATION
OF THE.DEB'.f AND :mEN'.fI'l'YOF
'.fHEO RI GINALCRED 11'0 R
Wl1'HINTHE TIME~ROVIDEDBY
LAW IS NO'.f AFFECTED BY '.fHIS
ACTION,
Date: August 10, 2006.
YOU ARE NOTIFIED THAT:
. Default has occurred in the con-
ditions of the Mortgage dated Feb-
ruary 22, 1994, executed by Rickie
J. Chukura, a single person, as
Mortgagor, to Minnesota Housing
Finance Agency, as Mortgagee, and
filed for record August 18, 1994, as
Document No. 6327740, in the of-
fice of the County Recorder, in Hen-
nepIn County, Minnesota:
. The land described in the mort-
gage is not registered land.
. The original principal amount
secured by the Mortgage was
$50,750.00. .
. No action or proceeding at law
is now pending to recover the debt
secured. by the mortgage or any
. part thereof.
. The holder of the mortgage has
complied with all conditions prece-
dent to acceleration of the debt se-
cured by the mortgage and foreclo~
sure of the mortgage, and all notice
and other requirements of applica-
blestatutes.
. At the date of this notice,.. the
amount due' on the mortgage, and
taxes, if any, paid by the h9lder of
the mortgage is: $35,972.68.
. Pursuant to the power of sale in
the mortgage, the mortgage-will be
foreclosed; and the land described
as follows:
Lot 20, Block 1, "Nokomis Gar-
dens Rearrangement of Blocks
1, 2, 3, 4 and 5,Girard
Parkview";
will be sold by the County Sheriff of
Hennepin County, Minnesota, at
public auction on October 13, 2006,
at .10:00 a.m., at Hennepin County
Sheriff's Office, Civil Division,
Room 30, Courthouse, 350 South
5th Street, Minneapolis, MN 5541.5.
· The time allowed by law for re-
demption by the mortgagor(s) or.
mortgagor's personal representa~
tives or assigns is six (6) months af-
ter the date of sale.
. THE TIME ALLOWED BY
LAW FOR REDEMPTION BY THE
MORTGAGOR,THEMORTGAG-
OR'S PERSONAL REPRESENTA-
TIVES OR ASSIGNS MAY BE RE-
DUCED TO FIVE mEKS IF A
JUDICIAL ORDER IS ENTERED
UNDER MINNESOTA STAT-
UTES; SECTION 582.032, DETER-
MINING, AMONG OTHER
THINGS, THAT THE MORT-
GAGED PREMISES ARE IM-
PROVED WITH A RESIDENTIAL
DWELLING OF LESS THAN FIVE
UNITS, ARE NOT PROPERTY
USED IN AGRICULTURAL PRO"
DUCTION, AND ARE ABAN-
DONED.
MINNESOTA HOUSING
FINANCE AGENCY
_ Mortgagee
Marinus W. Van Putten, Jr.
Reg. No. 11232X
BEST & FLANAGAN LLP
Attorney for Mortgagee
225 South Sixth Street
Suite 4000
Minneapolis, MN 55402
'.fHIS IS A NOTICE FROM A DEBT
COLLECTOR.
(August 10, 17, 24, 31,
September 7,14,20(6)
22120416 .
AGENDA ITEM # 11
REpORT # 70
.....
STAFF REpORT
RIGHlRIELD
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
SEPTEMBER 18, 2006
REpORT PREPARED By:
KATIA MEDVETSKI, REDEVELOPMENT
SPECIALIST
NAME, TInE
REpORT PRESENTER:
PATRICK SMITH, COMMUNITY
DEVELOPMENT MANAGER
NAME, TITLE
DEPARTMENT DIRECTOR REVIEW:
'4
REVIEWED BY EXECUTIVE DIRECTOR:
ITEM FOR HRA CONSIDERATION:
Consideration of contracting for demolition and hazardous materials abatement services for
6500 Cedar Avenue.
I. RECOMMENDED ACTION:
By Motion: Enter into a contract for demolition and hazardous
materials abatement services for 6500 Cedar Avenue and authorize
the Chair and Executive Director to execute same.
I. II. BACKGROUND I
. The Richfield Housing and Redevelopment Authority (HRA) owns the
property at 6500 Cedar Avenue (Air Care-Go) and should be in possession
of the property on or before September 30,2006.
. Ryan Companies is anxious for site clearance to be underway as soon as
possible so that major site grading for the Cedar Point Commons project
(Project) remain on schedule.
. Staff has requested estimates for demolition and hazardous materials
abatement from four contractors. At this writing, no contractor has yet
responded to that request. Staff is anticipating receipt of estimates by the
time of the HRA meeting on September 18,2006.
091806 Demo6500Cedar
. Ryan Construction, Inc. has provided estimates for demolition in the amount
of $11,000 and hazardous materials abatement in the amount of $7,000.
. Staff is recommending that demolition and hazardous materials abatement
proceed to facilitate site clearance required for the Project based on lowest
estimates.
. A contract for demolition and abatement services will be prepared by legal
counsel.
I III. BASIS OF RECOMMENDATION I
I A. POLICY I
. Work estimates were requested from four contractors in addition to Ryan.
. When costs are anticipated to exceed $50,000, the HRA must review those
proposed expenditures.
I B. CRITICAL ISSUES I
. The site will be ready for demolition soon. If the HRA concurs,
demolition could occur upon completion of the final hazardous
materials inventory report.
. The Phase II Environmental Audit has since been completed.
I C. FINANCIAL I
. Funds are available for this work.
I D. LEGAL I
. Legal counsel has been working with staff and will prepare the
necessary contract for execution.
I IV. ALTERNATIVE RECOMMENDATION(S)
. Do not approve the contract.
. Provide staff with alternative site clearance remedies.
I V. ATTACHMENTS
. N/A
I VI. PRINCIPAL PARTIES EXPECTED AT MEETING
. N/A
AGENDA ITEM # _ 12
REpORT # --11
......
STAFF REpORT
RICHFIELD
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
SEPTEMBER 18, 2006
REpORT PREPARED By:
KATIA MEDVETSKI,REDEVELOPMENT
SPECIALIST
NAME, TITLE
REpORT PRESENTER:
PATRICK SMITH, COMMUNITY
DEVELOPMENT MANAGER
NAME, TITLE
DEPARTMENT DIRECTOR REVIEW: Er
REVIEWED BY EXECUTIVE DIRECTOR:
ITEM FOR HRA CONSIDERATION:
Consideration of contracting for demolition and hazardous materials abatement services for
6300 Cedar Avenue.
I. RECOMMENDED ACTION:
By Motion: Enter into a contract for demolition and hazardous
materials abatement services for 6300 Cedar Avenue and authorize
the Chair and Executive Director to execute same.
I II. BACKGROUND I
. The Richfield Housing and Redevelopment Authority (HRA) owns the
property at 6300 Cedar Avenue (Magnuson Sod) and should be in
possession ofthe property on or before September 30, 2006.
. Ryan Companies is anxious for site clearance to be underway as soon as
possible so that major site grading for the Cedar Point Commons project
(Project) remain on schedule.
. Staff has requested estimates for demolition and hazardous materials
abatement from four contractors. At this writing, no contractor has yet
responded to that request. Staff is anticipating receipt of estimates by the
time of the HRA meeting on September 18,2006.
091806 Demo6300Cedar
. Ryan Construction, Inc. has provided estimates for demolition in the amount
of $18,000 and hazardous materials abatement in the amount of $11,200.
. Staff is recommending that demolition and hazardous materials abatement
proceed to facilitate site clearance required for the Project based on lowest
estimates.
. A contract for demolition and abatement services will be prepared by legal
counsel.
I III. BASIS OF RECOMMENDATION I
I A. POLICY I
. Work estimates were requested from four contractors in addition to Ryan.
. When costs are anticipated to exceed $50,000, the HRA must review those
proposed expenditures.
I B. CRITICAL ISSUES I
. The site will be ready for demolition soon. If the HRA concurs,
demolition could occur as soon as the Phase II Environmental Audit is
completed and the final report for hazardous materials inventory is
prepared upon property vacation of the occupant.
I C. FINANCIAL I
. Funds are available for this work.
I D. LEGAL I
. Legal counsel has been working with staff and will prepare the
necessary contract for execution.
I IV. ALTERNATIVE RECOMMENDATION(S)
. Do not approve the contract.
. Provide staff with alternative site clearance remedies.
I V. ATTACHMENTS
. N/A
I VI. PRINCIPAL PARTIES EXPECTED AT MEETING
. N/A